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26230 PE-1859 DISHMAN COMMON 1~ ~ ~ E'ra~cct S~a~us Aclivc ENGINEEI~~S REF' IEr7' SHLE1 ~ r1s Builc Plans Received Plats File PL -1$S9 "98 A[rad Plans rl,pproved Companton Files 7T-0017-9$ New IZoad Stanriards 5-15-95 Mylar# Related Files PE-1847 HcarErig: 03I1211999 09 00 Buildmg Dcpt 'Pechmcal Review 11112I1 998 03 fifl 1'rctiminary I1c,"3ew Type Larga Lol ❑[31c3g 5quare Feet L7a[e Iteceived 11102I199$ Na Lots 33 No Acres 104 Project Name I6TH AVE F'R[]JECT • Site Address Rango-Township-4ection 44 - 25 - 29 PARCEE.(S): {}iist 1 SJ Applicaaif Condihons Mailed 45291 9120 45291 9121 Fioad Tane hIn GREENSTQIVC CORP Water 5aurcc Puhhc 707 W 711, 320 5ewer Source Pu61ic SPOKANE, WA 99204 5chaol Disf 356 1'hrrne Fsre Dist 1 (509) 458-5860 (509) 4$4-6733 Phane Disl US IUesl Clwner Survcyvr Patrick 1 Moore N0ft"N•IWE57' RL-"GIONAL I~ACILI'I'A'lOltS li+fLA1VT] PACIFIC CNC1hfEERINC 525 E Mission 707 W 7"1 h Av , 5te 200 SYOIGANG, WA 99202- SPOKANE, WA 94204 Yhone Yhone Fax (509) 484-6733 (549) 458-6840 {509} 458-6840. IIuilduig Ph 456-3675 1 Pianning Ph 456-2205 Cpnyacl STRACY d3JGRDnHL Uatc Subniitte Ilcscriptiozi daxitials Eng Need Techneeally Camplete Eng Need f iarvard ]td Mitigatian Eng Need 17ramagc Plans Fng Need Tratfic Analysis Eng Need C)ther 77jfik 6 Fng Pay Fecs Rece,ved Eng F3riaf Plal Fees Completed - Eng Pr3Qn[y Fees Recerved C~pY to Acoounting ~ 1Yotice to Fubhe ( Noticc 4a Public # 1 3 4 6 Completed - or iVecds to'be signcd Ucskgn llcv iatian Datcs (]n-Out) -~-00 9 i IYl I..t,-> - 4 / r"] / DU sfIY 1-7,o - L/ r 17 ~ o~✓ F~n quantres to-r- drainage titem calcuiatcd Heai ing Date L3ecisirrn RPp VDcrs _ Cond Appld SC'C ~ Appealed m 13CC E]ecision App L~ Den ~ Cnnd _ Appld Court _ Appealed to Court Decisinn App - 17cn - Cond Appia9 5tamped h'fylars ta Sccrclary (Sandy) ~ Stainped 20$ L.ot Ylans ta 5ecretary [Saiidy} v ` ~~P] cO 4M Ai rX4 ~ UwNOR $ ~ i r1 2,0 r --Ad~'~. 04 -7 /1(0/r~ - - - - a ~ - AA4 Off - - - - - ~ - ~ U ` ~ ~ 2 Cf0 P'(Vk AQtlg ~v l1t!C OD b ML Tt) CV- Vta4- e~A - - - - - - OX op 0#46 tr4 ptK- rr Njt.h2h ~r0460 ; iE~Z 04W4 "0 *,24} 1op.5/AqCjG GtGA~~ C-Q U~ ~ ~ aA, ~0 0 p 5 l& -0 -g u x`,Y7 • „ ~r~^a 3 eer's ReView, She~~~, , PrOJcCt Sta[us Actis•e • . As BuiltYlans Keceived • PIi1tS FIle 1 E"'1V5g -ys • Rnad Plans ApproVed • ~F-0017-98 , Compamon Files NewRoaslStandu d55-I5-95 Mylai# RelatetlFiics YE-l$47 Hcaini~~: F3EUlding t?ept _ TeChnical•Rcvie-w I ll1?I19ax e p Ce' f iaarge I nt JEJ I3ldg 5quare NLet k'rellriunary Reutew TYPe Na Lots 33 No Acies 104 Date Rccci"i+c[i'~ 1 lIG?I1948 Range-Towmship-Sectian 44 - 25 - 29 ' PIo]CCt N8C17e 76TA -AV:E.PROSE C T , Sitc F4Jdre55 ~ 1GTH; N•181'H, L'L`]fS 1•1 MAN MICA, 4V FELTS, _ r PAHCFI.(5): (fiirst i$) Appliiuut Condittons Nlailed 4.5291 9120 45291 9121 t=load 7nne No Fe CRE F1~~5TQN-E CORI' Water 5nurce Puhlic ' - 707 W 7Th , 324 Sewci Sauicc PuUlu _ Spokane, V+'A q9204 Schaol I7is[ 356 1''honeL Ftii-c 17ist 1 - [509) 458-5560 Plione I3ist US Wcst ~ - (509) 484-6733 k ' [)wner Sw vc,ynr - , - Patrick ] i17ooit, ~ NQRTHLYFST REGIQIVr1LrACILiTA,rORS i]YI..ANI7 i'ACII~SCr-~NGdNE-L^RlhrG- ' 525 C Ivtissian 7[]7 W 7'Th Av, 5te 200 ' Spakanc, WA 99202- Spokane, VVA 99264 Yliane PhQne Fax {509} 484-6733 (509) 458-6840 (509) 458-6844 r _ • S ' ~ ~ F3ul1d.~~P~••45G.3C751Planntng Ph 456-2205 Gontuct: i _ ~af~~`~` ' - ~ S•ul~mi'J)escripfion Tnitials g'atibn ~ Fng Need i]ra»iage Pians ~t Eng Nced f-Iarvard 1`tt1 R4ili9 Eng Need "I`rufrc Analysis - Eng iwlecd Other _ " Gng Pay 1'ees Iteccived F-ng Final Pl.it Fees Coizlplcled ' - Eng Ptioi ity Fees Received Gop,v ta Ac[ounling r f ~ tVatt" Ya Public f Nolice to 1'ublic tf 1 3 4 G Coinpleted - ar Neec15'jBr be signEd Llesigai Dev3aciaii L7ates (in-OuY) - t Baitd qtlanties ror draioage ittrZa Galculatcd _ Ilearing Qate IJecisivn ^ App []en ~ Cond _ Appld L~CG T Appealed to BCC 1]ecisihn E1pp ~ C]en Cond Appld Coui t~rt Rppcalcd to Couit 17cCisian App _ I7ci3 T Conci Appld 5tamped Mylars tn Sccrctary {Sandy} ! f ~ SlampeJ 20$ [-:rt Plans to Sea-etary (Snndy) ~ _ ~ ; ` ~ ~ ~ MDNS; Fi1eNa. PE-1$59=981ZE-17-98 Page 2 1i 13 Long Rangc Planning Di►+isian 14. WA 5tatc ~epartment af Eco[ogy; F-ieidi Renz Attn: ]ahn Mercer (SpnAane) 15. Spokane Couniy I]i►+ision of Building & Planning 96. GVA 5tate Depahrstent ad'Transpartasian Attn: ]eff Forry . Attn: lMark Rowher ,p 17 Unian Paci{ic Railroa[i ~ C~ ~ MsTc; Mnws I I REA+, 12190 b , RECE11/EC3 srOKarrE ENVrRoNMENTAL anniNnNcE. FE8 18 1999 (WAC 197-11-970) 5eetion 11. lO 230 {3} Mitiguter! IJeterminatinn af Nnnsignifiscar~ ~tbU1l17Y~?VQNEER MITrcATEo raEr~RMTrvATiON vF tvvNsrcN rFcenrvcE "mnNs„ Frt,E NO(s): PE-1859-981zE-17-84 nEsc[tIPT~ON aF PRnFOSnL Preliminary plat and zone reclassification fram LJrban. Resaidential-3.5 (i]R-3.5} to lirban Residential-l2 (CTR-12) f❑r development af approximatety ten {10} acres into vne (l) single famiIy residenee, 26 duplexes (52 total units) 39 mtilti-farriily units and thase uses allnwed in tFre tlyban ResidentiaZ-12 (UR-I2) zone. PuBvIC IJEa,RrNc scIrEDUzEra FoR: March 12, 1999 PROPonrENT Greenscone Cvrporativn N.W. Regional racilitators 707 W. 7" Awenue, Suite 320 clv Frank Carpenter Spvkane, WA. 99204 525 E. Missian Avenue (509) 458-5860 Spokane, VVA. 99202 (509) 484-6733 zOcATIarr QF PRnPasAL: GeneralPy iocated south of amd adjacent to 16" Avenue, appraxirnately 500 feet east of Dishman-Mica Road in Section 29, Township 25 N., Range 44 EWMi Spokane County, Washington. L'EAT] AGENCY: SPC7ICANE COUNTY The leud agency for this pra,posnl has detcrmiste[i lhat it d4es nat haue a pro6ahle significant nduerse impact vn the enairanment ii'mitigated as stipulated belaw. An En►+ironmente! tmpact StaCemenl (EIS) is nat required under FtCW 43 21C.034(2)(c), 7'his dec'ssian was made afler review of a compieted enrrirnnmental cheeklist and other infaernation Qn file ►vith the Icad agency. This infarmatinn is aiailah[e tv the public on request. 'Chere is na cnmrncnt pcriod Por this MC]NS; pursuant tv WAC 197-1a-340 (9). (7{) This MC}N'S is issued under WAC 197-1 E.340 (2); the lead Agency wiPl ttot ace on this propassl for at least 15 days from the daee isstied (helow), CQmments regarding this M DN5 must be submittcd no lnier ihan 4 40 p,m., Maech 10, 1999, if thCy are mtended to alter ihc MUNS. M['C'ICATINC MEAeSURES: 1, Tfic app[icant shall construct an irnpraved nft=sitc pedestrian nccess AParrg 16tll Avenue to scave elementary students frmm tMrs prvposAl ta thc cCementary school at 16f2l Avenue and Un'svcrsrty ftaaci. I ackno►s+feclge the above mitagating measures to be rnodiFications and adjuslments to the above described praposaE and ■yarrant ihat [will not oppase, abnC0 ohesc measures in the future DAte: IrZ Pri pe~[ Name: .JA A L~ Signaturc• c!1! r i~ i# i■ i ~ i ii f•() i i i~~'# M~ i i i it i~• i~•i F i~ i i#!~#•~ i i'~ i fP i i~~ f• t i i ~'tespansihle Official: 7IM MANSQN by 5tacy BjordAhl PositianCrifle: 5eniar Planrscr Phane: (509) 477-3GTS Address: Wcst 1425 f3roAddvay, Spnka,nc, WA 99260 ~ Commcnts regarding environmcntal cnncerns are w€ ~s nt ihe hea ' g '~]ate lssued: 5i,~nature' ,v: 4 # ! ~ Y # i g 4 ~'i ! ■ ~ I • i M ! i ~ 4 ir i # ! ! ■ ~ R i ♦ 4 +Y V ! i ~ ~i # ~ I F M• ~ t / # f # AF'PEAL flF THIS AE`B''~F{MINA'"[LIN, nltcr it bccames r~e}, may ric madi ta the SpQkanC Catiniy L7ivision of Ciwaiding &P]nnning, V4+est 1026 Broadway, Spakane, WA 99260. 'f'he appcai deadlinc is ihe same ns tlie atiave psaposat appeal deadlinc, being ten (10) calcndar days after tEze signing of the Decision. This pppeat must be ►vritten and make specific factual objections Contaci the l7ivisiOn of Builditlg & Planning for assistance ►vitfti 1he specifics 6f a SEPA appeal;, b i i i i ~ i# 4#• t~ f■• i N#■ W+F 3 M Ys i#• M# ti't i 4# W i#■# i* i M i# i•••• f t~~ 4~ i t Acopy ofthe MDNS was mailcd ta: I. WA, Statc IJcpartment af Ecofogy 2. Spokane Regiona! Flcalih Distric6 5epa Reaiew, C}lysnpia, 98504 Attn. Steve Holderby 3. Spokane Counfy 1]ivisiars of Uti6icics. 4, Spokane County Divisian nf Enginecring, T]ev. SeraPees Altn: ]irn Red Atc;i: Bil1 I•lemmings 5. Spokane Cauniy Division of Tjtigincering G. Fit-e Protection [3istrict Na. 1 Attn: Pnt 1-farper 7. Spokane County Air Pallution Contra! 8. Spokane County Parks, Recreatlon &Fair AuEhority Attn; 5ceve Flarobio►vski 9. 5pn3carse Caunty $[ormwater Utility 10 VaA Stnie BaLmdary i{eview 8aard rlten: 13renda 5ims ' Altn: 5uis.1n Winchc.il 11. Centra! Valley SclraQl ❑istrict No. 356 12. Spokane Craunty Water District No. 3 MsrEe; MDNs I Rev :v9o I i At ~ S j- 'Q i<- ~ r-4 L. 7 ~ ' { U.J C~ C) u N ~r DWfSiC]NC7F L:MGINf:CRlh1C; Afrl[] RC7AllS A 131VfSI0iM ❑3 'tiii; d'utsL IC WOieKS 171,11n1e] ni r;tvr ' l'Villdam A. )ulzGiti, [',Ei,, C[aunty lingiiiear AGRE:LM]aNT TO PAY F'Li E5 ENGINiaUk'S rLGREENIE1V'l' NUNlBlj[~ POV `1'his zigi'ceii3cnt bctwceii Spokazic Coirii[y ziiac] GvllosC inic:lcsl 'sil tlie projccc rs o(Ij /v is Giilercd iiitU lhis r1ay of 15ildva~~, 20 04' .`i`lzis LsgrcetiaGAit is apE711Cab1C lo tlic 1310ject - known _is: '-"~jSrnjiCl~f~~r;SC~rTlf~tr.nrs&: 4~r1i~lnmtF~r} , • '1'l3zi 1 tlic iiiclividuals acicl p arties i7aizaecl laezeiit Fis l7aaitig ata i it tcresL in the ,ibaere clcsc:ritaccl k7ropeI ly Qx p i ojcct a~icL to liie It7lfuwisail: 1. RcinYbuisc Sp¢a4cajF1e CauxYl~ ~or project vevietiv zncl inspecliQn 1ecs Kis spes:ified 2u Chaplei 9 14 n[' llrs: 5pc7kcinc Cotinly CoEic. "I'!ic [ces wilf be bascd san Gi[:lllal salary crasls incuiicd by Spokanc CoLiiity 1'or project ir:vicws aud 1ox' itzs;yc:CliOns EaiuS rti Wn IJCLcCI)l z«In1i1li5trata)1C Chat°gk~, and ovill be billeel szaoiiihly as accrucd. Azzy billliig cllll[7UIll5 duc, iiIc111diiig ;ffly ex}]ciAscs <<zGLicrccl iii ll7e CUd]cc Ll[]Il r,)f illl OVCSS.lL1C 61Cc U111][, tlllltit bi„ I7.iY[I 17l'lUl' Li3 illc; C Ullll[y'k S1LCGpf(11]L:L' UI t11C dlFCljeCI Ii)I 1"iliaib. 1f aproaect is approued aAZtllar fadccl r,vith 21 ia4lstiszcc s1i31 owii7g, tlie unpaid balancc shall bu pa1d l1'SIIIL[l 30 CIiiS+S [7f i'1C II1V(]lCl: doltt:. 2. `['iie u iidcrsignccl agrccs tE1at Cliesc fecs <<<e d ue and Jaay Giblc upoii iccc 11) t ❑['tfsc bi11ing zis spc:cif'icd abrawQ. 3 Aaay 11]YO1GLa5 riot paid witlziir 30 days of tlic invcrice cIitle will ljc considetcrl dClial(ILienl. lC any outskandiiig balance oii llle zzccomit lor tilis project is atol paid wiciaan 30 days of lllc iczvaice daic, na luitlier reviews oF the piajcct documcrits will be conduGteci uiitil i'lie cittirc accousat balmicG is paid. llny balance on clie sic:c~ounl for lhis prqjec( rial pa1d WILllil[ 65 du}=s of ltic itLVoice datc mSiy result in legFil <rcliou or 4iie iiiitiatipii of ❑ther c011ecti0il })racCcluics, iiacludiiig referral tn ri collcc(ioi) agcncy Tiae Sponsor rvili bc liablc fQr aily aiirl all cxpeazsc:5 iiicur«.ci by llie CouiiRy Cm tllc collection oE Qvcrtlue accounts. 4. "l'IlL' 111sJ1RlllIy bkYl111g SIIULIILI bL. 5[:;ll [U LIIc zi3lLilLll]ll 0': NAME: AoDRESS: 5095- 15. crry, s-rATE: 510CJx4*,r „ ~ %liA CC?1]L• 47~~0 ~2' C']-[fJIkIC. ff: ~c~~' ~`•~,~J~ PI iOI`+EE # 2. FA X 7..> ~ Iuridcrs Ea«d liiat Ca ilure to pay tlxese fces may i esulL ars dclay iii ccrmplclioii or iip p cov:zl o Ute p i 0lem o r acli ci possiblc szincGians. ~ 11' [lzis l'cc slgrtcment 15 L'[7i77J]Ii;CCd v}' SD1t3eC7xIt' U[iSCI' [l1z11] tl7e Spoii5or (i.e.., ttic project nwiiei• 01- a priiicipal in il7` firtlz spomorii7g tlac projccl), sLich <Is tlje LingmcLr desigi7ing tljc prnjccl, lhcii written au¢hnrmitioi7 flaizl [hG S;aUiisca~- ~E~ ~4~~i}• mitltnriziug [1ic Agcaid to Lxc:Gu[e llais d{ee Agx•ecaiiuiit is anaichcci tra ~txzy`~: Fcbi0et~ . S l G N A'[' URL l3y . ~ Ctt' 6 I -5 1~ A) N (FRlNT !vr'IME) RE'1"URN YlaLLOW Ct7!'1"1"O SI'OKANE C[}UN`l'Y ENG1N1:S?ftS 2120c10 l1l?Cr 11' lii•trit9-may a1►~e 813c►l.anc 11'A'y92Gi1-0170 (509) 477-3 600 Fr1\; (509) 477-1.243 TDD: (709) 374-3106 ~j I~ 5 I RECEI VF+FX SII OMw!°1I1W. ^YIOUNR II C:~r ~'0 0 sivr~ ~:N~~~ar~~e~a nr~t~ ~tanDS Pt n ❑ivJsInnr OF THE i'uur.ic xar; n~~•rr~r:t~r i ' 4Yai la,u„ A. jal,ny, 1~.L , Cc)tulry ~C,iF 1nccr I~~ ' AGRj: EM'~ NT TO PAY F'.ICES - J11 { G l' N.lJR, lL {i,3 A G 4\daTd1`AEi ^irl, F'I UIYJrJJ.4J0.\ f~ ~ I~I " '1'his eigrs~:cbisift ~y~.[wcG~z 5~~akauic Ccaunky ~111iI ~ ~`~A ~~+~1 a~g ~ f~.J ~-,4,~~,~' • ~ - - ' auliose interesG azr tize project is is ciitcrecl iitcu (his cfay of , 20,00 ."d"lLis a92ee111011t is ilpplicaV1e Lo clau prO.ject ki ~owil, as: 64 rir~v r ~X t r4' ~ ^E. _ t ~.~4] '7 cK i7I-em1T1bM . _ „ _ rrilllL t11L' ,YIliIIVICILI;tIS a lid pt1L'[1CS 1]c1l11L'd l1C1'C.111 aS I lilVlllg ,till 11lt41'CS();i[k the abQi'(: (1CSC1'1bL'd p Lpper Qy o f p['Cl'CCG agI'Le tl~ ri1L r6~loAV111g: - - ;I l. IZcintbrirse Spo kzGne Cvuia(y f'p r r«ject yc vicw a nd hispcc(ian Cccs as speciL'ictl ija CIts2ptc r 9, l~ o f - • , ilrc SpaE:~~s~c: CcruG~lv Cca~l~,• '1'!tc fces ~vill 1~~: baisec~ un ~i~l~ic~l-Salad•~~'CUsls iiictir~•uc~ lu,y S~~c~kanc Cntsiaty l'oi pra,jcct FGVicovti azkcl 1 or ilispcCLi011s E71'«s a lcni pcrmt[ .idministrative c17Rit'gc, aiul will lac billetl iilonllily iis SiecrucEl. Any billiz~g amouiils duc,!,includirig any expeitses iiGCUrrcd 'tu ihc cc'llCCc,ic~ti (ff Srta ovcrclLic: aCcOtizsIl, iiaust bc paid prior lL) ihth: Counly"s accGpwsrcc al' Cltc 47rojCCl Ps7l• G`III,IIg. [I'il pra,jccl is s3pproveci aitdlorl'iYcd wi(l) a bfthtaac~ sLill OWing, llxe unpaid bal.kcicc shsill be 1ardd•w'rthui 30 days vf(he scavmi~e d,iIG. 2. •'i'17e undersigiled agrees diaC these [ecs arc due aticJ payabfi; uj7s]n A'e:eeipt-aJ' tltc bili'iiig as sZ7e6fitcl ' a'bovc. ' - 3. Aity, iravoices not paid witdxin 30 Cays of the invoice daCe;. will be caxasiclered dePiaicxuent.,, .[',C any - outst<<iiciing balamL ❑n Llic accauzit f'or CPiis project is nflt 1~airl waclaiii 30 days of the iiiuoice duce,. 'tio i'u'rtl7er reuievus of tlac prd,jecr cJacumezats wvill be co3zdU'ctcd uiitil Clie ciitire a'ccount balaitce; is S im irJ, A Aiy bala ncc ❑a7 the tsccouil( fo r ihis 1) rojeLt ito[ pa id, wiiliii1 65 days ol' Iho 111 voiCe d;ile _LCsulL ial Icg',IJ actiQn or the itaitiaGiai7 at otlaer collecCiCiti pa•pccdures, iiicluding tefert'al cu a collectioAa agency.' T17e Spansoi• wiil be 1"rablc Por a¢ay aiirJ ~ill expenses itrcurred 'by tlie CounEy [,Oc• tZpC cC7IICCLS[71] UC C11+CI'd Ui: ilCCl7L1111S. ~ 4. 'FI14: Il1oIllllly I,71l]31]g 5Il,t7l1ILI bt; 3Cp11 ii} LIiC 1LL011L1U[l 01: N ~A r ~~~W~' ~~DRUss: ,5~~" ~ITY, STATC: Zlll cOuE:' 11A~~ . ' ~ - ~ ~~~-ror~ L. - 'g~ . I'f-lONn2: 1'A X 11: 6,0 1- • . ' L"- M ti i1 If: ~ ~ ~'J ~ ~ 0el ~ ~ ` ~ I I f I uaioejN ~~~~~5c~~{Rla~rt faiiuc•c to pay these fees riiay resul4 in dePay iii compie:tian Ur appr4ua1 aF thc'projcet car.,0111!21- ` ~os0`sa~~ef'~~P7s. ❑ If tllis f'ee ag,-GeagaeLit IS CUII]p)eI@S.I by So1]1CdllC: U[l1[:l' Cllilll Llkc Sporisvr (i.e., tlle prgjuct owircr oa a prixicipal in tlxe tirj1i spozssoriilg tlie pra;ject), suCM~cis tlic~ Liigisic~r designing the projecL, ['Iiciy' . mitten auihorixatioii i'rotii cltc Spotasor ;sFa cilimilly : t]CItvX'izitag tJi'c Agcaid to execiaie t[iis FQc - AgrcGaaactui is 2Yttiic~icci lo ttiis J'ee Agiecf7i it. . , , SICNA'l'URL I3y; ~ - ~ (I'RLN'l" NAN1E) RETLlRN 1'ELLOW COI'1' ",['Q S1`'OKr1NI"s C[)UP+1'1'Y EN{xIN'ElvRS 21200il lOx(p 1'1' M•o.74iwa}' Avc Sprdc.iric 11'A 992611-11170 (SiIJ) 477-3600 FAX; (509) 477•2243 '1`l}]]; (5509) 324-3l66 ai ~ 4609942 Paqe' 2 af a ~r~u~ m a w~ear r~ ' ~a m ~118(~=1 ii:~27A S~'ATE CDF Vd,+~S~IiN[YTQT~I ) COUNTY C3F SFOYCANE ~ ss i C~ertify that I knaw or have saYisfactvry eVider~ce that r~r r ' ~ is the individual whv agpeared ~fare me, and sair~ inc~iv dual ackno ledged t heJshe signed d~ this instnament, an oath stated that helshe was au#horized to execute #he instrument and acknowleciged it as the Authorixed Agent of I]ishman Commons a►rmer ,P►ssnciafiion, to be the free arad vQ9untary act of such party for the uses and puaposes mentioned in the inscrwraeni. T7ateri this 19 day of 2041. ..,~~t~~'ll~~ti~~ll- ~ ~ ~ N ARY PLJ~LIC ~ In d for Ch~ 5taie af Washingtan, Pijg~ryIL residing at Spalane, !%Ip • ~c My appaintrnent ehpires: UZZA~' a.8 &00l ~ir9l~: 2 8.`~ •~r'tr: . ~CPf Rw1Ray116' Ave 10 ft dedicatianlDishman Cotfnmors Uwner Assnc RW Deed.daclbc I ; ~ , ~i 4609942 Q]~1Bi~1 o 11 27A 4RfitClkfC PIi p 9I [ILoT R1Fff tn Afl Qnnkane After Rectirding Ret►srn To: Spolane County Engineer Attn.. F+,ight of Way Depardcnent Dacument Title: Right of Way Deed Grantar: Dishman Commans o►vner Assaciativn Grantea: GoVernrnent, Cnunty of Spokane Lega! Descnption, NE 1/4 of Seetion 29, To►3mship 25 Norih, Range 44 East, W.M., 5pakane Counry, Washington Additional3.egal Description: See Fage 1 Assessor"sTac Parcel Numhers; 45291.2114, 45291.2 101 and 45291.1930 SFOKA➢+IE C~UNTY DIVISTOIV ~ak' ENGINEERING Spokane Caunty, Washingtan 40' RIGHT OF WAY I]EED TN THE MATTER fJF 1 f'}' AVENUE,1tOAL) FiLE N0. 263, KNdW ALL ME[4I BY THFSE PRESENTS, that the Grantars, Ilisunar► Cvmmons Qwner AssQciation, for and in consideration of Mutual Senefits, grant and convey to Spakane County, t.he fallowing described parcel of land, situuated bn Spokane County, State of Washangtvn, to-wit: PORTIOIEi OF ASSES5OR'S FARCEL NaS. 45291.2114. 45291.2101 ANd 45291_1930 That portifln of Tracts "N" and "I1" in Block 2 and Tract "E" in Black 3 of DISI-iMAN GflMMONS, as per g1at thereof recorccied in Valume 26 of Plats, pages 79 and 86, lying Nnrtherly vfs Iiaze drawn 10.00 feet Sautherly of the North line of said plat,being cantiguous with the Southerly line of 16' Aven►ae. 0 The aboVe describeci 10.00 foot strip of land is shovvn as a Burder Easement on ~ ~ the P1s# of DI513MAN CC?MMONS. w ~ rR`v Located in Che Northeast Quarter (NE of Sec-tion 29, Township 25 North, Q R.ange 44 F,ast,W.NT., Spokane County,Waashirfgrtan. aa ~ TO HAVE AAiD TO HC}LD t}ie sasne~ unto the said 5pcrkane County for the purprases of a public raad forever. 1N VVTTNESS QF, tfie undersignei has caused t-his insmument to be executed on this ~ day of , 2401. t. ~~,;k?Tdlll~,I ~ DISHMAN COMMQNS OWA1ER AS5OCIATION ru IApT Af? 1, ~~i. Pil~gt~jG ~ ry ~3}+: • ~a. • f~~r~1NAR% +~f ! l'41t a) ~d I . , , _ . - . ~ . , 4609941 g~ . 47i1$INoi °f i qnaana CpNCikIC f4l p w ~ STATE QF WASHINGTON ) COUNTY DF SPQKANE ) ss I certify that I kr►ow or have satisfactory evidence that ]ason Wheatan is the individual who appeamd hefore mc, and said indiVidual acknawledged that ha signed this instrument, on oath stated that he was authvrized to execute the instrurnent and acknvwiedged it as the President af Greenstone Canstruction, LLC, a Washingtfln Limited Liability Carporativn, to be the free and votuntary act v€ such party fqr the uses and purposes mentianed in the instrument. Dated this JA day of 12001. ~ MARY E. DUAfClIN 0WtCG/,--- NOTAFIY PUBLIC NO`I'ARY A7BLIG 5'rA7E OF WASHINa1t?N In and finr the Stats af Washington, NQVC4MF~l15srt]MBERM 29,ExPfRE2pp4S residing at Spokane, ~ . My aPpaintment expires: ~,ry ~ l STATE OF WASHINiGTON ) - CDUNTY OF SPaItANE ) sa I certify that I knvw or have satisfwbory evidence that -,--.1.L-. AAa,-,.P,-, ~ Cisoo) the individual[* who apgeared tefore me, and said indi,vidual% acknawPedged that the,~y.stned this iustrmnent, OII 4ath 5tdi6$ tAlle~ t~~ to ox te the 1nStrumeIIC azld arknvWled e~11t a5 af - : ta ho the frce and voluntazy act af such party far the uses and piupDses mentivned in the ins~um~nt. - Dated this ,,j<-0- day af _j,L-k.t-P . . e ~ CHAR4TYA S~uIITH NOTARY~ PUB , ~lUTpRY !'t1BLlC ~[n a~ far tlic s of Was~~ton, r ST11lTE OF W14~ ~a~'TDN Ie&idlt~ aE SgU~. f,~ f CaMMISSlON EXPM MY aPPointinent exgires IIAAY 9.2004 RwIRay11 Ave 10 ft dedicatianlGxeenstone Constr LLC RW Deed.daclUc ; ~ a►. • - 4509941 P ~19~~041 oi 226[4 @OfiYkfF P11 R I 11Fp7 w [f4 IYI ~Jmirxna f'A iPl After Recarding Return Tv: Spokane Cvuaty Engineer _ Attn.: Riglht of Way Deparrtment - Document Tit1c; Right vf Way Deed Grantflr: Greenstone Canstruction, LLC, a Washington Limited l..iability Cvrporatinn . Grantee: Governraens, County of Spokane Legal []escription: NE '1, of 5ection 29, Township 25 NQrth, Range 44 F.ast W.M., Spokane County, VJashingtvn Additinnal Legal Descriptivn: See Page 1 Assessar°s Tax Parce] Numbers: 45291.2108, 452912109, 45291.213 4, 45291,2111, 45291.2112 and 45291.2113 SPQKANE COLFNTY DIV[SION QF ENGINEER.TNG Spokane County, WashiJngton 6000* urGHr aF waY nEED IN "THE MA'I"TEK []F 15M AVENUE, RdAD FILE N4. 263, xrrOw ar,L n~~ ~Y THEsE PRESENTS, that the Grantars, Greenstone Comtruction, G.L.C., aWashingtvn LimiCed Liabifity Carporatiuti, far and in consideration of Nlutual Benefits, granC and canvey to Spokane County, the fotlowing described parcel of land, situated irc Spokane County, State af Was'hingtan, to-wit: PORTJON ClF A55ESSDR'S PARCEL NOS. 45291.2108, 45291.2149, 45291.2110, 45291.211 1, 45291.2112 and 45291.21 13 The Northerly 14.00 #'ee# af Lots 4A, 48, 5A, 5B, 6A arcd bB in Black 2 of DISHMAN CONIMDdt1S, as per plat thereof recorded in 'dolume 26 of Plats, Pages 79 and 80. Lacated in the Northvves# Quarter (NW ~/4) of the NQrtheast Quarter (NE of Q Section 29, Townstrip 25 Narth, Range 44 East, W.M., Spokane Gounty, ~s • ~ Wastungton. . ~ i ~ - r~y Td HAVE AND T4 HOLU the same, vnta the said Spokane Caunty fax the purposes flf a publir. o 0 road farever. ~ - n ~ TN WITNESS WHEREOF, the undersigned has caused this instrwnent tn be exccuted oa 1his day c~~ _Z4 , 2001. GREENST9NE C[lNSTR€JCT[ON, LE.(:, A WASHINGTON LMTEII LIABILITY CDRPORA'1I[3A1 ~ ro a By' By+ ~ 0 ~ ~ ~ a~ 4609940 _ ~T)18f~~1 ~11225A ean~iurrn nI nrpr m 4n m eri,k.n. r~, R STATE OF WASHI1ViCTON ] C(3LYNTY 4F SPOKANE } ss I certify that I knovv or haae satisfactary evidence that Keianeth J. Briggs is the individual who appeazed before me, and said individual ack.nowtedged that he sigrzed this irsstrufnent, ❑n oath s#ated that he was authorized ta execute the itstrument and acknowledged it as the Executive Directva o#'Nvrthwest Reginnal Facilitators, to be the free a.nd voluntary act of such party for the uses and purposes mentivned in the instrument. ~ Da#cd this ~ day of , 20U 1. , N ARY PLT~LIC I and ~or the 5tste af Washington, residing at Spokane. sr My appnintmenl expire RwlRayllAve 10 ft dedicationlNW RegionaT Facilatators RW Deed.doclbc !'i ■a ` 4609940 4a ee y af 2 0I~1812i1(I 11:25k Mau FAa r nm Rrn tn m txAmfla r.h Iu After Recarding Return Ta: Spolane County Engineer Attn.: Right of VVay Uepartment Qocurnent Title; Right of Way Deed Geantor: Northwest Regional Facilitators Grantee: Gv►+emment, County of Spokane Lega➢ 1?escriptian: NF, of Secrior► 29, Township 25 North, Etange 44 East, W.M.. Spokane County.'Washington Additianal [.egal i]eseription: See Page i Portiuns of Assessnr's Tax Parcel Numbers; 45241.2001, 45291.2003, 4529I.2003, 45291.2102, 45291,2143, 45291.2104, 45291.21175,45291.2.106 and 45291.2107 SPOKANE COLTNTY DIVISIC3Id DF ENGIIwiEERTNG Spalcane Courety, Washiatgtan AOOOOO RIGHT ClF WAY DEED IN THE MA`[TER OF 1&i" AVENC]E, R4AD FILE NO. 263, KN(]W ALL MEN BY THESE PRESENTS, that the Grantvr, Narthwest Regional Facilitatars, fnr and in cansideration of Mutual Benefits, grants and conve}+s to Spokane County, the Fallowing ~escribed parcel of land, situated in Spokane Cc+unty, State 4f Washingtan, to-wit; FDRTIONS OF ASSESSC3R'S PARCEL NQS. 45291. 2001,. 45291.2042, 45291.2003. 45291.2102. 45291.2103. 45291.2104. 45291.2105. 45291.2106 ANi] 45291.2107 The NQrtherly 10,00 feet of Lots 1, 2 and 3❑f Block 1and Luts 1A, 1B, 2A, 2B, 3A and 3B of Biock 2 af DT5HMAN CDMMONS, as per plat thereaf recvrded in Vvlume 26 of Plats, Pages 79 and $U. Located in the Northeasx Quarter (NE Ya) of Section 24, Tawnship 25 North, v Range 44 Ea,sE, W.M., Spok~e Caunty, Washingt4n. ' ~ W ~ TQ HAVE AND TU HOLD the sarne, unto tlie said Spokane County for the purposes vf a public N v road fvrever. • n IN 'W'ZTNESS VVHEREQIF, the undersigned has caused this instrvment robe exeeuted 4n this day of , 2001. • . ',~IR111!llll~~i . NfJRTHV4EST REC'rIDNAL FACILTT'ATORS ~ ► w ~ ~ l~P.s~~~3fY pUB11C o ; ~r +u BY: Kenncth J. l3riggs, Executive Director ~r~ s~ . ~ ~ ~~~~~u~ii ►,~~rr~ v ~ ~ c Q V (u.se & modrfy us crpproprrrrte fnr the prn) ect~ Far an ack3aawledgrriend rn em irrdividual crrpacaty (Typed Name) Sfi.ate of Washington ) }ss i ~ Cvunty of Spokane ) [ certr'fy that I know ar have satisfactory evidence that (name of nersan) is the persan wha apgeared before me, and said persvn acknawledged that (helshe) signed this instrument and acknowieclged it to 1e (hislher) free and voluntary aci for the uses and purpases rnentianed in the instrument. Dated Natary Public in and for the State af Washtngton. My Appointznent Expires• (2) For cm rtcAnowledgmenl in a representative cQpacaty: CCIMPANY NAME A, Washington Corporation By: (typed Name) rts: (Positian) State of Washington ) )ss Cau+ity of Spnkane ) 1 certif}r that x know or haVe satisfactory evidence tijat (name of nersnn)_is Che persvn whcr appeared befnre me, and said person acknawieiged that [hetshe) signed this instnunenr, on oath stated that (heJshe) was authariaed to execute the instrument and acknowledged it as che t~+pe of suthoritv, e.e,. atf'icer. trustee, etc.l_off (name Qf ~a,r on behalf uf wiirnn instrument was executed) to be the free and vvluntary act of such party for the uses and purpases mentioneci in the instrument. Datexi Nvtary 1'ubiic in and fer the State af Washington My Appointment Expires: i~ ~ i~ There may exist praperties Iocated uphill and adjacent to this subdivision vvhich periaiically discharge starmwater runoff onta indiuidual lots within this plat. Storrnwater runoff Frvm nearby uphili properties should be expected, and during snow melt periods or wet seasons the lots may he subjected to higher amounts af stormwater runoff that what is normalIy observed or anticipatad. Because stormwater runoff frorn adjacent properties haVe discharge[i onto this plat prior tQ c3evelapment, starmwater runaff wil1 likely continue to du so after deVelapment. This eoVenant and agreemertt shall run with the land in perpetuity, and shall be binding upan the owner, their heirs, successors and assigns, including the obligation to participate in the maintenance af the drainage facilities as prvvided herein. B. 5upplemental Clause fvr `208' swales or open ditebes lacated in Flat l5he pruperty owners within this plat shall maintain a11 water quality swales ("208" srvales) and drainage ditches situated on their respeetive properties, and any portioia af a`2a8' swale situated in a puhlic right- of-way adjacent to their respective prnperCies, with a permanent ground caver as specified in the currently appraved and acceptei plans on file at Spokane Count}+'s Engineer's Dffice. Na structures, including fences, shall be svnstructed directly vver or within a`208'swale wtthout the expressel written consent of the Spokane County Engineer. Spvkane County does not accept the responsibility to inspect andlor maintain the drainage easements or drainage swales, nur deres Spolcane Caunty accept any liahitity for any failure hy the lot awner(s) ta grvperly rnaintain such areas. The DCDA, or its successat's in interest shall maintain the drainage facilities, tacateci in easements, cammon areas and Tract "G", in conformance with the approved plans an file at the Spakane County's Engineer's (?ffiGe. Maintenance of drainage facilities includes, but is not limited to, keeping ogen and cieaning storm pipes, ditches, drainage ponc3s, swales, etc., replacement of drainage facilities as needeci, and maintaining live native-type tlrylarrd grasses or lawn turf in the `20$' swales located in common areas or tracts, with optional shruhbery andlor trees, which do not cabstruct the flow and percolativn af storm drainage water in the drainage swale as indicated by the apprar+ed plans. The IJCOA shall be responsi6le fnr payrnent of all claims and other liabilities which may becorne due for said maintenance responsibi4ities. If the DCQA, or their successors in mterest, fail ta maintairi the drainage facilities in confflrmance with the accepted drainage plan vn file at Lhe Spols.ane County Enginw-'s C►ffice, a notice of such failure may be given ta the DCOA, or their suaeessors in interest, by the Gouraty Engineer. If not corrected tivithin the period indicated on said notice, 5pokane Caunty has the right ta corr€ct the maintenance failure, or have it carrected, at the expense of the I7CDA►, or their successors in interest. Should the ❑CCIA be terminated far any reason, the successors in interest shaii be the individual lot avvners, or their successars in interest, who are tnembers of the DCOA at the tirne of said termination. The successars in interest sha11 share equally in the respansibilit,y and cost of maintaining said drainage facilities. E. Endarsement Black Faurmple ondy... madifaed f'or each project 1N WIT'NESS WHEkZEOF, the undersigned has caused this instrument to be executei on this day of . 200(1. GRANTOR: C[JRPDRATE NAME (Irsert 1he ap,prrapriare notary certt; ficate - see below) F(]R RESPONSLBILITY TD MAINTATN: DIS13MAN COMM+DNS CIWNERS A550CIATION A Washingtan Nan-Fraft C?rganixation ansert the crpptoprrate notary certrfrcats - see belawJ I i 'I I AIFTER RECOFtT1INC RETLTRN TQ: Spokanc County Public Works I]evelopmeni Engineering Services, 2nd Floor ] 026 W Broadway Ave ' Spokane, WA 99260-0170 T]ocument Title: i)raina e f7e¢iaratinn of Coveoaot Grantar•' Granicc: 5pokanc Counly, Dislunan Cvmmons Owners tlssociatiun Abbreviated Legal Descriptinn: ~i Assessor'S Tax Farcel t+iumbers: Cvunty Reference No. P] $59, Dishman Cammons SPOKANE C[J[JNTY ENGINEER'S OFFICE Spokane County, VVashiu-igtvn DRAINAGE UECLARATION OF C[IVENANTS In cansideration of the approval by Sgokane Caunty of the PIat of Dis'farraan Cnmrnons, Spok,ane Craunty Praject Na. PE-1859 (hereinafter referred to as the "plat"), the undersigned coVenants and agrees thaC: Spakane Caunty and its autharizeci agents are hereby ganted the right to ingress and egcess to, vver and from all public drainage easements for the purpases of inspectiran and emergency maintenance of drainage swales, ponds, ditches, culverts and ather drainage facilities, if nat properly maintained by the properiy awner or the 17CGA. Spokane County does nnt accept the responsihility to insper-t ar maintain drainage fscilities located outside of puhlic rights-of-avay, except in cases where Spnlcane County specifically assumes that responsibility in writing. Neither dces Sgokane Caunty accept any liahilityr for any failure by the property vwner(s) ta properly maintain such areas. The property owners within this plat shall be held respnnsible for keeping apen and masntaining the surface path of natural ar man-made dt'ainage flow over anci across their respectiue properties. If the property ovyners fail tra maintain the surface path of natural Qr man-made drainage flow, or drainage facilities an private properties, a natice of such failure may be giaen tm the property owner. If not carrected v►+ithin the period indicated on said notice, Spolcane County has the right to con'ect the maintenance failure, ar have it correctetl, at the expense of the prnperty owner. Spokane County dces nat accept the responsibility of maintaining fihe drainage caurse on private lots or floQdplain are.as within priYate lvts, nar the responsibility for any damage wha#soeVer, including, but not limited to, inverse condemnativn tv any properties due to deficient canstructiQn andlor maintenanre of drainage courses in drainage easements on private praperty. Any 6uilding that is constructed on a 1Qt in this plat shall be set at such an elevativn so as to pravide gasitive drainage away from arry drainage entry point ta the bui➢ding (including but not limited to a window weli, a wirqdow un,protec#ed by a window well, or a doarway). Said positiue drainage shall consist of a minimum slnpe of 3°/n away frflm the building for a distance of at least 10 feet from the building. The lots shall be gradei so that either a) all runafF is rauted away ii'om the building, and conveyed Qver the lot to a natural drainage swale or approved drainage facility, ar tr) draitaage intercepted ❑n the lat is disprasei of Qn ihe lflt in an appraVed drainage facility. All drainage faCilities for this plat, including any `208' swales, shall be constructed in accordance with the approved plans on file at the Spokane Couniy Engineer's affice. Any praposed changes to the appraVed road and drainage plans must he approved by the Spakane County Engineet's OfFice prior ta constructinn of said changes. il E _ i Parry, Ed From: Parry, Ed ° 5ent: Tuesday, Octaber 10, 2000 2:1 J PM To: Doug Desmond (E-mail) Cc: Chns Venne (E-mai6); Berta, aaVe, Johns, Bill; Hemmings, 6iIG 5ubject: P1859 - Dishman Cvmmons' Plan Acceptances, Plat Language & Covenants Ooug, Chns: Road plans ean go #o Mylar if there are later changes, then we r.an do those by hand. As i discussed v+nth Jason Wheatley this moming, the 15th Ave plans vwill prabably have ta he revised after the acceptarace, pending the coordination effort ara the Caunty Raad Project; wee'll conditian the acr.eptance accardingly Ihave a rough estimate for the pedes#rian pathway bond, so vf/ee could iprabably keep the acceptanoe process going wnthQUt thase mylars at this time - ano#her acceptance conditian that these v+rould be submitted in a Rimely fashion. Please emaii back a completed draft of the cavenants privr tv signing them. Has the flumers Association beero incorporated yet? We'll need the UBI # Rlease call if there are questiQns Ed WN-1 WIN-] Plat 6edicatiEd1 C_._.,y..s -3[d LaNua9e doc Lan9'rage doc • 1 4524091 T12f 20DO o 1f}:12A A VFNHF [Y1V Si[1 ~1 5nnkana Cn hW4 IlV WI1~SS WHEAEQF, the undersigned has caused this instrament to be executed an this ~ day c~f MiU, 2000. GRAiYT'C)R; Northwest Aegional Facilitatars A1ti11~1!'ll► , A Washington Alan-Profit Carporarion ..~~,tr~~~• ~~/f ► I . y 4 ~sr~^~~ ~ f Hy: Kenneth J. Briggs ~v Y Its: Executiae [)9rector %rp ; PIJBIIc ~ . vG p , s ~~~3~~* !Y ? 8 . State of Washington /r~~l~ f w` )SS County of Sgakane ) I certifj+ r.hat I know vr have satisfactory evidenee that Kanneth J. Bri~g,es is ihe person rWhv appeared befare me, and said persvn acknQwledged that he signed this instrument, on vath stated that he was authnrized to sxeeu#e the insirutttent and acknowledged it as the ExeCUtive IDirector of Nonthwest Reeional Faciiitatoes to be the free and vo9untary act of such parry fvr the uses and purpQSes mentioned nn t,he inscrurnrnent. L)ated 4SNoPubfic in and tate vf Washington. My Ap,pointrnent EApires: F[?Tt RESPCINSZBIELI'TYTO MAIlVTAIlN: DISHMAN CQivIM(]I+1S OWNERS ASSOCIA'1'IUN A COMPANY Washington Non-Prafit (Jrganizativn ',o1ll I I l1►rP1 A W ington C~ ratiar~ ~~,~i~ 4ft ARp ~ r By: Wyndeil Wiihelna Tts: Registered Agent pUBL1C, Gzi, ~B . 'a~~ State of Washington ) r-/ j~%.F ~Wp,1, )ss County af Spokane ) I cerkify that I know or have satisfactory e►+idence that Wvndell Wilhelm is the person who appeared beFare me, and said person ac'larnwledged xhat he sigrted this instrument, an oath stated that he was suihorized to execute the instrvrnent and acknowledged it as the aeeistered agent of Dishman Coinmons Owners Assoeiatian to be the free and vo2untary act of sactr party for the uses and purpases mentioned in the instrument. Dated 4SNPublic in and tate off Washingto . g~j My Appointment Eapm. . ~ Notary Fublic in and far the State of iNashington. My Appvinhnent Expixes: ~ • ' _ _ ' ~ 4524091 it~~1~12~! ~1412A VFNNF fY11f Rill M Cnn4ana f:n Wd There may exist properties located uphill and adjacent tv this subdivision which geriodically discharge starmwater runoff onto indirridual lots within this plat. Stortnwater runoff fi'om neai`by uphill grogerties should be expected, and dnrsng snaw melt periods ar wet seasons the lats rraay be subjected to higher amounts af starmwater runoff that vvhat is normally abserved or anticipated. Because starmwater nunoff from adjacent praperties harre discharged onto this plat prior ta development, stormwater runoff wiil likely continue tfl du sn ai-ter development. This cavenant and agreement shalZ run with the 1and in perpetuity, and shall be binding upon the vwner, theis heirs, successors and assigns, inaluding the obligatian to particigate in the maintenance af fihe drainage facilities a.s praVideci herein. I The prvperty owners within this plat shall maintain a~l water quality swales ("208" swales) and drainage ditches situaied on their respective praperties, anti any portion af a `20$' svvale situated in a public right-of- way adjaeent to their respective properties, with a permanent graund coVer as specified in the currently approved and accepted plans an file at Spokane Caunty's Engineer's Qffee. Nv structures, including fences, sha11 be constraacted directly over or withiaa a`2a8'srvale withQUt the expressed varitten cQnsenfi of the Spokane Caunty Engineer. 5pokane Cvunry dnes not acre,pt the respansibility to ins,pect andlor maintain the srainage easements Qr drainage swales, nar does 5pnkane Ceunty acaegt any liabilii.y for any failure hy the lot owner(s) to properly maintain such areas. The DCOA, er its successars in interest sha11 rrc►aintain the drainage facilities, located in easements, corriman areas and Tract "iC,,, in conformarrce with the appraved plans on fi1e at the Sgokane Cvunty's Engineer's D_ffice. Maintenance vf drainage facilities incleades, but is nvt limited to, keeping pgen and cleaning storm pipes, ditches, drainage pQnds, swales, eta., replaoement of drainage facilities as neeaed, and maintaining iive native-type dryland grasses ar lawn turf in the `208' swales located in commnn areas ar tracts, with agtional shrub6ery andloe trees, which da not obstruct t4le flow and percolatiQn of strrm drainage water in the drainage swale as indicated by the apgaaved pla.ns. The DCC]A shall be respansible for gaynent of all claims and other liabilities which may became due for said maintenance responsibilities. t#' the DCOA, nr their successvrs in interest, fail to maintain the drainage faciBities in conformance with the acrepted drainage pIan nn file at the Spokane Cownt'y Engineer's Clffce, a notice of such failure may bs given ta the I]CC}1'►, or their suacessars in interest, by the County Engineer, If not corrected within the period indicated on said nfltice, Spokane Countyr has the right to correct the maintenance failure, or harre it can-ected, at the expense vf the DC[]A, ot' ttjieir successors in interest. Shpupd the L]COA be terminated far any reason, the successors in iraterest shali be the individuad 1ot owners, or their successvrs in interest, wha are members of the UCC}A at the time of said terrninativn. The successnrs in interest shall shate equatly in the responsibility and cvst vf naaintaining said arainage facilities. . ~ ~ 4524091 Pa e: i of 3 - - 1 a~1212000 10; i2A U~NWF I"fIV 4lfl fin 4nnhna N IY'a AFTER RECf1RD1NG RETURN `i'O: Spoksne County Puhhc Warlcs I7evelopmenf Engineering Services, 2d Floar 1 025 W [ir@adway Ave Spokasie, WA 99260-0170 1)vcument Title: Drainage Declaration of Cavenaat Grarstvr hanrthwesr Regionaf Faeifitgtors Grantee: Spokane Counry, Dishman Commons Owners Assaciation Ah'hreviated Legal Descrigtion: Sectivn 79, T:Z5N., R.44E, H' M. ' Assessor's Tac Parcel Numbers: 45291.9120, 45291,9121 County Reference No. P1859, Dishman Cvrrunvns SPOKANE C4UNTY ENGIN'EER'S CIFFICE Spokane County, Washingtvn a]RAINAGE DECLARA°TION OF CUVENA1NTS Zn cansideration of the apprnual by Spokane County af the Plat of Dishman Cammans, Spokane Caunty Project No. P&1$59 {hereinafter referred co as the "plat"}p the undersigaaed cavenargts and $grees that: Spokane County and its authvrized agents are hereby granted the right tes ingress and egress to, ovet' and frorn a11 public drainage easements for the purposes of inspection and errzergency maintenance af drainage swales, pnnds, ditchcs, cuiverts and other drainage facilities, if not praperly tnaintained by the prvperty owner or the IICC]A. Sp4kane Caunty does not acrept the responsibiTity+ ta inspect or tnaintain drainage facilifiaes tocated out.side of public rights-of-way, except in cases where Spokane County specifically assurnes that nesgonsibility in wriiting,. Neither does Spokane Couniy accept any liability for any failure hy the prc3perty Qwner(s) ~o properly maintain such areas. The property owners within this plat shall be held responsible for keeping espen and maintaining the surface path of natural or rnan-made drainage flow over and acrass theic respeative propert'ies. If the progerty ovvners fai3 to maintain the surface path af natural ar ma.n-made drainage fl4w, or cirainage facilities Qn private properties, a notice of such faiiure may be giwen to the properiy awner. If nrrt corrected within the psriod indicated an said notice, Sprskaree Cnunty has the right to e.orrect the maintenance failure, or haue it cvrrected, aT the expense of the propert}r owner. Spokane Gounty daes not aacept the respansibility of manntaining the drainaga c,ourse on private lats or flvodplain areas within priuate lnts, nor the responsibility for any damage rvhaEsasver, including, but not limited to, inverse condennation to any propertses due tfl def cient construction andlor ma.intenance of drainage courses in drainage mements nn pr-ivate property. Any tsuilding that is constructed on a lot in this plat shall be set at such an elevation sv as to provide gositive drainage away from any drainage entry point to the building (including but not Iimited to a window well, a windaw unpmtected by a winidow tivell, or a doervvay). Said pasitive drainage sha11 consist af a minimum slope of 3°1o away firam the building for a distance vf at least 10 feet from the building. The ~ots shall be graded sn that either a} all runoff is muted araay from the buitdiing, and cQnveyed over the lot to a natural drainage swale or apprnved drainage facility, nr b} drainage intercepted ora the lot is dispased of on the lot in an approVed drainage facility. Ail drainage facilities fur this plat, uzcluding a.ny `20$' swales, shall be eonsfructed in accordance wifih the apprnved plans an file at the 5pakane County Engineer's Office. Any proposed changes ta the approVed road and drainage ptans must be approvad by the Spakane County Engineer's Office prior to constauction of said changes. . -:i f 4524091 p4112129 o10:12A VFNHF., f~V S1[1.N1 5nn4anP Cn Wd IN Wi'f~SS WI-~£REOF, the undersigned has caused this instrument tp be executed an this - d,~y - f 2040. cRANToR. Narthwest Regional Facilitatars 111tia ~rr~~ ' A Washington Non-Profit Corporation ■,X.-;oPlon ~ : ~TAR By: Kenneah ] Briggs ~ • ~ Its: Execucive T.7irectQr ~c►~~;, ~ pUaL1G _ G~ O,• ~ 5tate of Washiagton )SS Caunty flf SpQkane ~ I certify that Iknaw 4r have satisfactory evidence that Kenneth J. Briees is the person wha appeated hefore me, and said person acknowledged that he signed this instrument, on aadi stated that he was authorized to execute the inslruinent and acknowledged it as the Executiue DireGtar of Narthwest Rezic+nal Facilitatnrs to be the free and voluntary act of such party fvr the uses and purpases mentioned in the mstvfraent. Dated l ~/v?- C1 0 No Puhfic in and ~ fo e State ofYa~ashington My Appomtment Expires: F(7R RES'PUNSIEiEL.ITY Tf] MAINTATN: DISHMAN CQMMQNS OWNEdZS AS5aCIATICIN A Washington Non-Profic [7rganization 1 ! R f 111►re A Washington Corpot'ation r`'~~~~g~~~i~~~~•~ r cj 't~pTA/? p By: Wyndell WiEhelm p~BLIC . ` Its: Regisiered Agent ~ - " ~~i~✓1'~~~~'?~ ~ State of Washington } w ~wj~S )ss County of Spokane ) I certify that i knorv ar have satisfactory evidence khatWamdell Williefm is the person who appeared before me, and said person acknvw+ledged that he signed this instrument, on oath stated that he was authorixed to execute the instrument and acknowledged it as the reeistered aEent of Dishman Cammons Owners tlssociation to be the free and Voluntary act of such party for the uses and putposes mentioned in the instrument. Dated 1aI'.~-r~7d 4theN Public in and State of Washingto , My Appointment Expires: t~r C21dd I ~ d ' Notary Pubiic in an for the State Qf Wwhingtnn. xpi res: My Appaintment E ~ - - - ~ 4524091 r ~ ff llpa e; 2 of 3 I 1 q~~~1~1 14~12l2000 10;17A _ NFNNF f°llllf 41 f1 M 'Cnnkana f n_Wd_ There may exist praperties located uphill and adjacent to this subdivisian which periadically discharge stQrmv++ater tunoff onfio indiuidual lats within this plat. StormwaTer runaff frvm nearby ughill preperties shauld be expected, and during snow melt periods vr wet seasons the lots may be suhjected to higher amounts of stormwater runoff ttiat what is normally obsmed or aaaticipated. Because sCorrnwater runraff from adjacent preperties have discharged onto this plat prior to development, stormvyater runoff will likely continue to da so after development. 1'his correnanC and agreement sha11 run with the land in perpetuity, and shail be binding upan the owner, their heirs, SuCceS54C5 aIld &."sS1gnS, including the abligatiQn to participate in the maintenance of the drainage facilities as provided herein. T'he prQperty uwners within this plat shall maintain all water quality swales ("208" swales) and drainage a3itches sifiuated on their respective pmperties, and any portion af a`208' swale siiuated irr a public right-of- way adjacent to their respectiVe properties, with a permanent ground caver as specified in the currently approved and accepted plans on file st Spokane Caunty's Engineer's C)fFice. No structures, including fences, shall he canstructed directly aver nr wrthFn a`2fl8'swale w+itligu# the expressed written consent nf the Spakane Caunty Engineer. 5po'kane Count}+ does nQt accept the responsibility to inspect andlor maintain the drairasge easements vr drainage swales, nar dcres 5pokane County accept any liabiliiy for any failure by the lcrt awner(s) to progerly maintain such areas. The DCC3A, or its successors in interest shall maintain the drainage facilities, flacated in easements, cnmmon areas and 'I'r$ct "C", in conformance with the approved p!ans on fiie at the Spa4cane Counry's Engineer's Office. Maintenance of drainage facilities includ'es, but is not limited ta, keeping tnpen and cteaning storm pipes, ditches, drainage pnnds, swales, etc., repl,acement of drainage faciiities ss needed, and maintaining liue native-type dryland grasses or lawn turF in the `208' swales located in camman areas oc tracts, with optinna'1 shrubbery andlar tcees, which do nat abstruct the flow and percQlation of storm drainage water in iMe drdinage swale as indicated by the appt'aved glans. The DCOA shall be respansible for payment af al1 claims and other liabilities which may become due fQr said maintenance responsib'slitiss. If the DCQA, nr their sucaessors in interest, fail to maintain the drainage facilities in conformance with the accepted drainage plan on file at the Sgn4cane County Engineer's Qffce, a notice of such failure may be given to the DCOA, or their successors in interest, by the Cmuniy Engineer. If nat carrected within the periotl indicated on said notice, Spokar►e County has the right to correct the maintena.nce faidure, or haVe it corrected, at the expense of ttie LlC£]A, err their successors in interest. Should the IJCC3A tae terminated far any reason, the successors in interest shall be the individual lot awners, or their successars in interest, tivho are rnembers of the C]CC}A at the time of said terrnination. 'T`he SL1CCe550f'S in interest shall share equally in the responsibility and cast of maintaining said drainage facilities. ~ I 4524091 Fa e; i of 3 1~~1712WO 14,12A l1FNNF f`1111 _ 41I1 rlfi_ Snnl~ana f'.n W3 AFI'EFZ RECORDIIYG RETURN T[]: 5pokane County Puhl'sc Wvrks Develapment Engineering Services, 2"d Floor 1026 W. Broadway Ave Spokane, WA 992541-0174 Dneumenf Title: IDrainage [leclaration ot'Covenant Grantar: Nvrthwest Regionad Facid►tators Grantee Spnkane Counry, Dishman Crsmmons Owners Associatian Ahbreuiated Legal Descriptivn: .Sectian 24, T 25N, k44E, W M ' Assessor"s Tax ParGe] Numhers 4529I.912D, 45291.9121 County Reference No. P1859, Dishmsn Commans SPQKANE COUNTY ENGTlVEEER'S OFFTCE Spokane Caunty, Waslaington URAiNAGE DECTIAR,ATY+CIN rDk' Ca3VENANTS In cgnsideratiQn ot the apprcaval by Spvkane County af the Plat of Dishman Cammons, Spokane County Project No. PE-1859 (hereinafter referred fia as the "plat"), the undersigned covenaiats and agrees that: apokane County and its authorized agents are hereby granfied the right ta ingress and egress to, over and from all public drainage easements for the purposes of inspection and emergency rnaintenance of drainage swales, ponds, ditches, culVerts and other drainage facilities, if not praperly rnaintained by the pra,perty owner or the DGQA. Spokane County does not accepC the respvnsibility to inspect or mainta.in drainage facilities located outside of public rights-of-way, exce,pt in Cases where Spakane County specifcally assumes that responsibilit}+ in writing. Neit'her does Spokane County accept any liabiIit}r for any failune by the pmperly owner(s) to properly maiaatain such areas. The property owners within this plat shall be held responsible far keeping open and rnaintaining the surFace path of natural or man-rnade drainage flaw over and across their respectiVe properties. If fhe praperty owners t`ail to rnaintain the surface path of natural or man-rnade drainage flrrw, or drainage facilitias an private properties, a notice of such failure may be giVen to the property ovvner. If not correGteci vaithin the period indicated on said natice, Spokane County has the right ta carrect the mainfenance failure, or have it corrected, at the expense uf the properry Qwner Spnlcane County dves nat accept the respsansibility of maintair►ing the drainage cavrse on priuate lvts ar floadplain areas within private lots, nor the responsibilily fer any damage whatsoerrer, including, but not limited to, inVerse condemnatian tn any properties due to defiGient construction antllor maintenance of drainage courses in drainage easements on priuate property. Any building t.hat is consbructed on a lot in this plat shall be set at such an eleuation so as to provide positive drainage away frQm aatiy drainage entry paint ta the building (incIuding but nat limited to a window well, a window unprotected by awindow tii°ell, or a doonvay). Said pQSitive drainage shall cansist af a rninimum sLope of 3% away from the building for a distance of at least 10 feet from the building. The iots shall be graded sa that either a) all runo'Fg is rauted away fram the buil'ding, and conaeyed over tha lat to a natural drainage swale ar approved drainage facility, or b} drainage intercepted on the lot is disposed ofon the lot in an approVed drainage facility. All draiflage facilities for t,.his plafi, includinp any `Zb$' swales, shall be constructed in accardance with the apprcrved plans on file at the Spokane County Engineees Clffice. Any propQSed changes to the approved road and drainage plans musi be approved by t.he Spokane County Engineer's C]ffice prior to construction of said changes. ~ 1~ - - 4525774 ~Pa e; 2 a# 2 - Ifl~~lf f~ io~1g~20GO 09,08A 11FIJNC _ _ P;f1V 44 fNl qnnkanp !`,n W3 9 WARNING, Spo1ane County has no resFc►rrsibility tv $uild, improve, ar rrrarndarn or rrtherwase servrce lhe private roads and a.ssocicrted drainage fQ'ClIItdeS CaM1Ll'PYdEd WllhdY1 LJi' prravidrng service to the property descrt! ed in lhrs Deuelapment By CICCLpLIYdg th15 deVeLC3pPT1eYlt or S7ebsequently by allc~tvrng a hurldirrg perrrrrt !,a be rssuedfor properG*y orr a prtuate 1•otrd, Spokane CQunty ussumes rto ohlrgutaon fvr sartl, prrvate rvucl artd Ihe ou1ners heYe6y aclrnowlidge lhat lhe Craunty has rao oblagalron of arry krnd ar naturc whatsoever ta establtsh, excrmrne, survey, constt-isei, alter, t-eparr, rrnproue, marnlarra, graurcle drainage or snow removal an a ,prrvate rQad or rts as.socrated drainage fercrlrtaes. 10 Whenever DISTIlM-AN Gf]MMC7NS CDWNERS ASSQCIATION or their successears in interest fail ta tnainCain the drainage facilities in conformance with the apprQved drainage plan, a not9ce will be given ta DTSHMAN CC}MMOIVS i]'VVIVEItS ASSGGCIATTON or their successors in snterest by the County If nat corrected after 14 days, the Goursty has the right to correct the maintenance fa.iiure or have it cQrrected at the expense af 17ISHMAN CQMMGNS []WNERS ASSOCIAZ'IQN or their successors in inte,rest or lots in the deVelopment d 1 This cavemant and agreement shall run with the land and shall be binding upon the Qwner, their heirs, successQrs or assigns, including the Qbltgatton to participate in [he mauntenance of the private road and drainage facilities as provided herein IN WI E55 WHEREClF, the undersrgned haue caused this insCrumenC to be executed an thPS day of Adlf-, _ 2000. NQRT1-1WEST R:EG[C}NAL FACTLITATORS A Nvn-prafiC Carparation BY STATE aF WASHTIVCTON ) y ss CC3[JNTY OF SPDKANE } l certify that I know ar have satisfactary evidence thaf is the persan who a~ eared beforc me, and said person acluioevledged that signed this instrumend, on oa stated that was aazthorizcd to execute said instrumetit ajid aclciipwledged it as the NQR'1li17VEST REGIQNAL FACILITATtJFLS to be a f=ree and valuntary act af such non-profit corporation for the uses and purpases mentioned in the inst,rumerat ~~%XXI11111rQared A`~ ° Not Public In and for the S ate o~' ~ ~ :~,°~~CARY Wa Lngton 3~'•, PtJ8L1G 1My Appointment Expires v~~ ~Q41 cp w 111{ J 1D@C1Jt-SENT\ 99353\QDVfiNAHT kOAL doc ' 4525774 pa lof 2 ' . II~1~1111 ,O~1~~20M 09,08A VFMNF f` r'IV 4G_M 4nnkAna N. WU, AFTEi2 RECORD[NG ItFTU-RN T4. Spakaiie Cauiity Publie Works Development Engineenng 5ervices, 2nd Flaar 1026 W Sraadzvtiy Ave SgQkane, WA 992£0-0170 Uocumeiit Titlc: Declarakion vi Covenani GrantQr Norihw.;sl fZegional Facilatatnn, a NQtt-prota4 Laaporaiirni Graintee Spaktijic CQUnly, 17ishman Coimreons {7wticts Aasociation Ahhrzviated [.cgal ZJC,s:riPtirzn Pnrtton of'khe Nl: of Scctinn 29, "C 25IJ , R 441; , W M Assessot'S Ttix PaYcel Nuiiibei• 4441;L~ 4rX.$91. Q!ADe q$"r't.qj. gf02 JZr Lowity Rzference No P1859,1]isbman Cummuna D~CLARATION OF COVENANT ln cansideration of the appraval by Spakame Gounty af I]ISHA4AN CCJMMC]NS (hereinafter referred to as the °'Qevelopment"), the undersigned covenants and agrees that 1 The subdividerTsponsor will construct the private rQads and assQciated drainage facilities in canfbrmance with the approved plans an file in the County Engineer's Office 2 A lat is served by the priVate road when: (a) the only road frantage for the Itat in the Develapment [s on the priVate raad; or (h) a lot having frOntage vn mvre tlhan one road (public or private) constructs an appraach tv the private road 3 DISHMAN COMMaNS OWNERS ASSOCIATI0N ❑r their successars in interest shall rnaantain the private roads and assaciated drainage facilities in cnnfarrnance witn the approved pCans vn file in the Caunty Engineer's Office 4 The awner{s} of any 1at created by the Develrapment ar alterattan thereaf and served by a private road shall be respansible for maintenance of said prtvate road, including assaciated drasnage faceButies 5 Maintenance fnancing ofthe private rvads and associated drainage facilities shall be in a manner determined by the UISIT\4AN COl1WONS f]VVNERS ASSOCIATIf]N or their suCCessors in iraterest. 6 Shousd UTSHNiAN C(]MMONS UWNCR5 ASSOCIATiiJN be terrninated far any reasons, the successvrs in imterest shall be the individual lot owners, or their suGcesSVrs in interest, whca are members of D[SHMAN CDMMDNS C}WNERS A'SSOCIATIC3N at the time of said termination 7 In the event such private road including associated drwnage faciluties 1s improved to Spakane County standards fcar publpc streets, and the Couraty is wilIing to aecept the dedreation ❑f such road and drainage facilities, each ]ot owner sha11 execute any dQCuments raecessary tQ accomp'ish such dedicatton 8 Clwners pf lats within the Develvpment who are served by such road, may sue and recover damages and attorneys' fees from any ovjrner ❑f any lat wi thi n the ❑evelopinent which zs simi larly served who re#uses to pai-ticipate in the road and drainage facfllities canstructian, financing, and maintenance. a yDd3CW.IHENT139 353\ CGVENANT EOPS7 dar 4ll II - Ct}. 1Vlicneacr thc . Ifnriic QtivticES A55RCIiltI0f1 oT` llicil° successrar's in irrfeJ•est flil co maintlial ilic drainigc f1CDI1[IC5 irr . corrfornmancr, witla ilic appraved drimage p!z", analice will I~e giVen lo ilic 11tsnic Otis•ncrs Assneiailian ni' flieii• s~l,-ccssnrs In tirlct•est by thc Cptinfy. Pf rzat corrccted afier PO edays. t1ie Covinty 16as tlae rig!it xa CorrcC[ thC mmintcnafice fzidbire 4r lrlve it CorreCieci m. ilic axpensG nF ilic I ' YCnmc Qmncrs Assocfntlnn, t[ielr siiccesso:•s 1n littct•est, or Iots in llie devcCoPment. 1 t. Spaknne County rJaas nat zscccgsi the respansilAlity of innIninlning tlie drninage eaurse an privute lats mvsahi:: c9rnsnnga ensements nr floodp4nira arar~s, no alse reapans9U11ity (or nny dealnngc, 'sVlIAIspEVCC, lnclteding but iivt 1lmitccl tra Invcrse canclcn-mntlon 4o ariy pCapeeEics tlue to cteliClent caitis[nietior: nndlnr innlnt'ennnce af dr,7'siangc catirscs in i1rainnge easenicisls osl privaRe prnpcr4y, 12. 'rl4is covrnant nnsl agreenrent sltinll r+in w3i1► t15e tasid ntad shnll tre kalnding ttipasi tl►e owner, tIielr llcirs, sticccssars nr Rsslgns, liiclticl4ng ilic obllgntian to pnrtlcipnic In i4ie mai►titennnce of tha privziic raact 1nd drainage fnclilties as pravidcd 4rereiii. O4'YN Is1t aWNCM ' nalesr li,is clny ot ~ . 19 SrArr: ar z1Pfi.srrrNcrON ~ :ss Crprrtrly rrf rjmkarle ) r Orj rhis rirry persnjinlly nJyaerrrert befare rfie .L•nnw+t an Prte 1e he lJre Atrfivfrlmi(s) tlestrl6erf dia rtrrJ tivJro e.recturrl rlir iulfltrii triid ferega(rtg t+isfratn+e+at nirrt orknotvlrrlgrrf iliaf lte0slie/t]iey sigp►e(t tlre srtme n.f Iirslherl!!ielr fYee nitr( vorimrary nct [aiirl rJeeri jar 11rc 1r,ses tr+lrT J}lrrpnse.r rJaereiyi srrarerf, C;lYIilV IINfJlslt rtil]' l1r1N1] A Nt) C]PPICIA f.SfiAL1hd.k tfny rrf Natrary I'arLllc ryi ni+r! for tlie ,5lrrtr nj Wrrsldlrgto►r, rerPrliirg ai Spok-arte e ~s.+~e1~~~cl.nua tl9i ~ Sprysm:1c Cr,»aily rbsglatircr~ 1026 W Brnnd,my Spolcniic 1YA M60-0I70 5M]450-3600 Tlnctitzient l'iffc 1)ECLARIL'I`IDN Dr, CQV[:MAN'T I2efcreiscc Ntitr►1icrs I.cgal TJesrripttati [':^sa•cel Ns~m[~cr C~ruirlc~rs ;~~~cl Grstttl~~5 [n cotiisidcr-mion af tlic appraaal by 5pakanc Cntic7Ry of (hcrein; ftcr referreQ to as tlic "Dcveloprleertil"), tlie isnslersigned co+ucnants ntic1 agrres Ma1: Thc tiul7s[ivic4crlspansns wfll cansCrzie[ Rlrc private rale@s and 1ssoc11[cd drlinage fnGifitics €n conformancc mtli tltic approvcci plaris on filc in <hc Cot:nty Engineer's fll'iice. ~ 1 2, A Int is servcc[ by a priVaic rond wlicj►. n, tlic 4rify eQacl frontige for tp:e 1ot in tlic i7eveloprnent is on ttie privatc roac1, ❑r; b a lot having frontige otti mare thnra anc rond (pzibdic or privale) canstructs an npprDacli to ihc iii ivnlc rnad, 3. Z'Ife Itmmc i3►vficrs lS,55oi:tilftSS11 or' dlrclr' miyr:essrars fn liilerest s1ial1 txinittln(n (fte pr~viite roads and zssnciateeP taF1l111ge CaC1lit1CS 111 C+JIIfUPf1lA31CC w!!If 4I1C inppravcd Jsliias nn Ctc in thc Coui3ty Engineer's Clflice. [t, The owncr(s) nF any 2o[ crcaecd by tlic Dcvc]Qnj►iciit ac nllcrnntiora tliercof nnrl scrvecl Zay s7 pr1aa[e rmic4 s1jall be respausible for iminlcnaiicc of saici privatc roacl, inclti(ling nssaciaEecl drninagc facilities. S. 1v11intcmmnce fi:ia«cing at Ilic priv.mc ro7ds anQ 1SSaCliSleil []C1l[llgC faClfilICS Sili4i] tJC Ill 1 El];ui:ir;r clcter:ninccl I7y ff2C linizic f]Avricrs Assncin43n» ar tlicir snccessafrs in iisterrst. ~ 4. 51iatiild the TTnizie D.vncrs Assnct;it[n« be tcrsninatec9 far nny reaso:7, thc succcssors in interest siinl] be i1ie inclividmnl 14t + owncrs, or dicir sticccssnrs 'sii interesc, wlta arc ineniUers of tlic ti4ame Qwnei.s rlssncinlirrtz at IZie linie of ssiiil Iermination, 7, tPi ilic cvcnc such privnac rnad inchxt9ing nssocimec1 crrnititrge fttcll'ltles Is (mprovecl ta 5pv'knnc CnLijily slnridnrcls for 1wUlic strccls, and tlsc GouFity is evillitig t0 1ccs:pt tlic cfetlicatian aF 5G:c1i eaat] nnd clrn[n;tge facilit'tcs, cach lot nwncr sltall execute nny (lsseianienls stecessn6y Co necomptish sueh detlicltion, 8. Ovvaers raf lois widhin tlie I]evcloPriient wlio nre scrvcd by atdeh rnnc3, mny suc nnc3 recnvcr cZzni+nges nnd zitiprneys' fces frorn nriy awner oF a:iy fat xvilPiin tlie Devclapmcnt tiv}iicli is similarly scrved wfio rcfxiscs to par ricipate in (iie raad and cirla,inge facPlities coristrt,ction, finntyeing, lnsl mnin[~nan~e. 9. W,lTtNIT1G: .Sj)aRarie Cpfrisl,y J`itiS i7O reSIm7Sibidify lp bltiltl, iiraprove, nr mnrnltfrn or ntlienvise servrce rlte pri7Ftrfe ratirts, nnd ossocirucrl rlrniirnge frrcilities cnn►trrnerl witlrrn rrr provTrlins srmrce ro 11re pi•nperly rtcscrrlled in rlte lJevelnp»mcnt. I1y rltcclrrin~,~ rhr:s rlet+elolz►ltent or sirbseqircl+rly !ly 1l11oSV111~ rr 1p1ri1rlrns perjp+r► 10 br ixsrrcrP fvr' prcrperf}+ uji nprivaPe rvcrrl, Spuknne Cnr►iriy ~ssr~lnes'llo aftlignrron for.~c~r"r! prir~nle ronrl na+ri tfle n+Uriers lterel~y ~'rrki~o~vlcr~ge rJ~nt tJ~e Cnrr~uy lrns iio oUlrgar(ort of niry RI►irf of atnfarre ivhrttsve+°er ta esln8lislr, r.►`runine, srrn~ey, cnirsrrrrct, rPlFer reptrir, r'mprnvc, main►rrrn, prnvirle rlraiiroge ar srroiv retrtoval ort ti prrvrrrc rnad o,- rss' rtssscrnterl rtrnrnnge facrzrtres I I ' 9 1 4525774 ~ae; 2 ~rf7 10~1812~ 09:08A UC~lNC f` if711d Rq fYl Cnnkana P.n iY4 9 WA.RIVIIVG. SFakcrne Caunty has na resprrnsibrdrty ta build, improue, or maintain or otherwise service the private rnads and associafed drarnage facilitaes cantarned within or provadrng service td the prra,perly described in thts Devedopment. By acceplrng this development or subsequenldy by allowrng a butldrng perrrril ta he assued, for prapsrty ata a prtvate road, Spokcrne County a.ssumes no oblrgatron for sard priuate road crnd the awners hereby acknoxvledge that the County has na oblrgalron of any kand or nature whatsoeuer to establr.sh, examane, survey, eorrstruct, adter, repaar, rmprove, rrzaintain, provrde drarnage or snow removal on a private rc+ad or i1s associated drarnage facilaties 10, Whenever I7I5H[MAN COMMaNS OWNERS ASSCJCIATIC3N or their sucGessars in interest fail to rnaintain the drainage facilities in conformance with the apprvved dra'rnage ,plan, a notice will be given ko DISHMAN CC]MMONS C1VV"NERS ASSdCIATIDN or their successdrs in interest by the County. Tf nvt carrected after 10 days, the County has the right to carrect the maintenance failure ax have it corrected at the expense of DiSFIl47AN CDMMONS aWNER5 ASSC)CTA'F1(7r1 or their successors in interest or lots in the development I 1 This cvvenant and agreement shali run with the land and shall be binding upon the ovvner, their heirs, successors or assigns, including the abligatiQn ta participate in the maintenance vf the priVate road and drainage facilities as prvvided herein , IN WI~ES- S~VHEREOF, the undersigned have caused Lhis instrurnent to be executed on this day ❑f 2000, R ` NpRTHWEST REGICINAL FACILITATORS ' A Non-profit Corporation g,Y' iis~~'-~i. S'I'ATE OrF WASHTNGTON ) ) ss CaC1NT'Y QF SPBKANE ~ I certify that I lcnow or have satisfactnry evidence that ~ ls the person who ap eared before me, aiad saud person acknowle.dged that sigrled this ~strument, on va stated that _ was autharized to execute said instnement a~nd acknowledged it as the f NORT~-iWEST REGI[]NAL FACILITATORS to be a free and voluntary act of such nQn-profit corporat~an for the uses and pur;aoses nnentioned 3n the znstrument .urt~ ~oQo ~~si~rr~~►r► Dated: ~ N~ A~sa l_,~~ Nr~ Public In and for ~he S te ~f v r10T ~R!? 9~' ~ . gton PUBLLG ~ : &Z MY ApPointmenC Expires ~o~ ~ '~~iy~'~ ~p .~8. • ~ ~ Z/l~c 111P~ ~ 7,IGQC17ilENTk99353LCdVEHAHT SSO~ ; 4525774 T 1812000 oi09,08I! 1lFNNP f: mV 4R fA Snnkana Cn Q AFTER REcoRnnvc ,xETVRv To: Spokane County Publac Works Development Engfneermg 5ervices, 2"d Floor 1026 W Sroadway Ave SpaRarse, WA 99260-0170 Llacument `I'itle: IJeclaratfnn af Cnvenant GrAnt6r• Northdvest RegFVnal Facilitatvrs, a Nvn-prafit Cvcpvrativn Grantez. 5pakane Cuunty, T]zshman Cvmmons Owners Assvciation Abbreatated Legal 1]escnption Portton of the NE of Section 29, T 25N , FL 44$ , W M Assessor's Tax Farcel Number 4 99" OffS'•t jj. QlAp yS'Agld: g/,* 1~~ County fteference Na P1859, I)ishman Commvns ~ DECLAR1hTi(]N QF CQVENANT In considerativn of the appraval by Spokane Caunty of D1SHMAN CC7MMaNS (inereinafter referred ta as the "❑evelopment"), the undersigned coWena.nts and agrees that 1 The subdividerlsponsor will canstrtict the private roads and associated drainage faci➢ities in confarmance with the agproued plans vn file in the County Engineer's +Dff ce ~ ~ 2 A lot is served by the prrVate raad when (a) the anly road frvntage for the lot in the w Development is on the private road; 4r (b) a lot harving fxontage vn more than one road (public ar private) Gvnstructs a.n approach to the private raad 1 3 DISHMAN COMMQNS OWNERS ASSDCIATION or their suCGessvrs in interest shall maintain Che private roads and assaciated drainage faeilities in conformance with the approVed plans on file in the County Engineer"s C3ffice. 4, The vwner(s) of any lat created by the Development or alteration therevf and served by a pnVate road shall be responsible for maintenanee af said private rQad, including associated drainage facilrties , ' ' 5 Maintenance financing ofthe priVate roads and assaciated drainage facilities shall be in a manner deterrnined by the T3I5HMAN CONMONS C]WNERS ASSOCIATT{]N or their successors in interest. 6, Should DISHIVZAIV CC3MMONS {]WiVERS A55OCIATIC]N be terminated far any Feasans, the successors rn interest shall he the individual lot owners, or their successors in interest, who are members af DISHMAN C+Dl1MaN5 OWIVERS ASSOCIATIDN at the time ❑f saad terminativn, 7 In the ewent such private raad including associated drainage faciIities is imprvved t4 Spakane County standards for pubIic streets, and the Caunty is wiliing ta accept the dedicatian of such raad and drainage facilities, each lvt vwner shall execute any dQCUments necessary tv accornpPssh such dedication 8 Qwners ❑f tots rvithin the Development wha are served by such road, may sue and reccaver damages and attorneys' fees from any awner vf any lot within the Development which is similarly served whv refvses to participate in ihe road and drainage facilities constructivn, financing, and maintenance. J:Ad0CV11EHTt94357IC0VLHANT ROA[].doc I % f ; PT1AT NAMI: NO• T[' I}A`'iCS q D1 h 11~ A~) ~N~tI~rt`!'1 S Plaz Clzeck [-ce ~ 2-1 • ~~~fnE'~" ~~a~ Ni7mber oI'I_ots i ~ ■ ~ I Road Miles (idew) Tolal rlrea IVIAI' ' Nnriti Arr'rsw ~ 5c,lle Lt;gend ~ i - ~ ['rocudures & Cquipmerst ~ I I ~ f3asis nt I3earings I G~ I I F'Iat Location I3}' Tttle ~ C7Ctici:d 5ignature Biocks ~ I + ~ 5Lirveyors Ce:riilicate I ~ ~ I ~ RQ1d NSil1L`5 S I f 1 ,,q ~ RC1iid w1(tSl1S' FAmW Ac1}acent ArLa t_ot S Block Nti:aibers R11V l7cdicahait clesignlted + N l I"aot SErips ~ 3 RP5 an GLC] Caniers ~ I Qf ~ `1`ract X I ! Lr~t Arcas ~f ~ ~ IIetich ~ki~rr~: ~ Clostire DV, ACATI_QW- ~ r ~ r Descripcian {To MaF7} ~,[/~~y ,-`'1 y D~;SCtililaniz ('!'n Cet't) f Q~vnGrs cCC[lffC.fltZ tO Pl~It ~ ° ~ y - ` ~ ~ ~ ~ IlV ~ ~ I r-oot 5trip5 ~ I r2.1D - CPtZ st.►~emcnt I r1ccess F'rnhihi[ecl I d/~a.~ ~^OrTF ~(4G K_ f I IZIW DCdICRIIUTI AL&gs~6 T]rama~e Ls~iigt~agc I ~ ~ I ra,r~agc Covenant 1f ~ 'U ~'~fa~ ["lL,od 208 13oiicts -S 1,000.{}0 ca ~ 20$ PLANS API-IRCl~E-D Priaate Rn,tid Doc ti's ~ ~~~a ~'~,4 , „ I ~ F'rivatc I~oa~£ 1Varziing Roac3 F'lans W-0 C3w Roac! i3ciitcf ltnprovc:mtnt d°-- ltnur] linnr3 ~ Sigflc(I ~3y Liigiacer ~ /C) t ~ / E, ~ eN v r d , w , r~ S P t] ~ A N ~ „ ~ ~ ~ C] U ~ R.J Bll1LDING AN~7 r'LAIVNIIVC • A E7M5ft~N OF THE F~L3BLIC Vl1DRK5 DE~ R~ )A~sES L r~1,aNs4r~, C B0, ~7ixEcroR a~r~rrrrS M. 5ca~~❑imcr f~~7 l19 J~r ~~avywojiv MEM[]RANDUM TQ: CMOMMMM - - - ]evelopnnent Engineerirtg Services; Bill-Hemrilings Spokane Caunty L7ivision of Uti9ities; Jim Red Spvkane Cvunty Starmwater Utility; Brenda Sims Spokane Reg`sona! Heaith Elistrict; Steve I-3olderby Spokane County biuisian af Long Range Planrring; 3ohn Mercer Spokane County Dnrision of Farks, Recreation and Fair, Steve Horvbiowski Spokane Regianal Transportatiarr Council; Glen Mkles Fire Protection Distaict Na. 1 Spokane County Water District No 3 Central `Jalley Schoal DisErict No. 355 Sp❑kane Transit Authority; Christine Fueston , Spokane County Air Pvliutian Control Authority B urlington Northern-Santa Fe Railroad ~ . FROIVI: Stacy gjordahl, Senior Planneev/ L7ATE: Febreiary 12, 1999 SUBrECT: keview and comments of revised preliminary plat map far the hearing of N~archM a :0~ a.m. 11e n. P• T} -9$i2E- -98 Description: Preliminary ptat and zone reclassification fram Urban Resaidentla!-3,5 {L]R- 3.5) ta Urban Residential-12 {LfR-12} far development of appr❑ximaTely ten (10) acres into one (1) single family resir&ence, 26 duplexes (52 total units) 39 multi-family units and thase uses allowed in the Urban Residen[ial-12 (ClR-12) zone. (STR) 29-25-44 Sporasnrs: Greenstone Carpnra#ian and Nvrthwest Regioraal Facilitators Note that the application, maps and Environmental checklist were preainusly circuZated to yQUr agency. We are circulating a reuised preliminary plat map far your review. The revised preliminary plat map of record i1lustrates tiae deietion ofthe "alley" batween BEocks 2 arsd 3, and the addition of two driveway easeanents to serve Elock 2. Ptease reaiew and return any comments tca me by February 26, 1999, kc i Attachrnents: NQtice af Pu61'sc Hearing and revised preliminary plat map I I~ 1026 WE5Y F3koAn~vnrAWFNUF • SPoKANF,WAsHiN[,TON99260 Pi30NE (509)476-3675 ' FAX (509 i 45Er--11O3 TDD: (504) 324-3166 •',~':~;t;_;4"~,``~.~ R W L Ft W ~ ~ 33 12' 7' 7- 12- t~ a' 6' 9 51❑EWALI( BIISE YRIkFFIG ~ I TRAFFIC €31KE ! SIDEWALIt LANE LANE I LEFT T[1Rh1 ► LAN£ 27 MIPJ 2% MfN " f v~~ n ` i• - ~ - i Slf1E+NbLK ~ sinEW,aLK CSTC ASRMAL7 GGCti'CP,ETE f'AVEMEPlT T)PF °F3" C1JR[3/' \TYf'E ..E3" Ll1RF i 6TH AVENUE - DISHMAN-MlCA TU UNIVERSfTY RD, f ~ 1 1 ! Y~ MM _ge ua aaur e.e SCRIE pepwlmmS of ~cYk rmA~.~ APPROVEL! S$TH AVENIIE SHEEi ~oi+vg ~e~, miIo-niao OtSfIM►Ji NICA - llNl'vER9iY RO . . ~ ~RC~,-rc- rsou ~sn-sou w~• ..J_a}_L P~ 'Page 4• 03/12J1999 01/07/1939 Revised P3ans PE-1859-98 15. The proposed plat shall be impraved ta the standards set forth in SpQkane County BQard of Commissianers Resolution No. 95-0498. as amended, which establishes regulations for roads, apgzoaches, drainage and fees in new construction. 16. The County Engineer has examined this develapment propasal and has determined that the i.rnpact of this proposal upon the existing County Road System warrants the dedicatian of additional Riqht of Way and the roadway improvements herein specified. 17. The County Arteria]. Road plan identifies 16th Avenue as a 100 foQt Principal Arterial. The exa.sting right of way width of' 60 feet is not consistent with that specified in the Plan. In order to implement the F,rterial Road Plan it is recommended that in additian ta the required riqht af way dedicataon, a strip of prcaperty 17 feet in width along the 16th Avenue frantage be set aside in reserve. This praperty may be acquared by Spokane County at the time when Arterial Impxovements axe made to 15`'' Avenue. 18. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants praperty, including property to be dedicated ar set aside future acquisition. Spokane County will assume no financial Qbligation far adjustments ar relocation regarding these utilities. The applicant should check with the applicable utilities arrd Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary wark. Note: The Spokanc County Road Standards are currently in the pracess of being revzsed and have been presented to the Baard of County Commissianers, but have not received f'inal approval. Private alleys are pravided for in the revised standards. If the raad standards are adopted with the provision for private alleys, the applicant may propase to use alleys to pravide access ta the Lots 1-6, Block 2, as shown on the prela.minary plat ❑f recard at thE time of F'inal Plat. •Page 3. 03/12/1999 01f67/1999 Revised Plans PE-1855-98 11. A Mitigated Determination of Non-Significance has bcen issued far this praposal. The applicant has agreed ta voluntarily constru.ct an improved aff site pedestrian access alorrg 16 th Avenue to serve elementary students from this propnsal to the elementary school at 16", Avenue and University Road. Prior to filing of a final plat, the applicant shall enter into a Develaper's Agreement with the County Engineer for the construction af the pedestrian access. 12.The grivate roads shall be irnpraved ta adapted Spokane Caunty Road and Sewer Standards for private roacls. 13. ATl vested owners shall sign and record private road documents as prescribed by the 5pakane County Engineer. These documents shall be reviewed and appraved by the Spokane County Engineer priar t❑ recording with the Spakane County Auditor, Recording numbers shall be referenced in the dedicatflry language af the plat. 14. The followinq statements shall be placed in the p1.at dedicatian: • No direct access shall be allowed from Lots 1-5, Block 2, to 16th Avenue. The Lrts 1-3, Hlock 1, may take direct access to 15t'' Avenue. ■ No direct access shall kae allowed frorn lots to Fawn Dzive. • The 20 foat driveway driveway easement connecting ta Herald Lane shall serve only Lots 1-3, Block 2(see nate on page 4 concerning revision ta the raad standards). , ■ The 20 foat driveway dxzveway easement connecting ta Felts Raad shall serve only Lots 4-6, Block 2 {see nate on paqe 4 concerning revision to the raad standards}. • WARNTNG: Spakane County has na respansibility ta build, imprave, maintain ar other wise service the private roads contained within Qr providing service to the property described in this plat. By accepting this plat or subsequently by allowing a building permit t❑ be issued ❑n praperty Qn a private road, Spokane County assurnes no ❑bligatzon for said private raad and the owners hereby ac3cnawledge that the Caunty has na obligation of any kind ar nature whatsoever to establish, examine, survcy, construct, alter, repair, imprave, maintain, provide drainage or snow removal an a private raad. This requirement is and shall run with the iand and shall be binding upora the owner, their heirs, successors or assigns including the abligation to participate in the maintenance of the private raad as p.~ovided herezn. R, ~ fPage 2 03]12/1999 01/07/1999 Aevised Hlans PE-1859-RS 4. Construction within the praposed public streets and private easements shall be performed under the direct supexvision of a licensed enqineer/surveyor. who sha11 furnish the County Engineer wi.th "As Built" plans and a certificate in writing that all improvements were installed ta the lanes and qrades shown on the approvecl construction plans and that a11 disturbed manuments have beert replaced. 5. Na canstruction wnrk is to be perfarmed within the existing or proposed Public right-of-way until a permit has been issued ]ay the County Engineer. A11 work is 5Uk7]BCt to a.nspection and approval by the Caunty Engineer. 6. All construction wzths.n the existing or proposed Pukalic right-of-way is ta be campZeted prior ta filing the final plat ❑r a band in the amaunt estimated by the County Engineer to cover the cost af Gonstra.action of improvements. canstructian certification, "As Suilt" plans and manumenting the street centerlines shall be filed wzth the County Engineer. 7. Approach Permits are required for any access to the Spokane County raad system. 8. Dedication of 3 feet af right-of-way alang 16th Avenue. The applicant shall grant applicable border easements adjacent t❑ Spakane Cvunty Right of Way per Spokane County Standards. 9. The Caunty Enga.neer has designated a 3 lane Principal Arterial Roadway 5ection fa:r the improvement of 161-h Avenue which is adjacent to the prapased development. This will require the addition of asphalt, curbing and sidewalk alanq the frontage of the development. A copy of the RDadway Sectian prescribed by the County Engineer titled "16t" AVENUE DYSHMAN MICA - ClNTVER;TTY RQAD" is attached to the Canditions of ApprDVaI for the record. 10. The Cflunty Engineer has designated a Loca1 Access Roaciway Section for the improvement of Felts road which is adjacent ta the praposed develapment. This will require the addition of appraximately 5-7 feet of asphal.t alonq the frontage of the development. The construction af curbing and sidewalk is al.sa requireci. i d ' ~ • OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "ENGINEER'S CONDITIONS OF APPROVAL" PLATS TO: Spokane County Planning DepartA~0&4~ t FROM: Division of Engineering & Roads DATE: March 2, 1999 PROJECT: 16TH AVE PROJECT FILE PE-1859-98/ Hearing: 03/12/1999 @9:00 Review Date: 01/07/1999 Reviseci Plans Sponsor/Applicant: GREENSTONE CORP Section Township Range: 29-25-44 Planner: STACY BJORDAHL Technical Review Date: 11/12/1998 @ 3:00 The Spokane County Engineering Department has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved. Prior to release of a building permit or use of property as proposed: 1. That conditional approval of the plat by the County Engineer is given subject to dedication of right-of-way and approval of the road system as indicated in the preliminary plat of record. 2. That plans, profiles and cross sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for acceptance prior to construction and/or the filing of a final plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. 3. That drainage plans and design calculations showing the alignment of drainage facilities be submitted to the County Engineer for acceptance prior to construction and/or the filing of the final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. CC: Applicant GREENSTONE CORP II Engineer/Surveyor PATRICK MOORE Planner STACY BJORDAHL I~ %W-*a$*198 RON 35: 06 F.kX 509 6125 SPmF-4dNE VALI.EY FIRE BUILDING CQDES eOO3 . ~ 5POt(ANE V►ALLEY FIRE DEPARTMENT ~ • Spokane Caunty Fire Dlstdct 1 10319 E►1ST 5FRAGUE AIAE ■ SPQKWVE. WA 44'106-3574 928-17D0 • FAX (504) 892-4125 R. Rcd Humphtlss Ch1a1 January 18 , 1999 Stacy Hjordahl Department of Building and Planning 1026 6nT . H rtiadway j Spvka.ne. wA 99260 , RE : Revised Prelzminary FI.aL Map Dear Ms. Hj ordahl. : The 5pokane Valley Fire Department has Che following requirernents for this zevised p2at map: A. The instaZlation af new fire hydtants. 1. NW Cvrner ❑f i6`" and Hesald. 2. 5W Coz-Aier ❑f 17`h and Herald. ACcESS a;7pE3rS adequ3te. - 5iacerezy► K~v ~ Miller Fire Inspectar RM/md IV, b ~r.wj y - • L ~ s....~,•,• r.~s'r_.i+ w' 'i•: agjvrdahl;~5tacy~~~~`~~~=~~`~~~~~~~~~~~~. Fram: Hemmings, Bil! Sent: Wednesday, NaVember 04, 1998 9-08 AM Tm: Bjordahl, Stacy Cc: Engslhard, 5catt; Pedersan, .lQhn: Harper, Pat; Krmball, Sandy, BGSko, Qoug; Miller, Katherrne; Sims, Bcenda Subject. P-1$59 - IVvrthwesf Regiflnai Faalitators ~ 1 1-4-98 I received the above referenced appiication on Ngv 2, 1998 This praject lies in an area of approved sQifs sa a concept drainage plan is not required. E hsve no knawledge of arry critica3 areas on this sifie. I consider titis application to be teehnically camplete. I recvmmend the fnllowing contlitinns af apprnval: • AProfessivnal Engineer, licensed in the State af Washingtan, shall subtnit final rnad and drainage plans, a draanage report and ca1'cuiativns tFaat conform #a all curren# standards and laws governing stormwater trtanagQment in Spokane Couraty. Final draacnage pfans and adrainage eepor# shall receive the Courrty Engineer's acceptance prior fa release of a cvnstructivn or huilding permit, or apprvval vt the land action. ■ The stvrmwater management systems and raads fvr this pfat sFtall he constructed and Gertified tv be constructed in accordance with the accepted raad and drainage plans, or a1f the requiretf imprvvemen#s must be Eaanded for in accorrfance with Spvkane Cvunty regulatiaris, prior tv fMe recording afthe final plat. Recort3 drawings and all construct'rvn documentativn shali be subrnitted wi#h the prvper certification statement • A bond for the anticipated engineering inspection and certifcativn porffion af the praject shall be pas#ed with the County Engineer prior fv plan accep#ance. Fr.q I i ■ ~ V `s f 1 RECElVECI Spokane Caunty Public Warks Departmeant SPoKANE 00 Division of Lo~ Ran e Pla~axn . ~ ~ g fEB DivisIoN OF aUi«irvG ANDkANN ING • interQffice memo By Dafe: 0?I1s ~`c~: ~t~ ~ Senior 1'laruner , CC: Jotn Mercer, AICF From: A11an N. deLaubenfeis, plaruner RE: PE-i859-98, ZE-3l-98 CJn December 24, 199$, we wrote: Than3c you fos- the npporcunity to respnnd tv the abave proposal. I`he Z]iVision af Long Range Flanning finds the Faafowing= The proposal is lvea[ed in ahe 1Jrban category vf the Spakane Cavnty Campreherssive Plan and inside the Interim €Jrban Grvvvth Area (IUCip+) 6oundary. `IZhe Lonc, Range Diuisivn has na comment on the prDposal. The revised site plan does not change this respanse i i ~ - 5 • • . , • ~ • ss15b The dedication shali state: Arrangerraents for payment af apqticabie sewer charges must be rnade prior to issuance of sewer connectinn permit. Sewer charges rnay rrrclude specrai connectian charges and general facslities charges. Charges may be substan#ial depending upon ttie raature of the development ~ il . Tv: :TACY BJi]ROAHL (8uilding & Planning) CC: Fram. JiNB RED (Lltilities) Date: 2125199 Subject: PE-1847-97 Stage: Reuised Phase: Preliminary 16th and Dishman Mica I'fat ss09 A rrvet (liae) sewer connection tv the area-wide Pubiic Sewer System is to be constructed. 5ewer connecfian percnit is required. Gommercial develflpments shall sUhrnit histQrical and or esfimated water usage prior to the issuance of the connec#ion permit in order to establish sewer fees, ss10 Public Sanitary 5ewer easement sha11 be shaurrn an the face of the pfat and the dectication shail state' °The perpetual easement granted to 5pokane County, its' successors and assigns is for the Soie purpose of constructing, installing, opecating, mainfaining, repartng, altering, replacing, rerrsQVirsg, and all other uses ar purposes which are ar may be related to a sewer systern Spokane County, it's successors and assigns at all tarnes hereinafder, at therr awn cos3 and expense, may remaVe afl crops, Grush, grass or trees that may in#erfere with fhe corsstrucfing, installing, operating, maintaining, reparong, altenng, replacrng, removing and alf otlaer uses or purposes which are may be reFated to a sewer system. 7he grantor(s) reserves the right to use and errjay that propecty vrihich is the subject of this easement for purposes which wi[l naf inter€ere with the County's fuf1 enjoyment of the r6ghts hereby granted, provided, the Granfor{s) shall na# erect ar construct any building or other structure ar dnH on the easement, or diminisFr or substantially add to the ground cover over the easement The easement described hereinabove 'rs to and shall run with the land." ss12a Applicant shail subrrrit expressfy to Spakane Goun#y Divisian df U#ifities "under separate caver", nnly those pPan sheets showing sewer plans anci specifications for the public sewer connectians and facilities for review and appraval Commercial developments shall submit histrarical and or eskimated water usage as part o# the sewer plan submi#tai. ss12e 5ewer plans acc eptable to t h e pivisinn ❑f L1t'tlities shail be subm itted prior tc, the finalization of th e project ss'!3a 5ecurity shall be cleposited with the Divisipn of Lltilities for the construction of the puh]ic sewer cannection and facili#res and for the prescribed warranhj pQriod 5ecurity shall be in a farrn acceptable to #he ❑ivision af Utflities and in 2ccctrdance with the 5pokane County 52nitary Sewer Ordinance d' i ii i y 1 • YI ' I I • } \ • V Ta: S7ACY BJQR❑AHL (8uilding & Rlarening) CC: From: JfNI RED (Lltilities) Date: 2125199 Subject: PE-1847-97 Stage: Revised Phase: Prefiminary 16th and Dishman Mica Plat wsD'1 Any water serv9ce far #his prnject shall be presvided in accordance with the Coordinatet! Water System Plars far Spokane Caunty, as amendeci. . completian of the water sys#ean and inspection by the appropriate heaith authorities prior to applicati9n for building permits within the plat. The contractual arrangements wili include a pravisian holding Spakane County, Spakane Regional Health District, and the purveyvr harnl'ess frorn ciaims by any Iat purchaser refused a building permit due tQ failure of the plat sponsor to satisfactarily c❑mplete the appraMed water system. j} A public sewer system will be made aVarlable fvr the plat and individuat service will be pravided to each lat prior ta sale. L1se of individual on-site sewage dispvsat systems sha1P nat be autharized 4. Recommended Conditivns of Approval: a) A statement shall be placed in the dedication to the effect that: "A puhlic sewer system will be made awailable for the plat and individual service witl be provided to each 14t prior to sale. L1se af individual an-site sewage disposal systems shall not be autharized." b) The dedicatary languaee san the p1at sha11 state: "C..Jse of private wells and water systems is prohabited." c} The final plat dedicatiran shali cantain the fallowirag statement: "The public water system, pursuanC tv the Water Plan apgroVed by caunty and state health authQrities, the tocal fire prptecfipn di5trict, County Buildinc, and Safet}+ Department and wVater purvey4r, shall be installed within this subdivision and the applicant shalF grovide for indiwidual darnestic water service as well as fire protectian to each lot prior to sale of each lvt and pn'ar ter issuance of a building perinit for each lot." c: Director of Utilities, Spokane County c: 5pansor: Northvvest Regianal Facilitators Greenstone Cvrporation 525 E. Mission Avenue clo .Tim Frank Spoka.xie,WA 99202 707 W. 7" Auenue, Ste. 320 SpQkane, WA 99204 landuse IhiPE-i$59-4811h I E propase+ti Preliminary Plat and Zone Cha.nge: PE-1859-981ZE-17-98 (161h Awe. YrQject) Page t d} The proj ect iies in a relatively flat area east of Dishrnan Mica Rd. and north of 1$'h Av+enue. Local drairaageways are insienificant. e} Surface soils are classed by the U.S. Soil Conservativn Service as Marble Sandy Lvam wikh 0°1o ta 8°/0 slopes They hawe a septic tank filter field lirfitation of slight. There is alsa possible contaminatian of graundwater. ?his soiI would be classifaed as a Type IV. n f) Gealogically, the soils are giaciafluvial deposiCs. These ~eolagical structures generally y~ield rnoderate to very large a,mQunts of water Data from welts in the area referencea in section 1g shows fihey are fxom 40' to 1,000' deep and have static water levels varying from 15' to 200' helaw the surface. The Spokane County Water Uistrict #3 has indicated thai it can supply domestic use water fvr the project upon completivn of agreements rvi[h the proponenl. 3. Required (mandatory) Conditians lf Approved: a) The final plat shall 6e d'esigtied as indicated on the prePiminary pdat of record andlor any attached sheets as noted. b) AFPrapriate utility easerMents shall be indicated on ccapies of the preliminary plat o#' recora fcar distribution by the Planning Departirienfi to the utilaty companzes, Spokane County Engineer, and the Spokane Regional Health District. Written approval of the easemen#s by the utility companies sha11 be receiued prior ta the subrnitGal of #he fnal plat. c} Sewage dispasal methad shall be as authv~ized hy t.he Directar of lltili#ies, Spcskane Count;r. d) VVater service shall be caordinated throragh the Director of [7tilities, Spokane County. e} Water service shall be by an existing pnblic water supply when approved by the Regional Engineer (Spokane), 5tate I3egartrnent of HeaIth_ f) Prior ta filang the final piat, the sponsvr shall demanstrate tca the satisfaction ❑f the Spokane Itegional Health Dist.r-ict that an adequate and patable water suppiy is auailabfe to each lat of the plat. g) prior to filing the final pIat, the sponsor shall present evidence that the plat lies within the reeoraed serviGe area of the water system groposed ta serve the plat. h} A plan for water facilitie5 adequate fvr dQmestic use, dvmestic irri~ation use, and fire pratection use shall be appraVed by the water purveyQr. Said water plan musc have been approved by the fire protectivn district and the apprapria[e health autharities. The healfh authorities, dr•ater supptier (purveyor), and the fire protection aistrict will certify, prior ta the filing of the fnal plat, on the face of said water plara fihat the plan is an canforrnance with their requirernents amd w311 adequately satisfy their respective needs. Sald water plan and Cert1fiGatIQ1Z will be drafted on atransparency suitable far reproduction. i) 7he purveyar tivill also certify prior ta f1an8 the fnal plat on a copy of said "vater plan that apprcapriate contractual arrar~genaents have been ar~ade tivith the p2a ~ sponsor for constructian of the water system, in accordance wieh the approved plan and time sGhedule The tirne schedule «-i11 provide, in any case, for i SPC)KANE REGIONAL HEALTH DISTRTiCT w ENVIRDNMENTAL HEALTH I3TVT5IQIvf RECEI'VEC7 Inter-offce Communication SPOKANE GOUNTY JAN 14 tVyy DATE- January 7, 1999 TU: 0iV'~}20yor~1, ~a~ §A eniQr PCA~~iIfi~Ganner, Spokane C ty ~u guilding and Flanrr.ing Division ~ 8Y: FkC7M• Dvnald T. Lynch, EHS II - EHl7, SRHD ~ SUB.TECT: PrQposed Preliminary Plat and Zone Change: PE-1859-981ZE-17-98 (]6'h Ave. Project) 1 References: a} Map af subject, scale 1" = 100', by Patrick J. Moare, dated Naveinber 9, 1998, received by this office Decernber 24, 1998. b} Reeanriaissanee GeoloLyic Man ot' the West Haif of the Spokane [3uadranele. WashinMon and Idaha. Allan B. Griggs, 1966. c) 5oi1 Survev. S13okane Caunty_ Washinetnn, Soil Conservation Seruice, U.S.D.A., March, 1968. d} Spokane Countv. Washinp-tan. Enp-ineerinR Interpretatians. Scril Conservat~an Serrice, U.S.D.A. August, 1974. e) Spokane Cauntv Rules and Reeulataons for Sewaae Disvasal Svstems, January 19, 1995. f} Spokane Regional Health District procedural implementation of Section 52 of Suiastitute House Bill 2g29 (RC'4V 5$ 17.1 10, as amendeci). g) Lo~s of ~vater wells in Range 44E, Towr~ship 25N, Sectioaas 20, 28, 29, 30, and ~2. h) Map: Spokane N.E. Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.C;.S., 1973. 2. Findings: a} This prvject lies aver the Sprrkane-Rathdrum Aquifer. b} The project is within Critical Water Supply Servace Area -rVO and witi-~n the service area of Spokane County Water District 4' Water suppEy wviI t be apub'1ic system. C} The project is inside the Spokane Caunty Comprehensive Wastewater Manacement Area, inside the General 5erver 5ervice Area, and inside the 1'riorit), Sewer Servzce Area recamnended in the '201' Study. The raaethad af sewage disp+~sal is subject to appre~val of the I3irectvr of Utilities, Spokane Countv, pursuant tv Cvunty Resotution 80.0413 adopted March 24, 1980. 7'he c0p0g raghy and svils in the area are Qenerally suitable fvr use of individuat ara-site sewagre disposal systems. The lots are nQt of the prapcr dimensions io permit the use of both individual wells and sewage svstems. r . ~ ~ y 4y - ~ y Ri•w ■ ~ i~ 7 7' ~ ~ 1 y q' `~1?'iy ~ • ~4~~~ i~y~ ~ 4, ~ l - - - • ~ ~ ~ ~ ~ ~ r SIDEWnLtt r fili%,E TIaAF"Fi[: - '2 ` LAN[ TfiAff'IC, f3IKF SIOl.lvnl.h~ lCr7 TL1RN LANC ~ LnNL' 2% MIN • 1 ~ la 7%, E.,ifq _ ~s ~ ~ • - _ ~ 1 e - - - - . sl{]E.YdhLk J CarC A$PIfA,LT GGPjr:f?ETj- f'P'If-1.if-~!r SIDE wnLK tl s .,f Cl rl~ E~' ~=-•r--•~ _r_~~_-•~_.~_ \\TYi'F -fl" 4:41f+'f3 16Tf-+ AvENUr - oIsI-tMnN-MicA ro uNIvcRsirY Mo sookon. t-iy oqerlm.ni ar ruLnr wmk, Af'~R4VEG - ,~.,.._r~ 16r~t AVEhdUC SiIEET "_~4~~+_.! L Yr S:ryin 1Wr...rc tt ~rac~n-e~ra lllil[IJAII liICA - Sll114TASlfY RS7 ~ 4& I ' - P3ge 4 03I12/1999 01I07/1999 Rewisec3 Plans PE-1859-9B 15. The praposed plat shall be imprcaved to the standa-rds set iarth in 5pokane County Board of Commissa.oners Resolutian No. 95-0498, as amended, which estabi ishes regulatians for roads, appzaaches, draa.nage Gnd fees a.n new canstruc-LiQn. 16. The County Enganedr has ex~mi-ned thi- ls develapment proposal and has determined that the 1moact tif thas p~oposal upan the existing Co~:r~Ly Raad 5yster~ warrants the riedicatzon of' acirti tianal F~ig}~t of wavana the roadFaay xmoravements herein specified_ ~ 17. The County; Arterial Raaa plan identi°~ies lo`~ A~renue as aiOQ ioot Przr.cipal Arterial. The exi-sting right a'L way width of 60 feez is nQt cansastent with tha-L specz fied in tne Plan. In order ta zmple:nent the Arterial Road Plan i t is recommended that in acidition to the I'eC71.13?'cd right af way dedication, a strz.,p of praperty 17 feet zn w;dth alang tir!Q 16`" Avenue zrantace be set aside in reserve. This propertv may be acquired by Snokane County at the time when P.rterial Iraorovem-nts are mar~e tc~ Avenue. ~ 1-8. The applicant should be advised that t°kere may exist uti1iL} es ezr-hez- undergraund ax overhead affecting the applicants properz:y, , ncl,uding property to be dedicated ar set asade future acquisition. 5pa!cane Coun-Ly will assume no fznancial oblzgatiQn for adjustments or relncatian regarding Lhes2 ut? lities. a^lne anplicant should c'r!eck w~ th tC]G'' GC7L~l1cG.rjlB L1~LZ jill°S C.TlCI 7~C.~C~kGIIE LQLFI7l.y EFl[~iI7ee~r tO C.°~LerIiI? ; WhLthe?° trl~ apL]l1CcFlt oY 11t1lity ZS CE'SpoI1S1b1e foLr ad3U.SLTZeIlL C1?" reIOCatiQn CoS V5 drkCl i.D Iilc}CE arraI7geFlei]tS TD?" aI1]f I1eGe55c r1f WCJrK. Note : Trae 5pokane County Road Standards are C1..1?'reTl~ly , n the process o- bear?cr revised ancz have been presented La the Board af Countv Cornm? ssioners, but have nat receaved fa.nal approva1. Pr~~atc a1levs are proviried for in the revised standards, if the road standards are adopted with the pravisian far private alZeys, the Gop1 icant rnay p'-`ooose to usz alleys to prvvide access t❑ the Lots 1-6, 81ock 2, as 5hDW13 o1'1 'L£he pZeli-m].I7ary pl2t ❑i reCOYd at tr}.° tJ.TRe Of F1iycl plGi.. i • pac~ 3 Qa112/1999 01107/1999 RevsSed PP3ris PE-1859-9$ 1~. A Mitigated [7etermina'tian of Nan-Significanee has been issued for thzs proposal. The app?icant nas agreed to voluntarxly construct an imnroved aff site pedestrian access alang 16`h Avenue to serve elementary students from this propDSal t❑ the ezementary schoal ~t IG' Avenue and f)niverszty Road. Prior to filing of a final p1at, rhe applicant shall enter into a Develagaer's Fgreement with the Caunty Engineer far the constructian of the pedestrian access. 12_ The private roads sha? l be kmprovecP ta adoPL-eci Spflkane County ADaci a:-id Seoaer Stanciaxds tor przvate raGds. 13. Al1 vested owr,ers shali sign and record priva'te raad d❑cuments as prescribtd by the Spokane County Engineer. These dacuments shG7 i be reviewed and approved by the Spokane Caunty Engineer prior to reco_dinQ with the Spokane Caunty Audztor. Recordang numLbers shall be referenced in the deciicatary language of the p1at. 14. !i~e YOllowing statemenvs shall be placea in the plat dedicat?on: • No airect acces5 sha11 10e allowed fYom Lots 1-5, Block 2, t. ; o7~' Avenue. The Lat.s 1-3, Hlack 1, mzy take direct access to 15`' Fvenue. ■ Na dlrect access shall be allowed from lots to Fawn Drive. • The 20 toot ariveway driveway easzment connecting to Herald Lane shal1 serve on7v LoLs 1-3. Black 2(see note on page 4 concerrtincr revis?an to the road standards). ~ • The 20 fflat drlveway ciriveway eaSe;rtent cannecting to Fe? zs Road 5hal1 serVe on7 y Lots 4-6, 31ac;c 2 (see ncate an pag-e 4 coracernirq rev isi.on to the rnad s tanaarcis ) . • ViARNING: Spokane County has no responsibility to build, improve, maintal-n ar ather wisz servkce the private roarss containea w~ ~hi-n or p~ovidina service to the prQper-Ly described in this plat. By acce~t? nQ this p1at or subseauently by aZlowing a buzlciing per~a~t to be issuvd ❑n p?'fJoe?°'tif 4f1 c pYJ.VctE T'Cfad. Si7okaI1e CtJl.2f1ty aSSu?i7e5 I!O C7C3lZfJc.t7 C]_'! iC7f" s~ici pr? vate raad and the vwners hereby ack:aawledae th=,- tne County hGS Ik0 dbliclct1oI1 C]i ar3y k? t'id D?' iYatL?Ye W!7c zsCJeVEr EQ ES ~~'s'7! ? S!?r E:?G:itz 3'72, SL?"v217r GQF"1Si.ri?Ct, alie:C, reC7a1r, imL7f'C]vel tRc1i_zdti Fl, {7?°:3+J! C:Ee d'"a' -nage or snow remQVal on a privGte roaci. i n-is reau, -ment ? G anci sbGl 1 rull with the land Gnd shall lae binci-n - g Lvon the aw,:,._ ~e_~ ~-r hE1.?"sr si..1CCEc5oL"5 ❑I' cS51gf'1S 1I7CZLId? I']g i,hu obl1C.Jic z1C7!'I tD u;?"'z? Cl-IJG zr 1P_ i_r?E.' i~l-~u11'? L^:lai'?Ge aT t~'Yc^ t~7riVate r02C1 u~S ~7I`(7vi C^icC~ f=erei II . - ~ ~ a 9 A, • tl 1 . Pdj6' 2 03,/1211999 oZ/07/1999 Revised P1anS PE-1859-98 4. Cansttuctian within the praposed public streets and private easements sna11 be perfarmea under the direct supervision of a licensed engineerIsurveyor, who shall furnish the Cour-aty Engineer w; th "p-.s Bui1t" plans and a certaficate in writing that all improvements were installed to the lines and grades shown ❑n the approved construcLian plans and that a11 d-isturbed monuments have been replaced. ~ 5, No crnstYuction wa?-k is t~a kae pe~-formed wztnzn the exzstir-4g or praposeci Public -riclhc-of-way un~il a permit phas been issued by the Cauntv Enczineer. Aa l work ? s sub]ecC to insnection and a,pproval by th- CaunLy Engineer, 6. Rli ccnstructian within the existing or prcapased Futalic righL-a-r-wav is to be campZeted prior tv filxng the final plat er a b6nd an th= amounz estimated by tre County Enqineer to caver zhe cnst af constz-ucLzai: o_ irtp?'cvements, construction cextifica4i.on, tfAs Built" plans an c monUmeni,ing Lhe street centeriznes shall be filed wit'r, the Caunty Engineer. 7. Approach Pernits are required for any access ta the Spvkane County raad system. 8. DedzcaLian o= 3feet of righr-az-way along 16`" Avenue. ?he a~olicanL sha1I grant applacable barder easements adaacent ta 5po'4ane Countv RiC~rI~ cai Way p2?' St]okarle Cot.lTlty 5ua[lCiards. ci- The Coun'ty Enaineer has designated a 3 lane Principal ArLarial Raacawav Seci.ian iQr ti~e inprovement ~of 16"' Avenue whicn is adjacent to th~. propased development. This wil1 recuire the addition a= asphal t, curb?ng and sideiaalk along the frontage of the deveZopmenL. A copy ❑-L the Roadway Section prescribed by the Coun ty Engineer tit1e d „16:° AVENUE ❑ZSHLM-?N h1IGA - fINIVERSITY RaAD" is attached to the Cond} tians af A.OProval for the record_ lU. The County Engineer hGs designated a Lacal AccAss Poadwav Seczion fDr the zmprovenient af E°elts raad which is adjacent to zhe praposea develonnent. Tnzs wi?1 require the adciitian of aDprqxima+=1y 5-7 faet QL C.spSiG i L G? ong tfSe 1ronLage Q-f Lhe deV~~~~~~en4. J.16e cdns4rucLiOn Q-F curbing Gnd si-dewaik zs aIso re~ui-rec£. , N i • - J I \ OFFICE OF THE SF'C)KANE GOl1NTY ENGINEER 9 025 W Broadway ,+4ve, 5pokane, 1NA 39260-09 70 (509)456-3600 Fax 324-3478 "ENG1'NEER'S CQNDI7IONS OF APPRQVAL" PLATS TQ. Spokane County Planning aepartme' t, FROM: Division of Er~gineering & Rr~ads k,rf~Z~kl DATE March 2, 1999 PRO.TECT : 16TI3 AVE PROJECT FILE PE-1$59-9$/ hearang: 03112I1999 @9:00 keview aate: 01107I1999 Revised Plans 5ponscrlAppZicant: GREENSTONE CORP Section Townsnip Ranqe: 29-25-44 Planner : STP.CY B.7ORDAHI, Technical Review Date: 1!/12/1998 @ 3:00 The Spokane Caunty Engineering Department has revieU,Ad the above referenced a3DpliczLion. The faZlawing „Cand} tiQns v'L Approwal" are submitLed t❑ zhe Spokane County plGnning Department zQr inclusion in the "Find? ngs ❑f Fact, Concluszons and C3?-derIDeCisztin" shaulci the requsst be apprrved. Prior tv release of abuilding pernit ar use of pxoperty as pro-Dosed: 1. That cQndi-Liranal approval o-f the plat by the CDUnty Er_ci-neRr ; s crive-ri subject to dedication of zight-of--way and approval a~ Lhe ?-aad sUS~e-rn as indicated in the preliminary plat of record. r 2. That p7-ans, profzles and cross sections as deszrzned to Cgunty standards shacaing proposed street centerline and curb q?-ades be subr!a? ttea La the County Engineer fQr acceptance przor to cDnst?-uction andlor the f?ling of G final plat: road plans to bp prepared under the direc-Li-❑n af a licensed Pr❑fessionGl Civil Engineer. 3. Tha'L C~ra1I1agE plaI75 athd deSit~il CalCIdlatip[75 St']DW1Y'}(g ti°rc al ig:r1-m=??t o-f drainage facilitzes be submitted to the County Eng; nep,- ,~or acc=-or-Gnce prior to construction aneilor khe faling ai tn4 f7nal Dlat. DralnGce plans to ba prepareci unaer the direction of a licen-d Pra=essionai CiviaEngine: r. ce a~r,?,.canc c=ais:oNs eo97 c; g inee r /Su _-:e_,oe FwTRIC{ M09?r Pla= 57aC'? °,30FL7;_.L * : s . RaG,rE I I I jsTt~j ~ 1! I i k ~ ~ + I I I I I~ P 1! I! f~ I 1 P 3~;! 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L; OCATION ~ ~ ~ t~ ~ 07 ~ 28 N27 . 29 r . ~rd t - ~ ~ - I ~ ~~a 1 Not to Scale 03104199 N~ VICINITY IVtAP • i + S ATTaCHMEIW~ B MAPS VIciNiTv MaP CaMPREHENSIvE PLAN MAP ZvNING MAP SI'fE D€VELOPMEiVT PlrAN P' 1 _ • `J` ♦ d. Nv required landscapmg, parking, '208' areas, drainfeld or aIlawed signs should be facated within the future acquisition area fvr road right-Df-way and utilities, ]f any vf the above improvements are made uvithin this area, #hey shal6 be relocated at fhe applicant's expense when roadway improvements are made. e. The fufure acquisit+vn area, urrtil acquired, shali be private property and may be used as allowed in the zane, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs ❑r athers) shall be considered interrm uses. f. The property awner shall be responsible fcar relocating such "mterim„ improvements at the time 5pvkane County makes roadwray improvements after acquirang said fufure acquisitian area 20. Rny duplex division af the dGpiex lots shall camply with the Spokane CQUnty Zoning Cvde Chapter 14.818. m ~ . A , , ; . 10. The preYiminary pfat is given conditivnaE apprvvaf far five (5) years, specrficalfy to ]date of Hearing Examiner's decisian], 2004. 7he appiicant may request an extension af time by submit#ing a written request thir#y (30) days prior to the abave expira#ian date. 11. Appropraate utility easements shall be intiicatedi an capies of the propased fina] plat. AppravaG of utility easements by apprQpriafe utiiity camparries shall he prvvided prior to finaiizafian of the finai plat. 12 The dedicatian shall contain the faifvwing stater.hent: "Setbacks shafC be determined at the time huilding permifs are requested unless setbacks are specificai4y drafted on fhis final sh+art plat The setbacks mdicated on this subdivisian may be varied tram if proper zvningi ar variance approvals are obtained 13. Fvur (4) current certifcates af title shall be furnished to the Divisian af Buildirag and Planning prior to fling tne final plat. 14 A sur►rey is required priar to the filing nf afina1 p'lat 15. fhe dedicatory language on the final ,plat shaf6 contain the fallvwing statement. "The private rvads andlar commvn areas shvwn ora ttiis ,pPat are hereby dedicated to the hvmeowners assoeiatifln created by document recorded under State dacument nv. 16. The private raads and ctammon areas cannot be sald ar trarrsferred, regardfess vf arty provisivn in the covenants to the contrary, and s4ha11 be considered subservient estafes for tax purpases to the ather lvts created herein.' 17. Ths dedication shall confain the fallowing statement. "The maximurrt huilding height on Lots 1-6, Black 1, shall not exceed 35 feet." 18 The dedtcatian shall contain the faflawing statement: "The maximum building heigh# an Lo#s 1-6, 61ock 2, Lvts 1-5, Block 3, and Lvts 1-1 S, Blvck 4, s'hall nvt exceed 20 feet." 19. The Spokane County ❑ivision af Building and Planning snalf prepare arad recQrd wi#h the County Auditor a Titie Natice specifying a futaare Iland acquisition area for raad right-of- way and utiPities. The reserved future acquisi#inri area Title Natice shail be refeased, in full ar in part, by the Diaision of Building and Piafhning The nptice shou7d be recrarded withm the same time frame as an appeal arad shaEl provide f'he follvwing: a. Spalcane County has required severateen (17) feet of reserved future acquisitian area fflr road right-of-way and utilities, in addition to the existing andlor newly dedacated right-of-way afong 16' Averrue b 5pokane Courrty has required seventeen (17) feet of resenred future acquisition area far raad right-af-way and Utilities, in addition to the existing arrdfQr newly dedicated righf-of-way alvng Dishman-Mica Raad c. Future huildirsg and afher setbacks required by the 5pokane County Zoning Cade shall be measured from #he reserved fufure acquisitivn area 1 ~ ~ ~ . . RECOMMENDED CONDITIONS OF APPROVAL FoR PE71859-98/ZE-17-98 A- DiviSION OF BUILDING AND PLANNING SPOK:f1NE COUrITY 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the applicant, owner or owners of the property, heirs, assigns and successors. 2. The zone change and preliminary plat applies to property legally described in the project file and on the preliminary plat. 3. The proposal shall comply with the Urban Residential-12 (UR-12) zone and all other applicable chapters of the Spokane County Zoning Code, as amended. 4. The applicant shall develop the subject property in accordance with the preliminary pIaUPUD plan presented to the Hearing Examiner on March 12, 1999 (February 4, 1999 Building and Planning date stamp). Minor variations, to be approved by the Director of the Division of Building and Planning/designee, shall only be allowed to meet regulation standards and conditions of approval. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained. 5. Upon filing the final plat, or a portion thereof, the zone reclassification of the final plat area shall be finalized, and the existing zone classification shall be changed to UR-12, consistent with the proposed zoning approved with the preliminary plat of record. 6. The final plat shall be designed substantially in conformance with the preliminary plat of record and the Spokane County Subdivision Ordinance. No increase of density or number of lots shall occur without a change of condition application submittal and approval. 7. The Director of the Division of Building and Planning/designee shall review any proposed final plat to ensure compliance with these Findings and Conditions of Approval. 8. A final plat/ name/number shall be indicated before the final plat is filed, such name/number to be approved by the Director of the Division of Building and Planning/designee. 9. Appropriate street names and addresses shall be indicated on the final plat. 'II ik , ' Zgning Analysis: The site was originafCy zoned Agricultural under the nnw expired Spvkane Caunty Zoning Ordinance The prvperty was re-designated tv UR-3.5 on January 1, 1991 pursuant to the Program t❑ Implement the 5pokane Coun#y Zoning Cvde, 7he app[icant has requested a rezane Qf approximately 10.4 acres frvm L1R-3,5 ta L1R-12. The purpase of UR-12 zorte is to sef aside standards fvr the orderly developrnent of residentEal prvperty 9n a manner that prvvides a desirable iiving environment that is compatible wi#h surraunding land uses and assures the pratectian vf property values. It is irttended that this zflne be used to add #a the variety of haus3ng types an densitiss, and as an implernentatian tovt for the llrban Corraprehensiwe Plara Category. +General characteristics of the these areas include paved roads, public sewer and water, accessibility to schaols and libraries, and a fuli line of public services incfuding manned fire prvtection and pubhc transi# facilities The prvposed UFd-12 zone is cansis#ent with, and impleme rrts, the Urban Categary af the Camprehensive Plan. Preliminary Plat: The preliminary plat irrcludes appraximately 10.4 acres. Access to all duplex artt4 srngle famity fats, excepf Lots 1-6, Bloek 2, will have direct access to 171 Lane (a private road). The priva#e roads are designed to be 32 feei and developed to caunty pduate road standards Maintenance of the private raads will be by a homeouvners associativn Lets 1-6, Block 2, wii1 have direct access ta the 20 foot wide tiriveway easement as shawn on the preliminary pEat of recard. A hamenerhead is prvvided at the west end of the piat to prvvide a fum-around. Nv direct access is afPowed ta 16' Avenue, except fvr Lots 1-3, Blvck 1. The proposed multi-family Iots are'/~ acre in size, with the exception of Lot 4, Block 1, which is over s/4 acre in size. The dimensians af the duplex Ivts are generaE6y+ 85 feet by 100 feet, which meet the Zoning Code requirements for frontage, depth, and rninimurn ivt size. The preEiminary plat af record contains a nate stafing °applicant is requEsting perrnission tv utilize fhe dup9ex divisian provisiorr of fhe 5pokane County Zoning Code.° This note was added subsequent to fhe preliminary plat applicatian. The preIirnmary plat daes not meet the requirements for a duplex divisian If the applicant interrds to clivide the duplex lots under the provisions of Cfiapter 14.818 of the Spmkane Cvunty Zaning Cvde, the applicant shaff submit an appiication far a change 4f canditians, revise the preeiminary plat i!lustrating the 1ots as divided dupfex [ots, add the appropriate detiication language contained in Ghapter 14.818, and pay the applicable fees 7he change of cnnditions request may be processed during the fina6 plat review process. As designed, the preliminary plat demanstrates generaP corrapliance with the SpQkane County Subdivis"rvn Qrdinance arrd Zonir+g Code. Detaifed reView far campiiance is recvmmencfed to be administrative and occur during the final plat and building permit review prvcess. Staff Recommendation: Staff recommends apprvval af the preliminary plat and rezane suhject to the recommended conditions af approval arrd mitigating measures contained in the MaNS. Attachments: A Conditions of Approval B. Maps (vicinity, comp plan, zanfng, site develapment pfan) C. Agency Gamrnents PE-I 859-98lZE-7 7-9$ Staff Report - March 12, 1999 Hearmg Page 7 a► 7 ! ~ t • , ' ' sauth and east. Landscaping andlvr buffering shauld be used fio prvvide a pleasing residenfial envirvnment and to rnitigate differences kaetween propased develapmenfs and existing uses (Decision Guideline 1.5.1 and 1.5.2) The Spvkarae County Zvning Cvde requires tFaat a six (5)-foot- high concrete, masvnry or decoratiVe block wall, solid landscaping, vr sight-obseuring fenee be provided and maintained aforag the adjacent UR-3.5 zane. The preliminary plat of record iradicates that such huffering wiiC be prvvided and maintained afong the sau#h property line. Twenty feet of Type III Iandscaping is alsa required aEang arterials adjacent #v multi-family developments lgcated in the UR-12 zone. This requirement would appfy to Lots 1-3, B9ack 9. Cansideration t❑ profCe of buiEdings, height, and the surrocandmg neighborhood's architectural eharacter shauld alsv be given. Before appraving multi-faimiiy hvusing, it should be determined if such devefvpment wili enhance the resFdential character vr aesthetics, ar imprave residential values of tFae area. ([,7bjective 1.5.c and Decis€on Guirfeline 1.5.7 and 1.5.8). The site plan does nat provide estirnated kauiiding heights for #he ,prapased mufti-family structures vr iilustrate an architectural rendering of the multi-famiEy structures, therefore it is difficuft to assess rnrhat impacts the multi-family eanits coufd haue on the surrourteling neighbarhood. Although the builtfing height is n❑t Visted fvr eithsr the multi-famiiy unifs or the dupfexes, the SEPA checkPist indicates a maximum height of two stories. The maximum building height in the UR-12 zvne is 40 feet. ln order to mitigate potential impacts resulting from buifding heights, the DivisiQn of Building and Planning recommends that a lawer building height be estabiished ta minimize the impacts tv the surrounding single farniiy neighborhood. The single family residences located svuth of the proposal are single story ranchers (approximately 12-15 feet in height) and could be affected by 40 fvot tall structures, which is the maximum building height in the UR-9 2 zane. The recommended conditivns of approvai include canditivns limiting thebuilding [neight of the mtalfi-family structures to 35 feet and the duplex and sirrgfe family structures tv 20 fee#. Residential densities in the Urhan categary should have an approximate density range of i unit tv 17 units per acre 7Fiere are faur residential zoning classefications in the Spokane County Zoning Gade which implernent #he lJrbara categvry. The least intensnre is the current zanirag designation far the site, L1R-3.5. The 4JR-7, l1R-12 and CJR-22 zanes are the fhree other residential zones fhat are intended ta implement the Urban category. The prefiminary plat has residentia] densities that range u}a to 12 units per acre and an averall gross density of 8.85 units per acre, Campreherasive Plan (Transportatinn): The praject is adjacenf tfl an arterial: V1' Avenue. The site is also located 500 feet east of ❑ishman-Mica Raad, which ds ara artereal Both streets are designated as Principal Arterrals on the Spokane County Rrterial Road Pfan The Arteriaf Raad Plan recammends that Principal Arterials have a right-of-way v+ric€th of 100 feet. 1n arder to implement the Rvad Plan, the County Engineer has recommended that 17 fee# of property be set aside as future acquisi#ion area alang 16'' Avenue Setting aside additianaf area along 1fi1ei Avenue may impact fhe lv#s with frantage an 16`h Avenue The amaunt of availablebuilding area wvuld be reduced if the #vtal future acquisition area is set aside. Included in the recomrnencfed conditinns of apprtaual, the Courrty Engineer has requested the applicant ta improve 16' Avenue by adding addttional asphalt, curbing and sidewaik along the frontage of the praposed developmerrt. The +Caunty Engineer has alsa requested impravements along Felts Road (adjacent to the praject) vvhich include the addition of asphaft, curbing and sidewalk. AE-1859-9$1ZE-17-9$ Staff Report - March 12, 1999 IYleanng Page f of 7 I P . ' Bac3caround: The proposed prelirninary plat and rezane applECatian was submitted ta the DivisiQn of Building and I'lanning on Qciober 27, 1998. A technical review meeting was corrducted an Navember 12, 1998 wherein the applicant was informed that the appfrcativn was "technically incompIete." The applicatian was deemed technically complete on Qecerriber 23, 1998 A notice of applicatian was issued on December 28, 1998 with a public camment peri❑d ending on January 11, 1999. Stc`iff A11alVS15: Project Descrrption: ' The projeGQ Encludes a prelicninary plat and rezvne of approximately 10 4 acres of undevelvped land. The prapasal incjudes six large lots far deveCopment of 39 mu[ti-family uraits, one ka# for a single #amily residence, and 26 lots far dupfexes IW❑ bonus density, ciuplex divisivn, or planned unit deVelapment has been requested Camprehensive Plan (Lancd LJse): The praposal is lacated within the urban Camprehensive Plan category The Urban categor+y 9s intended to provide the o,~portuni#y for a"citylike" ertvironment, including a darietyr ❑f land uses served by a high Ievel of publie facilfties and services. The Goa1s, Objectives, and Decisiara Guidelines of the Llrban ca#egory suppart intensely develaped fand uses The urban areas are ta he the mQSt intensely deVeloped of a1l fhe Comprehensive P1an cafegories; it is prirnarily a residential category of single-famiey; #wo-family, muItifamiQy and candominium buildings, along with neighborhovd cvmmercial, 9ight industriai, and public and reerea€ianal facilities Due tv fhe variety and mix of land uses and activities allawed in tEae Urban category, there are few land use activ9ties that wauld be inappropriate. Many uses may require screening vr ather perfarmarrce standards #a make them cQmpatible with one another. Mining, major commercial users, YtBaVy If]dUS#fiaI GSeS, and intensive farmmg wvuld not be campatible within areas designated Urban, The Urban category also encaurages a variety of densi#ies and residential uses be available to provide a freedom of chvice to live in urban aTeas with vaaying densities, combinativns, er mix of uses (Gaal 1 1, Objective 1.1.d & Decision Guidefine 1.1 4) The Urbarr category Fras several Gvals, ObJECtiVLS aC1d D~..'Gf5lf3fi GGICIellf1e5 tY1at fi.-'IatL to 6B5ldEF1t18I deve4Dpment. 7he llrban categary promotes fill-in develapment within esfab9ished areas where utiiities, arterialsr SCN]QOES, and cvmrraunity facilities are already established Tnese urban areas SrkdGld F1HVe adeC]Uat@ pDWEf 5Ll,{7pl1e5, water, sanitary artd starm sewers, streets, and schoo4 and fire services (Objective 1.1.a and Decisimn Guidelrne 1.1.1). Public rrvater and sewer are availab9e to the prvject. Requirements fvr street improvements are cvntained in #he canditions of approval recommended by the Division of Engineering and Fdpads and within the MDIVS. The project is alsa located adjacent to 15t' Avenue which is aheaaiEy traveled stree#. [f the projeet is appraved, a drainage pfan is required ta be subimitted for review and approval by the'Division of EngineerEng and Rcaads. The fire distnct has requested the instaliation of two raew fire hytfrants to ensure adequate fire protga;tion measures are in place. The schaai distncf, parks department and water district have nat responded to the propDSa4. The Urban categary s#ates that higher-density developments such as multi-famify shQUfd be located with direct ar near-direct access to rnajor arterial systems and shvufd imprvwe or rnaintarn consistency of adjacent sir+gle-family amenities. Access tv pubfic transpartatian shaufd aIso be cansidered (ObjeCtive 1 1 b and Qecisian GuidelEne 1 1.3). The praject is located adacent ta a prineipal arterial: 16th pvenue. The site pPan is designed with the duplex ]vts proaiding a buffer between the proposed multi-€ami4y uses and #he exESting sirrgle-family neighbvr'hoads located to the Pe>> sss-aaIzE -i7-sa 5taff Report - March 12, 1999 Hearing Page 5 vt 7 ~ . ~ ` . 1724 Gamnliance Dates • Applicatian Accep#Ed {Counter Complete}: Qetnber 27, 1998 • Technicaily Complete J Determination of Carr'spleteness issued December 23, 1998. • Date Notice of Decision is Due: April 23, 1999 (Maximum of 120 days after Technically Complete date) Rev%ewina Araencies pffected agenciesldepartments were raotifred of the proposal on~ November 2,1998, December 24, 1998 and February 12, 1999. ~ Agencies Notified Respanse Date of Agencies_Notified Response ❑ate of - - ReCesVed [lvcumenf ~ _ - ReCeived - aocument Spokane County pidisiara Yes 1i20199 SpDka'ne Regional Yes 11112►'98 of Engineermg and Raads 3f2199 Health~ DistrECt 1114199 (Transpartatian Pfannmg) 5pokane County ❑ivision Yes 111419$ 5pakane Counry Diaision Yes 1119I98 of Engineering and Roads ai Long Range PPanning 12124198 {Development Services} 1l16199 5pokane Courrty ❑ivision Yes 11l10198 Fire Prmtection Dfstrict Yes 11118J98 of Utilitres 1f5199 # 1 1118199 2125199 5pokane County Division No 5pokane County No of lJtilities (5tormwater Deparkrnent of Parks, utility) Recreatiora & Fair Spokane County Air No Spokane Gaunty Water No F'al[utian Control A,uthoatty Oistrict # 3 Washington State Nv Spo€cane County No Department of Ecoingy Boundary Review Board Burlington NorthernlSante N❑ Cen#ral Valley School Na Fe RailFoad Distnct 5pokane Regional No 5pokane Transit Nca Trarssportation Council Autharity Washington State No Gepartment of Transportation ResDanses fr❑m the Public: Approximately 30 1etters have been received in responsa to tne Nvtice of Applicativn and Notice of Hearing that were maifed to property rowners within 440 feet of the subject proper#y. Almost all of the letters express oppasition to the proposal. The follvwing i5sues are discussed in the letters: excessive density, impacts !v Qishman HiEfs Na#ural AreaJack of infrastructure (sewers, rvads, parks, schovls), naise, adverse ampacts to surrQUndmg property values, traffic impacts, lat sizes and project are incansistent with the surrourading area, and excessiVe building heights. Descriation of the Site: The praposa6 is located snuth o# 16' Avenue, appraximately 500 feet east of Dtshman-Mica Rvad and encompasses approximately 10.4 acres Yhe site is re~ctangufar in shape, with 1156 feet of frontage a9ong 1611 and 356 feet of frantage alang Felts Raad. Sixteenth Avenue is a two-lane road withaut curb ar sidewalk. The site is generally fiat with moderate tree and vege#ative coVer, Querhead transmission lines are located afong 16`h Avertue. PE-1859-98rzE-17-98i Staff Report - March 12, 1999Heanng Fage 4 of 7 I ~ ~ + . . Sewage disposal.= Spokane Cpuraty 5ewer Fire Oistrict Fire Distrtc# # 7 School District and nearest FC-12 Centra€ Valley Schaol Distnct. The nearest elementary, scho-ols: ° ►niddle and high schvvls are University Elementary, Bawdish Junivr High, and IJniversity High Nearest Arterial and Qistanee: The project isJadjacent ta 16' Avenue which is designated as' a Principal prterial dn the Spokane County Arterial Road Pfan. The project is also locater.! 500 east of Dishman-Miea Road, which is also - - designated asla Principal Artenai. Nearest Parks anrl 47istance: - The Spm€cane ~County Parks and Recreation Plan , - ideratifies Casde Park and Dishman Hil1s Natusaf Area as , the two nearest county park faciiities Castle Park rs a neighbarhood Ipark located at 33r° and Urriversity. - DEShmars Hill oatural Area is located nar3hwest of the propos,al alvng C]ishman-Mica Rd. NeigYrborhoad Assvciatian. Chester Hifls • This propasal is located inside the lUGA. • This p$oposal is located ou#sicle ttze 1000' notification baundary ot designated Natural Resvurce tands. ■ This prnposal is located inside the Puhiic 7ransportation Benefit Area (PTB►4). GllllAlCritical Areas Aquifer-Recharge prea [PSSA 1 ASA3: The project lies wEthin the Prior'sEy Sewer Service Area and Aquifer 5ensitive Area. Fish & Wildlife'Habit,at Conservation Areas Nane illustrated Qn 5pokane County Critrcal - - _ , _ - Area ?Maps. Flcrociplain: - - ~ None identified. Geologicatly Haxard'aus Areas - Nane' illustrated on Spokane County Critical AreaMaps Wetlands ' - idanal iflustrated an Spakar,e Caunty Gntical Area'llVlaps or We#land Inventory Maps. SEPA • Mitigated ❑NS i5sued FehruM 18, 1999 The Mttigated DN5 requires the applicant to construct an zmpraved off-site pedestrian access from the project alQng 16w Avenue ta Uniuersity Elementary Schraal located at the southeast corner of 16'h Avenue and Uniaersity. • Commentperiod ended Marcn 10, 1999 Noticina • Published The Spokesman-fteview on February 24, 1999 (by department) • Maiied: EVotice mailed iv property owners located within 400 f2et of the prolect February 23, 9999 (mailed by applicani) ■ Site Pnsted. February 23, 1999 (posted by applicant) PE-1859- 9 81Z E-'3 7-g 81 StafP Repart - March 92, 7999d,Fiearmg Fage 3 of 7 P ~ Sherwood Forest subdrvrsiQn The rernaining fots in Sherwoad Forest are znned llR-3.5. Most of #he land ta " _ _ - - #he narth is develaped with single family residences. An electncal substativn is located at the northeast comer of 1611' and Dishman-Mica Rd University Fiigh 5choal is - IDcated to the north along 9'' Aaenue Mu[ti-family units (Balfourwood Apartments) are lacated tn the nordha along 6alfcaur and barimouth, hetween 93" and 14'' Avenues ■ Sauth: , The area south of the subject pcoperty rs zoned UR-3 5 , - and is developed with single family residences wEthin the Chester Terrace and Chester Fii€Is Addi#ion subdiuFSions Lot sizes uvithin Chester Terrace (PE-516-60) and GhESter H1ll5 Addit10C1 (PE-097-51) farigE fri7171 appraxirnately % to % acre 'sn soze ' East:' The area east of the propasal es mostly zoned lJR-3.5 = and is predaminately developed wi#h single famfly residences. R neighbarhoad commercral center (B-1 zone-File No. ZE-228-52) is located at fhe sauthwest corner of 161' and Llniversity Road Lfniversity , Elementary Schaol is 9oGated at the southeast corner of , 16'' and UniversQty • West: - The area west o€ DEShrnan-Mica Rd. is developed with single family residences on larger acreage lots and is - , zor~ed 5RR-5. 5ome mu3ti-family zoning {UR-22 and L1Ei-7-File Na ZE-17-78} and existing multi-family units , (Echo Glera Apartments) are located noethwesf o€ the propasal alang 16'h and BlufF Rd A railroad (ght-of-way is a1so Iocated along the west side of mishman-Mica Rd. Knavsfn Land Use=Rropasals anci - The rnost recent land use actians in the at'ea include Recerit Prvject Appravais in the 1) A rezane of the subjeCt praperty and 3 acres of land Area"of this' Project lacated west of and adjacent to the subject proper#y ' _ - 7he proposal induded a prelimFnary plat, rezone to _ UR-22, and planned unit develvpment €or - deveiapmerrf of 10 'I mvlti-family uniis, six tracts far , pnvate pariks and vpen space, and 66 lots for single #amily residences The proposaE was heard hy the Spakane County Fiearing Examiner in March of 1998, and was subsequently denied, 2} A rezone a# approximately 1 7 acres frDm UR-22 and B-1 ta C1R-7. This rezone was Evcated 90{] feet south of 46`" and west of 4Jniversity Road and was approved in January 1993 (ZEA9-92) . 3) A rezone of approximately 7 acres €rorrr UR-3.5 ta - UR-7 to allow an expansion of a nursjng home This -rezane was located at the southwest corrrer of 91 and ' Rayrnand and was approved in May 1996 (ZE-8-96) _ Fhere have been na other recent fand use actions within 1/2 rnile of the project. Land DiVision 5tatus: The project includes tva unplafted lots. The fots are reeognized as legal lots of record under Gertificate of , - Exemption Na CE-549-97. 5horeEine i]esignation: J Not A,pplrr,able I Water Purveypr: Spokane Caunty Water District # 3 PE-1859-881ZE-17-98 Staff RepoR - ilAarch 72, 1 S99` Fiearing Page 2 of 7 r \ S ~ - - t,~1 ST►~FF REP[]RT T[] TF~E HEARI'~G-EXAlVIIhfER File#: PE-'~85'~-98fZE-'~T-98 ' . , „ R - I!I ~![!I a DIIAISIOIV OF 6iJfLUING AND PUINNING SPOKANE COUN-n HEARtNG DArE: March 12, 1999 @ 9-00 a.m. FILE#; PE-1$59-981ZE-17-98 PROJ€cT PLANn~ER: 5tacy Bjordahl, SeniorPlanner PRV.IECY []ESCRAPTI❑N: A preliminary plat and zpne reclassifi+cation fram Urban Residential-3 5 t❑ Urban Resdential-'1 2 for aevefopntent af approximatesy 10 4 acres inta 39 fots far #he purpose af developing six open-space tracts, ane single family residence, 26 duplexes (52 tvtal units), 39 multi- family units and those uses allawed in the Urban Residen#ial-12 (IJR-12) zone, STAFF REC❑NIMENDaTlaN: Approval, subJect to cvnditioras af approval and mitigating measures. Proiect Data Pro}ect Locataan: The praject is located sou#h o# 16t" Avenue, approximate9y 500 fieet east nf Dishman-Niica Rd. and in - 529,T25hl, R44E'I1VVM, Spokane Counfy Parcel Nwnnber(s) 45291 9120 and 45292.9191 Applicant(s):- Greenstor+e CorparatEan - 707 W 7' Suite 320 Spokane, WA 99204 - , - (509) 458-5860 ' IVorthwest Regional Facdi#atars _ 525 E. Missivn 5pokane, WA 919202 - - = _ (509) 484-6733 C]wner(s): Northwest Regianal Facslitafors , - 525 E Mission Spokane, WA 99202 Cvmprehensiue Rlan Designatian: lJrban Zoning; - - , Urhan Residential-3,5 (UR-3.5) Existing Land lJse: - The si#e is currentJy undeWeloped uacant land Pine trees, grasses, and otfier na#ive vegetativn cover the site Surroundinq Zoninq and Land Uses: • North: 7'he zoning nartn of the project is fJR-3.5 and - UR-7 The existirzg UR-7 zoning is facated east of Dishman-Mica Rd along the west baundary of tha . PE-1$59-98JZE-17-98~' Staff Repart - March 12, 1993 Hearing Page 1 oF 7 Repart ID: RPtI7S Fina1 Buildi~g Permits 01/0611999 5rte Address Project Parcel File tviplar By Finaltze Status T1iORPF W 5625 OLYMPIC FpQL]5 AQp A7FTAL STpR1S`E 2534 B91095 f3Qb 1111311991 TriDAPC W 6247 AIR DA7'A C7CPFtESS 7'CRMINAL AiR FRL•"1GE{T 2533419025 II951 30 Kat 04/29/1995 T(]WER 14tpUNCA1iV E NFXTEL FACI[,ITY MOB1f.F RADIp CO[NNfLFhiIC 44182 9045 598165 GA 0810611$9$ T"Hd1IL5 W 9921 SPOKANE CD FIFtE D[$'[' #lf] AI3D 2518 B701 63 Jerr 044I24119$4 TRENT E 11403 MAZ AC1Tp CHfrIVC`,E PN USE 45Q43 09]3 E347050 D[.iu 09104l1497 TRENT E 11505 1 1 1507 BERT PER1CCN5 AC]L] NE4V SpEC WHSE 450450940 B95098 Dou 1010311995 'tRENT E 11509 PERK1NS SPF-C STG WHSE 45045 044{1 B96145 Dau 0411511998 Dead TRENT E115491 1 1519 WHSE WHSE WHQLESA[,E CpMivIERC[AL 4504 890081 IIoh 121121I490 TRENT E 11511 BDDT CORRAL AL717 5TC}RVGE 450440927 B94l22 Paul 0812311994 TRENT E 11647 I7RY STORAGE AC1D WEdSF 450440926 B94103 Paul 05128l1995 17ead TRF-1VT E 12305 L]AVE$ TIRE SER AI3I3 ST(3R11~'iE BLB~'i 450330304 B94200 I3bu 08119f1996 Dead TRENT E 13401 SFEC RETAIL SPflCES 4519 B9162$ Bob 0513111394 TREiVT E 13$19 GIdL[. INI)USTR[ES S1GN 4503 E170130 Gar 02123119$9 TRENT E 13519 GULI. INT)T75TRIE3 4503 B30131 Gar 01f23111$9 TRENT E 16925 5'I`aRAGE FACILITY 4501 B92054 Paul 01/1711995 TRENT E 24914 CdLES 5TC]RAGE F3C]AT 5626 842021 Paul 01/17/1995 TRENT E 24921 GPLSEAT RESTA,UFZAi<TT - TAKE C]UT CHG C3F U5 5626 B92009 Bob 45f1511992 TIZENT E 25105 EXXOhf STA7'ION WIC S'1'OftE VJICAMQYY -I)ENS 56?5? 902fl B96187 J-39 Drsu 0311111997 TREAIT E. 25211 NEWMAN [.A[{E H,AR.DWrYF2G FlARC)WARE STOR 5625? 9035 843040 Bob 11I17d1993 '1'AEN'C E 25805 M[JAB 1FiEtIGAT[C1N D15TOFFICE-'VEH[CLE 5TClP, 5625 391101 6a6 04f1011992 TREN'f E 6012 SY{3CCAhfE P[iOPELLER &c I}OCK 1viFG 13LI7G 35123 1002 H95174 IJau 07128t1 997 fJeacl TRENT'E 6612 SP[7[UNE PEtC]PELLEEt MFG BLDG 1 OFFIGE RET 35123 1002 E398195 GA ] 1i2411998 TRENT E 6102 1VL}RCC} 5ALE5 DIST OF WELDINC'r EQPT 351?3 09fl3 B48186 Gt3 1011511948 TREhET E 6206 BIvfC WEST WC3C}f] STRGE &3LUG5 3 352330905 893167 Chn 12I1511993 TREIVT E 5219 WH➢TE BLOCK ADD TRiJCK GARAGE 35113 6001 B931 26 Chri 1 Z10111993 TREIdT E 6310 STORGE F3LI7G 3512 870105 Gar 91113J1 989 TFtENT E 6310 DftY CLEtIN1NG BLf]G F{E8i]1LD 3512 S91092 Bob (}1/07i1992 TREIVT E 6614 VEHiCLE TESTPNG BLDG 3512 B702$7 Bob 12131f1911 I3ead TAEN'F L 6614 AMERICAN WAY Aif['D T3QDY AD❑ FREFIgETAI 35123 1948 B94192 Paul 03l2311994 TRENT E 6900 S[CsN 3512 B70295 Jerr 11f22i1989 TRENT E 7001 LATU5 HARLEY [7AV[L75f]N ADD WHSF, 351240409 S93032 Bob 05113A1993 TREN'P E 7001 51C'r1V P€7LE 3512 F370108 Gar 01f13114$9 TRENTE 7011 WING 5ALE5 & MrIItKET[NG ADI7 Wi•[SE 35124 3208 894014 Bob 42!1011494 TRENT E 7321 AUTQ CO S[GAI 4547 1370141 Gar 4310 311 9 8 9 TREhET E 7809 C1OOR 5PEC8ALTfES 1NC SHOWRi7QM1OFFICFIW 45073 1802 B95098 Dou i q11311996 TRFNT E 8015 S1GN 4507 B7[}254 Bob 001114$9 7"REIYT E 8823 ALBERTSOWS SLJPERiv1ARKET 4507 B92016 C-40 Bob 0312311993 TFtFNT E 9923 EVER~'sREEN E.AWAi i$c TREE CARE 45081 17 B951 6l C1T 0912611996 TRUAX E [7915 SFOKANE CO FdRE L1fST #2 F1RE STAT[DN AMHL 521949098 595014 Paul 1110911995 TSCHfRLEY tV 3220 WHSE-PRIVATE VEH1CHLES 550630163 893010 Bob 0610311993 T5CHIRLEY N 3224 3TORAGE BLQG MACI-[[NE SHOP 55063 0177 B95004 Kat 0310111395 TSCHI€ZLEY N 3310 C[JMFAIR EQPT WFf5E -WHOLF-SALE 55(]6 B91091 Bob 05I0111992 TSCHIRLEY N 3310 CAMPT'fIv1E STORAGE Al]1J 5T(]RAGE BLOG 55063 Ql$5 B97196 C3ou 64![]711998 T5CH1Fti.EY N 3401 ALUTEK IYEFG FACL]L[Th' 5506 B90093 C3ab 11/4511 J90 LJNIVE1tSITY N 210 PETT[T, JL)E QFFICE T3L~"'r PROFESSIONAL 2 451630457 B96020 []ou 0410411996 LfNIVE175I7Y tI 213 OFF1CE AI]17 4517 B44085 Paul 08/23l1995 C1ead llN1WFRSITY l+d 2210 SPALflIi+i~', AU"['Q PARTS WHSE 4509 B90229 Bob 1210411990 i]Nl'JERSITY N 2309 S'FCIKANE IILD,~'~R5llal] TRACT 15 OF FRIUTI_A 4548 B70099 Ciar 04I20f19$9 UN3VER51TYIV 2403 STDFUIC'iETi3LDC'a 4508 B90032 Scoi 07130f1})0 SJNiVERSI"rY i+l 2403 WESTEfth1 FABFt[CAT10N SPRAY BC3DTi H 4508 891073 Bob 10l0111941 LIN[VEFSITY N 2923 AUD Iv1ACHINB 5HC}F 454$ 89004$ der-r 05l0711990 iJN[VEASITY 5 1613 UNIVERSi'CY ELEMEN'FARY A❑D IN"['ERIDR RE 452829004 H94034 Bob 6 511 711 994 L]Pi[VERSITY 5 310 STA Zvti]D1FdCAT[ON '4V1ND5CAEEN GAADING 4520 B90238 Bob 12103/1994 tJNtVERS[TY S 414 L7NICAItE ADDIPHYSSCAI. THERAPY 45201 1028 895 iQ! Qau 07f2811997 L)ead ~ . Page 32 asf 35 "u,r, ~ PC)' 4- .4 AA . ~ ~ ~ ~ RepueC 1D: Rpt17B Final Building Permits 01/06/1999 5ite Address Peaject Parce2 File Mylar E3y Finalize 5tatua SFL 395 N 23312 SHEI-L `rAS, C 5TC1RE, FSJ1vIP HOUSE 37061 9(k}0 B95064 TJou 06/16I1997 SFt 904 S. 10141 ARI] C014V1E1+ICE $TC]➢ZE 1423 B70152 Ciar 05122J1984 5A 904 S 10101 S3GN PClLE 1423 S70222 Ierr 06f2811989 5R 404 5 10101 CrYNOPY 26' ]C 56' 1423 870282 Boh 08131J1984 SR 904 S 14314 CHEiVEY Rf7D@C1 ST[7FZAGE & ACT 6f.L7G 1435 B70116 Eob 06105119$9 5R 904 $ 14967 FAHh9 L•"QP EiLYAIft 2306 B70047 Gar 1012$J19$6 5R 904 W 16101 C[TY t3F Cl-3ENEY WELL E]{7{]5E 6 Bc 7 i3215 9iY28 B46025 Dou 0210511995 ST fvi1C3-CAELS N. 8500 LAT[I+I FL[TE Cr1THC?L[C CHG OF USE TO SCHOQL 362359085 B96401 Dou 04115i1498 IIead STANLEY 1si 1110 SPEC WHSE 35141 1310 8931[]5 Chn 12t07f1993 STARR N 4624 STARFL R(]AD BAPTfST CfdURCH 55f112 fl15p 898100 GA 1 i1lUl1 R98 STARR T+I 5516 ItEPAPR SHQPA[7D 5TO£iAGE 563$ B70131 Car 09I1117487 STAEt7t N 5112 PAG1F1C GA5 TRAN AI]T] [v1ETEft SLI]G 5636 B92123 Bvb l 1124/1992 STEVENS N 6318 SANTANA'S TANN1NCr SAI.,[]1V FXTER[flR $TAIR 363042730 B93059 Paul 04l1 111995 C?ead S'1`UTLER E 1565 ItGA K]RB jC{'iAl'KJRSRAI7tfl T(]WFRfi 5 33092 9009 894155 Dou 0310411995 STUTLE[t L" 1505 C1TAF7EL CONPNP TRAN51vI1TTER BLDG 31092 3009 836206 C1ou 1[]I1411996 SULLIVAN EDllCAT[DN SERCTR CV 4526 570315 BQb 05131/1994 SULLIVAN N lfl itED CRC}55 RHivfOi7EL INTFRi[3R BfiVGQ 4513 S90030 Bob Q513 1 1 1 9 94 SULLIVAN I+S 10 RETAIL AL]C1 FLEtvfC1TJEL 45133 1339 594274 Dvu ❑i12511J96 SULLIVAN N 1907 FSJQ FL) & FL]EL 4514 B70075 Bre 10111/1930 SULLIVAN Al 1007 SIGN Pf)LE 4514 B70116 8oh 01730l19$9 SULLIVAN N 1447 DC7MF'H[Ef{ CrA51CC]NV➢E1VCE 5TOTZE 4514 It390090 Bob 02114f1991 SULLIVAN N 1010 CF[EVRDN FtEPL.ACE ADD STflRFJCARWASfI 45132.9061 B43053 Bob (}712411993 SULLIVAN N 115 F[JT[]€tEE $H[]P ELECTR[)N1C STCSEtE 45344 2341 895082 C7ou 0411811995 SULLIVAN N115 FU7"L1RE SHpP RETAZL ELEc'CRClNIS S'T'Oftt; 45144 2341 4395019 Paul 02!(]611995 Y7ead SULLIVAN N 133 TACD 8ELL RESTAURAeVT 45144 2341 £396160 L7au 10I0311996 SULLIVAN N 1901 SPOKANE CO RE5TRC101yt5 4511 1370157 Crar 12I3111391 P7ead SULL[VAi`1N 2010 INE,ANY3ASPHALTBATCHPLANT 4512 B91074 Bob 0512711342 SULLIVAN N 2010 CENTRAL FRE-M[7[ TRUCKSTOP AI3I3 4512 B92002 A-41 Bob 02l1911992 S11L[.[VOIt+I1+1 205 GTE TF-A CrRC]CfP TOWF"sR 150' 45144 120t H96222 T]au 11f2511996 SULLIVAN N 209 FAIRC0MIN1 HIAItT GA51CAR1VA5H 451441201 594026 Pmul 0$12611994 SULLIVAN 1V 2100 STA AC]C] PARK &c R1LPE 451149009 II48116 GA 0712017998 SULLIVAN i+1 717 5M1TH'S H4ME F[JFL FLETA[L 43133 1226 843444 Chn i 11Q8lI993 SULLIVAN N 215 WESTC[J it7AEZT1NIZING PAVING PLAN 45144 1242 B97142 oou 12P15l1997 SULLIVAN N 2200 SIGN BY FR[DEN[ARK 45114.9030 B$5096 flou 0$f1911946 I3ead SULLIVAN N 2818 PTR47N TEMP TRAILERS 4541 B44031 Scat 07t2711494 SULLIVAN N 2818 ITRQN E:XYANSit3P+f 4501 B94098 Bnla l ll2lil99(] SULLIVAN N 2818 [TRON AC]C] OFF1Cr-f LT MiFG 5-14 ]EJ{P #1 450169091 B96041 I)au 0712811997 L7ead SULLIVAN N 307 SIGAi QFF PREM15 4514 B70136 Gar 0311311969 SULLIVAN N 307 5[]8W,4YS IAITER RFNff3f3FL DSJiVCAAiS TiC15U8 4514 892066 Bob 0612611992 SULLIVAN N 320 5F-fAfiI'S RESTAURANT 45133 1219 1394149 Paul 09130l1994 SULLIVAN IV 323 P[2ZA FiU7' RkSTRll}`LAN'[' 4514 890D22 5eat 08I3411990 SULLIVAN Rd 3423 SPRTAITSF'ECTRUMTObVER 120' 450249013 B96169 I7ou 09/0411996 SULL[4+P,NI+I 3530 tv[CDC?PfAI.[]5 RESTASJFiAi+tT W1DR[VF THR[J 45013 9047 F398022 I1au 04I1611998 SULLIVAN N 3620 MAlf7 D CLL713ERCfJNV1ENCE STORE & GAS 45013 9097 837145 Dou 04116l1998 SULLIVAN IV 3$0$ VENCC] ['RC}I)LTCTS 51P AC]TJ 1NTE£t1C]EC REMODE 45016 9(39fY B93170 Chn 0110411994 SULLIVAN N 3808 CI]h4P C4ivIF[]NET MFG 4501 II70081 Gar 05l2311989 SULLIVAN 1V 3$08 PLANER. BLLlG AL]I1N 4501 B70125 G4r 03/01l1989 SULLIVAN N 3$0$ FLLfIVE CR TIMBER L{]ADfNG DK CC7VER 450 1 B70172 13ob 04127I19$9 SULLIVAN N 380$ EMP[RE FQREST PAC]DL,ICTS ADT] C]FFICE 4501 870147 Bob 06l07J19$9 SULLIVAN N 3$08 FOLFhi[)ATIf]N & YT SANI3 BLA$7'1NCr #l& 4501 S70306 5cat 07l7311990 SULLIVAN Fd 380$ SPpKANE 1ND 1'IC OFFICE BL[7G 4501 890011 Scvt 03I6711990 SULLIVAN N 3808 RAiLRC]AC] LCICOMATNE EtF,PAIR & iv1T7Y 4501 S90020 Jerr 05f2111990 SULLIVAN N 3808 CQiINTRY 1NN HQTrL 50 LTNIT& 2 SPEC F3LQG5 45016 9070 B97087 Dou 01l4511998 SULLIVAN N 3848 5IP FtELC]CATH BLU1LC1fNG N-2 ACItO$5 B 5T 45016 9070 897135 Clou ASlI lll$47 ' f'age 30 of 35 ReporC 1I7: Rpt178 Final Building Permits 01o06/1999 5ite Address Prajeet Ysrcel File Mytar By Finalqze 5tatus _ SULLIVAN dV 3941 $I,1C-SpLlD WASTE TRANSFER STATIi]N -V;4LL 4502 S901 l2 H-39 Bob 05131I1494 SULL[VA'N I+d 3941 SPC]Kf4NE REG1ONAL SC]LID 4VA$'d'E ADC] YrtVIN 450249020 S9$154 GA 09109I194$ SULLIVAN N 407 WA TFL[J5T B}1NK E3AIVIC 45144 1143 B94147 Kat 03/27i1995 SULLIVAN N 415 BUSINESS STRIP tvfALL 4514 B42079 Paul 10I14l1934 SULLIVAN N 42$ CAR TI?YS RETAi£_ 4S 133 0541 B97105 Dou 06119f1997 SULLIVAN N 4421 HCIME$TEAD CqhIST APT 6 LTN1T C PL,EX 4SD21 58l$ H97143 Dvu 09123I1997 5ULLIVAN,N 4507 '$11"JANSON APT 6 4JN1Tt PLEX 45021 5$17 B45178 Dnu 11J2911995 SULLIVAN N 4517 SWANSL]I+I APT 6 SJi+1IT 6 Pi.6X 45021 5$16 B94051 Clvu 0412011995 SULLIVAN 1V 4523 HaMESTERiJ Cf]N5T APT 4 LFN[T 4 PLEX 45021 5806 B93061 Chn 09108lI943 SULLIVAN N. 4622 54JLL[VAIi! IvEI.t'iI-[£3[7RHC10T] M7IVI STdRAGE BL 45i712 9056 B37133 D[iu 08/1311997 SULLIVAN N 506 P1NCH SPEC 11+H5H 451330543 B98115 Gr1 1012311998 SULLIVAN N. 514 C,l 1-II13E O1L CHAtdG1NC'i CC} 45133 [?534 139$002 flou 46l1S1i91$ SULLIVAN N 646 RETA[L $A[,$5 BLDG fdEDLiN 451330416 H94100 Chn 01l03J1935 SULC.[VAl<! F.i 515 5PRi3VGF1ELF) RETAIL CTR 45144 0217 896l39 J-34 Dau 01I2111997 SULLIVAN N&d$ FDRTAHLE PIOiYEER SCHC7C]L 451330425 844098 Hob 0711$11994 SULLIVAN N 618 E1DD 4513 B70060 Gar 0811$119$8 SIJLLI VANN 620 BUkZI.EY DR['dE THRC]UGH EXPRE55{3 AE)T} EAfC 45133 C1421 B36047 I3ou 03/2011996 5[]LLl4'AN N 707 CLA[tK CH1NE5E dtES1'AllRAN'[" 45 144 0113 846207 I7au 02/2711997 SULLIVAN h1 711 IACK 1N 7"HE BOX RESTALiRANT 451440101 B95047 J-14 Dou 05110l1945 SULLIVAN N 722 5P[}ICANE AAIL4laA4' CEtED➢F UN[DN BAMKI QR[ 45133 01l$ B9622$ C?ou O8I2911$97 5C7LL1VA1W 1V 819 141CflONAL13$ AD17 PLAYLANC? 4514 B9209$ BQb 0912$I1992 SULLIVAN N 901 SCHLC)TZSKY'S C]ELl fLESTJREMOC7CL PRC1M 7- 451410143 B9618$ Dou 1 010 311 9 44 S[1L[,1VAN 5 210 L}ENTAL OFFiCE 4523 570194 Gar 47l0511389 SULLIVAN 5 3421 VALLEY S[BLE CHURCH 45253 9{]b3 894175 Dou 05108f1996 SULLIVAN S 526 PHY5ICA[, THERAPISTQFFICE 45231 3601 B94043 F'aul 48/2311995 17aad SULLIVAN 5$21 CEi+fTR.hL VALLEY SC} #356 CV HS r11]I7 SREr11C 45243 9042 B93049 Bob 0260211993 SULLIVAN 5 821 CE,NTRAL VALLEY 5U #356 CV H5 AI7[7 STDRAG 4524 E390019 Bab 02l2611944 SUNSET 1V 5404 BIAM[?h1I7 PARKIi+1C'i SPEC WHSE F'K 8c JET 25223 9030 B95072 Paul 07l2$I1495 SIJNSE'C W 5602 D1AMONQ MIIdP 5TG ADD BLDf'i5 & CAR WASH 25223 9055 B9303$ A-47 Ed F 09i1211394 SiJNSE'd' W 5602 OFF[CE PAR]CId*fG LOT 2522 f370036 Gar 0 111 211 9 5$ 5iJN5ET 'vL' 5642 DaAM4NI7, lC3ELMthl1 STOFAGE 2522 691070 Bvb 09lI6l1991 SLfNSET W SfiIS GROUP HEALTH -1yAIVi AC1h+iN B[,UG 25272 9135 B9302I Bob 05129/1993 5UN5ET W. 8120 RA FERRSC]N ACID WE15E 25204 9020 844124 Chri 09120/1944 SR.]NSET W 8120 FiA PEARS{7N E[3F'T MF{"i RI]T] 252049020 894022 Chn 09/2011 J44 TA1'LC3R E 14103 51iLTf RECYCL[IVf'i C'PR 442329003 896223 Dou 0411 511 9 4A f3ead TEiE[RMAN N 1106 C]IESEL Ti RL1CK REPA[R 3513 B92085 Paul 0111711995 THfERMAN Iv 1106 N[Pv11t1 TRLICK FtEPA[R& PARTS 35131 1202 B96092 Dou 10115J1996 THiERIviAN N 1312 ASH CrftC}VE WEST CEMENT L][5i'R[BiJTIC]ZV FAC 3513 B91117 B4h 0210511992 THIERivfA,N N 1321 CA ROOF1NG CO PC]LE BYJILD[N,t'i5 POLE 8LC1GS 35132 i1101 B94064 8oh 0612111994 THIERMAN N 1402 REM11O C'irP, WES7'r'y C1-PEM 1'ANK & Sl'['E 3513 890455 Soh 0411 S1Z991 THIERMAN N 1521 LOA[3[NG aK 3513 B701 k8 Gar 01123I1989 TH[EItMAN N 4091411 1413 CAHSTEN$ CC1 SF'EC 1VH5E 351320603 B95034 Dau 06126/1195 TH[ER1viAN 3V 116 5PL3KttNE L7[FSELTEtIJCK AEPAfR 3513 B90109 Bab 1211411990 TH[EfiMAN N 911 LUiviBEEi 5'I'f?fiAGE 3513 1370E66 Tere 04125I1989 TH[ERMAM 5 21 REFdQ11AT[C1N RV 3524 B7402 Y lerr 0212311 }88 THC]MAS MA[,LflN S 5041 LYN TRC}N BLDG MF4 METAL FAB 24053 3101 B92 iQ8 Bob 0312611993 'CHOMAS NEA4Lf]N S 6061 [.Yid TRC_lN AL7D MEl'AL FAB 24033 9034 1397123 Faul 08I0511997 THQMAS MALL()N 5 7520 fZEC'~ISTAATIQN CTR & REMOTE BATFiR00M PC] 240749011 B94007 Faul 1 ll[5111944 THQMA5 MALLC)N S 7520 YC]CrI BEAWS CAivIY RESC}RTADD RE51`ROC3M 1L 240749011 B97037 Dou 02I2011397 THi]RFE E 12242 CJFFICE GREET<tl-6QUSE NllRSERY 4404 89002$ Scot 04/1011990 THORPE E 12242 He1A5E LA1+dI]SCAP[14G ADI70FF[CE 4YHSE 44041 9093 698123 iGA 691011199$ TE•[ORPE E 12242 EIAAS I.ANd35Ct1Ftltil,f"i ADD STDAGE 44041 4443 898221 GA 1 012 911 99 8 THpCtP&, li+ 5625 CILYNiY[C FOOI7S t#1]D IU[CE RECI0PEN SHEl] 25343 0108 B94045 Paul 06028/1995 Dead TMbRPE W 5625 C3LYMP[C FpCJDS STQRAGE BLLiG 2534 $70048 Gar 12I2911988 Page 31 of 35 R -t,~ ~ . ~ ~ JA46~ 1 ~ ~ f ReP°`t 'D• Rp`"B Final Building Permits 01/06/1999 5ite Address Pro}ect Parcel File Mylar $y FinaLxc 5tatus WEILE E 42[]3 BILL.3 AUTQ DISMAI`ITLEkS AT7IJ STQRt1GE BLD 36271 9465 B43075 Paul 0111711915 Dead WELLESLEY E 13408 SLAV[C CF{R15T1AN CHUFtCH PARKIi+iC'r 7 DEiA1N 45031 1103 $97094 Dau 0312511997 WELLESLEY E 15520 LDS CHCJRCE°i - POATtaBLE CPrP,55 f`tDOMS 4541 B92006 Bab 0411411992 WELLE$LEY 6 15711 EAST VALT.EY SL} €1361 ADm [vtUSfC 1 THE,hTER E 463639005 897040 [?au 04130f1 997 WELLESLEY F, 16924 SKYVIEW ELEMENTARY AI3i? CLASSRODdvi EVS 45011 9093 893033 Dou 04/01/1997 WELLESLEY E2] 121 THRlFT CEIJTER 5633 B70023 Caar 12131f1991 VJELLESI_EY E 21121 STpRAGE BLT]t; 5633 1391050 Hob 0112311493 WELLESLEY E 21121 I3EAIdS Tk[R1FT i1HM AQD 5633 892073 Bah 44l0711493 ~ WELLESLEY E2]b19 K1NYpN FFiIUT S"CAN[3 W! r'117ACHECJ STG 553349085 896I 12 C7ou 0712811997 f7ead WELLESLEY E 21902 NOR1utA'S BL1RGER BARN ADI] REST 5503 B40036 Bah 05I3111494 WELLESLEY E. 22021 t1I7L1 SELF STORAGE 5634 S92044 Hub 1412011992 WELLESLEY E 22300 ERST'l+A[.LEY SL} #F351 ADD OFF[CE BLfS WASH 660329034 E397102 Dou 0$I1$I1997 WELLES[.EY E 22324 SPf}KANE CO LIBRARY -C3T15 ORCFIARD 55(]3 B9102$ BQh 06I1311191 WELLESLEY E 23304 SPOKANE CE.LLULAR TELEPC7tVE 55(}3 B92689 F3ah 08/23/1992 WELLESLEY E 24001 ELEC'tF{lCAL TE51NG SETtV1CE 5fi353 921$ B95022 Kat 0212511995 WELL@SLr-Y E. 24746 S3'(7FLAGE M1N[ WIIVIOBILE [IOME 5562 B92005 I3o6 08121I1992 WELLESLEY E 24713 TWIL1CrHT BE[]C1[NG zv1ATTRESS ivtFG 563549209 B46217 [7au 0411 511 9 98 Qead WELLESLEY E?4$a8 STC3Ff Wr1Y ftON WDDC] ZviINf STORAGE PHASE 1 55021 0169 B94017 Chn 031141I914 WELLESLEY E 24848 S'TOR Wr+eY lZL}I+d WDpD 1vi1N[ STORAi'rE PHASE V SS[121 0161 P370000 5eat I36/0111995 WELLESLEY r 24$0$ S7OR WAY RC}N WC]D[? M1N[ STDRAGF PHASe V 550210161 B74001 5cnt 05/31/1994 WELLESLEY E 24808 STpR 13+AY RQhI WOOfl MIN[ S7'f7ItAGE Pk]ASE V 550210161 B70002 Scot 4811611994 WELLESLEY E. 24808 STOR W,hY ROAS WOOD H[INd STC1FtAGE PHJtSE li 55421 0161 B700(]3 Sent 0512711993 WELLESLEY E• 2480$ STOR WAY ROIV Vdf3t7l} MlA1[ ST[}Ft-r1GE PHA$E V 550210161 B97052 Dau 0313111997 WELLESLEY E 24808 STOR 11a,4Y RON VtIOOD M1Nf STC?RAGE Fl-TASE V 55a21 f]151 E397091 Qou 6510711997 WELLESLEY E 24808 5T[JH W,4Y ROl+i VVOOD IN1NI STpRAGE Pl•fASE V 550?1 0161 f§97116 DQU 4710111997 WELLESLEY E24$OS STOR'4'dAY RON VaC]0D MdhlI STQRA.f'iE PHASE V 55021 fll71 897198 Uau 12116l1991 WELLESLEY E 24808 STQR WAY RClN WQO[] MZNI STORAGE PHA$E V 550210171 B4$217 GA 1210111498 WELLESLEY E 24$17 5H[)P A[3D 5635 870080 Gas 0511511989 WELLESLEY E 24817 'vYHSE SALES RETAIL 5635 E340017 5coc 03/0511990 WELLESLEY E 25007 PQNT[ ANIIVSAC,CLIN[C 563549057 B98067 fld 12I0311438 WEF_I_ESLFY E 8929 AASAI)ENp RPi]GE PI-ASC Il AP7 66 UNIT 4 CiLD 450610420 f396I750 1-15 Dou 0510311436 WELLESLEY W 5000 t#[]I] riiA11SOC.E4]tvl 2634 B70125 Bflb 0212711 3 8 9 WESTHC?G4' V+A 10302 FRFIGHTLINER TRtJCK SALES & SEAV3CE 24072 9034 B36085 F3au 0411511998 Dead WFSTHOW '46+ I0403 CHARBQIVEAU 1~VH5E 240729039 996170 Dou 1212011996 4VE5TBOW W 10905 WESTERN STATES EQPT T1tUCK RE,PAIfi FACILi 14124 9045 595185 Dau 0411511998 Dead WESTf3Ci11z W 11102 1viOTEL 78 llN1TPHA5E [ 1412 B$9107 Scot 0713 111 9 90 WESi"F3C]W W 11 134 CLIMMCNS NW [NC TFtUCK REFAiR FAC 14125 9014 893 i 25 Kat 08I10I1995 WH[TEHCSUSF-N 11022 SP(JKANE CC1 PSJMP STATd(3NS 1 36181 9401 844204 Paul 0810711995 WHITWCIRTH WH17WfJRTHENTRAiVC64VICURF31NG 36384 B94137 Bob 0$11211994 WILBURN 2301 MiOAITGC3MERY CT APT 120 LIN[TNiONTG[)M$FTY 450940501 H93142 Chn 0310 111 9 94 W[LHUR S 4027 HQLY TR1NfTY C[7NVCNT 4533 B70301 5eot 0511711990 WILBLiFtS 4027 fIOLY TR1N[TY STORA,~'iE & 9FT FEI+lCE 4533 890045 5coz 0510711990 W1d.BUR 5 4027 HgLY TRIAi[Tk' CHLFRCIi CQI+[VEI+1T PHA5E II 4533 B40007 Bob 1011011340 4YILDR[35E E 1012 GTE TOWER 1 Sf1' W[RELESS CELL 37051 9038 f3981 G9 [7t7 07121I1998 WILDFLOWER E R[DGE A'C HANGA.iAN WATEE`t TANIC 208, 34336 45C11 B940E3 Paul 07l3111995 WILI?FLQWEIt E kIFJGE AT HAiVGMdITV PHAS61 PUMP HOL]SE 343360501 696491 I}ou 06106t1946 WILDRC?5E E 708 SPR]NT 5PHC7'RllM'l'C7WEFt 150' 37051 9033 B96180 L3ou 0911011996 WILL]ROSE W 3929 FIRE 5TAT10N #45 DIST #4 27022 9016 Ei93137 Boia 0512611994 W1LL I? ALTpi4 W 6801 5[JNSET HILL POSTOFFICE 25335 4009 B9$036 I3ou 06130I1998 WIL[, L? ALTpN W 7107 SFOKANE Al[tPOFtT 17FF3CE/WF[SE 25335 4401 B45021 T}ou 07f2811997 f3ead W1LL DALTC3N W 71 l0 5[GN 2533 B70293 Bob d 1f2011989 1i+1LL U AL3'ON W?l 10 1C,ARI] GUARD FUELING STAT[Oid SYO AfRYOR'1" 25335 0401 B98065 Dou 0510111998 wGLL[AM5 LAKE w l 8716 W[LL[.d,M5 C,AKE RESORT tIDD CAB[NS 4 i]t156 9G03 k398158 GA i 11231199E W1LL[AM5 N 3210 ZLDBKOV r'4[YTO BC3DY SHQP 45043 1037 B98027 I)ou 04108f1998 Page 34 of 35 ~ ~ ` , U . U . ~o ~eel r~ ~ ~ 0 1 4t At-~ _ ~ ~ ~ rA~ V ~i/ . ~ ~ 'S~✓- ~1 ~ - o~ 4t, ~ ~ ~ ~ • J(~~~ ~ f I ~ Rtport tD; fipt17R Final Building Permits U 110b11999 Sste Address Proaeet Parcel File Mylar By Finalixe 5tatus [,]iVPVERST`➢'1' S 720 ! 725 rIPT 4 UN[T 4 PLEX 45201 1048 B93132 Pau1 0411211995 UPRIGER E 1230$ 5POK.A,NE CO PAF]C5 $TORAGE BLDG 4504 H76151 Caar 0610611 9$9 UPRIVER E 4707 f3EA[] RIVA .~'iE APTS AFT 120 LTN1T PMASE 1- FiU 351139016 897080 T?au 06/0911997 UPR1VER E. 4747 BEA'LJ RIVAC,,E APTS AI3T3 REC E3L13G WI rllTRUR 351139016 B47139 Dou 0$l4411947 I7PEt2VER E 4767 BEAifJ FIVr1CbF, APTS APT$ 96 LINITS PHASE 11 - R 351129014 B$7194 Clau 03l0611998 UPR[VER E 8508 P,4SADENA FK E1,EMENTARY D[55363 AI3D 45061 02[]$ S96065 Dau 0$I0$l1196 llTAH E 6328 BA[TER 7"1[,E MF[, 351220201 895046 B49 Dou 08l2911495 llTAH E 6328 QllE1RRY Tl[,E CD AI]Q WHSFII]OCKIIidT ER C}FF 35122 {]2i71 B95039 B49 Dau 08125l1945 U'CAFI E 6328 QSJARRY T1LE CO App C[,AY PREP 3S 122 0201 896225 Dou ] 210SI1996 VALLEY SFR[NCS E 5200 CELLUF,AR Ct]MMI3N[CATI[]N BLI7G 35023 9061 $94189 I]ou 1113011994 V14LLEY SPRINC's5 E. 5200 1HLANI] CC]M[viCld+1[CA`7'[QiV FACIL.ITY 29 7C 21 PR 35021 9061 F3981 67 C'rA 08113l1998 VA[.LEY 5PR]NC'rS E 5200 1NLANf] COMMUNICA'CION5 1'(3li+ER ]ptl' RCIHN 350219061 B$$175 GA 0811 311 99 8 VA[.LEYWAY E 12002 APT 16 CFhI[T 3 BLI3G5 4516 B92122 1-44 Bob 0312271993 VALLEYWAY E 24301 CLLTB HOCfSE 5514 B70934 Gar 05I1Q71889 VALLEYWAY E 24301 STORAGE GCJLF CAR.T 5514 B70083 Gar 1 211 311 988 VALLEYWAY F- 24301 CLL18 HSE RESTTtM1I_.r11+dL75CAFING 5514 B70181 6oh 0512011989 VAL[.EY1VAY E 6116 ROLLED STEEL PFtDD [NC MFG OF STEEL PAAdE 35133 1204 B97039 Dou 0412211997 VALLEYWA's' E 7523 MODEft2s1Wt1Y 7RL1CK1R1G 7RiJCt{ TE[ttviBNtIL 451839144 89501 l Dou 0712811997 I3ead VfILLEYWAY E 77417 E13AY C}IL CAHd] LOCK FL1EL[NG S7'AT1pN 451839169 696147 L)ou 3010411996 VALLEYWAY E. 9Ql P CC]NRhD OFF1CE 8L[?G - PAOP ESS[C7NAL 451840812 B46014 Dau 0510411946 VAiV MARTER Itif 2701 NAfdSE 4504 B70203 ]err 08/01i14$9 VCRiCLER FV 130$ BRIGHT[Jl+f CT ADD A55iSTED L[V1NC'i 45152 1013 B941 S2 Dou 06J08l1945 VERGLER N 1410 MEI]ICAL QFFICES BLi]G 4 4515 S70183 Bob 05l1011989 VERCLERN 1410 MEI31CAL OFFdCE BLDG 4515 E370285 C'iar 08122l1989 VERCLERN 1414 11ilERANI}, bKfvlr-fJ1CALOFT'ICC 4515 H90101 aob 0912111990 VERCLEit Ad 1414 5Tr'1E]LER & WESCHE MED[CAL DFFICE 4515 B90244 Bob 4211 911 99 1 VERCLEft N 1512 HEFVRICHS MEDICrIL i]FFICE BLDC"i 45152 030Fi 896135 ]-32 Dau 0110511997 VIS'TA iV lp$ S[G1V POLE RFI.OCA"['E 451$ B70115 ]err 02t09I1989 VISTA N. ! 1 l 1-LATFiAWAY MEATS ABD 45183 912$ B94102 Paul 06l2$f1195 Dead VISTA iV 1728 5P[JKANE CCl i1+ATEfL D[ST #3 PLl[viP 1 ]C3I]SE 45074 9469 893043 Boh 0412$11993 W NEWh4AN LAKE N 10220 ABI] 8L6Cr & RENfC3DEL 5614 S40409 5cot 0212£I1990 W NF_WMAN LAKE N. 15148 SYOKAI+dE CO FIRE 5TAT1ON AC1p STQRGE 57233 9014 1393127 Chrr 09104I1993 WA[KIK11+I 10828 WHIT'W'ORTH W D#2 AI][7 VE]-[ICLF 5TG BLI7G 361829097 B96031 L}ou 05f1311996 WAIK[Kl W2fll(} 5P(3ECANE COUi+1TRY CLUB ADD 11V'FER-EiEMOL] 2612 B31041 Bah 0513 i11994 SVAIKIK[ W 2010 SFOKANE GDiINTRY CLUS ADD PRfl SHDP, GOI. 26121 9{1a5 B98383 CrEI, 1 211 811 9 9$ WA€K1K[ Vs+ 2010 SPOKAIVE COLTNTI' C[,UH ADL) MAIiVTANCE FA 26121 9005 B98203 GA 11f7811998 WAISCIKI !Y 2923 WA DEPT OF WILDLiFE OFFZCE - F[SH i-IATCHER 2611 B41 p$2 Rnb 05f3111994 WA[K1KI W 2927 WA ST DEPT OF F & W TRUCK 57OFL4GE BLDG 261159004 B94117 Paul 07112i1994 WAIKIKI W. 2929 ST GEORGE SD 5CHOdL 2611 H76136 Gar 0512411989 WAIKIKI W 2929 ST GEC]RGES SCHQOL AqD 4 PORTAE3'LE CLA55 261159029 B98126 Gar 0712 211 99 8 WALL N 6309 iv11NIT LUBE QL1A1{ER 5'CATE 363032211 B94003 Chn 0411311994 WALL A1 641$ THOMA5 HA117119ER E:fF RFSSf7 AI?I7 iiVTERiO3i D 3G3(14 25i5 B9709$ aou [3411 511 94 8 Dead WALL N 6422 Aii1tMAL CLIN[C OF 5P[1 ADp 36304 2527 B94050 Bob 04/14/5994 1VALL N 7212 E-[L]LY CR[]SS pFFICES & STpRACrE 3630 B70204 G8r 10116i19$9 WALL i<1 7211 HClLY CRC755 CENiLTERY 1viALPSOLEi1Nf 3630 H90240 Bab 01l1611991 IVA1_L N 7212 HOLY CRC355 CEMETERY ADI] MAUSOLE[3M 36301 9019 B98031 Dou 0411311448 WALL N 8415 CC}[Jh1TRY FiC7ME8 CHR15T1AN CHUftCH AL3T] GY 36193 036'7 B93047 Psul 07101d1944 WALL N 8506 Pi1'NEY E3C}WES [N"f'L• Fi [ZEtv10IlEL 3619 B92695 Seot OSII p11992 WALL N. 9408 A16RTH WALL 5CHS30L5 FRE MFG CLA55RQOM 36198 1412 B70005 5cot 0612311995 WALL tV 9408 ' PRE5CHC3DL AI7I7 36105 9095 B70214 lerr 0613011989 WALNUT N 405 R05S TAYLOFi APT & 1JN1T fi PLEX 45174 21 U3 896040 Uou 04l15f1 998 Dead WALNLIT N 501 CE•[URCI i 4517 B70070 Gar 04I20/148$ WA5H1NGFCIN 1N 22$44 C`iTE TEA 4RC7UP TOWER Sfl' 04233 90C1& 596215 Dau l ll191199& 1i+ASHPMG ITL3N GV 22804 Nk:XTEC T(31VER CDMM 63' 6"IFOtJi+1Dr1T1(3N EQP 04233 9006 897103 Clou 0612011997 Page 33 of 3S ~ cA,4-.~-~'`~ ~ w 5 /t,cO..~- , . ..e,Q,,~ t)4-Z A('{ 41 At& ^ OrL . O„''`'"►~` ~ ~ , Report ID: Rpt17B Final Building Permits 01/06/1999 Site Address Project Parcel File Mylar By Finalize Status WILLOW N. 22 GUDGEL UNIT APT APT 4 UNIT 4 PLEX 45173.1505 B94029 Chn 08/12/1994 WILLOW N. 5 HI CO CONV STORFJ LAUNDRAMAT 4517 B70139 Gar 08/17/1989 WINDSOR S 1616 HOLIDAY INN MOTEL 25272.9166 694070 Dou 11/05/1996 Dead WINDSOR S. 1628 GROUP HEALTH NORTHWEST OFFICE 25272 2403 896157 J-33 Dou 01/16/1997 WINGER E 1929 NEXTEL ONECOMM TOWER I 10' / W STRG BLDC 36042 9007 B97046 Dou 05/08/1997 WOOD N. 4303 SALEM COMMUNICATION TOWER 335' COMM 06344 9011 B97106 Dou 06/12/1997 WOODRUFF N 2512 RELOCATE STORAGE BLDG 4508 891087 Bob 10/01/1991 WOODRUFF N. 2622 ECOLITE ADD MFG LTS & FIXTURES/LOWERS 45081 0157 B94163 Paul 08/07/1995 WOODRUFF N 2622 GCOLITE MFG ADD WFISE 45081 0157 B97104 Dou 07/01/1997 WOOLARD E 4109 NELSONS LANDSCAPING NURSERY WHOLESAL 37151 9068 696154 Dou 08/30/1996 YALE N. 19430 CELLULAR ONE TELEPHONE ANTENNA FACILIT 37143 9073 693023 Bob 07/20/1993 YALE N. 19823 U S POST OFFICE COLDERT STAT[ON 37154 9046 B98005 K-OS Dou 05/20/1998 YALE N. 25717 CHATTAROY ELEM RELOCATE MODUL.AR CLA 3827 B92067 Paul 01/1611995 YALE N. 26606 MINI STORAGE HALL-N 38271 9059 B941 l6 Dou 02/2311995 ' Page 35 of 35 ~ ~ ~ • O d /~j . ~ ya 0 ~ ~ ~ ~ CURB EXTENSION D ETAI L o . _ ~ - ~ ~ r ~ ° TY9PE R CURB ~ Ln ~ ~ r O C3~ ~ ~ ~ - - - _ co I o t PROPOSED PROPERTY LO ~ - LIN'E ~ ~ v- o• d : N OT TO SCALE - -i ~ , ~ TAO- I*d~ CANADIAN GLIIDE TQ NEIGH6(]UFZHOOd TRAFFIC CAL[Vl1NG FIC I.yRE 3.7: CURB E7L'TEIVSIOlV % ^ J. . 1w ~ a ~ r +'A ~ a f k a _ t ~ ~ y~~ S ~ Phvtograph is far ilfustrative ~aurposes orrly. Refer to Section 4.3.~ for dasign d~tail~ , . _ F . ~ . ~..~..,-M.. . . . ~ s . Desian Deviatian Jus#ification 1. Curb Eactensifln and Parking Bay on 16'' Avenue. The approved design section £or 16'h Avenue is far a 3-lane rvadway vvith a 40-faot design section. The proposed project has been designed ta provide a11ey access to the lvts that front on 1e Avenue This will eliminate driveways with direct access to 16''. There is a need, however, tfl provide fflr wisitvr parking to these unats. This is best acrvrnplished by the provision of a 147 foot wide parking hay paraltel to the outside traffic lane on 16't'. This is averyry cammon urban design detail and would not have a signif cant impact on traff'ic flaw. The de#ailed design specifications for the parking bays are shQwn on the attached drawings. 2. Sidewark Lacatian on 16th Avenue: With the addition af a parking bay alvng 1e Avenue the sid'ewa1k would be maved into an easement vutside of the right of way. The design, detailed in the attached tirawing, provides for a rninimum 7 fovt planting strip and a Cfoot sidewalk behind the parking bays. This will prvvide avery traditianal streetscape. The planting strip wauld be planted with trees on 44 foot centers which will praVide a buffer and screen frarn the s#reet ta the adjacent hv mes. 3 Tratfic Calm'rng Curb Extertsions on 17"' Lane: This is a private raadwvay running east vvest within the project site. The typical raadway width is propased to be 31 feet This is slightly wider tkran required by the Cvunty Rvad Sta.ndards. As a traffic-calming dev ice we are requesting appr+aval of several4-favt curb extensians inta the roadway These wauld be locatedl, as shawn on the attached ptan, on either side of the street These curb extensions have been used Very successfully in vther cvrnmunities to reduce traffic speeds on residentiai streets 4. 4}ff-site Sidervalk Section The sidewalk exttensian to the east frvm the praject site to an existing sidewalk vvest of i]niversi#y is intended as a temporar}+ pedestrian access to the T]niversity Tlementary school frorn the prvject srte. This tempvrary sidewallc would be removed when the permanent widening of 16'' Avenue is accvmplished. It is propQSed that this tempvrary pathway be constructed Arithin the existing road right vf way and to a design sectian af 2 inehes af asphalt on natiVe existing soil. County Erigineer staff, at the public hearing on the preliminary p1at, agreed tv this design sectian. A,s a temparary pathway improverreent khis sectian wi11 be satisfactvey. i, I r . , - CLC Associates Inc. Fi6RMERLV 707 west 7tn Suite 200 Spokane,lNA 99204 509-458•6840 509-458-6844 Falc 5pokana, WA - Denver, Cs7 Ivlarch 14, 2000 Spokane Counky Engineers 1026 W. BrQadway Spakane, WA 99260 ~~~ENED Attn :Bi l IHe m m i ngs MAR 14 '2000 RE: ❑ishman Cvmmvns 5POKANE COyNV ~~~114EE0 CLC#99353 Bill: Enclosed are three applications far design deV'rations fvr the above referenced project, along with seueral exhibits. Please call me at 458-684(] if yvu have ' any questiorrs vr require aray additianal inforrnation. Sincerely, CLC AssoCIATES, INc. I Doug Desmvnd, E 'I.T. Plannmg Engineering Architecture Land'scape Architecttare Land Sunreying , Forrneriy IPE I~I I I~ im - - ~ , • , ' Received From: Recerpf NQ. 122020 Add ress: Date: 4+'W_zV Z Acct. ~Ve~ Amount Paid:~QO ~ j aah~~~Y o 5a1e5 Tax: e$~ t~ Am#. ot Rcct: qo~ MQney; CYrd'er ~y ai Q.~~f, Totaf paid 2 Amt. Paid a • - h8~k~"~ a Balance Due: t~C'ar'rd, ~ PurpoSB:AkN &71WW1" M-"'a .'~ra-,~r~t.--~.~.~''„"~,iw '.•~~y~►~.~-iC , ~ 1 [ - - ~ _ . ~ -.-~:.:nr^ • Received by: - = _ _ ~ : _ . _ _ ~ _ - _ _ ~ - • - - - - . - - - - . . _ ~ - ~ 11"It, NSTCINE CaFt~lFt~iiri~oN 18 6 4'2~J 9 SPaica~NE. WA S~A99204 ~ La~Y 1~n'r- ' • . - , 031I4~00Q ' - 'r ~ 'r"w. - a.: . . .t " " - • • , - . ~sn . ° r s~;'x=a .g : ..r ~.~f _ ` o- .i . ' _ • , -.3°4. ~ ~ _ , a:.~- PAY TO TFiE ~sPQxai~~`C"o~~ry.~ .*40 00 QRoER aF ~ ° ~ . . . - . _ , ~ Nmety aItd-DdL100:r~~#*~m~r*.s*~r~+s:r*~s*:~~+r.*a~e~rws«a.~■r~~+*a::r~~~~~sli~m~.*s~rs~w+a~~tc~*~aa*r**aw~~:~*.~::a.*+~a~ , ~ - OflLLARB Spol~ane Caunty oo' m,`~ ~ L3esign deviat4n MEMn, ~ u■d ~,~648~~■ i 2 5 iOO089i: 10070 ? ii' ~ . CREENSTONE CDRPbRAT[ON 18648 5pakane Caunty 0311412006 1000 No item number needed 9000 I WA Trust Checking Desip devia[ion a 9000 ~r ~ b ,J ?A, i S F' C7 K A N E C C3 TT N T Y I3IVLSION QF IE1dGFiVEERIIYG ANO RC?e1D5 A DN[S[C]hd f3F THE PUBLIC YLTOHKS E7EPARrMENT [N9lliam A Jvhns, P.E, Cauruty Engineer nima a~ATE: ~prii 26,2000 TC3: File PE-1859, Dishman Commons, Deviation Request dated 311412 tl, 3of3 FROM: William Tabns, Count}+ Engineer zl~d- RE: Cnnditions of AppraVal P. ProVrde 2 feet from the face of fihe nearest pnle on the svuth side tv the street face of the curb. 2. Pave with ACP between the curb and existing ACl'. 3. ,A tyge A curb may be used. 4. No maintenance ofparkixcg bays wffl be dvne by Spakaxte Cnunty except fflr sweeping. 5. Dcainage far the street and hays will be provided vvith staidnrd 248 svs+ales and drywells by the de►relvper. 6. Tndividual lot cswners wn1t be infornned via a title notice ~tled by the ctevleoger,that tha bays wi11 not be pluwed of snow and a snaw berm will be placed in the bays, tkat ttiese are public parking spaces; and the parking bays may be remaved m the future far road expansion 7. Maintenance of parkuig bays and Wegetation will be by adjainmg property owners. s 1026 W Brtaad►vay Ave ■ Spvkane, WA 99266-0170 •(504) 477-3640 FA7C. (509) 47/,,.T655 (2nd Floor) 477-3478 (3rd Floar) •'S'I7D (549) 477-7133 L z i t S P C] 1< A. N E C C3 U N T~ L7I14SI[31v pF ENGTi+fEEFiIIVG ANp RDRDS A I3rir[5iOtV OF TS-IE PCI8LIC WClRKS BEPAAThtENT William A. Johns, P.E., County Engineer May 1, 2000 Tadd Whipgle, P.E. - CLC Assvciates, Inc. 707 West 7h Avenue 5pokane, VVA 99204 SUBJEGT; Dishman Cvznmans 16" AVeuue Crvss-Section Design Deviatian Appr+nMal C'rentlemen: We have approVed this request, with conditions: Tam enclasing a copy of the approved Design D►eviation and the Conditivns. Please caU Ed Parrry ((509)477-3600) if there are any questioas. Sincerely, William A. .Tvhns, P.E. Spolcane County Engineer ~ e.F,. !rYd J. dr., P.E. , Flan keview Engineer 1026 fN Sroadway Ave, a Spvkane, WA 99260-0170 •(509) 477•36(7f] FAX (549) 47I-7fi55 (2nd Fiaar) 473-7478 (3rd Floar) • TDD (5(]9) 477-7133 DESIGN DEVIA'T'XON ;TAFF, RECUMMENL]ATICINS • ~ ~ OE"-Om t-ttm *t- . .C7) 6Z U^*/ LO ►vt- Nt`T MAk~A-Jryl" `°7`th!C Ayr&* . yF-- v~'~C` pci~i.. , c" " i,(brt, ►~c~ ~ ~ -,a~~ v~. 6:0 c:~b,~Ft;evm eir~l yJgT$kL4-L. --pe-kWrr, r-lc~.w . 61 p Jera c~~.~, i ft~ e-lkftV 615 Q-CVOO' IStY AA ,~~6 w~ ' 1ppcoved Ajip;rPve,d ~vlconditaonx Nat A prvved ~ . ~ ~ k r,oject'Manager Dare - ' vpprcrved A'px, ~s,roved~.wlcanditioas*'"~Nat Approved ' } _ { r } . - ~ ~ • ` ' _ ~ w,+a ~ r,~`,S, • Y - 't , Planning & Traffic Engincer Dafe : . Y • _ ~ .ppraved •,Appinved wlennditions Nat Approved . Prv1'ect Manag emecnB Em ' eer D ~ ate ' ~ ppsawed Appraved ~lConditions Ncrt Approved - Qp rations Eagineer Uate,' POKANL 'C13i7NyTY ENGI1+jEER'S ETERIYIQVAl'I0i4t . - ~ -r, - ' • ~ ..~'~)P- ~ - ~ ~ - , ~ ~,,~r r'-~/~ C~ • ' pproved wlno conciitzans Approved as recommended absave ~Nbt~ ~ S¢]Rk~ "77 CL D3tC ' . _ . ...f . ~ RE, . , QVL'.S.1 FOI1►_'~ESI~ ~EVIAlylON ' r. $30.00 . ~ATF, IwTarch' 14, 2040 R~~►D N.+~. (1) 16th ~L~re. J(,2) 17th Lane ; rv ~ CRPJRIY]. # , . NAME C)F FLAT Dishmaii Cnmmans ~i Yiat #Pz859 ADDRESS QF BLD .~'.r Eas t o £ J]ishman Miea on 1 6Ch Ave. NAMIE OF BLDG ;PRCJ.TECT i BLDG# B9 S T R , . FEDERAUSTATE PR,OJECT # PROdEGT LImm F-XI5T1NG CC]N.[7TnO1VS: PRC)P{]SETJ fWROVEMENTS: RC]AT3 WI7TII i SEE AxTACHE13, R[)AD SURFACE ~ a A'V G. I3 ATLY 'TRAFF IC - ' Current Traf('ic Coaan1 Design YearTraEfic Coun¢ " PRC}M'CT ~~~~RW'"C)N Res~d~r~,tial _p]_aC xaitYy pa,riineter _ i=ra-yemenp ta 16C1ti Avenue and i7'I,teri[7r pTi1f1tE Z'OSd5. FROPC~SE1],,DEa~'~GN 13EV~',h°~OtV~ (1) CurR~ ex t er~s ion and p~,rking bays on i6th Avenue ; - -(9) ¢~~d`ewalk 1ncatian ad-iacent ta DLanQSed varkine hais on 16th Avenue . = ;=T~etailed design specif3cations are attached» - iir-•., r•_ _ i - . . F - - Tu,STj FI.CATION: +MAR 14,7 goo • _ - SEE ATTACHED . - - • 'OcolgE _ , . „ L M01 . - r Ie _ i . , , ~ , 'U~M'~~Tl BY -N`~rlChwest Regiona~. FacilitaCr~rs (.~Im Fra;nk) DA~,E Ma~'ch ].4: '2'f1a[J F ADDRESS We,st 707 _7th Ave., Si)okane, WA.. ZIP C[3DE 99204 F ?HOIwIE # - (nnv,~#58=58b0 ' ' . Al]MINXSPR~ VARrANCL_T'EE OF $30.04 I AIII) TC? SPJK►i,NE C[]UVTY' ' _ 1026 w ~~O.~DwAY, sPOKANE wA 99260470 ~~ldNE (509)456-31 00 FAX (509)324-3478 _ -RCQ T WI NQT 8E 7EEVCEWEl7 ° [THCD[JT FIJND5_ - # RECEWED BY DA'TE (4W~D DE5IGN DEVIATI4N • iTAFF RECUMMENDATIONS . ~ ' i ~ , . - . , v ~~~;wJc~nditions NocApprbved lpproved ~A~~„r/~, . r«~,~~„-~ 'c'" , .~~":+a~~'<`'~+~~~':; / ) • ~ ~ ~ s~`:. _V~~ r`~" . . ~ , roject~Maaager ~ ~7ate . ..~,~~i, :7~`~v.J•~''~~°S ~ . . t tf~~d ta.rtr': ~ ~ ?`r„' f ♦ s; '~~rt : ~ ~ ' .n "~~~f~`. . ~d4 v.ec~•~ ~Ar~ro~, ti`-W(conditions Not A roved " ~•~P` i~.. P~?F~ ~ xs„{, `p~f; • ~ . ,~-,U. i~.-. „r~ at~F • ~ . ~I.~'.~:~ . ' ~ ` . ~ . - Planning & Traffic Eng'tneer ~ ~ .~pxoved 1 A►pQioved','w/condirions Not Approved - - ~ ~ - , • Z,anagement Project E-ngineer 'Date , - . . . . ~ - . . . , • , ~ ppraved Appioved wlconditions Not' Approved ~Opefation's Engineer Date " PUIS'ANE CU~JN'T,(='~~'NGINEER'~5 ; ~ _ ~ . , _ . . • . ETERMINA'I'I(3N: ~ . . pprdved w/nb conditions ~ Appre~ ed as recommendetl above Not Approved , " ~ . Spotcane Caunty Engineer Date . ' , , . ~ F - q ~ REQUEST FOR DESIGPW DEVIA`T`IO;N $30.00 ~ - ' D~TE Ma-rch 14, 2000 C3AD I~I r' (1) 16th Ave. (2) 17t~h Lane R _ AIvT~ , CRP,+'R'TD- # NAME Of PJ-AT Dishman Commans p1at # P1859 A]]l]RE55 C3F SLUG East of Dishman Mica-an 15th Ave. ' - NANE oF B'Lb~"ar PRC}.IF-cL' HLDG# B9 S T R ~ FEdE.C►AI.Js3 1A,l JSd PROJ° L. J. ~ PRti"'9 EL.,L L7mY 1 .7 - EllIr]TING CO1'IiJMLIN.7: ROPO3JuD liYxC.L1.OY,GLYIGNTS: lfi'OA1.J YN 1 lJ 1 17, ~EE AT1 t1LRED RDAT] SURFALE F_V. ATIACRE} ,A1IO- DeAILY TRAFFIC , Current 'Fra6fic ecaunt Desagn Year Traffic Caunt ~~OJECT 'T}'SCRTPTT0N Raci r~F+n7'ia~ - rr1 ai' e.v-I Yl'l•~?i"'Irna he~3^ i~ • L 3nteriar private raads. _ i . ~.I~C]F~SE~ ~]ESIC~~'+~' DE~4,'~~N (3) Tra~t f ic calmixug Guxb Ee~tensian on l 7 th Lane. - Dpetailed desi,- soecificatiansll are attached. , I ` • 1' . . . I u JUs~ICAMON. _ Ml~ f 4 2joUf ~~F, ATrWIED . , V MAMEim • I , ~tJBM~i'~D ~'Y _ldcrrthwes.t RegionaT ~"aci~.itatars (Jim ~'ra~'~C) DA'~ Maar~.h 14, ~'Q4~m kDDR]E,"aS West 707 7th Ave. ,Sookane, WA. ' . 7,IP CpDE 99,Z,04 ?FIoNE # (5'6)458-58fia ADMINISTHATiIn VARUkNiCL ;CEE [)I+ $:30.00 'FA11D T4? SP4]KANE COT1I+Tl,Y - 1026 W BRoxDuvvAY, s~OK.d►.NE wA 99260-0170 PHc'avE (509)456-3600 FAX (509)324-3478 - - -P EQU T wILL NOrB~ REVIEwED :WMOuT rurnrys- . ~AS1~G`ff-IE~~ # F.EC;EIVEL7 ~3Y D1'~'TE , . ~ . ~~a~~ ,sa_~~ • ~ • _ ` _ - - s - _ . - • • M~4" I.~ESI~'s]V D'~~117~'T`I[]~N t , 'TAFF RECOAMENI?ATZC]NS ~ '~~c~,n.~ uw~;~.p~~ ~1 . ' • kgpraved Apgroved wJcond'etioms Not Approved , Project Manager . Date . " ' - ' _ • - LP~arnved . b~";~dl ~vJcandi¢ions No6 ,~Cppa~s►re~i - , • - ,'r,.~-~ . - ~k _ 'r~'-~"~• - ' I ~ l~ ~ ~ ' •~~:.rys~} r r -s "'a, P[annxng & Traffie ~ngineer '-~~a1e ~~y ~ ~ 1 V _ ~ , l . • ' ~ Y V f , 1-N _ •:pprov Approved w/cQndilivns Nrat Approved ' - • ' ,f ' ~ ' . Fraject ~anagerracnx Evguneer ~ Date ,pproved Approved wlconditions Ncrt Approved /ion!sEngineer y~+~" . • • . ~pera - Date ~ . . • ~ k . S , ' ' . P[3KA1rTL''' [:4]TA~fW.~'WG"INEI.+'R'S E7ERMIINA11_[}N: - - ~ ~ • - . ; , ' . • - - . z; - ' pPra~r wlna -bcanditiaus Approved as recamnmended-above Not Approved _ ' . i.~-- ~ - Spokane Cou ty ngi ec Date 6 - ' - REQUEST FOR ! ESIG1',~T D19VIATION - . ; $30.00 ~~a"rGh 14, ~-'2000- - - .RK,~'~~T~~~j -.,(I) 161th Ave. (2) 17th Lane CRPJRID # ~~:~:Ill s h►rian Cosrrmons Plat #'''`-'P1859 - • , t;~ East of Dishman Mica an 16th Ave. ~I~ , : - - - - AI;7$3AE55'bF ;0LDG I,~ . ' • _ hTAME'O' i6r'r PRO:DEGT BLI)G# ]B9 S R i i ~~Y ERAI.JS'~'.i~.'~' ~'.OJE~' # Z'14.~JEGT LIM~'I'S ~ ' F-XI5'FING CC)NrL]MC)NS. &'ROP(?SED IMPRC)VEII+IEN'TS: ROAL7:W-IDTIJ ~ . SEE ATTACHED. 'R OAD SLJAP'ACG- sEE AT'rACM AVG. DAWY TkAFFIC z Current Traffic C;ount Desigu Yea'r Traffic Catint CROJF::C1 DVSCILkHM0N rnq'- x' . pT'iV2tH 'CaSC~B. , • - . PROPidSEDAESIGN 1D~VIA'HCDY*1 . (4) off-site, sidesaa].k seimtion. , " • T?~ra-i_lc+r~ 'rlc~c-I'~n ~narifirati~nn~ ar~ at~'Y'ar'h~±rl_ ~II , ' . w ~i ' .~~3' 4w=i• '~a~qi _ , . . _ , t ~ - - M1 i ~y ' ~ ~ F'~~ r . i N R6 5`'I~~'~i+~i7q{~7N' ~ i SEEfi.='xT14CHED _ c , . ~ - ~s `.+'~`w • ~ ' - , ~ •iRr_ _ • _ , - 1 f.•L~.,e - f III Y ; r.'. . ' ~ ~ Ilj , f . , • _ - - . ,~i ~ . - . ~ Narthwest Regimna7. k'a~~~~tator~ (JimFrAnk) March 14, ]UBmn-i'Et), BY ° - _ ~ III DATE . 4DI]F.E55 y~st 707 &th Ave. , Svokane.' WA. II ZIP G[3T3~{•9.§,~DA [~9 458-~586~1 ' C1I~ # f5 ?T~ ****~s* "AIX"S VAR14NCE FEE +IJF $30.0U PAUU TIC) SPf?KANE COU N~'IY. 1026 w BR640KANE va~ 9nQ-01'70 PUCmNE (509)456-3606 rAX,(51)9)324=34~8' -REQ T wia.L rraT sIE REVIEWF-D Ns-MOUT FurrDs- • • ~ ko # RECEMD BY DATE -144VV~q) . . " 'Ij ' ~ t7 - IVIem'Qran' um Date: September 7, 2400 To: Bill I3emrnings, P.E. Frorn: Ed Parr~/.iw ° Snbject; P1859 - Dishman Comm4us Ilessgn Desiativn Use Eqnativn to Correlate CBR tO Mr VaIMS III P8`NCltlgilt DCSigR , _ ~ . This prvject is located east of Dishman Mica Road, alvng tte south line of 16th Avenue, wes# of FeITs Road. he AVenue is a Friricipai Arterial (3-lane) at this locatian. The 5pansor's Engineer is proposing that an equatian in the AASHTD Manual he used to caareelate CBR test eesults to an K ►ralue for the par+ernent section design of Ie Avenue. The CBR test used co deveirap the design data far tEse 16'h Averiue paaement sctivn was conductei nn a soil ssmple taken approxirnately 200' svuth of the 16th Avenue rvad alignment. The recommended design Mr value of 11,000 is on the high end of rhe index range far fIze sail type (SM and SP-S'1Vk sa'rls). CBft test was canciucced on a soil sample firom the approximate mid-point of 1'7* L.arae, some 200' scruth ofthe 16`h Avenue alignment (See attachad map)- `ihe svils slong 16'h Avenue aspear to be reasonably similar ta tt►e soils Ti'atn the C8R test locatian (See attached graph). The Pavement Manageanent Sec:iian ind'rcates 4hat kha rwomrs►end'e-d design 1VT, r+aiue is in line with data abaut tttat area. However, 1. L7iscussians with the Pavement Mannagsment Secticsn indicates thaE the County's prewious studies of a CBR- M, cvrrelation faund a highly varia}aie range of CaR values fnr similar srEil types, and a hdghly variahle range of M, ualues within sail types. 7`here does not appear to be a reasonable correlation ketrveen C8R and 1Vir values, a# leasE for the soils in this area. 2. The CBR test was conducted on a sail sample from the southerly portion rsff the prn3ed site, ncrt or~ a sample in ar very near to the tb`h Avenue alignment. Testsng is custamarily perfortned on svil samples fi•am rvithin vr along the road alignment in questicsn. ffthis Deviation is approved: l. ne Engineer s1ou1d te plac;ed an natire that 1. 1. The County Enginm does not accept this ccDrrrelation rraetticad as a snatter of smda.rd practice, and that the apprc,wal is based solely on the c,oincidence of their design vatue with the data on file at the County fnr this area artd the similarity b$tween the test saraple soil and the lb0' Avenue test pit soils, 1.2. Future K vaiues, where requited, are to'be determined either'by testing of soil sarnples, or back- calculatian of non-destructiVe deflection testing data. Frivata consultanfs are locaity aVaiiahle ta pravide non-destructive deflec4ion testing and bacs-cal&zlatian services. 1.3. The Covnty Engincer rioes nat acoW the proceiuee user1 ta develop design data for the i6d' Ar+enue pavenetyt section. Althvugh the requirements for soil testing for use in pavement design msy not be expIicitly splled Qut in the Sturrdards, it is rational t❑ expact that the most reliabie data far pavemeni design would he deriVed from soil samples takem within, or very near tv the proPpsed roadway aligiiment. Uesign data on any fucure projects shall be based on 4.he characterisrics of so"rl samples abisined sviihin vr alrng the road alignment in cguestinn. ~i'i ~ . S P a P~ I1.~ E ~ LT N'I' Y i DNI510N t]F ENGIIVEEAIRIG AhiC1 Ri]Ad5 A C1P~1[SIL1~i aF TIiE T'iiBLIC WDRKS C}EPARTN[ENT William A. ]Qhris, P.T., County Engineer SeptembeF 8, 2000 Tim Schwab, P.E. CLG Assaciates, Inc. 747 West 7`h Awenue Spokane, WA 94204 SLFB1EC"'Fi _ P1859 - Dishman Cammons Design Deviariva ApprovaT CBR to Mr CnQrversinn Gentlemen: We 1ave approved this request, with these conditions: 1. The County Engineer does nvt accept this carrelation me'thod as a matter of standard practice, and the appro►aal is based solely on the coincidence of t.he design Value with the data on file at the Cnunty for 1his area and the similarity hetwe,en the test sample soiand the 16ffi Avenue test pit soils. 2. Future M, values, ►avhere reguired, are to fe determined either by festutg of snil samples, or baCk- calculativn af non-destructive deflection testing data. Private r.onsul6ants are 1or-a1ly aVailable to provide non-destructive deflection testing and back-r=alculatian sen+ices. 3. 'Ihe County Engineer does not accept the procedure used to deveiop design data for the 166 Avenue paVernent section. A1t4sough the requirements f4r seil tesiing far use irs pavement design may not be explicidy spelled crut in the Srrxndurrls, it is ratianal tca expIect that th$ most reliabie data for pavement design wauld be dergved from soil samples taken within, or very near to the praposed roadway alignment. Uesign data on any future projeccts shall be b~ased on the characteristics of soil samples vbtained within ar alvng the road aligrrnent in guestion. ►JVe are enclosing a capy af the approVed Dewiation Request. Please cal! Ed Parry ((509)477-3600) if there are any questaons. Sincerely, William A. Johns, P.E. Spokane County Engineer p-G' Edward J. , Jr., P.E. Plan ReView Engineer CC: Project File I 1026 W. Braadway Ave. • Spofcarte. WA 99260-0170 •(509) 4773600 FAX. (509) 47-7655 (2nd F1oor) 497-7478 (3rd Eloor) . TDD. (549) 477-7133 DESIGN IlEVIA"TION ' A`° 7AFF REC€?MMENDATIC]NS • * , 'ipproved Appr,6-ved wlccaucfitians Not Approved ' ' ) • x-)'',j~ - Projecr '.Ewlanagcr Date ~0 1 &r' A "4 ~~-7'" ipproved ' Approl)ed wfGDudiCians Not Approvcd r • ~ ~ ~ ~ ~ , • _ • ~ i ~ ~'lanmirag & Tra~fic E~gineer " ' " i3~t~, • r . ^ ~ _ . , - , , _ • , _ ~.y~''~ .y - , - pprvved ;+.pprvued wlcondirions Not A~a r6`ued - Prrajact Manageznent EDgiecr Date . ~A 9 ~"~''~r ,i''~~.~ r° ~y~.~ .~.r~ , . pproved Appraved wl'conditirans Not Approved ' ~ Ogera /Jons:E-n-gPlincer I7ale Pt7KANE COYN~'1~ E~1'GINEER'S , • 9 FAMINATZCIN: - Ppr0ved-'Wln6'o0aditioBS Agproved as reconimended ai~ove Not Appravect ~ Spokance C~++ue? yr"r Eaginesz ~ Da7e s . , iGC' I' 1ECEf Y ED ~~~sT FoR nEsI~:'~v DE~~oN ~,u~ ~ ~ ~~a~ , $30.00 ~~~KANE COUr~TY UIGINEE R ' DKIL. August 29, -~~00 RoAD NAiiM-16tb Avemue ~ ~cRPnRU). # r~~ PHIAT Dismndim -~on&on!A I>l'ac P1854 .~D REss o a~LD G ~ N.A11~ Q~f'$Lr3 G PRC)XCT ~BLbG# B9 S~9 T 25 R 45 ;F"EDERAI..lST,kTE PRC}.1ECT # PR,~."73ECT LIMn'S West of F'elts Raad, Just west • . af Witlnut Road. ` EX1STING CQNDMONS: PRL7PO5E-D RMFROVEMENTS; i ROAD W1DIr,11 ` ' + 4~ ua~red~ r~3.dtri _ curb asd ;I ROAll 5URVACE ` ACP guttex E .AVG. D I~Y TRAT-TZ'C curxent TrakFic Count ' . De,sagn Year TrafEc Cownt PROTEC7T DE SCRIV'Tf[3N, -S0.inple fsay resident3a1 sub-- •slnu.. . . ~ PRC}Pf]h~L,I3 ]]:CSxQN .DEVJ-Itii'nL7N Use C$R valrue tv esGimaie the reslliertC madulus fnr aavement deuign instead af using at' kesilient modulus test on iepTesentative'su'bgrad'e sv31- saoples knrawal tp-~cpLasist vf s3Yty mediv.m (5I-1) aiad sl±ght1y s'~ity, ~stec~'iinm sand (5~'-'S1~) . " _ ~ --Q~ ~[ie' 'res, ~ ;i mr~du} ~:u% 'test canna~t be ~,ui~clcly cmnductt~d and there are •very fe~ ~:a~rn~afiies. ~:rn . .~,.~A►"~_r .y.T,-.,,_~~. • - . - . , r _ - . tbe '~~hat' Oerfvrm thi.s testing. CHR value Ilas been estahlished,. snd t. ' ~ refere~tpd'!otaterial relates CBR value 1ta resilient vso~ulus value f~r pavemeTit de fijen?,,~, <".T~a'b~.e 2.4 ana Appe-ndix BY} rrf AAS1~TG. • , ~ . , I' . I . • , . . , . ' i; • ' _ , . ,I • i{• 3UD1V~l[~L"I'~"'~"'l~ B3~' '.4i ASS[?Gia'teS, IIlC. (DaL~g I}eIne, nd) DA'~ l~111k~'t~ '~~_'9., 2[~QCI . 1 `l~ ~17~tES5 707 W. 7~t1~ Ave., St~~e. 20{~;~ WA k3,0204 ZTP C, (JbE 99204 - • r 7~x~tE # 458-6840 (509) 458-6844 (fax) ? AD41MSTRAT" YARTANCE FEE iDF $3D.016 FA.ID TO SP0K&NE CElUNTY 1026 ~ ~ROAnwAY, SPOKANE wA 99,260-0170 M-OzwrE (509)456-3600 FAX(509)324-3478 , -REQuEST wzcL Ncrr REVI M wMiOUT t~~rNps- ,AS ~6 0# RECEIUED B"]CC' DA,'TE ?-11~14* ~ _ x, , I • DATEI] this 14kh day oF May, 1999. SPfJKANE CqLlNTY HEARiNG EXAAMIIHER f 4a Michae C. T7empsey, WSBA #823 Q` N[]TICE OF FINAL X]ECISIOIY AND NC3TICE QF RIGHT 'i'O APPEAL Pursuant to 5pokane Caunty Resoiutian Nos. 96-0 171 and 96F0632, the decisivn a£ the Hearing Examiner on a caanbined application ftar azone reclassification and preliriinary pPa€, and the accompanying S EPA deterrrxinativn, is fina1 and cnnclrsssve unless within ten (10) calendar days from the Exarnaner'S Wr1CteI3 deCk5l0Il, Sparty [7f IeCaI"d 3ggr1eVed by SUCh deC153d11 file5 an appeal with the Board of Caunty Cornrnissioners af Spakane Caunty, Washington. However, R'C W 36.70B.110 (9) indicates that administratiVe appeals of caunty land use decisions and 5EPA agpeaIs shall be filed with ttae legislafiave bndy within fourteen (14) calendar days of the date of the decisian. This decision was mailed by certified mail tv the Applicant on May 14, 1999, Depending on which appeal periad referenced aboVe legalFy appfies, 7'HE APPEAL CxaOSING DATE IS EITHER NfAY 24. 1 °99 OR MAY 28. 1493. The cornpiete record in 3his matter, incitiding #his decision, is on file durin; the appeal penad with the Office of the Hearing Exarrriner, Third Flvor, Public W[rrk-s Buitding, 1026 West Broadway .4venue, Spokane, Washington, 99260-0245, (509) 324-3490. 'rhe file rtiay tae inspeGted during norrnal working hours,lis#ed as Monday -Fn'day of each week, except halidays, hetween the hours of 5:00 a.rn. and 4:30 p.m. Capies vf the dacuments in the recQCd will be made auailaTale at the cost set by 5pokane Caunty Ordinance. KE Fiandings, CancIusions and Deeisian PE-3 859-9 8IZE-17-98 Page 28 ~ ,F~ stateme~at shal1 be placed in the dedicatign ta xhe,effect that: "A put~lic sevs+er syster~ will ade available fc~r the piat and individual serwice will,be proVided to each 1at priar to sale. Use ° individual ❑n-site sewage disposal systems shall not be auth4rixed." 12. T catory language an the ~rIat shall sfiaxe: "'t3se of prir~ate welis and water systems is proh~~ 1 The fina1 plat dedicativn shall contain the fvtlowingi staternerat: "The public water system, Flot t to the V►+'ater p lan approved by caunty and sca#e health auth~srities, the lveal ~re protectivrn the County BuiPding and Planning Divisian and ivater pur~reyor, shall be installed withan division and the applicant shall prt~~vide far indivi~iual dc~rnestic water service as well as ection to each tot priQr to sale Qf each lot and p~iar to issuarice ~sf a builc~ing permit for 5PC]KANE COlliVTY FIR.E DI5TRIC'I' NO. I l. The instattation of new fire hydrants is required at the northwest corner of I5`h Avenue and Herald arnd at the southwest corner af 17" and Herald. _ . ~ , WASHINCTt}N STATE DEPARTMENT OF ECOLOGY 1. Ail applicable water quality regulatians sha11 be cflnaplied wit.h. See letter dated March 8, . 1999 firom WDDE t0 3iin Mansan in project file. HE Findings, Conclusions and L7ecisian PE-1859-38IZE-17-9$ Pa~e 27 ,r r ~ 7. AY vvater serVice far this project sha11 be provided irLaccordance with the C€aordinated - Water Sys#em Ptan for Spakane C4unty, as amended. , SFC]KANE REGTONAL HEALTH DrSTRICT ~ 1. The inal giat shall be designed as indFCated Qn the prelimina.ryr plat of recard and/Qr any _ attached sheets as noted. . 2. Appropn'ate utility easernents shall be indicated on cvpies-of the preliminary plat of recvrd for disttibutivn by fihe County Y3ivision ❑f Building a.nd Plannino, to the utility carrspaaiies, the - Spakane Caunty Engineer, and the S,pakane Regional Health ,District. Written approual of the easements by the utfliity companles must be received prior to the subrnittal ofthe fnal plat. - 3, The sewage disposal anethod shall be as autharized by'the Directar of LTtilities, Spakane County. 4. Water smice shatt be cQQrdinated thrvugh the Director of Utilifiies, Spokane County, 5. Water service shall be by ara existing gubiic water supply when approved by the Regional Engineer- {Spakane}, 5tate I7epartrnent of Healih. 6. - F'riDr to fi1ing the final piat, the sponsar shall demonstrrate ta the sat~sfactivn of the Spokane Regional Health District that an adequate ataci patahle water supply is available to each lot of the piaC , 7. Prior to f ling the final plat, the spnnsor shaIl present evidence that the p1ak lies within the ' recorrded serviLe-area of the rvater systerrr proposeci to setve xhe pI at. - - 8. A plan far water facilities adeqpate far domesCic use, domestic irc7gation zise and fire" pratectivrr -use shall be.apprQVed-by the water_,pin-veyQr. •Said water plan must be-apprvved by #kse - fre prvtectian district. The appropriate health authonties, vwater supplier (purveyor) and the #ire protectivn distfict shall, prior to the filing ofthe final plat, certify on the face of said water plan that the gtan is in confcarmance with thebr requisements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for repraduction. 9" The purveyor sha11 also certify prior ta filing the final plat an a copy of said water pYan that appropriate contractual arrangemenfis have been made vvith the p3at sponsor for constructivn of the rvater system, in accordance with the approved plan and tirr;e schedule. TYae.time schedule shall provide; in any case, far c4mpietion of the water system and rnspection lay the appropriate health authesnties prior to application far huElding permats withirr the plat. The contractual arrangemenrs shali inciude a provision holding Spokane CQUnty, Spoica.ne Regional Health District, and the purveyor harmless frvm claim5 by any 1ot purchaser refi.ised a building pexmit due to failure of the- piat sponsQr to satisfactorily cosmplete the approued water system. ' 10. A public sewer system sha4l be made available for the plat and individual ser-rice will be ; pravrded ta each lot priOr tv sale. The use of mdividuat on-sifie sewage dispasal systems shall not be authonzed. . . . HE Findings, Conclusians and Decision PE-1859-931ZE-17-98 Page 26 ~ 24. "The stormwater management systems and roads for th.is plat shall be canstructed and certified ttr be construcded in accordance with the accepted rvad and drainage plans, ❑r all the requxred improaements rf-iust be banded fnr in accardance with Spnkane County regulations, prior to the recarding of the finaI p1at. Record drawings and a11 Gonstruction documentation shall be submitted with the prtaper certifcation statement. 21. Abond for the anticipated engineering inspection and certiftcatian pnrtion ofthe prcaject shall be posted with the C6unfiy Engineer prior ta plan acceptance. SP(JKANE CC3UIV'TY I]IVISION [3F U'x'ALI`1'TES 1. A wet {live} sewer connection to the area wide prabllic sewer system shall be constructed. A sewer connecfiian permit is required. Commercial develvpmerrts shall.submit hFStoncay and or estirnated water usage privz to the issuance of the connection permrt in arder t+a establish sewer fees. 2 A Public Sanitary Sewer easement shall kre shawn an tne face af the piat and the dedication shall state: "The pergetual easement -ranted to Spvkane County, it5 5L1CCe5SOI'S and a55ig]'45 iS fo1' the sole purpase afconstructing, anstailing, operatFng, rnaintaining, repairing, altering, replacing, remavirzg and alt Qther uses or purpases which are or may be related tv a sewer system. Spakane County, its successars and assigns, may at all times heFeafter, at their awn cost and expense, rernowe all crops, brush, grass or trees that anay interfere wixh the constructingp instaZling, Qperating, maintaining, repairing, altering, replacing, removing and ail ather uses or purpases which are rnay be related to a sewer systerrr. The grantor(s) reser+res the right to rase and enjay the prnperty which is the subject of this easement for purposes which wil1 nat interfere with the County's full enjo}+nnent ❑f the rights hereby ganted; provided, the {Grantor(s) shall not erect or ccanstruct any builciin g oz other siructuce or dri~l -on tite easemer,t, or-diminash or-sutastaitEial ly add - ' to the ground caver ouer the easement. The easement de.scribed herein is to and shall run with the ~fand." - - - - - - ~ - - 3. _Applicant shall submit expressly to the Sprakane County Divisian of Utilities "under separate coWer", only those plan sheets showing sewer plans and specifrcafiions far the public sewer Gonnections and facilities for review and appraval. Cammerclal devetQpments shall subrnit historical and ar estimated water usage as part af the sewer plan subanittal. 4. Sewer plans acceptable ta the Division af C]tilitaes shall be submitted prior tD the finalizatton of the praject. 5. Security shall be cfiepasited with tlte Divisivn of Utilities for the constzuction of Che public sewer connection and facilities and for the prescribed warranty period. Security shall [ae in a farrTa, acceptable to the Division af Utilrotaes and in accordance wrth the Spokane Caunty Sanitary Sewer C7rdinance. ~ The dedication shall state. "Arran~ements ~'or paynient of applic~.ble sewer charg~s rnust be de prior tQ the issuance of sewer connecfiion petmic Scwcr chargGS may include special ~ nnectzon charges and generai facilities charges. Charges Tnay be substantiai depending upon #fie Cure of the development." ~ HE FindiYicrs, Canclcasians and Decision PE-1559-951Zk-17-98 Pac;e 25 "The Za fooC driveway easement cornecting to Felts Rvad shall serve only Lots 4-6, Block 2„ (see note in condition #15 below coneernirig reuision tv the road standards). " ARNING: Spnkaane County has no respnnsibility ta build, imprvve, maintain or ather e service the private roads cantaineti within ar proyiding service to the praperty described his plat. By accepting this plat or subsequently by allowing a building permit tQ be issued , praperty an a private road, Spi3kaI1,e CDi1I9fy a551iF3teS I1U Obl1gSt1C3i1 fC?L 5aid pC1Vate I'(d3d the owners hereby xcknawledge ihat the Caunty has nfl obligation of any kind vr nature t5C]eVer to e5~abZ1Sh, e7CaITlli1e, SIITYey, CC}i15tIliGt' c1lteF' I'epa11' 11T1ptDVe, IT1r3IT3tali1, pZ°oVlde nage or snaw rerriaval on a privaie rvad. This requirement is arid shall nan with the land n halI be binding upon the owner, their heirs, successars ar assigns including the ata batpon io participate in the mairatenance ofthe pn'vate rcaad as pravided herein.,' 15. The final plat shall be improved to the standards set forth in Spokane Ccrunty ResolutiQn No, 95-049$, as amentied, which estabtishes regulations for roads, apprvaches, drainage and fees Fn new cmnstruction. Nate: The 5pokane County Raad Standards are currently in the pracess af being revised and haue been presented to the Board of Caunty Gommissicrners, but have nat receiued final approval. Private aIleys are prouided for in the revised standards. Tf the road standards are adapted with the pravisian for private alleys, the applicant may prflpose tv use aIleys ta provide access tv Lots 1-6, Block 2, as shown fln the prelirninary plat of record, at the tirne of FinaF Plat. lb. The County Engineer has examined thas deveitipment proposal and has deternnined that the impact af this propvsal upon the existing Counry Raad System warrants the dedication tif addEtional ~"ti~ht of Way and the raad~vay arnprovements hereia~ specified. 17. The Caunty Arterial Road pian identifies 16'~ Avenue as a1{]0 foof Principa] Arterial. The existihg -fight af Way widtYi bf 64 feet is ric~t eoiisiseent with thai specified in the F'tan: Iri arder to - implemenfi the Arten'al Road Plan, the applicant in additaon ta the required right_of way dedicatavn . shall set aside a strip of property 17 feet in width alvng the 16"' Avenu~ frontage in reserve. This - progerty-znay be acquired-by~Spokane CQUnty at the time when Arten'al ImprQvements are anade-to - - 1 6", Auenue. 18. The applicant is advised thafi there may exist utilifiies either underground ar overhead affecting the applicants property, includir►g property to be dedieated ar set aside future acquasition. Spokane Gaunfiy rvill assume na financial obtigation for adjustrnents or relocaticsn regarding these utitities. The applicant should cheek with the app2icahle uti]ities and Spokane Ccrunty Engineer to ` determine whether the applicarat or utility is responsible for adjusiment or retocation cQSts and to - make arrangements for any necessary wark. Stormwatec L7rainatze-EnEineerln2 19. A prafessionat engineer, l'acensed in the state caf 4Vashington, shall subrrait final road and drainagc plans, a c3rainage report and calculations that confoern to al] current standards and laws ~~~emin; starmwater rt7anagement in 5pokane County. Fina1 dt°ainage plans arad a drainage repart shal] receive the County Engineers acceptance prior to release af acvhsti-uctian Qr building permit, or approval of the land acfion. •i°f E ~ HE Findipias, Conclusions and I3ecisian FE-1859-981ZE-17-98 Page 24 . , , i approval by the County Engineer. 6. A11 construction wifihin the existing or pr4posed Public right-of way sinall he campleted prior ta f ling the final plat, ar a band in the arrtvrant estimated by the County Engineer ta cover the ccrst af canstructian of improvements. consiruction certifieation, „As Built" plans and mvnumenting the street centerlines shali be filed vvith the County Engineer. 7. Appraach Petmits are required for any access ta the Spokane County road systern. ,~i he applicant sha11 dedicate 3 feet of right-crt~way alonm 1fi`~ Aver~ue. The appircau~t sha11 ~ applicable bor~ier easements adjacent to Spokane County R.ight of 4TVay per Spokane County (0(dards. 9. The County Engineer has designated a 3 lane F'rincipal Artenal Raadway Section for the improvement of 16°i Avenue which is adjacent to the proposed tievelQpment. This will require the addition of asphalt, curbing and sidewalk along the frontage of the development. A copy vf the Roadvvay Sectian prescribed by the County Engineer titied "16" A'v ENLTE DISHMAN MIGA - UNTVERSTTY RGAD" is attached CQ the Canditions ~f Approval recommended by the County fvr the praject 10. The County Engineer has designated a Lncal Access Roadway Sectivn for the improVement af Felts Road whieh is adjacent to the proposed development. This wil1 require the addition of appraximately 5-7 feet af asphalt alang ihe frontage of the deveZopment. The construction af curbing and sidewalk is also required. , 11. AMitigated Determination ofNon-Significance has been issued for this proposaj. The - - - : appii~ant,lias .agreed- to construct- ari-irripraveci-off-si lc: pede3trian access alang -Lci`' AVenue to serve.. ~ elementary students fram this prQposat to the elementary schaol at 15' Avenue and University "Raad. Prior to filing mfa final pIat, the applFcant shall enter into a L7evelnper"s Agreement with - the CDUnty,Engineer far the canstruction ofthe pedestrian access. 12. The privafie roads shall be impraWed to adopted Spokane County Road and Sewer Standards far private roads. 13. All vested owners s[iall sign and recard pn'vate road documents as prescribed by the Spokane County Engineer. These dacuments shall be review+ed and agproVed by the Spokane County Engineer gnar to recording with the Spokane County Audiiar. Recardinc., numbers sha11 be referenced in the dedicatory language of the plat. 1~. ' The folla~ving staternents s}aatl be placea in the plat c~edicacion• 0"'No direct access shall be allowed from T1ots 1-6, Block 2, to 16" Avenue. The Lots 1-3, B1ack 1, may take direct access t❑ 16'h Avenue." ".No direct at;cess shall be allawed fram lots to Fawii Drive." "The 20 fooc dr~veway easement corinecting tca Herald Lane shall serve vraly Lots 1-3, Black 2." {see nofie in condition 915 below cvnceming revasion to the road standards}- i0 ~ HE Findin;s, Gonclusions and Decasivn PE-1$59 1 98IZE-17-98 Page 23 i 23. The applicant may deuelap up to 39 multa family dwelling urrrts an T.nts 1-6, BIpck 1. 24. T'he dppdacunt shall comply wLth Secrion 14.620.380 of the Cotsnty Zaning Cvcle, regardlng public trartsat. . 25. The appkcant shall retain as marry mature trees as pos.rib2e within the required rear ~aard setback of the Iats in Block 4. 26 A hanzeawners associataon skaTl beformed priar tofi1ia1 plat approval to prol+rzle for marntenance of the prrvate rgrads anaf comnaan urea iracts ira thepraject. Acapy of t1ae ha►rreowners assocacatiora crrticles of ancorporatton arrdlar bylaws aratllor covencrnts arad t'esls°ictzons, trgether wrCh an}f other provastons for maintenarrce of Phe comrrrort area trtrcts and prauate roads, shall be sar$mitted far reuiew cri:cl appraval to the Division afBuilding and Pdanning,prior tofincrlazing theplnt. 27. A +5 fpat hPgh coirerete, masrarrry nr decvrative bIoek wall, solad larrdscupcng or srght- obscurr'ng fence shall be insteslded a1ong the south and west border of the si1e, udjacerzt ta tire UR-3.5 zane, as reqirared by Sectzan 14. 670..3b5 of !he Caunty Zanarzg Code, as anzended. 28. Reguared fencing rrnd landscaping shall be installed,prior to the eonstruction of anv bualditags on the sate. SPQKA,NE COI3NTY I]IVISTflN OF ENGIN~ERIN'G Priorr to release of a building permit or use of property as proposed: - -Cvnditicnat approval o#'.thc,pllat by the.County, Engrnecr is given s►ibaect to.dedicatton of • . _ rigtit-af-way as indicated below and approval afthe road system as indicated in the preliminary ia€ of record: ti2.J Plans, proh}es and cross sections designed to Couni}+ standaxds and showing proposed street centerline and curb grades shall be subrnitfied to the Gaunty Engirteer far acceptance priDr to construction andlor the filing afa fnal plat. Rvad plans shall be prepareri under the directian of a licensed professional Civil Engineer. 3. Drainage plans and desigr~ ealculatiar~s showir~g the aligmmea~i of drainage facilities shall be s mitted to C,he County Engineer for acceptance prior to constreictivn andlQr the filing of the final ._plat. Draina~e p]ans shall be grepared under the direction of a licensed PrafessionaI Givil Engineer. - 4- Constructian rupthin the prrpased public streets and private easements shafl be performed under the direct supervision ofa 1icensed engineerlsurveyor, who shalI furnish the County En~ineer with "As Built" plans and a certiFcate ir~ writina cvn~arrning that all impro~'ements were xnstalled to the lines and grades shown on the apprQved construction plans and khat alY disturhed - monLinients have heen replaced. - - - 5. No construction work is to be performed within ihe existing ar propased F'ubltc rrght-af way until a permit has been issued by the Counfiy-Engineer.~=All work is subject to inspectzcrn and -Airw HF Findings, Canclusions and Decisian PE-1859-98l2E-17-9$ Face 22 . . _ ..._p ..,k. 16. The private roads and cor,nmon areas cannat he solci ar transfErred, regardless of any prauisian in the c❑venants to the contrary, artd shall be con5rdered subservaent tstates fvr tax purposes ta the vther lots created herein. The dedica#ion shall cantain the fdllowang statement: `The maximum butldinc, hepg}at in k1, 2 and 3 shall rzot e.xceed 35 feet. "[italicizing to be vmitted] u . The dedication shall cantain ehe fallawing statement: "The maxirnurn buildrng heig-it in ck 4shall nat exceed 30 feet," [italicizing tQ be vmitted) 194 The Spgkane County Div isinn of Building and Planr►ing shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way an,d utilities. The reserved future acquisition area Title Natice sha11 be released, in full vr in part, h}+ the Divisian of Buiiding and Plarkning. The notice shcruld be recorded within the same Eime frarne as an appeal and shall provide the fa11owirag: . a. Spokane County has required 17 feet of reserved future acquisition area for rvad right-of- way and utilities, in additian to the exasting andlor newly dedicated right-of way alang 16' Avenue. - b. Future building and other setbacks required by the 5pokane Caunty 2Qning Code slzaIl be measured &orrn the reserved future acquisition area c. No, arequired landscaping, parking, `2438' areas, drainfieid or a11ow+ed signs shauld be located wrthin the future acquisition area for road ri,ght-of-way and utilities. If any of the ` above irraprvuernents are made within Chis area, they shall be retoca#ed at the applicant's - expense when raadway improvements arre made. d. The future acquisitivn area, unti3.acquired, sha11 bp. pria~-te property and may be-used as - - allowed in the zone, except that ~.~ny ianprovezner.tw (such as landscaping, parkang, surface- - - - - ~ - " draina-De; drainfield, signs ar others) shall be cansitiered inCerim uses. e. The praperty owner shall be responsihle for relocating such "interirn" irnprowements at the time Spokane CountJ+ makes roadway improvements, following acquisi#ion of said future acquisition area. 24 Any duglex division of the duplex lots sha11 cQmply with Chapter 14.$1$ of the Spokane Cvunty Zoning Code, includrrrg withoul lrrraitation thepayrnent of pertirrent applicatfnn fees, revision to the plat mcip and tTae additian of upprcrpriate derlacatian Icrngcecrge. 21. Blocks Z, 3 and 4 shadl be developetl only wath singlefarni2y or two fcrmlly dwellang units. T he rttirraher of dvweldrng atncls in Block 4 shall bs reduced to 27, and the mintmum lot frontages arrcl widths trc Block 4 shald be 90feet far duple-xes (prirrr to any davfsion) and S(] feet far sangle- faanidy lots. 22. The westerl,J3Portaon af Lot 4, 131ock J shal1$e set asrde as camnran area ifx thefinal plat and re.seruecl for devefoprrteizt of upravate park for the resaderats in the fanal pldt HE Findings, ConcIusions and L7ecisipn P'E-1$59;-"981ZE-17-98 k'a~e 21 , 4. The applicant sha1l develap the subject prQperty in accardance with the prelnminary plat presented tv the Hearing Exarniner on 1Vlarch 12, 1999 (date starnped February 4, 1999 by the Divisian of Building and Planning). Minor variativns, to be appraved by the Directar of the Divisiorc of BuildPng and Planningldesignee, shall vnly be allowed to meet regulatian s#aradards and conditions of approval. A11 variations rrtust canform tQ regulati❑ns set forth in the 5pokane County Zoning Cade, and the rrrrginal intent of the deveiopment plans shall be maintained. 5. Upon f ling the hnal plat, or a porEion thereof, the zone reclassification of the finai plat area shaFk be finalazed, and the existang zane classification shall be changed to LJR,-12, cansistent with the praposed zoning approved with the pcetirninary plat of recard. 6. The final plat shall be designed substantially in canfgrmance with the preliminaay plat of recard and the Spvkarie County Subdivision Ordinance. No increase in density or other significant madifcafion ta the preliminary plat shall occur without a change of corrdition application submittal and apprvvad. 7. The UFrector of the Uiaision of Building and Planningldesignee shall review any pPVposed final plat to ensure camplia.race with this decision and these conditivns of approval. Afinal plat namelnumber shall be indicated befare fihe finai plat is fiied, such narnelnurnber ta be approved by the Director of the Division of Building ~.n.nd Planningldesignee, 9. Appropriate stseet names and 'addresses shall be indicated on the inal p!a#. The pr~liminary piat is given conditicrnal appraval for five (5) years, spec' he applicant rnay request an extensian of time by submitfing a wraiten request to the . " t least thirty (30) days=phor ta-"siYch expiratinn date, iri accordance wir.h the +L"ounty -w - .:Subdivisian Oidinance, as -amended. _ . _ _ - - - ; - - - =-`m - --11. Appropriate utility easemeatts-shall he indicated an copies of t,he-propbsed final plat. Approval of utility easements by appropn'ate utility campanies shall be pro►rided pnvr to fina€ization of #he final plac. A& The dedicatian shalI contain the foltvwing statement: "Setbacks shall be determined at 42 the time bualding perrnits are requested urnless setbacks are sgecifically draffed on lhis final short plat. The setbacks indicated on fihis subdivisian may be vaned faam if proper zoning or variance approvai5 are abtained." 13. Four (4) current certificates of title shall be furnished to the Divisian of Building and Planning pnor tQ fifing ihe final=plat. 14. Asur-vey is reguired prior tfl the fiting of a finaI plat. 15 The dedicatory language on the tinal plat sha11 coratapn the follvwing statement: "The prtvatc roads andlor cvmman areas shown an this plat are hereby dedicated to the ~ 4iameownet-s association created hy dreutnent rec4rded under State dQCumeiit na. HE Findmgs, Conciusbon5 and Decision PF-1859-9$IZE-17-98 Page 20 showing of change. The r-ule is flexible, and each case is}to be judged an its own facts. Bassani v. County Carnrnissianers, 70 Wn. Agp. 389, 394 (1993). R, ecent cases have held that changed circumstances are nat required if the prapased rezone clvsely implements a comprehensiVe plan. Bjarnson, at 846; and Save Dur Rural Environment vSn;ohomish County, 99 Wn.2d 363, 370-37 1 {1983}. Signif cant changes have accurred since the prapeiy was zoned Agricultural {A} in 1956 under the now expired Caunty Zvning Ordynanee, the adption of the Cornprehensive Plan in 198 1, the adoptian of the Caunty Zvning Cade sn 19$fi, ~d the ervss-aver zoning of the site to the UR-3 5zone in 199 1. See Fi le No. ZE-72-56. The operative tirne for appiicatian of the charrged cvnditions analysis is prabably adoption of the County Zoning Code and the 1'rograrn to Implement the Znning Code 3n 1986, which dictated the c►arrent zoning of the site under the County Zoning CQde. Recent changes tn the area that su~)port the rezone to the LJR-12 zane include recent rQad impravements, the extension of gubliy sewer and public transit, steady papuTation growth and traffic increases in the area, desigzaatian of the property within #he County's inten'm urban grarvth area boundaries under the State Grawth Managertzent Act, atad the need fvr _ low ancame housing. The Examiner reeognixes that a dnwn zane was apprvved for a site Iacated soutneast of the site along TJniuersit,++ Raad in 1992, frvm the UR-22 and S-I zones to the LTR-7 zone, for the _ deVelapment of duplexes. See final decFSion in File Nv. ZE-177-7$. Hawever, a rezvne to the [IR-12 zane was approVed in 1991 north cafthe site, arang Herald Raad north of 1[]u' Avenue. See final decisian in File Na. ZE-? 1-9I. ~ ~ • ~ i • 1I1. l7ECI5I+C N -Based on ihe Findings a-rd Lonclusivns above, the,~bvve request for a-proposed pr.eliminary plat and rezone are hereby approved, subject to the cernditions of the various agencies specified . below. Any eonditians of approval which were added or isigni ficanCly aitered by the Exaniner are - - ; Itahciaed- . _ _ . , . - - - - - - - - - FalFure #o camply with the conditions of this appraN al tnay result in revveation of this apprpual by the Hearing Exarniner This approual does n)t yvaive the applicant's obligativn to camply with all other requirements of other gublic agencips with jurisdiction over land deveivptnent ; SPQICANE C[3llN'T`Y DIVISION fJF Bi.11LDING AN4D PLANNTNG I. A11 cQnditions impased by the Hearing Examiner sh~ 11 be binding on the ".4ppiicant°, whach terrn shaPl include the developer and owner (s) of the property, and their heirs, a551gT15 a1d successors. ' 2, The zone change and prelimanary plat applies to pra;pePty legatly described in the project file and on the preliminary plat. ~ ~ 3. The prapasal shall comply with the County Subd'avisian Ordinance, the Urban Residential-12 , (CJR-1 2) zane and atI crther applaeable ,prvuisions of the 5pokane Couiity Zoaiing Gode, as amended. HE Findings, Cvnclusions and Decisian PE-18591981ZE-17-98 Tage 19 within the project site for parks. Further, the County has no adopted procedures in place that would allow the Examiner to impose a voluntary mitigation fee under RCW 82.02.020, or impose impact fees under the Growth Management Act pursuant to RCW The applicant, at the public hearing, offered to set aside the westerly portion of Lot 4, Block 1 as open space for development of a small private park for the residents in the proposal. The Examiner has required such reservation as a condition of approval. _ The views of the community may be given substantial weight in a rezone matter, although they are not controlling. Parkridge v. Seattle, 89 Wn.2d 454 (1976). Such views must relate to the approval criteria for the rezone proposal being considered, such as consistency with the Comprehensive Plan and applicable land use regulations, environmental impacts, and specific impacts to the public health, safety and welfare. See Cougar Mt. Assocs. v. King County, 111 Wn.2d 752, 756 (1988). The Examiner does not find the neighborhood's strong opposition to the project to provide sufficient reason to justify denial of the project. The proposal, as mitigated and conditioned, will be reasonably compatible with surrounding land uses. The applicants have established that there is a need low income housing in the community, and that the project will help serve this need. The project is located inside the County's interim urban growth area boundaries, where higher densities are encouraged. The project constitutes "fill-in development", favored by the Urban category of the Comprehensive Plan, since it is located between two or more developed geographic areas (i.e. to the south, east and north) having land uses and density consistent with their Comprehensive Plan designation, and will increase the cost-effectiveness of utilities and public facilities. See Comprehensive Plan, Glossary, definition of "fill-in development". The proposal has been conditioned for compliance with the County Subdivision Ordinance, . • the IJR-12 zone and other applicable provisions of the County-Z~vning Code. This' in'cludes compliance with Zoning Code 14.620.380, regarding negotiation with Spokane Transit Authority regarding the possible provision of facilities for public transit. Compliance with other applicable . . land use regulations is assured through adoption of the recorxmended condit-ions-of approval• of the various public agencies. The Staff Report found the project to be consistent with the Comprehensive Plan, and recommended approval of the project as conditioned. No public agencies objected to the Mitigated Determination of Nonsignificance (MDNS) issued for the proposal by the Division of Building and Planning. The proposal will not have more than a moderate effect on the quality of the environment, and the Examiner concurs with issuance of the MDNS. The procedural requirements of chapter 43.21C RCW and chapter 11.10 of the Spokane County Code have been met. . 3. Conditions in the area in which the oroverty is located have changed substantiallv since, the Drot)ertv was last zoned. In applying the changed circumstances test for rezone proposals, courts have looked at a variety of factors, including changed public opinion, changes in land use patterns in the area of the - rezone proposal, -and changes on the property itself. The Zoning Code references changes in "economic, technological or land use conditions" as factors that will support a rezone. Spokane . County Zoning Code Section 14.402.020 (2). Washington courts have not required a"strong" _ HE Findings, Conclusions and Decision PE-1859-98/ZE-17-98 Page 18 Neighbaring property owriers objeeted to the 1rnpact af the project on University Elementary School and other area schavls. See testimony of .Futius Presta. A particular cancern vs+as the impact vf the praject vn avercrawding and displacement af certain special pragraxrgs and kindergarten at University Elementary Schaol. Centrai Valley School District responded to these issues through cvrrespandence with the applicants, and dia not request mitigatiQn for the praject. See letter dated 2-2-99 from Z)ave Jackman. Same changes have accun-ed since the last project proposed by the applicant was heard by the Exarniner. The passage of levies for twv new high schaals in the district will allow a reduction in the enrallment at Universit}+ Elementary 5chaol when the new schaols are cflnstructed. A new elemerttary schooP has been constructed 'an the district in the Liberty Lake area, and the attendance boundanes for LTnaversity Elementary Schval have been enlarged. While the project cauid have some negative impact on the dis#rict, such impacts are unlikely ta be signifieant. Same concerns were expressed regarding adverse irmpacts of the project on the L)ishmman Hills Natural Area located west of the site acrass Dishman-iVlica Road. 1Vo carnrr3ents were receiwed on the current praject from County Parks or from the non-prafit organizatian that helps manage the area. The non-profit organization previously expressed concerns that high density housing in the preVious project submitted'by the applicant could degrade the natural enviranment. Caunty Parks responded that such irnpacts were nat likely to be significant. See Hearing Examiner decisi+an dated 4-16-98 in File Nfl. pE-18471ZE-53-97IPUDE-7-97, p. 20. There is insufficient infflrmation in the recvrd tn conclude that the project, wtiich proposes much fewer units [han the preaia►zs praject, vvill have a probahle significant adverse impact on the natural area. ' Project apponents also contended that the project did not make appropnate provision for parks, based on recQrnmendations contained in the 1989 5pokane County Parks and Recreatirsn Plan, adopted by reference as par[ of the Recreatian Element af the Gornprehensive F1an. Pur~i~o-County ResvTutipri Na. 95-10~D5, adopted-on Sepfernl~er~Z, 1~995;4t~e ~r~ar~ af County Camrr~issinners formally suspended the use caf voluntary agreements executed•pursuant _ ta RCUV 82.02A2(}_to mitigate the impacts of new develvpment an garks arad recreation. MT- - --UEIS; p:-86: -.'1'Ift- Hearing-Exarnircer ntates the restnctians-placed on=-imposing-such-fees-iri-fihe_ - landtnatk cases of Tnmen 17evelapment v. King County, 124 Wn.2d 261 {1994} and Henderson Hames v. Brthell, 124 4FVn.2d 240 (1994). County Resolutian No, 95-1005 indicates ihat the Caun#y is in ihe process oFupdating the - 19$9 Parics and Recreativn Plan, Such resolution requires County Parks to consul# with appl1C8nt5 for 1317d 5E1bd1V1STo17 ~rop053l5, determine the need for dedication of land within the deuelapment for parks, and provide infarrnation at public hearings on land use praposals re;arding such matters. The prQject file indicates that the DiVisivix-flf Bu'rlding and Plannzng - salicited camments from Caunty Parks as a consraiting agency for the Gurrent praject, but received no written response frcrm such agency. WAC 197-11-545 provides that if a cansulted agency does nQt respond with written comments vvithin the time penods for commenting ran environmental docutnents, the lead agency may assume that the corasulted agency has nv information relating to fihe potential ' 3rnpact of the proposal as it relates to the cansulted agency's jurisdiction or sgecial expertise. County Parks did nvt respand ta the request for cornments vr appear at the public hearing. The lack of response ieaves no laasas for the Examiner to reyiaure the dedication of land #o the Counry ~ HE Findings, Conclusians and Decision PE-I859 16lZE-17-98 Pa;e 17 ~ west of University Road. See testimony of Scott Engelhard. The Examiner finds these measures adequate to provide safe walking conditions for children walking to nearby schools. The owner of property lying west of the site requested that 17" Lane in the project be extended to Fawn Drive at the southwest corner of the site, to provide better fire and road access. See letter dated 1-1-99 from Patrick Lettenmaier. However, the fire district found fire access for the site to be adequate and County Engineering did not request the connection to Fawn Drive. See letter dated 1-18-99 from Spokane County Fire District No. 1. Opponents of the project objected to the extension of private roads in the project. County road standards vest the County Engineer with considerable discretion to permit private roads in lieu of public roads in residential projects. Considering the nature of the project, the comparatively small size of the preliminary plat, that the longest private road in the project is only a quarter mile long, that other roads in the project are short stub roads, and that a homeowners association will be formed to maintain the roads in the project, the Examiner cannot find that County Engineering has abused its discretion by permitting private roads. See County Standards for Road and Sewer Construction, Section 3.25, p. 25. Further, the record indicates that the private roads will be as wide as public roads that meet Local Access road standards, and will have rolled curbs. See testimony of Jim Frank, and Table 3.03 of Spokane County Standards for Road and Sewer Construction. Project opponents also contended that the private driveways serving the proposed duplex lots fronting along 16~' Avenue do not meet County standards. Private driveways are allowed to serve up to 3 lots, tracts or parcels. See County Standards for Road and Sewer Construction, Section 3.22. The project complies with this standard. The Examiner agrees with project opponents that if the duplexes fronting 16' Avenue become divided as proposed by the applicant, the driveway standard would be exceeded. However, such division has not been approved. This potential problem could also be resolved if the County Road Standards are amended to *allow private alleys. See note.attached to County Engineering condition #18. - - - The traffic information submitted by project-opponents-was-primarily anecdotal and was nof~ supported by expert traffic engineering opinion. The traffic study prepared by the applicant's consulting engineer for the previous project, which was for a much larger number of dwelling units, concluded that the project would not have a significant traffic impact on the traffic infrastructure in the vicinity. See exhibit S1B for File No. PE-1847/ZE-53-97/PUDE-7-97, "Traffic Study Report". County Engineering accepted this study. The Examiner must give more weight to such expert opinion, and finds that the traffic impact of the project has been mitigated. Concerns were raised by project opponents that the soils on the site were too sandy to assure proper drainage through standard "208" drainage facilities required by the County. County Engineering regard the marble sandy loam soils on the site as an "approved" soil type for stormwater disposal, and did not require a conceptual drainage plan. See memo dated 11-4-98 from Bill Hemmings to Stacy Bjordahl. County Water Resources did not comment on the revised project. The drainage concerns of the owner of property adjacent to the site on the west will be resolved through the applicant's required compliance with the County's Guidelines for Stormwater Management, adopted by County Resolution No. 95-0498, as amended. See County Engineering condition #15. The open space areas on the site can be used to provide stormwater management, and prevent flows leaving the site from exceeding pre-developed volume and rate. HE Findings, Conclusions and Decision PE-1859-98/ZE-17-98 Page 16 , I' . , sirnilar tc~ the current project, will ty~aFCally not depress t11~e property values of adjacent ar nearby traditianal single-family hausing. See exhibit 51B submhtted in File No. PE-1$4712E-53-971 PUDE-7-97. (3nly a partion of the praject will he low in'corne, and the applicant has indicated that same of the duptex housing cvuId be develaped as singie-farnily hmmes. See tes#imony of 7irn Frank and Linda Hugo. The Examiner fTnds that the prcajbct, as conditioned, will not jevpardize the singZe-family amenities, residential character or aesthetics, nr residential values in the area. The applicant praposes to seek a duplex aivision o~j the duplex lvts in the project at a later fiime. This requires campliance with chapter 14.818 of the Caunty Zoning Cade. See Building and Ptanning canditian #ZQ. Chapter 14.818 of #he Zoning Cade requires such diVision to comply with Gaunty srabdivisaon procedures, but impI'ies that suc?h davision can bc appraved adrninisfiratively upan apglication tv the Caunty Divislon; of I3uilding and Planning. Any such adrninistrative appraval would be subject to appeal to the, Hearing Exarniner. The praject wril be served by a high level ofpublic~services, including paved roads, public sewer and water, modern and undergraund utilities, m7ed fire pratectian, nearby proximity to public transit and public schvvls, and other urhan services. The density of the project will rnake the extensian of pubtic services to the srte more economicai and efficient. A convenience stare and B-1 zoning are lacated less than a quarter rr►ile east aff the site. Tntensive commErcial uses and zoning are found less than a mile north of the sEte along I i Dishman-Mica Raad, with Sprague „ Avenue to the north servirag as a major carnrnercial camdor in the area. This ineludes the :University City shapping cen#er located at the southvvest'camer of Uniuersity Raad and Sprague Avenue. These c4rnmercial uses provide signifieant shopping and employrnent opportunities. Vehicular access fiam the site to such comrnerciat areas iIs cQnvenient, since the site is located = aiang a Principal Arterial and between nearby Pn'ncipal A, rterials (University Itoad and r]ishman- Mica Road}. ' ;.Residents in-the area expressed cvncern auer the adequacy-of water pressure,to serve-the - praject. See testimony of F. H. "Sud' C?akes. However, informatian from hotti the fre districi and the wafier district regarding the applicant's previflus ~raject, which invalved nearly twice the . r number 4fdweliing uasits-as the current proj ecfi, estabPishes that_there is sufficient water_ pressui-e ta - serue the project. See exhibit 51B in File Na. PE-18471Z1E-53-97fFCTDE-7-97,letters in sectian entitled "Water and Fire Frotectian 5ervices"; and Ietter dated 1-18-99 frarra Spokane Va11ey Fare 'Ilistrict 1. Vanous concerns were raised hy area residencs reg4ding adVerse tra#`fc impacts fram the project, including inereased cflngestian along 16th Avenu~e, impacts ta fihe intersections of lfth Avenue with Herald and Felts Roads, impacts tv the intersection ofDiskunan-Mica Road and 16th Avenue, impacts to, sfudents walking alang t 6th Avenue ar€d crossing 16th Avenue ta reach University High School, and increased traFtic along the neighborhood streets south and east of the site. • The project is required ta widen and irnpraue 16th Avenue and Felts Rcaad alona the frmntage of the project, including the installatian of sidewalks zamnd curbs The pravision of a center tum lane along lb`h Avenue adjacent to the site will facititate ti.~ming movements ta an from such. - roadway. -T-he-praject is also required to instafl a pedestri an aecess along 1 Gth-Avenue to - University Road. 1Nhile the Examiner would prefer the irastaliation of a full sidewaik to • Llniuersity FLoad, there is some extensian of sidewalk exis t ting along the sorath side of 16th Avenue i HE Findinas, Conclusicans and T)ecisian PE-1859 9812E-17-95 Page 15 The LJrban ca#egory generally discourages the development of single-farriiiy residertces along heavily travcled streets. The develapment of smaIl lat duplexes alang 16`h Auenue, in the prc,ject is cansistent vsaith the [3rban category, as is the raw af duplexes behind them. These units wiIl haVe less impact an the neighhorhood than multi-farnil}+ units, and pravide transition for the project fram west tv east. The choice of duplexes as apposed ta multi-family structures in this area of the praject can be viewed as a rnitigating rneasure selected by the app2icant. The Examiner has sorne concerns abaut the density and prQpased building heights of the row of duplexes propased alang the south barder af the site. An existing home lvcated across Felts koad fronn such row of duplexes, and 6 af the 1{] existing homes bordering the site on the svuth, are alI single-story ranchers ane3 quality hames. The lats for these homes have frantages ranging from 100 to 150 feet, and sizes ranging frorn 3 to .67 acres. The Examiner notes that only 1(] buitding lots exist adjacent ta the souch border af the site in the Chester Terrace plat, since Lvt 3, Block 1 in such plat was previously divided in half and the halaes merged respectively vvith L,ots 2 and 4, Blvck l. See exhibit 51R fram File ND. PE-1847IZE-53-971PTJDE-7-97. The dwelling units propased along the south barder of the site average .1 acre per dwelling unit, and have average frantages af 43 feet per dwelling unit. Tta huffer the existpng homes located south and west of the site, and za prouide transition between such hnmes and the rnulti-family and duplex units prvposed by the prvject to the nerth, the Examiner has irnposed a height limitation of 2 staries and 30 #'eet an the duplexes proposed along the south barder of the site The Examiner has alsa required such duplex Zots ta have minimum frantages of 90 feeC. "I'he Examiner has further limited the number of dwelling units praposed alrang the south border of the site to 27 uni€s, which must be either duptex un1ts or single-famity dwellings. Ta offset the lass af 2 duplex units tv the project aiong the sauth borrier, the Examiner wili aIlaw the appliGant to rnake up this loss ofdwelling units by adding up to 3 more rnulti-family dwelling units- in the rnulti4faria,ily partion of the project; for a rnaximum ef 30 mu1ti-family units~ ~ It is recognized that the applicant may not desire adding mare multi-family dweiling units to the praj ect. - - - - - - - - - - ! . - - . . • _ ~ - - - t r. The Examinear has added a eandition, agreed ta by the appIicant at the pubflic heanng, that requires the apglicanit to retain as rnany of the mature existing trees on the site as possible within the 15-foot rear yard setback required by the Zoning Gode. See testimony of Jizn Frank. Because several of the hcrmes adjacent to the south border of the project already have sight-obscuring woad fencing, the Examianer has no# required the 6-fpot high fence sight-obscuring fence required along the svuth barder af the site to he of wood cvnstruction. There is no prQOf in the recard that waad fencing is any mare durable than acyclone fence with slats. A6-foot high sight-obscuz-ing fence is _ als❑ required alang the wes# boundary of the site adjacent to the UR-3.5 zone, and the ExarnFner has catled attention ta this reguirernent in the conditions of appraval. - ' The Urban category cantemplates avanety and mix of residential uses and densities. `I'he proposed duplexes wiil be develaped in a mix of housing stytes, 2-story, rancher and multi-level. See testimony ❑f Jim Frank. Other multi-family and dugtex housing exists in the area. The praject will logically provide same renewal for the ulder residential area lying north of the site, and the design of housing is inriovative as ericouraged by the Comprehens?vcPiari: -Tiae mafket . researcla submitted by the applicant indicates that well-designed low income housing, at densities _ ~ HE Finc€ings, Conclusions and Uecision ~ pE-I859-98fZE-1 7-98 Page 14 , 14.300.100, definition of "°density". The Examminer hass f,istimated the net acreage of the project as modified ta }ae approximately 8.53 acres. Dividang 89 d~elling units by 8.53 acres yields a density of approxirnateIy 10.4 dwetIing units per acre. ~his density is well within the density range recanrtrnended by the Urban category and less than; the rnaacimurn allowabTe density in the UR-12 zone of 12 units per acre. , The applicant proposes development of 36 multi-f alrnily dwelling units, in the form ofa b-plex canstructed vn each of the fi muiti-family lots pro,posed far the groject. A1161vts wi11 have near ar direct access to 16th Avenue, a Principai Artenai. Public transit is aVailable near the site, at 1 G"' Awenue and University 1Road. This location along a major arterial and near a publIC firansit route irnplements the policies of the []rhan category for irrulti-f'amily housing. The G-plexes will have a residential appearance, aad will be 2-story structires limited to ama;czmum height of 35 feeC. A quality builder, Greenstane Corporatian, will be involved in the deveiopment of the project_ See testirnony of Jarn Frank; and Exhibit 51B, l;rge concept drawing showing 6-plex facade, and phatD series Na. 9 showing 6-plex building eievations. TIhe proposed height of the fi-plexes is cvnsistent with that of other rnuiti-family strltures in the vicinity, 5ee exhibit 51B (photos senes no. 2) frorn File NQ. PE-1847-97]2E-53-9'TPLJDE-7-97}- Oppanents of the project objected ta the prapased ]i eight ofthe multi-family buildings, cantendin; that the tceight of singIe-family residences in lthe near vicinity ranged frvrri 15-18 feet. ~ See e.g. Exhibit L7, p. 10 submitted at pubtie hearing, and testimvny of Scott Brown. These ~ building heights appea.r ta be in erraa°, since the}+ were apparently nat measured frvm the avera,e finished grade t4 the highest point of the roof. See 2onir`g Cade 14.3(}0.100, definitifln of "buiPding heigh#°". Single-family houses located adjacen! , to or across the road from the project appear to vary frorn 1-2 stanes, from ranCher ta tri-levet ~in desigrA, and haWe building heights ranging from 12-25 feet, See testimony of Jim Frank; ex~t'bits S 1 R~rhatos maunted ore plywaod sheets) and S 1 B ~(photos series no. 3) fronn File Na. PE- I~47-971ZE-53-971FLTpE-7-97); Staff - -r~ -Report, -p. •G; and defin,iticsn of "bui lding -heighf! and "stofiy., in -oning Gode 14.34[}. 100. - - - - The TJrban categvey daes not recontmend that rnulta-farr~aly stru'etures have tv be the saane _ height as adjacent sxngle-faanily homes. 'The'ma.~cirraum ~uilr~ing.height ailowed in the LFR-3.5__ zone, which zoning appiies to neighbon'ng proper-#ies, is 35 feet. T'he ma;cimum building height in the UR-12 zone is slightly hi4her, at 44 feet. Nlz~ch of the housing a~lang 15`n Avenue is rather dated. If such homes ar other nearby hvmes were remr,dbled, tfie onIy apparenf limitatian on the building height wouFd be the 35-fovt height limitatian irr.1posed by the CR-3.5 zane. The Examiner fnds the 2-stcan+ and 35-foot height limitations prvpased far the multi-family buildings in the project will not negatively impact #he architectural ar land use character of the neighlaQrhoad. ' A The UR-12 zone does not state that all multi-familyl hflusing in such zone should be located to provide transition between law density residential xanes and intensive business zanes. The ° neighborhood p2anning categon'es of the Ccamprehensive Plan, which pro►ride more guidance for laiid use plannin; within the generalized land use catego rlies of the Comprehensive Plan, recpmmend that the high density residenfigal zones (UUR-22, [.TR-12, L]R-7) should be used in the Urhan categary as a buffer betvaeen high voluane arterial: (e.g. 16' Avenue) and mecliurn density residential areas (e.g. -#he single-family hames Pocated sauth of the site on tand aoned LTR-3.5): See Comprehensive Plan, p. 211, and Sectaans 17.6 arad 117.7. _ HE Findings, Conclusivns and I3ecasian PE-185:"-:~81ZE-l 7-98 Page 13 2. Cansistenev with Comorehensiue Plan, deVelaprnent regulations and uublic welfare Four residential zoning classifications implemeni the LTrban category of the CornprettensiVe Plan, i.e. Urban Residential-3.5 (UR-3.5), iJrban Resider►tial-7 ([,JR-7), Urban Residential-12 (CTR.-12) arid Urban Residential-22 (LFR-22). The Neighbarhamd Business (8=1) zone and Industrial F'ark (1-1) zane can alsv implement the L7rbara categvey. See 2oning Cade 14.524.I00 and 14.630.100 _ The least intensive resideratial zQne embraced by the []rban category is the CTR-3.5 zane, which apglies to the site and tnuch of the surrQUnding area. The UR-3.5 is gn'mariIy a single- family residential zone, and implernents the lower density range of the LTrban categery. See Zoning Cade 14.616.100. I3uglexes are also allowed in the UR-3.5 zone. See Zoning, Cade Chapter 14.605. The LR-7, CJR-l2 and UR-22 zones provide fvr progressiVely higher residential densities, alvng with some off ce uses in the [3R-12 and UR-22 zvnes. UR-7 zone areas generally include 51I1gle-f3I111Iy dwelIiIIgS QTl 5Tt1all 1ot5, dup[exes, law density apartments and manufactured home parks. Zaning Code 14.618.100. A considerable arnaunt of duplex housrng is fnund in the area, at variaus distances frQm the site. The UR-12 and LR-22 zones are primarily intended for rrxulti-farriily uses. Single-famity homes and duplexes are allmwed in such zones an smaller lots and with less frontage than allawed in the UR-7 and iJR-3.5 zones. A smald UK-1 2 zone is foured at sorrrie distance narth of the site along Herald RQad, seuth ❑FNinth Avenue. Scattered UR-22 zanes improved with multi-family uses are found within a few bloeks of the site to the north and west. The project, as madified at the public hearing (hereafter referced to as the "project"), - - - propases-a reu» of the-site,-to- tlae TJR-12 zone, tU allow~davelvpment-of a-prelirninary ptat that contains 36 multi-family dwellings, 32 d►aplex dwelling units and a single-family residence, The . . purpose and-intent vf the liR-1 2 zone are stated in Lraning Code 14_620.10(], as fallows: - - - - - Thepairpose of the UR-12 zone rs to set stirndards far the orderly developmenl of restdential,propet'ty ira u munner thalprovides a de.srrabTe laving envzrnnment t]zat i.s comprrtable vvith surrounrting land arses and assures the prrtectiart ofproperty uudue.s. rt is anterrded [hat this zene be used ta add to the variety of hc►using tYPes and derrsities, and a.c an amplarnentalton +tvcal for the Comprehensive Plan Ut-ban Category. Getteral characteristics of these areas ancluefe a full dine ofpzrblic services ancluding mannedfire protection ctrrd public transit Qccessibility La►naterl' business afji'ces are permrtled in the UR-1 Z?orae in order to provide sonie of the service needs getterated by high-zntensity 1and zrses. The UR-1 2 nreas typiculdy include multtple firmily divellangs frequently used tQ pravide a lransitiorx bettiveen Iow-densrty resrdential zones and intsnsive busincss zQnes. The project, as rnadrf ed by the appliGant at the public heanng, propases development of 84 dwellin; units on 10.4 acres of land. The "density" of a restdential oroiect is deterrnined by dividing the number of dwelling units by the net acreage of the project. The net acreage is deterrnined by reducing fihe ga'ess acreage ❑f the siteby the sum ❑f the prvject areas taken up by roads, required r-oad dedicatifln (i.e. 3 feet along lbth AVenue) and npen space. 5ee Zoning Gode HE Findings, Conclusimns anefi Decision d'PE-1859-98IZE-17-98 Pa-e 12 . , . 1 - , traffic congestion are to be managed with greater attention to the general public's well-being inside the LTIA. Comprehensive Plan, Objective 14.1.e. The Transportation section of the Comprehensive Plan contains the County Arterial Road Plan and numerous policies relating to development and'use of county arterial and local access roads. Comprehensive Plan, Section 21. The Arterial Road Plan describes certain classes of arterials, with remaining county roads considered Local Access roads. The County Arterial Road Plan Maps designate arterials as Principal Arterials, Minqr Arterials, etc. The Arterial Road Plan characterizes a Principal Arterial (without controlled access) as a 4 or more lane (including turning lane), moderately fast facility designed to permit relatively unimpeded traffic flow between major traffic generators, Fsuch as the central business dish-ict, major shopping centers, major employment districts, etc. Principal Arterials are considered the framework road system for the urbanized portion of the c~ounty, and are to be located on community and neighborhood boundaries. The desired right of way width for a 4-lane Principal Arterial under the Arterial Road Plan is 100 feet, with a minimum roadway width of 63 feet prescribed between curbs. ' The Arterial Road Plan indicates that access to fron'tage residential properties should be prohibited along a Principal Arterial where alleys are proi ided. Common features along such , arterials include pedestrian crosswalks at signalized intersections, restricted parking, landscaping, ;drainage, street-lighting and separated sidewalks. See Comprehensive Plan, p. 246-247, 253-254 and Figure 21-4. The Arterial Road Plan recommends the early acquisition of the prescribed right of width for Principal Arterials, though actual road construction within such right of way may be ' accomplished in phases over time. Comprehensive Plan,;p. 253. Decision Guideline 21.1.3 of the Transportation section encourages land use approvals to - contain provisions for extensions; alignments and adequa,~e right of way acquisition for designalecl ,I County Arterials. The Transportation section recommends that provision be made for an adeqiiate, efficient, safe, economical and energy-conserving arterial system; which provides convenient - - access to homes, employment, shopping, personal busine.;s and recreation. Decision Guideline - 21.4.2. Decision Guidelines 21.4.5 and 21.5.7 of the Transportation section recommend that the function of existing and future arterials be preserved by controlling land uses, parking and direct access along the arterials. Decision Guideline 21.5.11 encourages pedestrian facilities to enhance the safety and convenience of pedestrian travel and to pr ovide access to neighborhood facilities. Decision Guideline 21.5.3 encourages land uses in areas that can take advantage of the available capacity of existing arterial streets. The Transportation policies of the Comprehensive P~lan are implemented primarily through the Spokane County Standards for Road and Sewer Cons~ruction. The Road Standards authorize the County Division of Engineering and Road to adopt certain functional classifications for designated arterials and local access roads, and specify design standards and improvement criteria ; for such road classifications. ~ . - - - , , . ~ HE Findings, Conclusions and Decision PE-18596/ZE-17-98 Page 11 Decision Guideline 1.5.1 Buffering and/or landscaping will be used to mitigate the differences between proposed developments and existing uses. Decision Guideline 1.5.2 Landscaping may be required to provide a healthful and pleasing residential environment. Decision Guideline 1.5.3 Urban density developments should be served with underground utilities where economically feasible. _ Decision Guideline 1.5.4 Sidewalk facilities will be required along arterials connecting residential areas with communiry facilities and/or commercial areas. Decision Guideline 1.5.5 Paved streets and street lights should be required in Urban density development. Objective I.S.d Residential areas should be discouraged within high noise level zones such as in the vicinity of airports, railroads and freeways. Objective l.S.e When a neighborhood experiences pressure for change in character, such change shall be permitted upon appropriate review. Objective l.S.f Consider the profile, especially height, of the existing ►ieighborhood when evaluating rriultifamily developments. Objective l.S.g In many instances, mobile homes and multifamily development may be appropriate to renew residential areas. ' Decision Guideline 1.5.7 Before approving any multifamily housing or martufactured home development proposals, it should be determined that such development will enhance the residential character or aesthetics, ar will improve residential values of the area. Decision Guideline I.S.8- When determining tivhether a proposal will change the existing land use character of an area, factors to consider may include: ~ a) the structure height of the proposal in relation to structure height of nearby - - - structures; and _ - - _ - - - - b) tivhether new structures will have a positive or negative impact upon the neighborhood 's architectural character. Goa11.6 An orderly pattern of development should be established between developed and undeveloped areas. Decision Guideline 1.6.1 Before land use proposals are approved they should: a) conform to plans, policies and regulations of County water, sewer, storm sewer, utility and special servtce districts; b) conform to County transportation plans and policies; and c) identify and take steps to resolve significant adverse impacts upon existing zctilities, (i.e. water, sanitary and storm sewers, utility, available and futzcre energy resources), and traffic systems. The property is also located within the Urban Impact Area (LJIA) designated in the Comprehensive Plan. See Comprehensive Plan, Section 14. This is an area where growth, development and higher intensities of land use are encouraged. Comprehensive Plan, Objective 14.1.a. Traditional urban problems such as incompatible land uses, environmental pollution and HE Findings, Conclusions and Decision ' PE-1859-9S/ZE-17-98 Page 10 i Objecttve l.l.c N'hen multifamaly dwelling are to,be located arljacertt to single- famidv areas, carefut consrderaf con must 1ae given t~o the density and designs of the multrFte famcly+ develapment sra cas to ensure protection of tlte umenities of 1he stngle -family area, D'ecision Gurdelirae 1.1.2 Base net density for .rinklefami2y dwelling areas and for multafamily dwelling areas ma,y be increased th'rough hvnus options, bonus densities, zero lot lanes or szmilar rraethods wherz m?etang the f 2l--ita crtteraa, Uect.rian Guideline 1.1.3 A multiarnily dwellzng str-ucture e-xceeeling three (3) resideyztictl unats or a develppmerrt ofsuch structisres ar rnanarfactured hames (except those on single farnily Iots) shpulrl: a) lacate adjacent desigrrated artericrTs,' i b) locate rzear exrsting ar planned public transit rautes, c) imprave or mrtintain the consistency ~f adaace n I f sangle -famidy anzenrfres. Decision Guideline 1.1,4 A var-iety of densities Qnd residential uses shaulcl be avarlable to pravrde a freedom of chatce to Idve rn Urban areas with uarying densrcres, cornbFna#aons, ar mrx af u.ses (see detaile~ Urban de~rttticans). £~ecisratr Gr~ideline 1.1.6 Ilevelcrpment utalizing cOnstruction metharls, stte plannirzg andlor landscapcng m2thods which are cpn.sidsred innavcrtdve shoultl 6e apprQVed if the tntent of Pdara Objectives Qr Decisian C'ruidcdines is maantained. Objective 1.2.a Support zncreased cluster developii rzent providrng far open spctces wzth the development. - O$jectave 12.b Ensure adequate open space, recreatiQnal factlriies and parksfor residentral develo,pment. Deeision Guideline 1.2.1 Ctarster rleveloprrzen[ pro~osals mav be approved when suckproposals'are compatible w2th nearby developmerrt and when t~e overctlI defined Urbara densrty on the praposryl srre iy nor evYeedecl ~ - - Ilectsian Gtsidelane 1.2.2 T'he need for recreat.ian arrd open-sptace_cr_eated_by--- - residential deueloprr:ents shoutd be rraet and be in c6nformance with ardanances, plans rxnd policies prior to residentcal developmenti approval. Decisaon +Guide2ine 1.3.3 Ad1 Urban developmerrt proposal's should require publac sartatary and storm 5ewer systems or tnterim sewer :systems to prvtect ►Mater quality. Dectsaon Guide2ine 14.1 13evelopmercr shall nat occur on lunds idenfif ed as being cr I00 yearf2oodpdain or as having a history ¢fflaalding, un[ess the develeaper constriects mechanFSms: cr} accepted by thafiTlai1CiITg I11511t11t2a,i1s CPiT[i by LhiL' C(.1.l3Ily EY1gIi3eBP'S CTS CClpC1I]lE Qf protecti~ag Icfe ar~d groperty from f7aad dama~e; and b) 'whach do raot rncrea.se of chcrrage wuter flows wjaich may damage other praperty. GQaI 1.5 Encaurage a healthful afidpleasing envrronrnent in 1he County `s residenticil arecrs. I , _ , i . Ubjective 1.5.a New residentaat Qr multiple j'anlilY should be bufferedfrom - exasting crdjacent lancl uses where aclverse efFects may develap. r - HE Findings, Conclusions and Decision PE-18591-9$OZE-17-98 Pa'e 9 , Cade, County Road Standards, County 5tormwater Guidelines, recomrnendations received frorrf Craunty departments and ather public agencies an lazid use actians, studies performed on a land use actian vvluntarily ar at the request ❑f a County departmenfi, and nurnerous ather regulations and palicics. See Spakane County Cvde {SCC} 11.10.164 (4). B. The nrelimmarv nlat and dedication, as condationed, Reneraliv ccrnform ta the Countv CQmDrehensive Plan: rnake aDnrnvriate provisiQn for the public health, safetv and welfare: make annronriate Drovisian for the iterns of infrastructure listed in RCW 58.17.110 and other reIevant facts: will serve the nublic use and interest; and complv with the Gaunty Suhdiuisian drdinance and other annlicable develanment reRulations The proposed rezone, as cnnditioned. -zenerallv cQnforms to the Comnrehensiue P1an; bears a sutastantial reiationshin to and will nat be defirimental to fhe nublic health, safetv and welfare; is supparted bv a suhstantial chanee in conditions in the area since #he suhiect nropertv was last zoned; and complies with the Cauntv Zonine Cade and ather anoiicable deveZvnment rep-ulations. 1. Annlicahle noticies ofCamnrehensive Plan The praposal is designated in the Urban category of the Comprehensive Pla.n. The Urban category is intended to presaide the opportuntty for a"citylitce" enviroriment, whach inciudes variaus land uses, residential devePopment and a high level of public facilities and urba.ri services. Tt is pnmaraly a residential category ❑f singte-family, fivvv-family, multi-family, and candominium buildings alang wath neighborhood carnrnercial, Pight industnal, and pubiic and recreatianal facilities. The Urban category recommends a residenfial net density range af 1-17 units per acre. The more intensive uses in the Urhan categor}+, such as light industrial and neighbonh6od commercaal, would typically be located near Qr along the heavily traveled streets, The least intensive single- - - --#'amzly residential ases>slavu4d be isaiated-fram thc-noise aaid hvavy tr-aftic, and multifamLly- structures wili usualIy be a transitional use iocated between single-farnily residential and-the mare intensive areas. See Cornprehensive Plan, 5ecti6n 1, "Purpvse"and "I7etailedDefinition". The Urban category includes the folivwing relevant goals, objectives and decisrvn guidelines: Goa11.1 Encourage a variety of hausirig type.r aMd densities. Objectivc l.l.a PromQtefil!-an within established deuelopment area.r and existrng putlying communrties where utilities, arterrals, schools arrd corazmurcaty faczlataes have aIready beera established. DeGisiarr Guicfeline 1.7.1 r1'rban developrnent will be approved in areus having adeqaiate pawer suppltes, water, sarritary and starm sewers, streets, and schaol • and fire ser-vaces, provided that saech development meets the anterrt of other Objectivgs and Decisian Giszdeknes af this sectaort. CJbjective 1.1.b Higher-den.sit}r deve2opments sarch as multi famaly and mobrle hoarzes (manufactured hcames) parks shc►uld be located with direct or near access - to tlae major arterial system.r rather than on irrterior neiah$orhood sdreefs. - - Access ta puhic transportcatian should a1sa be cansidered. HE Findings, Conciusians and Decision PE-1859-98IZ£-17-98 Pa;e 8 . . r - Zaning Code, the State Enuirvnmentat Pvlicy Act (SEPA) and the County's Local Enuironmental Ordinance (chapter 11.10 of Spakane Cvunty Code). In considering a rezone appiication, Washington case taw generally pravides that I) there is na presumption in favar of the rezone, 2} the applicant for the rezone must prvve that condations have substantially changed in the area since the last zoning of ths property, and 3) the rezone praposal must bear a suhstantial relationship #o the public health, safety or welfare. Fcarkridge u. Seattle, 98 Wn 2d 454, 462 (1978); and Bjarnson v. Katsap County, 78 Wn. App. 840 (1995)- A Gomprehensive pLan is considered as a general biueprint far land use regula#ivn. Only general canforrrriance with a comprehensive gtan is required to approve a rezone. See Crtizensfor Moun1 Yernara vCaty afMount Vernon, 133 `FVn.2d Sbl, $73 (1997); and Cathcarl v. Snahomish Caunty, 96 Wn.?d 201, 211-12 (1981). Als4 see RCW 36.70.340 and RCW 36.70.020 (11). Where a comprehensiwe plan canfiicts with zoning regulations, the zoning regulatians will usualZy be construed ta prevail. See Weyerhaeuser v. Pierce County, 124 Wn.2d 25, 43 (1994). Section 14.402.020 o#`the County Zoning Code Iists 6 grounds for amending the Cade, withaut differentiating between xoning text amendrnents and amendments tv the official zoning map. The relevant cnteria for review of a site spectfic rezone are found in 2❑ning Code 14.402.020 (1), which authorizes the Cade ta be amended if it is "...consistent with the . Camprehensive Plan and is nat detrirnental ta the public welfare... and in Zorung Code 14.442.0h (2), which authoriaes a Code amendment where a"...[c]hange in econvmic, technalagical, or iand use conditians has occurred to wanrant modifcation of this Cade...". f, RCW 58.17.114 requares local government, pri4r ta appraval of a subdivisian, ta make written findings that #he preliminary plat and dedicatioza make appropriate provision far the public health, safety and welfare; makes appropriate proaisinn far specifc items of infrastructure and ~'A 4- ather•releVant factnrs; and that the preliminary plat wrill serve the public use aaad iiitecest. A- 4 prelirninary plat must also canfarm to local zoning regula#ions and otlier applicable development regulatians. See RCW 58.17.195. General confarmartce with a coznprehensiue plan is relevant in , determining -whe#her a preliminary plat shauld be approVed by 1acal government arzd IVarco Con.rtnrctron v. King Gounty, 97 Wn. 2d 680, 682 (1982). 5ee RCW 58.17.010 and RCW 58.17:100. Chapter 12.4(]0 of the Gounty Subdivision C}rdinance contains various requirements for preliminary plats, based on Ghapter 5$.17 RCW. Zoning Cvde 14.100.104 provides that the Code shall be interpreted to carry aut and irnplement the purpose and intent of the Camprehensive Plan, and the general plans for physical development advpted by Fhe Bvard of County Commissioners. Zaning Gade 14.100.106 indicates - that when the provisions of the Zoning Code ec,nflict with the Carrrprehensive P1an, ar ather adopted plans and development regulations, the more restrictive grovisions shall gnvexn to the extent Iegally permissibte and the Zaning CQde will be met as a minimum. The-Comprehensive Plan states that it should be used as a reference source and buide for rnacing Pand use deeisians. Gomprehensive Plan, p. 2. The applicable "decision guidelines" 5et farth -in the Plan are to be used in determzning whether a particular proposai shauld be approved, conditiQned ar denied. Spokane County has designated the poticies in fihe~ Comprehensive Plan as lacal SEPA policies that may be used ta condi#ion or deny land use a+ctions under the County's Local Envira:zmmental Ordinance. Lacal SEPA polrcies aIsv include the Coiinty Zaning Code, Caunty Ip1 i HE Findings, Conciusions and Decision FE-185 -981,ZE-17-9$ Page 7 it did not contain information about the proposed rezone required by such regulation. See testimony of Dana Eberly, and Exhibit G submitted at public hearing. Paragraphs .060.B and .060.C.4 of County Resolution No. 96-0293 contain notice of hearing requirements for all Type III applications, which include rezone and preliminary plat applications. Zoning Code 14.402.100 (1) specifically addresses the notice requirements for a site-specific rezone application, and is more specific than Resolution No. 96-0293. Section 14.400.112 of the County Subdivision Ordinance requires preliminary plat applications to comply with the notice requirements in County Resolution No. 96-0293. Both County Resolution No. 96-0293 and Zoning Code 14.402.100 (1) require the posted sign to be easily or readily observable from the busiest street fronting the site, and require the sign to contain information about the relevant land use application. The sign posted for the project was placed along the frontage of the property with 16th Avenue, near its westerly end. Based on the Examiner's site visit and the photo of the sign in Exhibit G, the Examiner finds that the sign was readily visible to the traveling public. The applicant does not have to find the best location possible for erection of the sigr►. The Examiner agrees with Dana Eberly that the sign does not provide adequate notice of the rezone requested by the applicant. However, such procedural objection was untimely because it was made after nearly 4 hours of testimony had already been taken on the project. The Examiner accordingly denies the objection. The Examiner also notes that notice of heazing published in the paper and mailed to the owners of property within 400 feet of the site contained sufficient information regarding the rezone, and that the existence of the rezone aspect of the proposal was well known to the neighborhood prior to the public hearing. (2) Neighboring property owners objected to the rezone on the basis that it was substantially similar to the previous rezone proposal for the site, which was denied by the Hearing Examiner. Zoning Code 14.402.120 prohibits the Division from accepting a Fezone application that-is similar to a rezone application for the same site that was subject to a final decision within the previous 12 months: The determination of whether the rezone is similar rests with the County_Division of Building and Planning and is binding on the Hearing Examiner and the Board-of County- - Commissioners. Since the Division of Building and Planning previously determined that the cunent application was not a"similar reclassification" to the rezone proposal in File No. PE-1847- 97/ZE-53-97/PUDE-7-97, the Examiner has no authority to dispute such determination. See letter dated 1-6-99 from Stacy Bjordahl to File #PE-1859-98/ZE-17-98. The Examiner also agrees with such determination, based on the reasons cited in the Division's letter. LAND USE ANALYSIS FINDINGS OF FACT AND CONCLUSIONS OF LAW A. AnDroval criteria The Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny or grant with such conditions, modifications and restrictions as the Examiner finds necessary to make a land use applicatioii-compatible with the Spokane County Generalized Cumprehensive Plan and applicable development regulations. See County Resolution No. 96-0171, Attachment "A", - paragraphs 7(d) and section 11. Development regulations include without limitation the County HE Findings, Conclusions and Decision PE-1859-98/ZE-17-98 Page 6 . Bruce Zimmerrnan Dehbie'Etausch 1602 5cauth C3herlin Raad 1051 DEast 20' Auenue Spokane, WA 99205 Spokane, W'A 99206 Dana Eberly rohn Mil1er ' 1911 South Fawn L1rive 2124 5auth Herald Raad Spokane, WA 99206 Spokane, WA 99206 Marilyn Miller Heinz Duesterhaeft 2124 Sauth Herald Road 2517 South Sunrise Raad Spokane, WA 99205 Spokane, 1rVA 99206 Bvb Cvllins David Peterson 100 15 East 18' Awenue 10206 East 19' Avenue Spokane, WA 99206 Spokane, WA 99206 Bi11 Nienhuis Vinton Eherly 10111 East 1$`h Avenue 1911 Sauth Fawn Drive Spakane,'4VA 99206 Spokane, WA 99206 Frank Carpenter 11316 East Fairview Spokane, WA 99206 Items Notieed: Spokane County ComprehensiVe Plan, County Zcrning Code, Coun#y Gode, Gaunty Standards fDr Road and 5ewer Constructicn, County official zvning maps fvr viciruty, and P. County Guidelines for Stormuaater Management. Count7r Resalution Nas. 98-0482 (increasing ailawable density in [JR-3.5 zone), 9$-0201 (amending, Guidelines for Stvrrnwater Ma.nagement), 97-0321 {adopting interim develapment regulafiions regarding County TTJGAs}, 96-I224 (a.dogting Oubdivision Ordinance), 95-0294 (Hearing Examiner_Rules gf Proeedure), 95-D293_ (ESHB 1724 _ _ . f,, procedures), 96-0171(Hearasxg Examiner Ordinance), 95-1005 (suspendin; garic mitigation fees), °'95-0498 (adopting Standards far Rnad and Sewer Coiisiructian, and Guidelines far Stvrmwater ' - Management), 85-0900 (adopting Zoning Cade and Pragram to Implement Zoning Code), and _ , _ - - - - -72-56 (establishing zaning crf current site). Zoning decisions Iisted on pa.ge 2 of Staff Report, and in decision. Findings of Fact, Canclusions and Decisian dated 4-16-98 in File Ria. PE-1$47-97C ZE-53-971PUDE-7-97. Items in Record: The record includes the project file in PE-1$59-98fZE-17-9$, #he docurnents subrnitted at the March 12, 1999 public hearin;, and the items taken natice nf hy #he Examines. At the applicant's request, the Examaner included in the racord document #s 45, 48, 5 EA, 51B (natebvok exhibits), 51B (several exhibits, in~luding enlargement vf concept drawings shorving 6-unit apartments), 51 C, 51 D, 51 F, 51 G, 5 11, 5 t M, 51 N, 51 P, S] P, 51 Q and 51 V submitted in File Na. PE-t $47-971ZE-53-97IFL7DE-7-97. At the request of project oppanents, the Examiner included in the record dvcument #s 2, 11, 25, 47, 49, 51 R, 51 T, 51 X, 51 Z, 51 BE, 53 and 54 from such ftle. The Examiner also included in the record docuinent #s 40, S 1 Y(fuPl-size PUB site plan and preliminary plat) and 52 frvm the sarne file. _ Froeedural Matters: (1) An vpponentoEthe_praject, Dana Eberly, cantended that natice far the heannb was inadequate because the posted notice did not conforrn to Sectian 14.402. 100 {1} af the County Zoning Code, in that i# was not readily ❑bseraable by the traveling public, and because ~ - HE ~'indings, CQnCIll51oI3S aI7C~ DeC151oi1 PE-I 859-98fZE-17-98 Page 5 AC the public hea.ring, the applicant prnpased making an open space tract af approximatety .28 acre out of the snuthwesterly+ extensian caf proposed Lat 4, Block Z, for a priaa#e park. `I'his madif cation wautd be accompanied by a reductifln in the number of muIti-fanily dwelling units on such lot, as mmdified, frarn 9 ta b. Each multi-family 10# vvauld therefore be improved with a 6- plex. These modifications would reduce the rnuummber of multi-fatnily units in the projec# to 36, and the total number af dwelling units in the project t0 89. The density (net) vf the project, as modified, would still be approximately 10.4 units per acre. The grcass density of the proj-ect would, however, be reduceti firflm 8.85 unkts per acre to 8.56 units per aCre. See testim6ny ofJim Franic. B. Proce+dura➢ Tnformatiott: Applicahle Zoning Regulations: Zareing Code Chap#ers 14.620 and 14.402 Site visit: Before and after public heanng Hearing Uate and Lacativn: March 12, 1999, 5pokane Cvunty Public Works Buiiding, Lawer LeVel, Cvrnmissianers Assembly Rovm, 1026 Wes# BrQadway, Spakane, WA. Notices: Mailed. February 23, 1999 by applicant Posteci: February 23, 1999 by applicant Published: Febanuary 24, 1999 6y County The lega9 requirements far public natice have been rriet. Hearing Procedure: Pursuant.to Resolution No. 95-0171 and Resalution Na. 96-0294 Testimony: Stacy Bjop4qhla Buiid~~!~. and Plar~n~ng ' ScottrEngelhar~i,_F~3Vision of Fngineering 1026 VVI~'est Broad~vay - ~ 1026 West Broadway - - Spakane, WA 99264 Spakane,'WA 99260 - . . . , . . 7im Frank - - - Linda-Hugo-. - 707 West 7' Avenue 6514 North Park View Lane Spokane, WA. 992[]4 Spakaxe, WA 99205 L}ebbi Lester Scvtt Brvwn 1866 Sauth FaNvn Dnve 3418 Narth Washingtan Spoka.ne, WA 99206 Spokane, WA 99205 F. H. C}a3ces Caralyn Schafer 1823 5outh Fe1ts Road- 10121 East 19" Avenue Spokane, tiVA 99206 Sp4kane, WA 99206 'Kyle Schafer Mark Caiatpeau 10 121 East ] 9' Avenue 9917 East k 8th Avenue Spokane, WA 99206 Spokane, WA 99206 Juiius Presta 1'Vlark Henry 2003 South-Oldarff- Lane 10219 Easf 18'h Awenue - Spokane, WA 99206 Spokane, WA 99206 HE Findings, Conclusimns and 13ecision FE-1859-98IZE-17-98 Pa;e 4 The iand 1ying northwest of the site, westerIy of Dishman-Mica Road, is primanly zoned LTR-3.5. A small T3R-22 zone is lvcated at the narthwest corner of Dishman-Mica Road and 16th Avenue, with srniall LlR-7 zones lvcated im~ediately west and north of such UR-22 zone. A larger UR-22 2one associated with multi-farnily dwellings is found further to the west, west of the terminus of 15th Avenue at BluffDrive. The land lying west and southwest o#'the site, rvesterly of Dishman-Mica Road, is pn'rriarily zaned Semi-Rural Residential-5 (SRR-5). A TJR-22 zone PI1,lprQYf:d WIth IT1lllti-fatI3115+ holISIng I5 fC1llnd apprC?){llTl&te1y HIJO feet IIOT'fh of tI7e 51te, between 13th Avenue and 14th Avenue. A small C1R-22 zone is also faund a# the sauthwest carner of 14' Auenue and Unaversifiy Raad. A small UR-12 zcrne is faund nvrth of the site along Herald Road, between 10" and 9' Awenues. Mobile hame parks are respectiVely faund norfh of Eighth Auenue, alvn$ the easx side of I)istiman-Mica Road, 311d at SCiYZlk: d1SiaI1Ce I1o1'trIWL'St ❑f tI1e Slte, west of Dishrnan-Mica Road and the Mica Park Additivn p1at. Some industrial and cammercial uses are loeated along or near Drshman-Mica Road north of Eighth Avenue. Intensive carrnmercial uses and zQning are found north of Fourth Avenue aPang Dishman-Mica Raad and its ane-way cauplet with 1Vlullan Road. Sprague Avenue is a majar east-wes# traffic and cnmmercial corridar in the svuth 5pokane Va11ey area. See description of surraunding land uses nn pages 1-2 of the Staff Report. Yrojeet Description: The project inVVEves a rezone ao the UR-12 zone and a prelirninary plat to divide 10.4 acres into 33 lots for developmenF of 92 dwelling units, along vvith 6 smatl apen space tracts. The preliminary plat map submitted vn February 4, 1999 iliusfirates 1 single-famiIy lot, 25 duplex lots, 6 lats cvntaining a tatal of 39 multi-family dwclling units, and 6 open space tracts. 7'he density of the pre1irninary plat is approximately 10 4 units per acre, based an a net " acreage of appr4ximateiy $.81 acres (determined by deducting the area for roads, reguired raad dedicatian and open space frorrn gross acreage). The single-family 1ot proposed is lvcated at the svutheast comer of the project, and has an area of 5,000 square feet. The proposed duplex lots are each 8,504 square f°eet: •°The preliminary plac map states that the applicant is requesting d"avisivn df " - ` the duplex lots under Chapter 14.818 of th,e County Zom'ng Cade. 'Y'he internal roads in the project wauld be-ptivaie. Twn 20-foot-wide private drivew+ays - - - . wauld provide access to the 6 duplex lots fmnting along 16th Avenue. The open space tracts, whieh appear to be reserved primarily for drainage, and the private raads in the project, will be maintained by a hameawners association. The project wouid be served by public sewer and water. Narthwest Regianal Faciditatars, a nvnprofiC organization dedicated to prowiding Iow income hausing, woutd help oversee development of the site by Cireenstone Gvrporation. County Engineering conditians of ap,praval require ~the applicant to widen l&th Avenue and Feits Raad, and install curb_and sidewalk, alang the frontage of the site with such raads, and tv ? cvnstruct a pedestrian access alarag 16th Avenue between the site and C.Iniversity Road. I'he applicant is also required ta dedicate a 3-fovt wide strip of lar►d alang 16th Avenue, and reserve a 17-foat wide future acquisitinn area far right of w+ay adjacent tQ such dedication. Cauniy Engineering conditians prohEbit the praposed duplex lots located along 16th Avenue from directly accessing such artenal, and authorize the installatian of a privaEe alley along the south side of such iQts to provide access ta such lots should the Caunty rvad stanclards be amended ta allow such - alleys. The eonciitions also prvhibit access to Fawn I7r-iue at the southwest comer of the site. ~ HE Findings, Conclusions and Decision PE-i859"L98IZE-17-98 Page 3 I Environmental Review: AMitigated Determinatian of Nransignificance vvas issued by ihe T7ivision of Burlding and PIanning 6n February 18, 1999. - Site Uescriptivn: The si[e is appraxirnately 10.4 acres in size and generally rectangular in shape, with 1,156 feet of frontage along 16th Avenue and 3.56 feet of frontage adong Felts Rvad. The prapert}r is generally flat, with a samewhat downward slope to the west. The site is undevelaped and Vegeta#ed with pine Erees of varying size, native shnFbs and grasses. - Surrounding Conditions: The County Artenal Raad Plan designates 16th Avenue (east of Dishman-Mica 12oad), DisYman-1Viica Road and University Road as Pn'ncipal Arterials. I)ishrraan- Mica Road 'an the vicanity is 4 lanes, w'r#h aciditional left turn Ianes at 16th Avenue. Such road widens ta 5 lanes, including center tum lane, ftu-ther to the north and south. Distunart-M'rca Ftoad splits into a one-way coupiet with N1utlan Road near Sprague Avenue. 16th Avenue has 2lanes in the vicinity, with additianal width for right tums at its intersections wilh Uniyersity Road and Dashrnan-Mica Road. "I'he intersections of I6th Awenue with Dishman-Mica Road an.d Llniversity Road are signali2ed. Llishnaua-Mica Road ha.s sidewaiks along ifs east side, whi2e 16th Auenue i5 mostly vviihout curb ar sidewalk, 'U47est of Dishman-Mica Road, 16th Avenue as designated as a Local Access raad, and terminates aRer a shvrt distance at Bluff DriVe near the Dislman Hills Natural Area, University Road tv the east is a 4-&ane road with additionai left turn lanes at i#s intersectian with l fith Avenue, and is improved with curb and sidetivalk a1Qng both sides. DVearhead transmission lines on wood pvles border #he south side of 16th Avenue. An electrical substation is located at the northeast carner a£Dishmar►-Ndzca RQad and 1 fith .Auenue. A railroad line parallels the west side of Dishman-Mica Rvad. The mauntainaus Dashman Hills Natural Area is fvund at varying distances west of Dishrrian-Mica Rvad. CJniversifiy High Schocri is Iacated noa-th of the site, 6etween 3th AVer►ue arad 13th Avenue. University Elementarg+ School is found at ihe southeast corner of 15th Avenue artd University'Road: A Neighborhood Lusiness ----(B-1) zone containing a canvenience sttare uu~d space for ather retail uses is lacafied at the ~ southwest carner of 16th Avenue and UniVersity Road. Same Urban kesidential-7 (LLTR-7) zoning _ assaeiated with new duplex housing is ivcated sauth of such B-fl zone, between T3niversity I:oad - and Oberliii Rvad: -L7currersity City 5hopping -Genter; whicYi is curreritly being redevelaped, is - lvcated approximately 1.5 miles narth of the site at the sauthwest comer of Sprague Avenue and University Raad. A bus transat Genter vperated by the Spokane Transit Autharity is found at the narthvvest corner of L7niversity Raa.d and 4th Avenue. The area is dominated by single-farnily hmusing, with same duplex housing fvund along Dishman-Mica Raad to the nvrth and sfluth, and some scattered rnuiti-famiFy uses located at _ various distances trr the north, nvrthvaest, nartheast and sautheast. A half acre parcel of land ' - - improved wiih asingle-family horne and accessor}+ building is locafed directly west of the"site - - alang l Gth Avenue. A 5-acre, tnangular-shaped, undeveloped parcel under the same ownership as the half acre parcel is laeated between Dishanan-Mica Raad and the half acre parcel, the westerPy baundaty of the site and Lots 1-6, B1ock 3 of the Cnester Terrace subdivision. Both the 5-acre parcel and the half acre are heavily vegetated wlith pine trees ofvafivus size. The land lying south of the site, and the land lying between the site and Dishman-Mica Read, is zaned UR-3 5. The land lying north of the site across PSth Avenue is zaned primanly UR-3.5, with duplexes xaned TJrban Residentiai-7 ([JR-7) found aiong the east side of I7ishman-Mica Raad for some distance, narth of the electrical su}astation property. SingIe-fami ly hnrries at urban densitaes are found directIy south of the site, SCT"flSS 16th AVerilAe f1'fl171 the SIte, and acrcass Felts koad from the shte. HE Fandings, Canclusaons and Decisian ^PE-1859-981ZE-17-98 Page 2 r - I~ i r , sPOKArr~ ~~~NTY x~~~~ EXAMIrrER FiECEIVED MAY 141999 RE. Preliminary Plat vf 16th Avenue Pro,ject, and ) SPQi41~COUNTYE1+IGfNEER Zarae Reclassificatian frorn L3rban Residential-3.5 ) FTNDTNGS C1F FACT, Zone t4 LJrban Residential-12 Zone; } CUNCLL]SI{]NS vF LAW, Applieant: Greenstane Carporatinn and } AND DECISI@N N4rthvaest Regivnai Facilitatars ) File Nos. PE-1859-97lZE-17-98 ) 1. SUMMARY OF P'RmP@SAI.. AND DECISIUN Proposal: Application for khe prelirninary plat of i fith Avenue Project, and for a zane reclassificatian frorn the Urban Residential-3 5([JR-3.5) zvne ta the Urban Residerttial-12 (UUR-12) zone, Co divide and dewelap approximately 10.4 acres into a single-famiiy dweiling lot, 26 twv-family dwelling lo#s, b Pats containing a total 0f 39 rnulti-farnily dwelling units, and 6 open space tracts. 1)ecision: Appraved, subject tfl cnnditions and certain modificataons. 11. BACKGROUNDIFINDINGS pF FACT A. Generallnformation: Agptfcant: Narthvvest Regional FacilitatQrs, 525 East Missian Avenue, Spakane, WA 99202; - - and Greenstone CorpvraCivn, 707 West 7th -Avenue, Suite-320, Spokane, Vr7A 99204 " - _ . . - • - Sifie Ovvner: Nprthwest kegional_I"acilitators, SZS East Missifln Avenue, Spakane,WA 99202 51te AddZ'@55: 9$06 East I6th AVenne, 5pokane, WA Location: Generally located alang the sou#h side o#' 16th Avenue, appraximately 504 feet east of Dishrnan,Mica RQad;.in Sectaon 29, Tnwnship 25 Nvrth, Range 44 EVV'VI, Spokane County, Washing#on. Zaning: Urban Residential-3.5 ([]R-3.5). The site is alsra located in the Public 1"ransit Benefi# Area_and the Aqui£er Sensitive Dverlay zone designated by the County Zanfng GQde. - - Cornprehensive Plan Cafegary: Urban category. The site is also with'rn the LTrban Ttnpact Area, Priority ~ewer Service Area and Aquifer Sensitive Area designated in the Camprehensive Plan. ILIGA: The site is lcacated inside the interirn urban gro«th area baundaries designated 6y the - County pursuant to the State Grow#h Management Aci - HE Findings, Conclusions and Decision PE-1859-9812E-17-9$ Pacre 1 ~ ~ , ~ - SitlCerely, GREENST❑NE CORPC)RATI+ON. Jason Wheatan Accepted: Spokane Gounty Engineering and Roads Department i ~ ~ ~ ~ ~ GREEfUTOf1E March 25, 2002 Scott Englehard Spokane County Engineering and Roads Department 1026 West Broadway Avenue Spokane WA.99260-0170 Re: CRP - 2875 Payment in lieu of improvements - 16`h Avenue Project Dear Scott, As you know, Greenstone and North West Regional Facilitators are close to completion of the improvements on our 16`h Avenue project. Per our discussions regarding the interim improvements within the 16`h Avenue Right ofWay, and the pending County improvements scheduled for 2002, two requirements of the conditions of approval will be substituted by an in lieu cash payment of $22,000. These improvements under the Spokane County Division of Engineering conditions include: 1) Item 9- Asphalt eactension on the north side of 16t" Avenue. 2) Iteml l- Construction of a pedestrian access along 1e Avenue Bast to University Road. With the scheduled County improvements on 16'' Avenue, the above interim items would require removal and reconstruction. It is in the best in'terest of both the Developer and the County for the developer to replace these construction requirements with a cash contribution towards the ultimate 16'h Avenue reconst'ruction project. On behalf of Greenstone Corporation and Northwest, Regional Facilitators, I would like to thank you and the efforts of your staff. ' ~ I Real Estate Development & Sales Project Management Construction 1421 N Meadowwood Lane • Suite 200 • Liberty Lake, WA 99019 • Phone (509) 458-5860 • Fax (509) 458-5862 www.greenstonehomei.com m ~~Bar* Man 20457 GREENSTONE CORPORATION 1421 N. MEADOWWOOD LANE, SUITE 200 28 8/125i LIBERTY LAKE, WA 99019 (509) 45&5860 4/11/2002 PAY TO THE Spokane County $ +'22,000.00 ORDER OF Twenty-Two Thousand and 00/100*;ss+saar~~+~+~r~~~~~~s~ss~*r+~tt+s+sss*tst~s~~strt~t~arrss~tst~+~r~~~+s~s+~tt~~+f*f+~*~ DOLLARS Spokane County 1~6J, ~06 , d4f.~ J MEMO Improvements on 16th nu iz D SIGN RE . . ii■0 204 5 711' 1: L 2 5 L00089l: L00 L6 w' GREENSTONE CORPORATION 2 0 4 5 7 Spokane Counry 4/1 I/2002 200 Review & Insp Fees 22,000.00 WA Trust Checking Improvements on 16th 22,000.00 Received From: Receipt No. 1 2 2 3 3 1 Address: ~ d Date: 2 ~ ~~grl! 4 ~G' ~ 9~f'4 /f ~ ✓ • = _ - , AmouM Paid: Z Acct. No.: i~ , =as=,; - / a i - . . Sales Tax: V Amt. of Acct: ' Money rd Total Paid Z Amt. Paid Y Balance Due: . O a : i vaj Purpose: T~ Received by: ~ ~-7~',Q,~,~~'•~ 5TA'fiEMENT (3F ERRORS AND FACTS [3PDN WI3IGR TH~ "PEAL IS BASEY] Y) This appeal is being filed under the provisions of the Bvard of County Cammissivners resvlution #95-017I, 5ection 13 2] The Hearing Examiner Decisian is lengthy and technieal The tiane allowed ta file the apgeaZ wauld not al1vw all items of error and fact tv be listed at thi5 time. As autlined in Attachment A, secxian 4 of the resvlutivn, we will submit a supplernental memarandtam in the allotted time to further supp[art this appeal. 3} The HearingExaminer was erroneous in deterrnining the rezane complies with the Camprehensive Plan a) The groposai dQes not provide a high levei of public facilitaes arid ensure proter-tipn of the aznertities of the single-family residences as outlinecl in the Urban category and its vbjectives. b] The Qraposal does nQt provide bufferinig between the existing single- farnily residences and the new development as autlined in the C]rban category and its vbjectives tv avoid adverse effects. C} The prvposal dnes nvt generally comply with the Arterial R,oad Plar► for its interior raads. It alsv propases private drkuevways and was approved based vn a rrrad standard that doesn't currently exist 4} The Hearing Examiner was erroneaus in determining the rezane complies with the Spokane Caunty Zoning Cade• a} I`he ,proposed reclassificativn tv ITR-12 is nvt cunsistent with the purpose and intent of the zone to transition frorn low density residential ta an intensive business zane. b) He p_rvgvsal does not serve the publics use and interest as'stated by petitivn of apposition from many area residents. 5) The Hearing £xaminer was errvneous in determinirig the peoposal was supported hy a substantial change an cvnditivn in the a.rea and the applicant didn't bear the burden of prcaving ths changed canditi4ns. RECEIVED Ta THE Bf]ARD OF C{QLTt+1T`Y' COMMISSIONERS MAY 24 1999 APPE+`L FEE - $241.00 COUNTY CUMMI5SI0NEf~S NE: M.~]~l~ ~ai~Y cra.~~rrs a~,~TE: . ~~/►tQ~~ +COMPLETE ADDiiESS: l0 1/ 9 Jd Wx ~ ~ gO6 , HvMEPRONE: )03 ~ BUsiNEss PxaNE: T 6 4- f APPELLArra"5 ATTDIZNE'Y (i# applieable) i 0 A~91- cOMPLETE AnaREss: ~ HEARING EXAMINEdt AC I'ION BEING ApPEALET3: ~~ELnMIrrARY svs rVIs oN NAME ?cA I- PRELIIIITNARY SUBPNI3IC)NNIl11+,R ~,~c~4 r ZONE RECLASSIFIC-ATIC?N NLTMBrEER Y?A°TE OF HEATiTNG EXrIIViINER DECISIOMI INA'~ ~1-& r NAME OF HEAn.TAIG EXAMINER ~~~t~~`~►~ ~ , 9fln PS, Y sIGrrATURE OF ArrELLaN-r ~ ~ (or autharized representative) Facts demansfrating appeYlant is pasfy of recnrd and has standing fo bring appea3: VPK41260 A7- rrrC q&RroV,~S Arv~-.~'r~ aV f 61 71~T ~"`n~ ~ir~Zr~ ~,t~.~:~.r~~R kr~d~aIr A0J-9a)VT- rs ,A90PCKrYa-` WU~ VFZ7" ~Y 7`IlC 0e15XIIA) Or 'rAf4t I1U~Aql Zx~'W~~'►~ . C]I4I A SEFARATE 5HEE'T OF PAPER PLEASE LIST: 1. A separate anc[ cartcise statemenf of each errvr a3Teged to have been commitfed. 2. A rvncise a#atement af facts upan which the appe]Zant relies tv austain the statementi n£ error. ATTACH A COPY OF THE HE,ARiNG E?CAMTNEt IJECISI€JN. FOR C]FFICE USE ONLI' Copiee t4: Fiearing F~minet ~ P'lanning J Engineers ■ Env. eait,~ J Fee received Checic Cash Tieceipt Nuinber '"I71~ Revised: 7[2W . . w 1 : yy 0878 DECISION Based upon the foregoing FINDINGS OF FAC"T AND CONCLUSIONS the decision of the Hearing Examiner dated May 14, 1999, wherein the Hearuig Examiner approved, subject to conditions and certain modifications, a preliminary plat of 16d' Avenue Project, and for a zone reclassification from Urban Residential- 3.5 (IJR-3.5) zone to the Urban Residential-12 (IJR-12) zone, and to divide and develop approximately 10.4 acres into a single-family dwelling loi, 26 2-family dwelling lots, sac lats containing a t,otal of 39 muhi-family dwelling units and 6 ope,n space tracts; is HEREBY AFFIRMED. DATED this &hday of _~~o & ~_1999. dt coBOARD OF COUNTY COM1vflSSIONERS g~ o:l~'E co;:, fo pF SP O ,/AS G'N ti~.~ J .L : . ~ • _ M. KATE McC~SLIN, Chairman ..r ATTEST: VICKY M. DALTON, JOHN ROSKELLEY, Vice-chair Clerk of the Board _ y. L.A ERICKSON . S Dcputy THE CLERK OF THE BOARD SHALL MAIL A COPY OF TI-IIS DECISION TO T'HE APPLICANT AND APPELLANT OF RECORD. THIS DECISION CAN BE APPEALED BY FILING A LAND USE PETITION WITH THE SUPER[OR COURT WITHIN TWENTY-0NE (21) CALENDAR DAYS AS PROVIDED FOR IN CHAPTER 37.70C RCW AND MEETING OTHER PROVISIONS OF THAT CHAPTER. THIS NOTIFICATION AND DECISION HEREIN SHALL ACT AS OFFICIAL NOTICE UNDER RCW 43.21C.075. (aecisiwftrannono rcrocu approval MC 091499.ipe) • Page 4 of 5 39 (}8. S ~ (3) the Hearing Examiner's decisiqn is not sapparted by evidenae thst is su6stantial whenn viewed in ligh# of the entire recQrd; (4) the Hearing Examiner's decision is adeariy erronenus appf ratian nf the law to the fads; or C5j the hearing Examiner's decision is outside the authority nr jurisdictinn of the Eaamireer. . . . . . , . (Emphasis added). vi. In order to sustain a rezone, the applicant tas the hurdcn vf provings among othcr &ctors, that cvnditis;ms have subsLmtmlly changed in the area since dm last zDning of the property and ttaat the proposal bears a setbstaniial reMonshig to public healti, safety or welfam. (Certllfied lZecvrt Documenr No. 39, page 7). Pridr to approval of a subdi►ision, RCW 58.17.110 requires lccal govemment tD make `uritten Findings tlat the Prelirnimry Plat and deditativn rnake apprapriaw gravision £or the public headtih, safety and welfare; make.s apPropnatc provisiQn for specific it,mm vf mfmstructure and other relevvant fuAors; and ttat the prehn.uary plat serves the public use and interest and ronforrrs to local zaning regulatiQns and other applicable develapmenC re,gulations. (Cer1r".f"ied Recara! Doeument Na. 39, page 7; Borrrd of C'rrunly +CommrssiQners ~'ile, Document lVo. 6) . VII. 1he Board finds Uiat the Recorci befare the Hm-ing ECamner supparts 1ts decision and that the APpellant has not nrcet his burden Q£ proof zn substantiating that tlie Hearirig Examiner's decision rnects Item No. 2, 3[atr 4, seC foRh unr3er Section No. 6 in Findixg of Fact No. V heneuabove VIU. T`hc Board herein adopts cach and every Findirag af Fact as set forth in the Hearing Examiner's Findings of Fact, Conclusions of Law and Decisian docvmecet, datad May 14, 1999. (Certified Recard, ,Dacurnent No. 39)- ; / Page 3 of 5 ` ~ ~ 99 0878 On May 14, 19919, the Spatcane C.ourty Hearina Examiner apprcr►ei the rezvne zequesc and accotnpan5ing prehninary plat. The fkuimg Exarniner approvod the Frojed genccally finding Ow the Apphcant had tnet 1us hurden tci substantiate the rezane request anti tlmt the subdivision, as canditioned, made appropriate prflvisions for public hmth, safety and welfare. (Cernfred Record, Locument No. 39)- III. C]n May 24, 1999, M'arlc HCM appeatiei t~ Hearing Examircer's domion tv the Boa.rti vf Cvunty Comrrussianers. 1tte apgeat ass;er[ed, among otha itum, thai the Hearing Exaininer's d.ecisivn was an erronevus interpretation of the Cornpreheansive PL-tn, was not supparted by substandaI evidence when viewei in light af the enbm reoord, and is a clearly errxeaus application of the C,c;mprehenspve Plan to the facts. The Applicant's appeal smtement ►,vas furtlier arrplified hy his Menvrandum submitted ta the Board rsf County Commissiuners and dated August 27, 1999. (Certitifred Reraord, Dr,ctemen! No. 40, Barrd af County Cominrssrorrers ~le, Dvcuraenl No.6). IV. ' 'fhe Board of Caurtty Carrurussianers held a pubIic hearing on the 7" day of Sept,ember, 1999, to eonsider oral argument an the Reoord of the Hearing hefare the SpoIcane Caurrty Heariiig Exarniner, which Recort} was certified to the Board af Caunty C.ommissianers by the Hearing Examiner on ar ahaut August 3, 1999. (Certrfreri Record, fided wilh the Barrd of Guunty Commissianers). Ai the Record Hearing, the Appellant was represented by Attorney Michael F. CorupeUy and the Applicant was represented by Att~omey 7ames M. Frank. Botta the ApgeIlant and the Appheant f led Merreorandum. (Board of County Commrssraners F'ile, Dacument 1uos. G & 7). V. Spakane C.ount}+ Resolutian Nv. 96-0632 provides in material part: SEC'TION NO. G: BOARD [7F COIJN'i'Y C()MMISSTfINERS ACTTQ11I (]N APPEAL 'I"tte Basrd may affirm, reverse, modify, ar reama~nd the decisicta o€the Hearing Examiner. The Bnaird may reverse ar mmdily a decision of the Hearing Examiner it it finds that: (1) T1ie H'earirEg Exarninerr engaged in urila►vful procedures or fai1e3 tp fallow a prescFibed process, unless the errar was harrrless: (2) the Hesning Examiner"s decision is an erronaous infferprefstinn of the law, afCer allnwing for such deference as is due the construction of alaw by a local jur+s€iictian vvith e.xpertise; Page 2 0f 5 . ~ ~ NO. 99 08: 8 BEFORE T-IE BOARD OF COUNT'Y CON41VIISST[}NERS UF SPdKANE CilUNTY, WASI-IINGT()N IlV TIAE MATTER {)F PRELUvENAR.Y PLAT OF 16T''H } AVENC]E P,ltO3EE°T, AND ZDATE RECLISSIFTCATIvN } FINDIlNG5 UF EACT, FRoM uRaAN REsmENTEAL-3.5 zaNE To uRBAN y cON+cx.USIoN Avn RESIDENTIAL-122C]NE APALTGANT. C`rREENSTONE } DECISIQN CORP[3RATI[3N AND NORTHWEST REGIaNAT1 } FACTGTTATQRS [FELE NQS. 18-59-97rLE-17-98] } THTS MATTER, being the oamdmuon hy the Board of Couuty C;ammissicmers of Spokane Caunty (Board), of the Demsion of the Spolcane County Hearing Ewniner (Hmring Examiaer}, c9ated May 14, 1999, wlxerein the Heuiag Examiner apprvvtA subjeci ta conditians and cerLin rriodifications, th.e applicWvn by Greenstane C'arpnratian and Northwest Reg'rorai Facilitators {Agplir.ant}, fior a prehminary plat of 1e AYenue Project, and for azone reclassrfication fmm Us$asn Residential-33 (UR-3.5) zane to the Urban RestdeubiaT-12 (UR.-12) zone, and to divide and deweloP aFPrax.irratety 10.4 accres iiito a sity~o-flamily dwellmg tct, Z& 2-ffirni1y dweEing Iots, sue lots cxintaimng a tatal of 39 muiti-fiunily dwelWng units and fi apen space bacts; and the decision of ffie l3earing Exarrainer being time1Y aPl~ed to ihe &oard by Mark Hmry an May 24, 1399; and the Board havirg held a puhlic hesu-ing ori the 7` day of Segteanber, 1991, to consid,er argUIllent vn the Hearing Exvnmer's record which wwass certifaed Ca the Board; and tIe Board~ on the 21 st day n£ Septecn'ler, 1999, having trtade a unanimvus oral decision to affimt the decision of the Hcaring Exatnitter and additivnaliy, directing that Finduigs of Fact, Conclusions of Law ardd DwiSion he prepared reilecting such oral d.ecision, tv tre eacecuted at a subsequent Board meetirsg, No , l ilJ' iE['r['IJiL.Ci, as pravided under Spok,ane Gaunty Resolutic►n Nv 76^0632' liLPr Board U[3Gs hereby enter the follav►ring FINTIINGS OF FACT AND CONCLUSI[]NS OF LAW I, Narthwest Rxgional Facilitaltors and Cmemstone Carporativn filed an applicatian for a prehmumry plat of 16" Aveanue Pro3ect, and for a r.ona reelassification fram Urban Residmtial-3.5 {iJR 3.5} zone tv the Ylrrban Residmtial-12 (UR-12) zone, and La divide and deveIoP approxunately 10.4 aares iiaW a sizgle-fartuily dwellmg lot, 26 2-farriily dwelling 1ois, six ivts c.onWning a tatal 0f 39 multi-family d►ueiling units and 6 open space tracts, ,generally lorated along the south side of 16th A►+enue, aPpraxirriately 500 feet easC o£Dishrnan-Mira Road within 5pokane County, Washington. (Certr'fred I1ecord, Uacerrunt Na. 1). - I ~ Page I of 5 ! Wiaa1oo io:ss FaX 50e 838 q^~° Pioneer Tizle spokane 10004 Di.strict iJo. e 938 Tnstallment(s) [7xtpaid : 16 YrisCallment(s) 1]elirLquent : 1 Next Installmeat (s) I7eliaquent: aaisuaxy 15,, 2001 Assess❑r's Parcel No. : 45292.9321 10. An easement affeCtiug the porti[an of sadd premises and fvr the purLovses stated herein, and incidental puxposes. Fvr : Watez lInAEY In Favar af : University PlaCe Water Warks Reeorded : September 17, 1957 Auditor's NG. : 485249B ~ 11 _ Arr easement affecting the posctivn af said premises and fox the purpases stated hereiA+ and inaidental purpaBec. Fvr : Blectrical distributian lirne in Favo7C oP s The Washa.ngtvn fnTater Pvwer 'Company ReCVrdedl s PRarch 21, 1963 Aud.itarls P7o. : 924515$ 12. An easement affecting the portion vf said premises and for the purposes stated hes7e'ein, and iacidenCa.l gaurpvses. Fox : Electric distr3butian line in Favor of : The Washington Water PESS4ter Cpmpany Recorded : lyiar'Ch 21, 1967 Audikor's No. : 275640C 13. An easement affectirag the porticYn of said premfses and far tihe purposes stated hBrein, and iracidenral pur,poses. For :Electz'ie tlisCri3autivn and telephone syetem in FavOr of : Z"he Washit3gy7tn4ri Water Pawer ~Catnpany Da4~.d : Au~.Bt 9, J.6 I Recarded s Auguat ].B, 1957 Auditor's n7o. ; 313384C ~ ~ ~ 1[/13/00 FRI 09:28 CTXIkX 1V'fJ 561o1 ~ Wl3ala0 10:33 PA% 509 838 " Pivneer Titie 5pokane !M003 , 3. Title to any prcaperCy beyvrad the lines af the zea1 praperty ezcpressly desC7Cibed herein, c7r title tr_► streets, roads, averiuep, lanes, ways Qr waterways vn which such real prOpe7rty abuts, vr the right tcr maintairl therein , vau7.ts, tvnnels, rampsr vr a.gy ather structu.re G7t improvement; or any rights vr easement~ therein vnless such prvpexty, rights vr easemente are expressly and specifiCa21y set forth in sF3ici descriptiGri_ 4. Arx assessm.ent payable in anxual $riaCal].ment{s} Plua xnterest. Unpaid Balance : $1, 295-18 . Fvr : ULID Dietz"iet 2sTc, a 938 Instaalment (s) urpaid : 1 Inszallment (s) De3.iYSqueaat : I 1+Iext xns t a3lsnent ( s ) I7e1 iaquent: u7anuary 15, 1999 Asressox's Parcel No. s 45291.9120 5. General taxe9 far the secvnd ha1f of the year 2000 due, ]our- nvt delinquent until NoYemk]er 1r 2000. arnount : $340.34 Assesscar' s Parcel No. : 45291.9120 Land Value : $23,500.60 ammprovement Va lue : $0.00 Note: Ge31era1 taxes for the fu1l year billed at $680.68 _ 6. An asgemsment payable in a=w.al installment (s ) plus zntereet. [7npaid Balance : $9, 884_ 83 For : LTLFp District No. z 938 Ynetalltnent tsf LTnpaid : 16 Itlstallsnexlt(s) Delingue,ait : Z Next xns t a llrment { s} I3elzriqiaent : Jaauary 15, 2001 Asss68or's Paxce3. No. a 45291.9120 7, An assessrnent. paya]ole in anxxual in&talZment(s) plus interest. IInpaid Halance : $5,527.22 Far : i7LI1] I]ietriGt N'o. : 938 Installmeat (s) iTnpaid : 1 Iaistallrnent {s} DQlixY[suemt : 1 Next Iinst allment[s] De1 inqueait a►7'anuary 19, 1999 AsseasQr's Pa7rCel Na. : 45291.9121 S. Genex'al taxes for the seccnd h.aZf cf the ye'ar 2000 due, but rlat delinquent uxxtil NQVember 1, 2000. Amortnt : $1`368-36 Assessor' s Parcel, N[r. $5291 _ 5129. Lanri vaZue ~ $95, 34f1 , i]D . Imprrsrement ValuEs : $0_00 Nvte: Gexaeral taxes for the full year ]ailled at $2,737_32. 9. An aasesamerit pAyable in annual installtnezr.t (s) p1Lt6 interest. Unpaitl I'3aZanCe : $42,126.24 Far : ULZ~ d 10 II113/00 FR3 09:28 [TJLlRX NO 56101 =iia/aa 10:32 FAX 509 sas Pioneer Titlespok~~e IMoaa ~ _ . • ;r Ref. : CLC L70b 353 SECOIQI] SUBDXVISxW GUARANTEE scHBnvLE: ~A sTATE cvnE AGEacY cODE 48 1034 FII.E PoLICY PC1I+IcY PC]TrzCY AMOT]NT OF Hfi7Nf8EFC TYPE NUMBER DATE IkiSUR-ANCE PREMYUM P-263828 030 340 SEPTEMBER 2s1, ZODq 3DD_00 200.00 AT 6:40 a.t1t, y ' Name of Assureri: Greenett7rie Cvrporation T'he asoQraraces xeferred tv vn the•face page aiCe= Triat aCeording tr those pu]1iC reC❑rds whlc'ks, Under the recordiug laws, impart cdnstnxctive natice of matters rel.ative tcr the fo11v►aimg deacrfbed real . pasoperty ; That postion of zhe Noxtbwest quaxter of the Nnrtheast quareer of SeGt?vn 29. Township 25 ATorth, Rar1ge 44 East, W.M., lyisrig North of the bTortherZy $aundaxy of the p1at CHES'1'ER TERRACE xecor$ed in Plat Bvvk 6, page 94, i13 Spo)cane GdLtElt]r, Waf311iI1gtDI7: EKCEPT the Westerly 150.00 feet of the Nnrtherly 162.00 feee of said Northwest quarte7C of t:he goxtheast quaxtexi AND EYCEPT the county road right-af-way of 16th Avenue; AL+TD EXCEPT the county raad ricyht-af-way of Felts Rvad. " Title to said real gxopexty is vested ia: ' Nvrthwest RegiQn.a3 P'acilitators, a nvri°p1K'vfit cvxporativn 5►shject tv the matters shvwn be].ow under Excaptivns, which Exceptions are nvt siecessarily showm it1 ths order ❑r their grivrity. EXCBpT24NS: 1. Taxes vr assessments which are nat shc7wn 2is existing lieno k]y the reCVrds ❑f any taxins authvrity that levles taxee 4r assessments an xeal prQgerty ear by che public records_ 2. LTrrgatented mining claims; resexvations dr exceptivn6 in the United 5tateS Patents or in Acts auth4rizirag the issuance trierevfi water ri.ghts, claims ❑r title to water. ~ 18%13/00 FRT 09:28 fTX/It% NL1 56101 ~1~ - ~~tCOR TiTLF. ~SURANCE 48 1030 030 00000340 Guarant'ee ~ TICOR T1TLE ENSU RANCE CaMPANY, a Califarnia carparation, herein called the Company, guarantees the Assured against aciual loss not exceedEng the liability amqunt s#ated in Seheduie A which the Assured shall sustain by reasc~n of any ir~car- rectness in the assurances sei farth 9n Scl~edule A. i LIA81LtTY EXCLIl51QN5 AND LIMITA71C3NS t. N❑ guarantee is given nar [iabili#y assumed uvith respeci to the identity of any pariy named or referred tv in Schedule A or wEth respect to the validity, legal effeci or prrority of any mattef shawrs therein. 2. The Gornpany's liabifity hereunder sha[I he limrted to the arnaunt of actual loss susiained by the Assured because of reliance upon the assurances herein set far#h, but in na event shall the Company's liability exceed Che liabilit}i amount set forth in 5chedule A. PLEASE NOTE CAREFIJLLY TNE LIABILITY EXCLU61QNS AND t1MITATIQNS RND THE SPECIFIC ASSURANCES AFFQROEO 8Y THIS GuARANTEE. IF YOEJ W15H ADQlT1dNAL L.IABiLITY, OFi ASSCIRANGES C)THER THpPV AS CC7[V- TAfNED HEREIN, PLEASE CdNTACT THE COMPANY FOR FLJFtTHER fNFURMATeC)N AS 7O THE AVAII,.A9lLITY AN❑ THE COS7. RECEf1JED sPoKANE cvuraTr 0 C T 16 2000 DlvIslC?N OF PLANNIING Issuesi 6y: TiGOFi 1'1TLE INSIJRANC dMPANY PiC7NEER TITLE Cc]MPAI+fY oF WASHINGTO[tiI 521 W. FTRST AVEN[JE SPpKAfiIE, WA 49201 gy President {509} 838-528I ;j:] z, _ ' J , Attest 5ecretary Auiho'nze Signatory ~ Yx f - L ' . ~JJJ~J J JJJJJJJ19- JOz-B JJJ ~JJJJ J JJ 9 9 9 9 9 J 9 9 0 9 9 9 9 9 9 J J GLIARATiTEE FACE PAGE 11 I ' 424091 Pd B: 3 O} 3 1 o~rars00D 10;i2k v~ ~u ttin m qrAaN rA IQ 6N S~'IiEREi)F, ~he undersigned has ~used this instrument to ~ execvt~ or► this day crE@~~ 2000. GRAIVTOR: T+iorihwest Regional Facifitat4rs A Wazhmonn Nan-Peafit Corpurativn A6i~ i ~ ~J`r► By. Kesuseth I $riw + ; y rts. executide Tiuectar ~rp• FiiBL~ ~ r A'• v(~ ~ State6fVVashington )ss •~,j~I~"I 1NA~ CouRry of Spnksna j 111 !1 I cerlify that i knnwr ar ftave satisfactory evidence thai Kennetii I_ Bnms v, the persan wha nppeared 6efare mt, and seid person acknnwledged that ]re signcd this mstnuaeat, on nash stated thaY hs was authonzrd to sasacuse the instrument ard acknow1edged it es fhe Fwutiwe Ilirector of l+forthwast Reeionak FscAttatars_to 1!C ttle free and vohut€ary act of such party For the uses and gurposes meatianec! Ln the instrumerrt. Llated Aq••Aq - d0 ! No Pu61is m and D` fa C $1aie of W85}[ington My Appoininenrt F~acpires• I FC1R RESPONSTBY[.1T]" Ti? MAIIYTA'IiY: I]15HMAN COMMONS OWr7ERS ASSOC[ATIQN A Washingtnn Nvn-PraCu Dsganiration ~~~1111 I f~f!►~~~. CL]MYANY NAME . r/ A Washingtan Corparstion +~yr~ s ~ c~`~yvf,a1?y. 0o- _ By WyndeSl Wilhelm ~ rp; ~LIBL1o [ts: ftegiscered Agent y•+~ rG C~~~• State of Washingtnn ) f'•i ~~~''~i5y ~~►ti`~ )SS Cnunty of Spnkane ) I tertiFy tliat 1 know ar have satiafactory ev idwnse that W}11,de]WilhelrrLis the per5on who appeared leforo me, and said ptrsan acknowledged that he sigried this mstrumenG va oath stased that he was autYsoeized ta exenute the instrumenL and acknowledged it as the rcstered e¢ent of I]ishMari Cnmmrsns 'a to he aha Tse~ and vnluntary aci of sueh parry for ihe uses and puTttses mennuned in the mstrument. Dated 4SNPuo ublic in and of Washingto My Appmiment Expires: csi~ -";2L~~ ~ ~ Nprary Fhsblie in and Cor the State of Wsshm" IMy Appoustnent Expires: ~ .1091 14T121~ ~417A WuNF rnu c~n m wil[Ti. eA ~ 7'fsere may exist properties lr:csted uphill and adjacent tv th'ss subdivisian w}uch pcriadically diseJLmge stvianwater runoft' onto individual lots within this pla4. $trx4nwater runoff from nearhy uphill graperties shvuld be expected, and during sncsw melt periods or wet seasons the lnts rnay be suhjected to h'sgher amounts pF stormwater mmoff that what is narmally observecl vr anticipafed. Boause stormrvater evmai'F trom adjacent gmperhes hava dischargecl onto this plat yrior t❑ deVelQpmenr, starmwater runoff w+ill licely cnntmuc to dQ so after devetopment. This covenant and agreement shall run with lhe land in perpetuity, &nd shall 4x binding upon the owmer, tlteir heirs, successvrs and assigns, including the abligativn tn participate in the maintcnance af the drainage faciEities as proaided hercin. The pruperry awners wathLn ttsis plat shafE mamtain al] water quality s►va4es ("20$" suales) and drsinagc ditches situated on theu respective praperiies, and any porii4n of a `248' swale srtuated in a{ublie righl-0f- way sdjacent to their respective prvperlies, with a pennancnt gnund cuver as specified in the cutrenfly approved end acceptcd plans vn filc at 5pakane Cnunty's Engineer's Office. No swctures, including fences, shal} be aonstrueted direetly oVer or within a'208'swalc wiihout thc cxpremed written consent of the Spokane County Enginecr. 5polsane CQUnty does not accept [he nesponsibih[y to inspect az►+91or maintain the drainage easements or drainage swales, nor daes 5pakona Caunty aecept any lia6ility for any fai lurc by the lot o►vner(s) m praper6y TnamtaEn sueh ureas 'Ilte DC(?A, or its suceesssors in inierest shall roaintain the drainage facifities, lacated dn easernents, evmman areas and Trnct "iC", in confarmanca with the appraved pisns on fite at the Spcskane Couniy's Engirtecr's {ifCr.e. Mainteaance af slreinage facilities includes, hut is not iimited'to, keeping apcn and eleaning stvrm pipes, ditches, drainsge ponds, swaEes, etc., replacemeni af drainage tacilitles as needed, and maintaining live natirre-type dryland grasscs vr lawn xurF in the `208' swafes lacated in cominon areas ar tracts, wich optionai shrubbcry andlor trees, which dv not vbstruci the flow and perralation oF stvrm drainage wafier in the drsinage swale as indicated hy the approved plans. The DCOA shail he respansibla far payment oF all claims snd athec liabilih$s wNich rriBy become due for said msintanance respnnsibiliiies. [f the DCC}A, ar their svccessors in intesest fail to maintain the deainsge 1'acilities in corformance with the arcepted drainagc plan on fi1e at the Spcskane Caursty Engineer's OfrLc-, a naticae aC such €ailure mey be given ur the T7CgA, or their sucmscsrs in interest, by the Count}+ Engineer. lf not coreected within the penvd indicated vn said natice, S,Qcskane COUnty hs5 the rig[it Yp cpmcct the mainterianee failum, or have ot carrmted, at the expense of the FICDA, or dseir successnrs in intcresr 5houls9 the C3CDA be terminatad for any rensvn, the suemsnrs in interest shafl tse the mdividua9 lot awners, ar their successars tn interest, w'hrs are mcmbers of the ACC}A af the time vf said terminataon. The suceessors in interesl shall share equally in tho respansibdiry and eQSt of maintaining said drainage faci[ities. I 0 ~ , 4524091 Pa~e: i of 3 i~.121M 10:12A vrw fYIV ' 41f11111 6nn4ane PA 19 I d i 4 AFI'ER RE(;ORIIRKG RET[fA1Y TO: ° Spvlcane Cotimt}+ Pu6Soc Warks Oevelopmcnt Enpdn«ring Sdvices, 2'a Floor , 1026 W Braadway Ave Snalcarie. WA 9926M 170 Ilpcumeat Tltle: Orainage Lltclarntiun af Coveoant ; C'iranWr Nw7hwesr Regeanal Fac[[eivlors Grantee 3pokanc Couney, Gishman Cammsfns Owners Rssocrasian i Abbrsviated Lsgal IDescnption Serriare29, 7'23N., R 44F. WM Assessor's Tux Parcel'hlumbds. 452919120,452919121 County Rcftrence NU P1839. Dishman Commons spoKp,NE cvtrNTY ENGrtvEER°s OFFicE spotane counsy, wasningwn DRATNAGE DEC:LARATIOPtii UF C4VENANTS ln consideration of the agprvval by 5poisane Counry of the Pl$t nf I3isttman Cvmmvns, Sprskane Cvunty Prnject Tla. PE-1859 [hereinafter referred W as the "p]at"}, the undersigned covenants and agrees tliat: Spokane Couniy and its suthorixed agents are hereby granted the right to ingress and egress to, over and fram al1 puhliv drainage easemer►ts far the purpases of inspectian and emergency maintenance of drainage swales, pc+nds, ditchM oulverts and afher drainage facilities, if not properly maintained by tha progerty vwner or the pCOA. Spokane County does not accepf the responai6ility to ms,{sestior mamiain dramage facilities larated vutsi[!e of pu6lic rights-of-way, except in rases whenc Spvkane Gvunty spccifically assumes that responsi6ihSy in writing Neither does Spokane Cflunty accept eny habi9ity fvr any failune by the propety owner{s} lv properiy maintain such areas. 'Ihe property avsmers within thFS plat shall be held respnnsihle for keering vpen and maintaining the surface path of naturaf or man-made drainage flesw aver and aQmss their respective pnoperties. If the praperty owners faik to maintain tha surFace psrh of natural or man-made dreinage tdow, or drainage facilities on pnvate properties, a notice of such failure may be given ta the property nwmer. If no't eurre5cted within the period indicated on said nocice, Spakare Ga+uity has the right to earrect ths marntenqnce failurc, ar have it sorrected, at the expense of the property owner. 5pokane Couoty does nat aocept the responsi6ihky of maintainsng the dramage cnurse on grivate 1Qts or flootlplaut areas within pnaate toM flaY the resPansi6iliiy far any damage whatsne`+er, including, but nat I1TR1tGd t0' imerse candemna#ion to any propettses due tv deficient r,onstructinn indlar maintenanee of , drainage cuurses in drainage easements on priWate prvperty Any buiid'mg that is constructed on a lat in this plat shall be set at such sn elevatian so'as tn pravide positive dramage away frUm asty dramage enhy potnt to the building {including but nnt limrted to a window well, a windaw unprotec#ecl by a windaw we1l, or u doorway}. Said posrtive drainage shall consist of a mimmum siope of 3% away fivm the building for a distanEe of at least 10 feet from the building. The lats shal! be gradsd sn that either a) a[1 runof" is rautest away from thc 6uilding, and conveyed ayer the lot to a natural dramage swale or a}zproved drainage facility, or hJ drainage ontercepted vn the lot is dispsrsed of on the 1Qt in an apPmveci dramage facihty AlB drainsge faeilities far this plat, including any 'j208' swales, shall kse canstnscted in accardance Hnth t1►e approved plans vn file at the Spakane County Engineer's OfIice Any pmposed changes ta the approvesl read and drainage plans must be apprnvcd by the Spoksne County Engineees dffiee prior w r,onstruchon of said ahanges. ~ 9 . N PROJECT PROPOSAL ANALYSIS "16th Avenue Project" PE-1859-98/ZE-17-98 Prepared by, Community Development Services 3918 N. Washington St. Spokane, WA 99205 March 12'', 1999 ~ PROJECT PROPOSAL ANALYSIS K1CH AVENUE PROJECT" (PE-1859-98\ZE-17-98) Analvsis Conclusions Summarv ' a. Except for the form of application and site area, the project is substantially similar to the previous project proposal; b. The Proposal dces not generally comply with Comprehensive Plan; c. The Proposal does nat comply with the intent or standards of the Urban Residential 12 zone; d. Changed conditions do not warrant re-zoning; e. The Proposal does not serve the public use or interest, nor dces it bear a substantial relationship to the public health, safety, or general welfare, and; f. There are ahernatives to the project, assuming an increase in density, that would implement the Comprehensive Plan, the purpose of the zoning code, and other development regulaUons. Proiect and Procedural Summarv Proiect SummarvAs stated in the Hearing Notice, the projed is described as, "Preliminary plat and zone reclassification from Urban Rresidential-3.5 (UR-3.5) to Urban Residential-12 (UR-12) for development of approximately ten acres into one (1) single family residence, 26 duplexes (52) total units) 39 multifamily units and those uses allowed in the Urban Residential-12 (UR-12) zone." The statement and those uses allowed in the Urban Residnetial-12 (UR-12) zone" indicate that all uses allowed in the zone should be considered by the Examiner, or conditions imposed that limit the allowed uses. The Division of Building and Planning has concluded that the project has changed substantially since last application which is required to prevent a one year waiting period for re-application as requiretl by the zoning code. It appears that decision was based on the facts that the site has bcen reduced to 10.4 acres, instead of the previous 13.45 and the requested reclassification of zoning is UR-12, instead of the previous mixture that contained all UR-22 except for .66 acres. Additionally, no longer has application been made for a Planned Unit Development. Despite these facts, the project has remained substantially the same in many respects and changed in other respects that do not support approval of the project. Evidence that the project is substantially the same as the project previously denied is the submission by the applicants of all portions of the record that support approval, from the March 20, 1998 hearing. If the applicants consider the record from the previous project valid as an aid to decision making of the Examiner, the entire record should be considered. . ~ - - . 2 Table one outlines the major derrelopment features, cornpanng features fram the previaus pro]ect proposal to the new prapasal It is cntical to compare the two, since t^ie previous propvsai was denied, many of the reasons far denial still exist, ana the fact that some positive features within the ,prevzous proposal ha►te been eiirntnated in the new project propasal. Pracedural Tnformatian - Prevaous Findines of Fact, Conclusions. and Deeis'son: Adecisi4n of Denial was rendered by the Spokane County Hearings Examiner Apnl 1611, 1998. The findmgs cnnclutied thaC- 1} T'he project did nvt generaily ccjnfarm to the Comprehensi►ae PIan; 2} The projeut would not serve the publtc use and mterest, and did ncrt bear a substantial relataonship to the pub[ic health, safety and welfare, arid, 3) t]id not find enaugh changed conditians in the area to warrant re-zoning. The Decision also pointed out the Examuner's greatest e.oncerns; a} Impacts on adjacent lots in Chester Terrar.e; b) Lack nf open space and recreational opportunities for project residents; c} Pcrtential impacts to the neacby Dishman 1-bIfs Natural Area, and; d} Negatirre unpacts to schools Unless these Fmdings and Conclusions that 1ed to the previvus denial are either reversed or overcameby the pra}ect, the praject must either be denied, or other facCars need to be introduced that vvere not addressed by tkaa Examiner m tkie decisron regardmg the previnus pro}ect. General ConFarmanee to Comnrehensive Plan General conformance to tae CornprehensiVe Plan has not been praven by the applic.ant vr exhibited by the proposed project. General cvnformance fs norrraally required before a rezane may be approved There are several areas wiere general canformance is not being met. The Purpose, Croals, Policies and Deeisian Guidelin.es that are rePevant to the current proaect iiaclude fhe fol lowing: Urban Category: The p rQposal is designated in the Urban categnry af t1as Gomp rehsnsive Plart. The Urban category is mtended to prarnde tt►e opportunity for a"crty like" enWirannxent, wljfch inciudes various 1and uses, residential developme~t and ahigh level of pubtic facilrties and urban serrnces. 'Ihe []rban r.ategary also generally discaurages fihe development of smgle-family reszdences along heavily LraVeIed 5tr2et5. The ptOpf7sal fall5 5h0I't Of pFOYldltlg a hlgYl 1EVel Of pi1blAC faCilltke5, the op,portunrty #`or a"eitylilce" environment, and proposes the use of single-family residences along a Principal Artenal. Obrectrve l.lc - iWhcn rnultrfamrly d++aellangs are to be 2acated ad,acent to singIE farnady areas, careful cansrdertttivrr must lre grverr to the derrsrty and destgns of the rnulnple farnrdy develapment so as to ensure pratection of the arnenrtzes ofthe srngle family crrea. Decrsron ~'rurdeline 1.1.3 c - A Mzaltr; fctrtaily dvelling structure exeeedang three (3) resrdential unats or €r devedoprnent ofsuch structzares ar manufacturerl hort~es (except those vn srngle fcrmrly 2rrts) sho~cld c) improve or frrairatain the corasrsterrcy ofadjacent srngle famaly amenrtzes { " r i L OVERALL PLANNiNG FEATURES PREVTOUS P~'iQPOSAL* 1VEW FR++[)F(35AL Number of lots 67 60 (wtth "duptex division"**) 33 wlo Number of dwelling unixs 114 92 dwelling units Grass I]ensity (dulac) 1096 885 gross dulac Net Density (dulac, with deduct- 1437 16 48*** net dulac, with deductions per ivns per zaning code) z4ning code Percent buildine cowerage Percent buildine eoveraee for la,nd in PUD 36°'0 60°/0 allvwed by code allovved in iTR-22 65°/0 ACCe55 ACCeSS 3-private 32' rvads 2 - private 32' rcrads I - 20' "alley" (serrred 2 entire 2 - "dead-end" 24' dn-veway easements blocks, 221vts) {each serving unknvwn number of lvts} Fa.rkslCombined with Infiltratian Areas Parkslcomhined Tnfiltration A,reas Approximately 5 ac. 40 ac. -(no pau ks depicted nn site plan) (tracts "E" and "F") 20' of Tyge IL.I landscaping #'ronting 15' Landscaped "Cornmon Area" Blvck 1(additional required but nat fi-onting Block 3 shown an map) Sidewa.lks (internal) S1deWaIkS (IIIfeI'i131) None, "sidewalks" are a portion of the None, "sidewalks" are a portian of the stTeet street Maximurn Heiehts untieterniined 40' Maximum allowed in zane (max aRowed in L]k-22) 50' . . 5etbacks Setbacks (ftorn southernmost plat (applicant) .S' 15' (from sauthernmost plat baundary if baundarY) (staff) 20' minimum requirennent met (examiraer) 10' ' S' fvr accessor}+ structures *Based on same ex-ternal bctundary as Applicants intend to split lots inta twv, new praposal and same 10 4 acres pursuant tv the Section 14.818 o£the ?aning Code (accvsding ta fiIe) ***Net density decreased relative to previous propasal due ta elimination of Parks (comhined infiltratinn areas), Walnut C..ane, and Alley. Those featuses totaIed appraximately 9!10`h of one acre. $ r~ - 1 i L ~ J T7xe amenrtaes of the smgle famify area mclude a flarge percentage of lcrts remauiing m private zrpen-space, vvide public raad easements ihat aliow sCreeC parking and safe walkng conditions, and buildmg heights that rarrge from 15-18 feet (see attachment A). The allawed heights, narravtia pnvate streets that da not allow street parkuig, and substantially sxnaller yards do not maintain the 51I1g1~ faTt71ly r7IT1ET11t1$5. C?b1EChve 1 2h - Ensure adeqzrcrte apen space, recreatipncrl faczlrties and park.s for resrdentra2 develQpment Uecisron Crurdedrne 1.2 2 - The nead for recreation and apen sprrce created by resrdenticr2 develnprr3ents sho:rld be met and be irr canfarrnance wrth ordrnances, plans, and palacres pr2or to residentaad deve(apment approual Tlne graject r-ontams no desigaated park of recreaticsnal space The PUD portion of the prernvus proposal, vvhich tataled 7.$1 acres and 64 lots, provided approxamately .5 acres of park iand. The adequacy of parks and recreatianal apportunrties in the previous proposal was cansidered by the Heanngs Examiner to ba a major cvncern In the new propasal bvth garks haGe been eliminated, and no new parfes nearby the site have been cemstructed, imgroved, oE proposed since the prernous denial The property adjaeent ta the srte ta the west (which was previausly parC of The project) is currently vacant The current unautharixed use of the srte for mformal "recreatiQn" results in htC,enng, dumping, and "parties" attended by minars Cn atl likeZih,ood, these aefivities wvuld increase vwithout any otther appropnate areas immediateky accessible The Spoka.ue Co►utty Parks F'lan was adopted in 1989. In that plan "Park Glassification 5tandards" were adogt.ed as recamrr►endatians. The park requirements were adopted pursuant to nationally accepted standards that are used in vther caunties un ihe state and m previous Spakane County parTc ptans. T'he applicable standacd that wouPd apply to thas development recammends 2 acres per 10(30 populatlon (5pokane County Parks PlanVIT-B) This equals .46 acre v£park land. (92x2.5-230, 230 divided by 1 000= 23,.23x2(ac)= 46) The tmportance of parks, or o[her recreatavnal apportunities is especially unportant for safeCy putpases, which will be detailed in the transponatinn companent of Chis analysis. County parks in the vicinity mclude Castie and a partion of I)ishmaai Hi11s Natural ta►rea Castle is a2.S acse site appruxi.mately 20 blvcics away and it was noted in the park pPan that deveiopment of this park would haVe aminimal efFect afthe then current park iand defieit ("VII43). The Dishman Hslls Natural A►rea is recognized as a principal envLronmemt.al and historic resaurce m the Caunty (VIT-44) and the conserv'ation mtent of the natural area "dicCates 1imrted development." (VVIT_ 43,44). No comment fram parks artd recreativn has been receiVed per the requirements of Ftesolution 95-1005. QbPective 1.5 a - IVew resrderatial or m2sltiple famaly developrnerrts shpaidd be buf~~,rerl frorn exrst2ng adfncent lcrnd uses where Qdverse effects mcry devednp. Dscrsion Gurdelrrze 1.5 I - Ba~fj`'ering artdlor landscaprrrg wrll $e aised ta mrdrgate the derences between praposed developments and existrng uses. L?ecrsaon Giiade2rne 1.5 2 - ~ 4 Lcrndscaping may be required 1o provide a healthfiil and pleasing residential environment. Adverse effects may develop due to the substantial differences in height, especially to the residences to the south in Chester Terrace Subdivision. Although the required setbacks and ,nstallation of a fence may offset some ofthe effects relative to the previous proposal, constructing 40 ft. or even 30 ft. structures at the density proposed, will substantially effect the privacy of adjoining property owners, whether they be inside or outside their homes. Assuming a duplex lot division, half of the residents to the south would share property lines with 4 parcels in the project, the other half 3 parcels Obiective 1..5. c - Encourage paved streets and sidewalks in exishng and furure developments where they are appropriate to the nahire of the development. Decrsion Gurdeline 1.5.4 - Sidewalk facldities will be req:vred along artenals connecting residential areas with community facilities and/or commercral areas. Decision Guidelrne 1. 5.1 - Paved streets and street lights should be required in Urban density development. Although the Engineers Conditions of Approval require sidewalks to be built on the extemal boundaries, no sidewalks are provided for internal to the project. It is unclear if street lighting is being proposed Obiective I.S.f- Consrder the profile, especially height, of the existing neighborhood when evaluating multifamily developments. Deeisron Gurdeline 1.5.7 - Before approving any muldfamily housing or manufacnired home development proposals, it should be determined that such development will enhance the residential character or aesthetics, or will improve residential vplues of the area. Decision Guideline 15. S.a - When determining whether n proposal will change the existing land use character ofan area, factors to consrder may tnclude: the structure height of the proposal in relation to striicture height of nearby structures. The height of structures in the existing neighborhood range from 15-18 feet. The proposed 40 foot maximum allowed in the UR-12 will dwarf the existing profile of the neighborhood. Their is no information in the record that could reasonably lead to the conclusion that the development would enhance the residential character or aesthetics ofthe area since no architectural renderings have been submitted. Decision Guideline 1.6 1 - Before land use proposals are approved they should: a) conform to plans, po[icies and reg7ilations of County water, sewer, storm sewer, utility and specral service drstricts; b) conform to Cotinty transportation plans, and policies; and c) idendfy and take steps to resolve srgnificant adverse impacts upon ezisting utilines, (i. e. water samtary and storm sewers, utility, and available and future energy resources), and traffic systems . , - ~ ~ . 5 'I'ransnartatian: ~ The Artenal Raad Plan rs a camponent of the Cornprehensive Plan. The artetial raad p2an was mtended ta "guide the prarnsion of artenal rvads dunng the next 30 or more years 'T (CP, pg•240) Within the arterial plan are containei the Purgose, 5cape, Classificativn, Functivn, and I3escription of Roads, Goals, C3bject,ives and Decision Guidefines There are numerous components of the propasaP that da not generaliy comply wrth this subsectian ofthe Ccamprehensive Plan, nor are tlze proposed txansportation aimgraVements cQnsistent with the Purpose ofthe Urban category Qescrintiom of llrbanixina Area Road Glassifications The artenal road plan provides aescnptions of each type of rvad ciassiffcation ui order to provide guidance t`elateci tv the mtended function, needed comp4nents to allovv ear,h to funcuon in the prescribed manner, and plannLng and Craffic features associated vvith each classification- (CP, pg• 246) 5ince the intent of the Urban category of the Plan is ta provide ^ihe oppartunity for a "crtylike" enaironrrient, the "Urbanztng" road cEasscficatians, characteristics, and detaiW descriptians apply The gropased project as adjacent to a designated Principal Arterial (I6'b Arenue), and a f.ocad Access Rvad {Felts R.oad}. The propased mtemal raads consist o# twQ 32' pnvate roads, and tvsao dead-end pnvate dnveway easements ATl lats, except three rnutti-fanuly Iots fronting sixteen wouId be accessed via the pnvate rvads and easements The multi-famiiy lats wou9d haue direct acccess. Since the spec2fic language of the tiriveway e.asements has oot been submitted for the reerarc, rtis unclear haw marix Iaes would be accessed by the easennent In practical terms, it is possible that all of tFie lots ul blocks 2 and 3 wou.ld use ihe easernents DescriDtion of kelerant Aoad Classificatrons The pra,ect abarts 16`h Avenue, which is definetl as a"Principal Arteria! - Withotrt CQntrolled Access." A portivn vfthe descnptxon states that, "Landscaping should be provided in pPanting stnps to promote pedesman safety by providng a greater separaeion between aehacles and pedestnans and to improve the aestttetics oftaa artenals. Sidewalks should be separatsd frvm the eurta by plmting stnps. Parkuig and bicyePes are generally prohibited an existing pnncipal arterials "(CP, pg 246-47) The primary function of Local Access Roads is to provide access to adjacent property. Parking [anes, separated sxdewalks and street plantings are features that hefp to rnake the neaghborhooi a nicer place to live. (CP, pg. 247) Descnptlon of Urbamzme Area Road ComDanents Fcrrkrng Lanes [3n-street gar'king is generally desirable on ruads designed primarily ta provide access ta adjace'►t property, such as lcrcaP access roads and neighborhoo1 callector artenals. SeVen-foot parking ianes are adequate for Ioca& access roads and eight-foot parking lanes for coliector arterials. SrdewaIks and Street.scape - Sidavvalks provide the pnmary facilities utilized by pedestnans movirtig abaut fihe urbanized areas of Ehe Caunty Sidlewaiks help eliminate accidents mvoivmg pedestrians whd rnight otherwise be walking, stanciing, or pla}nng m the street. A!l sadewalks shauld be a mmimum of six feet m width and wider in areas vvhere pedestraan traff'ic is heaay such as cotnmercial centers and high density residential areas. 5treet Lrghtrng. Street , 6 lightmg should be provided within the urbanized areas of the County in order to provide for vehicular/pedestrian safety and crime prevention. (CP, pg. 249) As proposed, the project contains no street parlung, no internal "sidewalks" (which are considered public facilities), or any lrnown addrtional street lighting. As submitted, the use of private roads are intended and the features commonly associated with a"citylike" environment are not being provtded as they relate to the proposed transportation elements. In regards to the absence of these planning features, the only reference m the Arterial Road Plan that indicates when these features would not be required are contained in descriptions of Non-Urbanizing Area Road Classifications. "Typically, road components such as curbs, sidewalks, street lighting and planting strips are not included in this Country Road classification." (CP, pg. 249) This indicates that only in areas of low density and large lots in outlying areas of the county should exceptions be made to these features. The only mention of allowing "private" roads is contained in Decision Guideline 21.3.4. The Goal to which the guideline consist, relates to roads in rural and agricultural areas. The number of lots served by private roads should be a primary consideration for approval of such facilities. Until the adopUon of Resolution 95-0498, the limit of lots served by private roads was 8. Unlike most urbanizing counties, Spokane county currently does not limit the number of lots served by private roads. Approval by the County Engineer for the use of private seems arbitrary, with no direct link or the same assurances for safety that are given to public roads. It appears the only rationale for proposing the private roads (and the driveway easements), is to reduce the width of the roadways in order to meet minimum lot depth requirements. Detailed Descrintion - Principle Arterial - Without Controlled Access Right of Way Width - 100 ft. Building Setback - At least 35 ft. from right-of-way Access Conditions - Adjacent property - Access to adjacent residential properties should be prohibited where alleys are provided for frontage properties. Streetscape - Planting strip minimum width seven feet Sidewalks - Suc-foot minimum width Street Lighting - Street lighting should be provided at all intersections and other places necessary in order to ensure for public safety. (CP, pg. 253) Local Access Road - Streetscape - Planting strip minimum width is six feet, "208" requirements may result in wider planting strips. Sidewalks - Siac foot minunum width sidewalks should be required on at least one side when the local access road serves as a pedestrian route to schools, parks, or shopping. Street Lighting - Street lighting should be provided at intersections and ather places as necessary for public safety and crime prevention. (CP, pg. 260) Goals. Obiectives and Decision Guidelines: Obiective 21. l.a - Prrncipal arterials should be designed and located so they will have the best possible effect on any area (neighborhood park, shopping area, schools and similar uses). Decision ('niideline 21 1.2 - 7 The review of land use proposals should incl:ide provision for future road conhnuance through the project site. Special attenhon should be given to tnsure that all adjacent property has access to a public road. Decislon Guideline 21.1.3 - The review of land use proposals should include provisrons for eztensions, alignment and adequate rrght of way acqursition for roads desrgnated Arterral as called for on the Arterial Road Plan Map or "offrcial road maps. " Decision Guideline 211 4- Sidewalks should at minimum be provided along all arterial roads and all local access , roads which lead to schools, parks and shopping distrrcts. Deezrion Guidehne 21.1.5 - Srdewalks sho:ild be separated from roadways by a parlnng strip to provide for storage of plowed snow, street tree planting and pedestrran safery. Attention has not been given to assure that all adjacent property has access to a public road. The applicants are proposing the use of a 20' "driveway easement" to serve the duplex lots fronting 16'" Avenue. The applicants have made it lnown that they intend to apply for a duplex division as specified in chapter 14.818 of the zoning code (this issue will be detailed later in this analysis). Dnveways are limited to access a maxirr►um of three lots (Spokane County Standards for Road and Sewer Construction, 1.2). If the lots are divided pursuant to the duplex division provisions, and access is limited to three lots via a driveway, and direct access is not allowed from the duplex lots (as prescnbed in the Engineers Conditions) 61ots would nat have access to a public, or private road. Additionally, since access is prohibited to 16`h Ave. from the non-multifamily lots, the primary--only-access then becomes a 20' private easement that dead-ends. The Engineers Conditions notes that revisions to the road standards are currently under review by the Board of County Commissioners and that the applicant may propose the use of private alleys at the tune of Final Plat. Firstly, the proposed revisions state that a private alley, "may be constructed to provide secondary access to urban residential lots." (proposed Spokane County Road Standards, 3.23) Again, if access is prohibited from 16'b Ave., the only access would become the pnmary access. This is not be in conformance to the standards. Secondly, the note from engineering assumes that if the design standards are adopted by the Board, the standards would apply retroactively to this application. The application was deemed "counter complete" on October 27`h, 1998. The assumption that newly adopted standards would apply seems to contradict the vesting scheme determined with adherence to the 1724 Procedural Administrative Rules. Obtective 21.1. e - Long-range road widenrng requirements should be consrdered in developments adjacent to arterials and anticipated arterials to allow for increased traffic volumes ca:csed by fuhire developments. Decision C'ntideline 21.1. 7 - Proposed development mav be req:iired to dedicate needed right-oj-way, or to widen, or assrst in widening, existing transportntion facilities. All proposals will conform to estnblrshed road design crrteria and the offrcial maps. Deci.sion Guidelrne 21.1. 8 - Assure stncctures along arterials are set back form the road right-of-way as indicated in the Arterial Road Classificahons S I I J _ 8 DGC7SIpi3 L~'rT[idL'1d17L' 2 1. 1~.9 - Desrgn resrdentral develapment to mrmmize direct access tp prrncipal crrterrals The Engineers Conditions of approval require, in addition to a 3 ft. nght-of-way deciicatian, a stnp 17 ftm width along 16'h AVe to be set aside m reserve This is based upon the fact that ] 6'h Avenue has been identtfied as a 100 ft. Principle Arterial. Cvnsidering that the Arterial Road Plan is utitended to °`guide the provision of arterial roads duruig the next 30 ar mvFe years" (CP, 240) this ccxndition se.ems apprzapriate and should ba upheld In addition, the conditicsns have addresssd issues related ta direct access, nght-af-way dedicatian, and irnprovements to be constructed by the apglicatrts. Those r,onditions should he ugheld in tight of their confvrrnarrce to this compvnent of the Arterial Road Pian Ofsreclive 21.4 h - Create an arterral svstem resporrsrve to the demtmds of the future by exparadrrag andlor enhcmcing our exlsting raetwork af arterra2s whzle provrdang fhe mrrxrmum ptr.ssrble protectran for the environrnent atad the countys qualrry of 1 fe Decrsran Guideline 21 43 - Preser►+e the rrrtegraty af'resrelentral nsrghbarhoods. enhuuance dhe qutrlrty of lj~ in nezgh&arhrsods and pralect the physrcal errvrronment, chrough sensrtive devedop►nent of arterrczls Decrsrrrn Gasidelirae 21.4 S - Preserve Fhe functron ofexrsting andfuture rrrterials by controlhng dand uses, parking and drreet access along the arterrcrls Restnctions to parPsing an the areertals has not been adciressed m the Engineers Condrtions a€ Approrial Testimony by Scott Engelhard at the Nlarch 20, 1198 hearing st.ateci that paeking would not be allowed on 15'h Ave. As presented, it appears that no c.ontrols are, or wauld be in p1aee to prevent parkutg on 16" If parking is allowed, the function and safety of the arterial will he caFnpromised. Obiectrve 21. S b - Prravrde an arterial sy.stem thnt makes use of pubdre and prrvute funds, reduces fuel cansumplaon andprolects the envireanment, I,}ecision Guidelrne 21.5.7 - Preserve the funetton of the prrncrpal arterral sy,sterta by controdlang the degree ofaccess. Decasion Gurdelrrre 21 5. 11 - Establtsh pedeslrran facrditres ta erahance the safety ard converaience ofpedestricrn trcrvel and provide access to nerghhDrhood fczcrdrtres l3ect.sPOn Gurdelrne 21.5.1 2 e Constnrct srdewalks that are separatecl from the curh by a pdrkrng strap to al[ow for street tree plantang and storage of plawed snow Decrsaan Gurelelrne Zl 5.14 - Prior do applying tree plcrnting artd street hghtpolrcies as condidzans ofapprovad fnr develupment crnd zorre chcrnge reqarest, assiire that funding crnd rrznantenance provt.rioras rrre deFermined and rrvaidable As previously mentEOned, the praiect does not propose any mtemal sidewallcs, which are typically cansistent with urbantxe-l areas. In lieu of sidewalks, the applicannts are prvposmg "pathways" which are a portion of the street depicted by a luxe on the rcaad. Takuig into comsideration the sias of lots and the oVerall density of the project, it is highly unaaly that adeguate off-street parking would be prornded far with adherertce to tha rninimum standarcLs of the zaning cnde ` 9 When street parking occurs, the function of the pathway will be compromised and a serious issue of safety will anse. If parking occurs in the pathway, a person, the elderly, or child walking to school will need to enter the travelway (from behind parked cars) in order to get back to the pathway. The travelway of the proposed private roads is 24 feet, typical width for street parking is 7 ft. The remaining area dces not leave much room for error. The safety issues that arise with the use of nanow, private streets that do not contain designated sidewalks or street parking in higher density residential areas is impacted further by the absence of any designated parks or recreational opportunrties. The lack of adequate park space was one of the reasons for the previous denial. Comaliance to Aoolicable Standards: Conformance to Snokane Countv Zonme Code The application is to rezone the subject parcels from UR-3.5 to UR-12 for the development of one (1) single family residence, 26 duplexes (52 total units) 39 multi-family units and those uses allowed in the Urban Residential-12 (UR-12) zone. The site is cunently zoned UR-3.5. The UR- 3.5 zone is intended to implement the lower density range of the Urban category and to promote areas of primarily single-family residential uses in an urbanized setting with a high level of public services (SCZC, 14.616.100). Most of the land in the area of the srte is zoned UR-3.5 with some duplexes developed in conformance to the UR-7 zoning requirements. As cited in the Staff Report, "'I'he purpose of the UR-12 zone is to set aside standards for the orderly development of residential property in a manner that provides a desirable living environment that is compatible with surrounding land uses and assures the protection of property values. It is intended that this zone be used to add to the variety of housing types and densities, and as an unplementation tool for the Urban Comprehensive Plan Category. General characteristics of these areas include paved roads, public sewer and water, accessibility to schools and libraries, and a full line of public services including manned fire protection and public transit accessibility." The Report omits the sentence, which follows the citation above that reads, "The UR-12 areas typically include muhi-family dwellings frequently used to provide a transition between low-density residential zones and intensive business zones." (SCZC, pg. 147) . The proposed reclassification to UR-12 is nat consistent with the purpose of intent ofthe zone to transition from a low density residential area to a business zone. The are no "intensive business zones" in the area. Duplexes have been developed in the area. To the north, within Shervvood Fonest Subdivision, and to the east, along University Rd. souih of 16'hAvenue 'Che duplexes developed under the requirements of the UR-7 on University Rd. do provide a transition from a business zone, the duplexes along Dishman-Mica provide a transition from the impacts associated with heavily vaveled Dishman-Mica Rd and also provide for substantial buffering due to increased setbacks from the Principal Arterial. Develoament Standards: Zoning Code- ~ 10 The mmimum lot size for duplex lots is 8,500 sq. ft. with a minimum frontage of SO' and minimum depth of 80'. All of the lots appear to meet minimum requirements; none of the lots appear to exceed, by more than a couple of feet, the minimum required if a duplex division is utilized, the lots will double in number and have lot sizes of approxunately 4,250 sq. ft. The smallest lots adjacent to the site to the south in Chester Terrace are 12,600 sq. ft., or, approximately three times larger than what is being proposed if the duplex drvision is utilized. Maximum height allowed m the UR-12 zone is 40 ft As previously noted, the heights in adjacent properties range from I 5-18 ft. Planning Staff has recommended a condition of approval that would limit structure height to 20 ft. for the duplex and single family lots. This would somewhat provide for a transition in profile if upheld by the Hearings Examiner. However, the applicants have indicated that they are only willing to restrict height to 35 ft. This would almost double the existing heights and would severely hinder privacy, especially considering that adjoining lots to the south have rear yards no less that 60 ft. from the rear property line. Since the rear setback of the proposed zone is 15' for residential structures, and tbe adjacent setbacks can be no closer than 35' (as dictated by plat restrictions), even residents not having shared property lines in the proposed project will have a direct view of their neighbors rear yards from "down the block " Chapter 14.802 specifies required parking standards. Two off-street parking spaces are required for single family residences, 1.5 spaces per each dwelling unit in multifamily dwellings. Chapter 14.802 060.4. requires that "parking shall be so designed that automobiles shall not back out into public streets. As previous noted in this analysis, several lots will not have any other access to a public or private road ifthe standards for driveways are met and rfthe Engineers conditions of approval are met. Chapter 14.806 specifies the required landscaping improvements. The location of required landscaping, 14.806.040.4. requires that adjacent to all highway, arterial, collector, and local access streets, as defined by the Spokane County Comprehensive Plan, that a Type III landscaping strip with a minimum width of twenty (20) feet shall be provided, "vithin all developments to be located in the multiple family residential zones (UR-7, UR-12 and UR-22)." The site plan of record depicts landscaping only in front of the multifamily lots. The Staff Report (pg. 6) states that this landscaping requirement only applies, "along arterials adjacent to multi-family developments" and that the requirement would only apply to lots 1-3, Block 1. This appears to be a misinterpretation of the code. Chapter 16.620.365 requires that "a six (6) foot high concrete, masonry or decorative block wall, solid landscapmg, or site-obscuring fence shall be provided and maintained on the boundary of any UR-12 zone which abuts or lies across a public alley from an UR-3.5 zone..." Although fulfillment ofthis requirement could be verified at some later stage, the site plan of record only depicts fulfillment of the requirement for the southern plat boundary, not the westem boundary. Develonment Standards; Road Standards• Applicants are proposmg the use of private roads for internal traffic circulation. The road width being proposed is 32' which includes a 4' pathway and 2, 2' curb sections. Spokane County Standards for Road and Sewer Construction specifies minimum road widths, which is based upon the number of lots served for private roads (notes, table 3.03). For 21 lots and over, the minimum . 11 road width is 28'. With the addition of the pathway and curbs the total should be 36' (28+4+2+2=36), not the proposed 32'. Even without a duplex division per Chapter 14.818, more than 21 lots would be served by private roads. When the duplex division occurs, the number of lots being served will be substantially more than 21 Public road widths are wider. The Standards require a 30' wictth, not including curb or pathway, for residential developments that generate 200 and above average daily trips (AD'I). 'Ihe total wicfth would be 38' (30+2+2+4=38). As stated in the applicants Environmental Checklist, the entire project would generate 736 ADT. Subtract the multi-family dwelling units and the remainder is well above the 200 ADT threshold The proposed road width dces not appear to meet minimum requirements and the very use of private roads withm an urbanizing area are not supported by the Comprehensive Plan. Addrtionally, if the roads were constructed to public road standards, sidewallcs are required on both sides ofthe street in a UR-12 zone. (Road Standards, 3.18.1.A.) This is anather indication that the development, although proposing urban densities, is not proposing urban levels of infrastructure improvements. Relationship to the Public Health_ Safetv. and General Welfare: A determination of whether a proposal bears a substantial relationship to the public heahh, safety and general welfare, whether the public use and interest will be served by approval of the preliminary plat, and whether a proposal is in accordance to RCW 58.17.110, is required. The views of the community may be given substantial weight in a rezone matter, but they are not controlling. Chester Hills Community Group has submitted petitions, containing the signatures of approximately 200 area residents, and the file contains a large number of letters detailing the areas of opposition. The petition and the letters of opposition relate to approval criteria of the rezone, and were collected in just the last 14 days (see attachment B). Consideration of whether the proposal makes appropriate provision for the public health safety and general welfare; and for open spaces, public roads, water, sewage disposal surface water drainage, parks an recreaUOn, schools and schoolgrounds, playgrounds, public Vansit, and other relevant facts, including sidewallcs and other planning features for students who only walk to and from school. Throughout this Analysis each ofthe factors listed under RCW 58.17.110 have been addressed. Chaneed Conditions: tn applying the changed circumstances test, a variety of factors need consideration; including changed public opinion, changes in land use pattems in the area ofthe proposed rezone, and changes in the property itself The "rule" is flexible, each case is to be judged on rts own facts. Changed circumstances are not required if the proposed rezone closely implements the policies of a comprehensive plan. As noted above, the project dces not generally conform to the comprehensive plan. The staff report cites two recent project approvals in the area of the project. One was a"down- zone" from UR-22 and B-1 to UR-7, the ottier from UR-3.5 to UR-7. The latter was done in order to allow the expansion of a non-conforming allowed use, the other to construct duplex units. Other development that may indicate changed conditions in the area are improvements to Dishman-Mica ~ 12 Rd. and the extension of public sewer to the area. These are the same changed conditions that applied to the previous project proposal that was denied, and the project, as submitted has remained substantially the same as the previous project proposal. It still does not generally conform to the Comprehensive Plan, the intent ofthe requested zone, required design standards, or meet the requirements of RCW 58.17.110. Dunlex Division - Procedural: In the Technical Review Comments, Staff commented that, "If the applicant intends to utilize the duplex division provisions of the Zoning Code, the preliminary plat should be redesigned to illustrate those lats that will have a divided duplex. Such lots should be designated as Lot 1(a) and Lot (1) b etc. The duplex division fee is $298.00." The Applicants responded to this comment in writing, stating, "We have elected to designate the specific location of any duplex lot lines during the second phase of the process when we have finalized our plan. For this phase, we have simply designated by a notation on the plans, those lots which may potentially be divided for duplex use." (see attachment C) The preliminary plat site plan of record states, "Note: Applicant is requesting permission to utilize the duplex division provision of the Spokane County Zoning Code Section 14.418 " The absence of the lot lines and payment of associated fees £ails to comply with the requirements of the Zoning Code, Subdivision Ordinance, and statute regarding Plats and Subdivisions. To re- subdivide the duplex lots incrementally has the potential to affect compliance to other County standards (as cited throughout this Analysis) for development and circumvents the intent of statute requiring concurrent application. Chapter 14.818 of the Zoning Code (duplex division) prescribes the procedures for "authorizing smaller lots or parcels of land as the result of the subdivision of dwelling units comprising a duplex . a duplex and the lot or parcel of land on which it is constructed may be divided as a means of allowing separate ownership of each dwelling unit in the duplex and each associated portion of said duplex lot or parcel." (14.818.000) The duplex division then, is a form of subdivision of land and as such, is required to comply with the development standards of that chapter, and "all applicable provisions within the Spokane County Short Subdivision and Subdivision Ordinances as they presently exist or as they may be hereafter modified." (SCZC, 14 818.020) If a proposal does not comply with the subdivision ordinance, it does not comply with this zoning code requirement. The Subdivision Ordinance of Spokane County stipulates the contents of a preliminary plat and preliminary plat data that shall be illustrated in the preliminary plat. (12.400.106) Within that section, (f.) requires, "Boundaries of all blocks, the designation of lots, lat lines, and dimensions." As previously noted, the lot lines dividing 26 proposed lots are nat depicted on the preliminary plat despite the request made by Staff. In order to comply with the zoning code regarding duplex divisions, this requirement must be fulfilled. The preliminary plat also depicts what appear to be lots "A" through "F" at the ends of Blocks 2,3, and 4. The intended use of these lots in not reflected in the record. Revised Code of Washington, Chapter 58.17.070 states that, "Unless an applicant for preliminary plat approval request otherwise, a preliminary plat shall be processed simultaneously with application for rezones, variances, planned unit developments, site plan approvals, and similar quasi judicial or admmistrative actions to the extent that procedwal requirements applicable to these actions permit simultaneous processing." The applicants have not requested that the duplex 13 division be processed outside of the pending subdivision and zone reclassification process. In fact, the "note" on the face of the Preliminary Plat Site Plan of Record states, "Applicant is rec{uesting permission to utilize the duplex division provision of the Spokane County Zoning Code (Section 14.818)" From the proposed configuration ofthe lots in Blocks 2,3, and 4, and written statements made part . of the record by the applicants, it appears obvious that a duplex division is anticipated by the applicants; each of the 26 lots in blocks 2,3, and 4 were designed to meet the exact minimum lot size for a duplex division. it is unclear why the Applicants have chose not to depict the additional lot lines on the plat map or pay the required fees. The effects of the lot lines not being illustrated on the preliminary plat are more obvious. First, the legal notice mailed to adjoining property owners contauied a 8.5x11' reduced copy ofthe preliminary plat map. The nate, "requesting" a duplex division is not legible at that scale of reduction. It became evident at a community meeting held on February 25t°, that those in attendance, who were mailed notice, were not aware that the map did not illustrate all of the lot lines. The map is misleading, it portrays only about half of the lots that are mtended to be developed, and the lots portrayed appear twice as large as planned by the applicant. Another effect of this non-disclosure was made apparent on March 1'. Only during discussion with County Staff regarding the merits and potential non-compliance of the proposed "driveway easement" serving more than the allowed 3 lots (with the application for a duplex division), did this County Staff person realize that the lines for the duplex division were missing and that the driveway easement would require more "~vork" in order to comply with engineering standards. If a County Staff person can make this mistake, the possibility for other agencies and the public who have been notified is highly probable. The Staff Report states that if the applicants intend to utilize the duplex division, that they can submit an application for a change of condiUons, revise the preliminary plat to illustrate all of the lots, and pay the applicable fees. "'I'he change of conditions request may be processed during the final plat review process." (Staff Report, pg. 7) If approved, this process would create almost double the number of lots, therefore indicate a substantial change in the proposal relative to the initial application. The process as outlined in the staff report does nat allow for proper review by the public and other affected agencies. Environmental• The proposal was issued a Mitigated Determmation of Nonsigiificance. A mitigation measure was imposed that requires the applicants to construct an off-site "pedestrian access" along 16'" Ave. to University Rd. The definition of "pedestrian access" is unclear; a definition cannot be found in any county document. This should be clarified. For the record, the Environmental Checklist, pg. 19, states that a Traffic Study has been submitted No such document has been available for review. Staff believes this statement to be incorrect and that no study was submitted. Additionally, the Stormwater section of the Division of Engineering has not required the submission of a concept drainage plan. Considering the potential impernous surface coverage, including an allowed 60% building coverage, and the removal of approximately .5 acre of area that the previous proposal was to use for stormwater retention areas-rt would 14 appear most difficult for the Examiner to determine if the proposal makes an appropriate provision for surface water drainage as specified in RCW 58.17 110. Conclusion: The applicants are proposing a high density residential development in an area of low-density suigle family homes. They are proposing to construct to "city like" densities, but are not proposing "city like" amenities. The use of narrow private roads, lots that can only be accessed by private driveway easements, the absence of sidewalks, parks or other common open space, and proposed heights that more than double all of the adjoining residences-all fall short of complying with the guidelines of the Comprehensive Plan, the purpose and intent of the Zoning Code, and the minimum standards for road construction. In every facet of the design and layout of the project, the applicants are proposing either the bare minimum requirements, or substandard compliance to adopted requirements. The Examiner concluded almost one year ago that a very similar proposal on the same site could not be approved due to its general non-conformity to the Comprehensive Plan, and various State requirements, including an absence of changed conditions in the area that would warrant approval of the re-zone. There have been no other changed conditions since the previous decision was rendered, and the project has changed ui ways that do not support a finding of approval today In addition to these shortcomings, the applicants have not utilized a combined project review process for the intended "duplex division" that they openly intend to pursue. This process would create double the number of lots, create lots that could not comply with adopted regulations and conditions, and, they intend to re-divide the lots admunistratively during the course of approval of the project at hand. The project, as presented, should be denied in its entirety. The applicants have not overcome the reasons for denial since the previous project proposal. To approve the project without major modifications will not serve the public interest. Afterward: How the aroiect could implement the ComDrehensive Plan and conform to the Zoning Code and Development Standards. It is often stated by applicants of land use proposals, that, "There simply is no other way to develop the property." Chester Hills Community Group is definitely not opposed to development of the site; most of the area residents will be relieved when a project finally gets approval for this vacant land. As part of this Analysis, Community Development Services is outlining "altematives" and proposed conditions; considerations that would conform to the Comprehensive Plan, the Zoning Code, and other applicable development regulations. The alternatives are "policy based," meaning that conformance to the text of the Plan and the various development regulations were the pnmary consideration-values of the neighborhood and personnel opinions were not used to guide the outcome. In any event, due to the current design proposal which is based purely on meeting minimum requirements (at best), any modification that effects width of roads, lot depth or other measured design features may substantially effect the 7 eniire project as it relates ta desrgn, although, fhe Caunty has adopted regulations that r,an be used which allow for cvnsiderable deviation from numerous staridareEs These altematives are nnt meant ta prvvide an exhaustiVe list of potsnt,ial uses for the site, nar is zt meant to propose alternatives that the ChesCer Hi11s Cornmuaaity Grvup has thoroughly discussed arid agreed upon. The puipose is to prorride far the record evidence that the site could'be deve2aped ui many ways that tio not ur►pose unjust limitations upon pnrrate prvperty nghts (or marketabAity), while at the sarrse time comply w1th the intent, purpose, and standards ofthe County's adopted plans and ragulations pertammg to the develvpment of property Alterations and Conditivns Zonina The rnost appropriate zoning for the property is Urban Residential - 7(C]R-7). The UR-7 zvne allaws For mulCi-family dwellings, duplexes, and single family residences #hat the applicants are prvposing The interat of the zone is to prvvide f6r single family and duplexes an .rmtrll lrts, and low density multi-family housing. PPanned Llnit F]evelapments (P'U[7}, as well as density bonuses are allawed in the zane which can inerease maxianum density above the 7 dwetling unit per acre requirements. (SCZC, Chapter 14,618) It is very passible that tne same density being prvposed can be attaimed rNith khe use ofthe LTR- 7 zone The use of LTR-7 zvne wauld provide fvr an incrernental transitivn frvm the adjacent law density, reIatiVely large lvt urban d.euePapments ta the north, south, and east, which are a.fl currently zvned UIt-3 5 The Comgrehensive Pian prvmates "f ll-in" development and pravides guidelines by which density may be increased through, "bvnus optiflns, b4nus densities, zero lot lines vr sernilar methods,,," (CF, Dbjective 1,1 a and Decisian Cuideline 1 1 2) - Utilization of tfae LJR-3.5 zone (with or without density banuses) was distnissed as a viable ai#ernative since multi-fa,nuly housing is nat an a1lvwed use in the zvne, and the fact that the Urban categary of the Cvrnprehensive Plan generally discaurages the develvpment of single famiZy residences atang heavily traveled streets (as are being praposed by the applicants). Lat size in aTJR-7 zane rnay be as srnall as 4,200 sq, ft. with the award of density bonuses. This vvould be smaller than the prapased 1ats, even after taking into cnnsiderativn a duplex diVision of lats ihat the appIicants are requesting. These smalier lots wauFd alsa be'!~ the size of adjacent lvts ta the south in Chester Terrace. Deviations to road standards are also allawed wittun a PllD Pfiuate rvads can actually be as narraw as 22 feet, whereas the current proposal is requesting the use of 32 foot priVate rvads, (wlvch do not meet tne rninimurn width xequirements per the road standar'ds). There are nurnerous similarities between the LTR-7 acid the T]R-I2 zvnes. FQr instance, building setbacks are the same, maximum building coverage is the same, and the difference in height is Qnly S ft. (35' Vs 40') With the appropriate utilization of a PLFD, requirements fvr height and internat setbacks can euen be waived 4 , 16 The "cost" of proposing a UR-7 Planned Unit Development with density bonuses are proportionate to the benefits. The requirements to gain density bonuses are reliant upon several factors (SCZC, 14.704.305). Each of the factors addresses design elements or characteristics of the site that are directly related to Goals, Objectives and Decision Guidelines contained in the Comprehensive Plan. Most of the areas of nonconformity cited in this analysis could be addressed in the process of gaining density bonuses. , If the applicant chooses to make certain improvements, the applicant is awarded density bonuses based upon an objective set of criteria, versus the current application that relies upon a subjective determination of "general conformity" to the Comprehensive Plan. In several areas the proposal would automatically be granted a density award; such as the award for being accessed primarily by an arterial; being located within '/4 mile from public transit, being located within 'h mile from off-site convenience shopping, etc. Due to the nature of the proposed development, it is highly conceivable that the project could earn a density bonus of 2.5 added to the number of allowed units per acre, then multiplied by the net development factor. (see Zoning Code, Chapter 14 704) After thoroughly analyzing the site, the area, the Comprehensive Plan and the zoning code, this option would provide substantial flexibility for increasing density in exchange for providing needed amenities. For example, "points" which equate to higher density, are awarded for installation of internal pathways, recreational space, combining stormwater infiltration areas with open space, preparing a"crime prevention plan," etc. Density is determined by how "city like" the development becomes, which,is the purpose of the Urban category of the Plan. ~ At minimum, the following considerations should be made. Each recommended Condition has been cited in this Analysis, each element would be in conformance to the purpose of the Urban Category and Arterial Road Plan, the zoning code, and the Standards for Road and Sewer construction. Transoortation/Road Standards: 1. The roads should be built to public standards for width, or, built to required private road standards for width, with the addition of sidewalks that are not part of the street. As previously noted, the present design does not allow for any street parking without compromising pedestrian safety or reducing the minimum vehicle travelway; if vehicles park on the street, pedestrians would be forced to walk in the travelway or if vehicles park opposite the pathway, vehicle travelway is reduced below minimum requirements. We are aware that the minimum requirements for off-street parking may be met, the issue is the provision of, "sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school." (RCW 58.17.110.) Increasing width or the addition of sidewalks on one side of the street would eliminate this probable effect. This is especially relevant since the current proposal provides no recreational or 17 park space and the fact that one proposed street has been removed since the previous proposal, which increases auto travel on the proposed Herald Lane. 2. "Alley" built to minimum private road standards. The present design provides no on street parking for lots fronting 16`h in block 2. The present design proposes use of a 20' "driveway easement." The number of lots served by the easement is unclear. The absence of any on street parking in conjunction with the proposed 20' access easement may force visitors to park within the pathway on Herald Lane, creating unsafe pedestrian conditions. Alleys are considered secondary access. 3. No direct access from non-multifamily lots fronting 16'h Ave. _ This should specify lots created in future divisions (duplex divisions). The previous, igineers Conditions of Approval" stated that no direct access to 16`h Ave would be allowed, although, it became apparent that the condition only applied to single-family lots. The current engineers condition of approval includes similar language, but, since the number of lots utilizing the "driveway easement" is unknown, and the intent expressed by the applicant is to utilize the "duplex division" of the zoning code, several lots will have no vehicular access. 4. No parking along 16" Ave. Parking along principle arterials creates a safety hazard when no road width has been designated for parking. The current "roadway section" as prescribed by the County Engineer titled, "16`h Avenue Dishman Mica - University Road" does not provide for street parking. 5. Combined access for multi-family lots fronting 16`h Ave. To reduce the total number of points of ingress/egress. 6. Define "pedestrian access" that is a condition of approval to be constructed to University Rd. (as was required with previous proposal) 7. Provision of 17' reserve area should be set aside along 16" Ave. for future County acquisition. Setbacks based upon reserve area boundary. Recreational Onnortunities and other Desian Standards: 1. Establish maximum heights that are equivalent to the adjacent single family residences. 2. Establish parks/open spaces comparable to the guidelines established in the Spokane County Parks Plan (2 acres per 1000 population). 3. Landscaping to meet minimum requirements (20' type III along 16,', and Felts) 4. 6' sight obscuring fence built to south, and west of site (not solid landscaping). 5. Street lighting on the western end of 17`h Lane, and at the intersection of Herald Lane and 16"' Ave. Subj. House heights Date: 98-03-12 20:22:29 EST From: FLAKESTONE To: HiPSCDA Nere are the house heights: i ' E 9917 18th Iot slopes 18' from low to ridge 9925 18th lot slopes 18' from low to ride 10007 18th lot slopes 18' frol law to ridge 10015 18th step in roof 18' at high end to ridge 10023 18th 15' " 10105 18th 15' 101118th 15' 102018th 15' 102118th 15' 10219 18th lot slopes 18' from law point to ridge 10215 16th 12' Side street house (Dartmouth) 15' 10123 16th 18' 10117 16th 20' from law point to ridge Side street house on HeKald St. 18' from low point to ridge Side street house on Herald St. 1T from low point to rirlge 10017 16th 14' from low poird to ridge side street house on walnut 13' Wvdmsdqr MucA 26,1M AmutceOntlrw NIP6COA Vpr. 1 ~'~--~►~=fi ~ i RECElVFD SPCKANE COUN'ry December lI, 1998 DEC I q ,yy8 DIVISIOlV pF 3LfL01NG qNp p Ms. Stacy Bjordahl, Senior Planner BY; l,ANNpya Dept. of Building & Planning 1026 West Broadway Ave. Spokane, WA 99260 RE: File Number PE-1859-98/ZE-17-98 (Type III application) Dear Stacy, Please find enclosed the remaining items to complete our application. We have attached plans with modifications and notes as requested, public notice packet items, and some attachments to the application. '`-We have elected to designate the specific location of any duplex lot lines during the .'second phase of the process when we have finalized our plans. For this phase, we have ; simply designated by a notation on the p[ans, those lots which may potentialIy be divided -.afor duplex use. I wili be out of the office from December 14 through the 21tt. If you should have questions or need additional infarmation from us during that time you may cantact Frank Carpenter at 924-5483. On or after the 21" you can reach me at the office at 484-6733, and both Frank and I at the office aher the first of the year. Sincer`ly, . i ~ Linda Hugo C Administrator lvorthwest Regional Facilitators East szs attss;on A.•e Cmkanr. %VA o4?Il~_~tt7,i 1 g I NOA IC.43 OF 1 UBLIC H.S-/YT~~~~ ~~OKANE CV UNT1 ~FARIL 4 G ELAMIS 1 ER TC]: AIl interested persans, and ownersftaxpayers within 440 feet YCIU A~ ~EREI3Y NOTIFIET} THAT A PUBLIC HEARING `VV'TLL BE HELD QN THE LAND USE AFPLICATIf]N LISTED BELaW, AS FOLLOWS: Application: File NQ. PE-i $59-98IZE-17-9$; Preliananar}+ plat and zane reclassi#icatpon from [.3rban , Resaidential-3.5 ([IR-3.5} to Urban Residential-12 (LIR-l2) far develvpment of approxianately ten {14} acres into Dne (1) single family residence, 26 duplexes (52 total units) 39 nFtulti-family units and those uses allQwed in the Urban Resideniial-12 (LlR-12) zone. Hearing Date and Time: March 12,1999 9:00 a.m. Place: Cammissioners Assern'biy Roarn, L4wer Level, Sperkane County Fublic Warks Buildin~, 1(~?6 tiVest BrQadway, Spokane,Washington_ (7wner: N. W. Regional FacilitaCors Appiicant: Greenstane CoFporatian, 707 W. 7`h Avenue, 5uite 320, Spokane, WA. 99204, (509) 458- 5860 and N.W. Regianal Faciditators clo Fran]c Carpenter, 525 E. M1551oIi AVenUe, Spokane, VVA. 99242, (509) 484-6733. Address and L,oeation: Generally located sauth of and adjacent te, 16`h AVeraue, approximatePy 500 feet east of Dishrnan-Mica Road in 5ection 29, Tournship 25 N., Range 44 EWM, Spakane County, Washington. Cotnprehensive Plan: Urban. Zoning Xlesignation: Urban Residential-3.5 (UR-3.5). Environmental T]efermination: A MItlgatcfj Dete1'171kf11f.1DT1 of NQ1251gI]FfiC371Ce (MDNS) W3S 1S5i]ed Y]y the County DiVision of Building and 1'lanning, as the lead agency on February 1$, 1999. The Gorrxment periQd ends 1Vlarch 10, 1999. ' Related Permi#s: Idvne. D'avision of Buildina & Plannin~ Staff: Stacy Bjordahl, (549) 477-3675 HEAR1N'G ~XAMINER PROGEDURES Hearing Parocess and Appeals: The hearang will be canduc4ed under the ru3es of prpceduxe adopied in Spokane Cflunty Aesolution Ncr. 96-0294. Akl interested persons may testif}r at the public hearing, and may submit writ-ten comments and dQCUments before or at #he hearing. 'I`Ete Hearing Examiner may limit the time giwen tv speakers. Aspeaker representing each side of the issue is encouraged. Any appeal of the Hearing Exarniner's decisian will be based on the record estabtrshed before the Hearing Examiner, pursuant #o +Caunty Resolutian Nos. 95-9171. Environmental appeals wi21 fallow the same pracedural rQUte as the undez-lying actton. A!1 hearings will be conducted in facilities which are accessible to persons with physical disabilities. Inspection of File, Copies of Dvcctments: A 5taff Report wi11 generally be available far inspectidn sev+en days before the hearing. The Staff Report a.rad application file may be inspected at the 5pakane Cvunty Divisaon of Building and Flannin;, 1' Flvvr Permi4 Cenier, Fublic Works Building, 1026 West Brvadyvay, Spakane, WA, 992E0, betweeri 8 a m. and 4 p.m., weekdays, M-F, except hvlidays. Cvpies of dacuments will be made aaailable for the crrst of reproductian. Tf you have any questians or special needs, please call the Divisian at (509) 477-3675. Send written camrnents tv the Spokane Gvunty DiVisian of Buildin; and Flanning, 1026 W. Broadway, Spokane, WA, 99260, Aitn: Stacy Bjordahl, PE- 1859-9$fZE-17-98. Mations must be made in writing a.nd subrnitted to the Spokane Caunty Hearing Examiner, Floflr, Pubtic 1Vorks Buiiding, 1(!?~5'4V. Broad~vay, S~avkane, ~~E1, 9926C~-~1245. I w ~ 4 I ran ~ ~ ~RSI. e RACU _ _ y 1 I I ~ i I t~~ ~ E I I I I I ! I i I I ~ I I I I I I I f I ~ ~ : N 1 I E i 1~al I I I I~ I I I I I! I~ I I I I~ I f l 1 I X 1 p~.~~ I I I i 9 I 4 i I~'~ I i I I i f P ISd I I I I I I I I`! 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R.44 S. lf li. SP91GH8 COLCHl"f. 1fA5F[SNG'POH g ocronrR 1990 IIGVEIVED DEC 2$1998 SPOtcME COuNIY ~ONEER S P (D 1< p, r-Z aF- CC3 v rr -r -y $LI1LI74NG AND PLANNI,ti'G ' A DNISICJTJ OF THE I'iJ8L1C WORKS DEPAR7`,bfE3YT' JA;LtE5 L. M.aler5i7N, C$,D. DlREC"1'OR IlE1R'1S M ScQTT. P E. D]AECi'f]R DATE: December 24, 1998 Ta: Spokane County Division of Y.}'tilities; ]irn Red Spokane Regional Health Districe; Steve Holderby Developmenc Engineering 5ervices; Bill Hernmings Spokane County Parks, Recreation & Fair; Steve Harabiowski ' Stormvvater Utility; Brenda Sims Spokane Regianal Transpvrtation Council; Glenn IVliles Spokane Transit AuthQrity, Christine Fueston Central Valley Sehool I]istrict Spokane Gauney Fire Protectron Discract Na. 1 Spokane County Water District Na. 3 Division ❑f Long Range Planning Spokane County Air Pollution Gantral Autharity Burlington Northern-Santa Fe Railraad FRGM: 5tacy Bjordahl, 5enior Plann~ RE: Revised Preliminary Plat Map far PE-1859-3$1'ZE-17-93 EncTosed is the reVised preliminary plat rnap for the above referertced proposal. Revisions include the remoual Df open space traet along 16 `h Avenue and the addition of comments concerning {lature duplex division, installation of fencing alang the south property line, and the instaIlativn of landscaping along 16`h Auenue. T` ed ta your office on ItiTvvember 2, 199$ and is the site of recard, Please ~orward an omments or canditiQns regarding the new site pla anuary 7, 1999. If o any quesesons, yau may contact rrre at 477-3675, ext. 201. kc Enelosure(s) c: N-W Regional Facilitators Greenstflne Corporatiors Inland Pacific Engineering 1026G1rFST BRlJj1l]4V.~r AVrN,'ur • 5rOKsaNr, W,aSrrrucTDN992fi0 PHo,vi= (509) 456-3675 • FAX (509) 4554703 TDD (309) 324-3166 Klmball, ~andy From: HeEnmings, Bdl Sent: Wednesday, November 04, 1998 9:07 AM To: BjardahP, 5tacy Cc: Engelhard, 5cptt; Pedersan, Jahn; Harper, Rat, Kimball, 5andy; Busko, Doug, MiIler, Katherone; Sims, 8renda Subject: P-1859 - Northwest Regional Faciiitators 11-4-98 i received the above referenced application on NoW 2, 199$. This project Iies in an area of appraved sads so a concept drafnage plan is noY required. I have na knowledge of any critical areas on this si#e I consider this application to be technically eamplete. f recornrnend the foIlowing canditions of appTaval: ~fi • AProfessaonal Engineer, licensed in ihe State afWashington, shall sub`nit final road and drainage pCans, a drainage repvrt and calculations that contorm to all current standards and laws governing stormvvater management in Spokane County. Finaf drainage plaiis and a ; drainage report sha11 receive the County Engineer's acceptance prior fio release of a • canstructivn oe- building permit, or appraval of fhe land actian. • • The stsrrm►vater management systems and raa~s fur this p1at shall be cvnstructed and certified - to be cvnstructed in accordance ►vith the accepted road and drainage glans, or all the rrequ'rred • irnpravements mustbe bQnded far in accardance rvith Spokane County regalatiflns, priar tn _ the recording of the final p1at. Recard drarvings aud a[l +cunstruckran docurnentation siaall be sulamitted with the proper certification statement. ■A bond for the anticipated engineering inspection and certitication partian of the prvject shafl 1ae ,posted with the Cmunty Eiigineer prior to glan acceptanee. ga ~'e- F'age 1 l ' r Spokane County Public Works, Transportation . - . Section, D • • County • . Memo To: Stacy Bjordahl ~ From. Scott Engelhard Date: 1-2a98 Re: P 1859 !6" Avenue Based on the findings from the previous decision, i think that we need to meet with Jim Frank and Northwest Regional Facilitators conceming the proposedi alley. The Hearing Examiner was quite specifc conceming the applicability of private alleys in both the Road Standards and the Zoning Code (see Zoning Code14.704.380). I believe that if we let this plan proceed to a public hearing with no apparent attempt to resolve the previous concems the Hearing Examiner may find the propisal incomplete. Because of your schedule I thought that you may want to set up the meeting. Just let me know in advance so that I can schedule Pat Harper and Jim Haynes also. If you'want me to set the meeting up let me know when you are available. You can reach me at 456-3600 ext. 265. , , . ~.RECIEIVED . N 0 V 0 2 1998 S P O K A N E . 0 %1.. BUILDING AND PLANNING • A DMSfON OF THE PUBUC WORKS DHPARTTIEM JAMES L. MANSOIV, C.B.O., D[RECTOR DervN1s M. Scorr, P.E., DIRECiOR MENIORANDUM TO: Spokane County Division of Engineering-Deve opment Services; i 1 Hemmings Spokane County Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Spokane County Parks, Recreation & Fair; Steve Horobiowski Spokane County Air Pollution Control Authority Stormwater Utility; Brenda Sims Spokane Regional Transportation Council; Glen Miles Spokane Transit Authority; Christine Fueston Long Range Planning Division; John Mercer Central Valley School District No. 356 Fire District No. 1 Spokane County Water District No. 3 Burlington Northern-Santa Fe Railroad FROM: Stacy Bjordahl, Senior Pla e, DATE: November 2, 1998 RE: PE-1859-98/ZE-17-98; Preliminary Plat of 16' Avenue Project and Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-12 (LJR-12) TECBINICAL REVIEW MEETING NOVEMBER 12, 1998 AT 3:00 P.M. DIVISION OF BUILDING AND PLANVING 15f FLOOR CONFFRENCE R00M Please review the above application and use the attached TECHNICAL REVIEW MEETING FORM for your comments. The Division of Building and Planning encourages you to attend this meeting. The sponsor and representative have also been invited to attend this meeting. If you cannot attend, please forward three (3) copies of your review comments on the attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS will be given to the sponsor at the meeting and included in the Division of Building and Planning file. Thanks for your cooperation. If you have any questions about the application, please contact me at 477-3675. NOTE: The Division of Building & Planning will now be circulating comments for SEPA Checklist at the time of technical review. This will be the on[y time you will be able to comment regarding the SEPA Checklist for this project. c: Northwest Regional Facilitators, 525 E. Mission Avenue, Spokane, WA. 99202 Greenstone Corporation c/o Jim Frank, 707 W. 7'h Avenue, Suite 320, Spokane, WA. 99204 Patrick J. Moore, 707 W. 7'h, Suite 200, Spokane, WA. 99204 AttachmentS: Technical Review Form, Project Application, Site Plan, SEPA Checklist 1026 WFST BROADwAY AVEh'UE •$POKANE, WAsHtnrcTOV 99260 Pxotv[• (509) 456-3675 • FAx. (509) 4564703 TDD: (509) 324-3166 Spokane County Division of Building & Planning Technical Review Meeting Meeting Date and "fime: November 12, 1998 @ 3:00 p.m. Project File No.: PE-1859-98/ZE-17-98 Project Location: Generally located south of and adjacent to 16'h Avenue and West of and adjacent to Felts Road within the NE'/ of Section 29, Township 25 N., Range 44 EWM, Spokane County, Washington. Comprehensive Plan: Urban. Project Description: Preliminary plat and a Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-12 (UR-12) for development of single family residences, duplexes and multi-famiiy dwellings and those uses allowed within the Urban Residential-12 (UR-12) zone. Parcel No(s): 45291.9120,.9121. ApplicandOwner(s): Northwest Regional Facilitators, 525 E. Mission Avenue, Spokane, WA. 99202 Greenstone Corporation c/o Jim Frank, 707 W. 7t6 Avenue, Suite 320, Spokane, WA. 99204 Project Planner: Stacy Bjordahl PAGE 2 16:16:25 flz NoV 1998 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 05911 16TH AV (START) .[lt]t] HAVANA-YALE RD U 15 GF2AVEL 16 15'I'H AV (E1'+}'D ) .080 EAST EIVZJ OF RQAD '{3 19 GRAVEL 16 05235 16TH AV (START) .000 BLllFF DFt (START) U 19 PAVED 36 16TH A,V (END) .060 DISHMAN-MICA RD & 16 U 19 PAVED 35 5 Records Pracessed , PAGE 1 16:16:23 02 NOV 1998 Road# Road Names.......... MPost. Reference DescrzptYO koad Log Tnfa.......... 05912 16TH AV (START) .000 CARNAHAN RID U 17 LIGHT BITLIM. 22 16TH AV .150 RIEGEL CT (PVT) t] 17 LIi;HT BITLTM. 22 .240 sTANLEY LN (Pv~ RID) u 17 LxGxT B z TUM. 22 .270 STANL'EY RL] (START) lT 17 LIGHT BITUNI. 22 .290 KoREN sT (END) ra 17 LIGxT szTuM. 22 .370 RJCKY RIDGE LlR (END) U 17 LIGHT BITLTM. 22 .400 HUWE S'T` (START) LT 17 L7GHT SITLTM. 22 .420 WARDSC3N ST (E1r1I7) LT 17 LIGHT BITCTM, 22 .480 BUTTERCUP ST (END) U 17 LIGHT BITLTM. 22 16TH AV (END) .590 BETTMAN Rd U 17 LIGHT SITUM. 22 06122 16TH AV (SZ'ART) .000 DISHMAN-MZCA RD & 15 U 14 PAVED 32 16TH AV .070 WOODRLTFF RI3 (STAR'I" ) U 14 PAVEL] 32 .140 WALNZTT RI] (START) U 14 PAVED 32 .210 HEFZALD RL] (aTART ) LT 14 PAVED 32 .280 IIARTMOUTH RD (STAkT ) U 14 PAVED 32 .320 FELTS RD (END) U14 PAVED 32 . 3 7O BALFai]R BV & RD U].4 PAVED 32 ' .440 RAYMONL7 RD (START ) LT 14 AAVED 32 .500 OBERLIN R❑ LT 14 PAVED 32 .576 UNFVEkSITY RD U 14 PAVED 32 - .700 GLENN Rd U 14 FAVED 22 .820 PIERCE RD U 14 PAVED 22 .930 SKI PWQRTH RD (START )U 14 PAVED 22 .950 SKIPWQR'I"H RD (END) C7 14 PAVELl 22 .980 WDdI3WARD RD (START) LT 14 PAVED 22 1.070 HOWDISH RD U 14 PAVED 22 1.150 LINflA LANE (END) U 14 PfiVED 22 1.170 WILBUR RD (START) LT 14 PAVEI7 22 1. 3 30 L7NIDN RD U 14 FAVED 22 1.580 PINES RD (END) U 14 PAVED 20 16TH AV (END) 1.600 SR 27 (PINES) U 14 PAVE❑ 20 06123 15TH AV (START ) .000 SALTESE AV U 14 PAtTELI 22 16TH Av .100 COLLIIVS RD (END ) LT 14 PAVED 32 .170 vERCLER Rn U 14 PAVED 32 .230 VIRGINIA ST LT 14 PAVED 32 .290 WOfJDLAWN RD (END) T7 14 PAVED 22 .360 moxROw RD .(END) U 14 PAVED 22 .420 McnoNALn Rn U 14 LYGxT BITUm. 26 .490 CLINlON RL (END) U 14 LIGHT BITUM. 26 . SS[] KELLER RD (END) U 14 LIGHT BITUM. 25 .610 MCCASE RD (END) U 14 LIGHT BITUM. 25 .570 BLAKE RD U 14 LIGHT BITUM. 26 .760 AVALON LN (PVT RI3 ) L7 14 L I GHT BI TLTM . 26 .804 MAMER RU {EIiTD} LT 14 LIGHT BI'I'llM. 26 :930 EVERC;REEN RD U 14 LTGHT BITL]M. 22 .990 SOLIVAR RD (END) U 14 LIGHT SITUM. 22 1.010 BOLIVAR RD {ST,ART} CT 14 LIGHT BITi_TNI. 22 1.250 AIRPARK DR (END) U 14 LIGHT BITUM. 22 1.340 WARREN RLl {START} Cd 14 LIGHT EITUM. 22 1.430 ADAMS RD 14 PAVED 36 1.610 BURNS RD { START } U 14 PAVEI7 24 1.590 PROGRESS RD ll 14 LIGHT BITllM. 20 1.840 NEWER RL] (STAR'T') & I'+i U 14 LYGHT BITUM. 20 1.900 CENTURY RD ( 5'TART ) U 14 PAVEL3 ~q8 1.930 SULLIiIAi1T RD L.T 14 PAVED 30 2.100 TI MBERLANE DR (END) 19 PAVEIJ 30 2.270 kOTCHFORD DR (START ) LT 19 PAVED 30 2.390 LIMERICK tiR 4START7 U 19 FAVED 30 16fiH AV (END) 2.550 SHAMROCK ST (START) ll 19 PAVED 30 r - PAGE I 16:16:s7 02 Nov 1998 Road# Road Names.......,.. MPost. Reference Descriptio Raad Log Info 05920 18TH AV (START) .006 EASTERN RD U 19 PAVED 36 18TH AV .170 DAVID RD (START) U 19 PAVED 35 18TH AV (END) .240 EAST END OF RDAD U 19 PAVED 36 05921 18TH AV {START} .000 PARK RD U 15 LIGHT STTUM. 20 18TH AV .120 ELY LN (PVT RD) U 19 LIGHT BrT[]M. 20 18TH AV {END} .250 EAST END OF ROAD U 19 LYGHT BITUM. 20 05923 18TH AV (START) .000 C7NIVERSFTY RD U 19 PAVED 40 18TH AV .120 GLENN kD U 19 PAVEID 40 .240 P7ERCE RD CT 19 PAVED 40 .370 SKIPWQRTH RD U 19 PAVED 40 18'I'H AV (END) .500 BOWDI SH RL3 U 19 PAVED 40 45924 18TH AV {START} .(J(JO LZNI7A LAA1E [T 19 PAVED 40 18 TH AV .070 19 "I`H AV ( END ) 19 gAV ED 40 .160 UNIDN RD T_T 19 PAVED 40 .350 WHIPPLE RD (END) LT 19 PAVED 40 18TFi AV" (ENLI) .410 PINES RD ll 19 PAVED 40 05922 18TH AV (START) .000 FAWN DR (END) U19 PAVED 40 1 S'T'H AV ( END ) .220 FELTS RIJ L] 19 PAVED 40 t3 5 9 2 5 18TH AV (START ) .000 BANNEN RD U 19 PAVED 40 1$ TH A'U (ENn ) .140 AI RPARK DR & CALV IN L] 19 PAVED 40 05[]20 18TH AV (START) .0[}0 PINES RD LT 19 PAVED 40 18TH AV (END) .120 EAST ENB OF ROAD 06{]75 18TH AV {START) .000 SEEHORN RD U 19 PAVED 35 1$ TH AV (END} .060 BE TTMAN RD LI 19 PAVED 36 06178 18 TH AV (START ) .000 DAV I S RD U19 PAVED 40 18 TH AV { EIdD } .060 EVERGREEIIT RD U 19 PAVED 40 0 618 81S TH AV (START" ) .000 EARLY DAWN DR { END} U 19 PAVED 40 1 STH AV ( END ) .160 ADAMS RD LT 13 PAVED 40 06202 18 TH AV ( START ) .000 WEST END TO CARNAHAN LT 13 PAVED 40 18 TH AV ( ENL1 ) .050 CARNAHAN RL) LT 19 PAVED 4[] 11 Records Processed ' ' PAGE 1 15 : 17 ;25 C] 2 1V[7V 1998 Road# Road Names . . . . . . . . . . MPast. Refexence I7esGriptia RQad LQg Infa . . . . . . . . . . 01439 FELTS CT ( START ) .000 SGLTTH END TD PC71VDRA L}' 19 pAVELI 30 FEL'PS CT ( ENd) .050 ADNDRA DR LT 19 PAVED 3[} 01329 FELTS RD ( STAR'T ) .000 BALFC3LTR BV & RD CT 19 PAVEI] 20 FELTS R17 .090 19TH AV { END} U 19 PAVED 20 .150 1$ TH Ai.7 ( EN17 ) U 19 F'AVED 38 FELTS RD (END) .250 16TH AV U 19 PAVEI7 20 01330 FELTS RD (S'I'ART ) .000 9'TH AV CT 19 PAVED 32 FELTS RD .060 $TH AV LT 19 LIGHT BIT[JM. 20 FELTS RD (END) .310 4TH AV U 19 LIGHT BITUM. 20 01331 FELTS RD (START) .000 MAIN AV U 19 LIGHT BITTJM. 20 FELTS RD .120 VALLEYWAY AV U 19 LIGHT BITL]M. 20 .250 ALI{I AV LT 19 L I GHT B I TL7M . 20 .310 SPRINGFIELTJ AV [STAR U 19 LIGHT BITCTNI. 20 .370 HROAIJWAY P,V L7 19 LTGHT SITL7M. 20 .470 DEAN AV (S TART ) . Cd 19 LIGH"I' $I'F'UM. 20 .530 JAIME LN {PVT RD} U 19 LTGHT $I'I'iTM. 20 .540 L)ESMET AV (ST'ART) ll19 LIGHT BITUM. 20 .670 SHARP AV (START) U 19 LIGHT BITUM. 20 .870 MZSSION AV L] 19 LZGHT SITUM. 20 .970 AUGUSTA AV (ENI]) U 19 LIGH`I' $rTCTM. 20 1.020 NQRA .AV (START) LT 19 LIGHT BITUM. 20 FELTS RD (END ) 1.110 NORTH END OF RDAD LT 19 L I GH`I' BI TLFM . 18 01422 FELTS RD (START ) .000 FERRET DR U 19 PAVED 27 FEL'I'S RD .110 HQLMAN RD L7 19 PAVED 27 FELTS RD { EATD ) .230 48 TH AV U 19 PAVED 27 01332 FELTS RD (START ) .000 SOL]TH END TQ KNC]X AV U 19 GRAVEL 26 F'ELTS RD (END ) .100 KNdX AV U19 GRAVEL 26 01430 FELTS S'3' (START ) .000 SOUTH END TQ FRAIVCIS LT 19 GRAVEI.., 30 FELTS ST (EnrD) .120 FRANCI S AV U 19 GRAVEL 30 7 Records Processed R[ ""WCD ~ APR j r' 199$ R_, ~ ~ ~ ~^~IVED 'SP(]M~ COlJPil'Y ENGINEEl~ ~ 2 4 1998 TD ' ERS y ~o~~Flul~sr ~~0~•41.~,1,~.l~-i-~,D~,..°S ~ ~&u5~ n.1~ caQFn ~--r1o j i~a~ME; p,l~'T ~1 Uc [ntE::~wAAw Eie. T~DAY'S T3ATF-: coMPLETE ADnREss: S. 704- -:Tq d-u~-auue:- -SP4y.~~-AVA- c1q--20* HDME FHVNE; .^c.SS q5:~S- BUSINESS PHCINE: APPELLANF`S AfiTOR111EY (if applirable) _ ti.i.4[ F°~a.1 r- - COMPLETE ADDRE55: -r~- . =i- i A a ~S +Pa iC.4wg- uJ4 c~za~ HEARING EXAMINER ACTION BETNG AgPEALED: PREL~I~r.~Y suB~~isION NAME "r~ N-iH~ Wa- PRELM+ITNAR7f 5i,7BI)~IISIO)N NUMBER L(7NE RECLA55IFICATTON NUMBER DATE OF HEARIN+G EXAMI1l1rER DECISIaN 40?.1 L I1iAME OF HEARING EXAMINER Ail kr-- 5IGNATURE []F APPELLANT . a&4~~ (or authorized re,paesentatiVe) 0 Facts demransfiraling appellant is party of record and has standing ta bring appeal: sh!~94- ON A SEPARA'I'E SHEEI' OF PAPEH PLEASE LTST. L Aseparafe and eoneise s#atexnenf of each errvr alleged to have been caanxniFked. 2. A concise statement nf facts upan which the appellant relies to suatain the statemenk of error. A'T"TACH A COPY OF THE HEAHZNG EXAMINER DECY$ION. FQR OFFICE T15E ONLY Capies Eo. Hearing Examiner J rlanning ~ Engineero EnW. Healkh ~ Fee received: CheckMLLLS&L Cash Receipt Num6er LA `A Reoised: 7/22/97 ~ . ' F~E~~I~'E.Q APR 2 4 1998 7'O TIFIE BC)ARI] OF COi]NTY CC3MMI~S~[3 ~ ~~~ISS1 araEMS NAME: NORTH~WEST REGIQNAL FA+CTLITATCJFLS GREENSTONE CORT'C)RATIC]N PATRICIC LAfTENMAIEk ~ DATE: APRIL 23, 1998 PHONE: HOME: 255-9575 BUSITfESS 458-586{] APPET.LAN'x`'S A'T"I'ORI1iEY ]IM FRANK ADURESS: S. 707 7TH AUENUE 5P4KANE, WA 99204 ' HEARTNG EKAIVIINER I]ECYSX[}N BEING APPEALLED: PRELTMZNAtY PLAT 16TH AhTU DxSHMAN I'OCA PRELIlV41NARY PLAT NUMBER PE-1947-97 ' 2ONE RECLASSIFiCATION NUNTBER: ZE-53-97 PUD QVERLAY ZC7NE NUIV1BER. PTJDE-7-97 I]ATE QF HEARING EXAMiTCER UECISION. APRIL 16,1998 NANiE []F HEART"N~'r EXAMIIVER. M.IKE DEMPSEY SIGNATURE C)F APPEX.,LANT: GREENSTONE CC3RPC}RATIC)N BY. 1 Yt-LMES M. FRANK, PF.ESIDLIVT N(]RTHWEST GIQI+IAL F77'C)RS BY: ~ Rd]l3ER1 S LT.GER, E~COTIVE DrRECTaR PA CK JTTE ~ ~ • FAC'TS nEMC)1VSTRATINC`T THAT THE APFELLANT IS PART"YT +lr]RF R.EC[7RD Al'JD HAS STi ANDCN~`"z'TO BRING THE APPEAL: 1. B(]TH GREENSTONE CORPDRATIC7N AND N()RTHLV'ES'T RECiIdNAL FACILITATC]RS ARE PRC3JEC'F APPLICAN'TS AS IVQTED UNUER THE FINDINGS OF FACTS AND +CQNCLCJST[3NS PREPARED BY THE HEARTNG EXAININER [see page 1 of the Hearing Examiner Decision {HEDa}. 2. TTM FRANK APFEARED C)N BEHALF OF GREEIVS'TONE CURP(7RATION A"I` THE Pf7I3LTC HEARIIVG (see HED gage 4). 3. RC]BER'I' STILGER APPEARED ON BEHALF OF NC)RTHWEST REGItJNAG FACILTTATOI"tS AT THE PUBLIC HEARING (see HEIJ page 4). 4. NORTHWEST REGIONAL FACILITATDRS IS THE LEGAL UWNER OF A SUBSTANTIAL PC3RTI(]N OF THE PRQPERTY WHICH IS THE SUBJECT OF THIS APFLYCATI(]N (as no¢ed in the record in the matter). 5. PATRYCK LETI`ENMAIER IS THE LEGAL flWN'ER OF A SLIBSTANTTAL FORTIC}N OF THE PR(3k'ERTY WHICH IS THE SCIB7ECT OF THTS APPLICATTC3N (as noted in the record in the rriatter). AS OWNERS ANT7 C4]-DEVELOPERS OF THE PROPERTY WHTCH IS THE SUBJECT C]F'CHIS HED THE APPELLAIVTS ARE AGGRIEVED SY THE DECISIQN OFTHE HEARING EXAMINER ~ • - STATEMEN7-' OF ERItO~"iS ANI} FACTS UFON WHICH THE APPEAL IS BASED t. THUS APPEAL IS FILEY] UNT)ER. THE PROVISIQNS C3F $CIARD C]F Cd]UNTY COMMSSIClNERS RE5OLT_]TICIN Nt3. 96 017 l, SECTION 13, THE PRELIlIiTNARY FLAT 1N THIS MATTER WAS PRf_7CE5SED CC]NCLTRRENTLY AND I1V GflNTT-INCTT(3N WI'TH THE REZ41VE APPLICATION. ' 2. THE TTEARING EXAMITfER DECTSTDN (HED) rN THT.S MATTER I5 LENGTHY {Gonsisting of over 25 pages} AND VERY TECHNTCAL TN NATURE AS SC]CH IT IS NQT PDSSLBLE TN THE SHORT T"lME FRAME ALLQWED TC] FILE ATF APPEAL TC] ITENUZE EVERY PUSSIBL;E ERtOR MAL7E BY THE HF-ARiNG ~XAMINER AND THE 37ETAILED FACTS SUFPORT1NG THE APPELLANT"5 POSx"I'rON THIS STATENiENT QF ERRQRS AND S'i]PPORTTNG FACTS PR4VIDES 0 UR GENERA_. PC]STTION WH[TCH WTLL BE T)ETAILED LATER IN A. SUYpORTiNG N~EM[}RAN~.7[JM 3. THE IIEARING EXAMINER DECISIUN lS AN ERRONEQUS TNTERPRETAiTIC3N OF THE LAW: T:QE HEARTNG EXAMxNER DECISION TS N(3T STJPP4RTED BY THE FACTS: ANTl► THE HEARfNG EXAMINER _DECI57I]N ZS A CLEARLY ERRONEOUS APPLTCA7CTON_OF.THE LrtiW TO . THE FACTS: A THE HEARING EXAMZNER HAS 1NCORRECTLY CHARAGTERiZEI] SIiVCrLE FAMTLY "ATTACHEp" HOUSrNG A5 M~LdLTIFAMU-Y HOUSTNG. SUCH A CHARACTERIZATT[3N IS CdlvTRARY TO THE 1NTENT OF THE CQT]E AND DTST4RTS THE VERY REA,L DTFFERENCES IN THESE HQLTSING TYPES. B. THE HEARING EXA1'vI1NER 1VITS-11'vTTERPRETS THE "iNTENT" OF TBE UK-~~ ZONE. NOT AL,L IVI[.TLTZFAMILY ZONING MLTST SE A TRANSITIUN BETWEEN NfEUTTJM DENSITY RESIDENTXAL AN] iNTEIVSxVE +COMIVF-RCIAL ANF) IIVDUSTRIAL USES THIS IS CyNE [JSE OF THE UR.-22 ZaNE BUT CLEART.Y UNDER THE. 2ONIiV~ COI)E ANi] CO1VCP PLAN NC?T THE ONLY L]5E (7F UR-22 ZONIlVC7 C. THE HEARTNG EXAI'vFINER HAS IGNORED TH-E GDALS, QBJ'ECTIVES AND DECTSION CRITER1A QF THE CDMP PLAN AS THEY RELATE TO TIES PROTECT. MS CONCLi15ION THAT THE PRa]EGT D{]ES NOT R"LENffiNT THE CONP PLAN T5 WI'T'THC1UT BASTS IN LAV4'' C3R FACT. TBE BEARING EXAMINEIt IGN JRES THE FACT THAT THE PRIlVIARY STTING CRI'A'ERLA FOR LTit-22 ZQNING I5 LOCA7'ItJN NEAR FRIIvIARY TRANSPfJRTATIt7N CORRD:)+DRS . - - , , . D OPPC3STTTON FRQM THE AL7JACEItiTT NE~GHB+[7R5 WHf] ARE C]PPC]SED TC} AFFC]RDA.BLE H(7USrNCi IS NOT A$ASIS FOR C[]NCLU[71NG THAT TBE PR[].IECT IS NOT C(3NSISTENT VVITH THE Ci?avlP PLAN. THE HEAItTNG EXAMINER HAS IGN[]REL7 THE STJBSTANTTbL DESTGN CQNSIL)ERATIC]NS INCORPC3RC3ATED INTU THIS PROJEC'I', WHICH ARE IN EXCESS OF THOSE REC~UTRED B7' ~OUNi TY STANt]AF.1JS, TC} BUFFEI"{. AND MITTGATE M'ACTS ON THE NEICsH6OR.HOOD E THE HEARTNG EXANiTNER HAS MT5-STATED AND MIS- REPRESENTED THE PCISITION OF THE CENTRAL VALLEY SCHQ[)L DISTRICT REGA.RDrNG THEIIt CAPACITY TO SERVE 'I`HIS PROTECT. THE I)ISTRJCT HAS CLEART.Y 5TATED THA°T UNTVERSITY ELEMENTARY SCHOC3L HAi 5IGNIFICANT ADDITIONAL CAPACITY TO SERVE THIS PRC3JECT IT Z5 THE kESF'QNSTBILITY OF THE SCHC)[]L IJISTRT{CT I'Cl MAR(AGE THETR RESOC]'RCES NOT THE HEARING EXAMINER _ F. THE CONCLUS1{]N THAT T'TT.TS PRUTECT WTL,]C, HAVE A NEGATTVE II1rTPACfi ON THE DdSHMAN HILLS NATURAL AkEA IS PURE SPECULATIC3N QN THE'PART dF THE HEARINC'r EXA.MMFL AND IS NOI` SUPPOFt'TEL} BY THE RECORD G. THE HEARING EXAMTNER CONCL,USIC?lN THAT THE PR03ECT D[)ES NtJT PRQVrDE Ff7R AI3E+QUAT'E RECREATXONAL C7R QPEN SPAGE IS NOT BASED CIPQitii'ANY" FACTS~WHICH ARE FOUN]] IN THE RECC]RD • TN ADOPT a~TC'r THE R.7GA THE'$OARd? OF COTINT7c' COMMISSIC)NERS WERE - REQUIItED TC} CC)NCLLTDE THAT SE.RVICESWEERE AVAILAT3L£ TO SUPPORT , "C.TRgAN" DEV:ELOPMENT WiTHIN THE BC)UNDAEdY THE HEARIN+G EXAMINER CL7NCLT]SIdN THAT SCHflOI,. ANC] PARIC ANI] OPEN SPACE SER4'ICES ARE N4T AF)EQC7ATE WCJCTL.I] 1REQUTRE THAT THIS AREA BE EXCLLTDED FRC7M THE IC7GA AND THAT THE IUGA HfA5 ~~EN A"RQPERLY T]RAWN. H. THE HEARING EXAMINER HAS MlS-STATED THE PaSITiDN QF TBE PRaJEECT APPLiCANT THAT THESC WQULD IV[]T CONSIDER ANY MODIF'TCATT(7N OF TBE PROJTCT IJESICiN. THE NETGHBOdiHUdD GROLJF REFUSED Tfl ENGAC3E 1N ANY NIEANTNGFUL DTSCUSSIUN CDk' PROJECT ' I7ESiGN ISSUES. THE PROJECT APPI..TCANT HAS SEEN AND R.ENfA.TNS aPF-N TO DESIGN CQNSIDERATIdNS THAT WUULD IWROVE THE PRO.TECT, A55IST IN BFJFFERIVCi NETGBBC]RrNCr PROT'ERTLES, AND T'RO'VTLE FDR NEE?aED AFFORDA]3LE HOYJSrNCT WITHIN THE COhMT_TNITY T THE HEARdNG EKAMIN£R HAS ERRONEOL]SLY TGNORED THE CCJlIP PLAN G4AL5 Fi]R AFFORT3ASLE HQU'SfNC'r, IN-FILL L}EVELC]PMENT, AND INNOwATTVE HOUSING CnNCEFTS. ff THIS X3ECISIOIV IS ALLOWED TO STANT3 IT V'VTLL ACT AS APRECEDENT EXCLUDINCr AFF+aRJDABLE HpU51rNG TN ANY 1NETGliBQRHzJC1D WIT'H EIVOUGH VOCAx, OPPC]STION . . . . _ ~ SPOKANE CO[1IV'r'Y HEARIN'G EXAN1I11TER ~ RE: Preliminary F'lat of 16'h and Dishman-Pvtica, with ) a Planned [lnit 1Deveiapment Oaerlay Zone, and ) FIP'VDINGS OF FACT, Zone Reclassification firam Urban Residential-3.5 ~ CQNCLIJ~~ONS, Zone to Urban Residential-22 Zone ) AND DECISI[:]3N Applicants: Greenstone Corporativn and } Nvrthwest Region~l Facztitatars ) Fi1eNas. PE-1847-97IZE-53-971PUDE-7-97 } 1. SUMMA.RY []F PROPaSAL AND DECISdON Pi-aposal: Preliminary plak af 16' and Dishman-MiGa, tv divide approacirnately 13.5 aeres intra lots and blac9s for single-family dwelFings, riwv-family dwellings, mvIti-famity dwePlings and apasszble day-care center; a Planned Unit IJeveloprnent (PI]D) Cverlay zone for a parti~n of the preliminary plat; and azflne reclassi#icativn frorn ttie Urban Reszdential-3.5 (UR-3.5) zvne ta the Urban Residential-22 (UR-22) zone far all hut .6 acres of the prelimiiiaty plat. l7ecisivn: Z]enial. 11. FINDINGS iDF r'AC1 AND C[]NC:LUSIONS The Heai-fng Exarniner has reviewed the land use applications and the cvidence of recard, and hcreby adopis the fallawing 15nd'angs of fact and conclusiarls: A. GEiNERAL 1NFC)RMATION: Applicants: NorthwesC Regional Facilatators, 525 East Missian, Sg4kane, WA 99202 Greenstvne Corparatian, 707 West 7h Avenue, Suite 320, Spokane, WA 99204 Legai ClNvaaers: Patrick La1tenmaierlMarie Coon, 3108 SW 3(]0' Place, Fedeml Way, WA Address of Site: 9$06 East 16" Avenue, Spokane, WA Loca#ian: Generally locaied at the southeast corraer af DisYYman-Mica Road argd 16' Avenue in Section 29, Towwnship 25 Narth, Range 44 EWM, Spokane County, Washangton. Zvnimg: Urban Residentiat-3.5 (LJR-3.5) Compreheasive PIarm +Category: 1 he prcaperty is designated in the Urban categrrry of the Spokane Caunty Generalized Cornprehensive Flan. The site is also within the Urbarl Imgact a4tea, Priority Sewer Service Area axad Aguifer Sensitive Area designaEed zn the Comprehensive Alan. Environmegtal Review: AMitagated DeterminatiQn of Nansivuficance was issued by the Division v£'F3uilding and Planning vn February 25, 1998. HE Findin~s, Conciusians and 13ecision PE-1847-97 Paae 1 E r 5ite Tlescription: The site is apprv~ imafiely 13.5 acres in size and is somewhat "L-shaped", with 1,600 ~`eet of #'z-antage along 16,' Aaenue and 608 feet of frontage along Dishman-Mi r- ,,a ` Road. The site is generally flat, with a'somewhat downvvard slope fZVm easi to west. The site has maderate ta dense tree correr, which primarily consists of prne trees of varying sizes. The only impravements an the site are a large house with an accessory building, located in the nvrthwest portion of Che site aIong 16"'IAVenue. Svrrounding Conditivns. 1'he pr;oposal fronts along 16"' Avenue and Dishrrnan-Mica Road, which are designated as Principal ArEerials by the 5pokane County Arterial Road Plan, Dishman-Mica Road in the vicinity is al I four-lane road, with addittanal left turn lanes at 15"' Aaenue. Further to the south and tv thq north, X]ish.mman-Mica Road is a five-lane road incfluding acenter turn lane. I7ishman-NTica Rvaa splits into aone-way couplet with Mu11an Road near 5prague Avenue. Sixteenth Avenue is a twa-lane road in the vicinity, wvith additivnal width far right tums at its intersectivns with L3niv;ersity Road anci Dishman-Mica Road. The intersections of 16' Avenue with Dishman-Mica Rfldd and University Road are signalized. Dishrraan-Mica Road has sidewaBks along its ea.si side, WhiPe 16'' Avenue is without curb ar sidevb+alk. West of I1ISt1I313ri-M1C3 RQ7d, 16`h Avenue hecoines a Lacal Access Road, and ternainates after a short distance at Bluff L7nve and the Dishma i Hills Natural Area. University Road to the east is designated as a Principal Arteraal by thJ County A,rtetial Road Plan, is a Faru-lane rvad with additional left turn larnes at its intersectinn with 15' Aaenue, and has sidewa]ks alang bofh sides of #he road_ Dverhead transmissian lines an wood pales barder the site aiong the sauth side of 16" AVenue. Aza electrical pawer substativn is lacated at the nvriheas# comer of I]ishman-Mica Rvad and 16' Avenue. A railroad line with a singPe sdt of tracks parallels xhe west side of Dishman-Mfca Road. The expansive and xnourttainvus IDishtnan Hills Natural Area is faurrd at varying distances west of Dishman-Mica Raad in the area~ ~Tniversity High Schaal is Iocat~ ncarth of the site between l~inth Avenue and 13'h Avenueland Utiiversity Elementary 5chool is found at the svutheast corner of 16' Avenue and CJni'versity Rvad. A cvnvenience stare is lvcated at the sautliwest corner of 16' Avenue and University Road, in aNeighbarhvod Business (B-F) zvne, liniversity Ci#y S'hopping Center is laca'ted at the sDUthwest cvrner of Spragtie Avenue 2tt1d University° Raad, arid a Spokane Transit Authority bus transit center is fvund at the narthwest corner of University Rvad and Fvurkh Aj enue. 5ome industriallcommercial uses are lvcated alflng or near D'rshman-Mica Raad nvrth of Eighth Avenue, wit.h more intensive commercial uses and zoning {I~egivnal Business (B-3) zonin,g} faund north of Fourth AVenue atong Dishrnan- Mica Raad and Ctie one-way couplet. 5prague Adenue is a maj4r traffic and cQmmercial cvrridor in the 5pakane Valley area. The area is borninated hy single-family hausing, with sQme duplex hvusing alang Dishman-Mica Road tQ t7ms nvrth and soufh artd same scattered multi-farnily uses tn the north, nartlawest and norfheast. A mobiTe haane park is fvund narfh ofEighth Avenue, along the east side of Dishman-Mica Ra id, and at some distance northwest of the site, vvest Q£ Dishman-Mica Road and the Mica Park ~Addition plat. See description of surrvunding uses vn pages 1-2 afthe StafFReport. Praject I]escription: The preliminarl+'i plat application covers the entire site of 13.45 acres. Appraximately 7.81 acres of the site are proposed ia be included within aPlanned Unit Uevelopment (FUD) Overla}+ xone. The entire site would be rezoned to the U'rban Residential-22 (UR-22) zone, except far Lots 1-2, Black 5, which are tv be deveinped as 12,500 square fovt single-farnily lots under the exisiing UR13.5 zone. Lots 1 artd 2, Black 5 each include a lvt from HE Findings, Conciusions and Dccisian PE-1847-97 Fage 2 -r the adjacent Chester Terrace plat, which lots are too srnatl to be deWetoped separatel'y- NorFhwest - Regional Facilitators, a nonpc-ofit organizacion, plans to oaersee devePopmertt oF apprdximately 11.4 acres vf the site, wiCEi the current vwner retaining Lots 3-4, B lock Z fvr deveiapment. See Dishman-Mica Planned Unat L}eaelapmend Narrative, p. 1. The applicant proposes to dewelnp the preliminary plat in four phases. See site plan ofrecard, sheet 1 of 3. Phases I and IV lie autszde the proposed PLJD QWerlay zane, while Phases IT and ' I1I are within the PLTD Overlay zone. P'hase I wouPd dev~lop up to 54 muiti-family dwelling units on k,at 5, Block 1 and Lots 1-2, Block 2, although Lot 2, Block 2 may be devetaped for a day-c2are center instead of 14 rnulti-family units. A day care cenfer in the UIt-22 zone requires the approval of a conditional use per-mit, which has nat been apglied far. Phase Uof the preIiminary plat would develop atatal af33 single-farniIy hames fln Lots 1 -11, Block 3, Lots 1- 1t, Block 4 and Lots 28-38, Block 5. Phase 11 woutd alsa develop comman area Tract E for a park, and common area Tracfis "A,,, "B„ and "C„ fQr landscaping. Phase llI af the preliminary plat wauld develvp a total of34 units af "singIe-farriily attached" housing units an Lofis 1-27, Block 5 and Lots 3-6, Block 2. Phase IdI wauld also, develop comtnon area Tract "F„ for a park and camrnvn area Tract .`D" for Iarydscaping. Phase TV would develop up to 51 anulti-famaty units an Lots 3-4, Block L, with #he exisking singte-family hame to remain nn Lot 4, Block 1 for art undetermined time period. Phase IV alsa includes the dedelapment of singte-family hames vn Lots 1-2, Block 1. The Preliminary Flai map indicates typical Iot sizes af4,fi{]d feet for the single-family detached hflmes in Blacks 3-5, and typical lvt sizes of 2,50(} square feet for the 4:51,T1g2e-fa[I11ly atCaChed" units in Block S and Lots 3-6, Block 2. See site plan o#'recQrd, p. 1, The PT.JL7 5ite P1an illustrates develQpment of t.he PTJI] partivn in twa phases, with Fhases T and II of the PLD being synonymaus with Phases TT and IIx of the preliminary pPat, respectively. See site plan of record, sheet 2_ 5heet 3 oFthe site plan of record shows three different building plans and architectucal styles for single-fwmiPy hosnes, and vne building pIan and architectural style far "zerv lat iine tavnthouses". 'ihe PCJD Site Plan iltustrates fhe proposed lacation and des'rgra type of single-family hames-and assaciated garagelcarportlparking area on Lots 4 and 11, Block 1, and on Lat 3„ Block 2. The PUI] Site Plan shows the lacation nf a single-family home bualding favtpriMt and assvciate-d detached garagelcarpottlparking area vn Lat 2$ cafBlrrck 5, and also shows a 12-foo# wide °`comrnon driVeway easernent"betveen Lots 2$ and 29, Block 5 on the PUD site plan. The PTJfl 5ite Flan ilIustrates the building faatprint for a dwelling that woutd extend across Lots 3-6, Block 2. The PUD Site Plan shaws reducecl front yard, side yard and ' rear yards for all lots in the PCJD, from those required in the LTR-22 zone. This inctudes "zero" side yaz'ds for the 34 units of"single-fainiZy attached" hvusing pianned for Lats 1-27, Block 5 and Lats 3-6, Block 2, except for f ve-foot side yards planned between the grvupings vf such attached housing. Zero rear yards for structures, five-foot side yard.s for dwelling units and zero side yards for garages are indicated for all the lots in Phase T of the FUI). T}le G4II1III1Ui1 Open space in the FLD totals.$2 acres, which is 10,5 °lo of the gross land area in the pE7D. Approximately one-third of the cornmon area wi11 be used for landscaping. `I'he PUU would be served by paved gnivate rvads, excep# for a 20-fovt wide "private alley„ l}nng between Blacks 3 and 4 of the proposal. The private zoads and the cammon areas within the - PLTI3 wouId be anaintained by a homeowners association. County Engineering cvraditions of apprnual fQr the project wauld require the applicant tv improve 36" Avenue ta a tlu-ee-lane 5eGt1C]Il' with curb and sidecr+alk along the frontage of the development, and request a tlzree fnat dedccation far such section along the frontage of the site, Gounty Engineering Gondi#ions also HE Findings, Cvnclusions and Decision PE-1$47-97 Page 3 . ' reguire the appiicant to reserve an additional 17 feet of future acquisition area fnr road right of way and utilities alang the frontage of the sike with 16''' Avenue and Dishman-1'wlica Road. 5uch ` canditions further reguire the applicant to widen Felts Avenue alang the frontage of the development, including the addition of curb and sidewaik, and to improve Fawn nrive between Lats 1-2 of Block 1 and 18" Avenue. Tlie N'IDNS issued for the pFOject requires the applicant ta cortstruct an "off site pedestrian access" alang the sauth side of i& Avenue east to University koad, tv serve students at University Eiementary Sehaol. The Caunty L]ivisian of Building and Planning requested that a20-fpot wide corrider of existing trees be maintained algng the south bvundary ofthe site, and that the rrdacimum buildang height of ail structures not exceed twa stvries. The DiVision also requested that setlaacks he measured from 4he edge of the future acquisition area, and that no landscaping, parking, drainage or ather Fmprovernents be placed in such area. B. PRocEDuRAL YN~ORMaTYON: Applicable Znning Regulatians: Zoning Code Chaptets 14.622, 14.704 and 14.402. Site visi#: March 19, 1998 and April 10, 1998 Hearing T]ate and Lacation: March 20, 1998, Spokane County PuTnlie Works Building, Lawer Level, Commissianers Assembly Room, 1426 West Br+aadvvay, Spokane, WA. Nvtices: Mailed: NYarch 5,1998 6y applicant Fosted: March 5, 1998 by applicant Fubiished: March 5, 1998 - The legal requiremetats for public natice have heen met. Hearin,g Procedure: Pursuani to Resotution No. 96=0171 (Hearing Examiner Ordinance) and Resolution N'o. 96-0294 (Hearing Exaniner RuIes of Procedure). 'T`estfmnny: Stacy Bjordahl Scott Engelhard L]ivision of Suilding and Planming 17iVasion of Engineering and Roads 1026 West $rvadway 1026 West Bmadvvay . Spokane, WA 99260 Spvkane,WA 992+60 - Jim Franlc Patty Hauff, Presiden# . Greenstane Corparatian Northvvest Regianal Facilities 707 West 7d` Avenue, Suite 324 417 West 29dAvenue 5pokane, WA 99204 5pokane, WA 99203 - Bo$ Stilger Linda Huga 324 East 9" Avenue 6574 North Parkview La.ne . Spokane, WA 99242 , Spakane, WA 992{]5 - Andy Reid Darret Reber Spakane Housing Auihority Inland Empire Residential 55 West Missian 7807 East Sprague - Spakane, W A 99201 Spokane, WA 99212 - HE Findings, [;ranclusions and T3ecision PE-1847-97 . Page 4• 5cotfi Auble Tadd Whipple - 6510 Narth Thierman Raad 707 West 7' Avertu+e, Suate 240 Spokane, WA 99202 Spokane, WA 99204 Al Morena Daneue Baker 1528 West Indiana 6321 East 4' Aven►ae, 432 Spokane, WA 99245 Spokane, WA 99212 Linda Crabtree Juiie Graham 111 08 East 20", Avenue 3523 East 35" Avenue Spokane, WA 99246 Spokane, 1WA 99223 Pam Ens1er Melinda Mateer Na address giuen 6303 East 1O`h Avenue 'Spakane, WA 99212 Linda Chappell Rick McGee 2022 South Waodiawn No address given Spokane, WA 99216 Dennis Dabson Lynn Stepp 4I9 Sauth Washington #E No adciress given Spokane, WA 99204 Dvug & Louise Scherschell Patrick Lettenmeiea ' 2904 North Dakata 310$ SW 30U' Piace Spokane, WA 99207 Federal Way, WA 98023 Mary Sinclair Mary Kem hTo address given 2309 East Euclid Apt. 23 Spokane, VVA 99207 Suzanne Knapp Nancy Brawn, Asst.1'rofessor EW'T9 5$13 East 4' Avenue Suite 201 3223 Snuth Bemard Spokane, WA 99212 Spokane, WA 99203 George Noxim Bvb Mansf e1d ltl South Cedar 4026 South Lee Spokane, WA 99204 Spokane, VVA 99203 FR. Miclaael Hatcher Allen Foster 827West Tackson 2628 East 39dArsenue Spokane, WA 99205 Spokane, WA 99223 Bill Brooks Bvb Collins 1066 Svuth WaIl 14015 East 18'h Avenue Spokane, WA 99204 Spokane, "wVVA 94206 Devon Dayley Debbie Rausch 9917 East 1 S`h Avenue 20510 East 200' Avenue Spokane, WA 99246 Spokane, WA 99206 Lydia EberPy .Fulius Presta 1911 5outh FaNvn Drive 2403 South [)td Farm Lane Spokane, WA 99206 Spokane, WA 99206 HE Findings, Ccanclusinns and TJecisican pE-1847-97 Page 5 ' I Julie Anderson i Lolyta Hatch 10509 East Chinaok 1628 South Farr - ' Spokane, WA 93206 Spatcane, WA 99206 Doug Titus 13ebbi Lesfer 10 105 East 18"' Avenue 1806 South Favsm Drive Spokane, WA 99206 . Spokane, WA 99205 Nlike McGowan Bruce 2immerman 11206 East 22"~ Avenue 1602 South Oberland Spalcarie, WA 99206 Spokane, WA 99205 Tam Knudsen Dawid Peterson 10402 East 15" ,Avenue 1[}206 East 19' Awenue Spokane, WA 99206 Spakane, WA, 99206 13ana Lester Ed Graee 1806 South Fawrs Drive 2313 'South Herald Spakane, WA 99205 Spokane, WA 99206 , - Marty Barth Ken Sarurian 2008 South Herald . 1807 South Fawn Drive Spokane, WA 992435 Spokane, WA 49206 L]ale Harris ' . Paul Scales - 2023--Soutti Balfour ' 1515 Svuth Mica Peak Drive Spokane, VVA 99205 Spokane, WA 99205 .Fae Cailins Bill Niemhuis 2207 South Sunrise Raad 10 111 East 18`h Avenue Spakane, WA 99206 ' Spokarte, UVA 99205 Carolyrk Schafer Gwen .Tordan 10 121 East 19' Aaenue 10 120 East I 8'' Avenue Spokane, WA,: '99205 Sgokane, WA 99205 7ody Peterson • Chuck Swift . 1805 South Felts Road 2024 South Baifour Spokane, WA 99206 5pokaaie, WA 99206 Helen Lininger" - • ' • 5cott Brown , 6911 East 2' Avenue 39I$ North Washington Spokane, WA 99212 Spakane, VVA 99205 Jahn Miller ~ . - 2124 South Herald Spokane, WA" 99245 Items Nmticed: . Spokane Caunty ComprehensiVe Plan, Spokane Cvunty Zaning Cade, - SpvkaneCounty Code, and Spokane County Resolution Nos. 96-0171 and 96-0294. Spokane +County Staradards for Road and Sewer +Canstructian, adopted by County Resolution Nv. 35- , 0498. Also, County Resalution Nvs. 97-032 i(adopting interim development regulations fnr lands Iying inside and outside rLTGAs), 97-0134 (es#ablishing rt TGA houndaries), 97-(] I35 . (adopting a moratorium far lands Iying autside TLTGAs), Resaiution Na. 95-1005 {review of land HE Findings,=ConcFusians and 17ecisian PE-1847-9: • Page 6 - ~ use pr4posals by County Parks, Recreatian and Fair} and 85-0904 (adopting; County Zvning Cade and Prograrrt ta Implement the Spokarze County Zcanin; Code). Also Spokane Caunry ArCersal Raad Plan Maps, and final rezone decisions referenced in decision. C. LAl'+ID IJSE ANALYSIS: dn considering a rezone applica4ian, Washingtan laav generalty,pravides that (1) thePe is no presumptian in favor of ttze rezvne, (Z) the applicant far the rezone mrasf prove tha# canditions have substantially changed in the area since the nnginal zoning, anci (3) the rezone must bear a substantial relatianship ta trie public health, safety, rrfvrals, nr welfare. Parkridee v, 5eattle, 98 Wn.2d 454, 462 {1978}, Biarnson v. Kitsan Countv, 78 Wn, A,pp. 840 (1995). Spakane County Zoning Cade Section 14.402_020 (1){2) indicates that consisiency with the Gomprehensive Plan, detriment t❑ the public welfare, and changed circumstaraces are relevant criteaia for the hearing body ta consider in amending the official Cnunty zoning map. To be approved, the preliminary plat, planned unit development and rezane must cvznply with the conditians and requirements set forth in Lhe Spokane County SubdiWisian Ohdinance, chapter 58.17 RCW, the Spokane CQ►unty Zaning Cvde and other appllcahle land use regulatians. `]Chis includes compliance with the requirements vf the State Enviranmental Policy Act ("SEPA", chaprer 43.2 1 C RCW) and the Spokarie County Environmental {Qrdinance (chapter 11. 10 af the Spokane County Cade). General confnrmance ruit.h fhe Spokane County Comprelienside Plan is made relevant by sueh requirements, and hy #he Spvkarae County Hearing Exatniner Ordirrance. The faliowing findings of fact and conclusisans are nnade: i. CansistenCu with the Snakat3e Countv Generalized Camrjrehensive Plan., a. Relevance of Comurehensive Plan The Hearing Examiner is required to set farth in findings and conclusians the manner in which a land use decisian would carry Dut and confarfn to ths Connty's Cotnprehensiwe Plaxi and development regula€ions. See RCW 36.70.970 (3); and Spokane Cvunty Resolution No. 96- 4171, Attachment ".A,', Sectian 11. The Cuunty Hearing Exarniner Ordinance states that the Examiner decision may be ta grant, deny, or grant with such cgnditivns, modificatians and restrictivns as the Examiner finds necessary ta rnake the application campatibte ►gvith Spokane County's Comprehensive Plan and developrnent regulativns.,, A comprehensive plan smes as a guide ta the adaptian af zoning regulations, and strict adherence thereto is not rec1uired. See I2CW 36.70.970 (3); Barrie v. Kitsaa Countv, 93 Wn.2d $43, 84$-49 (I980). Howevery general confortnance with a carnprehensive plan is nozrnaily required befvre a rezone Tnay be approved. Bassani v. Couniv Commissioners_, 70 Wn. App. 3$9 (1993); Belcher v. Kitsalo Cvuntv. 60 Wn. App. 949, 953 (1991); and Cathcart v. Sncshomish Countya 96 V17n.2d 201, 211-12 (1981); and Barrie v. ICitsan Countv, 93 Wn.2d 843, 848-49 (1980). General consistency with a lacal gavernment's comprehensive plan is relevant zn - tietermining whether a rezvne bears a substantial relationship to the public welfare. Bassani, supra, at 395-98. Recent cases have held that changed circFimstances are nat required far a rezane if the prapased rezone closely ianplemen#s the policies af a eomprehensive plan. HE Findings, Conciusions and I]ecision PE-1847-97 Page 7 { B11TI15t3i1 V. K1I5aD COll1°itiV, 78 Wn. App.'l 840, 846 (1995); Save Our Rural EnVfronment V. 5nohomish Caunhr, 99 Wn.2d 363, 370-371 {1983}. . Spokane Councy Zaning Code 14.140 104 states that the prnvisivns of the Zoning Code shall be interpreted ta carry out and innplement the purpose and intent of the Camprehensive Plan and the general plans for physical development adapted hy the F3oard of Cvunty Commissioners. The Comprehensive Plan indicates that it should be used as a reference sauarce and guide fmr making land use decisions. ComprehenskVe P1an, p. 2. The "decision gurdelines" set forth in the Comprehensive Flaai are to be used in determining whether ar nat a particular proposay sharald be appraved, conditioned ot denied. b. Aptalicable volicies The praposal is designated in ttae Urban category of the Gamprehensive Plan. The Urban eategvey is intended to provide the rapportunity far a"citylike" envrronment, which includes various land uses, resic3ential development and a high level of public facilities and urhan services. It is primarily a residentiai category of single-faanily, twa-family, multi-family, and condominium buildings along with neigbharhnad commercial, light industrial, and public and recreatianal facilities. The Urbain categ4ry recommends a residential net density range of ane (1) io 17 units per acre. The more intensive uses in the Urban categary, such as light indusfirial and neighborhood commercial, would be 1ocated near dr along the heavily traveied streets. The Urban category indiGates that the least intensive single-family residential uses should be asolated frarn the noise and heavy traffic, and multifamiiy structures will usually bc a transitianal use lvcafied hetween single-family residential and themare intensive areas. See Comprehensive Plan, Sectavn I, "Purpose" and "Detailed L]eftnitaon". 7'he Llrban category includes the follawing reievant gaals, abjectives and decision guidelines: ' , • Goal l.l Encourage a variety af hQUSing types and densities. f?bjeCLive I.l.a Pramalefill-in within estahlished development areas cand ' exrstrng Dutlyi,ng communtlaes where utilities, arteriaPs, schaols and communityfacilities hrave already been establisherf. Decisiora* Guideline I.l.l Urbcan rleve2opment will$e approved in areas hauing adequate power supplies, water, SfTnIIQiy Rnd 3f0rm 5B1N8!"S, • streets, and sclroo! Qnd frre se71ces, prouided thrat sueh development - meets the intent of ocher C]bjectives and Decasian Guidelines of this „ section. ' . Objective 1.1. b Higher-density deveIopments sueh as multi fami2y Qnd mobile homes (manufactured homes) parks should be located xaith direct . or itear access to the rnajar arterial systems rather than on interiar neighbarhood streets_ .4ccess io pubic transportation shQUId cxlso be . cansidered. ~ (?bjective 1.1.c Wf:en multifamily dwelfing are do he lacated adjacent to siitgle -famaly areus,. careful consideratiQn niust be givert la dhe density and desfgras of rhe n:ultipde f~amify develQpment so crs to ensure proleetion af . lire anrenatier of rhe sFrrgle -family area. HiE Findings; Conclusions anti Decision PE-1$47-97 - • Page 8 , Decrscarr Guidelrne 1.1. 2 $ase nel density for sijrgle famrly dwelding arecrs arad for mullifamily dwelling carecrs may be iracrecrseri through bonxis ~ opctatts, laofrus den,sitiex, zerQ lollanes or srmi[ar methods when meelang the fill-in criteria. Decision Gtirdeltne 1.1.3 A multifamily dwellcng structure e-arceedirtg three (3) residentirxl unrls or u development of siich struetures ar maiiu,factured laomes (ercept those on stngle feamily lpts) shoulcl: u) laccrte adjaceni designerietl arlerirrds,- b) locate rrear exis#irag or planned public trunsit rau[e.s; c) improue or maintain the con.sistency of adjacerrt single -famtly carraerrilies. Decision Gzrrdelirre 1.1.4 A varrety ofdeiasildes and residerrlaaT uses shaxelcf be crvarlrzble 1o pravide ra freedom of choice to 2ive i,n Urbttn areas wi1h varyit7g densrties. combinations, or muc of uses (see detarled Urban definrtions). Decision ~'iurrleIine 1. 1. 6 Development urilizing cQnstructron methods, sate plannrng andJor laradreaprrng method'c which are coriside,red • inraovative sltorsld be approved if the inlenl af Alan Ubjectives or Decision Guidehrres is mafntcrined. O$, jective 1. t.a SuppQrd increased clrrster developmenipraviding for Upen spaces tivith 1Tre development. C7lajective 1.2.b Ensure adequate vpen space, recrecrtianad facalftir?s arsd prrrks for resideratial development_ L]ecisiorr Guideline 1. 2.1 CYuster develapmerat proposcads may be approved wlren such proposrls are compalible with nearby developrnent and when the overald deraed Urbun de,nsi!y ort !he propasal site is ncat e.reseaded. Decision Guirreline 1.2.2 Tlte need for recrealion and open space created - by residenticrl rlevelopments should be met and be an conformance wa1h ordinances, pdans and policies prtor ta resaderttial developmeni approval. Decision Liuideirne 1.2.2 3"he need far recrerrtian rrnd open space crepted by residenttal devedopments should be met and be in canfomrrrnce wich ordinarrces, plans, and paficies priar to restdentzal develapmend erppraval. Decision Guideline 1.3.3 .411 Urbczn developmemt praFasrrls should reguire publre saniterry and starm sewer syslems or inferzrn sea+er systems to prolecl water quQlity. Goal 1.5 Encourage a healthful arad pleasing anvironment in 1he Gounty `s re:sidential areas. f?bjectrveI.S.a Neav residenleal or multipde fearrxily should be buffered from exasting adjctcent dand uses where crdverse effects may develrp. Decision Gurdeline 1,5.1 I3uering artd/or Tandscapang swill be used to - 713Pflg[IAe 1he diffeI'G'lTCL'S f3CIYVf.'e,id ipTOpOSBd dGYeIOp►idB~►i~i~S d'IId P.,X331ing u.SLS HE Findings, CanclusiQns arid Decision PE- 1847-97 page 9 - ~ Dscesion Gaiadelti7e 1.5,2 Landscaping mcry be required ta prQVrde a heulthful and pleasang residentiiid envaro►ament. • Deciscon (~'ruideline 1.5.4 Sidevvalk facilities will be required alang arteriads carinecting residential ~areas wath communityfacd(ities andlor comnrercial areas. ObjectfveI..S.d Residential areas should 6e cliscouraged within lzigh . rroise level aprres such as in the 'vicarrrty vf airports, raidroads and freeways ObjeGtive 1.5.e Whert a neighbsorhood ~percences pressur~efQ7' ChC1ngB ITI character, such cl:ange sha!l be~ permitted upon appropriate review. abjectlve 1.5.f Carrsader the p~ ofde, especially height, ~a~{tl~e eristang treighborhood when eualuating~mudtafrxmily deueIoprnents. Cibjecfive 1.S.g In many inslan'ces, mobile homes and multa~'amily devedvprnent mcry be appropric~~e ro renew residential areas. Decisian Curdeline 1.5. 7 Befia're approving aray rnultif~amidy hausing or mAr3ufaclureci home develrpnnent propasalS, tt should be determaned iha1 sucJr deuelapment, will enhanceithe residenlial character or acsthetics, or will improve residenrial values iof the area. C3bjectiue 1.5.8 When deternsihrng whether a proposal will change the . &istittg Iand use character Qf rsn area, factors to cansider rnay include: - - a} the structure height' of the proposud in relatican ta structure - height vf nearby struciures, and b) whether raew structillres will haue a peasitive or negative impact • . ' upon the neYghharh~rad's architecturrrl charrrcter. ° . Deci.rion GuideliMe 1.61 Befn',re land use praptasals are appraved they should.• , . . a) confarm to pfans, palr yies and regrrlatians of Caunty water, sewer, storm sEwer, utality and special service districts; - bj cari,{orm to Caurrty tratisportatian plans and palicies: and c) identijfy and tuke sfeps io resalve sig►aicant adverse impacis upon extsting utalaties. (i.e. water, sarailary and storm sewers, utility, availtxble and future , energy re.svurces), andl'trufjtc systems. The ProPertY is alsv lacated within the Llrtaan Tmpact Area (UIA) designated in the Cornprehensive Pian. See Cvmprehensive Plan, Section 14. This is an area where growth, developrnent and higher inCensities of land use are encouraged. Comprehensiye Plan, Objective I4.1.a. Traditional urban problems such as incornpatible land uses, envirQnmental poYluti4n and traffic congestivn are to be managed vvith greater attention to the general public's we11-being; inside, the ULA. Cornprehensir+e Plani 4bjective 14.1.e. . The 'I"ransportation sectinn of the Comprehensive Plan cantains the County Arterial Road k''lan and numerous gvlicies relating t;) development and use of cvunty artetaal and 10~a9, acces's roads. Camprehensive Plan, Sectian 21. 'I'he Arterial Road Plan describes certain eiasses o£ arteriats, with remaiziing cmunty roads considered Local Access roads. The Coutty Arterial•Road Plan Maps desig-nates arterials as Priricipal ArteniaYs, Minor Arterials, etc. HE Findings, Canclusians and DecisiDn PE- I 847-97 . Page.10- - The Arterial Road Plan characterizes a Principal Arterial (without controlled access) as a four or more lane (including turning lane), moderately fast facility designed to permit relatively unimpeded traffic flow between major traffic generators, such as the central business district, major shopping centers, major employment districts, etc. Principal Arterials are considered the framework road system for the urbanized portion of the county, and are to be located on community and neighborhood boundaries. The desired right of way width for a four lane Principal Arterial under the Arterial Road Plan is 100 feet, with minimum roadway width of 63 feet prescribed between curbs. The Arterial Road Plan indicates that access to frontage residential properties should be prohibited along a Principal Arterial where alleys are provided. Common features along such arterials include pedestrian crosswalks at signalized intersections, restricted parking, landscaping, drainage, street-lighting and separated sidewalks. See Comprehensive Plan, p. 246-247, 253-254 and Figure 21-4. The Arterial Road Plan recommends . the early acquisition of the prescribed right of width for Principal Arterials, though actual road construction within such right of way may be accomplished in phases over time. Comprehensive Plan, p. 253. , Decision Guideline 21.13 of the Transportation Section states that the review of land use proposals should contain provisions for extensions, alignmenis and adequate right of way acquisition for designated County Arterials. The Transportation section encourages an adequate, efficient, safe, economical and energy-conserving arterial system; which provides convenient access to homes, employment, shopping, personal business and recreation. Decision Guideline 21.4.2. Decision Guidelines 21.4.5 and 21.5.7 recommend that the function of existing and future arterials be preserved by controlling land uses, parkang and direct access along the arterials. Decision Guideline 21.5.11 encourages pedestrian facilities to enhance the safety aiid convenience of pedestrian iravel and to provide access to neighborhood facilities. Decision Guideline 21.5.3 encourages land use planning that will minimize the need for high capacity transportation corridors and encourages land uses in areas that can talce advantage of the availabie capacity of existing arterial streeis. c. Consistencv of nronosal with apolicable nolicies The residential policies of the Urban category of the Comprehensive Plan are implemented through the UR-3.5 zone, the Urban Residential-7 (iJR-7) zone, the Urban Residential-12 • (LTR-12) zone and the UR-22 zone. The Neighborhood Business (B-1) zone and Industrial Park (I-1) zone can also implement the Urban category in certain instances. See 7.oning Code 14.624.100 and 14.630.100. The site is currently zoned Urban Residential-3.5 (LJR-3.5). The UR-3.5 zone is intended to implement the lower density range of the Urban category, and to promote azeas of primarily single-family residential use in an urbanized setting with a high level of public seivices. Zoning Code 14.616.100. Most of the land in the vicinity of the site is zoned UR-3.5 and improved with single-family homes, with some duplexes on large lots located soutti of the site along Distzman- Mica Road. The Urban category generally discourages the development of single-family , residences along heavily traveled streets. Some Urban Residential-7 (LTR-7) zoning with duplexes are found along the east side of Dishman-Mica Road north of the site. The UR-7 zone authorizes residential densities up to HE Findings, Conclusions and Decision PE-1947-97 Page 11 seven (7) units per acre. Medium density UR-7 areas are typified by single-family dvvellings on srrra111ots, duplexes, low density apartrraents and manufactured horne parks. T..oning Cade 14.618.100. The Urban Residential-12 ([]R-l2) zane authorizes residential densities up to 12 units per acre, and also allgvvs same affice uses to provide some of #he service needs generated by high-intensity uses. UR-12 areas typically include multi-family dwellings frequently used to provide a transition between low-densi#y residential zanes and intensive business zanes. Zoning Code 14.620. 100. A srnall €1R-12 zoning is fvund severallalocks north of the site along Herald Road, south of Ninth Avenue. The applicants prapose tn rezone about 96°/o of the site from the C7rhan Residentia!-3.5 ([Jit-3.5} zone ta the Ur6an Residential-22 ([]R-22) zone, to allow the development of single- famrly hcames an small lvts, single-farnily "attaehed" hausing on very small lots, and multi- farnily dwelling units. A portion of these dwelling ur►its are proposed tca be marketed to Iow income persons. See testimvny of Jim Frank, and 17ishman-Mica Planned Unit I]evelopment Narrative, p. 2. The purpose and intent of #he L]R-22 zone is set farth in 2oning Cade 14.622.100 as follaws: The purpase of the UR-21 zane is to set standards for the arderly developmenc of t-eszdent:al psraperty in a manner that provides a desirable living errvirottment thaF is campatible wrth surrounrling land uses and - a,ssures the prateclion af properly values. It is intended rhat this zone be ' used to'artd rv rhe variety of housirrg tyPes and dens:lies, and as an - implernerttatiort tao! for lhe Carr:prehenstue Plcxn Urbara Categnry. General characreristics of these areas iriclude pavecl roads, publre sewer aMd water, • accessability to schao2s and fibraries, and a fudl line akf'publie service.r . including munned fire protectian andpublic transit accessability. Offices are permitted in the UR-22 zone in order to provide same of the service rteeds generated by high-tntensity land use,s. T'he hizhest densitv resfdential zone. UR-22. rs intended nrtmari1v for multaple-farrtilv d►a>edlinzs and is tcsuailv lQCated adracent to maror or secondarv arteriarls. Ir is used as a transition between Iow ar medtum densaty multiple-famalv uses ernd intensive cammercial or low intensitv zndustrtal uses and to Provrde far hiehEr- densitv housing, in focations close to emolovment, shne in und maiar transaortation where movemencs orpeonle can be hand[ed efft'cientlv and with Ierrst overa[l crdverse rmoexc[. • [emghasis added]. The Urban Residential-22 (UR-22) zone generally provides for residential net densities up to 22 unit5 per acre. Under certain circumstances, the Zoning Code authorizes the approval of "bonus densities" in the UR-22 zone up ta 27 dwelling units per acre. See Zoning Cade Chapter 14.820. " The site plan of recard characterizes Lots 1-27, Bloek 5 and T.ots 3-5, Black Z in the PCTD portion of the project as "single-family attached" dwelling units with "zero lot lines". The sideyazd setbacks fvr these lvis, as illustrated on the PUD Sife Plan, suggest that such units will be attached in graups of ffiree or fflur, with fiVe-fcaot side yards and a ten-foot separation heiween the grauped structures. 1he PUD nartaEive, which was sutamttted by the applicant far a previous versivn ❑f the pro}ect, indiGates chak sorne of the attached units will he 1-2 stoay duplexes and HE Findings, Conclusions and Decistiorr PE-1847-97 Page 12 ~ some wi11 be faur units attached by common wa1ls. !Lt the puhtic hearang, the applicanis • presentett a large concept drawirrg of the portivn of the praject to be developed by khe applicants, whxch shows the icats in Phase IY vf the PUI7 covered by nine (9) ".dupiex" huitdings and twa {2} "four-p1ex" bu11d°angs, witla divided driaeways separating certain grr,ups ofbuildangs. See testimony of ]irn Frank. The placemenC of some cafi the duplex buildings on asingle lot and snme of the four-plex bualdings an iwo lats in the concept drawing is inconsistent wrth the concept of singIe-family••attaehed" housing on dFVided lots. The definition o#' a"multi-farnily dwelling" uGrider the Zoning Code cantemplates independent living arnong ihree vr mvre families accupying a huilding. A"two-family dwelling" or "duglex" means a building designed exclusively fnr oceupancy by fwo (2) famiIies living independently of each ather. A"single-family dwelling„ is abuilding designed far lang_ terrn habitation by ane faanily, havang ccampiete living facllpties and canstituting one ciruelling unit. See Zoning Code 14.300.100, definitions. Based an such definitions, the "single-family attached dwellings" proposed by the applacant in the concept draw-Ing should respecfiively be cansidered duplex dwellings and rnulti-family dwellings The "single-family attached" units grQUped in comhinations of tiree and four, illustra#ed 4n the PUD Site Plan, shouPd be considered as multi-family dweliing units, since the attached units share a common vval1. The fact that the appiicants rnay se11 such "attached" uniCs based on the lvt lines illustrated does nat change the status of the units under the Zoning Code, althaugh it may anake them "candominium" units aegulated under cfiapter 64.34 RCW. The gross residential density of the proposal is 12.4 units per acre. The net density of the project, which is baseci an the site aurea excluding roads, is nvt given. The net dersity is estirraated by the Hearing Examiner to be apprax3rnately 14.1 units per acre, using the are,a for roads listed an the FUD Site Ftan and estirnating the area enccnmpassed by Walnut I.ane autside tYae PLTD. This net density could be lawered somew}tat, ta about 13,5 units per acre, if Lat 2, Block 2 of the prvject is developed for a day care center, as suggested. See Zoning Code 14.300.100, def nitian of "density,,. No desi,gn has been presented for the multi-family units propased an Lots 3-4 of Black 1, which are ta be retained by the cumnt owner and w'rlfl not be deVelopeci by the applicanfs. The patential net density of 14.1 units pcr acre is under the net dertsii:yr recommended in the IJrban category of ane to 17 dwelIing units per acre, artd is we11 under the maximuim net density allowed in the UR.-22 zone of 22 unEts per acre. The multi-€amily dwelling ranits proposed an lots 3-5 of Blvck 1and Lvts 1-2 ofBlock 2 of the proposal a.re located "adjacent designated arterials", as recammended by the [Jr$an category. They are alsa lvcated adjacent to a maJar arterial, i.e. 16' Avenue andlar Dishrnara-Mica Road, as recommended by the UR-22 zone. The propvsed four-plexes illustrated along the svutherly border of the site an the concept drawings, or the gmupings of three ta four "attached" single- farnily dwellings shown on the FLJD Site F1an, all of which the Examaner cansiders to be rnulti- family units, are not located adjacent to amajar arterial, but are located along a pn-vats road vvithin the PUD partzan of the project. However, these units da have ready access through the project ta ] 6'' Avenne. The project clearly does not irnplemeni one stated intent of the LTR-22 zone, which is to provide transition betrveen low esr rnedium density rnultip8e-family uses and intensive 4r • cvnunerciai or low intensiry industrial uses." See Zoning Cvde 14.622.100. A closer questacrn is whether the prvject fu1Ftlls anather intent of the UR-22 zone, ta . praVide for higher intensity HE Findings, C.onClllSlOt15 aI'!d DeC1S14i1 PE=1$47-97 Page 13 t ~ . . ~ housing in 1oGations clase to emplvyment, shopping and majcsr transportation routes where movements of people cara be handled eff ciently and with least oVerall aduerse impacte". This ' includes the need far publbc transit accessitaility. See Zoning Cnde 14.622.10(}. The Urban category also recommends that mu1ti-fanily dwellings be located near existing vr glanned publiG k - transit routes. Residents o,ppasing ttae prraject cont~ended that the proj'ect is nat located sufficiently rnear employment, shopping and public trardsit to rneet the intent of the UR-22 zone. The bonus density pcovisivns of ihe Zoning Cflde r'ravide svme guidance on these issues. Far example, bonus density is authvrized far sevvered praperties in the CJR-22 zcsne that lie within one-quarter (114) mifle walking distance of availahle;pubiic transiC. See Zonrng Code 14.820.060. The record indicates that a public transit siop is available at 16" Avenue and L]nirrersity Road, ►avhich is less than one-quarter mile fr+am the site. See exhibit X, attachiment l. Bonus density is alsQ authcsn'zed for sewered properties in the UR-22 zone whsre aff-site cvnvenience shopping facilities are fundtionally accessible within reasonable walking distance (approximately vne-haif (1!2 mile)}". A convenience stare and B-1 zoning are Iocated 1ess than a quar#er mile east of the site. 5ome comimercial uses are found xnore than a half tnile narth of'the si#e along Dishman-Mica Rvad, aTthaug!h ane has ta gv futther north to 5prague Avenue for "convenience" shapping. These commercial uses are accessible by public transit, by walking to the transit stvp at l b' Auenue and Unrversity hoad. The University Gity Shopping Center is located mare than a mile walking distar2ce north of the site, ►~ia LJnir~ersity koad, although it is accessible by putalic iransit by r~+allung n 16`h and L➢niversity. See exhibit X, attachinent 1. While such shcapping center appears to !iave lasfi iCs status as a regional ma11, it shnuid continue to have importance a,s a carnrnunity shopping facility. 'T'he nearest significant emplayment centers to the prajeet would be along an'd near Sprague Avenue, which are alsa availahle tha'ough public transit by vvaLlcing to 16' and iJniversity Road. Vehicular access from the site to business and sY►opping along and near Sprague Avenue froan the site rs aiso reasonably convenient, since fhe site is lacated almng two Principal ArteTials and near a third Frincipal Arterial (University Road). The Urban category cautions develapment of rrtulti-farnily anti taigh density housing adjacent ta singie-family areas, with particular fibcus giuen to the density, architectural desigrs and height of such structwes and housing. The LTf~ -22 zone and the LTrban category eontemplate develapment that is orderly arid prowides a desirable living enviranznent. See Zoning Code 14.f 22.•1 00. The Exaniner has grea# c~ncem ihat the housing along the sautherly border of the site, particularly Lots 1-27 of Slock 5, will #'ail to "improve ar maintain the camsistency of adjaCent SSngfe-fi1LI111y aCI3eI~it1eS"' aienYiance the residential character or aesthetics", or "improve the resiciential values" far the existing liomes in the Chester TerraGe plat abutting the sough ' baundar}+ of the project_ The owners of the homes 1ying ad}acent to fihe project to the south , strongly oppased the proj'ect. ' ~ The lots abuttang the sautherly border of the site in the Chester Terrace plat have frontages ranging from 104 tQ 150 feet, and sizes~ranging frarn .34 acre to .67 acre. The adjacent "lots" in the project are 25 tv 30 feet, and average about .06 acres. Accvrding tv testirnony at the public hearing, there are only ten (lfl) adjacen,'$ lvts in the Chester Terrace plat, since Lat 3 of B1ock 1 in the Ghester Terrace plat was divided inl half and the halves were merged respectively with T1ats 2 and 4 of such plat tluaugh a baundary Vine adjustrrgent. See iestimmny of Bob Collins, and IIE Findings, Conciusians and Decisivn PE-1847-97 1'age 14 ~ , exhibit R (site plan, and large exhibit szabmitted on plyiwaod backing). Based on the concept • drawing suban-iiited by the agplicant at the publ ic heari ng, the [awners of Lots 10 and 11, Qlock 1 in the Chester Terrace plat wir}' each have as many as six new neighhors, and the awners of Lvts 7-9, Black t in Chester Terraee wiIl each have four new neighbors flther ahutting orvners in fhe Chester Terracc plat wiil have an avea-age of 2-3 new neighhars. This will affeet the priVacy that such owners currently enjoy in fheir back yards, pariicularly for Fhose vwners adjacent to Phase Ir of the PLTD. The housing illustrated an the r.ancept drawing for Lots 1-27, Block S in the PLfiD dnes appear ta prvvide bet#er buildin,g spacing than the combinatinns vf3-4 attached single-fwnily hames 411ustrated on the PL7Z} site plan in such area. However, the actual distance betrWeen the sets of duplex buildings shnwn on the cancept drawing is urdcnovwn, Fhase II of the PUD does provide same transition in density (13.6 units per acre) and building type (twa-story duplexes and four-plexes) between the density (22 units per acre) and building type (six-plexes) far the multi-famiiy units groposed along l& Avenue outside the Pi]Dp and the density {1.5 to 3 units per acre} and building type (fvur twca-story homes, and one single-story harne) of the adjacent hornes located in the Chester'Terrace plat. The net density (10.09 units per acre) and bui2ding type (two-stozy) of the single-farnily homes an phase 11 of the project campares to the density (vne unit per .34 acres ta one uri4 per.S acres) and builtiing type (singleastory) of the adjacent homes in the +Chester Terrace plat, and aGrass Felts Raad tn the east. The height and nutnber of staries ofthe prapvsed muiti-family buildings autside the PUD is sarnewhat unclear fram fhe record. The PUD nasrative suggested that the muiti-family comglexes would be in one or hwa buildings Qn the lats, with graduated roof lines fram 1-3 stories. See PUD IVairative, g. 4. The concep# drawing submitted by the appliGant at the public hearing illustrates six (G) six-plex huildings spread out over two lots. The applicants at the public hearing testified that such structures would be twa-story and np tv 30 fee# in heiglit, rlepending an the measurement of height under the Zoning Cade, and that such kruiIdi.ngs cauld aPso consist of two-story eight {8}-plex buiTdings, wath asimilar total of multi-family units as the proposed six-pZexes. See testimany of Jim Eranlc. The 99-#'aot depth of the 7ots alvng the south barder of the project sornewhat rnaitigate.s the visual impact ❑f the dweiiings locaied an such lafs, when Viewed from the adjacent hoanes in Chester Terrace. I'here is conccm rega.rding the visual impact of the ga..rages illustrated along the svutti barder of the site (in the cnncept drawings) on the adjacent hames in Ghester Terz•acer The appiicants indicated that these wauld be 1-2 car garages, typically 16-18 feet in height. Na heaght was given for the proposei carprrrks that may be instatled along such southeriy border. The garages and car,parts far Lots 1-27' BZ[?Ck S 0f the PUD w017ld be lOCSted a,5 Cl05e a5 fiVt, feet ta the propet#y line, according ta the PLJIJ Site Plan. The PUD Site Plan iadicates that, except for.two lots, the garages and caxparts far Lats 28-3$, Slack 5❑f the PUD would hawe no rear yard setback. The cencept drawing subrnitCed at the publac hearing suggests a five yard setback for all parking striectures along ihe south boundary of the prro}ect. The potential height and size of these garking structures wDUld appear to dwarf the cvrnmon stvrage vr lavvn equiprnent vvtbuilding typicaily ereeted in the back yard of a residential lot. The Exanniner recognizes tha# ttae msidential zones in the Zvning Cvde are lenient in the str-acture height artd size of accessory buildings allvweci near the rear property line of a dwelling. See Zaning Gade 14 622.325 (4) and 14.616.325 (B)(4). Hgwever, the net effect of the structures HE Findangs, Conclusions and Decision PE-1 847-97 page 15 proposed alang the south boundary in Phase 11 of the PUD is to aylow an average of anly 400 square feet of open space on 2,700 square foot lots {average size}, or 1 S°/o noncomman open • space. 5ee PC.JD Site Plan of Recnrd. The percentage of apen space may be somewhat higher for the building cvnfigurations iSluStratedl for Phase 11 can the concept drawtngs suhmitted by the appiicants at the public hearing, aItrl{]11gh th15 lIlf[lI'mat1C}I1 Was ill3t pPiJVIded by app11Ca1i1t5. The testirnony and informatiorn submitted by the applicarbts indicate that the portion of the project to he deweloged by Northwest Regional Facilitatars, with the assistance of warivras lacal builders, will be o£gvnd quality and workmanship. The Iandscaping plan a1so appears ta have an aesthetically pleasing appearance, aithough there is nv attempt to incorgorate a.ny "isting trees on the site. NQ design was provicYed for the multi-farnily units that wcauld tae canstructed in phase I`! of the preliminary p1at, and which would nat be develvged by Narthwest Facilitatars. The design for such units would he sermewhat controlled by the cvvenants to be recorded fvr the preliminary plat, and limited by certain conditians of approvai, such as tlae iwo-story height limitativn. Hvwever, a publac heanng befare the Hearing Examiner shnuld be required before the appra►ral ofthe site develvprnent plan for such phase, ta a114w public comment on the design f4r the multi-family buiidings and tv detezmine its consis#ency with the Comprehensive Plan. The Uivisian of Building and Planning recvgnized the potential nega#ive impact of the project on adjacent homes in Chester Tezrace, by requesting a20-foot wide corridvr of existang trees along the south boundar}r of t'he site, and the maintenance of additional trees in the cammunity parks planned in the PUI) area of the project. The Division alsca recommended that maacimum building fieights be limited to tu+a stories, to reduce visuai impacts on the prvject on single-story homes in the Vicinaty. See StaffReport, p. 9. The concegt drawings submitted by the applicanis at the public hearing, the drawings submitted as gart of exhihit B, and the applicant's testimany a# the pubtic hearing all indica#e that the two-steray height Iiinitation will be complied with. The applicants represented that the project could not accommodate tFte requested 20-fvot wide tree buffer alang the southerly border of fhe site, because it would ton greatiy affect the design concept (parlang) for the project_ The applicants did offer ta keep any existing trees in the five-foot rear yard setback, and lceep any trees in the rear 20 feet ttaat wou1d not be ira parking areas. 5ee testarnany of 3im Frank. Are exhibit submitted hy adjoining property owners indicates that there es no ti°ee caves in the prapased buffer area for ha1f of the adjacent lots in the Chester Terrace plat. See exhihit R, on plywaod backing. The PUD Site Plan shows na rear yard setback far sttuctures develc+ped on Lats 2$-38 of Block 5 of the PUD, which Iie along the south boundary of the project. The concept drawing submitted at ihe public hearing dQes appear to shavv a~iVe fQat sideyard fvr such structures, alihough the distance is nvt delineated. The Zoning Cade requires the instalYatian of five (5) feet of Type UI landscapfng (i.e. a see- thraugh buffer of evergreen and deciducaus plantings), and the installationlmiaintenance of a six- focrt high barrier (coracrete, masonry or decarative wall, solid landscaping vr sighit-obscuring fence) alang Che south boundary of the praject. See Zaning Code 14.622.365, 14.806.040 and , 14.$06.060. An abutting Iandowner, Bab Coilins, testified thaf such barrier should either tae a cedar $'ence or masanry wall. The Examiner suggests as abuffer the installation of Cen (10) feet of Type III landscaping alang the svu#h boundary, whnch incorporates existing trees in such buffer area as much as gossible, along with the installation ofcedar fencing, a masvnry wali vr HE Findings, Conclusion5 and x]ecision PE-1847-97 Page 16 other bara-ier tieerrned by the Divisivn of $uildirtg and Plarruiing to be comgatibde with the - adjacent homes irt Chester Terrace. This assumes redesign of Phase 11 vF the project. The applicant suhrnitted expert opinion that the projeci, as low-income housing, would nvt degrade prvperty values in the area. See testitriony of 5cotl Auble and Alien Foster; exhibit B, property values sectinn; exhibits L, M. 7`he Examiner finds exhrbit K ta be sQmer,vhat of a palitica] staternent regarding its crit-icism of lacal 2oning and environmental regulatian. A"1vw income" hnusehvfd is one hauing an incvme at or below 80 % of area median incvmes. See exhihit C, p. The applicant indicated that approximate1y half of the singie-family hvtnes in F'hase Tof the PiTD will be marketed to privafie huilders ca buiid for-pra#it homes (nat low income). The remainder of the hvusing confrolled by Northwest Regional Facilitafars wauld ' apparently cater to 1aw ancarne (or "very low income" persons). See testimony ofJirn Frank. Opponencs of the project indicated in letters and Eestimony that the density of the project and riumber of multi-family units prapased would negatively innpacF praperty values, but did nvt suppart such views with any expert praperty valuation evidence. The expert tesfimcany submitted by the applicant is very gemeral, and fails to focus on how the specif c design of the project will impact adjacent praperties. The exgert apinaons rendered do nat irtclude any studies of the impact of "]ow yncome" hvnsing in Spvkane Cvunty, ar even the state of °4'Vashingtnn, on neighborhood property values, inciuding camparable sales information, or "before" and "aRer" appraisals of specific pgoperties 1ocated near such hesusing. The opinions rendered leaVe #he impression #haC a 5(]-favt high apartnent complex could be constructed directly adjacent to the rear yard of one of the house5 in the Cbester Terrace p1at, with no anticipated negatiwe impacts ort value because tlne pxoject is "1ow incorne". The Exatniner cannat help but note that the - prvject, as desigsied in the coneept dravving, shields the "for profit" single-fa.mity hames in Phase I of the PUD fram bath the multi-fanuly uses in the prvject and fihe "zera lot line" townhvuses in Phase 11 of the project. The expert opinions on value may he consfdered as evidence that the project, on an aWerall basis, will nafi sigriificantly irngact pnoperty Values in the neYghbarhood, except for pocalizcd impacts an the dots in Chester Terrraee lying adjacenfi to the south baundary of"the projecL The Urban catregory dcses canternplate a variety and mix of residential uses and densities, with the lacatian of multi-fatnily hvusing on major arEerials. The praject will have Iess irnpact vn the hnusing north of the siCe, since the quality and value of hvusing north of 16' Avenue as generally lvwer than [hat lying sauth of the prajecC. The project could provide some renewal far the _ residential area lying narth of the site, and the design of hous%ng is innawative as ,encouraged by the Camprehensive P1an. The single-farnily attached housing in Phase I of the PUD also proVides some trarrsition between the multi-farreily units in the west half of the project aBd the Iarge lats irt Chester Hills Additivri lying east a.nd sautheast of the site. The project will be served by paved roads, public sewer and water, mannned fire protectian, TGCe551b1l1ty tQ 5GhCiQ]15, anci modem utalities, all as recommendeti in the Urban category and the _ UR-22 zone. The density of fhe prvject will make the extension of public services ta the site mvre economical and efficient. There do nat appear in be any libraries near the site, although the schools nearby cauld sa#isfy the read'ing needs of the students in the project. Residents in the area raised cvncerns vwer the adequacy of water pressur+e #a serve the prrvject. Howeyes, both the jurisdictionaf fire distriet and Che water distriet indicated that ihere was sufficient water pressure to serVe the projeci. See exhibit B, letters in section an Lltilities services. Variaus cvncerns were HE Findings, Canclusions and Decision PE-1847-97 Page 17 i raised by area residents regarding adverse traffic impacts from the praject, incZuding increased congesEion along 16`h Avenue, irnpacts tv the intersections of 16' Aven+ae with Herald and Felts ` Raads, impacts tca the intersection of Dishman-Mica Road and 16"' Aaenue, impacts to students walking alvng 16' Avenue and crossing l6t' Avenue to reach University fiigh Sehaol, and increased traffic alang the neighharhvod streets south and east of the site. The prvject is zequired to widen and improVe Yb" Awenue and Felts Road along the frantage of the praject, including the installation of sidewalks and curbs. The praject is aPsQ required #o install a pedestria.n access along 16"' Avenue io University Road. Further, the praject will improve a p4rtion of Fawn DriVe, and wili only allow twa single-family lots to access such road ter ehe sauth. While the Examiner would prefer the installatian of a fiall sidewalk Ecs Universzty Road, there is same extensian aEsidevvalk a14ng the sauth side of 16'h Avenue west of Llniversit}+ knad. Caunty Engineering also sndicated that if the praject was approved, it would likely construct a road project at ar near fihe time of project huild-out ta complete the extensian of sidewalk and tdne three-lane road section for 1 fi0'Avenue fa'nm the site to L]niversity Raad. See #estimony of Scatt Engelhard. The applicants objected to the Caunty Enganeering canditivns requiring the reservation of 17 feet of fiature acquisitian area akong L7ish,man-Nfica Road and 16'' Avenue, and the dedication of three feet of frontage along 16" Avenue (a 60-foot wide right of way). The future acquisition areas vvere requested based on the 100-foot width right of way recammended for Principal Arterials by the Arterial Rvad P1an. The three feet ofdedacation alang lb' Avenue were requested to implement a three-lane road sectiota (requiring a right of way width of 63 feet) propased by County Engineering far the impraWemen# of such arterial. See testimany of Seott Engeihard, and raadway section for 1e Auenue attache3 tv the Staff Repart, The Ceaunty Arterial Road Plan is implemented through the Spvkane Caunty Standards for Road and Sewer Constructian, adopted in 1995. The 5tandards expressly authorize a three-lane section far a Fn'neinal Arten- al, as we11 as seciivns up to seven (7)1anes. See Sfiandards, p. 1 S. The 'required road width fvr a tliree-lane sectivn with curb is 54 feet, rvith additinnal easement areas required for sidevs+alks, •`20$" dra-inage and horder e.asements. See Standards, g. 15 and aheet l of 5tandard Plans. The applicants proposed to separate the sidewalks from the curb with aplanting strap, which is allowed by fihe Standards and vvlhich woutd elimiraate the need far the xhree feet of dedicaRivn. See testimany of Todd Whipple and 3im Frark, County Engineering agreed that fhis could be accaYnplished, and the need for the three feet of dedication would disappear. See testimony of Scott EngeLhard. Under cecent federai and 5tate caurt cases, a landowner may be required ta dedicate prapert}r for public use if (1) there is an "essential nexus" hetween the dedication vr iimprovement and a legitimate state iraterest, and (2) there is "rough propvrtionality„ between the dedicatian and the irnpact of the develvpment. 5narlcs v. Doug-las Gounty, 127 Wn.2d 901 (1995); I]alan v, Citw of Ti,aard, 114 S. Ct. 2309, 129 L. Ed. 2d 304 {1994}. Factors that may tae considered in making this detexminatkon for a particular cvunty road dedicafivn requirement include the increased traffc impact fr4m a land use propasal'i', and the existen+ce of defieiencies in the current road widths serving the development, as inclicated in cvun4y road standards or a county's comprehensive plari. Couraty Engineering testi£ed that no fiarttier raad improaements are planned or cantemplatei for 1 G"` Avenue in the foreseeable fiiture, that Dasliman-Mica Rvad had recently beera imprvved in the area, and that no additional road improvements were planned or HE Findings, Conclusians and TJecbsion PE-1847-97 Page 1$ I contemplated for Dishman-Mica Raad in the fcrreseeable future. See testimony af Scott . Engelhard. Under the circumstannces, ihe Examiner does nvt find a sufficient ]egal basis far impDSing the future acquisition areas reguested by the County. Ttae applicants requested that parking bays be allowed for the lots in Phase I a#'ihe PLTJ] fronking lb`' Avenue. See testimony of JiIIn Frank. 5uch access is currently prcahibited by County Engineering conditian 99, and County Engiraeering intiicated at the pubIic hearing ihat it was appased to such access and that it cou2d only lae alfowed by application far a de,sign deviation under the Standards. See testirnony of Scatt Engelhard. The County Arten-al Ft.oad Flan also discourages such access along a Principal Arterial, particularly where rear a]]ey access is provi+3ed for faonting lo#s. See testim4ny of Scoti Engelhard. Concems were raised by groject oppvnents that #he soils on the site were tao sandy to assu.re proper drainage thraugh standard "208" drainage facilities required by the Caunty. A copy of a rnerna dated 8-19-97 frarn County Water Resources, regarding a project in the north part of the county, was submitted indicating that dryw+ells may not wark in soils con#aining fine sands and clay layers. 5ee testimony of Scvtt Brawn; and exhiiait R, p. 14 and attachrrient 2. Tiawever, County Engineenng commented that the marble saridy ]Qam soils on the site were considered an "aPpraved" soiZ f4r s►flrmwater ciispnsal, and that no conceptual drainage plan would be required. See rriemo dated 9-3-97 from Bi11 Hemnings to Stacy Bjotdahl. County Wate$ Resn►arces comrnented that drainage frorn the private roads should be handled on site, but expressed nv other concem regarding drainage for the praject. See rnemo dated 3-11-97 from Brenaa 5ims and Kathet-ine 1Vfiller. A significant coneern of neighboring Pmpert}' owners in the area was the potential impact af the project on University Elementwy and other area schoqls. A garticular eoncem was ihe impact of the grflject on overcrowdirtg and displacernent vf certain special pragrams atad kintiergarten at UniVersity Elementaiy. CsntraP Vaflley Schvvl District responded to these issues thraugh carrespondence wit.h the applzcants. 5ee exhi6it B, seclion on schavls. The letter dated 3-18-98 from the school district underestimates the number af units in the pmject, indicating that only 80 multi-fa,mily units were planned (ou#side the PL1D). The praject will actually generate between 87 to 101 anulti-famiIy units at full huild-out, exctuding the proposed "tvwnhouses" in phase 11 of fihe PCCTTD, ins#ead of the 80 multi-family units indicated sn tae Yetter. This is in additioxt to the 31 single-famiTy homes and 31 townhauses planned. Becatase vf the underestirnation, the project wi111ikely genemte a few mvre students than the 33 students estimated by the T]istrict. _ The letters &am the schaal district indicate that there is sufficient "capacity„ at i.7niversity EIementary Schonl for the additionaI students frorn Ehe pro}ect. However, to accommodate the students 5rom the projeCt, the district wvuld have to displace the school's early childhood educatian program, one or both special educatlan rooms, andlor the schoal's kindergarten program if such progr-aTns were stiii in ptace at full buiid-out of the praject. The District wvuld be requiced to bus students to such programs at ather schools andlar trarpspart students to other schvols. Anvther option would be to change eleanentary schanl baundaries. The infarrnatian supplied by the District does indicate that junior high and high schaol erarollments in the area ' have not changed significantly during the 1990s, o iHE Findings, Conclusions and Decisian PEA 847-97 Page 19 ~ -r I It is evident that the project will ha,,~ e a negative impact an schaols in the area. The project would likely eliminate school programs fram the local school that would be impartant to bvth the - elementary students from the projeck ,an(i flther students in the area. Hnwever, these prograrrrs could be accessed by bussing, and the sclhaol distn'ct has not requested any mitigation for these impacts. Llnder the circumstances, the record does not establish that the project will create a significant adverse impact an schflvls oricampel denial af the project based on sucla factors alone. Cancerr►s were a1so expressed regarding adverse irtipacts of the prvject vn the I3ishman Hills Natural Area located west of the site across I3istaman-Mica Raad. Pnrtions vf this large and rnauntainous nataral area are cv-ananage~ and co-vwned hy the I]ishtnan Hills Natwal Area A55flC1atlOi'l, WY1IGh 1S a I10ri-prDfit UFgaI1;iZa[lpri 5taffed b}+ Vo1L111XeBF5. SppICaI1e C(3L1ntY PaI'k5 aT1d the Department af Naturai Resaurces aiso awns land in the natural area. See letter dated 3-16-98 frorn the Assaciation tn Stacy 8jcardahL i The Association indicated that iatcreased usage had resulted in degradation of the natural environment, and that as a result only low impact activities were being aliawed, The Association eApressed cancern that locating a higkt density residentaal project near such natural area could degrade the nafiural enViransnent. In rebuttal to the Iettes from the Ass~aciatiQn, the applicant submitted a letter cusigned by Caunty Farks and by one of the appiicAts. See letter dated 3-13-98 signed by Frank Carpenter and by Wyn Firkenthal_ The letter ac'knI.awledges that the project will have sotne adverse impact on the natural area, but not of signifirant concem, and expresses the opinian that because the proj ect is located across Dishman-Mica Road from the site, the impacts would not be significantly gr'eater than impacts frQm cievelopment of the site for other uses. However, the letter indicates that County Parics could 6t speak for either the 17ishnan Hills Natuml Area Assaciatian and the Departraen# vfNat tiral'Resources, "both of whom cawn land in the natuural area. The project is up to fvur tixnes as dense as the residential densit}+ that vvould be allovved under the UR-3.5 zone. There is less than a half acre vf cornmunity park in the prvjeci to serve between 153 to 167 dwelling units. 7`here are no parks near the site. See large map of area submitted at the prablic hearing by Scottl Brawn. V+1'hile the schools in the vicinaty can be cvunted on to provide some recreation needs for the residents af the pra}ect, it is not clear how rnuch, Gaunty Farks did not camment on what impact the project wauld have vn Caunty parks in the - general area or on the CatLnty Parks andi Recreatf4n P1an. See Cumprehensive Plan, Section 40. There is no indication that County Parks has reviewed the project to determine whether the dedIC7tYClri of IaIId far p3Ik5 lS waT7antEh, as required by Caunty Resalutian Na. 95-1005. Under the circumstances, it is unclear that this "cluster devel❑ptrient" project will pm`rade adequate recreation and open space for its residents, as recommended by the Urban category. The 17is9man Hills Naiml Area is locaxed within convenient wallci.ng and biking distance frorn the natural area, since it lies a vnly a few bPocks west vf l3ishman-Mica Road, and the intersectian of Dishunan-Mica Road and lb"' AVenue is signalized. The potential adverse Empacis ta the nearby Dishman Hills Natural M~ea frvm users walking tv the natural area from the praject require further discussian. This is nat t~ say that the natural area should not be used by the residents in the prr ject, but the adequac~y of recreational npportunities far such resi€ients needs to be ciarified before it can tae concluded Lt the project will not have a serious impact on the natural area. HE Findings, Conclusions and Decis1001 PE-184?-97 Page 20 I a r, ^ F I]veralf, the Examiner does not find that the praject, as presently designed, generaliy conforms to the Comprehensive PIan. Ttee projeet could be cnodifed to remoVe many of its negative impacts on the adjoining Zats in the Ches#er Terrace plat. 2. Cansideration of whether the nrouasal bears a substan#ia1 relatinnshir) ta the nublic health. safetv or general wel#'are: whether the uublic use and interesE wiIl he sen+ed bv aorwovat of the nronosed nreliminarv plat and ralanned unit deuelovment: and whether the Drovnsal. in accordance with RCW 58. 17.110. makes anorovriate nrovision for the iaubIic health, safetv and izeneral welFare: and for ooen snaces. nuhlic roads, water. sewaee disposal, surFace water drainaee. narks and recreation. schools and schooleraunds, plawa'ounds, nublic transit. and other relevant facts, includine sidewalks and other nlannina features fur students wh~ ot~lu walk to and frorn school. . The views of the cotrirnunity rnay be given substantial weight in a rezane rnatter, althaugh they are not controlling. Parkrid2e u. Seattle, 89 Wn.2d 454 (1976). Such views must relate #a the approval eriteria far #he rezone propasal heing cansidered, sueh as consistency with the Comprehensive Plan and applicable land use regulations, environmental imgacts, and specific impacis ta the pubPic nealth, safety and weFfare. See Cauaar NIt. Assocs. v. ICine Countv, 111 Wn.2d 752, 756 (1988). The recard indicates very strong and almost unanimous opposition #o the project by the residents in the area. This includes the signatures of apgroximately 450 residents on a petitian opposing the project, and a 1arge number of le#ters of oppasitian. See testimony at puhlic hearing, comment letters submi#ted ta the file, petitinns submitted as part of exhibit X, and exhibit X, p. 12. qn the other hand, strang support was expressed for the projeCt by prafessianals involved with pirovYding 1ow incarne services ta the panr in the cornmunity, patential users of the prQject and certain public agencies. The applicants haVe established that there is a need Inw incamelvery low incmrne hausrng in the cvmmunity. It has nat been established that the project would cause any signifcant increase in crime in ttie area, since it apgears that the project would be welt-ananaged. There is justificatian for higher density, trtulti- family hvusing on the site, a1#hough the UR-22 zoning alang the south boundary of the site appears excessive. As cuaren#ly designed, the project will nat serve the puhlic use and interest, and dves not bear a substantial relativnship to ille publac health, safety artd welfare. The Examiner has addressed abvve most of the factors listed under RCW 58,Y 7.11{f, finding that the project makes adequate provisioras for mast of the factors refereneed in such statute. The Exaininer's greatest concerns with the project are its irnpacts vn the adjacent lats in the Chester Terrace ptat, the apparent lack of open space and recreational opporiuniCies far the residenis in the praject, potential ianpacts to Che nearby L7ish.man Hills TVatural Area, and negative impacts to schools. The preliminary plat does not cantain the name, address and teTephane number of tFie c►.uTent OWIIGZS of the 5ite, as required by 5ection 12.404.1 06 of the Caunty 5ubdivision Qrdinance. The praject athenvise aggears to comply with the preliminary plat requirements cantained in the Caunt}r's Subdivisivn Drdinanee, adapted in Title 12 of the Spokane Counly Code. The applicants eor►tended that the higher densities groposed by #he prvject were justified by ~ inclusian of the prvject wi[hin the Gaunty's interim urfaan grnvvth area (iUGA) bvundaries under the Washington 5tate Growth Managernent Act (GMA), the cflunty-wide pianning poZicies HE Findings, Conclusions and Decision PE-i847-97 Page 21 adopted by Spokane County and the goals of the GMA. See testimony of Jim Frank and Suzanne ICnapp. ' RCW 36.70A.210 of the GMA i~ndicates that the county-wide planning policies adopted by Spokane County under the GMA are to be used solely for establishing a county-wide &amework from which a new comprehensive land use plan is developed and adopted under the GMA. RCW 36.70A.020 states that the planning goals set forth in such statute are to be used exclusively to guide the development and adoption of the comprehensive plan and development regulations adopted under the GMA. The policies have no regulatory effect until developed into a new comprehensive plan and development regulations. Land use proposals are to be considered under the land use controls in place at the time a fully completed application for the proposal is submiited. RCW 58.17.033. This does not include county-wide planning policies adopted under the GMA. Nor has Spokane County required that such policies be considered when reviewing land use proposals under SEPA. See Spokane County Code Section 11.10.160. 3. Comnliance with the Arovisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance. No comments were received from public agencies requiring modification or withdrawal of the Determination of Nonsignificance for the proposal. The letters from the school district indicate that the project will adversely impact the elementary schools in the area, although not enough to warrant the preparation of an,environmental impact statement on such issue. There are, however, additional information appears to be warranted regarding the impact of the project on the Dishman Hills Natural Area and County parks. 4. Consideration of whether conditions in the area in which the propertv is located have chaneed substantiallv since the nronertv was last zoned. In applying the changed circumstances test, courts have looked at a variety of factors, including changed public opinion, changes in land use patterns in the area of the rezone proposal, and changes on the property itself. The ' Zoning Code references changes in "economic, technological or land use conditions" as factors that will support a rezone. Spokane County Zoning Code Section 14.402.020 (2). Washington courts have not required a"strong" showing of change. The rule is flexible, and each case is to be judged on its own facts. Bassani v. Countv Commissioners, 70 Wn. App. 389, 394 (1993). As discussed previously, recent Washington cases have held that changed circumstances are not required for a rezone if the proposed rezone closely implements the policies of a comprehensive plan. As discussed above, the proposal as currently designed does not generally conform to the County's Comprehensive Plan. There are changes that support approval of the project, such as recent road improvements in the area, ttie extension of public sewer to the vicinity, steady population growth in the area, and the need for low income housing. There is UR-22 zoning in the area, although the rezones for multifamily complexes were approved several years ago, and most UR-22 zoning is located much closer to Sprague Avenue. In 1993, a 1.7 acre site located 100 feet south of 16' Avenue along the west side of University Road (a Principal Arterial) was rezoned from the UR-22 and B-1 zone was rezoned to theUR-7 zone for duplexes. See f nal land use decision in Building and Planning Division File No. ZE-49-92. This location is just south of the convenience store located at 16'h Avenue and Dishman-Mica Avenue. The Examiner does not find enough change in the area to warrant approval of the project, as presently designed. HE Findings, Conclusions and Decision PE-1847-97 Page 22 ~ , 5. Comoliance with the Urban Residential-22 (UR-22) zone, the Planned Unit Develonment (PUD) Overlav zone. the Sookane Countv Zoninp- Code and other applicable land use reeulations. As intended by the PUD Overlay zone, the design of the PUD portion of the proposal encourages the creative and efficient use of land, ensures the preservation of usable open space, facilitates the economical and adequate provision of public services (with the possible exception of schools and parks), provides energy efficient structures, and provides a variety of environments for living and working. See Zoning Code 14.704.100, 14.704.390. However, the design of the proposal fails to make any effort to retain or entsance the natural features of the site, i.e. the extensive tree cover on the property, as encouraged by the PUD Overlay zone. While the project meets the 10% open space requirement, the adequacy of the open space to serve the residents in the PUD is questionable, particularly considering that the two small "community parks" in the PUD will be accessible to all the residents in the project. The proposed day caze center would help provide some open space and recreation for the young children in the project. Approximately a third of the open space in the project will be taken up by landscaping, drainage, etc., and will not be useful for recreational purposes. The PUD Site Plan does not illustrate compliance with the requirements for a preliminary PUD site plan specified in Zoning Code 14.704.140, in several particulars. It does not illustrate the precise location of all structures to be placed on the lots in the PUD, and their building heights and elevations. The PUD site plan illustrates the location and design type of dwelling units and parking structures on only a handful of lots in the PUD. The location of buildings on the concept drawing submitted at the public hearing is inconsistent with the implied position of structures and building type illustrated on the PUD Site Plan. Some arcYutectural styles and floor plans are illustrated on sheet 3 of the site plan of record, but do not match the design of structures on the concept drawing submitted at the public hearing, and do not provide an indication of actual building height and profiles other than an indication that two-story shuctures aze planned. It is impossible to tell from the PUD site plan or the concept drawing where all the structures will be precisely located on Lots 1-27, Block 5 in the PUD. The PUD Site Plan does not illustrate the location of the required sight-obscuring fence along the south boundary of the site, the required sidewalks, or proposed recreational facilities. A land use decision by the Hearing Examiner was recently remanded to the Hearing Examiner by Spokane County Superior Court where the specific requirements for a preliminary PUD site development plan were not met. The applicants submitted the concept drawing at the public hearing, along with building design and building locations for the buildings shown in the concept drawing, and some photos of typical buildings. See exhibit B. The Examiner finds this information to be untimely submitted for the purpose of consideration of the preliminary PUD site plan at the public hearing. The submittals leave no time for meaningful review by staff or by the public prior to the hearing. A consistent complaint from project opponents has been the lack of information provided by the applicants during the administrative review process. The availability of such information is particularly important with regard to the properties lying adjacent to the south boundary of the proposal in the Chester Terrace plat, which are most affected hy the density and design of the project. The Examiner previously found that Phase II of the PUD is incompatible with such , adjacent uses. HE Findings, Conclusions and Decision PE-1847-97 Page 23 r i The lack of specificity pravided makes it vera+ difficult for the Exatniner and others ta deterrnine ruhether t~iere is "adequate pravision far light and air for all structures", whether • deviatians ftom the required sethacks in the LTR-22 zone shauld be allowed, whether parking requiremenis caai be raet, whether planned buitding heights are excessive, e#c. 5ee Zvning Code 14.704.325, 14.7[]4.335, 14_704.345. Special parking requirernents apply in the PCTQ Qverlay zone when private roads pavernent widths are only 20 feet, such as the private alley in the praject. See Zoning Code 14.704.380. It is not clear that such requirements can be anet. The PYJD Site Plan calculates parking requirements fvr Phase IT af the PLIU based nn alI units being "multi-family" units, when in fact several units are duplex units. T'he iat lines in ,phase II of the PLID da no correiate with the 1ocation and type of stxuuctures shawn on the cancept drawing submitted at the public hearing . There is nfl indication in the record ~that the current owners vf the site have authurized the applicanfs ta seek a rezone of the site, as required by Zoning Code 14,402.106 (1). See deFnition of "awner" in Zoning Gade 14.300.140. The sole authoriz,atian by such awners is £flr a prelxrninary pPat applicativn. 5ee Preliminary Subdirrision and Zone Reclassificataan AppiiGatifln, and Properiy Qwner Permisszan fmrms signed by Patriclc Latfierimaier arid Marie Coon. While such permissian could be implied though the context ofthe proceedings, written permissian is required by the Zoning Cade. This could be required as a condition of approval. Caunry Engineering conditian #15 prescrihes a standard for a private alley. HoweVer, the 5pvkane Caunty Standards for Rnad and Sewer Constniction do nvt address the standards for a private alley, anty privafe rnads. Further, because the width of the pmposed alley is substantially iess than the other privaEe roads in the projeci, the ments of such design deviation shrruld have been decided in advance af the hearing by Cvunty Engineering. The Examiner has considereti re#uriying the praject ta the applicants for modificatiora, which is authorized under ACW Chapter 58.17. However, the applacan#s indacatc;d that there is Tittle flexibility far redesign oFthe projeGt, so this vptivn has been rejectetl. - - r III. DECISIDN . , Based vn the Findings and Conclusivns abar+e, the propased preluninazy plat, rez6ne and Planiied C.j'nit Development applicatian is hereby denied. ~ HE Findings, CQI1C1U51OI'15 aSld DeCSSIt]I7 PE-I847-97 . Page 24 , L]ATED this 16" day of Apn'l, 1948, SPOKAiV'E COiJNTY HEAR.i1VG EXAMINER Apscy, ~Viich el WSBA N[3TTCE C)F FINAI. D-ECTSIfIN AND Nfl'T'ICE-OF RIGH'T TO APPEAL Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632' the deC151Qlri of t}1e Hearing Examiner on a carnbined apglication for azone reclassificatian, prcliminax}+ plat and planned unit develogment, and the accompanyang SEPA determination, is finai and conciusiue unless within ten (10) calendar days fFOm the Examiner's written decasion, a garty of record aggrieved by such decisivn files an appeal with the Baard of Caunry Camtn,issioners of Spakane County, WasFuington. Hvwever, RC'W 36.70B.110 (9) indicates that administrative appeats of county land use decisians and SEPA appeals shall be filed rrvith the legislatiae bady within faurteen (I4) calendar days of the date of the decision. This decision was mailed by certified mail to the Applicant on Apri1 16, 1998. DEPEIVDrNG dl'+I WHIGH APPEAL PERIOD REFERENCED AIiU'VE LEGA:LL7' APPLTES, THE .A.F'PEAL CLOSING I3ATE I5 EITHER APRFL 27,1998 (counting to fbe next business day) C)R APR,IL 30,199$. The complete recard in this matter, including this decision, is on file during the appeal period with the Qffice of the Hearing Examiner, Third Floar, Puhlic Works Building, 1026 West Broadway Avenue, Spokane, V+TasWng,tfln, 99264-0245, (504) 324-3430. The fiie may be inspected during normal working hnurs, listed as Monday - Friday of each week, except halidays, bet-ween the haurs of 8:04 a.rn_ and 4:3(} g.m, Copies of the dvcuments in the record will be rnade available at the cast set by Spokane County Ordinance_ HE Findings, Caaaclusions and Decision PE-1$47-97 Page 25 . SPOKANE COUNTY DIVISYQl~ BUILDING AND PLAN NZNG PRELIMINARY SUBI)I'VISTQN AND ZQNE RECLASSIFICATYON APPLICATIflN FART T A. GENERAL INFQRMA'T`IflN: NAME OF APPLICAIs1TIREPRESE3*ITAT11fE: Northwest Reqional FaCilitators /Greenstone MAILINGAdDFtE55; E 525 Mission Adenue I 707 W 7th Avenue, Suite 320 CITY: Saokane STATE: WR ZtP: 99' 102 I 99204 NGr7nstone ~ NkF PidNE. (509) 484-6733 [war (509] 45~3-58~F hame) FAX- (509) 483-0345 TF AI'PLZCAN'I" IS NaT OWIVER, INiCLUDE WFtFTTEiV [}WNER AUTHQRIZA,TT(DN FQk APT'LTCANT 'i'C] SERVE AS HEPRESENT.deTTYE. LEGAL QWNER'S NAME: Narthwest ReQiunal.Eacilii~atnrRHaNE: (509) 484-6733 MAILING ADDREES5: E 525 Mission Avenue C1TY: 5pakane 5TATE- WA ZTP: 99202 PRC]]ECTIPROPOSAL SITE AREA (aeres or sq. #3) 10.4 ACTes AG7ACENT AREA [7WNEF3 DR CC}1VTROLLEO (acres or sq. ft.) Nor1E ASSESSCIR PARCEL #S OF PFt03ECTIPROPDSAL 45291-9120. 45291-9121 A55ESS47R FARCEi, #S OF AD]ACENT AREA OWNEQ OR CONTRC}LI,ED IVIR STFtEET AaDRE55 C3F P}tOPC15AL 1806 E 16th EXT5TTING Z(]WE CLASSfFICATION(S) {DATE ESTABL15HED} L1R 3.5 ExISTTNG []SE OF PFtQF'E3tTY - VACANT PRC7POSEDZaN11V.C', lJR 12 CC1MPREH'ENSIVE PLAN CATEGQRY URBAN SCH(3ai, DISTRICI` CENTRRL VALLEY FTRE DTSTRICT I WATER PLdRVEYpR SPQKANE Cp QIST, #3 PRQPOSED LISE OF PADPERTY: Singie family dwellir~~s Duplexes (X) ~Viultifamily dwellirsgs (?c~ Manufactured homes ( } Business ( ) Indusiria] ( ] Mixed llse ( ) Qther ( ) - Describe; LIST PREVIOiJS Pl.ANNBNG ACTIONS 1NVC34.V1TdG 7'H!5 PROF,ERTY: Refef t❑ PE-1847-97 IZE-53-97 J PUDE 7-97 L. LEGALIZ(]N'E RF-CLASSIFICATIQN INF(]RMATdON. LQCATrON OF PROFOSAL: South Side of 16th Avenue from Felts, West 1,15E' f~ SECTION 29 TOWNSHfF 25 RANGE 44 r- - - . . . a_ _ . ~ - - ~ S[,JBDxVISIC3N AND ZdNE RECLASSIFICATION APPLICATIDN Page 2 af 4 NAi'vtE OF PllBLIC ROAD(S) PRC)VIDfNG J#CGESS: 16th Aaen1je_ arjd F'elf5 R[rad wVIQTH OF PROPER7Y FRClNTING DN Pi]BLIC RC}AD..1:155 on ISth, 365' +Y on Felt5 T7(7ES THE PROPL7SAL HAVE ACCESS'1`O AN ARTERIAL OR PLANMED ARTEHjAF, CX) YES NO NAME(S)OF ARTERIAL ROAD5 16th RV8ni1e (PFINCIPAL AR7ERIAL) LEGAL DESCRIP'I'H(]N OF PR[JPERTY (Attach legal descriptian with souree of legal cleariy indic-ated.) [NCLllDE i.EGAL. DF~CRIPTION FO~ ENTTRE AREAA Ti d BE 5LII3DIiJI'flEEI C?N PREF,IMINARY Si.IBI7IV[SIL]N MAF' ANIJ REQUESTEr3 ZONTtdG FC3R EACN LO'I ANL3 BLOCK FDR Mt_TL7`IPI.E ZONE REQCIESTS. See attached legal and preliminary plat map. IF YQU Dfl NOT HOLD TIT..E TC} PRUPERTY, WVHAT QS Y[3UR fNTEREST TN F'I'? N!A W^HA'FARE T'HE CHAN[iEi3 ~ON~ITICII~S OF THE AI~,EA WFiPCH Y41~7 FEEL ~vIAKE TI-Td5 PRDPOSAL ti~IARRANIED? nc usion af the site within Il.1GA, Construction of the sewer on 16th & Clishman-Mxca;. Wideninq n.f Qisbman-Mi.ca, Vb"HAT TMFACT~LL TH~ P1tQPOSEi] ZDNE RECLASSIFICATiQN I°tAVE QI~I TI~E Ad7ACENT pRppER~ES? e rec assi€'ication wi1I result irr increased densitv of develo pr~ent vver ~wh al nwed. 4VH~►T FACi'~DF~S SL]PPOR~TI~ ATI M? Increaseci deveZaoment and designataon of Dishman-Mica and 15th Rvenue as Princioal Arterial~ WHAT MEA5URE5 DO YC]Li PRDP(?SE TC} IVIITIGATE YCILDR PR{7FOS11L'S [MPACT C?N 5URR0[JI+IDING LAAfDU5'E? The prv iect will haae ~L~rchitf:Ctura j rPyip w _ Cammittee; Landscaping eantrvls; Focus traffic towards 16th Rvenue C. PRELIlWINARY 5U1317iVISIQN GENERAL I1V'F(]RMATI+DN: NUMBER OF L{]7S: 33 GRQSS AREA: JQ,4 S. 501 + sq. ft RcrP~ (~iet area: Acre . - TYTTGAL p,OT5IZE:22 ,O(]~ 0 sq. Pt _ PROPDSED'NETDENSI"i'Y*3.$9 lats per acre, 50' x .~00' MINTiWfUNY FFtc]~ITAGE. 5~~.8~ uni ts per acre SMALLEST LO7' SIZE; PRCyPflSED SC]LIRGE OF WA7'ER: Individual weils Fublic system ()9 Pzivate Cornrnunity 5ystem Clther ( a - Describe: - PRQPCJSED MEANS OF SEWAGE DISPOSAL: F'ubIic sewer Q(} Commanity system 5ep6ie tark and ctrainfiefd Dauble Plumbing Dry Sewer Other L3escribe: UTILITY COMPANIES AN[3/OR D15TRlCTS TC? PROVIDE SEkVICE TC} THIS PAOppSpai.: EIectriciry: WWP Sewer: SPQKANF f'rll1NTY Gas: WWP Water: SPOKANE CO #3 Phorre- L1S WE57 . . ' • . , + I F . SUBDIVISIaN AND ZONE RECLASSIFICA'"TInN APPLTCATIQN Page 3 af 4 ❑[7 YC]U, QR THE {?WNER fN THE EYENT YDU DCl NOT OWN THiS FROFERTY, HAVE ANY PLANS FpR FUTIJR.E ALII]1T10NS, EXPA1NSIflNS OR FiIRTHER ACTIVFTY REL,A,TEp 1'D THIS PROPaSAL? 1°es ( ) Na (7C ) IF'PES, EXPI.AIN: x). PRELIMINAR`1' SC]'BDYVIST47N INIFRQVEN-ENT FNF4RMATIflN: LEVEL OF 5`f'FtEET 1MP,RC)VEMENTS PROFOSEa: Priuate roads 0 Pub[ic roads (X) Arterial raads Tract X roads E3ESCRIBE ANY C[]MBThIAT1L]N OF ABDVE: PLJSLIC FRONTAGE ANCt PRTVA~ LNTFRTCIR ES'Y'iMATED TiME PERTOD EXPECTEU F(3R COMPLETE L7EVELOFIVIENT OF THE SUBDIVISIC3N: 5 YEARS dS PHASING QFTHE FfNAL1ZATiLN OF THE SUBI7IVIS10iY PROPOSEa) Yes ( ) No IF YES, SHCIW PHASING (7NTHE PRELIMTNARY SUBDIVISTON M.4P. IS I3EDICAT3C]N [3F LANm FC3R PLIBLlC U5E CON'I'EMPLATEp (Parks, schaols, etc.)? Yes No IF I'£5, DESCRfBE: • NET DE3*15I7Y I5 UNi"TS C3R LOTS PER ACRE MINC]S PRIVATE A]*ID1OR pUBLIC ROAD AREA. PART 11 SllRVEYOk VERIFICATICIN ~Q, A~.YCENSED LAND SUFtVEYOR, HAVE COMPLETED THE INFOR.IVPA7I~JN ~~AT~I T~E ZO1VIAfG ~1AP, LEGAL T7E5CR.iP7'IC]N, ANQ PRELIIVIINARY PLAT HAVE BEEI~I Oft LINL]ER MY SUPERVISIf7N 1N ACCQRT]ANCE W1TH T,HE REQUHREMENTS OF TyC ZDNTNGiSL1BDIVISlaN REGULATIDNS AiND THE LAWS OF THE STATE OF f ry ~ ~ ' ~ / ~7 ~ ~[G T.]ATE. 55: ~ ~ ~ PHQNE: 'i■sr►•r+•' a~~ [~G~6 ! ~z Z,P: IJ~ +r ~ I ~ 'a 4 E"rREs 12 PART ITI (SIGNATCDRE OF PROPER'TY OWtdERS t3R LETTi ER OF ALla'HORIZATION) I, THE [7NL7ERSIGIdED, SWEAR OR AFFIRM UiJQER PENAL"I'Y {3F PER1URY THAT THE ABDVE RESPONSES ARE MADE TRUTHFULLY AND TQ THE BEST OF MY KNDWLEDGE. T FURTHER SWEAR [3R AFFIRM THAT ! AM THE UWNER OF RECQRD OF THE AREA PRClPQSED FOR TNE PRE'VIO[ ISLY 1pENT'IF'IED LAND USE ACTIC?N, OR, PF NO`I' THE OWNER, ATTACHED HEREWTTN IS WRITTEN PER,'NISSIQN FROM TlIE OnR AUTHC]RIZING MY ACTIC]NS ON NISMER BEHALF. SIGNED: DATE: aaDR-ESs. PHn~E ~(,6 7 3 ~ zIp: ~ SIGNATL7RE 0 F Ai'Pf,1CANT QR REPRESENTATIVE L]ATE . ' ~ • i 5UI3D[VISEC3N E1ND ZCINF' RECLASSIFiC'ATION AF'E'LICA"!`m Pagc 3 o{' 4 PAlZT ll TI-115 SECT[ON C3F T[-3E ,4PPL]CATION ►YVl LL PIROV€DE Tf-iE DfVIS fON OF aU![.l31NG AND E'LAMN [MG S'frIFF Wi"Tf•1 WR1TTI;N VGAIT'ICATlON Tl•EA'I"r!fL Af'f'i.ICAiVT!-fA S HA❑ I'Ri-LL1M[NARY CC]NSUL"!'ATI0N W1'1"i-f `['lil"AGENCfCS IDCN'CIFILD. ItCS[JL°fS []!"'CI•tL"• P1tGLIMfNARY CDNSL.IL'1'A'I'IQN Sf•iALL., 13G iNCCJRPDR..t11TED IN 7'E-1E PFLQPC}SAL BEF4]Fi,E FINAL 5UL§M1"]TAL TO T!-!E DIVISIDN Or [3UlLdlN~', AT>1D 1'L,ANNINC's F ITFRL A TY[IS PRUPCISAL g5 W] T1-{fA! FIRE PRC]TECT10N DiSTR fCT NQ. ~ B. ADCQUATE ARFtANGEMENT5 {f-iAVE} (HAVEPV(7'T) BEEN MAQE TD iviCET QUR NCEDS [N P[t0>►J1DlN+G FOR AN Ai:}EQUATE WtlTGR SYSTEiVi Ai*li7 fi11C1I.]TIGS FCIik FPRE P[tOTECTIOIV PURPOSES. C. ItECOMMENDED FIRE TLfJW: OR UNABLE'TO CALCULATE 1414W BCCALISE LJSE [5 iVC]T DGF1N[TfVE, AND W1LL !3E DETERIv{!NED AT BUfLD1NG PERMET APPLICAT[C]N 1'liviE. 1] REQU[[tEMENTS [NCLUQE: ~ h~'i ~RE Dls~ r~~c'r - ~ `~c~rn~-v - ~T~.e/ ,~~►~`~.-~.~„a _ DAI'C R A. SATISFACTQRY ARR,hNGEMENTS FOR r]OMESTIC WATER AND Ff RE FI.O1V RLQlJ1REPv1CNT5 rAffift (IIAVE, NC3T) 13LLN i'v9ADE. li CtEQl11REMENTSlCf]MMCNTS. A VMq'+~R fnHlly E7[Tt-NS1UN W1l,Z 9F_ AND D-V4FA i►nPRc]YlifnENIS 7v 7,46- 5 Y.~E7m 6LSO. S}cK+vvc- CcL"Mr ~ WATEl~ ~t~~1~t~ Ai57341CT ~ u~n•z'cr~ ois•i•acic'r ~rn°ruRcrVrrL I~ un-rE ~ - ~ - ~r-Rz- A P[~ELZM~NARY ll S`USSI~DN-F-i~LS TAKCN•E'1:~eCl: A~1D GEI~C~1L R'~QU[RE ME'NTS FOR RUAIJS AC~~3 L7RAINAGC ]-IAVE f3EEN i3lSCU5SE-D-NfiTh1=i`ilE APPL1CAidT A COIVt lN ENTS • . ~ ~ ~ ~]1 =L~1`"I1~ ~ S6 ,~'aNATURGTlTLE L]ATE ~ . ( - ' 6 ~ A~'R~Z~IMIN:~RY [715CU55IC7N I-AS TAKEIY PLACE .AI~1] G~1~EAfl~: f~EOUiREM~iti1TS FfJR SLI~3M1'CfA! I C}F"i•]]5 PRQPC1SAL (i•lAVC) (HAVf N&j IICEN-SATlSF[Ca. 'I'HE DESIGNA"]'E❑~~-,~f PU~ZVEYD[t PQIt T(~ifS 5II'C 3S A. C~]f~1~1EA1Ta: ~`--'42, acl F 1 S1GNt'+,Tt1RuC17'LE DATL i ~f~~ei ,~i ('I~ELfMiN,~~iY DI'S ]-[A5'PAKEN PL~+CI: Ai~i~ GE~lCRAL T~EQU]I~EMENTS T'~)~i SULiMf"I~1'~li. OFTHf5 1'RO['QSAL ` 1[AVE.j F-1AVE NOT) rBCEN SAT15PICD. A coMNiENTs . ~ SIGNATi1RFa'I'ITL.E ~ DATr- ~ AECEIVED SPOKAhIE GQLlNTY LEGAL DESCFZ1pTTC]N - Preliminary Plat of 16th Avenue Praject DiVISION OF SUILD1NG AND FfAiVN4NG The Narth 24 Rads (396,00 feet) ❑f the Nvrthwest Quarter M-he Nartheast Quarter of Section 29, T 25 N., R.44 E., W M., EXCEPT the North 182.00 feet of the West 150 40 feet of said Nvrthwest +Quarter of the NQrtneast Quarter, AND EXCEP1' any partion of said N❑rth 24 Rods of'the Northwest Quarter of the Northeast Quarter lying sauthwesteriy of the northerly pralongatiQn ofthe westerly margin of Fawn Drive, as shvwn on the finaa plat of CHEST~R TERkACE, as per plat thereof recorded sn Voiume & of plats, ,page 94; AND EXCEPT County Road Right of Way; Situate in the County of Sgokane, Staxe ❑f Washingtan . . . . ' ^ ~ •f~ . ~ ~0 ~ 18b81 e: •~i•' ~ 12013 ~ ' << . • ~ SPOKANE ENVIRONMENTP.L ORDINANCE (WAC 197-11-960) Section 11.10.230(1) Environmental Checklist File No. Purpose of Checklist: The State Environmental Policy Act (SEPA) chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse 1 • { ~ , SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) impact. Use of checklist for non project proposals: Complete this checklist for non project proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR 1VONPROJECT ACTIONS (Part D). For non project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: 16th & Dishman-Mica (Preliminary Plat & Zone Change) 2. Name of Applicant: NW Regional Facilitators/Greenstone Corporation 3. Address and phone number of Applicant or contact person: 1. NRF - Frank Carpenter/Linda Hugo, 484-6733 2. Greenstone Corporation - Jim Frank, 458-5860 3. Inland Pacific Engineering, Inc. - B.J. Spurning, 458-6840 4. Date checklist prepared: October 16, 1998 5. Agency requesting checklist: Spokane County Planning Department 6. Proposed timing or schedule (including phasing, if applicable): 2 SPOKANE ENVIRJtdMENTAL ORDIF+IANCE (wAC 3 97-11 -950) Sectinn 11 . 1 C3.23(l (1 ) Five years ta completely build ❑ut project 7. a. Do you have any plans for future additians, expansion, Qr further activity to or connected with thas prapasal? Tf yes, explain. Na b. ao you awn or have ❑ptions on land nearby ar adj acent ta tYris praposal? If yes, explain. No B. List any environmental infarmati.on you know about that has been prepared, or will be px`epared, directly related t❑ this propasal. t+iane 9. Do you knaw whether applications are pending for governmental approvals of other propasals directly affecting th.e pr❑perty cavered by yvur propQsal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your prapasal, i f knawn. Preliminary plat a.pproval; final plat approval with final designs for streets and utilities; huilding permits. 11. Give brief, complete description of yaur proposal, including the praposed uses and the size af the pro]ect and site. There are several questians ].ater in this checklist that ask yflu ta descrihe certain aspects of your proposal. Ypu dca not need to repeat those answers on this page. ' This propasal will rezone approximately 10.4 acx'es frorn UR 3.5 ta UR 12 to al1Qw canstructian Df up to 92 housing units on the site. 53 will be single family hausing units i.r. a duplex 3 SP(77KANE ENVIRC]NNiENTAL ORL}INAi+ICE (WAC 197-1 1-960) Sectian 1 1. 1 Cl . 230 ) ccanfiguration. 39 wall be multi-farnily unzts. d 12. Lacatian of the prQpasal. Give su£ficient Ynformatian to a person to understand the precise location flf your proposed project, including a street address, if any, and sectian, township and range, if known. If a proposal wou1d flccur over a range of area, provide the range ar houndaries of the site(s). Frovzde a legal descriptian, site plan, vicinity map, and topographic map, a.f reasonably availahle. Whi1e you should submit any plans required by the agency. Yau are not required ta duplicate maps or detailed plans submitted with any permit applicata.on related t❑ this checklist. The site is 1{}a4 acres on the sauth side of 16th Avenue fram Felts west 11551+-. in the north half of Section 29, T.25N., R.44E., W.M.. 13. Does the prapased action lie within the Aquifer Sensitive Area (ASA)? The General 5ewer Service Area? The Priority Sewer Service Area? The City of Spokane? {5ee: 5pokane Caunty°s ASA OverZay Zone Atlas £car boundaries}. ASA - yes. GSSA - yes, PSSA - yes, City ❑f Spokane - na. Alsd, the paroject is located withzn the urban grawth baundary. IC7 BE CaM PPLICANT B . ENVIRONMENTAL ELEMENTS 1. EAR'I'Fi a. General description of the site (czrcle ane): Flat, rolling hiTly, steep slopes, mountainous, other : Flat b. what is the steepest slape on the szte 4 1 - S I / SpaKANE ENVIRQNMENTRL QRBINANCE (WAC 197-11-960) Secti-on 11.10.230(1) (aPProximate percent slope)? 15% (most of the site is 2% t0 5%). c. What general types ai sails are found on the site ffox example, clay, sand, gravel, peat, muckl? If you know the classification af agricultural soils, specify them and nate any prime farmland. Marble sandy loam. d. Are there suxface indicatians or histary af unstable soils in the immediate vicinity? If so, describe. No surface andicatiQns. e. Describe the purpase, type, and approximate quantities af any filling ar grading propased. Indicate saurce af fill. Earthwork will be required for street, utility and building constructiQn. Imparted fill nat antiCipated. f. Could erosion occur as a result of clearang, canstruction, or use? Yf sa, generally aescrabe. Risk of erosion is slight but cauld occur during canstruction phase. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt flr buildings)? less than 60% Gaverage. h. Propnsed measures tn reduce ar control erosion, or other impacts ta the earth if any: 5 . , • { . SPDKANE ENVIRDNMEN'I°AL aRDINANGE tWAC 1 97-1 1-96fl7 Sectian 11 .1 f}.23fl (1 ) Stanciard canstx'uctian practices cDnsistent raith 5pakane County regulatians will be follnwed. 2. AIR a. what type of emissions to the axr would result from the prnposal fi.e., dust, automobile, odQrs, indusfrial, waad srnakeJ during canstruction and when the project is completed? If any, generally describe and giv^e approximate quantities if known. Construction phase: c3ust and emissian from constructiora equipment. CompletZan : smake and emissi❑ns from residential uses and from automobiles. b. Are there any off site sources of emissions or odor that may affect your proposal? If so, generally descriUe. No. c. Proposed measures ta reduce nr cantroZ emissions or other impacts ta air, if any: Compliance wzth exista.ng local codes and regulatinns. 3. WATER a. Surface: (1) Is there any surface water body on or in the zmunediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, pands, raetlands) ? If yes, describe type and provide names. If approprzate, state what stream or river it f1Qws Ynta. 6 • _9_ ~ SP[JKANE ENVIRONMENTAL ORL)TNANCE (WAC 1 97-11--960) 5ection 1 i. 1 0. Z30(1 ) No. (2) Will the project require any wqrk over, in, ❑r adDacent t❑ (within 200 feet) the descrYbed waters? If yes, please describe and attach avaa.lable plans. Np. (3) Estimate the amaunt of fxl1 and dredge material that would be placed in ar x'emoved from the surface water or wetlands and indicate the area of the site that wou].d be affected. Indicate the source af fill material, N/H (4) Wzll the proposal require surface water withdrawa].s or diversaons? Gave general descr3ptiQn, purgQSe, and approximate quantities if known. NlA (5) Does the proposal lie within a 100-year flcaod p1.ain? If sa, note locatian on the site p1an. hIo. (6) Dves the proposal involve any discharges of waste materials to starface waters? If so, describe the type of waste and antYCipated valume to discharge. No. 7 r' SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) b. Ground (1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. Increased groundwater withdrawals will be required by water purveyor from remote location. Storm water runoff will be discharged to ground and ground water which may underlie the site. (2) Describe waste material that will be discharged into the ground from septic tanks or other sanitary waste treatment facility. Describe the general size of the system, the number of houses to be served (if applicable) or the number of persons the system(s) are expected to serve. None. (3) Describe any systems, other than those designed for the disposal of sanitary waste, installed for the purpose of discharging fluids below the ground surface (includes systems such as those for the disposal of storm water or drainage from floor drains). Describe the type of system, the amount of material to be disposed of through the system and the types of materials likely to be disposed of (including materials which may enter the system inadvertently through spills or as a result of fire fighting activities). Storm water disposal facilities will incorporate disposal methods recommended by local "208" storm water regulations. 8 , • SPOKANE ENVIRONMENTAL ORdINANCE (WAC 197-11-950) Section 11.10.230(7) (4) Will any chemicais (especially organic solvents or petroleum fuels) be stored in . abQVe ground or underground storage tanks? If sfl, what types and quantities af materials will be stored? No. (5) What pratective measures will be taken to insure that leaks or spills of any chemicals stared ar used ❑n site will not be allowed to percolate to ground water [this includes measures to keep chemicals mut Df dispvsal systems described in 3b(2) and 3b{3}? Campliance with existing codes and regulations. c. Water Runoff (including stprm water): (1) Describe the source Qf runoff (including storm water) and methad of collectian and disposal if any (include quantities, if knawn). Where will this water flow? Wi11 this water flow into ether waters? I£ so, describe. 5torm water runaff wall be collected trom raofs, streets, driveways and parking areas. Disposal wz12 be in accardance with adopted "ZDB" starm water disposal regulations. {2} Will any chemicals be stored, handled or used on the site in a lacatian where a spill or leak will drain to surface or graund water or ta a storm water dispasal system discharging to surface or ground water? Na. 9 . ~ , • , - SFOKANE ENVIR(JNMENTAL QRDYNANCE (WAC 1 97-11 -9547) Section 1 7. 1(J.230 [1 } (3) CQUld waste materials enter graund or surface waters? If so, generally describe. Illegally disposed waste materials cauld enter ground water thraugh proposed storm water disposal facilities. d. Proposed measures to reduce or contral surface, ground, and runOff water impactsr if any (if the prapased action lies within the Zguifer 'Sensitive Lrea. Be especially clear on explanations relating to facilities concern3ng Sectxon 3b(4), 3b {5), and 3c (2) of this check-list). Compliance with adopted "248" reguJ.ations. Sanitary sewer wastes will he collected to County of Spokane public system. 4. PLANTS a. Check or circle type of vegetatson faun+d an the sxte: x deciduaus trees: alder, maple, aspen,(C ther) x evergrEen trees: fir, cedar, pine, ❑ther. x shrubs. x grass. pasture. crop ar grain. wet sail plants, cattail, buttercup, bullrush, . S}fL1I1k C+3bbagE r C7ther. water plants: water lily, eelgrass, mYlfoi1, vther. x othsr types of vegetation. b. What kind an3 amaunt of vegetation will be removed ar altered? 10 . . ~ SPOKANE ENVIPONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) Most existing vegetation will be removed. c. List threatened or endangered species known to kae an Dr near the site. None. d. Proposed landscaping, use of native plants ar other measures t❑ preserve ar enhance vegetatian on the site, if any: AI1 develaped sites will be landscaped. 5. ANIMAI,S a. Circle any bixds and animals whzch have been obsexved ❑n or near the site or are knawn to be vn or near the site: birds: hawk, heron, eagle, Csongbirds) other: Common bird species, mammals: deer, bear, elk, beaver, other:~adents) ! fish: bass, sal.mon, traut, herring, shellfish, ather. tv1A b. List any threatened or endangered species knawn to be ❑n ❑r near the site. Nane. c. Is the site part Df a migxation route? If so, expl.ain. ND. 11 , . ~ SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) d. Proposed measures to preserve or enhance wildlife, if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Heating: electric, natural gas, wood stoves Lighting: electric b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Compliance with locally adopted energy code. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. (1) Describe special emergency services that ~ 12 ` - r SPOKANE ENVIRONMENTAL 9RDINANCE (WAC 197-11-960) Sectian 11.10.230{1} might be required. anly thQSe fire, police and medzcal emergency services assnciated with residential developments. (2) PropQSed measures to reduce or cflntral envixanmental health hazards, if any: Campliance with lacally adapted codes and regulations. b. Noise (1) What types of nozse exist in the area which may affect your graject (far example. traffic, equapment, aperation, other)? Traffic noise. (2) what types an levels of noise wauld be created by or associated with the pro3ect ❑n a short-term ar a lang-term basis (for example: traffic, construction, ❑perataon, other)? Short term: Constructian equipment and activities (7 A.M. to 5 P.M. ) Long term: Traffic and activities associated with residentsal de~eloprnent. (3) Proposed measures ta reduce ar contro3, noise a.mpacts, if any: None. 13 SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Vacant. Adjacent properties are primarily single family residences. An electrical transfer facility is located to the north. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. None d. Will any structures be demolished? If so, which? No e. What is the current zoning classification of the site? UR 3.5 f. What is the current comprehensive plan designation of the site? Urban. g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as 14 SFQKANE ENVIRONMENTAL ORDINANCE (WAC 197-17-960) Sectian 11.10.230(1) an "environmentally sensYtive" area? If sa, specafy, No. I. Appraximately haw many people would reside or work in the cpmpleted project? Approximately 234 people will Zive in khe cnmpleted proDect. zt is appraximated that this praDect would generate 23 students from grades K46. j. Approxxmately how many people would the cDmpleted prQject displace? None. k. Proposed measures ta avoid mr reduce displacement impacts, if any: N1A 1. Prapased measures to ensure the propasal is campatible with existing and prajected land uses and plans, if any: Compliance with zoning code requirements far propased zones. 9. HOUSING a. Approximately how many units wauld be provided, zf any? Indicate whether high, maddle, or law-income housing. Up ta 92 units; middle and law-zncome. 15 SPDKANE ENVIktQNMENTAL URDTNANCE (wAC 1 97--1 i-96a) seCtion 'l l. 1 C1.23o (1 ) b. ApprQxirnately how many units, if any, would be e1ianinated? indicate whether high, middle, or low-income housing. NC3I7e. c. Prvposed aneasures to reduce or control hausing impacts, if any: Nf A 10. AESTHETICS a. what is the tallest height of any propased structure(s), not ancluding antennas; what is the principal exteriar building material(s) proposed? Maxirnum hezght-two staries. Inlood or woad- like materzais; metal; masonry b. What views in the imuneda.ate vicinity wcauld be altered ar oktstructed? Site would be altered fram vacant tr residential. Na views would be blacked. c. Proposed measures to reduce vx cantrol aesthetic impacts, if any: Archit~~tural review cammittee & landscaping. 11. LTGHT AND GLAR£ a. What type of light or gZare wa1l the prapasal prflduce? What type of day would it mainly ❑ccur? 16 . , { SPOKANE ENVIRONMENTAL ORdINANCE (WAC 197-11-960) Section 11.10.230(1) Those cornmanly assaciated with residential uses. b. Could light of glare fram the finished pro]ect be a safety hazaxd or interfere with views? No. c. What existing off site saurees of light ar glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. RECREATIDN a. What designated and informal recreatiQnal opportunities are an the ammediate vicinity? University High Schaal, University Elementary Schaal, Dishman Hil1s Natural area. b. Would the prvposed proDect displace any existinq recreatianal uses? Yf so, describe. No. c. PropQSed measures to xeduce ar control impacts an recreation, including recreation opportunities tv be pravided hy the project ar applicant, if any: Multi-family development wi11 incarporate open space and recreatianal amenities 17 SPaKANE ENV IRONMENTAL ORL7INAlVCE (WAC 1 97-1 1 --96C] ) Secta.orz 11 , 1 0. 230(1 ) 13. HISTORIC ANd CULTUP,AL PRESERVATIC3N a. ,Are there any places ❑r abaects listed on, ❑r proposed fvr nationalr state, or local preservati.on registers known ta be on or next ta the site? If sca, generally describe. No, b. Generally describe any landmarks or evidence of histaric archaeological, scientific, or cu].tural impartance known to be ❑n ar next to the s3te. Nane, c. Propased measures to reduce ❑r contral impacts, if any: None. 14. TRANSFQR'TATI(JN a. Identify public streets and highways serving - the site, and describe proposed access to the existing street system. Show on site plans, i f any. 15th Avenue and Dishman-Mica Road are principal arterials rahich serve the site. prapased access will be from 16th Avenue and Fe1ts Raad. b. zs site currently served by public transit? if nat, what is the apgroximate dzstance to the nearest transit stop? 4 miTe - 8th Avenue & I7isnman-Mica. 18 I r SPOKANE ENVIRONMENTAL QRDINANCE (WAC 197-11-950) 5ection 11.10.230(1) c. How many parking spaces wauZd the c❑mpleted project have? How many would the proaect eliminate? Two spaces far each dwelling unxt wauld be created. None elimTnated. d. Wzll the proposal requzre any new raads or streets, or improvements to exxsting roads or streets nat including driveways? if so, generally describe (indicate whether public or private). The propnsal will require frantage improvements to 16 th Street and Felts Road, sncIuding street widening, curb and sidewalk. Internal private rQads will be develaped. (See preliminary plat.) e. Wil1 the praject use (or accur in the irnmediate vicznity of) water, rail, Qr azr transpartation? If so, generally describe. Yes. Project is less than ~mile from transit stop and within one mile af propased light rail faczlity, f. How many vehicular trips per day would be generated by the camgleted proDect? If know, indicate when peak wauld accur. 736 trips estimated fADT. Peak hours from 8-10 AM and 4-6 PM.(See attached traffic study) g. Proposed measures ta reduce or control transportation impacts, if any: Canstructzon of impravements to Felts and 19 r SFaKANE ENVIRaNMENTAL ORDINANCE (WAC 197-11-960) SectiQn 11.10.230(1) 1 6`" Avenue. 15. PUBLIC SERVICES a. Would the project result in an inereased need for public serviGes [for example: fire pratection. Folice protectian, health care, schools, other)? If so, generally describe. Propased will result in zncreased need far public services, eommerzsurate wzth • development af 92 residential units. Utxlities are available in adjoanYng streets. Public services are adequate to serve the groDect. b. Prdposed measures to reduce or con.trol direct irnpacts on public services, if any: None required. 16. LTTILI'I'IES a. Ciarcle utilities currently available at the site: electricity, natural gas, water, refuse servace, telephane, san3tasy sewers, septic system, other. b. Describe the uta.litxes that are gxoposed far the pro)ect, the uti.J.i.ty providing the se~vice, and the general canstruction activities on the site or in the irnmediate vicinity which might be rieeded. Electrica.ty and natural gas (WWP), telephone { CTS Wes t}. Sewer { Spokane Caunty}. 20 . . SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) C. SIGNATURE I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I also understand that, should there be any willful misrepresentation or willful lack of full disclosure on my part, the aec~ ncv may withdraw any determination of non-significance that it might issue in reliance upon this checklist. Date: October 21,_1998 Proponent:_E4rthwest Recional Facilitators (Please Print or Type) Proponent : Address :_U5 East Mission Avenue ignature Phone: (509)484-6731 S~okane, Washincrton 992Q2 Person completing form: Fraa}c Caroeoter Date: _October 21. 199$ Phone: (509)484-6131 k'OR SILk'F USE ONLX Staff Member(s) Reviewing Checklist: Based on this staff review of the environmental checklist and other pertinent information, the staff: A. Concludes that there are no probable significant adverse impacts and recommends a determination of non-significance. B. Concludes that probable significant adverse environmental impacts do exist for the current proposal and recommends a mitigated determination of non-significance with conditions. C. Concludes that there are probable significant adverse environmental impacts and recommends a determination of significance. FILING FEE - $75.00 21 - .~y z..~.. s"w. }r"~` ~ . . • ~_A~~:ES _ = i r 2 7.. ~ ~ ~ 1 , r .t' , • w ~'x`~~''] r } ~ 'QN]Ci RECE~F7'4I1V'F~"f.]►R~TY[3N~,. Pr` .';r.~ ~~y~~•_ ~ ~ ,.~~Fr Dats: ` ~ - • Par~ee2 n.;~~~~~ •Name: miv~,! ''~~s~,t.,... f~~G cT ~}~'K:,.'~~ . _ , ` Q f . Phone.Nwn~er. r 'Coan `~~•~'•'.~T gs~:z'* ~ tSc~~ d;~ pany Nane {rrapplicable): ~i~r ' ` ~ ; ~:~rt• ;N~ • ~x- - , f Alv, ~p d 7~ -~t`j~;•L'T =5". ; ~ , ~t,~;,~,~' ~ ~Sr~,. ~ - ' . ~ Y55. ~ f~ 1 zp~^7~} I~S ~ i y. F ` • . . - ~''~'f{City+lStat~'Zip: Xl~ ~ '3E,~. „~F : ..y ~ ` • y _ : ' r- , , • • , , f , r ~ n FEE , ' , , , r ~ ,r. . , } A y. Itern ,c , ~ _ , , r , , , ~ i' ' - # ' . • . ~ , I?escriptifln (muPtipiicci 6y . . Amaunt # . af Item ~~9~aLs) ~ - " ' ~ . , - . ~ S) 'I'6tal $ - ' ~ . . ~ ` ' - ~ - . _v ~ r. , ' , . . . . . . • pf~-,.. //f ' • ' u ` ~s ia . ~ , .s ~ ~ //'~~'ry ~ ~ . , •T~ ' •~j~ ;~'~~~I . • • . v r• ~ ~.,1' i•ryF~~~. t.: 41 . - Y µllO~,~ •~~Vlyn} . ~~~y' ~I~ .r i - ^~/`I~ Y~~. •,7d~ _ . " ~'~`~,~i'. l Q~. ~ . ' ` ~i l1`r 'I~ J+ - w tI '{'~J~Vr J~ ~yµ - • v . ~f1i- f ' • • 'r ' Z . A ~ _ . - . ' i •J Zu`L.~ ~ :ii% j'..~. _ : ~ p].i.• }l.y~~.`~ ~ . . . ~ ~ "r S . , ~ ~ . • • ^ ~ ' _ ~ ! •i [ . ~Liy~{~ ~ SN 5F ' ' • , •f~c~ ~f ~ i ' • Ai'C' ~ 4 + ~ ; ~ l; ' .I. ~ ;`Y ' ~n'y fA 7l.i 'L~'a j'• Y . c . ~ J ~r"w'~ • i~ )a'r - .y ~ ej:. ~ ~,L ~i,f~ - ¢ a~_e ~Jr. - :•~e ~ _ .C; P~ . • t~~a'4~ f~_e ~ •yt~'•'~-•' ~ • r~' ~ ' , SS ~ JOTAL AMoIJN~S 11UE , ' ' ~ " ~ YF y Y A!y ,e. • f~~f~',. . ~i ] ~ ..r ~s'+;~; 4;,~ :F • ~ : ~y;i'k. ~ ' - e e 1~•~ ~ ~ a'`~Y c' ys, • ~ _ " .1 . - ~ ~'T ~ ~ ~ y r x Y't y r' ~.k .(~L~. ' • ' . ~ ~ y - ~ ~ :~°r~ ' ~{`2w~ 's .~k . ~ ~F.~•~ 5 •-:K,~'"~~~~`~C~ I158CtiUl1 I~:,~'~'~~~- 'r` t~ 1 iVX~U ~ 1 = f~ ~ '~'~Y i ~ .7[ ` - o•~~~r'' ! ! .a'v`~ s' ReC t # . ~Ip . • . , C}~~'.C , • - - - a'i:,Y' . ~ , - _ ' - - ~ • • , , _ V.~ J •:,;;s~,.` ,E, a ~'+i. • , ; • - - ~i . • = ~ri ;E ~ .f~'~ ~ ~ - = y , r • , ~ , } M • ~r , , r " , n. - 1 ='i..~, _ W . ,i~a • ' _ ~~•s~" i~~ P . : ' ' s 'r .a.-~~r ~~f~ ~w ~i.~ 'v L ~;r ~'s ~ . , . ~ . . t`• ~ ~ . ~ ;1 ' . ♦ l.~9 +-'~'~'~:~-~~J'~y,~~F_~u 0-~~~ ~ PAYMFJN'I' $UIS'I~I~iA~Y Page l af l NQ'i'E5 ~ PERIVIIT Pmcessed B►•• WRIGHT, R.4E Printid $v: CLTNiNffNGS, ICf1THY Tran Date Fieceint g Pati'ment Amt 06/1912000 4413 $1,222oa T'ofal Fees AmOuntRaid Amnunk[]►fin!y $1,222 Q(} $1,222 00 $GAD . i - - - - - I '42LC ~ .Associates, Tnc. - - _ - uv~ACa~amLva:'. Nn ,707 W 711" E4ve, 5te 200 I 5pokane, WA 89204 Au~~ust 29, ~~[~4? , (509) 458-8840 (5[19) 458-6844 Fax 5pokane, WA - DenVer, CQ ; Mr. Ed Parry Spa~Cane Cflunty Engineers , Develaper Services • , ~UG 2 9 2009 , 1026 West Braadvvay Avenue Spokane, WA 99260 5P❑K,4NE COuNrv ENGINEER I ~RE: Dishman Cammens ~ CLC #99353 Dear Mr. Farry. Enclosed please fnd aRequest fsar Design Deviatian far the paVement sectipn on i 16'h Avenue for the abvve refecenced project. Also enclosed is the $30.00 fee. ; Tf you Yaave any questiQns, please giue me acall at 45$-6840. Thank you. , 5incerely, ! CLC Associates, Ine. Daug J Desmond ~ Prvject Manager i UJDlcf ~ ~ Enclosures i ~ Planning ~ Engineering ~ Architecture j Landscape Architecture ' Land Sunreying ~ I Received From: A&gh~~vc,`i~~ Rece;pr Na. 122053 Address: Dats. z Acct. No.: Amount Paid: 72,:3 Cash. Q 5ales Tax: -e 47 Amt. of Accf: Zk~,~ ui - M6ney 0rde~r~,;~~i Total Paid ~ a Arnt. Faid Check 0 Balance ❑ue: IL Credit ,Card!,`}pat~a; ~ ~ Purpose: bai~jw4 LXlAlL. FiO4BlV8d b]I: (16-1~ f - - . _ _ • - _ _ _ ~ . REENS7'+~}N~ vy. ~°-~2 _ Plf9 ~$a~/ ,~),i'/J51.~~p-Jra~ • , = 'W ~P!.~ FyIlHy~~ ,a. 7R ST 8ANy ~C~y1 r's~y3Q3 ~ STE ~ 9 ~ .~"F ._i ~4'V1~ `n~p ~V FR~e~•• sy~n ~ ~ ~f ~ ~ ~Y J~f1fV V C~ 7Y~Y ~yY- 16' 4'cpi'}.- . ..f ' ~l• r .k.'. S . ~~'~S S • ~•1 (~p / 1 L w .y.:s ' ~ ' . ~ ' .f _ IJP~~Ii'~~ 1 ~ ~ 'AY t•~-• r; )RDER U~E SP°)an~ County ~ ~i'"`~" ~~.~~~~'~'ti Thllrtl' dFlfJ Oo1Pd0a~~r~~s~~s*r~rsw~a~st~+~*~~m~w~~~~r~~+~s~ars~~~rrwa~~a*rsrsra~a~*a~~ 1 ~ **30 00 Spokane Caunty . DflLLARS 3 Detaft onback. . . ~3esi~ri deVlaiiOn-Dls E~1C~ hmazi Mtca E j ~ n■CJ 190 3 7+1' L~~oaql: 10070 6 7 cr* ii . . . . ~ . . • Y, ~ ' 1993 AASHTO Pavement Design DARWin TM Pavement Design System A Proprietary AASHTOWARET"' Computer 5oftware Product CLC Associates, Inc. . 707 W. 7Eh Ave, Suite 200 5pokane, WA 99204 ❑oug Desmond Flexibre 5tructurai Design Module DISHMAN CGMfV4(]NS Flexihle Structural Design Madule aata 18-kip ESALs C]ver Initial Pert4rmance Period: 853,451 Initiai SerWiCeability• 4.2 Terminal Serviceability. 2.5 Refiablllfy Level (°Io). 90 Uverail Standard Deviatian• 45 Roadbed Soil Resilient Madulus (PSi). 11,000 5tage Censtructivn: 1 Calculated Design Structurai Number: 2.93 Specified Layer Design Struct. []rain. Cvef. Gaef. Thickness Width Calculated Layer Material aescripfion (Ar) (Mi) (❑i) {in} (ft) SGV _ 1 ACP-CLASS A .42 1 2 - .84 2 ACP-CLASS E .42 1 2 - 84 3 C58C 14 .95 9.5 - 126 Yotal - - - 13,50 - 294 Simple ESAL Calculatian PerFormance Reriod (years). 20 Twa-Way ❑aily Traffic {ADT}. 7,880 Peecent Heavy Trucks (of ADT) FNWA Class 5 Qr Greater: 2 Number vf Lanes fn Desigrr Directian. 1 Percent of All Trucks In Design Lane 10(] Percent Trucks ln Design Direction (°Io): 5[} Average Initial Truck Factor {ESALsltruck}' 15 Annual Truck Factor Growth Rate (°Io)• a AnnuaE Trucfs Valume Grov+rth Rate D Growth° 5impfe Page 1 ' NOR■ HWEST `IR1Gn1'*•~ JL]Ji~ 2000 S~ILS, TE.STlNG 8e INSPEr.TION STI W O. # sooQ 14$ CI.C Assacia#es 707 West 7h Avenue, 5uite 200 5pokane, Washingtan 99204 Attentian Mr. Daug Desrnond Re: Addendum to Soil Classification for Pavement Design RecammendatiQns 16te Avenue Residential Dedelopment PaVement Y)esign Spokane Caunty, Washingtcsn I?ear I3oug: S77 Northtivest is pleased W submiC this reuksed soil classificati6n for pavement design purposes for The propased residential development tQ be located southwest flf 16[h Avenue and Fclts Road in Spokane Counxy, Washfngtan. This revision is hased on addihonal laboratary testing conducted an a representaCive subgrade sail sample ne soil classlficataon, as desGnbed in our ]rane f, 2(]00 letter, consrsCs vFSILTY MEL3IiT,NI SAND (SM) and SLIGHTLY STk.'IY, MEDIUM SAND (5P-5M) A CBR test was conducted on a a-epresen#atiVe subgrade sarr►pte taken from the appsoxlmate siCe c.enter at a depth af 2 Cv 3 feet The testing indicated aCI3R rangmg fi°om 11 tA 17, warying wita compaction, for the sampte iJsing the low CBR of 11 and canverting thas vaJue to Resilient Modulus, we ccalculate a Resilient Modulus of 16,500 psi ?o account for potential vanability of the subgrade soils (using a safety factar of 1.5), vve recommend usiryg a kesiIxent Modulus of 11,000 psi for gavement design pusFases. CBR test results are a#tached The conclusicsns and recommendatzons presertted an this revised lettea aa-e based, in paR, an the expPQrations that we performed for this study and our addrtional 1aboratary tssCing. "Therefore, if variations in #he subgrade canditions are absenred at a latcr time, we may need to modify this tettcr to reflect those changes. Wc appreciate the opportu.nity to be of service Qn this project. If you have any questions regarding this letter vr any a.spects crf the projecC, please feel free [o cantaact our office SincereIy, 1• LQQ STI Northwest ~~►~~y4 WAS ~ h '0Z ► 3F'47~ ]ay W. Logan, F.E Cieotechnical Engineer 3628 E. Ferry • Spokane, WA 99202 • Phvne (509) 534-9711 ■ Fax (509) 534-9755 . ~ . d. ~ CBR Test @ 136.3 pcf -Site Center @ 2 to 3feet 16th & Felts Resrdential De►►eIopment - STI # S000198 - jVT► NORrNwEsT - 700 r - ~ soo ~ 500 H - 0-400 ~ ~ - N ~ 300 ' i a - 200 104 ' 0 4 L : . . . . , . . . . . . . . . . . . , . . . . . . . . . , , . . . . . . . . . . . . D 50 100 95D 200 250 300 35[] 400 450 500 550 600 650 Penetrativn - inches x 0.401 GBR Test @ 'I a7 .2 pcf - 5ite Center @ Z to 3 fee# lfith & Fel#s Residential Deve1vpment - STi # S000198 ~ NORTH1NEST • r 900 . r 800 : I 700 soo - 'N : a 500 m ~ ~ ~ ~ aon L 300 zoa - 100 0~ . . o sa 100 150 200 250 300 350 aoo 450 sao 550 soa Renetratian - inches x 0.001 CBR Tesf @ 144.0 pcf - Site Cent+er @ 2 to 3#eet fi 1+5th & Felts Resideratial Develvpment - STf # S000198 ~ NORTHwEs-r soa ' - , soo 700 • 600 'y . Q. 500 - ~ ti.. ~ ♦ 400 . Q. : 300 ZDO 100 -p~ . . . . 0 50 140 ..'154 200 250 300 350 400 450 500 550 penetratian - inches x 0.001 INi7IAL mRY DENSfTY VERSUS CBR - Site Center @ 2 tv 3 feel 16th & Felts Residential Development - STi # 5000198 NaR-rHwEsT 50 ~ 45 ~ 40 ~ 35 ~ 30 ~ ra 25 C] 20 - ~ . ~ 15 ~ - . 10 ~ 5 . ~ 0 120- 125 130 135 140 145 150 Dry► Density - pcf • , ' . TEST PIT LOGS STI W.O. # 5000198 16'h & Felts Pavement Design (See 16`h & Felts Site Plan for test pit locations) TP-1 (excavated May 8, 2000) Depth Interval (feet) Description 0.0 to 8.0 feet Medium dense, moist, brown, Slightly Silty Sand: SP-SM (Alluvium). Changes to slightly moist at 3.5 feet. TS-1 @ 1.5 feet: (see attached Sieve Analysis results) Bottom of test pit at 8 feet. No groundwater seepage observed. Slight caving at 0 to 2 feet TP-2 (excavated May 8, 2000) Depth Interval (feet) Description 0.0 to 9.0 feet Medium dense, moist, brown, Silty Sand with minor organic content (due to yard waste) - SM (Alluvium). Changes to slightly moist and without organics at 1.5 feet. TS-1 @ 1.5 feet: (see attached sieve test results) 9.0 to 10.0 feet Medium dense, slightly moist, grayish brown, medium to coarse, Silty Sand - SM (Alluvium) Bottom of test pit at 10 feet. No groundwater seepage observed. Slight caving from 0 to 3 feet. ' ' • 1 CLC Acsoceates, 3nc 5TI W.o 4SD00198 ifi' & Felts - 5od Classification 7une 2, 2000 5T1 Nonhwest Test Pit [.ngs Page 2 TF-3 (excavated 1VIay 200{7} _ Depth xntea-val (feet) Descriptinn 0.0 to 9.0 faat Mediwm dense, moist, brvwn, Siity Sand - SM (Alluvium). Changes to slightiy moist beiow 2.0 feet. TS-1 @ 1.5 feet: (see attached sieve test resuI#s) Bottam of test pit at 9 feet. Na graundvvater seepage. Slight caving from to 3 feet. TP-4 (excauated May 8, 2006) Depth Tnterval (feet) Descriptian • 0.(] to 9.43 feet Medium dense, moist, brawn, Si1ty Sand - SM (A.Iluvium). Changes to stightly moist at 1.5 feet. T5-1 @ 1.5 feet: (see a#ached sieve test results) 9.0 to 10.0 feet Medium dense, slightly moist, grayish hrown, medium ta cvarse, SYlty sc`iItd - SM (f I.lYL1vIW'dl) Bottom vf test pit at 10 feet, No graundwater seepage Qbserved. Slight caving fram 0 tv 3 feet. • , , CLC Associates, Ina S'TS W 0 #504{9198 1 fim & Fe1ts - SviE CIassf$cafion June 2, 2006 STI Norfhwesk Test Yii L,ogs Page 3 TF-5 (excavated May 8, 2000) Depth Inter►fal (feet) DeseriptiQn 0.0 to 80 foot Medium dense, mc►ist, brown, SiIty Sand with occasiQnal cvbbtes - SM (Alluvium). Changes to slightly maist below 2.5 feet • TS-l @ 1.5 feet: (see attached sieve test results) Bottom of test pit at S feet. No graundwater seepage. Slight caving frvm 0 ta 2 feet TP-6 (excaUated May 2040) Depth Interval (feet) Description U.0 to 8,0 fvot Medium dense, moist, brvwn, SiIty Sand with roots - SM (Attuvium), Changes to slightYy mvist belaw 2.0 feet TS-1 cr, 1.5 feet. (see attached sieve analysis results) Bottam of test pit at 8.0 feet. 5light cavirag from 0 to 2 feet No groundvaatez seepage Abundant rovts due to test pit located amang t,rees LAl3ORA"TaRY ]REPORT PR473ECTJ UW e EEL~l, ►MNflRTHWES7 GRA17V Sl'.~EANALY,SIS PRQTECi' T[u1vi13ER: 3628 EAST FERRY f1 STM Cl 1T DATE REC'I) sPC]KAM 'VNA 99202 AASHTO Trr & Tz' DATS 'fEsTEla (5D9)534-9711 fax (509)534-9755 10RINGt INTERWAz LOCArIorr nEPTH. 1 sAWLE r.,aG # PREWASH , POSTWASH TARE I.D. - p TfiRE I.D. ~ 1JET - TARE to!5q ' c' DRY - TARE DRY ~ TARE C7 YARE. 'ztl• fb WATER - DRY SaIL TARE WASHQUT ~ DRY SaYL ~ MdISTURE CIINTENT ~ F S ~ 5►~ $F--VE VVBWREr►~ CUMUtATIVE %WrAMM %PrSSNo WBGW , b' SQUA'RE I-OW SMAK 10 ~ ~ ' ~5 41119. ~ jfz~ UW-5Qb4*RE 82 1 2 - - ~ ~ a~'^ t + !i~' G-71 4- ~ u.s-m--m -,;5 1 << 4 ~c afftriR-40 Lcj. 4- > s. rm. 60 aL, I LLS. Ha, 100 ~ 4 'z LLs, NO. zoo 1 b pAN , 95 ~ ~ 1 ~ ~ ~ = AHUU i cD. o A SAWI,.LD 8Y: L $ TEBTED BY:II FL-F CIiiECKED BY: a~[ REVliERITEI] BY:- Y~' 9" V:l E-2B-Qd 314" #4 #90 #20 #40 #100 #200 900 - • - ~r~. ~ ~ , ~ _ _-_-_-r.-~. , ' ~ 0 ~ so - aa 80 r_,~..~ .T -------6 20, p P ' e . - __.~e-~.~.,~ 30 $ iD r r c c e GO _ - - - 40 B - n n ' t ~ i 50 ~ _A_---- 50 R ~ p e a t ~ 40 - 60 ~ a i i n 30 ~ - ~ ~ 70 9 d 20 - 13D 10 ~ ~ - 90 0 - ~ - - 100 100 10 1 0.1 041 0.001 GRRlIV SIZE (mrn) llNIFIED 5C?al COARSE FINE C9AR5E MED1L9M FINE CLA85IFlCATIClN GRAl1EL GRAVEL SANb SAND SAND FIiVES $YSTEM 5arrsple Identification• 5ample Description: Lab TP-1, T5-1 @ 1.5 feet Slightly silty sand (SF'-5M) -A1luvium No 393 TP1ISI ~ Vr~~ IN SIZE Peoject: 16th pve. & Fefts Pavement Desigr~ p,r1 ~ocation: 'n` ' Spokartee YYashing} L❑n • REPORT Jab No.: Date: 'T ~~Yff NORTHWEST S00019$ 5,~26/00 LABORA''ORY ~tEPORT PRC3JEC'':~L NC3RT~lWEST GRAIN SIZE ANALYSIS PRDJECT NfiiFMBER: S uo D 19 a- 3628 EAST FE1~xY ASTA~ Cll 7 DA"'EE REC'n SPnKANE, WA 99202 (599)534-9711 fex {509}534-9755 A.ASHTQ TIl & 727 DAT@'TE5TE3 _ Bt3R1NG 1 TNTERVAL "Tror P; y L LUCATiQH ' DEPM l•S` SAWi,E LIX3 # 3 9,3 PREWASH , PCSTVASH TARE I.A. ~ 19 TARE I.D. fb WET - TARE 4~ 5.6 DRY - tARE DRY TARE Cv2-q . 4 TARE WATER DRY SDiL > TARE 2. ~ - WASHOUT ~ 0- DRY SOIL -AJ tt'~1 , MaIS7URE CONTENT eu--. - J~ CLUUTIVE W14M 'JP1SM SPBCIMLIIOH. ~ $EVE WBWRET~ WBW . ~ . 6' SCt[lARE~ . ~ - . la ~ r ~ l . ~►1 ~ ~ , ~ . . .s. ra 60 U S. N[], 104 • ~j ~ ~ ~ C] LIS. NQ 200 & PAN ~34 [WASHOU Cv ,5, 4 41 [a a 5 ~ ti SAMPLE+D BY: , L:3 TE:STEU BY:~~~ CHECKED BY: -3LS REVIEWED BYf W:i t-z5-oa - • , . 3° W4- #a #10 #20 #an #100 #zvo 104 0 9d I------- i[l ~ 80 ~ 20 . p e - JQ a P 70 e r r C . c fsD a - 40 e e n n T t i 50 - --s ~ s0 R P r ~ g a t - g - 40 gp a ~ ~ I ~ n n 30 - - - TO e ~ d ' 20 80 ,o - - - so o ~ - ~ - - ~ ~ . iva 100 10 1 0.1 0.01 0.ao1 GRAIN SIZE (mm) L9NIFIEp SOIL COpRSE FINE CflARSE MEQIUIIII FINE CLASSIFICATRC]N GRAV~~ GRAVEL SAhi[l SAND SANCD FEEVES 5Y5TEM ~ 5ample Identification: Sample Description: Lab TP-2, T5-1 @ 1.5 feet 5ikty Sand (SM) -Ailuvsurn No. 393 TP2151 GRAIN SIZE Projec#: 16th A'l1F?. $c Felt$ Pa►JemBf1t DG'SIgVI Location. ~oa ~o . Sppkane, SIVaSFIEI~gtO ~ate: ~vv~trHwEST saoo198 5/26r00 ~ . LABOIiATf,]RY REFC)RT , PRQIECT: pe 1 FS SW N{}RTHWEST ' • GRAIN SIZE ANflLYSIS PROJECT AliTMBER: S aon 1°1 3628 EAST FP-RRY ASTMC11 T QA'TE REC'D sPOKAxE, wA M02 AAsIffo rrr & rr27 nATE TEsTED (509)534-9711 fax (509}534-9755 . 30RING 1' INTERYAL T s LC)CATIUN ` DEMH Se'4,MPLB LAC3 # 3 9 3 PREWASH , - PC3STWASH . TARE I.D. TARE I.D. ~ WET - TARE DRY - TARE E3 LL ~ - DRY TARE TARE WATER Dl2Y SOiL TARE w'ASHf]UT 1]RY SOIL HOYSTURE CONT'EN7-8.Y'5 ~ SEVE ~ 'VfiOCC IOAPO = yy~ NLtANK % RETAHM %PASSM , 6' SQ1.lARE oc> 10 4T6,~ . ic:P349-1 S-0-Jc►aE 10, 76 Ulsr+c" r-312 lzz~j -s , ~ 020 Lkgriia-40 I~Ti~.~ L~ ' C> S. NO. Go U.S. rR 100 U.S. Nn. 200 PAN IPAN EW3~T ~.ev~.~ ~ . S~/AM~'L~BD BY:'. J~ ~ '~STED BY:CHECKEI7 ~3Y: ~ 1U REVILWER $Y:~►`~ ■.~'1~~L~W .FSes,e . Y . .f' 3" 3/4" #4 #10 #20 #40 #100 #200 " 100 0 90 - 10 ~ • 80 - P ' I 20 P e 70 - 30 e r r c ~ . 60 e - qp e n n t t 50 - - 50 R ` P a e S 40 - - t 60 a s i ~ n 30 - n • 70 e 9 d 20 - --~r----- 80 10 - - 90 0 100 100 10 1 0.1 0.01 0.001 GRAIN SIZE (mm) UNIFIED SOIL COARSE FINE COARSE MEDIUM FINE CIASSIFICATION GRAVEL GRAVEL SAND SAND SAND FINES SYSTEM • ~ Sample Identification: Sample Description: Lab TP-3, TS-1 @ 1.5 feet Siity Sand (SM) - Alluvium No 393 TP3/S1 . . , G RAI N S IZE Project: 16th Ave. & Felts Pavement Design Location: RE RT Spokane, Washington ~ NORTHV11EST Job No.: S000198 Date: 5/26/00 LAB(]rtAA rURY ]f~EPO~tx P~~rECr: )6 F~ Is aSWNORTHWEST ' GRA1N~'IZEANAL~'SIS PRO~eTM~[sER:~n,~ 3528 EA5'` FERRY ,f4STM01T DATE ft8' c'13 5P[]KANE, WA 39202 4ASHTO T11 A 777 T3AT6 TE5TED (509)534-9711 faac (509}534-9755 ~ClA~1t31INTERV~ i,sz„~r P: ~ 4 LCCA'ITV~i ' DEPT~ J. 5 i S~,MPLE L@G ~~~T 3 PREWASH , PC)STWA5H TA►RE I.D. ' A , rARE I.D. ~ - 1JET - TARE 62-S. `l , DRY - TARE DRY TARE S q Tj TARE WATER DIZY Spi'L TARE 2-2 K • ~ WASHOUT DRY SGIL MaISTURE GI]NTENT ~A 1 $EVE Y~WAM WBW~ x FtETAM ''ASM SPECFICATM, . 6" SQ.l~E 4 7 . t3 `~►3 b - C~ ' ; . p • ~ , ~ a ~ ~ . r :~3D U.S. m..w ~'~~i ' ~ + ~ . • ~G~,~ ~~~,I ~lv~~i U.S. rU 100 u.s. m, aoo PAH • SAMPLED 13Y: )LS 'fESTEI] BY:_ptf= CTiECKED BY: ~ L S REk►ILWED BY:4 ' s Y:1 1-26-00 LABO1tAZ'URY REPOFtT , PRQJEG°i': Fe I~°S NC3RTHV1lE5T GRARvSIZE.~I►T~1LYS1S' PRVJECT NUM13ER: -S° ° b LIR, 3628 EAST FERRY ASTM Cll7 17ATE REC'fl SPOKANE, WA 99202 AASHT'i3 -~Tli & "7 DA'T`ETES'IEI} (509)534-971 1 fax (509}534-9755 , 3DYiING I INTERYA' .r,0° tt_~ LOCATION " DLP"I`N y. 5' SAIVLPLE LOG # PREWASH , POSTWASH TARE LDr ~ --;-z TAICE I.D. WET - TARE DRY rtARE ~ ~ DRY - TARE TARE -Z~j • o - - WATi ER DRY SOrL ~ *-3• ~ TA~E 2-2-1. 0 wAsHOUT `7 5 , -z- nRY S❑FL - -.111 9-1 - M[3ISTURE CONTENTfi aw WBGtFWAiHM ~ qAUATWE ~ x FIETAM SPA~~ ~ SPECWATM~ , WEOff . q 6• sauARE l~j ~ ~d• cr~ Ee~+~ ~ ~ r~ ~ 4•b ea L4,~ - ~ ~ ~ - _ ~~~.~-ae~--+e~- r~ ~ "Zo LLs. Nn. 60 .4 U.S. No. 1D0 U.S. No, 200 41 PAy o AN q5 ~ - ~-~r~► 7 ~ ~ . ~ SAMPLED BY: j L~ TES7'El7 BY: PL.F ~ CHEGKEI] BY: ~L 5 REYIEWED BY.~.: ~1"~"° V:1 1-2G-+~ ~ ' • . ~ NoRTHWEST ]uIie 15, 2000 $QIL$, Ff3TJ1YC & IN$PEC]`lflN STI W.D. # SOQUl98 CLG Associates 707 We& 71, AVenue, 5u'rte 200 Sgokane, Washingtvn 99204 Attention: Nir. Dvug Desmcmd Re: ,Addendum to Soil Glassificatian for Pavement Design Recnmmendativns 1e Avenue Residential Develapment Pavement Design 5paleane County, Washington Dear poug: S'iI Narthwest is pPeased tn subrnit this revised soil• classification for pavement design purPoses for the - FrvPose1 residental develcspmeat iv be located southwest of 16th Avenue and Feft Roaud in Spokane Courty, VV°ashington. This mvision is baset an adclibional labvratory testiM conducW on a representatave subgrate ' sail sample. Th@ 5011 CIEISS7fiGafit]Il, aS de5CI1bed iI1 t1U.i' Il]IIe 6, 2000 letter, cmsists of SIL7'Y MEDTUM SAND (SM) and SLTGHTLY 5ILTY, MEDIi.IM SAAID (S;P-SN!). A CBR test was cotduded an a repaesmtatiwe subgrade sample taken frorn the approximaCe site certter at adcpth vf 2 tv 3 feet. T}ie testing mdicated aCBR ranging fram P 1 to 17, varying wi#h oompactior, for the sample. Using the law CBR of Z fl and converting ttis walue ta Resiliert ModuTus, we ealculate a Resilient Moiulus vf 16,540 pSi. To account for po#ential variability ofthe subgrade soils (using a safbty factor of 1.5), we recammend using a Itesil,ient Madulus vf 11,000 psi for parje.ment design purposes. CBR test rmtts are attar,hed. The conclusinns and recomznendations presermA ut this revised IeW are based, in part, an the eVIarations that wc performed for this study and our additivnal la6oratsry testing. Therefore, if variatiaons yn the subgrade conditions are nbser►jed at alater time, we may neet to modify this letter to reflect those change.s. We apgreciate the vpprsrtunity to 1,e of serwice on this pmject. If you have any questians regarding this letter or any aspxb ofthe praject, Flease feel fte to cnntact aur vffic,e. Sincerely, -vt 0~r STI Northwest ~ ~ . ~Mn► 6= I ~'-Q~as ~ DMREs 061 i 41 v1 ~ 7ay W. L,ogaEn, P.E. ' Gea#echnieal Engineer 3628 E. Ferry ► Spnkane, WA 99202 • Phnne (509) 534-9711 • Fax (509) 534-9755 CB R Test @ 721.2 pcf - Site Cente r- a,7 2 ta 3 feet 16th & F~lts Residen#ial DeVelvpment - STi # S000198 ~.!'TI NORTwwEsr 90(] 800 aao 600 . : . EL . 500 ~ ~ . 3 • VJ • ~ aao , ~ a 300 200 4, S 1V0 / I ' . ~ O , . , E, . , . . . . . . . . . . a 50 100 150 zvo 250 300 350 aan 450 500 650 soo Penetration - inches x 0.001 CBR Test @ 744.0 pcf -Site Center @ 2 ta 3feet 16th & Felts Residential Qevelvpment - STI # S000198 NvRrHVV~ST 9[t0 . . 800 700 BOa . • H I ~ 500 480 . ~ - ~ a 300 200 I 00 x 100 0 , , _ . . , , . , . . . , . , . . . _ . . , . . . . . . . . . . . , 0 afl 100 154 200 250 300 350 400 450 500 550 Penetration - inches x 0.001 ~ • 16-22 • • CIVIL ENGINEERING REFERENCE MANUAL - ;x • alent. Therefore, the gravel equivalent thick- step 4: Choose the base and subbase ness of the subbase is Emulsified asphalt base mixtures into three types. Type I is `pla 3.6 - 2.0 = 1.6 ft base inade with processed dense.gt; • gregates. Type II bases are made wiG The subbase thickness is processed, crusher-run, pit-run, o b 1 6 aggregates. Type III bases are in t3 1.0 1.6ft sands or silty sands. Both type Z~ ~ ` III can be either plant or road mix . Untreated aggregatc subbase mater,x asphaltconcrete o.~s' also be used. Special quality an, mum strength requirements apply instances.zs step 5: Use table 16.22 or table 16.23 to de'si subbase t.so• pavement. If the EAL or approximat ber of trucks places the design between fic classes, interpolation between thiclcn seme nt soil in the tables is allowed. 24 DESIGNING PORTLAND CEMENT ' CONCRETE PAVEMENT 23 FULL-DEPTH ASPHALT PAVEMENTS- ~ SIMPLIFIED ASPHALT INSTITUTE On projects with three or more lanes in one direction METHOD27 separate designs usually are made for the inside and outside lanes. This results in steps at the botto 0 ( step 1: Determine the 20-year, 18-kip equivalent pavement and base. It is cheaper to construct stepp„ed ' axle loading (EAL) for the pavement. sections than uniform or tapered sections, which resul - ` in increased soil removal. However, in order to provide ' step 2: Use table 16.20 to convert EAL to a traffic a uniform grading plane, it is permissible to increase the, ~ class. thickness of the subbase under the inside lanes.30 Thi', , ` step 3: Use table 16.21 to classify the subgrade soil total thickness of subbase should be used to design the t into poor, medium, or good-to-excellent cat- pavement for the inside lanes. egories. ~ ; cement r - conCrete ± pavement ~ Table 16.21 / subbase eo~ncrete ~ Subgrade Soil Categories ' • / . ' . . : ' • _ . . ' ~ 1 ;'an typical values aggregate ~ ' , resilient• bas~e . modulus28 CBR R-value cate soi;sµ gorY ~~M<~> treated basement ' poor 4500 psi 3 6 ' medium 12,000 8 20 good-taexcellent 25,000 17 43 Figure 16.13 Typical Portland Cement ' Concrete Section ~ 27 This method cannot be used to design pavemenc sections with . asphalt concrete directly over untreated aggregate bases. 29 Specifically, untreated aggregate must have a minunum CBR of 20 or a minimum R-value of 55 to be used as a subbase. It 28 The restfient modu[us is the same as the modutus of elasitcsty must have a minimum CBR of 80 of a ininimum R-value of 78 to . of the soil. It is not the same as the modulus of subgrade reac- be used •as a base. Other requirements exist also. tion, k, although the two are related. For positive valuea of the resilient modulus, MR sze k X 19.4. The resilient modulus is also 30 If the subbase is omitted, as it is in many rigid pavement approximately 1500 times the California Bearing Ratio (CBR). designs, increase che thickness of the base. : CI,C ~ 701 West 7lh Ave. Planning • Associates, Inc. Suite 200 Engineering ~ spokane, wA 99204 Architecture (509) 458-6840 landscape Architeuure (509) 458-6844 YA% land Suiveying now ~b t ~ /T1 ~ v~ ~a,o.•c F~! nm iQe~BT C~/\ `OKVE^~ion ~ASO 11 ~ JDIRI. 500619Q 4fl _ `t , - - ~ - ~ - +J + - - ' r 1 ~ - ~ I ~ • 1 i t ~ . ~ ~ i ~ ~ ~ i- , - - , - t i i ! i i ~ _ i ~ c ~ I I ~ f i I - - ~ _ ~ I I ~ 1 ~ - _ - - ~ i - ar ine rm , 100 - 90 - 80 ~ 70 ~ ~ ~ 60 TP4 (17th lane - CBR) .y 50 - TP 1 (16th Ave. ) ~ TP 3 (16th Ave. ) 0 40 \ \ TP 5(16th Ave. ) 30 \ 20 I 10 ~ 0 - o00 No Nb screen size ~ ~ I ~ CLC ' ' - ~ Associates, Inc. ~ i b fmll01 MYOO LQI Wa04.n ~ I ~ 707 w. T^ Ave., Ste. 200 September 1, 2000 Spokane, WA 99204 (509) 458-6840 II (509) 458-6844 Fax REl~/'~CIVC ED Spokane, WA - Denver, CO ~ Mr. Ed Parry S~~ 2000 ~ Deve Spokane SPokNFCOUNryENGI p S s NEER 1026 West Broadway Avenue Spokane, WA 99260 RE: Dishman Commons CLC #99353 Dear Mr. Parry: Enclosed please find a copy of the soil testing information for the CBR value that you requested. If you have any questions or require any additional information please call. Sincerely, CLC Associates, Inc. Doug J. Desmond Project Manager i DJD/cf Enclosures I I I Planning ~ Engineering I Architecture ~ Landscape Architecture ~ Land Surveying NTZORTHWEST = 3628 EAST FERRY ~~OKANE, WA 99202 PH[]NE (509) 534-9711 FAC (509) 534-9755 Transmittal d]ate: September 1, 2000 Phone Ala. 458-6840 W.O. Na.: C-70-500D198 Fax,llfd. 458-6844 TQ: CLC H5S[]CIatBS InG. ~ 707 W. 7"' SUIte 200 SpQkane Wa. 89244 ►4ttn: Daug Desrroond Re: - Dishrnan Gammons Transmittal af the Fa1lowina: N+ates: Doug, l have compile the infarmation you requested. This shmuld cparify #he Ivcativn nf Qhe test pits and the 9acativn vf the CBR sarnple. Origmally we did not anticipate the CBR test, sD we had to ga hack ta #he site ta vbtain additivnal material. The +C'BR sampIe was taken approximately 5' fram test pit #4. This is indicated on the attached site map. I haue a1sQ included the test pit Iflgs showing the material throughaut the site. These indicate the mater`al in uery cansistent over the entire site. Piease iet me knaw if you haVe any questivns, or if you need any additianal informativr►. 6ruce [ 51Ttrensmittal-v I-11l99 ! + ❑ ~ • ` ~ ~ ~ ~ NORTHWEST June 15, 2000 SarLs, rEsrr►vG & r►usPfCrranr STI W.O. # SDOO 198 CLC Associates 707 West 70'Avenue, Suite 200 Spokane, Washirgton 99204 Attention: Mr. Doug UesmQnd Re: Addendum to Sail Classificatian far Pavement Design Recammendations ] S' AWenue Residential Development Pavement Design Spalcane Connty, VNashingtnn I)ear Doug 5TI Northwest is pPeased to subxn.it this revrsed soil classificatian for gavenent d'esign Ptarposes for the proposed residential develapment to be located southwest af 1 bth Avenue and Fel#s Road in Spokane Caunty, Washington. This revision is based an additivnal laboratory teesti3ng conductei ort a representative su6grade soil sample. The soii classification, a,s aesaribed in aur Tune 6, 2000 Tetter, canmts nf 5IL7'Y MEQILTTM SANI3 (511) and SLIC'rHTL7' SILTY, MEDIiJM SANU (SP-SM). A CBR test was canductsd on a reprtsentative subgsade sarnple #aken from the approximate site center at a depth of 2 to 3 feet. The testing indicated a CBR ranging from 11 to 17, varying with r,ompactian, for the sample. Usmg the law CBFt af 11 and c[rnWertizg this va.lue to Resilient Moiulus, vve calculate a Resilient Madulus af 16,500 psi. Ta account for potential vanakrfIity vfthe subgrade svils (using a safety facwa of 1 5), we recommend using a£tesilient Medulus af 11,000 psi for pavetnent design PurPoses. CBR test sesults are attached. The conclusians and racvmmendations presented in thus rernsed letter ar~ base.d, in part, on the explorations that we perfornned for this study and our addiiaonal taboratary testing. Therefore, if aaria#aons in tt►e subgraae conditioaas are observed at a later Cime, we may need to madify this letter to reflect thvse changes. VVe agpreciate the oppcrrtunity to he of service an this project. Tf you have any questians regard3ng this Petter or any a.specrs af the praject, pl=e fml free to contact our crffice. Suni;eerely, -g1• L{~ STT Northwest ~4•~q~ wA's i ~ E]~~ES ~BAi 41oT ~ Jay W. ~.ogan, P.E. Geotechnical Engineer 3628 E. Ferry • S,pokane, WA 99202 ■ Phone (509) 534-971 1• Faac (509) 534-9755 ~ ~ . ~ CBR Test @ 136.3 pcf - Site Center @ 2 to 3 feet 16#h & Felts Residential Develaprnent -STI # 5000198 `!'~J NCIRTHIlVEST 700 600 ,r - 500 I ~ rL 4[lfl d ~ - ~ I U) f 300 ~ (L ' I 200 . I 1@0 0 r .~i . r. . . . _ _ . . , . . . . . . . , , . . . . . . . . , . . . . . . . . . . . . . a 50 tioo 150 zoo 250 300 350 aav 450 500 550 600 650 Penetration - irrches x 0.009 CBR Test @ 121.2 pcf -Site Center @ 2 to 3 feet I 6th & Felts Residential Develvpment - STI # 5O00I 98 jVrj NORrHvvEST ~ 900 8(]0 I ~ 70(l ~ . 600 'y fl. , 500 ~ - ~ - v~i 400 ar L 0. . 300 I 200 I 10[1 0~ o 50 100 150 200 250 300 350 400 450 500 550 soa Peroetration - inches x OAOi CBR Test @ 144.0 pcf -Site Center @ 2 to 3 feet 'I Sth & Felts Residential Development - STI # S000198 NORTHVUESY , - 900 - 800 700 I 75 600 ~ a 500 I ~ 3 I ~ ♦ 400 ~ CL 300 200 , i 100 I , I 0. ~ ~ . I... . . . . ~ 50 100 150 zoo zsa soo 350 400 450 500 550 PenetratiQn = inches x 0.001 INITIAL f]RY DENSITIf VERSUS CBR -Site Center @ 2 ta 3 feel 16th & Felts Residentia l Develvpment - STI # S000198 jWTjf NOR`T'HWES7 50 45.1 - -1 40 - 35 ~ 30 m 25 C] ~ ao ~ 15 10 5 0 120 125 130 135 140 145 150 Dryr Density - pcf . . . ~ _ , " - " = , . _ - , - 1 . - . : ° _ ~~t~"i.; ` ,-,Y p' 3 r , ~ ~ .c • ~ rar+ ' _ • ' ' ' " r ~ {--i , -•ry _.;--..~..~~..~.x,..~ f ~I ~v 17"~ . I ' i;,.. p ..r _ _ .,.i _ I . _i~J_ 1_.wL~ J7~ --~~-~----L_...J..~ J+► ~ .cJ_4~L-_LS - _ r` , y =a- ~ .a - s UJIM-al r• 3 , • ` ' ~i " • i-~ s ,i' 'r~ 5 •~s s ~ :3 `1 ~ - ~ ~ + t•,~' ' y 1 11 Y~ ' y Y aIT ' • _ w4~ i 1 ~1 1~ t . r ~ ' r~`~ r ~.r " ~ i o - •r-_' - - - t_,~ e j . -'''''`'7 r 1 P ~i ~ h i ■ j f ~ ~ ~ Y~ ~ r ~ ~ ' a ` ~ ~r4~ ~ i ~ !r I ~ P 1 ` t + i ' ' ~i ~ ± - `S 1 . • ' ' ~1 ~~;9 ~ ~ ~ ~ ` ~1 ~ 1 ~ ~ + ~~~~3 • _ ~ ~.y~ i 1 '1 1 1 1 ~ 1 P 1 I I 1 ~ 4 6 ~ ~ ~ ~r ' TF ~ ~ ~ 3 3 T p -2- i TE ST PtT ~1 aa i ~ . 1 iC AvFE., STR 4i.+50 , 35f RT , l7ti LAwE, ItA 2Z + 15, I0' F.T 3 AvE 5'iA 'It ~.15 , ee---~ 3s' ~ ~ y riii LA*r . SrR i-+ fisq , 5' ILT ` F 5 I6+1 Ayr STA 5+85 ~ 35` RT G 1`14A I..RNE, 5TA 12.+0 , 5" RT GafZ U1ldE, STR 1-44541 , 18" L-r , . _ . ~ NDRTHWEST I~15HMAN COMMC~~VS J(~B# C70--5O00204 : . FIELa EiEPORT # ~ SOfLS, TESTfNC & fNSPE'CTIfJN DATE: 3628 EAST FERRY (549) 534-9711 Spakvne. WA 99202 FAx: (509) 534-9755 pAGE dF ~ LAaa~~ro~.Y ~PORT PRor~.j , ~ SWNORTHWEST GRAIlvSIZEANALYSIS FRo7ECTmnMsElt: ' 3szs EnsT FERRx 14ST1uI C117 pAW Rc'D SPQKANE, WA M02 4ASjrM Tll & 777 DATETUTED ~ (509)534-9711 fas (509)534-9755 ~ B❑RWQ 1 INIERVAi. _ LOCATIdN -T F- 1 ~ AEF~I ti . 5° 5AWL8 TAG # . ' ~REWASH , POS~~f ~ 1~~ASH ~ TARE I.D. ' p TARE I.D. V-;) WE'f - TARE ~ ~ - (o DRY - tARE 5~~C; . 0 DRY ~ TARE 4o -Zqr b TARE "ZLI . f5 W ATER . Lv DRY 5M -z- TI~~E ZILJ~ 1AfRSHClUT ~ DRY St71L • ~ ~ z • MOISTURE CONTENT ~ f ~ 1 ~ %pmm i • ♦ y ~ ~ 6• SQUARE - IS7 p 3..~,4=ARE ~j ~ ~ [ 3 < ~ ~ °r l~ • ~ UG' E 1~5 1 . ~ ~ UZ-W-40 ' y-.-.~ ; ao _J(> ' ~ ~ ~ ~ 2.a ~ - ; , . a 0.4 s. nO. 60 US. rza iov NO. 200 ; ' pAN 5 I oo,~ ~ ~.C) ~ ; - ~ SAMPLED SY: ~ L S TFS'IED BY:__p Lr- CHEGKE[? BY: JLREVIEWED HY:~~ ~ Rl:ll-25-44 ~ 3" 3/4' #4 #90 #20 #40 #100 #200 104 0 90 - ~ - - I 10 $0 ~ - 20 p p . e 70 ~ - 30 e r r c ~ - fiU Q -~s~-.- ~ ___.J~_.__,~ - 40 B n n t t 50 --d~~ _~K_- _ _ - 50 ~ p R a e g 40 - 60 t S a i i n 30 . - --f - ~ 9 70 e d 20 _--~1-- - --..~r~- -------YS 80 _~..R~~~ . t~ ♦ 90 - 90 0 ' - - 1[}0 100 10 1 0.9 0.01 0.001 ~ GRAIN SIZE (mm) UN1FIE[] 5O[L CoARsE F,NE coARsE MEaIuM FINE , CLASSfFICATICIN GRAI/EL GRAVEL SAIVD SAIVD SAEVL} FIHES 5YSTEM Sample Identification: Satnple Descriptian: TP-1, T5-1 (c~ 9.5 feet 5lightiyy sifty sand {5~'~M} - AJluuium N~ 393 TP7fS1 . 1Pr'j~: T 5th f~ve. & Felts Pavernent Design C~ R~4 ~ {V ~ E ~ocat;on: - Spakane, Washingtan T1f REPO`~T Joh Na • Date: y"I NDRTHWEST SOOQ 1 98 5I26l00 J.A$oRATa~Y IIEPoRT PRC)JECT-. , ►~NC3RTHWEST • ' +~RAINSIZEAN.~LYS'IS PR'~~~' ~ER: Suo~148 3G~8 EA~T FE1~tY ~1 S'7'M C'II7 DATE ~LBC'A { SPOKAN$ WA 99282 (509)534-9711 ~,~''Q Tll e~ T2i► DA'~E 1ES1EL1 {SQ9)534-9T55 f BDRING 1 INMRVAL"TrR ir P: t- Z TuOCA"i'ION ° DEPT3 ~.S' SAMI'IaE IAt3 # 3' 9 3 y ' ~REWASH . P1.JSTWASH . TARE I,D, - 9 TARE I.D. 17-:;, WET - TARE 45. 6 DRY TARE '~(.,o'4,b ~ DRY - TARE 4 TARE ~l zIa ' WATER 2. DRY SDIL. ~ G G TARE 2-1 Z. 7 • V'ASH13U7 DR1C Sail. • 'qJ , -I , MOISTL'fRE -GONTENT-&LD ~ , ~ • , WBWFErAM VARLASE XRErAMM %PASM S~'d11Q~~ ~ , ' . , V SWJARq . , • 4,C3 ~ C°j ~`~a Co ~i ~ d ~ ~ . . I~ ° ~ ~ ~2'25 (a , ~ ~ Gqj (o --'--9 .4 r=> 4j , ~ : • • ~ ~ . ~ ~ ~I ~Ln~ - -Z~p~~ U.S. NM 100 U.S. ~ 200 ' PAN .12 , 53> t54 ,3 ~ ~ 4 1C4 ~ c5 ~ ~ . , . . S~PLED SY- TE~STED BY: f~F CI-~KED BY: ~LS REYIEWEa BY~ rW~-. . Y.11-26-Aa • - - J• ~ , J- 314" M4 #10 }YGV #44 #1Wti! #200 140 0 ~ I 90 - - --s~ a----~~ ~ 7D I 80 Zii P I P 70 , - - ------i- 30 e @ ~ r r c 60 c ~ e i - - - q---~e~ 40 @ n n t t •i so __.a_~.~~ ~ I- - sa p R I e a ~~r t s AQI 60 a s ~ i i n n 30 --y - - - --~...4 - ap e 9 d 24 46 - ` - Sd , 10 - 90 ~ I 0 - - ~ 100 100 14 7 0.4' 001 0.001 GRAIIk SIZE (mm) vNiFIED sa« coARsE FENE CQARSE MEDiuM FiNE ~ CLASS[FICATIOId {;RAVEL GRAIlEC SAND 5Afd0 5AND FfAlES SYSTEM Sample Identificatian: ` Sample Descdptivn: Lab TP-2, TS-1 @ 1.5 feet Stlty Sand (SM) - F111uVium No. 393 TP21S1 GRAp~'j~' 6th Av~e. & [~elts Pauernent ❑esign ~~11 ~1ZE Lomt,on. SokRE P+~]~RT p ~n~, Washing#vn ,~o~ ~vo.: ~ ~d€~RTI~1~EST' 8000198 Date: 5126100 I . PROJECT: 16 Fe ~ fS ' S~IY NORTHWEST ' LABORATORY YtEPORT, GRAINSIZE ANALYSIS PROJECTNUMBER: Sooo 19P' ' 3628 EAST FERRY 4S2M C117 DATE RECD , SPOKANE, WA 99202 AA SHTO Tll d~ 727 DA~ ~~D : (509)534-9711 fax (509)534-9755 ~ ~-30RIN(3 / INTERVAL-lic S LOCATION ' DEPTH SAWLB LOO # 3 9 ~3 ~ , . . , , ~ PREV~IASH POSTWq►SH .,{.q~t. ~ TARE I.D. TARE I.D. .WET - TARE 6.10, o ~ DRY - tARE E51 I DRY - TARE TARE WATER 3DRY SOP ~ TARF sLS' 2~~ y WASHOUT DRY SOII. • 3~~ ~ ?r ~ . ~ . MOISTURE ~CONTENT-.& P . . . ~ : 5~ . r ; . CLVAA71VE ~ xwrAm %PASSM SPECIFCAilom . . . ~ - . , , 6• lSQUA~ . 1 p.)* I ~ g - 1.4 10 3,4"QUARE 3 1. & . ~-srauaaE 101 4-qJ ~ . r~"i , -1 . _ f? *;:->2 Na. 60 ej(p ~ U.S. Na. ioo ~ . LLO . 2-7 $ qfl, 4 ~ 'Z 1, G3 ~ . No. zoo /Z S'1 ~`3a , a- ; : pA" $~5 ~ ~~T L~~ ~ I _ ~ ~ . . . , . SAMPLED B;,Y:", TESTED BY: Vt F CHECKED BY: ~ 1-.1 RBYIEWED BY:~ ~ rr - v:l t-26-0) ;c~~o.; • . .f'£`Srs:~~4 ! . . . . i ~ , ' 31d" #4 #i(! #20 #40 #100 #200 100 ~ 1 0 sa - 10 ao - ao P p ' 70 - 3[i ~ ~ I r - r c G 80 a 40 e . n n t t 5i1 - - - 5o R' p I e a g 40 ~ - - 60 s n 30 --.._-~.4 - n .70 e 9 d 20 8D 10 _ ~ ---_iW~ SO v - ~ - - - ~ ~ . - 100 100 10 1 0.1 0.81 0001 GRAIF& S2ZE (mm) UEJlFIED 501L COpRSE FINE CQARSE MED[UM F91dE cLAssrFr~ATIvN GRA1fEL GRAVEL SAND SAIVD SAND FINES svsrEM Sarnple ldentifqtion: Sample Descriptian: Lab 7F'-3, TS-1 Q 1.5 feet Silty Sand (5M) - A1luviurn No, 393 TP3151 , Project: 1 Fath Aue. & FeIts Pavement ❑esign G' ° 'INSIZE Locafion: 5pvkane, Washingtnn NQR~i ~"~WEST Jab Na.: SOOQ198 Date: 5►26/00 ~ iLABORA'ToRY PXpOR PROrECr: ~6 ~r Fz ~ +s ~,a~} y~ ~ NoRm►~Es~' c~~v_srz~~rvA~~srs gRV~cT~ER; 3628 ~T ~~,Y ,~s~ ~rr ~ DA~ ~°p , SP(3KANE, WA 99282: ,~,ASI~l`O TlI & 727 DA','E T~S~U ' (5d9)534-9711 faac (509)534-9755 3Q~ttINC3 I It~RYAI. CATiON ' DEP'iH_,J. 5~ SAA~LE 3 g 3 - f ~ ' 1'REWASH . PVS'! YYASH . ~ TARE I.D. - A TARE I.D. WET - XARE DRY - TRRE D'RY - TARE TRRE IrIATER DRY S[]IL TARE 2~ ~ . Z • 1+rASl•!❑UT • DRY S13IL . M13ISTURE CONTENTS, ~ ~ ~ RETI~ '~E'~ IC~l1'~ ~ , ~E WHC~'R~l"Nl~1M , ~ ~ ~ n ' ~ . ~WA"JWAr4 1.0 1 ~Z.o N -5t~ , ~ I,... ` Sm 59MVIAR~ 445, ~ P>- -L,-2- ~ 4- . ~LM PG 4~ 130 r ~ ; U.S. n[3,.* ~eq I . . ~s. Na'.60 ~ . -L4jf~ 'ij~Z -t1.S. Hi 100 ' U.s. IdO. 200 ~~Z 72- 4 PAN ~ i ~ ~ _ l 1 'i ~,ir► 11r° ~ i~ IPAN E SAWLSD IM J' L5 . 'PFSTED BY:_PLI'-'~ CI-IECKED BY: ] L 5.. RE°VISWEA BY:~ d:i 1-z6-aq . • l 3J4" #4 #7 a #ZO #40 #100 #200 100 0 90 19 ♦ 8o --R~e ~s _ aa I p P . 70 e __.~_~w- 30 $ r - r C C ~ g Ba I~ __.~..~,.ti - ~ -------a-- 4() B t f 50 I - , ---p.~ .~a 50 R a e g 40 ~ - v.~.._--- ----_~.~s ~ s~ a ~ n 30 . - n 70 @ g ~ 20 ---_s .Y~ - * - - SQ 10 -6..---- e_..~_ - 94 8 ~ ~ - - - . . F 900 100 10 1 6.7 4.01 0.001 GRA[N 51ZE (mm) U1VlFfED SC}IL C{)ARSE F[NE CQAF[$E MEDlL)M FINE CfASSIFir-anvrf FINES GRAVEL GRAIIEL 5AND SAND SAiVD sYSTEM 5ample Identifcation- Sample'Descriptian: Lab TP-4, TS-1 @ 1.5 feet Sr1ty Sand (SM) - Afluvium No 393 ZP4151 10 . ,~±~p~ P~'!~: 16th Rve. & Felts '~aVernent Design ~ L71~1/~"'1 ~ ~ ~ ~ Lacation: p SpoKane, Washing#vn EPO1~T .lob Pla.: ~ oate: ~v~T~~u~s~` s~aQ~ 5/26r00 ~ PRDJEC1':-' Jr ~r ~ 1S ~ NORTF°~WEST' ' • ~A~3~RATORY ~tE~QR~' , GRAIFIV SIZEAN}tLYSIS PRv3E£"f' NLTMBER: S v n oa_V 3628 EAST FERRY AS'T14I Cll 7 I?ATE RSC'D SPC]KANII, Wi4 99202 ~,~''j'D T~'r ~ T~7 DATL TES`IED (5173)534-9711 ~'ax (SD9)539-1'~55 . ' ~ 3oAiNoI TNTERVALTp{ D; p 5 LACAT'IDi+i ' I?BPTH-J. 5 ' SAWLE LOG N ~ PREWASH . POSTVIfASH TACtE I.D. TARE I.D. WET - TAgE DRY - tARE DRY - TARE , P., r r . n TARE WATER 24 DRY SOI'L TARE 2-2.3. 1 - • WASHOUT (X~ nRY S[lIL • • HflIS3URE CDNTENT-e~ . . . • hw ~ ; • ' $EM ~ WEMMAM y~ ~ %MTJtiA~~ ~ '~P~ '~i~ 6" MAP~ • ; ~ • , ~ ~ ~ ~ io. s Iv ZD z ~ US,_NGL--4. 0 .s. ta 60 4.0 'z~..~,.! U.S. rE), 100 ~ ~ ; U.S. ~ 200 ~p , ~ ~ ~ I ~ Pa" D -~71.~ 3 IRAN SAWLED BY: 3 t 5 TEM0 BX:_ bZ.~ r CHBCKED BY: REVIEWBD AY: . ~ V:t 1-2s-ov 7 314• #a #1 a . #zv #ao #i oo #xoo 9 00 *I v So t ~ __e..~=-- 10 8v • ~ ' ao P ao - - P . B 30 e ~ . r ~ 80 - c--•---- 40 Q n " t t 50 , 5f] R I, P a @ ~ aa ----~-a- - _ t - BD ~ s i ~ n 30 ~ 70 B ~ d 20 80 10 ~ - 90 0 = - ~ , ~ - , 900 100 40 1 0.1 0.07 0.001 GRAIN SIZE (mm) UId1FIEfl SO1L COARSE FIT+iE CAAFtSE 'AllED1UIVl F{NE CL.ASSfFICATIC3N CRA'liEL GRAVEL SAND SAND S14lVD FI~fES SYSTEM Sampie ldentification: 5ample Descriptiors: ~ Lgb ~ TPz5, TS-1 @ 1.5 feet SiEty SaRd (SM) - Allwium Na 393 7P51S1 • . , . P'~ject' 'ifith Ave. & Felts PaWernent ❑esigr~ GRAIAI~ ~V SIZE Locaflan: Sp❑kane, Washingtan REPORT- .D N~3RTI-~~iEST ob ~a.: S000198 Qate: 5f26l00 ~LAB()RATQRY REPOiRT, gRO7ECT.--g-b 3- Fe JiS S1'i ~ NvRTHWEsT ~ ' • cP. A rnr SrzE aNAL Ysrs PRvJEC'r NUMBER: soo 6 ,-v 3628 EA,sT r-ERxY AsTMe117 nArn REcPD sPOKANE, wA 99202 ~~r ~ ~a DaTe ~rED (Sfri3)534~9711 fa~c (5~)534=9755 ~_30RMa I WMRvAL-U_4 Lt:_k uCATTox ~ mMYM _r. .5 ~ sAWLE LOG N - ~ PREWASH . POSTWASH . . Tf3[CE I.D. 1 AlSE I.D. WET - T►ARE 61?1 . t DRY TARE DRY - TFRE 7ARE... • ~ , . WATER DRY SQIL ~4- 3' S TARE . 2-Z. l. 0 • 'VASH13UT -7 15 Z.. 13RY SOIL MOISTIIRE CONTEPlT~,.`~ E • a SkV ~ %RU11M 9LPAMM s E W~Tft~Tl4M ~ ^ R . ` 61' =Mte , . , ~ . ~ ~ ~ S.1 . LL?>. L+~4- 4e ~`'1 ~ Mr-MME . ' ULM-4- ~ .Z l~~ z . . kLS. N13. 60 U.S. flV+i 100 ~ L~ / I~ R ~ ~ ' f.Kf ~ ~ • • ' -U.5. No, 200 ; . . , , PpN LL9 0 j r ~ ~ ~ ~ ~i ~ ! • ~ s - ~ S~LED BY: ~~S TESTEn gY: vLP re, CHEcKEo ev: .1 LS RsvrEwED V.1 1 26-0D • , 3° 3/4' #a ta o #20 #ao #1 aa #200 100 I ~ I I ~ ~1 -I , • fl so 6~ - 10 a . 80 - zv p 70 , P . e 30 e F ~ c • B 60 -----T,..~ , 40 e n ri ti t 50 5p ► P R a e s 40 - t 80 a s i i n 30 n , - 70 e 9 y d ~__._v~- 20 8o tQ - gp 0 - , - - - R 900 100 10 1 0.1 0.01 0.087 GRAIN SIZE (mm) uNrFIeo SOfL GaARSE ~INE CvARsE - MEoIuM FINE cLAss«rcAnoN GRRVEL GRAVEL SAND 5AN0 SAND FINES SYSTEM 5ample identification: 5ample Description: Lab TP-fi, TS-i @ 1.5 fee4 Silty Sand (SM) - AIluvium NQ 393 Tf'6lS9 ~Project: G1~~1I-Ir SIZE 1 fith Ade. & Felts PaVement f]esigrr Lvcatiari: p Spakane, Washington IZ EPORT Jat~ No.: Date: ,,~~►'`f ~ ~ID~T~11tI~ST 5f100198 5126J00 , . o CLC Associates, Inc. STI W.O. #S000198 16`d R Felts - Soil Classification June 2, 2000 ST( Northivest Test Pit Logs Page 3 ~ TP-5 (excavated May 8, 2000) 16`h Ave., STA 5+ 85, 35 RT Depth Interval (feet) Description 0.0 to 8.0 foot Medium dense, moist, brown, Silty Sand with occasional cobbles - SM (Alluvium). Changes to slightly moist below 2.5 feet. TS-1 @ 1.5 feet: (see attached sieve test results) Bottom of test pit at 8 feet. No groundwater seepage. Slight caving from 0 to 2 feet. TP-6 (excavated May 8, 2000) 17`'' Lane, STA 12 + 10, 10' LT Depth Interval (feet) Description 0.0 to 8.0 foot Medium dense, moist, brown, Silty Sand with roots - SM (Alluvium). Changes to slightly moist below 2.0 feet. TS-1 @ 1.5 feet: (see attached sieve analysis results) Bottom of test pit at 8.0 feet. Slight caving from 0 to 2 feet . No groundwater seepage Abundant roots due to test pit located among trees. r • • G TEST PIT LOGS ' STI W.O. # 5000198 16" & Felts Pavement Design (See 16`h & Felts Site Plan for test pit locations) TP-1 (excavated May 8, 2000) 16`h Ave., STA 16 + 50, 35' RT Depth Interval (feet) Description 0.0 to 8.0 feet Medium dense, moist, brown, Slightly Silty Sand: SP-SM (Alluvium). Changes to slightly moist at 3.5 feet. TS-1 @ 1.5 feet: (see attached Sieve Analysis results) Bottom of test pit at 8 feet. - No groundwater seepage observed. Slight caving at 0 to 2 feet TP-2 (excavated May 8, 2000) 17`h Lane, STA 22 + 15, 10' RT Depth Interval (feet) Description 0.0 to 9.0 feet Medium dense, moist, brown, Silty Sand with minor organic content (due to yard waste) - SM (Alluvium). Changes to slightly moist and without organics at 1.5 feet. TS-1 @ 1.5 feet: (see attached sieve test results) 9.0 to 10.0 feet Medium dense, slightly moist, grayish brown, medium to coarse, Silty Sand - SM (Alluvium) Bottom of test pit at 10 feet. No groundwater seepage observed. Slight caving from 0 to 3 feet. CLC Associates, [nc STI W 0. #S000198 16'" & Felu - Soil Glassification June 2, 2000 STI Northwest Test Pit Logs Page 2 TP-3 (excavated May 8, 2000) 16' Ave., STA 11 + 15, 35' RT Depth Interval (feet) Description ~ 0.0 to 9.0 foot Medium dense, moist, brown, Silty Sand - SM (Alluvium). Changes to slightly moist below 2.0 feet. TS-1 @ 1.5 feet: (see attached sieve test results) Bottom of test pit at 9 feet. No groundwater seepage. Slight caving from 0 to 3 feet. TP-4 (excavated May 8, 2000) 17`h Lane, STA 17 + 54, 5' RT Depth Interval (feet) Description 0.0 to 9.0 feet Medium dense, moist, brown, Silty Sand - SM (Alluvium). Changes to slightly moist at 1.5 feet. TS-1 @ 1.5 feet: (see attached sieve test results) 9.0 to 10.0 feet Medium dense, slightly moist, grayish brown, medium to coarse, Silty Sand - SM (Alluvium) Bottom of test pit at 10 feet. No groundwater seepage observed. Slight caving from 0 to 3 feet. - I ~ . ~ ~ ~ ~ . ~ ~ ; .R~ 2oa~ ~ 2 .~~C3~1~T~1~11~ _ ~~Qt~ ~ . . e_.. . . _ '~a: ~at Harper, Dvug i7esmvnd, and ~d Parry From: Uary Ne~SOn Date: 'i f713112~0(7 Re: Di~hman Comr~ans ar~d CRP ~875 -~E~' - Qishrr~ar~ Mica ta 5Fd ~7 Attached is a 1Df23100 memo t~a Biil Jahns outfEnEr~g th~ pro,posed fy~pi~! secfions f~r Dishm~n Carram~r~s and C~i~ 2$~5 - ~ish~an Mica to SR 27 Bi~l ,lohn5 approVed the s~cfions, as you can s~e ~y his sig~►ature c~n each or~e ~I~c~ug, Pf~as~ modify your plan~ accordin9lY- _ _ ~Gsp~. ~at,'please ge# the rone change conditfons r~cadine~ accordingly - = ~ - - L.,"~~ E~~'pfease check the plans a~cvrdin~lY- - ' - , ~i;;~,y~;„^ , Ff~;~;'~ Tkiariks'~ro yoG af! for your he~,~ ir~ this ef~orf I'D.- :di~4~~~i" r _ 7Piin~:~ 4»~.° - r ` _ ,~,ca' i.= -~ro r~~$i~ l _ i~~-"'- - - F'~! 'r~=~ q~ s'-- .-~-"~F `a':; i'~r_': ' ~ ~~~iif ~~'":ti~1 ',~'~'~r~~,' J~ ~Y---- ~„i~~r~ ~:~k-~t1¢ ~ CC • ~.~~z List 3r~itials ~ ~ ~ ~;~~~~P ~ . ~ ~ + ~ ~.~'i y 6 ! s . . ~ „ ~ . . , - . - , • ~ _ ~ . Mernorandum To. Bill rah,s CC: Ross Kell , P Harper, I3aug Desrrsand, and Ed P arry Frorn: Cary NePson Dafe: 1 0123PZf]04 Re: `I:]ishman Commons and CRP 2875 16`° - Dishrnar► N1ica to 5R 27 Biil, aftached 'ss the recomrnended rypieal section fvr CRP 2875, which is 15`h - C]ishmars M3ca to SR-27. 7his section is idenbca1 to the section yau recently appraved far CRP 2791, rnrhich is 16`h - SR27 to Sulli►ian. ,Alsa,attached is a t'ypicai section for D'sshmart CQmmorss alang the frantage o# CRP 2875. " 4 rThe only difference in this section is that the sidewalk is separa#ed from the curb by a 15 WFfeet w`sde.landscape strip. "1`hhis typicai sectiran wilF appfy where ~here is n~ parkin~ strip arnundttie Avista pofes and at the intersecdans. = r"~! TFie-third".ty,picai section is alsa far []ishman Camrrzons along the #rontage af CRP 2875 This'section applies where parking is allawed_ The dsfFerersce befween this section and the secoW&one is that the parking s#rip is addecf. The parking strip wsdth is deducted frnm the - ="`~~~'•r`~j 15y1eeit!viride landscape strip. The,srdewraik is separated frorn the curb aiong the entire length of Dishman Cornmorss. This aiiviros the sidewaiK to be fQCated behind the Avista pawer poles, which exisf along the soutta side of `f fi`h . The parking strip wil[ be eliminated in the area of the power pofes, and the curb will go araund the poles. These sectiorts require that the zone change earrdi#ions far E]ishman Cammons be modifieei. The madifica#ions required are as frallaws: 1. The typical section shoufd be changed fo ma#ch the attached sections. 2. The RQW dedication shvuld be changed to match the attached sectQns. 3. The Future Ar.quisftion Area requirement should be deleled. 4. The paving requirement can the north srde nt 1Eu'shoufd be waived in lieu of a cash payment to CRP 2875 tv undertake this requirement, i have discussed these sectsons with Ross, and we recommend khat yau appresae them. _y ~~~K^~+•~'u~'~~' _ ' ~ ~ - - ~ ~ i r ~ PRoP 5 E'C TI Q N R/W LI I~ E p~°~~ R/w ~ 30P ~ 30' EJ(fST ! ExlST. Rfw 20'",~p' ~ 20 '-30' '~/W ~ ~ 2 5 2 3' 12' fi' 12' 5' 2' - ~ ~ ~ ~ SIflE E~lKE TRAFFIC TURN TRAFFIC BlKE 51C~E WALK '_AN LANE LANE LANE _AN 4WAL15 4 ~ 4' ~ ,~~i~i~i~r~r~~i~ r~r~i~r • F ! ~ • _W Ai ~ ~yi f ~1 ~ m ~ti,0~~s~~ti,~~ ~ ~~;.~~.,~r~~i~/~ F• ~ ~Y~f~j~/~✓ ~ CEMEh1T CflNC ASP~iALT CONC. PAVEMENT cu~e r~PE (cLAss "A„ ANa cLAsS "E°) CRU5yEt1 SURFACING F3A5E COURSE 6 AVE\,E FRDM DISHMAN MICA TO SR-27 , TYPICAL SECTI ON Evomn`ar Qoiz. ~ ka e 4v.u t~ - e ~r~L~sr scaLE p 4y o Pub~pe Wor s A[~ }~PL~L * []E ~~'y/■■/)))~1 C,I-~.P. 281.] sHEE~' ~Sl~6I~RlA B]~ 1ldlJ rEir +o~teloo ktlR12O.17A1, NpNE Engineer4ng and ~srsavs Divisaon ~v - ~T~ ~sv.~ i 1626 Weal 9rovdwar A+.enug I ~1 Gf~rCklC snakm~e, WA. 99260-0170 1 118r00 VERnC,~~ NO"r nr-ssoa ooi~~~~ ~~~HMeAN mfr 4 Tr) CR-'77 } Of ~ ExIsT. S ECTIQ N EXasT FZ/w LINE FR /w 30' 1 30' ~ , 3k ~ R.a.W DEC7ICATIC}N 0' FUTURE I AQUlSETIQN AFtEA ~ 2' 1 5' 2', 3' 12' 6' 1 6' ~ 12' 3' 9 5' 71 ~ t ~ ~ SIDE BiKE Tf~AFFIC `fL9F~N TRAFFIC BIKE F'ARI{IfVG tA~fQSCA'PE SIDE WALK _AN LANE LANE LANE i_AN LAP1E STRIP W~4LK 4 p ~A~ 1 '~kk I 2%i i + + r +.V,~a1.~..aJ_ F ~.,aa1~.r1..,t, r • i r • • , , . . . . 2% ~ . . . . . . . . ~2% \`ti ~i ~Y~' ~~r~r MA i~i .~~~i~i.~✓~,r~~r~/~~~ Yi r r~i ~ F~r if ~ i i i i` if ; ti~~~.y~.~~y~~~~~~~~.~,. ~~,~y,'~y~, y~~ '~y~~~ ~ ' •4!~~ ~~~i~ ~j /j`~/~ ! \~i~~ \ Ji. /i, f ✓ GEMENT CONC ASf'NA4,7 CONC. PAVEMENT CllRB TYPE "8" (CLASS "A" AlVC] CtA55 "E") CRUSHED SURFACING BASE COURSE ✓ 6_!-. AVE\,--.E DISHMAN COMMONS FRQM DISNMAN MICA TC3 SR-27 TYPf CAL SECTION UVI TH PARKIhIG STRIP yQ.y.n By Qa~e ~ ~1k~1~1e all t p g~ Yilb11C ~'~(UI' 8 ~1,PPRQ~I~' C.11.~. ~U +i~.CSZ4 SCALE Englneer" ng and Rna~s Qivlafon SHEET =d @~ 16~"H A I~E , N' s r0/16/OU HORIYOWiAL~ ~~E 1026 Wae3 9raads.ay +aven~e ChtewAd~By i0/18/00 t'ERttCA4, rro~rE Sdo~one.4w'_~F~ab-4~~o DiSHMAN IYlICf°~ I Q 7fi-27 ~ Of 1 _ -y Parry, Ed From: Nelsan, Gary 5ent: fVlonday, April 09, 2001 11:40 AM Tp: Kelle]I, R4SS Cc: Greene, Barry; Pharne5s Wally; Haines, Jim; Parry, Ed 5uhject: Dishman Gomrnans adjacent to CRP 2875 -'I6th Avenue Praject 2- Dishman Mica ta 5R 27 Ross, 6arry Greene indicated you had sorne questions regaTding the caordanatian betr,veen Dishman Cflmmons and aur CRP 2875 - 16th Rvenue Praject 2 - Dishman Mie.a to 5R-27. The fvllowing is the history on this coardinatian On 10131f2000 i sent a memo to Pat Harper, Ed Parry, and Qoug besmand Doug Oesmond is wth lnland Pacific Engineering. I enclased typical secfions approrred by BiI] Jahns frar our CRP 2875 and Dishman Carrarrovns. These 5ection5 woul[f allow Dishman Comrrtons to be t3uilt ahead of our project The curb buElt by Dishman Commons couCd then be used by CRP 2875. These sectivns required [nEand Pacific Engineering to change their plans and resu4mit therra to Ed Parry Ed braught me the latest gfans about vne month aga, and I checked them for confflrnaance to the typical sections I previausly sent. The nevv p1ans did conform ta the 9atest rypical sections lfherefore, I feel we haVe coardmated wiCh Dishman Cammons as required ls #his sufficient, ar did you have sameihing else in mind? 1 / ' M E M O R A N D U M DATE: 5-29-01 TO: Scott Engelhard FROM: Jason Wheaton RE: 16'h Avenue Street Section Attached are the revised plans and past correspondence with Gary Nelson. Page six coResponds to the sections we received from Gary. As ( commented to your, our discussions with Gary Nelson indicated that the requirement for the future nght of reservation is no longer necessary with this final adjustment. We would like to have that future vacation dedication requirement removed from the plat condition. Let me know your thoughts on this. 133NIJN3 A1NAI)~3MY)IM tonz s 7 14W aOA»A8 r f f 1~~~~~ ~ Metnorandum To: Pat Harper, Doug Desmond, and Ed Parry From: Gary Nelson Date: 10/31 /2000 Re: ift hmaP,ll~ommu ri andtLRf',~2817 4 -~15's ta ma njMica to SR 2a7 ' Attached is a 10/23/00 memo to Bill Johns outlining the proposed typical sections for Dishman Commons and CRP 2875 - 16' - Dishman Mica to SR 27. Bill Johns approved the sections, as you can see by his signature on each one. Doug, please modify your plans accordingly. Pat, please get the zone change conditions modified accordingly. Ed, please check the plans accordingly. Thanks to you all for your help in this effort. 1 . 9 i Memorandum To: Biii Jehn5 CC: Rtsss Kell , at ~Tarper, Doug Desmond, arad Ed Parry Frvrrs: Gary Aielsan Cra#e: 1012312000 Fte: Distaman Gommons and CR"F' 2875 16`h - T7ishinan Mica ta 5R 27 $iil, attached is the recerramended typical section fcar CRP 2875, which is 16'h - E]ishman Mica ta SR-27 This sectian is identdcar to the secton you recerrtly approved far GRP 2791, which i5 161~' - SR27 to Sullivan. = Ai'so attached is a typical section far pishman Cammons alorag the fran#age of GRP 2875 The.,anly difference in this sectian is that the sidewalic is separated from the curb by a 15 feet'wittedandscape sinp. Th+s typ+cai section will apply where there is na parking strip 'araurid'ttie Aaista poles and at the intersectians . Thettrird;;kypir.al sectian is also for C~is3~rrzan Commons along the frantage af CRI~ 2875. Tkiis'section applies where parking os al3awed. The differrznce between this sectaon and the secoi-sd=one is that the parking strip is added. The parking strip width is deducted fram the 1'5!'fee6wid'e landscape strip- - J„ TheAsidewalk is separated from the curb aiong the entire length o# Dishman Camrnons 7his alTaws the ssdewal[s tv be located behind the Avista pawer poles, which exist alang the south side of 1 fi'h The parking strtp will be elimiraated in the area of the power pQles, and the curb will go araund the pales. These sections require that the zQne change conditicans for Dishman Cornmons be modified. The modifications requireci are as fflllows: 1. The typical sectian should be changed to rrsatch the attached sectiflns. 2. The ROV11 dedir.atian shoufd he changed #o match the attached seciions. 3. 7he Future Acquisition Area requirement should be deleted. 4 The paving requirement on the north side Qf 16'h should he waived in lieu af a cash payment to CRP 2875 ta undertake this requiremerr#. I have discu5sed the5e sections witFt Ross, and ws recommend that yau approve khem. ~";~:,.=Y:.~~~ `~".~;~£;~:;~s ' e,~;,- ~ a;- ~'~x i, n'v~~~-M,~-~'..~.s' i,•: ^sr- i~ry{~++~,~;~;,•~ Ar i~li ~:;t:d~~ ~"'•'i' ~j' ~.hp "i:- 'Wi.._.7ti-rY'aI PROP S E C TION PRflP R/w LI N E R/W I 30' ! 30! ~ ExisT ~ ExisT ~ R/W 20'-30' ~ 20'-30' R/w - z• S' i 2' 3, 12• s• ~ 6, 12, 3, 2, 5, z. Sl~E BIKE TRAFFIC '6UR~! 1'f~AFFIC BII{~ $ID~ WI~LIC -AhJ LANE LANE Lt~NE AN WALK . i +~A 1' i 1•T~ 4 1 ~ ~ ` ~ ~ ..r...s.~++~~..•s+a- _11J ~NJ~.l....d..c.w-.ali.~.luwl:~ JJ1J.e1r.4JJJe..~1P1Je.e.ullu.]]:5c.s.~.r....uu.u.w..us.~~ ~~Z A4 ~ v,/\/~~~~~.ti\fi J~~,j/~~~`~'~~~~\j~'~~~~~ ti~~~;,~~~V~~,r'✓, ~ ;;j~~~~ .C~~ ~{4~~ i~:`~~y~`j~~~~i//~~~~ ~!i ~s" ' CEMENT CONC ASPHALT CQNC PAVEMENT CURB °fYPE "B" (CLA55 "A" AN❑ GLA55 ..E") CRUSf-!E❑ SURFAC1iVG BASE COURSE " 6 _-H. A VE ~ E , FROM DISHMAN MICA TQ SR-27 TYP1CAL SECTION L+lv.n r ~ C7olr SCAt`?P❑KaIle C1'~ACy I■ r r L7 f7 . 2875 5r+ solstsla4 k S °!°r"c¢ ur EnglneerpinLL}?]]C g endaad-s Btvis[an APF'ROV~ L SHEET r2JlB O[} 'HpRIIl3h1TAL. F~~1 1926 M1YesS ~roodwoy arenus 16TH AVE. w Cd ~r ~ '~'8JUa VERnCaI. N4NE akane 47i_~~6o-or7o vo:e$ OF ~ dISHMAN MICA TO SR-27 . , q►nSTA PQLE LINE Exisr SECTI ON Exfsr R/W LI NE R/W a 3o' ~ ,3s ~ ~-~R C) W pEpICATIDN 0' FUTIJRE ~ ApU151TIQN AREA ~ 3, 2' S' 2' 3' ~ 12' ~ 6' ~ fi' 12' 3' 2' 15' i 5' F4- ~ +l i► ~-~-Ra SIoE eIK~i rRAFFIc TuRr~ rRnFF~c ~~xE LA~roScAPE SrRIP sIpE YVAtK _~INEI ~ LANE L BNE LA~VE _AN WALK 4s 71 ~\\rf~~~~~``,,,\~f~/~1 ~ t`~ r:........' ~ku._..1.~,..~a~......~,...._'..a11~,,.u! ,~~...a,~al~..~..u,.....~s..~..a .1.~..,.,, - 711HALT CE~[ENT C~I~C. AC~NC 1~AVEMEN~' GUR8 TYPE "B" (CLASS "A" AND CLASS "E") CRUSHED Sl9RFACING BASE COURSE , 6 __H, AVE V, E + - D1SHMAN COMMONS FR4Ni DISHMAN MICA TO 5R-27 TYP1CAL SECTION W17HDUT PA'RKING STRIP vr o~<< 5paKene Lvuntiy C.R.P. 2875 p;;,"" SCALE Pu61ic Wflrks ~IP1'R~IV~ SWEET qned er Englneering end Rvads D[visinn q I6TH HVE. 21 I { i.9/~&I00 HOO'Ts7EdiaL NNONC I026 +Nest Broud+.oY A~nut Lhiiytke¢! HY 10 I~ VEftriCAi N~7£ SPo4ane.d77-SCOObt!-0970 bate f/ W ~ Qf ~ ~ DISHMAN MICA TO SR-27 Exisr S E CTI ON ExIsr R/w L INE R/w ~ 30' ~ 30 ' 1 , s ~ - - R 0 W DEf71CAT101Y 0' FUTl1F2E ~ A4]U151TIpN AREA 2~ 5 ~2 ~3 12 12 F 3 9 5 7 5 F ~ , 51DE BIKE 7RAFFIC T~JRN TRAFFIC BIKE PARKIN{; ~ AN~}SCAP~ Slp~ WALK LAN LANE LA I NE LANE _AN LANE ~ STRIP WA L K ~ MAX L A 1 ~ 27 1`~~ r ~r ~ v= ~ .,.r.~.r....:.a:~~1.....~.1.ai........r1~~3.~.~1: .ua.;a.............~....,.a:...:..~.t......<.. 'Li ; ~r a, 'Si \ ;f Y✓ ~l\~~ ' 4 ` ~ ~ Aqq ~,,y' • ~`~~~~i"*~~~ti~i~~~~i~~~a4%~~i.~~~.'~ j~~i~~,,~~f ~`~Y, i{~r~~'~~'`~ ~ y,~~` ~~i r ~ ,~~~fi~~ii~i~•'i.(~~•i ii ~ i,tf >f'i~ s`~.~~~~ ~ i~'ji~~T r~T~r)~` :=,~~r~,. ;~~:~v w ~f~~.~~~;'~✓~~:~~nti :.~°~~%~``y'`✓~~'~~~ CEMENT Ct7NG ASPWALT CONC RAVEMENT c~RE3 rrnE "B„ (cLAsS "a„ ANa cLaSS "E„) CRLfSNED 5lJRFACING BASE COIJRSE 6---,, A~ D I SH M AI~ ~OMMOIV S FROM D15HMAN MICA ro SR-27 TYPICAL SECTI ON 1NI7H P,4RKING STR1P py * {7als "..sPD1S13ne L.SUT1i.y AgPIRO 'V'', ~ SHEE~, ~p, ,Q.,e.vo scALE Pu~r~~ vor~~ C.R.P. Z875 't1~am~s~ 9y Engfneet~tng and o~ s❑i+naian TNi-~1 1 H V~. 1 ~0 "'4/i6/~ ~eOei2(NttAL N~E 1426 Nlest 9ravdwuy Avenus ~1e~ ~i•~~eY , ~ _ +~ER nC e.t o.s8.~ k~£ uw"e.4»_s~~s°-a170 ma~~~ Q I S F~ I N~ p N d f f A T Q 5 R 7 ~ or! , Oct,06 00 08:10a 57a Nvrthwest [509)534-9755 p.l - _ ; : ` • • • < , ~ • - - _ _ XV" `f" fC ' - ~ _ 3~-_ ~ ` Pnst-ir Fax ~fvte 7671 `~9 ► _ ' : - • . • . _ Fa~er'~~+-+~v Fram CC_~L~• ~ . - . _ - ~ _ • - c~,,n~, ~ ce. - , ~ e. . • 3528' Easi Feny - ' ~ t • ~or~a ~ ~~w+~ # ' . SpalCane, Waskungson 992,02 " i 534-97] 1 . , ' Fax 6 v,,~,e~ IF~ # (549) , Please Teview ihis in(arinslian cpreFully tv verify, the' mufsaal und'ersiandirsg ansf •lerrns of Ws' Work Auttiorizalion.. Ailachmersts appfieable ta this Work Atithvrizatlvn are ch~q~cked.-1 PravFSians vi applicabls aiiachmenls ar.e hereBy made a : Rait of thds Work Aushv~zation. Please returrr a Signed nriginal Work Autttvrizaiicin'io' ~3-Ti N0rlhvvesl ta authorize lhe - wark tv begin . - , ' ti . • ' - 3 PFC[3JEC'f INFORMATI'aN _ ' . ClrenlNarsie: Nvrthr.rest Rep-ivnal I+'aciTitatvrs Phorte (509)484-6733 8s3ftnq Address 525 East Mission bvenue; Spoh.ane, VasbingCvn' 39202 ^ . Client's Representative. Chris Yenne • . ~ - - • F'hane' {509)484-67~13 Representative"s Address- • Same as a3aove . • , - . • • - W;rk Descrfptian: C@astrnct3on in.spectiona aqd materi.a1 testlng fvr Ilishman Commons - -T7e,velCrpmeYtt. . . , . • - ~ . • '~~~L,...~~~~1..~' . _ - , - , - ~ n T . . , v~ Locatian vf Wvrk: lbtkr & Felts Roada SAokaII@a W85T'l]II7gCoTI. ^ ~ • - - 5PLIAI'iIYL LONNS S ENVINEER ~ ` ' • ` Clrent kFllill-Provide' ~Dprvved v1ans, permitsa landsca ip p• vlans and vrvcessipf~ fees.u • 2. RPPLICABLE A7TRCkMEN7 _ ' ' • . _ • ,Aliaclinieiits whic:h a'pply lv this Work Au11ivrYZaiibn, mwsi be c:lteckel. ' . • • ~ • , , • DETA,ILEO DE5CR1PTIc]N [7F WCDRK: SEE ATFACHMENT "A" i~E • e~,y .~aa~ ~~l~-- - - ~ 'NOTkCE TO OWNER: SEE HTTfiCHI!►EENT "G r !$i , . ~ - - • ` ` ' CC' tGst-h~qiafs~ ' 3 PRCJPO5ED FEE _ • . ' - - qsl BA51C SERVIQES FEE.• . ' Per_ Atticbment "A" '-~12-67"7 SP]ECIAL SERy+ICES Recvrnmenderi Budtiet: . ' WA - • ' - ~ . • ° ~ , . • r PROCES$iNG FEES Rec,omrnentied 8udget: • XlA: ~ . : . . ~ • ~ - • . , • ,n. . • 4. ~ EXECU7ivN vF WDRlt A4ltHvFfIZAWON _ . . ' ; • • ~ • . - . ' r ' , Th`e CLI F-6V.Y cvnfi ffns thgC he has.receSieM Gopies of aIf`appl"trle'atfachments as indECated abciVe ai►d 611 Nii~ pages . •-of thss Work 1Roihvrizafion fvrm zirtd ihat`al6 infomidtior irrciucfed`.in iAe"111fork Auiharization is-fsUe 6nti correet.,- _ CLIEN3. Nvrcthwest R301 1 Far-111tatvrs . ° . • ~ , , . .I. - By: , , . • _ ~ C]at~ - ~ - • ' - ENGINE STa ~V EST - . - - ' - , • . . ' . ~ ' _ , ` ' ' - . By. ~ ~ . 4 TitEe_ Qice _Piresident. Date: CYMA6~~ ~ - - DMe W A Recefved from `CLIENT: Gate W A PFppnsed' 611,6100 , ' Job fVame Llistimxan Commans TnsvecCivn Jsrb Nv: 0:1-70-5000244-' . , _ • _ - • ~ •sT] wOKx aU*0xji7-anaN - • ` _ " . PAGE I OF 5' ` . • - , r . . - ' ' - REV 6/4199 10/08l00 FRI 07:09 [T%!RX IVO 55261 .octe06 00 0$:11a 5TI Northwest (509)534-97,SS p,2 .9. • {1+IONTF-fLY Bi LLING-PRF7CE'C : aNa PGFiMAT The ENGkfVEER v++i[I pr,esent,,tkae .,I.IENT w~th,ao -inaoiceeach morath_with SiC, FEE-S:-iiemiz6d Separate9y froin - SPECiA1.- 5ER11lCES , .wtfi t~e it~mized byt-:rqteg4ry: ~f'wor~C'pe~arn'4ed by:alB erc~pl+ayees coElecfively, .1~ui. i~iII,NC]~' be ii~r,nized sho~ing ca~hemp!'vype'S -b1llfF]g .Cfl~e a1i~3"RUl7l17~f QT ~PoL7[S•W4fkeCf ar~ the prajecf. lrafacma#itr~ deiaiiirig e~'p'loyee~.biliinr,~ rate~ ~ntl•t~3e exact r►urnbe~ qf hQUrs vrflrked (5n the CLlEf'JY'S . . praject -inriil- f~e made aaajlable #o the CL1EN7 if regUeste~i:`Charges.fof*~~E~15E5•W+~f b~=i~err~i4ed'rfionthly-o~i eac3~ inaaice. - . . . . - _ • - . _ - - - • - - , • • , , t , . . , ° . - - , , , Munliily inv6ices afe dUe and piYahle wpon'presen#atioh an~ b*re- p4s't'-dpe 30-days fbflowij~9.ihe•inut~ice dafe. . Fnlecesi at ihe_ rate vi 1%6!6 per mvnth will be c`hargeti"csri a9fyp6st due aec[aunts wi[h ie~I&esf VeinJqialculated ftom the - invaice dake. Enferesl wil~ be'cotrtpvunded monlhEy, ~`he CLi~N7_agrees toF pa~ aIl,reasonakale atforney's fees andlcsr calEection cosfs incurreo. t~ c~rlleck:pas#.due amounEs.- VVORK It~9AY ~E SL1SPF.NQF-D.C?N* ANY PRa.fE C-T'T'HAT • BECOMES 60 vAYs PAST:-DuE: woRK WILL NvT'k5,uME. UNTfL-_~THE }'1C(,'Q~3.3NT }S'PAlU. ~`O A CuRRENt ' ' L SYA`CU5_ • . . • , , , r ~ , " ' - . - ' , . - , Withrn 30 [3ays aFier the En`vvice date iaf any invo[ce 5ertt by if3e•E-NGIkfEER Eo the CLiENY pttt'suarst, iQ this pcajscl, . the CLIENT shall give•, nrrillen natice.fur any-claimed deficienE«s,-det'eets;-or lacfc of'oPrFnrr~iance with respect°to se rrices cvvered k~y said invaice;'otherwise, saicf.servtces,stiall be -due, "adcarding tv"its lerms as-a.n•account si ated The purpose saf lhis pFOU1s3vn as 10,prov9de ameans of prorhpi natace :50 that 'the ENGINEER VvErl not be prejudiced- and can act expeditious}y tn resolve any cfaimed defeo1s, deficiericies. =arfack'vf perfbrmance. . " . 10. AUTHORITY • • ' " - • - 1rs ehe clse of crariflicis beiaNeen the• WORK AUTHQRiZr4.T , IC7hJ TQrm,arsd iis ATTA7GHMEN~S or AMIENDMEN7S, kfie + io4fowing ❑rder sha11 prevail vu'stM,the higher dvcunieail~ lalsierg POtedence,o:ver a (JoCufrr►ent Eiste* undernealh. A. AMENaMENT to !he WC]RK AUTFlflRIZATION B 5PECfAL,PROVI3IC7NS lQ lhe WORK At)Th40FiItATIC1Ri (A11achvrterzt'"B")y G ❑ETAiLED DEStRiPTEON.OF V11ORK`(Attachmept `A"}, - ' ' , - ~ _ C3, Execuled WORK °AUTHORIZAT1flN form • - - . _ , 11 GENEFi1aL PERFDRMANCE PROVIStONS , . • " ' i A. 57I NORTHWEST, hetein• re1'erred tv as ENGiNEER, ag7ees-.tn perforrt`s profe'ssianal4 services-as ctL-scnbed in ° • this WORK AUTHOFtfZATfi7i+i imludiAg applicable'altaqhments for the CLIffN~, orrd if5e. CLIE~NT, agrees to " emp#oy arrd campebsate the EI~~INEER in occorrlante•4h 166 teCC?'~stqf the W.QRKAUTA[?RJZA~TlbN. , . B. C]uring the performante of-service.~ povered .pY'thi~'•1~1fOkKAU~F~OR7~AT4C7N.'thL sc~p6 af 1he.ENGENEER'S se+vices and coaapensalivii,therevn may 6e,as~fusl0J.bx rriu#ualiy`agre~d-rjpqr[ arrrer)ameni5. - • , ' ' ' ' • ~ F • ° r ia . . " . e ' " _ • C 7his 1N'C7RK AUTFlORlZATiOM.'shali be-governed,tiy~~~i'~ j+ids0idCi6u%Qf thb pr4iqel far" whrch i,he wQrk°-': ks beF~g periortmed or when 'theee is nv pt_o;ect sile, #tLen tfae ~r]r6diqGot~wh0e -ih)6,Wv'rk, is'p,~r#"vrrrroed. . , D. If, ihr-ough n❑ f"it- vf fhe ENGiNEE'R, vtiiork canteripfated uiide`t '}tY~~~lt1~[~Rl~;:~1lJT~iORd~1'i'i~N• e~i~lends'lvnger - ttiarr twelve rnonihs , f~-c~m, ttie=~fate of exec4tidq-,.'af t~id~'I~o~F~ ~R~T}~£~R1~*IbM; ~i6' uri~bflied, 13Ai16- rEz•(if., applicabl~], S~E G-EA~.- SER1~I~C~~ b~ilin9 rale~, ar~c~l~r• e~Cpen~~; -'i~ay. bey`~iG(~e~~~~ as~ ~nu~~ally agreecl- fv~ each ~ye~r the WC7F2K~A.~JT~ hl£7RiZAT1[~N terriqi~3~ in -e#fpct,'_~dst.t`fie ,f~'~~y4ar; tfl. rpf{~-~Jhe firacrepsed cost of .F . - • • dojng businest andlot' chang ed canditiQ'r)*`s. • _ . _ - ; , , • ' • . , z . _ . ._a. . , . , , . . - , ' ` • _ . ' . 5 E. TtIFS V1rC7RK puTFi0RIzATI0NiTiay•be- teCC~ir~aEed-byErie'C~IIVT-o~~m~f ~~!}~iNE~R'try g#~{~~ w~i~teh ~otrr~ . SeVei'Y' i~~},I'S'~Il a{~~f~,Il~f~ p~ ~.Fli'''tBl'fiT7E~l'd`flf}F1•_dsitd;,•t~y, r ,~ttYl`-agtee~~f;;;or•~is` 6=result.af subsianfiaF'fariure t~r - peri'odm in accprc!'arice ~rvat5t~iefierrlns~Cf thaV1iCr€2}~ A~7H~4'~A~~b'N,1aY.'ih~'ath~p~~t~r~~~trt~gh.ria fault af ~~ie,: - terminating party,-- Cfi,,gor a~y #~e~sbt~ ~his ![~K •~;JuI~Hfi7f~~~~i~lf)f~.-~S i,~:rrrEi'rjafeid; llJe"EfVd1,kE5R•sh-all be paid. _ for the exterii6f se'rvices p~rfbr,r'ned by~,fiifri to fh'eierrrtioaittih d;a~~, iri6Iudirlr~" FeiMbiirsabl&e3cpenses then due, , , . . • . . ' . - - : ' ' ; F. 7he drawing orlginuls,.electronic.filss,'sp'ec4fieativrss,tepcirls,'and°geri4~--ra1'prdleet.fa1es prvduced in.pursuitvf the: , wQrk contempla'1ed UndeF tlfi~ W+aRK' AUT!-3&RIZATlON'~~'ia#1 -te~ralr~ ~Rn,the prr~perEy' of tY€Q ~'NGi~4EER' Ths CL1ENT' shall be et7titledto one set of approv~c~ bIueline prints,.spCcificaiiohs,_r~:porls, appfi~abi~ tv, 3~i5 ' pariirukar IIVC?RC A1.1`1`Ht_~IZA"~{O~, 'as par# aF tl~i; 6AsiC '~~E. `~_he C~~~NTsha114 eniitlecf to aefslitional; copies andlvr second vriginals oi 0rawPhgs, speeifications, reprart's a~d"'prei4c:f ffles fv~ the cos# of handling and - M NVOIiK AUT146liI2A7`36N ' . • - . . - . • 'P,~'aE~OF3 , , • . ' • ° 3['~'~ 6e'9~49 , 10/06/00 FRI 07. Q9 [TX/RX NO 55261 . oct,o6 00 ❑8:1la STI Northwest , (509)534-9755 p.3 D' The CLIENT wi[I-he respi=, ~e to rriake piovisions for Ihe ~MGiNE_E ~931-accPSS in PriVate lands as may be . , req+sired to per#arm requi_r`ec: vices under this W{7€ZKAl1THORfZA-l-IV . E _The CLfEN7 wilr he resp,DttSibIe-fo~ ihe prepaiation anUInr,iegai r~vievu of-any cadracEs nr aIher.iedaB docirmenls whr~-,Rt_rnay be required in 06rsuit vf wprk contempWed by this*6RK A(jTHDR1ZA_f GON._ ti - F 3he' CLIENt wili advise hi5 ,obntractvf of the, cvritra6tor's 1`~5p9ftsibi[ity to-profect a!k 5vivey stakes, mvpumerrts, rna6kers, and'reference points: 7heGL1E~N7-=or, his cvntraetqr shall be resporisi01e tv noti(y the ENGINEER three _ working days in advance af the-ruquirerrient fvr lhe placesnent Q( '&or)sfruU's6h s4aKes, as-t)ulft suNeys aaidlor'- inspectians Whife rf as uinder51ovci lijr fhv ENG fNEER'and- the GL IE'NT lhat satualrons may arise whece ihree uvocking days advance noticQ`tri*y rroS,4e praCticat; ifie nntlces provision is esiabfished to aid in the determination of wh,ether aveiiime~ eliarges ar•e j6stifiet3,by 1~r~ ENi31NELR;' It Rs Cut~l~er`unders9ovd t~ra1 ar~ She cases whEre proper nofice•FS not practical,-1he ENGlNEE~. vviEE rnake.ever}i reasv~a4~le effoi3, rr~c4uding oaer-ii►rie hvurs: iv acccirrimbdaie tk~e GL1ENT'§ scE~e~iu1e.. . GThe CLEENT u+ri1l execute orl a iimely Eaa.sis- ali appcopijaie docurn-enis required pursuant te ihe tulfiilment of ihe ENG IN€ER'S and`CLiEN'T'S rE&po1i54b4l111e5 OFldf:T lYilS LfVORK I~UTHORIZATIC)N. - • VI 7he CLIENT ~MEIf pfoaide Iu1th2P•1Elfp`f,Ff12tI0n oC fBeS ❑f7 zi #4mely taa5i5, as requirecf. This information andlor fee may include, bul is not [oEted tv, the €allawing 1. Sewer T.V Tees • . - • • ` _ . - 2. Appficatiar► and proressingfees • ° ; . . . , . 3 Agency design reuiew fees '4 CoSt of priniing and mafCing documenls and reports ` - ` - 5 Otherfees n bt specificallyt disciossed'oIgewhere~in ihFS U'UC3R4C-AUTHDRf'ZAT[Uh3. k li 5h a11 be tne CLIE NT'S respnns"sbi{ily to, make arrangem$nt wilh- appr~priale uiility companies far fhe design and "snstallation nf utilil3es whECh 1Tlay be requir6flo be inslafleii' concurr~[~# wilh street, stflrm drair~age, sewer, water • or other f~acrli3y being desigTne,di andlor inspected -by lne, ENGENEER. Said utilities snay incl~ade, bsat are not . Ii[ed to, eleGirFcal power serv9ce, 1ele~ahdne s~ivic~:•~abie ~"V•~ervrce,~r street lighting. ,J. ft Js specif9cally unoemivod khat.'lhe tLi~N-t has -naf rslained the,ENGINEER as a constzuction manager responsib9e iof dGrecting the~GL1ENT"S G6nifa+L'tof.anotoF sG}ledllltllg GofiSlFi.PGtIoCl a£LiYIftES The CLIEN7 shaii be respansible to prvvidt hES con4ractors with currerit;apprvvod plans aild specificatiQns. _ ' . 13 Wc7RFCiNG H[]URS AND {JVERT1M~- • . . . ~ . , _ ' " - ' - it ts understovd fhat th-e ENGIN~r=KS regular Warking i~oursTocvll"of hi5 em p4oyees is eight hQu rs per dayanci farly haurs per weeK. Cess' parci°haGday haurs~ vvhfck►~ rrray, oer"ur.in 'a par!"scular week F~egitlar work days are.'filiOncfay (hrv~io Friday. _ The ENGiNEE{~'S esta~+)isl7e~i, paid hal~days are • as' Soila~vs," • New Ye~~"s ~)ay, Washi~so4on's - Birthday,'M~srraorial Day; i~i~-ro~ar~h of July„LAor aayjfSank~givirrg, and•Chr"i~*(nas. . . . . ` . W~en, at_tihe discret'i❑ri of the CW3INtER,--t-EWG_INEER°Scrtfice-`wid# uvc?rk ~oad ieaches alevel where mvre than . regijlar warking hours are-requiredl.tq.ac~~~iplisYe_.1h6.Wo4- nrr`wiitiiefiy ~ass;,and"vvYien the CLIeNT ha5 gfven•prvper . - rrotica of wvrk tv be ~~rfofrrrqd, thi `~'aEN1.~C#~'~a}~~'~~ pEdyees ta wvrk 9r1, excess oT the regulor . _wvrking.hodrs and ph9cg6 foa ill"wor`k a't31ye r6qu1ar Warkin~ Fiv4rftilling srat~. ` _ , , ' QE , however, the CLiENT fails, ,{o ~iv,ce ptopernatice af wic~~ #v~~~ per~`qriT%;~ vr't,~e'us~lume afi wtsr'k-fv fae,perftarrr~ed is • obvivusEy in ex~ess of=vvhat-ca~~e-,•t~~ regul~~3NVr"9 hours avaifable given ihe EiV61iVEER'S .-nvrrnai"manpnWer-I6uel; 44en tPier ENG l~~EO.~rnax. requjke'hi!~ L~,molay'eeq`•fcf Work- in exce,55 nf f~e reguiar wrrrking, ° haur-s and charde th0 CLI E14-r far ~Pi~•exc~ss'~{oars at arr 9veiti{m`s rategctf'i :5 times the regular biEding rate: . ' II is understovdrthat_ihe E~GMEf~~':~'~.~'f~.~~?cSl~ SER1LJ~ts apd:Qlie hvurl~f rates tor SPECEAL SEf~V1CES is based .aa~- t7eirrg able, t~ ~erfdrrra.nearl~ atf worEc..oresposeO ~ ital~: 5hRS, ~af eIt~ht,h[~ur,- or rr~nre :-if ~~ir reasaqs lbexnna - the c~ar~tresE of fhe ENGBNEERi hjs suti~tsntial6y in ~ight hourshifts iheii the ENGIN_: ER',5 FEE may be~reoeocfliOtod ~Q ail" 16F-vve~rrriea p~yrMes_•, . - - , , . _ , , • : . - ~ _ .-r ` - 7., " . . ` . - - sn,WoxK a`=Oxtz.~aTsvN . - - • . PACr: s ct s - • - - • ` - ' • • . • _ . , . REl' 6,9l94 ' ' , • ' . , • 4 _x ` ' , • ' ' y • . ' ' • ' S ' 10l06/00 FItI 07:09 [T%JTtX NU 5528) Q~~.~~ oo ~~:12a sri Northwest (s09)534-9755 p.4 . ~ V11QRK AUTHORIZATlDN ATTP►CHMEN7 "C" NOTlCE TD OWNER QF RIGHT TO CLAiM A LIEN ZNlP(]RTAN7: READ BO7H FA►GES C?F THiS N[3TICE CAREFULLY T{]: mnrtlmest Ref.1peduarnrs To: Chris Venne awner AgentIContractQr FRaM: CLC ASSDGlATES, INC. ❑A7E_ . 16, zono PFZOJECT_ Dishman Caumons Tnspeetian PROJECT C-70-5400204 TNIS IS NC3T A LIEN: Thzs nvtice is sent to you to telF you who is providing prafessional services, material5, vr equip[ment for the improvement of your properly and tv advise you of the rights vf dhese persons and yvur respansibilities. AIsv ta€ce nate that labvrers an youc prvject rnay claim a iien without sendirtg you a natiee. OWMERlC]CCUPiER aF EXlSTING RESIDENTII4L PROPEFtT1(: Under Washing#on law, thvse whv fumisFa labof, prafessional services, matedals or equipcnen# far the repair, remodei, or aftsrataan af yous owner-nccupieci princ'rpal residence and who are nat paid, have a right to enfvrce their ciaim for paymenfi against yvur praperty. This ciaim is knvwn as a rtrns#ructivn lien. 7he lavw lirnits the amrrunt thaf a lien claiman# can cfaim against your property. Claims may vnly be rnade against that porticxi of the confract price you have rant yet paid to your prime contraetvr as of the tirne this notice was giuen to you vr three days after this natioe was mailed to yau. Review the secvnd page vf this nvtice fvr mare information and ways tv avvid 1ien claims. GDMIVfERGIAL ANF?1OFi NE1W RES!DENTIAL PR9PERTY: We have or wifl be prcaviding professionai servir.es, materials, ❑r equipment fvr the impravemertt af your cOMinercial ❑r new residen#iat project. ]ru the event you ar yauf cantractvr fail to pay us, we may fife a lien against yvur prop+erty. A lien may be clairaied for all prafessionaf senrices, materials vr equipmeant fumished after a date tha# is si3cty days before this nvfice was given to you or maited to you, unless the imprvVement 4v your prvperiy is the construction af a new singte-family resicfence, the17 te!'1 ifa]fS bQfofe N5 nC1tICe WaS gIYECF fo you or mailed to you. ~ ~ 1MP+DRTANT INF+DRNlATIC]N {]N NEXT PA+GE A'FTACHfVIENT C PAGIE I aF 2 10l06/00 F[iT 47:09 ITXlRX NO 55261 pct•06 00 08:13a STI Morthwest [549]534-9755 p.5 K• SENDER: GLC ASSaCIATES, INC. ADDRF-S5: 707 W. 7TH AVENUE, SUITE 200. SF'OKANE,INA 99204 . TELE'PHONE: (509)458-6840 Brief descfiiption of prAfessivnal services, materials, vr equipment prvvided or to he p;ovided: Prnfessional engEneering and re4ated senrices. - Il1RPOR,TANT INFC7RMATIClN FaR YL)t]R PR4TECTIC)N: `fhis nc,4ice is sent to irrform yau that we have or w►it1 prouacie professional senrices, materials vr equipment feF the imprvuement of your propeity. We expect #o Cae paid by 1he person wh❑ ordered aur secvices, but if we are not paid, we 1iave the right 4o enfoFce our ciaim by filing a construction lien against yaur praperEy. LEARN mvre abvut #he iien laws and the meaning vf this nvtice hy discussing thern with your contractor, suppliers, Department o# Labar and Industries, the frm sending you this nvtice, your lender, or your attvrney. COMMC}N METHODS TQ AVC]tQ CONSTR'UCTFC3N LIEN5: There are seVeral methods available to prQtect yaur prQperrty from canstruc#ron tiens. The fvlivwing are two vf the mvre commvnly used methQds_ DllAL P'AYCHECK (Joint Checks). 1Nh+en paying your cantractar far services or materials, you may ma'ke checks payable tv the cantractor and the frms furrrishing you this notice. LiEN FtELEASES: Yvu rnay require your contractor to provide lien releases signecf by aFt the suppiiers and subcontractvrs from whom yau haae received this notice. If they +cannot trbtain 1ien reieases k~ecause you have nv# paid them, yau may use the dual payee check method to protect yvurself. YOU SHDULa TAKE APPFLOPI4IATE S7EPS TO PFtOTEC7 YOllR PRC]PERTY"FRt]M LIET+1S. YOl1R PRIME CC)NTRACTt3R AND YOUFt CONSZFCUCTION LEAIDER ARE REQUIRED BY LAW T(] GiVE YOU WRi"FTEN INFC3RMATIC]N AB[7UT L1EN CLAlMS. IF YOU HAV'E NQT RF-CEIVED f7, ASlt YHEM FUR IT. AYTAC!-IMEMT C PACE 2 4F 2 14l06/00 FRI 07:109 [T%/Rx Nf? 55261 . oct.06 av 08.13a sTI nortnwest (,509)534-9755 p ~ 3 NORTHWES°P SOILSy TESTJN5.7 & INr2~ECTIQN WORK AUTHORIZAT1{?N ATTACHMENT "A7 DE3AILED aESCRIPTlON OF V11ORK (8112100) Dishman Gvmmvns Cpns#ruction Inspectian (3,076 l.f..vf Raad lmprovernents, and 2,507 I.#. of Rublic 5ewer) S71 41torthrnrest W.O. # S000204 STI Narthwast wilf perfarm constructian inspection and material testing servrces as vut4rned beEow and charge fvr said servirQS on the basis of time and expense. A. RC3AD and SE1NER CDNSTRlJCT1C]N tNSPEG7IDN OF: 1. Earthwark and subgrade preparativn. 2. Placemen4 and cvmpaction of aII basa materiaf, and pavement, 3_ PEacement and compaction af sewer backfll. 4 Verification of Side Servicss, and marker pvsts_ S. Curb and sidewa1k installation. 6. arywells, inlets, snd general facilities. 7. Tempvrary drainage facifities. 8. Erasivn confrol. - 9. Coardinatian with 5pokane Coun#y. - 10. Preparativn and submittai vf street and drainage "Recard Qrawin9s", prepare and submit sBwer "Record [3rawings". 11. Soil and materia3 tes#ing far campaction ancT backfill fQr items 1 thru 5. B. Dir-ect Ea.pense 1. • Miteage at $0.30 per mile. ` - 2. Reproduc#ion vf prints. 3628 E. Ferry •Spokane, WA 99202 • F'hone (509) 534-3711 • Fax (509) 534-9755 - lorasloo FRI 07: a9 [2XrRX NO 55261 . Oct.06 00 08:13a STI tiorthwest (509)534-9755 p.7 - r°1 Inspection page 2 2. gESCRIpTIOiV 4F WORK Inspectivn by 5TI Northwest persvnnel or other agency personnel sha{f not relieve the cQntrac#vc of his respansihFlity to cans#ruck the facilities covered by #his agreement to the line and grade shown vn the ap,prvved pfans or as staked by the engineer. 7his con4ract agreemen# does not incfude canstructian management, scheduling activities, mr preparation of irrigatian yRecard Drawings" as requiTed by SpQkane County for fnaC acceptance of the streef arad rirainage plans. . 1 . The scope vf #hese cvnstruc#ivn engineering services includes: A) Periadic observation end repartirig of specific canstrt.rction activities an fhis project whirh include; Sernrer, Subgrade, Bases, PaVement, Concrete Curb and Gutter, Sidev►ral#cs, Starm Drainage, and MateriaF Testing; 8) Maintenance af a!t constructivn recards related to constructivn aciivities outl[ned in paragraph "A" above, ►nfiich may include; daily inspection repvrts, manufac4urers' certifications, material test reparts, and correspandence; C) Assurance that tha cons#ructian vf the roads and sewer is according to the appraved plans accepted by the Spakane County Engineer, the Spakane Caunty Utilities Departrnerr#, Spakane County General ProVisiQns, the 5fandard Specifications, and applicab#e pvrtivns o€ the Vi~SD0T Constructivn Manual; D} DeveEvpment of Pvst Constructton Record Drawings far Sewer, 5treet and Stvrm Dralf`1age FaC1IIt1eS; it is understood the facilities inspected by firms other than 5TI Northwest wil[ be certified by thvse firms in a form acceptable to-Spakane County; E) Coordination of th+a tvs#ing of canstructian materials for campfiance to the plans accepteef by t'he Spokane Caunty Engineec, 5pofcane Cvunty General Prvwasions, the Standard Specifications, and applicable portions of the WSDQT Cons#ruction Manual. 2. Prior to acceptance vf the sewer, rvads and drainage facilities by Spokane County, the Engineer shall submit ail canstrur#ion recvrds and the Recocd Drawing #v theSpokane County Engineer, and the Utilities Qepartrnent. 3. T'he effort #v camplete inspection and r,,ertificatians in accordance with 5pakans Cgunty requirements varies widely and is c6vsely reiated to hvw welf your c:vntractvr pfans his actlYltleS, communicates wi#h aur inspectivn staff, and the quality vf his wvrk. A pre- csanstruction meeting with the contractvr, project spvnsor, arfd STI sta#f is strvrrgly recQmmended privr to cammencement af any oonstc'urtivra ae;#i►rity. This ranse#irag will be hefd to deterrnine the schedufe, clien# ran#act, owners representative, arad payment respvnsibiEity fvr re-inspeckivn charges fvr incomplete crr inadequate work 10/06/00 FRT 07: U9 [T%IR'~ NO 55261 .❑ct.❑G ❑O 08:14a 5TI Narthwest [5091534=9755 p.8 • . - F--~ InSpQGtIQn _ pagB 3 ~ The svil and Tnaterial testing is billed Qn a time arrd expense basis. A man#hly invgice will be prepared and sent to yau far the inspection and materials testing. The amount of testing is irnpassikale to anticipate, and wifl require y❑ur contractor and constnuction rnanager to coQrdinate with aur inspectian department. As yau knaw, there ace sorne svil and material testing guidelines required ay Spokane Gvunty, bu# the requiremen#s are onfy the minimum and additional testing may be requirei. STl Northwest requires 24 hvurs notice privr to any constructivn activity. _ The serv€ces described herein wili be perFarmed as needed and billed an the basis af #ime arrd expense as outfined in tha maacimurn haUrly billing rates by j4b ciassification included in the Wark Authorization. We estirnate the cast vf inspection sen►fces as outiined abvve to be approximatety $92,€155.04. NorthWes# Regional Facititatvrs shatl alsv inciude prov9sions in their constructivn cnntracts to back charge their cvntractqr for the cnst of 5TI services whicti may be required for re-'rnspectian ar re-festing of facifities which failed to meet the required standards. Bil4ings f❑r said re-inspections wdli bs carefufly identified an STI's billing to Narthwvesf Regivna! FaciEitatvrs. Northwest Regionaf Faeilitatars wiil be respvnsib1e to laack charge their contractor. It is aIso understood that nv work shafl cvmmence wifihin any pvrtion vf fhe prapossd 5pvkane County Right vf Way withaut first obtaining a wriften permit and apprvved plaras frvm the County Engineer. It is alsv understvad that any prvject facilities constructed without adequste rnspectivn and documentatian by 571 Narth"st will bQ removed and recvnstructed in accardance with appraved project p4ans and Spokane Gounty Specifications, ear STl wil6 nvt be respansible #or pFVject certificatTQn ar submissian of recard drawings to thQ Cvunty EngEneer. 10/06/00 F€iT 07 : U9 [TX/RX nC} 55261 • Oct•1016 OD 08:14a 5TI Nmrthwest d-Knq4534-9755- P.9 - • • - - . ` • • - ` . . . • , - -Al1THDR1ZAT16N: TPtt, ~4 of fepr[duclici_n af 5aid acldifflvn6l dacu,y-Yjls shall be.in additivn to the BASIC FEE. Eleciranic files cr~a#ed, ihe~. ENG1NE~R +n .the.:produetinn n. .e CLlENT'S wc~rk c~,nta9ns p'raprietary . informatJqn"whi~h i!~"Ihe so1e propeAy o)f tlie ENGINEER: E16ciranic files s611 #e lhe sole property of ihe ENGENEER 8nd wil# be relea-sed lv:ilia. CLIENT [ri lhe CLIEMP$ agei1l SoIe.Ey at Ihe discretion bf Ihi? ENG INEEFt. G Pn the eveht ttia{ ;thp GL1~PV"r ~pr~Vid~s', e~rvt~~q~is,°;nforrr~~tivn tv the ENGI`NEER, or revises infarmation previousiy pr'avided.'creatira[g a siluaiivn, where the- F-NGINEEER.h" perFnrmed wofk lh at ni ust be ~OYreCled by - ° l~~ ENGlNEER. iheh a!1 ',1ruen w[3r- vwilr be bilted to #ht- CLIF;NT as ~5PEG3AL SERVICE. Et rs furlhet understorad lhat ihe CLEENT shail hold'1he ENG1NEER HARMLE55'frmm' aE9 riabilities, which map accrus to the ENGfNEER , . as a resulf of 40_errv~eDus irr royised infvranatian... ' • . " . . 12 ENf;lNEER RLSP+GN5181l.ETIL~' R. The ENGiNEER vyilf act as ins CL1E1G`f'S-agent with respect #o ihose phases 4f 1he prvlect to which this WDRK At1THgR lZA7IOht applieS_ ; _ , . - . . B i"~e Eh1GiNEER-Will perfailif,his work in a timely Mar~ner„ b~rt=i~. is_agreed upvrr beiWeen lhe par#ies Io this WC7RK AIJTHC]~'L~F+TfL~id that •the ~NGIiVtER is r~ot responsible -ior delays cause+d hy Taclors beyond his conteol, tif, by iamis wh4cka° could not reasonahly have bt-en fareseers at the time lhis WORK AUTHORaZATdON was execuied Ii. is agr4ped-thai"'fiepelyr manner" shatl,rrtiean a lirroe irame raughly equaE tv ihal taken by other engineers o rasrmilar prviecfs unde~,,*nil,ar-conditicins. requiring simitar approvals frotn strnilar agencies. ' C. 7he ETdGINEER wi9i peri"vrsn b9s wark in ac:ccrrdarice aviih generaliy accePted professiohal 'practices aiid cn •grucorda nce wiEh avaiiahle pubiishLsd,sfandarls o[ appror+ing age ncilos and makes n❑ vther warranty. ' D. Ei is anderstoad thai the ENGfNEER si-eali De respansihPe far-seNices prouided by personnel irr ihis direc4 ernplay and that lhe ENGINEEFZ`does not g6ar,anlee Ihe perforenance of any ather canteaclor assaciated with this project, E: 4i is understovd ihat ihe ENGINEER is riot respon*+ble for drecting the CLIENT'S. canlcactor or fnc scheduling canstructeoil ac;iaities. F 1S is understood that ihe ENGINEER shall not be respodsibRe to cnordinaie with ui2lity companies for the design and insiallation o( eIqctrical senrice, te1ephc7ne service, cable TV service, si'reeE liyhtitiy ur ailter uiil9Eies wiircfi the QLIENT may requite.. CLiEfVT RESi'Q.NSiBfL.fT1ES . A. The Cl.lENT Mil proyide° an; cnteri~ arid fu1i irit6irm0vn a5 td-his requicerrients trsr the prvjec,11. 7tie CLIEdVT wili , assist ihe EfVGtNEER.:b0_pfa0iPq, . 'at.his: disPp;;6!° all'ae+ailabjewritten daia per#it)ent do the site af the projcct incEuding ptevivus repvris,'cQrrespgnd~nce wRi~'~tibllc Qr private'agei~cies or indir~idua1s„ tbpographic rnaps.of Ih~ pralecl area, perEir~ec ~baurida4y'suevey$ artd,.right;vT-wa}i;surveys~, soils repvrls. Protecliue covenanfs,-and - any_ otE9br rnat6rihy ot a:techrucal ~ature, ~ieriln~nt ia Ah+~ prvj~cf _siZe wtiicii an~y be requirec~_ ` _ . . B. The CLIENT wilf exa~ke el~ ~s, repcreis, sketche5,- sp6cifica~~vns, , drawiiigs, aqreemenis and Qther " LiEiJJT;- =Tne=.pLIENT will give prornpf.vrritten nalice #v the docur~5eritS' presented by t~ip ,~E~GjNEER I.a th~- c tNG [N EER~ whenever fio- rrb5qiv-65 pr-at]iei~+rvise,~e_vnmes awQre,af idsfsct* p~rtair~ing io tG~eE~1G 1NtE€~'S w~ork vn the prnjept. - - , _ . ' . . ` . - • ' , ' _J . . r.. . . ^ . Within 30 days _afti~c ~thp.ijivoice- d~te,:vf any inVOice seint by.;€he"EIVGI NEER to the, CLI~NT pursuar~t to lhis VV►~F3I' A'L1~;E-i[~f~1ZAT6Dry;• tt~e ~~fE iV"~shaiF,gii(e?wCi~ten 6+atic~: tr~ the ENGiN~MF~.of-ar~y clai~ed ~e~ci~nciss, ' d"efects; vr lack aVperPoimatOce'.'~i#.b_ respecf,tv ~striiices: cQaerei~ by-said Jnvsrice;'°athenn+iss, jD0ynient for said services shail he due~ a~c~ii~g ta thettns- .af theWC]R)~-AU'i''kI6RIL4`f3C~~[. The }~urpose-af tkiese prov'ssiQrrs •ar6 ta pravide 'a'xiEz~ris i~1 ;prompt,notice~ -~ca lhe •EI~61N8~so 41iit •he will n6f 8d pfejuc~~ced and can,act • , expediti€~~rsly.le ~so{v~ a~iy-cla#rriee~`itefeiti, ilefcienci~es;.orqt pg~fa~r~ancs.- - • y ° J - • • - • F { y ' d Y • n ' • , - ^ , ' _ • C_ The CLIEN7' wifl deoigyi.~te 3ri .wfiti'riatix. ,pvrsvr# io':act as his. repreSeniaifve Witfi respect #o iFte ENGlNtEF+'S s4nrices to be ,perfot~'nea vpdat this WaRK ALITHDRIZA"i`iC.]N. 'Suicb, pe~on shall have aulfiaF+ty trr t~'ansmit irlsiruction5, receiVe inf6rr~ratior~=fo#'tfiie~~6CtEi~iT,•receive and,~ed9eVV-tFi1e E[yGlNEER'~; 9hyoicqs, and 9nterpfei _ and define thE CLIEP!T't ~oliCieS and decsiari5' Vvi#h• rssf)iie# tb ihe ENGIhfEER'S senr9cet cvvsred hy ihis _ WORK'AIJTHC7R.fZA7'IC)N. • , ' - - . . " , , _ - sn wOxx airrxnRIa,AfirON • . PAGE;4 OF 5 ` - , . . RE6:9l99 14/06/00 FRT 07:09 [TXIRX N0 5526] • Oct. 06 00 08:15a 5TI Nvrthwest [50S)534-9755 p.10. BFIStC SERV1CES AND SPF-'%L 5EFtVICES _ _ ` . Engineering 6AS1C SPRV1CE5 shall 6e #hase sers+ices'which are wslf defirYed al the tirns of'execufinn Of.lheVYORK . AliTHOR9Z,4TiQCV and- fvr whicti•5T1 hf4rthWest„ hervinafier referred 3o as (he ENG4hiEER, can estab1ish a foxed fee . maximum Dutigel io periorm-BAS1C -SERUIGES, Unless -o#hetwise rioted, ihe BASIC FLE shafl reptesent fule compensatinn for perfarmance of 1he §ASIC 5ER1fiGES oh a ane time arrly hasis_ The ENGfNEER may perf'prm additionaF services in adt#ifian fo the 8ASIC SERV~d'ES vvheh_lhe scope of the work requlEed exceeds 1he.BASEc , SERVICES puffined in this 1►11hrk' Autharization, when appiicable, _ancf fttlaornent ",A"_ Yhese adqitiorrsl servrces sha11 be re ferred to as SP~CIAL SLRViC ES a nd shal[ be.perfvrmed as needetl'or as requOsted by itre CLIENT nr his agent on a i'srne and expeqse basis.- SPECIAL SERVtCES FEEs based ❑n. firne and expense shail mean that ih0 fee cha rged as camputed based ari the tv1aF number of hours requjred by each, emplvyee to accgrriplssh the cequired wark • plus an aliowance for overhead "and proiit, pius expenses direclly attribuiabfe tQ the yob as outlined below. Fees charged for SPECfAL 5ER1f1CE5 shail be iin addrlivn to IYieBASfC FEE. 6. FEES FC31R €3A51C SERV1CE5 . - The ENGlNEER wifl presenl Zhe CLfENT'wiih an tiemized invoice each month ivr BASEC 5ERVICES pe►fvrrrsed #he previaus month The amount-of the BASIC SERuldES FEE ch~rged each sraflnih sha91 be based on.amounf of time and expenses expended each rrronth bui-the aggregqfe of aEl$AS-IC SE RVkEES FEE-S ch arged on monihly inuoices OaEP rivl exceeci the tatal BASJC SERViC153 FEE auEhorixed ilerein. . 7 FEES FUfi'SPEG1AL SER11ECES - • - ' _ When tiie seF.rsces provided by~ the ENG1NEER. are rioi jnCtLided in the BAS1C SERVICES description vf 1'aork, #hen the work wifE be biEfed tv the CUENT as SPECIAL SER}CEI~ based ❑n the arncruni of time and expenses expended each month tv peiYarrn ths SF'ECfRL SERVICES. • • 8. CC7MPUTATIC7hE [3F TEiV{E ANC3 EXPENSE ° - To campuie the T6ME pvrtion af the fee, lhe intaF num6er at-hours requireti by each ernplayee io accomplish the required wvrk shatl be rnuliiplted by each ernplcryee's jcsb c2assitication hourly billing rate. 7he hasarl}+ krilling rate shadk incfude fhe cvst of wages, PaYioll taxes. persana! property taxes, empfvyee E~en eiiEs,.oifiee rent, teEephone charges, - rvutine pastage "expenses, check pr9nis and document-s9ze cvpie.s used iniernally la pr❑dvice 1he work, depreci~iiun af equiprneni, misceflanevus affice and drafting;su~ipE9es, cor~aputers, plotters, survey equ9pment, sa#Lware, VehECU3ar expenses inckirred within mefropol~tan 5~icafcane.vr Ccseur d',4lerae aPea, adrszinistratixie averhsad, and pr'vfi;. ' - "fhe r6►axirrzum liourly tiitling rates by jab cla5sification are as follrrv+rs; . ' Job Ciassiticatinn Haurly BiElino Raie ,1nkeClassiftcaGon HourFv Billfn(i Raie . PnncipaF Engineer •~u~y~G~ac~rdinatorl0eslgner 64.OC1 ° F'resject.~rrgineer 90.d7a , • ~rafts~arallnspector 50.00 • _ `QL-sign Engineer • • 7D.00 - _ , 2-[Ulan survey,Crew wlEquipment 81.00 r .lunivr Engineer , 60.00 32.60 - ' S - . - . - The EXPENSE poTlion of #Ke fee will be-Tor ❑u# of Ovcket E3SpEN§IHS drectly ehargeabieto the.project. . Examplies ' of E7CPEiVSES' wvhich wi{l b$ charged in'addition.to charges #or time ar+e -as fvllows: • • • , . ~ , - , . . - . A. Use of equiprnent rented espect'ally toY itie project in queslion wilE be charge at invaice cost pCus 15%.. - . B.. Trav.el reaated #o tlie ptoject vulslde Ehe craetropalit4rr Spokane v~-Cvdur d',41ene area wtfE be charged at $0.50 per - ' rniie. , ' . ' • r ' • , • . C Per diern E??CPEN5E5 faF IraWe4, lodging •or meals fuf 87l Nbrthw,est. employees when presence ❑F erripfvyee is ' reqwired ouiside th.e metropo{itan Spokarle ar C:oeur d`AAene area wa11 be charged at cvsi plus 15°/Q. Q. _ Pnnts ar-documOt size copies produced tor t4e use of CLlENT pr his agents yvilr be -charged at ihe folfiDwing " rates: Biueline Prints (24)6e} =$4.DDIsheei; SePiai 211d C7~igi~~}s [24X36]°= $10.0[}lslieet; avcvil7eril Si/-e cuPY ' . (8 5X1 1 or B.SXI 4) = $0.1 SFsheet- MatQrial dtrecfEy atlributed. to the pl'v~ect 5ucfit a$ maps, surirsy stakes, survey monumenfs, monument cases, a etc., will be charged at, cast plus 15%. ' . . • . F. Fees or 1~XPENSES paid k,y ST! Narli~vvesE on Nhatf of-thelCLiENT wili be charged at ecasi pfus i 5°/0 - ~ , • ' s2l wcrR€ nvtz-ivFIz.A-aivN ' . s PAGE a vr,s . • • , REY 619199 a.oras/va FRI 07: os [Tg/RX rtO 55261 SPQKAIVE VALLEY EIRE DEP►4RTMENT 5,pokane County Fire DJStrrct T 10314 EAST SPRAGIJE AVE ■ SPOKAINE. WA 45206-3576 •(504) 428-1700 • FA?( (504) 892-4 1 25 R. Piaf Humphries Chiet JUCIe 20P 2000 do!~~ DeSC110nd CLC 10►SSoC~teS 707 V'~est T 5uit4 ?d0{} Spakane, WR 99204 SPOKANF c°ur4-vr ~NC"NEI-11 RE: ❑ishman Commons 7g35-3 Dear Mr. Desm❑nd: The Spakane Valley F'rre Depar#ment w€iG require the instalfatian of twa new fire hydrants at ths fallawing lae.ations: 1. SW comer of 16th and Herald 2. NW carner af 17t' and Herald Access is adequate as drawn. Sinr.eref , . ~ KeV1I1 MIf7Br Fire Inspector KlVlldc 9 ti OFFICE OF THE COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON TO: BILL HEMMINGS FROM: DAVE BERTO DATE: October 17, 2000 SUBJECT: BOND ITEMS P1859 DISHMAN COMMONS The bond for the above-mentioned project is for the following items: 1) Al1 the items on the approved road and drainage plans. ~ - ~ ~ ' ' • 11 WashingttanTrug Bank Internatianal Banking Department IRREVOCABLE STANDBY LETTER OF CREDiT ND. 24316 DATE: QCTOBER 12, 2000 AMOi3NT: $24,925.0[} Spokane Cvunry Engineers 1026 W. Broadway spakane, wA 99260-0170 Attn: Ed F'arry, P E& Bill Heminings, P. E. Genilernen: We hereby establish aur Zrrevacable Standby Letter of Credit No. 20316 an your favor for the account of GREENSTONE CONS'I'RUCTION, I..F..C., 707 W. 7' Aue., Suite 320, Spakane, WA 99204-2833, up to the aggregate amount of TWENTY-FOUR THOUSAM7 iVINE HUNDRED TVdENTY-FTVE ANT7 N01100 --------pollars ($24,925.[)(}) U.S. currency, available tay yvur drafc(s) drawn at sight on us and presented to Washington 1"rust Bank on or before C]CTOAER 12, 2001 or any extended date covering P1859 - Dishman Cvmmans and accompanied by the fallowing. 1. A signeci statement from Spokane County Engineer's OfFfce reading exactly as follvws: "I, the undersigned duly autharized representattve of Spvkane County Engzneer's Dffice, hereby certify that the draft drawn under this Letter of Credit represents thiie amaunt of maney required ta cornplete the construction inspectian of roadway impravements mcluding grading, gravel, paving, curbs, sidewalks, storm draunage, dTaldlage 5Wale5, rnonumenTs, sfireet signs andlar other work as is mcidental and related theretv in accordance with the drawings and specifications as submitted ia and accepCed by the Spviar►e Gounty Engmeer's Office and the iternized Band SunLaiary dated October LL, 2000 an fi1e at the Spvkane Caunty Engineer's C)ffice." 2. The original of this Letter of Credit. It is a condition of this L,etter of Credit Chat it shall be automaticatly extended, vvrthout amendment, for an additional period of ane year fa'am the present expiration date ar each future expiratian date, unless we haVe nvtified you in writing nat less than thirty (30) days befvre such expiration date, that we elect not tv renew thus Letter of Creciit. All written notification shall be sent via registered rnail. All drafts presented under tJhe credit must contain Ehe clause "Drawm under Washsngton Trust Bank L.etter of Credit No. 203 16". Washingtnn Trus[ FinanCial Center P. f.], Svx 2127, Spokane, Washi:igtvn 99210-2127 (509) 353-4109 Fax (509) 353-3405 Spvka,ne Caunry Eregineers Tffevacable Standby Letter of Credit Nv. 20316 Octflber 12, 2000 page Twv of Two Any and all banking charges, ather Than those of the issuing bank, are far the accaunt af the heneficiat`y. We hereby engage with the drawers and bana ide halders of drafts drawn under and in compliance with the terms vf ttiis Letter of Credit that the drafts will be tIu1y Monvred upon presenratian and delivery of dacwments, as speci~ied, TQ WaSbli1git3I1 TNSC BariIC, Internatianal Department, 717 W. Sprague Ave., 10th Ftoar, F.Q. Sox 2I27, Spolcaxie, 1Rdashingtou 99210, vn or befare QCTQSER 12, 2001 or any extended date. AI1 drawings under this credit will be governed by the Uniform Custvrns &Practice for Dvcumentary Credits (1993 Revision) Internatiunal Chamber vf Gammerce F'ublication Nv. 500. Sincerely, lenn:eth J. Hill V ice President KJH.rr ~ r f S F' C7 I~ A N~ C C) LT N T Y L]IVISIoIV OF BI+iGIlVEER]NC AM] ROAdS A FkVISTdhF C7F THE PUBLIC WORKS L7EFAATMIIV°F fal7lluy 21, 2003 Washington Trust Bank Washuzgtvn Trust Financial Centrer PO Sox 2127 Spakane, WA 99214-2127 Attn: Intezvatiarial Banking T)epartment CCriS ~Y+scf3F a°z RE: Letter of Credit release for ~f Dishman Comnans. (P 1$59) I]ear Sir or Madam: Please be advised that the Letter vf Credit # 20317 dated []ctober 12, 2000 issued by yaur company as surety for Gonstruction of roads and associa#ed drainage facilities for the above-mentivned plat for Greeasfone Constructian, LLC. in the rexnairiitig current amount of $36$,100.00 may nvw lse released in full effective irnmediately. This final release slavuld clrase uut the ahave refereneed aGCOUnt. If yvu haVe any questions, piease ca1F me. Sincerely, Jahn Hohman, PE T3eVeiapment Services Engineerl`Manager cc: Green.stone Cvtistructian STI File 1026 W. Broadway Ave. • 5pokane, WA 44250-0170 •(804) 477-3600 FAX. {509} 477-7655 (2nd Floor) 477-7478 (3rd Flovr) • TL7C7. (50) 477-7733 S PC> A 1'q 17- N T X DI6+ISION [3F EitiICINEERIAIG ANLY ;ROADS A Di[aI510N OF TfiE PL7BLIC WQRICS I7EPARTMENT January 21, 2003 Washington Trust Ban1c Washangton Tnast Financial Center PQ Bax 2127 Spokane, WA 9921 d-2 12"7 Attn: Tnternativrzal Bankirlg T]epartment RE: Leiter of Gredit release fox inspectian of ]Jishtnan Cammvns. (P 1859) ]3ear Sir or Madam: Please be advised that the Letter of Credit # 20316 dated October 12, 2000 issued by your cornpany as surety for inspection of roads and assaciated drasnage facilities far the above-zx►enti4ned plat for Greenstvne Construction, LLC. in the remaining current arnaunt vf $24,925.110 rraay now be released in full effective immediately. This final release should close out the above referenced acc4unt. If you have any ques#ivns, please call me. Sincerely, Jerhn Hohrnan, PE d]evelopment Sezviees EngineerlManager cc: Greenstone Ganstruction STd FiTe 1026 W Broadway Ave. * 5pokane, L+VA 99260=0170 o (5D9) 477-360[} FA74 (509) 477-7555 (2nd Flaar) 477-7478 (3rd FlQOr) ■ 1`T)[]• {509} 477-7133 . ~ - P1859 - C►ishman GomFnvns Band Summary 18-oC#-o1 16th AVe (SVUth) construction $59,800 • inspection $6,500 16th Ave (rlvrth) construction $56,300 inspectjon $5,800 FeltS Rd construction $57,6[}0 inspec#ion $1,$[]0 affsite Pathway construction $3,300 inspection $1,275 Pub4ic Roads construction - $177,000 inspection $15,375 17th Lane construction $102,$40 mspection _ $5,450 Herald Lane construction $39,800 iraspsc#ion $1,400 AIley construction $48,500 mspectivn $1,700 Private FCoads construction $i91,140 inspectian $9,550 total construction $36$,140 inspection $24l925 $393,025.04 2- 0 7,i 78)60s" oaa ~ V1fashington Trust Bcink AMENI71VENT ~02 To ~0 1902 - 2002 IlZREVOCABLE STANDBY LETTER (]F CREDIT NO. 20317 I7ATE: dCTC}BER 29,2001 AMOliNT: $79,000.00 Septernber 16, 2402 Spokane County Engineers 1 026 W. Broadway Spokane, WA 99260-0170 Attn: Jatrn Hohrrian, P.E CTentlemen: This letfier will serve as our Amendment to Letter of Credit Na. 20317 established in yvur favor for the accc+unt of GREENSTC3NE C4NSTRUCT~ON, L.L.C., 707 W. 7th Ave., Suite 320, Spokane, W34 99244-2833, up to the aggregafie amaunt of SEVENTY NINE THOUSANL7 ANL3 N[]fT0t] ----Z3olla.rs ($79,000.00) covenng 1'1 859 - Dishman +Cammons a.s fvllows: 1. Delete paragraph number three in its entirety and replace with "Ifi is a conditicrn of this Letter af Credit that it shaflt be automatically extended, withaufi amendment, fvr an additlvnal period oF six monttns from the present expiratian or each future expiration date, ranless we have notified yvu in writing not less than thirty {30} days befvre such expiration date, that we elecC not tQ renevv this Letter Qf Credit. All written notification shall }ae sent via registered mail." 2. c1.niend address of apglicant FItC]M "707 W. 7`h Ave., 5u:te 320, Spakane, VVA 99204-2$33" T(3 "1421 N Meadowwocad Lane, Suite 240, Liberty Lake, WA 99019-7613." All other terms and conditions of I..etter of Credit No. 20317 remain unchanged. Sincerely, -4x4t- Ren.,e R. nitton AssisCant Vice Pa-esident Tntemational Banking Department R.RDfmss Washingtan Trust Financaal Center P 0 Box 2127, Spvkane, Washingtvn 99210-Zl 27 (549) 353-41 D9 Fax {509} 353-3905 i S~ c~ F-- 'A' rr 1E G(D T-r zv T' -~L- T?[VISIQFV OF ENGIF+1EEFtLNG AA1D RGAID5 A EJIVi5101+I OF THE FU$LIC WORKS L7$PAATIvSEhIT October 1$, 2001 Washirigtan Trust Bank Washirigton Trust Financial Center gC7 Box 2127 Spoka.ne, Wt4 991 D-2127 Re: F]isIman Cvmmon (F1859) Letter of Credit No. 2031 6( Dea.r Sir ar Madam: We have received a request to reduce the above referenced letter of credit to reflect the current status of canstructavn. Although Spokane Cvunty as under nn abIigation tm reduce any surety it holds, vve have elected to allaw a reduction ofthis letter of credit frarn the arigin.al amount of $368,100.00 to $79,000. Consideration of any further reductxons will be based mn continuous construction pragress toward completion and a.cceptance of the pra ject. If you have any questions, prease cal.l me at (509) 477-3600. S incerely, 7vhn Hohman, PE Develapment Services Engin+eer1Manager Cc: Sandy Kitnbali R.andy Stt'onks Fa1e 1026 W Brfladway Ave. • Spakane, WA. 99260-0170 .[5a9] 477-3600 FAX (504) 477-7655 (2nd Floor) 477-7478 (3rd Floor) • T17I7- (549) 477-7133 DELTA 90 03 45.00RT RAD I US 31 -a@o ~ TAN 31. 327 L-ARC 4'i. 15 RAD I AL S 0 53 00.00 Rp 1651.3223 2193. 7227 28 27 CHORD S 45 51 07.50 W 42.4495 1621. 3259 2193. 2602 29 TANCdF'T N 89 07 00.00 W 29 I NV N 89 07 00.00 W 639.3500 1631. 1824 1553.9862 30 RAD I AL S @ 53 00.00 W (D27 °~J DELTA . RT qd~ RAD I US 30.0000 7AN 29.8086 L-ARC 46.9319 RAD I AL N 89 29 00.00 W ' RF' 1661.1789 1554.4486 31 30 CHORD N 44 18 00.00 W 42.2904 1E61. 4494 1524. 4499 32 TANCdPT N @ 31 00.00 E~~7-~.~11% 2y,QU 32 I NV N Q~ B . E ~u 1675. 6388 1524. 5778 3., 33 INV N 89 07 00.00 W d~e~►d►~'y0~" 16 75. 9934 1501. 5806 34 34 INV N 0 31 00.00 E 35.9700 1711. 9619 15@1. 9049 35 LAT & DEF' 0.0095 0.0066 35 HCLOSE N 34 53 08.23 E 0. 01 1 5 1711.9714 1501.9115 11 F'REC = 1 TO 161761 Area = 141847. 61 sq ft 3.25637 ac FROM ANGLE DIST NORTH EAST TO CENTERLINE 16TH,HERALD LAIVE,I7TH LAIVE FELTS HOpD AUTO INVERSE START ' 1893.9640 1503.5527 2 2 INV S 89 10 45.00 E 739. 5800 1883. 3689 2243.0568 57 57 INV S 0 49 15.00 W 278. 7800 1604. 6175 2239. Q+631 58 58 INV S 89 07 00.00 E 566. 3700 1595. 8861 2805. 3657 59 59 INV S 89 07 00.00 E 30.0000 1595.4236 2835. 3622 60 60 INV N 0 52 00.00 E 279.4300 1874.8217 2839.5887 61 LAT & DEG 0.0007 -@• 0032 61 HCLOSE N 77 59 01.54 W 0.0032 1874. 6223 2839.5856 3 RREC = 1 TO 585581 No Area FROM ANGLE DIST NORTH EAST TO CENTERLINE 17TH LANE AUTO INVERSE START 1604.6175 2239.0631 58 58 INV N 89 07 00.00 W 738. 1000 1615. 9964 1501. 05@8 62 62 INV N 0 31 00. 00 E 60.0000 1E75. 9940 1501. 5918 63 - - LAT & DEP -0. 0006 -0. 0113 63 HCLOSE S 86 51 02.37 W 0.0113 1675. 9934 1501. 5806 34 PREC = 1 TO 70804 No Area . RAD I AL h1 89 10 45. 00 W ~ . I?ELTA 90 00 00. OORT RAD i U5 ..s0. 0000 TAN 30.0000 L°-ARC 47. 1 239 RAll IAL N 0 49 15.00 E RP 1819.7219 22$8. 1488 45 44 CHORi3 N 45 49 15.00 E 42.4264 1 849. 7188 2288. 5786 46 TAN@F'T S 89 10 45.00 E 46 I fVV 5 89 12, 45.00 E 490. 5/+0Qt 1642. 691 5 c'779, 0683 1+7 LAT & DEF' --0. 0049 -0. 0041 47 'HGLi7SE 5 39 35 15. 0;:' W 0.0064 1842„ 6065 i779. 0fa42 19 PREG = 1°fG 23551; Area W 125868.57 sq ft 2.89000 ac FROM ANGLE DIST IVORTH EAST TD PLaCK 3 S I T3ELIiVES~__--_~~~~___.~_--_____~_____.....~ AUTD.I NVERSE 5TART 1479.9039 2803.6037 22 ,22 INV N 89 07 00.00 W 1303.7600 1500. 00.,~2 1499. 9986 23 23 I NV IV 0 31 00. 0~ E 56.0000 1556.0009 1500.5036 4E3 4O I1yV ~ 89 07 00.. W0 G %QQmb ,~7~ ~1JJ5. 6Y64 1Ji3. 50uG'Gf 47 49 $ NV N . g ~1569.4556 1 5c:- 5I~ fS F°I LJ - IAL 1 V CY7 29 Y.fY~s0'W W ~V'~ p~} 5L n6 23 DELTA p ADL W'7 ~ ~ o/ -yy ['t ~ 1.~ TAN 30e 19a6 L-ARC 47.3159 RADI AL N 0 53 00. 0e► E I RP 1569. 1853 1553.6242 51 so CHdRD N 45 42 00.00 E 42. 5 P 1599. 1817 1554.0867 52 TANC~F'T S 89 07 00.00 E 52 IIVV 5 89 07 ►Zt0. FB0 E ~ 0 1580. 3553 2775.1315 53 RAD IAfR 3d 0 53 00.00 E ~ 2- ,I Q -I"C1 I]ELTA 89 59 00, 00IRT RADFUS 30.0000 'FAhl 29.9913 L°-AFkC 47.1152 il RRDI AL. S 89 08 00.00 E RP 1550. 3589 2774. E+690 54 53 CHOFdD S 44 07 30.00 E r+,.'.,. 4~02, 1549. 9051 ;~`804. 665Cry 55 "E°AN@F'T S 0 52 00.00 W 55 I NV 5 0 52 00.00 W 70. 01 00 1479, 9031 2803, 6067 56 LA`I° & DEP, 0.0008 -10, 0030 56 HCLOSE N 75 42 51.31 W 0.0031 1479. 9039 4803. 60.s7 " F'REC I TO 901956 Ar^ea = 129006.48 sq ft 2.96158 ac FROM ANGLE L3IST IVORTH EAST TO BLCICF4 1 S I DEL I1VES ' A!J'fD INVERSE START 1711.9714 1so1.91 1; 1i 11 IltiV S 89 10 45.00 E 150 . 0000 174~9. 8;~25 1651. 8961 ~,2 12 IIVV E~I 0 31 00.00 E 149. 0000~ iB54. $16a 1653.2397 18 18 T NV S 89 10 45. 00 E 543.4000 1851. 0318 2196. 5839 24 RAAIAE. IV 0 49 15.00 E AEL.TA 90 00 00. OOR7' RAD I US 30.0000 TAN 30.0000 L.-ARC 47.1239 FiRDE AL S 89 10 45.00 E .F2F' , i 1821 9 2196.1542 25 24 CHORD S 41+ 10 4' Zi E p 4 4264 iBc;; - 2 r 2226. 151 1 aE TANCdF'1' S 0 49 1' Zi W 26 I NV S ^0 49 15.00 EJ 9 7 0 s~ 9' E 2223, 7196 27 r. i ~ ~ FROM ANGLE DIST NORTH EAS7 TO P 1859 D I SHMAN COMMONS S I DEL I NES 7-1 @-200O D. PEfRTO AUTO INVERSE START 1500.0000 1500.0000 1 1 I NV N 0 31 00.00 E 21 1. 9800 1711.9714 1501.9115 11 11 I NV S 89 10 45.00 E 150. 0000 1709 . 8225 1651.8961 12 12 INV N 0 31 00.00 E 149. 0000 1858. 8165 1653. 2397 18 18 INV S 89 10 45.00 E 1125.9400 j 1842. 6865 2779. 0642 19 RAD I AL N 0 49 15.00 E ~ DELTA 90 02 45.00RT RAD I US 30.0000 TAN 30.0240 L-ARC 47.1479 RAD I AL S 89 08 00.00 E RG 181 2. 6896 2778. 6344 20 19 CHORD S 44 09 22.50 E 42.4434 1812. 2358 2808. 6310 21 TANCdPT S Q 52 00.00 W 21 INV S 0 52 00.00 W 332.3700 1479.9039 2803.6037 22 22 INV N 89 07 00.00 W 1303. 7600 1500. 003` 1499. 998E 23 LAT & DEP -iD. 0032 0.0014 23 HCLOSE S 23 23 12.85 E 0.0035 1500. 0000 1500.0000 i PREC = 1 TO 945526 Area = 449401.98 sp ft 10.31685 ac FROM ANGLE DIST NORTH EAST TO START 1711.9714 1501.9115 il FROM ANGLE , DIST NORTH EAST TO RLOCK 2 SIDELINES AUTO INVERSE START 1842.6865 2779. Qi642 19. RAD I AL N 0 49 15.00 E ' DELTA 90 02 45. @ORT RAD I US 30.0000 TAN 30.0240 L-ARC 47.1479 RAD I AL S 89 08 00.00 E RP 1812.6896 2778.6344 36 19 CHORD 5 44 09 22.50 E 42.4434 1812. 2358 2808. 6310 37 TANCdPT S 0 52 00.00 W 37 I NV S 0 52 00.00 W 170. 3600 1 E41. 8953 2806. Qt542 38 RAD I AL S 89 08 00.00 E DELTA 90 01 00.00RT RAD I US 30.0000 TAN 30.0087 L-ARC 47.1326 i RAD I AL S 0 53 00.00 W RP 1642.3491 2776.0576 39 38 CHORD S 45 52 30.00 W 42.4326 1612. 3527 :?775. 5951 40 TAN@PT N 89 07 00.00 W 40 I NV N 89 07 00.00 W 490. 400@ 1619. 9129 2285.2534 41 RAD I AL S 0 53 00.00 W ~ DELTA 89 56 15. Q►ORT , RAD I US 30.0000 i 7AN 29.9E73 L-ARC 47.0912 RAD I AL N 89 10 45.00 W RF' 1E49.9093 2285.7159 42 41 CHORD N 44 08 52.50 W 42.4033 1650.3391 2255.7190 43 TAN@PT N 0 49 15.00 E . I. 1 1 w111 ~1 A I. A a C fA ~ • ~ ~ r. ~~.a • ~.r.~ a r a ~ r.r_~ w. . w _ I jl I ~N6LE Da ST NORTH EAr~~. I { O P1859 17ISNi+'6AN CCJMMQNS E7CTERIOR STREET CL BOLJhlDR`d' 6--28-2000 C9. BERTC3 AU`E"E3 I NVERSE ; START 1 500, 0000 1500.0000 1 k INV IV 0 ai 00. 00 E 393. 9800 l89.s. 9640 1503. 5527 2 2 INV S 89 10 45.00 E 1336. 1700 1874.8223 2839. 5Ei56 3 3 IhJV s 0 52 00.00 W ' ..s95. 4300 ~ 14i"9. 4376 2633. 6044 4 4 T NY h] 89 07 00. 00 W 1333.7600 p 1499. 9994 1500. 0029 5 ~L..AT & ~EP--TT..................................-~~======0. 0006~.: -0. 0029 J HCI,.IJSE IV 79 13 26.49 W 0.0030 15kZ10. 0000 1500. ~~00 1 PREC = 1 TO 1152422 Area 526913. 70 sq ft 12. 09E+2-7 ae FROM ANGLE aIST NORTH EAST T[7 CALCULATE1~ ~ILAT BOLiNDRY AUTD INVERSE STF1FfT 1500. 0000 1500.0000 1 I INV N 0 31 00.00 E 211.S774 i 1711.9688 1501.9115 6 & INV 5 89 10 45.00 E 1SL-4. 0021 1709. 8199 1651.6962 7 7 INV IV 0 31 00. 00 e 152. 0021 1861. 8159 165.:i. 2fa89 b 8 INV c-! 89 10 45. 00 E 1155r 9846 18'cl°5. 25JJ 2609.1349 9 9 Th1V S 0 52 00.00 W 3E+,.~a. ,:a97'3 1479. 9001 2603.6080 10 10 INV lV 89 07 00. 00 W 1303. 7600 ' 1499. 9994 1500. 0029 5 LAT & DEP" 0.0006 -0. 0029 5 I°fCLCISE iV 79 1..?, 26.49 W 0,. 0~~0 1a00. 0ul00 1500.0000 1 F°#ZEC = 1 TQ 1 i 1 L373 Area ~ 453068.61 sq ft 10.40102 ac FROI►'1 ANGLE L3IST NOR7'H EAST TO PLRT atiuNnRY AuTO FnrVERsE 5TART 1500, 0000 1500.0000 1 1 INV N 0 31 00.00 E ;r11. 9800 1711.9714 1501. 9115 11 i i I NV S 69 10 45.00 E 150. 0000 ~ 1709.8225 1651.8961 12 12 TiVV N 0 ,.sl 00.00 E 152.0000 1861.8163 1653. 2668 13 13 I NV S 89 10 45.00 E 1 155. 9900 1645.2559 2809.1381 14 14 INV s 0 52 00.00 W 365. 4000 ' 1479.8977 2803.6112 15 15 I N'U IV 89 07 00.00 W 1303. 7600 1499. 9971 1~00. 0062 16 LAT IL T3EP 0.0029 --0. 00E+2 16 HCLCYSE IV 64 42 51.37 W 0.0068 1500. 0000 1 i00. 0Qa00 1 PREG = 1 TO 486514 A3^ea = 453074. 01 5q 'Ft 10.40115 ac I n10 {...1`1iJ1"LU 1\1 'FFJ ~c: 60. wo t=~ TANI.~PT 5 8¢3 07 00.00 E 1 52 I hIV S 89 07 00.00 E 1210.0000 1580.3492 2775. 7. ,434 53 RAD I AL N 0 53 00.00 E DELTA 89 59 00.OORT ~ RADI US 30.0000 TAN 29.9913 L-ARC 47. 1 1 52 RAi! I AL S 89 08 00.00 E RP 1550.3528 : 774. 6810 54 53 CHI]RI} 5 44 07 30.00 E 42.4202 1549. E3990 2804. 6775 55 °f'AN&F'`f S 0 52 00.00 W 55 I NV s 0 52 00.00 4J 70.0100 1479.6970 2803.6186 56 LA7 & DEP, 0.0068 -°0. 0149 56 9-{GLpSE N 65 23 Oa. 24 W 0.0164 147'9, 90a9 a8O3. 60a7 22 PREC = i TO 169908 prea = 128175.18 so ft 2. 94L5O ac , , i ~ ~ ~ . j - I f , - -7 ~ - FROM ANGL.E DI ~T NGftufH EA5T TO Pf 859 DiSHMAN GOMC+IONS BLOGK 1 S I I3EL I NES 8-22-2000 l3. BEF2TQ AUTO INVERSE 5TART 1711.9714 iSoi. 911s 11 11 INV 5 89 10 45.00 E 150. 0000 1709. 8225 1651. 8961 12 12 INV N 0 31 00.00 E 149. 0000 1858.8165 1653. 2:~97 18 18 3NV S 8+3 10 45.00 E 543. 4000 1851.0318 2].9E. 5839 24 RADI AL.. N 0 49 15.00 E d DELTA 90 00 00. OORT P - RADI US 30.0000 TAN 30.0000 I L--ARC 47. 1 239 ~ RAD I AL 5 89 10 45.00 E ' RF' 1621.0349 2k'96. 154c 25 24 CHC1RF~ S 44 10 45.00 E 42.4264 1820.6052 L226. 1;`,11 26 TqN@F°T 5 0 49 15.00 W 26 INV 5 0 49 15.00 W 169.7300 1650.8926 2223. 71 96 27 RADTAL S 89 10 45.00 E DEL7A 90 03 45.OORT RAE] I US 30.0000 TAN 30.0327 L-ARC 47. E566 RADI AL S 0 53 00.00 W RF' ~ 1651.3223 21 93. 7227 26 27 CWOFiL? S 45 al 07.50 W 42.4495 1621.3259 219,.3. 26~2 -all) 7AN@PT N 89 07 00.00 W 29 INV fV 89 07 00.00 W 627. ~~00 1631.0005 1565.7848 30 RADI RL 5 0 53 00.00 k:+f . I}ELTA 90 00 00. OORT RADI U5 ao. 0f1r00 TAN 20.0000 L-RRC 31.4159 RATJ I AL N 69 07 00.00 W ~ RF' 1650.9981 1566.0931 31 •30 CHQRD N 44 07 00.00 W 28.2843 1651.3065 1`646. 0955 32 TAN@F'T N 0 5..~ 00.010 E ~ 32 I NV EV 0 53 00.00 E 24.0000 ' 1675.3036 1546. 4655 33 33 I N4J N 89 07 00.00 W 44.6800 1675.9953 1501. 590e 34 34 zNV N 0 31 00.00 E 35.9700 s71i. ~640 1501.9151 35 LAT & nEF-I 0.0073 -0. 10036 35 HCLOSE n1 26 18 41.05 W 0.0082 1711.9714 1501.9115 11 P'REC = 1 TO 228a85 Ar^ea ~ 140994.66 sq °Ft 3.23679 ac 35 IIVV s 0 31 00.00 W 35.9700 1675. 9955 1501.5908 34 FRC]M ANGLE I] IST ' NOR'T'H EAST TO PLaCK 3ST DEL INES ` AuTr INuERSE ~ sTARY ' 1479. 90,~9 2803.6037 22 INv N 89 07 00.00 W i~:0.~. 7600 1500. 0r~.~4 1499. 9986 2.~ 23 INu ~r 0 31 0r~.¢~0 E - ~56. 0000 1556.0009 1500.5036 48 48 I1i1V 5 89 07 00.00 E 44.1200 1555.3208 1544. 6183 443 49 INV N 0 52 Q10. lt~0 E 23.9900 1579. ~08~ 1544.9812 50 RADY AL N 89 08 00.00 W I7ELTA 30 01 00. OORT RAD I US 20.0000 `I`AIV 20.0058 'l,.-ARC 31.4217 ~ RADI AL N 0 53 00.00 E FtF' - 1579.0055 1564.9789 51 . I I DISHMAN CoMmvNs QuANTlTv LI5T I ~ I 'l TTH LN. l-IERALd LN. I FE'LYS Ra, ~ 1 B7H SOUTE4 ~ 16TH NDRTH~ ALLEY ~ STREEY LENGTH {FT} ~ 1,350.0 233.0 ~ 360.0 1,150.0 ~ 1,150.0 ~ 340o f I sTREEr w iprM (FT) I I 32.0 I 32.0 I 12.0 50 ~ 140 I20.0 I r ~ ~ I I ~ ITEM I I I I I I I raTAL sTORM oRAINAGE I Y I I I I p I oouBLE aEpTH- - I I 30 I 20 I 2.0 I I70 208- PoNas (SF) O ~ 4,7100 I 5,3990 I 6:30 a I I I 110,739.0 CaTCH gasaNS I I ~6.0 I ~ I 1 v I 1 I7.0 PePING (Er) ~ I I2052 - I 169.7 f I 1998 I 1 I574.7 1 I I I ~ I I I I srREETS I I I I 6 ~ I I I Pavin~~ 2" oN s" (sF) I I I I I ~ I I6,800ol 6,800.0 PauIN+~ 2" or~ 7" (5F) 143,200.0I7,456.a I i I ! I50,656.0 PAViNG 3" aN s" (sFI ~ I I I N4,320o 1 I I4<3200 PAVING 4" C]N 9.5" (SF) 1 5,750.0 1 16,100.0 121,850 0 rrPE A cvRg (FT) I I I I ~3600 I1,150.0 I 1,5100 rvPE R cuRa (F1) 1 B I 2,7000 I 466.0 l I I 3,166.0 ~ CLC Assaciates, Inc. ' - _ - I 71^ Ave., ste. 200 September 27, 2000 Spokane, WA 99204 (509) 458-6$40 (509) 458-5844 Fax ~ ! Spokana, WA - Denver, C[] ~ 1VIr Ed Parry 5pakane Cflunty Engineers ~ Developer Services 1026 WeSt Braadway Avenue I ~111l~ + Spokane, WA 99260 RE: Dishman Commvns CLC #99353 , Dear Mr. Parry• i ~ ' Enclvsed please find the residential sub. dyvision quantity list far street and stonn ` drainage items needed ta set the band amount. P1ease revaew the list and advise our vffice of any necessary changes or additional ir~~`vrmatian needed ta set t~te t~vnd aiYtount far the at~o~ve referenced prvj~ec~, thank you. ~ 9 I, SirrcereIy, ~ CLC Assvciates, Inc. i i 6 DQU . De~mond Project Manager DJDIcf I Enclosures ~ Planrting I f Engineerir,g Arehitecture ~ Landscape Architecture ' Land Surveying ~ ~ ~ : CLC " Associates, Znc. . ~ i707 w. r Ave., ste. 200 Octvber 10, 2000 { Spokane, WA 99204 I (509) 458-6840 , 1(509) 458-6844 Fax 5pokane, WA - Denver, CO Mi'. Ed Pa1'I'y ~ Spakane County Enganeers DeVeloper ~ervsces 1026 West Brvadway Auenue Spokane, WA 99260 PECEIVED or, ~ ~ 7 RE; I]ishman Commons 000 CLC 499353 ~kn,•~ ►+•~~r i 1 r.NiaiEVEER Dear Mr. Farry: i Enclosed ptease find twQ sets af mylars fvr the road arad drainage plans alang wrth two cvpies of the drainage report with the revised rip-rap calculations. A1sa included ~ is a exhibit vf the pedestrian path and a pareel map, Y haue further enclosed the one ~ lot plan that changed in arder tQ haue 0.7~5' &eeboard an the one pipe-run affected.. P1ease let me know if you need anything else far this subrnittal. Sincerely, CI..eC .Assvciates, Inc. I ~ Dou . Desmvnd Froject Manager UJD!cf ~ r Enclcrsures ~ ~ T I '1 2000 SPoKANE cOuNrr ENGINEER Pran~ing Engineering ~ Architecfure ~ ~ Landscape Architecture Land Sunveying I I I Date To: C ~1. ~~►~'1'u~i►~. Frarn. -D- d~-17) RE - X.,angiiage fnr the 13edication ❑n p 1(%9~ ~ t~~ 7~4 ~ • $g&ar>rjInr r QZrnon arsnc cFsnkyn nn thic nlnr (Hqnie 03xntrs Assocfaiioa) C~ (dace) uPlder Sratp. C IRi niimhPr 1 ~ The private roads andlar common areas canno[ be sald or transferzed, and shaIl be consldereci subservienti estates for tax purposes to the other lots created herein. ~ The statiis of the areas desi;nated as, siihservient estates for tax purpases cannat be chanlgred wiFh out fillzng a replat. The priva[e roads, as shasVn hereon, are easements which provide a means of inaress and ~ egress for thoSe 1oCS within the Plat having fi-onta-e thereon y op= . . t~th~ - (F[ur~e ilwnt,s r~SSOCi.lIEi1i1] . nr~'c +6el55~9 3!~'i17~C,~'~~' ~ 7he Coti ntv af Spakane is hereby granted the right o f ingress and egress to a] d pri N, ate roads, cc~mnlan areas azYd,'or draina~e easenients The private raads aiid arainaae easements are suhject to tle separa€e DECI_ARATIOti QF C'O'VENANT as recorded (Lra:c ) tintier ALiditor'S DocLirrieiiT PNa ,,ti•hich b-,r reference is rnade a part hereaf. 4.:..ea^.RI I behalf of the Board as may be set fvrth in the resolution, subject to proPu'bitions ar limitations impvsed by law. 9.4 Notices. Any notice perznitted orr requireed to be given by the Project Documents may be delivered either personally or by rnail or as athezwise specificaIly provided in the Project Dacuments. If deirvery is by mail, it shall be deemed to have been given upon depwsrt tkzerevf in the Un#.ted States mail, pvstage prepaid, addressed to each person at the current address given by such person to the Secretary of the Assoeiatian or addressed to the Unit of such person if no address has been giVen tv the Secretary. ADOPTIUN [)F BYLA'WS We, the undersigned, being all of the Trustees of die DISHIMAN COMMONS (3WNER5 ~ SOGI.AT{]N do t~ereby assent tv the withiri ~d faregviug Sy~vvs and herehy adopt the same as the Bylaws of the said DiSHMAN CC3MMONS OWNERS ASS[3GIATON. EXECI]TEI7 by the undersigned on ~01"7'9#1d 0'-' 2000. a ,----KEr TNETx,RffJGGV L"4~a ~ JAME5 FRANK I, the undersign4 the duly elected and acting Secretary of the DISB[IVIAN COMMONS f3WNERS ASSOGIATIQN, da hereby certify: That the withfn and foregoing Bylaws were atiopted as the SyIaws of said Assaciatio~a vn .~'r r~f , 2000, and that the same do now~ canstitute the Bylaws of said Associati❑n. EXECUTED by the undersignecl vn ,2000. ~ - ~IN13-A F~Uf 9 0 d I 1 7.2 Fisccal The fLscal year of the Association shal: be as. designated by resolutivn of #he Baard. In tlze ahsence of such a resalution, Ehe fiscal year shall be the calendaz year. 7,3 insnection of Assaciativn's Books and Records. The memlxrship registex, books of accomit, vauchers aurtbvrizing Fayments, aad nninutes of meetings of the Members, of the Bvard, and of cammiitees of the Bvard of the Assaciativn s~.~,ail be made available far inspection and copying bY anY Menber of tlr.e Association, or by h£s duly appointed representative, at any reasanable cast of reproduction. Every Tnustee sha.ll liaVe the a.bsvlute right at any reasonabTe time and for a purgase reassanably rehted tv Ivs inte I rest as a Mem3er, at t.he vffice of the Assaciativn ar at such other place withia or near the Fraject as the Boani sball prescri'be. Such insgectian may take p1ace Qn weekdays during aor~ business haurs, £vffvwing at Ieast forty-sight (48) haws written natice ta the Baard hy thel Member desiring ta make the inspectzaa Aay Member desiring copies of any avcuanern shaU pay the reasonable tim to inspecr afl baaks, reccards and dvcuanents of the Associatian and the physical properties awned ar coxmrQlled by the Assaciadon. 'Fhe right of inspectivn by a Truustee includes the right to make extracts and cvpies of dpcuments. ARTT[;LE S AMEND1VIENT QF SYLAWS These Bylaws ma.y be amended at any time and in any mamer 1y the va#e ar written assent of a bare majority of a Quvrum of the tatal vvt~ pvwer ❑f the Assaciation, provicieci, however, that the pment.age of the vvtiug power necessary ta amend a specific clause or prvvision herein shall n~t be less than the percerztage of ~ffirma.tive vvtes prescn'ied £or action to be #aken un.der said cIause vr provisivn; and pravided feirther, that any such anTcm-dmeat shall not be incansastent with the Iaw. ARTICLE 9 ~ MISCELLANEUUS PRUVISIONS 9.1 RemiIations. All t]wners, tenan.ts, or their ennployees, ar any other person tbat might use the faciities of the Project in any manner, are subject ta the regulations set farth in these Bylaws and in the Pzoject DocurneIIts and to aIl reasanahle ru, Pes enacted pursuant to the Declaration. Acquisitioq, reental, ar accupancy of any Unit shaJl constitute acCeptance and ratificatian of the provisivns of all such rules and regulatians. 9.2 Camnensation and Indemnitv of Offirers and Trustees. No Trustee tar officer shall recerve any loan from the Associ,atian, vr sha#1 receirrve any compensation for services rendered for or on lxhalf of the Assaciation, except reimbursement accQrding to Article bof these Bylaws. Ta #be maxinurr► extent permitted by law, eacli Trusrtee and officer shaU be indemnif ed by the Assaciatioa against all expenses and liahilities, incTuding attomey's fees, reasa~bly incurred by or impased upnn hunm t~' ]u~ement ar settl~t in connection with any proceeding ta whieh he naay be a party, ar in which he may becrime invalved, by reastrn of his being or having }een a Trustee or aflicer of the Association, except in cases of fraud, gross negIigence or bad faitb of the TnLstee ar officer in the per£ozmance of Iiis duties. 9.3 Cammittees. The Board may, by resolutian, des~ignate one vr mflre cvnmittees, each of which shall inclede at 1east twQ {2} of the Tristees, anf which shali bave such powers to act on I 5.6 T1re duties of the officers are as fallows: 5.6.1 Presidemt. The President shall presicie at all meetings of the Bqazd of Trustees; shall see that vrders azid resalutions of the Bv~rd are carried out; shaU sign aU Teases, mvrtgages, deeds, and ather written inatnimeil0 21i1d StmU Cfl-51gI`i an CheCICS (U1]le55 the 1UthflT1y tO 51gIl CZ1mkS III the C1rdimy C(?urse of AmC]attloa b135II1Bs5 h8.5 beeII deYegated to a management cvmpany as proWidedl ia these Bylaws) and promissory notes. 5.6.2 Vice Presidefft. The Vice-President slat1 act in fihe place ani stead of the President in the eve~ o£ his absence, inability ~r Pe~uSaJ. tv act, and shall exercise and dischar$e such other duties as ma.y 1x reyuired of him by the Boarrd. , 1 5.6.3 5ecretarW. T'he Secretary shall recorci the Votes and keep the minutes of aiI meetings aud proceedings of the Baard and of the Me.nbers; serve notice of ineetings of the Bnard and v£ the Mexnbers of the Associativ,ii tvgether with tkeir addresses, and shall perform such other duties as required by the Soa ~ d. 5.6,4 Treasurer. The Treasurer sW receiVe and depcasit, in appraprime trank accvurits, aIt monies of the Associatian snd shall d.isbucseI such funds as dirmted by resohrteon of the Board of Tnistees and shaU keep praper ~aks of accaUnt and prepared ar have PrePared Snancial sLvemerns as requ.ixed, in theese Bylaws. The duty of the Treasurer to receive and deposit fiul.ds and to sign checks in the ordinary course of Assaciation business may he deIegated to a management camhany as prravided in these Sylaws. ARTTCLE 5 DISCIPLINE OF MEMBERS; SUSF`EAiSION OF RIGHT5 The AssaciatiQn shall haVe na power tv cause a fvrfeiture vr ahridgemern of au Owner's right tv the full use and enjayxment of 3ais hidividuaRy awned Unit on accourn of a~`ai.lure }ry the Owner tca compIy with provisians of the Declaration, A~rh'cles, these Sylaws, vr of duIy enacted rules of apration for the Comman Area and facilities, exxept where the lvss ar farfeiture as the result of the judgement of a court ar a decision ari.sug aut of arhitration vr an account of a foreclasurc or sale under apower of sale for fitilure ofithe Owner ta pay assessmeirts levied hy the Association Natwithstand.ing the faregaing, the Boazd shall have the pawer tv impase monetarY penalties, temForarY susPensions of an Owner's rights as a Member v£ the Associataon ar other apprapriate discipline fvr railure to camply with tbe DeclaratiQn, Articler, these Bylaws or duly e.nacted rules; provided that the a.ccused shall b~ given avtiee and the vppvrtunity tv be heazd by the Baard with respect ta the aIiegad viQlations before a decision ta impose discipline is reached. In the case in which manetary pena.Wes are to be inpvsed, such penakies sh,all include actual attarney's fees and all casts in caimectian with the collection of such penalties. ARTICLE 7 BUIGETS, FII1'TANCiAL STAT'EMEN'I'S, BCIUKS ANI)RECORDS 7.1 Budsets and Financial 5tatemerns. Fsnaucial statamerns and pra farma vperating budgets for the Assaciation shall be reguYarlY prepared (a# Ieast annualJ.y) and capies shaU be distri'buted to eaCh 1VIe[nl7et of the ASSOCiatiflll. 4.23 Payzng cartrpensatian #a Trustees or to officer5 of t.he Associativn fvr services perfarmed in the conduct of the Associativn'~ business; provided, hawever, tha.t the Bvard rnay cause a Trusttee or flfFcer ta lx reimbursed far expensea incurred in cauxYing on the business ofthe Association; 4.2.4 Entering aato a contract with a#hird persan wherein the third person wM furnish gvods or services far the Commoa Area or the Xmciation for a term langer thau two (2) years wi#h the follawing exceptiouss: (a) A cvntra.ct with a pubEc utr7ity company if the rates charged for the materials ar semces aze reguIated by governme~i authwrity; grcrvided, hawever, that the term of the caatract shall not exceed the shvrtest term far which the suppher will cvntract at the segwlated rate; (b) Prepaid casualty andlvr liabffity insfrranr.e pvlicies nvt t[3 exceed ~(3) years durativn, prnvided that the palicy pernuts for short rate cancellation by the insvred; Auy agmement fvr professivnal managemeirt of the PmJect vr any ather contrw providing for services hy DecIara.nt shalt provide for termination by either party withvut cause and wrthout payment of a terminativn fee an thirty (30) day vr less written nvtice mnd sha]l ,provide for a maxbmum contract term of twa (Z) years. ARTTCLE S OFFICERS 5.1 Enumeration and Term. The officers of this Associa#ioa shal be a President, Vice-Presideait, Secretary, and Treasurer, and such other v$'icers as the BQard may, from time #a tirne, by resolutivn Greate. The afficers shall be elected aI hn.ually try the Bvazd aad each shall hold affi.ce for vne (1) year unless he shall sooner resign, or shall lx remoVed, or othervvise disquali£ied tv serve. 5.2 Eiection of flfficers. The electian of vfficers shall tace place at the first mectimg of the Baard ofTrustees #'oIiuwwing each annual raaeeting vfthe i4embers. 5.3 Resfi-natian and Removal. Any vfficer may be removed firom vffice by a majarity of t}ze Baazd at aary tirne with vr withvut cattse. Auy vfficer may resign at any tirne by givin.g written natice to the Baard, the Presideat or the Secretary. Such resignatim shall take effect oa the date of receipt of such notice vr at any later time specified~ therein, ar~d ~less vtherwise specifed therein, the acceptance of such resi,gnation s~ll nc~t ~ n~ssary tv make it effective. 5.4 Vacancies. Avacancy in any affice may De fiiled hy appointment by the Bvard. The nffice~r appointed. to such vacancy shall. serve for th.e i~emainder of the term of the afficer he replaces. 5.5 Nlulrinle Dffices. Any two or anore offices may be held by the same persan, except the affices of President and Secretary. ~ . t . i 4.1.6 Tv cause the CflrnYnon Area to 1e ma,rna;ried ,and insmd., and to contract fqr goads analvr services for the Associat.ion, subject to the limitati4ns set forth in these Bylaws; 4.1.7 TQ cause the private road.ways and drainage azeas wzthim the develapment tv be maiatained ia gvod repair and ta contact far gvod and services to accamplish this FurPose; 1 4.1.8 To delegate its pawers to committees, afficexs vr emplvyees of the Assnciation, vr ta a management cvmpazuY pursuant ta a' written cantract, as expressly authvrizea by these Bylaws; I ~ i 4.1.9 Ta keep complete and accurate boaks and recvrci.s of the receipts and expendituores of the Association (relatizzg to the Comnwn A rea and vtherwise), specif/ng azid itemizipg the maintenance and repair ex~penses incurred, and to prepare budgets and finan.cial state.ments for the Association as required in these ByIaws ia accardance with goad accounting procediues; 4. 1.1 0 To in3itYate and execute disciplinary ,prviceedings against Members vf the Association far vi.olatians of the provisicans of the Articles, Declarativa, these Bylaws aad such rules as may be promulgated by the Bvard, in accordance wit.h praeedures set fvrth in these Sylaws; ~ 4.1. 11 To erner upoa any privately owaed Unit as necessary in cannection with constructi.on, maintenance or emergencY a'ePair far the benefrt af the Pr•oject or the Owners; i 4.1.12 TQ fx a.nd colle:t regutar and specW assessments accarding ta the Dec[aratian anei these Bylaws, and, in the Boazd's d.isGretion, fareclvse the lien against any LTnit fvr which an assessnaent is not paid ;within thirty (30) daGys after the due date, ar bring an actian at law against the Owner persana#.ly obligated to pay such assessmant; 4.1.13 Ta prepaze and f[e armual tax returns with the federal govemaent and ta make such elections as may be necessary tQ reduce or eliminate the tax liability of the Associati.on. 4.2 Limitation on Boazd.'s Pawer, Except with tbe vvte or written assent vf a majairity ofthe voting povver af the Association, the Baard sha.lll be prahibited fram taking any of the fvllvwing actians: 4.2.1 Incur.ring ag$regate expenditures for eapital imprrovements to aziy Common Area in any fiscal yeaz in excess af ten percent (I 00/o} flf the budgeted grass expenses of the Association for that fsca.l yeaur; 4.2.2 Sellmg during any fiwa1 Yew ProPertY of the Association having an aggregate fdr market value greater tha.n ten percent (I 0°/o) ~af the budgeted gross expenses af the Association fvr thax fiscal yeaz; ~ of such natice to that Tnistee. Attendance by a Trxaee at a~r.y meeting of the Boazd shaii Ue a waiver a€natice Uy him of the fir.ne aud ~alace afthe me~. 3,8 Cluarum. The presence iri gerson of a majarity of ttze Trustees at auy meetiag of the Baard shaU cvnsatute a quorwzL The Vote of a majority of the quorum actually present at any meeting shall Gonstitute #he vo#e of the Board unless ex.pressly provided to the cormrary in thess Byiaws, ar in any future amendment thereto. ; a { 3.9 Actian bv Consent of Tnjstees. .Any actian which may fe taken by the Baard of Trustees may be talcen vvithout a mee#ing, if an members of th~ $oard shall individualty or callectivelp consent to such actian, ' I 3.10 Adioummenr: Executive Sessian. 'T'he Board mhy, with the appmvat of a majority of a quorum of the Trustees, adjaurn a meeting and reconvene in eacecutiVe session tv discuss and vote upan personne1 matters, litigation in wliich the AssQCiatiQn is or may l,xcoure iitvotved, and vrders ar business of a simiiaz nature. The nature of any and all business to }e considered in executive sessivn shaU first be amaunced in open sessio i 3.11 Soard Meetinms Dven to Members. Regutaz anii special meetings of the Bvard shaIl be apen to aI11VlemFaers of the Association; provzded, hawever, that Assvciativn Memhers vvhv aze not an the Board rmay nat participate in any dehberatifln or discussian unless expressly so autharized by tbe vote of a majarity of a quorum of the Boarcl. ARTICLE 4 : PUWERS AND DiJTTES OF THE BAARD UF TRiFSTEES 4.1 Pawers and Duties. The Board shaR have the powers and duties necessar,y fnr the Arin;strat;nn of t3ze affairs of the .Association. Witliout Iimitation vn the generaIity of the foregoing pvwers and duties, the Board shall lae vested w3ith, and responsi'ble £ar, the follawing powers anci duties. : ~ 4.1.1 To select, apgomt, supervise, and remove all officers, agents and emPIoYees of the Associativn; ta prescnbe such powers and duties fQr them as niay be eansisten# with law, and wrth the Articies, the Ueclaratian and these Sylaws; and ta mqxire fram them security for fai#hfiil service wkzen dsemed advisabls by the Boazd; , 4.1.2 To enforce the applicahle proviszons of the I)eclaratian, Articles, these Bylaus anl ather hmtrumrns relating to the awnershig, mana~ement and controt of the Project; , 4.1.3 Tv adopt and publish ruTes and regulatians gaverning the use of the Cammwn .Area, and to establish procedures and penalties fnr the imffractifln therecrf, subject to approval of the membership; : 4.1.4 To pay all taxes and assessm.earts whic h are, or could lecvme, a lien an any Cor,nmon Area or a portion therevf ' 4. 1.5 Tv cornb-act far easualty, liabiUty and ottier insurancs an bebalf of the Associatiofl as required ar permitted in the Declazatta I s; i ' 4 . _(whfle Declarant remains a Unit Owner). The Trusstees shall serve staggered terms of twa (2) years cach; Pravided, hawever, ttat at the first ammual rimeeting, the Members sW elect three (3) Da'.rectvrs fox a tenn of two (2) years and twa (2) Directvrs for a term of three (3) years. The in.rtial Trustees, as identified in the Articles, ar their diily elected replacements, shall serve untH the first meetiug ❑f t.he Ameiativn; thereafter, alI Tnastees shall he elected and remaved according to these Bylaws. ; ; 3.2 Electian of Board of Trustees. ~ ~ 9 3.2. 1 Nominatian. Naminations far election tv °the Board of Trustees may be made frona the flflvr at the annual meeting of the Associativ"n. Additianaily, ttre Bvazd may appoint a Namiaating Cammittee, whi.ch shall cvaasist of a±Chaffinan, who shall be a member of the Board of Trustees, and one (1) or more Meinhers of the Associatian. If the Board determines to appvi8.t aNominaiajg Camqnittee, the Conxmittee shall be appQinted at least thirty (34) days prior to each atmuad meeting of the Menbers, to sern undl the clnse of sr.ch annual mee#ang, and shall make hs many nomamativns for elsction to the Boazd of Trustees as rt shalL in its discretion, determiine, but not Isss than the nwmber of vacancies that ane tfl be filIed. i i 3.2.2 Ctnnulative V9ting. Electivns of Board members sW be by secret writtea ballv#. All electivns in whicb more than twv (Z) pcasitivns on the Board are to be flled shali be cvnducted by cumu.lative voting. ~ 3.3 Remaval. Unless the entire Svard is renoved ;from affce by tkie vote of Association Members, an individual Trustee sh.aU nat be remaved pr'ior tv °the exgiraaon of his tenn of office if the namberr of vQtes cast against his removal is great& than the quotient arrirved at hy dividing the total namber of votes that may te cast under cumn~ve vating procedures by a divider equal ta one (1) plus the authorized aumher of Trustees. ; 3.4 Vacancies. Vacancies-.in the Board caused by any reason other than the removal of a Trmtee hy the votim.g in of a replacement by the Members shall be filPed by Vote of the majarity of the remairung Trustees, and each person sv eiected shall he a Trustee fvr the remainder of the term of the Trustee he replaces, ar until a successox is elected at a sgecial meeting of the Members caUed £or that purpose. 3.5 Reeular 1+vleetinas. Regular meetings of #he Bvakd sW lx conducted at least annually at a time and place rvithin the Froject (or at such other place as may be canvenient to aII BQard Memters), as mary be fixed by the Board. iVatiee of th6 time and pIace of regular meetmgs shall be given tv each T"nastee, persQnaUy ar 1y ma.il, telephone flr telegraPh, at least five (5) days priar t.o the day narned for #he meeting. ' 3.5 SnecW Meetangs. A special meeting of the Bva'rd may le caRed by written nvtice sign.ed by the Fresident of the Associatian or by anny twQ (2) Tnustees ather than the President. Notice shall }e provid.ed to all Trustees and shail 'mclud$ a descriptian of the nature of any special business ta be cvnsidered bry the Bvard ~ 3.7 Warver of Notice. Before, at, nr after aary zneeting of the Baard, any Trustee may, in writzng, wwaive aotice of such meeting and such waiver a shall be deemed eqwivalent to the giving ; the grvay. Evezy pmxy shaU te revocable and shall autvrhatir,aNy cease upon receipt of notice 'ty the Secretauy of the Board var the death vr judicWly deckired incompetence of such Memver. 2.5 Armual Meeting. Re~gular annual meetings of tle IVTeml3ers of the Assaciatavn sliali be held aot less fi-equently than flnce eacb calendar yeai° vn the Praject ar such other suit.able place convenient ta t.he Members as may be designated by the Btaard. The fa-st meetixg of the Associatian shall be held whhin £orty-five (45) +days after the clvsing of the sale of the Unit whicb represen#s the fifty-f-st (51 st) percentile interest offered fvr sale in the Project, but in ao event shaU the fm meeting te held later flan eighteea (18) moaths after the closing of the sauTe afthe first Unit. ~ 2.6 Snecial MeetinLys. A special meeting of Members of the Association may Ie called by the President or by the Saard (upon the Wate fvr such a meeting hy a majority of a quorum of the Baard). A sieciad m~'~ shaR be c,alled by the Bvard uoog receipt of a writtm z°equest therefore signed by Members representing not Zess ffim twenty-11ve peacent (25%) of the tvta1 vvting Fower of the Associatian or by iVCembers representing nat less than fi$een percent (l5%) of the vvting porver residing in Members other tban Declarant. 2.7 1Votice and Locatian of 1VI+eetine. At the dkectioa of the Pmsident, the Secretasy, ar the ❑fficers ar persans ca.Uiag a meeting, written notice of regulaGr aGnd special yneetings shall be given ta aU Members Yn the mamer specified for aotices under #hese Bylaws. Such notice shall specify the place, day, ani hour of the buSiness to Te undertaken, aad, m the rase of a special meefing, the purpvse ar purposes fvr which the meeting is caUed. Except in the case of an emergency, at Ieast ten (10) days notice (but nvt mvre tlian fifty (50) days notice) of any meetiag shall be pravided prior tv the meeting. Meetings of the Assaciatiom s1all be fieId within the Fraject or at ameeting place selected by tfie Soard. Notice shall alsa he deli.rered to any institutional lender filing a writ#en request with the Assaciati.on, and anry such tender shall be permitted to deszgnate a representative to atteud all such meetings. 2.8 Adi41€rmllent. In the., absence of a quarum at a Mem'bers' meeting, a majority of thvse preseait iw persan vr by praxy may adjoum the meeting to another time, but may not transact any other business. An adjoeunnzent for lack of a quorum sha.11 be tv a date not tess ttan five (5) days and not more than thirty (30) days from the vriginal meeting date. The quorum for such a recomaied meeting shaU be tHrty percent (34%) of the' voting power of each class v£ members of the Assaciativa. 29 Actiom W`rthouit Meeting. Any activn wbicb may 1e taken at ameeting of the Members may be taken wrthvut a meeting if a corsent, in writing, setting £orth the activn so taken, is signed by all the Members entitled ta vvte therma Such cvnsent shaU have the same force snd effect as a uiaanimous vote. 2.10 Rules at Meetirig. Except as nthermvise prvvided in these Bylaws, the Articles vr the Declaration, all meetings of the Niembers shall be geverned by Raberts Revised Rules of Order. AR'TICLE 3 BiDARD OF TRL3STEES 3.1 Nwnber and Term of Tnastees. After the frst amaual meeting of the Members, the BQard sha1l cansist of fve (5) Trustees, each of whom shall be a Unrt Dwner vr an agent of Declarant I i ~ _I BYLAWS DI5EaLkN ~OIVLMflN5 OViNERS ASSIDCAT10N ARTICLE 1 PTAN OF PRQ$ECT [3NMRSfM 1.1 Name and Location. The name of the awners amcistinn ("Associati=") is ~~SHMAN CUMMQNS UWNER5 A,SSQCTAnON, Tte principal office of the Association shall be in Spokane County, Wasbfigton, 1.2 Appfication to Pra~, The ~~ivas of th~ ~3ylavss ~ applic;t~ble #a ~e residez~~ develapment praject known as Dishman Cvmmvns, lvcated ia Spakane Cou,nty, WashingtoaL All present amd future Owners, and ther tenmts, future tenants, empToyees, and anry pt3aer pmm vvhv migh# use the facilities of the Froject in any nmnner, are subject ta the aegula#ions sst forth in these Bylavvs, in r.he Articles of IncvzpomtYOn for the Associativn, and in the Declaratinn of Gavenaats, Gvnclitions and Restrictions and Reseivatian of Easemems for the Prvject ("iJeciaratiott") zecoxded ar to be recorded in the affioe of the Spolrane Couuty Auditor, and applicabge ta the Prvject. The mere acquasitivn vr renCal of auy Unit in the Praject, or fihe mere act of occupancy of any unit wffi sip* that rhese Bylaws are acceptea, ratifiea, and wM be observed. 1.3 Mean;m of Ta-rns. Unless otherwise specifically provided herein, the defmitivns contained in the Deciarativa are incarporated in these ByY,aws lyy reference. AR11G'LE 2 NY-3MERSHIP, MEETdNGS AND VOTIN+G RJGHTS 2.1 Classes of Members. The Associstian sha1 ]ave twa (2) classes of wvtiug membershiP established according ta the Articles. 2.2 Votina Reaufrenents: Maioritv of iDuorum. Exceprt when otherwise expmssty prvvided in the Declaration, the Articles ar these Bylaws, any a.ction by the Association vvtuch must taave the approval of the Assvciativn membership before i,eing undertalcen shall require the vvte or written assent of the presn'bed percentage of the tottal voting power of the Associativn. Except an matters specifically provided for in the 1]eclaration, the Articles, 4r thesse Bylaws, the vote of a majorrty of a quvrwn present at any meeting (in persvn Qr by proxy) shaU constitute the vate of the Members. 2.3 Ouarum. 'X'he presence in person vr hy Fro7cy of;at least ffity perceat (5001a) of t.he voting pvwer of each class of members of the Assaciatiaa sha constitute a quarum. `1`he Me3nbers present at a duly caUed ar b.eld meeting at which aquorum is present may contirlue to da business wQtil. adjvurament, notwithstanding the withdrawal of enough Members to leave less thsu a qaarun. 2.4 Proxies. At all meetings of Membersg each MemUer may vote an gersrrn or b,' proxY'. AU proades shaIl be in writirig and filed with the Seeretary Uefare the appoiated #ixne of each aaeeting. All prvicies shall be valid anly for 4he rnwtang for which t.he proxies are given (incPuding any reconvened meeting in tfie event of an adjvurnment), uniles.s provided vthenwi,se in CUNSENT TO APPUIN'I'NTEiV'I" AS REGISTERED AGENT I I, Wyndell Wi1heIra, cvnsen# to serve as registered agent in the State of Washingtan far the following CoTpnrativn; Dishman +Commons Owners Assvciation. I undemtand that as agent for the Carporadoni, it will be my responsibility tv accept 5eMce of Process i.n tlze name of ttre +Corporatian; to farvvard ail mai.l a.nd license renewals fo the appropriate officer(s) of the ccrrparatian; and ta immediately natiTy the 5ecretary of State of my resignatioa or of any changes an the ai.dress of the registered office of the Coxporativn far vvhich I am agent. I)ate: Sep#ember 28, 2000 (sipatwe) i Wyndell Wilhelm 525 E. Tlfissivn ,A,venue Spokane, WA 99202 STATE t)F WASHNGTON) } County of Spokane . } On this 28`h dap of September, 2000, before me, a Natary Public in and far the State of Washington, du.ly cvmnrissioned aud swam, persanally appeared WYNflELLL WILHEL1VI, known ta me to be the person whose nan~e is subscribed wit.tun the Cattsent to Serve as Registered Agent and acknvvvledged to me taat he executed the sazne. IN WITNESS WHEREQF, I have hereunto set my hand the aay and year first aberve writderi .~`,~~~~Il{t~►1~~~Z ~ . pYA l~~.'$: ~ Nota~'y PubIic in and ~ar itheState of ► r,~- 7'~~'~L1V esiding at ~pvkan ~ Washingtota, r L1l is NIy cor~missivn e~ires ~S X a- - Wx 1, ~ m - - ' - STATE oF wAsHNGTOrr } )Ss Caunty vf 5pokane } ~ d - - On t~ ~ t~ day of ~~Yn.~l! 2400, before me, a Nvtary Public in aad for the State Qf Was on, duly cvmmissianed and svvorr-4 Personally appeared WYN13ELL WILHELM, known to me ta be the person whose narne is subscribed to the within Articles ofIncarpvratian and acknawledged to me that he executed the same. ' TN WITTTESS WiEFEOF, I have hereunto set my haad the day and year ftrst above written. . w ,~t~,~.~n• I,~ ~ F~lic xa and fDr ~ Srats of RVasl~~#an, resic~ at Spakane ~ ~oT►4R~.~~ , ~ My cvmmissi~n ~pires ~ ~ . ~.,4 pU8LG Qry~ ~ . rrt ist►~~~~~'~~ I ~ ~ muys aocs/aistman cDmmans bylaws ~ ~ i . ~ _ , addrems of the three ind.ividuais, who sha11 acE as the u.utial Tmstees of the Associatian until the selection vftheir successors, are: Name Ad" Kenzetb Briggs 525 Missivn Avenue Spakame, Washington 39202 Linda Hugo 525 Mission Avenue Spok,ane, Wasbingtvn 99202 James Frank 707 W. 7th Ave. Spvkane, Washington 99204 The name ,and address of the in.eorporator of the Associatian is: W yndell W''iZh.e}n 525Nssivn Avenue ` Spvkane, Washington 99202 AR'I'ICLE VU: DILSSvLUTIoN In the evert of the dissalutivn, liqu'rdation, or windirzg up of the Assoczativn, after paying +ar adequately prov~~ for the de}rts and vbiigatians of the Associatian, the Trustees vr persons ia eharge of the liquidataan shaU d:ivide the remaming assets amang t.he Members in acGOrdance with their respective ri.ghts thereCQ. For tlae purpase of forming thi.s Assvciati4n under the 1avs of the 5tate of Washingtvn, the undersigned, as the incvrpvzator!of this Association, tas executed these Articles of Tncorporation vn 5-f-,0 M'r!y C,r, 2000. WYNDELL WELilELM, INCDRPt]1tATQR ~ ~i u a - Unit shautd fafl or refiuse to tcansfer the meffibership regastered in his name tca the purchaser of his C3rut, tlre Association shaD have the right #o recvrd t.he uwsfer upan rts boQks and tiereupon th,e aid members}up outstanding in the narne of the seller shall be null and void. " 4. Cdasses of Membershro. The Associativn shaU bave two (2) clms of va tjng membership esta}atished according to the following prvvisivns: (a) C1m A 1Vlembmshm. Class Ammbership shafl be that held by each Owner of a[7nit vther than the "Declararn'i or a Builder (as defined iu the I3eclazation), and each Clm A Menler shall be entitled to ane (I) vate far each Unit ownei. Ifa [Jnit is owned ky more than Qne (1) person, each such pezsan shall be a Member of the Association, but t}ere sbaU be na more than vne {1} vote for each Unit. ,i (U) Class B Mem6ershin. CLw B Membersbip shall be that held hy the Dec]arant (vr its successor-iri-interest) and aU Builders whv shall be entkled to tbree (3) votes fvr each Unrt flwaed 1y Deeclaracrt ar a Builder; provided tbat Class 8 membership stall be cvnvverted to Class A mmmbership and shall farever cease ta exist on the occwrnence of whichever of the follawing is fim ua time: (1) Rhen the total vutstanding vo" power held by Ciass A Membez-s equals the total outstanding voting power (tripled as above) held by the Class B Members; or (2) Qn the fifffi anrziversary of the z~cordation of ~ Declarativn. 5. Limitation of Pavmern to I]issentinit Member. Exeept upon dissvlution of the Assaciatian, a dissenting Member shall nat le entitled to any return of any caxtri-buti4n or vther interest in the Associattion. ARa°ICLE V TN7TTAL PRINWAL DFFYC'E AND AGENT The iiitial principal office of the Association shall be at clo WyndeU Wilhelm, 525 E. Mission Avenuue, Spakane, R+'asWngton 93202, wbich nffice may be changed at axry time by rhe Rvard of Trustees wnthaut amendment of these Articles. T`he iutial m-gigered aggent at sueh address shaIl be WjyacieIl Wilhelm. AR'~CM iTi BvARD OF TRT]5'1EES; INGVRP[DRATf3R Except fvr the initial Board identi£tesi beIow, and beginning at the first meeting of the Mem€ers of the Assocciation, the affns of this Association shall 1e managed by a Bvard of five (5) Trustees, who need avt be Memioers of the Associatzon, until cvnversion of Class B memherships to Class A, after which rime all Trustees mwst be Members of t.he Association. The nuniber of Trustees may be chauged by ameadment of the Bylaws of ihe Associativn. The naines and ~ i r . ~ . Perform all of the duties aa.d obligaiions of the Association as set fQrth in the Dec3aration, I (b) F~ levy, cvUect and enforce Assessments and Smes as set fvrth in the DecLaratioa; (c) Pay aU expenses and vbligativns incurred b y the Associatian in the conduct of rts busaness, inchiding, wiffiout Ihmitatian, aU licenses, taaces vr ga~ermm,rai charges levied or imposed against the Associativn ProPertya (d) Ac1~e (bY gifts Purchase ar otherwise), ovvn, hvK imprvve, use, build upan, vperate, maintain, convey, seII, lease, exchange, trwLsfff, dedirate for public use or vt.~erwise dispose of rea1 or persanal prvperty in camectivn with the affairs vf'the A,ssociativn; (e) Make canftacts and incur Iiabffities, b+orraw money aad mortgage, p1edge, deed IIl twt, QL bypQthecALe any vr al19f ItS real aT peis(]na1 proPerty as seeurrty fvr money borrowed or debts bcursed; ~ (f) Dedicate, ssll, tran.sfer, or grant easements' over a]1 or any part of any Assaciation C_`ommon Area to any public agencY, author~rt.Y vr iatffity fbr such purpases and subject tv such cvnditian.s as may be agreed to by the Members; (g) Parficipate in mergers and cansolidations with other nonprafit corporatiors organized for the same purppses, vr annex additivnal pxopert}► tv the ProPert}' ~ed by the Assvciativn; I (h) Have and exercise any and all powers, rigkrts, and privileges which a cvrporatian arganized.unc3er the Washington Nonprofit Cvrparation Act by 1a,w may nvw or hereafter have ar exercise. ~ ARTICLE IV I MEMBERS ANI] NdENMERSHIP Y. Alan-5tock Coroaration. Pazticipation 'm management atd awnership of ths Assaciatioa shall }e by membership anly. The As,saciation shall issue na stock and shall have nv sharehols3ers. 2. Membershia. T'he [3wner of a IJnit shall autamazically, upon }ecamung an C3wner, be a Member of the Association, and sball remain a NFemher thereof until such time as his ownership ceases for azry reason, at which titne lais memnhership in the Aswciation shail automati.calry cease. Meunbership shall be in accordance viti these Articles of Incorporatian and the Bylavvs of t1e Association: 3. Tramferred MembershiQ. Mern&Tship in the Associativn saa31 not be tramferred, pledged, or alienated in any vvay, except upvn the transfer awaership of the Unit to which rtis aEppurtenant,'kanc3 them anly ta the new Owner. Any attempt tv malce a prvlu'bited uwmfer is vvid. In the ewent t.he Owner of any i t, I . ~ - ARncLEs OF INcoRPORATIoN ~ t~ aF ~4Fc~~ nIsE31Av canMOrrS ownrERS AsSvcacATIvN A Na~profir Corpvrativn K1VDW ALL i1IEN BYTBESE PRESENTS that the unt3ersigned natural pemn, being over the age of twenty-vne {2 Y} years, and fvr the purpase of fbrming a carpvration rander the Washington Nonprofit CarpQratian Act, hereby adQpts the frrllawing Articdes of IncorporatiQn: ARTICLE I ~ NAXIE ~ The name of t.he Corpvration (here~inafter called the "Associativn") is DISFIlVIAN CDMMONS QWNERS ASSOCIA' i(7N. ARTTTCIE II DiJIi.ATI[3N The Associatian shall exist perpetually urless and until dissolved accord.ing ta law. ARTICLE M PURPQSES ANl] POWERS aF THE ASSUCIATIUN This Aswciation is arganized as a nanprofit car,{wrarion and does nat cvrnernpiate the distrT'bution of incotne tca zts Members, Trustees aar afficers, ani its abject is nvt the generation of pecuniarY prvfit. The specific Fzftnary Purposes for vvtiich it is famied are to prnvide far the acquisition, constrixctioq tnamgeffient, opm-ation, admhAra.tian, maintenance, repaiar, tmprvvement, presemtioa and architectural contral oFthe Assnciatian progerty within that certain devegnpment situated `m the Caunty of Spokanc, Washingtoq cammnnly knvwn as DISHNTAN COMMONS, and tv promvte the health, safety= welFare, recreation, educatian, and social interactivn of aIi!residents Widifil the above-ciesen`1ed Fraperty and any additioxs theretv as naay hereaf#er be brcaught wkhin the jurisdiction of this Associativn far sur,h purpQSe, all accarding ta that certain Deelaration of Cover,arrts, CQnditions and Re5trictians and Reservativn of F.asements (the "Declaration") recorded or to be recvrded with respect to said property in ~Office of the Auditor of Spvkane Cvuuty. In fixthemce of said purposes, and subject to the appmval of Members as rec}uired by the Declaration, the Sylaws, or by lavv, ttus Assvciatian shall have pvwer tv ~ ~ ~ by #he Caurt. Any such aGfion by the Assaciafion shall be taken an behalf af two (2) vr mare Lot Owners, as their respective interests may appear, with respect ta any cause of acfiion relating to the Common Area ar mcrre than one Lot. Failure by any such person vr e,ntity to enforce any such provision shall in nv event be deemed a waiver of the right tv do saa theareafter. 15.2 Invaliditv vf Anv P'rvuision. Shvutd any provision vf dhis Master I]eclaration be declared invalid vc ira cvnflict with any law of the jurisdictian where the Prvject is situated, the validity of ail other proVisions shall remain unaffected and in full foice and effect. 15.3 Canf]ict of Proiect Dacuments. T£there is any conflict among or betcveen the Project Uocuments, the praVisions of this Master Declarataon shall preuail; thereafter, priority shall be given to Project L]rrcurannents in the following order: the F1ac; Articles; Bylaws; and rules and regulations of tk~e Assaciativn. Notwi#.hstanding the foregoing, any provision in any of the Project Documents vvhich is for the protection of mort,gagees shall have priority over any inconsistent provision in that dcacument or in any other Praject Dacument. I The undersigned, heing the Declarant herein, has executed this Master d]eclarxtion an . 2000. ~ T)ECT.ARANT : NQrthw+est Regianal Facilitators a Washington Nvn Prvfit Carporation By: By: Kenneth Briggs, ExecutiVe T]ireGtor I I 25 Declarant is undertarkking the wark of eanstrructivn of the Project and the establishrnent of a mixed use residentiat develapment project therean. The completivn of that wvrk and the sale, rental, amd other disposal of the Lvts is essential to the establislument and weifare of the Praperly as a mixed use residentia.i deuePapment. In order that said work may be cvmpleted and said Property be established as a fu11y occupied projeGt as rapidly as possible, nothing in this Ma.ster Declaration shall be understaod ar construed to: 14.1 Frevent T]eclarant ar any Developer, or their respective cvntractvrs or subevntractors from dving an the Prvperly ar within any Lot, whatever is reasonahly necessary or advisable in caruiecfiion with fihe completivn of the wvrk; or 14.2 Prevent the I7eclarant from designating aparticular Lot as a cammercial Lat (in the apprapriate plat map or in the T)eclaration of Annexatian), and making such special pravisions relating to the vperativn of the commercial L.ot as the Beclarant may deem appropriate, including the imposition of special canditions on the corrimerciai Lots andJor ezcempting the cammercial Lcst from provisions of.this Niaster DeGlarativn. 14.3 Frevent L]eclarant csr any I7eveloper vr their repxesentatives from erecting, aonstruc#ing and maintaining an any part or parts of fihe Property, such structures as may be reascnable arid - necessary ferr the canduct of their business of cvmpleting said work aand establishing said Prvpe,rty as a mixed use residenfiial deVetvpment project, and disposing of the Zats by sale, lease vr otherwise; or 14.4 Prevent Declarant or any Developer frorn maintaining such sign or signs an any of the Property as may be necessary far rhe sale, lease or disposition thereof. So long as Decdarant, its successors-in-interest and assigras, owns one or more o£the Lats established and described an this Master IJeclaration, and except as vthervise specifically provided herein, L]eclarant, its successars and assigns, sha11 be suhject ta the provisions ofthis Master Dectaration. i in the event Ueclazant shal1 cvnvey all of its right, title a,nd Pnteres# in and to the Fraperty tv any third person, then and irr such event, Declarant shall be relieved of the performance of any further duiy or abligation hereunder, and such third persan shall lae obligated to perfvrm all such duties and obligatians of the Dec1arant. ARTICLE 15 GENERAL PROVISTC3NS 15.1 Enfarcement. The Association (aGting through the 3oard), any Dwner, and any gavernmental or quasi-gvvemmentaI agency or municipalI ity havingjurisdictien aver the PrQject shall have the right t+a enforce, by any praeeedings at 1aw or in equity, all restrictions, conditions, covenants, reservations,liens, and charges naw or hereafter impased by this Master Declaration, and in such actiean shall be entitled to recover cvsts and re isonable attnmeys° fees as are ordered 24 i - benefit the Association and the mernbership of the Assraciation, as a cPass of potential mortgage borrowers and potential sellers of their residential Lats, i1f such agencies apprflve the propertj+ as a qua,IifyPng PrQject under their respective palicies, rules and regulativns. as adopted from time tv time. ; ARTICLE 13. DURATION AND AMENDMENT 13.1 Dw'ativn. This 1'vfiaster Declarafivn shall cvntirrue in ful1 farce far a term of fi#ty (50) years frvm the date herevf, after which time the sanae shAl be autvmatically extended for successive periods of ten (I0) years, unless a LleclaratiDn of Terminativn is recvrded, meeting the requirements of a material amendment to this Master Declaration as set farth in Paragraph 13,2, 13.2 Amendment Prvcedures. Notice of the subject matter of proposed amendment tv this Master 1Qeclaratian, in reasonably detai]ed form, shall be ~included in the natice of any meeting of the Association at which the prcaposed amendment is to b,~e cQnsidered. A resolution adopting a prvpased amendment may be graposed by a.n Owner at a Imeeting of the Members of tha Assaciation. `1'he resoPutian shall be adopted by the vote, in person ar by proxy, or vuritten consent v£ Mernbers representing not less tha.n sixty-seuen percent (67°Io) of the tvtal Vofiing power of the AssociatEon (plus the cvnsent of the Declara`.nt, where the Declarant holds at least 15% of the total voting power of the Association) I Notwithstanding the foregoing, the following special vating proVisions shafl apply: (a) Atnendments of a rrgakerial nature shall be enacted in camplia.nce with the provisions of Article 12 of this Master Ueclaratian; (b) The speGified perc+entage of tfie vvting pvwer necessary to amend aspecifieci provisiQn of this Master Declaration shall be not less than the percentage o£affirmative vvtes prescribed for actian to be taken under thafi pnoaisivn; and (c) The Declarrant sha11 have the right tv a.mend this Declaratian, without the uvte vr cvnsent of the membership, where required by an agreernent for the benefit of one or more Project ienders, as cvntemplated under Paragraph 12.9; abave. A certificate, signed and swnrri ta by tw,+v (2) of~'icers of the Asscrciativn, that the record C3wners of the required number of Lats (and the required number of frst rtzQrtgagees, where applicable) have either uoted for ar consented in writing C'o any amendment adopted as proVided abQVe, when recarded, shall be conclusive evidence of that fact. The Associaxion sha1F rnaintain xn its fles the reGVrd of a11 such votes or written consents for a period of at least fvur (4) years. ARTTCLE 14. DECLARANTS RiGHTS ANT) R.ESERVATI4NS 23 A decisivn by the Associatian tv establish self-management if prafessivnal management had been a'equired preaivusly by the praject Dacumernts ar by an Eligible Halder; Restoration or repair of the Project (after darnage or partial cvndemnativn) in a manner other than that speciied in the Project I7acuments; Any pravisions that expressly benefit mortgage hcrlders, insurers ar guarantars. 12.6 Any activn tQ terTnxnate the legal status of the Project after substar►tiai destnaction or condeargnation occurs shall he agreed to by: (i) the Declarant (sv long as the Y3eGlarant ovvns any Lot in the Project), (ii) T.vt Owners representing af least si xty-seven percent (67%) of the tatal a1lQCated votes rn the Associativn, cxcluding vvtes held by the Ueclarrant; and (iii) Eligible HoIders representing at 1east fifty-one percent (51 of tlie votes of residential Lerts fihat are subject to mortgages held by Eligible HoPders. When Lot Gwners are considering termination of the 1ega1 status of the Praject for reasoras ather than substantial destnuctian or condemnation, approval must be abtained from Eligible Halders representing at least sixty-seven percent (67°/v) of the vvtes of residential Lots that are subject tv mortgages held }ay Eligible Halders. 12.7 Tmplied appraval of an Eligible HoPder under Paragraph 12.5 or 12.5 may be assumed when the EligibTe Holder faiIs ta submit a respanse tv any writtem prvpvsal far an aunendment or for tenmination of the legal status of the Fraject, with.in thirty (30) days after it receives proper notice of the proposal, provided fihe notice was delivered by certified ar registered mail, with a"rctum receipt" requested. 12.8 Each E1agible Holder anti each EligibFe Insurer ar Guarantur, upan written request therefor, is entifiled to timely written nvtice ❑f the following: Any condemnation vr casualty loss that affects eiiher a rnaterial portivn of the Pxaject or the Lot securing its martgage; Any sixty (54) day delinquency in tlhe payrr►ent of assessments vr charges owed by the vwner o€ any Lot on which it hoIds the montgage; A lapse, cancellatian or material madification of an,y, insurance pvlicy maintaineti by the Associafiion; ar►d I Any prapvsed action that requires the cansent of a s,pecified percentage of Eligible Halders. 12.9 In addition to the foregving, the Board sha11 hawe the power and authprity, withvut ihe vvke of the Association, to enter into such contracts or agneements vn behalf of the Assaciaticrn as are required in ordeT tv satisfy the guidelines of the VA, F,HA, TMC, the FNMA vr the GNfPv1A or any similar entity, so as to allow fcsr the purchase, guaranty or insurance, as the case rnay be, by such entities of f rst mortgages encumbering Lots. Each []wner hereEay agrees that it will 22 which accrued after the time such mcartgagee recorded its mortgage, and prior to the time suctr martgagee acquires titPe tv such La#. 12.3 First mortgagees, upan wFritten request, shall have the right to (1) exarnine the bvoks and records of the Assvciation during nartnal husiness hvurs; (2) require from t,he Associatian the submission of financial reparts and other financial data (audited in the disct'etivn of the Baard); (3) receive written notice 4f all meetings of the Owners; and (4) designate, in writFng, a representative ta attend a11 such m,eetings. 12.4 Each Ovvrler hereby authorazes the fiFSt mortgagee of a first anvrtgage on his or her Lat to fumish anfarrnatian ta thc Board cancem'rng the status of the first mQrtgage and the loan which it secures. ~ i, 12.5 Lot Owwners shall have the right ta amend the Praject Dacurnents in accordarice with Article 13 helaw, subject ta the rights of EligibPe HQlders ta participate in the arnendment process as prQVided in this Paragraph. Amendanents ❑f a rnaterial nature shall be agreed ta by (i) the T3eclarant (so long as the Declarant awns any Lot in the Project); (ii) Lot f)wners representing at least sixty-seven percent (67%) of the tvtal allocated voCes in the Associaticrn, excluding votes held by the Declarant; and (iii) Eligibie Holders represent;ing at least £tty-nne percent (51°fo) a£ the vates vfresidential Lvts that are subject #v nnortgages'held by Eligibie Holders. A charrge ta any of the prcavisians gaverning the following wvuld be cansidered as material: V4ting rights; Increases in assessrnents that raise the previausly assessed amaunt hy mvre thara 25%, assessment liens, or the priority of assessment liens; Reductions in reserves for maintenance, repaar and replacetnent crfthe Cammon Area; Responsibility far maintenaunce and repaars; ReaIIQCation of rights in the Cornman Area; Redefinitian of any Lo# boundaries; Convertibility of Lots into Common Axea or vice-uersa; Expansian car cantractian of the Project, ar the additian, annexation or withdrawal of property to vr frorn the PrQj ect; ~ Hazard or fideiity insurance reqwirements; Tmposition of any restricti4ns vn the Ieasir►g of Lats,, Imposition of any restrictions an a Lot Owner's righi to sell vr transfer his ar her Lot; I~ ~ 21 rer,naining portian o£the Prvject shall be resurveyed, if necessary, arid this Master I]eclaration sha116e ameraded to reflect such taking anti tv readjusti the interests of the remainang C3wners in tha Prvject. In the euent v$' a taking by eminent damain of more than ane Lvt at the same trme, the Board shall participate in the negQtiations, and shall propose the method of division af'the proceeds of condemnation, where Lots are not Valued separately by the condemning authority Qr by the court. In the event arty Lot (]waier disagrees with the proposed allvcativn, he or she may have the rnatter submitted to arbitration under the rules of the Arnerican Arbifiratian Associativn. 11.2 Taking of Cvtnmon Area. In the event of any taking of all vr any pvrtion of the Comrnan Area by eminent domain (including actual cvndernnation' ar saIe under threat of condemnation), the Associatian sha]1 be entitled t❑ receive the award for 3uch taking. The proceeds of the condemnatian sha11 be used to restare and reparr the CvnunQn Area as necessitated by the taking. Hawever, within thirty (30) days of the date of the taking, by the vote or written caresent vfthe Ueclarant {so long as the I]ectaraant owns arey Lot) and not less tha,n seventy-fiae percent (75%) of the tntal woting power of the (3wners, tvgether wpth the appraval 4f at least seventy-f ve percent (75%) of the first mortgagees of record, the owners rnay decide ta prcaceed other than by restaring and repairing the Comman Area ~I ARTICLE 12. RIGHTS QF MQRTGAGEES 1n order ta irtduce uarious lenders and lending agencies, including without limitation, The Martgage Corparatican ("TIV1C"), the f_ioVemment National Mortgage Assaciation ('°GNMA"), ths Federal Nativnal Mvrtgage Assvciation ("FNMA"), the Vefieranns Administration ("VA") andlor the Federal Hvusing Administration ("FHA") ta participate in the financing of t.he sale of residential Lvts within the Projeet, this Article 12 is included in this Master Declaration. Tv the extent these added prauisians, pertaining to the rights of suGh lenders and lerading agencies conflict with any other prvvisivns of this Master I]eclaratian or any a#.her of the Prvject Doczurrents, these added restrictions shali control. For purposes of this Article 12, the terms "Eli,gible Holder" and "Eligible Insurer ar Guarantar°" refer ta a holder, insurer ar guarantor of any first martgage an a Lot, wher has pcov ided awritken request to the Assaciation, ta he notif ed of any prcrposed actifln requiring the cansent of a specified percentage of such holdez^s, insurers, or guarantQrs. ~ 12.1 Notwithstanding any other ,provision of Project Do;currtents, no anaendment or violatirn of t,he Project Dvcuments shall operate to defeat ar render in~~valid the rights of any mortgagee of a Lvt made in gvod faith and far value, provided that after the fareclosure of any such rnortgage, such Lot shaIl remain subject to the Prvject Documents. 12.2 Each first mvrtgagee of a tnvrtgage encurnberang any residentia1 Lo#, which mbtair►s title tv such Lot pursuant tv judicial fvreclosure vr the pQwers prouided an such martgage, shall take title ta such Lat free and clear of any claims for urspaid Assessments ar charges against such Lot ~ 2Q ~ ~ 9.6 Lnsurance Premiums. Insurance premiums for any policies carried by the AssQCiation shall be a Ccarriannan Expense tv be included in the Regular Assessments Pevied by the Assvciatian and collected frQm the C3wners. That partivn of the Regular A►ssessments necessary fvr the required insurance premiums sha11 be separately accQUnted fvr by ihe Assaciation in the reserve fiand t4 be used svlely for the payment of premiums of required insurance as such premiums becvrne due. 9.7 Trustee fvr Palicies. The Assaciation, acting thrmugh the Baard, is hereby appainted and shall be deemed trustee of the interests of a11 named insureds under pvlicies of insurance purchased and maintained hy the Ass4ciativn. All insurance proceeds under any such pnlicies as prvuided fvr in Paragraph 9.1 abave shall be paid to the Soard as Trustee. i ARTICLE 10. DESTRUCTT[7N GF IMPRQVEMENTS 10.1 Damaize to Comrnon Area. In the eVent of any d6struction of any element of tlae Common Area, the repair 4r replacernent of which is the responsibility of the Association, it shall be the duty of the Assaciatian tv restvre and repair the same to its former cQndition, as prampfly as practieal. The proceeds of any insurance maintained pursuant to Article 9 hereof sha11 be used for such purpase, unless othervuise pravided herein. dt sha1T be presumeti tktat the Association is autharized tv levy an Extraordinary Assessment tv coTlecfi any expense of restaratior► and repair not covered by insurance, and to prraceed £orthwith with the restorativn and repair. Hvwever, within thirty (30) days of the date of destruction, by the vote vr wjritten cvnsent of the Declara.nt (sQ iQng as the Declararit awns any Lvt) and not less t.han seventy-five percent (75°/0) of the tatal voting pvwer of the Owners other than the Declarant, tvgether with the apprvval of at least seventy-fiue percent (75%) of the first mortgagees of record, the Clwners may decide ta proceed ather than by restoring and repairing the Common Area. 10.2 Damaee to Lvts. RestQratian and repaair of any damage tv the irnprovements on ainy individuai Lot sha11 be made by and a# the indiVidual exgerase of the C3wwner of the Lot so damaged. Such repair and restaratian shall be campleted as promptly as practicaF and in a 1awFul and wor1€manlike manner, in accordanGe vwith plans approved by the Architectural Cammittee as provided herein. ARTICLE 11. EMIIVENT Di7MAINN 11. 1 Takiniz of Lots. In the event of any takirng of any Lot in the Project by eminent dornain (including actual condemnation crr sape under threat of candemnation), the Owner of such Lofi shaPl be entitled to receive the award for sueh #aking (subject to the rights of any mortgagee thereat), and a.fter acceptance thereof, he or she and the mart~agee(s) afthe Lot shall be d'tVested of all interest in the Project if such 4wner sha11 VaGate the! Lcrt as a result of such taking. The I~ ~i ~ 19 r inswed and shall contain the standard mortgage clause, naming the hoiders of first mortgages (and their successors and assigns) as the mortgagees. b. Liabilitv Insurance: With respect to the Common Area, a comprehensive general liability insurance policy. with policy limits and endorsements deemed appropriate by the Board (but having a combined single limit of liability of not less than $1,000,000.00), covering all occurrences relating to the operation o,f the Common Area. c. Fidelitv Bonds: If required by any first mortgagee, blanket fidelity bonds for anyone who either handles or is responsible for funds which are held or administered by the Association, whether or not they receive compensation for such services. 9.2 Lenders' Reauirements. Without limiting the foregoing insurance requirements, the Association and each residential Lot Owner shall maintain insurance and fidelity bonds meeting the requirements for similar projects established by the Federal National Mortgage Association ("FNMA"), the Government National Mortgage Association ("GNMA"), the Mortgage Association (°TMC"), Veterans Administration ("VA") and/or the Federal Housing Administration ("FHA"), so long as any of them shall be a holder, insurer, or guazantor of a mortgage on a Lot within the Project, except to the extent such coverage is not available or has been waived in writing by FNMA, GNMA, TMC, VA and/or FHA, as applicable. 9.3 Waiver of Claim Aeainst Association. As to all policies of insurance maintained by or for the benefit of the Association and the Owners, the Association and the Owners hereby waive and release all clairns against one another, the Board of Directors, and the Declarant, to the extent of the insurance proceeds available, whether or not the insurable damage or injury is caused by the negligence of or breach of any agreement by any of said Oersons. 9.4 Rijzht and Dutv of Owners to Insure. It is the responsibility of each Owner to provide insurance on all improvements and personal property located on his or her Lot. Nothing herein shall preclude any Owner from carrying any public liability insurance as he or she deems desirable to cover his or her individual liability for damage to persons or property occurring on his or her individual Lot or elsewhere upon the Property. Such policies shall not adversely affect or diminish any liability u.nder any insurance obtained by or on behalf of the Association, and duplicate copies of such other policies shall be deposited with the Board upon request. If any loss intended to be covered by insurance carried by or on behalf of the Association shall occur, and the proceeds payable thereunder shall be reduced by reason of insurance cazried by any Owner, such Owner shall assign the proceeds of such insurance carried by him or her to the Association ' to the extent of such reduction. for application by the Board to the same purposes as the reduced proceeds are to be applied. 9.5 Notice of ExDiration Reauirements. If available, all of the policies of insurance maintained by the Association shall contain a provision Chat said policy or policies shall not be canceled, terminated or expired by their terms, without thirty (30) days prior written notice to the Board, Declarant, Owners and their respective first mortgagees (provided that such persons shall have filed written requests with the carrier for such notice) 18 ~ . i development or on the shared driveway areas of adjacent~ lots or parked in such a way to as to block continuous access to allies. Short term parking for the purposes of loading and unloading, car washing, or similaz purposes is allowed provided that such use does not block a neighbor's driveway or alley access. Guests and visitors to the development may park along private roadways within the development for short periods but such use shall not be continuous and long term. In those areas of the development where there are shared driveways, reciprocal easements shall be developed for each lot, providing a continuing ri'ght to use that part of the adjacent lot that is identified as the joint driveway area. ~ 8.9 Sijzns. Signs advertising Lots for sale or rent may be displayed on the Properiy without prior approval of the Board provided that such signs shal~ be of reasonable and customary size. Except as expressly permitted by this Paragraph, no signs shall be displayed to the public view on any Lots or on any portion of the properiy, unless first approved by the Architectural Control Committee in its discretion. Political signs are an expression of free speech and are permitted. Such signs shall be removed within 24 hours of the election for which they were intended. 8.10 Leasin2 of Lots. Any Owner may lease his or he r, Lot to any tenant or lessee under such terms and conditions as they may agree, except that no lease or rental agreement shall relate to less than the whole of any Lot (except in the case of a mt)lti-family structure, such as an apartment building, or in the case of a multi-unit commercial Lot) Any lease or rental agreement shall be in writing and shall by its terms provide that it is subject in all respects to the Project Documents. Any failure by a lessee to comply with the texms of the Project Documents shall be a default under the lease, whether or not it is expressed the'rein, and the Owner shall be liable for any costs incurred which result from the lessee's actions., 8.11 No Warrantv of Enforceabilitv. While Declarant has no reason to believe that any of the restrictive covenants contained in this Article 8 or elsewhere in this Master Declaration are or may be invalid or unenforceable for any reason or to any iextent, Declarant makes no warranty or representation as to the present or future validity or enforceability of any such restrictive covenant. Any Owner acquiring a Lot in the Project in reliance on one or more of such restrictive covenants shall assume all risks of the validity and enforaeability thereof and, by acquiring the Lot agrees to hold Declarant harmless therefrom. i ARTICLE 9. ; INSURANCE I 9.1 Dutv to Obtain Insurance: Tvpes. The Association~shall obtain and maintain the following policies of insurance: ~ ~ a. Hazard Insurance. With respect to the Commqn Area, a policy of hazard insurance covering loss or damage to all parts of the Common Area in the amount of the full replacement value thereof, providing protection against all direct causes of loss. The policy shall name the Association (for the use and benefit bf the individual Owners), as the named ~ i I 17 I i ~ 4.5 Construction Comnletion Reauirements. Any dwelling or other structure erected or placed on any Lot shall be completed as to external appeazance, including finished painting and front and side yazd landscaping, pursuant to approved plans and specifications, as soon as reasonably practicable, and in any case within one (1) yeaz from the date of commencement of construction. Rear yard landscaping must be completed within one (1) year of initial occupancy. ARTICLE 5 REPAIR AND MAINTENANCE 5.1 Renair and Maintenance Rip-hts and Duties of Association. Subject to provisions in this aster Declaration pertaining to eminent domain and destruction of improvements, the ~ ssociation shall maintain, repair and replace the Common Area, Private Roadways, Drainage wales and all elements thereof, or shall contract for such maintenance, repair and replacement a ~ eep in good condition, reasonable wear and tear excepted. Additionally, in the event an Owner fails to maintain his or her Lot as provided herein in a manner which the Board deems necessary to preserve the appearance and value of the Property, the Board may notify the Owner of the work required and request it be done within sixty (60) days from the giving of such notice. In the event the Owner fails to carry out such maintenance within such period, the Board may cause such work to be done and may specially assess the cost thereof to such Owner, and, if necessary, lien his or her Lot for the amount thereof. For the purpose of performing the maintenance, repair or replacement of the Common Area as authorized by this Article, or for purposes of making eme,rgency repairs necessary to prevent damage to the Common Area or to any Lots, or for any other purpose reasonably related to the performance by the Board of its responsibilities under this Master Declaration, the Boazd (and its agents and employees) shall have the irrevocable right, after reasonable notice to the Owner, and at reasonable hours, to enter upon any Lot. 5.2 Renair and Maintenance Riehts and Duties of Owners. Except for those portions of the Project which the Association is required or elects to maintain and repair, each Lot Owner shall, at his or her sole cost and expense, maintain and repair his or her Lot and all improvements thereon, keeping the same in good condition. ARTICLE 6. ASSOCIATION MAINTENANCE FUNDS AND ASSESSMENTS 6.1 Creation of the Lien and Personal Oblieation of Assessments. The Declazant, for each Lot owned within the Project. hereby covenants, and each Owner of any Lot by acceptance of a deed therefor. whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association the following Assessments, which shall be established and collected as provided herein: a. Regular Assessments; 11 ~ i I Assessrnent against the Lot a.nd may be enforced as provi+'ded hereby far the enfmrcetnent 4f other Assessments. ARTTCLE 4. ~ ARCHITECTURAL CC3AiTROL 4.1 Prohibition of Alteration and Imvrcrvement. Subject to the exemptian of L3eclarant het'eundex, no buildang, sign, fence, vvall, landscaping, vr other irnprovement or structure of any kind, which would be visible from fihe public right of way or any vther area vutside of any Lvt itself, sha11 be canstructed, insfialled, painted vr maintained upon t,he Praperty, nor shall any alteratian Qr improvernent of ar►y kind be made thereto unless and until the same has been apprvVed in writing by the Architectural Ccrntrvl Committee (the "Committee") appvinted as provxded in this Article. 4.2 Plans and ARnroWal. Flans and specifications showing the nature, kind, shape, color, size, rnaterials and locafiion caf any sueh improVernents ar alterations, shatl be submitted tcr the Committee for approva9 as to qezaiity of wvrkmanship and design. Any application submitted tv the Committee puxsuant tv this Article shall be deemed appraved, unless written ciisapproval ar a request for additianal infarmation or materials by the Committee shall haue been transmitted to the applicant within thiriy (30) days after the date vf receipt by the Committee vf all required materials. 4.3 Architectural Control +Cammittee. L]ntil the Deelarant, in its discretivn and in writing, turns over the furiction of axchiteetural cvntro1 to the Boa~rd, a1l Fianctions of the Committee described in this Article shall be undertaken by the 17eciarant (ar agents of the T3eclarant appointed for such gurpose) Clnce turned over tv the Board, such functions shalP be uredertaken by the Bvard, unless and until the Board determines tv appoint an independent Camrnittee. If a Committee is thereafter appointed, ald members thereof slhall be appvinted by the Bvard fraan ttte membership of the Assaciatian. There shall be nvt less than thxee {3} nor mvre tfian five (5) ' members af the Committee, as determined by the Board. I The anembers af the cvmmittee sha11 receive no compe'nsativn for services xendered, other than reirnbursement for authorized expenses incurred by thcm in the perfvranance of their duties hereunder. Neither the Committee nar any metnber of the Cornmittee shall be liable in darnages or otherwise for decisicans made ian good faith pursua.nt to the authority granted in this Article. 4.4 Architectural Guidelines. Tt is the intent vf this Master Declaration ta create a£ cvmmunity with architectu.ral quality and harmvny af design and appearance as determined by the CQrrimittee. In fi.irther~.n.nce of this cabjective, the Committee shall have the authvrity to adopt Architectural Guideiines, and to augment, amend, or otherwise madify such Guidelines fa'am tiane to time; provided that they shall at alL times be consistent with the remaining Praject T]ocuments and building restrictiQns Amposed by Iaw. 10 I ~ I]eclarant, far managernent serviccs, without regard to the term and termination pradisivns above. In such even#, the agreement shall be reasonably standard in ttae industry. 2.9 SubassaciatiQns. Nvthing in this Master Declarativn sha11 preclude the T3eclarant or any Develaper or the C}wners frvm estahiishing one or more separate Subassaciations for purpases of adnninistering special requirements of a particular Phase. However, the estabiishment of such a Subassocpativn sha11 have no effect on the rights and ob1igativns of Orvners and I.,vts under this Master Declarativn or the remaining Project 17ocuments, without the v►+ritten apprvval of the I]eclarant (sa Iong as the T]eclarant has any interest in the Project or in any Patential Annexation Praperty) and the Baard of the AssQCiatian. ARTICLE 3. RIGH'TS TN COMMi3N AREA 3.1 Cvmmon Area, The Camman Area sha11 include a,11 park areas and cvmmon irnprovernents within the Property and all easement rig"hts and equipment necessary to the mperafiiDn and maintenarnce of such areas, as set forth in P'aragraph 1.6 ahvve_ Each Lot Owner shall hawe a nvnexciusive right to use the Comman Area in accordance with ttie purposes for which it is intended withau# hindering the exercise of or encrvaching upmn the lawful rights of any other Lvt f]yvners, subject to rules and regulati4ns enl cted by authority of the Board as pravided herein. 3.2 N0 5eoarate Gonvevance of Rights. The right of each Owner ta use the corn3rron Area shall be appurtenant ta such C]wner's Lot, and may nat be assigned vr canaeyed exeept with Lvt 3 and f of Block 1sha1L be resecved for Cammon Area. The Camman Area sha11 be dedicated ta the exclusive use and enjaynnent of the Qwners of Lo~s within the Project (and their guests and snVitees); shall have no independent value; and shall raot be converted tv any use other than as Common Area, ar sold or transferred without the prior written cansent of Spokane Cvunty. 'I`o the extent passib1e, the Declarant and the Association shall talce a11 reasonable measures to assure that the Gamman Area is not separately assessed far real estate tax ptraoses, but that the value of khe use and enjoyment of the Corriman Area shall be reflected in the assessrnent of the andividual Lots. 3.3 RegulatiQn of Common Area Use. The rights and ~asernents of use and enjcryment of the Carnrnan Area created hy this Master Declaratian shall be subject ta such rules and reguPatiflns as may be adopted by the Bvard of T7irectors fr4m time to time. 3.4 Darnage bv Memher. Each []wner shalt be liahle to the Association fQr any damage ta the CQmmivn Area not fully reimbursed to the Association by insurance, if the damage is sustained because of the negligence, wi11fu1 misconduct or unauthvrized or imprQper use of such Comrnan Area by the owner of any family member, guest, tenant, ernployee or inwitee of the IVlember. Hawever, the Associatian, acting through the Board, reserves the right tv determine whether any claim sha11 be made upon the insurance maintained by the Association. The cost of correcting the aaraiage, tv the extent not reimbursed to the Association by insurance, shal1 be a SpeGial I~ 9 ~ a.s a nanprofat coiparation, generally to da any and al1 things that a nonprofit coxporation organized under the laws of the State of Washington may lavvfully do and which are necessary or proper in operating for the peace, health, camfQrt, safety and general welfare of its Members, subject aniy to the limitativns upon the exercise of such pvwers as are expressly set forth in this Master Declaration, the Articles and Bylavvs. 2.3 MembershiD. The Qwner of a Lot shall automatrcally, upon becoming the Owner of that Lot, be a Member of the Assaciativn, and shall rernain aMember thereof unti1 such time as his or her ownership ceases fvr any reason, at which time his or her membership in the Association shall autcamatically cease. Membership shaTl be in aCCordance with the Artxcles and the B}+laws of the Assaeiativn. 2.4 7 ransferred Membershin. iVlernbership in the Association shall naf he transferred, pledged, or alienated in any way, excepc upon the transfer of awnership of the Lat ta which it is appurtenant, and then only fo Ch+e new Clwner. Any attempt ta rnake a prohabited transfer is void. In the event the Owmer of any Lat shauld fail ar refuse to transfer the membership regFStered in his crr her name to the purchaser of the Lot, the Association sha11 have the right to record the transfer up4n its baoks and thereupon ihe old nnemhership outstanding in the name of the seller shall be null artd vvid. 2.5 Qne Glass of Memhershiv: Votinp- R.eauirements. The Assaciatian sha1L cansist of two (2) class of voting rmerrabership established accvrding to the Articles. 2.6 Membershin Meetinas. Regular and special meetings of Members of the Assaciation shal1 be held with the fiequency, at the time and place, and in acccardance with the gravisions of the Bylaws of the AssQCiation. 2.7 Board of Directors. The affairs of the t-lssaciation shall be rraanaged by a Board of Directvrs, whiGh shall be established and which shall conducti regular and special meetings accvrding ta t'he pravisions of the Sylaws of the Assaciation. The Boa.rrd of Directors sha1L be elected by the Merrtbers accordkng to the Bylaws; provided that, for so long as t.hc Declarant retains a substantial awnership interest in the 1'roject (as provided in the Bylaws), fihe L7eclarant sha11 reserVe the right to contral the L3caard by appointing'a majority of the Directors. 2.8 Use of Ap-ent. The Board of I]irectors, an behalf of the Association, may cvntract with a professional rnanagement agent for the management and oVersight of maintenance and regair of the Common Area, a.nd far conducting other activities an,'hehalf of the Assaciatian, as may be determined by the Boar'd. Any contract far professional rraanagement services must contain term and terminativn provisions, and must al1ow termination without penalty, an advart,ce notice of nat rncare than ninety (90) days, and shall otherwise be subject to such limitations as rraay be sefi forth in the Bylaws. Nvtwithstanding the faregoing, where tlhe Declarariit hcrlds at least 15% of the tvtal vating power of the Associativn, the Bvard IInay cbntract with the l7eclarant vr an affiliate of the ~ ~ 8 ~ ~ I as Cammcrn Area}. Additionaliy, the term "Lot" sha1B include any separately Qwned condoririiruum unit established pursuant to the Washingtvn Condominium Act, even though the evndviminium building may he constructed on a single legal parcel af land. I 1.12 Nka.ster Declaration: This Master Deciaration of Cavenants, Conditians and Restrictions, as it rnay be aFnended from tirne to time. 1.13 Member: ,A, person entitled to memhership ira the Associatian as prvvided herein. 1.14 Mvrtgage: Includes a recarded rnortgage, deed of trust, real estate cantract, or other instrument creafiing a securit}+ interest in any Lot. 1.15 Martgagee: Tncludes a mortgagee, beneficiary or hofder of a deed of trust, real estate contract vendvr, or vther hvlder of a mortgage (inGluding Declarant or Declarant's assignee with respect ta any purchase-rnvney securit}+ jnterest retained by Declarant on sale vf'any L.ot). I 1.16 Mortgagor: TnGludes a rnortgagor, the trnsivr of a deed of trust, real estate contract vendee or cather indiaidual granting a security inCerest in any Lat. 1.17 Owner or Qwners: The recard hoIder 4r holders of title ta aLvt in the Yroject. This sha11 include any persvn havang a fee sirnple title to any Lot, but shaPl exclude persans or entities having any interest mereiy as security fvr the perfortnance of any abligation. Further, if a Lot is so1d under a recvrded cvntra.ct of sale to a purchaser, tne purchaser, rather than the fee owner, shal9 be considered the "Owner." 1.18 Person: Any individual or any corporation, joint venture, lirnited partnership, partr►ership, firm, assaciatian, trust, or ather similar entity or Qrganizatian. 1.19 Project Documents: This Master Ueclaration, the Final plat map, and the Articles, Bylaws and rules and regulations of the Assaciation, as each shall be restated or amended from time to tirne. 1.20 Property: 'T'he land described in Recital A(Exhibit "A„) fn this Master Declarativn, together with al1 buildings, improvements or structures therevn, and ewery easement or right appurtenant fihereta, and all personal property intended for use in connectian therewith or #'ar the use, }aenef t or enjvyment vf the C?wners. ARTTCLE 2. WC)T1NG RIGHTS AND ASSQCIA'I'7CJN. ADMINISTRATTGN. MEl'vIBERSHTP 2.1 Oreanization of Associatian. The AssociatiQn is vr shall be incvrparated under the name of T3ishman Commons Master Association, Inc., as a nonprof t carporation under theWashington Nonprofit Corporation Act. 2.2 Duties arad Powers. `I he du#ies a,nd pawers vf the Assaciation are thvse set forth irn this Master Declarativn, and in the Articles and Eylaws, tagether with its general and irnplied pawers I i 7 ARTICLE 1. DEFINITIONS Unless otherwise expressly provided, the following words and phrases, when used in this Master Declaration and in the Project Documents, shall have the following meanings: I 1.1 Articles: The Articles of Incorporation of the Association as restated or amended from time ~ to time. 1.2 Assessment: That portion of the cost of maintaining. improving, repairing, operating, insuring and managing the Common Area (or otherwise needed for the administration or management of the Project) which is to be paid by the Lot Owners as determined by the Association under this Master Declaratian. Assessments may be designated as Regular Assessments, Extraordinary Assessments, or Special Assessments, as those terms are more specifically defined in Article 6 of this Master Declazation. 1.3 Association: Dishman Commons Master Associatio,n, Inc., a Washington nonprofit corporation, formed by Declarant in conjunction with the creation of the Project, the Members of which shall be the Owners of Lots in the Project as provided herein. The existence of the Association under this Master Declaration shall be without prejudice to the establishment of subassociations charged with administering special requirements of particular Phases. 1.4 Boazd or Board of Directors: The goveming body of the Association. 1.5 Bylaws: The Bylaws of the Association as restated or amended from time to time. 1.6 Common Area: The park area, trail system, and all other properly owned, operated, and/or maintained by the Association for the benefit of all Lots and their Owners. 1.7 Common Expenses: The actual and estimated expenses of maintenance, improvement, repair, operation, insurance and management of the common Area and of administering the Association and the Project, and any reasonable reserve for such purposes as determined by the Board, and all sums designated as Common Expenses by or pursuant to the Project Documents. 1.8 Declarant: Northwest Regional Facilitators, an Washington corporation, and its successors- . in-interest and assigns with respect to the entire Project, but excluding independent third parties purchasing completed Lots. 1.9 Developer: A single person or entity acquiring more than two (2) Lots for purposes of constructing improvements thereon for sale to a third parties, and who shall be designated as a "Developer" by the Declarant in its discretion. 1.10 Director: A member of the Board of Directors of the Association. 1.11 Lot: Any separately numbered parcel of land shown on the Plat as a buildable parcel, intended for sale to and use and enjoyment by an Owner (excluding areas designated on the Plat I I 6 i ~ MASTER DECLARATION OF COVENANTS, CONDITIONS, ANID RESTRICTIONS DISHMAN COMMQNS SPOKANE COUNTY, WA$HINGTON THIS MASTER DECLARATION OF COVENANTS, ICONDITIONS, AND RESTRICTIONS ("Master Declaration"), is made on the date hereinafter set forth, by NORTHWEST REGIONAL FACILITATORS, a Washington Non Profit Corporation ~("Declarant"), with reference to the following facts: A. Declazant is the owner of that certain real property located in Spokane County, Washington, which property is more particularly described on Exhibit I"A" attached hereto and incorporated herein by this reference (the "Property") i B. Declarant has subdivided and developed the Property into fifly one (51) residential Lots, six multi-family lots (39 condominium units) and appurtenant park areas (Common Area). Declarant desires to establish the property as a developm6nt, to be known as Dishman Commons. i C. The development shall be hereinafter refened to as tiie "Project." The Owner of each Lot shall receive title to such Lot and rights of inembership in the Dishman Commons Master Association, Inc., a nonprofit corporation formed to operate and maintain the park area and other Common Area, and otherwise to manage the Project. ~ D. Declarant intends by this document to impose upon 1.he Property mutually beneficial restrictions under a general plan of operation for the benefit of all of the said Lots and the Owners thereof. Declarant hereby declares that the Property and the Project shall be held, conveyed, mortgaged, encumbered, leased, rented, used, occupied, sold, and improved, subject to the following declazations, limitations, covenants, conditions, restrictions, and easements, all of which are for the purpose of enhancing and protecting the value and attCactiveness of the Property, and the Project, and every part thereof, in accordance with the plan for the establishment of the Project as a mixed use residential development. All of the declarations, limitations, covenants, conditions, restrictions, and easements shall constitute covenants and! encumbrances which shall run with the land and shall be perpetually binding upon Declarant and its successors-in-interest and assigns, and all parties having or acquiring any right, title, or interest in or to any part of the Property or the Project. ~ 5 ~ ~ I 1 0.2 Damage to Lats ARTICLE 11. EMTNENT I3OMATN 11.1 `I'aking af Lots 11.2 Taking of CQmznon Area ARTICLE 12. RIGHTS (]F MQRTGAGEES ARTICLE 13. DURATTON AND AMENDMEENT 13.1 Duration 13.2 Amendment Procedures ARTICLE 14. T]ECLARA,N'I''S RIGHTS ANI3 RESERVATIQNS ARTICLE 15. ANNEXATION C)F ADI]TTIONAL PROPERTY 15.1 Annexativn Pursuant to Plan 15.2 Annexatian pursuant to Appravai ARTICLE 13. DURATTf}N AND ANIEIVDMENT 13.1 Duration 13.2 Amendment Pracedures ARTICLE 14. I]ECLARANT'S RIGHTS AND RESERVATIONS ARTICLE 15. GENERAL PRC3VISIC3NS 16.1 Enfmrcernent 16.2 Invalidity of Any Provision 16.3 Canflict of Project Documents EXHTBTT "A" LEGAL DESCRIPTIDN {JF FHASE OVE EXHIBIT "S" LEGAL TJESCRIk'TTQN OF POTENTLkL ANNEXATION PROFERTY 4 6.4 Extraordinary Assessments 6.5 Special Assessments 6.6 Allocation of Assessments ~ 6.7 Date of Commencement of Assessment; Due Dat~s 6.8 Working Capital Fund 6.9 Transfer of Lot by Sale or Foreclosure 6.10 Enforcement of Assessment Obligation; Prioritift; Discipline 6.11 Payment of Taxes Assessed Against Common Area or Personal Property of Association II ARTICLE 7. EASEMENTS AND UTILITIES ~ _ 7.1 Common Area Easements ' 7.2 Encroachment and Utility Easements 7.3 Utility Services ARTICLE 8. USE RESTRICTIONS 8.1 Single-Family Residential Use 8.2 Commercial Use i 8.3 Animals ~ 8.4 Temporary Structures , 8.5 Further Subdivision Prohibited I 8.6 Lot Maintenance 8.7 Nuisances 8.8 Vehicle and Equipment Restrictions 8.9 Signs 8.10 Leasing of Lots 8.11 No Warranty of Enforceability ARTICLE 9. INSURANCE ~ 9.1 Duty to Obtain Insurance; Types ' 9.2 Lenders' Requirements 9.3 Waiver of Claim Against Association 9.4 Right and Duty of Owners to Insure 9.5 Notice of Expiration Requirements 9.6 Insurance Premiums 9.7 Trustee for Policies ARTICLE 10. ' DESTRUCTION OF IMPROVEMENTS 10.1 Damage to Common Area I~ ~ 3 TABLE oF eaNTE vTs ARTICLE 1. DEFINITIONS AIa.TICLE 2. ASSOCIATION, ADNIIlVTSTRATIaN, MEMBE ASHIA AND VC]TING RCGHTS 2.1 drganization of Association 2.2 I)uties and Pawers 2.3 Membership 2.4 Transferred Membership 2.5 C3ne Class of Membership; Vating Requirerne»ts 2.6 Membership Meetings 2.7 Board of D'rrectors 2.8 L7se of Agent 2.9 5ubassociativns ARTIGLE 3. RIGHTS IN C(7MMON AREA 3.1 CQrntnon Area 3.2 Nv Separate CQnveyance of Rights 3.3 Regulativn of eomman Area Use 3.4 Damage by Member ARTICLE 4. ARCHITECTURAL CONTR+OL 4.1 Prvhibition of Alteration and Improvement 4.2 Plans and Appraval 4.3 Architeetural Control Corrunittee 4.4 Architectural Guidelines 4.5 Constructian Completivn Requirements ARTICLE 5. REPAfR AND MAINTENANCE 5.1 Repair and Maintenance Rights and Duties of Assaciatian 5.2 Repair and Maintenance Rights and Duties of [3wners ARTICLE 6. ASSOCIATION MAINTENANCE FUNDS ANI3 ASSF SSMENTS 6.1 Creation of the Lien and persvnal Obligation of Assessrnents 6,2 Purpose of Assessments 6.3 Regular Assessrr►ents I 2 REcoRnnnvG REQvESTED BY AND W14EN RECQRDED, MAIL To: Northwest Regivnal Facilitatvrs E. 525Mission Ave. Spakane, WA 99202 Attentivn: Wyndell Wilhelin MASTER DECLARA!T'TON OF CC7VENANTS, CQNDI"C'I(]NS, ANI3 RESTRTCTIC)NS DISHMAN COMNIONS Sp4KA1VE CDUNTY, WA,SHINGT0N RECEIVED OCT 0 2 2000 SPOlLANE CCtUN7Y ENGiNEER 1 ❑.00 sy CMP Plpe 12" CMP P3P0iB" CPF.P 8mnothvvall Pipe 24" lr4spedon 3.40 stations 500.00 per statrvn 170000 DcaFrage siructures atatrcm base 6" dngs tyv 5F&G subWWl wRax deivary rratenals installman tota{ unas unit cost tatal 0 Sanas, N 850 0.(70 Cat-b-gtCkirlg, fs 2500.00 0.00 fe,W seeding, arras 50O.[]p 000 0.0€Y Rofigh Grading, CY rauv qtys fiRished Cut 0.00 000 0 00 tatal ' Pri►iate Aflsy LZuardities Gradirig top fi3nar avg depfh Vaiurre ° 5seding 0.00 sf 0.Dt} sy L W 1 W2 T q1y {note outfalls anB int0 rWapped ditch ",-rap at pips outfal! 0,00 ~irep st plpB outFsi6 0.00 R,prap 0.00 pians shcw nsw diich out 000 s[ap starf widh Road 34000 0.00 2000 - lhli8y 340.GO 88(3O:00-9f torgeM - eac 0 67 4533 33 cf 967.90 Cy krase 6[]4 0.50 3400.00 c# 125.93 cy ar.p 2.U0 017 1133.38 d 83 11 tms cul-da-eac radius area 0 00 sf ex 0.67 100 020 Cf 0.0@ cy #ase 0.50 Q.@0 ef 0.00 Cy ar;p 0.17 0.jDD c°F 0 00 tons aut fill tatsl AAas$ EartFmmrk 0 eurb lengfh Fype f2 sum tangent 0,00 ex 167.90 rei►errEs 000 base 125.93 Cu1-de-&ac aCp 83.'i 1 total 0.00 ` aidewalk tarwgen# 0 00 (Pert flf roadvvay) retum 0 'D€3 cuk~ 4.Oi1 • o 00 000 0.00 sf . i • , BOND ESTIMATE ' PROJECT P1859 - Alley by Ed Pbrry, P E. DATE taOd-00 DRAINAGE ffEMS UNfTS 06ANTffY PRICE COST 1) Drywell - Type A E► 0•00 2) Drywell . Type g EA 0 00 3) Grate - Type 5 FJ1 0.00 4) Grate Type 2 EA 0 00 5) Grate - Type 4 EA 0 00 8) BaCldill For DW CY ; 0 00 7) Drainage SVuchues, iretalled 7) Concrete Inlet Box, Type 1 EA 0.00 7a) Sidev+alk Inlet TYPe I Ef► 0.00 7b) WSDOT IMet Box 8 Grate EA ' 0 00 B) CPEP Pipe 10" Dia. LF 1 0.00 9a) ADS n-12 Pipe 12" Dia lF ~ 0.00 10a) CMP Pipe 18" Uia. LF ~ 0 00 0.00 70a) CMP Pipe 24" Dia LF 0 00 0.00 10) CPEP Pipe 15" 1?ie. (ADS n-12) LF 0.00 11) CPEP Pipe 18" Dia. LF 0 00 12) Precest Manhole EA 0•00 13) Solid lid EA 0.00 14) Ditch and Pond Ezcava6on CY 0.00 15) Sead SF 4770 00 0.00 18) Ripap outf811 patl LS 1.00 0 00 NON STANDARD DRAINAGE REMS 1) WdDert Vault Curb Inlet EA 0 00 0.00 2) Erosfon Protectlon - silt fence LS 1 00 0.00 3) Erosan ProteWon - Rock enVy LS 1 00 0.00 4) I 0.00 5) ' 0.00 8) 0 00 DRAINAGE SUBTOTAL 0.00 18) MonumeMs EA 2 00 0.00 t'n 68RlCede l.F 0.00 18) SVeet Signs EA 2.00 0.00 OTHER SUBTOTAL 0•00 GRADING, SURFACING, CURB, AND SIDEWALK 19) Rough Grade CY 167.90 14 00 2350.82 20) Top Course CY 0 00 21) Base Course CY 93333 21 50 20066.87 22) Asphalt Concrete Tons 52800 41.00 2164800 23) Curb Type A LF 0.00 24) Curb Type B LF 2700.00 0.00 25) Curb Tgpe R LF 0•00 yg) $idewaig SQ YD 0.00 0.00 NON-STANDARD ROAD REMS 1) Crose gutter SQ YO 0 00 0 00 2) 0.00 3) 0.00 y) 0.00 GRADING ANDISURFACING 44085•28 $44.085.28 CONSTRUCTION TOTAL, INCLUa1NG MULTIPUER OF 1.10 $48,471.81 use $48,500-00 Private mspecUon• InspecBon $1,700 00 use =1,700.00 - - - ~ ~o - ~ or~•o u~~ Petplug SAlb +sFe1 AOTMOwO 45ML1 iia'Q flU'[Y €fO OQS 9&m 'BuIpoes dwei - i3O 0 04 UDSZ &I Tudiljm~-m OU'v (3S'9 R'eouel tp PPi pm i4in s#un PW3 uomnpisuf slepww AmaspA xe11m MMRS `3'8i s ed4 sft a9 eseq +~[l~ swr4an4s oftulsxg oo'sM UD[P48 jed ]DO 09 L suM= Oga uoreftup Wrz Q(4a afm4Wms d3dO r% ad►a dNa Uffsfte Pathway 4uanNea Gradln9 top ltadr avg depth Volurrse Seedlng G00 sf 000 sy L Yi19 W2 Y gky (tiote mANs are IrHo dCrapPed ditch R1pr8p at pip9 ouftf 000 _ F2iprap at pipe nutUf 0.00 , Ditch Riprap D 00 Rlans shuav new ditch cut 0.00 stap start width Patliway 85000 0.99 600 85fl.40 510000 Si - ter*ent ex 0.17 U0 96 c# 31.48 cy base 0.00 0.01) 0.00 ef 0.00 sy 8Cp 200 0.17 856.00 Cf 82 33 tons sui-de-eac radlus area 0 tH1 sf ex 0.17 100 n oo rIs o aa cy base 0.00 o Qo d a00 cy acp 017 000 Cf 0.00 tms Oe oiF tatEd Mass ~~~~ork a curA length Type R sm tangeni 000 ex 31.48 retums ' 000 tase tl.i#} L:trl~o-sac ar-p 62.33 tot84 O.IJ0 eldewslk 4angani Q.ffO (part at roadway) reium 0.00 , cu1-de-sac 0.40 , 000 O.DO 0.00 sfi 4 {I0 5}I C#!P Plpe 1r / BOND ESTIMATrz PRf,}.1FC7 P9868 -OffSEEQ 6y Ed Psrrp, P E. DATE 7 7{kt-0a i3RA33dAGE ITEMS UNfTS Q43WNY1i"Y Pf2tGE COST 1) Dywall - Type A EA 0 00 2] Drya+ell - Type 0 Ea4 0 60 3] GrOe - Type 5 EA 0.00 4) Grate Type 2 Er+ ~ 000 5] GrOW • Type 4 F-A dAa s) eooM For Dww cv 0 o0 a] D+aktaae sbuctures, mstwied 7} Conct Inhit 9ax, Type 1 EA 000 7a} SKW&,Jk InlK Type I EA 0.00 7d) WSUOT 1nkt Bca 8[3r2ta EA 000 8] CPEP P" 1fi" Rfa. l.F U.DO 8a}AQS n-72 Pipe 12' Dia LF 0.00 tpe} GMP Pipe 18' Dfa LF 0 00 l0a} CAAP pipe 24" Dya LF D 40 40} EPIEP Pipe 15" [)ifl. {RdS rhi?) LF 0.00 CP EP pipe I a° oia. LF 000 12} Rmcast hAanhole EA 000 13} Sdid I&1 EA 0.00 14] C1dch aid Piat4 EM..: aW: CY 0.9[Y 75) Seed SF 0 i!0 tB) RiM outrall pad LS 000 NO+l 57ANDARi7 $RA►AIAGE fl'EAI45 f] WAtrert Vault Cufb Irt1e! EA 000 aa EFuum wmtection - aae rerme Ls 000 33 EMSin PMUMUM - Rock entry Ls 0100 a) o oa sj 000 6) 000 bRAlh}AGE $UBTOtAL 0 00 le] Mosurneaits EA i 0.00 17f saffiCade LF , 0.00 re) stem spa„s EA ~ 000 vrHF-a suEITorAL 0.00 GRA;7IHG, &LIRFACING, CUR6, AHQ SlOEWALK 79f fiwigh Gratle CY 31 48 14.00 44034 20y Tpp Cource CY 000 21] Hase Cs~srse CY 000 21 60 0.00 22p,4aph¢It+Concmto Tvna 82.33 41.00 2555 87 23) Cur6 Type A i.F 000 24} Curh Type B LF 000 25} Curb 1'ype R LF ' 006 ze) 5dewdlc 5O YD 000 0.00 NOhFS'fANBARii RC?AO iTEM5 t; Cross guuw sa vD 000 0_00 2) 000 3} 0 [1U 41 000 GRADitJG ANLI SURPAC4NG 299641 $2.996 44 coNSgRtICTtON roTAL, u~LUDING MvLtiPuER oF 1.10 a3,296.e5 use t3,samav PrWW [,specUon rnspettion a7.275aa u58 ,300.00 I k 3pakane Caunrty 1 U+35 LT 94 w18 12 graba aase.rtser Frame & grate 8dd'E rtsa 6utitotW wf= cdivary tofa1 inst8ilati[n MW 1.60 37500 410 Ofl 40.08 450 Q8 450,00 300a0 Spottena Couniy 11+22 LT Bd wl642 grete hase.riser Frame 8 grate aid'! ri&er Subtotsl rvlfN delivery taial installatiCn total 100 D OU 37500 410.ilQ 4000 46000 45000 90000 Spokans Gocrity 17+36LT B+i wI61 2 gate base,nser Frama 8grate add9 naw subGo3sl wA8X d81}very tDtad rnstalIatran tatal 100 1 00 41000 445 Q6 4[] Od 48500 48500 970,00 b8se,H nng, $rate J nny K nn9 subtotef wRau doIi+,r" bow instailsticm Wta4 11t35 RT WSOC3T Type il t Qfl 63000 88500 4000 72500 725.OA 4450 00 unriTs ttrut oost ttw . ESC SiSttHnce, 4f 9$00UQ 650 1470O.04] caI-trBCJsn9. Is 1 00 250000 25GO 00 tenP seading, sr,rs.3 786 8oQ 0o 6290 17 - - - - - - 20490,17 Rough Grarl7ng, GY r3v qtys Tinrshed Cut 2189.00 274875 frll 369600 417960 6930 00 totat Hereld Lane QuaMides Grading top flpor 6vg Cepth Vdume Paid C 10400.00 5389.00 2.50 731.14 gpd 539900 af 59989 sy L Wt W2 T Qty (note outta8a ere into riprapped ditch Riprap at pipe E 15.00 15 00 3.00 1.00 5.00 Rrprap et pipe F 15.00 15.00 3.00 0.67 3.35 0 QO plans ahow new ditch cut 8.35 stop staR avidM 'toad leretd Lene 0.00 7456.00 si -iingent ex 0.75 5592.00 Cf 207.11 Cy basg 7.00 0 58 4349.33 d 161 09 Cy ap 2.00 0.17 1242.67 d 91.13 tons CUk/9-e8C radIUS 8m - 0.00 sf gx 0.75 1.00 0.00 Ci 0 00 cy pase 0 58 000 Cf 0 00 cy acp 0.17 0 00 d 0.00 tons cut 811 totel Mass Earthwprk 0 plans show new ditch cut curb length Type R • sum tangent 233.00 2.00 46600 ex 207.11 retums 0 00 base 181.09 CuFda-sac acp 91.13 tot8f 466.00 sidewaik tangent 0.00 (P~of madwaY) tetum 0.00 qu}-~ 0.00 0.00 0.00 0.00 st 0 00 sy CMP Pipe 12" C6AP Pipe 18" CPEP Smoottrwall Pipe 24.. • Inspection 2.78 stations 500.00 per sffi2ion 1380.00 Oraimge sVucUtrea $tow be,qg 8" ringa type 5 F8G subtotal wRax delivery matenals instailetion total " bese,H ring, 9rate J ring K nng subtotal wlfex defivery totel installation tOtal 10*35 RT WSDOT Typ6 0 1 00 830.00 68500 4000 72500 725.00 1450.00 I BOND ESl1MATE PROJECT P7869 - Hea►td Lane by E,d Parry, P.E DATE 70-0ct-00 DRAINAGE ITEMS UNITS ~ QUANTITY PRICE COST 11DWmfl - TYPB A EA 0 00 2) D►Ywefl - TYPe B EA 2.00 0.00 3) Grdte - Type 5 EA 000 4) Grete Type 2 EA 0.00 5) Grate - Type 4 EA 2 00 0.00 8) Beclddl For OW CY 80.00 0 00 n D+ainWe Strudurea, mstelled i 10+35 RT EA ~ 1450.00 10+35 LT EA ~ 900.00 11+22 LT EA j 800.00 11+38 LT EA ~ 970.00 11+38 RT EA I 1450.00 I 7) Concrete Inlei Box Type I EA 7a) Sidewaik Inlet, rype I EA 7b) WSDOT Inle4 Box 8 Grete EA 0 00 8a) HDPE Pipe 10" Dia LF 28.00 17.50 49000 8b) HDPE Pipe 12' Dra. LF 30.00 2000 60000 8) ADS M12 Pipe 12" Dia. LF 49.00 15.00 736.00 1 0a) PVC Pipe 12" Dia LF 48.09 21 00 1008 00 10b) PVC Pipe 15' Dia. lF ' 44.00 26 00 1144 00 12) Precast Manhde EA i 0.00 13) Sotul laJ EA , 0.00 14) Ditch end Pond Excavation CY , 731.44 12 00 8777.22 15) Sod SF 5389 00 0 70 3779.30 18) Ripap pad CY 8.35 75.00 828.25 NON STANDARD DRAINAGE ITEMS 1) Wdbett VauftCurb Inlat EA 0.00 2) Erosion PtoteCdon LS 1.00 500 00 500.00 S) Erosion Ptotection - Rock entry LS 1.00 2500.00 2500.00 q) EA 0.00 5) 0.00 g) 0.00 DRAINAGE SUBTOTAL 25829,77 76) NlOnuments EA 1.00 185 00 18500 17) Bamcede LF 0.00 0.00 18) SUeet Signs EA 0.00 OTHER SUBTOTAL 185 00 GRADING. SURFACING, CURB, AND SIDEWALK 19) Rough Grede CY ~ 207 11 14 00 2889.56 20) Top Course CY ; OAO 21) Base Courae CY 161 09 21.50 3483.36 py) qgphal( Concrebe Tons 91.13 41 00 9738.28 23) CurD Type A LF , 0.00 24) Curb Type 8 Lf 0.00 25) Cutb Type R Lf 46600 0.00 26) Sxtewatk SQ YD 0.00 0.00 NONSTANDARD ROAD ITEMS 1) Crossguttere SD YD 0.00 2) Masa EergnwoAc CY 3) 0.00 q) ' 0.00 CaRAO1NG AND SURFACiNG 10089.20 $38,113.97 CONSTRUCTION TOTAL, INCLUDIDlG MULTIPLIER OF 1.10 S39,726.37 use i39.800.00 Inspethon $1,390.00 Prfwzte mapewon ' u8@ $1,400.00 I $ 00 0.00 OM sf 0.00 Sy inspmWn 12 90 sta#ions 500.00 per statian 645000 CMF pipe 18" CENP pfpe 24" Orainage 5tructurss base,N rn, 9rata .i ring K rnM aubterta{ wTtax de[n+ery tatal iristaRation t4fal 10+64 LT WSDOT Type H 100 63U.00 68500 40.00 72500 725.00 1450.00 base,H rirg, 9rate J ring Krirg sLibtoW1 wltax deln+sgry total instslleb6n tota! ..]+64 RT WSDOT type II 1.00 830.00 685.00 40E30 725M 725.00 1450M 5pvkare Coser►ty 84 11+51 LT w1S12 grata hase,riser Frarroe & gra add'l rissr subtatat arftax dekvery totak instaHaton total - - - 1.00 - 376M 414 1DO 4000 458.00 45000 90000 Spokare Cawnty 84 14+54 RT w181 2 grate base,rser Frame & ¢ra' add`] risar subrtotal wltax delwy tntal in5taflation totai . 100 375.00 414.00 4D 00 450.00 450.04 900.00 Spskare Ctyutxty 84 1 i+67 Rfi wIBia grate base,ruer Frarne & gra add't riser suhta#al wltax dafNrery tatai imteltation toLal 100 100 410.00 445.[1D 40.00 48500 485M 970.00 Spokare CountY B4 17t22 RT w1B72 grate base,tiser Frama & gra add'l rtw sc:btotak wttax deihmry taEal installa#ion total 100 100 470.00 44500 40.00 48500 485 00 97000 WSC3OT Type El Inlet 17fih E.ane Cluarrtities Grasilreg top flaar avg dePth ►Joturrsa Aartd A 2475.00 818.00 250 143.19 Prsnd B 8344.00 489200 300 579.78 cr,bic ft 72297 cubic yards scdlsaed 4710.00 sf 52333 sy Std L W9 W2 T c~t ripra7 pipa run B 9.f3a 7M 3.00 0.50 0 83 riPrap PiPe nan C 10.00 7.0[[1 3.00 0.67 1.24 247 stop 5tart uvidth L~ba~ 1rm Lar,e 0.00 43200.00 sf mr►geat W4*s feet ex 0.75 32400 00 cf 120D.00 cy ba5e 7.00 058 2520[}.0(} ef 933.33 cy acp 2 00 l].'I T 7200.00 Cf 528.+40 tan5 cuwe-e8re radius area 0Dt) 0 00 s# ex 0 75 1.00 0.00 cf 0.00 cy basa 0.50 000 Cf D 40 cy acp Q.DE7 cf 0.00 tons ~[ough Crading, CY rew qtys ftnished cLa 000 fiu 000 0.00 total aurb length "Fype B # $ides sum tarqent 1350 Oa 200 2700.(]0 ex 120006 ratams 4.00 000 base 933.33 ' Cukfe-sac acp 52800 #aw 2TDU 00 - sidewaqt tangent return 0.[10 a"O-sac 0.00 sOND esTUaTE PRDJEC'C F18f9 -17th Lane bY Ed RarrY, P E [7ATE 1U-Qct-o0~ ORAFN,AGE iTEN45 UNITS ~QUAM"CRY ~WYPRICE Y Ci75`f ~ 1) Dryinrelt - Type A EA 000 2] DryWBH - Type B EA 300 2000 AO 8M 00 3] Grare • Type 5 EA 0.00 4) Grate Type 2 F14 000 5} Grete - Type 4 EA 3.00 32600 975 C10 BJ BaCkfiil Fat Difll CV 120OD 17 00 2040 00 77 Oteinage S7uctures, InStailed 10+84 LT EA 1450.00 40*84 RY ER ' 1450 00 19 +51 tF Ei4 y 800.oo 11+51 RT EA I 90006 1 1+87 EtT EA ! 970.00 17+22 RT EA 97000 Ty C.orcreta Ertlet $ox, Type I EA 000 7a} Sldewralk lnlet, Type I EA 000 7b} wsoOr WW sox aGrate Ea nOD SJ CPEP P" 19" pra LF 0 [39 9a} R(3 a n-t2 Pipe 7Z' Dia. l.F 118.00 18 OD 2124.0D 8h) N6PE Fipie 12" []ra LF 7100 20.00 146000 ec] PI/C Ripe "!2" dt8 LF 15 OR 2100 315 00 10} CPEP Pipe 15" Dia. (ADS n-42) LF 4 i1t! 11) CPEP Ptpe 18" Oia LF 000 12} Pmcaet RAanhels EA ' ❑ 00 13] 5olid Eid EA 000 ta) oftcrr ana Pnna Exavauon cv 72297 1200 867567 18} Spd 5F 4710,00 070 3297.09 36] Ripap nuEf211 pad CY 2.07 7500 155 5B NON STAN{7ARQ DRWIJRGE ffEdAS ij wabert vauit curb miet Fa 000 a o4 a} Emsicn ProlecOo+ - siit rerm Ls 100 $00oo 500,00 3) Erosm Protecpon -Rvck erb'y Gs 1 oo 25a oa 25o4.00 Qy 000 5) 0-00 , a) 0.00 DRA[IVFiGE SLl@TOTAL~ 3468222 18} Nbnuments ER ~ 100 f 85 00 18600 17) Bamcade LF 000 18} 5meet 5igns EA t 00 4.00 QT14ER SU$7OTAL 18600 GRADIN[3, 6IIRFAC1NG, CURB. AND &IDEWAlK ~Y 19] Rovgh Grede CY 1200 O6 1400 78wo QO 20] 7ap Course Cv D Do 21) Base Cours9 CY 93333 2150 20056 87 22} A$phatt Concrete Tons 62800 41.00 2164800 23] Curh TypB A LF 270000 000 24j Carb Type 8 LF 0 DO 26) Cut4 Typ2 R LF 000 - 283 5idvw8dk $Q Y[] 000 0.00 waN-s-rANDARO Rorw rrEMS ~ , y Cmss gutce~ SQ rro 0.00 2) 000 3] 0 i00 q) Q.QD ~ CrRADING RNI3 Si,iRFAC[NG ~ 6851467 $93,389 89 cvNsTRUCYIoN TvT►L, iNCLUDIHG MULT#PLIER fl€1.70 $102,72000 use Pdvste in$pacbon- ; cul-de-sac 0.00 6.00 30500 1830.00 st 203.33 sy CAAP Pipe 12" 203.00 CMP Pipe 18" 31300 CPEP Smoothwall Pipe 24" 13000 tnspection 3.60 stations 500.00 per station 1800.00 Drainage structures statian type base 8" nngs type 5 F8G subtdal wrm deiivery materials instattation tatal units unit cost total ESC silt fence, tf 6 50 0 00 cat-tracking, ls 2500.00 0 00 tenp seeding, acres 800.00 0.00 0.00 Rough GredMg, CY raw qtys finished cut 0.00 fiH 0.00 0.00 total Fetts Rosd Ouantittes Grading 6op fku avg depth Volums Pond D 42000 200 75.56 Par1d E 100 21000 3$9 19.44 Sod -42Q DO sf 46.6'1 sy ' L W1 W2 7 GtY (note cuifafls are irsta riprapped dgch Riprap at pipe oulfail 0 00 Riprap at pipe outfall 0.00 DOch Riprap 0[1[3 pPans shov riew ditch cut 000 stw start wodfh Road 36d 00 0.00 12 00 Feft Raad 3651.OO 432O.OD sf taneent ' ex 0.75 3240.00 ef 120 ao cy aesa 700 0.58 2520 ov ef 9133 Cy acp ZBU 017 - 720.Qa ef 52.80 tans Cul-de-sac radius araa f].00 sf ex 075 900 0,00 CT 0.40 cy hase 0.58 0.00 cF 0[,10 cy r-p 417 0.00 Gf 0 00 'trms Gut ~Ftlf tot8f Mass Earthwork 0 curh tength 7ype R sum farL$ent 360.DO 2.00 720.00 ax 120.00 . retums 000 base 93.33 Cukde-sac acp 5280 - tatal 720.00 sidewaik tangerrt 30500 , {part of ruadwayY returra +0.00 • ' i BOND ESTIMRTE AFiQJEC7 P11869 -F-e1Le Road 6y Ed Parryr, P E. DATE 50-w-" DRA111AGE ITEN15 UNITS {1UAiJT1TY PRICIE Cf]ST t] [7ryrrEll-TyipeA EA I 040 2] Drywd • Type B F-A 200 2M10 4!0 40W pa 3) crde - Type 5 F-A 0.00 4] Grate Type 2 EP, 000 5] Grste - Type 4 EA 200 32500 65006 B) Baddll Far E]W CY 84 00 17.6 136000 7] Qrairage SguctuuMS, mstedled I 7) Cur4lnlat, Type 1 EA 200 25004, 500 OD 7a} sdewalx inK Type I EA nOo 7b]'WSAl7T Inlat Baxa Grale Fra cnW . 8] CPEP Pipe iU" oEa~ LF 0.40 , 9g} AQS n-12 Pqie 12" t3fe LF [1 QO 100) CMP Ppe 18' f7ia LF 400 000 7 08] CNlP P" 24° {}Fa. LF 000 004 YO] C4EP P" 15" Dpa. [HG5 n-1a] LF a nn 173 CPEP Pipe 1 B' Dia LF 0 60 12] Pler2st #Aanhda ER 4.00 13} Stdud lid ER 0.40 14} Oi1ch end {'and E=8vallon CY 19.44 72.00 23333 16) Sad SF 420i10 076 29400 , 16) Ripap outlall pM L5 I 000 NON S7AN1JARB i3RRFHAGE I7EklIS I 1} Wdbert UauR Curb inlO EA 000 I 000 2] Erosipn PmUxtpm LS 1 00 5p[9 40 5Q0 00 3} Erosfan RroWcUon - Ratk enlry LS ~ 000 4) Q oU S) 4 aR 8J ~ ~{f pRAINAGE SUBTOTAL 763733 kB] Mosustwts F-A 200 185.DO 37000 iT] Bemmda LF 0 OO 78] SbeCZ Sm ns F-A 1 00 fl i}Q 07FiER 5UB7O7AL 37000 fiaRADING, &lIRFACIP[G. CtDRB, ANIY S10EWAi.K 19y FtrnsOh Grada CY 12000 14 (311 iB80 00 20} Top Course CY I DAO 2 1} 8650 CDUfBe CY 938 33 71 m 20Q8$ 67 22} Ilsphalt Can=te 7on.s 528.00 4106 21840 D0 23) Curh Trpe A LF 1 0 00 24] Curp Type 8 LF 2700.00 1 D.Ofi 25) Curh Type R EF 000 26) SideAailc 5i} YD 203_83 000 N13F1-S'TAHC7RRp RUA[31'TEMS I I 7] Crm gUftr SGl x0 0.00 1 000 2) namss Ramps En 2.00 sau aa 1000ao 3) a.oo a) 000 GRAWNG ANO StJRFACING 4d394 67 a52,902 DO CONSTRLPCTK]N T(i'TAL., kFICL 1JD1NG M1RTIPL[ER f3F 1.10 $57.53R.29 use $57,6w.00 Pmiate mspection. rnspec6oR $s.sao.ao usa 31,81M.00 base,H nrrg, grate J nng K rVng subfotal W/tax delwery totw m&1a11atw 4ataf 99+87 LT tN5[3dT Type 1i 100 630.00 885.0D 40.0d 725.01) 725.00 1450 OtD units unfi txst fGlal E9C sdt fence, If 1800.00 8.50 11700.130 cat usc:lcing, Is 1.00 2500.40 25M.00 terrp seeding. seres 7 86 800.40 8280.17 2U490.1 7 Raugh Gradirig, GY rav qfys faiishef cut 2199.00 274875 fi1! 3096.00 417$$0 6930 00 6A481 GMP Pipa 1 r 203.00 CMP Pipe 7 r 313.0II1 CPEP Smooftwalf Pipe 2 130.00 In,simson 11 50 euftns 500 00 per station 575000 Drainage sUuckues staWn baw 8" rings hype 5 F8[y subtCrtal wAU do" rratenals Ir]statiation ADt81 7+09 RT Spo. Co 1 1.00 1.00 325.00 855.W 40.00 355.00 386.00 790.00 haWH ft 9s'ate J nng Kdng sub#sta1 wliax de[hrerg totab tnstalletm tota[ 1+09 LT YIi3DOT Type I4 9.00 630.00 885.00 40Od 725.00 725 00 1454M 3' base wlstab 2' riser tOp stsb ft 8cover svtrboWl wlEIX [efivm tow htstafLstion f,otaf 8+50 LT Spo. Co.11f-48 1.00 1.00 1.00 7.00 875.00 730.00 40.00 774M 7700O 1544.00 3' base wlsta6 2' fter Wp atab rirrr 8 oosrer subtDW wARc da€nrery Uotai instafldo7 total 9#94 LT - spo. Co,_MAB 1.OD 0,00 -1.00 ].QO 54500 59(9.00 40.00 830.00 8341 Ua 1280.00 bass,Fl ring, grate J ring K ring subtotal wRasc dehery WtElI installafion toW 10+80 RT YY3DQT Type 11 9.00 63000 685.00 40,00 725.00 725.013 1450 0(] base,H ring, Srate J rirtg ring sabtOtal wlau delivery ww Instal~OM tDW 70+8 LT W5QO7' Type li 100 830 E3O 685.00 40,00 725.00 726 00 1450.00 basa,H n3g, grale J rang tG rhg subtoW wftx "Mry tow msfalktton total 13+20 RT WSDaT Type I1 1.(}0 830 E3O 885.07 40.00 72500 725,00 1450.00 tsass,H ring, grate dng #C ring subtoEal wrm deflvery 6DW [nstalWOon tcrW 33+20 LT IIVSDOT Type fl 1.00 100 880.04 740.00 40M 78000 780.00 1560.00 tase,H ft Srate J rirg K rirsg sutrioTa! wftax dswery tafal Instalwm tDai - 95+60 RT W54OT Type II 1.00 630.00 985.[}0 40.(ia 725.00 72500 1450.00 basa.H r~"rg, go J nng FC ring subWtal wftaac cwwrY tofa6 instailaWn totW 15+60 i.T WSpkOT Type il 1.00 63000 68500 4000 725.00 725.00 146000 base,H mzg. 9rate Jr€ng K ring subd wrm delivery taiat instatfafion totak 18+W RT YMSpAT Type tl 1.00 630.00 685.00 4D 00 72500 725 00 145{} IDO hase,Ff ring, g'ata J rFrsg K rirtg aubtotat wltax dOivery fata4 installation EoWt • 16+00 LT 1l1S[[if}T Type 11 100 63000 885.00 4000 725.00 725.00 1458.00 bme,Fi mng, grata Ji€n9 K rM sutatotal wftc tfet'wery tDwi dnstaffation tvW9 . 19+67 RT WSDOT "fype 11 1.00 00.01) 885.00 400{] 72500 725.00 9450.00 16th Avenue (north slde) QuarKitfes Grading top floor avg depth Volume Seeding 0.00 st 0.00 sy L W1 W2 T qty (noba outfaUs are into riprapped ditch Riprap et Dipe outfall 0 00 ;iprap at pipe outfall 0 00 iitch Rlprap 2.00 0.00 plans ahow new ditch cut 0.00 stop start width Read 1150.00 0.00 14.00 16th Avenue (north sWe) 1150.00 16100.00 sf - - tartgerrt - - ex 1.13 48112.50 cf 670.83 cy Gase 9.50 0.79 12745.83 cf 472.07 Cy acp 4.00 0.33 5366.67 cf 393.56 tons cul-de-sac radius area 0.00 sf ex 1.13 1 00 0.00 d 0.00 cy base 0.79 0 00 cf 0.00 q aCp 0.33 0.00 d 0.00 tons cut fin cotal Mass Earthwark #REFI #REF! #REFI plans show new ditch cut curb length Type R sum tangent 1150.00 2 00 2300.00 ex . 670.83 retums 0.00 base 47207 CuKie-sac acp 393.58 total 2300.00 sidewalk tangent 0 00 - (part of roadway) retum 0.00 cul-de-sac 0 00 0.00 0 00 0.00 sf _ 0.00 sy . . i 80ND ESTIMA7E PROJEGT P1&i9 -16Yh AVaue {nprth sFde) hY E-d Party. PE C/A7E I 74fd-0U i]RAWAGE IzEMS UN1TS Q41A1dTfilt PRICE i GOST f} Orycvelk - Ty" A EA 0 U6 2) pryrren - Two B EA 000 3) Grete - Type 5 EA 000 4] Grafe Tyse 2 EA 0 00 5] Grete - Type 4 EA 0.0(I 8) SWdlN Ftm L7W CY 0_OD 71 DUhae $Snuchsas, maWed 7D+84 LT EA %►84R7 EA 17rg} F,7 EA 1) C6naxts kft F3wc Type a EA 0.00 7a) Sid8uvalk kdel, Type f EA 0.00 7b) YVSAOT kft Hvx B Grzde 6A O.OQ s) CPEP Pipe i(r Dis. LF a.oa ge) nDs n-1z aipe ir ow. LF a.oo 1ua) cMp MPG iir Da Lr a an o aa toe) cMP wae aa• oIa. LP 000 o.aa 1% cPEw Pipe 46- Da tnns n-12) iF oAO 14) c~~P Mpe ,Er aliL tF aon 12a Precast Mmhda EA aoa 13) SolW lid EA 0.4U 14] tA9Ya OW Pafrfd E=asad^^ CY O,DO 15) Ssed SF 471000 0 fl0 tsl wvep audmi paa Ls 100 ~ a.l3o NO[V STIWRNtl3 [7RA24RGE fFEfdS I 4] Wifhert Vsutt Cur6 hM FA 6 00 ~ 4.iYE1 2] Ervsiart Prdectlim -sIt fffim LS 100 OAO 3] Frasian kuteWm - Rudc entry LS 1 A[? G[!il 4] 0 00 5] 0 00 B] 000 DRAIWAGE SUBFOTAI. ~I 0 00 18) Fkamaeianz F.q 2 Dn T [].00 17} auricade LF 0 OD 1$] Streat 5gns EA 100 DO OtMEfit 5638fi07AL I Y000 GRAMG. Sl]RfACNCi, Gl1RB. AND StDEWAi% ~ 19} Raph Grade CN 67083 ~ 4400 939167 20) 'iop CAwse CY 000 21) 89se Cause GY GM 3$ 21 5D 20M 67 22'1 Aaphedt C-crea TonS 5m.0[] 41.04 2164800 xi} Curki TyRe A LF 000 24) Curb Type 8 LF 000 .2''~i Cw0 Type R LF QOU 26) Siaewalk sO vEa v_od o DO NnN-sraNDARn RaAn rrEmg I ty sa ro 000 ~ a ao 2) o ao sy 000 ep o OD awaouao n►an suRPRC(Nc 51105,33 j E51,109.33 COHSTittJCTWN TOTA4 t1iCLE7DMG WILTIFlJElt OF 1.10 ! S5B,278.Si*i use 466.500.00 Privela irspeebon: hSP-t- $6.75000 uRe ~y~6.~ Cr'EP 3moot#►mll Pipe 12" 199.430 InspeCfion 99 50 statirns 500 00 per statian -5750 00 C1r'ainage structures station hase B" rin9s hrpe 6 FBdG subtotal wRex detWy maferials insta4latiQn tolal trase,F# nng, 9rate J nng Kdng suhtvtat wltax daiivery total insta€ladiora mtal 5+17 Rl' WSOOT Ty pe il 1 4D 63000 685M 4000 72500 725.00 1450 06 4' hase wla4ab 1' riser tap slaa rim & corer subfoa! wRax delivery tatal irt8talfmcDrr toW 5+18 J 187 RT Spo, Cv. III-48 1{30 i OU 1.00 1.Go 70500 76500 AR] 00 80500 80500 161000 i unds unif Cost tota1 ESC sili fence. tF 8 50 0.00 eat-tracktrsg, Is 2500.f1[? UO {emp see+#ing, acrw MAO 000 - 0.017 - - Raugh Grading, CY raw qtys finished cut 000 fiil .Q D0 0.00 tatal- 16th AYenue (south slde) Quantities fisreding top fioa avg depth Volurre 3eedtng 0.00 Sf 000 sy t wi wz r qty {rwte wtFens are inta npropped dgch Riprap at pipe wslfafl 1000 1.00 3.00 6.67 1 24 .xw at pipe oet#atl 41.00 t_z!h Fti~mp 000 pfans shpw nenr dstGh Cut 124 cy s#vp start wkm Roa[ti 1150.Eh? 0.00 5.00 16th Avg (south elde) 1150.00 5750 QO sf tangent - - - - - - ex 1 13 6458.75 ci 239 58 Cy base 9.50 0.79 4552.08 Gf 16S.60 cy acp 4 04 033 1996.67 cf 140.56 tQna cui-de-soc radius am 0.00 af ejc 1.13 100 U.{m cP 0.00 Cy hase 0.79 0 00 Cf 4.0a ay op 4 33 0.00 et 0GO tons cut fiil totw AAass EarthvvrsMt D urb length Type 8 sum qangent 1150.00 1,03 115000 ex 239Z8 nitums 0.00 bass 168.60 Cul-Wsac a~p 140.56 tutaf 11150.00 8idewalk tangerd 1090DO (P8f[ off TOadhPa]l) FBf41fY6 000 C1fkle-88C Q.{j(} 6.00 1090.06 654U0 sf ' 72$.87 Sy CMP Ptpe 12° .CNlP Fdpe 18" ~ • z , ' ~ Typa A frvm tv length retums total 542.00 680.00 138.00 25.70 163.70 802.00 987.00 185.00 26.70 211.70 1205.00 1366.00 167.00 27.70 188.70 1417.00 1601.00 184.00 28.70 292.70 total 776.80 ~ i Type 8 from to lengtn 512.00 537.00 25.00 685.00 798.00 113.0(] 992.00 1067.b0 75.00 1137.00 1199.00 62.00 . 1370.Q0 1412.00 42.00 1606.00 1648.00 42.00 total 359.00 ~ ~ 8C1ND ESi'iNfATE PRC3,lEC7 PiW - iGh Avanua [svuth side) dY Ed PMvY, P.E DATE I 10Q0-00 DRAfisIRGE ITEMS UWfTS QURN717'! PR1CE CO.fiT 1} Drywetl - Type Y► FJ4 4.00 2] Qry►vsA - Type B EA 0.00 3] Grft - Type 5 Eh 0.00 4] GMe Type 2 F-A ~ 0.00 5} Grffie - Type 4 EA 0.00 ej eae1~'iN For UW CY 000 hutWW ` S+YT 1?7 EA 7d,riU.00 5+1Bf367 RF EA 161000 7] Corsa+ete InM 8vx, Type 4 EA 000 7a] Sidawa9[ Itr6eY, Type 1 FA D.00 7b} WSAOT 4M Sm 8Gratff FA Qw 93 CPEP FSl" ta` DUL @F @.QO 99y ADS Mf 2 Fipa iZ' OW LF M.QD 1000 356100 108] CMP Ptpe t8" Rla. LF 0100 10a) CkfP Fipe 24' Bia. 1 F 0.00 10y CPEP P4* KS" Dim (RDS n-12) LF 000 11) CPEP P(gg f8' Da l.F D OU 72) Povao Manhcle EA 001) 13j Sdd IFd FA 0 00 14) Pfth and PorW FxDavstlan CM ' 000 15) 5eed SF 070 flw 18) Ro"ouWpad GY 5.24 7500 8305 IYON STAN[3ARD DF3AIHRGE iTEM5 t] Wflbert YoaR Eurb " F-A om ~ 000 2; Eros~an PmtKObn -sM Tm l,S 0100 s) Erasio, ProkcUm - Ftock amy Ls o rro a) 0.00 6) 000 Q) 0,00 DRAIPFAGE SL68FL]fiAIL 673506 18} N4crwmertta EA 2,00 4,00 17y 6antaft LF 000 10y SU-W sig,s F-A 2.0D o oc aTFIER suuBrOM 000 GRAUING. SLIRFRC.lNl3, CURB, ANl] a[4]EWA4.FS 78] "h GrEde CY 239.58 14 OD 935417 20} Top Curss C"J Q.OoD 21) aase Ciouras CY 933_33 24 60 20068,87 " 22lAsPhO Caroele TCUIS 528.04 dt OQ 2784800 23} CtuD Type A LF T19,84 000 241 Curb Tyrpe B LF 359.0D 4.00 26) Curh Type R i.F I 000 26] 5idewalk Sa Ym 728.87 D t10 NON-STANflAR67 RQAD I7Eh4S 4} Cms gu€ter Sg YLl poo 0O0 ACM.sB R+aretps F-A 5oB 5p0 00 2500.00 3) "D d} 000 CiRA01NG ANO SWFRCiP~'a 47"sBB 83 Sfr4.3D3 89 CONSTRUC"il[M TGT14L. RVC..kJD1AIO NOl1.'#'IPiuIEF`! [Nr' 1.10 L%,734 28 usa $69,880.00 Private mspewm ►nspecam 58,450 OD use $6,08.00 ~ I i ' . ~ ~1859 - ~~sh[1lAn r.om111Qn$ Bond Summary 11 -oct-vo 16th Ave (soudh) corstruction $59,800 inspecfion $6,5DO 16th Ave (north) cansiruction $56,304 dnSpefitofl $6,800 ~eb Rd cOT1S#fllctIOf1 $CJ7,6fl0 EnspeCbDn $1,800 Offsite PatYtway construction $3,300 dnspection $1,275 t'ublic Roads corstructivn $177,000 Ensgeclion $1 5,37$ 17th Lane construcfian $402,800 inspection $~,450 Her'atd Lane c~onstruction $39,$0L3 inspectian $'E ,4Qd} Al1ey construction $48,500 inspectian $1,700 Pr'ivate Roads consductivn $989,100 Inspection $9,550 I total eanstruction $36$,1 [3D Inspect,ivn $24,$25 $3g3r025.Q0 I i I I r - • Spok.ane Couni,++ Engineers IrrevocabZe 5tandby Letter of Credit No. 20317 Ocimber 12, 2000 Fage Two of Twn I Any and a11 banking charges, ather than thvse of the issuing banc, are far the account of the beneficiary. We hereby engage with the drawers and bana fide hoPders~ of tlrafts dravan under and in comptia:nce with the iern7s of this Letter of Cnedit t.hat the drafts will he duly hvnvred upon presentation and delivery of dacuments, as specified. Co Washingtvn Tnsst fBanlc, International Depau~ament, 717 W. Sprague Ave., 10th 1=lvor, P.O. Box 2127, Spokane, Washingtvn 99210, on or befvre QCTOBER 12, 2001 ar any+ extended date. ; Ail drawings under this credit will be gouemed by the llniform Customs & FractxGe far Documentary Credits (1993 Revisian) International Chamber of Comrnerce Publication Nn. SQQ. Sirrcerely, i ~ ~ ~rubeth J. Hill Vice President ~ KJH:rr I '