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28269 ENGINEERS REVIEW , E: _4 FINAL PLAT OF KEYSTONE MEADOWS PE 1860-98 49!6a3~ ' auortoRa ceirACn~ ~ A REPLAT Of A PORiION Of TRACT 184 UPPOR1UkITY IN THE NW mm ra~ ~[coac r~s on or Sr~••• .:oo~ 1/4 OF SECiION 22, TON9VSlIIP 25 NOR7}I, RANCE 44 EAST, W.M., _ u.7 er fy i„ 800K_2k_ pF PtA1s u'wct ~ SPOKANE CWNiY, WASHINCTON ,i W Rcarn vJTS a+aaAOU Nc 4 , 34`ta- ~ ho ¢r~ ra~m m~ w~ uM laVa nY Iw IpfIK~ ~ ~ h 1 wll .~o t~(r n~ bs s. e~ w i sc .m u. u rc I I - - - - - x~- - - - - - - - - - - - - - -Yiti tll _ - - -OYI~~~~~ a„ - - - - - - - - - - I I - 11 - SCNG Y. SO' . ~ I I21 89I ,n ~P~ Q. 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I 2 J .2► 50, • I ~ ~ ~ ~ ~ V. 4 Ke~tOnu r ~ h? i ..l ~ 'M S' ''i%: N s o, ^ 0 Elemenfary ►t ~ G _ t A-- ~L• r ~ ' ~ .N % 13 N , . . . . ~ r, , Id SEP-07-2000 10:03 DEA-SPOKANE 15093277345 P.01 w r . . . ~ . . ~-!s~° ' ~ /~'•rS ~ ~ ~ ~ ` s 3 ! • ~ _ ~ + fta ~ - ~ - ~ ~ s ~ I z 3 0 . : - - . ' _ . . , . , • . . : ~ . • ' T s`r` i~''• T' ~ ~ ~ ~ CA~ 3rd ~ - Prr" Z ' 1 z s ; ~ ~ dO s ~ . - i t i t to r ' = ___-_----.r--------rrr~~~.. •~wr.~~~w~ -r-- i.~ ~ a I I r ~ ~ joo ~ ~ -7-. o0 TOTRL P.01 SEP-07-2000 10-01 15093277345 96i P.01 . ~ Project Status Accive Engineer's Review Sheet As Built Plans Rcceived Plats File pE-1864 "98 Road Plans Approvcd Companion Files: 'LE-00 18-98 New Roaa Standards 5-15-95 Mylar Related Files• Hcaring: Builtlirtg Dcpt: 'I'echnical Review: 1d-3_49i' Large Lot _ f31dg. Square Fect Preliminary Review: 'I'ype: No. Lots: 21 No. Acres: 4.4 Date ReceivecJ: Range= I'ownship-Section: 44 - 25 - 22 F~ Project Name KEYSTONE MEADOWS Site Address /1/ 1/,4 C 'S L rQ/~ ~7 ~ ~ PARCEL(S): (tirst 18) Apnlicant Conditions Mailed: 45222.0825 45222.0826 45222.0835 Art Sharpc rlood Zone No Watcr Source 1'ublic 12929 C. Spraaue Scwcr Sourcc 1'ublic Spokanc, WA 99216 School Dist 356 Phone Fire Dist 1 (509) 928-1991 Yhonc Uist (509) 928-7674 Eng l3illing Owner Surveyor Airt Sh rpe 7,S ~~v'~ Tony J Higley James F Benthin ' ~I ~~rnd jf BENT► I W JAMES F& ASSOC 1292 E. Spra~ ~ 12215 E. Trent 1004 N. Atlantic Sl Spo ane, WA 99216 ~~l a 3~ Spokane, WA 99216- Spokane, WA 99201-2209 I'ho e qr~ Phane Phonc Fax (5 ) 928-1991 ~ (509) 928-2650 (509) 325-4529 (509) 325-4520 ( 9) 928-7674 Signed Name: '4CRt--~ Building Ph: 456-3675/Planning Ph: 456-2205 Cunt3ict: FRANCINE ShIAW Date Submitted Description initials -qq E-ng Need'fechnically Cumplete Eng Yriority Fees Received Eng Need Drainabe Plans I1 . Eng Need Harvard Rd Mitigatiun , Eng Need Traffic Analysis - F.ng Need Other - - - - - - - - -l--~ Lng Pay Fees Iteccived 0 Eng Final 1'lat Fees Completed Copy Io Accountina L - - Notice to Public / Notice to Puulic # 1 3 4 G Completed - or Needs to be signed Design Deviation Datcs (ln-Out) l l ' I l J J - l l l l ' l l l l 1 ! 1 ! l l 13ona quannes ror drainage itcm calculated ~ Hearmg Date Decision ~ App Den Cond Appld l3CC Appcaled to BCC Decision App Den Cond Appld Court Appealcd to Court Uccision App Den Coiid Appld Stamped Mylars to Secretary(Sandy) ' Stamped 208 Lot Plans to Secretary (Sandy) i /Ybim _ - - ~ - Z~A,6 pilc --pwo ~~W6 1110L. RfYt0,/'r,'0 •.~,~✓~ggG 4f41 ~p - -~~--~s~~ - - ?c~~ 4rt &fJ ~•4-1 Ik 3 I ~ _ If~n15 ~ C ~ - - - livl PCU e~5~ 2 Uv~ ~ h~'~~~w~ - - - - - - ~ - - q l5A o o P i-wreS_-k--- Pt,-*kS ~:dPTe~J - c.lJ ~ - . ~ - - T t . ~ t ~ ? ? a~~► _ ~ t~. _ _ ~ _C:~-~ _ ! G~u _ ~ ~ ~ - ~ Project Status Acti,-e ENGINEER' S REVIEW SHEET As BuiltPlans Received Plat!^ F11C PEI -ig6o -98 Road Plans Approved Companion Files: ZE-0018-98 New Road Standards 5-15-95 Mylar Relaled Files: 7-2 dr-q9 q-rl a Heariog: 4;1214439- *:36' jv*" Building Dept: 7echnical Review: 12/03/1998 01:15 prcliininary Review: Type: Large Lot ❑ Bldg. Square Feet Date Received: 11/23/1995 No. Lots: 21 No. Acres: 4.4 Project Name KEYSTONE MEADOWS Site Address N. 04TH, W. MCDONALD, S. SPRAGUE, E. SR-27, Range-Township-Secti on: 44 - 25 - 22 PARCEL(S): (first 18) Applicant Conditions Mailed: 45222.0825 45222.0826 45222.0835 Arthur Sharpe Floocl ZonE No Water Source Public 12929 E. Sprague Sewer Source Public SPOKANE, WA 99216 School llist 356 Phone Fire Dist 1 (509) 928-1991 (509) 92$-7674 Phone Dist Eng Billing Owner Surveyor Arthur Sharpe Tony J Higley James F Benthin BENTHIN JAMES F & ASSOCIA'I'ES 12929 E. Sprague 12215 E. Trent 1004 N. Atlantic St SPOKANE, Wa 99216 SPOKANL, WA 99216- SPOKANE, WA 99201-2209 Phone Phone Phone Pax (509) 928-1991 (509) 928-2650 (509) 325-4529 (509) 325-4520 (509) 928-7674 Signed Name: ART SHARPE fiuilding Ph• 456-3675 / Plammng Ph; 456-2205 Contact: FRANCTNF SHAW Date Submitte Description Initials OS/l 1/1999 Eng Need Technically Complete Eng Need hIarvard Rd Mitigation Eng Need Drainagc Plans 12/11J1998 Eng Need Traffic tlnalysis Eng Need Other 11/23/1998 Eng Pay Fees Kcccived Eng Final Plat Fees Completed Copy to Accounting Eng Priority Fees Received Notice to Public / Notice to Public # 1 3 4 G Completcd - or Needs to be signed Design Deviation Datcs ([n-Out) Bon 'a quant7es ror . drainage item calculated Hearing Date Decision App cl Den Cond Appld BCC Appealed to BCC Decision App Den Cond Appld Court Appealed to Court Decision App Den Cond Applci Stamped Mylars to Secretary (Sandy) / / Stamped 208 Lot Plans to Secretary (Sandy) r--- . RECEVED SPOKANE COUNTY HEARING E R SEP 2 O 1999 RE: Preliminary Plat of Keystone Meadows, ) SPbKANlECOUNTY ENGiNEER and Zone Reclassification from Urban ) FINDINGS OF FACT, Residential-3.5 (UR-3.5) Zone to Urban ) CONCLUSIONS OF LAW, Residential-7 (UR-7) Zone; ) AND DECISION Applicant: Tony Higley ) File No. PE-1860-98/ZE-18-98 ) 1. SUlVIlVIARY OF PROPOSAL AND DECISION Proposal: Application for the preliminary plat of Keystone Meadows, to divide approximately 4.4 acres into 21 lots for single-family residences, and a zone reclassification from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-7 (UR-7) zone. Decision: Approved, subject to conditions. II. BACKGROUND/FINDINGS OF FACT A. GeneralInformation: Applicant: Tony Higley; c/o Art Sharpe, 12929 East Sprague, Spokane, WA 99216 Site Owners: Tony Higley, 12215 East Trent, Spokane, WA 99216; and Delmer P. Castle, 12915 East 4th Avenue, Spokane, WA 99216 Address: 13003 East 4`hAvenue, 12915 East 4" Avenue, and vacant land Location: Generally located north of and adjacent to 4" Avenue, south of and adjacent to the proposed South Valley Expressway, and approximately 250 feet west of the intersection of 4`'' Avenue and McDonald Road, in the NW '/4 of Section 22, Township 25 North, Range 44, E.W.M., Spokane County, Washington Legal Description: County Assessor Parcel Nos. 45222.0835, 45222.0825 and 45222.0826 Zoning: Urban Residential-3.5 (UR-3.5) . The site is also located in the Aquifer Sensitive Overlay zone and the Public Transit Benefit Area designated by the County Zoning Code. Comprehensive Plan: Urban category. The site is also located in the Priority Sewer Service Axea, the Urban Impact Area and the Aquifer Sensitive Area designated by the Comprehensive Plan. IUGA: The site is located inside the interim urban growth area (IUGA) boundaries established by the County pursuant to the State Growth vlanagement Act. HE Findings, Conclusions and Decision PE-1860-98/ZE-15-98 Page 1 Environmental Review: A Determination of Nonsignificance (DNS) was issued by the . County Division of Building and Planning for the project on June 29, 1999. Site Description: The site is approximately 4.4 acres in size, rectangular in shape and relatively flat in topography. The site is made up of 3 separate parcels. The west parcel of about 1.2 acres in vacant. The middle parcel of 1.3 acres is improved with a single-family residence and associated landscaping fronting along 4" Avenue, a detached garage and a barn. The east parcel of 1.9 acres is developed with a single-family home and associated landscaping fronting along 4`h Avenue. The bulk of the site is unimproved and covered with native grasses, and was likely used for agricultural purposes in the past. Area Road System: The County Arterial Road Plan designates 4~' Avenue as a 70-foot wide Collector Arterial. McDonald Road east of the site is designated as a Minor Arterial, while Sprague Avenue to the north is designated as a Principal Arterial. State Route No. 27 (Pines Road) located less than a half mile to the west is a 5-lane state highway, including center turn lane. 4" Avenue adjacent to the site is currently a 2-lane paved road within a 40-foot right of way; and lacks curb, sidewalk and street lighting. SR-27 has a freeway interchange with Interstate 90 (I-90) a number of miles to the north. Evergreen Road, located over a half mile east of the site, is designated as a Principal Arterial. On the north, the site abuts an abandoned railroad right of way conveyed to the County, in which the County has installed a regional sewer interceptor. County A.rterial Road Plan maps designate a future, high capacity, controlled access Principal A.rterial in the abandoned railroad right of way, extending from east to west through the Spokane Valley area of the county. County Engineering is currently extending the south leg of a one-way couplet with Sprague Avenue (South Valley Arterial) in the abandoned right of way, from the Interstate 90 interchange with Sprague Avenue east to University Road, which latter road lies a few miles west of the site. The County does not plan to extend the on-way such couplet east to McDonald Road for approximately 6 years. Surrounding Conditions: The land lying west, south (across 4" Avenue) and immediately east of the site is zoned UR-3.5. The parcel lying immediately east of the site, as well as the parcels lying west of the site, are of similar configuration and size to the smaller parcels making up the current site, and are improved with single-family residences fronting along 4" Avenue. The land lying between McDonald Road and the parcel lying immediately east of the site, which land lies less than 100 feet west of the site and fronts along McDonald Road, includes a small, vacant parcel owned by the County adjacent to the abandoned right of way; a parcel of 14,000 square feet improved with a single-family home; and 2 parcels zoned Urban Residential-22 (UR-22) and developed for multi-family housing, one of which parcels is located at the northwest corner of 4`h Avenue and McDonald Road. A UR-22 zone of approximately 1 acre, . improved with an apartment complex, is found less than 600 feet west of the site, along the north side of 4"' Avenue. The land fronting along the south side of 4" Avenue across from the site includes 3 single- family lots, which are respectively 14,351 square feet, 33,145 square feet and 36,439 square feet in area. Approximately 4 acres of land, used by Keystone Elementary School for a playfield, fronts alona Fourth Avenue across from the site for about SO feet. Such acreage fronts along 6`'' Avenue for 350 feet. Keystone Elementary School is located diagonally southeast of such 4-acre HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Pacye 2 parcel, with primary frontage along McDonald Road. A 25,550 square foot parcel improved . with a single-family home is located at the southwest corner of 4" Avenue and McDonald Road. Other single-family lots with lot sizes consistent with UR-3.5 zoning are found along or near McDonald Road in the vicinity. The land lying further west of the site along the south side of 4' Avenue is divided into parcels of 21,000 square feet, each improved with a single-family residence fronting along 4`'' Avenue. Immediately to the west of such parcels, a little over 400 feet from the current site, is Baumann's Subdivision. Such plat, which fronts along the south side of 4"' Avenue, consists of _ 28 single-family lots on about 10 acres of land, with typical lot sizes being less than 12,000 square feet. McDonald Elementary School is located south of the site along the west side of McDonald Road, between 12`hAvenue and 16`h Avenue. See County Assessor map for Section 22, and parcel information contained in public notice packets. Sprague Avenue, located about 700 feet north of the site, and SR-27, located less than a half mile to the west, comprise major traffic and commercial corridors through the Spokane Valley area. The land lying northerly of the site is zoned Light Industrial (I-2) and Regional Business (B-3), and is developed with various type of commercial development, including a grocery store, restaurant/casino and bank facilities. Public transit is available in Sprague Avenue to the north. Contrary to the Staff Report, the nearest junior high to the site is North Pines Junior High, located at 701 North Pines Road. The housing in the area is of an older vintage. Project Description: The applicant seeks to rezone the site to the UR-7 zone, to allow division of 4.4 acres of land into 21 single-family lots. The 2 existing residences and associated landscaping on the site will be left in place, the existing barn will be removed, and the garage will be reduced in size to meet rear yard setback requirements. Lot sizes in the project range from 6,010 square feet to 10,907 square feet, with most lots ranging between 6,500 square feet and 7,700 square feet. A future acquisition area of 45 feet for the South Valley Arterial is illustrated along the north border of the site on the preliminary plat map of record submitted on July 20, 1999. A 6-foot high sight-obscuring fence is illustrated along the east and west borders of the site, as required by the UR-7 zone. The density of the project, excluding roads, is approximately 5.5 dwelling units per acre. See definition of "density" in Zoning Code 14.300.100. At the public hearing, the applicant requested deletion of the 20 feet of Type III landscaping illustrated along the frontage of the site with 4`'' Avenue, based on an interpretation of the landscaping provisions of the Zoning Code by County staff. The project would be served by private roads, public sewer and water, and modern utilities. B. ProceduralInformation: Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.618 and 14.640 Hearing Dates and Location: July 21 and July 28, 1999; at Spokane County F'ublic Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA. HE Findings, Conclusions and Decision PE-1860-98/ZE-15-98 Page 3 Notices: Mailed: June 30, 1999, by applicant _ Posted: July 3, 1999, by applicant Published: June 29, 1999, by County The legal requirements for public notice have been met. Site Visit: July 20, 1999 and September 16, 1999 Hearing Procedure: Pursuant to County Resolution Nos. 96-0171 and 96-0294 Testimony: Francine Shaw Scott Engelhard . Division of Building and Planning Division of Engineering and Roads 1026 West Broadway . 1026 West Broadway Spokane, WA 99260-0240 Spokane, WA 99260 Art Sharpe Scott Dale 12929 East Sprague 1004 North Atlantic Spokane, WA 99216 Spokane, WA 99201 Thomas Ryan Donna and Arthur Evans 12904 East 4' Avenue 12824 East 4" Avenue Spokane, WA 99216 Spokane, WA 99216 Paul Lewis Cecilia Nordhagen . 13009 East 4" Avenue 12903 East 4`" Avenue Spokane, WA 99216 Spokane, WA 99216 Marijke Albers Tony Higley 12815 East 4' Avenue 10610 East Holman Spokane, WA 99216 Spokane, WA 99206 Jay Bonnett 9306 North Newport Highway Spokane, WA 99218 Items Noticed: Spokane County Comprehensive Plan, County Zoning Code, County Code, County Guidelines for Stormwater Management, County Standards for Road and Sewer . Construction, and County Arterial Road Plan maps. County Resolution Nos. 97-0321 (adopting . interim IUGA regulations), 96-1224 (adopting Subdivision Ordinance), 96-0294 (Hearing Examiner Rules of Procedure), 96-0171 (Hearing Examiner Ordinance), 95-1005 (suspending park mitigation fees), 95-0498 (adopting Standards for Road and Sewer Construction, and Guidelines for Stormwater Management), and 85-0900 (adopting Zoning Code, and Program to Implement Zoning Code). Final land use decisions referenced in Staff Report. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 4 III. LAND USE ANALYSIS/ FINDINGS OF FACT & CONCLUSIONS OF LAW A. Anuroval criteria RCW 58.17.110 requires local governments, prior to preliminary plat approval, to adopt written findings that the preliminary plat makes appropriate provision for the public health, safety and welfare, and for the relevant factors listed in such statute; and also that the preliminary plat will serve the public use and interest. A preliminary plat must also conform to local zoning regulations and other applicable land use controls. See RCW 58.17.195. General conformance with a comprehensive plan is relevant in determining whether a preliminary plat should be approved. See RCW 58.17.010 and RCW 58.17.100; and Norco Construction v. King County, 97 Wn.2d 680, 682 (1982). RCW 58.17.033 (1) requires that a proposed subdivision be considered under the subdivision ordinance, zoning and other land use regulations in effect at the time a fully completed application for the preliminary plat was submitted. In considering a rezone application, Washington case law generally provides that 1) there is no presumption in favor of the rezone, 2) the applicant for the rezone must prove that conditions have substantially changed in the area since the last zoning of the property, and 3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare. Parkridge v. Seattle, 98 Wn.2d 454, 462, 573 P.2d 359 (1978); and Bjarnson v. Kitsap County, 78 Wn. App. 840, 899 P.2d 1290 (1995). A comprehensive plan is considered as ageneral blueprint for land use regulation by local governments. Only general conformance with a comprehensive plan is required for the approval of a rezone. See Citizens for Mount Vernon v. City ofMount Vernon, 133 Wn.2d 861, 873, 947 P.2d 1208 (1997); Cnthcart v. Snohomish County, 96 Wn.2d 201, 211-12, 634 P.2d 853 (1981); and RCW 36.70.340 and RCW 36.70.020 (11). Where a comprehensive plan conflicts with zoning regulations, zoning regulations will usually be construed to prevail. See Weyerhaeicser v. Pierce Cozcnty, 124 Wn.2d 26,43 (1994); 873 P.2d 498 (1994). The County 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 application compatible with the Spokane County Generalized Comprehensive Plan and applicable development regulations. See County Resolution No. 96-0171, Attachment "A", paragraphs 7(d) and section 11; and RCW 36.70.970. The County Subdivision Ordinance, codified under Title 12 of the County Code, contains requirements for the approval of preliminary subdivisions. See County Code Chapter 12.400. Section 14.402.020 of the County Zoning Code authorizes amendments to the Code based on any one of 6 grounds, without differentiating between zoning text amendments and amendments to the official zoning map. The relevant criteria for review of a site specific rezone is found in Zoning Code 14.402.020 (1), which authorizes the Code to be amended if it is "...consistent with the Comprehensive Plan and is not detrimental to the public welfare...", and HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 5 in Zoning Code 14.402.020 (2), which authorizes a Code amendment where a "...[c]hange in _ economic, technological, or land use conditions has occurred to warrant modification of this Code...". Section 14.100.104 of the County Zoning Code states that the provisions of the Code shall be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and the general plans for physical development of the county adopted by the Board of County Commissioners. Zoning Code 14.100.106 indicates that when the provisions of the Zoning Code conflict with the Comprehensive Plan, or other adopted plans and development regulations, the more restrictive provisions shall govern to the extent legally pernussible and the Zoning Code provisions will be met as a minimum. Spokane County has designated a wide array of local SEPA policies which may be used to . condition or deny land use actions under the County's Local Environmental Ordinance. Such policies include the Comprehensive Plan, County Zoning Code, County Code, County Shoreline Master Program, County Road Standards, County Stormwater Guidelines, recommendations received from County departments and other public agencies on land use actions, studies performed on a land use action voluntarily or at the request of a County department, and other listed regulations and policies. See chapter 11.10 of Spokane County Code. B. The urooosed nreliminarv nlat, dedication and rezone, as conditioned, cRenerallv conform with the Comr)rehensive Plan: bear a substantial relationship to and will not be detrimental to the public health. safetv and izeneral welfare; make appropriate provision for the public health, safetv and welfare, and for the relevant factors set forth in RCW 58.17.110: will serve the public use and interest: and comnlv with the Spokane Countv Zoning Code, SEPA, the Countv's Local Environmental Ordinance. and other anplicable development reRulations. .l. Annlicable Comnrehensive Plan policies The proposal is designated in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment, which includes various land uses, residential development and a high level of public facilities and urban services. It is primarily a residential category of single-family, two-family, multi-family, and condominium buildings along with nei,ghborhood commercial, light industrial, and public and recreational facilities. . The Urban category recommends a residential net density range of 1 to 17 units per acre. The more intensive uses in the Urban category, such as light industrial and neighborhood commercial, are expected to be located near or along the heavily traveled streets. The least intensive single-family residential uses should be isolated from the noise and heavy traffic, while multifamily structures will usually be a transitional use located between single-family residential and the more intensive areas. See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definition". The Urban category includes the following relevant goals, objectives and decision guidelines: Goal 1. 1 Encourage a variety of housir2g types and densities. HE Findings, Conclusions and Decision, PE-1860-98/ZE-18-98 Page 6 Objective I.l.a Promote fill-in within established developmerit areas and . axisting outlying communities where utilities, arterials, schools and community facilities have already been established. Decision Guideline 1.1.1 Urban development will be approved in areas having adequate power supplies, water, sanitary and storm sewers, streets, and school and fire services, provided that such development meets the intent of other Objectives and Decision Guideliners of this section. Objective l.l.b Higher-density developments such as multi famrly and mobile homes (manufactured homes) parks shotcld be located with direct or riear access to the major arterial systems rather than on interior neighborhood streets. Access to pubic transportation should also be consitlered. Objective l.l.c When multifamily dwellings are to be located adjacent to single family areas, careful consideration must be given to the density and designs of the multiple family development so as to ensure protection of - the amenities of the single fumily area. Decision Guideline 1.1.2 Base net density for single family dwelling areas and for multifamily dwelling areas may be increased through bonus options, bonus densities, zero lot lines or similaY methods when meeting the fill-in criteria. . Decision Guideline 1.1.3 A multifamily dwelling strzrcture exceeding three (3) residential units or a development of such structures or mana~factured homes (except those on single family lots) should: a) locate adjacent designated arterials; b) locate near existing or planned public transit roictes; - c) irrrprove or maintuin the consistency of adjacent single farriily amenities. . Decision Guideline 1.1.4 A variety of densities and residential trses should be available to provide a freedom of choice to live in Uj•ban areas with varying densities, combinations, or mix of zcses (see detailed Urban definitions). Decision Guideline 1.1.6 Development utilizing constriictioii methods, site planning and/or landscaping methods which are considered innovative shoacld be approved if the interit of Plan Objectives or Decision Gtcidelines is maintained. Objective 1.2.a Support increased cluster development providing for open spaces with the development. Objective 1.2.b Ensirre adequute open spuce, recreational facilities and par-ks for residential development. Decision Guideline 1.2.1 Cltcster development proposals muy be approved when such proposals are compatible with nearby development HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 7 and when the overall defined Urban density on the proposal site is not - exceeded. Decision Guideline 1.2.2 The need for recreation and open space created by residential developments should be met and be in conformance with orclinances, plans and policies prior to residential development approval. Decision Guideline 1.2.2 The need for recreation and open space created by residential developments should be rrcet and be in conformance with ordinances, pla»s, and policies prior to residential development approval. Decision Guicleline 1.3.1 Proposed Urban developments should be designed to benefit from, accommodate and complement the environmental conditions and environmental features. Decision Guideline 1.3.2 The design or adoption of a proposal shall consider the retention and maintenance of identified "unique environmental features Decision Guideline 1.3.3 All Urban development proposals should require public sanitary ancl storm sewer systerrrs or interim sewer systems to protect water quality. Decision Guideline 1.4.3 Urban development proposals and their design shall consider the retention and maintenance of affected fragile wildlife areas and/or unique environrriental areas identified by the County. Goa11.5 Encourage a healthficl and pleasing environment in the Cotcnty's residential areas. Objective I.S.a New residential or multiple family should be buffered from existing adjacent land uses where adverse effects muy develop. Decision Guideline 1.5.1 Buffering and/or landscaping will be used to mitigate the differences between proposed developments and existing uses. Decisiori Guideline 1.5.2 Larrdscaping may be required to provide a healthficl and pleasing residential environment. Decision Guideline 1.5.4 Sitlewalk facilities will be required along arterials connecting residential areas with community facilities and/or conzmercial areas. Decision Guideline 1.5.5 Puved streets and street lights should be reqtcired iji Urban density development. Objective l.S.d Residential areas should be discotcraged within high noise level zones sicch as in the vicinity of airports, railroads and freeways. Decision Gitidelirie 1.5.6 Proposed bccildings in areas where the day/night soccfid level (Ldri) exceeds current standards shozclcl be udequately bzcffered or protected from noise soaerces. Objective 1.5. e Wher: a neighborhood e,rperiences pressure for chctnge in character, such change shall be permitted upon appropriate review. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Pa~e 8 Objective I.S.f Consider the profile, especially height, of the existing . neighborhood when evaluating multifamily 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 manufactured home development proposals, it should be determined that such development will enhance the residential character or aesihetics, or will improve residential values of the area. Objective 1.5.8 When determining whether 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 structicre height of nearby structures, and b) whether new structures will have a positive or negative impact upon the neighborhood 's urchitectural character. Decision Guideline 1.61 Before land use proposals are approved they should: a) conform to plans, policies and regulations of County waler, sewer, storm sewer, utility and special service districts; b) conform to County transportation plans and policies; and c) identify and take steps to resolve significant adverse impacts upon existing utilities, (i.e. water, sanitary and storm sewers, utility, available and future energy resources), and traffic systems. The property is also located within the Urban Impact Area (UTA) designated in the Comprehensive Plan. See Comprehensive Plan, Section 14. This is an area where growth, development and higher intensities of land use are encouraued. Comprehensive Plan, Objective 14.1.a. Traditional urban problems such as incompatible land uses, environmental pollution and traffic congestion are to be managed with greater attention to the general public's well-being inside the UTA. 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 various classes of arterials, with the remaining county roads considered Local Access roads. The Arterial Road Plan lists design criteria applicable to each road classification. The Arterial Road Plan characterizes a Collector Arterial, such as 4`t' Avenue, as a relatively low speed 2-lane facility designed to provide greater access to adjacent property, rather than providing mobility. Such arterials should primarily serve individual neighborhoods distributing traffic from neighborhood traffic generators, such as elementary schools, neighborhood stores, small apartment areas, neighborhood parks, etc., to Local Access roads. On-street parking and sidewalks are considered desirable features along such arterials. See Comprehensive Plan, p. 247 and 259. The Arterial Road Plan characterizes a Minor Arterial, such as McDonald Road, as a moderate speed facility that collects and distributes traffic between Frincipal Arterials and Collector Arterials and Local Access roads. Such roads are typically located on community and HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 9 . neighborhood boundaries, and may function as 2-lane facilities with on-street parking or as 4- - lane facilities without parking. Channelization and traffic signals may be provided at major intersections, with stop signs placed at intersecting Local Access roads. See Comprehensive Plan, p. 247 and 256. Principal Arterials, such as Evergreen Road, are described in the Arterial Road Plan as a 4 or more lane, moderately fast facility designed to permit relatively unimpeded traffic flow between major traffic generators such as the central business district, major shopping centers, etc. A Principal Arteri al-Controlled Access High Capacity Facility include states highways and freeways, and some major county arterials. Such facilities are intended to permit relatively unimpeded high-speed traffic through the urbanized portion of the county and between the most prominent traffic generators, and often serve as buffers between residential and nonresidential areas. The South Valley Arterial and State Route No. 27 (Pines Road) tend to fall within such road description. See Comprehensive Plan, p. 246-247, and p. 250-254. The Arterial Road Plan recommends the early acquisition of the prescribed right of width for Principal Arterials, even 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 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, 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 provide access to neighborhood facilities. Decision Guideline 21.5.3 encourages land use planning that will minimize the need for high capacity transportation comdors and encourages land uses in areas that can take advantage of the available capacity of existing arterial streets. The Transportation policies of the Comprehensive Plan are implemented primarily through chapter 9.14 of the County Code, the County Subdivision Ordinance in relation to plats, and the Spokane County Standards for Road and Sewer Construction adopted by the County. 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 the various road classifications. Critical Area policies are set forth in Section 13.a of the Comprehensive Plan. Such policies, as well as the policies of the Urban category relating to environmentally sensitive areas and priority wildlife habitat, are implemented through the County Critical Areas Ordinance. 2. Consistencv with Comprehensive Plan, development reeulations and public welfare. Prior, to January 1, 1991, the site was zoned Agriculhiral (A) under the now expired County Zoning Ordinance. Such zoning was established in 1955. Effective January 1, 1991, the zoning of the site "crossed over" to its current zoning under the County Zoning Code, pursuant to the .HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 10 r . ' Program to Implement the Spokane County Zoning Code. See County Resolution No. 85-0900, _ Program to Implement. This was part of a county-wide zoning effort to transition from the old zones of the Zoning Ordinance to the new zones of the Zoning Code, using Comprehensive Plan designations, the existing zoning of land, and the most similar new zone as the primary guides. There are 4 residential zone classifications which implement the Urban category. The least intensive is the Urban Residential-3.5 (LTR-3.5) zone, which allows net densities up to 4.35 dwelling units per acre. Higher densities are possible if a Planned Unit Overlay (PUD) zone is requested and approved. The site and much of the land surrounding the site is currently zoned UR-3.5. The purpose of such zone is to implement the lower density range of the Urban category of the Comprehensive Plan, with the intent of such zone being to promote areas of primarily single-family residential use in an urbanized settings, having a high level of public services. The minimuxn lot area in the UR-3.5 zone is 10,000 square feet and the minimum frontaclye is 80 feet, except through a PUD Overlay zone is approved. See Zoning Code Chapter 14.616. The applicant proposes to rezone the site to the UR-7 zone, for the development of single- family homes. The purpose and intent of the UR-7 zone are set forth in Zoiung Code 14.618.100, as follows: The purpose of the UR-7 zone is to set standards for the orderly tlevelopment 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 lntended that this zone be used to add to the variety of housing types and densities up to approxirrtately seven (7) units per acre, and as an implementation tool for the Comprehensive Plan Urban Category. General characteristics af these areas include paved roatls, public sewer and water, accessibility to schools and libraries, and a full line of public services including mannecl fif-e protection and public transit accessibility. Medium denszty UR-7 areas are typified by single family dwellings ori small lots, daiplaYes, low clensity apartments and mam factured home parks. The minimum frontage, minimum lot size and maximum residential density (net) in the UR-7 zone, without a PUD Overlay zone, are respectively 65 feet, 6,000 square feet and 7 dwelling units per acre. See Zoning Code Chapter 14.618. The Urban Residential-12 (LJR-12) zone allows higher residential densities than the UR-7 zone, and typically includes multi-family developments frequently used to provide transitiori between low density residential zones and intensive business zones. Single-family homes are allowed in such zone on smaller lots and frontages than allowed in the UR.-7 zone. Limited business offices are also permitted in such zone, to accommodate the service needs generated by commercial uses and other high intensity land uses. See Zoning Code Chapter 14.620. The Urban Residential-22 (UR-22) zone is intended primarily for multi-family dwellings, is usually located adjacent to Minor or Principal Arterials, and is fi•equently used to provide transition beriveen low or medium density multi-family uses and intensive commercial or low intensity industrial uses; and to provide hiaher density housing in locations close to employment, shopping and major transportation routes. Residential densities up to 22 and 27 units per acre HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 11 may be available within such zone. Offices are permitted in such zone to provide some of the . service needs generated by higher intensity land uses. Single-family homes are allowed in such zone on smaller lots and frontages than allowed in the UR-12 zone. See Zoning Code Chapter 14.622. As indicated above, the UR-7 zone is specifically intended to implement the Urban category of the Comprehensive Plan. The project is located in an area having adequate power supplies, water, public sewer, storm water management, roads, schools, fire service, etc., as discussed in greater detail below. The project will be served by a high level of public and urban services, including public sewer and water, underground and modern utilities, proximity to public transit, paved streets and direct arterial access. The private roads proposed in the project are authorized under the County's 1995 Standards for Road and Sewer Construction, which apply to the project. The project meets the description of "fill-in development", which is encouraged in the Urban category of the Comprehensive Plan. "Fill-in development" is defined as development that is located between and in close proximity to at least 2 existing developed geographic areas having densities and land uses which conform to Comprehensive Plan Map categories designated for such areas, and the result of which would aid in the economic support of public facilities and service systems. See Comprehensive Plan, Glossary. The land lying north of the site has been developed in a manner consistent with its B-3 and I-2 zoning. While the land immediately surrounding the site is developed at lower residential densities than its UR-3.5 zoning, such densities are generally consistent with the density range recommended by the Urban category of 1 to 17 dwelling units per acre. The density of the project will make the extension of public sewer and water to the site more cost-effective and feasible. The Water Quality section of the Comprehensive Plan discourages unsewered, low density development in the Aquifer Sensitive Area and Priority Sewer Service Area, where the site is located. See Comprehensive Plan, Decisions Guidelines 10.1.7 and '10.1.8. The site is also located within the interim urban growth area (NGA) boundaries designated by the County pursuant to the Growth Management Act. The density (net) of the project is approximately 5.5 dwelling units per acre. See Zoning Code 14.300.100, definition of "density". Such density is well within the density range recommended by the Urban category of the Comprehensive Plan. The proposed density is more than allowed in the UR-3.5 zone of 4.35 dwelling units per acre, without a PUD Overlay zone, but less than the allowable density in the UR-7 zone of 7 dwelling units per acre. While the density and lot sizes in the project are generally inconsistent with the single-family housing in the vicinity, the location of the project justifies the density and lot sizes proposed by the applicant. The Urban category encourages higher density development along County arterials. The site abuts a Collector Arterial on the south, and is located only 220 feet west of a Minor Arterial. In addition, major traffic and commercial corridors, in the form of a Principal Arterial and state highway, lie respectively less than 600 feet to the north (Sprague Avenue) and .4 miles to the west (SR-27). Another Principal Arterial is found just over a half mile to the east. The site actually has the type of access considered desirable for the location of multi-housing in the Urban category. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 12 The site abuts a future high capacity major arterial on the north, which is not planned to be . installed in the vicinity for at least 6 years. Access to such future arterial is currently restricted by Spokane County, and may never materialize. Immediately north of the abandoned right of way that would contain the future arterial, north of the site, are commercial uses zoned Light Industrial (I-2) and Regional Business (B-3). The I-2 zone was recently amended to allow virtually all B-3 zone uses, subject to development under the B-3 zone development standards. See Zoning Code Chapter 14.629 and 14.632. The project provides transition between the intensive commercial uses and future high capacity arterial located north of the site, and the si.ngle-family and elementary school uses located south of 4' Avenue. Considering the proximity of the site to McDonald Road, the project also provides general transition from the multi-family uses located east of the site and single-family uses lying west of the site. Multi-family housing is also found less than 600 feet west of the site, along the north side of 4"' Avenue, and within a 100 feet east of the site. The Urban category promotes a mix of residential densities and land use types. A number of residents in the area expressed opposition to the project, expressing concerns over increased traffic, the widening of 4" Avenue, traffic safety, air pollution, parks, residential density and lot sizes, property values, and other concerns. Project opponents included the owners of a single-family lot located 2 parcels west of the site, Jacoba and Marij-ke Albers, at 12815 E. 4"' (parcel no. 45222.0722); the owner of-the single-family lot lying directly west of the site, Cecilia Nordhagen, at 12903 E. 4" Avenue; the owner of a single-family Iot lying directly east of the site, Paul Lewis, at 13009 E. 4"' (parcel no. 45222.0829); the owner of a single-family lot lying 100 feet southwest of the site, Arthur and Donna Evans, at 12824 E. 4`h (parcel no. 45222.1013); the owner of a single-family lot lying directly south of the site, Thomas Ryan, residing at 12904 E. 4" Avenue (parcel no. 45222.0905); and the owner of a single-family lot property lying some distance south of 4`h Avenue, Donald Belton, at 12819 E. 6' Avenue. Cecilia Nordhagen and the Albers expressed concern that trees and landscaping along the frontage of their homes with 4" Avenue would have to be removed for the widening of 4' Avenue. However, County Engineering commented that the County had no plans to improve 4`'' Avenue at the current time, and that the project would only widen 4" Avenue, and install curb and sidewalk along the frontage of the current site. See testimony of Scott Engelhard, and County Engineering conditions of approval. . Some project opponents expressed concern that the project would impact the wildlife in the area. This argument has no merit, since the site and surrounding area are not designated as priority wildlife habitat by the County Critical Areas maps, and there is no credible evidence that a threatened or endangered species would be impacted by the project. See County Critical Areas Ordinance and priority wildlife habitat map. While some larger parcels in the vicinity have horses, chickens, etc. on them, such animal-keeping is a non-conforming use in the UR-3.5 zoning. The owners of such parcels cannot reasonably expect other landowners to maintain such large lot sizes and semi-rural uses, given the urban residential zoning and the availability of a high level of public services in the area. The project will also remove noxious weeds on the current site, which is a problem in the area lying north of 4°i Avenue. There is no credible proof that land values in the vicinity would be negatively impacted by the project. The housing in the area is fairly dated, particularly the housing located behveen 4' HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 13 Avenue and the abandoned right of way. It appears more likely that the new housing in the - proj ect would serve to renew the area than depress property values. The owners of property located between the site and the Keystone Apartments located west of the site, Jacoba and Marijke Albers, conceded that such multi-family project (zoned UR-22) had worked out fairly well after it was built, despite initial concerns by area residents. See letter dated 5-26-99 from Albers. The project will be buffered from the adjoining properties to the east and west by a 6-foot high sight-obscuring fence. Some of the larger lot sizes in the project are located along the boundaries of the site. It is also noted that 2 of the 3 single-family lots located in the project along 4th Avenue are existing homes on larger lot sizes. Concerns were expressed regarding the impact of the project on area schools. However, Central Valley School District submitted no comments for-the record, despite being contacted. See Staff Report, p. 3. Evidence provided by the applicant indicates that due to changes such as the construction of new schools and the passage of bond levies, there will be adequate school capacity for the project at all levels. See testimony of Tony Higley. Appropriate provision has been made for schools. Concerns were expressed regarding the adequacy of parks for the project. The Urban category indicates that parks will typically be associated with schools, but not always. Keystone Elementary with its playfield is located across 4" Avenue from the site. McDonald Elementary is located less than a mile south of the site. Terrace View Park is located a few miles southeast of the site. North Pines Junior High, Central Valley High School and other public schools are found at greater distances from the site. Pursuant to County Resolution No. 95-1005, adopted on September 12, 1995, the Board of County Commissioners fonnally suspended the use of "voluntary" fee mitigation agreements executed pursuant to RCW 82.02.020 to mitigate the impacts of new development on parks and recreation. The Hearing Examiner notes the restrictions placed on imposing such fees in the landmark cases of Trinzen Development v. King County, 124 Wn.2d 261 (1994) and Henderson Homes v. Bothell, 124 Wn.2d 240 (1994). County Resolution No. 95-1005 indicates that the County is in the process of updating the 1989 Parks and Recreation Plan. Such resolution requires County Parks to consult with , applicants for land subdivision proposals, determine the need for dedication of land within the development for parks, and provide information- at public hearings on land use proposals regarding such matters. The project file indicates that the Division of Building and Planning solicited comments from County Parks as a consulting agency, but received no written response from such agency. The current project is a relatively small plat and will not have that much impact on County parks. Under the circumstances, the project makes appropriate provision for parks and recreation. The last issue of significance raised by area residents was the impact of the project on traffic safety and capacity along 4" Avenue. This included concerns over increased traffic and speedin~ along such arterial, as well as parking and pedestrian safety issues associated with the frontage of the school playfield located across from the site. The record indicates that the speed limit along 4"' Avenue in the site vicinity is 25 mile per hour, and that cautionary signs HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Pa~e 14 . indicating the presence of school children are posted along 4`'' Avenue along and near the frontage of the playfield across from the site. See Exhibits C and D, testimony of Thomas Ryan, and testimony of Arthur and Donna Evans. The entrance to the playfield along its 80 feet of frontage on 4' Avenue is closed to vehicles through a locked gate, but students and e others can pass through an opening provided in the gate. The record indicates that persons attending sporting events at the playfield currently park their vehicles along 4" Avenue and access the playfield through the opening in the gate. This has apparently created some congestion along 4`' Avenue in this location during sporting events. The residents objecting to the project contended that the project would increase congestion and vehicle/pedestrian conflicts during sporting events at the playfield, as well as create risks for future students in the project crossing 4" Avenue to get to the playfield or Keystone Elementary through the opening in the gate. Radar data submitted by the Evans indicates that many vehicles tend to exceed the speed limit along 4`t' Avenue in the vicinity, in the range of 25 m.p.h. to 35 m.p.h. See Exhibit D. Considering the arterial character of 4`h Avenue, the relative lack of intersections between Pines Road and McDonald Road, and the relatively low density of homes that still exist in the area, such excessive,speeds are not surprising. A traffic engineer retained by the applicant prepared a traffic analysis for the project and testified at the-public hearing. The traffic analysis concluded that the project would not significantly impact traffic patterns in the area, that the accident rates at the intersection of 4"' Avenue with McDonald Road and Evergreen Road were below the threshold for requiring safety improvements at such intersections, and that the increased traffic from the project would still likely leave the accident rate well below the accident threshold. See letter dated 5- 5-99 from J. R. Bonnett Engineering to Spolcane County Engineering, and testimony of Jay Bonnett, P.E. This evidence was not rebutted by area residents through competent evidence of a traffic engineering nature. , . County Engineering did not request mitigation at the subject intersections. The applicant is required to widen 40' Avenue, and install curb and sidewalks along the frontage of the site with 4"' Avenue. It is not credible for the project opponents to contend that this will increase speeds along 4"' Avenue, although it will logically increase visibility for drivers accessing such arterial. The proposed entrance to the project along 4`b Avenue is directly across from the frontage of the playfield. This location cannot be avoided. See testimony of Scott Dale. While this location could increase congestion along 4" Avenue at this location . during sporting events, the widening of 4" Avenue and the provision of sidewalks and curb. for the proj ect will tend to offset such impacts. Alternatives exist to address safety and congestion concems associated with the proximity of the project to the Keystone playfield, which are primarily under the control of others. Alternative parking is available at Keystone Elementary. See testimony of Art Sharpe. The County could install a crosswalk across 4`h Avenue adjacent to the site, if a safety problem arises with students crossing 40' Avenue. The County Sheriff could more aggressively patrol 4" Avenue for speeders, if the accident rate along 4" Avenue increases. The County could restrict parking along 4`' Avenue, or the school district could close pedestrian access along 4" Avenue. Under the circumstances, this issue does-not provide a sufficient reason to deny the project. HE Findinas, Conclusions and Decision PE-1860-98/ZE-18-98 Pa~e 15 The above analysis indicates that the project makes appropriate provision for the public health, safety and welfare, and the relevant factors set forth for preliminary subdivisions in RCW 58.17.110 and the County Subdivision Ordinance. This includes such factors as public roads (frontage improvements to 4" Avenue, private roads authorized by Road Standards, future acquisition area for South Valley Arterial); public transit (site located in Public Transit Benefit Area, bus service available along Sprague Avenue); drainageways (provision of biofiltration swales); potable water supplies (public water); sanitary wastes (public sewer); utilities (electricity, gas, telephone, cable); police (no adverse comment from law enforcement), fire services (install fire hydrant, etc.); historical places (see Building and Planning conditions); critical areas (none designated); parks and recreation (no adverse - comment from County Parks, no authority for mitigation fees, availability of school playfields); sidewalks and other planning features for students who walk to and from school (sidewalks along 4`h Avenue frontage); schools (adequate capacity for schools, no adverse comments from school district); schoolgrounds/playgrounds (proximity of playfields, school district authority over playfield access); and open spaces (density consistent with Urban category, location of site justifies higher density). The project otherwise complies with the preliminary plat requirements contained in the Subdivision Ordinance, the development standards of the UR-3.5 zone, and other applicable requirements of the Zoning Code. See Spokane County Code Chapter 12.400. The Examiner has deleted the Building and Planning conditions of approval requiring landscaping to be installed along *4' Avenue and the South Valley A.rterial. The Examiner agrees with County Staff's interpretation of landscaping requirements in the UR-7 zone along public roads, considering that landscaping in single-family subdivisions is typically installed by the individual lot owners, the ambiguous reference to "multiple family residential zones" in Zoning Code 14.806.040 (2)(a), and that the project will not develop multi-family housing. The procedural requirements of chapter 43.21 C RCW and chapter 11.10 of the Spokane County Code have been met. The Hearing Examiner concurs with the Determination of Nonsignificance issued by the Division of Building and Planning. The project will not have a probable significant adverse impact on the environment. No adverse comments were received from public agencies that would dictate a need for withdrawal of the environmental determination. The conditions of approval imposed on the proj ect are supported by a number of SEPA policies adopted by the County identified in this decision, including the Comprehensive Plan, County Zoning Code, County Road Standards, etc. C. Conditions in the area in which the property is located have chanaed substantiallv since the propertv was last zoned to warrant approval, of the proposed rezone and PUD Overlav zone. In applying the changed circumstances test, courts have looked at a variety of factors, including chancred 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 Counfiy 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 o~vn facts. Bassani v. County Commissioners, 70 Wn. App. 389, 394 (1993). Washington courts have dispensed with the changed circumstances requirements where a proposed rezone closely implements the policies of HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 16 a comprehensive plan. See Bjarnson, supra, at 846; and Save Our Rural Environrrient v. - Snohomish County, 99 Wn.2d 363, 370-371 (1983). As discussed above, the project conforms to the Comprehensive Plan. There are also changed circumstances which support the proposed rezone, including the extension of public sewer to the area, the availability of a high level of other public and private services to the project, designation of the site within the County's NCA boundaries, the intensification of commercial development along Sprague Avenue, the planned extension of the South Valley Arterial in the area, and increased traffic and general population growth in the area. IV. DECISION Based on the Findings of Fact and Conclusions of Law above, the preliminary plat application and rezone application are hereby approved, subject to the conditions of approval attached below. The conditions of public agencies below which have been supplemented or significantly modified by the Hearing Examiner are italicized. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the developer (s) and owner(s) of the property, and their heirs, assign:s and successors. 2. The preliminary subdivision applies to the following real property: - Parcel "A": The west 100 feet of the east half of the west~half of Tract 184 of Opportunity . as per plat recorded in Volume "K" of plats, page 20; except that portion-thereof included n the right-of-way deed to the Idaho and Western Railway Company recorded on April 29, 1910 under recording number 279604; situated in Spokane County, State of Washington, together with Parcel "B": The East 85.54 feet of the West Half of the West Half of Tract .1-84 of Opportunity as per plat recorded in Volume "K" of plats, page 20; except that portion thereof included n the right-of-way deed to the Idaho and Western Railway Company recorded on April - 29, 1910 under recording number 279604; situated in Spokane Count,y, State of Washington, together with The Legal Description: per Statutory Warranty Deed #423734: The East.Half of the West Half; Except the West 100 feet thereof; and the West Half of the East Half; Except the East 85 feet thereof; of Tract 1$4 of Opportunity as per plat recorded in Volume "K" of plats, page 20; except the North 60 feet for a railroad right-of-way situated in Spokane County, State of Washington 3. The proposal shall comply with the Urban Residential-7 (UR-7) zone, and all other provisions of the Spokane Zoning Code, as amended. . HE Findings, Conclusions and Decision I'E-1860-98/ZE-18-98 Page 17 4. The proposal shall comply with the Section 12.400 of the Spokane County Subdivision - Ordinance and Spokane County Code, as amended. 5. Upon filing the final plat, or a portion thereof, the zone reclassification of the final plat area shall be finalized, and the zone classification shall be changed to Urban Residential-7 (UR-7) 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 submitted on July 20, 1999. No increase of density or number of lots, or substantial modifications to the preliminary plat 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 road name(s) and addresses shall be indicated on the final plat. 10. A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the Director of the Division of Building and Planning/designee shall be submitted with a performance bond or other suitable guarantee for the project prior to finalizing the preliminary plat. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. Landscaping is not reqacir-ed alorig 4'h Avenue or the South Valley Arterial right of way. 11. 'Iddomm xm •'1 is given conditional approval for f.ive (5) years, specifically to - 1~10WjR-4:-- he applicant may request an extension of time by submitting a written application at least thirty (30) days prior to the above expiration date. Application(s) for extension of time shall be processed under and are subject to Section 12.100.118 (Extension of Time) of the Spokane County Subdivision Ordinance and County Code, as amended. 12. Appropriate utility easements shall be indicated on copies of the proposed final plat. Approval of utility easements by the appropriate utility companies shall be received with the submittal of the final plat. - 13. The final plat map shall indicate by a clear, dashed line the required yard setbacks from all. private and public roads. 1opeir14,, The dedication language shall contain the following statement: "Side yard and rear yard ks shall be determined at the time building permits are requested unless these setbacks are ically drafted on this final plat. The setbacks indicated on this plat may be varied from if zoning approvals are obtained". 15. Four (4) current certificates of title shall be furnished to the Division of Building and Planning prior to filing the final plat. HE Findings, Conclusions and Decision PE-1860-95/ZE-18-98 Paae 18 u 16. The Spokane County Division of Building and Plan.ning shall prepare and record with the - County Auditor a Title Notice shall be released, in full or in part, the Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least 12.5 feet of reserved future acquisition area for road right-of-way and utilities, in- addition to the existing andlor newly dedicated right-of-way along 4t' Avenue. NOTE: The Spokane County Engineer has required 2.5 feet of new dedication. b. At least 45 feet of reserved future acquisition area for road right-of-way and utilities, along the South Valley Arterial. NOTE: The Spokane County Engineer has not required new dedication. c. Future building and other setbacks required by the Spokane County Code shall be measured from the reserved future acquisition area. d. No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. . e. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs and others) shall be considered interim uses. f. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said' future acquisition area. 17. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in yuestion. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. .The Title Notice shall generally provide as follows: The parcel of property legally described as [legal description] is the subject of a land use action by a Spokane County Hearing Examiner or Administrative Official on July 21, 1999, . imposin~ a variety of special development conditions. File No. PE-1860-98/ZE-1 8=98 is available for inspection and copying in the Spokane County Division of Building and Planning. 18. The plat dedication shall state: The private road shown on this plat is hereby dedicated to the homeowners association created by document recorded under State document no. . 19. The private roads shall be considered subservient estates for ta,Y purpose.s to the other lots created herein. 20. The private roads cannot be sold or transferred, regardless of any provision in the covenants - . to the contrary, and shall be considered subservient estates for tax purposes to the other lots created herein. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 19 21. The applicant shall contact the Division of Building and Planning at the earliest possible - stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. 22. A homeowners' association shall be formed prior to final plat approval. A copy of the homeowners/property owners' association articles of incorporation andlor bylaws and/or covenants and restrictions, together with provisions for maintenance of private roads, as wells as drainage and landscaping easements, shall be submitted for review and approval to the Division of Building and Planning prior to finalizing. 23. A filed aviation easement satisfactory to the Felts Field Airport Board shall be 'provided prior to filing of the final plat. . 24. - This property has been identified as being historic on the Spokane County Cultural Resources Inventory. The developer of the proposed proj ect is required to work with the Spokane City/County Office of Historic Preservation in order to develop methods of mitigating any potential negative impact to the identified cultural resource. 25. Prior to approval of road and drainage plans; you are required to coordinate with the United States Postal Service to determine type and location of central mail delivery facilities which may include applicable easements for developments.of three or more homes. SPOKANE COUNTY DIVISION OF ENGINEERING Prior to release of a building permit or use of property as proposed: 1. 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. A Professional Engineer, licensed in the State of Washington, shall submit f nal road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater management in Spokane C;ounty. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. Following final plat review by the Spokane County Engineer, drainage language will be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with the final plat document. , 3. The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance with the accepted road and drainage plans, or all the . required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation shall be submitted with the proper certification statement. 4. A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 20 . 5. If the project is proposed to be developed,in phases, a phased road and drainage plan shall - be prepared by a licensed Professional Engineer, which clearly shows the phasing of the development. The plan must demonstrate that each phase of the development is in conformance with the applicable Spokane County road and drainage standards, and the Conditions of Approval for the plat as well as any applicable regulations that may apply to this project from any other governmental authority. 6. Construction within the proposed public streets and private road easements shall be performed under the direct supervision of a licensed engineer/surveyor, who shall furnish the County Engineer with "As Built" plans and a certificate in writing that all improvements were installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 7. No construction work is to be performed within the existing or proposed Public right-of- way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 8. All construction within the existing or proposed Public rigb.t-•of-way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements. construction certification, "As Built" plans and monumenfiing the street centerlines shall be filed with the County Engineer. 9. The applicant is advised that individual driveway access perznits are required prior to issuance of a building permit for driveway approaches to the County road system. 10. The applicant shall dedicat 2of additional right-of-way along Fourth Avenue. 11. The County Engineer has designated a Collector Arterial Raadway Section for the improvement of Fourth Avenue which is adjacent to the proposed deveiopment. "This will require the addition of approximately 8.5-10.5 feet of asphalt along the frontage of the development. The construction of curbing and sidewalk is also required. 12. The private roads shall be improved to adopted Spokane County Road and Sewer Standards for private roads. 13. All vested owners shall sign and record private road documents as prescri.bed by the Spokane County Engineer. These documents shall be reviewed and approved by the Spokane County Engineer prior to recording with the Spokane County Auditor. RPCOrding numbers shall be referenced in the dedicatory language of the plat. 14. That the following statement be placed in the plat dedication: WA►RNING: Spokane Co ty has no responsibility to build, improve, maintain or other wise service the private roads c ained within or providing service to the property described iri this plat. By accepting this p or subsequently by allowing a building permiY to be issued on property on a private road, okane County assumes no obligation for said private road and the owners hereby ackno~vledge at the County has no obligation of any ki.nd or nature whatsoever to establish, examine, ,rvey, construct, alter, repair, improve, maintain, provide drainage or snow remaval on a private road. This requirement is and shall run with the land and shall be binding upon the owner, their HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 21 heirs, successors or assigns including the obligation to participate in the maintenance of the private road as provided herein. 15. The proposed plat shall be improved to the standards set forth in Spokane County Resolution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees in new construction. 16. The County Engineer has examined this development proposal and has determined that the impact of this proposal upon the existing County Road System warrants the dedication of additional R.ight of Way and the roadway improvements herein specified. 17. The County A.rterial Raad plan identifies the South Valley Arterial as a 160-foot Principal Arterial. The existing right of way width of 60 fePt is not consistent with that specified in the - Plan. In order to implement the ~~rterial Road P1an it is recommended that a strip of prope 45 in width along the South Valley Arterial frontagf; be set aside_in re"serve. This property may acquired by Spokane County at the time when Arterial Improvements are made to the South Valley Arterial. 18. The County Arterial Road plan identifies Fourth Avenue as a 70 foot Collector Arterial. The existing right of way width of 40 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan, a strip of property 12.5 feet in width along the Fourth Avenue fi ontage shall be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the Fourth Avenue. 19. The applicant is advised that there may exist utilities either iindergrouild or overhead affecting the applicants property, izcluding property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check urith the applicable utilities and Spokane . County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs, and to make arrangements for any necessary work. 20. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 21. A traffic distribution study was prepared for this proposal and accepted by the County Engineer.- No additional traffic information or miti.gation is being required for the proposal at this time. SPOKA NE COUNTY DIVISION OF UTILI7'IES 1. he dedication shall state: ."Public sewers shall be constructed to pzovide for the co ction of each parcel to the County's system of sewerage. Uses on properties within the fi plat shall be required to connect to the sewel- and pay applicable charges per the County S ver Ordinance. Sewer connection permits are required." ~ 2. ~ he dedication shall state: "A public sewer system shall be made available for the plat, and indi 'dual services provided to each lot prior to sale. The use of individual on-site disposal sy , s wi 11 not be authorized." HE Findings, Conclusions and Decision PF,-1860-98/ZE-18-98 PaQe 22 . eectioen dedication shall state: "Individual tracts are subject to payment of current, applicable nection charges and/or general facilities charges prior to the issuance of a sewer permit." 4. The applicant shall submit expressly to Spokane County Division of Utilities, "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. 5. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the finalization of the project. 6. Security shall be deposited with the Division of Utilities for the construction of the public sewer connection and facilities and for the prescribed warranty period. Security shall be in a form acceptable to the Division of Utilities and in accordance with the Spokane County Sanitary Sewer Ordinance. 7. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 8. Stormwater Utilitv: Grassed percolation swales must be placed in drainage easements prior to final plat approval. SPOKANE REGIONAL HEALTH DISTRICT 1. The final plat shall be designed as indicated on the preliminary plat of record andlor any attached sheets as noted. 2. Appropriate utility easements shall be indicated on copies of the preliminary plat of record for distribution by the County Division of Building and Planni.ng to the utility companies, the Spokane. County Engineer, and the Spokane Regional Health District. Wtitten approval of the easements by the utility companies must be received prior to the submittal of the final plat. 3. The sewage disposal method shall be as authorized by the Director of LJtilities, Spokane County. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 6. Prior to filing the final plat, the sponsor shall demonstrate to the satisfaction of the Spokane Regional Health District that an adequate and potable water supply is available to each lot of the plat. 7. Prior to filinQ the final plat, the sponsor shall present evidence that the plat lies within the recorded service area of the water system proposed to serve the plat. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 P3ge 23 8. A plan for water facilities adequate for domestic use, domestic irrigation use and fire protection use shall be approved by the water purveyor. Said water plan must have been approved by the fire protection district and the appropriate health authorities, water supplier (purveyor) and the fire protection district will certify, prior to the filing of the final plat, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for reproduction. 9. The purveyor must certify on a copy of said water plan, prior to filing the final plat, that appropriate contractual arrangements have been made with the plat sponsor for construction of the water system, in accordance with the approved plan and time schedule. The time schedule will provide, in any case, for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the plat. The contractual arrangements shall include a provision holding Spokane County, Spokane Regional Health District, and the purveyor harmless from claims by any lot purchaser refused a building permit due to failure of the plat sponsor to satisfactorily complete the approved water system. 10. 4eauth, lic sewer system shall be made available for the plat and individual service ~vill be pr eac 1'~t prior to sale. The use of individual on-site sewage disposal systems shall /de '~ed. ent shall be placed in the dedica tion to the effect that: "A public sewer system will able for the plat and individual service will be provided to each lot prior to sale. ual on-site sewage disposal systems shall not be authorized." 12. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibit d." 13. he final plat dedication shall contain the following statement: "The public water system, p uant to the Water Plan approved by county and state health authorities, the local fire tection district, County Building and Planning and the water, purveyor, shall be installed ithin this subdivision. The applicant shall provide for individual domestic water service as well s fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for 'each lot." SPOKA.NE COUNTY FIRE PROTECTION DISTRICT NO. 1 1. A new fire hydrant shall be installed at the entrance of the plat. 2. The turnarounds drawn for Second and Third Lanes are too small, and must be corrected. See standards attached to 12/1/98 letter from district. 3. If a gate is constructed at the entrance, plans (to scale) must be submitted for access review. SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All applicable air pollution regulations shall be complied with. HE Findings, Conclusions and Decision PE-1860-98/ZE-l 8-98 Page 24 . ~ DATED this 20`hday of September, 1999. SPOKANE COUNTY HEARING Ex;AMINER / ''G~ C . Mic el C. Dempsey, WSBA 0k NOTICE 4F FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632, the decision of the Hearing Examiner on a project involving both a rezone and preliminary plat, including its accompanying SEPA determination, is final and conclusive unless within 10 calendar days from the Examiner's written decision, a party of record aggrieved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington. However, RCW 36.70B.110 (9) indicates that administrative appeals of county land use decisions and SEPA appeals shall be filed with the legislative body within 14 calendaz days of the date of the decision. When the last calendar day of a statutory deadline for taking action falls on a weekend or holiday, RCW 1.12.040 requires that such days be excluded from the computation of calendar days. This decision was mailed by certified mail to the Applicant, and other parties of record at the public hearing, on September 20, 1999. The appeal closing date is either September 30, 1999 or October 4, 1999, depending on tivhicb appeal period referenced above legally applies, and counting to the next business day when the last day for appeal falls on a weekend or holiday. . The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490. The file may be inspected during normal working hours, listed as Monday - Friday of each week, except holidays, behveen the hours of 8:00 a.m. and 4:00 p.m. Copies of the documents in the record will be made available at the cost set by Spokane County. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Page 25 ECE VED. ~ ~ ~ J L 1519~ Y- : 1 1 STAFF REPORT TO THE H~EAR~ING~XAM A.-.m File PE-1-860-98 ~ ZE-1~8-98 DIVISION OF BUILDING ANO PLANNING PRIJ SPOK:AIS-M Ca= f:. ~ . ~d _ _ v:. _ , ..a, r , . •s''~ 'x'tz"'~^. HEARING DATE: July 21, 1999 at 10:30 a.m. FILE PE-1860-98 & ZE-18-98 PROJECT PLANNER: Francine Shaw, Senior Planner PROJECT DESCRIPTION: Preliminary plat of Keystone Meadows; PE-1860-98, and zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7); ZE-18-98, for the purpose of subdividing approximately 4.4 acres into 21 lots for single family residences and those uses allowed in the Urban Residential-7 (UR-7) zone. Project Data " ---,Projecqt'Kdd'ressnoca12915 and 13003 East 4h Avenue Generally located north of and adjacent to 4'h ~-~.=~~N~"~W~=~~;=~~= ~ Avenue, south of and adjacent to the proposed South ValleY ExPresswaY, and approximately 250 feet west -,ti r:.~,. -t_z=:~- . = .,~.x~~~~ f of the int~l .;act'on of 41 Avenue a7'ie L~,c;t~ ...oC?2llC{ , ~ ~ 4, • f v~l~~ ~ . `~rr~.i.v~ ~ Y ~ • _ r_ ~ ~ - ~S ~ ~ I ---x.~ r,•t h~~ i ~td s-.._~. ~+~~~r ns in the (V1M`Y4 ~d# Se^.ion 22, -'olr!n`s~:ip R; Qrth , Range 44, ~E.W.M., Spokane County, Washington Pa~cei The subject site encompasses three tax parcels including 45222.0835, 45222.0825 and 45222.0826 Owne~:_~r= Tony Higley . • ~ - - ~ ~ ~ -r=-- 12215 E. Trent Avenue, Spokane, WA 99216 (509) 928-2650 • ~ - - _ - - - - - _ Delmer P. Castle 12915 East 4`h Avenue, Spokane, WA 99216 (509) 891-7277 Art Sharpe 12929 East Sprague Avenue, Spokane, WA 99216 (509) 891-1996 Engineer:-= James Benthin c/o Scott Dale 1004 North Atlantic Street, Spokane, WA 99201 (509) 325-4529 Comprehensive_Ptan.Designation:~ . Urban (U) Existing Zoning:.;~~:==-~`~_=-: Urban Residential-3.5 (UR-3.5) , Existing The subject site is occupied by two single family residences, a detached garage and a barn. The preliminary plat map of record indicates each of the - - ~ ~ - ~ - - - ~ existing residences will be located within the boundaries of a platted lot when the proposal is PE-1860-98 and ZE-18-98 Staff Report - July 21, 1999 Public Hearing 1 of 9 ' • • finalized. The bam wiil be removed and the garage • -i'~~'~'~ ~ s°'~ ~f-'~~ ~ ~j~~~ -"s will be reduced in size to accommodate the `~~~bit'~.#_J=.- _f~```''!~ ~~'n:t'i'_ - _ a _s appropriate setbacks of the proposed Urban Residential-7 (UR-7) zone. Portions of the site appear to have been used for agricultural purpo ses in the past but are currently vacant and undeveloped. Surr'oundingZonino,and,Land,.Uses:~== ~:r===,== - •-__i=.~-=` . ' . , , - , ==~=::'~iaw Land located north of the subject site is zoned Light - - , ~u - - • ` ' 7' ' - _ '~y. Industrial (I-2) and Regional Business (B-3). The proposed South Valley Expressway is located _ - _ _ immediately north of the proposal with various „ _ - - r _ ~ _ - _ _=---=-commercial developments extending north, northwest _ _ - - - - _ and northeast therefrom, including a grocery store, . - - - _ - - . restaurant and bank facilities. To the south, land is zoned Urban Residential-3.5 - _ - (UR-3.5) and is occupied by medium density single family residences with areas remaining vacanUundeveloped. , _ _ ~ . -=r=--- - 'East::--=_=-~ - East of the subject site, land is zoned Urban - ~ ~~u~ - = Residential-3.5 (UR-3.5) and Urban Residential-22 ~ (UR-22). Residential development is located east of s- ~ ~ ' p 1„,~ cr _ • _ _ the site including medium density single family ' - - ~ - residences and high density multi-famity s ~ - - i'* ; developments. Areas of vacanUundeveloped land are 1' =---"tt~ r. ~'r. yl~.i_-__ _ ♦h' ~'.1- _ also located east of the subject site. The Urban Residential-3.5 (UR-3.5) zone dominates ,-ti '•r~H• - .r~,,:'ir=`_ - _ - ~ _ - _ _ - ~ land located west of the subject site which is i r'' _ _ -<-'~R,`r~ _ - i~ lyt~•,tl'~' ' - _ _ " ~ ~r~ occupied by medium density single famity residences I . -=U=-~ - intersPersed with areas of vacant/undeveloped land.. ~ , ,.,-.~~=z==_=_ x_ ; <<~: ~'ra'~1; .r Knov+in:Lanct_Use~P~oposals and. ~ ~~Y-_`~.~' The most recent land use action approved within the Recent-P ject,ApProvals='in-the~ vicinity of the proposal involves land located on the . a- - s . °Area ofythis ,Project r:_ 'z;L,,;;'~~,'. northwest corner of the. intersection of Evergreen and _ 4 Avenue. The proposai included a zone . " ' reclassifcation from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22 ) for the development of six retirement #riplex units (ZE-21-98), a Change of Conditions to a previously approved zone reclassification for tfie review of a revised and expanded site development plan (ZE-886-80), and a Change of Conditions to a previously approved zone reclassification for the review of a revised and ~ - _ - - = ~ ~ ' expanded site development plan, elimination of a condition of approval restricting building height (ZE- ~ ~ ~ - ~ _ _ _ - _ - - - - - ;r-= , - 36Q-96)= together with a reqtjest for 36 bonus density units pursuant to Section 14.820.060 of the Spokane County Zoning Code. All land use actions identified above were reviewed as a unified site development plan for the purpose of developing an independent and assisted living facility for the elderty. No = - - , - - additional land use actions have been approved/submitted for properties located within the vicinity of the proposal within the pastten years. L'aptl_ Division Status:;':.: ; The legal descriptions for the subject properties indicate each parcel is a portion of a previously , platted lot and are not considered legal lots of record pursuant to RCW 58.17. No Certificates of PE-1860-98 and ZE-18-98 Staff Report- Jufy 21, 1999 Public Hearing ' 2of9 j"- ='_~Y''•.' 'J a;,...c~*.~.- a- _ 1';'I x__ 'f>>3~__ ~.,~~a==ry _L,,,,,~~,, 'p, Exemption have been issued for the lots releasing •m~;;r~,~~ them from the platting laws identified in RCW 58.17. Not applicable. -:Slioreline;Desi~nation:=~~a~'~.~~ _Ej! Water„P_urveyor~~~=: The proposal, is located in Modem Electric Water }~:I• I~I~F •a:..--~°'_'~~~t ..~~g _ ~-.,.:R''~.-'..,'.,'a~ i r^' i_~w. ;dF ~ t 141 a~'~~a x";; - =~..~n - - ~ District and each lot.will be served by a public water sYstem. The use of Private wells and water sYstems ~ ~ n+l~^~~~~ ,h_• ` _ - _ f ' i,.~, 3r-- - n' v 4l ~il~u, i ~ ' is prohibited. _32 Spokane County will be providing public sewer service to the lots within the preliminary plat. Use of individual on-site sewage disposal systems shall not '^?t.=.---~~._- - - r•i4~ be authorized. ,.z.,_~•--~- i.'I ~.*¢4'„ ~~ry..d_ _ - r ~F i ._n'~i . _r!i .Fire:Oistrict#::~~j~-==~;=~;= he subject site is in Spokane County Fire Protection T District No. 1. No comments have been received from the fire district regarding the preliminary plat map of record received by the Division of Building and Planning on February 17, 1999. ;,•School District and--n-earest K-12'' The proposal is within Central Valley School District 9: No. 356. Adams and Keystone Elementary Schools, -schools• - - - Evergreen Jr, High School and Central Valley High , . . ~E_--_ ,:ir;,-`-==:.=~___ • ;i" _ ,,~,w~.~ • School are the K-12 public schools located nearest to the proposal. The School District was contacted and - ~ ~u,+ Fr; " no comments were received regarding this proposal. '-Neare'stArteal~andrDistan'c~~;., The subject site is located north of and adjacent to 4'h - J}~ =•Rr„:~==_=~~,,,,,,.,,~-~u " " - Avenue and south of and adjacent to land proposed ~ for the construction of the South ValleY ExPresswaY• , z- - - - - s-- The Spokane Gounty Arterial Road Plan identifies 4th -ti';;~~,. '"'.{'i.'i~'_~ri-`?~- q;~M__c-s='? ' •_d-'.:=?:qfir'^~ Avenue as a Collector Arterial with a planned right-of- ,,w.-_-- ~=y-4=-z== way width of 70 feet. The existing nght-of-way width y of 41' Avenue is approwmately 40 feet. The Arteriaf _ -i2!.= °x=S Road Plan identifies the South Valley Expressway as _Rr,~ ';;f• - - - --==3--. . s a Controlled Access Principal Arterial with a planned ~ existing dght-of- , right-of-%ra\I , w'dth of 160 feet. ThQ zZ .14;x,~~_P_ s:: Z>~.~q :.~or _ _ - ~ = '-'n,;;~, • _ . - yFv-- „Rx_q way width is 60 feet. On order to implemen4 4Pie ~-r~•._i;~:__-~~• ~w,----T--==`=,-.;, -.Arterial Road Plan the Spokane County Division of Engineering is recommending as Conditions of 4',~4 Approval the dad;cat:on of 2.5 feet af additional riyht- - ~~~-F.°=; _ _ - - of-way, 12.5 feet of Future Acquisition Area (FAA), 8.5 to 10.5 feet of additional asphalt, curb and - - . ' _ _ - ' _ _ _ _ -r• - sidewalk along 4`" Avenue and 45 feet of Future - - Acquisition Area (FAA) along the property line fronting the proposed South Valley Expressway. The applicant also submitted a traffic distribution analysis which was accepted by the applicable reviewing agencies. T he analysis focused on impacts to the Level of Service/accident rates at surrounding intersections and found no reduction of - -r _ ~ ~ - the Level of Service will occur due to development of the proposal. Nearest Pa-rks-arid Distance: The Spokane County Parks and Recreation Plan identifies Terrace View Park as the county park facility located nearest to the proposal. Terrace View Park is located approximately 1 '/z mile southeast of the proposal. -Neighborhood Association:~ Not applicable. PE-1860-98 and ZE-18-98 Staff Report • Juty 21, 1999 Public Hearing 3 of 9 • This proposai is located inside the IUGA. • This proposal is located inside the Public Transportation Benefit Area (PT6A). Spokane Transit Authority bus route No. 9, which runs eastlwest along the Sprague Avenue corridor, provide connecting service to the site. • This proposal is located outside the 1000' notification boundary of designated Natural Resource Lands. GMA/Critical Areas -=Aquifer-Rectiarge'~Area:;;:,; The subject site is located inside the Priority Sewer Service Area (PSSA) and the Aquifer . ; i, - - - - _ - ~ , ; - _ Sensitive Area (ASA) Overlay zone. ; Fish.&,Wildlife Habitat Conservation Areas:_:=-_ Not applicable ,-,Floodplain:_==,-__ Not applicable :Geologically:Hazardou Areas: Not applicable Not applicable SEPA ❑ DNS issued June 29, 1999. 0 Comment period ended July 19, 1999 ❑ Appeal period ends the same time as the appeal time frame for the proposed land use action expires. 0 No appeal fiied to date. Noticinq - • Qublished: SpOkPSt'1'1an RPVlPw Legal Section on June 29, 1999. Mailed: Notice of Application and the Notice of Hearing was mailed to'taxpayers/owners of property ' i located within 400 feet of the boundares of the su5ject sitE or May '17, and ,;uiie30, 1999;-° respectively. . r Site Posted: The deadline for the applicant to post the site was July 6, 1999. 1724 Comaliance Dates Application Accepted (Counter Complete): December 12, 1999 Determination of Completeness issued: May 11, 1999 Date Notice of Decision is Due: September 9, 1999 Reviewinq Apencies A total of 16 agencies were notified of the proposal and comments were solicited. Final comments were due June 30, 1999. Agencies Notified Re_sponse,` Date.: _ Agencie's, Notified _ - Response ~ Date . . _ - - _ - - .Received, ,Rec:eived -,Received ;Received Spokane County Division Yes June 10, Spokane County Division Yes June 30, of Engineering 1999 of Utilities 1999 Development Engineering Yes March 5, Spokane County Division Yes March 5, Services 1999 of Stormwater Utility 1999 Spokane Regional Health Yes February Spokane County Division Yes July 2, District 22, 1999 of Long Range Planning 1999 Spokane County Division I No ~ Spokane County Division ~ No ~ PE-1860-98 and ZE-18-98 Staff Report - July 21, 1999 Public Hearing 4of9 of Building and Planning; of Parks, Recreation and Building Section " Fair Spokane Regional No Central Valley School No Transportation Council ' District No. 356 Modern Electric Water No Spokane Transit ' No Company Authority Spokane County Air Yes November WA State Dept of No Pollution Control Authority 30, 1998 Ecology Historic Preservation No Spokane County Fire Yes December Office ~ Protection District No. 1 1, 1998 Responses from the Public: Two letters in opposition to the proposal were received by the Division of Building and Planning. Issues of concem include impacts due to increased traffic and density, lack of public parks, increased property taxes and crime. Descriqtion of the Site: The subject site is approximately 4.4 acres in size, rectangular in shape and generally flat in topography. The site encompasses three tax parcels and is occupied by two single family residences and associated landscaping, a bam and a garage on the south half of the property. The majority of the site is a vacanUundeveloped field covered in native grasses which appears to have been used for agricultural purposes in the past. The site is bordered along the south property line by 4`" Avenue and along the north property line by the proposed South Valley Expressway providing the site with approximately 332 and 329 feet of frontage, respectively. 4'" Avenue is a two way, two lane paved road without curb, sidewaik or street lighting. The South Valley Expressway currently does not exist. However, construction of the proposed expressway is planned to commence in 2001. Desceiatio!ra of Surrounslina NeiQhborhood: Th~ surrounciing neighborhood is occuFied by various land uses inGluding commercial and residential development. Commercial land uses ru^ eastiwest along Sprague Avenue inciuding a grocery store, restaurant and banic.- The commerciai development transitions to the south into medium density sing{e fainii{y residences. Interspersed throughout the singie family residences are small areas occupied by high dens:ty multi-family developments and areas of vacanUundeveloped land. Electricity service is provided by overhead transmission lines. All other public utilities ace provided below grade. Public roads in the area are paved but are without curb, sidewafk and street lighting. Backqround: A pre-conference for the proposed preliminary plat was held on July 23, 1998. The application for the proposal was submitted to the Division of Building and Planning on November 12, 1998, at which time A was deemed "eounteP compiefe° pursuant to the Procedurai Administrative Rules Prepared to Implement ESHB 1724. A technical review meeting was conducted with the applicant and several agencies of interest on December 3, 1998 to discuss application requirements and deficiencies. At the technical review meeting the applicant was requested to submit a traffic analysis and a revised preliminary plat map. The requested information was submitted and accepted by the reviewing agencies. The Determination of Completeness and Notice of Application was issued on May 11, 1999. The applicant mailed the Notice of Application on May 17, 1999. PE-1860-98 and ZE-18-98 Staff Report - July 21, 1999 Public Hearing 5of9 Staff Analysis: Comprehensive Land Use Plan: The subject site is located in the Urban category of the Comprehensive Plan, inside the Urban Impact Area (UTA) and inside the Interim Urban Growth Area (IUGA) boundary established pursuant to RCW 36.70A, the Growth Management Act. The Urban category is intended to provide the opportunity for development of a"city-like" environment which includes various land uses, intensive residential development, and public facilities and services (water, sanitary and storm sewer lines, police and fire protection, and other features). The recommended range of residential net densities in the Urban category is one (1) to 17 units per acre. The net density of the proposal is approximately 5.5 dwelling units per acre. The proposal is consistent with the density range recommended within the Urban category of the Comprehensive Plan. The Comprehensive Plan describes Urban areas as the most intensely developed of all the categories which are primarily residential in character. Urban areas consist of single family, two family and multi-family buildings along with neighborhood commercial, light industriai, and public and recreational facilities. The more intensive land uses such as light industrial and neighborhood commercial will be located near the heavily traveled streets, while the least intensive single family residential uses will be isolated from noise and heavy traffic. Urban areas will have public water systems, sanitary sewer systems, storm sewer systems and utility systems such as electrical, telephone, gas, and cable services. Streets will be curbed and paved. Street lights and sidewalks will be common to residential, public and commercial areas. Public facilities include elementary, jr. high and high schools. Parks will normally be associated with schools, but not exclusively. Public libraries, manned fire stations, medical facilities, government offices and post offices may be dispersed throughout urban areas. - Goal 1.1 and related Objective 1.1:a and Decision Guideiines 1.1.1, 1.1.2, 1.14 encouragP a_..._ variety of housing types and densities to provide a freedom of choice for determining where to live within the Urban category. The intent is to promote "fill-inA development, in areas where development "is established and have adequate power supplies, sanitary and storm sewers, streets and schools and fire service are available. The proposal is located in an area of existing residential and commercial development. Electricity, telephone, gas, and cable are available to serve the site. Public water and sewer service are also available. In order to mifigate traffic impacts, the Division of Engineering is recommending conditions of approval be placed on the preliminary plat, if approved, including the dedication of 2.5 feet of additional right-of-way, 12.5 feet of Future Acquisition Area (FAA), 8.5 to 10.5 feet of additional asphalt, curb and sidewalk along 4' Avenue and 45 feet of Future Acquisition Area (FAA) along the property line fronting the proposed South Valley Expressway. Stormwater produced by the proposal will be disposed of on-site through use of shallow grass . percolation areas. Fire service is provided by Spokane County Fire Protection District No. 1. The proposal is consistent with the ufill-in" characteristics referenced in Objective 1.1 and Decision Guideline 1.1.2 of the Urban category, since the site is located between and in close proximity to at least two (2) developed geagraphical areas and public services and facilities (except for public transit) are available to serve the site. Objective 1.2.b and Decision Guideline 1.2.2. emphasize the need to ensure adequate open space, recreational facilities and parks for residential development. Terrace View Park is the PE-1860-98 and ZE-18-98 Staff Report - July 21, 1999 Public Hearing 6of9 • }i. i . . . ~ County park facility located nearest to the proposal. Terrace View Park is located approximately 1'/z mile southeast of the proposai. However, the detailed definition of the Urban Comprehensive Plan category.explains that parks will normally be associated with schools (but not exclusively). Adams and Keystone Elementary Schools, Evergreen Jr, High School and Central Valley High School are the public schools located nearest to the proposal. Each of these schools has large playgrounds/sports fields which can provide open space and recreation facilities to senre the residents of Keystone Meadows. Also, 45% of each lot is required to be left in °open space" as per the development standards of the proposed Urban Residential-7 (UR-7). - The open space is typically used for driveways, patios, decks, gardens and yards for use as private recreational areas associated with each single family residence. Objective 1.3.c and Decision Guideline 1.3.3 state urban developments should require public water and sewer systems to protect water quality. Residential platting should be developed with public sewers where it can be established that alternative systems would be a threat to the water source. The subject site is located within the Aquifer Sensitive Area (ASA) Overlay zone and the Priority Sewer Service Area (PSSA). As a Condition of Approval, both the Spokane County Division of Utilities and Spokane Regional Health District are recommending the lots within the plat be served by public water and sewer systems. The use of on-site sewage disposal systems and private water systems should not be authorized. Goal 1.5, Objectives 1.5.a and 1.5.b and Decision Guideline 1.5.1 encourage-a healthful and pleasing environment in the County's residential areas through the use of landscaping and the installation of underground utilities. The existing neighborhood surrounding the site is served by underground utilities and overhead electrical transmission lines. All utilities within Keystone Meadows will be placed underground pursuant to Section 14.618.375 of the Spokane County Zoning Code. A twenty (20) foot-wide strip of Type III landscaping is proposed afong the property lines fronting 4' Avenue and the South Valley Expressway as welf a six (6)-foot high sight- obscuring fence along both the east and west property lines. These site improvements will buffer adjacen# land uses and provide a visually pleasing appearance of the proposed subdivi5ion consistent with the development standards identified in Chapter 14.618 of the Spokane County " Zoning Code, the Urban Residential-7 (UR-7) Zone. ' Objective 1.5.c and Decision Guidelines 1.5.4 indicate streets 'and sidewalks shou!d be included in future and existing developments when appropriate. Decision Guideline 1.5.5 indicates paved streets and street lights should be required in Urban density development. Goal 1.6, Objective 1.6.a and Decision Guideline 1.6.1 recommend that an orderly pattern of development be established in relation to the extension of water and sewer service. Prior to approval, land use proposals should conform to utility and transportation plans, and take steps to rtiitigate impacts on exis#ing utility and transportation systems. As previously discussed in this staff report, provisions for public water and sewer service to each lot within the proposed subdivisions is recommended. The site will be provided access from the existing public road system. 4`" Avenue, located south of and adjacent to the proposal, is paved but without curb, sidewalk or street lighting. The proposed South Valley Expressway, located north of and adjacent to the proposal, does not exist and is not planned for construction in this area until 2001. Improvements to 4'h Avenue and Future Acquisition Area (FAA) for the construction of the South Valley Expressway are recommended as conditions of approval in order to comply with the Spokane County Arterial Road Plan. Access to lots within the preliminary plat is provided through a series of private roads. These roads will be constructed to County Road Standards. Street lighting has not been discussed or recommended as a condition of approval for the development of the proposal by the reviewing agencies. PE-1860-98 and ZE-1 &98 Staff Report - July 21, 1999 Public Hearing 7 of 9 1 Zoning Analysis: The purpose of the proposed Urban Residential-7 (UR-7) zone is to set standards for the orderly development of residentiai 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, up to approximately seven (7) units per acre, and as an implementation tool for the Urban Category of the Comprehensive Plan. 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 trans'rt accessibility. Medium density UR-7 areas are typified by single family-dwellings on small lots, duplexes, low density apartments and manufactured home parks. Modern Electric Water Company has agreed to provide the site with a public water system. Spokane County has agreed to provide a public sewer system. Electricity and natural gas will be provided by Avista Utilities. Telephone service will be provided by U.S. West. Cable service will be provided by TCI Cable Company. Additional public facil'rties and services that are available to serve the site include paved roads, public schools, police and fire protection. Although, access to public libraries is not available in the immediate vicinity of the proposal, the proposal is generally consistent with purpose and intent of the Urban Residential-7 (UR-7) zone. The subject site is located south of and adjacent to existing Light Industrial (I-2) and Regional Business (B-3) zones Although, it is recommended that the high density Urban Residential-22 (UR-22) zone should be located adjacent to commerciaUndustrial zones as a transition area toward medium density residential development/zones, the subject site does not meet the development standards for the Urban Residential-22 (UR-22) zone which recommend location adjacent to roads classified as a Principal Arterial or higher classification. The locational standard is to provide a mechanism to assure access to the UR-22 zone is provided directly from the high capacity traffic corridors and not diverted through neighborhoods via minor arterials or roads of a lesser classification. Access to the subject site is prohibited from the proposed South Valley Arterial as the South Valley Expressway is currently identified as a Controlled Access Principal iArterial: Access to the subject site can be gained only from 4' Avenue, a Collector Arteriai. The lJrban Residential-22 (UR-22) zone would not be appropriate for this site. • - • . The net density for residential development in the Urban Residential-7 (UR-7) zone is limited to seven (7) dwelling units per acre by the Spokane County Zoning Code, Section 14.618.305. The proposed net density of the development is 5.5 dwelling units per acre is well below the allowances of the proposed UR-7 zone. When taking into consideration impacts of the proposed density on the density allowances of the surrounding Urban Residential-3.5 (UR-3.5) zone located south, east and west of the subject site, the proposal will increase density by approximateiy 1.15 dwelling units per acre over that allowed within the surrounding llrban Residential -3.5 (UR-3.5) zone.. (The UR-3.5 zone allows for a density of approximately 4.35 dwelling units per acre). Based on the analysis provided above, the subject site is generally consistent with the Purpose and Intent of the Urban Residential-7 (UR-7) zone. Design: The preliminary plat map of record received by the Division of Building and Planning on February 17, 1999, illustrates approximately 4.4 acres divided into 21 Iots for single family residences, two of which are existing. An existing garage is illustrated on Lot 4 Block 3, which will be reduced in size to accommodate the required 15 foot rear yard setback. An existing barn is also illustrated. The preliminary plat map indicates the barn will be removed upon development of PE-1860-98 and ZE-1 &98 Staff Report - July 21, 1999 Public Hearing 8of9 • the site as proposed. The lots within the subdivision are designed in linear pattems with most receiving access from a private road system which extends north from 4t' Avenue except for Lots 4 and 5, Block 3, and Lot 10 Block 1 receive direct access from 4' Avenue. No access is illustrated to the proposed South Valley Expressway. The preliminary plat map indicates a typical lot size of 6,000 square feet and lot frontage of 65 feet consistent with the development standards of the proposed Urban Residential-7 (UR-7) zone. Gross Density: 4.8 dwelling units per acre Net Density: 5.5 dwelling units per acre Building Setbacks: ReQuired/Proposed Front yard: 25' from the property line/FAA Flanking yard: 25 from the property line Side yard : 5' feet per story Rear yard: 15 feet Proposed Butfering/Landscaping Techniques: The preliminary plat map of record illustrates a twenty (20)-foot wide strip of Type III landscape strip adjacent to the Future Acquisition Areas for both 41 Avenue and the South Valley Expressway. The landscape strip shall be placed in an easement and an maintenance agreement shall established to provide for the maintenance of said landscape strips. The easement and maintenance agreement will be a requirement of final plat approval. Also, a title notice will be placed on the specific lots that are impacted by the landscape easement to provide notice to potential lots purchasers of land use restrictions wrthin the landscape strips. {n addition, the preliminary plat map illustrates a six (6)-faot-high sight-obscuring fence aiong fhz edst and west property lines were the adjacent zoning is lJrban Residential-3.5 (UR-3.5) consis#en# with section 14.618.365 of the Spokane County Zoning Code. The fence height shall be limited to 36n in required fronUflanking street yards. Staff Conclusion: As conditioned, the proposed preliminary plat and zone reclassification is generally consistent with the Goals, Objectives and Decision Guidelines of the Urban category of the Comprehensive Plan. The preliminary plat map of record demonstrates general compliance with the development standards of the proposed Urban Residential-7 (UR-7) zone. Attachments A. Maps • Vicinity Map . • Site Plan • Comprehensive Plan ~onditions Zoning B. of Approval C. Agency and Public Comments PE-1860-98 and ZE-18-98 Staff Report - July 21, 1999 Public Hearing 9of9 ATTACHMENT A MAps 1IIClNITY MAP SJTE PLAN COMPREHENSlVE PLAN MAP ZONING MAP ~ ~ ~ ~ 98 ~ _gg an 8 PEA . . VicinitY Nlap . . 1 ~ . . . • ' ' ' ' ~ ► ~ i Sullivan Center Ns+ 1_gp ~ 4 s . = . t •n• tLss- ~ 3 ~ ~ T ~ ~ ~ .r... ~ ~ . a , ~ ,o 316th yi ~ 17r ° ~ M ~ ~ t ,~a•. " - ~ 2 ~ z ~ ~ x ~ ~ ` ► - o ~ Vicinity Map N° . 071'15199 . Not to Scale ~ • ~ 60-98 and ZE-'18-98 PEA 8 'mi 'na~ Plat Map Prel~ ~ ` . SPOIIAI(t COtTNTY wr saaaer~ actr-w-rar PREUTANJftY P1A7 ANMnIT&-MUB ~ON 1 KEYSTONE MEADOWq ,r -r ~ avuT or a poestoN or ~ rnrni►cr 1e4. aMMtrnrrtt• ~ s ~ . ,~nc.•c ~ - ~arr. csw . -T - = sf]fZ' 1[~ - - - - S . ~ ~ ~rrcr n...o ~ ~ i i ~ , "~~s v ~ ~w ~.w/ ~ . 1 i i ~ ~ ~ p•^o.i~ +~v yo~°"'~~'~" 'K J ~ w~ I ~raee 3 L 7 - . , - ~ - - - - - - J - tir ~ ,~e • a~ r~ ~ 1 r t~t ~~y irt r- - - - - w A. ~ - ra0 Oft wr*A 0 j I ~ v 3 wr w a~~o j 0 ~ ~ ~ 1 s i+~iw:d J i~ i ( ~ O~ w v • 4 ( 1 Q<Q ~__i ~ -1 1 I ~.1a• q . ` . ~ ~4a0 • ~ ~ • ~ ~ ~ ~ ~ ~ a~ ..wwa.er ~mo~.~.~~ ~~►~r Q 1 ~ s i ~ ~ ~ ..o+..w..r...r... , ~ - --j ~ 1tt ♦ T ~ronirr~r~a~r~~~.ar~~..r ~ a/ 0~ O • w~r.~~~.►+..Y~w . . M ..Si 1 ~ ~r p w r ~w ~.-r w~ ~r ~ r.i 21 ~ THIRD ~~i- 1 1 ~ ~i~i► . 1r~r~~~V~rMiM . ~ 1 ' • ~ .r I ~ ~ ~w e.r~ s~ ~r 7 ~f rwet ~ j ~ ~ - i ~ ~ • ~r i Iti ~y I ~w/\ 1/ ~ 2 3 ~f L 1n st . • a,. sa.e ~ 41ii ~ ~ ~ ~ ~ I ~ ~S ~ 0~ J ~ L =r_.v; =vo_ _ ~c vd ~ ~ ~ r~w. ~ ~ m iMwt .rans +b CsY1lt 7Cati ~ ~n . ~ • * ~s +~cr' wr wc ~ ~ . w~ ~ v . w 4TH AYL. ~n w L~ ~ _ _ - ~ r ~r.owswu ~r~~ • ~s ~~wi~i~ v. . ~ ~eer r~w va • , V tTl ~ mry/w J"" .~r v + + • . rr ~-w-~ Ir~• /af ~ ~ • ~ {~r M • Not to Scale 07115199 N' Preliminary Plat Map . ~ ~ . . ~ PEA860-98 -fand ZEml8-98 ~ Comprehensive Land Use Plan . -L 4 ~ . caat to 0 L11 7 ~ _ I ~ ~ ~ - ~ I PRiTi ifl _ . , R_ N L at- ~ - ~Ti Ffl , ~ - ~ . ~ ~ ~ . c° ~-t:r I ~ IFM ~ fj p 7EI z : ~ - Map area withinPSSA. " . Map area-within - - - UI A. . ~.-Map area within ASA zone. Not to Scale 07/15199 N" Comprehensive Plan Map . PEA860-98 and ZEm1 8=98 - Existing Zoning , ~ . on- ~iao 1 R- ~ UR-22 V~ R-22 j - ,-3,, ~ UR-2~ u ~ 1 B-1 B-3 -3 &1 ( . B-3 63 ~ B-3 - - - - - -Sp=~-- ~ _ - - - - - - - - - - - - -3 ~ E§3 B-3 6-3 x - B-3 B 3 g.3 . w ~ 1'2 a - i - ~ . UR-22 R-22 JR-23 UR ;i.5 • . ~.r JR- 3.9 UR-3. " R• R4 _ ! • R- . w + •3.5 . ~ • ~ 21 ~ ...r -UPI .5 UR-3.5 I_ UR-22 ------1JA~ R- .5 ~ ~ JA4.5 - - ~ - -1J& 3.S-_ . L R-22 UR 3.5 UR U.5 ~ uLT mmulT4 U4.5 Not to Scale 07/15/99 N~ Existing Zoning Map y _ . . . ~ . . ~ RyE'COMMENDEaD CONDITIONS ~F ~ 1 , //011PPR01/AL ~OR KEYSTONE IVI~EAD0INS ii ' ~ PE-1860-98 ZE-18-98 M DIVISION OF BUItDING AND PLANNING SPOKANE COLIITY V , ~ . ~Q : ` ~ °3 F ~7 • ` y. .,r~'~ "t•,i~ l~ti, 1'..Fr'2.7tr`.,lw H.. '4.P _ w ~!c _~*"'`4.t NN Yya_ ; °".GEa.Ml~li`~ • ~Y ~ - • ' . . ' 9 1. All conditions imposed by the Hearing Examiner shalt be binding on the "Applicant", which term shall include the project sponsor, developer, owner(s) of the property, heirs, assigns and successors. 2. The preliminary subdivision applies to the following real property: Parcel "A°: The west 100 feet of the east half of the west haif of Tract 184 of Opportunity as per plat recorded in Volume "K° of plats, page 20; except that portion thereof included n the right- of-way deed to the Idaho and 1lVestem Railway Company recorded on April 29, 1910 under recording number 279604; situated in Spokane County, State of Washington together with Parce9 "B": The East 85.54 fee# of the ifV"est Naif df the iNest Hahf of 7'rac4 184 of Opaortunify as 9er plat recorded in Volume "K" of plats, page 20; except that portion thereof included n the right-of-way deed to the Idaho and Western FZaifway Company recorded on April 29, 1910 under recording number 279604; situated in Spokane County, State of Washington together with The Legal Description: per Statutory Warranty Deed #4237346 The East Half of the West Half; Except the West 100 feet thereof; and the West Half of the East Half; Except the East 85 feet thereof; of Tract 184 of Opportunity as per plat recorded in Volume "K" of plats, pan- e 20; ?xcepi the Noi1th 60 fPet for 2 railrOad right-of- way situated in Spokane County, State of 11Vashington 3. The proposal shall comply with the Urban Residential-7 (UR-7) zone, and all other applicable Zoning Code chapters, as amended. 4. The proposal shall comply with the Section 12.400 of the Spokane County Subdivision Ordinance, as amended. 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 change to Urban ~ . ~ Residential-7 (UR-7) 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. No increase of density or number of lots, or substantial modifications to the preliminary plat 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 plaU 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 road name(s) and addresses shall be indicated on the final plat. 10. A specific landscape plan, planting scheduie and provisions for the maintenance acceptable to the Director of the Division of Building and Planning/designee shall be submitted with a performance bond or other suitable guarantee for the project prior to finalizing the preliminary plat. Landscaping shall be installed and maintained so that sight ' distance at access points is not obscured Qr impaired. 11. The preliminary plat is given conditional approval for five (5) years, specifically to July 21, 2004. The applicant may submit an extension of time application thirty (30) days prior to the above expiration date. Application(s) for extension of time shall be processed under the provisions of Chapter 12.100.118 (Extension of Time) of the Spokane County Subdivision Ordinance, as amended. If the applicant complies with the criteria of Chapter . 12.100.118, the preliminary approval and conditions will be changed to reflect the adopted policy and development regulations at the time ot the exiension application. a ^ 1e h'- 12. ,Appropriate utility easements shall be indicated on ccpies of the proposed fnal plat. ' Approval of.utility easements by the appcoQriate utility companies shall be received with the submittal of the final plat. 13. The final plat map shall indicate by a clear, dashed line the required yard setbacks from all private and public roads. 14. The dedication language shall contain the following statement: "Side yard and rear yard setbacks shall be determined at the time buildinq permits are requested unless,these setbacks *are specifically drafifeci on fhis iindi p;at. Tiie setbatks indicated on this plaY may be varied from if proper zoning approvals are obtained". 15. Four (4) current certificates of title shall be furnished to the Division of Building and Planning prior to filing the final plat. 16.' The Spokane County Division of Building and Planning shall prepare and record with the County Auditor a Title Notice shall be released, in full or in part, the Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: Preliminary Plat of Keystone Meadows; PE-1860-98 & ZE-18-98 Division of Building and Planning Recommended Conditions of Approval Page 2 of 5 t . . ~ a. At least 12.5 feet of reserved futur„e acquisition area for road right-of-way and utilities, in addition to the existing and/or newiy dedicated right-of-way along 4th Avenue. NOTE: The Spokane County Engineer has required 2.5 feet of new dedication. b. At least 45 feet of reserved future acquisition area for road right-of-way and utilities, along the South Valley Expressway. NOTE: The Spokane County Engineer has not required new dedication. c. Future building and other setbacks required by the Spokane County Code sha{I be measured from the reserved future acquisition area. d. No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the appiicant's expense when roadway improvements are made. e. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs and others) shall be considered interim uses. f. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 17. The Division of Building and Planning shalf prepare and record with the Spokane County Auditor a Tdle Notice noting that the property in question is sub}ect to a variefiy of specia{ conditions impbsed as a resulf of approvai of a iana use action. This Titfe Notice shail serve as pijblic notice of the conditions of apprcval affccting the property in question. The Title Notice should be recorded w:thin the same time frame as allowed for an appeal and stiall only be released, in full or in part, by the Division of Building and Planning. The Titfe Notice 'shaf{ geriera{ly provide as follows: The parcel of property legally described as Parcel "A°: The west 100 feet of the east half of the west half of Tract 184 of Opportunity as per plat recorded in Volume "Kp of plats, page 20; except that portion thereof included n the right- of-way deed to the Idaho and Westerr Railway Company recorded on April 29; "1910 under recording number 279604; situated in Spokane County, State of Washington together with Parcel °B": The East 85.54 feet of the West Half of the West Half of Tract 184 of Opportunity as per plat recorded in Volume "K" of plats, page 20; except that portion thereof included n the right-of-way deed to the Idaho and Western Raifway Company recorded on Apri129, 1910 under recording number 279604; situated in Spokane County, State of Washington together with Preliminary Plat of Keystone Meadows; PE-1860-98 & ZE-I8-98 Division of Building and Planning Recommended Conditions of Approval Page 3 of 5 ~ , E The Legal Description: per Statutory Warranty Deed #4237346 The East Hals of the West Half; Except the West 100 feet thereof; and the West Half of the East Half; Except the East 85 feet thereof; of Tract 184 of Opportunity as per plat recorded in Volume "K" of piats, page 20; except the North 60 feet for a railroad right-of- way situated in Spokane County, State of Washington is the subject of a land use action by a Spokane County Hearing Examiner or Administrative Official on July 21, 1999, imposing a variety of special development conditions. File No. PE-1 860-98/ZE-1 8-98 is available for inspection and copying in the Spokane County Division of Building and Planning. 18. The plat dedication shall state: The private road shown on this plat is hereby dedicated to the homeowners association created by document recorded under State document no. 19. The private roads shall be considered subservient estates for tax purposes to the other* lots created herein. 20. The private roads cannot be sold or transferred, regardless of any provision in the covenants to the contrary, and shall be considered subservient estates for tax purposes to the other lots created herein. 21. An easement shall be established for the maintenance of the tandscaping located adjacent to 41 Avenue and the Spokane Valley Expressway prior to finalizing the preliminary plat. 22. The Spokane County Division of Building and Planning shali record a title notice on each lot that ~s impacted by the landscape ease~nent required in Condi4ion ofi Approval #20, above. 23. The applicant shall contact the Division of Building and Planning at the eartiest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. 24. A homeowners' assoeiation sha1l be forrned prior to f nal plat approvaF. A copy o'r fhe homeownerslproperty owners' association articles of incorporation and/or byiaws and/or covenants and restrictions, together with provisions for maintenance of private roads, as wells as drainage and landscaping easements, shall be submitted for review and approval to the Division of Building and Planning prior to finalizing. 25. A filed aviation easement satisfactory to the Felts Field Airport Board shali be provided prior to filing of the final plat. 26. This property has been identified as being historic on the Spokane County Cultural Resources Inventory. The developer of the proposed project is required to work with the Preliminary Plat of Keystone Meadows; PE-1860-98 & ZE-18-98 Division of Building and Planning Recommended Conditions of Approval Page 4 of 5 r J Spokane City/County Office of Historic Preservation in order to develop methods of mitigating any potential negative impact to the identified cultural resource. 27. Prior to approval of road and drainage plans, you are required to coordinate with the United States Postal Service to determine type and location of central mail delivery facilities which may include applicable easements for developments of three or more homes. e . . . . ~ o - . . . A a . . . . . o . Preliminary Plat of KeystoRe Meadows; PE-1860-98 & ZE-18-98 Division of Building and Planning Recommended Conditions of Approval Page 5 of 5 ATTACHMENT C AGENCY AND PUBLIC COMMENTS . , ~ ~ . ~ . . t . S P O K A N E U N T Y DMSION OF LONG RANGE PLA,'VMNG PUBLIC WORKS DEPAR'IINEM j0HV W. MERCER, AICP GA4tY OBERC, DIItECiOR ASSLSTr1IVt' DEPLTIY DIRECTOR Interot't'ice Memo Date: 07l02l99 To: Francine Shaw, Senior Planner cc: 3ohn Mercer, AICP From: Terry Liberty, Planner RE: PE-1860-98, ZE-18/98 The Division of Long Range Planning has responded to this proposal on two separate occasions, November 17, 1998 and February 23, 1999. On both occasions we responded with no comment as follows: Thank you for the opportunity to respond to theiabove proposal. The Division of Long Range Planning finds the folCowi»g: The proposal is located in the ~Irbar c~!ego.ry of the Spokane County uomprehensive PIcart Gd1'Id 11'ISlde the Interim Urban Growth Area (IZTGA.) houndQry. The Long Range Division has no comment o» the proposal. The Division of Long Range Planninj has no reason to chan~e this response. Thank-you . for the opportunity to respond to this proposal. 1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260-0240 . (509) 477-22294 • FaX: (509) 324-7663 o TDD: (509) 324-3166 • E-MAIL: www.spokanecaunty.org/lrp ; To: FRANCINE SHAW (Buiiding & Planning) CC: From: JIM RED (Utilities) Date: 6/30199 Subject: PE-1860-98 Stage: Hearing Examiner Phase: Hearing date July 21, 99 Keystone Meadows; ZE-18-98 ss09a The dedication shall state: Public sewers shall be constructed to provide for the connection of • each parcel to the County's system of sewerage. Uses on properties within the project shall be required to connect to the sewer and pay applicable charges per the County Sewer Ordinance. Sewer connection permits shall be required. . _ . ss09b The dedication shall state: A public sewer system will be made available for the plat, and individual services will be provided to each lot prior to sale. Use of individual on-site disposal systems shall not be authorized. ss09c The dedication shall state: Individual tracts shall be subject to payment of current applicable sewer , co,nnecti.on.,charges and/or general facilities charges Drior to the issuance of a sewPr-connection • permit,. . . . - , . - . , . . . . . < ss12a Applicant shall submit expressly to Spokane County Division of Utilities °°under separate cover", only thase plan sheets showing sewer plans and speciftc:ations for ttie pubiic sewer connec#ons A and facilities for review and approval. Commercial deve(opments shall submit historical and or estimated water usage as part of the sewer plan submittal. ss12e Sewer plans acceptable to the Division of Utilities shall be submitted prior to the fina6ization of the project. r. . ssi 3a Security shaii be deposited with ihe Division of UYiiiiies fior fhe constructiAn of the public sewer - connection and facilities and for the prescribed warranty period. Security shall be in a form acceptable to the Division of Utilities and in accordance with the Spokane County Sanitary Sewer Ordinance. ws01 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. . • • . , . OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99264-0170 (509)477-3600 Fax 477-2243 "ENGINEER'S COND[TiONS OF APPROVAL" PLATS TO: Spokane County Planning Departm nt . ROM: Division of En ineerin9 & Roads , F c, 9 DATE: June 10, 1999 PROJECT: KEYSTONE MEAD0INS FILE PE-1860-98/ Hearing: 0712111999 @10:30 Review Date: 03/05/1999 Revised Pfat Map SponsorlApplicant: ART SHARPE (HIGLEY) Section Township Range: 22-25-44 - Planner: FRANCINE SHAW Technical Review Date: (12/0311998 @ 1: 15). 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 ofi 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, appro_.val ofi the plat by the County Engineer is given subject to dedication uf right-of-way and approval of the road system as indicated in the.orelirri;;ary plat of record. 2. A Professional Engineer, licensed in the State of Washington,_shall submit final road and ' drainage plans, a drainage report and calculations that contorm to all -current standards and ' laws governing stormwater management in Spokane County. Fina1 drainage plans and a drainage report shali receive the County Engineer's acceptance prior to release of a construction or buifding permit, or approval of the land action. Fo{lowing final plat review by the Spokane County Engineer, drainage language wiil be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with the final plat document. The stormwater management systems and roads for this plat shall be constructed 'and certifed ~ to be constructed in accordance with the accepted road and drainage plans, or ail the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation sha11 be submitted with the proper certification statement. 4. A bond for the anticipated engineering inspection and certifiication portion of the project shall be posted with the County Engineer prior to plan acceptance. 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' • ; • . r , . , • Z' RECEIVFD SPOKAME COUNTY SPOK..ANE REGIONAL HEALTH DISTRICT MQR ~ ~ lyyy ENVIRONMENTAL HEALTH DIVISION . Inter-office Coulmurucation DIVISION 0F BUIIDING AND PLANNING DATE: February 22, 1999 BY: ' . ~ TO: Francine Shaw, Senior Planner, Spokane County Building and Planning Division FROM: Donalci - EHD SRHD T. Lynch, EHS 11 , ! SUBJECT: Proposed Preliminary Plat: PE-1860-98 / ZE-18-98 Keystone Meadows 1. References: . a) Map of subject, scale 1" = 301, by James F. Benthin, dated February 16, 1999, received by this office February 19, 1999. b) Reconnaissance GeoloQic Man of the West Half of the Spokane QuadranQle. WashinQton and Idaho, Allan B. Griggs, 1966. c) Soil Survev. Suokane Countv. Washington, Soil Conservation Service, U.S.D.A., March, 1968. d)• { ~SvQk?nP` r~oldn#"v. Wa.shina-tcn. En2ineerin2 1r?temre#ations, So:l Conservatiari~' SeN1Ce; I.J,S.D.A.s . ~ . , . . . , . . . `.August,° 1974. e) Spokane Countv Rules and Regulations for SewaQe Disposal Svstems, January 19, 1995. fl Spokane Regional Health District procedural implementation of Section 52 of Substitute House Bill 2929 (RCW 58.17.110, as amended). g) Logs of water wells in Range 44E, Township 25N, Sections 15, 21, 22, 23, and 27. h) Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973. ,2. FindinQs: ~..i a) This project lies over the Spokane-Rathdrum Aquifer. b) The project is within Critical Water Supply Service Area #3 and Nvithin the service area of Modern Electric Water Company. Water supply will be a public system. . c) The project is inside the Spokane County Comprehensive Wastewater ManaQement Area, inside the General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201' , . . rr.. . l Study. The method of sewage disposal is subject to approval of the D'uector of Utilities, Spokane County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in the area are generally suitable for use of individual on-site sewage disposal systems. The lots are not of the proper dimensions to permit the use of both individual wells and sewage systems. d) The project lies in a relatively flat area west of McDonald Road and north of 4t' Avenue. Local drainageways are insignificant. e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to 5% slopes. They have a septic tank filter field limitation of slight. There is also possible contamination of groundwater. This soil would be classified as a Type IV. fl Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate to very large amounts of water. Data from wells in the area referenced in section 1 g shows they are from 99' to 250' deep and have static water levels varying from 77' to 158' below the surface. The Modern Electric Company has indicated that it can supply domestic use water for the project upon completion of agreemenis with the proponent. 3. Required (mandatory) Conditions If Approved: a) The final plat shall be designed as indicated on the preliminary plat of record and/or any attached sheets as noted. b) Appropriate utility easements shall be indicated on copies of the preliminary plat of record for , distributian by the Planning Departmeni to the utility comganie5, SpokanE Courlty Engineer,. ary.d. the _ Spokane Regional_I~ealth Distric:. Writter. app:ova, of ihe -asernents by the utility corr~panies shall be ~ received prior to the submittal of the final plat. c) Sewaje disposal method shall be as authorized by the Uirector of Utilities, Spokane County. d) Water service shall be coordinated through the Director of Utilities, Spokane County. e) Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Departrnent of Health. t) Prior to filing the final plat, the sponsor shall demonstrate to the satisfaction of the Spokane Regional Health District that an adequate and potable water supply is available to each lot of the plat. g) Prior to filing the final plat, the sponsor shall present evidence that the plat lies w-ithin the recorded service area of the water system proposed to serve the plat. h) A plan for water facilities adequate for domestic use, domestic irrigation use, and fire protection use shall be approved by the water purveyor. Said water plan must have been approved by the fire protection district and the appropriate health authorities. The health authorities, water supplier . ~ . . ~ - -(purveyor), and the fire protection district will certify, prior to the filing of the final plant, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for reproduction. i) The purveyor will also certify prior to filing the final plant on a copy of said water plan that appropriate contractual arrangements have been made with the plat sponsor for construction of the water system, in accordance with the approved plan and time so,hedule. The time schedule will provide, in any case, for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the plat. The contractual arrangement will include a provision holding Spokane County, Spokane Regional Health District, and the purveyor harmless from claims by any lot purchaser refused a building permit due to failure of the plat sponsor to satisfactorily complete the approved water system. j) A public sewer system will be made available for the plat and individual service will be provided to each lot prior to sale. Use of individual on-site sewage disposal systems shall not be authorized. 4. Recommended Conditions of Approval: a) A statement shall be placed in the dedication to the effect that: "A public sewer system will be made available for the plat and individual service will be provided to each lot prior to sale. Use of individual on-site sewaae disposal systems shall not be authorized." ~ b) The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." c) The finai plat dedica*.ion sball contain t.he foLowL*~g state~ent: "The rublic v~rater system, pursuant to the Water Plan approved by county and state health authorities, the local rire protection district, County Building anci Safety Department anci water purveyor, shail be installed within this subdivision and the applicant shall provide for individuai domestic water service as well-as tire protection-to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." c: Director of Utilities, Spokane County c: Sponsor: ART SHARPE 12729 E SPRAGUE SPOK;ANE WA 99216 TONY J HIGLEY 12215 E TRENT SPOKANE WA 99216 Ianduse.Itr1PE- l 360-98 • ` M E M O R A N D U M DATE: March 5, 1999 TO: Francine Shaw, Division of Buil ' d Planning ~ FROM: Brenda Sims and Katherine M er,tSt~ormwater Utility RE: Revised Preliminary Plat PE-1860-98/ZE-18-98; Keystone Meadows CC: The Grassed Percolation Area (GPA) Swale locations that are shown on the revised plat will need to be placed in drainage easements prior to preliminary approval. Typical; plat language, GPA and easement requirements as per the Guidelines for Stormwater Management will also be required. Thank you for the opportunity to comment. : - . . - . . . , ~ DD , 11ne - • C2~ ptunels:ormASiortnIKATN INEtQES1GMpei86098a.doc ~ r; • ' . i ' w Fr •~r5~ :Sha, ,ancine`~~~~" . . From: Hemmings, Biil Sent: Friday, March 05, 1999 8:36 AM To: Shaw, Francine; Hemmings, Bill Cc: Engelhard, Scott; Pederson, John; Harper, Pat Kimball, Sandy; Busko, Doug Miller, Katherine; Sims, Brenda Subject: RE: P-18602E-18-98 - Keystone Meadows 3-5-99 I have the following revised conditions of approval: I recommend the following conditions of approval: • A Professional Engineer, licensed in the State of Washington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater - management in Spokane County. Final drainage plans and a dratnage report shall receive the County Engineer's acceptance prior to refease of a construction or building permit, or approval of the land action. Following final plat review by the Spokane County Engineer, draFnage language will be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with the final piat document. . , • The stormwater management systems and roads for this plat shall be constructed and certifQd ±o be c-onstr!acted en accord~~~e With - .'the.accepted road and drain?ge p9ans, or aAI the-Tequired ~ . ~-improvements must be bonded for in aceordance rrvith Spokane County regutations, prior to ithe recording of the final plat. Record drawings and all cons#ruction documentation shall be submitted with the proper certification statement • A bond forthe anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. .i. . . • . ' ♦ . t •-If the project is proposed I'La u-e deveaoped in phases, a pha,ed road and drainage plan shall be prepared by a licensed Professional Engineer, which cleariy shows the phasing of the development. The plan must demonstrate that each phase of the development is in conformance with the applicabte Spokane County road and drainage standards, and the Conditions of Approval for the plat as well as any applicable regulations that may apply to this project from any other governmental authority. Ow q ' , ps a . . l_ ' l. ' ; From: Hemmings, Bip Sent: Monday, November 16, 1958 2:01 PM To: Shaw, Frandne Cc: Engethard, Scott; Pederson. John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine; Sims, Brenda Subject: P-18602E-18-98 - Keystone Meadows November 16, 1998 I received the above referenced application on Nov. 16, 1998. This project lies in an area of approved soils so a concept drainage plan is not required. I have no knowledge of any critical areas on this site. I consider this application to be technically complete. I recommend the following condittons of approval: • A Professional Engineer, licensed in the State of Washington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater management in Spokane County. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. • The stormyvater managernerrt systems and rAadt for fhis plat shal[ be constructed and certified to be constructed in accordance with the accepted road and drainage plans, or all -the required - improvements must be bonded for in accordance with Spokane ' County regulations, prior to the recording of the finaf pfat. Record drawings and all construction documentation shall be submitted with the proper certification statement • A bond for the anticipated engineering inspection and certification por-tion of the project shall be pos±ed with ths Coun;3r Engineer prior to plan acceptance. • • • - • gi& ~ ' . 12/01/98 TUE 15: 40 FA3 509 89r - 25 SPOKA:\c VdLLEY FIRE l BUILDItiG CODES Q001 .5.. . . . ' . d • SP4KANE :VAILEY FIRE DEPAR.TMENT.- Spokane County F1re District 1 - 10319 EAST SPRAGUE AVE. • SPOKANE. WA 99206-3676 •(509) 928-1700 • FAX (509) 892-4125 R. Pct HumphAw Chlel . December 1, 1998 Francine Shajr Spokane County 8uilding b Planning W 1026 Broadway Spokane, WA 99260 RE: Preliminary Plat . Keystone Meadows PE-1860-98 . Dear Ms. Shaw: The spokane Valley Fire Department has the following requiremeats for this plat: 1. The in6tallation. of anev fire hydraflt at the - entrance of the plat. 2, Th~ turnaround dra?~ ~ec'ond 3nd }..hisc3 ba~rg are too small e See encl,osed standards.= - ° : 3. ~f a qaLe - is co~'~sz~v~~~~ at ~it::ra~nce, pians~ (to sczls) -are.needled gor acceas reyiew. . ' Sincer y, e ille.r Fire Inspector . . i , y.. . XM/dc . . . - . . ; ~ • 12/01/98 TtiE 15•• 41 FA.Y 509,189; 25 SPOR.NE yAI.I-EY FIRE DFTT BUILDING CODES Fg 003 ~ , , . , • ,i , - - {f _ . . . . . ~ ' . • . . . , Y ' • . . • . _ - . ~ SPOKANE YALLEY + { PARTACENT As per section 10.204 ~ of the 1991 IIziiform Fire Code the following wi11 be acceptable designs to meet the requirements for ~ all'dead-end roads over 150 feet long. ~ A 100' OIAMETER CUL--DE-SAC 1NITH NO PARKING ALL01NFp WffHiN THE 100' D1AML•TER, 120' HAMMERHEAO 100• oraMETER . 60' 60' CUL-OE-SAC 20' ~ 28R' ~ 100' - ~ ~ ) 20' . . ~ . - - ~ . ~ 28'R ACCEPTA6LE ALTERNATNE'S TO 120' HAMMERHEAD . 28'R ~ . . ~Cv, . . . z- ~ ~ 28'R v°o ~ 28,R . ~ . . J-- . zo" 7o• ~ ~f 1 ~ ~ 20~ ~ --3 20' : September 24, 1992 ~ NOV-30-98 10:52 FROI~SCAPC'-- 5094T7682"-- T-124 P.01/10 F-82~ ~ . r ` r SPQKANE COUNTY ~ ~~t,~~ AlR POllUT10N ~ P o K A N e CONTROI AUTHORITIf , WEST 1101 COtLEGE. StJITE 403 • SPOICANE. WA 99201 •(509) 4564727 Fax (509) 459-6828 . Date: 1 f 30 ~ To: M Mr. Jeff Forry ❑ Mr. John Pederson Spokane County Division of 6uildings & Planning 1026 W. BroadwaY Ave. Spokane, WA 99250 From: Mr. Charles E. Studer Re: SCAPCA REQUIRElV1EN7S FOR: File No. ~ - - -LE- 19-% ProponentlProject Name: . I , I~ lRec~uest for Comments on 'lk -3 1 ~qC4 lL~ 1' ajl ~ ❑(Comments on Heaetnas Examiner Public Meetinq on ❑(Comments on Deterrnination of Nonsianlficance lssued on ~ . ' 13 iPmLbppttsateonmeveloament CanfePenee Pn-- - - . ; - The Spokane CoUnty Air Pol[ut;on Cararal AWX),*(SG4PCA) rras fa+raW=+ wnderiAe autrxi#y of ft 1967 08an Air Act of b4/sshington (RCM. 7Trat Ad required cour4les. fike Spokane CocurtY, t° ac5vae 1~laitP0IuL0n caniraJ e9en6e&' To meet the rsquiremeqts,of t ha t Ac k S C A P C A s d bp t e d i a g e r f a t e v n s t o c a n l r a l ttre emisslons of atr confamJrrdots ftm sources withih SpakBng Cotttnty. , I Pcrticns ot Spokane County fag to meet lfaderal hea!!h standards I°r ParfiCUlafO emJs.sicns (dusi and smoka) and car6on moncrke. Numeraus s-trategies hav+a Deen lrrrplemenled to iaducg sir pcUufion emissians so ftt rve csn anpvoNe air quafiiy and meet health standards , Following is a/;st ctccncsn7&isstres thak at a minimwn, roed to be ad&wsed for pr°P°sed pmjsctr, Addidonal commants may'rvsuR after more detafled ln*rmatlcn of the pr*d is suPOfted SCAPCA encQuBM prvpOnents to cantad thelf ofties at 1101 Wesi Colfege, Spokane. WA 99201 forsdC'itronw inhxmeda►. The foi(owing conditions are relevant to pr+oposed Project ' - ° • Harvesting of timbef cteates sihrtcuttural debris. Consistent with State paliaes and regulations, altematives to buming should be exam;ned. The preferred affiemate disposal methods in the following order are; slash productson minimizatiQn, sjash utilization, non-buming isposal and silvicuttural buming. If buming is the onty reasonable disposal method then it must be dane in accordance witfi all applicable regulations, and conducted in a manner that mininvzes smoke related nuisances and air pollution impacts. • Washington State Regutation 173-404-110 requires that aNofice of Construction and Appliqtion fvr Approval be submitted to and approved by our AgencY prior tc the construction, instabtion or establishment of an air pollution saurce. li ss possible.tfiat the following air pollution sources may be present at !he proposed facility: ' ~ One or more fassil fuel (natural gas, propane, butane, diesel, fuel oil, or waste oil) or wcod burning heat sourcas. Natural gaslpropanelbutane burning boi{ers, heating unft, or hot ~ c ~~ns~ c~s+x co~o.~rrrs.m~ . . NOVI-30-98. -10 :52 FROMFSCAPC' 5094TT68?"~ T-124 P. 02/10 F-824 , t ( . . _ . One or more fossil fue! (naturat gas, prapane, butane, diesel, fuel oil, or waste oil) or wood burning heat sources. Natural gas/propane/butane buming bolters, heating units, or hot water heaters, or combinations thereof, with a total heat input of 4.000,000 Btus/hr are required to apply for a Notice of Construction. Oiher units are required to apply for a NOC when the total heat input esceeds 400,000 6tus/hr. In additicn, additional requirements such as controls fer Nitrogen Oxide ernissions (NOx) and source testing may be required depending upon the size of the uniL ~ One or more Stand by Generators. SCAPCA requlres a Notice of Construction for all Stand by Generators that are rated greater than or equal to 500 mechanical horsepower (375 Kliowatts). • There are numerous businesses that are altowed in a commercial and industrial zoning that are air pollution sources. Before any business is establlshed at the sne, SCAPCA should be contacted to determine if a Notice of Consiruetion is required. A coQY of this letter should be qiven to each new tenank • All air pollution regulations must be met • Air pollution regulations require that dust emissions during demoCrtion, construc#ion and excavation projects be conuolled. This may require the use of water sprays, tarps, sprinklerr or suspension of activity during certain weather conditions. Haul roads should be veated and emissions from the transfer of earthen material must be control(ed as well as emissions ftom all other construction related activities. • SCAPCA strongly recommends that all traveled surfaces (i.e. ingress, egress, parking areas, access roads) should be paved and kept c(ean to minimize emissions. • Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If uacking or spills occur on paved surfaces, measures must be taken immediatety to clean these surfaces. • SCAPCA Regulation 1, Article IV may require registration with this agency depending upon the rype of business that may be established at the site. An approved Notice of Construcaon suffices to meet this requiremenL • SCAPCA Regutation I. Articie VI, and SCAPCA Regulation 11, Artide.'IV, address air pollution ernissiar standards. A!I emission standards must be met - • Debris generated as a result of this projert must be disposed of by rtteans other than burning (i.e. construction wasce, vegetative waste'etc.). • An asbestos survey must be done by an AHERA certfied inspecior prior to demolition or renovation of bui(ding(s), to determine if asbestos-containing material is present at the s'rte. DemofrQon and renovation prejects must compiy with the requirements of CFR 40, Part 61, Subpart M, SCAPCA Regulation I, Article IX & Article X Section 10.09, and Washington State Regutations (WAC 298-62, -65, 8-155). Notice of fntent to Perform Asbestos Remeval and/or Demolition forms are available at the SCAPCA offic.e. Asbestas-cont2ining material must be removed in accordance with Federal. State. Local regulations and disposed of at a licensed faciliiftyy. . • • Depending upon the type of business or equipment established on site, seme objectianabte odors may result from this project SCAPCA's regutations state that effective controi apparatus and measures mt,st be used to reduce odors to a min(mum. • All solid fuel buming devices (fireplaces wood stoves, pellet stoves, eirc...) must comply with lxal, state, and federal ruies and regutations. Fireplace emission standards go into effect January 1, 1997. New freplaces must be tested and labeled in accordance with procedures and criteria specified ln the U6C Standard 31-2. • If the proponent or anyone else has quesUons conceming the abave, please contact Charies E. Studer (509) 456-4727 ext 107, April Miller ext 105, or Kelle Vgeland ext 106 at SCAPCA's office during the hours of 8:00 am & 4:30 pm, Monday through Friday. - Failuie to meet SCAPCA reaulations may result fn delaVs, closure and civil and/or criminal sanctlons. CLEAN AiR IS UP TO ALL OF US PAGE 2 K Ald~S . (5 klj&. ~ ~ZI ct ~i ~/'1,.~-'tGr►,~'~c,r~~ ~ ~ ~ t1L ~ ~ qcf •7 r ~ J , . ~ t~~~ Cj C~ ~~:t G= ~ 2//►'~i, j r'► ~ ut. t Ct`L r At ~ c.vSs ~s ~ , ' (1 S..~,~.• ~ (z GS, GL ~ ~ rv~~ ~ gc ~ - 4Z.~ C, ~°d ~ . ~13 4--1 o vo- ~4e_ ~ G"~ ~Q Report ID: Rpt17B Final Building Permits 05/19/1999 Site Address Project Parcel rile Mylar By Finalize Status CA'TALDO E. 12122 WHITING, LYNN ADD DENTIST 4516. B90107 Bob 10/24/1990 CATALDO E. 18809 ALPINE MINi STGE ADD BLDG D 55172.0208 B96037 Dou 03/18/1996 CATALDO E. 18809 ALPiNE RV STORAGE BLDG MINI UNIT 1 55172.0208 B98121 GA 07/29/1998 CATALDO E. 18815 MIlVI STGE BLDGS 3 55172.208? B93020 Bob 04/28/1993 CATALDO E. 18815 ADD MOTEL AND MINI STORAGE 5517 . B91114 Bob 04/28/1993 CATALDO E. 19103 PROGRESS TOOL & D1E ADD WHSE 55172.0220 B96034 Dou 04/02/1996 CATALDO E. 5307 MOONEY PUGH ApD OFFICE 4514. B91090 Bob 04/01/1994 CATAI DO E. 5403 PHOENIX CO OFFICE SHOP WHSE HEAVY EQPT 35141.1705 B97084 Dou 08/22/1997 CATALDO E. 5405 PHOENIX CO ADD ACCESSORY WHSE 35141.1701 B97171 Dou 10/28/1997 CATALDO E. 71 15 ' INDOOR SPORT FAC FORE SEASONS 35131.1186 B94145 Chri 09/26/1994 CATALDO E. 7121 ROLAND LAMARACHE SALES & SHOP 35131.1183 B94173 Dou 02/07/1995 Dead CATALDO E. 9612 AB NESS EMEMENTARY WV SD DIST# 363 ADD 45172.1422 B96067 Dou 08/08l1996 CHARLES W. 11223 NINE M1LE CHURCH 1601 L9036 B94138 Dou 05/25/1995 CHARLES W. 9915 FIRE STATION #93 DIST #9 26064.9023 B94053 J-02 Dou 09/15/1995 CHASE N. 6011 EAST VALLEY SD #361 ADD MT VIEW MIDDLE S 56361.0134 B93078 Chri 10/08/1993 CHASE N. 6011 EAST VALLEY SD #361 ADD MOUNTAIN VIEW M 56361.0134 B97004 Dou 01/09/1997 CHATTAROY W. 3219 FIR.E STATION #42 DiST #4 38273.9013 B93168 Bob 05/26/1994 CHENEY SPOKANE S. (0710 CASTLER MATERIALS INC STORAGE SHED 24214.9044 B99016 GA 01/29/1999 CHENEY SPOKANE S. 16806 RES TO XN TECHNOLOGIES ELETRONIC DESIGN 23072.9037 B93153 Paul 11/01/1994 CHENEY SPOKANE S. 7929 SHERMAN HILLS BIBL FELLOWSHIP CHURCH 2411. B91078 Bob 04/01/1994 CHERRY N. 2405 CHERRY BLUFF APT TWO 12 LINITS 45102.9065 896124 Dou 06/12/1997 CHERRY N. 2415 CHERRY RIDGE APTS APT 36 UN[T 3 BL.DGS 45102.9065 B95041 Kat 10/11/1995 CHERRY N. 2424 LAG[,E ROCK A!'TS 104 UNITS 6 BLDGS P1NERID 45102.9065 697147 Dou 10/17/1997 CHiAMONK N. 31013 WATER RESERVOIR 3812. B91013 Bob 03/11/1991 CLEAR LAKE S. 14824 U S A F CLEAR LAKE REMODEL REC FAC 13062.9003 B95115 Dou 08/19/1996 Dead COLI3ERT E. 3720 ST JOSEPH CATHOLIC CHURCH 3722 . B90080 Bob 10/23/1990 COLBERT E. 4317 HARLEY DOUGLASS MTNI STORAGE 347 UNITS 372329025 B96027 K-19 DO 10/15/1998 COLEMAN S. 704 EAST SPO WATER DIST #1 POLE BLDG 35241.3215 B95129 Kat 08/17/1995 COLFAX N. 10008 HARLEY DOUGLASS APT16 UNIT 2-8 UNIT 36173.1227 B96024 l-18 Dou 07/10/1996 COLLTNS N. 40015 COUNTRY CHURCH OF THE OPEN BIBLE YOUTH 49073.9056 B94019 Paul 11/01/1994 COLT E. 23019 MORT CONST TWPLEX 55151.1160 B95154 Dou 10/12/1995 COLUMBIA E. 9110 / 9116 / 9 NORTHWOOD C STO1tElGAS/OCFICE PHASE lI & 46322.9050 896016 Dou 07/28/1997 Dead COLUMBiA M. 705 NORT'HERN HARDWOODS ADD OFFICE 2934. B92035 Paul 11/01/1994 CONKLIN S. 105 MINI STORAGE 45241.9073 B93037 Paul 04/11/1995 Dead CONKLIN S. 210 STORAGE FERT[LIZER 4524. B70308 Bob 02/12/1988 CORRIGAN E. 5421 AFFOR.DABLE CUSTOM CABINET STOKAGE WH 56334.9059 B93134 Dou 05/25/1995 CORRIGAN N. 5420 HUGHES MIMI STORAGE 5633 . 892136 Chri 04/15/1994 CORRIGAN N. 5420 HUGHES MINI STG CHG OF USE TO REC CENTER 56334.9054 B95181 Dou 12/1211995 CORRIGAN N. 5421 WHSE ADD OFFICE SHOP 5633 . B90075 Bob 10/18/1990 COULE H1TE W. 12009 SDA CHURCH ADD MULTIPURPOSE RM 16242.9026 893050 Paul 11/01/1994 COUNTRY HOMES N. 6917 ST MATTHEWS CHURCH ADD PARKING LOT PA 26254. B98148 GA 08/27/1998 COUNTRY HOMES N. 8601 OFFICE BLDG 36194 0247 893025 Chri 11/09/1993 COUNTRY HOMES N. 9001 ROCKWOOD MCDICAL CLINIC MEDICAL CLTNIC 36191.9020 B93012 Chri 06/21/1995 COL7IVTRY HOMES N. 9004 F1RST CHURCH OF NAZAREME ADD GYM 36191.2703 B93046 Bob 06/23/1993 COUNTRY HOME$ N. 9004 FIRST CHURCH OF NAZARBNE ADD OFFICE & R 36191.9082 B96182 Dou 10/16/1996 COUNTRY VISTA E. 21111 LIBERTY LAKE CORA PARK UTILITY BLDG - SE 55161.9027 B97125 I'aul 08/05/1997 COUNTRY V(STA E. 22809 HOMESTEAD APT 186 UNIT 9 BLDGS 55151.2702 B98084 GA 09/22/1998 COZZA E. 1015 CEDAR SPRINGS EST APT 208 UNIT 3629. B92114 G44 Bob 04/14/1993 COZZA W 105 HOME DEPOT HARDWARE CTR 36301.9051 B93135 Dou 08/19/1996 Dead CRA1G S. 5620 DOG KENNEL 1403. B90042 Scot 04/23/1990 CRAIG S. 6603 CTTY OF MEDICAL LK WELL./PUMP STATION 14112.9005 B97043 Dou 04/15/1998 Dead CRAIG S. 8318 DAVIS COMMUNICATIONS STORAGE BLDG 14151.9030 B97183 Dou 10/29/1997 CRES"fLINE N. 13005 MEAD SCHOOL DIST #354 ADD FARWELL ELEM 3604. B90234 Bob 12/19/1990 CRESTLINE N. 6813 MOBILE HOME PARK 37 SP MILLER MFG HOME 36283.0306 B94067 Paul l 1/O1/1994 . : , Page 6 of 29 . J • ~ av,, S ee~ S gH ~ f ~'j`,~ S 7 ~ aa. A,b-v-s w Report 1D: Rpt17B Final Building Permits 05/19/1999 Site Address Project Parcel File Mylar By Finalize Status BROADWAY E. 13009 ADD CHURCH / iZEMODEL 4515. B89105 Scot 04/17/1990 BROADWAY E. 13313 BLAKE ELEMENTARY ADD PARKING LOT EXTE 45151.9012 B97053 Dou 04/24/1997 BROADWAY E. 15505 TOYS R US RETAIL STORE - SPO VALLEY PLAZA 45132.9012 897100 Dou 05/23/1997 BROADWAY E. 15618 VALLEY ASSEMBLY OF GOD CHURCH SANCTIO 4513. B93008 Chri 03/18/1994 BROADWAY E. 15727 FOUR FLAGS NORTH CHG TO SQ FT/APPROACH 45132.9012 B95104 Dou 08/19/1996 Dead BROADWAY E. 15727 SPOICANE VALLEY PLAZA SHOPPING CTR 45133.0000 B91097 Kat 09/19/1996 BROADWAY E. 15727 WAL-MART STORES RETAIL STORE - SPO VALL 54132. B95175 J-26 Cd P 09/19/1996 BROADWAY E. 15735 GRANNYS BUFFETT- 50% CARD SHOP- 99C STOR 45132.9012 897078 Dou 06/20/1997 BROADWAY E. 15735 SPOKANE VALLEY PLAZA Sl'EC WHSE & RESTA 45132.9069 B98160 GA 10/27/1998 BROADWAY E. 16607 DAYCARE CHURCH 4513 . B91057 Bob 07/10/1991 BROADWAY E. 18525 GREYSTONE HOMES OFFICE-DISPLAY MFG HO 55181.3353 B96019 Dou 03/15/1996 BROADWAY E. 18919 RV NORTHWEST RV DEALERSHIP 55172.0402 B94010 Paul 09/19/1994 BROADWAY E. 19000 LAST FRONTIER TRUCK STOPMITNI MART 55175.0410 694027 Paul 04/11/1995 Dead BROADWAY E. 19011 ADMIRALTY SA[LBOATS SAILBOAT SALGS 55175.0410 B95073 Dou 08/31/1995 ' BROADWAY E. 19119 PALM HARBOR MOBILE HOME SALES LOT W/OF 55172.0422 B98066 Dou 06/15/1998 BROADWAY E. 19215 OAKWOOD HOMES MFG HOME DISPLAY SALES 55175.0410 B96095 Dou 10/16/1996 BROADWAY E. 19401 PREMIER PACKING CO WHSE & MFG 55173.0410 B94015 Paul 04/11/1995 Dead BROADWAY E. 19401 LAMPLIGH'I'ER SALES LO"f 55172.0420 898043 Dou 06/19/1998 BROADWAY E. 19402 NELSON MFG HOME DISPLAY SALES LOT 55173.0425 698157 GA 12/01/1998 BROADWAY E. 19425 NUT FACTORY 55172.0420 698080 Dou 06/19/1998 BROADWAY E. 5111 CENTI2AL PREMIX ADD OFFICE 35142.0101 B93036 Bob 04/08/1993 BROADWAY E. 5204 AZTECH ELECTRIC STORAGE BLDG 35144.9029 B93069 Bob 06/10/1993 BROADWAY E. 5220 FASTENERS iNC STORAGE REPACKAGING NUTS 35144.9087 B95018 Dou 09/24/1996 BROADWAY E. 5414 LOADING DOCK RAMP CANOPY 3514. B90232 Bob 12/24/1990 BROADWAY E. 5706 EXI'ANSION WHSE GRAINGER BLDG 3514. B92081 Bob 08/13/1992 BROADWAY E. 5707 BANNER FUEL FUELING STATION 3514. B92049 E42 Bob 06/26/1992 BROADWAY E. 5821 Iv1AID O CLOVER CONVIENCE STORE W/GAS PU 35141.2103 B94133 Dou 03/01/1995 BROADWAY E. 6015 OFFICE BLDG 3513. B90004 Bob 03/02/1990 BROADWAY E. 6304 WILLIAMS EQUPT ADD MOBILE OFFICE 35133.0107 B93138 Chri 01/20/1994 BROADWAY E. 7125 FRAZIER'1'OWING PRE-BUILT OFFICE 35131.1101 B95068 Dou 05/10/1995 BROADWAY E. 7311 SPEC WHSE 35131.1172 B93178 F-45 Bob 05/09/1994 BROOKLYN E. 2215 SHOP - MAMTENANCE 3621 . 892015 Bob 08/18/1992 BROOKLYN E. 2220 NEWTON EXCAVATING OFFICE SHOP/STORAGC 36214.0130 B95159 Dou 12/14/1995 BROOKLYN E. 2401 RED IRONFABRICATIOiV & OFFICE OFFICE & EA 36214A143 B94157 E-49 Paul 07/14/1995 BROOKLYN E. 2401 OFFICE CLEAN RM PAINT ROOM 3621 . B90046 Bob 04/01/1994 BROOKLYN E. 2401 RED IRON 3621 . B90062 Scot 08/24/1990 BROOKLY7V E. 2401 RED IRON CORP PAINT STG BLDG & PA1NT RM 36214A143 B97044 Dou 05/13/1997 BROOKS S. 1411 WESTERN WIRELESS TOWER 132' TELECOMMU 15302.9030 B98132 GA 08/05/1998 BUCKEYE E. 10201 COMMEftCIAL RENTAL BLDG 4508. B92084 Paul 04/11/1995 BUCKEYE E. 10201 STAR LABEL LABLLS MFG 45081.0117 B95003 Paul 03/27/1995 BUCKEYE E. 10207 U S 1TJEST NEW VECTOR GROUP FAC 45081. B95050 Dou 06/28/1995 BUCKEYE E. 10207 AIRTOUCH CELLUI..AR ADD OFFICE EQPT BLDG 45081.0827 B97131 Dou 07/30/1997 BUCKEYE E. 10213 ALLIED NEATTNG OFFICE! WHSFJSHOP 45081.0808 B96039 Dou 05/06/1996 BUCKEYB E. 10321 VALLEY 200 WHSEJMFG THERO FORMING 45031.0811 B95049 Dou 07/28/1997 Dead BUCKEYE E. 10408 SPECIALTY INSULATIONWHSF./OFF1CE WHSEIO 45081.0813 B94202 Dou 03/22/1995 BUCKEYE E. 7519 ORCHARD CTR ELEMENTARY DIST 363 ADD 45072.0502 B96068 Dou 08/08/1996 BUCKEYE N. 10305 SPOKANE WALL SYSTEMS INC WHSE & OFFICE 45081.0809 II99025 05/17/1999 BURNS N. 4124 SPORTSWEAR SEWING FAC ADD STG 45021.3513 B97035 Dou 07/28/1997 Dead BURROUGHS W. 3929 SPRINT SPECTRUM TOWER 120' 28142.9065 B96183 Dou 09/10/1996 CALVIN S. 2415 LODGING BOARDING HOME 4526. B90056 JF 07/10/1991 CANNERY S. 204 PAINTBALL SALES INDOOR AItENA 4524. B70289 Bob 12/31/1991 Dead CANNERY S. 204 WHSE TO MIM1 WHSE & APTS 4524. B90220 Bob 04/01/1994 CASCADE WAY W. 101 CASCADE WAY DENTAL DENTAL OFFICE - 3630. 891017 141 Bob 06/10/1991 CATALDO E. 12016 COLONIAL CT BOARDING EIOUSEIELDERLY 45161.1161 B93100 Chri 10/26/1993 ~ Page 5 of 29 ~ RECE VED ' JUN 2 7 1999 1 y S p o K A rr E oXf GINEEA BUILD[NG AND PLANNING • A DMSION OF THE PUBLIC WORKS DEPARTMFNT James L. Manson, C.B.O., Director Gary Oberg, Director MEMORANDUM TO: • 77e-v-eTopment Engineering Services; Bill Hemmings Spokane County Division of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderby Spokane County Division of Building & Plaaning; Jeff Forry Spokane County Air Pollution Control Authority, Chuck Studer Spokane County Division of Long Range Planning; John Mercer Spokane County Division of Parks, Rec & Fair; Steve Horobiowski Spokane Regional Transportation Council; Glen Miles • Fire District No. 1 Central Valley School District No. 356 Modern Electric Water Company Spokane Transit Authority; Christine Fueston WA State Department of Ecology, Heidi Renz Historic Preservation Office, Teresa Brum FROM: Francine Shaw, Senior Planner . DATE: June 24, 1999 SUBJECT: Review and comments for the hearing of July 21, 1999 at 10:30 a.m. File Number PE-1860-98/ZE-18-98 Description: Preliminary Plat of Keystone Meadows and Zone Reclassification from UR-3.5 to UR-7 to divide 4.4 acres into 21 lots STR: 22-25-44 Sponsor: Tony Higley c/o Art Sharpe Note that the application and maps were previously circulated to your agency. Please review and return any comments to me by July 7, 1999. tm Attachments: Notice of Pubtic Hearing 1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0050 PHONE: (509) 477-3675 o FAX: (509) 477-4703 9 TDD: (509) 324-3166 r ~ ~ . s NOTICE OF PUBLIC HEARING SPOKANE COU►NTY HEARING E R TO: All interested persons, and owners/taxpayers withi.n 400 feet YOU ARE HEREBY NOTIMD THAT A PUBLIC + G WILL BE HELD ON T'HE LAND USE APPLICATION LISTED BELOW, AS FOLLOWS: Application: PE-1860-98/ZE-18-98; Preliminary plat of Keystone Meadows, and zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Resideatial-7 (tJR-7); for the purpose of subdividing approximately 4.4 acres into 21 lots for single family residences and those uses allowed in the Urban Residential-7 (UR-7) zone. Hearing Date and Time: July 21, 1999 @ 10:30 a.m. Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West Broadway, Spokane, Washington. Owner: Tony Higley, 12215 East Trent Avenue, Spokane, WA 99216, 928-2650 Applicant: Art Sharpe, 12929 E. Sprague, Spokane, WA 99216, 928-I991 Address and Location: 12915 East 4th Avenue and 13003 East 4th Avenue, geoerally located north of and adjacent to 4th Avenue, approximately 250 feet west of the intersection of 4th Avenue and McDonald Road in the NW `/4 Section 22, Township 25 North, Range 44 E. W. M., Spokane County, Washington. Comprehensive Plan: Urban Zoning Designation: Urban Residential - 3.5 (UR 3.5) Environmental Determination: A I?etermination of Nonsignificance (DNS) was issued by the County Division of Building and Planning, as the lead agency on June 25, 1999. The comment period ends July 19, 1999. Deadline for submitting SEPA Appeal: Twenty one days after the date of the written decision. - Related Permits: None Division of Building & Planning Staff Francine Shaw, Senior Planner, (509) 477-3675 HEARING EXAIVIINER PROCEDURES Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in Spokane . County Resolution No. 96-0294. All interested persons may testify at the public hearin~, and may submit written comments and documents before or at the hearing. 1he Hearing Examiner may limit the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of the Hearing E.caminer's decision will be based on the record established before the Hearing Eacaminer, Pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural route as the underlying action. All hearings will be conducted in facilities which are accessible to persons with physical disabilities. Inspection of File, Copies of Documents: A Staff Report will generalty be available for inspection seven days before the hearing. The Staff Report and application file may be inspected at the Spokane County Division of Building & Plannina, 1 St Floor Permit Center, Public Works Building, 1026 W. Broadway, Spokane, WA 99260, between 8 am and 4 pm, weekdays, M-F, except holidays. Copies of documents will be made availabie for the cost of reproduction. If you have any questions or special needs, please call the Division at (509) 477-3675. Send written comments to the Spokane County Division of Buiiding & Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Francine Shaw, PE-1860-98. Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 3rd Floor, Public Works Building, 1026 W. Broadway, Spokane, WA 99260-0245. DETI;R.1ViINATI0N OF NONSIGNIFICANCE - "DNS" WAC 197-11-970 and Section 11.10.230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER: PE-1860-98%LE-18-9£ DESCRIPTION OF PROPOSAL: Preliminary plat of Keystone Meadows, and zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7); for the purpose of subdividing approximately 4.4 acres into 21 lots for single family residences and those uses allowed in the Urban Residential-7 (UR-7) zone. APPLICANT/OWNER: Tony Higley12215 E. Trent, Spokane, WA 99216/Art Sharpe, 12929 E. Sprague, Spokane, WA 99216, 928-1991 LOCATION OF PItOPOSAL: 12915 East 4th Avenue and 13003 East 4th Avenue, generally located north of and adjacent to 4 Avenue, approximately 250 feet west of the intersection of 4t1l Avenue and McDonald Road in the NW '/a Section 22, Township 25 North, Range 44 E. W. M., Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING & PLANNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. This decision was made after review of a completed environmentai checklist and otller information on file with tlie lead agency. This information is available to the public on request. - This DNS is issued under WAC 197-11-340(2); the lead agency will not act on ttlis proposal for at least 15 days from the date issued (below). Comments regarding this DNS must be submitted no later than 4:00 p.m. July 19, 1999, if they are intended to alter the DNS. Ali comments should be sent tQ the contact person listeci below. RESPONSIBLE OFFICIAL: By: Francine Shaw Title: Senior Planner Spokane County Division of Building & Planning 1026 W. Broadway Ave. , Spokane, WA 99260-0050 (509) 477-367 ~ DATE ISSUED: 1999 SIGNATURE: COMN7ENTS REGARDING ENVIRONMENTAL, OONCERNS ARE WELCOME AT THE G. _ _ _ APPEAL OF THIS DET]CItMINATION, after it becomes finat, may be made to the SPOKANE COUNTY DiVISION OF BJILDIr1G &PLANNING, lst Floor, 1026 W. Broadway, Spolcane, WA 99260. The appeal deadline is ten (10) calendar days after the signing of tlie decision to approve or disapprove tlie project. This appeal must be written and the appellant should be prepared to make specific facttial objections. Contact the Divisio7 of Building and Plaiining to assist you witli the specifics for a SEPA appeal. This DNS was rnailed to: 1. WA State Department of Ecology (Olympia) i . ~ ~~'~t v~: ' ' : ' t m~ i , i, • ac~, 3. Spokane County Division of Engineering, Development Services; Bill Hemmings 4. Spokane County Division of Utilities; Jim Red 5. Spokane County Stormwater Utility; Brenda Sims 6. Spokane Regional Healtn District; Steve Halderby 7. Spokane County Air Pollution Control Autliority 8. Fire Protection District No. 1 9. Central Valley Schoot District No. 356 10. Modern Electric 11. Spokane County Division of Building & Planning; .7eff Forry 12. Spokane County Division of Long Range Planning; John Mercer 13. Spokane County Division of Parks, Rec & rair; Steve Horobiowski 14. Spokane Regional Transportation Council; Glen Miles • 15. Spokane Tr•ansit Authority; Christine Fueston 16. WA State Uepartment of Ecology; Heidi Renz 17. Historic Preservation Office; Teresa Brum . r' OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax 477-2243 "ENGINEER'S CONDITIONS OF APPROVAL" PLATS TO: Spokane County Planning Departm nt FROM: Division of Engineering & Roads J DATE: June 10, 1999 J~ PROJECT: KEYSTONE MEADOWS FILE PE-1860-98/ Hearing: 07/21/1999 @10:30 Review Date: 03/05/1999 Revised Plat Map Sponsor/Applicant: ART SHARPE (HIGLEY) . Section Township Range: 22-25-44 Planner: FRANCINE SHAW Technical Review Date: (12/03/1998 @ 1:15) 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. A Professional Engineer, licensed in the State of Washington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater management in Spokane County. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. Following final plat review by the Spokane County Engineer, drainage language will be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with the final plat document. 3. The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance with the accepted road and drainage plans, or all the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation shall be submitted with the proper certification statement. 4. A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. CC: AppliCant ART SHARPE (HIGLEY) Engineer/Surveyor JAMES F BENTHIN Planner FR.ANCINE SHAW Page 2- ` 07/21%1999 03/05/1999 Revised Plat Map 12/03/1998 PE-1860-98 5. If the project is proposed to be developed in phases, a phased road and drainage plan shall be prepared by a licensed Professional Engineer, which clearly shows the phasing of the development. The plan must demonstrate that each phase of the development is in conformance with the applicable Spokane County road and drainage standards, and the Conditions of Approval for the plat as well as any applicable regulations that may apply to this project from any other governmental authority. 6. Construction within the proposed public streets and private road easements shall be performed under the direct supervision of a licensed engineer/surveyor, who shall furnish the County Engineer with "As Built" plans and a certificate in writing that all improvements were installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 7. No construction work is to be performed within the existing or proposed Public right-of-way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 8. All construction within the existing or proposed Public right-of-way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements. construction certification, "As Built" plans and monumenting the street centerlines shall be filed with the County Engineer. 9. The applicant should be advised that individual driveway access permits are required prior to issuance of a building permit for driveway approaches to the County road system. 10. Dedication of 2.5 feet of additional right-of-way along Fourth Avenue. 11. The County Engineer has designated a Collector Arterial Roadway Section for the improvement of Fourth Avenue which is adjacent to the proposed development. This will require the addition of approximately 8.5-10.5 feet of asphalt along the frontage of the development. The construction of curbing and sidewalk is also required. 12. The private roads shall be improved to adopted Spokane County Road and Sewer Standards for private roads. 13. All vested owners shall sign and record private road documents as prescribed by the Spokane County Engineer. These documents shall be reviewed and approved by the Spokane County Engineer prior to recording with the Spokane County Auditor. Recording numbers shall be referenced in the dedicatory language of the plat. Page ~ ' 07/21/1999 03/05/1999 Revised Plat Map 12/03/1998 PE-1860-98 14. That the following statement be placed in the plat dedication: WARNING: Spokane County has no responsibility to build, improve, maintain or other wise service the private roads contained within or providing service to the property described in this plat. By accepting this plat or subsequently by allowing a building permit to be issued on property on a private road, Spokane County assumes no obligation for said private road and the owners hereby acknowledge that the County has no obligation of any kind or nature whatsoever to establish, examine, survey, construct, alter, repair, improve, maintain, provide drainage or snow removal on a private road. This requirement is and shall run with the land and shall be binding upon the owner, their heirs, successors or assigns including the obligation to participate in the maintenance of the private road as provided herein. 15. The proposed plat shall be improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees in new construction. 16. The County Engineer has examined this development proposal and has determined that the impact of this proposal upon the existing County Road System warrants the dedication of additional Right of Way and the roadway improvements herein specified. 17. The County Arterial Road plan identifies South Valley Arterial as a 160 foot Principal Arterial. The existing right of way width of 60 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 45 in width along the South Valley Arterial frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the South Valley Arterial. 18. The County Arterial Road plan identifies Fourth Avenue as a 70 foot Collector Arterial. The existing right of way width of 40 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 12.5 in width along the Fourth Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the Fourth Avenue. 19. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 20. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 21. A traffic distribution study was prepared for this proposal and accepted by the County Engineer. No additional traffic information or mitigation is being required for the proposal at this time. END / MEMORANDUM DATE: May 11, 1999 TO: Scott Engelhard CC: Jay Bonnett, P.E., J.R. Bonnett Engineering hm Francine Shaw, Spokane County Planning ~ FROM: Steve Stairsc s ' i~k SUBJECT: Traffic Distribution Analysis for Keystone Meadows SKK~~OLIRTT (PE-1860-98 & ZE-18-98) I have reviewed the above referenced document and have found the information contained therein to be complete and based on acceptable methods. As discussed in the letter, this project is not expected to degrade the LOS or accident rates at the surrounding intersections. Therefore, I recommend that we accept this distribution letter and allow this project to proceed through the approval process without further traffic study. Should this project be modified to add lots or change uses a new distribution should be provided to determine any additional traffic study requirements. If you have any questions concerning the review of the distribution letter, please feel free to bring them to my attention. / . QccFP` Eb . J.j?.ftoNNETTENGi~'..:-fERiNG . C/VIL & STRUCTURAL ENGINEERING/CONSULTING , 9306 N. NEWPORT HWY SPOKANE, WA. 99218 (509) 468-7626 Traffic Distribution Analysis of Keystone Meadows Development for Art Sharpe Spokane, WA May, 1999 JRBE Job No. 99115.10 WAs , s ~l°t•~u.1 ~rr ~F ~ ~ i ^ M1~~~~J 47~,lZ:v~e_ . : sY ~d~• ~'t.~~j ' ti T Op:A3. Cl - OD JRB , J.R. RoNNETTENGiN~.zjuNG CIVIL & STRUCTURAL ENGINEERING/CONSULTIIVG ~ 9306 N. NEW!'ORT HIGHWAY SPOKANE, WA. 99218 (509) 468-7626 May 5, 1999 Spokane County Engineers W 1026 Broadway Ave Spokane, WA 99260 RE: Keystone Meadows Spokane, WA On behalf of Mr. Art Sharpe, please find attached calculations and sketch diagrams illustrating a brief trip distribution and traffic accident analyses for the above project located near the intersection of 4`h Avenue and McDonald Road. The proposed project is located on vacant land in the northwest quadrant of the intersection. The proposed use for this site is a 21-lot subdivision consisting of single family dwellings. Based on this land use, trip generation characteristics from the Trip Generation Manual, S' Edition were used to estimate the likely number of vehicle trips entering and exiting the site. Vehicle trips due to the proposed project were calculated during the AM & PM peak hours as well as total daily trips on a weekday, Saturday and Sunday. The following table ' summarizes the trip generation analysis per the attached calculations: TriQ Generation Summary Time Period Vehicle Tdps. Entering Exiting AM Peak Hr. 21 5 16 PM Peak Hr. 26 17 9 Average Weekday 246 123 123 . Average Saturday 214 107 107 Average Sunday 184 92 92 Distribution of entering and exiting trips through the nearby public street system is based on the following assumptions and is illustrated by the attached Trip Distribution sketches: 1. Only a small portion of trips generated by this site will be exiting to or entering from areas south of the project. There are some schools located south of the site, but there are few businesses that would generate significant traffic in this direction. Therefore, only 5% are assumed to travel south on McDonald. 2. Sprague Avenue in this area offers a variety of retail and grocery stores for many kinds of shopping. Currently there are 5-6large grocery stores, 4 major retail stores, an office supply store, home improvement stores and many other smaller stores and business between Pines Road and Sullivan Road. In addition, Safeco Insurance has an office facility nearby on Sprague Avenue, which employs several hundred individuals. Tfie many stores and business within this corridor will attract many of the trips generated by this project. It has been assumed that 35% of arriving trips and 50% of departing trips will utilize Sprague Avenue. These percentages may vary on the weekends. 3. The industrial area on Sullivan Road, north of I-90 is a significant destination of trips generated by this project. Many manufacturing and warehouse businesses within the Spokane Industrial Park along with other companies such as Johnson Mathey, Inland Asphalt, Kaiser Aluminum and the Valley Mall, contribute significantly to the traffic in this area. In addition, the Post Falls outlet mall and other new businesses in the Post Falls and Liberty Lake area will also attract vehicular trips from this project. Most of the vehicles traveling to I-90 via Sultivan will use Sprague to avoid a left turn maneuver at 4`h and Sullivan. There will, however, be some drivers that will use 4`h Avenue and turn left on to Sullivan. lt has been assumed that 38% of the trips generated by this project will travel to and from destinations north of I-90 on Sullivan Road and east of Sullivan on I-90. 10% of the trips will travel along 4`''to Sullivan, with 8% going north and 2% going south to Central Valley High School. page 1 . 4. It has been assumed that 35% of the trips generated by this project will travel to the west along 4' Avenue . and north on Pines Road. It is estimated that 10% will travel west on Sprague Avenue and 25% will travel north on Pines to I-90. Please note, many of the trips that are currently assumed to be traveling along Pines and Sullivan will be diverted to Evergreen Road upon completion of the proposed I-90/Evergreen interchange. Rerouting of the these vehicle trips will lessen the unpacts to Pines and Sullivan. 5. As illustrated by the attached Trip Distribution diagrams, it has been assumed that the trip distribution percentages will be the same for vehicles travelling to and from each destination with the following exception: Trips retuming to the site from destinations north of I-90 on Sullivan Road will be distributed differently. It has been assumed that 8% of the departing trips will utilize 4`h Avenue and 30% will utilize Sprague, while 23% of the returning trips will utilize 4' Avenue and 15% will utilize Sprague. Attached are sketches illustrating vehicle trip quantities generated by this project and distributed accordingly. The sketches describe the trips generated during AM peak hour, PM peak hour, average weekday, Saturday and Sunday. Also included within, is a traffic accident analysis at the 4`h & McDonald and 4' & Evergreen intersections, which compares accidents per million entering trips with the acceptable county lunits. It has been demonstrated that the average accident rates for the years of 1996, 1997, and 1998 are below the threshold limit and that additional traffic from the proposed project would not significantly increase these rates. As shown in the attached study, vehicle trips generated by the proposed development should not adversely affect the current traffic patterns of the nearby roadway system. Thank you for your time and consideration with regards to this project. Please contact us if you have any questions or concerns relating to this study. Sincerely, J. R. BONNETT ENGINEERING P-~~A Jay Bonnett, P.E., Principal page 2 ~ cl'7/ IJ i f - 41~y ~ of- ,4 rp ~ w~ ~ Q ~ ~ ' ~ ' ise Q LAF ~ ER1~C~ v ry'"w~►." ~r`~'~'~'i, ` V U A Q N~~~ ►ltaP ~r~ t ~ M►►~ ' ~,~w~~'.. ~t- 000000 ~ ~vR .A.Ve t 1 ~ ~ 80r7tt~ p tL rA w~r COO,~ 9 ' ow ws+' ~ ~ ~ ~ 14 a ~ ~ z ~ 7fc ~ ro x• ~v~'~ ~ ~ w~, ~ i~! ."v ~ $ ISt / iTe 1M6 ~ gr'A tta 0 ~ Cvr~ VSi ~ ~ os1 ~ ~+p ~ur.~~ ~ ~ d ~ & ~ ~ ~ ~ {p a 'k WKOA 21 = rt~ ~ ~ g . *27 ~ ~ ~ ~ ~ a y . tucM ~ a n ~ rsm o s~ 3c ~ ~ ~ ,wo+~+c ~ w ~ ~ ~ ~ ti~+, ~ N /►V~ ~ VE a ~ • 1. d, lblrs ~ t ~ EYam Ge~a~t ~ 3 @ sp ~ ~ ~ ~,p SeN ~n T~~ 1 tiQ t ~ a~ ~ T~ S ~ , ~ , • ~ ~ i ~ ' R D RIG --W Y SPOKANE COUNT ~ 80 RAIG OA HT OF A ~n /N, JA 9 y _ , , o . PRELIMINARY PLAT ~ ~ 'FD 3/4 , `°'i4• `°'i4• AND ZONE RECLASSIFICATION - I PIPE I.PIPE W~ I.PIPE I U Z FROM UR-3.5 TO UR-7 15' NNRE AWISITION Af~A ~ ~ z F N ~ _ ~ar . ~a~ W~ . ~ OF _ _ _ , _ . _ , . . _ . - . • REPLAT OF A PORTION zo' TYPE III LANDSCAPE TRACT 184, OPPORTUNITY. e 0 ~ - FEBRUARY 9, 199 ' ^ ~ r ~T . ~ , ~ ~ ~ ~ I OFFICIAL COI~'TACf: I I I I m g ~ PROPOSED 6,0' g ~ ° ri I SIIE OBSq1R(NC NaME: ART SHARPE . ~ ~ m ~ I I n n I I G B~ ADDftES : 12929 EAST SPRAGUE AVE. I s ° 1 I I 2 3 4 ~ ~ b v SPOKANE, wa 992ts ~ o~ ~ J PHONE: 928 1991(0) 994-3690(C) ~L _ - - - - - - - - - - - - - ~ ° ~ 25' FRaNT SETBACK 30 I ~ . ~ p~ ~ ~~ti~ a' PROP05ED ~r~ n.oo' .zoo' raaa' ' ss.ao' &~~n~ ~ I VICINITY MAP N.T,S. wuES iYPICAI ' _ JA0°' _ _ +}z~' _ ~~oo' i se.oo' 7,ONINC DATA: 5 ( ~ E7tlSTING ZONE ~ PROPOSED ZONE ~ ACRES OR Sfl.FT Y MAP N.T.S. ea~. SECOND eS,~~ LANE }9,00~ uao' I ~ • R:` UR-3.5 ~ ue-7 ~ 4.a aCRES ~ r. ~'1 BUILDINC INFORMATION: ~ ' 25 fRONT SEiBAd( ~ ~ 5 m , PERCENT OF BUILDING COVERACE ~5pp gQ,FT OF EACH LOT . ; - 1 ~ o BUILOING USE(S) SINCLE fAMILY 0'hEWNG/ GARAGE . r ~1 i ~ 1 0 ~A~E ~ SPRACUE _ ; ~ ~ q ~ ~ I.ANDSCAPED AREAS 13,000 SQ.FT PER CH. 14,806 ~ ; ~I I ~ ~ ~ I ~ ~ o g ~ I I h 1YPF dF tANOSCAPING tYPE III PER CH, 14.806 , , f1~ i i y r SITE , ,I 8 V 8 I I ~ ~ iappp~ a N0. PARKING SPACES REOUIRED 42 n ~ iITE ° X` o - . I g ~ i cv • , I G I I ~ ~ P E R C E N T O F O P E N S P A C E 2 5 0 0 - 3 5 0 0 S F T. P E R L O T _ a 1 p 2 3 ( ~ , y ~ ~ I _ ~ B111LDINC SEiBACKS 25 FRU'7T/FLANNINC, 15' REAR, N ~ ~ I ~ ~ I ~ 5' PER STORY EApi SIOE i 4TH AVE. ~ / an+ nve. ---J ~ ~ ~ ~ ~ L-----•------ , g , 6 ~ . ~ ~ ~ 15' REAR S~iHAd( e~.oa' I e m ~ I ~ I ~ 74 51' 65A0 ~ ~ o ~ I Q 69.00' BJ.00' 1 ~ N - _ ~ n I. I ~ ~ W ~J 15' RE14R SETBAd( ~ ~ z _ _ _ ~ Z I ~ a - - - - - - - - ~ ~ I, ~ i~~, ~ D~ LEGAL DESCRIPTIONS: r „ ~ W ~ ~ ~ 1 ^ ~ C T r ~ g~, iQ ~ ~ ti . ~ ~ , I W v a Q IEGAL DESCRIPIION; Per Slotutory worronly Deed $9211230566 ti ~ r ~ ~ I I I ~ ~ I I ~ v Q~ Poreel 'A' ~ ~ I I ~ I ~S ~~.s..~ g ~ G ~ I ~ t ~ Q ~ The West 100 teet of the Eo~t Halt of the Wes1 Hall ot Troct 1B4 01 ~ ~ I I _ . I ~ L - Q' ' I I ~ I vl I I ~ I Opportunity, as pa pbt recarded in Volume 'K' ot plots, paqe 20; ~ 6 ~ ~ ~ 5 ~ 4 ~ ~ ~ x h ai n lhereoi fnduded in lhe ri t-al-wo deed to the ~ Q N ~ $ ~ e cept t at p b 9h Y I I . I o ~ 4 ~ I I ~ Idoho one western Roilwoy Compcny «eorded on Apri 29; 19t0 under SITE DATA. UR-3.5 I I $ $ I I' m I ~ ~ ~ 4 I I Recording No. 2~9064; slluate in tho Canty o( Spokana, Staie af C " I I i I Woehin ton. NUMBER Of LOT$ i o. W ~I I 9 UR-7 TONY J. HIGLEY L_ ~ I~ I z ~ ~ EXISTINC ZONINC UI ~ 1 ~ T A d I I ~ A Parcel 'B~ ' 2$ iR~N $ETB p( a ~ F„~ I The Easl 85.54 fcel of the West Hdf ol the West Nolf of Troct 194 PROPOSED ZONING UI 4.4 ACRES 1~ ' of Opportunily, as per plot thereof rccnrded in Valume 1C' 01 plols, r-----~ p~ J~ ~'p' ~ Y ~ ~ ~ Q poge 20; except thot portion thereof included in lhe right-of-woy DEVELOPER Ti 6,000 S.F. ~ I y,~pp~ B I si o0' J9.oo' `t ~ ~ deeC to the Idoho ond Western Railwoy Company recwded on Apr~ / T O I I< ~ 2 9, 1 9 1 0 u n d e r R e c a r d l n N o. 2 7 9 0 6 4; s i l u a t e i n t h e C a n l y o f SITE AREA 4, I ~ 9 ~ t~. 0 3' 8 1.~ p~ , R E M O Y E~ ~ N Q y _ ~ Q S p O k o n e, S t a t e o f W a s ~ i n g t 0 MINIAlUM LOT SIZE 6, 65' PUBUC • i - I bS ~ ~ LANE ~ ~ a ~ , T H I R D l _ g ~ T Y P I C A L ~ R O N T A G E s~ ~,Qy as.oo' R; m I ~ I~ S ~ ~ ALS O L E GAL DE S C RIPTI ON: Per S lo tu tory warcon ty Dee d g 4 2 3 7 3 4 6 PiIBUC / ~I 2~ ~ ~rc I "u WAlER Pi ~ - e. z ' L--- - ~ i// l ~ W ~ TAe Eost Hal( ol the Wcsl Holf; Except the 'Nest 1p0 feet Ihereoh, ~ I. I• H If Erce t lh Ens 85 feet thereo}; S E W E R W ~ w q~ I n ond the West Half ot the Eosi o, p e t , 1 I W ~ N ' ol Troct 194 0l Opporlunily, oe per plot lhereof recaCed in Volume r - - _ - - - - - - - - i I ioDOC ~ 'K° of plots, Pcqe 20; I I ~ i 1 r roilroad ri ht-ol-wo 25~ iRONT $E16A~K ~ Excepl the Hath 60 faet fo o g y, r ~ ~ F ~ I I siluole in the County of SpoNane, Slote ot Nbshmqton, I ~ ti N I O ~ ~ . , a o~ ~ ~ s o I - I. ~ ~ ' a~ ' I n 1 2 3 i~ ~I ~ o~ ~ I m 4 ~ FB ~ m ~ 9 w ~ ~ i ^ ~ i ~ ~ ~ ~ ~ t • ~ . ~ i ~ ~ ._',L_-_-____-__--_-J ~ ~ P.L.S. 019315 ti 13315 511E OBSCURINC 1~ REM SETBACK PORiION TO ~ m I g rBE REMDVED I i I ~ ~~0 se,ss' 6500' I ~S.ao' , ~ I■ JAEfES F. BENTHIN, P.L.S. /19S15 ~ cxPtKs 3/'5/2000 ~ ea2s' raor i- ~ 15' REAR SETBACK a 15' REAR SETBACK ~ z I I I-99 - ~ ~ r ~ ~ W z , r / ~ N ~ W ~ a il ~ ~ I ~ I ~ / ' JAMES F. BerrrHia+ & AssocinTes A R A C~ ~ w w m I I I ~ ~ Po N T O A T E: 0 2' O A- 9 9 / i OWLTE PROiES90NAL LAnD ,7JRYEYINC SERNCf.S (509) 325-4529 (iiUt) 525-4520 - - - - - M~:n r~r ~ ~ 3 r I b ~ 5 v o ~j ~ R / JA N E S F. B E N T H I ~ p~ ~ o~ HOUSE ~o ~ m I ~ ~ ~ I ~ aa~cuh v~aes~au u,~ I y 4 ~ soe ur~sr~ ~ I I ( ? ~ ~ ~ ~ ~ iao~ M. .tunnc sinm ~ 5R L-- " , I Z~~~~ ~ I 5~~ ~ 30' SECf10N: TOY~NSNIP• RANI;E 20' TYPE Ill LANOSCAPE ~ 20' TYPE III IANDSCAPE DwrISHIP• RANGE 22 25 44 ~rti ' ~ 10' UTILITY EA~99NT a~ 10' U11U~~EB,ASEMENT ~ Bo.92' 25 44 Sw g~~ ~ A 15TI A A 0~'~~~5: kiFNT.• ART SHARPE I asan s ~ ~2.5' fUiURE cou ora RE GRAPH1C SCALE NAME: ART $HARPE SHARPE I pRa ImvC n'a 98655Hf7P • 0 ' ~i m o a p ~m APaur1 Br. $AO I p?C ~ ' 4 , FD 3/4' ~ pDORESS 12929 EAST SPRACUE AVE. ~ FD 3/4' IRftICAT10N VALVE ICAiED ROW ~~~2 I.PIPE , 5P6KANE. WA. 99216 nA~• 08-i1-98 ~to SAD I artcxEO e r ✓FB -1I-98 ( mm eoar F/L£ a I,PIPE SMUT OFF 2•5' DED ~ P~PE ~ I N 4TH A E. I _ _ _ _ _ - - - - - - y - - ( ~ P~ ~ NAME: DELMER P, CASTIE 5+!EfI 1 p~ 1 I ~ ~ pr 1 I.eoa No.: 9,g-65 ~ lnch . 90 tL ADDRESS: 12915 EAST 4TH A~E pR(UMWMY PL SPOKANE, WA 49216 S}IARPB PRO PR£UMWARY PLAY SI-IARPE PROF'ERTY $pp(AN£ Cd1NTY. WA $pQ1(AHE COUNTY. WASNINCiON . I v . I/9y TRIP RAT ON GEmNE . ~ ; . ~ - An Informational Repart • Sth Edition . • ■ . INSTITUTE UF TRANSPORTATION ENGINEERS ► ~ • ' - - - . - - Ios /U , , J.R. BONNETT ENGINEERING ~f ' y- 9306 North Newport Highway SHEET NO. oF • SPOKANE, WA 99218 CALCULATED BY DATE TEL: (509) 468-7626 ~ F~: (509) 468-7534 CHECKED BY OATE SCALE Trip Generation - Vehicle Trip Ends vs. Dwelling Units Land Use 210: Single Family Detached Housing . Number of Units = 21 UDits , Average Weekday Trips Ln(1) _ .921 * Ln(x) + 2.698 T= 246 Trips 11.71 trips/unit 50% Entering 123 Trips { 50% Exiting 123 Ttips Weekday A.M. Peak Hour Trips (Between 7 8c 9 A.M.) , Ln(T) _ .867 * Ln(x) +.398 , T= 21 Trips 0.99 trips/unit . 26% Entering 5 Trips 74% Elciting 16 Trips Weekday P.M. Peak Hour Trips (Between 4& 6 P.M.) . Ln('T) _ .902 * Ln(x) + .528 = `~L - T= 26 Trips 1.26 trips/unit ~ • • 5 ~ 65% Entering 17 Trips 35% Eaciting 9 Trips , Average Saturday Trips Rate = 10.19 per unit T = 214 Trips ' 50% Entering 107 Trips 50% Exiting 107 Trips ~ Average Sunday Trips ' R.ate = 8.78 per unit ' T = 184 Trips 50% Entering 92 Trips 50% Exiting 92 Ttips ' . ' nar2ae,..~...•az•_.r.•r.. rvr . .e.~.m~a~.• :~•~aait.:.sur.•v:eu' M.'~F'iFYG "MV~t.,.. ,.m'~/J..._~_~ _~~lcWhGi.TY:sr»iMT•a~1w6~'<t.V.Y4fYfutuT. a. h uaa~~s...~~✓~W~Y~-~tVr...w-ti~f - ~ ~~.~~._'*L[..V~~V:•~y, aF.V • . JoB ~ J.R. BONNETT ENGINEERING , SHEET NO. ~ OF 9306 North Newport Highway 3/99 ~ SPOKANE, WA 99218 CAICULATEO BY J~ oA~ ~ TEL: (509) 468-7626 CHECKED BY DATE FAX: (509) 468-7534 - SCALE • ~ . ~ ~ . ~ . ~ a ~ ~ ~0 Zta YhISS\or1 • ` ~ r3R-oo►~wn~ 3~~, . . p7. . (rv 5~0 441 , . s99AA aE- . ~ 357• ~ ~ s~"~` . . 4 ~ r . . . N ~ , ~ . . ~ ~ . • . , ~a~ To SroRh ~ (31t11JEtsej u►J SPr~,ub ~ ~ . ~ • ' ~ ~ " . _ Zo? To SPa rltiJ¢ ( W 6,7 2~?, T-o SPoK.A-►a- j:,.,r)a(rRl*A-L PaQ-K ~ ) l4qlsee 0IiLT-}}- oF L-5v - i 3'o To Po ST F*,w-s (&MT) ~ To SCNooLr, SoaT~} of 471 AJt- . . , , . • ~ ~ . . ?~Y.,._u . ' -s. ~ ~ . _ _z r.« .•r~ w..:•'s' '•v + • • " : _~i.~aa ~.-i. ~r ._za~ >a: an .s ( r_-Q:: c~.r~..~aa:cawr.c--.- x- ...;:w ~u :r.u-ns~roi<-..uwwc:~i~a.~aua~.y+ a. . .~_i... .........,y._,._. a~ v. . .r_~._ :.-.na. ~ JOe 9 9 ~ o J.R. BONNETT ENGINEERING f oF ~ ssos North Newport Hignway SHEET NO. SPOKANE, WA 99218 CALCULATED BY J~ oA~ 3~5g r ~ TEL: (509) 468'7626 CHECKED BY DATE FAX: (509) 468-7534 ~ SCALE • ~ . • ~ ~ ~ • ~ ~ ~a-oanwr~ ~ ' . , . M ~ . SP~A~ a E ,q,) /o ~ ~ ~ , 16.~ S - ~ - ~ 4 rV 3S~, nv • . ~ 5~~~'Y~F~~ • ~ . - oe;c,►tl _ ~ • ~E~T i a P~-r10 nl d~- T~r ~S ~x 1 T"1 r.1 t~ . T2iP Dt~-~.~guric~ - £4T&Ra~1~ SrnG Si rE ~x c.r PT ~o c~ S L T(~ A i o ~l S~ ~~-~.1, ►~o RL` T~R-i Ps p1~-E f~~ ST, . o1-J 4 r!~ , . . . , ,d . . , . . . ~xx,-..~ . ♦ •-:-n2~'l~•~rc~I~•l~l~ri ~ T 4 ••...V.F ~.Ni~.'LC~.~f:• :4'CJS♦LCl". ~^TJJ'~xiC.£V.f:~~.~1 ..-Y~`an1TYl'~..P~o:l'M~+ei'~M.... ~ •F^SWw~. ~Yt,.~_• w~ . . at.. . ~...~vi"4.C:.~Gii.t•i ...Cr 1 c~ ' - Y C• ~ JaB 99 0 ~ J.R. BONNETT ENGINEERING ~ . ~ 9306 North Newport Highway SHEET NO. OF SPOKANE, WA 99218 CALCULATED BY DATE r TEL: (509) 468-7626 CNECKED BY oATE FAX: (509) 468-7534 ~ scALE . , . . ~ ~ , . ~ • r3RoA~~ . . A 4 rV - 5 2 . , • ~ ( ~ ~ ~ . ~ J r'~ ~►~n ~-~'1 - S TR~ PS To Tf-L- - , . 0A. 1 sf~-K, 4r v R-~ ~ S J' . C~a ~ To ~r►-o ~ o S t-~ ~R-o ~CGT . / • , . . , . . . .i : ~ ' nl~ ~ • t.,. _~i'~~.'~uc.L•~.-1•S a ~ ~ ' _.A f 1 . f. ~v.~a.~ Xa~l'~~:1 ILifTlif! ✓'°_i`~'tY.ib+.._~..,..tK} _~~_.<21^3Yt~Y~.:aMS~t'i4T ~Y_V\ZYY~/~f~~.~eS~ d o.T~V . T r ~vY.w ~ ~t. a♦ ♦ ~ 9 9 //S 10 J.R. BONNETT ENGINEERING JOe ~ 9306 Nortfi Newport Hi9hway SHEET NO. ~ oF ~jQ 3 SPOKANE, WA 99218 CALCULATED BY OATE ~ TEL: (509) 468-7626 FAX: (509) 458-7534 CHECKED BY DATE SCALE ~ . ~ ~ , • - / Z~ ~ ~1SS10a • , ~ Z ~ • ~3Roanw~ ~ - ~O ~ S~waE *L ~ 4rV . 4 . , . ~ ~ e ~ g . S~ - . , , ( p -ro P"Poso (l?Wstc.r) , . . . ~ . . - . . . . - ..r.n.ws - ~ ~ . .4s.~._•.~.u sn. _ . _ ..e~~.i.~ a. ~cu.r ~ . . : ass ' " . . i a _ '~<~K51: -~•F'B~3_fC~»+i.~V .Ei4Y~l/TJ~:Sb~~i~KYLlF.S~~: ~....__,.___:Vti'.~Ki:+4+~AY4•e.~.~.nui/r:. v°~ ~ J.R. BONNETT ENGINEERING j°B 99 //~;10 9306 North Newport Highway SHEET NO. ~ oF SPOKANE, WA 99218 CALCULATED BY DATE 3~~1 q TEL: (509) 468-7626 ' FAX: (509) 46&7534 CHECKED BY DATE SCALE d ~ . ~b ~ • A Si ~ . ~ , 31 . rb ~ ~ t3V4 a4.) w" 41 - X31 ~ 6 s I L 3~ ~d . ~ , • ~ :1 ~ ~ bl . 1 4 rv ~ . , , , ~ . • ~ ~ ~ • or ~ 3 p ~ - ~ F . S vw..•n.,~.`1 . - . , I 23 '(M P S To rati ~ Alee,A6& (D\At- TD ~ .v~..ac.aw i•,.. c.~ _n I 'Ct9YJ.•~leSN.=T~O~•~•f~+.R •_^1~~11 'lf . ~.~qr2.!• ~.."'eK.'4tG'fatlrt+b Y.c~~'.rcwruacss:enn~r.o--a~s• v.-.,__. :.u.a~:oat.Rr+wnrcm.....__'_.s+ .a~ • r. .a..:v..~..,~u..~.~...ruw~.~cn•-w.~ r~n.~.•.•~~v.•. .~ar~. ~ JoB 9 9 //S,10 ~ ~ J.R. BONNETT ENGINEERING ~ 9306 North Newport Highway sH~Er nco. oF SPOKANE, WA 99218 CAICULATED 8Y DATE r TEL: (509) 468-7626 F~: (509) 46&7534 CHECKED BY DATE SCALE . ~ ~ • Cll ' N • ~ . w~~SS~~~~ • ~ h>_Woai~wr~ , ~ ~ , ~r - 3 ~ . . . . . ~0 77 t Z~ ~ - Zti ~ 43 4 TV _ -~~-Ir A . , _ . -7 3 ~ ~ ~ ~u FA,►A*" : . , ~ ~ t3 -fia rr~~ T~►2-+ ~s - ~v~=~,~ ~~x~~ r~-► ~°.s- f (Dj&- Ta Ptio,poe.~.b Pr~ ~ E~r . ~ •.A ~.CII:lN.^}~^..~rta„ " k-.a_d/'L'w~~1etl~af.•.•~~.4s~~. s~.li~l-^~..FG~F~ .VtK•y~~'.:.iMCi't~r't^LlRBUrT~.I'!~L :'iLtM1[S'9l••~w-~~l~CV«[.«71:A:t.l➢f'I~M_•• VitYiiS~WLLIRGInLCG iaCt'Vf+.•.'vF.i. ..1a~ctA~YCGMwMlWif00m`~~~G~ JOe 99 I o ~ J.R. BONNETT ENGfNEERING SHEET NO. OF ~ 9306 North Newport Highway SQOKANE, WA 99218 cALcuLATEo sY OATE 3f `7 g r TEL: (509) 468-7626 CHECKED BY DATE FAX: (509) 458-7534 SCALE ~ . . ~ . Z~ . ° . : . . . ~ . - r ~ ' w~~sSt~rJ . , . - h,a^ownw+~ , . . ~ . . 41 Z6 b t I 3~ ~ . S~ _ ~ " • , 3l i1 Z c y„~ ~ ~ , K • n . N ~ . . ! 07 i a~PS vrPe- ~ . y flV s1l.1 T' t Tb / . , r , • a . . . , • . . . ; t. ~ . ar~ N.L'o- . ♦ asr:r.s•r•• :.--,.~:.•••rr :r~.t~'n.: '.r-scxs.:_~acwu_x~ .xc<va'-.+a.rouwa~....+rv~r"w ..e~c~o~+~rn.~a~co=u~euwaseurrrz. i ~a. ~ JOe 99 I o , J.R. BONNETT ENGINEERING SHEET NO. ' Z OF 9306 North Newport Highway G~ SPOKANE, WA 99218 CALCULATED BY DATE r TEL: (509) 468-7626 F~(: (509) 468-7J~~ CHECKED BY DATE SCALE • ~ . . ~ ~ 1 y1 . V . . 21 ~ . , . ~ . 4 - • ~jRAA~i~WM~ 44 2~ . ~ ~ ~ d~' S,-.,~ ~ ~ 3-► + 4 ' "'7 ' 4 • ~ - 3, 37 )7- )01 1'M'PS T--a rtm.. ~ e l (DQkL Tb fn-oeosLL-b ao I tc.r) . . ...............t..~...- , . . , . ' J. R. BON JoB NETT ENGINEERING SHEET NO. )3 oF ~ 9306 North Newport Highway ~ SPOKANE, WA 99218 CALCULATED BY DATE • 'TEL: (509) 468-7626 ~ FAX: (509) 468-7534 CHECKED 8Y DATE . SCALE Traffic accidents per million arrivals 4th & Evergreen Total # vehicles = 17763 trips/day ' Arriving vehicles = Totalf2 = 8881.5 trips/day , = 0.0089 million trips/day Traffic Accident History: , Year Accidents 1996 4 accidents/yr , 1997 1 accidents/yr , 1998 7 accidentsJyr Average 4.0 accidents/yr Average Daily Accidents = 0.0110 accidents/day Accidents per million ratio = 1.23 Ratio below threshold limit - O.K. , 4th & McDonatd 4 Total # vehicles = 17516 trips/day : Arriving vehicles = Total%2 = 8758.0 trips/day f- = 0.0088 million trips/day ' Traffic Accident History: ~ Year Accidents . 1996 7 accidents/yr 1997 3 accidents/yr 1998 1 accidents/yr Average 3.7 accidents/yr t Average Daily Accidents = 0.0100 accidentsJday Accidents per million ratio = 1.15 Ratio below threshold li.mit - O.K. Summary Accident ratios for both intersections are below the Spokaae County's acceptable tlueshold limit of 2.0. It is estimated that the proposed project will contibute an additiona180 arriving trips to 4th & McDonald and 31 arriving trips to 4th & Evergreen, whicb corresponds to a respective .5% and .2% potential increase in accidents. Accidents per million trips for these two intersections would still be well below the acceptable limits. -,,,l .F~-, - , j4/28/99 08:28 '8'509 3243478 COUNTY ENGINEERS ~ (~002 Qf~lllJilU . F- 9 Spokane County Engineers % Traffic Accident History 1 PJ6 'nt4 S p►J Ly McDonald Rd & 4th Ave 1996-1998 • i Rd Road N3me..... M.P... Date....... Time Locafion Coflision Type.... Severity.. 1996 02907 MCDONALD RD 1.240 01 JAN 1996 0235 'at 4TH AV COLL W FIXEI7 OBJ PROP DAMAG 02907 MCDONALD RD 1.240 26 FEB 1996 1355 at 4TH AV VEHNEH ENT ANGLE PERS INJUR 02907 MCDONALD RD 1.240 18 MAR 1886 0815 at 4TH AV VEHNEH ENT ANGLE PERS INJUR 1)2907 MCDONALD RD 1.240 21 MAY 1996 1720 at 4TH AV VEHNEH EIdT ANGLE PROP DAMAG 02907 MCOONALD RD 1.240 14 DEC 1996 0950 at dTH AV SM DIR/1 LFT 1 ST PERS INJUR 02907 MCDONALD RD 1.240 15 DEC 1998 1945 at 4TH AV VEHNEH ENT ANGLE PROP DAMAG 02907 MCDONAID RD 1.240 24 DEC 1996 1500 at 4TH AV VEHNEH 8NT ANGLE PROP DAMAG 199? . 02907 MCDOrvALD RD 1.240 23 JUN 1997 -1435 et 4TH AV VEHNEH ENT ANGLE PERS INJUR 02907 MCDONALD RD 1.240 12 OC71997 1304 at 4TH AV SM DIRl1 L.FT 1 ST PERS iNJUR 02907 MCDONALD RD 1.240 15 OGT 1997 1045 at 4TW AV SM DIR/REAREND PROP DAMAC 1998 02907 MCDONALD RD 1.240 07 JAPI 1998 1550 at 4TH AV SM DIR/1 LFT 1 ST PROP DAMAG Spokane County Engineers Yraffic Accidenl History Evergreen Rd & 4th Ave 1996-1998 1996 09170 EVERGREEN RD 1.760 13 MAY 1996 1245 at 4TH AV SM DiR/1 I_FT 1 ST PROP DAMAG 01170 EVERGREEN RD 1.760 15 JUL 1998 1530 at 4TN AV VEHNEM EIVT ANCiLE PROP DAMAG 01170 EVEaGREEN RD 1.760 13 DEC 1996 0730 at 4TH AV VEHNEH lz-NT ANGLE PROP DAMAG 06045 4TH AVE 2.650 26 JUN 1996 0142 al EVERGREEN RD COLL W FIXED OBJ PERS INJUR 1997 01170 EVERGRE~EN RD 1.760 21 MAY 1997 1000 at 4TH AV VEHNEH ENT ANC3LE PERS INJUR 1998 01170 EVERGREEN RD 1.760 18 MAR 1998 1215 at 4TH AV VEHNEFi ENT ANGLE PROP DAMAG 01170 EVERGREEN RD 1.760 07 APR 1998 1610 at 4TH AV VEMNEH ENT ANGLE PERS INJUR 01170 EVERGREEN RD 1.760 23 APR 1998 2935 at 4TH AV VEHNEH ENT ANGLE PERS INJUR 01170 EVERGREEN RD 1.760 24 JUL 1998 1623 at 4TH AV VEHNEH ENT ANGLE PROP DAMAG 01170 EVERGREF-N RD 'f.760 02 SEP 1998 1825 at4TN AV VEH/VEH ENTANGLE PERS INJIJR 01170 EVERCREEN RD 1.760 19 DEC 1998 1030 at 4TH AV SM DIRJ1 LFT 1 ST PROP DAMAG 06045 4TH AVE 1.760 26 APR 1998 1300 at EVERGREEfV RD VEHNEH ENT ANGLE PERS INJUR . ~ c. Kimball, Sandy From: Hemmings, Bill Sent: Friday, March 05, 1999 8:36 AM To: Shaw, Francine; Hemmings, Bill Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine; Sims, Brenda Subject: RE: P-1860/ZE-18-98 - Keystone Meadows 3-5-99 I have the following revised conditions of approval: I recommend the following conditions of approval: • A Professional Engineer, licensed in the State of Wasbington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater management in Spokane County. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. Following final plat review by the Spokane County Engineer, drainage language will be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with t6e final plat document. • The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance witb the accepted road and drainage plans, or all the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation shall be submitted with the proper certification statement. • A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. • If the project is proposed to be developed in phases, a phased road and drainage plan shall be prepared by a licensed Professional Engineer, which clearly shows the phasing of the development. The plaa must demonstrate that each phase of t6e development is in conformance with the applicable Spokane County road and drainage standards, and the Conditions of Approval for the plat as well as any applicable regulations that may apply to this project from any other governmeDtal authority. From: Hemmings, Bill Sent: Monday, November 16, 1998 2:01 PM To: Shaw, Francine Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine; Sims, Brenda Subject: P-1860/ZE-18-98 - Keystone Meadows November 16, 1998 I received the above referenced application on Nov. 16, 1998. This project lies in an area of approved soils so a concept drainage plan is not required. I have no knowledge of any critical areas on this site. I consider this application to be technically complete. Page 1 r A ~ ~ I recommend the following conditions of approval: • A Professional Engineer, licensed in tbe State of Washington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater management in Spokaae County. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. • The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance witb the accepted road and drainage plaos, or all the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all constructioo documentation sball be submitted with the proper certification statement. • A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. Page 2 • • • County Public Works, Transportation • ' • ' • D • o County • • Memo To: FRANCINE SHAW,.,, ~ From: Scott Engelhard ' Applicant: ART SHARPE (HIGLEY) Date: March 4, 1999 Project Name KEYSTONE MEADOWS PE-1860-98 S-T-RQ 22-25-44 RE: 03/05/1999 Revised Plat Map 12/03/1998 We are in receipt of the revised preliminary plat. We still have not conducted a scoping meeting for the traffic study requested for this proposal. This proposal is still technically incomplete. .r ~ i ~ S v O K A N E 3 0 Ii C O U N T Y BUTLDWG AND PLANNING • A DMSION OF THE PUBI.IC WORKS DEPARTMEM JAMFS L. MANSON, C.B.O., DIRECTOR DErnvrs M. Scorr, P.E., DIRECTOR MEMORANDUM TO: ,~S~pokane C~unt►}! ~sion o-nginee_r~i1 n.g; Pa1t '►irpe c/o S.and►y Kiball Spokane County Division of Engineering; Engineering Services, Bill Hemmings Spokane County Division of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sims Division of Long Range Planning, John Mercer Spokane Regional Health District; Steve Holderby Spokane County Parks, Recreation & Fair; Steve Horobiowski Spokane County Air Pollution Control Authori:y, Chuck Studer Spokane Regional Transportation Cauncil; Glen Miles Spokane Transit Authority; Christine Fueston Central Valley School District No. 356 Spokane County Fire District No. 1 Modern Electric Water Company FROM: Francine Shaw, Senior Planner ~ DATE: February 19, 1999 RE: Revised Preliminary Plat Map for Keystone Meadows; PE-1 860-98/ZE-1 8-98 Please review the attached revised preliminary plat map for the above-referenced project. This revised map is to replace the map that was circulated to your agency on November 13. 1998. Please note the following revisions and additions: provisions of dimension of the 4th Avenue right-of-way, increased building setback along 4th Avenue, reduction of building setback adjacent to the proposed South Valley Couplet, illustration of required landscaping strips, required fencing, bio-filtration swales, and revised "turn-arounds" at the terminus of proposed Second and Third Lane. Please provide any comments you may have to If you have any questions or concerns, you may call me at 477-3675, extension 218. wc c: Tony J. Higley, Owner Art Sharpe, Agent, 12929 E. Sprague, Spokane, WA 99216 James Benthin, Surveyor, 1004 N. Atlantic, Spokane, WA 99201 . 1026 WEsr BxoAuvvAY AvENTt1E • SPoKatvE, WAswNGTON 99260 PNOtvr: (509) 456-3675 • Fax: (509) 4564703 TDD: (509) 324-3166 y p• . County Public Works, Transportation • • Sections 1 • o County • • Memo To: Spokane County Building and Planning Planner: FRANCINE SHAW / , From: Scott Engelhard, Transportation Engineering SP & DES Coordinator ~ Subject: PE-1860-98 KEYSTONE MEADOWS Technical Review Date: 12/03/1998 @ 1:15 Applicant: ART SHARPE (HIGLEY) Date: December 11, 1998 RE: Technical Review After review of, PE-1860-98 KEYSTONE MEADOWS Spokane County Transportation Engineering Section is requesting additional traffic information. Once a determination of Counter Complete status by the Planning Department has been made, please suspend the Technical Completeness Review for this project until such time as additional information is submitted and reviewed. The requested information is a traffic analysis scoped by Spokane County Engineers. I have prepared preliminary conditions so that the applicant can make revisions to the site plan. These conditions only preliminary and may be modified or changed based upon the conclusions of the traffic study. If you have any questions you can reach me at 456-3600. 4 OFFICE QF THE SPOKANE COU'1V'T'Y ENCYNEER 1026 W Broadway Ave, Spokane,WA 99260-0170 (509)456-3600 Fax 324-3475 "ENGIIVEER.'S CONDITIONS OF APPR.OVAL" TR-PLATS TC}: Spak-ane Caunty BuiZding and Plaxv2ing Departmer~t FRO1VT: Divisian of Engineering & Roads DATE: December 11, 1 99S PROJECT: KEYSTONE MLEADOWS FrLE PE-1860-98 / ) x~ari-ng Date: @ ~ Review Date SponsorlApplicant: ART SHARP~ ~GLEY) Section Tawnship Range: 22-25-44 Flanner: FRAN'CI1VE SHAW TechnicallRevxew Date: (1210311998 a) 1:15) The Spakane County Engineering Department has reviewed the abave referenced applicat-ion. 'Z'he fallawing "Concli-tions ofAppraval" are submitted ta the Spokane County Planning Department for inclusio,n in t,he "Find.ings ofFact, Conclusians and Ord,erlDecision" should the request be appraved. 1. That conditional approval of the plat by the County Engineer is given subj ect to dedication of right-of-way and approval of the raad system as indicated in the preliminary p1at of record. 2. A Professional Engineer, licensed in the State of Washingtonf shall submit final road and drainage plans, a drainage rep4rt and calculations that canform to all current standards and laws governing stormwater management in Spakane County. Final drainage plans and a drainage report shall receive the CQUnty Engineer' s acceptance pricr to release of aconstruction Qr building permitf or approval of the land actian. 3. The stormwater managerrtent systems and roads for this plat shall be constructed and certified ta be constructed in accordance with the aecepted road and drainage plans, or all the required imprvvements must be bonded for in accordance with Spokane Gounty r~gulations, prior to the recording af the final plat. Record drawings and a11 cvnstruction documentation shall be submitted with the proper certification statement. 4. A band for the anticipated engineering inspection and certification portion of the project shali he posted wi'th the County Engineer prior to plan acceptance. ~ CC: Applicant ART SHARPE (HYGLEY) Engineer/SurveyOr ART SHARPE (HIGLEY) P].anner FRANCYNE SHF4W ~ Page 3 12/03/1998 PE-1860-98 5. Construction within the proposed public streets and private road easements shall be performed under the direct supervision of a licensed engineer/surveyor, who shall furnish the County Engineer with "As Built" plans and a certificate in writing that all improvements were installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 6. No construction work is to be performed within the existing or proposed Public right-of-way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 7. All construction within the existing or proposed Public right-of-way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements. construction certification, "As Built" plans and monumenting the street centerlines shall be filed with the County Engineer. 8. The applicant should be advised that individual driveway access permits are required prior to issuance of a building permit for driveway approaches to the County road system. 9. Dedication of 2.5 feet of additional right-of-way along Eourth Avenue. 10. The County Engineer has designated a Collector Arterial Roadway Section for the improvement of Fourth Avenue which is adjacent to the proposed development. This will require the addition of approximately 8.5-10.5 feet of asphalt along the frontage of the development. The construction of curbing and sidewalk is also required. 11. The private roads shall be improved to adopted Spokane County Road and Sewer Standards for private roads. 12. All vested owners shall sign and record private road documents as prescribed by the Spokane County Engineer. These documents shall be reviewed and approved by the Spokane County Engineer prior to recording with the Spokane County Auditor. Recording numbers shall be referenced in the dedicatory language of the plat. ~ r Page 4 12/03/1998 PE-1860-98 13. That the following statement be placed in the plat dedication: WARNING: Spokane County has no responsibility to build, improve, maintain or other wise service the private roads contained within or providing service to the property described in this plat. By accepting this plat or subsequently by allowing a building permit to be issued on property on a private road, Spokane County assumes no obligation for said privdte road and the owners hereby acknowledge that the County has no obligation of any kind or nature whatsoever to establish, examine, survey, construct, alter, repair, improve, maintain, provide drainage or snow removal on a private road. This requirement is and shall run with the land and shall be binding upon the owner, their heirs, successors or assigns including the obligation to participate in the maintenance of the private road as provided herein. 14. The proposed plat shall be improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees in new construction. 15. The County Engineer has examined this development proposal and has determined that the impact of this proposal upon the existing County Road System warrants the dedication of additional Right of Way and the roadway improvements herein specified. 16. The County Arterial Road plan identifies South Valley Arterial as a 160 foot Principal Arterial. The existing right of way width of 60 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 45 in width along the South Valley Arterial frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the South Valley Arterial. 17. The County Arterial Road plan identifies Fourth Avenue as a 70 foot Collector Arterial. The existing right of way width of 40 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 12.5 in width along the Fourth Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the Fourth Avenue. 2 . , ~ Page S 12/03/1998 PE-1860-98 18. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 19. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 2 ~ , ,PAGE 1 ~14:51:45 23 NOV 1998 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 05832 4TH AV (START) .000 HAVANA ST & SPOKANE U 16 PAVED 36 4TH AV .120 DEARBORN RD (END) U 16 PAVED 36 .250 CUSTER RD (END) U 16 LIGHT BITUM. 24 .380 CHRONICLE RD (END) U 16 LIGHT BITUM. 24 .470 WARSINSKE AV (END) U 16 LIGHT BITUM. 24 .500 CARNAHAN RD (END) U 16 LIGHT BITUM. 24 .670 MCKINNON RD (END) U 16 LIGHT BITUM. 24 .790 KOREN RD (END) U 16 LIGHT BITUM. 24 .880 HOWE ST (END) U 16 LIGHT BITUM. 22 1.000 FANCHER RD (END) U 16 LIGHT BITUM. 22 1.260 EASTERN RD U 16 PAVED 24 1.460 DAVID ST (START) U 16 PAVED 20 1.520 THIERMAN ST U 17 PAVED 20 1.580 ELIZABETH RD (START) U 17 PAVED 20 1.640 BR.ADLEY RD U 17 PAVED 20 1.780 COLEMAN RD U 17 PAVED 20 1.890 GIRARD RD U 17 PAVED 20 4TH AV (END) 2.030 PARK RD 05834 4TH AV (START) .000 STEEN RD U 19 GRAVEL 26 4TH AV .120 FLORA RD U 19 GRAVEL 26 .190 COACH ST (END) U 19 PAVED 40 .270 ARC ST (START) U 19 PAVED 40 4TH AV (END) .370 TSCHIRLEY RD U 19 PAVED 40 05835 4TH AV (START) .000 LONG RD U 19 PAVED 27 4TH AV .150 MOEN ST (START) U 19 PAVED 16 .240 GREENACRES RD (START U 19 PAVED 16 .500 BARKER RD U 19 LIGHT BITUM. 16 4TH AV (END) 1.000 HODGES RD U 19 LIGHT BITUM. 16 05T37 4 TH AV (FOUR LAKES .000 SPOKANE ST R 09 GR.AVEL 14 4TH AV .070 CHENEY ST R 09 GRAVEL 12 .310 4TH AV EXT (FOUR LAK R 09 GRAVEL 10 4TH AV (END) .630 ENDS AT PRIVATE DRIV R 09 GRAVEL 10 05838 4TH AV (START) .000 HENRY RD R 09 PAVED 36 t4:TH AV .060 BILLY JACK CT (START R 09 PAVED 36 4 TH AV ( END ) .200 ASHTON ST ( START ) R 09 PAVED 36 05839 4TH AV (MEAD) (START .000 FREYA ST U 19 LIGHT BITUM. 20 4TH AV .070 MAIN ST U 19 LIGHT BITUM. 20 .130 MARKET ST U 19 LIGHT BITUM. 16 .250 MYRTLE ST U 19 GRAVEL 30 4 TH AV ( END ) .380 R.AI LROAD AV ( END ) U 19 GRAVEL 30 06045 4TH AV (START) .000 FARR RD U 17 PAVED 20 4 TH AV .230 HERALD RD ( END ) U 17 PAXTED 20 .380 FELTS RD (END) U 17 PAVED 20 .630 UNIVERSITY RD U 17 PAVED 20 .700 VAN MARTER RD (END) U 17 PAVED 20 .880 PIERCE RD U 17 PAVED 20 .980 SKI PWORTH RD ( START ) U 17 PAVED 20 1.140 BOWDISH RD U 17 PAVED 20 1.230 WILBUR RD (END) U 17 PAVED 20 1.290 FOX RD (END) U 17 PAVED 20 1.360 UNION RD (END) U 17 PAVED 20 1.380 UNION RD (START) U 17 PAVED 20 1.540 WHIPPLE RD (START) U 17 PAVED 20 1.630 SR-27 (PINES) U 17 PAVED 20 1.740 HOUK RD (END) U 17 PAVED 20 1.860 VERCLER RD (END) U 17 PAVED 20 1.920 LETA RD (END) U 17 PAVED 20 2.150 MCDONALD RD U 17 PAVED 20 2.400 BLAKE RD U 17 PAVED 40 PAGE 2 14:51:47 23 NOV 1998 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 2.470 LEATHA LN (START) U 17 PAVED 40 2.650 EVERGREEN RD U 17 PAVED 20 2.780 BOLIVAR RD (END) U 17 PAVED 20 2.870 BEST RD (START) U 17 PAVED 20 2.940 REES CT (START) U 17 PAVED 20 3.090 WARREN RD (END) U 17 PAVED 20 3.150 ADAMS RD U 17 PAVED 20 3.320 BURNS RD (START) U 17 PAVED 20 3.360 LUCILLE LN (PVT RD) U 17 PAVED 20 3.400 PROGRESS RD U 17 PAVED 20 3.460 ST CHARLES RD (START U 17 PAVED 20 3.580 NEWER ST (END) U 17 PAVED 20 3.660 SULLIVAN RD U 19 LIGHT BITUM. 20 3.930 MOORE LN (PVT RD) U 19 LIGHT BITUM. 20 4.030 CANNERY RD (START) U 19 LIGHT BITUM. 20 4TH AV (END) 4.150 CONKLIN RD (START) U 19 LIGHT BITUM. 20 05833 4TH AV (START) .000 DISHMAN-MICA RD. U 17 LIGHT BITUM. 22 4TH AV (END) .240 FARR RD U 17 LIGHT BITUM. 22 05836 4TH AV EXT (FOUR LAK .000 4TH AV R 09 GRAVEL 16 4TH AV EXT .380 ORCHARD TERR.ACE DR ( R 09 GRAVEL 16 4TH AV EXT (END) .440 ENDS AT PRIVATE DRIV R 09 GRAVEL 16 06266 4TH CT (MEAD) (START .000 WILSON ST U 19 PAVED 36 4TH CT (END) .040 EAST END OF ROAD U 19 PAVED 36 06267 4TH CT (MEAD) (START .000 WEST END TO SHERIDAN U 19 PAVED 36 4TH CT (END) .040 SHERIDAN ST U 19 PAVED 36 11 Records Processed Kimball, Sandy , From: Hemmings, Bill Sent: Monday, November 16, 1998 2:01 PM To: Shaw, Francine Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine; Sims, Brenda Subject: P-1 860/ZE-1 8-98 - Keystone Meadows November 16, 1998 I received the above referenced application on Nov. 16, 1998. This project lies in an area of approved soils so a concept drainage plan is not required. I have no knowledge of any critical areas on this site. I consider this application to be technically complete. I recommend the following conditions of approval: • A Professional Engineer, licensed in the State of Washington, shall submit final road and drainage plans, a drainagP report and calculations that conform to all curreot standards and laws governing stormwater management in Spokane County. Fioal drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. • The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance `vith the accepted road and drainage plans, or all the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation shall be submitted with the proper certification statement. • A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior to plan acceptance. O'.e q " , Page 1 . ~ ~ ~ d ( O ~ / . RECEVED i ' NOV 23 1998 , S P O K A N E ' o . C O gmKwco ENG(NEER BUILDING AND PLANNING • 4 A DNiSION OF THE PUBLIC WORKS DEPARTMLNT JAMGS L. MANSON, C.B.O., DIRFCTOR DLNNIS M. SCOTT, P.E., DIRECTOR MEMORANDUM TO: ne oun y LD)iv o ngineering- eve opment ervices; Bill emmings Spokane County Division of Utilities; Jim Red Spokane County Division of Stormwater Utility; Brenda Sims Spokane County Division of Long Range Planning; John Mercer Spokane Regional Health District; Steve Holderby Spokane County Parks, Recreation & I'air; Steve Horobiowski Spokane County Air Pollution Control Authority Spokane Regional Transportation Council; Glen Miles Spokane Transit Authority; Christine Fueston Central Valley School District No. 356 rire District No. l Modern Electric Water Company WA State IIoundary Review Board; Susan Winchell WA State Department of Ecology; Heidi Renz, Spokane FROM: Francine Shaw, Senior Planner , DATE: November 13, 1998 RE: PE-1860-98/ZE-18-98; Preliminary Plat of Keystone Meadows and Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (LJR-7) TECHNICAL REVIEW MEETING DFCEMBER 3.1998 AT 1:15 P.M. DIVISION OF RUILDING AND PLANNING ls' FLOOR CONFERENCE ROOM Please review the above application and use the attached TFCHNICAL REVIEW MEETING FORM for your comments. The Division of Building and Planning encourages you to attend this meeting. The sponsor and representative llave 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 TECMN[CAL REVIEW FORMS will be given to the sponsor at the meeting and included in tlle 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 oiily time you will be able to comment regarcling the SEPA Checltlist for this projcct. c: Tany J. Higley, Owner Art Sharpe, Agent, 12929 E. Sprague, Spokane, WA 99216 James Benthin, Surveyor, 1004 N. Atlantic, Spokane, WA 99201 Attachments: Technical Review Form, Project Application, Site Plan, SEPA Checklist 1026 WCST BIZOADwAY AVENUF •$I'OKANf:, 4VASHiNCTON 99260 Ptiorve: (509) 456-3675 • FAx: (509) 4564703 TDD: (509) 324-3166 Srokane County Division of Building & Planning , Technical Review Meeting Meeting Date and Time: December 3, 1998 @ 1:15 p.m. Project File No.: PE-1860-98/ZE-18-98 Project Location: Generally located north of and adjacent to 4'h Avenue, approximately 250 feet west of McDonald Road in the NW '/o of Section 22, Township 25 N., Range 44 EWM, Spokane County, Washington. Comprehensive Plan: Urban Project Description: Preliminary plat of Keystone Meadows and a Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) and those uses allowed within the Urban Residential-7 (UR-7) zone. Parcel No(s): 45222.0835 and .0826 Owner: Tony J. Higley Applicant: Art Sharpe, 12929 E. Sprague, Spokane, WA 99216 (509) 928-1991 Project Planner: Francine Shaw T 14 '1y~"y . . SP~~:ANE COUNTY DIVISION O~ BUILDING AND PLANNING ~ PRELIMINARY SUBDIVISION AND ZONE RE, CLASSI#ICATION APPLICATION . PART I A. GENERAL INFORMATION: NAME OF APPLICANT/REPRESENTATIVE: MAILING ADDRESS: S6/1.9¢ CI1'Y: S&&/4,0014 STATE: ,(,(l A-- ZIP: 47~~-l PHONE: $_b 9- Pg- /&~(work) t~dj o:'f~ 74 -7 ( (home) FA?C: 50f• pa4'~' y~J_b IF APPLICANT IS NOT OWNER, INCLUDE WRITTEIV OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS JREPRESENTATIVE. LEGAL OWNER'S NAME: GPHONE: L l MAILING ADDRESS: T CITY: S P0 K A NL STATE: UJ A4 ZIP: 515~2 ~ PROJECT/PROPOSAL SITE AREA (acres or sq. ft) Y' AM k s . ADJACENT AREA'OWNED OR CONTROLLED (acres or sq. kO,c/l ASSESSOR PARCEL #S OF PROJECT/PROPOSAL i~3 994S ASySESSQR UF ADJACENT AREA OWNED OR CONTROLLED lt'7'1 ~ , T ADD O P OP AL Q~~S~'Y~'~. (ETI ST ~G~N LA ~I A~ ( WE d LISW D y 0 ' EXiSTtNG USE OF PROPERTY )k PROPOSED ZONING V• 12_- 7 COMPREHENSIVE PLAN CATEGORY SCHOOL DISTRICT t . clr_ ~ FIRE DISTRICT &~rlz l L.r I,I WATER PURVEYOR ~ PROPOSED USE OF PROPERTY: Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) Business ( ) Industrial ( ) Mixed Use ( ) Other ( ) - Describe: LIST PREVIOUS PLANNING ACTIONS INVOLViNG THIS PROPERTY: B. LEGAL/Z0NE R.ECLASSIFICATION INFORMATION: LOCATION OF PROPOSAL: SECTION 2.4- TOWNSHIP ..Z RANGE - NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: A ~ ' WIDTH OF PROPERTY FRONT[NG ON PUBLIC ROAD: d~- DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL (V-~YES NO NAME(S) OF ARTERIAL ROADS 11v6•t/0k_ c / J _ . ' SUBDIVISION AND ZONE RECLASSIFICATION APPLICATION Page 2 of 4 LEGAL DESCRIPTION OF PROPERTY (Attach legal description with source of legal clearly indicated.) INCLUDE LEGAL DESCRIPTION FOR ENTIRE AREA TO BE SUBDIVIDED ON PRELIMINARY SUBDIVISION MAP AND REQUESTED ZONING FOR EACH LOT AND BLOCK FOR MULTIPLE ZONE REQUESTS. 0 IF YOU DO NOT HOLD TITLE TO PROPERTY, WHAT IS YOUR INTEREST IN IT? pi 1-0~s; LIH+ , o~~ , W-IAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS PROPOSAL WARRANTED? ~,Ao[.t/tP S, &41/.aA/&0. Tc .c.eW. A/f Lp )5e F.7r :..~~c c~►.4►s6/~ t7~Nm r Afr,eo.4 &4 //PA s ,8vo~~Tv -T•~/r5,e- r vrF of' RcoyE,rrr AT 7W.7--r ~'•rrE. G~/~GE WHAT IMPACT WIL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT PROPERTIES? . . ✓Q WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? v4 410 y . WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? 71 ✓ti't k' C. PRELIMINA,RY SUBDIVISION GENERAL INFORMATION: NUMBER OF LOT3: .2 I GROSS AREA: q'~~ TYPICAL LOT SIZE: le,-UsO ' 7 D0o Sg Fl'. PROPOSED NET DENSITY*: SMALLEST LOT SIZE: l,sQsVI INiLJM FRONTAGE: ~ . PROPOSED SOURCE OF WATER: Individual welis ( ) Public system ( Private Community System Other ( ) - Describe: PROPOSED M OF SEWAGE DISPOSAL: Public sewer (E S Community system Septic tank and drainfield Double Plumbmg Dry Sewer Other Describe: UTILITY COMPANIES AND/OR DISTRICTS TO PROVIDE SERVICE TO THIS PROPOSAL: Electricity: '44a QdnA'I Sewer: Gas: • u/ • p . Water: ~Altl Phone: DO YOU, OR THE OWNER IN THE EVENT YOU DO NOT OWN THIS PROPERTY, HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSIONS O FURTHER ACTIViTY RELATED TO THIS PROPOSAL? Yes No ( 1F YES, EXPLAIN: D. PRELIMINARY SUBDIVISION IMPROVEMENT INFORMATION: LEVEL OF S ET IMPROVEMENTS PROPOSED: Private roads Public roads ~ Arterial roads Tract X roads DESCRIBE ANY COMBINATION OF ABOVE: 1id-61- I v IL- &g"S eR 1 V*(-6 • L.ol's f 4,it iI✓ ~~7 Pv "i c. 9ZAjp . ESTIMATED TIME PERIOD EXPECTED FOR COMPLETE DEVEL.OPMENT OF THE SUBDIVISION: I ~wie , IS PHASING OF THE FINALIZATION OF THE SUBDIVIS[ON PROPOSED? Yes No (v~ ' IF YES, SHOW PHASING ON THE PRE[,IMTNARY SUBDIVISION MAP. IS DEDICATION OF LAND FOR PUBLIC USE CONTEMPLATED (Parks, schools, etc.)? Yes No IF YES, DESCRIBE: * NET DENSITY IS UNITS OR LOTS PER ACRE MTNUS PRIVATE AND/OR PUBLIC ROAD AREA. SUBDIVISION AND ZONE RECLASSIFICATION APPLICATION Page 3 of 4 . „ _ _ . PART II TH[S SECTION OF THE APPLICATION WILL PROVIDE THE DIVISION OF BUILDING AND PLANN[NG STAFF WIT"ri WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMiOARY CONSULTAT[ON WITH THE AGENCIES IDENTIFIED. RESULTS OF THE PRELIMMARY CONSULTAT[ON SHALL BE INCORPORATED IN THE PROPOSAL I3EFORE FMAL SUBMITTAL TO TNE DIVISION OF BUILDING AND PLANNING. A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. I B. ADEQUATE ARR.ANGEMENTS (HAVE) (HAVE N07) BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACILITIES FOR FIRE PROTECTION PURPOSES. p C. RECOMMENDED FIRE FLOW: 6-r N ; OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE; AND WILL BE DETERMINED AT BUILDING PERMIT D. REQU REMENTS INCLUDE: 4j, ~ 4 . D M "t,. lJa ll9 _ cY ~FIRE DIST'KICT SIGNATURE/TITLE DATE A. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQU[REMENTS ONWE) (HAVE NOT) BEEN MADE. B. REQUIREMENTS/COMMENTS: ~ea, /l WA R D STRICT S[GNATU . E ATs A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMENTS; ` SIGNATURE/TITLE DATE V ~ E. A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR'TNIS SITE IS ~ A. COMMENTS: \ SIGNATURE/TITLE DATE , A PRELIMINARY DISCUSSION ACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAV NOT,~ BEEN SA ISFIED. A. COMMENTS: ~ `~~i•c- A~''`~'-~~c zza - ~ SIGNATU TLE DATE A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION Or PUBLIC SEWER ARE UNDERSTOOD BY THE APPLICANT. . A. COMMENTS: 't SIGNATURF./TITLE DATE , . . SUBDIVISION AND ZONE RECLASSIFICATION APPLICATION Page 4 of 4 PART III ..r,....-r•~~wrr..y r4Gl~j~. F. B , SURVEYOR VERIFICATION I, THE D ~I~';~Y/ • SE • LAND SURVEYOR, HAVE COMPLETED THE A~FORMATION REQUE O P, LEGAL DESCRIPTION, AND PRELIMMARY PLAT HAVE BEEN PREPA Illl M DER UPERVISION IN ACCORDANCE WITH THE REQUIREMENTS OF TNE SP, E C ZON. ! DIVISION EGULATIONS AND THE LAWS OF THE STATE OF' WASH • . ~ . ~ . . DATE: . ~ ~ r, aEr~rHi,t & ASSOC. q H ` PHONE: &EXPiR[:S 3/5 1004 N. Atlantic StraAt ZIP; g„,::..._ SPOKANE WA 992 • . , . 509) 3254W0 . . , . . , PART IV (SIGNATURE OF PROPERTY OWNERS OR LET"fER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT TI-IE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, O}t,1F NOT THE OWNER, ATTACHED NEREWITH IS WRITTEN PERIviISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF. SIGNED: DATE: /,a '0)- 6 ADDRESS: 1_/ 2-gZl 5WiQ46-t/ L PNONE: Spd AA- , tt/t4- ZIP: SIGNA O AP LICANT REPRESENTATIVE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) SIGNED AND SWORN OR AFFIRME FORE ME ON TH1S cI DAY OF ~ Nc,v.a~v.be l , 19 BY a,,- >P _ ~ ,NOTARY SEAL • OFFICUIL SEAL ' etary Plic in and for the State of Washington LAURIE CARVE troT~rPUa4Ia eTATloFw Residing at: _ ~~G COUNTY OF B~POKANE ~~1 1 oomm. Ewhu Llay t. tM My appointment expires: ~ C- , PART V (TO BE COMPLETED BY THE DIVISION OF BUILDING AND PLANNING) , DATE SUBMITTED: 1101r FILE DATE ACCEPTED: ////f Ar BY: h~-p TOTAL FEES: w ~ REG T _ , ` , ~ U ~ `-/J ~•5„~ SPOKANE ORDIi~~,.I~CE ENVIRONMENTAL . SECTION ~.1.10.230 ;l_ ~ 'f, ~ 18 ~ 0 , S?OKA1tE EIViROTOtEN7Al OROINA.9tE ~ (WAC 197-I1-960) Section 11 10.230(1) . ~ Envi►Or►a!ntal Che,tlist f I lt NO- Furpose of Checklist: The State Enviroroencai Pollcy Act (SEPA) chaoter 43.21C RCa. reauires ali gover mental agenctes to consider the enviror.oencal iuaac2s of a orooosai before ce king Aecisions. An Enrironmentai l-wect S[atement (£ISI mus: Ee preoarel for all vrooosals witA or'obable signlticant aaverse iopacts on the Quality of the envirornent. The puryose of this Cneckits: 1s to Drovide info r.sacion to helv you and the a9e^cY identify lnpac2s froo ycur proposal (and to reduce or avoid irsvatts fMo the proDOSaI. 1f it can be done) and to help tne syency decide rAether •n E15 is requir M.. InstruCtlons for ADDlicants• • This enrironoencal checkltsi asks you to describe sooe baslt infornatlon aDoui ycur proposal. Govcrnoental agencies use tAis checkiist to deternine vhether the environc+ental icoacts of your pra0osal are stgniftcant, requlring Ore:eration of in EIS. Ansrer the questions Driefly, rith the most precise info►vation kn a.n, or give the Des: descrlptlon you can. You aust ansrer each Quesiton ectarately and cjrefully, to the Dest of your kn w`edge. In most ceses, ya should De aDte to answer [!►e Questionz froe yovr o.m o0servationz or projeci plans rltn wi the need co ~+ire e:aerts. 1. ycu reallr Co not tnor the ans.er, or 1f a Quesiion Goes not aQOly to rour propozal, vrite 'da not know• or 'COes noc apply.' ComDiett ansrers to tne puestlons now mar aroid unnecessarr delays later. Socr 4uesttons ask about governaentai regulatianz, such as zoning, sAOreline, and landmark desiqnattons. Ansver the1e qyes;{ons tf you can. if ycu have problec,s. the gorernnental agencies can assist you. The cAecklist queitions aoolr to a11 partS of your proposai, eren 1f you plan to do tnns over a period of tirne or on dlffereni oarcels of tand. Attach anr additional infonatlon tf+at will de;trlbe your proposal or 1ts envlronnenta) eftec;s. tAe agency to rhitn yov suDatt this cl+ectifst r,a y ask you to explain your anSrK2 or proride addlttonal infonsation reisona0ly relaLed to de:eratntng ff tf+ere nay ee signilicant adverse ierpact. Use of checkllst for nonoroject DroDOSaIS: Cor:plece tnis cneckiizt for nonorojeci prooozals. eren though ovestions rrAy De answereE 'does not sooiy'. IN ADOITIQM, Cwplete trte SUP9tEME2(TAl SxEET FOR li0!IaROJECT ACTIQxStPart 01. Far nonproject actions, the references in the checkltzi to the wros -DrO;eCt.' *izD1lcAnt.' and 'prODtrtr or sitt' snould De r►aC as 'proposal,' 'Droooser.• and 'aftected grograo►+ic area.' resoec:lvely. A. BACKGROU`1D 1• yu.e of prooosed prDjeCC. if aop11ca01e: KeyStOI12 MP-3dOWS 2. Mane of apolicant: Tpily Il1RIeV fCI'n Art SIlr, 3. Address ane phone nu,oef ,f ,D,,,cant or cont,c: ,«san: 12929 .C,:-ist Spraque Ave. Spokane, Tvla. 99216 92£3-1991 (office) 994-3690 (cellular) 4. Date cnecklisc prevared: 9/04/98 • S- A9ency reQuestinq cnecklist: SiJOkdI7e COLll1tV Plannina D2Dt_ 6. Proposed [iming or sc"t-lule ( inc luding pnasing. if apolltabit): 10-12 months from Preliminary Approval For Completion 7• A. Oo you hare anr Dlens for future aeCttions. ex0anslon. or further activity relatr! to or com eCied rtt." t11z praoosal? If yeS, tVlain. No'(- at this time. D. Do rou o.m or have opttons on land neerOr or adjatent to tAfs proposal? lf res, exqlafn. No. 8. lizt any environmenLal ;nfp rmatton rou icnor aoout ;nat hes Ceen Drepared, or rill be prmared. Aire!;)y rela[t: to this DrcDosai. None at this time. Re.. 211 i Q.s 1 ~ sMaM r.rrtaoti'C~r-.ai. oUtyti'iCE ' ('.:AC 141-11-960) Sec:ton 11.IO.:3~J(ID , , • ~ L. BACKCdOQ`c~, ( tonc S nu :d ) 9. Oo 7ou Scnov vtucRer •991fuc1ons :s tor goveraaentai .pproval• o! o[her pronoe+ls _::ec::! at!e:::-: :1e ,r0 oer••= covertA tr+ vour proposal' t! /Ca. ei7latn. None at this time. 10. LSat any governaent approvala or pe nica that .r:11 Dc needed toe ywr ?royosal. 1: lmorn. Preliminary/Final Plat Approval, Water, Street, Sewer plan Approval, Access Permits, Z3uilaina Permits* Ect. 11. Clve 4 Drle(, eaa;teLe descziptlon o( yaur propo&.l, lnclud•zg tl+r 7raDesed -joes •nd c!u •l:e o' the pro.e-- and •'here •re $evecaf Queaclo- Ucer ln chts eheeil:sc ttut asa yeu Co deser2De cet:aln •aOeets o( ywc 9ropoGal. You do noc nee: to reput :.,ose ansverz on th:s pege. Final plat and Zone Change to UR-7 for 21 total lots of approximately 6,000-12,000 SO. F'I' EA. To enccnpass approximately 4.4 Ac. Lotation o,` the proposal. G:ve su:Slc:en: :.%4orltion !or s per~on to undetsun6 the prtttsc locat:vn o! ;ro;os es ir, lrst:_!:~;, a aC:eec aCCreaa, t: anv, and acc:Ian, torc+ship •nG range. S! k.iovr.. It a propoul vwld oc:~r o-e: a:~-~e •:ei. ::~•::Ct'.1e rsa;e or bounCartes of the 3 l:e(a). P:ovtdt a le;a: EcscrlptSon, •tte plae. ric:nl.ry ~P. snC topo~r&:::c ~z. :-~~or,~p:: e va~, anould eu bott any p:a ne zequxzed b• the •;ejey, vw arc eot reQulreG to dvplleate a4p• oe d r.a::eC plsns su x::=c: vi:^ a-:e:z:: teU ted :o chis ctuckllac. , North and adiacent to 4th Ave. approximately 1 block West of Mc Donald Rd. located in 'L'ract 184 of Opportunity in the M41 /4 of Section 22, T.25N. R.44E. Does L1e p Capose_' "tilon lle v::h'a :1c Aqy;!`et Senslc:ve 4,res ( 1lSA1' -%w lincCa: Sever Serr.ct A:ee' te-^r.ce Area' '~te o! Spoiane' fSee: Spoiaac Cava:y's ASA Ove'.ay _oee Nt1a• `or boundarles}. ' Lies within the ASA f PSSA, and NGA ° 9e eor7Lr--a sY 3. ~rs1RO~:z.r,.~ zL~t-r, g A3e'.+ eAv71 a. Genera: destrtyclon ot the •:te (c:rcle one)• Lc ro114nS. 1►illr, st KD slope., eouncataoua, other: b- '.'ha: 13 the sCeepesc slope on [ne •l:e :appro:Lmste perccnc @lope Less r'Llian 1 0 3enera: cyaee of solEs •:e lovr+d on c M •i[t lCot ex+mPi-. cis7, *AnC, ;rave:. peat. ouct!. I.` You 'tZa~ "t c:aeet::caclon o( ag::cu2:uta1 mol ls, •pec:tr t"rm ar+d nots anv pr:ae !a^!ant. sandv loam, Gravely silt loam. Are LZece eur:a«;nd:ee::or~ or ltaco.^e of unscaSie sotla tn c:+e txscdiste vic:n:c' sn, de sc c: te . No ' ' • SPOrJ1MF fNYtROtL`tENT11L GROINAHC£ % (11AC 197- 11-960) Sect ton 1130.230(1) ' ~ ~ 8. ENYIR01aiEN711L ELEMENTS(continueC) Evaluation For e. Describe the pvrpose. type, anE appro:imate quantities of anr fi?11ng or gredfng Droposed. a9e^cr use Only Indicate iource of f111. , Gradinc~ rEquired for street design. Nn f i 1 1 i. r1a eXD2CtE'd. r. CouIG erosion octur as a result of clearing, consiruction. or uze? If za, qenerally describe. iMinimal erosion during construction could occur but -Is not likely given the general levelness of the site. g. About whai Derceni of the site will be covered rith ioDerrtous surtaCez after projeCt construc- tion (for exar.ple, asohalt or buildings)? 40a - 50% . , 1+• ProOOStd measurrs to rtduce or control eroslon. or cther iap+c:s to the eartn. 1f •ny: Lim.it removal of existing ground cover during construction. F:emove as constnlcted. • 2. AiR a. vhat type of er+issions to t'+e air r w ld result from tne Drovosal li.e.. Cust. autasoblle, odors industrial, rooC smke) during Constructlon and rhen %he Drojet: 1i Conole:eC? If anr, generally deicribe anE give apOroximace Quantltez 1f knwn. • - Automobile, heavy equipment, dust. D. Are there any off-site zources of er,isslons or odor that G++r a!fec: your propossT' tf so, generaliy descripe. No ` c. PropoSed measures co reduce or control er.+tssions or other fe0ects to +fr, if anr: Use of-c,rater to limit dust from site. 3. uaiER a. Surface: (1) Is Cnere any surfate vater body on or in the fameGtate viN nity of tbe stte fntluding year- round ano seasonal streaas. saltrater, lakez. ponds, wetlands)' If yes, aescriDe type and pravide r,anes. If aoDro0rlate, stace rnac stresm or rlver it flors inco. No (2) wi11 cr+e projec: renuire any w ri over. in, or adjacent to (rit,"in 200 feet) tAe Gescrf0ed vaters? i' yes. pieese Cescribe and attac!+ avallable plans. Nn 3 570L1.YL L.RVIR0t4TtfJli ORDINA.`1CIZ (aAC 197-I1-960) $eccion 11.1b.230(1) ! a- Ltiti'IRO►%MNTAL (coocinued) • • • . Eveluatlor, FoC Agency Uee Onlr (7) Eatimate the •oount o[ till •nd dredse satcrlal ctLC wuld Dr placed in or rceovet (roo tle euc(ate water ar vetland• and ladltacc the •rea ot the •tte CRat vould De s((ccted. »;cate the eource of fill oater2a1. iNone (4) vill the proponal require •ur:ue %atec vitAdraval• or diversioru' Givt a=eoera! deurlp- L:on. purpose, and apyroz;aace Quaotlcles. 1l 1.nvrn. NCI) (5) Does the proppsal 11e vlthla • 100-71ur tlood pLala.' If 90. Qoce loutlon on the •ttr pLo. N0 (5) Doe• the proposal lavolve any dlscfur:es of vnte eacsrlal• to suc:ace v.ceri' 2l so, - deatrlbe the cyDe c( veste aad ao[Stiyated rolase of dlsclu tge. . No D• Ground: (1) VSl1 groundvacer De vltnQravn, ot vill vacer be dlae:urasd to ttovedvsccr' GlVe =eaeral deacr:pclon. Purpose, and appro:tnate quaat:tles, 1f morn. On site stonn water will be controled per St~okane County Standards ~ ae3cT1he waste m+tetlal tluc vi:i be disclu rged iato tt+e =rouod trw •cpcSC tank■ or ot>er 6ao1ury wste crucibeot fae121t). DescrlDe [!u general sl:e ol [Ac •rsto, t:+e n%:mk: of houeea [o be Nez.red (Sf appliuble) or the nuaDer o! p+rsoo+ e:+e •ysce"(0 are ezpected to acrve. None (7) Oescilbe any •vsceas, ot?►er cAao those designed !or [!+e dlOpoul of 04o![~r7 ~ce, lnsulled Co[ the puzpose of diocha-gina [luid• Delov the ttwod •urface (lecludes qstai gucy •s those tor che dispo ul of stosm vacer or dralea;• fsom iloot dralaa). Dese:1De the t7ie e! •YsC°m• the •vovat o[ aAterSal to De dli➢osed ol LArough the 076ce+ and c:u t7pe• ot aate[1a1r llkely co De disposed ot (Sneluding sa[erlals vhlch asy •ntar the rysccm in.d..riencly carwsa sD1I L or •s • resu1t o( fire!lahciaa acLl.icieit). Spokane County "208" Standards ' 41i1 any cha:u2, (especlally or;anle solvcnu or petroleus fuels) De stored :s ayn•re- g:ouad or undergraund scora;e caolu.' if go, vluc qr• •nd aWatlc2es of maurLls vl11 }e stored' No ' SPOTAXL LS'SIHO`.K-'VJl OBDI:tA.YCL . (vAC 197-11-960) Secclon 11'.10.230(1) B. VMR0M~,u ZLM~Mr:5 (tooclaued) - :valuatlon For (5) Wtuc ~8e~c~ Use On2y protec[!ve oeasure• vtll De Laken Co lnsure th+t luka oc •pl:l• ot an7 c2~ealtalt stored or uaed on elte vlll not be •lloved to percolate co grwodvster (this lacluGes aeuures • to kea;) chealtal• w t of dispossl srsces• descrised in 3D(2) •nd 7b(3)' N/A c. %-'&tez P.uno[f (including scoca vacer): (1) OescriDe che source of rvnotf (Iacludl¢g scoca vatcr) •ad sec`od of collactioo aad dispo u 1 lf any (Lntlude quaecltles, 1: kaovo). 1Thece rill tAli water [lnv? W111 Cni• watet [lov Soto ocher vaCer@? Lf so, dest:lDe. Storm Water runoff collection by swales and or catch basins. anr chenlul• De stoted, handled o[ wed on C1x •1CC in a loutloo vAe[e a $p111 or leak vtll drain co surface or groundwce[ oc to • •tora w[er dlspoaal •7etom d:ac!ursttt; to wrfoce or groundvsse:' N/A (J) Could w ete aacerlals encer grwnd or wrface waters' I: io, gcnt.-ally dese:l!>e. No d• PropoGed ceaeuces to reduee or eoncrol ■urface, sround. •nd runo!f va:e: LxQae u, t! .ny (1' E the pcoposed acclon lies v1th2a [he Mvifer Sensltive A«a De esp.cially elu r oa •z?lao&tlor.i r rel~cing co (aclllcle• concersla; Sectlon• 3D(4). 7b(5). •nd 3c(2) al [h1s c'.saclellit): 5100kcriC COt1rity"20% Stat1C-LardS a• ^hetk or e:rcle tyPe of vegecac:on found on the •lte: declduous tree: alder, naple, •spez, oLher. evetgteen cree: :1:, ceEa[, plne, otler. .nruD•. zras4. Pasture. c:o9 0r 8ra1n. ve[ 'oil p L nta, ucLail. buCLercup. Dullrush. stumle caDD•6e. otler. -cer planes: wacer 1111y, eelgrass, ailioll. oc:xc- ocher types o( vesetac.on. D• '11+ec klzd •nd uount of veEeutlon vili be raoved or •itercd' Nleadow ctrass Approx. 1000. c. Llse trireacened or endan;ered spee:e• kaorn to be on or ncar che slte. None Known d• Prooosed lar.dsupiag, use of aac:ve pLncs, or ocher xAsure• to preserie or enharce vegetaclon on t1e s:;e, !f an7: Landseape per Spolcane County Standards and individual clwelling unit landscaping. . s S?QKAMf fyYiROw-£NTAL GROINA.rCE 1S;-;~-96~; ;2ction I1.1b.230(1) . . • J ' 8. EyY;R0hT1ENTILL ELE,y£MS (continued) Evalue:scn Fpr S. -41HAlS agency :Jse Only a. Ctrcle dny pir_S and dntnali wniC:+ have De?n OOSCrv?: on or near Lnt 51ie Or dre [nwn t: 3m or nea► the Sf;e; birds: hawk, neron, eagle, zongoirds, ot►+er: RO}'J1115, SpdITOwS, Finch mamnals: aeer, oear, elk. Oearer, otner: fi5h: Oass, saimpn, traut, Atrring. Snellfish, otner: ocner: D• lisi any tnreatened or enGnngerr.t soecies knwn to De on or near the s1te. None c. is the site oar; of a migra;ion rcute? !f so, exDlafn. No 0. DrpDOled npeiurei t0 preserve Or trtndnCe rildllft. if any: None 4. Ev:;LY AYO 4ATUR:,L ;;iOU2C;5 a. Whac kinaS of e;ergy (tiec;ric, naturel gas, wooE s'ove, salar) rilT Ee usefl to mr_: tne tne conoleted Drojec•'s energr n r_ds? CestriDe whetner Ii w111 Ct used for neettny, nrnufac- turing. e:c. ~ Electric, Natural Gas used for~heatinq. P)• Would yovr oro;ec: a{!eC: tne ;oce!+ttaT ust of solar energ,y 07 aQyacent prcoerties.' ic. generally aescriae. No C. WRaC tinds of •ner9y cjnse-vat'on features art incluCed tn the plens of Lhis DraDOS317 ;is; ot:+er proOCSeC me3SUres :a re4uce or tontrol enere,y lr.ou:s. 1f anr: H .jcrh Effecient Good Sense Homea_ 7. EyYiROy►!E47u HEqLTH a. Are tnere any envlronnt!+c3l reeltn AaZarCs, 1neludSng excosurt to toxit CntniCals, rtst of flre anC txplosion. Spill, or Ae2ardous veste, tnat could otcur as a result of tnis proposal? If So. descriDe. No (i) Descripe s;,eclai e:+e:lency servfces cne: oignt De reouired. None. 6 ~ , 9PJ1CA.qL L'~30~t'•J1 ORDI`fA.~Q (wAC 197-11-960) Seccion 11.10.230(1) b. ~IRONMPY•A(, LL'~{~~ (contirtued) Lvaluac;on For Ag ency u.e onlr E:~VItOlM°:';AL HZAI,-i (contioued) (2) Proposed measuTee to [educe o[ toa[zol eovlromeacal dealtl haaarda, lf ac7: None at this time. D. Nolee: (1) "aC C)pe• oC noise e=ist So the az u vhlth fu7 a[fect )ou[ yro]ett (for e=aaple: ttaffic, equiPaenc, operacloo, ocher' . iVone. (=1 "+c c7➢en •od lcvel• of nolse vould be cruced b7 or aaaocLCCd vtth the projecc oo a shott-cem or a 101%3-ten Dasls (Soi ezample: craIiic, corotructlon, operaclon, o0tier)? Iadltate vhac Aours notse vould tooc froo the •Ste. Construction 8AM-5PM Short term. Iviid-level. Traf f ic 7AM-7PM Normal Residential (3) Proposed xasure to reducr or toncrol nolse tapacts, !f AoY: None at this time. 8. U'"D A.1,'0 Si{Oe2E*_I':E US£ + a. What 1• the cur-ent w e ot t.le site and •d)acent propertlcm.' $p,siclential D. 11aii the stCe been used for agr:cu2sute'. If •o, descr=De• c. OescriDe any •c-uctures on the alte. 2 sinqle family residence ancl a garage. Old Barn. d. V411 •nY •Crut:ure• De deaol2aAed? If so, vhlth' Old Barn will be removed, garage will be shortened. Whac 1a the cur:enc sooing e:,asslflcaclon o[ the sSte? UR-3.5 f- '-'h-c 1m the curreac caepreheasive pLn deslgrucloa o[ the gSte' . $PS.7_d2Iltldl S. I! apPlleable, vhr: 1o the eusrent shorellne s+scer pros[am deslaaatlov o( the slte' N/A A. Hae any pa=: of the ~L•c been e?ais:.`:ed a• ao 'eovisocWb4ocall7 s.esitive' area' T: w, specl!y. 1YL1 , . 1. ADprazL=+cely 1w 3aa7 people wwld ces:de or vorle la the com9lcted proJee:? 40-50 7 - . ._f. . - ~ - • • SPOTJ~.qL ^-q7rza-L--~uL OBDItiJ4.9C' (4AC 191-11-960) Seccioa 11.20.230(1) ~ t B. (cootlnucd) 4 . _valuaclon Foz kgenc7r lise Ortly None J. Approxlaately hnv ~aT peopie vould the conple[ed projcc: P • ti• PTOposed ousures co avoid or reduce dlspLtmenc Sapaccs, 1f .nr= None . 1. Proposed measurer co enoute the ptopoGal 1• coa?aC1b1e w1t5 eXiotiat •nd Dro}ected Lnd wc• aad Dlans, SC •ny: Proposed Zone Reclassification to UR-7 9. xoustNc A. ApproxlaacelY Aw aany wlt• vould be provlEed. !t aoTt Iodlcaca vtaz:►er hilh-, alddlr. or lorlntome ApusLng. 21 sinqle family resisdence of Middle class housinq. D. APpro:lv.telr Tov sany va1LS, tf acy. vwld Dg ellmlaAted1 Iodl uts vt+mtlur h1gA-. alddle-. oc lav-lncoae housletg. None c. Propoeed oeasures to redute or control housing Smpaccs. 11 807: None ~ 10. ASSTIIE7ICS , ~nt~~a~? v'Ttiac 1~ ttu VT &t 1• CAe callest helgh[ o! •ny proposed •t:~+c:ure(g), oot loc.++dZnS . principel e:Lerior Dutlding sacerial(s) 9roPoaed' iMaximwn building heigint of 35 feet. D. 4'hac vie w ln the Saedlate vlcinlt7 would Dw alcercd or Obat NcLa6' None c. Propo•ed aeasures to reduce ot coocrol aeatl+etic L9&«l• 1f a0y' Landscaping requirements for UR-7 Zone 11. tIGi{' AVD CURQ ~l~ ol d~~ va+ld it uia17 ortnr! :fhac c7/pe o[ lia~t or ;Lre v:ll t6e piopoa~l Dt°'duce• Light from street lights during hours of darkness. b. Ceuld lighc or gL:e f:roa c!u tloistud proyict k• a+f«7 hAt'rd oc Lncsrfgre vStD •ievs' L`ID ' c. V'1ac ezisclag of.'-ii:e souree• ol 1:;AC ot ;Lte sa7 af!cct 7°Ot Pjo~O's' None d. Proposed aeAsures to reduee or conc:ol llanc aod = L re lap'c-s. ll ac7: None at this time. 8 ~ 5?JTJI.RL ^"[&Q.`i?'_"i".di ORDiR&M- (vAC 197-11-960) 5ec,ioa 11-- 10.270(1) " • • • r D. LR7IR0`CL,^riAi, CLL~v;~ (cooclowd) EvsluaClon Far 12. RPCR.:ti IOt1 Agency Use Oniy s. vhec deoignsted •nd into[L 1 recru clonAl oypor[unt.lei •ce ln the la cdtatc Vtc:attY' b• 4ould the proposcd project disp L ce •ny ezlsclog retzu tlooal w es' I! no, desct:9t. No c. P,-oposed aeasures to reduce or tontrol La➢ac=• on rcctu cioa. lac2ud1n4 rectu [ioaal o99or;uni- cie• co be Drovlded trT the yro}ect or appli u nc, if •o7: None at this time. 13. NIS'0?It AND C1FL,;U4AL p7~5ZRVA-ION Are tf+ere anr place• or oDjects liiced oa or proyosed toc aacloasl. •cate or local preu r+s- tion regtsters Icncvn to be 00 0r next co the s1[e? If w, ;eae u I17 desc:iDe. No b• Generelly descr:be aay landaark• or evidence o( hlicoclc •rc:++eologlcal. scleo::::c or cu!::;a: "porc"ce 1npvr to pc on or nex: co c1e slte. r]one • C. PtopoeeQ aeesure@ to redute or conc:ol lapac[s, 1f •n7: None 14. :nAt:SYJR'.\'IOy ' identlfy publ:t screeCo •nd hSgT+w7• sezv:ng tl+a •1Ce and destrlDc proposed •tcty to :re u1sLing •Lree: •ysco. Shoron a:LC pLu. 1! •ny. Access to site from 4tn Ave, served lby McDonald Rd and Sprague Ave. D. 11 sitc cucren-:y served Dr puDllc transic' I! not, vlut 1• the •ppro::sau d:f:saee to :-g nureac tcaylc @[op' No. Five Blocks to STA Stop. c. nov "An7 P&rlLia8 ODOces vould the compleced yro}eec 1uve! 8ov sao7 vould [!u pro}er, elladcatc' 2 per single family residence = 21Y2 = 42+/- d• v:ll the pcoQoul reQu:re 907 nev rard• or screet&, or lmprorymflu to •z!s[.ag rwde ot stree:, noc lacludlag drivevsysT II io, gene[al11 desct:bc (!ndlute vhether pu111c or prtvatc), Yes, Private roads through out subdivision. Improvements to 4th Ave. C. 1411 the yroject u•e (or oecur ta the is diace Yiciaic7 00 rcer, rai1, or ai: cra:Aporta;:o_' eo. general:p de.c:lbe. No 9 ! • ~ ~ ~ . SP01CX'PP, .Lqn;W;•-k.•1F. OBDI2tlIHC'L (vAC 197-I1-960) Seccioo 11.0.230(1) b. L4VIP,0PCMT.AL qEMMs (contlnwd) Cvaluaclon For Ageoe7 Use Ocly t. How s.nr vehicalar trip• per dar vould be sener.tcd bY the eooDlcted proJecs' if 1mwn, indicate vhec pulc vould occur. 2 trips per day per single family residence. Peak hours would be 7AM-9AM and 4PM-6PM. S. Proposed oeasures to reduee or coocrol transportatSan inpaeta. i( ■o7: None at this time. 15. PUBLIC SERVICES A. Jould the pco)ect cesult ln an ineru aed n«d for pubilic •eniees (tor ezawple, (irr protectloo, Dolice procectioe, healcA eaTe, se3+ools, ocl+er)T Il •o. aensrally descrlDe. Yes, Fire, Police, Medical, and Schools. E. Ptoposed ausures co reduce or eontTOl dltees lap&et• on puDlic serrices, 1.` an7: None at this time. 16. L:III'I~S ~ a. Ctrcle uci11t1e• curren[lr ■valLbls ac the •1te• ~elee.:tclt7rn+tural gsarwce►J'te[a$e') •erviee.('T-e"Lephone)(sauiCar7 ■ever.~ •eptlt qscea. ocl+er. Cable lelevision. L• DescriDe the ucillcies [!u[ •re proposed for the DroJec-• tt"r utl11t7 providloa the •er+tce •nQ • the oenerai eoeutruccloo acclvitie• oa the slee or le tf+r lsnrdlate vlcinicy vAleT+ dtRt De needed. Public 6Vater, Public Sewer, Telephone, Cable. Telephone from US West,buried lines in street. Cable from TCI, Buried lines in Street. C. 5 I CNA': UR -v I, the underslgned, evur uaQeL Ctu pet+al[7 of pecjur7 Ltur [!r aDov< <esV°Tse• •re made trvth(ully and to cAe Dcsc o( 27 t-wledEe. I also underscand thac, slould tRere be any villful ai0repregen[scioe or vill[ul Lct of full dlsclosare on 07 part, the ~[ene~ aa~ vlchdrsv ♦ny dcceralnatlon of nonsignlttcarce cluc 1c tlgA[ issue io rellaece upoe tA!• ehectlist. Date: ~ '-W ` c}'~~~~p Propoeeoc ~ J"""r' (Pia u• trlnt or Type) ProDencnt: ,,ddr.,,; 12929 East Spraclue, Spo',cane,WA. 99216 t igHtutei . Phone: 92v-1991 Perwn coaplet:ng fom: .SCott A. Dale, Planner 9/04/98 phone: 325-4529 POR STATP QSZ ONLT Staff nm ber(&) revievlag checkllit: Based on chls •taff reviev ot the env:ron:aeacil eheekllst and other QeTCiOtDC lolo natSoe, the aatf: A. Conc2udee t;Lt there aTe no probaEle •16a1!luoc adver~e Lsp+«+ •ad reeameod• • ds[erairActoo o( nopslg3:!:~~,c .e B. Ca ncludes c:tia: proDable •ignitlesnt adrerie eo+iroes ncal lspacts do ezlat for the current praposal anC recoanetCs • al::gaced Ce:er- aloaclon of aonAtg-s1!leance vltlk eoadlcions. C. Conclude• cluc ch,ert •re proDaDle signidluot •d.erse eovtcu0eata! 1mOae:• sod «cmeod• a daceratoat_en o: 6;~SS!ieaace. TTLINC TU - 573.00 10 ~ ~r SPOKANE COLIN'I'Y L__ JISION OF BUILDING ANL ODE ENFORCEMENT ~ 1026 WEST BROADWAY AVENUE • SPOKANE, WA 99260-0050 ` (509) 477-3675 ~ ~ STTE INFORMATION PRO,JECT INFORMATTON ~ Site Address: 12911 E 4TH AVE Project Number: 00008796 Inv: 1 Issue Date: SPOKANE, WA 00000 permit Use: PE-1860-98 Parcel Number: 45222.0835 Subdivision: FtANGE Applicant: JTS DEVELOPOMENT Block: Lot: 4029 S TERFtA VERDE Zoning: B-3 ReQional Business VERADAI-E, WA 99037 Phone: (509) 927-3879 Owner: TTS DEVELOPOMENI' Contact: Rick Walter Address: 4029 S TEFtRA VERDE Phone: (509) 926-6249 VERAllALE, WA 99037 Setbacl:s - Front: Left: Right: Rear: Inspector: DAN HOWARD Water Dist: Group Name: PE-1860-98 Project Name: ( PERMff(s) ) Lone Plat Contractor: License ENGINEER FIl`r AI. v1AP & PLA $100.00 FII`T AL 21 $1,012.00 Total Permit Fee: S1,112.00 ~ PAYI2ENT S~Y Page 1 of 1 NOTES ) PERMIT Processed By: WRIGHT, RAE Printeci By: CUIvIN1LNGS, KATHY Tran Date Receipt # Pavment Amt 9/28/00 8271 $1,112.00 Total Fees AmuuntPaid AmountOwint! $1,112.00 $1,112.00 $0.00 . Spokane County Public Works Department Divison of Building & Code Enforcement Receipt Receipt 1Vumber: 8271 Customer Number Proiects Full Proiect Nbr Inv Nbr Fee Amt Inv Amt OwinF PAID Pmt 00008796 1 $1,112.00" $1,112.00 $1,112.00 $1,112.00 gi Total: $1,112.00 $1,1.12.00 . $1.,112.00 $1,112.00 Miscellaneous Items Total PAID: $1,112.00 Tender lype Clreck -__-Acct Balance CCNbr E.Yn_Da1e TENDERED Check1 _ 02146 1,012.00 Check2 02147 100.00 Total TEtVDERED: 1,112.00 Over / (Short) $0.00 Change $0.00 Notes: Tran Date / Time: 9/28/00 1:27:19 P M By: KCumming Logon User: KCUMMING Station: KCUMMING Override By: Printed: 91281001:27:22 PM Page 1 ojl . ~ . ' IC C . ~ , UIV1510N OI' L''NGINI's(iRING hNU lt0/1bS • !1 UIVI5(UN Oi; 'I'lil: I'UIiI.IC WC11ZK5 17h;('Att'I'111t:N'I' Williarn A. Jolins, 1'.L'., Cc)unty E-nginecr RECP AGIZ:LEIV1ENT TO P.~~Y FJ✓a.iS Spo ~ ~ono .[~NCIN~;I~1t'S A,GIZI,;T±,MLN'1' N ~I~3L z1 k~~UNry UI1t ~ ~ . E^IGINFER '!'Ids abi'CCIlIC{ll bC(bVCell SOUlianc CounCy ancl UAt.D I" 4~ Id L.p , \vhose interest ili tl►e projc:cl is , ki.c. is cn(crc:cl incu (liis ~ clay 01" 206e) .'1'lfls aSrcci»cnt is applic<<bic (o (I~e pro.jcct kiiown iis: K, ~~4A~S cc m r~. r ~t~iT~fiITT~ ~C.r'1Tt~ llliTil~1')Thal the iilclivicluals alid parties »aiiled laerein as having an iuteresl in tllc above describecl praperty or Pcuject at'cec to thc I'oIluwinb: l. 1Zcinlbursc Spokane County fur pco,jec;t reuicw auct inspection lces as specificd 111 Cllapl(:l' 1:4 ol' iliC SI)uk,fflc Cuuilty Cucle. 'I'lic I'ccs Will bc lMsccl ot► IlClllal salary cusls lI1CUCl'Cd Uy Spol:~uic Couuly 1'01' pco.iect rc:vicws atic] I or inspcccions plus a tcn pmeiil aclministrativc; charge, aii(l Nvill bc UillccJ t»oiitlily ;is accrucci. Any billing 'im0uiils (luc, iucludiiig <111y cxI)cnscs iaicurrccl i►i thc cullcclioii of ail ovcrcluc: ticcouiil, iuusl be paicl I)t'i0c lu lhc Cuuncy's acccptanc;c ol` llic projccl lur . tiling. 11' a projcel is aplaroved ancllor filccl witli a bfll7liCC SIIII Qwlllg, the umpaid balance shali be paicl williiii 30 ciays c}C lltc irivoicc clacc. 2. "1'hc uiadca-sibiiecl agrccs tliat tliesc iecs arc clue aiicl payable upon rcc;cipl uf tlie; billinb as spccil'ic:cl abUVC. 3. Any invoiccs not paid within 30 days of thc invoice date will bc consiclerecl CICI111ClUC11C. 1f <<ny outscanclinb balance on tlte account Cor this prqjc;ct is tlot paid within 30 dilys oC tlte invoice; date:, ii0 112rther reuiews of the project rlocuiuenls will be cociductecl uiltil the cntirc accounL balaiice: is paid. Any bala(lCC Otl Lh(: aecount foc this project not paicl tivithin 65 cJays uf thc invoice clate may result in le6al accioil or the iiiiliation of otliet- collectio» procedures, iiicludilig referral to a CUIICCl1U11 ab(:IICy. 'Clle Spoiisor will be liable for any anci all cxpenses i»curt•ed by the Cuunty Coi' thc co(lecliun o(' overclue accounls. 4. 'rile I11UIllIIIy vll[lllg SllOIIICI Ve 5C11t lU Clll•', actcntion of: N A N1.E : -3.-~S nuuR css: A d2a S, el~~ JUN. ~b~- ~ c t-rY, srATE: J~P~ c..-& vAJ4 llfl C 0 DL. . ~ . ,,o PHoNE Sd~- q,2..&- 6 Z4ct I'HONE 11 2: 561 ~I2I- 3 5~~ t~'nx S6ci- ~q2- ~221 L-Mail ~ t ujiclers(iand that Cailure to pay tllc:se fees may result in (lelay 111 CU117plCUO11 or approval of thc projecl or clthei• ,possiblc saiicliv+is. ❑ lf this fee agreemEnt is coi»pIctecJ by so»>e;one otlter thaii thc Sponsor (i.e., the project owner or a principal in the (iriii sE)onsoring llle project), sucli as iliL' Lnbirieer desisning t(ic; projccl, tlle~l wrillen autliurizzition 1'com the Sponsor speciiic:aaly ilUL11U1'17.[11b l[►e Ageztt (u cxectite tlais Fee Agree►neii( is attilCllev 10 CIIIS e ngrecmcilt. SIGNnTURL I3y: . . iv\ ~>-Xo c..p ~ . (1'IZ 1 N'l'-N l1 M l-3.) ItL'1'UIZN YLLLOW COPY '1'O SI'OKAN]. COUN'1'1' l,NG1NL'EIZS ' k\I\a~ir~l'r~.~ltti~ 2I2(I00 1026 \1' Broadw,ty Avc 5pokanc 11`A 99260-0170 (50I) 477-3000 FA1: (50I) 477-~'1243 't'1)1): (aU')) 324-3166 r , , .~r . . ~r. ~ , ~ , . . . - ~ • ~ in : . " ~ ~ '-y' ~ • ~ . ~ ~ [ T~. r - r 'r • w . . ,1 . , ~ . _ ~ ' ~ 5'• ' - ~ " J~?'•,A'~~ ~ y~ ' : , • - ~ . ~ .~1~ •3~ ,r71•'~N.'`4.~'~`1 ' ~ y~r' • • ~1 p , . . _ . ~ ~j.~~, `,zy^ ~ ~ • , r I ~ I !L - ,':I ♦L~ •v , , , . .1~ ' , ry, J , ~ - ' ' - n . ,'l ~ ~ I9" . • ' ~F eY_ ~r , , r , ~ ~ ' l. ~ .~r. _ _ . . _ _ -_P ~ ' Y ~ l~ ^ ' . i~ n. t~t r _L v r~ -r- Y ~ . ; ; ~ • ~ - . " ~ ~ ~ ~ T _ ' . _ ~ " _ • ' . . , _ ` - : ' _ ~ _ , . , t . . , , ~:•~~~I'~IV1'~ 147N (q "f C,N, pINCGR'IiJG ANI) RC)AD5 ~ /1 'TJIVt'IQN~'~~~7'Itf I'UR~I.IC,' ~'VC~RKS I~1'ARn1(iNT ~ L •Y' W'illlam Ap Jolins, i'.C.,'GoOnly Enginer_r t)ennis 1vt. 5cn11, 1'.C., I)ircctor - . . .~,1 T ) ~ 41' y • ~ • ~ ~ , , , r, ' ~ - ~ ~ • ~ ~ ~ - _ ~ t • - ~ ^ • t~~ ~ , - ~ ' !'ry`ti ~'r f ~ ~ ~ AGIZrrnL~t.~.s ~ • ~ . . ! _ . ~ ' Y~. ~ ~~i~~~ ~ Z~~~~~y'(if( •~•~~~I'• ( f • r , J'• • a ~ ` 't`ti N ^~~M4#~Ti' S171~ ~i,.~~_. ..,li • 1. ` • . I • Y. " • ~,`St ~EN,~;iN:CE~I2~S~~A.,G;R~.TEMJ~~N'I' N~ ~ VIBER 7~-.~y.y~!~~-:', , . f ~ j ~ i ~.q3~ .~~~yy ~ I . . a 'ti ~r.~.l~~ S'Y't~ i'4~_'~,r• • ~ ' • _ ' ' ~ - - ~ Tliis~~ s;~;-- ~ reern~ , _~t.`Sh i41 . ~r - , 1' ° ' - i I 1 • . t . - . s~ ~ ' r.. Sc ~u~ b38Ni~iv~3~noa~,~iv~ ~t - - . . ~ - - - i,:-~:~~ r ~ «i.l~iose i~iterest~;in,~ l~~l,iae_- ,r,o eet' i's ~ 5 ~ . di I~ ~ ,AY' ~R+ ~Y I11 ' T ~ I~. L~I~~~ i~y ~ii I. enl of, 19 .``kiis agree~nent is a~~~plical~le~~t~~~;flie,~~irc~ject t?li'is.~_ ~c_Ua~;y4 4 ; ~t, 'f< • T ~-KI. as~ ;Ra~~` : . • . - - - : _ . . ~ . nY~~~ ' `t~;~` , :r,„r'~J'~y'a•~i~ ~ ~ _ ' ' ~~r.t. and~parties~ nan~ed herein as havi~~g a'~l interest in t.lie al~ove ci'escribed pro}~erty Qr nrQject,~a~ree ae~~'- ~ ~ ~ . , r,'~,~~~`-,;~'~z~- - . . • , _ ^ • _ ~ , tSs ' N 10-`.~11tE" 1, f09~~,~~,0, r` . _ ~ , V fo . - • ' a' R' . ' , - . ' . • ` n nY f;M-~ ~ ~ 'rs`e~S~I~ ~ ok~~~ile~Cc~urnfY far nroJ ect r,evi~ew and i~n:s.pect~lo»,:fees as snecified in Chapter 9.'l4 of~ 'i~liii~ ~ rA~G t~l~ie~S`~`~'k1n'e'~ ~Coun~~ Co~'e. The fee~s wi~l`l; e .h~"se~lt 'i~11~1C11t~'l1 ~ sal~r + FE- ~t?Y- 5. . Y , < , . y costs irictirredhy' S- ~k1~i~~e~. •-~;uR~``: c , . •.t t-_ . ' " • o ~ t~tF ,roc~ Jr.oject _'revi'e~v anc~ or i»s e.c~i , u~n Y..I, s % oiis"p'1us a-tetl p.er.,cent rnir~istrative .charge, :ancl vk_,i;kl' . _ -F •~r~r~~';i~~;e'~~' " f' ~ ' ~ s ; - . - , . . =h;~t~ii 1~1'e'd: niont1irly~,,as ae,c~xued'~. Any: l~i~'ll~iig ~tnounts ~iue inclu ig any expenses iiicurrec~ il~i ' t,)ie" -s cc~l~`e-clfi'on~~gf~~n~~ov,ercl~~e ~account; ~mti~t~t~e'-~ia~icl ~iri~r. to~llie, C iiity'"s acceptai~ice of ~tl~e_projec`t,f«r~~ • ~ ~ z~;~. ~ ..~4... v . - ~ ~ ~ I~~nT,g,. -If:~ra~~roj,ect~is arn'roved andl~:r~.file~acic1e ''_'i!1 owing,~tlie uiip~ ii~ batance stia'I~ lit_~ ~a'i~~i~days-bf ilie invoice c~;ile, '~~~lY'-i,:~, ' ;~~:C?~,~ :~t.Y ~'.x ' ' • ' ~ ~ . ~ • ~ . ' . ~ ~ ~'a`.' ~F n 't T +~~.~vCr"?; ' - 'av rr A " ~ • , , , - • .f~ r'"~'~ :`r p g~}~-c~.:i .y~ . _ ~ , 1 1a{ ~ble , i,~n6 n r,eceipt of lhe billi»g as s~~e , . The-~nclersi~gne.cf~,"a~g~rees that tliese fees.~'r~e ~e lue 'a~rid~'~-c u ,ifie~l"~ tf~~~,~,~'" • - . . - ~ k' =•~.~%Wc-' ~UOV~'-:~ } . ~ ' . . ~ yi~, ';~.,,s ,Fr,- , ' • t~.~1 '~~~i.s ~9~v~tY~'• . , . + - • r''y ~3~~~~AA'yJ i4ceS ~ii~ l naii'c.j'rwit'liiii 3(1 clays c~f clir: ii~ c~i~e`;clatc tvi'll he -cc~~isiclerecl clelii,ac~uent. lf a i'iY. ~ t~ • 1 M~j~~'- •~~~.'rF~A~a~,t~}c~it, ~ t:l~~e aceount, (i.~r ~Iliis~ ' _ ,'~ir~~~ect is~ i~~~t ~ia'ic~l ~vitl~ii~ 3O clays ~>C ~11►c inv~~ic~ ~,I~~t~c t 't.., , r ,'J~ :'r ...i l;Ic.~~.a? ~ }i ~~i-- 't - - t . . . , ; . ~ . . i "--~~'n : f~~~i;t~lie'r"revof t~l>>e ~project cl~:~ctii»e~its ~ ill l~e con(lLi~cte~l u1it,il tl~e entire accoui,~t ba'lar~`ce is :r ' _ ~ N:-- - ~ s c .a~M,~a~+,n~y b~ llanc~e'c% n~ ~flie. a c c c~u ri t fo ~r t,li'is ~i ject lic~t p aicl witliin ~65 clays c~f tl~e iiivoice ciate ~ii~y si I_f ~,je~~al~. ac,tion~ '~r tl~e ii~iliatic~ii ~~tlier ccillect~icin .nr~~ceclures, iricl'ucl,ing' referral ~,to, a~~ , . . '~fiect,io'n , agenc,y.: =The, S'Rnnsnr will' he `liq ,le~ ~for any 1~n~i; al',I' -expe»ses i~~currec~ by the County fc~r : ~ ~ - iei coll'ect'ioii of~overcl'ue ~accourils. 4. r ``I~e~, r»oiithly ~hilli»S sliotil~l ~~e scrit Iot e, aItenlioit of: ~ N~1.M E: ~1rt S . s _ . AD~UR~r.SS; 12929 _ -t Sprac,Tu~' ~VP: . , ~ . . , - . CITY, ST~1TE; . SpQlc E-, W~1 . . . , ZII~ COnE: 9921 ~ . . ~ nI•IONr !f: 92 ~ ♦ 'ti~. ~M~ A~ i_ ' ~ ~ ♦ ~ ' , ~ • • ••,t~ ' • : ~ • 7'`~' '1.,3r~~ c .y'. ` , . Y I~ ~ _ . r ' 'F ~ • . ~ " ~ . , , , , ~ . . Qt,l'S,rj.. l;4t~li~a.t~~~fa;ill'u'_re~'~to=p~y t'I~ies Fees r»~~y,•1-esull, in. ~-del~a~y-=~ii~; ~pi~~~ ~~i~i~ ~r a~proval of tiie nrojec~"Oi-r - ' ; _ ~ ,v'..~ ' - . - , 0K " -~~~.,tJ►f~ ~li~fee~za;gre.eiiient i•s ,co; pleted t~y s'~'iiie~ne~ otl~ier-tlia~~i Spoi~s~)r (i.e., tl►e ~~r~ject ,~w.ner .or~ 'a ~ . .t t'1 ~,f- ~ :•r, ~~~I~y5 F! . . ~ - - _ • ~ ~ ' ~ . x- 'i~iktic4I ~a1lE~i~rf- l!'ie.' frni s~o- s o r ing. Ilt e -E) roject~}; ~siiQt1,'as ie :F~igiueer clesigiiiiig Ilie ,,prciject; Alliien . ~ - - ~ ~'e~`n~auttiori`zati~i~ frci ~tt~e Sponsor 's~~cc~i~fically, A~itlioi•izii1'~; (il~e Agciit to exectitc, tTiis;,ee _T " , . . ; ~ . ~ ;k . ~ . ~ ~ . . • ~ s,:.`~`~~-r-~~°, , ~ . attlcl~ietl l, this Fee 1lgreeiiierit. , , • + ,t ~"~1pd, ~f j ar ' . , • J~ ' - • _ ~ - - ~ i r~~ _ L' • ~ ' . ~ _ ~4~~~~~YYj~ltr~~~~~~ . ; ~ . _ sl~iv~TUa ~ r r~y: . : ~t ~ . . . A ('PR'i'[V_T N''~1r11i1V)~ - so ` - . ~ rOu~TY_~N.~t~ ;k~1s1`nag~eefea.cl~c , ~ ~~.~r~~ , • , . ~ ~ F . , . lcniic WA 992GA-111~70 45f'-3G0Il; ~ CAX: ,(509) 324-3478 `l'1)n: (S(19)`'~324=:i1(6, 'i'~+ • • S~:'t . • . . , F,~.1 y . . t - ~ - =d w e' j~ • , . - , ~ . I ~ .'~•.Y~ -j ~ ~ F ~ `~i .'~a` ~ . ° - . ~ _ ` . ~ r . ~ - - . - . _ .i'_i_. 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O ~ ~ L ,~H~gIT~ ~ ~ ~ . ~ ~ . ~ ,r f ~ r i ~ e ~ . ~ 1 ~ ~ 40r~~ ~ 4 ~ ~ • , . - ~o~~~,,..-•,s~- . . , „ . ,~'~e ~tik;;~~.~3^s,. ,.a w'~'• . ~#I~JIt~r ~ , g . s • ~ ~ e° ~ ~ ~ . . ► ~'""'ti•...,.,........ ' .ir"r i ,,.►!1 yY'tr ~ ~ ' Y` y..r.~r czF , ~ , ~ •1,~ r'' ' r • ~ - :.,-~~YGI~ ~ . ~'~.A ~$t}~', " . _ 1 I ~ ~ ~g , ~ ..iM1.dr 'l,•i ~4{ ,~y rt , ~ + ,~y~ axr• r i ~(~7.1~}~7 I ~ •`~~P • , : ~ . ~ 1° W„{ i i1~+~M " ~~+L . "o ~ tl ~ ' ~ V,. , K . ~ti.~:.~,~p • e .~e!'~~, . . a ~ • ~ ~'~~r~~ ~'y ~s ~"'";y "'~,~"~~G7~~~{ , i.wk • . ' ~ r ~ ~ tm J 1':2W001- AUTHORIZATION FOR PROFESSIONAL SERVICES sme CLIENT: JTS DEVELOPMENT DATE: March 13, 2000 AooRESS: 4029 S. Terra Verde, Veradale, Washington 99037 The signing of this Authorization (Agreement) by CLIENT and David Evans and Associates, Inc. (DEA) authorizes DEA to carry out and complete the services as described below in consideration of the mutual covenants set forth below. 1. PROJECT: The services described below are to be provided by DEA in connection with a Project identified as follows: Keystone Meadows 2. SCOPE OF SERVICES: DEA will perform the following services: See Attachment "A", Scope of Services 3. FEE FOR SERVICES: DEA's fee for services identified above shall be as indicated below following the checked boxes ❑ A retainer amount of $ payable at the time this Authorization is executed. This retainer amount shall apply to the fees due under this Agreement at the completion of the services provided by OEA. ❑ A fixed fee of $ . 0 A"Not to Exceed" fee of $ . ❑ A fee amount based on the attached Personnel Rates and Expenses - Attachment B. ❑ Other: . . 4. EXTRA SERVICES: DEA will also perform Extra Services (services not specified under Scope of Services), provided DEA and CLIENT have agreed in writing to the scope of and fee for such Extra Services. 5. ATTACHMENTS: The following documents which are attached to this Agreement are incorporated herein and by this reference made part hereof. ~ Standard Provisions ❑ Special Public Contract Provisions ❑ Special Construction-Related Provisions ~ Scope of Services - Attachment A ❑ Special Environmental Provisions ~ Personnel Rates and Expenses - Attachment B ❑ Other: CLIENT and DEA acknowledge that they are in agreement with the terms and conditions as set forth in this Authorization. ACCEPTED FOR CLIENT: ACCEPTED FOR OEA: JTS DEVEL ENT DAVID EVANS AND ASSOCIATES, INC. BY gY DATE DATE Alty *-O RECi6:.~~ED J U L 21 MO Page 1 of 9 SPOKANE COUNTY ENGINE 9M wCONTRACTSlKEYSTONE.DOC March 14, 2000 t . Attachmenf "A" SCOPE OF SERVICES PROJECT SCOPE The project is the development of Keystone Meadows final plat for 21 residential lots. This project will include the preparation and filing of a final plat and construction drawings for streets, drainage facilities, water lines and sewer lines. Task 1- Project Management Services DEA will provide general engineering administrative services such as coordination with the Client, Municipalities, Utilities, Contractor, etc. throughout the planning and design stages of the project. Scope of Work for Task 1: 1. Project coordination for the Civil Engineering work on the project with the Client, County, and utilities companies. 2. Attend meetings as required. The amount budgeted for coordination meetings is eight (8) man-hours. 3. Quality control review to assure completeness and accuracy of reports, calculations and design drawings prior to submittal to regulatory agencies. Work not covered under Task 1: 1. Construction inspection or supervision. 2. Construction management or scheduling. 3. Major revision of prefiminary plat by owner. Task 2 - Topographic Survey" 'DEA will obtain field data and prepare a topographic map of the property to be developed, which will illustrate the existing ground surface to one (1) foot contour intervals. Scope of Work for Task 2: 1. Establish vertical datum. 2. Obtain field data. 3. Locate existing visible utilities. 4. Prepare topographic map. + . . , _ . . , . Task 3-/nterior Road Design and Stormwater Management Reporf DEA will provide final design plans, details and specifications (on the plans), and a Stormwater Management Report of stormwater runoff, conveyance and disposal facilities for the interior road system. The Stormwater Management Report will analyze post-development runoff quantities and pt'ovide calculations and supporting data for design of the required facilities. Design will conform to the Spokane County guidelines for stormwater management. Scope of Work for Task 3: 1. Prepare pfan and profile drawings for interior roads conforming to Spokane County private road standards. The plan will illustrate the curb profiles, curbs, and drainage facilities. 2. Prepare stormwater management report for runoff from the road and the subdivision in accordance with the appropriate regulatory guidelines. The report will include all hydraulic calculations for runoff, inlet capacity, pipe capacity, etc. w Y K/CONTRACTS/GUTH. DOC Page 5 of 10 March 14, 2000 ~ Attachmenf "A" SCOPE OF SERVICES Work not covered under Task 3: 1. Quantitative analysis of downstream drainage comidor. 2. The proposal includes one original submittal to the County for review and one resubmittal. Additional submittals are not part of this scope of work, unless they are required due to an obvious omission of information on DEA's part. 3. Geotechnical investigation of soils. 4. Construction administration and inspection. Task 4 - Water Plans DEA will provide construction plan and profile drawings and specifications (on the plans) for the extension of water lines into the subdivision. Scope of Work for Task 4: 1. Prepare plan and profile drawings for the extension of water lines into the subdivision. 2. Coordinate the location of fire hydrant assemblies on the plans. 3. Coordinate the water system layout and design with Modern Electric Water Co. and Fire District #1. The amount budgeted for meetings is six man-hours. 4. Prepare "water plan" for Spokane County Planning Department. Work not covered under Task 4: 1. Extension of water system beyond the project limits. 2. The proposal includes one original submittal to the District and one (1) resubmittal. Additional submittals are not a part of this scope of work unless they are required due to an obvious omission of information on DEA's part. 3. Construction administration and inspection. 4. Pressure network analysis of system around the proposed subdivision. . Task 5 - Sewer Plans DEA will provide construction plan and profile drawings and specifications (on the plans) for the extension of sewer lines within the subdivision. Scope of Work for Task 5: 1. Prepare plan and profile drawings for the sewer lines into the subdivision. 2. Coordinate the sewer system layout and design with Spokane County Utilities. The amount budgeted for meetings are six man-hours. Work not covered under Task 5: 1. Extension of sewer system beyond the project limits. 2. The proposal includes one original submittal to the County and one (1) resubmittal. Additional submittals are not a part of this scope of work unless they are required due to an obvious omission of information on DEA's part. 3. Construction administration and inspection. Task 6- Fourfh Avenue Widening Plan DEA will provide a design plan and profile for the widening of Fourth Avenue adjacent to the subdivision. . ~ , . K/CONTRACTS/GUTH.DOC Page 6 of 10 • March 14, 2000 10 Attachment "A" SCOPE OF SERVICES Scope of Work for Task 6: 1. Prepare plan and profile drawing of the north half of Fourth Avenue illustrating the existing pavement edge and new curb grades. 2. Prepare stormwater management report for runoff from the north half of the street. This information will be inciuded in the report prepared under Task 3. Work not covered under Task 6: 1. Design of Fourth Avenue beyond the subdivision limits except for the appropriate tapers for pavement transition. 2. Geotechnicaf testing for pavement design. Task 7 -Erosion/Sediment control Plans DEA will prepare details and a layout plan to mitigate soil erosion and sedimentation during construction. Task 8 Final Plat and Lot Staking DEA will verify the boundary of the property, prepare the final plat document, and stake the boundary and lot comers. Scope of Work for Task 8: 1. Confirm and establish boundary of property. 2. Prepare final plat in accordance with Spokane Cflunty Ordinances and RCWs. 3. Monument all lot comers and boundary. Temporary front corners will be set until street construction is completed. 4. Coordination with Spokane County. The amount budgeted for meetings are 10 man-hours. Work not covered uader Task 8: 1. Review and filing fees or costs related to plat certificate. 2. Title insurance. Task 9 - Construction Staking DEA will provide construction staking as outlined below. Scope of Work for Task 9: 1. Set rough grade stakes on centerline of roads. 2. Set curb grade offsets. 3. 6luetop two (2) courses for roads. 4. Set offset stakes for water line construction. 5. Set offset stakes for sewer line construction. 6. Provide stakes for drainage facilities. 7. Provide location and grade stakes for electrical services. Work not covered uader Task 9: 1. Price assumes stakes and bluetops will be set one (1) time only. Any restaking will be at Contractor's expense. 2. Cost of centeriine monuments or installation of centerline monuments. ~ K/CO NTRACTS/G UTH. DOC Page 7 of 10 March 14, 2000 . • • • Attachment "A" SCOPE OF SERVICES Task 10 - Construction Administration DEA will provide construction phase services of periodic inspection and administration. Scope of Work for Task 10: 1. Provide clarification of oontract documents as required. 2. Coordinate geotechnical testing between contractor and testing firm. 3. Inspect the worlc as follows: a. Water and Sewer trench backfill. b. Sewer pipe joints, manhole bases and pipe slope prior to backfill of trench. c. Drywell installation. d. Pond bottom rough grade. e. Road subgrade. f. Road base course prior to paving. g. Curb forms prior to concrete placement. h. Paving operations 4. Prepare "as builY" drawings of water system, sewer system and drainage system. Work not covered under Task 10: 1. Compaction tests, concrete strength test and asphaltic concrete compaction tests. These services shall be provided by geotechnical consultant. 2. Water line installation will be inspected by Modern Electric Water Co. Task 11- Reimbursables Outside expenses incurred by DEA under this agreement will be charged at actual cost plus 15 percent (15%). These expenses may include, but are not limited to, costs for photographic or reproduction services, deliveries, mileage for inspection, etc. I ~cn ~ DAVID EVANS AND ASSOCIATES, ' T R A N S M I T T A L West 110 CCitRIlJO To: Bill Hemmings, P.E. RECEIVED spokane, Wcuhingtonggzo1 Spokane County Engineers J U N 0 6.2000 Tel: 509327.8697 A~t COUNTY ENGINEER F~- 509•327•7345 DarE: June 6, 2000 FROnn: Doug Busko, P.E. PROJECT: Keystone Meadows, P-1860 PROJ. JTSD0000-0004 "e1 ITEM, DESLRIPTION ~A.:° y " • , - - : _ ~ ° V • ; - ii~cQ54vffi~ - -R aS__fi- v .r't~, rwl~ ~r~~ . : 't•~. _ • - .,r a rxl . 1 1 6/2/00 Completed Pre-Design Form FAX COVER SHEET SPOKANE COUNTY ENGINEER' S OFFICE 1026 W. Broadway Avenue, Spokane, WA 99260 Phone: (509) 477-3600 Second Floor Fax # (509) 477-7655 DATE : FAX TO: COMPANY: ~d~~ ~ 0 ~ s ~ Sa e~ h-~''~~. ~ , CITY/STATE: Number of pages (including cover sheet): FROM: ~..~c vv~ y~ti~.~,a~, MES SAGE: tLPQ ~~v t~t l W c-rA-- Pre-Design Meeting Notes Spokane County Engineers Office Project Name: J<C.Y5ToAJ46 /vJ&4,j,-~,AoL0 _S Project Number: F> -18(oo Project Sponsor: ~,J(FtZiZy s-roL_p- 3~T-'S ~-1~✓E~-o Sponsor's Engineer: Desi S,,A. Firm: ~V~j Engineer: LGp Meeting Date: yi4~ ('p ~~01IM04- Meeting Time: ic/sd, County Staff Present at Meeting: Other Meeting Attendees: I4,o4w.s3 , e%Apulbs& w3t0 , beA 4 A:!zsb c, name/representing name/representing name/representing name/representing, The Following Items need to be Discussed w/ the Design Engineer General Items 1 a. List certain special requirements listed in the Conditions of Approval, EIS, or MDNS. This is not an all-inclusive list. The Engineer and Sponsor is responsible for adhering to all Conditions and design criteria. description 4 OH`Y A{/Lce OrF,- !F &Po.av, 6 F- Ko-) g~',(- 0l,~Pe 6 00*z- reference ~ o 44-4- ,d ~ . . ~o description reference description reference c.Q . O,J A-30-OFU CaA_XS_ description reference ! Z . s ` Fa.-r-~,ae_6 4e.R o N 'g'~ -4,~e . 6-, c . t 8 lb. Does the Engineer have a copy of the Examiner's/Staff Conditions of Approval? ~~-e-, ~ Pre-Design Meeting Notes for Project: Page: 2 Spokane County Public Works 2. Include Standard Plan notes in the Road and Drainage Plans. Road Plans 1. Road Classifications and Design Criteria. #1 #2 #3 #4 Street Name Ava-, Mvwe~~ ~~lr,--,c> Lti L*J Classification e'°'"a`-~ ~~~~,s~ 'P*-c VA-'ir=: Roadway Width, W PA L-,;= IgLors 8.S Ac~ Z-41 QG,:" Z u~ Ac.;p Zc;> 'A<-p Minimum right-of-way 44 ~ 4~ c ~ ~ width see note (1) Min. Horiz. Curve w/ super Min. Horiz. Curve w/o super General Land Slope/Terrain r,~_,p.T r=Lp,T Design Speed, mph ""Rp ✓j Zo Zo ✓ Zo ~ Curb Type & Clear Zone -R L 1 AJoA, (see Sec. 3.15) FV'0,K,ZAc.V, oF CA Rep Sidewalk required? (yes/no) Yc-- t jo f /V o /(10 /vo Note (1) Additional right-of-way may be given by the Sponsor. Discussion: 2. According to the Design Engineer, what is the maximum number of units which will have access from a single roadway? __LQ) . What is the max. allowed per Sec.1.03? SD 3. Minimum intersection spacing is 300' for along a Principal or Minor Arterial (per Sec. 3.04), and 150' for a Collector or Local Access street. What spacing is provided for this project? Pre-Design Meeting Notes for Project: Page: 3 Spokane County Public Works 4. Are any off-site slope easements needed, or off-site right-of-way acquisitions needed? If so, describe. Aa_-:~5 5. What type of turn-arounds are needed? (i.e. cul-de-sac, hammerhead, etc.) Street Name Turn-around Type Location .'z > 4N 6. Road Surfacing Requirements (Sec. 3.16) a) What method in determining road surfacing requirements does the Design Engineer propose to use (i.e. AASHTO Design Method, County thickness table, or other)? r ___1~. b) Provide the Design Engr. a copy of the Soil Sample Procedures, Design Report Format & Alternate Pavement Design Table. 7. Does the Engineer plan on applying for any Design Deviations? If so, briefly describe below. Please note that approval of all Design Deviation's must be obtained prior to construction plan submittal. /Vo d ~5~v~v -~✓~.~7-io~t.~S ~ti ~ e./~~-^7~~ Storm Draioage l. Basin Map a) Did the Design Engineer bring to the meeting a basin map? )~SS . If so, does the basin map show topography and sufficient information to be useful? Ye;s • b) Does the basin map depict any contributing off-site runoff flowing onto the property? No Does it appear to be correct?~~5 . If not, explain. c) Is a site visit needed to verify the basin limits? Schedule for: S::?l_ 00 . Pre-Design Meeting Notes for Project: Page: 4 Spokane County Public Works {Note: Concurrence with County Engineer's on basin limits is required prior to plan submittal.} 2. Is the site located within the Aquifer Sensitive Area (ASA)? V56 . What type of water quality treatment is proposed by the Design Engineer? 20g ~~~4;,E~5 3. What subsurface investigations, if any, are needed with this project to make sure the proposed disposal process will function as planned. /l~oA,1E_, ~-~e.7z r~ i c3 ,.J 6) C; 4 4~_-_ c- S 4. Are there downstream conditions which will affect the design of drainage facilities. If so describe possible mitigative measures. lA> . 5. Is maintenance access provided to each GPA swale or drainage pond? If there is something unusual, what requirements were given to the Design Engr.? Lc>e-4-7'uo N S 6. What does the Developer/Engr. propose for providing for perpetual maintenance of the drainage facilities? Please briefly describe proposed mechanism, and what is needed to accomplish this. 4_150 C, r ,4.ri o1V fA)~~a CZ, >~/E~,~~-vr-~ - 7a. What Design Storm(s) should be used in the course of analysis (i.e. 10-yr, 50-yr, etc.). Y2 kea-'e4AX~= . 7b. Is a Detention or Retention system proposed? Please describe. /1JV . ~ Pre-Design Meeting Notes for Project: Page: 5 Spokane County Public Works 8. Are Erosion Control Measures required with this project? If so, briefly describe applicable requirements. / 9. Is a second Pre-Design Meeting needed? /00 • . List of Documents Provided to the Sponsor's Engineer: a) (f.~e b) c) d) e) Any easements needed outside of the plat'boundary, for drainage or other, are to be acquired prior to road and drainage plan submittal. The Sponsor or Sponsor's Engineer shall provide separately a legal description and Title Commitment (or similar proof of ownership) of the affected parcel(s) for proposed easements. The Submittal Checklist, completed and signed by the Sponsor's Engineer, shall be provided with each plan submittal. Note: Provide a copy of tliis completed document to tlte Design Engineer at tlie end of tlie pre- design meeting. k 21. The applicant shall contact the Division of Building and Planning at the earliest possible • . stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Designldevelopment concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. 22. A homeowners' association shall be formed prior to final plat approval. A copy of the homeownerslproperty owners' association articles of incorporation andlor bylaws and/or covenants and restrictions, together with provisions for maintenance of private roads, as wells as drainage and landscaping easements, shall be submitted for review and approval to the Division of Buildin~ and Planning prior to finalizing. 23. A filed avia#ion easement satisfactory to the Felts Field Airport Board shall be provided prior to filiria of the final plat. . . 24. This property has been identified as bein; historic on the Spokane County Cultural Resources Inventory. The developer of the proposed project is required to work with the Spokane City/County Office of Historic Preser.vation in order to develop methods of mitigating any potential negative impact to the identified cultural resource. 25. Prior to approval of road and drainage plans; you are required to coordinate with the United States Postal Service to determine type and location of central mail delivery facilities which may include applicable easements for developments.of three or more homes. Prior to release of a building permit or use of property as proposed: 1. Coriditional 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. A Professional Engineer, licensed 'in the State of Washington, shall submit final road and drainage plans, a drainage report and calculations that conform to all current standards and laws governing stormwater manaaement in Spokane C;ounty. Final drainage plans and a drainage report shall receive the County Engineer's acceptance prior to release of a construction or building permit, or approval of the land action. Followincr final plat review by the Spokane County Engineer, drainage language will be drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion with the final plat document. 3. The stormwater management systems and roads for this plat shall be constructed and certified to be constructed in accordance with the accepted road and drainage plans, or all the required improvements must be bonded for in accordance with Spokane County regulations, prior to the recording of the final plat. Record drawings and all construction documentation shall be submitted with the proper certification statement. 4. A bond for the anticipated engineering inspection and certification portion of the project shall be posted with the County Engineer prior tc plan acceptance. HE Findings, Conclusions and Decision PE-1860-98/ZE-18-98 Paue 20 , J 5. If the project is proposed to be developed in phases, a phased road and drainage plan shall be prepared by a licensed Professional Engineer, which clearly shows the phasing of the development. The plan must demonstrate that each phase of the development is in conformance with the applicable Spokane County road and drainage standards, and the Conditions of ` Approval for the plat as well as any applicable regulations that may apply to this project from any other governmental authority. 6. Construction within the proposed public streets and private road easements shall be performed under the direct supervision of a licensed engineer/surveyor, who shall furnish the County Engineer with "As Built" plans and a certificate in writincy that all improvements were installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced. 7. No construction work is to be performed within the existing or proposed Public right-of- way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 8. All construction within the existing or proposed Public right-of-way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements. construction certification, "As Built" plans and monumenting the street centerlines shall be filed with the County Engineer. 9. The applicant is advised that individual driveway access pernuts are required prior to issuance of a building permit for driveway approaches to the County road system. 10 The applicant shall dedicate 2.5 feet of additional night-of-way alonj Fourth Avenue. 11 The County Engineer has designated a Collector Arterial Roadway Section for the improvement of Fourth Avenue which is adj acent to the proposed development. This will require the addition of approximately 8.5-10.5 feet of asphalt along the frontage of the development. The construction of curbing and sidewalk is also required. 12. The private roads shall be improved to adopted Spokane County Road and Sewer Standards for private roads. 13. All vested owners shall sip and record private road documents as prescribed by the Spokane County Engineer. These documents shall be reviewed and approved by the Spokane County En~ineer prior to recording with the Spokane County Auditor. Recording numbers shall be referenced in the dedicatory language of the plat. 14. That the following statement be placed in the plat dedication: WARNIiNG: Spokane County has no responsibility to build, improve, maintain or other wise service the private roads contained within or providing service to the property described in this plat. By accepting this plat or subsequently by allowing a building permit to be issued on property on a private road, Spokane County assumes no obligation for said private road and the owners hereby acknowledge that the County has no obligation of any ki-nd or nature whatsoever to establish, examine, survey, construct, alter, repair, improve, maintain, provide drainage or snow removal on a private road. This requirement is and shall run with the land and shall be binding upon the owner, their HE Findings; Conclusions and necision PE-1860-98/ZE-18-98 Pace 21 ' heirs, successors or assign_ .:,luding the obligation to participate in uie maintenance of the a private road as provided herein. Pes Th e proposed plat shall be improved to the standards set forth in Spokane County olution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees in new construction. 16. The Counfiy Engineer has examined this development proposal and has determined that the impact of this proposal upon the existing County Road System warrants the dedication of additional Right of Way and the roadway improvements herein specified. Q The County Arterial Road plan identifies the South Valley Arterial as a 160-foot Principal erial. The existing right of way width of 60 feet is not consistent with that specified in the Plan. In order to implement the Asterial Road P!an it is recommended that a strip of property 45 in width along the South Valley A.rterial frontage be set aside,in re"serve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to the South Valley Arterial. (Te The County Arterial Road plan identifies Fourth Avenue as a 70 foot Collector Arterial. existing right of way width of 40 feet is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan, a strip of property 12.5 feet in width alon, the Fourth Avenue frontage shall be set aside in reserve. Th.is proper may be acquired by Spokane County at the time when A.rterial Improvements are made to the Fourth Avenue. 19. The applicant is advised that there may exisl utilities either undergound or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane _ County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs, and to make arrangements for any necessary work. 20. The applicant shallgrant applicable border easements adjacent to Spokane County R.i1ght of Way per Spokane County Standards. 21. A traffic distribution study was prepared for this proposal and accegted 'oy the County Engineer. No additional traffic information or mitzgation is being required for the proposal at this time. - SPOKANE COUNTY DIVISYON OF UTILITIES 1. The dedication shall state: "Public sewers shall be constructed to pzovide for the connection of each parcel to the County's system of sewerage. Uses on properties within the final plat shall be required to connect to the sewer and pay applicable charges per the County Sewer Ordinance. Sewer connection permits are required." . , 2. The dedication shall state: "A public sewer system shall be made available for the plat, and individual services provided to each lot prior. to sale. The use of individual on-site disposal systems wi 11 not be authorized." HE Findings, Conclusions and Der,ision PF,-1860-98/ZE-18-98 PaQe 22 000 906koane alle y 11707 E Sprague Ave Suite 106 ♦ Spokane Valley WA 99206 509.921.1000 ♦ Fax: 509.921.1008 ♦ cityhall@spokanevalley.org I June 12, 2006 Attn: Mr. Stark . Indemnity Company of California C/O Neville & Neville 4720 200' St. SW, Ste. 4100 Lynnwood, WA 98036 . Re: Release of Indemnity Bond 4853616S Principal: JTS Development Inc. Proj ect: PE-1860-Keystone Meadows Dear Mr. Stark, Construction of the public works portion on the above referenced project has been accepted by the City of Spokane Valley. Therefore you are authorized to release unmediately, Performance Bond No. 8536165, in the amount of $77,600.00 in full. If you have any questions, please contact me at 688-0185. Sincerely, John V. Hohman, P.E. Senior Engineer cc: r 1S P O K A N E C O U N T Y DNISION OF ENGINEERING AND ROADS A DMSION OF THE PUBLIC WORKS DEPARTMENT William A. johns, P.E., CopyW$ngigeeOF THE COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON TO: BILL HEMMINGS FROM: DAVE BERTO DATE: December 26, 2000 SUBJECT: BOND ITEMS P1860 KEYSTONE MEADOWS The bond for the above-mentioned project is for the following items: 1) All the items on the approved road and drainage plans. yt ~ ~ ~ 1026 W. Broadway Ave. • Spokane, WA 99260-0170 o (509) 477-3600 FAX: (509) 477-7655 (2nd Floor) 477-7478 (3rd Floor) o TDD: (509) 477-7133 ~ Page 1 of 3 Wayne McGavran From: John Hohman Sent: Monday, June 12, 2006 8:01 AM To: Wayne McGavran Cc: Alysa Wiyrick; Henry Allen Subject: RE: List of project needing response to recommendations Ok to all. Wayne please write the applicable letters to close out the projects or notify developers where necessary. Thanks. -----Original Message----- From: Wayne McGavran Sent: Thursday, March 23, 2006 10:53 AM To: ]ohn Hohman Cc: Alysa Wiyrick; Henry Allen Subject: List of project needing response to recommendations John, Shown in the table below are projects awaiting a response to our recommendations. Please see the e- mail pertaining to each project or ask us if you need more information. SHP O 1-04 Jochium Short Plat OK - warranty review due in 2007 BSP 00-48 Spokane Va11ey Ma11 Indiana It is likely the escrow account is no Avenue longer valid and a warranty bond was never established. Therefore, we recommend this project be considered closed with no further action necessary. PE 1750 Shelley Lake PUD Lake and The cracked and settling sidewalk will Shelley Lake 1 st Addition require replacing in the near future. However, unless the missing bond holder mentioned above suddenly appears, there is no obvious option that would require the developer to make good on its repair. Our recommendation, unless there is another alternative that can be used to hold the developer accountable, is to consider this project closed without further action. PE 1885 Prai.rie Orchard Request the submittal of as-built Record Drawings bearing an Engineer's Stamp. Release the surety bond in full without requiring a warranty bond following receipt of the as-builts. We will write the letter explaining this to Landworks 6/12/2006 , Page 2 of 3 - Development if you agree with our recommendation. PE 1852 Strawther's Addition Do nothing further until future status of project determined. ME , Send letter releasing warranty bond and close project. PE 1848 Bradley Heights Send letter to Jim Mahar Homes, the developer, to remove fabric from drywells along Mission Avenue with a reminder to complete swale construction before warranty bond can be released. SP 611-90 Single Residence Consider this project closed. SP 1251A UR 3.5 Single Res. Alteration Project complete except for remaining 208 swale. Release bond in full once sod is placed in swale. PE 1414B Riverwalk 3rd Addition Consider this project closed PE 1750D Shelley Lake 4th Addition The redesigned plan for Pond C should be submitted and punch list items corrected before reducing or - releasing the suret,y bond. PE 1339 Alcott Grove Addition Consider this project closed. PE 981 Southern Mobile Home Park Consider this project closed. PE 1345 Kirken Guthrie/Carpenter Consider this project closed. PE 1649F Evergreen Pt. 6t' Addition Consider this project closed. PE 1414K Riverwalk Commercial Request `Record Drawings' and project Certification be submitted. Have developer remove fabric and replace frame and grate on d.rywell ' with one meeting County Standards. Upon completion of these items, release bond and close project with no further action needed. PE 1751 B Midilome East 2"d Addition Consider this project closed. PE 1206E summerfield East Sth Addition Have John or Alysa conduct a walkthrough with contractor to verify replacement of cracked sidewalk 6/12/2006 Page 3 of 3 panels and determine necessary swale improvements. Have developer remove fabric from drywells and inlets. Once this has been done and corrections made, release warranty bond and consider the project closed. Wayne 6/12/2006 Page 1 of 2 • Wayne McGavran From: Wayne McGavran Sent: Wednesday, March 22, 2006 9:23 AM To: Alysa Wiyrick Cc: John Hohman; Henry Allen Subject: Recommendations for PE-1852, PE-1860 & PE-1848 Alysa, PE-1852 Strawt6er's Addition I visited the site on 3/16/06 and noted that no work has been done on this project to date. The file contains a letter from the City of Spokane Va11ey, dated 6/3/05, approving a request for an extension of time for Preliminary Plat Approval which was to expire at 5:00 p.m. December 31, 2005. Their reason for the request was they needed time to obtain a letter of credit. A Letter of Credit was in the files, dated 12/2/2004, with Spokane Teacher's Credit Union. Called STCU and talked to Ms. Vicki Steen who told me that the funds were still frozen for this LOC. Recommendation: Do nothing further until sta.tus of project determined. I visited this site on 3/16/06 and noted the following items of concem: 1. The longitudinal joint on 4t' Avenue had not been sealed. 2. At the east corner of 4t' and Morrow Lane the inlet was broken. 3. The first inlet east of Morrow Lane on 4th was broken. - These two inlets had broken at the wings of the inlet and don't seem to be causing any problems with runoff to the swales. The bond for this project is for $77,600 and the bonding company is Indemnity Company of California. The bond was-dated 10/03/00. The file contains "Record Drawings" and Certification Package. Called bonding company on 3/17/06 and bond is still active. Recommendation: Require pavement joints on 4t' Avenue be sealed and once this is done send letter releasing bond and close project. PE-1848 Bradley Heights I visited this site on 3/17/06 and noted the following items of concern: 3/22/2006 Page 2 of 2 1. The drywells located along Mission Avenue still have the filter fabric in place on the frame and grates. 2. The swale on the west side of Edgerton Court has not been constructed. The warranty bond for $2900.00, with Washington Trust Bank, is still in effect. The date this bond was taken out was 2/4/03. This project was constructed in 2002 and contains a note that 208 swales are to be sodded or seeded when adjacent lots are completed. They are in the process of building houses on the west side of Edgerton Court, therefore swale on that side not done yet. I could not tell if drywell had been installed in this swale due to spoils pile in this area. Recommendation: Send letter to Jim Mahar Homes, the developer, to remove fabric from drywells along Mission Ave. with a reminder to complete swale construction before warranty bond can be released. Please let me know if you agree with these recommendations or if you have any questions. Wayne 3/22/2006 , ' • J¢ , t y f ROADWAY IlVIPROVEMENT and ROADWAY IMPROVEMENT INSPECTION BUND-SPOKANE COUNTY Bond No. 853616S ' Spokane Counry Engineer File # P1860 - Keystone Meadows I KNOW ALL BY THESE PRESENTS, that (1)l;Vl•:I.()t'E,1t N1~ik]E), as "PmCtpAi.", and BONDING COMPANY n D M tiT T T Y r n M p AUy}.F r A-EIb'~^ ~~14, a corporation organized and existing under the laws of the State of C AL I E 0 R N I A . and aiithorized to transact a surery business in the State of Washington, as "SuftETv," are held and firmly bound unto Spokane Counry, a political subdivision of the State ot Washington, as "OBLIGEE," in the penal sum of $ 77,600.00 (Seventy-Seven Thousand Six Hundred and No/100 USDollars) itemized as follows: Roadway Construction: Private Roads:$40,100.00 (Forty Thousand One Hundred and No/100 USDollars) 4`' Avenue: $31,350.00 (Thirty-One Thousand Three Hundred Fifty and Na►/100 USDollars) Roadway Inspection: Private Roads: , $4,000.00 (Four '~"bousnnd and No/100 USDollars) 4`' Avenue: $2,150.00 ('Ywo Thousand One Hundred Fifty and No/100 USDullars) lawful money of the United State of America, for the payment of which the Principal and Surety bind themselves, their heirs, executors, administrators, successors and assigns, jointly and severally, firmly by these presents. WHEREAS, said Principal is the developer of a tract of land in Spokane Counry known as Keystone Meadows (Spokane County Project No. P1860) and being located in Section 22, Township 25 North, Range 44 E., W.M., in Spokane Counry, Washington, and said County has required that a bond be fumished in an amount sufficient to pay the construction cost of installing to the approved grades, curbs, sidewalks, drainage control andlor paving of roadways adjacent to said development, and such other work as in incidental and necessary thereto, as well as all in accordance with the accepted plans on file at the Spokane County Engineer's Office, and Spokane Counry Road Department Specifications dated April 1999, and to the satisfaction of the Spokane County Engineer; such improvements to be completed wit6in two (2) years or less from the date of plan acceptance unless said time period be extended at the option and with the expressed written consent of the Spokane County Engineer; and . WHEREAS said County has required that a bond be fumished in an amount sufficient to pay the cost of consuvction inspection and testing for roadway and storm drainage construction of said development, and such other work as in incidental and necessary thereto, all in accordance with the accepted plans on file at the Spokane County Engineer's Office, and Spokane County Road Department Specifications dated April 1999 and to the satisfaction of the Spokane Counry Engineer; such services to be compteted within two (2) years or less from the date of plan acceptauce unless said time period te extended at the option and with the expressed written consent of the Spokane County Engineer. . THEREFORE, upon failure of Principal to comply w'ith the - requirements stated herein within the time authorized, ' and upon delivery of written notice thereof by Obligee to Surety, the Surety shall make satisfaction to Obligee to the extent of this Bond; and. THEREFORE, the obligation of this Bond shall be kept in full force and effect until, in the opinion of the Obligee, the requirements herein stated have been satisfied, in which event written release will be given by the Obligee, the Obligee having sole right to grant such release. Surety hereby waives all rights to release from the oblieation excent as here;n Q*.?;efi. SIGNEn AND SEALED this 3 Rp dsy of Q(_ T n R F: R _ qnnri ~ BONDING COMPANY: ~ INDEMNITX (:nMPANY OF CALTFORNTA y~`~.F ~ --NLVILi.,E . , y~'Address: 4720 2 0 0 T H 5'P S W S T E# 100 Ci~, State: LYNNWOOD, WA = ' ' • _ l~ eree ~f l02 Zip Code: 9 8 0 3 6 _ ~ Phone (425) 670, 5 ~ 1 . Ly: 'I'itle: ~ PRINCIPAL (developer) : T S D E V E L 0 P M E IV T I N C , Address: 4029 S TERRA VERDE , City, State: VERADALE , WA Zip Code: 99037 Phone (509) 927-3879 . . a , . • , . ~ (2) For an acknowledgment in a representative capacity: NAME OF ENTTTY : J T S D E V E LO PNiE 1`d T I N C A WASHINGTON CORPORATION 'By: KURT F STARK , (7yped Name) Its: ATTORNEY-IN-EACT (7~pe of Authoriry) State of Washington ) . )ss County of S n o h o m i s d , Ku r t F who aeared before me, and said I certify that I know or have satisfactory evidence that S t a r k' ' _ is the Person Pp person acknowledged that he signed this instrument, on oath stated that he was authorized to ezecute the instnunenc and acknowledged ic as the A t t o r n e y- I n- F a c t of. I n d e m n i t y C o o F C A t o b e t h e f r e e a n d. v o l u n t a ry a c t o f s u c h p a r ry for the uses and purposes mentioned in the instrument. ,,~•`''~~~~KAYI Dated N °e •a, ~ ~ .n ~ . ~ R . . ° ° r ` • ± 0~ 1C lIl 1IId o J o ~ ~ '~-for of Washingto • ~ q .v ~ yA~oi8tment F~cpires: ~ , .r..] ~ /L\ PI~` ~ / V ,~06~,/`~ • 0 i t~~1~11~• . •'•s;OP V1/ASO%"O.•'• •90~~~~~,~~° . _ • (2) For an ucknowledgment in a representative capaciry: NAME OF ENTI'Iy : J T S DEVELCPME,IUT INC A WASHINGTON CORPORATION ' By: GERALD M STOLP _ R ~~~~~D.~q~~~i (T3'ped Nome) N~ ~.4 ~,~t~i ~00 Ics: SECRETARY , . _ - . . „ (TyPe of Authoriry) ~ N; PUBl1G 2` ♦ State of Washin on 1a ~ )SS /111111 County of Spokane ) Gerald I certify that I know or have satisfactory evidence that :-S t o 1 p is the person who appeared before me, and said person acknowledged that - he. signed this instrument, on oath stated that 'he was authorized to execute the insmiment and acknowledged it as the S e c r e t a r y of, J fi S D e v e 1 o p m 2 n t I n c . to be the free and voluntary act of such party for the uses and purposes mentioned in the inscrument. 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N~~- i~`-' ~--~I,' ~ ~I ~,I~`_~~ ~ ry I` , , r ^ J1- ',I'_ G i ~ ~1i rl,. ~i~ .li ~A - ~ -a ~ ~ c ~ y~ ' I A , ,,--•1'~=~~, =9~1 r.-;(:I~.(!I~P~Pi:~~1;- >ui;.~-° 1~=-~• p',~-'~<--~ -'P!~~~~~;~~I~<--~f-~~~iII=--~I! ORANGECOUN~TY` ~ ~~'I~; ~fll,~p_!~`, 1- ~„~q,~_ -,1 ~f~~i~~ ~~i9~ ~ ~ f~ -~~4~~ ~~1 ~ 1 -~q^~ Q~ P~~_~ ~A-~~ i1~~_ -pr- ~n~ -1R ~ u~ 11- I _ .1~ _ - yp~~~ ,,~f~~ ~~~pr- - ~,~,,,F~~,c~71~- p~ ~==~r~v" ~y,9,~~C~~---~ =M ~ ~ I - --I - - - ~ .~~~,c-,r ~ 0~~~c-~~~ < ` 'y _`c--_ 1 _ Com °Ex ~G:~ 1 2002' , lJ ^ ~,-,i ~ Ip u Y - „ V 1 r ~ n ~i ~ Y; !I~• P~.. I J~C~ L ~r ¢~I ~f ~ ~ ~ - ^r '~ill~~-'=-:~~ ~-''~I I , -~1 ~ - -•;i,- I.I~`~-'sii~l° ~ ~(~~c-~ l1,~1,!,'= ~;~=-~~il~f ~~--1~;~~--~~I',c-_~-~~f c-~r-'I~~I ~c- ~ }c~,~,i~~P~ z,11 - ` - P~~- ~ I~~~~~'__~ _ ~ °.■,rl~ { ,id` ' ~1~~-,~~~ '-,p~ ~}1.~ ~ ~ f~ ~ ~ ~,q~ ~~,_,F,~ _ ,pn °~E~ „1 -~~~nr ~CE'R~IFICATE"~- ~-1 >4 _ ~~I ~~I , e 7a ! ~ ~,l ' li,- ~ 'q " I , -i . ~ c 7 ,i~,.,~ e=---. . i i.~ u a~ , r~ ~ ~q~C- ,r ; , yr,~l`r ,.~,I _ t~ a~ ~~~<_.r~"~`~~~ r~q ~rr. ~~~,u~~~~~ ~ < 1~~^f~ b ~ `i~.- 'P~ ,~l ~~i j, ~ i~ , ,C^' ~i~~ i~-- -A ~ ~ r~Cl' '1 - _ I;I.-~_--.~ , . _ °I'C~-- 1~=-~"~9i~r= -'I, s ~ -?~lu;"='~ ~ ~~'"ull~-,---~P`= I ~i~l I ~ i~.'_ , The undei~igned;~ as.Sen~or~ Nice~Prssident.~f INDEMNITY_COMPANI~OF CALIFORN,IA~•and ~Se~ior~ViaB Pre'sident of DQEVELOPERS-,IN~URANCE' COMPA~IY; do~~_hereby~6 i~ cerli~y"thq.~the~"oreg0j ng and=attached.Power of,,Att orney. ecriamsin full fof~ andlia~, not.been ,r ti~vok'ed~ an -furt err~ re-that~t e.^~oVisjons-of~t e~tesolutions of the res ect~v_e~Board's~<_-, l~ I 1 I ~i ~ I-- _II 4 ul--> ~~--ti ~ I~ = e~~"~Ill= ~4~.r~~IY ~J~1` ii iic- ~;~p i(,r ,1~ 1 , ~ _ _q directors;of said~oorporaE~ons,set fort liqthe Fowec Attorney~~are_iinforce as.or,.the~date ot ths Certif-jcate: ~f ~ ~ ~ --R.r~. , nI - ~ I - Jn~--- ' il',~~`."11~ `~~_>I i„~ J - - AA I~f r,i ~ r I ~ ~h,> ~I.-~~ - - Ar ~~~1 M1~ ~f A~__ --'I~~c pIl ~~~F I'I'~-- ~,I~~- ~1 ( ~ - i,~ ~ f y!i yfi r=y.i1 P n c-, r ~1~~ I, ~ 2Of~s'I'I~ -;fllje --~fll;~~l; V~~;4'!~tl_~nf~-r~~l~u "4~_.JJ ~~i1~,`~ j-~~~ ui~ p~ `F-' - 1- ~yrThis'Certrtif~ateVexe"~c1ted~;in_~the•Citar;Q~filnine,VM1`i811f0y lar - lJ~~-- ~~5~~'' d) - ~1~,,-=~„~ _ _ i i,i ~ ,~b i- - I, ~JII _I ~u~i- . ~ lI ~ -I u- D u° - - I ~ , - .,~~=~1~.~ ~ ~ `~~~,~`-=-~,~i~~--~~ ~ - ~ 1=-- ~ C~ °~~~1~C~~1~--~, - ; ~ = ~i ~n ~e~ ~ ~r r I~<<.,,p,~ ' ~M f 1~ ~i!1~ ~ - ~1_ ~11_ ~,I'- ,~i ~-~i ~ - - 1 'rINOEMNITY~COMP p - r~°' _ P~~AN-Y.OF_-_ -CrACIFORNIA f~gp-,~l~ °,~~,~~3M'UN`p i,'~, I 1-i n ~i - r~,DFNEL-0P;EF~Sf INS A~ l U NCE COMPAN1f-~'` '',I~ ~f ` h~`- , i~~r~~~ i ~~'~~'y ~ ~-~l, rj " t ^ _ 1 _f P ^ - iil ~ T ~ ~ ' 1' - - - I' + ~ . r ' I ~ ' 1I I _ I~--_ 11.-"' i ~,~~~~i~II ~ V~`-"-_'ij1~ A 1 'j~ q~l;~c~l,l ~^SC~~y`,~1Il~- I` --~II~~~ ~~1~i ' '1j~~I-~-~lil ~~~--.i,c~nlII (I ¢II~' ~~i~f ' T~~~'~~-'~~` ~ Ifll-"'-~~ ^li' ~4 - l i'-n -,~h~ _ ~ji i'r' ^,1.--_d~_ _~u~ l'' - ~dr_j'~` _~I`--"^p~'PAN_Y~_ ~Q~~~ >1'I~-''- -;7n ~ _4,~~_ ° ~ ~__•~~--~`ii-_~Pg~-^''-~NNSl1Rq~,_ _ " li -,i,~ 'i ~u ~ c- ra - ~ i _ i ; _yi--~~ _,i~_ _ „ _dPPOR -,li-` 1 - ~ ° ~G~ , ,t ~ .-.,i'r^_ Q~ (~QO R~_~~,- _ z~~~-~~fl~w,< _~~'1=-~„ - ( ~~~,~~~=--~~i'«~;~%°1 r Y-,.~r.-~~ 1~,~,~,~ ~ ~1 _ -~~~r~~1~<I~P~-,~~~ i~° ~~G,:_~09~ l- , ~~-,Q~~a~ ~~,~'`2- Bu=p~~- - 7 _ -,ji~ - - ..r~r z ~ ~ ~1oc~~s T__ ,By_-~'-_ ~.~A^ - - ~ '1`-;(.~~ ° ~~+a =zi ~ Q " n,~~ >Of,_ . - ~(I,<<n- 4'WI~IlafT11T $h"@Y8f ~ -y~if~-:' ^ >~I~~ 11 ~~:~7~I- ~ - ' ' ± _ "Ir_ > h 11 - ,i~ ~f~lllll$IT1 ~ :=$f1 e~reT~-=~', _ ~ . 1 ~ , ~ ~2D 9 'o _ ,~L ' ' „II`'~.S ~G p~l~~~-~l~(~c~,~~r-~i -~li ~ '~<,;TI~' ~~~I="~,='p~ , ~ '--l)`' ~ I~~ ' `.1 ~-;II ~'7(I~ 1~--'lIV' ~ i4 -'H-~4 - ,I~~ ~s~,~r~l J I~I - ~ , _ { ~ S~n~or ice.President_~~ ~ J~~,1 ~ . _ f ~ ~ 1. - ~f Senio~~~re-Presi~l~,i~t; - ~ o_: ~ ,-,'1,,G--r1'~? ~'1~= I,~~~^ h~ 1, -~1 , 'i~ _ ~C~.` ,,~~1-- rF a~ _ ~ ~.i----, , ~ll_ „ _,~~~~i~~~~~a '~~~--~,'I,~-=~ R iFOP_ ~ ~'~i-_~,,_ _ _1j=~,11_ ' - ,q~_ ~ _,!1 ~ -I'~1('~< ~I1 - Ilr-- I'~ ~~I~~ ~~~i~l-a'~, _ _ ^~~I'~ _ ~ ~ ~ _'11_ _'1,_ Ij- ~_1 _po_- - ~ - ~ , - ~r . -~rr~~,~ _~~,-z,-~~ i~~~`~ bl ~+'~J~ i I~~1=^ I 1 ~ 11 t;'1 ~1 1J_II[ ~ ' ~F~c,~~_~r 'I~F' _ - i- -P' ' LI I.-I~.11~_~~ I~~~I ~~I-~~~`~~~- fiN,iiil ~~il~~-,hl J~aPA ~Iflr-~P~I.. 1i-1 ~-~"f~- _~~~'Itil ill - ~~io~R v~ti~ i ~ ~ ~ ~ - ~ ~ ~f _ ~ ~ _ _ ~ , - _ ~ e4 C r 98 I _'-"r- - -~r-'-I "t- _ _rr~J ~ I_~~=ull`a, i ''rnr_ _.i1. _ _~-_~i ~ ~P_~'_~_' _f(ii~i^ ~ ~i1 ~ \ -II~'"r- I ' - - - - - - - . i / • ~ : - cr y • • i , ROADWAY IMPRO EME and ROADWAY IlVIPROVEMENT INSPECTION BOND,SPOKANE COUNTY Bond No. 853616S Spokane Counry Engineer File # P1860 - Keystone Meadows . r KNOW ALL BY THESE PRESENTS, that (I)IaVE1.()111?it Nr1ME), as "PRIIYCipA[.", and BONDING COMPANY INT?FMNTTY rnMpANY.U.F-CALZF-^~~I A . , a corporation organized and existing under the laws of the State of C AL I F 0 RN I A , and alithorized to transact a surety business in the State of Washington, as "StrnE'['v," are held and firmly bound unto Spokane Counry, a political subdivision of the State of Washington, as "OBLIGEE," in the penal sum of $ 77,600.00 (Seventy-Seven Thousand Six Hundred and No/100 USDoUars) itemized as follows: . Roadway Construction: Private Roads:$40,100.00 (Forty Thousand One Hundred and No/100 USDollars) 4`hAvenue: $31,350.00 ('Thirty-One Thousand Three Hundred Fifty and Na►/100 USDollars) Roadway Inspertton: Private Roads: , $4,000.00 (Four'fl'housand and No/100 USDollats) 40 Avenue: $2,150.00 (Two Thousand One Hundred Fifty and No/100 USDullars) lawful money of the United State of America, for the payment of which the Principal and Surety bind themselves, their heirs, executors, adrninistrators, successors and assigns, jointly and severally, firmly by these presents. WHEREAS, said Principal is the developer of a tract of land in Spokane County lrnown as Keystone Meadows (Spokane County ProJa:t No. P1860) and being located in Section 22, Township 25 North, Range 44 E., W.M., in Spokane County, Washington, and said County has required that a bond be furnished in an amount sufficient to pay the construction cost of installing to the approved grades, curbs, sidewalks, drainage control and/or paving of roadways adjacent to said development, and such other work as in incidental and necessary thereto, as well as all in accordance with the accepted plans on file at the Spokane Counry Engineer's Office, and Spokane Counry Road Department Specifications dated April 1999, and to the satisfaction of the Spokane Counry Engineer; such improvements to be completed within two (2) years or tess from the date of plan acceptance unless said time period be extended at the option and with the expressed written consent of the Spokane Counry Engineer; and WHEREAS said County has required that a bond be furnished in an amount sufficient to pay the cost of construction inspection and testing for madway and storm drainage construction of said development, and such other work as in incidental and necessary thereto, all in accordance with the accepted plans on file at the Spokane Counry Engineer's Office, and Spokane Counry Road Department Specifications dated April 1999 and to the satisfaction of the Spokane Counry Engineer; such services to be completed within two (2) years or less from the date of plan acceptance unless said time period be extended at the option and with the expressed written consent of the Spokane County Engineer. . THEREFORE, upon failure of Principal to comply with the-requirements stated herein within 'the time authorized, and upon delivery of written notice thereof by Obligee to Surety, the Surety shall make satisfaction to Obligee to the extent of this Bond; and. THEREFORE, the obligation of this Bond shall be kept in full force and effect until, in the opinion of the Obligee, the requirements herein stated have been satisfied, in which event written release will be given by the Obligee, the Obligee having sole right to grant such release. Surery hereby waives all rights to release from the obligation excenc as he*e;n st?!ed, SIGNED AND SEALED this 3 Rp day of Q_ T OR F R ~ . BONDING COMPANY: INDEMNITY ('.nMPANY OF (,_AL.TFnRN7A C/~;) 1Lvy1r.T.F F. . 1NI,LZ'ILLE Address: 4720 200TH ST SW STE# 100 City, State: LYNNWOOD, WA _ Zip Code: 9 8 0 3 6 . Phone (425) 6 1 By, . 1itle: PRINCIPAL (developer): %T T S D E V E L 0 P M E N T I N C Address: 4029 S TERRA VERDE City, State: VERADALE, WA Zip Code: 99037 Phone (509) 927-3879 • . (2) For vn acknowledgment in a representative capaciry: NAMEOF EN'ITTY : J T S DEVELOPNEPJT INC A wASHINGTOIV CORPORATION By: KURT F S?ARK (7-yped Nume) its: ATTORNEY-IN-EACT (7~►pe of Authoriry) State of Washington ) )ss County of S n o h o m i s O I ce that I know or have satisfacto evidence that Kur tF is the rson who ared before me, aad said rtify ry S t a r k* _ Pe person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrumenc and acknowledged ic as the A t t o r n e y- I n- F a c t of : I n d e mn i t y C o o F C A to be the free and voluntary act of such parry for the uses aad purposes mentioned in the LIISIrL1II18Ai. ~KAY~~~~ °o c ~ . • • ~ . Dated ~ 3 /,nd ' N . C' • t ~.J ~ ♦a ' 4 ~ • y~ r~ ~ e~c . ° ` o. ic in and d w ~ ~'-for ft ca~ of Washingto My Alpintmeat Eacpires: • D b `7~ s (9 o T 07 7 - 0A`O• O O p 1 ~ . 0 w \l 7` WASt'~ ..9~0 . ' . . - , . (2) For on acknowledgment in a representative capaciry: NAMEOF FNT'ITY : J T S D E V E L Q PM E.NT I NC - A WASHINGTON CORPORATION By: GERALD M STOLP V" l ~~D a p i~ ♦ 1Y,.•'~:oii ~q ♦ (Typed Nome) It,s; SECRETARY (7ype of Authoriry) ZN; pU611C .2~ . ~ State of Wastungton INAS;~~~~~ ~ss County of Spokane ) . Gerald I certify that I lcnow or have satisfactory evidence that S t o 1p is the person who appeared before me, and said person acknowledged that he. signed this insuument, on oath- stated that he was authorized to execute the instrument and acknowledged it as the S e c r e t a r y of. J T S D e v e 10 pm e n t I n c . to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated etheNomr.v~blic in and State of Washington. ~ My Appointment Expires: 2 06A ~ ~ ~ ~ - POWER OF ATTORNEY OF , . . JEMNITY COMPANY OF CALIFORhiA ' ~ . AND DEVELOPERS INSURANCE COMPANY - , P.O. BOX 19725, IRVINE, CA 92623 •,(949) 263-3300 N0047356 NOTICE: 1. All power and authority herein granted shall in any event terminate on the 31 st day of March, 2002. ~ 2. This Power of Attorney is void if altered or it any portion is erased. 3. This Power of Attorney is void unless the seal is readable, the text is in brown ink, the signatures are in blue ink and this notice is in blue ink. - 4. This Power of Attorney shoutd not be retumed to the Attorney(s)-In-Fact, but should remain a permanent part of the obligee's records. KNOW ALL MEN BY THESE PRESENTS, that except as expressly limited, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, do each severally, but not jointly, hereby make, constitute and appoint ***M Russ Neville, Angela K. Nelson, Alice Neville, Kurt F. Stark, jointly or severally*** the true.and lawfut Attorney(s)-I n -Fact, to make, execute, deliver and acknowledge, for and on behalf of said corporations as sureties, bonds, undertakings and contracts of suretyship in an amount not exceeding Ten MiIlion Dollars ($10,000,000) in any single undertaking; giving and granting unto said Attorney(s)-In-Fact futl power and authonty to do and to perform every act necessary, requisite or proper to be done in connection therewith as each of said corporations could do, but reserving to each of said corporations full power of substitution and revocation; and all of the acts of said Attomey(s)-In-Fact, pursuant to these presents, are hereby ratified and coniinned. ' This Power of Attomey is granted and is signed by facsimile under and by authority of the following resolutions adopted by the respective Board of Directors of INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE,COMPANY, effective as of September 24, 1986: ~ RESOLVED, that the Chairman of the Board, the President and any Vice President of the corporations be, and that each of them hereby is, authorized to execute Powers of Attorney, qualifying the attorney(s) named in the Powers of Attorney to execute, on behalf of the corporations, bonds, undertakings and contracts of suretyship; and that the Secretary ar any Assistant Secretary of the corporations be, and each ot them hereby is, authorized to attest the execution of any such Power of Attorney; RESOWED, FURTHER, that the signatures of such officers may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile, and any such Power of Attomey or certificate bearing such facsimile signatures shall be valid and binding upon the corporation when so affixed and in the future with respect to any bond, undertaking or contract of suretyship to which it is attached. _ • IN WITNESS WHEREOF, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY have severally' caused these presents to be signed by their respective Presidents and attested by their respective Secretanes this 22nd day of Oecember, 1998. . ~ ~ • INDEMNITY COMPANY OF CAUFORNIA DEVELOPERS INSURANCE COMPANY ` . ' . . ' ' . i'~ ~ i~ ~ . , • - - • • • , , ' • , - - . . ; . i . . ~ ~ ' ~i i~ ~ ~ ' ~ ^i: ~ • ~ 'i' . ~ , . . + ` 1 ` :1 • 1 . 1) . 4i . • _ • _ ' 1 f _ ~r17 ~ . . 1 ^ ~ l• ~ ' ' • ~ i ~ B r ~ 'I + ~ ! - a ~ ~ ~ . ~ • e ' .e . . , . _ _ - _ . ' ' " _ ' ' " " 1 ~ , ~ ~ • . Y • JGU~ , , Y ' . L . ~ . ~B . - - : -Dan F.'a/incenti, Jr. -Dante incenti, Jr. • - ~ ~ ~ . . President ; _ - - /~,PAN ' ' ' , , • ' ' • . ~ ' P , sident • S0SUq44, p . . PPOq PO O ' _ ~i ii__ ~:a' • _'~~ii_ _1~ /?O ~~09~ =ATrEST • ~i a ' „ , i~ ~ , . Q. n - - - - `'s • _ , } _ A"11-i.OCTS :R: 27 71 m r"--•~~7._ o 1~79 1'~' f' - ~1 / ~/F~' 'a` ~ i, _ j ~'t 1'_~~ _ ' 1~ I { ~ iF P ~ - By j _ ' . ' ~ - ' - ' i ~ r.. Y - i • 1 4 ~ 1 • ~ ~ . * - ` BH • - - • ~ ~ _ _ I ~ _ _ i . _ ~ r i~~/'~~~, t ~ _ ~ _ ~ , • ~ , ~ ~ ' • ~ , i Wa11er'Cr'owell! ' r I Secreta Walte~ Cnowelt ' ! i + _ _ 7t ~i~: _i~ ry' =^~I...'~~~~ - ^~t -~i - ~ii ~ ~ _ _ • ` ~i~_ , ' ' j~.'~ii• ~ _ i ISCCf@t3~/ ~ ' _ i~ _ . '1 _ fl 1C' - ~1.. -~M~~r'~~ ~ -s0° • - 7 - i ~d{ 11 ~ t+- .-jt 'a 'fi ' , ~ ' ; -t~_ - . • ~ ,s _ •'~.°j;~~.•i~ . !_!i _ _ _~1_ ~~1~ '`j ' '!_}1~_ ~1 °__I~~~_•li r~~~_1 .t_ ri_~_I~_ li ~ . ' • :A"'o ~t~t •~'1 11 .V~~~ •~5~~~^~I- »~l' ~ F ~1 ~1 ~i_'' ._I!-•'~!i ~ i~ ~-~7 '_I~_ ~~'~t{ . ' -;t ~ ~r'_ . ~ ~ -i "STATE OF C~IUFORNIP , r , ~ 1 c~ , r 1 ~ , . , ` . ~ - . , _ , , ; . . ~ ~ ' ; - , ~ - ~ • . • ~ . . - : ~ ~ ~ ; I At~~t I1,.._'' 1 1' " ' k' - ~i) OS.u ~r COUNTYlOFO~RANGE='~=~ t_.~~-,_ ~d ~^~{;,.II r 'i_. 6! ~_1~l~: J;".._~1 ~ " " ,_i1•~~-,i - I ,1 ' ~ ~ , _ • • f - - ~ ' • - i - • ' - , ( _ " • ~ ~ ~ _ ' . ; _ ; : i. ~ ' ' ' . Ri 1~ ' ~ ~ t. ' •i ' ~i . -;:.On Qecember 22, ~998, before-~me, C: HollisiBirS.~ersonally appeared•Dante F. Vincentii ,I,Jr.~and WalterisCrowellI, personally kn'own to me (or;proved to me on the:basis of satisfaCtoryevidence) to be the peison(s) whose name(s)'is/are subscribed to the wkhin Instrtlm6nt'and acknowlecfged to me that he7sheJtheyfexeci~ted the sarrre in,his/her/their authorized capacityCes); and.that by hisJheNtheir signature(s) ori the instrument the person(s), or'the entrty upon behalf of which~the person(sj acted, executed the instrurtient. ~ - ' . WITNES ~ - i~ . , ~ . ~ - , ; ~ ~ i' - , ~ ' - Smy hand and official•seal. • _ << ~ ~ _ ' i ^ ~ ; " ' . - , . ' - - , ~ - - . , ' ~ ~ : . , . ~ ~ ~~~0~.:..~.r~,o . . • ~o~..^rra ~ . ~ , . - • ~ ~ • r - ' , - ~ ' ~ ~ ~ t C. HOLLISTER ~ Signature. COMM. f# 1192615 . , , , , , ~ ~ , ; ~ . , • , • . ~ ' - Nota ,ry Public - Galifomla . ~ . , . ~ • , , ~ - - ' ' ~ . ~ ~ . ! f ~ ~ . ~ - . ~4 , ' ~ • ~ ~ ; ' - - , ; ,ORANGE COUNiY , ; : • . , - ~ . ~ ; ~ - , e y ~ ~ ' " ' ~ ° ; i ' • ? ' ' : i ~ - - = - - - ~ i My~Comm. Explres AUG: 111 , 2002- ~ - - ~~j _ ~i . ~ f~ ~ ~ij ' . .W ~ , _ ` DR,_• svt~~t, . „1 . . i . ~ ' ; . l , _ ~ CERTIFICATE' . 1~_ 1~• ! " _ ' ~ ~ r ~ ~ ~ ~ i~ r ' ^ - ; 'I' . i ~ ~ , ~ ~ . ~ . ~lfie_unders'igne~; as.Senior ce President oi INDEMNITY COMPANY OF CALIFORNIA; and Senibr Nice President of DEVELOOERS INSURAf~.CE'GOMPANY,:does hereby ~ I . ~ - t - ~ . , . certify tFiat tt~e foregoing and attached Pow r.pf Attorney rmams in fu0 force and-has not ~n revoked; arltl.furtherrriore ttiat thje pro'~fisforid pf the resolutions of the,respectiv,e Boards of Olrectors;of said co'rporatioris set'forth'iii lhe Power of A`ifo{ney; are in fotce as of the date"`af this Certificate.i l I p ~1 . 1•... <<_ . I EI _ ~i_ . ' 1~_..;1 5"N- •This Certificate Is ezecutedin I'tCityof Irvine ~Cliia, tFiisay ot' INDEMNI'TY.COMPANY~OF,CALFORNIq.qd ! . 1) - • -f t1 ; 'l--:' ;t P~ .~DF~VEIOP S1~N+ URgNCECOMPANY 'i-• , , ' • , ..~~1 • '~F' '~1'^' , • "r~"•r ' _ ~_'~y ~~~1 ~~•".('~~''1 1~ ' ' 4ti. 1: ' ;1 1~ r,- ~I- S~. r ~^~I='-,~~ )F.,~ P.T Q~QO.P,, o. By _ . i _ . ~~p _ ~I 7 . '~E. ~ 11~ ~ _ .~i ~ !M' ~ " ~ : _ ~ i , i~ =f.~ ~ , - , • ~ ~ ~ ,ocT s ~ c o uaa 107e ' ~ • : ; _ ' _ . " = William'T. Shere- 1867" - Wllliam Y. Sherer ' ' • ' . ' ' ` - ,~~o ` Senior Vice President \o. ,.P,~/ c~~~... ~r,,,,. s u o, ~ P1860 - Keystone Meadows Construction inspection Private Roads $40,100.00 4000.00 4th Avenue $31,350.00 2150.00 subtotal $71,450.00 $6,150.00 total $77,600 7671 Date/JqC~QD ,pa9es~ J v ' Post-i~ F~ Note From 0 pAti ~ To c, a44`s Phone # C 14,11- 36(}b ~ Phone # Fax # Fax „foT0' i ' , • BOND ESTIMATE PROJECT Keystane Mleadow8, P-1880 (4tt1 Avenue) NAME Daig Busko, P.E. DATE 2S,Sep-00 DRAINAGE ITEMS UNIT3 QUANTITY PRICE C03T 1) Drywdl - Type A(complete) EA 2 1400.00 2800.00 2) Drywell - Type B(comple4e) EA 2000.00 0.00 3) Grate - Type 1 EA 320.00 0.00 4) Grate Type 2 EA 345.00 0.00 5) Grate - Type 4 EA 2 300.00 600.00 8) Bacldll FCr DW CY 60 17.25 1035.00 7) Conaste Inlet EA 0 800.00 0.00 8) C.M. Pipe 1(' Dia. LF 24.00 0.00 9) C.M. Pipe 12" Dia. LF 36 27.00 972.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia. LF 30.00 0.00 12) Precast Marthote EA 1500.00 0.00 13) Sdid lid EA 325.00 0.00 14) S1iv2de 8 Ditch Ezcavation CY 120 10.00 1200.00 15) Thru Sidewalk Inlet - Type 2 EA 280.00 0.00 16) Curb Infel - type 1 EA 7 150.00 1050.00 NON STANDARD DRA{NAGE ITEMS 1) Swale Flnish Grade & Tapeoii CY 40 20.00 800.00 2) Irrigation LS 0.00 3) Scd SF 0.70 0.00 4) Hydroseed AC 2500.00 0.00 5) Erosion Contrd LS 0.00 6) 0.00 DRAINAGE SUBTOTAL 8457.00 1) Monumenls EA 1 200.00 200.00 2) BaRicacte LF 35.00 0.00 3) Street Signs EA 1 80.00 90.00 4) Striping LF 0.50 0.00 5) Traft Control LS 0.00 • g) 0.00 OTHER SUBTOTAL 290.00 GRADING, SURFACING, CURB, AND SIDEWALK 1) Excavate Roadway (1' prism) CY 160 10.00 1600.00 2) Top CourSe CY 80 15.50 1240.00 3) gase Course CY 15.50 0.00 ~ 4) Asphatt Cortc.rete TONS 110 46.00 5060.00 5) Curb Type A LF 7.50 0.00 6) Curb Type B LF 330 8.50 2805.00 7) Curb Type R LF 8.50 0.00 8) Sidewalk SY 200 17.50 3500.00 NON-STANDARD ROAD ITEMS 1) Sauv Cut Pavement LF 440 2.50 1100.00 2) Rerr►cxe E)6sting Pavement & Sidewa[k SY 480 3.00 1440.00 3 Remove E)osting Curb LF 2.00 0.00 4) Adjust Utility Lids EA 200.00 0.00 6) Mobilization LS 1 3000.00 3000.00 7) 1 0.00 GRADING AND SURFACING 19745.00 CONSTRUCTION TOTAL $ 28,492.00 SURETY @ 11096 a ROUNDED $ 31,341.20 use 31350.00 5) Construction Engineering STA 4.3 500.00 2160.00 Bond Total b33,500 BOND ESTIMATE PROJECT Keystone Meadows, P•1860 (Priwatte Roada) NAME Ooug Busko, P.E. DATE 29-Sep-00 DRAINAGE ITEMS UNITS QUANTITY PRICE COST 1) Drywell - Type A(oomplete) EA 3 1400.40 4200.00 2) Drywell - Typ9 B(oomplete) EA 2000.00 0.00 3) Gtate - Type 1 EA 320.00 0.00 4) GrBte Type 2 EA 345.00 0.00 5) Grate - Type 4 FA 3 300.00 900.00 6) Backfill For DW CY 90 17.25 1552.50 7) Cmcxete tnlet EA 800.00 0.00 8) C.M. Pipe 10" Ois. LF 78 24.00 1872.00 9) C.M. Pipe 12" Dia. LF 27.00 0.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia LF 30.00 0.00 12) Precast Msnhde EA 1500.00 0.00 13) Solid lid EA 325.00 0.00 14) Swrdle 8 Ditch Ezc&vatiorl CY 300 10.00 3000.00 15) Triru Sidewatk Inlet - Type 2 EA 250.00 0.00 16) Curb Inlet - Type 1 EA 150.00 0.00 NON STANDARD DRAINAGE fTEMS 1) S1n►ale Fnish Gtade 8 Topsoil CY 165 20.00 3300.00 2) Imgation LS OAO 3) Sod SF 0.70 0.00 4) Hydtoseed AC 0.202 2500.00 505.00 5) Erosion Contrd LS 0.00 g) 0.00 DRAtNAGE SUBTOTAL 15329.50 1) Mortuments EA 200.00 0.00 2) gartitade LF 35.00 0.00 3) StrEet S+gns EA 2 90.00 180.00 4) Striping LF 0.50 0.00 5) TrafFc Contrd LS 0.00 g) 0.00 . qTHER SUBTOTAL 180.00 GRADING, SURFACING, CURB, AND SIDEWALK 1) Rpadway earthv►nprlc CY 660 10.00 6600.00 2) Top Cflurse CY 300 15.50 4650.00 3) Bsse Course CY 15.50 0.00 4) Aspltalt Concx'ete TONS 209 46.00 9614.00 5) Curb Type A LF 7.50 0.00 ~ 6) Curb Type B LF 8.50 0.00 7) Curb Type R LF 8.50 0.00 8) Sidewalk SY 17.50 0.00 NON-STANDARD ROAD ITEMS 1) Saw Cut Psvemeni LF 2.50 0.00 2) Remave E)dsting Pavement & Sidewnik SY 3.00 0.00 3 Remave E)dsting Curb LF 2.00 0.00 4) Adjust Utility Lids EA 200.00 0.00 6) Mobilization LS 3000.00 0.00 7) 0.00 GRADING AND SURFACING 20864.00 CONS?RUCTION TOTAL $ 36,373.50 SURETY @ 110% 8 ROUNDED $ 40,010.85 use 40100.00 5) ConsUuction Engineering STA 8 500.00 4000.00 Bond Total a44,100 , a L a I ! rO S P O K A 1-4 E ' C U 1-4 T Y DMSION OF ENGINEERING AND ROADS A DMSION OF THE PUBLIC WORKS DEPARTMENT William A. johns, P.E., Co~~~kqtreOF THE COIJNTY ENGINEER SPOKANE COUNTY, WASHINGTON TO: BILL HEMMINGS FROM: DAVE BERTO DATE: December 26, 2000 SUBJECT: BOND ITEMS P1860 KEYSTONE MEADOWS The bond for the above-mentioned project is for the following items: 1) All the items on the approved road and drainage plans. 1026 W. Broadway Ave. • Spokane, WA 99260-0170 o (509) 477-3600 FAX: (549) 477-7655 (2nd Floor) 477-7478 (3rd Floor) • TDD: (509) 477-7133 ~ .m t . . i P1860 - Keystone Meadows Construc#ion Inspection Private Roads $40,100.00 4000.00 4th Avenue $31,350.00 2150.00 subtotal $71,450.00 $6,150.00 total $77,600 pages~ J 7671 Date/LLtC~QQo Post-it~ Fax Note From ~ P~~,Ail , T° ~ ~-W 51K",t' co.~~ (17 ~4'~is Co.lDgp~t _.:'f.' Phone # ( 411'36f}~ ~ Phone # Fax # Fax#~~~-~- , t ~ BOND ESTIMATE • • PROJECT Keystone Meadows, P-1860 (4th Avenue) NAME Doug Busico, P.E. DATE 29-Sep-00 DRAINAGE ITEMS UNITS QUANTITY PRiCE COST 1) Drywell - Type A(complete) EA 2 1400.00 2840.00 2) Dryweli - Type B(camplete) EA 2000.00 0.00 3) Grate - Type 1 EA 320.00 0.00 4) Grate Type 2 EA 345.00 0.00 5) Grate - Type 4 EA 2 300.00 600.00 6) Backfill Far DW CY 60 17.25 1035.00 7) Concrete Inlei EA 0 800.00 0.00 8) C.M. Pipe 10°Dia. LF 24.00 0.00 9) C.M. Pipe 12" Dia. LF 36 27.00 972.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia. LF 30.00 0.00 12) Precast Manhole EA 1500.00 0.00 13) Sdid lid EA 325.00 0.00 14) Swale 8 Ditch Excavation CY 120 10.00 1200.00 15) Thru Sidewstk Inlet - Type 2 EA 250.00 0.00 16) Curb INet - Type 1 EA 7 150.00 1050.00 NON STANDARD DRAlNAGE ITEMS 1) Swate Finish Grade 8 Topsal CY 40 20.00 800.00 2) Img~ion LS 0.00 3) Sod SF 0.70 0.00 4) Hydmseed AC 2500.00 0.00 5) Erosion CoMrol LS 0.00 g) 0.00 DRAINAGE SUBTOTAL 8457.00 1) Monuments EA 1 200.00 200.00 2) gartiqae LF 35.00 0.00 3) Street Signs EA 1 90.00 90.00 4) Striping LF 0.50 0.00 5) Traffic Cantro! LS 0.00 • g) 0.00 OTHER SUBTOTAL 290.00 GRADING, SURFAC{NG, CURB, AND SIDEWALK 1) Excavate Roadway (1' prisrn) CY 160 10.00 1600.00 2) Tap Course CY 80 15.50 1240.00 3) gase Course CY 15.50 0.00 4) Asphalt Catcrete TONS 110 46.00 5060.00 5) Curb Type A LF 7.50 0.00 6) Curb Type B LF 330 8.50 2805.00 7) Curb Type R LF 8.50 0.00 8) Sidewalk SY 200 17.50 3500.00 NON-STANDARD ROAD ITEMS 1) Saw Cut Pavement LF 440 2.50 1100.00 2) Remwe EAsting Pavement & Sidewa(k SY 480 3.00 1440.00 3 Remove EAsfing Curb LF 2.00 0.00 4) Adjust Utility Lids EA 200.00 0.00 6) Mobilization LS 1 3000.00 3000.00 7) 1 0.00 GRAOING AND SURFACING 19745.00 CONSTRUCTlON TOtAL $ 28,492.00 SURETY @ 11096 b ROUNDED $ 31,341.20 use 31350.00 5) Construction Engineerfng STA 4.3 500.00 2150.00 Bond Total a33,500 ~ . ~ ` BOND ESTIMATE • / , , PROJECT Keystone Meadaws, P-1860 (Private Roads) NAME Doug Busko, P.E. DATE 29-Sep-00 DRAINAGE ITEMS UNITS QUANTITY PRICE COST 1) Drywell - Type A(complete) EA 3 1400.00 4200.00 2) DrywelI - Type B(complete) EA 2000.00 0.00 3) Grate - Type 1 EA 320.00 0.00 4) Grate Type 2 EA 345.00 0.00 5) Grate - Type 4 EA 3 300.00 900.00 6) BaGcfill For OW CY 90 17.25 1552.50 7) Coricrefe Inlet EA 800.00 0.00 8) C.M. Pipe 10" Dia. LF 78 24.00 1872.00 9) C.M. Pipe 12" Dia. LF 27.00 0.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia. LF 30.00 0.00 12) Precast Manhole EA 1500.00 0.00 13) Solid lid EA 325.00 0.00 14) Slnrale & Ditch Ex;avation CY 300 10.00 3000.00 15) Thru Sidewalk tnlet - Type 2 EA 250.00 0.00 16) Curb tnlet - Type 1 EA 150.00 0.00 NON STANDARD DRAINAGE ITEMS 1) Swale Finish Gtade & Topsoal CY 165 20.00 3300.00 2) trrigation LS 0.00 3) Sod SF 0.70 0.00 4) Hydroseed AC 0.202 2500.00 505.00 5) Eroeion Control LS 0.00 g) 0.00 DRAINAGE SUBTOTAL 15329.50 1) Monuments EA 200.00 0.00 2) Bamicsde LF 35.00 0.00 3) Street Signs EA 2 90.00 180.00 4) SViping LF 0.50 0.00 5) Traffic Control LS 0.00 g) 0.00 4THER SUBTOTAL 180.00 GRADING, SURFACING, CURB, IWD SIDEWALK 1) Raadway earthriwrk CY 660 10.00 6600.00 2) Top Course CY 300 15.50 4650.00 3) Base Course CY 15.80 0.00 4) Asphalt Concrete TONS 209 46.00 9614.00 5) Curti Type A LF 7.50 0.00 6) Curb Type B LF 8.50 0.00 7) Cutb Type R LF 8.50 0.00 8) Sidewalk SY 17.50 0.00 NON-STANDARD ROAD fTEMS 1) Saw Cut Pavement LF 2.50 0.00 2) Remove E)dsting PavemeM & Sidewalk SY 3.00 0.00 3 Remove Exdsting Curb LF 2.00 0.00 4) Adjust Utility Lids EA 200.00 0.00 6) Mobilization LS 3000.00 0.00 7) 0.00 GRADING AND SURFACING 20864.00 CONSTRUCT{ON TOTAL $ 36,373.50 SURETY @ 110% 8 ROUNDED $ 40,010.85 use 40100.00 5) Construction Engineering STA 8 500.00 4000.00 Bond Total $44,100 • , . P1860 - Keystone Meadows Construction Inspection Private Roads $40,100.00 4000.00 4th Avenue $31, 350.00 2150.00 subtotal $71,450.00 $6,150.00 . total $77,600 . ~ BOND to i IMATE . . ' PROJECT Keystone Meadoows, P-1860 (4th Avenue) NAME Doug Busko, P.E. DATE 30-Nov-00 DRAINAGE ITEMS UIdITS QUANTITY PRICE COST 1) Drywell - Type A(complete) EA 2 1400.00 2800.00 2) Drywell - Type B(complete) EA 2000.00 0.00 3) Grate - Type 1 EA 320.00 0.00 4) Grate Type 2 EA 345.00 0.00 , 5) Grate - Type 4 EA 2 300.00 600.00 6) Backfill For DW CY > 60 ' 17.25 1035.00 7) Conc.rete Inlet EA 0 800.00 0.00 8) C.M. Pipe 10" Dia. LF 24.00 0.00 9) C.M. Pipe 12" Dia LF 36 27.00 972.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia. LF 30.00 0.00 12) Precast Manhole EA 1500.00 0.00 13) Solid lid EA 325.00 0.00 14) Swale & Ditch Excavation CY 120 10.00 1200.00 15) Thru Sidewalk Inle4 - Type 2 EA 250.00 0.00 16) Curb Inlet - Type 1 EA 7 150.00 1050.00 NON STANDARD DRAINAGE ITEMS 1) Swale Finish Grade & Topsoil CY 40 20.00 800.00 2) Irrigatioai LS 0.00 3) Sod SF 0.70 0.00 4) Hydroseed AC 2500.00 0.00 5) Erosaon Control LS 0.00 g) 0.00 DRAINAGE SUBTOTAL 8457.00 1) Monuments EA 1 200.00 200.00 2) Barricade LF 35.00 . 0.00 3) Street Signs EA 1 90.00 90.00 4) SUiping LF 0.50 0.00 5) Traffic Control LS 0.00 g) 0.00 OTHER SUBTOTAL 290.00 GRADING, SURFACING, CURB, AND SIDEWALK 1) Excavate Roadway (1' prism) CY 160 10.00 1600.00 2) Top Course CY 80 15.50 1240.00 3) Base Course CY 15.50 0.00 4) Asphalt Concrete TONS 110 46.00 5060.00 5) Curb Type A LF 7.50 0.00 6) Cutb Type B LF 330 8.50 2805.00 7) Curb Type R • LF 8.50 0.00 8) Sidewalk SY 200 17.50 3500.00 NONSTANDARD ROAD ITEMS 1) Saw Cut Pavement LF 440 2.50 1100.00 2) Remove Existing Pavement & Sidewalk SY 480 3.00 1440.00 3 Remove Existing Curb LF 2.00 0.00 4) Adjust Utility Lids EA 200.00 0.00 6) Mobilization LS 1 3000.00 3000.00 7) 1 0.00 GRADING AND SURFACING 19745.00 CONSTRUCTION TOTAL $ 28,492.00 SURETY aQ 1100/. 8 ROUNDED $ 31,341.20 use 31350.00 5) Construction Engineering STA 4.3 500.00 2150.00 Bond Total $33,500 ' ~ • BO►vLj ESTIMATE . • PROJECT Keystone Meadows, P-1860 (Private Roads) NAME Doug Busko, P.E. DATE 30-Nov-00 DRAINAGE ffEMS UNITS QUANTITY PRICE COST 1) Drywell - Type A(complete) EA 3 1400.00 4200.00 2) Drywell - Type B(complete) EA 2000.00 0.00 3) Grate - Type 1 EA 320.00 0.00 4) Grate Type 2 EA 345.00 0.00 5) Grate - Type 4 EA 3 300.00 900.00 6) Bacfcfill For DW CY 90 17.25 1552.50 7) Concxete Inlet EA 800.00 0.00 8) C.M. Pipe 10" Dia. LF 78 24.00 1872.00 9) C.M. Pipe 12"' Dia. LF 27.00 0.00 10) C.M. Pipe 15" Dia. LF 29.00 0.00 11) C.M. Pipe 18" Dia. LF 30.00 0.00 12) Precast Manhole EA 1500.00 0.00 13) Safid lid EA 325.00 0.00 14) Swale 8 Ditch Excavation CY 300 10.00 3000.00 15) Thru Sidewalk Inlet - Type 2 EA 250.00 0.00 16) Curb Inlet - Type 1 EA 150.00 0.00 NON STANDARD DRAINAGE ITEMS 1) Swale Finish Grade 8 Topsoil CY 165 20.00 3300.00 2) Irrigation • LS 0.00 3) Sod SF 0.70 0.00 4) Hydroseed AC 0.202 2500.00 505.00 5) Erosion Control LS 0.00 g) 0.00 DRAINAGE SUBTOTAL 15329.50 1) Manuments EA 200.00 0.00 2) Barricade LF 35.00 0.00 3) Strest Signs EA 2 90.00 180.00 4) Striping LF ' 0.50 0.00 5) Traffic Control LS 0.00 g) 0.00 OTHER SUBTOTAL 180.00 GRADING, SURFACING, CURB, AND SIDEWALK 1) Roadway earthwork CY 660 10.00 6600.00 2) Top Course CY 300 15.50 4650.00 3) Base Cautse CY 15.50 0.00 4) Agphalt Concrete TONS 209 46.00 9614.00 5) Curb Type A LF 7.50 0.00 6) Curb Type B LF 8.50 0.00 7) Curb Type R LF 8.50 0.00 8) Sidewalk SY 17.50 0.00 NON-STANDARD ROAD ITEMS 1) Saw Cut Pavement LF 2.50 0.00 2) Remove E.Asting Pavement 8 Sidewalk SY 3.00 0.00 3 Remove Existing Curb LF 2.00 0.00 4) A,djust Utility Lids EA 200.00 0.00 6) Mobilization LS 3000.00 0.00 7) . 0.00 GRADING AND SURFACING 20864.00 CONSTRUCTION TOTAL $ 36,373.50 SURETY @ 110°h 8 ROUNDED $ 40,010.85 use 40100.00 5) Construction Engineering STA 8 500.00 4000.00 Bond Total $44,100 . ` . s Q q , . . • ' . IIECEIVED . TRANSNATION TITLE INSLTRANCE COMPANY NORTH 7 2 0ARGoNNE NpV 17 2000 S POKANE , WASHINGTON 99212 PrePared f or : SPOKANE COUNTY ENGINEEa Order No.: 8M-235964 JTS DEVELOPMENT Charge: $175.00 4029 S. TERRE VFRDI: _ Tax: $14.18 VERADALE, WA 99037 Total: $189.18 cc: David Evans & Ass./Rich Waltrip S E C O N D R E P O R T P L A T C E R T I F I C A T E N U V ZOOO Certificate for filing Plat of : DIVISION OF PLANNING KEYSTONE MEADOWS. In the matter of the subdivision to be submitted to Spokane County for approval, this company has examined the records of Spokane County Auditor's and Clerk's offices, and the records of the Clerk of the United States . District Court holding terms in said county. This certificate is made for the purpose herein specified, and is not to be used as a basis for closing any transaction. Liability is limited to the amount, if any, paid for this certificate. From such examination, the company hereby certifies the title to the following described land, in said Spokane County, to-wit: The East 85.54 feet of the West half of the West half; AND the East hal f of the West hal f; AND the West hal f of the East hal f of Tract 184 of OPPORTUNITY as per plat thereof recorded in Volume "K" of Plats, Page 20; EXCEPT the East 85 . 00 feet of said West half of the East half ; AND EXCEPT the North 60.00 feet for railroad right-of-way; Situate in the County of Spokane, State of Washington: VESTED IN: TDkDL J. HIGLEY and LUCINDA HIGLEY, husband and wife and JTS DEVELOPMENT, INC., a Washington Corporation and KARIN L. BERG; a single • woman. ` EXCEPTIONS: 1. Taxes and assessments, if any, no search having been made-thereof, as to Parcel No. 45222.0835; 0825; 0826. . Parcel Nos. are provided from the latest Assessor's Maps available to the Company. Said parcel numbers are not a matter, of the public record - therefor, the Company makes no assurance as -to validity or accuracy - relating thereto. ' Page 1 of 3 , ~ , ' / • . Order No. BM-235964 2. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: Modern Electric Water Company AND: D.K. McDonald and others DATED: November 4, 1905 RECORDED: November 6, 1905, Book "E" of Contracts, . page _2 67 RECORDING NO.: 131084 REGARDING: Providing for construction of ditches, flumes, water pipes, etc.; erecting poles and electric distribution lines, with right of ingress and egress to maintain said pipes, lines, etc.; and providing for lien for unpaid charges for such service. 3. Reservations contained in Statutory Warranty Deed recorded under Recording No. 4484456. The right-of-way dedication of the South 2.5 feet. thereof; AND all conditions of approval in the Finding of Fact, dated September 20, 1999, for the Spokane County Preliminary Plat of Keystone Meadows, PE-1860-98- ZE-18-98. 4. TEMPOR.ARY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: May 30, 2000 RECORDING NO.: 4484459 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GR.ANTOR: JTS Development, Inc., a Washington Corporation TRUSTEE : Transnation Tit.lA llnsu-a-nc-e-C-ompa-rary BENEFICIARY: Stel~~g_Savings Bank, c/o Action Mortgage ~ ORIGINAL AMOUNT: $3x8,750.00 DATED: May 18, 2000 RECORDED: May 30, 2000 RECORDING NO.: 4484457 . Investigation should be made to determine the present balance owed by contacting the appropriate lender/agency/individual. 6. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Tony J. Higley and Lucinda Higley, husband and wife and Arthur C. Sharpe, Jr. and Roseanna L. Sharpe, husband and wife TRUSTEE : -ra-nsna~'ion Title Insurance - gle person BENEFICIARY: Delmar P. Castle, a sinc ORI GI NAL AMOtJNT : , . 00 DATED: May 24, 2000 RECORDED: May 30, 2000 RECORDING NO.: 4484640 Investigation should be made to determine the present balance owed by contacting the appropriate lender/agency/individual. Page 2 of 3 . • ~ Order No. BM-235964 7. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Karin L. Berg, a single woman . TRUSTEE : Tra.ns-nat-'ron-T-'itle 1nsu.L drice BENEFICIARY: (:":7North American Mortgage Company ` ORIGINAL AMOUNT: , . DATED: _ September 1, 2000 RECORDED: September 6, 2000 RECOR.DING NO.: 4514078 Investigation should be made to determine the present balance owed by contacting the appropriate lender/agency/individual. 8. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GR.ANTOR: JTS Development, Inc., a Washington Corporation TRUSTEE: Tran ' e Insurance Company BENEFICIARY: ~S erling Savings , nk OR I G INAL AMOUNT : 9~ DATED: September 5, 2000 RECORDED: September 11, 2000 RECORDING NO.: 4515034 Investigation should be made to determine the present balance owed by contacting the appropriate lender/agency/individual. END OF EXCEPTIONS DATED AS OF September 26, 2000 at 8:00 a.m. TR.ANSNATION TITLE INSURANCE COMPANY BY • . - f2~,6.~ For service on this rder call: (509) 922-2222 (FAX) 926-1519 Brian Mitchell, Title Officer sc - Page 3 of 3 . • . i ~ ~ . 1114514078 ~ . ~l612400 ~4~ 14P • 7PAMSIWT1011. TTTf f ttS M OT S18.Q0 Seoka„e C~o. ~ Return To: MQRTH AMERICAN MO#tTGAGE COMPANY _ P.O. BOX 808031 PETALUMA, CA 94975-6031 fINAL REVIEN AU 052 Assemr's Parcel or Acxount Number: 46222.0826 & 46222.0 lt3S Abbreviated Legal Description: pTN. S 112 W 1/ 2 TT 184 OPPTY. (Iaclude lot. Wock ead plet or aection, townabip ead renge) Full legal description located on pagc . 6830412-754 ISpace Above 'I'his Line Fir Recording Data7 ~wa of Wa~42ngton DEED OF TRUST ~A Caso No. o - 562-1726048-796 t~ THIS DEED OF TRUST ("Socucity Instrument") is made on SEP7EM13ER O 1, 2000 - The Grantor is Kqp IN L. BERG, A S I NGL E WOMAN (»BorrOwer~)• The trustee is TRANSNAT 1 ON- T i TLE 1 NSURANCE ("Trusta" The bcncficiary is NORTH AMER 1 CAN MORTGAQE COMPANY which is organizad and existing under the laws of DELAWARE ► and whose address is 3883 A 1 RWAY DR I VE , SANTA ROSA, CA 95403 ("I.andar"). Borrowar owes I.cnder the principal sum of EIGHTY TNOUSAND NINE HUNDREO SEVENTY SIX AND 00/100 Dollars (U.S. $ 80,976.00 This debt is evidencad by Borroaer's note datea the same date ss this Security Instrument ("Note"), • FHA Washiagtaa Dead o[ Trust - 4146 C -4R(WA) (4701).0I - - - - n ~ Page 1 of 8 Iaitinla: VMP MORTGAGE F4RMS - (800) 21- 1 . ~ - . • ' • . ' • 0 1 Ir 4514078 %0912M9 01~ 1 4P TPAW.diiTifW TTTI F iNC fYt nt sIA mRf►taM tAi. U . That portion of the South half of Tract 184 of OPPORTt7NITY as per plat thereof recorded in Volume "K" of Plata, Page 20, deacribed as followa: BEGINNING at a pofnt on the North right of way line oF 4th Avenue, said point being 85.00 feet West of the East line of the West half oF the East half of eaid Tract 184; thence Westerly along eaid North right of way line, 112.00 feet to the True Point ot Beginning; thence continuing westerly, along said North right of way line, 135.00 feet; thence Northerly along a line parallel with the Eaet line of the West half of the East half of said Tract 184, 105.00 fcet; thence Eaeterly, perallel with the North rfght of way line of said 4th Avenue, 135.00 feet; thence Southerly, along a line parallel with the Baet line of the west half of the East half of said Tract 184, 105.00 feet to the True Point of Beginning; Situate in the County of Spokane, State of Washfngton. , . . 4515034 11 i~r~aoo a~ ~ o~ 8P ~ 1AANSlNTiD11. T1flE INS 00 b1 S?1.00 Sbekine Co. IR Rctnrn Address; Mary Wright ]ICTION KORTGAGB 00MplWY NORTB 111 iPl►LL SFOR]M, oPA 99201 [Space Abore Td3s I.b,e For Rmrdme Ddxj `7 DEED OF TRUST c3rantor(s) (Borrower): (2) srs navsr.oPX3Nr, sxc. A WASarxvTOx coxPoitAziox (2) (3) (4) (6) Grantee(s) (Beneficiarr & 'nuscec): (t) BTSRLnza sAVSxos aum ('2) TRANSNA?ION TITLg INSURANCS COMPANY Legal I2escription (abbreviated): 1'R)1CT 184 OPPORTMqlTY additional iegal( s) on page 2. ASsessor's Ta~c Parcel ID 1: 45Za.06Z5/08Z6/0835 THIS DEED OF TRUST ('Socutity Instrumeat") is made on September 5, 2000 . The grantor is JT9 DSVSLOPNENT, INC. J1 9JA88iNGZ'ON CORPORATZON ("BOCI'OWCT*). The tri1StC@ 1S TRAN9bIATION TITLB INSIIIi]1NC8 CObPANY ' ("Tt't1StCe"). ThC benefiC18i)► 13 STBALINO SAVZNGS B,A,NR ~ which is organizaod and caxisting under the laws of THB STl,TB OF WASBINGTON . and ahosc address is NOR1'H 111 iPALL, S?OlC7►NS, WA 99201 ('Lmder"). Bornnwer owes Lender the princigal sum of xnrs= suc TsovsAM Arm 00/100 - - Dollars (Ij.S. $ 96,000.00 This debi is evideuced by Borrower's note datod the sams date as this Senniry Instrument ('Note"),which provides for monthly payments, with tha ful) debt, if not paid eatfier, ducand payabte on October 1, 2001 . This Securicy Instrument seccures to I,eader: (a) the repaymeat of the debt evidenad by the Mote, with interesc, and a11 renewals. cauensioas and modifications of tho Note; (b) the payment of a!1 other sums, with interest. advaaced wnder paragraph ? to protax the socuriry of this Security lnstruneat; and (e) tbe perfortnance of Borrower's covenants and agreements under this Secnrity lnstrument and the Note. For this puipa5e. Bornower imevocably grants and oonveys to Tnutee, in wst, with power of sale, the following described property located in spolCANS County, Washington: WASHINGTO2V - Singte Fauuly Farade MarlFl-eddie Mac Udtorm Instrument Fona 3048 9l'90 GREATUIm • trEM 1983Li (9612) (Page 1 of 9 pages) t.adwc+u 14oaWaa93 Qe16791•1131 . ' - , . _ ~ „ . ~ • ~ ~ ~ 4515034 ' , ~1112~00 ~ T~r~ttar. TTT1F iWS ot s~~.a~ s~k~ a 988 I.St~71L DSSC~IPTIODT ATTACSSD A8R8T0 AND ~DS A PART T88R808 which has the address of 12911 8 4TS 8~~g tSurct~ [CuYI Washington 99~16 ~»Propeity pdd.ressw~i ~t~ TOGE'I'~iER WITN all the impmvem~cnts now or 6ereafter ~rectod on the propercy, and all easemeats, appurtenanoes, ~d fixtures now or hereafter a gart of tbc propercy. Atl rtplaata~nts nnd additions shall also be ooverea by this Security Instrurnea~t. All of the foregoi~g is rcfcrrod to ia this Socurity Instrument as the ~~oP~. ~ _ ~ BORROWER COVENAN'TS that 8ornower is lawfully seised of the estate hereby conveyed aad has the right to graat and convey tb~ Property aad that the Prap~rty is une~unbend. euapt for encu~mbraac~s of record. Borrower warrants and w~l defen~d ge~erally the title to the Property agaiast all claims and demands. subjea to any e~c,umbra~ces of record. THIS SECURITY rNSTRUMENT oombin~es ~mifocm oovenants for national usa and non-uniform oovenants with limited variations by jurisd.iction to oonstituu a uniform sxurity instrumanc covering real ProP~Y• UNIFORM COVENAN7'S. Borrower and Leader ooveaani and agree as fol lows: i. Paym~! of Priaap~all and Inte►~st; Prepayment and Late Charges. Borrower shall promptly pay when dtEe the principal of and intenst on the d~bt avidenoed by thc Nate and atry prcpaym~nt and late charges duc under the Note. 2. Funas ior Taxes end Insuranoe. Subjcct to applicable law or to a written waivcr by Lendet. Borrower shall pay to I~n,der on the day monchly payax~ts are due nader th~ Nota. un'1 the Nou is paid in full~ a awn ('Flinds") for: (a) yearly taxes and ass~saments which may abtain prioriry over this Security Iasuumcnt as a lien on tbe Property; (b) yearly lr.asdiold payments or ground cents on the Property, if any; Y~Y hazard ar property insuranee premiums: (d) YeariY flood iasuranu premiums, if any; te) Y~YY mortgage insurancx pr~miums, if any; and (fl any sums payable by Borrowcr to Lendu~ in aooQrdance with the provisions of paragcaph 8, m lieu of the payme~t of mort~age instuanoe premiucas. These items are cafled 'E,scrow ltems." Lender may, at any time, eollect and 6old Funds in an amount not to exceed the maximum amount a lender for a fedcrally ~elated mortgage loaa may require for Bornower's escrow axount ander the foderal Real Fstate Settl~t Prooedures A~ct of 1974 as am+ended from time to time,l2 U.S.C. 2601 u seq. ('RFSPA`),unless another law that applies to the Fu~s sets a l~sser a~mount. If so. Leader may, ac any time, oollect and hold Funds in an amount not to exce~d the lesser anbount. Lender may estimate tbe acnount of Funds due on the basis of current data and reasonable estimates of ca~Cnditures of fuwre Fscmw Items or oth~rwise in aooordaace with applicabte law. The Funds shall bo held in au institution whase deposits are insunad by a federal agency~ insbumentality, or entity Cncludi~ng Lender, if Ireader is such an institution) or in any Federal Home L.oan Bank. Lender shall apply the Funds to pay the Fscxow Items. I.ender may not charge Borrower foc holding aad applying the Funds, annually analyzing the escrow aocount. or verifying the F.~crow Items, tu~tess L~ender pays Borrower interest on tbe Funds and applicable law permits Lender to make such a chazge. However. Leader may require Bornower to pay a oae-time charge for an independent real estate tax report~ng service used by Le~der in Fcim 30d8 9190 GREATU1PtD ■ ~t ivs~u ~tz~ (Pag~ 2 af 9 pagcs) t. ~ aa: ~~osxia~s 10 616791•i u~ . . . . • . . ' ~ • . 4515034 . . . ; _ , ~111l100 0 ~ ~248P ti~~ISHATTdI. TI1lE lNS 00 IIT $21.00 9sokan~ Co. a Part o! Tract 184 ot OPPORTtJNITY as Dcr plat recorded in Voluma "K" of Plats, page 20, in the Auditos•s Office oi 8pokane County, Waahingion being part oi 8ection 22, Townebip 25 North, Rarege 44 Baet. N.M., being more pa.rticularly described ae followe: . Ca+mencinq at ths Southeast corner of the Nonbweet Quarter ot said Section 22; thence North 000251080 Weot, 1322.88 feetj thence South 89096100" Weet, 498.69 feetj thence North 00614100* Weet, 20.00 feet to the North right•of-way line of 4th Avenue; thence North 00014100" Meet, 2.50 feet, to d point being North 89046,00" Bast, 83.50 feet 'from a point on the Weet line ot the 6aot 85.51 feet oi the west half of the ' Neet Half of said Tract 164, seid point being the point of beginnings thence South 89046' 00" Reet, 83.50 feet alorig a line being 2.50 feet paralle2 to and Northerly ot said right-oi-way line to eaid weet line; thence North 00020128" Weet alomg eaid West line, 102.50 feet: thence Nozth 89046100" Fast, 83.50 teet; thence South 00020128' Baet, 102.50 feet to the point of beginniAg; Situate in the County of Spokane, State of Kaehington. ' ~ ~ v;, ~ ~ r M ~ ~ $ ~ ` I 1 ~ - i . ~ • - - ~ Z3 ► ' _ - ~ , . 1 • o ~r ~ ,z~. ta ~ ~ ~ ~ ♦ f' V,/ y ~ `w ~ , . ~ ~ N • ~ ~ , , I ' ~a• • - ' 1 ~ ~ 6~• " ~~~w~) , ' ~ . ~ 4 l ~ ~~y~~ E~ , ~b ~ ~ ~ ' ~l~ 10~ ~r ~ ~ ~ ` ► ~uNrY ~~r ~ p ~r I . pa, ~ ~ S~~ ~ ~ . 1 P ~ rao 0o y~°° r 1 1 ` ~ X~~,s nt ~ ~ ~ ~ ~ ~ ~ ► I ~ ~ ~ c ~ ~J 9 1 ; r ~ . ~ ► 1 ~ ~ , ~ 1 ~ ~ I ~ ~ _ ~ A..~ ► ~ ~ ~ I M~ ' ALA ~ lntended ~ ~ ~ tncSudmg but rot fim6a' ~ . . ~~tlon. tt is ~ni to~ny 1 , retet~d to the P ~ I •~,1 , • I ~ areaidime~ions, ~seme~s~ . ~ ~s UIS ~ N IOCa1►~• e! !ro~tr or R~1' Qo whkh . ~ ~ D ' BltilY for ~G I 1~ X I ~e ~ ass►~tr~~~~Q ttR ` ~ . 1 ~ ~ I 1 tne Cort' etenc~shouM ~ ~ to ~ ~ t~ ~ Re Mt~v Q ~ V .o ~ ~ 70 ~ A `K V ~r i9 ~ ~ ~ ,V ~ F I'L4 3 67M~ N i ` c~ G S~ F q~ YJ ~ ' 1 I ' ~p ` , "f, 3 ' ~ v , ~ ~ • y . ty p , . , -•.r• ' G 1 ~~r 4 ~ ~ S P O K A N E C O U N T Y DNISION OF PLANIVWC A DNLSION OF THE PUBLIC WORKS DEPARTMEM MICHAEL V. IVEEDHAM, DIRECIiOR GARY OBERG, DIRECPOR ~ ~ a. ~ MEMORANDUM TO: Spokane County Assessor's Office• drea Sandvik I~:~_ni~am~~ •ol~n~~t~m i • ~ . . - . , ] FROM: Wanda Clark, Secretary 2 For Francine Shaw, Senior Planner DATE: November 16, 2000 ~ SUBJECT: Proposed Final Plat of File No.1860-98, Keystone Meadows Attached is a copy of the revised Plat Certificate for the above-referenced proposed final plat. Review and forward any comments you may have by December 4, 2000. If you have any questions you may call 477-7200. Thank you. - Attachment: Plat Certificate 1026 W. BROADWAY • sPOwAvE, wAsmcrav 99260.=0 . _ . . 4543200 . 12~19J2004 ~04 51P cacai TMr. a aei 0 rxtiv zi7 nn cnmkanp r.A we Spol.-anc Cc►uiitv Enginecrs • 1026 W l;roadAvay Spo}cant WA 99260-0170 509)477-3600 • Dociiment Title DECI.ARA'rION OF COWLi4r1NT Retcrcnce Numbcrs None j,cgul Dc.SCriptian PTN NW 1/4 Sec 22 T25N R44 EWM, Plat of Keystone Meadows P rarccl NumUer 1860-98 45222.-0838, 45222. 0839, 45222 . 10841 Gr:ti1tors aild Gratttces JTS DEVELOPMENT; HIGLEY, TONY J. & LUCINDA; BERG, KARIN L. 1n considet-acioit oll' the apprc,va! Uy Spokant: County of P1860 KESTONE MEADOWS .4 . (See attached Exhibit "A" for legal description.) (hercinsfter relerreCl to as tlle "DCVCIopmcilt"), die undr.rsigned covenanLs and ;tsrees that: 1. The subdivider/sponsor will construct tlte privnte roadS ancl assoc:iated drainage faciliiies in conformanu: wich the spprovecl pllns on file in Lhe Coun[y Encineer's OClice. 2. A lot is servccl by a privRte roacl whcn a. chc unly ro:td frontabe for Lhe lot in the Dcvelapment is nn clie privatE foad, or; b. a loc havins, frnneage on more than one road (Public or Private) constiiicts , n apPraach w Qte Private road. 3. The KEYSTONE MEADOWS HOMEOWNER'S ASSOCIATION Hame Owners Associltiun or their sucressor•s in interest shall iilaintaul che privacc roads and assoc:iated cirainagc f3cilities in conlornlancc: with Lhe apProved plaris on lsle in the Counlv Engineer's Qftice. 4. Thr owjicr(s) of any lot c:rc:itecl hy uie Devtlormcitc or allennation tlicrc.oi' ancl servrcl by a privaec rozd shail be responsible lor tllainten;tncc uF said privatc road, including associsted tlrainace facilities. 5. Maintcalance lin-cincinb of ilic privaec raalti and associacecl draitiagc fac:ilities shall be in 1 manuzr cletermincd bydie DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR KEYSTONE MEADOWS AND THE ARTICLES & BYLAWS FOR KEYSTONE MEADOWS rlome Ovvlters Associ3tion or thcir successors in intel'est_ G. Shoulci the Home Q%vncrs Associution be tcnmitlatc:ii for any ceatiutl, die: succcssois in interest sliall ix thc iitdiviclua1 loi owners, or dleir succzssors in interesc, who are inembrrs of tlle Ilonle O%tiitcrs Associatiosl at [Ite tirne of `aid tCrn►ination. 7. In the evcnt such privacc road including associated clrainagc f:tcilitii:s is improvrd co Spokane County standards for public strcets, and uie Coujtty is willing to ac:cepc the dedication oi such road 3nd drautabr: taclliues, eaclt loc owner sha!1 exrcute any dorumenrs neces«ry to sc:comrlish such dedic3tion. S. Owncrs of lols within thc DeVclopi»cnt who are s:rved by such i•n1d, may Sue and recovzr &magrs and aicomcys' iecs ('rom aiiy mwctet oC wlv lui wichin [hc Development whicli is similarly sen,cd who rehlses to pariicipacc in the ruad and dt'ainage i'::cilitics construciion, tinancing., ario maintenance. 9. VYAIZ~'~lIINr: Spokane Cotrnry has no resnonsrbili~y ro hrritd, iitlprove, or ntaintain pr oihcnvisc srn-ir.e ihe privaie mads, aitd nssocin[c>d rlrctiuage facililies r.vnlainecl witlun ur prnviding service rn tlic property , descrrbecl ire rlte Uevelopnteiit. Ry accepring this develop»:enr or suhsrqreei:rly bv u!lowing a huilding per„rir ro be isscrer! fn,• propel7y nn a privctre roud, Spokanr Cocenty ascu,iies nno obllgativtt for safd privote toacl and lJce ow,ters hereby ackizowledge tliar rllc Cvrctrry lcns no obligation of .nity kiticl of iiarrcre wlralsoevcr to esrablislr. ex[rmine, srrnEy, r.onstruct, aller repair, unprmve, ntctiittntn, prnvide draiirage or sitow rPritoval ur n Privatc mad or irs' pssncialccl drairuge fucilities ~ . , _ - - ' 4543200 ' • • Pae: 2of10 - ~ ~ 1211912004 04;51P cPCQi tmr i aei r.u rnU ei7 nf1 cnnkano N we IQ. W1lencver tlie KEYSTONE MEADOWS Irome Owners Associatiou or the;r succcS5ors in iniet•e.~t fai] to maineain Uie clrainage f'acilities in conformanc:c with tlie apprc►vzd clrauiage plan, a notice will hc given to tlle KEYSTONE MEA,pOWS TIame Owncrs rlssUctatiun n►' thcir ,ucressors in interesf. hy [Jle COUnty. II' not correcced sfter 10 days, ttie Counry has chc: right to corfecc ttie mainteiiance failuc'e or have ic corrcxted ;sc thc: exPciise uf ihc KEYSTONE MEADOWS YIome Owners Association, their suecCS.tiors in interest, or lots in the dcveloPmenc. 11. Spokanc Caunty does noc accepc the responsibilicy of maintauiing thc drainage course on private lots wichin drainagc easemencs or floodplain areas, no thc; i•esponsibility for any drainage, whatsoever, including but noc limiced to imcrse condemnation to any properdes duc to cleticic:nt constniction gnd/or mauitenance of drainage courszs in drain3ge easeliu:nts on private propercy. 12. This covenant and agreement stiali iun wich the land and shall be bintlitig uPon dic owner, their heirs, successors or assigns, includins chc oblisation to Plrcicipate in clic: mainten:uice o1' tlic private roacl and drainage facilicies as provided herzui. *PLEASE SEE ATTACHF~p SIGNATURE & NOTARYPWNF.R PAGES OWNER Dated this day of , ZO STATF OF ZVASHIiVGTON ) :ss Cotr,zty of .Spokairc ) 01I lIIIS CfCy per.svnally appeared before irte AIIOwn to >>te to bc• the iridividual(s) described in aircl tivlio eYeurted !/te 1yl[III/I ancl foregoing lnSlnemeut Rnd acknotivlekqed rlcat 1►e/slie/they sigtted tlte sa»te as his/lierltlteir fi-ee and volulirnry acr atid deed for rlce uses arrrt pttrposes tltereiir srated. GIVEN UNDFR MYtIAND AnID OFF1ClaL SF9L rhis day of ,20 - Arotary Public irt arrd for tlie Sta1e oj Waslringra:, r@St(ling al SpnkQlle k\f\4eClAput~ 1/2AD . ' . 4543200 12~19 f 2004 o 04 51 P CDGAI TNC k Rdl f:u r.nu s17 nn cnAkanp N we The undersigned being the Declarants herein, has executed this Declaration on __pai t,w.hv I S , 2000. DECLARANT: JTS DEVELOPMENT, INC. a Washington Co option gy; . SECretary KARIN L. BERG . IA - ~ O . II EY ' LUCINDA HIGLEY Acknowledged, approved, and accepted Sterling Savings Bank North American Mortgage Company, By: By: , , (Print Name and title) (Print Name and title) DELMAR P. CASTLE _ ivMdo ~ i ♦ le i' i / STATE OF WASHINGTON ) SS County of Spokane ~ t/~ o~,,,%% s,l~y On this 1 5"" day of Awt.tibP , 2000, bcforc mc, the undcrsigncd, a Nalixi&in and for thc State of Washington, duly commissioned and sworn, personally appeared Jerry Sto1P, to me l:nown to be the Secretary of JTS Development, Ine., the corporation that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute thc said instrument on behalf of said cocporation. WITNESS-6i b`ficial seal hcreto afrxcd the day and year last above written. ~ op ~ c•Go . ~ - = OU 11~. Notary Public for the Stj.~ of Washington residing at: 5,0bk^_Le- ' ~ My Commission expires: V-) -vl Name Printed: A, { T . ~ t - 4543200 Me: 19j2000 o04 51P CPFRI Tldr R Rdl f`N f;f1V 417.ftf1 Snnkanp N. Wd STATE OF WASHINGTON ) ) ss County of Spokane ) On this i~ day of 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Tony J. Higley and Lucinda Higlcy, to me known to be the individuals who executed the foregoing instrument and acknowledged tllc said instrument to be their frce and voluntary act and dccd, for tlic uscs and purposcs thcrcin mcntioncd. ~ WITNESS pzy~n ",~r~~4i~1 seal hereto affixed the day and year last above written. ~ . ~ ~ . (p ~ O ~ ; Notary Public for c State of Washington 01-00 _ residing at: S vokw^4- 00 9'~ = My Commission expires: Name Printed: A • Zb Mn.so.- STATE OF WASHINGTON } ) ss Counry of Spokane ) On this day of , 2000, before mc, the undcrsigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared harin L. Berg, to me known to bc the individual who executed the foregoing instrument and acknowledgcd the said instrument to be her free and voluntary act and dcecl, for the uses and purposes therein mcntioncd. WITNESS my hand and official seal hereto affixed the day and year last above writtcn. Notary Public for the State of Washington residing at: My Commission expires: Name Printcd: STATE OF WASHINGTON ) ) ss County of Spokane ) On this day of , 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Delmar P. Castle, to me l:nown to be the individual who executcci the foregoing instrument and acknowledged the said instrument to be his free wid voiuntary act and decd, for the uses and purnoses therein mentioned. WITNESS my hand and official seal hereto affixed the day and ycar last abovc writtcn. Notary Public for the Statc of Washington residing at: My Commission cxpires: Name Printed: 4543200 T Pa e: 5 of 10 1912000 44 51P CDCRI Tldf: £ RAI f:u r.nu ~17 nn cmfikanp N we The undersigned being the Declarants herein, has executed this Declaration on , 2000. DECLARANT: JTS DEVELOPMENT, INC. a Washington Corporation By: JERRY STOLP, Secretary KARIN L. BERG TONY J. HIGLEY LUCINDA HIGLEY Acknowledged, approved, and accepted Sterling Savings Bank North American Mortgage Company, B~ - ~ By: Jo~' VI Gt Ar.t14 eM'~ , (Print Name and title) (Print Name and title) DELMAR P. CASTLE , STATE OF WASHINGTON ) ) ss County of Spokane ) Tc l~k- R,~w,v~sv~• On this day of , 2000, before me, the undersigncd, a Notary Public in and for the State o Was iinfto duly~comngs ne~an~ sworn, personally appeared Je~r~3►~te~; to me known to be the ,t e corporation that executed the foregoing instrument and acknowledged tlle said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mcntioned, and on oath stated that hc is authorized to cxecute the saici instrumcnt on behalf of said corporation. , WITNESS my hand and official seal hereto afFixed the day and year last above written. gcHV,g6~i'~ . 140 ~ ♦ . c~`~ ` . ~ ~2~`-~ C%O r Notary Public for t e State of Wasliington pUELI % residing at: U✓ „ , ~o~ My Commission expires: ~~I'~~►'•.^T, Name Printed: F WAS 0 ~~~~~11 Declaration of Covenant Keystone Meadows 1 . ` 4543200 12~19 12004 o 04 51 P CPFRI im: I 0.dl f`.W Mu 417 nn cnnkanp Ni we The undersigned being the Declarants hercin, has executed this Declaration on , 2000. DECLARANT: JTS DEVELOPMENT, INC. a Wasl~ngton Corration , , By : JERRY~, VU, Sccretary ICARIN L. BERG . LUCINDA HI Aeknowledged, approved, anci acccptcd Sterling Savings Bank North American Mortgage Company, By: By: (Print Namc and title) (Print Name and title) tqj"W~ F. G-~tc aLLPM~A~R~P..C~ -_A~~S'LE - ► l, . STATE OF WASHINGTON . , )SS ~•~V - ' County of Spokanc 0 1 , ~ 8s0,,0;_ Ou this I ~ day of /J~v~~~ , 2000, bcforc mc, thc undcrsignC~d, dt~%~"uei~i anci for thc Statc of Washington, duly commissionc d s~vorn, personally appeared Jerr},'S1? W r5~~:nown to be thc Secretary of JTS Dcvclopmcnt, Inc., t corporation that cxccutcd thc foregoid~ in'strument and acknowlcdged the said instrument to be the free a~ld vol tary act and deed of said corporation, for the uses and pucposcs thercin mcntioncd, and on oatli statcd that hc ' authorizcd to cxccutc thc saicl instrument on bchalf of said corporation. VVITNESS b~Yqcial scal hcreto a xcd thc day and ycar last abovc writtcn. . _ . ~ - ^~f ~ V ~o = i Notary Public for the of Washington residinS at: SPD~~ ~ t•.~. +,i My Commission expires: )-01 ~~~~~~Z Name Printed: ~q, s~►,,.t,s..- ~ ~ ` ~ S / ~ 4543200 12Nj2040 o04 51P CPGAI TAIf: k Rbl f:u rxtiu W rm cnnkanp N we STATE OF WASHINGTON ) ) ss County of Spol:ane ) On this dzy of 2000, before mc, the undersigncd, a Notary Public in Znd for the State of Washington, duly commissio ed and sworn, pcrsonally appearcd Tony J. Higlcy and Lucinda Higlc}►, to me kno~vn to be the individuals who xecuted the fore~oing instrument and aekno~vledged thc saici instrument to be tlicir frcc and voluntary act and clc cl, for thc uscs ~nd purposcs thcrcin mcntionccl. WITNESS uiy'~1mn41rf sc~l hcrcto Zffixed thc day ancl ycar last abovc writtcn. s , ~ ♦ ~Qi; i . ~ i . ' p .14 ~~,~I~ Notary P lic forXc State of Washinston ~II'~j~ ; 01-0*4~..`' O.~` _ residing at: ~f ~ ~N►Ap1 My Commission xpires: tt~~ ~ ` Name Printcd: C~ti.~ r s P•~`t~ h•,,s~. STATE OF WASHINGTON ) ) ss County of Spokanc ) On this d:►y of 2000, bcforc mc, tlic undcrsigned, a Notary Public in and for thc Statc of Washington, duly commissioncd and sworn, pcrsonally appcnrcd harin L. Bcrg, to mc known to bc thc individual who exccutcd thc forcgoing instrumcnt and acknowlcdgcd thc said instruiiicnt to bc hcr frcc and voluntary act :lnd dccd, for thc uses anci purposcs thcrcin mcntioncd.. WI"CNLSSjiry 1c~"cial seal hc:rcto affixccl thc cl~iy anci ycar last abnvc ~vrittcn. , ► ``~,•..,,,,o,~ 1 ~ y~ ; , . IrZ4 . ^o., s ct< , , Notary Public for ili ate of Washington residing at: Spo~',cr.~ "r4 rE pp`~P~ - My Commission expires: Name Printed: W~.SYI t ~-D 1~ STATE OF ~V~~ ) ljo~I~-1.~~ ) ss County of Sookww ) e,Y this 2(~) day of ~()UM2000, bcforc mc, thc undersigncd a Notai-y Public in and for thc St1tc : Washington, duly commissioncd and sworn, pcrsonally appcarcd Dclmar P. Castlc, to me }:nown to be thc i ividual who cxccutcd thc forcgoing instrumcnt and acE:nowlcdgcd thc said instrumcnt to bc his frcc wicl vi luntary act :uzd dccci, for thc uscs and purposcs thcrcin mcntioncd. WITNESS my hvid and official scal hcrcto affixcd thc day and ycar last abovc writtcn. .011111U/y~~ ~ . ~ n~ ~:~'~eoa~, 0TARy ; Notary Public for thc Statc of-k~ton~,~~.i~Y1 = • _.41110._ ; residing at:(~~`,`.U)C;L-ti-l-0., ~~'~A. pU6lIG My Cominission cxpires: 70Li.~ 21).2 %'~j:•,`?,t~ ~ Namc Printcd: ~M~.1, Myg...~~ ♦ ♦ ~~!►j~~ WAS~~~ ~~~II f 110 e • 4543200 . , 1219J2040 o04 51P caFai rtir e aei ru r.,1u 90 rm cmAkanp r.t) we The undersigned being the Declarants herein, has executed this Declaration on . , 2000. DECLARANT: JTS DEVELOPMENT, INC. a Washington Corporation By: JERRY STOLP, Secretary KARIN L. BERG TONY J. HIGLEY LUCINDA HIGLEY Acknowledged, approved, and accepted Sterling Savings Bank North America gage Company, By: By: f ~ , L-G-v ~ d (Print Name anci title) (Print Name and title) e 'ttlil~~+~:.'• l~ i . : w ~ L ~T •~si , • , ~:~~.~a~•~~~~A~i~~i;, ` ~ 4 ' DELMAR P. CASTLE _ • d• ,s,~ rr• ~ _ . _ , • A • ~ ~y: ~ • ; • ~ ~/~j ~ • : . ~".o a~ b~......• ~ s1 STATE OF WASHINGTON ) ) ss County of Spokane ) Oti this day of , 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Jerry StoiP, to me known to be the Secretary of JTS Development, Inc., the corporation that executed the foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioncd, and on oath statcd that hc is authorized to execute the saicl instrument on behalf of said corporation. WITNESS my hand and official seal hcreto affixed the day and year last above written. Notary Public for the Statc of Washington residing at: My Commission expires: Name Printed: ~ Y 4543200 . T19j2000 ~44 51P CPFAI T~1(: A Rbl f:W fY1V 317 Ml Cnnkana f'n YA STATE OF WASHINGTON ) ) ss County of Spokane ) . On this day of , 2000, bcforc mc, the undcrsigned, a Notary Public in and for the Statc af Washington, duly commissioned and sworn, personally aPpeared , to me known to be tllc of Stcrling Savings Bank, the company that exccutcci the forcgoing instniment and acknnwlcdged ttic said instrumcnt to bc the frcc and voluntary act and dccd of snid corporation, for the uscs and purposes therein mentioncd, and on oath stated that is authorized to exccute the saicl instrumcnt on behalf of said corporation. WITNESS my hand and officia.l seal hcreto affixed the day and year last lbove written. Notary Pnblic for the State of Washington residing at: My Commission expires: Name Printed: STATE OFWeUJv~)~(k, ) ) ss County of 0~r1ew~5 ) On chis day of 3)p(-prh~ 2000, beforc me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared to me known to be the of North American Mortgage Company, the company that executeci the foregoing , instrument and acl:now edged the said instrument to be the free and voluntarY act and dced of said companY, for the uses and purposes therein mentioned, and on oath stated that ji,Q., is authorizcd to execute the said instrumcnt on behalf of said company. WITNESS my hand and official seal hercto affixcd the day and year last above written. Ane, ) IV. Notary Public for the State of JhWflngmi 10ei,,J k/01/~ . residing at: My Commission expires: a Name Printcd: k~~Y~ PAMELA S. ALLEII~ NOtmry Public, State of New York Np. 01 AL6Q385S1 CWdffied tn Odeans Cotmty C41!!ttlSSlon Expires ' , ~.~,~i~+~~r,, • ..V`* Uk4 ~ ~ ~ • s . : - ~ . . • : = t ~o t~~. . a ~I~ , •,,~'•►I.1i~~,,,, - _ r . • - 4543200 . 0 12~1912000 04 51 P cocai rur I aei r.u r.nv M nn cmttkanp r.% We EXHIBIT "A" The East 85 . 54 feet of the West half of the West half, AND the East half of the West half; AND the West half of the East half of Tract 184 of OPPORTUNITY as per plat thereof recorded in Volume "K" of Plats, Page 20; EXCEPT the East 85.00 feet of said West half of the East half; AND EXCEPT the North 60.00 feet for railroad right-of-way; Situate in the County of Spokane, State of Washington. P/0~ 4543198 12~1912000 o 44;51P . cpFai Ttir. A aei r.u rnv iiF rm cnnkano rn we AFTER RECORDING RETURN TO: Spokane County Public Works Development Engineering Services, 2°d Floor 1026 W. Broadway Ave Spokane, WA 99260-0170 Documcnt Title: Drainagc Dcclaration of Covenant Grantor: JTS Development, Inc., Tony J. Higley And Lucinda Higley, Husband and Wife, Karin L. Berg, a single person, Delmar P. Castle, a single person, Sterling Savings Bank, North American Mortgage Company Grantee: Spokane County and The Public Abbreviated Legal Description: NW1/4 Sec. 22, 725N, R44E, W.M., Final Plat of Keystone Meadows PE 1860-98 Assessor's Tax Parcel Numbcrs: • 45222 . 0838, ' 45222 .0839, 45222.0841 County Reference No. P1860, Keystone Estates - See attached Exhibit "A" for legal description. Drainage Declaration of Covenant Spokane County Engineer's Office In consideration of the approval by Spokane County of P1860 - Keystone Estates hereinafter referred to as the "plat"), undersigned covenants and agrees that: Spokane County and its authorized agents are hereby granted the right to ingress and egress to, over and from all public drainage easements for the purposes of inspection and emergency maintenance of drainage swales, ponds, ditches, culverts and other drainage facilities, if not properly maintained by the property owner or the Keystone Meadows Homeowner's Association. Spokane County does not accept the responsibility to inspect or maintain drainage facilities located outside of public rights-of-way, except in cases where Spokane County specifically assumes that responsibility in writing. Neither does Spokane County accept any liability for any failure by the property owner(s) to properly maintain such areas. The property owners within this plat shall be held responsible for keeping open and maintaining the surface path of natural or man-made drainage flow over and across their respective properties. If the property owners fail to maintain the surface path of natural or man-made drainage flow, or drainage facilities on private properties, a notice of such failure may be given to the properiy owner. If not corrected within the period indicated on said notice, Spokane County has the right to correct the maintenance failure, or have it corrected, at the expense of the property owner. Spokane County does not accept the responsibility of maintaining the drainage course on private lots, nor the responsibility for any damage whatsoever, including, but not limited to, inverse condemnation to any properties due to deficient construction and/or maintenance of drainage courses in drainage easements on private property. Any building that is constructed on a lot in this plat shall be set at such an elevation so as to provide positive drainage away from any drainage entry point to the building (including but not limited to a window well, a window unprotected by a window well, or a doorway). Said positive drainage shall consist of a minimum slope of 3% away from the building for a distance of at least 10 feet from the building. The lots shall be graded so that either a) all runoff is routcd away from the building, and conveyed over the lot to a natural drainage swale or approved drainage facility, or b) drainage intercepted on the lot is disposed of on the lot in an approved 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 , - - . 4543198 1P19J2040 o04;51P ca~ai rur. R Rai r.u rxtiu 41F nn cnnkano r.n wa Spokane County Engineer's Office. Any proposed changes to the approved road and drainage plans must be approved by the Spokane County Engineer's Office prior to construction of said changes. There may exist properties located uphill and adjacent to this subdivision which periodically discharge stormwater runoff onto individual lots within this plat. Stormwater runoff from nearby uphill properties should be expected, and during snow melt periods or wet seasons the lots may be subjected to higher amounts of stormwater runoff that what is normally observed or anticipated. Because stormwater runoff from adjacent properties have discharged onto this plat prior to development, stormwater runoff will likely continue to do so after development. The property owners within this plat shall maintain all water qualityswales ("208" swales) and drainage ditches situated on their respective properties, and any portion of a`208' swale situated in a public right- of-way adjacent to their respective properties, with a permanent ground covcr as specified in the currently approved and accepted plans on file at Spokane County's Engineer's Office. No structures, including fences, shall be constructed directly over or within a`208'swale without the cxpressed written consent of the Spokane County Engineer. Spokane County does not accept the responsibility to inspect and/or maintain the drainage easements or drainage swales, nor does Spokane County accept any liability for any failure by the lot owner(s) to properly maintain such areas. The Keystone Meadows Homeowner's Association or its successors in interest shall maintain the drainage facilities, located in common areas and Blocks 1 and 3 in conformance with the approved plans on file at dle SpokanE County's Engineer's Office. Maintenance of drainage facilities includes, but is not limited to, keeping open and cleaning storm pipes, ditches, drainage ponds, swales, etc., replacement of drainage facilities as needed, and maintaining live native-type dryland grasses or lawn turf in the `208' swales located in common areas or tracts, with optional shrubbery and/or trees, which do not obstruct the flow and percolation of storm drainage water in the drainage swale as indicated by the approved plans. The Keystone Meadows Homeowner's Association shall be responsibte for payment of all claims and other liabilities which may become due for said maintenance responsibilities. If the Keystone Meadows Homeowner's Association or their successors in interest, fail to maintain the drainage facilities in conformance with the accepted drainage plan on file at the Spokane County Engineer's Office, a notice of such failure may be given to the Keystone Meadows Homeowner's Association or their successors in interest, by the County Engineer. If not corrected within the period indicated on said notice, Spokane County has the right to correct the maintenance failure, or have it corrected, at the expense of the Keystone Meadows Homeowner's Association or their successors in interest. Should the Keystone Meadows Homeowner's Association be terminated for any reason, the successors in interest shall be the individual lot owners, or their successors in interest, who are members of the Keystone Meadows Homeowner's Association at the time of said termination. The successors in interest shall share equally in the responsibility and cost of maintaining said drainage facilities. This covenant and agreement shall run with the land in perpetuity, and shall be binding upon the owner, their heirs, successors and assigns, including the obligation to participate in the maintenance of the drainage facilities as provided herein. . . , 4543198 ~ 12~19{2000 o04 51P CPFAI TNf; A Qdl f:N f;f1U I1F ftfl Cnnkano Cn-_ WA _ IN WITNESS Wf-IEREOF, the undersigned has caused this instrument to be executed ori thisi ~ day of -'U avcti.'b&-,r , 2000. JTS Development, Inc. f A Washington Corporation By: Gerald M. Stolp Its: Secretary State of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Gerald M. Stolp is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath&t&A~at he was authorized to execute the instrument and acknowledged it as the Secretary of JTS Develo ` S►bbl J~e free and voluntary act of such party for the uses and pwposes mentioned in the instrument. . . ~ Dated ; Notary Pnblic in and for the State of Washington. ' u~~•'~_~ '•U - My Appointment Expires: i d- ~~~tti'~l ' •,~F . Sterling Savings Bank By: Its: State of Washington ) }ss Counry of Spokane ) I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the of Sterling Savings Bank to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington. My Appointment Expires: 4543198 ~ 12119j2440 O 04:51P rl III I r.nv - aiF m cnMkaMp r.A we ceFRi t~r: Q aei r.u IN WITNESS WHEREOF, the undersigned has caused this instrument to be executed on this day of 72000. JTS Development, Inc. A Washington Corporation By: Gerald M. Stolp Its: Secretary State of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Gerald M. Stolp is the person who appeared before me, and said person aclmowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Secretary of JTS Development, Inc. to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington. My Appointment Expires: ~ Sterlinrsavings Bank By: Ics: State of Washington ) )ss Counry of Spokane ) I certify that I know or have satisfactory evidence thatiiv the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/she was .Lfr ; of Sterling Savings Bank to authorized to execute the instrument and acknowledged it as theOC be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. ~~11ltlllljl tcHU**'i . Dated • . . . . i ♦ on • i ' • ~~'ov • i Not Public in and ~ : Npt Ar? y for the State of Washington. ...o..... My Appointment Expires: Pu81.~~ ~ ; ~ ~ • • ' ~f ~j►• ~`j ~'i~~'', • ~ ♦ • 7, • aration of Covenant ,~ll/~ WA~1 Drainage Decl Keystone Meadows ~ ~ 4543198 T , 1912040 o 04:51 P cpGai Tw: A aei r.u rnu elg nn cnAkanp_N we Tony. . gl Sta of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Tony J. Hi le~~k;the person who appeared before me, and said person aclrnowledged that he signed this instrument and a ~bq be his free and voluntary act for the uses and purposes mentioned in the instrument. _ P, Q~I , • ~ i, ~ . ~ y . ; Dated ~W, . . . : o ~ : • C.~ ; Notary Public in and for the State of Washington. My Appointment Expires: 19 C.,hVt.~A 4rL O? Lucinda Higley State of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Lucinda Higley is the person who appeared before me, and said person acknowledged that she signed this instrument and acknowlecjed`O~`~g~~`liar~ free and voluntary act for the uses and purposes mentioned in the instrument. ~s~t 18~i~ - 4r ~ Dated Notary Public in and ' 10 for the State of Washington. My Appointment Expires: 19') 64?E Op4'V-~ ~ Delmar P. Castle . State of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Delmar P. Castle is the person who appeared before me, and said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. Dated Notary Public i.n and for the State of Washington. , • • - - ~,•t 4543198 K~ 12~19(2000 ~ 44 51 P cvFai rNr. A Ui r.u r;nu C1A nn cnnkano N wa Tony . gl StaYe of Washington ) ss County of Spokane ) I certify that I know or have satis ory evidence that Tony J. Hi~le~\i;dle person who appeared before me, and said person acknowledged that he signe this instrument and ~c~~Cl~ be his free and voluntary act for the uses and purposes mcntionec~ in the instrw t. = . - ~ ~ ~ , . , Dated . : ~ z • E> : r~ Notary Public in and for the State of Washington. My Appointment Expires: ~ l ~qTE C: 'A ~ ` ~ . . Lucinda Higley ~ State of Washington ) , )ss County of Spokane ) I certify that I know or have satisfactory evidence t Lucinda Higley is the person who appeared before me, and said person acknowledged that she signed this instrume and aclanowlecged'i tter, free and voluntary act for ~ 0. the uses and pwposes mentioned in the instrument. 10 Dated ; Notary Public in and for the State of Washington. My Appointment E.cpires: 4' TE Og ~11►%A ~ ~ - ` • .~~~gsi0~~~,~ ~~j~ De~ ~ ~le ,vo L' c10TARy . . - - State of W ( p~~C .;~0§~~~ County of Sp,akime ) i~ 0 1N . 20► A8N ~i ~~~11l111111~~~ I certify that I know or have satisfactory evidence that BoWmw P. Castle is the person who appeared before me, and said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. Dated noOern b-e~- Zv , 200C7 Notary Public in and for the State of VO-ashvig*n. mY ~3 l)l-M 20, ZO ~'~Wk tr)b}0 r , . ' 4543198 ~ 12~1912000 o04:51P My Appointment Expires: cacai Twr. e aei ru r,nv ~;IF rm cnnkano r.A wa Karin L. Berg State of Washington ) )ss County of Spokane ) I certify that I know or have satisfactory evidence that Karin L. Berg is the person who appeared before me, and said person acknowledged that she signed this instrument and acknowledged it to be her free and voluntary act for the uses and purposes mentioned in the instrument. Dated Notary Public in and ;.r::.►ttt;`,r. for the State of Washington. v G ~ j O ;•j''4 i, My Appointment Expires: ~i i 4~ . . , ~ ~ , ~:A ~ ~ _ ~ • L~` 'r'i - ~ i ~ V : _ • ~ . North American Mortgage Company ~y ~1~' ~ By: Qotv ~ d- Yl da.-✓~r S Its: ~ ~ Q "p State of ) KI.~ lork- )SS County of Spek.-me ) osr (ec~S I certify that I know or have satisfactory evidence that C60(O is the person who appeared before me, and said person acknowledged that he/she signed this instrument, on oath stated that he/&Iv-- was authorized to execute the instrument and acknowledged it as the yce 0 e5) JQ a} of North American Mortgage ComEaay to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. 4o ~ • . ; Dated 1 COL ~ l~ ~ , ~ ~ , Notary Pubtic in and ~c►~~v~ for the State of ~I~~g~ee- ! ; ~ ; ; ~ MY APPointment ExPires: PAMELA S. ALLEN ~ ~ ~ ~ NOtM PuWic, State of N8W YOrk 'a, No. OIALWJ8571 CkudNBdinOde8flsC0utlty •,I~~~~11.~,~,,, ~ C4tI1RIlSSlOn Expires_a.;:L3'-O;) • r. - - 4543198 T1912000 e: 8of9 My A in ent Expires: 44;51P ~ _ capai Twr A Rei r.u _ rnv VA m Cnnkana f'n_ Yfd Karin L. Berg State of Washington ) )ss County of Spokane ) I certify that I know or have sarisfactory evidence that Karin L. Berg is the person who appeared before me, and said person acknowledged that she signed this instrument and ac i i4jo be her free and voluntary act for the uses and purposes mentioned in the instrument. 300 s' Dated i 1~-aZ) h ioo' Notary Public in and ~ V~ i' V s z f o r t h e S t a t e o f W a s h i n g t o n. My Appointinent Expires: 8-014 +,t Wre t North American Mortgage Company By: Its: State of Washington ) )ss County of Spokane ) I certify that [ know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that he/she signed this instcvment, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the of North American Mortgage Company to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated Notary Public in and for the State of Washington. My Appointrnent Expires: 4543198 T19124~D0 ~Q4;51P cpcai tuc I adi ru rnu QiF nn cnAhno r.A gie EXHIBIT "A" The East 85.54 feet of the West half of the West half, AND the East half of the West half; AND the West half of the East half of Tract 184 of OPPORTUNITY as per plat thereof recorded in Volume "K" of Plats, Page 20; EXCEPT the East 85.00 feet of said West half of the East half; AND EXCEPT the North 60.00 feet for railroad right-of-way; Situate in the County of Spokane, State of Washington. 4543198 12~19I2000 o 04;51P CACAI TIJf: 4 Adl CN MU tiR M Cnn4ana f:n iMb AFTER RECORDING RETURN TO: Spokane County Public Works Development Engineering Services, 2nd Floor 1026 W. Broadway Ave Spokane, WA 99260-0170 Document Title: Drainage Declaration of Covenant Grantor: JTS Development, Inc., Tony J. Higley And Lucinda Higley, Husband and Wife, Karin L. Berg, a singlc person, Delmar P. Castle, a single person, Sterting Savings Bank, North American Mortgage Company Grantee: Spokanc County and The Public Abbreviated Legal Description: NW 1/4 Sec. 22, T25N, R44E, W.M., Final Plat of Keystone Meadows PE 1860-98 Assessor's Tax Parcel Numbers: • 45222.0838, 45222.0839, 45222.0841 County Reference No. P1860, Keystone Estaies - See attached Exhibit "A" for legal descri.ption. Drainage Declaration of Covenant Spokane County Engineer's Office In consideration of the approval by Spokane County of P1860 Keystoae Estates hereinafter referred to as the "plat"), undersigned covenants and agrees that: Spokane County and its authorized agenis are hereby granted the right to ingress and egress to, over and from all public drainage easements for the purposes of inspection and emergency maintenance of drainage swales, ponds, ditches, culverts and other drainage facilities, if not properly maintained by the property owner or the Keystone Meadows Homeowner's Association. Spokane County does not accept the responsibility to inspect or maintain drainage facilities located outside of public rights-of-way, except in cases where Spokane County specificalIy assumes that responsibility in writing. Neither does Spokane County accept any liabitity for any failure bjr the property owner(s) to properiy maintain such areas. The property owners within this plat shall be hefd responsible for keeping open and maintaining the surface path of natural or man-made drainage flow over and across their respective properties. If the property owners fail to maintain the surface path of natural or man-made drainage flow, or drainage facilities on private properties, a notice of such failure may be given to the property owner. lf not corrected within the period indicated on said notice, Spokane County has the right to correct the maintenance failure, or have it corrected, at the expense of the property owner. Spokane County does not accept the responsibility of maintaining the drainage course on private lots, nor the responsibility for any damage whatsoever, including, but not limited to, inverse condemnation to any properties due to deficient construction andlor maintenance of drainage courses in drainage easements on private property. Any buitding that is constructed on a lot in this plat shall be set at such an elevation so as to provide positive drainage away from any drainage entry point to the building (including but not limited to a window well, a, window unprotected by a window well, or a doorway). Said positive drainage shall consist of a minimum slope of 3% away from the building for a distance of at least 10 feet from the building. The tots sha11 be graded so that either a) all runoff is routed away fcom the building, and conveyed over the loi to a natural drainage swaie or approved drainage facility, or b} drainage intercepted on the lot is disposed of on the lot in an approved drainage facility. AlI drainage facilities for this plat, including any `208' swales, shall be constructed in accordance with the approved plans on file at the r ~ - ~ 4543198 12~1912400 o04;51P caGai tar: a aei r.u rnv tia m cn4anp N we Spokane County Engioeer's Office. Any proposed changes to the approved road and drainage plans must be approved by the Spokane County Engineer's Office prior to construction of said changes. There may exist properties located uphill and adjacent to this subdivision which periodically discharge stormwater tunoff onto individual lots within this plat. Stormwater runoff from nearby uphill properties should be expected, and during snow melt periods or wet seasons the lots may be subjected to higher amounts of stormwater runoff that what is normally observed or anticipated. Because stormwater runoff from adjacent properties have discharged onto this plat prior to development, stormwater cunoff will likely continue to do so after development. The property owners within this plat shall maintain all water qualityswales ("208" swales) and drainage ditches situated on their respective properties, and any portion of a`208' swale situated in a public right- of-way adjaeent to their respective properties, with a permanent ground cover as specified 'en the currently approved and accepted plans on file at Spokane County's Engineer's Office. No structures, including fences, shall be constructed directiy over or within a`208'swale without the expressed written consent of the Spokane County Engineer. Spokane County does not accept the responsibility to inspect and/or maintain the drainage easements or drainage swales, nor dces Spokane County accept any liability for any failure by the lot owner(s) to properly maintain such areas. The Keystone Meadows Homeowner's Association or its successors in interest shall maintain the drainage facilities, located in cornmon areas and Blocks 1 and 3 in conformance with the approved plans on file at the Spokane County's Engineer's Office. Maintenance of drainage facilities includes, but is not limited to, keeping open and cleaning storm pipes, ditches, drainage ponds, swales, etc., replacement of drainage facilities as needed, and maintaining live native-type dryland grasses or lawn turf in the `208' swales located in common areas or tracts, with optional shr.ubbery and/or trees, which do not obstruct the flow and percolation of storm drainage water in the drainage swale as indicated by the approved ptans. The Keystone Meadows Homeowner's Association shall be responsibEe for payment of all claims and other liabilities which may become due for said maintenance responsibiliiies. If the Keystone Meadows Homeowner's Association or their successors in interest, fail to maintain the drainage facilities in conformahce with the accepted drainage plan on file at the Spokane County Engineer's Office, a notice of such failure may be given to the Keystone Meadows Homeowner's Association or their successors in interest, by the County Engineer. If not corrected within the period indicated on said notice, Spokane County has the right to correct the maintenance failure, or have it corrected, at the expense of ihe Keystone Meadows Homeowner's Association or their successors in interest. Should the Keystone Meadows Homeowner's Association be tertninated for any reason, the successors in interest shall be the individual Iot owners, or their successors in interest, who are members of the Keystone Meadows Homeowner's Association ai the time of said termination. The successors in interest shall share equally in the responsibility and cost of maintaining said drainage facilities. This covenant and agreement shall run with the land in perpetuity, and shall be binding upon the owner, their heirs, successors and assigns, including the obligation to participate in the maintenance of the drainage facilities as provided herein. J i~ - ' 4543198 1211912000 o04 51P cvcai tW. s Uicu rnv siA m cnfAanp rA IU IN WITNESS WHEREOF, the undersigned has caused this instrument to be executed ori this I$day of j~j2000. JTS Developmeat, Inc. A Washingtoa Corporation By: Gerald M. Stolp Its: Secretary State of Washington ) }ss County of Spokane ) I certify that I know or have satisfactory evidence that Gerald M. Stolp is the person who appeazed before me, and said person acknowledged that he signed this instrument, on oath141 *"4Whe was authorized to execute the o qe free and voluatary act of such instrvment and aekaowledged it as the Secretary of TTS I?evel ~ party for tht uses and purposes meAtioned in the instnunent~ r-~~~~,,,,,, oy - ~ . Dated ~ ; a~•~v s a; Notary Public in and o'~= c3 for the State of Washington. ~t•,; . My Appoinunent Expires: b ~ G ~ - tc. e„ : `;,F•" i Sterling Savings Bank By: tcs: State of Washington ) )u Counry of Spokane ) I certify that I know or 6ave satisfactory evidence that is the person who appeared befare me, and said person acknowledged that heJshe signed this instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the of Sterling Savings Bank to be the free and voluntary act of such parry for the uses and purposes mentianed in the instrument. Dated Notary Public in and for the State of Washington. My Appointrnent Expires: r a , o Date: 7 7 ICD Cj-o To: tA IA( f 12 f 7 From: ~ I&V~ RE: Language for the Dedication on kC- The private roads and/or common areas shown on this plat are hereby dedicated to the (Home Owners Associatiun) created by document recorded (dace) under State UBI number The private roads and/or common areas cannot be sold or transferred, and shall be considered subservient estates for tax purposes to the other lots created herein. The status of the areas designated as, subservient estates for tax purposes caruiot be changed with out filling a replat. The private roads, as shown hereon, are easements which provide a means of ingress and egress for those lots within the Plat having frontage thereon. - ainage s ments, as platte a d shown he , w'ch are for th urpose of ' stalling, ` ope ting, - and m' aining inage s les an dra' ge facilities t dis se of run f are hereb` ra ed to e (f i i c Owucrs Association) or cc rs in i est. The County of Spokane is hereby granted the right of ingress and egress to all private roads, common areas and/or drainage easements. The private roads and drainage easements are subject to the separate DECLAR.ATION OF COVENANT as recorded ((JJ[C) under Auditor's Document No. which by reference is made a part hereof. VrilPricJicat 2196 . , ~ .SpoI:.tt1C Ctfttnty 1Cngiiicc:rs 1020 W ];►-oaclway Spo(:, anc WA 99260-0170 ' 509)477-3600 1'Ul) DOCU111CI1C Titlc DI;CLfiRATION OT' COVENAN'C Re('crencc \Tumbcrs I.cga] llcscription Pa►•cc) \'umhcr C.raniors .u,cl crai,tccs ln coiiside:ration o!' tlle approval by Spokaic County uC (hercinalier refcrred to as the "Devciopment"), II1C Iltl(ICCSib(1t'(I COVeIlints ind agrc:cs thnt: l. Thi: suUdivider/sponsor wil[ constrilct the private roads and associated drainage 1'acililies in conformanec wilh the approvecl plans on tile in thc County Cilginecr's Oflice. 2. A lot is scrvcd by a private raacl when a. thc only road i'rantasc lor the lot in thc Dcvelapmcnt is an the private roacl, or; b. a lot having frontaae on more than one road (puUlic or privatc) constructs an anproach to thc private roacl. 3. Thc IIrnnc Owncrs AssociatiAn or their succcssars in inLcreSt 5h111 maintain the private I'p1CIS ancl associatecl cirainage facilities in canl'ormance with the approvecl plans on lile iil the County Engineer's OFtice. •1. 'I'hc ownc►-(s) ol' <<ny Iot crcalccl hy tlic Dcvclopincnt c7r allcrnatiun tlicrcol' ancl scrvccl hy a private rcaacl shall bt', t'CSp0(lSlble IOI' Illillllle11:111(;e A) S1lCI p1'IV1I(: !'Uil(J, IIICJU(Iltlg aSSUCIIICd CJl'alIlBSe 11C1I1tICS. 5. Via1111CI1111CL fi11I1IlC1Ilg 01 Il1L O('IVill(; I'OfClS ilI1d ;1SSOClIIICd Ll(1111igC faCIlll1CS 5h11ll UC 111 il 11111111CC (lClf:fllllll(;(i by fhe Ilomc Owncrs Association or llicir succcssors in intcrest. Should che IIUn1e Owners Association be terminated lor any rcason, tllc: successors in interesl sltall hc Illu inclividu:il I0t owners, UI' 1I1C1I' SIICCf:SSOCS 1(1 lll(erest, wlio are membcrs ot' the I•Iomc Owncrs Associ.ltion 1l the limc: Of said termination. 7. fn tlie event sucli private roacl inclucling ttssoe;i.tte.~cl clrainage Iiicililies is improved to Spok.tne Cuunty stanclarels lor puUiic streets, ancl the County is willing to zccept the declication oF such road and drainage 1'ticilities, each lot owncr slfall e:cecute any docutnc:nts necessary to accomplish suclI cledication. S. Owncrs oF lots within the Develolirnenc wlio are s;rved by such road, mriy siie and recover damages Incl attorneys' Iees fcom any owrier ot' any lot within tlie Development which is similarly scrved who rcliises to plrtiCip:tte in tlle road inci draintige f'(Xilities construction, I11]ill1C11ig, and maintenance. 9. «,1RNTNC,: Sf)okanc Corntty lras lro re,spar.sibility ro brrilrl, imnrove, or »rafilt(riit oi• olltcrwisc servir.e ille 1)i•ivale i•oad.v, tlitr/ a.c.corieilc.-d (lrailtnge frrrilitie.t• t•nitt<rrlrerl itiiilutr Or In-ovi(liitg service 10 rJtc j)roperly . descrihecl iiiilie Develup»teiil. 13y (ICCL'lming tllis clevelop»>eirt or strba~eq«el►try by c,rlotiviirg a btrildrng pemtit 10 Ue issrietl for propcrty on a private road, Spokmce Colurty assrrmes »a oblisnlioit for sard private ranrl aird tltc owiters lrereby ac•knvwlcrlgc th(it tlie Connl), lins ►io oblisalivn uf rn►y kiiitl of itafin•e ►vlinlsnever tn es1ab1rs11, e.ra»tine, str►vey, constrrrcl, alter reJmir, inywave, iiuriirl(rin, provrde &-ainnge vr sirotiv remoual oir ct priv«1e . rnnd or its' as.rocinted drainnge facilitres ti 1 .1 ~ , • < 10. \Vhcncver the ITomc O«mcrs tlssociation or thcir succcssors in inlcrest fail to i111111(alll the drainase facilities in confbrmnnce with the approvecl drainage plan, a notice will be given to the tiomc Owncrs Association or tlicir sLtccessors in interest by the County. If not corrected zfter 14 days, the Coiinty has the ribht to correct the maintenance failure or have it corr-ectecl at the expense of tlie i-Iomc Owners Association, their successors in intcrest, or lots i» the clevelopment. 1 -1. Spol:ane County does not accept the responsiUility of maintaining the dr.ii»age coursc; on private lots within clrainage easements or tlondplain areas, 110 1i1C responsibility for any drainage, whatsoever, includiitg but not limitecl to inverse conclemnation to any properties clue to deiicient canstruetion anc!/or maintenanc:e of cirainage courses in drai»age easements on private property. 12. This covenant and agrcement shall run with the land and shall be hiii(iing upon the awner, their heirs, ' suc;cessars or assigns, inclucling thc olaligation to particip,tle in (lic: makitenancr: of' thc private ro;ul aiict drai»age Cacilities as providecl herein. O1VN]JR owNra DacECl tliis clay or' , 20 ,S'!'i171s OI' 6Vt1SII1NC7'ON ) :ss Cniiuly uf S1)okmre ) Oit tlris dny persmrally appearerl bcfore iire finown ro me 10 be the intlividtral(s) tlescribed rn nnd who executed t/te ivr!/riit antl foregoiilg ir►srrirnreirt nlrd rrckno3cledged tlrnt Irelshe/titey srsried the sante as liis/Iter/tlteii• fi•ee rnid volrrrltrriy act nird deed fol- tl►e rrses nli(! /)u/Pnsc.s rJrereiir srate(l. GIVCN Ur\'DER rYIY tlftND ftND OFFICIA I. SIsAI., Ihis tltrit Of 20 . Notary I'crblic itt alrd for 11te Sta1e Of YVOsJriir9lon, resielrlrg nt Spokaire k1E\41cclopud 1/200 2 ` ~i ►~~~o Office of the County Engineer Spokane County, Washington 6 September 2000 To: Doug Busko, P.E. , - .L Frnm: Development Engineering Services, 7 ,i Ed Parry, P.E. 4.~ RE: P 1860 '~~~i - Keystone Estates ~ Plat Dedication Language . - - ~ Please note: The Drainage Declaration of Covenant is to be signed by the Title Owner's. Please submit tfie signed Declaration of Covenant to the County Engineer's Office. The County will record the document. Please note that the County Assessor's Office has strict requirements on document size and margitis. The Declaration of Covenant will need to adhere to dtese requirements. An electronic copy ofthe Covenant is availabie upon request. Plat Dedication Drainage easemants, as platted and shown hereon, which are for the purposes of instaliing, operating and maintainin draina e onds and drainage facilities to dispose of runoff, are hereby granted to Spokane County, the public, ! I The drainage easements, lots and tracts are subject to the separate Declaration of Covenant as recorded under Auditor's Document No. which by reference is made a part hereof. AFI'ER RECORDING RETURN TO: Spokane Coanty Public VI/orks Development Engineering Services, 2"d Fioor 1026 W. Broadway Ave Spokane, WA 99260-0170 Document Title: Draina e Declaration of Covenant Grantor: Grantee: Spokane County and The Public Abbreviated Legal Description: I Assessor's Tax Parcel Numbers: , County Reference No. P1860, Keystone Estates Drainage Declaration of Covenant Spokane County Engineer's Office In consideration of the approval by Spokane County of P1860 - Keystone Estates hereinafter referred to as the "plat"), undersigned covenants a.nd agrees that: Spokane County and its authorized agents are hereby granted the right to ingress and egress to, over and from all public drainage easements for the purposes of inspection and emergency maintenance of drainage swales, ponds ditches cutverts and other draina e facilities, if not properly maintained by the property owner or the . Spokane Couaty does not accept the responsibility to inspect or maintain drainage facilities located outside of public rights-of-way, except in cases where Spokane County specifically assumes that responsibility in writing. Neither does Spokane County accept any liability for any failure by the property owner(s) to properly maintain such areas. The property owners within this plat shall be heid responsible for keeping open and maintaining the surface path of natural or man-made drainage flow over and across their respective properties. lf the property owners fail to maintain the surface path of natural or man-made drainage flow, or drainage facilities on privaie properties, a notice of such faiture may be given to the property owner. If not corrected withi.n the period indicated on said notice, Spokane County has tbe right to correct the maintenance failure, or have it corrected, at the expense of the property owner. Spokane County does not accept the responsibility of maintaining the drainage course on private lots, nor the responsibility for any damage whatsoever, including, but nat limited to, inverse condemnation to any properties due to deficient construcrion and/or maintenance of drainage courses in drainage easements on private property. Any building that is constructed on a lot in this plat shall be set at such an elevation so as to provide positive drainage away from any drainage entry point to the building (including but not limited to a window well, a window unprotected by a window well, or a doorway). Said positive drainage shall consist of a minimum slope of 3% away from the building for a distance of at least 10 feet from the building. The lots shail be graded so that either a) all runoff is routed away from the building, and conveyed over the lot to a natural drainage swale or approved drainage facility, or b) drainage intemepted on the lot is disposed of on the lot in an approved drainage facility. All drainage facilfties for this plat, including any `208' swales, shall be constructed in accordance with the approved plans on file at the Spokane County Engineer's Office. Any proposed changes to the approved raad and drainage plans must be approved by the Spokane County Engineer's Office prior to construction of said changes. There may exist properties located uphili and adjacent to this subdivision which periodically discharge stormwater runoff onto individual lots withia this plat. Stormwater runoff from nearby uphill properties should be expected, and during snow melt periods or wet seasons tfie lots may be subjected to higher amounts of stormwater runoff that what is normally observed or anticipated Because stormwater runoff from adjacent properties have discharged onto this plat prior to develapment, stormwater runoff will likely continue to do so after development. The property owners within this plat shall maintain all water qualiiy swales ("208" swales) and drainage d.itches situated on their respective praperties, and any portion of a`208' swale situated in a public right- of-way adjacent to their respective properties, with a pernianent ground cover as specified in the currently approved and accepted platts on file at Spokane County's Engineer's Oice. No structures, including fences, sha.ll be constructed directly over or within a`208'swale without the expressed written consent of the Spokaae County Engineer. Spolcane County dces not accept the responsibility to inspect and/or maintain the drainage easements or drainage swales, nor dces Spokane County accept any liability for any failure by the lot owner(s) to properly maintain such areas. The or its successors in interest shall maintain the drainage facilities, located in common areas and tracts ~ in conformance with the approved plans on file at the Spokane County's Engineer's Office. Maintenance of drainage facilities includes, but is not limited to, keeping open and clea.ning storm pipes, ditches, drainage ponds, swales, etc., replacement of drainage facilities as neerled, and maintaining live native-type dryland grasses or lawn turf in the `208' swales located in common areas or tracts, with optional shrubbery and/or trees, which do not obstruct the flow and ercolation of storm drainage water ia the drainage swale as indicated by the approved plans. The shall be responsible for payment of all claims and other liabilities which may become due for said maintenance responsibilities. If the or their successors in interest, fail to maintain the drainage facilities ia conformance with the accepted draina e lan on file at the Spokane County Engineer's Office, a notice of such failure may be given to the or their successors in interest, by the Couaty Engineer. If not corrected within the period indicated on said notice, Spokane Coun has the right to correct the maintenance failure, or have it conected, at the expense of the , or their successors in interest. Should the be terminated for any reason, the successors in interest shall be the individual lot owners, or their successors in interest, who are members of the at the time of said termination. The successors in interest shall share equally in the responsibility and cost of maintaining said drainage facilities. This covenant and agreeinent shall run with the land in perpetuity, and shall be binding upon the owner, r• their heirs, successors and assigns, including the obligation to participate in the maintenance of the drainage facilities as provided herein. IN WITNESS WHEREOF, the undersigned has caused this instrument to be executed on this day of 2000. (1) For an acknowledgment in an individual capacity (Typed Name) State of Washington ) )ss County of Spokane ) I certify that I Imow or have satisfactory evidence that (name of aerson)_is the person who appeared before me, and said person acknowledged that (heJshe) signed this instrument and aclrnowledged it to be (hisJher) free arid voluntary act for the uses and purposes mentioned in the instrument. Dated Notaty Public in and for the State of Washington. My Appointment Expires: (2) For an acknowledgment in a representative capacity: COMPANY NAME A Washington Corporation By: (typed Name) Its: (Position) State of Washington ) )ss County of Spokane ) I certify that 1 know or have satisfactory evidence that (name of aersonjis the person who appeared before me, and said person acknowledged that (heJshe) signed this instrument, on oath stated that (heJshe) was authorized to execute the instrument and acknowledged it as the t~e of authoritv, e•~., officer, trustee, etc.)-of fname of partX on behalf of whom instrument was executedl to be the free and voluntary act of such party for the uses and purposes mentioned in the instrutnent. . Dated Notary Public in and for the State of Washington. My Appointment Expires: r~ i - PLNT NAlY1F NO. _ W~Q ~~~Ot+~G . srt~Tis1•~cs v Y n,~►•r cr i ✓ 'v Plat Check F'te !~#2 ~o " 7 Ntimber o1* Lots I2oad Miles (Nc:w) V t4t~ ?-,o kr;~ Total Arca MAP Nortli Arrow Scalr: ~ Lcgc.ncl ~ I'roceclures & Cquipment [3asis ot' i3earinbs . ~ Plat Locatian By Title OCiicial Sivature Blacks a~ Surveyors Certiticate Roacl Names Road Wiclths ~ i ACIj1CCllI ACCtl ~ Lot & Block Numbers c a.iW Dedicacion aesisnacea t Foot Strips / f( J~ 3 12PS on GLO Corners Tracc X Lot Areas G t5L ~K 2 aeK 13ench Ivtark ClOsure I ~ ~ r, Cr 1 ( ~ ( --7 ! DEDiCAT(4N Dcscription (To Map) r crot ~r ncscri~~iion (Tca Ccrt) C~J ~ ~ Owiiers Ccrtificate to Plat l i=aot Strips R1D - Cf'R Statemc:nt Access Prohibitecl i2/W Dedication Drainage Language / Drainase Covenant # ( , v Flou(i Insurance 208 T3onds -$1,000.00 ea 208 PLANS APPROVED9 ISCI -c9GrK-) Private Raad Doc. !!'s Priv.ite Road Warninb Road Pians ~oca TZ" ~ ~ ' S Roaul 13ollcl ltilnrovemeilt A/~~~ 'S 12c►sicl 13onc1 inspection /(jC-.9::5~ ~ Sigi~cd I3 C►~.~,iraeer _ e24 . " • ~ r ._..~660 Tziasthc-t-\ DO k1~111\pl~tlist.~k-4rUt1 Berto, Dave . ~ , From: Kelley, Ross Sent: Monday, December 04, 2000 3:28 PM To: Berto, Dave Subject: Keystone Subdivsion PlatNalley Couplet Dave, We are ok with the developers designating a setback of the northern 40 feet of their property for future acquision by the County for the Valley Couplet. This will correspond to the south line of the 100 feet of Old Milwaukee RR R/W between Pines Rd. and McDonald Rd. that we own. REK ~ FkqM ANGLE DIST NGRTH EAST TO 1D1860 KEYSTONE MEADOWS LOT S I 1DEt_ I iVES 12-: 2-~~00 D. pERTO _ AUTO INVERSE STAR7 1580.9079 1076.5308 18 18 IiVV IV 89 40 48.00 E 331. ►z')700 158`. 7570 1407. 5957 19 19 I NV S 0 23 35.00 E 578.5900 1 004. 1806 141 1. 564Ei 22 22 I NV S 89 4E 00.00 W 70.0800 1003.8952 1341. 4854 23 RADIAL S 0 14 00.00 E DEL-TA 89 50 25. 00Rl" RAD I US 30.0000 TAN 29.9165 L-AFtC 47.0403 RAD I AL S 89 36 25.00 W RP 1 033. 8949 1341. ;632 24 23 CHORD N 45 18 47.50 W 42.3672 1033. E891 1311. 3639 25 TAN@F'T N 0 23 35.00 W 25 I NV N 0 23 35.00 W 363. 9900 1397.6706 1;08. 8669 26 RAD T AL S 89 36 25.00 W DELTA 90 09 35. ~ORT hAD i US ►0. V~~00 TAIV 30.0837 L--ARC 47.2075 RADIAL N 0 14 00.00 W RP 1397. 8764 1338. 8EE2 27 26 CHORD iV 44 41 12.50 E 42.4855 1427.8761 1338. 7441 28 TAN@PT N 89 46 00.00 E 28 I NV N 89 4E 00. 00 E 25.4600 1427. 9798 1364.2039 29 29 IIVV N 0 23 35.00 W 20.0000 1447. 9793 1364.0667 30 30 T NV S 89 4E 00.00 W 161. ;S00 1447.3222 1202. 7180 31 RAD I AL S 0 14 00.00 E DELTfl 89 53 32. OORT . RAD I US 30.0000 TAIV 29.9436 L--ARC 47.0675 RAD I AL S 89 39 32.00 W RP 1477. 3220 1202.5958 32 31 CHORD iV 45 17 14.00 W 42.3865 1477. 1434 1172.5963 33 TANCdF'T hl 0 20 28.00 W 33 I IVV N 0 20 28.00 W 30.0600 1507.2029 1 172. 4174 34 34 I NV 5 89 46 00.00 W 20.0000 1`,07. 1214 1152.4176 35 35 I NV S 0 20 28.00 E 29.9400 1477. 1819 1 1 52. 5958 3E RAD I AL iV 89 39 32.00 E DELTA 90 06 28. OORT RAD I US 30.0000 . . TFlN 30.0565 L--ARC 47.1803 RAD I AL S 0 14 00.00 E RP 1477. 0033 1122.5963 37 36 CHORD S 44 42 46.00 W 42.4663 1447.0036 1 122. 7185 38 TANCdF'T S 89 46 00.00 W 38 I IVV S 89 4E 00.00 W 35.2400 1446.8601 1087.4788 39 39 INV S 0 28 28.00 E 20.0000 142E►. B608 1087. 6444 40 40 I hfV N 89 46 00.00 E 167.0800 1427.5412 1254. 72;0 41 RAD I AL N 0 14 00.00 W DELTA 89 50 : 5. OORT ' RAD I US 30.0000 TAIV 29.9165 L--ARC 47.0403 RAD I AL N 89 36 25.00 E RP, 1397. 5414 1254. 8452 42 41 CHORD S 45 18 47.50 E 42.3672 1397.7472 1284. 8445 43 TAN@PT S 0 2; 35.00 E 43 I fVV S 0 23 35.00 E 139.2500 1`58. J00J 1285. 7998 44 RAD I AL iV 89 sb 25.00 E DEL7A 90 09 35. OOFtT RAD I US 30.0000 TAN 30.0837 L-ARC; 47. 207 5 RAD I pL S 0 14 00.00 E . RP 1258.2947 1~55. 8005 45 44 CHORD S 44 41 12.50 W 42.4855 2225. 2950 1255.9226 4E TAIV@F'T S 89 46 00.00 W 46 T NV S 89 46 00.00 W 62.0000 1~28. 0425 1 193. 9231 47 RAD I AL S 0 14 00.00 E DELTA 89 50 25. OORT RAD I US 30. 00e+O TAN 29. 91 65 L--ARC 47.0403 RAD I AL S 89 36 25.00 W RP . 1`5g. 0422 1193.8010 48 47 CNORD iV 45 18 47.50 W 42.3672 1`57. 83b4 11E3. 8017 49 TANL.dPT N 0 23 35.00 W 49 I NV N 0 23 35.00 W 30.0800 1287. 9157 1163.5953 50 50 I NV S 89 46 00.00 W 20.0000 1287. 8343 1 143. 5955 51 51 I NV 8 0 23 35.00 E 29 . 9200 1257. 9150 1 143. 8007 52 RAD I AL iV 89 36 25.00 E DELTA 90 09 35. OQtRT RAD I US 30.0000 TAN 30.0837 L-ARC 47.2075 RAD I AL S 2+ 14 00.00 E RP 1257.7092 1113.8015 53 52 CHORD S 44 41 12.50 W 42.4855 1227.7094 1113.9236 54 TANCdPT S 89 4E 00.00 W 54 I NV S 89 4E 00.00 W 31.7700 12:'7. 5800 1082.1539 55 55 I IVV S 0 14 00.00 E 20.0000 1207.5802 1082.2353 56 56 I NV N 89 46 00.00 E 173. y90tZt 1208. 2888 1256. ;'239 57 RAD I AL N 0 14 00.00 W DELTA 89 50 25. OORT RAD I US 30.0000 TAN 29.9165 L-ARC 47.0403 RFaD I AL N 89 36 25.00 E RP 1178.2690 1256.3461 .'.~8 57 CHORD S 45 18 47.50 E 42.3672 1 17l3. 4948 1_286. 3454 59 TANCdF'T S 0 23 35.00 E ' 59 I NV S 0 23 35.00 E 144. 7500 1033.7482 1287.3384 60 F2AD I AL N $9 36 25.00 E DELTA 90 09 35. OORT RAD I US 30. bOOO TAN 30.0837 L-ARC 47.2075 RAD T AL S Q+ 14 00.00 E RP 1033. 5424 1257. 3391 61 E0 CHORD S 44 41 12.50 W 42.4855 1003. 5427 1257.4612 62 TANCdP,T S 89 46 00. 00 W E2 I NV S 89 4E 00.00 W 177.5100 1002. 8198 1079 . 9527 6; 63 I NV iV 0 20 28.00 W 57£3. 0900 1 550. 8995 1076.5111 E4 LAT R DEP 0.0084 0.0198 64 HCLOSE N 66 56 55. E9 E 0.0215 1 580. 9079 1076. 5308 18 F'REC = 1 TCl 173729 Ar ea = 167509.69 s q f t 3.84549 ac F ROM AiVGL U T ST NOR. - EASI' TO 1~. 1~ T 1 1/1 T I"P1 P'1 !1 T /'1 11 f"'/1 TAUTO INVERSE START 1 003- -8952 1341. 4854 23 RAD I AL S 0'14 0Q, 0 E llELTA 89 50 25. OOR7 RAD I US 30.0000 TAN 29.9165 L-ARC 47. 04fZA3 RAD I AL S 89 36 25.00 W RP 1033.8949 1341.3632 ' 24 23 CHORD iV 45 18 47.50 W 42.3672 1033.6891 1311. 3639 25 TANidPT N Q~ 23 35.00 W 2-'5 INV N 0 23 35.00 W 363. 9900 1397. 6?06 1308. 8669 26 RADIAL S 89 36 25.00 W DELTA 90 09 35. OOFcT RAD I US 30.0000 TAN 30.0837 L--ARC 47.2075 RAD I AL N 0 14 00.00 W RP 1397.8764 1338.86E2 27 26 CHORD IV 44 41 1 2. 50 E 42.4855 1427.8761 1338. 7441 28 TANidPT N 89 46 00.00 E 28 I NV N 89 46 00.00 E - 25.4600 1427. 9798 13E•4. 2039 29 29 I iVV N 0 23 35.00 W 20.0000 1447. 9793 13E4. 0E67 30 30 I NV S 89 46 00.00 W 161.3500 1447. 3222 i`02. 7180 31 RAD i AL S 0 14 00.00 E DELTA 89 53 32. OOFcT RAD I US 30.0000 TAN 29.9436 L-ARC 47.0675 RAD I AL S 89 39 32.00 W . RP 1477. 3`20 1202.5958 32 31 CHORD iV 45 17 14.00 W 42.3865 1477. 1434 1 172. 59E3 33 TAN~.dPT IV 0 40 28.00 W 33 I NV N 0 20 28.00 W 30.0600 1507.2029 1172.4174 34 34 I IVV S 89 46 00.00 W 20.0000 1507.1214 1152.4176 35 35 I NV S 0 20 28.00 E 29.9400 1477.1819 1 1 52. 5958 3E RAD I AL N 89 39 32.00 E DEL7A 90 06 28. OORT RAD I US 30.0000 TAN 30.0565 L--ARC 47.1803 RADIAL S 0 14 00.00 E RP 1477. 0Qt33 1122.5963 37 36 . CHORD S 44 42 46.00 W 42.4663 1447.0036 ! 122. 7185 38 TANCdFIT S 89 46 00.00 W ' 38 I NV S 89 46 00.00 W 35.2400 144E+. 8601 1 087. 4788 39 39 IIVV S 0 28 28.00 E 20.0000 1426.8608 1087. 6444 40 40 I NV N 89 46 00.00 E 167.0800 1427.5412 1254. 74J30 41 RAD I AL N 0 14 00.00 W DELTA 89 50 25. OORT RAD I US 30.0000 TAN 29.9165 L-AhZC 47.0403 RAD I AL N 89 36 25.00 E ' RP 1397. 5414 1`54r 81FJ2 42 41 CHORD S 45 18 47.50 E 42.3672 1;397. 7472 1`84. 8445 43 TAN@F,7 S @ 23 35.00 E 43 I NV S 0 23 35.00 E 139.2500 12S8. 50Q+5 1285.7998 44 RAD I AL iV 89 3E 25.00 E DELTA 90 09 35. OORT RAD I US 30.0000 TAN 3,0. 0837 L--ARC 47.2075 RAD I AL S 0 14 00.00 E RF' 1:'58. 2947 1 255. 8005 45 44 CHORD S 44 41 12.50 W. 42.4855 12L$. 2950 1255. 9226 46 7AfVCdPT S e9 4E 00. 00 W kE I NV S 89 46 00.00 W 62.0000 1228.0425 1193.9231 47 RAD I AL S 0 14 00.00 E DELTA 89 50 25. OOFcT RAD I US 30.0000 TAN 29.9165 L-ARC 47.0403 RAD I AL S 89 3E 25.00 W RP 1258. 04" 1193.8010 48 47 CHl]RD iV 45 18 47.50 W 42.3672 1257. 83E4 1163.8017 49 TANCdF'T N 0 23 35.00 W 49 I IVV N 0 23 35.00 W 30.0800 1287.9157 1163.5953 50 50 I h1V S 89 46 00. 00 W 20. 01c~00 1`87. 8343 1143.5955 51 51 I NV s 0 23 35.00 E 29.9200 1257.9150 1 143. 8007 52 RAD I AL iV 89 ;sb 25.00 E DELTA 90 09 35. OORT RAD I US 30. 0~c~00 TAN 30.0837 , L--ARC 47.2075 RAD I AL S 0 14 00.00 E RP , 1257. 7092 1113.8015 53 52 CHORD S 44 41 12.50 W 42.4855 1227.7094 1113.9236 54 TAN@PT S 89 46 00.00 W 54 I NV S 89 46 00.00 W 31.7700 1227. 5800 1082.1539 55 .cJJ I NV ~ 0 14 00.00 E 20.0000 1207.5802 1082.2353 JE► 56 I NV N 89 4E 00.00 E 173. 9900 1208.2888 1256. 2239 57 RAD I flL IV 0 14 00.00 W DELTA 89 50 25. OORT RAD I US 30.0000 TAh! 29.9165 L--ARC 47.0403 RAll I AL N 89 36 25.00 E RP 1 178. 2890 1256.3461 58 57 CHORD S 45 18 47.50 E 42.3672 1178. 4948 1`8b. 3454 59 7AN@PT S 0 23 35.00 E 59 I hIV S 0 23 35.00 E 144. 7500 1033.7482 1287. 3384 60 RAD I AL iV 89 3E 25.00 E DELTFI 90 09 35. OORT RAD I US 30.0000 TAIV J0. 0OJ7 L-ARC 47.2075 RAU IAL S 0 14 00.00 E RP 1033. 5424 i:y:57. 3391 61 E0 CHORD S 44 41 12.50 W 42.4855 1003. 54`7 1257. 4612 62 TANCdPT S 89 46 00.00 W 62 I NV N 89 46 00.00 E 84.0000 1 i[t03. 8847 1341.4605 LAT R DEF' 0.0104 0.0249 63 HCLOSE hl 67 13 40.03 E 0.0270 1003. 8952 1341.4854 23 FIREC = 1 TO 77131 Area _2412E. 69 sq ft 0.55387 ac FROM ANGLE DIST NORTH EAST TQ CEiVTERL I iVE MORROW LANE 1`HAiVCE EAST OIV `{VD LANE AUTO IIVVERSE START 1003.7245 1 299. 5692 66 66 INV N 0 23 35.00 W 214.7500 1`18. 4b94 1298. 0960 E7 67 T hIV N 0 23 35.00 W 219. 4500 1437. 7143 1296.5920 68 E8 INV tV 89 4E 00.00 E 67.5800 1437. 9895 1364. 1714 69 69 I NV N 0 23 35.00 W 1 0. 0000 1447. 9892 1 364. 1028 70 LAY R llEF' --0. 0099 --0. 0;E 1 70 HCLOSE S 74 39 33.52 W 0.0375 1447. 9793 1 364. 0667 30 PREC = 1 TC1 13652 No prea . FRi7M AtVGL D I ST iVOR'►.. EAST TO VI- IV 1 L- 1\L- X IVL- L- I `t a.i L-r7l ~v.. "vv t vl I AUTO IIVVERSE START 1437- -7143 129E►. 5920 E8 68 INV S 89 46 OQ._ 0 W 133. 700+d 143' 698 1162.8931 71 71 INV S 89 46 00.00 W 75. L9k')O 1436.8632 1087. Ei1f37 72 72 I iVV iV 0 28 28.00 W 10.0000 1446. 8E28 1087.5209 73 LA1" R DEP --0. 00`8 --0. 04` 1 73 HCLO5E S 8E+ 15 24.10 W 0.0422 144E+. 860i 1087. 4788 39 PREC = 1 TO 5193 No Area FRqM ANGLE DIST NQFcTH EAST TCl CEIVTERL I NE 3RD LANE AUTQ IIVVERSE START 1218. 4694 1298.0960 67 E7 INV S 89 46 00.00 W 144. 0000 1217. 8830 1 1 54. 0972 lE 76 INV S 89 46 00.00 W 71.8800 1217.5903 1082.2178 77 77 I R!V N 0 14 00.00 W 10.0000 1227.5902 1082. 1771 78 LAT & DEP --0. 01 02 --0. 0`32 78 HCLCJSE S 66 20 52.72 W 0.0253 1227. 5800 1082. 1539 55 F'REC = 1 TO 8919 iVo Area ~ . . , FROf'+1 ANGLE b I Sl" N(:lR"i'H EAST 70 t~ P1860 KEYSTONE hiEADOWS LCIT S I DEL T NES 1 1-30-2000 D. BF HTO AUTO INVERSE S"fARl' 1560.9079 1076.5308 18 18 I N V i V 89 40 48.00 E 331.0700 1582.7570 1407.5957 19 19 I NV S 0 23 35.00 E 578. `,90i11 1004.1806 1411.5648 22 22 I iVV 5 89 46 00.00 W 70.0800 1 003. 8952 1341. 4854 23 RAll I AL S 0 14 00.00 E vELTA 89 50 25. OOf2T RAD I US 30.0000 TAiV 29.9165 L--ARC 47.0403 RAD I AL S 89 ;sN 25.00 W RP 1033.8949 1341. 363` 24 23 CHOftD iV 45 18 47.50 W 42.3672 1033. E►891 1311. 3639 25 TANCdFIT N 0 23 35.00 W 25 I NV N 0 23 35.00 ;63. 9900 1397.6706 1308. 8669 26 RAD T AL S 89 36 25.00 DELTA 90 09 :3 OORT RAD I US 30.0000 . TAN 30.0837 L-ARC 47.2075 RAD I AL N tZi 1 00.00 W RP 1397.8764 338.8662 27 2E CHORD tV 44 41 2.50 ~ 42.4855 1427. 7E 338. 7441 28 TANI:aPT N 89 46 0.00 28 I NV fV 89 46 0 .00 44.7000 1428.05 2 83.4437 29 29 INV N 0 23 3~ 00 20.0000 1448 5- V .s .3065 30 30 IhIV S 89 46 00. 0 160.5 0 1441 1' ~ 7480 31 RADIAL 5 0 1 00. 0 DELTp 89 53 -2. 0 RT RAD I US 3 . .00 0 r TAN 29.943 L-ARC 47. 7c, ~ ' RAD I AL S 89 39 32.00 RP 147 .,srJ21 1202. E258 32 31 LHORD IV 45 17 14.00 W - ~865 147 11 172. E263 33 TAh1@PT N 0 20 28.00 W 33 I NV N 0 20 28. 0Qi W ~ 0600 1507.2 3 1 172. 4474 34 34 I NV S 89 46 00.00 W ~.0ov"+0 1507. 1 2 5 1 152. 4476 35 35 I NV S 0 20 28.00 E 2 .9400 1477.1821 1 1 a2. 6:=_:58 36 RAD I AL iV 89 39 32.00 E DELTA 90 0E+ : 6. OOR7 RAD I US 30.0000 -rAN . 30.0565 _ L--ARC 47. 1 803 RAD I AL S 0 14 00.00 E RF' 1477.0035 1122. E+263 37 36 CHORD S 44 42 46.00 W 42.4663 1447. 0037 1 1 22. 7485 38 TAN@F'T S 89 46 00.00 W 38 I NV S 89 46 00.00 W 25.2400 1446, 9009 1097. 50&7 39 39 IIVV S 0 28 28.00 E 20.0000 1426. 9016 1097.6743 40 40 I NV N 89 46 00.00 E 157. 0800 1427. 541 3 1254. 7530 41 RAD I AL IV 0 14 00.00 W DELTA 89 50 25. OORT RAD I US 30.0000 TAN 29.9165 L-Ah?C 47.0403 RAU T AL N 89 36 25. Qt0 E RF' 1397.5416 1254.8752 4; 41 rianRn S 45 18 47.50 E 42.3672 1397.7474 1234. 874`, 43 7ANCdPT S 0 23 35. 00 E 43 I NV S 0 23 35.00 E 139. 2500 125~'i. 5tZ►FZt6 1:'85. 8298 44 RAD I AL iV 89 36 25.00 E DELTA 90 09 35. OOF2T RAD I US 30.0000 TAN 30.0837 L-ARC 47.22175 RAD I AL S 0 14 00.00 E RP 1258.2948 1255. ES.S0..~J 45 44 CHORD S 44 41 12.50 W 42.4855 1228.2951 1`55. 9S2E 4E TANCdFIT S 89 46 00.00 W 4E 1 NV S 89 46 00.00 W 62.0000 1228. 0426 1193.9531 47 RAD I AL S 0 14 00.00 E DELTA 89 50 : 5. OORT RAD I US 30. 0000 TAN 29.9165 L--ARC 47.0403 RAD I AL S 89 36 25.00 W RP 1258.0423 1193.8310 48 47 CHORD iV 45 18 47.50 W 42.3672 1257.8365 1163.8317 49 TAIV@PT N 0 23 35.00 W 49 I NV N 0 23 35.00 W 30.0800 1287.9158 1163.6253 50 5~D I I~V 5 89 46 0tZ~. 00 W ''0. 0~c~~~ 1287. 8344 1143.6255 51 51 I NV S 0 23 35.00 E .9200 1257. 91 51 1143.8307 52 RAD I AL N 89 3E 25.00 E DELTA 90 09 35. 00RT RAD I US 30. 0000 ~ l"AN 3010837 L--ARC 47.20I5 RHD I AL S 0 14 00.00 E RP 1257. 7093 1113.8315 53 52 CHORD S 44 41 1►~. -0 W 42 4855 1"7. 1095 1113.9536 54 TAIV~dF~T S 89 46 O~. 0 W 54 I h!V S 89 4E 00. 0 W 21.7700 1227.6209 1092.1838 55 55 INV S 0 14 00. E 20.0000 1207.6210 1092.2653 56 5E+ I NV RI 89 46 00.0 E 163.9900 1'c:0Ei. 2889 1256.2539 57 RAD I AL iV 0 400. 0 W llELTA 89 J 25.00 T IRAD I US 30.00 TAN 9.916 L-ARC 4 . 0410 RAD IAL N 89 36 25 00 E RP 1 17ES. 2891 1256.3761 58 57 CHORD S 45 18 47.5 E 42.3672 1178. 4949 1286. 3*754 59 TAN@PT S 0 23 35.0 ~ E 59 I NV S 0 23 35.00 144. 7500 1033. 7483 1287.3684 60 RAD I AL N 89 36 25.00 DELTA 90 09 35. OORT RAD I US 30.0000 TAIV 30.0837 L-ARC 47.2075 RAD I AL S 0 14 00.00 E ` RP 1 033. 5425 1257. 3691 61 60 CHORD S 44 41 12.50 W 42. 48bv 1003. 5428 1257.4912 62 ~ TAN~.dF'T S 89 46 00.00 W ~ 62 I NV S 69 46 00.00 W 177. 5100 . 1002. 8199 1079.9827 E3 r 63 I iVV N 0 20 28.00 W 578. 0900 1 580. 8996 1076.5411 64 t LA7 & DEP 0.0083 -0. 01 02 ' E4 HCLOSE N 51 00 14.37 W 0.0132 1580.9079 1076. 530Ei 18 , PREC = 1 TO 283198 Are a= 167520. 87 s q f t 3.84575 ac ' F'ROhr1 GNGLE D 1 ST fVORTH EASY TO ~ r. ~ ~ ~ ~ ~ .r ~ .r ~ ~ ~ AREA OF PRIVATC ROAD - AUTO IIVVERSE v v P+'7' !Y ['S T 9 i7t i?i A A =1 ~ !i i _ L► A !=a !.t ~ RAD I AL S 0 14 00. 00 E DELTA 89 50 25- OOFtI' , RAD I US 3l .000 TAN 29.9165 L--ARC 47.0403 RAD I AL S 89 36 25.00 W RP 103;. 89k9 1341.3632 24 23 CHORD N 45 18 47.50 W 2.3672 1033. E►891 1311.3639 25 TAhI@PT EV 0 23 35.00 W 25 I IVV N Q, 2; 35.00 W 3 3. 900 1397.6706 1308. 8669 26 RAD I AL S 89 36 25.00 W DELTA 90 09 35. OORT RAD I US 30.0000 r TAN 30.0837 ' L-ARC 47.2075 RAD I AL. N 0 14 00.00 W RP 1397. 6/64 1338.8662 27 2E CHORD iV 44 41 12.50 E 2.4 55 1427. 8 6 1338,7441 28 TANCdP7 h! 89 46 0.00 E 28 I NV N 89 46 0.00 E 44. 00 1428.0 ~ 1 8•. 4437 29 29 INV iV 023 .00 W 20.0000 1448. 05` 7.l 1 3.3065 30 , 3S~ I NV S 89 ~+6 Q~ .00 W 180.5600 1447 1'- ' 7480 31 RAD I AL S 0 14 0 00 E DELTA 89 53 32 0OR7 . RAD I US 30. 000 ~l r TAN 29. 43E L-ARC 47.0 75 J RAD I AL S b 39 32.0 W F2P 477. 3`21 1202. 6258 32 31 CHORD N 45 1'7 14.00 42.386 1 77.1435 1 172. 6263 33 TpNCdPT N 0 20 ~ . 00 33 I NV IV 0 20 %28. 0 30.0600 15 .2030 1 172. 4474 34 34 I tJV S 89 46 00. W 20.0000 `f 1507.1215 1 1 52. 4476 35 35 I NV S 0 20 28.00 29.9400 1477. 1821 1 1 52. 6258 36 RAD I AL N 89 39 32.00 E DELTR 90 06 28. OORT RAD i US 30.0000 TAN 30. 056 5 rN L--ARC 47. 1 803 ^ RAn I AL S 0 14 00.00 E ~ . RP 1477. 0035 1122.6263 37 3E CNORD S 44 42 46.00 W J 2 4b~3 1447. 0037 11". 7485 ;~8 TAN►tlF,T 5 89 4E Q~O. 0Q~ W ~ 38 IIVV S 89 46 00.00 W `5. :~'4~~ 1446. 90i1~9 1097.5087 39 39 IhiV S 0 28 28.00 E' 020.0000 1426. 90it~ 1097. b'74a 40 40 I NV N 89 46 ~+Q~. Q~Q~ E 7. 0800 1427.5413 1`54. 7530 41 RAD I AL hi 0 14 00.00 W DEL7A 89 50 25. OORT RAD I US 30.0000 " TAiV 29.9165 L-ARC 47.0403 RAD I AL h! 89 36 25.00 E RP 1397. 5416 1254.8752 42 41 CHORD S 45 18 47.50 L 42.3672 1397.7474 1284.8745 43 TAN@PT S 0 23 35.00 E 43 I NV S 0 23 35.00 E 139.2500 1258. 5006 1285.8298 44 RAD I AL IV 89 36 25.00 E DELTA 90 09 35. OORT RAD I US 30.0000 TAhI 30.0837 L-ARC 47.2075 RAD I AL S 0 14 00.00 E RP - 1258.2948 1255.8305 45 44 CHORD S 44 41 12.50 W 42.4855 1228. 2951 1255. 952E 4E TANfaF,T S 89 4E+ 00.00 W tLf. Ttvu S FSg 4E, 00.00 W 62.0000 1228.0426 1193. 9531 47 RAD i AL S 0 14 00. 00 ~ELTA 89 50 : 5o OORT RADIUS 30,0000 TRN 219. 9 1 ~5 L-ARC 47.0403 RA~ ~ AL 5 89 36 25. 00 W RP i: 5S. 1193. 8310 48 47 C#~~RD N 45 18 47.50 W 42.367a 1257.8365 1163.8317 49 TAN~'~PT N 0 23 35.00 W - 49 I NV N 0 23 35p +~0 W 30.0800 1287.9158 1163.6253 50 50 3 IV Y 9 87 46 00r 00 VI! 20r ~00K.` 1287.6344 1143.6255 5i 51 9 0 213 35.00 E 29,9200 1257~ 91~~ 1143.8307 52 ~AD~ ~ 25.00 ~ 90 09 35o OORT RADIUS 30.0000 - TRN 30.0637 L-ARC 47.2075 RADIAL S 0 14 00.00 E RF~ 1257. 7093 f 1 1 3. 6315 53 52 GHOR1) S 44 41 12.50 W 4" . 4~~~ ~~276 7095 1113.9536 54 TAN@PI S 49 46 5~~0■ 00 4V 54 IF+[ V S 69 46 0.00 W ."'~.i r 70L-4 i L 4... 7a 6Iw'~.. 07 1092.183 55 55 I NV s 0 14 ~0. 00 E 20. ' 000 120°~. ~+214~1 109`.`~+5 56 Ik~t~J ~V 89 46 ~0. 00 E 163. 9 O~ 1206. `889 1256.2 ~ 57 RADIAL N 0 14 00.00 W I}ELTF~ 50. 25. OOR7` RADIUS 30.0000 TAN 29.9165 L-ARC 47.0403 RA}~ IAL N 89 36 a5. ~ RP 1178.2891 L • 3761 ...FCt 57 CHORi~ S 4,.`.~ 1 47.5~I E +~i~. ,~6 2 11~'B. ~+949 2 6.3754 ,..►~31 T~11~~d~'T S 0 2 ~ 35.00 E 59 IhIV s 0 23 35.00 ~ 144.75 0 1.33. ~~~3 87R 36$4 60 60 I NV ~ 89 36 2'55. OO W 30.00 0 1033. ",4L~ ~ 2 7. 369 1 61 61 I NV S 0 14 00.00 E 3 eoco 100,.5428 1257. 49 1=A 62 6~ INV ' N 89 46 00.00 E 0 1003. 8849 1 14 i . 4 65 Lfl & L3EP 0 0 0' --0. f I 65 FiCLOSE h! 2S 27 5.70 W 0.01 ~ ~ ~013. 1341.4 54 23 I PREC = I TQ 181493 Are~ ~ 24 6.29 sq ft 0.' 6 ac IFROM ANGL ~ ~T NOR"f H E 7 TQ CENTERk_~~E MDRROW LANE THAN E EASI 0 23wiX7 LANE Ru"ru INVERS ST~RT iOQ1,a -14 129 .5692 66 66 INV N 2111-25" Z35r 0 W ~ 4.7500 121 4694 12 .0960 67 67 INiJ N 0 23 35.00 W 2 9.2500 14-1T 7143 ~296. i920 68 68 11V~ ~ 89 6 00r 00 8 .7800 ` 14 0677 i,36cJ.3/ 619 69 INV IV 0 ' 35.00 1 .0000 4 .0674 13830 ~~26 70 L T & DEP 0.0098 0.0039 70 HCLlJ SE s.~ 21 33 9.52 E 0.0105 14 8.0577 1383.3065 30 ~ ~ 50610 NU i''`~~ ~ ~ ~O PR iE~E~EiE~r ',.s''TART 1437. ~143 1296.5920 FROM Ah1GLEDiST NOR°fH -----EASfT~ ~ENTERI_T~~ ~~~~L~~~~~~~1`~~~ i~~ -,--~......-..Y.-.........~-r..-______~.....,...~.... AUTO INV ERSE ST~RT - 1437-7143 1296. ~920 68 ~I CIB INi~ ~ 46 O~ 0 w .70 0 14L 1698 1162,8931 71 I INl~ ~ OL-4. ~0 W ~ -.2~ k~ 1436.9039. 1097.6036 72 i 7:1 r KikJ Ki 0 PA ~ 00 w JbQ71 1 446+ 903E, 1097. 5208 73 LAT, -Q- DEF--0- 0026 --0. 01 21 73 HCLOSE S 77 42 5: 5 W 0.0124 144 )009 1097.5087 39 RREC = 1 TO 16900 IVo Area FROM ANGLE DIST NORTH EAST TO CENTERL I NE~3RD`LANE====____------ AUTO INVERSE START 1218.4694 1298.0960 67 67 I N V S 89 46 00.00 W 14 .0000 1217.8830 1 1 54. 09 72 7E 76 I NV S 89 46 00.00 W 1.8800 1217.6310 1092.2177 77 77 I NV iV 0 14 00.00 W 10.0000 1227. E3iZ+9 109`. 1770 78 LAT & DEP -0. 01 00 0.0068 78 HCLOSE S 34 07 25.48 E 0.0121 1227.6209 1092.1838 55 F'REC = 1 TO 17804 No Area - - - - FROM AtVGLE D I ST NURI`H EAST T(] F' 1860 KEYSTONE MEADOWS I-RACT 184 OPPORTUN'I TY AUTO INVERSE STAF(T 1000. 0000 1000.0000 1 . 1 TtVV N 0 18 55.00 W E►40. 4700 1E40. 4603 996. 4757 2 2 I NV N 89 40 48.00 E 660.9500 1644. 1517 1657.4154 3 3 I h!V S 025 08.00 E E41. 4700 1002. 6959 1662.1052 4 4 I NV S 89 46 00.00 W 662. 1 10Qt 1 000. 0025 1 000. 0007 5 LAT & DEP -0. 0025 --0. 0007 5 HCLOSE S 15 03 19 . 83 W 0.0026 1000. ~~00 1000. 0000 1 F'REC = 1 TO 1015747 Area = 424019.46 sq ft 9.73415 ac ERROR: I»val id Command : r. FHqM AIVGLE DTST IVGRTH EAST TQ CALCULATED F'LA T POUNDRY 9-28-2000 D. L~ERTt7 AUTO I hiVERSE START 1000. 3282 1 079. 9Es74 11 11 IIVV tV 0 ;20 28.52 W 580.5886 1580. 9065 107E. 5294 16 16 IhlV N 89 40 48.00 E 331. 0692 1582.7555 1407. 5933 17 17 INV S 0 223 34.91 E 581. 0906 1001. 678E► 1411.5794 15 15 I NV S 89 46 00.00 W 331. 5948 1000.3282 1079. 9874 11 1000. 3282 1079. 98r74 1 i NO CLOSURE ERROR Area = 192450.41 sq ft 4.41805 ac FROM ARlGLE UIaT NORTH EAST TO PLAT BOUNDRY AUTO I NVERSE START 1000.3282 1079.9874 11 11 I iVV N 0 20 28.00 W 580. 5900 1 580. 9079 1076.5308 18 18 I NV N 89 40 48.00 E 3;1. 0700 1 582. 7570 1407. 5957 19 19 I!VV S 0 23 35.00 E 581. 09~.~0 1001.6806 1411.5820 20 20 T fVV S 89 46 00.00 W 331. 5900 2000. 3303 1079.9947 21 . LA7 & DEP -0a ~~20 -0. 0074 21 HCL05E S 74 30 12.47 W 0.0076 1000. 3`8` 1079. 9874 11 F'REC = 1 TO 238563 Area = 192451. 21 sq ft 4.41807 ac 21 IiJV N 020 30.62 W 580. 5880 1580. 9079 10`IE. 5308 18 FROM ANGLE D I ST NORTH EAST TO LOT SI DEL I IVES AUTO INVERSE START 1580.90714 1 076. 5308 18 18 I NV tV 89 40 48.00 E 331. 0700 1582.7570 1407. 5957 19 19 I NV S 0 23 35.00 E °;78. 5900 1004.1806 1411.5648 22 22 INV S 89 4E 00.00 W 7'1421. 0800 1003. 89`,2 1:341. 4554 23 RAD I AL S 0 14 00d 00 E DELTA 89 50 25. OORT RAD T US 30.0000 TAIV 29.9165 L-ARC 47.0403 RAD I AL S 89 3E+ 25.00 W R F' 1 033. 8945 1341.3632 24 23 CHORD N 4~ 18 47. 42.3672 1033. 689 2 1311.3639 ~'5 TAN~~F'T N ~ 2 3 3c. ~ W 25 IiVV N 0 23 35 0 W 363. 9900 i,s97. 6?06 1308. 8669 2E RAD I AL S 89 3E ' J. .0 W • DELTA 9 9 35. OORT RAD I US 30. 014100 . r+ na . • ~1 ► _ ~1 ~ Y L--ARC 47. 2075 RAll I AL 0 14 00.00 W RP 1397.8764 1338. 8662 27 26 CHt7RD iV 44 4 E 42.4855 1427.8761 1338. ?441 28 TAN@FIT N 89 46 00.00 E ~ :~8 T NV N 69 46 Q~0. 0Q~ E i 7. EiyC 1427. 9490 135E. E3;9 29 29 INV N 0 23 35.00 W i:~ .0000 1447. 9485 1356. 4967 30 30 I NV S 89 4E 00.00 W !s. 750 O.CjAIO 1447. ;;224 1202. 74ES0 31 RAD I AL S .00 E 1`6 DELTA 89 53 3:~. OFtT • RAD I US 30. 000 "fAN 29.9436 L-ARC 47. 0675 _ RADIAL S 8 39 3~. W Rp'" 1477.3221 1202.6258 JL. 31 CHORD hl 45 17 W 42.3865 1477. 1435 1172.6263 :~3 TANCdFIT N Q~ 2Q~ `El. ~ W . 33 I NV N 0 20 28.00 W 30.0600 1 507. 2030 1172.4474 34 34 I iV V S 89 4E 00.00 W 20.0000 1507.1215 1152.4476 35 35 I NV S 0 ►0 28.00 E 29.9400 147'7. 1821 1152.6258 36 RAD I AI_ N 89 39 32. 00 ~ DELTA 90 Iafi. ~87ZOFtT RAD I US 30. ~00v:) TAN 30.0565 L--ARC 4 1803 RADIAL S 0 14 E RP 1477. 0035 1122.6263 37 36 CHORD S 44 42 46. ~ 42.4663 ~ 1441. t~037 1122.7485 38 TAN~aF~T S 69 46 ~0. 00 W 3$ I NV S 89 46 0Q~ 69.940~ a 14~+6e 9`:~5 1102.8087 39 39 IiVV S 0 28 `8. 0 E 20. 00-00 142JE. 9232 1 102. 9 743 40 40 T NV N 89 46 eOO E e 1.713 0~ 1427. 5413 1254.7630 41 RAD I AL N 0 1~~ O. +Z~~ W DELTA 89 50 25. OORT RAD I US 30.0000 m TpN 29.9165 L-ARC 47.0403 RAll I AL N 99 36 25.00 E ' RP 1397.5416 1`54. 8852 42 41 CHORD S 45 18 47.50 E 42.3E72 1397.7474 1284.8845 43 TANCdPT S 0 23 35.00 E 43 I hiV S 0 23 35.00 E 139. 2500 1`58. 5007 1285. 8398 44 RAD I AL N 89 36 25.00 E DELTA 90 09 35. 0ORT RADIUS 30. of/b 7 AtV 30.0 L-ARC 47.20 ~v RAD I AL S 0 14 00.00 E aP 1258. 2949 1`55. 8405 45 1`28. 2951 1255.9626 46 IoAe 44 CHORD S 44 41 12.50 W %42*41lL5""- TANCdF~T S 89 46 c~0. 0+~ W 4E I NV S 89 46 0Q~. 00 W ~ 1:~28. 04:~€~ 1193.9631 47 RAD I AL S 0 14 00.00 E DELTA 89 5►~ :~5. OORT RAD I US 30.0000 TAN 29.9165 L-ARC 47.0403 RAD I AL S 89 3E 25.00 W RP I 1258.0424 1193.8410 48 47 CHCIRD iV 45 18 47.50 W 42.3672 1257. 83E6 1 163. 8417 49 - TANi.dF,T N 0 23 35.00 W ~ 49 I NV N 0 23 35.00 W ~30.0800 1287. 91 59 1 163. 6353 50 50 I h1V S 89 46 00. 01w W 20.0000 1287. F'44 1143.6355 51 51 IIVV S 0 `.S SJ. C E ►::9. 9v00 1257. , _Jl 1 14.5. 8407 J►'r RAD I AL N 89 36 25.00 E RAD I US -0. ~000 TAN 30.17 `7 L--ARC 47. 5 RAU I 0 1 00.00 E RP 1257. 7093 1113.8415 5; 52 CHORD 4 1 2. 50 W 42. 4855 el1"7. 7096 1113.9636 54 TANLdPT S 89 0. 00 W ` 54 I NV 9 46 00. 00 W =10. 19- 1227. E274 1093.7738 55 JJ I NV S ~ 1 ~Zt E . 0 C~ 1`tZ~7. F`75 1~193. $JJ2 ...~E~ 5E I NV N 4 00.00 E 4~'0 120~5. 289Q~ 1256. ►739 57 hZA1J I AL IV 14 00. iZ►0 W \ ~ DELTA 89 RAD I US 0. 00 T AN 9 65 ' L--ARC 47.0403 RAD I AL N E39 36 25.00 E RP ~ 1178. 2892 125E. 3961 58 57 CHORD S 45 18 47.50 E 42.3672 1 178. 4950 1286. 3954 59 TANCdPT S 0 23 35. 010 E 59 T NV S 02; 35. 00,F 1033. 7484 1287.3884 E0 RAD I AL IV 89 36 25.00 E 17Et_"fA 90 09 35. OORT RAD I US 30.0000 TAN 30.0837 L-ARC 47.2075 RAD I AL S 0 14 00.00 E . I~P IOS-s. 5426 1257. 3891 61 60 CHORD S 44 41 12.50 W 4'. 4 5 100:3. 5429 1257.5112 62 TANCdPT S 89 4E+ 00.00 W 62 I NV S 89 46 00.00 W 177.51 ~ 1002.8200 1080.0027 E3 E3 IIVV iV 0 20 28.00 W 578. 09o ~ 1580.8997 10'76. 5611 64 LAT R DEF, 0.0082 --0• 0302 E4 HCLOSE h! 74 48 54.13 W 0.0313 1580.9079 10?6. 530ES 18 F'REC = 1 TO 116903 Ar-ea = 168189.39 Sq ft 3.86110 aC FROM ANGLE• DIST NQR1"H EAST TO AREA OF PR I VATE RC]AD - AUTO IiVVERSE START . 1003. 8952 1341.4854 23 RAD I AL S 0 14 00.00 E - DELTA 89 50 25. OOR i _ RAD I US W.0000 TAN 29.9165 L--ARC 47. 4~ s RAD I AL S 89 36 L5 . 0 W RP 1 t1.-,3. 8949 1341.3632 24 23 CHORD N 45 18 47. C0 -W 42.3672 1 3. 6891 1311.3639 :~5 TANCdF~T N 0 23 35.0 W 25- INV IV 0 23 35.0 W 363. 99~+0 1171308.8669 26 RAD T AL S 89 3E 25.0 W DELTA 90 09 35.0 RT RAD I US 30.0 00 / TAN 30.0 37 L-ARC 47.2 75 RADT AL N 0 14 00.0 RP 397.87E+4 1338.86E2 27 26 CHORn iV 44 41 12.50 E 42.4855 1427.8761 1338. ?441 2E3 • TANttlPT N 89 46 00.00 E 28 I NV N 89 46 00.00 E 17.8900 1427. 9490 1356. 6339 29 , 29 IIVV h! 0 23 35.00 W 20.0000 1447.9485 1356.4967 30 30 I NV S 89 4E 00.00 W 153. 7'500 1447. 3224 120`. 7480 31 RAD I AL 5 0 14 00.00 E DELTA 89 53 32. OORT RAD T US 30. 01r~00 -r~w1 : .rr n i. ~F L-ARC 47.0675 RAD I AL S 89 39 32.00 W RP 1477.3221 2:~02. 625f3 32 31 CHORD N 45 17 14.00 W 42.3865 14"l7. 1435 1172.6263 33 TANCdPT N 0 20 28.00 W 33 I NV N- 0 20 28.00 W 30.0600 1507. 2030 1 172. 4474 34 34 I h!V S 89 4E 00.00 W 20.0000 1507.1215 1152.4476 35 35 I NV S 0 20 28.00 E 29.9400 1477. 1821 1 1 52. 6258 3E RAD I AL N 89 39 32.00 E DELTA 90 0E+ 28. OORT IRAD I US 30.0000 TAN 30.0565 L-ARC 47. 1 803 . RAD I AL 5 0 14 00.00 E - RP 1477.0035 1122.6263 37 36 CHORD S 44 42 46.00 W 42.4663 1447. 003'7 1122.7485 38 TAN@F,T S 69 4E 00.00 W 38 I NV S 89 46 00.00 W 19.9400 1446.9225 1102.8087 39 39 INV S 0 28 28.00 E 20.0000 1426.9232 1102.9743 40 40 IiVV N 89 46 00.00 E 151.7900 1427. 541: 1254. "T630 41 RAD I AL N 0 14 00.00 W DELTR 89 50 : 5. OORT RAD I US 30.0000 TAN 29.9165 L-ARC 47.0403 RAD I AL N 89 36 25.00 E RP 1397.5416 1254. BBJ2 42 41 CHORD S 45 18 4j..., E 42.3672 1397. 7474 1284. 8845 43 TAN@PT S 0 23 5.00 E 43 I NV 5 ~ 35.00 E 139.2500 i~'58. 5ti07 1285.8398 44 RAD I AL IV 8 sE 25.00 E DELTA 9 09 3555.00RT RAD I US ~ "~0~+ TAN 3Q~. 837 L-ARC 47. 075 RAD I AL S ~ 14 Q~ E R~=' 1:'56. 2949 1255. 8405 45 44 CHORD 5 44 4 1~. ~0 W 42 JJ 1`:~8. 2951 1►'~JJ. 962-~ 46 TpN~F~T S B 4E~ ~+Q~. ~ 4E I NV S .~0 W 62.00 ~c 1228. 0426 1 193. 9631 47 RAD I S 0 14 00.00 E DE 89 .aQ~ : S. QrORT RAD I US- 30.0000 TAIV 29.9165 L--ARC 47.0403 RAD I AL S 89 36 25.00 W RP 1258.0424 1193.8410 48 47 CHORD N 45 18 47.50 W 42.3672 1257. 83E6 1 163. 8417 49 TANCdF,T IV 0 23 35.00 W 49 I NV IV 0 2; 35.00 W 30.0800 1287.9159 1 163. 6353 50 50 T iVV S 89 46 00.00 W 20.0000 1`87. 8344 1143.6355 51 51 I NV S 0 23 35.00 E 29.9200 1257. 91 51 1 143. 8407 52 RAD I AL h1 89 aE 25.00 E DELTA 90 09 JJr OORT RAD I US 30.0000 "f AN 31-1. 837 L-AI~C 47 ~iD7~ RAD I AL S 0 14 .~t~ R~:~ • 1257. 7t~93 1113.6415 53 5~~ CHORD S 44 4 1~. 5 W 42 . 1227. 7096 1113.9636 54 TAiVdF'T S 89 E~ ~0. ~ W 4 1093. 773~+ JJ 54 I NV S 89 46 00.00 W 20 . 19 ~ 1217 55 I tVV s 0 14 0c~. 01~- E 20. ' 1207. 5 1093.8552 56 I NV ~I 89 46 ~tQ~. k 1 E2. 4~~ r120 12SE. 2739 57 RAD I AL N 0 14 00. 00 ~ n r.-L r. r- .h.. rs ~ I . . . _ _ _ _ , . . . I RAD I US 30. 00r~~ TAN 29. 5 L-ARC 47. Q-. -i3 RAD I AL N 89 36 25.00 E ' RF' 1178.2892 12 61 58 57 CHORD S 45 18 47.50 E 42.3672 1178. 4950 1,2=-o86. 3 59 TAhIG-dPT . S 0 23 35.00 E _ 59 I iVV S 0 23 35.00 E 144.7500 1033. 7484 1287. 3ES84 60 RAD I AL N 89 36 25.00 E DELTA 90 09 35. OOFtT RAD I US 30. 0000 TAh1 30.0837 L.--ARC 47.2075 RAD I AL S +Lt 14 00.00 E RP, , 1033. 5426 1257. 3891 61 E0 CHORD S 44 41 12.50 W 42.4 1003. 5429 1257. 51 12 62 TAN@PT S 89 kE 00.00 W 62 I NV N 89 46 00.00 E 84.0000 1003. £i849 1341.5105 E5 LAT & DEP 0. 01 02 -0. 02v 1 65 HCLOSE N 67 50 32.08 W 0.0271 1003.8952 1341. 4854 23 F'REC = i TO 741 12 Area =`3418. 09 sq f t 0. 537E 1ac FROM AiVGLE D IST NURi H EAS7' . TO CENTERL IIVE MORROW LANE l`HENCE EAST ON 2ND LANE AUTO INVERSE . 03. 299. 5E94 66 START ~ E6 I IVV N 0 13 s5. 0 I~L _ 58.4694 2~8. ~c~960 6`7 E7 INV N 0 23 ~5. ~ W 19. , 5LO 14 7.71 Q t~ 29E. 5920 E+8 68 I N V N 89 46 00.0 E 60.0000 143 . 958E 1356.5915 . 69 E9 INV N 0 23 35. 00,W 10.0000 1447. 95E34 1356.5229 70 LAT & DEFS -0. 0099 -0. 02E i 70 HCLOSE S 69 18 25.90 W 0.0279 1447. 9485 1356. 4967 30 PREC = 1 TO 18038 No Ar^ea FROM ANGLE p I ST iVORTH EAS'T' TO CENTERLINE 2ND LANE WEST OF h10RRClW LAhIEE AUT'0 INVEF2SE ~ START Al 9~ 0 68 E8 INV S 89 4~+ 0t~. 00 W 1~~+ s~ 8~1 /'71 7 i I NV S 89 4E~ 0t~. 0Q~ W E".-0Q~0601437.7143 14 v5 \ 2. 8 ~ ~ 7~' 72 I htV IV 0 20 28.00 W ~ 0. 144 " . 253 1102.83 ~ '73 LAT & DEP -0. 0029 -0. 0`54 73 HCLOSE S 83 47 45.87 W 0.0255 1446.9225 1102.8087 39 F'REC = 1 TO 7987 iVo Ar-ea ~ FROhr1 ANGLE D 15T NORTH EAST TO STUB tVQRTH OF 2ND LAit1E AUTO IIVVEF2SE START 1437.1698 11E2. 8931 71 71 I iVV N 0 20 28.00 W 70.0000 1 507. 1685 1 162. 47E3 74 74 I NV N 89 46 00.00 E 10.0000 1507. 2093 1172.4762 75 LAT & DEFI --0. 0063 -0. 0:'88 75 HCLOSE S 77 42 33.22 W 0.0295 1507.2030 1 1 72. 4474 34 PREC = 1 TQ 2710 No Area FFt0M ANGLE DIST hIORTH EAST TC! CE{VTEHL Y VE 31RD LANE AJTO INVERSE START '8 G 1:~9Es. 09E0 67 67 INV S 89 4, W (JQ/ 144. k~0 \\~1 2lf 6 8 3 0 1 154. 0972 76 7'6 I NV S 89 46 0.00 W 60.3000 121%. 6374 1093, 797-7 77 ~ - ~ . . . . . . - . . .....t . . . .-a. 4 i 7\ ~ -7 G'_ 7 i-A 7 0 LAT & DEP ~ --0. 01 00 0. 01 b$ 78 HCLOSE S 59 14 52.42 E oi 9E 1227.6274 1 093. 773Es JJ PREC = 1 TO 10961 IVo Ar~e FROi+'I ANGLE DIST NURTH EAST T'0 CEIVTERL I NE OF STUg iVORTH OF 3RD LANE AUTO INVERSE . S`rART 1217. 8830 1154.0972 76 76 I N V N 0 23 35.00 W 70.0000 1287.8814 11`,3. 6170 '79 79 T NV N 89 4E 00.00 E 1 0, 0000 1`87. 9221 1163.6169 80 LA7 & DEFI -0. 00E+` 0.0184 80 HCLOSE S 71 21 57.49 E 0.0194 1287.9159 1163.6353 50 FIREC = 1 TO 4120 hio Area