1166_Painted_Hills_Phasing_Narrative_5-30-17Painted Hills Planned Residential Development Phasing Plan
May 30, 2017
A. INTRODUCTION ‐ PHASING
The Painted Hills Planned Residential Development (the “Project”) submitted by Black Realty,
Inc., (the “Applicant”) will be phased. Construction will begin in each housing area at the same
time after approval of the Project by the City of Spokane Valley with the other components
constructed as set forth herein. The timing and size of phases within each housing area will
depend on market conditions. The duration of the plat build‐out is expected to be 7 years.
Below is the phasing plan for submission under SVMC 20.40.050. The number and location of
lots within the Project is subject to revision based upon the receipt of approval of the
preliminary plat. The Applicant will modify this Phasing Plan in the future if circumstances
require revision.
B. INFRASTRUCTURE IMPROVEMENTS
The Applicant is separately seeking a Conditional Letter of Map Revision and Letter of Map
Revision from the Federal Emergency Management Agency (“FEMA”) to amend the Flood
Insurance Rate Map for the property apart from the approval of the Project by the City. As part
of the CLOMR/LOMR process, the Applicant will need to relocate the compensatory storage
through levee construction and improvements to Dishman‐Mica Road, Thorpe Road and
Madison Road. Assuming approval is received from FEMA, this would occur immediately after
the approval of the Project. This would include making water and sewer connections within
these roads and stubbing the utilities into the site at the local access road locations.
The disposal of sewerage from the Project depends on use of a sewer lift station to be built
near Dishman‐Mica Road and Sundown Drive. Sewer mains will be extended from the lift
station location to the cottage and the estate type housing areas (as discussed below) within
the future street right of ways and open space areas/access easements. This work will be
completed in year one.
Painted Hills Planned Residential Development Phasing Plan
May 30, 2017
Page 2 of 4
C. HOUSING
The project will consist of five housing types identified as Estate, Single Family, Cottage, Multi‐
Family and Mixed Use as depicted on the phasing map accompanying this narrative.
1. Estate (The Reserve @ Painted Hills). On the south end of the Project will be an area of
42 lots that are larger, estate type lots ranging in the quarter acre size. The access to this
area will be from Madison Road and consists of a loop street and a cul‐de‐sac.
The southern half of this area fronting 44th Avenue will be constructed during
years 1‐3 along with water, sewer and dry utilities. This will consist of 23 lots.
Sewer lines will be extended through the next phase to connect into the line to
the lift station.
Whipple Street, Alvarez Drive and Pines Road will be constructed during years 3‐
5 along with water, sewer and dry utilities. This will consist of 19 lots.
The secondary emergency vehicle access will connect to the north during years
3‐5 or earlier if needed due to the progress the Project.
2. Single Family (Meadows @ Painted Hills). The majority of the middle of the site will be
standard single family lots ranging in size from 5500 to 7700 square feet, consisting of
206 lots.
Sundown Drive from Dishman‐Mica Road to the residential area along with
water, sewer and dry utilities will be constructed during year one.
Water, sewer and dry utilities will be extended through each phase below as
they are constructed.
The area fronting 41st Avenue and Cimarron Drive east of Whipple Street will be
constructed during years 1‐3. This will consist of 43 lots.
The area fronting 41st Avenue and Cimarron Drive west of Whipple Street will be
constructed during years 5‐7. This will consist of 37 lots.
The area fronting 42nd Avenue will be constructed during years 4‐6. This will
consist of 44 lots.
The area fronting 43rd Avenue and Darcy Drive east of Whipple Street will be
constructed during years 2‐4. This will consist of 43 lots.
The area fronting 43rd Avenue and Darcy Drive west of Whipple Street will be
constructed during years 3‐5. This will consist of 39 lots.
Painted Hills Planned Residential Development Phasing Plan
May 30, 2017
Page 3 of 4
3. Cottage (Whispers @ Painted Hills). At the north end is an area of cottage or townhouse
type units on 52 lots ranging in the size of 1800 to 3600 square feet. The access to this
area consists of a single street running west from Madison Road ending in a cul‐de‐sac.
The eastern half of Painted Hills Avenue with water, sewer and dry utilities will
be constructed during years 1‐2. There will be 23 units.
A sewer line will be extended through the next phase to connect into the line to
the lift station.
The completion of Painted Hills Ave along with water and dry utilities will be
completed during years 3‐4. There will be 29 units.
The secondary emergency vehicle access will connect to the south from the west
end of the street during years 3‐4 or earlier if needed due to the progress the
Project.
4. Multi‐Family (M. Family @ Painted Hills). In the northwest area of the project are the
multi‐family units. The multi‐family area will have direct access off Dishman‐Mica Road
and another access, Yony Lane., connected to Sundown Drive. There are 228 units, an
office and a recreation building planned for this area. Construction will be completed
during years 1‐3. All utilities will be extended through each portion of the site as it is
constructed.
5. Mixed Use (The Lofts @ Painted Hills). Finally, the proposal is for 52 mixed use units to
be built in combination with commercial/retail facilities. See description below for
phasing of commercial areas and the residential area will be developed concurrently
therewith.
C. COMMERCIAL AND MIXED USE
The existing golf course buildings and parking lot (Shops @ Painted Hills) at the corner of
Dishman‐Mica Road and Thorpe Road will be retained as a commercial use. The former
clubhouse is currently leased as restaurant space. Additional commercial space is anticipated to
be constructed in years 3‐5.
A mixed use area (The Lofts @ Painted Hills) is planned for along Dishman‐Mica Road adjacent
to the main project entrance with business at ground level and housing above. This area will
develop once there are existing residential construction within the Project to support the
commercial development. This construction is anticipated to be further phased during years 1‐3
(one‐third) and years 3‐5 (remaining two‐thirds).
Painted Hills Planned Residential Development Phasing Plan
May 30, 2017
Page 4 of 4
D. ACCESS – Vehicular and Pedestrian
Phasing of vehicular access to the various housing elements is described above under the
housing section.
Vehicular access to the park within the Project will be off Thorpe Road at the existing parking
area. The southern commercial area will also use the existing driveway off of Thorpe Road into
its parking lot. The northern commercial area will use driveway access off Dishman‐Mica Road.
These accesses will be completed with the other road improvements during year one.
All housing areas will have pedestrian access via sidewalks along exterior and interior streets
and by the trail system throughout the open space areas to occur with the development of the
area including the improvements.
E. OPEN SPACE AND RECREATION
The project will contain over 30% open space. There is a large open space north of the cottage
housing area. This will include a golf practice area which may include up to 3 chip and putt
areas. This area will be developed in year one.
The Cottage, Single Family and Estate housing areas are separated by green belts. Open space
separates the housing areas from the commercial areas and there will be a large passive park
area on the south end of the site next to Thorpe Road. Open space areas will be connected by
the trail system described above. These areas will be developed concurrently with the adjacent
housing areas.
F. TRAIL SYSTEM
Additional pedestrian connectivity will be provided by a trail system throughout the Project
open space. The trails will run across the larger open space areas, will run between the
different housing type areas and will connect into the sidewalk system within the housing
areas. The existing golf cart bridges across Chester Creek will be retained to provide pedestrian
connections to the southwest commercial area. Trails will be developed at the time of the
improvement of the open space.
WCE
WHIPPLE CONSULTING ENGINEERS
CIVIL , STRUCTURAL AND
TRANSPORTATION ENGINEERING
2528 NORTH SULLIVAN ROAD
SPOKANE VALLEY, WASHINGTON 99216
PH: 509-893-2617 FAX: 509-926-0227
DRAWN:DATE:PROJ #:
APPROVED:PAINTED HILLS PRD
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WCE
WHIPPLE CONSULTING ENGINEERS
CIVIL , STRUCTURAL AND
TRANSPORTATION ENGINEERING
2528 NORTH SULLIVAN ROAD
SPOKANE VALLEY, WASHINGTON 99216
PH: 509-893-2617 FAX: 509-926-0227
DRAWN:DATE:PROJ #:
APPROVED:PAINTED HILLS PRD
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