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PE-1484-84F NO. SPONSOR: PETE RAYNER BEFORE THE BOARD,OF,COUNTY COMMISSIONER OF SPOKANE COUNTY, WASHINGTON IN THE MATTER CONCERNING PRELIMINARY SUBDIVISION PE- 1484 -84, ALCOTT GROVE ) & ZONE RECLASSIFICATION, ZE -4 -85, FROM ) MINING & AGRICULTURAL TO R -2 - ) A FINDINGS OF FACT, CONCLUSION AND DECISION 40 "' - THIS MATTER, being considered by the Board of County Commissioners of Spokane County, hereinafter referred to as the "Board ", of an appeal of the Spokane County Hearing Examiner Committee decision of February 26, 1985, where said committee DENIED said proposal. Rayner. The Board received an appeal application on March 6, 1985, by Pete The Board held a de novo public hearing on April 9, 1985, and having fully considered all' testimony presented, and having individually acquainted themselves with the vicinity and the site in_questi.on,did reach a decision on April 23, 1985, to approve the appeal in•part;'and deny in part and in doing so did enter the following: FINDINGS OF FACT 1. That the February 21, 1985 STAFF REPORT was considered as well as the staff presentation before the Board. 2. That the February 26, 1985 Hearing Examiner Committee Findings and Order were considered. 3. That the planning file of AlcottGrove 1st Addition was considered by the Board. 4. That the proposal is located in an area designated as Urban on the adopted Spokane County Comprehensive Plan and is within the Priority Sewer Service Area (PSSA) where. Spokane Valley sewers will be installed. 5. That a portion of the proposed preliminary plat is within an area designated by Federal Emergency Management Agency as a Type A Flood Hazard Zone and provisions of National Flood Insurance program apply to this site. 6. That testimony of the Spokane' County Engineers Department was received regarding potential flood hazards and the need to insure that development occurred above the 100 year flood plain. , 7. That the applicant indicated certain portions of his site were clearly outside any area impacted by the flood zone and these areas ought to be allowed to develop without the need for an area -wide drainage study. 8. That the applicant indicated an alternate access was available to the site from the west'which was also above the flood plain and would not pose a problem to the public health or safety. 9. That adequate provisions for the review of the project by County departments can be attached allowing administrative review and establishment of conditions for approximately 10 to 15 lots on the site which lie 25 to 75 feet above the flood plain. 10. That considering all agencies /departments' review and public testimony, the Board concludes after individual on site visits that the proposal as limited will not be detrimental to the public health, safety and welfare. NO. FINDINGS OF FACT, CONCLUSION & DECISION PE- 1484 -84 & ZE -4 -85 11. That the sponsor did provide evidence of changed conditions warranting the zone change, particularly the approval of the subdivisions of Alcott Grove to the north and Wildwood Terrace to the west. These do • not appear inconsistent with the proposed manufactured homes and proposed R -2 zoning. 12. That the proper legal requirements for advertising of the hearing before the Board have been met. 13. That on April 23, 1985,•the Board, at a regular meeting, did Approve in part and Deny in part the appeal based upon the testimonies submitted at the public hearing and other,eyidence available to the Board and thus make the following decision:: ` a: 't :.. ..1k;.: .. ' • DECISION From the foregoing Findings, the:Board hereby: A. Approves up to 15 lots on the proposed site which can be established to be 25 or more feet above the Flood Hazard Zone. Such lots shall be administratively, reviewed and conditioned by Spokane County land development departiaents.for.confonmance to development regulations after proper submittal of revised plans by the applicant. Access to such lots shall be from land located westerly by the site which is not within the Flood Hazard Zone. All lots within the proposal shall be'connected to either the Spokane County or City of Spokane sanitary sewer system. The Spokane County Engineering Department may require a drainage study for the site and road system if necessary to protect the public health, safety and general welfare. B. Those portions of the project which are not specifically authorized for approval subject to the provisions in "BA" above, are Denied. BY THE ORDER OF THE BOARD THIS "DAY OF ,1985. Chairman The above action taken by a unanimous vote of the Board of Spokane County Commissioners as follows: Commissioner Keith Shepard - _ Commissioner John McBride - _ Commissioner Grant Peterson - ATTEST: By: WILLIAM E. DONAHUE Clerk of the Board Rosanne Montague, Deputy Clerk BOARD OF COUNTY COMMISSIONERS To: Gary Nelson, County Engineers FROM: Doug Adams, Subdivision Administrator SUBJECT: Re: PE- 1484 -84, Alcott Grove 1st Addition and Flood Hazard Maps Enclosed is a copy of the Alcott Grove 1st Addition verbal decision entered by the Board for. which Findings must be prepared which we talked about on Wednesday, April 24th. Also would you get the Planning Department copies of the new Flood Hazard zone maps. They would aid us in our discussions with the public who are initially consulting with us about development of their property. With those maps we would be able to alert the public early on about development concerns in their area. We also need than for SEPA processing. Thanks. DA: dj SPOKANE COuni♦ COURT .OV]C Enclosure = INTEROFFICE MEMO OFFICE OF —THE i v no ., ' Co PLANNING DEPONENT DATE April 25 , 1985 = MEMORANDUM (CHECK ONE BOX) /WO .., r (t Cc e:vti F.-.L nr /'a.Lat --- • 1484 -84 Proposed Motion on Item 12 PE -2142 x88 Alcott Grove First 'Z 0004 -85, Mining and Agricultural to R -2 Mr. Chairman: After considering all public testimony submitted to the Board of County Commissioners on April 9, 1985 with respect to PE- 1495 -85, AlcottGrove First Addition, ZE- 0004 -85. Mining and Agricultural to R -2, I hereby move that the appeal of Mr. Rayner be approved in part and denied in part. In particular I move that his request to develop 10 to 15 of his proposed lots which are 25 to 75 feet above the flood plain be approved. These lots will be serviced by the proposed access discussed by Mr. Rayner at the Public Hearing. This access has not been reviewed by the County Engineering Department. Additionally these lots must be hooked to the County's sanitary system. Finally prior to finalizing the above referenced lots the developer shall submit for review and approval a new revised site plan showing the lots, as well as their access. Additionally the site plan must be circulated to all County Departments for review and approval. The approval from the County Engineering office shall addition to any other requirements consider the effect of the new proposed access and development on drainage patterns. This ree + `:newt may require,at the option of the engineering Department, a drainage study by the applicant. Those portions of the proposal not discussed hereinabove are specifically denied. I would request that the Planning Department staff prepare Fingings of Fact, Decision, and Order reflecting this motion to be presented to the Board at a subsequent public meeting. Name: PETER D. RAYNER Today's Date March 6, 1985 Address: W. 814 Rosewood, Spokane, WA Zip Code: 99208 Home Phone: 455 -8584 Business Phone: 327 -9512 Hearing Examiner Committee Action Being Appealed Title: ALCOTT GROVE FIRST ADDIT Preliminary Subdivision Number: pp 14(4 ZE 4 - 85 Zone Reclassification Number: Date of Hear Examiner Committee Action: February 21, 1985 Signature - Signature of Authorized Representative: TO THE BOARD OF COUNTY COMMISSIONERS Appeal Fee - $75.00 REMvct) MAR 0 7 1985 SPOKANE COUNTY ENGINEER Address: West 814 Rosewood, Spokane, WA 99208 YOUR REASONS FOR APPEAL rnmmittee rejected proposal on the grounds that density was too low for the costs of requested studies. Appellant feels that required studies can be completed in a manner which is both good for the county and cost effective. Hearing examiners committee was given erroneous information by engineer's department. OFFICE USE ONLY I Copies to: Planning a Engineers o2 Environmental Health / Fee Received: Check Cash Receipt Number 46 '/ Hearing Date: In5 Name: PETER D. RAYNER Today's Date March 6, 1985 Address: W. 814 Rosewood, Spokane, WA Zip Code: 99208 Home Phone: 455 -8584 Business Phone: 327 -9512 Hearing Examiner Committee Action Being Appealed Signature Title: Hearing Date: I Preliminary Subdivision Number: Zone Reclassification Number: Signature of Authorized Representative: TO THE BOARD OF COUNTY COMMISSIONERS Appeal Fee - $75.00 ALCOTT GROVE FIRST ADDITION Date of Hear 'is Examiner Committee Action: pr 1494 -R4 ZE 4 - 85 Address: West 814 Rosewood, Spokane, WA 99208 February 21, 1985 YOUR REASONS FOR APPEAL committee rejected proposal on the grounds that density was too low for the costs of requested studies. Appellant feels that required studies can be completed in a manner which is both good for the county, and cost effective. Hearing examiners committee was given erroneous information by engineer's department. OFFICE USE ONLY Copies to: Planning c - Engineers Environmental Health Fee Received: Check Cash Receipt Number 46 5 hearing Examiner Committee Actions - February 21, 1985 PRELIMINARY SuLUIVISIUN AND ZONE RECLASSIFICATION 2. Pt- 1488 -84, MISSION RIDGE 2ND AUUITIUN LE -u -85, Agricultural to R -2 Vt -8 -85, Variance Sponsor: 928 -2592 Vince Seipp 5. 717 Pines Road Spokane, WA 9920b Location: At the northeast intersection of University Road and Nora Avenuein the SpokaneValley. Proposal: To divide ten acres into eight lots. Seven (7) lots . are approximately 13,5UU sq.ft. in size and are proposed for R -2 ' zoning (allows duplexes with separate ownership of each unit). Lot 8 is approximately 7.5 acres in size and will remain Agriculturally zoned. Additionally, Lot 7 as proposed is asking for a 5 ft. variance from the front yard setback requirements of the Spokane County Zoning Ordinance due to a ridge through the lot which hinders development with a standard setback. Action: Unanimously approved to March 1, 1988. PRELIMINARY SUBDIVISION AND LONE RECLASSIFICATION 2. PE- 1484 -84, ALLOTT GROVE 1ST AUDITION LE -4 -85, Mining and Agricultural to R -2 Sponsor: 327 -9512 Pete Rayner w. 814 Rosewood Spokane, WA 99208 Action: Uenied 3 -0 Surveyor /Engineer: 92b -1322 Michael Phillips N. 909 Argonne Road Spokane, WA 99212 Surveyor /Engineer: 327 -7793 Gerald Masgai N. 2919 Monroe Spokane, WA 99205 Location: Between 8th and 12th Avenues lying adjacent to and westerly of Carnahan Street in Section 23, Township 25N, Range 43 EWri. Proposal: To establish 29 residential lots for single family or duplex use. One lot is designated as open space. 1rl ZONE BE !FOLD 15 ;; 2 ! - A E - 11` L__ BROADWAY - 1 jr _ AVLi , - i �.l a i • —! P SPRAGUE . -- __- TC:F L r r - J - - � — ` GawmrC rolNT i'. � � J AVE l' AVE CHRbNICLE II L f -- ---- FOLD M O Q L _ L PAI J ! .JEE 1 FOL r^ NO. BEFORE THE BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON IN THE MATTER CONCERNING PRELIMINARY ) SUBDIVISION AND ZONE RECLASSIFICATION ) NOTICE OF PE- 1484 -84, ALCOTT GROVE 1ST ADDITION ) PUBLIC HEARING ZE -4 -85, MINING AND AGRICULTURAL TO R -2 ) NOTICE IS HEREBY GIVEN that Peter D. Rayner, Sponsor of the above captioned application, has filed Notice of Appeal of the Hearing Examiner Committee's denial of said proposal. NOTICE IS FURTHER GIVEN that the Board of County Commissioners of Spokane County, Washington, will conduct a public hearing at 1:30 P.M. on TUESDAY, APRIL 9, 1985, in the Assembly Room of the Spokane County Courthouse, West 1116 Broadway Avenue, Spokane, Washington 99260 -0100, to consider this application for preliminary subdivision and zone reclassification on property Located between 8th and 12th Avenues lying adjacent to and westerly of Carnahan Street in Section 23, Township 25N, Range 43 EWM. NOTICE IS FURTHER GIVEN that any person interested may appear at said hearing and present testimony verbally or in writing in support of or in opposition to this application. BY ORDER OF THE BOARD this 12 day of March, 1985. PUBLISH: Spokane Valley Herald March 20, 1985 9 Spokesman Review March 20, 1985 (map) WILLIAM E. DONAHUE CLERK OF THE BOARD BY • NE ONTAG , D PUT 7 e T H tiL a 0 s J ofoTH 59 4.1 4:' 6 PE-1484-84, S861. 8 g bbW 03AI333N •EL - 25 - 7 WENT"( F. Pt 1: 1000 TO: FROM: RE: I. r SPOKANE COUNTY HEARING EXAMINER COMMITTEE SPOKANE COUNTY PLANNING DEPARTMENT STAFF PRELIMINARY SUBDIVISION AND ZONE RECLASSIFICATION PE- 1484 -84, ALCOTT GROVE 1ST ADDITION ZE -4 -85, Mining and Agricultural to R -2 GENERAL INFORMATION Sponsor: 327 -9512 Pete Rayner W. 814 Rosewood Spokane, WA 99208 a ZI STAFF REPORT Februar85 -26- Surveyor /Engineer: 327 -7793 Gerald Masgai N. 2919 Monroe Spokane, WA 99205 Location: Between 8th and 12th Avenues lying adjacent to and westerly of Carnahan Street in Section 23, Township 25N, Range 43 EWM. Proposal: To establish 29 residential lots for single family or duplex use. One lot is designated as open space. II. SITE PLAN INFORMATION r5 A. Site Size: a9 acres 1.9 units per acre (single family); 3.8 units per_acre (duplex). B. Comprehensive Plan:. Urban, within the Priority Sewer Service Area. C. Site Characteristics: The area is currently undeveloped and is partly treed. The site has substantial variations in topographic relief. Basalt outcroppings and drainage channels can be seen on the site. D. Neigborhood Characteristics: The area is marked with urban density residential uses closely adjacent to mining activities and undeveloped areas. The topography of the area and drainage patterns have had a significant impact upon development in the area. E. Zoning: Proposal - Reclassify land presently Mining & Agricultural to R -2. North - Agricultural. East - Mining, Multiple Family Suburban. South - Agricultural. West - Mining. STAFF REPORT, February 21, 1985 II. SITE PLAN INFORMATION (cont'd) F. Land Use: Site - Vacant, treed, basalt outcroppings. North - Single family residences. East - Mixed residential and vacant. South - Vacant treed. West - Basalt, mining area. G. Special Information: Circulation - The site lies immediately west and adjacent to Carnahan which is a major County arterial. Design - The current proposal is a suggested development pattern which is not intended to be binding on the County until the applicant demonstrates that the design is compatible with drainage and other needs of the site. Cultural Resources - None have been identified -27- PE- 1484 -84, ALCOTT GROVE 1ST ADDITION Drainage - A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain- Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. Water Supply - Carnhope Irrigation District #7 will provide water. An approved water Plan will be required prior to finalizing this preliminary plat. Sewage Disposal - The Spokane County Health District indicates the site is generally not suitable for on -site septic systems. Agency recommendations request public sewer be extended to lots prior to sale. The City of Spokane has indicated that sewer service from the City of Spokane is not currently available. School - The proposal is in the Spokane School District #81. STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION III. HISTORY /ANALYSIS This site has a number of development constraints which require special study and engineering to accommodate the proposal. The applicant is aware of the need for more detailed drainage analysis and the problems with on -site sewage disposal but desires preliminary approval so that the studies can be financially justified. The Declaration of Non - Significance issued in conjunction with this proposal is based upon the applicant's agreement to perform the required drainage study and submit a revised plat if necessary. The preliminary approval requested will not be binding on the County should the results of the drainage study indicate a need to modify or eliminate lots and or alter the proposed road system serving the lots. IV. ENVIRONMENTAL REVIEW An Environmental Checklist has been reviewed by the County Planning Department staff. The review considered the specifics of the proposal, and mitigating conditions which would be performed by the applicant prior to development. County Planning Department has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Non - Significance ( "DNS "). The "DNS" was circulated to ten other agencies of jurisdiction and other agencies /departments affected by the future development for review and comment. The hearing Examiner Committee may consider additional environmental related testimony and the "DNS" at the public hearing. V. LEAD AGENCY SUMMARY The proposal is in accord with the Urban density and land use guidelines of the Spokane County Comprehensive Plan. The site has physical constraints which require more detailed study but which, if properly accomplished, should provide compatible residential development to the area. It is noted that other developments in the vicinity have been approved with somewhat similar development obstacles, i.e. Kahuna hills and Wildwood Terrace. VI. CONDITIONS OF APPROVAL If approval is granted, the following conditions are recommended. COUNTY PLANNING DEPARTMENT 1. That preliminary approval is granted subject to the applicant or successor demonstrating that the proposed development can accommodate the development as generally proposed. -28- STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION VI. CONDITIONS. OF APPROVAL (Cont'd) County Planning Department (Cont'd) 2. That the Final Plat be designed substantially in conformance with the preliminary plat of record as legally described and advertised. No increase of density or lot number shall occur without prior approval of the hearing Examiner Committee. 3. The Spokane County Subdivision Administrator shall review any proposed Final Plat to insure compliance with the findings and conditions of the Spokane County Hearing Examiner Committee. 4. That the preliminary plat be given conditional approval for three (3) years to March 1, 1988. The applicant may request an Extension of Time by submitting a written request forty -five (45) days prior to the above expiration date. 5. That the provisions of SEPA'S NOTICE OF ACTION pursuant to Chapter 43.21C.U80 RCW be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements unless the applicant(s)/sponsor(s) choose to file a notarized Waiver of Notice of Action with the Spokane County Planning Department. 6. Pursuant to the provisions of Chapter 43.21C.RCW, the SEPA Guidelines (WAC 197 -10) and the Spokane County Environmental Ordinance (SEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a result of this project; and a Final Declaration of Non - Significance is hereby to be issued. 7. That a Final Plat name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. 8. That appropriate names be indicated and approved by the County Subdivision Administrator prior to filing the final plat. 9. That appropriate utility easements be indicated on copies of the approved preliminary plat, for distribution to the County Planning Department and all applicable utility companies. Written approval of said utility easements by said utility companies must be received with the submittal of the final plat. 10. That a current certificate of title be furnished the County Planning Department prior to filing the final plat. -29- STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION VI. CONDITIONS OF APPROVAL (Cont'd) County Planning Department (Cont'd) 11. Upon filing the Final Plat the zone change of the Final Plat area shall be finalized and the existing Mining and Agricultural zone classification shall be changed to R -2. 12. That a plan for water facilities adequate for fire protection be approved by the water supplier, fire protection district, Spokane County Building & Safety Department and County health authorities. The agencies will certify on said WATER PLAN, prior to the filing of the final plat or any phase of the preliminary plat that the plan is in conformance with their respective needs and regulations. The WATER PLAN and certification will be drafted on a transparency suitable for reproduction. The purveyor will also certify that appropriate contractual arrangements and schedule of improvements have been made with the plat sponsor for construction of the water system in accordance with the approved WATER PLAN. The time schedule will provide for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the final plat. The arrangements or agreements will include a provision holding Spokane County and the purveyor harmless from claims by any lot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily complete the approved water system. The plat sponsor shall also sign said WATER PLAN to conform the contractual arrangements or agreements. The final plat dedication will contain the following statement: "the public water system, pursuant the WATER PLAN approved by County and State health authorities, the local fire district, County building & Safety Department, and water purveyor, will be installed within this plat, and the subdivider /sponsor will provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." - 30 - STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION VI. CONDITIONS OF APPROVAL (Cont'd) COUNTY ENGINEER DEPARTMENT 13. A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 10O -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 14. That conditional approval of the plat is given subject to dedication of Right -of -Way and approval of the road system. 15. That plans, profiles, and cross - sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and /or the filing of each final plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. 16. That drainage plans and design calculations showing the alignment of drainage facilities be submitted to the County Engineer for approval prior to construction and /or the filing of each final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. 17. That the regulations of the National Flood Insurance Program be observed since the proposed plat is affected by a Flood Hazard Zone. 18. Construction within the proposed public streets and 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. 19. 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. - 31 - STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION VI. -CONDITIONS OF APPROVAL (Cont'd) County Engineer Department (Cont'd) 20. All construction within the existing or proposed public Right -of -Way is to be completed prior to filing each 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. 21. That appropriate provisions be made that the following described property be held in until the continuation of the streets be dedicated or deeded: A 1 -ft. strip at the ends or edges of all streets that terminate or border the final plat boundary. (Temporary Cul -de -Sacs are_required when streets terminate at the Final Plat boundaries.) 22. A statement must appear in the dedicatory language of the final plat: "that individual driveway access permits be required prior to issuance of a building permit for driveway approaches to the County road system." 23. A dedication of 2 ft. additional Right of Way along Carnahan Road. 24. Existing County roads providing direct access to the plat shall be paved and curbed to Spokane County standards. 25. That all public roads within the plat be designed and constructed to Spokane County standards. 26. That sidewalks are required along the arterial on Carnahan Road. 27. That Public Road Standard TYPICAL Roadway Section be: "Section Number 2" for Carnahan Road with Minimum Paving width Secondary Arterial Standard; (2) Section Number 2 for Interior Roads Minimum Paving Width Access Standard. 28. The word "applicant" shall include the owner or owners of the property, his heirs, assigns and successors. 29. The proposed plat shall be improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 80 -1592, as amended, which establishes regulations for roads, approaches, drainage, and fees in new construction. 30. That the County Engineer has examined this development proposal and has determined that the impacts of this proposal upon the existing County Road System warrants the roadway improvements herein specified. -32- STAFF REPORT, February 21, 1985 VI. CONDITIONS OF APPROVAL (Cont'd) County Engineer Department (Cont'd) PE- 1484 -84, ALCOTT GROVE 1ST ADDITIUN 31. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the planning and implementaton of a future basinwide stormwater management system. The following "Condition of Approval" shall be required: That the owner(s) or successor(s) in interest agree to join in any County approved Stormwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control facilities. COUNTY UTILITIES DEPARTMENT 32. The dedication shall state: "The Owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94." 33. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 34. Any sewerage service for this project shall be provided in accordance with the Comprehensive Wastewater Management Plan for Spokane County, as amended. COUNTY HEALTH DISTRICT 35. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Spokane County Health District prior to the issuance of any building permit for this project. 36. 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 sewage systems shall not be authorized." -33- STAFF REPORT, February 21, 1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION VI. CONDITIONS OF APPROVAL ( Cont'd) County Health District (Cont'd) 37. Prior to filing 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. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." COUNTY BUILDING & SAFETY DEPARTMENT 38. The applicant or successor prepare the Water Plan for this site in conformance with standards of Spokane County Uniform Fire Code, as amended. -34- - 35 - A. INTRODUCTION This matter having Examiner Committee present being Jane 8. PROPOSAL The sponsor, Pete Rayner PE- 1484 -84, ALCOTT GROVE and Agricultural to R -2, use and 1 lot open space C. FINDINGS OF FACT 1. 3. That the proposal is wi boundary. 4. That the proposal does Comprehensive Plan deci compatible land uses. SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER come before the Spokane County Subdivision Hearing on February 21, 1985 and the members of the Committee Meyers, Chairperson, Lynn Tennican and Rich Skalstad. is requesting approval of a preliminary plat of 1ST AUDITION and Zone Change, ZE -4 -85, Mining to divide 15 acres into 29 lots for residential and there being present the following applicant: PETE RAYNER That the proposal and information presented in the STAFF REPORT was considered. 2. That the Comprehensive Plan designates this area as URBAN. thin the Priority Sewer Service Area (PSSA) comply with the purpose and intent of the Sion guidelines for "fill -in" development and 5. That an owner of adjacent land expressed concern with drainage control on this site. 6. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with and the applicant had agreed to County Engineer and Planning Department conditions to do a drainage study of the area prior to any finalization within the plat. 7. That concerns with site drainage and the handling of sewage disposal requires substantial study and expense which the current proposal does not adequately address. 8. That the proper legal requirements for advertisement of Agenda Item have been fulfilled. 9. That the hearing Examiner Committee finds the proposal as intended by the applicant is potentially detrimental to the general purpose of the Comprehensive Plan or otherwise harmful to the public health, safety, and welfare. NEARING EXAMINER COMMITTEE FINDINGS AND ORDER FILE: PE- 1484 -84 Findings of Fact (Cont'd) 1U. Further, more intensive development of the site may be appropriate and justified due to the expense of the studies indicated for this site and costs of extending recommended public services. D. ORDER ATTEST: By: The Hearing Examiner Committee pursuant to the aforementioned, finds that the application of Preliminary Plat PE- 1484 -84, ALCOTT GROVE 1ST ADDITION and Zone Change Ze -4 -85, from Mining and Agricultural to R -2, is hereby DENIED. Motion by: Rich Skalstad Seconded by: Lynn Tennican DENIED 3 -U Dp1JGlaA S. ADAMS ne Coin, Subdi v iy Administrator Date: c 2c /O,5 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER AND VOTE. CONDITIONS CONSIDERED AND DENIED BY THE HEARING EXAMINER COMMITTEE PE- 1484 -84, ALCOTT GROVE 1ST ADDITION FINDINGS 8 ORDER ENTERED ON FEBRUARY 26, 1985 COUNTY PLANNING DEPARTMENT 1. That preliminary approval is granted subject to the applicant or successor demonstrating that the proposed development can accommodate the development as generally proposed. 2. That the Final Plat be designed substantially in conformance with the preliminary plat of record as legally descriped and advertised. No increase of density or lot number shall occur without prior approval of the Hearing Examiner Committee. 3. The Spokane County Subdivision Administrator shall review any proposed Final Plat to insure compliance with the findings and conditions of the Spokane County Hearing Examiner Committee. 4. That the preliminary plat be given conditional approval for three (3) years to March 1, 1988. The applicant may request an Extension of Time by submitting a written request forty -five (45) days prior to the above expiration date. 5. That the provisions of SEPA'S NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements unless the applicant(s) /sponsor(s) choose to file a notarized Waiver of Notice of Action with the Spokane County Planning Department. 6. Pursuant to the provisions of Chapter 43.21C.RCW, the SEPA Guidelines (WAC 197 -10) and the Spokane County Environmental Ordinance (SEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a result of this project; and a Final Declaration of Non - Significance is hereby to be issued. 7. That a Final Plat name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. 8. That appropriate names be indicated and approved by the County Subdivision Administrator prior to filing the final plat. CONDITIONS OF APPROVAL BY NEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCUTT GROVE 1ST AUDITION County Planning Department (Cont'd) 9. That appropriate utility easements be indicated on copies of the approved preliminary plat, for distribution to the County Planning Department and all applicable utility companies. Written approval of said utility easements by said utility companies must be received with the submittal of the final plat. 1U. That a current certificate of title be furnished the County Planning Department prior to filing the final plat. 11. Upon filing the Final Plat the zone change of the Final Plat area shall be finalized and the existing Mining and Agricultural zone classification shall be changed to R -2. 12. That a plan for water facilities adequate for fire protection be approved by the water supplier, fire protection district, Spokane County Building 8 Safety Department and County health authorities. The agencies will certify on said WATER PLAN, prior to the filing of the final plat or any phase of the preliminary plat that the plan is in conformance with their respective needs and regulations. The WATER PLAN and certification will bQ drafted on a transparency suitable for reproduction. The purveyor will also certify that appropriate contractual arrangements and schedule of improvements have been made with the plat sponsor for construction of the water system in accordance with the approved WATER PLAN. The time schedule will provide for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the final plat. The arrangements or agreements will include a provision holding Spokane County and the purveyor harmless from claims by any lot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily complete the approved water system. The plat sponsor shall also sign said WATER PLAN to conform the contractual arrangements or agreements. The final plat dedication will contain the following statement: "the public water system, pursuant the WATER PLAN approved by County and State health authorities, the local fire district, County Building & Safety Department, and water purveyor, will be installed within this plat, and the subdivider /sponsor will provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." CONDITIONS OF APPRUVAL BY NEARING EXAMINER COMMITTEE, February 26,1985 PE- 14b4 -84, ALCUTT GROVE 1ST AUDITION COUNTY ENGINEER DEPARTI.IENT 13. A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 14. That conditional approval of the plat is given subject to dedication of Right -of -Way and approval of the road system. 15. That plans, profiles, and cross- sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and /or the filing of each final, plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. 16. That drainage plans and design calculations showing the alignment of drainage facilities be submitted to the County Engineer for approval prior to construction and /or the filing of each final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. 17. That the regulations of the National Flood Insurance Program be observed since the proposed plat is affected by a Flood Hazard Zone. lb. Construction within the proposed public streets and 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. 19. 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. 20. All construction within the existing or proposed public Right -of -Way is to be completed prior to filing each 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. CONDITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCOTT GROVE 1ST AUDITION County Engineer Uepartment (Cont'd) 21. That appropriate provisions be made that the following described property be held in trust until the continuation of the streets be dedicated or deeded: A 1 -ft. strip at the ends or edges of all streets that terminate or border the final plat boundary. (Temporary Cul -de -Sacs are required when streets terminate at the Final Plat boundaries.) 22. A statement must appear in the dedicatory language of the final plat: "that individual driveway access permits be required prior to issuance of a building permit for driveway approaches to the County road system." 23. A dedication of 2 ft. additional Right of Way along Carnahan Road. 24. Existing County roads providing direct access to the plat shall be paved and curbed to Spokane County standards. 25. That all public roads within the plat be designed and constructed to Spokane County standards. 2b. That sidewalks are required along the arterial on Carnahan Road. 27. That Public Road Standard TYPICAL Roadway Section be: "Section Number 2" for Carnahan Road with Minimum Paving width Secondary Arterial Standard; (2) Section Number 2 for Interior Roads Minimum Paving Width Access Standard. 28. The word "applicant" shall include the owner or owners of the property, his heirs, assigns and successors. 29. The proposed plat shall be improved to the Spokane County Board of Commissioners Resol amended, which establishes regulations for drainage, and fees in new construction. standards set forth in ution No. 80 -1592, as roads, approaches, 3U. That the County Engineer has examined this development proposal and has determined that the impacts of this proposal upon the existing County Road System warrants the roadway improvements herein specified. 31. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the planning and implementaton of a future basinwide stormwater management system. The following "Condition of Approval" shall be required: That the owner(s) or successor(s) in interest agree to join in any County approved Stormwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control facilities. CONDITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCUTT GROVE 1ST ADDITION COUNTY UTILITIES DEPARTMENT 32. The dedication shall state: "The Owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94." 33. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 34. Any sewerage service for this project shall be provided in accordance with the Comprehensive Wastewater Management Plan for Spokane County, as amended. COUNTY HEALTH DISTRICT 35. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and'the Spokane County Health District prior to the issuance of any building permit for this project. 36. 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 sewage systems shall not be authorized." 37. Prior to filing 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. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." COUNTY BUILDING & SAFETY UEPARTMENT 38. The applicant or successor prepare the Water Plan for this site in conformance with standards of Spokane County Uniform Fire Code, as amended. AGENDA, February 21, 1985 - HEARING EXAMINER COMMITTEE PRELIMINARY SUBDIVISION AND ZONE RECLASSIFICATION 2. PE- 1484 -84; ALCOTT GROVE 1ST ADDITION ZE -4 -85, Mining and Agricultural to R -2 Sponsor: 327 -9512 Pete Raynor W. 814 Rosewood Spokane, WA 99208 Location: Between 8th and 12th Avenues, lying adjacent to and westerly of Carnahan Street in Section 23, Township 25, Range 43, Spokane County. Comprehensive Plan: URBAN, wi thin the Priority Sewer Service Are a. Proposal: To establish 29 residential lots for single family or duplex use. One lot is designated as open space. The applicant indicates a possibility of City of Spokane Sewer Service. CHANGE OF CONDITIONS 3. PE- 116D -78, MIDILOME 4TH ADDITION ZE- 13 -78, Change of 24 lots to R -2 zoning sponsor: 624 -9131 MIDILOME INC., c/o Ed Bueshke W. 606 3rd Ave. Spokane, WA 99201 Surveyor /Engineer: 327 -7793 Gerald Masgai N. 2919 Monroe Spokane, WA 99205 Surveyor /Engineer: 926 -1322 Mike Phillips N. 909 Argonne Rd. Spokane, WA 99212 Location: The proposed R -2 zoning would be situated adjacent to and westerly of Pines Road between 32nd and 40th Avenue. Comprehensive Plan: URBAN, within the Priority Sewer Service Area. Proposal: To classify 24 lots of Midilome 4th Addition to R -2 zoning from the previously approved R -1 zone. The applicant anticipates duplex development of the lots with individual units owned by the occupant as a single fancily attached structure. -2- page page grz olikA I Cr4t /Stc- 7% raP'S = 450 q ?»i L\co \\ G'2J ?E \' 484- ivdcriflod Qom-„* �� �3 6-e cilk l � � C . CLUAA tut d 42- e/44_ -eizlza 4 4 . , 77C� gee-Ltd ciez /y F6 J /Per P2 Peter -- P tie.*t _- v3 ��4 . Z;,5 ewood — a.. D;scws5c81/4 . Q\ca - CC _ . Gz -o.ye, amd b U,lr cb 10.estea Acp_QAJ he 7 G . - UU � , \t) ova _ ° A" -ea> R a .. t e A.rxzsax). - Ne coax f"aid yo- . -r Kicydc t £ 4a'- , 3 lW +0 _ ,-h _.(&()id.co A 7' -t) �-- do . c ad i7_ 2. Z 1� l cot _C tzo cc— 1 -5- . D Q \beoi E - MX- Cc eC7— _ 50 "a - QP Ace -- C , 1 4 12. Cry 441. « 5 fQct. y izuMA, b w ecn 9 I o 717 ._ eit-Pav, q Caezrz tha- tJ , h ar _ Cus cAttne c- oub -auk. c�.r< i,„; Jt _ /,„, sto w -ry . -9t-4;6 4 at, a- g /p 1 Pau e n UQ . YraPe,W,ai - c,u-tu . ,a a lz ir, ot-2�zu.,: n _ - w, " 1146,42.s2._. -- a PB - 2 R� [1 z nuo %o itrnra _ mvut P.O . F zi l9Bs /o -84 o. /( . �-� � w Pt k k. (A. sSts� I_ � Ge ALL �1 A. RA-01 - A) im; y G(e (1G r0,4 I h A kE ( )7 e U«oi s 7cd Y, s in1 57e` / S 2 hi k 1c., JAah w /0 h L<,�( — 4/ 67 to vc M 5-1 ; ((ok3 SI' . /v\." re) D L5t-5 ? j !'P OV■-t ' ihiok 10 e k ex /1 ( (te doYl,c (Cnnw / vv. L1 % - /' M I 13 Z_vhti GJ /� AAV-C _ 7 C/2A 5J lv e j ze e 9-Cf o 419A1 9il, Pe:4_ Aple r i. M in; Li t e of //w, f \/ J N6/ — I -e rg �e�lJe2� &A/Q(7)/i 41 pi A, (r c 1 ( . J _ ory,_ sates ^._ .0 w4 rtAt LLJaita c. . ?e- , v., • 77/ 9 _ t Ow • 1/4,ortevv.._ 7 "_ ./t.) A ,„ryttix c.Loytti— _ cLea kz Thn^JA--Ty c7L-- -A/t2 /2/14V c) .5 / 0 " eint d ztt-C4.-0-1.41-1 A. INTRODUCTION This matter having Examiner Committee present being Jane B. PROPOSAL The sponsor, Pete Rayner PE- 1484 -84, ALCOTT GROVE and Agricultural to R -2, use and 1 lot open space SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER come before the Spokane County Subdivision Hearing on February 21, 1985 and the members of the Committee Meyers, Chairperson, Lynn Tennican and Rich Skalstad. is requesting approval of a preliminary plat of 1ST ADDITION and Zone Change, ZE -4 -85, Mining to divide 15 acres into 29 lots for residential and there being present the following applicant: PETE RAYNER C. FINDINGS OF FACT 1. That the proposal and information presented in the STAFF REPORT was considered. 2. That the Comprehensive Plan designates this area as URBAN. 3. That the proposal is within the Priority Sewer Service Area (PSSA) boundary. 4. That the proposal does comply with the purpose and intent of,the Comprehensive Plan decision guidelines for "fill -in" development and compatible land uses. 5. That an owner of adjacent land expressed concern with drainage control on this site. 6. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been complied with and the applicant had agreed to County Engineer and Planning Department conditions to do a drainage study of the area prior to any finalization within the plat. 7. That concerns with site drainage and the handling of sewage disposal requires substantial study and expense which the current proposal does not adequately address. 8. That the proper legal requirements for advertisement of Agenda Item have been fulfilled. 9. That the Hearing Examiner Committee finds the proposal as intended by the applicant is potentially detrimental to the general purpose of the Comprehensive Plan or otherwise harmful to the public health, safety, and welfare. HEARING EXAMINER COMMITTEE FINDINGS AND ORDER Findings of Fact (Cont'd) 10. Further, more intensive development of the site may be appropriate and justified due to the expense of the studies indicated for this site and costs of extending recommended public services. D. ORDER The Hearing Examiner Committee pursuant to the aforementioned, finds that the application of Preliminary Plat PE- 1484 -84, ALCOTT GROVE 1ST ADDITION and Zone Change Ze -4 -85, from Mining and Agricultural to R -2, is hereby DENIED. Motion by: Rich Skalstad Seconded by: Lynn Tennican DENIED 3 -0 ATTEST: By: Date: D S S. ADAMS ne Coun Subdi Ll1L HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER AND VOTE. i Administrator FILE: PE- 1484 -84 CONDITIONS CONSIDERED AND DENIED BY THE HEARING EXAMINER COMMITTEE PE- 1484 -84, ALCOTT GROVE 1ST ADDITION FINDINGS & ORDER ENTERED ON FEBRUARY 26, 1985 COUNTY PLANNING DEPARTMENT 1. That preliminary approval is granted subject to the applicant or successor demonstrating that the proposed development can accommodate the development as generally proposed. 2. That the Final Plat be designed substantially in conformance with the preliminary plat of record as legally descriped and advertised. No increase of density or lot number shall occur without prior approval of the Hearing Examiner Committee. 3. The Spokane County Subdivision Administrator shall review any proposed Final Plat to insure compliance with the findings and conditions of the Spokane County Hearing Examiner Committee. 4. That the preliminary plat be given conditional approval for three (3) years to March 1, 1988. The applicant may request an Extension of Time by submitting a written request forty -five (45) days prior to the above expiration date. 5. That the provisions of SEPA'S NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on -site improvements unless the applicant(s) /sponsor(s) choose to file a notarized Waiver of Notice of Action with the Spokane County Planning Department. 6. Pursuant to the provisions of Chapter 43.21C.RCW, the SEPA Guidelines (RAC 197 -10) and the Spokane County Environmental Ordinance (SEO), a proposed declaration of non - significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and /or public testimony contain information regarding assessment of the proposal's adverse impacts to the physical environment; a finding is hereby made that no probable significant adverse impacts upon the physical environment are anticipated as a result of this project; and a Final Declaration of Non - Significance is hereby to be issued. 7. That a Final Plat name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. 8. That appropriate names be indicated and approved by the County Subdivision Administrator prior to filing the final plat. CONDITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION County Planning Department (Cont'd) 9. That appropriate utility easements be indicated on copies of the approved preliminary plat, for distribution to the County Planning Department and all applicable utility companies. Written approval of said utility easements by said utility companies must be received with the submittal of the final plat. 1U. That a current certificate of title be furnished the County Planning Department prior to filing the final plat. 11. Upon filing the Final Plat the zone change of the Final Plat area shall be finalized and the existing Mining and Agricultural zone classification shall be changed to R -2. 12. That a plan for water facilities adequate for fire protection be approved by the water supplier, fire protection district, Spokane County Building & Safety Department and County Health authorities. The agencies will certify on said WATER PLAN, prior to the filing of the final plat or any phase of the preliminary plat that the plan is in conformance with their respective needs and regulations. The WATER PLAN and certification will be drafted on a transparency suitable for reproduction. The purveyor will also certify that appropriate contractual arrangements and schedule of improvements have been made with the plat sponsor for construction of the water system in accordance with the approved WATER PLAN. The time schedule will provide for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the final plat. The arrangements or agreements will include a provision holding Spokane County and the purveyor harmless from claims by any lot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily complete the approved water system. The plat sponsor shall also sign said WATER PLAN to conform the contractual arrangements or agreements. The final plat dedication will contain the following statement: "the public water system, pursuant the WATER PLAN approved by County and State Health authorities, the local fire district, County Building & Safety Department, and water purveyor, will be installed within this plat, and the subdivider /sponsor will provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." CONDITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCOTT GROVE 1ST AUDITION COUNTY ENGINEER DEPARTMENT 13. A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 14. That conditional approval of the plat is given subject to dedication of Right -of -Way and approval of the road system. 15. That plans, profiles, and cross- sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and /or the filing of each final plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. 16. That drainage plans and design calculations showing the alignment of drainage facilities be submitted to the County Engineer for approval prior to construction and /or the filing of each final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. 17. That the regulations of the National Flood Insurance Program be observed since the proposed plat is affected by a Flood Hazard Zone. 18. Construction within the proposed public streets and 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. 19. 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. 20. All construction within the existing or proposed public Right -of -Way is to be completed prior to filing each 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. CONUITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION County Engineer Department (Cont'd) 21. That appropriate provisions be made that the following described property be held in trust until the continuation of the streets be dedicated or deeded: A 1 -ft. strip at the ends or edges of all streets that terminate or border the final plat boundary. (Temporary Cul -de -Sacs are required when streets terminate at the Final Plat boundaries.) 22. A statement must appear in the dedicatory language of the final plat: "that individual driveway access permits be required prior to issuance of a building permit for driveway approaches to the County road system." 23. A dedication of 2 ft. additional Right of Way along Carnahan Road. 24. Existing County roads providing direct access to the plat shall be paved and curbed to Spokane County standards. 25. That all public roads within the plat be designed and constructed to Spokane County standards. 26. That sidewalks are required along the arterial on Carnahan Road. 27. That Public Road Standard TYPICAL Roadway Section be: "Section Number 2" for Carnahan Road with Minimum Paving width Secondary Arterial Standard; (2) Section Number 2 for Interior Roads Minimum Paving Width Access Standard. 28. The word "applicant" shall include the owner or owners of the property, his heirs, assigns and successors. 29. The proposed plat shall be improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 80 -1592, as amended, which establishes regulations for roads, approaches, drainage, and fees in new construction. 30. That the County Engineer has examined this development proposal and has determined that the impacts of this proposal upon the existing County Road System warrants the roadway improvements herein specified. 31. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the planning and implementaton of a future basinwide stormwater management system. The following "Condition of Approval" shall be required: That the owner(s) or successor(s) in interest agree to join in any County approved Stonnwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control facilities. CONDITIONS OF APPROVAL BY HEARING EXAMINER COMMITTEE, February 26,1985 PE- 1484 -84, ALCOTT GROVE 1ST ADDITION COUNTY UTILITIES DEPARTMENT 32. The dedication shall state: "The Owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94." 33. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 34. Any sewerage service for this project shall be provided in accordance with the Comprehensive Wastewater Management Plan for Spokane County, as amended. COUNTY HEALTH DISTRICT 35. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Spokane County Health District prior to the issuance of any building permit for this project. 36. 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 sewage systems shall not be authorized." 37. Prior to filing 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. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." COUNTY BUILDING 8 SAFETY DEPARTMENT 38. The applicant or successor prepare the Water Plan for this site in conformance with standards of Spokane County Uniform Fire Code, as amended. PE- ,1484 -84 A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain- Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 127/4 - PE -Izny- iy January 17, 1985 Spokane County Planning Department Subdivision Office N. 721 Jefferson Spokane, WA 99260 RE: Preliminary Plat PE- 1484 -84 - Alcott Grove 1st Addition This is a supplement to Environmental Checklist. I recognize and agree to prepare a drainage study plan acceptable to Spokane County Engineer's Office prior to finalization of the plat which will address on -site storm water run -off and sewage disposal concerns among other things. I recognize that the number of lots will not be increased based upon rVr- the result of the sewage study nor will there be any rease in the average lot size within the development without prior approval of the Spokane County Hearing Examiner Committee. yner W 814 Rosewood Spokane, WA 99208 January 17, 1985 ?s ref Spokane County Planning Department Subdivision Office N. 721 Jefferson Spokane, WA 99260 RE: Preliminary Plat PE- 1484 -84 - Alcott Grove 1st Addition This is a supplement to Environmental Checklist. I recognize and agree to prepare a drainage study plan acceptable to Spokane County Engineer's Office prior to finalization of the plat which will address on -site storm water run -off and sewage disposal concerns among other things. I recognize that the number of lots will not be increased based upon ?ors the result of the sewage study nor will there be any trease in the average lot size within the development without prior approval of the Spokane County Hearing Examiner Committee. ner W 814 Rosewood Spokane, WA 99208 . EXHIBIT B PRELIMINARY PLAT A?PLICATION F 1484 84 ALL SIGNATURE BLOCKS (ON PACr.S 2 AND 3) MUST BE FILLED IN, IF APPROPRIATE, BEFORE RETURNING TO THE PLAT ADMINISTRATOR. Part I - To be completed by applicant and surveyor AREA AND DISTANCE************************************************ * * * * * * * ** * * * * * ** ** ** * ** *** * **'* Total amount of land in this Subdivision: 9 Acres Total Number of Lots 29 Proposed density of the Plat: /, / Lots /Gross Acre Total amount of adjoining land controlled by this owner or sponsor: 5 Acres Proposes Use of controlled adjoining land: residential What is the driving distance in miles to the nearest fire station? 2+ miles Shopping facilities? 1 vile Municipal Boundary. .3 miles Paved street or highway adjoining ? LAND USE******************************************************** * * ** * ** * * * * * * * * * * * * * ** ** *** * * ** Comprehensive Plan Category: Indicate the proposed land use of the plat: Single Family Dwellings ( ). Duplexes ( x). Indicate lots for duplexes: most Multi - family dwel,ling units ( ). Indicate which lots: Mobile Homes ( A ). Other ( ). Describe other uses: manufactured housin., some to be J.R.C. - some to be mobile standard Describe any non - residential use proposed in the Plat: ACT What is the present use of the property proposed to be platted? List type of uses: Cultivated land: acres. Pasture: acres. Timber: ?? acres. Vacant: 1 acres. Other: vacant Is keeping of animal desired? No (X ). Yes ( ). Type: Proposed Zoning: IMPROVEMENTS******** ****************************************** * * * * * * ** * * * * * * * * * * * * * * * * * * * * **c Do you plan to file the Plat in its entirety as proposed, or will it be a multi -phase deve- lopment? could be multi- phased To what level of improvement will streets be constructed? Gravel ( ) - Minimum. Curb and Gravel ( ). Curb and Paved (x ). Paved only ( ). Describe any combinations of above: What is the time period expected for complete development of the Plat: 2 Years Street improvements completed? 1 1/2 ors., Substantial number of lots occupied? 2 vears Is dedication of any No. ( x ). Yes ( Indicate the size of Number of bedrooms land for public use contempleted? (Parks, schools, etc.) ). Describe: units - - proposed to be constructed: 253 - 15'J.) Square feet • Estimated Sale Price S55,000 to !70,01.0 Will buildings be built on the lots before they are sold: No ( X ). Yes ( x ). Will any special deed restrictions be included in the sale of lots? No ( ). Yes ( ). If "yes ", explain: residential nrotertive rovpnanrc Acres UTILITTFS ******************************************* ***** ******* * * ** * * * * * * * * * * * * * * * * * * * * ** * * * * * Indicate the proposed method of sewage disposal: Septic tank ( x ). Lagoon ( ). Treatment plant ( ). Other, or combinations (Describe) nossiblp city cpt er Indicate the proposed source of water supply: Individual wells ( ). Public system ( ). Private community system ( ). Indicate method of extending service to the lots (Dwellings): Underground utility easements ( x). Overhead utility easements ( ). Utilities in streets (X ). No easements ( ). Indicate the distance from this proposal. to the nearest existing water main: 1+ feet Indicate size of nearest main: 3 ' _ inches. -OVER- y E X H I B I E A PRELIMINARY PLAT APPLICATION FORM (Continued) UTILITTTS - (Continued) List utility cogpvies or expected to provide service to this Plat: Electricity: .Gas: Water: Carnhone ACKNOWLEDGMENTS PROPOSED PLAT NAME: Alcott Grove 2nd Addition I, the undersigned, have completed the information requested, and the Preliminary Plat has been prepared by me under my supervision in accordance with the requirements of the Spokane County n n.'epartment and the laws •f the State of Washingtin. (Signed) �/�Y7 < Date: P C /C:, /f 2 r 7/7 Nonf e Ph one: , 3Z7 -77 3 ,o& •a/7e- Goa Zip: YZ& l (Address) Phone: PTWB Page 2 I, the undersigned,'swear under the penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I further swear that I AM THE OWNER OF RECORD of the site proposed as the preliminary plat, or, if not the owner, attached here- with is written permission from said'owner authorizing my actions on his or her behalf I also understand, should there be any willful misrepresentation or willful lack or full disclosure on my part, Spokane County may withdraw any declaration of non significance that it might issue in reliance upon this klist. NOTARY SEAL: / Ym (Signed (Address) signature and title Date: Phone: u�^ Zip: Date: Part II - to be completed by water purveyor -- See PART VI A. This subd'24sion (G (is not) situated within our service area, 3. We _ze_ (not able) and grilling to supply this subdivision with adequate water for (3omestic) fire) (industri )_ (commercial) uses. C. Sattsfactor? - af.angement ve) (have not) been made to serve this proposal. D. Signature (only when items A, B & C e true and completed) E. Private (wells),.(water system) is (denied) as an. interim water source. • t(!l am./k1 Gu.A ztivi. /k ft \ yNl� /Ai lY .l •I 7 ;{ i 4c 7/ ( /G� /-�..L- purve'yors•name� I signature and title date • YE **** *RRRRRRRRRf RRRt RRR ■ R RRRR R RRR #ttf RR*MR* **** #tRRRi RRRRRRR tRRR ■ RRfiRt ' Part III -to be completed by Health District A. Health District staff has completed a field investigation of the site. B. Health District requirements for preliminary plats have (have not) satisfied. C. Signature /z l.y/cfr`c r y /Z /. o / 8' y * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * B. Part IV - To be completed by County Engineers Office A. County Engineers Office requirements for preliminary plats have (11avi -n -o -t) been satisfied subject to submission and approval of drainage calculations and drainage plan. JcEt= , Tt4 Syr ��EF Signature Sgnaire and Title * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Part V - To be completed by County Utilities Dept. A. County Utilities Department requirements for preliminary platdaaus,_ (have not) been satisfied. Signature Signature and Title A. Fire Flow of y 0.(2 9y4/ /J •POtr , dc / c y'lsv Water District: Comp. Plan Category: didAyw- PSSA bdry: 1 °S E X H I B I T A PRELIMINARY PLAT APPLICATION FORM (Continued) gallons per minute 70 M/4/ i Date Accepted: Checklist Fee: School District: Checked by: Fire District: Li L/ PV Date Date Part VI - To be completed by County Building b Safety required for proposal. PUBLIC HEARING DATE: Page 3 * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * .* * /2 -/ -8/ ate signature and title * * * * •. * * l * * * * * * * • .. * * .. * * * * * * .. * * * * * •. A * * * * .. * * * THIS PART TO BE COMPLETED BY SPOKANE COUNTY DEPARTMENT # 5 D 8' Do A Planning Department Information O - ;D3 Date Submitted: Preliminary Plat Fee: •3 DS Plat File Plo: FE 54 —&1/- Zone Change File No: 2E - 4 -42's /f1 - °gExisting Zoning: �(- 4` Plat Name: cam. l "'.���� ���, -1958 i 19 Number of Lots: 9-9 Date Established: / t 8 & / 94 9 Location: Sec. ; ,43 ` T 2S R y3 Advertised Zone Change: R - Z • PE- . 1484 -84 A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain- Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots 127/4 and the location of roadways within the proposed plat. c , w ,o r ous tW 1 V,i,4b OPTION' AGREEMENT made this 10th day of August, 1984, between JAMES R. ELLIS and JOHN W. ELLIS hereinafter described as Sellers, and PETER D. RAYNER hereinafter described as Purchaser. WITNESSETH, that for and in consideration of the promise of purchaser within thirty (30) days of the date of this document to commence shortplating of the subject real estate totally at his risk and expense, Sellers hereby give and grant to Purchaser the exclusive option, right and privilege of purchasing for the price of $15,000 the following described real estate situated in the County of Spokane, State of Washington, to wit: E 1/2 of the SW 1/4 of the NE 1/4 of the SW 1/4 of Section 23, Township 25' North, Range 43, E.W.M. Purchaser shall have the right to close title on or before the 30th day of September, 1985 at which time Sellers shall execute to him, his heirs, or assigns a good and sufficient statutory warranty deed. Upon the delivery of said deed Sellers are to be paid the sum of $15,000 cash which shall be payment in full for the above described property. If the option is not exercised on or before the above specified date Sellers are to retain the platting and other improvements made by Purchaser absolutely. Sellers agree to cooperate with Purchaser in the execution of any documents reasonably called for to successfully complete the platting of the above described real estate. j i t L AkigS Ri. ELLIS i JOHN W. /ELLIS T PETER D. RAYNER STATE OF WASHINGTON • County of I h s.s , / j '2-' DATE; 5/ J ' DATE DATE On this day personally appeared before me JAMES 12. ELLIS, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he signed the same as his free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN UNDER my hand and official seal this a, day of (2a I' 'LED u■ YECu: CEQI SPOKANE COUNTY - -- TITLE PAN Y OCT 1 -1 15 WELL!: 1 .0. /161:17 SPCN&NF C6U::TY.WASH. LEfUTY 4.00 eh.. 71r, Fistt 1.1i 7( Notary Public in a Washington, residi page two STATE OF WASHINGTON GIVEN UNDER my hand and STATE OF WASHINGTON ) ) s.s County of King On this day personally the individual described and acknowledged that he deed, for the uses and p GIVEN UNDER my hand and s.s County of,- > ;, On this day personally the individual described and acknowledged that he deed, for the uses and p • vT. 716 PA: E 1671 appeared before me JOHN W. ELLIS, to me known to be in and who executed the within and foregoing instrument, signed the same as his free and voluntary act and urposes therein mentioned. appeared before me PETER D. RAYNER, to me known,tU be in and who executed the within and foregoing lns uglent, signed the same as his free and voluntary.dctG`and'q:•.'� urposes therein mentioned. „ O17 "G.•,Y official seal this day of Cr �T. ✓� // • Notary Public in and for the State of Washington, residing ate l ACME CONCRETE C The SE } of the NE } of the SW } Range 43 East of the Willamette EXCEPT that portion, if any lying situate in the County of Spokane, OPTION Agreement made this day of December, 1984, between SPOKANE SAND AND GRAVEL CO., a Washington corporation and /or ACME CONCRETE CO., a Washington corporation hereinafter referred to as Sellers, and RAYNER ENTERPRISES, INC. a Washington corporation t ±reinafter described as Purchaser. WITNESSETH, that for and in consideration of the promise of pur- chaser within sixty (60) days of the date of this document to commence platting and zone change of the subject real estate totally at his risk and expense, Sellers hereby give and grant to Purchaser the exclusive option, right and privilege of purchasing for the price of $35,000.00 the following described real estate situated in the County of Spokane, State of Washington, to wit: Purchaser shall have the right to close title on or before the 30th day of June, 1985 at which time Sellers shall execute to him, his heirs, or assigns a good and sufficient statutory warranty deed. Upon the delivery of said deed Sellers are to be paid the sum of $35,000.00 cash which shall be payment in full for the above described property. This option may be extended until Decem- ber 31, 1985 upon the payment of $5',000.00 nonrefundable option money payable to the Seller on or before the 30th day of June, 1985. The option money will not be applied toward the purchase price which remains at $35,000.00 cash. If the option is not exer- cised on or before the above specified dates, Sellers are to retain the platting and other improvements made by Purchaser absolutely. Sellers agree to cooperate with Purchaser in the execution of any documents reasonably called for to successfully complete the platting of the above described real estate. By: eve obi .r _ .t. Secretary Et Treasurer RAYNER ENTERPRISES, INC. of Section 23, Township 25 North, Meridian, EXCEPT Carnahan Street; within 10th Avenue or 12th Avenue; State of Washington. STATE OF WASHINGTON ) ) ss County of Spokane ) On this day personally appeared before me STEVE ROBINSON to me known to be the assistant secretary and treasurer of ACME CONCRETE CO. described in and who executed the within and fore— going instrument, and acknowledged that he signed the same as his free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN UNDER my hand and official seal) on De , 1984. Notary Public in and for the State of Washington, residing at Spokane STATE OF WASHINGTON ) ) ss County of Spokane ) On this day personally appeared before me PETER D. RAYNER to we known to be the president of RAYNER ENTERPRISES, INC. described in and who executed the within and foregoing instrument, and acknowledged that he signed the same as his free and voluntary act and deed, for the uses and purposes' therein mentioned. GIVEN UNDER my hand and official seal on December.3 , 1984. otary Public in and for the State of Washington, residing at Spokane Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. 127/4 �wthe`dr,',ivsitg taace ia , .; 'lac a;la es ?``� r 1`hi l e, r 3 $ � r 4i�i�}#W4Y�N tYiYtt # #$44ajk4 #Y4i >MY fthzs owneT,oraponaor; �• use, oont p 1ete TJ, o'be'constructe Estimated'S iilt;:on. the lotsxbef ore ),they are sold': the �� AnvCats9ba►Y ° art r sgacra' pp�usei of plat n Siagle;Family Dwel ' ¢ iv-c. - ota 2 r t s' St 4 ;44 7 . , - " D • - forj duplexes. x 2ad16at8rwha. ¢h?clote. R ?tiw ha°;rs 4I 4t4} ,k nov53p.+nTMi •nsi+ U,r- t $ e f. es ,Planuxacturedr housin EF"sonte' "tofb• . (• >)r rDe i othersysea. '4 4 . �= Sal C `� � aoIlles t4 y s; D e.tIS1bbY'�I.et SDHIIdaT 'y „»,�F r r t y a m t • u•3-a.� as> } . t q � ' , tg5, � t ^ ^ 4"``1 » ��y� � i p.., �U A� � Y <f 1 ^$fr^ �k ��a .,.$,M�' t yOn,§ss"t • resist06 al ( -4 . S' r P osed, ia� that Pla l s 4. aN: j����t fir. �v, '�JS+ � -i2" e:�.v'Y°�. }tv� th` ^ L^ "` ii[ `.a "t" "T S�•t.,,.� ' ,.'� T .4�£'�fv..0 n1 - s • vA4, 39 'x ^`n/."a�e+ . ' • ` ' r ? +1 Ya .i• n ,may 34f +{' 1+ ' .ph'J {dH X S3 e t "' t � k- .t+y`3�.'�r. 'k r ws�Y- tS" �y�y -ti `h:u" a ;'f'�` , y ASr 4` yb : , 'L S y1mK�� 4 t t r .. tea J3•s f 4 y l the pro rtyxpropoa " �[[to b F plitked ? „ , w p +. S •� 'y `T �' Att3 .4 y # C'•A 1 .t `£:53 4Y i 4 4�'ebt ',W 4t { Vf 1 "`✓ ` nUacres i rW tune t�, dx' r f r Tt N1 , act 'fj g a[� � � Z 4 � v.Y.',.ua .:: '^ 'e .rEd,eT�• a l a t i�J. < '�ti.t i+ �Y.•-r r 'F"`• ajt ��' CtiAC wivt`�flG'hbdgr't�i, xh Y.. V . } ° s + k ,aCre g i� v! ' \ k �f{ ' • • ^N" a 6 �i"1�"t x y ' ,�, e S 'W . S r''' r ( L 'k s {.�" 1 x 41; 5 ✓�ia p n t.f' s4:f fi N k j r t � iJi t HBlr® �. Qee?: N .Q :- �. �zt)if° gg @s ' , 1 ... \wiL�� �L��,'. �SF:ei�i4 -.'ice ..F 3',.1�"F.s�1'•�v,Lw, Wf3eis•- ,r..�o 1 _ _ _ _ . PRELININARY PLAT APPLICATION FORM 4111#4'lu19.5 BL001{S( PA*. 2 AND 3) MUST BE .FILLED IN,' IF APPROPRIATE; BEFORE RETURN ego 44 . PLAT(ADMINISTRATOR icate the distance from this inches. •cate size of nearest main r6' thnlolI D 4 o be cow].eted_by:applicant and surveyor ••-• , t�i • wi # # # Iii Y# 4> Y> fY f ' > #Y44 # #Y4iiiFit >t ► * ►ittwtt >Yf Y w w w f i wwt * t$ w wt 4 w Y w t Y w> otat'Number of:Lots._9 25Ot �7, . 1 5 0 ' . Sq uare "et Price 555 ; 000 to 870 ,OW' Ye"s (x;;),-• ,. restrictions' be included inthe'sale of;lots ? No ( residentia .S' » rotrar . Ve - e Yes wiftwwM »ww4w#> Ttial cate the proposed method of sewage disposal: Septic tank (x ). Lagoon or combinations 4 sc (De'ribe) nossible rity cempr �eatment_';plant.;� ). � Other , - . Public system ( !' '�'i:'� •, : J rr `(:.'r. '3y , - :- • . �Eadicate.the'proposed.source of water supply: Individual wells ( ). • 4 - .Pr` i. ivate community - system ( ) . - i ',•._ „ Y h.,, . sI id-i method- of'extending service to the lots (Dwellings): *t.Und'erground utility easements ( x). Overhead utility easements ( ). -..,, tilities`in streets (x ). No easements ( ) . proposal to the nearest existing water main: 1+ feet -OVER- 4ii ` ,P e , ya��c y B � w { o 2 r r5 (� , 8t +�4a �iZ�T 4 +jy��• fl 7 $ as r d + iesx�� unde Fena11t of ;s that'° above, responses sane, best'& S,Ar yttaowl'edgi i f rth$r°' sw ar that I AM K O R' 0 P "y y '!ti L' 'L"++aS 7G "d4> S r ' S�ct+ vzkr c .,.,qy... p ehalf V ti rXI 'im' ++sr pls ` F .fl s " '2),Vrx� t�ac ied he from.saxdhowaer'taut ornzxng a onthis or her b Y•S�+,�L ? S•� -.F 4 37 �£ r 5Y�5ukaisA' 4gkY:,anbr. the ..£ ere "� 4c k- � a � s t h ,b e:Y w ui+ 7 f Vioea ii i c or f fir~ ti +.:�.k, C . nm H N .t n � "�'$ i s9 4 r 2.a t°�.- pus o t o � + �`�iM l a 441-4may nrithdraw_ y� r�,ar t on `af noa, eigntficanee x ` , g 4 ;.• t 'Jk P }` i a y . t qs 'Pr J .uvS �:9�' »�'Tt� " SYi a •4 a**a*aa*•C # * * ** *a *- * 4.4.* * **s * * * *a ** **s ** * *r**�a *s4* 'Part III =to be comoleted,by Health District' , c staff completed a field.investigation•of the site th'Dlatrct requirements for preliminary. plats have (have not) been satisfied. *** *_* * *** *** _ * signature and title • H-r-15„:14J ei r e =2.4; .14 r • ,, • X B LT. A — , PREL IMI.NARY APPL !CATION FORM -1COnti nu edY. ' : 2 ' 4•4' 4 • t 4 •$ ' 4 i7 1 4 . • • * 4. *A '.*:14- i::•;•* * -*.•""A.1#..:4.4;cttc. , - • • . • • . • - • • ri;f ' •C• t•- •altek.1=';‘.'t4 . ;.41 4 `17 .( :1 '= ',t2e••• • 4 7. • •'.. / 5 3' .4•••!'77.;%. .3; '' „, „_ n e ;flik:-4 .% 3 'ItniCte c 6; t aTh"- , e tb / , - sauntY Engineers 0 ffto regui.remen‘,ts;;forr st. ave.:Arra:0;e u b p oAS u b tss:f"o n „Ian 6.7.a p o re:1114g es ' if—tt.ot .t • Ski een- 3 , ..ctolat - to,nscia,n„dAcicefieage -f4=JA . .•:;; T.; t 4 ‘14 6 5.-ALA , ecie, 1/4(€.ac. 'Cte;;s-4t:/:;;s' THAsT.;pAR,,,.., 4 In - • C3W„ 4;4.. sir r k niEntit uePartniin,fflrffor'ma P-41.11 :;74C.7- 7 4 1 S.' 441';' r. It 1. " • == r t LAt; ' '1' • 4 ' ' XjP Uimbet. :;efkftlit : . y .- - 'dh661. Di c t !Are. Dist rjc t : :ki ',CST Plan Category: 9 = H=:=. - P . e •••. '" • • • the kt.i's F c ee : •.' -Zone Change File ' Ex sting, ZOn.ing: • Date Establidhed: Advertised Zone Change: Checked by: PUBLIC HEARING DATE: • - :;,.+.1,Ssir ,• Aci?;, • .• --,d'Or;St ••••1 • ENGINEER /Sk Remarks: D. SPECIFIC CONDITIONS: Number SPOKANE - COUN :TY ENGINEER --PRELIMINARY 'CO NSUL"TAT I0N— A. Project Name: . :A Lc r ( ✓Q C�' PROPOSAL Number of Parcels: . Section Q3 T. ra_c- N., R. e 3 E.W.M.; Quarter 1 2 34 DEVELOPER Name: or Address: t) X-/ L/ fecsq,.Jo o A AGENT Phone: Business 1�8 7 — 9, -)'L Home Name: ,S/ti' OWNER Address: Phone: Business Name: rp Address: / Phone: Business B. PRELIMINARY CONSULTATION: Date: /9-/ /0 / Preliminary a) Right -of -Way Conditions b) Curb c) Sidewalk d) Pave e) Approaches f) Drainage g) State /City Revie Yes ( ) No }afej /n Inai "r- 9vhg NOTE: This proposal must comply with Spokane County Regulations for Roads, Ap- proach and Drainage in New Construction; Board of County Commissioners Resolution No. 80 -1592 as amended. Conditions are preliminary and may change after field spection and review of County records. C. INSPECTION Date: / / By: Remarks: Fee Paid: Yes 1/ No Amount $ JP? Planning Application Signed: Date /0-/ )0 / E. FINAL PLAT CHECKS Fee Paid: Date Amount By: Home Home v - es 6FA, t k — '--- a. N 'la AA y4J C, .r h. /n /n /r - D� ! P3 C rr' -AK - p.. CS /Q S �h Check By Check Cash Mathematical & Surveying Checks: No. 1 Date By No. 2 Date - - -_ By No. 3 Date By Additional mathematical and Surveying Checks: No. 4 ___ Date By Fee Amt. &Dt.Pd. No. 5 Date By Fee Amt. &Dt.Pd. No. 6 Date By Fee Amt. &Dt.Pd. No. 7 Date ' By Fee Amt. &Dt.Pd. _ 1/81 . a TO: PLANNING DEPARTMENT FROM: COUNTY ENGINEER'S DEPARTMENT: " e q SUBJECT: ROAD CONDITIONS FOR PLAT NAM ALA �1ZAUP 2 NUMBER 148 7 `CONDITIONS LIRCCED APPLY TO PLAT UNDER LONSIDERATION OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Fg2.r? Lt Att W `f , 19 a 5 that conditional approval of the plat by the County Engineer Is given subJect to dedlcatlon of Right -of -Way and approval of the road system, -r InalratnA In the y,ofiminer, ,,let of r„oor-d, that plans, profiles, and cross sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and /or the filing of a final plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. that drainage plans and design calculations showing the alignment of drainage `acllltles be submitted to the County Engineer for approval prior to construction and /or the tiling of the final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. hat the regulations of the National Flood Insurance Program be observed since the proposed plat Is affected by a Flood Hazard Zone, construction within the proposed public streets and 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 improve- ments were Installed to the lines and grades shown on the approved construction plans and that all disturbed monuments have been replaced; no construction work Is to be performed wlthln 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; II construction within the existing or proposed Public Right of Way Is to be com- pleted 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 certifica- tion, "As Built" plans, and monumenting the street centerlines shall be filed with the County Engineer; E fl-no direct access from lots to I/2 Right of Ways until such roads are constructed to County Standards and established as County Roads; E 9 -no direct access from lots to Stub Road connections until such roads are constructed to County Standards and established as County Roads; EIO -road design, construction, and drainage control for 1/2 Right of Ways and Stub Road connections are the responsibility of the Developer; that appropriate provision be made that the following described property be held In trust until the continuation of the streets be dedicated or deeded: A 1 tt. strip at the ends or edges of all streets that terminate or border the plat boundary. .(Tem- porary cul de sacs are required when streets terminate at the plat boundaries,) a statement must appear la the dedicatory language of the plat that Individual drive- way access permits be required prior to Issuance of a building permit for driveway approaches to the County road system. dedlcatlon of additional Right of Way along additional Right of Way along additional Right of Way along E14 -a statement shall be placed In plat dedlcatlon that no direct access be allowed from lots to • C AR Nv,�6� _QQSJ s E15 -that a statement be placed In the plat dedlcatlon providing for future slope ease- ments as required by Spokane County along existing County roads providing direct access to the plat shall be paved and /or Curbed to Spokane County standards. that all public roads within the plat be designed.and constructed to Spokane County tandards. hat sidewalks are required along the arterials) on C.CicM{AhP..}1. - Public Road Standard TYPICAL Roadway Section (1) Section Number for'(-'AQ klq Q Minimum Pavin w ldtn 2 _.. h_ N . 5erok.)da2 _. 4KLe2i 9(. Std. (2) Section 'lumber 2 ferSs4atj O.Y.__. gQA cis Minimum Paving width r Gc. ANd9Rd$ fl Section Number fnr Minimum Paving width (4) Section Number ._.. For ------- Minimum ....._ -- Minimum Paving over.) 911/4 the word "applicant" shall Include the owner or owners of the property, his heirs, asslgns, and successor's. E21 -to construct the road Improvements stated herein, the applicant may, with the approv- al of the County Engineer, join. In and he a willing participant In any petition or resolution which purposes Is the formation of a Road Improvement District (RID) for said Improvements pursuant to ROW 36.88. as amended. At such time as an RIO is created or any Road Improvement project Is sanctioned by Spokane County, the improve- ments required (curb, sidewalk, drainage control and paving to existing pavement) will be at the sole expense of the undersigned owner, their heirs, grantees and asslgns. E22 - as an alternative method of constructing the road Improvement stated herein, -the applicant may, with the approval of the County Engineer, accomplish the road Improve- ments stated herein by joining and participating In a County Road protect (CRP) to the extent of the required road Improvement. At such time as an RID Is created or any Road Improvement Protect Is sanctioned by Spokane County, the improvements re- quired (curb, sidewalk, drainage control and paving to existing pavement) will be at the sole expense of the undersigned owner, their heirs, grantees and assigns. E23 -that the following statement be placed in the plat dedlcatlon: The owners, their heirs, grantees and asslgns, agree to Join In the formation of a County Road Improvement District pursuant to R.C.W. 36.88 at such time as a Road Improvement District Is created or any Road Improvement Project Is sanctioned by Spokane County. The improvements required (curb, sidewalk, drainage control and paving) will be at the sole expense of the owner, their heirs, grantees and asslgns. E24 -that the sponsor shall prepare and submit to the County Engineer a design proposal acceptable to the State Highway Department of the proposed State Highway- County Road intersection, State Highway Department approval of the proposed design must be received prior to the filing of the final plat. Improvements to the State Highway are to be the responsibility of the Sponsor and may either be constructed or a bond to cover the cost of such Improvements furnished to the County Engineer in the amount as determined by the County Engineer and the State Highway Department, E25 -the proposed private road(s) as shown on the preliminary plot serving lots with: no extension possible; extension to serve 8 or less lots; _future public Right of Way tract is approved by the County Engineer, E26 -that private road(s) be Improved to Spokane County standard for a private road standard serving lots. Subject to approval under section 10.207 of the Spokane County Fire Code. E27 -that the following provision be made that the following described property be held In trust'untll the continuation of the private road and the "Tract X" is deeded or dedi- cated: a I ft. strip at the ends or edges of all private "Tract X" that terminate or border the plat boundary. E28 -a statement shall be placed in the plat dedlcatlon that the "Tract X" private road(s) contained within this plat Is /are for the sole use of parcels within the plat until such time as the roadway is improved and established as a public road. E29 -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 parti- cipate In the maintenance of the private road as provided herein. the proposed plat shall be Improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 80 -1592, as amended, which establishes regula- tions for roads, approaches, drainage, and fees In new construction. 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 dedica- tion of additional right -of -way and the roadway improvements herein specified. This plat or development proposal Is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff prob- lems. Since this plat or development proposal Is affected by or Is n contributor to stormwater flows, property owners should participate in the planning and implementa- tion of a future baslnwlde stormwater management system. The following "Condition of Approval" shall be required: That the owner(s) or successor(s) in Interest agree to Join In any County approved Stormwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control facilities. E33 A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to.this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 127/4 1 • A portion of the proposed Preliminary Plat is within an area which has been designated by the Federal Emergency Management Agency as a Type "A" Flood Hazard Zone. Therefore, the provisions of the National Flood Insurance program are applicable to this proposal. Detailed information which delineates the exact boundaries of the Flood Hazard Zone or Flood Elevations is not available. Consequently, it will be necessary for the developer to prepare, for review and approval by the County Engineer, an extensive 100 -year stormwater study. This drainage is the receptor of stormwater from the Browne's Mountain - Glenrose Prairie area. Therefore, the drainage study will have to include the entire area which contributes drainage to this plat. It should be noted that the results of this study could influence the number and location of lots, the size of lots and the location of roadways within the proposed plat. 127/4 • r . Watingtonitustpank - For 673»:4L»3o ) i -e t Ltd ca— C O G No. 1 F ay to t order o $ S� 88808 MOO ECEIPT Date / 19 Received From Pe,te "� � r e r . 1 Address (n7 , d • R, 5 z c>J o ode For PCP I / ACCOUNT AMT. OF ACCOUNT AMT. 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