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PE-1025-76 (2)PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING PE- 1025 -76 -- GUTHRIE'S VALLEY VIEW SEVENTH ADDITION: GUTHRIE ZE- 77 -76 -- AGRICULTURAL TO SINGLE FAMILY RESIDENTIAL (R -1) Planning Commission Recommendation: Approve, subiect to the following conditions: Note was unanimous) A. REASONS: 1. A"logical expansion" of suburban type lot development which can provide economic housing for the South Opportunity area. 2. The existing school site at Adams and 24th could be used with higher density development. Also, existing Elementary School serving Vera Tracts is at capacity with 570 students. 3. Water, power and fire protection have the capability to accommodate the increased density. 4. Existing roads are appropriate for suburban density, plus subutbap density development provides for future rights of way necessary for replatting to higher densities if needed via the platting process which is not the case with rural density segregations. B. CONDITIONS: - 8- MINUTES JULY 9, 1976 1. That the plat be designed as Indicated on the preliminary plat of record and /or attached sheets as noted. 2. That a statement be placed in the dedication to the effect that no more than one dwelling structure be placed on any one lot, nor shall any lot be further subdivided for the purposes of creating additional lots or building sites without filing a reptat. 3. That the plat provide for right of way width for streets as indicated on the preliminary plat of record. 4. 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' strip at the ends or edges of all streets that terminate or border the plat boundary. (Temporary cul de sacs are required when streets terminate at the plat boundaries.) 5, That appropriate street names be indicated. PE- 1025 -76 -- GUTHRIE'S VALLEY VIE'Ar SEVENTH ADDITION (Continued) 6. That appropriate utility easements be indicated on copies of the u;pproved preliminary plat for distribution to the Planning Department and the utility companies. Written approval of the easements by the utility company must be received prior to the submittal of the final plat. 7. That a plan for water facilities adequate for fire protection be approved by the water supplier and fire protection district. Said water plan must also have been approved by the appropriate health authorities. The health authorities, water supplier (purveyor), and fire protection district will certify, prior to the filing of the final plat, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for reproduction. The water supplier (purveyor) will also certify prior to the filing of the final plat on a copy of said water plan that appropriate contractual arrangements have 4een made with the plat sponsor for construction of the water system, in accordance with the approved plan, and in accord- ance with a time schedule. The time schedule will provide, in any case, for completion of the water system and inspection by the appro- priate health authorities prior to application for building permits within the plat. The contractual arrangements will include a provision holding Spokane County and the water supplier (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 dedication will contain a statement to the effect that the public water system as approved by County and State Health authorities and the local fire district and water supplier (purveyor) will be installed within this plat, and the subdivider will provide for individual service to each lot prior to sale of each lot. NOTE: The Spokane County Health District has determined that the soil conditions in the plat are suitable for on -site sewage disposal systems on each lot. B. That a certificate of title be furnished the Planning Commission prior to the filing of the final plat. 9. That the preliminary plat be given conditional approval to August 1,1977 10. That streets be improved.to standards established by Spokane County or a bond to cover the cost of such improvements be furnished the County Engineer. The bond may also cover the cost of "as built" plans, engineering costs, and placing of final center line monuments. -Ba - MINUTES JULY 9, 1976 PE- 1025 -76 -- GUTHRIE'S VALLEY VIEW SEVENTH ADDITION (Continued) 11. That profiles of streets, cross sections, proposed grades, and drainage plan of the plat be submitted and approved by the County Engineer and by the Planning Director before the final plat is drawn. Prior to acceptance of the improvements or release of bonds, a certificate by a registered civil engineer or licensed land surveyor will be required indicating that all improvements have been installed to the lines and grades shown on the approved construction plans. 12. Conditional approval of the plat is given subject'to the dedication of the right of way to the public and approval of the road system in the plat by the County Engineer. 13. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning Staff. C. VERA TRACTS DENSITY ANALYSIS: The purpose of this analysis Is to evaluate the development pressures on the Vera Tracts and make a recommendation for a density policy to accompany the Planning Commission's recommendation on this preliminary plat. The pref character of the Vera Tracts Ls mixed densities with a predominant rural nature. The existing ownerships range from 10, 000 square feet Single Family lots to the original Vera Tracts of 10 acres with farming and /or grazing. The long range land use element of the Comprehensive Plan calls for residential for these Vera Tracts. The Park and Recreation Plan adopted in 1961 calls for 12, 000 square feet tots or suburban densitiies for elementary school and park siting within "Airport" neighborhood bounded by 16th, 32nd, Evergreen and Sullivan. The circulation element of Comprehensive Plan presentlyiidentlfies 16th and Sullivan as major arterials, Evergreen and 32nd as secondary arterials, and Adams and 24th as collectors. The County Engineers are presently proposing changes for Evergreen and 32nd to be upgraded to major arterials, Adams to be a secondary arterial. The public facilities element of Comprehensive Plan calls for an elementary school be located at Adams and 24th. The Computer density'summary of Vera Tracts indicates that of the existing ownerships 41% by number are less than one acre in size and 59% by number are one acre and larger. The ownership most often occurLng is 1.5 through 5 acres @ 38% of all ownerships. Also, the net density of Vera tracts ownerships by number is .5 D.U. /acre occupied and .28 D.U. /acre vacant (No dwelling) making a total net density of .36 D.U. /acre (or 2.7 acres /lot.) The density map indicated visually the ratios by volume. - 8 b- PE- 1025 -76 -- GUTHRIE'S VALLEY VIEW SEVENTH ADDITION (Continued) Building permits in Vera Tracts since 1972 through 1975 range between 8 to 11 permits each year fora total of 39 building permits. This indicates a continuing trend to segregrate for purposes of single family dwellings. Key public services were contacted and responded In writing to the question of density in the Vera Tracts. 1. Central Valley School District has used a density of approximate! y 4 D.U. /acre in the planning of the future elementary school on the existing owned 11 acre site at Adams at 24th, but responds to popula- tion demands to justify construction. 2. Vera Water District & Power has made intensive studies to provide for ekher suburban or rural type development in Vera Tracts. 3 i ;pckane Valley Fire .Department has indicated Lts ability to provide adequate fire protect :on for suburban type density developments. 4. Spokane County Engineers indicate that adequate roads exist for subur- ban population density. Suburban development surrounds Vera Tracts on the west, north and east; and one suburban development to the south. Increasing "suburban" type subdivi- sion activity is present to the northwest with the approved Preliminary Plat "Early Dawn 1st Addition" and to the north with the approved Preliminary plat "Si's Subdivi sion ". Also, recent communication with developers indicate intentions to subdivide west of Sullivan and just north of "Timberlane 1st Addition" and along 24th Avenue near "McLaughlin Addition ". D. STAFF ENVIRONMENTAL REVIEW: As required in WAC 197 - 10 - 320, the staff of the County Planning Commission reviewed the environmental checklist submitted by Mr. Rick Guthrie for the Preliminary Subdivision of theGuthrie's Valley View 7th Addition. The propo- sal is located approximately in the SW 1/4 of the NE 1/4 of Section 26, Township 25 N., Range 44, E.W.IvI., west of and adjacent to Progress Road; about 320 feet north of 24th Avenue. The proponent is requesting to subdivide 4.71 acres of land into 14 lots for single family dwellings creating a gross density of about 3 untis per acre. The site is located on relatively flat terrain currently covered by active pasture land vegetation. The staff review has identified four potential areas of environmental impacts. First, and common to all subdivisions, is the lncease in motor vehicle traffic and all effects associated therewith. These would include such impacts as increased air pollution, specifically carbon monoxide, increased noise, and increased public safety hazards from traffic. - 8c -. PE- 1025 -76 -- GUTHRIE'S VALLEY VIEW 7TH ADDITION MINUTES JULY 9, 1976 A second potential environmental impact area considered was the increased demand on public services and utilities. This would include such factors as increased requirements for police and fire protection, provision of additional school, park, and recreational facilities, and additional mainten- ance requirements on all county facilities and roads. This would also include such impacts as associated with extension of utility lines (power, natural gas, telephone) and the provision of suitable long term sewerage, domestic water, storm water runoff, and solid waste disposal. A third potential environmental impact revealed by the staff evaluation involves the subsurface injection of sewage effluent and storm water runoff. This waste water placed at a depth will percolate downward toward the aquifer rather than evaporating back into the atmosphere as under natural conditions. A portion of the contaminants will likely be filtered out of this waste water, but thy resulting quality has not been determined yet. A total of 6.35 acre - feet of waste water will be generated annually by this plat, 4.25 acre -feet of which will be storm water runoff. The final area of potential impact involves the conversion of productive agricultural land to suburban density residential. Currently all of the 4.71 acre site Ls used as active pasture land and the proposed will replace this with single family residential uses of a gross density of 3 units per acre. The conclusion of this environmental checklist review is that no significant environmental impacts will likely result from the proposal. Therefore, it is recommended that a Declaration of Non- Significance be issued and an environmental impact statement not be required. E. ZONING RECOMMENDATION: Planning Commission Recommendation: Approve Guthrie's Valley View 7th Addition as indicated on the preliminary plat of record to Single Family Residential (12-1) Zone Classification upon the filing of the final plat. REASONS: 1. The fourteen (14) lots in the subdivision have been disigned to accommodate single family residences. 2. The Planning Commission has been routinely upgrading similar residential plats in the area to the Single Family Residential Zone classification. 3. The Planning Commission is of the opinion that none of the lots within the subdivision have disadvantaged relationships which would warrant duplex zoning. -Sd - PE- 1025 -76 -- GUTHRIE'S VALLEY VIEW 7th ADDITION (Continued) 4. The Single Family Residential Zone prohibits duplexes, animal keeping other than household pets, mobile homes, and home occupations. F. GENERAL DATA: 1. Location: Section 26, Township 25 N., Range 44 E.W.N. The N 1/2 of Tract 208, Vera, except the North 110 feet of the East 330 feet thereof, and the East 132 feet of the N 1/2 of Tract 209, Vera. 2. Sponsor: Rick Guthrie East 12709 Sprague Spokane, WA 99216 3. Surveyor: Land -Mark Surveyors S. 726 Liberty Drive Liberty Lake, WA 99019 4. Site Size: 4.71 acres 5. Number of Lots: 14 6. Land use proposed by sponsor: Single Family Dwellings 7. Existing Zoning: Agricultural, established March 27, 1942 8. Advertised Zone Upgrading: Single Family Residential (R -1) 9. Water Source: Vera Water and Power District 10. School District: Central Valley School District - 8 e - STAFF RECOMMENDATIONS PE- 1025 -76, GUTHRIE'S VALLEY VIEW 7TH ADDITION: GUTHRIE ZE- 77 -76, AGRICULTURAL TO SINGLE FAMILY RESIDENTIAL (R -1) VERA TRACTS DENSITY ANALYSIS The purpose of this analysis is to evaluate the development pressures on the Vera Tracts and make a recommendation for a density policy to accomp- any the Planning Commission's recommendation on this preliminary plat. The present character of the Vera Tracts is mixed densities with. a pre- dominant rural nature. The existing ownerships range from 10,000 square feet Single Family lots to the original Vera Tracts of 10 acres with farming and/or grazing. The long range land use element of the Comprehensive Plan calls for resi- dential for these Vera Tracts. The Park and Recreation Plan adopted in 1961 calls for 12,000 square feet lots or suburban densities for elementary school and park siting within "Airport" neighborhood bounded by 16th, 32nd, Evergreen and Sullivan. The circulation element of Comprehensive Plan presently identifies 16th and Sullivan as major arterials, Evergreen and 32nd as secondary arterials, and Adams and 24th as collectors. The County Engineers are presently proposing changes for Evergreen and 32nd to be upgraded to major arterials, Adams to be a secondary arterial. The public facilities element of Comprehensive Plan calls for an elementary school to be located at Adams and 24th. The Computer density summaryofVera Tracts indicates that of the existing ownerships 41% by number are less than one acre in size and 59% by number are one acre and larger. The ownership most often occuring is 1.5 thru 5 acres @ 38% of all ownerships. Also, the net density of Vera tracts ownerships by number is .5 D.U. /acre occupied and .28 D.U. /acre vac- ant (no dwelling) making a total net density of .36 D.U. /acre (or 2.7 acres/ lot.). The .density map indicated visually the ratios by volume. Building permits in Vera tracts since 1972 thru 1975 range between 8 to 11 permits each year for a total of 39 bui lding permits. This indicates a con- tinuing trend to segregate for purposes of single family dwellings. Key public services were contacted and responded in writing to the question of density in the Vera Tracts. -8- (Coned) PE- 1025 -76, Guthrie's Valley View 7th Add (Cont'd) A. Central Valley School District has used a density of approximately 4 D.U. /acre in the planning the future elementary school on the existing owned 11 acre site at Adams at 24th, but responds to popu- lation demands to justify construction. B. Vera Water District & Power has made intensive studies to prbvide for either suburban or rural type development in Vera Tracts. C. Spokane Valley Fire Department has indicated its ability to provide adequate fire protection for suburban type density developments. D. Spokane County Engineers indicate that adequate roads exist for suburban population density. Suburban development surrounds Vera Tracts on the west, north and east; one suburban development to south. Increasing ''suburban" type subdivision activity is present to the northwest with the approved Preliminary Plat "Early Dawn 1st Addition" and to the north with the approved Preliminary plat "Si's Subdivision ". Also, recent communication with developers indicate intentions to subdivide west of Sullivan and just north of "Timber - lane 1st Addition" and along 24th Avenue near "McLaughlin Addition". Planning Staff Recommends: Approve PE- 1025 -76. Guthrie's Valley View 7th Addition, subject to the below listed conditions and also that the Commission express a "suburban" density (one acre or less) policy be approved for the portion of the Vera Tracts lying north of 24th and between 16th, Sullivan and Adams for the following reasons: 1. A "logical expansion "of suburban type lot development which can provide economic housing for the South Opportunity area. 2. The existing school site at Adams and 24th could be used with higher density development. Also, existing Elementary School serving Vera Tracts is at capacity with 570 students. 3. Water, power and fire protection have the capability to accommodate the increased density. 4. Existing roads are appropriate for suburban density, plus suburban density development provides for future rights of way necessary for replatting to higher densities if needed via the platting process which is not the case with rural density segregations. A. CONDITIONS: 1. That the plat be designed as indicated on the preliminary plat of record and /or attached sheets as noted. - 8 A - ( Cont'd) PE- 1025 -75, Guthrie's Valley View 7th Addition (Cont'd) 2. That a statement be placed in the dedication to the effect that no more than one dwelling structure be placed on any one lot, nor shall any lot be further subdivided for the purposes of creating additional lots or building sites without filing a replat. 3. That the plat provide for right of way width for streets as indicated on the preliminary plat of record, 4. That appropriate provision be made that the following described . property be held in trust kntil the continuation of the streets be dedicated or deeded: A 1' strip at the ends or edges of all streets that terminate or border the plat boundary. (Temporary cul de sacs are required when streets terminate at the plat boundaries:) 5. That appropriate street names be indicated. 6. That appropriate utility easements be indicated on copies of the approved preliminary plat for distribution to the Planning Department and the utility companies. Written approval of the easements by the utility company must be received prior to the submittal of the final plat. 7. That a plan for water facilities adequate for fire protection be approved by the water supplier and fire protection district. Said water plan must also have been approved by the appropriate health authorities. The health authorities; water su pplier (purveyor), and fire protection district will certify; prior to the filing of the final plat, on the face of said water plan that the plan is in conformance with their requirements and will adequately satisfy their respective needs. Said water plan and certification will be drafted on a transparency suitable for reproduction. The water supplier (purveyor) will also certify prior to the filing of the final plat on a copy of said water plan that appropriate contrac- tual arrangements have been made with the plat sponsor for construc- tion of the water system, in accordance with the approved plan, and in accordance with a time schedule. The time schedule will pro- vide, in any case, for completion of the water system and inspection by the appropriate health authorities prior to application for building permits within the plat. The contractual arrangements will include a provision holding Spokane County and the water supplier (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 dedication will contain a statement to the effect that the public water system as approved by County and State Health authori- ties and the local fire district and water su pplier (purveyor) will be installed within this plat, and the subdivider will provide for individual service to each lot prior to sale of each lot. - 8 B - ( Cont'd) PE- 1025 -76 Guthrie's Valley View 7th Addition (Cont'd) NOTE: The spokane County Health District has determined that the soil conditions in the plat are suitable for c•n -site sewage disposal systems on each lot. 8. That a certificate of title be furnished the Planning Commission prior to the filing of the final plat. 9. That the preliminary plat be given conditional approval. to August 1, 1977. 10. That streets be improved to standards established by Spokane County or a bond to cover the cost of such improvements be furnished the County Engineer. The bond may also cover the cost of "as built" plans, engineering costs, and placing of final center line monuments. 11. That profiles of streets, cross sections, proposed grades, and drainage plan of the plat be submitted and approved by the County Engineer and by the Planning Director before the final plat is drawn. Prior to acceptance of the improvements or release of bonds, a certificate by a registered civil engineer or licensed land surveyor will be required indicating that all improvements have been installed to the lines and grades shown.on the approved construction plans. 12. Conditional approval of the plat is given subject to the dedication of the right of way to the public and approval of the road system in the plat by the County Engineer. 13. That a name be indicated before the final plat is filed; such name to be approved by the County Assessor and the Planning staff. B. STAFF ENVIRONMENTAL REVIEW: As required in WAC 197 -10 -320, the staff of the County Planning Commis- sion reviewed the environmental checklist submitted by Mr. Rick Guthrie for the Preliminary Subdivision of the Guthrie's Valley View 7th Addition. The proposal is located approximately in the SW 1/4 of NE 1/4 of Section 26, Township 25 N., Range 44, E.W.M., west of and adjacent to Progress Road, about 320 feet north of 24th Avenue. The proponent is requesting to subdivide 4.71 acres of land into 14 lots for single family dwellings creating a gross density of about 3 units per acre. The site is located on relatively flat terrain currently covered by active pasture land vegeta- tion. The staff review has identified four potential areas of environmental impacts. First, and common to all subdivisions, is the increase in motor vehicle traffic and all effects associated therewith. These would include such (Cont'd) -8C- • PE- 1625 -76, Guthrie's Valley View 7th Addition (Cont'd) impacts as increased air pollution, specifically carbon monoxide, in- creased noise, and increased public safety hazards from traffic. A second potential environmental impact area considered was the increased demand on public services and utilities. This would include such factors as increased requirements for police and fire protection, provision of additional school, park, and recreational facilities, and additional main- tenance requirements on all county facilities and roads. This would also include such impacts as associated with extension of utility lines (power, natural gas, telephone) and the provision of suitable long term sewerage, domestic water, storm water runoff, and solid waste disposal. A third potential environmental impact revealed by the staff evaluation involves the subsurface injection of sewage effluent and storm water run- off. This waste water placed at a depth will percolate downward toward the aquifer rather than evaporating back into the atmosphere as under natural conditions . A portion of the contaminants will likely be filtered out of this waste water, but the resulting quality has not been determined yet. A total of 6.35 acre -feet of waste water will be generated annually by this plat, 4.25 acre -feet of which will be storm water runoff. The final area of potential impact involves the conversion of productive agricultural land to suburban density residential. Currently all of the 4.71 acre site is used as active pasture land and the proposed will replace this with single family residential uses of a gross density of 3 units per acres. The conclusion of this environmental checklist review is that no significant environmental impacts will likely result from the proposal. Therefore, it is recommended that a Declaration of Non- Significance be issued and an environmental impact statement not be required. C. ZONING RECOMMENDATION: Planning Commission Recommendation: Approve Guthrie's Valley View 7th Addition as indicated on the preliminary plat of record to Single Family Residential (R -1) Zone Classification upon the filing of the final plat. REASONS: 1. The fourteen (14) lots in the subdivision have been designed to accommodate single family residences. 2. The Planning Commission has been routinely upgrading similar residential plats in the area to the Single Family Residential Zone classification. -8 D- (Cont' d) PE- 1025 -76, Guthrie's Valley View 7th Addition (Cont'd) 3. The Planning Commission is of the opinion that none of the lots within the subdivision have disadvantaged relationships which would warrant duplex zoning. 4. The Singe Family Residential Zone prohibits duplexes, animal keeping other than household pets, mobile homes, and home occupa- tions. D. GENERAL DATA: 1. Location: cept the N Tact 209, ' 2. Sponsor: 3. Surveyor: Section 26, Township 25 N., Range 44, E.W.M., The N 1/2 of Tr 208, Vera, ex- 110 ft of E 330 ft thereof, and the E 132 ft of N 1/2 of Vera . -8E- Rick Guthrie E. 12709 Sprague Ave. Spokane, WA 99216 Land -Mark Surveyors S. 726 Liberty Drive Liberty Lake, WA 99019 4. Site Size: 4.71 acres 5. ' Number of Lots: 14 6. Land use proposed by sponsor: Single Family Dwellings 7. Existing Zoning: Agricultural, established March 27, 1942 8. Advertised Zone Upgrading: Agricultural Suburban 9. Water Source: Vera Water and Power District 10. School District: Central Wiley School District AGENDA, JULY 9, 1976 SPOKANE COUNTY PLANNING COMMISSION Time: Friday, July 9, 1976, 9:30 A.M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) PRF,LTMINARY SUBDIVISION AND TONE CLASSIFICATION 'UPGRADING 7, 2F, 1025 -76 Guthrie'SValley View 7th Addition ZE- 77 -76. Agricultural to Single Family R (R -1) a, Location: b, Sponsor: c. Surveyor: d, e . f, 4. h. f, J. Site Size: Number of Lots: Land Use proposed by Sponsor: Existing Zoning: Advertised Zone Upgrading: Water Source: School District: Section 26, Township 25 N,, Range 44, E.W.M. The N 1/2 of Tract 208, Vera, except the North 110.00 feet of the East 330.00 feet thereof, and the East 132.00 feet of the N 1/2 of Tract 209, Vera. Rick Guthrie East 12709 Sprague Avenue Spokane, Washington 99216 Land -Mark Surveyors South 726 Liberty Drive Liberty Lake, Washington 4.71 Acres 14 Single Family Dwellings Agricultural, established March 27, 1942 Agricultural Suburban Vera Water and Power District Central Valley School District - 8 - TELEPHONE NO.: 456 -2274 AGENDA, JULY 9, 1976 SPOKANE COUNTY PLANNING COMMISSION Time: Friday, July 9,. 1976, 9:30 A.M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) PRELIMINARY STTRDIVISION ANT) ZONE CLASSIFTCATTON UPGRADING 7. p1`102.5 -76. GuthrieWallev View 7th Addition • .. • • .. - .11 t • • a. Location: b. Sponsor: c. Surveyor: d. e . f. g. h. f. j. Site Size: Number of Lots: Land Use proposed by Sponsor: Existing Zoning: Advertised Zone Upgrading: Water Source: School District: TELEPHONE NO.: 456 -2274 Section 26, Township 25 N., Range 44, E.W.M. The N 1/2 of Tract 208, Vera, except the North 110.00 feet of the East 330.00 feet thereof, and the East 132.00 feet of the N 1/2 of Tract 209, Vera. Rick Guthrie East 12709 Sprague Avenue Spokane, Washington 99216 Land —Mark Surveyors South 726 Liberty Drive Liberty Lake, Washington 4.71 Acres 14 Single Family Dwellings Agricultural, established March 27, 1942 Agricultural Suburban Vera Water and Power District Central Valley School District TO Spokane County Planning. Commission SPOKANE COUNTY ENGINEER ROAD DEPARTMENT SUBDIVISION SECTION FROM: Robert S. Turner, County Engineer DATE: July 6, 1976 SUBJECT: Standard Plat Conditions • We recommend approval of the plat of Guthries Valley View 7th Addition PE -1025 subject to the following conditions: that conditional approval of the plat is given subject to dedication of Right of Way to the public and approval of the road system in the plat by the County Engineer; that plans, profiles, and cross sections showing proposed street centerline and curb grades be submitted to the County Engineer for approval prior to construction and the filing of a final plat; that drainage plans and design calculations showing the grades and alignment of drain- age facilities be submitted to the County Engineer for approval prior to construction and the filing of a final plat; construction within the proposed public streets and easements shall be performed under the direct supervision of a licensed land surveyor, who shall be responsible for perpetuating all evidence of the location of survey monuments which may be disturbed during construction and 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; - no construction work is to be performed within the 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; all construction within the Public Right of Way is to be completed prior to filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements, construction certification, "As Built" plans, and monumenting the street centerlines shall be filed with the County Engineer. In our opinion we have adequate roads in this area to provide circulation for high population density. 6 od SS 132 70 -47.B - Ti --- 6-87.8 J.•aa N. E.C< a j J',ec. 2 r l. ETo/ RPouE RA 1 I V T 0 MLR R7 y • V S 6 • e 111111 MNE 27 tl c 1 ' .- 6 • 2 E .,:. . 2 3 V S 29 22 • 25 24 c a - 6..5 N i -,, 1 ivo f..p ' .. 644.75' - r 224 2 27 2 40 G44/ G44.75' 229 - 40 tt? 643.55' No . 4IZ 64723 207 645.7e DATE DESCRIPTION BY 6 - 15 206 / t- t ti / '•1/ A ZY3B'R1 C. oo' 81 L. t6o.z.' 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