I. GENERAL INFORMATION

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1 STAFF REPORT HIGHLANDER SUBDIVISION TO: Douglas County Hearing Examiner FROM: Douglas County Land Services Staff RE: Highlander, P DATE: November 7,2011 I. GENERAL INFORMATION Requested Action: Wenatchee Golf Developers, LLC has submitted a preliminary plat application for a 33 lot cluster subdivision developed within the Golf Course Tract A of the Highlander Golf Course. The proposal includes 32 single family lots with an average lot size of 22,564 square feet. The lots range in size from 21,783 to 28,793 square feet. The reserve lot would be approximately acres. The lots are proposed to be served by public water and on-site septic. Location: The subject property is located on Golf Course Tract A of the Highlander Golf Course. The property is further described as being located within the North Half of Section 20, Township 22 North, Range 21 East, W.M., in Douglas County, Washington. The Douglas County Assessor Tax Parcel Numbers for the subject property are and II. SITE INFORMATION Total Project Size: acres No. of lots 33 Domestic Water: East Wenatchee Water District Sewage Disposal: On-site septic systems Power/Electricity: Douglas County PUD Fire Protection: Douglas County Fire District #2 Telephone Service: Frontier Site Characteristics: The subject property is relatively level with general slops of 7 to 10 percent near the edge of the terrace on the south side. Several deeply incised northsouth draws bisect the escarpment. The escarpment generally slope to the south at approximately 50 percent. The site is currently developed as a golf course. Holes 10 through 16 are will be modified and/or relocated in order to accommodate the subdivision. North: Orchard, large lot single family residences South: Vacant East: Orchard, large lot single family residences, Pangborn airport West: Vacant, Orchard, large lot single family residences Access: The subdivision will access 8 th St. SE via a new private road inside a private access tract. The road will be constructed to Douglas County Road Standards for private road. The end of the road will include a emergency vehicle turnaround. All roadway improvements would be the responsibility of the developer. Highlander Staff Report Page 1

2 Zoning and Development Standards: The subject property is located within the Rural Resource 5 acres (RR-5) Zoning District as well has having a Recreational Overlay (R 0) designation. The RR-5 district allows for a density of one dwelling unit per 5 acres, except as provided in DCC Chapter for accessory dwelling units. Cluster subdivision are authorized a density bonus of 50%. Applicable development standards set forth in Chapter "RR-5 Zoning District", include but are not limited to the following: Lot Size: Five acres minimum, except for lots created under the provisions of DCC A., DCC and DCC Lot width: One hundred feet minimum, except for lots created under the provisions of DCC A, DCC and DCC These lots shall have a minimum lot width of 70 feet. The Recreational Overlay designation standards apply to the recreational use (golf course) on the subject property. Applicable provisions and requirements of D.C.C., Chapter , "Cluster Divisions" include but are not limited to: Lot Size: Lot size greater than or equal to that required by the Chelan Douglas Health District for water and sewage disposal to a maximum to 2 acres. Individual lots must identify adequate building envelopes. The reserve lot shall be at least 70% of the original parcel(s) of record. The reserve lot must be contiguous. A reserve lot management plan is required. Applicable provisions and requirements of D.C.C., Chapter 19.18D, "Geologically Hazardous Areas": Steep and Severe building soils are indicated to be present on portions of the site. Soils are evaluated according to the determination process of Section 19.18D.040 D.C.C., which require a geologic site assessment by a qualified geologist or engineer. Major Subdivisions: The requirements of Title 17, "Subdivisions", Douglas County Code, apply to the design and review requirements for approval of major subdivisions of 5 or more lots, parcels or tracts. III. COMPREHENSIVE PLAN: The Douglas County Countywide Comprehensive Plan designates the property as Rural Resource 5 acres. The density permitted in the RR-5 designation is one dwelling per 5 acres. A 50% density bonus is authorized for cluster divisions in rural lands. The following goals and policies set forth in the comprehensive plan are relevant to this development: LAND USE POLICY G-9: Rural developments should only occur where adequate access to transportation systems, rural levels of utilities and facilities are available. Appropriate facilities/services may include domestic water, sewage disposal, fire and police Highlander Staff Report Page 2

3 protection, schools, and power, etc. depending on the scale and impact of the development. POLICY G-11: Impacts to fire police protection, school(s) and other public services/ utilities should be considered during the development review process for proposals within urban growth, rural, and agricultural areas. RURAL LANDS RURAL LANDS GOAL: Provide a balance between maintaining the existing, traditional pattern of uses in the rural areas of Douglas County, including agricultural activities, while still providing opportunities for future compatible development. POLICY R-4: Concentrations of development will be encouraged in designated Master Planned Resorts (MPRs), fully contained communities, cluster developments and/or in designated rural service centers. POLICY R-7: All plats, short plats, development permits and building permits issued for development activities within five hundred feed of lands designated agriculture and/or mineral resource lands must contain a notice that the subject property is adjacent to, designated resource lands on which a variety of commercial activities may occur that are not compatible with residential development for certain periods of limited duration RURAL DEVELOPMENT GOAL: Provide opportunities for continued smaller scale developments outside UGAs that will be compatible with and continue to preserve, maintain and enhance the vital agricultural uses in the community. POLICY RD-5: Rural developments will not impact existing public facilities/services to the extent that the level of service for that facility is reduced below the adopted threshold and/or an acceptable operation capacity. If the impacts can be mitigated by the developer in a way that preserved the existing level of service and/or operation capacity, the development may be approved. POLICY RD-6: The costs associated with implementing a rural development and providing the necessary utilities, facilities and/or services will be borne by the developer. POLICY RD-11: Clustering of residential development will be allowed in areas designated rural, with the exception of areas designated as limited areas of more intense rural development. This will provide for an innovative land division technique that allows development to occupy that portion of an area that is most conducive to development while providing the o=opportunity to protect resource operations, rural character and critical areas consistent with the provisions of the Growth Management and the goals and policies of the comprehensive plan. Rural cluster developments shall be consistent with policies A-12 through A-14 in the Resource Lands Element. RESOURCE LANDS - AGRICULTURE POLICY A-12: Clustering of residential development will be allowed in areas designated agriculture. This will provide for an innovative land division technique that allows development to occupy that portion of an area that is most conducive to development while providing the opportunity to protect resource lands, rural character and critical Highlander Staff Report Page 3

4 areas consistent with the provisions of the Growth Management Act and the goals and policies of the comprehensive plan.... TRANSPORTATION POLICY T-18: As development occurs it shall comply with the applicable road standards, and off-site improvements to existing County Roads may be required where those existing roads do not currently meet the adopted road standards UTILITIES GOAL: Development in Douglas County will only occur in conjunction with the availability of adequate, cost effective provision of utilities. The installation and expansion of utilities will be coordinated to minimize cost and disruption of normal activities. POLICY U-4: Require that development take into account the timely and concurrent provision of adequate and efficient utility systems. POLICY U-S: Provide utilities at service levels that are appropriate for the specific land uses and areas, thereby avoiding excess capacities that may encourage growth beyond the desired densities of an area. CRITICAL AREAS - GEOLOGICALLY HAZARDOUS AREAS GOAL: The County will provide appropriate measures to either avoid or mitigate significant risks that are posed by geologic hazard areas to public and private property and to public health and safety. POLICY CA-42: Potential impacts and alternative mitigation measures to eliminate or minimize the impacts in identified geologic hazard areas shall be documented during the review of development applications. POLICY CA-43: Development proposals should be evaluated to determine 1) whether the proposal is located in a geologic hazard area, 2) the project's potential impact on geologic hazard areas, and 3) the potential impact of geologic hazards on the proposed project. POLICY CA-44: Where feasible, an adequate buffer of existing vegetation should be maintained around all sides of geologic hazard areas to maintain the natural integrity of the site and to protect the environment, and the public health and safety. POLICY CA-49: All proposed development projects located within a geologic hazard area, or that have the potential to adversely affect the stability of one of these areas, may be required to provide studies performed by qualified consultants describing the existing nature of the hazard and necessary safety precautions. The subsequent report from the geo-technical engineer and/or geologist should clearly identify the risk of damage from the project, both on-site and off-site, whether the proposal increases the risk of occurrence of the hazard, and whether the proposal has incorporated measures to eliminate or reduce the risk of damage due to the hazard. POLICY CA-SO: Any new residential subdivision or short plat that is determined to be in a geologically hazardous area shall have a note placed on the face of the plat and on the title report stating that the hazard is present. Highlander Staff Report Page 4

5 IV. ENVIRONMENTAL REVIEW Douglas County issued a Determination of Non-significance on November 7,2011 in accordance with WAC (Optional DNS). VI. AGENCY AND PUBLIC COMMENTS: Applicable agencies have been given the opportunity to review this proposal. The following agencies provided comments during the comment period: Douglas County Transportation Services, Douglas County - GIS, Douglas County Assessors Office, Chelan - Douglas Health District, Douglas County Fire District #2, WA State Department of Ecology, Douglas County PUD, Greater Wenatchee Irrigation District, Eastmont School District, Frontier Communications, United States Postal Service, and The Confederated Tribes and Bands of the Yakima Nation. These comments have been included as conditions of approval to address these agency concerns. Agency comments have been included at Attachment A. No public comments were submitted on this proposal at the time of staff review. VII. PROJECT ANALYSIS In review of this proposal it is important to consider the goals and policies of the comprehensive plan, applicable county code, public and agency comments, any identified environmental concerns and state and federal requirements. Identified below is planning staff's analysis and consistency review for the subject application. Comprehensive plan consistency: The proposal is consistent with the goals and policies of the Douglas County Countywide Comprehensive Plan. The proposed subdivision will be adequately served by rural levels of service. Adequate provisions will be provided to minimize impact to surrounding agricultural lands. The lots will be served by on-site septic systems and a expansion of the East Wenatchee Water District system. Geologically Hazardous Areas have been identified. Appropriate studies have been submitted that analyzes impacts to the critical areas. Consistency with the provisions of Title 17, "Subdivision", D. C. C.: As conditioned, the proposed subdivision is consistent with the provision of this title. Consistency with Chapter 18.16, "General Regulations", D.C.C.: The purpose of clustering is to provide for an innovative subdivision technique that allows development to occupy that portion of the project site that is most conducive to development while providing the opportunity to protect rural character, resource lands and critical areas. Minimum lot frontage has been addressed by the proposal. Lot sizes lot sizes, as conditioned, will be adequate to address setback requirements and provide building envelopes for each parcel. The cluster lots are greater than the minimum required by Health District standards and less than 2 acres. The reserve lot is approximately 85% of the parent parcels, larger than the 70% requirement of the clustering regulations. The residential lots are clustered. The proposed reserve lot is not contiguous. Douglas County Transportation requires that the proposed private road be within a separate tract. Highlander Staff Report Page 5

6 This dedication would fragment the reserve lot. DCC (F)(3)(a) does allow fragmentation if no other reasonable alternative exists. The location of the residential lots, and therefore the new road, is governed by the layout of the existing golf course. As conditioned, the proposal appears consistent with the provisions of this chapter. Consistency with the provisions of the RR-5 Zoning District, Chapter 18.30, D.C.C.: All of the proposed residential lots meet or exceed the 70 foot minimum lot width. However, not all lots have at least 60 feet of frontage. There is sufficient frontage on adjacent lots to adjust lot width to meet this requirement. The number of lots does not exceed the allowed density for the RR-5 district. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions and requirements of D.C.C., Chapter , "Geologically Hazardous Areas": A geologic hazard risk assessment, dated April 10, 2008 was submitted for the development. The assessment meets the requirements of Chapter and provides an analysis of the geologic hazards and geotechnical opinions and recommendations regarding proposed site development. The assessment identifies that the on site soils are well suited for building sites. The assessment establishes a 25 foot setback for foundations from the escarpment along the southern edge of the property. The proposal appears consistent with the requirements of this chapter. Consistency with the provisions of D.C.C., Chapter 20.34, "Stormwater Drainage" The applicant has submitted a preliminary stormwater plan developed by a professional engineer licensed in the State of Washington. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of D.C.C., Title 12 "Road Standards" Transportation Services has identified that the project will be served by a private road connection to 8 th Street SE. The private roads must be designed and constructed in accordance with the Douglas County Road Standards and the request for deviation from road standards approved by the Douglas County Engineer on June 21, Frontage improvements will be necessary along 8 th Street SE per County Road Standards. A Traffic Impact Study, prepared by GTC, Gibson Traffic Consultants and dated November 18, 2009 was submitted for the proposal. The study finds that off-site improvements are the conversion of the intersection of S Nile Ave and 8 th Street SE to all-way stop control to improve sight distances and safety of the intersection. As conditioned, the proposal is consistent with the provisions of this title. Highlander Staff Report Page 6

7 Agency comments: Agency comments from the Douglas County Transportation Services, US Postal Service, Douglas County - GIS, Douglas County Assessors Office, the Chelan Douglas Health District, the Washington State Department of Ecology, Fontier Communications, Greater Wenatchee Irrigation District, Douglas County Fire District #2, East Wenatchee Water District, Douglas County PUD, Confederated Tribes and Bands of the Yakama Nation, and Eastmont School District, have identified mitigation or project design required for the subdivision. These comments have been included as conditions of approval to address these agency concerns. VIII. RECOMMENDATION As conditioned below, this application does not appear to be detrimental to the general public health, safety or welfare and meets the basic intent and criteria associated with Title 17, 18, 19 and 20 of the Douglas County Code and the Douglas County Countywide Comprehensive Plan. Staff recommends approval of P#11-02, subject to the following findings of fact and conditions: Suggested Findings of Fact 1. The applicant is Wenatchee Golf Developers, LLC, PO Box 119, Wenatchee WA. 2. General Description: Wenatchee Golf Developers, LLC has submitted a preliminary plat application for a 33 lot cluster subdivision developed within the Golf Course Tract A of the Highlander Golf Course. The proposal includes 32 single family lots with an average lot size of 22,564 square feet. The lots range in size from 21,783 to 28,793 square feet. The reserve lot would be approximately acres. The lots are proposed to be served by public water and on-site septic. 3. Location: The subject property is located on Golf Course Tract A of the Highlander Golf Course. The property is further described as being located within the North Half of Section 20, Township 22 North, Range 21 East, W.M., in Douglas County, Washington. The Douglas County Assessor Tax Parcel Numbers for the subject property are and Site Information: Total Project Size: acres No. of lots 33 Domestic Water: East Wenatchee Water District Sewage Disposal: On-site septic systems Power/Electricity: Douglas County PUD Fire Protection: Douglas County Fire District #2 Telephone Service: Frontier 5. Site Characteristics: The subject property is relatively level with general slops of 7 to 10 percent near the edge of the terrace on the south side. Several deeply incised north-south draws bisect the escarpment. The escarpment generally slope to the south at approximately 50 percent. The site is currently developed as a golf course. Holes 10 through16 are will be modified and/or relocated in order to accommodate the subdivision. Highlander Staff Report Page 7

8 6. Surrounding Property: To the north, Orchard, large lot single family residences; to the south, Vacant; to the east, Orchard, large lot single family residences, Pangborn airport; to the west, Vacant, Orchard, large lot single family residences. 7. The Comprehensive Plan Designation is Rural Resource 5 acres. 8. The subject property is located in the RR-5 zoning district which allows for cluster subdivisions. 9. On May 11, 2001, the Douglas County Hearing Examiner approved RO on the subject property establishing a Recreational Overlay (R-O) designation for a golf course. 10. RCW (2) and DCC OO(A) require that no plat shall be approved unless adequate provisions be made for streets or roads, alleys or other public ways. 11. Access to the new residential lots would be to 8 th St. SE via a new private road inside a private access tract. 12. A Traffic Impact Study, prepared by GTC, Gibson Traffic Consultants and dated November 18, 2009 was submitted for the proposal. The study finds that off-site improvements are the conversion of the intersection of S Nile Ave and 8 th Street SE to all-way stop control to improve sight distances and safety of the intersection. 13. Frontage Improvements are addressed in Chapter of DCC and the Comprehensive Road Standards. 8 th Street SE is designated as Rural Collector. Because the facility of located outside of the urban growth area, Figure 3-5, rural major &minor collector and arterial, MDT of the road standards is the applicable road standard. 14. The Douglas County Engineer approved a road deviation request on June 21, 2011 for the internal private roads proposed to serve the development. The approved deviation section for Road B includes 2-eleven foot lanes and an 8-foot parking lane (30 foot paved surface), with curb gutter and sidewalk on both sides. The structural section includes 2.5" - ACP, 4" - CSTC and 8" - CSBC. The approved deviation standards for Road A includes 2-eleven foot lanes and a 8 foot wide pedestrian/bike path. The structural section includes 2.5" - ACP, 4" CSTC and 8" - CSBC. 15. In order to meet the state requirements for Enhanced 911 service, all lots within this plat will be addressed prior to final plat approval. 16. Section (F)(3)(a) requires that fragmentation of the reserve lot by roads easements or building sites shall not occur unless no other reasonable alternative exists. 17. The proposed private road tract will fragment the reserve lot. 18. The location of the residential lots and the private road tract is governed by the layout of the existing golf course. 19. A cultural resources survey from Columbia Geotechnical Associates, Inc. dated June 6, 2009 was submitted by the applicant. The survey did not result in the identification of any archaeological or potential cultural resources and provided recommendations in the event that cultural or archaeological remains are inadvertently discovered. 20. Comments from reviewing agencies have been considered and addressed where appropriate. 21. The Chelan Douglas Health District has identified that the predominant soil type is Type 4 which requires a minimum lot size of 18,000 square feet per WAC A Highlander Staff Report Page 8

9 22. The smallest proposed residential lot size is 21,783 square feet. 23. Douglas County issued a Determination of Nonsignificance on November 7, 2011 pursuant to WAC (Optional DNS). 24. Surrounding property owners were given the opportunity to comment on the proposals, can request a copy of the decision, and can appeal the decision subject to the requirements outlined in DCC Title Proper legal requirements were met and surrounding property owners were given the opportunity to comment on the proposal at a public hearing. 26. Purveyors who responded to the project have indicated that adequate utilities/services are or can serve this project. 27. Soil mapping from the USDA Natural Resource & Conservation Service indicate the presence of steep and severe building soils on a portion of the subject property. A Geologic Risk Assessment, from J.B. Hamilton, LLC, dated April 10, 2008 was submitted by the applicant. The assessment provides conclusions and recommendations to mitigate the geologic hazards on the subject property. 28. Section of the Douglas County Code requires that every subdivision shall be served by a water supply system approved and installed to meet the requirements and standards of the Chelan Douglas Health District. 29. As conditioned, the development will not adversely affect the general public, health, safety and general welfare. Suggested Conclusions: 1. As conditioned, the development meets the goals, policies and implementation recommendations as set forth in the Douglas County Countywide Comprehensive Plan and the Douglas County Shoreline Master Program. 2. As conditioned, this proposal is consistent with applicable federal and state laws and regulations. 3. Public use and interests will be served by approval of this proposal. 4. As conditioned, the proposal is consistent with Title 17 "Subdivision", Title 18 "Zoning", Title 19 "Environment", and Title 20 "Development Standards", of the Douglas County Code. Suggested Conditions of Approval 1. The project shall proceed in substantial conformance with the plans and application materials of file dated August 23, 2011 except as amended by the conditions herein. 2. The applicant is responsible for compliance with all applicable local, state and federal rules and regulations, and must obtain all appropriate permits and approvals. 3. A plat certificate showing parties of interest from a title company must be submitted with the blueline drawing. All parties having an ownership interest in the subject property shall acknowledge the plat. 4. It is the responsibility of the applicant to contact the Douglas County Assessor's and Treasurer's offices to confirm all taxes are current prior to final plat approval. 5. All improvements shall be in place prior to plat finalization or a subdivision agreement must be entered into between the applicant and the County. The subdivision agreement shall specify surety, time frames, etc. If the developer elects to enter into a subdivision improvement agreement, an appropriate Highlander Staff Report Page 9

10 financial security such as a surety bond or irrevocable standby letter of credit shall accompany said agreement in conformance with D.C.C Bonding of improvements in lieu of construction shall be at the discretion of Douglas County. 6. Written documentation from the Greater Wenatchee Irrigation District that all requirements of the District have been met must be submitted prior to final plat approval. 7. The size of the reserve lot shall be equal or greater to 70% of the beginning size of all parcels and shall be clearly identified on the final plat. 8. A reserve lot management plan will be approved by Douglas County and recorded. 9. Prior to final plat approval, written verification from the East Wenatchee Water District that the requirements of the District have been satisfied and certifying water availability is required. 10. The developer shall coordinate with the Douglas County Public Utility District (PUD) to determine necessary improvements and easements that may be required in order to provide electrical service to the plat. Written verification from the Douglas County PUD that easements and improvements have been addressed to their satisfaction, shall be required prior to final plat approval. 11. Prior to final plat approval the Douglas County Fire Marshall shall verify that fire hydrants and mains are installed per Chapter 15.28, D.C.C. and IFC. 12. The following items shall be shown on the final plat: The location of all septic systems, utilities and utility and private road access easements. Existing power lines must be within 10 foot easements. New easements must be identified. Adjacent platted subdivisions. Property addresses for the each lot (contact Todd Wilson, Douglas County GIS coordinator, at ). 13. During construction, all work associated with the proposed project shall occur between the hours of 6:00 a.m. to 7:00 p.m., Monday through Friday and 7:00 a.m. to 7:00 p.m., Saturday. Construction activities on Sunday shall not commence before 8:00 a.m. and shall conclude by 7:00 p.m. 14. The following notes shall be shown of the face of the plat. >- All activities associated with lot development and improvement, including any construction, grading and excavation, shall adhere to the conclusions and recommendations section in the geologic hazard assessment dated April 10, 2008 prepared by J.B. Hamilton Consulting LLC and recorded under AFN#. Concurrent with the submittal of a building permit application, the applicant must provide a letter from a licensed geotechnical professional that all site and construction plans contain necessary components and are consistent with the recommendations contained in the above listed assessment. >- Site evaluations may be required at the time of application for individual septic system construction permits. >- Based on historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. The Washington State Department of Ecology recommends that the soils be sampled and analyzed for lead and arsenic and for organochlorine pesticides. If these contaminants are found at concentrations above the MTCA cleanup levels, the Washington State Department of Ecology recommends that potential buyers be notified of their occurrence. This note shall not be required to be placed on the final Highlander Staff Report Page 10

11 plat, if the soils are sampled by a professional with adequate credentials to verify that the site does not contain lead and arsenic and organochlorine pesticides at concentrations above the MTCA cleanup levels. ~ The reserve lot shall only be utilized for the purposes identified by Section , and as specifically identified by the reserve lot management plan recorded under AFN#. Amendment to the management plan may be considered under the provisions of Section Structures shall be allowed on the reserve lot only in conformance with the approved reserve lot management plan. 15. The 25 foot foundation setback from the escarpment slopes identified in the J.B. Hamilton Geologic Hazard Assessment shall be located on the final drawings in all areas where said setback intersects the residential lots. This setback shall be labeled "Geologic hazard setback, see Note (use note number for geologic hazard assessment required in condition ofapproval #13). 16. In the event that archaeological or cultural remains are discovered, work should be halted in the immediate area, and contact made with the WDAHP. If a inadvertent discovery of human remains is made, work should be immediately halted in the discovery area, the remains covered and secured against further disturbance and communication established with local law enforcement, DAHP, and authorized Tribal representatives. Work in both instances shall remain halted until such time as appropriate consultation and any further investigations are concluded. 17. The following language must appear with the Health District signature line: "The Health District has not reviewed the legal availability of water to this plat." 18. Mailboxes serving this subdivision must be located on 8 th Street SE. 19. All lots shall have frontage that meets DCC Final plans for on site and off site road improvements designed by a professional engineer licensed in the State of Washington shall be submitted to and approved by Douglas County prior to construction. Construction plans shall be prepared in accordance with the requirements of Douglas County Code Chapters 12, 17 and 18, to AASHTO Policy on Geometric Design of Highways and Streets and in accordance with Douglas County Code. 21. Final design plans for the improvements in public rights-of-way and affecting existing public facilities require County acceptance prior to the start of construction. 22. Grading and excavation shall conform to Douglas County Code, Chapter Grading and Excavation. 23. Verify and/or dedicate additional right-of-way on 8 th Street SE such that there is 30 feet of right-of-way from centerline. 24. The required road improvements for this development include: Intersection improvements will be necessary at the proposed private Road A and 8 th Street SE, including provisions to level the landing at the intersection. Frontage improvements to 8 th Street SE, in accordance with Douglas County Standards, including 5 feet of surface widening, and a 2 foot gravel shoulder. Structural section to be in accordance with Figure 3-5. The structural section includes 3" - ACP, 4" - CSTC, and 10" CSBC. Appropriate transitions/tapers shall be included in frontage length. Highlander Staff Report Page 11

12 The internal roadway (Road B) shall be designed and constructed in accordance with the Request for Deviation Approval dated June 21, Road B shall be signed "No parking" on one side of the road. The internal roadway (Road A) shall be designed and constructed in accordance with the Request for Deviation Approval dated June 21, Road A shall be signed "No Parking" on both sides of the road. 25. Final construction plans shall implement the recommendations contained within the November 18, 2009 Traffic Impact Study prepared by Gibson Traffic Consultants including appropriate traffic control plan during and post construction. Specifically the intersection of S. Nile Ave and 8 th Street SE shall be transitioned to an all-way stop control intersection. Coordinate with Douglas County for signage installation. 26. Prior to final plat approval, requirements for acceptance of the constructed improvements shall be met in accordance with the Road Standards, including Section Final Acceptance, and Performance Assurance, B., Maintenance Performance. The agreement shall specify surety time frames etc. If the developer elects to enter into a subdivision improvement agreement, an appropriate financial surety bond or irrevocable standby letter of credit shall accompany said agreement in accordance with DCC 14.90, Performance Assurance and Guarantee. Bonding of improvements in lieu of construction shall be at the discretion of Douglas County. 27. Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification that the final construction plans for the internal road, utility plans, stormwater systems, and site grading plans have been constructed in accordance with the conditions of approval, Douglas County Code, the approved construction plans, and geotechnical assessments. Monitoring shall be required as determined appropriate by the engineer or geologist of record and in accordance with the Douglas County Road Standards, with final reports submitted to Douglas County. 28. Prior to final plat approval, a private access maintenance and improvement agreement(s) must be recorded and AF# referenced on the face of the final plat. It shall be clearly noted on the face of the plat that Douglas County will not maintain the private road. 29. The applicant shall be responsible for preventing mud, dirt and debris from the site, including stormwater runoff from being tracked or otherwise discharging onto the public right-of-way or adjacent properties. 30. In accordance with Douglas County Code 20.36, a final stormwater drainage plan designed by a professional engineer licensed in the State of Washington shall be submitted to and approved by Douglas County prior to construction. The plan shall take site grading into consideration and its effect on adjacent properties and shall accommodate off-site runoff. Measures to address stormwater infiltration during frozen soil conditions shall be included. The stormwater plan must have supporting calculations and final "as built" drawings shall be delivered to Douglas County upon completion. Any modifications to the system during construction shall be analyzed by the engineer and the results provided to the County to demonstrate the constructed stormwater facilities meet the conditions of approval. This system will include modification to an existing system a complete, comprehensive report regarding the entire revises system shall be submitted and approved. Highlander Staff Report Page 12

13 31. Prior to final plat approval, an operation and maintenance agreement must be recorded and AF# referenced on the face of the final plat regarding the private stormwater facilities. Said agreement may be incorporated into proposed protective covenants. It shall be clearly noted on the face of the plat that Douglas County will not maintain the on-site stormwater facilities. Douglas County shall have the right to periodically inspect these facilities to verify design capacity and operation. A perpetual access easement shall be granted to the County and/or other governmental agencies having jurisdiction regarding stormwater facilities. The agreement shall specify the homeowners of the subdivision as having responsibility for the long-term maintenance of the private stormwater drainage system within the development. 32. Design and construction of the stormwater facilities for the site and the road shall conform to the requirements contained in the DC Road Standards including but not limited to Section Stormwater Management and the Stormwater Management Manual for Eastern Washington. 33. A note on the face of the plat, as determined at the time of construction plan preparation and approval may require and site specific drainage design at the time of building permit submittal to address (contain and dispose of) on-site stormwater runoff and/or a plan for connecting the impervious surfaces associated with lot development to the stormwater stub provided. The note shall further stipulate that prior to occupancy the property owner shall provide certification from the engineer that the stormwater improvements have been completed. Finally a private stormwater operation and maintenance agreement (Douglas County standard form) shall be executed for the individual stormwater systems. 34. Storm drainage tracts and stormwater easements shall be clearly noted on the face of the plat. Restrictions on future use and grading allowed within these areas must be clearly noted and described in the homeowner's association documents or protective covenants and within the subdivision "Stormwater Operation and Maintenance Agreement." 35. Erosion control measures shall be designed in accordance with the J.B. Hamilton Geotechnical Evaluation and the Stormwater Management Manual for Eastern Washington. Best Management Practices shall be employed to prevent runoff from flowing over the site slopes. Disturbed areas shall be re-vegetated and maintained throughout construction. Final grading shall incorporate permanent erosion control measures which routes stormwater runoff away from site slopes and directs the collected water to appropriate discharge locations. 36. Covenants for the subdivision shall incorporate a statement that lot owners are responsible for preventing stormwater runoff from discharging from their lot and onto adjacent properties. 37. Individual/common plan of development for this proposal exceeds 1 acre of disturbed ground. This meets the threshold used by the Washington State Department of Ecology in administering their General Permit to Discharge Storm Water Associated with Construction Activity. If required, the permit shall be obtained prior to beginning ground breaking activities. Acquisition of permits is the responsibility of the applicant. 38. Appropriate measures to prevent sediment from leaving the site shall be maintained until such time as all on-site soils are stabilized. Prior to anyon-site grading taking place, a temporary erosion/sedimentation control plan (SWPPP Stormwater Pollution Prevention Plan), showing the location and control Highlander Staff Report Page 13

14 measures intended to minimize the effects of erosion and siltation due to construction operations shall be submitted and accepted by the County. This plan shall be maintained on-site at all times and modified as necessary to address erosion issues as they arise. Additional erosion controls shall be implemented as necessary to prevent sediment from leaving the site. 39. One access point for construction activities shall be approved. A stabilized construction access for the site shall be shown 0 the Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall be submitted and accepted prior to on-site grading taking place. 40. Preliminary approval shall expire 7 years from the date of Notice of Action by the Douglas County Hearing Examiner. Final plat approval after the expiration will require the submittal of a new preliminary application and approval based on applicable documents and codes in effect at the time of re-application. # Respectfully Submitted, /./}'u Attachments Highlander Staff Report Page 14

15 ATTACHMENT A

16 DOUGLAS COUNTY TRANSPORTATION & LAND SERVICES TH STREET NW, SUITE A EAST WENATCHEE, WA PHONE: 509/ FAX: 509/ HIGHLANDER GOLF PRELIMINARY GIS REVIEW September 15,2011 During the preliminary review of this subdivision the following items were identified as needing further attention before or during the blue line is submitted: 1) I believe the entire Tract "A" will need to be shown and all lots will need to be fully dimensioned. 2) It appears that the private access road "Tract B" is splitting Tract A in half. This would seen to create intervening ownership and would result in a separate parcel number for each "Tract A" as shown on this preliminary map. It would seem to me that if this is the case then one ofthe Tract A's as shown here should be relabeled a different Tract letter like "Tract C". 3) It appears that the private road Tract B lines up with Perry street on the road name and addressing grid. So Tract B road should be named S. Perry Street. The east/west private road which the proposed lots front is nearly in alignment with 10th Street SE and should be named as such. The actual lot addresses will be assigned during the blue line review. 4) In the plat title "Highlander Golf Cluster Subdivision" the word "Cluster" is misspelled. If you have any questions about the above mentioned comments, please feel free to contact me. Sincerely, ~~ Todd Wilson, PLS GIS Coordinator James R. Barker, Administrator Doug Bramlette, P.E. L.S., County Engineer Mark Kulaas, ClCP, Land Services Director

17 Curtis Lillquist (x6588) From: Sent: To: Subject: Brandy Fields Wednesday, September 07, :21 PM Curtis Lillquist (x6588) P#11-02 Good afternoon, Regarding P#11-02 Highlander Golf Cluster Subdivision submitted by Wenatchee Golf Developers, LLC, adequate school related facilities exist for Eastmont School District. Thanks, -Brandy t;rcl V'vGi tj FLeLGis. Secretary to Superintendent Eastmont School District #206 Phone (509) Fax (509)

18 DOUGLAS COUNTY TRANSPORTATION AND LAND SERVICES LAND USE APPLICATION COMMENT SHEET APPLICATION # P#11-02 TYPE OF PROPOSED LAND USE: Wenatchee Golf Developers, LLC has submitted a preliminary plat application, the Highlander Golf Cluster Subdivision; a proposed 33 lot major cluster subdivision to be developed within the Golf Course Tract "A", located in part of the North Half of Section 20, T22N, R21 E, W.M., Douglas County. The proposal would include 32 single family lots with an average parcel size of 22,564 square feet in area, ranging between 21,783-28,793 square feet in size. The remaining parcel, the reserve lot, would be approximately acres in area and includes the Highlander Golf Course. The site is located in the RR-5 Zoning District within a Recreation Overlay. The proposal indicates that services would be provided by onsite septic systems, public water, power, irrigation and telephone services. Access is proposed by a private road system connecting to 8 th St. SE. The subject property includes tax parcels: & NAME OF APPLICANT: Wenatchee Golf Developers, LLC RESPOND BY: 5:00 p.m.. September RETURN COMMENTS TO: Attn: Curtis Lilquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, WA If comments are not received from your agency by the above date it wi" be construed that your agency has no concern with this application. 5~~~~~~~df /k. 4.~~ 0d p- ~~~~.

19 DOUGLAS COUNTY TRANSPORTATION AND LAND SERVICES LAND USE APPLICATION COMMENT SHEET APPLICATION # P#11-02 TYPE OF PROPOSED LAND USE: Wenatchee Golf Developers, LLC has submitted a preliminary plat application, the Highlander Golf Cluster Subdivision; a proposed 33 lot major cluster subdivision to be developed within the Golf Course Tract "A", located in part of the North Half of Section 20, T22N, R21 E, W.M., Douglas County. The proposal would include 32 single family lots with an average parcel size of 22,564 square feet in area, ranging between 21,783-28,793 square feet in size. The remaining parcel, the reserve lot, would be approximately acres in area and includes the Highlander Golf Course. The site is located in the RR-5 Zoning District within a Recreation Overlay. The proposal indicates that services would be provided by onsite septic systems, public water, power, irrigation and telephone services. Access is proposed by a private road system connecting to 8 th St. SE. The subject property includes tax parcels: & NAME OF APPLICANT: Wenatchee Golf Developers, LLC RESPOND BY: 5:00 p.m.! September 20, 2011 RETURN COMMENTS TO: Attn: Curtis Lilquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, WA If comments are not received from your agency by the above date it will be construed that your agency has no concern with this application. ::i:!:: l1g1 \ ~ ko be. V'emoV~ Of"he.v- -thall tj\ i ~ /ooks j DOol here. In open space. 'I- pht. bel~ j pltlft..ej ru.eds ~UJ1fl ~q,b)e~ 1-7-1/

20 DOUGLAS COUNTY TRANSPORTATION AND LAND SERVICES LAND USE APPLICATION RECEIVED COMMENT SHEET APPLICATION # P#11-02 SEP Dougfas County TLs TYPE OF PROPOSED LAND USE: Wenatchee Golf Developers, LLC has submitted a preliminary plat application, the Highlander Golf Cluster Subdivision; a proposed 33 lot major cluster subdivision to be developed within the Golf Course Tract "A", located in part of the North Half of Section 20, T22N, R21 E, W.M., Douglas County. The proposal would include 32 single family lots with an average parcel size of 22,564 square feet in area, ranging between 21,783-28,793 square feet in size. The remaining parcel, the reserve lot, would be approximately acres in area and includes the Highlander Golf Course. The site is located in the RR-5 Zoning District within a Recreation Overlay. The proposal indicates that services would be provided by onsite septic systems, public water, power, irrigation and telephone services. Access is proposed by a private road system connecting to 8 th St. SE. The subject property includes tax parcels: & NAME OF APPLICANT: Wenatchee Golf Developers, LLC RESPOND BY: 5:00 p.m., September 20, 2011 RETURN COMMENTS TO: Attn: Curtis Lilquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, WA If comments are not received from your agency by the above date it will be construed that your agency has no concern with this application. WEJlJATLH E. (GOLF D \l!.lo P~, LLL WILL N~ \0 tdor.d IN AT WI1""H Fo~ 1'HE. 1"EL.Pt-bJE L6p.lbOlT fll.ontier 10 oatain TH R a.u\iz,m. tj\~

21 Curtis Lillquist (x6588) From: Sent: To: Subject: McGlothern, Cynthia Monday, September 12, :42 PM Curtis Lillquist (x6588) Wenatchee Golf Developers, LLC P 11-02, Vic: 8th Street SE Curtis, Thank you for providing the opportunity to comment on the above referenced application. WSDOT does not identify transportation impacts to the state system significant enough to warrant mitigation. Please contact our office if there are any questions or need for additional information. Thanks again, Cvnthia MeG lothern Transportation Planner WSDOT, North Central Region

22 September 15,2011 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY IS W Yakima Ave, Sfe 20() Yakima, WA i:-;ij9j)7s-249ij RECEIVED SEP Douglas County Tls Curtis Lillquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, WA Re: P Dear Mr. Lillquist: Thank you for the opportunity to comment during the optional determination of nonsignificance process for the Highland Golf Cluster Subdivision, proposed by Wenatchee Golf Developers, LLC. We have reviewed the documents and have the following comments. Water Quality Project with Potential to Discharge Off-Site The NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required ifthere is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEP A checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days ifthe original SEPA does not disclose all proposed activities. The permit requires that Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction.

23 Mr. Lillquist September 15,2011 Page 2 More information on the stormwater program may be found on Ecology's stormwater website at: Please submit an application or contact Lynda Jamison at the Dept. of Ecology, (509) , with questions about this permit. Toxics Clean-up Based upon the historical agricultural use of this land, there is a possibility the soil contains residual concentrations of pesticides. Ecology recommends that the soils be sampled and analyzed for lead and arsenic and for organochlorine pesticides. If these contaminants are found at concentrations above the MTCA clean-up levels Ecology recommends that potential buyers be notified of their occurrence. If you have any questions or would like to respond to these Toxics Clean-up comments, please contact Valerie Bound at (509) Sincerely, Gwen Clear Environmental Review Coordinator Central Regional Office (509)

24 DOUGLAS COUNTY TRANSPORTATION AND LAND SERVICES LAND USE APPLICATION RECEIVED COMMENT SHEET APPLICATION # P#11-02 SEP DougJas County TLS TYPE OF PROPOSED LAND USE: Wenatchee Golf Developers, LLC has submitted a preliminary plat application, the Highlander Golf Cluster Subdivision; a proposed 33 lot major cluster subdivision to be developed within the Golf Course Tract "A", located in part of the North Half of Section 20, T22N, R21 E, W.M., Douglas County. The proposal would include 32 single family lots with an average parcel size of 22,564 square feet in area, ranging between 21,783-28,793 square feet in size. The remaining parcel, the reserve lot, would be approximately acres in area and includes the Highlander Golf Course. The site is located in the RR-5 Zoning District within a Recreation Overlay. The proposal indicates that services would be provided by onsite septic systems, public water, power, irrigation and telephone services. Access is proposed by a private road system connecting to 8 th St. SE. The subject property includes tax parcels: & NAME OF APPLICANT: Wenatchee Golf Developers, LLC RESPOND BY: 5:00 p.m., September 20, 2011 RETURN COMMENTS TO: Attn: Curtis Lilquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, WA If comments are not received from your agency by the above date it will be construed that your agency has no concern with this application. 'r;~ ~5 PC>5/:t / r?t rv ; t ~ Jo6~ /l;o7 ele /,-v-e v d I't Pr;v4/-l, Rot! J1 It.l-rt For 1t..t, m«i/ IS ok~s C{Jr~f(y«b/e CBt! J.bt-l..~lvj box.l-_i'.) w;1i rj-i.ed 10 he, it15fa/k1 Dn y~ 5 T Sf. 70 Pr 0,; ~ ) ~ t111a; I Ser y i l ~ 7 () If; 5 L() ~ at.~ 0 It I r-/j UI1 Ie yd fa Foy yo tt V Ti M t{. 120l1h A~W.6 tt 7- 'It~6

25 DOUGLAS COUNTY TRANSPORTATION AND LAND SERVICES MenD To: CQ From: Curtis Lillquist Douglas Bramlette, PE Jennifer Lange, PE Date: September 12,2011 Re: P Highlander TRANSPORTATION. x 1) Final plans for on site and off site road improvements designed by a professional engineer licensed in the State of Washington shall be submitted to and approved by Douglas County prior to construction. Construction plans shall be prepared in accordance with the requirements of Douglas County Code Chapters 12, 17, and 18, to AASHTO Policy on Geometric Design of Highways and Streets, in accordance with Douglas County Code. " 2) Final design plans for the improvements in public rights-of-way and affecting existing public facilities require County acceptance prior to the start of construction. ~ 3) Grading an excavation shall conform to Douglas County Code, Chapter 15.36, Grading and Excavation. X' 4) Verify and/or dedicate additional right-of-way on 8 th Street SE such that there is 30-feet of right of way from centerline. 5) The required road improvements for this development include: Intersection improvements will be necessary at the proposed private Road A and 8 th Street SE, including provisions to level the landing at the intersection. Frontage improvements to 8 th Street SE, in accordance with Douglas County Standards, including 5 feet of surface widening, and a 2-foot gravel shoulder. Structural section to be in accordance with Figure 3-5. The structural section includes 3" - ACP, 4" - CSTC and 10" CSBC. Appropriate transitions/tapers shall be included in frontage length. The internal roadway (Road B) shall be designed and constructed in accordance with the Request for Deviation Approval dated June 21, The deviated section includes 2- leven foot lanes and an 8-foot parking lane (30-foot paved surface), with curb gutter and sidewalk on both sides. The structural section includes 2.5" -ACP, 4" - CSTC and 8" CSBC. Road A shall be signed "No Parking" on one side. Proposed Road A includes the similar deviation to the road standards, with 2-eleven foot lanes and an 8-foot wide pedestrian/bike path. The structural section includes 2.5" - ACP, 4" CSTC and 8" CSBC. Road A shall be signed "No Parking" on both sides of the road. 6) Final construction plans shall implement the recommendations contained within the November 18, 2009 Traffic Impact Study prepared by Gibson Traffic Consultants including appropriate traffic control plan during and post construction. Specifically the intersection of S. Nile Avenue and 8 th Street SE shall be transitioned to an all-way stop control intersection. Coordinate with Douglas County for signage installation. 7) Prior to final plat approval, requirements for acceptance of the constructed improvements shall be meet in accordance with the Road Standards, including Section Final Acceptance, and Performance Assurance, B. Maintenance Performance. The agreement shall specify surety, 1/3

26 time frames, etc. If the developer elects to enter into a subdivision improvement agreement, an appropriate financial security such as a surety bond or irrevocable standby letter of credit shall accompany said agreement in accordance w~h DCC 14.90, Performance Assurance and Guarantee. Bonding of improvements in lieu of construction shall be at the discretion of Douglas County. 8) Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification that the final construction plans for the internal road, utility plans, stormwater systems, and site X grading plans have been constructed in accordance with the conditions of approval, Douglas County Code, the approved construction plans, and geotechnical assessments. Monitoring shall be required as determined appropriate by the engineer or geologist of record and in accordance with the Douglas County Road Standards, with final reports submitted to Douglas County. 9) Prior to final plat approval, a private access maintenance and improvement agreement(s) must be recorded )( and AF# referenced on the face of the final plat. It shall be clearly noted on the face of the plat that Douglas County will not maintain the private road. 'Ii. 10) The applicant shall be responsible for preventing mud, dirt and debris from leaving the site, including stormwater runoff from being tracked or otherwise discharging onto the public right-of-way or adjacent properties. STORM WATER DRAINAGE 1) In accordance with Douglas County Code 20.36, a final stormwater drainage plan designed by a professional engineer licensed in the State of Washington shall be submitted to and approved by Douglas County prior to construction. The plan shall take site grading into consideration and its effect on adjacent l. properties and shall accommodate off-site runoff. Measures to address stormwater infiltration during frozen soil conditions shall be included. The stormwater plan must have supporting calculations and final "as built" drawings shall be delivered to Douglas County upon completion. Any modifications to the system during construction shall be analyzed by the engineer and the results provided to the County to demonstrate the constructed stormwater facil~ies meet the conditions of approval. As this system will include modification to an existing system a complete, comprehensive report regarding the entire revised system shall be submitted and approved. 2) Prior to final plat approval, an operation and maintenance agreement must be recorded and AF# referenced on the face of the final plat regarding the private stormwater facilities. Said agreement may not, be incorporated into proposed protective covenants. It shall be clearly noted on the face of the plat that Douglas County will not maintain the on-site stormwater facilities. Douglas County shall have the right to periodically inspect these facilities to verify design capacity and operation. A perpetual access easement shall be granted to the County and/or other governmental agencies having jurisdiction regarding storm water facilities. The agreement shall specify the homeowners of the subdivision as having responsibility for the long-term maintenance of the private stormwater drainage system within the development. 3) Design and construction of the stormwater facilities for the s~e and the road shall conform to the " requirements contained in the DC Road Standards including, but not limited to, Section Stormwater Management, and the Stormwater Management Manual for Eastern Washington (SWMMEW). 4) A note on the face of the plat, as determined at the time of construction plan preparation and approval may require and site specific drainage design at the time of building permit submittal to address (contain and dispose of) on-s~e stormwater runoff and/or a plan for connecting the impervious surfaces associated with lot development to the stormwater stub provided. The note shall further stipulate that prior to occupancy; the property owner shall provide certi'fication from the engineer that the stormwater improvements have been completed. Finally a private stormwater operation and maintenance agreement (Douglas County standard form) shall be executed for the individual stormwater systems. 213

27 5) Storm drainage tracts and stormwater easements shall be clearly noted on the face of the plat. Restrictions on future use and grading allowed within these areas must be clearly noted and described in the homeowner's association documents or protective covenants and within the Subdivision 'Stormwater Operation and Maintenance Agreement. 6) Erosion control measures shall be designed in accordance with the J.B. Hamilton Geotechnical Evaluation and the Stormwater Management Manual for Eastem Washington (SWMMEW). Best Management Practices shall be employed to prevent runoff from flowing over the site slopes. Disturbed areas shall be revegetated and maintained throughout construction. Final grading shall incorporate permanent erosion control measures which routes stormwater runoff away from site slopes and directs the collected water to appropriate discharge locations. )( 7) Covenants for the subdivision shall incorporate a statement that lots owners are responsible for preventing stormwater runoff from discharging from their lot and onto adjacent properties. OTHER 1) IndividuaVcommon plan of development for this proposal exceeds 1 acre of disturbed ground. This meets the threshold used by the Washington State Department of Ecology in administering their General Permit to Discharge Storm Water Associated with Construction Activity. If required the permit shall be obtained prior to beginning ground-breaking activities. Acquisition of permits is the responsibility of the applicant. 2) Appropriate measures to prevent sediment from leaving the site shall be maintained until such time as all on-site soils are stabilized. Prior to anyon-site grading taking place, a temporary erosion/sedimentation control plan (SWPPP- Stormwater Pollution Prevention Plan), showing the location and control measures intended to minimize the effects of erosion and siltation due to construction operations shall be submitted and accepted by the County. This plan shall be maintained on-site at all times and modified as necessary to address erosion issues as they arise. Additional erosion controls shall be implemented as necessary to prevent sediment from leaving the site. 3) One access point for construction activities shall be approved. A stabilized construction access for the site '\ shall be shown on the Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall be submitted and accepted prior to on-site grading taking place. 3/3

28 DOUGLAS COUNTY TRANSPORTATION & LAND SERVICES TH STREET NW, SUITE A EAST WENATCHEE, WA PHONE: (509) FAX: (509) PERMIT COMMENTS Name of Applicant: WENATCHEE GOLF DEVELOPERS LLC Date of Application: 08/23/2011 Application Number: P Application Comments: Parcel Comments: Approval Comments: 08/24/2011 CLlLLQUIST Sent incomplete letter. Missing neighborhood meeting affadavit & traffic analysis. 09/12/2011 JLANGE Transportation & SW comments 09/15/2011 TWILSON See attached sheet. 09/19/2011 DDAY Proponent must complete a Customer Service Request and provide an AutoCAD.dwg utility plan to the District. Additional Utility Easements are necessary. Estimate for electrical/fiber utilities installation must be paid prior to final approval. 09/20/2011 DMILLER Plat requirements include fire hydrant and water main system in compliance with DCC Emergency vehicle access in compliance with DCC & I. This proposal in within the East Wenatchee Water District - Hydraulic analysis for fire flow capacity of 1000 gpm is required pursuant to IFC /22/2011 VJOHNSTON See Comments: 10/10/2011 CDHD See revised comments dated 10/4/2011 by CDHD. 10/11/2011 CLlLLQUIST Sent Add Info Letter 10/18/2011 CDHD Revised lot size comments by CDHD James R. Barker, Administrator. Doug Bramlette, PE, PLS, County Engineer Mark Kulaas, AICP, Land Services Director

29 DOUGLAS COUNTY TRANSPORTATION & LAND SERVICES TH STREET NW, SUITE A EAST WENATCHEE, WA PHONE: (509) FAX: (509) /18/2011 COHO Revised Comments by COHO on 10/17/2011. Step Task Comments: James R. Barker, Administrator. Doug Bramlette, PE, PLS, County Engineer Mark Kulaas, AICP, Land Services Director

30 COMMISSIONERS: MIchael T. McCourt G Brian Egan TenyBames Greg Brizendine, Manager Ellst Wenatehee Water Distriet (509) Fax (509) Eastmant Avenue' P.O. Box 7190 East Wenatchee. WA To: Douglas County Transportation & Land Services Attention: Curtis Lillquist RE: Wenatchee Golf Developers llc_ September 19, 2011 Water is available for this request per the following conditions. This proposal will require the developer to enter into a District "Developer Extension Agreement" (DEA) due to on-site, off-site improvements and connections. A hydraulic analysis will be required prior to engineering submittals to the District. All proposal requirements will need to meet current District Standards and Specifications. The District assumes the existing main will extend westward from the club house through the site and a connection will be created on South Nile Avenue creating a "looped system" to benefit water quality and system redundancy. All District requirements shall be installed and accepted or have a Performance Bond prior to the District signing the "Public Supply Availability Checklist" for project approval. The maintenance bond and reimbursement agreements will be per the DEA. Vince Johnston East Wenatchee Water District 692 Eastmont Ave C:file

31 PUBLIC HEALTH Chelan-Douglas Health District ALWAYS WORKING FOR ASAFER AND 200 Valley Mall Parkway, East Wenatchee, WA HEALTHIER COMMUNI" Personal Health: 509/ FAX Environmental Health: 509/ FAX Maternal Child Health: 509/886/6400 FAX To: From: Memorandum Douglas County Land Services Center, Attn: Curtis Lilquist Dean Butz, RS, Chelan-Douglas Health District Date: October 27,2011 Re: Revised comments for Wenatchee Golf Developers' proposed 33 lot residential subdivision located in East Wenatchee I have reviewed the above development proposal, and based on the information provided at this time recommend approval with the following conditions: Expanding, Municipal Public Water Systems Domestic water service shall be by expansion ofthe East Wenatchee Water District public water system. Written confirmation from the utility agreeing to provide individual service to each lot is required. Completion ofthe improvements, including necessary easements, must be accepted in writing from the utility prior to final plat approval. The dedicatory language on the plat shall carry this note: "The Health District has not reviewed the legal availability ofwater to this "development. On-site Sewer Systems: Test holes have been examined on the subject property. The predominant soil type was shown to be at least Type 4, which requires a minimum lot size of 18,000 sq. ft. as per WAC A The dedicatory language on the final plat shall contain this statement: "Site evaluations may be required at the time ofapplicationjor individual septic system construction permits. " Some soil evaluations have shown to be excessively permeable and will require alternative system designs, as per WAC A-0320.

32 The lot( s) with the existing septic system( s) must have a 100% reserve area. Any existing onsite sewer systems must be shown on the Blue Line plat drawing. The final plat shall show necessary easements, and reference any legal access documents recorded separately from the plat. Additional Information: The following forms, applications, and information can be found from the Chelan Douglas Health District website at "Subdivisions and the Health District" "Private Water Systems" "Site Evaluation Application" List of local onsite designers/engineers

33 ~. Confederated Tribes and Bands of the Yakama Nation Established by the Treaty of June 9, 1855 Post Office Box 151 Toppenish Washington RECEIVED Curtis Lilquist Douglas County Transportation & Land Services th Street NW Suite A East Wenatchee, W A SEP September 22, 2011 Douglas County TLS Subject: A Survey ofcultural Resourcesfor the Highlander GolfClub, Douglas County, Washington Dear Mr. Lilquist, Thank you for contacting the Yakama Nation regarding the above project. The project is located within the Ceded Lands of the Yakama Nation, the legal rights to which were established by the Treaty of 1855, between the Yakama Nation and the United States Government. The treaty set forth that the Yakama Nation shall retain the rights to resources upon these lands and, therefore, it is with the assistance and backing ofthe United States Federal Government that Yakama Nation claims authority to protect traditional resources. We have received A Survey ofcultural Resourcesfor the Highlander Golf Club, Douglas County, Washington. We have reviewed the ethnographic context of the report and have identified the following concern: The report omits the project area lies within the Ceded Lands of the Yakama Nation and places ancestral use of the area to the Sinkayuse (or Moses Columbia) and the Wenatchee. While ethnographic records indicate at the time of European contact a presence by the Moses Columbia (known also as the Sinkayuse), these lands are the ancestral and traditional use areas of the Yakama which is supported by the Treaty of The Confederated Bands and Tribes of the Yakama Nation are comprised of 14 independent and autonomous bands (Yakama, Palouse, Pisquouse, Wenatshapam, Klikatat, Klinquit, Kow-was-say-ee, Li-ay-was, Skin pah, Wish-ham, Shyiks, Oche-chotes, Kah-milt-pah, and Se-ap-cat) that maintained strong connections through intermarriage, shared resources, and trade. These lands are the ancestral and traditional use areas of the Pisquouse, Wenatshapam, and Se-ap-cat bands of the Yakama. Representing the Pisquouse band on the east side of the river was ChiefOwhi and representing the Wenatshapam band on the west side of the river, was Chief Te-cole-kun. Chief Ow hi and Chief Te-cole-kun are both signatories of the Treaty of The Yakama possess numerous sacred legendary stories that are witness to this. These legendary stories are derived from direct witnesses who knew the oral history which was passed down from their parents, grandparents, great grandparents and so forth. The Yakama Nation retains the knowledge of these stories and lands. This knowledge is restricted and not for disclosure to the public or outside agencies. To reiterate, we would like to emphasize that the project area lies within the ancestral use area of the Yakama. This should be clarified and acknowledged to provide a true and accurate history of

34 the project area. If you have questions to that which is written above please feel free to contact me at ext SinCerelY'~ son Meninick, Program Manager Cu tural Resources Program CC: Rob Whitlam, Department ofarchaeological and Historic Preservation Kate Valdez, Yakama Nation Tribal Historic Preservation Officer (THPO) Elizabeth Sanchey, Yakama Nation Environmental Management Program Manager Ruth Jim, YN Culture Committee YN Executive Board YN General Council Officer

35 GREATER WENATCHEE IRRIGATION DISTRICT 3300 SOUTH EAST 8TH STREET EAST WENATCHEE WA September 20, 2011 Douglas County Transportation and Land Services AnN: Curtis Lillquist th Street NW, Suite A East Wenatchee, WA RE: Pll-02 Dear Mr. Lillquist, We received the request for agency comments on the Wenatchee Golf Developers, LLC subdivision on September 6,2011. The following items need to be completed. 1. Pipelines must be marked on the map 2. USBR Easement must be marked on map as USBR Easement 3. Must pay all fees up front 4. There must be a shut off valve for each lot S. If a road is built on our pipeline, all GWID requirements must be followed 6. Must follow all procedures in the Greater Wenatchee Irrigation District Rules and regulations Relating to Property Divisions, Adjustments, etc. (see attached) Michael L. Mille,,-- Secretary/Manager Greater Wenatchee Irrigation District Enclosure

36 Greater Wenatchee Irrigation District 3300 SE 8 th St. East Wenatchee, WA (509) RECEIVED SEP,;z32011 Douglas County TlS Rules and Regulations Relating to Property Divisions, Adjustments, etc. Greater Wenatchee Irrigation district ("GWID") operates as authorized by the laws of the State of Washington, RCW 87, etc. and in accordance with its obligations to the United States Bureau of Reclamation ("USBR"). The board of directors of GWID, in the managing and conducting the business and affairs of GWID, has established the following rules and regulations relating to subdivisions and developments for lands that GWID serves. 1. RCW (see copy of statute attached) prohibits any city, town, or county from approving a short plat or fmal plat of property in GWID unless the entity applying for the plat has provided an irrigation water right of way for each parcel of land. Rights of way must be evidenced on the plat submitted for final approval to the appropriate legislative authority. In addition, to subdivision, short subdivision, lot, tract, parcel, or site that involves land within GWID, that GWID classifies as irrigable, completed irrigation water distribution facilities for such land are required. RCW makes compliance with these requirements a prerequisite to any sale, lease, or development of land. 2. All irrigation water distribution facilities must comply with GWID's current Standard Specifications and Residential Irrigation Water Delivery Systems. (See copy of Standard Specifications attached.) 3. Any person or entity that proposes any development ("Applicant") that impinges on or impacts any USBRIGWID or GWID easement or any part of or the location of GWID's irrigation water delivery system must pay all costs that GWID incurs. To include review of Applicant's proposal, to conduct any investigation that GWID deems necessary, and to inspect the work. These costs include GWID staff time and any other expenses incurred (e.g., consulting engineer, legal, recording fees, GIS updates as needed, etc.). GWID requires an upfront fee of$500 for small developments (up to 5 lots) and $1000 for larger developments (any development in excess of 5 lots) fees must be paid in advance. If GWID's expenditures exceed the fee, the excess amount must be immediately paid to GWID. 4. No work be absent an emergency shall be done during the irrigation season (mid March - mid October). 5. No activity, including but not limited to planting, digging, improvement, construction, paving or any other work shall take place within any USBRIGWID or GWID easement area unless the person or entity seeking to perform that activity ("Applicant") has entered into a written agreement with GWID by terms of which GWID has specifically authorized that activity. The Agreement shall be on such terms and conditions as USBR and GWID require. Applicant warrants that all distribution facilities that it supplies and all its work are of good quality, free from all defaults and defects in workmanship, material, design, and title. Applicant's warranty extends for two years after the date GWID issues fmal acceptance of the facility /work. Application shall, at Applicant's sole expense, correct and remedy any noncompliance with this warranty. Any person desiring to perform activity within any such easement area shall submit an application to GWID, which application shall include an outline ofthe activity/work to be performed, plans, specifications, drawings, maps and any other information that USBR or GWID reasonably requests. Any person or entity performing any activity within any USBRIGWID or GWID easement area shall act in accordance with good engineering and construction practice and shall comply with all applicable codes, regulations and standards, GWID requirements, and all applicable statutes, orders, rules, and regulation of any public authority having jurisdiction. Prior to any activity where that activity might potentially impact USBRIGWID's or GWID's easement area or GWID's pipelines or irrigation facilities, the Applicant must submit to GWID plans for the same. GWID shall not be responsible for the adequacy or sufficiency of the plans and design of any Applicant or to ascertain whether the Applicant's activities conform to the plans and specifications submitted. Upon GIWD's request, Applicant shall promptly provide to GWID's Rules and Regulations Page 2 Revised 5/2009 GWID-subdivisionl

37 GWID as-built drawings and a survey showing the location and configuration of any proposed activity. Applicant shall perform all work in a careful and workmanlike manner so as not to damage or compromise USBRIGWID's easement or area or GWID's pipeline or related facilities. On completion of activities and on completion of any subsequent work, Applicant shall remove all debris and restore the easement area to the condition in which it was prior to the commencement of his activities. Such restoration shall be at Applicant's sole expense and to GWID's satisfaction. Applicant shall perform all activities so as to avoid interference with GWID's pipeline and facilities. Applicant shall at all time's conduct all its activities so as not to interfere with, obstruct, or endanger GWID's pipelines or related facilities. 6. If any activity necessitates any change in GWID pipelines or related facilities or results in locating these outside of or near the edge of existing GWIDIUSBR or GWID easements, Applicant must, at the Applicant's sole expense, provide to GWID a new easement, satisfactory to GWID, which new easements must be documented and recorded with the County. Any existing facilities for which easements not revealed on the title search (such as those under the Federal Act of 1890) need to be recorded by the Applicant and approved by GWID. Any and all costs of the above shall be paid by the Applicant. (Applicant must sign the final Mylar.) Certain easements belong to the USBR; GWID is charged with protecting these easements. If Applicant is not sure about the easement or pipeline, it must contact GWID and ask. Assessments Paid in Full: Yes No ~ Date Plan Approved: Inspections done: Date approved: Final Approval Date: Initial Fees Deposit Paid: $ Total Fees Paid: $ In no way, matter, or other does this document change alter or supersede Federal Laws, State Laws, USBR Requirements or any GWID By Laws. This document may not cover all Laws and Requirements and should be considered for information only. GWID Approval By: Date: Developer Signature: Date: Does Developer want a copy? Yes -----'No DISCLAIMER: In no way does this document contain all the information and requirements of or to Developer. It is the Developer's responsibility to find and follow all requirements of GWID, USBR, the County and any other agencies. Greater Wenatchee Irrigation District 3300 SE 8 th Street East Wenatchee, WA (509) giwdh2o@aol.com GWID's Rules and Regulations Page 2 Revised 5/2009 GWID-subdivisionl

38 ~w. Page 1 West's RCWA C West's Revised Code of Washington Annotated Currentness Title 58. Boundaries and Plats (Refs & Annos) "l; Chapter Plats--Subdivisions--Dedications (Refs & Annos) Approval of plat within irrigation district without provision for irrigation prohibited In addition to any other requirements imposed by the provisions of this chapter, the legislative authority of any city, town, or county shall not approve a short plat or fmal plat, as defmed in RCW , for any subdivision, short subdivision, lot, tract, parcel, or site which lies in whole or in part in an irrigation district organized pursuant to chapter RCW unless there has been provided an irrigation water right of way for each parcel of land in such district. In addition, ifthe subdivision, short subdivision, lot, tract, parcel, or site lies within land within the district classified as irrigable, completed irrigation water distribution facilities for such land may be required by the irrigation district by resolution, bylaw, or rule of general applicability as a condition for approval ofthe short plat or fmal plat by the legislative authority ofthe city, town, or county. Rights ofway shall be evidenced by the respective plats submitted for final approval to the appropriate legislative authority. In addition, ifthe subdivision, short subdivision, lot, tract, parcel, or site to be platted is wholly or partially within an irrigation district oftwo hundred thousand acres or more and has been previously platted by the United States bureau ofreclamation as a farm unit in the district, the legislative authority shall not approve for such land a short plat or fmal plat as defmed in RCW without the approval ofthe irrigation district and the administrator or manager ofthe project of the bureau ofreclamation, or its successor agency, within which that district lies. Compliance with the requirements ofthis section together with all other applicable provisions of this chapter shall be a prerequisite, within the expressed purpose ofthis chapter, to any sale, lease, or development ofland in this state. CREDlT(S) [1990 c 194 1; 1986 c 39 1; 1985 c 160 1; 1973 c ] HISTORICAL AND STATUTORY NOTES Laws 1985, ch. 160, 1, rewrote the section, which previously read: "In addition to any other requirements imposed by the provisions ofthis chapter, the legislative authority ofany city, town, or county shall not approve a short plat or fmal plat, as defmed in RCW , for any subdivision, short subdivision, lot, tract, parcel, or site which lies in whole or in part in an irrigation district organized pursuant to chapter RCW unless there has been provided an irrigation water right ofway for each parcel of land in such district and such rights of way shall be evidenced by the respective plats submitted for fmal approval to the appropriate legislative authority. Compliance with the requirements ofthis section together with all other applicable provisions ofthis chapter shall be a prerequisite, within the expressed purpose ofthis chapter, to any sale, lease, or development of land in this state." Laws 1986, ch. 39, 1, rewrote the section, which previously read: "In addition to any other requirements imposed by the provisions ofthis chapter, the legislative authority ofany city, town, or county shall not approve a short plat or fmal plat, as defmed in RCW , for any subdivision, short subdivision, lot, tract, parcel, or site which lies in whole or in part in an irrigation district organized pursuant 2007 Thomson/West. No Claim to Orig. U.S. Govt. Works /2007

39 Page 2 West's RCWA to chapter RCW unless there has been provided an irrigation water right of way for each parcel of land in such district and, ifthe subdivision, short subdivision, lot, tract, parcel, or site lies within land classified as irrigable, it contains completed irrigation water distribution facilities. Facilities shall be installed in the same manner and time as other utilities according to standards and ordinances ofthe local jurisdiction. The irrigation district shall provide the local legislative authority with suggested specifications for approved irrigation facilities. The irrigation district shall also suggest to the local legislative authority or appropriate planning agency the irrigation facilities that should be required as a condition for approving such a short plat or plat. Rights ofway shall be evidenced by the respective plats submitted for final approval to the appropriate legislative authority. Compliance with the requirements ofthis section together with all other applicable provisions ofthis chapter shall be a prerequisite, within the expressed purpose ofthis chapter, to any sale, lease, or development of land in this state." Laws 1990, ch. 194, I, inserted the next-to-last sentence. LIBRARY REFERENCES 2004 Main Volume Zoning and Planning k Westlaw Topic No RESEARCH REFERENCES Treatises and Practice Aids 17 Wash. Prac. Series 5.3, Processing ofapplications. West's RCWA , WA ST Current with 2007 legislation effective through April 15, 2007 END OF DOCUMENT 2007 Thomson/West Thomson/West. No Claim to Orig. U.S. Govt. Works. 4/17/2007

40 STANDARD SPECIFICATIONS RESIDENTIAL IRRIGATION WATER DELIVERY SYSTEMS GREATER WENATCHEE IRRIGATION DISTRICT 1) SYSTEM CAPACITY: Irrigation water allotment is 7.3 gpm per acre. The system shall be sized to deliver 130 percent of the total allotment, to the series of consecutive service risers located at the end of the system, at a rate of 10 gpm per service riser. Velocities shall not exceed five feet per second. The minimum pipe size (except for service risers) shall be 2 inch diameter. A sample calculation is included in the appendix. 2) PIPELINE CONSTRUCTION: 2. 1) MATERIALS: 1.) PIPE: All pipe shall be polyvinyl chloride (PVC) schedule 40, C900 PVC class 200, ductile iron class 50 or as approved by the District. A) Pipe three (3) inches and smaller shall be solvent welded. B) Pipe four (4) inches and larger shall be ring gasketed joints. 2.) FITTINGS: A) PVC fittings three (3) inches and smaller shall be solvent welded or threaded. Solvent weld fittings must be schedule 40 or better and meet or exceed the pressure rating of the pipe. Threaded PVC fittings shall be Schedule 80. Tape or j oint compound shall be used on threads. B) Fittings larger than three (3) inches shall meet or exceed all standard engineering requirements. Fittings for ductile iron pipe or C900 shall be ductile iron meeting the requirement s of AWWA C153 (MJ) and C110 (FL). 3.) VALVES: G.W.I.D. Specs Doc Page 1 of A) Gate Valves: Valves three (3) inches and smaller shall be bronze or cast iron gate valves. All valves will have a resilient seat or single bronze wedge gate. The operator will be a two (2) inch cast iron square nut for two (2) and three (3) inch valves and a cast iron handle for smaller valves. The working pressure will be 150 psi or greater. Three (3) inch

41 valves shall have flanged connections while two (2) inch and smaller valves shall have threaded connections. All valves must meet or exceed current AWWA standards. B) Gate valves 4 inches and larger: Gate valves 4 inches and larger shall be resili.ent seated gates meeting AWWA C509 or C515, non rising stem, 2 inch nut operator. Gate valves larger than 12 inches shall include a gear operator and bypass if requested by the District. C) Butterfly Valves: I f used, butterfly valves shall have a gear operator that requires a minimum of 15 (fifteen) turns to reach full closure. It shall meet or exceed all normal engineering requirements for the highest pressures of that area, but be no less than 150 psi working pressure. Valves shall meet AWWA C ) VALVE BOXES: Valve boxes shall be installed on all buried valves. A) All valve boxes shall be cast iron, two-piece slip type standard design with base corresponding to the total size of the valve. The box shall be protected with coal-tar or other approved coatings, applied by the manufacturer. Valve boxes shall be "Rich Series 920" or "Tyler Number 6855". Cast iron lid shall be marked "IRRIGATION" "IRR" "I" "GWID" or blank. 5.) THRUST BLOCK: Thrust blocks are required at tees, bends and dead ends except tees leading to single service risers of 3 inch or smaller. Concrete for thrust blocks shall have a minimum 28 day compressive strength of 3000 psi. Thrust blocks should meet standard engineering design for the pipe size and soil type and poured against undisturbed earth. Thrust blocks shall have a bearing area as required for restraint of testing and working pressures. 6.) IDENTIFYING TAPE: Identifying tape shall be installed twelve (12) inches below finished grade over all PVC pipe. Pipe locator ribbon shall be two (2) inches wide plastic coated aluminum and shall be clearly marked, "CAUTION BURIED WATER LINE" continuously along the length of the ribbon with minimum 1 ~ inch letters. The ribbon shall be blue in color. 7.) ISOLATION VALVES: Isolation valves shall be installed within the system to allow the property owners to isolate a section of the system should a break or other situation arises. This will insure the least number of lots are without water. Number and locations of valves shall be as approved by the District. G.W.I.D. Specs Doc Page 2 of

42 2.2) PIPE INSTALLATION: GENERAL: All pipe shall be assembled and installed in accordance with the pipe manufacturer's recommendations. Thrust blocks shall be placed at locations described in Section of this document and shown in Figure 1. Thrust blocks shall be placed such that accessibility to the pipe and the fittings is not impaired. Thrust restraint using methods other than standard thrust blocks shall be reviewed by the District on a case by case basis. 2.3) PIPE INSTALLATION, OUTSIDE STREET RIGHTS-OF-WAY 1) EXCAVATION: All pipe shall have a minimum of thirty (30) inches of cover. Utilities encountered in the pipe zone shall be crossed below. Pipe shall not be buried with more than 48 inches of cover without approval by the District. 2) PIPE BASE AND PIPE ZONE BEDDING MATERIALS: Pipe base and zone shall include the full width of the trench from four (4) inches below the bottom of the pipe to six (6) inches above the top of the pipe. Bedding material may be excavated native material containing no rock, organic matter, or materials larger than ~ inches. Where the volume or quality of native excavated materials is inadequate, sand will be used for pipe base and pipe zone bedding. The bedding material shall be placed in two lifts and compacted sufficiently to preclude future settlement. 3) TRENCH BACKFILL ABOVE PIPE ZONE: Native material not larger than six (6) inches may be used. 2.4) PIPE INSTALLATION: WITHIN STREET RIGHTS-OF-WAY 1.) EXCAVATION: All pipe shall have a minimum of thirty (30) inches to cover. The city or county may require burial of greater depth in some instances. Utilities encountered in the pipe zone shall be crossed below. Pipe shall not be buried with more than 48 inches of cover without approval by the District. G.W.I.D. Specs Doc Page 3 of ) PIPE BASE AND PIPE ZONE BEDDING AND PLACEMENT: Pipe base and pipe zone shall include the full width of the trench from four (4) inches below the bottom of the pipe to six (6) inches above the top of the pipe. Pipe base and pipe zone shall be bedded with a commercial pipe bedding material or an approved alternate, free of hu-

43 mus, organic matter, frozen material and debris, conforming to the gradation specified below: u.s. Standard/sieve Size Percent ~" 100 Passing/By Weight 3/8" # # # # # Bedding shall be placed in lifts, not to exceed six (6) inches, except for the initial lift which shall be four (4) inches. All bedding shall be compacted to 95% of maximum density in accordance with ASTM D 698 by means of mechanical compaction. A minimum three (3) inch sand cushion shall be installed between the irrigation pipe and any existing pipes or conduits encountered. 3.) BACKFILL ABOVE PIPE ZONE: Backfill above the pipe zone and below road surfacing shall be done according to the requirements of the agency in whose right-of-way the pipe is being installed. 4.) All work within public road rights-oi-way shall meet these specifications, those of 'the agency having jurisdiction over the road right-of-way and current APWA specifications. 5.) All street crossings shall be sleeved in conduit PVC. Carrier pipes 6 inches and larger shall be installed with manufactured pipe runners through the casing. 3.) SERVICE RISERS FOR LID INSTALLATIONS ONLY: 3. 1} MATERIALS: 1.) PIPE: Pipe shall be galvanized steel, Schedule 40. Joint compound shall be used on all threads. 2.) FITTINGS: Threaded, galvanized, malleable iron fittings shall be used with all steel pipe. 3.} VALVES: Valves shall conform with Section of this document. G.W.I.D. Specs Doc Page 4 of

44 4.) VALVE BOX: Valve boxes for service risers located in yards (Type B) shall be Carson series "1234", equal, or better. Valve Boxes shall be constructed of reinforced fiberglass or better. All valve boxes shall be installed flush with the finished ground surface. 3.2) CONSTRUCTION: Service risers are to be constructed in conformance with the Standard Details. Lateral pipelines extending to the service riser shall be two (2) inch pipe meeting the requirements of Section of this document. 4.) ADDITIONAL REQUIREMENTS: 4.1) Air release valves shall be installed, in a vault, at all high points and drain valves shall be installed, in vaults, at all low points. 4.2) Isolation valves shall be installed on all laterals and at the point of delivery. 4.3) The proposed design and drawings shall be submitted to the Greater Wenatchee Irrigation District for review prior to construction. Plans shall be stamped by a Washington State Registered Professional Engineer. 4.4) As-constructed drawings detailing pipe, service riser and isolation valve locations and pipe depths shall be provided to the Greater Wenatchee Irrigation District. SAMPLE CALCULATION Assume a 6-acre subdivision with fourteen lots. The irrigation water allotment would be: (7.3 gpm/ac) X (6 acres) = 44 gpm As stated in Article 1 of the Standard Specifications, the system must be sized to deliver 130% (one hundred thirty percent) of the allotment to the series of risers located at the end of the system at a rate of ten (10) gpm per riser. In this sample calculation, 130% (one hundred thirty percent) of the allotment would be: G.W.I.D. Specs Doc Page 5 of (44 gpm) X (1.3) = 57 gpm At a flow of 10 gpm per riser, this flow could be served to the six risers at the end of the system, i.e. lots 9 through 14 in the sketch below.

45 Di:r;r;,r _7~r"'AIII -fie." --- R.isc.r lor Lorl.Ju,"b~r q B /~ According to the attached head loss table, 21/2-inch pipe is required for a velocity of less than 5-feet-per-second-between the District's delivery box and the risers for lots 9 and 10. Two (2) inch pipe may be used beyond that point. (See attached.) G.W.I.D.. Specs Doc Page 6 of

46 Johns-Manville Head loss Ring-Titel~l PVC table pressure pipe!j~ 0.11 Imla -4: ~ ~ 4 ~ Through 100 ft. of pipe Based on Hazen and Williams Formula 2QO.psi 01...,(1.' 1Va 2 2V & j. Veloelly. IIII/secoad Loll. poundl plr squire Inell.a..a..a. 4...a..a..a..a..I..a I.tI' 2( C7 - :~~8I ~~~.l:ii. 4.2:.1 I.t>.5"""0:5.59~~_ f-fi! : :2~~h~1l :W-t'r6 ~52.~2 I.bO.l1li :1n~ ~~!l3.o!l.020~l..:.12...\;1, 7 [1;20: , ' : :rb.:.23.tl2 ' :rTO -- : ~H' rs :OS-n.&9n:4lI..---~ ~ O~_:.. =Hf-g]l ---_ _-. -_.--"... -_ 'n:l'-o:ss =ti.5 ;[GS' O:7s-:-" ---_ ril"8.! ,.42 U:I! i4 :!IS -._..l~ DIri.9, '-'--"- 2~ ,.40 I..9.9~O.1.!...Q, ' 5..9!fTS I.!.L[:2: i7lr.os.- -_._._ J(.91.7S [L[Q~ i:4tll1~= i---' ~.9E.30.4O:U8._ ~('jr- 2.2~ o.:j 'If.Olf 3S 2.4: In J.v;.1..Q "1) S(f.4 i8..q.12 =1~ r- r-'--~ i:"35:f.2.9t"1j.n ' i.51 :9b !>._ -45 Internal diameters ""T.l3 :120:.2If.lD 4&.38 ~~.:.[-& If.fEr.." _._ """48 Typical dimensions 4 1.5C - :>6 S~&8'-O~&~= H ~r-q~1-z- 1~_ I-; 5""1l.f9 -nll"o:os ~~o ' Pipe size (In) 10 (in) TT."93 -n5-0:g}- j...> : Nl an 6.82"l'l~.r~.em S ' '-H~-H~- \-4.~2...Q, 1...Q,..1~-!!l.!9 J. <- 9o.!! :-o:t " ~11.41.nn 0.14 spa=g~&f.. ~ g-:-tor.s ; --H~-o:or ~ r-1-- 2Y (f~l...1.r,...q.....q,..1~- ~~Dfl)1l8-' 9( 1.24"""211.3Q.5 nr.t9 ~6'-O:OB 9S" ,n.R1 :" IT..1l! :920:09 """1OOlj.QZ 1TITl ~2Q.Tr """TI ~8-0: I- :sro:lr l O~t:I- ~6811:T4 I i:"3.8'ro"l"r 1.3j "' B ~bo ~ '.3(.!.2. 14~ 1: :2"!J lf2:r ~ 4. 1nf.2:r _4!!U"24.Nr1f.'2"s '.2;l C2r :M~ I.till~.anr34 ~ I.~ C3S 2(l r Conversion 'adora-head 10 The pressure loss values given in the table are for a coefficient 1.13 for C = for C = for C = 80 of flow of C :: 150. They may be converted 10 pressure loss for 1.30 for C = for C = for C = 70 other coefficients of flow by means of the following multiplying 1.51 for C = for C = for C = 60 factors: