STAFF REPORT SKEELS ROAD SUBDIVISION

Transcription

1 STAFF REPORT SKEELS ROAD SUBDIVISION TO: FROM: RE: DATE: Douglas County Hearing Examiner Douglas County Land Services Staff, P August 9,2017 I. GENERAL INFORMATION Requested Action: An application submitted by Double D Vineyards LLC for a 7 lot cluster subdivision. Proposed residential lots are 1 acre. Lots are proposed to be served by a private water system and on-site septic. Location: The subject property is Lot 10 of the Plat of Desert Shores located within Section 21, Township 26 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Number is II. SITE INFORMATION Total Project Size: No. of lots Domestic Water: Sewage Disposal: Power/Electricity: Fire Protection: Telephone Service: 52.8 acres 7 Well On-site septic Douglas County PUD Douglas County Fire District #4 Frontier Site Characteristics: The property was formerly in orchard. A agricultural storage building is present. See Attachment A North: Vacant land owned by Chelan PUD and US Govt. South: Orchard East: Orchard West: Columbia River, Desert Shores Subdivision Access: The subdivision will access. The proposal includes a private road which will be constructed to county and International Fire Code standards. All roadway improvements would be the responsibility of the developer. Zoning and Development Standards: The subject property is located within the Rural Recreation (R-REC) Zoning District and the Commercial Agriculture 10 acres (AC-1 0) Zoning District. See Attachment B. The AC-1 0 district allows for a density of one dwelling unit per 10 acres, except as provided in DCC Chapter for accessory dwelling units. Cluster subdivisions are authorized. Applicable development standards set forth in Chapter "AC-10 Zoning District", include but are not limited to the following:,.,,""""... r It_ Page 1

2 Lot Size: Ten acres or 1/64th of a section minimum, including that area to the centerline of public rights-of-way, except for lots created under the provisions of DCC , DCC and DCC Lot width: One hundred sixty five feet minimum, except for lots created under the provisions of DCC , DCC and DCC These lots shall have a minimum lot width of 70 feet. Applicable development standards set forth in Chapter "Rural Recreation Zoning District", include but are not limited to the following: Lot Size: Fifteen thousand square feet. Lot width: Seventy feet minimum width. Applicable provisions and requirements of D.C.C., Chapter , "Cluster Divisions" include but are not limited to: Lot Size: The minimum required by the Chelan Douglas Health District to address provisions for domestic water and sewage disposal and not less than one-half acre. Individual lots must identify adequate building envelopes. Individual lots shall not exceed a size of 2 acres unless adjusted to: meet health requirements, follow physical features that act as obstacles to resource production, meet special setbacks or encompass existing improvements. 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 , "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 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. Applicable provision and requirements of Douglas County Regional Shoreline Master Program, Appendix H, Chapter 3 Fish and Wildlife Habitat Conservation Areas: Subject property is within jurisdiction of the Shoreline Management Act for the Columbia River. The rivers aquatic habitat is designated as a critical area. A site assessment by a qualified biologist must determine the applicable buffer. Page 2

3 III. COMPREHENSIVE PLAN:.. The Douglas County Countywide Comprehensive Plan designates this property as Commercial Agriculture 10 acres and Rural Recreation. The following goals and policies set forth in the comprehensive plan are relevant to this development: 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-6: Encourage development in rural areas to be served by rural levels of service. POLICY R-7: All plats, short plats, development permits and building permits issued for development activities within five hundred feet of lands designated agriculture and/or mineral resource lands must contain a notice that the subject property is adjacent to, designated resource land 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 UGA's that will be compatible with and continue to preserve, maintain and enhance the vital agricultural uses in the County. POLICY RD-3: Whenever feasible, rural development will be encouraged to utilize community systems for domestic water and sewage disposal in order to more efficiently and cost effectively provide these needed services. In addition, these community systems may cause fewer impacts to the environment (aquifer recharge areas, water quality and quantity) then individual, dispersed systems. POLICY RD-4: Development and recreational opportunities in rural shoreline and other rural areas shall minimize potential adverse impacts to water quality, slope stability, vegetation, wildlife and aquatic life. POLICY RD-8: Buffers for clustering or other development activities may be required between the rural development and the resource activity or any critical areas when clustering development. Buffers will be provided by the development, as opposed to being on the resource lands or critical areas of adjacent property ownerships unless specifically approved through the development process. RESOURCE LANDS - AGRICULTURE GOAL: Agricultural uses will be preserved, enhanced and maintained to the greatest extent possible outside of Urban Growth Areas. POLICY A-3: Protect agricultural lands and activities from conflicting non-farm uses and influences. ' POLICY A-7: Preserve agricultural tracts that are adequate in size, in relation to the particular activity, to maintain the economic viability of farming operations. Page 3

4 POLICY A-8: In the event of a conflict between residential uses and the normal agricultural activities of a preexisting agricultural use, County support will be in favor of the agricultural use. 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 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-5: 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. POLICY U-9: The cost of on-site utility improvements or site preparation for developments will be the responsibility of the development benefitting from the improvement. 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, Page 4

5 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-50: 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. IV. SHORELINE MASTER PROGRAM The Douglas County Shoreline Master Program classifies this reach of the Columbia River shoreline as Rural Conservancy. The purpose of the rural conservancy environment is to protect ecological functions, conserve existing natural resources and valuable historic and cultural areas in order to provide for sustained resource use, achieve natural flood plain processes, and provide recreational opportunities. Residential uses are permitted in the Rural Conservancy shoreline environment. Appendix Hz Chapter 2 Wetlands: The applicant has provided a Wetlands analysis and rating performed by Larry Lehman, GreUe Associates, dated September 26, The analysis identified the presence of a 2Type 4 wetland in the southern portion of the shoreline. Section B of Appendix H of the Douglas County Regional Shoreline Master Program indicates that Type 4 wetlands shall have a 100 foot buffer from the wetland edge for low-moderate intensity development. Section A.3 of Appendix H of the Douglas County Regional Shoreline Master Program requires that the outer edge of the buffer be clearly marked with permanent markers. I As conditioned, the proposal is consistent with this section. Appendix H, Chapter 3 Fish and Wildlife Habitat Conservation Areas: The applicant has provided a Riparian Buffer Assessment to analyze and determine the applicable Aquatic Habitat Buffer. This assessment was performed by Larry Lehman, GreUe Associates, dated November 16, This assessment determined that a 100 foot buffer from the Columbia River is applicable. Section D.3 of Appendix H of the Douglas County Regional Shoreline Master Program requires that the outer edge of the buffer be clearly marked with permanent markers. As conditioned, the proposal is consistent with this section. The application submitted a Dock Assessment from GreUe & Associates dated May 5, This assessment includes a map showing the least environmentally impacting Page 5

6 location both landward and waterward of the OHWIVI. Additionally the assessment identifies the least environmentally impacting location for the access corridor. V. ENVIRONMENTAL REVIEW Douglas County issued a Determination of Non-significance on August 8,2017 in accordance with WAC (Optional DNS). VI. AGENCY AND PUBLIC COMMENTS: Applicable agencies have been given the opportunity to review this proposal. Agency comments have been included as Attachment C. Public Comment See Attachment 0 Neil Zimmer, President Desert Shores HOA The HOA expressed concerns in their comment letter on anumber of issues. These concerns are related to impacts to the community drainfield area, dust control, and the current condition of. The Plat of Desert Shores currently has easements identifying the drainfield areas. These easements are still existing and will be carried forward to the new plat. The applicant has agreed to include language in the CC&R's requiring protection of the drainfield facilities. The applicant is proposing to install fencing along the proposed shoreline access trailto help prevent inadvertent traffic through the drainfield area which could damage drainfield facilities. This fencing has been proposed on a plan set dated July 27,2017. The fencing will be installed as proposed and located outside of the Aquatic Habitat and/or Wetland Buffer. The applicant is proposing to provide water for dust control during construction activities. Douglas County does not have authority over dust control. WA Department of Ecology Air Quality Division has jurisdiction. Skeels Road condition and improvements was reviewed by the Douglas County Engineer and the Douglas County Board of Commissioners. The County Engineer reviewed and accepted and the Board of County Commissioner concurred, with a waiver of improvements on May 11, VII. PROJECT ANALYSIS I 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 supject application. Comprehensive plan consistency: The application proposes to cluster the residential development on a portion of the site and keep the remainder for open space and agriculture consistent with Policy A-7. The project will be served by rural levels of service as encouraged by Policy R-6. The layout of the project is compatible with surrounding rural areas and minimizes inappropriate conversion of agricultural uses. The project will not reduce the existing facilities/services Page 6

7 below adopted minimum levels. The costs associated with infrastructure upgrades to serve the project are the responsibility of the developer. 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 the provisions of the R-REC Zoning District, Chapter 18.27, D.C.C.: The proposed residential lots exceed the 15,000 square foot minimum lot size and 70 foot minimum lot width. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of the AC-10 Zoning District, Chapter 18.36, D.C.C.: The proposed residential lots exceed the 70 foot minimum lot width. Cluster subdivisions are permitted within the AC-1 0 zoning district. The portion of the subject property within the AC-10 district equals acres. The application proposes 4 residential cluster lots and 1 reserve lot. The application is consistent with the density established in the AC-10 district. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of D.C.C., Chapter , "Cluster Divisions": 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. Lot sizes, as conditioned, will be adequate to address setback requirements and provide building envelop,es 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 90% of the portion of the subject property zoned AC-10, larger than the 70% requireme'nt of the clustering regulations. The residential lots are clustered. The proposed reserve lot is contiguous. A reserve lot management plan has been submitted by the applicant, which meets the requirements of the clustering regulations. As conditioned, the proposal appears consistent with the provisions of this chapter. Consistency with the provisions of D,C.C., Chapter "Stormwater Drainage" A Preliminary Storm Drainage Report (Pacific Engineering, Dave PE) dated January 25, 2017, revised May 25, 2017 was provided in response to a request for additional information. Preliminary Road, Grading & Storm Plans (Pacific Engineering, Davy PE), initially issued January 25, 2017, revised May was provided in response to a request for additional information. An from Keith Tower (Tower Designs) was included within the Preliminary Storm Drainage Report. The discussed a meeting to review the location of the existing drainfield and reserve serving the existing Desert Shores Subdivision. County staff requested concurrence from the Chelan Douglas Health District regarding compatibility Page?

8 of the proposed stormwater system and associated impacts to the proposed Lot 5, Lot 6 and Reserve Tract C (Open Space), including easements for drain fields. Based upon the information included in the application materials provided a clear determination from the Chelan Douglas Health District with regards to possible impacts to the drain field and reserve was unable to be provided. It was recommended that the applicant engineer/stormwater designer provide clarification and analysis of impact and mitigation to assure compatibility between the stormwater design and the drain field and reserve As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of D.C.C., Title 12 "Road Standards" Adequate provisions for transportation facilities must be addressed for the proposed subdivision concurrent with final approval. Residential subdivisions must be designed to accommodate fire apparatus and emergency vehicles as well as facilitating the movement of pedestrians, bicyclists and vehicles to and from the development. 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. The applicant has submitted a preliminary design and traffic impact study, both developed by professional engineers licensed in the State of Washington. Frontage Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the DCC and EWMC. Skeels Road is designated as Rural Local Access Road. Figure 3-2 Rural Local Access Road is the applicable road standard. Skeels Road from the US-97/Skeels Road intersection up the section of existing pavement (approximately 3,700 feet) does not appear to meet the current Douglas County Standard. A request for Waiver of Skeels Road Improvements was submitted on May 3, 2017 from Pacific Engineering. The County Engineer reviewed and accepted and the Board of County Commissioner concurred, with a waiver of improvements on May 11, The lots are proposed to be served by a private road. The private road will be built to Douglas County and International Fire Code standards for private roads. As conditioned, the proposal is consistent with the provisions of this title. Consistency with the provisions and requirements of D.C.C., Chapter 19.18D, "Geologically Hazardous Areas": Soil mapping from the USDA Natural Resource & Conservation Service indicate the presence of steep and severe building soils on the subject property. A Geotechnical Engineering Evaluation and Geologic Hazard Assessment from Nelson Geotechnical Associates, dated November 18, 2016 was submitted for the application. This Evaluation was' updated by a Additional Clarification Memo from Nelson Geotechnical Associated, dated May 4,2017. The documents meetthe requirements of Chapter 19.18D and provides an analysis of the geologic hazards and geotechnical opinions and recommendations regarding proposed site development. Page 8

9 The geotechnical reports state that residential construction within the proposed building envelopes is generally feasible provided proper geotechnical investigation and recommendations are completed prior to construction. Due to the varied nature of the geologic recommendations additional geotechnical evaluations will be necessary for each building permit. The varied building and site designs combined with the varied recommendations necessitate site and project specific evaluations. Conditions of approval require that a site and project specific geotechnical evaluation be performed for each building permit. The proposal appears consistent with the requirements of this chapter. Agency comments: Agency comments from the Douglas County Transportation Services, Douglas County GIS, the Chelan - Douglas Health District, the Washington State Department of Ecology, Douglas County Fire Marshal, Douglas County PlID, Chelan County PUD, 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 of the East Wenatchee Municipal Code, Title 17, 19 and 20 of the Douglas County Code and the Greater East Wenatchee Area Comprehensive Plan. Staff recommends approval of P subject to the following findings of fact and conditions: Swggested Findings of Fact 1. The applicant is Double D Vineyards LLC, th Ave NE, Woodinville W A. 2. General Description: An application for a 7 lot cluster subdivision. Proposed residential lots are 1 acre. Lots are proposed to be served by a private water system and on-site septic. 3. Location: The subject property is Lot 10 of the Plat of Desert Shores located within Section 21, Township 26 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Number is Site Information: Total Project Size: 52.8 acres No. of lots 7 Domestic Water: Well Sewage Disposal: On-site septic Power/Electricity: Douglas County PUD Fire Protection: Douglas County Fire District #4 Telephone Service: Frontier 5. Site Characteristics: The property was formerly in orchard. A agricultural storage building is present. 6. The Comprehensive Plan Designation is Rural Recreation and Commercial Agriculture 10 acres. Page 9

10 7. The subject" property is located in the R-REC and AC-1 0 zoning districts which allows for subdivisions as permitted uses. 8. The Columbia River Shoreline section of the subject property is designated as "Rural Conservancy" by the Douglas County Shoreline Master Program. 9. RCW (2) requires that appropriate and adequate provisions be made for streets or roads, alleys or other public ways. 10. The subdivision will access. The proposal includes a private road which will be constructed to county and International Fire Code standards. All roadway improvements wo.uld be the responsibility of the developer. 11. A Riparian Buffer Assessment dated November 16,2017 from Grette & Associates was performed for the subject property. The assessment determined that the subject property met the criteria in the shoreline master program for the 100 foot Zone 1 buffer. 12. A Wetland Assessment and Rating, dated September 26,2016 from Grette & Associates was performed for the subject property. The assessment identified a Type 2 wetland in the southern portion of the shoreline. Section B of Appendix H of the Douglas County Regional Shoreline Master Program indicates that Type 2 wetlands shall have a 100 foot buffer from the wetland edge for low-moderate intensity development. 13. The applicant submitted a dock assessment from Grette & Associates dated May 5, 2009 for the purpose of identifying a location for a community dock and dock access corridor that is least environmentally impacting both waterward and landward of the Ordinary High Water Mark. 14. The applicant shall coordinate with the Desert Shores Homeowners Association to craft CC&R language to identify the community drainfield area and provide protection measures. A copy of the CC&R shall be provided to the County during blueline review. 15. Fencing shall be installed along the proposed shoreline access trail pursuant to the design sheet dated received July 27, Fencing shall be located landward of the Aquatic Habitat and/or Wetland Buffer. 16. The Fire Marshall has identified that the application is exempt from fire flow requirements pursuant to DCC with the proposed lot sizes greater than 1 acre in size and the conditioned plat note requiring all structures maintain a minimum of 50 feet of separation. 17. The reserve lot size is 90% of the portion of the parcel zoned AC The project meets the Cluster Division standards found in DCC Public comment received during the comment period: Desert Shores Homeowners Association, Neil Zimmer President 20. The Washington State Department of Ecology - Air Quality Division has jurisdiction over air quality in Douglas County. 21. The Chelan Douglas Health District that a report for soil/site evaluation/feasibility review for placement of onsite sewage systems from Towner Designs dated 10/31/2016 was submitted. Based on this evaluation, all lots meet or exceed the state minimum lot size based upon soil type and source of domestic water supply. 22. Frontage; Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the DCC and EWMC. Skeels Road is designated as Rural Local Access Road. Figure 3-2 Rural Local Access Road is the applicable road standard. Skeels Road from the US-97/Skeels Road intersection up the section of existing pavement (approximately 3,700 feet) does not appear to meet the current Douglas County Standard. Page 10

11 23. A request for Waiver of Skeels Road Improvements was submitted on May 3, 2017 from Pacific Engineering. The County Engineer reviewed and accepted and the Board of County Commissioner concurred, with a waiver of improvements on May 11, Section (A), D.C.C., authorizes dedications of right-of-way and improvements to the area directly affected by the development. 25. A Preliminary Storm Drainage Report (Pacific Engineering, Dave PE) dated January 25, 2017, revised May 25, 2017 was provided in response to a request for additional information. 26. Preliminary Road, Grading & Storm Plans (Pacific Engineering, Davy PE), initially issued January 25, 2017, revised May was provided in response to a request for additional information. 27. An from Keith Tower (Tower Designs) was included within the Preliminary Storm Drainage Report. The discussed a meeting to review the location of the existing drainfield.and reserve serving the existing Desert Shores Subdivision. 28. County staff requested concurrence from the Chelan Douglas Health District regarding compatibility of the proposed stormwater system and associated impacts to the proposed Lot 5, Lot 6 and Reserve Tract C (Open Space), including easements for drain fields. Based upon the information included in the application materials provided a clear determination from the Chelan Douglas Health District with regards to possible impacts to the drain field and reserve was unable to be provided. It was recommended that the applicant engineer/stormwater designer provide clarification and analysis of impact and mitigation to assure compatibility between the stormwater design and the drain field and reserve. 29. The Washington State Department of Transportation has commented that the Skeels Rd. intersection with US 97 is capable of handling the additional traffic generated by the proposal without improvements. 30. Soil mapping from the USDA Natural Resource & Conservation Service indicate the presence of steep and severe building soils on the subject property. A Geotechnical Engineering Evaluation and Geologic Hazard Assessment from Nelson Geotechnical Associates, dated November 18, 2016 was submitted for the application. This Evaluation was updated by a Additional Clarification Memo from Nelson Geotechnical Associated, dated May 4,2017. The documents meet the requirements of Chapter and provides an analysis of the geologic hazards and geotechnical opinions and recommendations regarding proposed site development. 31. The geotechnical reports state that residential construction within the proposed building envelopes is generally feasible provided proper geotechnical investigation and recommendations are completed prior to construction. 32. In order to meet the state requirements for Enhanced 911 service, all lots within this plat will be addressed prior to final plat approval. 33. Comments from reviewing agencies have been considered and addressed where appropriate. 34. Douglas County issued a Determination of Nonsignificance on August 9, 2017 pursuant to WAC' (Optional DNS). 35. 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. Page 11

12 37. Purveyors who responded to the project have indicated that adequate utilities/services are or can serve this project. 38. 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. 39. 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 Regional 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 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 January 25, 2017, and May 26, 2017 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 drawings. 4) The final plat map shall be submitted by a land surveyor licensed in the State of Washington, and shall comply with the standards set forth in Title 17 of the Douglas County Code. 5) All parties having an ownership interest in the subject property shall acknowledge the plat. 6) 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. 7) 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 financial security such as a surety bond or irrevocable standby letter of credit shall accompany said agreement in conformance with D.C.C ) The following notes shall appear on the face of the plat: };> A site and project specific geotechnical evaluation from a licensed geotechnical engineer shall be performed for each building permit that takes into account the specific home: design and all site development plans (i. e. grading, utilities, driveways). This evaluation shall be submitted with the building permit application. };> Based on historical agricultural use ofthis land, there is a possibility the soil contains residual concentrations ofpesticides. The Washington State Department ofecology recommends that the soils be sampled and analyzed for Page 12

13 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 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 subject property is located within or near designated agricultural lands, forest lands or mineral resource lands on which a variety of activities may occur that are not compatible with residential or other type of development for certain periods oflimited duration. Such activities may include but are not limited to noise, dust, smoke, odors and hours of operation resulting from harvesting, planting, fertilizing, pest control and other resource-related activities associated with usual and normal resource management practices which, when performed in accordance with county, state and/or federal law, shall not be subject to legal action as public nuisances. ~ Property in this plat is subject to flowage easements in favor of the Public Utility District No.1 of Chelan County, recorded April 21, 1959, AFN (K-Line) and November 16, 1992, AFN (G-Line). ~ Until such time as adequate water for fire protection is provided a minimum 50 foot separation must be maintained between all structures on or offpremise. ~ 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. ~ The combined water use by all the wells in this development may not exceed 5000 gallons per day or be used to irrigate more than Yz acre unless a ground water withdrawl permit is obtained from the Department of Ecology (RCW ). 9) 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. 10) The 100 foot Riparian Buffer shall be labeled on the face of the final plat. 11) The Wetland and:1 00 foot Wetland Buffer shall be labeled on the face of the plat 12) Permanent buffer markers shall be installed per the requirements of Section of Appendix H of the Douglas County Regional Shoreline Master Program on for the Riparian Buffer and per A.3 of Appendix H for the wetland buffer whichever is furthest landward. 13) The subdivision shall have one community dock to serve all 7 lots. Access easements 'shall be provided from all lots to the dock. The dock and easements shall be located in accordance with the Dock Assessment, from Grette & Associates, dated May 5, ) The final plat shall show the location of all easements serving or encumbering the subject property. I 15) The appropriate flowage easements and language shall be depicted on the final plat drawing. Written verification shall be provided from the Chelan County PUD that the flowage easements and language meets the PUD's requirements. Page 13

14 16) To facilitate~efficient emergency response affecting public health and safety, an addressing plan shall be assigned by the Douglas County Geographic Information System Coordinator during blue line review of the final plat. Addresses for each lot shall be shown on the face of the final plat mylar prior to final plat approval. The proposed road names must be approved prior to submitting blueline drawings for review. 17) The location of existing utilities (i.e. power, sewer, water and irrigation lines, etc.) and utility and private access road easements shall be depicted on the face of the final plat. 18) 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. 19) Written verification from the Douglas County Fire Marshal that adequate fire protection measures meeting the International Fire Code and DCC and International Fire Code Appendices 8 and C are in place. Roadways shall meet Chapter Fire Apparatus Access and International Fire Code Appendix D, Fire Apparatus Access Roads for emergency access. 20) Written documentation from the Chelan Douglas Health District must be provided verifying that all of the district's requirements regarding water and septic service to the project have been met. The district has provided these requirements, including required plat notes, in their July 17, 2017 revised comments.. 21) The following language must appear with the Health District signature line: ~ "The Health District makes no representation as to the legal availability of water to this plat." 22) Private roads shall be designed, constructed and established in accordance with Douglas County Code (8)(1-10). 23) Design and construction and acceptance of the private road improvements shall be in accordance with applicable Douglas County Code, including Title 12, Chapter (Grading and Excavation Standards), International Fire Code and the Geotechnical Engineering Evaluation and Geologic Hazard Assessments/Reports as well as any additional geotechnical information provided through the design and construction plans, the geotechnical engineer (Nelson Geotechnical Associates) shall review the plans and provide written confirmation that the plans submitted have been prepared in accordance with the recommendations contained within the submitted geotechnical reports. This includes recommendations associated with access and stormwater design/construction elements. 24) A final stormwater drainage plan and report prepared by a professional engineer licensed in the State of Washington shall be submitted to and approved by Douglas County prior to construction. Construction and post-construction stormwater elements shall be addressed in accordance with Douglas County Code and and the Stormwater Management Manual for Eastern Washington-SWIVII'v1EW (Ecology). Measures to address stormwater infiltration during frozen soil conditions shall be included, including provisions for overflow. The stormwater plan shall have supporting calculations and final as-built drawings shall be delivered to Douglas County prior to final plat approval. Any modifications to the system during construction shall be analyzed by the engineer and the results provided to the County to demonstrate the constructed facilities meet the conditions of approval. Recommendations and/or requirements contained within the Final Drainage Analysis shall be incorporated into final project approval, including but not limited to the addition of plat notes and recording of operation and maintenance agreements Page 14

15 and/or easements. The designer shall specifically address access for maintenance and inspection in addition to the Site Suitability Criteria included within the SWMMEW. 25) Proposed discharges and/or overflow to the Columbia River (flow control exempt) shall be addresse'd specifically within the design report, including analysis and certification that the proposed discharge satisfies State regulations with respect to discharges to Waters of the State, including as applicable water quality treatment. 26) The Stormwater Design report shall specifically address potential impacts and mitigation measures incorporated to assure the stormwater system for the proposed subdivision is compatible with the existing drainfield and reserve area. 27) Stormwater detention facilities are typically required to be located on a separate tract, under the functional control of the homeowners association with each lot having an equal and undivided interest in the tract(s). In lieu of providing separate tracts, facilities may be located within easements clearly identified on the final plat map. Provisions,,including easements for access for inspection, maintenance and repair shall be addressed during construction plan preparation and identified on the final plat map. The plat map shall identify the Homeowners Association and agencies having jurisdiction regarding maintenance of stormwater facilities as having rights to access the easements for inspection, maintenance and repair. Restrictions, including but not limited to grading and fencing within the easements for stormwater facilities, including access easements shall be clearly identified on the face of the plat arid within the Homeowners Association documents. 28) Prior to final approval, the geotechnical engineer (Nelson Geotechnical Associates) shall provide written certification that the access and stormwater facilities have been completed in accordance with the submitted geotechnical reports. 29) The Engineer of Record shall provide certification that the system has been completed in accordance with the accepted plans, as well as applicable Douglas County Code and the Stormwater Management Manual for Eastern Washington. 30) Prior to final plat approval, Private Stormwater Operation and Maintenance Agreement(s) must be executed, recorded and AF# referenced on the face of the final plat for the private stormwater facilities. Said agreement shall be executed on standard forms approved by Douglas County. It shall be clearly noted on the face of the plat that Douglas County will not maintain the private stormwater facilities (tracts). 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. 31) As applicable, the following plat notes (or similar) may be required on the face of the plat to address stormwater associated with the development of the proposed lots. Based upon the Preliminary Stormwater Design report these notes may be applicable to Lot 5 and Lot 6.» At time ofbuilding permit submittal, as site specific engineered stormwater report and/or plan to retain all runoff from on-site improvements including but not limited to building and other impervious surfaces outlining conformance with Doug/as County Code & shall be submitted and accepted by the County.», Prior to occupancy, certification shall be submitted by the Engineer of Record that the private stormwater improvements and site development have been completed consistent with the accepted stormwater plan and report. Page 15

16 ~ Prior to occupancy, a Private Stormwater Operation and Maintenance Covenant Agreement (county standard form) shall be executed for the individual stormwater systems and recorded with the County Auditor. 32) Infiltration testing shall be performed in accordance with the guidance provided in the Stormwater Management Manual for Eastern Washington and Geotechnical Evaluations prior to acceptance of the final construction plans and stormwater report in order to verify the suitability of the site to accommodate the proposed system. 33) Erosion control measures shall be designed in accordance with the Stormwater Management Manual for Eastern Washington (SWMMEW) and the recommendations contained within the geotechnical engineering evaluation and geotechnical hazard assessment prepared by Nelson Geotechnical Associates. 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. 34) Erosion control measures shall be located outside of all Aquatic Habitat and Wetland Buffers. 35) 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 Stormwater 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. 36) Preliminary approval shall expire 5 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. Iy Submitted, Attachments Page 16