I. GENERAL INFORMATION

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1 STAFF REPORT MOUNTAIN SPRINGS SUBDIVISION TO: Douglas County Hearing Examiner FROM: Douglas County Land Services Staff RE: Mountain Springs, P DATE: February 16, 2016 I. GENERAL INFORMATION Requested Action: An application submitted by Jessup Home Design for a 74 lot major subdivision. Proposed lot sizes range from 12,500 sq. ft. to 21,780 sq. ft. Lots are proposed to be served by public water and sewer. Location: The subject property is located between 6th St. SE and 8th St. SE at the NE corner of the intersection of 8th St. SE and S Nile Ave. The property is further described as being located within the SW quarter of the SW quarter of Section 17, Township 22 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Numbers are , , and II. SITE INFORMATION Total Project Size: 27.6 acres No. of lots 74 Domestic Water: East Wenatchee Water District Sewage Disposal: Douglas County Sewer District Power/Electricity: Douglas County PUD Fire Protection: Douglas County Fire District #2 Telephone Service: Frontier Site Characteristics: Portions of the subject property are in orchard. Other portions are formerly orchard. A single family residence is present on APN A single family residence and shed are present on See Attachment A North: Single Family Homes, Orchards South: Single Family Homes, Orchards East: Single Family Home, Orchard West: Orchard, Single Family Home, PUD SUbstation Access: The subdivision will access S. Nile Ave, 6 th Street SE, and 8 th Street SE. The proposal includes local access streets which will be constructed to county standards. All roadway improvements would be the responsibility of the developer. Zoning and Development Standards: The subject property is located within the Low Residential (R-L) Zoning District, which allows for subdivisions. See Attachment B The Growth Management Act identifies that urban growth areas are lands intended for annexation by the adjacent city within 20 years. Based on this, Douglas County has adopted city development regulations within their urban growth areas in order to guide growth according to city standards and ease the transition during future annexations. Mountain Springs Staff Report Page 1

2 On March 28, 2007, Douglas County adopted sections of Title 17 'Zoning' of the East Wenatchee Municipal Code within the unincorporated portions of the East Wenatchee Urban Growth Boundary. The most recent update occurred on July 28, 2015 where the County adopted Ordinance TLS B. 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 Greater East Wenatchee Area Comprehensive Plan designates this property as Low Residential. The density permitted in the Low Residential designation is 6 residences per acre. The following goals and policies set forth in the comprehensive plan are relevant to this development: URBAN GROWTH GOAL 2: Reduce the inappropriate conversion of undeveloped land into sprawling, low density development and provide for the orderly and progressive change from rural to urban density land uses within the Urban Growth Area with the provision of a full-range of urban services. POLICY UG-7: Ensure that the location of proposed easements and road dedications, structures, stormwater drainage facilities, and the extension of a full range of urban utilities (water, sewer, power, etc) are consistent with the orderly future development of the property to achieve urban densities. HOUSING GOAL: To provide for a sufficient number of safe, attractive and affordable residences for people of all income levels. GOAL: To provide for a variety of housing types and densities to ensure a range of affordable housing options for all segments of the community. GOAL: To insure that public facilities and infrastructure are available to support development at urban densities in advance of or concurrent with development. POLICY H-1: Require residential development at urban densities to locate within urban growth areas consistent with the comprehensive plan. POLICY H-6: Require the construction of sound, safe, and sanitary dwelling units. POLICY H-25: Ensure that new developments provide adequate street illumination. UTILITIES GOAL 1: Facilitate the development of all utilities at the appropriate levels of service to accommodate growth that is anticipated to occur in the Area, in a fair and timely manner. Mountain Springs Staff Report Page 2

3 I'i "I I i', POLICY UT 2: A full range of urban services shall be provided within the entire urban growth area by promoting utility extensions to those areas needing urban services. POLICY UT 4: Insure that development take into account the timely provision of adequate and efficient utility systems. POLICY UT 5: The cost of on-site utility improvements or site preparation for developments. such as surface drainage, utilities, and water and sewer systems should be the responsibility of private enterprise. POLICY UT 7: Facilitate the provision of urban services to all areas in the urban growth area by sizing and locating new services that will efficiently accommodate future service extensions. POLICY UT 10: Require the under-grounding of utility wires, where feasible. GOAL 5: Provide an efficient surface and stormwater management system that serves community residences and business in a manner that makes efficient use of limited resources and minimizes damage to public and private property from flooding events. POLICY UT 25: Require new developments locate required stormwater management facilities on-site unless a regional facility benefiting drainage has been constructed with sufficient excess capacity to serve the development TRANSPORTATION GOAL: Provide a balanced transportation system that meets the needs of the community by accommodating the movement of people, goods, and services at an optimum level of safety, economy and efficiency. GOAL: Ensure adequate and safe access to property via a system of public and private roads. POLICY T-5: Transportation facility connectivity may necessitate the continuation of road systems to foster the long-range transportation objectives of the county and city. As development occurs, require the extension of dead-end streets. POLICY T -6: As public and private development occurs, ensure that transportation system improvements have adequate streets, sidewalks and walkways; and are consistent with the transportation and adopted system design. POLICY T-16: Design transportation facilities within the Greater East Wenatchee Area that minimize adverse environmental impacts resulting from both their construction and use. POLICY T-18: Allow land use changes only when proposals are consistent with the adopted transportation level of service standards of the comprehensive plan. POLICY T-19: Control the location and spacing of driveways and encourage the development of shared driveways. POLICY T-24: All road construction projected shall meet or exceed the minimum requirements for stormwater runoff. IV. ENVIRONMENTAL REVIEW Douglas County issued a Determination of Non-significance on February 16, 2017 in accordance with WAC (Optional DNS). I I, i,,l' Mountain Springs Staff Report Page 3

4 VI. AGENCY AND PUBLIC COMMENTS: Applicable agencies have been given the opportunity to review this proposal. Agency comments have been included as Attachment C. 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 Greater East Wenatchee Area Comprehensive Plan. The proposed lot sizes meet the density standards for residential lots. Policy H-13 requires that urban development within the urban growth area be served concurrently with urban services. The development will be served by the full range of urban services. The first goal of the transportation chapter strives to provide a balanced transportation system that meets the needs of the community by accommodating the movement of people, goods, and services at an optimum level of safety, economy and efficiency. Consistency with the provisions of Title 17, "Subdivision", D.C. C.: In order to facilitate creation of the stormwater facility necessary to support phase 1; a boundary line adjustment between APN (Ph1) and APN (Ph2) must be completed connecting proposed Tract A to phase 1. This adjustment will result in a narrow sliver of land at the south end of proposed Lots 29 and 30 attached to Tract A. In order to provide clarity to future homeowners this sliver of land will need to be adjusted back to phase 2 prior to final plat approval so it can be absorbed into proposed lots 29 and 30. As conditioned, the proposed subdivision is consistent with the provision of this title. Consistency with the provisions of the R-L Zoning District. Chapter 17.24, E.W.M.C. as adopted by Douglas County: The proposed residential lots exceed the 90 foot minimum lot depth and 70 foot minimum lot width. Upon review, all lots appear to have an adequate building envelope outside of required setbacks. Lot 34 is proposed to extend to touch the cul-de-sac rightof-way for Road B. This lot frontage does not meet minimum width. However there is adequate frontage on the adjacent lot to shift the lot line and provide minimum lot frontage on both lots. As conditioned, the proposal is consistent with the provisions of this chapter. Mountain Springs Staff Report Page 4

5 Consistency with the provisions of Required Use of Public Sanitary Sewer System, Chapter , E.W.M.C. as adopted by Douqlas County: The subject property is outside of the sewer district boundary. Proposed conditions of approval require that the applicant sign an agreement in which the property owner and successor in interest agrees to annexation of the property into the district boundary. The applicant is proposing to connect the new lots to sewer. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of Open Space Standards, Chapter 17.73, E.W.M.C. as adopted by Douglas County: RCW requires that local governments make appropriate provision for the establishment of parks, open space and recreational areas at the time it considers approval of a proposed subdivision. The Greater East Wenatchee Area Comprehensive Plan and EWMC establish the level of service and standards in order to mitigate any adverse impacts of new development on neighborhoods without adequate parks, open space and recreational facilities. The application does trigger the requirement to provide park/open space. The applicant has requested voluntary payment in lieu of dedication per EWMC The application materials provide detailing a cost of $70, to provide the required open space and proposes to pay this amount. EWMC identifies 3 entities which could accept the funds; Douglas County, City of East Wenatchee, and Eastmont Metropolitan Parks District. The Douglas County Board of Commissioners has directed staff that the County would not accept the funds. The Eastmont Metropolitan Parks District has provided comment that they cannot accept the funds at this time. The City of East Wenatchee has provided comment (Attachment C) that it is in the process of creating an interlocal agreement with the parks district by which the City would act as fiduciary agent which would allow them to accept the funds for park purposes. The city agrees that it will be able to accept the funds, provided that the interlocal agreement process with the parks district is successful. If the city is not able to reach an agreement with the parks district regarding management of the funds then the city states that the payment would be rejected. In the event that city rejects payment of the funds, the voluntary payment section of the code could not be successfully completed. In this instance, the application would have to be amended to physically provide the required open space/park area. As conditioned, the proposal is consistent with the provisions 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. Tract A is proposed to provide stormwater retention for phase 1, however it is physically located on the subject parcel for phase 2. This stormwater facility must be developed Mountain Springs Staff Report Page 5

6 concurrent with phase 1. In order to facilitate connecting the stormwater structure property lines will need to be adjusted. In order to minimize impacts to the future property owners with respect to removal of boundary fencing for maintenance activities. The conveyance system and easements shall be clear of structures and obstructions and the easements shall not be split longitudinally by property lines. 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 (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. The traffic impact analysis dated May 25, 2016, updated January 4, 2017, January 31, 2017 correction was prepared by Transportation Engineering Northwest. A request for County consideration of Design Alternatives was submitted on January 25, 2017 (dated January 9,2017) from Pacific Engineering. The County Engineer reviewed and accepted, with modifications the proposed Design Alternatives on January 30,2017. The accepted alternatives have been incorporated into the conditions of approval Frontage Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the DCC and EWMC. 8th Street SE is designated as a Urban Collector. Figure 3-8, Urban Collector is the applicable street standard. S. Nile Ave is designated as an Urban Arterial. Figure 3-8, Urban Arterial is the applicable street standard. 6 th Street SE is designated as Urban Local Access Street. Figure 3-7b is the applicable street standard. The intersection of Nile and 8 th Street SE has been identified by the County Engineer as an intersection of concern with respect to safety; specifically topography and sight distance. The intersection does not meet minimum standards. Previously, as an interim measure the intersection was converted from a 2-way stop condition to a 4-way stop condition. Off-site frontage improvements extending through the subject property frontages on S. Nile Avenue, and 8 th Street SE through the NE quadrant of the S. Nile Ave./8 th St. SE intersection are required (DCC ) in order to provide adequate facilities to support the proposed development. The intersection of proposed 7th Street SE with S. Nile Avenue shall be constructed as a full width intersection in accordance with Figure 3-7b. 7th Street SE shall include a minimum right-of-way width of 50 feet. 7th Street SE shall include a minimum right-ofway width of 50 feet. 7th Street SE, from the intersection of S. Nile Avenue approximately 200 feet east, may provide a reduced right-of-way width of 45 feet and Mountain Springs Staff Report Page 6

7 shall meet the minimum standard to accommodate parking on one-side only, which includes a minimum width of 32 feet ACP. in addition, sidewalk may be provided on oneside (south) only. All other portions of the internal roads shall be designed/constructed full width including parking both sides in accordance with Urban Local Access standards. Figure 3-7b. As conditioned, the proposal is consistent with the provisions of this title. Agency comments: Agency comments from the Douglas County Transportation Services, Douglas County GIS, Douglas County Assessor. the Chelan Douglas Health District, the Washington State Department of Ecology, Greater Wenatchee Irrigation District, Douglas County Fire Marshal, Douglas County PUD, Douglas County Sewer District No.1, East Wenatchee Water District, City of East Wenatchee, and Eastmont Metropolitan Parks 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 of the East Wenatchee Municipal Code, Title 17, 1 9 and 20 of the Douglas County Code and the Greater East Wenatchee Area Comprehensive Plan. Staff recommends approval of P#16-03 subject to the following findings of fact and conditions: Suggested Findings of Fact 1. The applicant is Jessup Home Design, 118 Springhill Dr., East Wenatchee WA. 2. The property owner for APN is Lawrence and Ruby Junger, 121 NW 35 th St East Wenatchee, and for APN is Ben and Ruth Nickels, th St SE, East Wenatchee. 3. The property owners signed the application. 4. General Description: An application for a 74 lot major subdivision. Proposed lot sizes range from 12,500 sq. ft. to 21,780 sq. ft. Lots are proposed to be served by public water and sewer. 5. Location: The subject property is located between 6th S1. SE and 8th S1. SE at the NE corner of the intersection of 8th St. SE and S Nile Ave. The property is further described as being located within the SW quarter of the SW quarter of Section 17, Township 22 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Numbers are , , and Site Information: Total Project Size: 27.6 acres No. of lots 74 Domestic Water: East Wenatchee Water District Sewage Disposal: Douglas County Sewer District Power/Electricity: Douglas County PUD Fire Protection: Douglas County Fire District #2 Telephone Service: Frontier Mountain Springs Staff Report Page?

8 7. Site Characteristics: Portions of the subject property are in orchard. Other portions are formerly orchard. A single family residence is present on APN A single family residence and shed are present on The subject property is located within the East Wenatchee Urban Growth Area. 9. The Comprehensive Plan Designation is Low Residential. 10. The subject property is located in the R-L zoning district which allows for subdivisions as permitted uses. 11. On March 28, 2007, Douglas County adopted sections of Title 17 'Zoning' of the East Wenatchee Municipal Code within the unincorporated portions of the East Wenatchee Urban Growth Boundary. The most recent update occurred on July 28, 2015 where the County adopted Ordinance TLS B. 12. RCW (2) requires that appropriate and adequate provisions be made for streets or roads, alleys or other public ways. 13. The subdivision will access S. Nile Ave, 6 th Street SE, and 8 th Street SE. The proposal includes local access streets which will be constructed to county standards. All roadway improvements would be the responsibility of the developer. 14. A request for County consideration of Design Alternatives was submitted on January 25,2017 (dated January 9,2017) from Pacific Engineering. The County Engineer reviewed and accepted, with modifications the proposed Design Alternatives on January 30, The accepted alternatives have been incorporated into the conditions of approval. 15. Frontage Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the DCC and EWMC. 8th Street SE is designated as a Urban Collector. Figure 3-8, Urban Collector is the applicable street standard. S. Nile Ave is designated as an Urban Arterial. Figure 3-8, Urban Arterial is the applicable street standard. 6 th Street SE is designated as Urban Local Access Street. Figure 3-7b is the applicable street standard. 16. Section (A), D.C.C., authorizes dedications of right-of-way and improvements to the area directly affected by the development. 17. A Traffic Impact Analysis, dated May 25,2016, updated January 4,2017, January 31, 2017 correction prepared by Transportation Engineering NorthWest was submitted for the proposed development. 18. The intersection of Nile and 8 th Street SE has been identified by the County Engineer as an intersection of concern with respect to safety; specifically topography and sight distance. The intersection does not meet minimum standards. Previously, as an interim measure the intersection was converted from a 2-way stop condition to a 4 way stop condition. Off-site frontage improvements extending through the subject property frontages on S. Nile Avenue, and 8 th Street SE through the NE quadrant of the S. /\Iile Ave.l8 th St. SE intersection are required (DCC ) in order to provide adequate facilities to support the proposed development. 19. A preliminary stormwater drainage overview and preliminary stormwater plans, dated June , revised January 2,2017 prepared by Martin Davy, PE, Pacific Engineering was submitted for the proposed development. The preliminary overview utilized a presumptive infiltration rate and notes that specific on-site infiltration testing will be conducted as part of the final design process. Developed runoff from the design storm will be retained and infiltrated on-site. During design of the transportation improvements, both on-site and off-site frontage improvements, provisions to address stormwater will be addressed in the final design report. 20. The International Fire Code (IFC) establishes when secondary access is required for single family residential development. Site access is proposed via County Road Mountain Springs Staff Report Page 8

9 intersection to S. Nile Ave, an intersection to 8 th Street SE and an intersection to 6 th Street SE. 21. In order to meet the state requirements for Enhanced 911 service, all lots within this plat will be addressed prior to final plat approval. 22. RCW requires that local governments make appropriate provision for the establishment of parks, open space and recreational areas at the time it considers approval of a proposed subdivision. 23. The application triggers the requirement to provide park/open space. The applicant has requested voluntary payment of $70, in lieu of dedication per EWMC EWMC identifies 3 entities which could accept the funds; Douglas County, City of East Wenatchee, and Eastmont Metropolitan Parks District. The Douglas County Board of Commissioners has directed staff that the County would not accept the funds. The Eastmont Metropolitan Parks District has provided comment that they cannot accept the funds at this time. The City of East Wenatchee has provided comment (Attachment C) that it is in the process of creating an interlocal agreement with the parks district by which the City would act as fiduciary agent which would allow them to accept the funds for park purposes. The city agrees that it will be able to accept the funds, provided that the interlocal agreement process with the parks district is successful. If the city is not able to reach an agreement with the parks district regarding management of the funds then the city states that the payment would be rejected. 25. Comments from reviewing agencies have been considered and addressed where appropriate. 26. Douglas County issued a Determination of Nonsignificance on February 16, 2017 pursuant to WAC (Optional DNS). 27. 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. 29. Purveyors who responded to the project have indicated that adequate utilities/services are or can serve this project. 30. 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. 31. 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 Greater East Wenatchee Area Comprehensive Plan. 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 Zoning of the East Wenatchee Municipal Code as adopted by Douglas County. Mountain Springs Staff Report Page 9

10 5. 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 July 1, 2016, January 12, 2017, and January 31,2017 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: ~ Based on historical agricultural use of this land, there is a possibility the soil contains residual concentrations ofpesticides. 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 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. 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 final plat shall show the location of all easements serving or encumbering the subject property. 11) Prior to final plat approval of each phase all lots must meet minimum lot dimensions. 12) Prior to final plat approval new lot lines must meet setbacks to existing structures or that structure must be removed. 13) Prior to final plat approval of phase 1 a boundary line adjustment between APN (Ph1) and APN (Ph2) must be approved and recorded which connects and includes Tract A in phase 1. 14) Prior to final plat approval of phase 2, a boundary line adjustment shall be approved and recorded that transfers that portion of Tract A that is a 5 foot strip of land on the Mountain Springs Staff Report Page 10

11 south side of proposed lots 29 and 30 back to APN This strip will be absorbed into lots 29 and 30 for the phase 2 final plat. 15) 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. 16) The location of existing utilities (Le. power, sewer, water and irrigation lines, etc.) and utility and private access road easements shall be depicted on the face of the final plat. 17) The developer shall install all utilities in accordance with the standards and specifications of the Douglas County PUD, East Wenatchee Water District. Douglas County Sewer District #1. Greater Wenatchee Irrigation District and Douglas County Fire Marshal. All utilities shall be located underground. 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) 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. 20) Prior to final plat approval. written verification from the Greater Wenatchee Irrigation District that the requirements of the District have been satisfied is required. 21) 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 Band C are in place. Roadways shall meet Chapter Fire Apparatus Access and International Fire Code Appendix D, Fire Apparatus Access Roads for emergency access. 22) The Fire Marshal has identified that Lots 34 and 35 are 197 feet from the cul-de-sac which requires that a apparatus turn around be installed between the lots. 23) Prior to final plat approval, written verification from the Douglas County Sewer District No.1 that the requirements of the District have been satisfied is required. 24) Prior to final plat approval of the each phase, the property owner must enter into an agreement with the Douglas County Sewer District in which the property owner and successors in interest agree to annexation of the property into the district boundary when proposed by the district. This requirement can be waived if the property is in the process of annexation into the district. 25) Prior to final plat approval of phase 1 the applicant shall enter into an agreement with the City of East Wenatchee for voluntary payment of $70, in lieu of dedication of open space/parks. 26) Written verification of the availability of public water and sanitary sewer to each lot must be submitted to the Chelan Douglas Health District prior to final plat approval. 27) 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." 28) Final plans for transportation 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 East Wenatchee Municipal Code and Douglas County Code Chapters 12, 17 and 18, to AASHTO Policy on Geometric Design of Highways and Streets, in accordance with the current Douglas County Road Standards. Mountain Springs Staff Report Page 11

12 29) Prior to final plat approval, a 1-foot non-vehicular access easement shall be depicted along the subdivision's borders with S. Nile Avenue, 8 th Street SE, 6 th Street SE, excluding areas of the proposed intersections and the existing access to the "Nickles residence on 6 th Street SE. 30) Road improvements associated with this development shall include: ~ Half street frontage improvements to 8 th Street SE in accordance with figure 3-8, Urban Collector (30 feet right-of-way centered on 8 th Street SE). Construction of improvements required prior to final plat approval. Half street improvements shall extend to the intersection of S. Nile Avenue. This improvement shall be designed and constructed prior to Phase 2 plat approval. ~ Half-street frontage improvements to S. Nile Avenue in accordance with Figure 3 8, Urban Arterial (35 feet right-of-way centered on S. Nile Avenue). Construction of improvements required prior to final plat approval. To the extent practical, half street improvements shall extend off-site to the intersection of 8 th Street SE. Designer and applicant to coordinate with county staff prior to design. This improvement shall be designed and constructed prior to Phase 2 plat approval. ~ Intersection design of 8 th Street and Nile Avenue may require a design deviation to accommodate limitations of right-of-way. Notification and coordination with adjacent property owner and county staff during design and construction is required. To the extent practical, half street improvements shall extend off-site to the intersection of 8 th Street SE. Modifications due to topography constraints shall be coordinated and approved during design. This improvement shall be designed and constructed prior to Phase 2 plat approval. ~ Half-street frontage improvements to 6 th Street SE in accordance with Figure 3 7b, Urban Local Access (25 feet right-of-way centered on 6 th Street SE). This improvement shall be designed and constructed prior to Phase 3 plat approval. ~ The intersections of proposed Road A with 8 th Street SE and 6 th Street SE shall be constructed as a full width intersections in accordance with Urban Local Access Figure 3-7b. The full width intersection shall include a minimum 50 feet of right-of-way to accommodate a minimum of 36 feet of ACP with curb, gutter and sidewalk along both sides. ~ The intersection of proposed 7th Street SE with S. Nile Avenue shall be constructed as a full width intersection in accordance with Figure 3-7b. 7th Street SE shall include a minimum right-of-way width of 50 feet. 7 th Street SE shall include a minimum right-of-way width of 50 feet. 7th Street SE, from the intersection of S. Nile Avenue approximately 200 feet east, may provide a reduced right-of-way width of 45 feet and shall meet the minimum standard to accommodate parking on one-side only, which includes a minimum width of 32 feet ACP, in addition, sidewalk may be provided on one-side (south) only. The reduced section shall be signed NO PARKING. The typical full width road improvement shall include a minimum 50 feet of right-of-way to accommodate a minimum of 36 feet of ACP with curb, gutter and sidewalk along both sides. The intersection design is subject of an accepted request for design alternative, related to the radius at the north side of the intersection. The design alternative shall include a minimum 25-foot radius at the north return of the intersection. ~ 7th Street SE shall extend from the proposed intersection with S. Nile Avenue through to the eastern boundary of the proposed subdivision. A 1-foot nonvehicular access easement shall preclude access until such time as the road is extended/improved through a permitted process. A physical barrier, temporary in nature shall be incorporated along with provisions for snow storage, during Mountain Springs Staff Report Page 12

13 construction plan preparation and acceptance. Due to the short length a turnaround may not be required. but restrictions on lot access will be evaluated during plan preparation and acceptance. ;... Portions of 7th Street SWE (Phase 1 and Phase 2) to be constructed as a "half' street improvements shall include but not limited to 24-feet (minimum) of ACP, curb. gutter and sidewalk. ;... A 1-foot non-vehicular access easement along the north side of proposed 7th Street SE; in the vicinity of Lots shall be included along with a plat note indicating that access to 7 th Street SEW shall be prohibited until such time as the full width improvements are completed to the Urban Local Access Standards. ;... All internal roads. except the portion of 7th Street SE noted previously shall be designed/constructed full width including parking both sides in accordance with Urban Local Access standards. Figure 3-7b. ;... Right-of-way for Road D (portion may be utilized for snow storage) shall extend to the western property boundary to facilitate future road extension. ;... During preliminary review. the applicant was encouraged to provide for connectivity between proposed Road B and Road C, rather than the permanent cul-de-sacs proposed. While the proposed cul-de-sac configuration has been accepted for preliminary approval, should the applicant opt to pursue design/construction of a looped configuration between Road B and Road C. this modification providing connectivity between these two dead ends would be approved, subject to design and construction in accordance with Urban Local Access Standards. Readdressing of lots created in Phase 1 would likely be necessary. ;... Emergency vehicle turn arounds meeting the requirements of Figure 3-9, IFC, the County Engineer and Douglas County Fire Marshal requirements shall be provided at all dead end roads. The turn-arounds shall be paved and include pedestrian facilities. Temporary cul-de-sacs shall include a 1-foot non-vehicular access easement precluding access until such time as the road is extended/improved. A physical barrier, temporary in nature shall be incorporated, along with provisions for snow storage. The applicant submitted a request for Design Alternate which was accepted with conditions by the County Engineer. The Design Alternate provides that temporary cul-de-sacs, which are to be extended as part of a future phase of this subdivision may be constructed within an easement (ROW is preferable), and may consist of a 1-inch (min) lift of HMA over a minimal gravel base. This easement shall provide public use, and access by Douglas County for operation and maintenance and by the County and/or developer for construction of the full structural section. A Performance Assurance Agreement, including Surety shall be provided for completion of the cul-de-sac as a final road end (structural section, curb, gutter, sidewalk) within a maximum of 24 months, would the road extension not be completed within the maximum timeframe. ;... The designer shall identify the applicable WSDOT Standard Driveway detail to be utilized throughout the development. Utilization of Type II approaches may require additional right-of-way dedication to encompass sidewalk fully within right-of-way. Utilization of Type I approaches shall include confirmation during plan preparation of constructability and identification of joint use approaches as needed to satisfy minimum standards. Any access restriction shall be clearly identified on the plat. Mountain Springs Staff Report Page 13

14 >- Access to Lots 34 and 35 shall be via shared driveway/access easement (20 foot min). Access to Lots 40,41,46 and 47 shall be via shared driveway/access easement (30 foot min). Private access and operation and maintenance agreements shall be executed and Auditors File Number references on the final plat map. Access easements shall be completed in accordance with EWMC and approval of the Douglas County Fire Marshal. 31) Illumination (intersections and cul-de-sacs) shall conform to East Wenatchee Municipal Code and Douglas County Code Section Roadway Illumination and follow Douglas County PUD Standards. The applicant shall be responsible for PUD charges for connection of street lights to the transformer or hand hole. 32) Final plans and right-of-way dedication associated with the location of cluster mailbox units for the subdivision shall be provided. Location to be approved by the County Engineer and USPS Postmaster. Location of mail box cluster on S. Nile Avenue or 8 th Street SE is discouraged and requires additional right-of-way and construction of a pull out per WSDOT/AASHTO standards. Cluster box locations shall be located in a manner that parked vehicles will not impede traffic flow/sight distance at intersections. 33) Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification (stamped) that the improvements constructed (transportation, utility plans, stormwater systems, and site grading) have been completed in accordance with the Conditions of Approval, Douglas County Code and the accepted construction plans. Monitoring shall be required in accordance with the Douglas County Road Standards, East Wenatchee Municipal Code, inspection reports and test results submitted to Douglas County. 34) 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 Petformance Assurance, B. Maintenance Petformance. 35) Utility installationlreplacementlupgrade within the Douglas County right-of-way, including, but not limited to S. Nile Avenue, 8 th Street SE, and 6 th Street SWE shall be approved by Douglas County. Damage to existing roads, both public and private, resulting from construction activities (including utility extensions required to provide necessary services to the proposed development) shall be repaired to the satisfaction of Douglas County. 36) Five foot utility easements are required along all lots or tracts with county road frontage in accordance with the Douglas County Road Standards. 37) Private utilities located within or crossing the county right-of-way shall be identified within the construction plan set and will require execution of a Franchise Agreement concurrent with or prior to final plat approval. Process takes a minimum of 3 weeks applicant responsible for initiation/coordination of Franchise Application, coordinate with county staff for assistance. 38) A final storm water 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. Construction and post-construction stormwater shall be addressed in accordance with EWMC, DCC and the Stormwater Management Manual for Eastern Washington (Ecology). Infiltration testing shall be completed in accordance with the guidelines contained in the SWMMEW. Measures to address stormwater infiltration during frozen soil conditions shall be included, including provisions for overflow in extreme weather conditions. Recommendations and/or requirements contained within the Final Drainage Analysis shall be incorporated into final project approval, Mountain Springs Staff Report Page 14

15 including but not limited to the addition of plat notes and recording of operation and maintenance agreements and/or easements. 39) Stormwater detention facilities shall be located on separate tract(s), owned and under the functional control of the homeowners association with each lot having an undivided interest in the tract(s). A note of the face of the plat shall specify tract ownership as noted. 40) Provisions to provide access for inspection and maintenance to the stormwater tract(s) shall be addressed within the design plans, report and on the face of the plat. 41) Stormwater facilities shall be above ground facilities, located on a separate tract( s) which is adjacent to and provided an emergency overflow to public right-of-way. This provides for maintenance, inspection and access to the facility and provides protection to downstream properties from overflows in the event of failure of the stormwater facility. 42) Stormwater easements for conveyance shall be clearly identified within the construction plans and plat map. Minimum easement width shall be fifteen (15) feet to provide for maintenance operations. Easements shall be clear of structures and obstructions, easements shall not be split longitudinally by property lines. The basis of this is to minimize impacts to property owners with respect to removal of boundary fencing for maintenance activities. Plat notes shall provide for access to the stormwater easements for inspection, maintenance and repair of the stormwater infrastructure. 43) The Engineer of Record shall provide as-builts and stamped certification that the system has been completed in accordance with the accepted plans, as well as applicable East Wenatchee Municipal Code, Douglas County Code and the Stormwater Management Manual for Eastern Washington. 44) Prior to final plat approval, an operation and maintenance agreement shall 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. Stormwater tracts will be added in various phases, the stormwater operation and maintenance agreement shall be updated/amended with each phase to represent the progressive and final buildout of the stormwater facilities. 45) Erosion control measures shall be designed in accordance with the Stormwater Management Manual for Eastern Washington (SWMMEW). Disturbed areas shall be re-vegetated and maintained throughout construction. 46) The applicant shall be responsible for preventing mud, dirt and debris from leaving the site, including sediment or stormwater from being tracked or otherwise discharging onto the public right-of-way or adjacent properties. 47) 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. 48) 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. Mountain Springs Staff Report Page 15

16 49) Preliminary approval of Phase 1 shall expire 5 years from the date of Notice of Action by the Douglas County Hearing Examiner. Preliminary approval of each subsequent phase shall expire 5 years from the date of final approval of the previous phase. 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. Attachments Mountain Springs Staff Report Page 16

17 Note: This map is Intended for general Information purposes _1:::=--==- Feet only. Douglas County makes no claim as to the accuracy or o current condition 01 the data shown on this map.

18 TH-ST-SE R-L 17 w ~ ~ r.---===~==~ ~~ , ~ ẓ 1 AC-5 Note: This map is intended for general lnformalion purposes only Douglas County makes no claim as to the accuracy or current condition of the data shown on this map. _-===--=====- Feet o

19 ATTACHMENT C

20 COMMISSIONERS: Michael T. McCourt G. Brian Egan Terry Barnes Vince Johnston, Manager East Wenatehee Water Distriet (509) Fax (509) Eastmont Avenue East Wenatchee, WA August 16, 2016 Douglas County Transportation & Land Services RE: Jessup Home Design P Attention: Curtis Lillquist, AICP Water is available per this request. A "Developer Extension Agreement" (DEA) will be required prior to plan submittals to the District_ The hydraulic analysis has been completed_ Requirements for fire flow will meet the standards of the Douglas County Fire Marshall and all required improvements will be per current District Standards and Specifications_ The developer will assume all the District's costs for this proposal including inspections, testing and permits_ After construction is completed and accepted by the District, a 2-year Maintenance/Warranty Bond will be required_ Thank You, Jell Jo/tI(~t()1( Jeff Johnston East Wenatchee Water District 692 Eastmont Ave_ C: file

21 ~ ( ~... t I I Douglas County Transportation and Land Service th Street NW, Suite A East Wenatchee, WA Phone: (509) Fax: (509) APPLICANT: JESSUP HOME DESIGN Date of Application: 7/1/2016 Date Letter of Completeness Issued: 07128/2016 Date Notice of Application Issued: 08/04/2016 Application Number: P REQUEST FOR AGENCY COMMENTS Description of Proposal: An application for a 74 lot major subdivision. Proposed lot sizes range from 12,500 sq. It. to 21,780 sq. ft. Lots are proposed to be served by public water and on-site septic. The subject property is located between 6th St. SE and 8th St. SE at the NE corner of the intersection 01 8th St. SE and S Nile Ave. The property is further described as being located within the SW quarter of the SW quarter of Section 17, Township 22 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Numbers are , , and Respond By: 5:00 p.m., 8/18/2016 Return Comments to: Curtis Lillquist, AICP Douglas County, WA Transportation and Land Services th Street NW, Suite A East Wenatchee, WA If your comments are not received from your agency by the above date, it will be construed that your agency has no concern with this application. 1. Pipelines must be marl<ed on the map. 2. Each lot must have its own shut off valve, inspected by GWID personnel. 3. Upgrade (0 vner expense) to new style meter and vault 4. USBR Easement must be marked on the map as USSR Easement 5. Must pre-pay all fees In full. 6. Must follow all procedures in the Greater Wenatchee Irrigation District Rules and Regulations Relating to Property divisions, Adjustments, etc. Date: James A. Barker, Doug Bramlette, PE,PLS, Administrator County Engineer Mark Kulaas, FAICP, Land Services Director

22 January 12, 2017 CITY OF EAST ENATCHEE COMMUNITY DEVELOPMENT DEPARTMENT th Street NE East Wenatchee, WA Phone Fax LBarnett@east-wenatchee.com Sent Via Curtis Lillquist, AICP Principal Planner Douglas Transportation and Land Services th St. NW, Suite A East Wenatchee, WA Re: Dear Curtis: Jessup Home Designs subdivision proposal This letter is intended to clarify the process that the City and the Eastmont Metropolitan Park District have embarked upon to formalize a procedure to accept the payment in lieu of providing an on-site open space/recreation facilities as provided in section East Wenatchee Municipal Code (EWMC). As you know, that section allows a developer to provide a payment to the City, County, or Park District in lieu of developing an open space/recreation area on the site of a proposed subdivision. At the November 22,2016 City Council meeting, the Council agreed to act as the fiduciary agent for the Park District for the funds. The process would be formalized with an interlocal agreement between the Park District and the City. On December 19, 2016, the Board of the Park District agreed to consider an interlocal agreement to have the City act as fiduciary agent which would allow them to accept the funds for park purposes.. The City is drafting the interlocal agreement for presentation to the Park Board and City Council. It is anticipated that final action by both parties to formalize the interlocal agreement could be concluded in February. If the interlocal agreement is approved by both parties, the City would begin accepting the funds on behalf of the Park District. Mr. Jessup has proposed utilizing the payment in lieu of provision for his subdivision project. If the interlocal agreement process lis successful, Mr. Jessup's project could take advantage of that provision. If we are unable to reach accommodation with the Park District on the process to accept the funds, Mr. Jessup's proposed payment would be rejected and the project configuration would need to be amended to include the onsite open space/recreation facility as required in chapter EWMC. If you have any questions regarding this process, please call me at Sincerely: City of East Wenatchee d~6~ Lori Barnett Community Development Director Cc: Alan Jessup Martin Davy

23 EASTMONT METROPOLITAN PARK DISTRICT PGlr~ GlVld RecreatioVl 255 North Georgia,-\venue O ffice: (509) East Wenatchee, WA Fax: (509) PARKS & RECREATIDN Sept 29, 2016 Lori Barnett East Wenatchee Community Director Planning DivisionlBuilding and Code Compliance th Street NE East Wenatchee, WA Dear Ms. Barnett: At the August 2016 Eastmont Municipal Park District (EMPD) meeting, you attended the Board meeting as a representative of the City of East Wenatchee, and Mark Kulaas attended for Douglas County. You encouraged the EMPD to take advantage of an emergent opportunity in developing a new park. The opportunity apparently existed since several developers with Land Use Applications (LUA) in process needed to fulfill the City of East Wenatchee Municipal Code Chapter Open Space Standards obligations applicable to development in the City's urban growth area within Douglas County. The EMPD was encouraged to participate in a coordinated effort with the developers in creating a single park. The EMPD board asked many questions and made several comments. This was the EMPD Board's first exposure to the existence and application of EWMC Chapter Following the meeting, EMPD staff contacted its legal counsel regarding EWMC Chapter In summary, legal counsel's opinion was that Chapter is similar to what western Washington municipalities struggled with years ago prior to the advent of the Growth Management Act and that the system established to receive contributions under Chapter required compliance with. RCW Chapter EMPD staff also contacted the State Auditor. The Auditor expressed similar concerns with the way Chapter is worded, in particular to the holding of funds indefinitely and not within the limits of Chapter RCW. The EMPD, at this time, therefore, will not participate in the application of Chapter to any land use actions where Chapter applies. EMPD will not accept contributions to implement that Chapter unless and until Chapter is amended to resolve all legal concerns. It is the opinion and conclusion of the ENlPD Board that: - A. The EMPD, at a minimum, should have been the major stakeholder in the planning and adoption of 17.73,

24 - B must be amended to conform to RCW C. Funds cannot be accepted per 17.73, as the EMPD has no lawful basis and mechanism in place to accept them. For your information, the EMPD Board also was informed by one of the subject LUA applicants at the September 2016 EMPD meeting that County staff have stated that there is no County Commissioner support for complying with , i.e. acceptance of cash donations and the County will not impose the contribution requirement on development in the County within the City's UGA. Thorn Kutrich, Commissioner and President Eastmont Metropolitan Park Board cc: Mayor Lacy cc: Mark Kulaas 51<. (:c... \)o...c\\p-> (OVI"'~ CO."", ("'t"'\\-s..$ io,"'-"-.\'5 L 0 ofv\ N'..- ~ 5.~,\0 0...t.. i- s-\-ar\+01'"\ C (.) \"Y'. rn, \' So s ;0 '\.JL. ~ Cr.::>.-,... n-l' 5.S ~-,,\..Q..I".~... ~'" j 'S '"\ \.l k..r

25 Douglas County Transportation and Land Services th Street NW, Suite A East Wenatchee, WA Phone: (509) Fax: (509) APPLICANT: JESSUP HOME DESIGN Date of Application: 7/1/2016 Date Letter of Completeness Issued: 07/28/2016 Date Notice of Application Issued: 08/04/2016 Application Number: P REQUEST FOR AGENCY COMMENTS Description of Proposal: An application for a 74 lot major subdivision. Proposed lot sizes range from 12,500 sq. ft. to 21,780 sq. ft. Lots are proposed to be served by public water and on-site septic. The subject property is located between 6th St. SE and 8th St. SE at the NE corner of the intersection of 8th St. SE and S Nile Ave. The property is further described as being located within the SW quarter of the SW quarter of Section 17, Township 22 N., Range 21 EWM, Douglas County, WA. The Douglas County Assessors Numbers are , ,and Respond By: 5:00 p.m., 8/18/2016 Return Comments to: Curtis Lillquist, AICP Douglas County, WA Transportation and Land Services th Street NW, Suite A East Wenatchee, WA If your comments are not received from your agency by the above date, it will be construed that your agency has no concern with this application. Signed: ~ t.o...y~ Date: 8/a/zo/(p ~, AgencyName: ~~rs G2 ~~ James R. Barker, Doug Bramlene, PE,PLS, Administrator County Engineer Mark Kulaas, FAICP, Land Services Director

26 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY 1250 WAlder SI UniOfl Gap. WA ('i09):;is-l~9(j August 12,2016 Curtis Lillquist Douglas County Transportation & Land Services th St. NW, Suite A East Wenatchee, W A Re: P Dear Mr. Lillquist: Thank you for the opportunity to comment during the optional determination of nonsignificance process for Mountain Spring, a 74 lot major subdivision on approximately 28 acres, proposed by Jessup Home Design. We have reviewed the documents and have the following comments. 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 Model Toxics Control Act cleanup levels Ecology recommends that potential buyers be notified oftheir occurrence. If you have any questions or would like to respond to these Toxics Clean-up comments, please contact Valerie Bound at (509) or at valerie.bound@,ecy.wa.gov. WATER QUALITY Project with Potential to Discharge Off-Site The NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with disturbed ground. This permit requires that the SEPA 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 if the original SEP A 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

27 Mr. Lillquist August 12,2016 Page 2 stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading or construction. More information on the storm water program may be found on Ecology's storm water website at: Please submit an application or contact Mark Peterschmidt at the Department of Eco!ogy, (509) , with questions about this permit. Sincerely, Gwen Clear Environmental Review Coordinator Central Regional Office (509) crosepacoordinator@ecy.wa.gov 5717

28 PUBLIC HEALTH AlWAYS WORKING for AsmR AND HEALTHIER COMMUNITY Chelan-Douglas Health District 200 Va lley Mall Parkway, Easf WenatchD Q I V ED Personal Health: 509/ FlX\~~ Env iro nmental Health: 509/ FA X Matern a l Child Hea llh: 509/ ' FA X 8JlA-jq4f> Memorandum DOUGLAS COUNTY TLS TO: FROM: DATE: RE: Douglas County Transportation and Land Services Dean Butz, R.S., Chelan-Douglas Health District January 23, 2017 Amended Referral Comments for Jessup P I have reviewed the above development proposal, and recommend approval of the project. The dedicatory language on the plat shall carry this note: Expanding, Municipal Public Water Systems Domestic water service shall be by expansion of the East Wenatchee Water District public water system. Written confirmation from the utility agreeing to provide individual service to each lot is required. All water system improvements must be designed, constructed, and placed in accordance with the purveyor's requirements. Completion of the improvements, including necessary easements, must be accepted in writing from the utility prior to final plat approval. The dedicatory language above the signature line on the plat shall only carry this note: "The Health District has not reviewed the legal availability ofwater to this development. " Expansion of an existing Sewer District services Sanitary sewer service shall be by the expansion of the Douglas County Sewer District public sewer system. Written confirmation from the utility agreeing to provide individual service to each lot is required. All sewer system improvements must be designed, constructed, and placed with the purveyor's and the Dept. of Ecology's standards and requirements. Completion of the improvements, including necessary easements, must be accepted in writing from the utility prior to final plat approval. Additional Information: The following forms, applications, and information can be found from the Chelan-Douglas Health District website at hnp://

29 Curtis Lillquist (x6588) From: Kurt Hosman > Sent: Tuesday, January 24, :52 AM To: Curtis Lillquist (x6588) Cc: Verla Janes Subject: DCSD comments on P Hi Curtis- DCSD will have existing infrastructure and capacity to serve all three phases of this proposed development. Kurt Hosman Inspector Douglas County Sewer District 692 Eastmont Avenue East Wenatchee, WA (509) (509) cell

30 Curtis Lillquist (x6588) From: Sent: To: Subject: Brian Brett Tuesday, January 31, :50 PM Curtis Lillquist (x6588) P Mountain Springs subdivision 8th/6th and Nile Curtis, I need to add an additional comment: Lot 34 & 35 are 197' from the cul-de-sac. We need a turnaround between the 2 lots. An alternate hammerhead is fine separating the lots with a 20' wide road and 70' depth on the alternate hammerhead. Thank you, Brian Brett Assistant Chief/Fire Marshal Douglas County Fire District #2 377 Eastmont Ave. EastWenatchee,WA W (509) C (509) F (509)

31 Douglas County Fire District No.2 CHIEF: Dave Baker COMMISSIONERS: Bob Black, Dawn Collings & Rick McBride 377 Eastmont Avenue East Wenatchee, Washington (509) (509) Date: 08/17/2016 RE: P Jessup Home Design Mountain Springs Subdivision The referenced development has submitted plans in compliance with the following codes : IFC 2012 Fire Apparatus Access Radii at the corners is 25' The street width is 36' with 24' at % street improvements The cul-de-sac has a diameter of 90' and radii of 25' DCC International Fire Code, Appendix C, Fire Hydrant Locations and Distribution Douglas County Code, Section 15.28, Fire Hydrants and Water Mains Hydrant location and spacing is averaging 500' with hydrants on the corners of Road A where D, C and B intersect at lots 48,36, and 31 as well as at Nile St for Roads D, C and B intersect. Fire flow of 1,000 gpm is available Sincerely, l)riaj1 J) l)rett Brian Brett Assistant Chief 1Fire Marshal Douglas County Fire District #2 East Wenatchee, WA THE MISSION OF OOUGLAS COUNTY FIRE DISTRICT #2 [S TO PROVIDE PROTECTION OF LIFE, PROPERTY ANDTHE ENV[RONMENT

32 To: Curtis Lillquist, AICP DOUGLAS COUNTY TRANSPORTATION & LAND SERVICES TH STREET NW. SUITE A EAST WENATCHEE. WA PHONE: 509/ FAX: 509/ CC: Doug Bramlette, PE, PLS, Cheri Peterson, PE, Tracy Petersen From: Jennifer Lange, PE Date: February 3, 2017 February 10, 2017 Re: P Mountain Springs Subdivision - Transportation & Stormwater Recommendations Comments were held in preliminary state based on information that the application was incomplete and could not move forward to Hearing. Plan was to review conditions with applicant prior to going to hearing. Notification 2/9/17 from applicant and Land Services that Transportation is the only outstanding item. DRAFT has been removed and Transportation/Stormwater recommendations forwarded for processing. Timeline: 1/25/17: Provided applicant/engineer Draft of the response/action on the Request for Alternate (requested alternate to dated January 9, revision received 1/25/17). County Engineer signed Request for Alternate (with modifications/conditions) on 1/30/17. 1/26/17: Contacted applicant, engineer and traffic engineer. TIA dated January 4, 2017 included phasing of transportation improvements inconsistent with discussions staff had with the applicant. 1/27/17 contact from traffic engineer and engineer that the TIA would be corrected. The corrected TIA was submitted via on 1/31/17. 1/31/17: "Preliminary" recommendations (Transportation/Stormwater) were forwarded to applicant/engineer and permit administrator. 212/17: Phone call from applicant (out of town), with questions regarding improvements along frontage of Nile and 8 th Street, related to areas where there is currently insufficient ROW for construction. Conveyed that staff would review and adjust the recommendation related to this section of off-site frontage improvements accordingly. Applicant noted he would make contact to meet upon return 2/6/ /17: Contacted by DCFM, to confirm information on the development so that comments could be updated and provide to Land Services. 2/9/17: Two s from applicant. 1) inquiring about 7th Street alignment and why application is conditioned on this route for connectivity and 2) stated he was told that application was not scheduled for hearing in February and that he was told Transportation was holding up processing. 2/10/17: Inquired regarding application status. Discovered erroneous information was the basis of Transportation comments being held as DRAFT. Notified that Land Services was contacting applicant. Transportation/Stormwater Recommendations - removed DRAFT. Staff meeting with applicant.

33 ~I-" _ 111[_* -. ~ '====--l.,...:."""...'t-:.,...,..,...,..,,...::=...,..,.._oii1u~t1iiocil II TIll[[ ~S S(tnCII DOUI;uS 17 COIIIll'. 'Zl N 21 ( _JI. ~.....,. _... -,-",- ~ ~tp... " fioioiijl.. _. ~ _.... ""'..- D...W t. ::.:... _.-..-." =--- _ _... _.---._- _ t. ",,, =C::~=:"~E..-:- ~ ~~..:.~..::::-: ::::=...~-:::--::::::... t _ I ::.!--"!. :.-..;:-:-;"!.~..---_... _...,::,:,..:,.""::.."r::.:-:;..~ _.... -" "--- ==t.:=--=:= ; :::: ~o ~ - " " "'--- (I.'"~~~ "--- """,, C> ".'tl," O' ' 1\' luau. 1'-"_"'''''' ",-" Notes: As pro~rt develop WTth.n Dol/glas County end 5~cl"cally.hln!be East WlalUllclMe Urtlen Growth Boundery JUGA) provlllions to prov.d 'or end p...,... ftwnlllli comdoml Including E.JN (eul_ '} end N-8 (north-southlloa' ecce s ro"da.

34 0 c " II =-w II..- ~"2a""""'_... ~ II _.. 11 "J'~ _ II -- ~ ,.. I.U1W -"-... General Comments: Proposed Nichols lot - fronting 6 th Street is not included within the total lot count. (74 lots versus 73 lots) Recommend consideration of altering Phase line between Phase 1 and Phase 3, in order to construct the 7 th Street alignment as a full width construction rather than a half street. This may provide for efficient construction and minimizing impacts to "new" lots/residents fronting the "half' street construction. The following recommendation is included below: *Portions of 7 th Street SE (Phase 1 and Phase 2) to be constructed as a "half' street improvements shall include but not limited to 24-feet (minimum) of ACP, curb, gutter and sidewalk. Staff recommends the applicant consider the proposed Phasing, specifically the boundary between Phase 1 and Phase 3 to determine benefits and impacts associated with constructing 7 th Street (within Phase 1/Phase 3) as a half street improvements or if it may be beneficial to construct the eastern portion of 7 th Street SE as full road width project. (Cost effectiveness and conflicts with residential construction are factors to consider.) Road names between the preliminary plat map and the preliminary construction plans are inconsistent. Road names (A, S, C, and D) referenced in this memo are based upon the names within the preliminary plat map(attached), with the exception of Road C the north one referenced remains referenced as Road C, while the southern one is referred to as proposed 7 th Street SE.

35 Suggested Findings A request for County consideration of Design Alternatives was submitted on January 25, 2017 (dated January 9, 2017) from Pacific Engineering (Davy). The County Engineer reviewed and / accepted, with modifications the proposed Design Alternatives on January 30, The accepted alternatives have been incorporated into the recommendations for preliminary approval. Application materials included a preliminary stormwater drainage overview and preliminary stormwater plans prepared by Pacific Engineering (Martin Davy, PE). The preliminary overview utilized a presumptive infiltration rate and notes that specific on-site infiltration testing will be./ conducted as part of the final design process. Developed runoff from the design storm will be retained and infiltrated on-site. During design of the transportation improvements, both on-site and off-site frontage improvements, provisions to address stormwater will be addressed in the final design report. A Traffic Impact Analysis (May 25, 2016, January 4, 2017 update, January 31, 2017 correction), / prepared by Transportation Engineering Northwest was provided with the application materials. The International Fire Code (IFC) establishes when secondary access is required for single./ family residential development. Site access is proposed via County Road intersections to S. Nile Avenue, an intersection to 8 th Street SE and an intersection to 6 th Street SE. In accordance with Douglas County Code, frontage improvements to (1) 8 th Street SE to the Urban Collector Standard, (2) S. Nile Avenue to the Urban Arterial Standard, (3) 6 th Street SE to the Urban Local Access Standard and (4) all other internal roads including proposed Road A from 6 th Street SE to 8 th Street SE to Urban Local Access Standard shall be constructed during Phases 1-3. The intersection of Nile and 8 th Street SE has been identified by the County Engineer as an intersection of concern with respect to safety; specifically topography and sight distance. The intersection does not meet minimum standards. Previously, as an interim measure the / intersection was converted from a 2-way stop condition to a 4-way stop condition. Off-site frontage improvements extending through the subject property frontages on S. Nile Avenue, and 8 th Street SE through the NE quadrant of the S. Nile Ave./8 th Street SE intersection are required (DCC ) in order to provide adequate facilities to support the proposed development.

36 With incorporation of the conditions below, preliminary approval is recommended. Transportation.I / 1. Final plans for transportation 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 East Wenatchee Municipal Code and Douglas County Code Chapters 12, 17 and 18 to AASHTO Policy on Geometric Design of Highways and Streets, in accordance with the current Douglas County Road Standards. 2. Prior to final plat approval, a 1-foot non-vehicular access easement shall be depicted along the subdivision's borders with S. Nile Avenue, 8 th Street SE, excluding of areas of the proposed intersections and the existing access to the "Nickles residence" on 6 th Street SE. r~ ~I.~ 3. U- rontage and off-site frontage improvements are addressed in Chapter Transportation System and Frontage Improvements, of the DCC and EWMC. 8 th Street SE is designated as an Urban Collector, S. Nile Avenue as an Arterial, and 6 th Street SE as an Urban Local Access Road] Road improvements associated with this development include:. a. Half-street frontage improvements to 8 th Street SE in accordance with Figure 3-8, Urban Collector (30 feet right-of-way centered on 8 th Street SE). Construction of / improvements required prior to final plat approval. Half street improvements shall extend to the intersection of S. Nile Avenue. This improvement shall be designed and constructed prior to Phase 2 plat approval. b. Half-street frontage improvements to S. Nile Avenue in accordance with Figure 3-8, Urban Arterial (35 feet right-of-way centered on S. Nile Avenue). Construction of improvements required prior to final plat approval. To the extent practical, half street / improvements shall extend off-site to the intersection of 8 th Street SE. Designer and applicant to coordinate with county staff prior to design. This improvement shall be designed and constructed prior to Phase 2 plat approval. c. Intersection design of at 8 th Street and Nile Avenue may require a design deviation to accommodate limitations of right-of-way. Notification and coordination with adjacent property owner and county staff during design and construction is required. To the / extent practical, half street improvements shall extend off-site to the intersection of 8 th Street SE. Modifications due to topography constraints shall be coordinated and approved during design This improvement shall be designed and constructed prior to Phase 2 plat approval../ d. Half street frontage improvements to 6 th Street SE in accordance with Figure 3-7b, Urban Local Access (25 feet right-of-way centered on 6 th Street SE). This improvement shall be designed and constructed prior to Phase 3 plat approval. e. The intersections of proposed Road A with 8 th Street SE and 6 th Street shall be / constructed as a full width intersections in accordance with Urban Local Access Figure 3-7b. The full width intersection shall include a minimum 50 feet of right-of

37 way to accommodate a minimum of 36 feet of ACP with curb, gutter and sidewalk along both sides. f. The intersection of proposed 7 th Street SE with S. Nile Avenue shall be constructed as a full width intersection in accordance with Figure 3-7b. 7th Street SE shall include a minimum right-of-way width of 50 feet.?i h Street SE, from the intersection / of S. Nile Avenue approximately 200 feet east, may provide a reduced right-of-way width of 45-feet and shall meet the minimum standard to accommodate parking on one-side only, which includes a minimum width of 32-feet ACP, in addition, sidewalk may be provided on one-side (south) only. The reduced section shall be signed NO PARKING. The typical full width road improvement shall include a minimum 50 feet of right-of-way to accommodate a minimum of 36 feet of ACP with curb, gutter and sidewalk along both sides. The intersection design is subject of an accepted request for design alternative, related to the radius at the north side of the intersection. The design alternative include a minimum 25-foot radius at the north return of the intersection. g. 7th Street SE shall extend from the proposed intersection with S. Nile Avenue through to the eastern boundary of the proposed subdivision. A 1-ft non-vehicular access easement shall preclude access until such time as the road is / extended/improved though a permitted process. A physical barrier, temporary in nature shall be incorporated along with provisions for snow storage, during construction plan preparation and acceptance. Due to the short length a turnaround may not be required, but restrictions on lot access will be evaluated during plan preparation and acceptance. h. Portions of 7th Street SE (Phase 1 and Phase 2) to be constructed as a "half' street / improvements shall include but not limited to 24-feet (minimum) of ACP, curb, gutter and sidewalk. i. A 1-foot non-vehicular access easement along the north side of proposed 7 th Street SE; in the vicinity of Lots shall be included along with a plat note indicating / that access to 7th Street SE shall be prohibited until such time as the full width improvements are completed to the Urban Local Access Standards. j. All internal roads, except the portion of 7th Street SE noted previously shall be / designed/constructed full width including parking both sides in accordance Urban Local Access standards, Figure 3-7b. / k. Right-of-way for Road D (portion may be utilized for snow storage) shall extend to the western property boundary to facilitate future road extension. I. During preliminary review, the applicant was encouraged to provide for connectivity between proposed Road B and Road C, rather than the permanent cul-de-sacs proposed. While the proposed cul-de-sac configuration has been accepted for preliminary approval, should the applicant opt to pursue design/construction of a looped configuration between Road B and Road C, this modification providing connectivity between these two dead ends would be approved, subject to design and construction in accordance with Urban Local Access Standards. Re-addressing of lots created in Phase 1, would likely be necessary.

38 / m. Emergency vehicle turn arounds meeting the requirements of Figure 3-9, IFC, the County Engineer and Douglas County Fire Marshal requirements shall be provided at all dead end roads. The turn-arounds shall be paved and include pedestrian facilities. Temporary cul-de-sacs shall include a 1-ft non-vehicular access easement precluding access until such time as the road is extended/improved. A physical barrier, temporary in nature shall be incorporated, along with provisions for snow storage. The applicant submitted a request for Design Alternate which was accepted with conditions by the County Engineer. The Design Alternate provides that temporary cul-de-sacs, which are to be extended as part of a future phase of this subdivision may be constructed within an easement (ROW is preferable), and may consist of a 1-inch (min) lift of HMA over a minimal gravel base. The easement shall provide public use, and access by Douglas County for operation and maintenance and by the County and/or developer for construction of the full structural section. A Performance Assurance Agreement, including Surety shall be provided for completion of the cul-de-sac as a final road end (structural section, curb, gutter sidewalk) within a maximum of 24-months, should the road extension not be completed within that maximum timeframe. n. The designer shall identify the applicable WSDOT Standard Driveway detail to be utilized throughout the development. Utilization of Type II approaches may require additional right-of-way dedication to encompass sidewalk fully within right-of-way. Utilization of Type I approaches shall include confirmation during plan preparation of constructability, and identification of joint use approaches as needed to satisfy minimum standards. Any access restriction shall be clearly identified on the plat. I o. Access to Lots 34 and 35 shall be via shared driveway/access easement (20-ft min.). Access to Lots 40,41,46 and 47 shall be via shared driveway/access easement (30 ft min). Private access and operation and maintenance agreements shall be executed and Auditors File Number referenced on the final plat map. Access easements shall be completed in accordance with EWMC and approval of the Douglas County Fire Marshal 4. Illumination (intersections and cul-de-sacs) shall conform to East Wenatchee Municipal Code and Douglas County Code Section Roadway Illumination and follow Douglas County PUD Standards. The applicant shall be responsible for PUD charges for connec~ion of street lights to the transformer or hand hole. / 5. Final plans and right-of-way dedication associated with the location(s) of cluster mailbox units for the subdivision shall be provided. Location to be approved by the County Engineer and USPS Postmaster. Location of mailbox cluster on either S. Nile Avenue or 8 th Street SE is discouraged and requires additional right-of-way and construction of a pullout per WSDOT / AASHTO standards. Cluster mailbox locations shall be located in a manner that parked vehicles will not impede traffic flow and sight distance at intersections. 6. Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification (stamped) that the improvements constructed / (transportation, utility plans, stormwater systems, and site grading) have been completed in accordance with the Conditions of Approval, Douglas County Code, and the accepted construction plans. Monitoring shall be required in accordance with the Douglas County

39 Road Standards, East Wenatchee Municipal Code, inspection reports and test results submitted to Douglas County. 7. 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. 8. Utility installation / replacement / upgrade within the Douglas County right-of-way, including but not limited to S. Nile Avenue, 8 th Street SE and 6 th Street SE shall be / approved by Douglas County. Damage to existing roads, both public and private, resulting from construction activities (including utility extensions required to provide necessary services to the proposed development) shall be repaired to the satisfaction of Douglas County. 9. Five (5) foot (minimum) utility easements are required along all lots or tracts with county / road frontage. 10. Private utilities located within or crossing the county right-of-way shall be identified within the construction plan set and will require execution of a Franchise Agreement concurrent / with or prior to final plat approval. Process takes a minimum of 3 weeks applicant responsible for initiation/coordination of Franchise Application, coordinate with county staff for assistance. Stormwater Drainage / I J 1. A final storm water 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 EWMC, DCC and the Stormwater Management Manual for Eastern Washington (Ecology). Infiltration testing shall be completed in accordance with the guidelines contained within the SWMMEW. Measures to address stormwater infiltration during frozen soil conditions shall be included, including provisions for overflow in extreme weather conditions. 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 and/or easements. 2. Stormwater detention facilities shall be located on separate tract(s), owned and under the functional control of the homeowners association with each lot having an equal and undivided interest in the tract(s). A note on the face of the plat shall specify tract ownership as noted. 3. Provisions to provide access for inspection and maintenance to the stormwater tract(s) shall be addressed within the design plans, report and on the face of the plat. 4. Stormwater facilities shall be above ground facilities, located on a separate tract(s) which is adjacent to and provides an emergency overflow to public right-of-way. This provides for maintenance, inspection and access to the facility and provides protection to downstream properties from overflows in the event of failure of the stormwater facility.

40 5. Stormwater easements for conveyance shall be clearly identified within the construction plans and plat map. Minimum easement width shall be fifteen (15) feet to provide for maintenance operations. Easements shall be clear of structures and obstructions, easements shall not be split longitudinally by property lines. The basis of this is to minimize impacts to property owners with respect to removal of boundary fencing for maintenance activities. Plat notes shall provide for access to the stormwater easements for inspection, maintenance and repair of the stormwater infrastructure. 6. The Engineer of Record shall provide as-builts and stamped certification that the system has been completed in accordance with the accepted plans, as well as applicable East,/ Wenatchee Municipal Code, Douglas County Code and the Stormwater Management Manual for Eastern Washington. 7. Prior to final plat approval, an operation and maintenance agreement shall be executed, recorded and the Auditor's File Number referenced on the face of the final plat for the private stormwater facilities. Said agreement shall be executed on standards 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. Stormwater tracts will be added in various phases, the stormwater operation and maintenance agreement shall be updated/amended with each phase to represent the progressive and final buildout of the stormwater facilities. / 8. Erosion control measures shall be designed in accordance with the Stormwater Management Manual for Eastern Washington (SWMMEW). Disturbed areas shall be revegetated and maintained throughout construction. 9. 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 groundbreaking activities. Acquisition of permits is the responsibility of the applicant. 10. 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. 11. The applicant shall be responsible for preventing mud, dirt and debris from leaving the site, including sediment or stormwater being tracked or otherwise discharging onto the public right-of-way or adjacent properties.