STAFF REPORT C&C INVESTMENTS PROPERTIES PLAN'NED UNIT DEVELOPMENT

Transcription

1 STAFF REPORT C&C INVESTMENTS PROPERTIES PLAN'NED UNIT DEVELOPMENT TO: Douglas County Hearing Examiner FROM: Douglas County Land Services Staff RE: C&C Investments Properties, P lPRD DATE: February 26, 2018 I. GENERAL INFORMATION Requested Action: An application submitted by C&C Investment Properties LLC for a 30 lot planned unit development/major subdivision. Proposed lot sizes range from 2,722 sq. ft. to 4,295 sq. ft. Lots are proposed to be served by public water and sewer. Location: The subject property is located on the west side of Cascade Ave within Govt Lot 9, Section 34, Township 23 N., Range 20 EWM, Douglas County, WA. The Douglas County Assessors Number is Administrative Process: This project includes two applications; each of which have different processing requirements. The plat is processed as a quasi judicial review. The East Wenatchee Municipal Code requires that planned unit developments be processed legislatively. DCC Title 14 authorizes the consolidation of review, as well as, the combining of hearings for a more efficient review of application. For the planned unit development application, the hearings examiner will forward a recommendation to the Douglas County Board of Commissioner for final action. NOTE: Staff recommends that for clarity that each of these actions be performed in separate documents. II. SITE INFORMATION Total Project Size: 3.52 acres No. of lots 30 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: The site is primarily vacant. An abandoned single family residence is present on the property. See Attachment A North: Single Family Homes on large lot South: EWWD/Regional Water Authority well site East: Ackerman-Dahl subdivision and multi-family site West: Apple Capitol Loop Trail, Columbia River Access: The subdivision will access NW Cascade Ave. The proposal includes a private street connecting to a public street. All roadway improvements would be the responsibility of the developer. C&C Investments Properties Staff Report Page 1

2 Zoning and Development Standards: The subject property is located within the Waterfront Mixed Use (WIVlU) 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. 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 Waterfront Mixed Use. The Waterfront Mixed Use designation take advantage of the proximity to the Columbia River and allows a mixture of uses including moderate density residential. 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. C&C Investments Properties Staff Report Page 2

3 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. 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 TRANSPORTATIOI\J 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. C&C Investments Properties Staff Report Page 3

4 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 22, 2018 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. Agency comments: Agency comments from the Douglas County Transportation Services, Douglas County GIS, Douglas County Assessor, the Chelan - Douglas Health District, Wenatchee Reclamation District, Douglas County Fire Marshal, Douglas County PUD, Douglas County Sewer District No.1, East Wenatchee Water District, City of East Wenatchee, and United State Post Office have identified mitigation or project design required for the subdivision. These comments have been included as conditions of approval to address these agency concerns. 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 proposal averages 8.5 dwellings per acre and will provide a smaller lot/home size. 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.: As conditioned, the proposed subdivision is consistent with the provision of this title. Consistency with the provisions of Required Use of Public Sanitary Sewer System, Chapter , E.W.M.C. as adopted by Douglas County: The subject property is within of the sewer district boundary. The applicant is proposing to connect the new lots to sewer. C&C Investments Properties Staff Report Page 4

5 As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of Open Space Standards, Chapter 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. On April 18, 2017, Douglas County adopted Ordinance 1\10. TLS which established an Interim Official Control regarding requirements for open space. This application is vested under that interim official control. The application does trigger the requirement to provide park/open space. Based on project size, the minimum required open space is 7,669 square feet. The application proposes a total of 8,640 square feet. A portion of the open space is proposed to be incorporated with the stormwater retention facility. Further design coordination between the project engineer and a landscape architect will be necessary in order to ensure integration of the two functions. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of D.C.C.. Chapter "Stormwater Drainage" The applicant has submitted a preliminary stormwater plan developed by a professional engineer licensed in the State of Washington. A portion of the open space is proposed to be incorporated with the stormwater retention facility. Further design coordination between the project engineer and a landscape architect will be necessary in order to ensure integration of the two functions. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of the WMU Zoning District, Chapter E.W.M.C. as adopted by Doug las County: The Waterfront Mixed Use district does not include a minimum lot size. The size of the lot determines how big a structure could be through a Floor Area Ratio calculation. The district establishes a maximum floor area ratio of 2.0. The smallest proposed lot is 2,741 square feet. Utilizing the floor area ratio and the maximum lot coverage of 80% the allowable structure size is larger than the 1,000 to 1,800 square foot structures that are proposed. The district does not include minimum front, rear or side setbacks. The proposal for an adjoining wall with a zero foot setback is consistent with no minimum side setbacks. Coordination will be required during construction of the residences to ensure that the adjoining wall is located on that property line. The application proposes a zero foot front yard setback. While the district does not have a minimum front yard setback; the C&C Investments Properties Staff Report Page 5

6 requirement for a utility easement adjacent to the private road tract will require structures be outside of that easement. The uptown district does require a minimum 20 foot setback a R-L zoning district. The southern property line is adjacent to the R-L zone. A further analysis of a reduction of this setback is found in the analysis of the planned unit development section of this staff report. As conditioned, the proposal is consistent with the provisions of this chapter. Consistency with the provisions of EWMC., 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. The traffic impact analysis dated April 14, 2017, was prepared by Transportation Engineering Northwest. Contrary to the Project Mitigation Section of the traffic study, the applicant has been informed that, in accordance with EWMC , frontage improvements on NW Cascade Ave are required. Frontage Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the EWMC. NW Cascade Ave is designated as a Urban Arterial. Figure 3-8, Urban Arterial is the applicable street standard. The project engineer requested 2 deviations from county road standards. The deviations are a 42 foot centerline radius on the internal private road labeled B-Line and that the private road access location to NW Cascade Ave be located 73 feet south of the existing 21 st street NW intersection. The County Engineer reviewed and found acceptable the proposed deviations subject to the conditions that the private road remain private and it being posted at a 10 mph speed limit. The project proposed a 28 foot wide roadway in accordance with Figure 3-7b, Urban Local Access Street (no parking and sidewalk on one side only). The minimum tract width for the internal road shall be 35 feet as shown on the preliminary plan set. The proposed road design, with approved deviations, is consistent with the county road standards. Consistency with the provisions of the Planned Unit Development District, Chapter E.W.M.C. as adopted by Douglas County: The site size is larger than the minimum 2 acres for a residential planned unit development. Planned unit developments are required to be located on major streets so that they provide direct access to the development. The subject property is located adjacent to NW Cascade Ave. which is an arterial. The subject property is adjacent to C&C Investments Properties Staff Report Page 6

7 sewer, water and power infrastructure. Adequate public services exist to serve the project. The application is not requesting any increase in density above that which is authorized by the underlying zoning. Planned unit developments are authorized to adjust setbacks established by the underlying zoning district when site conditions and project design mitigate conditions which make the setbacks necessary. The Waterfront Mixed Use District Uptown does not have minimum front, side or rear setbacks but does require a 20 foot setback from any R-L zoning district. The south property line of the subject property is adjacent to an R-L zoning district (Attachment B). This setback, along with the maximum building length, is intended to help integrate large-scale development with its surroundings; ensure that the mass and scale of buildings is compatible with the character of the neighborhood; and finally to reduce the visual impact of large buildings. The application is proposing a 10 foot setback from the south property line. The project concept is for attached single family structures (1,000-1,800 sq. ft.) which integrates well into the existing character of the neighborhood. Additionally, as can be seen in Attachment A, the adjacent property to the south is owned by the East Wenatchee Water District. This property is a well head for the Regional Water Authority. This property will not be developed residentially and there is not a need for buffering. The existing site conditions and the proposed development mitigate any impacts created by a 10 foot reduction in the setback from the R-L district for this project. 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 and recommends that the hearing examiner forward a recommendation for approval of PRD subject to the following findings of fact and conditions: NOTE: Staff recommends that for clarity that each of these actions be performed in separate documents. Suggested Findings of Fact for both applications 1. The applicant is C&C Investments Properties LLC, PO Box 2874, Wenatchee WA. 2. General Description: An application for a 30 lot planned unit development/major subdivision. Proposed lot sizes range from 2,722 sq. ft. to 4,295 sq. ft. Lots are proposed to be served by public water and sewer. 3. Location: The subject property is located on the west side of Cascade fwe within Govt Lot 9, Section 34, Township 23 N., Range 20 EWM, Douglas County, WA. The Douglas County Assessors Number is Site Information: C&C Investments Properties Staff Report Page?

8 Total Project Size: 3.52 acres No. of lots 30 Domestic Water: East Wenatchee Water District Sewage Disposal: Douglas County Sewer District Power/Electricity: Douglas County PUD Fire Protection: DOL\glas County Fire District #2 Telephone Service: Frontier 5. Site Characteristics: The site is primarily vacant. An abandoned single family residence is present on the property. 6. The subject property is located within the East Wenatchee Urban Growth Area. 7. The Comprehensive Plan Designation is Waterfront Mixed Use. 8. The subject property is located in the WMU zoning district which allows for subdivisions as permitted uses. 9. 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 '1 B. 10. Comments from reviewing agencies have been considered and addressed where appropriate. 11. Douglas County issued a Determination of Nonsignificance on February 22, 2018 pursuant to WAC (Optional DNS). 12. 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. 14. Purveyors who responded to the project have indicated that adequate utilities/services are or can serve this project. 15. As conditioned, the development will not adversely affect the general public, health, safety and general welfare. Suggested Finding of Fact specific to P In order to meet the state requirements for Enhanced 911 service, all lots within this plat will be addressed prior to final plat approval. 2. On April 18, 2017, Douglas County adopted Ordinance No. TLS which established an Interim Official Control regarding requirements for open space. This application is vested under that interim official control. 3. A request for deviation from road standards was submitted on October 17, 2017 for the proposed private roadway. The County Engineer has reviewed and accepted the requested deviation. The, two items deviating from the road standards include: a. 42 foot centerline radius on the internal private access road labeled B-Line. b. Private road access location to NW Cascade Avenue being 73 feet south of the existing 21 st Street NW intersection. 4. RCW (2) requires that appropriate and adequate provisions be made for streets or roads, alleys or other public ways. 5. The subdivision will access NW Cascade Ave via a new private road. All roadway improvements would be the responsibility of the developer. 6. A preliminary construction plan (received 10/17/2017) and stormwater report (received 10/17/2017) prepared by Ed Zontek, PE of Zontek Engineering was C&C Investments Properties Staff Report Page 8

9 submitted with the application materials associated with this project. The preliminary engineering documents suggest that topography and soil conditions are suitable for the proposed development. 7. Frontage Improvements are addressed in Chapter Transportation System and Frontage Improvements, of the EWMC. NW Cascade Ave is designated as a Urban Arterial. Figure 3-8, Urban Arterial is the applicable street standard. 8. A Traffic Impact Analysis, dated April 14, 2017 prepared by Transportation Engineering NorthWest was submitted for the proposed development. 9. A preliminary stormwater analysis and plans, dated revised September 2017 prepared by Ed Zontek, PE was submitted for the proposed development. 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. 10. 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. 11. 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. 12. Section (A), D.C.C., authorizes dedications of right-of-way and improvements to the area directly affected by the development. Suggested Finding of Fact specific to PRD This planned unit development application is for the reduction of the setback from the Low Density Residential District on the south property line from 20 feet to 10 feet. 2. The site size is larger than the minimum 2 acres for a residential planned unit development. 3. Adequate public services exist to serve the project. 4. The adjacent property to the south is owned by the East Wenatchee Water District. This property is a well head for the Regional Water Authority. 5. The existing site conditions and the proposed development mitigate any impacts created by a 10 foot reduction in the setback from the R-L district for this project. Suggested Conclusions for both applications: 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 reg ulations. 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. 5. As conditioned, the proposal is consistent with Title 17 "Subdivision". Title 19 "Environment", and Title 20 "Development Standards", of the Douglas County Code. C&C Investments Properties Staff Report Page 9

10 Suggested Conditions of Approval specific to P The project shall proceed in substantial conformance with the plans and application materials offile dated May 9,2017, October 17, 2017, and January 18, 2018 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 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. 9. The final plat shall show the location of all easements serving or encumbering the subject property. 10. 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. 11. 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. 12. 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, and Douglas County Fire Marshal. All utilities shall be located underground. 13. 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. 14. 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. 15. 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. C&C Investments Properties Staff Report Page 10

11 16. 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. 17. Concurrent with the submittal of the engineering plans for approval a landscapelrecreation plan from a landscape architect shall be submitted that coordinates the requirements for stormwater retention with the requirements for the provision of open space. 18. Prior to final plat approval the required open space shall be built/installed. 19. 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. 20. 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." 21. 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, Douglas County Code, and all other applicable code requirements. 22. Final design plans for the improvements require County acceptance prior to the start of construction. 23. Road improvements associated with this development shall include: ~ Half street frontage improvements to NW Cascade Ave in accordance with Figure 3-8, Urban Arterial (35 feet right-of-way from center line of right-of-way). ~ The internal roadway (A Line & B Line) shall be a 29 foot wide street in accordance with Figure 3-7b, Urban Local Access Street (no parking and sidewalk on one side only). The minimum tract width for the internal road shall be 35 feet as shown on the preliminary plan set. Parking will be allowed as shown on the preliminary plan set along A-Line from approximate station 4+30 to ~ No Parking signs shall be installed on A-Line and B-Line with the exception of A Line from approximate station 4+30 to ~ A-Line and B-Line shall be posted with 10 IVIPH speed limit signs. ~ A 1-ft non-vehicular access easement shall be shown on the construction plans and final plat along NW Cascade Ave (Lots 1,27,29,29, and 30) and along the A-Line and B-Line adjacent to the Storm Tract (except for location of proposed pond access). Note(s) shall be included on the face of the plat to indicate to no access along these areas shall be permitted. ~ Specific lots have limitations associated with access which shall be addressed as follows: Access to Lot 1 shall be located as far west as possible from NW Cascade Avenue to minimize conflicts at the intersection. Access to Lot 30 shall be on B-Line and be located as far south as possible to minimize conflicts at the intersection. Access to Lots 11, 15, 16 and 20 shall be located as far from the end of the curb return as possible to minimize conflicts. Lots 27 and 28 shall be accessed via a minimum 20 foot wide access easement with a minimum paved width of 15 feet. ~ All driveways, curb cuts, and sidewalks shall be shown on the construction plans and constructed prior to plat approval. ~ Deviations to the county road standards as described in the letter from Ed Zontek, received 10/17/2017, have been accepted by the County Engineer C&C Investments Properties Staff Report Page 11

12 contingent upon the internal road being private and posted at a 10 mph speed limit. A plat note is the be included that stated that the private road on this plat will not be eligible for dedication as Douglas County or East Wenatchee right-ofway. >- A private roadway operation and maintenance agreement shall be prepared, executed and recorded with the Auditor's File Number referenced on the final plat. >- New or revised driveways and accesses onto a County Road via the private drive (including temporary or construction accesses) require an approved access permit as per the procedures in DCC 12.24, Approaches to County Roads. 24. Illumination shall be designed and installed consistent with 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. 25. The location of cluster mailbox units for the subdivision shall be shown on the construction plans. A pull out/turn out shall be provided if the mail box cluster is located on NW Cascade Avenue. Location to be approved by the County Engineer and USPS Postmaster prior to plan acceptance. Additional right of way may be required. 26. Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification that the final construction of the frontage improvements, internal roads, utility plans, stormwater systems and site grading plans have been constructed in accordance with the Conditions of Approval, EWMC, DCC and the approved construction plans. Monitoring shall be required as determined appropriate by the engineer and in accordance with the Douglas County Road Standards, with final reports submitted to Douglas County along with the certification. 27. Final acceptance shall be processed in accordance with EWMC Section Performance Assurance Agreement and a warranty assurance agreement shall be completed per EWMC prior to final plat approval. 28. Utility installation/replacement/upgrade within the Douglas County right-of-way, including, but not limited to NW Cascade Avenue 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. The extent of the repair and/or replacement will be determined during construction plan review and during field inspection of the proposed work within the right-of-way. Repairs shall be completed prior to final plat approval. Repair of existing road surfaces may include overlays of the existing road surface due to the construction activities. Existing moratoriums on public roads may limit utility work to boring or pushing. DCC Specific Requirements Underground Utilities. 29. A minimum five foot utility easement is required along all lots or tracts with county road or private road frontage in accordance with applicable road standards. The applicant shall verify the minimum width requirements with the Douglas County PUD. 30. The drywell on Lot 1 shall be eliminated, located on a separate tract, or located within dedicated right-of-way. The drainage easement and stormwater conveyance system proposed along the south edge of lots shall be a minimum 15 feet wide and include provisions to allow access for maintenance of the system. The easement language shall include provisions for gates wide enough for construction C&C Investments Properties Staff Report Page 12

13 equipment (12' minimum), surfacing requirements, limitations on allowable uses, maintenance requirements, and restoration requirements should maintenance be required. A suggested revision to the design includes conveying runoff from CB 19 to CB 8 along with a connection to convey stormwater from CB 6 to CB 18. The pipe from CB 5 would need to be revised to slope from CB 5 to CB 6. This would eliminate the need for the drywell and also eliminate the need for a conveyance system on the south side of lots 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). Measures to address stormwater infiltration during frozen soil conditions shall be included, including provisions for overflow in extreme weather conditions. The stormwater plan shall have supporting calculations and final "as-built" drawings shall be delivered to Douglas County prior to final plat approval. Modifications to the system during construction shall be analyzed by the engineer and the results provided to the County to demonstrate the constructed stormwater facilities meet the conditions of approval, including but not limited to the addition of plat notes and recording of operation and maintenance agreements andlor easements. 32. The project is located in the Weilhead Protection Zone and shall comply with the requirements of DCC 19.18E. 33. Registration of facilities regulated under the Washington State Department of Ecology Underground Injection Control Program shall be completed PRIOR to construction. 34. Stormwater detention facilities shall be located on separate tract, under the functional control of the homeowners association with each lot having an undivided interest in the tract(s). 35. 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. 36. Based on the preliminary plans (received 10/17/2017). the following notes shall be placed on the face of the plat:» An engineered stormwater plan shall be submitted at the time ofbuilding permit submittal for all lots with stormwater stubs. The stormwater plan design shall include roof drain pipe sizes, inverts, and slopes for the connection from the roof drains to the stormwater stub.» Prior to issuance of the certificate of occupancy, the engineer shall submit a certification letter and record drawing to verify the stubs are installed in accordance with the engineered plan.» Prior to the certificate of occupancy, a stormwater operation and maintenance agreement prepared on Douglas County standard forms shall be executed and recorded. 37. During construction, the Engineer shall visually observe the bottom of the infiltration system to confirm that the design rate utilized is appropriate. Any modifications to the design as a result of the visual observations shall be submitted to Douglas County for review and acceptance prior to construction. 38. The Engineer of Record shall provide certification that the stormwater system has been completed in accordance with the accepted plans, as well as applicable East C&C Investments Properties Staff Report Page 13

14 Wenatchee Municipal Code, Douglas County Code and the Stormwater Management Manual for Eastern Washington. 39. Prior to final plat approval, an operation and maintenance agreement must be executed, recorded and AF# referenced on the face of the final plat regarding 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. 40. Erosion control measures shall be designed in accordance with the Stormwater Management Manual for Eastern Washington (SWIVIIVIEW). Best Management Practices shall be employed to prevent runoff from flowing over site slopes. Disturbed areas shall be revegetated and maintained throughout construction. Final grading shall incorporate permanent erosion control measures that route stormwater runoff away from site slopes and directs the collected water to appropriate discharge locations. 41. The applicant shall be responsible for preventing mud, dirt and debris from leaving the site, including stormwater runoff from being tracked or otherwise discharging onto the public right-of-way or adjacent properties. 42. 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 groundbreaking activities. Acquisition of permits is the responsibility of the applicant. 43. 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. 44. Preliminary approval 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. Suggested Conditions specific to PRD A final development plan meeting the requirements of EWMC and shall be submitted to the county within 12 months of approval of the preliminary plan by the Douglas County Board of Commissioners. The following will be Included with the final development plan: An updated development schedule when construction of the PUD will be expected to begin and when full build out is completed. Site plans/maps showing the location and floor size area of all proposed buildings, structures and other improvements, including maximum heights and types of dwelling units. Engineering plans and drawings for the circulation system and utility systems. A final landscape plan for the treatment of all open space and landscape strip. The proposed treatment of the perimeter including materials for the perimeter fencing. Provisions for maintenance of the common open space. C&C Investments Properties Staff Report Page 14

15 C&C Investments Properties Staff Report Page 15

16 Note: This map is intended for general Information purposes only. Douglas County makes no claim as to the accuracy or o current condition of the data shown on this map.

17 R,M Ii East Wenatchee Water District Note: This map is intended for general information purposes only. Douglas County makes no claim as to the accuracy or current condition of the data shown on this map. N A o

18 ATTACHMENT C

19 To: CC: Curtis Lillquist, AICP DOUGLAS COUNTY TRANSPORTATION & LAND SERVICES TH STREET NW, SUITE A EAST WENATCHEE, WA PHONE: 509/ FAX: 509/ Mitch Reister, PE, Jennifer Lange, PE, Tiffany Prazer, Tracy Petersen From: Mike Neer, PE Date: December 19, 2017 Re: P C&C Investments 30-Lot Subdivision Transportation & Stormwater Recommendations Findings of Fact 1. The preliminary construction plan (received 10/17/2017) and stormwater report (received )( 10/17/2017) prepared by Ed Zontek, PE of Zontek Engineering was submitted with the application materials associated with this project. The preliminary engineering documents suggest that topography and soil conditions are suitable for the proposed development. 2. The request for deviation from Douglas County Road Standards (received 10/17/2017) was reviewed and found acceptable by the County Engineer for the proposed private roadway. The two items deviating from DCC Road Standards include: a. 42-foot centerline radius on the internal private access road labeled B-Line. b. Private Drive access location to NW Cascade Avenue being 73 feet south of the existing 215\ Street NW intersection. 3. The traffic study prepared by Transportation Engineering NorthWest (received 5/9/2017) was reviewed. Contrary to the Project Mitigation Section of the traffic study, the applicant X has been informed that, in accordance with EWMC , frontage improvements on NW Cascade Avenue are required. With incorporation of the conditions below, preliminary approval is recommended. Transportation 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 Y. construction. Construction plans shall be prepared in accordance with the requirements of East Wenatchee Municipal Code, Douglas County Code, and other applicable code requirements. '/.. 2. Final design plans for the improvements require County acceptance prior to the start of construction.

20 3. Frontage improvements are addressed in Chapter Transportation System and Frontage Improvements, of the East Wenatchee Municipal Code shall be completed prior to final plat approval. Road improvements associated with this development shall include: '< a. Half street frontage improvements on NW Cascade Avenue in accordance with Figure 3 8, Urban Arterial (minimum 35 feet right-of-way from center line of right of way). x y b. The internal roadway (A-Line & B-Line) shall be a 28 foot wide street in accordance with Figure 3-7b, Urban Local Access Street (no parking and sidewalk on one side only). The minimum tract width for the internal road shall be 35 feet as shown on the preliminary plan set. Parking will be allowed as shown on the preliminary plan set along A-Line from approximate station 4+30 to c. No Parking signs shall be installed on A-Line and B-Line with the exception of A-Line from approximate Station 4+30 to )( d. A-Line and B-Line shall be posted with 10 MPH speed limit signs. e. A 1-ft non-vehicular access easement shall be shown on the construction plans and final plat along NW Cascade Avenue (Lots 1,27,28,29, and 30) and along the A-line and B Line adjacent to the Storm Tract (except for location of proposed pond access). Note(s) shall be included on the face of the plat to indicate that no access along these areas shall be permitted. f. Specific lots have limitations associated with access which shall be addressed as follows: i. Access to Lot 1 shall be located as far west as possible from NW Cascade Avenue to minimize conflicts at the intersection. ii. iii. iv. Access to Lot 30 shall be on B-Line and be located as far south as possible to minimize conflicts at the intersection Access to Lots 11, 15, 16, and 20 shall be located as far from the end of the curb return as possible to minimize conflicts. Lots 27 and 28 shall be accessed via a minimum 20 foot wide access easement with a minimum paved width of 15 feet All driveways, curb cuts, and sidewalks shall be shown on the construction plans and constructed prior to plat approval. 5. Deviations to the County Road standards as described in the letter from Ed Zontek, received 10/17/2017, have been accepted by the County Engineer contingent up on the internal drive being private and posted at a 10 mph speed limit. A plat note is to be included that states the private drive on this plat will not be eligible for dedication as Douglas County or East Wenatchee right of way. 6. A private roadway operation and maintenance agreement shall be prepared, executed, and recorded with the Auditor's File Number referenced on the final plat.

21 7. New or revised driveways and accesses onto a County Road via the private drive (including l( temporary or construction accesses) require an approved access permit as per the procedures in DCC 12.24, Approaches to County Roads. 8. Illumination shall be designed and installed consistent with 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. 9. The location of cluster mailbox units for the subdivision shall be shown on the construction plans. A pull out/turn out shall be provided if the mail box cluster is located on NW Cascade )( Avenue. Location shall be approved by the County Engineer and the USPS Postmaster prior to plan acceptance. Additional right of way may be required. 10. Prior to final plat approval and/or release of financial security, the engineer of record shall provide written certification that the final construction of the frontage improvements, internal roads, utility plans, stormwater systems and site grading plans have been constructed in )( accordance with the conditions of approval, EWMC, DCC, the approved construction plans. Monitoring shall be required as determined appropriate by the engineer and in accordance with the Douglas County Road Standards, with final reports submitted to Douglas County along with the certification. 11. Final Acceptance shall be processed in accordance with EWMC Performance ' Assurance Agreement and Warranty Assurance Agreement shall be completed per EWMC prior to final plat approval. 12. Utility installation/replacement/upgrade within the Douglas County right-of-way, including but not limited to NW Cascade Avenue 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. The extent of the repair and/or replacement will be determined during construction plan review and during field inspection of the proposed work within the right-of-way. Repairs shall be completed prior to final plat approval. Repair of existing road surfaces may include overlays of the existing road surface due to the construction activities. Existing moratoriums on public roads may limit utility work to boring or pushing. DCC , Specific Requirements - Underground Utilities. y 13. A minimum five-foot wide utility easement is required along all lots or tracts with county road and private road frontage in accordance with applicable road standards. The applicant shall verify the minimum width requirement with the Douglas County PUD. i 14. The applicant shall be responsible for preventing mud, dirt and debris from leaving the site, including stormwater runoff from being tracked or otherwise discharging onto the public right-of-way or adjacent properties. Stormwater Drainage 1. The drywell on Lot 1 shall be eliminated, located on a separate tract, or located within 'f.. dedicated right of way. The drainage easement and stormwater conveyance system proposed along the south edge of lots shall be a minimum15 feet wide and include

22 provisions to allow access for maintenance of the system. The easement language shall include provisions for gates wide enough for construction equipment (12' minimum), surfacing requirements, limitations on allowable uses, maintenance requirements, and restoration requirements should maintenance be required. A suggested revision to the design includes conveying runoff from CB 19 to CB 8 along with a connection to convey stormwater from CB 6 to CB 18. The pipe form CB 5 would need to be revised to slope from CB 5 to CB 6. This would eliminate the need for the drywell and also eliminate the need for a conveyance system on the south side of lots 't( 2. 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). Measures to address stormwater infiltration during frozen soil conditions shall be included, including provisions for overflow in extreme weather conditions. The stormwater plan shall have supporting calculations and final "as-built" drawings shall be delivered to Douglas County prior to final plat approval. Modifications to the system during construction shall be analyzed by the engineer and the results provided to the County to demonstrate the constructed stormwater facilities meet the conditions of approval. 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. X 3. The project is located in the wellhead protection zone and shall comply with the requirements of DCC E. '< 4. Registration of facilities regulated under the Washington State Department of Ecology Underground Injection Control (UIC) Program shall be completed PRIOR to construction. \( 5. Stormwater detention facilities shall be located on a separate tract, under the functional control of the Homeowner's Association with each lot having an equal and undivided interest in the tract(s). l( 6. 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. -I. 7. Based on the preliminary plans (received 10/17/2017), notes shall be included on the face of the plat as follows: a. An engineered stormwater plan shall be submitted at the time of building permit submittal for all lots with stormwater stubs. The stormwater plan design shall include roof drain pipe sizes, inverts, and slopes for the connection from the roof drains to the stormwater stub. b. Prior to issuance of the certificate of occupancy, the engineer shall submit a certification letter and record drawing to verify the stubs are installed in accordance with the engineered plan. c. Prior to issuance of the certificate of occupancy, a Stormwater Operation and Maintenance Agreement prepared on Douglas County standard forms shall be executed and recorded.

23 8. During construction, the Engineer shall visually observe the bottom of the infiltration 'I(' system to confirm that the design rate utilized is appropriate. Any modifications to the design as a result of the visual observations shall be submitted to Douglas County for review and acceptance prior to construction. 9. The Engineer of Record shall provide certification that the stormwater system has been completed in accordance with the accepted plans, as well as applicable East Wenatchee X Municipal Code, Douglas County Code and the Stormwater Management Manual for Eastern Washington. 10. Prior to final plat approval, an operation and maintenance agreement must be executed, recorded and the Auditor's File Number referenced on the face of the final plat regarding )( 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 longterm maintenance of the private stormwater drainage system within the development. i 11. Erosion control measures shall be designed in accordance with the Stormwater Management Manual for Eastern Washington (SWMMEW). Best Management Practices shall be employed to prevent runoff from flowing over the site slopes. Disturbed areas shall be revegetated and maintained throughout construction. Final grading shall incorporate permanent erosion control measures that route stormwater runoff away from site slopes and directs the collected water to appropriate discharge locations. ')( 'I( 12. 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. 13. 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.

24 @ -7J ~ ~ SO from CB 19 to.ebb I " ~13, ~ ~OOIil@~ IiIr I" " 1(;>;?CNO " - r gr-l x 41' w 3~'i~;it I t;l l l l -.. J -;' II I ~@ ~~ ~ ~@ ~,, ~~ m7 ~@, ~I. I ~.'1 II ~ _. _. - : f~_~~~. I : ~~i Go ~ ~ ~ ~)~,'1-1 1 _ ~.,;! :~ : ';1 it' 5- VnL ( :. -- " ~ ~ };l ~~ - - ~~ ~@ ~~ ~@ ~ ~7J O'r #~ ~ ~'(>... / i....,.,"/ '/,y Eliminate pipe run and easement. :< " 1:

25 July 10, 2017 Curtis Lillquist, AICP Douglas Co. TLS th St. NE, Suite A East Wenatchee, WA Re: Dear Curtis CITY OF EAST WENATCHEE COMMUNITY DEVELOPMENT DEPARTMENT th Street r--ie * East Wenatchee, WA Phone * Fax LBarnett@east-wenatchee.com P /PRD C & C Investment Properties LLC Sent Via Please consider the following comments during the review of the proposed project. 1. The proposed project does not appear to be in compliance with EWMC which requires a 20 foot setback from adjacent properties in the R-L Zoning District. The south property line of the subject property abuts the R-L Zoning District. The narrative submitted indicates that they are proposing a zero rear yard setback for all lots. It should be noted that EWMC permits a reduction for the side yard setbacks and EWMC permits a reduction for front yard setbacks. Chapter does not contain a provision to reduce rear yard setbacks. 2. The proposed project does not appear to be in compliance with the street standards in Chapter EWMC. The proposed private road shows a tract width of 25 feet and a parallel utility easement 5 feet in width. According to the SEPA Checklist, they anticipate 300 ADT and they are proposing on-street parking on both sides of the street. The street standards for local access streets of more than 200 ADT require: a. A minimum easement or right of way width of 45 feet, a parallel utility easement of 7.5 feet on each side, a minimum pavement width of 28 feet (two 12 foot driving lanes and two 2 foot shoulders) with no on-street parking permitted, and sidewalks on both sides of the street. b. If on-street parking is proposed for one side of the street, the easement/right of way width increases to 50 feet and the pavement width minimum is 28 feet (7 foot parking, two 10 foot driving lanes and a 1 foot shoulder) and sidewalks on both sides of the street. c. If on-street parking is proposed for both sides of the street, the easement/right of way width increases to 50 feet and the pavement width minimum is 32 feet (two 7 foot parking lanes, and two 9 foot driving lanes) and sidewalks on both sides of the street. EMIVIC O(c)(3) includes provisions for access easements of 30 feet in width with 20 feet of pavement width if no fire hydrants and 26 feet of pavement width if there are fire hydrants; however, the use of that style of access is limited to no more

26 than 4 lots. Given the proposed tract width of 25 feet, the proposed street could not meet the 26 foot pavement width for an access easement. EWMC permits a reduction in the roadway width and easement or right of way width if deemed appropriate and where there is a separate pedestrian path and adequate off-street parking facilities are provided. The project description does not indicate the proposed pavement width for the interior roadway. On-street parking would consume 7-8 feet of pavement width per side. Even if the pavement width was improved to 25 feet, allowing on-street parking on both sides of the street would narrow the driving lane to one, 9 to 11 foot wide lane. That does not allow two-way vehicular movement. The proposal is silent on the provision of sidewalks. Tract 8 provides a pedestrian path to the Loop Trail for the perimeter lots; however, that trail does not serve as interior circulation for pedestrians. 3. The proposed access to Lot 27 is insufficient in width where it intersects the private street. The width of the frontage on the street is only 7.56 feet (See C-9 in the Parcel Curve Table). The configuration of the access appears to be a joint-use driveway since there is no other frontage for Lot 28. EWMC (c)(2)(a) requires a minimum pavement width of 10 feet for residential driveways serving one lot and for joint-use driveways, the minimum improved width is 15 feet. The frontage and easement as shown on the map would not permit the construction of a driveway that would meet the minimum width standards. 4. The map indicates that Tract 8 is a perimeter 5 foot landscape buffer and a pedestrian path. The narrative indicates that the path will have an all-weather surface. Those two descriptions do not appear to be consistent. The path seems intended to meet the Open Space Standards for Passive Recreation Facility in EWMC (8)(2) - including the Interim Requirements oftls It is unclear how the path could be a landscape buffer and pedestrian path. The perimeter lots have direct access to this path/trail facility. However, it is unclear how the center lots will access the path since the private street terminates before reaching the path. 5. From the description and layout, it appears that the project would need to comply with the Small Lot Residential Development requirements in the Greater East Wenatchee Urban Growth Area Design Standards & Guidelines. It should be noted that section of the design standards reduces the Floor Area Ratio from the WIVlU Uptown standard of 2 down to There are also requirements listed in that section to de-emphasize the garage exposure to the street. If you have any questions regarding these comments, please call me. Sincerely: City of East Wenatchee d~/7~ Lori 8arnett Community Development Director