LAST DATE TO APPEAL: JANUARY 25, 2006
BEFORE THE LAND USE HEARINGS EXAMINER
CITY OF VANCOUVER, WASHINGTON
REGARDING THE APPLICATION FOR A ) FINAL ORDER
pRELIMINARY PLAT TO SUBDIVIDE )
APPROXIMATELY 2.65 ACRES INTO 22 ) CASCADE POINTE SUBDIVISION
SINGLE-FAMILY RESIDENTIAL LOTS IN THE ) PRJ2005-00646/PLD2005-00046
MEDIUM-DENSITY RESIDENTIAL DISTRICT )
(R-12) IN THE CITY OF VANCOUVER,
)
CLARK COUNTY, WA.
APPROVED WITH CONDITIONS
INTRODUCTION
The applicant is requesting subdivision approval to divide a 2.65-acre parcel into 22 attached
single-family residential lots. Access to the site is from SE 19th Street and SE 113th Street, north
of the parcel. Adjacent land uses to the north, south and west are single-family residential and to
the east are condominiums. Adjacent Land Uses North, south and west are single-family
residential; East are condominiums. Adjacent zoning designations to the north across NE 19th
Street are Low-Density Residential (R-6) and East, south and west are Medium-Density
Residential (R-12).
Location 11217 SE 19th Street. Tax Lot 113120-000, located in the
SW quarter of Section 34, Township 2N, Range 2E of the
Willamette Meridian and the NW Quarter of Section 03, Township
1N, Range 2E of the Willamette Meridian.
Parcel Size: 2.65 acres
Applicant Jaefcob, LLC
313 SE 199th Avenue
Camas, WA 98607
Property Owner Richard Truax, Trust Etux
3401 NE 102nd Court
Vancouver, WA 98662
Zoning R-12
Comp Plan UM
SEPA Mitigated Determination of Nonsignificance, September 24, 2005
Regulations VMC Chapters 11.80 Street Standards; 11.90 Transportation;
14.04 Water and Sewer Use Regulations; 14.16 Water and Sewer
Service Connections; 14.24 Erosion Control; 14.25 Stormwater
Control; 16.04.160 Water Supply and Fire Hydrants; 16.04.150
Fire Apparatus Access; 16.04.170 through 16.04.210 Fire
Protection Systems; 16.04.010 Premises Identification; 20.210
Decision-Making Procedures; 20.320 Subdivisions; 20.915 Impact
Fees; 20.770 Tree Conservation; 20.410 Low-density Residential
Districts; 20.925 Landscaping and Open Storage; 20.945 Parking
and Loading; and 20.790 State Environmental Policy Act
Regulations.
Public Works Publications
General Requirements & Details for Water Main Construction and
General Requirements & Details for Sewer Main Construction
Other
RCW 58.17
Manual on Uniform Traffic Control Devices (MUTCD)
HEARING AND RECORD
The Public Hearing on this matter was held on January 5, 2006 and the record was closed at the
end of the hearing. A record of all testimony received into the record is included herein as
Exhibit I (Parties of Record), Exhibit II (Audio Tape ), and Exhibit III (Written Testimony,
Exhibits 1 - 15). These exhibits are filed at the City of Vancouver Development Review
Services.
The Examiner has conducted an unaccompanied site visit prior to the Hearing.
Hearing:
Greg Turner, the lead planner on this application, introduced the site, summarized the key
findings of the Staff Report and recommended approval. In doing so he testified that there are
some changes to the staff report; on page 9, regarding the transportation impact fee, which
should be $1,048 per dwelling. The same change should be made to the chart. With respect to the
conditions of approval, there are some changes made there as well. The new conditions 5 and 11
completely replace the previous conditions 5 and 11; condition 28 has also been replaced. All
written comments received have been addressed in the staff report. Staff is recommending
approval of this application subject to the conditions of approval contained in the staff report.
Meridee Pabst, applicant’s attorney, had a couple of clarifications. There is a reference to
infiltration of stormwater on page 22 -- condition 24, the last bullet, refers to a note regarding
infiltration, The applicant is not proposing to infiltrate, but will detain and release off-site. On
page 6, the last finding, perhaps strike the rest of the sentence after “site.” This also appears on
page 18 - any reference to infiltration should be struck. Also, the stormwater facility will be
public, so no easement should be required - this relates to condition 26 on page 22. If an
easement is required, it will be provided. The findings related to that are on pages 15 and 16.
Also, the certificate of concurrency misstates the amount of the model run fee, on page 5 of
Exhibit 7. Finally, page 11, number 4 and number 6, and on page 16, the fourth bullet, should be
modified. One other thing about Tract A, the utility pad, there are 3-4 cell tower easements in
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 2 of 24
that tract. The applicant is still finalizing the exact dimensions of that pad and will finalize that
prior to final plat.
Mr. Turner noted that Staff did receive a comment from Coldwell Banker (Exhibit 15), noting
their expectation that continued access would be allowed through easements.
Richard Truax, the owner of the property, wanted to make sure that the dimensions of Tract A
are 70 feet N-S and 80 feet E-W, with a non-restrictive easement along the north and east
boundaries. He wanted to be sure that this is a matter of public record.
Mr. Turner explained that Exhibit B shows the dimensions of the three pads.
Mr. Truax continued that the developer may make arrangement with the cell phone companies so
that access is changed as shown on the proposed drawings.
There was no other testimony.
FINDINGS
The Hearing Examiner adopts as his own and incorporates by reference the findings and
conclusions contained in the STAFF REPORT AND RECOMMENDATION (dated
December 19. 2005), except to the extent expressly modified or supplemented herein. Only the
issues and the approval criteria raised in the course of the application, at the hearing or before the
close of the record, are discussed in this section. Any standard that might be deemed to be an
applicable approval criteria but which was not raised by staff, the applicant or a party to the
proceeding has been waived as a contested issue, and no argument with regard to any such issue
or criterion can be raised in any subsequent appeal. Criteria not discussed specifically in these
findings below are deemed to be met. The following findings support this decision and are
related to the issues that were raised during these proceedings:
COMPREHENSIVE PLAN POLICIES
The site is surrounded by urban development. The proposed development is compatible with the
surrounding single-family residential neighborhoods and allows the infill of the subject under-
developed property. Comprehensive Plan findings in support of this approval are found in the
Staff Report, pages 3-5.
VANCOUVER MUNICIPAL CODE
Land Use
20.210 Decision-Making Procedures
Per Table 20.210-1, Preliminary Subdivisions are a Type III development application requiring a
public hearing before the Hearings Examiner.
Subdivision Approval Criteria
20.320.040 Preliminary Plat Approval Criteria
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To grant approval of a preliminary short subdivision or subdivision, the applicant must
demonstrate compliance with all of the following criteria
Public facilities provision. Appropriate provisions to the extent necessary to mitigate an impact
of the development have been made for transportation, water, storm drainage, erosion control
and sanitary sewage disposal methods that are consistent with the City’s current ordinances,
standards and plans;
The project has been designed to provide for public facilities by extending necessary utility
infrastructure systems in accordance with current City Standards. As discussed in following
sections of this decision, appropriate provisions have been made for water, storm drainage,
erosions control and sanitary sewage disposal.
Proposed improvements. Appropriate provisions have been made for proposed streets, alleys
and public ways, utilities and other improvements that are consistent with the City’s current
ordinances, standards and plans, and Department of Health and/or Washington State
Department of Transportation standards and plans, where applicable;
Improvements will be made for water, sanitary sewer, stormwater and transportation, each of
which will be in compliance with the provisions of this Title and other State requirements. As
discussed in following sections of this decision, appropriate provisions have been made for
streets and utilities and other improvements, which are consistent with current standards and
plans.
Open space and dedications. Appropriate provisions to the extent necessary to mitigate an
impact of the development have been made for open space, parks, schools, dedications,
easements and reservations;
There are no known open space requirements for this project and all necessary right-of-ways and
easements shall be dedicated to the City.
Physical characteristics. The design of the proposed short subdivision or subdivision-site has
taken into consideration the physical features of the site, including but not limited, to:
topography, soil conditions, susceptibility to flooding, inundation or swamp conditions, steep
slopes or unique natural features such as wildlife habitat or wetlands;
The project has been designed taking into consideration the physical features of the site.
Re-platting of existing subdivisions. When re-platting an existing subdivision, the short
subdivision or subdivision shall comply with all of the terms and conditions of the existing
subdivision’s conditions of approval;
The proposed subdivision is not part of an existing subdivision.
Compliance with all requirements of this Title. The proposed short subdivision or subdivision
complies with all applicable requirements of this Title unless modified through the approval; and
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Finding: Improvements will be made for water, sanitary sewer, stormwater and transportation;
each will be in compliance with the provisions of this Title and other State requirements
Compliance with State requirements. That the proposed short subdivision or subdivision
complies with the requirements of RCW 58.17.110.
Improvements will be made for water, sanitary sewer, stormwater and transportation, each will
be in compliance with the provisions of this Title and other State requirements.
Conclusion: The proposed subdivision meets the criteria for platting as proposed.
VMC 20.320.70 Technical Standards
Streets
This project will dedicate rights-of-way and improve streets as shown on the Preliminary Plat.
The Preliminary Plat shows the access points, location and width of the internal proposed road
and adjacent roads.
Access to the site is proposed from SE 19th Street. The road design for SE 19th Street is based
on the City’s neighborhood circulator standard (Standard Plan T10-14). The road design for
SE 113th Avenue is based on the City’s loop/cul-de-sac standard (Standard Plan T10-16). The
internal cul-de-sac is proposed with a 35-foot right-of-way radius and a 30-foot paved section.
City transportation staff indicated this cul-de-sac design standard is allowed for roads less than
400 feet. Please refer to the Preliminary Plat for more information. The proposed internal roads
will provide safe and efficient circulation throughout the site.
Sidewalks in compliance with the City of Vancouver Road Standards and ADA Standards will
be constructed as indicated on the plans. Driveways on corner lots will be shared if it is required
to meet City Road Standards. This will be determined during final engineering.
Street lighting will be provided as required by VMC. The applicant will coordinate with Clark
Public Utilities and will ensure compliance with City Standards Detail T21-01 for the installation
of street lighting as required. Lighting has been addressed on the civil engineering plans
submitted with this proposal.
Blocks
The appropriate right-of-way dedication has been made to comply with street standards. The
proposed internal access road is designed to align with the existing road to the north of the site.
Existing on-site conditions of the neighboring subdivision layout dictated the road layout.
Easements
The proposed subdivision will be served by City of Vancouver water and sewer service.
Applicable utility easements for water, sewer, stormwater and other utilities will be provided as
required.
Flag Lot
Proposed flag lots will meet this standard which states the minimum width of a flag stem serving
one lot shall be 15 feet and the minimum width of a flag stem for shared flag access shall be 20
feet.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 5 of 24
Side Lot Lines
Side lot lines, as far as practical, will run at approximate right angles to the street/access on
which the lot faces.
Lot Frontage
All lots will comply with this standard which states that, with the exception of flag lots, all lots
shall have a minimum 20 feet of road frontage.
Lot Depth and Setbacks
The proposed lots do not front on primary or secondary arterials so this does not apply.
Parks and Playgrounds
There are no proposed parks or playgrounds within this subdivision.
Existing Trees
The proposal shall comply with the tree and vegetation management provisions contained in
Chapter 20.770 VMC, Tree Conservation.
Monument Setting
Surveying data shall comply with all applicable City, State and Federal ordinances regulating
surveying standards. This includes monument setting and drafting standards. Elevation bench
marks shall be established within the subdivision with elevations to U.S. Geological Survey
datum.
20.420 Medium-Density Residential
Per VMC Table 20.420.030-1, attached single-family dwellings are a permitted use in the R-12
zoning district provided the minimum required residential density is met on an overall project
basis.
Per VMC Table 20.420.050-1, the minimum lot size is 2,800 square feet. The parcel area is 2.65
acres with approximately .83 acres of right-of-way, utility tract and stormwater facility for a net
area of 1.8 acres or 78,503 square feet. Based on the net area of 78,503 square feet, the minimum
density allowed is 19 units and the maximum density allowed is 22 units. The applicant is
proposing 22 single-family residential lots on the site which meets the minimum and maximum
density requirements for the R-12 zone.
Per VMC Table 20.410.050-1, the applicant is required to meet certain setbacks, lot area as well
as lot width and depth requirements.
The proposed development contains a minimum lot area of 2,800 square feet, a minimum lot
width of 30 feet and a minimum lot depth of 90 feet. The lot dimensional requirements are met.
The setbacks will be determined and reviewed at the time of building permit review.
Environmental
20.770 Tree Conservation
The applicant submitted a Level V Tree Plan. A tree density of 30 tree units per acre is required
for new development. Based on a 2.65-acre site, 80 tree units are required. The submitted tree
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 6 of 24
plan indicates the retention of 18 units. The applicant is also proposing to plant 62 tree units on
the site for a total of 80 tree units. The tree density requirement is met.
The following note shall be placed on the final plat: “Per VMC 20.770.100, each lot owner shall
be responsible for the planting and maintenance of all street trees adjacent to their lot pursuant to
the approved tree plan. In addition, no party shall receive an occupancy permit prior to planting
all other required trees on their lot consistent with the approved tree plan. The maintenance of
the trees shall be the responsibility of each lot owner. Trees within the plat may not be removed
without a permit from the City of Vancouver.”
A condition of approval has been added requiring the applicant to indicate the tree protection
fencing on the Erosion Control and Grading Plan for the existing trees to be retained.
Additional Development Standards
20.915 Impact Fees
Impact fees shall be paid prior to building permit issuance. The impact fees are as follows:
Fee Type Fee per new single-family dwelling
Park District #2 $2,751
Evergreen School District $3,540
East City Transportation District/ I-205/Mill Plain $1,048
Transportation Overlay District
20.925 Landscaping
Per VMC Table 20.925-1, 10 percent of the net lot area is to be landscaped. Each lot within the
subdivision is required to provide front, side and rear yard setbacks, the majority of which
consists of landscaping large enough in area to meet or exceed this requirement.
Per VMC 20.925.060, all development projects fronting on a public street shall be required to
plant street trees. The Level V Tree Plan indicates twenty three, 2-inch caliper Cascade Snow
Cherry trees will be planted for every 30 feet of street frontage.
20.945 Parking and Loading
Per VMC Table 20.945-4, single-family attached dwellings require one off-street parking space.
The space shall be a minimum 9 feet in width by 17 feet in depth. Compliance will be verified at
the time of building permit review.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 7 of 24
Transportation (VMC 11.80 and 11.90)
Transportation Concurrency
The proposed development is located within the 114 Transportation Analysis Zone and is located
within the Following Transportation Management Zone.
TAZ #114
Corridor/TMZ Limits of Corridor
Mill Plain Boulevard Andresen Road – I-205
112th Avenue Mill Plain Blvd - 28th Street
NE 162nd Avenue Fourth Plain Blvd to SE 1st Street
NE 164th Avenue SR-14 to SE 1st Street
Land Use ITE Average Traffic Traffic Traffic Traffic Impact Overlay Fee Per
Description Land Daily Impact Fee Impact Fee Impact Fee Due Traffic Single-
Use Trips Overlay Adjustment Impact Fee family
Code Due Dwelling
Unit
Single- 210 119 $207 $10 x .85 $21,000 $1,014 $1,048
family
The City will incur a modeling expense for evaluating the impact of the proposed development
on the concurrency corridors. The following is the operational model corridor impacted by the
development and appropriate fees based on the submitted trip distribution. The fee is based on
$30/PM peak hour trip entering the corridor. The applicant shall reimburse this expense to the
City prior to civil plan approval.
Corridor Name Corridor Limit Number of PM Peak Total model
Trips to Corridor run fee
112th Ave. Mill Plain Blvd. to 28th St. 2 $60
162nd Ave. 1st St. to Fourth Plain Blvd. 1 $30
164th Ave. SR14 to 1st St. 1 $30
Mill Plain Blvd. Andresen Rd. to I-205 2 $60
SE 19th Street
Based on the information provided, the applicant has property frontage on SE 19th Street which
is designated as a Neighborhood Circulator street.
Existing half-street right-of-way 27 feet
Min. required half-street right-of-way dedication per City Standard Plan T10-14 27 feet
Half-width shown on preliminary civil plans 27 feet
Additional right-of-way dedication required 0.0 feet
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 8 of 24
All other aspects of this proposed development comply with the applicable code requirements
except for the following:
1. Street lighting is required on SE 19th Street per VMC 11.80.047. The applicant shall show on
the civil plans the existing and proposed street lighting location, wattage and station offset.
The applicant will need to ensure the street lighting for the site meets the requirements of
City Standard Plan T21-01.
2. Dead end sidewalks shall have a temporary asphalt pedestrian ramp per City Standard Plan
T02-10 for transition to the existing pavement. The applicant shall show the location of the
temporary ramp on the civil plans.
3. The applicant shall install ADA ramps at the south corners of the intersection of SE 19th
Street and SE 113th Street per City of Vancouver T02-05.
4. The applicant does not meet code requirements for driveway spacing from back of curb
return to driveway for Lots 18 and 1. The applicant shall submit a road modification request
for the location of the two driveways. The driveway for Lot 18 shall be limited to 12 foot
wide driveway drop. The applicant shall install a “No Parking Here To Corner” sign with an
arrow heading west at the corner of Lot 18. The driveway for Lot 1 shall be limited to a 10
foot wide driveway drop. The applicant shall install a “No Parking Here To Corner” sign
with arrow heading north at the corner of Lot 1.
Internal Streets (SE 113th Street and SE 20th Street)
SE 113th Street and SE 20th Street do not currently exist. These streets will be designated as
Loop/Cul-De Sac streets. Loop/Cul-De Sac streets require a minimum 50 feet full-width right-of-
way per City Standard Plan T10-16.
Existing half-street right-of-way 0.0 feet
Min required half-street right-of-way dedication per City Standard Plan T10-16 25 feet
Half-width shown on preliminary civil plans 25 feet
Additional right-of-way dedication required 0.0 feet
All other aspects of this proposed development comply with the applicable code requirements
except for the following:
1. Street lighting is required on all internal streets. The applicant shall show on the civil
plans the existing and proposed street lighting location, wattage and station offset. The
applicant will need to ensure that the street lighting for the site meets the requirements
of City Standard Plan T21-01.
2. Mailbox shall not be placed in sight distance triangles or vision clearance triangle. The
applicant shall show the location of the mailbox on the civil plans.
3. Driveways shall meet the spacing and dimensional requirements of VMC 11.90.016. The
applicant shall provide detail and location of all driveways on the civil plans.
4. The applicant shall construct the 35-foot radius cul-de-sac per City of Vancouver
T10-01.
5. Fifteen-foot access easement for Tract “A” and “B” overlaps the driveway serving
Lot 7. The applicant shall place a note on the final plat stating no structure shall be
placed on the easement in the area of the driveway. The City of Vancouver recommends
the 15-foot access easement for Tracts “A” and “B” be relocated 5 feet to the east.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 9 of 24
6. The applicant shall provide a pedestrian connection from SE 20th Street to SE 114th
Court, if SE 114th Court is a public street.
7. The applicant shall install “No Parking, Fire Lane” signs on one side of SE 113th
Avenue.
8. The applicant shall show on the civil plans, intersection sight distance requirements per
City of Vancouver T04-03.
9. The applicant shall install stop sign (R1-1) and stop bar on SE 113th Avenue at SE 19th
Street per City of Vancouver T29-24.
10. The applicant shall install a “No Outlet” sign (W14-2) on southbound SE 113th Avenue.
11. The applicant shall show on the civil plan the residential driveway location per City of
Vancouver standard detail T04-13.
12. The applicant shall install a “No Parking" sign in the cul-de-sac.
13. The applicant shall show on the civil plan curve data table.
14. The applicant shall show on the civil plan street profiles.
Per the applicant’s traffic analysis, all impacted intersections are expected to operate at
acceptable levels of service (LOS). The table below is a summary of the Level of Service for the
intersection impacted by the project.
Intersection Type Peak Traffic Scenario
of Hour 2005 Existing 2010 2010 Total
Control Background
LOS Delay LOS Delay LOS Delay
Ellsworth Two- AM C 23.5 D 26.2 D 26.4
Rd & SE Way
19th Street Stop PM C 23.5 D 32.5 D 33.0
SE 113th Two- AM A 8.5 A 8.5 A 9.0
Av & SE Way
19th Street Stop PM A 9.1 A 9.2 A 9.3
Additional Conditions of Approval
Notes Required on Final Plat
The applicant shall add a note to the plat stating “All lots shall conform to City of Vancouver
driveway spacing standards per VMC 11.90.016, or as shown on this plat.”
Prior to Civil Plan Approval
The applicant shall pay the model run and maintenance fees totaling $180 for the modeling
of the following transportation corridors:
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 10 of 24
Corridor Name Corridor Limit Number of Total
PM Peak model
Trips to run fee
Corridor
112th Ave Mill Plain Blvd to 28th St 2 $60
162nd Ave 1st St to Fourth Plain Blvd 1 $30
164th Ave SR14 to 1st St 1 $30
Mill Plain Blvd Andresen Rd to I-205 2 $60
Prior to Final Plat Approval
The applicant shall comply with VMC 11.95 and the requirements of City Ordinances
M-3354, M-3538, M-3536 and M-3537.
Prior to Issuance of any Building/Development Permits
The applicant shall comply with VMC 11.95 and the requirements of City Ordinances
M-3354, M-3538, M-3536 and M-3537.
To permanently vest the trips for the project, a final plat shall be obtained within 30 months
from the issuance date of this Certificate of Concurrency, or an approved developer’s
agreement with the City shall be obtained. Otherwise, the Certificate of Concurrency for the
proposed project shall expire in 30 months from the issuance date of this certificate per
amended VMC 11.95.120, adopted on February 20, 2001, by City Council.
The applicant shall pay a total Transportation Impact Fee (TIF) due of $22,014. The TIF due
for each lot at the time of building permit issuance is $22,014 divided by 22 lots or $1,001
per lot.
Water and Sewer (VMC Title 14)
Water
There is an existing 6-inch public water main in SE 19th Street.
The applicant proposes to extend an 8-inch Ductile Iron (DI) public water main reducing down
to 4-inch DI from the existing main in SE 19th Street on-site in the proposed public roads.
The applicant shall meet the water requirements as detailed in the Request for Utility Services
(RUS2004-00236) and design and construct public water per the General Requirements and
Details for the Design and Construction of Water, Sanitary Sewer and Surface Water Systems
(latest revision).
The applicant shall submit final civil engineering plans for review and approval by the City of
Vancouver.
Conclusion: The submitted plans indicate the requirements can be met.
Sewer
There is an existing 10-inch public sewer main in SE 19th Street with a manhole at the
intersection of SE 19th Street and SE 113th Avenue. There is an 8-inch main along the west side
of SE Ellsworth Road.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 11 of 24
The applicant proposes to extend an 8-inch public sewer main from the existing manhole in
SE 19th Street on-site in the proposed public roads.
The applicant shall meet the sanitary sewer requirements as detailed in the Request for Utility
Services (RUS2004-00236) and design and construct public sanitary sewer per the General
Requirements and Details for the Design and Construction of Water, Sanitary Sewer and Surface
Water Systems (latest revision).
The applicant shall submit final civil engineering plans for review and approval by the City of
Vancouver.
The submitted plans indicate the requirements can be met.
14.24 Erosion Control
The site’s subsurface soils are classified as Hillsboro Silt Loam (HsB) with boulders on the
surface and Rock Land (RK), per the Soil Survey of Clark County, Washington. Based on
information provided on preliminary erosion control and grading plan, the site generally slopes
from north to south from approximate elevations of 193 to 171.
The applicant has shown on the preliminary plans to provide silt fencing, inlet protection and a
construction entrance for erosion control facilities.
The applicant has provided a preliminary erosion and sediment control plan demonstrating the
proposal, as conditioned, can meet the requirements of the Erosion Control Ordinance (VMC
14.24).
Final erosion control engineering plans shall be incorporated into the final approved civil
engineering plans. The plan shall cover erosion control during all phases of construction.
Specifically, the plans shall address the following:
1. Provide erosion control standard detail sheet or allowed reference statement with items
referenced by City of Vancouver (COV) detail numbers
2. Provide notes for methods of erosion control during all phases of construction including
demolition of the existing structures and structural materials
3. Provide contours a minimum of 25 feet onto all adjacent property
4. Provide notes for the protection of adjacent area, streets and drainage systems from
construction erosion from dust and other types of sedimentation
5. Provide monitoring details for construction ingress/egress
6. Provide a note instructing the contractor to maintain an on-site written daily log of erosion
control practice and maintenance
7. Show the location of the proposed construction entrance(s); only one is normally allowed
8. Show all proposed grading and stockpile areas
9. Provide a note stating “During the period from October 1 to April 30 no soil shall be exposed
for more than two (2) days. From May 1 to September 30 no soil shall be exposed for more
than seven (7) days”
14.25 Storm Sewer
The applicant has provided a Preliminary Hydrology Report and Plans by Olson Engineering Inc.
dated September 1, 2005 (Exhibit 9).
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 12 of 24
All stormwater design storms for this site are shown to discharge into biofiltration swale for
water quality treatment and stored in a pond to provide post-development stormwater water
quantity detention. The pre-development stormwater flow will then be released to the south
through an easement into a roadside ditch on the north side of Highway 14 which drains south
across Highway 14. The exact route and easement was not provided.
New impervious areas for the project site will be created by roof drainage and the construction
roads. The storm runoff created from the new roof areas is shown to be collected for the
individual lots and piped to the swale or to the pond based on information provided on
preliminary plans. The stormwater flows from roof downspout runoff is shown to be separated
from the road area collection system in some of the areas where it is possible. All the stormwater
runoff created by the street/roads is shown to be treated for water quality in the swale on the
preliminary plans.
The applicant has determined on-site infiltration is not probable due to soils.
The submitted plans as conditioned appear able to meet the Vancouver Stormwater Ordinance
requirements for water quality and quantity by constructing a stormwater facility that provides
treatment and control as shown in the preliminary stormwater plan. Final stormwater engineering
plans and a final stormwater report shall be incorporated into the final approved civil engineering
plans.
All post-developed design storms are to be retained on-site then released off-site at the pre-
developed rate according to the preliminary hydrology report. If off-site circumstances do allow
for discharge from the site, a detailed design of the off-site discharge including the appropriate
easements shall be provided. It will be necessary for the applicant to provide documentation for
the agreement of WSDOT to receive the planned stormwater flows.
The off-site discharge rates shall be included in the report including the peak release rate for the
2-, 10-, and 100-year stormwater design storms. Discharges shall not exceed the respective pre-
development rates, and a hydraulic capacity analysis of the downstream conveyance system will
be required.
The subdivision street drainage has been addressed, but no on-site drainage shall drain onto
surrounding public streets or properties or adjoining properties unless approved by Surface
Water Management (SWM).
All stormwater treatment facilities will need to meet the current City of Vancouver stormwater
standards. Water quality will be provided with a City-approved Best Management Practice
(BMP) per the Puget Sound Manual, prior to infiltration.
The applicant has proposed a Stormwater Facility Maintenance Manual and will be required to
show the water quality facility to be privately owned and maintained including documentation
for funding and responsible parties.
If required, easement in the form of a covenant running with the land shall be dedicated to the
City of Vancouver from a public road, through a driveway, to and around the stormwater water
quality facility for access and inspection.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 13 of 24
The preliminary plans for stormwater quantity and quality treatment provided by the applicant
are not complete and will need additional detail for review and approval. Some design items for
the swale and pond in the form of proposed details shown on the preliminary plan are not
acceptable by City of Vancouver’s design requirements and will need to be corrected.
Conditions for Approval:
Final erosion control and stormwater control engineering plans and the final stormwater
report shall be incorporated into the final approved civil engineering plans.
The stormwater treatment facility will need to meet the current City of Vancouver
stormwater standards.
An easement for the off-site discharge of stormwater shall be provided.
If stormwater is discharged onto WSDOT property (either directly or indirectly through a
ditch or pipe system that drains to WSDOT property), an agreement from WSDOT shall be
obtained to receive the proposed quantities of the 2-, 10- and 100-year discharge.
All post-developed stormwater design storms shall be detained on-site.
The applicant and contractor shall ensure that sediment does not impact adjacent properties
or the surrounding public roads during construction.
Fire (VMC Title 16)
16.04.160 Water Supply and Fire Hydrants (IFC 508)
The available fire flow in the area is adequate with credit for approved fire sprinkler systems
throughout.
Preliminary fire hydrant locations have been submitted and approved.
Prior to civil plan approval, existing fire hydrants pertaining to the project and required new fire
hydrants with pipe sizes shall be indicated on the utility plans meeting spacing standards.
The applicant can meet these requirements. The provisions of this code section will be met with
adherence to the conditions of approval outlined above.
16.04.150 Fire Apparatus Access (IFC 503)
Fire apparatus roads shall have a minimum clear width of 20 feet and clear height of 13 feet
6 inches. Fire apparatus access shall be provided by an approved route to within 150 feet of any
point of the facility or on the exterior wall of the first story of the building. The required width of
a fire apparatus access road shall not be obstructed in any manner, including parking of vehicles.
Minimum required widths and clearance dimensions shall be maintained at all times.
Fire apparatus access lanes exceeding 200 feet in length shall be provided with approved
apparatus turnaround or drive-through provisions.
A 30-foot radius cul-de-sac is substandard but may be approved under the following conditions:
Sidewalks shall be engineered to be mountable by the Fire Department’s heaviest apparatus and
shall be identified as rolled curb and attached thickened sidewalks on the civil plans.
Obstructions such as signs, polls or mailboxes shall be mounted behind the sidewalk since the
sidewalk is considered part of the emergency access.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 14 of 24
Provide approved “No Parking, Fire Lane” (NPFL)1 signage with directional arrows or red curb
paint with white lettering wherever parking could obstruct the minimum 20-foot clear width:
No on-street parking is allowed on access routes less than 28 feet wide – NPFL to be
posted on both sides of street.
Parking is allowed on one side only for access routes 28 feet to 36 feet wide – NPFL to
be posted on one side of street.
Parking is allowed on both sides for access routes 36 feet wide and greater.
No on-street parking is allowed on cul-de-sacs that are specifically required by the fire
department for apparatus turnaround with a radius of less than 43 feet.
No parking in other types of required/approved fire apparatus turnaround provisions.
Prior to issuance of Certificates of Occupancy, approved fire lane markings shall be installed.
NPFL sign locations and details shall be shown on the civil signing and striping plans and the
final site (FSR) plans.
Fire lane signs shall be installed on the east side of SE 113th Avenue and on the south side of SE
20th Street at intervals not exceeding 150 feet between signs and shall be in accordance with
standard detail F-503.3 or T29-09.
Fire lane signs shall be installed within the required turnaround at SE 20th Street and shall be in
accordance with standard details F-503.3 or T29-09.
Prior to civil plan approval, clearly indicate “No Parking, Fire Lane” sign locations and details
on the signing and striping plans.
Prior to final plat approval, clearly indicate “No Parking, Fire Lane” sign locations and details on
the plat.
Prior to construction, fire apparatus access roads for emergency response shall be installed and
made serviceable.
During construction, fire apparatus access shall be maintained.
The applicant can meet these requirements. The provisions of this code section will be met with
adherence to the conditions outlined above.
16.04.170 – 16.04.210 Fire Protection Systems (IFC Chapter 9)
Fire sprinkler systems are required for all structures within this project.
Prior to issuance of a Certificate of Occupancy, required fire protection systems shall be installed
and approved.
A separate permit is required for fire protection systems. Submit plans and specifications for
review and approval prior to installation.
For additional information regarding fire protection system requirements, contact Vancouver
Fire Protection Engineer Dennis Megrditchian 360/696-8033.
1
NPFL development standards and an example of plan indications which have been approved are
available at: http://www.ci.vancouver.wa.us/developmentreview/applications.html
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 15 of 24
The applicant can meet these requirements. The provisions of this code section will be met with
adherence to the conditions outlined above.
16.04.010 Premise Identification (IFC 505)
Addresses and premise identification and approved street identification signage shall be required
for emergency response.
Prior to civil plan approval, street identification shall be identified on the signing and striping
plans.
Prior to combustible construction and as soon as the public can drive on any portion of the street,
approved temporary or permanent street identification signage shall be installed for emergency
response.
Prior to issuance of Certificates of Occupancy, address shall be plainly visible and legible from
the street or road fronting the property for emergency vehicle response.
Prior to issuance of Certificates of Occupancy, approved permanent street identification signage
shall be installed for emergency response.
The provisions of this code section will be met with adherence to the conditions of approval
outlined above.
Building (VMC Title 17)
A project must comply with building codes applicable at the time of building permit application.
No building plans are reviewed at this time. Submittals shall comply with the following adopted
codes:
2003 International Building Code
2003 International Residential Code
2003 International Mechanical Code
2003 Uniform Plumbing Code
2002 National Electrical Code
WAC 51-50 Barrier Free Accessibility Code
WAC 51-11 Washington State Energy Code
WAC51-13 Washington State Indoor Air Quality Code
Washington State Water Conservation Code.
Geo-tech Engineer of Record will be responsible for reviewing and coordinating all geo-tech and
related documents (such as drainage plan and foundation plan, etc.) and submittals, and for
completeness and compatibility of overall geo-tech data, analysis, recommendations and
implementation methods. Acceptance of geo-technical data, analysis and recommendations
submitted to the City by Planning and/or Building Officials may be subject to a third-party
review by an independent Geo-tech Engineer retained by Planning and/or Building Officials. The
Geo-tech engineer of Record will be required to provide monitoring of site improvements and
design/construction implementation methods. A soils report is required. The Geo-tech of record
shall approve final grade and provide a letter of acceptance.
Prior to final civil plan approval, the owner shall engage and designate (on civil plans) a
registered geo-tech engineer who will act as Geo-tech Engineer of Record.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 16 of 24
A complete building code review of individual building plans is not performed during the
preliminary plat application. Filing of individual building permit applications with required fees
and review material is required prior to issuance of building permits. At this time, plans and
information necessary to verify compliance with all applicable building code provisions are not
required and have not been provided by the applicant.
Prior to issuance of building permits, building and construction plans which conform to the
layout approved by the final plat shall be submitted to and approved by Development Review
Services.
Prior to the issuance of any building permits, all applicable fees shall be paid to the City of
Vancouver.
All proposed excavations and fills shall comply with 2003 IBC appendix chapter J. Please be
advised for subsequent building permit applications that all areas of fill supporting a structure
must be placed as structural fill requiring a third-party special inspection and compaction reports.
Copies of all special inspection reports must be submitted with subsequent building permit
applications. A soils report will be required. The Geo-tech engineer of record shall approve the
final grade and provide a letter of acceptance. Engineered foundations for future buildings may
be required. Engineered structural calculations must be submitted with subsequent building
permit applications.
Design criteria for structures shall be 110 mph 3 sec wind, seismic zone D1, exposure B unless
in the Columbia River corridor.
A City of Vancouver demolition permit and approval from the Southwest Clean Air Agency are
required prior to demolition of the structures proposed for removal. The applicant will need to
coordinate with the Southwest Clean Air Agency to determine if additional permits are required.
Structures designed to have a common wall which is on a common property line are required to
be structurally independent from foundation level to the underside of the roof sheathing. Each
unit must have a full one-hour fire-rated wall at the common wall line per R317 of the 2003 IRC.
Fire-resistive rating shall be maintained for such walls passing through attic areas or other areas
containing concealed spaces. Penetrations of fire-resistive membrane shall be protected as
required per R317.3.
Provide engineered cantilevered foundation. As the property line runs down the center of the
common wall foundation, the design is to assume that one half of the foundation would support
the wall. Alternate is to provide a recorded maintenance agreement for access in the event of
necessary repair.
Provide recorded maintenance agreement for access in the event of necessary repair for all eaves,
trim, gutters, etc. which cross the property line.
The provisions of this code section can be met with adherence to the conditions of approval
outlined above.
AGENCY AND PUBLIC COMMENT
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 17 of 24
Public and agency comments are listed below. The proposed project has been reviewed and
recommendations made in light of these comments.
1. Letter from Southwest Clean Air Agency dated November 1, 2005, regarding asbestos
inspection for any demolition or renovation of structures on the site (Exhibit 11).
Staff Response: In response to the comments, the following condition has been added:
Prior to demolition, alteration or renovation of a structure, a thorough AHERA
survey must be conducted by certified personnel in order to ascertain the
presence of asbestos-containing material (ACM) in all effected areas. A copy of
the AHERA Asbestos Survey must be posted for viewing at the project site and
submitted to the Southwest Clean Air Agency for further requirements.
2. Letter from Washington State Department of Transportation (WSDOT) dated November 16,
2005, regarding the proximity of this proposal to State Highway 14 (Exhibit 12).
Staff Response: A condition of approval has been added as follows:
WSDOT requires a note be placed on the plat stating WSDOT will not be
responsible for any traffic noise mitigation measures that may be necessary with
the proposed development. Also, WSDOT will require that lighting installed by
the applicant must be appropriate wattage and be shielded and/or directed
according to RCW 47.36.180 to avoid glare to the motorists.
3. Letter from Gene and Barbara Ringo dated November 18, 2005, regarding the proposed
development (Exhibit 13).
Staff Response: The concerns expressed in the letter have mostly been addressed in the body
of this decision. No wetlands exist on the site. A condition of approval has been added with
regard to asbestos. The applicant has submitted their application to the Clark County Health
District and is required to comply with the District’s requirements with regard to the septic
system. The access to the cell tower utility pad will be through a 15-foot easement from the
newly created street.
4. Letter from Department of Ecology dated November 22, 2005, regarding contamination of
soil or groundwater during construction (Exhibit 14).
Staff Response: The letter contains comments on soil contamination. If contamination is
observed on the site during construction, sampling of the potentially contaminated media
must be conducted and the Department of Ecology notified. The following condition has
been added.
If soil contamination is observed during construction, sampling of the
potentially contaminated media shall be conducted. If the contamination of soil
or groundwater is readily visible, or is revealed by the sampling, the Department
of Ecology shall be notified.
5. Comment from Greg Newkirk, Senior Planner/GIS regarding the proposed street name. The
name of the newly created street shall be SE 113th Court. Revise all future plans accordingly.
DECISION
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 18 of 24
The proposed development is permitted outright. Based upon the findings and conclusions
herein, the criteria for approval have been satisfactorily met, or shall be met with the conditions
of approval, and no significant adverse impacts have been identified. The preliminary plat dated
September 14, 2005 as supported by reports contained in Exhibits 2, 8 and 9 is hereby
APPROVED with conditions as noted below. Be advised that this approval does not grant the
right to permits, but only determines the site can meet the requirements of the applicable
ordinances, as described in this decision.
CONDITIONS OF APPROVAL
Prior to Civil Plan Approval
1. The applicant shall submit seven full sets of civil engineering plans and profiles, with
technical reports as required, for review and approval by the City.
2. Street lighting is required on SE 19th Street per VMC 11.80.047. The applicant shall show on
the civil plans the existing and proposed street lighting location, wattage and station offset.
The applicant will need to ensure the street lighting for the site meets the requirements of
City Standard Plan T21-01.
3. Dead end sidewalks shall have a temporary asphalt pedestrian ramp per City Standard Plan
T02-10 for transition to the existing pavement. The applicant shall show the location of the
temporary ramp on the civil plans.
4. The applicant shall install ADA ramps at the south corners of the intersection of SE 19th
Street and SE 113th Street per City of Vancouver T02-05
5. The applicant does not meet code requirements for driveway spacing from back of curb
return to driveway for Lots 18 and 1. The applicant shall submit a road modification request
for the location of the two driveways. The driveway for Lot 18 shall be limited to 12 foot
wide driveway drop. The applicant shall install a “No Parking Here To Corner” sign with an
arrow heading west at the corner of Lot 18. The driveway for Lot 1 shall be limited to a 10
foot wide driveway drop. The applicant shall install a “No Parking Here To Corner” sign
with arrow heading north at the corner of Lot 1.
6. Street lighting is required on all internal streets. The applicant shall show on the civil plans
the existing and proposed street lighting location, wattage and station offset. The applicant
will need to ensure the street lighting for the site meets the requirements of City Standard
Plan T21-01.
7. Mailbox shall not be placed in sight distance triangles or vision clearance triangle. The
applicant shall show the location of the mailbox on the civil plans.
8. Driveways shall meet the spacing and dimensional requirements of VMC 11.90.016. The
applicant shall provide detail and location of all driveways on the civil plans.
9. The applicant shall construct the 35-foot radius cul-de-sac per City of Vancouver T10-01.
10. Fifteen-foot access easement for Tracts “A” and “B” overlaps the driveway serving Lot 7.
The applicant shall place a note on the final plat stating no structure shall be placed on the
easement in the area of the driveway. The City of Vancouver recommends the 15-foot access
easement for Tracts “A” and “B” be relocated 5 feet to the east.
11. The applicant shall provide a pedestrian connection from SE 20th Street to SE 114th Court, if
SE 114th Court is a public street.
12. The applicant shall install “No Parking, Fire Lane” signs on one side of SE 113th Avenue.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 19 of 24
13. The applicant shall show on the civil plans, intersection sight distance requirements per City
of Vancouver T04-03.
14. The applicant shall install stop sign (R1-1) and stop bar on SE 113th Avenue at SE 19th
Street per City of Vancouver T29-24.
15. The applicant shall install a “No Outlet” sign (W14-2) on southbound SE 113th Avenue.
16. The applicant shall show on the civil plan the residential driveway location per City of
Vancouver standard detail T04-13.
17. The applicant shall install a “No Parking” sign in the cul-de-sac.
18. The applicant shall show on the civil plan curve data table.
19. The applicant shall show on the civil plan street profiles.
20. The applicant shall pay model run and maintenance fees totaling $180.
21. The applicant shall meet the water and sewer requirements as detailed in the Request for
Utility Services (RUS2004-00236) and design and construct public water per the General
Requirements and Details for the Design and Construction of Water, Sanitary Sewer and
Surface Water Systems (latest revision).
22. The owner/applicant shall engage and designate (on civil plans) a registered geo-tech
engineer who will act as Geo-tech Engineer of Record.
23. Final erosion control and stormwater control engineering plans and the final stormwater
report shall be incorporated into the final approved civil engineering plans.
24. The Erosion Control Plan shall address the following:
Provide erosion control standard detail sheet or allowed reference statement with items
referenced by City of Vancouver (COV) detail numbers
Provide notes for methods of erosion control during all phases of construction including
demolition of the existing structures and structural materials
Provide contours a minimum 25 feet onto all adjacent property
Provide notes for the protection of adjacent area, streets and drainage systems from
construction erosion from dust and other types of sedimentation
Provide monitoring details for construction ingress/egress
Provide a note instructing the contractor to maintain an on-site written daily log of
erosion control practice and maintenance
Show the location of the proposed construction entrance(s); only one is normally allowed
Show all proposed grading and stockpile areas
Provide a note stating “During the period from October 1 to April 30 no soil shall be
exposed for more than two (2) days. From May 1 to September 30 no soil shall be
exposed for more than seven (7) days”
25. The stormwater treatment facility will need to meet the current City of Vancouver
stormwater standards.
26. If the stormwater facility is private, an easement in the form of a covenant running with the
land shall be dedicated to the City of Vancouver from a public road, through a driveway, to
and around the stormwater facility for access and inspection.
27. An easement for off-site discharge of stormwater shall be provided.
28. If stormwater is discharged onto WSDOT property (either directly or indirectly through a
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 20 of 24
ditch or pipe system that drains to WSDOT property), an agreement from WSDOT shall be
obtained to receive the proposed quantities of the 2-, 10- and 100-year discharges.
29. All post-development stormwater design storms shall be detained on-site.
30. Existing fire hydrants pertaining to the project and required new fire hydrants with pipe sizes
shall be indicated on the utility plans meeting spacing standards.
31. Clearly indicate “No Parking, Fire Lane” sign locations and details on the signing and
striping plans.
32. Street identification shall be identified on the signing and striping plans.
33. Indicate tree protection fencing on the Erosion Control and Grading Plan for the existing
trees to be retained.
Prior to Construction
34. Fire apparatus access roads for emergency response shall be installed and made serviceable.
35. Prior to combustible construction and as soon as the public can drive on any portion of the
street, approved temporary or permanent street identification signage shall be installed for
emergency response.
36. Prior to demolition, alteration or renovation of a structure, a thorough AHERA survey must
be conducted by certified personnel in order to ascertain the presence of asbestos-containing
material (ACM) in all effected areas. A copy of the AHERA Asbestos Survey must be posted
for viewing at the project site and submitted to the Southwest Clean Air Agency for further
requirements.
Prior to Final Plat Approval
37. Clearly indicate “No Parking, Fire Lane” sign locations and details on the plat.
38. A note shall be placed on the plat stating WSDOT shall not be responsible for any traffic
noise mitigation measures that may be necessary with the proposed development.
39. The following notes shall be placed on the Final Plat: “If any cultural resources are discovered
in the course of undertaking the development activity, the Office of Archaeology and Historic
Preservation in Olympia and City of Vancouver Development Review Services shall be
notified. Failure to comply with these State requirements may constitute a Class C felony,
subject to imprisonment and/or fines.”
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 21 of 24
40. The following notes shall be placed on the final plat: “Per VMC 20.770.100, each lot owner
shall be responsible for the planting and maintenance of all street trees adjacent to their lot
pursuant to the approved tree plan. In addition, no party shall receive an occupancy permit
prior to planting all other required trees on their lot consistent with the approved tree plan.
The maintenance of the trees shall be the responsibility of each lot owner. Trees within the
plat may not be removed without a permit from the City of Vancouver.”
41. The following notes shall be placed on the final plat: “Pursuant to Chapter 20.97 of the
VMC, the Park, Traffic, and School Impact Fees for a single-family residence in this plat are
$2,751 (Park Facility Plan District Two), $1,048 (Evergreen Transportation Subarea and Mill
Plain Traffic Overlay) and $3,540 (Evergreen School District). Said fees will be recalculated
for building permit applications filed more than three years following the date of this
preliminary plat approval. These fees do not constitute liens against the lots in this
subdivision, but are collected as a condition of initial building permit issuance.”
42. The applicant shall add a note to the plat stating “All lots shall conform to City of Vancouver
driveway spacing standards per VMC 11.90.016, or as shown on this plat.”
43. The applicant shall comply with VMC 11.95 and the requirements of City Ordinances
M-3354, M-3538, M-3536 and M-3537.
Prior to Issuance of a Building Permit
44. Building and construction plans which conform to the layout approved by the final plat shall
be submitted to and approved by Development Review Services.
45. All applicable fees shall be paid to the City of Vancouver.
46. A preconstruction meeting shall be conducted.
47. The applicant shall comply with VMC 11.95 and the requirements of City Ordinances
M-3354, M-3538, M-3536 and M-3537.
48. To permanently vest the trips for the project, a final plat shall be obtained within 30 months
from the issuance date of this Certificate of Concurrency, or an approved developer’s
agreement with the City shall be obtained. Otherwise, the Certificate of Concurrency for the
proposed project shall expire in 30 months from the issuance date of this certificate per
amended VMC 11.95.120, adopted on February 20, 2001, by City Council.
During Construction
49. The applicant and contractor shall ensure sediment does not impact adjacent properties or the
surrounding public roads during construction.
50. If soil contamination is observed during construction, sampling of the potentially
contaminated media shall be conducted. If the contamination of soil or groundwater is readily
visible, or is revealed by the sampling, the Department of Ecology shall be notified.
51. Fire apparatus access shall be maintained.
52. Prior to construction, fire apparatus access roads for emergency response shall be installed
and made serviceable.
Prior to Issuance of Occupancy Permit
53. Approved fire lane markings shall be installed.
54. Required fire protection systems shall be installed and approved.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 22 of 24
55. Address and premise identification shall be plainly visible and legible from the street or road
fronting the property for emergency vehicle response.
56. Approved permanent street identification signage shall be installed for emergency response.
Dated this 11th day of January 2006
____________________________________
J. Richard Forester
Vancouver Hearing Examiner
NOTE: Only the decision and the conditions of approval are binding on the applicant as
a result of this order. Other parts of the final order are explanatory, illustrative and/or
descriptive. They may be requirements of local, state, or federal law, or requirements which
reflect the intent of the applicant, the city staff, or the Examiner, but they are not binding on the
applicant as a result of the final order unless included as a condition.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 23 of 24
APPEAL: Decisions of the Hearings Examiner are appealable to the City Council within 14
days after written notice of the Hearings Examiner decision is mailed. Appeals must be made in
writing to the Manager of Development Review Services and must contain the following
information:
A. The case number(s) designated by the City and the name of the applicant;
B. The name and signature of each petitioner and a statement showing that each
petitioner is entitled to file the appeal under this Chapter. If multiple parties file a
single petition for review, the petition shall designate one party as the contact
representative for all contact with the Director. All contact with the Director
regarding the petition, including notice, shall be with this contact representative;
C. The specific aspect(s) of the decision and/or SEPA issue being appealed, the
reasons why each aspect is in error as a matter of fact or law, and the evidence
relied on to prove the error; and
D. The appeal fee adopted by the City Council ($1,000.00); provided, the fee shall be
refunded if the appellant files with the Director at least fourteen (14) calendar
days before the appeal hearing a written statement withdrawing the appeal.
Submit the appeal request and fee to the address below:
Manager
Development Review Services
City of Vancouver
PO Box 1995
Vancouver, WA 98668-1995
In the absence of a valid appeal within the timelines specified above, the Hearings Examiner’s
decision shall become final and conclusive.
Final Order - Cascade Pointe Subdivision (PRJ2005-00646/PLD2005-00046) Page 24 of 24