Project Description

General Use and Description:

The Lloyd Charles Estates is developed as a single family, residential lot Planned Unit Development [PUD] on 23.04 acres in northern Spokane County, Washington. The official parcel number is 26124.9036.

Number and Size of Lots and Site Use:

The Lloyd Charles Estates has 55 single-family residential lots. There are 32"zero-lot-line" Townhouse lots and 23 standard detatched single family residential lots. Approximately 15 percent of the site, or about 3.4 acres, has been set aside as natural common open space. The interior roads, sidewalks, and pathway system of the development are private and accessed by a gated entrance along the north boundary of the property.

Project Theme: Residential Quality and Control

Quality residences follow the theme of "Old World" traditional design. Residential style includes American Craftsman, American Bungalow, Northwest Rustic, Country French, Old English and Tudor. An emphasis is placed on the development of a cohesive neighborhood governed by a homeowners association and a protective covenant encourages the use of neighborhood amenitites including front yards and porches and restricts the use of fences.

Entry:

The Lloyd Charles Estates has two points of entry. A primary entry is located on Regina Drive and a secondary/emergency entry is on Waikiki Road. Both entries are gated with access to the primary entry controlled by each of the residential owners.

Roads:

Private roads are used. The main entry road is split with a separate entry and exit. The roads are asphalt paving and approximately 24 to 28 feet wide with a standard curb on either side. No curbs are used on the second entry.

Utilities:

Water Domestic and fire protection water is provided by the Whitworth Water District No. 2 and are accessed from existing water mains in Regina Drive. Sewer The lots are each tied into an on-site sewer system that is connected to the public sewer in Regina Drive. Electrical 240 volt, 3-phase power is available at each lot and is provided by Avista. The original overhead power lines along REgina Drive have been relocated below grade. Natural Gas Natural gas is available at each lot and is provided by Avista. Communication Telephone, high speed internet, and television cable are available at each lot, provided by the local providers.

Aesthetics:

The entry gates, fences along Waikiki Road and Regina Drive, and site signage follow a common design theme. This theme is carried into the site in the common mailbox areas, street signs, lot entry lampposts and site lighting standards.

Common Areas:

Approximately 15% of the site, or about 2.4 acres, is set aside as natural common space. An existing natural spring is part of the common areas and is retained and emphasized. Paths, walkways, wildlife viewing areas and vista viewing/sitting areas are integrated throughout the common open space.

Landscaping:

Natural landscaping is emphasized. The public right-of-ways on Regina Drive and Waikiki Road are landscaped. Landscaping is used to enhance the entries and the common function areas such as mailbox areas.

Security:

The site is controlled by fences with locked entry gates. There is communication and site access capability between the entry and each residence.

Stormwater Control:

A Conceptual Drainage Analysis has been developed for the Lloyd Charles Estates and has been approved by Spokane County Engineering. Site stormwater is handled on site thorugh the use of catch basins and drywells.

Stormwater Control:

A Conceptual Drainage Analysis has been developed for the Lloyd Charles Estates and has been approved by Spokane County Engineering. Site stormwater is handled on site thorugh the use of catch basins and drywells.

Fire Protection:

Fire protection services for the site are from Spokane County Fire District 9. Placement of fire hydrants, fire flow and private road construction will meet their requirements.

Site Lighting:

Site lighting is used at the entries and on the private roads. Each lot is marked with a site lamp and lamp post.

Engineering and Technical Support:

Engineering and technical support is as follows: Civil Engineering and Surveying: Adams and Clark, Inc., Spokane, Washington. Geoscience: GeoEngineers, Inc., Spokane, Washington Biology and Riparian Specialist: Biology Soil & Water, Inc., Spokane, Washington

Elements of the Project Analysis Completed:

--- A Hydrogeologoical Evaluation was prepared for the property and area. It was submitted and excepted by the Spokane County Stormwater Utility and the Division of Engineering and Roads. This evaluation led to an Administrative exemption by the Director of the Spokane County Utilities for the northern portion of our site from the North Spokane High Risk Drainage Problem area. This area is subject to the basic Spokane County Guidelines for stormwater management. --- A Concept Drainage Plan has been prepared, submitted and accepted by the Spokane County Division of Engineering and Roads and the Stormwater Utility. --- A Geologic Hazards Evaluation has been submitted and accepted by the Spokane County Division of Building and Planning. --- A Stream Riparian Assessment has been prepared, submitted and accepted by the Spokane County Division of Building and Planning. --- A Traffic Distribution Analysis has been prepared and submitted to the Spokane County Division of Engineering and Roads. --- The project has been reviewed with the Department of Fish and Wildlife. No additional information or planning is required.

Dyer Davis