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2008, 05-01 Permit App: 08001606 ResidencePermit Center Sp®1IlQ 11703 E Sprague Ave, Sui V W 2 valley.4000 Spokane alley, A 9920 F EloVEp,D BVALLEY (509)688-0036 FAX: (fiii6kF0037 www.spokanevalley.mre ppg 2 20U6 Community Development Residential Construction pE iMctr 5 nstr-uction n Accessory Bldg Permit Application}�-e-A itit�T /Re/Remodel Deck Other: YXe /.a -o, /le PERMIT NUMBER:W 1 (,o PERMIT FEE: SITE ADDRESS: ,ei,4fr.n Rd, ASSESSORS PARCEL NO: 9575/ /8' 2 LEGAL DESCRIPTION: Lor a Building Owner: Name: Address: Contractor: Name:��U,ST AlOry UnYZ r (7-4 r Address:.3So2 S)rS/r,. 01 City: State: Zip: Phone: Fax: City: S�©zorE State: u64 Zip: P50a1- Phone: 999-5964e Fax: net- i7s-a Contact Person Name: /It, 2» ,VsoS.. Phone: U 999-586 Describe the scope of work in detail: Contractor Lic No: Exp Date: 7,v I) PS iY 1923 N• A+• City Business Lic. No: obe/93-86 Cost of Project:. $ Proposed Use: **************The following MUST be complete: (write N/A if not applicable)********************** HEIGHT TO PEAK: / /'/ DIMENSIONS:ct `lar # OF STORIES: / TOTAL HABITABLE SPACE: //3 -0°6) -- MAIN FLOOR TO SQ. FTG:• 4Toav--/13; 2"D FLOOR SQ. FTG: UNFIN BASEMENT SQ. FTG: IMPERVIOUS SURFACE AREA: �— ✓� r FINISHED BASEMENT SQ. FTG: — GARAGE.SQ. FTG: Co 4 J �Q ti DECK/COV. PATIO SQ. FTG: 7Z jr 30% SLOPES ON PROPERTY: A74 r" # OF BEDROOMS: -i CONSTRUCTION TYPE: CrTsjCC F'iwe H SOURCE: tN- reoo2 /Jp.e-T SEWER OR SEPTIC? Sew EA The permitee verifies, acknowledges and agrees by their signature that: 1) If this permit is for construction of or on a dwelling, the dwelling is/will be served by potable water. 2) Ownership of this City of Spokane Valley Permit inure to the property owner. 3) The signatory is the property owner or has permission to represent the property owner in this transaction. 4) All construction is to be clone in full compliance with the City of Spokane Valley Development Code. Referenced codes are available for review at the City of Spokane Valley Permit Center. 5) This City of Spokane Valley Permit is not a permit or approval for any violation of federal, state or local laws, codes or ordinances. 6) 'Plans or additional information may be required to be submitted, and subsequently approved before this application can be processed. SIGNATURE: Method of Payment: 0 Cash Bankcard #: Authorized Signature: REVISED 2/15/07 ❑ Mastercard Expires: DATE: . % • O ❑ VISA VIN#: • Spokane Walley. Community Development Mechanical Permit Application Permit Center ' 11703 E Sprague Ave, Suite 13-3 Spokane Valley, WA 99206 (509)688-0036 FAX: (509)688-0037 www.spoka neva I Ic v.orc ❑ Commercial PERMIT NUMBER: PERMIT FEE: �{ Residential SITE ADDRESS: aldeertZ Lora Building Owner Name: Phone: Fax: Address: City. State: Zip' Contractor Name: Z. OST -si .-or. Phone: Fax: Sett Cts/7S'. 9/^�'s� 69 ..7,t5/./ ,,00.--/h. Address: c.c09 LJesk Com. City: tong State' L!/� Zip: 99�oa License No:-l.f,tl. s/V '/9?NM City Business Lie: /O 6q 9S -s94. Contact - Name: 4: i.. iar. we,5 Phone: 5,2y_ 5-3;(4, ESCRIPTION OF WORK # OF UNITS x COST = TOTAL 1 FUEL BURNING APPLIANCE Equal to or less than 100.000 X 51200 2 FUEL BURNING APPLIANCE More than 100,000 X $15 00 3 UNLISTED APPLIANCE (Additional Fee) Equal to or less than 400,000 X 550.00 4 UNLISTED APPLIANCE (Additional Fee) More than 400,000 X 5100 00 5 USED APPLIANCE (WSEC min. AFUE rating) Equal to or less than 400,000 X 550.00 6 USED APPLIANCE (WSEC min. AFUE rating) More than 400,000 x $100 00 7 BOILER/REFRIGERATION 1 - 100M BTU X 512 00 8 9 BOILER/REFRIGERATION BOILER/REFRIGERATION 101 - 500M BTU X 520.00 501 - 1,000M BTU X $25.00 10 BOILER/REFRIGERATION 1,001 - 1,750M BTU X 535.00 11 12 BOILER/REFRIGERATION More than 1,750M BTU X 560.00 GAS LOG. GAS INSERT, GAS FIREPLACE X 510.00 13 RANGE X 510.00 14 DRYER X $10.00 15 FUEL BURNING WATER HEATER X $10.00 16 MISC. FUEL BURNING APPLIANCE X $10 00 17 GAS PIPING (each outlet) X $t.00 18 DUCT SYSTEMS x 510.00 3 19 VENTILATING FANS X 510.00 a_ 20 21 AIR HANDLER (DOES NOT include ducting) AIR HANDLER (DOES NOT include ducting) Equal to or less than 10,000 CFM X $12.00 Greater than 10,000 CFM X $15 00 22 EVAPORATIVE COOLERS X $10 00 23 TYPE I HOOD X 550.00 24 TYPE II HOOD X $10.00 25 26 27 HEAT PUMP/AIR CONDITIONER 0-3 TON X $12.00 AIR CONDITIONER 4-15 TON X 520.00 AIR CONDITIONER 15-30 TON X 525.00 28 AIR CONDITIONER 30-50 TON X 535.00 29 AIR CONDITIONER More than 50 TON X 560 00 30 LPG STORAGE TANK X $10 00 31 WOOD OR PELLET STOVE/INSERT X $10 00 32 WOOD STOVE - FREE STANDING X 525.00 33 REPAIR & ADDITIONS X 515.00 34 VENTILATION SYSTEMS X $12.00 35 VENTILATION MECHANICAL EXHAUST X 512.00 36 INCINERATOR — RESIDENCE X 519.00 37 INCINERATOR — COMMERCIAL x 522.00 METHOD OF PAYMENT: ❑CASH ❑ CHECK ❑ VISA ❑ MC CARD #: AUTHORIZED SIGNATURE: REVISED 5)26/05 EXPIRES: VIN: t43 SUBTOTAL PROCESSING FEE ✓ $35.00 TOTAL PERMIT FEE DUE: /58 Spo`kan — j Valley Permit Center 11703 E Sprague Ave, Suite 13-3 Spokane Valley, WA 99206 (509)688-0036 FAX: (509)688-0037 Community Development www.spok,meeallrv.oi_ Plumbing Permit Application ❑ Commercial PERMIT NUMBER: PERMIT FEE: Residential SITE ADDRESS: /2// ,o, & S( /rd. G®T- . Building Owner Name: Phone: Fax: Address: City- State: Zip: Contractor Name Name 7.-4.5t',sr .2-.�C- Phone 777.. see C/ Fax: 53 v-77.5"...% Address:City: �SaB W �S �<'y CX. ��D /ca re State: (St Zip: Si9a,va_ License No. 7;012 .6,- cry /.q✓ ) l(-.9 City Business Lie' Lp6L� 93 -to in Contact Name: Phone: DESCRIPTION OF WORK t$ OF UNITS X COST = TOTAL AMOUNT TOILETS WATER CLOSET, BIDETS X $6.00 g 00 2 URINALS X $6.00 3 4 5 TUBS SHOWERS (PER TRAP) SINKS BATH, STALL, ON-SITE BUILT LAVS/BASINS, BAR. FLOOR, KITCHEN, LAUNDRY. UTILITY. JANITOR, PHOTO, X-RAY. FOOD, PREP/CULINARY MEAT X X X $6 00 $6 00 $6.00 8 DISHWASHER x $6.00 t. 00 7 CLOTHES WASHER x $6.00 609 8 GARBAGE DISPOSAL X $6.00 602 9 WATER SOFTENER X $6 00 10 ELECTRIC WATER HEATER NOTE: IF GAS. SEE MECHANICAL X $6 00 11 FLOOR DRAINS AREA, CASE. COIL, TRENCH. CONDENSATE x $6.00 12 ROOF DRAINS/OVERFLOW DRAINS X $6.00 13 FOUNTAINS. DRINKING X $6.00 14 WATER PIPING/DRAIN-IN WASTE. VENT, PLUMBING. REVERSAL NSTALLATION, ALTERATION. REPAIR, REVERSALS X $6 00 15 SEWAGE EJECTOR GRINDER. SUMP PUMP X $6 00 16 WATER USING DEVICE ICE AN/OR COFFEE MAKER, HOSE BIB, STEAMER PROOFER. CARBONATOR. SWAMP COOLER X $6.00 17 CROSS CONNECTION DEVICE VACUUM BREAKER, CHECK VALVE. AND R P.B.P.D FOR VATS, TANKS. BOILERS X $6.00 18 INTERCEPTORS GREASE TRAP, SAND TRAP. CHEMICAL HOLDING TANK X $6 00 19 MEDICAL GAS (per outlet) NITROUS, OXYGEN X $6.00 20 MISCELLANEOUS PLUMBING FIXTURE x $s o0 21 PRIVATE SEWAGE DISPOSAL/SYS X $20 00 22 INDUSTRIAL WASTE INTERCEPTOR X $15.00 METHOD OF PAYMENT: OCASH O CHECK O VISA 0 MC Card# AUTHORIZED SIGNATURE. REVISED 8126(05 EXPIRES VIN SUBTOTAL PROCESSING FEE ,p $35.00 TOTAL PERMIT FEE DUE: Spokane magOVal ' Permit Center 11703 E Sprague Ave, Suite B-3 Spokane Valley, WA 99206 ley. (509)688-0036 FAX: (509)688-0037 www.snokanevalley.org Community Development Approach Permit Application PERMIT NUMBER: PERMIT FEE: PROJECT ADDRESS START DATE /-/1/ ru,Siam," .43! /o7— ANTICIPATED COMPLETION DATE Building Owner: Contractor: Name: Address: City: State: Zip: Phone: Fax: Contact Person Name: Phone: PROJECT DESCRIPTION (Provide site sketch) Residential Driveway Existing Curb & Gutter Culvert Installation Other Conditions Name: e74., ar57- rva 571 czorr Address: Esse'& 1.4.9 es le State: Zip:99ava_ City: Sap ttrre Phone: °999.5#6C/ Fax: _si',jt/—/7S Contractor Lic No..7"4"433Exp Date: Cit/o ''49' City Business Lic. No: D f 9. 9 Scc; Commercial/Industrial Driveway Rural Road Section Sidewalk Repair/Construction Bond/Insurance certification must be on file with the city. DISCLAIMER The permittee verifies, acknowledges and agrees by their signatures that: 1) If this permit is for construction of or on a dwelling, the dwelling is/will be served by potable water. 2) Ownership of this City of Spokane Valley Permit inure to the property owner. 3) The signatory is the property owner or has permission to represent the property owner in this transaction. 4) All construction is to be done in full compliance with the City of Spokane Valley Development Code. Referenced codes are available for review at the City of Spokane Valley Permit Center. 5) This City of Spokane Valley Permit is not a permit or approval for any violation of federal, state or local laws, codes or ordinances. 6) Plans or additional information may he required to be submitted, and subsequently approved before this application can be processed. Signature Date 9 Method of Payment: ❑ Cash 0 Check 0 Mastercard 0 VISA Bankcard #: Expires: VIN#: Authorized Signature: REVISED 319/06 Project Number: 08001606 Inv: 1 Application THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 5/1/2008 Page 1 of 3 Project Information: Permit Use: NEW SFR -SEWER Contact: INVEST NORTHWEST Address: 3508 E WESLEY CT C - S - Z: SPOKANE WA 99202 Setbacks: Front Left: Right: Rear: Phone: (509) 999-5864 Group Name: Site Information: Project Name: Plat Key: Name: Range District: Nort Parcel Number: 45151.1018 SiteAddress: 1214 N Blake RD Location:: CSV Zoning: R-3 Block: Lot: SF Res District Water Distnct: 010 VERA Area: 44,693 Sq Ft Width: 0 Nbr of Bldgs: 0 Nbr of Dwellings: 0 Review Information• Owner: Name: LEWARD DEVELOPMENT, LLC Address: 12402 N DIVISION ST PMB 244 SPOKANE, WA 99218 Hold: ❑ Depth: 0 Right Of Way (ft): 0 Review Building Plan Review Released By: Originally Released: Driveway/Approach 5/1/2008 By: tmelbourn Released By: Originally Released: Landuse/Zoning/HE Conditions 5/1/2008 By: JLMain Released By: Sewer Review Permits: Originally Released: 4/30/2008 By: cjjanssen Released By:- Operator: jmm Printed By: jmm Print Date: 5/1/2008 Project Number: 08001606 Inv: 1 Application THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 5/1/2008 Page 2 of 3 Contractor: INVEST NORTHWEST INC Address: 13519 E BOONE SPOKANE, WA 99202 Item Description APPROACH -CONST IN ROW Contractor: INVEST NORTHWEST INC Address: 13519 E BOONE SPOKANE, WA 99202 Description Grp 1&2 FAMILY R-3 DECK OPEN R-3 GARAGE U-1 Tvpe Notes VB VB VB Item Description RESIDENTIAL PERMIT FEE WSBC SURCHARGE SF PLNS RVW < 7999 SQ FT Contractor: INVEST NORTHWEST INC Address: 13519 E BOONE SPOKANE, WA 99202 Item Description DUCT SYSTEMS GAS WATER HEATER GAS PIPING HEAT PUMP OR A/C 0-3 TONS VENTILATING FANS EVAPORATIVE COOLERS CLOTHES DRYER RANGE GAS LOG OR GAS INSERT Approach Firm: INVEST NORTHWEST INC Phone: (509) 999-5864 Units Unit Desc 1 NUMBER OF Permit Total Fees: Building Permit Fee Amount $50.00 $50.00 Firm: INVEST NORTHWEST INC Phone: (509) 999-5864 This Application: Total Project: Sq Ft Valuation So Ft Valuation 1,431 $135,930.69 1,431 $135,930.69 72 $1,080.00 72 $1,080.00 645 $12,255.00 645 $12,255.00 Totals: 2,148 $149,265.69 2,148 $149,265.69 Units Unit Desc 1 SELECT 1 SELECT 1 SELECT Permit Total Fees: Mechanical Permit Fee Amount $1,273.75 $4.50 $509.50 $1,787.75 Firm: INVEST NORTHWEST INC Phone: (509) 999-5864 Units Unit Desc 3 NUMBER OF 2 NUMBER OF 1 # OF UNITS 1 NUMBER OF 2 NUMBER OF 1 NUMBER OF 1 NUMBER OF 1 NUMBER OF 1 NUMBER OF Operator: jmm Printed By: jmm Permit Total Fees: Print Date: Fee Amount $30.00 $20.00 $1.00 $12.00 $20.00 $10.00 $10.00 $10.00 $10.00 $123.00 5/1/2008 Project Number: 08001606 Inv: 1 Application THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Date: 5/1/2008 Contractor: INVEST NORTHWEST INC Address: 13519 E BOONE SPOKANE, WA 99202 Item Description TOILETSBIDETS SINKS SHOWERS DISH WASHERS GARBAGE DISPOSAL CLOTHES WASHER FLOOR DRAINS MISCELLANEOUS FIXTURES Plumbing Permit Page 3 of 3 Firm: INVEST NORTHWEST INC Phone: (509) 999-5864 Units Unit Desc 2 NUMBER OF 3 NUMBER OF 2 NUMBER OF 1 NUMBER OF 1 NUMBER OF 1 NUMBER OF 1 NUMBER OF 1 NUMBER OF Permit Total Fees: Fee Amount $12.00 $18.00 $12.00 $6.00 $6.00 $6.00 $6.00 $6.00 $72.00 Notes: Payment Summary: Permit Type Approach Building Permit Mechanical Permit Plumbing Permit Fee Amount $50.00 $1,787.75 $123.00 $72.00 Invoice Amount $50.00 $1,787.75 $123.00 $72.00 $2,032.75 $2,032.75 Amount Paid $0.00 $0.00 $0.00 $0.00 Amount Owing $50.00 $1,787.75 $123.00 $72.00 $0.00 $2,032.75 Disclaimer: Submittal of this application certifies the owner (or person(s) authorized by the owner) has both examined and finds the information contained within to be true and correct, and agrees that all provisions of laws and/or regulations governing this type of work will be complied with. Subsequent issuance of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of the code or of any other state or local laws or ordinances. Signature: Operator: jmm Printed By: jmm Print Date: 5/1/2008 rz re W 1- z Uo 0 M N waw co coN m m m CO CO 01 01U1 aCO CO CO m CO CO m W Vm = 5 i C O N D inm Y psis". Foro0 N•134 SI -P- 17- Mo 23L2BS116'52'OB'r! 65.00 4-41 3 8.309 S.F. a 4 8,297 S.F. u a, 800NE NVEA- UEti \nr II l �� , 15'11 - II I se -! �1Y4/U IQ . or Bawl 31 Urinausgm • +2(zsjp7 naGIL s$O P - Y77- y7IS *ohne Valley COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION STAFF REPORT AND NOTICE OF DECISION 050No SDP- 7 0'G STAFF REPORT DATE: August 3, 2006 PROPOSAL DESCRIPTION: SHP-17-06: Request for preliminary short plat approval to divide approximately 0.99 acres into four (4) single-family residential lots. PROPOSAL LOCATION: Parcel No. 45151.1018, located at the northeast corner of Boone Avenue and Blake Road, further located in the NE quarter of the NE quarter of Section 15, Township 25 North, Range 44 East, Willamette Meridian, Spokane County, Washington OWNER/APPLICANT: Julie Wall; 6050 Marias Street; Missoula, MT 59803 OWNER/APPLICANT: Daniel and Laura Manners; Pacific Rim Renovations, LLC: 11920 East 13th Avenue; Spokane Valley, WA 99206 APPLICANT'S REPRESENTATIVE: Michelle McInnis; Whipple Consulting Engineering; 2528 North Sullivan Road; Spokane Valley, WA 99216 APPROVAL CRITERIA: Section 12.300 (Short Subdivisions) of the City of Spokane Valley Interim Subdivision Ordinance; Section 11.10.180 (Adoption by Reference) of the Spokane Environmental Ordinance (Ordinance No. 48) and WAC 197-11-800 (Categorical Exemptions); 14.506 (Administrative Exceptions) and Section 14.616 (Urban Residential -3.5) of the City of Spokane Valley Interim Zoning Code; Ordinance No. 32 (City of Spokane Valley Interim Stormwater Management Guidelines); Ordinance No. 33 (City of Spokane Valley Interim Standards for Road and Sewer Construction); Ordinance No. 59 (City of Spokane Valley Interim Shorelines Management Program), Ordinance Nos. 49 and 50 (City of Spokane Valley Interim Critical Areas Ordinance); and, Ordinance No. 51 (City of Spokane Valley Interim Flood Damage Protection Ordinance) SUMMARY OF DECISION: The Planning Division after review and consideration of the submitted application and applicable approval criteria APPROVES SHP-17-06 subiect to compliance with the conditions of approval specified herein. STAFF PLANNER: Karen E. Kendall, Assistant Planner, Community Development Department REVIEWED BY: Greg McCormick, Planning Division Manager, Community Development Department ATTACHMENTS: Exhibit 1: Vicinity Map Exhibit 2: Preliminary Short Plat Submittal Exhibit 3: Administrative Exception Submittal (ADE -14-06) Exhibit 4: Determination of Completeness Exhibit 5: Notice of Application Exhibit 6: Agency Comments Stall Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 1 of 9 I. BACKGROUND INFORMATION PROPERTY INFORMATION: Size and Characteristics: ' The site is 43,326 square feet or 0.99 of an acre. consist of grass and shrubs. The site characteristics Existing Comprehensive Plan Designation: _' Low Density Residential Existing Zoning: Urban Residential -3.5 (UR -3.5) Existing Land Use: The site is vacant. II. FINDINGS A. COMPLIANCE WITH THE STATE ENVIRONMENTAL POLICY ACT (SEPA): The Planning Division has reviewed the proposed project and has determined that the project is categorically exempt pursuant to WAC 197-11-800 and Section 11.10.070.1 of the City of Spokane Valley Interim Environmental Ordinance from environmental review under the provisions of the State Environmental Policy Act (SEPA). B. COMPLIANCE WITH THE INTERIM SUB DIVISION ORDINANCE): The Planning Division has reviewed the proposed short plat for conformity with applicable standards of the Interim Spokane Valley Subdivision Ordinance Chapter 12.300 staff find that the public interest will be served by the proposed short plat. C. COMPLIANCE WITH SECTION IV.F (WATER AND SEWER CONCURRENCY INSIDE URBAN GROWTH BOUNDARY) OF THE ADOPTED PHASE I DEVELOPMENT REGULATIONS Section IV.F (Water and Sewer Concurrency Inside Urban Growth Area) specifies that new development shall not be approved unless the proposal can demonstrate the availability of public sewer and water services. New development must 1) be connected to a live (fully operational) public sewer at time of occupancy, or 2) be located within the Spokane County Six -Year Capital Improvement Program area. The proposal consists of a preliminary short plat request therefore qualifying as new development. A Certificate of Water Availability was completed by Vera Water and Power dated April 27, 2006 indicating public water is available to serve the new development by means of connection to the existing water system. A completed Certificate of Sewer Availability from Spokane County Division of Utilities dated April 24, 2006 indicates public sewer is currently available by means of connection to the existing sewer system. Based on the preceding, staff finds that the proposal meets the concurrency requirements of Section IV.F. D. COMPLIANCE WITH SECTION 14.616 (URBAN RESIDENTIAL -3.5) OF THE INTERIM ZONING CODE The site is vacant. Section 4.15.1 (Residential Development Standards Table) of the Spokane Valley Interim Zoning Code specifies that the maximum density for the UR -3.5 zoning designation is 4.35 dwelling units per acre. The proposal is for 0.99 gross acres into four (4) lots for single-family residences. The maximum density is based on net density calculations, which subtracts all proposed public and private roads. The City of Spokane Valley Public Works department is requiring eight (8) feet dedication of public right-of-way along Blake Road which deducts 1,327 square feet from the gross density for a net density of 0.95 acres. Lot 1 directly accesses Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 2 of 9 off of Blake Road and Lots 2 through 4 are accessed from a private driveway which is an easement not deducted from gross density. Pursuant to Section 4.15.1 (Residential Development Standards Table) of the Interim Zoning Code the Urban Residential -3.5 (UR -3.5) zone requires a minimum lot size of 10,000 square feet and eighty (80) feet of lot frontage for all single-family residential lots. Proposed Lots 2 through 4 approximately 10,778 to 10,974 square feet and meet the minimum eighty (80) feet of lot frontage. The applicant has requested an administrative exception on Lot 1 to reduce the minimum lot frontage by ten (10) percent to 76.98 feet and reduce the minimum lot size five (5) percent to total 9,502 square feet. Staff finds all minimum residential development standards as proposed are consistent with Section 4.15.1 (Residential Development Standards Table) of the Interim Zoning Code pursuant to the proposed UR -3.5 zoning designation and Section 14.506 (Administrative Exception). E. COMPLIANCE WITH SECTION 14.506 (ADMINISTRATIVE EXCEPTIONS) OF THE INTERIM ZONING CODE The applicant submitted an administrative exception application requesting a ten (10) percent reduction in minimum lot frontage and five (5) percent reduction in lot size. The reductions 'result in a proposed lot size of 9,502 square feet and minimum frontage of 76.98 feet, which results in a five (5) percent lot size reduction and a five (5) percent reduction in lot frontage. The applicant states the site is big enough to meet the 4.35 density except for Lot 1. Staff finds due to the smaller size of public right -of way required to be dedicated a change in zoning (originally requested and withdrawn) was not necessary to create the proposed four (4) lots. The requirements of the zone are met for three of the four lots and density in the UR -3.5 zone is being met. Staff finds the proposed reduction in lot frontage and lot size does not adversely affect adjacent properties nor the public's general health, safety and welfare. Approval is GRANTED for the administrative exception (File No. ADE -14-06) pursuant to all applicable development standards and regulations are followed for the proposed lots. As currently proposed, the four (4) lots generally comply with applicable standards in Chapter 14.616. Where appropriate, conditions of approval have been established to insure consistency with this Chapter. F. COMPLIANCE WITH THE INTERIM SHORELINE MANAGEMENT PROGRAM, INTERIM CRITICAL AREAS ORDINANCE & INTERIM FLOOD DAMAGE PROTECTION ORDINANCE: Section 3.20.350 (Subdivision and Other Proposed Developments) specifies criteria for the platting of land within identified areas of special flood hazard. RCW 58.17.120 specifies that no plat shall be approved by any city, town, or county legislative authority covering any land situated in a flood control zone as provided in RCW 86.16 without the prior written approval of the Department of Ecology of the State of Washington. Pursuant to Community Panel No. 530174 0315 C of the Federal Insurance Rate Maps for Spokane County, Washington (Map Revised: September 30, 1992), the subject property is not located within a designated area of special flood hazard. III. PUBLIC COMMENTS Findings: No written public comments were submitted in response to the Notice of Application issued on June 6, 2006. Conclusion(s): Staff concludes that adequate public noticing was conducted for SHP-17-06 in accordance with adopted public noticing procedures. IV. AGENCY COMMENTS Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 3 of 9 Findings: Agency comments are attached as exhibits to the staff report and recommendation. The following agencies submitted written comments for the proposal: 1. Spokane Valley Public Works Department — Development Engineering Division 2. Spokane Valley Fire Department 3. Spokane Regional Health District 4. Spokane County Division of Utilities 5. Vera Water and Power 6. Central Valley School District No. 356 7. Washington State Department of Ecology (Spokane) 8. Spokane County Air Pollution Control Authority 9. Avista Utilities 10. Qwest Where appropriate, conditions of approval recommended by commenting agencies that are applicable to the proposal are incorporated herein. V. CONCLUSION Staff concludes that SHP-17-06 as proposed is generally consistent or will be made consistent through the application of conditions of approval with the approval criteria stated herein. VI. DECISION The Planning Division has reviewed the submitted application's conformity to applicable City regulations and standards for the short platting of land within the City, as specified herein, and has decided to APPROVE SHP-17-06 subject to compliance with the following conditions of approval: A. General The following are general conditions of approval that apply to SHP-17-06: SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT — PLANNING DIVISION: 1. The approved preliminary short plat shall have a maximum of four (4) residential lots unless a preliminary short plat modification is approved pursuant to Section 12.100.120 (Modifications) of the Spokane Valley Interim Subdivision Ordinance. 2. Pursuant to Section 12.100.118 (Extensions of Time) an application form and supporting data for time extension requests must be submitted to the Director at least thirty (30) calendar days prior to the expiration of the preliminary plat approval. 3. Pursuant to Section 12.100.130 (Enforcement) any sale, lease, or transfer of any lot or parcel created pursuant to the City's Interim Subdivision Ordinance that does not conform to the requirements of the preliminary plat approval or that occurs without approval, shall be considered a violation of Chapter 58.17 RCW, and shall be restrained by injunctive action and shall be illegal, as provided in Chapter 58.17 RCW. Each sale, lease, or transfer of each separate lot or parcel of land in violation of any provision of this ordinance shall be deemed a separate and distinct offense. 4. Pursuant to Section 12.100.116 (Expiration of Approval), the preliminary short approval for SHP-17- 06 shall automatically expire five (5) years after preliminary approval is granted unless a time extension is approved for the project. If a request for an extension of time is not submitted and Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 4 of 9 approved, the preliminary approval expires and the short plat is null and void. The expiration date for SHP-17-06 is therefore August 3, 2011. B. Prior to final short plat application submittal, the applicant shall: SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT — PLANNING DIVISION: I. Pursuant to Section 12.300.132 (Professional Land Surveyor), a final plat shall be submitted and shall be made by or under the supervision of a professional land surveyor who shall certify on the final plat that it is a true and correct representation of the lands actually surveyed. All surveys shall comply with the Survey Recording Act (RCW 58.09), Survey and Land Descriptions (WAC -332- 130), and the City of Spokane Valley's Interim Standards for Road and Sewer Construction, as amended. 2. The submitted final plat application shall comply with all submittal requirements specified in Chapter 12.300 of the City's Interim Subdivision Ordinance. 3. Pursuant to Section 12.300.142 (Filing) the City of Spokane Valley shall record with the Spokane County Auditor's Office the final plat, upon receipt of all required signatures on the face of the plat, provided that also pursuant to this Section, the applicant shall submit prior to recording all required recording fees including appropriate fees to pay for the cost of three (3) copies of the recorded final plat for distribution to the City of Spokane Valley Planning, Engineering and Building Divisions. 4. Submit a final short plat containing the following note on the face of the plat: "All lots within this plat shall comply with the building setback requirements, maximum building height standard, maximum lot coverage standard and other applicable lot development standards for the UR -3.5 zoning district or successor zoning designation to the extent permitted by Washington State law in effect at the time of building permit application." 5. A note shall be made on the final short plat map to state "Lot 1 received approval to reduce the minimum lot frontage and lot size per Administrative Exception (File No. ADE -14-06)". SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT — BUILDING DIVISION: 6. If any grading is conducted on the site, engineered grading permits shall be required per City of Spokane Valley Municipal Code (SVMC) Chapter 10.15, Article II, subsection 10.15.120 (Residential Subdivision Grading) SPOKANE COUNTY FIRE DISTRICT NO. 1: 7. Addresses shall be posted on Blake Road during and after construction. Street numbers shall be a minimum of four (4) inches tall and contrasting to background. 8. Fire apparatus access roads 20 feet to 26 feet wide shall be posted on both sides as "Fire Lane No Parking." SPOKANE VALLEY PUBLIC WORKS DEPARTMENT—DEVELOPMENT ENGINEERING DIVISION: 9. Frontage improvements are required for Blake Road. Blake Road is designated as a Local Access Street. Existing right-of-way width is 30 feet. Improvements required include a total of 15 feet of asphalt from road centerline, 2 foot curb and gutter, 10 foot planter strip, and a 5 foot sidewalk. A right-of-way dedication of 8 feet and a 13 foot border easement are required and shall be indicated in the final plat. Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 5 of 9 10. To construct the street improvements stated above, the applicant may, with the approval of the Director of Public Works, join in and be a willing participant in any petition or resolution which purposes is the format of a Local Improvement District (LID) for said improvements pursuant to RCW 35.43, as amended. At such time as a LID is created or any Street Improvement Project is sanctioned by Spokane Valley, the improvements required will be at the sole expense of the undersigned owner, their heirs, grantees and assigns. This provision is applicable to Blake Road which provides access to the site. 11. As an alternative method of constructing the street improvements stated above, the applicant may, with the approval of the Public Works Director, accomplish the street improvements by joining and participating in a City Street Project (CSP) to the extent of the required street improvement. At such time as a LID is created or any Street Improvement Project is sanctioned by Spokane Valley, the improvements required will be at the sole expense of the undersigned owner, their heirs, grantees and assigns. This provision is applicable to Blake Road which provides access to the site. 12. If frontage improvements are constructed, a Professional Engineer, licensed in the State of Washington, needs to submit a final street and drainage plans and a drainage report including calculations that conform to the 2001 Edition of the Spokane County Standards for Road and Sewer Construction (or as amended), the 1998 Spokane County Guidelines for Stormwater management (or as amended), Spokane Valley Ordinance 05-013 (or as amended) and all other Federal, State and Local regulations. 13. If the newly created lots are used for any use other than single family residential, full improvements to Blake Road are required. 14. Show any utility easements on the final plat (i.e. Telephone, power, etc.). The permittee is responsible for arranging for all necessary utility adjustments, relocations, or improvements as required for completion of the project. The developer needs to contact the purveyors of each affected utility regarding private service, utility improvement, and any relocation and adjustment costs. All rigid objects shall be located out of the clear zone. These clear zone requirements can be found in the 2001 Spokane County Road and Sewer Standards, or as amended. 15. Permits are required for any access to or work within the right-of-way of the Spokane Valley roadway system. 16. If frontage improvements are constructed, a landscaping plan, which shows the landscaping proposed to be placed in vegetated stormwater facilities, such as channels, ditches, swales, ponds, etc., must be submitted with the site construction plans for review. 17. Driveway approach design shall follow the 2001 Spokane County Road and Sewer Standards, or as amended. If at the time of construction Blake Road does not have full -width pavement or curb and gutter and if the improvements are proposed to be done through a LID, a rural driveway approach may be used with the approach starting at the edge of the existing pavement. If an existing approach is to be altered or abandoned then the unused portion of the original approach needs to be removed and replaced with curb, gutter and sidewalk matching that which is adjacent. 18. A Temporary Erosion and Sedimentations Control (TESC) plan, prepared by a Washington State licensed Professional Engineer, may be prepared and submitted with the site construction plans. The TESC plan is to follow 1998 Spokane County Guidelines for Stormwater Management. The TESC structures (such as silt ponds, silt traps) are to be installed prior to the start of site work, and the TESC measures are to be implemented and maintained throughout the duration of construction and until the site has stabilized. Staff Report and Notice of Decision for SHP-I 7-06 August 3,2006 Page 6 of 9 19. Right-of-way dedication and border easements must be designated on the final plat map. 20. If frontage improvements are constructed, upon completion of the frontage improvements, a Construction Certification package, prepared by the Professional Engineer who prepared the civil site and drainage plans, is required for the improvements and shall be submitted and approved prior to releasing the performance surety. A pre -construction conference with Public Works is required prior to the start of construction. During this meeting, standards and submittal requirements for the Construction Certification will be given to the project engineer/inspector. 21. Plat language will be determined at the time of final plat submittal. Please contact the City of Spokane Valley Public Works Department for appropriate language. SPOKANE REGIONAL HEALTH DISTRICT: 22. The final plat shall be designed as indicated on the preliminary plat of record and/or any attached sheets as noted. 23. Appropriate utility easements shall be indicated on copies of the preliminary plat of record for distribution by the Planning Department to the utility companies, City of Spokane Valley Public Works Department, and the Spokane Regional Health District. 24. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 25. Water service shall be coordinated through the Director of Utilities, Spokane County. 26. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 27. Prior to filing the final plat, the sponsor shall present evidence that the plat lies within the recorded service area of the water system proposed to serve the plat. 28. A public sewer system will be made available for the plat and individual service will be provided to each lot prior to sale. Use of individual on-site sewage disposal systems shall not be authorized. 29. A statement shall be placed in the dedication to the effect that: "A public sewer system will be made available for the plat and individual service will be provided to each lot prior to sale. Use of individual on-site sewage disposal systems shall not be authorized." 30. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." 31. The final plat dedication shall contain the following statement: "The public water system, pursuant to the Water Plan approved by county and state health authorities, the local fire protection district, City of Spokane Valley and water purveyor, shall be installed within this subdivision and the applicant shall provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." SPOKANE COUNTY DIVISION OF UTILITES: 32. Side sewer easement with a width acceptable to the Spokane County Division of Utilities shall be shown on the face of the plat as "Sewer and Utilities Easement". 33. As per the development regulations/zoning code of the governing authority as amended, the dedication Stats Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 7 of 9 shall state: "Public sewers shall be constructed to provide for the connection of each parcel to the County's system of sewerage. Uses on properties within the project shall be required to connect to the sewer and pay applicable charges per the County Sewer Ordinance. Sewer connection permits shall be required." 34. Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. 35. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the finalization of the project. 36. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. AVISTA: 37. A ten (10) foot wide utility easement strip is required along the Blake Road. 38. A five (5) foot wide utility easement strip is required adjacent to private driveway. 39. Submit a final plat specifying the following note on the face of the final plat: "Utility easements shown on the herein described plat are hereby dedicated for the use of serving utility companies for the construction, reconstruction, maintenance, protection, inspection and operation of their respective facilities, together with the right to prohibit changes in grade that will reduce the existing coverage over installed underground facilities and the right to trim and/or remove trees, bushes, landscaping and to prohibit structures that may interfere with the construction, reconstruction, reliability, maintenance, and safe operation of same. Said provision does not prohibit lateral crossing of dry facilities with residential water service lines, but shall prohibit installation of water meter boxes in said easement strip. In addition, the installation of street light poles, trees, brick, rock or masonry structure within the aforementioned utility strip is prohibited, unless installed by a serving utility." C. Prior to or during on-site construction the applicant shall: SPOKANE VALLEY PUBLIC WORKS DEPARTMENT — DEVELOPMENT ENGINEERING DIVISION: 1. If frontage improvements are constructed, upon completion of the frontage improvements, a Construction Certification package, prepared by the Professional Engineer who prepared the civil, site and drainage plans, is required for the improvements and shall be submitted and approved prior to releasing the performance surety. A pre -construction conference with Public Works is required prior to the start of construction. During this meeting, standards and submittal requirements for the Construction Certification will be given to the project engineer/inspector. 2. Permits are required for any access to or work within the right-of-way of the Spokane Valley roadway system. 3. If frontage improvements are constructed, a landscaping plan, which shows the landscaping proposed to be placed in vegetated stormwater facilities, such as channels, ditches, swales, ponds, etc., must be submitted with the site construction plans for review. Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 8 of 9 4. Driveway approach design shall follow the 2001 Spokane County Road and Sewer Standards, or as amended. If at the time of construction Blake Road does not have full -width pavement or curb and gutter and if the improvements are proposed to be done through a LID, a rural driveway approach may be used with the approach starting at the edge of the existing pavement. If an existing approach is to be altered or abandoned then the unused portion of the original approach needs to be removed and replaced with curb, gutter and sidewalk matching that which is adjacent. 5. A Temporary Erosion and Sedimentations Control (TESC) plan, prepared by a Washington State licensed Professional Engineer, may be prepared and submitted with the site construction plans. The TESC plan is to follow 1998 Spokane County Guidelines for Stormwater Management. The TESC structures (such as silt ponds, silt traps) are to be installed prior to the start of site work, and the TESC measures are to be implemented and maintained throughout the duration of construction and until the site has stabilized. 6. Show any utility easements on the final plat (i.e. Telephone, power, etc.). The permittee is responsible for arranging for all necessary utility adjustments, relocations, or improvements as required for completion of the project. The developer needs to contact the purveyors of each affected utility regarding private service, utility improvement, and any relocation and adjustment costs. All rigid objects shall be located out of the clear zone. These clear zone requirements can be found in the 2001 Spokane County Road and Sewer Standards, or as amended. VII. APPEAL OF DECISION Pursuant to Section 13.900 (Appeals) of the City's adopted "Application Review Procedures for Project Permits", a written appeal of the Staff Report and Notice of Decision shall be filed with the City of Spokane Valley Community Development Department within fourteen (14) calendar days after the date the notice of the decision is mailed. The appeal deadline is at 5:00 pm on August 17, 2006. Staff Report and Notice of Decision for SHP-17-06 August 3, 2006 Page 9 of 9 t 5, X‘ PLANNEN&DEPLAPPROVED BY. -\04u_4\_o_-1,c) DATE E14nP jod ft*P711 iscv /It C/ fr so 54•0 0 2 0 &1"3 M rvflVflPg fico2, , E'