2012, 06-25 File: SHP-2012-0004 Notice of DecisionY
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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
STAFF REPORT AND NOTICE OF DECISION
FILE No: SHP-2012-0004
STAFF REPORT DATE: June 25, 2012
REPORT PREPARED BY: Karen Kendall, Assistant Planner, Community Development Department
REPORT REVIEW BY: Mike Basinger, AICP, Senior Planner, Community Development Department
PARCEL NUMBER/SITE ADDRESS/GENERAL LOCATION: Parcel number 55181.3012; addressed as 18309
East Desmet Avenue; located approximately 100 feet east of the intersection at Greenacres Road and
Desmet Avenue; further located in the NE 1/4 of the NE I/4 of Section 18, Township 25 North, Range 45
East, Willamette Meridian, Spokane County, Washington
PROPOSAL: Request to short plat 0.54 of an acre into two (2) single-family residential lots.
OWNER/APPLICANT: Steve Bartels, 18421 East Desmet Avenue; Spokane Valley, WA 99016
APPROVAL CRITERIA:
1. Comprehensive Plan — Chapter 2 - Land Use
2. SVMC — Title 19 (Zoning Regulations)
3. SVMC — Title 20 (Subdivision Regulations)
4. SVMC — Title 21 (Environmental Controls)
5. 2009 Spokane Valley Street Standards
6. 2008 Spokane Regional Stormwater Manual
7. Spokane Regional Health District Regulations
ATTACHMENTS:
Exhibit 1: Preliminary Short Plat Map of Record dated June 25, 2012
Exhibit 2: Preliminary Short Plat Submittal
Exhibit 3: Determination of Completeness
Exhibit 4: Notice of Application
Exhibit 5: Agency Comments
I. PROPERTY INFORMATION
Size and Characteristics:
The site is 0.54 of an acre in size.
Comprehensive Plan Designation:
Low density residential (LDR)
Zoning of Property:
Single -Family Residential (R-3)
Existing Land Use:
Existing single-family residence with a separate concrete
foundation and one (1) detached structure.
II. STAFF ANALYSIS OF PROPOSAL
A. COMPLIANCE WITH TITLE 19 (ZONING REGULATIONS)
1. The proposal is to divide 0.54 of an acre into two (2) single-family residential lots. Spokane
Valley Municipal Code (SVMC) 19.40.020 Residential Standards specifies that the minimum lot
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 1 1
size in the R-3 zone is 7,500 square feet per dwelling unit with a lot width of 65 feet and a depth
of 90 feet. The proposed lots exceed the required minimum residential standards. Lot 1 (parcel
A) currently accesses Desmet Avenue and Lot 2 (parcel B) shall access Boone Avenue. Staff
finds all minimum residential development standards as proposed are consistent with SVMC
19.40.020 Residential Standards.
COMPLIANCE WITH TITLE 20 (SUBDIVISIONS REGULATIONS)
1. SVMC 20.20.090 General Design requires written findings of fact that appropriate provisions are
made for the following. Analysis is italicized.
Design, shape, size and orientation of tracts;
The design, shape, size, and orientation of the proposed 2 -lot short plat are consistent with
the intent of Title 20, the development standards within SVMC Title 19 and the City's
Comprehensive Plan goals and policies.
Lot arrangement;
The arrangement of the proposed lots is consistent with the requirements.
Block dimensions;
Block dimensions are not applicable to this proposal.
Arrangement of tracts and roads, to permit subsequent redivision in conformity with roads or
plans adopted by the City;
The proposed lots are not designed for further redevelopment.
Lots should not be divided by the boundary of any city, county, zoning designation, or public
right-of-way;
The proposed lots are not divided by the boundary of any City, County, zoning designation
or public right-of-way.
Every lot shall have direct access to a paved public street, private street or private driveway
easement;
All lots will access onto public streets.
Improvements shall be made for construction of all public/private streets and driveways;
No improvements are required.
Wastewater design;
Wastewater design is coordinated directly with Spokane County Utilities and shall be in
compliance with all applicable City and other agencies' regulations.
Adequate domestic water supply and/or fire protection;
Adequate public domestic water supply and/or fire protection
compliance with all applicable City and other agencies' regulations.
Road design;
All road designs shall be in conformance with the 2009 Spokane Valley Street Standards.
The City of Spokane Valley Development Engineering Division has provided comments.
Provisions for stormwater runoff;
Provisions for Stormwater runoff shall be in compliance with the 2008 Spokane Regional
Stormwater Manual. The City of Spokane Valley Development Engineering has provided
comments.
Easements for electric, water, sewer, gas and similar utilities;
Easements for electric, water, sewer, gas, and similar utilities shall be illustrated on the final
short plat. The utility purveyors shall indicate to the Community Development Department
in writing that the easements are adequate for their service needs.
Underground utilities;
The short subdivision shall provide underground utilities within public right-of-way, alleys
or utility easements including, but not limited to, those for electricity, communications and
street lighting.
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shall be provided in
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 12
2. SVMC 20.20.100 Findings stipulate that prior to approving any subdivision, the department shall
determine and make written fmdings of fact that appropriate provisions are made for the
following. Analysis is italicized.
a. The public health, safety, and general welfare;
The public health, safety, and general welfare will be promoted in accordance with standards
established by the state and the City of Spokane Valley's subdivision regulations.
b. Open spaces;
The SVMC does not require dedicated open space for development of single family dwelling
units.
c. Drainage ways;
All drainage will follow the adopted 2008 Regional Stormwater Manual for stormwater
management guidelines.
d. Street or roads, alleys, sidewalks, and other public ways;
The proposed short plat will have direct access to Desmet Avenue (south) and Boone Avenue
(north).
e. Transit stops;
Spokane Transit Authority determines needs for transit stops. Transit Route 98 runs along
Barker Road approximately two tenths of a mile east of the proposed development.
f. Public potable water supplies;
Public water supplies are regulated by the Spokane Regional Health District and
Consolidated Irrigation District No. 19, the local water purveyor. A completed Certificate of
Water Availability indicates water is available with installation of infrastructure and a new
connection.
g. Sanitary sewer;
Sanitary sewer system is coordinated by Spokane County Utilities and is available to this
proposal. A completed Certificate of Sewer Availability from Spokane County Division of
Utilities specifies public sewer service is available with connections required.
h. Parks and recreation;
No new parks or recreation facilities are proposed as part of this short plat. Greenacres
Park is approximately a third of a mile west of the short plat.
i. Playgrounds, schools, and school grounds;
Greenacres Elementary and Middle School are located approximately 1 mile southwest of the
site. Level of service standards are set by individual school districts capital facility plans.
j. Sidewalks and other planning features that assure safe walking conditions for students who
only walk to and from school;
The closest sidewalks are located east of the site on Barker Road.
k. Whether the public interest will be served by the subdivision;
As proposed, this subdivision meets or will meet all criteria set forth in the SVMC and will be
consistent with the applicable goals and policies of the City of Spokane Valley
Comprehensive Plan.
1. The proposed subdivision is in conformity with all applicable development code provisions;
and
As proposed, the short plat meets or will meet all criteria set forth in the SVMC, the City's
Comprehensive Plan and all other development code provisions.
m. Other requirements found to be necessary and appropriate and for which written standards
and policies have been adopted (Ord. 07-015 § 4, 2007).
The public health, safety, and general welfare will be promoted in accordance with standards
established by the state and the City's subdivision regulations.
3. SVMC 20.20.050 — (Prohibition against sale, lease or transfer of property) stipulates that no
person shall sell, lease or offer to sell or transfer any lot, tract or parcel subject to the
requirements of this title without first receiving final short plat approval and recording the
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page I3
approved short plat with Spokane County; provided, that if performance of an offer or agreement
to sell, lease or otherwise transfer a lot, tract or parcel of land is expressly conditioned on the
recording of the subdivision, short subdivision or binding site plan containing the lot, tract, or
parcel, the offer or agreement does not violate any provision of this Title.
4. SVMC 20.20.080 (Professional Land Surveyor) requires the preparation of all preliminary and
final short plat be made by or under the supervision of a professional land surveyor. The
professional land surveyor shall certify on the fmal plat that it is a true and correct representation
of the lands actually surveyed. A survey is required on all fmal plats. All surveys shall comply
with the Survey Recording Act (RCW 58.09), Survey and Land Descriptions (WAC -332-130).
5. SVMC 20.30.050 (Expiration of Preliminary Approval) stipulates that preliminary short plat
approval automatically expires five (5) years after preliminary approval is granted unless a time
extension is approved for the project. On June 25, 2012, Substitute Senate Bill No. 6544 was
passed modifying RCW 58.17.140 allowing all plats to have an extended expiration date of seven
(7) years from the date of preliminary approval. If a request for an extension of time is not
submitted and approved, the preliminary approval expires and the binding site plan is null and
void. The expiration date for SHP-2012-0004 is therefore June 25, 2019.
6. SVMC 20.30.060 (Time Extensions) requires 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 short plat approval.
7. Pursuant to SVMC 20.40.030 (Filing Final Short Plat, Plat, or Binding Site Plan) the City of
Spokane Valley shall record with the Spokane County Auditor's Office the final short plat, upon
receipt of all required signatures on the face of the plat.
8. The approved preliminary short plat shall have a maximum of two (2) residential lots unless a
preliminary short plat modification is approved consistent with SVMC Chapter 20.50
(Preliminary Plat, Short Plat, and Binding Site Plan Alterations).
9. Pursuant to SVMC 20.80.040 (Recordation) of the SVMC, all fees for recording shall be paid by
the applicant prior to recording.
Conclusion(s): The proposed short plat will promote the health, safety, and general welfare,
effective use of land, and will meet required level of service standards established by the state and
City. The proposed preliminary short plat conforms to applicable standards of the SVMC. The
application is consistent with the zoning standards in effect at the time this application was
determined complete, subject to the implementation of applicable conditions of approval.
C. COMPLIANCE WITH TITLE 21 (ENVIRONMENTAL CONTROLS)
1. SVMC 21.20 - State Environmental Policy Act
The Planning Division has reviewed the proposed project and has determined that the project is
categorically exempt pursuant to WAC 197-11-800 and SVMC 21.20.040 from environmental
review under the provisions of the State Environmental Policy Act (SEPA).
2. SVMC 21.30 — Floodplain Regulations or other as applicable
SVMC 21.30 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. 53063C0595D of the Federal Insurance Rate Maps for
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 14
Spokane County, Washington (Map Revised: July 6, 2010), the subject property is not located
within a designated area of special flood hazard.
D. COMPLIANCE WITH TITLE 22 (DESIGN & DEVELOPMENT STANDARDS)
Findings: SVMC 22.20.010 states concurrency must be evaluated for transportation, water, and
sewer. A completed Certificate of Water Availability from Consolidated Irrigation District No. 19
dated February 23, 2012 requires another connection to the water system to serve an additional lot.
The proposed project is consistent with the water purveyor's Department of Health (DOH) approved
water system plan.
A completed Certificate of Sewer Availability from Spokane County Division of Utilities dated
February 28, 2012 indicates sewer service is available.
Conclusion(s): The proposal complies or will comply with the requirements of SVMC Title 22
Design and Development Standards pertaining to transportation, water, and sewer concurrency.
III. COMPREHENSIVE PLAN:
The Low Density Residential (LDR) Comprehensive Plan designation addresses a range of single-family
residential densities from one dwelling unit per acre up to and including six dwelling units per acre. The
R-1, R-2, R-3, and R,4 districts of the SVMC are intended to implement LDR designation. Analysis is
italicized.
1. Policies LUP-1.1 and NP -2.1 of the Comprehensive Plan recommends that the character of
existing and future residential neighborhoods be maintained and protected through the
development and enforcement of the City's land use regulations and joint planning.
The proposed development is consistent with residential development standards and existing
single-family development in the area.
2. Policy LUP-15.1 of the Comprehensive Plan recommends to continually identify and evaluate
archeological and historic sites to determine which should be preserved. Policy LUP-15.3
recommends that relations with Native American tribes be established and maintained for the
preservation of archeological sites and traditional cultural properties.
There are no known historic sites in the area. The applicant is aware of our policies regarding
archeological sites and traditional cultural properties.
3. Policies LUP-1.4 and LUP-2.3 of the Comprehensive Plan encourage the development of
transportation routes and facilities to serve residential neighborhoods. It also notes that special
attention should be given to walking, biking, and transit uses.
No improvements are required.
4. Policy LUP-16.1 of the Comprehensive Plan encourages new development, including multifamily
projects, to be arranged in a pattern of connecting streets and blocks to allow people to get around
easily by foot, bicycle, bus, or car.
The proposal does not include any additional streets.
5. Policy LUP 16.3 of the Comprehensive Plan requires adequate emergency evacuation routes prior
to approving new development or redevelopment.
Spokane Valley Fire District No. 1 approves the site as proposed.
6. Policy TP -2.1 of the Comprehensive Plan recommends street designs complement adjacent
development. Policy TP -2.2 discourages private roads as a principle means of access to
developments, and recommends the private roads are designed and constructed to public street
standards.
No improvements are required
7. Policies TP -9.8 and TP -9.2 of the Comprehensive Plan recommend that pedestrian facilities such
as sidewalks be required in all new developments, and that sidewalks be provided on both sides
of all arterial streets as funding allows.
No improvements are required.
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 15
8. Policy NEP-20.5 of Comprehensive Plan recommends that streets in new development be paved,
to mitigate adverse impacts on air quality.
No improvements are required. All surrounding streets are public and paved.
9. Policy NEP-19.1 of the Comprehensive Plan recommends that the impacts of a development
proposal on surface water quality be considered before development is approved; and indicates
that conditioning proposals may be necessary to protect water quality, manage runoff and address
erosion control and sedimentation. Policy CFP -6.1 of the Comprehensive Plan requires
stormwater management systems for new development. Policy CFP -6.4 encourages new
development to include multiple uses of facilities, such as the integration of stormwater facilities
within recreation and/or open space areas, when possible.
No improvements are required.
Policy CFP -4.5 of the Comprehensive Plan discourages new, private and domestic wells within
the Spokane Valley City limits. Policy CFP -4.6 of the Comprehensive Plan requires new
development to connect to public sewer and water.
The proposed subdivision is required to add a water connection and jointly share the existing
sewer connection.
10. Policy CFP -8.2 of the Comprehensive Plan recommends the consideration of adequate school
facilities when reviewing new residential development.
The proposed subdivision is located in Central Valley School District. Adequate facilities are
determined by the school district.
11. Policy CFP -9.1 of the Comprehensive Plan recommends a concurrency management system for
transportation, sewer, and water facilities.
Concurrency has been met for transportation, sewer, and water facilities.
IV. PUBLIC COMMENTS
Findings: No public comments were received in response to the notice of application issued on May 18,
2012
Conclusion(s):
Staff concludes that adequate public noticing was conducted for SHP-2012-0004 in accordance with
adopted public noticing procedures.
V. AGENCY COMMENTS
Comments were received from the following agencies and are attached as exhibits to this staff report:
1. City of Spokane Valley Building Division
2. City of Spokane Valley Development Engineering Division
3. Spokane Valley Fire Department
4. Spokane County Division of Utilities
5. Spokane Regional Health District
6. Spokane Regional Clean Air Agency
7. CentryLink (previously Qwest)
VL OVERALL CONCLUSIONS AND FINDINGS
Staff concludes that SHP-2012-0004 as proposed is generally consistent or will be made consistent
through the application of conditions of approval with the approval criteria stated herein.
VII. 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-2012-0004 subject to compliance with the following conditions of approval:
A. Prior to final short plat application submittal, the applicant shall:
SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT — PLANNING DIVISION:
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 16
1 Submit a fmal 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 R-3 zoning
district or successor zoning designation to the extent permitted by Washington State law in effect at
the time of building permit application."
2. Demolition permit must be granted by the City's Building Division and completion inspected for
the shed.
SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION:
3. The following addresses have been assigned and shall be designated on the fmal short plat map;
a. Lot 1 (Parcel A) = 18309 E Desmet Avenue (existing to remain)
b. Lot 2 (Parcel B) = 18310 East Boone Avenue
SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT
ENGINEERING DIVISION:
4. A Professional Engineer, licensed in the State of Washington, shall prepare required engineering
documents (including civil/street plans, drainage plans, drainage calculations, traffic studies, shared
access driveway plans, etc.) Plans shall conform to the 2009 City of Spokane Valley Street
Standards (or as amended), the 2008 Spokane Regional Stormwater Manual (or as amended), the
City of Spokane Valley Municipal Code and all other federal, state and local regulations, as
applicable.
5. Frontage improvements are not required on either Desmet Avenue or Boone Avenue. The
following is for determining right-of-way and border easement dedications.
a. Both Desmet Avenue and Boone Avenue are designated local access streets. Frontage
improvements needing to be constructed include 15 feet of asphalt width from road
centerline, Type B curb and gutter (2 feet wide), 10 -foot wide roadside swale, and a 5 -foot
wide sidewalk. The total width of improvements is 32 feet.
b. Current right-of-way on Desmet is 40 feet; 'h of the right-of-way being 20 feet. The
minimum 1/2 right-of-way width, which is to 2 feet behind the back of the future curb, is 19
feet. Existing right-of-way is adequate. No dedication or border easement is required.
Applicant to confirm right-of-way location and width(s). Note — building setback begins at
the edge of the border easement.
c. Current right-of-way on Boone is 70 feet; '/2 of the right-of-way being 35 feet. The
minimum 1/2 right-of-way width, which is to 2 feet behind the back of the future curb, is 19
feet. Existing right-of-way is adequate to accommodate all potential improvements. No
dedication or border easement is required.
6. Driveway approach design shall follow the 2009 City Road Standards, or as amended. If Desmet
Avenue and/or Boone Avenue will not have full -width pavement or curb and gutter then a driveway
approach per Standard Plan R-114 may be used with the approach starting at the edge of the
existing pavement.
7. Show any utility easements (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 2009 City of
Spokane Valley Street Standards, or as amended.
8. If sewer and/or water needs to be brought to the properties and to do this requires an Engineering
design, copies of the approved sewer and water plans are required to be submitted to Development
Engineering. The civil plans for the project are required to show the extents of pavement removal
and replacement.
9. Plat language will be determined at the time of final plat submittal. Contact Development
Engineering prior to first submittal of fmal plat to obtain plat language.
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 17
SPOKANE REGIONAL HEALTH DISTRICT
10. The fmal short plat shall be designed as indicated on the preliminary short plat of record.
11. Appropriate utility easements shall be indicated on copies of the preliminary plat of record for
distribution by the Planning Department to the utility companies, Spokane County Engineer, and
the Spokane Regional Health District.
12. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
13. Water service shall be coordinated through the Director of Utilities, Spokane County.
14. Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health.
15. Prior to filing the final short plat, the sponsor shall demonstrate to the satisfaction of the Spokane
Regional Health District that an adequate and potable water supply is available to each lot of the
plat.
16. Prior to filing the fmal short plat, the sponsor shall present evidence that the plat lies within the
recorded service area of the water system proposed to serve the plat.
17. A public sewer system will be made available for the short 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.
18. 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."
19. The dedicatory language on the plat shall state: "Use of private wells and water systems is
prohibited."
20. The fmal short 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 UTILITIES
21. Side sewer easement with a width acceptable to the Spokane County Division of Utilities shall be
shown on the face of the plat as "Private Sewer and Utilities Easement".
22. As per the development regulations/zoning code of the governing authority as amended, the
dedication 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."
23. 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. Prior to plan submittal, the developer is
required to contact Billy Urhausen at 477-3604 to discuss the details of the sewer plans.
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 18
24. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the finalization of the
project.
25. Any water service for this project shall be provided in accordance with the Coordinate Water
system Plan for Spokane County, as amended.
B. Prior to or during on-site construction the applicant shall:
SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT
ENGINEERING DIVISION:
1. NOTICE — The Regional Pavement Cut Policy may prevent or limit pavement cuts in the adjacent
street(s). There is a three-year moratorium on pavement cuts for newly paved streets. Please
contact the City right-of-way inspector 720-5025 for further information. Desmet Avenue was
paved in 2010.
SPOKANE REGIONAL CLEAN AIR AGENCY
2. Dust emissions during demolition, construction and excavation projects must be controlled. This
may require the use of water sprays, tarps, sprinklers, or suspension of activity during certain
weather conditions.
3. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved
surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to
clean these surfaces
4. Debris generated as a result of this project must be disposed of by means other than burning.
5. Spokane Clean Air strongly recommends that all traveled surfaces (i.e. ingress, egress, parking
areas, access roads, etc.) be paved and kept clean to minimize dust emissions.
6. If objectionable odors result from this project, effective control apparatus and measures must be
taken to reduce odors to a minimum.
7. Special attention should be given to proper maintenance of diesel powered construction equipment
to reduce the impact of diesel exhaust, a suspected carcinogen.
SPOKANE VALLEY COMMUNITY DEVELOPMENT DEPARTMENT -PLANNING DIVISION:
8. Upon any discovery of potential or known archaeological resources at the subject properties prior to
or during future on-site construction, the developer, contractor, and/or any other parties involved in
construction shall immediately cease all on-site construction, shall act to protect the potential or
known historical and cultural resources area from outside intrusion, and shall notify, within a
maximum period of twenty -fours from the time of discovery, the City of Spokane Valley
Community Development Department of said discovery.
VIII. APPEAL OF DECISION
Pursuant to Section 17.90 (Appeals) of the SVMC, 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 July 9, 2012.
Staff Report and Notice of Decision for SHP-2012-0004
June 25, 2012
Page 19