ZE-0015-02
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SPOKANE COiJNT'Y HEARING EXAMgNER
RE Zone Reclassification from the B-2 and ) FINIDINGS OF FAC'I',
B-3 Zones to the UR-22 Zone, ) CONCI,USIONS OF LAW,
Applicant Tsclurley Seruors Housing L P) AND I)ECISION, APPROVING
File No ZE-15-02 ) PgIASE 2
)
Tlus matter coming on for public heanng on October 23, 2002, the Hearulg Exanuner, after
review of the zone reclassification apphcation and the ennre record, having approved Phase 1 of
the proposed rezone on November 1, 2002, and finding good cause therefore, hereby makes the
following findmgs of fact, conclusions of law and decision
1. FINDINGS OF FACT
1 The rezone application requested a rezone of 5 64 acres of land from the Commuruty
Business (B-2) and Regional Business (B-3) Zones to the Urban Residential (UR-22) Zone, to
develop multi-family dwellings in the form of retuement/elderly apartments
2 The combined site (Phase 1 and Phase 2) is located east of and adJ acent to Tsch.irley Road,
approximately 300 feet south of the intersechon of Tschirley Road and Sprague Avenue, in the
NW '/4 Section 19, Townslup 25 N, Range 45 EWM, Spokane County, Waslungton The site
address is 101 South Tsclurley Road, Crreenacres, Washuigton
3 The combined site is referenced as County Assessor's tax parcel nos 55192 0207, 0204,
0302 and 0301 (portion)
4 The combined site is legally descnbed as "The West two (2) acres of the East 242 2 feet of
Lot 3, Block 25 of CORBIN ADDITION TO GREENACRES, as per plat thereof recorded in
Volume "S" of Plats, Pages 30 and 31, records of the Spokane County Auditor, EXCEPT the
North 200 00 feet, together with the South 100 feet of Lot 3, Block 2 of MANLFOLD HOMES
A.DDITION TO GREENACRES, as per plat thereof recorded m Volume "2" of Plats, Page19,
together with the West 108 3 feet of Lots 5 through 8, Block 2 of NIANIFOLD HOMES
ADDITION TO GREENACRES, as per plat thereof recorded in Volume "2" of Plats, Page 19,
also together with part of Lots 3 and 4, Block 25 of CORBIN ADDITION TO GREENACRES as
per plat thereof recorded in Book "S" of Plats, Page 30, described as follows Beginning at a
point 242 20 feet West and 307 feet South of the Northeast Comer of said Lot 3, thence West on
a line parallel with the South line of said Lots 3 and 4, 398 2 feet to the West line of Lot 4,
thence South along the West line of said Lot 4 to the Southwest Corner thereof, thence East
along the South line of Lots 3 and 4, 399 5 feet to a point wluch is 242 2 feet West of the East
line of said Lot 3, thence North to the point of begintung, in Spokane County, Washington "
5 The applicant is Tsclurley Seniors Housing L P, c/o Wlutewater Creek, Inc, 8585
Woodvine Dnve #200, Hayden, Idaho 83835 The combmed site owner is Nevin Fanuly Caprtal
LLC, c/o Sam Campbell, 9300 East Sprague, Suite 201, Spokane, WA 99206
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6 The Heanng Exarruner heard the application pursuant to the County Hearing Examiner
Ordinance (County Resolution No 96-0171) and the County Heanng Examiner Rules of
Procedure (County Resoluhon No 96-0294)
7 The Heanng Examiner conducted a site visit on October 22, 2002, and held a public
heanrig on the rezone application on October 23, 2002 The requuements for notice of public
hearing were met
8 The following persons testified at the public heanng
Tammy Jones, Division of Planrung Greg Baldwin, Drvision of Engineenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260-0240
John D Konen Todd Prescott
Storhaug Engmeenng 8585 Woodvine Dnve #200
1322 North Monroe Hayden, ID 83835
Spokane, WA 99201
Victor Cooper
106 S Tschirley Road
Greenacres, WA 99016
9 The County Drvision of Planning issued a Determinanon of Nonsigiuficance for the entYre
project on October 8, 2002
10 The Heanng Examiner takes notice of the County Generalized Comprehensive Plan, GMA
Comprehensive Plan and Caprtal Facilrties Plan, Phase I Development Regulahons, County
Resolution Nos 2-0037 and 2-0470, County Zorung Code, County Code, other applicable
development regulations, and pnor land use decisions in the vicinity
11 Dunng the public heanng, the applicant requested that the Examiner approve the rezone
immediately with respect to the portion of the proposal referenced as Phase 1 on the site plan of
record for the proposed rezone, defer approval of the rezone for the pomon of the proposal
referenced as Phase 2 for a specified time until financing could be obtauned for such phase, and
withdraw the rezone application with regard to Phase 2 if financing could not be hmely obtained
for such phase
12 The Heanng Examiner left the record open until October 25, 2002 to allow the applicant to
comment on the detasls of the split approval for the proposal requested by the applicant, and to
allow County Planning to respond the applicant's request Timely comments were received from
the applicant and County Plaruung on October 25, 2002, including the submittal of a legal ;
descnption by the applicant for Phase 1 and Phase 2 of the proposal '
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13 On November 13, 2002, the Examiner issued a wntten decision approving Phase 1 of the
proposal The decision mdicated that a decision on Phase 2 would be withheld until no later than
June 30, 2003, and that the record would be left open no later than such date
14 On March 14, 2003, the Examiner received a letter from Jerome Nevin, of Nevin Family
Capitol, the owner of the property in Phase 2 of the project The letter requested that the
proposed rezone be approved for Phase 2
15 The record mcludes the documents in the project file at the tune of the public heanng, the
documents and testunony submitted at the public heanng, the documents received on October 25,
2002, the Exa,muler's letters dated 11-1-02 and February 19, 2003, the letter dated 3-10-03 from
Jerome Nevin, and the items taken notice of by the Heanng Examiner
16 The combined site is 5 64 acres in size and is undeveloped, except for a small storage
building located in the southwest corner of the property The site is relatively flat in topography,
and is vegetated with vanous grasses, weeds and small shrubs The penmeter of the property is
fenced The combined site is located inside the boundanes of the future City of Spokane Valley,
which will be incorporated on March 31, 2003
17 The subject rezone application and site plan of record were subnutted to the County
Division of Plann.ing on August 14, 2002 The site plan illustrates the development of 71 multi-
fanuly umts in 10, single-story, buildmgs, in a court-type arrangement, to accommodate retired
senior citizens with moderate to low mcomes The density of the onginal proposal is
approximately 12 6 umts per acre
18 A dnveway runrung along the north, south and east property boundanes of the combined
site, and accessing Tschlrley Road at the northwest and the southwest corners of the combined
site, will provide access to the dwelling units and common buildings for Phase 1 and 2 The site
plan indicates that a total of 107 off-street parlnng spaces for both phases Five trash enclosures
and a walkway system connecting all but one of the proposed buildings are also illustrated on the
site plan of record
19 The site plan of record illustrates a 5-foot wide stnp of Type III landscaping along the
north, east and south boundanes of the combined site, and a 20-foot wide stnp of Type III
landscaping adjacent to Tsclurley Road The site plan indicates a maximum building height of
22 feet in the project
20 The site plan illustrates development of the combined site in two (2) phases, with Phase 1
consisting, approxunately, of the westerly three-fourths of the southerly half of the site, and
Phase 2 consisting of the remainder of the site The site plan indicates that Phase I would
develop 26 umts funded by federal tax credrts, and that Phase 2 would develop 45 uruts funded
through the U S Department of Housing and Urban Development (HUD)
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21 Phase 1 of the project compnses 2 09 acres, and Phase 2 consists of 3 55 acres The density
of Phase 1 is approximately 12 4 dwelling uruts per acre, and the density of Phase 2 as proposed
is approximately 12 7 dwelling units per acre
22 The applicant has secured funding for Phase 1 of the project, but delayed seeking approval
of Phase 2 penduzg government approval of fundulg for Phase 2 If HUD fundmg was not
approved for Phase 2, the applicant planned to seek other funding options, such as tax credits,
wluch may result in some revisions to the design of Phase 2 The apphcant indlcated that if
Phase 2 is funded by tax credits, the iuuts in Phase 2 would be larger than if funded under HUD
23 Effective January 1, 1991, the zoiung of the combined site under the now expired County
Zoning Ordinance to the Commercial Business (B-2) zone and the Regional Business (B-3) zone,
respectively, pursuant to the Program to Implement the Spokane County Zoning Code
24 Effective January 15, 2002, the County unplemented a new comprehensive plan ("GMA
Comprehensive Plan"), Capital Facilities Plan, County Urban Growth Area (UGA) boundanes,
and Phase I Development Regulations, all pursuant to the State Growth Management Act
(GMA) The County also repealed the intenm development regulations prevlously adopted by
the County under the State Growth Management Act See County Resolution No 2-0037
Minor revisions were made to the Phase I Development Regulations on May 7, 2002 See
County Resolution No 2-0470
25 The Phase I Development Regulations designate the combined site and nearby property to
the north, east and west in the Mixed Use category of the Comprehensive Plan, and retained the
existing B-2 and B-3 zorung of the site and such neighbonng properhes Such regulations
designate the land lying south and southeast of the site in the Low Density Resldential category,
and retained the Urban Residential-3 5(UR-3 5) zorung of such land Such regulations
designated the land 1}nng southwest of the site in the Medium Density Residential category, and
retained the Urban Residential-7 (UR-7) zorung of such property The enhre area is located in
the County UGA
26 In 2000, a prelimmary plat, planned umt development and bonus density was approved
for approxunately 112 acres of land lying south and southeast of the site, for the development of
53 single-family homes and common open space, at a density (net) of approximately 5 9 dwelling
uruts per acre See decision in File No PE-1870-00 Single-family homes are being developed
on such property
27 The land lying west and east of the site along Tsclurley Road is developed with single-
fanuly homes, wrth commercial development located northeast of the site The applicant owns a
61-acre parcel located between the combined site and Sprague Avenue A manufactured home
park/mobile home park is located north of the site
28 The GMA Comprehensive Plan designates a proposed Urban Pnncipal Artenal extending
witlun a vacated railway nght of way conveyed to Spokane County and located at the southeast
corner of the intersection of Tsclurley Road and Sprague Avenue, merguzg with Appleway
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Avenue to the northeast, and extending within such nght of way west of the site, southerly of
Sprague Avenue Sprague Avenue, west of Appleway Avenue, and Appleway Avenue, are
designated as Urban Pnncipal Artenals in the vicimty Sprague Avenue, east of Appleway
Avenue, is designated as an Urban Mmor Artenal, wlule Tschirley Road is considered a Local
Access Road
29 The combmed site and area are located m the Aquifer Sensitive Overlay zone and the
Public Transit Benefit Area defined in the Zoning Code Intensive commercial development and
zonuig are found along Sprague Avenue and Appleway Avenue in the vicuuty
30 Phase 2 will be provided with a high level of public sernces, incluclmg public sewer and
water, and close proxirruty to public transit Public sewer was recently installed in Tsclurley
Road adjacent to the combined site
31 The only comments received from neighbonng property owners were submitted by the
owner of two parcels of land lying d.irectly west of the combined site across Tschuley Road,
zoned B-2 and B-3, respectively, and currently developed with sLngle-family homes Such owner
did not oppose the project, but wanted to ensure that he would not be required to improve
Tsclurley Road if the project was approved and developed County Enguieenng advised that the
only road improvements required for Tsclurley Road would be along the east half of such road
located adjacent to the site, wluch the applicant is requued to mstall
32 County Planning and Engineeruzg indicated that each phase of the project can stand
independently under the current conditions of approval, as applied respectively to each phase
Phasing of the development and rezorung of the property, as proposed, will not adversely unpact
neighborulg properties or the environment
33 The Staff Report analyzed the consistency of the proposal with the GMA Comprehensive
Plan, the UR-22 zone, and other applicable development regulations, and found the proposal to
be in compliance with such land use controls The Examiner concurs with such analysis and
hereby adopts the same by reference as findings of fact herein
34 As conditioned, the proposal complies with UR-22 zone and other applicable development
regulations, will not have any significant adverse impact on the environment, and will be
reasonably compatible with neighbonng land uses
35 Conditions have changed in the area since the zorung of the combined site was reclassified
in 1991, to support the proposed rezone Tlus includes adoption of the GMA Comprehensive
Plan and Phase I Development Regulations, increased population growth, increased traffic and
road improvements along Sprague Avenue and Appleway Avenue, and the extension of public
sewer to the area
Based on the above findings of fact, the Heanng Examiner enters tlie followmg
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II. CONCLUSIONS OF I.AW
1 The proposed rezone for Phase 2 of the onginal proposal, as conditioned, conforms to the
GMA Comprehensive Plan
2 The proposed rezone for Phase 2 of the onginal proposal, as conditioned, bears a
substantial relahonslup, and will not be detnmental, to the public health, safety or welfare
3 A change in econonuc, technological, or land use conditions has occurred to warrant the
proposed rezone for Phase 2 of the ongmal proposal, as conditioned A substantial change of
circumstances has occurred in the area since the site was last zoned
4 The procedural requirements of the State Environmental Policy Act and the County's Local
Environmental Ord.inance have been met The proposed rezone for Phase 2 of the onginal
proposal, as conditioned, will not have a sigruficant, probable adverse unpact on the
environment
5 The proposed rezone for Phase 2 of the onginal proposal, as conditioned, comphes with the
Urban Residential-22 zone, the County Zoning Code and other applicable development
regulations
6 The proposed rezone for Phase 2 of the onginal proposal, as conditioned, meets the cntena
established by Washulgton case law for approving a rezone, and the cntena established in
paragraphs 14 402 020 (1)(2) of the County Zoning Code for amending the County official
zoning map
7 Approval of the land use application, for Phase 2 of the onginal proposal, is appropnate
under section 11 of the County Heanng Examiner Ordinance, adopted by County Resolution No
96-0171
HI. D]ECISION
Based on the above findings of fact and conclusions of law, the application for a rezone of
Phase 2 of the onglnal proposal to the Urban Residential-22 (UR-22) zone, for the development
of multi-family dwellings, in the form of retirement/elderly apariments, is hereby approved,
subject to the conditions of approval of the pubhc agencies stated below
Any conditions of such agencies that have been added or sigcuficantly revised by the
Heanng Exanuner are ctalicized
Failure to comply with the conditions of tlus approval may result in revocation of this
approval by the Heanng Examiner This approval does not waive the applicant's obhgation to (
comply with all other requirements of other agencies with jurisdiction
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SPOKANE COUN'I'Y DIVISION OF PLANNING
1 All cond.itions unposed by the Heanng Examiner shall be bmding on the "Applicant,"
which term shall mclude the owner and developer of the property, and their heirs, assigns and
successors
2 The zone change applies to the real property legally descnbed in the title nohce in Planrung
Condition No 6 below
3 Phase 2 of the onginal proposal shall comply with the Urban Residential-22 (UR-22) zone,
the Aquifer Sensitive Overlay zone, and all applicable provisions of the Spokane County Zomng
Code, as amended
4 The applicant shall develop Phase 2 of the onginal proposal in substantial conformance
wlth tbe site plan of record submitted on July 25, 2002, subject to compliance with development
regulations and conditions of approval The County Division of Planrung may approve minor
alterations and additions to the site plan of record, pursuant to Section 14 504 040 of the County
Zorung Code, as amended, subject to compliance with all condlhons of approval and regulation
standards All other changes must be submitted to the Heanrig Exammer for review and
approval at a public hearulg, th.rough a change of condihons application
5 Approval is requued from the Di-rector of the Division of Planning/designee of a specific
lighting and signmg plan for the descnbed property prior to the release of any building pernut
Duect hght from any extenor area lightmg fixture shall not extend over the property boundary
and shall comply with Section 14 810 180 of the County Zoning Code, as amended
6 The Division of Planiung shall prepare and record with the Spokane County Auditor a Title
Notice, noting that the property in question is subject to a variety of special conditions imposed
as a result of approval of a land use action This Title Notice shall serve as public notice of the
condrtions of approval affecting the property in question The Trtle Notice should be recorded
withul the same hme frame as allowed for an appeal and shall only be released, in full or in part,
by the Division of Planrung The Title Nofice shall generally provide as follows
"The parcel of property legally descnbed as
`Commencing at the Northwest corner of the South 185 00 feet of Lot 4 of
CORBIN ADDITION TO GREENACRES, thence along the North lme of sald
South 185 00 feet, North 89°57'40" East a distance of 320 54 feet to the West line
of said Lot 3 of CORBIN ADDTTION TO GREENACRES, thence continuing
North 89°57'40" East along the North line of the South 185 00 feet of said Lot 3
of CORBIN ADDITION TO GREENACRES a distance of 171 95 feet, thence
parallel with the West line of Lot 3 of CORBIN ADDITION TO GREENACRES,
South 00°25'20" East, a distance of 185 00 feet to the South line of Lot 3 of
CORBIN ADDITION TO GREENACRES, thence along said South line North
89°57'40" East, a distance of 40 74 feet, thence north 00°25'20" West, a distance
HE Findings, Conclusions and Decision ZE-15-02 Page 7
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of 6 00 feet to the Southwest corner of Lot 8 of said N'IANIFOLD HOMES
A.DDITION TO GREENACRES, thence along sald South line North 89°57'40"
East, a distance of 108 30 feet to the East line of the West 108 34 feet of Lots 5, 6,
7 and 8 of said MANIFOLD HOMES ADDITION TO GREENACRES, thence
along said East line and along the West line of Lot 4 of said MANIFOLD
HOMES ADDITION TO GREENACRES, North 04°25'20" West, a distance of
444 57 feet to the Northwest corner of Lot 4 of NZANIFOLD HOMES
ADDITION TO GREENACRES, thence along the North line of the South 100 00
feet of Lot 3 of said MANIFOLD HOMES ADDTTION TO GREENACRES and
along the South luie of the North 200 00 feet of Lot 3 of CORBIN ADDITION
TO GREENACRES, North 90°00'00" West, a distance of 242 21 feet, thence
South 00°25'20" East, a distance of 106 99 feet to a point 242 20 feet West and
307 00 feet South of the northeast corner of said Lot 3 of CORBIN ADDITION
TO GREENACRES, thence South 89°57'40" West, a distance of 399 24 feet to
the West 1.u1e of said Lot 4 of CORBIN ADDITION TO GREENACRES, thence
along said West line South 00°23' 12" East, a distance of 158 74 feet to the point
of commencement, those portions of Lots 3 and 4 in block 25 of CORBIN
ADDITION TO GREENACRES as per plat thereof recorded in Volume "S" of
plats, pages 30 and 31 and those portions of Lots 3, 5, 6, 7 and 8 in block 2 of
MANIFOLD HOMES ADDITION TO GREENACRES as per plat thereof
recorded in volume 2 of plants, page 19, records of Spokane County Auditor, m
Spokane County, Washington '
is the subject of a land use action by the Spokane County Heanng Exanuner on March 18, 2003,
approving a rezone for the subject property and imposing a vanety of special development
cond.itions File No ZE-15-02 is available for inspection and cop}nng in the Spokane County
Division of Planning "
SPOK:ANE COLJIl1TY B3JILDING AND CODE ENFORCE1VIENT
1 The applicant should contact the Division of Building and Code Enforcement at the earliest
possible stage in order to be informed of code requirements admuustered/enforced as authonzed
by the state Building Code Act Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classification, existing extenor wall protection and energy code requirements
SPOKANE COiJIVTY I)IVgSION OF ENGINEERING ANI) ItOADS
Pnor to release of a building permit or use of the property (Phase 2) as proposed
1 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
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2 A Professional Engineer (P E), licensed in the State of Washulgton, shall subtnit road and
storm drainage constructian plans and a drainage report that conform to the versions of the
Spvkane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and,laws that are in effect at
fihe trme of the plan submittal or at the tune of the development permit apphcanon(s) The final
road and storm draunage plans and drainage report shall recexve the County Engmeer's acceptance,
pnor to release of any Graciing, Building or Right-of-Way Permlts
3 A parlung plan and traffic circulation plan shall be submltted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be u7 aecordance
with standard engin.eenng practices
4 The construction of the roadway unprovements stated herein shall be accomplished as
approved by the Spokane County Engmeer
5 The County Engineer has designated a Local Access Roadway Section for the impxovement
of Tschirley Road that is adjacent to the proposed development Tlus will require the installation
of 5-7 feet of asphalt Curbing and sidewalk must also be constructed
6 All required impravements shall conform to the current State of Washmgton Standard
Specifications for Road and Bndge Construction and other apphcable County standards andlor
adopted resolutions pertaiiung to Road Standards and Stormwater Management in effect at the
, date,of construction, unless otherwise approved by the County Engineer
, 7 Access to Sprague Avenue shall be prohiblted until such hme as specifically authonzed by
'the Spokane County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No 1-0298, as amended, and are applicable to this proposal
9 No constructton work is to be performed withm the existing or proposed nght of way until
the Caunty Engineer has issued a permlt therefore All work within the public road nght of way
is subject to inspection and approval by the County Engmeer
10 All required construction within the existing or proposed pubhc nght of way is to be
completed pnvr to the release of a bullding permlt or a bond m an amount estimated by the
County Enginneer to cover the cost of construction or unprovements shall be filed with the County
Bngineer
11 The applicant is advised that there may exist utilitzes either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside future
acqulsition Spokane County will assume no financial obligatlon for adJustments or relocation
regarding these utilities The applicant should contact the applicable utitities regarding
respansibility for adJustment ar relocarion costs and to make arrangements for any necessary
work
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12 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
13 The Spokane County Engineer has reviewed the proposal for transportation concurrency
requirements and determined that it is exempt under paragraph N(B)(2)(c) of the Phase I
Development Regulations adopted by Spokane County
14 The proposed zone change for Phase 2 of the project has been reviewed according to the
site plan of record Any modifications in tlus srte plan of record shall require additional review
by the County Engineer, including concurrency review At such tune as a revised site plan is
subrrutted for review, the applicant shall subnut detailed traffic information for review by the
County Engineer to determine what traffic impacts, if any, that the development would have on
surrounding infrastructure The applicant is advised that mitigation may be required for off-site
unprovements
SPOKANE COiJNTY DIVISION OF U'I'IL,ITIES
1 A wet (live) sewer connection to the area-wide pubhc sewer system shall be constructed A
sewer connection permit is requued Commercial developments shall submit lustoncal and/or
estimated water usage pnor to the issuance of the connechon pernut in order to establish sewer
fees
2 The applicant shall subrrut expressly to Spokane County Division of Utilrties, "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 histoncal and/or estimated water usage as part of the sewer plan submittal
3 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
SPOKANE REGIONAI, HEAI.TH DYST'PJCT
1 The sewage disposal method shall be as authonzed by the Duector of Utilrties, Spokane
County
2 Water service shall be coordinated through the Director of Utilities, Spokane County
3 Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
4 A public sewer system will be made available for the project and individual service will be
provided to each lot pnor to sale The use of individual on-site sewage disposal systems shall not
be authonzed
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5 The use of pnvate wells and water systems is prolvbited
SPOKAN]E COYJNT'Y AIR POL]LU"g"ION CONTROL AtJTHO1tITY
1 All applicable air pollution control regulahons shall be met See memo dated September
129 2002 from SCAPCA to the Division of Planning, in Planrung File No ZE-15-02
DATED this 18th day of March, 2003
SPOKANE COUNTY HEARING EXAlVIINEIt
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Micha4l C Dempsey, WSBA 48 5"
NOTICE OF FINAI, DECISION AND NOTICE OF RIGHT T'O APPEAI,
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, as modified by County
Resolution No 1-0700, the decision of the Heanng Examiner on an application for a zone
reclassification is final and conclusive unless witlun fourteen (14) calendar days from the
Examiner's wntten decision, a party of record aggneved by such decision files an appeal with the
Board of County Commissioners of Spokane County, Washington
This decision was ma.iled by certified mail to the Applicant, and by regular mail to other
parties of record, on March 18, 2003 THE APPEAI. CI.OSING DATE IS APYtIL 1, 2003.
The complete record m this matter, including this decision, is on file dunrig the appeal
penod with the Office of the Hearulg Examiner, Tlurd Floor, Public Works Buildulg, 1026 West
Broadway Avenue, Spokane, Waslungton, 99260-0245, (509) 477-7490 The file may be
inspected dunng normal worlcing hours, listed as Monday - Fnday of each week, except hohdays,
between the hours of 8 30 a m and 5 00 p m Copies of the documents in the record will be
made available at the cost set by Spokane County
Pursuant to RCW 36 70B 130, affected property owners may request a change in valuahon
for property tax purposes notwithstanduig any program of revaluation
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►SPOKANE (.OUNTY HEARING EXAMINER
RE Zone Reclassification from the B-2 and ) FINDgNGS OF FACT,
B-3 Zones to the UR-22 Zone, ) CONCLUSIONS OF LAW,
Applicant Tschirley Seniors Housing L P) ANgD DECISION
File No ZE-15-02 )
1
Thls matter coming on for pubhc heanng on October 23, 2002, the Heanng Examiner, after
review of the zone reclassification application and the entu-e record, and finding good cause
therefore, hereby makes the following findings of fact, conclusions of law and decision
1. FINDINGS OF FAC'Y'
1 The application requests a rezone of 5 64 acres of land from the Commuruty Business (B-2)
and Regional Business (B-3) Zones to the Urban Residential (UR-22) Zone, to develop multl-
family dwellings in the form of retirement/elderly apartments
2 The site is located east of and adjacent to Tsclurley Road, approximately 300 feet south of
the intersection of Tschirley Road and Sprague Avenue, in the NW 1/4 Section 19, Townslup 25
N, Range 45 EWM, Spokane County, Washington The site address is 101 South Tsclurley
Road, Greenacres, Washington
3 The site is currently referenced as County Assessor's tax parcel nos 55192 0207,
0204, 0302 and 0301 (portion)
4 The site is legally described as the West two (2) acres of the East 242 2 feet of Lot 3, Block
25 of CORBIN ADDTTION TO GREENACRES, as per plat thereof recorded in Volume "S" of
Plats, Pages 30 and 31, records of the Spokane County Auditor, EXCEPT the Nor`th 200 00 feet,
together with the South 100 feet of Lot 3, Block 2 of MANIFOLD HOMES ADDITION TO
GREENACRES, as per plat thereof recorded m Volume "2" of Plats, Page19, together with the
West 108 3 feet of Lots 5-8, Block 2 of MANIFOLD HOMES ADDITION TO GREENACRES,
as per plat thereof recorded in Volume "2" of Plats, Page 19, also together with part of Lots 3 and
4, Block 25 of CORBIN ADDITION TO GREENACRES, as per plat thereof recorded in Book
"S" of Plats, Page 30, descnbed as follows Beginning at a point 242 20 feet West and 307 feet
South of the Northeast Corner of sald Lot 3, thence West on a line parallel with the South line of
said Lots 3 and 4, 398 2 feet to the West line of Lot 4, thence South along the West line of said
Lot 4 to the Southwest Corner thereof, thence East along the South line of Lots 3 and 4, 399 5
feet to a point which is 242 2 feet West of the East line of said Lot 3, thence North to the point of
beginlung, in Spokane County, Washington "
5 The applicant is Tschirley Seruors Housing L P, c/o Todd Prescott, Whitewater Creek, Inc,
8585 Woodvine Dnve #200, Hayden, Idaho 83835 The site owner is Nevm Family Capital
LLC, c/o Sam Campbell, 9300 East Sprague, Suite 201, Spokane, WA 99206
HE Findings, Conclusions and Decision ZE-15-02 Page 1
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~ 6 The Heanng Exanuner heard the application pursuant to the County Heanng Examiner
Ordinance (County Resolution No 96-0171) and the County Heanng Examiner Rules of
Procedure (County Resolution No 96-0294)
7 The Heanng Examiner conducted a site visit on October 22, 2002, and held a public
heanng on the proposed rezone on October 23, 2002 The requuements for notice of public
heanng were met
8 The following persons teshfied at the public heanng
Tammy Jones, Division of Planrung Greg Baldwin, Division of Engineenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260-0240
John D Konen Todd Prescott
Storhaug Engineenng 8585 Woodvine Dnve #200
1322 North Monroe Hayden, ID 83835
Spokane, WA 99201
Victor Cooper
106 S Tschirley Road
Greenacres, WA 99016
9 The County Division of Planning issued a Deternunation of Nonsignificance for the project
on October 8, 2002
10 The Heanng Examuler takes notice of the County Generalized Comprehensive Plan, GMA
Comprehensive Plan and Capital Facilities Plan, Phase I Development Regulations, County
Resolution Nos 2-0037 and 2-0470, County Zoning Code, County Code, other applicable
development regulations, and pnor land use decisions in the viciruty
11 Dunng the public heanng, the applicant requested that the Examiner approve the rezone
immediately with respect to the portion of the proposal referenced as Phase 1 on the site plan of
record for the proposed rezone, defer approval of the portion of the proposal referenced as Phase
2 on the site plan of record for a specified time, until financing can be obtained for such phase,
and withdraw the rezone application with regard to Phase 2, if financing is not timely obtained
for such phase
12 The Hearing Examiner left the record open until October 25, 2002 to allow the applicant to
provlde further detail regarding the request for a split approval of the proposed rezone, and to
a11ow County Planrung to respond the applicant's request for a split approval Timely comments
were received from the applicant and County Planning on October 25, 2002, including the
submittal of separate legal descnptions for Phase 1 and Phase 2 of the proposal
HE Findings, Conclusions and Decision ZE-15-02 Page 2
13 On November l, 2002, the Exartuner advised the applicant by letter that Phase 1 would be
approved immediately, subject to an addrtional condition requinng compliance with the
screening requirement of the UR-22 zone along the south boundary of the site adjacent to UR-3 5
zorung, that a decision on Phase 2 would be withheld until no later than June 30, 2003, and that
the record would be left open wrth regard to Phase 2 until no later than June 30, 2003 The
Examiner also advised the applicant that further proceedings would lilcely be unnecessary before
issuance of a decision on Phase 2, unless the site plan is revised sigruficantly, a substantial
change of condinons occurs in the area, or a significant objecnon to the approval of Phase 2 is
received from a neighbonng property owner or public agency
14 The record includes the documents in the project file at the time of the pubhc heanng, the
docutnents and testimony submitted at the public heanng, the documents received on October 25,
2002, the Examiner's letter dated 11-1-02, and the items taken notice of by the Heai-ing
Examiner
15 The site is 5 64 acres in size and is undeveloped, except for a small storage building located
in the southwest corner of the property The site is relatively flat in topography, and is vegetated
with vanous grasses, weeds and small shrubs The penmeter of the property is fenced
16 The subJect rezone application and site plan of record were submitted to the County
Division of Planrung on August 14, 2002 The site plan illustrates the development of 71 multi-
family units in 10, single-story, buildings, in a court-type arrangement, to accommodate retired
senior citizens with moderate to low incomes The density of the proposal is approxunately 12 6
uruts per acre
17 Access to the dwelling units and common buildings would be provided by a dnveway
runnulg along the north, south and east property boundanes, which dnveway would access
Tschlrley Road at the northwest and the southwest corners of the site The site plan indicates that
a total of 107 off-street parkuig spaces would be provided Five trash enclosures and a walkway
system connecting all but one of the proposed buildings are illustrated on the site plan of record
18 The site plan of record illustrates a 5-foot wide stnp of Type III landscaping along the
north, east and south boundanes of the subject property, and illustrates a 20-foot vvide smp of
Type III landscaping adjacent to Tschirley Road The site plan indicates a maxunum building
height of 22 feet
19 The site plan illustrates development of the site in two (2) phases, with Phase 1 consisting
approximately of the westerly three-fourths of the southerly half of the site, and Pbase 2
consisting of the remauider of the site The site plan i.ndicates that Phase I would develop 26
uruts funded by federal tax credits, and that Phase 2 would develop 45 uruts funded through the
U S Department of Housing and Urban Development (HUD)
20 Phase 1 of the project compnses 2 09 acres, and Phase 2 consists of 3 55 acres The
residential density of Phase 1 is approximately 12 4 dwelluig uruts per acre, and the residential
density of Phase 2 is approximately 12 7 dwellmg uiuts per acre The UR-22 zone authonzes a
HE Findings, Conclusions and Decision ZE-15-02 Page 3
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maximum density of 22 units per acre, with additional bonus density available for proposals
connected to public sewer, close proxunity to shopping and close proxunity to public transit up
to 27 dwelling units per acre
21 The applicant has secured funding for Phase 1 of the project, but is waiting for H[JD to
approve funding for Phase 2 If HUD funding is not approved for Phase 2, the applicant plans to
seek other funding options, such as tax credits, which may result in some revisions to the design
of Phase 2 The applicant indicated that if Phase 2 is funded by tax credits, the uruts in Phase 2
would be larger than if funded under HUD
22 Effective January 1, 1991, the zoning of the site under the now expired County Zoning
Ordinance was reclassified to the Commercial Business (B-2) and Regional Business (B-3)
zones, pursuant to the Program to Implement the Spokane County Zorung Code
23 Effective January 15, 2002, the County implemented a new comprehensive plan ("GMA
Comprehensive Plan"), Capital Facilities Plan, County Urban Growth Area (LJGA) boundanes,
and Phase I Development Regulations, all pursuant to the State Growth Management Act
(GMA) The County also repealed the intenm development regulations previously adopted by
the County under the State Growth Management Act See County Resolution No 2-0037
Mulor revisions were made to the Phase I Development Regulations on May 7, 2002 See
County Resolution No 2-0470
24 The Phase I Development Regulations designate the site and nearby property to the north,
east and west in the Mlxed Use category of the Comprehensive Plan, and retained the existing B-
2 and B-3 zonulg of the site of such neighbonng properties Such regulations designate the land
lyulg south and southeast of the site in the Low Density Residentlal category, and retained the
Urban Residential-3 5(UR-3 5) zorung of such land Such regulations designated the land lying
southwest of the site in the Medium Density Residential category, and retained the Urban
Residential-7 (UR-7) zoning of such property The site and area are located in the County UGA
25 In 2000, a preliminary plat, planned unit development and bonus density were approved
for approximately 112 acres of land lying south and southeast of the site, for the development of
53 single-family homes and common open space, at a density (net) of approximately 5 9 dwelling
uruts per acre See decision in File No PE-1870-00 Single-fanuly homes are being developed
on such property
26 The land lying west and east of the site along Tschirley Road is developed with single-
family homes, with some commercial development located northeast of the site The applicant
owns a 61-acre parcel lying directly north of the site A manufactured home park/mobile home
park is located north of the site
27 The GMA Comprehensive Plan designates a proposed Urban Pnncipal Artenal crossing the
land located at the southeast corner of the intersection of Tschuley Road and Sprague Avenue,
which proposed artenal would terminate at Appleway Avenue to the northeast, and would extend
west of the site for some distance, southerly of Sprague Avenue Such proposed artenal would
HE Findings, Conclusions and Decision ZE-15-02 Page 4
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be extended witlun a vacated railway nght of way previously conveyed to Spokane County,
wluch also contains a County sewer interceptor The GMA Comprehensive Plan designates
Sprague Avenue, west of Appleway Avenue, and Appleway Avenue, as Urban Pnncipal Artenals
in the vicimty Sprague Avenue, east of Appleway Avenue, is designated as an Urban Minor
Artenal, while Tsclurley Road is considered a Local Access Road
28 The site and area are located in the Aquifer Sensitive Overlay zone and the Public Transit
Benefit Area defined in the Zoning Code Intensive commercial development and zoning are
found along Sprague Avenue and Appleway Avenue in the vicuuty
29 The srte will be provided with a lugh level of public services, including public sewer and
water, and close proximity to public transit Public sewer was recently installed in Tschirley
Road adjacent to the site
30 The only comments received from neighbonng property owners were submltted by the
owner (Victor Cooper) of two parcels of land lying directly west of the site across Tsclurley
Road, zoned B-2 and B-3, respectively, and currently developed with single-family homes Such
owner did not oppose the project, but wanted to ensure that he would not be required to improve
Tschirley Road if the project was approved and developed County Engineenng advised that the
only road improvements required for Tschlrley Road would be along the east half of such road
located adjacent to the site, and would be the responsibility of the applicant
31 County Plaruung and Engineenrlg indicated that as designed, each phase of the project can
independently meet applicable development regulations and the conditions of approval for the
proposal Phasing of the development and rezoiung of the property, as proposed, will not
adversely impact neighboruig properties or the envuonment
32 The Staff Report analyzed the consistency of the proposal with the GMA Comprehensive
Plan, tbe UR-22 zone, and other applicable development regulations, and found the proposal to
be in compliance with such land use controls The Exanuner concurs with such analysis and
hereby adopts and incorporates the same by reference as findings of fact herein
33 As conditioned, the proposal complies with the UR-22 zone and other applicable
development regulations, will not have any sigruficant adverse impact on the environment, and
will be reasonably compatible with neighbonng land uses
34 Conditions have changed in the area since the zoning of the site was reclassified in 1991, to
support the proposed rezone This includes adoption of the GMA Comprehensive Plan and
Phase I Development Regulations, increased population growth, increased traffic, road
improvements along Sprague Avenue and Appleway Avenue, and the extension of public sewer
to the area
Based on the above findings of fact, the Heanng Examiner enters the followmg
HE Findings, Conclusions and Decision ZE-15-02 Page 5
.M
II. CONCI,BJSIONS OF L,AW
1 The proposed rezone for Phase 1 of the proposal, as conditioned, conforms to the GMA
Comprehensive Plan
2 The proposed rezone for Phase 1 of the proposal, as conditioned, bears a substantial
relationslvp, and will not be detrimental, to the public health, safety or welfare
3 A change in economic, technological, or land use conditions has occurred to warrant the
proposed rezone for Phase 1 of the proposal, as conditioned A substantial change of
circumstances has occurred in the area since the site was last zoned
4 The procedural requirements of the State Environmental Pohcy Act and the County's Local
Environmental Ordinance have been met The proposed rezone for Phase 1 of the proposal, as
conditioned, will not have a sigiuficant, probable adverse impact on the environment
5 The proposed rezone for Phase 1 of the proposal, as conditioned, complies with the Urban
Residential-22 zone, the County Zoning Code and other apphcable development regulations
6 The proposed rezone for Phase 1 of the proposal, as conditioned, meets the cntena
established by Washington case law for approving a rezone, and the cntena established in
paragraphs 14 402 020 (1)(2) of the County Zoning Code for amending the County official
zoning map
7 Approval of the land use application, for Phase 1 of the proposal, is appropnate under
section 11 of the County Heanng Examiner Ordinance, adopted by County Resolution No 96-
0171
I11. DECISION
Based on the above Findings of Fact and Conclusions of Law, the application for a rezone
to the Urban Residential-22 (UR-22) zone, for the development of multi-family dwellings in the
form of retirement/elderly apartments, with regard to Phase 1 of the project only, is hereby
approved, subJect to the conditions of approval of the public agencies stated below
The record regarding the application for the subject rezone, with regard to Phase 2 of the
project, is hereby left open unhl June 30, 2003 The applicant shall advise the Heanng Examiner
in wnting by such date whether the proposed rezone of Phase 2, or some modification of Phase 2,
is still desired if the applicant does not contact the Exanuner by such date, or requests that the
zorung of the Phase 2 portion of the site remain under its current Commumty Business (B-2) and
Regional Business (B-3) zoning, the proposed rezone of Phase II will be derued without
prejud.ice
Any conditions of such agencies that have been added or sigruficantly revised by the
Hearing Examiner are italicazed
HE Findings, Conclusions and Decision ZE-15-02 Page 6
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Failure to comply with the conditions of this approval may result in revocation of tlus
approval by the Heanng Examiner This approval does not waive the applicant's obligahon to
comply with all other requirements of other agencies with junsdiction
SP0KANE COiTNTY DIVISIOIV OF PLANNING
1 All conditions imposed by the Heanng Examiner shall be binding on the "Applicant,"
which term shall mclude the owner and developer of the property, and their heus, assigns and
successors
2 The zone change applies only to Phase 1 of the project, on the property legally descnbed as
"The South 185 00 feet of Lot 4, in Block 25 of CORBIN ADDITION TO GREENACRES, as
per plat thereof recorded m Book S, Pages 30 and 31, records of Spokane County Auditor, situate
in Spokane County, Waslungton, TOGETHER WITH the South 185 00 feet of the West 171 95
feet of said Lot 3, Block 25, in CORBIN ADDITION TO GREENACRES"
3 The proposal (Phase 1) shall comply with the Urban Residential-22 (UR-22) zone, the
Aquifer Sensitive Overlay zone, and all applicable provlsions of the Spokane County Zorung
Code, as amended Thas includes compltance wtth the screenang requarements of Sectton
14 622 365 of the County Zonang Code, along the south boundary of the Phase 1 sate
4 Phase 1 of the proposed rezone shall be developed in substantial conformance with the site
plan of record subnutted on July 25, 2002, subject to comphance with development regulations
and conditions of approval The County Division of Planning may approve minor alterations and
additions to the site plan of record, pursuant to Sechon 14 504 040 of the County Zoning Code,
as amended, subject to compliance with all conditions of approval and regulation standards All
other changes must be subnutted to the Heanng Examiner for review and approval at a public
heanng, through a change of conditions application
5 Approval is requ.ired from the Director of the Division of Planning/designee of a specific
lighting and sigiung plan for the descnbed property pnor to the release of any bullding permit
Direct hght from any extenor area hghhng fixture shall not extend over the properiy boundary
and shall comply with Sechon 14 810 180 of the County Zoning Code, as amended
6 The Division of Planrung shall prepare and record with the Spokane County Auditor a Title
Nohce, noting that the property m question is subJect to a vanety of special condihons imposed
as a result of approval of a land use action This Title Notice shall serve as public notice of the
condihons of approval affecting the property in question The Title Notice should be recorded
wlthin the same time frame as allowed for an appeal and shall only be released, in full or m part,
by the Division of Planrung The Title Nohce shall generally provide as follows
"The parcel of property legally descnbed as "The South 185 00 feet of Lot 4, in Block 25 of
CORBIN A.DDITION TO GREENACRES, as per plat thereof recorded in Book S, Pages 30 and
31, records of Spokane County Auditor, situate in Spokane County, Washington, TOGETHER
WITH the South 185 00 feet of the West 171 95 feet of said Lot 3, Block 25, in CORBIN
HE Fmdings, Conclusions and Decision ZE-15-02 Page 7
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.
WITH the South 185 00 feet of the West 171 95 feet of said Lot 3, Block 25, in CORBIN
ADDITION TO GREENACRES" is the subject of a land use action by the Spokane County
Heanng Examiner on November 13, 2002, approving a rezone for said subject property and
imposing a vanety of special development conditions File No ZE-13-02, relating to such
action, is available for inspection and copying in the Spokane Counfiy Division of Planning "
SPOKANE COiTN'I'Y DIVISION BUII.IDING AND COI)E ElVFORCEIlENT
1 The applicant should contact the Division of Building and Code Enforcement at the earliest
possible stage in order to be uiformed of code requuements admirusteredlenforced as authonzed
by the state Buildulg Code Act Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classification, existmg extenor wall protection and energy code requirements
SPOKANE COiJN'TY I)gVISION OF ENGINEERYNG AIVID ROADS
Pnor to release of a building permit or use of the property (Phase 1) as proposed
1 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
2 A Professional Engmeer (P E), llcensed in the State of Waslungton, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidehnes for Stormwater
Management, and all applicable federal, state, and local regulahons and laws tlzat are in effect at
the hme of the plan subnuttal or at the time of the development pernut application(s) The final
road and storm draulage plans and drainage report shall receive the County Enguieer's acceptance,
pnor to release of any Gradmg, Building or Right-of-Way Pernuts
3 A parking plan and traffic circulahon plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parkuig stalls shall be m accordance
with standard engineerulg practices
4 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
5 The County Engineer has designated a Local Access Roadway Section for the improvement
of Tsclurley Road that is adjacent to the proposed development Tlus will require the installation
of 5-7 feet of asphalt Curbing and sidewalk must also be constructed
6 All requued improvements shall conform to the current State of Washington Standard
Specifications for Road and Bndge Construcrion and other applicable County standards and/or
adopted resolutions pertauung to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
HE Findings, Conclusions and Decision ZE-15-02 Page 8
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's
7 Access to Sprague Avenue shall be prohibited until such time as specifically authonzed by
the Spokane County Engineer
8 Roadway standards, typical roadway sections and dra.inage plan requirements are found in
Spokane County Resolution No 1-0298, as amended, and are applicable to this proposal
9 No construction work is to be performed within the existing or proposed nght of way until
the County Engineer has issued a pemut therefore All work witlun the public road nght of way
is subject to inspection and approval by the County Engineer
10 All required construction witlun the existing or proposed public nght of way is to be
completed pnor to the release of a building permit or a bond in an amount estimated by the
County Engineer to cover the cost of construction or improvements shall be filed wrth the County
Engineer
11 The applicant is advised that there may exist utilitles either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should contact the applicable utilities regarding
responsibihty for adjustment or relocation costs and to make arrangements for any necessary
work
12 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
13 The Spokane County Engineer has reviewed the proposal for transportation concurrency
requirements and detemuned that it is exempt under paragraph IV(B)(2)(c) of the Phase I
Development Regulanons adopted by Spokane County
14 The proposed zone change for Phase 1 of the project has been reviewed according to the
site plan of record Any modifications in this site plan of record shall require additional review
by the County Engineer, including concurrency review At such time as a revised site plan is
submitted for review, the applicant shall submit detailed traffic information for review by the
County Engineer to determine what traffic impacts, if any, that the development would have on
surrounding infrastructure The applicant is advised that mitigation may be required for off-site
improvements
SPOKANE COUNTY DIVISION OF U7CII,ITIES
1 A wet (live) sewer connection to the area-wide public sewer system shall be constructed A
sewer connection permit is required Commercial developments shall submit lustoncal and/or
estimated water usage pnor to the issuance of the connection permit in order to establish sewer
fees
HE Findings, Conclusions and Decision ZE-15-02 Page 9
0.4
2 The 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
sewex connections and fac3lities for review and approval Commercial developments shall
submit histoncal and/or estimated water usage as part of the sewer plan submittal
3 Any water service for this project shall be pravided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
SPOKANE REGIONAI_, HEALTH DIS'TRIC'I' -
I The sewage dlsposai method shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordinated throu,gh the Director of Utilities, Spokane County
3 Water servxce shall be by an existrng pubhc water supply when approved by the Regional
Engineer (Spakane), State Deparrment of Health
4 A public sewer system will be made available far the praject and individual service will be
provided to each lot pnor to sale The use of indlvidual on-site sewage disposal systems shall not
be authonzed
5 The use of pz-ivate wells and water systems is prohibited
SPCIKANE COUNTY AI12 POI.,LUTION CON'I'RC)L A,i1THORI'I'Y
1 All applicable air pollution control regulations shall be met See memo dated September
12, 2002 from SCAP'CA to the Dlvision of Planning, in Flanrung File No ZE-15-42
DATED thls 13th day of November, 2002
SPO]KANE COLTNTY HEARING EXANIIrdER
/ L
c
Michaet C Dempsey, WS #
BA 82J~3
~
HE Findings, Conclusions and Decision ZE-15-02 Page 10
,a
c
NOTICE OF FINAL I)ECISION AND N0TICE OF RIGHT TO APPEAL,
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, as modified by County
Resolution No 1-0700, the decislon of the Heanng Examiner on an application for a zone
reclassification is final and conclusive unless witlun fourteen (14) calendar days from the
Examiner's written decision, a party of record aggrieved by such decision files an appeal with the
Board of County Commissioners of Spokane County, Washuigton
This decision was malled by certified ma.il to the Applicant, and by regular mail to other
parties of record, on November 13, 2002 THE APPEA-L CLOSING DATE IS NOVE1VMER
27, 2002.
The complete record in tlus matter, including this decision, is on file dunng the appeal
penod with the Office of the Heanng Examiner, Tlurd Floor, Public Works Builduig, 1026 West
Broadway Avenue, Spokane, Waslungton, 99260-0245, (509) 477-7490 The file may be
inspected dunng nonnal working bours, listed as Monday - Fnday of each week, except holidays,
between the hours of 8 30 a m and 5 00 p m Copies of the documents in the record will be
made available at the cost set by Spokane County
Pursuant to RCW 36 70B 130, affected property owners may request a change in valuation
for property tax purposes notwithstanding any program of revaluation
HE Findings, Conclusions and Decision ZE-15-02 Page 11
31'rojectSt,atus Actir•e EN13INE E R'S, RgVIEYR' SaIRLL` -t- 4, •
As Built i'lans Received tlezune Fsle ZE-0015-0'2 -oz
F:,%_ti i';aao -'ippCOv4d Campanion Files:
Netia• Road Standarcis 5-15-95 ;Zvl'ar
Rclated Files:
fiearing: 1012312042 9:00 Ruilding Dept:
Technical kteview: 09l 12J2002 2:15 ~ Harvard Rd Plan ~I Eng Special Fees
F'rt[imirtary Rc.view: Type: _ Large Lot Bldg. Square Fcet
Date Rccciwcd: 0812812002 Na_ Lots: Na, Acres: 5.64
I'coject Name B-2 3; B-3 T'C1 UR-22 TSCI~IRi..EY SENIORS AOUSING
5itc, Address N. COACH, W. MANIF+dLD. S. SPItAGUE, E. TSC[ilRLE'Y, T'SCH112LE1' S. 101
Apntdcant Candits`ons MaiAed: Flood i ane Nu P}ione Usst Schoul Dist 356
Todd Prescott Fire Dist 01 Range-Tuwiiship -Se+ction: 45 -?S - 19 P:4RC:EL(5): (first 20)
WHITEWATER C:RLEK. INC Water Source Fublic 55192.0207 55192.0204 55192.0302 55192.(3301
8585 Waodvine Dr, 200 Sewd:r Soua-+ce
!-CAYDF..N, 1-D 83835- ~
Phone (208) 772-0108
Fax (2478) 772-0l f)S
Owner
Survevar
iNEVCC) INC Rudy F Kitzan
Harbar Hak] , 15
1322 N. M onroe
BELLINGHAM, WA 98225- SI'OKANE, WA 99201-
Phone (364) 734-1526 Phonc (509) 324-7861
Fa.r (360) 734-651$
Buildin 477-367i i'i'lannin 477-7200 fEnOnecr 477-3600 Contac! DIP J1M FALK Contact LnQ GRE-Cki Br'1LDWIN
I}ate StiFamitted Descri tp 14n nitidYl
Eng l'+ic:ei! Teclinieally Completz Eng Need I-Iarvard Rd Ntscigaticaxi
Eng Need Drainagc f'ians Eng Need Tratfc Analysis Eng Need Other
Eng Agree I'ay rees Received Eng Frnai Prat Fees Cuinpleted
Eng Agree Priarity Fees Rec~:ivec~ f~8i 1 fi/2002 Eng Prelinl Plat Fees Cnrnpleted ~ap~y ta Accocrnting
Notice ta Publie 1 Notice ta Public # Z 3 4 6 C'ompleted - or Neec3s to be signeci
Design I3evdation Dates (In-C}ut)
l 1
f3and quantyes Ga1culated
I-3earing I?atz Decision App / Den Cond AppTa BCC
Appealed io 8CC Decisic►n App Den Cand Appld Caurt
f7,ppeayed to Caurt DecisEon App Den Concf App[a
f J S4aanpec! Mylars tn 5ccretary (SanciY)
Stamped 208 Lot P1ans to Secretary (SazYdy)
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As I3uilt Plans 1Zeccived ReZOn@ FliQ 9: ZE'_0015"02 -02
£`iuad Plans Appraved Ccsmpanion Files: 'I
htew Road Standarcis 5- 15-95 h4ylar
Related Fites:
Iicuring: Building Dept:
"I'echnical Review: 09/1212002 2:I5
j~ Harrvard Rd P{an I-1 Erag Special Fees
Prelimiviary Rewiew: Tyge:
❑ Large Lat B~~i~. Squarc ~'eet
Date iZc:ceivcd: 0812$/?U(l2
No_ I,ats: No. Acres: 5.64
Project Name B-2 & B-3 TC3 UR-22 TSCHIRLEY SEIVIQRS HfJUSIlYG I
Site Adairess N. CC)ACI 1, W. MAN1i=0Li3, S. SPRAGUE, E. TSC HIItLEY, TSC'I-IIR1.EY S. tfl 1
Applicani Conci'stians Maiied: Fidod Zane Nv Phone Dist Schflal Dist 356
Tadd Prescott Fire bist pl Range-Tow-nship-Section: 45 - 25 -19 I'ARCEL(S): (frst 20)
WHl'rL'Wt'tTER CF,EEIC INC VUater Source Puhiic 55192.0207 55192.0204 55192.0302 55192.0301
8585 Woadvine Dr, 200 Sewer Source
HA4'DEN, iD 83835-
F'hone (2(}8) 772-41 08
Fax (208) 772-0108
Qwner
5un•eyar
NEWCOINC Itudy F Kitzan
Harbor Halt , 15
1322 N. fvionroe
BELL1NGT-IAM, WA 48225- SPC}KANE, WA 9920I-
Phune (360) 734-1 526 T'hane (509) 324-7861
Fax (360) 734-6518
Building.477-3t575 rPlanning 477-7200 IEn&eer 477-3600 Cantact f3/P Jih+f FALK Contaci Enp, GTtE.G BALI)WIN
Date Subniitted Description Initials
Eng Need Technically Comp3cte Eng Need f-Iarvard Rd Mitigation
Eng Need I?rabnage Ptans Eng Need TrafTc Analysis Eng Need ather
Eng Agree Pay rees Received Eng Final Plat Fees Completerl
Cupy to Accounting
Eng Agree Priority fiees Receiveci 08/1612002 Eng Prelirn Piat F"ees C'nmpleted
Notice to Fublie ! N1olice to Public # 1 3 4 b Ccampleted - or twYceds co be signed
iaesign Deviation Dates (En-C3ut)
,f / - I ! J ! ~ l f r' - l I
1 1 f 1 l I 1 I
l l l 1 1 ~ Qn 'a quanties sar
drainage item calcuiated
Hearing, []ate Decisian App Ben Cond App1d BCG
AppeaZed to SCC Qecssaorr App I]en Cond Appld Court
Appeated to Gaurt Decision App Den Cnnd Appld
Siamped Miylars to Seeretar!y (Sandy)
Stamped 20$ Lot Pians tn Secretary (5andyr)
~
STAFF REPORT TO THE HEARING EXAMINER
FILE No. ZE-15-02
~ DMSION OF PLANNING
SPOMt-kE ~j,
HEARING DATE: October 23, 2002 @ 10:30 a.m. FILE ZE-15-02
PROJECT PLANNER: Jim Falk, Associate Planner
PRO]ECT DESCRIPTION: A Zone Reclassification from Con-iiiiunity Business (B-2) and Regional
Business (B-3) to Urban Residential-22 (UR-22) on approximately 5.64 acres to develop multiple
family dwellings/retirement apartments.
Project Data
Project Location: Generally located east of and adjacent to
Tshirley Road approximately 300 feet south of .
the intersection of Tshirley Road and Sprague
Avenue in the NW %4 of Section 19, Township 25
N., Range 45 EWM. Site address is 101 South
Tschirley Road, Greenacres, WA.
Parcel Number(s): 55192.0207, .0204, .0302, .0301
Owner and Applicant: Tshirley Seniors Housing L.P. -
8585 Woodvine Drive #200
Hayden, ID. 83835 (208) 772-0108
Agent: John Konen, Storhaug Engineers
1322 N. Monroe, Spokane, WA. 99201
242-1000
Comprehensive Plan Mixed Use (MU) -
Designation:
Zoning: Community Business (B-2) and Regional
Business (B-3)
Existing Land Use: Storage building and undeveloped land
Surrounding Zoning and Land Uses:
• North: Zoning to the north of the site is Community
Business (B-2) and Regional Business (13-3)
established in 1991, previously classified
Transient Living (T)(ZE-376-58). Land use
consists of a manufactured home park.
• South: Zoning to the south of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified Agricultural (A)(ZE-376-58).
Land use consists of single family dwellings and
undeveloped platted property.
• East: Zoning to the east of the site is Regional
Business (B-3) established in 1991, previously
a
classified Agricultural (A)(ZE-376-58). Land use .
cansists of single famiEy dwellings.
• West: Zoning ta the west of the site is Cammunity Business (B-2) and Regional Business (8-3)
established in 1991, preWiously classified
- Residential Manufactured Home (RMH)(ZE255-
69)r Agricultural (A) (ZE-376-58) and Transient
Living (T)(ZE-376-58). Land use consists of
single famify dwellings.
Recent iand use actions in Recent land use appravals within the vicinity of
surroundin+g area: the prapvsal include the fallvwing:
PE-1888-01; an approved preliminary piat tv
subdiWide 3.31 acres into 15 single family
residenGes in the existing Urban Residen#ia1-3.5
{UR-3.5} Zone with a Planned Unit aevelopment
(PUD) Overlay zone, IQCated on the east side of
Long Raad between fith Avenue and 8~' ►4venue,
approwed by #he Hearing Examiner Octaber,
2001.
PE-1870-00, a Final Plat (Longvrew) and a PUD
Caverlay Zone for 53 lats singCe family
residences in the existing Urban Resident'ralR3.5
(UR-3.5) Zane, situated aetween Tschirley Road
and Lvng Road approximately 500 feet north of
Sixth Avenue.
ZE-40-97; A Zone Reclassification from
C+ommunity Busin+ess (B-Z) to Regianal
Business (B-3) for thQSe uses allowed in the
Regivnal Business (B-3) zone on 3.12 a+cres,
generally lacated svu#h of and adaacent ta
Sprague Avenue approximately 400 feet eas# of
Tschirley Road.
PE-1803-96; ZE-46-96; PUD-5-96, an approved
preliminary piat incfuding 28 Iots fvr duplexes
and a Zone Reclassification from llrban
Residential-3.5 {UR-3,5} to Urban Residential-7
(UR-7) with a Planned Unit Develo,pmenf (PUa)
Owerlay zone, generally iocafed 'fx mile west of
TsGhirley Road in the Shelly Lake vicinifiy.
ZE-20A-95; a Change of Gonditions #o an
existing Urban Residential-12(UR-12) zone to
add 50 multipie family residences to an existing
retirement facility, generally located west of and
adjacent ta 8th Avenue and southwest of
Tschirley Road in the Shelly Lake vicinity.
Z€-15-02
5taff Repart - pctaber 23, 2[}02 Hearing
2of8
i
PE-1815-96, a subdivision (Turtle Creek South)
of 64 acres into 158 lots for single family
residences and those uses allowed in the
existing Urban Residential-3.5 (UR-3.5) zone,
generally located west of and adjacent to Barker
Road, approximately mile south of the
intersection of Barker Road and 8th Avenue.
Land Division Status: The subject parcels are tax parcels of record.
-3horerine Designafion: IT651 appiicaDe
-Wa-fer pu~rv~e lor: ~onso i~dirri ation 0"istrict~9
Sewa e Dis osdl: okane Counewer 5 stem
-F'ire I%listriZf Spokane Countyl-ire is ric
School Distdct and Nearest K- The project site is located in the Central Valley
12 schools: School District # 356. The nearest grade schooi
is Greenacres Elementary about 800 feet
southeast of the project site at 4th Avenue and
Long Road. The nearest junior high school is
Greenacres J. H. located at Sprague Avenue
and Tshirley Road. The nearest high school is
Central Valley H.S. about 3 miles southwest of
the subject property.
Nearest Arterials and Distance: The property fronts on the east side of Tshirfey
Road which is designated a Local Access Road
by the Spokane County Arterial Road Plan. The
nearest Arterial is Sprague Avenue 300 feet
north of the proposal, designated a Principal
Urban Arterial by the Spokane County Arterial
Road Plan.
Nearest Parks and Distanoe: The nearest parks are Terrace View Park at the
intersection of 24th Avenue and Blake and
Sullivan Park 2 miles northwest of the subjec.t
site at the intersection of Sullivan Road and
Flora Pit Road.
Neighborhood Association: None
• This proposal is located inside the Urban Growth Area (UGA).
• This proposal is located inside a Public Transportation Benefit Area (PTBA).
• This proposal is located outside the 1000' notification boundary of designated
Natural Resource Lands.
GMA Critsc:a! Areas
Aquifer Recliarge Area: -i-iie subject pr-oNe,;y is iocatcd it,.s;de
the Aquifer Sensitive Area (ASA)
Overlay Zone.
Fish & Wildlife Habitat Conservation None illustrated on the Spokane County
Areas Critical Areas Maps.
ZE-15-02
Staff Report - October 23, 2002 Hearing
3 of 8
Floodplain None illustrated on FEMA-FIRM Floodplain Maps.
Geologically Hazardous Areas None illustrated on the Spokane County
Critical Areas Maps.
Wetlands None illustrated on the Spokane County
Wetland Maps.
SEPA _
A Determination of Non-significance (DNS) was issued on October 8, 2002 with a comment
period ending on October 22, 2002.
N i in
Published: The proposal was published in the Legal Notice section of the Spokesman Review
on October 8, 2002.
Public Notice: The deadline for notifying property owners/taxpayers within 400 feet of the
proposal was October 8, 2002.
Site Posted: Not later than October 7, 2002
1724 ComQliance Dates
Application Accepted: August 14, 2002
Application determined to be Complete: September 5, 2002
Notice of Application issued: August 28, 2002
Date Notice of Decision is due: January 5, 2003
Reviewing g,ae~
Twelve (12) agencies were notified of the proposal and final comments were due on October 8,
2002.
Agencies Notified Response Date ~ Agencies Notified Response Date
Received Received Received Received
Spokane County Yes 9-12-02 Office of Historic No
Division of Engineering; Preservation
Roads and ~
Transportation
Spokane County Yes 9-27-02 Spokane County Fire Yes 9-1-02
Division of Building and Protection District
Code Enforcement No.1
Spokane County Yes 9-3-02 Spokane Regional Yes 9-12-02
Division of Utilities Health District 10-14-02
Spokane County Yes 9-9-02 ; Central Valley School No
Division of Utilities, District No. 356
Stormwater Utility i
Consolidated Irrigation No ~ Spokane County Air Yes 9-12-02
District #19 . Pollution Authority
Wash. State No Spokane Transit No
Department of Authority
Transportation
Agency Comments:
Seven (7) agencies have submitted comments on the proposal, some of which are in the form of
ZE-15-02
Staff Report - October 23, 2002 Hearing
4of8
~
recommended conditions of approval.
T ~
Public Comments:
No public comments were received by the Division of Planning as of the date of this report.
Descrip~tion of the Site -and Surrounding Area:
The subject property is 5.64 acres in size and is undeveloped except for a small storage building
Iocated at the southwest corner of the property. The project site is relatively flat and is vegetated
with various grasses, weeds and small shrubs. The perimeter of the property is fenced. Land use
east and west of the site consists of single family dwellings. A manufactured home park exists
north, fronting on Sprague Avenue. A single family dwelling and undeveloped platted residential
lots exist south of the subject property. Tshirley Road provides access to the site and is
designated a Local Access Road in the Spokane County Arteria! Road Plan.
Backgroundo
The Zone Reclas5ificatton appiication was accepted by tl'ie Spokane Coutity Divisior-i of Niaririing
on August 14, 2002. A Technical Review Meeting for the application was held on September 12
2002, and the application was determined to be "Complete" on September 5, 2002. A Notice of
Application was circulated on August 28, 2002, with a comment period ending on September 11,
2002.
Project Description
The site plan of record illustrates the construction of ten (10) single story multifamily structures
including 71 dwelling units intended to accommodate senior citizens for retirement living. The
density of the proposal is 12.6 units per acre. A circular driveway extending into the project will
provide access to dwelling units and common buildings together with 107 off-street parking
spaces. The driveway will access Tshirley Road at the northwest and the southwest comers of the
site. Five trash enclosures and a walkway system connecting all but one structure are illustrated
on the site plan of record. A five foot wide strip of Type III landscaping is proposed on the north,
east and south perimeter of the site and a 20 foot wide strip of Type III landscaping is proposed
adjacent to Tshirley Road. The applicant intends to develop the project in 2 phases and the site
plan of record depicts the location and configuration of each phase. Water service will be provided
by Consolidated Irrigation District # 19 and sewer service will be provided by the Spokane County
sewer system.
Staff Analysis
Comprehensive Plan: T'he subject property is located witliin the Mixed Use (MU) category of the
Urban Land Use Chapter, Chapter 2, of the Spokane County Comprehensive Plan. Mixed-use
areas are intended to consist of "centers° and "corridors" distributed throughout the urban area to
provide for retail sales, services, government and business offices, recreation facilities, higher-
density residences and other high-intensity uses to serve the needs of surrounding residential
areas. Mixed-use areas are intended to enhance travel options, encourage development of locally
serving commercial uses, medium-density apartments and offices along transportation corridors
identified on the Land Use Plan Map. Mixed-use areas discourage low-intensity, auto-dependelit
uses and focus on a pedestrian orientation with an emphasis on aesthetics and design.
Neighborhood and subarea planning programs that involve design professionals, government
service providers, business people and community residents will be necessary to design
successful mixed-use areas. The proposal is for a 71 unit, retirement apartment complex located
adjacent to Tshirley Road and approximately 300 feet south of Sprague Avenue, a major
transportation corridor which is designated an Urban Principle Arterial by the Spokane County
ZE-15-C '
Staff Report - October
5 of 8
~
Arterial Road Plart. A mix of uses exists in Me vitinity of the proposal and includes single family .
dwellings, a manufactured mobile home park, Greenacres Junior High School and commercial
businesses fronting on Sprague Avenue. Urban Land Policies UL.12.2, UL.12.3 and UL.12.4 state that Mixed-use areas will include a
variety of high density housing and employment to support transit service, a full range of retail
goods and services with an emphasis on community-serving rather than regional serving
commercial uses, and will prohibit commercial uses that require large land areas with low
employment densities such as warehouses, auto dealerships, etc. A retirement apartment
complex is one of several types of high density housing. The subject property is approximately
300 feet from Sprague Avenue which is served by Spokane Transit Authority Route # 90.
Urban Land Policy UL.12.5 states that implementation of Mixed-use areas should only occur after
the adoption of a subarea plan that involves design professionals, government service providers,
business people and community residents. A subarea planning program involving the subject
property and surrounding properties has not been implemented. Regardless of Policy UL.12.5, the
Mixed Use designation in which the subject property is located was adopted as part of the new
Comprehensive Plan and established without benefit of the subarea planning process. Since the
subject property is located in a Mixed Use designation Section II, Zone Reclassification
Applications, of the Phase I Development Regulations states that applications for amendments to
the Spokane County Zoning Map initiated under Section 14.402.100(1) of the Spokane County
Zoning Code shall be limited to reclassifications that are consistent with the Comprehensive Plan
category and associated implementing zone as provided in the table attached to the Regulations.
The proposed UR-22 Zone is listed as an implementation zone for the Mixed Use category. The
existing UR-3.5 Zone is not listed in the table as a zone implementing the Mixed Use category.
Capital Facilities and Utilities Goal CF3 and Policy CF 3.1, taken together specifiy that public
facilities and services must have the capacity to support proposed development at established
Levels of Service and is consistent with public water and sewer system planning. Transportation
Goal T2 specifies that transportation system improvements must be provided concurrent with new
development and consistent with adopted land use and transportation plans. The application for
the proposed zone reclassification is consistent with sewer, water and transportation concurrency
requirements. The water and sewer service providers have certified that adequate water and
sewer services are available to meet the needs of the proposal. The Division of Engineering
states that Transportation Concurrency will be determined at the time of building permit review.
Policy CF.8.1 requires stormwater management systems for new development within the Urban
Growth Area (UGA). Additionally, the proposal as conditioned will comply with Spokane County
Stormwater Management Guidelines. In summary, the proposal is generally consistent with the
Policies of the Mixed Use, Transportation and Capital Facilities Chapters of the Comprehensive
Plan.
Phase I Development Regulations: Section 1 of the Phase I Development Regulations
specifies that the Urban Residential-22 Zone is one of several zones that implement the Mixed
Use (MU) category of the Comprehensive Plan. The proposed Zone Reclassification is therefore
consistent with Section II. Section IV (F) requires the applicant to demonstrate sewer and water
service concurrency. The sewer and water purveyors have signed "Certificates of Sewer and
Water Concurrency" respectively, and therefore, the proposal is consistent with Section IV (F).
The Division of Engineering and Roads has determined that Transportation concurrency will be
determined at the time of building application review. -
ZE-15-02
Staff RepoR - October 23, 2002 Hearing
6of8
f
Zoning Code: The purpose of the Urban Res,dChtial,22 (UR-221 zone is tq set standards for
' orderly development of residential property in a manner that provides a desirable living
environment that is compatible with sunounding land uses and assures the protection of property
values. It is the intent of this zone to be used to add to the variety of housing types and densities,
and as an implementation tool for the Mixed Use category of the Comprehensive Plan. Generat
characteristics of these areas include paved roads, public sewer and water, accessibility to
schools and libraries, and a full line of public services including manned fire protection and public
transit accessibility. The highest density residential zone, UR-22, is intended primarily for
multifamily dwellings and is usually located adjacent to major or secondary arterials. It is used as
a transition between low and medium density multiple family uses and intensive commercial or
low intensity industrial uses and to provide for a higher density housing in locations close to
employment, shopping and major transportation routes where movements of people can be
handled efficiently and with the least overall adverse impacts.
Spokane County will provide public sewer service to the site and Consolidated Irrigation District #
19 will provide water service to the site. Schools are not required to serve the site, although
schools are available in the area. Other services available include manned fire protection, police
protection, public transit (STA Route 90) and solid waste collection. The subject property is less
than 300 feet from Sprague Avenue, designated an Urban Principal Arterial in the Spokane
County Arterial Road Plan.
The site is located in an area where the proposal will not create a transition between low and
medium density multi-family development and intensive commercial and industrial land uses.
However, the development of the site as proposed will provide transition from low density
residential development in the vicinity south of the subject site and the Community Business (13-2)
and (B-3) Zones lying befinreen the subject site and Sprague Avenue.
Site Plan Analysis:
Required Proposed
Building Coverage 20.4% 65% maximum
Setbacks:
Front yard: 25' from property line 27' from property line
South Side yard 5' from property line 40' from property line
North Side yard 15' from property line 20' from property line
Rear Lot Yard 15' from property line 22' from property line
Site Size: None 5.64 acres
Density 22 units per acre maximum 12.6 umits per- acre
Frontage 65' 344'
Off-sti-eEt Parking 71 parking spaces '10 7 parkinq spaces
Landscaping
Front (ot line 20 of Type I f i 20 of Type ? l i
North lot line None 5'of Type I I I
South lot line 5' of Type III 5' of Type III
ZE-15-02
Staff Report - October 23, 2002 Hearing
7of8
t
Rear lot line , •5' of Type ffi- 5' of Type III .
As conditioned, the proposal-is generally consistent with the purpose and intent of the Urban
Residential-22 (UR-22) Zone with regard to setbacks, frontage, proposed use and public services
to serve the site. Detailed review to determine campliance with all Spokane County Zoning Code
regulations and conditions of approval is recommended to be administrative and to occur prior to
issuance of building permits.
Changed Conditions: Section 14.402.020(2) of the Spokane County Zoning Code states that
amendments to the Zoning Map may occur when it is found that "Changes in economic,
technological, or land use conditions has occurred to warrant modification." Land use conditions
have changed in the area as a result of Spokane County adopting and implementing a new
County Comprehensive Plan which designates the subject property and properties in the
immediately vicinity as Mixed Use, and adopting Phase I Development Regulations designating
the UR-22 Zone as a zone implementing the Mixed Use category. The nearest UR-22 Zones to
the subject site are located 2000 feet west of the subject site and 2000 feet northeast of the
subject site.
Staff Summary:
The preliminary plat and Zone Reclassification application is generally consistent with the Goals
and Policies of the Comprehensive Plan and makes appropriate provisions for sewage disposal,
water supply, drainage and traffic impacts. The proposed zone reclassification, as condtioned, is
consistent with the purpose and development standards of the Urban Residential-22 Zone of the
Spokane County Zoning Code.
Attachm nts:
A. Maps
• Vicinity Map
• Preliminary Subdivision
• Comprehensive Plan
• Zoning
B. Recommended Conditions of Approval
C. Agency Comments and Recommended Conditions
ZE-15-02
Staff Report - October 23, 2002 Hearing
8 of 8
,
A►-i-TAG1-dIL1YN ~r A
MAPS
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' ZE-15-02
Comprehensive Land Use Plan '
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m ~ Neighborhood Assoc. Boundary
Subject Property within UGA. Subjecl Property within ASA.
t t t t t t t t Subjact Prope►ty within PSSA. 'R•'~`•~•~ Subject Prnperty outside NRL & fiufter.
development conditions. File'No. ZE-15-02 is available for inspection and copying .
in the Spokane County Division of Planning.
10. The Division of Planning shall file with the Spokane County Auditor a Title Notice after the
appeal period has passed for the proposal, which shall generally provide as follows:
"Prior to the issuance of any building permit for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of
the Zoning Code for -Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay
Zone). The property which is the subject of this notice is more particularly described as
follows: . . .(insert legal description) "
. , , ATTACHMENT C
AGENCY COMMENTS AND RECOMMENDED CONDITIONS
I '
OFFICE OF THE SPOKANE COUNTY ENGINEER
PWK-2
1026 W Broadway Ave (Location )
1116 W Broadway (MaiJ i
~ Spokane, WA 99260-01 1 o
SI,i~C~h1Y (509) 477-3600 Fax (509) 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO: Spokane County Division of Planning
FROM: Division of Engineering & Roads
P, j/PR
DATE: September 12. 2002 fq~SPOP
OJECT: B2 & B-3 TO UR-22 TSCHIRLEY SENIORS HOUSING FILE ZE-0015-02 NECOUPITY
Technical/Review Date: (09/12/2002 @ 2:15) SEP 12 2002
~
Plan ner: J I M FALK CURRENT FLANNING z
Hearing Date: @ Review Date
8
Sponsor/Applicant: TODD PRESCOTT
Section Township Range: 19-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved. . Prior to release of a building permit or use of property as proposed:
1. Approach Permits are required for any access to the Spokane County road system.
2. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
at the time of the plan submittal or at the time of the development permit application(s). The
final road and storm drainage plans and drainage report shall receive the County Enc;~r~~er's
. acceptance prior to release of any associated Grading, Building, or Right-of-Way Permi~
3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices.
4. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
5. The County Engineer has designated a Local Access Roadway Section for the improvement of
CC: Applicant TODD PRESCOTT
Enqineer/Surveyor STORHAUG ENGINEERING
Planner JIM FALK
1
Page 2 Engineers
Hoarinq Date X/ 09-12-2002 ?ech ReSie%t
ZE-0015-02
Tschirley which is adjacent to the proposed development. This will require the installation of 5-7
feet of asphalt. Curbing and sidewalk must also be constructed.
6. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
7. Access to Sprague Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
8. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal. I
9. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
10. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit-or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer. _
11. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or 'set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
12. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
13. The Spokane County Engineer will review this project for transportation concurrency
requirements at the time of building permit application review.
14. This proposed zone change has been reviewed according to the site plan of record. Any
modifications to this site plan of record which would result in changes to site drainage and/or
traffic impacts, shall require additional review by the County Engineer. At such time a revised
site plan is submitted for review, the applicant shall submit detailed drainage and/or traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the '
development would have on surrounding infrastructure. The applicant is advised that mitigation
maybe required for.off-site improvements.
END
.
. ,
. . . , . ,
SPOKANE COUNTY DIVISION OF BUILDING & CODE
ENFORCEMENT
Aiffif 1026 WEST BROADWAY AVENUE
SPOKANE, WA 99260
SPOK,A4comy 509477-3675
Recommended Conditions
File Number:
ZE-15-02
The applicant should contact the Division of Build.ing and Code Enforcement at the earliest possible stage in order to
be informed of code requirements administered/enforced as authorized by the State Build.ing Code Act.
Design/development concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water
systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and
energy code requirements. I
I
Cnmmenial Faxing Rc fourniation Fermlt Agreement 02/0e/00
To: Jim Falk (Division of Planning)
CC:
From: Jim Red (Division of Utilities)
Date: Tuesday, September 03, 2002
Subject: ZE-0015-02 Stage: Technical Review Phase:
Tschirley Senior housing
SS09 As per the Spokane County Zoning Code Phase One Development Regulations, a wet (live)
sewer connection to the area-wide Public Sewer System is to be constructed. Sewer
connection permit is required. Commercial developments shall submit historical and or estimated
water usage prior to the issuance of the connection permit in order to establish sewer fees.
SS091 The project lies outside of the County's six year sewer plan and inside of the Urban Growth
Area. As per the Spokane County Zoning Code Phase One Development Regulations projects
that fall within this area are required to connect to a sanitary sewer system.
SS12A 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.
WS01 Any water service for this project shall be provided in accordance with the Coordinated Water
• System Plan for Spokane County, as amended.
, 5'_VOKANE REGIONAL HEALTH DISTtc1CT
ENVIRONMENTAL HEAt,TH DIVIS70R '
Inter-office Communication
DATE: October 9, 2002
1 ~1
TO: Jim Falk, Associat Planner, Spokane County Planning Division . SPOi(ANc
OCT 15 200
~
FROM: Donald Copley, E S II - EHD, SRHD
` CURAENTPLANNING i`.
SUBJECT: Proposed Zone Change: ZE-15-02 (Tshirley Seniors Housing LLC)
.1. Refer
ences.
a) Map of subject, scale 1" = 30', by Storhaug Engineering, dated August 9, 2002, received by this office
August 30, 2002.
b) Reconnaissance Geologic Map of the West Ha1f of the Spokane Quadrangle, Washington and Idaho,
Allan B. Griggs, 1966.
c) Soil Survey, Spokane County, Washington, Soil Conservation Service, U.S.D.A., March, 1968.
d) Spokane County, Washington, EnQineerinp- Interpretations, Soil Conservation Service, U.S.D.A.,
August, 1974.
e) Spokane County Rules and Regulations for Sewage Disposal Systems, January 19, 1995.
fl Logs of water wells in Range 44, 45E, Township 25N, Sections 18, 19, 20, 24, and 30.
g) Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973.
2. Findings:
a) This project lies over the Spokane-Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and within the service azea of
Consolidated Irrigation District. Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the
General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201'
Study. The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in
the area are generally suitable for use of individual on-site sewage disposal systems. The lot is of the
proper dimensions to permit the use of both an individual well and sewage system.
d) The project lies in a relatively flat area east of Tschirley and north of Sprague Avenue. Local
drainageways are insignificant.
1
; Proposed Zone Change: ZE-15-02 ('I ;shirley Ser~iors Housipg ,LLC)
,
Page 2
e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to
SQ/o slopes. They have a septic tank filter field limitation of slight. There is also possible contamination
of groundwater. This soil would be classified as a Type IV.
fl Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate
to very lazge amounts of water. Data from wells in the area referenced in section 1 f shows they are
from 100' to 1,000' deep and have static water levels varying from 15' to 60' below the surface. The
Consolidated Irrigation District has indicated that it can supply domestic use water for the project.
3. Required (mandatory) Conditions If Approved:
a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
b) Water service shall be coordinated through the Director of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health.
d) A public sewer system will be made available for the project and individual service will be provided to
each lot prior to sale. Use of individual on-site sewage disposal systems shall not be authorized.
4. Recommended Conditions of Approval:
a) Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: John Konen Storhaug Engineering
1322 N. Monroe
Spokane, WA 99202
Landuse.IWIE-15-02 Tshiriey Seniors Housing LLGIh
DETERMINATION OF ~
NONSIGNIFICANCE - "DN S"
WAC 197-11-970 and Section 11.10.230(3 ' )
SPOKANE ENVIRONMENT.AL ORDTNANC'I:
~
FILE NUMBER: ZE-15-02 '
DESCRIPTION OF PROPUSAI.: A LOIlE; ReClas51f1catlU11 fi'vil] C.Ot11111t1Illiy I3US1I1es5 (I3-2) wicli
Regional Business (B-3) to Urban Residential-22 (UR-22) on approximately 5.64 acres to
develop 9 one-story retirement apartment structures for a density of 12.6 units per acre.
PARCEL NO.: 55192.0207, .0204, .0302, .0301
HEARIlNG DATE AND TIIViE: 4ctober 23, 2002 @ 9:00 a.m.
APPLICANT: John Konen, Storhaug Engineering, 1322 N. Monroe, Spokane, WA 99202,
509/242-1000 LOCATION OF PROPOSAL: GeTierally Iocated in tlle NW '/4 of Section 19, To«mship 25 N., ,
Range 45 EWM. The site address is 101 South Tschirley Road, Greenacres, W,A, 'I
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING I
I
DETERII19NATION: The lead agency for this proposal has determined that it does not liave a probablt
significant adverse impact on the environment. This decision was made after review of a completed '
environmental checklist and other information on file with the lead agencv. This information is available
to the public on request.
This DNS is issued under 1~~i-1 11-340(2'); ttiv lcad a~c►~c~~ \~iil lic~t a~t ~>n tIlis p~~op~~sal 1'01- ai
14 days from the date issued (below). Comments regarding this DNS must be submitted no late-r ~t6an 5:00 p.m., October 22, 2002, if they are intended to alter t6e DNS. All comments should
sent to the contact person listed below.
, . . . , - - .
RESPONSIBLE OFFICIAL: By: Jim Falk, Associate PlanncT
Spokane County Division of Plaiuling
1116 W. Broadway Ave. PWK-1
Spokane, WA 9926 -0220 (509) 477-7228
0
DATE ISSiTED: October 8, 2002 SIGNATURE:
i
0OkffVIIIVIS REGARDIN(' IIWIRONMNI'AL ARE WELCOME AT 'IIHE H~UUNG. ~
APPEAL OF THIS DETERNIINATION, after it becomes final, may be made to the SPOKANE
COLTNTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appc.l I ~
deadline is ten (10) calendar days after the signing of tbe decision to approve or disapprove the proiect. I
This appeal must be written and the appellant should be prepared to make specific factull oh,jectinl,,~. ,
Contact the Division of Planning to assist voti with the speci_f cs for aSEPA appeal. '
This DNS was mailed to :
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transpoi-tation Eiigineering; Scott ~j
3. Spokane County Division of Engineering, Development Services; John Hohmar,~
4. Spokane County Division of Utilities; Jim Red i
5. Spokane County Stormwater Utility; Brenda Sims
6. - Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Entorcement, Ron I-Iancl
8. Washington State Department of Transportation; Greg Figg
9. Spokane County Fire Protection District No. 1
10. Consolidated Irrigation District No. 19 -
Kimball, Sandy
Fram; Nybergx Gary
Sent: Friday, September 06, 2002 8:27 AM
To. Baldwin, Greg
Cc. Hahman, ,lvhn; Kimball, Sandy
Subject: ZE-15-02
Develapment Services considers this rezone application to be technically complete regarding stormwater. Please include
the standard cvnditian cancerning the future drainage plans in the staff report.
1
r
S P O K A N E ' C O U N T Y
A DIVISION OF THE PUBLIC WORKS D! .
~I• T. . rr . .
MEMORANDUM
_+n: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; John Hohman
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Division of Building & Code Enforcement, Ron Hand
Spokane County Air Pollution Control Authority, Chuck Studer
Central Valley School District No. 356
Spokane County Fire District No. 1
Consoiidated Imgation District No. 19
Washington State Department of Transportation, Greg Figg
Office of Historic Preservatian, Teresa Blum
FROM: Jim Falk, Associate Planner ~
~
DATE: September 26, 2002
SUBJECT: Review and comments for the hearing on October 23, 2002 at 9:00 a.m.
FILE NO: ZE-15-02
BRIEF DESCRIPTION: A Zone Reclassification from Community Business
(B-2) and Regional Business (B-3) to Urban Residential-22 (UR-22) on
approximately 5.64 acres to develop 9 one story retirement apartment stnictures
for a density of 12.6 units per acre.
PA,RCEL NO: 55192.0207, .0204, .0302, .0301
APPLICANT: John Konen
Note that the application and maps were previously circulated to your agency.
Piease review and return any comments to me by October 8, 2002.
Attachments: Notice of Pubiic Hearirlg
R'1A11,STilp pWK-1 • I] lhW. F3R(-)AT)bVAI' :11'F\1_'F, •SP(-)KA,NF. VVA'14 i1?\'~;-rilti 9)~h~)
.
,
.
. . • , .
1lqOTICE OF PW BLY~ HEARING
5~OKA1`Y E COU1 V TH HEARIlNG EXAMIl`V ER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY N0TIFIEH) 'g'HAT A PUBH~~C HEARIIVG WILI. BE HELD ON THF,
I,ANI) iJSE APPLICATYON LIS'I'EID BELOW, AS FOLLOVVS:
Appflication: ZE-15-02, A Zone Reclassification from Commuruty Business (B-2) and Regional
Business (B-3) to Urban Residential-22 (UR-22) on approxmately 5 64 acres to develop 9 one story
retuement apartment structures for a densrty of 12 6 uruts per acre
Parcel No: 55192 0207, 0204, 0302, 0301
Heariaag H)ate and Time: October 23, 2002 @ 9 00 a m
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Waslungton
Owner: Todd Prescott, Tshirley Seruors Housing, 8585 Woodvine Dnve #200, Hayden, ID 83835,
208/772-0108
Applicant: John Konen, Storhaug Engineenng, 1322 N Monroe, Spokane, WA 99202, 509/242-1000
Location: Generally located m the NW ~/4 of Section 19, Townslup 25 N, Range 45 EWM The srte
address is 101 South Tschirley Road, Greenacres, WA
Comprehensive Plan MiXED UsE (MLJ)
Ezistnng Zoning: Commuruty Business (B-2) and Regional Business (B-3)
EnvironmentaIl Determination: A Deternunation of Nonsigruficance (DNS) was issued by the County
Division of Planrung as the lead agency on October 8, 2002 The comment penod ends October 22,
2002
laelated Permits: In order for the project to be developed as proposed, additional permits must be
obtained as required by other local, state and federal agencies
IDivision of Planning Stafff: Jim Falk, Associate Planner, (509) 477-7228
HEARING ]EXAM][NER PROCEDgJRES
Heariog Process and Appeals: The heanng vvill be conducted under the rules of procedure adopted in
Spokane County Resolution No 1-0700 All interested persons may testify at the public hearing, and
may submrt written comments and documents before or at the hearing The Hearing Examiner may lunit
the hme given to speakers A speaker representing each side of the issue is encouraged Any appeal of
the Hearing Exammer's decision will be based on the record established before the Heanng Examiner,
pursuant to County Resolution Nos 96-0171 Environmenta.l appeals will follow the same procedural
route as the underlying action All hearings will be conducted in facilities that are accessible to persons
with physical disabilities
gnspection of File, Copies of Docvments: A Staff Report vvill generally be available for inspection
seven days before the hearing The Staff Report and application file may be inspected at the Spokane
County Division of Planrung, 1 S` Floor Permit Center, Public Works Bwlding, 1026 W Broadway,
Spokane, WA 99260-0220, between 8 30 a m and 5 00 p m, weekdays, M-F, except holidays Copies
of documents vvill be made available for the cost of reproduction If you have any questions or special
needs, please call t,he Division at (509) 477-7200 Send written comments to the Spokane County
Division of Planrung, 1116 W Broadway PWK-1, Spokane, WA 99260, Attn Jun Falk, File No ZE-15-
02 Motions must be made in wnting and submitted to the Spokane County Heanng Examiner, 1116 W
Broadway PWK-3, Spokane, WA 99260-0245
\ • ' s
OFFICE OF THE SPOK:ANE COUNTY ENGINEER
PVVK-2
~ 1026 W Broadway Ave (Locahon)
1116 W Broadway (Mail)
fm I Spokane, WA 99260-0170
5punCoum j5091477-3600 Fax (509) 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Division of Planning
FROM Division of Engineering & Roads
DATE September 12, 2002
PROJECT: 132 & B-3 TO lJR-22 T'SCHIRLEV SENIORS HOUSING
FILE ZE-0015-02
Technical/Review Date (09/12/2002 @ 2.15)
Planner JIM FALK
Heanng Date @
Review Date
Sponsor/Applicant TODD PRESCOTT
Section Township Range 19-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" shouid the request be
approved
Prior to release of a building perrnit or use of property as proposecl:
1 Approach Permits are required for any access to the Spokane County road system
2 A Professional Engineer (P E), licensed in the State of Washington, shali submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federai, state, and local regulations and laws that are in effect
at the time of the plan submittal or at the time of the development permit application(s) The
final road and storm drainage plans and drainage report shali receive the County Engineer's
acceptance prior to release of any associated Grading, Building, or Right-of-Way Permit
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices
4 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
5 The County Engineer has designated a Local Access Roadway Section for the improvement of
CC Applicant TODD PRESCOTT
Engineer/Surveyor STORHAUG ENGINEERING
Planner JIM FALK
Page 2 Engineers . . . ,
Hearinq Date X/ 09-12-2002 Tech Review 2E-0015-02
Tschirley which is adJacent to the proposed development This wili require the installation of 5-7
feet of asphalt Curbing and sidewalk must also be constructed
6 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
7 Access to Sprague Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are appiicable to
this proposal
9 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the pubiic road right of way is
subject to inspection and approval by the County Engineer
10 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
11 "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities ""The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
12 The applicant shall grant applicable border easements adJacent to Spokane County Right of
Way per Spokane County Standards
13 The Spokane County Engineer will review this project for transportation concurrency
requirements at the time of building permit application review
14 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site pian of record which would result in changes to site drainage and/or
traffic impacts, shall require additional review by the County Engineer At such time a revised
site plan is submitted for review, the applicant shall submit detailed drainage and/or traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant is advised that mitigation
maybe required for off-site improvements
END
i . . r •
I
MEMORANDUM
DATE July 3, 2002 ~
TO Scott Engelhard
CC Jerry Storhaug, Storhaug Engineering
Jvhn Pederson, Spokane County Planning
FRQIVI Steve Stair C~
~~.n 3t ~~Il
SIJBJE~CT Traffic'Distribution Letter for Tschirley Seniors Housing
Development - Whitewater Creek SPOK~ (lotNTY
I have reviewed the above referenced document Given that the distribution letter is for a zone
change request with a site plan, it is subject to transportation concurrency review
Based on the informa#ion provided, this development will not have a significant impact on the
surrounding transportation system As such, it will be exempt from further transportation
concurrency review (Phase I Development Regulations IU-B-2-c)
Thrs determination is for the sen►or residential develapment as proposed Any substantial
change in size andlor type vf use will require a new concurrency evaluation
If you have any questions concerning this review, please don't hesitate to bring them to my
attention
j-- -
---i- qST~RHAUG . ~j.._ENGINEEROR9G
CJ vl11 Englne6ring and ProJect;Management ~EID
16 ~
` o ~ 2002
~u
co
July 3, 2002
Mr Scott Engelhard
Spokane County Engineer's Departrnent
1026 UV Broadway Avenue
Spokane, WA 99201
Re- Trip Distribution Allocation, Tschirley Seniors Housing, Whitewater Creek
Dear Scott;
Storhaug Engineering is in the process of submitbng a zone reclassification request for a
5 4 acre parcel situated on the east side of Tschirley Road approximately one Block
south of Sprague Avenue The site is shown on current zoning maps as 6-2 and B-3
and the zone request will propose a down-zone to the UR-22 category for a rebrement
housing project (The cross-over matnx may have assigned UR-7 to the site)
As proposed, the project will encompass two separate phases divided into a 45 unit HUD
202 project with 11 court apartment buiidings and a 26 unit tax credit refirement
housing project with 6 court aparbment buildings. Although the project is di"ded into
finro phases, these phases are for financing purposes. The project will be constructed in
2002-2003 building season. The building footprint area encompasses approwmately
47,400 sq ft between the two phases A schemabc site plan and vicinity map is
attached herein for your review
The proposal is witfiin Medium Density Residenbal designabon of Spokane County's
Comprehensive Plan The proposed density of 13 1 dwelling units per acre is mthin the
guidelines of this category of the Comprehensive Plan
In accordance with I T E Tnp Generabon category 253, the 71 unit refirement
apartment project will add approximately 250 trips to the immediate txansportafion
system, Average Daily Traffic (71 units x 3 5trips/day/unit) Peak hour trips would be
approximately 8 trips (71 units x.11 trips/hr/unit) This peak hour activity is equivalent
to 8 single family homes. IVo pass-by trips are projected
The project wili utilize tinro driveways with exclusive access to Tschirley Road This
residential access road connects to Sprague Avenue, an arterial to the north The
residential neighborhood to the south is not significant in size and does not provide a
desbnation for trips from the proposed project, therefore, all residential tnps are
projected to use Tschirley Road north to Sprague Avenue At Sprague, approximately
1322 North Monroe o Spokane, Washmgton 99201
Phone (509) 242-1000 • Fax (509) 242-d1001 i~ I~ I! i~i ( I I I(-I i i~~
. . o
60% of the trafFc will use the west leg of the arteriai and 40% will use the east leg of
the arterial For P M Peak Hour trip distribubon, 3 trips would enter the site from
eastbound Sprague Avenue (via Tschirley), 2 trips would enter the site from westbound
Sprague Avenue (via Tschiriey), 2 trips would leave the site via Tschirley and proceed
westbound on Sprague, and 1 trip would leave the site via Tschirley and proceed
eastbound on Sprague The projected trip generabon at peak hour bmes will have an
insignificant impact on the Sprague and Tschiriey intersection
The complebon of the project will provide for physical widening, curbs and sidewalks
along those porbons of the project adjoining Tschirley Road to improve the health,
safety and general welfare of the residents in the area and enhance the exisbng traffic
system
Your review of this information is requested Upon your concurrence, the owner of this
properly will proceed to complete the zone reclassificabon submittal
Sincerely,
~"p2>
1
Jerry Storh
25559 ~i
9~OlSTEp~~ ~ f
s`S~OfVAL
~ EXPIRES 1/23/ 01
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S P O K A N E C ~ U N T Y
A DIVISION OF THE PUBLIC WORKS DEPARTIvENT
DNISION OF PLANNING
MEMORANDUM
TO: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; John Hohman
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderby
Division of Building & Code Enforcement, Ron Hand
Spokane County Air Pollution Control Authority, Chuck Studer
Central Valley School District No. 356
Spokane County Fire District No. 1
Consolidated Irrigation District No. 19
WA State Department of Transportation, Greg Figg
Office of Historic Preservation, Teresa Brum
FROM: Jim Falk, Associate Planner ,s-fts#
DATE: August 28, 2002
SUBJECT: ZE-15-02; A Zone Reclassification from Community Business (B-2) and
Regional Business (B-3) to Urban Residential-22 (UR-22) on approximately
5.64 acres to develop 9 one story retirement apartmenr structures
TECH1vICAL REEW MEETING
September 12, 2002 at 1:15 P.M.
Public Works Building lst floor Conference Room lA)
Please review the above application and use the attached TECHNICAI, REVIEw MEETING
FORM for your comments. The Division of Planning encourages you to attend this meeting.
The sponsor and representative have also been invited to attend this meeting. If you cannot
attend, please forward three (3) copies of your review comments on the attached form to me
for the meeting. The attached TECHNICAL REVIEW FORMS will be given to the sponsor at the
meeting and included in the Division of Planning file. Thanks for your cooperation. If you
have any questions about the application, please contact me at 477-7228.
NOTE: The Division of Planning is circulating the SEPA Checklist for comments. This will
be the only time you will be able to comment regarding the SEPA Checklist for this
project.
Attachments: Technical Review Form, Project Application; Site Plan, Vicinity Map, SEPA Checklist
Copy without enclosures: John Konen, Storhaug Engineering,
Todd Prescott, Tshirley Seniors Housing LP, 8585 Woodvine Drive #200, Hayden
ID., 83835 MAIL STOP PWK-1 • 1116 W. BROADWAY AVENUE • SPOKANE, WASHINGTOIV 99260-0220
PHONE: (509) 477-7200 9 FAX: (509) 477-2243 • TDD: (509) 477-7133
Spokane County
Division of Planning
Technical Review Meeting
Meeting Date and Time: September 12, 2002 @ 2:15 p.m.
Project File No.: ZE-15-02
Project Location: Generally located in the NW '/a of Section 19, Township 25 N., Range 45
EWM. The site address is 101 South Tschirley Road, Greenacres, WA
Comprehensive Plan: Mixed Use
Project Description: ZE-15-02; A Zone Reclassification from Community Business
(B-2) and Regional Business (B=3) to Urban Residential-22 (UR-22) on approximately 5.64
acres to develop 9 one story retirement apartment structures for a density of 12.6 units per
acre. .
Parcel No(s): 55192.02071.0204, .0302, .0301
Applicant: Tshirley Seniors Housing L.P.
8585Woodvine Drive #200
Hayden, ID. 83835
Owner: Nevin Family Capital LLC
Harbor Mall # 15
Bellingham, WA. 98225
Project Planner: Jim Falk
. ' . • . . , ,
SPOKANE COUNTY
DIVISION OF PLANNING
ZONE RECLASSIFICATION APPLICATION
~
PART I
Applicant Tsthirley Seniors Housing L.P. J Whitewater Creek, Inc.
Mailing Address 8585 Woo3vine Drive #200
Cky Hayden State Idaho Zip Code 8383';
Phone (208) 772-0108 (Work) (Home) Fax (208) 772-0108
Legal Owner Nevin Famiiy Capital`111d.
Mailing Address Harbor iviall #15
C~ B a 11 i ngr am State wA. Zip Code 9 8 2 2 5
Phone (Work) (Home) Fax
Agent, if different from applicant
Mailing Address
City State Zip Code
Phone (Vllork) (Home) Fax
ProJect/proposal site area (acres or sq. ft.) 5.64 A.cres
AdJacent area owned or controlled (acres or sq. ft.) 0.61 A.c r e s ad j ac e nt to Spragu e A.ve.
Assessors parcel #(s) of project/proposal 55192.0207, 0204, 0302 & 0301
Assessor's parcel #(s)of adjacent area owned or controlled P tn = 55 i9 e. .0301
Streetaddress of proposal 101 S. Tschirley Road, Greenacres, WA.
Existing zone classification(s) and date established B- 2& B-3
Existing use of property Vac axlt & f r e e- s tand ing gaxage s truc tur e.
Proposed zoning UR-22
Comprehensive plan category Multiple Use School district Central Valley #356
Water purveyor Consolidated Irrigation Fire district Fire District #1
Proposed use of property:
Singie family dwellings Duplexes Multifamily dwellings (X)
Manufactured homes ( ) Business ( ) Industrial ( ) Mixed use ( )
Other ( ) - Describe \ ld j
List previous planning division acdons involving this property None
Z - 15~O
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. ' ZONE RECLASSIFICATION APPLICATION
PAGE 2 of 5
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Address and Location of proposal 101 S. Tschirley Road, situated east of
Tschirley and south of Sprague Avenue
Section 19 Township 25 N. Range 45 E. W. M.
Name of publiclprivate road(s) providing access Tschirley Road, a local collector
Width of property fronting on publiclprivate road 344 f-i,, on Tscnirley Road
Does fhe proposal have access to an arterial or planned arterial? Yes No
Name(s) of arterial roads Tschirley Road
Legal description of property for each zone reclassification proposed
See Attached.
Existing zone(s) B- 2& B- 3 to proposed zone(s) UR- 22
for the following described property:
(Attach legal description stamped by land surveyor or provide below.)
See A.tta,ched.
If you do not hold title to the property, what is your interest in it? C ontrac t to purc has e.
What are the changed conditions of the area which you feel make this proposal wan~anted?
Resiaential development to South, Comprehensive Plan assignmEnt
of Multiple Use category, Installation of sewer in Tschirley Road,
Connec tion of Coiintry Vi s ta Urive to Sprague Averue
ZONE RECLASSIFICATION APPLICATION
PAGE 3 of 5
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What factors support the zone reclassification?
Consistency with the Comprehensive Plan The proposal conforms to the
racently adopted Multiple Use category of theGeneralized
Comprehensive Plan, the goal of affordable housing, and the
goal of a variety of housing options.
Compliance with purpose and intent of zoning The development c onfozms to the
UR-22 category. -
Description of changed conditions of the area that you feel make this proposal warranted
The recently adopted Comprehensive Plan assigns a Multiple Lse
category to the property. Sewer has been extended in T'schirle,y
Road and residential development has occurred south of the proposal.
What impact will the proposed zone reclassification have on the adjacent properties? The change will enhance the utilization of adjacent properties and
is more compatible with the e;dsting residential ctevelopment i.n
the area than the existing B-2 and B-3 zone categories. To some
aegree, the proposal is a down-zone from the numerous commercial
activities that could occur on the slte with the current zonn.ng.
` What measures do you propose to mitigate your proposal's impact on surrounding land use?
Zhe project will conform to the UR-22 zone and will be developed
wi th one story retirement apartments a-t a densi -cy of 12.6 uni ts
per a.cre. The -ase activity will have fewer traffic impacts than
most commercial uses currentOARfitowed.
FIRE MARSHALL / FIRE DISTRICT
RCW 36.70 B requires early coordination end information
A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. 3
B. WHAT IMPROVEMENTS NEED TO BE MADE TO MEET THE DISTRICTS FIRE PROTECTION
REQUIREMENTS? Sawie,l►,►r' FiWFl.ow P+NU F%w ArPAR*sik1,k, ACQaw 'ro
Ibf'c DC'l11%N+1mzh uwAL1v rE1tMPT Fd%JLu%Lo1P4 VS fts`tiss're;D
C. SEE ATTACHED LETTER DATED: 4IA
D. REQUIRED FIRE FLOW (gallons per minute): +T Dt
1 have lewed the proposa/ and have adv/sed the appJlcanr of the F1re Dlstrict requlreme ts.
IG TURE TITLE DATE
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' ZONE RECLASSIFICATION APPLICATION ' PAOE 4 of 5
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WATER PURVEYOR
RCW 36.70 B requires eariy coord ~ at~on and information
A. THIS PROPOSAL IS WITHIN WATER DISTRICT: A1soI~~~ 40 JPW •~t~,
B. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW HAVE BEEN
MADE AS FOLLOWS:
A WATER SYSTEM PLAN MUST BE PREPARED: YES NO
REQUIREMENTS:
C. SEE ATTACHED LETTER DATED:
ve revfewed e ropo a/ and have advised the applicant of the District requirements.
04eg _ . ` t/'1~
SI ATURE TITLE DATE
SPOKANE REGIONAL HEALTH DISTRICT
RCW 36.70 8 requires early coordinabon and infoRnation
A PRELIMINARY DISCUSSION HAS TAKEN LACE, A COMPLETE APPLICATION MUST
INCLUDE: ~Z.~ 140 B. SEE ATTACHED LETTER DATED:
ARer a pneliminary review of the proposal, 1 have advised the applicanr of some of the
Spokane Regiona/ Health requirements. A comp/ete and detailed neview will be provided after f/te
appllcadon Is submitted, ah wlll resu/f in a complete list of requirements and conditions regaroling
Hea/th provislons f+or pTroposal.
~
SIGNATU TITLE ~ ATE
,
' SEWER PURVEYOR
(City of Spokane or Liberty Lake)
RCW 36.70 B requires eariy coordinatlon and information
A PRELIMINARY DISCUSSION HAS TAKEN PLACE, A COMPLETE APPLICATION MUST
INCLUDE:
B. SEE ATfACHED LETTER DATED:
After a preliminary review of the proposal, I have advised the applicant of some of the
Sewer requlrements. A complete and detailed revlew will be provlded after the applicatlon is
submifted, whlch wlll resulr fn a complete llst of requlrements and condltlons reganding Sewer provlslons
for the proposal. SIC3NATURE TITLE DATE
.1
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~ ZONE RECLASSIFICATION APPLICATION . .
PAGE 5 of 5
, SURVEYOR VERIFICATION
I, the undersigned, a licensed land surveyor, have completed the information requested for the zoning
map and written legal description
Signed iff'7iA/- Date ~ Zoaz
Address /j'loAJROE Phone 509- 3Z 4' 786.,/
City ,t State OR Zip 99ZO ~
_ PART III ,
SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION
I, the undersigned, swear or affirm under penalty of perjury that the above responses are made truthfully
and to the best of my knowiedge.
I further swear or affirm that I am the owner of record of the area proposed for the previously identified
land use action, or, if not the owner, attached herewith is written permission from the owner authorizing
my actions on his/her behalf.
Signed Date
Address Phone
City State Zip
- Signature of Applicant or Representative Date
State of Washington )
) ss:
County of Spokane )
Signed and swom or affirmed befbre me on this day of , 2000,
by
Notary Seal
Notary Public in and for the State of Washington residing
at
My appointment expires
PART IV
TO BE COMPLETED BY THE DIVISfON OF PLANNINC3
Date submitted File number
Date aooepted By
Total fees Receipt number
. . ~ . = ZONE RECLASSIFICATldM APPLiCAT1flN . . F a
PA4E 5 of 5
SURIfEYOR VERIFICA7'IQN
f, th+e undersigned, alicensed land surveyor, have comple#ed the infarmatian requested faor the zoning
map and written legal descriphon
Signed _ Date
Address . Phone
City _ State zip .
PART III
StvwAruRE oF RRoPERrr ChWNERs vR LErrER oF Aun4oRrzAnoN
i, the undersWned, swear or affrnn under penalfy of perjury that the above responses are made "fully
and tv #he best ai` my knawledge.
I turther swear or affirm that ! am the cfwner o# recrord crf the area proposed far the previously identiffed
land use acticm, or, if not e owner, attached her+ewith is wri#ten permission from the aw►ner authvrizing
my actions on e alf.
~ .
Signed , Date Aqgust 8, 2402
Addrm
,&55~ W6tdvine Dr,# 2(}0 Ph4ne (208) 772-0108
CitY EAydffin State Id . Zip 83835
Aligilst 909
Signature of Applicadnt or Repr+esentative Date
Idaho
Stet9 Of --m.....1- )
Rootenai ~ $s:
Coun#y ofApgbm )
Signed and m vr affirrried befior+e n-e on ifiis 8th day of August 20C02
,
b 7*Publl . 1 Notary yokS Ho. N nd ~or S'tata of ~iding •;XXOTAR
Idaho
at ,
pU~,~~G MY aPR~intment explres -0 'fo ,
.-'P~ ; °
a~
•r..,.• PART IV
TO BE CQNlPLETED BY TliE QIViSNDN CJ►F PtANtNt4MC3
CaW submkted File number
Deta aocepted gy
Total fbes Receip# number
.
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08/13/2002 10 :33 CONqn 1 DATED I RR I GAT I 0N ~~e4dzm1 , PpGE _
q2
. 0'~/14,' 200? 09: 30 242101 ,~TORHAUG ENGINE iG
,
CERT1FICATE OF 1IVA7'ER rA►V111LAit1LJ'fy
PMO*t Qoocdptlvn ,
Thb SOWan to bt CampirrW tiyr J1ppNieant _ . ~
pMJrclr trwm: ~'-`,.,~a ~ ~ ~~a~ ' ~P.' . , ~
~ ~ .
PWC* Nufflbvn(*~: ;aa2 - ozo? O.LWa/ I G6nnoraI'Uoe+cxlp#iort o# Projo*
Water roquestsd: NuMber of Rsskientw Tapg lo I~
y ar C+arnmeraal Ftow,~ Qlan~
_Ffre Flvw Raqulromsrtts Thh Src#Mn by $poicsns Cvunty su!lding #nd Cadq linfvrcom4ni
.
~me +at Ws+t~rr Purveyor ,~~1• - aw- at- .
Fim FbW Required Z -7,5V gpm; it ~ prsi; far ~ Zo-
minules.
13Y Purveyor Vmw Sys*tn Narrw OV'.SP" I= r~ih9 WA D3H 1D#,_,~+C~
V" No
1. 0 .Q The w2W sYSUM hss a curtent Wash4Vion L3epartment of Hesffi Cyperspnrg pwtrM sNcrwwM ttw
number of naw taps ar weier requettad. .
~
2. Ri 0 T"hs pMposed projed 15 Wmtotmt vi#h the w$ter pUttMcx'O D(7M vPProvad water syslenn plo. '
3. U. Q 'i'ht otf sfke courc*, vAmve aMa lnmarn#sslvn lnftsWCfur9 of thv waw - gurve+yor k auffi3W# tD
pr+wk"le the *Br" requitW 1br the PoposW Rrojwt
cl Q WA W-3 Is nQ. IM WkanM eecwrity bean prorVlded to boure inft*Mxwre lmWomme1ft we
-
oonq)Wrci7 (Check Mot AApft#b+fa if 3IS yss.)
t V tl 11W-weW,%ystam is wftV ■nd able to p[ov1da rwsgw, in Cvntoffrook* to mMirmm ievell cyf
senrios, as isqueowd at this &m.
tf WSW sylum Is unsbte, ar urw4linp to supply water at #hts t!t"1"*i pl"sr dewribe why:
TW Cit#!'ACeW qf Wiktoe Avaftbft, it no : big !+D v#her P+oJ#CA3. (F*r. r#16,tant l#JWaVs*#_R!C1Af ,
4&ft, 34,~ w41#JT,) Furtw, a 'now Cw#flega o# Y1FaWAvallaMlltyr 64M btroqulred W. 1 )a' orqji~*
a 111mr"Ift-n myns !n ar+rater +rwaar detnand: at 2) a projec# extenwign o# time b r+oqmsto{t.
CWtW by: 14~+- tMarkr~
~
~~/3/0 2-
CORCURRLNCf DETERMfMRTEON
Tbb Setlcn to be Coin*001-by $pokatle Coui#ty
!#box 1, 2ant! bwe ahacked yes, and 3 or 4 Is chodcad yes snW an other irftcmmftn is ctmplet+b aid. ts waw_
purveyor h& skad Me Ax" Ce~~ of Slllatw Avaftbilitt, wt"tcunsormy is wtsftd ibr vm*.
m4sr"appkan#„to the tii'vistan 4f 'UWRM.
yIr
ii'~ No '`rv .
T71iwdin 1X$nvt*= *ormm110y kr WMer sd1'Y".
Cl 13 T~ devokpr nvwk ft conourwmy r8►qttloinents f+r w:a* ssnrk@, ~ ,
, nan
ZE- f~l ~ 1 • .
r
~~~~F~ • i
15--02 . . , .
, J CERTIFICATE OF 8EYYER AVAIL.ABILRY
Thls lonr► Is only to be aubmltted ea an et#achment to a ridJY oomc/eted aQplkadon.
Nams ot 8owsr Utllity:
CERTIFICATION
Project Neme: c,,,~~L ~
Parcel Numbers: 5-5'/q2. 090
Z
General ProJect Descripdon: J=n~e.. nl ►M Ill _TT - unI ~t ~Lr->G S
The above named Public Sewer System Is capable of and wili supply sewer service to the referenced
project or subdivisfon.
. 1. Is sewer currenUy available, with service oonnections provided as requfred, to serve e proposed development (If yes. 9o to signature blodc; if no, go to 2a) Yes ❑ No
2s. Is the site within the Spokane County Sewer sbc•yesr Sewer Capitel Improvernent Pnogram?
•(if no, go to 3) ❑ Yes ❑ No
2b Wfll the devebper design, fund, consbW and provide flnancial surety tor the neoesssry systems
; fio provide Dryllne Sewer and/or pouble Plumbin8 Dry Side Sewers as required?
(If no, go to 3) ❑ Yes ❑ No
3 Wiil the developer design, tund, oonstruct and provide flnandal surety for the necessary sysbems
to extend sewer service to the site and provide service connections as required? ❑ Yes ❑ No
'Thb Cortfflcate of Sewer Availablifty Is non-transterable to other proJects and shail be valid as
long as the roteronced project remains actfve and Is not modMied.
Certified by: ~~2lS
Frrnr nreme nae
Sotetu,re D
CONCURRENCY DETERMINA'T1QN
If yes to question 1, or question 2b, or questlon 3 above, concurrency Is safisfled for sewer. Otherwise,
refer applicant to the Division of UUlides.
❑ This development Is exempt from concurnency for sewer service.
/oThis developm does not) meet the concuRency requlrements for sewer servfce.
caar a~s
,
~
ens un pnas i
Csrt ot 8ewsr AvepabNity.doa ~ci 02 01/09/02
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M
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E IN V
SPOKANE ENvIR~~~~~~~~ ORDINANCE
s~~~~ON 11o10e230[1-
Z ~
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5--u
02
~u~,ti~ p1„~'~~►~~~
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SEB L'8 1GNvm0~~~NTAL ~~~CKLI5T
WAC 197-11-960
Spokane Environmental Ordinance Section 11 10 230(1)
PURPOSE OF CHECKLIST
The State Environmental PoLcy Act (SEPA), chapter 43 21 C RCW, requires all governmental agencies
to consider the envuonmental unpacts of a proposal before making decisions An environmental
unpact statement (EIS) must be prepared for all proposals with probable significant adverse nonpacts on
the quality of the env'uonment The purpose of tlus checklist is to provide uiformauon to help you
and the agency identify unpact from your proposal (and to reduce or avoid impacts from the proposal,
if it can be done) and to help the agency decide whether an EIS is required
INSTRUC770NSFOR APPLIC'ANTS
This environmental checklm asks you to descnbe some basic uiformation about your proposal.
Governmental agencles use this checkhst to determme whether the envuonmental impacts or your
proposal are sigruficant, requinng preparauon of an EIS. Answer the questions bnefly, wnth the most
precise uiformation known, or give the best descnption you caa
You must answer each quesuon accurately and carefully, to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observations or project plans
without the need to hire experts If you really do not know the answer, or if a question does not
apply to your proposal, write "do not know" or "does not apply". Complete answers to the quesuons
now may avoid unnecessary delays later
Some quesuons ask about governmental regulations, such as zoning, shoreline, aad landmark
designations Answer these question if you can If you have problems, the governmental agencies can
assist you
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period
of tune or on dufferent parcels of land Attach any add.iuonal uiformauon that will help descnbe your
proposal or its environmental effects 'I'he agency to which you submit tlus checklist may ask you to
explun your answers or provide addstional information reasonably related to determinuig if there may
be significant adverse impact
USE OF CHECKLIST FOR 1VON-PROIECT PROPOSAI..S:
Complete this checklist for non-pro)ect proposals, even though questions may be answered "does not
apply " IN ADDTI'ION, complete the SLJPPLEMENTAL SHEET FOR NON-PROJECT AC1'IONS (part D)
For non-project actions, the references in the checklist to the words "project," "appLcant," and
"property or srte" should be read as "proposal," "proposer," and "affected geographic area,"
respectively
Spokane Environmental Ordinance Checklist Page 2 of 21
A •
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A. BACHGROUND FRE/PROJECT No
1. Name of proposed project, if apphcable•
Tschirley Seniors Housing, a71 unit retirement apartrr~ent pro ject.
2 Name of applicant.
Tschirley Seniors Housing L.P., % Whitewater Cteek, Znc.
3 Address and phone number of appLcant and contact person
8585 Woodvine Drive #200
Haydeno Idaho 83835
Con cact a Todd I'rescott. Phone :(208) 772-0108
4 Date checklist prepared
August 7, 2002
5 Agency requestuig checklist
Spokane County Planning Department
6 Proposed tuning or schedule ('includuig phasmg, if apphcable)
Fa11, 2002 to Spring 2003
Spokane Environmental Ordinance Checklist Page 3 of 21
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A. BACKGROLJND (conunued)
7 a Do you have any plans for future additions, expansion, or further activity related to or conaected with this
proposal) If yes, explun
No o The submitted plans are confined to the envisioned projecto
The seller of the property for the TSChirley Seniors Housiiig project
wi'lt retain a 0.61 acre parc el fronting on Sgrague A.venue for
future developmento
b Do you own or have options on land nearby or ad)acent to this proposal? If yes, explain
No. The project is limited to the submitted application.
8 List any envuonmental informauon you know about that has been prepared, or will be prepared, duectly
related to this proposal
A trip distribution letter has bden submitted and reviewed by
the Spokane County Engineer's Departmente No other environmental
information has been submitted.
9 Do you know whether apphcaaons are pending for governmental approvals of other proposals directly
affecting the property covered by you.r proposal? If yes, explain
None are known.
10 List any government approvals or pernuts that will be needed for your proposal, if known
Rezone, B-2 and B-3 to UR-22, Spokane County Planning Dept.;
Building permit for construction of 71 unit apartment pro ject,
-3pokane COLiritV Building C!d _Q DPparimPnt~ Rnac3 enngtrur±ti nn
plans and permits for Tschirley Road, Spokane County Engineer°s
Departnent$ Drainage plans, Spokane County Engineer°s Department.
Utility connections to existing services, vaxious utilitiesa
Spokane Environmental Ordinance Checklist Page 4 of 21
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A. BACHGROLlND (connnued)
11 Give a brief, complete descripUOn of your proposal, including the proposed uses and tlie size of the project and
site There are several questions later in this checkLst that ask you to descnbe certain aspects of your proposal.
You do not need to repeat those answers on this page
The applicant proposes to construct a 71 unit court apartment
project on a 5.64 acre site located east of Tschirley Road and
one block south Of Sprague Avenue in the Spokane Valley o The
cluster of 10 buildings will be constructed in two pro jects for
financing purposes. The buildings will be one story in height and
will serve the senior housing market per financing requiremen-ts
for the respective projects. A circular drive extending into the
pro j ec t wiYl provide acc ess to units and common buildYngs together
with 107 off-street parking spaces.
12 Location of the proposal Give sufficient informavon for a person to understand the precise location of your
proposed project, includuig a street address, if any, and sectaon, township and s,ange, d known. If a proposal
would occur over a range of area, provide the range or boundanes of the site(s). Provlde a legal description,
site plan, vicinity map, and topograpluc map, if reasonably available WIu1e you should submit any plans
required by the agency, you are not required to duplicate maps or detuled plans subnutted with any permit
appLcation related to this checkLst
The site is located on a slightly irregular parcel of 5.64 acres
situated east of Tschirley Road and one block south of Sprague
Avenue (101 S o Tsc hirl ey Ro ad The si te i sgenerally f lat wi th
no particularfeaturese The project is situatedin the NE1/4 of the
NWiA of Section 19, Twp. 25 N. Rq 45 E, , W.M. in the Greenacres
area of the Spokane Valleye A complete legal description and map
accompaini es the applicition o
13 Does the proposed action lie withm the Aquifer Sensiuve Area (ASA)~ The General Sewer Sernce Area? The
Pnonty Sewer Service Area) The City of Spokane? (See Spokane Counry's ASA Overlay zone Atlas for
boundanes)
The site is within the ASA, the GSSA, and the PSSA but outside the
c i ty limi ts of Spokane. The si te i s wi thin the boundari e s of the new ci ty formed in the Spokane Vallev o
Spokane Environmental Ordinance Checklist Page 5 of 21
Evaluation For
Agency Use Only °
TO BE COIVIPLETED BY APPI.ICANT
B. ENVIRONMEN'I'AL ELEWNTS•
1. EA.R'I'I d
a General descnption of the site (circle one) fla rolLng, hally, steep slopes,
mountainous, other Flato
b What is the steepest slope on the site (approxunate percent slope))
Le s s than 2%.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classif'ication of agncultural soAs, specify them and note any
pnaie farmland.
The site is situated on Garrisson GravellY Loam GgA,
typic al of the f loor of the Spokane Valley a Thi s i s
a glacial outwash soila
d Are there surface iadicauons or history of unstable soils in the unniediate vicuuty)
If so, descnbe.
The site is relatively flat with no surface indications
of unstable soils.
e Descnbe the purpose, type and approaumate quantities o¢ any filluig or gracLng
proposed Indicate source of fill
Limited grading and filling will be required to accommodate
buildings, driveways, parking areas, drainage swales, and
landsc ap e areas.
f. Could erosion occur as a result of cleanng, construction, or use? If so, generally
descnbe
Some minor water and wind erosion could occur during the
construction process as surface soils are disturbed to
allow construc tion ac tivi ti es to proc eed .
Spokane Environmental Ordinance Checklut Page 6 of 21
.
Evaluatton For
Agency Use Only
B. ENVIRONMEN'I'AI, ELIIIRENTS (Continued)
g. About what percent of the srte will be covered with impervious surfaces after project
construction (for example, asphalt or bwldings)?
Anvroximately 46% of the site will be devoted to
buildings, paved driveways, and parking spaces when developed.
h Proposed measures to reduce or control erosion, or other unpacts to the earth, if any
An erosion control plan will be required by the Spokane
County Engineer's Department prior to grading of the site.
The Spokane County A.ir Pollution Control Authority ( SCAPCA )
2. h~as regulations requiring dust control of construction sites.
a. What type of enussions to the ur would result from the proposal (i.e , dust,
automobile, odors, industnal, wood smoke) dunng construction and when the project
is completed) If any, generally descnbe and give approximate quantiues, if known
Some fugi tive dust emi ssions may occur during the
c learing and construc tion phase of th e pro j ec t e The
completed pro j ec t will be served by natural gas and
el~etricit~y o
b Are there any off-srte sources of errussions or odor that may affect your proposal)
If so, generally describe.
The site is one block south of Sprague Avenue, a major
arterialo There are no immediate sources of emissions
or odor e
c Proposed measures to reduce or control emissions or other unpacts to air, if any
Conformance to SCAPCA requirements during construct3fin
proc ess .
Spokane Environmental Ordinance Checklist Page 7 of 21
Evaluahon For
~ Agency Use Only B. ENVIIZONMENTAL ELER9EIVTS (Continued)
3. WA']CER
a Surface•
1) Is there any surface water body on or in the unmediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, descnbe
type and provide names If appropnate, state what stream or nver it flows into
Noo the site is 1/4 mile north of Saltese Creeko
2) Will the project require any work over, in, or adjacent to (wit6in 200 feet) the
described waters? If yes, please descnbe and attach avulable plans
No. The site is outside any wetland or flood plain
areasa
3) Estimate the amount of fill and dredge matenal that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected
Indzcate the source of fill matenal.
N/A. See Abovea
4) WAl the proposal require surface water withdrawals or d.iversions) Give a general
descnption, purpose, and approximate quauuues if known
No. The si te i s re latively f lat wi th no def ined
drainage channels.
5) Does the proposal Le within a 100-year floodplain) If so, note location on the srte
plan.
No 0
,
Spokane Environmental Ordinance Checklist Page 8 of 21
.
. , , EvaluaUon For
Agency Use Only
B. ENVIRONMENTAL ELEMEN'd'S (ConNnued)
6) Does the proposal involve any discharges of waste matenals to surface waters) If so,
describe the type of waste and anticipated volwne of discharge
The pro j ec t wi 11 b e c onnec te d to the Spok ane Val l ey
sewer system operated by Spokane County. Surface water
drainage will utilize grassy swale areas to pre-treat
to water before discharge into drywells o
b Groun
1) Will groundwater be withdrawn, or will water be discharged to grouad water)
Give general description, purpose, and approximate quanuaes if known
The pro j ec t will be served by Consolidated Irrigation
district for domestic water and irrigation of landscaped
areas. A surface water disposal plan will be developed for
the pro j ec t conforming to Spokane County requirements e
2) Descnbe waste matenal that will be discharged into the ground from sepuc tanks or
other sazutary waste treatment facihty Descnbe the general size of the system,
the number of houses to be served (if appLcable), or the
number of persons the system(s) are expected to serve
None. This is a residential pro.iect to be connected to
a public sewer system.
3) Describe any systems, other than those designed for the disposal of sanitary waste,
installed for the purpose of dlscharging fluids below the ground surface ('mcluduig
systems such as those for the disposal of storm water or drauiage from floor druns)
Describe the type of system, the amount of matenal to be disposed of through the
system and the types of matenals likely to be disposed of ('incluclmg matenals which
may enter the system inadvertently through spills or as a result of fire fighting
activities)
A stormwater disposal system using ffrassy swales axld
drywells will be designed to accommodate rainwatero
Spokane Environmental Ordinance Checklist Page 9 of 21
Evaluation For ,
Agency Use Only
B. ENVIRONMENTAL EL,EMENTS (Continued)
4) Will any chemicals (especially orgaiuc solvents or petroleum fuels) be stored in above-
ground or underground storage tanks? If so, what types and quantaties of rnaterials wM
be stored)
1Voa This is a residential project.
5) What protective measures will be taken to ensure that leaks or spills of any chemicals
stored or used on site wdl not be allowed to percolate to groundwater (thns includes
measures to keep cbenucals out of cluposal systems descnbed Ln 3b(2) and 3b(3))
None. Thi s i s a re si dential pro j ec t c onnec ted to
public wa,ter and public sewer.
c Water Ruaoff (incluchng storm water)
1) Descnbe the source of runoff (inclucimg storm water) aad method of collecuon and
disposal, if any (include quanuties, if known) Where will tlus water flow? Wil1 this
water flow into other waters) Yf so, descnbe
The site is situated on a gravel loam floor of the
Spokane Valley. A stormwater plan conforming to Spokane
County requirements will be designed and constructed to
s rve the pr ' ec t. All stormwater wi 11 be conf ined to the si te o
2) W~ any chenucals ge stored, han(led or used on the site in a location where a spill or
leak will draui to surface or groundwater or to a storm water disposal system
dlscharguig to surface or groundwater)
No o Thi s i s a r e s i denti al pro j ec t a
3) Could waste materials enter ground or surface waters) If so, generally descnbe
No. Thi s i s a residential pro j ec t connec ted to public
water and public sewer.
Spokane Environmental Ordinance Checklist Page 10 of 21
. , , , . Evaluation For
Agency Use Only
B. ENVIRONIVIENTAL Ei.EARENTS (Continued)•
d Proposed measures to reduce or control surface, ground, and runoff water unpacts, if
any (d the proposed action lies withm the Aauifer Sensitive Area be especially clear on
explanations relatang to facilities concerning Sections 3b(4), 3b(5), and 3c(2) of this
checklist)
Stormwater facilities will be designed and constructed
to vonform wi th Spokane County requirements. A storm-
water and erosion control plan will be submitted to
4. pLt~hNe,,s pokane County Engineer ° s Depaxtnent for their review and
approvelo
a Check or cucle types of vegetauon found on the site:
--Y deciduous tree alder, maple, aspen, other
evergreen tree• fir, cedar, puie, other
X shrubs
X grass
X pasture
crop or grain
wet soil plants cattail, buttercup, bullrush, skunk cabbage,
other
water plants water Lly, eelgrass, mdfoil, other
other types of vegetauon
b. What kuid and amount of vegetation will be removed or altered?
All of the vegetation on the site will be removed to allow
construction of the residential project. The completed project
will be planted and maintained in turf, shrubberty and trees
in accordance with Spokane County landscape requirements o
c List threatened or endangered species known to be on or near the site
None are known.
d Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site, if any
None. This is a residential project in an ubranizing
area.
Spokane Environmental Ordinance Checklist Page 11 of 21
, . , Evaluahon For
Agency Use Onty ~
B. ENVIROTT1dIENTAL ELE:AREIV'I'S (Continued):
5. ANIARALS
a Circle any birds and anunals which have been observed on or
near the site or are known to b near the srte
bir • aw n, eagle songbi , other:
mm eer ear, elk, eaver, other S~nall mammals o
ma
r
hemng, shellfish, other
f~sh bass,s mon,trout,
b List any threatened or endangered species known to be on or near the srte
None axe known o
c Is the site part of a nugrauon route) If so, explun.
No o The pro j ec t i s on the f loor of the Spokane Valley a
d. Proposed measures to preserve or enhance wAdlife, if any
Noneo
6. ENERGY AlYD NATURAL IZFSOURCES
a What kinds of energy (electnc, natural gas, oil, wood stove, solar) will be used
to meet the completed proJect's energy needs? Describe whether it will be used for
heating, manufacturing, etc
Electricity and natural gas will be used for lighting,
mechanical operation, water and space heating needs.
b Would your project affect the potential use of solar energy by adjacent properties?
If so, generally describe
Noo The project is limited to one story buildings and
a perimeter driveway surrounds most of the pro j ec t area o
Spokane Environmental Ordlnance Checklist Page 12 of 21
Evaluation For
.
` Agency Use Only
B. ENVIRONMEIVTAL ELF.AE1V?S (Condnued)
c What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy unpacts, if any
The pro j ect will conform to adopted energy codes and
requirements implemented by Spokane County and the
serving utility.
7. ENVIRONMENTAL HEALTH
a Are there any environmental health hazards, includuig exposure to toxic chemicals,
nsk of fire and ezplosion, spill, or hazardous waste, that could occur as a result of this
proposal) If so, descnbe
No a This is a residcntial pro j ect.
1) Descnbe special emergency services that nught be reqiured
The pro j ec t will cater to an elder population group
which may require more emergency responses from
paramedic and ambulance serviceso
2) Proposed measures to reduce or control environmental
healch hazards, d aay:
None. This is a residential projecto
b Noise
1) What types of noise exist in the area which may affect your pro)ect (for example
traffic, equipment, operation, other))
The pro,j ec t is in a resid.entigl axea one block south
of Sprague Avenue. Noise levels are at residential levels
2) What types and levels of noise would be created by or associated with the pro)ect
on a short-term or a long-term basis (for example traffic, constructlon, operation,
other)) Indicate what hours noise would come from the site
Some noise will be produced by grading and construction
ac tivi ti e s as the pro j ec t i s bui 1 t. Af ter c onatruc tion
is completed, noise levels will conform to reside.itial
levelso
Spokane Eavironmental Ordiaance Checklist Page 13 of 21
Evaluation For
Agency Use Only '
B. EIWIRONMENTAY. ELFIVIEIVTS (ConNnued)
3) Proposed measure to reduce or control noise unpacts, if any
Construction activities will be confined to daytime
shif ts a
8. I.AND AND SHORELINE USE
a What Ls the current use of the site and ad)acent properties?
The site is vaca,nt except for a storage garage located at
the southwest cornero Surrounding properties include an
older trailer paxk to the nortwest, mobile home lots to the
. .
west, vac ant and c ommerc i al prop erti e s to the north and northeas t.
b. Has the site been used for agncvlture) If so, descnbe
The site is vacant and has not been used for agricultural
pruposed for ma,;qy years.
c Describe any structures on the site
a storage garage is situated at the southwest corner of
the site a This building will be removed to accommodate
the apartment pro j ec t.
d Will any structures be demohshed? If so, which~
See Abovea
e What is the current zoning classification of the site)
B-2 and B-3
Spokane Environmental Ordinance Checklist Page 14 of 21
~
.
Evaluation For
Agency Use Only
B. ENVIRONMEIVTAL ELFIIRENTS (Continoed)•
f What is the current Comprehensrve Plan designation of the site?
Multiple Use
g If apphcable, what is the current shoreLne master program designation of the site?
N/A
h Has any part of the srte beea classif'ied as an °environmentally sensiuve" area?
If so, specafy
No a
i Approxvmately how many people would reside or work in the completed project)
Approximately 125 people would live in the apartment
pro j ect together with a small 1kall management staff a
~ Approximately how many people would the completed project displace)
None. The si te i s vac ant exc ep t f or a garage a
*
k Proposed measures to avoid or reduce ciisplacement impacts, if any
None o
1 Proposed measures to ensure the proposal is compatible with exisung and pro)ected
land uses and plans, if any
The pro jec t will conform to the urovi sion P
UR-22 zone, Uniform Building Code requirements,
and H.U.D. financing criteriao -
Spokane Environmental Ordlnance Checklist Page 15 of 21
]Evaluateon For .
Agency Use Only
B. ENVIItONME1VTAL ELEIVIENTS (Continued)•
9. HOLTSING
a Approximately how many units would be provided, if any) Indicate whether lugh,
nuddle, or low-uicome housing
Residents will be retired seniors with moderate to
low incon~eso
b ApproxLmately how many units, if any, would be eLnunatedi) Indicate whether lugh,
nuddle, or low-income housing
None a
c Proposed measures to reduce or control housuig impacts, if aay
The pro jec t i s ne eded to provide housing to a
needed segment of societyo
10. AFSTHETICS
a What is the tallest height of any proposed structure(s), not includliag antennas,
what is the pruicipal extenor bwlding matenal(s) proposed?
The one story pro j ect will be limitecl to 22 feet in
heighto
b What views in the immediate vicuuty would be altered or obstructed)
None. Thi s i s a low nrof ile pro Ti ec t on a. fla.t
porti on of the Spokane Valley.
c. Proposed measures to reduce or control aesthetic unpacts, if any
Conformance to applicable zoning and building code requirements.
Spokane Environmental OrcLnance Checklist Page 16 of 21
~ Evafuation For
' t ' •
• Agency Use Onty
B. ENVIRQrdNIENTAL ELE,NiElVTS (ConNnued)
11. I.IGHT AND GLARE
a What type of hght or glare will the proposal produce) What time of day would't
mainly occur)
The completed project will use exterior lighting fixtures
for security and walkways. Lighting will be low inteneity
and direc ted downward to reduc e glare.
b Could hght or glare from the fuushed pro)ect be a safety hazard or interfere with
views)
No o This is a residential proiect. .
c What exsting off•site sources of light or glare may affect your proposal)
None at thi s time. The pro j ec t si te i s currently
surrounded bv residerntial a.PVeln=ant .
d Proposed measures to reduce or control hght and glare unpacts, if any
Downlighting will be used to reduce glare on
adjacent properties o
12. RECREATION
a What designated and informal recreauonal opportuniues are in the immedsate vicuuty?
There are no County parks in the immediate vicintk.
Spokane County maintains regivnal parks at Liberty
Lake and along the Spokane River west of Sullivan Road.
b Wou1d the proposed pro)ect displace any existing recreational uses) If so, descnbe
No o The site is vacant o
Spokane Environmental Ordinance Checklist Page 17 of 21
Evaluation For
Agency Use Only '
B. EIWIRONMENTAL EI.F.AREIVTS (Continued)
c. Proposed measures to reduce or control impacts on recreauon, including recreauon
opportunities to be provided by the proJect or appLcant, if any
The project has been designed to have usable open space
courts adjoining the units and activity buildings.
13. HISTORIC AND CUI..TURAL PRESERVATIOr1
a Are there any places or objects Lsted op, or proposed for, nauonal, state, or local
preservation registers, known to be on or next to the site? If so, generally descnbe
The site is vacant with the exception of a garage.
There axe no historical structures dr archaeological
sites in the vicinity.
b Generally describe any landmarks or evidence of lustoric, archaeological, scientific
or cultural unportaace known to be on or next to the site
None.
c Proposed measures to reduce or control unpacts, if aay
If artifacts are discovered during construction,
the Spokaxle County Historic Preservation office will
be notified per County code. '
14. TRANSI'ORTATION
,
a Identify public streets and highways serving the site aazd describe proposed access
to the existi.ng street system Show on site plans, if any
The site fronts exclusively on Tschirley Road, a local
c oll ec tor stree t. The si te i s one 7alook south of
Sprague Avenue, a major arterial a
b Is site currently served by pubhc transit) If not, what is the approxunate distance
to the nearest transit sto ?
STA maintains iransi t servic e in Sprague Avenue,
one block north of the site.
Spokane Environmental Ordinance Checklist Page 18 of 21
Evaluahon For
Agency Use Onty
B. ENVIRONPVIENTAI. ELF.IVIENTS (CoaNnued),
c How many parlung spaces would the completed project have) How many would the
pro)ect eliminate?
The completed pro j ect will have approximately 107
off-street parking spaces. No parking areas will be
removed to accommodate the development
d Will the proposal require any new roads or streets, or improvements to exisung roads
or streets, not includuig driveways) If so, generally descnbe (indzcate whether pubhc
or pnvate)
Spokane County will require curU sidewalk, and paving
to existing edge of asphalt along Tschirley Roado
e Will the project use (or occur in the unmediate vicinity oo water, rail, or air
transportation) If so, generally descnbe.
No. The site is far removed from rail, airports, or
waterways,
f How many vehicular tnps per day would be generated by the completed pro)ect)
If known, indicate when peak volumes would occur
The completed project of 71 retirement units will
generate approximately 250 Average Daily Trips. Peak
hour trips in the afternoon should not exceed 8.
g Proposed measures to reduce or control transportanon impacts, if any
Frontage improvements along Tschirley Road.
15. PUBLIC SERVICES
a Would the project result in an increased need for pubhc services (for example:
fire protection, police protection, health care, schools, other)) If so, generally describe
The retirement apartments will create incremental demands
for fire and police protection. The older population will
intensify health care needa, but reduce school needs.
Spokane Environmental Ordinance Checklist Page 19 of 21
r
' t e i
•
Evaluation For
Agenry Use Onfy
B• ENVrROPb[EN'rAl. ELEMIMS MoatlaueM: -
b. Proposed aneasures to reduce or control direct impaccs on pubLc services, if any. .
The project will be constructed to applicable
building, fire and safety codes. Tax revenues and permit
fees will partially off-set costs of services to be
provided '
16. UTILTfIES
a- util ' at the site: ectnci ralp wa,~re{us
Qq
sem , elephoa saaitary sew r, septic system, o er.
b. Descnbe tlie uulities that are proposed for the pro)ect, the utility provldiag the
service, arid ehe general constructioa activities on the site or ia the iaimediate viciairy
which might be needed.
Extenslon of existing local utility services from
Tschirley Road into the site including water (Consoli(lated)
sewer (Spokane County Utilities Depto ) o Electricity and
natural gas (Avista), and telephone ( Qvaest) C. SIGNATLTRE
I, the uadersigned, swear urider tbe penalty of perjury ;hat the above responses are made truth{ully and to the best of
aay knowledge. I also understaad that, sbouid there be any willful misrepresentauon or willfuj lack of full disclosure
on my part, the aeencv may withdraw any determinauon of non-significance that it miglit issue Ln r~hance upon this
ehecklist.
Date: __AUg1Wt 7 * 2002
Proponent: Todd Prescd'tt , Proponent
('Please eype or print) (Signature)
Address: 8585 Woodvine Drive, Ste. #200 . City, State, Zip. Hayden, Id 83835
Phane: (208) 772-0108
Person completing the form J. D o Konen, Storhaug Engineering Date Aug 1, 2002
Phone 242-1000
` • •
FOR STAFF USE ONLY
Staff Member(s) Reviewing Checklist-
Based on tlus staff review of the environmental checklist and other pertinent uiformataon, the staff
A Concludes that there are no probable significant adverse unpacts and recommends a
determination of nonsignificance (DNS)
B Concludes that probable sigiuficant adverse environmental unpacts do exist for the current
proposal and recommends a nutigated determinauon of nonsigmficance with conditions (MDNS)
C Concludes that there are probable sigaificant adverse environmental impacts and recommends
a determination of significance (DS)
REFER TO FEE SCHEDUY.E FOR FILING FEE
Spokane Environmental Ordunance Checklist Page 21 of 21
WHITEWATER Jul 18 846 P•44 _
SY~MA►Ut~ ENOII~_ _ 3 PA'~ ~4
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MEAYORANDUbf
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TO: sON &161har~
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.lo't~ Pedomno ~ ~kane 00w4r PiaanMg
F : Steva sw
SUBJEC'T: TrSff 11- biswlbAan !.oW for Toor* Seniors Houwg °
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dwnp reguftt "M 3 stts p1Gn, I61i OubJed tO 4rWMOrtad~~ coneurmey rev€ew.
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~~~y ~vsr~ {~~►~~Ioprnene ReguEftns- DV462r4}.
Thb d@*rrrii~8tlorT i~ ~~e astior molftn4a1 daMapmem ag p .Any sutisffinua1
ftng@ i~ 8128 amdlOr "0 og u" *d! 8 nebd coateutmney evouaUam
?f you Oave sny qdaftns oor=enirlg thfs rqvj8w, p1am d+ottl hesfte to bff'inQ 4hem to my
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Ma V
S r=- STORHAUG , ` , , , •
ENGINEERING
S..w~.. r i - ~ .....g and ProJect Management
~ t .,S., , t _
3uly 3, 2002
Mr. Scott Engelhard
Spokane County Engineer's Departrnent
1026W. Broadway Avenue
Spokane, ltUA 99201
Re: Trip Disiribution Ailocation, Tschirley Seniors Housmg, UVhitievuater Creek.
Dear Scott;
Storhaug Engineenng is in the process of submitbing a zone reclassificabon request for a
5.4 acre parcei situabed on the east side of Tschirley Road approximately one Blodc
south of Sprague Avenue. 'Phe site is shown on current aoning maps as 6-2 and 6-3
and the zone request wrill pfopose a down-zone tio dhe UR-22 catiegory fbr a retirement
housing project. (lbe crass-over mabix may have assigned UR-7 bo the sibe).
As proposed, tfie project wiil encompass fiwo separate phases divided Inbo a 45 unit HUD
202 project dvith 11 court apartment buildings and a 26 unit tax aedit retirennent
h4using project with 6 court apartment buildings. Although the project is divided inbo
tinro phases, these phases are for flnandng purposes.lme project will be consbvctied in
2002-2003 building season. The building footprint area encompasses approximately
47,400 sq, iL between tlhe two phases. A sehemabe sitie plan and v,arnty map is
attached herean for your review.
The proposal is uvithin Medrum Density Residential designaaon of Spokane Countys
Comprehensive Ptan. The proposed dens4ty og 13.1 dweiling urnts per acre is witfiin the
guidettnes of this categary of the Comprehensive Ptan.
In aocordance with I.T.E. Trip Generation cabegory 253, tfie 71 unit rebrement
apartment pra►ject will add approximately 250 trips fio the immediate transportabon
system, Average Dai1y TrafRc (71 units x 3.5 trips/day/unit). Pealc hour trips would be
approximately 8 trips (71 units x.11 trips/hr/unit). This peak hour acuvity 1s equivalent
t0 8 single family home.s. IVo pass•by trips are projecfied.
The project wiN ublize two driveways wnth excluside access to Tschiriey Road. This
residential access road connects to Sprague Avenue, an arberial bo the nordh. The
residential neighborhood tio the soudh is not signiflcant in size and does not provide a
destinatlon for trips ftom the proposed project; therefore, ail resldential tnps are
projecbed to use Tschiriey Road north tio 5prague Avenue4 At Sprague, approximately
1322 North Monroe 0 S~okane, Washmgton 99201
Dhnno irnoN ~~O_i nn m rei.. ~C%n~~ ~A i nnI
.
e .
60% of the traffic w►ill use the west !eg of the arterial and 40°yo wjll use the east leg of -
the arberial. For P.M. Peak Hour trip distribution, 3trips wouid enter tlhe sitie from
eastbound Sprague Avenue (via Tschiriey) , Ztrips would enber the slte from vuestbound
Sprague Avenue (via Tschirley), 2 trips wouid leave the s+te via Tschirley and proceed
westbound on Sprague, and i trip would leave the site via Tschiriey and proceed
eastbound on Sprague. The projected trip generation at peak hour times will have an
insignificant impact on tlhe Sprague and Tschirley intersechon.
The completion of the pro,ect will provide for physical wndernng, curbs and sidewalks
along those portions of the project adjoining T'schirley Road tD improve tfie heaith,
safety and generat welfare of the residents mthe area and enhance the existing traffic
system.
Your revievv of this infiormation is requested. Upon your concurrence, the ovuner of this
property will proceed tio oomp0etie the zone reclassfflcahon submittai.
Sincerely,
p ~ '1. ..1.
~ ~ 1' h'~y~
-
)erry Sti0ri1
~~Af A1. C,
4 r~ ~
r
~
~ O
. ,
S P O K A N E , C O U N T Y
OFFICE OF THE HEARING EXAMINER + MICHAEL C DEMPSEY, CHIEF EXAMINER
November 1, 2002
John Konen
Storhaug Engineenng
1322 North Monroe
Spokane, WA 99201
Todd Prescott
Whitewater Creek Inc
8585 Woodvine Dnve #200
Hayden, ID 83835
RE Letter of Approval for ZE-15-02, Tax Parcel
Nos 55192 0207, 0204, 0302 and 0301
Dear Sirs
On October 23, 2002, a public heanng was held on the above application, wluch seeks to
rezone 5 64 acres of land from the B-2 and B-3 zones to the UR-22 zone, for the
development of multi-family dwellings/retuement apartments
I left tbe record open until October 25 to accept additional informarion regarding the
applicant's request for unmediate approval of phase 1 of the project (i e southerly half of
the site except for the SE corner), and delaying the approval of phase 2(remainder of site)
for several months to allow the applicant to confirm financing for phase 2, and to not
approve the rezone for phase 2 if the financing falls through
I am in receipt of your correspondence regarding tlus matter submitted after the heanng I
also received the correspondence from Mr Falk of County Plannuig, in which he found
that Phase 1 can stand on its own under the Zorung Code without the approval of Phase 2
I am satisfied that it is appropnate to approve Phase 1 at this time, and to withhold a
decision on Phase 2 until no later than June 30, 2003 However, after entry of my wntten
decision regarding Phase 1 in a few weeks, I will leave the record open regarding Phase 2
until June 20, 2003 Further proceedings would appear unnecessary to approve Phase 2,
unless the site plan is significantly revised, a substantial change of conditions occurs or a
THI2D FLOOR PUBLIC WORKS BUILDING
1026 WFST BROADWAY AVENUE, SPOKANE, WASt-IINGTON 99260-0245
PHONE (509) 477-7490 o FAX (509) 477-7478 9 TDD (509) 477-7133
M
ZE-15-02
Letter of Approval
November 1, 2002
Page 2
sigmficant objection to Phase 2 is received from a neighboruig property owner or public
agency
I will approve Phase 1 at this time, subject to the recommended conditions of approval I
will add conditions requtnng that a certificate of exemphon be apphed for to create a
separate parcel for Phase 1, and that a 6-foot lugh sight-obscunng wall, fence or solid
landscaping be installed along the south boundary of Phase 1(as required by the UR-22
zone)
This oral approval is subject to the entry of formal wntten findmgs, conclusions and
decision consistent with tlus letter The appeal penod will run from the date such wntten
decision is entered, wluch will be in a few weeks
Sincerely,
O'a
Michael C Dempsey
Hearing Examuler
c Jim Falk
Victor Cooper
Greg Baldwin
SPOKANE COUNTY DivISION t~t~UILI)ING ~
'OF
AND CODEENFORCEMENT
~ 1026 WEST BROADWAY A`TENUE a SpoxAxE, WA 99260-0050 ~ spw4G'my . ~
,
Site Information Project Information
- 5ite Address l01 S TSCHIItLEY RD Project Number 02005166 Inv 1 Lvsue Date
GREENACRES, WA 99016 permit Use ZU15-02 - ZC B-2 TO UR-22
Parcel Number 55192 0302
Subdivision R.ANGE Applicant WHITEWATER CREEK, T PRESCOTT
Block Lot 8585 WOODVIlNE DR #200
Zonmg UNK Unknown HAYDEN, ID 83835 Phone
Owner NEVIlN FAMILY CAPITAL LLC Contact WHITEWATER CREEK, T PRESCOTT
8585 DVOODVIINE DR #200
Address HARBOR MALL #15 HAyDEN, ID 83835 Phone
BELLINGHAM, WA 98225
Setbacks - Front Left Right Rear
Buildmg Inspector LEONARD FLtJNO
Water Dist
Group Name
Pro,ect Name
,
Permits
Zone Chanpe Contractor License #
ENGINEERS REVIEW $200 00 REZONE RS,UR7,UR12,UR22 6 $1,672 00
PR&APP CONFERENCE $60 00 UTIL,ITIES REVIEW $100 00
Total Permit Fee $2,032 00
Payment Summary
, .
Total Fees AmonntPaid AmountOwmg Tran Date Receiat # Pavment Amt
$2,032 00 $2,032 00 $0 00 8/16102 6334 $2,032 00
Processed By Buck, Marh PAYMENT
Prtnted By WENDEL, GLORIA Page 1 of 1
Page 3 Engineers
Hearing Date X/ 09-12-2002 Tech Review
ZE-0015-02
Spokane County Public Works
Division of Engoneering & Ftoads
CertBficate of Transportation Concurrency
Project IVame. B2 & B-3 TO UR-22 TSCHIRLEY SENIORS HOUSING
File IVumber. ZE-0015-02
Parcel Number(s): 19-25-45
Project Address•
Specific Land-Use• Rezone - Acres
Number of PM Peak Trips Resenrec6:
County Intersections Affected:
Expiration
Date•
The Spokane County Division of Engineering and Roads has reviewed the development described above and
has determined that sufficient roadway capaaty exists, or is programmed to exist with future road
improvements on the County road system to accommodate the uses and densities shown
This Certificate of Transportation Concurrency reserves the number of PM peak hour trips indicated above
and is issued only for the development as described above It shall run with the land and is not transferable to
other development projects or properties
The Certificate of Transportation Concurrency is valid upon approval of the development permit/application
through the expiration date indicated The owner or owner's authorized agent shall apply to renew/extend the
Certificate of Transportation Concurrency prior to the expiration date Spokane County will not notify a
property owner/agent of an expired or impending certificate expiration
Any questions regarding transportation concurrency should be directed to the Transportation Engineering
Section at (509) 477-3600
Approval
Division of Engineenng & Roads Signature Date
TODD PRESCOTT
Copies to
~ w y
~
Spokane County
Public Works Departtnent
Divi,sion of Building & Code Enforcement
Receipt
Receipt Number: 6334 Customer Number
Pro;ects
Full
Proiect Nbr Inv Nbr Fee Amt Inv Amt OwrnF PAID Pmt
02005166 1 $2,032 00 $2,032 00 $2,032 00 $2,032 00 ~
Total: $2,032 00 $2,03200 $2,032 00 $2,032 00
Miscellaneous Items A
Total PAID: $2, 032 00
Tender
~e Check Acet Balance CC Nbr Exp Date TENDERED
Cash 1 00
Payer
Check1 081542 2,01000
Payer IVl4UNTAIN WEST BANK
Check2 09580 2100
PayEr WHITEWATER CREEK, INC
Total TEND.ERED: 2,03200
Over /.(Short) $0 00
Change $0 00
Notes:
TranDate / Time• 8/16/02 3 56 28 PM
By• GWendel
~ Logon User. gwendel
Statioh, GWENDEL
Overri~'e By:
Prittied: 8116102 3 56 54 PM Page 1 oj1
Kimbail, SancOy
-------_.J - - - _ . - - - - - - .
From Hohman, John
Sent Tuesday, October 29, 2002 2 08 PM
To Baldwin, Greg
Cc Kimball, Sandy, Sims, Brenda, Peterschmidt, Lucy
Subject PN-1507-85 Forest Hills 3rd Addition - Extension of Time
Greg,
I have no changes to the proposed conditions of approval for the Forest Hills project The current conditions are still
applicable
Thanks,
John Hohman, P E
1
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ZE-1 5m02
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f'arcel: 55192,0302
Owner: NEVIN FAMILY CAPITAL LLC
CoOwner: I I
Owner Address
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HARBOR MALL #15 BELLINGHAM WA 98225 USA
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101 S TSCHIRLEY RD GREENACRES
Legal Description
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Farcel: 55192.0309
Owner: NEVIN FAMILY CAPI7AL LLC
GQUwner:
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HARBOR MALL #15 BELLINGHAM 4VA 98225 USA
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17612 E SPRAGl1E AVE GREENACRES
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Percel: 55192.0207
Owner: NEVIN FAMILY CAPITAL LLC
CoOwner:
Owner Address L 1I,
HARBOR MALL #15 BELLINGHAM WA 98225 USA
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Legal Description
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ftrcel: 55192.0204
Owner: NEVIN FAMILY CAPITAL LLC
CoOwner: I
Owner Address Ill
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HARBOR MALL #15 BELLINGHAM WA 98225 USA
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PAGE * 1 09 : 51 : 36 07 MAY 2002~` - Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
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04885 TSCHIRLEY CT (START) .000 CATALDO AV U 19 PAVED 36
TSCHIRLEY CT (END) .090 NORTH END OF ROAD U 19 PAVED 36
04840 TSCHIRLEY RD (START) .000 EUCLID AV U 19 PAVED 40
TSCHIRLEY RD .040 DALTON AV (END) U 19 PAVED 40
TSCHIRLEY RD (END) .500 NORTH END OF ROAD U 19 PAVED 40
04844 TSCHIRLEY RD (START) .000 8TH AV (VACATED) U 19 LIGHT BITUM. 20
TSCHIRLEY RD .120 6TH AV U 19 PAVED 30
.210 5TH AV (END) U 19 PAVED 30
.260 4 TH AV ( END ) U 19 PAVED 30
.320 3RD AV (END) U 19 PAVED 30
.370 COACH DR (END) U 19 LIGHT BITUM. 20
.480 SPRAGUE AV (START) U 19 LIGHT BITUM. 20
TSCHIRLEY RD (END) .510 SPRAGUE AV U 19 LIGHT BITUM. 20
04846 TSCHIRLEY RD (START) .000 SPRAGUE AV U 19 LIGHT BITUM. 18
TSCHIRLEY RD (END) .130 MAIN AV (END) U 19 LIGHT BITUM. 18
04847 TSCHIRLEY RD (STP,RT) .000 BALDWIN AV (END) U 19 PAVED 16
TSCHIRLEY RD (END) .040 INDIANA AV (START) U 19 PAVED 16
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