ZE-116A-84
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SPOKANIE COUNTX
HEAIEtING EXAMIlNER CO1VIMITTEIE
FINDIN ?S OF EACT. CQNCL,USIQNS AND Ol DJERR
INTRODUCTION
This matter has come before the Heanng Exa.miner Comrruttee ot1 Maw 23, 1~I91
The members of the Comrnittee present are Vemna Southern, Chairperson, Bi1CI
Skadan and Hany Gibbons
PRG*PnSAI.
The sponsor, Robert L Flory, requests approval of a Change of Cond.iaons No ZE-
i 1 6-84A, to allow maximum density allowed in the lirban Residenual-22 (UR-22)
Zone for apartment urut where ttie site was resmcteci to a total of 27 uruts
FINDINGS OF FACT AND CONCLUSXONS
1 The property is generally located at the end of Nora Avenue, 35(} feet east of the
Wilbur Road and Nora Avenue intersection in the SW 1/4 of the SE 1/4 of Section 9,
Township 25 N, Range 44 EWM, Spokane County, Washington
2 The committee adopts the Plannmg Department Report as a part of this record
3 The existing land use(s) i.ri the area are single farruly homes, duplexes, and
undeveloped
4 The Comprehensive Plan designates this site as Urban The Urban category is for the
purpose of residential development, including residential densities of 1 unit/acre to 17
unitf acre
5 The Artenal Road Plan designates Nora Avenue as a Local Access Street, vvith a
recommended nght of way width of 50 feet To serve the site, Nora wlll have to be
extended through the praperty
6 The exisnng zonmg of the property descnbed in the apphcation is Urban Residenaal-
22 (UR-22), previously established in 1991
7 The property was previously rezoned to Multiple Family Suburban in 1981 and based
on the onginal development proposed, was lirruted to a total of 27 attached units
8 The provisions of RCW 43 21 C(The State Environmental Pohcy Act) have been
comphed with and a Deternunation of Nonsignificance was issued
9 The legal requuements for public notice have been fulfilled
10 The owners of adjacent lands expressed cl.isapproval of the proposed use A petition
and letter was subrrutted indicaung that swrroundulg property owners were opposed
to the change of conditions
11 The proposed change of conditions is companble vvith exisung uses in the area
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HEC Order for ZE-116-84A Page 2
12 The proposed change of conditions does unplement and conform to the
Comprehensive Plan ,
13 The apphcant has demonstrated that conditions have substanaally changed since the
onginal zonuig of this area and accordingly, the proposed change of condhtions is
justified
14 The proposed change of condiuons will be detnmental to the public health, safety,
morals or welfare
15 The Committee additionally finds/concludes
a The County Engineer has recommended linuting the development to 36 uruts unhl a
second access is obtained for the site
b, The permissible density for the site is approximately 51 units at 22 units per acre
c The proposed site plan shows adequate setbacks to protect other surroundzng
residential uses
d The Plannmg Department recommended approval of the proposed change of
conditions with resmcting the development of the iruua136 units to the north side
of Nora Avenue extended which will reduce the ulitial unpacts to the other
surrounding residennal uses
CONDITIONS OR CO1l1TINGENCYIES APPLIED TO THIS APPgtOVAL
1 All Condinons unposed by the Heanrig Exanuner Committee shall be binci.ing on the
"Applicant," which term shall include the owner or owners of the property, heus,
assigns, and successors-in-interest
2 The followulg Conditions of Approval apply to the real property descnbed below
Tract B of Short Plat 82-198
SPOKA.NE COUN'I'X PLANNING Y)EPARTIVYENT
1 Approval is requued by the Plannmg Duector/designee of a specific hghting and
signing plan for the descnbed property pnor to the release of any building permits
2 A specific landscape plan, plantuig schedule and provxsions for maintenance
acceptable to the Plannmg I?irector/designee shall be subnutted with a performance
bond for the project pnor to release of building pernuts Landscaping shall be
installed and mauntamed so that sight distance at access points is not obscured or
impaired
3 The applicant shall develop subject property generally in accordance vvithin the
concept presented to the Heanng Body. Vanations, when approved by the
Plannmg Duector/designee, may be permitted, includuig, but not lunited to builchng
locaaon, landscape plans and general allowable uses of the pernutted zone All
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HEC Order tor ZE-116-84A Page 3
vanations must conform to regulations set forth ui the Spokane County Zoning
Code, and the onginal intent of the development plans shall be maintained.
4. Conditioned for 36 units only A secondary access shall requue review and
approval at a public heanng before adchtional uruts can be approved. The 36 uruts
shall be located on the north side of Nora Avenue extended
5 A specific development plan shall be subrrutted for Planiung Department review and
approval pnor to issuance of build.ing pernuts Construcuon must be judged as
proceedzng according to the plan or consatute a zonng violation
6 All standards of the Urban Ttesidennal-22 (UR-22) zone as amended, shall be
complied with m the development of this site
7 Landscaping and buffenng for this site-shall conform to the standards of the Urban
Residennal-22 (UR-22) zone (Sectior, 14 622) and landscaping (Section 14 806) of
the Spokane County Zoning code
8 The Plannulg Deparnnent shall prepare and record with the Spokane County
Aud.itor a Title Notice noang that the property in quesaon is subject to a vanety of
special condinons imposed as a result of approval of a land use action This Title
Noace shall serve as public notice of the conditions of approval affecting the
property in question The Tide Notice should be recarded within the same time
frame as allowed for an appeal and shall only be reledsed, in full or in part, by the
Planiung Department The Title Notice shall generally provide as follows
The parcel of property legally described as [ ] is the
subject of a land use action by a Spokane County Hearing Body or
Administrative Official on April 18, 1991, imposing a variety of
special developrreent conditions. File No. Z1E-116-84A is available
for inspection and copying in the Spokane County Planning
DepartTnent.
9 The project is subject to Secaon 14 706, the Aquifer Sensitive Area Overlay Zone
of the Zorung Code for Spokane County, which sets forth vanous measures for
aquifer protection, specif'ically, measures dealing with wastewater d.isposal, spill
protecuon measures and stormwater runoff
SPOKANE COUNTY E1l1GINEER'S OFFICE
Pnor to issuance of a building pernut or at the request of the County Engmeer in
conjunction with a County Road Pro~ect/Road Improvement Dismct, whichever acnon
comes first
1 Apphcant shall dedicate 50 feet on Nora Avenue for nght-of-way
Pnor To The Issuance Of A Buildule Permit Or Use Of The Propertv As Pronosed
2 Access perrYUts for approaches to the county road system shall be obtained from the
Spokane County Engineer
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3 Plans, profiles, and crc,ss-sections as designed to County standards showing
proposed street centerline and curb grades shall be subrrutted to,the County
Englneer for approval pnor to construction andlor the filtng of each final plat, road
plans to be prep2red under the direcaon of a lxcensed Professional Civil Engineer
4 Dra3.nage plans and design calculations showing the alignment of draunage facilities
sha11 be subrrutted to the County Engineer for approval pnar to construcuon and/or
the filing of the final plat Drainage plans to be prepared under the directian of a
licensed Professionai C1vil Engineer
5 Appropnate pravision shall be made that the follovving-descnbed property be held
in trust unul the continuanon of the streets be dedlcated or deeded a one (1 )-faot
stnp ar the ends or edges of all streets that termmate or horder the subd.ivision
boundary (Temporary cul-de-sacs are required when streets ternunate at the
subdhvision boundanes )
6 The applicant shall submit for approval by the Spokane County Engineer and the
Spokane County Health Distriet a deta.Ileci combined on-slte sewage system plan
and surface water disposal plan for the entire project, or portion thereaf, if the
development is to te phased
7 A parking plan and u-affic cuculation plan sha2t be subrrutted and approved by the
Spokane County Engineer The design, location and amangement of parlcing stalls
shall be ul accordance with standard traffic eng,lneenng pracnces Paving or
surfacing as, approved by the County Engrneer, unll be required for any pornan of
the project which is to be oceupied or traveled by velucles
8 The construction of the road improvements stated herein shall be accomplished as
approved by the 5pokane County Engzneer.
9 The County Engineer has designated Typical Roadway Section Number Two,
Local Access standard for the unprovement of Nora Avenue, which is ta be
constructed wnthin the proposed development. This wlll requue the installation of
36 feet of asphalt The constcucnon of curbmg and sidewalk is also requued
10 All requued unprovetnents shall conform to the current State of Washin,gton
Standard Specifications for Roaci' and Bndge Construction and other apphcable
County standards and/or adopted resolutions pertainmg to Road Standards and
Stormwater Management in effect at the date of construction, unless otherwise
approved by the County Engineer
11 Roadway standards, typical raadway sections and drainage plan requirements are
found in Spokane Board of County Commissianers Resolution No 80-1592 as
amended and are apphcable to this proposal
12 Thrs subciivlsion or development proposal is located wxthin a drainage basin whlch
has been identified by the Spokane County Englneer"s office as having stormwater
runoff problems Since th7s plat or development proposal is affected by or is a
contnbutor to stormwater flows, property owners should participate m the plannmg
and unplementatxon of a future baslnwide stormwater management system
The owner(s) or suceessor(s) in 2nterest agree ta jo1n in any County-appzoved
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H EC Order for ZE-116-84A Page 5
stormwater management program and to pay such rates and charges as may be fixed
through public heanngs for service or benefit obtauned by the planning, design,
construcang, maintaining or operaaon of stormwater control facilities
13 No construction work shall be performed within the exisung or proposed public
nght-of-way unul a pernut has been issued by the County Engineer All work
within the public road nght-of-way is subject to inspection and approval b}, the
County Enguieer
14 All required construcaon within the exisang or proposed public nght-of-way is to
be completed pnor to the release of a buulding permut, or a bond ui an amount
esamated by the County Enguieer to cover the cost of construction of improvements
shall be filed with the County Engineer
15 Applicant shall sign and record Spokane County Notice to the Public No 6 which
specifies the following
The owner(s) or successor(s) in mterest agree to authonze the Counry to place theu
name(s) on a pention for the formation of a Road Improvement Distnct (RID) by
the petition method pursuant to Chapter 36 88 RCW, which pettuon includes the
owner(s) property, and further not to object, by the signing of a ballot, the
formanon of a RID by the resolution method pursuant to Chapter 36 88 RCW,
which resolunon includes the owner(s) property If an RID is formed by either the
pehnon or resolution method, as provided for in Chapter 36 88 RCW, the owrer(s)
or successor(s) further agree
(a) that the unprovement or construcaon contemplated withui the proposed RID is
feasible,
(b) that the benefits to be denved from the fonnabon of the RID by the property
included therein, together with the amount of any County participanon,
exceeds the cost and expense of formation of the RID, and
(c) that the property vvithm the proposed RID is sufficiently developed
Provided further that the owner(s) or successor(s) shall retain the nght, as
authonzed under RCW 36 88 090, to object to any assessment on the properry as a
result of the unprovements called for in conjuncnon with the formation of the RID
by either petition or resolunon method under Chapter 36 88 RCW
This requuement applies to Union Road, from which the subject parcel takes
access
16 There may exist uulities, either underground or overhead, affecung the subject
property, including property to be dedicated or set aside for future acquisition
Spokane County assumes no financial obhgauon for adjustments or relocahon
regarding these utihtles Applicant(s) should check with the applicable utility
purveyor and the Spokane County Engineer to deternune whether applicant(s) or
the utihty is responsible for adjustment or relocanon costs and to make
anangements for any necessary work
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HEC Order for ZE-116-84A Page 6
17 If the apphcant is unable to obtain a second means of access, no more than 36 uruts
would be perrrttted to use the existing roadway system, Nora Avenue to Wilbur
Road Subsequent builciing permits would be approved for construcuon after a
secondary access extenduig Nora Avenue to tTnion Road and Mission Avenue is
constructed to County Standards
18 The apphcant shall be responsible for the fu1150 ft nght of way dechcation fram the
existing termination of Nora Avenue, west of and adjacent to the proposed
development through the applicants property
SPOKANE COUNTY U'I'ILIZ'IES DEPAR'TMEN'I'
1 Pursuant to the Board of County Commissioners Resolunon No 80-0418, the use
of on-site sewer d.isposal systems is hereby authonzed This authonzation is
conditioned on comphance with all rules and regulations of the Spokane County
Health Ihstnct and is further condiaoned and subject to specific application
approval and issuance of pernuts by the Health Dismct
2 The owner(s) or successor(s) in interest agree to authonze the County to place theu
name(s) on a pention for the formation of ULID by petition method pursuant to
RCW 36 94, which petiuon includes the owner(s)' property, and further not to
object by the signing of a protest pention against the formauon of a ULID by
resolunon method pursuant to RCW Chapter 36 94 which includes the owner(s)'
property PROVIDED, this condition shall not prohibit the owner(s) or
successor(s) from objecang to any assessment(s) on the property as a result of
unprovements called for in conjunction with the formation of a ULID by either
peation or resolunon method under RCW Chapter 36 94
3 Any water sernce for ttus project shall be provided in accordance with the
Coordinated Water System Plan for Spokane County, as amended
4 Each new dwelling unit shall be double-plumbed for connection to future areawide
collecaon systems
SPOKANE COUN'I'Y HEALTH DISTRICT CONDTI'IONS
1 A combined surface water and sewage d.isposal detailed plan shall be approved by
the Spokane County Enguieer and the Spokane County Health Distnct pnor to the
issuance of any on-site sewage clisposal pemut or bi,ulding pernut for this project
2 Sewage disposal method shall be as authonzed by the Duector of Utilities, Spokane
County
3 Subject to specific apphcation approval and lssuance of pernuts by the health
officer, the use of (an) ind.ividual on-site sewage disposal system(s) may be
authanzed Per plans, site restncnons may lunit size of on-site sewage system,
this, unpacting the number of apartments allowed if the daily flow rate for the
system exceeds 3,500 gallons, but under 14,500 gallons per day, specific
applicanon approval and issuance of pernuts must be conducted by the Department
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HEC Order for ZE-1 16-84A Page 7
of Health If the flow rate exceeds 14,500 gallons per day, the Department of
Ecology must be contacted.
4 Watex servYCe shall be coardmated through the Director of Utahnes, Spokane
Caunty
5 Water service shall be by an existing pubhc water supply when approved by the
Regional Enguleer (Spokane), State Deparrment of Health
b Disposal of sewage effluent beneath paved su.ifaces is cur7-ently prohibited
7 Use of pnvate wells and water systems
SPOKAIVE COLJN''TY BUILDhNG APdD SAFETY DEk'ARZ'MEN7'
1 The applacant shall contact the Deparcment of Build.ing and Safety at the earhest
possible stage of designl'deveiopment,in arder to be informed of code requuements
admirusteredfenforced by the departrnent, e g, State Bu1ld.ing Code Act
reguiauons, such as requuements for fire hydrant/flow, fire apparatus access roads,
street address asslgnment, bamer-free regulations, energy code regulations and
general coordrnation urith other aspects of project 1mplementation
WATER PiJRVEI'fJR (1VIODERPd ]ELEC'I'RIC BVAT'Ekt COIVIPANY)
I Modern Electnc Water Campany will supply the site with adequate water for
domestxc, fire and imgaaon uses, however specific arrangements have not been
made to serve thls development-
2 That the water purveyor will reqwre an approved engineered map with adequate f"ire
flows and domestic flows
sPoKArrE CoUNTY AIR PoLLUTION CoNTRaL ,A.UTxORITY
1 Au pollution regu.lations require that dust errussrans dunrig demohtion„ construction
and excavation projects be controlled This may require use of water sprays, tarps,
spnnklers or suspension of activity dunng certaxn weather concilti4ns Haul roads
should be treated, and enussions from the transfer of earthen matenal must be
controlled, as well as errussions from all other construction-related actavities
2 All traveled surfaces (zngress, egress, parksng areas, access roads) must be paved
and kept clean
3 Measures must be taken to avaid the depos2tion of dirt and mud from unpaved
surfaces onto paved surfaces If trackYng or spills occur on paved surfaces,
measures must be taken immediately to clean these surfaces
4 Debns generated as a result of this project must be d.isposed of by means other than
burning
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HEC Order for ZE-116-84A Page 8
5 Sohd fuei heatmg devlce(s) shall meet provisions of SCAPCA Regulauon I, Arbcle
VIII
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HEC Order for ZE-116-84A Page 9
ORDER ,
The Heanrig Examiner Committee, pursuant to the above Findings of Fact and
Conclusion, APPROVES the apphcanon of Robert J Flory for the Change of
Conciitions as descnbed in the apphcation ZE-116-84A
Motion by Gibbons Seconded by Skadan
Vote (3-0) UNANIIVIOUS TO APPROVE THE CHANGE OF CONDITIONS AS
CONDITIONED
HEARING EXAMIINER GO E
HEREBY ATTEST TO THE ABOVE FINDINGS, 4RDER, AND VOTE
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ATTEST
For WALLIS D HUBBARD
Planrung Director
G~~•v~ V,~~'
By-PAUL F JENSEN
Senior Planner !
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Dat,ev /
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Pursuant to County regulations, any aggneved party has the nght to appeal this wntten
decision to the Spokane County Board of County Commissioners within ten (10) calendar
days of the signing of this order Upon receipt of an appeal, a public hearmg will be
scheduled if you desue to file such an appeal, you must submit a wntten appeal,
preferably on forms designed for such purpose, to the Board of County Comnussioners,
W 1116 Broadway, Spokane, WA 99260, along with $100 processing fee payable to the
Spokane County Treasurer
If you have any questions, please call the Planning Department at 456-2205
rev 1/90
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t _ ~IDETEkt1ViINA7'IOIV OF
1VONSIGNIFICAIVCE _ "DNS"
WAC 197-11-970 and Secaon 11.10 230(3)
SFOKANE ENVIRONMENTAL ORDINANCE
FILE NUIViBEIt(S)• ZE-116-84A
DESCRIP'TIO1V OF PitOPOSAL• Change of Conditions to allow maximum density
allowed in the Urban Residential-22 (UR-22) Zone for apartment units where the site was
restncted to a total of 27 units.
APPI.ICANT: Robert Flory
N. 1724 Union Road
Spokane, WA. 99206
(509) 922-0046
L,OCATION O~ PROPOSAI., Generally located at the end of Nora Avenue, 350 feet
east of the Wilbur Road and Nora Avenue intersechon in the SW 1/4 of the SE 1/4 of
Section 9, Township 25 N, Range 44 EWM, Spokane County, Washington.
I.EAD AGENCY• SPOKANE COUNTY PLANNIIVG DEPARTMENT
DETEIt1VgINATI0N The lead agency for this proposal has detemuned that it does not
have a probable sigruficant adverse unpact on the environment An Environmental Impact
Statement (EIS) is nA required under RCW 43 21C 030(2)(c) This decision was made
after review of a completed envlronmental checkhst and other information on file with the
lead agency. This infonnaaon is available to the pubhc on request.
I
This DNS is issue&under VVAC 197-11-340(2); the lead agency will not act on this
proposal for at least 15 days from the date issued (below). Comments regarding this
DNS must be subxnitted no later tharn 4:00 p.m., Aprifl 16, 1991, iff they are
intended to alter the I)NS.
RESPONSIBL,E OF'FICYAI. WALLIS D HUBBARD, PLANNING DIRECTOR
By. Thomas Veljic, Planner I
Phone: (509) 456-2205
Addrm: Spokane County Planning Department
North 721 Jefferson
Spokane, WA 99260
DA'TE ISSUEI) rt> 1991 SIG1i1A7'LJRE
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aCNZ43V1S RBGARDIlVGFNVIRCNNIE1VTALOCNCERNS AREWII-COMEAT'IHE
HfF~RING
APPEAL OF 'I'HIS DE'TERIVIIIVA'I"ION, after it becomes final, may be made to the
SPOKANE COUNTY PLANNING DEPARTMENT, North 721 Jefferson, Spokane, WA
99260 The appeal deadhne is the same as the above project's appeal deadline, being ten
(10) calendar days after the signing of the decision to approve or disapprove the project
This appeal must be wntten and the appellant should be prepared to make specific factual
objections Contact the Planrung Department to assist you with the specifics for a SEPA
appeal
This DNS was mailed to.
1. WA S tate Department of Ecology (Olympia)
2. WA State Dept. of Health
3. Spokane County Health Distnct
4, Spokane County ]Enguieer's Off ce~
5. West Valley School Dict No. 363
6. Fue District No. 1
7. Modem Electnc Water Co.
8. Spokane County Air Pollution Control Authonty
9 Spokane County Parks Department
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SPOKANE COUNTY PLANNING DEPARTMENT
APPLICA'IIQN FOR CHANGE QF QO ITIQNS
ON PREVIOUSLY APPROVED j
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Date 1_30_91 APplication No
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Name of Applicant /~Oi3ER7 L fLO>21P
S treet Addres s of Applican t N 1724 l!NI ON i2t7
Cicy SPOK,4NE State 61A Zip Code 99206 Tele No (509)922-0046
Existing Zone Classification
Date Existing Zone Classlfication Established Legal Description of Property. f i2A~7 13 (17 SN_Oi27
PLAil RZ-19R
Section 9 Township. Range 44
Source of Legal: 7RANSAnE~?ICA %ITLE r
As s es sor' s Parcel No (S ee Tax S tatement) 45094 01:28
PROP SED CHANGE OF COIMMO1`S
Refercnce spccific "Condition(s)" of original approval (Cite the applicable
condition from the Findings and Order of the HEARING EXAMINER
COMMITTEE' s public hearing).
CP,4NGE tRnO A~ PRnVAL nf 14 D11PLEXES 70 60 1lNI7
~~~AR7MEN7 COMPLEX
Give detailed explanation of request for change in status of the proposal
ir> PRnVIDE r3E77ER LANV 1ISE IN C(jN;1LNC7I0N 11I7N 7NE
CNIN7IES Cn(7PREPENSIVE 1311Il.DINC PLANS
IF DEVELOPMENT OF THE SITE WILL BE CHANGED SUBSTAN-
TIALLY BY THIS REQUEST, OR THE PROPERTY HAS BOUN'DARIES
DIFFERENT THAN 4RIGINALLY PROPOSED, A REVISED DBVBLOP-
MENT PLAN MUST BE SUBMITTED
S IG N ATU RE OF APPLICANT (JR AGE i2~~~i2i L fL~?i2~
Address, if different than Applicant i-e,~'
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O o ENVIRON-MENTAL . ~ I-1610e230
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SPOKAHE ENYIROHHENTAL OROIHANCE
(WAC 197-11-460) 5ecticn il 10 230(1)
Enviroranental Checkllst
File No
tirpase of Checklist
The State Envtiromerttal Qolicy Act (SEPA) thapter 43 21C RC4I, requires all'govermental agencies to consider the ersvironraeotnl inpacts of a proposal
before making decisions An Env,ironmental Impact Statertent (EIS) must be prepared f,or all propa5als wtth probable signlfitant adverse inpacLS on
the quallty of the enviro►anent The purpose of this checklist is to provide infarniation ta help yau and the agency fdentify impatts from yvur
proposal (and to redute or avoid irtpacts from the propasal, if it csn be done) and to help the agency decide whether an EI5 is required
Instructions for Applicants
This envirortmental checklist asks you to descrlbe sone bnsic infornwtion abcxut your proposal Governmental agencies use this checklist to determine
ahether the environmental impacts of yaur proposal are significant, requiring preparation of an EIS pnswer the questions briefty, +rith the mast
precise information known, or glre the best destription you can
`►ov must answer each questfon atcurately and carefully, to the best of yaur knovrledge In most cases, you should be able to answer the questions
from your orm observatians or pro,fect p]ans erithaat the need to hire experts If you reslly do not knox the ansKer-, or if a question does not apply
to your proposal, xrite °da not kncnw' or °does not apply ° Complete ans+rers to the questions naa may avaid unnecessary delays~'later
Some questians ask about governmental regulations, such as zcning, shoreline, and landmark designations Answer these questions if yau can If you
have problems, the goverrmentai agencies ean assist you
The checfclist questions apply to all parts of yaur proposal, even if you plart to do thern over a period of time or on different partels of land
Rttach arty additional inforniation that will descr'lbe your proposal or 1ts environmental ef,fects The agency to ahich you submit this checklist may
ask you to explain your anserers or prnvide additiona) infonnatian reasonably related ta detemining if there may'be significant adverse imoact
Use of chetkTfst for nvnproject propasals
Lomplete tfiis checkltst for nonproject proposals, even though questSons may be answered 'does nct apply'
IN 11D4ITI4R, caapleke the SUPPLENENTAL SHEET FOR NONPRO.IECT ACTIONS(Part D)
For nonpro,jeci actions, the references in the checklist to tne words 'prflject." °applicant,' and "property or site' should be read as "proposal,"
' 'proposer.' and 'affected geographic area.' respectlvely
A BACKGRQUND
~~lame of propased project, ff appllcable 50 UNITS NEW CONSTRUCTION
2 S,me of Applicant ROBERT I. FI ORY
3 Address and phane number of appllcant or contact person 1 724 N. UNI ON R D. S P O K AN E r W A
( 5~}~ ) 9~~-5423
4 Date checklist prepared F F F3 R U A R Y 06, 1991 5 AQency requesting cneckttsc SpOKANE COUNTY PI --kNNING DF"PT.
6 Praposed tfming or schedule (including phasing, tf applicable)
CONSTRUCTIQN 1991
~
7 a Do you have any plans for future additiorts. expanslon, or further activlty related to or cartnected w1th this proposa17 If yes, explain
nTn
b Oo you a+am or have options on land rtearby or ad3aeent to this propasal7 If yes, explafn
Nn
8 LiSt any envfronmental infornwtiort you know about that has been prepared, ar er111 be prepared, directly related to this proposal
NONE
Rer v1/as ~
,
SPOTAtIE BNVIRONMEN7AL ORDIHAtiCE
(vAC 197-11-460) Section 11 10 230(1)
A BAQCCRQQ[!D (eoctinued)
9 Do you Vmmr vhether appiicationn are pending for goveramental appravela of nther prcposals directly affecting the property covered hy your
grapoeal' If qes esplnia
No
LQ Llst anp government approvals or permite that vi LL be needed for your proposal, if knovn CO. 13Z D G. P E R M I T,E NV I RON M E NT
SEWER, STREET ACCESS.
LI Cfve a hrief, complece deaeriptinn of yeur proposal fncluding the preposed usee and the aixe of the projec[ and site "'here are several
queetions la[er in [!►ia checklla[ that ask ycru to deseri6e certain aepects of qour propoeal You do not need to repea[ those angvers on this
P$Se
CONSTRUCT 36 RENTAI UNITS ON A 2.74 ACRE SITE. UNITS PIANNED IIKF
INDIVIDUAI, ATTACHED HOUSFS.
12 Iocatian af the propoeal Give sufficient informatioa for a person ta underetaad the preciee location of your proposed project, inckuding a
streer addreae. if anq, and seetion, tavnnhip •nd rangn, if icnovn If n propoeal would aceur ovcr a range of area, provtde the range or
bouadariea of [he aite(e) Provide a legal deacriptina, site plan, viciaity map, and tapographie esap, Sf reaeonably available While you
should submit any plaan requlred by the ageneq, yw are not required to duplicatt mapa or detailed p2ane submltted wich any permic apqlication
rela[ed [o [his checkllat
TRACT 8-SF 92-1 98
2 00' N. rJF MI,S qION , ~FTWEEN NORA AVF & UNIO1V.
13 Does the propoaed attian Lie vithin the Aquifer Sensitive Area '"he Ceneral Sewer Strvice A~ ' i~t! Priority Sever Servicc A~a° "he
City af Spakaae' (See Spokene County'a ASA Overlay Zone Atlea for baundaries)
"O BE CQMPS.E Lb 84 APPI.ICANL
B E14VIBCYR"IEP".AL ELEffirtS
Evaluatian For
Agency Use OnYy
1 EAft-R
a Ceneral deacription of the site (circle one) f1at, rolling hilly, steep alopea mouatainaue,
athes
,qT TL T,;J f)PE Tn NQgH
b 'That is th.e eteegee[ elope on the site (approximate peccenL slope)'
c 'xhat geaeral typea af aolle are faund on the site (for example, elay, sand, gravel, peat, muc4),
If yau tmav [he clasaif}.cation of agricultural saile, epncify them and note any prime farmland
SAND & GRAVFI
d 4re there surfaee indieaciona vr hiatorq af unatabl.e evile in the immediate vicini:y' tf so,
describe
NO
2
SPOKANE ENYIRONMEHTAL ORDINANCE
(WAC 197-11-960) Seetion 11 10 230(1)
8 EHVIRONHENTAL ELEMENTS(contfnued,)
Evaluation For
Agency Use Only
e Describe the purpase, type, and approximate quantities of any filling or grading proposed
Indicate source of fill
SOME MINQR CONTC3UR L EVFI IING
f Gauld erosion occur as a result-of clearing, construttian, ar use, Tf so, generalSy describe
No
g Ahout what percent af the site will be cover,ed erith impervious surfaces after project tonstruc-
tion (for example, asphalt ar bui]dings)'►
40%
~
~ h Proposed measures to redu[e or cantrol erosion, or other impacts to the earth, if any
I AWNS , PI ANTINGS
2 AIR
a What type af anissions to the air rould result from the proposal ii e~ dust. automobile. adors
industrial, Mood srmke) during constructfon and when the project {s completed7 if any,
generally describe and give approximate quantites if knokn
AUTO, DU8T _
h Are there any aff-site sources of emisslons or odor that may affect yaur proposa17 If so,
generally describe
NO _I -C)O PROXZMITY 1001
I-90 I S I QWFR .
c Prvposed measure5 to reduce or control emissions or other impacts to a1r, if any -
MINOR; PAVING & IANDSCAPINGS PIANNED
3 1lATER
a 5urface
(1) Is there any surface water body on or fn the iramediate vicinity af the site including year-
raund and seasonal streams, saltarater, lakes, ponds, aetlands}7 If yes, describe type and
provide names If appropriate, state what stream or rfver it flows into
NO
(2) 1di11 the pro3ect require any ,rork over, in.,or ad3acent to (withfn ZOQ #eet) the descriDed
waters? If yes, please describe and attach available plans
_ No
3
sPoKM exvixaxMrrAL axniRuacE
('lAC 197-1I-960) Section 11 10 230(1)
8 EHVIRONMENTAL ELEKETl':'S (continued)
Evaluacion For
Ageney Use Only
(3) Eetimate the amount of fill and dsedge material that vould be plsced in or removed fram the
eurface vater or vetlands and indieate the ar+ea of the site that vauld be affected Iadicate
the saurce of fill material
1VONE
(4) Siill [he prapoasl require ourface s+ater viChdravala otr dfvereional Civc a general d2ecrip-
tion purpoee and approximate quantitiee, if known
NO
(5) Does the propceal lie Ytthin a lOQ-year flood plain7 If aa, note loeation on the eite plao
NO
(4) Doee the propoaal involve any diechargee of vnn[e materiala to aurface vateraY If eo,
describe the type of waste and aa[icipated volume oi diecharge
NO SFPTIC TA?VK SYSTEM FOR 36 UiVITS
PIUMBED TJ FUTURE S8W"~'JR.
b Ground
(1) Hill graundvater 4e vithdra.+n, or will veter bc dincharged Co groundvater' Cive general
deacriptfan, purpose, aad approaieeate quantltiee. 1E inovn
NO
(2) Descrihe ►+asce materinl that Vill be diacharged into the ground from aeptic tanka or othgr ~Z'j
saaitary vaite creataenc faciliiy 4eacri6e the general size oE the eyetamt the number of ~L•~~~ v v
hou9ee to be aerved (1f epplicable) or the number of pereone the tyeteas(s) are ex}x cted to
serve
3ti ApT SY ;TF'M
(3) Deecribe any eyeteoe, ather Chnn thoee designrd for the diepoeal af sanitary vaste,
inetalled for the purpvee af discharging fluide belov the grouad aurface (includee sysctms euch
se those for the dieyoeal of storm vater or drai mge from flooc draina) Daeeribc the iqpe af
system, the amounc of macerial to be dinpoaed of through the eyetem and the typee aE materiale
likely to be dispoeed of (lncluding mnteriala vhich mep en[er the ayetem in,advercaatly thraugh
apills or aa a result of Eirtfighting activitien)
PARKING DRAINAGE INTO GRASS SWAI ES , PER <<20$"
CRITERIA.
(4) u112 aay chemieals (eapecially organic aolvente or petroleum fue2a) be atoced in abovt-
grouad or uaderground etorage tsnkal If so, vhat typca and qunntiEite of materiala vi12 be
etored°
rvn
4
FV
$PORIINE EliVIHONlEH'IAL OBDItiANCE
(WAC 197-11-960) Section 11 10 230(1)
B ZTNIRONMMAL EI.E?M7TS (continued)
Evaluation Por
Agency Uee Onlv
(S) t~lhac protective ceaeures vill be taken to inaure that 1Palce or epills of any chemieale
atored or uaed on eite vill not be alloved to percolate to groundvater (thia includea eeaeurea
to keep chemlcals out of dispoeal syeteme deecriDed in 3b(2) end 3b(3)'
N/A
c Water RunoEf (including etorn va[er)
(1) Deseribe the souree of runoff (including e[orm vater) and me[hod of colleetion and diaposal
if any (inelude quancities, lf knovn) Irhere vill thia water flov'+ Will thie water flov iato
other vatere' If eo, deecribe
PARKING DRAINS INTO GRASS SWAIE, ROOFS INTO
"20$" PONDS
(Z) .7111 any chemicole be atored, handled or uaed on the aite in a loeution vhere s epill or
leak vill drain to eurface or groundvater or to u etocs, water dlspoeal sqstem diacharging to
eurface or groundvater'
NO
~
Could vaste materiale enter ground or eurface uaters7 If eo. generally describc
NO
d Propoeed meaeures to reduee or control eurface, ground, and runoff water impacte, tf eny (if
c the propoeed action 11eo vithin the AQUifer Senei[ive Area be eopecially elear oe exrylenatione
r relating to faeilitleo corteerning Seetlone 3b(4), Ib(S), and 3e(2) of thia eheekliot)
N/A 208 REnUIREMENTS
4 PLA?JTS
a rheck or circle type of vegetation found on [he eite
deciduoue tree alder, maple, aepen. other
evergreen tree fir, cedar. pine, other
s Aru De
X sr8aa
pasture
crop or gruin
vet soil plante, cat[ail, bu[tercup. Dullrueh, ekuak cnbbage, other
water plan[o water lLlly. eelgraee, oilfoll, other
other typea of veqetatloa
b 1lhat kind and amount of vegetatlon vill be removed or altered'
GRAqS Z~Nn WFE~Dq
c Liet threacened or endangered epeciee know to be on or near the eite
NONE
d Proposed landecaping, use of native planta, or other measuree to preeerve or eahance vegetatioa
ort the site. if any _
I AWN'Q, TREES, SHRURS-I ARGF ~kREAS
5
. ,
I
I
I
SPQKANE EHYIROMMEKTAL ORDINAHCE
(HAC 197-11-960) Section 11 10 230(1)
B ENYIRQNMEN7AL EIEMEHTS (continued)
Evaluation For
Agency Use Only
5 ANIMALS
a Circle any birds and animals whjch have been ohserved on or near the site ar are kncown to be on
i or near the site
6 irds jhawk, heron, eagle, songbirds, other
mamnals deer, bear, eTk, beaver, other ~
fish hass, salmon, troui, herring, shellfish, other
other
b List any threatenedlor endangered species known ta be on or near the site
NONE
c Is the stte part of a migration route? If so, explain
NO
d Propased neasures tv preserve or enhance wiidlife, if any
~ NONE
r
~ 5 ENERGY ANd NATURAL RESOURCES
a uhat kinds af energy (e3ectrlc, naturai gas, rrcwd SLBYE, solar) will be used to meet tfie
the compieted project's energy needs7 bescribe whether it aill be used for heating, manufat-
turing. etc
EI ECTRIC HFAT
b Would your project affect the potentiat use of salar energ,y by ad3acent properties' If sa,
generally descr9be
NO
c What kinds of energy conserration features are intluded in the plans of this propos517 List
ather propased rreasures to reduce or control energy lmpacts. ff any
HEAVY INSUI4TION
~i T:IERMAI WI`dDOWS
~
7 €NYIR6NMENTAL HEAtTN
a Are there any environmental health hazards, including exposure to toxlc chemicals, rlsk of fire
and,explosion, spill, or hazardous Maste, that cou14 occur as a result of this proposal? if sa.
,describe
NO
(1) itescribe special erre rgency servites that,might be required
POIICE, FIRE
6
SPORARH ENVIROtiMENT6L OBDINA27CE
(4IAC 197-11-960) Seetion 11 10 230(1)
B E*JVIROfIIiEN'IAI, ELEt12i'!'S (continued)
Evaluetion For
EtiVIRONMEtT"AL AEAL'H (continued) Agency Une Only
(2) Propoaed meaeL ee co reduce or eontrol n tromental health hazarde, if any
NONE
b Noiee
(1) 4lhat types of nolee exiet in the area vhich meq affect ywr projec[ (for e:ample traffic,
equipment, operetion other'
FREEWAY TRAFFIC-RESIDENTIAI TRAFFIC.
(2) uhac types and levela of noiBe vould be ereated by or aesociated vith the projecc oa a
ehorc-ttro or a long-tero basis (for example traffie, conetruetion, operation, other)' Indicate
vhat hours noiee vould come from the eite
CONSTRUCTION WORK ( Tn100T)1
FUTURE RVJQIDENTS AUTOS
,
(3) Propoaed measure to reduce or eontrol noise impac[e, if any
NONE-IT IS MINZMAI
TREES - SHRUBS TO CONTROI NOIqE
8 LA`TD AND SNORELItIE USE
a What 1s the eurrent uae of the eite and adjecent propertiee° VkCA N T I A N D,
SURROUNDED 9Y APTS & HOUSES.
b Has the site beeo used for agriculcure° If eo, deocribe
COUL D HAVE BEEN AN JI D PASTURE.
c DeecriDe any struecures on the eite
NONE
d Vill any structures be demoliehed9 If so. vh1cAl
N/A
e What ie the current zoning cleeoifieation of the si[e+ --2~ -2,1 )
AG . r"i/))„".`...'/j~ ill _P~ 4tl,-74AdE..'s ~
f What is the current canprebensive plan deeignation of [he eite' e S f r ~ G~,J^~ v~•~s
URBAN-UR22 2r, v c 41,~~""~u -
g If applicable, vhat ie the current ehoreline mester progran designation of tt►e eite• n~ ~
N / A ~l cs
h Nas any part of the site been eleeeified ee an 'eaviromentally seaaitive' areat If ro,
epeeify
NO {
i Appro:imately hov many people vould reside or vork in the campleted project?
120 to 130
7
. ,
• t
sPOxarre MvxaaRMxrer, oRDxxaxce
(LiAC 197-11-460) Section 11 10 234(1)
8 EH92A8ttlSERtAL ELYIiEti'fS (coatinued)
EvaluaCion For
Ageecy Use U alp
j Approximately hov many peoplt vould the compleCed praject d.iaplate' ~ O!
k Propoeed measures co avoid or reduce diaplacement impacta, if anp
NONE
l Psopoeed measures co ensure the proposal ie tompati6le v+ith existing and pro'ected land uees and
plane, if any
RESIDENTIAI DE.SIGN TO MFET COrJNTY qTANDARDS.
9 NOUSIHG
a Apprnximscely hov many unice vould be provided, if any7 Endicate vhecher high-, middle-, or
Lov-intome houaing
3 S MIDDI E INCt}ME •
b Apprcxiaa.tely hav many unite ff any, vould be ellminatedY Indirste vhetlbes high-, middle- ar
lav-lncode houeing
-'1 -
c propoeed measures to reduce cr contral houeing impacta, if any
N/A
10 AESTliEIICS
a 4That fs the talleat height of any propoaed structure(a). aot includin.g eatermae7 sitwt ia the
princiQal exterior building material(s) psopaeed'
35' FOR SdME UiVITS-2 I.iVEI VINYI SIDING.
b Ifiac vievs in the i=ediate vicini[y vtruld be alcered or obstructedT
NONE
c Propooed measures to redute or tontrol aesthetic imgacta. If aay
TRknTTT0NkI RESIDENTIAI APARTMFNT D`SIGN
SFm IN I AWNS & TREFS n
11 LICHT ANQ CLARE
n lhat cype of ligh[ or glare vi12 the propoeai produceY Jhat time of day vaild tt caainlp oceur'
RESIDENTS AUTOq
WTNDOWS, REqIDENTIAI NIGHT Y IqHTTNr7.
b Cou1d lighc or glare Erom the fiaished project be a safety hesard or interfere vith viede2
NO
c What e:iating off-aite aources of light or glare may affect your propoeal'
NONE
d Proposed meaeures to redur-e or cantrol light and glare impacte, if nny
SHIEIDED FIXTURES.
8
~
. ~
. .
spoaAxe ExvzaaxxerrreL oRnxNAxca
(VAC 197-11-960) 5ection 11 10 230(1)
8 ENVIROta[EA'TAL ELEMENTS (tontinued)
Evalustion For
Agenty Uae Only
12 RECitEATI417
a VRat deslgna[ed and lnforaal reereaLionai opportunities are in [he immedia[e vicinity?
COUNTY PARK I5 CLOSE,
VALIEY MISSION PARK.
b Vould Che propoeed projee[ dieplaee any exiating retreational uaee' If ao, deecrlbe
NO
c Proponed meaeures to reduce or eontrol lnpae[e on recree[ioa, ineluding recreatianal oppartuni-
ciee co be qrovided by the project or applicant, if any
RECREATION AREA PIANNED.
13 AIS':'QRIC ANU CUL'IURAL PRESERVA'"IflN
a Are [here any placea or abjtets Iiated on or propoaed for mtional, atate or loeal presesva-
tion regieters know [a be on or next to the elte7 If eo, generalll deecrihc
NT n
h Ceneral2q describe any 3aedmarke or cvidence af hietoric archaeoLogicsl, eciencific or cultural
imgortance knovn to he on or ne:t to the site
nTnNp.
c Proposed meaeuree ta redute or con[rol impatta, if aoy
N/p
14 "T.AtJSPOR'ATION
a Identify public etreeta aad highvayi aerving [he site and describe propaeed acceas to the
exiscing etreet syetem 5hnvron site plana, if any
NORA AVE
6 Is site eurreat2q aerved by publlc traneii? Iff not vhst is the approzimaLe distance to the
neareet traaeit etop°
iV0 . yTI qS TON AVE. I S AF3QUT 900' AWAY.
c nov many parking apaceo vould the campleced project have? Hoa manry would the project eliminate'
REQUIR'9n PARKING
NONF H,~XI ST .
d Vill -equ.ire aay nev ronda or streete, or lmprovemeota to e:ieting roade or atreets
not Sacluding drivevays' If so, geaetally deecribe (indlea[e vhether public ar private)
NORA IS PAVED AND CURRED.
e Will the project uae (ar occur 1a the immediate viciniry of) water, rail, or air transportation2
If so, generallp deacribre
NQ
9
$Pt7RXNE ENPtROR`tENTAL 08DINAHCE
(WAC 147-11-960) Section 11 10 230(1)
S EHVIROH?ffiN"`J►L ELEKEH'fS (continued)
Evaluation For
Agency Dse Only
f Rav many vehicu2ar tripe per day vould be generated by the coapleted pro'ect7 If knovn, r
indicate when pesk vould e[tur 0,v.1 71-{
'r_ Cp J
s o EsT. 96,
g Propoeed oesaurea to reducs or ton[rol transpostation impacts, if any
MINTMAL IMPACT, PAV..E17 DRIVES. t11ORA IS PAV'pn
NOW, '?E=cIT)FNTIAI qTYT E I TGHTING-
15 PUBLIC $ERVLCES
a '.ioulc! [he pro]eet reeult in an increaeed need for puhlic aervlces (for example, fire proteetion,
police protection, healch care, achools, other)7 If so, generslly deacribe
NO,BUT AI Z WII I BE USED.
E Propoeed mesaures ta reduce ar con[ra2 direct impacte on public eervices, x' anq
1~1 / A
16 U"ILF°IES
a Circle utiliti
curreacly available a[ the aice j:~eleetricity, natutal gas, acer refuee ~
I'L
aervice,(:Eelephcne eaaitary sever, septic nystem, other ~
b Deacribe the utilities that are prapoeed for the projeet, the uti3ity providing the service and
the general cor►Btructian activiLiea on the Qite or in tYst immediate vicinity vhich might bt
needed
Fr 7 r _wsArD
wDiTFR-MOnFRN
FXTFNtQION FOR PROJFCT snTATFR SFRVICE.
C SICNATSTRE
i
I the undereigned evear under the pem lty of yeryurq LTutt the above reaponeea are made truthfully and to eha beet of my kaovledge I also
underateod that, should there be any vlllful mierepresentation or villful lack of full dieelaaure on my part, the agency may Vlthdrav any
determinatlon of noneignifieance thnt it might iseue in relienee upon tF►Se eheckliet
Date Z-05- 9 1 , Propoaent R O F3*PJR T I. ";'I O R Y
j (Pleaae Priat or Type)
Proponent ~ Addreea I 72A N. U N I O N R D
c
Yhaae (509) 922-6423 SpQKAfJE, TqA 99205
Persan comple[ing forn Date
Phone
f f ~
POR STAFF qSE OHLY f r f~ `
Staff member(s) revieving checklist
Seaed on thie ataff reviev of ctue eavlronmcntal checkliet and other per n t infotmation. the etaff
I
A Concludee that there are ao prohable slgntficant adverae impacce and recammeada a determ3tsation af nenaignificaaee
B Coaeludea that prohable eignifieant adveree enaironmental impeeee do exiet for the eurreat propoael and reeommends a mitigated dcter-
mf[iSCS4A of noneignificaace vith tond,itiona
C Concludee tha[ there are prohable eignificaat adverse enviracmental impaeta and reeammeads a determination of significance
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+ SPOKANE COUNTY PLANNING DEPARTNiENT
APPLIGATION FOR CHANGE OF CONDITIQNa
ON PREVIOUSLY APPRQVED Z4NrNCi
Dace: 1- 30- 91 APplication No.
~
Name of Applicant: i7O~ER7 L. TLORI~
`l
Street rlddress of Applicant. . N 1724 IINION i2D
City: SPOK4N(E State: bJA Zip Code: 99206 Telc. No.: (509)922-0046
Existing Zone Classification:
Date Existing Zone Classification Established: Legal Description of Property: 7i24C7 13 nF S/'-Oi27
,
PLATT R2-19R
Section: 9 Township: 2 5 Rangc: 44
Source of Lcgal: 7i2ANS,40Ei2ICA 7I7LE
Assessor's Parccl No.: (See Tax Statement) 45094.0128
PROPOSED C'_H_AN GE ()F CONDITIONS
Rcfercncc spccific "Condition(s)" of original approval. (Citc thc applicable
condition from thc Findings and Ordcr of thc HEARING EXAMINER
COMMITTEE' s public hearing).
Cl!ANGE 7i2O17 APPROVAL OF 14
~
~ APAR7/76N7 COMP.LEX
Give detailed explanation of rcqucst for change in status of thc proposal.
70 i ROVI~~E BE77(ER LAND 1!SE IN I:nNa11NC7I0N I1I7P TN.E-
r_MWIES COnPREN_ENS.t V~' 131!II t7IAIG PLANS
~ ,
IF DEVEL4PMENT OF THE SITE WILL BE CHANGED SUBSTAN-
TIALLY BY THIS REQUEST, OR THE PROPERTY HAS BOUNDARIES
DIFFERENT THAN ORIGINALLY PROPOSED, A REVISED DEVELOP-
MENT PLAN MS BE SUBMITTED.
S IG NATURE OF APPLICANT OR AGE ROBEj2 7 L. t LOf211i
Address, if different than Applicant
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COJCEr~T
SITE PLAN
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S?OKANE ENV-RONV-.,'-ENTAL ORD TN~.~'CE
SECT-"'ON ~LLO.230 T1_
1 ti r ~1 ,~ul i _i r
f w
~
SPOKANE ENYIROF(MENTAL ORDINANCE
~(61AC 197-11-960) Section 11 10 230(11
e ,
Envirortmental Lhecklist
File No
►irpose of Checklist
The State Enriroranental Policy Act (SEPA) chapter 43 21C RCU. requires all governmentai agencies to consider the environmental inpacts of a proposal
before naking decisions An Environmentat Impact Statement (EIS) must be prepared for all proposals with proDable significant adverse inpacts on
the qualtty of the environment The purpose of this checklist is to provide information to help you and the agency identify impacts fron your
proposal (and to reduce or avoid lmpacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required
Instructions for Applicants
This envirorrmental checklist asks you to describe sone basic information about your proposal Gnvernmental agencies use this checklist to determine
ahether the environaental impacts of your proposal are signifitant, requlring preparation of an EIS Ans++er the questions briefly, with the most
precise inforsaation knoern, or give the best description you tan
You must answer each question accurately and carefully, to the best of your knw+ledge In most cases, you should be aDle to answer the questions
froR your ovm observations or project plans without the need to hire experts If you really do not knovr the ansaer, or if a question does not apply
to your proposal, write 'do not know' or 'does not apply ' Complete answers to the questions no►i a►ay avoSd unnecessary delays later
Some Questions ask ebaut qovernrtental regulations, such as zoning, shoreline, and landmark designations Answer these questions if you can If you
have problems. the governnental agencies can assist you
7he checklist questions appiy to all parts of your proposal, even if you plnn to Eo tAein over a perlod ot time or on different parcels of land
AttacA any additional information that will describe your proposal or its environ++ental effects The agency to which you submit this checklist may
ask you to explain your ansaers or provide additlonal infonaation reasonably related to detemining if there may be siqnificant adverse impact
Use of checklist fcr nonpro1ect propossls
Canplete thts checklist for nonproject proposals, even though Questtons may be answered 'dces not apply'
IM ADOITION, caaplete the SUPPLENENTAL SHEET FOR NONPROJEC7 AC7IOH5(Part d)
For nortpro3ect actions, the references in the checklist to the words "project,° 'applicant.' and 'property or site' should be read as 'proposal,"
°proposer,° and °affected geographic area.° respectively
A BAiCKqtOUNp
I •lame of proposed project, 1f appllcable 60 UNITS NEW CON,,STRUCTION
2 aame of Applicant R0BERT I. FI ORY
3 Address and phone nunber of applicant or contact person 1724 N. U N I O N RD. S P 0NAN E, W A 4 q?Oti
(50c)1 9?2-5423
4 Date checklist Qrepared F ER R U A R Y 05, 1991
5 Agertcy requesting checklist S p O KXN E C 0 rJN T Y P IkN N I N G D E P T.
6 Proposed tfming or schedute (intluding phasing. 1f appllcable)
CONSTRUCTION 1991
7 a Do you have any plans for future additions, expanslon, or further activlty related to or carm ecteE atth thls Oroposal' If yes, explain
~n
b Do you orn or have options on land nearby or adjacent to this proposal7 If yes. explatn
Nn 8 list any environmental {nfonaetion you know ebout that has been prepared, or rill be prepared, directly related to this proposal
NONE
Rev 2/1/88 I
~ 9POEAtfE ENPIRONlEN'fAL ORDINA2ICE
~(uAC 197-11-960) Seetion 11 10 230(1)
A BACKGSOIILJD (eontinued)
9 Do you Imw vhether applieatiocn are pending for governmental approvals of other proposale direetly affecting the ptoperty eovered by your
ptoposal' if yes, erplain
NO lo [.tsc any government approvals or permtts that vill be needed for your propoeal, if knovn ~.'O. 13 I D G. P ER M I T rENV I RONM E NT-
SEWER, STREET ACCESS.
ll Cive a brief, camplete deecriptlon of your proposul, lncluding the propooed uaee and the aize of the pcoject end eite -here are several
queetione later in thie checlclie[ that aek you co desccibe certain aepecte of your propoeal You do not need to repeat thoae anavers on this
page
CONSTRUCT 36 RENTAI UNITS ON A 2.74 ACREJ SITE. UNITS PIAVNED IIKF
INDIVIDUAI, ATTACHED HOUSES.
1: Location of the propoeal Cive eufficient infocmatioe for a pereon to underetand the preeiae locetion of your pcopoeed projeet, ineluding a
street addreas, if aay. and sectlon, tovnehip and range, if knovn If a propooal vould occur over a range of area, provSde the range or
Douadariea of the eite(s) Provide a legal deocription, aite plan, vicinity map, and topographic map, if reseo m bly available tlhile you
ehould aubmit anq plsne required by the aganeq, yw are not required to duplieate mape or detalled piene submitted vith any permit application
related to thie chsckliet
TRACT T3-SP 92-198
200' N. OF MI,SSION, T3FTWEEN NORA AVF k UNION.
~
17 Dces the propoeed ection lie vithia the Aquifer Sensitive Acea (ASA)3 :he Ceneral Sever Secvice Aree" :he Priority Sever Service Ar~ea° 'he
City of Spokane' (See Spofcane County'e ASA Overley Zone Atlae tor boundariee)
ro ae corGt.e-Ln aY APrt.icnxr
B ERVIROR`IEHTAI. EI.Bffit'fS
Evalua[!on Tor
Agency Uee Only
1 EAR'fi
a Ceneral deaezlption oE the eite (cltcle oee) ile[, ro111ng, hillq, steep alopea, mouatainoue.
oiher
S T_I= SJ npy.,_Tn NQ$TI
b tlhac !s the ateepest elope on the eice (appro:imate perennt slope)'
c 'Jhat general typeo of soile are found on the eite (for example, clay, aand, gravel, peat, muck)'
If you Imov the elaeeificatioa of ngrieultural aoila. epecify them and note aay prime farmlaad
'q AND & GRAVFI
d Are there surfaee indications or hietory of unetable eolls in the lmmediate vicini:y' If eo.
de ae ri be
NO
z
• SPOKANE EHVIRONMENTAI ORDINANCE
~ (WAC 197-11-960) Section 11 10 230(1)
B EMVIROTMENTIII ELEMEN75(tontinued)
Evaluation For
Agency Use Only
e Describe the purpose, type, and approximate quantities of any filling or grading proposed
Indicate source of fill
SOME MINOR CONTOUR IEVFIIING
f Could erosion o a ur as a result of cleariag, construction, or use' If so, generally desci lbe
NO
g About Mhat percent of the site will be covered wlth impervious surfaces after project construc-
tion (for example, asphalt or butldings)?
40%
fi Proposed measures to reduce or control erosion, or other impacts to the earth, ff eny
I AWNS , PI ANTINGS
2 AIR
a What type of emissions to the air would result from the proposal (1 e, dust, autanobile, odors
industrial, wood smoke) during construttton and when the project is completed7 If any.
9enerally describe and give approximate quantttes if known
AUTO, DUST ,
b Are there any off-site sources of emissions or odor that may affect your proposa17 If so,
generally describe
NO I-qO PROXZMITY 100
I-90 IS IOWFR.
c Proposed measures to reduce or control emissions or other lmpacts to air. if any
MINOR; PAVING & LANDSCAPINGS PIANNED
3 WATER
a Surface
(ll Ts there aay surface rater body on or in the immedfate viclnity of the slte including year-
round and seasonal streams, saltwater, lakes, ponds. wetlands)7 If yes, describe type and
provide names If appropriate, state what stream or river tt floas into
NO .
(Z) Will the pro3ect requlre any work over. 1n, or ad,jacent to (within 200 feet) the described
waters7 If yes. please describe and attach availabie plans
, NO
3
SPOICANE ENVIROHMi'fAL ORDINANCE
~('aAC 197-11-960) Seetion 11 10 230(1)
8 ENVIR017"ENtAI. ELY.lQ:N':S (continued)
Evaluation For
Ageney Use Only
(3) Estimate the amount of fill and dredge material thac vould be pl.aced in or removed from the
aurface weter or vetlanda aad indicate the area of the ei[e that vw ld be affected Indlcate
the source of fill material
NONE
(4) Nill che propoeal require surface vater vithdrnvnle or divereione' Cive a general deocrip-
tion, purpoee, and approxinate quancicies. if kn wn
NO
(5) Does the propoeal lie vithln a 100-year [lood plein° If so, eote loeation on [he eite plan
NO
(5) Doea the propoeal involve any dleehargea of vaete meteriale to eurfaee vatere'► If ao,
deseribe the type of vae[e and anticlpated voluoe of diecharge
NO SFPTIC TANK SYSTEM FOR 36 UNITS
PIUMBED TJ FUTURE SEWV-IR.
b Cround
(1) Vill groundvater be vichdravn, or vill vater be diacharged to groundveter9 Cive geeeral
description, purpose. and approximate quan[i[lee, if Imovn
NO
(2) Deacribe vaste material thac vill be dieeharged into [he ground Erom septic tanke or other
sanicary vaete treataenc faeility Deacribe the geceral si:e of the syatem, the number of
housea to be served (if applicable) or t1u numDer of peroone the aqetem(e) are ezpected to
serve
3ti AU SYSTEM
(3) Dencribe any eyetems other ehnn thooe deelgned for the diepooal of sanitary veete,
inscalled for the purpoee of dlecharging fluide belov the ground eurface (includes eyeteme such
ae those for the dieyoeal of etorm vater or drainage fram floor draine) Deeeribe che tqpe of
system, che amount of material to be diapoaed of CRrough the eyetee and the tqpea of mnterisls
llkely to be diapoeed of (irtcluding materiela vhieh msy eater the eyatem inadvertently through
spills or ae a reeult of firefighting activitiee)
PARKING DRAINAGE INTO GRASS SWAIV.-iS, PER 11208"
CRITERIA.
(4) uill any chemlcale (eepecially orgenie eolvente or petroleum fuele) be etored in aDove-
ground oc uaderground etorage cankat If eo, vhat typee aod quantitiee of mateziale vill be
stored'
m n
4
(VAC 197-11-960) Seetioa 11 10 230(1) SPOlUt7E ENPI80tilM72AL OBDItiANCE
~
B ElNIRONMElt?AL ELEKE2d:S (eontinued) . ~
Evaluatlon Fot
Ageney Uae Only
(5) Khas proteccive ceaeures vill be taken co inaure that leaka or epille of eny chemicale
stored or ueed on ei[e vill not be alloved to percolete to grwndvater (thle includee oeaeuree
to keep chemicale wt of diepoeal ayeteme deacribed in 3b(2) and 3b(3)1
N/A
c water Runoff (includirs etoro vater)
(1) Deacribe the souree of runoff (including etorm vater) and method of colleetion and dieposal
if any (inciude quantities, if knovn) ilhere vill tM ewater flov+ i1111 thia water flov into
other vaters° If eo, describe
PARKING DRAINS INTO GRASS SWAIE, ROOFS INTO
"208" PONDS
(2) .7111 eny chemicsle De etored, handled or ueed on the eite in a locntion vhere a epill or
leak v111 draie to eurface or gTOUndvater ot to e etorm water diepoeal eye[em diecharging to
surface or groundvater'
NO
Could vaate materiale encer gcound or eurface wetera' If so, generally deecribe
NO
d Propoeed measures to reduce or control eurface, ground, and runoff water impacta, tf aey (lE
t the propoeed action liee vithin the Avulfer Seneitive Area be eepecielly clear on explanationa
r relating [o Eacilltiee conterning Sectione 3b(6). ]b(S). and 3c(2) of thie cheeklist)
N/A 208 REOUIREMENTS
4 PLA.VTS
a rheck or circle type oE vegetation found on the elte
deeiduoue tree alder. meple. aspen, other
evergreen tree fir, cedar, plne, other
ahruba
_X grase
paature
crop or grain
vet 9oi1 plante, cactail. Duttercup, bullrueh, ekuak eabbage, other
water plance mater lilly, eelgraes. milfoil, other
o[her types of veqetatlon
b What kind and amount of vegecation vill be removed or eltered'
GRAqS ANn wEEnq
c Liat threatened or eadangered epeciee imown to be on or neer the eite
NONE
d Proposed landscaping, uae of aative plaats, or other measuree to preeerve or eahance vegetation
on the site, if any
I AWNS , TREES , SHRUR,S-I ARGF AREAS
5
(WAC 197r11-960) SeCtion 11 10 230(1) SPOKANE ENYIRONMENTAI ORDINIU(CE
• B ENYIRONMENTAI ELEMENTS (contlnued)
Evaluation For
5 ANIMALS Agency Use Only
a Circle any DTrds and animals vrhich have been observed on or near the site or are knvwn to be on
or near the site
(61rds )hawk, heron, eagle, songbirds, other
mamnals deer, bear, elk, beaver, other
fish bass, salmon, trout, herring, shellfish, other
other
b List any threatened or endangered species known to be on or near the site
NONE
c Is the site part of a migration route' If so, explain
NO
d Proposed neasures to preserve or enhance witdlife, if any
NONE
5 ENERGY AND NATURAL RESOURCES
a What klnds of energy (electrlc, natural gas, wood stove, solar) aill be used to meet the
the completed project's energy needs7 Describe whether 1t will be useE for heating, manufac-
turing. etc
EI ECTRIC HFAT
b Would your project affect the potential use of solar energy by adJacent propertles? If so.
generally describe
NO
c What kinds of energy conservation features are included in the plans of this proposa17 List
other proposed measures to reCuce or control energy impacts. if any
HEAVY INSUI2kTION
THERMAI WINDJWS
1 ENVIRONMENTAL HEALTH
a Are there any environmental health hazards. Sncluding exposure to toxic chemicals. risk of flre
and explosion, spill, or Aazardous waste. tAat could occur as a result of this proposal7 If so,
describe
NO
(1) Describe special emergency services that might be required
POLICE, FIRE
6
~ SPORANE SNVIBONlSEHTAL OBDINAt7CE
(uAC 197-11-960) Section 11 10 230(1)
B ENVIROtiMEti2AL ELEMEt7TS (tontinued)
Evaluetion For
Ageaey Lee Only
EttVIRONMEIT:AL HEAL"H (continued)
(2) Propoeed oeaeL ee to reduce or eontrol = lronmental health ha:ards, if any
NONE
b Noise
(1) What types of noiee exiet la the area vhich may affect your project (for esample traffic,
equipment, operation, other'
FREEWAY TRAFFIC-RESIDENTIAI TRAFFIC.
(2) What types end levels of noiee vould be created by or aeeociated vith the project on a
eho*t-term or a long-term basie (for esample traffic, conatruccion, operntion, other)' Indicate
vhac hours noise vould come froo the site
CONSTRUCTION WORK MOnI
FUTURE RVOQIDENTS AUTOS
(1) Propoeed meaeure to reduce or control noise impacte, if any
NONE-IT IS MINSMAL
TREES - SHRUBS TO CONTROI NOISE
a Ln`ID AND SHORELIt1E USE VACANT Z~ND
a tJhac is the current use oi the site and adjacenc propertlea' /
SURROUNDED BY APTS ~ HOUSES.
b Hae the site been used for agriculture' If eo, deecrlbe
COULD HAVE BEEN AN OI D PASTURE.
c Dencribe any etrueturee on the site
NONE
d Vill any etruccures be demoliohed? If eo. vhieh'P
N/A
e H+tat is the current soning cleeeification of thc sitei
AG.
f t7hat ie the eurrent ccopreQensive plsn deeignetion of the sicel
URBAN-UR22
g If applieable. vhe[ ie the cunent ehoreline maeter psogram designa[ion of tfse eitei
N/A
h Hae anq part of the site Deen claeaified ae an 'enviromantally senaitive' area7 If so,
epeclfy
NO
1 Approzioatcly hoar many people vould renide oz vork in the eampleted projeett
120 to 130
7
e SYO1.AliE EHVIRONMEH'!AL ORDItiAHCE
(IiAC 197-11-960) Sectlon 11 10 230(1)
S ERVIRONMERTAL EI.EMEltf5 (tontlnued)
Evaluation For
12 RECAEA?IOtZ Agency Uae Only
a lfiac designated and informal recreatiooal opportuniciee are in the immediate viclnity'
COUNTY PARK IS CLOSE,
VAILEY MISSION PARK.
b ilould che propoeed project dieplace any exieting recreational ueee' If so, describe
NO
c Propoeed meaeures to reduce or eontrol lmpacte on recreation. lncluding recreationel opportuni-
cies to be provided by [he ptoject or appllcant, if any
RECREATION AREA PIANNED.
11 HIS"ORIC AND CUL'fURAL PRESERVA:ION
a Are there any plecee or objecte liated on or propoeed for nacional, state or locai preeerva-
tion registere knovn to be on or next to the si[e7 If eo, generalli describe
T\Tn
b Cenerally describe anq lartdoerke or evidenee of hietoric arehaeologicul, eciencific or culcural
inportance {movn to be on or next to the aite
NONP.
c Propoaed meaeuree to reduce or control impaets, if ony
Lv / h
14 "P.At15POR-ATION
a Identify public ecreecs and highvaye serving the eite and describe propoeed acceee to the
exieting etreet syetem Shoron aite plane, if eny
NORA AVE
b le eite currently aetved by publie traneiti If aot, vhac ie the approxiaate dietanee to che
neareet trenait etop7
N0. MISSION AVE. IS AROUT 900' AWAY.
c Rov onny parlciag epncea vould the completed project have2 Aov macry vould the project ellmioete'
REQUIRED PARKING
NOIVE GXIST.
d Yill require aey nev roade or s[reeto, or improvemeace to ezieting ronde or atreeco
no[ lacluding drivevayo'► If eo, generallq describe (iadicate vhether public or private)
NORA I S PAVED ANn CURBED.
e Vill the projeet use (or occur in the immediate vieinitp ot) water, rail. or air transportationt
Tf ao, generally describe
NO
9
•
• sraxAxs exviRorarMrrrai. oantxurce
(tiAC 197=11-960) Section 11 10 234(1)
B EH9IRONlEtfi:AL ELMIEM (continued) a ~
Bvaluutioa For
Agency Uae Only
f Rav manp vehicular tripe per day vwsld be generated by the conpleted project7 If knovn,
indicate when peak vould octur
50 EST.
g Proposed mcasures to reAuce or control tranaportation lmpecte, if any
MINIMAT IMPAC',~. PAUr} n~~ NpRA IS PAVFp
NJW, 'RESITIENTIAI qTYI E I TrHTINC -
15 FUBLIC SERYICES
a '.iould che project result in sa inczeased need for pu511c servicee (for euample, flre protection,
police protection, health care echoole, o[her)7 If oo, generally deecribe
NO,_ -BUT AII WIII 8E USED.
6 Proposed messures to reduce or control direct impaccs on public aervices i` eng
Nlb ~
lb U"YLI:IES
a Circle utilf.t eurrently availaDle at the aite ~electrieity, natutai sae, ater refuae
eervice,~telephone, santtary aever, eeptic system, ather '
6 Deecribe the utilities that are propoaed for the,praject the utility providing the oervice and
the general conecruction accivities on the a1Ee ar in the immediate vitinity vhlch mlghc be
needed _
F.l-r.r`
WATER-MC}T}ERIN _
FXTFN-ION FOR PROJECT WATFR SFRVICE.
C SIGhiANRE
~
I the undereigned, evear under the penalty af perjury that the above reapanaes are made truthfully nnd to the bene of my knavledge I alsa
understand thec, ahould there be aay willful mierepreeentation or Yillfull lack af Eull diecleeure on my pert, the Agency may vithdrav any
determinatlon o€ nonsignificance that St migh[ iaeue in reliance ugon [hia cheeklidt
Da[e 2-0 6- 91 , Propanent RaBERT I. YI QRY
(Pleaae Print or Tppe)
Prapcnent ~ Addrase 1724 N. U?V I 0 N R D
~
Phone (509) 922--64223 SPflKANF, WA 99 2,05
Persan comple[ing form Date
Phone
FOR STAPF DSE OHL.Y ~
S[aff inenber(a) revieain.g checkliat
Sased on thie ataff reviev of the environmental checkliet and other pertiuent informatioa, the etaff
A Concludea that there are na probable eigaificant adverae fmpacta and recommende a detexmination of nonsigaificaace
9 Concludee that prabable aignificant,adverae envimnmental impecta do exiat for [he eurrent prcpasal and recammeads a mitlgated deter-
miaativn of aoneigaificance vich toadicions
G iCone2udes that there ara probable eignifiesnt adveree environmental impac[e and secammenda a determinstion of eignlficance
FILIHG FER - :75 O(!
10
. ,
.
t PLANNING I)E]PART1ViEN'I' ItEPORT
TO SPOKANE COUN'I'Y HEARING EXAIViINER COIVIIViIT'TEE
FROM SPOKAANE COUNTY PI.ANNING D]EPART1VIENT
DATE: May 23, 1991
SiJByJECT Change of Conditions No ZE-116-84A, to allow maximum density
allowed in the Urban Residential-22 (UR-22) Zone for apartment unit
where the site was restncted to a total of 27 units
I. GENERAL INFORMATIOIV
Applicant Robert Flory
1724 North Union Road
Spokane, WA 99206
(509) 922-0046
Location Generally located at the end of Nora Avenue, 350 feet east of the
Wilbur Road and Nora Avenue intersection in the SW 1/4 of the SE 1/4 of Section
9, Township 25 N, Range 44 EWM, Spokane County, Washington
~ Proposal Change of condltions to allow maximum density allowed in the Urban
Residenaal-22 (UR-22) zone for apartiment units where the site was restncted to a
total of 27 units
II. SI'g'E ANAL'YSIS
Comprehensive Plan Category is Urban
Inside Pnonty Sewer Service Area (PSSA) Boundary
Inside Urban Impact Area (UTA) Boundary
The Urban category of the Comprehensive Plan is pnmanly for residential uses
with the necessary public faciliaes and services associated with a"citylilce"
environment Density should range from 1 unit per acre to 17 units per acre
Arterial kZoad Plan: The Artenal Road Plan designates Nora Avenue as a Local
Access Street with an existing 60 foot road nght-of-way The site does not have
direct access to an artenal road The County Engineer has recommended a hmit of
36 units untd a secondary access to the site is obtained
Parks Plan: The site is located in the West Valley suburban area which is served
by a number of parks Valley Mission Park, located approxunately 1/4 mile west of
the site, is a fully developed county park Services include the Splashdown Water
Shde, ball field, tennis courts, basketball courts, and swunming pool It is
5/'91 HEC Staff Report for ZE-116-84A Page 113
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expected that Valley Mi.sslon Park would serve as the pnmary
nerghborhood/communlty park for the site
ZonYng
Exls in on SITE Urban ResYdennal-22 (UR-22) establlshed in 1991 and
within Aqulfer Sensihve Area t]verlay Zone The s2te had
been approved un 1984 for a specific szte plan and number of
units wlth Multiple Family Suburban zoning
To the NORTH Urban Residential-3 5(UR-3 5) established in 1991
To the SOt.TfH Urban Residential-3 5(UR-3 5) established in 1991
To the EAST Urban Residential-3 5(UR-3 5) estabiished in 1941
To the WEST Urban Residential-7 (UR-7) established in 1991
Exclud.ing the Urban Residential-7 (L7R-7) to the west the predominant zoning
surround.ing the site is Urban Residential-3 5(UR-3 5) The "Program to
Implement" the Spokane County Zorung Code reclassified the surroundulg
Agncultural Zoning to the Urban Residential-3 5(UR-3 5) single family
deslgnation The Urban Residennal-7 (UR-7) to the west was Two Fanaiiy
Resldentia.l(R-2) zoning The site's Urban Residential-22 (UR-22) zoning was
approved as Multiple Family Suburban in 1984 _
Lan d Use
Exis in on STI'E Vacant
To the NC7RTH Vacant, Interstate 94
To the SOLJ'TH Single fainily residences along Misslan
To the EAST Vacant and single famfly residences within Wilbur Addition
To the WEST Duplexes and vacant
Site Characteristacs
le S1ze Approxunately 2 7 Acres
Exis ing BuildinU None
Topo,~raphv Flat
YU=tion Pdanve grasses and weeds
5/'91 HEC S taff Report for ZE-116-84A Page 114
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Agncultural Summ~ The Urban category of the Comprehensive Plan is not
intended to protect Agncultural land
A~, oiningStreets Nora Avenue to the west of the site is a 60 foot unproved
Counry nght of way which terminates at the sites northwest boundary as a cul-de-
sac
.
Interstate 90 to the North of the site is a State Department of Transportation
maintained nght of way
Proposed Site Plan
lLw Multiple unit apartments
Pro=ed Buildinga Three buildings consisang of 51 apartment units
BjjildingW Footpnnt Area 14,976 square feet
Site Coverage 14 5%
Maximum Structure Heighl 35 feet
Building-Setbacks PROPOSED REQVIRED
Front Yard Vanable 100' to 115' 55/25
Side Yard (R) 10-20' _57story_
Side Yard (L) 10-23' _57story_
Rear Yard 35-57' 15'
.
Pa.rlang 78 spaces
~
Pronosed Buffenng Techniaueq None shown The development of this site will
require compliance with the landscaping standards of the Zoning Code
n o tg
The site plan subtrutted for review by the Heanng Examiner Comtnittee is
general in nature Detailed review to deternvne comphance with all Code
regulations and conditions of approval is recommended to be administrative and
to occur at the Buildhng Pernut stage
III. SITE DEVEI.OPMEN'T RECONINIENDA,'I'IO1VS
I)ensity The 51 units shown on the site plan ls within the maxunum pernutted
density of the = developable area of the site
lDesign The proposed site plan shows the maxunum number of units based on the
total net density of the site The rear yard setback for all builduigs exceed the
rrurumum for the Urban Residential-22 (UR-22) zone and would serve as an
" add.itional setback buffer for the Urban Residential-3 5(UR-3 5) zones to the south
and north Side yard setbacks for the building on the south pornon of the site would
be inadequate for a 3-4 story build.ing The side yards for the remainulg two
5/91 HEC Staff Report for ZE-116-84A Page 115
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structures needed to be uicxeased if the buildings exceed twv stanes The Plannzng
Department recommends the 36 unxts as conditianed by the CQUnty Englneer
Locating the units on the north slde of Nora Avenue would provide additional
buffenng for the single family uses located to the south
Buffering/Landscaping The slte plan daes not show the required landscaping on
the north, east or south property hnes Landscaping of parlang areas adjacent to
public roads 1s also required Administratave review of Code required landscaping xs
recommended
Signage As permitted in the Urban Residentzal-22 (UR-22) zone standards (A)
one unhghted s1gn, not to exceed 20 square feet, placed flat agalnst an outsxde wall of
the maln building or (B) one detached sign not more than 15 square feet in area on
each face, not to exGeed 10 feet in helght above grade, nar to exceed b feet in wldth
Circulation/Access Access to the site would be provlded by Nora Avenue with a
cul-de-sac at the site's eastern boundai-y The County EngYneer has recommended
that the sxte be limlted to a total of 36 uruts untll a Secondary Access to Un1on Street
is obtazned
Paz-kuig as shown on the proposed sxte plan is adequate ta meet the needs of 51
apartment units
Stormwater Drainage Compliance with '208' stormwater regulanon is required
Sewage ]Disposal The proposed development will require double plumbing for _
connection to a future area wide callection system A septic system vvill serve as an
intenm methad of sewage ciisposal
Water Supply Domestic water will be provYded by Modern Electnc Water
Comp any
Fire Pa-otection The proposal is located within Spokane County Fu-e Protecnon
Distnct No 1 F-tre flow requtrements wiil be determxned pnor to release of a
buiIding permrt
Schools The proposal is in the Central valley School Distnct (#356) Na
comments have been received
I V . SEPA ENVIRONNIENTAL REVIEW
An Envu•onmental Checlclist was submxtted by the sponsor and was reviewed by the
County Planning Departrnent The review considered the specifics of the paroposal,
other available information, County orchnances, other xegulations and laws, possible
standard Condhtxons of Approval, the Generaiized Comprehensive Plan, and other
County policzes and guidelines The Planning DeFartment has deternuned that "Na
probabie significant adverse impacts" would result fram the progosal being developed
E
and has issued a DeterminELhon of Nonsie-nlficance ("DNS")
The "DNS " was cuculated co 9 other agencies of junsdicnon and other -
agencies/departments affected by the future development for review and comment
5/91 HEC Staff Report for ZE-116-$4A Page 116
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The "DNS" comment penod ends Apnl 16, 1991 and was advertised 15 calendar
days before said date ui the newspaper, by letter to adjacent property owners wlthin
400 feet of the proposal, and by notice on a sign posted on the proposal site The
Hearmg Examiner may consider add.ihonal envuonmental related test7mony at the
• pubhc hearulg
' V . PLANNING DEPARTIVIENT SU1ViMARY
The onginal rezone approval was based on a site plan with a different housing style
and site utilizanon The current proposal is consistent vvith the standards of the
Urban Residential-22 (LJR-22) zone as discussed in the staff report Restnctuig the
site to 36 units until a secondary access is obtained is a reasonable alternative for
development considenng the total tnp generaaon of the proposed 51 uruts The
recommended cond.inons of approval are updated from the Heanng Examiner
Comnuttee Findings of Fact and Conclusion dated Apn14, 1985 The Planrung
Deparnnent has recommended modification to the site plan to provide, 1) 36 units are
approved and shall be located on the north side of Nora Avenue 2) A secondary
access is requu-ed to allow more than the 36 units, this secondary access shall requu-e
review at a pubhc heanng The Planning Department recommends approval of the
change of condhtions request
V I. CONDITIOIVS OF APPROVAL
.
1. All Conditions imposed by the Hearing Examiner Comnnittee shall
be binding on the "Applicant," which term shall include the owner
~ or owners of the property, heirs, assigns, and successors.
i i. The Zone Iteclassirication applies to the following ceal property:
Tract B of Short Plat 82-198
SPOKANE COUN'A"Y PI,ANIVING DEPARTMENT
1 Approval is requu-ed by the Plannuig Dxrector/designee of a specific hghting and
signmg plan for the descnbed property pnor to the release of any building pernuts
2 A specif'ic landscape plan, plantulg schedule and provlsions for maintenance
acceptable to the Planntng Duector/designee shall be submitted with a perfonnance
bond for the project pnor to release of buildhng pernuts Landscaping shall be
ulstalled and malntained so that sight distance at access pouits is not obscured or
impaired
3 T'he applicant shall develop subject property generally ui accordance wnthin the
concept presented to the Heanng Body Vanations, when approved by the
o Plannuig Duector/designee, may be pernutted, including, but not lunited to buflding
locaaon, landscape plans and general allowable uses of the pemutted zone All
vanations must conform to regulanons set forth ui the Spokane County Zorung
- Code, and the ongu►al intent of the development plans shall be maintained
5/91 HEC Staff Report for ZE-116-84A Page 117
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4 Condxtioned for 36 units only A secondary access shall requu-e review and
approval at a pubirc heanng before additional uruts can be approved.. The 36 uruts
shall be located on the north side of Nora Avenue extended
5 A specif c development plan shall be subrrutted for Planrung Department review and
approval pnor to xssuance of bu11d1ng permits Construction must be judged as '
proceeding accordmg ta the plan or constitute a zoning violahon
.
b All standards of the Urban Residential-22 (UR-22) zone as amended, shall be
complied with in the development of thYS site
7 Landscaping and buffenng for this site shall conform to the standards of the Urban
Resldential-22 (UR-22) zone (Sectaon 14 622) and landscaping (Section 14 806) of
the Spokane County Zonulg code
8 The Planning Department shall prepare and record with the Spokane County
Audator a Title Notice notLng that the property 1n question is subject to a vanety of
speclal condlnons imposed as a result of approval of a land use action This Title
Notice shall serve as public notice vf the condihons of approval affecting the
property in question The Titie Notice should be recorded within the sanne tune
frame as allowed for an appeal and shall only be released,ln full or in part, by the
Planmng Department The Title Notice shall generally prQVide as fallows
The parcel of property legally described as [ ] is the
subject of a land use action by a Spokane County Hear►ng Body or
Administrative Ofriciai on April 18, 1991, imposing a variety of -
special deVelopment canditrons. File No. ZE-116-84A is available
for inspection and copying in the Spokane Caunty Planning
I)epartment. '
9 The project is subject to Section 14 706, the Aquifer Sensltive Area Overlay Zone
of the Zonuig Code for Spokane County, which sets forth vanous measures for
aqulfer protection, specifically, measures dealing with wastewater disposal, spxll
protection measures and stormwater runoff
SPOKANE COUNTY EN'GINEER'S CIFF'ICE
Fnor to issuance of a buildxng pernut or at the request of the County EngYneer in
conjunction wnth a County Road Project/Road Improvement Distnct, whrchever action
cames first
1 Applicant shali dedlcate 50 feet on Nora Avenue for nght-of-way
Pnor To The Isionce C)f A BUIlding Permit Ch iJse Of The ProgiM Aa Propos~,d
2 Access pernuts for approaches to the county road system shall be obcained from the
Spokane County Engineer .
3 Plans, prafiles, and cross-sectxons as deslgned to County standards showing
proposed street centerhne and curb grades shall be submztted to the County '
5/91 HEC 5 taff Report for ZE-116-84A Page 118
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Engineer for approval pnor to construction and/or the filing of each final plat, road
plans to be prepared under the direchon of a licensed Professional Civil Engineer
4 Drainage plans and design calculations showing the alignment of drainage faclhaes
' shall be submitted to the County Engineer for approval pnor to construction and/or
the filing of the final plat Drainage plans to be prepared under the direction of a
„ licensed Professional Crvil Engnneer
5 Appropnate provision shall be made that the follovving-descnbed property be held
m trust until the continuanon of the streets be dedlcated or deeded a one (1)-foot
stnp at the ends or edges of all streets that ternunate or border the subdivision
boundary (Temporary cul-de-sacs are required when streets ternvnate at the
subdivision boundanes )
6 The applicant shall submit for approval by the Spokane County Enguieer and the
Spokane County Health Distnct a detailed combined on-site sewage system plan
and surface water disposal plan for the entire project, or pornon thereof, xf the
development is to be phased
7 A parlang plan and traffic cuculation plan shall be subrrutted and approved by the
Spokane County Engineer The design, location and arrangement of paxlang stalls
shall be in accordance with standard traffic engxneenng practices Paving or
surfacing as approved by the County Eng-ineer, will be requued for any pornon of
the project which is to be occupied or traveled by vehicles
8 The construction of the road unprovements stated herein shall be accomphshed as
approved by the Spokane County Engineer
.
9 The County Engmeer has designated Typical Roadway Secaon Number Two,
Local Access standard for the unprovement of Nora Avenue, which is to be
constructed wnthin the proposed development T'his vvill requue the mstallation of
36 feet of asphalt The construction of curbulg and sidewallc is also requued
10 All required unprovements shall conform to the cunent State of Washmgton
Standard Specif'ications for Road and Bndge Construcaon and other applicable
County standards and/or adopted resolutions pertairung to Road Standards and
Stormwater Management in effect at the date of construcaon, unless otherwise
approved by the County Engineer
11 Roadway standards, typical roadway sections and drainage plan requirements are
found in Spokane Board of County Commissioners Resolution No 80-1592 as
amended and are apphcable to tlus proposal
12 Th1s subdivision or development proposal is located within a drauiage basin which
has been identified by the Spokane County Enguieer s office as having stormwater
runoff problems Since this plat or development proposal ls affected by or is a
conmbutor to stormwater flows, property owners should parnclpate in the planning
and unplementation of a future basinwide stormwater management system
' The owner(s) or successor(s) in ulterest agree to join in any County-approved
stormwater management program and to pay such rates and charges as may be fixed
5/'91 HEC Staff Report for ZE-11.6-84A Page 119
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through pubhc heanngs for service or benefit obtained by the planning, design,
constnucting, malntain.ing or operation of stormwater cantrol facilities
13 I'1o construction work shall be performed withm the existing or proposed pubhc
nght-of-way until a permrt has been issued by the County Eng2neer All work
.
withr.n the pubiic road nght-af-way is subject to xnspection and approval by the
County Eng7neer
~
14 ,All requu-ed construction wlthin the exlsting or prvposed public nght-of-way is to
be completed pnor to the release of a buildxng penmlt, or a bond in an amount
estimated by the County Engumrer to cover the cost of construction of improvements
shall be filed with the Caunty Eng7neer
15 Applicant shall sign and record Spokane County Nonce to the Public No 6 whlch
specifies the following
The owner(s) or successor(s) in uaterest agree to authonze the County to place thelr
name(s) on a petinan for the formation of a Road Improvement Distnct (R.ID) by
the peixaon method pursuant to Chapter 36 88 RCW, wluch petition includes the
owner(s) property, and furt.her not to object, by the signing of a ballat, the
formation of a RID by the resolution method pursuant to Chapter 36 $S RCW,
which resolution includes the owner(s) property If an RID is fozmed by elther the
pention or resolutzon methad, as provided for in Chapter 36 88 RCW, the owner(s)
or successor(s) further agree
(a) that the unprovement or construction contemplated wxthun the proposed RID 1s "
feasible,
~
(b) that the benefits to be denved from the formation of the RID by the property
uicluded thereln, together with the amount of any County parneipanon,
exceeds the cost and expense of formation of the RID, and
{c} that the pmgerty unthui the proposed RID is sufficiently developed.
Frovided further that the owner(s) or successor(s) shall retain the nght, as
authanzed under RCW 36 SS 090, to object to any assessment an the property as a
result of the unprovements called for iri conjunchon wlth the formatxon of the R.ID
by either pehnon or resolution methai under Chapter 36 88 RCW
This requirement applies to Un1on Road, from which the subject parcel takes
access
16 'There may exlst utdzties, either underground or overhead, affecting the subject
property, xncluding property to be dedicated or set aside for future acquxsitzon
Spokane County assumes no financial obligation for adjustrnents or relocation
regarding these unlatzes Applicant(s) should check with the applicable utilzty
purveyor and the Spokane County En,gineer to deternune whether appiicant{s} or
the utilzty is responslble for adjustment or relocation costs and to make ~
arrangements for any necessary work
17 If the apphcant is unable to obtwn a second means of access, no more than 36 unxts ~
would be pernutted to use the exzsting roadway system, Nora Avenue to Wllbur
5/19 I HEC S taff Report for ZE-11 6-84A Page 120
- ~ - , -
w
r
~ Road Subsequent building pernuts would be approved for construction after a
secondary access extenduig Nora Avenue to Union Road and Niission Avenue is
constructed to County Standards
° 18 The apphcant shall be responsible for the full 50 ft nght of way dedicanon from the
existing ternunation of Nora Avenue, west of and adjacent to the proposed
. development through the applicants property
SPOKANE COUN'TY U'I'ILITIES DEPAR'TIViENT
1 Pursuant to the Board of County Commissioners Resolution No 80-041 S, the use
of on-site sewer disposal systems ls hereby authonzed This authonzation is
cond.iaoned on compliance with all rules and regulations of the Spokane County
Health Ihstnct and is further cond.itioned and subject to specif'ic application
approval and issuance of perrYUts by the Health Distnct
2 The owner(s) or successor(s) in interest agree to authonze the County to place theu
name(s) on a petition for the formation of ULID by petiuon method pursuant to
RCW 36 94, which petition uicludes the owner(s)' property, and further not to
object by the sigrung of a protest petiaon agalnst the formahon of a ULID by
resolution method pursuant to RCW Chapter 36 94 which includes the owner(s)'
property PROVIDED, this condiuon shall not prohibit the owner(s) or
successor(s) from objecang to any assessment(s) on the property as a result of
~ unprovements called for in conjunction with the formation of a ULID by either
- petinon or resolunon method under RCW Chapter 36 94
~ 3 Any water service for this project shall be provided in accordance with the
Coordinated Water System Plan for Spokane County, as amended
4 Each new dwelling urut shall be double-plumbed for connection to future areawide
collection systems
SPOKANE COiJN'Y'Y HEAL'I'H DIS'TRICT CONDITIONS
1 A combined surface water and sewage disposal deta.iled plan shall be approved by
the Spokane County Enguieer and the Spokane County Health Distnct pnor to the
issuance of any on-site sewage dhsposal perrmt or building pemut for this project
2 Sewage disposal method shall be as authonzed by the Director of Utilities, Spokane
County
3 Subject to specif'ic apphcanon approval and issuance of pernuts by the health
officer, the use of (an) ind.ivldual on-site sewage disposal system(s) may be
authonzed Per plans, site restinctions may lunit size of on-site sewage system,
~ this, unpachng the number of apartments allowed if the daily flow rate for the
system exceeds 3,500 gallons, but under 14,500 gallons per day, specific
apphcation approval and issuance of pernuts must be conducted by the Department
' of Health If the flow rate exceeds 14,500 gallons per day, the Department of
Ecology must be contacted -
5/91 HEC Staff Report for ZE-116-84A Page 121
o j
4 Water service shall be coordmated through the Ihxector of Utilitles, Spokane
County
5 Water servlce shall be by an existing public water supply when approved by the
Reglonat Engineer (Spokane), State Department of Health
a
6 Disposal o£ sewage effluent beneath paVed surfaces is cunrently prohiblted
.
7 Use of pnvate wells and water systems
SPOKANE CaUNTY BUILI)ING AND SAFETY DEPARTMENT
1 The applicant shall contact the Department of Building and Safety at the eaxhest
possible stage of deszgn/development Xn arder to be informed of cade requlrements
admanistered./enforced by the departmment, e g, State BuiIdxng Code Act
regulations, such as requu-ements far fire hydrant/flow, f~re apparatus access roads,
street address assignment, bamer-free regulations, energy code regulanons and
general eoordlnation vvith other aspects of projeGt unplementation
WATER PURVEYOR (NIODERN ELECTRIC 'VV'ATER COMPANY)
1 Modern Electnc Water Company wiIi supply the site with adequate water for
damestic, fire and lmgation uses, however specific airangements have not been
made to serve thls development °
2 That the water purveyor will require an approved enguleered map wxth adequate fire .
flows and domestic flaws
SPOKANE COUNTY Allt POLLUTION CONTR(JL AUTHORYTY
1 Au pollutian regulations require that dust emYSSlons dunng demohtian, construction
and excavation pra3ects be controlled This may require use of water sprays, tarps,
sprmklers or suspension of activity dunng certaln weather condhtions Haul roads
should be treated, and emissions fram the transfer of earthen matenal must be
controlled, as well as errussxans from all other construction-related acavxnes
2 AlI traveled surfaces (ingress, egress, parkmg areas, access roads) must be paved
and kept clean
3 Measures must be taken to avoYd the depositian af dut and mud from unpaved
surfaces onto paved surfaces If traclang or spills occur on paved suzfaces,
measures must be taken immediately to clean these surfaces
4 Debns generated as a result of this project must be disposed of by means other than
burning
r
5 Sohd fuel heating devlce(s) shall meet provisrons of SCAPCA Regulation I, Arncle
VIII ~
kc
5/91 HEC Staff Report for ZE-116-84A Page 122
,
PLANNING DEPARTMENT REPORT
TO: SPOKANE C4UNTY HEARING EXAMINER COMMITTEE
FROM: SPOKANE COUNTY PLANNING DEPARTMENT
DATE: APRIL 18, 1991
SUBJECT: Change of Conditions No. ZE-116-84A, to allow maximum density
allowed in the Urban Residential-22 (UR-22) Zone for apartment unit _
where the site was restricted to a total of 27 units.
I. GENERAL INFORMATION '
~
Applicant: Robert Flory
1724 North Union Road
Spokane, WA 99206
(509) 922-0046
Location: Generally located at the end of Nora Avenue, 350 feet east of the
Wilbur Road and Nora Avenue intersection in the SW 1/4 of the SE 1/4 of Section
9, Township 25 N., Range 44 EWM, Spokane County, Washington.
Proposal: Change of conditions to allow maximum density allowed in the Urban
Residential-22 (UR-22) zone for apartment units where the site was resiricted to a -
total of 27 units.
II. SITE ANALYSIS
Comprehensive Plan: Category is Urban.
Inside Priority Sewer Service Area (PSSA) Boundary
Inside Urban Impact Area (UTA) Boundary
The Urban category of the Comprehensive Plan is primarily for residential uses
with the necessary public facilities and services associated with a"citylike"
environment. Density should range from 1 unit per acre to 17 units per acre.
Arterial Road Plan: The Arterial Road Plan designates Nora Avenue as a Local
Access Street with an exisring 60 foot road rigtit-of-way. The site does not have
direct access to an arterial road. The County Engineer has recommended a limit of
36 units until a secondary access to the site is obtained.
Parks Plan: The site is located in the West Valley suburban area which is served
by a number of parks. Valley Mission Park, located approximately 1/4 mile west of '
the site, is a fully developed county park. Services include the Splashdown Water
Slide, ball field, tennis courts, basketball courts, and swimming pool. It is
4/91 HEC S taff Report for ZE-116-84A Page 14
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expected that Valley Mlssion ar wou serve as e pnmary
neighborhood/community park for the slte
Zoning
Existing on SITE Urban Residential-22 (UR-22) established in 1991 and
within Aquifer Sensinve Area Overlay Zone The site had
been approved in 1984 for a specific site plan and number of
_ units with Mulnple Family Suburban zoning
To the NORTH Urban Reszdeneal-3 5(UR-3 5) established in 1991
To the SOUTH Urban Residential-3 5(UR-3 S) established in 1991
To the EAST Urban Resldennal-3 5(UR-3 5) established in 1991
To the WEST Urban Residennal-7 (UR-7) established in 1991
Exclud.ing the Urban Residential-7 (UR-7) to the west the predominant zoning
surrounding the site is Urban Residential-3 5(UR-3 5) The "Program to
Implement" the Spokane County Zoning Code reclassif'ied the surrounding
Agncultural Zoning tb the Urban Residentlal-3 5(UR-3 5) single family
designanon The Urban Residential-7 (UR-7) to the west was Two FarYUly
Residennal (R-2) zoning The site's Urban Residential-22 (UR-22) zorung was
' approved as Multlple Family Suburban in 1984
Land Use
ExistinLy on SI'I'E Vacant
To the NORTH Vacant, Interstate 90
To the SOUTH Single family resldences along IVlission
To the EAST Vacant and single family residences within Wilbur Addition
To the WEST Duplexes and vacant
Site Characteristics
Site Size Approximately 2 7 Acres
Existing Bulldings None
Topo.,grao,X Flat
Veizetanon Native grasses and weeds
4/91 HEC Staff Report for ZE-116-84A Page 15
♦ Aencultural Summarv The Urban category of the Comprehensive Plan is not
intended to protect Agncultural land
Adioining Streets Nara Avenue to the west of the slte is a 64 foot improved
County nght of way which ternvnates at the sites northwest boundary as a cul-de-
sac
Interstate 90 to the North of the site is a State Departrnent of Transportation maxntained nght of way
Proposed Site Plan
Use Multxple unit apartments
Prouosed Buildinga Three buildings consisting of 51 aparnnent units
Building(s) FootDnnt Area 14,976 square feet
Site Coverage 14 5%
Maximum Stnicture He1ght 35 feet
BuildinLy Setbacks PRC)POSED REOUIRED
Front Yard Vanable 100' to 115' 55/25
Side Yard (R) 1(}-20' _S'/story_
Szde Yard (L) 10-23' _57story_
Rear Yard 35-57` 15'
ParlanLy 78 svaces 77 sQaces
.
ProDosed BuffennLy Techmques None shown The development of thls slte will
requxre compllance with the landscaping standards of the Zoning Code
n o t e
The site plan submutted for review by the Heanng Exarnner Commrttee rs
generalln nature Detailed review ta de[ermine camphance wzth all Code
regulations and conditions of approval 1s recommended to be adtninistrative and
to occur at the Building Permit stage
IYI SITE DEVEL(3PMENT RECOMMENDATIONS
Density The 51 unxts shown on the site plan is within the maximum permitted
densiry of the net developable area of the site
Design The proposed site plan shows the maximum number of unlts based on the
total net density of the site The rear yard setback for all buildings exceed the _
m.irumum for the Urban Residenhai-22 (UR-22) zone and would serve as an
additional setback buffer for rhe Urban Residentlal-3 5(UR-3 5) zones to the south
and north Side yard setbacks #`or the buildxng on the south pornon of the site would
be inadequate for a 3-4 story building The slde yards for the remarning two
4/9 HEC Staff Report for ZE-116-84A Page 16
. ~ . ,
structures needed to be increased if the builduigs exceed two stones The Planning
Department recommends the 36 units as concilnoned by the County Engineer
Locating the units on the north side of Nora Avenue would provide addihonal
buffei-uig for the single family uses located to the south
Buffering/Landscaping The site plan does not show the requu-ed landscaping on
the north, east or south property hnes Landscaping of parlang areas adjacent to
. public roads is also requued Administrative review of Code required landscaping is
recommended
- Signage As pernutted in the Urban Residenhal-22 (UR-22) zone standards (A)
one unhghted sign, not to exceed 20 square feet, placed flat against an outside wall of
the main buflding or (B) one detached sign not more than 15 square feet in area on
each face, not to exceed 10 feet in height above grade, nor to exceed 6 feet in width
Circulation/Access Access to the site would be provided by Nora Avenue with a
cul-de-sac at the site's eastern boundary The County Engineer has recommended
that the slte be hrruted to a total of 36 units unt11 a Secondary Access to Union Street
is obtained
Parkuig as shown on the proposed site plan is adequate to meet the needs of 51
apartment units
Stormwater Drainage Compliance with '208' stormwater regulahon is required
. Sewage Disposal The proposed development will require double plumbing for
connection to a future area wide collection system A septic system will serve as an
intenm method of sewage disposal
.
.
Water Supply Domesac water will be provided by Modern Electnc Water
Company
Fire Protection The proposal is located within Spokane County Fue Protecuon
Dismct No 1 Fire flow requirements will be determined pnor to release of a
building pernut
Schools The proposal is in the Central valley School Distnct (#356) No
comments have been received
I V. SEPA ENVIRONMENTAL I2EVIEW
An Envlronmental Checklist was submitted by the sponsor and was reviewed by the
County Planning Department The review considered the specifics of the proposal,
_ other available informaaon, County ordinances, other regulations and laws, possible
standard Conditions of Approval, the Generalized Comprehensive Plan, and other
County policies and guidelines The Planning Department has deternuned that "No
probable signif'icant adverse unpacts" would result from the proposal being developed
and has issued a Determination of NonsiEnificance ("DNS")
The "DNS" was cuculated to 9 other agencies of junsdiction and other
agencies/departments affected by the future development for revlew and comment
4/91 HEC Staff Report for ZE-116-84A Page 17
~
, .
The "DNS" comment penod ends Apnl 16, 1991 and was advertised 15 calendar
days before said date in the newspaper, by letter to adjacent property owners within
400 feet of the proposal, and by notice on a slgn posted on the proposal site The
Heanng Examiner may consider additional envu-onmental related testunvny at the
pubhc hearm.g
V . PLANNING DEPARTMENT SUMMAR''
,
The onginai rezone approval was based on a site plan wzth a different housing style
and slte utiizzation The current proposal is consistent wlth the standards of the
Urban Resldential-22 (UR-22) zone as discussed in the staff report Restnctuig the -
site to 36 umts until a secondary access is obtalned is a reasonable alternative for
development considenng the total mp generation of the proposed 51 umts The
recommended condxtxons of approval are updated fram the Heanng Exacruner
Committee F1ndings of Fact and Conclusion dated Apn14, 1985 The Planrung
Deparnnent has recommended modlfication to the site plan ta provide, 1) 36 umts are
approved and shall be lacated on the north side of Nora Avenue 2) A secondary
access 1s requued to allow more than the 36 units, thls secondary access shall requue
review at a public heanng The Planning Department recommends approval of the
change of condinons request
VI CQNDI'TIONS OF APPROVAL
r. All Conditions imposed by the Hearing Examiner Committee shall
be binding on the "Appllcant," whYCh term shall include the owner -
or owners of the property, herrs, assigns, and successors.
ia. The Zone Reclassification applies to the following real praperEy:
Tract B of Short Plat 82-198
SPOKANE COUNTI' PLANNING DEPARTMENT
1 Approval is requued by the Planning Du-ector/designee of a specif c lightmg and
signing plan for the descnbed property pnor to the release of any building permlts
2 Aspecific landscape plan, plannng schedule and provisions foz- malntenance
acceptable to the Planning Director/deslgnee shall be submstted with a perfozmance
bond for the project pnor to release of buildxng pernuts Landscaping shall be
installed and maintained so that sight distance at access points is not obscured or
impau-ed
3 The applicant shall develop subject property generally 1n accordance within the
concept pre,sented to the Heanng Body Vanations, when appraved by the
Planning Duector/designee, may be pernmtted, including, but not limited to building
location, landscape plans and general allowable uses of the pernutted zone All
vanatxons must conform to regulations set forth in the Spokane County Zoning
Code, and the onginal intent of the development plans shall be maintaxned
4/91 HEC Staff Report for ZE-116-84A Fage 18
.
.
.
o . ,
4 Conditioned for 36 units only A secondary access shall requu-e review and
approval at a public heanng before additional uruts can be approved The 36 units
shall be located on the north side of Nora Avenue extended
5 A specific development plan shall be subrrutted for Planning Department review and
approval pnor to issuance of building pernuts Construch.on must be judged as
proceeding according to the plan or constitute a zonuig violaaon
6 All standards of the Urban Residenaal-22 (UR-22) zone as amended, shall be
complied with in the development of this sxte
7 Landscaping and buffenng for this site shall conform to the standards of the Urban
Residential-22 (UR-22) zone (Section 14 622) and landscaping (Section 14 806) of
the Spokane County Zonmg code
8 The Planning Deparnnent shall prepare and record with the Spokane County
Aud.itor a Title Notice noti..ng that the property in question is subject to a vanety of
special conditions imposed as a result of approval of a land use action This Title
Notice shall serve as pubhc notice of the condltions of approval affecting the
property in question The Title Notice should be recorded withln the same tlme
frame as allowed for an appeal and shall only be released, in full or in parc, by the
Planrung Department The Title Notice shall generally provide as follows
The parcel of property legally described as [ ] is the
subject of a land use action by a Spokane County Hearing Body or
Administrative Official on April 18, 1991, imposing a variety of
special development conditions. File No. ZE-116-84A is available
for inspection and copying in the Spokane County Planning
- Department.
9 The project is subject to Section 14 706, the Aquifer Sensitive Area Overlay Zone
of the Zoning Code for Spokane County, which sets forth vanous measures for
aquifer protection, specifically, measures dealing with wastewater disposal, spill
protection measures and stormwater runoff
SPOKANE COUNTY ENGINEER'S OFFICE
Pnor to issuance of a building pernut or at the request of the County Engineer in
conjunction with a County Road Project/Road Improvement Dismct, whichever action
comes first
1 Applicant shall dedicate 50 feet on Nora Avenue for nght-of-way
Prior To The Issuance Of A Building Permit Or Use Of The ProDertv As Prooosed
2 Access pernuts for approaches to the county road system shall be obtained from the
Spokane County Engineer
3 Plans, profiles, and cross-sections as designed to County standards showing
proposed street centerline and curb grades shall be subrrutted to the Counry
4/91 HEC Staff Report for ZE-116-84A Page 19
.
Enguleer for approval pnor to construcuon and/or the filing of each final plat, road
plans to be prepared under the direction of a licensed Professional Civil Engineer
4 Drainage plans and design calculaaons showing the alignment of drainage facihties
shall be submitted to the County Engineer for approval pnor to construction and/or
the filing of the final plat Dralnage plans to be prepared under the duecnon of a
licensed Professional Civil Engineer
5 Appropnate provision shall be made that the following-descnbed property be held m trust unnl the continuation of the streets be dedicated or deeded a one (1)-foot
stnp at the ends or edges of all streets that terminate or border the subdivision
boundary (Temporary cul-de-sacs are required when streets terminate at the
subdivision boundanes )
6 The applicant shall subrmt for approval by the Spokane County Eng►ineer and the
Spokane County Health Distnct a detailed combined on-site sewage system plan
and surface water disposal plan for the entire project, or pornon thereof, if the
development is to be phased
7 A parlang plan and traffic circulation plan shall be subrrutted and approved by the
Spokane County Engineer The design, location and arrangement of parking stalls
shall be in accordance with standard traffic engineenng pracnces Paving or
surfacing as approved by the County Englneer, will be requued for any pornon of
the project which is to be occupied or traveled by vehicles
8 The construction of the road unprovements stated herein shall be accomphshed as
approved by the Spokane County Engineer
9 The County Engineer has designated Typical Roadway Sechon Number Two,
Local Access standard for the unprovement of Nora Avenue, which is to be -
constructed vvithm the proposed development This will requu-e the installanon of
36 feet of asphalt The construction of curbing and sidewalk is also requued
10 All requued improvements shall conform to the current State of Washington
Standard Specifications for Road and Bndge Construction and other apphcable
County standards and/or adopted resolutions pertaining to Road Standards and
Stormwater Management in effect at the date of construction, unless otherwlse
approved by the County Engineer
11 Roadway standards, typical roadway sections and dramage plan requu-ements are
found in Spokane Board of County Commissioners Resolution No 80-1592 as
amended and are applicable to this proposal
12 This subdlvlsion or development proposal is located within a drainage basin which
has been identified by the Spokane County Engineer's office as having stormwater
runoff problems Since this plat or development proposal is affected by or is a -
contnbutor to stormwater flows, property owners should participate in the planning
and unplementanon of a future baslnwide stormwater management system
The owner(s) or successor(s) in interest agree to jo1n in any County-approved
stormwater management program and to pay such rates and charges as may be fixed
4/91 HEC S taff Report for ZE-116-84A Page 20
r
• '
.
o r e
through pubhc heanngs for service or benefit obtained by the planning, design,
constructing, malntaining or operanon of stormwater control facilities
13 No construction work shall be performed within the existing or proposed public
nght-of-way until a pernut has been issued by the County Engineer All work
wlthin the public road nght-of-way is subject to inspection and approval by the
County Enguieer
14 All required construction within the existing or proposed public nght-of-way is to
be completed pnor to the release of a building pernut, or a bond i.n an amount
esnmated by the County Enguleer to cover the cost of construcaon of improvements
shall be filed with the County Engineer
15 Applicant shall sign and record Spokane Counry Notice to the Public No 6 which
specif'ies the following
The owner(s) or successor(s) in interest agree to authonze the County to place theu-
name(s) on a petition for the formation of a Road Improvement Distnct (RID) by
the petition method pursuant to Chapter 36 88 RCW, wluch pention includes the
owner(s) propert}, and further not to object, by the signing of a ballot, the
formanon of a RID by the resolution method pursuant to Chapter 36 88 RCW,
which resolution includes the owner(s) property If an RID is formed by either the
petition or resolution method, as provided for in Chapter 36 88 RCW, the owner(s)
or successor(s) further agree
. (a) that the improvement or construction contemplated within the proposed RID is
feasible,
- (b) that the benefits to be denved from the formation of the RID by the property
u-icluded therein, together with the amount of any County parncipation,
exceeds the cost and expense of formation of the RID, and
(c) that the property withm the proposed RID is sufficiently developed
Provided further that the owner(s) or successor(s) shall retain the nght, as
authonzed under RCW 36 88 090, to object to any assessment on the property as a
result of the improvements called for in conjunction with the formaaon of the RID
by either petiaon or resolution method under Chapter 36 88 RCW
This requirement applies to Union Road, from which the subject parcel takes
access
16 There niay exist utilities, either underground or oveihead, affecting the sub}ect
property, including property to be dedicated or set aside for future acquisition
Spokane County assumes no financial obligaaon for adjustments or relocarion
regarding these utilities Applicant(s) should check with the applicable utihty
purveyor and the Spokane County Engineer to deternune whether applicant(s) or
the utihry is responsible for adjustment or relocation costs and to make
arrangements for any necesSary work
17 If the applicant is unable to obtain a second means of access, no more than 36 uruts
would be pemutted to use the existing roadway system, Nora Avenue to Wilbur
4/91 HEC S taff Report for ZE-116-84A Page 21
.
4 ~
Road Subsequent bullciing pernuts would be approved for construction after a
secondary access extencUng Nora Avenue to Union Road and 1Vxisslon Avenue is
cansmacted to County Standards
18 The applicant shall be responsrble for the fu1150 ft nght of way dedication from the
existing terminauon of Nora Avenue, west of and adjacent to the proposed
development thraugh the applicants property
SPQKANE COUNTY UTILITxES DEPARTMEN'T
I Pursuant to the Board of County Commissioners Resolutlon No 80-0418, the use -
of on-srte sewer dxsposal systems is hereby authonzed This authonzation is
cond.inoned on compllance with all rules and regulaaons of the Spokane County
Health Dlstnct and 1s further condztioned and subject to specif°ic application
approval and Yssuance of pennits by the Health DYStnct
2 The owner(s) or successor(s) xn interest agz-ee to authonze the Counry to place theu-
name(s) on a petition for the formation of ULID by pehnon method pursuant to
RCW 36 94, which petitian includes the owner(s)' property, and further not to
object by the sigzung of a protest petiaon against the formation of a ULID by
resolunon method pursuant to RCW Chapter 36 94 which xncludes the owner(s)'
property PROVIDED, this condition shall not prohibit the owner(s) or
successor(s) from obJecting to any assessment(s) on the property as a result of
unprovements called for in conjunction with the formaaon of a ULID by erther
petinon or resolutxon method under RCW Chapter 36 94
3 Any water servxce for this project shall be provided in accordance wlth the
Coord.lnated Water System Plan for Spokane County, as amended
4 Each new dwelling unit shall be double-plumbed for connection to future areawide
collection systems
SPOKANE COUNTY HEALTH DISTRICT CONDI'I'IONS
1 A combined surface water and sewage chsposal detailed plan shall be approved by
the Spokane County Engineer and the Spokane County Health Distnct pnor ta the
issuance of any on-slte sewage disposal pemut or building permit for this project
2 Sewage disposal method shall be as authonzed by the Director of Utxlities, Spokane
County
3 Subject to specific applicaaon approval and issuance of pernuts by the health
officer, the use of (an) incLividual on-site sewage disposal system(s) may be
authonzed Per plans, site resmctions may lunit size of on-site sewage system, _
this,lmpactrng the number of apartments allowed if the da11y flow rate for the
system exceeds 3,504 gallons, but under 14,500 gallons per day, speczfic
applicatian appraval and issuance of perrnuts must be conducted by the Department
of Health If the flow rate exceeds 14,5(}0 gallons per day, the Department of
Ecology must be contacted
4J9 J. HEC S taff Report for ZE-116-84A Page 22
, o
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4 Water service shall be coorduiated through the Director of Unlities, Spokane
County
5 Water service shall be by an existing pubhc water supply when approved by the
Regional Engineer (Spokane), State Department of Health
6 Disposal of sewage effluent beneath paved surfaces 1s currently prohibited
7 Use of pnvate wells and water systems
SPOKANE COUNTY BUILDING AND SAFETX DEPARTMENT
1 The apphcant shall contact the Department of Building and Safety at the earliest
possible stage of design/development in order to be informed of code requirements
administered./enforced by the department, e g, State Builduig Code Act
regulanons, such as requuements for fire hydrantJflow, fire apparatus access roads,
street address assignment, bamer-free regulanons, energy code regulanons and
general coordination with other aspects of project implementation
WATER PURVEYOR (MODERN ELECTRIC WATER COMPANY)
1 Modem Electnc Water Company will supply the site with adequate water for
domesnc, fire and ungation uses, however specific arrangements have not been
- made to serve thrs development
2 That the water purveyor wnll require an approved engineered map with adequate fire
= flows and domeshc flows
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
1 Air pollution regulations requue that dust errussions durulg demolition, construcaon
and excavation projects be controlled This may requue use of water sprays, tarps,
spnnklers or suspension of acavity dunng certain weather conditions Haul roads
should be treated, and enussions from the transfer of earthen matenal must be
controlled, as well as errnssions from all other construcuon-related activities
2 All traveled surfaces (ingress, egress, parkuig areas, access roads) must be paved
and kept clean
3 Measures must be taken to avoid the deposition of ciut and mud from unpaved
surfaces onto paved surfaces If tracking or spills occur on paved surfaces,
measures must be taken immediately to clean these surfaces
4 Debns generated as a result of this project must be dlsposed of by means other than
burning
5 Solid fuel heating device(s) shall meet provisions of SCAPCA Regulation I, Arncle
VIII
kc
4/91 HEC S taff Report for ZE-116-84A Page 23
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9 k~c- t L._. n r,-,w ri= II 7 50 N, R -i ii cl c-, RI LLAJ11
r F?: L~ ~n i n q rh sl n~ r cr~ ~nci i t l--- n
The f,-- l lcowl nq "Cond i ti ons r-1 f qpprova l " fr tl►N ~.-~b-_,ve re fer'F-nii r_p-d ~~~~~~e
c- hancae are -subm1 ttecl to rhe Spol, ane C-Dunr y HEcirinq E, aminer Cc~inmu t ree
for i ricl1 ision in the "Plarini nq ReP._.rt" anci "Fj- ntiinas ~..~nd Qrder" of
rhe publ ic hears ng schECil_tlecJ Apr l t_1B, 1 D =,,1 .
F'r 7cir to issu«ncE of a bu1 lclinq permi ror a t the reql_test coF the
Cc-lunty Eriqineer in con)itnction with a C-Dunty Rclad Fr._1)ect/R-_-ad
rmpr-,-ovement Distr-ict, whichever- ac t1c-in comer fiirst:
F ~F, F1ppl L can1- sha l 1dedi ca 5() feet on Ncora_Avenue for riqht of wAy
p ur pcises .
P r i._.r- ro re lease ~--If a bu i 1 c1 i nq perml ttDr u<,e -_If t he priDper ty ay
~~~---1sed:
[~4 C-► Acces permi ts fic-3 r approaches t-_- the C.-Junty Rr-lacl System ahal 1 be
._bt<ained f r---lin the Ct_oiinty Enqzneer.
4E.~ F'lans, profliP_5, .--And cross-sectic-ns, as desiqne~.~ tc-l County
(-3tane.i<--ir-cjs showinq prc-opezosed street center 1 ine and cl_irh qr-,-Ades
c-1i,--A1 1 bP sl_tbiTiitted to the C-Diinty EnqLneer fc-or approval prlor t----
r_o ristr1_t ctx.=- n. R.Dad plansa are tr-- be prepared i_inder the directic--n
c-f,-i t-icensECl Pr.-Ofp-s»zi-inal Givi 1 Eriql nEer _
11 Y' ,=1 1 f 1-_l Q f7? ij1c-i11''.~ ca nd l j(_' s.l aI-1 C<3lCI_t 1 rZ tL---I 15 ''::,f't C-W 1nQ tf'1 E? r=1 1L C] I-l I Tl E? l i t ~Df
cirain,ic..IP shol 1 b~.~ sotbonit t-r-rJ tr. the Cr.itnty FnqZnrer
fi_or pY Ir.Y t'o nY <31I"1c--AC]E°' plrafl':, tc-' hE?
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Lje velprno nt i~~ 13 h a se ci.
A parE -inc1 plan aricl tra,ffiic czrcl_ilation plzri shalX be- s1_tbmitt ecl I
cind appr~,--,vp-ci by the Gp-_4 anp- C~~-unty Fnn i np-er , TI-je des Lqn,
l---,cati,--.n ancJ arranQement .---f p~.~rE xnq stall-; shall he in
arcc-rdance wzth standzrd enqineering practices PavXnq r '
s,lAr facinq as appr._,ved by the Cc--unty Enqineer wil Z be reql(ired
f,_Jr a n y p.=,r t z----nof t I-ie p r,_,jeC t w I-iz c I-i i s t1--1 b e cpc cup i z d 1_ir '
tr-aveled by vehzcles
E-48 The c-Dnstr+ic t1c--r~ ---tifi trie r~~~adway zmprc,vements statPcl he<rein shal 1
be ac rc-mplished as appr---ved by the Sp,-FIane D-Jitnty Enqineer.
E=I=i The C-Dunty Fnq.-neex tfas dcsignated Tvpical R-Daclway 5ecti---,n
Niimber Acr,ess standarcl f,r,r tVie a.mpr-z-vernznt of h1---,,ra
Av e nue whic h is ts_, c-Dn s t r uc t zd w xtr► inthe pr~~-p----sed ci e v P t,---p rn en t.
Ttiis~w.iI 1 reqt_cire thP insta1 1~.~txc-sn .--.f ^G #t. ~Df asphal t. Citrb7 ng
mit s t a 1sc- b e cc,n s t r- uc t e d.
Fr-5 t Al l requzred imprcivements shall con-form ti-, the cl_irrent St~.~te ~~-f
Washinqt-_-n Stand~.~rd Speczficati-::-ns ft--r- Road and F{rlclqe
cc-nstriRCtic-In anJ c-Pther appl icable c-Dunty standards and/.--Ir
ad-Dpted resctlittic:-ris r}ertaininq pertazninq 1:,-. R,_Iad Standards and
Stc-rrriwat-er I"lznaQemenf in efifect at tNie clare ~Df cr-nstr►_ictu-,n,
miles-3 ~--therw.i.sE-- --ippr-,--,,Pcf by tI-te Cclunty EnqYneer
t ct !'1 dr_i Y C lS y tyF.) 1 C cl I 1' ~_-adWt=1 y C t 1-Dns c-1l f 1 C l U 1' a1 I-1 c1 {jP F 1I at-1
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t\ t I. I !t Li?t,
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pr-~~~ ~~~d r -i ali „f w a y 1 in t i 1 ap e rinl t- h a bp-en is a1 t I, t i hy th r,
('--,ltnty Enqi nezr. A11 w._- rE witha.n the piihl z c r----tacl ric]ti t-_- f wa y -L s
5uh)er_t 1,-D inspectirin and appr,--,-,/al by thP C---Il_tnty E►-tqineer .
E5_i A]. t reqi tired cons t r 1_i cti---In wi th i n thp Ea , 1stinn #--Ir prcipciserJ pi_ibl i c
1'' .l. Qht ----f W-Ay L S t,--l be Gr--m p 1eted p1' 1.--i 1' fo t l'iP Y 2 1 E? aS? of a
hui ldi nq permx tc-r a boncl in an ameDitnt estimated by ttie C._Il_tnty
Lnn-ineer tc, (',=IVe1' triE Ce---st .:If -=-Y- liilPr oVPinf?fi tS 5Vtr:il1
t►e fa lp- d wi t h the C-Dunty EnciineE►r.
E'j D A13pli c~.~nt l siqn and rec~~rd Sp.-,[ ane CcJuntS Notice the
Fi_ib] i c IV o. F w hi c_ h s-pecx iles G F iz i,--.1 1-Dw 1 n ct :
T h e s-owner ( s ) 1_1 r c--) i i c c ~r ( s ) i n i n te res t ~.atar ee t~~,
auth.---ri--e the County tcl pl r--Ace the1 r n~.~me(s) on :-A pEnt-Itic-In fl--Ir
the fc,rmat ic--n ---I-f ~--A R---Iad Improvemenfi Distri r_t (RID ) by the
peti f Lcon metr~.-nd pursuant to Chapter '33G_ QQ RCW, whict, petiti-_In
includes tl-ie ----wner(s) pre--operty. I f a RID is fr-Irrnzl by etther the
Faet-iti-Dri cor r7so1utlcin methoci, ac-i prcivicled fl--,r zn Chapter ^F,.88
RCW, the ---wnPr ---Pr suc r_essor (s) fl_tr trier aqree: (1) th...~t the
impr-_-vernent .---r c-Dnstructlo_in cl_entemplatecl within the pi°r~pic-lSed RID
is feasible, that the bznefLts to be derived fr-,--,m the
fc-IrmaticIn ~--,f thE~ RID by tFie property lncli_tcJecl Fherein, fc:-IcIEther
w i t h t- he a m=-+tn t .--Ifa ny C,_,,_tn t y p a r t i c L p a t t--nn, e~ ceed s the cl_'s t
anc.l c,,PensP- f fc--rmaticnn .--If the RID. and (3) that thP pr._-per t y
wlt;hl-n I,ho pr,--Dp---, ,ed RID is <sli ffLc ient ly de-velopE-d. Pro-Sv icied,
filYt rit?1`'y f'hC 1_oWf1F7Y' (s) clY' -ahc-1l1 YE.-'tcl] fl thE' Y 1 Cifit, as
clilFh---r L t?Cj illl(l►_`ir RCw fi-I i'ir))F'Ct to=, <=ll"ly ~,-,ses-:,ment- -in
t hFa r►r._.ppr ty Gi r-~-sriu1 t --f E he irnpre_ovemen k=_> ra1 l rad f---r in
t.J 1 tf 1 thC! f' i' il► t~ f' 1~ i f 1 --'-f t' hE' RT n f)y F_' LLr i E' I' pr' l- Lt1s-'i1-1 1--oY
1 I ~fl ITIC' ~ fl- I( I 1_t ncJc-'1 f f1op f (,l rr{',. F;t3 RCW_ I fl 1 ~►1 ~ ~V 1 ( ~ ~r~ ~ ~i
clpf)~. 1 t c-1f)1 F' (Wlt~=# fl fl cliJ.
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tt 1~ ~1 ,t'I 1I 1(IF' f~ 1 C~I~rll t` <I( ~~ill~,l fl'll)_
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ITI._. Y C- t-11 _11-1 ~C-, ~1111 1 s wcill 1Cl 1)( ' t_'rIT11 t f'(-~j t~ ~ IIt~C t ftc? F=' 1 ~5 r 1flQ rc, a d w --i yt
s y c-, f t_'lTly 1\1 rr3 A v e nu e F, wl 7. t)~lY R.-..=~d. 1 1bc'r 1 - IL'fl r t]1 l L I cl 1(lCJ pE'YfTll f'si
k~1-11_1trJ he apprvec-i f---- r c-D ns tri_«rtn --A fFP- r a se c- ndary A Cc E?S:-; P, tc-, nrja.n~i
1\I o r<-A A V E' I'1 1_t P U n ico n Rd a nd h11 , si,_- ri A v e n1_t E L s c.,, nc, t- ru c t ed t~D C~~I u n t y
St~.~ndards.
-r r,e --App 1 i c<< n t- sha1 1 b z re_, p---1n s.Lb 1e f---Sr t- he f l_t1 1 15C) f t. r i ct ht._.f w a y
dedi c~~ticon frr-im the e%is tinq ter-mination cifi Nora Avenue, west .---f and
ad )ar_Pn t t-c- the prc-SposecJ clev~.~l ---pment thr,wough the appl L cants prc-per ty.