ZE-0021-98
. r
SPOKANE CC}UNTY HEARING EXANIINER RECE-VED
SEP o 2 1998
RE Change of conditions wrthin the ) FINDII'1ft
ft~#&NGINEER
existinc, Urban Residential-22 (UR-22) CONCLUSI)
Zone, and request for bonus density } DE+CISIfJN
Applicant Arger Capital Corporation }
File Nos ZE-88A-80/ZE-36Vb ~
1. StJMMARY OF PROPQSAL AND DECISION
Propvsal. Appltcatian for change of candit2ons to the approved site plan andfor conditions
bf approval for two pnor zone reclassifications, for development of 136 multifamlly dwelling
units of retirement housing, and request for bonus density allowance in the exisring, Urban
Residentiai-22 (UR-22) zone
Decisioa: Approved, subject to conditlons
" U. FINDINGS OF FACT A.ND CONCLUSIONS
_ The Heanng Examuler has reviewed the apphcations and the evidence of recard, and
hereby adopts the followmg findings of fact and conGlusions
A. GENER.AL INFORMA.TION:
AppIicant Gregory G Arger/Arger Capital Corporation, 300 North Mulla.a Road, #204,
Spokane, WA 99206
Legal Owners of Site: (1) Assessor's Parcel Nos 452219111 and 45221 9112- Gordon Finch,
5806 N VZSta Lane, Spokane, WA, 99212, and 9102 E Columbia Dnve, Spokane, WA, 99212
(2) Assessor's Parcel No 45221 9200-Arger Capital Gorporation (see above address)
(3) Assessor's Parcel No 45221 9217-Dayton Hudson Gorporation, 777 Nicollet Mall,
Minneapolis, MN, 55402-2055 (4) Arger Capital Corporation has an option to purchase Parcel
Nos 45221 9111, 45221 9112 and 45221 9217
Address- None assigned
Location Genera.lly located at the northwest corner of the intersection of Fourth Avenue and
Evergreen Road, in the luE 'l4 of Section 22, Township 25 North, Range 44 EWM, Spokane
County, Washlngton
Zoning• Urban Residentlal-22 (UR-22) zone The site is aiso located w2thin the Aquifer
Sensitive Overlay zone and the Public Transit Benef t Area designated by the County Zoning
Code
HE Findtncrs, Conclusions and Decrsion ZE-88A-80/ZE-36A-96 Page 1
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Comprehensive Plan Category: The property is desrgnated in the Urban category of the
Spokane County Generalized Comprehensive Plan The sYte is also Iocated Zn the Aquifer
Sensltive Area, Pnonty Sewer Servlce Area and Urban Impact .Area designated by the Plan
Environmental Rev2eva: A Determination of Nonsignif cance was issued on March 5,
1998 by the Division of Building and PIanrung
Site Description: The site is approxunately 5 83 acres in size and is rectangular in shape
The westerly 165 feet of the site involved in File Nos ZE-36A-96 is 1 82 acres, while the
easterly 305 feet of the szte involved in File No ZE-88A-80 is 4 41 acres The site is pnmanly
vacant and undeveloped, except for a single-family residence and two outbuiIdings located on the
northeast corner of the site The topography of the site is generally fla# wrth a slight incline in
slope from the north property line to the south property line Little vegetation exists on site,
except for native grasses, shrubs and Iandscaping associated with the existing single-family
residence A wire fence with two strands ofbarbed wire surzounds a majonty of the property
Barbed wire fences are prohibited in the UR.-22 zone Overhead transrrussion lines border the
west side of Evergreen Road and the south side of Fourth Avenue The site is located wrthun the
intenm urban growth area (I[JGA} boundanes designated by Spokane County pursuant to the
Washington State Growth Management Aet
Sua-rounding Conditions: Fourth Avenue is designated as a 70-foot wide Collector
Artenal on the Spokane County Artenal Raad Plan Evergreen Road is designated as a 1 Q4-foot
wide Pnncipal Artenal Evergreen Road, adjacent to and south of the site, is a two (2)-lane
paved road within a 50-foot wide nght of way, and lacks curb, sidewAIk and street lighta.ng _
Between the site and Sprague Avenue, Evergreen Road is a five (5)-lane paved road with center
tum lane Fourth Avenue is a two (2)-lane paved road withzn an exisf7ng 40-foot wide nght of
way, and Iacks curb, sidewalk and street Iighting McDonald Road, located about a half mile
west of the srte, is designated as a Mvnor Artenal Sprague Avenue, located about 2 mzles north ~
of the subject property, is destgnated as a Pruicipal Artenal by the Artenal Road Plan, and
compnses a major traffic and commercial comdor thrvugh the Spokane Valley area _
A new freeway interchange is being planned at Evergreen Rvad and In.terstate 90, to facilitate
access to a new regYOnal shopping..mall and other commercial development that has been
develvped or planned north of Interstate 90 Spokane County is trying to secure fundmg to
widen Evergreen Road from Interstate 90 sauth to Sprague Avenue and Fourth Avenue within a
few years This wvuid znclude a three (3)-lane road sectlon including center fiurn lane adlacent to
the site Approximately 100 feet south of the site is an abandoned railrvad nght of way that has
been dedicated to Spokane County This 100-foot wide nght of way extends between and parallel to Sprague Avenue and Fourth Avenue for a considerable distance Spokane County has
installed a pubiic sewer interceptor in the abandoned nght of way, and has adopted a long range
plan to extend a new east-west Pnncipal Artenal 1n such nght of way
Intensive commercial development is found along Sprague Avenue to the north The abandoned
ncrht of way generally provides the divrding line between RegionaI Business (B-3) zoning and
commercial uses and the Major Commercial category of the Comprehensive Plan to the north,
and residentiai uses and the Urban category to the south A relatively new Target retail store is
found at the sauthwest corner of Evergreen and Sprague Avenue, and a new Safeway store and
HE Findings, Conclusions and Dec2sion ZE-88A-80/ZE-36A-96 Page 2
other retail uses are found at the southeast comer of such artenals The nearest county park is
located about a mile south of the site, near Evergreen Road and 24°i Avenue
Land uses in the vicinity are pnmanly single-family residences on land zoned Urban Residential-
3 5(UR-3 5), with some vacant land zoned UR-3 5 located immed►ately west and north of the
site Multifamily housing is found along the west side of McDonald Road north of Fourth
Avenue In December, 1995, a conditional use permit for a home industry (dance studio) was
approved in conjunction with a single-family residence on a lot located along the south side of
Fourth Avenue, approximately 100 feet west of the site (File No CUE-22-95) Mamer Road,
between Fourth Avenue and Flfth Avenue, was vacated a number of years ago Keystone
Elementary School is found at the southwest corner of McDonald Road and Fourth Avenue
Zoning History of Site: In 1981, the easterly 305 feet of the site was rezoned from the
Agncultural Zone to the Multiple Family Residential zone, pursuant to the now expired Spokane
County Zoning Ordmance, with no speclfic development proposed Future development
pursuant to the zone change was conditioned on the submlttal of a detailed site plan and
landscape plan for review and approval at a public hearing before the hearuig body See Heanng
Examiner Committee Findings and Order dated 10-14-51, in File No ZE-88-80 Effective
January 1, 1991, the zorung of such land "crossed-over" to the UR-22 zone of the County Zoning
Code, pursuant to the Program to Implement the Spokane County Zorung Code Under the
Program to Implement, the conditions of approval attached to the rezone continued to apply to
the site after the cross-over, with any change to such conditions requued to be in compliance
with the development standards of the new cross-over zone See County Resolution No 85-
0900, Program to Implement, Zone Classification Transition Guide, p 4 -
In December, 1996, the Heanng Examiner approved a rezone for the westerly 165 feet of the site,
from the UR.-3 5 zone to the UR.-22 zone The current applicant irutially requested development
of 40 multifarruly dwelling u.nits of eiderly housing on sucE land, including a request for one (1)
unit of bonus density The Examiner's decision derued the request for bonus density, restncted
development of the site to 34 multifamily dwelling uruts andlimited buildmg heights to 35 feet
See Heanng Examiner final decisions in File No ZE-36-96, as referenced below
History of Current Applications: In November, 1997, the applicant subnutted a change of
conditton applicahon to develop the 4 01 acre site rezoned in File No ZE-88-80 for 96
multifamily dwelling units, including eight (8) units of bonus density See File No ZE-88A-80
In December, 1997, the applicant submitted a change of conditions applicatlons to develop the
site rezoned in File No ZE-88-80 and the site rezoned in File No ZE-36-96 as a combined site
for multifamily development See File Nos ZE-36A-96 and ZE-80A-80 This eventually
resulted in the subm.ittal of a revised site plan dated February 3, 1998, for the development of
136 units of general multifamily housing on the combined site of 5 83 acres, which included
eight (S) units of bonus density A public heanng vvas held on this revised application on Apnl
3, 1998, at the conclusion of which the Heanng Examiner took the matter under advisement for
decision
Based on new information submitted after the public heanng regarding the frequency of traffic
accidents at the intersection of Fourth Avenue and Evergreen Road, and concerns over the traffic
volume impacts from the project considered at the Apnl 3, 1998 public heanng, the Examiner
advised the parties of record that further traffic study might be warranted for such project and
HE Findincrs, Conclusions and Decision ZE-88A-80/ZE-36A-96 Pa-ae 3
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that the public heanng might need to be reopened to consider the new information See letter
dated 4-17-98 from the Heanng Examiner to Arger Capital Corporation These concerns
prompted the applicant to propose development of the site solely for 136 units of retirement
multifamily housing, wluch was expected to have less traffic impact than an equivalent number
of general multifamily dwelling units In the event such development proved not to be feasible,
the applicant requested permission to pursue the onginal plans for general multifamily housing,
subject to preparation of a traffic study and its consideration at a public heanng See letter dated
4-23-98 from Gregory Arger to the Hearing Examiner, and testimony of Prokey Arger
Comments solicited from neighbonng property owners indicated some interest in the retirement
complex concept On May 21, 1998, the applicant submitted a revised site plan for a 136-urut
retirement complex, along with a traffic study prepared by its consulting engineer This
information was circulated to neighbonng property owners who had testified or submitted letters
for the public heanng held on Apn13, 1998 Such owners were notified in wnting that a public
heanng would be held on June 12, 1998 on the revised site plan See letters dated 5-21-98 and 5-
27-98 from the Heanng Examiner
Project Description: Application for a change of conditions in File Nos ZE-88-80 and ZE-
36-96, to develop 136 multifamily dwelling units of retirement housing on the site, including a
request for bonus density The existing buildings on the site would be demolished to allow
development of the project County Engineeruig conditions of approval request the dedication of
2 5 feet of nght of way along Fourth Avenue, 25 feet of nght of way along Evergreen Road and
nght of way for an increased turning radius at the intersection of Fourth Avenue and Evergreen
Road An additional future acquisition area of 12 5 feet along Fourth Avenue was also
requested The site plan of record illustrates 14 feet of nght of way dedication for Evergreen
Road and rune (9) feet of future acquisition area, which conflicts with the recommended
condihons of approval The applicant would be required to improve Fourth Avenue by adding
8 5 feet of asphalt, curb and sidewalk The project would be served by public sewer and water,
and modern pnvate utillties
The site plan of record illustrates a total of seven (7) buildings on the site, includulg three (3)
tnplex structures for independent living on the westerly 165 feet of the site, an assisted living
faciLty on the easterly 305 feet, three (3) enclosed garage structures and two (2) carports The
central wing of the assisted living facility is intended to house a large dirung area, reading area,
library, physical therapy and recreational facilities Landscaped courtyard areas are planned
between the vanous buildings and structures The tnplexes would feature independent living for
retired persons Typical building heights of 36 feet and 45 feet are listed on the site plan of
record The tnplex buildings are planned not to exceed two stones in height, while the assisted
livLng facility is illustrated with an intenor single-story structure and two outer three (3)-story
levels See testimony of Gregory Arger, Prokey Arger and Roy Wyatt The site plan provides a
total of 147 total park.ing spaces A circular dnveway is tllustrated at the main entrance to the
site along Evergreen Road, and a secondary entrance is illustrated along Fourth Avenue
If the applicant dedicates 25 feet of nght of way along Evergreen Road as requested, the net
acreage of the site after the dedication of nght of way would be 5 52 acres Based on such net
acreage and using the area of building coverage listed on the site plan of record, the maximum
building coverage on the site would be approximately 26 % See site plan of record submitted 5-
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 4
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:
21-98 The net density of the proJect would be approximately 24 6 units per acre, which includes
a bonus density request for 15 multifamlly dwelling units
A flanking street yard setback from Fourth Avenue of 32 5 feet for the westerly 165 feet of the
site, and 120 5 feet for the easterly portlon of the site, respectively, are illustrated on the site plan
This reduces to setbacks of 20 feet and 108 feet, respectively, when measured from the future
acquisition area along Fourth Avenue Based on the dedication of 25 feet of nght of way alon~
Evergreen Road and the location of buildings shown on the site plan, a front yard setback of 92
feet would exist along Evergreen Road A rear yard setback of five (5) feet from the westerly
boundanes of the site is shown for the tnplex proposed at the southwest corner of the site, and
also for the garages located in the northerly portion of the site The rear yard setback increases to
25 feet for the other two tnplexes A side yard setback of 15 feet from the north property line of
the site is illustrated for the tnplex proposed for the northwest corner of the site A flanking
str-eet yard of 25 feet is illustrated between the garages located in the nortberly part of the site and
the road nght of way that abuts the site on the north
The site plan of record illustrates 20 feet of Type III landscaping along the vanous road nght of
ways Such landscaping falls outside the area of nght of way dedication and future acquisition,
except for an encroachment of two (2) feet into the 25 feet of nght of way required to be
dedicated along Evergreen Road Approxunately 15 feet of Type III landscaping appears to be
shown along the northerly border of the westerly 165 feet of the site, and also along the most
westerly boundary of the site, except adjacent to the tnplex proposed in the southwest comer of
the site Five (5) feetof Type III landscaping appears to be shown adjacent to the same tnplex
building, and also along the westerly border of the most northerly portion of the site Other
landscaping is shown interspersed throughout the site A six (6)-foot high sight-obscunng fence
is illustrated along the project's northerly and westerly borders
B. PROCEDURAL INFORIVIATION:
Applicable Zoning Regulations: Spokane County Zoning Code Section 14 504 040, and
Chapters 14 622 and 14 820
Hearing Date and Location: Apn13, 1998 and June 12, 1998, Spokane County Public
Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway,
Spokane, WA
Notices • Mailed March 18, 1998 and May 12, 1998
Posted March 19, 1998
Published March 19, 1998
Compliance The legal requirements for publzc notice have been met
Site Visit: Before and after public heanngs
Hearing Procedure• Pursuant to Resolution Nos 96-0171 (Heanng Examiner Ordinance)
and 96-0294 (Heanng Examiner Rules of Procedure)
HE Findings, Conclusrons and Decision ZE-88A-80/ZE-36A-96 Page 5
u Testimony:
Francine Shaw and John Pederson Scott Engelhard and Pat Harper
Division of Building and Planning Division of Engineenng and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Robert Brueggeman, Traffic Engineer Prokey Arger and Gregory Arger
Division of Encyineenng and Roads 300 North Mullan Road
1026 West Broadway Spokane, WA 99206
Spokane, WA 99260
Susan Mathis Karen Cone
13614 East 3`dAvenue 13620 East 3`dAvenue
Spokane, WA 99216 Spokane, WA 99216
Jim Scott Lynette Bailey
2312 South Baldor Road 13306 East 6`bAvenue
Spokane, WA 99216 Spokane, WA 99216
Neil Francom Phi1 Bruni
404 South Evergreen 311 South Evergreen
Spokane, WA 99216 Spokane, WA 99216 _
Walter Johnson Roy Wyatt
13907 East 4" Avenue 1801 West Broadway
Spokane, WA 99216 Spokane, WA 99201
Ann Winkler
707 West 7" Avenue, Suite 200
Spokane, WA 99204 ~
Items Noticed: Spokane County Comprehensive Plan, Spokane County Zonulg Code,
Spokane County Code, Spokane County Resolution Nos 96-0171 and 96-0294, Spokane County
Artenal Road Plan Maps, and Spokane County Standards for Road and Sewer Construction
(adopted pursuant to Chapter 9 14 of the County Code) Spokane County Resolution Nos 97-
0321 (adopting Lntenm development regulations for lands 1}nng inside and outside ILJGAs), 97-
0134 (establislung IUGA boundanes), 97-0135 (adopting a moratonum for lands lying outside
IUGAs), and 85-0900 (adopting Spokane County Zonuig Code and Program to Implement the
Spokane County Zoning Code) Spokane County Zorung Adjustor Findings of Fact,
Conclusions and Decision dated 12-28-95, in File No CUE-22-95, Heanrig Examiner
Conunittee Findings and Order dated 10-14-81, in File No ZE-88-80, Heanng Examiner
Findings of Fact, Conclusions and Decision dated 12-17-98, in File No ZE-36-96, and Heanng
Examiner Order Correcting Clencal Error in Decision dated 12-18-96, in File No ZE-36-96
Procedural Matters: (1) The Heanng Examiner reopened the Apnl 3, 1998 public heanng to
consider new information and a revised application Wntten notice of the June 12, 1998 heanng
was provided to parties of record 16 days and 31 days respectively pnor to the heanng The
Heanng Examiner Rules of Procedure require only five (5) days wntten notice to parties of
record by the Heanna Examiner, when a heanng has been reopened to consider new information
pnor to the issuance of a final decision In cases where an application has been revised but not
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Pa~e 6
substantially changed, the revised application may be heard as long as it has been circulated for
comment by the reviewing agencies See County Resolution No 96-0294, Attachment "A",
Sections 13 and 14 The Examiner agrees with County Planning staff that the revised site plan
considered at the June 12, 1998 public heanng did not constitute a substantial change from the
application heard at the Apnl 3, 1998 public heanng The revised application proposed
development of the same number of dwelling unlts as the onginal application, and was more
mitigating in terms of traffic and other land use impacts in the viciruty, since it proposed
development of the site solely for a retirement complex rather than general multifamily housing
(2) The Hearinj Examiner disclosed a potential conflict of interest regarding the proposal to the
applicant and other parties of record pnor to the June 12, 1998 public heanng This disclosure
was made as soon as it was apparent to the Examiner that a potential conflict existed The
applicant waived any objection to such potential conflict, and no objection was made by the other
parties of record to the Examiner heanng the case See letters dated 4-17-98 and 5-7-98 from the
Heanng Exanuner to the applicant and parties of record, and letter dated 5-11-98 from Gregory
Arger to the Heanng Examiner
C. LANI) USE ANALYSIS:
1 Chanee of conditions avnroval cntena
The applicant seeks to change the site plan and conditions of approval for the 1996 rezone of
the westerly 165 feet of the site in File No ZE-36-96, and proposes a specific site development
plan for the 1980 rezone of the easterly 305 feet of the site in File No ZE-88-80 Spokane
County Zonmj Code 14 504 040 requires that applications for sigruficant changes to the site
development plan approved for a pnor rezone, and changes to the condihons of approval for a
pnor rezone reclassification, be approved by the Heanng Body following a public heanng
The County Heanng Examiner Ordinance authonzes the Heanng Examiner to consider -
change of condition applications at a public heanng The Heanng Exanuner is required to set
forth in findings and conclusions the manner in which a land use decision cames out and
conforms to the Comprehensive Plan and development regulations The Examiner is authonzed
to grant, deny or grant with such conditions, modifications and restnctions as the Examiner finds
necessary to make the land use application compatible with the County's Comprehensive Plan
and development regulations See County Resolution No 96-0171, Attachment "A", paragraphs
7(d) and section 11 This includes compliance with the Spokane County Zonincy Code, the State
Environmental Policy Act (SEPA) and the County's Local Environmental Ordinance (chapter
11 10 of the Spokane County Code)
Since a change of conditions application modifies a pnor rezone action, the cntena for
approving a rezone is generally applicable In considenng a rezone application, Washington case
law generally provides that (1) there is no presumption in favor of the rezone, (2) the applicant
for the rezone must prove that conditions have substantially changed in the area smce the ]ast
zorung of the property, and (3) the rezone proposal must bear a substantial relationship to the
public health, safety or welfare ParkndQe v Seattle, 98 Wn 2d 454, 462 (1978), Biarnson v
Kitsan Countv, 78 Wn App 840 (1995) Spokane County Zoning Code Section 14 402 (1)(2)
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 7
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lndicates that consistency with the Comprehensive Plan, detnment to the public welfare and
changed circumstances are relevant in deciding to amend the official County Zoning map
A comprehensive plan serves as a guide to the adoption of zoning regulations, and stnct
adherence thereto is not required See RCW 36 70 970 (3), Bame v Kitsap Countv, 93 Wn 2d
843, 848-49 (1980) General conformance with a comprehensive plan is normally requued
before a rezone may be approved. Bassani v Countv Commissioners,, 70 Wn App 389 (1993),
Belcher v Kitsao Countv, 60 Wn App 949, 953 (1991), and Cathcart v Snohomish Countv, 96
Wn 2d 2011 211-12 (1981), and Bame v Kltsan Countv, 93 Wn 2d 843, 848-49 (1980)
Consistency with a comprehensive plan is relevant in determirung whether a rezone bears a
substantial relationship to the public welfare Bassani, supra, at 396-98 Recent cases have held
that changed circumstances are not required for a rezone if the proposed rezone closely
implements the policies of a comprehensive plan Biarnson v Kltsap Countv, 78 Wn App 840,
846 (1995), Save Our Rural Environment v Snohomish Countv, 99 Wn 2d 363, 370-371
(1983)
Spokane County Zorung Code 14 100 104 states that the provisions of the Zorung Code
shall be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan
and the general pians for physical development adopted by the Board of County Commissioners
The Comprehensive Plan indicates that it should be used as a reference source and guide for
making land use decisions Comprehensive Plan, p 2 The "decision guidelines" set forth in the
Comprehensive Plan are to be used in determirung whether or not a particular proposal should be
approved, conditioned or derued
A change of conditions is not a rezone, because it does not change the actual zone of the
property However, a change of conditions may affect the conditions of approval, as well as the
permitted uses, location of bwldings, landscaping, conditions of approval and other features in a
site development plan, approved in conjunction with a pnor rezone Proof of "changed
conditions" as in the case of a rezone would not seem to be compeiled for a changed conditions
application, except in the case where an applicant is attempting to obtain approval of the same or
sim2lar project that was derued in the past
2 Bonus densitv annroval cntena
The UR-22 zone authonzes a density/net density of 22 dwelling uruts per acre, unless bonus
density is authonzed under Zorung Code Chapter 14 820 See Zorung Code 14 300 100,
definition of "density", and Zorung Code 14 622 305 The net density of the project is
approximately 24 6 dwelling uruts per acre The applicant seeks a potential bonus density
allowance of approximately 2 6 dwelling units per acre, or an extra 15 dwelling units, based on
direct hook-up to public sewer
Zoning Code Chapter 14 820 authonzes bonus densities of 3 5 dwelling uruts per acre in the
UR-22 zone, for direct hook-up to public sewer Addltional bonus densities of 5 dwelling units
per acre each may be authonzed for location of development within one-quarter (1/4) mile
walking distance of available public transit, and location of development where off-site
convetvence shopping facilities are functionally accessible within reasonable walking distance
(i e 5 miles), or where the pnmary means of access to a development is via an artenal Zoning
Code 14 820 060
HE Findings, Conclusions and Decis2on ZE-88A-80/ZE-36A-96 Page 8
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To qualify for bonus density for the direct hookup to public sewer, the site must be no more
than 200 feet from a sewer trunk or coIlector line, unless the County Division of Utilities
determines that it is feasible to hook-up to a sewer trunk or collector line at a greater distance
when applicable Zoning Code 14 820 08.0 To qualify for bonus densities under Zoning Code
Chapter 14 820, a project must meet the development standards of the UR-22 zone, and the
increased density must not be detnmental to the general purpose for granting bonus density under
such chapter, or otherwise harmful to the public health, safety and welfare Zoning Code
14 820 000
The stated purpose of the bonus density provisions of Zorun~ Code Chapter 14 820 is to set
standards tbat will allow higher than normal residential densities in a manner that provides a
desirable living environment compatible with surrounding land uses Development bonuses are
expected to increase the construction of development, generally within the Urban Impact Area
designated by the Comprehensive Plan, in locations where tlie actual connection to sewers is
intended to protect the County's sole source aquifer Bonus densities are intended to provide for
higher density development in locations close to employment, shopping, major tra.nsportation
routes and sanitary sewer, and to provide economical mulrifamily housing in regard to
anticipated growth in areas required to use sanitary sewer faciliries when such facihties are
operational See Zorung Code 14 820 000 Bonus density for public sewer may be granted
through the public heanng process in conJunction with a change of conditions application, but
only after direct hookup is g.taranteed Zoning Code 14 820 020 and 14 820 040
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3 Apnlicable policies of Comnrehensive Plan
_ ,
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The proposal is designated in the Urban category of the Comprehensive Plan The Urban
category is intended to provide the opporturuty for a"citylike" environment, which includes
vanous land uses, residential development and a high level of public facilities and urban
services It is pnmanly a residential category of single-family, two-family, mulri-family, and
condomuuum buildings-along with neighborhood commercial, light industnal, and public and
recreational facilities The Urban category recommends a residential net density range of one (1)
to 17 uruts per acre The more intensive uses in the Urban category, such as light mdustnal and
neighborhood commercial, would be located near or along the heavily traveled streets The
Urban category indicates that the least intensive single-family residential uses should be isolated
from the noise and heavy traffic, and multifamily structures will usually be a transitional use
located between single-family residential and the more intenslve areas See Comprehensive
Plan, Section 1, "Purpose" and "Detailed Definition"
The Urban category includes the following relevant goals, obJectives and decision
guidelines
Goal l 1 Encourage a varcety of Iiotiscng types ufid denscties
Objectcve 1 1 a Promote fill-in wrtliin established developmejit areas and
existing outlycng communities whei e utilitces, arterrals, schools and
C0111171Lllllly facilitzes have already been established
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 9
Decisroii Gurdelziie 1 1 1 Ui bair development wcll be approved ui areas
haviiig adequate power supplces, water, sanztag a►id storm sewei s,
sti eets, and school and fire services, provrded tlzat sucli develop»retit
nieets the iiiteiit of other Objectcves and Decisron Guidelines of thcs
sectton
Objective 1 1 b Highej -denstty developmejTts such as multr fanttly aiid
mobile homes (rnanufactured honres) parks should be located wrth direct
or near access to the major artercal systems rather tlTan on interior
neighborhood streets Access to pubcc transportatcon should also be
conszdered
Objective 1 1 c Whefi multifamily dwelling are to be located adjacent to
single family areas, careful consideratcon must be given to the density aiid
designs of the multrple famtly developmenr so as to ensure protectron of
the amentties of the sirtgle family area
Decision Gurdeline 112 Base net densityfor scngle family dwelling
areas and for mult famrly dwelling areas may be rncreased through bonus
opttoyis, bonus densrties, zero lot Icnes or slmrlar methods when meehr:g
thefill-in craterca ~
Deczsion Gurdeline 113 A multtfamily dwelling structure exceeding .
three (3) resrdentral units or a development of such structures or
manufactured homes (except those on single fa»irly lots) should
a) locate adjacent designated arterials,
b) locate near existrng or planned public transrt routes,
c) improve or matntacn the consistency of adjacent srngle famcly
amenrties
Decision Gutdeline 114 A varcety of densitres and residential uses
should be available to provlde a freedom of chocce to lcve in Urban areas
with varying densitzes, combtnations, or mcx of uses (see detailed Urban
definztions)
Decrszon Guideline 116 Development utilizing construction meihods,
scte planntng and/or landscaping methods which are considered
innovatzve should be approved if the rntent of Plan Objectives or Deczsroii
Guidelines is macntained
Objective 12 a Support cncreased cluster development pi ovidrn~ for open
spaces tivrth the development
Objective 12 b Efzsure adequate opelr space, i ecreattoiral facrlittes and
parks for i-esrdential development
Decisioii Gucdelciie 12 1 Cluster development proposals niay be
approved wher: such proposals are compatible wcth nearby developn:elit
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Pac-;,e 10
atid wIien the overall defti:ed Urban derisrty oti the proposal site rs not
exceeded
Deccslon Gucdeline 12 2 The need for recreatzon and open space cf eated
by i esider:tial developments should be met and be in corrformance with
ordriiances, plans aiid policres prior to residential developrnent approval
Decrsroii Gurdeline 12 2 Tlie need for recreatron arid open space cj eated
by rescdefitral developments should be met and be in coirformance with
ordtnances, platis, and polrcres przor to residential developmeiit approval
Decrsion Guidelcne 13 3 All Urban developmet:t proposals should
reqacri e public sanrtary and storm sewer systems or ifTterrm sewer systems
to protect water quality
Goal 15 Encourage a healthful and pleasrng envirof:ment in tjie
Coufity's residential areas
Objectave 15 a New residejitial or multiple family should be buffered
from exrstzng adjacent land uses where adverse effects may develop
Decision Guldeline 15 1 Buffering and/or landscapcng wrll be used to
_ mitigate the d~ferences betvveen proposed developments and exrstzng uses
Decision Guidehne 15 2 Landscaping may be required to provide a
liealthful and pleasrng residential environment
Decrsion Gucdeline 15 4 Scdewalk faczlittes will be requrred along
arterials conhecting residential areas wtth communrty facilzties and/or
contmerctal areas -
Objective 15 d Residentcal areas should be discouraged within high
norse level zones such as in the vectntty of airports, railroads and
freeways
Objective 15 e When a neighborhood experiences pressure for change 177
character, such change shall be permrtted upon approprcate review
Objective 1 S f Consider tlie profile, especrally hecght, of the excsting
ireighborhood when evaluatcng multrfamzly developments
Objecttve 15 g In ntany instances, mobile homes and multifamily
developn:ent »:ay be appropriate to renew residential areas
Decisioii Guidelirie 15 7 Before approvcng any multcfamcly housijlg o~
manufactured home development proposals, it sliould be determined that
such development will enhance the residential cliaracter or aesthetres, or
ivill uiiprove rescdential values of the area
HE Findings, Concluslons and Decision ZE-88A-80/ZE-36A-96 Page 11
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Objectrve 15 8 Wlien determcnrng wliether a proposal wcll change tlie
2XISl1)1o land use cliaracter of an area, factors to conscder may iiiclude
a) tlre structure hecght of the proposal ui relatcon to structure
height of nearby structures, and
b) whetlrer new structures will have a posrtive ot negatrve rmpact
upon the neigliborhood 's archltecttcral character
Dectsion Guidelrne 1 61 Before laizd use proposals are approved they
should
a) COllform to plans, polccies and i-egulatiais of County water, sewer, stoj ni sewer,
utzlity and special servcce distrccts,
b) conform to County transportation plans afid policies, and
c) identify and take steps to resolve significant adverse impacts upon excsting
ZllllllleS, (i e water, sa,:itary and storm sewers, utility, available aizd future
energy resources), and traffic systems
The property is also located within the Urban Impact Area (UTA) designated in the
Comprehensive Plan See Comprehensive Plan, Section 14 Tlus is an area where growth,
development and hi;her intensities of land use are encouraged Comprehensive Plan, Objective
' 14 1 a Traditional urban problems such as incompatible land uses, environmental pollution and
traffic congestion are to be managed with greater attention to the general public's well-being
_ inside the UTA Comprehensive Plan, Objective 14 1 e
The Transportation section of the Comprehensive Plan contains the County Artenal Road
Plan and numerous pohcies relating to development and use of county artenal and local access
roads Comprehensive Plan, Section 21 The Artenal Road Plan descnbes vanous classes of
artenals, with the remaining county roads considered Local Access roads The County Artenal
Road Plan Maps designates artenals as Pnncipal Artenals, Minor Artenals, etc, and lists design
cntena applicable to each classification
The Artenal Road Plan charactenzes a Pnncipal Artenal (without controlled access) as a
four or more lane (including turrung lane), moderately fast facihty designed to permit relatively
unimpeded traffic flow between major traffic generators, such as the central business distnct,
major shopping centers, major employment distncts, etc Pnncipal Artenals are considered the
framework road system for the urbanized portion of the county, and are to be located on
commututy and netghborhood boundanes The desued nght of way width for a four lane
Pnncipal Artenal under the Artenal Road Plan is 100 feet, with mirumum roadway width of 63
feet prescnbed between curbs Common features along such artenals include pedestnan
crosswalks at signalized intersections, restncted parking, landscaping, drainage, street-lighting
and separated sidewalks See Comprehensive Plan, p 246-247, 253-254 and Figure 21-4 The
Artenal Road Plan recommends the early acquisition of the prescnbed nght of width for
Pnncipal Artenals, though actual road construction within such nght of way may be
accomplished in phases over time Comprehensive Plan, p 253
Decision Guideline 21 1 3 of the Transportation Section states that the review of land use
proposals should contain provisions for extensions, alignments and adequate nght of way
acquisition for designated County Artenals The Transportation section encoura~es an adequate,
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 12
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efficient, safe, economical and energy-conserving artenal system, which provides convenient
access to homes, employment, shopping, personal business and recreation Decision Guideline
21 4 2 Decision Guidelines 214 5 and 21 5 7 recommend that the function of existing and
future artenals be preserved by controlling land uses, parking and duect access along the
artenals Decision Guideline 21 5 11 encourages pedestnan facilities to enhance the safety and
convenience of pedestnan travel and to provide access to neighborhood facilities Decision
Guideline 21 5 3 encourages land use plannuig that will minimize the need for high capacity
transportation comdors and encourages land uses in areas that can take advantage of the
available capacity of existing artenai streets
The Transportation policies of the Comprehensive Plan are implemented pnmanly through
the Spokane County Standards for Road and Sewer Construction adopted by the County The
Road Standards authonze the County Division of Engineenng and Road to adopt certain
functional classifications for designated artenals and local access roads, and specify design
standards and improvement cntena for such road classifications
4 The prooosal as conditioned generallv conforms with the ComDrehensive Plan
The site is currently zoned UR-22, a zone wluch specifically implements the Urban category
of the Comprehensive Plan The purpose and intent of the UR-22 zone is set forth in Zorung
Code 14 622 100, as follows ~
Tlie purpose of the UR-22 zone is to set sLandards for the orderly
development of residentral property rn a manner that provides a deszrable
Icving envzronment tliat is compatzble wcth surroundrng land uses and
assures the protection of property values It is rntended that this zone be
used to add to the vanety of housing types and denscties, and as an
implementation tool for the Comprehenslve Plan Urban Category General
characterrstccs of these areas include paved roads, public sewer and water,
_ accessibtltty to schools and ltbraries, and a ful! line of public services
inclicding manned fire protection and public transit accessrbility Offices
are permitted in the UR-22 zone in order to provide some of tjie service
needs generated by high-intensrty land uses The hizhest denszty resrdentral
zone. UR-22. is intended arrmartlv foY multinle-famrlv dwellcnQs and ts
ustcallv located adiacent to mator or secondarv artertals It is used as a
transztion between low or medium densztv niultrple-familv uses and intensive
commercral or low rntensitv rndustrial uses and to provcde_for hiQher densitv
housrizg in locatrons close to emnlownent shooDtfig and mator
traiisDOrtation whei-e movements of neoDle can be handled efTcientlv and
with least overall adverse cmDact
[emphasis added]
The applicant seeks to develop 136 units of "retirement" housing This includes nine (9)
"independent living" units located in the three tnplexes, and 127 units in the "assisted living"
facility The definition of a"multi-family dwelling" under the Zorung Code contemplates
independent living among three or more families occupying a building See Zorung Code
14 300 100 The Zoning Code defines an "retirementleiderly apartment" use as a" multi-
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 13
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family dwelling designed for individuals and couples who are retired from active employment
service, and who are not medically dependent upon other individuals" Zoning Code 14 300 100
The rune (9) independent living uruts clearly meet the definition of "retirement/elderly
apartment" and "multi-family dwelling"
There is some question as to the proper classification of the 127-urut assisted living facility
portion of the project The applicant indicated that the residents of the assisted living units will
be provided one meal a day in the dining area of the facility, that recreational facilities and other
amenities would be provided for the residents, and that nursing staff would be available to
provide a minor level of inedical and personal care to the residents The resldents will be fairly
active It is unclear whether such facility would need to be licensed by the State See testimony
of Prokey Arger Such facility could potenihally meet the def rution of a"convalescent home"
under the Zoning Code A"convalescent home" is defined by Zoning Code 14 300 100 as
follows
A residetitral facility licensed by the State or Coutity to provide speclal
care and supervision to convalescents, invalcds, and/or aged persons, but
wliere no persons are kept who suffer frorn mental sickness or disease or
physical drsorder or atlment whtch is normally treated wtthin sanitarcums
or hospitals Special care in such a faczlrty includes, but is not limited to,
nursing, feeding, recreatcon, boarding and other personal sef-vices
If the proposed assisted hving facility met the defirution of a"convalescent home", it would
not appear to be a"multi-fanuly dwelling" as defined in the Zoning Code, and accordingly would
not be subject to the density restnctions of the UR-22 zone applicable to retirementlelderly
apartments and other multifamily uses See Zorung Code 14 300 100, definition of "dwelhng
urut" Under such charactenzation, the applicant would not be required to apply for bonus
density, since there would only be nine (9) multifamily dwelling units on the site
Under the facts presented, the Examiner finds the proposed assisted living facihty to lie
somewhere beriveen a"retirementlelderly apartment" use and a"convalescent" home The Staff
Report charactenzed the entue project as "multi-family" development, for the purpose of
analysis under the Comprehensive Plan and compliance with the Zoning Code The applicant
did not dispute such charactenzation It is also noted that the Comprehensive Plan does not
define a"multifamily dwelling" or break uses down as finely as the Zotung Code See
Comprehensive Plan, Glossary, definition of "dwelling urut" For the purpose of analysis, the
Examiner will consider the pro,Ject to be a"multi-family dwelling", and more specifically as a
"retirementlelderly apartment" use
The applicant has proposed a density of 24 6 dwelling units per acre, which is more than the
maximum density of 17 units per acre generally contemplated in the Urban category However,
the Urban category indicates that the base net density for residential uses may be increased
through "bonus options" or "bonus densities" within developed areas where utilities, artenals,
schools, and community facilities have already been established The project meets the
requirements for such "fill-in development" See Comprehensive Plan, Glossary, definition of
"fill-in development" The site is located between and in close proximity to at least two existing
developed geographlc areas, having densities and land use which conform to their designation
under the Comprehensive Plan The subject property is designated withln the County's IUGA
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 14
under the Growth Management Act The project is located within the Public Transit Benefit
Area designated by the Zoning Code, and public transit is available within 2 miles of the site at
Sprague Avenue and Evergreen Road The density of the project will increase the cast-
effectrveness of extending utilities and public services in the area, will create an urbanized
environment within the Urban category and Pnonty Sewer Service Area, and promotes public
sewenng Since the project will cater to the elderly, it will not impact the schools in the area
The project provides recreational facilities for its residents, which mitigates its impact on County
parks in the area
Pnmary access to the site is along Evergreen Road, a Pnncipal Artenal, with secondary
access provided along Fourth Avenue, a Collector Artenal The subject property also borders a
100-foot wide county nght of way designated as a future Pnncipal Artenal Another Pnncipal
Artenal is located withm 2 miles and a Minor Artenal is located witlun a half mile The
project's location unplements the locational cntena for multifamily housing m the Urban
category, which recommends that such housing locate along or near the major artenal systems
rather than along local access roads The location also implements the intent of the UR-22 zone,
which contemplates the location of multifamily housing along a Pnncipal Artenal or Minor
Artenal See Comprehensive Plan, Glossary, defirutions of "Secondary Artenal", "Major
Artenal" and "Collector Artenal", Zoning Code 14 300 100, defirution of "Artenals-Pnncipal,
Minor and Collector", Zorung Code 14 710 140, and Spokane County Road Standards, Section
rl 12, paragraph 2
_ As recommended by the Urban category, the project is located near public transit and provides transrtion between existing residential development and more intensely developed
areas Immediately north of the site is a 100-foot wide county nght of way planned for a major
artenal route The land directly north of the nght of way is wnthin the Major Commercial
category of the Comprehensive Plan, is zoned B-3 and is developed with major commercial retail
uses As contemplated by the UR-22 zone for intensive .nultifamily development, the project ts
located close to employment, shopping and the major transportation routes where movements of
people can be handled efficie-ntly and with least overall adverse impacts
,
The proposed height of the assisted livtng facility was one of the concerns expressed by
property otivners who testified at the public heanng and/or submltted letters for the record See
comments from Karen Cone, Sue Mathis, Neil Francom, Walter Johnson and others The record
indicates that the unpacts of the project on the architectural character, residenhal character and
values, and single-fanuly ameruties of the area were taken into consideration in the design of the
project It is noted that the westerly 165 feet of the site has already been approved for 34 uruts of
multi-family dwelling/retirement housing This would be at a net density of approximately 18 9
uruts per acre and a maximum height of 36 feet, and with pnncipal access off of Fourth Avenue
Only nine (9) units are currently proposed for this portion of the site, in three tnplex structures
that will not exceed two stones and 36 feet in height Each tnplex unit is to be served by a
single-car garage
The assisted living facility will have two three (3)-story portions, with a maximum height
not to exceed 45 feet See testimony of Roy Wyatt and Prokey Arger The Examiner has added
a condition of approval limiting the building height of the assisted living facility to 45 feet from
ground level The maximum bullding height in the UR-22 zone is 50 feet Zoning Code
14 622 335 While taller and denser than the tnplexes, the assisted living facility is onented
HE Findings, Concluslons and Decision ZE-88A-80/ZE-36A-96 Page 15
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toward Evergreen Road and away from Fourth Avenue, will be set back 108/120 5 feet from the
dedicated nght of way/future acquisition area along Fourth Avenue, and will be set back 92 feet
from the dedicated nght of way along Evergreen Road Such extraordinary setbacks and the
increased widths of such road nghts of way will significantly mitigate the view impact of the
assisted living facility on the single-family residences located along the south side of Fourth
Avenue and the east side of Evergreen Road
The project is also intended to be an upscale retirement center with a residential type design
This includes substantial landscaped courtyard areas, residential style gables, groups of windows,
stucco/vinyUbnck siding, and a sloped roof with aspbalt shingles, tile or sunilar residential type
matenal See testimony of Roy Wyatt and Prokey Arger The maximum building coverage for
the entire project proposed is only 26 which is substantially lower than the maximum building
coverage of 65 % allowed in the UR-22 zone, or the 50 % maximum building coverage allowed
in the UR-3 5 zone See Zoning Code 14 622 330 and 14 616 330 A sight-obscunng fence will
be constructed along the west properiy lines of the site, and along with required and optional
landscaping will provide additional buffenng along each boundary of the site The record does
not indicate any opposition to the proposal from the owner of the vacant land west of the site
Another sigruficant concern expressed by neighbonng property owners was the potential
impact of the project on traffic safety and capacity at the intersection of Fourth Avenue and
Evergreen Rvad, the need for a traffic signal at such location and the need for widening of
Evergreen Road pnor to build-out of the project Evergreen Road is currently controlled at
Fourth Avenue by stop signs that require motonsts heading eastbound or westbound on Fourth
Avenue to stop at Evergreen Road The record indicates that several traffic accidents have
occutred at this intersecrion over the past few years In response to these concerns, the applicant
subrrutted a traffic analysis prepared by a licensed traffic engineer analyzing the impact of the
project on traffic safety and capacity at the subject mtersection See Threshold Traffic Study for
Arger Retirement Center subnutted on May 14, 1998 The traffic enguieer prepanrig the study
also testified at the pubhc heanng See testimony of Ann Winkler The County's traffic
engineer also testified at the public heanng, and submitted wntten data on the subject
intersection See testimony of Robert Brueggeman and Pat Harper, and letter dated Apn130,
1998 from Robert Brueggeman to the Heanng Examiner
The expert testimony submitted by the applicant's traffic engineer and County Engineenng
indicated that the accident rate at the Fourth and Evergreen intersection with the project would
not exceed accepted engineenng standards or traffic warrants, and did not compel either
signalization or addibonal traffic controls at such intersection The testimony indicated that
retu-ement housing only generates a fraction of the peak hour veh.icular tnps as general
multifamily housing The County's traffic engineer testified that if traffic warrants or the
accident frequency were later shown to exceed permissible levels, County Engineenng would
consider undertaking a project to make necessary traffic improvements at such intersection The
County has already adopted plans to widen Evergreen Road to a three-lane section adjacent to
and north of the site, and is trying to secure funding for such improvement Such three-lane
section when constructed will enhance safety at such intersection, by providing a center turn lane
for storaje of turning movements onto Evergreen Road, and facilitating traffic movements
turning onto Fourth Avenue from Evergreen Road See testimony of Robert Brueg~eman The
applicant is required to dedicate a substantial amount of nght of way along Evergreen Road to
the County, and to widen and improve Fourth Avenue along the frontage of the site
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 16
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r
Washington case law indicates that generaiized statements from lay witnesses on issues such
as traffic safety and capacity should be used to deny or condition a land use application in the
face of contrary and competent expert opiruon See Maranatha Mining vs Pierce Countv, 59
Wn App 795, 802-806 (1990) Further, the County needs to demonstrate an "essential nexus"
between the requested road improvement requirement and a legitimate government interest, and
that "rough proportionality" exists between the improvement and the impact of the development
See Snarks v Doualas Countv, 127 Wn Zd 901 (1995), Dolan v Citv of Tigard, 114 S Ct 2309,
129 L Ed 2d 304 (1994) The evldence submitted by neighbonng property owners established
only that a number of traffic accidents have occurred at the subject intersection over the past few
years, and that perhaps a larger number of accidents have occurred at the intersection dunng such
time penod than official accident statistics indicate Such factors brought to the attention of the
County's traffic engineer and applicant's consulting engineer, who testified that no further
conditions of approval were warranted Based on the evidence submitted, the Examiner can find
no legal basis to deny or further condition the project based on traffic safety and capacity issues
In light of the above discussion, the Examiner concurs with the finding in the Staff Report
that the proposal generally conforms to the Comprehensive Plan
5 The nroDOSaI. as conditioned. comnlies wlth the Urban Residential-22 (UR-22) zone. the
Snokane Countv Zonine Code and a~olicable land use reeulations '
The applicant has requested 2 6 uruts of bonus density, based on the availabihty of public
sewer to the project Section 14 820 060 of the Zorung Code allows a bonus density of 3 5 uruts
per acre for such factor Public sewer has been installed in proxunity to the site, and the County
Utilities Division has indicated that public sewer is available for connection See Staff Report, p
9, and County Utilities Division condihons of approval dated 3-20-98 Previous discussion
supports approval of the changed condition application, including the request for bonus density
Even with the allowance of bonus density, a desirable living environment compatible with
surroundulg land uses will be achieved The allowance for bonus density will not be detnmental
to the public health, safety and general welfare Approval of the bonus density request will
provide for economical, higher density housing in a location close to public sewer, which
housing will coruiect to the sewer at the time of build-out
The project has been conditioned for comphance with the UR-22 zone and the County
Zorung Code The site plan of record indicates certain deviations from the development
standards of the UR-22 zone and the conditions of approval The rear yard setback illustrated for
the tnplex in the southwest corner of the site is only five (5) feet, instead of the required 15 feet
The flanking street yard setback for such tnplex also needs to be increased to a distance of 25
feet from the future acquisition area adjacent to Fourth Avenue, instead of the 20 foot distance
shown See Zoning Code 14 622 325 It is also unclear from the site plan whether five (5) feet
of Type III landscaping 1s provided adjacent to the north and west property lines of the site
adjacent to UR-3 5 zoning, as required by the Zoning Code See Zoning Code 14 806 040 The
site plan also shows a 23-foot wide area along Evergreen Road for nght of way dedication and
future acquisition, whereas the conditions of approval require dedication of 25 feet of nght of
way along Evergreen Road with no future acquisition area
The Staff Report (p 4) indicates that 204 parking stalls are required on the site, including 11
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 17
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stalls for guest parking, as opposed to the 147 stalls shown on the site plan of record This
finding is based on the off-street requirements specified in the Zoning Code for "multifamily
dwellings" of 1 5 spaces per dwelling units However, the Zoning Code reduces the parking
requirements for "retirementlelderly apartments" to one (1) space per dweYIing units, with even
less stnngent requirements if a deed restnction if filed limiting development of the site to
retirementlelderly housing Parlung requirements for a"convalescent home" are even lower, at
one space for every four (4) beds See Zorung Code 14 802 040 (2)(5) and (11)
Since the Examzner has found that the project is most accurately considered as a
"retirement/elderly apartment" use under the Zoning Code, only one (1) off-street parlang space
is required per dwelling unit Since 136 units are proposed, only 136 spaces are required under ,
Zoning Code 14 802 040 Zoning Code 14 622 340 requires that an additional5 % of the
required number of parking space be provided and labeled for guest parking, for all multifamily
projects, evenly dispersed throughout the development This translates to an additional seven (7)
spaces for guest parlcing, or a total of 143 parlang spaces On this basis, the site plan of record
appears to provide more than enough total park.ing spaces
6 Conditions in the area have sufficientlv chanQed to tustifv the proposed chanQe of
conditions, as conditioned
In applying the changed circumstances test, courts have looked at a vanety of factors,
includuig changed public opinion, changes in land use patterns in the area of the rezone proposal,
and changes on the properiy itself The Zorung Code references changes in "econoriuc,
technological or land use condihons" as factors that will support a rezone Spokane County
Zorung Code Section 14 402 020 (2) Washington courts have not required a"strong" showing
of change The rule is flexible, and each case is to be judged on its own facts Bassaru v Countv
Commissloners, 70 Wn App 389, 394 (1993) Recent cases have held that changed ,
circumstances are not required for a rezone if the proposed rezone implements policies of a
comprehensive plan Biarnson, at 846, Save Our Rural Environment v Snohomish Countv, 99
Wn 2d 363, 370-371 (1983) -
Proof of changed circumstances is obviously not requued for the portion of the site rezoned
to the UR-22 zone in 1980, since the 1980 rezone specifically contemplated the future submittal
of a site development plan for approval It is also doubtful whether the applicant needs to prove
a substantial change of circumstances for the portion of the site rezoned to the UR-22 zone in
1996, since the applicant is proposing a more mitigating development plan for such portion of
the site Any requuement that changed circumstances be shown for such porhon of the site
should be measured against conditions which existed at the time of the last zorung of the site
pnor to the 1996 rezone This would be at the latest January 1, 1991, when the cross-over zoning
to the Zorung Code occurred, or at the earliest when the site was last zoned several years ago
under the now expired County Zorung Ordinance
Significant changed circumstances have occurred in the area since adoption of the Zoning
Code in 1,986, and the 1991 cross-over zorung Such changes include increased population
growth in the area, intensive commercial development south of Sprague Avenue in the vicinity,
the widerung of Evergreen Road south of the site, the extension of public sewer to the area, and
designation of the site wrthin the County's IUGA
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 18
:
7 The nronosed chanee of conditions bears a substantia] relationship to and is not
detnmental to the z~ublic health. safetv and ~eneral welfare
General consistency with a local government's comprehensive plan is relevant in determining
whether a rezone bears a substaritial relationship to the public welfare Bassani., at 396-98 The
Examiner has given appropnate weight to the views of neighbonng property owners, which
views may be glven substantial weight but are not controlling Parkndge v Seattle, 89 Wn 2d
454 (1976) Such views must relate to the approval cntena for the rezone proposal being
considered, such as consistency vvith the Comprehensive Plan and applicable land use
regulations, environmental unpacts, and speclfic impacts to the public health, safety and welfare
See Cougar Mt Assocs v Kmg Countv, 111 Wn 2d 752, 756 (1988)
As conditioned, the proposal generally conforms to the Comprehensive Plan The site is
adequately buffered from the nearby single-family neighborhood based on its design, location,
restncted heights, extraordulary setbacks, senior housing provisions, landscaping., and screerung
features As discussed previously, fhe project will be reasonably compatible with adjoining land
uses The proJect is condrtioned for compliance with the recommendations of the vanous public
agencies, and is supported by adequate infrastructure The project will serve a demand in the
Valley area for quality seruor housing
8 The chane7e of conditions iDroiDosal comnlies with the provisions of the State
Environmental Policv Act and the Countv's Local Environmental Ordinance
No public agencies objected to the Determmation of Nonsiguficance (DNS) issued for the
proposal by the Division of Buildwg and Plantung The proposal will not have more than a
moderate effect on the quality of the environment, and the Examiner concurs with issuance of the
DNS The procedural requuements of chapter 43 21 C RCW and chapter 11 10 of the Spokane
County Code have been met
111. DECISION
Based on the above Findings of Fact and Conclusions, the change of conditions application
for the development of 136 umts of retuement multi-family dwelling unlts, including 15 units of
bonus density, are hereby approved, subJect to the conditions of approval of public agencies
stated below Any conditions of such agencies wluch have been added or sigluficantly revised
by the Heanng Examiner are italccrzed
Failure to comply with the condihons of this approval may result in revocation of this
approval by the Heanng Examiner This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with junsdiction over land development
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 19
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SPOKANE COUNTY DIVISION OF BUII,DING ANI) PLANNING
1 All conditions imposed by the Heanng Examiner shall be binding on the "Applicant",
which term shall include the owner or owners of the property, heirs, assigns and successors
2 The zone change applies to the real property Those parcels being in Section 22, Township
25 North, Range 44 EWM, Spokane County, Washington descnbed as follows
Parcel 45221 9200 The west 165 feet of the east 495 feet of the NE '/4 of the NE '/4, south
of the CM ST P& P railroad nght of way EXCEPT the south 20 feet and EXCEPT the north
290 68 feet more or less
Parce145331 9111 The east 330 feet of the NE '/4 of the NE '/4, south of the railroad
EXCEPT the north 100 feet and EXCEPT the east 30 feet
Parce1 45221 91 12 The north 100 feet of the west 300 feet of the east 330 feet of the NE
'/4 of the NE '/4lying south of the CM ST P& P railroad nght of way
Parce145221 9217 That portion of the NE '/4 of the NE '/4 descnbed as follows
Beginrun; at a point on the southerly nght of way line of the abandoned L M& ST P railroad
nght of way 329.75 feet west of the east sechon hne, thence southerly 291 23 feet, thence
westerly 164 96 feet, thence northerly 290 68 feet, thence easterly along said nght of way Iine to
the point of beguining, EXCEPT the north 105 feet
3 The proposal sha11 comply with the Urban Residential-22 (LTR-22) zone, as amended
4 The applicant shall develop the subJect property in conformance with the site plan of record
submitted to 1he Divtston of Buclding and Planning on May 21, 1998 and presented to the
Heanng Examiner on June 12, 1998 All aspects of the concept and proposal shall be binding on
the development, including proposed use Vanations, to be approved by the Director of the
Division of Building and Planrung/designee, shall only be allowed to meet reg-ulation standards
and conditions of approval, or if found to be mtnor in nature under the crzterta listed rn Sectzon
14 504 040 of the Zoning Code as amended, and the vartatton rs not contrary to the adopted
fzndangs and condtttons Any other modificarion must be presented to the Heanng Examiner for
review and approval Note The site plan of record currently shows di.screpancies from required
setbacks and lartdscaptng, and from conditcons of approval regarding dedication of laitd, future
acqutsitton area and maximum buildcng height
5 Approval is required by the Director of the Division of Building and Planrung/designee of a
specific lighting and stgning plan for the descnbed property pnor to the release of any building
permits
6 Direct light from any extenor area lighting fixture shaIl not extend over the property
boundary
7 A specific landscape plan, planting schedule and provisions for maintenance acceptable to
the Director of the Division of Building and Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project or other suitable guarantee pnor to
HE Findings, Conclusions and Decision ZE-88A-80IZE-36A-96 Page 20
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release of building permits Landscaping shall be Lnstalled and maintained so that sight distance
at access points is not obscured or impaired
8 The Spokane County Division of Building and Planning shall prepare and record with the
County Auditor a Title Notice specifying a future land acquisition area for road nght-of-way and
utilities The reserved future acquisition area Title Notice shall be released, in full or in part, by
the Division of Building and Planning The notice should be recorded within the same time
frame as an appeal and shall provide the following
a At least 12 5 feet of reserved future acquisition area for road nght-of-way and
utilities, in addihon to the existing and/or newly dedicated nght-of-way along 4`h Avenue
NOTE The County Engineer has required 25 feet of new dedication on Evergreen Road,
2 5 feet of new dedication on 4~' Avenue and the dedication of the applicable radius on
Evergreen Road and 4' Avenue
b Future building and other setbacks requued by the Spokane County Zoning Code
shall be measured from the reserved future acquisition area
c No required landscaping, parking, '208' areas, drainfield or allowed signs should be
located within the future acquisition area for road nght-of-way and utilihes If any of the
above improvements are made within tlus area, they shail be relocated at the applicant's
expense when roadway improvements are made
d The future acquisirion area, until acquued, shall be pnvate property and may be used
as allowed in the zone, except that any improvements (such as landscaping, parlcing,
surface drainage, drauzfield, signs or others) shall be considered intenm uses
e The properiy owner shall be responsible for relocattng such "intenm" improvements
at the tune Spokane County makes roadway unprovements after acquinng saud future
acquisltion area -
9 The Division of Bi.ulding and Planning shall prepare and record with the Spokane County
Auditor a Title Notice nohng that the site is subject to a vanety of special cond.ihons imposed as
a result of approval of a land use action This Title Notice shall serve as public nohce of the
conditions of approval affecting the site The Title Notice should be recorded vcnthin the same
tune frame as allowed for an appeal and shall only be released, in full or in part, by the Division
of Building and Planning The Title Notice shall generally provide as follows
The parcel of property legally described as is the subject of a land use
achon by the Spokane County Hearing Examiner or Administrative Official oa August 25,
1998, imposing a variety of special developmen# conditions. File Nos ZE-88A-80 and ZE-
36A-96 are available for inspection and copying in the Spokane County Divssion of
Building and Plannmg.
10 The applicant shall apply for and receive approval of a Certificate of Exemption for a
minor lot line adjustment to aggregate the subJect tax parcels into a single tax parcel If the
properties are not aggregated, then the appropnate land division approvals shall be obtained for
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 21
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each tax parcel consistent with RCW 58 17, the Spokane County Subdivision Ordinance and all
other applicable local, state and federal ordinances and development regulations, as amended
11 Any division of the subject property for the purposes of creating additional lots/parcels
shall be reviewed by the Director of the Division of Building and Plaruung/designee for
compliance with the Spokane County Subdivision Ordinance and all other applicable local, state
and federal ordinances and development regulations, as amended
12 A filed aviation easement satisfactory to the Spokane International Airport Board, Fairchild
Air Force Base andJor other air traffic control agency shall be provided pnor to the Division of
Building and Planning sign-off on a building permrt
13 Building height shall be limited to a maxunum of 35 feet for the west 165 feet of the
subject property, and a maximum of 45 feet for the easterly 305 feet of the subject property
14 The applicant shall contact the Division of Building and Planiung at the earliest stage
possible in order to be informed of code requuements administered/enforced and authonzed by
the State Builduig Code Act Design and development concerns include addressincr, pnmary
and fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility,
construction type, occupancy classification, exiting, extenor wall protection, and energy code
requirements (NOTE The Division of Building and Planning reserves the nght to confirm the
actual address at the hme of building permit )
15 The project shall be considered as a"retirement/elderly apartments " use for the purpose
of determining off-street and guest parlang require»ients under the Spokane County Zoning
Code
16 The approval of bonus density for the project rs subject to hook-up to public sewer, as
condctioned
17 I.f the applzcant elects not to develop the project in conformance with the site plan of
record, the applzcant may develop the westerly 165feet of the site in accordance wrth the
Hearing Examiner Findings of Fact, Concluscons and Deccsion dated I Z-17-98, cn Buildrng and
Planning File No ZE-36-96, as revised by Hearing Examitier Order Correcting Clerical Erj-or
cn Decislon dated 12-18-96, in File No ZE-36-96 In such event, approval of the curreilt change
of condttton application, bonus density request and scte plan o, f'record shall be considered null
and void
SPOKANE COUNTY I)MSION OF ENGINEERING AND ROADS
Pnor to issuance of a building permit, or at the request of the County Engineer in conjunction
with a County Road Project/Road Improvement Distnct, whichever comes first, the followilzg
condittons shall be met
1 77ie applicant shall dedicate to the County for rcght of way 25 feet on Evergreen Road, 2 5
feet on Fourth Avenue and the applicable radius on Evergreen Road and Fourth Avenue ,
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 22
Pnor to the release of a building permit or use of the property as proposed
2 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
3 T'he applicant shall submit road, drainage and access plans for approval by the Spokane
County Engineer
4 A parking plan and traffic circulatlon plan shall be submitted and approved by the Spokane
County Engineer The design, location and anangement of parking stalls shall be in accordance
with standard engineenng practices Paving or surfacing as approved by the County Engineer is
required for any portion of the project which is to be occupied or traveled by vehicles
5 The construction of the roadway unprovements stated herein shall be accomplished as
approved by the Spokane County Engneer
6 The County Engineer has designated a Collector Artenal Roadway Section for the
improvement of Fourth Avenue wluch is adJacent to the proposed development This will
require the addition of approximately 8 5 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
7 All required improvements shall conform to the current State of Washington Sta.ndard
Specifications for Road and Bndge construction and other applicable county standards and/or
adopted resolutions pertauung to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
8 The applicant shall construct a paved and delineated approach to meet the existmg
pavement on Evergreen Road '
9 Roadway standards, typical roadway sections and drainage plan requirements are speczed
in Spokane County Resoluhon No 95-0498 as amended and are applicable to tlus proposal
10 Construction work shall not be performed within the existing or proposed nght of way until
a pernut has been issued by the County Engineer All work within the public road nght of way is
subject to inspection and approval by the County Engineer
11 All required construction within the existing or proposed public nght of way shall be
completed pnor to the release of a building permit, or a bond in an amount estimated by the
Couniy Engineer to cover the cost of construction or improvements shall be filed with the
County Engineer
12 The County Artenal Road plan identifies Fourth Avenue as a 70-foot wide Collector
Artenal The existing nght of way width of 20 feet from centerline is not consistent with that
specified in The Plan In order to implement the Artenal Road Plan it is recommended that in
addition to the required nght of way dedication, a stnp of property 12 5 in width along the Fourth
Avenue frontage be set aside in reserve This property may be acquired by Spokane County at
the time when Artenal Improvements are made to Fourth Avenue
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 23
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13 The applicant is advised that there may exist utillties either underground or overhead
affecting the applicants property, including property to be dedicated or set aside future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should check with the applicable utilities and Spokane
County Engineer to determine whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
14 The applicant shall grant applicable border easements adjacent to Spokane County nght of
way per Spokane County Standards
S]POKANE COUNTY DIVISION OF UTILITIES
1 A wet (live) sewer connection to the area-wide Pubhc Sewer System is to be constructed
A sewer connection permit is required
2 The applicant shall submit expressly to the Utilit2es Divrsion, "under separate cover",
only those plan sheets showing sewer plans and specifications for Public Sewer Connections and
Facilities for review and approval by the Utilities Diviscon pnor to finalization of the project
and/or issuance of a permit to connect The plans shall be submitted pnor to the issuance of the
sewer connection pernut -
3 Secunty shall be deposited with the Utilities Divrsion for construchon of public sewer
connechons and facilities pnor to the finalization of the project and/or the issuance of the pernut
to connect to the public sewer system
4 A.rrangements for payments of applicable sewer charges must be made pnor to issuance
of a sewer connection permit
4 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
5 Water Resources Sectcon The final drainage plans submztted shall indicate the location
of all grassed infiltration area (GPA) swales
SPOKA,NE REGIONAI, HEAI.TH DIS'I'RICT
1 Tlie sewage disposal method shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordinated through the Director of Utilities, Spokane County
3 Water service shall be by an existing public water supply, when approved by the
Regional Engineer (Spokane), State Department of Health
HE Findings, Concluszons and Decision ZE-88A-80/ZE-36A-96 Page 24
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4 A public sewer system shall be made available for the project, and individual service
provided to each building The use of individual on-site sewage disposal systems wrll not be
authonzed
5 The use of pnvate wells and water systems is prohibited
SPOKANE COUNTY FIRE I)IS'I'RICT NO. 1
1 Fire access shall be addressed at the time of design review
,
SPOKANE COUNTY AIR POLLU7['ION CONTROL AUTHORITY
1 All applicable air pollution regulations must be met
,
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 25
DATED thts 25" day of August, 1998
SPOKANE COUNTY HEARING EXAIVYINEh2
Michael C Dempsey, WSBA #8235v ~
NOT'IC]E OF FINAIL DEC'ISION AlvD NOTICE OF RIGHT 'I'O AP]P]EAI,
Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanng Examiner
on an application for a change of condibons applicahon is final and conclusive unless within
twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing
files a land use petition in supenor court pursuant to chapter 36 70C RCW Pursuant to chapter
36 70C RCW, the date of issuance of the Heanng Examiner's decision is three days after it is
mailed
This Decision was mailed by Certified Mail to the Applicant on August 25, 1998 The date of
issuance of the Heanrig Examiner's decision is therefore August 28, 1998 THE LAST DAY FOR
APPEAL OF 'I'HIS DECISION T'O SUPERIOR COURT BY LAND USE IPETITION IS
SEPTE1VIBER 18.1998.
- The complete record in this matter, includuig tlus decision, is on file dunng the appeal penod
with the Office of the Heanng Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Waslungton, 99260-0245, (509) 324-3490 The file may be inspected
dunng normal working hours, listed as Monday - Fnday of each week, except holidays, between the
hours of 8 00 a m and 4 30 p m Copies of the documents in the record will be made available at
the cost set by Spokane County Ordinance
HE Findings, Conclusions and Decision ZE-88A-80/ZE-36A-96 Page 26
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ProjectStatus ENGINEER'S ~tE~'I~W SHEE'l,
As Built Plans Received Rezone File ZE-0021-98 -98
Road Plans Approved
Companian Files:
New Road Standards 5-15-95 Mylar Related Files: 7_E-0088A-80 /
tlearing: 03/03/1999 Building Dept:
Technical Rcview: 12/31/1998 Preliminary Review: 'l'ype: Large Lut C31dg. Square Feet
Date fteceived: 12/17/1998 No. Lots: No. Acres: 2
Project Name UR-3.5 TO UR-22 6 TRIPLEY ORCHARD CREST RETIRMEN'T COMMUNITY
Site Address =i -1l f i'-%,~• ~ j ~ ~ ~y
~'7 . r
` Range-T vnship- tion: 44 - 25 PARCE[.(5): (first 18)
Applicant Conditions Mailed: / J~ l, 45221.9015 45221.9016 45221.9217
Gregory G Arger Flood Zone No 45221.9200 45221.9112 45221.9111
ARGER G CO REAL ESTATE INC Water Source Public
300 N. Mulland Rd, 204 Sewer Source
Spokane, WA 99206 School Dist 356
Phone Eax Fire Dist I
(509) 926-5311 (509) 927-4823 Phone Dist
Owncr Su rvcyor
lana lorgenscn Charles E Simpson
SIMPSON ENGINEERS INC
13705 E. 04Th Av 909 N. Argonne Rd
Spokanc, WA 99216- Spukane, WA 99212
Phone Fax Phone Fax
(509) 926->31 1 (509) 927-4323 (;09) 926-1322 (509) 926-1323
Building PIl: 456-3675 / Planning Ph: 456-2205 Contact: FRANCINE: SI IAVV
Date Submitte Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traflic Analysis Eng Need Other
Cng Pay Fecs Received Eng Final P3at Fees Completed
Eng Priority Fees Received Copy to Accounting
J / Notice to Public / Notice to Public # I 3 4 6 Completed - or Needs to be signed
Design Deviation Dates (In-0ut)
on'B quant~eT
drainage item calculated
Hearing Date Decision App t~ Den Cond Appld IICC
Appealed to BCC Decision App Den Co»d Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Sccretary (Sandy) I
j / Scampcd 208 Lot f'lans to Secretary (Sancty) '
~
Cty.
. . '
r
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P
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1 l STAFF REP4RT TO THE I-IEARIIVG EXAIVIINER
.
File #s: ZE-21-98, ZE-8813-80 and ZE-3613-96
RECEVED
III ~ IIII ~ DIVISION OF BUILOING AND PLANNIN ~
SPOKA'NM COUM TE 6 2 1999
HEARING DATE March 3, 1999 at 1 30 p m FILE#S ZE-21-98, ZE-88B-80 and ZE-36B-96
PROJECT PLANNER: Francine Shaw, Senior Planner
PROJECT DESCRIPTION: Zone reclassification from Urban Residential-3 5(UR-3 5) to Urban
Residential-22 (UR-22) for the development of six retirement triplex units (ZE-21-98), a Change
of Conditions to a previously approved zone reclassification for the review of a revised and
expanded site development plan (ZE-88B-80), and a Change of Conditions to a previously
approved zone reclassification for the review of a revised and expanded site development plan,
elimination of Division of Building and Planning condition of approval #13 restncting building
height to a maximum of 35 feet (ZE-36B-96), together with a request for 36 bonus density units
pursuant to Section14 820 060 of the Spokane County Zoning Code All proposed land use
actions are to be reviewed as a unified site development plan for the purpose of developing an
independent and assisted living facility for the elderly
STAFF RECOMMENDATION: Staff recommends approvai, as conditioned
Project Data
Project Locabon The subject property is generaliy located at the
northwest corner of the intersection of 4`" Avenue and
Evergreen Road m the NE Y. of Section 22, Township
25 North, Range 44 E W M, Spokane County,
Washington
Parcel Numbers ZE-21-98 45221 9015 and 45221 9016
ZE-366-96 45221 9200 and 45221 9217
ZE-88B-80, 45221 9111 and 45221 9112
Owners. Arger Capital Corporation/Fourth Avenue Group
300 North Mullan, Suite 204
Spokane, WA 99206
JannaJorgenson
13705 East 40'Avenue
Spokane, WA 99216
Agent Greg Arger
Arger Capital CorporationlFourth Avenue Group
300 North Muilan, Suite 204
Spokane, WA 99206
(509) 926-5311
ZE-21-98, ZE-88B-80 and ZE-366-96
Staff Report - March 3, 1999 Public Heanng
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Comprehenswe Plan Designabon Urban ,
Zoning Urban Residential-3 5(UR-3 5) and Urban
Residential-22 (UR-22) ,
Exisbng Land Use. Two single family residences, accessory storage
~ buildmgs, and vacant and undeveloped land
Surrounding Zoning and Land Uses .
• North: A stnp of vacant and undeveloped land located
immediately north of the subject site which vanes
from 100 feet to 200 feet in width is zoned Urban
Residential-3 5(UR-3 5) The north 100 feet of thtis
strip is pfanned for the South Vailey Couplet
Regionaf Business (B-3) zoned land extends norih,
northeast and northwest from the Urban Residential-
3 5(UR-3 5) zone adjacent to Sprague Avenue A
22,500 square foot parcel located on the southwest
corner of the mtersection of Sprague Avenue and
Evergceen Road is zoned Neighborhood Business (B-
1) Existing fand use is pnmarily commercial
mcluding a retail vanety store, used automobile sales,
,
restaurant, and a bakery
• South: Land located south of the proposai is zoned Urban
Residential-3 5(UR-3 5) Medium density single
family residential development is the predominate
land use located south of the proposal
e East Land located east of the subject site encompasses
several zoning categones mcluding Regional
Business (B-3), Light Industnal (I-2), Urban
Residential-3 5(UR-3 5), and Urban Residential-22
(UR-22) zones Various land uses exist east oi the
proposai mcludmg a boat and RV storage yard, land
set aside for the South VaHey Couplet, a grocery
store, retail sales, duplexes and single family
residences
• West Land located west of the proposal is pnmanly zoned
Urban Residential-3 5(UR-3 5) Lands located west
of the subject site are occupied with single family
residences extending west, therefrom ,
Known Land Use Proposals and The most recent fand use appiication that has been
Recent Project Approvals m the submitted for property located in the vicinity of the
Area of this Project proposal includes the prelimmary plat of Keystone
Meadows (PE-1860-98) and a zone reclassification
(ZE-18-98) from Urban Residential-3 5 to Urban
Residentsal-7 for the purpose of subdividing
approximately 4 4 acres into 21 lots for smgie famify
residences The most recent land use actions that
have been approved m this area are those land use
actions directly associated with the subject property
(project file nos ZE-88A-80C and ZE-36A-96C)
which were for the development of independent and
assisted livmg for the elderly Existing zoning
categones of property located within the vicinity of the
proposai were established pnor to 1987 pursuant to
the now expired Spokane County Zoning Ordinance
On January 1, 1991, the zoning categories of the
Zoning Ordinance crossed over to comparable
zoning categones consistent with the Program to
ZE_21-98, ZE-886-80 and ZE-366-96
Staff Report - March 3, 1999 Public Heanng
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Implement the (new) Spokane County Zornng Code
Land Division Status The subject property encompasses six tax parcels
(45221 9200, 45221 9111, 45221 9112, 45221 9217,
45221 9015 and 45221 9016), none of which have
received formal platting approval consistent with
RCW 58 17
A Certificate of Exemption (file no CE-307-83A) was
approved on September 20, 1983, recogn¢mg tax
parcel 45221 9200 as a legal buildmg lot and exempt
from the platting requirements idenbfied in RCW
58 17
Review of County Assessor's records for tax parcels
45221 9111 and 45221 9112 indicate these parcels
were created prior to 1966 Although these parcels
have not received formal piatting approval, they could
receive approval of a Certificate of Exempton
pursuant to Section 12 100 110(5) of the Spokane
County Subdivision Ordinance as these propertes
were created before 1978 and pnor to the
requirement for approval of land divisions in Spokane
County pursuant to RCW 58 17
Spokane County Assessor's records for tax parcels
45221 9015 and 455221 9016 are vague and do not
provide adequate information to determine rf these
parceis were created prior to the adoption of the
Spokane County Subdivision Ordinance m 1978
Further review of assessor's records is required m
order to determine the legality of the property drvision
creating these two parcels
Review of County Assessors records for tax parcel
45221 9217 indicate this parcel was created through
a tax segregation of parent parcel 45221 9199 in
1994 Approval of a final two lot short plat woufd be
reqwred to recognize this parcei and the remammg
porbon of the parent parcel (tax parcel 45221.9216)
as legal building lots However, due to considerahon
of parcel 45221 9200 as a legal buildmg lot, the three
additional parcels encompassed by the proposed
Change of Conditions (45221 9111, 45221 9112 and
45221 9217) could be aggregated into this parcel to
create a single tax parcel which would also be
considered a legal building lot This aggregabon
would not recognize the remaining portion of the
parent parcel (45221 9216) as a legal building Iot
In order to develop the subject property as proposed,
the Division of Buildmg and Plannmg has
recommended as a condition of approval that the
applicant receive approval of a Cer-bficate of
Exemption for a Minor Lot Line Adjustment for the
aggregation of the six subject tax parcels into a single
tax parcel pursuant to Section 12 100 110(5) of the
Spokane County Subdivision Ordinance If the
ZE-21-98. ZE-88B-80 and ZE-36B-96
Staff Report - March 3, 1999 Pubiic Heanng
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properties are not aggregated, the appropnate land
Land Division Status (continued) division approvais shall be obtained pursuant to RCW
58 17, the Spokane County Subdivision Ordinance
and the Spokane County Zoning Code pnor to the
issuance of any building permit Without approval of
the Minor Lot Line Adjustment descnbed above,
plattmg approval and site development pian revisions
will be required in order to accommodate lot access,
frontage and appropriate structure setbacks
Shoreline Designabon Not applicable
Water Purveyor The proposal is located within Vera Water and Power
Distnct Water service will be provided from an
existing public water supply when approved by the
Spokane Regional Hea{th Distnct Water service
shali be provided m accordance with the coordinated
Water System Plan for Spokane County, as
amended The use of pnvate wells and water
systems is prohibited
Sewage Disposal• An existing public sewer system is available to serve
the site Plans and specifications for connection to
the sewer wi11 be reviewed pnor to the issuance of
any sewer connection permit or building permit
Fire District # The proposal is located in Fire Distnct No 1 Fire
Distnct No 1 was contacted regarding this proposal
and no comments were received
School District and nearest K-12 The proposal is within Central Valley School District
schools• No 356 Adams and Keystone Efementary Schoois,
Evergreen Jr, High School and Central Valley High
School are the K-12 public schools located nearest to
the proposal The School Distnct was contacted and
no comments were received regarding this proposal
Nearest Artenai and Distance• The subject property is located west of and adjacent
to Evergreen Road, east of and adjacent to the
terminus of 3rd Avenue, north of and adjacent to 4th
Avenue, and south of and adjacent to the former
Milwaukee Railroad nght-of-way which is slated to
become the proposed South Valley Coupiet The
Spokane County Arteriai Road Plan identifies
Evergreen Road as a Principal Artenal and the South
Va{ley Couplet as a{imited access Prmcipal Arterial,
each with a planned right-of-way width of 100 feet
4'' Avenue is identified by the Artenal Road Plan as a
Collector Arteriai with a planned right-of-way width of
70 feet 3rd Avenue is identified as a Local Access
Street with a planned nght-of-way width of 60 feet A
threshold traffic study was submitted by the applicant
and was approved by the Division of Engineering on
February 23, 1999 In order to impiement the Arterial
Road Plan the Spokane County Division of
Engineering and Roads has recommended as
Conditions of Approval that the applicant dedicate 25
feet of additional right-of-way on Evergreen, 2 5 feet
of additional right-of-way on 4'" Avenue, the
applicable radius on Evergreen and 41" Avenue,
together with the applicable border easements
adjacent to these Spokane County nghts-of-way In
ZE-21-98, ZE-888-80 and ZE-36B-96
Staff Report - March 3, 1999 Public Heanng
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' addition to the nght-of-way dedicaUon and border
- y~' - easements, the Diwsion of Engmeenng is also
requesting the appiicant set aside a stnp of land 12 5
feet in width along 4hAvenue Road as Future
Acquisition Area (FAA)
IVearest Parks and Distance The Spokane County Parks and Recreation Plan
identifies Terrace View Park as the County park
facility located nearest to the proposal Terrace View
Park is approximately 7 5 acres m size and is located
approximately s/. mile south of the subject site
Neighborhood Associabon None identified
• This proposal is located inside the IUGA
m This proposal is located inside a Public Transportation Benefit Area (PTBA)
and is served by Spokane Transit Authority Route #9 whoch runs east/west
along Sprague Avenue and Route #22 which runs northlsouth along Adams
Roaci.
m This proposai is located outside the 1000' notification bounc0ary of designated
Natural Resource Lands
GfVIA/Criticai Areas
Aquifer Recharge Area The proposal is located withm the Aquifer
Sensitive Area (ASA) Overlay zone and
mside the Pnonty Sewer Service Area
(PSSA)
Fish & Wildlrfe Habitat Conservation Areas Not applicable
_ Floodplain• _ Not apphcable
Geologically Hazardous Areas Not applicable
Wetlands , Not applicabie
SEPA
0 DNS issued February 12, 1999
❑ 15 agencies were contacted on February 12,
1999 requesting comment on the DNS The
comment penod ended Aprd 1, 1998, although
additional comments are accepted until the
conclusion of the public heanng
Noticinq
Published Spokesman Review on February 12, 1999
nAailed The Notice of Application and Notice of Hearing were mailed to ownersltaxpayers of
property located within 400 feet of the subJect site on January 21, 1999 and January 29, 1999,
respectively
Site Posted The deadline for site posting was February 12, 1999
1724 Comnliance Dates
Application Accepted (Counter Complete) December 9, 1998
Technically Complete / Determination of Compieteness issued: January 11, 1999
Date fVotice of Decision is Due• May 11, 1999
ZE-21-98, ZE-886-80 and ZE-366-96
Staff Report - March 3, 1999 Public Heanng
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ReviewmQ A4encies
A total of 18 agencies were notified on vanous dates mcluding December 17, 1998, January 14, 1999, and
February 2, 1999 The deadime for submitting comment to the Division of Buiiding and Pianning proJect file
for the proposal was February 16, 1999
Agencies'Notifi_ed - - - Response Date Agencies, Notified Response , Date _ ' Received Recerved Received Received
Spokane County Division Yes February Central Valley School No
of Engineenng and Roads 23, 1999 District # 356
Spokane County Division Yes February Vera Water and Power No
of Utilities 8, 1999
Spokane Regional Health Yes February Spokane County No
District 5, 1999 Boundary Review Board
Spokane County Division Spokane County Division ,
of Building and Pianning, No of Parks, Recreation and No '
Building Section Fair .
Spokane County Yes February Spokane Regional No ;
Stormwater Utility 16, 1999 Transportation Council
Spokane County December Washington State
Division of Engineenng, Yes 21, 1998 Department of No
Development Services Transportation
Spokane County Air Yes December Spokane Transit No
Pollution Controi Authority 30, 1998 Authority
Spokane County Division Yes February Washington State Yes January 7,
of Long Range Planning 4, 1999 Department of Ecology 1999
Fire Protection No Washington State
District No 1 Department of Fish and No
Wildlife
ResDOnses from the Pubiic Two (2) letters in response to the Notice of Hearing were received
by the Division of Building and Planning The authors of the letters have reserved their right to
speak until the public hearing One telephone call was received concerning the proposal's ability
to access 31dAvenue
Descrintion of the Site The subject property is located on the northwest corner of the
intersection of Evergreen Road and 4th Avenue in an area of existing mixed development
inciuding regionai serving businesses to medium density single family residentiai development
The property is approximately 8 07 acres in size and is somewhat rectangular in sMape
Evergreen Road, located east of and adjacent to the site, is paved but without curbs, sidewalks or
street lighting 4th Avenue, located south of and adjacent to the site, is a two lane paved road
that is also without curb, sidewaik and street lighting 3' Avenue, a finro lane paved road,
terminates in a cul-de-sac at the west property line of the subJect site and inciudes curb but is
without sidewalk and street lighting The site is primarily vacant and undeveloped except for a
single family residence and finro out buildmgs Iocated on the northeast comer of the site, and a
single family residence and two accessory structures located on the southwest corner of the site
These buildings will be demolished upon development of the site The topography of the site is
generally flat with a slight incline in slope from the north property line down to the south property
line Little vegetation exists on site except for native grasses, shrubs and landscaping associated
with the single family residences located on site A wire fence which includes two stnngs of
barbed wire surrounds a maJority of the property Barbed wire fences are not allowed in the
ZE-21-98, ZE-886-80 and ZE-3613-96
Staff Report - March 3, 1999 Pubiic Heanng
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J ' ~existing Urban Residential-22 (UR-22) zone Overhead transmission lines border the west side of
Evergreen Road and the south side of 4th Avenue
~
Backqround
The easterly 470 feet of the site is subject of a recent Hearing Examiner decision approving two
Change of Conditions request (project file no s ZE-88A-80 and ZE-36A-96) to alloav the unified
development of a 136 dwelling unit retirement apartment complex on the tv+ro adjacent properties
limited by Conditions of Approval of two separate land use actions (project file no s ZE-88-80 and
ZE-36-96) The proposal mcluded a request for a Change of Conditions for review of a detailed
site development plan and landscape plan by the Heanng Examiner as required by the
Conditions of Approvai for ZE-88-80 and a Change of Conditions request to increase the density
allowance from 34 dwelling units (apartments) units to 52 dweliing units (apartments) as limited
by the Conditions of Approval for ZE-36-96 The appiicant also requested the Change of
Conditions to allow sewer density bonus dwelling units pursuant to Chapter 14 820 of the
Spokane County Zoning Code An additional eight (8) bonus density dwelling unrts were
approved increasing the density from 128 dwelling units allowed by the existmg Urban
Residential-22 (UR-22) to 136 dwelling units (apartments) on the subJect sde for direct public
sewer hookup
The appiicant is now requesting expansion of the unified site development plan approved by the
Hearing Examiner on August 25, 1998 (see project files ZE-36A-96 and ZE-88A-80) for the
purpose of developing 205 mdependent and assisted living dwelling units for the elderiy
Approximately 2 11 acres located immediately west of the subject site has been added to the
development increasing the sde area from 5 96 acres to a total of 8 07 gross acres The westerly
2 11 acres of the subJect srte is currently zoned Urban Residential 3 5(UR-3 5) The easterly
5 96 acres land is zoned Urban Residential-22 (UR-22) and is subject to the condrbons of
approval of the Change of Conditions request identified above (proJect files ZE-36A-96 and ZE-
88A-80)
The site plan of record for the proposal identifies that a total of 28 bonus density units are being
requested However, the applicant calculated allowable density on gross acreage and not net
acreage Calculating densrty appropnately on net acreage mdicates that a total of 36 bonus
density units must be requested and approved in order to develop a maximum of 205
independent dwelling units
The application for this proposal was submitted on December 9, 1998 and was deemed
Technically Compiete on January 11, 1999
Staff AnalVsis
The proposal includes the request for approval of a zone reclassification from Urban Residential-
3 5(UR-3 5) to Urban Residential-22 (UR-22) for the development of six retirement tnplex units
(ZE-21-98), a Change of Conditions to a previously approved zone reclassfication for the review
of a revised and expanded sde development plan (ZE-886-80), and a Change of Conddions to a
previously approved zone reclassification for the review of a revised and expanded site
development plan and elimination of Division of Buiiding and Pianning condd►on of approvat #13
restricting buiiding height to a maximum of 35 feet (ZE-36B-96), together with a request for 36
bonus density units due to pnmary access to the site via a public arteriai, direct sewer hook up
and availability of public transit and shopping within %4 mile of the site Ail proposed land use
ZE-21-98, ZE-8813-80 and ZE-3613-96
Staff Report - March 3, 1999 Public Heanng
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actions are to be reviewed as a unified site development plan for the purpose of developing an
independent and assisted living facility for the eiderly
The applicant is proposing the development of 165 independent living dwelling units and 40
assisted living units The independent living dweiling units will be designed to meet the definition
of a dwelling unit as per the Spokane County Zoning Code requiring compliance with the density
aliowances of the Urban Residential-22 (UR-22) zone The portion of the building housing the
assisted living units is defined as a nursing home/convalescent home as per the Zoning Code as
the units will not be provided with kitchen facilities However, the applicant has requested the
ability to allow the development of 205 independent living dwelling unds or 205 assisted living
units in order to be able to satisfy the market trends for retirement housing at the time of
construction
Comprehensive Plan The subJect property is located in the Urban category of the
Comprehensive Plan, and inside the Urban Impact Area (UTA) and Intenm Urban Growth Area
boundary (I UGA) The Urban category is intended to provide a city-like environment which
includes various land use, intensive residential development, public facilities and services Urban
areas will be the most intensely developed of all categories and is pnmarily a residential category
of single family, finro-family, multifamily, and condominium buildings The more intensive land
uses such as light industriai and neighborhood commercial will be located near heavily traveled
streets, while the least intensive uses will be isolated from the noise and heavy traffic IVlultifamily
structures will usuatly be a transitional use between single family residential and the more
intensive areas
Urban areas will have pubiic water systems, sanitary sewer systems, storm sewer systems and
utility systems such as electrical, telephone, gas, and cable sennces Streets will be curbed and
paved Street lights and sidewalks will be common to residential, public and commercial areas
Public facilities include elementary, jr high and high schools Parks will normally be associated
with schools but not exclusively Public libraries, manned fire stations, medical facilities,
government offices and post offices may be dispersed throughout urban areas
The Urban category recommends residentiai net densities ranging from 1 to 17 dwelling units per
acre However, Decision Guideline 1 1 2 for ObJective 1 1 a does allow for net density increases
for multi-family dweiling areas when a proposal can meet the fill in critena described in Goal 1 1
(and Objective 1 1 a, Decision Guideline 1 1 1, Decision Guideline 1 12, Objective 1 1 b,
Objective 1 1 c, Decision Guideline 1 13, Decision Guideline 1 14, Objective 1 1 d) Because
the proposai is located adjacent to single family development careful consideration must be given
to density and design of the multi-family development to ensure protection of the amenities of the
single family area
The site is primarily a vacant and undeveloped fieid which appears to have been used for
agricultural purposes in the past, except for residential development on the northeast and
southwest corners of the site The proposal can be considered "fill-in° development as the
surrounding properties are all developed at various stages of intensity, ranging from regionai
serving commercial businesses to medium density single family residences The site is located
adjacent to the intersection of two arterials and in an area where public facilities and services are
available including a public water and sewer system Stormwater drainage facilities will be
required upon development of the site Improvements to both Evergreen Road and 4' Avenue
have been recommended as Conditions of Approval by the Spokane County Division of
Engineering and Roads including nght-of-way dedication, paving and the construction of curbs
and sidewalk in order to assure adequate transportation facilities Approximately 73 9% of the
site will be left in open space which will be used for perimeter landscaping, access and parking
ZE-21-98 ZE-8813-80 and ZE-36B-96
Staff Report - N9arch 3, 1999 Public Heanng
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The applicant is proposing a maximum 205 dweiling und retirement apartment complex on a 8 07
gross acre site (7 7 net acres) The subject property is located approximately 100 feet south of
the IVlajor Commercial category of the Comprehensive plan and provides a transition from the
intensive regional serving businesses, existing to the north along the Sprague Avenue comdor, to
the medium density single family residences located south, west and southeast of the proposal
The maximum proposed net density for the site is 26 6 dwelling units per acre The proposed net
density exceeds the density range recommended within the Urban category by the Spokane
County Comprehensive Land Use Plan However, the Urban Residential-22 (UR-22) zone is
intended to implement the Urban category of the Comprehensive Plan and allows a maximum
residentiai net density of 22 dwelling units per acre (see Chapter 14 622 of the Spokane County
Zoning Code) In addition, Chapter 14 820 of the Spokane County Zoning Code provides cnteria
for increasing the maximum density of the Urban Residential-22 (UR-22) from 22 dwelling units
per acre to 27 dwelling units per acre (an increase of 5 dwelling units per acre) when it can be
demonstrated that a proposal is located wdhin the Urban Impact Area and is located within '/4 mile
of a public transit stop, '/z mile from convenience shoppmg, provided direct access from an
arterial and public sewer service upon construction Bonus density requests require approval of a
Change of Conditions by the Heanng Examiner A more detaded analysis of the request for
Bonus Density is provided below
The proposal is generally consistent with the Goals, ObJectives and Decision Guidelines of the
Urban category of the Comprehensive Plan
Zoning Analysis The purpose of the Urban Residential-22 (UR-22) zone is to set standards for
orderiy development of residential property in a manner that provides a desirable living
environment that is compatible with surrounding land uses and assures the protection of property
values It is the intent of this zone to be used to add to the vanety of housmg types and densities,
and as an implementation tool for the Urban category of the Comprehensive Plan General
characteristics of these areas include paved roads, public sewer and water, accessibility to
schools and libranes, and a full line of pubiic services including manned fire protection and public
transit accessibility The highest density residential zone, UR-22, is mtended pnmarily for
multifamily dwellings and is usually located adJacent to major or secondary artenals It is used as
a transition between low and medium density multiple family uses and mtensive commercial or
low intensity industnal uses and to provide for a higher densrty housing in locations close to
employment, shopping and major transportation routes where movements of people can be
handied efficiently and with the least overall adverse impacts
The proposal is generally consistent with the Purpose and Intent of the Urban Residential-22
(UR-22) zone
Bonus Density The applicant has requested 36 bonus densrty units pursuant to Chapter 14 820
of the Spokane County Zoning Code to allow a maximum of 205 independent living dwelling units
(The appiicant's current proposai is for 165 independent living units and 40 assisted living units)
Chapter 14 820 of the Zoning Code, Bonus Density for Sewer Hookup, is mtended to provide for
higher density development in locations ciose to employment, shopping, major transportation
routes and sanitary sewer It is the intent to provide economical multdamily housing in regard to
anticipated growth in areas required to use sanitary sewer faciirties when such facildies are
operational
Bonus density may not exceed 22 dwelling units per acre as permitted by the Urban Residential-
22 (UR-22) zone, except as approved by the Hearing Examiner subject to the following
ZE-21-98, ZE-886-80 and ZE-3613-96
Staff Report - March 3, 1999 PubGc Heanng
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procedure In no case shall densitiewexceed 27 dwelling units per acre for direct sanitary sewer ~
hookup Section 14 820 080 of the Zoning Code permits a maximum of three and one half (3 5)
dwelling units per acre bonus density for direct hookup to the Sanitary Sewer System, one-half
( 5) unit per acre for location of development within '/4 mile walking distance of available public
transit, one-half ( 5) unit per acre for location of the development where off-site convenience
shopping facilities are functionally accessible within walking distance '/Z mile) and one-half ( 5)
unit per acre for pnmary means of access to the development via an arterial The sanitary sewer
is required to be located within 200 feet from a trunk line and 200 feet from a collector
Discussion with staff from the Spokane County Division of Utilities on March 27, 1998, indicates
the proposal is in an area were public sewer exists The site, which is located on the corner of
the intersection of two artenals, is located within 1/5 mile of two Spokane Transit Authonty bus
stops which are located along Sprague Avenue near the intersection of Sprague Avenue and
Evergreen Road Convenience shopping including a variety store and a grocery store is located
approximately 100 feet north of the proposal Therefore, the proposal can meet the bonus
density development criteria identified in Chapter 14 820 of the Zoning Code
The Spokane County Zoning Code defines density as the amount of land per dwelling unit
exciuding area including but not limited to roads and dedicated public lands The gross area of
the subJect site is approximately 8 07 acres When eliminating the land requested by the Division
of Engineering and Roads for right-of-way dedication in previous related land use actions, the net
development area equates to 7 7 acres
The maximum number of independent living dwelling units allowed by the Urban Residential-22 (UR-
22) zone on this site without bonus density allowances is 169 dwelling units (7 7 net acres X 22
dweiling units per acre) Taking into consideration the above descnbed critena which allows 5 bonus
density units per acre, a maximum of 38 units of bonus density (5 bonus density units X 7 7 acres)
may be requested for this site for a total of 207 dwelling units The applicant has requested a
maximum of 36 units of bonus density (see letter in file) The additional 36 dwelling units will
increase the maximum density from 22 dwelling units per acre as allowed by the underlying Urban
Residentiai-22 (UR-22) zone to 27 dwelling units per acre consistent wrth the cntena identified above
Site Development Pian The site development plan of record dated January 4, 1999, illustrates six
triplex/multi-famdy dwelling units for independent retirement living located m a linear patter along the
west property line of the site A three story retirement complex encompassing both independent and
assisted living units is located on the easterly 2/3's of the site Two points of access to the site are
provided One access is located on Evergreen Road, approximately 281 5 feet north of the
intersection on Evergreen and the other is on 4`h Avenue, approximately 260 feet west of the
intersection of Evergreen and 4`" Avenue
Prooosed BwldinQS A total of 16 buildings are proposed inciuding six (6) retirement triplex
buildings, each provided with a single car garage, one retirement complex encompassing both
independent and assisted living units, seven (7) garages and two (2) carports
Buildlna(s) Footannt Area 27 4% of the net site area (approximately 91,953 square feet)
Section 14 622 330 of the Zoning Code allows a maximum of 65% of the total lot area to be
covered by building footprint The building footprint calculation does not inciude the carport
structures
IVlaximum Structure Heiqht Section 14 622 335 of the Spokane County Zoning Code limits
maximum building height in the existing Urban Residential-22 (UR-22) zone to fifty (50) feet
The site plan iliustrates apartment buildings ranging from 35 feet to 45 feet in height Existing
Division of Building and Planning Condition of Approval No 13 for ZE-368-962E-88A-80
ZE-21-98, ZE-88B-80 and ZE-366-96
Staff Report - March 3, 1999 Public Heanng
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limits buiiding height to 35 feet on the portion of the site govemed by the conditions of
approval for Change of Conditions project file no ZE-36A-96 and 45 feet for the portion of the
site governed by the conditions of approval for Change of Conditions proJect file ZE-88A-80
The applicant is requestmg the building height limitation imposed by the Hearing Examiner be
eliminated and allow the retirement complex to be constructed to the maximum building
height limitation wdhin the Urban Residential-22 (UR-22) zone The applicant contends the
proposed structures are designed and located on site as to not impact the privacy of
surrounding properties The tripiex units are one story in height and will not establish a direct
line of sight to the rear of the adJacent property to the west The three story retirement
complex is set back from the west property line by 165 feet, set back from the south property
line by approximately 130 feet Single family residences iocated to the south are further
buffered by a twenty foot landscape stnp and the rear wall of four (4) proposed garages
Also, by allowing the building height limitation to be regulated by the zoning code, standard
trusses can be used in the construction Current building height limitations will require custom
design of trusses increasmg cost of construction and ultimately mcreasing the cost of the
consumer
Bulldinv Setbacks The required setbacks noted below have been determined based on
primary access bemg provided from Evergreen Road Establishing the appropriate setbacks
is dependent upon primary access to the site and/or the address that wiil be assigned to the
site at the time a buiiding permit is requested Detailed review to determine compliance with
the development standards for mirnmum yards and setbacks is recommended to be
administrative and to occur at the Buildmg Permit stage
Proposed ReQUired
Front yard 75 feet from the east 25 feet from the
(Evergreen) property line after east property line after
nght-of-way dedication nght-of-way dedication
Flanking yard
(South Valley Couplet) 25 feet from the 25 feet from the
north property line north property line
Flanking yard (4' Avenue) 25 feet from the 25 feet from the
Future Acquisition Area Future Acquisition Area
Flanking yard (3'd Avenue) 15 feet from the 25 feet from the
west property line west property line
Side yard (north) 29 feet 5 feet per story
Rear yard (west) 15 feet 15 feet
Parkinv Proposed Reauired
213 stalis including To be determined
3 guest stalis and at the time a building
3 RV stalls permit is requested
ZE-21-98, ZE-88&80 and ZE-3613-96
Staff Report - March 3, 1999 Public Heanng
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Landscaainq Proposed ReQUired
Adjacent to 4'h Avenue, 20 feet of Type III 20 feet of Type I I I
Evergreen Road and the outside of right-of-way
proposed South Valley Coupiet dedication and FAA
Adjacent to the north and west
property lines where the 5 feet Type III 5 feet Type III
adjacent zoning is UR-3 5
Other Site Plan Conslderations In addition to the required landscaping, Section14 622 365 of
the Spokane County Zoning Code requires a six (6)-foot-high concrete, masonry, or
decorative block wall, solid landscaping or sight obscuring fence shall provided and
maintained on the boundary of any UR-22 zone that abuts a UR-3 5 zone The fence, if sight
obscunng, shall not exceed 36 inches m height within any front yard or flanking street yard
setback nor 48 inches in height, if non-sight obscuring
Staff Recommendation The proposai is generally consistent with the Goais, Objectives and
Decision Guidelines of 4he Urban category of the Comprehensive Plan taking into consideration
the density allowance for the underlying Urban Residentiai-22 (UR-22) zone (Section 14 622 305
of the Spokane County Zoning Code) and bonus densrty allowances identified in Chapter 14 820
of the Zoning Code The site development plan demonstrates general compliance with
development standards of the existing Urban Residential-22 (UR-22) zone fUlinor revisions to the
site development plan will include provision for the 25 foot flanking street set back around the
terminus of 3"dAvenue located immediately west of the subject site, designation of additional off-
street parking stalis for guest parking and the reduction of the fence height to a maximum of 36
inches within the 25 foot setback required along the most northerly property line The Division of
Building and Planning recommends approval, as conddioned
The Division of Building and Planning also recommends the three proJect files, ZE-21-98, ZE-
3613-96 and ZE-8813-80 be incorporated into a singie file, project file no ZE-21-98, as the
proposai is for the unified development of all six parcels and will be addressed under one set of
findings The combination of the three files will lessen confusion when reviewing zoning maps
and building permit applications
Attachments
A IVlaps
• Vicinity Map
• Project Identification fVlap
• Site Development Plan
• Comprehensive Plan
m Zoning
B Agency and Public Comments
C Conditions of Approval
ZE-21-98 ZE-8813-80 and ZE-3613-96
Staff Report - March 3, 1999 Public Heanng
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ATTACHMENT A
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.
~ RECOMMENDED CONDITIONS OF
1 1 APPROVAL FOR
.
ii ZE-21-98, ZE-88B-80 and ZE-36B-96
-
11111 l 1 1 IIi DIVISION OF BUILDING AND PLANNING
SPOK;tLI~ CnUNT'Y
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which
term shall include the developer, owner or owners of the property, heirs, assigns and
successors.
2. The zone change applies to the following real property:
That part of the NE of the NE %4 of Section 22, T. 25N. R. 44 E.W.M., in the County of
Spokane and the State of Washington, described as follows:
Beginning at a point on the South line of the right of way of the Idaho and Western
Railway Company, which is due South of a point 495 feet west of the northeast corner of
said NE of the NE thence South on a line parallel with the East line of said NE %4 of
the NE '/4 to a point in the South line thereof; thence West 165 feet; thence North on a line
parallel with the East line of said NE'/. of the NE'/4 to a point on the south line of the right
of way of the Idaho and Westem Railway Company; thence east along the south line of
said right of way 165 feet to the place of beginning, except road right of way for Fourth
Avenue (parcels 45221.9015 and 455221.9016)
together with
PTN NE '/4 OF NE % DAF; BEG AT PT ON SLY R/W LN OF ABAN L.M. & ST. P RR R/W
329.75 FT W OF E SEC LN TH SLY 291.23 FT TH WLY 164.96 FT TH NLY 290.68 FT
TH ALG SD LN TO POB EXC N 105 FT (parcel 45221.9217)
together with
W165FTOFE495FTOFNE'/.OFNE%.SOFCMSTPBPRRR/WEXCS20FT
AN D EXC N 290.68 FT M/L (parcel 45221.9200)
together with
N 100 FT OF W 300 FT OF NE'/. OF NE'/. LYG S OF CM ST P&P RR R/W (parcel
455221.9112)
together with
E330FTOFNE'/.OFNE'/.SOFRREXCN100FT&EXCE30FT(parcel
45221.9111)
. ' y
3. The proposal shall comply with the'Spokane County Subdivision Ordinance and all ~
applicable Chapters of the Spokane County Zoning Code, including the Urban Residential-
22 (UR-22) zone, as amended.
4. The applicant shall develop subject property in strict conformance with the site plan
presented to the Hearing Examiner on March 3, 1999. All aspects of the concept and
proposal shall be binding on the development, including proposed use. Variations, to be
approved by the Director of the Division of Building and Planning/designee, shall only be I
allowed to meet regulation standards and conditions of approval. Any other modification
must be presented to the Hearing Examiner for review and approval.
5. Approval is required by the Director of the Division of Building and Planning/designee of a
specific lighting and signing plan for the described property prior to the release of any
building permits.
6. All exterior building and site lighting fixtures shall conform to the regulations identified in
Section 14.810.180 of the Spokane County Zoning Code.
7. A specific landscape plan, planting schedule and provisions for maintenance acceptable
to the Director of the Division of Building and Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project or other suitable guarantee
prior to release of building permits. Landscaping shall be installed and maintained so that
sight distance at access points is not obscured or impaired.
8. The Spokane County Division of Building and Planning shall prepare and record with the
County Auditor a Title Notice specifying a future land acquisition area for road right-of-way
and utilities. The reserved future acquisition area Title Notice shall be released, in full or
in part, by the Division of Building and Planning. The notice should be recorded within the
same time frame as an appeal and shall provide the following:
a. At least 12.5 feet of reserved future acquisition area for road right-of-way and
utilities, in addition to the existing and/or newly dedicated right-of-way along 49'
Avenue NOTE: The County Engineer has required 25 feet of new dedication on
Evergreen Road, 2.5 feet of new dedication on 4t' Avenue and the dedication of the
applicable radius on Evergreen Road and 4t' Avenue. .
b. Future building and other setbacks required by the Spokane County Zoning Code
shall be measured from the reserved future acquisition area.
c. No required landscaping, parking, '208' areas, drainfield or allowed signs should be
located within the future acquisition area for road right-of-way and utilities. If any of
the above improvements are made within this area, they shall be relocated at the
applicant's expense when roadway improvements are made.
d. The future acquisition area, until acquired, shall be private property and may be used
as allowed in the zone, except that any improvements (such as landscaping,
parking, surface drainage, drainfield, signs or others) shall be considered interim
uses.
ZE-21-98. ZE-8813-80 and ZE-3613-96
Conditions of Approval - March 3, 1999 Public Hearing
2 of4
r
' e. The property owner shall be responsibie for-relocating such "interim" improvements
at the time Spokane County makes roadway improvements after acquiring said
future acquisition area.
9. The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall
serve as public notice of the conditions of approval affecting the property in question. The
Title Notice should be recorded within the same time frame as allowed for an appeal and
shall only be released, in full or in part, by the Division of Building and Planning. The Title
Notice shall generally provide as follows:
The parcel of property legally described as That part of the NE of the NE '/4 of
Section 22, T. 25N. R. 44 E.W.M., in the County of Spokane and the State of Washington,
described as follows:
Beginning at a point on the South line of the right of way of the Idaho and Westem
Railway Company, which is due South of a point 495 feet west of the northeast corner of
said NE of the NE thence South on a line parallel with the East line of said NE of
the NE % to a point in the South line thereof; thence West 165 feet; thence North on a line
parallel with the East line of said NE %4 of the NE to a point on the south line of the right
of way of the Idaho and Westem Railway Company; thence east along the south line of
said right of way 165 feet to the place of beginning, except road right of way for Fourth
Avenue (parcels 45221.9015 and 455221.9016)
together with
PTN NE OF NE DAF; BEG AT PT ON SLY R/W LN OF ABAN L.M. & ST. P RR R/W
329.75 FT W OF E SEC LN TH SLY 291.23 FT TH WLY 164.96 FT TH NLY 290.68 FT
TH ALG SD LN TO POB EXC N 105 FT (parcel 45221.9217)
together with
W165FTOFE495FTOFNE'/.OFNE'/.SOFCMSTP&PRRRNVEXCS20FT
AND EXC N 290.68 FT M/L (parcel 45221.9200)
together with
N 100 FT OF W 300 FT OF NE OF NE LYG S OF CM ST P&P RR R/W (parcel
455221.9112)
together with
E330FTOFNE'/,OFNE%.SOFRREXCN100FT&EXCE30FT(parcel
45221.9111)
is the subject of a land use action by the Spokane County Hearing Examiner on
March 3, 1999, imposing a variety of special development conditions. File No. ZE-
21-98 is available for inspection and copying in the Spokane County Division of
Building and Planning.
10. The applicant shall receive approval of a Certificate of Exemption for a minor lot line
adjustment to aggregate the subject tax parcels into a single tax parcel. If the properties
are not aggregated then the appropriate land division approvals shall be obtained for each
ZE-21-98, ZE-8813-80 and ZE-3613-96
Conditions of Approva! - March 3, 1999 Public Hearinsz ~3 ut ~ I
1
. .
tax parcel consistent with RCW 58:176
, the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as
amended.
11. Any division of the subject property for the purposes of creating additional lots/parcels
shall be reviewed by the Director of the Division of Building and Planning/designee for
compliance with the Spokane County Subdivision Ordinance and all other applicable local,
state and federal ordinances and development regulations, as amended
12. A filed aviation easement satisfactory to the Felts Field Airport Board shall be provided
prior to the Division of Building and Planning sign-off on a building permit..
13. The applicant shall contact the Division of Building and Planning at the earliest stage
possible in order to be informed of code requirements administered/enforced and
authorized by the State Building Code Act. Design and development concerns include:
addressing, primary and fire apparatus access roads, fire hydranUflow, approved water
systems, building accessibility, construction type, occupancy classification, exiting,
exterior wall protection, and energy code requirements. (NOTE: The Division of Building
and Planning reserves the right to confirm the actual address at the time of building
permit.)
ZE-21-98, ZE-8813-80 and ZE-3613-96
Conditions of Approval - March 3, 1999 Public Hearing
4 of4
AGENCY AND PUBLIC COMMENTS
' ~ - - - - - - - - _
fs ' _
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OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadvvay Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEEFt'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Planrnng Department
FROM Division of Engineering & Roads
DATE February 23, 1999
PROJECT: UR-3.5 TO tTR-22
FILE ZE-0021-98/
Hearing: 03/03/1999 @ 1s30
Sponsor/Applicant: GREGORY ARGER
Section Township Range: 22-25-44
Planner: FRANCINE SHAW
Technical Review Date: (12/31/1998 @ 1:15)
The Spokane County Engineering Department has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved.
Prior to issuance of a building permit or at the request of the County
Engineer in coniunction with a County Road Project/Road Improvement
District, whichever comes first:
1. Applicant shall dedicate 25 feet on Evergreen Road, 2.5 feet on 4`h
Avenue and the applicable radius on Evergreen Road and a`h Avenue.
Prior to release of a building permit or use of property as proposed:
2. Access permits for approaches to the County Road System shall be
obtained from the County Engineer.
3. Applicant shall submit for approval by the Spokane County Engineer
road, drainage and access plans.
4. A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer. The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to
be occupied or traveled by vehicles
5. The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
6. The County Engineer has designated a Collector Arterial Roadway
Section for the improvement of 4`'' Avenue which is adjacent to the
proposed development This will require the addition of approximately
8.5 feet of asphalt along the frontage of the development Curbing and
sidewalk must also be constructed
CC Applicant Ge'tEGORY ARGER
Enqineer/Surveyor CHARLES SIMPSON
Planner F':tANCZNE SHAW
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, Page ,2
03/03/1999 12/31/1998
ZE-0021 98
7. Al1 required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge construction
and other applicable county standards and/or adopted resolutions
pertaining to Road Standards and Stormwater Management in effect at
the date of construction, unless otherwise approved by the County
Engineer.
8 The applicant shall construct a paved and delineated approach to meet
the existing pavement on Evergreen Road.
9 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this proposal.
10. No construction work is to be performed within the existing or
proposed right of way until a permit has been issued by the County
Engineer. All work within the public road right of way is sub3ect to
inspection and approval by the County Engineer.
11. All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engineer to cover the cost
of construction or improvements shall be filed with the County
Engineer.
12. The County Arterial Road plan identifies a`h Avenue as a 70 foot
Collector Arterial. The existing right of way width of right-of-way
measures 20 feet in width and is not consistent with that specif ied in
the Plan. In order to implement the Arterial Road Plan it is
recommended that in addition to the required right of way dedication,
a strip of property 12.5 in width along the 4`'' Avenue frontage be set
aside in reserve. This property may be acquired by Spokane County at
the time when Arterial Improvements are made to 4`h Avenue
13. The applicant should be advised that there may exist utilities either
underground or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisition. Spokane
County will assume no financial obligation for ad3ustments or
relocation regarding these utilities. The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
14. The applicant shall grant applicable border easements ad3acent to
Spokane County Right of Way per Spokane County Standards.
15. A traff ic study has been accepted by the County Engineer for this
proposal until December 31, 2001. If the proposal is not completed by
this date addition traffic information my be required by the County
Engineer.
' @► _ _ - - - -
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MEMORANDUM
DATE:, February 23, 1999
~
T0. Scott Engelhard
° CC Ann Winkler, lnland Pacsfc Engmeenng, Inc
Francjne Shaw, Spokane Gounty Planning
FROM. Steve Stairs
S U BJ ECT• Threshold Traffic Study for the Urchard Crest Retxrement $PC" COUN-,IY
Community (ZE-21-98)
._3.iuw..iu_._ . - ,.I._ . _ " " - -__.W~~ ..J
I have reviewed the above referenced document and have found #he information contarned
therein to be complete and based on appropriate methods Therefore, 1 recommend that vrre
accept this report for a penod of two years, the honzon year vf the study, and ailow #his pro1ect
to continue through the approval process Should this proJect is not be completed by Qecember
31, 2001, an update to this repvrt should be provided for review
)f you have any questions conceming my review of this report, piease feei free to bring them to
my attention
_ - - - - - - - - - _ _ _ q~ _
. _ ~ • ~ - •
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~ E M 0 R A N D U ~
DATE February 16, 1999
TO Fra.ncine Shaw, Division of B ing and Planning
FRO~~u~~ J~d y-7 ~ ~re , Stormwater Utility
RE Chan.ge of Condrtion for 2E-21-98/ ZE-36B-961 ZE-88B-80
CC FILE
This proposal is within the aquifer sensitive area (ASA) The latest addendum to the Guidelines
for Stormwater Management requires that impervious area within the ASA must drain to grassed
infit-rativn area (GPA) swa(es The site plan provided did not indic.ate where the GPA swales will
be located We recommend that the final pians rndicate ail GPA swrale locatrons
1WeptLnelsiarmlStormIKAT}iRiNE1DESiGMze2;98 ze36b56 ze88C80 b doc
• i -
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To FRANCIAIE SHAlAI (Buiiding & Planning)
CC,
From• Jltw RED (Utilities)
Date. 2/8/99
Subject. ZE-0021-98 Stage. Heanng Examiner Phase:
Retirement Facrlity
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer
connection permit is reqwred Commercial developments shall submit histoncal and or esbmated
water usage pnor to the issuance of the connecbon permit m order to establish sewer fees
SS12A Applicant shall submit expressly to Spokane County Division of Utilities "under sepafate cover",
only those plan sheets showing sewer pians and specifica4ons for the public sewer connections
and facilities for review and approval Commercial developments shall submit histoncal and or
estimated water usage as part of the sewer plan submittal
SS12F Sewer plans acceptable to the Division of Utilities sha!l be submitted prior to the issuance of the
sewer construction permit
SS15A Arrangements for payment of appticable sewer charges must be made prior to issuance of sewer
connection permit Sewer charges may include special connectron charges and general facrlitres
charges Charges may be substantial depending upon the nature of the development
UVSO1 Any water service for this project shall be provided in accordance with the Coordinated Vllater
System Pian for Spokane County, as amended
, ~ ,m •
r . ~
RECEIIJEDSPOK;ANE REGICf`NAL HEALTH DISTRICT
~
SPOKANE COUNEWIROr1MENTAL HEALTH DIVISION
Inter-office Commurucation
F~8 1 1 1999
DATE February 5, 1999
DIVISIQ~ OF BUILDING ANO PIANNIyG
T4 1EVancine Shaw, Seruor Planner, Spokane Coun Building and Planning Division
FROM Donald T Lynch, EHS II - EHD, SRHD
SUBJECT Proposed Zone Change ZE-21-98 I ZE-88B-80 / ZE-36B-96 Orchard Crest
1 References
a) Map of subject, scale 1" = 30', by applicant, dated December 7, 1998, received by tlus office December
17, 1998
b) Reconnaissance GeoloQic Man of the West Half of the Spokane Quadranale. WashinQton and Idaho,
Allan B Gnggs, 1966
c) Soil Survev, S~okane Countv Waslun~ton, Soil Conservation Sernce, U S D A, March, 1968
d) Sookane Countv. Washinaton Enaineenne Interpretations, So2l Conservation Servlce, U S D A,
August, 1974
e) Sookane Countv Rules and ReLyulations for Sewaae Disposal Svstems, January 19, 1995
fl Logs of water wells In Range 44E, Township 25N, Sections 17, 21, 22, 23, and 27
g) Map Greenacres Quadrangle, U S G S, 1973, and Spokane N E, U S G S, 1973
2 Findings
a) This project lies over the Spokane-Rathdrum Aquifer
b) The proJect is vviihln Cntical Water Supply Service Area #3 and within the service area of Vera Water
Power Water supply wnll be a public system
c) The project is inside the Spokane County Comprehensive Wastewater ManaQement Area, inside the
General Sewer Service Area, and inside the Pnonty Setiver Service Area recommended in the '201'
Study The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
County, pursuant to County Resolutlon 80 0418 adopted March 24, ] 980 The topography and soils in
the area are (yenerally suitable for use of individual on-site sewage disposal systems The lot is not of
the proper dunens2ons to permlt the use of both an individual well and sewaQe system
d) The project lies in a relatively flat area west of EverQreen Road and north of 4`h Avenue Local
drainageways are insigruficant
!
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e) Surface soils are classed by the U S Soil Censervation Service as Gamson gravelly loam with 0% to
5% slopes They have a septic tank filter field lunitation of slight There is also possible
contamination of groundwater Th.is soil would be classified as a Type IV
f) Geologically, the soils are glaciofluvlal deposrts These geological structures generally yield moderate
to very large amounts of water Data from wells in the area referenced in section 1 f shows they are
from 99' to 250' deep and have static water levels varying from 77' to 158' below the surface The Vera
Water and Power has indicated that it can supply domestic use water for the project upon completion
of agreements with the proponent
3 Required (mandatory) Conditions If Approved
e County
a} Sewage disposal method shall be as authonzed by the Director of Utilities, Spokan
b) Water service shall be coordinated through the Director of Utilities, Spokane County
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Departrnent of Health
d) Pnor to filing the final plat, the sponsor shall present evidence that the plat lies within the recorded
service area of the water system proposed to serve the plat
e) A public sewer system will be made available for the project and mdividual service will be provided to
each buildina Use of mdividual on-site sewage disposal systems shall not be authonzed
4 Recommended Conditions of Approval
a) Use of pnvate wells and water systems is prohlbited
c Director of Utilities, Spokane County
c Sponsor GREG ARGER
CAPITAL CORPOR.ATION
300 N MULLAN RD STE 204
SPOK:.ANE WA 99206
landuse 1tr1,ZE-2 f -98
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RECEIVED~
~
Spokane County Public VVorks Department SPOKANE~
'y ~ 7
Division of I~ong Range Planning FEB p4
1
DIVISI0iN10F BUlLDIN AN RaANNING
interoffice mem.o BY
IDate: 02/04/99
'I'o: Francine Shaw
CC: John Mercer, AICP
From: Allan N deLaubenfels, Planner
RE: ZE-21-98, ZE-8813-80 & ZE-3613-96 Change of Conditions
Thank you for the opportunrty to respond to the above proposal The Division of Long
Range Planrung finds the follownng
The proposal is located in the Urban category of the Spokane County Comprehensive
Plan and inside the Intenm Urban Growth Area (IUGA) boundary
The Long Range Division has no comment on the proposal
(
,
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Shaw - = -
F rancine
~rc SF ~ ' .~h`.ui.:~r......,r.~.•.r.:-«'r~:.._ c.~.`-" . _"',...:.~+~r~~ "°r' ~iivr1y;~ " ' r"- ~ ^i,,; i
' From• Hemmings, B:dl
Sent: Monday, December 21, 1998 10 04 AM
~ To Shaw, Francme
' CC Engelhard, Scott, Pederson, John, Harper, Pat, Kimbali, Sandy, Busko, Doug, Miller,
Katherine, Sims, Brenda, Darrell, Vrgmia
' Subject. ZE-21-982E-366-962E-886-80 - Janna Jorgemsen
12-21-98
I received the above referenced applicabon on Dec 18, 1998
This project lies in an area of approved soils so a concept dramage ptan is not required
I have no knowledge of any cntrcal areas on th,s site
I consider this application to be technicaliy complete
gct,Q°
1 ~ ~ m ~ 5094776e2e
DEC-30-98 09 25 FR01►~4-SCAPCA ~ T-894 P Ol/02 F~36
13 ~ ` .
im
SPOKANE COUNTY
QCLEAH,vAAMjD A1R POl1UT10N
S P o K A NM CONTROI AUTNOR(TY
1NEST 1101 COtLEGE SUITE 403 o SPOKANE. WA 99201 0(509) a564727 fas (509) 459-b828
[]ate: I,l /3) cly
To: Q Mr. Jeff Forry
❑ nAr..iohn Pederson
Spokane County Division of E3uildings & Planning
1026 W. Broadway Ave.
Spokane, WA 99260
Frorno Mr. Charles E. Studet
Re: SCAPCA REQlJ1REMEAITS FOR:
F i (e N o. Z
~ r
ProporaenVPtoject Name:
.
~(Reauest for Cotnments on I~ ~3 I G~ at I I !S ~m
17 (Comment5 on Hearinqs Examiner Pubiic Meetinq orl ~
0 (Comments on Determinafion og Nonsiqnificance Issued on ~
13 (Pre-AioolicationlDevelot)ment Confierence on ~
7-he Spokane Corlrtfyr A/r Follub+an ConOd Auaonty (SCACA) ryes fcnned oxfer the auttxrr7y of Me 1961 Gean Alr~d of Waslungtan
(RCM Triat Act rOqu1red axmoes, Gke Spokam Camty, io actnrate ~ airpa~utl~r carrtrol ag~nae~ - To meet ifr~ raQtn~meqts cf
thaf A~, SCAP~Cq ac~Cpted ~agulaLons to pnbol the em~ssnoas of alr axrtamirtants frarn s+ouzs.s wr3t~n Sp~ C
Pbrtaon.s d Spokane Camty ts+►I tc m@et federal health a8nderds far PBrtcL&te emrssJan.s (dcAY end smaiae) end carbcn morrnx;de_
Alumelous siraiegres hav,a been trnplemerrted tb reducs err pr.lttutfon emJssions sc Mat av can anpram err quab* and rreel healYh
stanedards.
FoJlowirlg ~.s s Gst of c0ncernsfssrres ihat at e mmunum, nesd !c be addrossad 1br Dvposed Prjem ~~►ial tommenls mey TBSUIt
aRer mwa deta!!ed lnformeGan o/ tPre prqed a suppl'~:al SCAPCA encocrr39as propaaents !b oontad the+r off=s at 1101 West
Couege. SPo1vRe, WA 99201 !br addrbaW mforrnadon
The fallowing canditians are relevant to proposed projecL
m Hacvesting of timber creates siivicuitural debris. Consistent wdh State pofides and negulations, aftemadves to
buming should be examined Tne prefierred atemate d'mposal methods m the 4'oltovving order are, stash
produc#ion minimization, slash utiT¢a~~~ nw-buming disposai and silvicuhurai buming. !f bumtng is the onty
reasonable drsposal method then it must be done In accordance wrth aA applicable regulations, and candueted
in a manner that minim¢es smoke retated nuwnces and aic palution impacs
~V&shington State Regulabon 173-400-110 requites 4t►at a Nobce of Construdion and Apptrcabon for Approval
be submrtted to and approved by our Agenc3l pnor tfl ttte consVucbon, instaltatwn or estabiTshment of an air
palluton source. (t 1s passible that tfie foilowing air polIufion sources may be preseni at the proposed
faejtity:
~ One or more fossjl fvel (naturai gas, propans, butane, diesel, fuel oi6, or waste oil) or wood
buming heat saurc$s. Plafura] gaslpropaneJbutane buening bollets, heating units, or hot
~
Gv+Erx cCUUExrS-60C
_ ' 7~ 1 •
DEC-309e 09 25 FRaM-SCAPCA ~ 5094776e28 T-894 P 02/02 F-236
. •
r , •
~ One or more fossil gue! (natural gas, propane, butane, diesek fuel oil, or waste oil) or wood
buming heat sources. Platural gas/propanelbuYane burning bollers, heating units, or hot
vvater heaters, or comb(natfons thereof, with a 4otat heat 6nput of 4,000,000 Btus/hr are
required to apply for a Notice of Constnuction. Other units are Pequlred to apply for a NOC
when the totai heat input exceeds 400,000 Btus/hr. In add'rtion, additiona( requirements
such as controls for Nitrogen Oxide emissions (NOx) and saurce testing may be requiTed
depending upon the size of the unrt.
~ One or more Stand by Generators SCAPCA requires a Motice of Canstruclion fcr all Stand
by Generators ihat are ra4ed greater than ot equal to 500 rnezhanical horsepower (375
Kitowatts),
• There are numerous businesses that are allowed m a commetctai and industrlal zoning thai are air
pollution scurces. Before any bttsiness is established at the site, SCAPCA should be contacted to
determine if a NoUce of Construction is required. A copy of thls letfershoutd be Qiven to each new
tenant
~ All air poAution regul2tions must be rnet
o Air pollution regulations require that dust emLssions dunng demolition, construcuon and excavafion projects be
controlled This may require the use of water sprays, tarps, spnnbclers or suspension of ac3,vrty during certain
weather condntons Haul roads shoufd be treated and emrssions from the transfer of ear#hen matenal must be
cantroiled as well as emissions from aIl other construction telated actNmes.
o SCAPCA strongly recommends that all ttaveled surfaces (Le mgress, egress, parlung areas, access roads)
should be paved and kept clean to minim¢e emrsswns
e Measures must be Laken to avoid tfie deposrUon of dirt and mud from unpaved surfacesonto paved surfaces if
trcking or spclls occur on paved surfaces, measures must be taken immediatety to clean these surfaces
0 SCAPCA Regvlat,on I, Arficle IV may require registrat,vn witfi this agency depending upon the type of busrness
that may be established at the srte_ An approved Nofice of Construction suffices to meet this requirement
~ SCAPCA Regul2tion I, Article Vl, and SCAPCA Regufat,on 11, Artic=e 1V, address air pollution emiss,on
standards All emission standards must be meL
m Debns gener4ted as a tesu(t of this projed musi be disposed of by means other than buming ( e. constn,ction
waste, vegetaGve waste etc).
e An asbestos survey must be dcne by an AHERA cerbfied inspector pruu to demofltron or renovat,on of
building(s), to determine if asbesLos-ccntairnng rratenal is present at the sde Demol"mon and renovation
projects must comply with the requitements of CFR 40, Part 61, Subpart AA, SCAPCA RegulaLon I, Articte IX &
Artlcte X Sectian 10 09, and Wasttiington State Regutatians (WAC 296-62, -85, & _1:55)_ Notice of lntent to
Perform Asbestos Removal and/er Qemofrton fornls are adaiiabte at the SCAPCA office. Asbestos-contaming
material must be removed in accordance with Federal, State, Local regutaUons and disposed of afi a(,censed
taplrty
0 Depending upon the lype of busrness or equipment established on site, some objedionable odors may result
from this project SCAPCA's reguiatwns siate ihat eifectrve control appatatus and measUres must be used to
reduce odors to a minimurn
o Alf solid fuel bummg devices (nreplaces woad stoves, pellet steves, etc must comply wdh local, state, and
federal rules and regulaUons Firepface emission standards go into effeci January 1, 1997 New fireplaces
must be tested and labeled in accordance wrth procedures and cnterra spehafied in the UBC St2ndard 31-2
m If the proponent or anyone eise has questrons conceming the above, please contact Charies E Studer (509)
456-4727 ext 107, Apn) Miller ext 105, or Kelle vgeiand exL 106 at SCAPCA's office dunng the hours of 8 00
am 8L 4 30 pm, Mcnday through Frday -
Failure Po meet SCAPCA requlations may result in delaYs, elosure and civil and/or criminal
sanctions.
CLFAN A1R IS UP TO ALL OF US
PAGE 2
,
.
' ' .
THRESHOLD TRAFFIC STUDY
mism
-
f ~
r
{NLAND PACIFIC ENGiNEERING, INC FEB 23
SPOKANE • COEUR D'ALENE
February 22, 1999
W O No 99039
Francine Shaw
Spokane County Plaruiing, Department
1026 W Broadway Avenue
Spokane, WA 99260
Re Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
Dear Francine,
Based upon our project understanding throujh conversations with Scott Englehart of Spokane
County Engineers, and Greg Arger, the project sponsor, we have prepared a bnef traffic threshold
determination for this project This threshold study has been required as supplemental information
for a heanna for a zone change The proposed proJect is a 205 unit retirement community The
majonty of the property is zoned UR-22 However, a portion is zoned tJR-3 5(Urban Residential -
3 5 Units per Acre) and zone change is being sought to UR.-22 (Urban Residential - 22 Units per
Acre)
THRESHOLD DETER1VINATION
I I11/TR OD UCTION
The 8 acre site is located on the northwest corner of 4th & Evergreen The vlcinity map, Figure 1
which is attached to this letter shows where this proposal is located A site plan is enclosed as FiQure
2 The site will have two access points, one onto Evergreen Road and the other to 4th Avenue The
project consists of a mix of independent livino senior apartments and assisted livina units There
will be 40-50 assisted living units and 155-165 independent living uri.its
II EXISTING CONDITIONS
Fourth Avenue is an east/west, two-way, ttivo-lane collector artenal Fourth Avenue is posted at 25
mph Traffic on Fourth Avenue is stop controlled for all artenal intersections, including Everareen
Road
Evergreen Road is a north-south, two lane pnncipal artenal It has a speed limit of 35 mph
III EXISTTVG CONDITION - Levels of Servrce (per HClvI)
Traffic counts were taken at Evergreen Road & Fourth Avenue on May 12, 1998 bv Inland Pacific
EnaineennQ personnel The PNI peak hour from this count was used to evaluate the traffic effects
of the proposal Since this count was nearly a year aoo, the volumes were increased 3°% to account
for any increases in traffic volumes which may have occurred o-ver the last year
707 West ; th • Suite 200
Spo:.ane WA 99204
509 -158 6840 • FA`C 509 458 6844
(r
Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 2
Evergreen Road & Fourth Avenue is an unsignalized two-way stop controlled intersection tivith
Fourth Avenue stopping for Evergreen Road
The existing traffic volumes and charactenstics were evaluated using standard methods as outlined
in the Hrgghway Capacity Mantral, Thrrd Editron, 1994 for unsignalized intersections Level of
service calculations were performed using the HiQhway Capacity Software, version 2 1 f The
existing level of service at the intersection of EverQreen Road and Fourth Avenue dunn~ the PM
' peak hour is LOS C with 12 3 seconds of delay Level of service C is an acceptable level of service
for Spokane County intersections The project is anticipated to be complete wtthin rivo years
IV BACKGROUND PROJECTS
No background projects were identified for inclusion in this traffic threshold study However, a non
site specific traffic growth factor of 3% compounded per year for the anticipated development time
line of this project was included This annual growth rate estimates the traffic increases in the study
area due to the natural increase in traffic
Y TRIP GENERATION
To present the most conservative tnp generation scenano, it will be assumed that 165 of the living
units will be mdependent living uruts (apartments) and 40 unrts w111 be assisted living unlts The
majonty of living umts on site are anticipated for use by seniors who can live mdependently The
Institute of Transportatlon Englneers, Trtp Generatton 11~lanual, 6''' Edrtion (TGM) lists apartment
unit tnp generation information under land use category 220 Although lt is likely that the residents
here wlll not dnve as much as general apartment d~vellers, and substantial services are available
within walking distance, no reduction in tnp generating charactenstics was taken This is being done
to ensure that a conservative approach is being taken to this project
Table 1- Trrp Generation Ratesfor the Orcliard Crest Retirement Community (it:dependent Irving
portron of the project) ~
AM Peak Hour P1VI Peak Hour
No. of Vol @ 0.56 Directional Vol @ Directional
Units ti'ips per Distribution 0.67 trips Distribution
unit per units
28% In 72% Out 61 % In 39% Out
165 92 26 66 110 67 43
Averacre Daily Trip Ends (ADT)
Units Rate Total ADT
165 6 63 1,094
f
+
Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 3
Tnp generation information for the ass)sted living units ss based upon information in the Western
ITE Magazine, November - December 1998 issue, page 12 (attached) and is summanzed for Orchard
Crest on Table 2
Table 2- Trrp Generatron Rates_for tlie assisted livit:,~ portioii o f tlie pro~ect
AIVI ]Peak Hour PM Peak ]Hour
No.
of VOl @ 0~0 I~,rectional Vol @ Directional
Units iPS Per I)istribuhon 0.21 trips I)istribution
fi"
unit 51 % In 49% Out per units 56% In 44% Out
40 8 4 4 9 5 4
Average I)ail,v Trip Ends (AD7[')
Units Rate Total ADT
40 1 73 69 .
1
VI TRIP DISTRIBUTION (simplifted gravcty model)
For this analysls, it was assumed that the traffic generated by tlus retirement community would
ingress and egress from the site approximately in the same proportions as traffic at the 4th &
Evergreen intersection, narnely 50% from the north, 10% from the west, 30% from the south and
10% from the east dunng the PM peak hour PM peak hour are traffic volumes for the site are
shown in the technical appendix
VII FUTURE CONDITIDiV with/wrthout PROJECT - Level of Service
The development of thls retuement community is anticipated to be complete within two years
Therefore, the traffic situation examined for this traffic threshold study consists of the year 2001
condition, both with and wnthout the traffic from the retirement community Traffic from other
(background) sources include the existing traffic volumes increased by the compounded 3% annual
growth rate The levels of service expected for this intersection with the stated traffic increases
eYpected in 2001 with and without the project are shotivn on the following table The traffic volumes
which the levels of service in the table are based on, are shown in the technical appendix
(
, •
Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 4
Table 3- Firtitre Levels of Service at Evergreeii Road & Forirtli Avenue in 2001
P NI PEAK HOUR
INTERSECTION: WITHOLJT PROJECT WITH PROJECT
Evergreen Road & Fourth Avenue DELAY LOS I)ELAY LOS
Year 2001 Condition 14 6 sec C 17 9 sec C
Table 3 shows that the level of service at tlvs intersection will remain at level of service C in the
future There will not be capacity constraints at this intersection, even with the additional traffic
from the Orchard Crest Retirement Commuruty
VIII SAFETY ANAL YSIS
Accident summanes available for the most recent three years from Spokane County for the
intersection in the study area were assembled Generally accidents are documented by type of
occurrence, such as property damage or injury No fatalities occurred at 4th Avenue & Ever~-een
Road dunng the last three years Accidents are measured based on frequency per million entenng
vehicles This ratio is a function of the average daily traffic entenng the intersection and the annual
frequency of accldents
Table 4- Accident data for Evergreen & Fourth Avenue
ACCIDENT STATISTICS AT 4TH & EVERGREEN
1995 1996 1997 1998' Per
PDO INJ FA'I' PI)O INJ FAT PDO INJ FAT PDO INJ FAT MEV
0 1 0 3 1 0 0 1 0 1 0 0 042
* - partial year
Accident rates at thls lntersection is below 2 00 accidents per million entenng vehicles, the WSDOT
threshold for safety improvements Therefore accident hustory should not be considered a problem
at this time This does not mean that the intersection is accident free Hotivever, the frequency of
accidents does not indicate a situation where the accidents are occumng for an identified reason
Accidents, until they get close to this 2 00 accidents per MEV level, are random occurrences and
have no cause which could be remedied using currently available enszineeruig tools The increases
in traffic expected at this intersection in the future, with the site developed as either a retirement
center or an apartment complex will not increase traffic significantly, and will not increase the
accident rate to rates which would indicate factors beyond random occurrences as the causes for
these accidents
- 1
I
0
Threshold Traffc Study for the Orchard Crest Retirement Communiry (ZE-21-98)
February 22, 1999
Page 5
IX CONCL USIONS
Based upon the information contained in this report, which includes current traffic counts, a
reasonably conservative traffic growth rate, and the additional traffic from the proposed
development, it is shown that the intersection of Fourth & Evergreen is functioning at acceptable
levels of service now and will remain at acceptable levels of service at proJect build out No safety
problems or capacity issues were identified at this intersection
X RECONIiLIEiVDATIONS
Based upon the conclusions reached in this threshold determination, no mitigation is necessary
Therefore, no recommendations for geomemc or control changes are made
After review of this threshold determination please let me know 2f you have any questions, or if
additional anaiysis will be necessary
Sincerely,
Inland Pacific Eno-aneenng Co ~N1, ~ INkL
~ ~N ~
.Ann L Winkler, P E
p~ R 31398~ ~
ALW/alw
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cc Scott En~lehart, Spokane County Enm neers
Grec; Arger, Arger Caprtal Corp
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4 IIVLAND / ARGER REIIREMENT CENTER FlGURE 1
r F ~ ' PACIFIC ~ .
L ` - ENGINEERING
TRAFFlC IMPACT ANALYSIS VI CI N I TY M AP
707 west 7th • Sutte 200 (sos) as$-ssao ~ PROJECT NO 99039
` Spokane WA 99204 FAX. (509) 458-6844/ J \ /
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PHASE II - FUTURE RETIREMEN7 45 FT ~
APARTMENTS ~
~ PHASE 111 - FUiURE ASSISTEO LIVING 35 FT ~ .
' FACILITY
~ PHASE IV - FUTURE TRf-PLEXcS 2~ F~ NOT TO SCALE ~
-
FOR CHANGE 0F CONDITIONS 'A' &'8' 35 FT TO 45 FT
I NL ARGER RETIREMENT CENTER FIGURE _
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~►ND
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ENGINEERING TR AFFiC IMPACT ANALYSiS SITE PLAN
' 707 West 7th • Suite 200 (509) 458-6840 m PROJECT NO 99039
Spokane WA 9920d FAX (509) 458-6844
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INLAND 1/ ARGER RETIREMENT CENTER
~ . - - ~ - -
~ F'ACIFIC . EXISTING, FUTURE AND
ENGINEERING SITE GENERATED
707 west 7th • Suite 200 (509) 458-6840 TRAFFlC IMPACT ANALYSiS pROJECT NO 99039 TR C VOLU M ES J
\ Spokane WA 99204 FAX (509) 458-6844/ \
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west 707 7th, suite 200 sPokane, washinyton 59204 . OTHER ❑ CHK D BY DATE
~ 509 458-6840 Fax No 509 458-6844 j \1
PROJECT NUMBER 98399 Project Name Arger 4th & Evergreen 19-Feb-99
INTERSECTION 4th & Evergreen •
PM PEAK HOUR
INITIAL COUNT DATE ~ 05112198
YEARS TO PHASE I 2 COUNT RATE TO EXSTNG 3 00% YEARS TO BUILDOUT , 2,
NIS GROWTH RATE ~ 3 00%
EIW GROWTH RA7E ~ 3 00% N1S ~ EIW
PEAK HOUR FACTOR I 0 92 PHASE I GROWTH FACTOR 10611 1061
BUILD OUT GROWTH FACTOR 10611 1061
i
INITIAL MOVEMENT CURRENI" NON•PROJECT PHASE I YR BUILD OUT PROJECT PHASE I BUILD OUT r~
COUNT TRAFFIC VOL TRAFFIC W10 PRJCT W1tJ PRJCT TRAFFIC WIPRJCT WtPRJCT
14 EB LT 14 15 15 10 25 25
51 EB TH 53 56 56 2 58 58
17 EB R7 18 19 19 6 25 25
15 WB LT 15 16 16 16 16 .
51 WB TH 53 56 56 3 59 59 •
30 WB RT 31 33 33 4 37 37
10 NB LT 10 11 11 9 20 20
282 NB TH 290 308 308 14 322 322
1 NB RT 7 8 8 9 8
29 SB LT 30 32 32 3 35 35 ~
401 SB TH 413 438 438 9 447 447
30 SB RT 31 33 33 , 16 49 49
EXISTING LOS= ~ ~ FUTURE LOS = I
. ( '
HCS Unsignalized Intersectionst Release 2 lf PMEX HCO Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesvllle, FL 32611-2083
Ph (904) 392-0378
Streets (N-S) EVERGREEN ROAD (E-W) 4TH AVE
Ma3or Street Direction . NS
Length of Time Analyzed . 15 (min)
Analyst . ALW
Date of Analysis 2/17/99
Other Information EXISTING CONDITIONS
Two-way Stop-controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No Lane s 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0
Stop/Yield N N
Volumes 10 290 7 30 413 31 14 53 18 15 53 31
PHF 92 92 92 92 92 92 92 92 92 92 92 92
Grade 0 0 0 0
MC's ( o)
SU/RV's (o)
CV's ( o)
PCE's 1.10 1 10 1 10 1 10 1 10 1 10 1 10 1 10
Ad3ustment Factors
Vehicle Critical Follow-up
Maneuver Gap ( tg ) Time ( t f)
Left Turn Ma3or Road 5 00 2 10
Right Turn Minor Road 5 50 2 60
'Through Traffic Minor Road 6.00 3 30
Left Turn Mlnor Road 6 50 3.40
. ,
HCS. Unsignalized Intersections Release 2.1f PMEX HCO Page 2
Worksheet for TWSC Intersection
Step 1 RT from Minor Street wB EB
~
Conflicting Flows• (vph) 319 466
Potential Capacity (pcph) 954 804
Movement Capacity (pcph) 954 804
Prob of Queue-Free State 0 96 0 97
Step 2 LT from Ma3or Street SB NB
Conflicting Flows (vph) 323 483
Potential Capacity• (pcph) 1203 1009
Movement Capacity (pcph) 1203 1009
Prob of Queue-Free State: 0 97 0 99
TH Saturation Flow Rate: (pcphpl) 1700 1700
RT Saturation Flow Rate. (pcphpl) 1700 1700
Ma3or LT Shared Lane Prob
of Queue-Free State• 4 96 0 99
Step 3 TH from Minor Street WB EB
Conf licting Flows (vph) 846 833
Potential Capacity (pcph) 392 399
Capacity Ad3ustment Factor
due to Impeding Movements 4 94 0.94
Movement Capacity: (pcph) 370 377
Prob of Queue-Free State 0 83 0 83
Step 4- LT from Minor Street WB EB
Conflicting Flows (vph) 868 875
Potential Capacity (pcph) 333 330
Ma3or LT, Minor TH
Impedance Factor 0 78 0 78
Adjusted Impedance Factor 0 83 0 83
Capacity Adjustment Factor
due to Impeding Movements 0 81 0 80
Movement Capacity (pcph) 270 264
. ~
,
HCS Unsignallzed Intersectlons Release 2.1f PMEX HCO Page 3
Intersection Performance Summary
Avg 95%
Flow Move Shared Total Queue Approach
Rate Cap Cap Delay Length LOS Delay
Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh)
EB L 17 264 >
EB T 64 377 > 394 12 3 1 1 C 12 3
EB R 22 804 >
WB L 18 270 >
WB T 64 370 > 427 11.7 1 2 C 11 7
WB R 37 954 >
NB L 12 1009 3.6 0 0 A 0 1
SB L 36 1203 3 1 0 0 A 0 2
Intersectlon Delay_ = 2.4 sec/veh
r
. . l (
1
' HCS Unsignallzed Intersections Release 2 lf PMBO HCO Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph (904) 392-0378 _
S t re e t s ( N- S) EVERGREEN ROAD ( E- W) 4 TH AVE
Ma3or Street Directlon NS
Length of Time Analyzed 15 (m1n)
Analyst ALW
Date of Analysis . 2/17/99
Other Information 2001 CONDITIONS WITHOUT PROJECT
Two-way Stop-controlled Intersection
~ r Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lanes 0> 1 < 0 0> 1 < 0 0> 1 < 0 0> 1 < 0
Stop/Yield N N
Volumes 11 308 8 32 438 33 15 56 19 16 56 33
PHF 92 92 .92 92 92 92 92 92 .92 .92 92 92
Grade 0 0 0 0
MC's (°s)
SU/RV' s ( % )
' ,
PCEss ~ 1 10 1 10 1 10 1 10 1.10 1.10 1 10 1 10
Ad3ustment Factors
Vehicle Critical Follow-up
Maneuver Gap (tg) Time (t f)
Left Turn Maior Road 5 00 2.10
Right Turn Minor Road 5.50 2.60
Through Traffic Minor Road 6_00 3.30
Left Turn Minor Road 6.50 3 40
~
HCS Unsignallzed Intersections Release 2 lf PMBO.HCO Page 2
worksheet for TWSC Intersection
Step 1 RT from Minor Street wB EB
Conflicting Flows (vph) 340 494
Potential Capacity (pcph) 931 778
Movement Capaclty- (pcph) 931 778
Prob of Queue-Free State 0 96 0 97
Step 2 LT from Major Street SB NB
Conf llcting Flows.(vph) 344 512
Potential Capaclty (pcph) 1175 977
Movement Capacity• (pcph) 1175 977
Prob of Queue-Free State- 0 97 0 99
TH Saturation Flow Rate (pcphpl) 1700 1700
RT Saturation Flow Rate• (pcphpl) 1700 1700
Major LT Shared Lane Prob
of Queue-Free State- 0 95 0 98
Step 3 TH from Minor Street WB EB
Conflicting Flows (vph) 898 885
Potential Capacity (pcph) 369 374
Capacity P_djustment Factor
due to Impeding Movements 0.94 0 94
Movement Capacity (pcph) 346 350
Prob of Queue-Free State 0 81 0 81
Step 4 LT from Minor Street WB EB
Conflicting Flows (vph) 922 929
Potential Capaclty (pcph) 310 307
MaD or LT, Minor TH
Impedance Factor. 0.76 0 76
Adjusted Impedance Factor 0 81 0 81
Capacity Adjustment Factor
due to Impeding Movements 0 79 0 78
Movement Capacity: (pcph) 245 238
HCS Unslgnallzed Intersections Release 2.1f PMBO HCO Page 3
Intersection Performance Summary
Avg 95%
Flow Move Shared Total Queue Approach
Rate Cap Cap Delay Length LOS Delay
Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh)
EB L 18 238 >
EB T 67 350 > 364 14 0 1 3 C 14 0
EB R 23 778 >
WB L 19 245 >
WB T 67 346 > 401 13 0 1 4 C 13 0
WB R 40 931 >
NB L 13 977 3.7 0.0 A 0.1
SB L 39 1175 3 2 0.0 A p 2
Intersection Delay = 2 7 sec/veh
J
I
HCS: Unsignalized Intersections Release 2 lf PMBW HCO Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph. (904) 392-0378
Streets (N-S) EVERGREEN ROAD (E-W) 4TH AVE
Major Street Direction NS
Length of Time Analyzed 15 (min)
Analyst ALW
Date of Analysis 2/17/99
Other Information 2001 CONDTTIONS WITH PROJECT
Two-way Stop-controlled Intersection
^ Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No Lane s 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0
Stop/Yield N N
Volumes 20 322 8 35 447 49 25 58 25 16 59 37
PHF 92 92 92 92 .92 92 92 92 92 92 92 92
Grade 0 0 0 0
MC's
SU/RV' s ( o )
CV's (o)
PCE's 1 10 1 10 1 10 1 10 1 10 1 10 1 10 1 10
Adjustment Factors
Vehicle Critical Follow-up
Maneuver Gap (tg) Time ( t f)
- -
Left Turn Major Road 5 00 2.10
Right Turn Minor Road 5 50 2 60
Through Traffic Minor Road 6 00 3 30
Left Turn Minor Road 6 50 3 40
. ,
~
[
HCS Unsignalized Intersections Release 2 lf PMBW HCO Page 2
Worksheet for TWSC Intersection
Step 1 RT from Minor Street WB EB
Conflicting Flows (vph) 354 512
Potentlal Capacity (pcph) 916 762
Movement Capaclty (pcph) 916 762
Prob of Queue-Free State 0 95 0 96
Step 2 LT-from Major Street SB NB
Conflicting Flows (vph) 359 539
Potential Capacity (pcph) 1156 949
Movement Capacity. (pcph) 1156 949
Prob of Queue-Free State 0.96 0 97
TH Saturation Flow Rate (pcphpl) 1700 1700
RT Saturation Flow Rate: (pcphpl) 1700 1700
Major LT Shared Lane Prob
of Queue-Free State• 0-95 0 97
Step 3. TH from Minor Street WB EB
Conflicting Flows (vph) 954 932
Potential Capacity• (pcph) 344 354
Capacity Adjustment Factor
due to Impeding Movements 0 92 0 92
Movement Capacity (pcph) 315 324
Prob. of Queue-Free State 0.78 0.79
Step 4: LT from Minor Street WB EB
Conflicting Flows (vph) 972 979
Potentlal Capacity. (pcph) 290 287
Major LT, Minor TH
Impedance Factor 0-72 0 71
Adjusted Impedance Factor. 0 78 0.78
Capacity Adjustment Factor
due to Impeding Movements 0.75 0.74
Movement Capacity (pcph) 219 213
.
.
,
HCS. Unsignalized Intersections Release 2 lf PMBW HCO Page 3
Intersection Performance Summary
Avg 95%
Flow Move Shared Total Queue Approach
Rate Cap Cap Delay Length LOS Delay
Movement (pcph) (pcph) (pcph) (secf veh) (veh) (sec/veh)
EB L 30 213 >
EB T 69 324 > 328 17 9 1 8 C 17 9
EB R 30 762 >
WB L 19 219 >
WB T 70 315 > 373 14 9 1 6 C 14.9
WB R 44 916 >
NB L 24 949 3 9 0 0 A p 2
SB L 42 1156 3 2 0 0 A 0.2
Intersection Delay - 3 4 sec/veh
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1996 FINAL BUILDING PERMITS November 13, 1996
~ FINALIZEd
SITE ADDRESS NAME & PROJECT PARCEL FILEN MYLAR BY DATE C
NEWPORT N 14710 PDQ FOOD 6 FUEL 3739 B70079 BS 8/29/68
NEWPORT N 19710 SIGN POLE 3739 870117 BM 1/30/89
NEWPORT N 14717 PEONE PINES VETERINARY CLINIC 3739 B92112 BT 6/21/93
NEWPORT N 19820 SUBWAY RESTAURANT 37399 0904 B96119 DB 7/29/96
NEWPORT N 15325 CAL'S UPHOLSTERY 3734 B92115 BT 6/30/93
NEWPORT N 17207 FIRE STATION #94 DIST N9 37271 9038 893136 BT 5/26/99
NEWPORT N 28312 B& B SIGN 3822 B70128 GN 2/23/89
NEWPORT N 28312 B& B OIL SIGN REPLAC 3822 B70129 GN 2/23/89
NEWPORT N 2960 SPO CO RESTROOM 3815 B70162 JS 9/6/89
NE4JPORT N 34221 CHURCH OF JESUS CNRIST OF LATTER-DAY SAINTS 39349 9096 B96169 DB 8/21/96
. NEWPORT N 39515 ADD MAINTENANCE SHOP RIVERSIDE SCHOOL #416 3939 B92095 BT 5/11/92
NEWPORT N 39608 RAM RESTAURANT -DRIVE-IN 3935 B90076 BT 7/17/91
NEWPORT N 39110 OFFICE LEESON CONCRETE PRODUCTS 39195 9076 B94089 PL 6/28/95 YES
NCWPORT N 39115 ADD RETAIL SALES BLDG 3915 B70134 BM 2/22/89
NEWPORT N 39915 REMOD REST & LAUNDMAT 3910 B70137 GN 10/5/69
NEWPORT N 41010 MY AERICA ACRE THEME PK TOILET EAC 39112 9096 B93067 PL 7/21/95
NEWPORT N 9701 DAILY HABITCAFE-DRIVEUP CAFE DRIVEUP 36173 1322 B93079 CR 3/7/99
NIXON E 6205 wHSE-DRY STORAGE 35133 1505 B93013 PL 4/11/95
NIXON E 6205 WELK, PETER SPEC WHSE 35133 1505 B95124 DB 11/22/95
35133 1506
NIlCON E 6915 POHL SPRING WORKS WELDING ADD SHOP 35133 1905 895188 DB 1/16/96
NORA E 11728 JOHN STONE APT 36 UNIT 45099 0128 B95214 J-17 DB 4/23/96
NORA E 12904 CLS MORTAGE BLDG ADD 95103 0256 B99082 PL 9/7/99
NORA E 13022 VICEROY HOMES INC MODEL HOME 95103 0212 B94021 DB 1/9/95
NORA E 13412 MODEL HOME OFFICE 95109 9029 B94080 KM 11/29/95
NORA E 7211 WEST VALLEY SD#363 INTER REMODEL INTERSCHO 3512 B92010 BH 7/14/92
NORA E 7221 SHEET METAL SHOP 3512 B90073 BT 9/12/90
NORA E 7320 OFL'ICE/WHSE GLENROSE PLOMBING 35124 2501 B93069 PL 11/3/94
NORMANDIE N 6319/21 PLESE REALTY APT 10 UNIT TWO-5 UNITS 36309 3007 B95067 KM 12/15/95
36309 3020
OLIVE E 6210 NORLIFT WHSE 35133 0908 B96165 DB 9/24/96
35133 0909
35133 0911
35133 0901
PALOUSE S 5105 KKZX RADIO STATION ADD STUDIO/STG/E'PICE 34032 9099 B93011 PL 4/11/95 YES
PRRK N 1102 STORAGE MINI - RV BOAT 4518 891110 BT 5/31/94
PARK N 1104 LYLE JOHNSON SFEC WHSE #2 95182 9163 B99030 RT 9/19/99
PARK N 1104 LYLE JOHNSON SPEC WHSE #2 95182 4163 892120 PL 6/28/95
PARK N 1104 LYLE JOHNSON SPEC WHSE 03 45182 9163 895162 DB 11/22/95
PRRK N 1909 UNIBODY ADD OFFICE & APPRAZSAL GARAGE 35129 1509 B93159 PL 9/11/95 YES
PARK N 1909 STORAGE BLDG (E 7420 INDIANA LN) 3512 891014 BY 8/15/81
PP12K N 2011 , UNIBODY ADD 3512 891066 1-90 BT 10/4/91
PARK N 2011 K S M UNIBODY ADD OFFICE / BODY SHOP 35129 1510 896032 DB 6/13/96
PARK N 2015 B& C PRECISION FAB ADD SHOP/OFEICE {SP-399 35124 1512 B93085 PL 9/11/95 YES
PARK N 2901 OFFICE BLDG ASSOC INDUSTRIAL OFEICE/CHURCH 3512 B91099 BT 10/21/93
PARK S 511 RETIREMENT COMPLEX 105-UNIT(EDGECLIFF HOS) 9519 B91079 I-92 BT 4/1/92
PARK S 601 PARK AVE LTD PARK PL 2 ASSISTED CARE FAC 95192 9159 895102 I-50 PL 8/9/95
95192 9152
PARK W 7929 WWP HANGER BLDG 25332 2907 B94177 PL 6/28/95
PARKSMITH N 10704 OFFICE LUNCH/WASHROOM 3615 B70319 JS 12/31/91 YES
PARKSMITH N 10709 STORAGE BLDG ADD 3615 B92031 PL 11/3/99
PEONE E 3910 MT CREST ENT OFFICE SHOP CONTERACTOR 36109 9104 B93002 BT 7/8/93
PEONE E 4009 , METRO SERVICE TRUCK REPAIR BLDG - 3610 689088 GN 11/16/89
PEONE E 4009 STORAGE BLDG DRY STORAGE OPEN ENDS 36101 9012 B95008 PL 1/11/95
PERRY N 13310 PRE-FRB TELECOhIIM BLDG CELLULAR ONE 36042 9007 B93165 BT 12/8/93
PERRY N 6503 SPEC WHSE SPEC WHSE (ANNEXED) 3629 B94078 pL 2/27/95 YES
PERRY N 6512 WHSE RENTAL UNITS 3628 892001 PL 11/3/99
PERRY S 5620 REMaDEL-RESTAURANT RESTAURANT (FROM GROCERY 34051 0712 B93088 CR $/5/93
PINES N 10 ALBERTSONS REMODEL 4515 B70161 JS 3/28/89
PINES N 1019 CLOTHING MFG BLDG 9515 B90066 SE 9/14/90
PINES N 1221 ZIP'S RBSTAURANT (BROWN BAG D I) 9516 B90001 BT 5/31/94
PINES N 1315 HENNESSEY/SMITH FUNERAL HOME 95161 0789 B95006 KM 3/23/95
PINES N 1501 CONV ST & MUF'FLER SHOP 4516 B70051 SE 5/22/90 YES
PINES N 1505 SPEC SPACES 9516 B90050 SE 7/31/90
PINES N 1505 ROMAX ASSOC RESTAURANT 9516 890295 BT 1/16/91
PINES N 1520 DIVINES AlITO SERVICE/REPAIR 45152 0708 B94172 DB 12/2/99
~
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Acz~es S
1996 FINAL BUILDING PERMITS November 13, 1996
FINALIZED
SITE ADDRESS NAME 6 PROJECT PRRCEL # EILE# MYLAR BY DATE c
MONTGOMERY E 10011 HEWLETT PACKARD MACKAY MEG 9508 890082 CR 11/22/93
MONTGOMERY E 10011 ATWOOD ADD CANOPY 4508 B92093 CR 11/22/93
MONTGOMERY E 10020 PAPER PRODUCTS WHSE b OFFICE 45081 0183 B93026 BT 6/21/93
MONTGOMERY E 10115 WHSE CAR STORAGE FRAME SHOP 95081 0164 B93065 CR 9/24/93
MONTGOMERY E 10120 SPRINT SPECTRUM TOWER 45084 0202 896120 DB 7/16/96
MONTGQMERY E 10220 SPOKANE BLDGERS SUPPLY WHOLESALE & OFFICE 95081 0162 B93028 PL 11/1/99
MONTGOMERY E 10221 SILVEY CONST OFFZCE/WHSE 95081 0827 895078 DB 8/23/95
MONTGOMERY E 10305 BROMAR EOOD BROKERS ADD 95081 0188 B99057 PL 6/28/95
MONTGOMERY E 10305 BROMAR ADD OFFICE REMODEL 95081 0188 B93169 RT 4/1/99
MONTGOMERY E 10305 OFFICE STORAGE BLDG 9508 B90229 BT 1/16/91
MONTGOMERY E 10310 WHSE ADDN 9508 B70213 JS 9/11/89
MONTGOMERY E 10910 LONGHORN B B Q RST ADD STRG 9508 B91089 BT 11/13/91
MONTGOMERY E 10421 DOOR DIST ADDWHSE 4508 B40110 BT 10/8/90
MONTGOMERY E 10421 SHOP - ADD 9508 B92008 BT 9/28/92
MONTGOMERY E 10502 BORDON EQPT STORAGE COVER 4508 B70061 GN 7/15/88
MONTGOMERY E 10506 WINDOW PRODUCTS WHSE BLDG D'ERY'/APPROACH 95061 0125 B94099 PL 6/28/95 YES
95081 0193
MONTGOMERY E 10506 WINDOW PRODUCTION WHSE 9508 B93161 CR 12/16/93
MONTGOMERY C 10507 WHSE 9508 890037 SE 5/9/90
MONTGOMERY E 10507 FREY, CARL- WALLS,AL WHSE 9508 B91085 BT 10/10/91
MONTGOMERY C 10507 WINDOW PRODUCTSD MFG AL WALLS RDD STORAGE B 4508 892101 DB 11/6/92
MONTGOMERY E 10717 COCKING NARDWOOD OFFICE WHSE 9509 890035 BT 5/31/99
MONTGOMERY C 11103 A& A CONST SPEC WHSE 6 OFFICE (BSP-32) 95092 9057 B93080 BT 10/9/93
MONTGOMERY E 11115 OFFICE WHSE A 6 A CONST 9509 891009 BT 7/12/91
MONTGOMERY E 11200 UNTTED LITHOGRAPH ADD (BSP32) 4509 892103 PL 11/3/99
MONTGOMERY E 31306 SPEC OFFICE b WHSE BONUCCELLI B PK 95092 9058 B93162 CR 12/8/93
MONTGOMERY E 11310 WHSE BOISE CRSCADE 45093 9050 893004 BT 10/18/93
MONTGOMERY C 11327 SPEC WHSE SPEC WHSE (BSP 32- L7,L1) 45095 9069 B94131 PL 9/1/99
MONTGOMERY E 11401 UNITED TOWCR BARTONOFFICE/WHSE ADD OFFICE/W 95093 9099 B93070 CR 9/29/93
MONTGOMERY E 11407 COMEORT HCATING & AC OFFICE WHSE (BRG ) REL 45095 9071 895180 DB 1/17/96
MONTGOMERY E 8809 STORAGE MINI 9507 B91112 CR 9/22/93
MONTGQMERY E 8915 MINI STORAGE 65071 9069 B93119 CR 9/22/93
MONTGOMERY E 9111 GOOD TYMES TAVERN ADD 95082 1814 B93039 PL 11/3/99
MONTGOMERY E 9601 ADD WHSE MFGT 4508 889112 SE 1/4/90
MONTGOMERY E 9705 COCA COLA BLDG MTNS 9508 B89093 SE 4/10/90
MONTGOMERY E 9726/9708 SPEC WHSE/OFEICE ALL PHASE CONST 95083 0177 B93068 PL 11/3/94
MT SPO PK DR REC BLDG 5822 890031 SE 4/10/90
MT SPO PK DR E 9307 COMERCIAL COACH-TEMP 3735 B92068 PL 1/18/95
~ MT SPO PK DR E 9510 SIGN POLE 1423 B70221 GN 6/28/89
MT SPO PK DR E 6015 MEAD SCHOOL DIST 354 NEW HIGH SCHOOL 37363 9024 B95025 DB 6/1/95
MT SPO PK DR N 29300 MT SPO SKI BLDG EIRST AID 5816 B92036 ST 5/12/92
MULLAN N 100 OFFICE BLDG 4517 B70313 BM 12/1/88
MULLAN N 317 ESPRESSO 9517 B92087 PL 1/18/95
MULLAN N 502 OFFICE BLDG 9517 H70251 JS 9/6/89
MULLAN N 506 OFFICE BLDG 9517 B70114 GN 3/1/89
MULLAN N 507 STERLING SAVINGS BANK BANK ARGONNE BR 95173 1801 B93118 CR 11/24/93
MULLAN N 510 SPOKANE STRUCTURES OFFICE BLDG (SP-729A) 95173 0604 B93189 CR 3/18/99
MULLAN N 526 OFCICE IRONWOOD HOMES 95173 0535 B94191 PL 9/14/95 YES
MULLAN N 826 MEDICAL BLDG BROADWAY E 9203 9517 B92085 BT 9/10/92
NAPA N 6512 ADD MFG/STORAGE 3628 B70216 BM 7/3/89
NAPA N 6512 ADD MFG/STORAGE 3628 B70296 8M 7/17/89
NCVADA N 10220 JATASH INC SPEC OFFICE / WHSE PHASE III 3617 B90109 BT 10/5/90
NEVRDA N 10220 DIVCO INC SPEC WHSE-PHASE IV 3617 B92080 BT 8/7/92
NCVADA N 10911 HICO MINT STORAGE (5) NORTHPOINTE 36171 9004 894086 PL 7/7/99
NEVADA N 10411 SPRINT SPECTRUM TOWER 150' 36171 9061 B96177 DB 9/11/96
NEVADA N 8929 CEDAR CREEK VILLAGE APT 916 UNIT 36204 9029 B99071 PL 8/31/99
NEWPORT N 10606 GTE TEA GROUP TOWER 150' 36171 9061 B96219 DB 11/13/96
NEWPORT N 10710 OFFICE BLDG 3617 B70138 GN 12/31/91 YES
NEWPORT N 10816 INTER REMODEL KNOPP-WORLD WILDLIFE CTR 36171 9024 B99106 KM 9/25/95
NEWPORT N 11402 SILLY GOOSE DAYCARE 3608 B70046 GN 12/31/91 YES
NEWPORT N 19007 CLIFF HELM REC BLDG RV PARK 36031 0120 B95076 DB 6/26/95
37349 0175
NEWPORT N 19525 OFFICE BLDG RANDOCK 37349 0172 B99130 CR 9I14/94
NEWpORT N 19525 OFFICE BLDG 37394 0172 B94048 PL 11/3/99
NEWPORT N 19617 CYAN INC CORPORATE OFFICE 37399 0185 B99134 PL 6/27/95
NEWPORT N 14706 CAR WASH 3734 B70149 GN 9/20/89
~ ! !
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGI(VEER'S COfVDITIONS OF APPROVAL" ZONE
TO - Spokane County Planning Depart 11 ent FROM Division of Engineering & Roads `-11 I
~J
DATE February 23, 1999 ~
PROJECT. UR-3 5 TO UR-22
FILE # ZE-0021-98/
Hearing 03/03/1999 @ 1 30
Sponsor/Applicant• GREGORY ARGER
Sectlon Township Range 22-25-44
Planner FRANCINE SHAW
Technical Review Date (12/31/1998 @ 1.15)
The Spokane County Engineering Department has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved.
Prior to lssuance of a building permit or at the request of the County
Engineer in conjunction with a County Road Project/Road Improvement
District, whichever comes first
1 Appllcant shall dedicate 25 feet on Evergreen Road, 2 5 feet on 4`h
Avenue and the appllcable radius on Evergreen Road and 4t' Avenue
Prior to release of a building permit or use of property as proposed
2. Access permits for approaches to the County Road System shall be
obtained from the County Englneer.
3. Applicant shall submit for approval by the Spokane County Engineer
road, drainage and access plans.
4 A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to
be occupied or traveled by vehicles
5 The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer
CC Applicant GREGORY ARGER
Engineer/Surveyor CHARLES SIMPSON
Planner FRANCINE SHAW
Page 2 - ,
03J03/1999 12/31/1998
ZE-0021 98
6. The County Engineer has designated a Collector Arterial R.oadway
Section for the improvement of 4"' Avenue which is adjacent to the
proposed development This will require the addition of appraximately
8 5 feet of asphalt along the frontage of the development Curbing and
sldewalk must also be constructed
7 A11 required improvements shall conform to the current State of
washington Standard Specifications far Road and Bridge construction
and other applicable county standards and/or adopted resolutions
pertalning to Road Standards and Stormwater Management in effect at
the date of construction, unless otherwise approved by the County
Engineer
8 The applicant shall construct a paved and delineated approach to meet
the existing pavement on Evergreen Raad
9. Roadway standards, typical roadway sections and drainage plan
requirements are faund in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this propasal
10. No construction work is to be performed within the exlsting or
proposed right of way until a permit has been issued by the County
Engineer. All work within the public road right of way is subject to
inspection and approval by the County Engineer.
ll. All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engzneer to cover the cost
of construction or improvements shall be filed with the County
Engineer.
12 The County Arterial Road plan identifies 4" Avenue as a 70 foot
Collector Arterial The existing right of way wldth of right-of-way
measures 20 feet in width and is not consistent with that specified in
the Plan In order to implement the Arterial Road Plan it is
recommended that in addition to the required right of way dedication,
a strip of property 12 5 in width alang the 4th Avenue frontage be set
aslde in reserve This property may be acquired by Spokane County at
the time when Arterial Improvements are made to 4`h Avenue
Page 3 . a ,
Qaf03/1999 12/31/1998
ZE-0021 98
13. The applicant should be advised that there may exist utilities either
underground or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisition Spokane
County will assume no financial obligation for adjustments or
relocation regarding these utilities The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
14. The applicant shall grant appllcable border easements adjacent to
Spokane County Right of Way per Spokane County Standards.
15 A traffic study has been accepted by the County Engineer for this
proposal until December 31, 2001 If the proposal ls not completed by
this date addition traffic information my be required by the County
Engineer.
i ♦ , -
~
~ FAX COVER S-IEET
DATE 2 j 9
F~
~ ~ ~ ~ ~ ` Number Qf P cyes (Includincy Cover Sheet) Sno~AN~8 Covl\u-Y ,
FROM:
Department of Public tiVorks
Eng►neering Divtsion
Department -
`I' O .Z4
FAX # . SO q) 7
, _ .
COMPANX
CITY / STATE
RE
MESSAGE / SPECIAL INSTRUCTION
SPOK:ANE COtJI`1TY ENGINEERS
1026 tiV BRDADWAY SPOIfANE, WA 99260
FAY 91 s` Floar 456-2243 Phone 456-3640
A
RECEVED
JAN 14 1999
' I• Y a
;c
C O
S
BUILDItiG AND PtANNING • A DIVISION OF THE PLBtIC WORKS DEPAR7MEN i
JAMES L. MAtiu>N, C.E3.0., D!RECTOR DF~NN1SM. 5~(-)T7. P.E., DiRt'c`roR
MEMORANDUNI
TO: Spokane County Division of Engineering; Pat Harper, c/o Sandy Kimball
Spokane County Division of Engineering-Development Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Division of Stormwater Utility; Br-enda Sims
Spokane County Division of Long Range Planning; John Nlercer
Spokane Regional Health District; Steve Holderby
Spokane County Parks, Recreation & Fair; Steve Horohimvski
Spokane County Air Pollution Control Authority, Chuck Stucltr
Spokane Regional Transportation Council;
Spokane Transit Authority; Christine Fuester.
Central Valley School District No. 356
Spokane County Fire District No. 1
Vera Water and Power Company
WA State Boundary Review Board; Susan Winchell
WA State Department of Ecology; Heidi Renz, Spokane
,
FROM: Francine Shaw, Senior Planner
DATE: January 14, 1999
RE: Revised site development plan for the proposed Zone Reclassification and
Change of Conditions; ZE-21-98, ZE-36B-96, ZE-88B-80
~
Attached is a copy of the revised site development plan for the above-referenced project.
This plan is to replace the site development plan circulated to your agency on December
17, 1998. Please note the following revisions: the addition of a vicinity map, widths of
adjacent rights-of-way, increased landscaping along the north property line adjacent to
the proposed Valley couplet, reduction of fence height in front yard setbacks and
provisions of guest parking. No comments are being requested as these revisions should
not impact your previous comments.
If you have any questions or concerns, you may call me at 477-3675, ext. 218.
wc
c: Janna Jorgensen, 13705 E. 4" Avenue, Spokane, WA 9921
Greg Arger Capital Corporation, 300 N. Mullan Rd., Ste.
Simpson Engineers, 909 N. Argonne Rd., Spokane, WA 99212
Wyatt Architects & Associates, 2510 N. Pines Rd., Spokane, WA 99206
102b WEST BROADWAl AVENliE • Sl'OKANG, WA5HINGTUN 99'+ PHOtvE: (509) 456-3675 • FAx: (509) 4564703
TDD: (509) 324-3166
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i MEMORANDUM
DATE: February 23, 1999
~
TO: Scott Engelhard
CC: Ann Winkler, Inland Pacific Engineering, Inc. .
Francine Shaw, Spokane County Planning
FROM: Steve Stairs
SUBJECT: Threshold Traffic Study for the Orchard Crest Retirement &Wwf 0WIT
Community (ZE-21-98)
I have reviewed the above referenced document and have found the information contained
therein to be complete and based on appropriate methods. Therefore, I recommend that we
accept this report for a period of two years, the horizon year of the study, and allow this project
to continue through the approval process. Should this project is not be completed by December
31, 2001, an update to this report should be provided for review.
If you have any questions concerning my review of this report, please feel free to bring them to
my attention.
~ ~ ►
' MEMORANDUM
DATE: February 23, 1999
~
TO: Scott Engelhard
CC: Ann Winkler, Inland Pacific Engineering, Inc.
~
Francine Shaw, Spokane County Planning
FROM: Steve Stairs SUBJECT: Threshold Traffic Study for the Orchard Crest Retirement
Community (ZE-21-98)
I havp- review~d the ubove- reierenced documeln; arci hav;: founc tne inl'ormation con;aintd
therein to be complete and based on appropriate methods. Therefore, I recommend that wc
accept this report for a period of two years, the horizon year of the study, and allow this project
to continue through the approval process. Should this project is not be completed by December
31, 2001, an update to this report should be provided for review.
If you have any questions concerning my review of this report, please feel free to bring them to
my attention.
I
• R ~ ` ~
` 4ECEIVED
. INLAND PACIFIc ENGINEERING, INC. FEB 2 3
1999
SP+aKANE * COEU R D'ALEN E sPpKaNE CpuNrv ENGaNEEa
Febnuary 22, 1999
W.Q.1Vo. 99039
Francine Shaw
Spokane County Planning Department
1(}26 W. Broadway Avenue
Spokane, WA 99260
Re. Threshold Traffic Study far tbe Orchard Crest Retirement Community (ZE-21-98)
Uear Fran.cine,
Based upan our project understanding thraugh conversatians with Scott Englehart of Spokane
Caunty En,gineers, and Greg Arger, the project sponsvr, we have prepared a brief traffic threshold
determination for this prvject. This threshold study has been required as supplemental infvrmativn
for a hearing for a zvne change. The prQposed project is a 205 unit retiremen# community. The
majority of the property is zvned UR-22. However, a portian is zoned UR-3.5 (Urban Residential-
3.5 Units per Acre) and zone change is being sought tv UR-22 (Urban Residential - 22 Units per
Acre).
THRESHOLD DETERMINA TI+C)N
I. INTRODUCTION
The 8 acre site is located on the northwest corner of 4th & Evergreen, The Wicinity map, Figure 1
which is attached tv this Ietter shows where this proposal is located. A site plan is enClnsed as Figure
2. Trle Slte WiIl haVf: t"VVO aCCt;SS pC3TI1tS, one onto Evergreen Rvad and the ather to 4th Avenue. The
project eonsists of a mix of independent living senior apartments and assisted living units. There
will be 40-50 assisted living units and I55-165 independent living units.
11 EMSTING CONDITI4NS
Fourth Avenue is an east/west, twa-way, twQ-lane collectvr artenal. Fourth Avenue is pasted at 25
mph. Traffic an Fourth Avenue is stop cvntrvlled for all arterial intersections, including Evergreen
Road.
Evergreen Road is a north-svuth, two lane principal arterial. It has a speed limit of 35 mph.
X. EXISTING CDNDITIO"N - Levels of Service (per HCM)
Traff c caunts were taken at Evergreen Raad & Fa►urth Avenue on May 12, 1998 hy Inland Facific
Engineering personnel. T'he PM peak haur fram this count was used to evaluate the traff c effects
of the proposal. Since this count was nearly a year agv, the volumes were increased 3% tv account
for any increases in traffic volumes which may have vccurred over the last year.
707 west 7ct, • suite 200
Spolcane, WA 99204
509-458-6840 • Ft17t: 509-458-6844
• i ~
.
~ r . Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 2
Evergreen Road Bi Fourth Avenue is an unsignalized two-way stop controlled intersection with
Fourth Avenue stopping for Evergreen Road.
The existing traffic volumes and characteristics were evaluated using standard methods as outlined
in the Highway Capacity Manual, Third Edition, 1994 for unsignalized intersections. Level of
service calculations were performed using the Highway Capacity Soflware, version 2.1f. The
existing level of service at the intersection of Evergreen Road and Fourth Avenue during the PM
peak hour is LOS C with 12.3 seconds of delay. Level of service C is an acceptable level of service
for Spokane County intersections. The project is anticipated to be complete within two years.
IV. BACKGROUND PROJECTS
No background projects were identified for inclusion in this traffic threshold study. However, a non
site specific traffic growth factor of 3% compounded per year for the anticipated development time
line of this project was included. This annual growth rate estimates the traffic increases in the study
area due to the natural increase in traffic.
V. TRIP GENERATION
To present the most conservative trip generation scenario, it will be assumed that 165 of the living
units will be independent living units (apartments) and 40 units will be assisted living units. The I
majority of living units on site are anticipated for use by seniors who can live independently. The
Institute of Transportation Engineers, Trip Generation Manual, 6'hEdition (TGM) lists apartment
unit trip generation information under land use category 220. Although it is likely that the residents
here will not drive as much as general apartment dwellers, and substantial services are available
within walking distance, no reduction in trip generating characteristics was taken. This is being done
to ensure that a conservative approach is being taken to this project.
Table 1- Trip Generation Rates for tlre Orcfiard CrestRetirement Community (independentliving
portion of the project)
AM Peak Hour PM Peak Hour
No. of Vol @ 0.56 Directional Vol @ Directional
Units trips per Distribution 0.67 trips Distribution
unit per units o 0
28% In 72% Out 61 /o In 39 /o Out
165 92 26 66 110 67 43
Average Daily Trip Ends (ADT)
Units Rate Total ADT
165 6.63 1,094
.
.
. , `
t •
•r
Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 3
Trip generation information for the assisted living units is based upon information in the Western
ITE Magazine, November - December 1998 issue, page 12 (attached) and is summarized for Orchard
Crest on Table 2.
Table 2- Tri Generation Rates or tlre assisted livin ortion o the ro'ect
AM Peak Hour PM Peak Hour
No.
of Vol @ 0.20 Directional Vol @ Directional
Units trips per Distribution 0.21 trips Distribution
unit per units o 0
51 % In 49% Out 56 /o Io 44 /o Out
40 8 4 4 9 5 4
Avera e Dail Tri Ends ADT
Units Rate Total ADT
40 1.73 69
VI. TRIP DISTRIBUTION (simplified gravity model)
For this analysis, it was assumed that the traffic generated by this retirement community would
ingress and egress from the site approximately in the same proportions as traffic at the 4th &
Evergreen intersection, namely 50% from the north, 10% from the west, 30% from the south and
10% from the east during the PM peak hour. PM peak hour are traffic volumes for the site are
shown in the technical appendix.
VII. FUTURE CONDITION with/without PROJECT - Level of Service
The development of this retirement community is anticipated to be complete within two years.
Therefore, the traffic situation examined for this traffic threshold study consists of the year 2001
condition, both with and without the traffic from the retirement community. Traffic from other
(background) sources include the existing traffic volumes increased by the compounded 3% annual
growth rate. The levels of service expected for this intersection with the stated traffic increases
expected in 2001 with and without the project are shown on the following table. The traffic volumes
which the levels of service in the table are based on, are shown in the technical appendix.
.
.
. '
r .
.
Threshald Traffic Study for the Orchard Crest Retirement Community (ZE-2 1-98)
February 22, 1999
Page 4
fiahle 3- Future Levels o f Service at Evergreen Road & Fourti! A venue irt 24111
P M PEAK HOUR
INTERSECTIt)N: WITHOUT PRUJECT I WITH PR()J-ECT
Evergreen Road & Fourth Awenue
DELAY ~ LOS ~ DELAY I LOS
Year 2001 Condition 14.6 sec C 17.9 sec c
Table 3 shaws that the Ieve1 of service at this intersection will remain at level of service C in the
future. There will not be capacity cvnstraints at this intersectian, eVen with the additianal tra~`fic .
from the Qrchard Crest Retirement Cvmmunity.
~
VIII. SAFETYANALYSIS
A,ccident summanies available for the most recent three years farom Spokane Cvunty for the ~
intersection in the study area were assembled. Generally accidents at-e dvcumented by type v€
occurrence, such as property damage or injury. No fatalities occuxred at 4th Avenue & Evergreen I
Road during the last three years. Accidents are measured based on frequency per million entering
vehicles. This ratio is a function of the average daily traffic entering the xntersection and the annual
frequency of accidents. I
Tuhie 4- Accident datu fQr Evergreen & Fourth Avenue
ACCII]►ENT STATISTICS AT 4TH & EVERGREEN
1995 I 1996 1 1997 1 1998* Per
PDO ~ INJ I FAT I PD►O I INJ I FAT I PDCl ~ INJ I FAT I PDO I I1"►1J ~ FAT 14'IEV
0~ 1, Q 3 1 +D 0 ~ 1 0 1 0~ 0; 0,42
* - partial
Aceident rates at tliis intersectian is below 2.(}0 accic~ents per million entering vehicic:s, tl-ie WSI]C]T
threshold for safety improvements. ThearefQre accident histary shvuld not be cvnsidered a problem
at thus time. This does nvt mean that the intersection is accident free. Hvwever, the frequency of
accidents dves not indicate a situativn where the accidents are occutring for an identified reasvn.
Accidents, untii they get clase to this 2.00 accidents per MEV levet, are ra.ndom vccurrences and
have na cause which could be remedied using currently available engineering tvols. The increases
in traffic expected at this intersection in the future, with the site derrelaped as either a retirement
center ar an apartment camplex wi11 not increase traffic significantly, artd will not increase the
aceident rate to rates which wauld indicate factors beyond randam occurrences as the causes for
these aeeidents.
' J
~ . . . ~
Threshold Traffic Study for the Orchard Crest Retirement Community (ZE-21-98)
February 22, 1999
Page 5
IX. CONCL USIONS
Based upon the information contained in this report, which includes current traffic counts, a
reasonably conservative traffic growth rate, and the additional traffic from the proposed
development, it is shown that the intersection of Fourth & Evergreen is functioning at acceptable
levels of service now and will remain at acceptable levels of service at project build out. No safety
problems or capacity issues were identified at this intersection.
X. RECOMMENDATIONS
Based upon the conclusions reached in this threshold determination, no mitigation is necessary.
Therefore, no recommendations for geometric or control changes are made.
After review of this threshold determination please let me lalow if you have any questions, or if
additional analysis will be necessary.
Sincerely,
Inland Pacific Engineering Co. ~ti, W I1vk~
`"As
. . (3\v~o
• y ~
Ann L. Winkler, P.E.
31398
ALW/alw
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EXPIRES 5/ 1 0* a
cc: Scott Englehart, Spokane County Engineers
Greg Arger, Arger Capital Corp.
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PACiFIc
ENGINEERING TRqFFlC IMPACT ANALYSIS VI CI N{ TY M AP
\ 707 west 7tn • sutte 200 (sos) 458-6840 PROJECT N0. 99039
Spokane. WA 99204 FAX: (509) 458-6844 ~ ~
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PHASE I- 84 RETIREMENT APARTMENTS 45 FT.
~ PHASE II - FUTURE RETIREMENT 45 FT.
APARTMENTS
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FACILITY j
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PHASE IV - FUTURE TRI-PLEXES 24 FT.
NOT TO SCALE
FOR CHANGE OF CONDITIONS 'A' &'8' 35 FT. TO 45 FT.
~ INLAND ARGER REIIREMENT CENTER FIGURE 2
PACiFic
ENGINEERING SI TE PLAN
707 west 7tn • suite 200 (sos) 458-6840 ~A~C IMPACT ANALYSIS
Spokane. WA 99204 FAX: (509) 458-6844 PROJECT N0. 99039
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PACIFIC EXISTING, FUTURE AND
ENQINEERING TRAFFIC IMPACT ANALYSIS SITE GENERATED
707 west 7tn • surte 200 (sos) 458-6840
pROJECT N0. 99039
` Spokone. WA 99204 FAX: (509) 458-6844~ ` TR AFFI C VOLU M ES /
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I n I a n d MEMO ❑ PROJECT Nr a k r
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P a C I f I C CALC. ❑ JOB NO. SHEET ~~.QF ~
E ' BY DATE
n g~ neering
MEETING ❑
West 707 7th, Suite 200 Spokane, Washington 99204 OTHER ❑ CHK'D BY DATE ~
v 509 458-6840 Fax No. 509 458-6844 ~ N,
~ . .
':g- •
Photo Enforcement housing under construction. Assisted living residences
provide 24-hour care for seniors who need assistance
Continued from Page 6 with the activities of daily living, but not the more costly
Enforcement Program to 35 intersections. In a health care provided by traditional nursing homes.
competitive Request for Proposal process, San
Francisco selected U.S. Public Technologies as the According to ASHA surveys, the typical assisted living
highest-ranking proposer. San Francisco is currently residence contains about 109 units, the average
negotiating a contract to install camera equipment at resident age is 84, and the average number of resident
26 intersections. The California Department of vehicles is approximately one per 20 units (0.05 vehicles
Transportation (Caltrans) has agreed to fund five per dwelling unit). Approximately 56% of all trips were
additional locations as part of a roadway project, and by staff, 29% by visitors, and 15% by service vehicles.
the Moscone Center Expansion Project will fund four Trip generation data for the morning and afternoon
locations. These intersections should be under peak hours showed rates of 0.20 and 0.21 trips per
construction by Summer 1998.. unit, respectively. On a daily basis, 1.73 trips per unit
could be expected. Peak parking demand was
_ approximately 0.22 spaces per unit.
For further information contact ASHA, 1850 M Street,
NW, Washington, DC 20036, (202) 974-2300 or Fred
`E~l; :..i, Greenberg at BL Companies, 355 Research Parkway,
Meriden, Ct 06450, (203) 974-1406.
tw\
Traffic Operations Certification Exam Waived
- for California TE's
_ by Walter Okitsu
ITE's Certification Board recently waived the Traffic
O p e r a t i o n s E n g i n e e r i n g C e rti f i c a t e e x a m i n a t i o n f o r
Kthose who already have a California traffic
Bridget Smifh and one of the red light camera engineering license through examination.
installations in San Francisco Certification applicants must still meet the other
requirements, which include four years of traffic
Overall San Francisco's experience has been engineering experience and a state-awarded
enlightening and gratifying. San Francisco's public, practicing professional engineering license. For
media, and elected officials have all supported the Califomia P.E.'s, applicants must hold civil, electrical,
program and worked hard to make it a success. The or mechanical engineering registration. The waiver
drop in red light runners and the drop in collisions does not apply to "grandfathered" California traffic
justify continuing and expanding the program. The engineers, who obtained licenses without taking
pilot program has shown that red light running is not an examination. The Certification Board is
an unavoidable fact of life. Red light running can be considering, as of late September 1998, a similar
stopped, and red light photo enforcement is one tool waiver for Oregon traffic engineers.
to make that happen.
This waiver applies only through the 1999 application
period for the January 1999 examination in
Tra n s p o rtat i o n Ti ps Washington, D.C. and the August 1999 examination
in Las Vegas. Californians passing the October
Continued from Page 11 1999 state traffic engineering exam will not be
eligible for the waiver.
Assisted Living Residence Characteristics
by Fred Greenberg Califomia and Oregon TE's are encouraged to apply
The American Seniors Housing Association (ASHA) for ITE's Traffic Operations Engineering certificate.
has recently published the second edition of "Assisted The certificate could be beneficial especially for
out-of-state work, but would also be an asset in the
Living Residences: A Study of Traffic and Parking unlikely case of the state traffic engineering license
Implications." According to the ASHA, assisted living being eliminated.
residences now account for three quarters of all senior
~
. ~ 1.
PROJECT NUMBER: 98399 Project Name: Arger 4th & Evergreen 19-Feb-99 INTERSECTIDN: 4th &Evergreen
PM PEAK WOUR
IN171AL CQUNT DATE 05112f98 YEARS TO PHASE I ~ 2
COUNT RATE TO EXSTNG 3.00% YEARS TO BUILD4UT ~ Z
N1S GROWTH RATE 3.00°/0
E1W GROWTN RATE 3.00% ~ NlS E!W
PEAK HOUR FACTQR 4.92 PHASE I GRQW'3'H FAGT4R ~ 1.0611 1.061
BUILD OUT GROWTH FACTOR 1 1.0611 1.061
INITIAL MOVEMENT CURRENT NON•PROJECT PMASE I YR BIJILD OuT PROJECT PHASE I BUILD OUT
COUNT 1"RAFFIC VOL TRAFFlC WIO PRJCT W10 PRJCT TRAFFIC WIPRJCT WIPRJCT
14 E B LT 14 15 15 10 25 25
51 EB TH 53 56 56 2 58 58
17 EB RT 1$ 19 19 6 25 25
15 V►1B LT 15 16 16 16 16
51 WB TH 53 56 56 3 59 59 ,30 WB RT 31 33 33 4 37 37
10 NB l,T 10 11 11 9 20 20 282 N B TH 294 308 348 14 322 322
7 NB RT 7 8 8 $ 8
29 SB LT 30 32 32 3 35 35
401 SB TH 413 438 438 9 447 447
30 SB RT 31 33 33 16 49 49
EXfSTING LOS- I I FUTURE LOS ~
6
a ~
HCS: Unsignalized Intersections Release`2 lf PMEX HCO Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets :(N-S) EVERGREEN ROAD (E-W) 4TH AVE
Ma3or Street Direction.. . NS
Length of Time Analyzed. 15 (min)
Analyst ALW
Date of Analysis 2/17/99
Other Information..... . EXISTING CONDITIONS
Two-way Stop-controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No Lane s 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0
Stop/Yield N N
Volumes 10 290 7 30 413 31 14 53 18 15 53 31
PHF .92 .92 92 92 92 .92 .92 .92 .92 92 .92 .92
Grade 0 0 0 0
MC's
SU/RV's
CV's ( o)
PCE's 1.10 1.10 1 10 1 10 1.10 1 10 1 10 1.10
Ad3ustment Factors
Vehicle Critical Follow-up
Maneuver Gap ( tg ) Time ( t f)
Left Turn Ma3or Road 5 00 2 10
Right Turn Minor Road 5.50 2 60
'Through Traffic Minor Road 6 00 3 30
Left Turn Minor Road 6.50 3 40
.
, . ,
s
a HCS: Unsignalized Intersections Release 2 lf PMEX HCO Page 2
Worksheet for TWSC Intersection
Step 1 RT from Minor Street WB EB
Conflicting Flows (vph) 319 466
Potential Capacity: (pcph) 954 804
Movement Capacity: (pcph) 954 804
Prob. of Queue-Free State: 0.96 0.97
Step 2. LT from Ma3or Street SB NB
Conflicting Flows- (vph) 323 483
Potential Capacity (pcph) 1203 1009
Movement Capacity• (pcph) 1203 1009
Prob. of Queue-Free State: 0.97 0.99
TH Saturation Flow Rate: (pcphpl) 1700 1700
RT Saturation Flow Rate: (pcphpl) 1700 1700
Ma3or LT Shared Lane Prob
of Queue-Free State 0.96 0.99
Step 3 TH from Minor Street WB EB
Conflicting Flows (vph) 846 833
Potential Capacity (pcph) 392 399
Capacity Ad3ustment Factor
due to Impeding Movements 0 94 0.94
Movement Capacity (pcph) 370 377
Prob. of Queue-Free State 0.83 0.83
Step 4. LT from Minor Street WB EB
Conflicting Flows (vph) 868 875
Potential Capacity (pcph) 333 330
Ma3or LT, Minor TH
Impedance Factor 0 78 0.78
Ad3usted Impedance Factor 0 83 0.83
Capacity Ad3ustment Factor
due to Impeding Movements 0.81 0.80
Movement Capacity (pcph) 270 264
d'
p HCS Unsignalized Intersections Release 2 lf PMEX.HCO Page 3
Intersection Performance Summary
Avg 95%
Flow Move Shared Total Queue Approach
Rate Cap Cap Delay Length LOS Delay
Movement (pcph) (pcph) (pcph) (sec/veh) (veh) (sec/veh)
EB L 17 264 >
EB T 64 377 > 394 12.3 1 1 C 12.3
EB R 22 804 >
WB L 18 270 >
WB T 64 370 > 427 11 7 1.2 C 11.7
WB R 37 954 >
NB L 12 1009 3 6 0 0 A 0.1
SB L 36 1203 3 1 0 0 A 0 2
Intersection Delay = 2 4 sec/veh
HCS• Unsignallzed Intersections Release 2 lf PMBQ HCO Page 1
a - - - - -
ti
Center For Microcamputers In Transportation
[7niversity of Florida ,
512 Well Hall
Gas.nesville, FL 32611-2083 Ph (904) 392-0378 Streets (N-S) EVERGREEN ROAD (E-W) 4TH AVE
Major Street Direction NS
Length of Time Analyzed 15 (min)
Analyst . ALW
Date of Analysis 2j17/99
Other Information ,2001 CONDITIONS WITHOUT PROJECT
Two-way Stop-controlled Intersection
Narthbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No Lane s 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0 o > 1 < 0
Stop/Yleld N N
Volumes 11 308 8 32 438 33 15 56 19 16 56 33
PHF .92 92 92 .92 .92 92 92 92 .92 92 92 92
Grade 0 0 0 Q
MC' s ( o )
SU/RV's
CV's M
PCE's 1 10 1 10 1 10 1 10 1 10 1 10 1 10 1 10
Adjustment Factors
Vehicle Critlcal Follow-up
Maneuver Gap ( tg ) Time ( t f) '
Left Turn Major Road 5 00 2 14
Right Turn Minor Road 5 50 2.60
Through Traffic Minor Road 6 00 3 30
Left Turn Minor Raad 6 50 3 40
~ .
,3 -
~
e '
HCS. Unsignalized Intersections Release 2 lf PMBO.HCO Page 2
Worksheet for TWSC Intersection
Step 1• RT from Minor Street WB EB
Conflicting Flows (vph) 340 494
Potential Capacity (pcph) 931 778
Movement Capacity (pcph) 931 778
Prob. of Queue-Free State: 0.96 0.97
Step 2 LT from Major Street SB NB
Conflicting Flows• (vph) 344 512
Potential Capacity (pcph) 1175 977
Movement Capacity (pcph) 1175 977
Prob of Queue-Free State 0.97 0 99
TH Saturation Flow Rate (pcphpl) 1700 1700
RT Saturation Flow Rate (pcphpl) 1700 1700
Major LT Shared Lane Prob
of Queue-Free State 0 95 0.98
Step 3 TH from Minor Street WB EB
Conflicting Flows. (vph) 898 885
Potential Capacity (pcph) 369 374
Capacity Adjustment Factor
due to Impeding Movements 0.94 0 94
Movement Capacity (pcph) 346 350
Prob of Queue-Free State 0.81 0 81
Step 4 LT from Minor Street WB EB
Conflicting Flows (vph) 922 929
Potential Capacity (pcph) 310 307
Major LT, Minor TH
Impedance Factor 0.76 0 76
Adjusted Impedance Factor 0 81 0 81
Capacity Adjustment Factor
due to Impeding Movements 0 79 0 78
Movement Capacity• (pcph) 245 238
HCS Unsignalized Intersections Release' 2 lf PMBW HCO Page 1
Center For Microcomputers In Transportation
University of Florida
512 Weil Hall
Gainesville, FL 32611-2083
Ph: (904) 392-0378
Streets :(N-S) EVERGREEN ROAD (E-W) 4TH AVE
Ma3or Street Direction . NS
Length of Time Analyzed 15 (min)
Analyst. . ALW
Date of Analysis. 2/17/99
Other Information 2001 CONDITIONS WITH PROJECT
Two-way Stop-controlled Intersection
Northbound Southbound Eastbound Westbound
L T R L T R L T R L T R
No. Lane s 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0 0 > 1 < 0
Stop/Yield N N
Volumes 20 322 8 35 447 49 25 58 25 16 59 37
PHF 92 .92 92 92 92 92 92 92 92 .92 92 92
Grade 0 0 0 0
MC's
SU/RV' s ( % )
CV's
PCE's 1 10 1.10 1 10 1 10 1.10 1 10 1.10 1 10
Ad3ustment Factors
Vehicle Critical Follow-up
Maneuver Gap ( tg ) Time ( t f)
Left Turn Ma3or Road 5 00 2 10
Right Turn Minor Road 5 50 2 60
Through Traffic Minor Road 6 00 3.30
Left Turn Minor Road 6 50 3 40
4
~ -
.
~yr
°w~ HCS. Unsignalized Intersections Release 2 lf PMBW HCO Page 2
Worksheet for TWSC Intersection
Step 1 RT from Minor Street WB EB
Conflicting Flows (vph) 354 512
Potential Capacity (pcph) 916 762
Movement Capacity (pcph) 916 762
Prob of Queue-Free State: 0 95 0 96
Step 2: LT from Major Street SB NB
Conflicting Flows: (vph) 359 539
Potential Capacity (pcph) 1156 949
Movement Capacity (pcph) 1156 949
Prob of Queue-Free State. 0 96 0 97
TH Saturation Flow Rate• (pcphpl) 1700 1700
RT Saturation Flow Rate (pcphpl) 1700 1700
Major LT Shared Lane Prob
of Queue-Free State 0 95 0 97
Step 3: TH from Minor Street WB EB
Conflicting Flows: (vph) 954 932
Potential Capacity• (pcph) 344 354
Capacity Adjustment Factor
due to Impeding Movements 0 92 0.92
Movement Capacity: (pcph) 315 324
Prob. of Queue-Free State• 0 78 0 79
Step 4 LT from Minor Street WB EB
Conflicting Flows: (vph) 972 979
Potential Capacity (pcph) 290 287
Major LT, Minor TH
Impedance Factor 0 72 0 71
Adjusted Impedance Factor. 0 78 0 78
Capacity Adjustment Factor
due to Impeding Movements 0.75 0 74
Movement Capacity (pcph) 219 213
~
~
♦ •
• ' s
--r
~ HCS• Unsignalized Intersections Release 2 lf PMBW.HCO Page 3
Intersection Performance Summary
Avg 95%
Flow Move Shared Total Queue Approach
Rate Cap Cap Delay Length LOS Delay
Movement (pcph) (pcph) (pcph) ( sec/veh) (veh) (sec/veh)
EB L 30 213 >
EB T 69 324 > 328 17 9 1.8 C 17.9
EB R 30 762 >
WB L 19 219 >
WB T 70 315 > 373 14.9 1.6 C 14 9
WB R 44 916 >
NB L 24 949 3 9 0.0 A 0 2
SB L 42 1156 3.2 0.0 A 0.2
Intersection Delay = 3 4 sec/veh
. , •
i~EC~ VF
DETERMINATION OF
NONSIGNIFICANCE - "DNS" F EB 11 1991n,
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE s, 1,0 KANECOUMYEN
FILE NUMBER: ZE-21-98/ZE-88B-80/ZE-36B-96
DESCRIPTION OF PROPOSAL: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-22 (UR-22) for the development of six triplex units (ZE-21-98), a Change of
Conditions to a previousiy approved zone reclassification (ZE-8$A-80) for the review of a revised anci
expanded site development p(an, and a Change of Conditions to a previously approved zone
reclassification (ZE-36A-96) for the review of a revised and expanded site development plan, elimination
of Division of Building and Planning condition of approval # 13 restricting building height to a maximurn
of 35 feet, together with a request for 28 bonus density units for direct sewer hook up. All proposed land
use actions are to be reviewed as a unified site development plan for the pclrpose of developi►ig
independent and assisted living for the elderly.
PROPERTY OWNERS: Arger Capital Corporation
300 North Mullan, Suite 204
Spokane, WA. 99206
Janna Jorgensen
13705 E. 4th Av(-,~,`,
C
Greg Arger
300 North Mullan, Suite 204
Spokane, WA. 99206
(509) 926-531 t
LOCATION: Generally located at the NW corner of the intersection of Evergreen Road and 4th Ave. in
tiie NE '/4 of Section 22 Township 25N Range 44 EWM, Spokane County, Washington.
X.EAD AGENCY: SPOKANE COUNTY DIVISION Or BUiLDING & PLANNING
:~ETERMINATION: The lead agency for this proposal has determined that it does not have a probable
i~nifcant adverse impact on the environment. This decision was made after review of a completed
cnvironmental cheeklist and other information on file witli the lead agency. Tliis information is available
to the public on request.
This DNS is issued under WAC 197-1 1-340(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 submitted no later
than 4:00 p.m., March l, 1999, if they are intencied to altcr the DNS. All comments shoulci be sent
to the contact person listed below.
. .
1ZESPUNSI ~ ~ ~~I3LE FFICI
AL: Qy: FrancirieShaw Title: Senior ~ Planner
Spokane County Division of Building & Planning
1026 W. Broadway Ave.
Spokane, WA 99260-0050 (509,17 3 75
,
DATE ISSUED: Febri►arv 12, 1999 SIGNATURE: 1
COMMENTS RLGARDING LTIVIRONMENTAL CONCERNS ARC WELCOME AT "IHE HEARING.
A1'I'EAL OF TI-IIS DLTETtN11NATYON, aiter it beca»es fiiial, may be made to the SPOKANC
COUNTY DIVISION OF BUILDING & PLANNING, l st Floor, 1026 W. Broadway, Spokane, WA
99260. The appeal deadline is ten (10) calendar days after the signiiig of the decision to approve or
disapprove tlie project. This appeal must be written and the appellant sliould be prepared to make
specife factua) objections. Contact the Division of Bciilding and Planning to asstst yoti witll tile
specifics for a SEI'A appcal.
Ttlis DNS was mailed to:
1. WA State Department of Ecoloby (Olyrnpia)
2. Spokane County Division of Engineering, Transportation Ensineering; Pat Harper
3. Spokane County Division ofEngineering, Development Services; T3ill ~-iemmings
4. Spokane County Division oFUtilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regiona) Health District; Steve Nolderby
7. Spokane Parks, Recreation and Fair, Steve Horobiowski
8. Spohane County Air I'ollution Control Authority
9. WA State Boundary Review Board; Susan Wincfiell
10. Fire Protection District No. 1
11. Central Valley School District No. 356
12. WA State Department of Ecology; Eleidi Renz (Spokanc)
13. Vera Water and Power Company
14. Spokane Transit Authority, Christine Fueston
15. Spokane Regional Transp01't1110T1 C'ouncil, Gleii Miles
' • e
Kimball, Sandy
From Hemmings, Bill
Sent Monday, December 21, 1998 10 03 AM
To Shaw, Francine
Cc Engelhard, Scott, Pederson, John, Harper, Pat, Kimball, Sandy, Busko, Doug, Miller, Katherine,
Sims, Brenda, Darrell, Virginia
Subject ZE-21-98/ZE-366-96/ZE-88B-80 - Janna Jorgemsen
12-21-98
I received the above referenced application on Dec 18, 1998
This project lies in an area of approved soils so a concept drainage plan is not required
I have no knowledge of any critical areas on this site
I consider this application to be technically complete
ew ~9?
Page 1
.
RECE VEn
~ . .
~ FEB 0
-
SPOKANE
S P O K A N E : ~71~. O U N T
BUILDING AND PLANNING • A DIVISION OF THE PUBUC WORKS DEPARTMEti' :
1A~orS L. MA,I~N, C.F3.C1. DIRFC'rOR DF1,^vts M. Sc'nTT. P.E., DtRrcri
MEMORANDLTM
TO: Spokane County Division of Engineering; Pat Harper, c/o Sandy Kimball
Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby Spokane County Air Pollution Control Authority
Spokane County Division of Long Range Planning; John Mercer
Spokane County Division of Parks, Rec & Fair; Steve Horobiowski
Spokane Regional Transportation Council; Glen Miles
Spokane Transit Authority; Christine Fueston
Fire District No. l
Central Valley School District No. 356
Vera Water & Power
WA State Boundary Review Board; Susan Winchell
WA State Dept. of Ecology; Heidi Renz (Spokane)
FROM: Francine Shaw, Senior Planner DATE: February 2, 1999
SUBJECT: Review and comments for the hearina of March 3, 1999 at 1:30 p.m.
FILE # ZE-21-98/ZE-88B-80%ZE- -36F3-96
Description: Zone reclassification from L!R-3.5 to UR-22 for development of six
triplex units (ZE-21-98); Change of Conditions to a previously approved zone change
(ZE-88A-80) for review of a revised and expanded site development plan; Change of
Conditions to a previously apnroved zone change (ZE-36A-96) for review of a revised
and expanded site development plan, elimination of B&P Cond. No. 13 regarding
building height, together with a request for 28 bonus density units for direct sewer
hook up. All proposed land use actions are to be revievied as a unified site
development plan for developing independ;nt/assisted living for the elderly.
STR 22-25-44
Sponsor: Arger Capital Corp. and Janna Jorgensen
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by February 16, 1999.
hrd
Attachments: Notice of Public Hearing
1026 WEST BROAD1vr\Y AV{:NUE • SM?KA`'F, WASNI`(:TO~h ~.',u?b0
PHONL. (709)'456-3675 • F,vi: (509) 45e-4703
TDD: (509) 324-3166
.
.
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No. ZE-21-98IZE-88B-80/ ZE-36B-96; Zone Reclassification from Urban Residential-3.5
(UR-3.5) to Urban Residential-22 (UR-22) for the development of six triplex units (ZE-21-98), a Change of
Conditions to a previousiy approved zone reclassification (ZE-88A-80) for the review of a revised and expanded
site development plan, and a Change of Conditions to a previously approved zone reclassification (ZE-36A-96)
for the review of a revised and expanded site development plan, elimination of Division of Building and Planning
condition of approval # 13 restricting building height to a maximum of 35 feet, together with a request for 28
bonus density units for direct sewer hook up. All proposed land use actions are to be reviewed as a unified site
development plan for the purpose of developing independent and assisted living for the elderly.
Hearing Date and Time: March 3, 1999 at 1:30 p.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West
Broadway, Spokane, Washington. I
Owners: Janna Jorgensen, 13705 E. 4th Ave., Spokane, WA 99216; Arger Capital Corporation, 300 N. Mullan,
Ste. 204, Spokane, WA 99206
AGENT: Greg Arger, c/o Arger Capital Corporation, 300 N. Mullan Rd., Ste. 204, Spokane, WA 99206; (509)
926-531 l
Location: Generally located at the NW corner of the intersection of Evergreen Road and 4th Ave. in the NE '/4 of
Section 22 Township 25N Range 44 EWM, Spokane County, Washington.
Compre6ensive Plan: Urban
Zoning Designation: Urban Residential-3.5 (UR-3.5) and Urban Residential-22 (UR-22)
Enviroamental Determination: A Determination of Nonsignificance (DNS) was issued by the County Division
of Building and Planning, as the lead agency on February 12, 1999. The comment period ends March l, 1999.
Related Permits: None
Division of Building & Planning Staff: Francine Shaw, Senior Planner (509) 477-3675
HEARING EXAMINER PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in Spokane
County Resolution No. 96-0294. All interested persons may testify at the public hearing, and may submit written
comments and documents before or at the hearing. The Hearing Examiner may limit the time given to speakers.
A speaker representing each side of the issue is encouraged. Any appeal of the Hearing Examiner's decision will
be based on the record established before the Hearing Examiner, pursuant to County Resolution Nos. 96-0171.
Environmental appeals will follow the same procedural route as the underlying action. All hearings will be
conducted in facilities which are accessible to persons with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection seven days
before the hearing. The Staff Report and application file may be inspected at the Spokane County Division of
Building and Planning, lst Floor Permit Center West, Public Works Building, 1026 West Broadway, Spokane,
WA, 99260, between 8 a.m. and 4 p.m., weekdays, M-F, eYCept holidays. Copies of documents will be made
available for the cost of reproduction. If you have any questions or specia) needs, please call the Division at (509)
477-3675. Send written comments to the Spokane County Division of Building and Plannina, 1026 W.
Broadway, Spokane, WA, 99260, Attn: Francine Shaw; ZE-21-98/ZE-88B-80/ ZE-36B-96. Motions must be
made in writing and submitted to the Spokane County Nearing Examiner, 3rd Floor, Public Works Building, 1026
W. Broadway, Spokane, WA, 99260-0245.
~
PAGE 1 ° 09 17 53 03 FEB 1999
Road# Road Names MPost Reference Descriptio Raad Log Info
04S38 S PRAGUE AV ( STAR.T ) 000 HAVANA S T & S POKANE U 14 PAVED 48
SPRAGUE AV 120 DEARBORN RD (END) U 14 PAVED 62
250 CUSTER RD (END) U 14 PAVED 62
370 CHRONICLE RD (END) U 14 FAVED 52
500 CARNAHAIV RD ( EN17 ) U 14 PAVED 60
710 MCICINNON ST ( END ) U 14 PAVED 60
840 HOWE ST (END ) U 14 PAVED 60
1 000 FANCHER RD U 14 PAVED 68
1 310 DYER RD (START) U 14 PAVED 68
1 380 DOLLAR RD (END) U 14 PAVED 82
1 430 DAVID ST (END) U 14 PAVED 82
1 510 THIERMAN ST U 14 PAVED 82
1 560 ELIZABETH RD (END) U 14 PAVED 82
1 620 BRADLEY RD (END) U 14 PAVED 82
1 680 DORA ST (END) U 14 PAVED 82
1 750 COLEMAN RD ( END ) U 14 PAVEI] 82
1 890 GIRARD RD (END) U 14 PAVED 82
2 000 PARK RD U 14 PAVED 82
2 440 VISTA RD (START) & L U 14 PAVED 76
2 560 SIPPLE RD (END) U 14 PAVED 76
2 590 BESSIE RD (START) U 14 PAVED 76
2 710 SARGENT RD (END) U 14 PAVED 82
2 850 DISHMAN RD (END) U 14 PAVED 82
2 900 BR 4594 UNDERPASS FO U 14 PAVED 70
2 990 ARGQNNE RD U 14 PAVED 70
3 060 DISHMAN-MICA RD (END U 14 PAVED 80
3 120 WILLOW RD U 14 PAVED 80
3 240 LOCUST RD (START) U 14 PAVED 82
3 370 FARR RD U 14 PAVED 82
3 460 SUNDERLAND RD (START U 14 PAVED 82
3 550 WALNUT RD (START) U 14 PAVED 82
3 620 HERALD RD (S TART ) U 14 PAVED 82
3 550 DARTMOUTH RD (END) U 14 PAVED 82
3 760 FELTS RD (U-CITY) U 14 PAVED 82
3 800 BALFOLIR RD ( STAR.T ) U 14 PAVED 88
3 870 R.A.YMOND RD ( S TART ) U 14 PAVED 88
3 990 UNIVERSITY RD U 14 PAVED 88
4 180 GILLIS RD {START} U 14 PAVED 88
4 280 MOFFITT RD (START) U 14 PAVEl7 88
4 370 S KI PWORTH RD ( S TART ) U 14 PA VED 88
4 510 BOWDISH RD U 14 PAVED 88
4 680 FOX RD (END ) U 14 PAVED 88
4 750 UNION RD (END) U 14 PAVED 76
4 810 PERRINE RD (START ) U 14 PA.VED 88
4 870 ROBIE RD (END) U 14 PAVED 88
5 000 SR-27 (PINES RD) U 14 PAVED $8
5 110 HOUK RD (END) U 14 PAVED 85
5 130 HOUK RD (START) U 14 PAVED 86
5 520 MCDOIVALD RD U 14 PAVED 86
5 580 CLINTON RD (START) U 14 PAVED 86
5 660 MCCABE RD (START) U 14 PAVED 86
5 760 BLAKE RD U 14 PAVED 86
5 850 MAYHEW RD (START) U 14 PAVED 86
5 010 EVERGREEN RD U 14 PAVED 86
6 110 BOL T VA,R RD ( START ) U 14 PAVED 86
6 1$0 BANNEN RD (START) U 14 PAVED 86
6 300 BEST RD (END ) U 14 PAVED 86
6 510 ADAMS RD- U 14 PAVED 86
6 760 PROGRESS RD U 14 PAVED 86
,
PAGE 2 . - . . 09 17 53 03 FEB 1999
Road# Road Names MPost Reference Descriptio Road Log Info
7 030 SULLIVAN RD U 14 PAVED 87
7 530 CONKLIN RD U 14 PAVED 71
7 640 CARNINE RD (START) U 14 PAVED 71
7 910 STEEN RD (END) U 14 PAVED 71
8 040 FLOR.A RD U 14 PAVED 71
8 240 TSCHIRLEY RD (START) U 14 PAVED 71
8 280 TSCHIRLEY RD (END) U 14 PAVED 71
8 340 APPLEWAY AV (START) U 16 PAVED 20
8 360 SPRAGUE AV (END) U 16 PAVED 20
8 450 MANIFOLD RD (END) U 16 PAVED 20
8 540 LONG RD (END) U 16 PAVED 20
8 630 ARTIES CT (START) U 16 PAVED 20
8 690 MOEN ST (END) U 16 PAVED 20
8 780 GREENACRES RD U 16 PAVED 20
9 040 BARKER RD U 16 PAVED 20
9 190 HARMONY RD (START) U 17 PAVED 20
9 400 HOLIDAY RD (START) U 17 PAVED 20
9 540 HODGES RD (END) U 17 PAVED 20
SPR.AGUE AV (END) 10 050 HENRY RD U 17 PAVED 20
04540 SPRAGUE AV (LIBERTY 000 LIBERTY LAKE RD R OS LIGHT BITUM 20
SPR.AGUE AV 050 BR 5507 LIBERTY LAKE R 08 LIGHT BITUM 20
080 MCKINZIE DR(LIBERTY R 08 LIGHT BITUM 20
140 GARRY DR ( S TART L I B E R 08 L I GHT B I TUM 20
310 WRIGHT BV (LIBERTY L R 08 LIGHT BITUM 20
420 MOLTER RD R 08 LIGHT BITUM 20
480 WAR.D RD ( END ) R 08 L I GHT B I TUM 20
630 CLUBHOUSE RD (END) R 08 LIGHT BITUM 20
800 HILLVIEW RD (END) R 08 LIGHT BITUM 20
990 OVERLOOK RD (END) R 08 LIGHT BITUM 20
SPRAGUE AV (END) 1 110 GAGE ST (END) & NEYL R 08 LIGHT BITUM 20
04621 SPRAGUE AV (START) 000 IDAHO RD R 09 GR.AVEL 18
SPR.AGUE AV (END) 150 IDAHO STATE LINE R 09 GRAVEL 18
04845 SPR.AGUE AV (START) 000 TSCHIRLEY RD U 19 PAVED 30
SPRAGUE AV (END) 090 SPRAGUE AV U 19 PAVED 30
04537 SPRAGUE RD (STAR.T) 000 WEST END AT LINCOLN R 09 GR.ADED/DRAINED 10
SPR.AGUE RD 1 010 STROUP RD R 09 GR.ADED/DR.AINED 10
2 000 COULEE HITE RD R 09 GR.AVEL 24
3 040 LADD RD (START) R 09 GRAVEL 18
3 660 BNSF CROSSING R 09 GRAVEL 18
4 040 WOOD RD R 09 LIGHT BITUM 20
4 930 US ARMY PURSUANT SEC R 09 LIGHT BITUM 20
S PRAGUE RD ( END ) 5 040 R I TCHEY R.D ( END ) R 09 L I GHT B I TUM 20
02302 SPR.AGUE ST (START) 000 SOUTH END TO 6TH AV R 09 GRAVEL 12
SPRAGUE ST (END) 090 6TH AV R 09 GRAVEL 12
6 Records Processed
PAGE 1 d 09 18 30 03 FEB 1999
Road# Road Names MPost Reference Descriptio Road Log Info .
01170 EVERGREEN RD (START) 000 32ND AV U 14 PAVED 22
EVERGREEN RD 070 31ST AV (START) U 14 PAVED 22
160 30TH AV (END) U 14 PAVED 22
240 28TH AV (START) U 14 PAVED 22
320 27TH AV (END) U 14 PAVED 22
390 26TH AV (START) U 14 PAVED 22
500 24TH AV U 14 PAVED 36
590 23RD AV U 14 PAVED 36
700 21ST AV U 14 PAVED 36
750 20TH AV U 14 PAVED 36
830 19TH AV (START) U 14 LIGHT BITUM 22
880 18TH AV (END) U 14 LIGHT BITUM 22
940 17TH AV (END) U 14 LIGHT BITUM 22
1 000 16TH AV U 14 LIGHT BITUM 22
1 260 12TH AV U 14 LIGHT BITUM 22
1 410 9TH CT (START) U 14 LIGHT BITUM 22
1 440 9TH AV (END) U 14 LIGHT BITUM 22
1 510 8TH AV U 14 LIGHT BITUM 22
1 640 6TH AV (START) U 14 LIGHT BITUM 22
1 670 5TH CT (END) U 14 LIGHT BITUM 22
1 690 5TH AV (START) U 14 LIGHT BITUM 22
1 760 4TH AV U 14 LIGHT BITUM 22
1 840 3RD AV (START) U 14 LIGHT BITUM 22
2 020 SPRAGUE AV U 14 PAVED 38
2 110 RIVERSIDE AV (END) U 14 LIGHT BITUM 22
2 170 MAIN AV (END) U 14 LIGHT BITUM 22
2 230 NIXON AV (START) U 14 LIGHT BITUM 22
2 260 VALLEYWAY AV (END) U 14 LIGHT BITUM 22
2 290 VALLEYWAY AV (START) U 14 LIGHT BITUM 22
2 450 SPRINGFIELD AV (STAR U 14 LIGHT BITUM 22
2 520 BROADWAY AV U 14 PAVED 24
2 580 MALLON AV (START) U 14 PAVED 24
2 640 CATALDO AV (START) U 14 PAVED 24
2 710 DESMET AV (START) U 14 PAVED 24
2 770 BOONE AV (START) U 14 PAVED 24
2 830 SHARP AV (START) U 14 PAVED 24
EVERGREEN RD (END) 2 990 MISSION AV U 14 PAVED 24
01171 EVERGREEN RD (START) 000 SOUTH END TO SR 290 U 19 PAVED 36
EVERGREEN RD 110 SR-290 (TRENT) U 19 PAVED 36
220 ROCKWELL AV U 16 PAVED 20
270 RICH (NONESTABLISH-S U 16 PAVED 20
280 R I CH AV ( END ) U 16 PAVED 20
460 HEROY AV (END) U 16 PAVED 20
530 WELLESLEY AV U 16 PAVED 20
850 CROWN AV (END) U 16 PAVED 20
EVERGREEN RD (END) 950 SANSON AV (END) & FO U 16 PAVED 20
01213 EVERGREEN RD (START) 000 SOUTH END TO 43RD AV U 19 PAVED 30
EVERGREEN RD 110 43RD AV (END) U 19 PAVED 30
200 42ND AV (END) U 19 PAVED 30
250 42ND CT (START) U 19 PAVED 30
300 41 S T AV ( END ) U 19 PAVED 3 0
330 41ST CT (START) U 19 PAVED 30
EVERGREEN RD (END) 500 BELLE TERRE AV U 19 PAVED 30
01172 EVERGREEN RD ( START ) 000 FR.ANC I S AV ( END ) R 09 GR.AVEL 18
EVERGREEN RD (END) 490 BIGELOW GULCH RD R 09 GRAVEL 20
08001 EVERGREEN RD (PROPOS 000 MISSION AV R 00 WHAT?
PAGE 1 . 09 18 43 03 FEB 1999
Road# Road Names MPost Reference Descriptio Road Log Info
05832 4TH AV (START) 000 HAVANA ST & SPOKANE U 16 PAVED 36
4TH AV 120 DEARBORN RD (END) U 16 PAVED 36
250 CUSTER RD (END) U 16 LIGHT BITUM 24
380 CHRONICLE RD (END) U 16 LIGHT BITUM 24
470 WARSINSKE AV (END) U 16 LIGHT BITUM 24
500 CARNAHAN RD (END) U 16 LIGHT BITUM 24
670 MCKINNON RD (END) U 16 LIGHT BITUM 24
790 KOREN RD (END) U 16 LIGHT BITUM 24
880 HOWE ST (END) U 16 LIGHT BITUM 24
1 000 FANCHER RD (END) U 16 LIGHT BITUM 24
1 260 EASTERN RD U 16 PAVED 24
1 460 DAVID ST (START) U 16 PAVED 20
1 520 THIERMAN ST U 17 PAVED 20
1 580 ELIZABETH RD (START) U 17 PAVED 20
1 640 BR.ADLEY RD U 17 PAVED 20
1 780 COLEMAN RD U 17 PAVED 20
1 890 GIRARD RD U 17 PAVED 20
4TH AV (END) 2 030 PARK RD U 17 PAVED 20
05834 4TH AV (START) 000 STEEN RD U 19 GRAVEL 26
4TH AV 120 FLOR.A RD U 19 PAVED 40
190 COACH ST (END) U 19 PAVED 40
270 ARC ST (START) U 19 PAVED 40
4TH AV (END) 380 TSCHIRLEY RD U 19 PAVED 40
05835 4TH AV (START) 000 LONG RD U 19 PAVED 27
4TH AV 150 MOEN ST (START) U 19 PAVED 16
240 GREENACRES RD (START U 19 PAVED 16
500 BARKER RD U 19 LIGHT BITUM 16
4TH AV (END) 1 000 HODGES RD U 19 LIGHT BITUM 16
0 5 8 3 7 4 TH AV (FOUR LAKE S)( 000 S POKANE ST R 09 GR.AVEL 14
4TH AV 070 CHENEY ST R 09 GRAVEL 12
310 4TH AV EXT (FOUR LAK R 09 GR.AVEL 10
4TH AV (END) 630 ENDS AT PRIVATE DRIV R 09 GR.AVEL 10
05838 4TH AV (START) 000 HENRY RD R 09 PAVED 36
4TH AV 060 BILLY JACK CT (START R 09 PAVED 36
4 TH AV ( END ) 200 ASHTON ST ( START ) R 09 PAVED 36
05839 4TH AV (MEAD) (START 000 FREYA ST U 19 LIGHT BITUM 20
4TH AV 070 MAIN ST U 19 LIGHT BITUM 20
130 MARKET ST U 19 LIGHT BITUM 16
.250 MYRTLE ST U 19 GRAVEL 30
4 TH AV ( END ) 380 R.AI LROAD AV ( END ) U 19 GRAVEL 30
06045 4TH AV (START) 000 FARR RD U 17 PAVED 20
4TH AV 230 HER.ALD RD (END) U 17 PAVED 20
380 FELTS RD (END) U 17 PAVED 20
630 UNIVERSITY R.D U 17 PAVED 20
700 VAN MARTER RD (END) U 17 PAVED 20
880 PIERCE RD U 17 PAVED 20
980 SKIPWORTH RD (START) U 17 PAVED 20
1.140 BOWDISH RD U 17 PAVED 20
1 230 WILBUR RD (END) U 17 PAVED 20
1 290 FOX RD (END) U 17 PAVED 20
1 360 UNION RD (END) U 17 PAVED 20
1 380 UNI ON RD ( STAR.T ) U 17 PAVED 20
1 540 WHIPPLE RD (START) U 17 PAVED 20
1 630 SR-27 (PINES) U 17 PAVED 20
1 740 HOUK RD (END) U 17 PAVED 20
1 860 VERCLER RD (END) U 17 PAVED 20
1 920 LETA RD (END) U 17 PAVED 20
2 15 0 MCDONAL'D eRD U 17 PAVED 20
2 400 BLAKE RD U 17 PAVED 40
PAGE 2 'a . . 09 18 44 03 FEB 1999
Road# Road Names MPost Reference Descriptio Road Log Info
2 470 LEATHA LN (START) U 17 PAVED 40
2 650 EVERGREEN RD U 17 PAVED 20
2 780 BOLIVAR RD (END) U 17 PAVED 20
2.870 BEST RD (START) U 17 PAVED 20
2 940 REES CT (START) U 17 PAVED 20
3 090 WARREN RD (END) U 17 PAVED 20
3 150 ADAMS RD U 17 PAVED 20
3 320 BURNS RD (START) U 17 PAVED 20
3 360 LUCILLE LN (PVT RD) U 17 PAVED 20
3.400 PROGRESS RD U 17 PAVED 20
3 460 ST CHARLES RD (START U 17 PAVED 20
3 580 NEWER ST (END) U 17 PAVED 20
3 660 SULLIVAN RD U 19 LIGHT BITUM 20
3.930 MOORE LN (PVT RD) U 19 LIGHT BITUM 20
4 030 CANNERY RD (START) U 19 LIGHT BITUM 20
4 TH AV ( END ) 4 150 CONKL I N RD ( S TART ) U 19 L I GHT B I TUM 20
05833 4TH AV (START) 000 DISHMAN-MICA RD U 17 LIGHT BITUM 22
4TH AV (END) 240 FARR RD U 17 LIGHT BITUM 22
05836 4TH AV EXT (FOUR LAK 000 4TH AV R 09 GRAVEL 16
4TH AV EXT 380 ORCHARD TERRACE DR ( R 09 GRAVEL 16
4TH AV EXT (END) 440 ENDS AT PRIVATE DRIV R 09 GR.AVEL 16
06266 4TH CT (MEAD) (START .000 WILSON ST U 19 PAVED 36
4TH CT (END) 040 EAST END OF ROAD U 19 PAVED 36
06267 4TH CT (MEAD) (START 000 WEST END TO SHERIDAN U 19 PAVED 36
4TH CT (END) 040 SHERIDAN ST U 19 PAVED 36
11 Records Processed
? • ' ,
RECE VED
Ut C 1
7 1998 S P O K A N E U N,~~'COUI~/ENGII~
BUILDWG AND PLANNING • A DIVIS10N OF THE PUBUC WORKS DEPARTMFhT
JAMES L. MANSON, C.B.O., DIREc'rox MEMORANDUM DEtvtvts M. Scorr, P.E., DtRECrOn
TO: Spokane County Division of Engineering; Pat Harper, c/o Sandy Kimball
Spokane County Division of Engineering-Development Services; Bill HemniinU,
Spokane County Division of Utilities; Jim Red
Spokane County Division of Stormwater Utility; Brenda Sims
Spokane County Division of Long Range Planning; John Merc, ~Spokane Regional Health District; Steve Holderby
Spokane County Parks, Recreation & Fair; Steve Horobiowski
Spokane County Air Pollution Control Authority, Chuck Studcr
Spokane Regional Transportation Council; Glen Miles
Spokane Transit Authority; Christine Fueston
Central Valley School District No. 356
Spokane County Fire District No. 1
Vera Water and Power Company
WA State Boundary Review Board; Susan Winchell
WA State Department of Ecology; Heidi Renz, Spokane
,n I
FROM: Francine Shaw, Senior Planner ~
DATE: December 17, 1998
RE: ZE-21-98/ZE-36B-96/ZE-88B-80; Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for the development
of 6 triplex dwelling units, a Change of Conditions to a previously approved
zone reclassification (ZE-88A-80) for the review of a revised and expanded
unified site development plan, and a Change of Conditions to a previously
approved zone reclassification (ZE-36A-96) to eliminate Division of ~~~i►,!i~~~r
and PlanningCondition of Arnmval Y1 ' rectrictin« huildin<, }1eilt
maximum of 35 feet.
TECHNICAL REVIEW NIEETING
DECEMBER 31, 1998 AT 1:15 P.M.
DIVISION OF BUILDING AND PLANNING lsi FLOOR CONFERENCE ROOM
Please review the above application and use the attached "TECHNICAL REVIEW MEETING FORM
for your comments. The Division of Building and Planning encourages you to attend this
meeting. The sponsor and representative have also been invited to attend this meeting. If you
cannot attend, please forward three (3) copies of your review comments on the attached form tu
me for the meeting. The attached TECHNiCAL REVIEW FORMS will be given to the sponsor at
the meeting and included in the Division of Buildina and Planning file. Thanks for your
cooperation. If you have any questions about the application, please contact me at 477-3675,
extension 218.
NOTE: The Division of Building & Planaing will now be circulating comments for SEPA
Checklist at the time of technical review. This will be the only time you will be
able to comment regarding the SEPA Checklist for this project.
c: Janna Jorgensen, 13705 E. 4'h Avenue, Spokane, WA 99216
Greg Arger Capital Corporation, 300 N. Mullan Rd., Ste. 204, Spokane, WA 99206
Simpson Enaineers, 909 N. Argonne Rd., Spokane, WA 99212
Wyatt Architects & Associates, 2510 N. Pines Rd., Spokane, WA 99206
Attaehments: Technical Review Form, Project Application, Site Plan, SEPA
1026 WFST BROAD4VA1' AVENUE • Sl'OK.4NF, WASHI:VGTOti 992b0
PHOtiT: (509) 456-3675 • FAx: (509) 4564703
TDD: (509) 324-3166
Spokane C« mity
Division of I3uilding & Plannin;;
"Tec}lnical IZeview Nlcetino;
Meeting Date and "fime: Dc:ceiliber 'l, 1998 icL 1:1 5 p.ni.
Project File No.: ZE-21-98/ZE-36B-96/ZE-88B-8()
Project Location: Generally located north at the norttl~vest corner ot tlle
intersection of 4' and Evergreen Road NE '/4 of Section 22, Township 25 N.,
Range 44 EWM, Spokane County, Washington.
Comprehensive Plan: Urban
Project Description: ZE-21-98/ZE-36B-96/ZE-88B-80; Zone Reclassification
from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for the
development of 6 triplex dwelling units, a Change of Conditions to a previously
approved zone reclassification (ZE-88A-80) for the review of a revised and
expanded unified site development plan, and a Change of Conditions to a
previously approved zone reclassification (ZE-36A-96) to eliminate Division of
Building and Planning Condition of Approval # 13 restricting building height to a
maximum of 35 feet. I
Parcel No(s): 45221.9015;
~
45221.9016;
45221.9217;
45221.9200;
45221.9111;
45221.9112
Owners: Jana Jorgensen, 13705 E. 4" Avenue, Spokane, WA 99216
Arger Capital Corporation, 300 N. Mullan Rd., Ste. 204, Spokane,
WA 99216
Applicant: Greg Arger, 300 N. Mullan Rd., Ste 204, Spokane, WA 992169
(509) 926-5311
Project Planner: Francine Shaw, (5090 477-3675, extension 218
' : ~ . , . .
, . ,
. . ; . .
~ c•_'~l ~..L , ~
\Vi
,
99
-Z ~
_ ~3 -8 0
8
~
Z
SPOKANE Ro NME~v~rAL -
~~v~l ORD
INANC SECTION 11.10.230 1
nECEIVEJ
sroKANE co~~NT"'{
DEc 0 9 j498
~~'r, ; ::,~'Lr ~'~iC ~t
.
$~cl)1.ME EV"RC!C1EM1AL 0(iDIMJU(CE .
. ~ ' . J 4
(uAC 197-11-960) Seccion 11.10.234(1)
(nvtrorra!ntil CheCtIISI
PurPoze of CheCtllst:
TAe Statt Enriroroental pol icr lct (SEIA1'chapter 43.21C RC1. reavlres ali gorern-+encal agencles to tonslEer t1+t envIrpn,Kntal ;upa ~is of a pro0osA 1
Defore ~kin9 rleCisions. An Enrironaental laoic[ Statecent (Ef5) ast De preDared for a11 prooosals ritA Dr"obaDlt significinc aavCrse fapaCLS on
p~po w ~itY af the environx nt. The I( It csn bt dont) and to help the purpose of tA1s cheCklti: is to proviQe inforrsation tO help ro,i •nC tAt
•9e~r ;dentt/r IaD~cLi (roo ycur
(and to reduCe or sroiQ i~npatti f n o the propoial. ~qenCy decidt rAetA~r an EIS is required.
Instrucclons (or Applicants:
TAis enrironoental checklist isks you to descrlDe sooe Daslc fnfornatlon sba t rw r proDas+i. Goverr-encal a9e^cies use tAis checklist to dete m ine
rhether the environoencil iQ ACors''in[, requlring pre2aration of in EIS. Ans.er the
precise inforvation kna.n. 9ire the DeSt delCrlptlon rou can Questions Eritfly, ritA Ue nost
YOu
f►ve~aur,ovneaDServatior,s'or arourately and csrefully, to the Dest of your kn w ledqe. In ~oost tsses. ra sno~,ta ee ip1e to ansrer the ques[ians
[o your prpppsal. P Jec: plans rtth w t tne need to hire exoerts. lf you really do nol tnor the ans.,er. pr 1f I Q~ition does not ~pp)y
vrite 'Co no[ knc~r' or 'COes not ~ODir•' Coop~ect +~syers to Lrt qv~sttons nw aar Jrold ,,,,~~Cessa~r a~~, n ~~~~r,
Sone QuestlanS ASk ipput gorern.ental re9vlattons, sucA as Zonfng, s7+oreline, and landaark designatlpns. Ansrrr the5e Questtont If rou can, jf yau
Aare problevs. the gorerrr,ental •qencles un assist roU.
TAe CAettlitt Queitlons aPDlr to •11 parts a/ your propossl, evcn 1/ yo,r olan to do tnaa orer a period of tt.~ or oq 4lfterent D~rtels of l~nd.
Attach anr additianal lnforsatton tNat rill CescrlDe rour propas+l or i[i enrlronnental eftetts. iAt igencr to ,.Afcn rou TuOolt this chectltst e+ay
ast rou to tzpiain yaur anzyerS or proridt aCditional fnfonsatton reasonablr rtlited ta detem tnfng f( tnere a r De ilqn;(icznt adrerse imoact.
Use af thec'tltst fpr aonOrnject propos.als:
Catplete [h1S Checkl1zL (ar nonprojeCt prooosals. eren tnoogA Questions ea+y be ansyerrd 'does eot &Cp1r•,
IM ADOITIOM, Ca.Dlete the SUPPLE2SE'1T11L S}iEEi FOA MO!IOA0.3ECT AC710MS(?Art D).
jor nonprojeCt aCtlons.
the re(erenCtl 1n t1t C11eCk11it LO [At rord5 *Dro Y C.,' 'JOp1lCant,' AnQ •DrpDtrtr Or Sltt' Srould Ot rtld a1 'prpppsal,'
'propaser,' and 'affected geo9raphlt arr&,' n socctively.
A. BALxG20UM0
*''a,.-- °f 1100Sed oro;«t, ,f ,oo,+c,o,e: Orchard Crest Reti rement Communi ty
(4th & Evergreen retirement facility)
z. "j-e °f Aoo,;c=nt: Arqer Capi tal Corporati on
7 • ACdresi .na pho~~ nLir„« or apo „c,nt or contact oe,so,,: 300 N . M u 11 a n R d . , S u i t e 204
SDokane, WA 99206, Gregory Arger 926-5311
°aCe <^«Yl;=t Dreparrd; OC l.Ober 22, 1998
s . A5encr repUlStiN ch « , , ; 5 ; : C o u n ty P 1 a n n i n g
6. Dropased tlniny or sc"eyule (Includinq pnastnq. 1f •"lfcAOle):
Construction, 1999 Occupancy, 1999
~ 00 rou haYe •^r Dl+nS !or tu W re AGdt;ions, e:panslon, or lurther aCttrttr re1&Ce9 Co or cpnnec,ed wit-ft thl ~
S DrcDOSjI. If yeS. tsplain,
n
D. Do you o.m or ha„e opttons on land near0y or adjacent to tnls OroposAl? !f res, explatn.
Parcel 45221.9111, .9112, .9200, .9217 Zoned UR 22
fl. list anr enrironmencal info nutton rou knor aDOUt Cnat has Darn prepared, ar rill De pre7drcC, directlr relate*j Lo t1ls Or-.o0Ta1.
1~1 n r~ ,P
_r ' ♦ .
, , r~ ~ • " . . . . . . ,
Rtr.:/1/39 ~
.
o
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► • . t
f
, ~ ' ~ ST;'L.~.^ ['~~~~•^_V".J~L OItD1NANCE
('.:AC 197-ll-960) Scccloa ll.lC.;Y](11
A. 6AC7CG'2p~'~'J (cont:n,j:d)
~.i1 •~~~°v.l~ o! onc~r pro~oul~ _:-~c::~ a!:•c:.-: _1. ;ra_e::7 covereA D-+ r,)u:
9. Oo )oI+ 'v1w vh,r[her aDDlltations •tc PczE:~; !Or jovef'x'
;ropoSA!' I! -/eI, ctp laln.
10. L: st anT xover norat apqrowals or pc"t[ • c1~t Yt ll Dc nrede.# foc Twr ?rop0641.
Rezone Buildinq permlt
Landscape plan Development plan 208 Stormwater runoff
e~era:
w•nJr p rotpo 'u ~ ~ sl . I:e o '!`ai t Eo hr nopc ro; r.cc:e:: tao nd [e•~::u: e._:zst -.`.c A:eruiverres ~ o'+
11. Gl - e 4 b ctc(. caaplecc d;acitption o( yoj t ?ropoa+l. tnclv?=^R t ~ ~CO~ecDe [0e•1 uosf c
csrt~ln
auestlons L[cr tn thi• chectllat tlut aoi Ya+ co deecf:k
D~;e•
7gnp c'~hdnge and Chdl1C12 Of GOh~~ thP iin; f; Qci dPVP1 ooment Ofi th2 subject
oarcels as a retriement facility (indeQendent and assisted living) on an
additional 2+1- acres for a total of 205 units on 8+i- acres with building_
,
heignts o
,
l~catton o: c1e ro osal. Give ~vfflclen: ta(oc~~clon :or a perrow to u~erscanW tne ?rec:oa lac+::2n o. ;to;a+cc
sL-eet •EGr<a~,' t, any, r.d sectton, corn+ l.' ti-iw^- If a pro9~"1 wwld ecc~r'o~e: a:a-.ie n! a:e~, .c:::.e t`+e os
. hl~ snt cie;~. (An, Ytc:al:! ~i. •nd topa;:a:':^ '•uor.a~:'+ r,a::a7ie. t~+1!r ~o-~
Douadarltf o( tf+c al:e<~1, t:ovtt!c s le a. deie:•Stc p ' . ~ ~
anovld »',s~:S any p►a~• reluired `✓v cAr •jezc7. •w •te not re0utred to dWl![~et a+0• or drta:.e. ~ian~ 3': 1c:~
relaced to tRis cl+eck:lst. ' ' weSt
of the intersection of 4th & Everq_r°°^ tr,p UF 1/2 of 22-25-44
AS' Gner~i S~vcr Set^w:te Acca' -'1c .....::c i«sr :e• ^:t• Atea' -•e
Joe1 :Te ~r»ose.! act:an ll~ ~::.1'n :Ae •c•~:tr S'tite:~~ ~-e• d~rte•1•
Spo:aae' tSec- S~o:aaa Cooa'•e's ♦5A 7••r::~• :on• kt:ffl• :ar Sa+n
,ASA-;-GS SA
Se coM-1%-^:!
.~;er.-~ ':s• `r.,C
Ai11y. •ta~e7 ~1~~~~, aovnts:nau~.
Geneca: descrLptton ot ck .::e tctre=. o^. o rollt~ut.
oc~er~
''1aL lt [he stee7est slo9e on tha :Ap9ra=Umc° pwr[cnt slo?eI'
N/A
c. 'Nat ;e-seri; :ypef oi io::s •rc lounC on i1te (:3r e"o019. clJr• ~•nC• 3:s••1. 7's•. =ue
;`.e e:as~:.`:ts:;oa o! aS':c•i:ur~l •ot ls. G7Prt t`ta ~~,d nocr ae• p-:> .&--.ar.t
-Re£~E-y--s O'.
+::tn:cv•
su'`ace .....cst:o=j or 1+:se,"1 ol vna[s2i' sntls ln
:esc::Se.
Iv o
1 -
, spaz,l!+E t211112,9trr.FKrxt oaDtxANcE ~
(S1dC 147= I1-960) SECi 19n l l,. ]Q.23(7H1 ,
H. EM'f IRf]WEN7Jll, REFtENTS(cont lnaed )
fviltt3[t0n Far
C. Descrfbe ;nt Qurp4ie, type, and ipar»Kinate qvancities of +•7 ri?11ng or Srading prappstd. lkgentq Usc Onlr
lndicate saaree af IR11.
Une
f• Could erosion o peur a; a resuic af clriring, constructSan, ar usr? If xo, grnerelly descrfbe.
No
q. Abaut rha[ percerst of the site xf]Y be coverrd rtth iaper^rlous swrfaces +f[rr project cans[rut-
tian (iqr e:ar.;slp, asvnali ar bui]dings}'
57%
h• Pr4po5ed measures ta reduce ar cantrol ervslon, ar othcr imp+cts tv the tirLn, 1f •nr;
ZOE-slormwater drai naae_ ,
~
2. A1R •
"at Cyqe of Mix=ians to the rir xauld result lraa the ¢rOOOi+i [I.c., dusL, iutaaoplle, odors I
industrial, rpqd smke) durinq cons.rvc:lon and rhen the Pro,jsc; fs tcavietrQ? any,
genera,lly describe Ar,d qirr approximace qu+ntltes I( kno+.n.
Constructi on: D-ust, eaui ument Pmi , s~ i ons
After: autv emi ssians -ingress & eqress
b . are ther! ►ny aff-sitc saurces af enissinn3 or cdor Lhat may +(fec: your prtsoasal' [f so,
generslly descri0e.
~ d
C. Prpppsed me3iurei L8 rtdu[t er tontrol edlsztons ar o[her faprcts La alr, ff mnr;
A. SurfaCe:
(1) 1s there any surface rairr Dcdy are or in the frwncdfetr .irinlty of [ne slte !nt}udinq yxar-
raund ana sr3scnal strea,,;, sa~tr~ter, lakeS. Donds. YfLI3R4J$]? !f ycs, Cescrfbe type anQ
~ro~iele ns~;, jf appropr}a;r. Stx:t tinat S[teara ar ri+rtr t: flors ir+co.
N ~
~CC re7utre any -art over, In, or .ldji[rrr: [o Sv1iA4n ICS fr:c! tAe Gr,crt4t7
~aters' [F yeS. C3rast Ces:rib# and s,.ac-+ srallaDlr plans.
Nn
s
, r
~
` - ~ . i
~ S70L.A?¢ ~T;ZG:S`_.'fLl: OxDiYA.~C'_
('JAC 291-11-960) S.ecc(an 1L.Ib.IJO(1) '
3. M*lRatrTQ'C,-u, (conctnucd)
Lvalwat;or. For
( J) Eatl~%,,te the ■eaunt o( f I11 •nd Ared=e -ccr1A1 ch+t w~s!d be PLac ed te of re-01et Iroe t.lc A4ercy u.e ora7
suC(aCe vater Or vetland• and IoE1ca[c the •tea of t!v •ICt tha[ vorld Ee •(fcC,[d.
Iet:cste
the •ource o( flll ..ceri.l.
/
vlll the propota1 CcQulrt sur:acr vtec vltldtavals e► d:+triloeu' GIvl • jcnetal Jeicrlp-
.nd a [otlaalc
DP quitaciilci, 1f LAwe-
~S~ t~- DroDasal lle w1CTln • ICD-7eat (lwd pLlo! If go, eeCt loutlon on the sl~e ;)Va,
a-0
(S) ~'s che propo u 1 ln~olve •ny dl*thar-e• o( v u tt aseer:als te w r:ace voteri' 1! •o,
dt~cr;bc Lhe CyP"e p( vaete jind •nCiti;),a(ed volu: of dlstturlt•
n ~
b• GrounC:
(I) 1 e-oundv- ce - y vttldravn, o[ vt.l v■ter 0w dlv L r=ed Ls iTOUndvatcr' Clve Ztns[il
dcscrlp[Son, Puf';Iod<, •nd apqro:imatc quanclcign, 1f ioorn.
Star~ar-d 2(1 R n n ci t e d rai n ag-s- tvSt.et~
,
0e1 cle t::i1 ttLL v2:! b_ dlscLfjsd l3eo c4 t'--uod .1[oa sep[:c [anYe or ot`.rt
a lCiry vo.ce truy.eat laclllt7. ne►crtbe Ch• teneral •:_e o.' C!K 97 a [ea. t!r n,=kr o!
>+ouftI Co be •ertied (l! a;7:Sc.Sle) or tI-e n,ta~rr o! p.tsooO the •ysteo(6) arr es;~fe:e! to
fe.^ve.
N r,Zle
(~1 Oest:ibe •nr 67'cra,, oCher C.Ln eAose dealgoed (or CA* dl*paw` l of ualtiry vuLe,
tastalled lor C.11e pu-poec of diseyAr=la= llu:d• tielow t!+t =twed tatt<e (:et2udc• •ystbs SuC-i
•6 thOse (oT the Elsposal of •tors vatct ot draleAgt (rom flar draiy)• ~acr1De the Cjpe e(
~Ystea, [1e aspunc oC s,ate[3a1 to be dlsposed o( tArour,l cti+ •Tstt+ Snd t:x t77e• of aacetle1s
ll4tlr Co be d=sposed o! (:ncludlrt; aaterlals vhlch aaY eecOr tye 579ca~ Ssad,trteacty thrwjl
~pi11~ or re~.,1: ol (ize!2=ht'a; •cc1•1ts).
ILo n e
.s~.,.-
' 'Y c :a.~ (cs~.^!a::• n~;aol: ~ol~cnt~ ~r ycc'ol~w .•w 1's1 ~t~ted
'aun.'. o:
3• uode:ar~u~d ~:~'a{c (a-u' v1vC [7rs •ad juaa[:::e• o! +.:er:il• vt:! ~
t:Jf[~
~!one
' sroraxr rTnzq.R"`r..,.L oILDinMCZ ~
(VAC 197-11-960) Secclon 11'.10.230(1)
i
D. CN7ZRON?Q:IT/U„ =L]:?{Lr-.S ~~o~cinaed)
L•&Lu+ctoe For
(S) VhAt procccclve oeawct• vtll Us caics" to tosvt■ cl+ac lc+t• et sptlla oI •o ~d~nc7 U~~ Onlr
1 chcalcal~
score4 or used oo altc vill noc De •llovcd to pcCCO L tt to gtw odvater (tRi• loelv.ea yCalures
to keep cTealcals at of d1sposa1 systta• destrlbed !n )W) •cid 3b(3)!
208 stormwater for rulnoff
c. Laccr ►unoit (includtnl .cor= vacst):
( 1) 0e-crlDe cAe •oucce o( cvoo(( (lacludlot •cora vg«r) •od set:nd a.' collec:Loe and dlspoaa!
!f •nY (lncludc auancltle~. 1! h.iovn). Vhc[e r111 thl• u+ccz Ilov! Y:11 CRIi %attr flov lnto
othet vater,' Il so, dc@criLc.
Stndard 208 on site drainage system
Vlll any cheaiclil♦ l, •torcd, rard]ed or uacd oa tl+. •ttg tn • lautloo vAere • ■ytlt or
leay w(11 dr4ln co •ur!ace or =roundvatet or co •@tora va«< aispQnAl symc s d;ic.L r=tns to
r(.cc or trounA vacer'
N ~
(J) Could vaOce aatetlal• cncet trwnd or •vrlate v tccs'. l: so, aentrally desc[: k.
No
d. Pioposed aeasures Co [educe or contral avci&ce, ttound, snd fvrw(: v4Ecr Lapacts, l: 40y (1:
< <nt Ptaposed ac:lon lie• rl[h1a che Aauife[ Sena1tlr• Aru bc es7ec2a117 claAr os 4rpiaast1o u
r ralacSoQ to (4e111c14• coacernlnj Secclon• 3E(4). 3D(5). ~nd k(I) o( tZis t1.WcklSSc):
Per engineer's report ZE-88A-80C 5
A. ~hecY at clrcle [Y7. a: .etecatlon (ounG on c M slte:
X dcGtdunu• C:ee: a11t:, aaylc, •ppc:1. Othe[.
"crZrecn crce: :ir, ccd,r, ptnc, o[.lisr.
x_ ~hryb,.
X ica4 a.
?„C„re.
c:op or fr.Lz.
"et *oil pLa[s, cactall, buccercup. bullCUsh, skun1 csEDagc. et.lec.
looCer plan u• uacer 1lllr, eeltt..s. ailloll. ochcf.
otler tj;-.a o: ve;etbcian.
b. V+ac kiad •nd u oun: o! reEe[aclon v:ll De [o oved or •1[c:cd'
C. L's< <ireAcened o[ enaa_;eteE apec:c• Iczova to De on or ncat [Ae A![e.
NQne
I 7-Opo*eC iar.datap;
We o! nat:ve pLats, or o[M1cr xaoures to pcesern ot ennanec vVsetat:
on :1e I c oo
1 a-v •
.7r--1-t-c f7---`'a--n
S
" ' . . ,
. ~
t
~on I1. fb.730f 11
EIL.~E►(TS (continucd)
[rilYa:ton Fpr
5. -AN1M:L; 419lnC) JS! On1r
e. C I rCl! dny pir_: ena an~o,11 +.nitn har► :j!!n OOStrv•, pn Or nesr C'+! Sti! Or are anp.w t' - Z. 3n
0r nedr tA, SI:!'
O,rCS: Ajv4, n,r,am. e391e, SongD~rC1,._,.,
^,'r"dis: detr, b:er, tlk. Dtaver, olhc
-11 : Oass, s-11m n, trout, herrinq, ;
otli!r:
5. trst any tn.ea;enr. or endsnqe•M so!ries tnwn to De on or neir tne s1tr.
unknown
r,"SVr!S !r~ ~ritiCf'ie Of fnhlnC! .,ildllff. If gmy:
N o n e
nj S 0f !"!►l1 (iltt:ftC. na'Vfal !'jaS. -004 t:7vt. SOlal) r11I bt YSt'd 0 M~: lN!
cOnol►ted 2ro;ecs ener97 ^r_ds' C~seriDe rneLltr It .,ril et vse-I far nee,.anu.'Sc-
~un"~•
_~a ~/P1 rtri c for
C' r r%: it~. ;c;!.~Cta l v;t 0( ;01ar [^•f!~,r ~J lQ,;IC~~: Gr OOtr:if:'
Iv l~
C. '+^3: r tn~S ~i .
arc rnLluetr In :nf Pian1 0t CRIS _I S:
'v 3;Ur'S :0 r!QUCt Of Con't0l fniryr IrU1(;S. Anr .
n___?rW code compl i ance
~ ;.v: ~aovr~v; u. -4,_ a~-.,
d. ar~ tir-e 31 ~ _ ~'r,r_n[j1 hrflin Rl:Sr.:. 1nClU-i11g rl0o:ir! to tot 1r rtir+ir~l:. ~i
dn~ =r hd.]rUS •a;... L~a! Of :nf: :~^-~OS1t ],'ISJ.
A.mhul an
~
~ - - 3~~ ~3a~-•.si. oeatvti~c.
(L•AC 19)-11-960) Secclon 11.10.230(1)
1, C'(VLAONTQ`T'[JLi, LiyMy-;S (Cootlaued) G•aLu.tlor, For
,gencr u.g onlr
E:iY[xOh?SL:T:AL HLAL:Ii (contloued)
(2) Ptopcgcd seasures Co rcduce oc con[rol eavlrom" ot+l'10,1th lsatards, 1( •ol:
Storm drainage control Puhl i G spwe in
b. yolae:
(1) %rhat C79ca o( oolaq c:1st lo [he aru vhicr --7 aI(ect jo`+c pcojec[ (!o[ •xAsD e: [calllc,
cquipsenc, operacloo, ottur'.
Fourth Ave. - traffic V'hat [7pe2 •ad leVcl• of •olie vould be ezuted b7 0f •a+ocLced v;tA the pyshci oe ~
shorC-Gen or & lonS-teri Dax1ii (tor czuplc: trafflc, cotitruct_on, operac_oe. acMr . tadlcAce
vAA t RoAtA notse vould eome !:o• c:u s1[e.
Sha rt term: Co
Building activities
Long term: Minimual, ingress & egress of
residents
(3) I[oposed a.e,,ure to reducr er contCol noift lap'« s• 11 •a7:
Short term: None -
Long term: Landsca ' ~ a^ S. u•D Ati-a s;+aa«V:L usE
a. V'hat 1• the turrenc uac of t:u aits and •dJaten[ properties•'
S.F.R. & vacant land
D. Ita• the slCe becn used Co[ •scttulcu:e.' II fio, dc.cribt. ~Q
c. Desc[tDe •ny stcucCUte• oo t!+• C!(i•
sma11 house
d. ";11! anr structure• pc deaolisAcd! I: ro, which'
_ Srnall house
t. Whai 1• [As tur:cnt coulng cLssltlcacloo ol th- SI« ?
-aR 3 .5 & UR 22
f. '-'hac 1a the cucremc caoOceMasl.c pL:+ de.l=n+cloo of s!- •tcc.' .
1! r h-a-n .
Y. L( 4pplica51e, vtuc 1• c:u cur.enc X1%orelinc .+•cer pro=rsi JC"rvt:on o( C:.lcc'
n/a
R. Hs@ any pa:: ot :1c sltc been c'Iassltlsd s9 •n "eaYtroom"oca117 Mdl:l"c' •ru! 2: so,
•pecl:y.
nonp
1. A~~rozr..cely 1c~+ ~.anr people vw:J [estde or vork ln the coOiletcd pcc;ec:'.
Annroximdte11L215 -41~ i f
r
.
: , .
(vAC 177-11-9b0
) S%ccioo tl.10,230(Ij
=•41U.Clon For
• ~e~~~ l)•. ^,n+,
ApDrotlmCe1 Yov .oy peoDle vould [!+e co,Dleced proJcc: d:dp'-
k. Proposed .urc.
N/F
1. Proposed a-sures to ensure c1c propos►1 1• compecfble vits e=tsc:=4 aod Otojected L nd use, •ed
t! .or:
9. NOCSi4G
AD;)ro;lm4tely Ttw tiny Wics vwld be pmwided, 1! •nYl ladltAC• vbrt.Lr nStlr- , alddle-, or
lov-1qCOae hou~ln,.
Total 205 units of retirement hou~
b. ADDto:laatelY h.. Lny wlcr. 1! •rr7, vould De q11~SoAted? Iadfuce vFric}ur h!`h-, tiddl.-, or
iov-tncoae hou.tn4.
---11dLi.Sr
praDa~ad a u-ure. ;o reduce or conc:ol ho-jatn; lsoacts. t: •n7:
- ' r~
Courtvard
_Lauze b a r r i e r s
•
io. Alrs-:iE-:tcs
1• tAe [allest hcljh[ o! •ny proposed i[rvccooc tocludlnt aaca raas! ttluc t• [
prlnclpa t e:certor eutldln; n..cect,i(s) propo•ed'
-.35 ' a,a 4 5 '
dryvet/vinyl
'%tia: vtev• ln :4e ;=,ac_d'a:c r;[v~.u',d b~ alLerrQ or obstrvc: -d•
nnnn
y
c. P-opose3 u►~ure~ to reducc or con::o! +est?vc2c LaOects. 11 acl:
--)-P-P ~e pl an - ~ andscaQi na
ti. Ltc~t- tivo
<7pe of 11ahc ot =Lre v111 t1+e propoa.l 0rod"'«'• '%At tS.e ot /aY rould It aalal7 ocLVr`
b. •`•'-d •~;y: o: ;'..~'t ('v~ [1.c ~ed pro ±c' Sq a u!qtr h.iatd or lncer.er~ v1,1 •t~r~!
_A v
c. ezt~.:y{ o!`-. i:e so-ir:ci o! 1:31! or =!'rc ti1 •!.'rc: y-r 7ro"4a1'
Troposed ae,-ure• co reducc or coa:col 11;AC •ad jlAre Lap&c:&, !I
- - L d A . d S . G r ~ p i n a
. . ,
or.ntxtitic_
(vAC 197-11-960) S,ccloc 11%10.230(1) ~
D. Lf7iR04`lM;fT/kL p.X~QyZ.4~ (cooclowd)
Ev•lwtton For
A,acncr Use Only
12. RSCa!,l_ION
a. Vhat deslgnatcQ aad ln[araal reuuciooal opportunlClce •tr ln t1e L-ioedlatc rtc: ;1:y,
I~nnc
D. %;ould the proposed p[oject dlsp L te •ny c:lstlot recr u t1oo+1 uses' I.' ao, deocr:Sc.
NO
c. P:opo.ed 'aeaOure, Co rcdute or Control liapat[• oa recre..tioo, laclud2a4 rectu tlo-rl •Pyor:u::'
~14" CO b'c provided Dy tAt ptojict or •ppllcAoc, 1t sny:
17. NLi:'O~Lt AND CIJLTtTRAt pL•SLRYA::ON
a. Acc [hcre •nr placca ot •br Cca llsced on ot ycopo@ed lor aatloeul. istate oc local ote
clon re=ti[er• k.iovn to De oe ot ne:c to tAe •1[e' `if so, tenerA117 descrlDc.
D. Clntrally daeeTiDe •ay laedaark• ot evldsnee of Itlseorle atel"Folosleal. se'reut::le 69 e+►::_:al
t>>ortance kaown to De oe or nezt to t1• •ltc.
tlpne '
c. P[oposed s udutes to teduee oc toaCrol Lapatts. 1: •nT:
1t .
a. IdenClly Dubllt sCCeetm •aJ A1gAvar• setYing t1t glte •nd 1eacrlDe Pcoponed acceu to
ezi8 tln6 •treec srsco. Shoroa •tte pLu, lf •n7.
~.~.rpPn R 4 h Aven~e
D. Is iitc tu[cenCiy •etv~d Dy puDllt traos!(.' If aot, vN+t 1a the •pprot:.aatc A:aac• te
n u [csc tcanAlC sCOp'
' V J
c. Itov a.anr p40,saj 0Paees roqald elfw complaced pro}~ct h+ve! dov %aal vou11 the Pro}ec: elladnac,'
~1V
d. V;1? Che propo..l requ;te anl w v Codds or stceete. ot 10Provaw20" to •:1stC2; cc.d6 oc •t:ae:s
not l2[Iud1Rj dclvev»,! j1 so, jeuarally descflGe (lodluce vlx0er publlt o: ptt+#:c).
~
C. the pca~ee: u.c (or oeeur ia the ts+..d:sce rlclolc7 0l) ~cer. r•::. ot .l: cr■=&p.rtac:o=•
~o. ;eaera:ly desc::Se.
~
4
,
~
, J, ~ R e
~ ~ • 1
:
~I3GR-!`AI' 6E2lTWtCL
(VAC 147-1i-960) Sec[Loo 11,Ib_230(1)
E. L.R7IP41d~', ~~oct2awd) C.~luA[inn Tar
Agenc7 S7oe pnl.Y
i, Rav ".ny rehicu].ac [ripa per d.y +rcwld be generacgd !1 tl+e cwpieted ylcoJcc:: t: tiao..s~
Indicate vt,eo prnlc vy,,dd occur.
unknown
9. Propo■ed selkrtsres to reducr cr eon[ral xrsn4parti[1on Sa?4tC', !f 801=
n o n e
r
15. PUELIC SExKiCES
a. 'Jould fhe prgjee; reeukz in sa iccsa+va+d a+ed !cr Fuylif ser'"ites (1or esaxr71e. ttre Pro«cclao,
poticc pro[ecCdca, health eare, schools, other)t II •as fenerall) d+scrtbe-
n o
pubilc •■r-riceo, t' •n7s
b. rraposed aa„6ures x4 reduee or coniral direct inyaeto
nD ne '
16. L:ILMTS • ' •
a, Clr ~[i u 1• r[ t]se •Lte: elec_rLettT ni[ural ~trt I~tta~•
•ervic , teleahon ■anii=T~ ~ewr ~<~Clc ■xstra.
b• DC+cr16e Lhe uClIlLSta t'ha[ •fe proposed [ot tt►s pre}_c=. el+' u[Altt7 provLdLo; tltir ■enicr mnd
CFse ;,sncral eanatrvctioe acti.lei*• en the ■i[e or Ss i?+r lwsrdir[e rleinlt] v1►ich a@tht be
nteded, •
nvn e
C. SicxhTMILE
1. [!►e unelcrnf.gned, n,ur uader tlre pezywtt7 of p.r3uh stAC t!w abo,i rtrP'°°'ra are nadc trvthful17 •nd co the besf oi a~I k,c•,,pedZe. t al~a
anderscand s?uc, •tioti+.ld [her: bt •a' villlul ai+rrpreseat~[la~ ar villfv.l Lck al lwll divelasere oe WY par=, t!s+r ■Rener na. wirhdzaw anT
deter;lautLon of nortaiV1:![att[e tha[ ti wi_AL Loaue !n tclliare aPos t~tls C~ttkSr[.
o. 4c : 0 C t E' i" 22, I9 T ac G?" - Arn..P
(?taaar ►riac or T]pe)
t:epenen2: ,lrf ~ r Addleaa; 300 N. Mij 11 f~~tCU S_ 3~aL Ll, il.G 204
/ ✓ ~t3eu re
Fhone: 9 2~-v__d'~i 1 ~pAk - WA 9-q 2 0 6
Pee.entQ~a~t~rRs ron: Gregory Ara.er D.cc: Q-Ctaber 22, 1998
1111flftt: 926-5311
roR s;u" vst arrtt
S[aif mober(a) revtrvLcuG c`+etic:tac•
. •
.
c env:rdnar,[al c7+lscklfa[ and etEso: Pe((.14tOC IAIOi?Ai:tiClr the Kitf:
3aard on Ch►:■ acaff sevLev o{ Ch
A. Cnnsludes ch.t [htre are oo prvlr.31e +lt~.lCluat ■d•era~ i+qaeti ■:+i tec~wradi a detes~.lo.a::os~ of nnarlR~sf~cx~~e.
'S. CoacYvdea [h.a: pr3b.+ble stV1#Lcant sdwe[sr eerirtsnms0t'1 1rD4c:■ da c:iat [es [!x ctirreflt ?ra?nsal aad ee[or..'ev=a am::'=s[ed deter'
aiaa,t.on a( aaaa:~l;ieya~e vtt!t eordl[ianr.
C. Cnnclu,de■ [ha: [`%ert •re prab+ble 11V. l.`fuad[ ad'+erye e0r1[acm[a[a: 1ai~aet; sad receaced. i d~cesaln~i.aa oi Seaace_
I:LI.,rC t''a - l73.OQ
10
4 ~ 7
•
/ • j
SPOKANE C4UNTY DIVISION OF BUILD'IIUG AND PLAtVNING
ZUNE RECLASSIFICATION APPLICATIUFJ RECEIVED
SPOKANE C4UNTY
PART I DEc 0 9199e
A GENERAL INF4RMATION b1VIS14N OF BUfLOINGAND FLANNiNG
LegalOwner Janna Jorgensen aY
Mailmg Adciress 13705 E. 4th Avenue_
City S p o k d n e State WA Zip Code 99216
Plione 9 2 6- 5 311 (Work) (Home) Fax g_2 7 - 4 &23
Applicant/Agent Ar4er Capi tal Coroorati on - ,
Mailing Address 300 N_ MullaI3 . S Ia1le 204
C,ty S p o k a n e State w A Zfp Code 99206
Phone 9 2 6- 5 311 (Work) (Home) Fax 927'4823
IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATIQN FOR APPLICAN7 TO
SERVE !iS REPRESENTATIVE
ProjectJpropasal site area (acres or sq ft } 2 + I- A cr P S
Adjacent area owned or controlled (acres or sq ft ) 6 a c r e s .0 1
Assessor's parcel numhers of projectlproposa! 4JU21 . 9 015 . 9 016
Assessor's parcel nLimbers of adlacent area owned or controiled
45221_9217, 9200, 9112 & 9111
Street address of proposal u rt k'n ow n
Existing zone classification(s) and date estab{ished U R 3 5 d a t e u n k n o w n
Existing use af property S F R $ v a c d n t 1 a rt d
Proposed zoning U R 22
Compreliensive plan category U r b 3 n Scliool district C V # 3 5 6_ _
Water purveyor Ve r a W a t e r & Po w e r FGre district N o 1
Proposed use of property
Single famify dwellings Duplexes Mulfifamily dweliings
Manufackurecl hames ( ) Business ( } IndLtstrial { ) Mixed use ( )
Otlier ()o -Describe Reti rement faci1ity, independent and assi sted
DIt~PMRAS planntng division actions involving thts nroperty
unknawn _
B LEGAL/ZC)NE RECLASSIFICATION INFORMATIt7N
Locatconofproposal_GenPra-1-1y losated 455' west of 7ntersection
of 4th & Evergreen
~ Section Z2 Townshtp __2 s Range 44
Name of public road(s} providing access F nu r t h A ve & E v e r a r e e n a
r
Wicith of property fr,ontmg` on public roacf 1 6 5 ' o n F o u r t h A v e
~
~
l • , . '
ZONE RECLASSIFICATION APPLICATION PAGC 2 Of 4
Does the proposal have access to an arterial or planned artenal? Yes (y) No
Name(s) of arterial roads F i j r th thr n i i a h F y ercir-Ppn aS cp 1 1 e c t n r
1
Legal description of property for eacli zone reclassification nronosed
W 16 5 ft nf S 1 12 n f E 660 ft of NF 1_14 n f NY 114 S of RR
Existing zone(s) U R 3 5 to proposed zone(s) U R 22
for the fol(owing described property
Attach legal descnption stamped by land surveyor or provide below
Spp_attarhPd
If you do not hold tiUe to the property, what is your interest in it?
Age n t f 0.r SLw n P r, /,n, r i n ni,n~a
Wliat are tlie changecl conditions of the area which you feel make tfiis proposal warranted?
Everqreen interchanqe to I-90 and wldening to a four lane
arterial.
Wliat impact will the proposed zone reclassification have on tfie adJacent properties?
-J-h.P nr.O.ae.r,t wt11 h&v.p n_n nerce7 vable or meas urable LWact
_an the adiacent oroperties
Wiiat factors support the zone reclassification?
Previoslv aQproved, adjacent land Zoned UR22, comprehensive
plan deslgnates this area as appropriate for urban
development
Wliat measures do yoLl propose to mrtigate your proposai's impact on surroiinding land use?
a. n.rf Sl'a T P ha r r i Prt fPnc i na
i
~
P ti
• ~ ~ F
ZONE hECLASSIFICATION APPLICI1TlON PAGE 3 of 4
PART II
This section of the application will provide tf}e Division of Building and Planning staff wilfi writfen
verification that the applicant has had preliminary consulfation wlth the agencies identified
Results of the preltminary consuftation shall be incorpor3ted in the proposaf before final submittal
ta the Division
FlRE MARSHALL/FIRE DISTRICT i
A This proposal is within Fire Protection Distrrct No ~
B Adequate arrangements (have) (have not) been made to maet our needs in providing for an
adequate water system and facihties for fire protection purposes -rI3T>
C Recommended fire flow , or unable to calculate now because use is not
deflnitive, and will be determined at time of uuikding permit app{ication
D Requirements include
/ Z /Y/?,F
Fire District SigFiature/Titie Date' WATER PURVEYQR
✓ s
A Satisfactory arrangements for domestic waker and fire flow requirements (have) (have not)
been made
B ReqLlirements/comments
Water Distract SignatureiTitle Date
~
COUNTY ENGINEER
A preliminary discussion has taken place and general requirements for roads and drainage have
been dIscussed with the applicant
A Comments
Signature/Title Date
CC3UhITY UTII.ITIES
A prelimmary disetission has taken place and general reqtiirements for submittal of lhis proposal
(have) (have not) been satisfied The designated water purveyor for this site is
A Comments
Signature/Title Date
REGIONAL HEALTH DISTRICT
✓
A preliminary discussion has taken place and general requirements for submittal of this proposal
(}iave) (have not) beefi satisfied
. ~o
A Comments ~~-e ~ " ~/"y ~ 1~we~
j_v/, rwrl
nature/Title Date '
SEWER PURVEYOR
A prefiminary dIsc«ssion has taken place and general requirements for the provision of public
sewer are understood by tfie appficant
A Comments,
Signature/Tit1e Date
S
ZONE RECLASSIFICi )N APPLICATION . PAGE 3 of 4
PART 11
This section of the applicatton will provide the Division of Building and Planning staff with written
verification that the applicant has had preliminary constiltation wlth the agencies identified
Results of the preliminary consultation shall be incorporAted in the proposal before final sLibmiital
to the Division
FIRE MARSNALL/FIRE DISTRICT
A This proposal is within Fire Protection District No
B Adequate arrangements (have) (have not) been made to meet our needs in providing for an
adequate water system and facilities for fire protection purposes
C Recommended fire flow , or unable to calcufate now because use is not
definitive, and wilf be determined at time of buiiding permit application
D Requirements include
Fire District Signature/Title Date
WATER PURVEYOR
A Satisfactory arrangements for domestic water and fire flow requirements (have)(~have not)
been made
B Reqiiirementslcomments k 2 ~-~,..•rL e
~c~`n-~=,wA~ ~1 l"~ U.cL-~ I~- . L v_ 1 Z F~ S Sc:
Water District Sidnature/Title Date
b
COUNTY ENGINEER
A preliminary discussion iias taken place and general requirements for roads and drainage have
been discussed with the applicant
A Comments
Signature/Title Date
COUNTY UTILITIES
A preliminary discussion has talcen place and general requirements for submiltal of this proposal
(Iiave) (Iiave not) been satisfied The designated water purveyor for tliis site is
A Comments
Signature(ritle Date
,
13EG1Ot4AL NEALTH OISTRICT
A preliminary discusston has talcen place and general requirements for submittal of this proposal
(Iiave) (Iiave not) been satisfied
A Comments
,
SignatLire/Titie Date
SFWGR PURVEYOR
A preliminary discussion has talcen place and general requirements for the nroviston of ptibfic
sewer are understoocl by the applicanl
n Comments .
SigrlatLirelT+tle Date
~
~
►
ZONE REC S ~A IMf~ ~ IC TION ' 'PaGE 4 of 4
oF ..As~,,
~ r
PART III % O'~, . R99 6~
SURVEYOR R1
I, the unders IREpiitldhsed land s eyor, have completed the information requested for the
zoning map an i en ega escription
,
Signed Date l z. 3 i J a
A d d r e s s cl ~ P h o n e+ 3 G ~ Z- Z-
~
City . State V~' , Zip > ~ ~ 1 2~-
PART IV
SIGNATURE OF PROPERTY OWNERS OR LETTER OF AU7HORIZATION
I, the undersigned, swear or affirm under penalty of perjury that the above responses are made
truthfully and to the best of my knowledge
I further swear or affirm that l am the wner of record of 1he area proposed for the previously
identified land u action, or, if n owner, attached herewith is written permission from the
owner authon my actions her ehalf
Signed + Date
Addres /L1 P h o n e JrD ~ SRf I
City mil Stat~(lA' . Zip ~gL-6
Signature of applicant or representative Date
State of Washington )
) ss
County of Spokane )
Signed and swom or affirmed before me on this day 19:?z
by, C9-.
~~P • F
No ~ slon F~~.~~i~
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a;'~mN ~ Notary Public in and for the State of Washington residing
v °NpTARy
ati
pUBLIG
0~, o`' My a pointment expires
15,ZO
~
~ VA'~efa~e~~~PART V
TO BE COMPLETED BY THE DIVISION OF BUILDING ANO PLANNING G
Date submitted File number
~
Date accepted By
Total fees Receipt number
Vlit► 111:20Nt A/ YL 1UI 4 91
~1 0 0 ~ CLAREN90E E9 MPSON
C~ 8mp50n ~ng0neer3D ~nt~o
RICHARD L SIMPSON
CIVIL ENGINEERS AND LAND SURVEYORS CHARLES E SIMPSON
FOUNDED 1946
L►cenced ►n Washmgton and ldaho
N 909 Argonne Road Spokane, WA 99212
(509) 926-1322 Fax 926-1323
That part of the NE '/4 of the NE '/4 of Section 221 T 25 N R 44 E W M in the County of
Spokane and State of Washington, descnbed as follows
Beginning at a point on the South line of the nght of way of the Idaho and Western
Railway Company, which is due South of a point 495 feet West of the northeast corner of
said NE '/4 of the NE '/4, thence South on a line parallel with the East line of said NE 1/4
ofthe NE'/4 to a point in the South line thereof, thence West 165 feet, thence North on a
line parallel with the East line of said NE '/4 of the NE '/4 to a point on the South line of
the nght of way of the Idaho and Western Railway Company, thence East along the
South line of said right of way 165 feet to the place of beginning
Except Road R/W for Fourth Avenue
~~,S I-_
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% 9967
RF , ~
l~LA1`ro~,~` ~
9 i
EXPIRES 7117,
RECEivED
SPOKANE COUNTY
DEC c 9 1998
DIVI310N OF 6UILDING AND PIANNING
E31'
7~ -c-) 1 ~ 9Z
. i
.
iLCOUNTY PLANNI1 \
SP OKANF. ti, c~F IvEo
SPOKANE C4UNTY
CIxANGr OF CONDITIONS r0R A DEC p 9 1998
PR.Li VTOUSLY A1'PROVrD ZONr CIYANGT
DIVl514N 0F BUILDIN4 AND PLANNiNt3
DY
natc Dece 1
1998 ~1, 1 ical ion Nol,~,~' ~~-C~~/~ ~~5 -~-L.,/
mbe r 8. ll
Nt-inie Of AppIicanURcpiesentativc Gregory G. Arger ,
Nlailin6 Acldicss ___300 N Mul l an Rd., Suite 204 ,
City '~,RaLuip , St7tc WA Zi 1) 99206
Pho"e 926-53JJ (Woi lc) 924-6282 (I-Iomc)
Existing Zone Classtftcalioii UR 3.5 & UR 22 ,
Date Lxis<<ng Zoile Classtl'ication rstablisl~ecl t1R 22 8/98. UR 3 5 unknown
Legal Description of PioPerty see attaChed .
44
Sectioil 2,,2 l'oNyIIsllil) 25 Ratigc
Satiice ol Le6n1 &imps,g.,n Ena] n~eer_s
1'aicel No 45221. 9016 9217 , 9200 9112 , 9111, 9015
1'[ZOI'OSI:ll CIIANGr 0[+ CONDITIONS
RCfCICIICC SpCClC1C "Condition(s)" of oribtnaI approval (Ci(e t11e appltcable condstioil fioin
t11c Finciinbs and Oiclei of the I-Iea►ing Eaaminei Committee's public lieaiing)
Change of conditions for the unified development of a retiremeiLt
+j-
facility (independent & assisted liv7n4) hv the additian nf 2_2
ad,lacent acres a.nd thp extensl Qn of 45' h«i1 r1ina hPi aht 3~' $.-35'
M _ (1 _ I onto adiacent _n -
tultf te r-agg--25-.tri--Wp--t,s-pe r-~rr-e .
Give ctctailed explanation of request ror cllange iil status oC tlic proPosal
R P aii Pr,t Y' P V1 P W tj; the H ea r 1 ng-
~-Rl r-d-205--u;ri t r„ t ,r t f..„ iity.
Tf develop►ne er.,of llle site ~v tl clinn6ccl substanlially by (his iequest, oi tlie riopeity h~s
bounclni ie5 tcnt th1i1 `t n lly Proposed, a revisecl developilient plan must be suUtnttted
.
Si Meuie oC pl) c,a»t oi f1 Adcliess if difleieilt than Applieant
l:cv 9/93, s~int
Spokane County
Public Works Department
Divison of Building & Planning
Receipt
Receipt Number: 13976 Custonter Nuntber I
Projects
Full
Pruject Nbr Inn► Nbr Fee Anrt In v Anrt Owing PAID Pint
98012590 1 $1,498.00 $1,498.00 $1,498.00 $1,498.00 V
98012593 1 $1,259.20 $1,259.20 $1,259.20 $1,259.20 ~
Tutnl: $2,757.20 $2,757.20 $2,757.20 $2,757.20
• Miscellaneous Items ' ` ~ ~ ' ~ t: ~ ~ E. ~ ~ + ~ Code Descrivlioir t, Price.' :Amoru:t Tnx PAID
ZZE0017 ZONING PERMIT 1 200.000/ NUIVIBER., 200.00 0.00 200.00
Comment: ZE-21=90; Z5-30B-96, 2E=88A-80
ZZU0002 LAND USE ACTI 1 100.000/;NUMBER 100.00 0.00 100.00
Comment: ZE-21-90, ZE-3013-96, ZE-88A-80
Totals: 300.00 0.00 300.00
Totnl PAID: $3,057.20
Tender
~e Clreck Acet 13Rlance'CC Nbr Exp Dnte TENDERED
Check1 1022 3,057.20
Tutal TENDERED: 3,057.20
. ,
Over / (Shorl) $0.00
Cltaage $0.00
Notes:
Traie Date / Tinre: 12/14/98 1:47: 37 P M ' ' ' ' ; ' :
By: GWendel
• i . .
Logon User: gwendel Statlon: GWENDEL Override By: . . ,
Printed: 121141981: 47: SS PAI Page 1 oJ 1
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