ZE-0014-00
f ~
Project Status Active ENGINEER'S REVIEW SHEET
As Built Plans Receivecl Rezone File ZE-0014-00 -00
Road Plans Approved
Companion Files:
New Road Standards 5-15-95 Mylar
Related Files:
tiearing: 08/02/2000 10:30 Building Dept:
'I'echnical Review: 06/0112000 02:15
Preliminary Rcview: Type: Large Lot EJ Bldg. Square Feet
Date Received: 05/19/2000 No. Lots: No. Acres:
Project Name UR-3.5 TO UR-7 DUPLEXES
Site Address S. IUTf-I, N. 12"TH, L. HOUK, W. VERCLER,
Applicant R:ingc-Township-Sectian: 44 - 25 - 22 PARCEL(S): (iirsl 20)
Claw l. C'atlo" C'onditiuns Mailcd: 45223.9128
Flood Zone No
1625 S. Ridgemont Av Water Source Public
VERADALE, WA 99037
Sewer Source
Phone Schoal Dist
(509) 922-2229 Fire Dist 1
(509) 927-1785 Phone Dist
Uwner
Craig L Catlow
1625 S. Ridgemont Av
VERADALI:, WA 99037
Company Fngineer
Phone
(509) 922-2229 SIMPSON ENGINEERS [NC
(509) 927-1785 909 N. Ariyonnc Rd
SPOKANE, WA 99212
F3uilding Ph: 477-3675 r' Planning Ph: 477-2205 Cuntact: JIN'1 C'ALK Phone Fax
(509) 926-1322 (509) 926-1323
Uate Submitted Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Miligation
Eng Need Drainagc Plans Eng Need Traffic Analysis Eng Need Other
Eng Agree Pay Fecs Received Eng Final Plat I=ees Completed
Copy to Accounting
Eng Agree Priority Fees Keceived 051I512000 Eng Prelim Plat Fees Completed
Notice to Public ! Notice to Public # 1 3 4 6 Completed - or Needs to be signed
Design Dcviation Dates (In-0ut)
i I - l l l 1 - ! l I l - l I
Tro-na quanaes tor
drainage item calculated
Hearing Date Decision App Den Cond Appld [3CC
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
/ / Stamped 208 Lot Plans to Sccretary (Sandy)
a '
t'ruject Staws Accivr ENGINEER'S REVIEW SHEET
As Built Plans Received Rezone File ZE-0014-00 -oo
Road Plans Approved
Companion Files_
New Road Standards 5-15-95 Mylar
Relatcd Filcs:
ficaring: 13uilding Dept
Technical Review: 06/01/2000 42:15
Preliminary Review: Type: L.arge Lot IIldg. Square Feet
Date Received: 05/19/2000 No. Lots: No. Acres:
Project Name UR-3.5 TO UR-7 DUPI,EXES
Site Address S. l OTE-i, N. 121-1-1, E. E-IOUK, W. VE;RCLCIt,
:lpplicant Rangc-Townshfp-Scrtion: 44 - 25 - 22 P.4RCEL(S): ttirst 20)
Crai2 L Catlow C'onditions Mailed: 45223.9129
Flood Zone Yes
1625 S. Ridgemont Av Water Sowre Public
VERADALE, WA 99037
Sewer Source
f'hone School Dist
(,509) 922-2229 Fire Dist 1
(549) 927-1785 Phonr D;st
Owner
Craig L l'atio%~
1625 S. Ri.lui;nfunt :1v
VERADALE, WA 99037
('ompany Enginccr
Phonc
(509) 922-2229 SIMPSON ENGINEERS INC
(509) 927-1795 909 N. Argonne Rd
SPOKANE, WA 99212
I3uilding Ph: 477-3675 ! Planning Ph: 47 7-22U5 Contact: JIM PALK Phone Fax
(509) 926-1322 (509) 926-1323
Date Submitted Description Initials
Eng Need Technically C(,mplete Gng Need 1-iarvard Rd Mitigatiom
Eng Need Drarnage Plans Eng Need Traffic Analysis Eng Need Other
Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy ta Accounting
f:ng Agree Priority Fees Received 05/15/2000 Eng Prelim Plat Fees Completed
Notice to Public i Nutice to Public # 1 3 4 6 Cumpleted - or Needs to be signed
1)esign Deviation Dates (In-Out )
l r r' , , l 1
13onu quanties tor ~
drainage item calculated
'
Hearing Date Dzcision App Den Cond Appld BCC
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
Stampcd 208 Lut Plans to Secrecary (Sandy)
i0Qt- ~ A/
' . i
. ' RECEIVED
7100
~
. sPOKANE couNrY ENGiNEER
STAFF REPORT TO THE HEARING EXAMINER
File No. ZE-14-00
III ~ ~ ~ DIVISION OF PLANNING
SP01W\T' Cout'uy
HEARING DATE: August 2, 2000 @ 10:30 A.M. FILE ZE-14-00
PROJECT PLANNER: Jim Falk, Associate Pianner
PROJECT DESCRIPTION: Zone reclassification from Urban Residentai-3.5 (UR-3.5) to Urban
Residential-7 (UR-7) for the purpose of building a dupiex and those uses allowed in the UR-7
zone.
Project Data
Project Location: East of and adjacent to Houk Road about 400
feet north of the intersection of 12'hstreet and
Houk in the southwest % of Section 22,
Township 25 N., Range 44 EWM
Parcel Number: 45223.9128
OwnerlApplicant: Craig Catlow, 1625 S. Ridgemont Dr., Veradale,
WA. 99037, 509-922.2229
Comprehensive Plan Urban (U)
Designation:
Zoning: Urban Residential-3.5 (UR-3.5) established in
1991, previously zoned Agricultural Suburban
(AS)
Existing Land Use: Dupfex dwelling and stored single family
dwelling
Surrounding Zoning and Land Uses:
• North: Urban Residential-3.5 (UR-3.5) established in
1991, previously zoned Agricultural Suburban
(AS). Uses to the north are single family
residential and apartment dwellings.
• South: Urban Residential-3.5 (UR-3.5), established in
1991, previously zoned Agricultural Suburban
(AS). Uses to the south are predominately
duplex dwellings with some single family
dwellings.
• East: Urban Residential-3.5 (UR-3.5), established in
1991, previously zoned Agricultural Suburban
(AS). Uses are agricultural (small tree farm) and
single family dwellings.
File No. ZE-14-00
Staff Report 8-2-00 Hearing
~ .
~ r
~
• West: T Urban Residential-3.5 (UR-3.5), estabiished in
1991, previously zoned Agricultural Suburban
(AS). Uses to the west are duplex dwellings and
single family.
Known Land Use Proposals and ZE-12-99; a rezone from UR-3.5 to B-1 near 7'n
Recent Project Approvals in the and Bowdish, ZE-16-99; a rezone from B-1 to B-
Area of this Project: 3 near 5"' and Pines, ZE-10-98; a rezone from
UR-22 to B-3 at Sprague and Pines, ZE-43-94;
a rezone from UR-3.5 to UR-7 and UR-22 on 4h
Avenue about 900 feet east of 4th and Pines
Road, ZE-18-98; a rezone from UR-3.5 to UR-7
at 4hand South Valley Expressway
Land Division Status: The subject parcel was legally established
pursuant to Certificate of Exemption file
designation CE-528-99.
-Shoreline Designation: -Not appiica&e
-W-aler Purveyor: -Woiem ~ectric VVa-ter l;ompany
5ewage Uisposal: C;onnection to tne 5potcane C:ounty public sewer
_s~stem is rec uired.
=ire ~ricf#: ~pofcane Lounty rire Uistrict-IT671
School District and nearest K-12 Central Valley #356. Keystone Elementary, (5
schools: blocks), Bowdish Junior High School, (1 mile),
Central Valley High School, (3.5 miles).
Nearest Arterial and Distance: Pines Road/SR 27, about 400 feet.
Nearest Parks and Distance: Terrace View Park, (2.5 miles); Bowdish Park,
(2.5 miles).
Neighborhood Association: None
• This proposal is located inside the IUGA.
• This proposal is located inside a Public Transportation Benefit Area (PTBA).
• This proposal is located outside the 1000' notification boundary of designated
Natural Resource Lands.
Critical Areas
Aquifer Recharge Area: The subject site is located inside the
Aquifer Sensitive Area (ASA) overlay
zone, and it is inside the Priority Sewer
Service Area (PSSA).
Fish & Wildlife Habitat Conservation None illustrated on the Spokane County
Areas: Critical Areas Maps.
Floodplain: The subject site is not located in a 100-
year floodplain.
Geologically Hazardous Areas: No geologically hazardous areas are
indicated on the Spokane County Geo-
hazards maps.
Wetlands: No wetlands are located on the subject
site per the Spokane County Wetlands
Maps.
File No. ZE-14-00
Staff Report 8-2-00 Hearing
Page 2 of 6
• ' f .
• I
SEPA
A Determination of Non Significance (DNS) was issued for the proposal on July 14, 2000
with a comment period ending on July 31, 2000. No comments from interested persons
regarding the DNS have been received as of the date of this report.
Noticinq
Published: Spokesman Review on July 17, 2000.
Mailing and Site Posting Deadline: The deadline for site posting and mailing the Notice
of Hearing to property owners/taxpayers of property located within 400 feet of the subject
property was July 17, 2000.
1724 Compliance Dates
Application Accepted (Counter Complete): May 15, 2000
Technically Complete / Determination of Completeness issued: June 13, 2000.
Date Notice of Decision is due October 12, 2000.
Reviewinq Aqencies
Fifteen (15) agencies were notified on May 19, 2000. Comments were due June 1, 2000. Eight
agencies were notified on July 5, 2000. Comments were due July 19, 2000.
Agencies Notified Response Date agencies Notified Response Date
Received Received Received Received
11 Spokane County Yes 6-5-00, 7- Spokane County Yes 5-22-00
Division of 19-00 Division of
Engineering and Development Services
Roads
Spokane County Yes 6-1-00 Spokane County Yes 6-1-00, 7-
Division of Utilities Stormwater Utility 19-00
Spokane Regional Yes 6-1-00 Spokane County No
Health District 7-19-00 Division of Building &
Code Enforcement
Fire District No. 1 Yes 5-30-00 Modern Electric Water Yes 5-31-00
Com Pany
hool No WA State Department No
Central Valley Sc
District No. 356 of Ecology
Washington State No Spokane Transit No
Boundary Rev. Board Authority
Spokane County Air Yes 5-24-00 Spokane County No
Pollution Control Parks, Recreation and
Authority Fair
Spokane Regional No
Transportation
Council
Resaonses from the Public:
Three written responses were received from the public in opposition to this zone reclassification.
One of the responses was signed by two persons. The written responses specified that the
development of more duplexes on the subject property would allow too much density, which in
turn, would generate excessive traffic and dust, and cause deterioration of the area, lowering
property values and the quality of life.
File No. ZE-14-00
Staff Report 8-2-00 Hearing
Page 3 of 6
t s
J
Description of the Site:
The subject parcel is 40,080 square feet in area and is located adjacent to and east of Houk Road
about 600 feet south of the 3 way intersection of 8th Street and Houk Road. The site is occupied
by a duplex dwelling with a large garden south of the structure. Stored up on blocks of wood is a
single family home. The project site is relatively flat and has a few small trees and various small
shrubs. The entire area descends in grade, slightly, in a northward direction. The County's sewer
system is available to the project site. Houk Road serves the project site and is a paved, but without sidewalks. The road becomes a
dirt road at the project site. Said road allows southward passage from 8t' Avenue and terminates
at a barrier near the south boundary of subject parcel. Houk Road is a narrow driveway like dirt
road south of the barrier to 12'h Street. The barrier was erected to reduce dust generated by
through traffic. The County Arterial Road Plan specifies that Houk Road is a local access road.
Description of the Surroundinq Neiqhborhood
The neighborhood surrounding the proposal on the north, east, south and west is a mix of single
family, duplex and apartment dwellings. North and northeast of the site is primarily duplex and
apartment structures. West of the site is a single family and duplex unit. Immediately west of
these units is a large commercial building which can be viewed from the subject project site. A
single family home is located immediately north of the project site. Apartment structures
predominate the area southwest of the subject parcel. Agriculture (tree farm) and single family
dwellings predominate the area to the east.
Back4round:
The existing zoning for the site is Urban Residential-3.5 (UR-3.5), established in 1991 as a part of
the County's crossover rezoning program begun in the mid 1980s and completed in January
1991. The subject parcel was previously zoned Agricultural Suburban (AS). Should the
reclassification be approved the applicant will short subdivide the subject parcel into three lots and
develop a duplex on the two lots to be created by way of the short subdivision process. The third
lot will be occupied by the existing duplex.
Staff Analvsis:
Project Description: The subject site is approximately 40,080 square feet in area or .92 acres.
The site plan of record shows the project site divided into 3 lots, each to be developed with a
duplex building with detached garages. On site parking is sufficient for four (4) vehicles or two
(2) vehicles per unit. The building coverage of the site wiil be approximately 30%. Impervious
surfaces will cover approximately 35% of the site with the balance of the site to be planted in lawn
and/or landscaping. The site plan does not illustrate the required six foot high concrete, masonry,
or decorative block wall, sold landscaping, or site-obscuring fence along the property lines
abutting the adjacent UR-3.5 zoning as required by Chapter 14.618.365 of the County Zoning
Code. This section is the wall/fence requirement applicable to development of tracts in UR-7
Zone which abut a UR-3.5 Zone. Should the reclassification be approved said wall and the UR-7
Zone landscape screening requirements will be applied to the development of the duplexes.
Comprehensive Land Use Plan: The subject site is located within the Urban designation of the
Comprehensive Plan, within the Urban Impact Area (UTA) and within the Interim Urban Growth
Area (IUGA). The Comprehensive Plan identifies the Urban Category as the most diverse land
use category within Spokane County. The Urban Category is intended to provide the opportunity
for development of a"city-like" environment, which includes intensive residential development
including single family homes, duplexes and apartments/condominiums ranging in density from 1
to 17 dwelling units per acre. Urban areas will have public water systems, sanitary sewer
systems, storm sewer systems and utility systems such as electrical, telephone, gas and cable
services, public facilities such as schools, parks and libraries, public services such as police
File No. ZE-14-00
Staff Report 8-2-00 Hearing
Page 4 of 6
protection, refuse collection and public transit. Manned fire stations, medicai facilities,
government offices and post offices may be dispersed throughout these areas. Streets will be
curbed and paved. Street lights and sidewalks will be common to residential, public and
commercial areas. Many uses require screening or other performance standards to increase
compatibility between dissimilar land uses.
The proposal demonstrates consistency with the definition of the Urban Category in that the site is
located on a local access road very close to a major thoroughfare (Pines Road). The Spokane
County Arterial Road Plan identifies Pines Street (SR 27) as a State Highway. Public utilities and
services are avaitable to serve the site and include public water and sewer, paved streets,
electricity, telephone, cable services, schools, parks, libraries, police protection, fire protection
and refuse collection. Manned fire stations, medical facilities, and post offices are also available.
Several Goals, Objectives and Decision Guidelines of the Urban Category apply to residential
development. Goal 1.1 a of the Urban Category states "Promote fill-in within established
development areas and existing outlying communities where utilities, arterials, schools and
community facilities have already been established." Decision Guideline 1.1.1 states "Urban
development will be approved in areas having adequate power supplies, water, sanitary and
storm sewers, streets, and school and fire services provided that such development meets the
intent of other objectives and Decisions Guidelines of this section." This proposal is a fill-in
residential development served by adequate utilities, streets, schools and fire services.
Goal 1.1, Objective 1.1.d and Decision Guideline 1.1.4 encourage a variety of housing types and
densities to encourage a freedom of choice in Urban areas. The proposed duplex development
provides for additional housing choices.
Goal 1.5, Objective 1.5.a and Decision Guideline 1.5.1 and 1.5.2 encourage the establishment of
a healthful and pleasing environment in the residential areas. Buffering and/or landscaping is
encouraged to mitigate the effects of differences between proposed developments and existing
uses. Application of the UR-7 Zone wall/fence and landscaping requirements will provide the land
use buffering and screening necessary to increase compatibility with existing adjacent residential
development. The proposed Urban Residential-7 (UR-7) can implement the Urban category and
serve as a buffer from more intensive land uses located to the west of the site.
Objective 30.1.k states "maintain the value of citizen comment within the planning process."
Decision Guideline 30.1.16 for objective 30.1.k states "The weight given to citizen comment
should be reasonably equivalent to other physical and engineering considerations so long as the
best interest of the total City and County is not compromised. Four nearby residents responded
with comments regarding this proposal.
Section 8 of County Resolution 97-0321, implementing the Washington State Growth
Management Act, specifies that no zone reclassification shall be allowed within the IUGA unless
the proposal can demonstrate the availability of public sewer service and public water service.
These services are available to the project site and the purveyors are able and willing to provide
such services. Therefore, the proposal is consistent with Section 8.
Zoning: The purpose of the UR-7 zone is to allow for medium density residential development.
Medium density UR-7 areas are typified by single family-dwellings on small lots, duplexes, low-
density apartments and manufactured home parks. The minimum lot area for UR-7 is 6,000
square feet for single family dwellings and 11,000 square feet for a duplex. Sufficient area exists
on the site to potentially develop up to 3 duplex dwellings and meet the minimum lot frontage and
road access requirements for duplex units. The subject site is consistent with the zoning code for
UR-7 with 12,600 square feet of area with 90 feet of frontage.
File No. ZE-14-00
Staff Report 8-2-00 Hearing
Page 5 of 6
. ~ [ . .
Modem Electric Water Company will provide public water and Spokane County will provide public
sewer service. Electricity and natural gas will be provided by Avista Utilities. U.S. West will
provide telephone service. Cable service will be provided by AT&T. Additional public facilities
and services that are available to serve the site include paved roads, schools, refuse collection
and police and fire protection. Existing zoning in the immediate area of the project site consists of
a mix of Urban Residential-3.5 (UR-3.5), Urban Residential-22 (UR-22), Community Business (B-
2), Regional Business (B-3). Urban Residential-3.5 (UR-3.5) is the predominant zoning found in
the direct vicinity of the site. The properties adjacent to the site are zoned Urban Residential-3.5
(UR-3.5). The proposal is generally consistent with the Purpose and Intent of the Urban
Residential-7- (UR-7) zone with regard to Comprehensive Plan Designation, size, frontage,
proposed use and public services to serve the site.
Zoninq Plan/Site Plan Data:
Current Zoning: Urban Residential-3.5 (UR-3.5)
Proposed Zoning: Urban Residential-7 (UR-7)
Proposed Use: Duplex dwellings
Existing Buildings: one duplex (occupied) and a single family dwelling on wood blocks
(unoccupied)
Proposed Buildings: two proposed duplex buildings
Future Permitting: Should the reclassification be approved the applicant will short subdivide the
project site into 3 tracts and comply with all county development requirements.
Building permits are required for the new duplexes.
Specific setback, building height, landscaping and fencing data will be provided as a part of the
short subdivision and building peRnit applications.
Summary
The proposal is generally consistent with the Urban Category of the Comprehensive Plan and
implements said category. The proposal is consistent with the purposes of the Urban Residential
-7 Zone (UR-7). A full range of urban support facilities and services as described above in this
report are available to the project site. While apartments and some duplexes already exist in the
immediate vicinity of the project site additional duplexes will increase the mix of housing types
within the area.
Attachments .
A. Maps
• Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Agency and Public Comments
C. Recommended Conditions of Approval
~
File No. ZE-14-00
Staff Report 8-2-00 Hearing
Page 6 of 6
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ATTACHNI EN7 A
MAPS
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ATTACHMENT B
AGENCY AND PUBLIC COMMENTS
I
5064776828' T-176 P.01/02 F-559
~ . MAY-24-00 07 *.54AM FR0M-SCAPCA
■
~
SPOKANE COUNTY RECEIVEO
C~.CLEAR~v-~e A1R rl AIR POIlUTION SPOKAn,E couNrY
$ P O K A N ~ CONTROI AUTHOR(TY
~
WEST 1101 COLLEGE, SUITE 403 0 SPOKANE, WA 99207 •(509) 477-0721 F3: Z509) 477 6928
Date: Ya G LPMStON OF PLAWNIM6
To: C7 Mr. Jeff Forry
❑ Ms. Francine Shaw
Spokane County Division of Buildings & Planning
1026 W. Broadway Ave.
Spokane, WA 99260
From: Mr. Charles E. Studer
Re: SCAPCA REQUIREMENTS FOR:
File No. Zk7 - /q-od
ProponentlProject Name: ~-26t~ t ah;e4j ,
17 (Request for Comments on ~
❑LCcmments on Hearinqs Examiner Public Mqietin4 on ~
Q Com ents on Determination of Nonsiqnificance Issued on ~
ET'(*"Pre-Apalication/Developrnent Conference on ~
The Spcicane County Air Pollufion ConUo/ Authority (SGAPCA) was lormed under the authoriry of the 7967 Clean Air Act ot Washington
(RCM. Thaf Act requirsd counties, like Spokene County, to activace /xa► air polktion conba/ agenc,es. To meet the requiraments of
that Acr, SCAPCA adopted regu/adons ro contml the emissions o/ air contaminants from sotrraes w;thin Spokane Covnry.
Porrions of Spokane Cocrnty fail ro meet tedera/ AealM srandarras for particwlete emissrGns (dust and smoke) and carbon monaxida.
Numercus straregr"es have been implemented to reduoa aii pollution emisslons so inat rvO can improwe aif qual;ry and meei hea/cn
standards.
Fouow%ng is a llsr of concemalssues tAar, ar a min;mum, need co be addrvssed for proposed pra/'scts. Addrtiona/ comments may resuh
afrei more detailed irrformation of tne proJect is supplied. SCAPCA encours8es proponents to contact their offrces at 1101 West
Collayra, Spokane, WA 99201 foi additional infomation.
The foilowing conditions are reievant to proposed project.
• Harvesting of timber creates silvicultural debris. Consistent with State policies and tegulations, altematives to
buming should be examined. The preferred alternate disposal methods in the following order are; slash
production minimization, slash utilizatian, non-buming disposal and silviculwra) buming. 1f buming is the only
reasonable disposai method then It must be done in accordance with all applicable regulations, and conducted
in a manner that minimizes smoke related nuisances and air pollution impacts.
• Washington Statie Regulation 173-400-110 requires that a Notice of Construction and Applicacion for Approval
be submitted to and approved by our Agency pnor to the construction, installation or establishment of an air
pollution source. ft is possible that the following air pol(ution sources may be present at the proposed
facility:
~ One or more fossil fuel (naturai gas, propane, butane, diesel, fuel oil, or waste oil) or wood
buming heat sources. Natural gas/propanelbutane burning boilers, heating units, or hot
s.rQe.lrn`~L~ED~i. CCwuEPfl''s oac
♦ ~
,MAY-24-00 08:03AM FROM-SCAPCA 5094776828 T-178 P.02/02 F-565 . . ; . ` ( . •
water heaters, or combinatiorts thereof, with a total heat input of 4,000,000 Btus/hr ar,e
requ[red to appty for a Notice of Construction. Other units are required to appty for a NOC
when the total heat input exceeds 400,000 Btus/hr. In addition, additlonal requtrements
such as controls foc Nitrogen Oxide emissions (NO:) and source testing may be required
depending upon the size of the unit
~ One or more Stand by Generators. SCAPCA mquires a Notice of Construction for al! Stand
by Generators that are rated greater than or equal to 600 mechaniul horsepower (375
Kilowatts).
• There are numerous businesses that are allowed in a commercial and industrial zoning that ar+e air
pollution sources. Before any business is estabtished at the srta, SCAPCA should be contacted to
detertrlne if a Notice of Construction is required. A coQy of this letter should be Qiven to each new
tenanti
• All air po(lution regulations must be met
• Air pollution regufaaons require that dust emissions during demoli6on, oonstruction and excaration projects be
controf(ed. This may require the use of water sprays, tarps, sprinklers or suspension of activity during certain
weather caRdidons. Haul roads shouki be treabed and emissions irom the transfer of earthen material must be
cantrolled as well as emissions from afl other oonstruc4on retated actvibies. -
• SCAPCA strongty recommends mat all traveled surtaces (i.e. ingress, egress, partcing areas, access roads)
should be paved and kept dean to minim¢e emissions.
• Measures must be taken to avoid tthe deposition of dirt and nwd from unpeved surfaoes onto paved surFaces. If
tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surtaoes.
• SCAPCA Regulafion I, Articte IV may require registraton with this 8genry depending upon the type of business
that may be established at the site. An approved Notice of Construction suffices to rneat this requirement
• SCAPCA Regufation 1, ArticJe VI, and SCAPCA Regulation II, Artide N, address air poilution emission
standards. AJI emisston standards must be met
• Debrts generated as a resutt of this project must be disposed of by means other than buming (i.e, ovnstruc:tion
waste, vegetative waste etc,).
• An asbestos survey must be done by an AHERA certified inspector prior to demo(irti~on or renavation of
building(s), to determine if asbestos-wntaining maberial is present at the site. Demolibon and renowdtion
projects must compty with the requirements of CFR 40, Part 61, Subpart M, SCAPCA Regufaticn I, Artic(e IX &
Article X Section 10.09, and Washingbon State Reguladons (WAC 296-62, -65, & -155). Notice of Intent to
Perform Asbestos Removal and/or Demo('rtion fomns are availabte at ttte SCAPCA office. Asbestos-containing
material must be r+emoved in aooordance with Federal, State, Local regulations and disposed af et a licensed
facil'rty.
• Depending upon the type of business or equipment established on site, some objectionable odors may r+esuft
from this project SCAPCA's regulations state that effeetive control apparatus and tneasures must be used to
reduoe odors to a minimum.
• All solid fuel buming devices (flreptaces wood stoves, pellet staves, etc.) must comply with Ioca1, state, and
federal rules and regulatons. Fireplace emission standards became eftec#ive January 1, 1997. New fireplaces
musf be t.ested and tabeled in accordance with procedures and ctiteria specffled in the UBC Standard 31-2.
SCAPCA ReQutatlon I Artlcle Vt11 Section 8.10 does not allow the installation of non-certdo-ed solid fuel
buminq devices 1n any new or exisdn4 bulldinq or structure, untess the solid fuel 6uminq devlee is a
cook stove. firep,lace, or furnace as defined bM SCAPCA ReQutatfon [ Article VItt. Section 8.03, or a non
certified sotid fuel burninq device which has been rendered pennanentty Inoperable.
• If the proponent or anyone else has questions conceming the above, please oontact Charles E. Studer (509)
477-4727 ext 107, April Miller ext 105, or Kelle vgeland ext 106 at SCAPCA`s office during tfie hours of 8:00
arn & 4:30 pm, Monday through Fnday.
p- -i . . ww M ww • 6
. . . . . . .
w~ .05/10/00 T[J£ 18: 02 FA% 509 882 4125 SP4RANE YALL£Y FIRE DEPT 4-*4 PI.ANNING Q007
. ~f . ' 1 , 1 . y. f - . . • . . . -
1
. a , .
SFt)KANE VaILEY FIRE DEPARTMENfi
~ . S,pokan+e County Flre Distrrct 1
10319 EAST SPRAGUE AVE • SPOKANE. WA 99206-3676 •(,N74) 428--1700 a FAX (SQ9) $92-4125
R. Pa# Humphrls=
. ChIeT
May 30, 2000
Jim Falk
1026 W. B roadw2y
Public 1Nnrks Bldg., 2"4 Fivvr
Spakane, WA 99260-0240
Re: Zone Reclassif cation
? E-1 4-Q0
The Spokane Vailey Fire Department has no objection tv #his zone reclassifcation,
Sincerely,
Kin Miiler
Fire Inspectvr
KN1: dc
_ - _ J
• .
. . ~ . ' l
MEMOR.ANVUM'
DATE: June 1, 2000 RECEIVED
SPOKANE GOUNTY
T4: Jim F 'PeIrE. ~of Planni.ng
' Darr ell P.E. Stormwater JUN 1 Z0Q0
FROM: Kath e :T., and Virguua , ,
Utility
RE: ZE-14-00 DIYISION OF PLAN(VIN
G
CC: File
This proposal lies within the Spokane-Rathdrum Prairie Aquifer sensitive area (ASA). The
Guidelines for Stormwater Management require that impervious area within the ASA must drain
to grassed percolation area (GPA) swales.
The applicant should be advised that when the grading, building, and/or remodeling permits are
applied for, the project would be required to comply with the Guidelines for Stormwater
Management.
Thank you for the opportunity to comment.
11POS EIDOMStormlStormlKatherineTE StGN1ze1400.doc
,
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ '
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO: Spokane County Planning Department
FROM: Division of Engineering & Roads
DATE: July 19, 2000 RECEIVED
SPOKANE COUNTX
PROJECT: UR-3.5 TO UR-7 DUPLEXES
FILE ZE-0014-00/ JU L 19 2000
Hearing: 08/02/2000 @ 10:30 DIViS10N OF PLANNING
Sponsor/Applicant: CRAIG CATLOW
Section Township Range: 22-25-44
Planner: JIM FALK
Technical Review Date: 06/01/2000 @ 2:15
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 conjunction
with a Counfiy Road ProjectlRoad Improvement District, whichever comes first:
1. Applicant shall dedicate 10 feet on Houk Road for right of way. The applicant shall grant
applicable border easements adjacent to Spokane County Right of Way per Spokane County
Standards.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer. Access to the proposal shall be from Houk Road and 8' Avenue. No Access to Houk
Road from 12th Avenue until such time as authorized by the County Engineer.
3. Applicant shall execute a Spokane County Notice to the Public No. 4, which will allow access
over the non-maintained portion of Houk Road.
4. To construct the roadway improvements stated herein, the applicant may, with the approval of
the County Engineer, Join in and be willing to participate in any petition or resolution which
purpose is the formation of a Road Improvement District (R1D) for said improvement pursuant to
RCW 36.88, as amended. Spokane County will not participate in the cost of these
improvements. This provision is applicable to Houk Road.
5. As an alternative method of constructing the road improvements stated herein, the applicant
may, with the approval of the County Engineer, accomplish the road improvements stated
herein by joining and participating in a County Road Project (CRP) to the extent of the required
improvement. Spokane County will not participate in the cost of these improvements. This
provision is applicable to Houk Road.
CC: Applicant CRAIG CATLOW
Engineer/Surveyor SIMPSON ENGZNEERING
Planner 3IM FALK.
:
Paqe 2
08/02/2000 Hearinq / Review / 06/01,z.,00 TR .
ZE-0014-00
6. The County Engineer has designated a Local Access Roadway Section for the improvement of
Houk Road which is adjacent to the proposed development. This will require the addition of
approximately 30 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 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. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
9. No construction work is to be perFormed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
10. Applicant shall sign "Spokane County Notice to the Public Number 6" which specifies the
following:
The owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits now or to
be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to include the above described property
in a Road Improvement District (RID) and to support the formation of a Road Improvement
District for improvement of the road(s) described below by requesting and authorizing Spokane
County to place their name(s) on a petition for the formation of a Road Improvement District
pursuant to RCW 36.88.050, or by requesting and authorizing Spokane County to cast their
ballot in favor of a RID being formed under the resolution method pursuant to RCW 36.88.030,
and/or by not filing a protest against the formation of a R1D being formed under the alternative
resolution method provided for in RCW 36.88.065 and Chapter 35.43 RCW.
If a RID is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree: (1) that the improvements or construction contemplated within the
proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID
by the property included therein, together with the amount of any County participation, exceeds
the cost and expense of formation of the RID, and (3) that the property within the proposed RID
is sufficiently developed; provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36.88.090, to object to any assessment(s) on
the property as a result of the improvements called for in conjunction with the formation of a RID
by either the petition or resolution method under Chapter 36.88 RCW and to appeal to the
Superior Court the decision of the Board of County Commissioners confirming the final
assessment roll; provided further, it is recognized that actual assessments may vary from
assessment estimate so long as they do not exceed a figure equal to the increased true and fair
value improvement(s) add(s) to the property.
.
Page 3 . .
08/02/2000 Hearinq Review / 06/01/2000 TR •
ZE-0014-00
it is further acknowledged and agreed that at such time as a RID is created or any County Road
Improvement project is authorized by Spokane County, the improvements required shall be at
the sole expense of the owner(s) of property within the RID or served by the improvements
without any monetary participation by Spokane County.
The RID waiver contained in this agreement shall expire after ten (10) years from the date of
execution below. This provision is applicable to Houk Road.
11. The applicant shall grade and install gravef along the frontage of the proposal back to the
intersection of Houk Road and 10" Avenue. The width of the gravel shall be no less than twenty
feet (20) in width.
12. 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.
13. The applicant has submitted a site plan proposing additional lots for the location of duplexes in
the future. Additional comments will be provided at such time the application for preliminary plat
is circulated for review.
END
( .
Falk, Jim
From: Anderson, Patti RECE`~."s~
Sent: Tuesday, July 25, 2000 8:24 AM
To: Falk, Jim SPOKANEL___
Subject: ze-14-00(Catlow)
JU1~ ~ 2000
SPOK:ANE REGIONAL HEALTH DISTRICT plyjS[Q~ OF Pl.AN~~~v~
ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
2000 DATE: July 19,
TO: Jim Falk, Associate Planner, Spokane County Planning Division
FROM: Steven P. Holderby, RS - EHD, SRHD
SUBJECT: Proposed Zone Change: ZE-14-00 (Catlow)
1. References:
a) Map of subject, scale 1" = 100', by Simpson Engineers, dated April 25, 2000, received
by this office May 19, 2000.
b) Reconnaissance Geoloqic Map of the West Half of the Spokane Quadranqle,
Washinqton and Idaho, Allan B. Griggs, 1966.
c) Soil Survev. Saokane Countv, WashinQton, Soil Conservation Service, U.S.D.A.,
March, 1968.
d) Spokane Countv. WashinQton, Enqineerinq Interpretations, Soil Conservation
Service, U.S.D.A., August, 1974.
e) Spokane Countv Rules and Requlations for Sewaqe Disposal Systems, January 19,
1995.
fl Logs of water wells in Range 44E, Township 25N, Sections 15, 21, 22, 23, and 27.
g) Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973.
h) Map: Opportunity Terrace, Spokane Valley Sewer Project Areas.
2. Findings:
a) This project lies over the Spokane-Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and within the service
area of Modern Electric Water Co. Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management
Area, inside the General Sewer Service Area, and inside the Priority Sewer Service Area
recommended in the '201' Study. The method of sewage disposal is subject to approval of the
Director of Utilities, Spokane County, pursuant to County Resolution 80.0418 adopted March
Page 1
. ' .
241 1980. The topography and soils in the area are generally suitable for use of individual on-
site sewage disposal systems. The lot is not of the proper dimensions to permit the use of both
an individual well and sewage system.
d) The project lies in a relatively flat area east of Houk Road. and north of 12th Avenue.
Local drainageways are insignificant.
Proposed Zone Change: ZE-14-00 (Catlow)
Page 2
e) SurFace soils are classed by the U.S. Soil Conservation Service as Garrison very
gravelly loam with 0% to 8% slopes. They have a septic tank filter field limitation of slight.
There is also possible contamination of groundwater. This soil would be classified as a Type
IV.
fl Geologically, the soils are glaciofluvial deposits. These geological structures
generally yield moderate to very 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 172' below the surface. The Modern Electric Water Co. 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:
a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
b) Water service shall be coordinated through the Director of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
d) A public sewer system will be made available for the project and individual service will
be provided to each lot prior to sale. Use of individual on-site sewage disposal systems shall
not be authorized.
4. Recommended Conditions of Approval:
a) Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: Craig and Sharon Catlow
1625 S. Ridgemont
Veradale, WA 99037
Landuse.Itr\ZE-14-00 Caclowilh
Page 2
,
SPOKANE REGIONAL HEALTH DISTRICT CONDITIONS
a. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
b. Water service shall be coordinated through the Director of Utilities, Spokane
County.
c. Water service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
d. A public sewer system will be made available for the project and individual service
will be provided to each lot prior to sale.
e. Use of private wells and water systems is prohibited.
landusc/conditions/ pa
~ •
~
To: .rlim Falk f('urrPnt Planninal oi4~ CC
: S P O K A N E C O U N T Y
From: A DNLSION oF THE PUBUC WORKS DEPaR'TMFNT
MICHAEL V. NEEDHAM, DIRECTOR GARY OBERG, DIREC7'OR
Date: Wednesday, July 19, 2000
Subject: ZE-0014-00 Stage: Hearing Examiner Phase:
U R-3. 5 TO U R-7
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed.
Sewer connection permit is required. Commercial developments shall submit historical and or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
SS12A Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover",
only those plan sheets showing sewer plans and specifications for the public sewer connections
and facilities for review and approval. Commercial developments shall submit historical and or
estimated water usage as part of the sewer plan submittal.
SS12FSewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the
sewer connection permit.
SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer
connection permit. Sewer charges may include special connection charges and general facilities
charges. Charges may be substantial depending upon the nature of the development.
WS01 Any water service for this project shall be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended.
RECElVECr
SPO
KAIV E Cot.,~ ~ti •JUL 1 ~ 2 0~.,
Dl'VlStON aF pLA~,,,,;,•.;.:
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 9 FAX: (509) 477-2243 • TDD: (509) 477-7133
. . / • . ,
~ i ~E~1N E l f~l _
"Serving the OPPORTUNITY AREA Since 1905"
N. 904 Pines Road Spokane, WA P.O. Box 14008
99206 99214
QTelephone (509) 928-4540 E-mail mewcoC~aol.comRECEIV~X #(509) 922-2878
R coMQ sPOKArvE COu
NTY
J UN 9 innn
June 31, 2000
Jim Falk, Associate Planner ;'j+'fJ-5f0,.~f C~ PLANNJNG
Spokane County Planning Department
W. 1026 Broadway Ave.
Spokane, WA. 99260
Dear Mr. Todd: '
Re: Proposed Zone Change ZE-14-00 +
The above Zone Change is in Modern Electric Water Company's service area and MEWCo will be able to
serve the Plat with water from Houk Road. Installation of an 8" water main extension into the project may
be required. No water lines allowed in 208 Swales. At the time of development an approved water plan
will be required.
This Short Plat is subject to the THE AGREEMENT, BETWEEN THE MODERN ELECTRIC WATER
COMPANY AND D. K. McDONALD AND A. C. JAMESON AND THE MODERN IRRIGATION &
LAND COMPANY, RECORDED IN THE OFFICE OF THE AUDITOR OF SPOKANE COUNTY,
NOVEMBER 6th, 1905, IN BOOK E, PAGE 267 OF CONTRACTS.
Si cerely, ~
i ~
ave Johnson
Assistant Water Superintendent
+ e
ATTACHMENT C
CONDITIONS OF APPROVAL
~
RECOMMENDED CONDITIONS OF
1 l APPROVAL FOR ZE-14-00
.
i
A A A e. " ' . ? s .-'.yf . . . • . - ~L .
DIVISION OF PLANNING c ~r
SPOKAT~ COLTWY
1. All conditions imposed by the Hearing 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 only to the parcel legally described in the Planning Division
project application file designated ZE-14-00, Assessor's tax parcel no. 45223.9128
3. The proposal shall comply with the Urban Residential-7 (UR-7) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Planning/designee, may be permitted, including but not limited to building
location, and general allowable uses of the permitted zone. All variations must conform to
regulations set forth in the Spokane County Zoning Code, and the original intent of the
development plans shall be maintained.
5. Exterior lighting shall comply with the County Zoning Code, Section 14.810.180
(Illumination). 6. A prior to the release of any building permits a specific plan to wall, fence or landscape the
perimeter of the project site shall be approved by the Planning Division Director/designee
and said plan shall be consistent with the requirements of Section 14.618.365 (required
wall adjacent to UR-3.5 Zone) of the County Zoning Code.
7. The Division of 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 Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as [from file No. ZE-14-00], is the subject of
a land use action heard August 2, 2000 by a Spokane County Hearing Examiner on
,imposing a variety of special development conditions. File No. ZE-
14-00 is available for inspection and copying in the Spokane County Division of
Planning.
♦ i
L
a
OFFICE OF THE SPOKAIVE COU(VTY ENGIIVEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ _ _ - -
Sm,"'th c"`K' "EIVGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Planning Depart ent
FROM Division of Engineering & Roads ~-V,/
DATE July 17, 2000
PROJECT: UR-3.5 TO UR-7 DUPLEXES
FILE ZE-0014-00/
Hearing 08/02I2000 @ 10:30
Sponsor/Applicant CRAIG CATLOW
Section Township Range 22-25-44
Planner JIM FALK
Technical Review Date 06/01 /2000 @ 2 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 buiYding permit or at the request of the County Engineer in corojunction
with a County Road Project/Road Improvement Destrect, whichever cornes first:
1 Applicant shall dedicate 10 feet on Houk Road for right of way The applicant shall grant
applicable border easements adjacent to Spokane County Right of Way per Spokane County
Standards
2 Access permits for approaches to the County Road System shall be obtained from the County
E'ngineer Access to the proposal shall be from Houk Road and 8`" Avenue IVo Access to Houk
Road from 12'h Avenue until such time as authorized by the County Engineer
3 Applicant shall execute a Spokane County Notice to the Public No 4, which will allow access
over the non-maintained portion of Houk Road
4 To construct the roadway improvements stated herein, the applicant may, with the approval of
the County Engineer, Join in and be willing to participate in any petition or resolution which
purpose is the formation of a Road Improvement District (RID) for said improvement pursuant to
RCW 36 88, as amended Spokane County will not participate in the cost of these
improvements This provision is applicable to Houk Road
5 As an alternative method of constructing the road improvements stated herein, the applicant
may, with the approval of the County Engineer, accomplish the road improvements stated
herein by joining and participating in a County Road Project (CRP) to the extent of the required
improvement Spokane County will not participate in the cost of these improvements This
provision is applicable to Houk Road
CC Applicant CRAIG CATLOW
Engineer/Surveyor SIMPSON ENGINEERING
Planner JIM FALK
Page 2 ,,08/02~72000 Hearing / Review / 06/01/2000 TR
ZE-0019-00
6 The County Engineer has designated a Local Access Roadway Section for the improvement of
Houk Road which is adjacent to the proposed development This will require the addition of
approximately 30 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 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 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
9 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
10 Applicant shall sign "Spokane County Notice to the Public Number 6" which specifies the
foliowing
The owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits now or to
be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to include the above described property
in a Road Improvement District (RID) and to support the formation of a Road Improvement
District for improvement of the road(s) described below by requesting and authorizing Spokane
County to place their name(s) on a petition for the formation of a Road Improvement District
pursuant to RCW 36 88 050, or by requesting and authorizing Spokane County to cast their
ballot in favor of a RID being formed under the resolution method pursuant to RCW 36 88 030,
and/or by not filing a protest against the formation of a RID being formed under the alternative
resolution method provided for in RCW 36 88 065 and Chapter 35 43 RCW
If a RID is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree (1) that the improvements or construction contemplated within the
proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID
by the property included therein, together with the amount of any County participation, exceeds
the cost and expense of formation of the RID, and (3) that the property within the proposed RID
is sufficiently developed, provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36 88 090, to object to any assessment(s) on
the property as a result of the improvements called for in conjunction with the formation of a RID
by either the petition or resolution method under Chapter 36 88 RCW and to appeal to the
Superior Court the decision of the Board of County Commissioners confirming the final
assessment roll, provided further, it is recognized that actual assessments may vary from
assessment estimate so long as they do not exceed a figure equal to the increased true and fair
value improvement(s) add(s) to the property
Page 3 .
,_08/~0272000 Hearing / Review / 06/01/2000 TR
ZE-0014-00
It is further acknowledged and agreed that at such time as a RID is created or any County Road
Improvement project is authorized by Spokane County, the improvements required shall be at
the sole expense of the owner(s) of property within the RID or served by the improvements
without any monetary participation by Spokane County
The RID waiver contained in this agreement shall expire after ten (10) years from the date of
execution below This provision is applicable to Houk Road
11 The applicant shall grade and install gravel along the frontage of the proposal back to the
intersection of Houk Road and 10`h Avenue The width of the gravel shall be no less than twenty
feet (20) in width
12 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
13 The appiicant has submitted a site plan proposing additional lots for the location of duplexes in
the future Additional comments will be provided at such time the application for preliminary plat
is circulated for review
END
r: •
S P O K A •i
PLANMNG A DNISION OF THE I'UBLIC WORK$ DEPARTMENT
Gary Oberg, Director
,
MEMORANDIJM
TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimball
Development Engineering Services; Biil HemminLq
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sim>
Spokane Regional Health District; Steve Holderb,.
Spokane County Division of Buildinry R Code En;~~r~~";~~~~~:
Fire District No. 1
Modern Electric
.
FROM: Jim Falk, Associate Planner ,
DATE: July 5, 2000
SUBJECT: Review and comments for the iiearing
FILE ZE-14-00
DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-7 (UR-7)
STR: 22-25-44
APPLICANT: Craig and Sharon Catlow, 1625 S. R.idgemont, Veradale, WA. 99037,
509/927-1785
Note that the application and maps were previously circulated to your a;ency.
Please review and return any comments to me by July 19, 2000. I
Attachments: Notice of Public Hearino,
~
1026 W. EiRUADWAl' • 5['UK:;NE, LVASHINGTON 99260-0220
PHOtiE: (509) 47-7201) • FAX: (-~P) 477-2243 • TDU: (509) 4:,'-7133
. 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-14-00; Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban
Residential-7 (UR-7)
Hearing Date and Time: August 2, 2000 @ 10:30 a.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Owner/Applicant: Craig and Sharon Catlow, 1625 S. Ridgemont, Veradale, WA. 99037, 509/927-1785
Address and Location: Generally located east of and adjacent to Houk Road about 400 feet north of the
intersection of 12`h street and Houk in the southwest '/4 of Section 22, Township 25 N., Range 44 EWM,
Spokane County, Washington
Comprehensive Plan: Urban
Zoning Designation: Urban Residential-3.5 (UR-3.5)
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Planriing, as the lead agency on July 14, 2000. The comment period ends July 31, 2000.
Deadline for submitting SEPA Appeal: [note: only applies to administrative appeals to the Hearing
Exanliner, not to initial applications such as rezones or preliminary plats].
Related Permits: n/a
Division of Planning Staff: Jim Falk, Associate Planner, (509) 477-7200
HEARING EXANIINER PROCFDURES
Hearing Process and Appeals: The hearinb will be conducted under the rules of prucedure adopted in
Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and
may submit w-ritten 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 Planning, 15t Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8 a.m. and 4 p.m., weekdays, M-F, except holidays. Copies of
documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Jim Falk/ZE-14-00. vlotions must
be made in writing and submitted to the Spokane County Hearing EYaminer, 3`d Floor, Public Works
Building, 1026 W. Broadway, Spokane, WA 99260-0245.
.
i
DETERMINATION OF REL y
NONSIGNIFICANCE - "DNS" JUL l ~UUU
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
SPOKANE COUNTY ENGINEER
FILE NUMBER: ZE-14-00
DESCRIPTION OF PROPOSAL: Zone reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-7 (UR-7)
HEARING DATE AND TIME: August 2, 2000 @ 10:30 a.m.
APPLICANT: Craig and Sharon Catlow, 1625 S. Ridgemont, Veradale, WA. 99037, 509/927-
1785
LOCATION OF PROPOSAL: Generally located east of and adjacent to Houk Road about 400
feet north of the intersection of 12`h street and Houk in the southwest '/4 of Section 22, Township
25 N., Range 44 EWM, Spokane County, Washington
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist and other information on file with the lead ajency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
15 days from the date issued (below). Comments regarding this DNS must be submitted no later
than 4:00 p.m., July 31, 2000, if they are intended to alter the DNS. All comments should be sent to
the contact person listed below.
RESPONSIBLE OFFICIAL: By: Jim Falk Title: Associate Planner
Spokane County Division of Planning
1026 W. Broadway Ave.
Spokane, WA 99260-022 (509) 477-7200
.
DATE ISSUED: Julv 14, 2000 2000 SIGNATURE:
CONMENI'S REGARDING ENMRONMIIvTAL CONCERNS ARE WELCOME AT THE HEARfi'G.
A-PPEAL OF THIS DETERMIIIATION, after it becomes final, may be made to tlie SPOKANE
COiINTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of tlle decision to approve or disapprove the project.
This appeal must be written and the appellant sliould be prepared to make specific factual objections.
Contact t(le Division of Planning to assist you with tlie specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineerina; Scott Engelhard
3. Spokane County Division of Enbineering, Development Services; Bill Hemmings
4. Spokane Counry Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Reaional Health District; Steve Holderby
7. Spokane Counry Division of Building and Code Enforcernent, Jeff Forr-y
S. Spokane County Air Poilution Control Authority, Chuck Studer
9. WA State Boundary Review Board; Susan Winchell
10. Fire Protection District No. 1
11. Central Vallev School District
12. Modern Electric
13. WA State Department of Transportation; Mark Rohwer
r
f
OFFICE taF THE SPOKANE C4UfVTY ERIGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
jim`111~, t . -.r..: .~~yr!-.-"'-w1.~:__-_:_.•M= i
"ENGlNEER'S COt~D1TlO~IS C~F ~4,PPR01/AL" TR ZUNE
TO Spokane County Building and Pla ~ng Depeartme t
7FRC~M Division of Engineering& Roads ~
~
DATE June 8, 2000
Sponsor/Applicant CRAIG CATLOW
Sectton Township Range 22-25-44
Planner J I M FALK
TechnicallReview Date 0610112000 @ 2 15
The Spokane County Engineenng Department has revtewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inciuston in the "Ftndings of Fact, Conclusions and OrderlDeclsion" should the request be approved
P'rior to release of a building permit or use of property as propased•
1 Applicant shall dedicate 10 feet on Houk Road for right of way The appltcant sha!l grant
applicable border easements adjacent to Spokane Caunty Right of Way per Spokane County
Standards
2 Access permits for approaches to the Counfy Road System shall be obtained from the County
Engineer Access to the proposal shall be from Houk Road and 8`h Avenue No Access to Houk
Road from 12'' Avenue until such trme as authorized by the County Engineer
3 APPlicant shall execute a Spokane County Notice to the Public No 4, which wiil allow access
over the non-maintained portion of Houk Road
4 To construc# the roadway improvements stated herein, the applicant may, with the approval of
the County Engineer, Join in and be willing to participate in any petition or resolution wh'ich
purpose is the formation of a Road Improvement Districf {R!D} for said improvement pursuant to
RCW 36 88, as amended Spokane County will not participate in the cost of these
,improvements This provision is applicable to Houk Road
5 As an alternative method of constructtng the road improvements stated herein, the applican#
may, with the approWal of the County Engineer, accomplish the road improvements stated
herein by joining and participating in a County Road Project {CRP} to the extent of the required
improvement Spokane County wiil not participate in the cost of these improvements This
~ provision is applicable to Houk Road
G The County Engineer has designated a Local Access Roadway Section for the improvement of
Houk Road which is adjacent to the proposed development This will require the addition of
approximate{y 30 feet of asphalt along the frontage of the development Curbing and sidewalk
must also be constructed
CC Applicant CRAIG C TLOti7
Engineer/Sur%eyor STMP50N E JGIrIEERING
Planner J=M,FPLK
~ I
~ Page 2 Hearing / Review / 06/01/2000 TFt
ZE-0019-00
7 All required improvements shall conform to the current State of Washington Standard
Specifications for Raad and Bridge canstruction and other applicable caunty standards and/or
adapted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of cons#ruction, unless otherwjse apprvved by the County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found cn
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
9 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engmeer All work within the public road right of way is
subject to inspection and approval by the County Engineer
10 Applicant shall sign "Spokane County Notice to the Public Number 6" which specifies the
foliowing
The owner(s) or successor(s) tn interest agree that in consideration of Mutual Benefifs now or to
be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to include the above described property
in a Road Improvement District (RID) and to support the formation of a Road Improvement
District for improvement of the road(s) described below by requesting and authorizing Spokane
County to place their name(s) an a petition for the formation of a Road Improvement Distric#
pursuant to RCW 36 88 050, or by requesting and authorizing Spokane County to cast their
ballot in favor of a RID being formed under the resolution method pursuant to RCW 36 88 030,
andlor by not filing a protest against the formation of a RID berng,formed under the alternative
resolution method provided for in RCW 36 88 065 and Chapter 35 43 RCW
If a R1D is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree (1) that the improvements or construction contemplated within the
proposed RI D are feasible and (2) that the benefits to be derived from the formation of the RI D
by the property inciuded therein, together with the amount of any County participa#ion, exceeds
the cost and expense of formation of the RID, and (3) that the praperty within the proposed RID
is sufficiently developed, provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36 88 090, to object to any assessment(s) on
the property as a result of the improvements called for in conjunction with the formation of a RID
by either the petition or resolution method under Chapter 36 88 RCW and to appeal to the
Superior Court the decision of the Board of County Commissioners confirming the final
assessment roll, provided further, it is recognized that actual assessments may vary from
assessment estimate so long as they do not exceed a figure equal to the increased true and fair
value improvement(s) add(s) to the property
(t cs further acknow{edged and agreed that at such time as a RID is creafed or any Caunty Road
Improvement project is authorized by Spokane Gounty, the improvements required shall be at
the so(e expense of the owner(s) of property within the RID or served by the improvements
without any manetary participation by Spokane County
~ Page 3 , Hearing / Review / 06/01/2000 TR
2E-0014-00
The RID waiver contained in this agreement shall expire after ten (10) years from the date of
execution below This provision is applicable to Houk Road
11 The applicant shall grade and install gravel along the frontage of the proposal back to the
intersection of Houk Road and 10'h Avenue The width of the gravel shall be no less than twenty
feet (20) in width
12 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
13 The applicant has submitted a site plan which proposes additional lots for the location of
duplexes in the future Additional comments will be provided at such time the application for
preliminary plat is circulated for review
END
t
Kernball, Sandy 6 . _
From Hemmings, Bill
Sent Monday, May 22, 2000 9 14 AM
To Falk, Jim
Cc Engelhard, Scott, Kimball, Sandy, Parry, Ed, Sims, Brenda, Miller, Katherine, Darrell, Virginia
Subject ZE-14-00 - Craig Catlow
5-22-00
I received the above referenced application on May 19, 2000 I consider the application to be technically complete
and I do not know of any critical areas on this site No concept drainage plan is required I recommend the
standard condition for roads and dramage
Biil Hemmings, PE
Page 1
PAGE 1 ` 13 03 35 19 MAY 2000
Road# Road Names MPost Reference Descriptio Road Log Info
01919 HOUK AV (START) 000 SHANNON AV (START) U 19 PAVED 40
HOUK AV (END) 120 MANSFIELD AV (END) U 19 PAVED 40
01898 HOUK CT (START) 000 SOUTH END TO 26TH AV U 19 PAVED 40
HOUK CT (END) 040 26TH AV U 19 PAVED 40
01830 HOUK RD (START) 000 VERCLER RD U 19 PAVED 40
HOUK RD 080 COLLINS RD (START) U 19 PAVED 40
HOUK RD (END) 220 SALTESE AV U 19 PAVED 40
01833 HOUK RD (START) 000 SOUTH END TO 6TH AV U 19 PAVED 40
HOUK RD 030 6TH AV (START) U 19 PAVED 40
HOUK RD (END) 120 4TH AV U 19 PAVED 40
01835 HOUK RD (START) 000 SPR.AGUE AV U 19 LIGHT BITUM 18
HOUK RD 080 RIVERSIDE AV (END) U 19 LIGHT BITUM 18
HOUK RD (END) 120 MAIN AV U 19 LIGHT BITUM 18
01879 HOUK RD (START) 000 SINTO AV (END) U 19 PAVED 40
HOUK RD 070 MAXWELL AV (END) U 19 PAVED 40
HOUK RD (END) 130 MISSION AV U 19 PAVED 40
01831 HOUK RD (START) 000 14TH AV (END) U 19 PAVED 30
060 13TH AV (NONESTABLIS U 19 PAVED 30
HOUK RD (END) 120 12TH AV U 19 PAVED 30
01832 HOUK RD (START) 000 8TH AV U 19 PAVED 40
HOUK RD ( END ) 090 7 TH AV ( S TART ) U 19 PAVED 40
01834 HOUK RD (START) 000 1ST AV (END) U 19 PAVED 30
HOUK RD (END) 080 SPRAGUE AV U 19 PAVED 30
01850 HOUK RD (START) 000 SOUTH END TO 8TH AV U 19 PAVED 40
HOUK RD (END) 120 8TH AV U 19 PAVED 40
01893 HOUK RD (START) 000 MISSION AV U 19 PAVED 35
HOUK RD (END) 100 NORTH END OF ROAD U 19 PAVED 35
01894 HOUK ST (START) 000 25TH AV (START) U 19 PAVED 40
HOUK ST (END) 070 24TH AV U 19 PAVED 40
12 Records Processed
O
S P O K A N E U N T Y
PLANNING A DIVISION OC TNF PUf3l.(C WORKS DEPARTM[iNT
Gary OUerb, Uirector
RECEVED
MEMORANDUM MAY 19 Z000
DATE: May 19, 2000
SUCKGOUNTY ENGWE~FR
TO: Division of Engineering and Roads - Transportation Engineering; Scott Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; Bill Hemmings
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Parks, Recreation & Fair, Steve Horobiowski
Spokane County Division of Building & Code Enforcement, Jeff Forry
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Regional Transportation Council; Glenn Miles
Spokane Transit Authority; Christine Fueston
Central Valley School District No. 356
Spokane County Fire District No. 1
Modern Electric Water Company
WA State Boundary Review Board; Susan Winchell
WA State Department of Ecology; Chris Merker
FROM: Jim Falk, Associate Planner ,;C,
RE: ZE-14-00; Zone Reclassification from Urban Residential-3.5 (UR-3.5) to
Urban Residential-7 (UR-7)
TCCIINj~AL REVIC jV1EETING .
JUN + 1, 2000 at :15 P.M.
CURRENT PLANNING ls` FLOOR LIBRARY
Please review the above application and use the attached TECHNICAL REVIEW MEETING
FoRM for your comments. The Division of Current Planning encourages you to attend
this meeting. The sponsor and representative have also been invited to attend this
meeting. If you cannot attend, please forward three (3) copies of your review comments
on the attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS
will be given to the sponsor at the meeting and included in the Division of Current
Planning file. Thanks for your cooperation. If you have any questions about the
application, please contact me at 477-7200.
NOTE: The Division of Current Planning wilt now be circutating comments for SEPA
Checklist at the time of technical review. This will be tiie nnly time you will be
able to comment regarcling the SEPA Checklist for this project.
Copy without enclosures: Craig Catlow, Owner, 1625 S. Ridgemont Dr., Veradale, WA 99037
Simpson Engineers, Surveyor, 909 N. Argonne Rd., Spokane, WA 99212
Laurie Carver
Attachments: Technical Review Fonn, Project Application, Site Plan, Vicinity Map, SEPA Cliecklist
1026 W. DROADWAY • SPOKANE, WASI-i1NGTON 99260-0220
I'HONE: (509) 977-7200 • FAX: (509) 477-2243 • TDD: (509) 477-7133
Spokane County
Division of Currcnt Plnnning
Technical Review Meeting
Meeting Date and Time: June 1, 2000 @ 2:15 p.m.
Project File No.: ZE-14-00
Project Location: Generally located east of and adjacent to Houk Road in the
southwest '/a of Section 22, Township 25 N., Range 44 EWM, Spokane County,
Washington.
Comprehensive Plan: Urban
Project Description: ; Zone Reclassification from Urban Residential-3.5 (UR-3.5)
to Urban Residential-7 (UR-7)
Parcel No(s): 45223.9128
Owner/ Applicant: Craig Catlow
1625 S. Ridgemont Dr.
Veradale, WA 99037
509-922-2229
Project Planner: Jim Falk
SPOKANC COUNTY ❑IIIlSION OF ~UILa4NG AND PLANNINC
7_or~jF-- Rccl_nssIr-icATION APPI_IcATIOra
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S'T1vne ~Z.?'3 (1Norlc) Z,;7/,-79P.5^{1-1ome} Fax /~Z-
1r. f11'PI.IC.A.N7 IS h1DT OWNCR, INGLUDE WR1TTEhJ QINNC-R AU71°IdR17A71QN FoR Af'PLfCfiNT TO
SFRUr f1s Rr-!'RCSCNTA7IVE
Projectlproposal site area (acres or sq, ft.)
~
Acljacent aree-i ovlned ar controlleci (acres or sq. ft.)
-
Assessar's narcef numhers of prnJecflpropasaf . ,9.,'~zC'''
Assessor's parcel nUrnbers of arljacent area ownecl or controfled
Street acldress of proposal ~ ~ -s. ~t, /i~
(=xtsling zone classificatian(s) -ancl cfale esfablishecf
Exisiin Lise of raperl
~ ~ Y "/P ~
C'roposecl zQnsng ~7
Cnmprehensive pfLin czaRegary
Scl`ool ciislricl
1Nater ptirveyor /1-;~,~",~ Fire rliskrlcr
Proposecl use of properly:
Sirigle f-cimily clwellings DtIplaxes Mullifamlly dwef{ings
Mar1LIfaCftltB[S f1oC1leS i3tisines5 ( } lntluslr4-a4 Mixe(l tase
Olher ( ) - Descrhe
l_ist previotas planning ciivision aclions involving lhls properly
n. !_EGni~.lZaNe Rr-Cl_nssrr-IcnrIaN INr-ORMnYrQN
1_acafion af propasal ' . ,~.f~" -e ~ .
Seclion -SLc) X1 5~~ 2Z- Tawnship "7-c?5-4! range ~i -~/Zi/ ~`G<.-I ILI
Namr, ofpublic roacf(s) providlng 7ccess: .e`~e~
I,Vitlfh of proper{y froriliriry oil piiblic r-nar1 /rt,~ ;7 -.vg- 7`.
Zorar C~rCLnSsrr-ICATIc~R ',nYIor~ f~nG~ 2 of ~
, - Does llie proposal h»ve access lo an arleri-al or planned arleriaf? Yes t} No 4i~
Name(s) of arkeriaf raacJs
I_eg~nl ciescriplion of properdy for eaci7 zane reclassification propasecl
e:5 L
Z'~~ ~AO .'7 ~
77-- cF s-/L,/ e` ZO 4
r j
E-xisling zone(s) Z-11? .3 tv praposed zone(s) 7
far lhe follovulng rlescribed property.
~ Attach Iegal descriplion stampeci by Rand surveyor ar praUicie befow.
If yota clo not hald tille to khe prc+nerfy, What iS yoLrr InteresE ln fd? '
What are fhe cf~angeci condifians of [lie area wlitclt yvu feel uma!<c tf3is praposal warranlerf7
~ . " ,ri-a .+~t//.r* s ~ ~ cy r'rt r D 4s~ i s.
~
- What imr}act wi11 111e proposecl zone reela ssifica4lan have an fhe aclJacent praperlies?
i~ 1►.G e~s..~~ ,r..y r
- V1lliat iactors suPpork the tone reclasstification7
.z r n ~ ~5•~~ ss~ ~ ~
INliak measures do you prapose to mllig-C.1le yaur proposal's irnpact on stirrotinciing land tise?
i ••,.,.,C.~ s c ~ ~ -f - c,r'~ i`~ ~ ~7 , ~ .,~'r~ ~ .-y ~-s
Y ~ S P r
►
Lafi!E RECLASS1f=1CItTlON , JC11YiON Pr,GE 3 of
• ' x e
PART I I
This seclion of tile appficafian wiil provicle the C3ivisiati Qf [3ttilcling and f'Ianning st-@ff witii wrilEen .
verific7tion fhaf the applicant has i»d preliminary consuIlaCion wrf1i llie agencies icienfifietl,
re5L1lts of (17e preCrminary consLiilatian shalI be incorporatetf in the prapQsal before finai sUbmiltal
to !!ie Division. F=tnr Mnns1-1A1_L1r-1Rc- DisrrtIcr
A. 7his Arop'osal is witliin Fire Protection Districf No. ~
1`3. ArleqLa@te arrangemenls (have) (h@ve not) heen rnade lo meet 4tir neec{s In providrng for an
@c1eqUate water sysfem ancl f@c Iities for flre prnfection pLtrposes.
C. Recammended ffre lfow ; or Linable 10 cafctilate now becaLIse clse is not
ciefinilive; ancl will be cJetermd ak lime of btillflln;1 ry permlt app{icarion.
fD . RenLiirements IncIude
tac
(ze, ~t
Fire Dss`krict Signature Til1e ❑ate
W nTrrL C't sR VrYC]R - '
A. 5alisfiactory arrangemenks for ciomestlc water anc9 firtB r1+aw reqtdlrements (1»ve) (t e-ive nnt)
been made,
0, ReqLiirementslcommenls fR--C-"
~
*ae
Wa(er pistfict l naRur 11"ilCe 2.SQU ~,t~rY ~r~tNrrr~ ;
A preliniinary discuss or~-# s falcen piace and genera) rEquirements for raads anci clrainage 1iave
been ciiscLassecl wi!!i fdie applrcan .
A. Commenls
Sign7lurel`ri11e Dale
-~-ca.u-ffTY L11rIe_Irrrs
A prelin7lriary clsc«s ia ~s Ralten piace ancl general reqtilIremenCs for sUbmiltal of lfIls propos7a
(l~ave) (137ve nol) been salis ~-d--l' ie cieslc~~~~led water pLirveycar for lhls slle is
A. Corrmenks
SignatLirelTille Qake
FiECIntJA1_ H.r-
ALTI-1 DjS7f'iLC~l;
.
1 l1 nreliminary tflscltsston lias lalcen pface ar.d genera1 requlrsr-nenks for sLabmiffal af thls praposal
(Iiave) (1iave no n satisfied.
A. Commenfs ~ ~ .
~
~ ~ .~s r ~1 1r~1 Z7 6
( tirtyl`t`itle ~ 59(e
. .q_~-_.``iC- R_P u
pFyop
Ir prclirn(nary cliscusslon-I~ ~ ,,_t@ken pl-ice c-incf (7eneral reqLifremenls for 1lie provis'on Of PLIbIic
sewer 1re unclersRvatl hy ftie a0pIicant.
l1, Cnmments
S ig nltLi re11-11 le
~
- ZoNr_ RccLAssiFicATiof .~~PLIcnTioN , . . PAcE 4 of 4
PART fII
sURvr_YOa vrRir•icnTIoN
i, tiie undersigneci, a licensed fand surveyor, have completed the informalion requested for the
zoning map and wri~ten legal description
Signed Date Acic(ress Piione City , Stafe ZIP ,
PnRT IV
S1GNl1TURE OF PROPFR7Y OWNCRS oR Lf:TTER nF /111" IIQRIZATIQN
1, lhe undersfgned, swear or affirm tinder nenalty o( perjury that the above responses are macie
IrutlItully and to itie best of my knowledge.
I turtltier swear or afflrm that l em the ownec oI record o( Ilie aree proposed for the prevloLisly
identitied land tise actlon, or, lf not the owner, attached Iierewi1111s wrllten permission from the
owner aLithorizing my actions on liisllier belialf.
S i g ned~ Date /i ~ ~
i /
Adclress Phone
~
City State Zln 3
Sic~na e of applicank or renresentative
S ale of Washingfon }
) 5s:
Counly o( Sno{(ane )
Signec! -and sworn or af(irmed before me on tiiis c1ay of MCt v ~°o
,
by C/' Gt c q L, . C oc,J ~
~
N o t a ry S e a I ~I111►1/ l ► .C.~-t-~4i~
~NN~ O HOISf`j No ary Pt~l)lic { and (or lhe a e of Waslilnc~ton resiciing
,
j!~~,~
: . , c~ t ~ f L~/►~Q l J9tln'1 l~ (.N c~i.c1
L< ►
►•~:v a0i' At? y- ~ % U ~
. r My appolntment expfres
. i. i-•_ . . ~j,~ . . . . . _ . . . - - , ,
Y~.
~~~9~~_;.~,` ~.~Pl'~RTV
I'OF W}~ J,
TO (3E"E.:Oh1PLC"f~~~~~TFIC OlViS10N OF DUII.OING ANO Pl_ANNING
Dale submilted f'ile nLimber
Dc-ite accepted rVICIlew f3y
I - 4
Totc-il fees ( DV~•~ «ecelpt numher
rutt ttcsue ►rr~ Kie ~ ~t
~
;
~
r r` I
`,'C,1LE ;ltJ FEcT) ~4w~~~~"C~'~~ ,
1011 200
~
PliQ pER TY DE5CRIPTIUN
ThQt ppIkIgn p+ the sAUthlAst 1I4 Af the Northwest 1/4 of the Southwest 1/4 of
SeCtIGri 22, T. 25N'' R' 44 E'W'M' fm Spokane County, Washington, described as
followo;
Bo4lnnjnq pt the 5OU(hwegt cornof OI the North 1/2 of the Southeost 1/4 of the
NOAMWOR4 1/4 0( ths Sj§uthwest 1/4 pf soid Sectfon 22; thence North along the
Wool linQ of adld SputhQqlt 1/4 4I the Northwest 1/4 of the Southwest 1/4, 168.32
f"t+ theno@ EQst, 241,50 rqet; thQ11c1 5outh 168.28 (eet ko a point on the South line
of the NAtth 1/2 af the Southeott I/4 o( the Northwest 1/4 of the Southwest 1/4;
(NeftGp woat a1a~g Paid ggukh Ilnl, 241,50 feet more or less to the Point of 8eginning;
refr.Fn711IA 'ilirnfFRn11 II i 11.~d _I:n. ~u~_i ..I.+.
I ~
' . . . ~
~ • f ~
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E ~C_~~_~_.~
SPOkANE ENVIROIVMENTAL OR,DINANCE
SECTION 11.10.230-1-
• t
. ' .
.
SEPA ErrvlxoN-NMNTAL CIUcKIIsT
WAC 197-11-960
Spokane Environmental Ordinance Section 11.10.230(1)
PURPOSE OF CHEC'nLIS?
The SEace Environmental Policy Act (SEPA), Ch3DLZr 43.21C RCW, requires all gove:nmental a~encies
to consider the environmental impacts of a proposal before makin~ decisions. An envi: onmenc ~
impact statement (EIS) mus be prepared for all proposals with probable signifcant adverse imoacts or,
the quality of the environment. The purpose of Lhis checr',-.?ist is to provide information to help you
,
and the agency identify impact from your proposal (and to rzauce or avoid impacts from the proposal,
if it can be done) and to help the agency decide wneLhe: an EIS is required.
LVSTRUCTIONS FOR ,4PPLICAV73
This environmental checklist asks you to describe sorue basic informacion abouc your proposal.
. ,
Governmental agencies t:se this checklist to dete.-•ne wnether t e environmental impacts or you:
proposal are significant, requiring preparation of a.n EIS. A-r:sw er the questions briefly, ith the m_osz
precise inform3tion known, or give the best descriotion you can.
You must a.ns :ti e: eacn question accurately and carefully, to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observaaons or project plans
without the need to h.ire experu. If you really do not know the answer, or if a question does not
apply to your proposal, tvrite "do not know" or "does noc apply". Complece ansivers to the questions
now may avoid unnec-zssary delays later.
, • , • .
Some questions as:k. about 'overnmentai re;u!auons, sucn as zonlng, snoreline, ane 1anC:~;,1;
~ ,
desi-nations. Ans~.-er L~ese qLeszior_ if you can. If you nave probler_-~s, tnP gove:nr.:ent:.; ies c.:m
assist ycu.
The checklisz questions apply to all parts of your proposal, even if you plan to do them wv-e: a pe: iod
,
of Lime or on differeaL parcels of land. Attach any additional information tnat will help dzsc;zbe you=
proposal or its environmental effecu. The a;ency to which you submiE this checklist mati 2sk vou to
eYplain your answe: s or provide addicional informacion reasonably related to determ.ining'il the: e rna;
be si~nificant adve:se impact.
USc OF CNECKLISTF-OR NON=?ROIECT PROPOS,-1LS:
Cor.Zplete this chec'Lis for non-project proposals, even though questions may be ans:t-e;,, ^cccs r.c-,
aopl; IN AJDi IION', comvlete the SUPPLEMEvT AL SNEET FOR N0N-PROjECI' ACTipN5 C-,ar: D)
For non-pcojec: acziors, the reFe:ences in the cnecklist to the wo:ds "project," ";,ppLca:_
r
"propertti• or sit~" s:_eulC be read as "proposal," "p:oaoser," and "affect~G~ ~eOj.*3PI71C 3:z~,°
respectivelv.
Qidi:71i1C° Ch;!:'-1:~~ _
i
• ' ~t
1 A. BACKGROUND F=/PROJECT No.
1. N3me of proposed project, if applicable:
17le y W --C
2. Name of applicant:
.
~
Address and phone number oi applicanc and conLsct person:
5
~
5? z 7
~
4. Date chec4list prepa.--ed:
5. Agencv req~:CSzIiCi,e:iu15S:
, ~ V ~ 5 l p r"1 d ~ l S r✓'~ r"
7Z) J
~
6. Proposed timincr or scnedule (including phasing, if applicable):
S9 ok a ne E::,,i:onrn~::t..: 0:c:-_-c2 Ci:ez'.~:s~ P~;' ~ c.-? i
.
A. BACSGROUND (concinued):
7. a. Do you have any plans for future additions, esPansion, or further activiry related to or connected with this
proposal? If yes, explain.
~O
b. Do you own or have options on land nearby or adjaceat to this proposal? If yes, explau:.
~D
S. List any environmental informaLion you know about chat has been pregared, or will be prepa.red, dire-tly
related to this proposal.
9. Do you know whether applica.tions are pendinao for governmental approvals of other propos a-Is direczly
afiecting the propez-L-v covered by y our proposal. If yes, eYplain.
~a 10. ~ Lisz any gove: nme^t approvals or pe: mi[s thzEwill be needed for your proposal, if l;no-wn.
Spo':ine E::, ~ronr;.~ ::sl 0rZ.--7-:ce Checkl*s~ Paa° : of
A. BACKGROLTND (concinued):
11. Give a brief, complete descnpLion of your proposal; including the proposed uses and the size of the project and
site. There are several quesLions later in this chec4list that asd you to descnbe ce: tain a.sDecu of your proposal.
You do not need to repeat those ans :vers on this page.
i Lv-"q 7
S
v/
i 3; 3 e a 3, Z / f e , ~
tiC004,
12. Location of the Froposal. Give sufficient information for a person to uade:sand the przcise location of your
. proposed project, includinc, a st:eet address, if any, :ind section, townsh.ip and range, if known. If a proposal
would occur over a range of area, provide the range or bounaanes of the site(s). Provide a legal description,
sice plan, vicinity mao, and topo~raphic map, if reasonably available. ~7hile you should subrnit any plans
required by the agency, you are not required to duolicate maos or detailed plans submitted ~~ith any pe:rait
application relatzd zo tnis checkl.ist_
"z
cr -7 /O
~
S~J~ o~5~r_ Zz T zS~ Z
Does the proooszd act:on lie zvithin the Aquifer Sens;tive Area (r1S:~)% The Geae:al Se~-e: Sz: ~ice Area' The
Priority Sewz: Se: vice Area? The City of Spoka.ne' (See: Spokane COL'iL'i's ASA Ove:lati- zone AElus for
boundaries).
~
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Tl_ ~ n;~o
C-,n -t-nn------- -
.i
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Evaluation For
Agency Use Only
TO BE COMPLETED BY APPLICANT
B. E"IN-VIRON1r1EiVTAL ELE.1~SEsYIS:
1. E AxTx
Gzneral description oE the siLe (circle one): flat, rolling, hilly, steep slopes,
mountainous, other: /10i,~y ~
b. What is Lhe steepest slope on the site (appro:uma.te percenc slope)?
C. Whac general rypes of soils are found on the site (for e:caruple, clay, sand, gravel, peat,
muck)? If you know the classificauon of agriculcu: al soils, specify them and note any
prime f3rmland
4 ~
.L 4 4 1'7
d. Are there surface indicatioas o: hisTOry of unstable soils in the immed.iate vicinitv?
If so, describe.
0
e. Describe the pu; pose, tti pe and appro:cim:•ce quantcies of any fillin~ ar gra~i~~
proposed. Indicate sou: ce of fill.
~ / .
~i~c :.4'~~/ K ~Yr..►~ l~ri c~_~ ~ r"~<,~~~~~. ~
• /
f. Could e: osion occur as a resuli o= clearin;, consc:uction, or use? IF so, gene:Av
describe.~
0
i
PC of'
? i
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. ~
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Evaluation For
Aaency Use Only
B. EsWIRONMEtiZU =MENTS (Concinued):
:r
g. About what percenz of the siLe will be cove= ed with imperv ious surfaces after project
consLruction (for eYample, asphalt or buildings)% o
h. Proposed measures to reduce or conLrol e:osion, o: othe: iMpacts to the earn, if any:
~1, ~ ~
2. AI R
a. What type of emissions to the air would result from the proposal (i.e., eust,
auLOmobile, odors, indusrial, wood smoke) during constn.ction and when th.e projecz
is completed? If ~y, gener:~lly describe and give appro:cim~te quantiti s, if knonn.
~ J Y.S .r /D c.! 0 r+
ZE:>< CZ {
b. Are there anv ofi-site sou;ces oi e:Rissions or odor t~at may sE~ecz y-our
J
IE so, gene: ally cesc: ibe.
~o
c. Proposed rr_easu: es to reduce or cor_trol e:r.issions or othe: imDacu to :~i:, if :u-~y-:
SpokaZe En•-i:onr:z:.:ai s:
t , , { • • ~
Evaluation For
AQency Use Only
B. E: RONN1ENTAL ELFN1ENTS (Continued):
3. WATER
a. Surface:
1} Is the: e any surface water body on or in the immediate vicLlin- of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, we:lands)? If yes, describe
pro~-ide n:~raes. If aopropriate, state ~vhat sre:m o- river it rows into.
cypV1__
Will the projzct require any work over, in, or adj:~cer.t to (:ti ithin 200 feet) tl~:e
described n;acers~ If y-es, please desci-ibe and :.et-ach available plans.
~o
3) Estimate the amount of fill a.nd dred~e maceri:►1 ch:.t w ould be placed in or removed
from surface wate: or wetlands and indicaLe the area of the site that -would be affected.
Indicate the source ot fill material.
/
Wi11 the procosal recuire surface water withdrav.-:.ls or dive:sions? Give a g--ne;al
tion, purpose, and aopro~cimace quancicies if kno~vn.
7es 'p
~
2
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5) Does zhe p: o0oszl_ lie t::zhin a 1CC--rezr floodpl:,:n% I: sa, r.ot~ locatio:~ on t'~ site
, , .
5-,o E:: -i:oO:~_--_'ce
-
Evaluatican For
Aaency Use (7nly
B. E1v'V-IftONi'vIE~,`f:'J- =N=5 (Continucd):
6} Dves the proposal involve any discharges of waste materials Lo surface ware:s? IF sv, .
desc~'be the type oE ~ase arid anticivated valurne af discharge.
~ ~
b. C round:
I) Will gYoundwazer be -withdrawn, or will water be discharged co grau.n d
Givf cz ne: a.l. desc: iotion, purpose, and apprvximate quanuties if knawn.
/
Describe -waste mate.ial Znat -will 6e discha.rged into the ground from septic tanks vr
othe: sanixary- 'wasze Treatment f3cility. Descnbe the beneral size of tae sfszem,
the number of hauses tv be served (if apvlicable), or rhe
T
I1U.Ii3C3er of pQiSO SthL° SVSi.e.s1"(5) 3.fe eYDeCied CO Se^ve.
3) I~esc:ibe any s;~szez:~s, othe: than Ehose desi~n~d ~or Fhe d`aspvsal o~sa.ai~3:y ~;wsze,
instaIled for the pu:-pose of c .sch~rgina fluids below the aro~and surzac~ (inclu
syste:ns such as those for the dispasaI of storm wazer or draniage from flaor
Descriioe the r-;crpe or systen, the asnounz of matersal to be disposed ot througa the
system and the tvpes of materiaIs likely to be dispased of (includin, materials vi-hich
may enter the svstem inadve:EenLly through spills or as a resuIt of fiie f;htzra .
J
aCLiV IL2E
SC3C7Ti..lilr'
f • .
7
Eti•aIuation For
Aaencw Use 4nly
B. Ei*1`VZRONM.ENT'AL EIF--vfEt~I"I"5 (Continued):
4) Will anY chemicals (especially arganic solvents or pe:: ole= fuels) be stored in above_
~rc~und or under~rc~und sorage tanks% Lf so> ~hat types and quanFitzes of matenals wi~j
be stored?
5} 1yv"hac pro~eccive measures will be taken to ensure zhat leaks or spills Qf a.ny ehemicats
szared ar used on site will not be alloR'ed Lo peYcolace to grallT1dw3Ler (this includes
rrzeasu: es to keep cnemicaIs out of dispos.-d syszems d-escribed in 3o(2) and 3b(3)?
c. Wate: Runaff (including szorm -water)
1) Describe rhe saurce of rLmoff (iricluding szor.-~ wate:) and r~erhod oi collectinn and
dispos~l, if any ~(inclLde Cu~..nEicies, if $~nown). '~ihe: e.vill t~us ~~te: f~a~v? ~~li~. chis
N
Vate:'flow into other w aFe: s? If so, descnbe.
tiK.'ilI any ch,emiczls be szcared, handled or Used orr the size L-I a lacatian whe: e a spill o:
leak will drain to surfa.ce or aroundwater, or to a 510r:-n ware: dispvs: sYs-Le:n
dil-schfir~ing to surraee or ;Poundwater?
3' CG?L'ld CY.1sLG' MaC~-::aj$ e:;Ly.' grQEsi1d Or SL?ii.iC° S4aCe.5: li 5~. ~~:1~~~1'v" ~~SC~:p~.
~
Q:i:= :e_~i1~L"1=l.54 ,
■
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t . . . ~
Evaluation For
AQency Use Only
B. EWIROMLYIEt~TAL EI.E-vIEN-TS (Conrinued):
-
d. Proposed measures to reduce or control surface, ground, and runoff water i.mpacu, if
any (if the proposed action lies within the Aouife- Sensitive Area be especially clear on
e~planations relatinc, Lo facilities concerning Sections 36(4), 3b(5), and 3c(2) of this
checklist).
4. PLAtiTs
a. Check or circle Ly-pes oi vecetation found on the sice:
deciduous tree: alder, raavle, aspea, othe:
ergre.-n tre-: fir, cedar,apine, othe:
rubs
v ~'rass
v ~
pasLUre
crop or ~rain
wet soil plar-lts: catcail, buttercup, bullrush, skunk cabbagP,
other
n ater plancs: c~-ater lily, eel~-ass, milfoil, ot~:er
othe: types of ve~etacioa
W;.at kind a-' .'i10'iiz vi r ~%e?~eL:,'tlOi~ will be rc'T•oti^d cr a~~c:;.~; -
iiu ~
~j~+~-+r~ d ~ O~ o ~ r~,. f_~- •t j
c. Lisz thrzatened or en-cL-~gered suecies kno wn co be on or near che sice.
-
~
, ~
a. Propose? lar.dsc.~oina, Lse of n:.z~•~~e plancs, or ocne:
rneasu;es to prese_ Ye c: enharceve~e:ation on the sice, iF anv:
~ •
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1'+`_ 1 .
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1 {
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Evaluation For
AQency Use Only
B. E-1,IVIRONMENTAL ELEN1E.VI'S (Continued):
5. ANIN1ALS
a, Circle any birds and animals -wnich have been obser:ed on or
ne:.r zhe site or are ltinoan Lo be on or near the siLe:
bi. ds: hawk, he: on, eagle ongoirds oLhe-:
marr.mals: dee:, bea:, elk, beave:, ocher:
fish: bass, salmon, trouc, he:ring, shellfish, othe. •
b. List ~ny threacened or end:.n~e: ed species kno~vn to be on o: near the site.
~li+ n -r
c. Is the s:ce pa:Z oE a migration roLte? If so, esplain.
d. Proposed measures to preser-ve o: enhance wildlite, if any:
6. EN ER. GY A \D INA TL.t~.-% LRFSOURCES
a . Whac kinds o` ener~; (elecLric, n-atural gas, oil, Nocd szove, solar) will be used
to meet the comDlete~ projecL's energy needs' Desc: ibe w het~.e: it ~v ill be used for
.
heaiina, mal-:ufactu:-ing, etc.
f r r~•~~. ~5 ~ ~v. s s
~ 4>4-13 b. `VOuld Voll~ Li7' pGCe:li:al use Oi L':::'jY ~i .iC1:oCe:1z prCcC'i?e$?
Ii So gzne: a1!z- cesc:.~ e.
~^lJ:..i:~C ~:...C~.. ~ ~ ' _ '
1
tvaluation For
AQency Use Onlv
B. ENLZRONN1E;y7.~L FLE;-vjL-N--rS (Continucd):
c. WhaL kinds of ener;y conservation features are included in the plans of this proposal?
List ocher proposed measures to reduce or concrol ene: .~7 unpacts, if any:
_TH
~2 L~=c- enviror.rnental hea.Ith hazards, including e:cpos-ure co coYic chemicals,
risk of fire and eYplosion, spill, or hazardous wase, tnat couId occu: ss 3 rerult of this
p~~al? If so, Cesc-ibe.
~
,
lDC'ScrIC'C'_ Sct'Cl:il $,-."r:Ce$ 'l1`laL fI?1jIlI be T°.^•ll::
r~l
S LC CC O: C3;..:CI
_-ai:'-, ~s,
c. Noise
L~v'pes ot noise e::ist in the a.rea which C:'ia'i vOL:' r!",~)t•=I
Lrarfic, equipmznt, ope_ation, ot►.:e:)) .
~t°v i v~rr / ~
1t~i:aL Lvr^.,s -Ui 'C l•. ~,ti'zl5 C; Il~OlSe wG ~ ed t~,- O: :5SG~.ia:..,: - ,
L:tC ~iC C~e::C~ .a.:
on a shorz-ze: r-,
.1 or a lo .~-ze:m basis (for eYamole: traf"ric, c---<---.,--:
` J •
~~cher)r ~
I~ ~c~.te j.t ,ours noisz --vould come f: orn t!:e s:`
: /
~
t ~
f 7 1
Evaluation For
A2encv Use Onlv
B. E1tVIRONNIENT AL ELENIE~1?S (Continued):
3) Pro sed measure to reduce or control noise impac~.s, if an;~ :
/
1-3ND AND SHORELIN'E USE
a. Whaz is the current use of the sice and adjaceac proce ~ies?
~
• ~ ~
J ~
b. Has rhe site been used for agriculture' ! If so, describe.
c. Describe anv siructur--,s on the site.
/aoo s s z:)
r-
d. NVill' ;r s~tictures be demolished% If so, whicn?
e. What is tlle cur: erit zoning classirrication oE tre ste?
S~o~:~:,~ En• .ro:::r.~._:si C~-~:.._..~~ C::_---•._.
t
Evaluation For
Aaency Use OnIy
B. ENVZRQNy'IENTAL ELE:'YMNTS (Continucd):
. Wh3t is the current Comprehensive Plan designacion ot the si~e%
l~/~.Z3.~ltJ ~
- It acpiicable, :~-rliL 1S tRe C'Lfient s:~or:?i::e masze= p-cvram c~S.~tIsitOP, OI Lhz S1LZ=
.L ~..a_
as ..t:7
I las a.tlV p.:l-,. o:~ tf:$.tC' ~C'°;7 ClaSJI1:C'Ll
lf $O, s e~:i .
p
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1. Ja.^.DCO:~.i;::,~°1,y pe0c!e ;vOL'lu i.'.SiO%%O_":. 1:1 I, C' COTt DIe:~a proiec~%
-`'~i J~_.~...l.i:.~l~~ j:;~:,; ;.~.ir~ ~C'~71C' ~vQ~:~l~ l.:~t 1.1.7t?~l-1!C:~~
~
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C i,1Q ci C:fOI1Lt:T]~.iL :ZL:`~. a. , .
,
1•-~.iJ~...'J C_:5~:.~ LI::. i7L~lJ~.ii 151~11..~.i~:~.~ . i..~ ~~-~4-.'..
11r_d Lses and olzns, i:
~ ~
I a7^ 'r!4 ~.Y .r • - ! c-~ ~ ~ l.-.., C, ~
~ ~ 1~. P~"' ~ ~ =
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Evaluation For
Agency Use Only
B. ENVIRONNIENN?AI.. ELE:b1E~t-I'S (Cootinued):
1
9. HOUSING
a. Approsunately ho~,;- many units would be provided, u any% Lndicate whethe:
middle, or low-income housing.
b. Appro-y-imacely how nany LniLS, if any, aould be eliminated-% indicate vvIIethe- high,
middle or low-income housing.
c. Proposed measu: es to reduce or contrcl housinc, irapacu, if ~r•::
10_ A-ES7HE'1'?LS_ .
a_ Whst is the Lallesz he:ght of anv proposed szn:czure(s), r.oc i::Cil:(?1:]0 srr.ennasj
R-hat is the cipal elZerior buildin~ ~ceri3l(s) proposed%
r
s ~ J - ~
b . ``t;rh:.t viz7vs i~ the iriLliediat~ vicinity .vould be alie:ed or obs~: ~c~ed%
c. Proposed measu:e; zo :e~ucz or control aesthecic
0:~._._
_ o
~ _ .
t ~ . . 1 .
Evaluation For
Agency Use Only
B. EiNNIRONMENTAL ELEMEYIS (Continucd):
11. LIGHT AND GLARE
a. tYlhat rype of light or glare will Lhe proposal produce: What time of day w ould it
ma.:nly occur?
b. Could liaht or glare from the finished project be a safery hazard or inte: fere with
views? ~
c. Wha eYiszing off-site sources of light or glare may af~ect your proposal?
P~
d. Prooosed messures-tu r educe. or. control light and Ela: c impaczs, if anv:.
. ,
12. RECRE.ATION
. . . , . . . .
a. ~~i h3c designated ~nd infcrmz recreational ooportunities a: e in tne imme iace v.C17I!Cti"?
• . ,
b. ~~`ould the propos-d o. oject displace an;% e={iin~ rec: ~~uonal usts~ I so, ees:~-:be.
S---)o!lane En--ironr.:.ncai Chec;l:s: i'
4 '
Evaluation For
A!zency Use Only
B. ENVIRONitiIEti'TAI. ELE:l~1ENI'S (Concinued):
c. Proposed measures to reduce or control impacu or_ recreation, includin, rec: eation
opportunities to be provided by Lhe project or appl:cant, if any:
13. HISTORIC AND Ctii.TL-f~-AL PREESERVATION,
a. ~re there any places or oojecu liszed on, or propos:.~ for, nation.l, stace, or locai
preseG atipn reggiszers, known to be on or neYt co tne site? If so, ;enerally descnbe.
~O
b. Generally- describe ar:ti Iandmarks or evidence of hisoric, srcn:.eological, scie::tific
or cultural imoorta.ncz known to be on or ne:cc to i':e site.
1
c. P: oFcse? ,:,ea.;;-i: c; ~o r-c,-Iucz or cont: ol impa~ts, iE
14. TR.3NsPORTATIOti
a. Identify public sz:ee:s and hi-hways serJing the sitz :^d desc:ibe proposed ucc--ss
to the xistin~ st-ect s~-se:n. Show en siEe plar.s, if 3~; .
. , . .
b. Is s:ce cu; .-enc.,r s;.:ved b•.- public transit% It,roE, is t e a: pror:mat-
to tne nez. °sz t::.-.;it sIoD'
/l_~✓
$_G':a 0.C,'J1~- -
~ _
_ ~ •
ti • , ~ .
Evaluation For
Agency Use Only
B. ENIVIRONmEYI'AL ELE:1dEYIS (Continued): ~
c. How many parking spaces would the completed project have? How many would the
project eliminate?
J
~`v'ill che propos~l requi: ~ any new roads or s~reets, o: impro~~ ements to eYiszi~z~ roa~s
or streets, not including driveways? If so, gene: a11y cescribe (indicate whecher pu'Dlic
or private). l
' ~ cJ
~ v T`"~ . ,~,r i'~c~
e. Will the projecc use (or occur in the immediare vicinity oo water, rail, or a.ir
transportacion? If so, gene: ally describe.
How many .~,-ehicul ~..L:1DS Per day-.would be.gene:ste;~ n;~ r.he comp]erPriP; r~je~?.
If known, indic ce ~ hen pea4 vol mes would occur.
/ z ~ , ~
~
Q_ Proposed measures to reduce or concrol t: ansport:ition impacts, if any:
15. PU-BLIC SERVZCES
~'i"ould che p: o)ecz r~s~lt ir. an ir.cre:~sed need for pubiic se:-Yic~s (for eYa~::~i~:
i:re p: otection, poIice protection, health care, schools, othe:)% I: so, gene::11; cesc: i~e.
. .
~ . . , . , t. ~
~ t
Evaluation For
Agency Use Onty
B. EiWIRONMENTAL ELEMENTS (Coocinued):
b. Proposed measures to reduce or control direcc imoacts on public services, if any.
r
16. UTILITIES
es ~ natural g, a er, fuse
a. Circle utiliticurrezLly available at the sit C-elect.Llclty
service telepho~~anitary sewer sepac system, ccher. .
b. Describe the utilities that are proposed for the project, the utiliry providi.ng the
service, and the gene: al consLrucuon activities on the site or in the immerliate vicinity
which mighc be needed. /
/~o J,..~r, ~ r. ~ Gc~ ~r ~a f 4?~~r- a ~~~.,1
.
i
C. SIGNATURE
I, the undersianed, s-wear under the penalty of perjury that the above responses are made truth fi11y and co the bes of
my knowIed~e. I also unde:sta.nd thac, should there be a.^. f willful misrepreszncation or will{ul lack of full disclosure
on my parz, the aQencv ma~ withdraw any dete:minatior: of non-significance that it mighc issue in re:i3nce upon this
checklist.
Da[e:
ProPonent: i--c. ~ ° ~ • (~3 7'/- /c-0-3 Proponent: ~
(Please type or print) Si?nature)
Address: ~S /~2 S - Citv, Stzte, Zip:
. ~ . ,
Phone:
. ~
Person completing the for.n: Date:
Phone:
~
I
~
P''^ra 70 o1 1
')i7_:1^~ i.^..'!:iv::..___."_ C^~-.-•--- -!-11;:
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FOR STAFF USE ONLY
Staff Member(s) Reviewing Checklisc: '
Based on this staff review of the environmental checklis and othe: pertinent information, the staff:
A. Concludes that there are no probable sig*uficanc adverse impacts and recommends a
determination of nonsignificance (DNS).
B. Concludes that probable significant adve=se environmental impacu do e:cist for the current
proposal and recommends a mitigated de:ermination of nonsi~cance with conditions (PYIDINS).
C. Concludes that the.e are probable si~nificanc adverse environmental impacu and re~ommen -~~s
a determination of significance (DS).
REFER TO FEE SCHEDLTLE FOR FILIiNG FEE
Soo'::::` Fn•i--~:::.....'--. C_1; ~.::.:~ce Ci:e~{lisc p. .
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Re~ceipt
Receipt Number: 3738 ' Custonier Nuiwbst
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Proled Nbr I-~t= FILAN , by~ Oldn .PAM fkd
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Tolo! UNDBRED: 11804.00
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' - ■ fECElVED
SPUKANE COUNT'Y HEARING EXAMINER AU G 11 2000
SPOKANE COUNIY ENGINEER
RE: Zone Reclassification from the Urban )
Residential-3.5 (LTR-3.5) Zone to the Urban ) FINDINGS OF FACT,
Residential-7 (UR-7) Zone; ) CONCLUSIONS OF LAW,
Applicant: Craig and Sharon Catlow ) AND DECISION
File No. ZE-14-00 )
,
1. SUMMARY OF PROPOSAL AND DECISION
Proposal: Application for a zone reclassification from the Urban Residential-3.5 (UR-3.5) to the
Urban Residential-7 (UR-7) zone, to develop duplexes and those uses allowed in the UR-7 zone.
Decisioa: Approval, subject to conditions.
II. BACKGROUND/FINDINGS OF FACT
A. GeneralInformation:
ApplicantlOwner: Craig Catlow, 1625 South Ridgemont Drive, Veradale, WA 99037
Street Address: 1025 South Houk Road
Location: Generally located east of and adjacent to Houk Road, approximately 400 feet north of
12`h Avenue.
Legal Description: A portion of the SE 1/4 of the NW 1/4 of the SW 1/4 of Section 22,
Township 25 N., Range 44 EWM, Spokane County, Washington.
Zoning: Urban Residential-3.5 (UR-3.5) zone. The site is also located within the Aquifer
Sensitive Area (ASA) Overlay zone and the Public Transit Benefit Area designated by the
County Zoning Code.
Comprehensive Plan: Urban category. The property is also located within the Priority Sewer
Service Area.
IUGA: The site is located within the interim urban growth area boundaries designated by the
County pursuant to the State Growth Management Act.
Environmental Review: A Determination of Nonsignificance was issued for the project by the
Spokane County Division of Planning on July 14, 2000.
HE Findings, Conclusions and Decision ZE-14-00 Page 1
•
,
. . ' . :
Site Description: The site is rectangular in shape and contains approximately 40,080 square feet
in area. It. is located east of and adjacent to Houk Road, about 600 feet south of the intersection
of 8th Avenue and Houk Road. The site is reasonably flat and currently contains a duplex
dwelling, a large garden, and a single-family home which is stored on blocks of wood. There are ~
also a few small trees, shrubs, grass and weeds. There is a slight slope in a northward direction.
Area Road System: The site fronts on Houk Road, which is dirt road adjacent to the project
site. The road allows passage from the site to 8th Avenue, but it currently terminates at a barrier
near the south property line of the site. Houk Road is a narrow driveway-like dirt road south of
the barrier, extending to 12th Avenue. The barrier was erected to reduce dust generated by
through traffic. Houk Road is designated in the County Arterial Road Plan as a local access road.
Surrounding Conditions: The surrounding neighborhood is a mix of single-family, duplex, and
apartment dwellings. North and northeast of the site there are duplexes and apartment structures.
West of the site is a single-family home and duplex. Immediately west of those two units is a
large commercial building which can be viewed from the subject site. A single-family home is
located immediately north of the project site, and apartment structures predominate the area
southwest of the subject site. There is a tree farm and single-family uses to the east.
Project Description: The applicant seeks to rezone the property from UR-3.5 to UR-7 and then
subdivide the property in order to construct three duplexes on site. There is currently one duplex
on site and the rezone would allow two additional duplexes. Without the rezone, the applicant
could still place one additional duplex on the site. A proposed site plan for the division of the
property and the construction of the two additional duplexes is attached to the Planning Division
Staff Report.
B. ProceduralInformation:
Applicable Zoaing Regulations: Spokane County Zoning Code 14.404 and 14.618
Hearing Date and Location: August 2, 2000, Spokane County Public Works Building, Lower
Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA.
Notices: Mailed: July 13, 2000,
Posted: July 17, 2000
Published: July 17, 2000
Compliance: The legal requirements for public notice have been met.
Site Visit: August 7, 2000
Hearing Procedure: Pursuant to Resolution Nos. 96-0171 and 96-0294
HE Findings, Conclusions and Decision ZE-14-00 PaQe 2
.
. ' . -
Testimony:
Jim Falk Scott Engelhard
Division of Planning Division of Engineering & Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260-0240
Craig Catlow Stan VanValkinburgh
1625 South Ridgemont Drive 1024 South Houk Road
Veradale, WA 99037 Spokane, WA 99216
Items Noticed: Spokane County Generalized Comprehensive Plan, County Zoning Code,
County Zoning Ordinance (now expired), County Code, Spokane County Plat Index, County
Standards for Road and Sewer Construction, County Guidelines for Stormwater Management,
County official zoning maps, and County Arterial Road Plan maps. County Resolution Nos.
99-0261 (revising Road Standards), 97-0874 (revising interim regulations for County IUGAs),
96-0294 (Hearing Examiner Rules of Procedure), 96-0171 (Hearing Examiner Ordinance), and
85-0900 (adopting Zoning Code, and Program to Implement Zoning Code). Final land use
decisions referenced in Staff Report and decision.
Items in record: The record consists of the documents contained in Division of Planning
File No. ZE-14-00 at the time of the public hearing, the documents submitted at the public
hearing, the electronic recording of the public hearing, and the items taken notice of by the
Examiner.
III. LAND USE ANALYSIS
FINDINGS OF FACT AND CONCLUSIONS OF LAW
A. ApDroval criteria
In considering 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 since the last zoning of the property, and 3) the rezone
proposal must bear a substantial relationship to the public health, safety or welfare. Pailcridge v.
Seattle, 98 Wn.2d 4542 462, 573 P.2d 359 (1978); and Bjarnson v. Kitsap County, 78 Wn. App.
840, 899 P.2d 1290 (1995). A comprehensive plan is considered as a general blueprint for land use regulation. Only
general conformance with a comprehensive plan is required for the approval of a rezone
proposal. Citizens for Mount Vernori v. City of Moiuit Vernon, 133 Wn.2d 861, 873 (1997);
Cathcarr v. Snohomish County, 96 Wn.2d 201, 211-12 (1981). Some Washington cases have
dispensed with the changed circumstances requirement where the rezone closely implemented
the policies of the comprehensive plan. Bjarnson v. Kitsap Cotcnty, siipra.; Save Otcr Rtcral
Envirormient v. Snohomish County, 99 Wn.2d 363, 370-371 (1983); and Tisg-tivell v. Kitritas
Cotcnty, 90 Wn. App. 1, 8, 951 P.2d 272 (1999).
HE Findinus, Conclusions and Decision ZE-14-00 Page 3
Where the policies of a comprehensive plan conflict with zoning regulations, the provisions
of the zoning code will usually be construed to prevail. See Weyerhaeuser v. Pierce County, 124
Wn.2d 26, 43 (1994);-CougarMt. Assocs. v. King County, 111 Wn.2d 742, 755-57 (1988); and
Nagatani Bros. v. Commissioners, 108 Wn.2d 4772 480 (1987).
The County Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny
or grant with such conditions, modifications and restrictions as the Examiner finds necessary to
make a land use application compatible with the Spokane County Generalized Comprehensive
Plan and applicable development regulations. See County Resolution No. 96-0171, Attachment
"A", paragraphs 7(d) and section 11; and RCW 36.70.970. Development reguiations include,
without limitation, the County Zoning Code, the State Environmental Policy Act (SEPA) and the
County's Local Environmental Ordinance (chapter 11.10 of the Spokane County Code).
Section 14.402.020 of the Zoning Code authorizes amendments to the Code based on any
one of 6 grounds, without differentiating between zoning text revisions and amendments to the
official zoning map in the form of a site-specific rezone or an area-wide rezone. Zoning Code
14.402.020 (1) authorizes the Code to be amended if it is consistent with the Comprehensive
Plan and is not detrimental to the public welfare". Zoning Code 14.402.020 (2) authorizes a
Code amendment where a"... [c]hange in economic, technological, or land use conditions has
occurred to warrant modification of this Code". These are the most relevant criteria for approval
of a site specific rezone.
Section 14.100.104 of the County Zoning Code states that the provisions of the Code shall
be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and
the general plans for physical development of the county adopted by the Board of County
Commissioners. Zoning Code 14.100.106 indicates that when the provisions of the Zoning Code
conflict with the Comprehensive Plan, or other adopted plans and development regulations, the
more restrictive provisions shall govern to the extent legally permissible and the Zoning Code
provisions will be met as a minimum.
The Comprehensive Plan itself indicates that the policies set forth in the Plan are to be used
as a reference source and guide for making land use decisions. See Comprehensive Plan,
Introduction, p. 2. The decision guidelines contained in the various sections of the Plan are to be
utilized in determining whether or not a particular proposal should be approved, conditioned or
denied. See, e.g. Comprehensive Plan, Section l, "Purpose".
B. The proposed rezone jzenerally conforms with the Comprehensive Plan; and bears a
substantial relationship, and will not be detrimental to the public health, safety and izeneral
welfare.
1. Applicable policies of Comprehensive Plan
a. Urban cateeorv
HE Findings, Conclusions and Decision ZE-14-00
Paale 4
~
~ . . . . . . .
The Urban category is intended t+o grovide the apportunity far a"citylike" environment,
which includes variaus land uses, residential deveivpment and a high level of public facilities
and urban services. It is pri.marily a residential categflry of single-family, twa-fanily, multi-
fanuly, and condominium buildings, along with neighbvrhaQd commezcial, light industrial, and
public and recreational facilities.
The Urban category recommends a residential net density range of I to 17 units per acre.
The mvre intensive uses in the Urban category, such as light industrial and neighborhood
cQmmercial, are expected ta be Iacated near ar along the heavily traveled streets. The least
intensive single-family residentiai uses shfluld be isolated frvm the noise and h+eavy traffic, while
multifamily structures will usually be a#ransitional use located between single-family residential
and the more intensive areas. See C+amprehensive Plan, Section 1, "Purpase" and "Detailed
Definition'".
The Urban categary includes the following policies reievant #o consideratian of the
grvposed rezone:
Gaal 1.1 Encaurage a variety of hausrng types and deMSi#ies.
C+bjective l. l. a Pramatefill-in within established development areas and
existing oiitlyr'ng cammunities where utilities, arterials, schoals and
community facilities have already been estQblished.
Decision Crieideline 1.1.1 Urban development will be appraved zn areus
havirrg adequate power supplies, water, sanitary and storm sewers,
streets, and schaol andfire ser-vices, provided that such develapment
meets the inter2t of ather Uh}ectiues and I3ecision Guidelines of this
section.
Decrsian Gtiideline-1.1.4 A variety of densities and residential uses
should be availdble tD pravide a freedom of chvice to live in Urban areas
with varyrng densities, cambirzatians, or mix of uses (see detailed Urban
definitroras).
Decisioxi Guidelane 1.1. 6 Develapment utilazing cdn.strrictivn »tethods,
site planning arid/or landscaping methods wliich ar+e considered
innovatiiie should be appf-oved if the zntent af Plan Objectives ar Decision
Guidelines is nraintairred.
Decisiorz Gtrideline 1.3.3 .411 Urbari develQJamertt proposals should
require pithlic sanitary artd storm seiver systerras or irzterim sewer systerns
to prQtect water quality.
Gacrd 1.5 Encourage a healtli,ful artd pleasing ertviroritnef:t irz the
CountyJ's residentaal areas.
HE Findings, Canelusions and Decisivn ZE-14-00 Paue 5
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Objective I.S.a New residential or multiple family should be buffered
from existing adjacent land uses where adverse effects may develop.
Decision Guideline 1.5.1 Buffering and/or landscaping will be used to
mitigate the differences between proposed developments and existing uses.
Decision Guideline 1.5.2 Landscaping may be required to provide a
healthful and pleasing residential environment.
Objective l.S.e When a neighborhood experiences pressure for change iji
character, such change shall be permitted upon appropriate review.
Objective 1. S. 8 When determining whether a proposal will change the
existing land use character of an area, factors to consider may include:
a) the structure height of the proposal in relation to structure
height of nearby structures, and
b) whether new structures will have a positive or negative impact
upon the neighborhood 's architectural character.
Decision Guideline 1.61 Before land use proposals are approved they
should:
a) conform to plans, policies and regulations of County water, sewer, storm sewer,
utility and special service districts;
b) conform to County transportation plans ajid policies; and
c) identify and take steps to resolve significant adverse impacts upon existing
utilities, (i.e. water, sanitary and storm sewers, utility, available and future
energy resources), and trafjz'c systems.
b. Urban Imvact Area
The proposal is located within the Urban Impact Area (UTA) designated by the
Comprehensive Plan. This is an area where growth, development and higher intensities of land
use are encouraged. Comprehensive Plan, Objective 14.1.a. Objective 14.1.b states that "fill-in
development", public utilities, and public services within the UTA should be encouraged, where
consistent with the policies of applicable land use categories.
"Fill-in development" is defined as development lying between and in close proximity to at
least 2 existing developed geographic areas having densities and land uses which conform to the
Comprehensive Plan Map categories designated for those areas, and which would aid in the
economic support of public service by increasing the cost-effectiveness of utilities and public
facilities and services. Comprehensive Plan, Section 50, Glossary. 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 LTIA. Comprehensive Plan,
Objective 14.1.e. The UTA section of the Comprehensive Plan contains no decision guidelines.
See Comprehensive Plan, Section 14.
HE Findings, Conclusions and Decision ZE-14-00 Page 6
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c. Stormwater management nolicies
Section 22 (Utilities) of the Comprehensive Plan includes the following decision guideline
for stormwater management:
Decision Guideline 22.4.1 New developments and land use activities
should be designed to:
a) protect the drainage functions of flood plains, natacral
drainageways, sink areas and other existing drainage facilities;
b) provide reasonable assurance that the development site and
buildings thereon will be protected from damage dtie to
stormwater runoff,.
c) provide reasonable assurance that properties upstream and
downstream from the site being developed are protected from
stormwater damage resulting site development or from the new
land use activity;
a) control runoff from the development in a manner complementing
the natural, basin wide drainage system and/or consistent with the
basin plan;
b) incorporate cost-effective controls necessary to minimize adverse
effects on water quality;
c) meet the requirements of the National Flood Insurance Program;
and
d) consider, where feasible, the multiple use of facilities, such as the
integration of stormwater control facilities with recreation/opeti
space areas.
The Aquifer Sensitive Overlay zone of the Zoning Code, the County Guidelines for
Stormwater Management and Chapter 9.14 of the County Code implement the water quality and
stormwater provisions of the Comprehensive Plan.
The Planning Staff has analyzed the proposal's compliance with the various policies and
objectives of the Comprehensive Plan as set forth above. Staff finds that the proposal is
generally consistent with those policies of the Urban category and does implement said category.
The Hearing Examiner adopts and incorporates the Staff findings on the Comprehensive Plan as
set forth in the Staff Report at pages 4, 5, and 6.
2. Consistencv of nroposal with rezone criteria
The applicant proposes to rezone the site to the Urban Residential-7 (LJR-7) zone, for
development of rivo, two-family dwellings, or duplexes, on the subject property. The purpose
and intent of the UR-7 zone are set forth in Zoning Code 14.618.1 00, as follows:
The purpose of'the UR-7 zone is to sei standards for the orderly
development of residential property in a manner that provides a desirable
living environment that is compatible with strrroiinding land uses and tjtat
assicres the protection of property values. It is intended that this zone be
HE FindinQs, Conclusions and Decision ZE-14-00 Page 7
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used to add to the variety of housing types and densities, up to
approximately seven (7) units per acre, and as an implementation tool for
the Comprehensive Plan Urban Category. General characteristics of
these areas include paved roads, public sewer and water, accessibility to
schools and libraries, and a full line of public services including manned
fire protection and public transit accessibility. Medium density UR-7
areas are typifted by single family dwellings on small lots, duplexes, low
density apartments and manufactured home parks.
The UR-7 zone generally allows all the residential uses permitted in the UR-3.5 zone, plus
more intensive residential uses such as multifamily dwellings and community residential
facilities (for 8-25 residents). See Zoning Code Chapter 14.605. The maximum residential
density permitted in the UR-7 zone is 7 dwelling units per acre, unless bonus density is granted
in a PUD. The minimum lot area for a duplex in such zone is 11,000 square feet.
The minimum frontage, outside of a PUD, for single-family homes and duplexes in the
UR-7 zone is 65 feet. The maximum building coverage in the UR-7 zone is 55%, and the
maximum building height is 35 feet. A 6-foot high wall, solid landscaping or fence must be
installed along the boundary of any UR-7 zone which borders a UR-3.5 zone. See Zoning Code
Chapter 14.618.
The applicant's proposal complies with the requirements of the UR-7 zone. There will be
sufficient area for the three duplexes and the dimensions of the lots will meet the requirements of
the zone. Site coverage and building height requirements will also have to be substantiated at the
time that building permits are applied for. Since it meets the requirements of the UR-7 zone and
is consistent with the Comprehensive Plan, the Hearing Examiner finds that it also bears a
substantial relationship to the public health, safety, and welfare. 3. Conditions have chan2ed substantially in the area since the site was last zoned to iustifv the
proposed rezone.
In applying the changed circumstances test, courts have looked at a variety of factors,
including changed public opinion, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself. The Zoning Code references changes in "economic,
technological or land use conditions" as factors that will support a rezone. Spokane County
Zoning 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. Bassani v. County,
Commissioners, 70 Wn. App. 389, 394 (1993). Recent cases have held that changed
circumstances are not required if the proposed rezone closely implements the policies of a
comprehensive plan. As concluded above, the project does generally conform with the
Comprehensive Plan.
As noted in the Staff Report, there have been many zone changes in the area in recent years,
especially to the west. Although the property immediately across Houk Road from the subject
property is zoned UR-3.5, along with all the other properties that surround this site, most of the
western properties are zoned to a much greater intensity. Most of the area from 8th to 12th, and
HE Findings, Conclusions and Decision ZE-14-00 PaQe 8
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from Houk Road to Pines Road is currently zoned for very intense uses. Pines Road is a State ~
Highway at this location and the zoning in the area bordered by those streets is Commercial and
High Density Multi-family. This rezone, therefore, may be beginning a transition between those
very intensive uses and the single-fanuly uses further to the east. In any event, the Hearing
Examiner finds that the changes in the area which have increased the intensity of uses to the west
of this site are sufficient to justify this particular zone reclassification.
IV. DECISION
Based on the above Findings of Fact and Conclusions of Law, the proposed rezone of the
site to the Light Industrial (I-2) zone is hereby approved, subject to the conditions of approval
listed below. Any conditions of such agencies which have been added or significantly revised by
the Hearing Examiner are italicized.
Failure to comply with the conditions of this approval may result in revocation of this
approval by the Hearing Examiner. This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction.
SPOKANE COUNTY DIVISON OF PLANNING
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner (s) and developer (s) of the property, and their heirs, assigns and
successors.
2. The zone change applies only to the parcel legally described in the Planning Division project
application file designated ZE-14-00, Assessor's tax parcel no. 45223.9128.
3. The proposal shall comply with the Urban Residential-7 (LTR-7) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the Division
of Planning/designee, may be permitted, including but not limited to building location, and
general allowable uses of the permitted zone. All variations must conform to regulations set
forth in the Spokane County Zoning Code, and the original intent of the development plans shall
be maintained.
5. Exterior lighting shall comply with the County Zoning Code, Section 14.810.180
(Illumination).
6. Prior to the release of any building permits a specific plan to wall, fence or landscape the
perimeter of the project site shall be approved by the Planning Division Director/designee and
said plan shall be consistent with the requirements of Section 14.618.365 (required wall adjacent
to UR-3.5 Zone) of the County Zoning Code. HE Findings, Gonclusions and Decision ZE-14-00 Page 9
~7. The Division of 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 i.n 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 Planning. The Title Notice shall generally provide as follows:
The parcel of property legally described as [from file No. ZE-14-001, is the subject of a
land use action heard by a Spokane County Hearing Examiner on August 2, 2000,
imposing a variety of special development conditions. File No. ZE-14-00 is available for
inspection and copying in the Spokane County Division of Planning.
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to issuance of a building permit or at the request of the County Engineer in conjunction
with a County Road ProjectlRoad Improvement District, whichever comes first:
1. Applicant shall dedicate 10 feet on Houk Road for right of way. The applicant shall grant
applicable border easements adjacent to Spokane County Right of Way per Spokane County
Standards.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer. Access to the proposal shall be from Houk Road and 8th Avenue. No Access to Houk
Road from 12th Avenue shall be allowed until such time as authorized by the County Engineer.
3. Applicant shall execute a Spokane County Notice to the Public No. 4, which will allow access
over the non-maintained portion of Houk Road.
4. To construct the roadway improvements stated herein, the applicant may, with the approval oF
the County Engineer, Join in and be willing to participate in any petition or resolution which
purpose is the formation of a Road Improvement District (RID) for said improvement pursuant to
RCW 36.88, as amended. Spokane County will not participate in the cost of these improvements.
This provision is applicable to Houk Road.
5. As an alternative method of constructing the road improvements stated herein, the applicant
may, with the approval of the County Engineer, accomplish the road improvements stated herein
by joining and participating in a County Road Project (CRP) to the extent of the requued
improvement. Spokane County will not participate in the cost of these improvements. This
provision is applicable to Houk Road.
6. The County Engineer has designated a Local Access Roadway Section for the improvement of
Houk Road which is adjacent to the proposed development. This will require the addition of
approximately 30 feet of asphalt along the frontage of the development. Curbing and sidewalk
must also be constructed.
HE Findings, Conclusions and Decision ZE-14-00 Page 10
7. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
8. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
9. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
1. Applicant shail sign "Spokane County Notice to the Public Number 6" which specifies the
i;J 0-
"I he owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits now
or to be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to inctude the above described property in
a Road Improvement District (RID) and to support the formation of a Road Improvement District
for improvement of the road(s) described below by requesting and authorizing Spokane County
to place their name(s) on a petition for the formation of a Road Improvement District pursuant to
RCW 36.88.050, or by requesting and authorizing Spokane County to cast their ballot in favor of
a RID being formed under the resolution method pursuant to RCW 36.88.030, and/or by not
filing a protest against the formation of a RID being formed under the altemative resolution
method provided for in RCW 36.88.065 and Chapter 35.43 RCW.
If a RID is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree: (1) that the improvements or construction contemplated within the
proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID
by the property included therein, together with the amount of any County participation, exceeds
the cost and expense of formation of the RID, and (3) that the property within the proposed RID
is sufficiently developed; provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36.88.090, to object to any assessment(s) on the
property as a result of the improvements cailed for in conjunction with the formation of a RID by
either the petition or resolution method under Chapter 36.88 RCW and to appeal to the Superior
Court the decision of the Board of County Commissioners confirming the final assessment roll;
provided further, it is recognized that actual assessments may vary from assessment estimate so
long as they do not exceed a figure equaI to the increased ime and fair va1zic improvt~rM erit(s)
add(s) to the property.
It is further acknowledged and agreed that at such time as a RLD is created or any Count}-
Road Improvement project is authorized by Spokane County, the improvements required shall ih.-,
at the sole expense of the owner(s) of property within the RID or served by the imc-
without anv monetarv participation bv Spokane Coun
HE FindinQs, Concltisions and Decision ZE-14-00 Pa,e 11
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The RID waiver contained in this agreement shall expire after ten (10) years from the date
of execution below. This provision is applicable to Houk Road.
11. The applicant shall grade and.install gravel along the frontage of the proposal back to the
intersection of Houk Road and 10t' Avenue. The width of the gravel shall be no less than twenty
feet (20) in width.
12. 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.
13. The applicant has submitted a site plan proposing additional lots for the location of duplexes
in the future. Additional comments will be provided at such time the application for preliminary
plat is circulated for review.
SPOKANE COUNTY STORIVIWATER UTILITY
1. When gradi.ng, building, and/or remodeling permits are applied for, the applicant will be
required to comply with the Guidelines for Stormwater Management.
SPOKANE COUNTY DIVISION OF UTILITIES
1. A wet (live) sewer connection to the area-wide public sewer system shall be constructed. A
sewer connection permit is required. Commercial developments shall submit historical and/or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
2. The applicant shall submit expressly to Spokane County Division of Utilities, "under separate
cover", only those plan sheets showing sewer plans and specifications for the public sewer
connections and facilities for review and approval. Commercial and institutional developments
shall submit historical and/or estimated water usage as part of the sewer plan submittal.
3. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of
the sewer construction permit.
4. Arrangements for payment of applicable sewer charges must be made prior to issuance of a
sewer connection permit. Sewer charges may include special connection charges and general
facilities charges. Charges may be substantial depending upon the nature of the development.
5. Any water service for this project shall be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended.
HE Findings, Conclusions and Decision ZE-14-00 Page 12
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SPOKANE REGIUNAL HEALTH DISTRICT
1. The sewage disposal method shall be as authorized 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. The use of private wells and water systems is
prohibited.
4. A public sewer system shall be made available for the project and individual service will be
provided to each lot prior to sale. Use of individual on-site sewage disposal systems shall not be
authorized.
DATED this 7th day of August 2000.
G~
4C
Glreg Smith/
Spokane County Hearing Examiner Pro Tem
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassification and accompanying SEPA
determination is final and conclusive unless within ten (10) calendar days from the Examiner's
written decision, a party of record aggrieved by such decision files an appeal with the Board of
County Commissioners of Spokane County, Washington. However, RCW 36.70B.110 (9)
indicates that administrative appeals of county land use decisions and SEPA appeals shall be
filed with the board of county commissioners within fourteen (14) calendar days of the date of
the decision.
This decision was mailed by certified mail to the Applicant on August 7, 2000.
DEPENDING ON WHICH APPEAL PERIOD REFERENCED ABOVE LEGALLY
APPLIES, THE APPEAL CLOSING DATE IS EITHER AUGUST 17, 2000 OR AUGUST
21, 2000.
The complete record in this matter, including this decision, is on file during the appeal period
with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be inspected
Monday - Friday of each week, except holidays, between the hours of 8:30 a.m. and 5:00 p.m.
Copies of the documents in the record will be made available at the cost set by Spokane County.
HE Findings, Conclusions and Decision ZE-1 4-00 PaQe 13
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