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ZE-0023-98 ~ ( r r _ l SeOKANE COUNTY HEARING EXAMINER. RE Zone Reclassification from Urban ) F'INDI1l1GS OI+' FACT, Residenhal-3 5(UR-3 5) Zone ta } CONC.LIUSIOIVS OF LA'Vy, Urban Residentiat-22 (UR-22) Zone ) AND DECISiON Applicant Harold Sarff j File Na ZE-23-98 ) Z SUMIVIARY 4)F PROPOSAi., AND ]D]ECISION ]Proposall Applicatlon for a zone reclassification from the Uxban Resldential-3 5(LTR-3 5) zone to the Urban Restdential-22 (CJR-22) zone, on approximately 5 acres of land, for the development of 110 multi-family residences for retirementlelderly apartments, wzth a request for bonus density pursuant to Chapter 14 820 of the Spokane County Zoning Code DecYSion Approved, subject to conditions 11 BACKGRC1LTNDIFINDINGS OF FACT A Geaeral Informahon Applacant Harold Sarff, 12016 East Cataldo Avenue, Spokane, WA 99202 SYte Owmer Robert D Deets, 13515 East Broadway Avenue, Spokane, WA 99216, and Harold M Sarff, 414 North Burns Road, 13523 East Broadway Avenue, Spokane, WA 99216- I 101, and Henry S Hopf, 13505 East Broadway Avenue, Spokane, WA 99216-1101 Site Address 13505 East Braadway, Spokane, Waslungton Y,ocatiom Generally located along the north side of Broadway AVenue, approxunately 1/4 mile east of McDonald Road, in the NE '/4 of Section 15, Townshlp 25 North, Ran;e 44 EWM Zoniag Urban Residential-3 5 (UR-3 5) The site also hes wlthin the Aquifer Sensrtive Area and Pubhc Transit Benefit Area designated by the County Zoning Code Camprehensive Plan Urban category The property is also located within the Aqulfer Sensitive Area, Pnonty Sewer Service Area and Urban Impact Area designated by the Comprehensive Plan IUGA The site is located wlthin the intenm urban growth area boundanes established by the County pursuant to the State Growth Management Act Environmental Iteview A Determinahan of Nonsigruficance was issued by the Division of Building and Planrung on Apn126, 1999 HE Findings, Conclusions and Declsion ZE 23-9$ Page 1 C Site Y)escription Tne site is approximately 5 acres in size and is genera.lly flat The subject property is currently compnsed of 3 separate lots, each of wluch contains a residence and associated storage buildings Surrouncling Condihons Broadway Avenue adjacent to the site is designated as a Pnncipal Artenal by the County Artenal Road Plan, and is a 4-lane roadway with curbmg and sidewalks The Blake Road nght of way along the west boundary of the site is urumproved and not maintained by the counfiy Evergreen Road located a few blocks east of the site is also designated as a Pnncipal Artenal McDonald Road to the west is designated as a Mmor Artenal A new freeway interchange is being planned at Evergreen Road and Interstate 90 (I-90) a few mlles northeast of the site in the near future, along with the widerung of Evergreen Road to a 5- lane artenal section Sprawe Avenue and Sullivan Road, which are designated Pnricipal Artenals, and State Route 27 (Pines Road), compnse major traffic and commercial comdors in the general area of the site A new regional mall is located north of I-90, between Evergreen Road extended and Sulhvan Road Surrounding uses in the vicuuty of the proposal include single-family residences on lots ranging in size from 10,000 square feet to 5 acres, multi-family residences, an elementary school, and vacant, undeveloped Iand The land lying immediately surrounding the site is all zoned UR- 3 5 UR-22 zonuig is located west of the site, at both the southeast and northwest corners of Broadway Avenue and McDonald Road A Neighborhood Business (B-1) zone is found at the northwest intersection of Broadway Avenue and Evergreen Road Pro,ect I)escription The project seeks a rezone to the UR-22 zone, to develop approximately 5 acres into 110 multi-family dwelling uruts for independent rerirement hving The net acreage of the site, after the dedicarion of 20 feet of nght-of-way for Blake Road, is approximately 4 58 acres The density (net) of the project is therefore approxunately 24 dwelling uruts per acre The apphcant has requested bonus density pursuant to Chapter 14 820 of the County Zoning Code, to allow an additional 10 multi-family uruts beyond the100 units that would otherwise be allowed within the UR-22 zone The existmg residences on the site will be removed pnor to completion of the phased development The site would be served by public sewer and water, and modern utilities The site plan of record submitted on February 18, 1999 illustrates two U-shaped, 3-story buildings labeled as phase I and II respectively and having a combined builduig footpnrit of 35,000 square feet Livmg uiuts will average 800 square feet A 6-foot high fence, wluch is required to be sight-obscunng is shown along the east west and north szte boundanes The project also includes a seruor activity center located within a central courtyard, and associated parkulg and landscaping The landscaping along the north, west and south boundanes exceeds that required by the County Zorung Code The seruor center will provide an eating area, along with passive and active recreation Access to the project would be lirrvted to Broadway Avenue B ProceduralInforination Applicable Zoning Regulahons Spokane County Zorung Code Chapters 14 622 and 14 820 Hearing I)ate and Locahon Apn128, 1999, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA HE Findings, Conclusions and Decision ZE-23-98 Page 2 ~ E Notices Malled ~ Apnl 13, 1999 by applicant Posted Apnl 12, 1999 by applicant Published Apn19, 1999 Compliance The legal requirements for pubhc nouce have been met Hearing Procedure Pursuant to Resolution Nos 96-0171 and 96-0294 Testimony Tammy Jones Cathy Ramm Division of Building and Plann.ing 25 South Altamont 1026 West Broadway Spokane, WA 99202 Spokane, WA 99260-0240 Items Noticed Spokane County Comprehensive Plan, County Zoiung Code and County Code County Resolution Nos 97-0321 (establishuig NGA intenm regulations), 97-0134 (establislung IUGA boundanes), 96-0294 (Heanng Examiner Rules of Procedure), 96-0171 (Heanrig Examiner Ordinance) and 85-900 (adopting County Zorung Code, and adopting Program to Implement the Spokane County Zorung Code) Final land use decisions referenced in Staff Report III LAND USE ANALYSIS, FIN]DINGS OF FACT & CONCLUSIO1vS OF LAW, A Annroval cntena In considenng a rezone applicahon, Washington case law generally provldes 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 Parkridge v Seattle, 98 Wn 2d 454, 462, 573 P 2d 359 (1978), and Bjarnsoii v Krtsap County, 78 Wn App 840, 899 P 2d 1290 (1995) A comprehensive plan is considered as a general bluepnnt for land use regulahon by local governments Only general conformance with a comprehensive plan is requued to approve a rezone See Citizens for Mount Vernon v City of Mount Vernon, 133 Wn 2d 861, 873 947 P 2d 1208 (1997), Cathcart v Snohomrsh County, 96 Wn 2d 201, 211-12, 634 P 2d 853 (1981) Where a comprehensive plan conflicts with zorung regulations zoiung regulations will usually be construed to prevail See Weyerhaeuser v Pierce Cozrnty, 124 Wn 2d 26 43 (1994), 873 P 2d 498 (1994) The County Heanng Examiner Ordinance authonzes the Heanng Exammer to grant, deny or grant with such condinons, modifications and restrichons 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 regulations include without linutation the County Zorvng Code, the State Environmental Policy Act (SEPA) and the County's Local Envlronmental Ordinance (chapter 11 10 of the Spokane County Code) HE Findings, Conclusions and Decision ZE-23-98 Page 3 Section 14 402 020 of the Zorung Code authonzes amendments to the Code based on any one of 6 grounds, without differentiating between zorung text revisions and amendments to the official zonung map Zoning Code 14 402 020 (1) authonzes the Code to be amended if it is " consistent with the Comprehensive Plan and ls not detnmental to the public welfare Zoning Code 14 402 020 (2) authonzes a Code amendment where " [c]hange in econonuc, technological, or land use conditions has occurred to warrant modification of this Code" These are the most relevant local cntena for considerahon of the current rezone applicahon Zorung Code Chapter 14 820 authonzes bonus densities for direct hookup to pubhc sewer, with additional bonus density allowed for certain project features B The aronosed rezone and reQuest for bonus densitv, as conditioned, generallv conform with the Snokane Countu Generalized Camorehensive Plan. bear a substantial relationshIp to and will not be detnmental to the oublic health. safetv and izeneral welfare, and comulv with the Sookane Countv ZoninQ Code and other apnlicable develooment regulations The site is designated in the Urban category of the Comprehensive Plan The Division of Building and Planrung found that the proposal generally conformed to the policies of the Urban category and that the project implements the purpose and mtent of the UR-22 zone expressed in the Zoning Code The Examiner agrees with such analys2s and hereby adopts and incoiporates by reference the analysis contauled on pages 4-7 of the Staff Report regarding the consistency of the project with the Comprehensive Plan, as findings of fact and conclusions of law herein No opposition was expressed to the proJect at the public heanng However, comment letters received from nearby residents expressed concerns with the compatibility of the multi- family housing with surrounding single-family residences, and with potential use of the unimproved nght of way for Blake Road along the west boundary of the site Ronald Robinson, who resides at 912 N Mamer, objected to the proposal on the basis that a large retirement complex is already being planned on Evergreen Road northeast of the site, that elderly dnvers from the project would endanger elementary students from the adjacent elementary school This general statement is lnsufficient to establish that there will not be demand for the pro}ect to serve the housing needs of the growing elderly population ln the county The project will be fenced along its west boundary adjacent to Blake Elementary School Neither the school distnct nor County Engineenng expressed any safety concerns unth the location of the project, and apparently opposes the vacation of Blake Road The County Engmeenng conditions of approval requue the applicant to dedicate 20 feet for Blake Road along the west boundary of the site Such conditions also require the applicant to participate in the cost of improvuig Blake Road west of the site through a future road improvement distnct, should one be formed by the County However, access to Blake Road is prohibited by County Engineenno, If Blake is improved, the westerly dnveway approach to the site along Broadway Avenue may need to be modified or relocated Don and Eileen Lovell, who reside at 13513 E Cataldo Lane, expressed concern that the project would block theu view, encourage additional multi-family development between their home and the site, lower their property value, increase traffic along Blake Road and at the intersection of Mission Avenue and McDonald Road, endanger school children wallting along HE Findings, Conclusions and Decision ZE-23-98 Page 4 Blake Road, was unneeded, and was inconsistent with the sense of personal space and pnvacy associated with single-family residential housing Eldon and Geraldine Henstad reside at 13420 E Broadway, wluch residence is located along the south side of Broadway Avenue southwest of the site They do not oppose the project, but request that Blake Road be paved to or blocked to motor velucles to eliminate an existing dust problem associated with use of such road County Assessor maps illustrate the Lovell property lying approxunately 200 feet south of the site, at the northeast corner of the Blake Road nght of way and Cataldo Lane An undeveloped parcel of land of about 2 5 acres, which extends between the Blake Road nght of way and Mamer Road to the east, lies between Cataldo Lane and the project Tlus parcel, along with Cataldo Lane, buffers the site from the Lovell parcel The project also provides a rear yard setback of 70 feet between the 3-story buildings and the south property line of the site This exceeds the minimum rear yard setback in the UR-22 zone of 15 feet Additional bufferulg will be provided by a 6-foot lugh sight-obscunng fence required along the south boundary, and 25 feet of Type III landscaping along such boundary The UR-22 zone only requues 5 feet of Type III landscaping along such boundary The spatial separation and addirional buffenng provided satisfactonly mitigate the height of the project with regard to the single-family housing located to the south It appears unlilcely that the 2 5 acre parcel, which is not owned by the applicant or owner of the current site, would be developed for multi-housing, since it does not front along or have near access to an artenal Seruor housing typically generates much less peak hour traffic than general multi-housing, and its unpacts are typically perceived to be less than general muln-family housing when located adjacent to single-family neighborhoods There is no evidence that any levels of service on the roads serving the project would be sigruficantly impacted by the project The project meets the locational cntena for multi-family housing recommended by both the Comprehensive Plan and the UR-22 zone It is located along a Pnncipal Artenal and close to major transportahon routes, shopping and employment The project represents ` fill-in development', as such term is defined in the Comprehensive Plan glossary The project is buffered from nearby residences by spatial relationships, ample landscaping and sight-obscunng fencing, and is reasonably compatible with adjoirung land uses The project w111 not unpact Blake Road The project is conditioned for compliance with the UR-22 zone and other applicable provisions of the Zoiung Code The Staff Report indicates that the project appears to meet the density standards of such zone, with the exception of maximum allowable density The uruts in the project most closely resemble "retirementlelderly apartments", as defined in Zonuig Code 14 300 100, a type of multi-fanuly housing The applicant has requested 10 units of additional density beyond that normally allowed in the UR-22 zone, pursuant to Zoning Code Chapter 14 820 Zoning Code Chapter 14 820 authonzes bonus densities of 3 5 dwelling units per acre m the UR-22 zone, for direct hook-up to pubhc sewer Additional bonus densities of 5 dwelluig units per acre each may be autbonzed for location of development within one-quarter (1/4) mile walking distance of available public transit, and location of development where off-site convenience shopping facilities are funchonally accessible within reasonable wallung distance (i e 5 rrules), or where the pnmary means of access to a development is v1a an artenal Zoning Code 14 820 060 HE Findings, Conclusions and Decision ZE-23-98 Page 5 1r l~ The stated purpose of the bonus density provisions of Zomng Code Chapter 14 820 is to set standards that will allow lugher than normal residential densrties in a manner that provides a desirable living environment compatible with surrounding land uses Development bonuses are expected to increase development, generally witlun the Urban Impact Area designated by the Comprehensive Plan, in locations where the actual connection to sewers ls intended to protect the County's sole source aquifer Bonus densihes are intended to provide for higher density development in locations close to employment, shopping, major transportation routes and sarutary sewer, and to provide economical mulhfanuly housing in regard to anticipated growth in areas required to use sarutary sewer facilities when such facilities are operational See Zomng Code 14 820 000 To qualify for bonus density for the duect hookup to public sewer, the site must be no more than 200 feet from a sewer trunk or collector line, unless the County Division of Utiliries determines that it is feasible to hook-up to a sewer trunk or collector lme at a greater distance when applicable Zoning Code 14 820 080 Public sewer is already located in Blake Road adjacent to the site See testunony of Cathy Ramm To qualify for bonus densities under Zomng Code Chapter 14 820, a project must also meet the development standards of the UR-22 zone, and the increased density must not be detnmental to the general purpose for granting bonus density under such chapter, or otherwise harmful to the public health, safety and welfare Zoning Code 14 820 000 The above discussion and the Staff Report establish that these requirements and intentions are met The request for bonus density should be granted The procedural requirements of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met The Heanng Examiner concurs with the Determination of Nonsignificance issued by the Division of Building and Planning No adverse comments were received from public agencies that would dictate a need for withdrawal of such environmental determination C Conditions in the area ln wluch the property is located have changed substantiallv since the nronertv was last zoned In applying the changed circumstances test, courts have looked at a vanety 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 condbtions" as factors that will support a rezone Spokane County Zomng 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 Bassana v County Commrssioners, 70 Wn App 389, 394 (1993) Recent cases have held tbat changed circumstances are not required for a rezone if the proposed rezone implements policies of a comprehensive plan Bjarnson at 846, Save Dur Racral Environment v Snohomish Coacnty, 99 Wn 2d 363, 370-371 (1983) As discussed above, the proposal is generally consistent with the Comprehensive Plan Numerous changed conditions support the project, including rezones approved in 1992 and 1995 to the UR-22 zone for properties lying west of the site, planned improvements to Evergreen Road, increased demand for seruor housing in the Spokane area, and the availability of public sewer HE Findings, Conclusions and Decision ZE-23-98 Page 6 IV DECISION Based on the Findings of Fact and Conclusions above, the above application for a zone reclassification to the Urban Residential-22 (UR-22) zone, and the bonus density request for 10 additional units of multi-housing in the UR-22 zone, all for the development of 110 multi- housing in the form of retirement/elderly apartments, are hereby approved Any conditions of approval recommended by public agencies which have been supplemented or sigruficantly altered by the Examiner below are italicazed Failure to comply with the conditions of this approval may result in revocation of this approval by the Heanng Examiner This approval does not waive the applicant's obligahon to comply with all other requuements of other agencies with junsdiction over land development SPOKANE COUNTY I)IVISION OF BUILI)ING AND PLAIl1NING 1 The proposal shall comply with the Urban Residential-22 (I1R-22) zone and all other applicable provisions of the Spokane County Zorung Code, as amended 2 The applicant shall develop the subject property in accordance with the site plan of record submitted on February 18, 1999 Minor vanations to the site development plan may be approved by the Director of the Division of Building and Planning/designee, to achieve compllance wrth the conditions of approval, or pursuant to Section 14 504 040 of the County Zorung Code as amended All vanahons shall conform to the regulations set forth m the County Zorung Code, and the onginal intent of the development plans shall be mamtained 3 Approval is requued from the Director of the Divlsion of Buildmg and Planiung/designee of a specific lighting and sigmng plan for the descnbed property pnor to the release of any building pernut 4 Direct light from any extenor area lighting fixture shall not extend over the property boundary 5 The Drvision of Building and Planning shall prepare and record Nvith the Spokane County Auditor a Title Notice noting that the property in question is subject to a vanety of special conditions imposed as a result of approval of a land use action This Title Notice shall serve as public notice of the conditions of approval affecting the property in question The Title Notice should be recorded within the same tune frame as allowed for an appeal and shall only be released, in full or in part by the Division of Building and Planrung The Title Notice shall generally provide as follows The parcel of property legally descnbed as [ ] is the subject of a land use action by a Spokane County Heanrig Body or Administrative Official on September 13, 1999, imposing a vanety of special development conditions File No ZE-23-98 is available for inspection and copy2ng in the Spokane County Division of Building and Plannmg 6 A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the Director of the Division of Building and Planning/designee shall be submitted wrth a performance bond or other suitable guarantee for the project pnor to release of any building HE Findings, Conclusions and Decision ZE-23-98 Page 7 pernuts Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impai.red 7 The Spokane County Division of Building and Planiung shall prepare and record with the County Auditor a Title Notice specifymg a future land acquisition area for road nght-of-way and utilities The Title Notice shall state the following a A stnp of property 20 feet in width from the existing nght-of-way is reserved for future acquisition area for additional road nght-of-way width along Broadway Avenue b Future building and other setbacks required by the Spokane County Zorung Code shall be measured from the reserved future acquisition area c No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road nght-of-way and utilihes If any of the above improvements are within the area, they shall be relocated at the apphcant's expense when roadway improvements are made d The future acquisition area, unit acquired, shall be pnvate property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered intenm uses e The property owner shall be responsible for relocating such `intenm' unprovements at the time Spokane County makes roadway improvements after acquinng said future acquisition SPOKANE COUNT'Y DIVISION OF ENGINEERING Pnor to issuance of a building permit or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement Distnct, whichever comes first 1 The applicant shall dedicate 20 feet on Blake Road for nght of way and the applicable radius on Broadway Avenue and Blake Road The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards Pnor to release of a building permit or use of property as proposed 2 Access permits for approaches to the County Road System shall be obtained from the County Engineer 3 The applicant shall submit drainage and access plans for approval by the Spokane County Engineer 4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design, location and arrangement of parkuig stalls shall be m accordance with standard engineenng practices Pavmg or surfacincr as approved by the County Englneer will be required for any portion of the project which is to be occupied or traveled by velucles 5 To construct the roadway improvements stated herein, the applicant may, with the approval of the County Englneer, join in and be willing to participate in any petition or resolution which purpose is the formation of a Road Improvement Distnct (RID) for said unprovement pursuant to HE Findings, Conclusions and Decision ZE-23-98 Page 8 ~ chapter 36 88 RCW, as amended Spokane County will not participate in the cost of these improvements Tlus provision is applicable to Blake Road 6 As an altemative method of construchng the road improvements stated hereui, the applicant may, with the approval of the County Enguieer, accomplish the road improvements stated herein byjouung and participahng m a County Road Project (CRP) to the extent of the required improvement Spokane County will not partlcipate in the cost of these improvements This provision is appllcable to Blake Road 7 The construction of the roadway improvements stated herein shall be accomphshed as approved by the Spokane County Englneer 8 The County Engineer has designated a Local Access Roadway Sechon for the unprovement of Blake Road which is adjacent to the proposed development T'his vvill requue the addition of approximately 32 feet of asphalt along the frontage of the development Curbing and sidewalk shall also be constructed 9 All required improvements shall conform to the current State of Waslvngton Standard Specifications for Road and Bndge 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 10 Access to Blake Road shall be prolubrted until such time as specifically authonzed by the Spokane County Engineer At such tune that Blake Road is constructed and established by the Boazd of County Commissioners as a public road, the dnveway approach located to the west w111 be reviewed by the County Engineer to determine if modification or relocahon is requued 11 Roadway standards, typical roadway sechons and drainage plan requuements are found in Spokane County Resolution No 95-0498 as amended and are applicable to tlus proposal 12 No construction work is to be performed withm the existing or proposed nght of way until a permit has been issued by the County Engineer All work witlun the public road nght of way is subject to inspection and approval by the County Engineer 13 All required construction wlthin the exishng or proposed public nght of way is to be completed pnor to the release of a building permit or a bond in an amount estimated by the County Engineer to cover the cost of construction or unprovements shall be fiied with the County Engineer 14 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 denved, do for themselves, their heu-s, grantees, assigns and successor(s) in interest hereby request and authonze Spokane County to include the above descnbed property in a Road Improvement Distnct (RID) and to support the formation of a Road Improvement Distnct for improvement of the road(s) descnbed below by requesting and authonzmg Spokane County to place their name(s) on a petition for the formation of a Road Improvement Distnct pursuant to RCW 36 88 050, or by requesting and authonzing Spokane County to cast theu ballot in favor of HE Findings, Conclusions and Decision ZE-23-98 Page 9 ~ f 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) descnbed 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 denved from the formation of the RID by the property included therein, together with the amount of any County participatton, 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 nght, as authonzed under RCW 36 88 090, to object to any assessrnent(s) on the property as a result of the improvements called for in conjunction with the formahon of a RID by either the petihon or resolution method under Chapter 36 88 RCW and to appeal to the Supenor Court the decision of the Board of County Commissioners confirnung 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 It is further acknowledged and agreed that at such time as a RID is created or any County Road Improvement project is authonzed by Spokane County, the improvements requaed shall be at the sole expense of the owner(s) of property withm the R.ID or served by the improvements without any monetary participation by Spokane County The RID waiver contained in thls agreement shall expu-e after ten (10) years from the date of execution below This provision is applicable to Blake Road 15 The County Artenal Road plan identifies Broadway Avenue as a 100 foot Pruicipal Artenal The existing nght of way width of 60 feet is not consistent with that specified in the plan In order to unplement the Artenal Road Plan, it is required that in addition to the required nght of way dedicahon, a stnp of property 20 feet in width along the Broadway Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when artenal improvements are made to Broadway Avenue 16 The applicant is advised that there may exist utilities either underground or overhead affechng 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 utilrties and Spokane County Engineer to determine whether the apphcant or utility ls responsible for adjustment or relocation costs and to make arrangements for any necessary work SPOKANE i2EGIONAL HEALTH I)ISTRICT 1 The sewage disposal method shall be as authonzed by the Director of Utilities for Spokane County 2 Water service shall be coordinated through the Director of Utilities for Spokane County 3 Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health HE Findings, Conclusions and Decision ZE-23-98 Page 10 C 4 A public sewer system shall be made available for the project and individual service will be provided to each building The use of individual on-site sewage disposal systems shall not be authonzed 5 The use of pnvate wells and water systems is prolublted SPOKANE COUNTY IDIVISION OF UTILITIES 1 A wet (live) sewer connection to the area-wide public sewer system shall be constructed A sewer connection permit is required Applicants for commercial permits shall submit lustoncal and/or estimated water usage pnor to the issuance of the connechon permit in order to establish sewer fees 2 The applicant shall submit expressly to the Spokane County Utilities Division, ` under separate cover", only those plan sheets showuig sewer plans and specifications for public sewer connections and facilities for review and approval Commercial developments shall subnut histoncal andior estimated water usage as part of the sewer plan subnuttal 3 Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the issuance of the sewer construction permit 4 Arrangements for payment of applicable sewer charges must be made pnor 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 5 Any water service for tlus project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended HE Findings, Conclusions and Decision ZE-23-98 Page 11 r l DATED this 13' day of September, 1999 SPOKANE COUNTY HEARING EXAMINER MichAl C Dempsey, WSBA #8235U 1~1 N0TICE OF FINAL I)ECISION AND NO'I'ICE OF RIGI3T TO AI'PEAL Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the Heanng Examiner on an application for a zone reclassificahon and accompan}nng SEPA determination is final and conclusive unless within ten (10) calendar days from the Examiner's wntten decision, a party of record aggneved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington However, RCW 36 70B 110 (9) indicates that admuustrative 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 Apphcant on September 13, 1999 IDepending on wh'ch appeal period referenced above legally applies, the apneal closing date is eit6er SeQtemlber 23. 1999 or September 27.1999 The complete record in tlus matter, including tlus decision, is on file dunng the appeal penod with the Office of the Heanng Exammer, Thlyd Floor, Pubhc Works Building, 1026 West Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490 The file may be inspected dunng normal workuig bours, listed as Monday - Fnday of each week, except holidays, between the hours of 8 00 a m and 4 30 p m Copies of the documents in the record will be made ava.ilable at the cost set by Spokane County h,,,HE Findings, Conclusions and Decision ZE-23-98 Page 12 . Project Status Active ENGINEER'S R~VIEW SHEET As Built Plans Received Rezone File Zil,-V02,3-9g "98 Road Plans Approved ('ompanion f=iles: New Road Standards 5- I5-95 M} lar Related Files: Hearing: 04; 28i l 999 l U:3f► Building Dept: "I'echnical Review: 01/21/1999 01:15 Preliminary Review: Type: Large Lot l~ I31dg. Square Feet Date Received: 01/11/1999 No. Lots: No. Acres: 5 Project Name UR-3.5 TO UR-22 BROADWAY COURT EST INDEP RETHOMNT 110 UNITS Site Address E. BLAKE, N. BROADV4'AY, S. CA'rALDO LN, W. [vf:1MER, BROADWAY E. 13505 Rangc-Township-Section: 44 - 25 - 15 PARCEL(S): (frst 13) Applicant Cunditions Mailed: 45151.1419 45I 51.1 420 45151.1421 Cathy Ramm Flood Zonc No RAMM ASSOC Water Source Public 25 S. Altamont St Sewer Source S}'OKANE, WA 99202 School Dist 356 Phone Fire Dist 1 (509) 534-8086 Phone Dist Fng Billing Owner llarold Sarff Harold SarfC : - 12016 E. Cataldo .Av 12016 L. Cataido Av - SPOKANE, WA 99206- SPOKANE, WA 99206- Phone Fax Phonc Fax (509) 921-5473 (509) 924-0212 (509) 921-5-173 (509) 924-02l? Signed Name: HAROLD M SARFP Building Ph: 456-3675 / Planning Ph: 456-2205 Contact: TAMMY JONES Date Submitte Description Initials 01/20/1999 Eng Necd Technically Complete Eng Need tiarvard Rd Mitigation Eng Need Drainage Plans Eng Need Traftic Analysis Eng Need Other 12/1011998 Eng Pay Fees Received Eng Final Plat Fees Completeti Copy to Accounting Eng Ariority Fees Receiveci Notice to Public l Notice to Public ft ! 3 4 6 Completed - or Needs to be signed Uesign Deviation Dates ([n-0ut) ! i - l l l l - l l l l - 1 / OTid quanUCS tor drainage item calculated Hearing Date Decision App __VDen Cond Appld BCC Appealed to BCC Decision App Den Cond Appld Court Appealed to Court Decision App Den Cond Appld Stamped Mylats to Secretary (Sandy) Stamped 208 Lot Plans to Secretary (Sandy) .~~~/1-7 r~ ` rz~`~_ L_ ~~c~~~`~`-~ ~ /C • ~ 0 ~ I - Pro;ect Status Active ENGINELR'S REVIEW SHEET As F3uilt Plans Received Rezone File ZE-0023-98 "98 Road Plans Approved Companion Files: New Road Standards 5-1 -5-95 Mylar Related Files: Hearing: Building Dept: Technical Review: 01/2111999 Preliminary Review: Type: Large Lot ❑ Iiidg. Square Feet Dute Received: Ol/I 1/1999 No. Lots: No. Acres: S Project Name UR-3.5 TO UR-22 BROADWAY COURT EST INDEP RETIRNtENT 110 UNITS Site Address , BROADWAY E. 13505 /V~ ylI,( 5 I./b Range-Township-Section: 44 - 25 - 15 PARCEL(S): (first 18) Applicant Cunditions Mailed: 451 51.1419 45151. I420 45151,1421 Cathy Ramm Flood Zone No RAMM ASSOC Water Source Public 25 S. Altamont St Sewer Source Spokane, WA 99202 School Dist 356 Phone Fire Dist 1 (509) 534-8086 Phone Dist Eng Billing Owner ! larold Sarfi' Ftarold Sartl' 12016 L. Cataldo Ave 12016 E. Cataldo Ave Spokane, WA 99206- Spokane, WA 99206- Phone Fax Phone Fax (i09) 921-5473 (509) 924-0212 (509) 921-5473 (509) 924-0212 Signed Name: HAROLD M SARFF Building Ph: 456-3675 / Plunning Ph: 456-2205 Contact: TAMMY JONLS Date Submitted Description Initials Eng Need Technically Complete Eng Need Harvard Rd Mitigatifln Eng Nced Drainage Plans Eng Need Traffic Analysis Eng Need Other Eng Pay Fees Received Eng Final Plat Fees Completed Eng Priority Fees Received Copy to Accounting Notice to Public / Notice to Public # 1 3 4 6 Completed - or Needs to be signed Design Deviation Dates (In-Out) on3 quant~es~oi drainage item calculated Hearing Date Decision App Den Cond Appld BCC Appcaled tu EiCC Decision App Den Cond Appld Court Appealed to Court Decision App Den Cond Appld Stamped Mylars to Secretary (Sandy) Stamped 208 Lot Plans to Secretary (Sandy) ~ ~ ~ - - ~ ' • . / ' ~'~..~~1 . STAFF REPORT TO THE HEARING EXAMINER FII.E ZE-23-98 DIVISION OF BUILDING AND PLANNING SPOK:ANE COL:TNTY HEARING DATE: April 28, 1999 @ 10:30 a.m. FILE ZE-23-98 PROJECT PLANNER: Tammy Jones, Associate Planner PROJECT DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) on approximately five (5) acres for 110 multi-family residences for independent retirement living, with a request for bonus density pursuant to Chapter 14.820 of the Spokane County Zoning Code. STAFF RECOMMENDATION: Staff recommends approval of the zone reclassification and bonus density request, as conditioned. Proiect Data Project Location: The site address is 13505 E. Broadway. The site is generally located north of and adjacent to Broadway Avenue and approximately '/4 mile east of McDonald Road in the NE %4 of Section 15, Township 25 N., Range 44 EWM, Spokane County, Washington. Parcel Number(s) 45151.1419, 45151.1420, 45151.1421 Owner: Harold Sarff & R. D. Deets 12016 E. Cataldo Ave. Spokane, WA 99202 (509) 921-5473 Agent: Ramm and Associates, c!o Cathy Ramm 25 S. Altamont Spokane, WA 99202 (509) 534-8086 Comprehensive Plan Designation: Urban Zoning: Urban Residential-3.5 (UR-3.5) Existing Land Use: Single family residential Surrounding Zoning and Land Uses: • North: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural (A) in 1942 (ZE- 60-42). Land use to the north of the site consists of single family residences and vacant, undeveloped land. • South: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural (A) in 1942 (ZE- 60-42) and 1972 (ZE-91-72), and Urban Residential- 22 (UR-22) established in 1991, previously classified ZE-23-98 Staff Report - April 28, 1999 Hearing 1 of 7 f f 7 r . r as Multi-Family Suburban (MFS) in 1984 (ZE-91-84). Land use to the south of the site consists of single family residences and vacant, undeveloped land. Multi-family residences are located to the southwest of the site along McDonald Road. • East: Urban Residential-3.5 (UR-3.5) estab{ished in 1991, previously ciassified as Agricultural (A) in 1942 (ZE- 60-42). Land use to the east of the site consists primarily of single family residences. • West: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural in 1942 (ZE-60- 42). Land use to the west of the site consists of an eiementary schoof and single family residences. Recent land use actions in Recent land use actions in the surrounding area surrounding area: include: ZE-31-94; a zone reclassification from UR- 3.5 to UR-22, located northwest of the site along McDonald Road and approved by the Hearing Examiner Committee on February 15, 1995; ZE-7-92, a zone reclassification from UR-3.5 to UR-22, located west of the site along Broadway Avenue and approved by the Hearing Examiner Committee on March 19, 1992; SP-1057-96, a 2 lot short plat on 2 acres located north of the site and approved by the Division of Building and Planning on April 5, 1996; SP-782-92; a 4 lot short plat on 2.5 acres located north of the site aiong Blake Road and approved by the Division of Building and Planning on September 29, 1992; ZE-91-84, a zone reclassification from Agricultural (A) to Multiple Family Suburban (MFS) on property located west of the site along Broadway Avenue and approved by the BOCC on August 13, 1985. Land Division Status: The subject property consists of three individual tax Parcels of record. Shoreline Designation: Not applicable Water Purveyor: Vera Water & Power Sewage Disposal: A public sewer system is available to serve the site. Fire District Spokane County Fire Protection District #1 School District: Central Valley School District #356 , Nearest Arterial and Distance: The site is located adjacent to Broadway Avenue which is designated as a Major Arterial by the Spokane County Arterial Road Plan. The Spokane County Division of Engineering and Roads is requesting a strip of property 20 feet in width be set aside along Broadway Avenue as a Future Acquisition Area. Neighborhood Association: None known 1 ' This proposal is {ocated inside the Interim Urban Growth Area (IUGA). ' This proposal is located inside the Pub{ic Transportation Benefit Area (PTBA). ZE-23-98 Staff Report - Aprif 28, 1999 Hearing 2of7 . GMA/Critical Areas Aquifer Recharge Area: The subject property is located within the Priority Sewer Service Area (PSSA) and the Aquifer Sensitive Area (ASA) Overlay Zone. Fish & Wildlife Habitat Conservation Areas None illustrated on the Spokane County Critical Areas Maps. Floodplain The site is not iocated within a flood plain Geologically Hazardous Areas None illustrated on the Spokane County Critical Areas Maps. Wetlands None illustrated on the Spokane County Critical Areas Maps. ~ . SEPA Determination of Non-significance (DNS) issued on April 9, 1999, with a comment period ending on April 26, 1999. Noticinq Published: The proposal was published in the Legal Notice section of the Spokesman Review on April 9, 1999. The deadline for notifying property owners/taxpayers within 400 feet of the proposa{ was April 12, 1999. Site Posting Deadline: The deadline for posting public notice on the site was April 12, 1999. 1724 Comaliance Dates Application Accepted: December 16, 1998 Technically Complete / Determination of Completeness issued: February 18, 1999 Date Notice of Decision is due: June 16, 1999 Reviewinq Aqencies 12 agencies were notified on January 8, 1998, and April 2, 1999. Comments were due on January 21,• 1999, and Aprii 14, 1999. Agencies Notified Response Date Agencies Notified Response Date Received Received Received Received Spokane County Division Yes 4113/99 Spokane Regional Yes 4114/99 of Engineering; Health District Transportation Spokane County Division Yes 1/11/99 WA State Department of Yes 1/14/99 of Engineering; Transportation Development Services Spokane County Division Yes 4/8/99 Spokane County Fire Yes 1/18/99 of Utilities Protection District No. 1 Spokane County Yes 1/21/99 Central Valley School No Stormwater Utility District No. 356 Spokane County Division Yes 4/6199 Vera Water & Power No of Long Range Planning Spokane County Air No Spokane Transit No Pollution Control Authority , Authority Aqencv Comments: Agency comments received are in the form of recommended conditions of approval. ZE-23-98 - Staff Report - April 28, 1999 Hearing 3of7 . Public Comments: Comment letters have been received from surrounding residents expressing concem over the compatibility of the proposal with surrounding densities, and possible use of the unimproved right-of-way for Blake Road. Description of the Site: The site is approximately 5 acres in size and is generaiiy flat. The subject property is comprised of three separate lots, each of which contain a residence and associated storage buildings. The application states that these residences will be removed prior to completion of the phased development. The site is accessed by Broadway Avenue, a four lane roadway with curbing and sidewalks, which is designated as a Major Arterial by the Spokane County Arterial Road Plan. Surrounding uses in the vicinity of the proposal include single family residences on lots ranging from 10,000 square feet to 5 acres in size, multi-farnily residences, an elementary school, and vacant, undeveloped land Backqround: The application for the proposal was submitted to the Division of Building and Planning on December 16, 1998. A technical review meeting was held on January 21, 1999, and the application was determined to be Ntechnically complete" on February 18, 1999. A Notice of Application was issued on February 18, 1999, with a 14 day public comment period ending on March 3, 1999. A traffic study was required for the proposai and accepted upon review by the Spokane County Division of Engineering and Roads, and the Washington State Department of Transportation. The Spokane County Division of Engineering and Roads has requested 20 feet of right-of-way dedication along the west property line of the site for Blake Road. A 30 foot unimproved right-of-way is for Blake Road currently exists. The Division of Engineering and Roads has not requested any improvements to Blake Road, but wiil require the applicant to sign a Road Improvement District (RID) agreement for future improvements to Blake Road. Staff Analvsis: Project Oescription: The proposed project consists of a zone reclassification from Urban Residential- 3.5 (UR-3.5) to Urban Residential-22 (UR-22) on approximately 5 acres for 110 independent retirement units. Development of the site will require the dedication of 20 feet of right-of-way along the west property line for Blake Road. As a result of the required dedication of right of way, the net area of the subject property is reduced to approximately 4.58 acres in size. The applicant has submitted a request for bonus density pursuant to Chapter 14.820 of the Spokane County Zoning Code to allow the additional 10 units beyond the 100 units allowable within the Urban Residential-22 (UR-22) zone on 4.58 acres. Comprehensive Plan: The subject property is located within the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for the development of a°citylike" environment with intensive residential uses. The recommended residential net density range within the Urban category is from 1 to 17 units per acre. Detailed Definition D, Noncompatible Uses, states that °due to the variety and mix of land use densities, there are few land use activities that would be inappropriate. Many uses may require screening or other performance standards to make them compatible with one another. A number of Goals, Objectives, and Decision Guidelines within the Urban category are applicable to the proposed zone reclassification. Goal 1.1 encourages a number of housing types and densities. Objective 1.1.a promotes fill-in development within established development areas where public facilities and services have already been established. Decision Guidelines 1.1.1 and 1.1.2 state that urban development will be approved in areas with adequate urban services provided that ail other Objectives and Decision Guidefines can be met, and that base net density for multi-family dwelling areas may be increased through bonus densities when the fill-in criteria is met. The site is located within a developed having a high level of urban services including pubfic sewer and water, schools, arterials, public transit, and fire services. ZE-23-98 . Staff Report - April 28, 1999 Hearing 4 of 7 . ' Objective 1.1.b promotes the location of multifamily dwellings with direct or near direct access to major arterial systems and to public transportation. The site is located with direct access to Broadway Avenue which is a designated Major Arterial and access to public transit is available along Broadway Avenue. Objective 1.1.c states that when multifamily dwellings are to be located adjacent single family areas, careful consideration must given to densities and design in order to protect the amenities of the single family area. The proposed density is considerably higher than what currently exists within the direct vicinity of the site, however the site plan of record illustrates building setbacks and landscaping areas greater than the minimum required, along with a 6 foot sight obscuring fence in order to provide a buffer to the surrounding properties. Decision Guideline 1.1.3 states that a multi-family dwelling structure should locate adjacent designated arterial, near public transit routes and improve or maintain the consistency of adjacent single- family area amenities. Objective 1.5.a states that multifamily developments should be buffered from existing land uses where adverse effects may develop. Decision Guidelines 1.5.1 and 1.5.2 recommend that buffering and landscaping be used to mitigate the differences between existing and proposed land uses. Objectives 1.5.e and 1.5.f state that change in a neighborhood's character may be allowed upon appropriate review and that the existing height of development in a neighborhood should be considered when reviewing multi-family proposals. Decision Guidelines 1.5.7 and 1.5.8 recommend that it be determined whether a development will enhance the residential character of an area and that structure height be taken into account when determining whether a proposal will change the existing land use character of the area. The proposed building height of 45 feet is much higher than the height of surrounding sing(e family homes, but i; similar in height to existing multi-family developments in the general area. Development of the proF,c not effect the residential character of the area. The proposed zone reclassification is an example of a fill-in development in that it lies within a deveiopt_- area having a high level of public services available. The proposed density is higher than what exists in tvic direct vicinity, however buffering of the site through setbacks, screening and landscaping can help to mitigate impacts to the adjacent properties. Zoning: The existing zoning of the site is Urban Residential-3.5 (UR-3.5) and the applicant is proposing a zone reclassification to Urban Residential-22 (UR-22). The purpose of the proposed Urban Residential-22 (UR- 22) zone is to provide for the orderly development of residential property in a manner compatible with surrounding uses. The intent is to add to the variety of housing types and densities and to implement the Urban category of the Comprehensive Plan. General characteristics include having a full line of public services available including public sewer and water. The Urban Residential-22 (UR-22) zone is intended primarily for multifamily dwellings and will usually be located adjacent to major or secondary arterials. Zoning in the general area of the site is primarily Urban Residential-3.5 (UR-3.5). Urban Residential-22 (UR-22) zoning (ZE-91-84 and ZE-7-92) can be found to the west of the site near the intersection of McDonald Road and Broadway Avenue, and Neighborhood Business (B-1) zoning is located east of the site at Evergreen Road. The proposed development is generally consistent with the purpose and intent of the proposed Urban Residential-22 (UR-22) zone based on location adjacent an arterial and availability of public services to the site. Bonus Density: The applicant has requested bonus density for sewer hookup pursuant to Chapter 14.820 of the Zoning Code in order to develop 110 multi-family units on 4.58 acres. The subject site is approximately 5 acres in size, however, the net area of the site excluding the required right-of-way dedication for Blake Road is approximately 4.58 acres. The Urban Residential-22 (UR-22) will allow a density of 100 units on 4.58 acres without an approved request for bonus density. ZE-23-98 Staff Report - April 2F I 9cn NFm,;n,- 5 of 7 ' , The purpose of the development bonus is to set standards for higher than normal residential densities in a manner compatible with surrounding land use and in areas where connection to sewers is necessary to protect the Spokane Sole Source Aquifer. It is intended to provide for higher densities in locations close to employment, shopping, major transportation routes and the sanitary sewer. Bonus density is only available to be utilized if the proposed development is consistent with the development standards of the Urban Residential-22 (UR-22) zone and is not detrimental to the public health, safety and welfare. The proposed development will be served by a pubiic sewer system, is located adjacent to a major arterial, and located approximately 1 mile from a state highway and an interstate highway. Bonus densities of greater than 22 dwelling units per acre shall be subject to hearing body approval and approved densities sha{I not exceed 27 units per acre for direct sanitary sewer hook-up. The applicant is requesting bonus density to allow 10 units in addition to the 100 allowed by the density standards of the Urban Residential-22 (UR-22). Section 14.820.060 allows an additional 3.5 units per acre for direct hookup to the sanitary sewer prior occupancy. Based on this provision/standard, the applicant could request 16 units in addition to the 100 allowed by the UR-22 zone. The request for 10 additional units, at a density of 24 units per acre, is less than the maximum allowable density, and consistent with the purpose and intent of Chapter 14.820. Site Plan: The site plan of record illustrates two 3-story buildings labeled as phase i and phase 11 which comprise a total building footprint of 35,000 square feet, a senior activity center located in the center of an internal courtyard, and associated parking and landscaping. The site plan illustrates two access points to the deveiopment from Broadway Avenue. There is no proposed access from Blake Road. Site Plan Data: Proposed ReQUired Building Coverage 17.5% 65% maximum Building Height 45 feet 50 feet Landscaping Broadway Ave. 55' Type III 20' Type III Blake Rd. 20' Type III 20' Type III North property iine 25" Type III 5' Type III East property line 10' Type III 5' Type III Fencing North and East property lines 6' sight obscuring 6' sight obscuring Building Setbacks Front Yard 109' from property line 25' from property line Flanking Yard 90 ' from property line 30' from property line Rear Yard 70' from property line 15' from property line Side Yard 70' from property line 5' per story Parking 113 spaces 110 spaces The proposed site plan of record meets and/or exceeds the minimum development standards of the Urban Residential-22 (UR-22) zone. zE-zs-ss Staff Report - April 28, 1999 Hearing 6of7 . . ' Changed Conditions: Section 14.402.020(2) of the Spokane County Zoning Code states that amendments to the Zoning Map may occur when it is found that "Changes in economic, technological, or land use conditions has occurred to warrant modification." Changed conditions in the area of the proposal include recent improvements to Broadway Avenue, and the approval of recent zone reclassifications in the general area including ZE-7-92, a zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) with request for bonus density, located west of McDonald Road and approved by the Hearing Examiner Committee on March 19, 1992. Staff Recommendation: The proposed zone reclassification is consistent with the Goals, Objectives Decision Guidelines of the Urban category and implements the purpose and intent of the proposed Urban Residential-22 (UR-22) zone and Chapter 14.820 of the Zoning Code. The Division of Building and Planning recommends approval of the zone reclassification and bonus density request, as conditioned. Attachments: A. Maps • Vicinity Map • Site Development Plan • Comprehensive Plan • Zoning B. Conditions of Approval C. Agency Comments ZE-23-98 Staff Report - April 28, 1999 Hearing 7 of 7 I ~ . . ATTACHMENT A MAPS VICINITY MAP SITE PLAN COMPREHENSIVE PLAN MAP ZONING MAP to•L ' 1 map.- 0-2 , Z. a ~ .e ~ , ~ - Y Ftid ~ I 7 1 t ~ r ~ ~ ~ , v isk ~ c l~. ' 1 ' o Y 1 W i t + ~ . ~ ~ ~ , ~ . v a t ~ ~ 1 . V1 `V' 1 c R a i ~ 7 I 1 _ _ ~ . ZE..23--98 Plan r~t Dev~~ me Site e~ BItOI II~~ 3 caIatDo v.Ne y,.~ ~ I CATALDO 1 t 1- ~ ~ ~ ! } 1 ~ ~ y.a• { 1 1 { 1 ~ . { 1 y r• ~ ~ ' w» ~ ► ~ ~ /~~b~ ~1~~111~14111ti11~ ~ . ~ ; . ( ( , ~•:~Y";~'//~//j~/%, p gt,aKE <<= ' O F • . ~ iEWTAFtY ~o% ► O ~ - ~ S H~ OOL o.y ;K.~ ` n,;,~ • d ~'•`v.c - CEVtRAL , • ~ CQ ~ l „ ► vau=Y =CH001. I O 0[STRICT t p „;,r~+-^,~~`~/. . , r ti ; „ . ~ ~ . ~ ~ ~ K ~„~~st•i~~- ~ • . ~ r ✓ ~ v ! gROaUM~Y~ r-- pti".f f~s ~ 1 1 ~ - - SITE DEVELOPMENT PI.AN MAP Lr,-&y tjse . Lan s~~' . . ~ or~~'rel~en R ' 1 - ~ V~" ' ♦ ~ ~ v 1 rd ! ~ , ~ 3 , ~ 1 y ' ° ~ 11►► ` ~ ti~ •r • ~ 1 = - ~ r 1 1 ~ J, ~ ~ R~~ENSIVE Pt-P'1`~ M ~ - - _ - - - COMp ~ . ZE=23=98 Existing Zoning a, , ` . ~ ~ 1.z n ~ I-2 Bf 1~2 ~ '2 ~ B' .5 I UR-3. ; - =I- - ~ 22 u .5 - - - - - UR-3.5 a -3 ' R' ~ i 8 1 1111 UR , R-3 ~ i ~ TF M-FE FFrFL1 I i ~ II ~ -3 - I ~3l I ~ I ' fJ -3 I I I . ~ ' ~ U R- - I i R 22 UT22 -3 ~ .~.r U -i.S ~ 12.6 UR- .5 ' _UR ~3: n =3 uR- _I1 uR i3 i I s , I j 6_ h _ uR a I B- I _LH I - - - - - - - - - - - " - - - - - - - - - - - - - - - - - - - - - - - - - - - - - T - - - - - - - - - - - - - - - l - - - - - - B-# - 6 3 B-3 ~ ~ - _ ~ - , i - J I~ I R-22 R-33 U ~ -7 UR- ~ . ~ U 3.5 2 11 UR~3A HMAA - ~ .5 I 1~..Lr~. N3.5 U UR P III ~ Not to Scale N~ ZONING MAP ' . ATTACHMENT B CONDITIGNS OF APPROVAL ~ RECOMMENDED CONDITIONS t FoR ZE-23-98 SPO~~A~,M Cllj.JNn DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-22 (UR-22) zone a.~d all ot,i l` r applicable chapters of the Spokane County Zoning Code, as amendeci. 2. 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 Building and Planning/designee, may be permitted, including but not limited to building location, landscape plans 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. 3. Approval is required from the Director of the Division of Building and Planning/designee of a specific lighting and signing plan for the described property prior to the release of any building permit. 4. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 5. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a resu{t of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. The Title Notice sh-all C'y°r?Fr0y provide as follows. The parcel of properLy lcgal6y described as is the subJect ot a iarid use actioii by a Spokane County Hearing Body or Administrative Official on April 28,1999, imposing a variety of special development conditions. File No. ZE-23-98 is available for inspection and copying in the Spokane County Division of Building and Planning. 6. A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the Director of the Division of Building and Planning/designee shall be submitted with a performance bond or other suitable guarantee for the project prior to release of any building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. ZE-_ 2 -9`_? Apr:l 2~1. ? ,9P;t,{i,_ Hw~ ar;n . =~f_ 7. The Spokane County Division of .Buiiding and Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities. The Title Notice shall state the following: a. A strip of property 20 feet in width from the existing right-of-way is reserved for future acquisition area for additional road right-of-way width along Broadway Avenue. b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. c. No required landscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are within the area, they shall be relocated at the applicant's expense when roadway improvements are made. d. The future acquisition area, unit acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered interim uses. e. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition. ZE-23-98 April 28, 1999 Public Hearing Division of Building and Planning Recommended Conditions of Approval I ATTACHMENT C AGENCY COMMENTS SrOKANE REGIONAL HEALTH DISTk[CT RECEIVED ENVIRONMENTAL HEAL t H DIVISION SppKANE GOUNT`( Inter-office Communication APR 1 4 ~~77 DATE Apnl 14, 1999 Or sUILDINGfiD PLAhNWG TO>, ~ Tammy Jones, Associate Planner Spokane County Building and Planrung Division , FROM Donald _ fi~~~ T Lynch, EHS II EHD, SRHD ~ SUBJECT Proposed Preliminary Zone Change ZE-23-98 (Sarff) 1 References a) Map of subject, scale 1" = 50', by applicant, dated December 14, 1998, received by this office January 8, 1999 b) Reconnaissance GeoloLyic Man of the West Half of the Spokane Quadrangle Washinizton and Idaho, Allan B Griggs, 1966 c) Soil SurveV Spokane Countv WashinQton, Soil Conservation Service, U S D A, March, 1968 d) Si)okane Countv WaslunQton EnLyineenne Interoretations, Soil Conservation Service U S D A, August, 1974 e) SDokane Countv Rules and ReQulations for Sewa2e DisDosal Svstems, January 19 1995 f) Logs of water wells in Range 44E Township 25N, Sections 10, 14, 15, 16, and 22 g) Map Greenacres Quadrangle, U S G S, 1973, and Spokane N E, U S G S, 1973 2 Findings a) This project lies over the Spokane-Rathdrum Aquifer b) The project is within Cnhcal Water Supply Service Area #3 and within the service area of Vera Water & Power 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 Pnority Sewer Service A,rea recommended in the '201' Study The method of sewage disposal is subject to approval of the Duector of Utilities, Spokane County pursuant to County Resoiution 80 0418 adopted March 24, 1980 The topoeraphy 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 permrt the use of both an individual well and sewage system d) The project lies in a relatively flat area east of Blake Road and north of Broadway Local drainageways are insi gnifi cant Proposed Preliminary Zone Change -L-23-98 (Sarfo Page 2 e) Surface soils are classed by the U S Soil Conservatlon Service as Garrison Gravelly Loam wlth 0% to 5% 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 larg e amounts of water Data from wells in the area referenced in sectton 1 f shows they are from 75' to 250' deep and have static water levels varying from 47' to 158' below the surface The Vera Water & Power has indicated that it can supply domestic use water for the project upon completion of aQreements with the proponent 3 Requlred (mandatory) Conditions If Approved a) Sewage disposal method shall be as authonzed 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 urill be provided to each building Use of individual on-site sewage disposal systems shall not be authonzed 4 Recommended Conditions of Approval a) Use of pnvate wells and water systems is prohibited c Director of Utilities, Spokane County c Sponsor Ramm & Associates c/o Cathy Ramm 25 S Altamont Spokane WA 99202 landuse ItrZE 23 98 SarffiIh ~ ~ To TAMMY JONES (Building & Planning) ~ CC From JIM RED (Utilities) Date 4/8/99 Subject ZE-0023 98 Stage Hearong Examiner Phase UR35toUR22 SS09 A wet (live) sewer connection to the area wide Pubtic Sewer System is to be constructed Sewer connection permit is required Commercia) developments shall submit historicai and or estimated water usage pnor to the issuance of the connection permit m order to establish sewer fees SS12A Applicant shall submit expressly to Spokane County Droision of Utilities under separate cover , only those plan sheets showmg sewer plans and specificabons for the public sewer connections and facilities for review and approval Commercial developments shall submit historicai and or estimated water usage as part of the sewer plan submittal SS12F Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the sewer construcbon 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 shatl be provided in accordance with the Coordinated Water System Pian for Spokane County as amended l OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave Spokane WA 99260-0170 (509)477-3600 Fax 477-2243 "ENGINEER'S CONDITIONS OF APPROV41-" Z01VE TO Spokane County Planning Departm7y, ' FROM Division of En9ineerin9 & Roads , DATE April13 1999 PROJECT UR-3 5 TO UR-22 INDEP RETIRMENT 110 UNIT FILE # ZE-0023-98/ Heanng 04/28/199 @ 10 30 Review Date @ Sponsor/Applicant KATHY RAMM (SARFF) Section Township Range 15-25-44 Planner TAMMY JONES Technical Review Date (01/21/1999 @ 1 15) The Spokane County Engineering Deparkment has reviewed the above referenced applicatlon The foflowing ' Conditions of Approvsl' are submitted to the Spokane County Planning Department for inclusion in the Findings of Fact Conclusians 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 County Road Project/Road Improvement District whichever comes first 1 Applicant shall dedicate 20 feet on Blake Road for right of way and the applicable radius on Broadway Avenue and Bfake Road The applicant shali grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards 1 Prior to release of a building permit or use of property as proposed 2 Access permits for approaches to the County Road System shall be obtained from the County Engineer ~ 3 Applicant shali submit for approval by the Spokane County Engineer drainage and access plans 4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design location and arrangement of parking stafls shaif be in accordance with standard engineering practices Paving or surfacing as approved by the County Engineer will be required for any portion of the proJect which is to be occupied or traveled by vehicles CC Anplicant KATHY P.r1MM ( SARFr ) Engineer/5u-veyoz Plar.ner TAMMY JONES 4 W. , v ws• t 4 Aage 2 04/28/199 01/21/1999 f Z:: 0023 98 5 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 petitson or resolution which purpose is the formation of a Road Improvement District (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 Blake Road 6 As an aiternative 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 Blake Road 7 The construction of the roadway improvements stated herein shaif be accomplished as approved by the Spokane County Engineer 8 The County Engineer has designated a Local Access Roadway Section for the improvement of Blake Road which is adjacent to the proposed development This wiil require the addition of approximately 32 feet of asphalt aiong the frontage of the development Curbing and sidewalk must also be constructed 9 All required improvements shail conform to the current State of Washington Standard Specifications for Road and Bridge construction and othei applicable county standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in efirect at the date of construction unless otherwise approved by the County Engineer 10 Access to Blake Road shall be prohibited untii such time as specificaily authorized by the Spokane County Engineer At such time that Blake Road is constructed and estab(ished by the BOCC as a public road the driveway approach located to the west will be reviewed by the County Engineer to determrne if modification or relocation is required 11 Roadway standards typical roadway sections and drainage pian requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to this proposal 12 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 13 Ail required construction within the existing or proposed pubiic nght of way is to be completed prior to the release of a building permjt or a bond in an amount estimated by the County Engineer to cover the cost of construction or improvements shall be filed with the County Engineer Page 3 ~ 04j28/199 01/21/1999 Z:: 0023 98 14 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 tn 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 andior 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 RI D are feasible and (2) that the benefits to be derived from the formation of the RI D 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 themseives their heirs grantees assigns and successor(s) shall retain the nght 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 RI D by either the petition or resolution method under Chapter 36 88 RCV1/ and to appeal to the Superior Court the decision of the Board of County Commissioners confirming the finai 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 lt 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 appiicable to Blake Road 15 The County Artenal Road plan identifies Broadway Avenue as a 100 foot Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in the plan In order to implement the Artertal Road P{an it is recommended that in addition to the required right of way dedication a strip of property 20 feet in width along the Broadway Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when arterial improvements are made to Broadway Avenue r Page 4 04/28/199 01/21/1999 ZE 0023 98 16 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property inciuding property to be dedicated or set aside future acquisition Spokane County will assume no financial oblrgation for adjustments or refocation regarding these utilities The applicant shouid check with the appfrcable utrlities 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 END ~ • 1 OFFIGE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane WA 99260-0170 (509)477-3600 Fax 477-2243 66ENVINEER'5 COItiDITIoNS OF APPROVAQ.." ?-oNE - - - - TC~ Spokane County Planning Department A 1 FROM Division of Engineering & Fioads ! I ~ DATE Aprill3 1999 PROJECT 11R-3 5 TOUR-22 ANDEP IRETIRNiENT1'B 0 UNIT FILE # ZE-0023-98/ Hearing 041281199 @ 10 30 Review Date @ Sponsor/Applicant KATHY RAMM (SARFF) Section Township Range 15-25-44 Planner TAMMY J{JNES Technical Review Date (01/21/1999 @ 1 15) ~ The Spokane County Engineering Department has reviewed the above referenced application The following Conditions of Appraval" are submrtted to the Spokane County P(annmg Department for inclusian in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved Prior to issuance of a building permit vr at the request of the County Engineer in conjunction with a County Road Project/Road Improvement District whichever comes first 1 Applicant shall dedicate 20 feet on Blake Road for right of way and the applicable radius on Braadway Avenue and Blake Road The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards 1 Prior to release of a building permit or use of property as proposed 2 Access permits for approaches to the County Road System shall be obtained from the County Engineer 3 Applicant shall submit for approval by the Spokane County Engineer drainage and access plans 4 A parking plan and traffic circulation p(an shall be submitted and approved by the Spokane County Engineer The design location and arrangement of parking stails shall be in accordance with standard engineering practices Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles CC Applicant KATHY RAMM ( SARFF) Engineer/Surveyor Planner TAMMY JQNES Page 'Z ' ° 44/28/199 01/21/1999 ZE 0023 98 5 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 Blake Road 6 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 Blake Road 7 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer 8 The County Engineer has designated a Local Access Roadway Section for the improvement of Blake Road which is adjacent to the proposed development This will require the addition of approximately 32 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 9 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 10 Access to Blake Road shall be prohibited until such time as specificaily authorized by the Spokane County Engineer At such time that Blake Road is constructed and established by the BOCC as a public road, the driveway approach located to the west will be reviewed by the County Engineer to determine if modification or relocation is required 11 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to this proposal 12 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 13 All required construction within the existing or proposed public right of way is to be completed prior to the release of a building permit or a bond in an amount estimated by the County Engineer to cover the cost of construction or improvements shall be filed with the County Engineer Page `3 ' ,04/28/199 01/21/1999 ZE 0023 98 14 Applicant shaii 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 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 contempiated within the proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID by the property inciuded 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 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 Blake Road 15 The County Arterial Road plan identifies Broadway Avenue as a 100 foot Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in the plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 20 feet in width along the Broadway Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when arterial improvements are made to Broadway Avenue s b Page 4 ° T4/28/199 01/21/1999 ZE 0023 98 16 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 responsibie for adjustment or relocation costs and to make arrangements for any necessary work END . . • , - . RECE VED AP R 0 5 199`. 1't7R•,'~-.tl, ~I.- ~~`roa,. ~y... 1.a S R ~i~~r,~ [4t ~ r+ 7" , BUILDWG AND PLANNLNG . A Ui',"itiik)\ OrI'L:i',i_!t~'sl.i:~~ MF.7V10RANDIT11 lU: 5pokane C:ouiity Divisioii of Engineeri»g; Yat Harj,er, c, o S~lndv Kinnha11 Development Engineering Services; Bill Hemminu,.s Spokane County Division of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderb,, Spokane County Air Pollution Control Authority Spokane County Division of Long Range Planning; John Nlercer Spokane County Fire District No. l Central Valley School District No. 356 Vera Power and Water No. 15 Spokane Transit Authority; Christine Fueston WA State Dept. of Transportation; Mark Roh FROM: Tammy Jones, Planner DATE: April 2, 1999 SUBJECT: Review and cc>nnnL:nts t'or tlle licarim~,.: uf- AElrii --)S. 1~~~)C') ~it 1(?: FILE # ZE-23-98 Description: Zone reclassification from Urban hcsidcntial- 3.5 to~ l~ Residential-22 (UR-22) on approx. 5 acres for 110 mu(ti-familv residences for independent retirement living, with a requ,-' 14.820 of the Spokane County Zoning Coci STR 7- 4-41 i s - >--s - q b Sponsor: Harold Sarff and R. D. eets, c/o (:ati,_ Note that the application and maps were previously circulated ~ Plt~lsc rcviewand rettim an\' comme»ts to me hv :Anril 14, ]9~~`~. . , 1026 W. f3ROAD4ti'A1' • SPOf:A:VL, tiVASHINGTOti 99260-0050 PNONE: (509) 477-3675 • FA.\: (509) 477-4703 • TDD: (509) 324-3166 , . • ~ , . . • NOTICE OF PUBLIC HEARING SPOKANE COUNTY HEARING EXAMINER TO: All interested persons, and owners/taxpayers within 400 feet YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE LAND USE APPLICATION LISTED BELOW, AS FOLLOWS: Application: File No. ZE-23-98; Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) on approximately five (5) acres for 110 multi-family residences for independent retirement living, with a request for bonus density pursuant to Chapter 14.820 of the Spokane County Zoning Code. Hearing Date and Time: Apri128, 1999 @ 10:30 a.m. Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West Broadway, Spokane, Washington. Owner: Harold Sarff and R.D. Deets, 12016 E. Cataldo Ave., Spokane, WA 99206, (509) 921-5473 Owner's Designated Contact: Ramm and Associates, c/o Cathy Ramm, 25 S. Altamont, Spokane, WA 99202, (509) 534-8086 Address and Location: 13505 E. Broadway Avenue. Generally located north of and adjacent to Broadway Avenue and approximately '/4 mile east of McDonald Road in the NE %4 of Section 15, 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 Building and Planning, as the lead agency on 4-9-99. The comment period ends 4-26-99. Related Permits: None. Division of Building & Planning Staff: Tammy Jones, Planner, (509) 477-3675 HEARING EXAMINER PROCEDURES Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and may submit written comments and documents before or at the hearing. The Hearing Examiner may limit the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of the Hearing Examiner's decision will be based on the record established before the Hearing Examiner, pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural route as the underlying action. All hearings will be conducted in facilities which are accessible to persons with physical disabilities. Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection seven days before the hearing. The Staff Report and application file may be inspected at the Spokane County Division of Building & Planning, V Floor Permit Center, Public Works Building, 1026 W. Broadway, Spokane, WA 99260, between 8 am and 4 pm, 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) 477-3675. Send written comments to the Spokane County Division of Building & Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Tammy Jones, ZE-23- 98. Motions must be made in writing and submitted to the Spokane County Hearing Eaaminer, 3`d Floor, Public Works Buildin,.~, 1026 W. Broadway, Spokane, WA 99260-0050. Central Valley School District 356 RECEIVED An Equal ~ Opportunuty Emplover s~ FE B 0 9 lqqq East 19307 Cataldo 99016 SPOKANE COUNTy ENG1Nt~' So9) 922 6700 n February 2, 1999 i ~ Verril Smale Spokane County Engineers ~G 1026 W Broadway Spokane WA 99260-0170 Dear Verril We have received notice from Spokane County suggesting that the Blake Road right- of-way adjacent to the east side of Blake Elementary School is "proposed to be vacated" Central Valley School District does not support vacation of Blake Road During my January 22 phone conversation with you, I understood you to say that the County has no current proposal to vacate this part of Biake Road ~ Please contact me if such a proposal surfaces in the future ~ Sincerely, ~ C ~ ~ Dav Jackman Dire ~ Auxiliary Services V cc C Peterson J fVlarczYnski Q-/ 4 ~ C~ X\10 blakerd cty ~ ~ SPOKANE COl.jiv i YDIVISiON OF 6111LD1NG AND P'LANN1NG ZONE RECLASSSFICATION APPLlCAT10N pATt71 A, GEtJF-rsL icvFORMAriow ~ Legat Owner l H,.~,rril ,.S,si r-f f -nn I Rn nPP*-01% Coion~.al Court AAaitirrg Address -U016 c,P-,nn-HA- „ - - - , ~ ~ 1 ~ City State ~ . . Zap Code-W.9920h Phone (509) 921-5473 (Work) (Home) Fax 92402I2,, f~3 } F r 1~ Yc 1~ f p+PP~tcanttAgenl Harold Sarf f ABPnt t`~thv Tts~nnn Rsoi~sw`~~`y ~~a~ +7 ~np~ ~ni_~s.". ~ Mail[ng AddTess City State ~ zip Code g_q= Phon~ _ (Wotk) (tiome) Fax ~~a-Rt Sc~ 1F APPLiCJ4AlT JS A?pT QiRINeR I1YCLUDI: WRiTTEN OWA]ER AUTHORtZATiOIJ FOR APPLiCAAfT TO SrERVE AS RCPRESEt1TATNE ProJecVPrOposal site area (acres or sq It )si~ - %CX . pC AdJaceni area owrted or controtled (acres or sq ft,) None Assessor's paccei numbers of ptojecVproposal4515 1.,1I, 21, 45251,3419, 45151J420 AssessOr s percel numbers of ad)acent area owned or contsolled _bjanp IL m Sireet address of prapasal Exisbng zone c{assificat►onJs) and date estabtrshed _~^3 S es* ~.b? ~~ehP ~ n~ Q~ ~ Cbasting use of property e•~~~Q~-(j-s, Proposed zon,ng Comprehenslve plan category ugW School district Central Vall.ey School Distrsrt WaterpUNeyOr vERA. , Fire drstnct _ F'irp nistrict No I Proposed use of ptoperty Strrgae fernr(y d'welfings buplexes AAultifamiiy dweNings (X ) Manuiac.tured homes Busines$ ( ) Indt~strra[ J ) Mixed use Qlher Desc~e recirement c enrer far e2der y re Ydents lcst ptevious planntng division 2ctiOns tnvplving this propetty _btvna - _ - - _ ~ s.,......... - ° 8 UEc':.4L)ZaNLr Ruc,tRSS(F1CAYtoN lNFORMAT{oN Locatrort o(proposa! On Broaduay Rvertue jLtst east of glake Eleraentery School Secffon IS Township 25 _ Range 44 - Name of puhCc rosd(s) providitlg BCCess DraadWay Avenue Blake Road rzght of wav adjacent to the Site zs proposec, to be vacatec] th oE property fronting on pubtic road 339 ~ - - - TCITAL P 03 P 03 Feb-07-99 21 29 cvsd uxJl1ary services 50 92 5671 .t tllrcW" t 77v 1" SPOKAtrlE COUNT1f D1V1StON OF BUlLt,tNG AND PLANNING ZONE REcLAsSIFtcA°~~~N APPLICr.-rIo~ PAJ?T I 1~ GE-NFAAL.1➢VFORAA&MU .f r e1 fl l Q~~ nla~ P C _ L,e1;i~10Wl7eP tjaYA1 SHI r ColoniaI Cour r Maiting Adc9re$s -=lb City State Zip CodevW-zg6 - P1ione C 509) 921-5473 (tluork) (Home) Fox 92402I2 AQpCiCaP1uAgeF1l I1arc1.d ;SaL'f f Ao4p e a!h,, R,oR:tRtM &5 se f Ces 7fls'. - Marling Rddtegs _ ~So..,:h A I rgmopt - - - , City Stete -W,p Zip Code 900 Prone ,(Sr%n) a24=gM (Work) (Home) Fax 5:1G- Sq 1F APP;LSCAdY 4 Rl4r OwVeR lwccuoG WRITrEN OwwER AuTHoaIZATiAN FOR APPuCaNT TO SFR11E As F2EPRESEld1"ATIVE ProjezUpr'Oposint site area (acfes or sq (t ) None A+djacent area owned or controtte6 (acres or sq ft) AS~ewoes pftfGat nun+bers oi pro)ecVproposaf 4_. 51 51.1 t, 21, 451U14.19. 4.5,1511420 R~sessor s parceA numbers o4 adjeCent eree Owned or controiled s 50 92 5671 P 04 cvsd xilia~''y serv ices F eb ~~'9 ~ ~ g 0 Street actdtess of proposal Exrsiinp 90ne c1853tricatronfs) and date esrablrshed r,,~~l~h~~ C3asdng usi of property PrAposd 'Zonmg.a ~ - - - _ -.Comprehensive plan eAteBory IIRW Sc.hool djStr;ct Val lqy School Disrrs c t Wgktat pufypyAr yEp Fire distnct _3 rp Dtstr"i„c~t NLQ I Propoood use of propeny SIn9b Pgrmty dwe(Ungs ( ) Duplexes t ~ Mtillifamily dwellings (X ) Mar+vfacWred hvmes ( ) Sumines• ( ) nd~stsrat ~ ) i~ltxed use ( 0Aa~s getisement cer,rer fc- eZ~er y te idencs , _ `fist pre,ious planning d(vi-slow actlows involving !h!s ptaperty j1Wa . B t gRAL&g2a'ffRffCW3(FOQAlftoNjN RtmAT . _..a.~~ 6oCOtlort OBpMposW N Broadmar Attedtae ,#ust eaae mg 81ake F.lomentary School Ser.tloet 15 Townsh)p ZS _ Renge `44 Narne of puDiic rmad(5) p►oviQlctg eeceSS Dreadway Avenue 112ake Road right of wap ad3acerat io the site- is proposrd, to De VaCa7L@d dtA of ptopetty frOnting on publlc road ~aag~ N M ` -1 TOTAL P 03 _ .m , - Feb-07-99 21 28 cvsd ° xiliar-y services 509y92P2 5671 P 01 , CENTRAL VALLEY SCHOOL DaSTRBCT NO 356 Auxslesry SereroCas Department 19307 E Cataldo Grsenacres WA 99016 Phone (509) 922-6745 FAX (509) 892-5671 FACSIBV9ILE TRANSNiITT'AL COVER SHEE1' TO C~ FAX NO . p - - - FR0M DATE . E. 9f MESSAGE PAGE ~ of ORIGIIVAL 1iViLL BE SENT BY MAIL Yes~ No feA frm Feb-07-99 21 28 cvsd aijxiliary serv,ces 509t892 5671 P 02 . CentY'~l v'w 7aIley ~ Schaol District 356 ~ UPp~rl icuty F'mplover Fast ] 9 107 Lacaltto Greanams WA 9901t1 (509) 922 6700 February 2, 1999 VerriE Srnele Spokane County Engineers 1026 V!/ Broadway Spokane WA 99260-0170 Dear Vetri I Vi/e have received notiee from Spokane County suggesting that the Blake Road nght- of-way adjacent to the east side og Blake Elementary School is °°proposed to be vacated Centrai Valley School Distriet does not support bacation of Blake Road During my January 22 phone conversation with you, l understood you to say that the County has no current proposal to vacate this part of Blake Rvad Please contact me if such a proposal surgaces in the future SIPICQPeIb, ~ Dav Jackman . Dire Auxiliary Services cc C Peterson J Marczynski btakerd eey RECEOVED ~ JAN 1 °a lqgg " WaShOngton State Eas4ern Region SppKANE COUNTY EPJGINt~ ~~~artment o$ Transportat0on 2714 N Mayfair Street Sic9 91floPrison Spokane WA 99207 2090 Secretary of Transportation (509) 324 6000 January 13, 1999 Ms Tammy Jones Spokane County Planning 1026 West Broadway Ave Spokane, WA 99260-0240 Re Broadway Court Retirement Apartments Threshold Traffic Study Dear Ms Jones, The Washington State Department of Transportation (WSDOT) has completed its review for the above referenced development Although there were some errors in the traffic study, they are not of such magnitude that the conclusions would be invalid As a result, we recommend this traffic study be accepted as techrucally complete If a change of use should occur for the proposed site, a$ revised traffic study will need to be submitted to Spokane County and WSDOT for review If you have any questions regarding these comments, please contact Greg Figg or Gamck Bohnet in our Planning Office at 324-6199(4) Sincerely, ~ oe- ooo ~ a MARTIN C WILSON, P E Development Services Engineer GJB g,jb cc Ann Winkler, Inland Pacific Engineering Cathy Ramm, Ramm Associates Scott Engelhart, Spokane County Transportation ftyeSt&rs;,,8 p-o kano-Count,~ Project file Broadway Court Retirement 027-085-18 KombalV, Sandy _ 11 From Hemmings Bill Sent Monday January 11 1999 8 14 AM To Jones Tammy Jones Tammy Cc Engelhard Scott Pederson John Harper Pat Kimball Sandy Busko Doug Miller Katherine Sims Brenda Darrell Virginia Subject ZE 23 98 Harold Sariff 1 11-99 I received the above referenced application on January 8 1999 This project lies in an area of approved soils so a concept dramage plan is not required I have no knowledge of any critical areas on this site I consider this application to be technically complete Page 1 , PAGE 1 09 48 03 11 JAN 1999 Road# Road Names MPost Reference Descriptio Road Log Info 00274 BLAKE RD (START) 000 SR-27 U 17 PAVED 20 BLAKE RD 060 28TH AV (START) U 17 LIGHT BITUM 20 090 MCCABE DR (START) U 17 LIGHT BITUM 20 120 27TH AV (START) U 17 LIGHT BITUM 20 170 26TH AV U 17 LIGHT BITUM 20 230 25TH AV U 17 LIGHT BITUM 20 290 24TH AV U 17 PAVED 20 410 22ND AV (END) U 17 PAVED 20 450 SALTESE AV (END) U 19 PAVED 20 540 20TH AV U 19 PAVED 20 600 WICK AV (END) U 19 PAVED 20 780 16TH AV U 19 PAVED 20 850 15TH AV (END) U 19 PAVED 20 910 14TH AV (END) U 19 PAVED 20 970 13TH AV (END) U 19 PAVED 20 BLAKE RD (END) 1 030 12TH AV U 19 PAVED 20 00275 BLAKE RD (START) 000 12TH AV U 19 PAVED 40 BLAKE RD 060 11TH AV (END) U 19 PAVED 40 120 lOTH AV U 19 PAVED 40 190 9 TH AV ( END ) U 19 PAVED 40 BLAKE RD (END) 250 8TH AV U 19 PAVED 40 00365 BLAKE RD (START) 000 8TH AV U 19 PAVED 20 BLAKE RD 060 7TH AV U 19 PAVED 30 120 6TH AV U 19 PAVED 30 190 5TH AV U 19 PAVED 20 260 4TH AV U 19 PAVED 28 330 3RD AV (START) U 19 PAVED 20 520 SPRAGUE AV U 19 PAVED 20 BLAKE RD (END) 750 VALLEYWAY AV U 19 PAVED 20 3 Records Processed PAGE 1 r 09 49 43 11 JAN 1999 Road# Road Names MPost Reference Descriptio Road Log Info 00324 BROADWAY AV (START) 000 HAVANA ST & SPOKANE U 14 PAVED 50 BROADWAY AV 090 FAIRGROUNDS ENTRANCE U 14 PAVED 50 630 YARDLEY RD (START) U 14 PAVED 50 760 STANLEY RD (START) U 14 PAVED 50 880 HOWE ST (START) U 14 PAVED 50 990 FANCHER RD U 14 PAVED 50 1 070 BROADWAY AV EXTEN (E U 14 PAVED 50 1 170 LAKE RD U 14 PAVED 50 1 250 EASTERN RD U 14 PAVED 50 1 330 DYER RD U 14 PAVED 50 1 470 THIERMAN ST (START) U 14 PAVED 50 1 510 I-90 WB ON/OFF U 14 PAVED 50 1 670 I-90 EB ON/OFF U 14 PAVED 50 1 750 HEACOX AV (END) U 14 PAVED 50 1 820 LILY RD (START) U 14 PAVED 50 1 840 BROADWAY AV (END) U 14 PAVED 44 1 880 GIRARD RD (START) U 14 PAVED 44 1 940 BOWMAN RD (START) U 14 PAVED 44 2 020 PARK RD U 14 PAVED 44 2 240 ELLA RD U 14 PAVED 44 2 370 DICK RD (END) U 14 PAVED 44 2 400 DORN CT (START) U 14 PAVED 44 2 490 VISTA RD U 14 PAVED 44 2 620 BESSIE RD U 14 PAVED 44 2 740 SARGENT RD U 14 PAVED 44 2 870 MARGUERITE RD U 14 PAVED 44 3 000 ARGONNE RD U 14 PAVED 44 3 050 MULLAN RD U 14 PAVED 44 3 120 WILLOW RD (END) U 14 PAVED 44 3 250 LOCUST RD U 14 PAVED 44 3 370 FARR RD (END) U 14 PAVED 44 3 500 WOODRUFF RD (START) U 14 PAVED 44 3 560 WALNUT RD (END) U 14 PAVED 44 3 620 HERALD RD U 14 PAVED 44 3 690 DARTMOUTH RD (END) U 14 PAVED 44 3 750 FELTS RD U 14 PAVED 44 3 870 RAYMOND RD (END) U 14 PAVED 44 4 000 UNIVERSITY RD U 14 PAVED 44 4 090 VAN MARTER RD (START U 14 PAVED 44 4 130 GLENN RD (END) U 14 PAVED 44 4 250 PIERCE RD (START) U 14 PAVED 44 4 320 JOHNSON RD (START) U 14 PAVED 44 4 440 WOODWARD RD (START) U 14 PAVED 44 4 520 BOWDISH RD U 14 PAVED 44 4 570 BATES RD (START) U 14 PAVED 44 4 630 W I LBUR RD ( S TAR.T ) U 14 PAVED 44 5 010 SR-27 (PINES RD) U 14 PAVED 44 5 170 COLLINS RD (END) U 14 PAVED 44 5 230 WILLOWCREST LN (PVT U 14 PAVED 44 5 260 VERCLER RD (START) U 14 PAVED 44 5 350 WOODLAWN RD (START) U 14 PAVED 44 5 510 MCDONALD RD U 14 PAVED 44 5 670 MCCABE RD (END) U 14 PAVED 44 5 760 BLAKE RD U 14 PAVED 44 5 890 MAMER RD (START) U 14 PAVED 44 6 030 EVERGREEN RD U 14 PAVED 44 6 270 BEST RD U 14 PAVED 44 5 520 ADAMS RI5 U 14 PAVED 44 6 640 BURNS RD U 14 PAVED 44 i I I PAGE 2 ` 09 49 43 11 JAN 1999 Road# Road Names MPost Reference Descriptio Road Log Info 6 770 PROGRESS RD U 14 PAVED 44 6 840 ST CHARLES R.D (START U 14 PAVED 44 7 040 SULLIVAN RD U 16 PAVED 58 7 290 MOORE RD (END) U 16 PAVED 20 7 530 CONKLIN RD (END) U 16 PAVED 20 7 690 SHAMROCK LN (PVT RD) U 16 PAVED 20 8 020 FLORA RD U 16 PAVED 20 8 300 CORBIN CT (START) U 16 PAVED 20 BROADWAY AV (END) 8 530 LONG RD U 16 PAVED 20 00492 BROADWAY AV(START)(L 000 WEST END TO SWING ST R 09 PAVED 36 BROADWAY AV 030 SWING ST (LIBERTY LA R 09 PAVED 36 090 ORMOND CT (LIBERTY L R 09 PAVED 36 160 FAIRWAY CT(START)(LI R 09 PAVED 36 210 STEVENSON CT(LIBERTY R 09 PAVED 36 280 EAGLE ST (LIBERTY LA R 09 PAVED 36 BROADWAY AV (END) 440 EAST END OF ROAD R 09 PAVED 36 00325 BROADWAY AV (START) 000 COLEMAN RD (START) U 19 LIGHT BITUM 20 BROADWAY AV (END) 060 BROADWAY AV U 19 PAVED 22 00417 BROADWAY AV (START) 000 GREENACRES RD U 16 GRAVEL 12 BROADWAY AV (END) 250 BARKER RD U 16 PAVED 35 00418 BROADWAY AV (START) 000 BARKER RD U 19 PAVED 22 BROADWAY AV (END) 490 EAST END OF ROAD U 19 PAVED 22 00400 BROADWAY AV EXTEN (S 000 FANCHER RD U 19 PAVED 24 BROADWAY AV EXTEN (E 070 BROADWAY AV U 19 PAVED 24 6 Records Processed Traf f i c Count s Road Name Location Leg Count BROADWAY AV at FANCHER RD E 17248 BROADWAY AV at FANCHER RD W 15299 BROADWAY AV at THIERMAN ST (START) W 16453 BROADWAY AV at PAR.K RD E 15136 BROADWAY AV at PARK RD W 16942 BROADWAY AV at VISTA RD E 10172 BROADWAY AV at VISTA RD W 10378 BROADWAY AV at ARGONNE RD E 12470 BROADWAY AV at ARGONNE RD W 11765 BROADWAY AV at MULLAN RD E 13464 BROADWAY AV at FARR RD (END) E 970 BROADWAY AV at UNIVERSITY RD E 12715 BROADWAY AV at UNIVERSITY RD W 14852 BROADWAY AV at BOWDISH RD E 11885 BROADWAY AV at BOWDISH RD W 11981 BROADWAY AV at SR-27 (PINES RD) E 10072 BROADWAY AV at SR-27 (PINES RD) W 10146 BROADWAY AV at MCDONALD RD E 9257 BROADWAY AV at MCDONALD RD W 9231 BROADWAY AV at EVERGREEN RD E 7944 BROADWAY AV at EVERGREEN RD W 8655 BROADWAY AV at ADAMS RD E 8172 BROADWAY AV at ADAMS RD W 9699 BROADWAY AV at SULLIVAN RD E 9381 BROADWAY AV at SULLIVAN R.D W 8557 BROADWAY AV at FLOR.A RD E 1036 BROADWAY AV at FLOR.A RD W 6518 BROADWAY AV (END) at BARKER RD W 254 BROADWAY AV (START) at HAVANA ST E 13637 BROADWAY AV (START) at GREENACRES RD E 147 ff1t:Q:1 VED ' t JAN 19 99 1Pox*FCOUW a f &VGINEEj1 S P O K A. N E C7 O U N T Y - BUILDING AVD PLANNIVG A DIVISION OF THE PIJBLIC WO[tKS DEPART-AENT JAMLS L MANSON C B O DIRECTOR DEiWS M SCOTT P E D[RECTOR MEIUIORANDUfVi TO ~~~rct~~~l.u~ur3~i ~i~~►~°t4't~f~-~ '~~~#r~~'~~-~~~►i'~'7'~`~~~ ~/~I~~t'~1~"~~,~ Spokane County Division of Utilities Jim Red Spokane Regional Health Gistrict Steve Holderby Spokane County Stormwater Uti(ity Brenda Sims Development Engineering Services BiII Hemmings Long Range Planning Division John Mercer Washington State Department of Transportation Mark Rowher Central Valley Schooi District No 356 Spokane County Fire Protection District No 1 Vera Water & Power , FROM Tammy Jones Associate Planner DATE January 8 1998 RE ZE-23-98 Zone reclassif:cation from Urban Residential-3 5(UR-3 5) to Urban Residentiai-22 (UR-22) TECHNICAL REVIEW iVIEETING JANUARY 21ST 1999, (a-) 1 15 p m DIVISION OF BUILDING AND PLANNING 15= FLOOR CONFERENCE ROONI Please review the above application and use the attached TECHNICAL REVIEW MEETING FORM for your comments The Divis on of Euilding and Pianning encaurages you to attend this meeting The sponsor and representative have also been invited to attend this meeting If you canno+ attend the meeting please forward three (3) copRes of your review comments on the attached form to me prior to the meeting The attact led TECHNICAL REVIEW FflRMS will be given to tne sponsor at the meeting and ~ncluded in the Division of Buiiding and Planning fi(e for th s proposai Thank you for your cooperation If you have any questiors about the application please contact me at 47 7- 3675 NOTE The Division of Building & Planning will now be circulating comments for SEPA Checktist at the time of techrical review This will be the only time you wili be able to comment regarding the SEPA Checklist for this project C Narold Sarff 12016 E Cataldo Ave Spokane WA 99206 R D Deets 13515 E Broadway Ave Spokane WA 99216 Ramm Associates 25 S Altamont Spokane WA 99202 AttaCht'11e11iS Technical Review Form ProJect App'ication Site Plan SEPA Checklist 1026 WLST BROADW \1 AVFVUE $POECA\E WASH1NG7'ON 99260 PFtoNE (509) 456 3675 FAx (509) 4564703 TDD (509) 324 3166 S Spokane County Divisiort of Buiedang & Plannong Technical Reviewr Meebng Nleeting Date and Time January 21 1999 @ 1 15 p m Project File No ZE-23-98 Project Location Generally located north of and adjacent to Broadway AVenue and approxrmately '/4 mile east of McDonald Road in NE '/4 of Secteon 15, Township 25 N, Range 44 EWNI Spokane County Vllashington Comprehensive Plan Urban and within the Priority Sewer Service Area (PSSA) Project Description Zone reclassrfication from Urban Residential-3 5 , (UR-3 5) to Urban Residential-22 (UR-22) on approximately five (5) acres for 110 multi-famEly units far independent retirement Iiving Parcel No(s) 45151 1421, 45151 1419 45151 1420 Applicant(s) Harold Sarff 12016 E Cataldo Ave, Spokane, WA 99206 Agent Ramm Associates Inc, 25 S Altamont, Spokane, WA 99202 Profect Planner Tammy Janes ~ ~~CHNgCAL REV.e.~~ ~~ETING SPOKArdE COiJNT'Y DIVISIOIV OF BUILDING AND PLA,NNING Date Department Department Contact Person Action ZE-23-98 Zone reclassification from Urban Residential-3 5(UR-3 5) to Urban Residen#ia1-22 (UR-22) on approxrma#ely five (5) acres for 110 multi-family units for independent retirement living TECHNICAL REVIEW MEETING JANUARY 21, 1999, a,} 1 15 P M N mte ' The follovving information is to provide the proposal sponsor with pnmary agency comments to assist the sponsor and aid the processing of public heanng items heard before the Heanng Examiner The following information does not provide a complete or binding final review of the propvsal This will occur only after the proposal is accepted and placed on the Public Heanng Agenda The accevtance of the apnltcation and scheduline of the am)lication on the Public Heanng Agenda is the pnmary function of tlus meeting A secondary function of tlus meeting is to provide a preliminarv review of the aptilicatron This will provide a forum for the sponsor and other departments of what #a expect as standard development conditzons and design reeommendahons The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies which have been cuculated the lnformatzon (not all agenclesldepartments have been contacted--only those who have been determined to ha.ve pnmary interest 1 a Does the application (or can the development) meet requirements to be placed on the Public Heanng Agenda? ❑ YES ❑ NO b If no what is lacking? c Public Heanng Schedule Heanngs before the Heanng Examiner are scheduled upon determination that the application is cornplete Items will be scheduled for the first available public heanng 2 After a nreliminarv review of the aDDlication what "Conditions of Approval" would be required of the development? (Attach conditions if necessary) JrvKANE ENVIROTIM$NTAL ORDINAr WAC 197-11-960 Section 11 10 230(1) Environmental Checkl.ist File No zE -23- 9$ Purpose of Checklrst The State Environmental PoLcy Act (SEPA) chapter 43 21 C RCW requues all govemmental agencies to consider the environmental unpacts of a proposal before making decisions An Environmental Impact Statement (EIS) must be prepared for all proposals vcnth probable sigruficant adverse unpacts on the quaLty of the environment The purpose of this checklist is to provide mfonnation to help } ou and the agency identify unpacts from your proposal (and to reduce or avoid unpacts from the proposal if it can be done) and to help the agency decide whether an EIS is required Instruchons for Appbcant This environmental checklist asks you to descnbe some basic informauon about your proposal Governmental agencies use this checlcllst to deternune whether the environmental impacts of your proposal are sigruficant requiruig preparation of an EIS Answer the questions bnefly, with the most precise information known, or give the best descnption you can You must ans« er each question accurately and carefully to the best of your knowledge In most cases you should be able to answer the questions from your o«m observaUons or project plans without the need to hire eaperts If you really do not laiow the answer or if a questaons does not apply to your proposal %vnte do not lmow ' or ` Does not apply ' Complete answers to the questions now may avoid unnecessary delays later Some questions ask about governmental regulations such as zonmg shoreline, and landmark designation Answer these questions if you can If S ou have problems the governmental agencies can assist you The checkLst questions apply to all parts of your proposal even if you plan to do them over a penod of tune or on cLfferent parcels of land Attach any additional infonnanon that wnll descnbe your proposal or its environmental effects The agency to which you subrrut this checklist may ask you to explain your answers or provide addihonal uiformation reasonably related to determunng if there may be sigruficant adverse unpact Use of checklrst for nonproject proposals Complete this checklist for nonproject proposals even though queshons may be answered "does not apply " IN ADDITION complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (Part D) For nonproject actions the references m the checklist to the words project, `applicant and property or site should be read as proposal ' proposer and affected geographic area respectrvely Broadway Court Estates E»wronmental Checklist 1 12102198 98-017 ~ JKANE ENVIRCNMENTAL ORDINANc.t (WAC 197-11-960) Section 11 10 230(1) A BACKGROUND 1 Name of proposed project if applicable Broadv%ay Court Estates Retirement Center 2 Name of applicant Harold Sarff 3 Address and phone number of apphcant or contact person Harold Sarff Cathy Rarnm 120KE Cataldo Ave R.amm Associates In Spokane, WA 99216 25 S Altamont (509) 924-5473 Spokane, WA (509) 534-8086 4 Date checkLst prepared November 1998 5 Agency requestmg checklist Spokane County Division of Buildmg and Planrung 6 Proposed tuning or schedule (including phasing if applicable) Construction of two phases over an approxlmately five year penod depending upon market demand ~ 7 a Do you have any plans for future additions expansions or further activity related to or connected vvith this proposal? If yes, explain No b Do you o,"m or have options on land nearby or adja:cent to this proposal9 If yes explain No S List any environmental uiformation you lanow about that has been prepared or wnll be prepared directly related to ttus proposal None 9 Do you lrnow whether applications are pending for governmental approva(s of other proposals directly affecting the property covered by your proposal? If yes explain Possible future vacation of Blake Road adjacent to western site boundary Brocrdway Court Estotes Envrronmental Checklist 2 12102198 98-017 51 JKANE ENVIRONMB4TAL QRDINANLr (WAC 197-11-960) Section 11 10 23 0(1) 10 List any goverament approvals or pernruts that will be needed far your proposal if known Environmental threshold detemunatYOn, rezane approval, and all required pernuts for water sewer roads dramage a.nd buildmgs 11 Give a bnef complete descnption of your proposal ancIuding the proposed uses and the sxze of the project and site There are several questions laier m this checklist that ask you to descnbe certa.in aspects af your proposal You do not need to repeat those answers on this page The project site is approxunately five acres A zone change from UR-3 5 to UR-22 is proposed to allow development of I 10 retirement apa.rfiment umts and a separate activity center/dsning hall Tw o separate residentzal structures are proposed encompassmg a combmed total of 105 000 square feet The actitrity center/dimg hall will total approwmately 6300 square feet Two pnvate dnveways will provide site access from Broa.dway Avenue and pubLc sewer and water un1l be provided to ail uruts 12 I,ocation of the proposal Give sufficient information for a person to understand ttie precise location of your proposed project, including a street address if any and section, township and range if known If a proposal would occur over a range of area, provide the range or boundanes of the srte(s) Provlde a legal descnption, site plan, vicuuty map and topographic rnap if reasonably available While you should subm.it any plans required by the agency, you are not required to duplicate maps or detailed plans submitted wrth any pernut application reiated to this chec,klist The project site is located on the northeast corner of Broadway Avenue and Blake Road, un the northeast quarter of Section 15 Township 25 North, Range 44 East, W M in Spokane Washington Three existmg residences are located wrthin the project site at 13~05 13515 and 13~23 East Broadway Avenue See attached prelimmary plat map 13 Does the proposed acUon lie withn the Aquifer Seasitive Area (ASA)? The General Sewer Sernce Area (GSSA)7 The Pnonty Sewer Semce Area (PSSA)? The City of Spokane? (See Spokane Counfiy s ASA Overlay Zone Atlas for boundanes) ASA - Yes GSSA - Yes PSSA - Yes City of Spoka.ne - No The project site is located inside the Intenm Urban Growth Area (IUGA) boundary adopted by Spokane County on February 11 1997 Broad►vay eaurt Estates Envrronmental Checklrst 3 12102198 98 017 .,a JKANE ENVIRQNMENTAL ORDINAi-4%_.r_ (WAC 197-11-960) Section 11 10 230(1) TO BE COMPLETED BY APPLICANT B ENVIR(]NMENT'AI1 EL,]EIVIEN'I'S Evaluation For Agency jJse Only 1 EAtTH a Genera.l descnption of the srte (cxrcle one) flat rolling hilly steep slopes mountainous other Fiat b What is the steepest slope on the site (approximate percent slape)7 Less than 1 % c VVhat general types of soils are found on the site (for example clay sand gravel peat, muck)? If you know the classification of agncultural soils specify them and nate any pnme famnland Gamson gravelly loam, 4 to S% slopes (GgA.) TThis soil type is somewhat excessively drained and has moderately rapid permeability Fertility is medium, slow surface nin-of~ and the haza.rd of erosion is slight GgA soils ha.ve been identified as ,areas of pnme fannIand only tf they are irngated accordmg to the USDA Natural Resource Conservation Sernce The agncultural capabdrty umt is IIIs-2 d Are there surface indications or }ustory of unstable soils sn the unmediate vicuut~ ? If so descnbe No e Descnbe the purpose type and approxunate quantrties of any filling or gradmg proposed Indicate source of fili The on-site soils vvill be disrupted and somewhat displaced dunng site preparation activities includmg uutial surface graduig excavatang foundations uhlity mstallation, and final srte grading Adequate amounts of fiIl matenals are located on-site to balance grading dunrig construction activities f Could erosion occur as a result of clearuig construction, or use? If so generally descnbe Soils Nvi11 be disrupted and exposed dunrig project construct►on thereby uncreasulg the potential for water or wmd erosion Tlus would be a short-term unpact until site surfacing andlor vegetation is established Broadway Court .Fstates Envtronmerrtal Checkllst 4 12102198 98-417 r 3r JKANE ENVIRONMUNTAL ORDINAI` ~ (WAC 197-11-960) Sechon 11 10 230(1) g About what percent of the site vvill be covered wnth unpervious surfaces after project construction (for example asphalt or buildings)? Approxunately 63 6% of the total area is estunated to be covered by unpernous surfaces (concrete, asphalt and buildungs) at the project s build-out h Proposed measures to reduce or control erosion or other unpacts to the earth, if an) Site coastruction of sewer, water, and roads will occur during the spring, summer, and fall months of the year Wmd erosion can be controlled by watering the soil and/or application of environmentally approved dust palliatives during construction Construchon and placement of on-site drainage control measures (i e perimeter berms ditches, and culverts) will limit impacts of water erosion, if any, to the site All constriction will occur on flat slopes 2 AiR a What type of ecrussions to the air would result from the proposal (i e dust, automobile, odors, industnal, wood smoke) dunrig construction and when the project is completed? If any generally descnbe and give approxlmate quantities if lrnown Dust from consdvction and earth moving activities hydrocarbon evaporaaon from pnming and pavmg operations and carbon monoxide errussions from construction eqwpment could result in short term air quaLty impacts in the unmediate area The completed project would introduce addihonal residenhal uruts and paved dnveways to the area The associated traffic would not siguficantly irnpact air qualrty b Are there any off-site sources of errussions or odor that may affect your proposal? If so, generally descnbe No c Proposed measures to reduce or control ertussions or other unpacts to air if any Waterng of on-site soils and/or application of envlronmentally approved dust palliatives unll occur as necessary durwg penods of dryness and wmdy conditions to control dust Paved roads wnll be sprayed where trackmg from trucks occurs durng construchon Construchon debns v%rdl be hauiod from the site and properly disposed on at a pemutted dbsposal facility Broadway Court Estates Environmenlal Checklist S 12102198 98 017 vKANE ENVIRONMENTAL ORDINAn%_r, s (WAC 197-11-960) Section 11 10 230(1) 3 WATER a Surface (1) Is there any surface water body on or m the unmediate vicuuty ofthe srte includuzg year-round and seasonal streams saltwaxer lakes ponds wetlands9 If yes descnbe type and provide names If appropnate state what stream or nver it flows into No (2) Will the project require any work over in, or adjacent to (vvithin 200 feet) the descnbed waters9 If yes please descnbe and attach available plans No (3) Estunate the amount of fill and dredge matenal that would be placed m or removed from the surface water or wetlands and indicate the area of the site that would be affected Indicate the source of fill matenal None (4) Will the proposal require surface water wnthdrawals or drversions'? No (5) Does the proposal lie vvithin a 100-year flood plain9 If so note the location on the site plan No (6) Does the proposal mvolve any discharges of waste matenals to surface waters7 If so descnbe the type of waste and anticipated volume of discharge No b Ground (1) Will groundwater be vvithdrawn, or vvill water be dhscharged to groundwater? Give general descnption purpose and approxunate quantities if irnown No, public water will be provided by Vera Water and Power Broadway Court Estates Envrronmenta! Checklrst 6 12102198 98 017 brOKANE ENVIRONMENTAL QRDINAN.-r_ (WAC 197-11-960) Section 11 10 230(1) (2) Descnbe waste matenal that will be dlscharged unto the ground from sephc tanks or other saiutary waste treatment facility Descnbe the general size of the system, the number of houses to be served (if appLcable) or the number of persons the system(s) is expected to serve None Public sewer service vvill be provided through a corunecUon to the Spokane Couaty sewer system (3) Descnbe any systems other thao those designed for the disposal of sanutary waste, installed for the purpose of dlscharging fluids below the ground surface (wcluding systems such as those of the disposal of storm water or drainage from floor drauis) Descnbe the type of system, the amount of matenal to be disposed of through the sS stem and the types of matenals Wcely to be disposed of (includuig matenals which may enter the system madvertently through spills or as a result of fire fighting activrties) Concentrated volumes of stormwater will be dlrected mto on-site 208" swales and possibly drywells where it wnll mfiltrate mto the ground and percolate through ihe subsurface matenals The stormwater control faciLties will be designed and coastructed in accordance vath the City's ` 208 drainage requuements Run-off from developed areas picks up vanous contaminants as it passes over paved surfaces, rooftops and landscaped areas ConLwmuiants sources and types may include e Vehicles - lubncants hydraulic fluids coolants rubber from tires dirt camed on undercamages and fenders weanng vehicle components fuel residue pancculate exhaust errussions brake and clutch limng matenals m Paving surface matenal - asphalt and its decomposition products Portland cement, aggregates road marlung palnt expansion joint compounds and crack fillers m Atrnosphenc fallout - deposited wrbome maienals ~ Run-off from adjacent area - silt leaves grass clippings soil stabiLzers growth control compounds 0 Litter - tobacco and numerous other items o Spills - oil spdls gasolme spilis cheriucal spills etc m Ice control compounds - salts and additives ~ Fertilizers, herbicides, and pesticides (4) Will any checrucals (especially orgacuc solvents or petroleum fuels) be stored m aboveground or underground storage tanlcs? If so what types and quanhties of matenals will be stored? Broadway Court Estates F,nvironmental Checklist 7 12102198 98-017 arJKANE FfNVIRQNMENTAL ORDINAlit.r, (WAC 197-11-960) Section 11 10 230(1) No (5) What protective measures vvill be taken to uisure that leaks or spills of any cheriucals stored or used on site vvill not be allowed to percolate to groundwater (tlus mcludes measures to keep cherrucals out of dlsposal systems descnbed in 3b(2) and 3b(3)? N/A c Water Run-off (includmg storm water) (1) Descnbe the source of run-off (includmg storm water) and method of collection and disposal if any (include quantities, if known) Where vvill tlus water flow? Wdl this water flow mto other waters? If so descnbe See answer to 3 b(3) Disposal of collected stoRnwater vvill be through wfiltration uito the soil from drauiage swales and possibly dc}%vells (2) Will any cherrucals be stored, handled or used on the srte ui a location where a spill or leak vvill dram to surface or groundwater or to a stornn water disposal system dischargwg to surface or groundwater? No (3) Could waste matenals enter ground or surface waters? If so generally descnbe No d Proposed measures to reduce or control surface ground, and run-off A ater unpacts if any (if the proposed action ]tes within the AQuifer Sensitive Area be especially clear on explanations relating to facilities conceming Sections 3B(4) 3B(5) and 3c(2) of tius checklist) Measures to control unpacts mclude compliance vath the County s Guidelines for Stormwater Manaeement concerrung collection/disposal of stormwater run-off 4 PLANT'S a Check or circle type of vegetation found on the site X deciduous tree alder maple aspen, otller X evergreen tree fir, cedar pine other Broad►vay Court EstQtes EnvlronrrceRto! Checklrst 8 12102198 98-017 z5rvKANE ENVIRONMF~.NTAL ORDINAI~ 1 (WAC 197-11-960) Section 11 10 230(1) X shrubs X grass X pasture crop or grain (dryland wheat) wet soil plants cattail buttercup bulrush skunk cabbage other v%ster plants water lily eelgrass, milfoil other other types of vegetation b What lund and amount of vegetation vvill be removed or altered? Most of the trees shrubs, and grasses associated vAth the three exisUng on-site residences vvill be removed from the project site Some of the larger evergreen trees along the -%vestern site boundary and the deciduous trees along Broadway Avenue may be retauied if they can be incorporated wndun the landscaped areas in the final srte plan c List threatened or endangered species l-nov%m to be on or near the site None d Proposed landscapmg use of native plants or other measures to preserve or enhance vegetahon on the site if any 'I'he proposed project includes a substantial increase m landscape buffer area over County Zorung Code requirements The proposal mcludes 55 feet of Type III along Broadway Avenue (20 feet required), 20 feet along Blake Road (20 feet required) and 20 feet along the northern and eastern boundanes (5 feet required) 5 ANIMALS a Circle any birds and anlmals which have been observed on or near the site or are known to be on or near the site birds hawk, heron eagle songbirds other mammals deer bear, elk, beaver, other fish bass salmon, trout hemng shellfish other other Songbirds sparrows and other common bird species found ui urban areas Squirrels rruce and other small rodents b List any threatened or endangered species known to be on or near the site None Broadway Court Estates Enwronmental Checklrst 9 12102198 98 017 or JKANE ENVIRQ,NNiENTAL ORDINAlvt-r- ~ (WAC 197-11-960) Section 11 10 230(1) c Is the site part of a rmgration route? If so explain No d Proposed measures to preserve or enhance mldhfe, if any None 6 ENERGY AIVi) NATUItAL RESOUItCES a What kuids of energy (electnc, natural gas wood stove solar) vall be used to meet the completed project s energy needs? Descnbe whether it Nvill be used for heatmg manufactunng etc Vera Water and Power vvill provide electncity and Wastungton Water Power vc-ill provide natural gas for heating and cooling and others uses associated vvith the retirement apartment units b Would your project affect the potential use of solar energy b} adjacent properties? If so generally descnbe No c VVhat lunds of energy conservation features are mcluded m the plans of this proposal? List other proposed measures to reduce or cootrol energy unpacts if any The residenhal structures will be constructed in an energy efficient manner using quality construction matenals that promote energy conservation 7 ENVIRONMENTAL HEAL'TH a Are there any environmental health hazards includmg eaposure to toxic cherrucals nsk of fire and explosion, spill or hazardous waste, that could occur as a result of ttus proposal? If so descnbe The nsk of fire or accidental injury dunmg construction and occupation of the apartment t,wts is always a possibility (1) Descnbe special emergency sernces that irught be required Emergency sernces that might be required include police fire and ambulance (2) Proposed measures to reduce or control environmental health hazards if any Broadway Court F.states Envrronmental Checklrst 10 12102198 98 017 beUKANE ENVIRONMSNTAL ORDINAN.-L. (WAC 197-11-960) Sectaon 11 10 230(1) Compliance vcnth appropnate health fire and safety codes and ordinances will minmze the potential for health hazards b Noise (1) What tvpes of noise exist in the area which may affect your project (for eaample traffic, equipment operation other)? LuYUted amounts of tr•affic and other noises typical witlun urban ~ areas (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example traffic construction, operataon other)? Inchcate what hours noise would come from the site There wi11 be a short-term mcrease in nase generated from the site during construchon due to the operation of trucks and equipment and normal noises associated with construction activlties Noise will be geoerated dunng construcUon activities that may unpact adjacent land uses ConstnicUon noises v%qil result from road and utility development srte preparation and buildmg construction Earth movwg equipment which includes compactors backhoes tractors scapers graders pavers and trucks generate noise ranging from 72 to 96 dbA (observed from a distance of 50 feet) Matenals handling equipment including concrete mixers and concrete pumps generate sounds ranging from 75 to 88 dbA Pumps generators and compressors generaie sounds rangmg from 70 to 87 dbA, and jack hammers and rock dnlls generate peak sounds of around 90 dbA Once the major ground work is accomplished, includmg the diggtng of foundations and footir►gs for structures and buildmgs the noise peaks that are generated will be directly related to the erection of structures and landscaping activities Ttus includes hammering and sawulg as well as truck traffic that vvill be hauling supplies and matenals The maximum noise levels generated by these activities could range from 70 to 90 dbA It should be noted that sounds onginating from temporary sites as a result of construchon activlty (which intrudes on residenUal areas) are eaempt from noise restnctions mandated by the Washmgton Admimstratave Code (WAC) This is provided these intrusions do not occur between the hours of 10 00 pm and 7 00 am Followuig the completion of construction projects long-term noise impacts would occur due to increased traffic generated by the development and normal noises associated v&qth residential activities (3) Proposed measures to reduce or control noise impacts if any Broadway Court Estates Envrronmental Checklist 11 12102198 98-017 ar JKANE ENVIRONMENTAL ORDINAIV l.r- (WAC 197-11-960) Section 11 10 230(1) Construction activities wnll be restncted to weekda~ s between 7 00 am and 6 00 pm to reduce unpacts on adjacent land uses Noise impacts are reduced by the proposed development of a retirement center versus development of the site for general mulp-fanuly use 8 I.ANi) ANI) SHORELINE USE a What is the current use of the site and adjacent properties9 Site Three sLngle-fanuly residences on sout6ern portion and vacant pasture land on northern portion Adjacent properiy Blake Elementary School playfields to the west across urumproved Blake Road vacant land to the north single-family residences to the east and a church and single-family residences to the south across Broadway Avenue b Has the site been used for agnculture? If so descnbe No c Descnbe any structures on the site Three suigle-family residences and associated outbuildings d Will any structures be demolished? If so wluch? Yes Two of the residences will be removed vvith construction of the northern apartment builduig (Phase n and the remaining residence vvill be removed wnth construction of the southern apartment building (Phase 2) e What is the current zoning classification of the site? Urban Residential-3 5 (UR-3 5) f What is the current comprehensive plan desigiation of the srte? Urban g If applicable what is the current shoreline master program designation of the site? N/A h Has any part of the site been classified as an environmentally sensitive area? If so specify Broadway Court Estates Envrronmenta! Checklrst 12 12102198 98 017 arvKANE ENVIRONMFNTAL ORDIIVAI' . ~ (WAC 197-11-960) Section 11 10 230(1) No i Approximately how many people would reside or work in the completed project? ApproxunateIy 165 people wnll reside on-site when the 110 uruts are completed (at 15 people per unit) j Approxunately how many people would the completed project displace? Approxunately eight people would be cLsplaced (at 2 5 people per residence) k Proposed measure to avoid or reduce dbsplacement impacts if any None 1 Proposed measures to ensure the proposal is compatible with existvng and projected land uses and plans if any The intent of the Urban Category of the Comprehensive Plan is to provide the opportuaity for development of a"city-like" environment which include various land uses, intensive residential development, and public facilities and services The UR-22 zone is intended primarily for multi-family dwellings and is usually located adjacent to major or secondary arterials General characteristics of these areas include paved roads, public sewer and water, accessibility to schools and libraries, and a full line of public services tncluding manned fire protection and pubItc transit accessibdity The proposed project is consistent with the intent of the UR-22 zone and the Urban Comprehensive Plan category by providing in-fill, high density housing where existing utilities, services, and arteriaJs are available Protection of single-family areas is provided with increased setbacks, landscaping, fencing, and restricted butlding height (approximately 45 feet) Each residential building will have a main entrance for residents with unit access from the interior hallways of the buildings The site plan provides for an open space courtyard design for outdoor activities in a private setting not adjacent to neighbors Overall unpacts are reduced by the proposed development of a retirement center versus development of the site for general multi-family use 9 HOUSING a Approxunately how many units would be provided if any? Indicate whether high- rtuddle- or low- mcome housmg Broadwoy Court Estates Envrronmenta! Checklrst 13 12102198 98-017 JrJKANE ENVIRONMENTAL ORDINAlV%-b (WAC 197-11-960) Section 11 10 230(1) The development will include a total of 110 retirement apartrnent units in the rruddle-wcome range b Approxunately how many ucuts if any would be eliminated? IncLcate whether high- middle- or low-income housing Three Iow- to nuddle-income single-fa.mily residences will be eliminated c Proposed measures to reduce or control housing unpacts if any None 10 AESTHETICS a What is the tallest height of any proposed stcucture(s) not including antennas? What is the pnncipal extenor builduig matenal(s) proposed? The retirement apartment units vviil be lirruted to three stones ui height (approxunately 45 feet) and will be constructed using quality matenals and metho(is The structures will have peaked roofs and ea-tenor builduig matenals may be bnck or a combuiation of vuiyl siding vath bnck accents b What views m the unmediate vicuuty would be altered or obstructed? None c Proposed measures to reduce or control aesthetic impacts if any Property owners will provlde maintenance and upkeep of the central activity center, as well as dnvewa) s, parkuig, landscaped, and refuse collection areas The site will be screened vvqxh a six foot fence next to adjacent properties The entry and penmeter of the site will be landscaped using trees and shrubs of both evergreen and deciduous vaneties Landscaped buffer areas and buildmg setbacks are sigruficantly increased over County Zonng Code requirements The builduig heights will be limited to two stones to provide consistency vvith the adjacent residential land uses Buildmg entry points will be ceotral►zed so that individual ucuts will be accessed from an intenor comdor The project will meet or exceed all applicable County Zorung Code requirements Building construction will be completed using quality matenals and methods 11 I,IGHT ANID GLAR.E a What type of light or glare will the proposal produce? What tune of day would it mauily occur? Broadway Court Estates Envrronmenta! Checklist 14 12102198 98-017 SrvKANE ENVIRONIV[IP-NTAL ORDINAI~.-L (WAC 197-11-960) Section 11 10 230(1) Ea-tenor parkuig area and secunty lights will be visible in the evecung and nlghttune hours Lights from the aparhnent units and vehicles will be typical of similar residential developments in the area b Could light or glare from the ficushed project be a safety haza,rd or interfere with views? No c What existmg off-site sources of light or glare may affect your proposal? None d Proposed measures to reduce or control Lght and glare unpacts, if any A well designed lighting scheme mcluding use of directional non-glare types of secunty lightmg will rrutagate many potential light unpacts Building entry points will be centralized so that individual wuts will be accessed from an mtenor comdor Tbs will elumate the need for outdoor entrance hghtuig at each individual unit 12 RECI2EATION a What designated and ulformal recreational opportunities are w the immediate vicuuty? The nearest County park is Sullivan Park, which is located on Sulhvan Road north of t6e Spokane River approxunately 1%4 rrules to the northeast Valley Mission Park (where the Valley Senior Crtizen Center is located) is located approxunately 1'/Z miles northwest of the site at the corner of Mission and Bowdish Road Terrace View Park is located at 24th and Blake approximately 1 3/4 rrutes to the south The Centenrual Trail is located along the south side of the Spokane River approxunately 1 mile north of the project site b Would the proposed project displac.e any existing recreational uses? If so descnbe No c Proposed measures to reduce or control impacts on recreation including recreational opporiuruties to be provided by the proJect or applicant if any The proposed project will provide housmg for elderly tenants who do not typically utilize formalized sports fields On-site recreational activities will be provided vatiun an activity center/duung hall located between the Broadway Court Estates Envcronmerttal Checklrst 15 12102198 98 017 )KANE ENVIRONMENTAL ORDINAl - (WAC 197-11-960) Section 11 10 230(1) two residential structures Outdoor recreational uses ►nclude paths and walkm a} s and may include a putting green 13 HISTORICAL A1VD CiJLTURAL PRESERVATION a Are there any places or objects listed on or proposed for national state or local preservaUon registers {rnown to be on or next to the site? If so generally descnbe None ]rnown b Generally descnbe any landmarks or evidence of histonc archaeological scientific or cultural importance laiown to be on or next to the srte None c Proposed measures to reduce or control impacts lf any If any artifacts of archeological or histoncal s►gnificance are uncovered durwg excavation activities construction wnll be stopped and the Washmgton State ArchaeoIogy and Histoncal Preservation Office will be contacted 14 TRANSPORTA'I'ION a Identify public streets and hnghways sernng the site and descnbe proposed access to the existing street system Show on site plans if any Broa.dway Avenue provides direct access to the project site Blake Avenue is an utumproved gravel road along the western site boundary wluch may be vacated un the future between Broadway Avenue and Cataldo Lane Two dnveways are proposed to access Broadway Avenue b Is site currently served by public transrt? If not what is the approxunate distance to the nearest transit stop? No the nearest bus stops are located one block east and west of the project site along Broadway at McCabe and Mamer Roads c How many parkuig spaces would the completed project have? How many would the project elununate? 115 parkuig spaces are provided mcluduig stx dedicated for handica.pped use d Will the proposal require any new roads or streets or unprovements to existing roads or streets not mcludmg dnveways? If so generally descnbe (uldicate whether public or pnvate) Broadway Court Estates Envrronniental Checklist 16 12102198 98 017 _ 3K:ANE ENVIRONMENTAL ORDINA] ~ (WAC 197-11-960) Section 11 10 230(1) Frontage unprovements will be provided along Broadway Avenue as requued b} County standards e Will the project use (or occur in the immediate vicuuty oo water rail or air transportaLon? If so generally descnbe No f How many vehicular tnps per day would be generated by the completed project? If lanown, undhcate when peak would occur Peak vehicle tnps will occur dunng the typical AM (7 00 to 9 00 am) and PIVI (4 00 to 6 00 pm) peak hour penods When the 110 retirerraent apartrnent uiuts are occupied, durung the AM peak hour a total of 19 tnps ,will be generated at 0 17 tnps per umt 55% of these tnps (10) vall be euting and 45% (8) will be enteruag the development Dunng the PM peak hour a total of 30 tnps will be generated at 0 27 tnps per unit 56% of these tnps (17) will be enteruig and 44% (13) will be exiting the development These figvres were denved using the 6th Edition of the Llstitute of Truisportation Engneers Manual Retirement Community (230) All of the tnps will access the site via Broadv% ay Avenue and most are expected to proceed west to Pmes Road and then north to access I-90 g Proposed measures to reduce or control transportation unpacts Lf any The project will provide unprovements as required along the site s frontage on Broadway Avenue Transportation unpacts are reduced by the proposed development of a rehrement center resulting in a lower number of vehicle tnps per day than general mulu-family use 15 PUBLIC SERVICES a Woutd the project result in an mcreased need for pubhc services (for example fire protection, police protection, health care schools other)? If so generally descnbe The proposed project will require police and fire protection and ambulance and emergency sermces The development would not by itself result m the need for additional manpower for provision of public sernces The proposed development is within Central Valley School Distnct No 334 and would be served by Blake Elementary North Pines Jr High and Central Va11ey High School The proposed development of a retirement center is not expected to add students to these schools Central Valley School Distnct recently passed a bond issue for construction of a new high school and renovation of Central Valley Bgh Broacfivay Court Estates Envrronmental Checklrst 17 12102198 98-017 )KANE ENVIRONMENTAL ORDINA] (WAC 197-11-960) Section 11 10 230(1) The proposed development is served by Fire Distnct No 1 The closest fire sta.tion is Station No 7located at 12th Avenue and Evergreen Road approxmately one rrule south of the site The response tine is approxunately two muiutes b Proposed measures to reduce or control direct impacts on public sernces Fire hydrants will be uistalled within the development if required to increase fire fighting capabilities in the event of a fire The on-site dnveways and access roads wnll be mamtained year-round to provide unobstructed access for emergency velucles to the residential units and activity center/duung hall 16 UTILITIES a Circle utilities currently available at the site electncity natural gas water refuse service telephone sacutary sewer septic system other Electncity water, natural gas sanitary sewer refuse collection and telephone are available ai the site b Descnbe the utilities that are proposed for the project the utility providuig the service and the general construction acUvities on the site or in the unmediate vicuuty which irught be needed Water service to tlle site is currently provided by Vera Water & Power by an existing 8-inch main ui Broadway Avenue Public water unll be eartended to the north from Broad%-, ay Avenue by the project proponent to serve the proposed development Sewer service to tbe site is provided by Spokane Counfiy through a connection to the 10-inch sewer main in Broadway Avenue Public sewer will be extended to the north from Broadv% ay Avenue by the project proponent to serve the proposed development There is an existing 8-inch sewer line extendmg 62 5 feet north at Blake Roa.d from a manhole in Broadway Avenue Vera Water and Power provides electncity Washington Water Power provides natural gas and US WEST provides telephone service to the project site Broud►vay Court Esiales Environmental Checklist 18 12102198 98 017 OKANE ENVIRONMENTAL ORDINA. (WAC 197-11-960) Section 11 10 230(1) C SIGNATURE I the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my knowledge I also understand that, should there be any willful rrusrepresentation or willful lack of full cLsclosure on my part the agencv ma.y wnthdraw any deternunation of nonsigruficance that rt nught issue in relaance upon ttus checklist Date q~ Proponent Hal Sarff for Harold Sarff (Please Pruit of Type) Signature Address 1206 E Cataldo Ave U Phone (509) 924-5473 Spokane, WA 99 2 d~ Person completmg form Cathv Ramm c/o Ramm Associates. Inc Date November 1998 Phone (509) -)34-8086 FOR STAFF USE ONLY Staff member(s) reviewmg checklist Based on tlus staff review of the environmental checklist and other pertment uiformation the staff A Concludes that there are no probable significant adverse unpacts and recommends a determination of nonsignificance B Concludes that probable sigruficant adverse environmental unpacts do exist for the current proposal and recommends a rrutagated determuiataon of nonsigruficance vvith condrtions C Coocludes that there are probable sigiuficant adverse environment unpacts and recommends a deternunatio of signlficance Broadway Court Estotes Environmenta! Checkhst 19 12102198 98 017 SPUKANE CDUNTY DIVISION OF E3U{LDING AND PLANNING ZUNE RECLASSiFICATlON APPLICAT1ON PART I A GENCRAL INrORMATION Lega! Owner + 1.l,ir,n1 ri S;3rf f anr! Rn neet~ . Colonia7. Court Marling Ac(dress _L2016 -E_ Sjge,ane., [Jn City State w.A ZEp Code,.2(]6 Phone (509) 921-5473 (Worl<} (Home) Fax 9240212 ApplicanUAgent Harol.d Sarff A~nnr ('',qt-hy Ramm_Ramm_As or-LarPs+ Inc" Mailing Address ?S qr-ii,t},~Al tamnnfi . ~ City -9i)QkanState _mA Zip Code qq?flg - Phone ( Kno ) 5!34_2nQ6 (Work) (Home) Fax 5'14-A 1 59 If APPLICANT IS NOT OWNER JNCLUDE WRITTEN OWNER AUYhtORlZATtON F(JR APPItCANT TO SERVE AS REPRESCNTATIVC ProjecVprvposal site area (acres or sq ft ) .5±nr arrpR Adlacent area owned or conkrolled (acres or sq ft ) None Assessor s parcel numbers of projectlproposa145I5L1.42I , 45151.1419, 451511420 Assessor s parcel numbers of adjacent area owned or controlled N=n Street address of proposal1_3505__,~ BX.Q~a., n►►P Cxisting zone classificatian(s) and dafe established UR, 3 5 pstak~.l ~ ~h~~ , n 1991 Existing use of property f~d, 3 ~;iRgl@ f~~1 ,,hn~mf:+r aP, -~,,1 Proposeci zoning ~ Comprehensive plan category IIRB~AN School disfrict Central Vallev School District Water purveyor V rR A Fire district F'1 re District No 1 Proposed use of property Smgle famlly dwellings Duplexes Multifamily dwellings ) Manufactured homes ( ) Business ( ) Jndt~strial y ~1~de~ii~~sd use ( ) Other -Describe retirement cenCer for e1 er List previous planning division actions mvolving this property Nnnp D LEGALIZONC RECLASSIFICATIUN INFURMAT1aN Location of proposa! On I3roadway Avenue J ust easC og Illake Elementary School Section 15 Township 25 Range 44 Neime of publec roacl(s) providiRg access Broaclway Avenue Blaice Road rigtit of way acia acent to the site zs groposecl to be vacated ~ Widt1i of property fronting on pLiblic road ~~~~~n BEeadioay n,nt ZONE RECLASSIFICATION APPLICATION + ~ PAGE 2 of 4 Does lhe proposal Iiave access to an arterial or planned arterial? Yes (X) No Name(s) of arterial roads IIroadway Avenue is a Major Arterial Legal description of property for eacli zone reclassification proposed See Attaclled Legal Descx~iptions- Existing zone(s) iIR 3-5 (5acr,es) to proposed zone(s) UR 22 ( Sacres ) for tlie following described property Attach legal description stamped by land surveyor or provide below See attached legal descriptions If you do not hold title to the property what is your interest in itlIarold Sarff owns title to 2 of the lots and plans to purchase the 3rd lot owned by RD Deets Wliat are the changecl conditions of the area wfiich you feei make this proposal warranted? Arterial status of Broadway ancl Evergreen, apartments and commercial uses established to l.he west along McDonald and Lo the east along Lvergreen The --gefrer-al~~ -Inliua. n.g~lo.n.g.e r C r ea, tinR a ri em a n rl f o h ous, n g t h e retired and elderly population The adjacent school is a good neighbor for a retirement anartment What impact will the proposed zone reclassification Iiave on the adjacent properties? There will be increasecl activity and traffic when tlie site transiLions Lrom 3 single family homes to 2 apartment complexes Retirement apartments do not-~o P tTPrA bP neaI E iin u1- tzr-2-_f-f:_i6 S n d ar-p--ac n e r a 1Ly-Tu 1 te n P iRh h n rs_ What factors support the zone reclassification? T-h-,e exis~ing.Ic=~re unr3er11hzPd ancl development for apartments would implement the higher density fill in goal of growth managemeni it a location where publlc servlces, sewer, water and r-eads-;~~1-1 su;part deuelo.pmen.t ni rh, s nattirp- The site nlan includes much more than the minimum requirements for landscaping and building setbaclcs '1The apartmentf-bui.tdings are 1 :z:iC-CFrr~~ with the z.tear_1y homes , n _he area What measures do you propose to mitigate your proposal s impact on surrounding land use? The purpose and intent of the URI3AN land use category is met by providing nousing fhaT--'is , s aflA-,arLerials are available Protection of single family areas is provided with increased setbaclcs, landscapins, fencing, and resrricted building height 1;ach building ~ r-es~-~ f e-;F~tk~~-l~ a~'~' _Ts fI rom the interior of the building The site plan provides for an open space'courtyard design for outdoor activYLies in a private seLtins and not adjacenc to nelghuors o A. ZONE RECLASSiFICATIO,v APPLICATION PaGE 3 of 4 PART 11 This section of the application wiil provide the Division of Building and Planning staff with written verification that the applicant has had preliminary consultation with the agencies identified Results of the preliminary consultation shall be incorporated in the proposal before final submittal to the Division FIRE MARSHALL/FIRE DISTRICT A This proposal is within Fire Protection District No D Adequate arrangements (have) (have not) been made to meet our needs in providing for an adequate water system and facilities for fire protection purposes C Recommended fire flow _Lt i k , or unable to calculate now because use is not definitive and will be determiney t time ofG~-Ling permit applicatio~ ' ~p ~ y'~' D Requirements include G , Q~ ( i ~ ha rs ~cl ; :L>I, ~ ( - Fire Distr►ct ignature/Title f Date WATER PURVEYOR ~ A Satisfactory arrangements for domestic water and fire flow requirements (have) (have nE9 been made B Requirements/comments 616-Ae.o Gv~C. Bt ABLf Ta <~LW/',46ti tgorf-/ ~2E ~UD Uc~c1EST~~ ~Ee.~~c E To Tffr$ QEclee~P.w~T , I/624 r.JQrre- fiq wc-rz. /o z3 4s Water District SignaturelTitle Date COUNTY ENGINEER ~ A preliminary discussion has ta place and general requir ents for roads and drainage ha been discussed with 7P-P cant A Comments ~ / Signature/Title Date / V COUN7Y UTILITIES A preliminary discussion has taken place a eneral requirements for submittal of this proposal (have) (have not) been sat~sfied esignated water purveyor for this s A Comments ~y . / Sign relTitle / Date REGIONAL HEALTH DISTRICT , A preliminary discussion has taken place and generai requirements for submittal of this proposal (have) (have not) been satisfied A Comments „41,4 g tv-v jr__~ 2 ~~l ~i nature/Title D e ~ SEWER PURVEYOR A preliminary discussion h taken place and general requlremen r the provision of c sewer are understoo the applicant A Comments / / . SirrrelTitle / te ~ . PAGE 4 of 4 ZONE RECLASSIFICATION APPLICATION PART III 'tQ' 6, J, SURVEYOR VERIFICATION y 0 ~ I the undersigned a licensed land surveyor have completed the information request foodr Ihe zoning map and written legal description 0- 0 ~18091 ~o 0 Si9ned Date 1012914'f ! LAI ~ Address .70 7 ~ ' Phone y->`t~7- 6eyU 08~ 1? City ~.oo•~~* State w4 Zip 9 9 PART IV SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION I the undersigned swear or affirm under penalty of perjury that the above responses are made truthfully and to the best of my knowledge I further swear or affirm that I am the owner of record of the area proposed for the previously identified land use action or if not the owner attached herewith is written permission from the owner authorizing my actions on his/her behalf Signed Harold M Sarff /Ger, Sarff Date 1- 2 _ Address 414 N Burns Phone (509) 924-1202 City Spokane, Wa 99216 ~State Wa Zip 99ZIL 12-07-1998 Signature of applicantdrepresentatlV"ee Date State of Washington ) ) ss County of Spokane ) Si9ned and sworn or affirmed before me on this 17 day of 19 -28 by ~ r /~~-~'C~Y?Ct ~ ~ P V ek4 0,7,6 Notary Seal Notary Public in and for the Stat o Washington residing at A-e My appom(ment expires c~QOc) PART V TO BE COMPLETED BY THE DIVISION OF BUILDING AND PLANNING Date submitted 11116 lqo File number /7~J ' qA Date accepted By Total fees Receipt number L t L 1 3 9 yy 3 ~ N L 1 A S S O C I A T E S I tv C RECEIVED 11 1998 8POKANc COUNTY John Pederson DEC 14 1998 Spokane County Division of Building and Planning ~~I-SIO~ ~~~~Q AND PL4"a 1026 West Broadway By, Spokane, WA 99260 RE Broadway Court Estates Independent Retirement Living Zone Reclassification Application Dear John On behalf of Harold Sarff (c/o Hal Sarff lus son) we are subrrutting a zone reclassification application for the Broadway Court Estates Independent Retirement Living Apartments Please find enclosed a completed zone reclassification application, preliminary conference form, subrruttal checklist, SEPA environmental checklist, stamped zorung map, legal descnption, assessor and engineering maps, nine blueLne pnnts, and a reduction of the site plan map Updated assessors maps will be subrrvtted if requested pnor to scheduling a public heanng Also enclosed is a check to the County Division of Building and Planrung in the amount of $1918 00 for application fees Inland Pacific Engineenng is currently prepanng a Threshold Traffic Impact Analysis for the proposed project The Threshold TIA vAll be subrYUtted to the County the week of December 14, 1998 Please contact me or Jon Breckon at our offices if you have any questions or need further informatlon regarding this rezone application Sincerely, R.AMM ASSOCIATES, INC ~A lathyv H amm V Enclosures P L A N N I N G A N D L A N D S C A P E A R C H I T E C T U R A L S E R V I C E S South 2) Altamont Spal.ane Washinnton 99202 -)09/534 8086 FAX ~09/534 4139 E V1AIL ramm@rammzssociates com ° e Spokane County Division of Building and Planrung 1026 West Broadway Spokane, WA 99260 Attention John Pederson Regarding Broadway Court Estates Rezone Apphcation Dear Mr Pederson The undersigned owner of the real property located at 13515 East Broadway Avenue, in Spokane, Washington (also descnbed as parcel number 45151 1421) authonzes Harold Sarffto file an application for approval of a rezone incorporating said real property ) qG /0 - / D ~ ~ - RD Deets Date 13515 East Broadway Avenue Spokane, WA 99216 (509) 924-13 83 c Harold Sarfj' Ramm Associates, Inc t Y 1 ~ - • r ~ • Spokane County Public Works Department Divison of Building & Planning Receipt Receipt Nuntber: 14112 Cuslunrer NunrGer ProRects I* ull Pro%ect Nbr Inv Nbr Fee Anrt IitvAnrl Owing PAID Pnit 98012720 1 $1,618.00 $1,618.00 $1,618.00 $1,618.00 ~V~ Tutnl: $1,618.00 $1,618.00 $1,618.00 $1,618.00 Miscellaneous Items Cotle Descriptioti Qly Price Amount TrLL PAID ZZE0017 ZONING PERMIT 1!=¢200:000lNUMBER h200.00 0.00 200.00 Comment: ZE-23-98 ZZU0002 LAND USE ACTI 1 100.0661NUMBER~ '1OOr00 0.00 100.00 Comment: ZE-23-98 Totnls: 300.00 0.00 300.00 Totn! PAID: $1, 918. 00 Tender ~e Clteck Acct Bnlance CC Nbr Exn Date TENDERED Check1 1709 1,918.00 Totnl TENDERED: 1,918.00 Short $0.00 I Over ~ . Cliange $0.00 . . Notes: _ • Tran Date/Time: 12/17/98 3:07:40 PM ~ - . By: GWendel Logon User: gwendel ' Station: GWENDEL Override By: . Pritrted: 12117198 3: U 7: S 7 PM Pnge 1 oj 1 . . • , ~ . , t • ~ I~ ~ I - . (_.1 - - - ~z-= - . - - r-- _ 01vlSiM) Or• t?i•t~:irir:t~~t~t•tc: ni-ii) IWniIS • A l)rVi!J11 )rI cW 1111; 1'iIi+I ic• 1V( M t:s IW i'nuir.n:r1t lVilliam A. )nlins. I'.(i.. Cnmnly {:ngim•ei I)~t~u~is f~~ ~,II. I'.li., I)ii~~c•1~~~ Ac.~t i~;i~,n-ri~;~v~i~ rt~~ r~~i~T;,5 1?,N(;1NI;EIt',S i1(:ItE1;111EN'I' Ni It111Zi?It ~I'liis agreei>e»t l~etween S~~c~ka~ie Cc~~iiily I i~~ r e~, d~ --~'?-•---,,~~y ~ , wliose iilterest in (lie ~~rc~ject is ~wvo ~~j iir,-~l~: - ~-r"-° J4) ~dc,A~^" G~ , is etiiereci ineo iIiis /O & clay of Iq.9-Y-_.'1'liis agrecment is applic:sible to (lie proj(, known ~S - • Thal tlie inclivicltials ancl parties i»mecl I►ecein <<s haviiig an iiiteresl iil Ilie abovc; clcscribecl propecly or project agree to tlie following: I. Reimburse Spokane Cotinly fcir prcijeet review ,iiicl inspecticin fees sis speeifieel in Ch,ipler 9.141 of tlie Spokane Crniiity Cocle. 'I'Iie fces will t,e Imsecl on aeliml salsiry costs incurrecl by Spokaiie Couiily for projcct rcvicws ancl / or inspcclions plus a Icii pcrccnt ciclminislrafive cliar6c, ancl %vill be billcd nionllily as accruccl. Any billing siiiiotinls cllic, inclticliilb any cxpciiscs inciirrccl iil llic eol)eelion of ait ovcrcliie ;►cc;oiinf, nitist be p;iiel prior to Ille (.'oliiily's aceepttinc:e oC Ilie iiroject fe~r filing. lf aprojeet is approveel ancl/or filccl willi a balanee slill owing, (lie tinpaic) balaiice sliall bc paicl wilhiii 30 clriys of Ilic invc►ice cl,ilc. 2. "i'lie itnclcrsignecl agrees Iliat lliese fccs are cltic aiicl rnyahlc upoii~receipl of Ilic wlling as spcc:inc:(l above. 3. Any iiivo,ices not paicl williiii 30 clays of llic invoicc cl;ilc %vill hc c:c»>siclcrccl clclinclilcnl. If any otitstaitclinb balancc oti Ilic ;icc:ounl fc,r lIiis projcct is nol paicl williin 30 clays of (lie invoice clalc;, iio flicll►er ceviews of tlie 1)ro.ject clocui»ents will he concluctecl iimil iIie entire ac:count balaiice is pa'tcl. Ariy balanee oii (lie aeec~tint fnr tliis projeet iiot ptiicl williiti 65 cla}►s of Ilie invoiee elalc tiiay restilt in Icgal nelion or (lie iiiitialioi► of ciIlier collection rroeeclures, inclucling referrnl lo n collec:ticin agency. '1'I►e Spoiisor will bc lisible fc,r aiiy ciiicl aII expc:nses iiictirrecl hy (lie Couiity fur Ilie eollcclioii of over(ltic aecomi(s. 4. 'I'lic i>>(liillily I+illing sliotild hc sciil 1n II►c sillcnlic~n of: ~ N/\IVl l:. A f) 1) It 1?SS: ~.~~1 _~-~----~l,a r . CI'I'`t, ,S'I'n'i'1:: ~ 'Ll C( ) D1:: - 1'( f ()1~1I? ...J 0 9) 2, 1 unclerstancl Ilial failure Io pay tliese fees m7y restilt ill clclay iii coi>>pIctioii ur sipproval of llic pr0ject csr ollier possihlc sanclioils. 1-1 If Iliis fcc abr•cemenl is contplclccl liy sotnt-oiic whcr Ilisin Iltc Sponsor (i.e., (lie prc, jcc! mwncr or .1 principal in (lie firiii s~~onsorir►g (lie prc.jeel), sticli as Ilic: U. igineer (Iesigiliiig flie lirojecl, (hen wrilten aulliorizalion front tlie Sponsor specificnlly nullio - .ing llie i1 rcnl I0 exectile illis Fee ~1~;ree~~iciit is aIlacliecl to 11 ' c nbre . SIGN/1'I'lltl? IIY~ --y/ % -IJ 2jr-01 -01 ----.1~~--.._. .~CF!`_~ (PiziNT Nnn-ii:) . . , _Y..'f0 ~~1'~~I~r~l~l~~_~~'~~1►N't'~'.[~.N~ZiNI~,~?~I~►~ - k\s1n;►giccfcc.doc 2/1l96 ~ 1026 iti' Ilra,iclivay Ave S~iolcanc 1VA 9)2(0-017I1 (5119) ~15(-:16111) FAX: (SI1')) 32,I-3,1711 'I'1)1): (5(19) 324-:1166 MEMORANDUM DATE: January 20, 1999 * TO: Scott Engeihard CC: Gregg Figg, Washington State Department of Transportation I'AI Ann Winkler, Inland Pacific Engineering, Inc. Tammy Jones, Spokane County Planning FROM: Steve Stairs SD.S SUBJECT: Broadway Court Retirement Apts. Threshold Traffic Study SPOI(4coml ZE-23-98 I have completed review of the above referenced document and have found the information contained therein to be complete and based on appropriate methods. Therefore, I recommend that we accept this study for the period analyzed in the report and that an updated report be provided by December 31, 2000. If you have any questions concerning my review of this report, please don't hesitate to bring them to my attention. A~ - ~ INLAND PACIFIC ENGINEERING, INC. SPOKANE • COEUR D'ALENE December 14, 1998 W.O. No. 98607 John Pederson Spokane County Planning Department W. 1026 Broadway Spokane, WA 99260 Re: Threshold Trafiic StudY for ihe Broadway Court Retirement Apartments 1~~'~lt ~~!~lIl. 13aseci upon our project uiider5tanding througll coil~-ersatioiis "Witli Scuii 1-11gtiiial Li aliLl ')Lc;v from the Spokane County Engineering Department and the sponsor, we have prepared a brief traf~ic threshold determination. This threshold traff'ic study has been requested as a part of a rezone application for property on the north side of Broadway east of Blake Elementary. The parcel is presently zoned UR-3.5, Urban Residential - 3.5 units per.acre and the rezone request is for UR-22, Urbaa Residential - 22 units per acre. Presently the 4.87 site is in use for two residences, but is planned for a retirement apartment complex. THRESHOLD DETERMINATION I. INTRODUCTION The site is located on the east side of Blake Elementary School north of Broadway. Across Broadway to the south is a church and several single family residences. To the north and east of the site, the land is in use for single family housing. A general vicinity map, Figure l, is attached. The site is planned to be used for a retirement apartment complex with 110 living units in two buildings. The site plan is enclosed as Figure 2. As shown on the site plan, access to the site will be by two driveways directly to Broadway. Access is not aaticipated or needed to Blake Avenue directly west of the parcel. A proposal iS tc1Wer considei-~tion tc~ ,*,-,c<ite I31:ike Rl.ak-e vacated with no im1-i ~i c i ro ti1 (2 si;`. The parcel of land for which this rezone is being requested is presently zoned UR-3.5. The adjacent land to the east, north and south is also zoned UR-3.5. The land to the west of the parcel, is presently zoned partly UR-3.5 Urbaa Residential-3.5 units per acre and partly UR-22, Urban Residential - 22 units per acre. The zone reclassification for this property will enable the proposed retirement apartment complex to be developed. The existinQ zoning is shown on FiQure 3 which is attached. 707 West 7th • Swle 200 Spokane, WA 99204 - . . . , , r . . Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 2 II. FXISTING CONDIT70NS The scope of this traffic study, although not confirmed in a letter, includes the intersections of Broadway/McDonald, Broadway/Evergreen and the driveway from the site to Broadway. The WSDOT was contacted for scoping concems and none were identified. Due to the limited amount of traffic which would be generated by the site, no other intersections were scoped. Broadway Ave is a four-lane, two-way, east-west principal azterial through the Spokane Valley with a posted speed limit of 35 mph. Broadway Ave connects the eastern part of the couaty (at I-90) to Sullivan, Flora, and beyond. Near the site, the land uses adjacent to Broadway Ave are mostly residential, however a mix of churches, schools and apartment complexes are also present. A convenience store is also located on the north«;-est corricr e,f ea-,t of thc `ite McDuuald 1Zuaci is a rilirior a.ilerial according to the Spukane County ArteriallZoad I'Ian. lt is a two- way arterial running from Mission Avenue on the north to south of 16th Ave on the south. Withill the last five years, the section between Sprague Avenue and Mission Avenue was upgraded to a fou lane paved facility with curbs aad sidewalk to carry the north-south traffic through and within thc immediate area. South of approximately Second Avenue, it is a two lane facility. It serves primarih as access to and from the slirrnlinding residential areas The speed limit on McDonald within tht, stl_1dvarea 1ti i~ rtiD}l L',veI-brCE'li 1",ULad 1s a pnlii.;lp~l'1 aI-t,c;flal dCCoIdlllb lv LIlt t.Ullllt}~ z\jlt%1-lcll KUad Nd.Il. Il iS d iVvU-ldilt:, two-way arterial ninning between 32nd Avenue to the south and Mission Avenue to the north. The speed Iimit is posted at 35 mph on Evergreen Road. At both Sprague Avenue and Broadway. Evergreen widens out. At Broadway, the cross-section cha.nges to accommodate two lanes in eacii direction. At Sprague Avenue, the widening accommodates a dedicated left tum lane for both nortl~~ and south bound traffic. South of this left turn lane is a short section of two-way left turn lane to accommodate the Target store and the Safeway store foll~ived hy a continuation of the two lane, hvo-way qection it has alans_! most of it's lenRtll. III. EAI.S 171V6 (_'ON,0I770N - Levcls- of 'Sej-vic;e (per HC.'A1) PM peak hour turning movement counts at Broadway/McDonald aad Broadway/Evergreen were taken by Spokane County personnel. Broadway/McDonald was counted in April, 1996 and BroadwaylEvergreen was counted in May, 1997. To account for the growth in traff'lc which may have occurred over the last year or two, the traffic volumes were increase 1.5% per vea.r. This same 1.5% growth rate is expected to continue into the future. Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 3 The existing levels of service at the subject intersections were calculated using the 2. lf version of the Highway Ccrpacity Softwure based on the 1994 Highway Capacity Manual. The existi.ng level of setvice at the subject intersections are shown on the following table. The traff'ic volumes used for this rerort are showr on FiQure 4. Existin~g PN1 Peak Hour Tra_ffic Vo1umes «'~11r}I Zre c1ffaC~le<.l 'Table 1- Existing Level of Sei•vice : ~ . : `TNTERSEC'TION . . : . : . . . . ...I l;' . . . . . ' . - (S)ignalized II ; DELAY LOS (Er)nsignalizeci Broadway/McDonald S 9.2 sec B Broadway/Evergreen S 9.4 sec B ~ Both intersections are functioning at LOS B, well within acceptable levels as set by Spokane County. The driveway is not presently in existence and therefore was not included in this portion of the analysis. IV. BACKGROUND PROJECTS No background projects were scoped for inclusion in this traff'ic study by either agency, however, a 1.5% compounded per year growth rate will be used to account for ambient traffic increases. V. TRIP GENERATION The existing zoning for this parcel is UR-3.5 and rezoning this property to UR-22 is requested at this time. This 4.87 acre site could be developed into 17 single family residences. This traff'ic study examines the difference between the site as a vacant parcel and it's potential use as a retirement apartment complex. Trip generation characteristics of the site under existing zoning was also exa.mined. A summary of the trip generating potential of the site under existing zoning, (developed i.nto 17 single family residences) is shown on Table 2. Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 4 Table 2- Trip Generation Rates and Yolumes - Existing Zoning of Site , . AM'Peak IIour PM Peak Hour NU . uf Vol 0.77 'DirectionMVol Direetional . trips per , . Distribution ; I.02 trips Distribution ' Units unit ; per unit~~ ~ 25% In 75°I~ ~u~ ~i4 /o Tr~ 36 /o Out' 17 13 3 10 17 11 6 , ~.verage Daily 7'r~ids (r~DT~~ , ; , - . Units Rate Totat ADT ; : 17 11.66 198 : - ' With the rezone in place and the site developed into retirement apartments, the traff'lc volumes expected from this site are expected to be according to land use category 250, Retirements Community in the ITE Trip Generation Manual, 6ih Edition. A summary of this information is . shown on Table 3 and on Figure 5. Table 3- Trip Generation Rates - Retirement Community ATINI Peak Hour k Hocir r PM Pea ; I~ o. - - - : ; , 0.17 Directionai Vol Directianat ' of Vol (a) trips per _ Distribtition 0.27 trips Units Distribution _ uiiit _ per tinit : 45% Tn 55%_fJut 56% In 44% Out : 7 . - . . . . '.i I I - . . : - . . I ~ \ I.`l 110 19 8 10 30 17 13 Information on average daily traffic (ADT) is not available from the TGM. However, it is expected to be in the 300 to 400 vehicle range. When comparing the trip generating potential of the site under it's existing zoning, with the trip generation potential of the proposed project, there will be an increase of 19 trips during the AM peak hour, an increase of 30 trips in the PM peak hour, and an increase of approximately 100 to 300 trips. Note that the site generated traffic from the site during the PM peak hour is greater than during the AM peak hour. Therefore, looking at the AM peak hour unnecessary, and this study focuses on the PM peak hour. Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 5 VI. TRIP DISTRIBUTION (simplified gravity model) For this analysis, it was assumed that the traff'ic generated by the Broadway Court Retirement Apartments site would ingress aad egress from the site approxinaately proportionate to the traff'ic on Broadway between Evergreen a.ad McDonald during the PM peak hour. This distribution is also based upon the potential trip destinations. Because these are retirement apa.rtments, the reasons for making trips, particularly during the peak hours are different thaa for a mix of housing units which includes families and people working. PM peak hour trips associated with this site are expected to consist of people returning from appointments (like medical appointments), shopping or visiting friends or relatives. Trips leaving the site are'expected to be destined for restaurants, grocery stores or friends/relatives. O%cr~rll Gi'SiribLytWn is ~:x})ccted tu bc (70°, o %vcstbuund vli Broackgay auci 4(-"0 eastbouild on Broadway. Actual distribution from the site and at the intersections of Broadway/McDonald and Broadway/Evergreen are shown on Figure 6. VIL FUTURE CONDITION with/without PRUJECI - Levet of Service The Broadway Court Retirement Apartments site is expected to be completed withia two years, b` 2000. The levels of service expected for the intersections within the study area with the increaseti expected over the next two years, but without the additional traff'ic from the Broadway Court Retirement Apartments site are shown on the following table. The traffic volumes which the levels of service in the table are based on, are shown on Figure 7. Tahle 4 - Level.s of Service «'itfaottt the Broatitivay CoRra-t Rctir•enient .~~pa3-nnentsslte : FiTTURE YEAR WITHOUT . INTERSEC'TIUN PR4JECT , .{S)iinalized - OsJ ( . ]\\I "Ell i < - " (i~nsi~nalizec~ , LA~t' , L . . , , . v ~ . _ ~ BroadwaylMcDonald S 9.3 sec B Broadway/Evergreen S 9.5 sec B Table 4 shows the level of service to be expected at the iiitersections of BroadwayiMcDonald a.nd Broadway/Evergreen in the future without the additional traffic from the Broadway Court Retirement Apartments site. Each of the intersections remains at LOS B and experiences a 0. l second increase in delay. Level of service B is well within acceptable levels for si(Yrlalized intersections within Spokane County. Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 6 Addiug the trafFzc anticipated to be generated by the Broadway Court Retiurement .A,partments site to the tra#f"xc otherwise anticipated in 2000 indicates that the lewels of service at these intersections will be as shawn on fiable S. The traffi+c volumes which are expected under these cvnditivns are shown on Figure 8. Since the driveway s coped for analysis will be in operation undear this condition, it was also evaluated for level vf service condition and is included on Table 5, Table 5- LLevels of Service with the Broadway Caurt Retirement Apartments Site . ~~~''~~~~~~~~'+~N ~~'~"URE C``O~TDI:~IC~~S'~~IT"I~? ~~~'~T E ' N~~ial.~et~ i: Yl~l1~'0 . . _ ! ~~j : - ' : . , ; ~ ti,,,.,, BroadwayCMcDonald S 9,3 sec B BroadwaylEvergreen S 9.6 sec B B ro adway/Driveway U 17.7 s ec C No changes in iewel of seryice are expected with the addation af the Broadway Cvurt Retirement Apartments site. At ctampletian of development of the site, the intearsection of BroadwaylMcDonald and BroadwaylEvergreen will be operating at LOS B. The dnveway inta the site from Broadway will be functioning at L(]5 C at completian vf the site. Note that the driveway analysis assigned alI the traffie to one kh{eoretical point. Tt is anticipated that since this development is symmetricai, with respect to the driveways, t.hat approxunately one half af tbe total traffic would use each driveway. However, this ana.lysis demonstrates that if one driveway is not usable for whatever r+eason, that all the traffic can be accommadated using one drzveway. 11711 . CONCL USIC7NS Fxvm the data collected for this threshold determinatian, we conclude that the development of the Broadway Court Retirement Apartments site will not adversely impact the intersections of Broadway/McDonald and Broadway 1'Evergreen. Furthermore, the new driveway intersectians will be functioning at acceptable levels of service as well. . Broadway Court Retirement Apartments Traffic Threshold Study December 14, 1998 Page 7 IX. REC0AIAIMNDATIONS The additional traffic from the Broadway Court Retirement Apartments site is not anticipated to have aay impacts to the surrounding transportation system. Therefore, no specific mitigation is recommended. After review of this threshold determination please let me know if youu have any questions. Sincerely, Inland Pacific Engineering Co. ~L• wj~~C~ . ~ ~oF `""s G ,,o . y ~ ~ Ann L. Winkler, P.E. ~O 31398 ALW/alw SS t1 j4NA1,~ encl. ~ EXPIRES 5/1/ cc: Cathy Ramm, Ramm Associates Hal Sarff, Sponsor Pat Harper, Spokane County Engineering (two copies) Greg Figg, WSDOT Planning file -w v ~ cc M .z C a, °C Shennon Av Suilivan 0 q U . C . Dr. ZOOO..~..';:.~ l~'t'. ma ~ ~ indlana . Nora Ave. Q . N ~Valley Hospital & Medic al Center Missfon Ave. , ve. MeAell Ave. ~ 500 Mlssion sinco,nr.0 ~ si to Ave.PROJECT silro Ave. ~ utpatient ~ - - e S LOCATION ~ ry Center > Boone Ave. SharrkAve. Desme :Ave. ~ ~ t B~one Av~g.~ m; y ~ c~ . ~ ~ ~ Deamet Ave. Desmet Ave. m Desmet Ave. a alda Ave. o ~ :.~,.w.,..,. ~ ~ m ~ E♦ d~ ~ m `v,: Catalda.Ave. E . ~ ' 1 ooo ~ ~ v ~ ~ ~ ~ ~ m + ~ e ve. ~ ~ ~ m w' ~ MallonfAve. I~allon Aves - ~ R.s 8 Q„ 27 . - , V \ ~ Ave. Broadway~Ave. ~avan 8'7 C o ~ ~ :Spr{~~~ ~ ; Sprin f~eld,Ave. Alkl Ave. S,~rinld A~ ~ ~ cc ~Ave. W Alkl Ave. /41k ~ ~ Alki Ave. ~ E ~ ~ ~ Olive Ave. ~ o Olive Ave.S f m icc ; 'o f - cc ~ t!_a Reperto Valle °D Valle W. ~ °i il- Valle . ~~M9. MAMM Ni~n ~ eatre N(xon ~IA Nixo~: ¢ N /elley ?NlxoE E Ibrery MaA r Mair~AvemE ~ ve # c c Riverside Ave.: ..t ~ . Mal' - • Rlversid 'Ave. # > F''`~ C c~ ..x~•: ~.,n..rr,v.v.n.,- ~ ~ C ^""'v~^' ) - ~-f 2 rw •o m Riverside Ave s" ~S ~ N ~ o iversl e Ave. ~ °C ~c Rivers e v m '""""I 2~ ra v ntin ~ ~ S Tra ue Ave . i r Q. 1 st Av~. " ~ t st Ave. Ver x E ~ Po., 2nd Ave. nd Ave. m~ E a Opportunity D 2nd Ave. ~ `R Ave. 3rd Ave. 3rd Ava. m; 3rd Ave. 3rd Ave,~ ~.N_~ M y, g?~d;Ave; ~ ~^^3- 2n Ave. ~..+U.,.. ¢ y 4th Ave. m : ~o~c c m ' 'M~'~ , 'M . N ~NMIM.1NA1vAV. .1MVMPJ1M<W¢~.N"f4\AYMM~[JNN.~~NY~wNN\M'~\MV~~W~~\\'•~}h• rh A = s~:.w, Stti Ave~ ; Crystal ~,Ae~Sth A% g ~ ~ ..~++.~j~J o o , stt1A~h• ~ 6thAve. ~ 6th Ave.~M ~~.~3 Sth Ct,~th Ave,.~ m 6th Arre:~ ~ tt~Ave. V t ~ X r ~ tA a = 7th Ave. i ~ ~ 7t ~e• ~bs o ~ o ` v ~ ~ ' ~ • a\'~ BttiAve. o s s € . ~ ~ h4v ~ ac : ~ ~ 0, t I.an._ ~ ,yZp~NVO. ~4rMw~• ~ -.V. . j , _ • • d .~.Y.,~.,,,,.h~ .w~... Av, °C 9t~Ave. E ~ 9th ~ve. cc ~'~~9tt~ Ave. ~ 2f E. 4 , ~ _ . ,,,,..,~,w.~ ~ yi ~ tM ~evn. o#~~ d U. ......~k/1/!1 m?tOthive. t ~ 1 ~ . - - ~ INLAND BROADWAY CT. RETIREMENT APTS. PACIFIC ENGINEERING 1i~AFric iMNAC"f ANALYSi:S 707 west 7tr, • suite 200 (509) 458-6840 PROJECT N0. 98607 Spokone, WA 99204 FAX: (509) 458-6844 1 CATALDO LANE Eslslln; 8' PVC +.ater moln F ~ ~ CATALDO LANE I i i ~ i i ~ ~ t ux-ss I ~ UR-3.S ~ UR-9.5 Fenee ~ ~ Bu i 1969 - - - - - - - - 1969 ~ fyp~ Ill la •pfn, R-_f S 10' Building-, j ~ I• Selback ~ 10' BuildinQ S#Lbac. 20' Trpe lll 20' Trpe 111 Ladwep4" i I Lndanplng a' Pence I i l e' F.nc. SEIO I I I . ~ I• ~ BLAKE ELEMENTARY SCHOOL i aa UR-9.5 CENTRAL o VALLEY SCHOOL ~ ~ i • i. D1STRiCT ~ ~ ~ Ramove r1tT Phue II C R.. USE ~ ` • o eo. - I ~ I ~ I'.~ Rcm~vr r~i}~ Ir~,.n~e II ~ I• txc i SS' type 11 l~o~h SHOUSE ~ rt-~ c> I I I I I I YS_ BulWlnj lb~ek a6i4~_ ' Proyosed nej : FadoUag sidewlk ~ ~ ~ ~ -FalaUng sWeJn1'K BROADWAY AVENUE (60' RO.r.) FacfzUn# E' tleal wter moIn UR-9.5 i UR-15 i UR-15 I I I I ~ N OT TO SCALE ~ ~ INLAND BROADWAY CT. RETIREMENT APTS. FlGURE 2 PACIFIC ENGINEERING SITE PLAN ~AFFIC IMPACT ANALYSIS 707 west 7tn • sutte 200 (sos) 458-6840 Spokane, WA 99204 FAX: (509) 458-6844 PROJECT N0. 98607 v - ~ _ - - ' ^ I►Jr7IAb►tJI]. ~ M , ao 1m2- I-~ '.Z U ~2 • ~ ~`'''4 Y m3 . t~R B_ 4 ~ • MISSION °C VE• i• E UR-22 . _ . 8 T~ i N U R-22 UR I • ~ ~ ~ < ■ _-YR uR•t~ ~ o t . u 1 R -3' - . Y < N B.O N E. , . s DESME"T m r ~ dR-? 1~ . oo- ua-zz ~ s . . a.•• ► pE T .AvE AT.P~, CsaTALDU > " , Ul . ta ~ c r. w ~ z U R ~ ~ • 0% < MA . 8`3 P2 UR-22 ~ . . . t~``' EL ' UR-22 PKi =~brt~,. ,b , u. - t p - w 'PROJECT ~ ~ ~:~J 'y• ~h~fc~~1:A ~ . ~ _ K°+ Av ~ -t= R~ LOCATiON UR uR002~ UR-7 { ~ - ~ NMI 22 ` . ~ vaL L ~ ~~•3~ Y• v_ ~ 1& LLEV WA'Y U I 0 R~ R ~ ~ . • ~ i ~ .2 N ^ ~ W N ~ UR-22. ~ D v uR-3.3 . EL fg,9 a av • B . , : ,ST FFI CE ~ ~ B•I .~8_~ g_( 'o • PC cc - - - • • • - _ ~ - ~ - ' .~.1 _ ~ NOT TO SCALE ~ INLAND BROADWAY CT. RETIREMENT APTS. FIGURE 3 PACIFIC ENGINEERING TRqFFlC IMPACT ANALYSiS ZONING MAP 707 west 7th • suite 200 (5O9) 458-6840 pROJECT N0. 98607 ~ Spokane, WA 99204 FAX: (509) 458-6844 i A v~ NN[D 15=~P ~43 146=--J ~162 23c:~, ~63 a N O oGo0 M EVERGREEN DRIVEWAY 3 0 ¢ 0 m m MCDONALD N N W) 27cP ll~l 49 199=J 4195 30~ ~83 ~ ~co o N 0) Ul NOT TO SCALE ~ I N LAND BROADWAY CT. RETIREMENT APTS. FlGURE 4 PACIFIC EXISTING ENGINEERING P.M. PEAK HOUR 707 we9t 7tn • s~,ite 200 (509) 458-6840 IMPACT ANALYSIS Spokone, WA 99204 FAX: (509) 458-6844 PROJECT N0. 98607 TR AFFI C VOLU M E S . ' r~ I ~ - - - ~3 " N N EVERGREEN ~ ~ ~ 5J/ 8 t7~ 0 ~ DRI VEWAY ~ Q 3 0 Q 0 of m MCDONALD e- N tn ~6 4 N jc~m~ NOT TO SCAL.E ~ I N LAN D BROADWAY CT. RETIREMENT APTS. FlGURE 5 PACIFIC SITE GENERATED E NGINEERING P.M. PEAK HOUR 707 west 7rn •suice 200 (509) 458-6840 T~~~C IMPACT ANALYSIS Spokcne, WA 99204 FAX: (509) 458-6844 PROJECT N0. 98607 TR AFFI C VOLU M ES - . , 159$ EVERGREEN 5% 2011 4OX DRII/EWAY 3- a 3 7 60% 0 a~ m 1 0% 35% MCDON ALD A 15X V ~ NC3T TO SCALE ~ ! ~ L . , I N LAND BROADWAY CT. RE71REMENT APTS, Fl'GURE 6 PACIFIC ENGpNEERING SITE D1STRlBUTIdN ~~F1C IMPACT ANALYSIS 707 wGSt 7tn • suite 200 (509) 458-6840 Spcrkcne. YYA 99204 FAX: (509) 458-6844 PRQJECrt f`'fQ. 9$607 - - e , J . + N N ~ N N c0 16~ ~44 151==> ~167 24~1q% /~65 ~ ~Cy mU") ~ M EVERGREETI DRIVEWAY Q r ~ C~ r C) ~ ~ MCDONALD ~~co NNt[') 28=zP ~51 205~> 201 31~ ~86 ~ 4~ ~ ~ N Q ~ C~n~ NOT TO SCALE ~ INLAND BROADWAY CT. RETIREMENT APTS. FIGURE 7 PACIFiC 2000 ENGINEERING ~AFFIC IMPACT ANALYSIS TR~AFFPC AVOLUMUES 707 west 7tn • suite 200 (509) 458-6840 PROJECT N0. 98607 Spokane, WA 99204 FAX: (509) 458-6844 WI TH 0 U T P R 0 J E C T 04 10 n N N 0 16~ ~44 151~ ~t67 25~ ~B8 C-4Mrn EVERGREEN ~ 5~ ac:~7 cn DRIVEWAY ~ Ln ~ d ~ a ~ 0 w m 4 4 MCDONAL[~ ~N CO 3ac:P ~57 205-=> ~201 ` 31~ ~86 ci'~ qt N (JT TO SCALE ~ INLAND BRQADWAY CT. RETIREMENT APTS. FIGURE 8 PAeIF1C 2000 ENGINEERING TRAFFIC IMf'ACT AhIALYSIS P.M. PEAK HOUR 707 west 7cn • suite 200 (509) 458-6840 PROJECT N0. 98607 TRAFF1 C VOLU M ES Spokane, wA 99204 FAx: (sas) 458-6$44 WITH PROJECT . HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 12-14-1998 Center For Microcomputers In Transportation Streets: (E-W) BROADWAY (N-S) MCDONALD Analyst: ALW File Name: MCDPMEX.HC9 Area Type: Other 12-3-98 PM PEAK Comment: EXISTING CONDITIONS Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lane s 0 > 2 < 0 0 > 2 < 0 0 > 2 < 0 0 > 2 < G Volumes 24 396 150 57 236 24 83 195 49 27 199 30 PHF or PK15 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.9,-- Lane W( f t) 12.0 12.0 12.0 12.- Grade 0 0 0 o Heavy Veh 2 2 2 2 2 2 2 2 2 2 ~ Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 Arr Type 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Le f t * NB Le f t * Thru * Thru * Right * Right * Peds * Peds * WB Le f t * SB Le f t * Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 50.OA Green 34.OA Yellow/AR 3.0 Yellow/AR 3.0 Cycle Length: 90 secs Phase combinat:-on order: #1 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LC EB LTR 1812 3262 0.344 0.556 7.1 B 7.1 F WB LTR 1471 2647 0.235 0.556 6.6 B 6.6 F: NB LTR 1065 2820 0.335 0.378 13.0 B 13.0 E SB LTR 1194 3161 0.234 0.378 12.4 B 12.4 B Intersection Delay = 9.2 sec/veh Intersection LOS Lost Time/Cycle, L= 6.0 sec Critical v/c(x) = 0.34]1. HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 12-14-1998 ~ Center For Microcomputers In Transportation Streets: (E-W) BROADWAY (N-S) EVERGREEN Analyst: ALW File Name: EVERPMEX.HC9 Area Type: Other 12-3-98 PM PEAK Comment: 2000 W/O PROJECT Eastbound Westbound Northbound Southbound L T R L T R L T R L T n No . Lane s 0 > 2 < 0 0 > 2 < 0 0 > 1 < 0 0 > 1 < 0 Volumes 26 315 91 67 250 22 65 167 44 16 151 24 PHF or PK15 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Lane W( f t) 12.0 12.0 12.0 12.0 Grade 0 0 0 0 % Heavy Veh 2 2 2 2 2 2 2 2 2 2 2 2 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) Y 8.5 s(Y/N) Y 8.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 Arr Type 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Lef t * NB Lef t * Thru * Thru * Right * Right * Peds * . Peds * WB Left * SB Left * Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 50.OA Green 34.OA Yellow/AR 3.0 Yellow/AR 3.0 Cycle Length: 90 secs Phase combinat--on order: #1 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: I Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB LTR 1784 3211 0.271 0.556 6.8 B 6.8 B WB LTR 1520 2736 0.249 0.556 6.7 B 6.7 B NB LTR 525 1390 0.560 0.378 15.3 C 15.3 C SB LTR 586 1550 0.348 0.378 13.1 B 13.1 B Intersection Delay = 9.5 sec/veh Intersection LOS = B Lost Time/Cycle, L= 6.0 sec Critical v/c(x) = 0.388 ~ HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f =~9 Center For Microcomputers In Transportatior-i Streets: (E-W) BROADWAY (N-S) MCDONALD Analyst: ALW File Name: MCDPMBO.HC9 Area Type: Other 12-3-98 PM PEAK Comment: 2000 W/O PROJECT Eastbound Westbound Northbound Southbound L T R L T R L T R L T No. Lanes 0> 2 < 0 0> 2 < 0 0> 2 < 0 0> 2 < 0 Volumes 24 407 155 58 243 24 86 201 51 28 205 31 PHF or PK15 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.5-- . Lane W( f t) 12.0 12.0 12.0 12. Grade 0 0 0 ~ % Heavy Veh 2 2 2 2 2 2 2 2 2 2 2 2 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 Arr Type 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left * NB Left * Thru * Thru * Right * Right * Peds * Peds * I WB Le f t * SB Le f t * Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 50.OA Green 34.OA Yellow/AR 3.0 Yellow/AR 3.0 Cycle Length: 90 secs Phase combinat-on order: #1 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LG; EB LTR 1812 3261 0.353 0.556 7.2 B 7.2 ~ WB LTR 1456 2621 0.244 0.556 6.7 B 6.7 ~ NB LTR 1056 2795 0.350 0.378 13.1 B 13.1 E SB LTR 1190 3149 0.243 0.378 12.4 B 12.4 F Intersection Delay = 9.3 sec/veh Intersection LI0S Lost Time/Cycle, L= 6.0 sec Critical v/c (x) = 0. 35~: HCM: Center For Microcomputers In Transportation Streets: (E-W) BROADWAY (N-S) EVERGREEN Analyst: ALW File Name: EVERPMBO.HC9 Area Type: Other 12-3-98 PM PEAK Comment: 2000 W/O PROJECT Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lane s 0 > 2 < 0 0 > 2 < 0 0 > 1 < 0 0 > 1 < 0 Volumes 26 315 91 67 250 22 65 167 44 16 151 24 PHF or PK15 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.9,+ Lane W( f t) 12.0 12.0 12.0 12.1"1 Grade 0 0 0 o Heavy Veh 2 2 2 2 2 2 2 2 2 2 ~ Parking N N N N N N N N Bus Stops 0 0 0 G Con. Peds 0 0 0 ~ Ped Button (Y/N) Y 8.5 s(Y/N) Y 8.5 s(Y/N) Y 14.5 s(Y/N) Y 14.1 Arr Type 3 3 3 3 RTOR Vols 0 0 0 ~ Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 ti ? ~ EB Left * NB Left * Thru * Thru * Right * Right * Peds * Peds * wB Le f t * SB Le f t * Thru * Thru * Right * Right * Peds * Peds NB Right EB Righi SB Right WB RighL Green 50.OA Green 34.OA Yel low/AR 3.0 Yel low/A.R. 3.0 Cycle Length: 90 secs Phase combination order: #1 #5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay EB LTR 1784 3211 0.271 0.556 6.8 B 6.8 B WB LTR 1520 2736 0.249 0.556 6.7 B 6.7 B NB LTR 525 1390 0.560 0.378 15.3 C 15.3 C SB LTR 586 1550 0.348 0.378 13.1 B 13.1 B Intersection Delay = 9.5 sec/veh Intersection LOS = B Lost Time/Cycle, L= 6.0 sec Critical v/c(x) = 0.388 HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 12-14-19~- Center For Microcomputers In Transportation Streets: (E-W) BROADWAY (N-S) MCDONALD Analyst: ALW File Name: MCDPMBW.HC9 Area Type: Other 12-3-98 PM PEAK Comment: 2000 W/ PROJEC`i Eastbound Westbound Northbound Southbound L T R L T R L T R L T F. No. Lane s 0 > 2 < 0 0 > 2 < 0 0 > 2 < 0 0 > 2 < 0 Volumes 24 409 155 63 245 25 86 201 57 30 205 31 PHF or PK15 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Lane W(ft) 12.0 12.0 12.0 12.0 Grade 0 0 0 0 % Heavy Veh 2 2 2 2 2 2 2 2 2 2 2 2 Parking N N N N N N N N Bus Stops 0 0 0 0 Con. Peds 0 0 0 0 Ped Button (Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 Arr Type 3 3 3 3 RTOR Vols 0 0 0 0 Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Le f t * NB Le f t * Thru * Thru * Right * Right * Peds * Peds * WB Le f t * SB Le f t * Thru * Thru * Right * Right * Peds * Peds * NB Right EB Right SB Right WB Right Green 50.OA Green 34.OA Yellow/AR 3.0 Yellow/AR 3.0 Cycle Length: 90 secs Phase combination order: #1 ##5 Intersection Performance Summary Lane Group: Adj Sat v/c g/C Approach: Mvmts Cap Flow Ratio Ratio Delay LOS Delay LOS EB LTR 1811 3259 0.355 0.556 7.2 B 7.2 B WB LTR 1428 2571 0.255 0.556 6.7 B 6.7 B NB LTR 1055 2793 0.356 0.378 13.1 B 13.1 B SB LTR 1179 3121 0.247 0.378 12.4 B 12.4 B Intersection Delay = 9.3 sec/veh Intersectir-)n ?_n!:~ = p, Lost Time/Cycle, L= 6.0 sec Critical v/c(x) = 0.35C HCM: SIGNALIZED INTERSECTION SUMMARY Version 2.4f 12-14--1998 Center For Microcomputers In Transportatio?,. Streets: (E-W) BROADWAY (N-S) EVERGREEN Analyst: ALW File Name: EVERPMBW.HC9 Area Type: Other 12-3-98 PM PEAK Comment: 2000 W/ PROJECT Eastbound Westbound Northbound Southbound L T R L T R L T R L T i? No . Lane s 0 > 2 < 0 0 > 2 < 0 0 > 1 < 0 0 > 1 < C Volumes 27 317 93 67 253 22 68 167 44 16 151 PHF or PK15 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Lane W( f t) 12.0 12.0 12.0 12.0 Grade 0 0 0 0 % Heavy Veh 2 2 2 2 2 2 2 2 2 2 2 2 Parking N N N N N N N N Bus Stops 0 0 0 G Con. Peds 0 0 0 0 Ped Button (Y/N) Y 8.5 s(Y/N) Y 8.5 s(Y/N) Y 14.5 s(Y/N) Y 14.5 Arr Type 3 3 3 3 RTOR Vols 0 0 0 G Lost Time 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 3.00 Prop. Share Prop. Prot. Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Le f t * NB Le f t * Thru * Thru * Right * Right * Peds * Peds * WB Left * SB Left * Thru * Thru * Right * Right * Peds * Peds NB Right EB Righ SB Right WB Righ Green 50.OA Green Yellow/AR 3.0 Yellow/AR 3.0 Cycle Length: 90 secs Phase combinat:_.on order: #1 : - Intersection Performance Summar,., Lane Group : Adj Sat v/c g/C Mvmts Cap Flow Ratio Ratio Delay LOS Delay EB LTR 1779 3202 0.274 0.556 6.8 B 6.8 E WB LTR 1519 2734 0.251 0.556 6.7 B 6.7 B NB LTR 524 1386 0.567 0.378 15.4 C 15.4 C SB LTR 585 1549 0.350 0.378 13.1 B 13.1 B Intersection Delay = 9.6 sec/veh Intersectio_n_ LOS = B Lost Time/Cycle, L= 6.0 sec Critical v/c(x) = 0.39--- HCS: Unsignalized Intersections Release 2.1f DRPMBW.HCO Page 1 Center For Microcomputers In Transportation University of Florida 512 Weil Hall Gainesville, FL 32611-2083 Ph: (904) 392-0378 Streets: (N-S) DRIVEWAY (E-W) BROADWAY Major Street Direction.... EW Length of Time Analyzed... 15 (min) Analyst ALW Date of Analysis.......... 12/3/98 Other Information......... 2000 W/ PROJECT PM PEAK HOUR Two-way Stop-controlled Intersection Eastbound Westbound Northbound Southbound L T R L T R L T R L T R No. Lane s 0 > 2 0 0 2 < 0 0 0 0 1 0 1 Stop/Yield N N Volumes 10 459 333 7 5 8 PHF .95 .95 .95 .95 .95 .95 Grade 0 0 0 MC' s ( o ) SU/RV's CV' s 06) PCE's 1.10 1.10 1.10 Adjustment Factors Vehicle Critical Follow-up Maneuver Gap (tg) Time (tf) Left Turn Major Road 5.50 2.10 Right Turn Minor Road 5.50 2.60 Through Traffic Minor Road 6.50 3.30 Left Turn Minor Road 7.00 3.40 HCS: Unsignalized Intersections Release 2.1f DRPMBW.HCO Page 2 Worksheet for TWSC Intersection Step l: RT from Minor Street NB SB Canflicting Flows : (vph) 179 Potential Capacity: (pcph) 1124 Movement Capacity: (pcph) 1124 Prob. af Queue-Free State; 0,99 Step 2: LT from Major Street WB EB Conflicting Flows : (vph) 358 Fatential Cagacity: (pcph) 1101 Movement Capac i ty:( pcph ) 1101 Prob, of Queue--Free State : 0.99 TH Saturation Flow Rate: {Fcphpl} 3400 RT Saturati.an Flow Rate: (pcphpl) Maj or LT Shared. Lane Prob. flf Queue-Free State: 0.99 Step 4; LT from Minor Street NB SB Canf licting Flows: (vph) 848 Potential Capacity: (pcph) 304 Major LT, Minor TH Impedance Factor : 0.99 Ar3justed Impedance Factor: 0.99 Capacity Adjustment Faetor d.ue ta Impeding Movements 0.99 Nfavement Capac i ty : (gcph ) - 300 Intersection Perfarmance Summary Avg. 950-. Flrw Mave Shared Total Queue Approach Rate Cap Cap Delay Length LC7S Delay Movement (pcph) {pcph} (pcph)(sec/veh) (veh) (sec/veh) SB L 6 300 12.2 0.0 C 6.7 S B R 9 1124 3.2 0.0 A EB L 12 1101 3.3 0.0 A 0.1 Intersection Delay - 0.1 sec/veh XX~ rv. . ~.I ML r ~ 1~ ~ ~ ~ ~ ~w. ~ ,5 ,.,gin ~~;b~ N , ~,:4 w~ . ~r,,, "r:~ r ~„i~ A^, i t t I rv„„... . , ..6.. s „ . . 0 .per ~ n x , n .M r r ~ w g. 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