ZE-0041A-95
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RECEIVED
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SPOKANE COUN''Y H]EARgNG EXAIVIINER Nov o s 2000
SPOKANE COUPffY ENQINEER
RE Change of Conditions to an existing ) FINDINGS OF FACT,
Urban Residential-22 (CJR-22) Zone, ) CONCLUSIONS OF LAW,
Applicant Pete Rayner ) AND I)ECISION
File No ZE-41 A-95 )
I. SUMMA]EtY OF PROPOSAI. ANID I)ECISION
Proposal: Application for a change of conditions to a previously approved rezone to the
Urban Residential-22 (UR-22) zone, on approximately 5 61 acres of land, to a11ow a greater
building height and increased density, and minor design modifications, for a retirement center
Decision: Approved, subject to conditions
The Heanng Examiner has reviewed the change of conditions application and the evidence of
record, and hereby adopts the following Findings of Fact, Conclusions of Law and Decision
II. BACKGROUND/FINDINGS OF FACT
A. GeneralInformation.
Applicant: Pete Rayner, 4848 East Wellesley Avenue, Spokane, WA 99217
Owner: Ameracare, Inc, c/o John H Tucker, 1309 North Evergreen Road, Spokane, WA
99216
Site Location: Generally located west of and adjacent to Evergreen Road, east of and
adjacent to Mamer Road, south of 1Vhssion Avenue, in the NE 1/4 of Section 15, Township 25
North, Range 44 EWM
Site Address: 1309 North Evergreen Road/1304 N Mamer Road, Spokane, WA
Parcel Numbers: County Assessor tax parcel nos 45151 0920, 0921
Zoning Urban Residential-22 (LJR-22) zone Such zorung is subject to the conditions of
approval of the rezone approved in County Planrung File No ZE-41-95 The site is also located
inside the Aquifer Sensitlve Area (ASA) Overlay zone and the Public Transportation Benefit
Area designated by the County Zoning Code
Comprehensive Plaa. Urban category The property is also designated inside the ASA, the
Pnonty Sewer Service Area and the Urban Impact Area designated by the Plan
IUGA: The site is located inside the intenm urban growth area boundanes designated by the
County pursuant to the State Growth Management Act
HE Findings, Conclusions and Decision ZE-41A-95 Page 1
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Envaronmenta112evtew A Determination of Nonsignificance was issued by the County
Divislon of Planning for the application on 4ctober 16, 2000
Site Description The site is approximately S 61 acres in size, relatively flat in topography
and encompasses two tax parcels The staff report and site plan of record misstate the size of fihe
srte, by includln; in the area of the site 50 feet of nght of way along Evergreen Road prevlously
dedicated to the County, as a condztion of the 1995 rezone of the site The subject property is
currently developed with retirement housing, consisting of 4 buildings housing 42 uiuts of
retirementlelderly apartments, a community buildrng and a central courtyard The existing
parking includes 23 garage uruts eontained in 2 separate building lying adjacent to Evergreen
Road, 11 garage uruts contauned in a building located in the northwest comer of the s1te, and an
11-stall parkmg lot located in the northwest corner adjacent to Mamer Road
The site is fully developed, except for the southwest corner Iocated adjacent to Mamer
Road Such comer is currently be1ng prepared for a proposed building that would add an
addltiona147 units of retirement housing, if the cunrent application is approved Formal
landscaping occupies the remairung port2on of the site, and consists of manicured lawns planted
wrth trees and shrubs
Area Road Network Evergreen Road and Broadway Avenue in the area are designated as
Pnncipal Artenals by the County Artenal Road Plan Mission Avenue to the north, and
IVIcDonald Road to the west, are designated as Minor Artenals The County is currently in the
process of widening Evergreen Road, south of Mission, from a 2-lane road without curb or
sidewalk, to a 5-lane Pnncipal Artenal Road Section, with curb and sidewalk along both sldes of
the street
The Interstate 90 freeway is located several hundred feet northerly of Mission Avenue,
down an embankment, and runs from east to west through the Valley area A new freeway
mterchange at Evergreen Road and I-90 is currentiy being constructed by the Washington State
Department af Transportation Evergreen Road is being constructed to pass under Mission
Avenue, a short dlstance east of its exlstuig untersection with Mission Avenue, as part of the
ulterchange proJect The interchange project will provide on and off-ramps for freeway access,
and an overpass over I-94 that will extend Evergreen Road to Indiana Avenue vn the north side
of I-90 Mamer Road, a Local Access road, extends north from Mission Avenue down an
embankment to Nora Road Nora R.oad extends westerly from such point, as a frontage road
nuuiing along the south side of I-90
Surrounding condihons. The land in the area is designated in the Urban category Qf the
Comprehensive Plan The Major Commerczal eategory extends along Sprague Avenue to the
north, State Route No 27 (Plnes Road) to the west, and Sullivan Road to the east The Industnal
category extends along the north side of I-90 Intenslve business zonmg and commercial uses are
located along Sprague Avenue, SR-27 and Sulllvan Road The Spokane Valley ma11 and other
retail uses have recently been developed north of I-90, generally behveen I-90 and Indiana
Avenue, between Evergeen Raad extended north and Sullivan Road to the east Additional
retail development is planned in the vlcinity of such development, north of I-90
HE Findings, Concluslons and Decislon ZE-41 A-95 Page 2
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The land lying directly north, west and east of the site is zoned Urban Residential-3 5
(UR-3 5) and is pnmanly developed with single-family homes on vanous sized lots Duplexes
on land zoned UR-3 5 are found along the south side of Mission Avenue in the vicuuty The '
land 1}nng between Mission Avenue and I-90, north of the site, is zoned Light Industnal (I-2) and
UR-22, and is developed with light industnal uses and offices The land lying southeasterly of
the site is zoned UR-3 5 and UR-7, and is mostly developed with single-family homes on urban
sized lots
Several UR-22 and Urban Residential-12 (LTR-12) zones are found west and northwest of
the site, west of the properties frontuig along Mamer Road, along IVhssion Avenue and/or Blake
Road Such zones are improved with multi-fanuly housing, or medical and professional offices
Valley General Hospital and numerous medical and professional offices are found further to the
west and northwest, between Pines Road and McDonald Road, along or south of Mission
Avenue A number of these UR-12 and UR-22 zones were approved dunng the 1990s
In 1999, in Planrung File No ZE-26-98, the Heanng Examiner approved a rezone of
approximately 2 08 (after nght of way dedication) of the adJoin.ing land to the south, from the
UR-3 5 zone to the UR-22 zone, for the development of 48 multi-family dwelling uiuts of
elderly/retirement apartments The site plan for such project was integrated with the development
on the current site The applicant for such project and the owner of such site are the same as for
the current project and site Such housing has not yet been developed
A Neighborhood Business (B-1) zone of approxunately 2 5 acres is found at the northwest
corner of the intersection of Evergreen Road and Broadway Avenue, which is currently unproved
with a converuence store with gas pumps, and an ice cream parlor Such acreage is currently being
remodeled without the ice cream parlor
The land lying between the above-referenced B-1 zone and the land adjouung the current site
on the south is zoned UR-3 5, and is developed with smgle-fanuly homes and a few duplexes In
1999, the Heanng Examiner approved a rezone of approximately 4 58 acres of land located along
the north side of Broadway Avenue, a few hundred feet west of Mamer Road, from the UR-3 5
zone to the UR-22 zone, for the development of 110 multi-family dwelling uruts in the form of
elderly/retuement apartments See decision in Planning File No ZE-23-98
On September 26, 2000, the Heanng Examiner approved a rezone of two acres of land
located approximately 630 feet south of Broadway Avenue, along the west side of Evergreen Road,
from the Urban Residential-3 5(UR-3 5) zone to the Urban Residential-22 (UR-22) zone, for the
development of professional, business or medical offices See decision in File No ZE-10-00
Zoning History of Site: On November 17, 1995, the County Heanng Examiner Committee
(now defunct), in Planning File No ZE-41-95, rezoned the cu.rrent site from the UR-3 5 zone to
the UR-22 zone, to allow development of 72 multi-family uruts of retirement housing on the site
To mitigate the concerns of neighbonng property owners, the Heanng Examiner Committee
restncted the maximum building height in the proJ ect to 22 feet The Cornmittee also imposed a
condition stating that the " maxunum density shall not exceed 12 83 un.its per acre and site
development shall be lunited to a 72 urut retuement apartment complex consistent with the site
plan of record " The conditions of approval also requued that 50 feet of nght of way be
dedicated along Evergreen Road The density of 12 83 acres per unit referenced in the
HE Findings, Conclusions and Decision ZE-41 A-95 Page 3
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Committee's decision was based on a 5 61 acre-site, which reflected the dedication of nght of
way
Description of Current Project: The application would delete conditions of approval
imposed in the 1995 rezone of the site, which limited building height to 22 feet, lunited
maximum density to 12 83 dwelling units per acre, and confined development of the subject
property to the site development plan subrrutted for such rezone The site plan of record for the
current application, dated July 24, 2000, illustrates the existing improvements on the site, and the
addition of a new building in the southwest comer of the site that would house 47 uruts of
retirement housing The new building would be 2-story, except for its northeasterly extension,
which would be single-story The site plan also shows the proposed development of retirement
housing on the adjacent ownerslup that abuts the site on the south
The site plan illustrates a new central courtyard and new storage area, a new "skybndge"
extending between existing Building "C" and the future building located on the ownership to the
south, a parktng lot with 23 spaces located between the new building and Mamer Road, and a
new building with 13 garage units straddling the boundary between the current site and the
adjacent ownership to the south, south of the new building The site plan illustrates required
penmeter landscaping, except that it does not show extension of the requued 20 feet of Type III
landscaping required by the UR-22 zone along the frontage of the site with Mamer Avenue, west
of the proposed building The site plan also fails to show the 20 feet of Type I landscaping
previously required by the UR-22 zone along Evergreen Road, which was recently removed for
the widening of Evergreen Road The site plan does not show the 6-foot lugh screerung required
along the north boundary, but such screening is currently in place in the form of a solid wall
fence
With the change of conditions, the residential density of the site, based on a 5 61 acre site,
would be 15 86 dwelling units per acre, and the building coverage would be 40 5% The
proposal would add 17 more uruts of retirement housing to the site, compared to the 1995 site
plan The site plan indicates that the 2-story portion of the new building would have a height of
29 feet to the peak of the roof The applicant indicated at the public heanng that the roof would
have a height of 32 feet, to the top of a skylight attached to the roof The building would have a
hip-type roof, which would have a uruform height of 19 feet along its outer penmeter The
applicant descnbed the proposed units as "assisted living" uruts, where residents are provided 3
meals a day, require assistance with their personal care, and requue a moderate level of nursing
care
The site plan of record also shows proposed development of the adjoirung ownership to the
south for 48 uruts of retirement housing, under the rezone approved in File No ZE-26-98 The
site plan for the current application illustrates a number of revisions to the site plan of record
subnutted on March 30, 1999 in File No ZE-26-98 This includes consolidation of the 2
buildings housing the 48 uruts into one long building, the new sky-bndge, rearrangement of
parking and covered parking, an increase in the number of parking spaces located solely on such
adjacent site from 26 to 34, an increase in the parking that straddles the boundary between the
two sites from 8 spaces to 12, and the allowance of traffic cuculation between Evergreen Road
and Mamer Road through such adjacent site
HE Findings, Conclusions and Decision ZE-41 A-95 Page 4
B. ProceduralInformafion:
Appiicable Zoning Regulations: Spokane County Zorung Code Chapters 14 402, 14 504,
14 622, 14 806 and 14 $10
Site visit: October 18, 2000
Hearing Date and Location: Oetober 18, 2400, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Roam, 1026 West Broadway, Spokane, WA
Notices: Mailed September 29, 2000, by applicant
Posted Uctober 2, 2000, by applicant
Published September 29, 20+00, by County
Compliance The legal requirements for public notice have been met
Hearing P'rocedure• Pursuant to County Resolution Nos 96-0171 and 96-0294
Testamony•
Franczne Shaw Pete Rayner
Divlsion of Plannung 4$48 East Weliesley
1426 West Broadway Spokane, WA 99217
Spokane, WA 99260-0240
Roy Wyatt Ande Alama
2510 North Pines Road 10 19 North Mamer Road
Spokane, WA 99206 Spokane, WA 99216
Larry Branting Merrell Wickham
13905 East Boone Avenue 1024 North Mamer
Spokane, WA 99216 Spakane, WA 99216
Items Noticed Spokane County Generalrzed Comprehenstve Plan, County Zomng Cvde,
County Code, Cvunty Standards for Road and Sewer Constructzon and County Guidelunes for
Stormwater Manacr,ement County Artenal Road Plan maps and County official zorung maps for
vicYruty of site County Resolution Nos 99-0261 (revisirig Road Standards), 97-0874 (revisuig
intenm regulations for County IUGAs), 97-032I (adopting intenm regulatlons for County
IUG,As), 96-0294 (Heanng Exammer Rules of Procedure), 96-0171 (Heanng Exarni.ner
Qrdinance), and 85-0900 (adopting Zonmg Code, and Progam to Impiement Zoning Code)
Final land use decisions referenced in this decision and in Staff Report Site plan of record
submztted on 3-I9-00 in File Nv ZE-26-98
Items in Recvrd. The record includes Plannl.ng File Nos ZE-41-95 and ZE-41 A-95, the
items taken notice of by the Examvner, the electroruc recvrding Qf the public heanng, and the
documents submitted at the public heanng
HE Findings, Conclusions and Decision ZE-41A-95 Page 5
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FINDINGS OF F'ACT & CONCLUSIONS OF L.AW/
LANI) USE ANAILYSIS
A Approval cntena
The County Heanng Examiner Ordinance authonzes the Heanng Examiner to grant, deny
or grant with such conditions, modifications and restrictions as the Examiner finds necessary to
make a land use application compatible with the Spokane County Generalized Comprehensive
Plan and development regulations See County Resolution No 96-0171, Attachment "A",
paragraphs 7(d) and section 11 Development regulations include, without limitation, the
County Zorung Code, the State Environmental Policy Act (SEPA) and the County's Local
Environmental Ordinance (chapter 11 10 of Spokane County Code)
The County Zorung Code references change of conditions applicahons, but does not
establish specific cntena for approving such applications Zorung Code 14 504 040 requires that
an application for any significant change to the site development plan approved for a pnor
rezone, or to change the conditions of approval imposed on a pnor rezone, be approved by the
Heanng Body following a public heanng Zorung Code 14 402 120 references change of
condition applications related to a pnor rezone
Since a change of conditions application modifies a pnor rezone action, the cntena for
approving a rezone is generally applicable Section 14 402 020 of the Zorung Code authonzes
amendments to the Code based on any one of six (6) grounds, wlthout differentiating between
amendments to the zorung text of the code and amendments to the official zoning map Zorung
Code 14 402 020(1) authonzes the Code to be amended if it is " consistent with the
Comprehensive Plan and is not detnmental to the public welfare " Zorung Code
14 402 020(2) authonzes a Code amendment where " [c]hanges in economic, technological, or
land use conditions has occurred to warrant modification of this Code " These are the most
relevant cntena for consideration of a change of conditions application
Zoning Code 14 100 104 states that Code provisions shall be interpreted to carry out and
implement the purpose and intent of the Comprehensive Plan, and the general plans for physical
development adopted by the Board of County Commissioners Zorung Code 14 100 106 states
that when the Zorung Code conflicts with the Comprehensive Plan or other adopted plans and
regulahons of the County or other regulatory agencies, the more restnctive provisions shall
govern to the extent legally permissible and the Zoning Code provisions will be met as a
minimum
The Comprehensive Plan itself indicates that it should be used as a reference source and
guide for making land use decisions See Comprehensive Plan, p 2 The "decision guidelines"
set forth in the respective sections of the Plan are to be used as a guide to determule whether or
not a particular proposal should be approved, conditioned or derued
In considenng a rezone appllcation, Waslungton case law generally provides that (1) there
is no presumption in favor of the rezone, (2) the applicant for the rezone must prove that
conditions have substantially changed in the area since the last zorung of the property, and (3) the
rezone proposal must bear a substantial relationshzp to the public health, safety or welfare
HE Findings, Conclusions and Decision ZE-41 A-95 Page 6
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Parkrcdge v Seattle, 98 Wn 2d 454, 462 (1978), and Bjarnson v Katsap County, 78 Wn App
840 (1995)
General conformance with a comprehensive plan is usually requued before a rezone can be
approved Citizens for Mount Vernon v City of Mount Vernon, 133 Wn Zd 861, 873 (1997), and
Cathcart v Snohomish County, 96 Wn 2d 201, 211-12 (1981) Some cases have dispensed with
the changed circumstances requuement where the rezone closely unplemented the policies of the
comprehensive plan Bjarnson v Kitsap County, supra , Save Our Rural Environment v
Snohomrsh Coicnty, 99 Wn 2d 363, 370-371 (1983), and Tugwell v Kzttatas County, 90 Wn App
1, S, 951 P 2d 272 (1999)
Washington case law indicates that where a comprehensive plan conflicts with zorung
regulations, the provisions of the zoning code will usually prevail See Weyerhaeuser v Pierce
County, 124 Wn 2d 26, 43 (1994), Cougar Mt Assocs v King County, 111 Wn 2d 742, 755-57
(1988), and Nagatana Bros v Commassioners, 108 Wn 2d 477, 480 (1987)
A change of condztions is not a rezone, because it does not change the actual zone of the
property However, a change of conditions application may sigruficantly affect conditions of
approval, as well as the permitted uses, location of buildings, landscaping, conditions of approval
and other features in a site development plan, approved in conjunction with a pnor rezone A ,
changed condition applicatlon may logically be justified by the same changes that supported the
onginal rezone, as modified or supplemented by more recent changes that have occurred in the
area
B The proposed change of conditions, as conditloned, bears a substantial relationslup to and
will not be detnmental to the public health, safety and general welfare, generallv conforms with
the Comprehensive Plan, and complies wrth the Spokane County ZorunQ Code and other
anvlicable development rezulations
1 Applicable Comprehensive Plan policies
The site and nearby land are designated in the Urban category of the Comprehensive Plan
The Staff Report submitted by the Division of Planning found the application to be in general
conformance with the Urban category of the Comprehensive Plan
The Urban category is intended to provide the opporturuty for a"cttyhke" environment,
including a vanety of land uses served by a high level of public facilrties and services It is
pnmanly a residential category of single-family, two-family, multifamily and condomuuum
buildings, along with neighborhood commercial, light industnal, and public and recreahonal
facilities The Urban category recommends a residential density (net) range of 1 to 17 units per
acre Comprehensive Plan, Section 1
The Urban category is intended to provide the opporturuty for a"citylike" environment,
which includes vanous land uses, residential development and a high level of public facilities
and urban services This typically includes public water and sewer, utllity systems, paved and
curbed streets, and storm sewer systems Street lights and sidewalks will be common, and
specialized pathways may also be common Parks wnll usually be associated with schools, but
not exclusively See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definition"
HE Findings, Conclusions and Decision ZE-41 A-95 Page 7
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The Urban category includes the following relevant goals, objectives and decision
guidelines
Goal 1 1 Encourage a varaety of housing types and densitles
Objective 1 1 a Promote fill-in within established development areas and
existing outlying communitaes where utilitaes, arterials, schools and corrcmunlty
facilitaes have alreacly been establashecl
Decision Guideline 1 1 1 Urban development wzll be approved cn areas havzng
aclequate power supplies, water, sanitary and storm sewers, streets, and school
and fire services, provaded that such development meets the intent of other
Objectaves and Decision Guadelcnes of this section
Objective 1 1 b Higher-denstty developments such as multi famaly and mobile
homes (manufacturecl homes) parlt,r should be located with darect or near access
to the major arterial systems rather than on lnteraor neighborhood streets
Access to pubic transportatzon should also be consaderecl
Objectzve 1 1 c When multzfamily dwelling are to be located adjacent to single-
famaly areas, careful considerataon must be given to the density and designs of
the multiple famaly development so as to ensuYe protection of the amenities of
the single family area
Decision Guzdeline 1 12 Base net densaty for sangle famaly dwelling areas and
for multifamily dwelltng areas rrcay be increasecl through bonus optaons, bonus
densaties, zero lot lines or samalar methods when meeting the fill-rn cYiteria
Decision C'rutdeltne 1 13 A multcfamily dwellzng structure exceeding three (3)
resadential units or a development of such structures or manufactured homes
(except those on single famaly lots) shoulcl
a) locate adjacent designated arterials,
b) locate near existing or planned public transct roactes,
c) tmprove or maintacn the consistency of adjacent sangle famaly amenities
Decision Guadelane 1 1 4 A variety of densaties and residentaal acses should be
avaalable to provade a freedom of chozce to live an Urban areas wzth varyang
densaties, combznations, or mix of uses (see detaaled Urban definitaons)
Decision Guidelzne 116 Development utilzzing constructton methods, site
planning and/or landscaping methods which are consadered innovative should be
approved af the intent of Plan Objectaves or Decision Guideltnes is mazntained
Objectzve 12 b Ensure adequate open space, recYeataonal facilitzes and parks, for
residentzal developrnent
Decision Guadeline 12 2 The need for recreation and open space created by
restdentaal developments should be met and be an conformance with ordinances,
plans and policaes prtor to resadential clevelopment approval
Decision Guaclelane 13 3 All Urban development proposals should require
public sanitary and storm sewer systems or interim sewer systems to protect water
qucrlity
HE Findings, Conclusions and Decision ZE-41A-95 Page 8
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Goal l S Encourage a healthful and pleasing environment tn the County's
residential areas
Objective 15 a New residential or multiple famaly should be buffered from
existang adjacent land uses where adverse effects may develop
Decision Guideline 15 1 Buffering and/or landscaping wlll be used to mitigate
the dafferences between proposed developments and exrsttng uses
Decision Guideltne 15 2 Landscapang may be required to provide a healthful
and pleasing residential environment
Decision Guideline 15 3 Urban density developrrcents should be served wtth
underground utilities where economically feaszble
Decision Guidelcne 15 4 Srdewalk facilitaes will be required along arterials
connecting residential areas with community facilrties and/or commercial areas
Decision Gutdelane 15 S Paved streets and street lights should be requzred an
Urban density development
Objective 15 d Residentzal areas should be discouraged wathin high noise level
zones such as rn the vicintty of airports, raalroads and freeways
Objectave 15 e When a necghborhood experiences pressure for change an
character, such change shall be permitted upon appropriate revaew
Objective 1 S f Consider the profile, especially height, of the existing
neaghborhood when evaluating multifamily developments
Objectave 15 g In many instances, rrcobale homes and multifamily development
may be appropraate to renew residentiad areas
Decision Guidehne 15 7 Before approving any mult family housing or
manufactured home development proposals, ct should be determined that such
development will enhance the residential character or aesthetres, or will amprove
residential values of the area
Decision Guideline 15 8 When determining whether a proposal will change the
existing land use character of an area, factors to consider may include
a) the strzccture height of the proposal in relation to smccture height of nearby
structures, and
b) whether new structures will have a positive or negative rmpact upon the
neighborhood 's architectural character
Goctl 16 An orderly pattern of development should be established between
developed and undeveloped areas
Decision Gacadelcne 1 61 Before land use proposals are approved they should
a) conform to plans, policles and regulations of Coicnty water, sewer, storm
sewer, utallty and special servace distracts,
b) conform to County transportahon plans and policres, and
c) idenhfy and take steps to resolve sagnif cant adverse cmpacts upon exastang
utilities, (a e water, sanitary and storm sewers, utility, available and future
energy resources), and traffic systems
HE Findings, Conclusions and Decision ZE-41A-95 Page 9
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The property is also located within the Urban Impact Area (UTA) designated in the
Comprehensive Plan See Comprehensive Plan, Section 14 This is an area where growth,
development and higher intensities of land use are encouraged Comprehensive Plan, Objective
14 1 a Traditional urban problems such as incompatible land uses, envuonmental pollution and
traffic congestion are to be managed wrth greater attention to the general public's well-being
inside the UTA Comprehensive Plan, Objective 14 1 e
The Transportation section of the Comprehensive Pla.n contains the County Artenal Road
Plan and numerous policies relating to development and use of county artenal and local access
roads Comprehensive Plan, Section 21 The Artenal Road Plan descnbes certarn classes of
artenals, i e Pnncipal Artenals, Minor Artenals, etc , with the remairung county roads
considered Local Access roads
The Artenal Road Plan charactenzes a Pnncipal Artenal (without controlled access) as a 4
or more lane (including turrung lane), moderately fast facility designed to permit relatively
unimpeded traffic flow between major traffic generators, such as the central business distnct,
major shopping centers, major employment disfincts, etc Pnncipal A.rtenals are considered the
framework road system for the urbasuzed portion of the county, and are to be located on
commuruty and neighborhood boundanes The desired nght of way width for a 4-lane Pnncipal
Artenal under the Artenal Road Plan is 100 feet, with a mirumum roadway width of 63 feet
prescnbed between curbs
Common features along Pnncipal Artenals include pedestnan crosswalks at signalized
lntersections, restncted parking, landscaping, drainage, street-lighhng and separated sidewalks
See Comprehensive Plan, p 246-247, 253-254 and Figure 21-4 The Artenal Road Plan
recommends the early acquisition of the prescnbed nght of wldth for Pnncipal Artenals, though
actual road construction within such nght of way may be accomplished in phases over time
Comprehensive Plan, p 253
Decision Guideline 21 1 3 of the Transportation section encourages land use approvals to
contain provisions for extensions, alignments and adequate nght of way acquisition for
designated County Artenals The Transportation section recommends that provision be made for
an adequate, efficient, safe, economical and energy-conserving artenal system, wluch provides
converuent access to homes, employment, shopping, personal business and recreation Decision
Guideline 214 2
Decision Guidelines 214 5 and 215 7 of the Transportation section recommend that the
function of existing and futwre artenals be preserved by controlling land uses, parking and chrect
access along the artenals Decision Guideline 215 11 encourages pedestnan facilities to enhance
the safety and converuence of pedestnan travel and to provide access to neighborhood facilines
Decision Guideline 215 3 encourages land uses in areas that can take advantage of the available
capacity of existing artenal streets
The pnmary function of Local Access roads is to provide access to adjacent property and
deliver traffic to artenals Such roads are to be designed and located to provide converuent
access to residential lots, discourage flows of traffic through a neighborhood, and encourage
HE Findings, Conclusions and Decision ZE-41 A-95 Page 10
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continuous or unobstructed flow of traffic from a neighborhood to a neighborhood Collector
Artenal Comprehensive Plan, p 247 and 260, and Decision Guideline 21 3 3
Decision Guideline 215 10 discourages "through" firaffic from using residential access
streets, and encourages making residential neighborhoods more attractive to family residents
The alignment and traffic control should encourage a slow, safe speed Tlus may be
accomplished by utilizing physical and traffic management techiuques such as offset
intersections, circle dnves, curviluiear street design and cul-de-sacs
Decision Guidelme 215 11 encourages pedestnan facilities to enhance the safety and
converuence of pedestnan travel and to provide access to neighborhood facilihes Decision
Guidel2ne 21 15 indicates that sidewalks should, at a minunum, be provided along all artenal
roads and all local access roads wluch lead to schools, parks and shopping distncts The
Transportation section states that proposed development may be required to dedicate needed
nght of way, or to wnden, or assist in widerung, existing transportation facihties, all in
accordance with established road design cntena and official maps Decision Guideline 21 17
The Transportation policies of the Comprehensrve Plan are implemented pnmanly through
the Spokane County Standards for Road and Sewer Construction The Road Standards authonze
the County Division of Engneenng and Road to adopt certain functional classifications for
designated artenals and local access roads, and specify design standards and improvement
cntena for such road classifications
2 Consistencv of proiect with Comprehensive Plan and development reaulations
The site is currently zoned Urban Residential-22 (tTR-22) Such zorung is subject to the
rezone conditions unposed by the County Heanng Examiner Committee in Flle No ZE-41-95, to
the extent such conditions are more restnctive or specific than the restnctions and development
standards of the UR-22 zone See County Resolution No 85-0900, Program to Implement the
Spokane County Zonusg Code, and Donwood, Inc v Spokane County, 90 Wn App 389, 957
P 2d 775 (1998)
A cha.nge of conditions application is clearly requued under Section 14 504 040 of the
County Zorung Code, since the application proposes to ulcrease the total floor area of buildings
on the site by 10% or more, make adjustments to buildings that will increase the housing density
on the site, and change conditions of approval of the previous rezone
The putpose and intent of the UR-22 zone are set forth in Zoning Code 14 622 100, as
follows
The purpose of the UR-22 zone is to set standards for the orderly
development of residential property in a manner that provades a desirable
livang environment that cs compattble wtth surrounding land uses and
asszcres the protectcon of property values It is intended that this zone be
used to add to the variety of housing types and densities, and as an
cmplementatron tool for the Comprehensrve Plan Urban Category General
characteMStics of these areas include paved roads, public sewer and water,
accessibilaty to schools and libraries, and a full line of public services
HE Findings, Conclusions and Decision ZE-41 A-95 Page 11
i
cncluding manned fire protectzon and public transit accessibilaty Offices
are permctted in the UR-22 zone in order to provide some of the service
needs generated by high-intensity land uses The hzQhest densitv resrdenhal
zone, UR-22 as cntended primarily for multaple-familv dwellint?s and is
usuallv located adiacent to major or secondarv arterials It is used as a
transation between low or meclzum density multzple family uses and cntenscve
commercial or low antensaty andustrial uses and to provzde for hiaher densitv
housan.a in locataons close to emplovment, shoppanz and major
transportataon where movements of people can be handled efficaentlv and
wcth least overall adverse impact [emphasis added]
Uses permitted in the UR-22 zone include, without linutation, general multi-family
dwellings, retirement/elderly apartments, convalescent homes, nursing homes, hospitals, day care
facilities, duplexes, single-family homes and offices A maximum of 22 dwelling uruts per acre
is allowed in such zone, wluch maximum density may be increased up to 27 dwelling units per
acre, at the discretion of the heanng body, for certain bonus factors such as proxirYUty to public
sewer, converuence shopping and public transit Zonuig Code Section 14 605 040, Chapter
14 622, and 14 820
The 1995 rezone of the site approved the development of 72 multi-fanuly uruts of
retirement housing on the site A total of 42 uruts currently exist on the site The applicant
descnbed such uruts, as well as the 48 retirement housing uruts planned for the adjoirung
ownerslup to the south, as "independent living uxuts" The residents in such uruts are provided
with one-meal a day, have latchen facihties in theu uruts, are generally not medically dependent
on others for their daily care, and attend to most of their own personal needs Such uruts do not
need to be licensed by the State or other public entity As descnbed, such uruts closely meet the
defirution of "rehrement/elderly apartments" in the Zorung Code, which is a type of multi-family
dwelling See Zoning Code 14 300 100
The project would replace 30 "independent living untts", wluch could be added to the site
under the 1995 rezone, with 47 "assisted living units" The residents in assisted living units are
provided 3 meals a day, do not have a lcltchen in their uruts, require assistance with their personal
care, and require a moderate level of nursing care Such units are required to be licensed by the
Waslungton State Department of Social and Health Services See testimony of Pete Rayner The
descnption of such units closely approaches the definition of a"convalescent home" under the
Zoning Code Such use is defined by Zoning Code 14 300 100, as follows
A residential facilaty licensed by the State or County to provacle special
care and szcpervasaon to convalescents, cnvalids, and/or aged persons, but
where no persons are kept who suffer from mental slckness or disease or
physzcal dasorder or aalrnent which is normally treated withan sanitariums
or hospatals Specaal care an such a facility includes, but as not lamctecl to,
nursang, feedang, recreation, boardzng and other personal services
A"convalescent home" is distinguished from a"nursing home", which is a place licensed
by the Washington State Department of Social and Health Services as a"nursing home" or an
institution which provides convalescent andlor chroruc care for more than 24 hours at a time, for
3 or more patients, wluch patients cannot properly care for themselves due to illness or infirnuty
HE Findings, Conclusions and Decision ZE-41A-95 Page 12
.
"Congregate care" facilities, as descnbed by the applicant at the public heanng, appear to capture
the defirution of a"nursing home" See Zoning Code 14 300 100
Neither a"convalescent home" nor a"nursing home" are multi-family dwelluzgs as defined
by the Zoning Code See defirution of "dwelling" or "dwelling, multi-farruly" in Zorung Code
14 300 100 As such, they are not subJect to the residential density restnctions of the UR-22
zone that apply to dwelling units, such as single-family, duplex and mulh-family dwelling units
Together wrth independent living uruts planned on the adjoining ownership to the south, which
has a urufied site plan, a retirement facihty consisting of a combination "convalescent home" use
and "retirement/elderly apartments" use would be developed
' The project essentially adds 17 units of retirement housing to the site, over the number of
uruts approved by the 1995 rezone of the site The application would replace the development of
72 "independent" Lvuig uruts on the site, contemplated by the 1995 rezone, with 42 exishng
"independent living units" and 47 new "assisted living uruts"
As lndicated in the Staff Report, the site is served by a lugh level of public services,
including pubhc sewer and water, and publlc transit The project constitutes "fill-in"
development, as recommended in the Urban category, since it is located between and in close
proxuruty to at least 2 developed geograpluc areas, having densities and land uses wluch
conform to the Comprehensive Plan categones designated for such areas See Decision
Guideline 1 1 1, and Comprehensive Plan Glossary, defirution of "fill-in development"
The project is located along a busy Pruicipal Artenal, a location preferred by the Urban
category and the UR-22 zone for multi-housing Other multi-housing projects and UR-22 zorung
are found in the area The site is located witlun a reasonable distance to medical offices and a
large hospital that serves the Valley area of the county The project is located reasonably close to
employment, shopping and public translt Such proxinuty is not as unportant for retirement
housing as it is for general muln-farYUly uses, where the majonty of residents work or need to do
their own shoppwg
Several owners of single-family residences located north and south of the site along Mamer
Avenue objected to the project See testunony at public heanng, letters submitted, and petition
signed by several property owners Such opposinon was based pnmanly on concerns over
increased densrty, increased builduig height, increased traffic along Mamer Road, increased off-
site parking near Mamer Road, and impacts on property values
A traffic analysis was submitted by the applicant's traffic engineenng consultant for the
current project The traffic analysis indicated that the addition of 47 new assisted living uruts to
the site would increase traffic by 5 25 tnps dunng the a m peak hour, and by 6 57 tnps dunrig the
p m peak hour, compared to the existing 42 mdependent living uruts on the site See letter dated
8-30-00 from Hahn Engineei-uig, Inc County Engineenng found such tnp mcrease to be
insigruficant, considenng existing levels of service for the road system in the area and adequate
traffic capacity in the area See memo dated 9-8-00 from Steve Staus to Scott Engelhard
HE Findings, Conclusions and Decision ZE-41 A-95 Page 13
3
The traffic study allows a companson of the traffic generated by development of the site for
72 independent living uruts, as approved by the 1995 rezone, with the combined traffic generated
by the 47 new assisted living uruts and the 42 existing independent hving units on the site If
developed for 72 units of independent housing, the site would generate 4 32 AM peak hour
vehicle tnps and 7 92 PM peak hour vehicle tnps See traffic rates listed for "252-Elderly
Housing-Attached", on attachment to letter dated 8-30-00 from Hahn Engineenng If developed
for 47 new assisted livuig uruts and 42 existing independent living units, as proposed by the
change of conditions application, the site would generate only 3 92 AM peak hour tnps and 6 62
PM peak hour tnps See traffic rates listed for "252-Elderly Housvng-Attached" and 252-
Adjusted (20% Reduction), on attachment to letter dated 8-30-00 from Hahn Engmeenng
The above analysis indicates that the change of conditions would reduce traffic impacts
compared to the development authonzed on the site by the 1995 rezone, by over 9% in the
morning peak hour and over 16% in the evening peak hour
If the proposed assisted living facilities were assumed to compnse "retirement/elderly
apartment", a type of multi-family dwelhng use, the denslty of the retuement housing in the
project would increase from 12 83 dwelling uruts per acre to 15 86 dwelling units per acre Th1s
is still well below the base maxunum residential density of 22 dwelling uruts per acre allowed in
the UR-22 zone, without consideration of bonus density that the applicant could request and
possibly be approved for under the Zorung Code If the proposed assisted living uruts were
viewed as "convalescent home" uruts or beds, or othervvise not as "dwelling uruts" under the
Zorung Code, there would techrucally be no increase in density compared to the development
approved by the 1995 rezone, or the 42 existing independent hving uruts on the site
The 1999 rezone of the adjoirung ownerslup to the south authonzed the development of 48
multi-family uruts of retuement housing ("independent living uruts") on 2 08 acres of land (after
nght of way dedication) lying south of the site See File No ZE-26-98 The Examiner's
decision in such matter recognized the density of such project, whlch is 23 dwelling uruts per
acre, to be slightly in excess of the base maxunum density permitted in the UR-22 zone of 22
units per acre The Examiner authonzed such density, since such project had an integrated site
plan with the site plan of record for the 1995 rezone of the current site, and the density approved
for the current site by the 1995 rezone was well below 22 units per acre, at 12 83 dwelling uruts
per acre The combined density of the two sites is, at most, approximately 17 8 dwelling units
per acre
In 1999, the Examiner approved a rezone of approximately 4 58 acres of land located at
some distance southwest of the site, along the north side of Broadway Avenue, a few hundred
feet west of Mamer Road, from the UR-3 5 zone to the UR-22 zone This was for development
of 110 multi-family dwelling uruts, in the form of elderly/retirement apartments The approval
included a request for bonus density, to allow a density of 24 dwelling units per acre See
decision in Planrung File No ZE-23-98
Under the change of conditions, the percentage of builchng coverage on the site would be
lncreased from 33%, as stated on the site plan for the 1995 rezone of the site, to approximately
40 5% This is still well below the maxunum building coverage of 60% requued in the UR-22
zone
HE Findings, Conclusions and Decision ZE-41A-95 Page 14
Based on the above discussion, the Examiner does not find the increase in retuement
housing uruts on the site to be significant
At the public heanng, the applicant indicated that the 2-story portion of the new building
would have a height of 29 feet to the peak of the roof, and 32 feet to a skylight attached to a part
of the roof Skylights are not included in calculating building height under the Zoning Code
Zorung Code 14 810 120 The ennre building would have a hip-type roof, which would have a
uniform height of 19 feet along its outer penmeter The 2-story portion of the bi.ulding would '
have a leaner profile, when viewed from the west along Mamer Road, than the building shown in
such location by the site plan of record for the 1995 rezone
Most of the homes, as well as the two duplexes, located along Mamer Road are single-
story Some of the homes lying directly north of the site, wluch include 15 to 2-story homes
Several homes located across from the site along the east side of Evergreen Road are 15 to 2-
story homes In addition, the Examiner approved a building height of 30 feet and 2 stones for
the 48 independent living unlts approved on the land abutting the site on the south The single-
family home currently located on such ad~acent land will be removed when such units are
developed
The maximum building height allowed in the UR-22 zone is 50 feet Even the UR-3 5 zone
allows a maximum building height of 35 feet Based on this and the above discussion, the
Examiner finds the building heights proposed by the change of conditions to be reasonably
compatible with surrounding land uses The Examiner has imposed a maximum bu.ilding height
of 30 feet, from grade to the peak of the roof, consistent with the 1999 zorung approval for the
land abutting the site on the south
The last issue of sigruficance raised by neighbonrig property owners is the concentration of
parking and access in the east end of the site, adjacent to Mamer Road The site plan of record
for the 1995 rezone illustrated 23 parking spaces in covered garages, and S additional parlang
spaces, along or near the frontage of the site with Evergreen Road, and a parkuig lot located near
Mamer Road, in the center of the west end of the site, with a total of 24 parlang spaces Through
the building pernut process, an admuustrative change to the site plan for the 1995 rezone was
authonzed, resulting in the development of a bi.ulding housing 12 garage ututs and a parlcing lot
with 11 parking spaces in the northwest corner of the site, near Mamer Road
The site plan for the current proposal also shows 23 new parlang spaces in the same central
location along Mamer Road where 24 parlang spaces were illustrated by the previous site plan
The site plan illustrates a building, containing 12 garage uiuts, straddling the boundary line
between the site and the property to the south, south of the proposed building The previous site
plan showed no parking in such area, while the site plan of record for the 1999 rezone of the
property to the south showed a building contalrung only 8 garage uruts in such location The site
plan of record also shows an increase in parking spaces from 26 to 34 existing solely on the
adjoirung ownership to the south, a rearrangement in the location of such parking, and the
provision of through access between Mamer Road and Evergreen Road on such adjacent land
The overall impact of the revised site plan is to somewhat increase parking and access
along and adjacent to Mamer Road The changes do not increase the number of accesses to
Mamer Road and Evergreen Road from that previously approved, with or without the
HE Findings, Conclusions and Decision ZE-41 A-95 Page 15
~
development planned on the adjoining ownersh.ip to the south The site plan does illustrate
improved circulation between Mamer Road and Evergreen Road on the property to the south
At the public heanng, the applicant explained that it was important to locate parkulg as
close to the assisted living units and independent living uruts as possible, so that the elderly
residents, and their visitors, would not have to walk or be transported long distances to the
parking areas The parking areas will be screened by 20 feet of Type III landscaping requued by
the UR-22 zone along the west boundary of the site, and landscaping must also be installed in the
parking lots on the srte
The projects proposed for the current site and the project approved for the adjouung parcel
to the south would result in the development of 90 independent living units and 47 assisted living
uruts Based on the tnp generation rates listed in the traffic analysis subnutted by the applicant's
consultant for the current project, the combined projects would generate approximately 8 22
velucle tnps dunng the AM peak hour, and 14 6 vehicle tnps dunng the PM peak hour This
traffic would be distnbuted along both Mamer Road and Evergreen Road Whlle a greater
percentage would probably be distnbuted along Mamer, the current project, by itself or when
combined with the planned development to the south, will generate relatively low peak hour
traffic impacts along such roads
Based on the above discussion, the Examiner concludes that the revisions to parkuig and
access will not have a sigzuficant adverse impacts on the residential properties located along
Mamer Road in the vicuuty The project, as conditioned, generally conforms with the
Comprehensive Plan, and the purpose and intent of the UR-22 zone, and further will be
reasonably compatible with neighbonng land uses
The project has been conditioned for compliance with the development standards of the
UR-22 zone and other applicable provisions of the County Zoning Code, and the
recommendations of the commenting public agencies As condrtioned, no deficiencies with
regard to the project's compliance with development regulations have been established in the
record
No public agencies objected to the DNS issued for the proposal by the County Division of
Planning The proposal will not have more than a moderate effect on the quality of the
environment, and the Examiner concurs with issuance of the DNS The procedural requirements
of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met
C Conditions in the area have sufficiently changed in the area since the site was last zoned to
iustifv the proposed chanc-re of conditions, as conditioned
In applying the changed circumstances test, courts have looked at a vanety of factors,
including changed pubhc opiruon, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself The Zorung Code references changes in "econorruc,
technological or land use conditions" as factors that will support a rezone Spokane County
Zorung Code Sectlon 14 402 020 (2) Washington courts have not required a"strong" showing
of change The rule is flexible, and each case is to be judged on its own facts Bassani v County
Commissioners, 70 Wn App 389, 394 (1993)
HE Findings, Conclusions and Decision ZE-41 A-95 Page 16
t
As stated previously, recent cases have held that changed circumstances are not required if
the proposed rezone unplements pohcies of a comprehensive plan The above analysis indicates
that the project, as conditioned, generally conforms with the Comprehensive Plan
Substanhal changes have occurred in the area since the site was rezoned in 1995 to justify
the change of conditions Tlus includes the 1999 rezone of the adjoinuig parcel to the south, and
the property located to the northwest along Broadway Avenue, to the UR-22 zone for retirement
housing, ongoing road improvements to Evergreen Road and the Evergreen Interchange, the
2000 rezone of the site located south of Broadway Avenue to the UR-22 zone for offices, the
increased urban densities and development in the area lying west of the site, and designation of
the site witlun the County's intenm urban growth area boundanes
IV. DECISION
Based on the above Findings of Fact and Conclusions of Law, the application for a change
of conditions is hereby approved, subject to the conditions of approval imposed by the wntten
decision of the Spokane County Heanng Examiner Committee on November 17, 1995, in File
No ZE-41-95, except that special conditions # 1-2 unposed by the Heanng Examiner Committee,
and conditions # 1-7 for the Spokane County Division of Building and Planrung, imposed by such
decision, are hereby replaced by the County Division of Plammng conditions of approval stated
below
Any conditions of such agencies that have been added or sigruficantly revised by the
Heanng Examiner are italacazed
Failure to comply with the conditions of this approval may result in revocation of tlus
approval by the Hearing Examiner This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies withjunsdiction
SPOKANE COUNTY DIVISION OF PLANNING
1 All condinons imposed by the Hearing Examiner shall be binding on the "Applicant",
wluch term shall include the developer (s) and owner (s) of the property, and theu heus, assigns
and successors
2 The zone change applies to the site, as described in the Correctaon Quat Claim Deed, filed
at County Auditor pocuynent No 9600010902, except for the West SO feet of the East 75 feet of
such property dedzcated to Spokane Countyfor Evergreen Road
3 The proposal shall comply with the Urban Residential-22 (UR-22) zone, the Aquifer
Sensitive Area (ASA) Overlay Zone, and all other applicable sections of the Spokane County
Zoning Code as amended
4 The applicant shall develop the subJect property in accordance with the site plan of record
dated July 24, 2000, subject to cornpldance with condttions of approval and development
regulataons Varcations may be permatted aclmanastratavely by the Coacnty Divasion of Planning,
HE Finclings, Conclusions and Decision ZE-41 A-95 Page 17
or by the Hearing Examiner through the publac hearang process, in accordance with Section
14 504 040 of the County Zoning Code All vanations must conform to regulatlons set forth in
the Spokane County Code, and the onginal intent of the development plans shall be maintauied
5 The two tax parcels encompassed by the project (45151 0920 and 45151 0921) shall be
aggregated into a single tax parcel, to avold setback restnchons imposed by the existing
Urban Residential-22 (UR-22) for side yards
6 Approval is required by the Duector of the Division of Plann.ing/designee of a specific
lighting and signing plan for the site, pnor to the release of any building pernuts
7 Direct light from any extenor area lighting fixture shall not extend over the property
boundary, and shall comply wlth Section 14 810 180 of the Zorung Code, as amended
8 A specific landscape plan, plannng schedule and provisions for maintenance acceptable to
the Director of the Division of Plaruung/designee shall be submitted with a performance bond, or
other suitable guarantee for the project, pnor to the release of building permits Landscaping
shall be installed and maintained as required in Chapter 14 806 and Section 14 802 220 of the
Zorung Code, as amended
9 The Division of Planrung shall prepare and record with 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 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 Notlce shall generally provide as follows
"The parcel of property legally descnbed as [see project file] is the subject of a land use
action by the Spokane County Heanng Examiner on November 6, 2000, unposing a vanety of
special development conditions File Nos ZE-41A-95 and ZE-41-95 are available for inspection
and copying in the Spokane County Division of Planrung "
10 The applicant shall contact the Division of Building and Code Enforcement at the eashest
possible stage in order to be informed of code requirements administered/enforced as authonzed
by the State Building Code Act Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classification, existing extenor wall protection and energy code requuements
11 The Division of Planning shall file with the Spokane County Auditor a Title Notice after
the appeal penod has passed for the proposal, which shall generally provide as follows
"Pnor to the issuance of any building permit for any building or any use on the property
descnbed herein, the applicant shall comply with Chapter 14 706 (Aquifer Sensitive Area
Overlay Zone) of the Spokane County Zorung Code, as amended The property which is the
subject of this notice is more particularly descnbed as follows (insert legal descnption) "
HE Findings, Conclusions and Decision ZE-41 A-95 Page 18
l
12 Building height shall be limlted to two stones and 30 feet in height, except for skylights or
other roof structures not subject to height lamits under Section 14 810120 of the Zoning Code,
as amended
13 Pnor to the release of any Certificate of Occupancy for new construction on the project site,
a twenty (20) foot-wide stnp of Type III landscaping shall be replaced along the frontage of
Evergreen Road that was removed to accommodate the current widening of Evergreen Road
14 A deed restnction shall be filed against the property linuting use of the site to
retuement/elderly apartments, or convalescent home housing, due to provisions of parkulg
falling below one (1) off-street parking stall per dwelling urut, as required by Section 14 802 040
(5) of the Spokane County Zotung Code
DATED this 6th day of November, 2000
SPOKANE COUNTY HEARING EXAIVIINER
1Vhicha C DemPseY, WSBA #823V
NO'TICE OF FINAL DECISION AND NOTICE OF RIGHT TO A]PPEAL
Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanrig Examiner
on an application for a change of conditions application is final and conclusive unless within
twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing
files a land use petition in supenor court pursuant to chapter 36 70C RCW Pursuant to chapter
36 70C RCW, the date of issuance of the Heanng Examiner's decision is three (3) days after it is
mailed
This Decision was mailed by Certified Mail to the Applicant, and by first class mail to other
parties of record, on November 6, 2000 The date of issuance of the Heanng Examiner's decision is
therefore November 9, 2000, counting to the next business day when the last day for mailing falls
on a weekend or holiday THE LAST DAY FOR APPEA-L OF THIS I)ECISION TO
SUPERIOR COUR7[' BY LAND USE PETI'Y'ION IS NOVENYBER 30? 2000
The complete record in this matter, including this decision, is on file dunng the appeal
penod with the Office of the Heanng Examiner, Thud Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490 The file may be
inspected Monday - Fnday of each week, except holidays, between the hours of 8 30 a m and
5 00 p m Copies of the documents in the record will be made available at the cost set by
Spokane County
HE Findings, Conclusions and Decision ZE-41A-95 Page 19
ProjectStatus Act;ve ENGINEER'S REVIE`JV ~IEET
As E3uilt 1'lans Received Rezone File ZE-0041A-95 -95
Road Plans Approved
Companion Files:
tie%v lZoacl Stantjards 5-1 S-9~ %1)'lar _ ~ ~ ~
Related Files: ~
Hcaring: O Building Dept:
"1'echnical Review:
Preliminary Revie~a: 0$/18/2000 "lype: Scheduled For Large Lot , Qldg. Square Feet I
Uate Recei4ed: 08/04/2000 No. Lots: No. Acres:
Project Name UR-22 CHG OF COND HEC #1 HEIGHT LINiIT HEC #2 DENSITY EV RETIREIITT CTR
Site Address N. IIROAUWAY, NN~'. CVCRGREEN. C. N1AML-R, S. MISSION,
Applicant fZange-Townshin-Sectian: 44 - 25 - 15 PARCEI.(S): (first 20)
Pete [tayner C'onditions Mailed:K^1S 00 45I51.0920 45151.0921
rlood "1_une Nu
4848 E. Wellesley Water Source
SI'OKANE, WA 99207
Sewer Soune
Phone Schcwl Dist
(509) 482-3556 Fire Dist
(509)482-0622 Phone Dist
[3uilding Ph: 477-3675 / Planning Ph: 477-2205 Contact: FRANCINE S}-IAW
llate Submitteci Description Initials
L-ng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need [hainage Plans Eng Need Traffic Analysis Eng Need Other
Eng Agrce Pay Fees Receivcd Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority I=ees Receivcd 03101f2000 Eng Prclim ('lat Fees Cnmpletc:d
Notice to Puolic / Notice to Public # I 3 4 b Campleted - or Needs to be signed
7ona quanties tor
drainage item calculated
Hearing Date Decision App Den Cond Appld nCC
Appealed to BCC Decisiun App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretar,y (Sandy)
Stamped 208 Lot Plans tu Secretary (Sandy)
-74
~
~ -
~
i
~
.
~
1 1 STAFF REP4RT TQ THE HEARING EXAMINER
A ,
File ZE-41A-95
DIVISION OF PLANNING
.SPOKANE Cnt]I*ITY
HEARING DATE: October 18, 2000 at 1:30 p.m. FILE ZE-41A-95
PROJECT PLANNER: Francine Shaw, Senior Planner
PRO]ECT DESCRIPTION: A request for a"Change of Conditions" to a previously approved zone
reclassification (project file no. ZE-41-95) for the Evergreen Valley Retirement Center to delete a
condition limiting building height to 22 feet, to delete a condition restricting density to 12.83
dwelling units per acre and to allow minor design modifications to the site development plan
approved with the initial zone reclassification. The applicant is requesting the development
standards for the existing Urban Residential-22 (UR-22) zone regarding building height (maximum
of 50 feet) and allowable density (maximum of 22 dwelling units per acre) regulate development of
the project site.
Proiect Data
Project Address and Location: ' The address of the project site is 1309 North
Evergreen Road, which is generally located
west of and adjacent to Evergreen Road, east of
- ~ and adjacent to Mamer Road, and
- approximately 500 feet south of Mission Avenue
in the NEof S15, T25N, R44 EWM, Spokane
County, Washington.
Parcel Numbers: 45151.0920 and 45151.0921
Agent. Pete Rayner
4848 East Wellesley Avenue
Spokane, WA 99217
_ (509) 482-3556
Applicant and Owner. Ameracare, Inc. c/o John H. Tucker
. 1309 North Evergreen Road
: Spokane, WA 99216 I
: (509) 928-9197
Comprehensive P(an: Urban (U)
Existing Zoning: Urban Residential-22 (UR-22)
Existing Land Use: The site is currently developed with a 42 unit
retirement apartment complex and associated
structures.
Surrounding Zoning and L~,nd ~
USeS:
• Land located north of the roject site i
North: p s zoned
Urban Residential 3.5 (UR-3.5) and is occupied
- ; by single-family homes and duplexes on various
- - _ ' sized parcels with areas of vacant land.
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Staff Report - October 18, 2000 Public Hearing
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' 4w" Land located immediately south of the project • ! 4f
• South:
- site is zoned Urban Residential-22 (UR-22) and
is planned for the expansion of the Evergreen
Valley Retirement Center. Further south, land is
primarily zoned Urban Residential-3.5 (UR-3.5).
A five (5) acre site zoned Urban Residential-22
(UR-22) is located at the northeast comer of the
intersection of Broadway and Blake and it is
proposed to be developed as a 110 unit
retirement apartment complex. On the
northwest corner of the intersection of Broadway
and Evergreen Road is an area zoned
Neighborhood Business (B-1) that is occupied
by an ice cream parlor and convenience
store/gas station.
• East: Land located to the east of the site is zoned
Urban Residential-3.5 (UR-3.5) and Urban
Residential-7 (UR-7). Land use to the east is
primarily low to medium density single family
- homes on various sized parcels.
• West: Land located west of the site is zoned Urban
Residential-3.5 (UR-3.5), Urban Residential-12
' (UR-12) and Urban Residential-22 (UR-22).
- Land use to the west includes single-family
' homes on various sized parcels, animal
- keeping, apartment complexes, and offices with
- - vacant land interspersed among developed
areas.
Known Land Use Proposals and Land use actions approved within the past ten
Recent Project Approvals in the Area years for development within the vicinity of the
of this Project: project site include the following:
• ZE-30A-89; A change of conditions to a
, previously approved zone reclassification of
- approximately 1.23 acres to Urban
Residential-22 (UR-22) to allow the
development of 26 multifamily residences.
- • ZE-29-90; Zone reclassification of
approximately 10.1 acres from Agricultural
(A) and Agricultural Suburban (AS) to Urban
Residential-12 (UR-12) and Urban
Residential-22 (UR-22) for the development
- - - ~ ~ = _ - of a 214-unit multifamily/apartment complex.
- - • ZE-5-92; Zone reclassification to Urban
y-Residential-12 (UR-12) and Urban
. . } .
~
, -
;e ~ . Residential-22 (UR-22). The project fle
,
cannot be found at this time and therefore, a
7!,
description of the proposal has been omitted
- - - - from this staff report.
, • ZE-7-92; Zone reclassification of
- approximately 2.4 acres from Urban
; Residential-3.5 (UR-3.5) to Urban
- x . ~ - -
Residential-22 (UR-22) for the development
, = -
of a 60-unit apartment complex for the
ZE-41A-95
Staff Report - Odober 18, 2000 Public Hearing
2 of 12
~ , .
' eld y. '
• ZE-31-94; Zone reclassification of
approximately 2.4 acres from Urban
Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) for the development
. : of a 52-unit multifamily/apartment complex.
• ZE-2-95/PE-1770-95; Zone reclassification
- from Urban Residential-3.5 (UR-3.5) to
Urban Residential-7 (UR-7) and a
preliminary plat for the purpose of
subdividing approximately 3 acres into 11
- lots for single-family residences. The
preliminary plat of Evergreen Place was
finalized on December 20, 1995.
- • ZE-10-97; Zone reclassification of
- approximately 1.99 acres from Urban
Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) for the purpose of
developing a speculative professional,
- business and/or medical offices.
_ • ZE-23-98; Zone reclassification of
approximately 5 acres from Urban
Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) and the request for
bonus density for the development of 110
multifamily residences for the elderly.
' : • ZE-26-98NE-10-98; Zone reclassification of
approximately 2.28 acres from Urban
Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) for the purpose of
expanding an existing multifamily retirement
: - center and a variance to allow a six foot high
sight-obscuring fence along the front yard
setback.
_ • SP-629-90; Final short plat for the division of
approximately 1.7 acres into 2 tracts was
- finalized on January 30, 1991.
,
• SP-689-91; Final short plat for the division of
- ~ - - approximately 5 acres into 2 tracts was
. ;
= finalized on July 1, 1991.
• SP-778-92; Final short plat for the division of
approximately 2.6 acres into 2 tracts was
_ finalized on October 11, 1992.
• SP-782-92; Final short plat for the division of
= - approximately 2.5 acres into 4 tracts was
= finalized on March 19, 1993.
w.V
- • SP-1063A-96; Final altered short plat for the
` division of approximately 1 acre into 2 tracts
was finalized on April 30, 1997.
• SP-1161-97; Final short plat for the division
of approximately 1 acre into 2 tracts was
- finalized on December 28, 1998.
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Staff Report - Odober 18, 2000 Public Hearing
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' • I
Land Division Status: The subject site encompasses two tax parcels,
45151.0920 and 45151.0921. Neither lot is
considered a legal lot of record pursuant to
RCW 58.17 nor have they received exempt
_ status pursuant to Section 12.100.110 of the
: Spokane County Subdivision Ordinance.
The Division of Planning is recommending as a
condition of approval that the two tax parcels be
aggregated into a single tax parcel through the
- approval of a Certificate of Exemption as
- identified in Section 12.100.110(1 d) of the
Subdivision Ordinance. This recommendation is
being requested in order to accommodate the
placement of existing structures across the
- contiguous property line between the finro
: parcels and to bring existing and proposed
: construction into compliance with side yard
setback restrictions imposed by the Urban
Residential-22 (UR-22) Zone. Please, see
- - : Division of Planning recommended condition of
approval #6.
ShoreTine ei nafon: -ot applicable
-WaR& u~ ~eyOr: ~y Vera Irrigation District. The site is served by a
- public water system.
~
5ewage Disposal: The site is served by the Spokane County public
sewer system.
-F'ire Di$tri : Spokane County T;ire rotection D'istncMo. 1.
Schpol' District: Central Valley School District No. 356.
Nearest Arterial and Distance: The site is located west of and adjacent to
Evergreen Road, which is identified by the
- - Spokane County Arterial Road Plan as a
- Principal Arterial with a planned right-of-way
- - _ ` , width of 100 feet. Evergreen Road is currently
being improved to a five lane Principal Arterial
Roadway section. To the north, along
- Evergreen Road, a new interchange is also
: being constructed for access to I-90 and the
Spokane Valley Mall located north of I-90.
Nearest Parks and Distance: Sullivan Park and Terrace View Parks are the
County park facilities located nearest to the
proposal. The parks are located approximately
one mile northeast and 1'/z mile south of the
proposal, respectively.
Neighborhood Association: ~ Not applicable.
• This proposal is located inside the IUGA.
• This proposal is located inside a Pubfic Transportation Benefit Area (PTBA).
• This proposal is located outside all 1000' notification boundaries for designated Natural
Resource Lands.
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Staff Report - Odober 18, 2000 Public Hearing
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r GMA/Critical Areas
Aquifer Recharge Area: The subject site is located inside both
the Priority Sewer Service Area (PSSA)
and the Aquifer Sensitive Area (ASA)
Overlay zone.
Fish & Wildlife Hclbitat ConservatjQn Areas Not applicable.
Floodplain: Review of FIRM indicates the site is
located in Zone C and outside any 100-
year flood plain.
Geolagically Hazardous Areas: ' Not applicable.
Wetlands: Not applicable.
SEPA
❑ A DNS was issued on September 29, 2000 with the comment period ending on October
16, 2000.
0 The appeal period ends at the same time as the appeal period for the proposed land use
action expires.
0 No appeal has been filed to date.
Noticin4
Published: Spokesman Review in the Legal Section on September 29, 2000.
Mailed: Notice of Application was mailed to taxpayers/owners of property located within
400 feet of the boundaries of the subject site on September 14, 2000. The deadline for
mailing the Notice of Hearing was October 3, 2000.
Site Posted: The deadline for the applicant to post the site was October 3, 2000.
1724 Comaliance Dates
Application Accepted as Counter Complete: July 28, 2000
Determination of Completeness issued: September 8, 2000
Date Notice of Decision is Due: January 6, 2001
Reviewinq Aqencies
A total of 15 agencies were notified of the proposal and comments were requested. Final comments were due October 4, 2000.
~
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received,-
Division of Engineering Yes Sept. 28, Spokane Transit No
and Roads 2000 Authority
Division of Division of
Engineering/Developer No Utilities/Information Yes October
Services Services 2, 2000
Spokane County Fire Yes Aug. 18, Vera Irrigation District No I
District No. 1 2000
Division of Division of Building No
Utilities/Stormwater No and Code
Utility Enforcement
,
ZE-41 A-95
Staff Report - Odober 18, 2000 Public Hearing
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,
~ ,p •
Spokane Regional Yes October I 'Spokane County ~ No Health District 4, 2000 i Parks and Recreation ~
Spokane County Air ~ WA State Department No
Pollution Control Yes August 7, of Health
Authority 2000 ;
WA State Dept. of No ; Central Valley School No
Transportation ; District
WA State Department No of Ecology :
ResDonses from the Public: A petition signed by 15 individuals was submitted to the Division of
Planning in opposition to the proposed "Change of Conditions". The petition identifies two (2)
specific issues of concem including the objection of the elimination of existing conditions placed
on the development and a request to deny submittal of "Ex post facto" evidence. The petition also
asks a series of six (6) questions regarding the ability of local residents to ask for a change of
venue, identification of the change in existing development that warrants the request for the
"Change of Conditions°, reasons for invalidating conditions placed on the development limiting
building height and density by the Hearing Examiner (Committee), ability to prohibit addition land
use application submittals pertaining to the development of the project site, the need for an
additional environmental review and the need to update the property owner of past rulings on the
development of the site.
Description of the Site: The project site is generally located west of and adjacent to Evergreen
Road, east of and adjacent to Mamer Road, and approximately 500 feet south of Mission Avenue
in the Spokane Valley. The site is approximately 6.16 acres in size, relatively flat in topography
and encompasses finro tax parcels (45151.0920 and 45151.0921). Evergreen Road fronts the site
along the east property line for 482.16 feet and is currently under construction to a five lane
Principal Arterial Section including curb and sidewalk on both sides. Mamer Road fronts the site
for 381.95 feet along the west property line and is designated by the Spokane County Arterial
Road Plan as a Local Access Road with curb and sidewalk on the road's east border adjacent to
the project site. The property is completely developed except for the southwest corner located
adjacent to Mamer Road which is being prepared for the construction of an additional 47 unit
retirement apartment building for which the subject "Change of Conditions" request has been
submitted. Existing development on the project site includes four (4) retirement apartment
buildings encompassing a total of 42 dwelling units, three structures housing 32 separate
garages, a community building, a central courtyard and an eleven (11) stall off-street parking lot.
Formal landscaping occupies the remaining portion of the site and consists of manicured lawns
planted with trees and shrubs. No street lighting exists along Evergreen or Mamer Roads.
Overhead transmission lines border the west side of Evergreen Road and both sides of Mamer
Road.
Descripfion of the Surroundinq NeiQhborhood: The neighborhood surrounding the project site is
located in the Urban category of the Comprehensive Plan. Various zoning categories intended to
implement the Urban category can be found throughout the neighborhood and include Urban
Residential-3.5 (UR-3.5), Urban Residential-7 (UR-7), Urban Residential-12 (UR-12), Urban
Residential-22 (UR-22) and Neighborhood Business (B-1) zones. A majority of the area has been
developed with single-family homes on various sized lots, duplexes and apartment complexes,
some for the elderly. Undeveloped land and fields used for animal keeping can be found
interspersed through out developed areas. An ice cream parlor and convenience store/gas
ZE-41 A-95
Staff Report - October 18, 2000 Public Hearing
6 of 12
. ' station is located south of the site on the northwest eomer of the intersection of Evergreen Road
and Broadway Avenue. Interstate 90 is located approximately'/z mile north of the project site and
runs east to west through the Spokane Valley. A new freeway interchange at Evergreen Road
and I-90 is currently being constructed by the Washington State Department of Transportation.
BackQround: The project site is the subject of a previous zone reclassification application (project
file no. ZE-41-95) approved on November 17, 1995, by the Hearing Examiner Committee
(currently known as the Hearing Examiner). During the public hearing, residents of the
surrounding neighborhood voiced concerns regarding building height and density of the initial
proposal. In order to mitigate the neighborhood's concems, the Hearing Examiner Committee
approved the zone reclassification with conditions limiting building height to a maximum of twenty-
fin►o (22) feet above grade and density to a maximum density of 12.83 dwelling units per acre (see
Hearing Examiner Committee conditions of approval no. 1 and 2). Review of the Division of
Planning project file for the zone reclassification indicates proposed development of the site
presented at the November, 1995 public hearing anticipated a maximum building height of twenty-
two (22) feet and a density of 12.83 dwelling units per acre. The applicant agreed with and
accepted all recommended conditions of approval.
On July 20, 2000, the Division of Planning met with Mr. Pete Rayner and discussed application
submittal requirements for a Change of Conditions application to delete conditions of approval
discussed above regarding building height and density restrictions placed on the project site. The
application was submitted to the Division of Planning on July 28, 2000 and indicates the Change
of Conditions request is based on three factors including market demands for assisted living
facilities, the need for increased density to provide an economical foundation for financing the
remaining development of the site, and increased building height to allow for the proposed density
increase without limiting the amount of open space provided within the development.
Staff Analysis:
Comprehensive Land Use Plan: The site is located in the Urban category of the Comprehensive
Plan, within the Urban Impact Area (UTA) and inside the Interim Urban Growth Area established
for Spokane County pursuant to RCW 36.70A, the Growth Management Act.
The Urban category is intended to provide a city-like environment that includes various land uses,
public facilities and services. Urban areas will be the most intensely developed of all categories
and is primarily a residential category of single family, two-family, multifamily, and condominium
buildings with residential net densities ranging from 1 to 17 dwelling units per acre. The more
intensive land uses such as light industrial and neighborhood commercial will be located near
heavily traveled streets, while the least intensive uses will be isolated from the noise and heavy
traffic. Multifamily structures will usually be a transitional use between single family residential
and the more intensive areas.
Response: The applicant is requesting the density standards of the existing Urban
Residential-22 (UR-22) zone regulate the development of the site. The UR-22 zone allows
for a maximum net density of 22 dwelling units per acre without sewer density bonus
provisions (please see Section 14.622.305 of the Zoning Code). With sewer density
bonus allowances as provided in Chapter 14.820 of the Spokane County Zoning Code, a
maximum of 27 dwelling unit per acre may be approved for residential developments
within the Urban Residential-22 (UR-22) zone. At a density of 22 dwelling units per acre
the 6.16 acre site (area as provided on site development plan of record) could potentially
be developed with a maximum of 135 dwelling units. However, the applicant is proposing
a total of 89 dwelling units after build out which equates to a net density of 14.45 dwelling
ZE-41 A-95
Staff Report - October 18, 2000 Public Hearing
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,
units per acre. The proposed net'density does not exceed the density range recommended within the Urban category by the Spokane County Comprehensive Land
Use Plan and can be described as being consistent with the density recommendation of
the Urban Comprehensive Land Use category.
The location of the existing multifamily retirement facility adjacent to Evergreen Road
provides the transition suggested above between single-family development and the more
intense land uses such as light industrial and neighborhood commercial. Although the
area adjacent to Evergreen Road is currently within the Urban category of the
Comprehensive Plan and is primarily developed with single family homes, this area is
proposed to be designated for mixed residential and commercial land use as part of the
draft Comprehensive Plan (Draft Plan 2000) established to implement the Growth
Management Act. In addition, there have been several zone reclassification applications
approved for land located adjacent to Evergreen Road, north of Sprague Avenue, which
propose development of this area with more intensive land use such as multifamily and
office uses than the existing single family residences. Please refer to "Known Land Use
Proposals and Recent Project Approvals in the Area of this ProjectA section identified
previously in this staff report.
The Goals, Objectives and Decision Guidelines identified in Section 1 of the Comprehensive Plan
are used to determine whether a proposal in the Urban category should be approved, approved
with conditions or denied. A detailed description of the applicable Goals, Objectives and Decision
Guidelines and an analysis of how the proposal does or does not comply with these policies is
provided below.
Goal 1.1 and related Objectives and Decision Guidelines encourage a variety of housing types
and densities within Urban areas. Higher density developments such as multifamily should be
located with direct or near direct access to major arterials and planned/existing public transit
routes rather than on interior neighborhood streets. It is recommended that when multifamily
dwellings are to be located adjacent to single family areas, careful consideration must be given to
density and design of the multifamily development to ensure protection of the amenities of the
single family area.
Response: The site is primarily developed except for the southwest corner of the property
located east of and adjacent to Mamer Road where proposed construction causing the
need for the subject "Change of Conditions" is to be located. Traffic generated by the
proposed residential building on the southwest comer of the site will most likely gain
access to the site from Mamer Road, which is identified by the Spokane County Arterial
Road Plan as a Local Access Road. Local access roads are defined by the
Comprehensive Plan to provide access to adjacent property and should be designed to
discourage continuous and unobstructed flows of traffic through the neighborhood. The
nearest arterial providing access to this portion of the project site is Mission Avenue.
Mission Avenue is identified as a Principal Arterial by the Arterial Road Plan and is located
less than'/. mile (approximately 1100 feet) to the north of the proposed development on
the project site.
The density of the proposal exceeds existing density of single-family residential
development surrounding the site by no more than 9 dwelling units per acre. The density
of adjacent single-family development is approximately 3.5 dwelling units per acre or
more. Due to the nature of retirement apartments/assisted living facilities, impacts from
the proposed density may not be as severe as the impacts from other housing types (i.e.,
subdivisions, apartment complexes, etc). Traffic and parking requirements generated by
retirement housing is typically less than other housing types.
ZE-41 A-95
Staff Report - Odober 18, 2000 Public Hearing
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' The major issue that needs to be addressed fs the impact of the project design on
adjacent single-family development. The development of the site will include an additional
multifamily retirement apartment building located on the southwest portion of the project
site and currently is designed not to exceed finro stories or 29 feet in height. It may be
appropriate to limit the building to a specific height above grade in order to assure the finro
story building is reflective of the building heights of development existing in the
surrounding neighborhood. The predominate zone of the neighborhood is Urban
Residential-3.5 (UR-3.5) with areas zoned Urban Residential-7 (UR-7). Maximum building
height allowed within these zones is 35 feet above grade. Therefore, to establish
consistency in building heights with surrounding single family development, the Division of
Planning is recommending building height be limited to a maximum of 35 feet above grade
(please see condition of approval no. 14). This condition will allow the actual 29-foot
building height identified on the site plan of record submitted to the Division of Planning on
September 7, 2000.
Goal 1.2, Objective 1.2.b and Decision Guideline 1.2.2 emphasize the need to ensure adequate
open space, recreational facilities and parks for residential development.
Response: There are no County park facilities in the near vicinity to serve the residents of
the site. The nearest County park facilities can be found approximately one mile northeast
(Sullivan Park) and 1'/ mile south (Terrace View Park) of the project site. However, the
site plan of record submitted to the Division of Planning on September 7, 2000 provides a
note indicating that 36.9% of the project site will remain in open space. The Zoning Code
requires 35% of the site to remain in open space. A large portion of the site, along interior
property lines and within the interior of the site, is landscaped and can provide both active
and passive recreational opportunities for the residents and their guests. In addition,
social and recreational activities are amenities provided by facility owners.
Goals 1.3 and 1.4 encourage conservation and utilization of natural features and vistas within the
County. Objective 1.3.a and 1.3.b indicate development should be guided by environmental
concerns and natural limitations, and that future development should be encouraged in a manner
to least disturb the natural elements of the environment. Decision Guidelines 1.3.1 and 1.3.2
state the design of urban developments shall consider retention and maintenance of unique
environmental features.
Response: No environmentally sensitive areas or critical areas exist on the project site.
Goal 1.5, Objectives 1.5.c, 1.5.e, 1.5.f and Decision Guidelines 1.5.7 and 1.5.8 recommend
provision of sidewalk facilities in existing and future development connecting residential areas with
commercial areas. These Goals, Objectives and Decision Guidelines indicate that when a
neighborhood experiences pressure for change in character, such change shall be permitted upon
appropriate review. Multifamily development should be buffered from existing adjacent land use
through the use of screening and landscaping techniques where adverse impacts may develop.
When a neighborhood experiences pressure for change in character, particular attention needs to
be paid to the height and architectural character of structures within the proposed development
(relative to existing structures located nearby).
Response: Sidewalks exist along Mamer Road adjacent to the frontage of the site and
sidewalks are being constructed along the entire length of Evergreen Road north of
Sprague Avenue with the undergoing right-of-way improvements. The site is developed
with a substantial amount of buffering landscaping along the interior property lines and
along the site's frontage adjacent to both Evergreen and Mamer Roads except in that
portion of the site located on the southwest corrier where the new residential structure is to
be constructed. Landscaping on this portion of the site shall be installed as per
ZE-41 A-95
Staff Report - October 18, 2000 Public Hearing
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development standards iddntifiedin Section 14.622.365 and Chapter 14.806 of the Spokane County Zoning Code.
The Change of Conditions request pertains directly to the construction of a single
residential structure adjacent to the south property line of the site that varies in height from
one to finro stories and that will house 47 independent dwelling units for the elderly. The
majority of homes in the vicinity of the proposal do not exceed finro stories in height. These
homes are located in the UR-3.5 zone and cannot exceed 35 feet in height (see Section
14.616.335 of the Zoning Code). It may be appropriate to limit building height on the
subject site to 35 feet above grade to assure consistency befinreen this proposal and
existing and potential development surrounding the site. No regulations exist regarding
architectural character of the structures.
As indicated previously in this staff report, the neighborhood is experiencing pressure for
change. Public sewer is available to serve the area, Evergreen Road is currently being
improved to a full width, five-lane Principal Arterial with curb and sidewalk on each side, I-
90 is being improved to include an interchange immediately north of the project site at
Evergreen Road which will provide vehicular access to I-90 and the Valley Mall located
north of and adjacent to I-90. In addition, several zone reclassifications have been
recently approved that will allow properties within the vicinity of the project site to be
developed with business/professional/medical offices and multifamily/retirement housing.
Also, Spokane County is on the verge of adopting Draft Plan 2000, the proposed
Comprehensive Plan established to implement the Growth Management Act. The Land
Use Plan that is part of Draft Plan 2000 designates the area along both sides of Evergreen
Road north of Sprague Avenue and south of I-90 for mixed use development. Mixed use
areas are intended to enhance travel options, encourage development of commercial
uses, higher density residences, office, recreation and other uses along transportation
corridors. Current zoning trends as well as infrastructure improvements and future land
use plans can be considered as establishing changed conditions in the area.
Goal 1.6, Objective 1.6.a and Decision Guideline 1.6.1 recommend that an orderly pattern of
development be established in relation to the extension of water and sewer service. Prior to
approval land use proposals should conform to utility and transportation plans and take steps to
mitigate impacts on existing utility and transportation systems.
Response: The site is currently served by a public water system provided by Vera
Irrigation District and a public sewer system provided by Spokane County. The Division of
Utilities and the Division of Engineering have recommended conditions of approval to
ensure consistency with utility and transportation plans.
In summary, the proposal is generally consistent with the applicable Goals, Objectives and
Decision Guidelines of the Urban category of the Comprehensive Plan if developed as
conditioned.
Zoning Analysis: The purpose of the Urban Residential-22 (UR-22) zone is to set standards for
orderly development of residential property in a manner that provides a desirable living
environment that is compatible with surrounding land uses and assures the protection of property
values. It is the intent of this zone to be used to add to the variety of housing types and densities,
and as an implementation tool for the Urban category of the Comprehensive Plan. General
characteristics of these areas include paved roads, public sewer and water, accessibility to
schools and libraries, and a full line of public services including manned fire protection and public
transit accessibility. The highest density residential zone, UR-22, is intended primarily for
ZE-41 A-95
Staff Report - October 18, 2000 Public Hearing
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• multifamily dwellings and is usually located adjacent to major or secondary arterials. It is used as
a transition between low and medium density multiple family uses and intensive commercial or
low intensity industrial uses. Offices are permitted within the Urban Residential-22 (UR-22) zone
to provide some of the service needs generated by high-intensity land uses.
The proposal is consistent with the Purpose and Intent of the Urban Residential-22 (UR-22) zone
and Chapter 14.605, Residential Zones Matrix, both that identify multifamily retirement apartments
as a permitted use in the Urban Residential-22 (UR-22) zone.
Site Development Plan: The site development plan of record submitted to the Division of Planning on
September 7, 2000 illustrates a 6.16 acre site (6.04 acres as per Assessor's records) which is
irregular in shape and developed with four (4) retirement apartment buildings encompassing a total of
42 dwelling units, three structures housing 32 separate garages, a community building, a central
courtyard and an eleven (11) stall off-street parking lot. An existing twenty (20)-foot-wide strip of
Type I landscaping is called out along the north property line where the adjacent zone is Urban
Residential-3.5 (UR-3.5). An existing twenty (20)-foot-wide strip of Type III landscaping is called out
along the east and west property lines adjacent to both Mamer and Evergreen Roads. Access to the
site is provided at finro points along Mamer Road and a single point along Evergreen Road. The site
development plan illustrates building "E" which varies between one and two stories in height not to
exceed 29 feet above grade and will house 47 additional dwelling units, a new corridor connecting
building °E° to the existing central courtyard and a storage area as proposed construction subject to
review for site plan modifications not originally illustrated on the site development plan approved with
the initial zone reclassification. Development of the site is shown to spill over the south property line
onto an adjacent vacant site (tax parcels 45151.0917 and 45151.0916) currently zoned Urban
Residential-22 (UR-22) and regulated by conditions of approval for zone reclassification project file
no. ZE-26-98.
Site Area: 6.16 acres as per the site plan of record and 6.04 acres as per Assessor's records
Use: Retirement apartments and associated facilities
Building Footprint Area and Site Coverage: 99,032 square feet (existing and proposed) or 36.9% of
the site. (35% open space is required for developments within the UR-22 zone.)
Existing Density: 6.82 dwelling units per acre (based on a 6.16 acre site) or 6.95 dwelling units per
acre (based on a 6.04 acre site)
Proposed Density: 14.45 dwelling units per acre (based on a 6.16 acre site) or 14.74 dwelling units
per acre based on a 6.04 acre site)
Building Setbacks: Required
Front yard (Evergreen Road) 25 feet from the
property line
Flanking Street Yard (Mamer) 25 feet from the
property line
Side yard (north and south) 5 feet per story
Paricing: For retirement apartments Section 14.802.040 of the Zoning Code requires one (1) off-
street parking stall for each dwelling unit; OR one (1) space per three (3) dwelling units when a
deed restriction is filed against the property limiting use of the site to retiremenUelderly housing.
The site development plan of record indicates a total of 53 off-street parking stalls will be provided
ZE-41 A-95
Staff Report - Odober 18, 2000 Public Hearing
11 of 12
on site. The Division of Planning, is reco'mmending as a condition of approval (see condition of approval no. 14) that a deed restriction is filed against the property limiting use of the site to
retiremenUelderly housing as the parking provided on site is much less than one (1) off-street
parking stall per dwelling unit.
Proposed Buffering/Landscaping Techniques: The site plan of record illustrates a twenty (20) foot-
wide strip of Type III landscaping along the property lines fronting Evergreen and Mamer Roads as
per Section 14.806.040(2a) of the Zoning Code. The landscaping strip located adjacent to Evergreen
Road is located within area that has been dedicated for the widening of Evergreen Road and no
longer physically exists on the subject site. Upon completion of Evergreen Road, the required
landscaping shall be replaced as per Zoning Code regulations (see Division of Planning condition of
approval no. 13). A twenty (20)-foot wide strip of Type I landscaping is also illustrated along the north
property line where adjacent zoning is UR-3.5. These existing landscaping strips are in conformance
with the development regulations applicable to the site regarding landscaping. In addition to these
landscape strips Section 14.622.365 of the Zoning Code requires a six (6)-foot high sight-obscuring
concrete, masonry, or decorative block wall or solid landscaping along the north property line. Due to
the potential of continued changed conditions of the area, staff does not recommend fencing along
the north property line. Existing landscaping is sufficient to buffer existing and potential adjacent land
uses. The twenty (20) foot-wide strip of Type III landscaping require adjacent to road rights-of-way
shall continue along the frontage of Mamer Road in the area of the proposed construction as is
required by the Zoning Code. No landscaping is required along the south property line.
Other Site Plan Considerations: The site plan submitted for review by the Hearing Examiner is
general in nature. Detailed review to determine compliance with all Zoning Code regulations and
conditions of approval is recommended to be administrative and to occur at the Building Permit stage.
Conclusion: The Change of Conditions request for the remaining development of the Evergreen
Valley Retirement Center is generally consistent with the applicable Goals, Objectives and
Decision Guidelines of the Urban category of the Comprehensive Plan as conditioned by the
reviewing agencies. The site plan of record demonstrates compliance with the development
regulations identified in the Spokane County Zoning Code for the existing UR-22 zone. However,
additional site improvements may be required in order for the proposal to comply with all
applicable Zoning regulations and recommended conditions of approval.
Attachments
A. Maps
• Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency and Public Comments
ZE-41 A-95
Staff Report - October 18, 2000 Public Hearing
12 of 12
~
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ATTACHMENT A
MAPS
VICINITY MAP
SrrE Pu►N
COMPREHENSNE PLAN
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Scale :1 inch -1250 h 08/02/00 Comprehensive Land Use Plan
Subject Property within IUGA. A-,h-^ Subject Property within UTA.
Subject Property within PSSA. Subject Property within ASA.
, ZE-41A-95 .
Existing Zoning
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Scale : 1 irxfi - 792 ft 08/02/00 Existing Zoring
• .
I
ATTACHMENT B
CONDITIONS OF APPROVAL
~ RECOMMENDED CONDITIONS OF APPROVAL
~ l FoR ZE-41A-95
.
-
DMSION OF PLANNING
.SPOKANE .OUIsITY
1. All conditions imposed by the Hearing Examiner shall be binding on the
"Applicant", which term shall include the developer, owner(s) of the property,
heirs, assigns and successors.
2. The zone change applies to the following real property: (See legal description on
application in the project file)
3. The proposal shall comply with the Urban Residential-22 (UR-22) zone, the
Aquifer Sensitive Area (ASA) Overlay Zone and all other applicable Zone Code
regulations, as amended.
4. The applicant shall develop subject property in accordance within the concept
presented to the Hearing Examiner. Variations, when approved by the Director
of the Division of Planning/designee, may be permitted as specified in Section
14.504.040 of the Zoning Code, as amended. All variations must conform to
regulations set forth in the Spokane County Zoning Code, and the original intent
of the development plans shall be maintained.
5. The two tax parcels encompassed by the project boundaries (45151.0920 and
45151.0921) shall be aggregated into a single tax parcel in order to avoid
setback restrictions imposed by the existing Urban Residential-22 (UR-22) for
side yards.
6. Approval is required by the Director of the Division of Planning/designee of a
specific lighting and signing plan for the described property prior to the release of
any building permits.
7. Direct light from any exterior area lighting fixture shall not extend over the
property boundary and shall comply with section 14.810.180 of the Zoning Code,
as amended.
8. A specific landscape plan, planting schedule and provisions for maintenance
acceptable to the Director of the Division of Planning/designee shall be submitted
with a performance bond or other suitable guarantee for the project prior to
release of building permits. Landscaping shall be installed and maintained as
required in Chapter 14.806 and Section 14.802.220 of the Zoning Code, as
amended.
9.. The Division of Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of
special conditions imposed as a result of approval of a land use action. This Title
Notice shall serve as public notice of the conditions of approval affecting the
property in question. The Title Notice should be recorded within the same time
frame as allowed for an appeal and shall only be released, in full or in part, by the
Division of Planning. The Title Notice shall generally provide as follows:
The parcel of property legally described as [see project file] is the subject
of a land use action by a Spokane County Hearing Examiner on [insert date
of Hearing Examiner's written decision, if approved], imposing a variety of
special development conditions. File No. ZE-41A-95 is available for
inspection and copying in the Spokane County Division of Planning.
10. The applicant shall contact the Division of Building and Code Enforcement at the
earliest possible stage in order to be informed of code requirements
administered/enforced as authorized by the State Building Code Act.
Design/development concerns include addressing, fire apparatus access roads,
fire hydrant flow, approved water systems, building accessibility, construction
type, occupancy classification, existing exterior wall protection and energy code
requirements.
11. The Division of Planning shall file with the Spokane County Auditor a Title Notice
after the appeal period has passed for the proposal, which shall generally provide
as follows:
"Prior to the issuance of any building permit for any building or any use on the
property described herein, the applicant shall be responsible for complying with
the provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer
Sensitive Area Overlay Zone). The property which is the subject of this notice is
more particularly described as follows: ...(insert legal description) "
12. Building height shall be limited to two stories and 35 feet in height.
13. Prior to the release of any Certificate of Occupancy for new construction on the
project site, a twenty (20) foot-wide strip of Type III landscaping shall be replaced
along the frontage of Evergreen Road that was removed to accommodate the
current widening of Evergreen Road.
14. A deed restriction shall be filed against the property limiting use of the site to
retirement/elderly housing due to provisions of parking falling below one (1) off-
street parking stall per dwelling unit as required by Section 14.802.040(5) of the
Spokane County Zoning Code.
ZE-41 A-95
Division of Planning Recommenoed Conditions of Approval
Page 2 of 2
. • ATTACHMENT C
AGENCY AND PUBLIC COMMENTS
. ♦ , .
! To: Francine Shaw (Current Planning)
CC:
From: Jim Red (Utilities)
Date: Monday, October 02, 2000 -
Subject: ZE-0041-95 Stage: Hearing Examiner Phase: HEARING DATE
10/18/00
EVERGREEN VALLEY RETIREMENT CTR
, FA14 The Division of Utilities has no new comments fior the above project. All previous conditions apply.
' •
• • . County ' blic Works,
~
. • o • • e- g - ong
D • • County • •
1026 •OADWA . , 99260.(509) • .W
~
,
Memo
To: Spokane County Planning
Planner: Francine Shaw
, -
From: Scott Engelhard ~ca(
~ Subject: ZE-0041A-95
UR-22 CHG OF COND HEC 41 HEIGHT HEC 42 DENSITY EV
RETIREMENT CTR
Applicant: Pete Rayner
Date: September 28, 2000
RE: CoC Hearing 08/18I2000 We have reviewed the above referenced application and have no new comments to
make concerning the application. All previous County Engineering Conditions of
Approval are still applicable.
If you have further questions you may reach me at 477-3600. Thank you for your
consideration in this matter.
~ •
~ . ,
SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
INTEROFFICE MEMO
DATE: October 4, 2000
P.s
TO: Francine Shaw, Senior Planner, Spokane County Division of Planning
FROM: Steven P. Holderby, R.S. - EHD, SRHD
SUBJECT: ZE-41A-95 (Evergreen Valley Retirement Center)
The Health District has no comment on this proposed conditional use permit.
AUG-07-00 10:28AM FROM-SCAPCA 5094716828 T-676 P.01/03 F-502
. ,
.
,
, SP" COUNTY
c AiR PouuTIoN
eT P O K A N ~CONTROL AUTHORffY
WEST 1101 COLLEGE. SUiTE so3 • SPOKANE, ww 9g2p1 •(509) 477-4727 Fax (S09) 477-6i2A
Date: Augus! 7T 2000
To- Franeine Shaw. Senior Planner
~ Seokane CountM Division of Planninq
f 1026 W. Broadway Avenue
Spokane, WA 99260-0220
From: Ron Edgar, Chief of Technical Services
RE: SCAPCA REQUIREMENTS FOR:
File No. ZE-41A•85
Proponent / Prvjed Name: Everqrean Va11MRetiromsnt Ccnter
❑ Request for Comments on cu ust 18? 2000
The follawing is a list of concems/issues that may need to be addressed for this project as determined from
inforrnaton reoeived by this otfice. Yhe list is provided as a brief summary of general requirements and does not
relieve the proponent from meedng all local, state, and/or federal regulations. For addifional information or
clarification, contact SCAPCA at (509) 477-4727. Copies of SCAPCA regulations are avaitable for purchase in
our office or can be viewed and downloaded from _/~vww.scaQca.orq.
Construction related requirements
• Dust emissions during demotition, construction and excavstbn projects must be controlled. This may require
dhe use of water sprays, tarps, sprinklers, or suspenslon of actfvvity during oertain weather condipons.
• Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved sucfaces.
If tracking or spilts occur on paved surfaoes, measures must be taken immediatefy to clean these surfaces.
• Debris generated as a resuR of this prcjec:t must be disposed of by means other than buming.
• SCAPCA suongly recommends that all traveled surfaces (i.e. ingress, egress, parking areas, access roads,
etc.) be paved and kept clean to minimize dust emissions.
• If objectionable odors result from thfs project, effective control apparatus and measures must be taicen to
reduce odors to a rninimum.
Additional requirements
• A Notice of Consmuction and Applicati~on for Approval is required to be submitted and approved by SCAPCA
prior to the consuuaion, installadon, or establishmenc of an air pollution source. This indudes emergency
generators rated at 500 hp (375 kW) or higher, nawral gas headng equipment units rated at 4 MM6TUllir or
higher (input), and heaong equipment units fired wrth other fuets (e.g. diese►) rated at 1 MMBTU/hr (input) or
higher. Contact SCAPCA for a Notice of Construction appl'iration.
• A Notice of Intent must be submitteci to SCAPCA prior tc any demoliflon project or asbestos prajed. An
asbesfios survey must be done t)y an AHERA accredited building inspector prior to the demolition or
renovation of buildings to determine if asbestos-conbaining material is present at the site. Contact SCAPCA
for a Nodce of Intent applicafion.
U:WlerysXFORMSIGENERAL COMMENTS FORM dx
t~ ~t~d o~ R~av P~►
SPOKANE VALLEY FIRE DEPT -*44 Yt.Atvnln~ ~vv~
'08/18/00 FRI 11:31 FAX 509 892 4125
, .
SPOKANE VAIIEY FIRE DEPARTMENT
Spokane County Fire District I
10319 EPST SPRAGUE AVE. • SPOKANE. WA 991A6~9676 •(509) 928-1700 • FAX (509) 892-4125
R Pat FMnplms:
G'fwt
August 18, 2000
r~.
f Francine Shaw
Department of Building & Pianning
1026 W. Broadway
Spokane, WA 99260
RE: 2E 41A 95
Dear Ms. Shaw:
The Spokane Valley Fire Department does not object to proposed changes. We will
verify access at permit time.
Sincerely,
~
Paul Chase
Fire Marshal
KMldc
~
c ' .
~ i
MEMORANDUM
DATE: September 8, 2000
TO: Scott Engelhard
CC: Francine Shaw, Spokane County Planning _
Randy Hahn, Hah ngineering, Inc ~
FROM: Steve Stairs l7s ~ ~1(I~II~i
SUBJECT: Trip Generation Analysis Letter for the Retirement Center 5~~~OWN
Change of Conditions (ZE-41A-95)
I have reviewed the above referenced document and while I did speak with Mr Hahn about the
trip generation characteristics of the assisted living facility, I don't believe I fully understood the
change in the project or the intent of the letter I now understand that there is currently a facility
onsite (Americare) that is operating
The best approach for this trip generation analysis would have been to count the traffic
associated with current facility and make the comparison for the changed use (congregate
care) The adjustment discussed in the letter, in my opinion, is not appropnate None-the-less,
this analysis shows an unadjusted increase of approximately six AIVr and PM peak hour trips
Given that levels of service in the vicinity of this project are currentiy good and there is adequate
capacity, I believe this six trip increase is insignificant Therefore, I recommend we accept this
letter and allow this project to proceed through the approval process without further review of
traffic
If you have any questions concerning this traffic letter of my review, piease feel free to bring
them to my attention
Hahn En igneering, Inc. .
Professronal Engineers and Land Surveyors
IVorth 8623 Drvtsro» Street o Srcrte Ei
Spollrrne, Wns{irrigton 99208
(509) 467-1550
FAX (509) 467-81 89
~ h' ~
t~~~~~VED
August 30, 2000 AUG 3 12009
,
JPOONE GOUNTY ENGINEEA
Mr Scott Englehard
Spokane County Engineers
W 1025 R?'oadway
Spokane, WA 99260
RE: PETE RAY1VElt
ZE-0041 A-95
Dear Scott
Mr Pete Rayner has contracted with Hahn Engineering to complete a trip generation
analysis for the above-referenced project
I have been in contact with Mr Steve Stairs to determine the appropriate land use for the
proposed assisted living project (the Trip Generation Manual does not at this time have a
Land Use for Assisted,Living) and we agreed to Larid Use 252 (Congregate Care Facility)
for the proposed project and 253 (Elderly Housing -Attached) for the already approved
project
The one major difference between Congregate Care Facilrty and Assisted Living Facility
is that by defirution, only 10% of the assisted living residents drive their own velucles as
most tnps are compased of delivery vehicles, visiting relatives, staff and transportation
vans This has a great impact on both the a m peak and p m peak hour generation
Attached is a summary of the two Land Uses for a m and p m peak hours and as noted
with adjustment for tbe non-dnvers of 80% (10% for transportation vans), the actual
number of trips is approximately the same for both the Approved Land Use (253) and the
proposed Assistpd Living Land Use and therefor, would not have an impact on local
traffic volume Without an adjustment, the proposed project would increase traffic by
5 25 trips during a m peak hour and 6 57 trips during p m peak hour
Senglehard 1 ledcity/08/30/00
If you should have any further questions, please feel free to contact me
Very truly yours,
HAHN ENGINEERING, INC
Randell G Hahn, P E
President
Senglehardl tedcity/08/30/00
TRI]P GENERATION
(ZE-0041 A-95)
Latrd Use # Units AM Rote PM Rate AM TriQ PM TrrQ
252 - Congregate Care Facility 47 15 21 705 9 87
(Asststed Living)
253 - Elderly Housing - Attached 30 ' 06 11 1 8 33
252 - Adjusted (20% Reduction) 47 03 04 14 20
' Ongmally 72 units were approved with 42 umts being butlt leaving 30 unrts available
Senglehard 1 let/city/08/30/00
0E/30/2060 11'03 467E1E9 HAHN ENGINEERING PAGE 01
, • .
Hahn Engineerin5"9 Inc.
Pvo&sdomal Eos~em ancl Land,Vurvevon
-
X. 8623 l)ada.wom .St * Sra8te B
Spo,dane, WA 99208
(509) 469-1 SSO
FAX (509) 46 7-8189
~ ~~VM SZOET
DATE
TO : ATTA1: ~ecza
tC aaZy)
FAc No. f )477- 7V7e ToM PAMS: ~
(3.ncluding coviag sheet)
FROM:
SUBJECT :
WE ARE SEtvD ING THE FOIsLOWING :
COK-1ENTS :
If you do not receive all gages or have any questiona, please call
us at (509) 467-1550
Oriqsnml will raot follow
10~ Original will follow via:
U. S . mai1 Hand Delivery
Federal Exprees Other
0El30/2000 11 03 467E1E9 HAHN ENGINEERING PAGE 62
. .
e
.~~hlr-v& Engz"neenng, Inco
Professionat Engcneers and Land Surveyors
Nvr'fFt 8623 DivrStvn Street 0 Sicrte B
Spokane, Wcrshsngtori 99205
t509J 467-I550
FAX (509) 467-8189
August 30, 2000
Mrc Sevtt Englehard
Spokane County Englneets
W 1 026 Broadway
Spokane, WA 99260
RE: PET~ ~YN"ER
ZE-0041 A-95
' Llear Scott
Mr Pete Ray-ner has contracted with Hahn Engineenng to complete a tnp geDeration
analysis for the abave=referenced project
~ I have been in cvntact with 1'vqr Steve Stairs to deterlnine the appropnate land use for the
prvphosed assisted living project (the Tnp Generation Manuai does not at this tune have a
Land Use far Assisted Living) and we agreed to Land Use 252 (Congregate Care Facility)
for the proposed project and 253 (Elderly Housing -Attached) for the already approved
project
, The one ma'or differEnce between eongregate Care Facility and Assisted Livmg Facility
is that by defuution, oniy 1 D% oF the assisted liv1ng residents dnve their owa dehicles as
most ttlpS are comPoSed Of delivery vehlcles, vlsiting relafives, staff and transportation
' vans This has a great imgact on both the a m peak aad p m peak hour generation
Attached is a summary of the twra Land Uses far a m and p m peak hvurs and a.s noted
with adjustraent for the non-dnvers of 80% (10% for taansportation vans), the actual
number of tnps is approximately the same for both ehe Approved Land Use (253) and the
proposed Asststpd Llving Land tJse and therefor, would not have an impact on local
traffic valume Without an adjusiment, the proposed prvject would mcrease tra£fic by
5 25 tnps dwnng a m peatc hour and 6 57 mps during p m peak hour
Senglehard 1 ledcity/0$/30I40
0E/~0/2900 11:03 467E1E9 HAHN ENGiNEERiNG PaGE 0~
+ ~ s
If you should have any further quesuons, please feel free to contact me
Very truly yours,
HAHN ENGIlNEERING, INC.
Randell G. Hahn, P E
Presideat
Seng4ehatd 1 let/city/08/30/00
6E/30/2000 11 030 467E1E9 HAHN ENGINEERING PAGE 04
. o .
T'RIP GENERATION
(ZE-0041A,-95)
Lattd Use # Urr~ dM Rate PURat¢ AMTifp PMTt1Q
252 - Congregate Care Factlity 47 15 21 7.45 9 87
(Assisted Livmg}
253 - Elderly Housmg - Actached 30` .06 11 18 33
252 - Adjusted (20% Reduction) 47 03 04 14 2.0
' Orieinally 72 umts were approved wtth 42 un►ts betng built leaving 30 untts avatlable
Senglehard i ledciry/08/30100
~
- D ~
0 0 i ~ ~ s _OJ 1 0 ii
4
0 0 . 9 0 0
~ O0 ~ e o o
0 . o Y o y • • . 0 0 ' . 1 1
- - - - - - - - - - ~I
i
To: Spokane County Planning
Planner. Francine Shaw
►
Frorn• Scott Engelhard Sc~ C~ cA,.
Subject ZE-0041 A-95
UR-22 CHG OF COND HEC #1 HEIGHT HEC #2 DENSITY EV
RETIREMENT CTR
Applicant• Pete Rayner
Date. September 28, 2000
RE: CoC Hearing 08/18/2000
We have reviewed the above referenced application and have no new comments to
make concerning the application All previous County Engineering Conditions of
Approval are still applicable
If you have further questions you may reach me at 477-3600 Thank you for your
consideration in this matter
r
~
► ~
i
f1z4'. I
!
i
.
s I' O K A N I~ O U N "T' Y
UIVISION OF 1'LAMNING A DIV(51C1N C)F l'HG f UE3l_IC WORt:S DEPAKTMENT
h11CH:\(•'I. V. N(Tl)liARt, [)1RR'1'C1K GAItY ~~11L•'l:(~, I)IILI?C'fO1:
RECE VED
MEMORANDUM S E P 112000
SOKANE C4UN7Y ENGINEER
TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy
Kimball
Spokane County Development Engineering, Services, Bill Hemmings
Spokane County Division of UtiIities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional 1-Iealth District; Steve l-lolderby
Spokane County Parks & Recreation; Steve Horobiowski
Spokane County Division of Building & Code Enforcement, Jeff Forry
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Transit Authority; Christine Fueston
Central Valley School District No. 356
Spokane County Fire District No. 1
Vera Water and Power
Washington State DePartment of Transnortation; Mark Rohwer
VVashington State Department of Ecology, I-Ieidi Renz
Washington State Department of Health
FROM: Francine Sliaw, Senior Plznner
DATF.: September 8, 2000
RC: IZevisecl site developi»eiit plan lor Zone Reclassitication, "LE-41A-95
Attaclied is a copy of the revised site developmeilt plan for the above-referenced project.
"I'his plan is to replace the plan circulatccl to your abency on Augusl 4, 2000. PIC1iSe llOlC
the followinb revisions: location and type of landscape strip, right-of=way width for
Mamer Road, the number of dwclling units after build out, nroject site acreabe, sethack
irom tlie south property line ior proposed building "L='." No comments are being
requested as these revisions should not impact your previous comments.
I 1'you have any C]Ut'SIIOIIS nI' CO[1CC1'IIS, y0U Illay CaI I I11L al 477-721$.
WC
coPy without cnclosures:
Ameracare Ine., John 'I'ucker, 1309 N. Lvergreen, Spol:ane, WA 99216
Pete Rayner, 4848 E. Wellcsley, Spokane, WA 99217
Wyatt Arcliitects & Associates, 2520 N. Pines Rd., SpOka11e, WA 99205
lll26 IN. 131:O,\I)IVAl' •SI'()KANI:, WAtiI llNG'fON 992611-U22t1
PHOrvr•.: (509) 477-7200 . FAX' (509) 477-2243 • TUD- (509) 477-7133
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S p o K A N E C o U~E46UNTY ENGINEER
DIVISION OF PLANNIIVG A DMSION OF THE PUBLIC WORKS DEPARtMEK!'
MfiCxAEt. V. NEIDH", DIREC.'TOR GARY OBERG, DiRECroR
MEMORANDUM
TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimball
Spokane County Development Engineering, Services, Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Parks & Recreation; Steve Horobiowski
Spokane County Division of Building & Code Enforcement, Jeff Forry
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Transit Authority; Christine Fueston
Central Valley School District No. 356
Spokane County Fire District No. 1
Vera Water and Power
Washington State Department of Transportation; Mark Rohwer
Washington State Department of Ecology, Heidi Renz
Washington State Department of Health
FROM: Francine Shaw, Senior PlannerK-/Q-N
DATE: September 20, 2000
SUBJECT: Review and comments for the hearing of October 18, 2000 @ 1:30 p.m.
FILE ZE-41 A-95
DESCRIPTION: Change of Conditions to a previously approved rezone for the
Evergreen Valley Retirement Center to delete a condition limiting building height to
22 feet, to delete a condition restricting density to 12.83 dwelling units per acre and to ~
allow minor desigti modifications to the site development plan approved with the
initial zone reclassification. The applicant is requesting the development standards for
the existing Urban Residential-22 (UR-22) zone regarding building height (maximum
of 50 feet) and allowable density (maximum of 22 dwelling units per acre) regulate the
development of the project site
STR: 15-25-44
APPLICANT: Pete Rayner for Ameracare
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by October 4, 2000.
wc
Attachments: Notice of Public Hearing
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 o FAX: (509) 477-2243 • TDD: (509) 477-7133
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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-41 A-95; A request for a"Change of Conditions" to a previously approved zone
reclassification (project file No. ZE-41-95) for the Evergreen 1Jalley Retirement Center to delete a condition lirniting
building height to 22 feet, to delete a condition restricting density to 12.83 dwelling units per acre and to a(low minor
'-sign modifications to the site development plan approved with the initial zone reclassification. The applicant is
•questing the development standards for the existing Urban Residential-22 (UR-22) zone regarding building heiglit
iiaximum of 50 feet) and allowable density (maximum of 22 dwelling units per acre) regulate tlie development of the
project site.
IIearing Date and Time: October 18, 2000 at 1:30 p.rn.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West
[3roadway, Spokane, Washington.
Owner: Ameracare, Inc. c/o Jolin H. Tucker, 1309 N. Evergreen Rd., Spokane, WA 99216
S 09/928-9 ] 9?
Applicant: Pete Rayner, 4848 E. Wellsley Ave., Spokane, WA 99217, 509/482-3556
Address and Location : 1309 North Evergreen Road wiiich is located east of and adjacent to Mamer Road, west of and
adjacent to Evergreen Road and approximately 500 feet south of Mission Avenue in the NE'/a of Section 15, Townsliip
25 N., Range 44 E.W.M., Spokane County, Washington
Comprehensive Plan: Urban (U)
Zoning Designation: Urban Residential-22 (UR-22)
I:nvironmental Determination: A Determination of Nonsignifica»ce (DNS) was issued by the County Division of
Planning, as the lead agency on September 29, 2000. The comment period ends October 16, 2000.
Related Permits: Not applicable
Division of Planning Staff: Francine Shaw, Senior Planner, 509/477-7200
HFARING EXAMINER PROCEDURES
Hearing Proeess and Appeals: The hearing wilf be conducted under the rules uf 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 represetlting each side of the issue is encoiiraged. Any appeal of the Hearing Examiner's decision will be based
on the record estabtished before the Hearing Examiner, pursuant to County Resolution Nos. 96-0171. Environmental
appeals will follow the same procedural route as the underlying action. All Iiearings will be condticted in facilities
which are accessible to persons with p)iysical disabilities.
Inspection of File, Copies of Dociiments: A Staff Report will generally bc available for inspection seven days before
tlle hearing. The Staff Report and application file may be inspected at the Spokane County Division of Planning, 1St
Floor Permit Center, Public Works Building, 1026 W. Broadway, Spokane, WA 99260-0220, between 8:30 a.m. and
5:00 p.m., weekdays, M-F, except holidays. Copies of documents will be made available for the cost of reproduction.
If you ilave any questions or special needs, please call the Division at (509) 477-7200. Send written comments to the
Spokane County Division of Planning, ] 026 W. Broadway, Spokane, WA 99260, Attn:Francine Sliaw, File No. ZE-
41A-95. Motions rnust be made in writing and submitted to the Spokane Coiinty Hearing Examiner, 3rd Ftoor, Public
Works I3uilding, 1026 W. Broadway, Spokane, WA 99260-0245.
, 1) E TER1\'IINATIUN 01'
NONSIGNIFICANCE - "DNS"
WAC I 97-11-970 and Section 1].10.230(3)
SPOKANE ENVIRONN1rNT.1I, nRD1NANCI:
FILE NUMBER: LE-41 A-95
llESCRIPTION OF PROPOSAL: ; A reqLlest ior a"Cliaiige of Conditions" to a previously approved
zone reclassification (project file No. ZE-41-95) for t1ie Evergreen Valley Retirement Center to delete a
condition limiting building height to 22 feet, to delete a condition restricting density to 12.83 dwelling
units per acre and to allow minor design modifications to the site deveiopment p(an approved with tlie
iilitial zone reclassification. The applicant is requesting the development standards for tlle existing
Urban Residential-22 (UR-22) zone regarding building height (maximum of SO feet) and allowab(e
density (maximum of 22 dwelling units per acre) regu(ate the deve(opment of tlle project site.
HEARING DATE AND TIME: October 18, 2000 @ 1:30 p.m.
APPLICANT: Pete Rayner, 4848 E. Wellesley, Spokane, WA 99217; 509/482-3556
LOCATION OF PROPOSAL: 1309 North Evergreen Road which is located east of and adjacent t,.
Mamer Road, west of and adjacent to Evergreen Road and approximately 500 feet soutll of Mission
Avenue in tlie NE'/ of Section 15, Township 25 N., Range 44 C.W.M., Spokane Couiity, W1Sllitlglc
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNiNG
DETERMINATION: The lead agency for this proposal Ilas determiiled that it does not Iiave a probabie
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist and other information on fi(e with the lead agency. This information is available
to the pub[ic on request.
This DNS is issued under WAC 197-1 1-340(2); the lead abency will not act on this proposal for at least
15 days from tlle date issued (below). Comments regarcling this DNS must be submittecl no later
than 5:00 p.m., October 16, 2000, if they are intended to aIter tlie DNS. All comments shoul(I be
scnt to thc contact pcrson listc(l bclotiv.
RESPONSIBLE OFFTCIAL: [3y: Francine Shaw Title: Senior Planner
`:~okane County Division of Planning
)26 W. Broadway Ave.
)okane, WA 99260-0220 (509) 477-7200
~
►)A11: i55UL:ll: 5c;ptci>>i)er :'9, 2uuu S1GNATURE:
COMMENi'S REGARDING ENVIRONMF.NTAI,, CONC['RNS ARE WELCOMC AT C i-IE/~RING.
APPEAL OF THIS DE"I'ERNIINATION, after it bccoines fi►ial, inay be made to the SI'UKANL
COUNTY DIVISION OF PLANNING, 1 st Floor, ] 026 W. Broadway, Spokane, WA 99260. The appeal
cleadline is ten (10) calendar days after the signing of the decision to approve or disapprove the projcct.
This appeal must be written and the appellant should be prepared to nlake specific factual objc;ctions.
Contact the Division of Planning, to assist you tivith the specifics for a SEPA appeal.
This nNS was mailecl to:
l. WA State Uepartment of Ecology (UIy,»pia)
2. Spokane County Division of Engineering, "rransportation Engineering; Scott Engelhard
3. Spokane County Division of Engineering, Development Services; Bill Hemrnings
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; i3renda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Btiilding and Code Enf'orcemeiit, Jeff C'orry
8. Spokane County Air Pollution Control Authority, Cliuck Studer
9. WA State Qoundary Review I3oard; Susan Wiiiclicll
10. Fire Protection District No. 1
11. Central Vallev School District No. 356
12. Vera Water and Power Company
13. WA State Department of Transportation; kiar{: (:ohwer
14. Washington State Department oi'Ccology, ( Ieicli fZen-r_
15, Wasfiington State Depart►nent of E-lealth
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To• Spokane County Planning
Planner. Francine Shaw
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From: Scott Engelhard bc'~~w -e-, 4a-j
Subject• ZE-0041A-95
Applicant: Pete Rayner
Date August 14, 2000
RE. Preliminary Review
We are requesting additional traffic information prior to this item being placed on and
agenda for a public hearing The applicant shall submit a"trip generation letter' for
review and acceptance by the County Engineer The letter shall provide trip generation
of the approved uses on the site, and the differences in the trip generation of the
proposed change of condition
After the letter is reviewed we will provide additional comments on the change in
density
We have no comments concerning the height limit requirement
CC Applicant PETE RAYNER
Engineer/Surveyor
Planner FRANCINE SHAW
!
PAGE 1 ' 1 10 11 56 07 AUG 2000
Road# Road Names MPost Reference Descriptio Road Log Info
03068 MAMER CT (START) 000 24TH AV U 19 PAVED 36
MAMER CT (END) 040 NORTH END OF ROAD U 19 PAVED 36
02956 MAMER RD (START) 000 20TH AV U 19 PAVED 36
MAMER RD 180 17TH AV (START) U 19 PAVED 36
MAMER RD (END) 250 16TH AV U 19 PAVED 36
02957 MAMER RD (START) 000 SOUTH END TO 9TH AV U 19 PAVED 40
MAMER RD 060 9TH AV (START) U 19 PAVED 40
120 8TH AV U 19 PAVED 40
MAMER RD (END) 180 7TH AV (END) U 19 PAVED 40
02958 MAMER RD (START) 000 BROADWAY AV U 19 PAVED 36
MAMER RD 490 MISSION AV U 19 LIGHT BITUM 22
MAMER RD ( END ) 650 NOR.A AV ( END ) U 19 L I GHT B I TUM 22
03106 MAMER RD (START) 000 32ND AV U 19 PAVED 40
MAMER RD 050 31ST AV (START) U 19 PAVED 40
MAMER RD (END) 080 30TH AV U 19 PAVED 40
03144 MAMER RD (START) 000 7TH AV U 19 PAVED 40
MAMER RD 060 6TH AV (END) U 19 PAVED 40
MAMER RD ( END ) 120 5 TH AV ( END ) U 19 PAVED 40
03184 MAMER RD ( START ) 000 MAIN AV U 19 PAVED 40
MAMER RD 100 VALLEYWAY AV U 19 PAVED 36
MAMER RD (END) 230 NORTH END OF ROAD U 19 PAVED 36
03225 MAMER RD (START) 000 46TH AV R 09 PAVED 36
MAMER RD ( END ) 240 4 3 RD AV ( START ) U 19 PAVED 36
8 Records Processed
Traf f i c Count s' Road Name Location Leg Count
MISSION AV at PARK RD E 1915
MISSION AV at PARK RD W 4541
MISSION AV at ARGONNE RD E 9277
MISSION AV at ARGONNE RD W 8062
MISSION AV at MULLAN RD E 10187
MISSION AV at UNIVERSITY RD E 7753
MISSION AV at UNIVERSITY RD W 9333
MISSION AV at BOWDISH RD E 10213
MISSION AV at BOWDISH RD W 8340
MISSION AV at SR-27 (PINES RD) E 16506
MISSION AV at SR-27 (PINES RD) W 9902
MISSION AV at MCDONALD RD (END) E 9981
MISSION AV at MCDONALD RD (END) W 16477
MISSION AV at EVERGREEN RD (END) E 7339
MISSION AV at EVERGREEN RD (END) W 9095
MISSION AV at ADAMS RD (END) E 7044
MISSION AV at ADAMS RD (END) W 6690
MISSION AV at FLORA RD E 3600
MISSION AV at FLORA RD W 239
MISSION AV at BARKER RD E 2495
MISSION AV at BARKER RD W 2529
MISSION AV at MOLTER RD E 1060
MISSION AV at MOLTER RD W 2285
MISSION AV (END) at SULLIVAN RD W 6869
M I S S I ON AV ( END ) a t HARVARD RD ( S TART ) W 339
M I S S I ON AV ( END ) a t HARVAR.D RD W 851
MISSION AV (LIBERTY LAKE) at COUNTRY VISTA DR N 2866
MISSION AV (START) at FANCHER FRONTAGE RD (END) E 2094
MISSION AV (START) at VISTA RD (END) E 2466
MISSION RD at BNSF CROSSING #50071 E 4
MISSION RD at OLD TRAILS RD (START) E 77
MISSION RD (END) at GROVE RD W 90
MISSION RD (START) at WOOD RD E 29
Tra f f i c Count s' Road Name Location Leg Count
MCDONALD RD at SALTESE RD S 2358
MCDONALD RD at 16TH AV N 5931
MCDONALD RD at 16TH AV S 2692
MCDONALD RD at 8TH AV N 6547
MCDONALD RD at 8TH AV S 6085
MCDONALD RD at 6TH AV (END) N 7391
MCDONALD RD at 4TH AV N 10555
MCDONALD RD at SPRAGUE AV N 8846
MCDONALD RD at SPR.AGUE AV S 12105
MCDONALD RD at BROADWAY AV N 7785
MCDONALD RD at BROADWAY AV S 7978
MCDONALD RD at WELLESLEY AV S 1569
MCDONALD RD (END) at MISSION AV S 5777
MCDONALD RD ( START ) at FORREST AV ( END ) N 1478
MCDONALD RD (START) at SR-290 (TRENT) N 4119
Tra f f i c Count s' Road Name Location . Leg Count
EVERGREEN RD at 24TH AV N 3374
EVERGREEN RD at 24TH AV S 2899
EVERGREEN RD at 16TH AV N 5162
EVERGREEN RD at 16TH AV S 4869
EVERGREEN RD at 8TH AV N 7656
EVERGREEN RD at 8TH AV S 6341
EVERGREEN RD at 4TH AV N 6666
EVERGREEN RD at SPRAGUE AV N 6059
EVERGREEN RD at SPRAGUE AV S 8465
EVERGREEN RD at BROADWAY AV N 4195
EVERGREEN RD at BROADWAY AV S 6371
EVERGREEN RD at BNSF CROSSING #54021 S 191
EVERGREEN RD at SR-290 (TRENT) N 5082
EVERGREEN RD at SR-290 (TRENT) S 191
EVERGREEN RD at WELLESLEY AV N 2301
EVERGREEN RD at WELLESLEY AV S 6054
EVERGREEN RD (END) at MISSION AV S 4185
EVERGREEN RD (END) at BIGELOW GULCH RD S 12
EVERGREEN RD (START) at 32ND AV N 2095
. j
Ail SR~ K A N E ` ~ O U N'~' y
DNISION OF PLANNING A DMSION OF THE PUBLIC WORKS DEpAR'I'MENT
MICHAEL V NE@DHAM, DIRECTOR
Gt+►RY OBERG, DrRECTpR
M~~ OR1-3NAI' V M
TO ~ Spokane-C-ounty Divislon of Engineering,~Scott-Engelhar~3 j
Spokane County Division of Engineenng, Bill Hemmings
Spokane County Division of Utilities, Jim Red
Spokaae County Stormwater Utility, Brenda Sims
Spokane County Parks, Recreation and Fair, Steve Horbiowsla
Spokane County Health Distnct, Steve Holderby
Spokane County Fire District No 1
Central Valley School Distnct #356
Vera Water Distnct
Spokane County Air Polution Authonty
Spokane Transit Authonty
Department of Ecology, Heidl Renz
Washulgton State Department of Health
Washington State Department of Traasportation
Spokane County Division of Building & Code Enforcement, Jeff Forry
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FROM Francine Shaw, Senior Planne~l ! 16,
t"
DATE Auaust 4, 2000 v
RE ZE-41 A-95
Enclosed, please find copies of the above referenced change of conditions for the previously
approved zone reclassification (project file ZE-41-95)
The applicant is proposing to eliminate Heanng Examiner Committee Conditions of Approval
No 's 1& Z which limit building height to 22 feet and density to 12-83 dwellin~ un.its per acre
Please your wntten comments to me by August 18, 2000
Enclosu.res Application, Site Plan, Environmental CheckIist
1026 W BROADIVAY a SPQKaVE, Wr1SHiIVGTpN 99260-0720
PHO[vE (509) 477-7200 o FAC (509) 477•2243 o TDD (509) 477-7133
i
RECEIVED
SPOKANE COUNTY PLANNINIff O"'4NE C°uNTY
J U L2 b 2000
CY-IANGE OI' CONllITiONS I'OR A DiV1SlON OF PLANNIN01
P12EVIOUSLY APPROVED ZONE CIIANGE
Datc: q, j Application No.
Nal11C OrApplicant/Re resei~tative: ~P-~ N P✓~
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M<<ilin6 Aclclress: < (&`-I . ~
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Cily: ~j p o"1-f~-1~. e Slate: (,U Zip:
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I'hone: Lr (Work) l 6 l ~ (I-Iome)
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E-xisting Zone Classil`ication:
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Date Existiiig Zone Classification Established:
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Legal Description of Property: ~•44+A-C7_"
Section 1 'l Township Range
Sotirce of Legal:
Pai•cei No.: 4- G q-,1- t
]'I20POSED CIIANGr OI+ CONDITIONS
Refc;rence specific "Conciition(s)" of original Approvnl. (Cite the applicable condition fi•oiii
tlle Findings and Order of tlie I1earing Examiner Committee's PuUlic liearinb).
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Give cletailed explanation of request for change in status of lhe proposal.
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~ U If clevelopment of the site will be cllangecl subslaiitially by this request, or the property has
hou»claries clirterent th<<ii ori6inally proposed, a reviseci development plan must be suUmiltecl.
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~~ilaturC of A1~p1icac or Agent Address if different than Applicant
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RECEiVED
~ SPOKANE COUNTY
- JUL 2 8 2000
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dlVISION OF P1.ANNING
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C--H'-E
SPO~ N~y~EN~'AL OPLDINANCE
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sEcTIoN 11 .10.230- 1-
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SEPA ENVIRoNNIMN-TAL CHEcKL.rsT
WAC 197-11-960
Spokane Envi: onmental 0-dinance Section 11.10.230(1)
PURPOSE OF Ct: cCriLTS7"
,
The State En~•ironmental Policy t'tct (SEP~.), chapre. -1:~.?1C R W, requires all governmerlt;=1 ager.cies
to conside: the enviroruaental irr_oacts oi a propcsal before makinc, aecisions. An environme:.tal
impact sLatement (EIS) mus be prepared for alI proposals with probable si~nificant adverse ur.pacts on
the quality of the environmenc. Tne purpose of this chec~ist is to provide information to help you
and the agency identify impact from your proposal (and co reduce or avoid unpacts from thz proposal,
if it ca.n be done) and to help the 3gency dec=de wne~her an EIS is required.
I:VSTRUCTIO,%*S FOR APPLIC.aJVTS
This environmeZtal checklist asks you to describe some basic informacion about you- propos..l.
Governmental a~encies use this checklist Lo dete:-.june whecher the environmental impacLS or you.-
proposal are significa.nt, requiring preparaLion of an EIS. Answer the questions briefly, with the most
precise inforr:zation known, or give the best desc: iption you can.
You musz ansrve: eacn question acc-urately and ca.-efully, to the bes of your knowledge. In most
cases, you shoLld be able to answe: the questions from your o:ti n observations or project plans
without the need to hire espers. If you really do not know the answe:, or if a querion coes r.ot
apply to your proposal, w;iLe "do noc know" or "does not apply". Complete answe;s to the auestions
non may avoid unr_ecessary delays later.
• ~ ~ ~ ~ • -
~~mC c~uestions asx aoout Dove:nmencai regulac.ons, sucn as zoning, snoreline, ariQ l;,~-idr.,la. ~
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desijnations. :~ns~,-er tnese quesLior_ if you ca_.. IF you navP pro er_^.s, tne aove:nr.,,eat:,: 3- c:es can
assis~ y-cu.
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i ne checklisz q;ueszions appl;f co -all pa~s oE you: p: opos:il, e~ren it y-ou plan to do them ot-e.- a pe: ioa
ec time or on di::ereat pa.cels of land. At:ach any a~ditional informacion tnac will help dese::be you-
p: oposal or its ezvironmencal effecu. The agency to which you submit ti~is checklist mav you to
explain you: ans:ti-ers orprovide additional inform:.tion re-asonably related ro decerr1",.ir.;`-~~ i: Z':e;`
be SIcP.1i?CaI1L lITIpaCL. ,
,
r;'Sc OF CHECnL%S1 FOR eL'0:v=PROrcCTPR01-'0S.4LS:
Complete Lhis c'_:eck!is for non-projecL prooosals, e-: e=1 Cf10L' jR qL'e,[ions be
:~opl,• " I\ .~DD: O\, com~lete the SLZ'PLE~IEtiT?.L 5'-~~'ET FOR v0\-PROjLC i:~ CTIO\S C-~~- D,.
,
Fo: non-ocojec- ~ctious Lhe reFe:e^ces in the cnecklist to t e R-ords "project," _prope: -L`' SDe : c:id :.5 ~~t'~-,'ODC'S: ! " ~OS~~ ar~ ~lfi~:.:'~ q?~
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A. BACKGROUND FILE/PROTECT Np.
l. Name of proposed project, if ap licable:
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Name of applicant:
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persor.:
Address and phone riumber oi applicant and contac:
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s. Dste checl;list p; zpa: ed:
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5. Ac.r re.-Aucszs:.~ cr~e:.~:.,is:
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6. P: oposed tir.unc' or scr.edule (including phasin;, if applicable):
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A. BACKGROUND (concinued):
7. a. Do you have any plans for funire additions, espansion, or further activiry related to or connected with this
proposal? If yes, esplain.
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b. Do you own oc h3ve opcions on land nearby or adjaceat to this proposal? If yes, explair:.
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S. List any environmental information you know about that has been prepared, or will be prepa.red, di:ecTly
related to this proposal.
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9. Do you know whecher applications are pendin; for governmental approt-als of other propos ~s direczly
affzcting the prooer;; covered by y our proposal% If yes, exolain.
List aZ y 0'ove: n::-lent approvals or Fz: miEs that will be needed for your p; opos.l, iF kno~; n.
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A. BACKGROUND (concinued):
11. Give a brief, complece descripLion oi your proposal, includ.ing the proposed uses and the size of the project and
siLe. There are several queszions laLer in this checklis thaL ask you to descnbe ce: tain aspects of your proposal.
You do not need to reoest those ans :vers on this pucle.
. ~
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~ ' 4~ ~l /
t-~--r-Z-,- ~ ~ ~ . ~
. ~ /
~ J
12. Location of the p: oposal. Give sufiicienc information for a person to unde:sz3.nd the precise location of your
proposed project, includinc, a szree: address, if any, a.rd seczzon, township and range, if knonT; . If a praposal
n ould occuc over a r:.nje of are3, p: ovide the range or boundaries of the size(s). Provide a Ieg;l eescriotion,
site plan, vicinicy map, :~nd topograohic map, if reasonably available. ~`~ile you should submit a.Zy plans
required by the a~er_cy, you are not require~' to duplicace rzaps or de:ailed plans submitted ith any pe: r~it
application related to this checklist•
~ ~l~ I M ' ~f Q /I~ ~ -}f/ V 4✓~j-~t
. i j~ \
~
~ n • ~ . - 1 ~
~
;
1~. Does the propose~ action lie ~1iznin tne Aqui~er Ser.s:cive Area (r3SA)- The Genera. Sen;e- Se: ~:c~ Area? The
Priority Sewe: Sz: vice Area' The City of Sponane? (See: Spokane CouZvf's ASA Overlav Zonz ALl;,s fo►
boundaries). ,
' S~~ ~
Cn~!._a~~ F^•: t-nr_....~n--1_~-_ ~_-~C'1-„-•-'•; Paz~ i r ~
i
. . t , ,
Evaluation For
Ajency Use Only
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL EI.EMEN'I'S:
1. EARTH
a. General descripcion of Lhe s:Le (circle one : FtaE,~roLs~a, hill f, steep slopes,
mountainous, oche::
b. What is the ste.pesL slope on Lhe site (appro:cimaie percent slope)?
1
c. What gene:al cypes of soils are found on the sice (for eYample, clay, sand, gr.ve1, peat,
muck)? It you know the classificauon of agricultural soils, specify them ane note any
prime farmland.
G c
d. Are the: e su:-face indicazions or hisLOry of unsta.ble soils in the immediate vicinity?
If so, describe.
e. Dzscribe tae purpose, ~-pe and appro~timaLe quantities of any fillinj or ~ra~i~j
proposed. Indicace saii:ce of fill. , r
t
F. Could erosion occL: as a resulL of cle:.rin;, conscn:cti0r., or Ls.~% IE so, gene: all;
describz.
iS: r1„- 6 Oi 2.
. ~
Evaluation For
As4ency Use Onty
. ENVIR0NN1ENT.U ELEMENINI'S (Concinucd):
About 'what percenc of the site will be cove:ed wich iTaoervious surfaces after projec~
construction (for es=ple, asvhalt or buildin
~
~ - ~i
PiOpOSt'Ci rT1'aSLrt'S ~O iC'GL1C° Oi COP_Li01 eI'OS:OLl, O. C" !r:?a3CCS LJ Ll1~' C'a~i?, 1f
,ac rype oF emiss;ons co the air u-ould rest:?L Erom I:e propcs:.l (i.e., ~u~~,
suromobile, odors, i~zdusrial, wood smoke) dunng corsz:LCtion and when the projec;
is completed? if ary, generally describe and give appro:umate quantities, if kno~,-n.
qo(
L:e there an,~ oi~-si-~ soL-c~s o: e:.~:ss:crs cr oc(~- c.-._ r"~~
p-op~s
S7,
P: 0 'D-: ...~:1~;__. ~o uce o: con1 . ol e.-iissior:s e: c:ne/ .--cts to ai:.
f-',~+--.r-~~~-,~ ~7~~'.,,.~~ ~1,.,. ( t`-.~ .
• ~ ~ f
~ Evaluation For
Aaency Use Only
B. EWIR01FME1"I'AL ELEMEYI'S (Continued):
3. WATER
a. Surface:
1) Is the:e any su:iace -water body on or in the immevicini:; of th~ site (includinc,
year-round and szasonal streams, salcwater, la4es, pores, wet?a:zds)? If yes, describe
,
t`-pe an proviCe n:.~r.•~~s. Ir' appropriate, szate w,z3E s-= ea:-n or ::ver it rows irto.
~ -
2) VG'ill the projecL require any work ove:, in, or adjacer.T to (within 200 iz:!the
described wace: s' If y-es, please describe and :.rtach ava:Iable plans.
3) Estimate the amount of fill and dredge matenal that Rould be placed in orremoved
from surface waLe: or wetlands and indicate the area ot the site that would be affected.
Indicate the soL: ce of fill material.
Will Lhe proposal recuire su;face wacer ~viLhdraw3ls or diversior.s? C-ive agt.e:a1 ~
description, purpose, and aiDpro.cimate quantities iF kno :ti-n.
Does ,o~~~l ~i~? I_ sr.~~1 e 1.::I tc, n t'.:.
p 1:,n.
,
• ~
Evaluation For
Agency Use Only
B. ENVIRON',',YIENT--%I. EI.~`~=S (Continued):
6) Does the propos.-.l invol-ve any d.iscnarges oE waste macerials to surf:.c- waLe:;% If so,
describe the type of was-ce and antic:pated volume of discharv.
' GrOLP,CI:
D.
1) 1`Uill aroundwace: be ivi:rdrawn, or will wace: be discnaraed to ground wate:?
Give general desc:ioLion, purpose, a.nd aopco:cimate ouantities if known.
~
- ~ -
21 Describe waSl` 1111L-ei i;.tl t-Hat w ill be discharged into the ground from sepcic taaks or
other sanitary n-aste t; esz:-ieat faciliry. Descnbe the general size of the systeai,
Lhe number of houszs to be served (if applicable), or tne
nu::ZOer oE persor.s the s: se:n(s) :Le e:coected co se+-Je.
3) Describe 1ny syste: :s, oche: than those desi~ned for ci:e disoosal of s:~aitary- r,-;L;z-,
insza.lled for the pu-pose or dischargin-a fluids below the ground suriace (inc1L 'ein~
s; scer,-~.s such as ti:os~ fo: tne ciisposal of sco:m water or dra.ina~e from fIoor c.-,,ins).
Describe the type oi sysethe arnoun~ of material to be disposed o~ throu~~ t~~e
s; szem and the t;: p,zs of r_:ate-ials li':ely to be disposed of (includin; material's :vhich
may enter the sy-sze_-n ir.36ve:tently throu;h spills oc as a. resulc of fire fightL:;
sc~i~-ities).
Ci
l 1 •
Evaluatiort For
Agency Use Only
B. EiN V"IR0NNIENTAL ELEMEiYTS (Conrinued):
4) VVill any chemicals (especially organic solvenrs or pet_ oleum fuels) be stored in above-
ground or underground storage tanks% If so, whac types and quanticies of materials will
be stored?
5) What protective measures will be carxen to easure thar- leaks or spills of any chemicals
stored or used on site w iIl noc be allowed co percolate co groundwater (this includes
measures co keep chemicals out of disposal systems cescribed in 3b(2) and 36(3)?
~ .
~ -
c. Water Runoff (including storm waLe:)
1) Describe the source of n:noff (including stor_-n wacer) and method of collection and
disoosal, if any (include quanuiies, if know n). Whe: z w ill this wate: flow? 1Y/ilI this
water flon inLO ocher w aters? If so, descri be.
2) Will any cnemic als be szored, handled or use6 on the site i.-i a locacion wnere a spill o:
leak will drain to surface or ground-wate: or to a sor.-n wace: disoosal s; stem
discharging to su. Lace or j-oundwater%
;1w
.i) Cou?d cvasze mac--:: Is e::te' g!"OISriG' OC SUrI1C_° IF so, g-re-1?l,y desc:-ibe.
` ~ I'`~,~ • i~' 1.~ < ,T *l J
/
V
I
Snc'._1::~ E::• :ror::::~^t~l ~-~_~:~~~e C'r_ec'_-;!is~ p-;:. 10 o: 2l
Evaluation For
Aeency Use Only
B. Eti-VIRONMENTAj„ ELE,il,1EN7S (Concinucd):
d. Proposed measures to reduce or control surface, ground, and runoff water impacrs, if
any (if the proposed action lies wiLhin the Aouifer Ser_sitiy e Area be especially clear on
explanations relating to facilities concerning Sections 3b(~~), 310(5), and 3c(2) of this
chec'_1ist). 1
n-
~deciduous tree: alder, rzaole, aspen, other,
~ ever~ree:i z_ee: fi:, ced-a-, pine, othe-
~~shn.bs
tar3SS
pasture
crop or gral;n
'Wet soil plants: cattail, buttercup, bullrush, s'_un': caboa-e,
other
:-vater plants: water lily, eelg-ass, m'Ifoll, othe_
othe: ~ ; C7
~=ulu .:u.~i::i~ Gi ~Z='CC.icIOit it1lI UC C C:
,/tiL !c~c~ ~'C ~ ( ~Q-'►'f'~'\i~ C~"~.-G' r~.,t,~,. ~ ( ~ % _ ~ ~
!
1': •~~~,'~C~ 1.i ;~S~..i''i: = L'S~- Gi ;lai.:`•~
_ . ..i~._ _ .
~
~.1:.....: .V. .~..._..L: C1:~~..~....
_ ' • - .
I
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Evaluation For
Ajency Use Only
B. EINTVIR0MMEiVTAL ELEME.VIS (Continued): .
5. AiNni IALS
a. Circle any birds and animals -which have be.n obse--ed on or
nea: the site or are 1tinoR%n to be on or near the site: ~
bi: ds: hawk, he: on, eaale, sonabirds, othe: : ,<~'"< 6-` '
marnmals: deer, bear, elk, beaL er, ocner:
fish: bass, salmon, trout, herrin~, shellfish, ozher:
b. List any threatezed or endangered species known to be on or near the site.
c. Is the site part of a migracion rouce? If so, e:tolain.
d. Proposed measures to prese:ve or enhance wildlife, if a.ny:
6. ENiErZGY AND NATLTtiAL RESOURCES
.
a. Whac kinds of eze:;;, (electri n~tural g~ oil, ~'ood stove, salar) n~ill be used
Lo meec the comnleced project s en g~e~' Desc: ibe w•hether it will be used for
heaLing) manuf3czt:nr_g, ecc.
b. f ~ N~'ot:?d vou: p:c; ~;:7 the pocenti:~l use ot sol::: ene-gy b,~ ae;acent P:O-z-~ie-s?
.
Ir so, gene:-al~~- cescri~z.
`'L
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Evaluation For
Aeency Use OnIy
B. E~IVIRONME~tTt1L ELEMENI'S (Continued):
c. VtJhat kinds of energy conservation feaLUres are included in the plans of Lhis proposal?
Lisz other proposed measures to reduce or control eaergy impacts, if any:
ti'~-L- ~.,v~~~ ~ ~~M-'rr-J~. ~.~;~J` C~ :~..~y~:
E~+'tiZRONN1ENTAL HEALTH .
a. r.: e there any environmental health hazards, inclL~~g eYposure to toxic cher,ucals,
risk of fire and explosion, spill, or hazardous wase, tnat could occur as a resalt of this
proposal? If so, desc:ibe.
1) Describe special eme: gency se~%ices that miahL be rzquiree~.
t,?) P: oposzd measu: es Lo : e3uce o: co.-.'%._..^1 °nv:= or..-::e::ta?
~
health hazards, if an}-:
~
-
b. Ncise
1) N~ hat t-y pes or r.oise e~s- in the area w•hich rnay af:ecL you: projerl (rnr e::: rnnle;
c-lftic, equipmen., epe: ation, oche:)'
-r
,
, ,
~t:' hat t~•pes an~ le~-eis C.I. noise ~~ould be c*e:.ted b;r o: associazee R-ith tr. -
on a shoii.-Le: I- 3 b
~J^ aSIS (EOC e:C:.=lple: C:.iff1C~ COIiSz: L:C.?OII~ C. Indic4~;2 w:.1: 'r.ours noise ,ticuld co.-ne f:om Me s::e.
L~c~~.~~'`t/✓'~ / _
- !
LSgo'.-:s::e Ccz:~~lis:
. ~
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~ Evaluation For
Aaencv Use Or.lv
B. EWIRONMENTAL ELF-MENTS (Continued):
3) Proposed measure Lo reduce or control noise impacu, if any:
,
I ~ .
~1~~ r .L~ ~vf~ ~t~%~~ ✓'r"r.~f~~.,-..~
'1
S. L.-kND A\iD SHORELIN"E USE
a. What is the current use of the site and adjacenc prope--,.ies?
, - b. Has the site bee.-i used for agriculLUre? If so, descr:be.
c. Describe any srructures o th 'site.
d. Will any scn:ctu: es be demolished? If o, wnicn?
Pe Site?
e. Whac is tlle cu-rz.m zon: :a classificati!10~
a ,
Pa°e 1- a~ ? i -
. ~ ~
Evaluation For
As!ency Use Only
B. ENI-TIRONNIENT.kI, EI.ENIENTS (Continued):
f. What is the current Comor hensive Plan designation of the site?
~
p. Ir ~~opiicable, ~•h:.z is che ~:rrent szoreline maszer pro~Tam d°s:~nacion of tne site%
Z) .
4
h. Has any parL of the site beea classii!ed as an "enviror.rnentally sznsitive" arm)
If so, specify.
i. Appro:cimatelv ho~~ manv people would reside or work in the completed project?
~
Ivo ~
I
j. Aoproximztelv ho mi~v people would che completed projecz displace> .
P:Opose~-~ m.easures co avoia or re 'c~.. . ' ' L-~ displacemenc imZD3ct5 , ii any:
s zo e^su: ~ the p~GPOS11 1S COL:IDaC1D!c ie:~:sti ng a;. a
l. I'roposed m.e;isu: -
land uses and plans, i_`
./i'•,~, ~C ,
•
0:-:~~::c~
.
Evaluation For
Agency Use Only
B. EvVIROt~IMENTAL ELEI/IE1tTS (Continued):
9. HOUSING
a. Approximately hoR- many units would be provided, ii any' Indicate ~ hzcher high,
middle, or low-incorne housing.
~ ~ .
- t_
b. ApproXimacely how man.y uniu, if any, -would be eliminated.% Indicace whethe: hi~h,
middle, or lo~~-incorr.z hot:sing.
1 .
c. Proposzd measures to reduce or concrol housin~ impacts, if any:
10. -AE.S7"F-iE'1'TC:S
a. t`vhat is the tallest he:ght o; any propos~ed struczure(s), noc including ar_zennas;
"what is the principal ex-Terior buildinc, material(s) proposed?
b. What viens in the i:-L-nnediate viciniry Nould be alcered or obstructed%
,
I c:. P: oposeC me:.s;:-es .-..,duce or cor.uol :12SLhecic im,pacLS, i a:,v:
~
L
C.,,-.~-, _ n•_ .-.~•--r,, ( 1--•----~ (~i.a: :-~+:7 ~ 16
Qi
Evaluation For
Agency Use Oaly
B. ENVIRONMENTAL EL.E.tiIENTS (Concinued):
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce= WhaL zime of day would it
mainly occur? ;
~
l./►n ~ ,2-~.~~... ~ ' ,
,
b. Could light or glare from the finished project oe a saiery hazard or interie:e with
views?
c. ti`' hac existin, ofE-site sources of lignt or glare may ariecL your proposal%
r ~
~
P'ODOsz.i LU J ZdLCe_ oi' I:QllLC01 1L~Y,~IiL ai1Ci 2i3: c lII1G:iCw, 1f 311V: ,
s
- ~I
12. RECR-EAIZON
~t,~ har design~ted ~.nd info: mal recre~.cional oppoRunities are in tne immediate vicinity?
b. `i"oL1d the a-,.~-~os~' disclace anv e:.iszin, rec: ?atior.sl Lses~ IE s;~~, cesc:
i
i J
S.:)o'•:1::e Er.•'i-onr:e.^.t al O: Cl:ec'.-lis! 17 o:- 2
Evaluation For
AQency Use Only
B. EVVIRONNIEN?'AI., ELE:VIENTS (Continued):
c. Proposed measures to reduce or control impacu on recreation, includincl, recreation
opportunities to be provided by the projecc or applicant, if a-ny:
(1
~
13. HISTORIC AND CULTL"RAL PRESERVATION
a. Are the: e any places or objects lisied on, or proposec for, national, szale, or local
prese:-vacion registers, known to be on or ne~cc to the site? If so, gene: ally ees~ri
be.
b. Generally dzscrioe anv landmarks or evidence of hisoric, a: cnaeolog:cal, scientific
or cultural imoor-tance known to be on or ne_~ct to L'ne site.
a
c. P: opesed .;,e;,;u;" ; cduce or concrol impacts, i~ a.:.;:
14. TRANSPORTATIO\
a. Idencify public sZ_ -eT,s and hi~h~•ays se:vin~ the si~z ar_a descrioe proposed ~.ccess
co the existing s; se:n. Show en site plans`if any.
j:
b. Is s~.z cu:: er.t? b•: public i: ansit% If rot, 7" r:.1L 1-3 tn~a~~ro:c.r:-iate :-..c:
, , .
Lo the nearesz SiL SOC%
C^.::Si ' c
r:.~' 1 S o
i
. I
Evaluation For
Agency Use Only
B. ENVIRONTMENTriL. FT F:NyM-N'j'S (Continued):
c. How many parking spaces would the completed projecz have? How many would the
project eliminate?
ill the proposal reyui; e any new roads or sueeLS, or iriprove:r.ents to e-Y-15tina roads
streets, noc including driveways? If so, gene: all; describe (indicate whecher public
private).
;
L~ I!1 t=« proj'eCt use (O, occur in the itnmedia:e oI) ;.ster;.il, Oi 2-I;
,
t---insportarion? If so, genera1ly describe.
/I LZ>
i. HQCv many. _veh:cul::_.-.L: 1~7J n?r :i'v
C. _ _%L1d UC. ,t~]c:::~C-~.:i L%~
t ~t .
indicate when peak volumes would occur;.,
r n ~7_
~
A-7
_ • ~ ~ ~
_c C
~ ~ ~ ~ - , ~
:
I'17C'.i~~: .~..:t:l.t'. (7j l.C):ll: I::i::$✓Oi..iC:~~l!2 75,
:
i
• i'' -
UUiL 1, proje;,; :es•~:t in an incre:sed need ror puQiic se: vices (iOf e:C~'i;i
h,J1. 1 LZ?~"' ,.I:IJ. j!i
.1 V
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. : ' ' " . . ~ . . . . . . . . . . . . . . . . _ . . . . ~ . I . . _ i ' " . I
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Evaluation For
. Agcnry Usc On(y
B. E.►IVIRONMEYI'AL ELE:ITENT5 (Coot'snued):
b. Proposed measures to reduce or control d.irect impacT-.s on public services, if any.
16. LTILITIES
r
a. Cutilitiesu~rencly~~ai~~le`,at the st elect, :c~, atu: al g~ w3Ler refuse ~
. ) p ~
service~, ~1ePhong arut sewer eptic ryste
_
b. Describe the utilities Lhac are proposed for Lhe projec:, the uzilicy provi=g the
service, and Lhe aeneral construcLion activiLies on the sice or in the immediate vicinity
-which might be needed.
,l
C. SIGNATURE
I, the undersigned, swear under the penalry of pe: jury thaL Lhe above responses are made truthnully ard to the bes o~
my knou;ledge. I also unde:sz:nd thai, should the.e be any willful m:srepresentation or willft:I lack ot full disclosurz
f
on my part, the aeencL- may withdraw any deEe:minacion oi non-si~r.~ticance that it mi~ht issue ~ rel;ance upon this
checklis-C.
D:•te:
j ` Pro onen[:
onent: PA-Y P
.
rop (Plea.se type or print) v (Signztu: eyr
Address: 6&,2- City, Sczte, Zip: -~~l~r~ `.C~~•( vV 14 ~'lc-)
~ J
Phone:
Person comPletin- the -lorm: Date:
lPhone:
_ . ~ . . _ l.. , n^n~ 7l .,C~.
. ♦ t j
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FOR STAFF USE OIULY
Staff Member(s) Reviewing Checklist:
B-ased on this staff review of Lhe envirorument31 checklis-z 2-nd cather perrinent infvrrnauon, the staff:
A. Concludes that zhere are no praoaiale sigru'ficant ad-verse i.a~pacts and recammends a
deEermination of nonsignificance {DNS}.
B. CQncludes thar prvbable siguficant a.dve: se environmental unpacts do e:tist for the current
proposal and recom.mends a micigated de:e~mnation of nonsigniFcance with Conditidns (i1rIDiVS).
C. Concludes tha[ the: e are probable si~nificanf adverse envisanrnent~ im~pa~s aad recorunend~
a determin3tion of signi.~zcance (DS).
RLFEF, TC] F~.E SCHEDULE FC}R FTLILNG FEE '
t...+he.r.1hI31
aa`?1 o+?t
,
~ SPOKANE COLTNTy ijISION OF BUU~DING ANI :)DE ENFORCEMENT t 1026 WEST BROADWAY AVFITUE • SPOKANE, WA 99260-0050
` (509) 477-3675
,
~
C SrrE IxFOxMAnort PxoJEcr ItvFOxAIAT71orr ~
Site Address: 1304 N MAMER RD Project Number. 00006666 Inv: 1 Issue Date:
SPOKANE, WA 99216 -lermit Use: ZE41-95A Change of conditions
Parcel Number. 45151.0920 '
Subdivision: VERA Applicant: TUCKER, JOHN
Block: I.,ot: 1304 N MAMER RD
Zoning: UNK Unl:nown SPOKANE, WA 99216 Phone: (509) 921-0363
Om•ner: TUCKER, JOHN Contact: Pete Raynor
12616 N. Indian Trail Rd
Address: 1304 N MAMER RD
SPOKANE, WA 99216 Spokane, WA 99208 Phone: (509) 466-1616
Inspector: DAN HODJARD aetbacks -Front: Left: Right: Rear:
Water Dist:
Group Name: ZE-41-95A
Project Name:
C PERMrr(s) )
Zone Change Contractor: I,icense
ENVIRONMENTAL REVIEW S75.00 ENGIIVEERS REVIEW $200.00
CHANGE OF CONDTITONS 1E+05 $1,262.00 UTILITIES REVIEW 5100.00
ToW Permit Fee: 51,637.00
~ PA'Y2►iF-NT SUMMARY Page 1 of 1 NOTES )
PERMIT Prucessed By: WRIGHT, RAE Printed By: CUNIlvIIl1GS, KA1HY
Tran Date Recei t~# Pavment Amt
8/I/00 6324 $1,637.00
Total Fees AmonntPaid AtnountOwing
$1,637.00 $1,637.00 50.00
Spokane Co unty
Public Works Department
Divison of Building & Planning
Receipt
Recerpt Number: 6324 Custonrer Number
Proiects
Full
Proiect Nbr Inv Nbr Fee Amt Inv Ami Owing PAID Pmt
00006666 1 $1,637.00 $1,637.00 $1,637.00 $1,637.00 ~
Total: $1,637.00 $1,637.00 $1,637.00 $1,637.00
Miscellaneous Items
Total PAID: $1, 637. 00
Tender
Type Clieck Acct Balance CCNbr Exv Date TENDERED
Check1 009 1,637.40
Total TENDERED: 1,637.40
Over / (Short) $0.40
Change $0.00
Notes: CHECK WAS WRITTEN $.40 OVER. KC
Tran Date / Time: 8/1 /00 3:55:22 PM
By: KCumming
Logon User: KCUMMING
Stution: KCUMMING
Override By:
Priltted: 811100 3:SS:27 PM Page 1 of 1
.
4
Hahn Engineering, Inc.
Professional Engineers and Land Surveyors
North 8623 Division Street • Surte B
Spoknrre, Washington 99208
(509) 467-1550
FAX (509) 467-8I89
rr• Y-
August 30, 2000 AUG 3 ) 2000
CpUnar~ E^JGINEER
Mr. Scott Englehard
Spokane County Engineers
W 1026 Broadway
Spokane, WA 99260
RE: P + ~
ZE-0041 A-95 jt::~
l~
Dear scott:
Mr. Pete Rayner has contracted with Hahn Engineering to complete a trip generation
analysis for the above-referenced project.
I have been in contact with Mr. Steve Stairs to determine the appropriate land use for the
proposed assisted living project (the Trip Generation Manual does not at this time have
Land Use for Assisted Living) and we agreed to Land Use 252 (Congregate Care Facilit\ ;
for the proposed project and 253 (Elderly Housing -Attached) for the already approved
project.
The one major difference between Congregate Care Facility and Assisted Living Facility
is that by definition, only 10% of the assisted living residents drive their own vehicle~,
most trips are composed of delivery vehicles, visiting relatives, staff and transportatic ' vans. This has a great impact on both the a.m. peak and p.m. peak hour generation.
Attached is a summary of the two Land Uses for a.m. and p.m. peak hours and as noted
with adjustment for the non-drivers of 80% (10% for iransportation vans), the actual
number of trips is approximately the same for both the Approved Land Use (253) and the
proposed Assistcd Living Land Use and therefor, would not have an impact on local
traffic volume. Without an adjustment, the proposed project would increase traffic by
5.25 irips during a.m. peak hour and 6.57 trips during p.m. peak hour.
Senglehard 1.let/city/08!30/00
i
If you should have any further questions, please feel free to contact me.
V ery truly yours,
HAHN ENGINEERING, INC.
;6-14 14
Randell G. Hahn, P.E.
President
Senglehard l .let/ciry/08/30/00
i
TRIP GENERATION
(ZE-0041A-95)
Land Use # Units AM Rate PM Rate AM TriQ PM TriQ
252 - Congegate Care Facility 47 .15 .21 7.05 9.87
(Assisted Living)
253 - Elderly Housing - Attached 30' .06 .11 1.8 3.3
252 - Adjusted (20% Reduction) 47 .03 .04 1.4 2.0
~
' Originaliy 72 units were approved with 42 units being built leaving 30 units available.
Senglehard I .let/city/08/30/00
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Parcel: 45151.0921
Owner: THOMSON, JAMES LEROY
CoOwner:
Owner Address
2010 S WOODLAWN RD SPOKANE WA 99216-0319 USA ~
Site Address ~
1309 N EVERGREEN RD SPOKANE
Legal Description
VERA N112 BLK 101 EXC N 100Fi' OF W1/2 & EXC S 110FT OF W1l2 8 EXC
E 75FT FOR EVERGREEN RD TOGETHER WITH N 150Ff OF S112 EXC N
1 ~
10FT OF W112 Of S1l2 OF BLK 101 EXC E 75FT FOR EVERGREEN RD n
,
S e- ` r CD
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t~aOorC,,- Io~
Notice: This is not a legal document. Data tlepicted on this map is general & subject to constant revision, if is intentled
for reference use only. Legal documents should be obtained from the appropriate agency.