PE-1249-78 & ZE-190-78
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. . , , ,3 SPOKANE WASH,I NGTON 99260 • '1`•~•r~i. . , ;a .:r~' .y , ,~1~Jr
, - 7• , ~ • , _ - ~ SPUKANE COUNTY GOURt MOUSE
November 27, 1979
Ralph Guthrie
East 9919 B roadway
Spokane, WA 99216
RE: Extension o~ Time for PE°1249-78
Greenhouse Addition
Dear Mr. Guthrie: ~
Our files indicate that the condifiional approval on your preliminary plat,
k~or~n as Greenhouse Addition, wi I I expi re on February 1, 1980. The
Hearing Examiner Committee r~ust consider and approve, in a public
hearing, an application for ~n Extension of Tim~ if your preliminary p0at is to remain active. The Committee may attach additional conditions to
the plat during the public hearing.
In order to process ar~ Extension of Time, we request that you cor~plete
the afitached form and returc~ it no later than December 31, 1979. A fee
of $75.00, payable ~ to the Spokane County Treasurer, mu~st accompany
your application to cover the cos~ of the public hearing.
If I can be of any h~lp to you, please feel free to contact me.
Sincerely, ~
~ 4. jj J~ r J~ a y Ir ..~~w~ l. J
~ V y i
V~allis D. Hubbard
Subdivision Administrator
Enalosure
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M~~ ~d , THRES}i~t,D OET~RMtNATiON ~ ~~y -
::.r~..:..f.a~s~ r a~e . , DECLARATION OF
~propos~d/~jna~
m ~ 0 ~J ~V i ~
s ni cance/nonsinni cnnce~ oe e ~
~ . Oescr~otian o~ Proposal : ~~1 ~ I~~ D~ ~ IqC~ ~0 ,g„ ~0~,,~ ~ ,~„_5~.,
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e 2. ProponMt: ~
3. Contact Person: ~ phone:,~ '
~
`:~unty Action (s) Reoueste~: ~,~or,e C~ange; ~ Pre~iminary ?lat
~pprovai: Final Plat Ap~raval; Change 4f Can~ition
Ottur~
~oc3:~Qn ot ~r~posal: l~ ~ ~ g
' • ~ ~ ~ ~
5. ! sad ~qenc/: SP4KANE COUNTY ~ '~A~H (NGtON
?~ti5 pr~~posal nas be~t+ de*.ermined to have ~;iar,ificbnt ~GverSe imoac: on the envirorn~ent. ~~n ~~S is
requirtd under RC'~I 43.2~C.0 cl. This dec~sian was made after revi!~w Sy the County of a com- a et~d ~rvironmental ch~cklist 3nC ott~er infon~ation oA fiie with the lead :gency.
~esponsibie Offic:fal:
Propose4 ue~c;aration: ~ Finai ~eclaratfon:
Paame ~r ~ ~ Nnait
~ ~ i gna tutx S ~ onature ~ -
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, i~le ~~G ~ 1r Tit~e ~,~l~l ~ ~J~
~e arrment I r'1 ~~11~ ~epar•,,ment r~ QM~11'1~ . P ~ ~ ~
~ace Gate ~ ~
8. ~or Declarations ot Signlficance Oniy:
~ / Date of Expect~ ~raft EIS Ava~labilitv (detennintd ~y R~spons~bie ~ffitial)
I I Oate ~f Issuar~ce
''0 6E ~OM~! cTED 3Y ~E~PONSI~LE 4~ICIAf.:
3. 3rief descri~t~on and 'istfng of those e!~vironmental i~acts lea~ing to ~uch declaration:
5. ?rler ~xplana*.ion ~f ~vRat measures, fT 3~y, coui~ ~e `zken ~y th~ ipQiicant to arevenL or mitigate the
=nvirr~nmencai inpac: ar the praposal tc ~uc~ an ~xtens :nat t.he resoonsibie ~ffitiai could ~onsider ~ r~vised ~r~po;a1 ~~ith a~oss;ble result'n~ oeclar~tion or nonsigr~;~i~3nce;
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1 ~
~ _ ~De No. PE°~249-78
ZE-190-7$
r SP~KANE COUNTY
HEARING EXAMINER COMMETTEE
FINDINGS AND ORDER
A. INTRODUCTION
This matter having come before the Examiner Committee on January 30, 1979,
and the members of the Committee present being Eldon Thomas, Ted McCoury,
and Chairperson, Abby Byrne.
B. PRO'POSAL
The sponsor, Ralph Guthrie, is requesting approval of a preliminary plat and
zone change PE-1249-78, Greenhouse Addition,. and ZE-190-78, Agricultural to
Agricultural and Agricultural Suburban for subdivision of 3.61 acres into 9 Iots
for single family dwelling and there being present, the following applicant or
representatives :
ART NOLL
C. FI~IDINGS 4F FACT ~ -
1. That the existing land use in the area is rural residential and pasture
land.
2. That the Comprehensive Plan designates this area as residential.
3. Tha~ the existing zoning o~ the property described in the application is
Agricultural.
1
c
. i0e No. PE-1249-18
ZE-190-78
4. That 'the provisions of RCW 43.21C (The State~ Environmental Policy Act~
have been compl ied with .
5. That the proper legal requirements for advertisement of the Agenda Item
have been ful~illed.
6. 1'hat the land in this area is suitable for the proposed use, or uses ~rithin
the proposed Zone Classification.
7. That the proposed use is cornpatible with existing uses in the ar~a.
8. The Hearing Examiner Comm,ittee finds the proposed use is not detrimental
to the general purpose or otherwise harmfull to the public health, safety,
and welfare.
9. That the owners of adjacent lands expressed disapproval of the proposed '
use.
D. SPECIAL CONDITIONS OR CONTIGENCIES APPLICABLE TD THIS
SUBDIVISION APPROVAL:
If approval is granted, the following conditions are recommended.
NOTE: Any amendments to said conditions are stated separateiy and listed
hereafter ~
1. That the plat be designated as indicated on the preliminary plat of record
and/or attached sheets as noted .
2
~
.
. ~le No. ~PE-1249-78
ZE-190-78
2. That 'a statement be placed in the dedication to the effect that no more
than one dwelling structure be placed on any one lot, nor shall any lot be
further subdivided for the purposes of creating additional lots or building
sites without filing a replat.
3. That the plat provide for right of way width for streets as indicated on
the prel iminary plat of record .
4. That appropriate provision be made that the foilowing described property
be held in trust until the continuation of the streets be dedicated or
deeded: A I' strip at the ends or edges of all streets that termina~e or
~
border the plat boundary. (Temporary cul de sacs are required when ~
streets terminate at the plat boundaries. } ~
9
5. That appropriate street names be indicated. ,
~
6. That appropriate utility easements be indicated on copies of the approved
preliminary plat for distribution to the Planning Department and fih~ utility
companies . Written approval of the easements by the uti I ity company must f
be received prior to the, submit$al of th~ final plat.
7. That the plan for water facilities adequate for fire protection be approved
by the water supplier and fire protection district. Said water plan must
also have been approved by the appropriate health authorities. The health
authorities, water supplier (purveyor), and fire protection district will
certify, prior to the filing of the firtal plat, on the face of said water plan
that the plan is in conformance with their requirements and will adequately
satisfy their respective needs. Said water ,plan and certification will be
drafted on a transparency suitable for reproduction . _
j
, a. . ,
~~ile No. PE-1249-18
ZE-190-78
.
The purveyor will also certif,y prior to the ~iling of the final plat on a
copy of said water plan that appropriate contractual arrangements have
been made with the plat sponsor for construction of the water system, in
accordance with the approved plan, and in accordance with a time
schedule. T'he time schedule will provide, in any case, for completion of
the water system and inspection by the appropriate health authorities prior
to application for building permits within the plat. The contractual
arrangements will include a provision holding Spokane County and the
purveyor harmless from claims by any lot purchaser refused a building
. permit due to the failure of the plat sponsor to satisfactorily co,mplete the
approved water system.
The plat dedication will contain a statement to the effect that the public
water system as approved by County a~nd State Health authorities and the
local fire district and purveyor will be installe~ within this ,plat, and the
subdivider will provide for individual domestic water service as well as fire
protection to each lot prior to sale of each lot.
8. That a certificate of title be furnished the Planning Departrnent prior ta
the filing of the final plat.
9. That the preliminary plat be given conditional ~pproval to February 1, 1980.
4
~~x~~ _ . ~ , ~l ~ ~~~c , ~ ~~='•'i:.~;' ~
r7.. ~ ~
File No. PE-1249°7$
ZE•190-7$
. 10. That a declaratior~ of Nan•Significance be issued, in accordance with
Section 11.15.340 of the Spokane County Environmental ~rdinance (SCEO)
prior to approval of this recommendation by the 6oard of County
Commissioners, or that any approving action in accordance with
SCEO 11.15.340.
NOTE: The official file contains an environmental checklist for the
proposal and a staff review of their checklist as required by
1NAC 197°1~°320.
,
11. That conditional approval of the plat is given subject to the dedication of
right of way to the public and approval of the road sys~em in the plat by ~
the County Engineer.
12. That plans, profiles, and cross sectians sho~ring proposed street centerline
and curb grades be s~ubmitted to the County Engineer for approval prior
to construction and the fi~ling of a final plat.
13. The drainage plans and design calculations showing the grades and
alignment of drainage facilities be submitted to the County Engineer for
approval prior to construction and the filing of a final plat.
~4. Canstrucfiion within the proposed public streets and easements shall be
performed under the direct supervision of a licensed land surveyor, ~uho
shall be responsible for perpetuating all evidence of the Iocation of survey
monuments which may be distrubed during construction and who shall
furnish the County Engineer with "As Built" plans and a certificate in
wri~ting that all improvements were ins~alled to the lines and grades shown
on the approved construction plans and that all disturbed monuments have
been reelaced .
, 5
.
- ,le No. PE-1249-78
ZE-190-78
15. No cOnstruction work is to be performed within the Public Right of Way
until a~ermit has been issued by the County Engineer. All wark is
subject to inspection and approval by the County Engineer.
16. All construction within the Public Right of Way is to be completed prior to
filing the final plat or a bond in the amount estimated by the County
Engineer to cover the cost or construction of improvements, co,nstruction
certification, "As B~uilt" plans, and monumenting the stree~ centerlines,
shall be filed with the County Engineer.
17. That a name be indicated before the finai plat is filed; such name to be ~
approved by the County Assessor and the Planning staff.
18. That each lot be authorized for the use of individual on-site sewage
disposal systems.
19. Prior to fi{ing of the final plat, the sponsor shall present evidence that
the plat lies within the recorded service area of the proposed water
district.
Special Conditions
20. That the provisions of SEPA'S NOTICE OF ACTION pursuant to
43.21C.080 RCW and ~the Board of - County Commissioner's Resolution
No. 77-1392 be accomplished by the proj~ct applicant w~o~thin thirty (30)
days of formal action by the ~oard of County Commissioners, with regard
to the preliminary plat approval; as instructed by the Planning Department
staf f .
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r ~ , ~A1N'~~ i '
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_ ~le No. PE-1249-78
ZE-190-7$
21. That r upon filing of the final plat, the zoning be reclassified to R-1, Single
Family Residential except Lot 3, Block 1, to remain Agriculture as
indicated on the preliminary plat of record.
22. That the project sponsor is responsible for requesting a time extension to
review any preliminary plat approval.
23. That the Hearing Examiner Committ~e sustain the issuance of a proposed
Declaration of Non°Significance and recommends issuance of a final
Declaration of Non-Significance. ~
24. That a publ ic water system serviced by Consol idated I rrigation
District #19, and includi~g fire flows, serve each lot prior to the sale of
the lot. ~
25. That an on-site sewage management system be created and approved by
the Health Office prior to the signing of the final plat, if more than a total
of 13 dwelling units are authorized within the plat.
26. That final co,nstruction plans for on-site storm drainage facilities be
reviewed and approved prior to filing of the final plat by the Cou~nty
Utilities Engineer and the County Health District.
27. T.hat the plat dedication contain the statemen~: "Use of private wells and
water systems is prahibited.
7
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~ 'le No. PE•1249-78
Z E-190-7$
28. That • the plat be designed so that Lot 1, Biock 3 have sufficient area to
provide that 65°~ of the lot will remain in op~r~ space (free from
structu r~s ) .
29. That a 6 foot sight obscurring fence be provided and constructed, by the
sponsor, p~rior to any fonalizing of any phase of this propasal on the
north, ~res$ and south, property lines of Lot 1, Block 3 as indicated on
the preliminary plat of record.
30. That all public roads ~rithin the plat be curbed and paved to the
specifications of the County Engineer. Existing County roads providing .
direct access to lots of the plat shall be paved and curbed to the
standards of the County Engineer.
31. That the o~rner dedicate 10 ~eet additional righ~t-of-way along Long Road.
~
32. That the owner, his grantees and assigns agre~ to participa~te in and not
appose or protest an R I D on Long Road and 6th Avenue to camplete
portion of required condition #31 above for Long Road.
33. That the owner dedicate a 50 foot right-of-way radius on temporary
cui-de•sac.
34. That the sponsor demonstrate or identify, to the satisfaction of the Health
District, that the existing ~v~aste water disposal system is contained 10 feet
interior of all property boundari~s of Lot 1, Block 3.
$
. ~ f
. le No. PE-1249•78
ZE-190-78
35. That •a 4 foot high chainlink fence be provided and constructed, by ti~e
sponsor, on the north proper~y line of the plat prior to any finalizing of
,
any phase of this praject.
~
3fi. That Lots 1 and 2, Block 2 and Lots 1 and 2, Block 1 be combined into
two lots along 6th Avenue.
37. That no iot access be allowed to 6th Avenue.
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds
that the application of Ralph Gu~hrie for a preliminary plat, Greenhouse
Additian, and zone change from Agricultural to Agricultural and
Agricultural Suburban as described in the app0ication should be approved.
Moti~n by : Thomas Seconded by : McCou ry
Vote: Unanimous
HEARING EXAMINER COMMITTEE
` ' - ~ . `~I!%t.~F%t--~ _ ~
airman
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ATT EST :
FRED L. DAYHARSH
Planning Directar
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9
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AGENDA, JANUARY 30, ~919
SPOKANE COUNTY HEARING EXAMINER TELEPHONE; 456~22~5
Time: Tuesday, January 3ap 1979~ 8~3~ A.r7,
Piace: aroadway Centre Building, ?nd floor
N 72~ Jefferson, Spokane -
a:3o A.M.
t agE
A. PRELIMINARY SUBDIVISIO~~S ~ EXTENSIONS ~F T111E
1. PN-1o56C-16,PEONE PINES ESTATES 2ND ADDITION
ZN-135A-76, Agricultural to ~ingle-~~amily Re~idential
SCHONER . . . . . . . . . . . . . ~ . . • . , ~ . • 1
2. PN-1157•77, PERRY ROAD ESTATES
ZN-195-77, UncOassified to Agricultural
RIDER.,..... 2
3. PS-750D-70, SOUTH RIDGE FOREST ~4TH ADDITION
(No zone change requested) GUTNRiE , . . . . . . . . . . . . . . . . . ~ . . . 3
PE-1162A~77, MOAB MEADOWS 3RD ADDITION
ZE-2Q4-77, Ago~icultural to Agricultural Suburban
McK I NLEY . . . . . . . . . . . . . . . . . . . . . . 1~
B. PRELIMINARY SUBDIUISIOPaS ~ ZONE RECLASSIFICATIONS
5. °S-1257-~8, MEENACH-CARPENTER ADDIT~ON
ZS-194-78, Agricultural ~u~urban to Agricultural Suburb~an ol' Single-
Family Resi.dential and Two-Family Residential
MEEIdACH.............,,.. ti.,,. ;
b. PE-12Q6-]6, SUMMERFIELD EAST
ZE-202-78, Agricultural to Single-~Family Residential
. MAIN....................,.,. 6
7. PE-12~e9-78, ~REENHOUSE ADDITION
ZE-190-7$, Agricultural to Agricultural and Agricultural Suburban GUTHR ! E , . . . a . . . . . . . . . . . . . . . . .
12:00 Noon Lunch (Place to be announced at Hearing~
1:30 P.M. Reconvene
i.. PRELIMINARY SUBD~IUISIONS AND ZONE RECLASSIFICATIONS
l. PE-1250-]8, WAGGONER 1ST ADDITION
ZE-214-78, Agricultural to Agricultural Suburban ~ Single-Family
- Residential
WAGGONER,,.,,............a.... ~
(OVER)
~ - w
1:30 P.M. (Continued) ~ Page
2. PE-1161A-7~, SUNSET MEADOWS - CHANGE OF COPJDOTION
ZE-121-78, Agricultural to Single-Family Residential
SWANSON ~ HOMESTEAD CONSTRUCTION. . . . . . . . . 9
3. PE-1264-78, HARVEST MOON ADDITION
ZE-216-78, Ag~ricuitural to Single-Family ~ Two-Family Residential
FOGG . . . . . . . . . . . . . . . . . . . . . . . 10
4. PE-1266-]8, ~JEST FARMS TRACT PLAT 1~4
ZE-215-78, Agricultural to Single-Family ~ Two-Famiiy Residential
M40~RE . . . . . . . . . . . . . . . . . . . . . . 11
D. PRELIMINARY SUBDIUISION - EXTENSION OF T,IME ~ CHANGE OF CONDITION
5~ P~-93~A ~ 93~B'13, SPOKANE LAKE PARK 2ND ~ 3RD ADDITION ZW-132 ~ 132A°73, Agricultural to Agricultural Suburban and
Single-Family Residential
PONDEROSA NORTHWEST, I~NC. . . . . . . . . . . . . 12
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AGENDA, January 34, 1979 ~ TELEp~[QNE; 456e22Q5
SPOKANE COUNTY PLAP~NING SU6DIUISION HEARrNG EXAM~NER COMMtTTEE
TIME: Tuesday, January 30~ 1~79 P 8:34 A.M. ~Item No. 7 on Morning Agend~}
PLACE: 6roadway Centre Bu~1d~ing, 2nd ~loor
N 72~1 _ Jef f erson ~ Spo(cane
PRELIMINARY SUBDIVISION AND ZONE RECLA~StFICATtON ~ - . . . . . ~ , . . • ' ~ , , . , , ~ . _ i ,
PE-1249P7~, GREENHOUSE ADDlTION ~ ~ -
ZE-190-7~, AGRICULTURAL T0 AGRICULTURAL AND AGR~CULTURAL $UflUR~HA+V
. _ ~
a. Locat ion; Located ~n the east~central port i;on o~ t~ie
Spo[cane ~al ley ~d~acent to ~nd nort~ ~f bth
Avenue and ad~acent to Long Ro~d~
b. Legal Description; Sect~on l~t Town~~h.i.Q 25N8 Range ~+5 E~~~.M. ~
fle~ng a port i on of the N~~ 1 f 4 o f Sect i,pn 1~~ more particularly described as follor~s; All of Lot 12~ 61o~k 25 of Corb~n Add~t~on
to Greenacres, as per pl at thereof recorded in Vol ume hrS~~ of P1 atS ~ page 3Q;
Except the S 5 feet thereof; and Except the S 186 feet of t~e E 235 ~eety
situate in the County of Spokane, State of ~Jashington.
Sponsor: Ralph Guthrie
E 9919 Broadway
Spokane, WA. 99216 d. Surveyor: Richard R. Shatto ~
E 12721 Sprague
Spokane9 WA. 99216
e. Site SiZe: 3.b1 acres
f. Number of Lots: 9 ~
g. Proposed Land Use: Single family
h. Existing Zoning: Agricultural i. Proposed Zoning: Agricultural and Agricultural Suburban
j, Water Source: Consolidated Irrigation District #19
ke School District: Central Ualley ~356
l. Method of Sewage D~sposai: Individual septic tanks
m. Environmental Impact: A topic of discussion at this hearing may be
whether or nat this proposai will have a
significant adverse environmental impact.
(OVER FOR NiAP~ ~
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STAF~ ANALYSIS - January 309 I919 0
PE-1249~789 GREENHOUSE ADDITI4N ~
ZE-190-78, AGRICULTURE T4 AGRICULTURE AND AGRICULTUUE SUBURBAAI
PRELIMINARy SUBDIVISION ~1D ZONE CLASSIFICATION~
i. G~~ERAL i~FORMATioN
A. Location ~
The proposal is located in the southern portion of the Greenacres area of the Spokane Valley adjacent to and north of Si~th Avenue a~nd west of Long Road.
B. Proposal ,
° ° 3.61 acres subdivided into 9 lots for single family use. ~
° Lot f rontage = Ranges f ro~n $9' to 121'
- Lot size = Ranges from 11,570~sq. ft. to 21,759 sq. ft.
C. Relationship to the Coarprehensive Plan
The approved map of the Comprehensive Plan indicates residential usage of this
area, as well as all nearbp surrounding lands, with no density designation.
D. Land Use Analysis:
1. Existing Land Uses
The proposed site is presently occupied by a commercial greenhouse which will
remain in the plat. The area im~ediately sur~ou~ding the site is gener~ally
rural reside~tial in natu~e wi.th a considerable amount of the area in pasture
land. The adjacent prope~rties are generally in the range of 1 ac~e to 5 acres
in size except to the southwest where parcels occur which are less than ~ acre. Short Plat No. SP•78-461 is located southwest of the proposal and has
one lot of approximately 19,000 sq. ft. and one lot approximately 1.25 acres.
Further to the west are th~ Apple Valley Estates Subdivisioas which are for
mobile ho~ne use with lot sizes wh~.ch a~erage approximately 10,000 sq. ft.
Appro~imately 354' to the north is Greenacres Ele~entary Sc~ool, located on
the northeast corner of 4th Avenue and Long Road. Further east of the school are three residen~tial subdivisions with an average lot size of approximately
13,500 sq. ft.; Moen Addition, Moen First Addition and ~indy Addition.
The preliminary plat of Sexton's Addition, which was proposed directly east of
Greenhouse Addition, was he~rd by the Hearing Examiner Committee
. Q~tober 21, 1978 and denied. The proposal was appealed to the Board of County
Commissioners who upheld the Committee's decision with the added opinion that the proposal be resubmitted with a lo~aer density. The proposal for Sexton's
Addition called for 30 lots on 9.4 arres with an avQrage lot size of
10,400 sq. ft. ~
~
_ ~ g _
~ A
STAFF ANALYSIS - January 1919 GREENHOUSE ADl''TION - continued
2. Com~atibilit~ with Existing Land Uses
,
The proposal calls for 8 lots for single family use and 1 lot that.could in
the future, be used for single fa~ilq use but that presently contains a
greenhouse. The proposal is generally for residential use which would be '
somewhat compatible with the rural residential uses in the area, although the lo~ sizes are smaller than most of the existing pa~cels in the area.
II. SPECIAL INFORI~ATION
A. Ci~culation
The County Road Engineer has examined the proposed preliminary plat and fi~ds that the roads within the proposed plat are basicall}~ acceptable.
B. Se~a~e Dis~osal ,
The applicant's engineer has prepared an analysis of alternative sewage dis~
posal a~eans; including on-site septi~ tank disposal, community septic tank
disposal, and community package treatment plant disposal. For economic , reasons, and to provide the most realistic alternative, the applicant's engi-
neer feels on°site septic tanks should be utilized.
The Spokane County Health District has authorized.the use of individual
on-site sewage systems for ea~h lot withi~ the plat. The District states that
an on°site sewage manage~ent system should be created and approved by their
office prior to the signing of the final plat if more than a total of 13 dwelling units are authorized within the plat. The plat is situated over the
SpokaAe Valley Aquifer and the Health District in their exa~nination of the
possible impact on groundwater quality from this proposal have the folloraing
cornments :
Impact Discussion
a. The plat sponsor has p~oposed 9 lots on 3.61 acres. Each lot is to be
se~cved by a public water system and its individual on-site sewage
disposal system. This raises~the question of significance of the impact
on the groundwater in the area and possible alternatives for sewage
disposal.
b. In the course of the conduct of the Army Co~ps study, Dr. Todd considered
typical soils, natural and sewage disposal recharge to the groundwater,
and the effect of cantinued urban develop~ent in the Spokane River Valley
upon the quality of the groundwater. In su~mary, he concluded that:
1. In normal precipitation years subsurface disposal of sewage
treatment effluent does reach and recharge the groundwater.
2. All the dissolved salts in sewage effluent will be carried to
the groundwater. However, bacteria and detergents
(phosphate portion) are mostly removed by the deep soil layer
above the groundT~ater and ~'minor dissolved constituents such as
. phosphates, which are known to rea~t with soil particles, or
nitrates, which are taken up by the plant roots," will be less
than the total fouad in septic tank effluents.
~r -
~v
~ - f ,
STAFF ANALYSIS ° January '0, 1979 GRlE~~OUSE ~r~ZTION ~ continued
3. The calculated results at the downstream end of groundwater
flow line indicate that the ~aximum range of (dissolved) solids
concentration expected at presnet (1915) is up to 93 ~g/1
(milligrams per liter) above the natural groundwateg backgraund
o~ 155 ~g/1. The forecast year 2020 maximum incre~ental concentratio~ is 101 mg/1 abave the natural background.
The analytical results of the forecast impact of year
2U20 when compared with the present impact, both measured in ~
terms of leach~te aolume a~d dissolved solids concentration,
i~dicate that the present impa~t on groundwater quality is
already a substantial proportion of the ultimate level.
c. Currently, results of chemical analysis show the total nitrogen content
of the groundwater as in the raage of 1.89 to 3.44 ppm. A projected
incren~ental increase using Dr. Todd's expected~8.b percent would result .
in a range of 2.05 to 3.74 ppm. Current Federal and State drinking water
standards permit up to 10 ppm.
d. Alternative sewage disposal methods that would not recharge the ground- water have the following general characteristics:
1. Collecto~ and central treatment systea~s discharging to surface
waters would require at least tertiary treatment and perhaps a~ore to
obtain a permit for th~ discharge from the Department of Ecology.
These systems are not currently economi~ally availableofor this
project.
2. Sealed spstems9 whether individual or community, depend on
evaporation ~for liquid re~oval. These systems requi~e more land
area t~an a conventional subsurface drainfield. Some, such as
lagoons, have safety hazards associated with them and relatively
poor communitq acceptance. Land, installation and operational cost
are generallp ~ore expensive than those for septic tanks and
drainfields.
C. D rainage
The County Utilities Engineer reports that the preliminary storm drainage plan
submitted by ~.he applicant indicates that on-site storm drainage provisions
will adequately handle surface water runoff. Hawever, final constructio~
plans should be reviewed and approved prior to the fin~l plat filing. '
D. ~ater Suppl~ ~
The Proposal is located within the recorded service area of Consolidated
Irrigation District ~~19.
The Distri~t advises the staff that adequate system capacity, ~nd a desire on their part to serve, exists for the provision of water for domestic, fire and
irrigation uses.
_7p_
~ ~ ~
STAFF ANALYSIS - January " 1919 GREENHOUSE ADl' ~ION - continued
E. Fire Protection
The proposal is situated within the recorded service area of Spokane Fire
District ~~1. ~
The Fire District staff requests that the ~earing Examiner Co~unittee require
mains and hydraats of sufficient size for fire protection as a condition of final plat approval. The District also requests that they be allo~aed to
review and approve final constructioa plans. .
F. Schools ~
Proposal lies within the boundaries of Central Valley School District ~~35b.
.G. Parks ~
The report "Planning fo~ Parks" (revised 1976) indicates a purchased
elementary school site on the northeast co~ner of Long Road and 4th Avenue,
which has been completed and opened. Also, a j~ior high school site and a lb
acre community park site has been proposed for the area north of 6th Avenue, west of Long Road and east of Tschirley Roade
H. Uniq~e Euv-ironmental Features
None have been identified.
I. Cultural Resources
None have been identified.
III. ZONING ANALYSIS
The proposal calls for a ao~~ upgrade to Agriculture Suburban for all the lots
within the plat except for Lot 1, Block 3 which is to remain Agriculture. The staff feels that A~ricultural zoning would be appropriate for Lot 1, 81ock 3 but
recommends that the remainder of the proposal be changed to R-1, Single Familp
Residential due to the proposed lot sizes and intended use of the plat. Also, it
appears that the green.house now existing on the site may occupy more than than 35°,~
of the proposed Lot 1, Block 3. The Spokane County Zoning Ordinance requires that ~
65°,~ of the site must be left open (free fro~ structures) and the Hearing Examiner
Committee map wish to condition the plat for the redesign of Lot 1, Block 3 to comply with this zo~ing regulation.
~ IV . E1INIROIJMENTAL REVIEW
An En~ironmental Checklist ~as submitted by the sponsor and has be~n reviewed
by the Planning staff. No significant adverse environmental impacts were
judged to exist.
Slight adverse environmental impacts were ~dentified on the checklist in the
following categories: earth; air; water; $lora; noise; light and glare; land
use; population; housin~; transportation/circulation; public services and
utilities.
-7E~
,
• ~
STAFF ANALYSIS - Januarq 30, 1919 GRIF~~NHOUSE A~nITION o continued
The Planning Director issued a proposed Declaration of Non-Significance, and
it was circulated to other agencies of jurisdiction.
V. CONDIT~ONS: .
If approval is granted, the following conditions are recommended.
NOTE: Any amendments to said conditions are stated separately and listed hereafter
1. That the plat be designated as indicated on the preliminary plat of re~ord
and/or attached sheets as notede
2. That a statement be placed in the dedication to the effect that no more than
one dwelling structure be placed on any one lot, nor shall any lot be further
~ subdivided for the purposes of creating additional lots ar building sites ,
without filing a replat.
3. That the plat provide for right of way width for streets as iadicated on the p~eliminary plat of recordo
4. That appropriate provision be made that t~e following described property be
held in trust until the continuation of the streets be dedicated or deeded: A
1' strip at the ends or edges of all streets that terminate or border the plat
boundarq. (Temporary cul de sacs are required when streets terminate at the
plat boundaries.)
~ 5. That appropriate street names be indicated.
6. That agpropriate ut~ility ease~ments be indicated on copies of the approved
pYeliminary plat for distribution to tbe Planning Department and the utility
coa~panies. Written approval of the ease~ents bp the utilitp company must be
received prior to the submittal of the final plat.
7. That the plan for water facilities adequate for fire protection be appro~ed by
the water supplier and fire protection district, Said water plan must also
ha~e been approved by the appropriate health authorities. The health
autharities, water supplier (purveyor~, and fire protection district will
certify, prior to the filing of the final plat, on the face of said water plan
that the plan is in conformance with thei~ requirements a~d will adequately satis~fy their respective needs. Said water plan and certification will be
drafted on a transparency~ suitable for reproduction.
The purveyor will also certify prior to the filing of the final plat on a copy
of said water plan that appropriate contractual arrangements have been made
with the plat sponsor for construction of the water system, in accordance with
the approved plan, and in accordance with a time schedule. The time schedule will provide, in any case, for completi~n of the water system and inspection
by the appropriate health authorities prior to application for building
permmits within the plat. The contractual arrangements will include a
provision hold~.ng Spokane County and the purveyor harmless from claims by any
lot purchaser refused a building per~it due to the failure of the plat sponsor
to satisfactorily complete the approved water syste~.
.
e •
STAFF ANALYSIS - January ? 1919 GREENHOUSE ADr--~ION ~ continued
~ The plat dedication will contain a statement to the effect that the public
~aater s~ste~n as approved by County and State Health authorities and the local
fire district and purveyor will be installed within this plat, and the
subdivider will provide for individual domestic water service as well as fire
protection to eacb lot prior to sale of each lot.
8. That a certificate of title be furnished the Plannin$ Department prior to the
~ filing of the final plat.
9. That the p~eliminary plat be given conditional approval to February 1, 1980.
10. That a decl~ration of Non°°Significance be issued, in accordance with
Section 11.15.340 of the Spokane County Environmental Ordinance (SCEO) prior to approval of this r~commendation by the Board of County Commissioners, or
that any approving action in accorda~ce with SCEO 11.15.340.
NOTE: The official file coatains an ennironmental checklist for the
praposal and a staff review of their checklist as required by
~L7L 1J lO~~~~ •
11. That conditional approval of Che plat is given subject to the dedication of
right of way to the public and approval of the road system in the plat by the ~ County Engineer.
~ 12. That plans, profiles, and cross sections showing proposed street centerline
and curb g~ades be sub~nitted to the County Engineer for approval prior to
construction and the filing of a final plat.
13. The drainage plans and design calculations showing the grades and align~ent of drainage facilities be submitted to the County Engineer for approval prior to
construction a~d the filing of a final plat.
14. Construction within the proposed public streets and ease~ents shall be
performed under the direct supervision of a licensed land surveyor, who shall
be responsible for perpetuating all evidence of the location of survey
monu~ents which may be distrubed during construction and who shall furnish the County Engineer with "As Built" plans and a certificate in writing that all
impro~e~ents were installed to the lines and grades sho~an on th'e approved
construction plans and that all disturbed monuments h~ve been replaced.
15. No construction work is to be performed witb the Public Right of Wa~ until a
permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer.
, lb. All construction within the Public Right af Wap is to be completed prior to~
fil~.ng the final plat or a bond in the amount estimated by the County Engineer
to cover the cost or cons~tructioa of improvements, construction certification,
"As Built" plans, and monumenting the street centerlines, shall be filed with
the County Engineer. ,
17. That a name be indicated before the final plat is filed; such name to be
approved by the County Assessor and the Planning staff.
.
1$. That each lot be authorized for the use of individual on-site sewage disposal
systems.
-7G- .
4 ♦ ,
STAFF ANALYSIS - January ~0, 1979 GREF~HOUSE An~ITION - continued
19., Prior to filing of the final plat, the sponsor shall present evidence that the
plat lies within the re~orded service area of the proposed water district.
Special Conditions
20. That the provisions of SEPA~'S NOTICE OF ACTION pursuant to 43.21C.080 RCW and
the Board of County Commissioner's Resolution No. 11°1392 be acco~plished by
the project applicant within thirtp (30) days of formal action by the Board of
Countq Com~issioners, with regard to the preliminary plat approval; as ~
instructed by the Planning Department staff.
21. That upon fili~g of the final plat, the zoning be reclassified to R-1, Single Family Residential e~cept Lot 3, ~lock 1, to remain Agriculture as indicated
on the preli~inary plat of recordo
,
22. That the project sponsor is responsible for requestin~ a time extension to
review any preliminary plat approval.
23. That the ~earing E~ar~iner Co~nittee sustain the issuance of a proposed Declaration of Non°Signific~nce and.reco~mends issuance of a final Declaration
of Non~Significance.
24. That a public water system serviced by Consolidated Irrigation District ~~19,
and including fire flows, serve each lot prior to the sale of the lot.
25. That an on°site sewage manage~nent system be created and approved by the Health Office prior to the signing of the final plat, if more than a total of 13
dwelling units are authorized within the plat.
26. That final constru~tion plans for on•site storm drainage facilities be
reviewed and approved prior to filing of the fi:nal plat by the County
Utilities Engineer and the Co~ty Health District.
27. That the plat dedication contain the statement: "Use of private wells and water systems is prohibited.
28. That the plat be designed so that Lot 1, Block 3 have sufficient area to
provid~e that 65~ of the lot will reIDain in open space (free fro~ structures).
29. That a 6 foot sight obscurring fence be placed between Lot 5, Block 2 and all lots within the plat whi~h abut Lot 5, Block 2.
30. That all pub.lic roads within the plat be curbed and pa~ed to the
specifications of the County Eng~neer. Existing County roads providing direct
access to lots of the plat shall be paved and curbed to the standards af the
County Engineer. ~
3I. That ~he owner dedicate 10 feet additional right-of°way along Long Road.
32. Tbat the owner, his grantees and assigns agree to participate in and not
oppose or protest on RID on Long Road to complete portion of required
candition ~~31 above for Long Road.
33. That the owner dedicate a 50 foot right~of°way radius on temporar~ cul-de-sac.
_ ~ H _
' , .m
STAFF ANALYSIS - January A~ 1919 GREENHOUSE ADr~TION ~ continued
34. That the sponsor demonstrate or identifp, to the satisfaction of the Health
District, that the existing waste water disposal system is contained 10 feet
interior of all property boundaries of Lot 1, Block 3.
~
~
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~ ~ EAST 10319 SPRAGUE ~1VE, m SPOKANE, WASNINGTON 99206 o TEIE~HONE (549) 928-1100
~ G~~~ ~
. January 23, 1979 ~
,
Mra F~ed Dayharsh, Planning Dir~ctor ~ Spokane County Planning Commission '
Second Floor Broadwa~r Centr~ ~ui 1 di ng ~
N. 721 Jefferson
Spokar~e, Vdashington 99260~~ ~
~
Dear Mr. Dayharsh : ~ ~ ~ . i~~, ~ .
~ The fol l owing prel im~ nary ~°u~~ d~ v~. i~~ns and zone cl ass i fi cat~on
, ~or ~pgrading has been rev~ ~ed1 for~ f~~re protection: ~
, ~ ~ ~ ~
PE-1162A- 71 Moab Meado~us 3rd A° di ti on du ,
, a ZE-204-11 McKinley ° ~ i, ~ ~ ,
PE-1206-78 Summe~^~~ie~ d~= East _ ' , ~ ~ ~ ~ ~ a y, a , , ~ U ZE-202-78 Mai n ~ ' ~ ' ~
Y ~ I `~~yl r~ I Z~V~ ~ ~ ~ 4 ~ p ~ ~ ~ u
, E-1249-18 Gre "n ~o~ ~ ~e~~dda~~~~ Q~ ~ l~ ~ ~ ' ~ a ~ ~ ~ , 1 .
~ ZE~190~18 Gu~~hpie ~ ~ , ~ ~ ~ „ ~ , ~ ~ ~ ~ ~ ~ , i
,y ~ , r~ % ~ ~r~ , Wt~ I~ A l , ` ^ ~ ~ yai~
~ PE-1250-18 ~Wa~g.~one~^ 1 A~~~~~ on ~ ' ~ ~
L ~ ` ~ i ~ ZE~214-18 " agg~n~r ~4j ~ ~ ~ ~ ~ , ~ ~ ~ - , ~ ~c f- ' , ~ ~
~ , ~ ~ ~ ~ - , ~ ~ , ~ P E-1161 A- 8 W~ ~ ~ ~ . - . ° \ 1 ,b ~ns~t~ N~eado~s , ~ ~ , ~
bYe ; ZE-121-7~~ ~~.p~o ~ Hor~e~~~~d .~o~struc~,~o~n~ ~ ~ ~
t , ~ ~ - , r . ~ i ~ ~ ~ ~ ~ r ~ . " v ~ r i / ~
PE-126 -1 ~ `~H~rves t M o~i~~ ~~A~di ~i on i ~ ~ ~ ~ Q ~i r ~ , ~ , . . n~ ~
ZE-21,~-~~~'8~, ~{~og,g ` _ , , , _ , ~ ~ ~ ,~~r ~p ~ . a ;r ~
• ~ U ~ . i , ` ~ ~ q ~
PEa11~~66-78 West Fa~s ~'~'~act~ P~at_ ~4 , ;r ~ ~ , , , Z,~~ 2~15-18 ,~loo re ~ , - - ; _~C . ~
l / , _ _ _ _ e ~ ~ ~ ~ ~ ~r q ~ ~ ~
;~A~1 the above n~ed mains a,nd hydr`ant '~;to be ,~nsta1led in th~ei r,,\a~rea.
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ac:s~ ~~~~2~ ~97y
SPOKA~E COU~T~
~ PL~~N1~6 DEPAR~~~N~
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; PLANNING DEPARTMENT ~
4 ' ~ ~ ~ BROADWAY ~E~'~'~k.E BUILLING N . ~ ~ ~ ' • .J ,K• . ?21 J + ~ 1~SOtd SZ'R~~
~ A` ~ '1 ~ I 1 r y ~ tA.O i ~ PHONE 45e~~V5
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~:v d ~ i~,~' ~ ~ SPOKANE, WASHINGTON 4026~
SPi1MaNE cJunrY c;~~,r+~ nt;u5~
MEMORANDUM
(D CQ 14 ,1 f r~' ~~~f V ~ ~ ~~~i~ ~V'~~ P ~~SNSC 0~ C~c _ y
. c~►u, E~~w I~► • To . A~ w , o Ton~ usfus I ~ ~4~►~ Rti s Stc~ ~
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FROM: Spokane County Planning Department
North 721 Jefferson
Spokane, WA. 992b0
~509} 456-2214
Attention: C~q ~i / ~ ~
' REFERENCE~: Lead Agency Destination, Threshold Determination, Sta~f
Review, Environmental Checklist, map; all or some of which
' are attached.
Pursuant to WAC 191-10-203 (3), the Spokane County Planning Department, a
division of Spokane County, has determined that the County, as an ACTING
A~ENCY, is the LEAD AGENCY for the following project:
e~ ou~ `c,
~
This determination was made in accordance with WAC 191-10-220.
Information on file concerning this proposed action indicates your agency to be
an AGENCY WITH JURISDICTION (WAC 191-10-440 ~4) } or an AGENCY WITH EXPERTISE
(WAC 191-10-040 (3)
Accordingiy, if you wish to exercise your option to review and comment as pro-
vided in WAC 191-10-340 (5~, a proposed Declaration of Nonsignificance was
issued on . Please respond, if appropriate, at your earli st opportunity, but no later than the public hearing scheduled for
The subject proposal or action (IS, LOCATED WITHIN TNE SPOK,4NE
VALLEY SOLE SOURCE AQUIFER OR ANOTHER AREA OF POTENTIaL IMPACT TO THE
AQUIFER. Please advise us as soon as possible as to whether you feel
an Enviranmental Impact Statement ~EIS~ or a Ground Water Impact Eval-
uation (GWIE}, pursuant to the Environmental Protection Agency's Sole Saurce Designation or regulations pertaining to this designation, should
be prepared.
Fncl nciirps
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~ --J ~~N~a~.s F ~b~ ~ r~ oN . ~ . : .
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, ~ ~~a ?
~i~ . . . ~ ,'1~,,'~.• . - . .
~PO+~AN[ COUHTY COURT NOUSC
I. In accordance with the Spokane Coun~y EnvironmPntal 0►.~dinance and WAC 197-10,
an Environmental Cizecklist has been subml.tted by the applicant or his agent.
This checklist and any additional pertinent data has subsequently been reviewed
by the ~~o~~✓~ C~o u.~vr~ ~~vviN~- ~,~~r;
The following data briefly describes the proposal:
A, Action ~s~ Requested: ✓Zone Chanqe; ~ Preliminary Plat
Approval: Final Plat Approval; C'~ange of Condition
Other: - ,
~ J
3,~~ B, Description of Proposal: 5~,~.~v~s~ QF ~~~a o~ ~~-s
FO ~ ~/t/~'L ~ f~~'I/L ~ f ~ L SD . ~i~/~ L'f~~ir'C~'='~ f~G''
r
~ k~r~,RF T"p l ~~',~t, ~.Tu ~l~ ~~v
C, Location of Proposal: ~~.~F~ so~r~ r~' ~.~,C~~v~~t~S f~~
o,~- ~ ~ ~ ~~c.~ ~ ~ 4~~r~ ~ T~;~ FE~ r ~s r
D~ c...o~✓t~ s~-C ,T~ ~tlb NaiQ~ o~ S~,r~~
II. Review of Checklist:
A, Slight adverse impacts are noCed under the following questions:
(1) t~ Earth L 1 ~ (8~ ~ and Use ( S~ Energy
(2) ~ Air (9) ~Natural (16) l/ Utilities
Resources
(3) l~ Water (10~ Risk of ~17) Human
Upset Health
(4) Flora (11) Population (187 Aesthetics
(5~ ...(l Fauna (12~ ~ Housing (19) ~ Rec,
l6) ~ Noise ~13) ✓Trans (20) Arch./
Cfrc . Hist . ~ ✓ ~
(7) Ligh~ & (14~ Publ~c ~21) 0 ther
Glare Services
I
r .
~ I
B. Potentially significant adverse im~acts are noted under the following
questions: ,~N~
C. Discussior. of imnacts i~entified ab~v~: ~/'Q~
~
III. Conclusions and Recommendations:
Based on this s~aff review of the environm.enCai checklist, the staff:
A, Concludes that there are no poCentially s~gnific3nt ad~erse imp3r.ts and r~commends/issues a pronosed d~clara~ion of nonsiqnificance,
B, Concludes that there are no potentially significant advet~se impacts
and, because of the nature of the proposal, recommznds/issues a
final declaration of nonsiqnificance.
C, Concludes that potentially significant adverse imnacts do exist and
recommends/issues a declara~ion of significance,
IV. Staff inember( s) revi ewi ng checkl i st ~~°~~~~2
~
~
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~ - G~~.~~'~I~U,~~ j1~~zT~o~~ SPp6tANE COUc~TY
P~I~~lli~~ D~PART~~~T
~ein~ a po~~ ~ on o~ t~e I~T~~~~;~ ~~~0 1 Q, T e 2~ I~I o, ~5 ~e 9~~~Ioa~~o, Cour.~~~ of
~o~a~e, ~~~~:~e o~ ~~~ea~~.inV~~on, t~o~~ ~~.r•~~ cu~.~rl~r d~ac:~i~~d as fol~ ojrTs9
~ af Lo~ 129 B1oc1~ 2~ o~' Co~'~~n e~c~~'.~zon ~o Gr~enac~~s9 as p~r pla~ ~~e~~-
o:~ reco~~~,ed i~ :lo~u~~e ~~S~' o~~ Pl~~ss p~~~ 30;
~~cQ~~ ~he ~QU~tn r ~ee~~ t'►~e~eof j
~.nd. ~~ice~~ t~.~ ~outh 1~6 fee~~ o~ ~11e ~~.s~ 23~ f~~~a
~i~tua~~ in ~t~e Cou~~~ o~ ~Spal~a~?e, S~~te o:~ ~,~~asi~~.ng~~or~o
P~D . ~ ~ ~
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Septem~ber 15, 1918
Spokane County Health Department
1~O1 Ccl l ege A~~en~E
Spokane, Washington 99201
Gentlemen: ~ J-r ~
~ ~ This is to advise that the proposed pla , Greenhouse Add.ition
i s wi t hi n the boundari es of Consol i dated Irrrg~.tis~n D~.~i,c_t . 9,
Adequate system capaci ty exi sts for do~~~estic and i rrigation servi,ce
and fire flow protectian.
Si,ncerely,
, , ; r~ . . ,1. , ~ , = : n ,A/
~ ''~-.~'~•~y;r•~~'~'~ , , L
James W. Trull
Se~cretary-Manager
cc : Spokane County Pl anni ng Departinent , .
Guthrie Investments, Inc. , ~ j'~~~' A~ ~JI - ° .~--r'c J W T . . , r w Q y
. J . Secretary '
r
5EP1 ~191~
SPO~~N~ COU~~Y P~.ANNI'N~ D~PARTMEN~
. . 1$
~ CO~~~I~OD~T~D 1~~0~~T9~~ ~IS1R0~~ ~
NORT,H 120 GREENACRES ROAD • GREENACRES, WASHINGTQN 99016 ~ 924-3655
' F _ ~ '
~ ~~~I ~
~~1~~~~~~ ~ ~
~n~er-of~~ce ~~~m~~i~~~~~~
~o PLANNIN~ I~EPA~TP~NT - -
~ ~
f~a~ GARY ~EId~AL~ p PLANN ING & TRA~FIC DIV IS I~N E~f G I~E;R , ,
~ RQA~ COND~T ID~S ~ ~ ~R-_- ~ -P~AT ~ ~ ~-Cr~ ~ ~ ' ~ 1~ ~ ~~C~r~ 5ub~~cc~ - - . ~ . ~~ONDIT IQN~ ,C IR~I~D APP~Y Tq PL~T ~1DER C~NS r1~ERAT I~N i~
- ~ ~ ~ m ~,LIC ~ RaAD STAI~DAR~~m ~ ~ ~PR~ATE ROAD STANDARDS ~ Q ~ '
E 1't~~~ co~d~tion~l ~p~~`ov~~ o~~ p~~t is ~ub~~~ct ~o ~~di~~~f~n of Ri~bt o~ W~y
~~prove~l of th~ ~oad ~ys~~m i~ th~° p~.~t b~ th~ Cou~t~ ~r~~i~.~~x9
~ ~ th~t p~.~r~~9 -profil~~~ ~~n~ cro~~ s~ction~ ~howir~~ propos~d ~~re~t ce~~rli~~ ~~d ~~b ~r~d~s ~
aubr~itted t~ th~ Cou~t~r ~~r~ir~~~r ~or ~p~r~~~1 prior to ~onstx~cti~~ ~~d the ~~1i~~ ~f ~ f ir~~~
platq .
E 3 th~t dxe f~~~~ p~an9 d~ ~ i~n .c~lc~al~t io~s , sho~ai~~ t~a~ ~rad~ ~~~d ~~i~~~~t of dr~i~~~~
- fac~.litie~ 'b~ ~ub~it~~d ~a th~ Cou~t~ ~r~i~~~r fa~ ~pp~o~~~ prfo~ ta ~o~~~rr~cti~~ e.~,d t~~
~i~i~g o~ ~ ~~~1 pla~~
E 4 co~~~~r~actio~ ~rit~~ propa~~d publ~.c ~t~°~eta ~r~d ~~~~merata ~b~~11 b~ p~~fa~~~ ~nd~r ~h~
dfr~~t ~up~rvi~~.on a~' ~ l~.c~n~~~ l~d su~~~or~ whv ahal~ be ~e~ponai.b~.e fo~ ~~xp~~~~ti~
~~id~n~e o~ th~ ~,oc~~io~ of ~u~~y ~~nu~~ra~~ ~~i~h ~y b~ die~u~~d duz~in~ ~o~~truatfo~
who ~hall fur~iab ~h~ Cavuaty E~gi~~~r ~~th A~ Br~ilt~ pl~r~~ ~~a~ ~ c~r~i~ic~t~ i~ ~~i~i~
~1~ imp~o~~~~~t~ ~~st~11~~ ~o t~ li~~~ ~d ~r~dd~ ~~aw~ o~ ~h~ app~a~ed a~~atru,ctio~ pl~~s ~r~d th~t ~11 df~~~~d ~o~u~~~t~ h~~~ b~~~ ~r~pl~~~d F
~~o c~~~tru~ti~~ ~ork is b~ ~~~a~~~d ~i~~ th~ Publ~:~ Ri~ht ~f W~y vu~ti~ ~ p~~~:~.~ b~~a i~~~~d by th~ C~u~tp ~~~3a~~er~ All work ia ~ub~~c~ ~o in~p~c~~a~ ~pp~o~~l b~ ~P~~ C~~at~
En~~~~~r9
E b ll ~ ~on~$~~c~io~~ ~i~b~~ ~~e Fublic Ri~ht a~ ~~p, ta ~ c~mpl~t~d prio~ ~o ~ilin~ ~b~ ~z~~~ ~ ~ pl~t ~ar ~ bo~d i~ ~h~ ~ao►~~ ~s~i~t~d by ~k~e Co~n~~ E~agi~a~~r ~o co~~~ c~~~ o~ ~o~~t~u~t~:c=;~
o~ i~pra~ame~~~~ ~an~~xuc~~.on ~~~t~.fica~io~~ "A~ Buil~~ pl~~s, ~,nd ~~~u~~~a~i~~ t1~ stre~t
c~nt~r-l,i~~~ ~h~ll 1~ ~fl~d ~aft~ ~~e Gour~ty E~i~~~r;
E ~'m~o df~~ct ~c~~~ f~a~ lot~ ~0 1~~ ~i~h~ ~~y~ ~nti1 ~u~~~ ro~de ~a~~~ruc~~d ta Covu~'t~
St~~d~~~~ ~~d ~~t~bli~b~~d Ca~ty Ro~d~ p ~
~ $~no dir~c~ ~~a~ ~ot~ ~o ~t~tb R~~d con~~cti~~s ~an~il ~~ch ~~~d~ ca~~~t~~~ted ta Co~t~
,S~t~~d~d~ ~~d ~~~~b~i~h~d Co~tq R~~de~$
E 9~~aad d~~~,~z~9 car~~t~~~~ia~,s ~md dr~ia~~~ ~or~t~~l for 1~~ Ri~~~~ a~ 1~~y~ ~d ~tub Ro~d co~p
n~c~ion~ ~r~ th~ r~~por~a~,bility o~ ~h~ D~~elaper9
~14~~~~t th~ spo~~o~ ~h~~~, p~°~p~~~ ~nd aub~it to ~h~ ~aun~y Er~~i~e~r ~ d~~i~ pro~v~~~ ~cc~p~abl~
t~ th~ S~~t~ Hi~h~way D~p~rt~a~nt a~ th~ pr~pos~d St~t~ Hi~b~w~ymCowaty Ro~~ i~t~~~~~tio~~
Sta~~ Hi~hw~y D~p~r~~e~~ ~pp~o~~~ t~~ p~opoe~d d~~i~~ mu~~ b~ ~r~c~~~~d ~~~ar ta '~he ~ili~~
o~ th~ f in~l p~~t ~ I~pr~v~~a~~~~ ~o th~ S~~t~ ~~.~h~~~ ~o b~ ~h~ ~~~p~~aibil~~~ of ~h~
Span~or ~d ~y ~i~h~r b~ ~~r~st~u~t~d or ~ bo~d ~~ver th~ cast a~ ~~~h i~ro~~r~t~
fur~i~~~~d ~o ~h~ Cou~~y ~~~i~~~r ~h~ ~~aur~~ ~~t~rmir~~d by th~ ~o~t~ En~irl~ex ~nd ~h~ St~t~ ~i h~a~ D~p~rt~~~nta
- ~~J~
~~.1 ~h~~ ~ ro~de ~fthbn ~~i~ pl~t b~ c~rt~ed ~r~d/~ p~~r~d to t~~ ~g~ci~i~~tf~~~ af th~ C~u~~~
Engir~~~ro ~~~s~ir~ Co~anty ~oad~ pro~id~ng dir~ct ~c~~~~~ ~o lo~s af ~h~ pl~t ~~11 b~ pa~~d ~~nd curb~d ~a st~nd~~d~ o~ th~ Co,uaty E~~in~~r4
~1~rProp~~~d pri~~t~ ro~d ~s} ~~a~ir~~ , _,.,~at~ ~f~t~,Q ~ . , -,~o ~xt~~~ian p~s~~b~.~ ~ ~xt~~~~.ar~ ~o
~~r~ ~ or 1~~e lo~~q ~~~~r~ public Ri~~~ a~ ~~y tr~c~o
~l~~th~t pri~~~~ ra~d be ~~xav~d ~a ~~~nd~rd ~dap~~d by ~he B~ard af Cou~~~ Camm.is~~.o~~rs o
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ab ~g.~ . aaaai6xonai mignT4 oi wray a.Long c.-vov&o
1 that the omner, hfs grantees and assigna agree ta participate in and nat oppaee or protest
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99201
R ECEIVE
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SPOKANE COUNTY
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y f . PLANNING DEPARTMENT
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~a~E CpG~ ' - 4,~/ ~s~
y r SPOKANE COUNTY HEALTN DISTRICT , ~,1 y~,\1~,; Inter-4ffi ce Communi cation
9 \ 1~ ~lN p1S
. Ddte: Januar~ 8, 1979
T0: Spokane CountY Plannin~ Cornm'ssion
Y
FROM: Dennis Kroll ~ '
SUBJ ECT : GREENH~USE ADDIT30N ~ JA ~ 11 lg~
1. References : S~OKANE C OUNTY
a, Our memo to ou dated June 13 1978 sub ect as above ~~N~~H~ Q . y , _ , ~ . EPAAtI~~Nt .
b. Revised map of sub~ect, scale 1. - 50' by RZChard R. Shatto, dated
August 15, 1978, received by this office December 26, 1978,
2. Recommendation:
The plat re-desi~n and addition of one lot will not affect any change in our
original recommendations exce~t that the sponsor will demonstrate or identify
that the existin~ wastewater disposal system is contained 10 feet interior of
all property boundaries of Lot 1, Block 3.
ch ~
c: Guthrie Investments, 12721 E. Spra~ue, Spokane, WA.
0
SCHD-ADM-118
♦ ~ .
~ ' ~ co~,y ` l
o,o/ '
I~ . SPOKANE COUNTY HEALTH DISTRICT r.1
y~,1/ I n te r-Of f i ce Comznun i cati on 9~~@
~rH p1S Date: June t3~ 1978
T0: Spokane Cou t Plannin~ Connnissio
, ~
FROM: Scott Finkt,'R.S. and Eu~en~~~C. Prather, R.S.
SUBJECT: Proposed preliminary plat - -f~t~h~-~-L-etr~ ~g~~~~_~~
1, References:
a. Map of subject, scale t" = 50' by Jerome Hustead; undated, received by this of f ice May 23, t978.
b. Ground-Water Resources and Related Geolo~y North-Central S~okarie and
Southeastern Stevens Counties of Washington, De~artment of Water R~- , -
sources, State of Washington, 19b9. .
c. ~ie Ef f ect of Ap~lied Surf ace Waters on Groundwater Quality fn the Spokane Valle~, D.K. Todd, Section 208, Water Resources Study - Metro-
politan Spokane Region, U.S. Army Corps of Engineexs Seattle District,
April 7, t975.
d~ Soil Surv~~ Spokane County, Washington, Soil Conservation Service,
U.S,D.A., March, 1968.
e. S~okane Count~, Washington En~ineerin~ Interpre~at.ions, Soil Conserva-
tion Service, U.S,D,A,, August, 1974.
f, Logs of Consolidated Irrigation District and private wells,
g, Field Survey Repo~t, Scott Ffnk, Spokane County Health Distr~ct,
June 8, 1918.
h. Map: Greenacres Quadrangle, U,S.G.S,, 1973.
2. Topography, soils and water.
This pro~ect lies in a relatively flat area in Greenacres, Local drain-- age ways are insignif icant. It is located over the Spokane Valley
Aquif er.
b. Surface soils are classed as Carrfson gravelly loam with ~ to 5% slopes,
They have a septic~ tank f ilter f feld limitat~.on of slight with possible
'fl contamination of groundwater. ~
L ~ o G . Geologically the soils are glacfofluvial deposits; st~eam-lafd sand and
~ ~ ~ ~ • • ~ ff ia ed gravel, contains ~me boulders in places, includes some undi erent t
v r~n ~ ~ glacial deposits. The lower terrace remnants have probably been reworked
~ o ~ by streams. TP~ese geologic structures yfeld moderate to very lar~e
~ G c.~ amounts of water. ~
3 ~ v~io ~
~
~ ~~~~9 - ~ $
SCHD-ADM-1 i 8
~ ,
~ . ~ r
6th & Lang
Page 2 ~
Jurie 13, t978
d, The data from 2 Consolidated Irrigation District and private wells in
the area shows the wells are 99 to 27Q feet deep and have static water
l,evels varying from 82 to 1t0 f eet below the sur~ace. The highest total
nitrogen level was 3.44 ppm. The Co~solidated Irrigation District has
indicated that it can supply domestic use water for the plat upon completion ,
of agree~ents a~th the developer, ~ ~ ~
3. Im act discussion. ~
P R, ~ ~
a, The lat s onsor has proposed ~ lots on 3~ acres, Each lot is to be P P
served by a public water system and its individual on-site sewage dis-
posal system. This raises the question of significance of the impact
on the groundwater in the area artd possible alternatives for sewage disposal. ~
b. In the course of the conduct of the Army Corps study, Dr, Todd considered
typical soils~ natural and sewage disposal recharge to the groundwater,
and the effect of continued urban development in the Spokane River Va11ey
~pon the quality of the groundwater, In summary, he concluded that:
(1) I~n normal precipitation years subsurface disposal of sewage
tre~tment effluent does reach and recharge the ground~rater.
{2) All dissolved salts in sewage effluent will be carried to the
groundwater. Howeper, bacteria and detergents (phosphate por-
tfon) are mostly removed by the deep soil layer above the
groundwater and "minor dissolved constituents such as phos- phates, which are known to react with soil particles, or
nitrates, wh~~h are taken up ~y pla~~roots" wfll be~less_~
than the total found in septic tank eff luents.
(3) "The calculated results at the downstream end of groundwater
flow line indicate that the maximum range of (dissolved) sol-
ids concentration expected at present ~1975~ is up to 93 mg/t (milligrams per liter) above the natural groundwater back-
ground of t55 mg/t. The forecast year 2020 maximum incremental
concentration if 101 mg/I above the natural background."---"The
analytical results of the fo~ecast impact of year 2020 when com-
pared with the present impact, both measured in terms of leachate
volume and dissolved solids concentration, indicate that the present impact on groundwater quality is already a substantial
proportfon of the ultimate level."
~
c. Currently, results of chemical analysis show the to~al nftrogen content
of the groundwater as in the range of 1.$9 to 3.44 ppm. A pro~ected incre~ ~
mental increase using Dr. ~odd's expe~~ed 8.6 percent would result in
ranges 2.OSppm, to 3.74 ppm. Cur~ent Federal and State drfnking water
sta~dards permit up to 10 ppm.
, , ~
~1 4
1p 1
M* ~ J . r
6th & Long
Page 3 June 13, 1978
d. Alternative sewage disposal methods that would not recharge the ground-
water have the following general characteristics:
(1) Collector and central treatment systems dischargfng to
~ surfacQ waters would require at least tertiarq treatment
° and perhaps more to obtain a permit for the dis~harge
~ from the Department of Ecology. These systems aze not
currently economically available for this project.
(2) ~Sealed systems, whether individual or co~nunity, depend on evaporation for liquid removal. Some, such as la-
goons, have saf ety hazards associated with them and
~ relatfvely poor conununity acceptance.
4, Recommend that:
a, A pu~lic water system including f ire flows serve each lot prior to sale of the lot. ~
b, Each lot be aut~iorfzed the ~use of an individual on-site sewage system.
c, An on-site sewage management system be created and approved by this
of f ice privr to t~e s~igning of the f inal plat if more than a to~a1
of eleven dwelling units are author~.zed within the plat.
i -~9 ,,S
cc: ~erome Hustead
8ox 13372
Spokane, WA 99t63 .
sm
` ~ ,f- ,t rr ~ ~ ~j N
, ~
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E X H I B I T ,A r~ . a. ~ ~ ,
P~L~!~CNARY PLAT APPLIC,A.TIO~N FO~NI -
1~T,~ SIGNAT~RE BL0~~.5 C C8~ PAGFS 2 AND 3) MUS~ BE B~FC~E RETQRNI~IG
TO ~ pI~AT AC~lINI~TR~ATOR.
. ~ 1~,~, ~ ~ ~
P I - T ~ ~ 51918 ~-,A,, ~ art o be caa eted b a licaat e P1 Y PP yor
AREA AND DISTANCE*~~**r~4*~~~~*r~*****~~*~~~*~******~~~ **~~~I~I~~*C~~
a~Y~ , ~ I.ANNIN6 DEP ~ . .
~i ~ ~ r. : Total amount of lar.d in this Subdivi8ioa: Acres Total Number of Lots ~
J
Proposed densit~ of the PZat: 9 Lots/Gross Acre
yotal amount of ad~oining lan~d controlled by t,his owner or sponsor: o- Acres
,oposes ~se of co~.trol~ ~r~ ~d~i~ir~_n~ ~ ~ _ ~ ~
~ ,~t vy:~ s ~xc~ ~ t~.e b ~o ~e neares ~ iire stat~on? ~ .
. . . ~hopping facllztzes?_ o~~ U Municipal Boundar9: o/~~ u Paved street or
h i ~~aa4 0 4~ , ? ~ ~
:►~AN~u JSE**~~~~*~******#~.~***~****~~~~«*~~***~~*~****»~**w~*~~**~********~~***~~*****~«~*~~**~~~w**
~dicate the proposed laad uee of the psat: Single Famil~ Dwelli~n~gs ( X).
Duplexes C ?.adicate lats for duple~ces: N,v~
Multi-famil~ dwell~.ag units C Ind~icate w; ch lots: ba,~
Mobile ~omes C Other ( Describe ot~b~er uses: No,v~ .
D~sc~:. ~e ~on-residential use proposed in the Pl~ ,~r ~ N~~
__~y-_. _
~`hati ~s the prese~t use of the prope:ty proposed to be platted?
List tvpe of uses: C~tltivated land: ~ acres. Pasture: acre o
~'imber : ~ acre s. Vac : ~ ~ r • ~ , ~ ~ ~ ~ aut , acres. Othe. . . ` r,~~~~. ~ I' ~ - Acres
~ Is :c~e~ing of animals desired? No ( x). ? Yes ~ Type :
~R0~1:II~iTS****~*~*#~~****~****~*****«*~***~*~**~**~*********~***~*******~*~*******~**~«********
Do you plan to file the P1at in its entiret9 as proposed, or will i~ be a mu~.ti-phase deve-
1 opment? ~-e
To what Zevel of :.mprovement will st~eets be constructed? Gravel ( Mi~~mum. Cu_*b and Gravel ( Curb an,d Pave X 7 o Pave d onl y(
Describe any combinations of above:
Whzt is the t:~me pe: iod expected f or complete development of the Plat: .3
Street im~rooements completed? 3- 4m o. Substantial number of lots occupied? .~d qrn o.
Is dedication of any laad for public use contempleted? (Parks, schools, etco~ . ~ 1 v~,~ ~ ~ 1 r.:,.~,.~.~~.~. $'~rtcf~S
:sal.cate tne s~e of ~ts propo~ed ta be constructed: ~ Z,~a i~ ~ o SQUare feet
~'tit~ibe?' Of bedr'ooms ~2 ~U Q~ , ~ • ~ Es ~imat~d Sale Price.~s'p, e o a-~ ,
Wi~ ~ buildi~gs be br~,11t o~ ~he lo~~ bef ore ti~ey are sold: No , Yes (
Wi1.7. a~ special deed restrictions be iacluded in the sale of lots? No Yes ( ) e I f'~ve _ p~rn1 s~; r~
~ , vaww/yy,~~~ 6
m~*~~****~~**,r****~**~r*~**~t**r~*~******~**~*~~~***************~~*****r~***~~**********~ .~.~.a.,_....,~...
ladicate the proposed method of sewage disposal: Septic tank ~ x). Lagoon (
Treatment plant C ~o Other, or combinations (Desc:ibe) ~
Indicate the proposed source of water supply: Individual wells ( Public system ( AC Ya
Pri va ~e cammuni ty spstem
indicate method of extending service to the lots (Dwellings):
Underground utilit9 easements (X Overhead utility easements ~
Dtilities in streets C 7. No easements C
Indicate tbe dista.nce from this pro osal to the nearest existing water main: ADi feet Indicate siZe of nearest main: " incheso
-OVER-
~
LEGAL DESCRIPTION
of
GR~HJUSE ADtDIT ION
Bein a portion of the NW 1 Sec. 19~ ~.25~1. ~R.~S E., ~.I~. ~Corunt~ .
g ~ of 5pokane, State of Washing~on~ mo~e particularl~r described as
f ollaws;
All o~ Lot 12i B~.ock 25 of Corbin Additivn to Greenacres~
as per ~l,at thsreo~ recorded in Valume S" of Pla~s~ page 30;
l Except the So~th 5 f eet there of ; and except ~.he So~th
l86 fee~ of the East 23~ feet; and except ~he Noxth 126.?3 feet
of the Eas~t 21.7 f eet.
PR~ R' sh~
G'~ wAS q~' ~ ~OF ~
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QC~T 4~~yi~3
SPOKANE CO~~TY
PLANNING DEPARTMENT
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Acc~uNY jq 5"
AMr~ ~F ~ ~ . ~ ACCOUNT ~ ~ ~ ~~E~K ~ ~r , , Y~ u
AMt. PAID ~ ' M~~Y ~ r pRDER ~ r .
~plANCE ~ , OuE ~ -
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PE-1~24g-78 ~ ZE-190-]8. A hearing to consider the appiication of Ralph Guthrie,
Pd 9919 6roadway, Spokane, Washington, to file a plat to be known as Greenhouse Addition. Also to consider changing the zoning map from Agricultural
to Agricultural and Agricultural Suburban on the property described below, such
zone change to become effective only upon the filing of a final plat or plats
of such property. The property being platted is described as: Section 19,
Township 25PJ, Range 45 E.W.M. Being a portion of the NW 1/4 of Section 19,
more particularly described as follows: All of Lot 12, Block 25 of Corbin
Addition to Greenacres, as per plat thereof recorded in Volume "S" of Plats,
page 30; except the S 5~ee_t thereof; and Except the S 136 feet of the E ~ 235 feet, situate in the County of Spokane, State of Washington. (Located
in the east-central portion of the Spokane Valley adjacent to and north of
6th Avenue and adjacent to Long Road).
,
A~'rI~~VIT ~F POSTITJG
STATE OF V~~~ASNINGTCI~ )
) ss
COUNTY OF SPOKAN£ )
~
~
~ t~~ be~ng flrst duly sworn on oath,
depos~s and says:
Tnat I am a ctt~zen of the Unit~d States of Amerlca, and a resldent of the State of
~'~~ash~nqton over th~e aye of I4 years,
~ ~
That on the day of ~.c~ , 19 7Gt, I persona~ly
~ 1 or mc~~e true ccrrect c pie s af f~e h~reto attached and tncorporated po,.ted one ( } ~
~ ~ ~ o here~n b reference NG'TICE OF PUBLIC HEARIN~` ~n a consp~cuous manner at each f Y
the foilowtng locations, to-w lt:
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' d and S worn to before me trli dG y o~ ~ I 9 Subscribe
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Nolary Yublic in and for the StaLe of.
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Forward data to the computer room for processi~ng.
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