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PE-1299A-79 & ZE-106-79 r t~- PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET PHONE 456•2205 .r ~ ~ . SPOKANE WASNINGTON 99260 ~ SPOKANC COUniY COURT HOUSC SeptanUer 6 , 1985 Ed Bznwn Camnerce Mortgage Co. W. 127 Boone Avenue Spokane, T+A 99201 RE: PE-1299A-79, B ADDITIQN Dear Mr. Brown; We have ryot heard fran you regarding an Extersian of Time request for the above named p1,at. We assume you no longer desire to develop the pre approved plat, therefore thts proposal will be considered Null and Void effective Septenber 30, 1985. Further developuent of the site will therefore require resubmission of preLuninary appl.i.cation. If you have any questtoazs, please feel free to call. S ely, , DOUG7..~.5 . P.,I~MS Subdivi.sian Acbntnistrator ASA: dj P ~ , i t t ~ t Y f 3 ~ PLANNING DEPARTMENT ~BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET ~ ' PHONE 456-2205 SPOKANE, WASHINGTON 99260 , r . SPOKANC COUMtY COURT HOUSC J uly 12, 1985 Comnerce Mortgage Co. W. 127 Boone Avenue Spokane, WA 99201 RE: PE-1299A-799 BUTTERCUP ADDITION Dear Sirs• Our files indicate that the conditional approval of your preliminary plat known as BUTTERCUP ADDITION will expire on October 1, 1985. The Hearing Examiner Comnittee must consider and approve, in a public hearing prior to the expiration date, an application for an Extension of Time, if your preliminary plat is to remain active. The Committee may attach additional conditions to the plat during the public hearing. In order to process an Extension of Time, we request that you complete the attached form and return it no later than J uly 31, 1985. Please give special attention to the last two questions on Page 2 of the attached form and be specifi c, since i t i s this i nformati on which wi 11 formul ate reasons for approval or denial. A fee of $75, payable to the Spokane County Treasurer, must accompany your application to cover the cost of the public hearing. If I can be of any help to you, please feel free to contact me. 4 I / S ce ely, ~ ~ . DOUGLAS . ADAMS LA+.Subdi vi sion Admi ni strator DSA : dj r.. y r cc. En ~ j&4- rw ~ . ~ September 23, 1982 ~ `No P E-1299-79 Findings & Order ~ k. .tercup Addition SPOKANE COUNTY HEARING EXAMINER COMMITTEE - FINDINGS AND ORDER A INTRODUCTION This matter having come before the Spokane County Subdivision Hearing Exam- iner Committee on September 23, 1982 and the members of the Committee present being Kathy Carstens, Chairperson, l.ynn Tennican and Ken Kennedy B PROPOSAL The sponsor, Commerce Mortgage Co , is requesting approva{ of an Extensivn of Time for PE-1299-79, Buttercup A,ddittion, and Zone Change ZE-106-78, Agricultural Suburban to R-1 for subdivision of 19 5 acres into 54 lots for single-family dwelltngs, and there being present, the following appiicant or representative Ed B rown C FI NDI NGS OF FACT 1 That the provisions of RCW 43 21C (The State Environmental Poiicy Act) have been complied with. 2 That the proper legal requirements for advertisement of the Agenda Item have been fulfilled 3 That the owners of adjacent lands expressed neither approvai nor disap- proval of the proposed Extension of Time 4 That the information in the STAFF REPORT was considered 5 That the sponsor is attempting to finalize eleven (11) lots adjacent 14th Avenue as the first phase final plat of this preliminary plat 6 That the County Pianning Department and other County Departments has, as a past practice, allowed a preliminary plat to be firialized in reasonable phases, unless the conditions of approval prohibited phasing 7 That the original approval did condition for a public sewer and did not consider phasing 8 That the soil type and topography was a consideration for conditioning the preliminary plat for a public sewer FO't -C1 /r 1 L . September 23, 1982 ~ ~ e No PE-1299-79 Findings & Order 8uttercup Addition C FINDINGS OF FRCT (Cont) 9 That the eleven lots adjacent 14th Avenue are topographically separated from the remaining lots, as these eleven lots are along the north top edge of a bluff 10 That County Health District and County Utilities are reasonably sure that interim 'individual septic tan{<s will function, but the final plat review process will assure this before approving the final plat 11 That the remaining lots are on siopes and have marginal soils that caused the original condition for public sewer and should have public sewer 12 That additional finalizing of this preliminary piat in phases wouid not satisfy the need for a public sewer if additional interim individual septic tanks systems were allowed 13 That the preliminary piat substantially conforms to current adopted policies 14 That the preliminary plat will constitute Priority Sewer Service Area "fill-in" and is in near proximity to the pending Valley Sewer trunk line D. 5PECIAL EXPLANATION OR CONTINGENCIES APPLICABLE TO THIS DECISION 1 Those conditioris as listed in the September 23, 1982 STAFF REPORT, except as amended below• Add Condition That no further phasing will be allowed if the 11 lots adjacent 14th Avenue are finalized E ORDER The Hearing Examiner Committee pursuant to the aforementioned, finds that the application of PE-1299-79, Buttercup Addition, and Zone Change ZE-106-78, Agricultural Suburban to R-1 for an Extension of 7 ime is hereby APPROVED to October 1, 1985 Motion by Ken Kenndy Seconded by Lynn Tennican 1/ote 2 to 1, to prohibit further phasing Kathy Carstens - Nay Lynn Tennican - Aye f<en Kennedy - Aye FO'1-C2/r 2 a September 23, 1982 No P E-1299-79 Findings & 4rder d r_ercup Addition E ORDER (Cont) Motion by Lynn Tennican Seconded by Ken Kennedy Vote Unanimous, to grant 3 year extension of time Kathy Carstens - Aye Lynn Tennican - Aye Ken Kennedy - Aye HEARING EXAMINER COMMITTEE f~ r,p% rson ~ - ~ ATT EST JOHN NUNNERY Subdivision Administrator B y ~ D A T E. 9 F. lIq ~ i F01-C3/r 3 ~ " STAFT 12EPORT September 23, 1982 . TO SPOKANE COUNTY SUBDIVISION HEARING EXAMINER COMMITTEE FROM SPOKANE COUNTY PLANNING DEPA.RTMEN'T STAFF RE EXTENSIOAT OF TIME for PRELIMrNARY SUBDIVISION AND Z4NE RECLASSIFICATION PE-1299-79, BUTTERCUP ADDITION ZE-106-78, AGRICULTURAL SUBURBAN to R-1 I GENERAL INFORMATION A Sponsor 326-1350 Surveyor/EnRineer 924-3759 Cornmerce Mortage Co Senske & Associates W 127 Boone Avenue S 104 Freya, Suite 203 Spokane, WA 99201 ~ Spokane, WA 99202 B Location The proposal is located in the Spokane Valley south of llth Avenue, east of and adjacent to Eastern Street aad north of and adjacent to 14th Avenue, within Section 24, Township 25N, Raage 43 EWM , Spokane Couaty, Washington C Comprehensive Plan URBAl1 (approved prior to plan adoptYOn) D History The Hearing Examiner Committee approved this preliminary plat May 1979 and the Board of County Commissioners in an appeal decision approved with added conditions on September 1979 Two extensions of time have been granted, September 1980 and September 1981 Tbe sponsor indicates that substantial work has beea completed toward finalizing this plat, such as alI the surveying is completed, draft- ing of Final Plat Maps are completed, considerable engineering cvork on the sewer design, road and curb design, and drainage has been done The sponsor has retained a new Engineer and work is progressing E Proposal The sponsor is requesting an "extension of time" of the prelimznary dwellings and to change the zoning on the 19 5 acres from Agricultural to R-1 IT SPECIAL INFORMATION The County Utilities Department is recommending additional coaditions to allow a first phase of this preliminary plat to be finalized and still conform to the condition for a public sewer for this proposal The plat approval dxd not preclude phasing and the sponsor working with the various departments over the past two years has developed Draft FLna1 Plats for two phases The sponsor's new engineer has been recently working with County Utrlities regarding methods of complying with the requirement for a public sewer for this project The sponsor now desires to, as the first phase, finalize the 11 lots along 14th Avenue, which is fully improved with curbs, paving, water mains and water service lines to each 11 lots Since no "area-wide" nor "site" public sewer system is available, the County Utilxties is recommending that this first 11 lot phase be coaditioned for interim sewer systems (septa.c taaks) aad eoricli- tions to assure conversion to the "site" or "area-wide" public sewer system when available Note developing the public sewer system for the site would require finalization of most it aot all of the preliminary plat (54 lots) to have a cost effective system SR-E10/r -3- STAFF REPORT, SeptEmber 1982 PE-1299-79 . II SPECIAL INFORMATION (Cont) The Planning Department is recommending that all preliminaLy plat approvals be brought into conformance with RCW 58 17 regarding the amount of time allowed before a preliminary plat must be finalized. State law currently allows a preliminary plat three (3) years (without any new conditions ) and allows one extension of tirne for one year, if the sponsor requests the additional year, however, this 4th year may have new conditions added No other additional conditions of approval are being recommended by the re- maining departroents III CONDITIONS If approval is granted, the following conditions are recomnunended PLANNING DEPARTMENT 1 Those condztzons already attached to the preliminary plat of reCOrd, except as amended 2 That the preliminary plat be given conditional approval for three (3) years to October 1, 1985 The applzcant may request a one (1) year extensioa of time by submitting a written request forty-five (45) days prior to the above expiration date Such applicatlons should demonstrate the progress made toward flnalizing this preliminary plat If a time extension is not requested in a timely manner or a tzme extension is aot granted, then the preliminary plat approval is NULL & VOID UTILITIES CONDITIONS 3 Lots 1 through 11 on 14th Avenue be authorized the interim use of on-site sewage disposal systems This authorization is conditioned on compliance with all rules and regulatzons of the Spokane County Health Dzstrict and is further conditioned and subject to specific application approval and issuance of permits by the Health District 4 The owner, his heirs or successors shall join aad participate in any petition or resolution which purpose is the formation of a utility local improvement dxstrict (UL7D) pursuant to RCW Chapter 36 94, as amended The owner, his heirs and successors shall further agree not to oppose or protest anp legal assessments for any utility ].ocal improvement district (ULID) established pursuant to RCW Chapter 36 94, as amended 5 The owner, his heirs or successors shall agree to connect to and become part of any public sewer system for any future Buttercup Addition should they be developed prior to the availabilzty of an area-wide sewer collec- tion sqstem 6 Each dwelling unit shall be double plumbed for con.nection to fui-ure Buttercup Additioa or an area-wide sewer collectzon system Plans aad specifications for the double plumbing are to be reveYwed and approved by the Utilities Degartment prior to issuance of septic tank or building permits 7 Any water service for this project shall be provided in accordance with the Coordznated Water System Plan for Spokane County 8 There are no recommended ehanges to the existing preliminary plat condr- tions for the lots othez than 1 through 11 on 14th Avenue in Buttexcup Addition, therefore, the above 5 Utilities ConditYOns apply only to lots 1 through 11 along 14th Avenue and only if these 11 l.ots are filed as the first phase Final Plat SR-E11/r -4- File No PE-1299-79 ~ ~ 7-E =1-ob=7-9 SPOKANE COUNTY HEARING EXAI`,1HNER COMMITTEE ~ FINDINGS AND ORDER A INTRODUCTION This matter having come before the Examiner Committee on Septerrber 29, 1981 and the members of the Committee present being _JANE MYE'RS;' ' Chairperson, I<ENhJETH KEP1tdEDY and JOHN R CULLER B PROPOSAL The sponsor, COt1MERCE MORTGAGE CO , is requestting appi-oval of an Extension oF Time and Zone Change, PE-1299-79, Buttercup Addition, and zE-106-79, Agricultural Suburban to R-l, for subdivision of 19 5 acres into 54 fots for singie familydwellir-ic,s OR and there being present, tl-ie follo~tiing applicant or reprESentative ti1KE SETJSKE C FINDINGS OF FACT 1 That the provisions of RC1V 43 21C (The State Environmental Policy Act) have been comp I ied wi lh 2 That the proper Iegal requiiements for advertisement ol the Agenda Item have been f uif illed 3 That the owners of adjacent lands expressed neither/W6 aqproval/dis- aUroval of the proposed Extension oF Time 1 fyile No I'L'i259-l~ r-11 ~ ZE-1o6-79 . 4 The following are additional findirigs of fact cons+dered by the Hearing Examiner Coiiimittee a) r That addition of conditions for this project clarify and update the subdivision B) D SPECIAL CONDITIONS OR CONTIGENCIES APPLICABLE TO THIS EXTENSION OF TIME APPROVAL 1 Those conditions already attached to the preliminary plat of record ~ and conditions contained in Staff Analysis dated September 29, 1981 2 That the project sponsor is responsible for requesting an Extension of Time to review any prelirninar y plat approval Ail extensions applied foi- may subjecC the project sponsor tio ncw conditions required by Reviewing Agencies 3 Tha[ a Time Extension be granted to October It 1982 E ORDER The Hearing Examiner CommitLee, pursuanl to lhe afo► erlientioned, finds thati the application of Commerce Plortgage Co for an Extension of Time, ' and Zone Change as described in ti-ie application should be approved 2 F 1 1@ N0 PE-1 299-79 ZE-106-79 Motiion by KE14NF,DY Seconded by CULLER , ~ ---&RpLnvP j Vote Unanimous tQ ► ~ r ~ HEARING EXAfIINER COMilITTEE Cildlrflldll r f 1 ATTEST WALLIS D HUBQARD Planni nq D7rector By DATE OCTOBER l, 1981 9 , 4 ( ~ 3 ~_•--AE t'' ~ ✓ • . ~ _ . AGENDA, September 29, 1981 TELEPHONE 456-2205 SPOKANE COUNTY PLANNING SUBDIVISION HEARING EXAMINER COMMITTEE TIME Tuesday, September 29, 1981 - 8 30 A M (Item #lA on Morning Agenda) PLACE Broadway Centre Building, 2nd Floor N 721 Jefferson, Spokane PRELIMINARY SUBDIVISION & ZONE RECLASSIFICATION - EXTEiVSION OF TIME PE-1299-79, BUTTERCUP ADDITION ZE-106-79, AGRICULTURAL SUBURBAN TO R-1 a Location The proposal is located in the Spokane Val l ey south of 11 th Avenue, east of and adjacent to Eastern Street and north of and adjacent to 14th Avenue b Legal Description Section 24, Township 25N, Range 43 EWM Lots 7,8,9,10,11 and 12, Block 7, Lots 7,8,9, 10,11 and 12, 81ock S, Lots 1,2,3,4,5,6,7,8,9,10,11,12,13 and 14, Block 9, Lots 1,2,3,4,5,6,7,8,9,10,11 and 12, Block 10, Lots 1,2,3,4,5,6,7,8,9,10,11,12, 13 and 14, Block 11, Lots 1,2,3,4,5,6,7,8,9,10,11 and 12, Block 12, Lots 1,2, 3,4,5,6,7,8,9,10,11 and 12, Block 13, Lots 1,2,3,4,5,6,7,8,9,10,11,12,13 and 14, Block 14, and Lots 1,2,3,4,5,6,7,8,9,10,11 and 12, Block 15, al1 in Sparks Addition, according ta Plat recorded in Volume "L" of Plats page 6, in Spokane County, Washington A1so, those portions of Dyer Road lying between the N r/w line of 14th Avenue and the S r/w line of 13th Avenue and lying between the N r/w line of 13th Avenue and the S r/w line of 12th Avenue, and lying between the N r/w 17ne of 12th Avenue and the Ely extension of the N line of Lot 12, Block 7, Spark's Addition, also, those portions of Dollar Road lying between the N r/w line of 14th Avenue and the S r/w line of 13th Avenue and lying between the N r/w line of 13th Avenue and the S r/w line of 12th Avenue, also that portion of David Road lying between the N r/w line of 13th Avenue and the S r/w line of 12th Avenue and that portion of the W 30ft of David Road lying between the N r/w 11ne of 14th Avenue and the S r/w line of 13th Avenue, also the N 30 ft of the 14th Avenue lying between the center- line of Eastern Road and the centerline of David Road, also the E 30 ft of Eastern Road lying between the N r/tii line of 14th Avenue and the Wly extension of the N line of Lot 7, Block 7, Spark's Addition, also all of 13th Avenue lying between the E r/w line of Eastern road and the centerline of David Road, also the N 30 ft of 13th Avenue lying between the centerline of David Road and the W r/w line of Thierman Street, also the W 30 ft of Thierman St lying between the centerline of 13th Avenue and the centerllne of 12th Avenue, also the S 30 ft of 12th avenue lying between the W r/w of Dollar Road and the 41 r/w of Thierman Street, also that portion of the W 30 ft of Dollar Road lying between the centerline of 12tn Avenue and the Ely extension of the N line of Lot 12, Block 8, Sparks Addition, and also the 16 ft alleyways within 6locks 9, 10,11, 12, 13, 14 and 15, Sparks Addition, all as dedicated to public in plat and dedication of Sparks Addition, according to plat recorded in Volume "L" of Plats, page 6, in Spokane County, Washington c Sponsor Commerce Mortgage Co % Ed Brown W 127 Boone Spokane, WA 99201 d Surveyor Senske & Associates ; S 104 Freya, Suite 203 Spokane, 1!A 99202 - 1 - pE-1299-79, BUTTERCUP ADDITION e Site Size 19 5 acres f Number of Lots 54 g Proposed Land Use• Single family dwellings h Existing Zoning Agricultural Suburban I Proposed Zoning R-1 j Water Source East Spokane 4Jater District #1 k School District Spokane School Distttict tt81 1 Method of Sewage Disposal Individual septic systems with communit drainfields m Environmental Impact A proposed d2claration of non-slgnificance (a preliminary declsion, may be reversed, that an environmental impact statement, an EIS, is not needed) has been administratively lssued This insures the applicant of a timely processing of his/her proposal at the time of the public hearing. But, a major purpose of the public hearing is to afford the opportunity to present the decision makers with information as to whether or not a potential SIGNIFICANT ADVERSE impact upon the physical environment will result from implementation of the proposal, thus resulting in the need for an EIS However, all "extensions of time" and most "change of conditlons" are exempt from the provislons of SEPA, check with the Planning Department staff if uncertainty exists n Applicant is requesting a T1me Extenslon until October 1, 1982 X. } ~ r ~ ✓ ~ T ~ 1+~cx~7 ~c.+~.r' ~ T r 114 • r„ r1 0 ti1 ~ ~ _k. !nt►• L ~ r- a 1 tTN < IZ7'4 , F~~ 7v 1 11'1 T ~ AC I ~ ~ n Of ~ a ii tti 1~ ~ 1J ~ i~ ~ A ~ St a~ Z\~_ yr?''~ I a ~ 'y'r y ` J ~ ► . , ► ~ ~ 1A ~ 1=1000 , ~ , , --r - ~ STAFF ANALYSIS - September 29, 1982 PE-1299-79, BUTTERCUP ADDITION ZE-106-79, AGRICI3ZTURAL StTBURBAN TO R-1 PREZIMINARY SUBDIVISION AND ZONE RECL.ASSIFICATION - F.XTE.NSION OF TIME I GENERAL INFORMATION A History The project was approved by the Board of County Commissioners in September of 1979 and has received one previous Extension of Time The Bank now has ownership of the pro3ect and zs therefore requesting a Time Extension uatil October 1, 1982 B Location Southwestern portion of the Spokane Valley, more specifically bordered by llth and 14th Avenues, Eastern Street on the west and the exteasion of Thierman Street on the east C Proposal - 19 5 acres subdivided into 54 lots for sxngle famxly use - I.ot frontage = 88 to 100 feet - Lot sizes = 11,550 to 12,848 sq ft II SPECIAL INFORMATION A Circulation The County Road Engineer has not recommended aay aew conditions, only those conditions already attached to the preluninary plat of record, but have indicated thi.s project ls subject to the provisions and fee scheduling of the Engxneer's Department as adopted by the Spokane Board of Countp Commissioners on December 22, 1980 as amended B SewaRe Disposal The spoasor has proposed individual on-site sewage disposal spstems which have been authorized by the Health District The Utilities Department has required public sewers within this plat C Drainage The County Engineer reparts that the final construction plans must be reviewed and approved prior to the fila.ng of the final plat D Water Supply The proposal is lacated within the recorded se rvice area of East Spokane Water Distrtct #1 - 16 - 1 . . ~ STAFF ANALYSIS - September 29, 1981 BUTTERCUP aDDITION - continued E Fire Protection The proposal is situated within the recorded service area of Fire District #1 F Schoals The proposal lYes within the boundaries of School District #81 III CONDITIONS If approval is granted, the following conditions are recommended. PLANNING DEPAR.TMENT 1 Those conditions already attached to the preliminary plat of record 2 That the project sponsor is responsible for requesting a time extension to review any preliminary plat approval All extensioas applied for may subject the pxoject sponsor to new condztions required by Reviewing Agencies 3 That a time extenslon be granted to Octobex 1, 1982 ENGINEER' S DEPARTMM 1 The proposed plat is sub3ect to the Spokane Board of Countp Commissioners Resolutioa #80-1592, as amended UTILITIES DEPARTMENT 1 The owner, his heirs and successors shall join and participate in any petition or resolution whieh purpose is the formation of a utilitp local improvement district (ULID) pursuant to RCW Chapter 36 94, as amended The owner, his heirs and successors shall further agree not to oppose or protest any legai assessments for any utility local impravement district (ULID) established pursuant to RCW Chapter 36 94, as amended 2 Any water service~ for this project shall be provlded in accordance with the Coordinated Water System Plan for Spokane County 3 Public sewers are required . 2 - 1C - t i~t Nn PL--1299-/1l ZE-106-79 4 ' SPOKANE COUNTY HFARING EXAP4INER COMMIT`i-EE FINpINGS AdVD ORDER A I NTRODUCT ION This matter having come befvre lhe Examiner Committee on September 26, 1980, and the members of the Committee pr esent being Ted VicCoury Chairperson, John Culler and Ker-ineth Kennedy B PROP05AL The sponsor, Transkvesi.ern Real Eslates Services, Inc , is rec;uesting approval of an Extension of Time and Zone Change, PE-1299-79, Buttercup Addition & ZE-106-79, Agrscullural Subur-ban to Agricultura Subur ban or R-1 for subdivision of 19 5 acres into 54 lots 1or single family d%Nel(ings and there being present, the followii-ig applicant oi- representative NONE C FINDINGS OF FAC`f' 1 That the provisions of RCW 43 21C (The Slate Environmental Poiicy Act) have been com~.~lied ~vith 2 Thal the proper legal requir ements for advertisemenl o( the Agenda Ilei-n have been f ui(i!!ed 3 That rhe owners of adjacent lancls expressed disapproval oF the proposed Extension of Time 1 File No PE-1299-79 ~ ZE-106-79 ~ 4 The following are additional findinys of fact considered by the Hearing Examiner Committee a) That reasonable progress has been made loward the finalization of this P►-eliminary Plat b) Yhat if considerable alter-aLions Lo the finai plat are made, a public hearing niay be necessary Lo review said alter alions D SPECIAL CONDfTIONS OR CONTIGENCIES APPLICABLE TO TH15 EXTENSION QF TIME APPROVAL PLANN I NG DEPARTN1ENT 1 Those conditions already attached to lhe preliminary plat oi recor d 2 That the project sponsor is responsible for- requesting a time extension to review any pr ewiiiiinary plat appr oval All extensions applied for may subject the projecC sponsor Lo new conditions requitecl by Reviewing Agencies 3 That a t,ii-ne extension bP granted Lo Oclober l, 1981 UTI LITI ES DEPARI-(V1rNT 4 Public sewers zire requir-ed 2 ~ ~ L~y- " - ZE-106-79 ' UTILITIES DEPARTMENT (cor7tiiiued) 5 The owner, his heirs or successors sf-ia{i Join and participate in aiiy petition or resofution wi-iich purpose is the formal.ion of a utility local improvement dislrict (ULID) pursuant Co RC1U, Chapver 36 94, as amended The owner, Iits l-ieii-s and successor's shall further agr-ee noC 1.0 oppose or protesl any legal assessments for any utility local improvement districC (ULID) established pursuant to RC1V Chapler 36 94, as amended 6 Any water, service foi- ti-iis prolect shail be pt-ovided by East Spo!«ne Water Dislrict in accordance wiLh the coordinated water system plan for Spokane County E ORDER 7he Hearing Examiner Committee, pursuant to thE aforementioned, finds that the application of PE-1299-79, Buttercup laddition for an Extension of Time, and ZE-106-79, Agricultur-ai Suburban to fR -1, Single Faiiiily Residential a Zorie Change as desci-ibed in the application should be approved 3 a - 299 - / Z E-106-79 . ' Motioi-i by Kznnedy 'econded by Culler~ VoLe Unanimous to Approve HEARING EXAMINER C0MMITTEE Chair an /L ATTEST bUALLIS D HUBBARD Planning Director By ...r ~le/:' i4~r . Date ~ ~ AGENDA, September 26, 1980 TELEPHONE 456-2205 SPOKaNE COUNTY PLAPINIPlG SUBDIUISIOPI HEARING EXAMINER COMMITTEE TIME Friday, September 26, 1980 - 9 00 A,P1 ( T tem n 1 B on Morning Agenda ) PLACE 8roadway Centre Building, 2nd Floor N 721 Jefferson, Spokane PRELIMINARY SUBDIVISiON AiqD ZONE RECLASSIFICATION - EXTENSION OF TINE PE-1299-79, BUTTERCUP AODITION ZE-106-79, AGRICULTURAL SUBURBAiJ TO AGRICULTUP,AL SUBURBAi`I OR R-l a Location The proposal is located in the SQokane Val ley south of 11 th Avenue, east of and adjacent to Eastern Street and north of and adjacent to 14th Ave b Legal Description Section 24, Townsnip 25N, Range 43 EI1M Lots 7,8,9,10,11 and 12, Block 7, Lots 7, 8,9,10,11 and 12, Block 8, Lots 1,2,3,4,5,6,7,8,9,10,11,12,13 and 14, 81ock 9, Lots 1,2,3,4,5,6,7,8,9,10,11 and 12, Block 10, Lots 1,2,3,4, 5,6,7,8,9,10,11,12,13 and 14, Block 11, Lots 152,3,4,5,6,7,8,9,10,11, and 12, Block 12, Lots 1,2,3,4,5,6,1,8,9,19,11 and 12, Glock 13, Lots 1,2,3,4,5,6,7,8,9,10,11,12,13 and 14, BlocSc 14, and Lots 1,2,3,4,5,6, 1,8,9,10,11 and 12, Block 15, all in Sparlcs Addition, according to Plat recorded in Volume "L" of Plats' page 6, in Spokane County, bJashington A1 so, those porti ons of Dyer Road 1yi ng bet4reen the N r/w line of 14th Avenue and the S r/w line of 13th Avenue and lying between the y r/w 1 i ne of 1 3th Avenue and the S r/kr 1ine of 1 2th Avenue, and 1yi ng between the N r/kr 1 i ne of 1 2th Avenue and tne E1y extension of the ti line of Lot 12, Block 7, SPark's Addition, also, those porti ons of Dol 1 ar Road lying between the il r/w 1 i ne ofi 1lLth Avenue and the S r/kv 1 i ne of 1 3tn Avenue and 1yi ng bettiieen the Pj r/w 1 i ne of 13th Avenue and the S rN 1ine of 1 2th Avenue, al so that portion of Davi d Poad 1yi ng be tvreen the N r/w 1 i ne of 1 3th Avenue and the S r/w line of 12th Avenue and that portion of the W 30 ft of Davi d Road 1ying between the P! r/aa 1 i ne of 1 4th Avenue and the S r/w line of 13th Avenue, also the N 30 ft of 14th avenue lying betvieen the centerline of Eastern Road and the centerl7ne of David Road, also the E 30 ft of Eastern Road lying between the P! rJw line of 14th Avenue and ttie Wly extension of the N line of Lot 7, Block 7, Spark's Addition, also all of 13th Avenue lying between the E r/w line of Eastern road and tfie centerline of David Road, also the N 30 ft of 13th Avenue lying between the centerline oT David Road and the W r/w 1 i ne of Tfilerman Street, al so the 4! 30 ft of Thi erman St 1yi na between the centerline of 13th aven~ue and the centerline of 12th Avenue, al so the S 30 ft of 1 2th Avenue 1yi ng between tne 11 r/w of Dollar Raad and the b1 r/w of Tf>>erman Street, also that portion of the IJ 30 ft of Dol 1ar Road 1yi ng between the centerl ine of 12tli Avenue and the Ely extens7on of the fl line of Lot 12, Slock 8, Sparks Addition, and also the 16 foot alleyways iriithin Blocks 9 10, 11, 12, 13, 14 and 15, Sparks Addition, all as dedicated to public in plat and dedication of Sparks Addition, according to plat recorded in Volume "L" of Plats, page 6, in Spokane County, bJashington c Sponsor Transvfestern Rea1 Estate Services, Inc Tapzo Office Center S 104 Freya Spokane, WA, 99202 - 2 - l- ' PE-1299-79, BUTTERCUP ADOITIOv d Surveyor Michael L Senske ; E 9803 Sprague ; Spokane, 1,1A 99206 ; e Site Size 19 5 acres ~ f Number of L o t s 54 ~ g Proposed Land Use Sinale family dviellings ~ h Existing Zoning 4,gricultural Suburban 1 Proposed Zoning Agricultural Suburban or R-1 i Water Source East Spokane ldater District :#l k School District Spokane District tt81 1 Method of ;ewage Cisposal Individual septi c systems tiri th coiTimuni ty drainfields m Environmental Impact A proposed declaration of non-significance j (a preliminary decision, arhich may be ~ reversed, that an environmental inipact statement, an EIS, is not ~ needed) has been administratively issued This insures tne applicant of a timely processing of fiis/her proposal at the time of the public ~ hearing BUT, a major purpose of the public hearing is to afford the opportuni ty to present the deci s i on makers with i n f ormati on as to , tqhether or not a potential SIGPlIFICANT ADVERSE impact upon the phy- ~ si cal environment vri1 1 resui t f rom impl ementat7 on of the proposal, ; thus resulting in the need for an EIS However, all "extensions of time" and most "change or conditions" are exempt from the provisions of SEPA, check with the Planning Department staff if uncertainty exists n Applicant is requesting a Time Extension until October l, 1981 z 1 F ` ' • 1~ ~ ' ~ r ~ T N ~ t1 ~ ~ T H ~ ~ '0 i IQ 7 ,4 'AJ V) ~1 .7 r 117H a ~ i t 2 ct ~ 7)4 ~ I & v- 7 ~ ~ °y p~ ♦ ~ ► T s ~ ~ ~ r t~ } --r ~ ..t~ rr, V I L M ~•l 7w M ' T \ ~ + . , i ~~_~1.! ° - r 2 s LQ ..~._r~. 16 ~ ~ v~. i TI I \ / i ~ 2A - ~i _ 100Q ~ ~ a STAFF AiNALYSIS - September 26, 1980 PE-1299-79 BUT2ERCUP A17DTTTON ZE-106-79 SUBL'RBAN TO AGRICULTIRZAL SUEURBAlv AND R-1 PRELIMINARY SLTBDIVISION AND ZONEE RECLtiSSZFICATZON - EYTEVSIOti£ OF TTr1E I GEN~ERAL INFOI"IATION A Hzstory The proposal was orgYnally heard and approved b,~ the Hearing Examiner Committee on Play 31, 1979 The matter was appealed to the Board o.E County Commissioners and a decision and findings v,ere given on SeptPmber 24, 1979 The Board found that the proposal should be appzoved providzd that The applicant subinit a grading plan for the 13 lots located on or partiallv an the old dump showing the relation between the refuse in the dump site and the finished grade before and after home construction, atso that any eYcavated material from the o td dump and results of any tests required by authoriries be . inspected b5 the Health District, Building Cad@s and ~the County Engineer The sponsor's engineer reports that the first phase is prepared, e<cept approval af .final sewer design The first phase roacj pavir.g and curbing is completed along with water insta].Jatzon The secAnd phase may not cievelop without a change of conditxons due to impact of seasonal storm drainage along the alignment of 12th Avenue Ihe plat has not been Finalized largety due to drainage problems Therefore the sponsar is requesting an Extension of Time on the approval till October 1, 1981 B Location The proposal is located in the south western portion of the Spoxanc I'al1ey Generally the site is borderEd by lith Avenue, 14tri Avenue, Eastern Stieet on the west, and the eYtension of Thierman Street on the east C Proposal - 19 5 acres subdivided into 54 lots for Single Family use - Lot frontage = 88 feet to 140 feet - Lot sizes = vary frorn 11,550 sq feet to 12, 848 sq feet II SPECIr1L TYFORMATION A Circulatiocl The County Road Enga.neer has not recommended any new cond.Ltions Only those condYtions already attached to ttie preliminary plat of record The ('ounty Engineers indicates that the plat may be redesigned due to applications of County road standards B SewaRe Dlsposal The propasal is condxtioned for a public sewer system Also that 40 sLagie family bullding sites only be approved until such time as adOitl.onal sewage facilities are available - 23 - STAFF ANALYSIS - Septembe 1980 PE-1299-, "continued ZE-106-79 C Drainage The County Engineet reports th3t ttie final construction plans must be revlewed and approved prior to the filing o£ the final plat D Water SuUp1_y The proposal is located wzthin ttie recoi.ded service area of East Spokane Water District rl E Fire Protection The proposal is situated wlthin the recorded service axea of Fire District #1 F Schools The proposal ].ies within the boundaries of School District #81 III CONDITIONS Tf approval is granted, the following conditions are recommended PLANNING DEPARTtiENT 1 Those condirzons already attached to the preliminary plat of record 2 That the project sponsor is respousible for requesting a time extension to review any preliminary plat approval A11 exteasions applied for may subject the project sponsor to new condltions required by Revizwing Agencies 3 That a time extension be granted to October 1, 1981 UTILITIES DEPARTMENT 4 Public sewers are requixed 5 The owner, his heirs or successors shall join and participate in any petitYOa or resolution which purpose is the formatiop of a utility local improvement district (ULID) pursuant to RCW, Chapter 36 94, as amended The owner, his heirs and successors sha11 further agree not to oppose or protest any legal assessments for any utility local improvemezt dlstrict (ULID) establYShed pursuant tio I2CW Chapter 36 94, as ameaded 6 Any water servYCe for this project sha11 be providec3 by East Spokane Water Distrlct in accordance with the coordinated water system plan for SpoKane County - zc - ' ~ , ` 79 1343 L ~ BOARD OF COUNTY COMMISSIOfdERS OF SPOKANE COUNTY, WASHINGTON St~OkrtNIF COUN7`s FINDINGS AND ORDER REGARDING PRELIMINARY PLAT PROPOSAL AND ZONE RECL~~~~p,~qAT)PD~RjP[ PIT PE-1299-79, BUTTERCUP AODITION, ZE-106-79, AGRICULTURAL TO AGRICULTURAL SUBURBAN OR SINGLE FAMILY RESIDENTIAL WHEREAS, The Spokane County Platting Hearing Examiner Committee did, after public hearing on May 31, 1979, take action by motion that the preliminary plat to be known as BUTTERCUP ADDITION (File No PE-1299-79) be approved, and, WHEREAS, Russel F Herman, E 6207 12th Avenue, Spokane, Washington, 99206, did request a special hearing before the Board oF County Commissioners to present evidence and testimony against the motion of the Hearing Examiner to approve the above descrihed preliminary plat and zone reclassification, and, WHEREAS, The Board of County Comnissioners did hold a public hearing on July 23, 1979, to consider the Findings and Order of the Hearing Examiner and testlmony and request of , the plat sponsor, objectors, and other interested parties, and, WHEREAS, At said hearing opportunity was afforded those favoriny and those opposing the above described preliminary plat proposal and zone reclassification, the Board of County Commissioners of Spokane County, having fully considered the testimony given, the Findings and Order of the Hearing Examiner, the environmental checklist, and all other evidence presented, and further having personally acquainted themselves with the site and vicinity in question, does hhereby find that the conclusions of the Hearing Examiner were generally valid and sufficient, provided that 1 The applicant submit a grading plan for the 13 lots located on (or partially on) the old dump showing the relation between the refuse in the dump site and the finished yrade before and after home construction 2 Any excavated material from the old dump and results of any tests required by authorities be inspec ted by a} Health authorities at time of excavation to determine whether the old clump contents need to be disposed of in a licensed County disposal site or can be used as on site fill b) Building Code authorities dete►-mine that foundation soil dens7ties are adequate for proper building foundat7on construction , G ----INc) County Engineer detPrmines that o-oad foundation densities are suitable for ~ road cons truction The Board further noted that ftnal street, draindge, and sewer p1dns and specifi- cations have not been submitted for review and approval as of this date and thdt storm drainage and the old dump site constraints will make design and construction more difficult and costly to accompl7sh, however, it was the opinion of the Bodrd that the Developer's Engineer could submit a design that would be approvable The Board further ° stated that if the Developer is not willing to construct an approvable plan such as adequate storm drainage facilities off-site (to make the on--site facilities work) or to forego the use of some lots to meet flood hazard zone requirements or to provide _i r BEFOPE THE BOkPD UF c,t, Y CC11Il/I IZSS1U'i~~S 01' -SPOi;Ll;E CLAU ,o;A.S='I1►';TO'i IN THE MATTER CONCERNING PRELIMINARY ) SUBDIVISION AND ZONE RECLASSIFICATION ) PE-1299-79, BUTTERCUP ADDITION ) ZE-106-79, AGRICULTURAL SUBURBAN TO ) COMh1ISSI0NERS' DECISION AGRICULTURAL SUBURBAN OR SINGLE ) FAMILY RESIDENTIAL ) Sponsor Transtivestern Realty ) This being the time set by the Board of County Commissioners of Spokane County, Washingtori to render its decislon concerning the request of Transwestern Realty, % J arent PlcKinley, PJorth 1014 Pines Road, Spokane, WA 99216 for the above captioned preliminary subdivision and zone reclassification, and The Spokane County Nearing Examiner CorTimlttee having heard the above request on May 31, 1979, did approve said application, and The Board having conducted its own public hearing on July 23, 1979, at the request of Russel F Herman, East 6207 12th Avenue, Spokane, WA 99206 and after vis7ting the site and reviewing the testimony, and The Board being fully advised in the premises did determine, based upon the testimony submitted at the public hear7ng and other evidence available to the Qoard to uphold the action of the Nearing Exam7ner Co+-nmittee which approved the application subject to conclitions, PROVIDED FURTHER, that ~ 1 The applicant submit a grading plan for the 13 lots located on (or partia11y on ) the 0ld d11f11p showi ng the rel ation bettiAjeen the refuse in the dump site and the finished grade before and after home construction 2 Any excavated material frorn the old dump and results of any tests required by authorities be inspected by a) Health authorities at time of excavation to de'Lermine whether the old dump contents need to be disposed of in a licensed County d7sposal site or can be used as on site fill b) Building Code authorities determine that foundation soil densities are adequate for proper building foundation construction c) County Engineer determines that roaa foundation densities are suitable for road construction The Board further noted that final street, drainage, and sewer plans and specifications have not been subm7tted for review and approval as oF this date and that storm drainage and the old dump site constraints vJlll make design and construction more diffIcult and costly to accomplish, however, it vras the opinic►n of the Qoard that the Ceveloper's Engineer could submit a design that would be approvable The Board further stated that if the Developer is not w711lng to construct an approvable plan such as adequate storm drainage facilities off-site (to n1lake the on-site facil7ties tiiorh) or to forego the use of sorne lots to n2eet flood hazard zone requirements or to provide necessary density testing of the old dump area, then the proposal \ cannot be signed off for platting The Board instructed the Planning Staff to prepare Findings and Qrder, for cxecu ti on hy lhe f3qai cl aI.1 sub,vquc►n l, ment t riy , set tiiiy for tli mor~ definitively the Qoard's action in this matter BY ORDER OF THE QOARD this 4 day of September, 1979 VERNON WD OHI_AND ~ Cl~erk the Boa d _ ~ ~ ~ . PE-a 299-79 7:9 necessary density test7ng of the old dump area, then the proposal cannot be signed off for platting The Board also concurs with the Planning staff's recommendations that no significant t adverse Environmental Impacts arill result, and a Declaration of Non-Significance be issued NOW, THEREFORE, The Board of County Commissioners does conclude that the prellminary plat to be known as BUTTERCUP ADDITION and zone reclassification upgrading to Single- Family Residential should he and hereby is approved, DATED THIS DAY OF 19715? . ~ BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON RAY W CHRISTENSEN, _tj~~FET HARRY M LARNED ATTEST VER ON W. OHLAND of Boa By ~ ~ _2_ n f ~BEFORL THL" BOARD OF COUNTY COMMSSIUNLRS OF Sl'Okt\i\11' COUNIY,WnSEII►"GI ON Commissioners' Decisions ~ PE-1299-79, Buttercup Additlon ~ ZE-40-79, Agr and Res Office to Local Qus ~ NO i i CE: ZE-4-79, Agr to Res Office or Local Qusines 0I' } CONIINUANCE decision The above entitled matCer coming on regularly .Eor Ax~xrxxxg before the Board of County Commissioners ot Spolcane CautiLy, Wasllingl.ocz, and the Board being desirous of givinp, said maLLcr Further decisio~ consideration d~.d der,ermine to conLinue this AM~4~I.~.~ Lo August 20, 1979, or such time as a full Board is pi,esent DATED AT SPOKANL this 13 day of August, 1979 VTRfdON W OHLAIID CLERK OF TilL BOARD r , 13 Y - /'.L / Ros ne 1 0l l.a~ue , llEputy C~ ee ~ o ~ y6)o o 9 F~~ . BEFORE THE BOARD OF CUUI, ~11MISSIOrdERS Or SPOKAi'VE COUNi ASHINGTOfJ IN THE MATTER CONCERNING PRELIh1INARY ) SUBDIVISION AND ZONC P,ECLASSIFICATIOP! ) PE-1299-79 BUTTERCUP ADDITION ~ NOTICE Of PUBLIC HEARING ZE-106-79 AGRICUL7lJRIlL SUBURBAN TO ~ AGRICULTURAL SUSURBAN OR SINGLE- ) FAJ%1ILY RESIDENTIAL ) SPONSOR TRANSWESTERN REALTY } NOTICE IS HEREBY GIVEN that the Board of County Commissioners of Spokane County, Washi ngton, ►,ri 11 hol d a publ i c heari ng at 1 30 P14 ON JllLY 235 1979, at i ts office in the County Courthouse to consider the above-mentioned preliminary subdivision and zone reclassification on the following described property Location The nroposal is locatecf in the Spokane Valley south of llth Avenue, east of and adjacent to Eastern Street and north of and adjacent to 14t{i Avenue Legal Description Section 24, Tokqnship 25fJ, Range 43 E,1J,,1, Lots 7, S, 9, 10, 11 atid 12, Qlock 7, Lots 7, 8, 9, 10, 11 and 12, Block 8, Lots 1, 2, 3, 4, 51 6, 71 8, 9, 10, ll ,12, 13 and 14, Block 9, Lots l, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 and 12, alock 10, Lots l, 2, 3, 4, 59 61 73 8, 97 10, 11, 12, 13 and 14, [31ock 11, I..ots 1, 2, 3, 4, 5, 6, 7, II, 9, 10, ll, anci 12, alock 12, Lots l, 2,37 42 51 61 7, 8, 9, 10, 11 and 12, E31ock 13, Lots 1, 2, 3, 4, 5, 61 71 8, 9, 10, 11 , 12, 13 ~~ld 14, alocl. 14, and Lots l, 2, 3, 41 51 61 7, 8, 9, 10, 11 and 12,alock 15 all in Sparks Addition, according to Plat recorded in Voluine "L" of Plats, Page 6, in Spokane County, Washington Al so, those poitions of Dyer Road lyi ng bettieen ti~e N r/ki 1 ine o f 14 th Ave and the S t/w line of 13th Ave ancl 7yi ng bettreen the fd r/w 1ine oF 13th Avenue and the S t/kr line of 12t1i Avenue, and 1ying bet►reen tl7e 11 r/tr 1 i ne of 12th Avenue and the E1y extensi on of Lhe f! 1ine of Lot 12, alocl. 7, Spark`s /1dclition, also, those portions of Dollar Road lying betaieen the 11 r/» 1ine of 14th Avenue and the S r/w 1ine of 13tli Avenue anci 1yi ng between the N r/w 1 ine of 13th Avenue and the S r/w 11 iie of 1 Zth AvenLle , al so that portion of Davic1 Road 1yi ng betlreen the fq r/%j 1inc oF 13th Ave and the S r/w line of 12th Ave and tiiat portion of the W 30 ft of David Road 1yi ng between the ff r/w 1 i nP of 14t{i Ave and the S r/w 1ine o` 13th Ave, a l so the il 30 ft of 14th Ave lying bettiieeri tfie centerline oF Castern Road and tfle centerline of David Road, also the E 30 ft of Easte7,ii Road lying between the 11 r/tiq 1ine of 14 tfi /lvenue ancl the V11 y ex Lensi on of the 11 1ine of Lot 7, al ock 7, Spark `s Addi ti on, al so al 1 of 13tli llvenue 1yi ng between the E r/tiJ 1 i ne of Eastern road and the centerl i ne of Davic1 Road, al so the il 30 ft, of 13th /lvenue 1ying be tween the centerl lne of David Road and thc ll r/w 1ine of Thieriiian Street, al so the IJ 30 ft of Th ierinan St lyiiig bettiecn the centel1ine of 13th Avenue and the ceiiterline of 12th Avenue, also the S 30 ft, of 12th Avenue lying betlreen the lJ r/w of Dollar fload and the t! r/lr oF 7hierman St, also that portion of the 'vJ 30 ft of Uol1~~r noad lyiny bebrcen the centerline of 12t1i Avenue and tlie Ely extension of the i1 line of Lot 12, Glock 8 Sparks Aclditlon, and al so the 16 foot al leyways wi thin Qlocks 9, 10, 11, 12, 13, 14 ancl 15, Sparks 11c1dition, a11 ds dedicated ta puUlic in plat and c;eclication of Sparks llddi tioil, accor-diiig to p1 at recor ded in Vol ume "L" of Pl ats, Page 6, in Spokane County, llushington NOTICE IS FURTHER GIVEid that a topic of discussion at this hearing ma; be whether or not this proposal urill have a s7gnificant adverse environmental impact NOTICE IS FURTHER GIVEN tha1, any person interested may appear- at said hearing and present testimony in support of or~ in opposition to an appeal on said matl.er filed with the Board of County Commissioners BY ORDER OF TNE QOARD this 18 day of Jurie, 1979 VERNON W QN _ItfJD CLERK OF,/TFIE BOARD BY ' -~L Royanne Montague, Deputy Clerk ~ , . le No PE-1299-79 zE-106-79 SPOKANE COUNTY HEARING EXAMINER COMMITTFE FINDINGS AND ORDER A INTRODUCTION This matter having come before the Examiner Committee on May 31 , 1979, and the members of tl-ie Committee present being Eldon Thomas, Chairperson, Jane Myers, and Ted McCoury B PROPOSAL The sponsor, Transwestern Realty, C/O J Brent Mcl<inley, is requesting approval of a preliminary plat and zone change, PE-1299-79, Buttercup Addition, and ZE-106-79, Agricultural Suburban to Agricultural Suburban or Single Family Residential for subdivision of 19 5 acres into 54 lots for single family dwellings and there being present, the following applicant or representative MIKE SENSKE - J BRENT McKINLEY C FINDINGS OF FACT 1 That the existing land use in tl-ie area is vacant 2 That the Comprehensive Plan designates this area as residential usage 3 That the existir-ig zoning of tl7e property described in the applicatiori is Agricultural Suburban 4 That the provisions of RCW 43 21C (Tl-ie State Environmental Policy Acl) have been comp I i ed wi th 5 That the proper legal requirements for advertiser-nent of the Agenda I tem have been fulf illed 1 A P Ir No PE-1299-79 zE-1o6-79 6 That the land tin this ar-ea is suitable for the proposed use, or uses within the proposed Zone Classification 7 That the proposed use is compatible with existing uses in the area 8 The Nearing Examiner Committee finds the proposed use is not detrimental to the generai 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 COND1I"IONS OR CONTIGENCIES APPLICABLE TO THIS SUBDIVISION APPROVAL NOTE Any amendments to said conditions are stated separately and listed hereafter 1 That a statement be placed in the dedication to the effect thafi no more than one dweliing structure be placed on any one lot, nor shall any lot be furfiher subdivided for the purposes of creating additional lots or building sites without filing a replat 2 That the plat provide for right of way width for streets as indicated on the preliminary plat of record 3 That appropriate provision be made that the foflowing described properCy be held in trust untii the corifiinuation of the streets be dedicated or deeded A I' strip at the ends or edges of all streets that terminate or border the plat boundary (Temporary cul de sacs are required when streets terminate at the plat boundar-ies ) 4 That appropriate street names be indicaked 2 ' ^(e No PE-1299-79 ZE-106-79 . 5 That appropriate utility easements be indicated on copies ofi the approved preliminary plat for distribution to the Planning Department and the utifity companies Written approvat of the easements by the utitity company must be received prior to the submifital of the final plat 6 That the plan for water facilities adequate for fire profiection be approved by the water supplier and fire protection district Said water plan must also have been approved by thP appropriate healfih authorities The health authorities, water supplier (purveyor), and fire protection district will certify, prior to the filing of the final piat, on the face of said water plan that the plan is in conformance with their requirements and will adequatefy satisfy their respective needs Said water plan and certification wili be drafted on a firansparency suitable fior reproduction The purveyor will also certify prior to the filing of the final plat on a copy of said water plan fihat appropr•iate contractual arrangements have been made with the plat sponsor for construction of the tivater system, in accordance with the approved plan, and in accordance with a time schedule 7he Cime schedule will provide, in any case, i'or completion of the water system and inspection by the appropriate healfih authorities prior to application for buiiding permits within the plat The contractual arrangements will inc{ude a provision holdrng Spokane County and the purveyor harmless from claims by any 1ot purchaser refused a building permit due to the failure of the plat sponsor to satisfactorily compiete the approved water system The piat dedication will contain a statement to the eFfect that the public water system as approved by County and State Heaith authorities and the local fire district and purveyor wrll be installed within this plat, and the subdivider wiil provide for individual domestic water service as weil as fire protection to each lat prior to saie of each 1ot 3 ~ Ip No PE•1299-79 ZE-106-79 7 That a certificate of title be furnished the P{anning Department prior to the filing of the final plat 8 That the preliminary plat be given conditional approval to June 1, 1980 9 That a declaration of Non-Signif►cance be issued, in accordance with Section 11 15 340 of tl-ie Spokane County Environmental Ordinance (SCEO) prior to approval, or any approving action in accordance with SCEO 11 15 340 NCJTE The oFficial File contains an environmental checklist for the proposal and a staff review of their checklist as required by WAC 197-10-320 10 That conditional approval of the 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 11 That plans, profiles, and cross sections showing proposed street centerline and curb grades be sLabmitted to the County Engineer for approval prior to construction and the filing of a final plat 12 Construction within the proposed public streets and easements shall be performed under the direct supervision of a licensed land surveyor, who shall be responsible for perpetuating all evidence of the {ocation of survey monuments which may be distrubed during construction and who shail furnish the County Engineer with "As Built" plans and a certificate in writing that all improvements were installed to the lines and grades shown on the approved constr-uction plans and that ali disturbed monuments have been replaced 13 No construction work is to be performed with the Public Righfi of Way until a permit has been issued by the County Engineer Ali work is subJect to inspection and approval by the County Engineer 4 Vo PE-1299-79 ZE-106-79 14 AI{ construction within the Public Right of Way is to be completed prior to filing the finai plat or a bond in the amount estimated by the County Engineer to cover the cost or construction of improvements, construction certification, "As Built" plans, ai7d monumenting the street centerlines, shall be filed tivith the County Engineer 15 That a name be indicated before the final plat is filed, such name to be approved by the County Assessar and the Planning staff 16 Prior to filing 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 D17 That the provisions oF SEPA'S NOTICE OF ACT{ON pursuant to 43 21C 080 RC4V and the Board oi' County Commissioner's Resolution No 77-1392 be 1 Q accomplished by the project applicant within thirty (30) days of forma! P~ v action by the Hear4ng Examiner Committee, with regard to the preliminary plat approvai, as instructed by the Planning Department staff 18 That upon filing of the tinal plat, the zoning be reclassified to R-1, Single Family Residential 19 That the project sponsoi- is responsible fior requesting an extension of time to review any preliminary plat approval All extensions applied for may subject the project sponsor to new conditions required by Reviewing 1 Agencies 20 That the Hearing Examiner Comrni ttee sustain the issuance of a proposed Declaration of Non-Significance and recommends issuance of a final Declaration of Non-Significance 5 tIp No PE-1299-79 ZE-106-79 21 That a public water system serviced by East Spokane Water District #1, and including fire flows, serve each lot prior to the sale of the lot 22 That final consfii~uction plans for on-site storm drainage and sanitary sewer facilities be reviewed and approved prior to filing of the final plat by the 0 County Utilities Engineer and tl-ie County Health District 23 That the plat dedicatioi-i contain the statement "Use of private welis and 4vater systems is prohibited 24 Drainage plans and design calculations showing the grades and alignment of drainage Facilities shall be submitted to the County Engineer and Spokane County Healtl7 District fior- approval prior fio construction and the filing of the Final plafi ~ 25 The final plat shall be designed as indicafied on ti-ie preliminary plat of record and/or afitached sheets as noted, except that it shall be limited to 40 single family building sites until such time as additional sewage disposal facilities are available on-site or connection to a municipal treatment and/or disposal facilities off-site to the satisfaction of the Spokane County Health District and Spokane County Engineer 26 Conditional approval is given subjecL to provisions in the plat for a public sewer system Approval of the design of said sysfiem must be given by the Spokane County Heaith District Authorities prior to filing of the final plat A suitable guarantee will be required to the Department to cover the cost of providing said system in the amount as determinecl by the Public Works Depar lnient 27 An on-si1.e sewage management system shall be created and approved by the Spokane County I-lealth District prior to filing of the final plat Dedicatory Ianguage oF the plat shall include the stafiement "Each lot ownership sriall be a member of the on-site sewage managernent association 6 . le No PE-1299-79 ZE-106-79 The Spokane County Flealth District shali be nottified of all annual meetings of the management association " 28 No drainfield laterals be installed below the 2001' contour elevation 29 That ail public roads within the plat be curbed and paved to the specifi- cations of the County Engineer Existing County roads providing direct access to the plat should be paved and curbed fio the standards of the County Engineer ,/d r=Q~ That no direct access be allowed from lots to Do11ar Road and Eastern ~ U. j ~ Road 31 That the owner dedicate 30 feet additional right-of-way alor)g 14th Avenue 32 That Dollar Road be fully improved to the plat's north boundary R~ 33 That Eastern Road be fuily improved to the plat's north boundary ~ 34 The sponsor will develop 14th Avenue to County standards upon , developing any lots along that streetL qY ~ 35 That a iandscaAinJ site Plan' is provided to be aPProved bY the Sub- y. division Administrator and further, fifiat the improvements are installed and maintained by the plat sponsor untiil such time as maintenance can be provided by a Homeowners Association E ORDER The Hearing Examiner Commitlee, pursuant to the aForementioned, finds that the applicarion of Transwes[ern Realty, C/O Brent McKinley for a Preliminary Plat and Zone Change as described in the application should be approved 7 . ~ ""lle No P E-1299-79 . ~ ZE-106-79 Mofiion by McCoury Seconded by Myers Vote Unanimous HEARING EXAMINER COMMITTEE ~ , ~"0a Chairman v ATTEST FRED L DAYI-IARSH Planning Director By 8 J~ . . Plat Hearing Examiner Comi7iittee Actions of May 31, 1979 3 PS-1197-78, 81y-Garber Addition - Guthrie ZS-81-78, Agi-icultural Suburban to R-1 Location Sli corner of 57th Avenue and Freya Street Proposal 3 acres into 10 lots for single family dvrell7ngs Action Approval - Unanimous Additional conditions - Not protest local improvement district for sanitary sewer improvements - That owners of al 1 non-publ i c property herei n pl atted into 1 ots , blocks or tracts agree not to protest the construction of, or legal assessment for, any seti,ler ultiriiately serv7ng their non-public property a t s uch ti me it 7 s des i red - Temporacy use of 7ndividual on-site se4iage system on each lot is authori zed only unti 1 an area-vrlde operat7 ng sevierage system i s available - Each structure from which sewage is to issue shall be plumbed and connected to collector lines intended to serve the area even tliough use of i ndi vidual on-s ite setiiage d i sposal i s authori zed pending avai 1 abi 1 i ty of an operati ng area-wi de sevierage systeiD - Dry sewerage lines as approved and required by governing municipality sha 11 be iris ta 11 ed i n pl atted property - That dedicatory language of plat shall include above 4 PE-1299-79, Buttercup Addition - Transwestern Realty,% J Erent P1cKinley ZE-106-79, Agricultural Suburban to Agricultural Suburban or R-I Location South of llth Avenue, east of & adjacent to Eastern Street and north of and adjacent to 14th /lvenue Proposal 19 5 acres into 54 lots for single family dviellings Action Approval - Unanimous Additional Conditions - That sponsor develop 14th Avenue to County standards upon developing any lots along that street - That a landscaping plan be provided and approved, and improvements i nstal 1 ed and mai ntai necl by pl at sponsor unti 1 such time as mai ntenance can be provi ded by a Elomeowners Associ ati on 5 PE-1300-79, Erret's Addition - Erret ZE-107-79, Agricultural to Agricultural Suburban or R-I Location Approximately 320 f t east of Flora Road and south of and adjacent to Alki Avenue Proposal 5 05 acres into 15 lots for single family dtie117ngs Action /lpproval - Unanimous 6 PE-1302-79, Sullivan ~ Nughes Addition - Hughes ZE-110-79, Agricultural Suburban to Single-Family Residential Location flori.h of and adjacent to 57th Avenue and approximately 150 feet kiest o F Pittsburg Street Proposal 4 8 acres i nto 14 1 oi.s for- singl e fami 1y dvre717 ngs Action Approval - Unanimous _2_ AGENDA, P1ay 31 , 1979 TELEPHOPJE 456-2205 SPOKANE COUiVTY HEARING EXAMINER Tirie Thursday, May 31 , 1979, 9 00 A C1 Place Broadway Centre Building, 2nd Floor N 721 Jeffersoil, Spokane 9 00 A H Page A PRELIMINARY SUBDIVISIONS - EXTENSIONS OF TIP1E 1 PS-1165-77, EbJELL'S ADDITION ZS-207-77, Agricultural Suburban to Single-Family Residential and Two-Fai-iii1 y Res ident i al S i AR I fdV ESTMENT CO 1 2 PE-1187-775 FLORA ACRES ZE-57-78, 1lgricultural to Single-Family Resident7al GUTFIRI E 2 3 PS-1197-73, BLY-GARaER ADDITION ZS-81-78, /1gricultural Suburban to Single-Family Residential aLY 3 B PRELI(1INARY SUBDIVISIOPJS AND ZONE RECLASSIFICATIOPJS 4 PE-1299-79, QUTTERCUP ADDITIOfd ZE-106-79, Agricultural Suburban to Acricultural Suburban or Single- Fanily Residential TRAPJSWESTERN REALTY, °o J aREPJT P1cKINLEY 4 5 PE-1300-78, ERRET'S ADDIiION ZE-107-79, Agricultural To Agricultural Suburban or S7ngle-Fariily Residential ERRET 5 6 PS-1302-795 SULLIVAN & HUGHES ADDITION ZS-110-79, Agricultural Suburban to Single-Family Res7dential HUGHES 6 12 00 fJoon LUNCH ( Pl ace to be announcecf at Heari ng) 1 J'0 P f-1 Reconvene C PREL IP1INARY SUQDIV I SIOiJS AiJD ZOIJC RCCLASS IF ICATIOfNIS 1 PE-1303-79, FLORA IPIGUSTRIAL PARf: SCI-I Ii if IELS BROTHERS 7 2 PE-1304-79, FOREST GREEN SUQJIU7SIOfJ REPLAT #2 JOE ll/1RD, °o KAHUIIA LAPlD CO 8 3 PE-1305-79, SA[3RIIJ/1 ADDITIOi! MILl.ER 9 4 PE-1306-709, SUidRISE EAST ZE-111-79, 11r,}-icultural to Agricultural & Single-Family Residential CURRY 70 ~ ~ AGEND,A, P1ay 31, 1979 TELEPNOHE, t56,2205 SPOKl1►lE COUilTY PLMPJIidu SU$DIVISION nEARIi'!U EXAMNER C01,11,1ITTEE TT,iE Thursday, r iay 31, 1979 - 9 00 A f 1 ( Item ~4 on i~iorni ng Agenda) PLACE Broad+r;ay Certre Bui 1 di ns , 2nd F1 oor id 721 Jefferson, Spokane PRELPIMARY SUaDIVISIOiV AiaD ZONE RECLaSSIFICATIOiN! PE-1299-79, BtJT TERCJP ADDITIGt! ZE-106-79, AGRICUL i URAL SUBURBni+ TO AGRICULTURAL SUBURBAN OR SMGLE-FA~ 1ILY RESIDEilTIaL a Location The proposal is locat2d in tne Spoi;ane Valley south of llth Avenue, east of and adjacent to Eastern Street and nortli of and adjacent to l4th Avenue b Legal Descri pti on Secti on 24, Township 25N, Qance 43 E~,1 P9 , Lots 7, 8, 9, 10, 11 and 12, Block 7, Lots 72 8, 9, 10, 11 and 12, Block 8, Lots 1, 22 35 4, 5a 61 7, 8, 9, 10, 11 a12, 13 ana 14, 61oc1; 9, Lots 1, 2, 3, 4, 51 6, 7, 8, 9, 10, 11 and 12, Slock 10, Lots 1, 2, 33 45 5, 65 71 8, 9, 19, 11, 12, 13 and 14, 81ock 11, Lots 1, 2, 3, 5, 6, 7, 8, 9, 10, 11, and 12, Block 12, Lots l, 2,3, 4, 5, 6, 7, 8, 4, 10, 11 and 12, Block 13, Lots l, 2, 33 42 5, o, i, 8, 9, 10, 11, 12, 13 and 14, Bloc. 14, and Lots l, 21 3, 43 5, 6, 7, 9, 5, lo, 11 and 12,B1ock 15 all 1n Sparks Additioii, accoroing to Plat rAcorded in Volume "L" of Plats, Pace 6, in Spokane County, 1.1ashi ngton Al so, those porti ons of Dyer Road 1yi ng befcreen zhe ln1 r/,/ 1ine of 14th Ave and the S r/+r 1ine of 13th Ave and lying betiieen the 1 r/%r 1 i ne of 13th Avenue and the S r/w 1 i ne of 12 -Lh Avenue, and lying bettireen the il r/u line of 12th Avenue and t'tie Ely extension of the (1 line of Lot 12, Block 7, Spark's AGdition, also, those portions of Dollar Rcad lying between trie 0 r/tv 1 i ne of 14th Avenue and the S r/w 1ine o i 13tn Avenue and 1yi ng bettireen the N r/w 17 ne o F 13 th Avenue and the S r/~i 1 i ne of 12th Avenue, al so that portion of flavl d t,oad 1 yi ng be tween the iI r/w 1 i ne of 13th Ave and ttlhe S r/+,i 1ine of 12th Ave and tilat portion of t~ie W 30 f~, of Dav id Road 1yi ng betijeen tiie f1 r/vi 1 i ne of 14th Ave and the S r/sl 1ine of 13th Aye, al so tne d 30 ft of 14th Ave 1yi ng oetween tne centerl ine of Eastern Road and the centerline of David Road, also the E 30 ft of Eastern f;oad lying between tne fl r/tir 1 i ne of 14tii Avenue and the ]rlly extensi on of tile d 1ine of Lo t 7, Bl ock 7, Spark's P,ddi ti on, al so al 1 of 13 -Lli Avenue 1yi ng betaeen the E r/w 1ine of East2rn roacl ancl the centerl ine of Davi d Road, al so tiie iJ 30 i t, of 13t{l Avenue lyi ng bettireen the centerl i ne of Davi d Road and ti'ie t; r/1,r 1 i ne of Thi er;ilan Street, al so the ~I 30 ft of Thi erman St 1yi ng between tne- centerl ine of 13th Avenue and the centerline of 12th Avenue, also the S 30 ft, of 12th Avenue 1yi ng bet,reen the li r/w of Dol 1 ar Road and the tI r/w of Thi erman St, also that portion of the ltl 30 ft of Dollar `:oad lying between the centerllne of 12 th t, ienue and the El y extetiision of the il! 1ine of Lot 12, Bl oc4c 8 Sparks ACIGI t10t1 y and al so the 16 foot al leyliays withi n 61 ocks 9, 10, 11, 12, 13, 14 ancl 15, Sparks Addition, all as dedicated to public in p1a+ and Gedication o~` Sparks i'ldditi on, accordi ng to pl at recorded in Vol ume "L" of Pl ats , Page 6, in Spokane County, ;,"ashington c Sponsor Transtirestern Rea1ty, J 6rent ilci:lnley J 1014 Pi nes Zoad Spokane, IlA 99216 d Surveyor Daviu C Clausen E 9803 Spracue Spokane, 'JA 99206 e Site Size 19 5 acres f ilumoer of Lots 54 (Contd ~ - 4 - ~ PE-1299-79, ButtercuiD Add on (Contd } . g Proposed Lanu Use Single family dwellings h Existing Zoning Acricultural SuburSan (est 2-14-67) 1 Proposea Zoning Agricultural Suburban or Single-Family Res j '►tater Source East Spokane '.ater 7i s ri c~. ;1 k School District Spokane Distc,ict :t8l 1 ~ lethod oT Se,iage Disposal Inoivi dual septicsystems ~)iCammuni ty drai nfie" m Environmental Impact A topic of discussion at this iLlea7,ing may be wfiether the Hea ri ng Exami ner Cc ~~~r i ttee has adequate infornaticn to assess the adverse Environ.mental I.mpacts of the proposal The State Environimental Policy Act 'JIMIC 197-10-530 (2) provldes 'Chat " In tiie event that the further investiqati ons authori Zed by ttii s sec 'Llon do nat provide inforr-►ation reasonably sufficienz to assess any potential adverse environnental inpacts of the proposal, an EIS shal 1 be prepared " _ • r ^ Ly~ t • ~ ~ ' < ~ ~ a - ul ~ V Y J c '1 6 Z T~ C . SOnO fOri 4 3 r Q( rr~~ Q l T t'~ ~ ~ l TH v ~ ~ 7 T N E- t B T H . ~ ► ~ • t + , , ~..Z ~ ~ , r _j u1~ ~ ct Li A 10T ~ 1. . • ~ ~ v Z I I T N ~ ~.T,►"~ , . ~ S• ' O d 1+ N 1 , Aaft i ~ , y A ~ i 11 2T14 1- T W 114 T H 3 ~ A- 19 2 J3 n, .11 J,5 T ~ ~ ~ ~ . ° u ~ T ~ . .tt ~ t Z ~ y , E La- -4 ~ r • r 4A 1MV ► _ ~a.~ •s 1000 I . / . STAFF AVALYS I S- May 31, 1979 PE-I299-79, BUTTERCUP ADDITION ZE-106-79, AGRICULTURAL SUBURBAN TO AGRTCU.LTURAL SUBURBAN OR R-1, SIiVGLE F'AiMILY RESIDENTIAL PRELIMINARY 5tiBDIVISION AND ZONE CLASSIFICaTION I GENERAL INFOR.rIATION A Location Buttercup Addition is situated in the western portion of the Spokane Valley Generally, the site is bordered by llth Avenue, 14th .Avenue, Eastern Street on the west, and the e\tension of Therman Street on the east B Proposal - 19 5 acres subdivided into 54 lots for single family use - Lot frontages = Vary from 88 feet to 100 feet - Lot sizes =Vary from 11,550 sq ft to 12,848 sq ft C Relationship to the Comprehensive Plan The approved map of the Comprehensive Plan indlcates residential usage of this area, as well as all nearby surrounding lands, with no density designation D Land Use Analysis 1 Existing Land Uses Buttercup Addition is a proposed replat of a portion of Sparks Addition, an approved subciivision, with 5,000 sq ft lots, that was never fully developed The proposed site is currently vacant with sloping topography Areas surrounding the plat have develoged into residential uses Generallj, the more conceatrated residential areas occur to the northe3st and south T;early all plats in the area are relata.vely old with little or no platting activlty occurring in the last few years Northeast of the site is found a high concentratx.on of single family uses existzng on lots as small as 6,000 sq ft and 7,000 sq ft The neH°est subdivisZOn ia the area, Wa].lace First Addition, is situated adjacent to Buttercup Addition on the northeast This plat contains 11 lots of approximately 1 acre each with 10 existiag duplexes The size of those lots is a function of a£loodplain zone that bisects the lots and the plat Residential uses to the northwest of Buttercup Addition are scattered sporadically and include both single family and dupleA dwellings Some agricultural uses, primarily pastures, can be foiind north of 8th Avenue South of the proposal are the VaJley View Hills Adda.tions with lot sizes ranging froin approvimately 11,400 sq ft to 15,000 sq ft Approximately 75% of the lots have been developed and contain single family uses -48- STAIr ANALYSr5 - May 31, 11`9 BU'TT"RCUI ~11.)D11ION - contxnued . ~ 2 Compatibility with Existing Land Uses The area inunediately surrounding Buttercup Addition is primarily urban residential in nature, hlghest densities are northeast of the site wlth relatively lower densities to the south Buttercup Additlon proposes residential uses that appear to be compatible with the aYea on lot sizes that are consistent with those in the immediate vicin3ty II SPECIAL INFORMt1TI0N A Circulatioa The County Road Engineer has examined the proposed preliminary plat of record and has reconunended specific conditions to insure the satisfactory development of this plat Generally, those recommendatzons deal with the futher dedicatioa of rights-of-way and the improvement of all roads to current County standards B Sewage Disposal The applicant's engineer has prepared an analysis of alternative sewage dis- posal means, including on-site septic tank dispnsal, community septic tank disposal, arld 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 with a community dxainfield should be utllized The plat is situated over the Spokane Valley Aqux.fer and the Health Distirct in their examination of the possible impact on groundwater quality from this proposal have the following comments Impact Discussion a The plat sponsor has proposed 54 lots on lg 5 acres, or approximately 2 5 homes per acre These lots h3ve severe sl.ope, bedrock, and drainage llmiatatioas which may create an impact on the proposed community drainfield area which is to be located at the nortriern portion of the proposed plat, adjacent to a mapped flood zone at the 2041 foot contour elevata.on Six lots on whzch the community drain£ield is to be located, are to be non-buildable untzl an area-wide sewage disposal system is available to serve the entire plat b The plat sponsor has based his drainfield sizing on 293 4 gallons per day of sewage effluent per lot This figure was derived by multiplying a flgure of 95 8 gallons pei capita per day times his figure of 3 0; persons per ciwelling units Using these figures, the plat sponsor has arrived at a drainfield %ith 3,920 lineal feF-t, with 3-foot-wide trenches, to serve the proposed 48 lots The existing drainfield area is the only area on the plat which is suztable for subsurface sewage disposal The standard sizing criteria for subdivision used by the Spokane County Health Dzstrict is 350 gallons per dwelling unit per day This figure is derived by using 100 gallons per person per day multiplied times an average of 3 S persons per dwelling unit Using these criteria, the proposed 48 lots woulcl require 4,667 liaeal teet of drainfield to serve the project Using the existing 3,920 lineal feet shown a.n the - aC - ' STAFF ANALYSIS - May 31,,,~979 BUTTERCLP ADDITION - continued . Community Drainfield subolitted Uy the sponsor on Tfarch 29, 1979, the maximum allowable number of iots would be 40 32 or 40 lots taa on-site sewage management system must be created by the sponsor and approved by the Spokane County Health District prior to the sxgning o.E the fznal plat c In the course of the conduct of the Army Corps studl, Dr Todd considered typical soils, natural ancl seTaage disposal recharge to the groundwater, and the effect of continued urban development in the Spokane Rivex- Valley upon the quality of the groundwater Ia summary, he concluded that 1 In normal precipitation years subsurface dxsposal of sewage treatment effluent does reach and rechazge the groundwater 2 All the dissol.ved salts in sewage effIuent will be carra.ed to the groundwater However, bacteria and detergents (phosphate portion) are mostly removed by the deep soil layer above the groundwater and "minor dissolved constituents such as phosphates, which are known to react with soil particles or nitrates, which are taken up by the glant roots," will be less than the total found ia septic tanlc effluents 3 The calculated results at the downstream end of groundwater flow line indicate that the maximum range of (dissolved) solids concentration expected at presnet (1975) xs up to 93 mg/1 (milligrams per ].a.ter) above the natural groundwater background of 155 mg/1 The forecast year 2020 maximum incremental concentration is 101 mg/1 above the natural background - - - The analytrcal results of the forecast impact of vear 2020 when compared wxth the present Lmpact, both measured in terms of leachate volume and dissolved solids concentratlon, indicate that the present impact on groundwater quality xs already a substantial proportion of the ultzmate level d Currently, results of chemical analyszs show the total nitrogen content of the groundwater as in the range of 4 4 ppm A projected incremental inerease using Dr Todd's expected 8 6 percent cqould result in a range of 4 8 ppm Current Federal and State drinking water standards permii up to 10 ppm e Alternatxve sewage disposal methods that would not recharge the ground- water have the followzng general characteristics 1 Collector and central treatment systems discharging to surface waters would require at least tertiary treatmenr and perhaps ruore to obtain a permit for the discharge from the Department of Ecology These systems are not currently economlcaJly available for this pzoject 2 Sealed systems, cshether individual or community, depend on evaporation for liquid rernoval These systems require more laad area than a conventsonal subsurface drainfield Some, such as lagoons, have safety hazards associated with them and relatively poor commualty acceptancc Land, installation and operational cost are geaerally more expensive thaa those for septrc tanks and drainfields -4ri - STAFF ANALYSIS - May 31 , 1039 BUTT7'^CUP ADDITIOTT - coatinued . C Drainage The Countv Utilities Engineer reports that the prelioixnary storm drainage plan submitted by the applicant indicates that on-site storm drainage provisxons will adequately handle surface caater runoff However, fina? constructioa plans for both storm drainage and the sanitary sewer must be reviewed and approved prior to the final plat fzlxng D Water Supply The proposal is located within the rPCOrded service area of East Spokane Water District #1 The District advises the sta£f that adequate systern capacity, and a desxre on their part to serve, exists for the provision of water for domestic, fire and irrigation uses E Fire Protection The proposal is situated within the recorded service area of Spokane County Fire Protection District #1 The Fire Dzstrict staff requests that the Hearing ExamYner Committee require mains and hydrants of sufficient size for fire protection as a coaditxon of final plat approval The District also requests that they be allowed to review and approve final construction plans F Schools Proposal lies within the boundaries of Spokane School District #81 G Parks The report "P13nning for Pazks" (revlsed 1976) indicates that some of the Buttercup Additioa is situated in the Pratt stucly neighborhood Currently the 4 7 acre Edgecllff Park, located on the northwest corner of 8th Avenile and Park Road, serves the neighborhood However, the Park Department wi11 be deszrous of obtainzng additional land to bring the tota7 park acreage to 10 acres H Unique Environmental Features None have been indentified I Cultural Resources Noae have been indecLtified - 4E - 'STAF'F aNAI.iSIS - May 31, 79 BUTTERCUP ADDITION - continued . I I I ZONING .4NALYS I S The proposed site is currently zoned 4gricultural Suburban as xs most surrounding property R-2, Two Family Resideatial zoning occurs to the northeast in ttiTallace Addition and First Additioa and Agricultural zoning exists ta the east The majority of the Valley Vxew Hills Additions have Agra.cultural Suburban zoning with some R-1 and R-2 zoning approved The applicant has requested that the proposal be either left ln the Agricultural Suburban zone or zezoned to R-1 In light of the proposed uses and lot sizes, it would be appropriate to rezone the site to R-1, Single Family Residential Additionally, trends have been to rezone similar proposals to the R-1 zone IV ENVIRONMENTAL REVIEW An Environnental Checklist was submitted by the sponsor and has been reviewed by the Planning staff No signifzcant adverse environmental impacts were judgeci to exist Slight adverse environmental impacts were identified on the checklist ln the following categora.es earth, air, water, flora, fauna, noxse, llght and glare, land use, population, housing, transportation/circulatYOn, public services, energy, and utilities The Planning Director isslied a proposed Declaration of Non-Slgnificance, and it was circulated to other agencies of juxisdiction V COiNDITIONS If approval is granted, the folloc,7ing conditions are recommended NOTE Any amendmeats to said coaditions are stated separately and listed hereafter 1 That a statement be placed in tne 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 sxtes without filing a replat 2 That the plat provide for rigrit of way width for streets as indicated on the preliminary plat of record 3 That appropriate provzsion be made that the follocazng described property be held 1n trust until the coatinuation of the streets be cledicated or deeded A 1' strip at the eads or edges o£ a ll streets that termxriate or border the plat boundary (lemporary cul de sacs are required when stioets terminate at the plat boundaries ) 4 That appropriate street ❑ames be indicated 5 That appropriate utilzty easements be indicated on copies of the approved preliminary plat for distrxbution to the Plarlning Department and the utilzty coropanYes Written approval of the easements by the utility company must be received pra.or to the submzttal of the final plat - 4F - ,_-UY -.LNALY57S - i1a~ 31, 1y.Z9 BUrTr"RCur' ,i)DI1I0.N - contznued 6 That the p13n for water faca.litles adequate'for fire protection be appraved by the water supplier and fire protection district Said water plan must also have been approved by the appropriate health authorities The health authora.tzes, w7ater supplier (purveyor), and fire protecta.on district wx11 certify, prior to the filing of the final plat, on the face of said water plan that the plan is in conformance wlth their requirementS and will adequately satisfy their respective neecls Said water plan and certification wi1l be drafted on a transparency suitable for reproduction The purveyor will also certify prx.or to the filing of the final plat on a copy of saxd water plan that appropriate contractual arrangements have been made with the p].at sponsor for construction of the water system, in accordance with the approved plan, and in accordance with a time schedtile The time schedule will provide, in an)6 case, for completion of the water system and inspection by the appropriate health authoriLies prior to appla.cation for building permits wa,thin the plat The contractual arrangements wlll include a provision holding Spokane County and the purveyor h3rmless from claims bv any lot purchaser refused a bua.lda.ng permit due to the failuze of the plat spoasor to satisfactorily complete the approved water system The plat dedication will contain a statement to the effect that the public water system as approved by County and State Health authorities and the local fire drstrict and purveyor will be a.nstalled within this plat, and the subdivider will provlde for indzvldual domestic water service as well as fire protectioa to each lot prior to sale of each lot 7 That a certificate of title he furnished the Plan.ning Department prior ta the filing of the final plat 8 That the preliminary plat be given conditional approval to June 1, 1980 9 That a declaration of Non-Significance be issued, in accordance with Section 11 15 340 of the Spokane County Enviroamental Ordinance (SCEO) prior to approval, or anv approving action in accordance with SCEO 11 15 340 NOTE The oFficial file contains an eaviron,nental checklist for the proposal and a staff revaew of their checklist as required by WAC 197-10-320 10 That conditional approval of tihe plat is given subject to the dedication of right of way to the public and apgroval of the road system in the pl.at by the County Engineer 11 That plans, profiles, and cross sections showing proposed street cenLerline and curb grades be submitted to the County Engineer for approval prior tn construction and the filing af a ficial plat 12 ConstructiAn wit-hin the proposed pubJic streets arid easemeats shall be performed under the direct supervlsron of a licensed land surveyor, who sh311 be responsibl.e for perpetuatiag ail evidence of the location of surver monuments which may be distrubed during construction and who shall furnzsh the County Engineer with "As Built" plans aad a certificate in writiag that all improvements were installed to the lines and grades shown on the approved coastruction plans and tbat all disturbed monuments have been replaced -4G- " STAFF ANALYSIS - rlay 31,,--~.979 BITTTERCUP ADDTTION - contxnued . 13 No construction work is to be per£ormed with the Public Rzght of Way until a permit has been issued by the Gounty Engineer Al1 work is subject to inspection and approval by the County Engineer 14 All construction wa.thin the Public Right of Way is to be completed prior to fzling the flnal plat or a bond in the amount estimated by tne County Engineer to cover the cost or construction of improvements, construction certxfxcatzon, "As Built" plans, and monumenting the street centerlines, shall be fxleci with the County Engineer 15 That a name be indicated before the final plat is filed, such name to be approved by the County Assessor and the Planning staff lb Prior to filzng of the final plat, the sponsor shall present evidence that the plat lies wa.thin the recorded service area of the proposed water district Special Conditions 17 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 accompllshed by the project applicant wxthin thZrty (30) days of formal action by the Hearing Examiner Corrunittee, with regard to the preliminary pl.at approval, as iastructed by the Planning DEpartment staff 18 That upon fzling of the final plat, r_he zoning be reclassified to R-1, Sa.ngle Family Residential 19 That the pzoject sponsor xs responslble for requesting au eAtension of time to review any preliminary plat approval A11 extensions applied for may subject the project sponsor to new conditions required by Reviewing Agencies 20 That the Hearing Exama.ner Committee sustain the issuance of a proposed Declaration of Non-Significance and recommends issuance of a final Declaration of von-Significance 21 That a public water system serviced by East Spokane Water District #1, and xncluding fire flows, serve each lot prior to the sale of the lot 22 That finat coastruction plans for on-site storm drainage and sanitarv seker facilities be reviewed and approved prior to filing of the final plat by the County Utilities Engineer and the County Health District 23 That the plat dedication contain the statement "Use af private wells and water systems is prohibited 24 Drainage plans and design calculations showing the gracies and alignmeat of drainage facilitles shall be submitted to the County Engineer and Spokane County Health District for approval prior to constructian and the filing of the final plat 25 The final plat shall be designed as indicated on the prelimYnary plat of record and/or atitached sheetsPas noted, except that it shall be limited ro 40 single famaly building sites - 4f1 " STAFF AY'vEALYSIS - May 31, 10-2q $UTTP"CUP ADDITION - contlaued ~ . 26 Conditional approval is given subJect to provisions in the plat for a public sewer system Approval of the design of said system must be given by the Spokane County Health Distrzct Authorlties prior to filzng of the final plat A suitable gilarantee will be requlred to the Departrnent to cover the cost of providing said system in the amount as determined by the Public WorkS Department 27 An on-site sewage management system shall be created and approved by the Spokane County Health District prior to filing of the flnal plat Dedicatory language of the plat shall include tlie statement "Each lot ownership shall be a member of the on-site sewage management association The Spokane County Health Distrxct shall be notzfied of all annual meetings of the management association " 28 No drainfield laterals be installed below the 2001' contour elevation 29 That all public roads withla the plat be curbed and paved to the specifi- catioas of the County Englneer Existing County roads providing direct access to the plat should be paved and curbed to the standards of the County Engineer 30 That no dzrect access be allowed from lots to Dollar Road and Eastern Road 31 That the owner dedxcate 30 feet additional right-of-way along 14th Avenue 32 That Dollar Road be £ully improved to the plat's north boundary 33 That Eastern Road be fully improved to the plat's north boundary - 41 -