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PE-1143-77 Transamerica ~ Transamerica , r , TitIQ Insurance Company Title Insurance Services Norih 720 Argonne Road Spokane, Washington 99206 oa am (509) 922-2222 CERTIFICATE TO PLAT , „ Order No. : 9 2055 -M ~ Certificate for Filing Proposed Plat of RAIPIBOW ESTATES . Spokane County Planning Commission N. 311 Jefferson Spokane, Washington Gentlemen: In the matter of the plat submitted for your approval, rhis Company has examined the records of the County Auditor and County Clerk of Spokane County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in Spokane County, to-wit: The East half of Tract 3 of VERA, as per plat thereof recorded in Volume "0" of Plats, page 30; EXCEPT railroad right of way; Situate in the County of Spokane, State of Washington. VESTED IN: JAMES R. McKINLEY and tiiAIJDA K. McKINLEY, also known as JUANA K. McKINLEY, husband and wife. EXCEPTIONS : 1. 1% excise tax, if unpaid. 2. General taxes for the year 1978 delinquent in the amount of $203.72 plus interest. (Parcel No. 13544-0307) 3. Assessments for the year 1978 delinquent in the amount of $38.00 plus interest, plus Treasurer's Fee for delinquent assessments, to Vera Irrigation District No. 15. 4. Liability to future assessments by Vera Irrigation District No. 15. (continued) I ' 1 . . - ~ - Page 2 Order No. 92055-M S• Contract between Vera Electric Water Company, a corporation, D. K. McDonald, A. C. Jamison, Andrew Good and Vera Land Company, a corporation, dated April 25, 1908, and recorded in Book "H" of Contracts, page 292, providing for construction of ditches, flumes, pipe lines, etc., with right of ingress and egress to maintain said flumes, pipes, etc., and providing for lien for unpaid charges for such service. Reference is made to the record of said contract, filed April 25, 1908, as Document tdo. 200528. 6. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: Grantor: James R. McKinley and Juana K. McKinley, husband and wife Trustee: Transamerica Title Insurance Company Beneficiary: Farmers & Merchants Bank of Rockford, a corporation Amount: $85,500.00 Dated: September 16, 1977 Recorded: September 21, 1977 Recording No.: 7709210171 NOTE l: A Power of Attorney recorded Septemb er23, 1977 as Document No. 7709280387, sufficient in form to authorize a conveyance or mortgage of the herein described property was executed by James R. McKinley and Juana K. McKinley to James Brent McKinley, their son. Records examined to September 15, 1978, at 8:00 A.M. TRANSAMERICA TITLE INSURANCE COMPANY ~ By . . Phyllis Vaughan cc: County Engineers cc: Senske & Associates mw r~ J Y u o • 'r ~ • _ - ~ t-~ ~ (o ~.01 ~.j_ • . ~ ~V ~ ~ ~ f ti, . C r. •4 ` IV ~ . ~ ~ Z- 6 ZA- ~ 1 - ` 1 . ~ , , ► r~ ~ ~1 o ~-•1 130 1 ? ~ ` , e d t:~ • . . ~ l. • . , • ' • 6 • 1 ~ 1 s . . + + ' ~ , l 1 ~ IS M.\` ~ ~'--k 1 ~ r = 1 ~ , Legal Description Rainbow Estates EY2 of Tract 3 of Vera in Section 13, Township 25 North, Range 1+4 East of the 4Jillamette Meridian. . . D. ovo ~ ~ O~ O u s ' ~ O : ~ • • ;i ~ ~ s ~ tMf ~ 6 R , %A E C E I V E D~AND S EP 1 51977 SPOKANE COUNTY PLANNING DEPARTMENT ~ . i ~ ~ ~ . _ ~ , N 0 . ~8 579 ~ ~ BOARD O'F COUNTY COMMISSIONERS OF SPOKANE,COUNTY, WASMINGTON. ~ - ~ - ~ FINDINGS AND OROER REGAROING PRELIMINARY PLAT PROPOSAL AND ZONE CLASSIFICATION ~ UPGRADING PE-1143-77 RAIN60W ESTATES. ZE=163-77 ,AGRICULTURAL TO TWO FaM-ILY RES-I- , DENTIAL. WHEREAS, the Spokane,County Planning Commission did, after public hearing j on January 20., 1978, forward to the Board of County Commissioners a recommendation I thatAhe preliminary plat to be known as Rainbow Estates (File #PE-1143-77) and ' - , zone reclassifi,cation to t'he Two Fami]y Residential zone c-lassification (File #ZE-163-77) ~ be denied, and WHEREAS, Robert D. Waldo did request a special hearing before the Board of Caunty Commissianers to present evtdence and testimony against the recommendation of the P 1 anni ng Corrmii ss i on to deny the above descri-bed prel imi nary ' pl at and ione ~ reclassification, and' . ; WHEREAS, the Board of County Coirnnissioners di'd hold a public hearing on, ' March 2, 1978 to consider- the reconnnendations of th'e P]anning Commission, the testimony and requests of the applicant, objectors, and other interested parties, and WHEREAS, at said hearing opportunity was afforded those favoring and those opposing the above described prelirninary plat proposal and zone reclassification, the Board of County Commiss'ioners of Spokane County having fully considered the testimony given, the records and minutes of the Pl,anning Commission, the environ- mental review, and ail ather ev1dence presented, and having personally acquainted 'themselves with the site and vicinity in question does hereby find that the con- c1usions of the Planning Coiitinission were generally valid and sufficient, and that the area is in fact inappropriate for duplexes at this time, and that a lot siZe of at least 1 acre per lot would be more appropriate. Now, therefore the Board of County Commi_ssi oner`s does- conc 1 ude that the prel imi n'ary p,l at known as Rai nbow Estates .(File #PE-114,3-77) and zune classifi:cation up,grading to the Two Family Residential zone classification (File NZE-163-77) should be, and hereby is, dented. DATED THIS DAY" OF 1978. BOARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON ATTEST: NARRY M. l_ARNED, CNM. VERNON W. ,HLAND e Boar RAY W. CNRISTENSEN - 1ERRY C. Ot~ ClerFpt ~ 6Y: - - . r . . _ . _ . i s ~ F E a 0 '1 197'j SPOKANE COUNTY ,PLANNIIVG GOM'MISSION APPEAL REQUE6(Wjj0W4M1S$I0NERS Your name: J._ Brent McKinley by Rober,t D. Date: February, 6, 1978 ' walao, Kttorney at Law Address: North 720 Argonne Road Phone No: 924-3686 _ Planning Commission Action Being Appealed . Title Rainbow Es tates - I.D. N,umber PE-1143-77 & ZE-163-77 Date of Action Januarq 20, 1978 Signature J. Brent McKinley by Robert D. Wa-ldo ~ - Your Reasons for Appeal: ' Under the general information secured with reRa-rcl to Rainbow Estates, the planning commission has indicated that the.propos.ed subdivision is within an area that has been d'esignated as being suitab-le for residential ' development by the approved map of the comp`rehensive plan. The immediate surrounding area consists of typical lot s-izes of one ac-r-e or more, however, within the same general locality, ther-e are smaller lots, and some duplexes within the general -vi.cinity. The planning commission turned down the applicant on the basis that the proposal would be incompatible with existing uses in the area, even thouAh the proposed development is within-the area designated on the comprehensive plan as suitable for residential developrnent. The plannin'g cornmission was in error f.or turning down the proposed develop- ment and rez,oning request. - • FEB ~ 1~«s sQOKatiE cIJIJIV I v PLARRitiG OEPARTMEIIT ~ BEFORE THE BOARD QF COUNTY C4MMISSI01VER5 OF SP4KANE COUNTY, WASHIMGTON IN THE MATTER CONCERNING PRELIMIIfdARY ~ SUBDIVISION AiVU ZONE CLASSIFICATI0N } UPGRAQING, PE-1143-71, RAINBOW E51'ATES ~ COMMISSIONERS' OECISION ZE-163--77, AGRICULTURAL T4 SINGLE FAMILY } RESIDENTIAL AND/OR TwQ FAMILY RESIDE14TIAL ~ Brent McKinl ey - Spansor } This being the time set by the Baard of County Commissioners of Spokane County, Waslnington, to render its decisinn cvncernTng the request af Brertt McKin1 ey, North 1014 Pines, Spakane, Wash i ngtan , far the above captZVned prelirninary subdivision and zane classificatlon upgrading; and The Board having received the recommendatian nf the Spokane County Planning Comrnission tQ deny the preliminary qlat, as set farth 7n the minutes of the Planning Commission dated January 20, 1978; and The Baard havi ng canducted i ts own publ ic hearing on March 2, 1978, at the request of J. Brent McKinley by Robert D. Waldo, Attvrney at Law, North 720 Argonne Road, Spakane, Wasnington, and after vi si ti ng the s i te and reviewing the testimvny; and The Baard being fuZly advised in the premises did determine, based upon the testimony submitted at the public hearirig and other evidence availa.ble to tfne Board to uphol d the recommendati on of the Spokane County P1 anni ng Comntission to deny the preliminary Plat, Th+e Board instructed the Planning Staff to prepare Findings and Order, for execution by the Baard at a subsequent meeting, setting forth more definitively the Board`s acti4n in this matter. BY OROER OF THE BOARD this 23 day of March, 1978. VERNON W. OHLAND C1 erk of h ard ~ by : os nne Montague, Deputy Clerk , - SPOKANE CO,UNTY PLANrTING COMN;ISSION North 8 11 jefferson Spokane, Wa shinton 99201 ja nuary 24, 1978 Honorab le Board of County Commissloners Spokane County Court House Spokane, V►TA 99201 Gentlemen: At the regular hearing of the Spokane County Planntng Commisslon on Frtday, ,january 20r 1978, at 8:30 a.m, to I2:10, reconvening at I:30 p. m. to 5:15 p. m. in the,Hea lth Bulld ing Audltortu,m, Room 140, The enclosed,actlon was taken and ls recommended to the Board of County Commisstoners. Members Present: Mro Mc Coury, Mrs, BYrne, Mrs. Rawlings, and -the Messrs. Qulgiey and Thomas. Planntng Staff pre,sent: Bethards, DavtsP Dayha'rsh, Sweitzer, Wesche and justlce. Engtneer;'s Offlce: Kennalyo Health Dlstrlct: Prather. Pcosecutor's Offlce: Emacloo , S l nce're Ly, SPOKANE 00 UNTY PLANrTING COWISSION Ted NcCoury, Chatrman ;Fred L. Dayharsh, Dlrector of Plannlnq FLD: kj . Offlctal minutes and record of actlon taken by the Spckane County Plan- ning Commisston at thelr reg,ular hearing' held on january 20, 1976 e ~ ~ r143 - 77 • I ~ MINUTES OF THE PLANNING COMMISSION HEAMNG OF JANUARY 20} 19784 `IVHERFAS, the Spokane C,ounty Flanning Commisslon dtd hold a publlc meeting on january 20, 1978 to consider the testlmony an3 requests, of several appllcants, objectors and other inCerested partl'es concerning the below referenced zone reclassl- flcatlons and other ltems of business, and VIiHEREAS, at satd hearlnq opportunlty was afforded those favoring and those opposing all ltems of buslness, and WHEREAS, Mr. iVlcCoury, lvirso Byrne, Nrs. Rawl[ngs, Messrs. Qulqley and Thomas were t'n attendance and constttuted a quorum, and WHEREAS, the Spokane County Planning Commisslo'n fully consldered the test!- rnony glven, the envlronmental revl'ew, and all other evidence presented, cecommend~ to the Board of County Commissloners the fo'llowing: 1. After discusslon of the Short Plat Ord[nance, the following changes were adopted to be lncluded In the flnal. draft of the Short Plat Ordlnance whlch had been dtstributed to the Commisslon members at thelr january 13, 1978 hearing: a) Insert for Item 4.3 The 'Countv Enqlneer. It shall be the duty of the County Englneer or his deslgnated representative (a) to review proposed short plats, as appropriate . and appllcable, (1)' for• adequacy of survey lnformatlon and legal descrlptlon; (2) general deslgn in respect to surcoundlnq develop- ment,, topography and coad system configuration; (3) access and need for public rtghts of way; (4) utlilty easements; (S) dralnage and flood protectlon requlrements; (6) prlvate and publlc road requirements; (7) santtary sewer requirements, Lf appllcable; (b) to furnlsh hls wrltten recommendatlons Ln respect to these ltemc to the Short Plat Adminlstrator; (c) to admintstec all engineerinq requirements for engineering, surveying, tnstallatlIDn, bonding, and in'spectton of engineer reqti,,red 'improvements; (d) to requlre re lmbursement by the appllcant for all direct actua l co'sts lncurred Ln revlew a,nd adminlstratlon.of tbe short plat; (e) to lssue a 'Certificate of Compl'lance' upon ftnding of compltance wlth englneertng requlremer_'ts or sat[sfactory guarantees for t'he same; sa[d certiflcate to be a condltion requlrement as per Sectlon 7e2 heretn. b) Mr. Emaclo outllned the foliowing sugqested changes: 1) A provts lon shou ld be lncluded im the ordlnance reqarding long plats as well as the short pldt standards. "Remedy'of purchaser or trar.sferee. " 2) Paqe 15, paragraph .5. 3 shou.td be re,wordedo (3) should be deleted referring to the Board of Counly Commissloners. The Short P lat Administ-rator should approve or disapprove the appllcation. 3) Page 14, Seerlon 4. 10, ltne 4, shoutci read "wclt of eeitl.or- asi' lnstead on °wrlt or revlew". 4) Page 15, 5.3, Last sentence should be deleted -(sllence ts not an actlon.) c) Add a new sectlon to read as follows: 4.3-d. To establlsh a schedule of fees for adoptlon by the Board of County Commissloners for all dlrect ac,tual coeta lncurred by the County f Englneer's Department in the revlew and admt'nistration of the short plat. ~ dj lv:r. C-ulgley moved, Mrs e Rawlings, seconded,, that the Short Plat Ordinance be recornmended for adoptton to the Board of County Commis- sloners, lncorporattng the sugge'sted changes ln the final draR. Motlon carried unanimously. I 2. The Staff reparted that work had bee'n completed on a revised fee schedule structure and would be ready for presentatton to the Commisslon members at a public heacinq for thetr conslderation. Mrso BYrned moved, b/rs. Rawlings seconded, that an eveninq meettnq be scheduled for this buslness and suqgestE Wednedsay evening, Februaty ISth at 7:30 pame in the Health DistrlcL Audltor= ium for thls hearingo IWiotlon carried unanimously. 3 o Dlscuss lon amonq t he Commisslon members and Staff reqardtng the advisabtllt} and availablllty of certatn plans pertalning to such vltal areas as the Atrport, West Ptalns water area, Newman Lake sewer plan, and the '2'08' Plan, being presented for conslderatlon and revtew, resulted in the consensus of optnlon that an lnformational workshop meeting would be held, Thls ls scheduled for . • Frlday, Febcuary 10, 1078, at 9:00 aam. This preltminary dlscusslon and revlew aesslon wouid be followed by a more detailed preserttatlon to the . ~ Planning Comrnlsslon on Wednesday, March lst, . 4 o PS-75OC-79, SCUTH RIDGE FOREST THIRD ADDITIOrT: GUTHRIE. That the extenslo'h of tlme be qranted. (Mro Gulgley moved, 1Vr. Thomas seoonded. Vote : was unanlmous.) 5. PW-930-73, SPOKANE LAKE PARK FIFST ADDITION; ZW- I32- 73, AGRTCULTURAL TO AGRICULTURAL SUBURBAN; ZW-132A-73, AGRICULTURAL TO SINGLE FAIv ILX RESIDENTIAL: NEIdSON. That the extenslon of tlme be contlnued Lo the February hearing due.xo an erro'r !n advert[stng. (Motion by Mcs. Rawlinqs, seconded by Mrs. Byrne. Vote was unantmouso) 6, PE-981-75, SOUTHERN'S MOVILE FARK; ZW- 7-75, AGRICULTURAL TO RESIDENTLAL 1v:OBILE HONE: W. F o TOUZHERN, jRe . That the extenston of ttme be qranfed. (Mrs. Rawlings moved, Mr4 Qulgley seconded , Vote was unanlmous e ) 7, PE-I048-76, Iv!'ONTE VISTA ESTATES; ZE-127-76, UNCLASSIFIED TO AGRICULTURAL SUBURBAN: WARD. Thar the extension of tlme be granted. (Mre Thomas moved and Mro Qutgley seconded. Vote was unanlmous e) 9, PE-1052A-76, V1rALLACE SECOND ADDITION; 2E-23I-76, AGRICULTURAJL SUP.BURaAN TO SINGLE FAMILY RESI-DE,NiiAL and/oc TWO FANULY RESIDEN'L' - That ari. extenslon of tf.me be gp.ranted. 'Mrs. Rawlings movser by Mra Thcma: p Vc►:e was • r . 9, . PE-1053-76, GUTHRIE'S VALLEY VIEW EIGHTH ADDITION; ZE-132-76, AGIUCULTURAL TO SINGLE FAMILY RESIDEATTlAL: DAHLQUIST. That an extenston of time he granted. (IV:r. CuEqley moved, lvtro Thornas seconded e Vote wa s 4 ye s a nd 1 no e') 10 o PN-1056-76,, FEONE PI1rTES Ea'TATES, ZN-135-76, AGRICULTURAL SUBURBAN and,/or SINGLE FANILY RESIDEr'TI.4L-; DEVINCO, INC. That the extenslon of time be qranted,. (.'vir. Thomas moved, Ivire Q-utgley seconr3ed. Voie was unan[mous. ) 11. PE-1059- 76, RIDGElvf ONT ESTATES NO. 2`; 2E-144- 76, AGRICULTURAL TO MN,GLE FAMILY RESIDENTI;AL: 'TUPPER, INC, That an extens[on of tlme be graated. (Mrs. Rawlinqs moved, Mrs. Byrne secondedo Motion passed unan[rnously.) 12. PE-892-73, P(JNDEROSA ACRES EIGHTH ADDIT'ION; ZE-29-73, AGRICULTURAL TO AGRICULTURAL SUBURBAN: LEMLEY. That thls matter be contlnued to the February, 1978 Planninq Commission hearlnq due to, an error ln advertising. (Mrs. Rawlings moved, seconded by Mrs o B'yrne o Motlon passed Linanlmously, 13. PE-1150-77, SALTESE RAIITCHETTES, ZE-180- 77, UnCLASSIFIED TG AGRICUL-0 ~ TURAL: VIGUE, 1'hat the zoning be reclassifled to the Agricultural zone.(Mrs o Byrne moved, R'Irs, Rawllnqs seconded. Vote was unanimous.,) 14. PE- I 143-T7, RAINBOW ESTATES, ZE-163- 77. AGRICULTURAL TO SINGT.E FAMILY RESIDENTIAL: MC KINLEY. To deny because the dens[ty Is not ~appropriate in an area where the avetage parcel si2e ls over three (3) acres e ( IViotlon by Aflrs. Rawltngs, seco,nded by Mr. Culqteye Vote was unanimous,) 15 o PN-1154-77, GREEAI BLUFF ACRES, 7N-184-77, AGRICULTURAL TO AGRICUL-- TURA-L SUBURBAN: FRANC0. That the prellminary plat ~o be known as Green Bluff Acres, (Flie Number PN-1154-77) be 3pproved subj.ect to, the,conditlons • as contatned ln the Planning Staff's f.lnd!ncjs, dated january 20, 1978, with ` the added• condltlon that a,statenie-rit be p:~ -ed in the dedicatlon of the plat prohtbtting moblle homes as a dwelling un:t, and that a proposed daclaratlon of Non-Slgnlflcance be tssued. (Mr. Thomas moved, Nr. Quiqle'y-seconded. Vote was unanlmous.) 16. P'Vd- l I5 6-77, AIRPORT VILLAGE, ZW-194- 77, AGRICULTURAL TO RESTRICTED IN_DUSTRIAL: LUCAS. That the matter be contlnued for one month to see the plan of the Alrport and the VJest Plalns Water Plan wlth the Scaff addce'ssing morP Informat:on on the adequacy of the water ln the matter of ma[ntenance of the tandscape and flre profiection. Cnly testtmony to be taken !s that of the Staff reports of the above menttoned ltsms e(lviotion by Ntrs, Rawltnqs, secondzd by Nlr. Thomas. Vote was unantmous o) -3- At-said Yime and place any iM*erested person may appear for, r- against, the granting of fihis . application. AGENDA, jANUARY 20, 1978 ~TELEPHONE: 4S6-2274 SPOKANE COUNTY `PLANIV-I11G C4MMISSION Time: °Friday, janua•ry 201 19 78 , 8: 3`0'A. M. Place: County Health Department Auditorium Rm.. 140 W 1101 ColIege PRELINIINARY SUBDIVISION_AND ZONE GIASSIFICATIO'N UPGRADING 1. PE-1143-77, Rainbow Estates ZE-163-77, AQricultural to Sinale Familv Residential and/or Two Familv Residential a. Location: Section 13, Township 2 SN Range 44 E. W. M. E 1/2 of Tract 3 in Vera b . Sponsor: grent McKinley - N 1014 Pines Spokane, WA. 99206 c. Engineer & Surveyor: Senske and' Masgai E 9723 Spraque S po'kane , WA. 9 9 2 0 6 d. Site Size: 5 acres e. Number of Lots: 13 f. 'Land use propo,sed by sponsor: Sinqle family 4wellinqs and/or duplexes q. Exisffng Zoning: Agricultural, established March 2 7-,1942- h. Advertised Zone Upgrading: Sulqle Family Residential and/or Two Family Residential i. Water Source: Vera Water and Power Company j . School District: Central Valley School District k. Method of Sewage Disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discus sion at this hearinq may be whether or not this proposal will have a significant adverse environmental, impact IT I` M~ I_ _ ~ _ • ' ~ ~ - S , , ' ~ R '~.d • , ~ • . O s ~ • ` ~ a ....r 1 , ~ ~ • . • ~ • ~ 't _ t M 11..E ~ , • - - !v - ~ . . . . • _ - • ~~.e~_s..r ~ - • r ~ - ~ i ~ • : , IL, L ~ ~ •~ew~w~~.~ : . . .ess , ' • • . • . . 1_ • y = I 8ft"4 • F+f+M. y ~JKS• "i~''P ~ • F0 1. -ll- 9. PE-1053-76, GLTTHRIE'S, VALLEY VIEW EIGHTH ADDITION; ZE-132-•76', ' AGRICULTURAL TO SINGLE FANMLY RESIDENTIAL: DAH1Q UIST. Tltat an ~ extenslon of tlme he granted. (IVLr. Quigley maved, Mr. Thomas ceconded. Vo te wa s 4 ye s a nd 1 no.) IO o PN-I,056-76, PEOIVE PINES ES'TATES, ZN-1-35-76, AGRICl rLTURIaL SUBURBAN and/or,SINGLE FAIVIILY RESIDERtTIIaL: DEVINCO, JNC. Tt.3t the extenslon of time be granted. (:vir. Thomas, moved, Ivir. C-u'igley seco.:ded. 'Vote was - unantmous.) lI. PE-1059-76, RIDGENrONT ESTATES NO. 2-; ZE-144-76, AGRICULTURAL TO SI-NGLE FAMILY RESIDENTIaL: TUPPER, INC. That an extension of Ume be granted. (Nfrs. Rawltngs moved, Mrs. Byrne seconded. Notton passed unantmously.) 12. PE-892-73, PONDEROSA ACRES EICHTH ADDITION; ZE-29-73, AGRICULTURAL " TO AGRICULTURAL SUBURBAN: LEMLEY. That thts matter be contlnued to the Februacy, 1978 Planning Commission hearl`ng due ~o an error ln advertlsing, (Mrs. Rawlings moved, seconded by Mrso Byrne. Notion passed unar:tmouslye 13. PE--1150-77, SALTESE P,4NCHETTES, ZE-184-77, UNCLASSIFIED TO AGRICUL= ° TURAL: VIGUE. That the zontng be reclassified to the AqrIcultural zone. (Mrs. Byrne moved, Nlrs. Rawli:ngs Seconded. Vote was unanfmous.) 14. ,PE- l I43-77, RAII~IBG~l1~ ESTATES, ZE-163- 77. ~~GRIC.ULT.U.RAL TO SING~.E F~iIv1ILY RESIDENTIAL: ItfC KII~TLEY. To deny becausq~ the danstty is not appropriate tn an area where the average parce~l 4ize t,s,over`three (3) acres e ( Nlotion by Mirs. Rawlings, seconded by Mir. Quigiey, Vote was unanimous,.) . 15. PIV-1I54-77, GREEN BLUFF ACRES, 7N=18447, AGRICULTURAL TO AGRICUL- TURAL SUBURBAr?: FRANC0. That the pre,liminar.y, plat ~o beoknown, as Green Bluff Acres, (Fll'e Number PN-~l.Sn-77~-beI3z) proved subject to the c,onditlons as contalned in the Planning~ Staff',s find!nys, dated Janua'ry 20, 1978, wlth, the add2d- condttlon that a•stafierrie•nt be p-'-, ;pd !n the °dedica,tIon of the plat prohlb[ting moblle homes as'a dwe•1-1-Ing un:t,r'and that a proposed declaration of Non-'Stgnlficance be lssued. (i~?Ir. Thomas moved, Mr. Qulqley seco-nded. Vote was unanimous.) . . , 16 o Pi(I-1156-77, AIP.PC?RT VILLAGE, LW- 194-77, aAGRTCU`LTURAL TO- RESTRICTED INDUSTRIAL: LU"C:~S. Tha,t'the matter be' contChued for one mo.nth to see the plan of the Atrport and theest Flains,,Water Plaii with the Staff addressing morA tnformatton on the adequacy of the water In the matter of matntenance of the landscape and fire protectlon.. anly te,sttmony to be take,l Is, khat of the ' Staff report& of the a~ave mentloried ltems, (Motion by Mrs, R'awlinqs, seconded by Nr. Th'omas. Vote was unanlmous o) , . - - -3- ' ~ ' - FI,N DINGS ' PRELIMINARY SUBDMSION AND,ZONE CLASSL,FICI`,TICN UPC'TR: DING PE-1143-77 - RAINBQW ESTATES: MC KINLEY ZE- 163-77 - AGRICULTURAL TO SINGLE FAMILY RE9IL1EN'•',1AL_and/or TWO-FAMILY RES IDENTIAL Staff flndtngs for P-E-1143-77, Ratnb,ow Estates: I . HISTURY: - As the Commisslon may recall thts ttem was origtnall,y revtewed nyovember 16, 1977 with a recocnmendat lon to the developer that before,thls Item wa s to be acted upon by the Commisslon that a commuinity mee'ting be held with the area restdents to revlew botfi the proposal and the pla't density. That meettng has now been he ld and we are raady to proceed wtth the proposal. II. GENE-RAL INFORMATICN: A . Loca t lon ° Rainbow Estates ls situate'd ln th,e east central area of the Spokane Valley, south of Broadway Fivenue,, west of Flora Road and east of Conklln Road. B . Proposa 1 The appltcant proposes to subdlvide five (5) acres lnto 13 lots, all for dwpIExes.' ' • . : , The proposal wOUId create a gross denslty of abaut flve unlts par. acreo wlth a typicat lot size Ln excess~ of lI, 000 square fee,t per lot. C. Rela,ttonship to the Comprehenstve Plan Ralnbow Estates ts situated wtthtn an arza that has been deslqnated as , being sultable for resident`ial development by the a'ppcoved map df the Comprehenslve Plan. D. Existing Land Uses The stte ls preserltly vacant wtth na slgnlflcant topographtc featuces' . The propectles khat generally surround thts proposal have atypicai lot stze Ln excess of one (1) acre. - E. Compatlblllty with Exlsting Land Uses Rs was prevlously menttoned, the typical lot size Ln the area appears to be one acre, wlth a typlcal u-se be[ng, s,ingle famlly dwel•linqs. The appli- cant proposes a plat density of about thr,ee tots per acre, all for duplexes. The staff finds this proposal to be lncompatlble wlth the glven existing use: Ln the area, but if future commerclai dev9lopment occurs to the northwest as has been proposed, then this proposal ma'y be somewhat mor,e compatlble -11- I PE-1193-77 - RAINBOVI, ESTATES III. SPECIAL INFORMATION: A. C lrcu lat lon The Englneer's Offlce has revlewed thls proposal-and finc's that both adequat ' county roads are~ avallable to serve the proposal and that th'z : plat destgn - ls -acceptable to thetr offlce. B. Sewage Ulsposal The Heelth Dlstrict has appro.ved tho use of kndlvldua l systiims for thls proposal. The plat ts however, s[tuated ofier the Spokane V311ey Aqulfer where -moderate impact upon water quallty may be expected at some future date. If apprava'1 were granted for duplexa*s at -the densfty proposed by the deve,loger, 'then a sawage managEment system would be requlred as a condltiona of approva 1. C. W,ater Supply Vera Irrlgatt-on Dlstrlct lndlcates that lt has the ablltty to serve the slte -wlth both domEStlc and flre fl'ows. D. Dra I n'ag a ~ ~ The STa-ff flnds that bacausa of the relatlvely flat t errain of the site and. I adjacent propErtles, that no speclal dreinage control methods would b-e requlred and standard technl`ques for storm water contro'l could be used. ~ E. Fire Protectlon -Both malns and hydrants of sufftclent slze for fire protection factifties would be requlrEd as acondtttor► of approval. F e Schools - Tha- proposed subdtvision ls sttuated wlth in the'bou-ndarles of the Central Val'ley School District, where the dlstrict's facilitles In thls area are at capacity levols, iho- Dtstrlct be.lteves that thts probtQm may be m1t-[gated somewhat when thetr current bulldtng !s completed sometlme withln the next year. . G. Par ks There are no tmproved county parks-situated wtthtn the are3 and the Pbrks ' Department has no, present plan forei ther stte aquislt[on or major park lmprovements at thts time. - 11 A - ~ ~ • - . PE-I143-777• - RAINBQlIkr ESTATES, • IV. ZONI.NG ANALYSIS: The Staff find's that a rezone to thQ Two-Family Resldenttal Zona Classlflcat[on would be lnapproprlate' gtvcNn the use and character of the area ln that th,e exlsting . zontng of ,.the property surrounding t ht,s proposal !s the A.grlcultural Clas,siftcation w(th a typical lot 5izes in excess of one acre, The Staff Lurther finds that a rez,one to the Agrlcultural Suburban Zone Classiflcatton would be more approprlat'e glven thE exls-ttng usa and character of the area. V. ENVIRONNENTAL REVIEVIr; . The Staff h`as revtewed the enviro,nmental checkllst submUted by th'e,applicant and the Staff flnds that no s1gnlf[ca,nt advcrse environmc:ntal lmpacts would likely result and a proposed declaration of Non-Signiflcance should be lssued. VI. CONDTTIONS: - If approval ls granted, the Staff recommends the following conditions: Speciflc condlttons applicabte to thts plat arc; referenced bc:low- and fou-nd !n ,the attached supplement entttled, "Standard Conditions for Approval of Pre'llmtnary Plats - Augu-st, 1977. nrOTE: Any amendments to sald conditlons are stated separate ly and llsted, below. P-1.. P- 2, P- 3, P- 4, P- 5, P- 6, P- 7, P- 8, P- 9, (February 1, 2 9'7 9) , P-13, E= I, E- 2, E- 3, E- 4, E-,S, E- 6, E- 7, E- 8, E- 9, A-1, H- 5 H- 6, H-1. That~ a statc;me.nt be placed I'n the dedicatio`n prohlbiting lndivtdual 1ot access to Br.oad wa y A venue . That the provls tons of SEPA's NOTICE. OF ACTIOVT pursua,nt to 43.21c. OSO RCW and the,Board of Gounty Commtsstoners' Rosolution No. 77-1392 be accompi[s'hed by thE proj ect appllcant iNithtn thirty (30) days of formal actlon by the Board of County Commtssioners, as instructed by the Planning Dep3rtment Staff. That all roads wtthln the plat be curbed and paved to the speciflcatlons of the County Engineer. Exlsting county roads provtding dlrect access to lots of the pla-t shall be paved and curbed to standards of the County Enginear, I -11B- .I . FI1V DINGS PRELIMINARY SUBDMSIO-AT AND ZONE CLASSIFICATICN UPGR:aDING PE-1143-77 - RAINBO`AF ESTATES: IviC' KI-NLEY 1--~ ZE- 163-77 - AGRICULTURAL TO SINGLE FAhiILY ItESILENTIAL and/or Z'V1f0-FAMILY RES IDENTIAL Staff ftndings for PE-1143-77, Ralnbow Estates: I e HISTORY: As the Commisslon may recall thls ttem was orlqlnally revlewed November 16, 1977 wtth a recommendatton to the developer that before thls Item was to be acted upon by the Commt,sslon that a commuhity meettng be held with the area restdents to revlew both the proposal and the plat denslty. That meeting has now been he ld and we are ready to proceed with the proposal. II e GENERAL INFORMATICN: A . Locatlon Rainbow Estates ts situated in the east central area of the Spokane Valley, south of Broadway Avenue, west of Flora Road and east, of Conklln Road. B . Proposa 1 The appllcant proposes to subdivide five (5) acres lnto 13 lots, all for dvptexes, . ' • . . : ~ . The proposal sAOUId create a gross denslty of ~ about flve untts pet acre o wLth a typical lot size in excess of 11, 000 square feet per lot, ~ C. Relattonshlp to the Comprehensive Plan Ratnbow Estates ls' sltuated wtt-hln an acaa that has been deslqnated as being sultable for residentlal development by the approved map bf the Cocnprehensive Plan. I D. Eklsting Land Uses The s'lte ls presently vacant wLth no signlf[cant topographlc features. The propertles that qenerally surround this proposal have a.typical lot size ln excess of one (1) acre. E. Compattbitity wLth Exlstlnq Land Uses As was previously mentloned, the typical lot size ln the area appears to be one acre, wlth, a typical use be[ng stnqle family dwellings. The appll- cant proposes a plat density of about three lots pec acce, a!l fos duplexes. The staff finds thls proposal to be incompatibla wLth the glven existing uses ,.n the area, but ft futurp comanaxclaX development occc~~~ to ahe aorthwest f 43s i.as aeen proposeti, :hen thks pi-oposa:, a~~~ ~1.:e ;f.X-O2 ~ A. '6 vt •'i~.tJ . ` ~ 7 IZ ~s = P E-11 -43- 7 7 - RAI NB OW ES TA TES III. SPECIAL INFORMATION: A. C ircu latlon The Engineer's Offtce has rQVlewed thl,s proposal and flnd: - that both adequat county roads aro avallable to sarve the proposal and that t.te . plat deslqn ts acceptable to the[r offlcc:. B. Sewage Dlsposal The Health Dlstrlct,has appcoved the use of lndl.vldual syeterr.s for this proposal. The plat is however, sltuated ofi6i the Spokane Val.ey Aqulfer _ whece moderate impact upon water quality may be expected -at some ' future date. If approval were granted for duplexas at •the denclty proposed by the developec, ihen asewagQ management systam would be r:quired as a conditlona of approva 10 C. Vrl ater Supp ly Vera Irrtgatlon Dlstrtct lndlcates that lt has the ablltty to serve the sltQ with both domesttc and flre flows. D. Drainaqe Th ; STaff flnds that bccausa of the relattvely flat t erra,ln of the site and adiacent propERles, that no speclal drainagc control methods would be requlred and standard techniques for storm water control could be usedo E . Flre Protoctlon Both malns and hydrants of sufflclent slza, for flre protectlon facilities would be required as a condltlon of approva t. F. Schools Tha proposed subdlvlslon ls sltuated wlth tn the boundartes of the Central Valtey School Dtstrtct, where the dlstrtct's factllties tn this area arc3 at capacity levels. The Dtstrlct bellaves that this problem may be rnttlqated somewhat when thelr cucrent building ls completed eomettme wlthln the next yaar. . G. Par ks There are no lmproved county park's sltuated wtth[n the area and the Ptirks Departrrient has no present plan forel ther slte aqulsitlon or major park improvements at thi s time. - 11 A - S - PE-1143-77'• - RAI-NBQV±r ESTA TES - IV. ZOr1ING ANALYSIS: Tha Staff ftnds that a rezone- to tho Two-Famlly Resldentlal Zone Classiftcation would be lnapproprlate given the use and chara'cter of the area !n that the existing zontng of the property s,urrounding t hls proposal, ls the Agriculturai Classlflcatlon with a typlc.al lot slzes in execss of one acre. The Staff further flnds that a rezone to the Agrtcultural Suburban Zone Classlflcatlon would be more a-ppcoprlate qlven tha exlsting use and character of the area. V. ENVIRONIV:ENTAL REVIEW: The Staff has reviewed the cnvtr,onmental checkllst submltted by the appllcant and the Staff flnds that no slgnlflcant advorse envlronmental lmpacts would likely result and a proposod declarattan of Non-Slgnificance should be issued. VI, CQNDITIONS: If approval ls granted, the Staff re-commends the followtrag condltions: Spectflc conditlons appllcable to thls plat are referenced bQlow and found tn the attached supplement entltled, "Standard Condltlons for Approvai of Prellminary Plats - Auqust, 1977. NOq'E: Any amendments to sald condltlons are stated separate ly and listzd below. p-1, P- 2, V- 3, p- 4, p- 5, p- 6, P- 7, P- 8, P- 9, (February 1, 1979), P-13, E-1, E-2, E-3, E-4, E-5, E-6, E-7, E-8, E-9, A-11, H-5 H-6, H=1e That a statement be placed !n the dedlcatlon prohlbltinq lndlv[dual lot access to , Broadway Avenue. I That the Prov[slons of SEPA's NOTICE OF ACTiOY pursuant to 43o21c.080 RCZl1T and the Board of Courity Commissloners' Resolution Noo 77-1392 be accompllshed by the project appllcant withln thlrty (30) days of formal action by the Board, of Count"y Commisslonc;rs, as instructed by the Planning Department Staff. That all roads wlthln the plat be curbed and paved to the speclficatlons of the County Enqtneer. Extsting county roads providing dlrect access to lots of the plat shall ba paved and curbed to standards of the County Enginear. - 11 B. - i ~ - . BEFORE THE_BOARD OF COUNTY'COMMISSIONERS OF SPO'KANE COUNTY, WASNIINGTON I,N 't HE MATTER CONCER(dI'NG THE GRANTJXG_ ) OF A CONTINUANCE OF HEARING ON~_ 114'3-7~ ) RAI NB0~~1 ESTATES, ZE-163~-77 AGRI CULTClR ) COMMI S'S I ONERS D'ECI SIQN TO S I~dGLE FAM I LY RES I DENT IAL AiVD/.OR TWO FAMILY RESIDENTIAL: J. Brent McKinley ) This being the ti,me set by the Boa,rd of County CoRUnissi'oners of Spokane County, Washi ngton, to conduct -a ,publ i c,heeri ng on the above, enti tl ed matter; and The B'oard having received the recommendation of the Spokane County P-lanning Commission that the,application be continueci to the 'November, 1977 Planning Commission heari,ng; and The Board havi ng ,been ~noti fi ed by Robert. D. Wal do, Attorney for J. Brent McKi nl ey, that Mr. McKi n 1"ey appea`1-s t6the Board of C'ounty ,Commi ss i oners , the decision of the Planning, Commission to continue'said matter; and The.Board havi ng conducted i ts ,own publ,i c hedri ng on thi s 8 day of December, 1977 at the request of Atto,r,ney Wal,do and being fully advi sed i n'the premi ses di'd determi ne, based upon the test-imony su'bmi tted at this public hea,ring and other evidence available to the Qoard ta refer s-ai d ,appl i cati on back to the Spokane,County Pl anni ng 'Commi ssi on for a public heari,ng at the earliest possible time that would allov -for legal notice to be given-and publication of no'tice in the legal newspaper. The Board was advised by the Planning Staff that a date of January 13, 1978,,,would be the fi rs't regul a'r meeti ng at whi ch thi s matter cou,l'd be heard. Mr. McKinley agreed to t'hi•s date. DATED this 8th day o,f December, -1977. • UERNON W. ONLAND Clerk of th- Board' •by: 0 sanne Montag e,, eputy - e . ~ POI~Al'qt VALLtq FIRt DtPAMMIftNT ~ r So,aae- && ri~~.~i! ~ c't ~~e~~ ai. 0 /1/~` : ~ . EqST I0319 SPRAGUE AVE. o SPOKANf, WASHINGTON 99Z06 •o tELEPHONf '(509) 928,-1700 ' January 10,9 1978 ~ . ; ; . :i Mr. Fred Day~harsh, ~Pl anh,iing Di rector Spokane County Pl anni ng Coinmi s:sion , Nor-th 811 , Jef,ferson Spokane,, Washi ngton 99201 De'a'r Mr. Dayharsh : Tlie fo 1'1 owi- ng Pre limi nary s u ies and -zone, cl as•si f i cati on for upgrading,; iias been rev,i. 'e''d -o " i►^,e protection: ' : APE-1143-77 Rainbow '`Esta~t s ZE-~1'63-77 McKi,n,1 ey-M ~n and hydran s need to be i ns'ta11 ed i n ' ~ thi s area PE-1160-77 Vera C-he,.t ubx°diyis'tdcl ~ ZE-202-77 Smi'th-M i~hd r~ "s neec~ t e instal1ed in ~ tis a e ~ . h,~ , PE-1161= 7l Suns t~Mea bvy b 1 vi ~on ` = ZE-203- 7,~7 Sw ~is~r~~ =~~s nd h~rd~ran~ts , eedi'to,~ e i n sta 11 ed i n ~ t fis0, ea ~ - PE-1'162-7~7 o b~~':conp Add~i ion ~ % - ` ZE-204-7T ~ c~in,l y ains, ~~i d hydrants Oe e~~ s~ alled in r ~ ~ t ~e P E-116q~ 7~ , ~;D~fls Add ~ t1 on ZE=2~7~ ~,.rT".I~c.-Mains, and -h~rdl^a~nts be in'st-alled in ' thi's~are_~ - ' 1 r/ _ , - - - - - - - - , c! _ _ - - - - - - - r . I i ~.~~y 13197~ i SP4KANE COUNTY ~ . pLANNING DEPARTMENT , i . _ . . ~ PRETl'EN7' FIR.ES. SA VE LI VES - - . . - i M a . OFFICE OF COUIVTY ENGINEER SPOKANE COUNTY, WASHIPIGY4N Dale LO l9 % PS • Inter-offito Communication TQ PLANNING COIKMSSION fmm, QAItY KENNALY, PLAAIIJING & TRAFFIC DIVISION ENGINBER 1'~ Su6jec~.m~ mN~DIT IONS ~ E 4 , aZ4 • *CONDITIOATS CIA.CLED APPI;Y TO PLAT UNDER CON$IUERATION (01- that conditional approval of the plat is givea sub ject to dedicatfon oF Right of 'ftay to ths puSlic and appcoval of the road system in the plat by the County Lngf~eer; . . (D2 that plans, profiles, and cross sections showiag propo9ed street centerlitte and cucb grades be submitted eo the County Engineer for approval prior to constructioa aad the filing of a final plat; . , _ (f73)that_draina$e plan9 aad design calculatioas showiag the grades aad aligna~at of draia- age racilities be subneitted to the Couaty Engineer for approval prior to construction a:►d the ffling of a fiaal plat; , E 4- onstruction within the proposed public streets and easemenr.s 8haJL1 be Perforned ~ uRdet tha direct supervision of a licensed laad surveyor, who shall be responsible ' for perpetuatiag al-1 evidence of ths locatian of survey monumeats wh.3.ch may be +disturbzd during construction and who shall furaish tha Couatp Engfneer ia3.th °'As xufit" plaas and a certificate in Writing that all imp:ovements wzre inst:lled to the lines and grades shown on the approved construction plans and that e11 dasturbed monuaaats have-beea replaced; . . o (95 no constructioa work is to be pergormed within the Public Right of Way unt-fL a peYrnit o has be2a issued by the County zngineer. All work is sub ject to inspectioa• artd approvai by the County Eng£neer; . ' ' ' \ • . A ~E 6- 11 construction within the Public Right of Way is to be completed prlLor t4 ffl$ng ' the final plat or a bond in tha amount estimated by the County Eagineer to cover the cost oi construction of improv2ments, construction certification, °tAs Built01 placisa. . and -Mo nu..nentf ng the s treet centerlines shall be f iled with the Couc:ty Fn,gi. zar. . E 7 no direct eccess from lots to 1/2 right of ways until auch time es additlonal right of , waye are dedicated and roeds are established es County Roeds.' o - E,8-nc direct access from lots to 3tub Road connections until such roads are constructed to County Standards and established es County Roads. E 9~road design, conatruct-ion, and drainage control for 1/2 righta of ways a nd S t u b R o a d c o n n e c t i o n s a r e t h e respona i b i l i ty o f t he D eve loper. E 10-that the Sponsor shall prepare and aubmit to the County Engineer e design proposal accept- able to the State Highway Department of the proposed State Highway-CountyRoad inteic-' aection. State Highwey Department approval of the proposed deeign must be received prior to the filiag of the final plat. Improvements to the State Highway are to be the respon- . sibility of the Sponsor and mey either b.e constructed or e bond to cover the coet of sucb improvementa furnished to the County -Engineer in_the amount ae determined by the-County ' Engineer'and the State Highway Depertmeat. ' - ~ . > . (E ll'~'that all roads within the plat be curbed 'and/or paved to the specifications of the Gounty :~'Engineer. E~cisting County roads providing direct access to lots of the plat shall be paved and/or curbed to the standards of the County Engineer. • VL! ~A-/ a7wal.)U1,4 Y [ 4 j~~.r~~c - C~0~ ' ~ ~d c ~t.GC'i- - ~ ~ ~ ~ . NINUTES QF OCTQIiER 14, 1977 (Continued) ~ 5. PE-1141--77, MIOUNTAIhT VIL-'tiY I~f-r_&AUQ`W,'S: SIWANSON, anC ZE-lfil -77, AGRICULTURAL TO SIILGLE FA14TILY RESIDi.iUTIAL and/or T'Ai-0-FHMILY RESIDEN- TTA,L: That the preltmtnary subatvlslon to be known as IV?ountaln Vtew . PJtearlows (Fl'le Number PS-114'1-77) be approved subject to the cnnclltions as contalned !n the Planning ataff's flndings, dated October 14, 1977, and th3 t ~ a zone classLflcatlon upgrade be approved to the Sing,le Famtly Residentia-1 Zone Classiftcatlon (Flle Number ZE-161-77) upon the flitng of the final plat, ' and khat a proPosed declaratton of Non-Signlficance be lssued. Motlon by P✓r. Thomas, Seconded by Nrs. Rawltngs. Vote was unanimous.) 6. PE-1142-77, EAST ACRES, 1VORT'HWEST DEVELOPERS, ,and ZE-162-77, AGRICULTIJRAL 7O AGP,ICULTURAL~ SUBURBAIvT; That the prellminary subdivt- slon to be known as East Acres (File Number PE-1142=77) be approved sub- ject to the conditions as contained ln the Plannt'ng Staff's flndings, dated October 14, 1977, and that a zone classlflcation upgrade be approved to the Agricultural Suburban Zone Ctasslficatlon (Flle PTUmber H-162-77) upon the flltng of the ftnal plat, and that a propos'ed declaration of IJon-Signlficancal* be issued, and that the following conditlons be tmposed: Prtor to the fil[ng of the final plat, the sponsor shall deed to the adjacent property owners at no cost, the 2 1/2 toot strlp a's Indtcate'd on the prellminary plat of record. t-lotlon by Mii•. Tvialn, seconded by Mr. Thomas. Vote was unanlmous.) /7. PE-I143--77. RAIIJBOW ES TATES: PfC KINLEY, ancl ZE--163-77, AGRICULTURAL TQ SINGLE FANILY RESIDENTIAL and/or T'V1rG-FAivIZLY RESIDENTIaL: That the app1l'catlon be ocntlnued to the Navember, 1977 Planning Commission hea'ring. (Mrs-. Byrne rnoved, Mrs. Rawling,s seconded. Vote wa's 4 to 1, w-ith 1 abstalninlo) 8. PMT-1144-77, 1'IMBER RIDGE': LEESOTV, a-nd ZW-164-77, UNCIASSIFIED TO AGRICULTURAL: That this item be contlnued to tflm- November, 1977 Flanning Commission, hz3ring wlth the testimony being limited only to the road plan. (1Ji!'. N.•atn moved, Mrs. Rawllngs secondecl. Vote was unanimous.) 91. PN-1145-77, NCFTcI 1VrEADO'+ATS ADDITION: RICHNER, and, Z.N-165-77, AGFICULTUkAL T'O AGRIC.UL-TURAL SUBURBAN: That the preliminary subd[vi- slon to be known as North N.eadows Addltion (Flle PJumber PN-1145-77). - be approved subject to the condttions as contained tn the Planning Staff's findtnga, dated Oc:tober 14, 1977, and that a zone classiflcatton upgrade to the Ag r[eultural Suburban (F[le nTUmber ZN- i 6 5-- 77) zone cla s s lficatioci oe approved upon the filing of the fLnal plat, and that a proposed de'clarGtlon of Non-SlgnifLcance be lssued. (iv:otton byN'_r. '1'homas, seconded by ivir. iva[n. Vote was unanimous.) 10. PN-10'3,8-7.6, COUNTRY RIVER ESTATES: BURTON and HINTV~.AnI, and L~.1-102-7,6 UNCLASSIFIED AN'L AGRICUL-TURAL TO AGRICUI,TURAL SUBURBAN: That an extension o: time h,e granted to DIovember l, 1978. (Nrs. K3wlings moved, Mr. Kenned,y seconded. 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TO S~LM LN QF 1b~4~ ~dE 175TN 5T N~114 ~~G A ~ ~1~~-~~~~A~'~NG G~I RR Rl~ '~~i NE~.Y ALG S~J SEL►f '~N 36~~~ "11L Y~l 1~ l~N WC~~D~'~VI~,t~ ~fA '~~~7~ ~ R IR f H 1~ ~ F ~ 1 3 2 Y~ R A 1'' H N'~ Q F T ~ 1 1~ T O S'~~ ~ F 5[~ W L Y D 1$ 7 ~ 1 4 1 ~4 T F ~ R R~I T H A L~ G S D 5 I. I~ $ 4 9. 2' F T" ~ N S 5 ~ 6 5 F~" 1 L S~ I. L~' S~ / Y~ ~ FT N1 K L~ t~~ ~~~t V~~A Twl N 2~~~~~~ N~ L Y A~, G S'~ S E L f. N 2~ 3. ~ L ~ " Mll Ta P~B ~ #~wY 13541~~~}16 7T~"~14B4b~' NM J CARTER 13 ~5 4~r ~'`~N 4~ NQN- C~1RTE~ ~i~LtPA~ I ~1 !~JF N1J~ LYG ~~b~►~.7~1Ft ~ WI N 1~t4 PIN~"S RD ~l P E~ A T I~IG G!~ R~ V~ ~ S 1~ ~ FI~~ ~ Lr~ ~F T4~y W?'~~. y7r'~ ~~';1KAhl~ WA c~~~~l~ ~~IMf~AR~" ~A~~. IhI~P~T ~A~~~S P~~~~LS PRI~~ LIN~;~ 55 17 ~1 69 . ~0 ~5 . 33 ~3 ~ 0. ~~4D i I ~ _ _ ~ , ~l, ~h ~ ~ . , 1 i L - _ _ ~ ~ - , 1143-77 & zr.,-163-77 In the matter of a hearing -to consider the applieation of J. Brent McKinley, North 1014 Pines, Spo.kane, Waahing-Lon, to file a, plat to be known ae Rainbow Estates. Also to eonsidex changing the Zon3ng Map from Agricultural to Single f.amily Reaidential and/or Wa-Fami,ly Residential on the pronerty cleseribed below, such zone cha,nge to become effective oraly upon the r:'iling of afinal plat, or plats, ar su.ch property. The pronert-y- being platta-d is dESCribed as trie East 1f2 of Tract 3 in Vera ?n Seetion 13, Towmshi.p 25i3., Ran,ge 44, EoW.M., Spokane County, Washington o (South of Broadway and approximately 1300 a eet West of Flora Road o) AFFIDAVIT OF POS TING STATE OF WASHINGTON } ) ss COUNZ'Y OF SPOKANE ) , betng first dulyr sv% ern on oath, depoSes and says: That I am a citi2en of the IJnited States of Amertca, and a resldent of the State of Washington over the age of 18 years. That an the d.ay of . 19 . I persona Lly posted one (1) or more true and correct coples of the hereto attache{i and lncorporated hereli-i by reference NOTICE GF RUBI:IC HEARING in a conspicuous mirner at each of the following locatLons, to-wit; 1, 20 . 30 IJA. TE D THI S DAY G F , 19 • S igned Subscribed an.d Sworn to before me thl s day of " 9 Notary Publtc in and for the State of Washingtoft, resldirig at Spokane, WA ~ ~ ► BEFORE THE 60ARD OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTON IN THE MATTER CONCERNING THE GRANTING ) OF A CONTINUANCE OF HEARING ON PE-1143-77. ) RAINBOW ESTATES, ZE-163-77, AGRICULTURAL ) NOTICE OF PUBLIC HEARING TO SINGLE FAMILY RESIDENTIAL AND/OR TWO ) FAMILY RESIDENTIAL: J. BRENT MCKINLEY ) NOTICE IS HEREBY GIVEN that the Board of County Commissioners of Spokane County, Washington, will hold a public hearing at 3:00 P. M., on December 8, 1977 to consider the Planning Commission's recommendation that the above application be continued to its November hearing. NOTICE IS FURTHER GIVEN that any person interested may appear at said hearing and present testimony either for or against the Planning Commission recommendation to continue this matter. BY ORDER OF THE BOARD this 3rd day of November, 1977. ` VERNON W. OHLAND CLERK OF THE BOARD , B Y • osanrie ontague, Deputy e ~ t - ' - Robe rt D. Wa I do V t ij • ATTORNEY AT LAW N. 720 Argonne Road pCT (20 1977 SPOKANE, WASHINGTON 99206 Phone• (509) 924-3686 COUNTY COMMISSiONtRS T0: SPOKANE COUNTY PLANNING COMMISSION and SPOKANE COUNTY BOARD OF COUNTY COMMISSIONERS YOU ARE HEREBY NOTIFIED that J. Brent McKinley, Developer of that certain preliminary plat known as Rainbow Addition, Spokane County, Washington, file number PE-1143-77, does hereby appeal to The Board of County Commissioners, the decision (or lack of decision) of The Spokane County Planning Commission made on October 14, 1977, granting a thirty (30) day extension to provide time for a community meeting, the basis of this appeal being as follows: (1) That The Spokane County Planning Commission has no authority by ordinance, law, or otherwise to extend or delay a decision on preliminary plat approval and/or zone change; (and) (2) The delay or extension granted by The Planning Commission is in direct violation of Spokane County Ordinance and may cause substantial harm to the developer and/or the owner of the real property affected. Respectfully submitted this 4~0 'YL d ~ay of October, 1977. A~OBERT D, WALDO Attorney at Law Signing for and on behalf of developer, J. Brent McKinley R E C E I V E OCT 24 1977 SPOKANE COUNTY PLANNtNG DEPARTMENT • ~ ~ ( 1 r " alcce"' i ' ~ v ^ -r ~VpKANC CpUl1i♦ GOURT NOU4t ENVIRONMEN'TAL CHECKLIST Introduction: The State Environmental Policy Act of 1971, Chapter 43,21C, RCW, requires all state and local governmental agencies to consi(ler environmenta: values both for their own actions and when licensing private proposals, The Act also requires that an Environmental Impact Statement be prepared for all major actions signifir.antly (and "adversely", as per WAC 197-10) affecting the quality of the environment. The purpose of thfs cheGklist is to help the agencies involved determine whether or not a proposal is such a major action. Please answer the following questions as completely as you can with the information presently available to you. Please answer questions as "yes" or "maybe" if, in your opinion, even only slight impacts will result. The reviewers of the checklist will be aware of and concern themselves with the deqree of impact, asking you for more informa- tion, if necessary. Where explanations of your answers are required, or where you believe an explanation would be helpful to government decision-makers, include your explanation in the space provided, or use additional paqes, if necessary. You should include references to any reports or studies of which you are aware and which are relevant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review without unnecessary delay. The following questions apply to your total proposal, not just to the license for which you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, without duplicating paperwork in the future , No application shall be processed until the checklist has been completed and returneci to the appropriate County department o State law requires explanations for every "yes" and "maybe" answer on the checklist. The person completing the form may be required to provide explanations for "no" answers, and in some cases, more detailed fnforr.~ation to aid in a threshold determination, NOTE; This is a standard form being used by all state and local agencies in the State of WashingCon for various types of proposals. Many of the questions may not apply to your proposal. If a question does not apply, just answer it "no" and continue on to the next question. E I v E ENlIRO1VA/IEN'TAL CFiECKI,IST FORNI SEP 1 5 1 ~77 I. BACKGROUND SPO~ANE COUNTY 1. Name og Proponent: Brcnt .licKin1.ey PLANNING DEPARTMENT 2. Addres s and Phone lVumber of Proponent: '.\1"601 ~Pincs S-Po~rinn , ~,a~ 91)?Q6 924-6922 3. D,3te Checklist Submitted: 4. Agency Ftequiring Checklist: Spokane County, Wa * 5. IVame of Proposal, if Applicable: (IF SPACE FOR EXPLANATION IS INADEQUATE, PLEASE ATTACH ADDITIONAL PAGES.) 6. Nature and Brief Description of the Proposal (including but not limited to its size, general design elements, and other factors that will give an accurate under- standing of its scope and nature): Development of 5acxes int0 13 duplex lots alonp, Broadway in the Spokane Valleym 7. Location of Proposal (describe the physical setting of the proposal, as well as the extent of the land area affected by any environmental impacts, including any other information needed to give an accurate understandfng of the en,vironmenkal setting of the proposal) : -ite is presently vacant with 1,ittle a;ricultural aignbfi.carace. 1Vearly flat uji.th no adjacent c4nfl.icting land use, 8. Estimated Date for Completion of the Proposal: 7°1°78 9. List of all Permits, Licenses or Government Approvals Required for the Proposal (federal, state and local - including rezones): Plat - Spokane County Plan Commission/Boad of Ceunty CommissiAneru Roads - Spokane Countv Enpineex°s Se~tic Tank ~ Snokane Countv flcalth Distra.ct IIuildang Permits - Spokane County Building Codes 108. Do You,or the owner in the event you do not own the subject land, haue any plans for future additions, expanslon, or further activity related to or con- nected with this proposal ? If yes, explain: No lOb, Do You own or have options on land nearby or adjacent to this proposal's locatlon? If yes, explaln: No il, Do you know of any plans by others 1ncluding the owner which may affect the property covered by your proposal or land adjacent or nearby? If yes, explain: No 12. Attach any other application form that has been completed regarding the proposal; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: Aie-N v) n II. EnVIRONMEN'TAL IMPACTS (Explanations of all "yes" and "maybe" answers are required) Yes Maybe No 1. Earth. Will the proposal result in: (a) Unstable earth conditions or in changes in geologic structures? . . . . . . . . . . . . . . . . . . x (b) Disruptions, displacements, compaction or overcovering ~ of the soil? , , , . . , , , , , . , , , , , , , x ~ ' 2 - J a , . (IF SPACE FOR EXPLANATION IS I➢VP,DEQLJATE, PLEASE ATTACH ADDITIONAL PAGES.) Yes Maybe No (c) Change in topography or ground surface relief features? x , (d) The destruction, covering or modification of any unique x geologic or physical features ? . . . , , . , , , , , ~ (e) Any increase in wind or water erosion of soils, either on or off the Sitei ? . a • • s o • • a • • • • • • (f) Changes in deposition or erosion of beach sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stxeam or the bed of the ocean or any hay, inlet or lake? ~ Explanation: Constguctian of bui?,ding, and rdads rJill necessiteite ck~~in;v,es in toDog'ra-phy x n nea-rly ev~ry Gquare foot mf the plat o :rlcc-rever. Jand,ca7oixnp should x°c-estabAi; h stab2e soil conditionso Y= MdXhe ED 2. Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air quality?.x _ • (b) The creation of objectionable odors ? . . . , , . , , . x (c) Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? x Explanation: Additional hou~~yig in this area cjiil resul.t in increased traggic_L however9 aportion og t;zi.s increase l-jia 1oimply bl-a relecation of emivsiAnu soux°ces and the not incxease t-jill be _~j„-nnidc~~al to the oir-gra".l metKo-poli.taz~ area. 3. Water. Will the proposal result in: Yes Maybe No (a) Change in currents, or the course or direction of water movements, in either marine or fresh waters? x (b) Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff x ^ (c) Alterations to the course or flow of flood waters (d) Change in the amount of surface water in any water body? . . . . . . . . . . . . . . . . . . . . X- (e) D,scharge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? ~ (f) Alteration of the direction or rate of flow of ground wa ters ? . . . . . . . . . . . . . . . . . . . - ~ (g) Change in the quantity of ground waters, either through direct additions or wtthdrawals, or through interception of an aquifer by cuts or excavations ? . . . . . . . . x ~ (h) Deterioration in ground water quality, either through direcl in jection , o: through the seepege of leachate, phospates, detergents, waterborne virus or bacteria, ~ or other substances into the ground waters ? , , , , , , (i) Reduction in the amount of water otherwise available for public wdter supplies ? . . . . . . . . . . . . . Explanation: ~~creased poptzlatioh c-iithin tha, ~project arca t1ill cre~~e additYOnal denands on tI~e water supp1y systemo Tluch of this c~omand a.s s~~ply a relocation og the c~~mand rsithin the metroionlitan areao -3- (IF SPACE FOR EXPLANATION IS INADEQUAT9,. PLEASE ATTACH ADDITIONAL PAGES, ) Yes Mavbe Nlo 4. Flora. Will the proposal result in: (a) Change in thc diversity of species, or numbers of any species of flora (including trees, shrubs, grass, crops, microflora and aquatic plants) ? , , , , , , , , X (b) Redu ction of the numbers of any unique, rare or endangered specie s of flora ? , . , . . . , , , , , , x (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? , , . , , . , . . . , , , . , , ~ (d) Reduction in acreage of any agricultural crop x Explanation: Yes Mavbe No 5. Fauna. Will the proposal result in: (a) Changes in the diversity of species, or numbers of any species of fauna (birds, land animals including reptiles, fish and shellfish, benthic organisms, insects or microfauna) ? , . . . . , . , . , , , . . x- (b) Reduction of the numbers of any unique, rare, or endangered species of fauna? , , , , . , , , , , , X (c) Introduction of new species of fauna into an ares, or result in a barrier to the migration or movement of fauna? . ~ (d) Deterioration of existing fish or wildlife habitat? x Explana tion: Yes Maybe No 6. Noise. Will the proposal increase existing noise levels?.,. x _ Explanation: FrQ~~ "Mijcro" -poin ~ nf tri p,.►; noi 1 eyal S i _jAC^P.n;1P _ 'Phe extent of ImPact lfill be minimal and will be Dartial:v abated as ornamental sfixubs. trees and Dlantines cxeate an accoustica1 Pf-tPPtu Yes Maybe No 7. Light and Glare. Will the proposal produce new light or ylare ? x _ Explanation: Adda.tional hoiasinp,, Esith ausociated niRht l.archts and autornobi.le lights will create more lAal~t and rplare than is nresent1v nroduced from thp. g9 t;e. 'ChP i mvar.t ; c y_nsigni f9 cavif_ Yes Maybe No 8, Land Use. Will the proposal result in the alteration of the present or planned land use of an area ? . . . . . , , . . . ~ _ Explanation: ~~~sPnt usP r-dl l hn altered to rosid.entaal lafse raf:?ner t~an exiutiYlg aRriCUltux'atlT Th~;j has no irfi_~jnnt nn the envirnnmPnt. 4 - . ♦ ~ (IF SPACE FOR EXPLANATION IS INADEQUATE, PLEASE ATTACH ADDITTONAL PAGES.) Yes Mavbe 1Vo 9. Natural Resources. Will the proposal result in: (a) Increase in the rate of use of any natural resources? x (b) Depletion of any nonrenewable natural resource? x F.xplanation: . Yes Maybe Na 10. Risk of Upset, Does the proposal involve a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides, chemicals, or radiation) in the event of an accident or upset conditions Explanation: Yes Maybe No 11. Population. Will the proposal alter the location, distribution, density, or growth rate oi the human population of an area? . . . . . . . . . . . . . . . . ~ Explanation: of thp- i~cr~~~e in nox~~al~tion is a x°esult in rn1 ~~mty on ~~e m~trooolitan area r±ithin the state or tijitha.r~ t'-qe United ~~atesv '~:~is t-jill alter the popu1ation densitv o£ the -proiect site but tjill have 1itt1e effect if anv on Cho hurnan popul.ation of the me:tropalitan area saarroundgngo 12. Housina. Will the proposal affect existing housing, or create a demand for additional housinq? . . . . . . . . . ~ Explanation: The Uame answex fx°om tI11 abo~~ a-molie, to hoizsingo Yes Maybe No 13. Transportation/Circulation, Will the proposal result in: (a) Generation of additional vehiculcr movement? . . . . . ~ - (b) Effects on exfsting parking facilities, or decnand for . . . . new parking ? . . . . . . . . . . . . . ~ (c) Impact upon existing transportation systems ? . . . . . ~ - (d) Alterations to present patterns of circulation or movement of people and/or goods? . . . . . . . . . ~ - (e) Alterations to waterborne, rail or afr traffic? x (f) Increase in traffic hazards to motor vehicles, bicyclists or pedestrians ? . . . . . . . . . . . . . x - Explanation: The concoot of "miGro" i~-pact versus ar~a wide impact is 4"mnartAnt tA understand in iddrossinp, the transpor~~tion/ci.rGUl,~tio~ ig ~1Ap~. Yc~~; . ~:hp ir~mPC~;:~tp v~.cinity ti~ill be ir~~acted ~o~~~,h :~9 ~do~9~~~~9 tk~~ ~vev'all :rietrponlitan axea will -qmt be i=acted fro~ ~ 'Droject of thg s Gizeo -5- ~ (IF SPACE FOR EXPLANATION IS INADEQUATE, PLEASE ATTACH ADDITIONAL PAGES.) Yes MaYbe No 14. Public Services. Will the proposal have an effect upon, or result in a neecl for new or altered governmental services in any of the following areas ? (a) Fire protection? . . . . . . . . . . , . , , . . x (b) Police protection? , , , , , , , , , , , , , , , x _ (c) S chool s ? . . . . . . . . . . . . . . . . . . . x (d) Parks or other recreational facilities ? . . , , , , , . X _ (e) Maintenance of public facilities, including roads? X _ (f) Other governmental services? . . . . , , , , , , , X _ Explanation: The loca3 fi.re,, schoal and roaci distri,ct will be im-oncted bd ncld; ti onal housi„na.~ pobul_3 i an and roads. The egfect cii 11 hp rLffqpt tQ qwp dppr~~ by nddi ti onal t,3x revnue,~ ~PjjPx•ac Yes Maybe No 15. Energy, Will the proposal result in: (a) Use of substantial amounts of fuel or energy? x (b) Demand upon existing sources of energy, or require the development of new sources of energy? X Explana tion: ° Yes Maybe No 16. Utilzties. Will the proposal result in a need for new systems, or alterations to the following utilities: (a) Power or natural gas ? . . . . . . . . , , , , , , x (b) Communication systems? . . . , . , . . , , , , , x (c) Water? . . . . . . . . . . . . . . . . . . . x (d) Sewer or septic tanks ? . . . . . . . . . . . . . x _ (e) Storm water drainage? . . . . , , . . . , , , , , x _ (f) Solid waste and disposal? . . , . , , . . . . . . _X -Explanation: A1,l utilities wi1l be inpacted; houever, primaril,y through extension of existinp, svstems rather than "neci" ox a1.tered s.ystems. SeUrage disposal (on-sz.te) and storm tlat~,x° drainage (on-site) will be required. Yes Maybe No 17. Human Healrh. Will the proposal resLilt in the creation of any health hazard or potential health F azard (excluding mental health) ? . . . . . . . . . . . . . . . . . ~ . . Explana tion : The ansti•»r a:.s ba ,pd ovt mrai 11p fa cts_and tbP 1,-Lcj~ of my definitive evidence one way or the other. ._-6- , . f ~ r P w r ♦ (IF °PACE FOR ECPLANATION IS IIVADEQUATE, P:,EASE ATTACH ADDITIOIVAL PAGES.) Yes Maybe No 18. Aesthetics . Wfll the proposal result in the obstruction of any scenic vista or view open to the pablic, or will the pro- posal result in the creation of an aesthetically offensive site open to public vievv? . . . . , , , , , , , , , , , , , Explanation: Ye s Maybe N0 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities )C Explanation: Yes Mi3ybe No 20. Archeological/Histoc-ical. WL11 the proposal result in an alteration of a significant archeologiceil or historical site, structure, object or building? . . . . . , , , , , , , , , Explanation: III. SIGNATURE I, the undersigned, swear under the penalty of per)ury that the above responses are made truthfully and to the best of my knowl.edge. I also understand that, should there be any willful misrepresentation or willful lack o f full disclosure on my par[, Spokane County may withdraw any declaration of nonsignlficance that it might issue in reliance upon this checklist, Date: ProPonent: (Please Print or Type) Proponent: Addres s : ~ Phone: Person completing form: Phone: Date: . Dapt, or Office of County Reviewing Checklist: Staff Member(s) Reviewing Checklist: 1I711 f - -7 r • r ~ 51)0KANE VALLE(I FIRE DEPARTPIENT r ~ S&Wzs& ~~X 74e, elg ~ EAST 10319 SPRAGUE AVE. 0 SPOKANE, WASHINGTON 99206 • TELEPHONE (509) 928-1700 ZIA AF October 7, 1977 ~ Mr. Fred Dayharsh, Planning Director Spokane County Planning Comnission North 811 Jefferson Spokane, Washington 99201 Dear Mr. Dayharsh: , The following Preliminary su~divisions and zone classification for upgradi ng has been,rqv i ewed for f i re protecti on : ~ r . ' J PE-1111A-77 Sylvia; Cq°urt ZE- 96A-77 Mains:yapd hydrAnts need,to be installed in this area. D PE- 1139-77 Karle's First addition ZE- 159-77 Mains and hydrants need to be installed in this area. , - . PE- 1140-77 Pi,nq $ . West ZE- 160-77 Mains and hydrapts need to'_be ~nstalled in this area. , ; PE- 1141-77 Mountai n View aOws ZE- 161-77 Mains and hfy.~drAr~tS4;,,,taeed to"be installed in this area. 1 ♦ PE- 1141-77=---.-'East Acre.s • .J ZE- 162=77.,,_ Ma ins an,d:h.y,dra~~'~s,, ~r~~eed to be~ ~'~"s~a%d i n thi s area. 1 ~1~ t . , . ~ • o vk- 1143-77 Rainbow Estates- ZE- lfi3-77~ Mains'and,hydrants need• to be in,-;,tal led in this area. • . r . , PE- 1042-76 14th Addi ti on to Veradal e-.Rei gh ts ZE- 106-76 Mains and hydrants need;,to'be installed in fihis area. Si ncer.e~ ? • • , , - ~ ~--1 ook Lt. of Inspectors R E C E I V E AC:sn OCT 11 1977 SPOKANE COUhTY PLANNING DEPARTMENT ~ PRE VENT FIRES SAVE LIVES ~ , _ . . RoBERT D. VVALDO . . : . . , ATTORNEIf AT LA1,1V ' . . . . . . _ , _ . . N. 720 ARGONNE RD. ocT 2.0 1977 . SPOKANE, YdASH.. 99206 COUNTY COMMfSS10NER$ ' , . : . . , ft-.41 *3.- - TO: SPOKANE COUNTY PLANNINC COMISSION • : and SPOKANE COUNTY 80ARD OF COUNTY . . COIIMISSIONERS ' - . ` - . YOU ARE HERL$Y N0TIFIED that J. Brent McKinley, IIeveloper ° af that certain pr-eliminary plat known as,Rainbow Addit:ton, _ Spokane County, Waehington, fiie number PE-1143-77, daes herebq , _ appeal - to The Board of County Cnmmiesi4nexs, the 'decision (or . - laak o: decision) of -The Spoksrie CQuflty Planning Comis sion .made.an,4ctober 14, 1977, gzanting a thirty (30) dap _e.xtension . to provide time for a commruntty meetirg, the basis of this' . . ap.peal being aa follows : . - (1 } ~'hat The 'Spokane County Planning Comie s'ion has no . authority by ordinance, Zavy, or vtherwise to extend vr delay a . decision on nrelfm-inary plat approval and/or zone change; : . (an'd) . . . . (2} -The delay or extension'gxaxited by The plann,in.g Commisaion . ie in direct violatio'n of SpokanE. County 'Ordinance and may -cause $ubstantial harm ' ta the developer and/or the owner of'the real property afFectea. . . . . ~ - , . ReBpectfully submitted thia 074-,' daq : of October, 1977. . C - OB ERT D. WALDO At torney at Law . . . Signiug for and oh: behalf ' of . developer, J , 8rent McKiniey . _ . , E,C E 1-Y E 0CT201977 . , . . . . - ° , SPOKANE COUNTY ` _ ° . PLANNING. DEPARTMENT . ' - i • OFu uZ#!E OF C~.'0/ UNTY ENG•AK JEER T SPOKAfVE COUNTY, WASHiNG e ON Date T 9 -ii inItar-orrtc2 Communicaticn ' To P LAN`1dI NG COr-I--Lr 5 S 10NL From GA:Y KEINNN;tll.Y, PLANyIlG ~ '`iRP,FF1C D`1.VISIOh TNCII~-EER ~IC- Subj,.ct RQ :14D CO3 iDLT10~°HS * x~OIR 4 -1 1 B _ ~.A ,n~. ~ t~ '~~i~1~~D.~.jiIC1:''~S ~ir°J ?1.►~! .i~ i k~lAl v_v~~~'~ L~ni,~l7..~'.,^~~~.V~f ~ tnzt condi tioral appxoval of tne glat gi~~en sLbject to deaa.c~..~or, oL R:i~;h.t of 6Tzy to th-e public and apprvval oF the ?-oad sy►sten in thL p?zt by the Count~- 'tEr-o~.rear; Q...20, f:hat p?ans, pro-i-iZes, and cross sectians sho►zrin; pr.oposed- stseet cezfizrtiue arLd curb grzdQs ba suonztted to t"ne County Encineer far zpproval g~-Ior to carnstruction aud the riling of a finzl plat; - • E'- Lnat drainage pl.ars aad desicrn : alculatioes showina. the brades are aligr-r-nt a~ Crain- w age zacilities be sub--z tted to Ch-a County Engineer Tor approval prior to cons:..ruction znd 4nz f:.lina of a fia.al plat; _ • eo:zs tz-uction crithiz the pro2osed public streets and easemen.ts st~all be gerfarmzcl vnder the direct sup_rvision of z licen,ed 34nd surveyor, w1ho sna7l be resporasible " for P=rp°tuatina all eva.dence of the location of survey zronumenFS t4hich may be distu:bed duriro construc!i+~n and w~~o shall furnish the County E:~zin9er cr~.th. .Built" plans and a. certificate ? zwritirg that G11 impeove.meuts ca~rz iQStzlIec~ to t'he lines and brades show-ct an the 2pproved coust;.uct3on v?ans aud t~-iat zl? eisturbsr~ mont-m-lazts have beez seplaced; . . ' D5 no co~s-LiuctioR worl-K is to be pzrlcormed within th-e Public Right of Way uati6a apaa-mit has veen issued by the CounLy En~inear. ' All c;oYk is subjett -o i~.spec-ioa azd. approva~ by th` County E~~irteer; . . (E b> aiI cons truc tio n critlaiiz the Public ?ta.ght o-f Way is to ue com?I~~ed.privr to tilin~ • v th2 ziral plat or a bond i.n th= amvunt esta.miated by the County Euginae: to covei t'te CQSC Oi COaaCrL1-LiOtI OX ll'Fip rOtiie~-'2P_t`.S, COC1.StZiC►`.ipII CC'Ti1ftCcctiOFi', "AS $1I3.lt°4 p7,3us, an3 r..onunie-±ting the street cenLerlines sha? l oe filzd with the Couat~ ~~o-l; ~ere (Ono direct aecess from lots r_o 1/2 rigr.t of ways until such time as nddational righ-L of ' ways are c~edxcateci ancl roads are es tab].ished as Cour Gy Roads e' a • r n-no d7 recL access fro^ 1.ots Lo Stub RoGci concections untit such roads aYe constr4cted - to County Stanclards ar!d established as Co«nty itoads. - ' O ~~raad designy Yough gradin$ COC1SC.tUGt-on, arid drai~.ia;e conLrol for Z/?_ rights cf ways and Stub Raad connecti-ons are Lhe respvnsibility of Lhe Developer. ' E 10-Lhzit the Sponsor shall prepare and submit Lo the County Engineer a deslgn proposal accept- abl.e to the State Fligh.say Department of the nroposed State Ita.gh.way-Councy Roud inrer- ' sectiori. Sca[e Highway Department apnroval ~f L-iie DzoposPd desion aiuse -be received Driar to the Eiling ot tne fina1 plat. Improvemen.ts t;o ttie SL2re Highway are r-o be the respon- sibility cyf ti1A Sponsor a!?d s►iay eichez bLe constructec U3' a bond to cover the cost of sucn improveinencs fuYnished to the Couracy Engi-neez in the uniount as d@CE?'R1iILed by th: *County. ' Engineer and th.- St~~e Irixghsaay Depar~~ent. ~1at a11 roads ~~.itr~n tl~e p1at '~e curt~ec~ a~a~./a~• ~aaveeY ~to ~i.ne sp~ci~'ica~i:ions of ~~he County 3~ ~ sF,lnn County x'02~5 Drova.d~ig direct access ~.o lo~s o.~ the ~alat s~~.~ll b~ pavea and/or cL,rbLd co 'Uhe s-Landaraa of the GoT.inty ]Engtieer, ~ I 2 S 0 1 ADD d c owc-4- Fw o, BiuqDvay 4~. ~ r- 1~ co~,y - Y ' y rr SPOKANE COUNTY HEALTH DISTRICT Inter-Offi ce Communi cati on ~TH D~S Date: October 7, 1977 T0: Spokane County NEugene "ng Commission FROM: Scott Fink, R.SC. Prather, R.S. SUBJECT: Proposed preliminary plat - RAINBOW ESTATES SUBDIVISION 1. Ref erences: a. Map of subject, scale 1"=50',undated by Senske & Masgai, received September 15, 1977. b. Ground-Water Resources and Related Geology North-Central Spokane and Southeastern Stevens Counties of Washington, Department of Water Resources, State of Washington, 1969. c. The Effect of Applied Surface Waters on Groundwater Quality in the Spokane Valley, D.K. Todd, Section 208, Water Resources Study - Metropolitan Spokane Region, U.S. Army Corps of Engineers Seattle District, April 7, 1975. d. Soil Surveya Spokane County, Washington, Soil Conservation Service, U.S.D.A., March, 1968. e. Spokane County, Washington Engineering Interpretations, Soil Conser- vation Service, U.S.D.A., August, 1974. f.. Logs of Vera Water and Power Company and private wells in Township 25, ' Range 44, Sections 13 & 14, and Township 25, Range 45, Section 18. g. Field Survey Report, Scott Fink,Spokane County Health District, October 4, 1977. h. Map: Greenacres Quadrangle, U.S.G.S., 1973. 2. Topography, soils and water. a. This project lies in a relatively flat area in Veradale. Local drainage ways are insignificant. It is located over the Spokane Valley Aquifer. b. Surf ace soils are classed as Garrison gravelly loam with 0 to 5% slopes. They have a septic tank filter field limitation of slight with possible contamination of groundwater. c. Geologically the soils are glaciofluvial deposits; stream-laid sand and gravel; contains some boulders in places; includes some undiffer- entiated glacial deposits. The Zower terrace remnants have probably been reworked by streams. These geologic structures yield moderate to very large amounts of water. SCHD-ADM-118 ~ y ~ Rainbow Estates Subdivision " Page 2 October 7, 1977 ~ d. The data from 5 Vera Water and Power Company and private wells in the area shows the wells are 99.5 to 152 feet deep and have static water levels varying from 82 to 120 feet below the surface. The highest total nitrogen level was 2.02 ppm. The Vera Water and Power Company has indicated that it can supply domestic use water for the plat upon completion of agreements with the developer. 3. Impact diseussion. a. The plat sponsor has proposed 13 lots on 4.8 acres. Each lot is to be served 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 Corps study, Dr. Todd con- sidered typical soils, natural and sewage disposal recharge to the groundwater, and the effect of continued urban development in the Spokane River Valley upon the quality of the groundwater. In summary, he concluded that: (1) In normal precipitation years subsurface disposal of sewage treatment effluent does reach and recharge the groundwater. (2) All the dissolved salEs in sewage effluent will be carried to the groundwater. However, bacteria and detergents (phos- phate protion) 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 plant roots" will be less than the total found in septic tank eff luents. _ (3) "The calculated results at the downstream end of groundwater f low line indicate that the maximum range of (dissolved) sol- ids concentration expected at present (1975) is up to 93 mg/1 (milligrams per liter) above the natural groundwater back- ground of 155 mg/1. The forecast year 2020 maximum incremental concentration is 101 mg/1 above the natural background."--- "The analytical results of the forecast impact of year 2020 when compared with the present impact, both measured in terms of leachate volume and dissolved solids concentration, indi- cate that the present impaet 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 range of 2.02 ppm. A projected incremental increase using Dr. Todd's expected 8.6 percent would result in a range 2.19 ppm. Current Federal and State drinking water standards permit up to 10 ppm. y ~ RAINBOW ESTATES Page 3 October 7, 1977 d. Alternative sewage disposal methods that would not recharge the groundwater have the following general characteristics: (1) Collector and central treatment systems discharging to surface waters would require at least tertiary treatment and perhaps more to obtain a permit for the discharge from the Department of Ecology. These systems are not currently economically available for this project. (2) Sealed systems, whether individual or community, depend on evaporation for liquid removal. Some, such as lagoons have safety hazards associated with them and relatively poor comnunity acceptance. 4. Recommend that: a. A public water system including f ire flows serve each lot prior to sale of the lot. b. Each lot be authorized the use of an individual on-site sewage. c. An on-site sewage management system be created and approved by this off ice prior to the signing of the final plat if more than a total of seventeen (17) dwclling units are authorized within the plat. cc: Senske & Masgai Engineer, Inc. PE-1143-77 & ZE-163-77 ~ In the matter of a hearing to consider the application of J. Brent McKinley, North 1014 Pines, Spokane, Washington, to file a plat to be known as Rainbow Estates, Also to consider changing the Zoning Map from Agricultural to Single family Residential and/or Two-Famzly Residential on the property described below, such zone change to become effective only upon the filing of a final plat, or plats, or such property, 2he property being platted is described a s the Ea st 1/2 of Tract 3 in Vera in Section 13, Township 25 N,, Range 44, E, W, M., Spokane County, V1Ta shington , ( South of Broadway and approximately 1300 feet West of Flora Road. ) AFFIDAVIT OF POSTING STATE OF Ir1ASHINGTON ) ) SSo COURITY OF SPOKANE ) . i , Being first duly sworn, deposee and says: ~ That at all times mentioned herein he was, and now is, a citizen of The United States, a resident of Spokane County, Washington, and over the age of ttioenty-one ,yearso That on 19, hc personally posted three (3) true and correct copies~of the hereto attac'tied NOTICE OF PUBLIC HEARIIVG at the following places in Spokane County, to-vrit: 2e 4 ~ ~l. y 3. . ~ . Subscribed and sworn to me ~ , 19 NOTARY PUBLIC IN AND FOR SPOKANE COUNTY, WIASHINC«'C1 Residing at Spokane, Washington . ~ ~ •t•. ~ , . p ' . ' • • ~ . . . , . . . . . " . . . ~ ' ' ~ ~ ~ ~ _ ' ' ~ ♦ . ' N ` . ' . . ' . - ' ' . " ` ' . . ' . * - ' . . , • ~ , . " . ' • ' , . , . ~ . . . • . . ♦ r ~ ~ ' n ~ . . . ~ . ~ , ~ • Ic . _ " . t. ; . , , . ` - , .~4~ _ . ` . ^ . " . ~ . Svox Jef felc'on 99201 . . . : . . . • ~ . . r CXI : . ~ , . tiaQi }.'~1('?1s+ ~ ' • ~ + ~ ~ . ` . ~ ~ Ivera ~ Dear 4t:~Jat. ver to 1~ ~,e . . , le~~ '`r~` ~ 3~~~ . . , . . . • r ~ . . . , , . . . . . ~~32e~: ~ . . . . . ~ - . . • ~ . . - . ~ , . . - ~ ~ ~ . . . . . . . cc•- ~ s , 'Y-e- - . . r . , p.t . ~ - - . . . ~ . . , . , , . . . . . , . . . . . . ` - - - ~ - - , ~ , ~ ~ ` ' , ' _ . . . - . ~ ° ' . ~ ' . ~i~'~,~ ~~a.~,~ ~~,.~i i ~ ~~a~.~ ~~~'~01~ . . ~ ~ ~ - ~ ~ _ . . , . ~ , - ~ , ' ' ' d~+ ~ a 1.~7t'~ . . . ; - - ~ ~ , - " - ~~~,l.~s ` . ~ i - , . ~d~.i~ 4' ~ , YFi ~~A ~ V"~~ .~J~~~. ' ' ~ ' ~ ~ ~,t~~ ~.~x~ , . ~ ~ac~~3:~,~ ~ : ~ . ~ . ~ ~ . , ~ , e~:~ ~ o ~c~ - - ' i ~ - _ . j~~r~x~~ - - - - , 4r~V P~.L~.~.- " ~ ~ - ~ . . ~ . . ~ . - ~ ~ ' +c~~. '~'~x~. - ~ , ~ _ , ~ ~ ' ~ ~ ' L~ ' ~ ~ _ ~r. - y~ A , ~ , ~ _ . . _ , _ . ~ . . . ; . ' ~ S~ O;~~I~:~ ~ ~ ~ U y . T . . ~ _ _ ~:~,'A~P~ N ~ ~l;G <<D.~~P ~ ~ - , ~ . ~ ~ . E YH I B I T A P~.,'i1TNkRY Fi,AT ApP'LIC,ATION FOR4 AREA .Al~~D _D!_STAt1CE §(:)(30O0OQO0idI]C700000C}QOO0ODOOGUOL70000l70000OOOOCIDODOCJU00000QI000000 Tota1 ainoun-f: of land in tiais Subdivision : 5 A.cres Pr•oposed_ clensi-t,y of i,'he P1 at: _ 2.5 LQts/Gross Acre '1'otal amau-p-l; of ad joining lai?d contirolled by chis oi-mer or sponsor : 0 Acres P.roposed use of contxollecl adjo? ning !~nd : Not ap-plicable Wkiat is 'f;h° d-rivi.no d3sta_ce -n ru-~l.es to i:he neaz~est fire s~i:ation? ''z Shopping iaci? it? es? 2 Mu12-icipal Bounda-ry: > 4 i'a_ved sLreet or hig}iway? 0 VA14D GSE NOOOOOOOiDO(7QC1000C1C.}C]OOQDfJO0OCl0O00000(70000000GOODODL700D00O000L7000QOi70000 Incli cat;e the proposed land use of the plat : SZngle F-cam1ly Dwel_liligs ( )Duplexes ( x Zndica'Ue lots fax duplexES. Ai l _ Mult-J--faaii.l,y ciwe? ling uni-ts ~ Tndica Le whi cii lo ~s : Mob:i.1e flori;es ( O-thex• t ) e DesCZ'zbe otIler u: :s: nescribe any non-xesiClBrLlc1l use proposed in tihe P'1ab: Whai i-s the pi-esent us-- af -the pro-aerty proposed (;o lae p? a-tted? vacant Li3t t,ype of uees: Cv'LtivaLed land: acres. PastLLre: • acxes. Timber : acres. Vacailt : S aures. fll;her : Aca^es I e keepin~ oi anitn~a desired? No (x ves ( ) . T~rpe : ~~~~VI XnNTs 0OOOOClODG0LlO0000C1C100OOOQO0OOOO0O0OD0OC➢0OO00000QDDO000Ci0O0000ODODt70fJ Do you plan -to fi1e the P1aL i-n izs entit°e ~,y as proposecl, or wi1_1 it Ue a mulii_-phase deti- elopinetit? '0i tirety To wZiat ? evel or improt'emen ~ ari11 streets be constructed? Gr-ave? (x)- Mir~inium o C-ax'b &r1.t1 G?^avel ( )o Cu.r. b 2nd PatTed ( ) . Jescrj.be any combinaL-ions o=' above : What is 'the c? me per? od e.xpec 'u-ed for complete ►3evelopment of thU P1_at.: one ,year S•cxeet :mprovemente cocr.pletecl? one 3•ea-r . Suns~arti:i.a2 number of lots occupa.ed? one year Is elecli.,Gt-ion oi ~.y land foT• public use conte.nipleted? (Parks, schools, etc. ) No. ( x Yes ( Describe: Indicate i:he size of units proposed to be construci,ed: 1200 5qLlax`e feet 1Vumber of bedr,ooms ~ • Mlill buiZdings be bu:i_1t on tlie :Lots besore tb-ey a..re sold: No C x ) o Yec, Will any speci-a1 dAed res trictions be inGluded :i.n tne sa1.e of lots % No ( x) s Yes ( ) e Xi "yCS" , ex-p1•~?l.n: ~TILIr , ■pQO00QOOaO0C100QOOQOOC6I7CI0000000DOO000C►t3K3OC7C30000QOODiDODOl7CkOG100OOCI8]LMD0 Indicaze the proposed method of sewage d.isposa? : S.-ptic tank (x). La;oon ( ) e Treatmenti p1~1t ( ) . Other, or -combinations (Descy•ibe) indicate L-he proposed soLLrce o.-Lo water suppZy: Indi~ du3]. wells ( Public sySL-em ( x) a Pr? vate comrnunity system C Indlcate (nethod of extendir.g seY•vice to the lats (Dwe11.i_ags) : 'Ur_des nround uti1i t;y easements ( Overhead ui:i17 ty EF.?8°mEn us ( X). U tilit? es ?n stre.-i:s ( IVo easerr,er_ts C indica-te che a7 stance from this Aroposal to the ne&rest; e.~ stzn; waver m~in: 50 feet, Tndicate si-ze of nea!~est. ma.?.n: 6 Tncheso List utility companLes ar cl-► stricts expectecT -co provicl.e service 'uo tsis Plat: J ElectriciLy: ~ern Gas: n,aP Wai:er: ffera Plsone: R0 J ' . ' ` E X H I B I T A Page2 PRELIMINARY PLAT APPLICATION FORM (Continued) ACKNOWLEDGMENTS ■ooooo0000000oooooaooo(3oaooooo00000000oooooaooooo0000000000oooooc PROPOSED PLAT NAME: Ra,ighow Estates I, the undersigned, have completed the information requested, and the Preliminary Plat has been prepared by me under my supervision in accordarzce with the requirements of the Spokane County P ing Departrnent and the laws of the State of Washington. D *;zi'`jS~~~ . o VJA 5` ~ ~ti, ,'D,~s~ a (Signed) . ~ Date : 9/15/77 C).`' (Address) 9723 E Sprague Phone: 924-3759 157 40 ~ 00 ~ Spokane, tJa. Zip : 99206 g~~OST~~~~° ~ °aastr*.a° I A NO. SURVt`YaR' S-.SEAL : please print the sponsor of this proposed subdivision, am the (oti,►ner ( builder ( agent ( option holder ( contract holder ( of the property proposed to be platted and have completed the information requested of ine and do hereby testlfy that it is correct and accurate. . \ ( Signed) " Date : 9/15/77 (Address)1014 N P' es Phone: 1 / 924-6922 ~ p Spokan !^Ja„ ~ ZiP : 99206 r , N0TARY Date: NOTARY SEAL: Speclal Comments: e . / tt > 4__ , , • - - - ■ooooo0000000000000■ THIS PART TO BE COMPLETED BY PLANNING DEPARTMENT 0000000000000000000■ PLANNING DEPARTMIIVT INFORMATION Date Submitted: Checked by: ':AZAC School District: Prelxminary Plat Fee: ~-si~. i Existing Zoning: A9 Ett, ' Date established: ~ Zone Change File No.: ~.i57 3 Advertised Zone Upgrading: R-~ ~ ~ Number of Lots: , Location: Section Township ~ Range `~-Plat File No. : Plat Name : ~ ~ ~ ,~4~~1VL+~~ l7CT~BER ~.~~1~ ~~~H~;v~ ~lvvs: ~t~~-~G/~'~ ~~~~NE ~~UNTY PIAI~i~~'G ~C~1~'~MISSI~~i T1.~~: Fr~d~y, ~ct~~er i4, I977 P~~ce: Conf~r~nce Room A, ~Cc~ur~~y ~C~urt ~aus~~l~nnex ' ~~Tse Mallon Av~nue ~n~r~r~~~y ~ PRELIIU~ZNA~Y SU~~I~S~~N ~NI~ ~[~N~ CIAS~I~~ATIO~ ~'PGRADIN~ YM'~ 7. PE-11.43-T~' l~~nbov~ Est~t~s ' r ~E- Z~3~-77r Ac~rl~uitura~ t~a S~,~ql~ ~~milv R~s1~d~n~i~1 and~'or Two~F~mil~r R+~sid~entl~l a~ Locatfdn. 5e~t~c~n I3, Townshfp~ 25 N., R~ng~ 44, E.V~J.II►~. ~'h~e e~a st I/~ o~ Tr~ct V~r~ . b. ~~c~r~~or: r. Rr~n~ fi~cKttt~e~ . ~~~tl~ 1~14 P~n~s Ro~~ ~ pak~n+e, WA ~ 9 Z ~ ~ c. Eflgtn~e~r a~d Sucveyar. S~nsk~ and ~~s~g~i ,~~st ~723 ~pragu~ ~po~Cane, ~VA 9~2Q~ - d. Sit~ Slx~: 5 ~cr~s Nurrrber ~f lot~: ~3 f. La~d us~ pr~p~sed by~ sponsor: Slnq~~ ~~m11y dw~ll~ngs ~nd/~r d~plexes ~ist~ng Z~n~nq: Agrf~cultural, est~bl~sh~d N~l~r~h 27~ 1~42 h ~ Ad~rtlsed Zone Up~r~~ing: Singl~ ~a~n~ly Resid~t~t~~l ~nd/`c~r Tw~-~`~r~~I~ ~sid~nt~al W~te~r S~ur~~; Ve~ W~ter and P~w~ ~~ompar~~r j. ~ch~c~l Dl~~rlct: C~rttr~l'Valley Sch~o1 Distri~ k, ~iethvd ~f ~~wag~ ]~fs~~sa1: Ind~vidua~ on-sit~ dis~~sa~ ~ystems 1. ~~~r~nm~n~al ~mp~ct: ~ t~pi~ ~f dls~ssi~r~ at t~ifs h~ar~r~~ ~y b~ ~ ~r~ieth~r or n~t t~il~ ~raposa! wt~~ h~ve a sfgnificant ~dverse ~nv~ranr~~nta1 ~~p~~t$ r ;i ~ , ~ ~ - „ v.v~ ~ , y r L ~y . , I'~ I I ~ ' ` I " . ~ I4 . ~A~J~ - ~y. , . /6aF.~ ' ' _ . ~~M _ _ . y ~k [ 3 Z ~ F ~ ~,iAQi rx.a a ,~ve. M~74! ~ ~ I" ` ~ w~v ; Y 1 _ ic~._"p ~ w 1 ~ ~ ~ ~ ~ ~ / f a ~ ~ ~ ~ ~ , q ~ f y f ! A ~ I + l....~e ~ ~ ~ . ~ t~~.~ ~ ~ ~ ~ t ~"r ~ - ~ "~f ~ R ~y _ ~eM[A ~AE ~s..~r~~r~~..rl~ . S. 1 i ~ w i ".I I• . wme ~f • ~dit~, .~y~~ . ~aa~1 .~d *""~"o"if • . L~x£: , : - , '~s~P " ~ " ~ . - ~ ~ FmAdl ~4d ~LM4, I 1 , - = ► i ~ ~ DEPT. FILE REF. _r r . . . , < ,F.'~ ' '~CK'N` `OU-.T` '~P'T "°JS~ STAFF REVIEVIT OF ENVIRONMENTAL CHECKLIST I. In accordance with the Spokane Counry Environanental Ordinance and WAC 197-10, an Environmental Checklist has been submitted by the applicant or his agent. This checklist and any additional pertinent data has subsequently been reviewed by the The following data briefly describes the proposal: A. Action Requested: B. Description of Proposal: C. Location of Proposal: II. Review of Checklis t: A. Slight adverse impacts are noted under the following quesCions: (Over) B. PotEntially significant adverse impacts are noted under the following questions: C. Discussion of impacts identified above: III. Conclusions and Recommendations: Based on II A, B and C above, the staff vsr . ~ ~ S . ~ 71 ` . . . . . . ~ . . ` FINDINGS _ ' - FOR PRELINiINARY SUBDIVISIaNS OF N4VEMBER 15, 1977 . ~ . ~4&t CA . . 2 ~ , Z lof i1 { _ ' AGENDA, NOVEMBER 16, 1977 TELEPHONE: 456-2274 SPOKATVE COUNTY PLANIVING COMMISSION ~ 1 TIME: Wednesday, November 16, 1977 i pLACE; Conference Room A, County Court House Anmx (Use Mallon Avenue entrance) 8:00 A.M. A. 1. Preliminary Draft Land Capability Report and Revisions Appendix recommendation B. Discussion Items 1. Staff Reports a. Cultural Re source s Survey 2. Planning Commission Concerns v 3. Discussion on changing the final date for submittal of. new applications 4. Agenda preview 9 :00 A . M . Page C. PRELIMINARY SUBDIVISIONS AND ZONE CLASSIFICATION UPGRADINGS, 1. PN-1124-77 Robertson Addition ROBERTSON. o... o000000001 2. PE-1140-77 Pines West ZE- 160-77 Agricultural to Single Family Residential and/or TwoFamily Residential HODGES, INC o o.. o o... o Z - 3. PW-1144-77 Timber Ridge ~ ZV1T- 164-77 Unclassified to Agricultural . LEESON o 0 o a. o o a a o a o 0 3 . 4. PW- l I46- 77 Barrett Addi.tion ZW- 176-77 Agricultural to Agricultural Suburban F a S. BARRETT AND C O, o o...... 4 5. PE-1147-77 Clumpner Additfon ZE- 177-77 Agricultural to Single Family Restdential and/or Two-Family Resfdential CLUMPNER . o.. o.. o. o. o o. 5 6. PE-1148-77 Si.lvey First Addition ZE- 178 -)77 Agricultural to Single Family Residentfal and/or Twc-Family Residential and/or Multiple Family Suburban 3-M ENTERPRISES o . . . . . . . . . . 6 7. PE-1I49-77 Cameron Heights Second Addition 't ZE- 179-77 Agricultural to Agricultural Suburban BALL 0 0.. o v a o o... 00.7 ~ 8. PE-1150-77 Saltese Ranchettes ZE- 180-77 Unclassified to Agricultural Suburban VIGUE. o . . . . o . . . o . . 00 0 8 9. PE-1151-77 Castle Court ZE- 181-77 Agricultural to Single Family Residential and/or ~ Two-Family Residential I NGALLS , . . . e . , . o o 00000 9 . , 10. PE-1152-77 Moen First Addition ZE- 182-77 Agricultural to Single Family Residential and/or Two-Family Residential SCHULTZ . , o . o , e o . , . o . , 010 11. PE-115 3- 77 Northwood Second Addition ZE- 183-77 Agrj.cultural to Single Family Residential ANDERSON . 00000000 o. o.. 11 12. PN-1054-77 Green Bluff Acres ZN- 184- 77 Agricultural to Agricultural Suburban FRANCO. o 0 0 0.. o. o, 12 D. REACTIVATION OF A PREVIOUSLY APPROVED PRELIMINARY PLAT 1. PE-1046-76 Wyatt Addition No. 1 ZE- 118-76 Agricultual to Single Family Residential and/or Two-Family Residential WYATT o. o 0 0 0. o. o.... o o 13 E. PRELIMINARY SUBDIVISION, EXTENSION OF TIME , 1. PE-960-74 Locust View Ist Addition ~ ZE- 58-74 Agricultural to Two-Family Residential GUNNING o 0 o a o 0 0 0 0 o a o 0 0 014 3:00 P. M, or as soon aft-3r as possible F. ORDINANCE AMENDMENTS 1. Lot Depth to width ratio amendrm nt 2. Interi.m Zoning Recommendation G. OTHER BUSINESS ~ r - , AGENDA, NOVFMBER 16, 1977 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING COMIVIISSION I Time: Wednesday, November 16, 1977, 8:00 A.M. • Place: Conference Room A, County Ccurt House Annex (Use Ma1lonAvenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 1. PN-1124-77, Robertson Additfon a. Locatfon: Section 30, Townshfp 27 No, Range 45, E.W.M. The SVV 1/4 of said Section. b. Sponsor: Robert B. Robertson North 6609 Howard Street Spokane, WA c. Engineer: R. A. Dillingham East 711 Third Avenue Spokane, WA d. Sfte Size: Approximately 160 acres e. Number of lots: I.Rw tA f. Land use proposed by spnnsor: Single family dwellfngs and mobile homes g. Existing Zoning: Agricultural, established April 4, 1961 h o Proposed Zoning: no change i. Water Source: Indfvidual wells J. School District: East Valley School District k. Method of Sewage Disposal: Individual on-site disposal systems - 1. Environmental Impact: A topic of discussion at this hearing may be ~ whether or not this proposal will have a signifficant adverse environmental impact. ~75r A44 q r rr~ ~ Sc ~IN % .•v , ~ ~ , ~ tr a ` t,y ; ` ~ ~ ~ _ ~ ~ , f•, _ ` ~,u~, ~ ~ , - , , ' ° / , . , E s .w , i ~ ~ `t • : m - - ' ~ , I Y ♦ i-.. ~T07 ` , •[LJ~ ~l./M t j .w • °r T y ` . ° / 4 } r ' • ' ~ /i ` : A1 yl~ . ! , r' • ' • • _ 1 ~ ' lt l ~s - ~ '.,r L[ I1l7~ , , , , . ` _ r ~ ~ . w I/ ~I ' • y ~ ~f `[is t•" S♦ Le 'e r . ~~r - s._ - ! ~ ers , ' d < i ta f .F ; r ` w ' ~ EL »~P ~m' • 7a ' I • M~ ri. i _ " ~c til r • I1 _ - ~ s. u a ' u' x iv , _ ~ . w _ 1• : r (N ELlf7D • f~ :l~~ ~ Ar .~..r-.. - v - ` I • e ~ ti ~ , i : wu • t' ]P!O ~ r. f......, ~ ' • ,i ~ 7 ~t lt! t , j~1 1i ro J o " . 3,b l e CL ~!7 ~ Arn~r► ~ : MOCM~Iyw S • f ` ~ .°j r • M~O~ ' ; - _ , • . _ ~1... ~ . _ _ . ~--i-~--~ - 1 - FINDINGS i PRELIMITVARY SUBDIVrSICMT . PN-1 I24-77 - R4BERTSON A DDITION: ROBERTSON' ; Staff flndings regarding PN-1 I24-77, Robertson Addttion: I. GENERAL INFORMATION: A . Locatlon Robertson Addition is located northwest of RTewcnan Lake at the end of the Scrtbner Road, B . Proposal to The applicant proposes to subdivide about 160 acres Into y4nots for both single family dweliings and mobile homes with a Eypfcal lot slze well tn excess of ftve (5) acres. 0. Existtng Land Uses The site is partially tree covered with moderate to steep slopes. The praperties to the south and west of thts proposai have developed over ~ the past several years lnto large acreage tracts where the typlca! Zot size is slmllar to thls proposal. . II. SPECLAL INFORNiATION: A. Ctrculation The Enqineer's Offlce has revtewed thls proposat and they find that ade- quate county roads are avallable to serve this proposal. Ttiley do, hov.vever recommend some minor ptat redesiqn as indlcated below. ; ~ B , Sewaqe Disposal The applicant proposes the use of lndividual systems to serve this pro- posal. The Health District in approvlnq this request finds that the foiiowtng statement shouid be placed In the plat dedfcatlon, "Due to excesstve slopes and shailow soll depths, fllls or other speciat construction methods may be required for sewage effluent dlsposal. ~ ; C. Water Supply ~ The appltcant proposes the use of lndividual wells to serve the proposal, The Health District in reviewing this proposal ftnds that wells in the area generally yelid from 3 to 15 gpm at depths between 175 and 305 feet, ~ 1 r FIrrDzNGs ~ PRELIMINARY SUBDIVLSICN . PIV-I124-77 - ROBERTS4N ADDITION: R4BERTSON' Staff findings reqardinq FN-1124-77, Robertson Additfo:i: I. GENERAL INFORMATIOIV: A . Locatton Robertson Additton !s located northwest of 1Vew man Lake at the end of the Scrtbner Road. B. Propo sa I The applicanL proposes to subdivide about 160 acres into 18 lots for both single family dwelltngs and moblle homes w'th a typical lot size well in excess of five (5) acres. C. Extsting I,and Uses Tha site ls partially tree eovered wlth moderate to s:eep slopes. The properties to the south and west of this proposai have developed over r the past several years tnto targe acreaqe tracts whece the typtcal lot size !s similar to this proposal. TI. SPECIAL INFORMATI4N: A. Clrculatlon The Enqineer's OffEce has reviewed this proposat and they ftnd that ade- quate county roads are avatlable to serve thts proposal. Tttey do, how-ever recommend some minor ptat redesign as lndtcated below. B. Sewaqe Disposal The applicant proposes the use of lndividual systems to serve this pro- posal. The Health District in approvtng this request finds that the fo.llowfng statement should be placed in the plat dedicatlon, "Due to excesstve slopes and shallow soll depths, fllls or tither special construction methods may be required for sewage effluent disposal. ' C. Vliater Supply ~ The applicant proposes the use of lndtvtdual wells to serve the proposal, The Health vistrlct in revlewing this proposal finds that wells in the area qenerally yeild from 3 to IS gpm at depths between 175 and 305 feet, M 1 - PN-1I24-77 - ROBEETSON ADDITION (Continued) , Because of the apparent unavailabiiity of water, the Hea lth Df strlct recommends the installatlon of a publlc water system to serve the plat, excluding fire flovvs: However, if this is found to be unfeasible then the plat dedication shaouid contatn the following statement, "Wells down to 300 foot depth may yLeld less than five (5) gallon per mitiute." D. School Dlstrict The proposal is situated within the boundaries of the East Valley School Dlstrtct where the Distr ict's facilitles are at capacity levels. The Dtstrict expects this problem to be mttigated somewhat when thetr current bu iId ing program f s completed in two or three years ttme. E. Parks No county parks are currently available in the area and the County Parks Department has no present plan for either site acquisttion or major park i m prove me nt s. F. Flre Protection No provision would be made for f#re protection facllities (mains and hydrants) if approval were granted using lndividual wells. r III. ENVIRONMENTAL REVIEW; • The Staff of the Planntng Department has revfewed the checklist as submitted by the appllcant and the Staff recommends that a declaration of Non-Signtficance be issued. IV. CONDITIONS: If approval ls granted, the Staff recommends the followtng condittons. Specific condlttons applicable to this plat are referenced below and found ln the attached supplement entitled, "Standard Conditlons for Approval of Preliminary Plats - August, 1977.) NOTE: Any amendments to satd conditfons are stated separatety and listed below. P-1, P- 2, P- 3, P- 4, P- 5, P- 6, P- 8, P- 9(December I, 1978), P-13, E- I, _ E- 2, E- 3, E- 4, E- 5, E- 6, H-1, H- 2, A-10 r That the sponsor shall eltminate the "swltchback t=arn" and redeslgn lots 7 and 8 • to provide access to public road prlor to proposed "switchback turn". That the following statement be placed ln the plat dedication, "Due to excessive slopes and shallow soil depths, fills or other speclal constructlon methods may be required for sewage effluent disposal. - lA - PN-1124-77 - ROBERTSON ADDITiON (CONTINUED) r , That the following dtatement be placed in the plat dedicatton, "Wells down to 300 foot depth may yleld less than flve (5) galtons per mfnute. " ~v ~ r • r ~ - 1 B- , . AGENDA, NOVEMBER 16, 1977 ' TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING COMMISSION Time: Wednesday, November 16, I977, 8:00 A.M. Place: Conference Room A, County Court House Annex ' (Use Malion Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 2. PE-1140-77, Pines West (Continued from October, 1977) ZE- 160-77, Aqricultural to Sinctle Family Residential and/or Two-Familv Residential a. Location: Section 4, Township 25 N., Range 44, E.W.M. Par of the SE 1/4 of section 4, more particularly described as follows: Beginnfng at a point on the South line of said Sectfon 4, 30 feet West from the SE corner of said section; thence N along a line 30 feet W from and parallel to the E line of said Sectfon 4, 424.5 feet to a point 65 feet S of the NE corner of Lot 24 fn Block 5 of Palisades, as per map of Palisades recorded in Book "D" of Plats, page 28, which plat is now vacated; thence W 200 feet along a line 65 feet from and parallel to the N line of Lots 24, 23, 22 and 21, in safd Block 5 of Palisades, thence N 36.5 feet along the W line of Lot 21 in satd Block 5 of Palisades; thence S 860 54'W, 333.5 feet; thence S 126 feet; thence W 246 feet; thence N 387 feet to a point on the Sly line of the right of way of the Northern Pacific Railway Company; thence SWly along the Sly line of said rfght of way, 1917.8 feet to a point on the N and S 1/4 line of said sectfon 4; thence S along said I/4 line 154.5 feet to the S 1/4 corner of safd section 4; thence E along the S lfne of safd Section 4; 2616, 7 feet to the POB. Except any portion lying within parcels 1 and/or 2; Tracts 1 through 7, ' Fairacres, as per plat thereof recorded in Volume "K" of Plats, page 16; also r except that portfon conveyed to Spokane County by instrument recorded as , Document No. 7607200271; also except that portion conveyed to Spokane County by instrument recorded as Document No. 7703220225; all situate in the County of Spokane, State of Washington. b. Sponsor: Hodges, Inc o East 12715 Missfon Spokane, WA 99206 c. Engfneer and Surveyor: Senske and Masgai Ea st 9723 Sprague Spokane, WA 99206 do Site Size: 24 acres e. Number of lots: 65 fo Land use proposed by sponsor: Single famil y dwellings and duplexes g. Existing Zoning: Agricultural, established Aprfl 24, 1942 h. Advertised Zone Upgrading: Single Family Residential and/or Two-Family . Resfdential f. Water Source: • Irvin Water District Y J. School District: West Valley School District ko Method of Sewage Disposal: Individual on-site disposal systems ~ lo Envi.ronmental Impact: A topfc of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. (Vicfnity map on following page) -2- AGENDA, NOVEMBER 16, 1977 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING COMMISSION - Ti.me: Wednesday, November 16, 1977, 9:00 A.M. Place: Conference Room A, County Court House Annex . (Use Mallon Avenue entrance) . PE-1140-77, Pines West (Contfnued from October 14, 1977) ZE- 160-77, Aqricultural to Sinqle FamilY Residentfal and/or Two-FamilY Residentfal r - e~ , a ~ r • J R ~ ~ I w I c ' t 9 • ~ v Yt ~ ~ ~ ~ W r' 7 a ~ O ~ NUIIOn J I ~ .I ~ , ~ 3 Q 4 wc«~sL-1 ' ~ ♦ ~ ~ ~ I• ~ ~ • „ Q ~ ' 'irs P~anla , ' ~ • ! 1 ~ ° r.~:« Ja.vt ~ [i i~l~ ~ J`~ o ' ~ : ~~~„r K ,o I.. ~ ~ a ~ ~ S ~ ; 7 ~ ) IS ~ozQ- I a I~~ u a° AVE yJ ~ n'vr.I s- ` 4~` si SvOKiE F1~E'ac"r+'°'~`10~~~ r r- _ - ~'v"w~~` y9 ~ • • ~ ~ ~ I ~ = ' Z Mtl.L= ,2 .~a ~ r _ • i [ueL.-e A.e - r r'4~.~eM2 w • ~ 1 I % ~ ou4 r[ r ~ • -i ~ ' V ~ ~ M~li\• ~ I c ~ ~ ~RS,~~\ ~ 11~~t _./wY~:.d"• M• ~ ~M I M~M~JM Cl 1065r •y,M rOM ~SL~ Sr a4CEWAt 1~•~~' ~.w,~IS V• ~r p, ~ ~`..`II ~`Q~ "rz c ( 'i~ •90 °.~da+n~r -.kiiAS~'_ ~'14.Y uaa► • ~ n I 1t~M ~ M M19<IDY ~ CLLo, r LIVJI ~ I.4ISSI0 N AVE r ~ -2A- FINDINGS ' PRELINIINARY SUBDIVISIQN AND [QNE CLASSIFICATIOnT UPGRADING . PE-1140-77 - PINES VVEST: HGLGESR INC. ZE- 160-77 - AGRICUL TURAL TO SINGLE FAMILY RESIDENTIAL and/or TWO- FA MI LY RES I I3E NTIA L Staff ftndings regarding PE-1140-77, Ptnes V1t'est. As the Planning CommEssion may recall, this ltem was contlnued to t his hearing tn order that the applicant might further work with the Staffs of the Engi,neer`s Office and Planning Department to minimize clrculatlon problems tn the area. The applfcant has met wEth the Staffs and !t has been determined that the proposed plat shoutd be redestgned to connect the proposed cul-de-sacs located near the ea st property llne of the plat. I. GENERAL INFORNIATION: A . Location Pines V1; est ls located In the north eentral area of the Spokane Valley, south of Trent Avenue and west of Plnes Road. B. Proposal " The applicant proposes to subdtvlde approxlmately Vacres Into 63 lots, 31 of whlch are planned for duplexes. The proposal would creatf . a gross density of about 3.9 unlts/acre with a typ ical lot size of aboufi 10, 200 square feet. C. Relationship to the Comprehensive Plan Pines West Is located with[n an area that has been destgnated as suitable for resldentlal development by the Spokane County Comprehen- stve Plan. D. Existtng Land Uses The site is presently vacant wtth mtnor dra inage problems. The proper ; tte%s to the south have developed over the years tnto several residen- tlal subdlvisions. To the east is the Trent Elementary School, whlle to the north is Trent Avenue and several rallroad tracks. _ E. Compat[biltty wlth Existinq Land Uses The Staff believes that thls proposal woutd be compatible wtth the ' exlsting development to the south and that the duplexes would form- an appropriate buffer from the severa 1 ra llroad tracks to the north. -2- PE-1140-77 - PINES VUES'1' (Continued) 11. SPECIAL. INFORMA't1O1V: • A. Circulacion As was mentioned above with the redesign as suggested the plat dasign would be acceptable to the Engineer's Offlce. B. ~awage Disposal 'ihe Spokanc County Health District has approved the slte for on-sita sewage disposal. However, the proposed subdivfsion lies over tha Spokane Valley Aquifer. The Distnct believes that approval of this subdivisfon will have a negligible immediate impact upon the water quality, but continued urbanization at this density can be expected to have at least moderate impact upon the water quality. C. W ate r Irvin v4ater District has stated it has the ability to serve the proposed subdivision with both deomestic and fireflows. D. Fire Protection Both mains and hydrants need to bc; installed to provide for adaquate fiieprotection. E. School s . • 2he proposal is situated wxthin the boundaries of the East Valley School Di stnct where the Di strict fac:iitie s are at capacity level s. T'he Di s- trict expects this problem to be mitigated somawhat vvhen their current building program is completed in two or three yecT s time, F. Parks No county parks are currently available in the area and the County Parks Department has no present plan for aither s2ta acqui sition of major park improvements. _2ti_ ~ ~ PE-1140-77 - PINES V11EST (Continued) 111. ENVIRON1ViENTAI., P.EVlEUV: - 'Yhe Staff of the Planning Departmant has reviewed the chacklist as submitted by the applicant and the Staff recommends that a declaratYOn of Non-significance be is sued . I11. CONDItIONS: If approval 1s granted, the Staff recommends the following condYtions: Spcific conditions applicabie to this plat are referenced below and found in the attached supplement enYitlad, "Standard Conditions for Approval of Prelimi- nary Plats - August, 19 77. NOi E; tiny amandments to said conditins are stated seperately and listed belovv. P-1, P-2, P-3, P-4, P-5, P-6, P-7, P-8, P-9 (December 1, I978), P-13, E-I, E-2, E-3, E-41 E=5, E-6, A-1, H-1, H-51 H°6. That all roads within the plat be curbed and%or paved to the specifications of the County Engineer; existing County roads providfng direct access to lots of the plat shall be paved and/or curbed to standards of the County Engineer. 'ihar the plat be redesigned to connect the presently proposad dead-end cul-de-sacs located near the east property lina. Tllat the sponsor provide for walkway connc;ctians to the school site to the east in locations acceptable to the county engineer. Improvements shall include a paved - pathway and fencing of walkway connectrons. That prior to filing of the final plat, the drainage pt-an shall be approvc:d by the County Health District. 1Vo on-szte s2wage disposal systems shall be located on lots 10, 11, 12, Block 2. I'hat alI Iots proposEd for duplexe s have a minimum of 90 feet of frontage and 11,000 square feet of lot araa. Upgrada all of Block 1, lots 1- 8, Block 2, lots 1-4, 7, 8,13-16, Block 3 and lots 1-9, Block 4 to i'wo-Family Residential the ramainder to Single Family Residential. That the proposed ,ntersectkon of Bowdish Road and the proposed northeasteriy- southwesterly rights-of-way be redesigned to the satisfacfion of the County Engineer's Office. . _2 B ~ ! AGENDA, NOVEMBER 16, 1977 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING COMMISSION - Tfine: Wednesday, ATovember 16, 1977, 8:00 A.M. Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING , 3. PV1T-1144-77, Timber Rldcte ZW- 164-77, Unclassified to Aqricultural a. Location: Sections 22 and 27, Township 27, _Range 40, EVITM Portfon of the SEly 1/2 of Sectfon 22, and the NWly 1/4 of Sectfon 27, more particularly described as follows: Beginning at the Nly 1/4 corner of said Section 27; thence from safd point of beginning SO° 09' OS" W along the center of section line of said Sec. 27, 640.09 feet; thence YV61° I8' 16" E 1555.79 feet; thence S 32049'48"W 156.39 feet to a point on the Nly sectiQn linE of sa id Sec. 27, from which the point of begfnning bears N 890O 1' S3 "W 1448.01 feet; thence SEly along a tangent curve the center of which bears S 570 10' 12 "W 606.64 feet through a central ang:le 'of 18027'03" and an arc distance of 195.35 feet; thence tangent to the preceding curve S 141122'45 "E 94.22 feet; thence SEly along the arc of a tangent curve the center of which bears S 750 37' 15 "W 1020 feet, through a central angle of 8° 24'31" and an arc distance of 149.69 feet; thence tangent to the preceding curve S OS° 58' 14 "E 185.5 9 feet to a point on the Nly right of way line of that 60 feet wide county road known and de scribed a s South Bank Road; thence S 8204 7' 2 8"E along sa id right of way line 61.62 feet; thence from said right of way line N 05058' 14 "W 199.64 feet; t hence 1VWly along the arc of a tangent curve the center of which bears S 840 01'46 "W 1080 feet, through a central angle of 80 24131" and an arc dfstance of 158.50 feet; . thence tangent to the preceding curve N 14° 2 2' 45 " W 94 , 2 2 feet; thence NWly along the arc of a tangent curve the center of which bears S 750 37' 15 "W 666.64 feet, through a central angle of 030 26'28" and an ar~ distance of 40.03 feet; thence N 75037' 15" E 463.75 feet to pofnt of intersection of the Nly section ltne of said Section 27 and the Wly right of way line of said South Bank Road from which point the NEly section corner of said Section 27 bears 890 O 1' S 3"E 614.70 feet; thence leaving said Sly section line along said right of way line NWly along the arc of a non-tangent curve the center of which bears S 670 16'40" W 370.14 feet, through a central angle of 07028'20" and an arc dfstance of 48.27 feet; thence tangent to the preceding curve N300 11'40" W along said right of way line 199.14 feet; thence N 030 I8' 37 "W along said rfght of way line 156.27 feet to a point of intersection with the center line of a creek that is referred to in that certa in document recorded in Volume 295 at page 1780, Officfal Records of the County of Spokane, Washington; thence leaving said right of way line along the cehterltne of said creek NWIy to a point on the high water line of the Spokane River; thence along the high water line of said _ Spokane River to a pofnt of intersection wfth the center of section line of said Section 22; thence leaving said high water line along said center of sectfon line S 000 11'05"W to the point of beginning and containing 101.53 acres more rt or less. Subject to any easements in favor of Washington Water Power Company perta ining to Long Lake Re servoir. (Continued on following page. ) -3- _ AGENDA, NOVEMBER 16, 1977 TELEPHONE NO,: 456-2274 SPOKANE COUNTY PLANNING C OMMISSION Time: Wednesday, N'ovember I6, 19771 8:00 A.M. Place: Conference Room A, County Court House Annex " (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 3, PW- I144-77, Timber RidcLe ZW- 164-77, Unclassified to AQricultural b. Sponsor: Chet F o Lee son East 1502 Trent Spokane, `!VA 99202 c. Engineers and Surveyors: Sargent, Ramer and Assoc. Nort-h 10115 Newport Highway Spokane, WA 99218 d. Site Size: Approximately 10I acres e. Number of lots: 12 f. Land use proposed by sponsor: Single famnily dmlltngs g. Exfsting Zoning: Unclassiffed _ h. Advertised Zone Upgrading: Agricultural i o Water Source: Individual wells j. School District: Nine Mile Falls School District k. Method of sewage disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discussion at this hearing may be - whether or not this proposal will have a significant adverse environmental impact, . ~ r K..c...s f~ ~ ~.K~ I \ O N iN ~.r \ z ` ? _ i, r~/~ • r . q ~ . ~ ~ ) . °Q ^ i . Js, f~ y•4 ~ ' ~ ` ( r l' . ~ t) A o ! I • i ~ ~ ~ L• IOO GtiJM1711 > I. roa u ~ cl ~ o,• ~ ~ ~ tyt I LES y. laL _ _ • , . ; - ' ~ ~ ~ '~►°c.~ ; • • i r p•,• : t . _ ►.w.ar ..o V ftQAVI, ` IOvll - 3A- FINDINGS - PRELINIINARY SUBDIVISIOnT AND ZCNE CLA,SSIFICATION UPGRADING Staff findings regarding PVir-1144-77, Tlmber Ridge; I. As the Commission may recall thts proposal was revtewed during the October session ard was continued for one month so that the applicant might have addttional time to work wlth the Engineer's Office to correct clrculatfon problems with the proposal. II. The applicant has worked with the Engineer's Offlce and the deficiencies in the original proposat have been corrected to the satisfactton of the County Engfneers III. If the Planning Commission recomrtlends approval the Staff suggests the follow[n~, conditlons: Speclfic condltions applicable to thls plat are referenced below and found in the attached suppiemenk entitled, "Standard Conditions for Approval of Preliminary Plats - August, 1977. NOTE: Any amendments to sald condttions are stated separately and listed below. P-1. P- 2, P- 3, P- 4, P- S, P-6, P- 8, P- 9(December 1, 19 78), P-13, E-1, E- 2, E- 3, E- 4, E- 5, E- 6, A-1, H-11 H- 2. - That a statement be placed in the dedication prohlblting Che use of any cnrells in the NIJ4.T 250 feet by 90 feet of Lot 13 as indicated on the preliminary plat of record. . Upon the filtng of Che final plat, upgrade Timber Ridge to the Agricultua! Zone Classi-- ftcatton. ~ ~ . -3- AGENDA; NOVEMBER 16, 1977 TELEPHONE: 456-2274 SPOKANE COUNTY PLANIVING COMMISSION Time: Wednesday, November 16, 1977, 8:00 A.M. Place: Conference Room A, County Court House Anre x (Use Ma1lonAvenue ent rance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 4, PW-1146-7 7, Barrett Addition ZW- 176-77, Aqricultural to Aqricultural Suburban a. Location: Section 16, Township 24 N., Range 42, E.W.M. The S I/2 of the S 1/2 of the 1VW 1/4 of sa id s ec a b. Sponsor: F o S. Barrett and Co. West 418 Sprague Avenue . Spokane, WA co Englneer: Sargent, Ramer and Assocfates Box 7779 Spokane, WA 99208 d. Slte Size: Approximately 40 acres e. Number of lots: 8 fo Land use proposed by sponsor: Single family dwellings g a Existing Zoning: Ac~fcultural, established September 22, 1959 h. Advertlsed Zone Upgrading: Agrfcultural Suburban i. Water Source Indfvidual wells J. School District: Cheney School Distrfct - k. Method of Sewage Disposal: Individual on-site disposal systems 1, Environmental Impact: A topic of discussion at this hearing may be whether or not this prposal will have a significant adverse environmental impact o • - 'O • . O , " ~ • °i ' • . E ; ~ ; '+.y J , ► ec ioo Y ; • • - , ~ • i ~ Z ' t~ • LAKE = n II• t ci - •t IY 11 D • 0 1 f ti f 7 07 I a i r V E I ,p / V 7 ~If cn ✓ , ~ ln.Iwy i IM+~~ / N~~ „ : r ► Gw~7 ~ / s \ f tM ► I = , 21ylIl.ES ~ • [ a lIJtI ~ ~ 0100! t ' G : t I ~ ' ~ ~ . ry v . . ~o as ac ~r S ~ ~ +yw c 4 ' A _ z ~ • o < , o.r. u E y y J• M 1 J ~ ~ ~ , • A [clrt w • ] i ( I • 4' ►ar~ r• ♦ 10 t=t ~ <i ` f{~ tAOf ~~t K t ~ ~ rt 2p1 • ~ . • -4- FINDINGS ' PRELINtINARY SUBDIVISIQNS RND ZONE CLASSIFICATION UPGRADIN'G . PW-1146-77 - BARRETT ADDITION: F.S. BARRETT AND CO. ZW- 176-77 - AGRICULTURAL TO AGRICULTURAL SUBURBAN Staff findings regarding PW-1146-77, Barrett Addltton. I. GENERAL INFORMATION: A . Location Barrett Addttion Is located northwest of the communlty of Narshall and f s ea st of Spotted Road. B. Proposal The ap plicant proposes to subdlvide about 40 acres Into elght (8) lots, a!1 for single family dwelltngs wEth a Lypical lot si2e of flve (S) acres. C. Existing Land Uses Barrett Addition ts tree covered wlth no signtficant topographic features. The properties to the north and west of thls proposal have developed tn the past few years ln a rrianner simllar to thls proposal. D. Relationshtp to the Comprehensive Plan . Barrett Addition is situated withtn an area deslgnated as being "under stu II. SPECLAL INFQRMiAZ'ION: A. Ztrculatlon Adequate county roads appear to be availalble to serve the proposed subdivision. B. Water Supply The appllcant prpposes the use of tndivtdual wells to serve the proposal, the County Health District flnds no particular problems with this method of aupply. - C. Sewage Dtsposal The County Health Dlstrict has reviewed this proposal and they flnd that . the use of individual systems would be acceptable for this proposal. - 4 - PW-I146-77 - BARRETT ADDITION (Conttnued) D. Schoots - No comment has been received from the Gheney School Dtstrlct. E. Parks No county parks are currently avallable En the area and the County Parks Degartment has no present plan for either site acqutsition or major park improvements. F. Flre Protectlon No provlsion would be made for ftre protection facilities (matns and hydrants~ if appraval were granted ustng individual wells. III. ENVTROIVMENTAL REVIEW: The Staff of the Planning Department has reviewed the checkllst as submltted by the appi[cant and the Staff recommends that a declaratfon of Non- , Signtficance be issued. IV. CONDITIDNS: If approval is granted, the Staff recommends the following condltions: Specific condittons applicable to this plat are referenced bolow and found in the attached suppiement entitled, "Standard Conditions for Approval of - Preliminary Plats - August, 1977." NOTE; Any amendments to said condi- tions are stated separately and tisted below. P- I, P- Z, P- 3, p- 4, p- S, P-- 6, P- 8, P- 9(December 1, 1978), P-12,r P-13, E- 1, E-2, E-3, E-4, E-S, E- 6, A-1, H,1, H--2. ~ 00 Up the ft ng ofina plat qrade a ddition o t grlcul ral urban Zone ~ -4A- AGENDA, NOVEMBER 16, 1977 TELEPHONE: 456-22 74 SPOKANE COUNTY PLANNING COMMISSION Time: Wednesday, November 16, 1977, 8:00 A. M. Place: Conference Room A, County Court House Annex • (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFIC.ATION UPGRADING 5. PE-1147-77, Clumpner Addition ZE-I77-77, AQrfcultural to Sinqle Familv and/or Two-FamilY Residentfal a. Location: Section 34, Township 26 N., Range 45, E.W. M o That portion of the SE I/4 of the SE 1/4 of said sectfon, described as follows: the N 1245 feet of the S 1275 feet of the E I/2 of the E 1/2 of said SE 1/4 of the SE 1/4 and the N 300 feet of the S 1275 feet oi' the W 1/2 of the E 1/2 of said SE 1/4 of the SE 1/4 except Drury Road, b. Sponsor: Donald L a Clumpner North 5010 Drury Otis Orchards, WA c. Engineer: Benthin and Clark East 2608 Sprague Spokane, WA 99206 d. Site Size: 11.8 acres e. Number of Iots: 34 f. Land use proposed by sponsor: Sing}.-n family dwellings and duplexes g. Existing Zoning: Agricultural, established October 20, 1953 _ h. Advertfsed Zone Upgrading: Single Family Residentfal and/or Two-Family Res idential i o Water Source: Consolidafied Irrfgat ion ' j. School District: East Valley School District k. Method of sewage disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of df scuss fon at this hearing may be whether or not thf s proposal will have a significant adverse environmental impa ct. oZlRt: _si ti.'IIT1[T~TTti t. no u: t• i5 n r.T.e si.d -,-S'[3Y-a., :ra .N i. et ^'..T3~ •pct5t1od• i~ o I pOPG~ ` I; ~ ; t,••~ ~ ' : , =;i z / p • ~ _u!i rr"~ I.[ o - 1- T : • - 'r- O a 0 07 ~ ~r, D ~ = ~ 2A1LE 1 sa..o. ~ • ' - Moc e• ••~er t~ ~ ow boe [ toC . I . r J ' . - - - '`s - 5 - FINDINGS - PRELIMNARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING, . PE-1147-77 - CLUMPNER ADDITION: CLUMPNER, ZE- 176-77 - AGRICULTURAL TO SIATCLE FAMILY RESIDEAITIAL and/or TW4-FAMILY RESIDENTIAL Staff findings fegarding PE-I147-77, Clumpner Addition: I. GENERAL INF4RNLATION: A. Locatlon Clumpner Addition ls located !n the east area of the Spokane Valley in an area commonly referred to as Otis Orchards. The proposal is north of Wellesley Avenue and east of Drury Road. B . Proposal The applicant proposes to subdtvide about 12 acres tnto 34 lots, four of whlch are reque sted for duplexe s. The proposal would cr eate a gross density vf three (3) units per acre wlth a typical lot size of about 11, 800 square feet. C. RelatEonship to the Comprehensive Plan Clumpner Addition ls located wfthin an area that has been designated . as suttable for residential development by the Spokane County Comprehensive Pian. D. Exlstinq Land Uses 2he site ts presently in active pastureland vegetatlon wfth no slgnl- ficant topographic features. The properties that generally surround the proposal are of the same use and character. Further to the east and west several residentlal subdivistons have been approved including Mountain View IVieadows, Barden Addition, Orchard Gardens, Frens- dorf Addition, Blaines Second Addition E. CompaUbillty wtth surrounding land Uses. The proposed subdtvlsion is incompatible with those uses that generally surround the proposal but appears to be compatlble with the trend that _ is developing ln the area - high density subdivisfons along Welles- ley Avenue. -5- PE-I147-77 - CLUNiPNER ADDITION (Conttnued) IIo SPECIAL INFORMATION: - A . Circulatton Adequate county roads appear to be available to serve the proposed subdlvl sion. B. Sewage Dlsposal The Spokane County Health I3istrict has approved the site for on-site sewage d[sposal. However, the proposed subdivlsion lies over Lhe Spokane Val.[ey Aqulfer, The District belleves that approval of thts subdlvision wiil have a negltgtble immedtate impact upon the water quality, but continued urbanizatfon at fihls density can be expected to have at least moderate lmpact upon the water quality. C . Water Consolldated Water Distrlct has stated it has the abfitty to serve the proposed subdivision wtth both domestic and fireflows. D. Fire Protectton Both malns a nd hydrants need to be installed to provide for adequate " fire protectlon. . E. Schools The proposal is situated withln the boundartes of the East Valley School District where the Dtstrlct facilitfes are at capaclty Ievels. The Dis- trtct expects thls problem to be mltlgated somewhat when their current building program is completed in two or three years time. F. Park s No county parks are currently available ln the area and the County Parks Department has no present pian for elther stte acquisltton or major park lmprovements. III. ENVIRONMENTAL REVIEW: The Staff of the Planning Department has revlewed the checklist aa submitted _ by the aQplicant and the Staff recommends that a declarstlon of Non-Slgnifl- cance be issued. IV. CONDI'TIONS: If approval is granted the Staff recommends the followtng conditions: - 5 A PE-I147-77 - CLUMPNtR ADDITION (Contlnued) Speciflc condittons applicable to this plat are referenced below and found in the . attached supplement entitled, ',gtandard Conditlons for Approval of Preliminary Plat - August, 1977". NOTE: Any amendments to said conditions are stated separately and Iisted below. P-I, p-24, p-31 p-4, p-5, p-6, p-7, p-8, p-9 (December 1, 1978), P-13, E-1, E- 2, E- 3, E- 4, E- 5, E- 6, A-11 H-1, H- 5. That all roads within the plat be curbed and/or paved to the spectflcations of the County Engineer. Exlsting County Roads provlding dtrect access to lots of the plat shall be paved and/or curbed to standards of the County Engineer. That the Sponsor dedicate ten (10) feet of additional right-of-way along Weilesley Avenue and that he dedicate fifteen (15) feet of additional rtght-of-way along Drury Road. That a statement be placed ln the dedication prohiblting individual lot access to Wellesley Avenue. Upon the filing of the final plat upgrade Lots 14 and 15, Block 2 and Lots 11 and 12, Block 3 to Two-Famtly Residenttal and the remainder to Single Family Resldential. ~ . - 5 B- . AGENDA, NOVEMBER 16, 1977 TELEPHONE: 456-2274 SPOKANE COUNTY PLANIVITVG COMMISSION Time: Wedne sday, November 16, 1977, 8:00 A. M. Place: Conference Room A, County Court House Anne.x (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGR.ADTNG 6. PE-1148-77# Silvey First Addition ZE- 178-77, Aaricultural to Sinqle Family Residential and/or Twa-Family Residentiai and/or Multiple Familv Suburban a o Location: Section 23, Township 25 N., Range 44, E.W. M o The W 360 feet of the NE 1/4 of the NW 1/4 of said section lying Sly of rr r/w; except the E 30 feet of the N 30 feet of the W 105 feet also except the S 20 feet thereof. b o Sponsor: 3-UI Enterprises, Inc. South 4309 Darcey Drfve Spokane, WA c. Engineer: Clarence E. Simpson Engineers, Inc. North 909 Argonne ' Spokane, WA 99206 do Site Size: 5 acres e. Number of lots: 14 f. Land use proposed by sponsor: Multiple family dwellfngs units and duplexes g. Exf sting Zoning: Agricultural, establishedMarch 27, 1942 h. Advertised Zone Upgrading: Singlea Family Residential and/or Two-Family _ Residential and/or Multiple Family Residentfal j. Water Source Vera Water and Power j. School District: Central Valley School District k. Method of Sewage Disposal: Indivfdual on-site disposal systems 1„ Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact, 5 VO9 I v£li rlE • y av[_ ' ~ ~ ~ ' r ; rs • CtM~OhVQ11 ~ ~ r..v . i • ' i ~ .rl,~Td ' e rM •v[ . ~ r.. 1 ~ y " ° S eL a.1,:► 2 Y 7[ Sl f_ M 1) ~ • w1 ♦ ~ IM ~ a!~ • y M 11M Is, fi. r yi :1 7 ' • ~ ~...t ~ ~ ' T~-vIT1M r rr., Q ~ ~ . ! •v ^ Drw }y']w r ~ i1 • , Zm~am j ~ d 1_ i z 7 Q 1 N t J iJ Y ~I - ' , • .o, •w 5 b !f • , ~ ~ . 3 ' . ' 2~ Tr.-y trttrOur vl. T. -6- FI NDI NGS PRELINtINARY SUBDIVISION AND ZONE CLASSIFFCATION UPGRADING PE-1148-77 - SILVEY FIRST ADDITIOrT: 3-Nt ENTERPRISES • ZE- 178-77 - AGRICULTURAL TU SINGLE FANILY RESIDENTIAL and/or TW0-FAIVtILY RESIDENTIAL and/or MULTIPLE FAMILY SUBURBAN Staff findings regarding PE-1148-77, Silvey First Additfon; I. GENERAL INFORN'lATION: A. Location S ilvey Ftrst Add i tlon i s loca ted we st of Ada ms Road and North of Fourth Avenue in the Spokane Va lley. . B. Proposal The applicant proposes to subdtvide about ftve (S) acres Into 14 lots, five (5) of which would be for multiple family dwellings, and the remaining nine would be for duplexes. The proposal would create a gross density of about 10 units per acre wtth a typical lot size of about 11, 600 square feet. C. Reiationshtp to the Comprehenslve Plan Silvey First Addition is located within an area that has been designated as suitable for restdentlal development by the Spokane County Comprehensive • Plan. D. Exlsting Land Uses The site tS presently vacant with no signlftcant topographtc features. To the east is St. Mary`s Catholic Church, while to the south and west are several restdential subdivisfon. To the north ts located several scattered commerciai uses and a ratlroad track. E. Compatfbiltty with Exlsting Land Uses The staff questions the compatlbility of multiple famlJ.y dwellings fn an area that has been establlshed as sultable for single family and duplex dwel.lings. Secondiy, the sites are located adjacent to railroad tracks and are on a cul-de-sac, and they don't appear to be of suffic- tent slze to accommodate both multiple famlly dwelling s and off- street - parking facilittes. The Staff does find, however, that duplexes are appropriate for the area a s they would provide an approprEate buffer frorr both the railroad tracks as well as the commerclal uses to the north. _6 _ . PE-1148-77 - SILVEY FIRST ADDITIOX (Gontinued) II. SPECIAL INFORMATIONo . A. Ctrculatlon Adequate county roads appear to be avatlable to serve the proposed subdlvision. B. Sewage Dtsposal The Spokanp CountyHealth District has approved 'the sL'te for on-site sewage disposal. However, the proposed subdivision lies over the Spokane Valtey Aquifer. The Distrtct believes that approval of thts subdivision uvtll have a negltgtble immedtate tmpact upon the water quallty, but conttnued urbanization at this density can be expected to have at Ieasr moderate tmpact upon the water quality. A well is also situated ln the northwest corner of the plat. Vera Irrigatton tntends to establ lsh the well as part of their system. Because of this lots 3 and 4, B[ock I, are both unbuildabte due to the requtred 150 foot setback bettiveen a dralnfteld and a publlc well. Aiternatives would lnclude either a public sewer system or abandonment and destruction of the welt to the satisfactton of the Health Distrfct. C. Vda ter - Vera Irrlgation has stated it has the ability to serve the proposed subdivision wtth both domesttc and fireflovvs. D. Fire Protection Both mains and hydran.ts need to be installed to provlde for adequate fire protection. E. Schools Central Valley School DIstrict beliEVes that approval of this subdivision would have a negltgible impact upon their dtstrlct's facilitles. F. Parks No county parks are currently avatlable in the area and the County Parks Department has no present plan for either site acquisition or maj or park Irnprovements. _ III. ENVIRONMENTAL REVYE`JIT: - The Staff of the Planning Department has reviewed the checktist as submitted by the applicant and hte Staff reoommends that a declaration of Non-Signifi- cance be issued. -6A- PE-1148-77 - SILVEY FIRST ADDITION (Contlnued) IV. CONDI'I'IOIVS: ' If approval ts granted, the Staff recommends the followlnq conditt ms: Speclfic condltions appltcable to thts plat are referenced below ar_d found In the attached supplement entitled, "Standard Condlrtons for Approval of Preliminary Plats - August, 1977. NOTE: Any amendments to said condittons are stated separately and listed below. P,11 P- 2, P- 3, P-4, P- 5, p~ 6, P- 7, P° 8. P- 9, (Dzcember 1, 1978) P-13, E- I, E- 2, E- 3, E- 4, E-S, E- 6, A-1, H-11 H-S, H- 6. That a statement be placed in the dedication to the effect that lots 3 and 4, 8iock I be declared as non-buiidfng sltes until such time as the well site is abandoure~d and destroyed to the satisfaction of the County Heaith Dtstrict. That all roads wtthin the plat bz curbed and/or paved to the speclfications of the County Engineer. Existtng County roads providing direct access to lots of the plat , shall be paved and/or curbed to standards of the County Engtneer, That the sponsor dedlcate ten (10) feet of additlonal right-of-way along Fourth Avenue. - Upon the filing of the ftnal plat, upgrade all of Silvey first Addttton to the Two- Family Residential Zone. - r~ . 2 " ~ , L . ~ ~ i -6B - AGENDA, NOVEMBER 16, 1977 TELEPHONE: 456-2274 SPOKANE COUNTY PLANIVING COMMISSION Time: Wednesday, November 16, 1977, 8:00 A.M. • Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATIOTV UPGRADING 7., PE-1149-77, Cameron Hefghts Second Addition ZE- I79-77, Agricultural to Aqricultural Suburban a. Location: Section 35, Township 25 No, Range 44, E.W.M. Lot 1, Block 1, Cameron Hefghts and the S 1/2 of the SE 1/4 of said Sectfon except Cameron Heights and Sullivan Heights and Cameron Heights Ffrst Addition. b. Sponsor: Harry A. Ball South 4209 Sulliva.n Veradale, WA 99037 c. Engineer: Clarence E. Simpson Engineers, Inc, North 909 Argonne Road Spokane, WA 99206 d. Site Size: Approximately 80 acres e. Number of lots: 8 f. Land use proposed by sponsor: Single family dwellings g. Existing Zoning: . Agricultural, established October 30, 1951 - h. Proposed Zoning: Agricultural Suburban i. Water Source : Vera Water and Power j o School District: Central Valley School District k. Method of Sewage Lisposal: Individual on-site dispo-sal systems i. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact. t/ LIDERTY S _ . . ~ . „y,. . ~ • , ^ s n3~.~ . ♦ 7 ~i • ( • c. d . s~ • ~ 30l { , I • tr sR . : ~ • . = t f A ~~i° ~ •i a V ' I r • ~ ~ 2 M ILES . : - a~ _ ~S , . . . . , - ; ~ , ; ; ~ • ~s..,. , . &t 3000 = ,1 ~ I 1`` Ilrr ~ ~ 7 - FINDINGS ' PRELINlINARY SUBDIVISI4N AND ZONE CLASSIFICATIQN . PE-I149-77 - CAMERQ~,r HEIGHTS SECGND AUDITIC}N: BALL ZE- 179-77 - AGRICULTURAL TQ AGRICULTURAL SUBURBAN Staff findings regarding PE-1149-77, Camemn Heights Second Add[tion. I. GENERAL INF4RMA TIO N: A . Location Cameron Heights Second Additton is located In the south central area of the Spokane Valley, south of Belle Terre Avenue and east of Terra Verde Drt ve . B. Proposal The appitcant proposes to subdivtde about 6.8 acres into 6 lots, all for single facnily dwelltngs, therby creating a qross denslty of I unlt per acre. ~ . C. Kelationship to the Cornprehbnsive Plan ' f+ . Cameron Heights Secnnd Addition !s located wlthfn an area that has been desfgnated as suitabte for residentlal developme'~t by the Spokane ' Cou nty Comprehens Ive Plan. ' . U. ExEsting Land Uses The site is presentty tree covered wtth moderate slopes. The proposa l ls surrounded on the east, south and west by several restdenttai sub- dlvEstons includgng Cameron Heights, Cameron Heights Ftrst Addttlon, Sultivan Heights, Ptrre:llo's Subdivision, and Belle Terre Addltion. The typical lot slzes ln these plats appear to be one acre and Iarger. II. SPECIAL INFORM.A3'ION: A. Circulation Adequate county roads appear to be available to serve the proposed sub- dtviston. B. Sewage Disposal The proposed subdivtslan has recet.Ved approval by the County Health District for the.use of on-siLe sewage systems. The proposat sub- ' divlslon ls not dlrectiy located over the Spokane Valley Aquifer, how- ever, tQCai dratnage ways are signlficant f n the area and the Health Dlstrlct requests approval of the dratnage plan by their offtce prfor to filing of the final plat. _ 7 PE-1149-77 - CAMERON HEIGHTS SECOND ADDITION, (Continued) C. Water Supply - . Vera Irrigation has stated lt has the ability to serve t1,a subdivislon with both domestic and flrefiows. D. Fire Protection Both matns and hydrants need to be installed to provtde for adequate fir: protectton. E. Schoois Central Valiey School DIstrlct believes that approval of this subdivisior, would have a negllgtble tmpact upon their district's factltties. F. Parks No couniu parks are currently available in the area and the County Park, Department has no present plan for elther stte acquisitton or major pakk improvements. III. ENVIRONNiENTAL REVIEW: The Staff of the Planning Department has reviewed the checkiist as submitted by the appllcant and the Staff recommends that a declaration of Non-Significance be Issued. IV. CONDITI4NS: If approval fs granted the Staff recommends the following condttions. Specific conditions appltcable to this plat are referenced below and found in the attached supplement entitled, "Standard Condltions for approval of Prellmi- nary Plats - August, 1977." NOTE: Any amendments to satd condltions are stated segarately and listed below. P-1, P- Z, P- 3, P- 4, F- 5, P- 6, P- 7, P- 8, P- 9(December % 1978, P-13, E- I, E- 2, E- 3, E- 4, E- 5,r E- 6, A-11 H- I. That a!i reads wlthin the plat be curbed and/or paved to th pectfications of the ~ County Eng ineer. Existtng County roads provlding direct acces s to lots of the pJ.at • shall be paved and/or curbed to siandards of the County Englneer. "T&C . Upgrade the plat to Agricultural Suburban upon the fiiing of the finai plat, tt5l~ Prior to filtng of the finai plat, the dratnage plan shall be approved by both the County Engineer and County Health Dtstrlct. - 7 A - AGENDA, NOVEMBER 16, 1977 TELEPHONE: 456-2274 SPOKANE COUNTY PLANIVING COMMISSION Tfine: Wednesday, November 16, 1977, 8:00 A.M. Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) 8. PE-1150-77, Saltese Ranchettes ZE- I80-77, Uncalssiffed to Aqricultural Suburban a. Location: Section 1, Township 24 N., Range 44 E.W.M. Begfnnfng at the SE corner of Parcel 24 as per the Record of Survey filed in Book 3 at Page 86 of Records of Surveys in the Office of the Auditor of said County thence N to the NE corner of Parcel 23; thence W to the NW corner of Parcel 23; thence N to the SW corner of Parcel 22 thence E to the SE corner of Parcel 22; thence N to the NE corner of Parcel 21; thence E to the SE corner of Parcel 20; thence N to the NE corner of Parcel 12; thence E on the prolongation of the N line of said Parcel 12 to a line parallel wlth and distance Wly 60 feet measured at right angles to the W line of Parcel 11; thence N along said parallel line to the S line of 44th Avenue; thence E thereon to the NV1T corner of Parcel 11; thence S to the SW corner of Parcel 11; thence E to the NW corner of Parcel 7; thence S to the SW corner of Parcel I; thence W on the prolongation of the S line of Parcel 1 to the prolongation of the W line of Parcel 11; thence S thereon to the prolongation of the S line of Parcel 24; thence W thereon to thePOBo b. Sponsor: Phil Vlgue East 7311 Nora, Spokane, WA 99206 c. - ~ngineer: Senske and Masgal - East 9723 Sprague, Spokane, WA 99206 d. Site Size: 88 acres e. Number of lots: 18 f. Land use proposed by sponsor: Sfngle family dw ellings g. Exfsting Zonfng: Unclassified h. Advertised Zone Upgrading: Agricultural Suburban i. Water Source : Ind ividual well s j. School Dtstrict: Central Valley School District k. Method of sewage Disposal: Individual on-site disposal systems 1. Environmental Impact; A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impact, ; m ~ - ~ - ` . ~ ~ - ~ " • "'a" ' : ' . . t„ ~ u. ~ . ♦ ~ +tq ~ . ~ • J/~ S '~.141= „r xo ~ • ~ l•'i ~ a •.I . . ~ j ~ ~ s' •A ~ ~ • ' , µ = r ` `l ~n A\\ • ' i - ~ ~ MI/1 : • ~ L _ _ ' 1~ 'lilq~ • - - ~2' ~ ~ ` J • •,W J~ . ♦ ~ 1 w. ' , ~ ` ~ ' 1 ' • 1~ ` ` 1, 1• d O_ _ l 1 * • ~ ti't ' • . ' f_ r 1 `MILr C `~i . ' , AIL,+~► . ~y ' tt • • i i • • • i ~ • : ~ ~ ~ ~ ' ' ~ 1y~M Wr actt~r~ r ` . ~ r i r i . r - ~ JOO'O . ' ~ • r ij. xs . , 1 ~ , '91~ 1 y/ I, ` ~r . .r "L ! f ~ ~ ~ 1~,, ryll.`.u. \ • 6 II . . ~ /f I , /s ~ N v •i1 ~y = W ~ / ~2 1 V '/')r!r• - , z ~L ~4jLr . Z Z T la LL ~/M r • ~ f • ~ ~d y ~ FINDINGS PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGR.ADING, . PE-1I50-77 - SALTESE RANCHETTES: VIGU$ ZE- 180-77 - UIVCLASSIFIED TO AGRICULTURAL SUBURBAN Staff ftndings regarding PE-1150-77, Saltese Ranchettes: I. GENERAL IRTFORIViATION: A. Location Saltese Ranchettes is located south of 44th Avenue between Conklin and Chapman Roads In the Spokane Valley. B. Proposai The applicant proposes to subdlvide about 88 acres into 18 lots, all for single fam ily dwellings with a typtcal lot size of about 4.4 acres. C. Exlsting Land Uses The site is presently vacant with no significant topotraphic features. The properties that surround this proposal have been previously segre- gated into five (5) acre tracts by a previous owner. • D. Rel.ationship to the Comprehensive Plan Saltese Ranchettes ls located within an area that has been designated as under study by the Spokane County Comprehensive Plan. II. SPECIAL INFORMATIOIV: A. C lrculation Adequate county roads appear to be avallable to serve the proposed subdivislon. However, It should be pointed out to the Commission that because of Ehe segregations by a prevtous owner no alternative plat design would be possible lf one were required. B , Vlrater Supply - The appllcant proposes the use of IndivEdual wells. I revtewing this pro- posal the He$ith Dlstrfct flnds that wells ln the area yleld from 1 1/2 to 150 gpm at depths between 55 and 500 feet. The Health Dlstrict recommeds a public water system wtthout fire flows to serve this proposal. However, if thls Is found to be unfeasible, the Health Dtstrict recommends that the following statement be placed In the dedlcation of the Plat, "Wells down to 500 feet depth may yield less than flve (5) gallons per minute." - g - PE-1150-77 - SALTESE RANCHETTES , (Conttnued) • c. Sewage Disposal The appjlcant proposes the use of indlvtdual systems. In revlewing this proposal the Health Dtstrict finds shallow soils t i the area and they recommend the following statement be placed in t'ze dedication, "Due to shallow soil depths, fills or otherspecial constructfon methods may be required for sewage effluent disposal. " D. Fire Protection No proviston would be made for ftre protection facillties ( matns and hydrants) if approval were granted using indtvidual wel.ls o E. Central V'alley belteves that approval of this subdlvislon would have a negligible impact upon thely district's factltties. F. Parks No county parks are currently available In the area and the County Paic s Department has no present plan for either site acqulsition or major park fmprovements. III. ENVIRONNSENTAL REVIEV'J: The Staff of the Planning Department has reviewed the checkitst as submttted " by the applicant and the Staff recommends that adeclaratlon of Non-Sfgnificance be issued. Ilit. CC?NDITIONS: If approval is granted the Staff recommends the following conditions. Specific conditions applicable to thls plat are referenced below and found fn r the attached supplement entltled, "Standard Conditlons for Approval of Preliminary Plats, August, 1977." NOTE: Any amendments to said conditlons are stated separately and llsted below. P-1, P- 2, P- 3, P- 4, P- 5, P- 6, P- 8, P- 9, (December Y, 1978), P- I3, E-1, E- 21 E- 3, E- 4, E- S, F- 6, H- i, H- Z, A-1. - That the following statement be placed in the ded[cation, "Vliells down to 500 feet depth may yield less than five (S) gatlons per minute." That the following dtatement be placed in the dedlcation, "Due to shailow soll depths, fi lls or other special construction methods may be required for sewage effluent dtsposal. " Upon the flling of the ftnal plat of Saltese Ranchettes, upgrade to the Agrtcultural Suburban zone classification. 8 A- . AGENDA, NOVEMBER 16, 1977 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING COMMISSION Time: Wednesday, November 16, 1977, 8:00 A.M. Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING , 9.. PE-1I51-77, Castle Court ZE- 181-77, Aqrfcultural to Sinctle Family Resfdentiai and/or Two-Familv Resfdentfal a. Location: Section 23, Township 25N., Range 44, E.W.M. The E 1/2 of Tract 165 Vera, according to Qlat recorded in Volume "O" of plats, page 30, in Spokane County except the N 180 feet thereof. b. Sponsor: joe Ingalls South 1616 Adams Road Veradale, WA 99037 co Engineer: Senske and Masgai East 9723 Sprague Spokane, WA 99207 d. Slte Size: 3.3 acres e. Number of lots: 10 f. Land use proposed by sponsor: duplexes g. Existing Zoning: Agricultural, establfshed March 27, 1942 h. Advertised Zone Upgrading: _ Single Family Residential and/or Two-Family • Res idential i. Water Source: Vera Water and Power . j. School District: Central Valley School District k. Method of Sewage Disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse envxronmental impact. . . ~ . : i u _ ! _ " . . . . ~.tw, ~ ! ,t ~ Ls w s rM Z I , ' ~Roce erM • _ I.nrr p.:.`.... r w At rJ 1 1w s. ro. lr • N » w sM •r'ri w no i11i72 tn 7RQ rTt7f7 ~ ~ 1 ~ , ~ r_~r~• ' ~ ~ • Q en ~ . 12TM T. - , - S M in ~ 12AILE ~ I ♦ _ ` , ` ' ' IGT l~~r ~.i .*n.. w M I ~ ~ 24TM ~[I1MV1If v< 9 ^-/L -9- ' FINDINGS ' PRELINRNARY SUBDIVISIOnT AND ZONE CLASSIFICATION UPGRADING • PE-115 I- 7 7 - CASTLE COURT: INGALLS, ZE- I81-77 - AGRICULTURAL TO SINGLE FANiILY RESIDENTIAL and/or 'I'WO-FAMILY RESIDENTIAL Staff Findings regarding PE-1I51-77, Castle Court: I. GENERAL INFORMA TION: A. Location Castle Court ts located in the south central area of the Spokane Vailey at the northwest corner of lZth Avenue and Sullivan Road. B. Propo sai The applicant proposes to subdlvide approximately 3.3 acres lnto 14 lots, nine (9) of whlch would be for duplexes, thereby creating a gross density of about six (S) units per acres wtth a typical lot si2e of about lIoZ50 9quEare fe~t. . C. Relationship to the Comprehensive Plan Castle Court is located within an area that has been designated as suit- abJ,e for residential development by the Spokane County Comprehensive - Plan. D. D. Existing Land Uses The stte is presently vacant wtth no signiflcant topographic features. The properties to the east, south, and west have developed recently into several residential subtllvisions including, Rotchford Acres, Sl's Subdiviston, Sulltvan Way, Cherry Blossom and Cralg Subdiviston, The properties that are generally to the north are primarily of the larger lot rural category. E. Compatlblllty wtth the Surroundtng Land Uses The proposal appears to be compatible wlth the recent subdlvlsion acti- vity In the area and appears to be compattble with the future lntended land use €or the area - higher density residential uses. II . SPECIAL INFORMATION: A. C trculatlon Adequate county roads appear to be available to serve the proposed subdivieion. - 9 - PE-1151-77 - CASTLE CCJRT (Continued) B o Sewage Uisposal . The Spokane County Health .C1lstrict has approved the site for on-site sewage dtsposal. However, the proposed subdivision lies over the Spokane Va.lley aquifer. The Dtatrict belleves that approval of this sub- diviston vyill have a negligibie immediate impact upon the water qualfty, but contlnued urbantzation at this denstty can be expected to have at least moderate impact upon the c+vater quality. C . Vira te r • Vera Irrtgation Dlstrtct has stated It has the ability to serve the proposed subdivision with both domesttc and fireflows. D. Schools Central Valley School District believes that approval of this subdivision should have a negligible tmpact upon theIr districtq-s factlities. E. Parks No county parks are currently avallable in the area and tte County Farks Department has no present plan for elther site acquisttion or major park improvements. F. Fire Protection Both matns and hydrants need to be tnstalled to provide for adequate fire protection. III. ENVIRCNMENTAL REVIEW: The Staff of the Planning Department has reviewed the checkiist as submttted by the appilcant and the Staff recommends that a declaratton of Non-Signffi-: cance be Issued. IV. CONr3ITIONS: If approval is grantea rhe Staff recommends the following condttionsa Specific condEtions applicable to this plat are referenced below and found in the attached supplement entitled, "Standard Conditions for Approval of Prelimi- • nary Plats - August, 1977." rTCTE; Any amendments to saia conditions am stated separateiy and liated below. p_ 1, p- 2, P- 3, P-4, P- S, p- 6, p- 7, P-8, P-- 9(December 1, 1978), P-13, E-1, E- 2, E- 3,, E- 4, E- 5, E- S, A-1, H-1. F-i- 5, h- 6. _ g_ . PE-1151-77 - CASTLE COURT, (Con-tfnued) That the sponsor dedicate ten (TO) feet of addltional right-of-way aiong . Sulltvan Road. That a statement be placed in the dedLcatton prohibtttng lndividual lot access to SullEvan Road. Upon the filing of the final plat upgrade Castle Court to the Two-Family Resldential. 11, "Wr ~ ' • ~ _ 9 g_ AGENDA, NOVEMBER 16, 1977 TELEPHONE NOo 456-2274 SPOKANE COUNTY PLANNING COMMISSION Time: Wednesday, November 16, 1977, 8:00 A. M. Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING IO. PE-1152-77, Moen First Additfon ZE- 182-77, Aqricultural to Sinqle Familv Residential and/or Two-Family Residentfal a. Location: Section 19, Township 25 No, Range 45, E.W.M. The W 304.5 feet of Lots 7 and 8 in Block 26, Corbin Addition to Greenacres, WA o b o Sponsor: Steven K. Schultz South 310 Greenacres Road Greenacres, WA c. Engineer: Senske and Masgai East 9723 Sprague Spokane, WA 99206 d. Site Sfze: 3.7 acres e o Number of lots: 10 fo Land use proposed by sponsor: Duplexes g. Existing Zoning: Agricultural, establfshed july 30, 1957 h. Advertfsed Zone Upgrading: Single Famfly Residential and/or Two-Family Residential - i.. Water Source: Corbin Irrigation District j. School District: Central Valley School District _ k. Method of Sewage disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discussion at this hearfng may be _ whether or not this proposal wfll have a significant adverse environmental impact. !.-,•7 ~ ~l l~ ~ J f r~ ~ tv". Re•L ~ Q I O v.►t. ~ "$'f' 3 ' - ~ ~ { 5T Ofil •1I~ M,IM N f' I L,• ^ fl ~ + y r r ~ f~ _ r....... ~ ~ - . i . ~ e Z v - _ f, • ~ - ~fiOGt . • r ~•SO, : , • ► • a~._ 1~ - I 2 MiLE . _t M rrri ri n~ s, irt na n• rtf rism A u( iQ 193 i is5 • aaesiseiw rikZ tl31fi~ +s~cn, i~ is+z~ao;ac': ~ o ; I o ~ s' ~ ~ ( • _ 3 - ' - - - ' - - -10- FINDINGS PRELIIVlINARY SUBDIVISION aND ZONE CLASSIFICATION UPGRADING, • PE-1152-77 - MOEN FIRST ADDITI4N: SCHULTZ, ZE- 182-77 - AGRICULTURAL TO SINGLE FAMILY RESIDF1VTIaL and/or TWO-FAMILY RESIDENTIAL Staff ftndings regarding PE-1152-77, Moen Flrst Addltion. I. GENERAL INFORMATION: A . Locatlon Noen Flrst Addltion is tocated in the east central area of the Spokane Valley, north of Fourth Avenue and west of Barker Road. B. Proposal The applicant proposes to subdivlde about 3.7 acres into ten (10) lots, all for duplexes creattng a typical lot stze of about 12, 500 square feet and a gross density of about six (6) units per acre. C. Relationship to the Comprehenslve Plan Noen Ftrst Addition is located wlthin an area that has been deslgnated as suttable for restdential development by the Spokane County Compre- henstve Plan. D. Extsting Land Uses The slte Is presently vacant wlth no slgnificanC topographic features. To the west is the proposed Fourth and Long elementary school site. The propertles to the south are prlmartly of the larger lot rural category whlle the properttes to the north, northwest, and northeast have develop- ed over the years, into several residential subdtvtsions. Directly to the north is Moen Addition, where the commtssion recently approved a request for 12 duplexes on nearl.y ftve (S) acres. E. Compatibillty wlth Extsting Land Uses The Staff finds this proposal to be compatible wlth the recent develop- ment requests in the area, as well as the future lntended uses in the nelghtborhood, which appear to be the smaller lot residential type. II. SPECIAL INFORMATION: A. Circulation Adequate county roads appear to be available to serve the proposed subdivlsion. - 10 - PE-II52-77 - 1V;OEN FIRST ADDITION: SCHULTZ (Continued) B. Sewage Dtsposal . .The Spokane County Health District has approved the site for on-site sewage disposal. However, the proposed subdivlslon lles over the " Spokane Valley Aqulfer. The DistrLct believes that approval of thls subdlvtston will have a negligible immediate Impact upon the water,. quallty. C . VVater Supply Consolidated Irrigation Distrtct has stated tt has the abtlity to serve ' the proposed subdivision with both domestlc and flreflows. D. Flre Protection Both mains and hydrants need to be installed to provide for adequate fire protection. E. Schools Central Valley School ristrlct belleves that approval of thts subdlvisfon would have a negltgible lmpact upon thely district's facilitfes. - F. Parks No county parks are eurrently avatlable in the area and the County Parks Department has no present plan for either site acquisitton or major park improvements. III o ENVIRONMENTAL REVIEW: The Staff of the Planning Department has reviewed the checklist as submitted by the appltcant and the Staff recommends that a declaration of non-signiffcanc be is sued. IV. CORTDITIONS: If approval is granfied the Staff recommends the following condittons: Specific condittons applicable to thls plat are referenced below and found in the attached supplement entitled,, "Standard Condltfons for approval for Preliminary Plats - August, 1977." NOTE: Any amendments to said condttions are stated separately and listed below. - P-11 P- 2, P- 3, P- 4, P- 5, P- 6, P- 7, P- 8, P- 9(December I, 1978), P-13, E-1, E- 2, E- 3, E-4, E- 5, E- 6, E- 8, A-11 H-1, H-51 H-6. - 10 A- PE-1152-77 - MOEN FIRST ADDITION, (Conttnued) That all roads wlthln the plat be curbed and/or paved to the specifications of the - County Engineer. Existing County Roads providing dlrect access to lots of the plat shall be paved and/or curbed to sCandards of the County Engineer. Raad design, construction and drainage control for 1/2 rfghts-of-way and stub road conaecttons shall be the responsibiltty of the developer. • Upon the flling of the final plat, upgrade Moen First Addltton to the Two-Famlly Resldential Zone. , . . - Go" ~ -IOB- AGENDA, NOVEMBER 16, 1977 TEI,EPHONE: 456-2274 SPOKANE C OUNTY PLANIVING COMMISSION Tfine: Wednesday, November 16, 1977, 8:00 A.M. - Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING lI. PE-1153-77, Northwood Second Addition ZE- 183-77, Agricultural to Single Family Residential a. Location: Sectton 31, Township 26 N., Range 44, E,W. M. The E 2/3 of the NE 1/4 of the SW 1/4 of said Section except the E 390 feet thereof. b. Sponsor. Clyde B. Anderson East 7606 Hodfn Spokane, WA 99206 c. Engineer: Clarence E. Simpson Engineers, Inc. North 909 Argonne Spokane, WA 99206 da Site Size: 14.85 acres. e. Number of Lots: 32 f. Land use proposed by sponsor: Single family dwellings g. Exi sting Zoning: Agricultural, establf shed April, 4, 1961 h. Advertised Zone Upgrading: Single Family Residential i. Water Source: Pasadena Irrigation District - j. School Distxfct: West Valley School District k. Method of Sewage disposal: Treatment plant . 1. Environmental Impact: A topic of discussion at this hearing may be whether or not thfs proposal will have a significant adverse environmental impact. - , ~ z . y ~ v: a P z ~ , ~ l ~ Y ~ y~01• J.vt 1 l ! ~ J 1 4 ~ ~ _ J I ' I ~ . I -.a . cs . c u c• .:S s c+e f r•'i"~ `a -'b~ii' a . .i~6i ~r .s G sc s+ r• t , 0.( I : t ( t ~ . t , . , ~ ~ ~ ~ ~ ~ _ ~ ~ ~ ~ ~ ~ 0,`• ~ ~ ; • 2MILE5 W~W ` I a,a t ~ ~ ¢ lx ~ TWP 26 N i c• n• " - • - --r - T W P 25 N I I ..o _ , ~ sko,,, , • ~YLr I I ~ Eq3covfCanp 1 f+ _ o,n..r , uown ~ ~ I • ' ~ ,~,y`a ` J u j I • -11- FINDINGS PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING • PE-1153-77 - NORTHWOQD SEqO ND ADDITIQN: ANDERSON ZE- 183-77 - AGRICULTURAL TO SINGLE FAIv11ILY RESIDENTIAL Staff flndlnqs reqardtng PE-1153-77, Northwood Second Additton. 1. GENERAL INFORMATION: A. Locatton Northwoad Second Addltlon is located 1n the west central area of the Spokane Valley• and ts north of Uprlver Drlve. B i Proposal The appllcant,proposes to subdivide about 15 acres into 32 lots, all for single family dwellings. The proposal would create a gross density of about two (2) unfts per acre with a typical lot size of about 12, 606 square feet : C. Exlsttng Land Uses _ The site is heavily tree covered with moderate slope as are the proper- tles to the north and west. To the east and south are the resldential subdlviston of Northwood and Northwood Flrst Addttion. D. Cempatibllity with Existing Land Uses Northwood Second Addltton appears to be compatible wlth the residentlat development that is occuring tn the area, aithough the proposal in lncompatlble wlth the uses that now exlst to the west and north. II. SPECI,AL INFORMATION: A. Clraulatlon Adequate county raocls appear to be available to serve the proposed subdivislon. 8. Sewage Dtsposal - The proposal will be served by a publtc sewer system. C. Water Pasadena Park Irrtqatton District has stated tt has the abiiity to serve the proposed subdivlsion with both domestlc and fireflows. . - 11- . PE-1153-77 - NORTHWOOD SECOND ADDITIQN (Contlnued) D. Ftre Protectlon Both matns and hydranLs need to be installed to provide for adeQuate ftre protection. E. Parks . No county parks are curreatty avatiable in the area and the County Parks Department has no present plan for elther slte acquisitlon or major park improvements. F. Schoois The staff has received no correspondence from the West Valley Schoo! Dtstlict regarding thls proposal. III. ENVIRONMENTAL REVIEW; The Staff of the Planning Department has revtewed the checklist as submitted by the applicant and the Staff recommends that a declaration of Aton-Signift- cance be ls sued. - IV. CONDITIONS: If approval ls granted, the Staff recommends the following conditions: Spectftc conditions applicable to this plat are referenced below and found in the attached supplement entitled, "Standard Conditlons for Approval of Pre- llminary Plats - August, 1977." N4TE; Any amendments to sald conditions are stated separatel.y and llsted below, P-1, P- 2, P- 3, P- 4, P- S, P- 6, P- 7, P- 8, P- 9(December 1, 1978), P-13, E-1, E-2, E-3, E-4, E-S, E-fi, H-3, H-4, H-5, A-1. That all raods wtthin the plat be curbed and/or paved to the speclftcattons of the County Engineer. Existtng County roads provlding direct access to lots of the plat shail be paved and/or curved to standards of the County EngEneer. Upon the flltng of the flnal plat, upgrade Northwood Second Addition to the Stngle Fa mi ly Re s iden tla I zone. That the sponsor provide for temporary turn arounds at west ends of proposed east- west roads. That the sewage plant and dralnfteld area be pmvided wlth no less than six (6) gallons per Iineal foot as a siztng crtterta for the drainfield. - 11A - AGENDA, NOVEMBER 16, 1977 TELEPHONE NO,: 456-2274 . SPOKANE COUNTY PLANIVING COMMISSION Time: Wednesciay, November 16, 1977, 8:00 A.M. Place: Conference Room A, CountyCourt House Annex (Use Mallon Avenue entrance) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 12. PN-1054-77, Green Bluff Acres ZN- 184-77, Aqricultural to Aqricultural Suburban a. Location: Sectfon 16, Township 27 N., Range 44, E.W.M. The NW 1/4 and the W I/2 of the NE I/4, and the E 1/2 of the SW 1/4, and the NW 1/4 of the SE 1/4 of Section 9, Township 2 7N o, Range 44, E,W, M. Also the E 100 feet of the NE 1/4 of the NW 1/4 lying N of Halliday Road, in Section 16, Township 27 N., Range 44, E.W.M. b. Sponsor: L o B. Franco North 10411 Newport Highway Spokane, WA 99218 c. Engfneer: james A. Sewell Box 160 Newport, WA d. Site Size: 360 acres e. Number of Lots: 63 f o Land use proposed by sponsor: S ingle family dwellings ' g. Existing Zoning: Agricultural, establlshed july 14, 1966 h. Advertised Zone Upgrading: Agricultural Suburban • i. `Nater Source; Indivtdual Wells j. School Df strict: Mead School District k. Method of sewage disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal will have a significant adverse environmental impacto , • •O_O _ ~ ~/,f ~ l sa' • ..a , vo. rla n ,N7 ` ~ ' I DY o ~ ~ * ~ r e IfOG _ j • • -v • 0 • • 0 0 ~ ,j N f! 1 e~ 7! , 7l1 'E ~ . I ? o!4 r ' O•~^ • . ~ .r L~l~• ~ 3 ~t"4oo ~ ~ ~ ~ Yoor c ~ • •N 0~• . •so ♦ N• , . . A~ : r r ` ~10 MUOOV ~ { I ~ _ ~ ~ .,eoprd M 370 ~ ~.es.. , • • . - ( -m • 1 , . ~ 1 1~ 1 cI B E • • • ?A ~ E ♦ t•aD ~a 4Qo _ w • • N i N JR. - 12 - FInTDrNGs PRELINiINARjY SUBDIVISION AND ?A2VE CLASSIFICATION UPCRADING PN-1154-77 - GREEN BLUFF ACR£S: FRANCU ZN- 184-77 - AGRICULTURAL Ta AGRICULTURAL SUBURnAN Staff findings regardfng PN-1154-77, Green Bluff Acres: 1. The applicant proposes to subdlvide about 360 acres lnto 63 lots wlth a typlcal lot si2e of ftve (5) acres. 2. The slte ts heavily tree covered with moderafie to steep siopes with severe drainage problems. 3. Examination of the I" = 2400 foot maps Iocated in the Planning Department Offices that are betng used to update the Comprehensive Plan indicate the followtng problems. a, an apparent tack of domestic vvater to serve the proposal b. severe emsion and dratnage problems c, severe problems with sewage dlsposal methods , d. severe slopes ~ 4. To date, no correspondence has been received from the Health Dlstrtct to substantiate any recommended approval for water supply or " sewage disposal methods. 5. The $taff recommends that thts proposal be continued for one (1) month to allow the appltcant more time to work with the staff so as to m ltlgate the above describzd prob lems -12- AGENDA, NOVEMBER 16, 1977 J TELEPHONE NOo: 456-2274 ' SPOKANE COUNT'Y PLANIVING COMMISSION - TIME: Wednesday, November 16, 1977, 8:00 A.M. PLACE: Conference Room A, County Court House Annex (Use Mallen Avenue entrance) D. REACTIVATION OF A PRE`IIOUSLY APPROVED PRELIMINARY PLAT I. PE-1046-76, Wyatt Additfon No, 1 ZE- I18-76, Aqricultural to Single Family Resfdential and/or Two-Famrly Residential a. Location: Section 16, Township 25 N., Range 44, E.W. M. the E I/2 of Block 20 of Opportunity, except thc W 108 feet of the S 200 feet and Block 30 of Opportunity, except the E 420 feet. b. Sponsor: David E. Wyatt Ea st 10909 Boone Avenue Spokane, WA 99206 c. Engineer: Clarence E. Sfmpson Engfnee rs, Inc. North 909 Argonne Road Spokane, WA 99206 d. Sfte Sfze: 4.87 acres e. Number of Lots: IS f. Land use proposed by sponsor: Sfngle family dwellings and duplexes g. Existing Zoning: Agricultural, established june 14, 1946 ~ h. Advertised Zone Upgradfng: Single family Residential and/or Two-Family Res identxal ' i. Water Source: Modern Electric Water Company J. School Df strict: Central Valley School Di strict k. Method of sewage disposal: Individual on-site disposal systems 1. Environmental Impa ct: A topic of discusston at this hearing may be whether or not this proposal will have a sfgnificant adverse environmental impacte W - ~ .o~ tc 9 • a»....o- fR[EWAr 7L~ 43 ! hi~N ..o» ~ . _ . ct o. ►.1ss1o- ovE `j((( Y1M t y~l • / f ' • w~i. w[tl ~ i O ~ l - - ~ - ; , lOO.I a ' \ ~WA1 C r rUiYr'~t~ r.' I• C ` ~ - o • . ~es..n t ~ j: .=i ! ~ ; - +t_ • ~ ~ a o... „ ~ ` ~''LMI" • KO!It' . . ~ - p+..f~r.., .L I MI Nq~1 ~lw♦. t O O ~ Y ~ 1~ ~ t I G a 3' 4~ < < < ° - 6 - -r: s : .a. v w.v I - - ~ v.LA&" w.r a I • r MI}OM j ' • r~J G , ~ w.. F « o " •vc.ss ►t.• ' - ' i t a. ' r 7 ' Z teli /!L /fIa ~ft H9~P [C rDS - •.*,~q Ev' -i ~ 7 ~,1 ~_~.+..i. ~ a. r... . _ -13- FINDINGS H.EACTI`IATION OF A PREVIOUSLY APPROVED PRELIMINARX PLAT ~ PE--1046-76 -'VITYATT ADDITION NO. 1: Vt1YATT ZE- 118-76 - AGRICULTURAL TO SINGLE FAMILY RESIDENTLAL and/or TWO-FAMILY RESIDENTiAL Staff findings regarding PE-1046-76, V11'yatt Additlon: 1, As the Commission may recall this proposal was given condittonal approval by the Commission In October, 1976. 2. Subsequent to the hearing before the Commission the applieant chose to appeal the recommendations developed by the Commisslon. However, prior to the appeaf hearing before the Board of County Commissloners, the appltcant wtthdrew his appeal and asked that the pi at be wlthdrawn. 3. No action was taken by the Board of County Cammisstoners acknowledging that the wlthdrawel was accepted. 4. The applicant is before you today requesting that the plat be reactivated R He Ls also requesting no change in condltions from those origlnslly recommended by the Commission. . - 13- AGENDA, NOVEMBER 16, 1977 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANIVING COMMISSION ' Time: Wednesday, November 16, 1977, 8:00 A.M. Place; Conference Room "A", Court House Annex PRELIMINARY SUBTJNISIONw EXTENSION OF TIME 1. PE-960-74, Locust View lst Additfon ZE- 59-74, AQricultural to Two-Familv Residential a. Location: Section 8, Township 25 N., Range 44, E.W. M. The W 1/2 of Tract 363 of Opportunity Plat No, 2, except the S 140 feet, except the N 105 feet of the S 245 feet of the V1T 140 feet, and except the N 340 feet. Also the W 100 feet of the E 1/2 of Tract 363 of Opportunity Plat No. 2, except the N 340 feet. b e Sponsor: Theodore G. Gunning East 9616 Montgomery Spokane, WA 99206 c. Engineer: Clarence E. Simpson Engineers, Inc. North 909 Argonne Road Spokane, WA 99206 d. Site Size: 1.14 acres e. Number-of Lots: 3 fa Land use proposed by Sponsor: Duplexes , g. Existing Zoning: Agricultural, established April 26, 1946 h. Advertised Zone Upgrading: Two-Family Residential i. Water Source: Modern Electric Water Company j. School District: West Valley School District k. Preliminary plat given conditional approval to Septemher 1, 1975 with an extension of time to Octoher 1, 1976 and November 1, 1977 0 1. Request an extension of time to December 1, I978 0 m. Envfronmental Impact: A topic of discussian at this hearing may be whether or not this proposal will have a significant adverse environmental impact. E ' , ; ~~E,,.R(C .lJMT~ -a•`, i 1 r ` ` ~ ~ s c 4[ R1C I ~ ~ ~r~ w~a .ti~ .rf. ¢ , ''•S e;'2 j- i~ g • ~j" •r'=,,~iK~ `~y 1 ~..~j lYl. lrmiiF~ ~ ~ ■ - t RYi• i II .~ty.`lf~1SlK ~7 ~ ~ c ~ ~n 14 i.vi ~'s14 r t•~~=~ BUC{ ~ f •r/ 2 ~ - ~t1\ a ; ~ ~ ~ ~~t J S II 4~ `t1, rw+. [iTA ! ~ _ I y N I . h ~ _ ~ „ 1'-?`,•~ re j -_-~x~t i a ~ ~ u , } a r 2 ! P~- 7 r~ CL 1969 c~ r y' ~ , - `C Ir= = C' 1 ~a ~ • , 7wayHOMi y fMww~Jw ' iz- !t '?6J ► ww,u~ 7' ~ FREEWAY J !h7 4n..^ .Ir.~~; t ° 90 IL.E ~Q Mf♦ vl Z! _ 4 a w 3 t ~ a j ` r j r~ l0 f ~ s • s nefor. . fL }p0'1 ~nU I ~ Y V ~ N V4tNrIa! .fi[ Q . Iy ~ t F~ swo . 1 21 Y ~ ~ ..u~ ~NCiI ~ S..OP • ~ y.'~ r 1 ~ ~ I ~ ___rr.rr' O < ~ v~..~ r.. ~ - ~ + _ 14_ FII~.TDINGS PRELIN[INARY SUBDMSION, EXTENSION OF TIME ; PE-960-74 - LOCUST VIE'%/,r FIRST ADDITION: GUNNING ZE- 58-74 - AGRICULTURAL T4 TWa-FANiILY RESIDENTIAL Staff flndings regarding PE-960-74, Locust View First Additton: 1. Locust View Slrst Addition was orlginally presented to the Planning Commission In August, 1974 where it received conditional approval. Subsequent to tha4 the plat has received two (2) extenslons of time, the last being to November, 1977. 2. The applicant is desirous of obtaining a third extension of tlme to December, 1978. Howe ver, it would appear that no work has been accomplished on the project in the past year,, and the request should be denied. 3. If the Planning Comnntssion chaoses to approve this extension, two addl- tional conditions wlll be required to brfng the project into compllance with recent changes in state law. The added condlttons are as follows: a. Show that the plat lies within the recorded secvtce area ~ of Iviodern Electrtc vlTater Company. b. Provide for an 6n-slte sewage management system that shall be approved by the County Health Distrlct prtor to filing of the final plat. : r ~ 14_ . ~ . , _tai•1D:t_i1 r r ~ ' . • _ r~ • ~ SPOKANE COUNTY PIANNING DEPARTMENT i Drih;r) l.' .L?; . I.. AjN~- j~_r • 1, :1;~'?. .i . .I . ~.i- ~ ~ I'..... ;nr_ 11. - . 1't - . _!i . { : . 1' :i ..._'f<:. :ng siruct:,re be placed an any one !ot, nar shall any I(it be further subdivl:-,_ ~:.i;:~- purpuses of creating additional lots or building sltes without ffling a repla, . That [he plat t)rc~vi Id e f?f !IC1'~t }l t_ r •f(~-5 <3`_i 1:1r':C3teH ')r. thir, i-,) . t)iat of recoit:. i'hai apprnipri:ire i:•~JV.. ].:11 :I.dCt LE !.C-11.; :li i. -_,r:tll the continuacion of the streets be dedicated or deedecl: A 1' strir a* the ends or edges of all sireets that terminate or bordpr rhe plat bovnd~:; r r: c•:-. iif0 fT'...' Tt ;1t . '-'I 'F.t . ....,C:,-i-- ':yfi:• . That appropr4ate utiliky easements be Intiicatcr, an copies of ti~t appc%)ve:! Urelirni;.ar,- ulat for distributior: ta the !'!ann:nc P--par`ment and the utf'l(ty COmpan:es. `Nrittcr, ap- pi(.`.1Val nf the A35C'i'leI:LS -Y tllt: 17 _)F: IC~~ "Vf~~ p(i,~! ii'It- .,'t_. :li'a1 L•:c~C . i:1~:? 3 F;,1£i:: C:-I' ~.:?Z`:f i~:C:J!:Il•.; .1(~(r;{~:it!P fC- :t?i':'s_.. . r. :::;::'.~(:'.t_ 1•. t~:C :~~~Er p! ier and idre protection district. Said water plan inust also ltave been approved by the appraprsate health authorlties. The health authoricies, water suApli2r (purveyor), and r tire protection distrfct will certlfy, nrior Ea the flling af [he f:nal plat, nn the fare of ~ ,;aid watcr plan that the ptan is in conforrnar.ce wfth t-hetr requlrements and will ade- c;uatr'ly satlsfy thelr respective needs. Said :.•ar.,!~r rlan And r~--r'i_f!cat~~~n %,,ili hr' craf! - . ed _Dr. a transparency suitable for repr':Dducti . , Tht: i:t,rveyorwillalsocertifypriarta the i►! r.T;-~: :il.i=:E~:i'.ti":,tLt_I t!zat apprvprLate contraccual arrangements have been made with the plat sponsor for con- .;truetion of the water..syscem, In aecordar.ce wtth ihe approved plan, and in accordance •xtth a time schedUle. The ttme schedule wili provide, in 8ny case, for complerian c=f r;e water system and irespecclor by the appropriate healtti authorfues pr►or to appltca- t.:-:)n for building permlts within the plat. Thc contractual arrangements wlll tnclude a uroviston holciing Spokane Coimty and the ourveyor harmless fram claims Uy any lot Purchaser rEfusecl a bullciing permit due to tne failtarA af rre nla± spor.s.x ta sattsfactor- !ty complece the apprvved water syste.m. The plat dedication w!il contain a statemen* *:-I tho _-ffec;c zt-jat Liie public water syster._ as approved by County and State Health authoritles and the local fire district and pur- veyor will be Installed wtthin this plat, anc3 the subdividar wiil provide for individual ddmesElc water serviCe as we!l as fire protectton to ear.h :ot pri-)- ~c !~ale- e::Li, That a certificate of title he ftin•.iGheci the P1 :nnir~, DC.IJ3!''r.,~,..c ~~r~:,r t-._ •.!.e ~ll:.': -;1 the final pla!. (P-~!i rhe c);=';wiinary plat be r~,vL'u cvrditic-.^.al apprzn:ta! . :ti<,t tl-,e sta[•..S :~r the parcel in the plat desiqr.ated as • b n tndicated on the fmal plat and !n the dedicat:on, and t:;at the staff be allawed to _~r:: v: irh thn ~~~;rsr d~c.Prr.~in(, its best use and future StaLL'S . . (G.Dntir,ued) ~ • STANI3AkL? CiJNDITIU:vS I'OR APPRUVAL Ui' i'REI11MitiNlt';' rlt+l'S PE'V1. E f . T _ . r:. .1,.. _ .,.~.j~.~:` ~ 'f_ f(i._. :1'_i ~I ~:.r'. rctcr►tion, development, d:"iG riaintecwrice 'JL ail CoI:Im+Ji'l o(]t?Il Sj.i3Ce h1I:d j%!"10[ the fi.tlnq of tha final plat; whlch dncumancs shall prov[de, among a*her things, for a trlnlmum assassment of inembcrs of a hame owners' association for such ved by ope r~ space develapment anc. maintenarice, said doc.ucr:ents ta Le 3upro *^e k'!anntng Dfrector prfl-~r t:, fi!lna ,J the Ili7a1 piac. b7 TfIC 3[L'a:s Shc7W!'1 85 C@CC@$L(DI1 diE'3 and,ic>! :;lt@, erc., :':L'S? !ke ':i c,urately de- ±ined and glven lot and b1ock numbers. The final plat will show [he future owner- shtp status of parcels to be sald, parcels to remain ment slfe) and parceIs ta rematn ►n common awnershi. c) That the spansor, prior to ftling oi the final plat, pr:,•,..`:~ ment of the common open space land; ,tich improvemer,ts wtll t>e accompllstted at the sponsor's expense and sha11 inc4ude prnper guaraniee of minimum stand- ards of imprflvement (for example: turfing and adequate sprinkling system) whtch shall be approved by che Planning Director. d) If a final plat is ta be filed that does not inc?ude the entire area proposed for plat#ing on the preliminary plat of recard, then the firsc final plat f:t.teu wlll tn- clude the reareation area aind the sewer treatment sfte. (P-11) Wrftten approval of the location of Ingress ar.d egress connections to the State High- way musi be received from the State Highway Department prtor to filing of ihe !'inaI plat. , (P-12) Thai an avigauon easement sattsfactory to the Spof:ane AirporE Board be pravided for the beneflt of Fairchild Air Force Base and Spokane TntQrnatlor.al AlrFort. . (P-13) That a declaration of Non-Siqntficance be issued, in accorciance wlth Section 11 .15. 340 of the Spok3ne County Environrnental Ordinance (SCEO) pr:or to approval of thls recammendatian by the Board of County Commtssieners, or that any apprcving actlon of the Board be condltioned upon tssuance of Final Declaration of yon-Signzficance in accordance with SCEO 11. 15. 340. NnTE; The officfal ftle contalns an environmental checklist for the proposal and a staff revlew of thelr checklist as required by `'VAC 197-10-320. il. Engfneer's (E- 1) That conditiol:sl apprnval of the plat :s gfven subject to ;ne didicat::-an o# riqhc t_)f wav to the publtc and approval of the coad system !n the plat by the County F.nginesr. (E- 7) That plans, profiles, and cross sectlons showing prnposed street centeriine and cutb grades be submitted to the County Engineer for approval prior to constructlan and the fi!!rg of a flnal plat. 3) That drainage plans and design calculattons showing the gracfes and aliqnment of draln- - age tacilities be submltted to the County Engineer for approval prlar ta eonstruction and the I!!inc; of a final plat. ~ (E- 4} Ccanstruction within the proposed publlc sti-eets and easements sha.ll he perfoimed under the dlrect supervislon of a licerrsed land svrveyor, wfla shall l'e responsible for perpe*.- ; uating all evidence of the location of survey monuments :vfiich may be distrubed during constructton and who shall €urnish the County Enginee: with "As Auilt" plans and a certi- - flcate in writing thai all improvemer.ts were installed tn the lines and qrades shown on the approved cortstruction plans and that all dlsturbed monuments have been reglaced. I (E- 5) No canstruc.tion work fs to be performed wlth the Public Right of Way until a permit has been issued by the County Enqineer. All wock is sublect to inspection ar,d appraval ry t'r:e Cjunty Englneer. dl J . . i• _ -iti. -1•:~ . l.i:: i. ~1..',i~',' i is~''.~ ;::rANDAr:r' t:C` '1D i17 ~^,A K F. (71 ^1 Y . .:t1': ~._..l . ~T_i nf' i _:ll... _ r . .)._'il'•.l. l_. _i) .'j ~ . ~`~C _ _,~{l~~S.~!l (E- 6) A1l constructton w:thin tne Aub11c IZs(Jtit Of Way ts tu be c:)mpleted pricir to filing the ftnal plat or a nond in the amount estimated by tne County Engfneer to cover trie co5c ot con- structian of improvEments, cons!rlictlan certfficatinn, "As Built" plans, and monumentir.g tt"le strest centertines,shall bQ fi 1rc %vi_;, CEr:~~: ::•er. (E- 7) N~ direct acces4 from, 1;~2 1 :,1:: oi Ltiay:s u,;ti] such tzr,3e as additi-,jc:a! :'Igf1F .n; ways are dedicated and roads are escabllshed as County Roads. 8) No direct access from lvts to Stub Raad connecti.ons until such roads are canstrurted to Caunty Standarcis and estabIished as County Roads. lF:- [Zoad design, rvugh qradinq constr-ucti4n, anci drainaoe control for 1/2 rights of ways an(i Stub Road connectior►-; thr responsibtitiy of the developor. (E-'.'1) That r_ne _,pD:isar sha!1 prtpare :At,d submit to the Gounty Engineer a design propasal ac- ceptable to the State Highway Departrnent of the proposed State Highway-Gounty Road intersectton. State i-Iighway Departrnertt approval of the proposed design must be re- ceived prtQr to the fUtng of the ffnal plac. ImQrovements to the 5tate Highcvay are to be the resgonsibility of the spansor and may either be constructed Qr a bond to cover the c•~lst af such improvements furnished to the Caunty Englneer in the amount as deisrtnined rhe Caunty Engineer and [tie State Highway Department. A;:~~• Sq!" ~ 1A- 11 That a name be ir.dicaced before the f!nal plai is filed; such name tu be approved by • ►Fte C ASSeS: 1r 311C '"it. !?1aJlC..!:!; fi'-il That Each lot be authorizei tor the use of lndtvidual on-slte sewaqe dtsposal systems. (H-2) The dsdlcatory Ianguaqe of the plai wlll state the sponsor w(11 assume no respanslb[1- tty for praviston of domestlc water. (I-1-3) That canditlonal approval be given subject to provistons in the plat for a publtc sewer system. Approval of the deslgn of sald systems must be glven by County and Staxe Health authorittes and the County Utiltt[zs Department prior to ftling of the ftnsl plat. A sultable guarantee will be requlred to cover the cost of prov[dlnq sa[d system in the amount as determined by the Puhllc Warks Department. 01-9) That a sta[ement be placed tn the dedtcatton to the effeet that a publlc sewer system will be made available for the plat and indlvldual ser-rtce wl!l be provlciecl to each lot prior to sale, (N-5) Prlor to fili::n of ti;4 =ina1 plat, t'ie sponsor shall rr~;sent cvtrif~ire c!-;a; _~:e pla' Iies . ~vithEn the recorded servico cinoa ttl:- nr~_ p,:)at2d water d:strlct. (tl -tj) That an O:;-~l!t' 3E:KtdCJB managem?n? 5vstCP.': P CCBaCed a,zd approved L'f Spoka^e ~ t"C):lll'`• 1':ealth Distrlct pf'iOf '.i) fl:1pq th~, j'~nal ~31r~ ~ 7 7 AGENDA, OCTOBER 14, 1977 TELEPHONE NO,: 456- 22 74 SPOKANE COUNTY PLANNING COMMISSION a Tfine: Friday, October 14, 1977 Place: Conference Room A, County Court House Annex (Use Mallon Avenue entrancz) PRELIMINARY SUBDIVISION AND ZONE CLASSIFICATION UPGRADING 7. PE-1143-77, Rainbow Estates ZE- I63-77, Agricultural to Single Family Residential and/or Two-Family Residential a. Location: Sectton 13, Township 25 N., Range 44, E.W. Vi. The east 1/2 of Tract 3 in Vera, b. Sponsor: J. Brent NicKinley North 1014 P ine s Road Spokane, WA 99206 c. Engineer and Surveyor: Senske and Masgaf East 9723 Sprague Spokane, WA 99206 d. Site Size: S acres e. Number of lots : 13 f. Land use proposed by sponsor: Single family dwellings and/or duplexes g. Existfng Zoning: Agricuitural, established March 27, 1942 h. Advertised Zone Upgrading: Single Family Residential and/or Tcvo-Family Residential i o Water Source: Vera Water and Power Company j. 5chool District: Central Valley School District k. Method of Sewage Disposal: Individual on-site disposal systems 1. Environmental Impact: A topic of discussion at this hearing may be whether or not this proposal wiJ.l have a significant adverse environmental impacto 1 _ - f. ~li~ - - - - v„ • - 'r ~ = I a • . ~`Y_~- I \ rr.rt I 1 ~ ~ ` O • r ~ F7A~~ ~ - % < o• - - ~ v •r• x ~ a ~ ?I ~d , 410Gf rQ~ ~ . Ip _ cA *nlPO e" ] ' r 1 4 Yr•Oi i ` 't , : G ,I INTER-STI~7E rwrwAr / i .c l~n^u• . M _ :~Q - =5•0 on ' t1:- ~ . ^Si~'i 1'~ ~ ' ' ~ ■ Y ~ I L~. Q ~ '~vct, II k ~ Sc oel ~ ~ c ~7 ~ ~ J 1 ~ t~ , r~.,,, ST r''; J..; ~ f r i Sb ~~t ~n ,v C J/! _ ylJ( }lr , i -S _ - . _ 1 " Lrov"~,.c ro•. ~ L y[AlGLE ...j ~ ~yjt e S - • - P~l.~j - ` ~ , o <r a ~ i 1~~ , ~ i ael - _~1{ .lse . wr _ '~1 cj ' f I •O o Gt N AGGM~~ f tnpr_YQIIy .L/Y... ,I I SC - - ~ 7 ~ FINDINGS PE-1143-77 - RAIrIBO<<t'' ESTATES: MtcKII~,iLEY ZE- 163-77 - AGRICULTURAL TO SINGLE FANZILY RESIDENTIAL and/ot. TWO-FAMILY RESIDENTIAL • Staff findings regardtng PE-1143-77, Rainbow Estates. I. GENERAL INFORNI.ATION: A , Locatton Ralnbow Estates is located in the east central area of the Spokane Valley, south of Broadway Avenue and west of Flora Road. B. Proposal The applicant proposes to subdivlde approxtrnately 4.8 acres into 13 lots for duplexes, creating a gross density of about five unlts per acre with a typical lot slze of about 13, 000 square feet. C. Relationship to the Comprehen s ive Plan Ralnbow Estates ts located wlthin an area that has been designated as suitable for restdentlal development by the Spokane County Comprehensive Plan. D. Existing Land Uses The proposed slte Is presently vacant with no signiflcant topographlc features. The properttes that generally surround the project are primarily of the larger lot rural category. However, duplexes are scattered throughout the area and a church ts located to the north. E. Compatlbility with Existing Land Uses ' The proposal appears to be somewhat incompatible wtth the existing land uses In the area, but is, however, located on the edge of a neighborhood, does abut an artertal and ls located southeast of a proposed major shop- ping center. The proposal ts also compatible with the future intended use for the area - restdentlal uses. II. SPECIAL INFORMATION; A , Circulation Adequate county roads appear to be available to serve the proposed sub- diviston, - 7- . • PE-1I43-77 - RAINBOW ESTATES. (Continued) B. Sewage Disposal The site has been approved for the use of on-site, sewage 'disposal systems to serve the proposai by the Health District. The proposal, if approved for duplexes, woulci have to be approved by the Health District. The proposal !s also situated over the Spo}:ane Valley Aquifer. The Health Dtstrtct believes that tihe use of on-site systems for thts proposai would have a negligib.le immedfate lmpact upon the ground waterquality, but conttnued urbanizatlon En the area can be expected to have at least a moderate impact upon ground water quallty. C. Water Vera Irrtgation has stated it has the abiltty to serve the proposed sub- divlsion with both domestlc and itreflows. D. Fire Protection , Both matns and hydrants need to be installed to provtde for adequate tire protection . E . Park s No county parks are current ty available In the area and the County Parks Department has no Present plan for either site acqulsition or major park lmprovement s . F. Schools Central Valley Schoo.l Dlstrlct believes that approval of thts subdivlsion would have a negligible impact upon thely distrlct's facillties. III. ENVIRQNNENTAL REVIEW: The Staff of the Planning Departmecat has reviewed the checkltst as submitted by the applicant and the Staff recommends that adeclaratton of Non-Significance be issued. IV. CONDITIONS : If approval. ls granted, the Staff recommends the followtng conditions. Specific condttions appl[cable to this plat are referenced belovv and found tn the attached supplement entltled, "Standard Conditions for Approval of Preliml- nary P lat s- A ugu s t, 1977. " NOTE; Any amendments to sald conditions are stated separately and listed below. - 7A - . ♦ PE-1143-77 - RAIrJBOV-4 ESTATES (Conttnued) P-1, P-2, P-3, P-4, P-51 P-6, P-7, P-8, P-9 ( November 1, 1978, P-13, E-1, E-2, E-31 E-4, E-S, E-6, E-71 E--91 A-11 H-11 H-51 H-6. Upon the filing of the final plat, upgrade Ralnbovi Estates to the Two-Family Residential Zone Classlficatlon, That all roads wtthin rhe plat be curbed and/or paved to the speclftcatlons of the County Engineer. Existing County roads providing dtrect access to lots of the plat shall be paved and/or curbed to standards of the County Englneer. That a statement be placed in the dedlcation prhiblting lndividual lot access to Broadway Avenue. That the sponsor provide for tet~ (10) feet of additional rtght of way along Broadway AvenuE as Indicated on the prelimtnary plat of record, - 7B - Y the major impacts of this intrusion should be mitigated by carefu7 planning and architectural treatment. 8. Land Use a. Existing Conditions The existing land uses in the area of the proposed project are varied and range from agricultural to residential, to industrial and commercial. Tnter- state 90 runs along the north boundary of the vacant site. The land between the freeway and the Spokane River is presently vacant and is transited by a railt-oad line. Between the Spokane River and Trent the land use is mininq and industiral with the exception of the county's Sullivan Park. The land uses west of the project site consi st of copimercial, residential (singl e- and mul ti-family), an el ementary school, a church, agricul tural and vacant 1 and . To the south of Broadway the predominant uses are residential (single- and multi-family, mobile home courts), agricultural, and along Sprague the uses are residential, agricultural, commercial, and office. The land uses to the east of the project site are residential (single- and multi-family), agricul- tural, vacant land, and churches. , The land uses immediately adjacent to the site consist of the following: to the north lies Interstate 90. The northti•iest of the corner of the site borders the Red Lion hlotor Inn and a service station, with another service stution on the west side of Sullivan Road. The remainder of the land along Sul 1 ivan, north of Broadway i s vacant, but i s backed by singl e- and mul ti - family residences. A firestation occupies the southeast corner of 3roadlvay and Sullivan. The remaining land use along Broadway across from the proposed project site is vacant, residential (single-family residences and duplexes) and agricultural (pasture and hay). Several of the owerships along this section of Broadway are acreage parcels (2 to 5 acres). A church is located immediately east of the proposed project site. The zoning immediately adjacent to the site consists generally of freeway commercial (FC), agricul tural (A), single-fanlily residential (R-1 two family residential (R-2), tivhile the site itself is zoned agricultural. The land to the north and east of the site is also zoned agricultural. The land on which the Red Lion Motor Inn and the adjacent service station are located is zoned Freeviay Commercial, On the west side of Sull ivan betvreen Mission and Broadway, the land is zoned Freeway Commercial. The predominant zone opposite the site, along Broadvjay is Agricultural with some Single-Family and Tvro-Family Residential zoning. The Generalized Comprehensive Plan Map of the Spokane lietropolitan Area generally reflects the actual land use and zoning f or the vicinity of the proposed project. According to the map a strip along Sul1 ivan, between Inter- state 90 and Sprague is designated agricul tural , undevelooed or "use under study". The area adjacent to I-90 is in actual use as a commercial strip. Sprague is designated for commercial use vrith a proposed major commercial area a t the intersection of Sprague and Sullivan. A local center has developed on the northeast corner of this location consisting of a grocery store, variety stol-e and restaurant. The proposeC project site is designated as residential as are the surrounding properties located between I-90 and Sprague. 57 ' t i~.~:. .i::;:: ~s:i :if's.t. .:::'s:: -ii~~.t::~::c _ • = - . . ~ . - . • ~ - r~ {Ill~ll~tl'i~' •~~~~~~~~••~~~.•~~~~~.~~~r~~~~~~~~~~~~i~~~~ i,,.~,-_-... ~~t) !j)~1 ~ . •~~•e•~~~~~~~~~~~~....•~.• " j: 1.~~~~t1f1~11~~~r~ts , ~ ? ; Spol:ane Irdi stria) Park r+ i Kaiser A wilinum ~rcn •voc d t'orF-- f . Y f `A l~e T j; -4bi..~ *-At ~'J . . . . . _'~•f . Spokanc Rivcr : : • ~i's~,. j~~f~•rs 9rj . : . . : . . . : : . . . : . . . . . . . : . :it~;.i~;:~:• J~.~:~i~,~~ • : = • " qI:t,::.: :::~1T;::' ~ . ; . . . : . 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Conl` ~lin Rd. . • - - . ~ . . . . . . : : : : : : : : : . . . . : • : . : . . t~:t.~2 ii ; ~~[I~~:~ .j.i: .~~~C:~;' . ~ . . . t : t :~~ti::.~T:l:i~~t♦~.-a~1i~ :~y..}~ i • . i~ . e :i~' . . . . . . . : : : : : : : . • : ~ ~ : : . : : . . . . . . ~~~2~~ . 1~.{.r~ .;.lf•~~ .i.r~.: . ~~~f~• 1~• • • . , . . . . . •~i: ::i- ~ . 1,.ti:~ -~:?i: ~ : r.: . ; ~ ...i-- •:i.+=... _~I . :~;•ii' , . ~ . . . • e . .......~~f:'~ •~•~~~~~~t• . ' • : _:r r••*-~-~--~ , ~Gv •J.tI . . ~ Ir~.~. ~ i 1 ~ i - -~~i ~j~/~~y . . . . . . . . . . . . • ~ ~ •~.~~~~~~~~~~1~• s~~~~~~~~~~.~~'~ •~~~~1~~~~~~~~~~~~.~~~~~• ....................................:S~~r.~bii~ •~r~~~~~~~~~~~1~~~~~~~~~~• •\~~~~~~~1~• •~~~~~~~~~~•.1~~~~~~1~~~1~~~~~~~~~~• •~1~~~~~~~~~~~~~~~~~~~~~~~~• 01~0• •~~I~~II~II~• •1111I~~~1~~• •~~/~~~~1~~~~~~~~~...../........~~~~~~~~11~~~~1~II~It~~I• •I~IIII~1111~II1~~~~~~1~I~1• ~ Rcsidenlial llow density? rr!rn ~ ResiJential (suhurhan density) LAND US E ~ Industrial 2000 lt. Commerrial anc! Ru'~inc.; _ 4w j• y~ ~ tl'~ p ~ ll b li1+~~ ♦ u~~~i 1 . ~ ~ l;urlii~~~tun tic~rtiieni lt. • Spok:,ne Iitdu.trial I'arl, kaiser :Uurninum Trentwood <<'orks . ItVDUS T R I A L . . . R •R • .+-r'~ 1 ~ ~alie ~~~~~~~~~,~~~ia ~.r+ • 51~Li relrosellool~~~~~~~~~, ~ tk • •'r~ 00 ~ ~ • . 'gi~~~nm A~~~,~ ' ~ . ~i ♦ : ; ♦ ~~i ~ • . IN DUSTRIAL,:= Spc~{.aiie RiN C: 'tw 4 8 ~ : : n ~ . . I 00*~..•••••.. ~`~l~N' 9, f♦~~, l~~ ~tlrt'~ t I 'f,f,l~ 1 ' ♦ • ~ :RESI D E N T I A!.. 8s n *00 , , , 00''•. T~+~ . ! •000 888 .1j ~l ~f ~ ~000 8• • • ' , , _ f,,,,, f! ~ fl88 • _ 18841/]#l = '0 t ~ Ross~~~ .5..I,;r:E::::;:~~:::::;:::::;. ; ~ : l3mad%%:iv : F . . ~ . ~ . ~ . . • . • . ~ Ever.'reen <<i`ili%an Conklin ltd. Hi,ra RESIDENTIAL . , •~~~~~~~~~~~~~~~~~~r~~~~~~~~~ eoe&*oe. • p •000*000000 (.C ) - ia►o.r►/` e///p~ , • • • ~ ICOm mER IAL s:~ ii~iiiiiiii►soo•r~eisso~o..~~so.~ao~i~ssse~ ~ LAN D USF (CV Proposed major cnmmercial arca Cr)mmcrcial ~ 52LAPJ Residential ~ ''UUU it. Industrial • ~;'1 . b. The Probabl e Impact of the Proposed Action The most visible impact may be the change of this site from vacant land to a regional shopping center. A change in the specific boundaries of the Comprehensive Plan Map would have to be made in order to accommodate the re- quested usage. This site is adjacent to land presently in commercial use. If commercial use is to be concentrated, rather than spread on a strip along Broadway or Sullivan, it does not appear that the proposal would be an un- reasonable er.tension of existing boundaries. The most significant indirect impact of the proposed project may be the pressure to develop the adjacent non-project properties into comvnercial uses. According to Commercial Land Needs: Part II--Problems and Policies, the "most crucial land use problem occasioned by shopping center development is the tendency for other commercial develop~lient to cl uster around shoppi ng centers."~ 5 I1; i s not unreasonabl e to assume that land use patterns that have fol 1 owed shopping center developments in the nast may also prevail here. Fast food restaurants, convenience stores, office buildings, auto service centers, etc., are examples. Thus, the burden may lie with the County planning mechanism to control such pressures and provide for an orderly pattern of development which could benefit the entire community. This project may provide a stimulus to an increase in land values in the area, if past trends relating to this type of development prevail. This possibility, hovrever, is dependent on various factors i ncl ud i ng prospects for future devel opment zoni ng pol i ci es , c hanges in economic activity brought about by the project, accessibility, availability of amenities, and type of land use change. A narrowing of the home-buying market may result for those homeowners in neighborhoods already platted into single-family lots which front the arterials, such as the subdivision on the southwest corner of aroadway and Sullivan. A speculative increase in land values in areas of vacant or unplatted parcels may create pressures for com- mercial zone changes and use. Landovrners adjacent to the site may be induced to develop their vacant 1 and for commercial uses or upgrade the use of their residences to commercial or office use. Also, a demand for more intense resi- d ential use may occur--the application for multi-family zones beyond the single- and two-family zones presently existing. Concornmitant to this may be the filling of vacant parcels of land in the area, as well as the potential replatting of larger parcels now used for pasture or other agricultural endeavors intq6typical suburban sized lots (10,400 square feet with °0-foot fi-ontage). This residential development could bring associated secondary impacts which are related to stich type develop- ment. The specific areas which could be put under pressure for commercial or office type development are Sullivan, between Broadway and Sprague, and Broadway, opposite the proposed project site. The land use and zoning patterns of the land adjacent to the north and west boundaries of the site seem to be firmly established. Hoaiever, the owners of the vacant property zoned Freeway Commercial along the west side of Sprague may attempt to more intensively utilize their property than originally intended. The "suburban-agricultural" type uses to the south and east of the site will be under pressure (provided that the existing growth trends continue) For more intensive residential use and density. The present development trend is a"hodgepodge" of small clusters of houses as some property owners subdivide 61 • . 39 0 _ R. ~~t/~~~!/1~11I~tr11111111~tt!/t~ ~ Ti~ ~nt S. r ~ ♦N ♦ ~ ~ Corrs,rerciA l 13urlinLlun \orthcr~i R.R. Spul:aiie Indutitrial 1'arl, h7iser Aliu;ihmm TreWhwoud 1%url.s i iidustrial ~ 4s . , • ~tt~~t~'~1 R.1~• ~~~t~r~~'• ^ ~ ~ • ♦ ~,a>>, • `~~`~~s~~~ ~ ~ ` •a . 1.'~~~~~•~~ 40 ~ . • • ~ N1 inifiq : . . ~ . ~ s Agncullural • • $pQk:111C NuvCr . . ♦ r~i,?r~ f~~~• ~ 90 1 Ngricultural 8488888 i •Family ~ r~Fam~StIol, -/~~~/~~~~~~/~~~~~~~Il~~~~~~~~`~ ~~,.f ^ - 2-FamilY ~ tural ? - ~ > •r ~ ` 1~ ~.•t t .:~~I uMM • T y~ J '~II~I ' ~•"'i- ~~j 1-l:im~l~: : ~ ~rC ` i::ic•?i t• ; r' _ - • ~ ~ ~ ~ ~ / ~ ~ ~ ~ / ~ ~ ~ • y " l' :::::j:'i'_ ':::I ~::li : :~::r •Agr3cultut.il".:}' . ;v Rr:?~•;:t::~;:~::i: . `"~r/~~~//~ 1~~/~11 ri~~~//~~~~ 1/~1/~/~~ ~ ♦ 7~Y~ 1-f=amily Residen;ia~ o Office ? family Agric al A9rC~~erRreen ~~ul ral ~ Suilh-a» Kd Flora Conklin Rd. r Residential „_p;sobile Hcme ~.~ult~-F~~n~ly ~ :~.esid^_ntial O tiCr? / 1911///11~ Cornmerrlal•.. • ~ -a l~~llalll/,~~~ ~1~I111 ~ ~ ~ 1/I Ut 'y' R"-'tc i.~l j~CORlil-lt'fClal l~ltiallI11 mosrn m • ~ 5 Local Busiress r~ ~ • ~ 1C.1~_I~ t~ ~ Gomm m ~.a j.t)C.l~ ~~UC111C•~ ~r~ ~ ~ R / 'IIessaI~ltlla111111 I1 nIIr l 1112111111 M/I Illlt! •it`/ ~L Restricted Indistri:-.! _r Residential ot'fice Agricultural ~%tixed Agricultural, Commcrcial and Restricted Industrial AREA ZONING 2000 1t. ! their five ta ten acre parcels while others, who want to tflaintai n the exist7ng atmosphere, resist such change. Th7s ma,y create a poten'Lial con-- flict arnong countervaiiing use depiands in the area. This has been the typical pattern for the lfal ley development in the past aiid wil1 likely cont7nue, until a more comprehensive approach to subdivision approval is implemented. Such approaches are now under study by the Cvunty, c. Measures to rl7tigate Adverse Impacts The poten-tial adverse impacts on the traffic syst3m and res7dences in the inimediate vicin7ty af tne proposed project site wi1l be discussed in the appropriate sections of this docurnent. The ampacts relate to the stimulus th7s projec-t should provide far rezvne and development arrd could be mitigated by an zmproved planning program. The existing 1and use plan for the area is now being analyzed and updated to reflect not only the ac- tual uses, bvt alsa such trends. Once these guidelines, based on firm plan- ning principles, are develaped they w71 l be enforced until such t7rne as changing carnmunity va7ues or goal s ma.y dictate a needed change. B.y es- tabl ishi ng and maintai ning rational guf del7nes, an orderly pattern af deve] opment ca n t,ake place, ~iven the proposed and actual freeway comm2rcial use and zone adjacent to the site along Su11 ivan and the proposed major cammerc7a1 area at the intersect7arr vf Sprague and Sul1 ivan (approxirnatel,y four blocks south), it would not seem that the proposed use for the site i s i ncampati bi ewi th the ex i sting general ized comprehens~ve pl an for the area. Alsa, the Pl an P1ap states that the baundarzes for the propased uses are not precise and that the plan is flexible and is expected ta he rev7sed from time to time. The fal]otiiing discussion is intended t❑ review t~e criteria established by the Spokane Count,y Comprehensive Pl an and Zon7ng Ordi nance far commercial, regional commercial, and freeuray commercial uses and zones, although the praposed project will be related specif7cally# to regianal commercial in the Camprehensive P7an and cammerciaZ in the zaning ordinance. Land use guidel ines shou7d be estabT ished as soon as poss-ible, in anti- cipat7on ❑f expected pressures far land use change. The strip along Sullivan between Sprague and Braadwa,y, arrd the area a7 ang Broadwa,y acr°ass fram the proposed prDiect site are the critical areas of concern. These areas may undergo the greatest pressure for corrrnercial zoning and develQpment. It is reasanabl e tc) assurne that developniental trends that have occurred along simi lar t,ype streets such as Pi nes and Argonne Raads may a1 so devel op along Sullivan, The 1and use pol icies nQw being deve]oped shoul d retard the prol ifera- tion ❑f commercial uses, yet al7ow a more intense usage than presently exists, sa that land values can increase somewhat to aTlow praperty awners some com- pensation far anticipated degradation of resident7a7 quality. Cammercial and retai1uses al ong thi s stri p should be strongly d i scouraged . Pass ible u ses that could be allowed should incTude mult7-family and/or residential office. These uses could act as a buffer to pratect the residential neighborhoods ir the area af the pro,~ect site, 62 . The potential land use strategy for the residential area across from the site, along Broadway, is more difficult to formulate. The existing single-family residences alorrg 8roadway may experienr.e a deterioration of living environment as a result of increased traffic and noise. Tiiis may result in a relative decreasQ of property value, if the land use is held to single-family use. Consideration should be given to more intensive residential use such as condominiuims, and/or apartments, and possibly pro- f essional offices. These uses could provide a buffer for the residential neighborhood south of Broadt•ray. In addition, these uses could a11ow an increase in property values vrhich night rrovide some compensation for those property owners along Broadviay. Consideration should also be given to the relaxation of multi-family re- quirements in these two transitional areas in order to provide a more flexible option to conmercial use de»>and. Another aspect of the anticipated commer- cial use demand that should be mentioned is the fact that the facilities located within the boundaries of the proposed site should allow for increased dema nd and consequently, provide space for and consolidate this demand. It i s al so conceivabl e that wi th effective bufferi ng and traff ic ci rcul ation control, the adverse impacts on tfiose residents along Broadivay may be miti- gated sufficiently so that the residential qual ity is not totally undesirable. This being the case, multi-family uses could be allowed to fill in vacant parcels fronting Broadway while single-family or tVro-family could fill in to the rear. Residential uses have been viably maintained across from shopping centers such as Shadle and 1lanito, where traffic and noise impacts are considerably more significant than projected here. According to the existing comprehensive plan, areas designated as com- mercial should be located in such a manner as to give protection to residen- tial areas from commercial or business encroachment. The plan generally discourages spotty and strip type development, especially along highways The plan states that planned shopping centers or commercial areas must have easy access to fast arterials. Also it recommends that the actual location of new planned commercial areas be at the junction of the arterial streets bordering neighborhoods. It is also Eounty policy t? encourage expansion in a compact pattern and filling up of vacant lots. According to the plan, freeway commercial development should be evaluated in terms of the following objectives: to create a minimum of traffic congestion or hazards on the limited access highway, its access and egress ramps and connecting County roads, and to create a minimum of adverse effects upon property developed, or planned for development for residential use. Generally, the criteria for the Regional Commercial use states that all cormercial areas should be analyzed with respect to their proximity to major through streets, sur- rounding streets, adequacy of off-street parking facilities, relationship of site design to the buildings in the area, nuisance factors--such as noise, light odors, etc., building setback from adjacent zones, number and type of stores and the square footage of retail sales areas therein, off-streF~ loading and service space, and exterior and interior pedestrian traffic flow. The zoning criterion basically follow those guidelines established in the Comprehensive Plan Text. Under the Freeviay Commercial Zone an r,? , 9 • important guideline should be noted, however. An acceptable development and traffic plan should demonstrate that such proposed development would not increase traffic congestion so as to break down the design of the 1 imited access high~,;ay i nterchange nearest to the proposed Freeway Commercial Zone. The important criteria to consider, relative to the location of an appropriate site for a regional shopping center, are the impacts on the traffic system, and on the adjacent residential neighborhoods. The location of this par- ticular site in relation to major traffic arterials appears to be ideal, provided that the interchange and arterial access to both the freeti-ray and shopping center can be improved. The impact on adjacent neighborhoods will relate specifically to the residences across from the proposed project site along Broa&ray. These impacts on both the traffic systen and the adjacent neighborhood will be discussed in detail in the appropriate sections of this document. d. Unavoidable Adverse Impacts The development of the proposed shopping center may provide a stimulus for a changed 1 and use and developmental patterns i n the proj ected area. These potential changes do not necessarily need to be adverse, a nd if given proper guidance through the planning process, they should not be. 9. Natural Resources N/A 10. Risk of Explosion or Hazardous Emissions N/A Tn