CUE-5-02
" . ~
SPOKANE COUNTY HEARTNG EXAMYNER
RE: Conditional Use Permit for a Home Industry, ) I'INDINGS OF FACT,
in the Urban Residential-3.5 (UR-3.5) Zone; ) CONCLUSIONS OF LAW,
Applicant: CLC Associates ) AND DECTSION
File NO. CUE-05-02
)
This matter coining on for public hearing on October 2, 2002, the Hearing Examiner, a£ter
review of the conditional use pernlit ap~ lication and the entire xecord, and finding good cause
therefore, hereby makes the following findings of fact, conclusions of law and decision:
1. FINDINGS OF FACT
1. The application requests a conditional use permit for a home industry in the Urban
Residential-3.5 (UR-3.5) zone, to repair, assemble and sell golf carts, on a 20,475-square foot parcel of land.
2. The site is located at the southwest corner of the intersection of McDonald Road and Olive
Avenue, in the SW '/4 of Section-15, Township 25 North, Range 44 EWM, Spokane County,
Washington. , 3. The site is currently referenced as County Assessor's tax parcel no. 45153.2111, and has an
address of 13018 E. Olive, Spokane, WA. The subject property is legally described as Lot 1 and
the East 20 feet of Lot 2, EXCEPT County Rd, all in Block 1 of Boyer's Subdivision, as recorded
in Book "4", Page 38 of Plats, records of Spokane County Auditor, in Spokane County,
Washington.
4. The applicant for the proposal is CLC Associates, c/o Jason Langbehn, 707 W. 7`h Avenue,
Suite 200, Spokane, WA 99021. The owners of the site are John and Claudia Graham, 13018 E.
Olive Road, Spokane, WA 99216.
5. The Hearing Examiner heard the application pursuant to the County Hearing Examiner
Ordinance (County Resolution No. 96-0171) and the County Hearing Examiner Rules of
Procedure (County Resolution No. 96-0294).
6. The Examiner conducted a site visit on October l, 2002, and conducted a public laearing on
the proposal on October 2, 2002. The requirements for notice of public hearing were met.
7. The following persons testified at the public hearing:
Jim Falk Scott Engelhard
Division of Plan»;ng Division of Engineering and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260
HE Findings, Conclusions and Decision CLTE-05-02 Page 1
,
John Graham . Larry and Bethany Meter
13018 E. Olive Roacl 13010 E. Olive
Spokane, WA 99216. Spokane, WA 99216
Dwight Hume Richard Vermeers '
.lason Langbehn ~5008 N. Vista View Circle
CLC Associates Spokane, WA 99212
707 W. 7t" Avenue, Suite 200
Spokane, WA 99204
8. The County Division of Planning~issued a Detennination of Nonsignificance for the
proposal on September 17, 2002. .
9. The Hearing Eaaminer takes notice of the County GMA Comprehensive Plan and Capital
Facilities Plan, Phase I Development Regulations, County Resolution Nos. 2-0037 and 2-0470,
County Zoning Code, 2001 Standards for Road and Sewer Construction, County Code, other
applicable development regulations, and recent land usE decisions in the area.
10. The record includes the docaments in the project file at the time of the public hearing, the
~
documents and testimony submitted at the public hearing, and the items taken notice of by the
Hearing Examiner. ,
11. The site is 20,475 square feet in area, relatively flat in topography, and slightly declines in
elevation from nol-th to south. A 1,848-square foot manufactured horne is found in the northeast .
portioii of the site, a 624-square foot detached garage lies directly west of the home, and a 1,824-
square foot detached shop is found in the southwest corner of the subject property. The driveway
area located between the shop building and Olive Avenue is paved to a widtll varying from 30-54
feet. The subject property is currently accessed from Olive Avenue, and is served by public
sewer and water.
12. The site is heavily landscaped, including a dense covering of large evergreen trees and
shrubs along the east border and southeast portion of the site. Large evergreen trees are spaced at
intervals along the west property ]ine. The site is entirely enclosed by cyclone fencing, which
varies in height from 4-5 feet. The fence along the west boundary on the west side is five (5) feet
in height, slatted and partially obscures the driveway access to Olive Avenue. The portion of such
fenci.ng lyijig west of shop building is not sight-obscuring.
13. The conditiona] use permit application and site plan of record were submitted on July 12,
2002. The site plan illustrates the existing improvements on the site. The application describes
tlle proposed home industry as a golf cart assembly, repair and sales business. The burden of
proof form indicates that such use will be operated out of the detached shop on the site, customer
traffic will generate an average of one (1) vehicle trip per day and three (3) maximum trips, no
new construction will be needed for the home industry, outside displays will be limited, and
signage will conform to the limitations for home industries in the UR-3.5 zonc. The
environmental checklist indicates that only the site owner will be involved in the home industry.
HE Findings, Conclusions and Decision CUE-05-02 Page 2
6
14. Effective January 1, 1991, the zoning of the site was reclassified from the Agricultural
SuUurban zone of the now expired Cowlty Zoning Ordinance to the UR-3.5 zone, pursuant to the
Program to Implement the Spokane County Zoning Code.
15. Effective January 15, 2002, the County implemented a new comprehensive plan ("GMA
Comprehensive Plan"), Capital Facili.ties Plan, County Urban Growth Area (UGA) boundaries,
and Phase I Development Regulations; a11 pursuant to the State Growth Management Act
(GMA). The County also repealed the interim development regulations previously adopted by
the County under the State Growth Management Act. See County Resolution No. 2-0037.
Minor revisions were made to the Phase I Development Regulations on May 7, 2002. See
County Resolution No. 2-0470.
16. The Phase I Development Regulations designate tlie site, and neighborinb lai1d to the north,
west, south and southeast in the Low Density Residential category of the Comprehensive Plan. Such
regulations designate the land lying east/northeast of the site across McDonald Road in the High
Density Rcsidential category of the GMA Comprehensive Plan. The Phase I Development
Regulations retained the existing zoaing of the site and neighboring land, and designate the area in
the UGA. -
~17. The ]and surrounding the site is dominated by single-falnily homes on land zoned UR-3.5.
The residence located directly north of the site across Olive Way is used for a beauty salon home
profession. The residence located directly south of the site is used to provide elderly care. The
land lying east/northeast of the site, -across McDonald Road, is zoned Urban Residential-22 (UR-
22) and improved with multi-family dwellings.
18. The GMA Coinprehensive Plan desigiiates McDonald Road as an Urban Minor Arterial,
and V alleyway Avenue to the south as an Urban Collector Arterial.
19. The Low Density Residential category of the GMA Comprehensive Plan provides for
residential development at densities ranging from 1-6 dwelling units per acre. The UR-3.5
implem.ents the Low Density Residential category, and is intended to promote areas of primarily
single-fainily residential use i_n an urbatuzed neighborhood setting, having a high level of public
services.
20. Policies of the GMA Comprehensive Plan addressing residential land use do not mention
"home industries" or "home professions"; but do discuss "home occupations". Home
professions, which are allowed in the UR-3.5 zone subject to certain perforxnance standards, are
generally less intensive than home industries, which require issuance of a conditional use permit
in the UR-3.5 zone. See County Zoning Code 14.300.100, definitions. Policy UL.7.7 of the
GMA Comprehensive Plan states that "home occupations" may be allowed as a residential land
use, provided they do not disrupt residential amenities concerning sight, sound, etc, or create
traffic that exceeds road design or which develops traffic hazards within the neighborhood. The
term "home occupations" is broad enough to include a"home industry", as defined in the County
Zoning Code.
HE Findings, Conclusions and Decision CUE-05-02 Page 3
.
21. The GMA Comprehensive Plan indicates that design standards for urban land use ensure
neighborhood character and compatibility with adjacent land uses. Policy UL.2.1 recommends
tlle establishment of minimuln performance standards within the County Zoning Code for °
nuisances such as noise, vibration, smoke, and other aspects as appropriate to ensure
compatibility with adjacent land uses and neighborhoods. es
22. The owners (Meters) of the land abutting the site on the west opposed,the project,
expressing concerns regarding increased tYaffic, traffic safety, on-street parking by custoiners,
blockage of mail delivery, visual impacts and lack of adequate screening of the home industry,
potential pollution of grouildwater, advFrtising of utility trailers for sale on the site, access via
Olive Way, and other concerns. .
23. Opposition to the pz-oject was also eapressed by the owner (Faulkes) of a residence located
several llouses to the southwest (Meters), at the southeast corner of Olive Avenue and Woodlawn
Road, who expressed concern over possible increases in traffic, a.nd sound and odor impacts to
the elderly care facility located south of the site. A neighborhood facilitator (Vermeers)
recoinmended that the llorrie industry access McDonald Road, instead of Olive Avenue
24. The site owner has been opdrating the golf cart business since approximately April, 2002,
without a required conditional use permit. The site owner picks up golf carts stored at the site
and does not llave them delivered: Ul'S deliveries of parts and supplies for the home industry
average 2-3 times per week.
25. The bulk of the business involves new golf cart sales. The small amount of repair work
done on the site illcludcs welding but not the painting of carts. The shop has. a cement floor, and
the chemicals used for repair work are typical of a residential garage.
26. In 2002, the site owner purchased an advertisement stating the availability of used golf carts
for sale. The ad showed a picture of a used golf cart on tlle site for sale, listed the address of the
site and the home telephone number of the site o,"mer, and stated the name of the business as "JC
Sales."
27. The site owner also purchased an ad in a local vehicle sales publication for August 30,
2002) vNrhich ad showed a picture of a golf and utility trailer on the site for sale, indicated that
four (4) inore trailers were arriving soon, and similarly listed the addzess of the site and the home
telephone number of the si-te owner, and stated the name of the business as "JC Sales." At the
public hearing, the site owaler testified tllat he does not intend to store and sell trailers on the site,
alZd that he owns the two trailers located on the site.
28. The site owner has ot:her employment and is gone from the residence for long periods of
tiine during the day. Hours for the home industry are generally from 8:00 a.m. to 5:00 p.m.,
when the applicant is home. The business is mainly operated from April to August of each year.
The site owner testified that the business averages a half customer per day on a weekly basis.
HE Findings, Conclusions and Decision CUE-05-02 Page 4
29. The applicant testified that the site owner keeps the golf carts stored in the shop, but
temporari]y moves 3-4 carts outside the s11op when assembling or repairing a golf cart inside the
shop, to provide room inside the shop. This results in golf carts being kept outside in the
driveway for approximately an houx.
30. Tlle site owner testified that mafiy of the vehicles that visit the site are not customer
vehicles, but friends. The site owner izidicated that up to eight (8) customer vehicles can be
parked on the site if necessary.
31. The site owner testified that that County will not permit him to access McDonald Road, and
that providing such access was not desirableand would destroy existing landscaping on the site.
The 2001 County Road Standards and the GMA Comprehensive Plan strongly discourage
residential lot access to a Minor Arterial such as McDonald Road. See Road Standards, Section
1.03, item 7.
32. Properly conditioned, the proposed home industry will allow the properiy to retain its
residential appearance and character. This illcludes prohibiting the keeping of trailers on the site
for repair or sale; strictly limiting the amount of time golf carts are kept outside the detached
shop, and othemiise banning any butdoor display or storage for the home industry; limiti.ng the
number of crolf carts kepf on the site to five (5); making the fence along the west boundary (north
of the detached garage) a solid fence that provides a complete screen; requiring that patrons of
the home industry park on the site, and not the street; and lim_iting allowed signage to McDonald
Road. Conditions of approval have•been added with regard to such issues.
33. County Engineering found that the proposal would have a negligible impact on levels of
service on county roads in the area, and that concurrency requirements of the Phase I
Development Regulations were met. Due to the small amount of traffic generated by the home
industry, and the location of the site at the corner of Olive Way and McDonald Road, the
proposal will have a negligible impact on traffic volume and safety along Olive Way.
34. The home industry is provided with a high level of public services, including public sewer
and water. The home industry is located along a busy arterial, where more intense zoning and
uses are found than on local access roads.
35. The Staff Report analyses the consistency of the proposal with the special standards for a
home indushy in the UR-3.5 zone. The Examiner agrees with such analysis, except as qualified
above, and hereby adopts and incorporates the same by reference as findings of fact herein.
36. As conditioned, the proposal will not have more than a moderate effect on the quality of the
environment and will be reasonably compatible with neighboring land uses.
Based on the above Findings of Fact, the Hearing Examiner enters the following:
HE Findings, Conclusions and Decision CUE-05-02 Page 5
II. CONCLUSIONS OF LAW
l. 'I'he proposed conditional use permit for a home industry in the Urban Residential-3.5 (UR-
3.5) zone, as conditioned, conforms to the GMA Comprehensive Plan.
2. The proposal, as conditioized, ispconsistent with the purpose and intent of the UR-3.5 zone,
the standards for a liome industry and the general development standards of the UR-3.5 zone,
other applicable provisions of the Spokane County Zoning Code, and other applicable
developinent regulations. ,
3. The proposal, as conditioned, is r6asonably compatible with other uses permitted in the
UR-3.5 zone or located in the vicinity of theproposed use.
4. Thc proposal; as conditioned, reasonably mitigates any adverse impacts on adjacent
properties by reason of use, extension, construction or alteration allowed with respect to the
conditional use.
5. The proposal, as conditioned, will not have a sigilificant, probable, adverse impact on the
envirorunent. The requirernents of the State Environmental Policy Act and the Couniy's Local
Enviroiunental Ordinance have been met.
6. Tl1e proposal, as conditioned, satisfies the requirements for issuance of a conditional use
permit under Chapter 14.404 of the County Zoning Code.
7. Approval of the land use application, as conditioned, is appropriate under section 11 of the
County Hearing Examiner Ordinance, as adopted by County Resolution No. 96-0171.
III. DECISION
Based on the above Findings of Fact and Conclusions of Law, the application for a
conditional use pernut for a home industry in the Urban Residential-3.5 (UR 3.5) zone, to repair,
assemble and sell golf carts, is hereby approved, subject to the conditions of approval specified
below.
A.ny public agency conditions that have been sigmificantly altered or added to are italicized.
Failure to comply wi1:h the conditions of this approval may result in revocation or
suspension of this approval by the Hearing Examiner. This approval does not waive the
applicant's obligation to comply with all other requirements of other agencies with jurisdietion
over land development.
SPOKAI~TE COUNTY DIVISION OF PLANNING
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant,"
which term shall inclucie the owner and developer of the property, and their heirs, assigns and
successors.
HE Findings, Conclusions and Decision CUE-05-02 Page 6
,
2. The Conditional Use Permit applies to the parcel legally described.as "Lot 1 and the East
20 feet of Lot 2, EXCEPT County Rd, all in Block l of Boyer's Subdivision, as recorded in Book
"4"; Page 3 S of Plats, records of Spokane County Auditor, in Spokane County, Washington".
3. The proposal shall comply withqhe Urban Residential-3.5 (UR-3.5) zone, the Aquifer
Sensitive Overlay zone and other applicable provisions of the County Zoning Code, as amended.
Where conditions of approval of this decision require a stricter standard than the Zoning Code,
the conditions of approval shall prevail.
4. The applicant shall develop the sutj-ecr,property in conformance with the site plan of record
subinitted on July 12, 2002, subject to compliance with conditions of approval and regulation
standards. Th.e home industry slzall be,limited to the renair, assembly and sule ofgolf carts.
Va.riations, when approved by the County Division of Planning Director or designee, shall only
be allowed to meet conditions of approval and regulation standards. Any other revision must be ~
submitted through a change of condition application, and approved after a public hearing by the
Hearing Examiner.
5. The number of golf carts stored on the site for the home industry at any time shall be
limited to no more thanfive (S). 'TI7e golf carts shall be eiiclosed inside the detached shop
building, except that carts may beIept outside tlze shop for brief peYiods of time when the
applicant needs to make Yoom in the shop to assemble oY repair a golf cart, which timeperiod
shall not exceed more than two (2) hours per day.
6. Truilers, ancl other stock or commodities besides golf curts, shall not be kept on the site for
sale or repair for compensation. Tlze applicant shall not advertise any such iteins as being for
sale or repair on the site.
7. Windows and outside displays are not allowed.
8. The applicant sh.ull instull a siglzt-obscuring fence along the west property line that
completely screens any golf carts placed outside the shop from views west of the site. The
existing fefzce along such boundary pr-ovides inadeyuate screening.
9. The applicant shall reyuire any putrons visiting the site to nark in a designated area in the
paved dr-iveway oYi the site.
10. All sign.uge for the home industry shall comply with Section 14.61 6.240 (4)(d) of the
County Zoning Code, as amended, and shall be limited to display along McDonald Road.
11. The crit.ical materials, drainage and seivage disposal pYOVisions of the Aguifer Sensitive
Overlay zone shall be observed.
12. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice, which notes that the property in question is subject to a variety of special conditions
HE Findings, Coilclusions and Decision CUE-05-02 Page 7
imposed as a result of approval of a land use action. The Title Notice shall serve as public notice
of the conditions of approval affecting the property in question. The Title Notice should be
recorded within the same time fraine as allowed for an appeal and shall only be released, in full
or in part, by the Division of Planning. The Title Notice shall generally provide as follows:
"The parcel of propel-ty legal]y described as "Lot 1 and the East 20 feet of Lot 2, EXCEPT
County Rd, all in Block 1 of Boyer's Subdivision, as recorded in Book "4", Page 38 of Plats,
records of Spokane County Auditor, in Spokane County, Washington" is the subject of a land use
action approved by the Spokane County Hearing Exam.iner on November 4, 2002, approving a
conditional use permit for a home industry and imposing a variety of special development .
conditions. File NO. CUE-05-02, whic14 relates to such action, is available for inspection and
copying in the Spokane County Division of Pla.iuung."
13. This Conditional Use Permit may be suspended or revoked if, after public hearing with
notice as provided in Section 14.404.060, the Hearing Exalniner finds that a grantee or their
successors in interest failed to comply with conditions or restrictions included in the permit.
SPOKANE COUnTTX DIVISI0N OF BUILDING AND CODE ENFORCEMENT
1~
i
1. The applicant should conta~ct tlle Division of Building and Code Enforcement at the earliest
possible stage in order to be informed of code requirements admini stered/en forced as authorized
Uy the State Building Code Act. Desigil/development concerns include addressing, f re apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction
types, occupancy classification, existing exterior wall protection and energy code requirements.
2. The use of the shop for a Home Industry (assembly, repair and sale of golf carts) requires a
Change of Use Permit from the Division. The applicant shall apply for a Change of Use Pernut
as soon as possible.
SPOKA,NE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a buildling permit or use of the property as proposed:
A parking plan and tr-aff c circulation plan shall be submitted and must be accepted by the
Spokane County Engineer. The design, location and anangement of parking stalls shall be in
accordance with standard Fngineering practices.
2. Roadway standards, t.ypical roadway sections and drainage plan requirements are found in
Spokane County Resolution No. 1-0298 as amended and are applicable to this proposal.
3. The applicant shall execute "Spokane County Notice to the Public Number 6", which
specifies the following:
"The owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits
now or to be hereafter derived, do for themselves, their heirs, grantees, assigils and successor(s)
in interest hereUy request and autliorize Spokane County to include the above described property
HE Findings, Conclusions and Decision CUE-05-02 Page 8
in a Road Improvement District (RID) and to support the formation of a Road Iinprovement
District for iinprovement of the road(s) described below by requesting and authorizing Spokane
County to place their name(s) on a petitioll for the formation of a Road Improvemenfi District
pursuant to RCW 36.88.050, or by requesting and autllorizing Spokane County to cast their ballot
in f.avox of a RID being formed under the resolution method pursuant to RCW 36.88.030, and/or
by not filing a protest against the forniation of a RID being formed under the altemative
resolution method provided for in RCW 36.88.065 and Chapter 35.43 RCW.
If a RTD is proposed for improvement of the road(s) described below, said owner(s) and
successor(s) further agree: (1) that the improvements or construction contemplated within the
pa-oposed RJD are feasible and (2) thatithe benefits to be derived from the formation of the R]D
by t11e property included therein, together with the amount of any County participation, exceeds
the cost and expense of f.ormation of the R.TD, and (3) that the property within the proposed RID
is sufficiently developed; provided, they, their heirs, grantees, assigns and successor(s) shall
retain the right, as authozized under RCW 36.88.090, to object to any assessment(s) on the
property as a result of the improvements called for in conjunction with the f.ormation of a RID by
either the petition or resolution method under Chapter 36.88 RCW and to appeal to the Superior
Court the decision of tlle Board of County Commissioners confirming the final assessment roll;
provided further, it is recognized Oat actual assessments may vary from assessment estimate so
long as they do not exceed a fgur6 equal to the increased true and fair value improvement(s)
add(s) to the properiy.
Zt is further acknowledged aiid agreed that at such time as a RID is created or any County
Road lmproveinent project is auffiorized by Spokane County, the improvements required shall be
at the sole expense of the owner(s) of property within the RID or served by the improvements
without any Tnonetary participation by_Spokane Counfiy.
The RID waiver contained in this agreement shaU expire after ten (10) years from the date
of execution below. This provision is applicable to Olive Avenue."
4. The County Engineer has designated a Local Access Roadway Section for the improvement
of Olive Avenue, which abuts the proposal site. This will require the addition of curbing and
sidewalk along the frontage of the development.
5. Appi-oach permits must be obtained £rom the County Division of Engineering and Roads
prior to any access to the Spokane County Road System.
6. The applicant is advised that utilities may exist either underground or overhead that affect
the applicant's property or the adjacent county right of way. The County assumes ilo financial
obligation for adjustments or relocation regarding these utilities. The applicant should contact
the applicable utility purveyors regarding the responsibility f.or adjustment or relocation costs and
to make arrangements for any work. A permit is required from the County Engineer for any
work performed in the County right of way.
HE Findings, Conclusions and Decision CUE-05-02 Page 9
7. The County Engineer has reviewed the project for transportation concurrency and
determined that it is exempt under Section IV (B)(2)(c) of the Phase I Development Regulations
adopted by the County.
SPOKANE REGIONAL HEALTH DISTRICT '
. A.
1. The sewage disposal method shall be autliorized by the Director of Utilities, Spokane
County.
2. Water service shall be coordinated thxough the Director of Utilities, Spokane County.
.
3. Water service shall be by an existing public wafer supply when approved by the Regional
Engineer (Spokane), State Department of Health.
4. A public sewer system shall be made available for the project. The use of an individual on-
site sewage disposal system is prohibited and shall not be authorized.
5. The use of private wells and water systems is prohibited. -
IN
SPOKAl\TE COUNTY FI:RE DISTRICT 1
l. The District will conduct a fire inspection on the home industry to ensure that it meets
Uniform Fire Code requireinents. -
DATED this 4Ih dayo uf November, 2002
SPOKANE COUNTY HEARING EXAMINER
/ ~
Mich~el C. Dempsey, WSBA #823
HE Findings, Conclusions and Decision CUE-05-02 Page 10
NOTTCF OF FINAL DECiSION AND NOTICE OF RiGHT TO APPEAL
Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner
on an application for a conditional use permit is final and conclusive unless within twenty-one
(21) calendar days from the issuance 6f the Examiner's decision, a party with standing files a
ldnd use petition in superior court pursuailt to chapter 36.70C RCW. Pursuant to chapter 36.70C
RCW, tbe date of issuance of the Hearing Examiner's decision is three (3) days after it is mailed,
counting to the next business day when the last day for mailang falls on a weekend or holiday.
This Decision was mailed by Certified-.Mail to the Applicant, and by first class mail to
other parties of record, on November 4, 2002. The date of issuance of the Hearing Examiner's
dccision is therefore November 7,,2002, counting to the next business day. T'HE LAST DAY
FOR APPEA.L OF THIS DECISrON TO SUPERIOR COURT BY LAND USE PETITION
TS DECEMBER 2, 2002 (countinLy to the next business day when the last dav for appeal
falls on a weekend or holidav).
The complete record in this matter, including this decision, is on file chiring the appeal
period witla tlae Office of the Heafing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be
i_nspected Monday - Friday of each week, except holidays, befiween the hours of 8:30 a.m. and
5:00 p.m. Copies of the documcnts in the record will be made available at the cost set by
SpOka]"lE COUI1ty. '
Pursuant to RCW 36.70B.130, affected property owners may request a change in valuation
for property tax purposes notwithstanding any program of reva.luation.
HE Findillgs, Conclusions and Decision CUE-05-02 Page 11
0
Project Status Active ENGINEER' SR+' VIEW SHEE'r
As Built Plans Received Conditional Use File CUE-0005-02 -02
Road Plans Approved
Companion Files:
New Road Standards 5-15-95 Mylar
Related Files:
Hearing: Building Dept:
Technical Review:
0 Harvard Rd Plan ~ Eng Special Fees
Preliminary Review: 08/08/2002 Tyge: Scheduled For C~ Large Lot Bldg. Square Feet
Date Received: 07/25/2002
No. Lots: No. Acres:
Project Name HOME INDUSTRY GOLF CART REPAIR & SALES Site Address W. MCDONALD, S. OLIVE, N. VALLEYWAY, E. WOODLAWN, OI.IVE E. 13018
Applicant Conditions Mailed: Flood Zone No Phone Dist School Dist 356
Jason Langbehn Fire Dist Ol Range-Township-Section: 44 - 25 -15 PARCEI.(S): (first 20)
CLC ASSOCIATES Water Source Public 45153.2111
707 W. 7th Av, 200 $ewer Source
SPOKANE, WA 99204-
Phone (509) 458-6840
Fax (509) 458-6844
Owner
John Graham
13018 E. Olive Av
SPOKAAFE, WA 9921 b-
Phone (509) 922-4830
Building 477-3675 /PlanninA 477-7200 /Engineer 477-3604 Contact B/P JIM FALK Contact Bne GRECi BALDWIN
Date Submitted Description Iaitials
Eng Need Technically Complete fing Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Need Other
Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Eng Agree Priority Fees Received ~ c--, .~~'V Eng Prelim Plat Fees Completed ~PY to Accounting ~
Notice to Public / Notice W Public # 1 3 4 6 Completed - or Needs to be signed
Design Daviation Dates (In-Out)
oBCn quan ~ef fo
drainage item calculated
Hearing Date Decision App Den (dond Appld BCC =i= c _
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy) r - - _ ,
/ / Stamped 208 Lot Plans to Secretary (Sandy)
1
A
A. STAFF REPaRT TO THE HEAR.ING EXAfvIIIV ER
- FILE # CU E-5-02
fful1 f ~
DIVI
SION OF PLANNTNG
SPOKAte COUNTY
, - - - _ - . . - - ~ .
HEARxiVG DA'TE: October 2, 2002 @ 1:30 p.m. FILE CUE-5-02
P6tOJEC'B' PLANNERo Jim Falk, Associate Pianner PROJEcT DESCR.awTaoN: Condifional Use Permit for a Home Industry to repair, assembie and
se11 golf carts in the existing Urban Residential-3.5 (UR 3.5) Zone
per Section 14.616.240(4) of the Spokane County Zoning Code.
Paoject Data
Project Aaidress and Locafiion: Generally located west of and adjacent to
McDonald Road 130 feet north of the
intersectiion of Valleyway and McDonatd Road in
the SW of Secfion 15, Township 25 North,
Range 44 EWM, 13018 E. Olive, Spokane, WA.
99216.
P'arcel Nc~~iber: 45153.2111
Ownero John and Claudia Graham, 13018 E. Olive
Road, Spokane, 1IVA.
Applicanto Jason Langbehn, CLC Associates, 707 W. 7'n
Ave., Ste 200, Spokane, WA. 99208
Comprehensave Plan Low Density Residential (LDR)
Desiqnation:
Zoninc~b Urban Residential-3.5 (UR-3.5)
'Exasting- La,nd,~Jse: Single family dwelling
S~a~oundinq.Zoning and Land.lDse~;.
• N'ottbt: Zoning to the north of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban
(AS) (see ZE-99-55). The land use nortli of the
subject sifie is a single family dwel(inq.
0 South: Zoning to the south of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban
(AS) (see ZE-99-55). The land use south of the
subject site is a single family dwelling.
o E'a st-: ~ Zoning to the east of the site is Urban
- Residential-22 (UR-22) established in 1991,
previously classified as Multifamily Family
Suburban (MFS)(see ZE-216-71 Land use to
the east consists of multifamily dwellinqs.
e 1A'l~~t: Zoning to the west of the site is Urban
- Residential-3.5 (UR-3.5) established in 1991,
CUE-5-02
Staff Report - October 2, 2002 Hearing
1 of 8
t T previously classified as Agricuitural Suburban .
(AS) (see ZE-99-55). The land use west of the
subject site is a single family dwelling.
Known Land Use prfl~osads and Land use actions approved in the vicinity of the
Rec-ent Pr~~ec-t qpprova's in the proposal include the foflowing:
Area of thds Pro$ect: CUE-22-95; a Conditional Use Permit to build a
dance s4udio in the existing UR-3.5 Zone,
located south of and adjacent to 4th Avenue, 600
feet west of Evergreen Avenue, approved by the
Zoning Adjustor December, 1995.
- CUE-11-00; a Conditional Use Permifi for a
Home Industry in the Urban Residential-3.5
Zone to allow electronic products marketing,
- located south of and adjacent to Mission
Avenue, approximately 22 feet wesQ of
Evergreen Road, denied by the Hearing
Examiner October, 2000.
CUE-30-94; a Conditiona( Use Psrmit to
establish a Kennel for cats in association with an
existing residence, located north of and adjacent
to Valleyway approximately 825 feet east of
McDonald Road on the northeast corner of
11IIcCabe Road and Valleyway Avenue,
approved by the Zoning Adjustor March, 1995.
CUE-34-90; a Conditional Use Permit to
establish a Kennel for dogs and cats in
association with an existing residence, locatsd
east of and adjacent to 1Vlamer Road and
apRroximately 1/3 mile narth of Broadway
Avenue, approved by the Zoning Adjustor
December, 1990.
ZE-8-02; Zone Recfassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) on approximately 1.04 acres to
develop a professional office building, generally
loca4ed west of and adjacent to Evergreen
Road, at the intersection of Boone Avenue and
Evergreen Road, approved by the Hearing
Examiner AugusY, 2002.
ZE-30-00; a Zone Reclassifcation from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) to clevelop a professional services
office building, iocated west of and adjacent to
iVlcDonald Road, approximatefy 150 feet north of
- = r DeSmet Avenue, approved by the Mearing
, Examiner iVlay, 2001.
CUE-5-02
Staff Report - Oclober 2, 2002 Mearing
2of8
~
. `ZE-10 -t9; a Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) to develop a professional services
office building, located west of a and adjacent to
Evergreen Road, approximately 630 feet north
of Broadway Avenue, approved- by the Hearing
Examiner September, 2000.
ZE-10-99; a Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) to develop a professional office
building on 2 acres located west of and adjacent
to Evergreen Avenue 630 feet north of
. Broadway Avenue, approved by the Hearing
Examiner September, 2000.
ZE-23-98; Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) on 5 acres for the development of
110 multifamily residences for the elderly,
adjacent to and north of Broadway Avenue,
mile east of McDonald Road, approved by the
Hearing Examiner April, 1999.
ZE-26-98; Zone Reclassification from Urban
. Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) on 2.3 acres to expand an existing
multifamily retirement center, located between Evergreen Road and Mamer Road, approved by
the Hearing Examiner August, 1998.
ZE-41-95; a Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) on 6 acres to develop a retirement
center located between Evergreen Road and
Mamer Road approved by the Hearing
Examiner Committee with conditions limiting
density to a maximum density of 12.83 dwellings
per acre in November of 1995.
L-and Division Status: , The subject parcel is a portion of Lots 1 and 2,
which are portions of Tracts 81 and 82 of
_ Opportunity-Boyers Plat. The subject property is
a parcel of record.
Water Purvey,or:. Modern Electric Water Company
sewage Uisposai: Spokane County Sewer System.
-Pire-Uistrict Spokane County Fire Protection District # 1
Nearest Arterial_and Distance: McDonald Road, an Urban Minor Arterial
located adjacent to the eastern lot line.
Neighborhood Association: None
CUE-5-02
Staff Report - October 2, 2002 Hearing
3of8
• This proposal is located insMe of the Urban Growth Area (UGA). ,
• The project site is located outside the 1000 notification boundary of a
Designated Natural Resource Lands.
• The project site is located within the PTBA.
GMA/Critical Areas -
Aquifer Recharge Area: The subject property is located within •
the Aquifer Sensitive Area (ASA)
. Overlay zone.
Fish & Wildlife Habitat Conservation , None illustrated on the Spokane County
Areas: . Critical Areas Maps.
Floodplain: . None illustrated on the FEMA/FIRM Maps
Geologically Hazardous Areas: None illustrated on the Spokane County -
Critical Areas Maps.
Wetlands: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
A Determination of Nonsignificance (DNS) was issued on September 17, 2002 with a comment
period ending on October 1, 2002.
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
September 17, 2002. Mailing Deadline: The deadline for notifying property owners/taxpayers of land within 400 feet of .
the proposal was September 16, 2002.
1724 Compliance Dates
Application Accepted: July 12, 2002 .
Application Determined to be Complete: August 7, 2002
Notice of Application issued: August 1, 2002
Date Notice of Decision is Due: December 7, 2002
Reviewinq Aqencies
Eight (8) agencies were notified of the proposal on July 25, 2002 and September 5, 2002.
Agency final comments were due on September 18, 2002.
Agencies. Notified Response Date Agencies Notified Response Date - Received Received- Received' Received
Spokane County Yes 8-8-02 Spokane County Fire Yes 8-1-02
Division of Engineering, Protection District # 1
Transportation Spokane County Yes 8-1-02 Spokane Regional Yes 8-1-02
Division of Utilities, Health District 9-17-02
Stormwater Utility
Spokane Transit No Spokane County Yes 8-8-02
Authority Division of Building &
Code Enforcement
Central Valley School No Modern Electric No
District Water Company
CUE-5-02 -
Staff Report - October 2, 2002 Hearing
4 of 8
, ResQonses from the Public: Five letters inrere reteived from the public. Three of the letters
addressed project operation impacts to include odor, noise, traffic, mail delivery, traffic safety and
on-street parking by business patrons. Two letters did not object to the proposal.
DescriQtion of the Site and SurroundinQ NeiQhborhoad: The subject property is located at
the southwest corner of the intersection of McDonald Road and Olive Avenue. The Site Plan
illustrates an existing 1,848 square foot manufactured home, a 624 square foot detached garage
and a 1,824 square foot accessory shop structure. The 'subject property is 20,475 square feet in
area and is served by the Spokane County sewer system and Modern Electric Water Company
water system. The site slightly declines in elevation from north to south and access is gained
from Olive Avenue. The surrounding area north, south and west is developed with single family
dwellings. The area east of the proposal, across McDonald Road is developed with multifamily
dwellings. An assortment of landscaping exists on the property and it is fenced on four sides with
cyclone fencing varying in height from 4 feet to 5 feet. The cyclone fence located adjacent to the
property west of the subject site is slatted and partially obscures the driveway access to Olive
Avenue. However, the portion of said fence between the shop building and the property west of
the site is not sight-obscuring. Various trees and shrubs exist on the site and partially obscure the
structures thereon.
Backqround: The application for the Conditional Use Permit was submitted to the Division of
Planning on July 12, 2002. A Determination of Completeness was issued on August 7, 2002
and a Notice of Application was mailed on August 1, 2002 with a 14-day comment period ending
on August 15, 2002. The applicant applied for the Conditiorial Use Permit as a remedy for a
zoning violation (see Division of Planning file CV-716-02). The applicant is currently assembling
and repairing golf carts in the shop building on the subject property.
Description of the ProQosal: The applicant proposes assembly, repair and sales of golf carts
as a Home Industry in an approximately 1,824 square-foot shop building located on a single
family residential lot. The existing single family dwelling and detached garage will not beused for
the proposed Home Industry. The site plan of record illustrates that Olive Road will serve as the
sole access to the site. The site plan does not illustrate any areas reserved for off-street parking
other than the driveway access to Olive Avenue. Olive Avenue is designated a Local Access
Road by the Spokane County Arterial Road Plan. The site plan illustrates no additional
improvements will be installed or constructed in order to operate the business. No additional
landscaping, fencing or other site screening improvements are proposed beyond what currently
exists on the site.
Staff Analysis:
Comprehensive Plan: The Comprehensive Plan designates the subjed property and adjacent
properties as Low Density Residential (LDR). The LDR category is one of three residential
categories identified in the Residential Section of Chapter 2 of the Comprehensive Plan, entitled
"Urban Land Use." The other two residential categories are Medium Density Residential and High
Density Residential. The LDR category encourages residential densities varying in density from 1
to 6 dwellings per acre. The Comprehensive Plan does not have goals and policies specific to
Home Industries in urban residential categories. It is presumed that conditional uses are
consistent with the Comprehensive Plan if they are permitted in the zone in which they are to be
located and they are developed and operated consistent with the applicable conditional use
permit criteria and conditions of approval. The following is an analysis of a few Comprehensive
. Plan Policies that seem to be relevant to the proposal:
Urban Land Goal UL.7 encourages efficient development patterns by locating residential
development in areas where facilities and services can be provided in a cost-effective and timely
CUE-5-02
Staff Report - October 2, 2002 Hearing
5 of 8
fashion. While the proposal is essentialll-a smaYl scale commercial activity it will be served by .
existing public sewer and water facilities. Manned fire protection, police protection and solid
waste collection services are also available to the site. Urban Land Policy UL.7.12 specifies that
new development within the UGA be connected to public sewer consistent with requirements for
concurrency. Capital Facilities Goal CF.3 specifies that public facilities and services must support
proposed development at established Levels of Service. Capital Facilities Policy CF.3.1 specifies
that development shall be approved only after it is determined that public facilities and services
will have the capacity to serve the development without decreasing levels of service below
adopted standards. The proposal has demonstrated water and sewer service concurrency as
required by Resolution #2-0470. Water and sewer service purveyors have signed Certificates of
Concurrency, which are included in the project file. The Division of Engineering and Roads states
that the proposal is exempt from transportation concurrency requirements because the proposal
will have insignificant transportation impact. In summary, the proposal, as conditioned, is
consistent with the Goals and Policies of the Comprehensive Plan.
Phase i Development Regulations: Resolution 2-0470, Section IV (F) requires the applicant
to demonstrate sewer and water service concurrency and the sewer and water purveyors have
signed "Certificates of Sewer and Water Concurrency," therefore, the proposal is consistent with
Section IV (F). The Division of Engineering and Roads has reviewed the project for transportation
concurrency and determined that it is exempt under the Phase I Development Regulations,
Section IV(B)(2c). Zoning: The subject property is -zoned Urban Residential-3.5 (UR-3.5) Zone and the UR-3.5
Zone was established in 1991 per the Program,to Implement theSpokane County Zoning Code.
The project site and surrounding area west, north and south were previously classified as
Agricultural Suburban (AS) in the 1950s. - The purpose of the Urban Residential-3.5 (UR-3.5)
Zone is to implement the Low Density Residential category range of the Comprehensive Plan.
The intent of this zone is to promote areas of primarily single-family residential use in an
urbanized neighborhood setting, having a high level of public services. ,
A Home Industry is an allowed use in the Urban Residential-3.5 (UR-3.5) Zone provided the
applicant applies for and is granted a conditional use permit, and demonstrates compliance with
the Conditional Use Permit criteria of the Spokane County Zoning Code. Sections 14.616.240(4)
of the Spokane County Zoning Code identifies the criteria governing the approval of a Conditional
Use Permit for a Home Industry. Section 14.404.101 of the Zoning Code states that before a
Conditional Use Permit is approved, the Hearing Examiner shall find that 1). Adequate conditions
and restrictions are attached to the development of the property to ensure that the proposed use
will be compatible with uses permitted outright in this location and 2). The special standards for
Home Industries outlined in the Zoning Code, Section 14.616:240(4) applicable to the UR-3.5
Zone shall be met.
Criterion 2 is again repeated in the introduction to_theUrban Residention-3.5 (UR-3.5),
Conditional Use Section, Section 14.616.240. Since criterion 2 makes no qualification, the criteria
intends that a proposed conditional use must be consistent with all development criteria listed in
said code for the specific conditional use. In regards to the subject application, the development
criteria specified in Section 14.616.240 (4) apply to any Home Industry locating in an Urban
Residential-3.5 (UR-3.5) Zone. Review of the proposal's compliance with the specific
development criteria for a Home Industry as identified in Section 14.616.240(4) is as follows:
Section 14.616.240(4a): The property shall retain its residential appearance and character;
Response: The property is primarily residential in character. The applicant's businesswill not
generate any commercial vehicle traffic, produce extraordinary light or glare, generate excessive
sewage, require additional potable water and cause no external commercial signs or other
CUE-5-02
Staff Report - October 2; 2002 Hearing
6 of 8
, indications that a business exist on premise'.~ The tixisting single family dwelling and accessory
buildings will not be altered in any manner to accommodate the proposed Home Industry.
However, on-street parking by business patrons on Olive Avenue may have adverse impacts on
neighboring property as stated in letters to the Division of Planning from neighboring property
owners. The proposal, as conditioned, will comply with this criteria.
Section 14.616.240(4b): The use shall be carried on in a primary residence or may be allowed in
accessory, detached structures which are not, in total, larger than two (2) times the gross floor
area of the primary residence;
Response: The business will be conducted in an existing shop building detached from the single
family dwelling. The shop building is less than 2 times the gross floor area of the primary
residence.
Section 14.696.240(4c): Only members of the family residing on the premises, and no more than
_ two (2) employees outside of the family, may be engaged in the home industry.
Response: The application does not identify any employees other than the applicant.
Section 14.616.240(4d): One (1) sign identifying the home industry shall be unlighted and may
be attached or detached and shall be a maximum of four (4) square feet on a face.
. Response: The applicant proposes no signs of any kind.
Section 14.616.240(4e): Window or outside displays may be allowed as approved by the Hearing
Body.
Response: No window or outside displays are proposed in the application.
Section 14.616.240(4)(t): There shall be no stock stored nor commodity kept for sale on the
premises which is not necessary to the occupation, profession, or craft.
Response: No non-golf cart product is proposed to be stored on the subject premises.
Section 14.616.240(4)(g): All material or mechanical equipment shall be used in such a manner
as to be in compliance with WAC-173-60 regarding noise.
Response: The proposal as conditioned will be consistent with this criteria.
Section 14,616.240(4)(h): Parking, traffic, and storage requirements shall be as approved by the
Hearing Body.
Response: Please refer to the Recommended Conditions of Approval attached to this report.
Section 14.616.240(4)(i): All storage areas shall be enclosed or completely screened from view
by a maximum six foot-high sight obscuring fence meeting accessory use setback requirements.
Response: The application does not demonstrate compliance with this criterion. Please refer to
the Recommended Conditions of Approval.
Staff Summary:
As proposed and conditioned the subject Conditional Use Permit application for a golf cart
assembly, repair and sales facility as a Home Industry is consistent with the purpose and intent of
the Urban Residential-3.5 Zone, is in compliance with the performance standards specified in
CUE-5-02
Staff Report - October 2, 2002 Hearing
7of8
Section 14.616.240(4) of the Spokane Cdunty Zbning Code, and the proposal does not conflict .
with the Goals and Policies of the Comprehensive Plan.
Attachments:
A. Maps
• Vicinity Map -
• Comprehensive Plan Map
• Zoning Map
• Site Plan
B. Conditions of Approval C. Agency Comments CUE-5-02 Staff Report - October 2, 2002 Hearing
8 of 8
d i
ATTACHMENT A
MAPS
VICINITY MAP
COMPREHENSIVE PLAN MAP
ZONING MAP
SITE DEVELOPMENT PLAN
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ATTACHMENT B
CONDITIONS OF APPROVAL
t ~ RECOMMENDED CONDITIONS OF APPROVAL
~ FOR CUE-5-02
ii
III ~ ~ ~ DIVISION OF PLANNING
SPOKA~ COUI*~TY
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The Conditional Use Permit applies only to the parcel described in the Planning Division
project application file designated CUE-5-02, Assessor's tax parcel # 45153.2111.
3. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title
Notice should be recorded within the same time frame as allowed for an appeal and shall
only be released, in full or in part, by the Division of Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as [from file No. CUE-5-02], is the subject of
a land use action heard October 2, 2002 by a Spokane County Hearing Examiner on,
imposing a variety of special development conditions. File No. CUE-5-02 is
available for inspection and copying in the Spokane County Division of Planning.
4. The proposal shall comply with the Urban Residential-3.5 (UR-3.5) Zone, Chapter
14.616, and all other applicable provisions of the Spokane County Zoning Code, as
amended.
5. The applicant shall develop the property in conformance with the site plan of record. All
aspects of the concept and proposal shall be binding on the development, including
proposed use. Variations, when approved by the Division of Planning Director/designee,
shall only be allowed to meet regulation standards and conditions of approval. Any other
modification must be presented to the Hearing Examiner for review and approval.
6. The Division of Planning shall file with the Spokane County Auditor, within the same time
frame as allowed for an appeal from the final disposition, including lapsing of appeal period,
a Title Notice, which shall generally provide as follows:
. . , "Prior to the issuance of any building permit for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of
the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay
Zone). The property which is the subject of this notice is more particularly described as
follows: (insert legal description from Division of Planning file # CUE-5-02)
c .
.
ATTACHMENT C
AGENCY COMMENTS
a i
f
SPOKANE COUNTY DIVISION OF BUILDING & CODE
ENFORCEMENT
~ 1026 WEST BROADWAY AVENUE
-
SPOK,A~f COU,~Ty SPQKANE, WA 99260
509-477-3675
Recommended Conditions
File Number:. CUE-5-02 The applicant should contact the Division of Building and Code Enforcement at the earliest possible stage in order to
be informed of code requirements administered/enforced as authorized by the State Building Code Act.
Design/development concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water
systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy
code requirements.
The use of the shop for a Home Industry (Assembly, Repair and Sales) requires a Change of Use Permit from the
Division of Building & Code Enforcement. The applicant should apply for a Change of Use Permit as soon as
possible.
Commerdal Fuotinp, dc foundalfun Pcrnilt AFrecment 02/08/00
r
.
SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
DATE: August 8, 2002
TO: Jim Falk, Associate* Planner, Spokane County Planning Division
FROM: Donald Copley - EHSII, SRHD
SUBJECT: Proposed Conditional Use Permit: CUE-5-02 (Graham)
1. References:
a) Map of subject, scale 1" = 24.40', by sponsor, undated, received by this office July 26, 2002.
b) Reconnaissance Geologic Map of the West Half of the Spokane Quadrangle, Washington and Idaho,
Allan B. Griggs, 1966.
c) Soil Survev, Spokane Countv, Washiniaton, Soil Conservation Service, U.S.D.A., March, 1968.
d) Spokane County, Washington, Engineering Interpretations, Soil Conservation Service, U.S.D.A.,
August, 1974.
e) Spokane County Rules and Regulations for Sewage Disposal Systems, January 19, 1995.
f) Logs of water wells in Range 44E, Township 25N, Sections 10, 14, 15, 16, and 22.
g) Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973.
2. Findings:
a) This project lies over the Spokane-Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and within the service area of Modern
Electric Water Company. Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the
General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201'
Study. The method of sewage disposal is subj ect to approval of the Director of Utilities, Spokane
County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in
the area are generally suitable for use of individual on-site sewage disposal systems. The lot is not of
1
!
L ,
i
the proper dimensions to permit the use of both an individual well and sewage system.
d) The project lies in a relatively flat azea west of McDonald Road and south of Olive Avenue. Local
drainageways are insignificant.
e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to
5% slopes. They have a septic tank filter field limitation of slight. There is also possible
contamination of groundwater. This soil would be classified as a Type IV. fl Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate
to very large amounts of water. Data from wells in the area referenced in section 1 f shows they are
from 50' to 158' deep and have static water levels varying from 73' to 250' below the surface. The
Modern Electric Water Company has indicated that it can supply domestic use water for the project
upon completion of agreements with the proponent.
3. Required (mandatory) Conditions If Approved:
a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
b) Water service shall be coordinated through the Director of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health.
d) A public sewer systerrs will be made available for the project. Use of an individual on-site sewage
disposal system shall not be authorized.
4. Recommended Conditions of Approval:
a) Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: John Graham
13018 E. Olive Ave.
Spokane WA 99216
S 1 , ,
.
OFFICE OF THE SPOKANE COUNTY ENGINEER
PWK-2
1026 W Broadway Ave (Location)
1116 W Broadway (Mail)
~ Spokane, WA 99260-0170
(509) 477-3600 Fax (509) 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" CONDITIONAL USE PERMIT
TO: Spokane County Division of Planning FROM: Division of Engineering & Roads ~
DATE: August S, 2002
rs
PROJECT: HOME INDUSTRY GOLF CART REPAIR & SALES ~ AUG 8 2002
FILE CUE-0005-02 j
Hearing: Planner: JIM FALK
Review Date 08/08/2002
Sponsor/Applicant: JAMES LANGBEHN CLC (GRAHAM)
Section Township Range: 15-2544
Technical/Review Date: ( @ )
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved. .
Prior to release of a building permit or use of property as proposed:
1. A parking plan and traffic circulation plan shall be submitted and accepted by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surtacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
- vehicles
2. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
3. Applicant shall sign "Spokane County Notice to the Public Number 6" which specifies the
following:
The owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits now or to
be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to include 'the above described property
in a Road Improvement District (RID) and to support the formation of a Road Improvement
District for improvement of the road(s) described below by requesting and authorizing Spokane
CC: Applicant JAMES LANGBEHN CLC (GRAHAM)
Engineer/Surveyor
Planner JIM FALK
.
Page 2 Enqineers •
. 08/09/2002
CUE-0005-02
County to place their name(s) on a petition for the formation of a Road Improvement District
pursuant to RCW 36.88.050, or by requesting and authorizing Spokane County to cast their
ballot in favor of a RID being formed under the resolution method pursuant to RCW 36.88.030,
and/or by not filing a protest against the formation of a RID being formed under the alternative
resolution method provided for in RCW 36.88.065 and Chapter 35.43 RCW.
If a RID is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree: (1) that the improvements or construction contemplated within the
proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID
by the property included therein, together with the amount of any County participation, exceeds
the cost and expense of formation of the RID, and (3) that the property within the proposed RID
is sufficiently developed; provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36.88.090, to object to any assessment(s) on
the property as a result of the improvements called for in conjunction with the formation of a RID
by either the petition or resolution method under Chapter 36.88 RCW and to appeal to the
Superior Court the decision of the Board of County Commissioners confirming the final
assessment roll; provided further, it is recognized that actual assessments may vary from
assessment estimate so long as they do not exceed a figure equal to the increased true and fair
value improvement(s) add(s) to the property.
It is further acknowledged and agreed that at such time as a RID is created or any County Road
Improvement project is authorized by Spokane County, the improvements, required shall be at
the sole expense of the owner(s) of property within the RID or served by the improvements
without any monetary participation by Spokane County. .
The RID waiver contained in this agreement shall expire after ten (10) years from the date of
execution below. This provision is applicable to Olive Avenue.
4. The County Engineer has designated a Local Access Roadway Section for the improvement of
Olive Road which is adjacent to the proposed development. This will require the addition of
curbing and sidewalk along the frontage of the development.
5. Approach Permits are required for any access to the Spokane County road system.
6. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition..
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
7. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
END
.
OFFICE OF THE SPOKANE COUNTY ENGINEER
PWK-2
[o, ~ 1026 W Broadway Ave (Location)
<<
1116 W Broadway (Mail)
~ Spokane, WA 99260-0170
(509) 477-3600 Fax (509) 477-2243
,
s' "ENGINEER'S CONDITIONS OF APPROVAL" CONDITIONAL USE PERMIT
TO: Spokane County Division of Planning
FROM: Division of Engineering & Roads ,
DATE: August 8, 2002 PROJECT: HOME INDUSTRY GOLF CART REPAIR & SALES
FILE CUE-0005-02
Hearing: @
Planner: JIM FALK
Review Date 08/08/2002
Sponsor/Applicant: JAMES LANGBEHN CLC (GRAHAM)
Section Township Range: 15-25-44
Technical/Review Date: ( @ )
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved.
Prior to release of a building permit or use of property as proposed:
1. A parking plan and traffic circulation plan shall be submitted and accepted by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
2. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
3. Applicant shall sign "Spokane County Notice to the Public Number 6" which specifies the
following:
The owner(s) or successor(s) in interest agree that in consideration of Mutual Benefits now or to
be hereafter derived, do for themselves, their heirs, grantees, assigns and successor(s) in
interest hereby request and authorize Spokane County to include the above described property
in a Road Improvement District (RID) and to support the formation of a Road Improvement
District for improvement of the road(s) described below by requesting and authorizing Spokane
CC: Applicant JRMES LANGBEHIV CLC (GRAHAM)
Engineer/Surveyor
Planner JIM FALK
Page 2 Engineers , 08/08/2002
CUE-0005-02
County to place their name(s) on a petition for the formation of a Road Improvement District
pursuant to RCW 36.88.050, or by requesting and authorizing Spokane County to cast their
ballot in favor of a RID being formed under the resolution method pursuant to RCW 36.88.030,
and/or by not filing a protest against the formation of a RID being formed under the alternative
resolution method provided for in RCW 36.88.065 and Chapter 35.43 RCW.
If a RID is proposed for improvement of the road(s) described below, said owner(s) and
successor(s)further agree: (1) that the improvements or construction contemplated within the
proposed RID are feasible and (2) that the benefits to be derived from the formation of the RID
by the property included therein, together with the amount of any County participation, exceeds
the cost and expense of formation of the RID, and (3) that the property within the proposed RID
is sufficiently developed; provided, themselves, their heirs, grantees, assigns and successor(s)
shall retain the right, as authorized under RCW 36.88.090, to object to any assessment(s) on
the property as a result of the improvements called for in conjunction with the formation of a RID
by either the petition or resolution method under Chapter 36.88 RCW and to appeal to the
Superior Court the decision of the Board of County Commissioners confirming the final
assessment roll; provided further, it is recognized that actual assessments may vary from
assessment estimate so long as they do not exceed a figure equal to the increased true and fair
value improvement(s) add(s) to the property.
It is further acknowledged and agreed that at such time as a RID is created or any County Road
Improvement project is authorized by Spokane County, the improvements required shall be at
the sole expense of the owner(s) of property within the RID or served by the improvements
without any monetary participation by Spokane County.
The RID waiver contained in this agreement shall expire after ten (10) years from the date of
execution below. This provision is applicable to Olive Avenue.
4. The County Engineer has designated a Local Access Roadway Section for the improvement of
Olive Road which is adjacent to the proposed development. This will require the addition of
curbing and sidewalk along the frontage of the development.
5. Approach Permits are required for any access to the Spokane County road system.
6. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
7. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
END
S P O K A N E, . C O U N T Y
A UIVISION OFTHE PLIBUC: WC?RKS D[1'ARTMENT
DIVLSION OF PLAlti'NING
N1EMORANDUM
TO: Spokane County Division of Engineering & Roads; Scott Engelhard, c/o Sandy
Kimball
Spokane County Division of Engineering & Roads; John Hohman
Spokane County Division of Udlities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderh`-
Spokane County Division of Building & Code Fnfm-cenient; Rl>I1 1-Ii111LI
Fire District No. 1
Modern Electric Water Compan`r
FROM: Jim Falk; Associate Flanner '
DATE: Septembcr 5, 2002
SUBJECT: Review and comments for the hearing on October 2, 2002 at 1:30 p.Ill.
FILE NO: CUE-5-02
BRIEF DESCRIPTION: Conditional Use Perniit for a home industry to repair
golf carts in the existing Urban Residential-3.5 (UR 3.5) Zune rer Section
14.616.240(4) of the Spokane Countv 70ning Code.
r
PARCEL NO: 45153.2111
Nute that tlic application aiid rziaps were Previously circtilated WVuLir ageclcy.
Please review and retum any comments to me bv S-eptember 18. 2002.
AItaCi1111e11tS: Notice of Public I Iearing
h1A1LS'TOP PWK-1 • 1116 W. BxoADwAY Avr•.NtrE •$Pt?KANE, WASHINGTOfv 99260-0220
PHONE: (509) 477-7200 • FAx: (5091477-2243 • TDD: (509) 477-7133
t
1
~ NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: CUE-5-02; Conditional Use Permit for a home industry to repair golf carts in the existing
Urban Residential-3.5 (LJR 3.5) Zone per Section 14.616.240(4) of the Spokane County Zoning Code.
Parcel No(s): 45153.2111 Hearing Date and Time: October 2, 2002 @ 1:30 p.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington. .
Applicant: Jason Langbehn, CLC Assoc., 707 W. 7'hAve., Ste. 200, Spokane, WA. 99208, 509/458-
6840 -
Location: Generally located west of and adjacent to McDonald Road 130 feet north of the intersection of
Valleyway and McDonald Road in the southwest '/4 of Section 15, Township 25 North, Range 44 EWM
Comprehensive Plan: Low Density Residential (LDR)
Existing Zoning: Urban Residential-3.5 (UR-3.5)
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Planning as the lead agency on September 17, 2002. -The comment period ends October 1,
2002.
Related Permits: In order for the project to be developed as proposed, additional permits must be
obtained as required by other local, state and federal agencies.
Division of Planning Staff: Jim Falk,'Associate Planner, (509) 477-7228
HEARING EXAMINER PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 1-0700. All interested persons may testify at the public hearing, and
may submit written comments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities that are accessible to persons
with physical disabilities. .
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection
seven days before the hearing. The Staff Report and application file may be inspected at the Spokane
County Division of Planning, 1 S` Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8:30 a.m. 'and 5:00 p.m., weekdays, M-F, except holidays. Copies
of documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1116 W. Broadway PWK-1, Spokane, WA 99260, Attn: Jim Falk, File No. Cue-5-
02. Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 1116 W.
Broadway PWK-3, Spokane, WA 99260-0245.
PAGE 1 • 14:11:33 26 JUL 2002
Road# Road Names.......... MPost. ReferEnce Descriptio Road Loc I:,:`o..........
03523 OLIVE AV (START) .000 LAKE RD U 19 PAVLD 30
OLIVE AV .080 EASTERN RD U 19 PAVED 30
OLIVE AV (END) .170 DYER RD U 19 PAVED 30
03524 OLIVE AV (START) .000 WEST END TO GLENN RD U 19 PAVED 30
OLIVE AV .030 GLENN RD (STA.RT) U 19 PAVED 30
OLIVE AV (END) .110 EAST END OF ROAD U 19 PAVED 30
03544 OLIVE AV (START) .000 WOODLAWN RD U 19 PAVED 40
OLIVE AV (END) .120 MCDONALD RD U 19 PAVED 40
03545 OLIVE AV (START) .000 REES RD (END) U 19 GR.AVEL 34
OLIVE AV (END) .030 EAST END OF ROAD U 19 GR.AVEL 34
03551 OLIVE AV (START) .400 SR 27 (PINES) U 19 PAVED 20
OLIVE AV (END) .150 COLLINS RD (START) U 19 PAVED 20
5 Recards Processed
L-'AGE 1 14 : 15 : 13 2 F ~.7CJL 2 0 0 2
Road# Road Names.......... MPost. Reference Descriptio Road Loc Ir.fo..........
02907 MCDONALD RD (START) .000 FORREST AV (END) U 16 PAtiED 5o
MCDONALD RD .050 23RD AV U 16 PAVED 50
.120 22ND AV U 16 PAVED 50
.180 SEMRO AV U 16 PAVED 50
.250 BLOSSEY AV U 16 PAVED 50
.310 SALTESE FRONTAGE RD U 16 PAVED 50
.320 SALTESE RD U 16 PAVED 40
.480 16TH AV U 16 PAVED 40
.550 15TH AV (START) U 16 PAVED 40
.610 14TH AV (START) U 16 PAVED 40
.670 13TH AV (START) U 16 PAVED 40
.730 12TH AV U 16 PAVED 40
.800 11TH AV U 16 PAVED 40
.860 lOTH AV U 16 PAVED 40
.920 9TH AV U 16 PAVED 40
.990 STH AV U 16 PAVED 40
1.050 7TH AV (START) U 16 PAVED 40
1.110 6TH AV (END) & 6TH A U 16 PAVED 40
1.170 5TH AV (START) U 16 PAVED 40
1.240 4TH AV U 16 PAVED 40
1.490 SPRAGUE AV U 16 PAVED 48
1.570 RIVERSIDE AV (END) U 16 PAVED 48
1.620 MAIN AV U 16 PAVED 48
1.670 N I XON AV U 16 PAVED 48
1.740 VALLEYWAY AV U 16 PAVED 48
1.810 OLIVE AV (END) U 16 PAVED 48
1.870 ALKI AV U 16 PAVED 48
1.930 SPRINGFIELD AV (END) U 16 PAVED 48
1.990 BROADWAY AV U 16 PAVED 48
2.090 MALLON CT (STAR.T) U 16 PAVED 48
2.150 CATALDO AV U 16 PAVED 48
2.210 DESMET AV U 16 PAVED 48
2.280 BOONE AV (START) U 16 PAVED 48
2.370 SINTO AV (END) U 16 PAVED 48
2.430 MAXWELL AV ( END ) U 16 PAVED 48
MCDONALD RD (END) 2.500 MISSION AV U 16 PAVED 48
02908 MCDONALD RD (START) .000 SR-290 (TRENT) U 17 PAVED 20
MCDONALD RD .230 RICH AV U 17 PAVED 20
.380 HEROY AV (END) U 17 PAVED 20
.400 HEROY AV ( START ) U 17 PA`lED 20
.460 WELLESLEY AV U 19 PAVED 28
.760 END PAVEMENT/STA.RT G U 19 GR.AVEL 22
MCDONALD RD ( END ) .870 SANSON AV ( START ) U 19 GR.AVEL 22
03039 MCDONALD ST (START) .000 SOUTH END TO 34TH AV U 19 PAVED 36
MCDONALD ST .030 34TH AV (END) U 19 PAVED 36
.080 33RD CT (END) U 19 PAVED 36
MCDONALD ST (END) .120 32ND AV U 19 PAVED 36
03161 MCDONAIID ST (START) .000 31ST AV U 19 PAVED 40
MCDONALD ST .090 SKYVIEW AV U 19 PAVED 40
.160 29TH AV U 19 PAVED 40
.210 28TH AV U 19 PAVED 40
MCDONALD ST (END) .290 27TH AV U 19 PAVED 40
4 Records Processed
~
_ ,
7
~
S P O K A N E O U N T Y
A DIVISIUN OF THE PUBLIC WOKK5 DEPARTMEM
DNISION OF PLANNIIVC
MICI-IAEL V. NEEDHA.M, DIRECT'OR
MENiORANDUM
DATE: July 25, 2002
TO: Division of Engineering - Raads, Scott Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; John Hohman
Division of Utilities;lim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District, Steve Holderby
Spokane County Fire District No. 1
Modern Electric Water Company
Central Valley School District #356
Spokane Transit Authority
FROM: Jim Falk, Associate Planne ptL'_
SUBJEC'T: Conditional Use Permit Application CUE-5-02
Attached is a copy of the above-subject application submitted by CLC Associates for John
Graham proposing to uperate a golf cart repair home industry. The project is located adjacent to
and west of McDonald Road north of the intersection of Valley Way and McDonald Road, in the
SW of Section 151 Township 25, Range 44 EWM.
Please review this proposal and return your written comments and recommended conditions to
me by August 8, 2002. If you have any questions regarding this proposal, you may contact me at
477-7228.
NOTE: T6e Division of Planning has attached the project SEPA Checklist at t6is time.
This will be the only► time you will be able to comment regarding the SEPA
C6ecklist for this project.
wc
Enclosures
copy without enclosures to: .iuhn Grahain, 13018 E. Olive Avenue, Spokane, V1,'A. 99216
Jason Langbehn. CLC Associates, 707 W. 7"' Avenue, Suite 7, Spokane, WA. 99204
biM L STOP PWK-l • 1116 W. BRO.4DWAY AVL•'NiJE • SPQKANE, WA5i iiNGTOti 99260-0220
I'IIONE: (509) 4'7-7200 • F.4x: (~(w) 477-2243 • 7DD: (S09) 477-7133
~ ~ -
- - - - -
, . , . . , . . . . _ . : : - - . . . . . . , . - . . .
_ - ~ : . . - , - - -
. . . • . : : . 1- , . - , , . - . ~
< i •x -d.+~ ' ' , F, .t- o ' • •
01IM H . W-10K,.
\ r? + y . - ' 'U, , , .
, . :t: . s
DMSION OF PLANNING
. . . • _ ♦ _ _ _ _l, . . , - . . . . , .
SMKA'NE CkXDM
- c', i:v • , . , :i
' ' . . . . . ' • . .
' ~ . : a. - '
PROPERTY OWNER INFORMATION
♦ Property Owner(s): John Graham
Street Address: 13 018 E. o i ive AN~ , S~a~A~fE COUNTY
~
Cjty; Spokane StBte: WA Zip Code: 910 6 JUL 12 2Q02
Cur~r~t~tTr'LQh~NIh'G ~
Phone: (Home) 922-4830 (Work) Fax: ~
t'
APPLICANT/AGENT INFORMATION 'd
♦ Applicant/Agent: CLC Associates ~b oi{i
Street Address: 707 W. 7th Avenue Suite 200
Cjty; Spokane State: WA Zip COde: 99204
Phone: (Home) (Work) 458-6840 Fax: _-4.5s-6s4L4
REQUESTED ACTIONSfSl (Indicate appropriate action):
12 Conditional Use Permit O Expansion of a Nonconforming Use
O Variance(s) 0 Other (list):
PROJECT INFORMATION • Existing use of property: Single-Familv Residential
• Describe proposed use of the property, notina chanae from `existinQ use':
The proposed use (Golf Cart Assemblv Renair & Sales) is exiG ing
The owner has reQUested a C.T1.E.L_to a11ow the "usP" as a home incl,tgtry
pursuant to Section 14.616.240 of the zoning code.
• If a variance application, state the Code standard and describe the variance souqht in
comaarable terms (i.e., 50 feet from centerline verses required 65 feet):
ULA
• If a conditionat use permit application, does proposal meet all standards? Q N
If not, has one or more variances been requested: Y N
• If home industry, has consultation occurred with e Division of Planning regarding
construction of building for intended use? Y '
~ C.c ~
0 2 1
- . ~
APpLLICATt0N8 POR Pi18UO He_ MO tTm I f PpGE Z Of 3
~ CUP. VmrlanceT Nan4on4orming lDsas . ' -
• Size of the subject property ao,_415 sq . f t. Parcel No.(s): 45111.2111
o Current zoning of property: Urban Reaidential-3.5 (UR-3.5)
* Street address of property (if known): 13018 E. olive av~.
* Legai description of property (include easement, if applicable):
"See Attached"
m Source of legal: Assessor's Fact Sheet
o Total arnount og adjoining land controlled by this owner, sponsor and/or agent: N/A
o What in4erest does applicant hold in the property
Designated Agent NOTARY
State of Washington)
SS
County of Spokane )
I swear, under penafty of petjury, that; (1) I am the owner of record or authorized agent for
4he proposed site; (2) if not the owner, written permission from owner authorizing my actions
on hisJher behaff is attached; and (3) all of 4he above responses and those on supporting
' documents are made truthfuNy and to th best~f rQy krrowledge.
Y~E D. F Si9ne Date
d: ' "1- ~Z-7.auZ
oN . isy
. NOTaRY
s~' iVo u Iic in and for 4he Sate of Washmgton, residing at
\o PueLiC My appojrr4men$ expires JD~.~- U cj
ER
00
'4vA5K~~G
~~IbEN• RoOF FoRmfsl (bY aPPlicant)
ft Is necessary for the applicant or his/her representative to establish the reasons why the
requested action should be approved and to lfterally put forth the basic argument in favor of
approving the application. Accordingly, you should have been given a form for your
rqqu@gkqd action (variance, conditonal use, etc.) designed to help you present your case in a
way which addresses the criteria which the Hearing Examiner must cons+der. Please
cofnple4e the fonn and retum with your application.
FOR STAFF USE ONLY
Section Township Range ViolatiaNEnforoemenG Y N
Lot,1e9a1 & add`l. ownership checked by:
. Person doing preapp conf.:
4ther/previous Didision of Planning actions mvolving this property:
Cerbficate of Exemption No. Applicaton No. Hearing Date Various si4e plan dimensions check by
- ' APPUCATIDN&FOR PvBLOC-HEId. DTEA~S i; P~GE 3 of 3
. CUPT.NeMenc.e, PIOn-con4omnlnq Uses
SIGN-OFiF BY AG@PICIES
The applicant must visit each agency whose number is clrcled below.
~ 1. SPOKANE REG{ONAI. HEALTF9 DISTRICT
a. Proposed method of water supply Prl'Ot
~
b. Proposed method of sewage disposal 0-41
A preliminary consulta ' n has been held to discuss the proposal. The appiicant has been informed of
requirements and, ards. We r~eques co sultabon with the Division of Piannin : Y N
Slgnature ~ D 4~
2. WATER PURVEY06t:
a. Proposed method og uva4sr sUppty
b. The praposal isfis not locatied within the toti' our future servioe anea.
c. The propflsal isris not located e boundary of our current district
d. We areJare not-abte e this site with adequate wrater.
e. Saatissfa ements havefiave not been made to serve this proposal.
lgnatur+e Date
3: SEWAGE Dl3POSAL PIDRVEYOR:
a. Proposed methai of vvaber supply
b. Proposed method of sewrage dis
A preliminary consuttation heW to discuss the proposal. The applicaM has been iriformed of
requirements and stan .
natun Date
~ 4. FiRE DIS'TRICT / FIRE NARSHAi.I.
a. Proposed is witfiin Fine ProtecUon District # ~
b. Adequate arrangement haveJhave not been made to meet our needs in providing for an
adequate water system and facilifies for flre protecbon purpases
c. Recommended flre flow: Z9-0 ; or unable to Calculate naw because use is not
definitive and will be determined at buiiding permn applicaton Ume.
d. Requirements include: .
Mgfiafure Fire Dleerict # Date
App tar Pubflo Heurirtg Itsms4$-10-98
. _ . . ) ~ `f
~ CONDPTiONAl USE PERM' i'r liURDEN OF PitOOF FORA
Name: 6.2~1-cav~ .
Flle:
COIVDITIONAL USES State Lawr, Section 36.70.020 (7), clarifies that the County regulaaons
must specfty the standar+ds and crtteria that shall be applied in the review by the Hearing
Examiner. Condftion(s) of approval may also be added to-assure compatibility with other uses in
the same zone.
A. Assuming the proposal is Ilsted as a"permit4ed° conditional use, do you belleve the proposal
meets all of the requined, established and appllcable standards?
~ I1
B. If you cannot meet the condfional uses required standards, are you seeking nelief by-appiying
for an adm(nistrative excepton or a variance? Yes iVo ~C
C. What have you done or could you do to:
1. (1Aake the use compadbie with other permitted activities in the same vicinity or zone?
sm A
2. Ensure against imposing excessive demands 'upon public utilities? ~ S~E A,.t,l~~~•.
D. Explain how or why the proposel wiq not be detrimental to:
1. The Comprehensive Plan: and
2. Surrounding property: <.~aa aRpem"FM
E. What reasonable restrictions, conditions or safeg,uards will uphoid tlhe spirit and intent (heatth,
safety and generai aueliare) of the Zoning Code AND midgate any adverse effiect upon the
neighboring properdes - inciuding but no4. limited to: 1) time limits; 2) front side or rear yard
greater tfian minimum stated; 3) suitable landscaptng; 4) signing; 5) off-street parking; and 6)
obhers?
tE£ N1'T0CkkF~I~,
.L~ .
,
• ';F~;t~~aE rO~JN~
-
CUP BURDEN OF PROOF REV.1-02
- ~ ~
. ~ ~
BJ E
Conditional Use Burden off Proof Foren
Responses:
A: Yes, the proposed Home Industry meets, all of'the required, established and
applicable standards of the Zoning Code. Section 14.605.020 of the Spokane
County Zoning Code list a Home Industry a$ a"pernaitted" conditional use in the
Urban Residential - 3:5 (UR-3.5) zone.
B: Not Applicable. No administrative exception or variance was reque"sted.
C:
1. On June 27, 2002 the owner received a Notice of Investigation from the Spokane
County Division of Planning statuig a written complaint was received and the
existing use was in violation of the Spokane County Zoning Code; however, the
owner became aware of the need for a Conditional Use Permit prior to receiving
the NoUce of Investigation and scheduled a Pre-Conference with the Division of
Planning on June 11, 2002. Applicanon materials were received, and the owner
began preparation of the application. .
Compliance with the Site Plan of Record, Developments Standards and
Conditional Use Pemait criteria will assure that the proposed use is compatible
with other permitted activities in the same vicuuty-and zone.
2. The proposed use will not impose excessive demands upon public utilities. If
approved, the use will continue to operate out of an existing detached shop 1,824
square feet in size. No new construction will be required. Only members of the
family residing on the premises will be engaged in the Home Industry.
Pursuant to Section N of tlle Phase I Development- Regulations a request for a
Conditional Use Permit in the L7rban Growth Area requires . a water/sewei
concurrency determination if the use would result in an increased amount of
wastewater generated on-site. New development not requiri.ng sewer and/or water
service is exempt. The proposed use will not require additional sewer andlor
water service.
D:
1. The proposed use will not be detri.mental to the Comprehensive Plan. The subject
site is located entirely within the Low Density Residential category of the
Comprehensive Plan. Chapter 2(Urba.n Land Use) states that Low Density
Residenfiial areas shall range from I. to and including 6 dweUing units per acre.
The Goals and Policies of Chapter 2(Urban Land Use) do not specifically address
a request for a Conditional Use Permit to establish a Home Industry; however,
Policy UL.7.7 states:
Home occupations may be allowed, provided they will not:
A) Disrupt residential ameniries conceraing sight, sound, smell and similar
factors.
B) Create traffic which exceeds road design or wb.ich develops traffic hazards
within the neighborhood.
Development consistent with Section 14.616.240 (4) of the Zoning Code will
assure that residential amenities concerning sight, sound, smell and similar factors
aze not disrupted. Customer traffic to the site will not exceed road design or
develop traffic hazards within the neighborhood. The site is accessed 'from Olive
Avenue, wluch is designated as an Urban Local Access Street. The owner has
stated that customer traffic Nvil.l increase at a rate of three (3) trips per day
maxunum or one (1) trip per day on average.
2. The proposed use will not be detrimental to surrounding properties. Surround.ing
properries are developed witli_the followi_ng land uses: single and multi-family
residential ~and an adult family home. The proposed use will operate out of an
existi.ng detached shop 1,824 square feet in size. 'The~ shop is enclosed. No new
constructian will be required. The subject site is fenced and landscaped. Tlae
neazest residence is located on the parcel west of and adjacent to the site. To
provide a buffer tlie owner has established a row of fir trees and constructed a five
(5) foot sight-obstructing fence along the west property, line. Sound will not
exceed.WAC-173-60 standards, outside displays will be li.m.ited, and signage will
be established pursuant to the restrictions identiFed ia Section 14.616.240
(4)(d)(ii) of the Zoni.ng Code.
E. Reasonable restrictions, conditions or safeguards regarding operating hours,
fencing, storage, parlcing, traffic, signage, screening and rioise will uphold the
spirit and intent of the Zoning Code. and mitigate adverse effects upon.
neighboring properties.
BASEMENT
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• ~ . . ~ L •
ENVIRONMENTAL
CHECKLIST
~
SPOKANE ENVI~ONMENTA.L ~ ~..r
ORI)INANCE ~
SECTION 11010.230 '1^
co ,
.
C y
Sl3aliane EnViroumenca] Ordinance Chccklisc Page 1 of21
4.
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SEPE1 ENVIIZONIVLENTAL CHECHIlIS'I'
WAC 197- ] 1-960
Spolcane Envi.r.onmenfial Ordinance Section 11.10.230(1)
PURPQSE O!' CHF.CKLIST
The Slate Environmental Policy Act (SEPA), chapter 43.21C RC`rV, requires a11 governmental agencies
to consider the envixonmerital impacts of a proposal before making decisions. F,n environmental impact
statement (EIS) musf be przpared .for all proposals with probable significant adverse impacts on the
quality of the environment. The pui-pose of this checklist 7s to provide informacion to help you and the
agency identify impact from your proposal (and to reduce or avoid imp3cts from the propasal, if it can ve
done) and to help the agency decide whzther an EIS is required.
.I1WSTRiICTIONS FOR APPL-ICANTS
This znvironmentaJ checklist asks you to describe some basic iaiformation abouC your proposal.
Governmental agencies use this checklist to deterniine whether the envirorimental impacts ve your
proposal are significant, requiring prepaxation af an EIS. Answer the questions briefly, with fhe most
precise i_nformation known, or give the best description you can.
You musfi ansNver each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the quesfiions from your own observations or project plans without th.e need
to hire experts. If you really do not knuw the ans«rer, or if a question does not apply to yaur proposal,
wrife "do not know" or "does not appIy". Complete answers to the questians -now may avoid unnecessary
delays laier.
SomL questions ask about governmental regulatians, snch as 7.,oning; shoreline, and landmark
designations. Answzr these questions if yov can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plau to do Cliem over a periorl of
ti.me or on different parcels oC land. At9.ach any addirional information that will help descriUe your
proposal or its envixonmental effects. fihe agency to which you submit tliis cliecklist may ask you to
explain your anstivers or provide additional inforuaation reasonably related to cietermining if there may be
significanl adverse impact.
USE OF CHECKLIST FOR NON-P.ftO.lE, G"7' PROPOSALS:
Complete lhis checklist for non-project proposaLs, even though quesfiions may be answerecl "does aot
apply." [N ADDITION, complete the SUPPLENfENTAL Sf-tEET COR NON-PR0ILCT ACTIONS (part D).
ror non-project actions, the references in tbe checklist to the worcls "projects" "applica.nt," and "property
or site" should be reacl as "proposal," "proposer," and "affected geogi-aphic area.;"
respecti vely.
Spokanc -TEn-vxronmencal Ocdinance Checklist Page 2 of 21
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• • , 1 , ' 1 • ~
A. BACKGROUND FILE/PROJECTNO.
1. Name of proposed project, if applicable:
N/A
2. Name of applicant:
CLC Associates
3. Address and phone number of applicant and contact person:
Jason Langbehn, Associate Planner
CLC Associates
707 W. 7'' Avenue, Snite 200
Spokane, WA. 99204 _
458-6840 (v) 458-6844 (fax)
4. Date checklist prepared:
July 9, 2002 5. Agency requesting checklist:
Spokane County Division of Plaaniag
6. Proposed timing or schedule (including phasing, if applicable):
ASAP
Spokane Environmental Orclinance Check].ist Page 3 of 21
'•'1 •1 r ~ i / . •
1 1
BACKGROUND (continued)
7. a. Do you have any plans for future additions, expansion, or further activity related to or connected with this
proposal? If yes, explain. None anticipated.
b. Do you own or have options on land nearby or adjacent to this proposal? If yes, explain. No
8. List any environmental information you krnow about that has been prepared, or will be prepared, directly related to
this proposal.
None related to this.
9. Do you lrnow whether applications are pending for governmental approvals of other proposals directly
affecting the property covered by your proposal? If yes, explain.
None
10. List any government approvals or permits that will be needed for your proposal, if known.
Conditional Use Permit & Building Permit
Spokane Environmental Ordinance Checklist Page 4 of 21
.
, . • ~ ~ 1
11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and
site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal.
You do not need to repeat those answers on this page.
Conditional Use Permit for a Home Industry to allow assembly, repair and sales of golf carts. Use is
eacisting, and occurs within a 1,824 square foot shop. Site improvements include: the above referenced shop,
a 1,848 square foot manufactured home and an attached 624 square foot garage. Site size: 20,475 square
feet. •
12. Location of the proposal. Give sufficient information for a person to understand the precise location of your
proposed project, including a street address, if any, and section, township and range, if lrnown. If a proposal
would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description,
site plan, vicinity rnap, and topographic map, if reasonably available. While you should submit any plans required
by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applicarion
related to this checklist.
The subject site is located on the corner of Olive Avenue and McDonald Road (south of Olive and west of
McDonald) in a portion of the SW 1/4, Section 15, Township 25 N., Range 44 E.W.M. Parcel # 45153.2111.
The site address is 13018 E. Olive Ave.
13. Does the proposed action lie within the Aquifer Sensitive Area (ASA)? The General Sewer Service Area? The
Priority Sewer Service Area? The City of Spokane? (See: Spokane County's ASA Overlay zone Atlas for
boundaries).
Inside ASA
Inside PSSA -
Outside the City of Spokane
Spokane Environmental Ordinance Checklist Page 5 of 21
~ ~ 1 , , .
Evaluation For ,
Agency Use Only
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS:
1. EARTH
a. General description of the site (circle one): flat, rolling, hilly, steep slopes,
mountainous, other:
b. What is the steepest slope on the site (approximate percent slope)?
N/A
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
prime farmland.
GgA - Garrison Gravelly Loam - 0 to 5 percent slopes
d. Are there surface indications or history of unstable soils in the immediate vicinity?
If so, describe.
No
e. Describe the purpose, type and approximate quantities of any filling or grading
proposed. Indicate source of fill.
No filing or grading is required. The use will take place within an eadsting structure.
f. Could erosion occur as a result of clearing, consh-uction, or use? If so, generally
describe.
No
Spokane Environmental Ordinance Checklist Page 6 of 21
.
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Existing buildings occupy approximately 24% of the site.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
N/A
2. AlR
a. What type of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial, wood smoke) during construction and when the project
is completed? If any, generally describe and give approximate quantiries, if known.
N/A - No new construction is required.
b. Are there any off-site sources of emissions or odor that may affect your proposal?
If so, generally describe.
None
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None
Spokane Envvixonmental Ordinance Checklist Page 7 of 21
• ~ / ~ , . •
Evaluation For
~
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
3. WATER
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
No
2) Will the proj ect require any work over, in, or adj acent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
No
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give a general
description, purpose, and approximate quantities if known.
No
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
No
Spokane Environmental Ordinance Checklist Page 8 of 21
Evaluarion For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
No
b. Ground:
1) Will groundwater be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known.
No groundwater will be withdrawn, the subject site is served by eacisting public
water and sewer systems.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sanitary waste treatment facility. Describe the general size of the system,
the number of houses to be served (if applicable), or the number of persons the system(s)
are expected to serve.
N/A
3) Describe any systems, other than those designed for the disposal of sanitary waste,
installed for the purpose of discharging fluids below the ground surface (including
systems such as those for the disposal of storm water or drainage from floor drains).
Describe the type of system, the amount of material to be disposed of through the
system and the types of materials likely to be disposed of (including materials which
may enter the system inadvertently through spills or as a result of fire fighting
activities).
N/A
Spokane Environmental Ord'uiance Checklist Page 9 of 21
Evaluation For `
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
4) Will any chemicals (especially organic solvents or petroleum fuels) be stored in above-
ground or underground storage tanks? If so, what types and quantities of materials will
be stored?
No
5) What protective measures will be taken to ensure that leaks or spills of any chemicals
stored or used on site will not be allowed to percolate to groundwater (this includes
measures to keep chemicals out of disposal systems described in 3b(2) and 3b(3)?
No protective measures are required.
c. Water Runoff (including storm water)
1) Describe the source of runoff (including storm water) and method of collecrion and
disposal, if any (include quantities, if krnown). Where will this water flow? Will this
water flow into other waters? If so, describe.
No new source of runoff.
2) Will any chemicals be stored, handled or used on the site in a location where a spill or
leak will drain to surface or groundwater or to a storm water disposal system
discharging to surface or groundwater?
No
3) Could waste materials enter ground or surface waters? If so, generally describe.
No
Spokane Environmental Ordinance Checklist Page 10 of 21
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• • Evaluation For
~ ►
` Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
d. Proposed measures to reduce or contro] surface, ground, and runoff water impacts, if
any (if the proposed action lies within the Apuifer Sensitive Area be especially clear on
explanations relating to facilities concerning Sections 3b(4), 3b(5), and 3c(2) of this
checklist).
None
4. PLANTS
a. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other
X evergreen tree: fir, cedar, pine, other
X shrubs
X grass
Pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk cabbage,
other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
No vegetation will be removed or altered. No new construction is required.
c. List threatened or endangered species known to be on or near the site.
None are known to exist.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
The subject site benefits from existing fencing and landscaping. All existing
vegetation will remain.
Spokane Environmental Ordinance CheckList Page 11 of 21
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMEIVTS (Continued):
5. A1vIMALS
a. Circle any birds and animals which have been observed on or
near the site or are lrnown to be on or near the site:
birds: hawk, heron, eagle, songbirds, other:
mammals: deer, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or near the site.
None
c. Is the site part of a migration route? If so, explain.
No
d. Proposed measures to preserve or enhance wildlife, if any:
None
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used
to meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
Electric for a heatiDg.
b. Would yow project affect the potential use of solar energy by adjacent properties?
If so, generally describe.
No
Spokane Environmental Ordinance Checklist Page 12 of 21
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
N/A
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
None
1) Describe special emergency services that might be required.
N/A .
2) Proposed measures to reduce or control environmental health hazards, if any:
Compliance with agency standards.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
N/A
2) What types and levels of noise would be created by or associated with the project
on a short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
Minimal noise from customer traffic.
Spokane Environmental Ordinance Checklist Page 13 of 21
• ~ ' ~ . ,
Evaluation For ~
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
3) Proposed measure to reduce or control noise impacts, if any:
None
a. LAND AND SHORELINE USE
a. What is the current use of the site and adj acent properties?
The subject site is developed with a single-family residence, attached garage and
detacbed shop. The proposed use will operate out of the detached sbop.
Surrounding uses include: single and multi-family residential and an adult family
home.
b. Has the site been used for agriculture? If so, describe.
No
c. Describe any structures on the site.
1,848 square foot Manufactured Home with a 624 square foot attached garage and a
detached 1,824 square foot shop.
d. Will any structures be demolished? If so, which?
No, all existing structures will remain.
e. What is the current zoning classification of the site? •
The subject property is zoned Urban Residential - 3.5 (UR-3.5)
Spokane Environmental Ordinance Checklist Page 14 of 21
• Evaluation For
> > ► ~
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
f. What is the current Comprehensive Plan designation of the site?
Low Density Residential
g. If applicable, what is the current shoreline master program designation of the site?
N/A
h. Has any part of the site been classified as an "environmentally sensitive" area?
If so, specify.
No
i. Approximately how many people would reside or work in the completed project?
One (1) - The Owner
j. Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A
l. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
Compliance with the Conditional Use Permit Criteria identified in the Zoning Code.
Spokane Environmental Ordinance Checklist Page 15 of 21
' • ' ~ ~ , ,
► , , Evaluation For t
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.
None
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None
c. Proposed measures to reduce or control housing impacts, if any:
Nooe 10. AESTHETICS -
a. What is the tallest height of any proposed structure(s), not including antennas;
what is the principal exterior building material(s) proposed?
Existing shop - 221, Manufactured Home and attached garage -14'
b. What views in the immediate vicinity would be altered or obstructed?
No views will be altered or obstructed.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Use of existing fencing and landscaping.
Spokane Environmental Ordinance Checklist Page 16 of 21
. , l , )
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
11. LIGHT AND GLA.RE
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
N/A
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No
c. What existing off-site sources of light or glare may affect your proposal?
None
d. Proposed measures to reduce or control light and glare impacts, if any:
None
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
No designated or informal recreational opportunities are located in the immediate
vicinity of the site.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No
Spokane Environmental Ordinance Chccklist Page 17 of 21
. . ' ! 1
~ .
► ~ ~ , Evaluation For r
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national, state, or local
preservation registers, known to be on or next to the site? If so, generally describe.
No
b. Generally describe any landmarks or evidence of historic, archaeological, scientific
or cultural importance known to be on or next to the site.
None
c. Proposed measures to reduce or control impacts, if any:
None -
14. TRANSPORTATION
a. Identify public streets and highways serving the site and describe proposed access
to the existing street system. Show on site plans, if any.
A private driveway provides access to the site from Olive Avenue.
b. Is site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
The subject site is located within the Public Transit Benefit Area.
Spokane Envitonmental Ordinance Checklist Page 18 of 21
.
A Evaluarion For
~
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
c. How many parking spaces would the completed project have? How many would the
project eliminate?
All existing parking spaces will remain. No parking spaces will be eliminated.
d. Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including driveways? If so, generally describe (indicate whether public
or private).
No
e. Will the project use (or occur in the immediate vicinity o fl water, rail, or air
transportation? If so, generally describe.
No
f. How many vehicular trips per day would be generated by the completed project?
If known, indicate when peak volumes would occur.
Customer traffic - Maximum: three (3) vehicles per day. Average: one (1) per day.
g. Proposed measures to reduce or control transportation impacts, if any:
None
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example:
fire protection, police protection, health care, schools, other)? If so, generally describe.
No increase is foreseen above the adequacy of earisting systems and services.
Spokane Environmental Ordinance Checklist Page 19 of 21
.
. . .
k Evaluation For
Agency Use Only ~
B. ENVIRONMENTAL ELEMENTS (Continued):
b. Proposed measures to reduce or control direct impacts on public services, if any.
None
16. UTILITIES
a. Circle utilities currently available at the site: electricity, natural gas, water, refuse
service, telephone, sanitary sewer, septic system, other.
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate vicinity
which might be needed.
None
C. SIGNATURE
I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my
lalowledge. I also understand that, should there be any willful misrepresentation or willful lack of full disclosure on my
part, the AgencY may withdraw any determination of non-significance that it might issue in reliance upon this checklist.
Date: Julv 9, 2002 Proponent: CLC Associates Proponent: OW t/'t
(Please type or print) , (Signat I
Address: CLC Associates, Inc. 707 W. 7`h Avenue, Suite 200 City, State, Zip: Svokane, WA 99204
Phone: (509) 458-6840
Person completing the form: Jason Lan2behn Date: Julv 9, 2002
Phone: (509) - 458-6840
Spokane Environmental Ordinance Cbecklist Page 20 of 21
. `
b ~
. ,
FOR STAFF USE ONLY
Staff Member(s) Reviewing Checklist:
Based on this staff review of the environmental checklist and other pertinent information, the staff:
A. Concludes that there are no probable significant adverse impacts and recommends a
determination of nonsignificance (DNS).
B. Concludes that probable significant adverse environmental impacts do exist for the cunent
proposal and recommends a mitigated determination of nonsignificance with conditions (MDNS).
C. Concludes that there are probable significant adverse environmental impacts and recommends
a determination of significance (DS).
REFER TO FEE SCHEDULE FOR FILIIVG FEE
Spokane Enviranmental Orclinance Checklist Page 21 of 21
.
SpoKANE CouNTY"DIVISION OF BvIi.nnvG
AND CODEENFORCEMIENT
a -1026 WESr BROADWAY AYENUE • SPOKAvE, WA 99260-0050
~ Site Information ~ Project Information ~
Site Address: 13018 E OLIVE AVE Project Namber: 02004559 Inv: 2 Issue Date:
SPOKANE, WA 99216 permit iJse: CLTF,5-02 - CUP HOME PROF
Parcei Number. 45153.2111
Subdivlsion: OPPORTUNI"I'Y SUB.TR.121 AppllcAnt: GRAHAM, JOHN
Block: Lot: 13018 E OLIVE AVE
Zoning: UR-3 Urian Residentia13.5 SPORANE, WA 99216-2931 Phone: (509) 292-8504
Owner: GRAHAM, JOHN & CLAUDIA Contact: GRAHAM, JOHN
13018 E OLIVE AVE
Address: 13018 E OLIVE AVE SPOKANE, WA 99216-2931 Phone: (509) 292-8504
SPOKANE, WA 99216-2931
Setbacks - Front: I,eft: R1ght: ReAr.
Bafldjng Inspector: DAN HOWA.RD Water Dist:
Group Name:
Project Name:
~ Permits ~
Conditional Use Cantrwctor: Ucense is:
ENGINEER REVIEW S50.00 ENVIkONMf:NT:%~I. FtEVIE V4' S75uo
CONDITIONAL USE PERMIT $448.00 t.1TII..ITIES (OVISIDE PSSA) S25.00
Total Pernilt Fee: $598.00
~ Payment Summary
~
Total Fees AmountPaid AmountOwing Tran Date ReceiplA PavmeAt Amt
$598.0) $598.00 $0.0() 7/15/02 5218 3598.()0
i
Processed By: Rane}-, Kathleen PERMIT
Printed By: WIINDEL, GLORIA Page 1 af 1
~
Spokane County
Public Works Department
Division of Building & Code Enforcement
Receipt
Receipt Nunrber: 5218 Customer Nunrber
Projects
Full
Pro#ect Nbr Inv Nbr Fee Amt Inv Amt Owing PAID Pm1
02004559 2 $598.00 $598.00 $598.00 $598.00 ~Total: $598.00 $598.00 $598.00 $598.00
Miscellaneous Items
Tota! PAID: $598.00
Tender
,pe Check Acct Balance CCNbr p Date TENDERED
T
y
Checkl 1795 598.00
Payer. GRAHAM, JOHN
Total TENDERED: 598.00
Over / (Short) $0.00
Change $0.00
Notes:
Trat Date / Tlme: 7/15102 8:49:00 AM
By: KCumming
Logon User. gwendel I
S1atlon: GWENDEL
Override By:
Printed: 711 S/DZ 8: 49: 03 AA! Page 1of 1
i
.
DETERMINATION OF
NONSIGNIFICANGE - "DNS"
WAC l 97-11-970 and Section 11.10.230(3 )
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: CUE-5-02
DESCRIPTION OF PROPOSAL: Conditional Use Permit for a home industry to repair, assemble
and sell golf carts in the existing Urban Residential-3:5 (UR 3.5) Zone, per Section
14.616.240(4) of the Spokane County Zoning Code.
PARCEL NO.: 45153.2111
HEA.RING DATE AND TIME: October 2, 2002 @ 1:30 p.m.
APPLICANT: Jason Langbehn, CLC Assoc., 707 W. 7`hAve., Ste. 200, Spokane, WA. 99208,
509/458-6840
LOCATION OF PROPOSAL: Generally Iocated west of and adjacent to McDonald Road 130
feet north of the intersection of Valleyway and McDonald Road in the southwest of Section
15, Township 25 North, Range 44 EWM
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does aot have a probable
significant adverse impact on the cnvironment. This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
14 days from the date issued (below). Comments regarding this DNS must be submitted ao later
t6an 5:00 p.m., October l, 2002, if they are intended to slter t6e DNS. All comments sbould be sent
to the contact person listed below.
RESPONSIBLE OFFICIAL: By: Jim Falk, Associate Planner
Spokane County Division of Planning
1116 W. Broadway Ave. PWK-1
Spokane, WA 99260-0220 (509) 477-7228
.
DATE ISSUED: September 17, 2002 SIGNATURE:
OONRMII1iS REGARDiNG QWIR0NM0q'I'AL COT%~ WFiC0ME AT `II-lE HEARING.
APPEAL OF THIS DETERNUNATION, after it becomes final, may be made to the SPOKANE
COUNTY DIVISION OF PLANMNG, 1 st Floor; 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the d'ecision to approve or disapprove the project.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineering; Scott Engelhard
3. Spokane County Division of Engineering, Development Services; John Hohman
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby -
7. Spokane County Division of Building and Code Enforcement, Ron Hand
8. Spokane County Fire Protection District No. 1
9. Modern Electric Water Company
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m tnown to Oa the identical Duwm wAo ascutad the tonQOinp laeirumtnl arvd atlnovledpd wid MsIrvmenf B ~ 9 ~ 10 ~ 11 - l2 = i
vdaMOry oct eM dnd Im the purporo IMrdn mentloned. 1
OF, Ihave hercunro ut mr hmid aM eeal tAe day and rear IosI a6ore wiittcn.
~ io~ n• ioo' im•'= c iae iao• ia ~r
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Ilcenm0 luM Surveyac, Altsby Car11fy IM1ot Mlt pbl repepnH a trw capy ol Na aflitiol retords ond surnr moM 1
55, tMt tRls Olat eonlormt to IM handarCt ond re0ultemoate ol the SD~ona Canty Ratlinp Mpulafiom, an! Inot ;
mOm~ hne bem Sd m sbom. iea iu
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OM MISSION
ed tph do7 01A" ,1955
Gt4'~rm n~ pionnlna Commiseion 16 IS
4y f.d,w r !1u Io' r~ r..
2~ 22 / SPRAGUf AVf. 1
}Eecno
'MMISSIONERS MA«o-xwYpo[n+nttmcWAnO ca
veE IhIs dor of 4" 11955. g/ ~ /•:y A' • W ca+xiq ui ra r.u svvc,
~ l 1,~YV fi p wxam .o.u.en rr
Cnalrmon, Bo6r0"at Cammlufonan
CL03URE- BLOCKS I 9k 2 ~ CLOBURE- BLOCKS 3 8 4
I LATIiVUE I OEPAHTUlIE ISTITUDE I DEPARTURE
N I S I F. UHE I LENGfN I BENIIN3 IINE I lfMG1H I BEARING'
I~ W N I 3 I E I W ~
'S CEguFICATg ' we.i I 608.601 N.C OdE, 609.60I I .71 I ~ wmr I 2 e7.01 I Kdm'e I 291.oi I , ;a3l
~ NoAA I 652.52 I 5,89'5YE. I .57I652 52 ~ Nat1A ~ 326.08 ~ S89'56WE.1 I .331326A8 1
Iho nQvind lawn on tM Mnln plaHed hove Deen pald.
I Eatt I 608.561 S 0'00 I 1608.561 I I Eoot I 296.991 Sd0s ri, I I 29699i, ~ ,33
,1936• I Sou1A I 653.261 N.B9'SYW. I .571 I I, 651.26I SaIA I 326.261 N.BSS7W. I .ZB I 11 132616
~ 9po\one to Il Treowra~ I Total I 609.17 I 609.13 I WJ 23 I h5.k2h, iotal ' 29729 I, 297,721 32891 I326.61
b,°'Wtv ~ oitc 1 .041 i i A311 oiff. i i.031 1 .10 BOYER'S SUBDIVIS[ON '
loca1e01n SWj. Sec.lS, L25IL, R 44 E.W.M.
Scob: I'• 100'
i
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e,. SPOKANE COUNTY ENCINEERS APPROVED:(rRIGHT OF WAY PLAN
I GAEC ME,Id,S ppRiZONTA" N. 811 16TLR40N 3L COUM"( F2fC1NEER
4\III-9d~'il I~. I REVISED PppC 31 Cnaga SPO%ANg i~l 88260 _
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I I I I I a0'" wY Da1r omcE a C.R.P. No. 2344 & 1438
SCALE SPOKANE COUNTY ENGINEER APPROVEO: SHEET
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SECOND AVENUE TO MISSION AVENUE 9 of.22
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Na iom.iewiakd iA..i e~.x~ `'ERnc"U ` 4-M'3800 °a1` ~0" T.I.B. PROJECT N0. 8-3-032(48)