ZE-101-85
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ZONE RECLASSIFICATION N0. ZE-101-85
PLANNED UIdIT DEVELOPMENT OYERLAY ZONE
(WITH SEWER DENSITY BONUS) - PUDE-3-86
VARIAHlCE N0. VE- 30-86
SPOKANE COUNTY
HEARING EXAMINER COMFIITTEE
FINDINGS AND ORDER
A. I NTRODUCT I ON
This matter having come before the Zoning Hearing Examiner Committee on
June S. 19869 and the members of the Congnittee present being
Gary N. Anderberg, Chairman, Jerry Williams and Kathy Carstens.
8. PROPOSAL
The sponsor, Ralph Guthrie, is requesting approval of a zone
reclassification, Residential Office to Urban Residential 22 (UR-22), File
No. ZE-101-85, and Planned Unit Development (with Sewer Density Bonus),
File No. PUDE-3-86, for the purpose of developing a 192-Unit Retirement
Apartment Complex. Also, a Yariance request, File No. YE-30-86, to allow
a formula of one-half parking space per retirement apartnent; arhereas, the
Zoni ng Code for Spokane County, Secti on 8.02.060-(3) requi res a formul a of
one parking space per retirement apartmente
C. F I ND I NGS OF FACT
1. That the existing land use in the area is residential - single family
and retirement apartments, nursing home (near construction), and
vacante
2e That the Comprehensive Plan designates this area as appropriate for
Urban devel opment.
3. That the existing zoning of the property described in the application
is Residential Office.
4. That the prodisions of RCW 43.21C (The State Environmental Policy
Act) have been compl ied wi th, and the Committee concurs wi th the
Determination of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classiflcation and Planned Unit
Dedel opment Overl ay Zone (wi th Sewer Densi ty Bonus). -
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ZONE RECLASSIFICATION N0. ZE-101-85
PLAIdNED UNIT DEYELOPMENT OVERLAY ZONE
(WITH SEWER DENSITY BOtdUS) - PUDE-3-86
dARIANCE N0. YE- 30-86
C. FItdDINGS OF FACT (continued)
7. That the applicant has demonstrated that conditions have
substanti al ly changed si nce the ori gi nal zoni ng of thi s area and
accordingly, the proposed rezone is justified.
8. That the proposed u se 1 s compati b1 e wi th exi sting u ses 1 n the
area.
9. That the oamers of adjacent lands expressed disapproval of the
proposed use.
10. The Hearing Examiner Committee finds the proposed use to be in
harmony wi th the general purpose and art 11 not be otherwi se
detrimental to the public health, safety, and welfare.
11. The following are additional findings of fact considered by the
Hearing Examiner Committee:
RE: ZOtdE CHANGE APID PLANNED UNIT DEYELOPMENT (WITN SEWER DENSITY
a) That the proposed development of retirement apartments is
consistent with past land use actions for medical and high
densi ty resi dential devel opments i n thi s irtenedi ate area
along Mission Avenue. This area has public serdices
adailable that encourage the proposed type of development;
included are public sewers, public transit, medical
facilittes, and comnercial services,
b) That the Hearing Examiner Comnittee is pleased to see
development of this type of retirement housing and services
for the elderly of Spokane Countyo
RE: VARIANCE:
a) That the Heari ng Exami ner Comrni ttee notes that approval of
the requested dariance is not a grant of special privilege
since another similar dariance has been approved recently
in the area. Reference is made to the request of
Opportuni ty Presbyteri an Church for reducti on i n reti rement
apartment parking for a site at Pines Road and Main Avenue
(VE-11-86).
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ZOPIE RECLASSIFICATION H0. ZE-101-85
PLANNED UNIT DEVELOPMEHT OVERLAY ZONE
(WITH SEWER DENSITY BONUS) - PUDE-3-86
VARIANCE N0. VE- 30-86
C. FINDINGS OF FACT (continued)
RE: dARIANCE: (continued)
b) The applicant testified that tenants in these retirement
apartments generally do not own a vehicle and therefore do
not require as much parking as do developments with more
mobi 1 e tenants. The 1 ocati on of `thi s faci 1 i ty near
medical, commercial, and public transit servlces will
greatly reduce the need for tenants to hade a personal
vehicle.
c) That the resul ti ng desi gn, wi th 1 ess perlci ng requi red, ari 11
enable the project to incorporate additional landscaping9
open area, and green spaceo This situation is more
appealing than the construction of asphalt parking areas
that would not be used.
d) That condi ti ons rel ati ve to the parlcing si tuation, as
imposed by the Heari ng Exami ner Congni ttee, shoUl d assure
that no parki ng shortage wi 11 occur a►i th thi s devel opment,
now or in the future. The Planning Departnent will be
requi red to moni tor the si tuati on and, i f shortages are
apparent, the appl icant or future owner wi 11 be requi red to
provlde more parking.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(A11 Condi ti ons imposed by the Zoni ng Heari ng Exami ner Commi ttee shal l be
binding on the "Applicant"a which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
The fol l oa►i ng condl ti ons were added by the Heari ng Exami ner Comi ttee 1 n
regards to the requested variance:
1. That )the following conditions be recorded on the deed, of the sub3ect
property by the applicant and a recorded copy be provided to the
Spokane County Planning Department. Said conditions shall not be
removed unless approved by Spokane County.
a) That should the use of retirement apartments change to a normal
apartment complex, then the applicant shall provide the
necessary parking spaces to comply with the Zoning Code for
Spokane County for that use.
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ZONE RECLASSIFICATION NOo ZE-101-85
PLANNED UNIT DEVELOPMENT OYERLAY ZONE
(WITN SEWER DENSITY BONUS) - PUDE-3-86
VARIANCE NOe VE- 30-86
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL, (continued)
b) That a periodic inspection by the Planning Department shall be
conducted to determine if a parking shortage is present; in the
event a shortage does occur, the Planning Department shall
require the additional parking necessary.
c) That in the event a parking shortage does occur, the applicant
shall either provide that required parking or request a review
by the Hearing Examiner Committee at a public hearing.
2. That prior to issuance of a Building Permit the applicant shall
submit a site plan to the Planning Department showing the potential
1 ocati on of the parOci ng spaces necessary to comply wi th the Zoni ng
Code requirements.
a) COUHTY PLANNING DEPARTMENT
1. That landscaping shall be provided within the Southerly 30-feet
along Mission Avenue (except driveways), as well as the westerly
30-feet9 the northerly 25-feet and the easterly 10-feet of the
site.
2. Approval by the Zoning Administrator of a specific li,ghting and
si gni ng pl an for the descri bed property pri or to the rel ease of
any building permits.
3. A specific landscape plan, planting schedule and prodisions for
- maintenance acceptable to the Spokane County Zoning
Admi ni strator shal l be submi tted wi th a performance bond for the
pro3 ect pri or to release of bui 1 di ng permi ts. Landscapi ng shal l
be installed and maintained such that sight distance at access
points is not obscured or impaired.
4. The applicant shall develop sub3ect property generally in
accordance within the concept presented to the Hearing Examiner
Coneni ttee. Yari ati ons when approded by the Zoni ng Admi ni strator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variations must
conform to regulations set forth in the ZONING CODE FOR SPOKANE
COUNTY. The original intent of the development plans shall be
mai ntai ned.
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ZONE RECLASSIFICATION N0. ZE-101-85
PLANPIED UHIT DEYELOPMENT OVERLAY ZONE
(WITH SEWER DEPISITY BONUS) - PUOE-3-86
YARIANCE td0o YE- 30-86
a) COUNTY PLANNING DEPARTMENT (continued)
5. The specific development plan wi11 be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. A11 current standards of the Urban Residential (UR-22) Zone with
Sewer and 6onus Density to 29-Units/Acre, as amended, shall be
compl i ed w1 th i n the devel opment of thi s si te.
7. That the project is subject to Chapter 4.16A, the Aquifer
Sensitive Area Overlay Zone of the SPOKANE COUNTY ZONING CODE,
which sets forth various measures for Aquifer protection;
specifically, measures dealing with wastewater disposalo spill
protection measures, and stormwater runoff.
8. Applicant shall comply with '208' recommendations concerning
stonmwater runof f and provi de necessary 1 andscapi ng for runoff.
9. Any di vi si on of 1 and for the purpose of sal e, 1 ease or transfer,
sha11 comply with RCW 58-17 and the Spokane County Platting
Ordinances prior to issuance of building permitse
10e That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43e21Ce080 RCW and the Board of Spolcane County
Conmi ssi oners Resol uti on,#77-1392 be 1 ni ti ated by the project
appl i cant wi thi n thi rty (30) days of fi nal di sposi ti on of thi s
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTIOPI is
waived in accordance with Spobcane County Commissioners'
Resolution #82-0458 dated May 4, 1982e
b) COUNTY ENGINEERING DEPARTMENT
Pri,or To The I ssuance Of A Bui1 di ng Permi t:
1. Access permits for approaches to the County Road System shall be
obtalned from the Spokane County Engineer.
2. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health Distrlct a detailed
combined on-site sewage system plan and surface water disposal
pl an for the enti re project pri or to the i ssuance of any
building permit on the property.
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ZONE RECLASSIFICATION N0. ZE-101-85
PLANNED UNIT DEYELOPMENT OVERLAY ZONE
(WITH SEWER DENSITY BONUS) - PUDE-3-86
VARIAIdCE N0. VE- 30-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
3. A parking plan and traffic circulation plae►"shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The designo
location, and arrangement of parking stalls shall be in
accordance wi,th standard traffic engineering practices. Paving
or surfacing as approved by the County Englneer, will be
requi red for any porti on of the project whi ch is to be occupl ed
or tradeled by vehicles.
4. The word °applicantp sha11 include the owner or owners of the
property, his heirs9 assigns, and successorse
5. All required improvements shall confor,m to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards andlor
adopted resol uti ons pertai ni ng to Road Standards and Stormavvater
Management in effect at the date of construction, unless
otherwise approded by the County Engineer.
6. Roadway standardsa typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners'
Resolution No. 80-1592 as amended and are applicable to this
proposal.
c) COUNTY UTILITIES DEPARTMENT
1. Any water serdi ce for thi s project shal l be provi ded i n
accordance with the Coordinated Water System Plan for Spokane
County, as amendede
2. A sewer connection to the Yalley Sewerage System is to be
constructed. Plans and specifications for the sewer connection
are to be reviewed and approded by the Utilities Department
prior to issuing a sewer connection permit.
3e This project is included within the tdorth Pines ULID, therefore,
connection to the Yalley Sewer System is required.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
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ZONE RECLASSIFICATION N0. ZE-101-85
PLANtdED UNIT DEVELOPMENT OVERLAY ZONE
(WITH SEWER DENSITY BOHUS) - PUDE-3-86
YARIAHCE N0. VE- 30-86
d) COUNTY HEALTH DISTRICT (continued)
2. A public sewer system will be made avallable for the projecto
Use of i ndi di dual on-si te searage di sposal systems sha11 not be
authori zed.
3. Water service shall be coordinated through the Director of
Utilities9 Spokane County.
4. Water service shall be by an existing public water supply when
approded by the Regional Engineer (Spokane), State Department of
Social and Health Serdicese
5. Use of private arells and water systems is prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly disible
and legible from the street or road fronting the property. Said
numbers shall contrast with their backgroundo
3. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
4. Building permits will be required for each structure.
5e Fi re hydrants which meet the fi re fl ow are required to be,
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water serdice. All required fire,protectlon
facilities sha11 be installed and made serviceable prior to and
during the time of construction.
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ZOPIE RECLASSIFICflTIOPI PIOo ZE-101-85
PLANPIED UNIT DEYELOPNIEIdT OVERLAY ZOIdE
(WITH SEWER DENSITY BONUS) - PUDE-3-86
VARIANCE PdO. VE- 30-86
f) WATER PURVEYOR
1. Water Purveyor is Modern Electric Water Company, and they will
supply the si te wi th adequate water for domesti c, fi re and
irrigation uses.
g) COUIdTY AIR POLLUTION CONTROL AUTHORITY
We concur that the proposed project will not have a significant
impact on air quality in the Spokane area.
A11 air pollution regulations must be met. This lncludes but is not
1 imi ted to the fol l owi ng :
1. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
This may require use of water sprays, tarps9 sprinklers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures must be taken to adoid the deposition of dirt and mud
from unpaded surfaces onto paded surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. A11 travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. It has been determined that fireplaces and wood stoves are a
slgnificant source of suspended particulateso The small
particles (C 10nicrons) are respirable and can have an adverse
effect upon the health of the public. We strongly urge that 1f
wood stodes/fireplaces are used, that burning be done as
efficiently as possiblee A11 wood should be seasoned and stored
in a dry place. During periods of poor ventilation or elevated
air pollution ledels, we request that use of wood stoves and
fireplaces be discontinued.
5. Some objectionable odors wi11 1lkely result during the
construction phase of the project and from motor vehicles using
the si te fo11 oari ng compl etion of the project and from occupants
of the proposed project.
6. Additional Comments: Applicant has been in contact with our
Agency and i s fami 1 iar wi th SCAPCA requi rements.
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ZOtdE RECLASSIFICATION PIO. ZE-101-85
PLANNED UNIT DEVELOPNiENT OYERLAY ZONE
(WITH SEWER DENSITY BONUS) - PUDE-3-86
VARIANCE N0. dE- 30-86
E. ORDER (ZONE CHAPIGE AND PLAIdIdEO UP1IT DEVELOPMENT (WITH SEWER DENSITY
BONUS))
The Zoning Hearing Examiner Committee, pursuant to the aforementioneds
finds that the application of Ralph Guthrie for a zone reclassification
and pl anned un1 t dedel opment overl ay zone (wi th searer densi ty bonus) as
described 1,n the application should be APPROVED.
F. ORDER (VARIANCE,)
The Zoning Near1 ng Exami ner Cortqni ttee, pursuant to the aforementi oned,
finds that the applicatlon of Ralph Guthrie for a Variance, as described
in the application, should be APPROVED.
Motion by: Kathy Carstens Seconded by: Jerry Williams
Yote. (3-0)
HEARIIdG EXAMINER CONMITTEE
HEREBY ATTEST TO THE ABOVE
FINDIWGS, ORDERs AND VOTE
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a rD*
ATTEST:
For WALLIS D. NUBBARD
P1 anni n Di rector
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Zoning Administrator
Date :
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~ -PLAfVNfNG DEPARTNIEfl1T
BROAOWAY CENTRE BUILDING N 721 1EFfERSON STqEET
PHONE 456 2205
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• t SPOKANE WASNINGTON 99260
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SPOKAN[ COYMiw COYRT MOUE[
PLANNIPlG REPORT
Date: JUNE 59 1986
T0: SPOKAHE COUNTY ZOtdIPlG HEARING EXAMINER COIWMITTEE
FROM: Spoksne County Planning Department
SU6JECT: Rezone #ZE-101-85; Residential Office to Urban Residential 22 (UR-22)
and
PUDE-3-86; Planned Unit Dedelopment Overlay Zone (with Sewer
Density Bonus) ,
Yariance #YE-30-86; Yariance to Al low a Formula of One-Hal f Parbcing
Space per Retirement Apartment, whereas One Space
per Apartment is Required.
I. GENERAI. I NFORMATION
Appllcant/Owner: RALPN GUTNRIE ~jente Arthur Noll
Pro osal:
reQuest to regone an approximate 6, 6Acre site from Resi dentl al
Of fi ce to Urban Residenti m1 22 ( UR-22 ) for the purpose of deve) opi ng
a 192-Uni t Reti rement ApBrtment Compl exe
A request for the Planned Unit Development Oderlay Zone to allow for
Bonus Densi ti es for sever hoolc-up and si te desi gn.
A request for m Yariance from Section 8.02.060-(3) of the Zoning Code
for spokane County to a11oa one-half parking space per unit, whereas
the Zoni ng Code requires one per one.
Location:
Ti-'ie site is generally located north of Mission Avenue, approxlmately
1,800 feet east of Pines Road and north of the intersection of
Mission Adenue and Woodlawn Road in Section 10-25-44.
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ZOPIE RECLASSIFICATION N0. ZE-101-85
PLAHNED UNIT DEVELOPMEIdT N0. PUDE-3-86
YARIAIdCE NOe VEo30-86
I I o SITE AIdAL1fSIS
Com rehensive P1an:
URBAN a gory
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Priority Sewer Service Area (PSSA) BoundBry
- Inside Urban Impact Area (UTA) Boundary
Project consistent wlth the Comprehensive Plan Text with regards to the
Bonus Oensity avallable within the Plano Buffering to the south should be
providedo
Zoni n 1XIisting on SITE: Residential Office (established 1971) mnd
within:
Aqui fer Sensi ti de Area Overl ay Zone
To the NORTH: Residentiml Office (est8blished 1977)
Multiple Family Suburban (established 1919)
To the SOUTHe Agricultural Suburban (established 1955)
To the EAST: Residential Office (estabtished 1971)
To the WEST: Multiple Family Suburban (established 1969)
Zoning between Mission and I-90 has been changing to higher intensity
uses, primarily to Spartment and office zoning.
Land Use:
CxTst1 ng on SITE: Vacant
To the IdORTH: Si ngl e Fami 1y Resi denti al
To the SOUTH: Sfngle Family Residential
To the EAST: Reti rement Apartnents
To the wEST: New Construction/Hursing Nome
Thi s area i s changi ng fraa si ngl e fami 1y resi denti al and undevel oped
to a 14eedi cal Center and olther snc11 iary uses for the Spokane Val l ey
residentso
Si te Characteri stics:
Me Si ze e ~proximately 6.6 Acres Exi sti ng Bui 1 di ngs: None
Topographye Flat with slope down to north
Vegetation: Grasses; sone trees
Agricultural Sumary: Urban category not intended to protect
agricultural land.
adJoi ni ng Streets e Mi ssi on Adenue to the south of the si te i s a
60-foot County right of way improtied with 4 lanes
and si dewal lcs.
County Engi neer not requi ri ng new dedi cati on.
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~ CZONE RECLASSIFICATIDN N0. ZE-101-85
PLANNED UNIT DEVELOPMEMT NOe PUDE-3o86
VARIANCE N0. YE-30-86
I I o SITE ANALVSIS (conti nued)
Pro osed S1 te P1 an:
se: e rement Apartments Proposed Bui 1 din s: One
6ui 1 di ng(s) Footpri nt Area: 63a560 SquareFeet 9
Site Coverage: 23 %
Pading CoverBge: 34 %
Open P1 anti ng Area: 43 %
Pqaximum Structure Height: 35'
8u11ding Setbacks: PROPOSED REQUIRED
Front Yard 87'
Si de Yard (R) 70'
Side Yard (L) 30'
Rear Yard 45'
Parking: * 81 Spaces 192 Spaces
*note: Variance for Parking requested,
Proposed Buffering Techniques: 30' of open area lies along Mission
and the west property line, 10' along east property line and 25'
al ong north property 1 i ne. These areas are recommended to be
landscaped.
Other Site Plan Considerations: This development is planned to be
connected by a tunnel to the expanding nursing hane to the west. Two
site plans submitted - one showing compllance with parOcing standards
I192I; the second shows Yariance, 81 spaces.
Variance Analysis:
State Law and Count Zonin Code which requires flndin sthate
1, fhe gran~ ng o~ aance is nof7he granfing oa specfal
pri vi 1 ege i nconsi stent wi th the 1 i mi tati ons on other properti es
and zones.
Comment: Although no eariances for parking spaces have been granted
IntF~'i s mrea a past approdal s w1 thi n the County have granted a
relaxation of the partcing standards for retirement apartments. These
hade generally been based upon public services and conveniences
available to the tenant withln the areao adailability of mass
transi t, or mi ni -bus servi ce, shoppi ng faci 1 iti es wi thf n wa1 king
distance and public services available. Applicant may expand on this.
2. Special circumstances applicable to the subject property would
depride the property of the same pridileges within the dicinity
and zone.
Conanent., Appllcant has submi tted two ~si te pl ans, one showi ng
adequafe parki ng (192 the second showi ng (81), if Vari ance
approved, applicant to comment further,
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ZOHE RECLASSIFICATION P10. ZE-101-85
PLANNED UNIT DEYELOPMENT N0. PUDE-3-86
dARIWNCE N0. YE-30-86
Vari ance Analysi s (conti nued )
3. Will the granting of the Veriance (number of parking spaces) be
material ly detrimental to the pubt ic trel fare or in3urious to
property or improvement in the vicinity and Yone in which the
subject property i s 1 ocated.
Conmente A parking shortage (off-street) will cause tenants, guests
and employees to park on the street rahich can affect circulation
along Mission A,venue. The aop]icant should demonstrate that this
wi 11 not occur and, i n fact o our parki ng requi rements are excessi ve.
It shoul d be noted by the Heari ng Exami ner Convni ttee that the parki ng
requirement for retirement apartnents is presently under study by the
Current Planning Subcommittee which hss met and is gathering
i nformati on to determi ne if our parbci ng requi rements are too hi gh.
If this can be demonstrated, a publ i c heari ng for an emendment before
the P1 anni ng Comni ssi on wi 11 be hel d to take further testimony, and
the zoning regulation may be amended. The present status of this
issue is that conflicting data has been providedo and the pCoimittee"
is uncertain as to the desirability of amending the parking
standard. Further meetings are necessary. This applicant and/or his
representide has participated in the past meetings.
note.
- ffi'e si te p18n submi tted for review by the Zoni ng Hear1 ng
Exami ner Comni ttee i s general i n nature. Detai 1 ed redi ew to
determi ne compl isnce wi th al l Ordinance regul ati ons and
condi ti ons of apporoval i sreconmended to be admi ni strati de and
to occur at the Building Permit stage.
III. SITE OEVELOPMENT RECOMM ENDATIONS
Density. Because of the nea Zoning Code and its Bonus Densities
atialla6e D thi s project ari 11 be more dense than the apartment devel opments
to the edest and east; i. e. , 29 uni ts per acre.
Desi n. The project 1s to be built in 3 to 5 phases and to be aligned in
anHu pattern with legs running north and south. Pool and dining hall are
1 ocated withi n the i nteri or,
Signale: Compliance with Zoning Code.
Circulation/Access Three access approaches to Mission with drideways
surrounding the projecto
Stormwater prainaqe Compliance with '208'.
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ZONE RECI.ASSIFICATION NOe ZE-101-85
PLANNED UNIT DEVELOP14ENT NOo PUDE-3-86
VARIANCE NOe VE-30-86
IIIe SITE DEYELOPMENT RECOMMEtdDATIONS (continued)
Sewage Disposal: Connect to Yalley Sewer,
Water SupP y_ Modern Electric Water Company
Fire Protection: District f 1.
Cri tical Materl al s/Use Acti vi ty : Comply with Aqui fer Sensi ti ve Area
'Over i ay tone.
I Y. SEPA ENd I ROIdMENTAL REV I Eld
An Environmentml Checbcl i st was submi tted by the sponsor and was
reviewed by the County Planning Department. The redi`ew considered
the specifics of the proposal, other available informationo County
ordinances, other regulations and laws, possible standard Conditions
of Approdal, the GeneraliYed Comprehensive Plan. 8nd other County
policies and guidelines. The Zoning Administrator has determined
thmt "No probable significant adderse impacts" would result from the
proposal being develooed and has issued a Determination of
Non-Significance ("DNS").
The "DNS" was circulated to nine other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and cortenenta The "DNS" conrnent period ends June 4, 1986, and
was advertise6 15 calendar days befowe said dmte in the newspaper, by
letter to adjacent property owners within 400 feet of the proposal,
and by notice on a sign posted on the proposat site. The Hearing
Exami ner Cami ttee may consi der addi ti onal envi ronmental rel ated ,
testimony and the pDNSO st the public hearing.
Y. PLANW I NG SUMMARY
Zone Recl assi ficati on - The project i s consi stent wi th the
Comprehenside P18n and past aone chanyes in the area. Density can be
mi ti gated by recommended 1 andscapi ng. P1 anni ng Department reconimends
approval of the zone change.
Parking Variance - Site can provide requlred parking. Yariance
requested to provide mare open space. No speclal circumstances found
by Staff at thi s timee Therefore, P1 anni ng Department recommends
denial. Applicant may provide additional facts at the hearing whlch
may Justi fy Vari ance to the Heari ng Exami ner Conini ttee.
5
/
ZONE RECLASSIFICATION N0. ZE-101-85
PLaNNED UNIT DEYELOPMENT N0. PUDE-3-86
VARIANCE N0. YE-30-86
YI. CONDITIONS OF APPROYAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, asstgns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. That landscaping shall be provided withln the Southerly 30-feet
along Mission Avenue (except driveways). as well as the westerly
30-feet, the northerly 25-feet and the easterly 10-feet of the
si te.
2. Approval by the Zoning Administrator of a specific lighting and
signlng plan for the described property prior to the release of
any building permits.
3. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project pri or to rel ease of bui 1 di ng permi ts. Landscaping sha11
be installed and malntained such that sight distance at access
points is not obscured or impaired.
4. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Committee. Yariations when approved by the Zoning Administrator
wi 1] be permi tted. i nc1 uding, but not 1 imi ted to the fol i owi ng
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variations must
conform to regulations set forth in the ZONING CODE FOR SPOKANE
COUNTY. The original intent of the development plans shall be
mai ntai ned.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permi ts.
6. All current standards of the Urban Residential (UR-22) tone with
Sewer and Bonus Density to 29-Units/acre, as amended, shall be
complied with in the development of this site.
7. That the pro3ect is subject to Chapter 4.16A, the Aquifer
Sensitive Area Overlay Zone of the SPOKANE COUNTY ZONING
ORDINANCE, which sets forth various measures for Aquifer
protection, specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
8. Appl i cant shal 1 comply wi th ' 208' recomnendati ons concerni ng
stormwater runoff and provide necessary landscaping for runoff
~
6
{ {
ZONE RECLASSIFICATION N0. ZE-101-85
PLAldNED UNIT DEVELOPMENT NOa PUDE-3-86
YARIAIdCE N0. dE-30-86
a) COUNTY PLANNING DEPARTMENT (continued)
9. ArLy di vi si on of 1 and for the purpose of sal e, 1 ease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordi nances pri or to i ssuance of bui 1 di ng permi ts,
10. That the prodislons of SEPA's NOTICE OF ACTIOPI pursuant to
Chapter 43,21C.080 RCW and the Board of Spokane County
Convni ssi oners Resol ution #77-1392 be i ni ti ated by the project
appl i cant wi thi n thi rty (30) days of f 1 nal di sposi ti on of thi s
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTIOH is
wai ved i n accordance ari th Spolcane County Commi ssi oners'
Resolution #82-0458 dated May 4. 1982.
b } COUtdTY EtdGINEERItdG DEPARTMEIdT
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer,
2. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Nealth District a detailed
combi ned on-si te sewage system pl an and surface arater di sposal
pl an for the enti re project pri or to the i ssuance of any
building permit on the property.
3. A parki ng pl an and traffic ci rcul ati on pl an shal l be submi tted
and approded by the Spokane County Engineer prior to the
issuance of a building permit on the property. The des,ign,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfaci ng as approded by the County Eng1 neer, wi11 be
requi red for any portion of the project whi ch i s to be occupi ed
or traveted by vehicles.
4. The word "applicant" shall include the owner or owners of the
property9 his heirs, assigns, and successors.
5. All o^equired improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
Management i n effect at the date of constructi on , unl ess
otherwise approved by the County Engineer.
6 Roadway standards, typical roadway sections and drainage plan
requlrements are found in Spokane Board of County Commissioners'
Resolution No, 80-1592 as amended and are applicable to this
~ proposal.
~
ZONE RECLaSSIFICATIOP1 N0. ZE-101-85
PLAPINED UNIT DEVELOPMENT N0. PUDE-3-86
YARIAPICE N0. dE-30-86
c) COUNTY UTILITIES DEPARTINENT
1. Any water service for this proJect shall be provided in
accordance wi th the Coordi nated 6dater System Pl an for Spokane
County, as amended.
2. A sewer connec tlon to the Valley Sewerage System is to be
constructed. Plans and specifications for the searer connection
are to be revi ewed and ~ approved by the Uti l i ties Department
pri or to i ssui ng a searer connecti on permit.
3. Thi s project i s i ncl uded w1 thi n the Plorth Pi nes UL ID; therefore,
connecti on to the Yal l ey Sewer System i s requi red.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the D,irector of
Utilities, Spokane County.
2. A publ i c sewer system wi 11 be made adai1 abl e for the pro3ect.
Use of i ndi vidual on-si te searage di sposal systems shal l not be
authorized.
3. Water service shall be coordinated through the Director of
Util i ties, SpoOcane County,
4. Water service shall be by an existing public water supply when
approved by the Regional Engineer (SpoOcane), State Department of
Sociai mnd Health Services.
5, Use of pri vate rvel l s and water systems i s prohi bi ted.
e) COUPI'fY BUILDING AfdD SAFETY DEPARTMENT
1. The si te i s 1 ocated in Fi re Di stri ct # 1.
2. Approved numbers or addresses shall be placed on,all new and
existi ng bui 1 di ngs i n such a posi ti on as to be pl ainly vi si bl e
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eades.
4. Building permits will be required for each structure
~ 8
.
r <
ZONE RECLASSIFICATION N0. ZE-101-85
PLANNED UNIT DEYELOPMENT N0. PUDE-3-86
YARIANCE N0. VE-30-86
e) COUNTY 6UILOING AND SAFETY DEPARTMENT (continued)
5. Fire hydrants whlch meet the fire flow are required to be
installed prior to any construc tion. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showin9 each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform F1re Code is required prior to
constructi on of the water servi ce. Al l requi red fi re protecti on
facilities shall be installed and made serviceable prior to and
during the time of construction.
f) WATER PURVEYOR
1. Water Purveyor is Modern Electric Water Company, and they will
supply the si te wi th adequate water for domestic, fi re and
irrigation uses.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
We concur that the proposed project will not have a significant
impact on ai r qual t ty i n the Spokane area.
al l ai r pol l uti on regul ati ons must be met. Thi s 1 ncl udes but i s not
limited to the following:
1. Ai r pol l uti on regul att ons require that dust emi ss1 ons duri ng
demolition, excavation and construction projects be controlled.
Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspension of acti vi ty duri ng certai n weather condi tions. Hau1
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures must be taken to avoid the depositlon of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
inmediately to clean these surfaces.
3. All travelied surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. It has been determined that fireplaces and wood stoves are a
significant source of suspended particulates. The sma11
particles lOmlcrons) are respirable and can have an adverse
effect upon the health of the public. We strongly urge that 1f
wood stoves/f i replaces are used,, that burning be done as
" efficiently as possible. All wood should be seasoned and stored
i n a dry pl ace . Duri ng perl ods of poor venti 1 ati on or el evated
ai r pol l ut1 on 1 evel s, we request that use of waod stevps and
.
.
ZONE RECLaSSIFICATION N0. ZE-101-85
PLANNED UNIT DEVELOPMENT N0. PUDE-3-86
VARIANCE N0. YE-30-86
gj COUNTY AIR POLLUTION CONTROL AUTNORITY (continued)
5. Some objecti onabl e odors ari11 1ikely resul t duri ng the
construction phase of the project and from motor vehicles usi ng
the si te fol l owi ng compl eti on of the project and from occupants
of the proposed project.
6. Additional Comments: ApplAcant has been in contact with our
Agency and i s fami 1 i ar wi th SCAPCA requi rements.
10
-a
Nlw
SPOKANE COUNTY ENVIRONMENTAL OROINANCE
(WAC 197-11-970) Section 11.10.230(3) Determination of Non-Significance (DNS)
DETERMINATION OF NON - SIGN I F I C A N C E - "ONS"
FILE NUMBER(S)• ZE-101-85, Residential Office to Urban Residential 22 (UR-22)
PUDE-3-86, Planned Unit Development Overlay Zone (With Sewer
Densi ty Bonus)
YE- 30-86, Variance to Allow A Formula of 1/2 Parking Space
per Retirement Apartment
PROPONENT. RALPH GUTHRIE c/o Art Noll (509) 926-1561
DESCRIPTION OF PROPOSAL: Proposed rezone to Urban Residential 22 (UR 22)9
together with a Planned Unit Development Overlay Zone and Sewer Density Bonus
provision, for an approximate 6.6-Acre site. Development would consist of a
192-Unit Retirement Apartment Complex at a residential density of
approximately 29-Uni ts per acre.
Also requested is a Variance from Section 8.02,060-(3) of the Zoning Code for
Spokane County, which requires 1 parking space per retirement apartment, to
allow only 1/2 parking space per retirement apartment.
LOCATION of proposal, including street address, if any Generally located
north of Mission Avenue, approximately 1,800 feet east of Pines Road and north
of the intersection of Mission Avenue and Woodlawn Road in Section 10-25-44.
LEAD AGENCY• SPOKANE COUNTY PLANNING DEPaRTMEN7
DETERMINATION: 7he lead agency for thi s proposal has deterTni ned that it does
not have a probable significant adverse impact on the environment. An
Envirornnental Impact Statement (EIS) is not required under PCW
43,21C.030(2)(c). This decision was made after review of a completed
environmental checklist and other information on file with the lead agency.
This inforination is available to the public on request.
RESPONSIBLE OFFICIAL. STEYE P. HOROBIOWSKI
Position/Title - Spokane County Zoning Administrator Phone -(509)456-2205
Address - Spokane County Planning Department
North 721 Jefferson Street, Spokane, WA 99260
.
DATE ISSUED• May 19, 1986 SIGNATURE•
This "DNS" is issued under 197-11-340(2); the lead agency will not act on this
proposal for fifteen (15) days from the date issued (see above).
CONMENTS MUST BE SUBMITTED NO LATER THAN June 4, 19869 by 4 00 P.M.
APPEAL Of This Determinatton may be made to the SPOKANE COUNTY PLANNING
DEPARTMENT, North 721 Jefferson, Spokane, WA 99260. This appeal deadline is
the same as the above proposal appeal deadline, being ten (10) calendar days
after the sigm ng of the Findings and Order. This appeal must be written and
must be prepared pursuant specific criteria on official appeal forms. Contact
the above Responsible Official to assist you with the specifics for a SEPA
appea 1.
This "DNSp Form was mailed to agencies and departments as noted below,
1. WA State Department of Ecology (Olympia)
2. WA State Department of Ecology (Spokane)
3. WA State Dept. of Social and Health Services
4. Spokane County Health Oistrict
5. Fi re Di stri ct #1
6. Water District - Modern Electric
7. Spokane County Air Pollution Control Authority
8. WA State Dept. of Transportation (Spokane)
9. '208' Water Quality
t ~
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E1ITVIRONMENZ°AL -
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CHECI~LiST =
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SPOKANE ENVIRONME1tTTAL ORDI1vANCE
SECTI0N 11o10a230(1)
. ~
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ZElJlo-?~
.
BPOtM MVte02NS1lAI. OSDINAliO
(WAC 197-11-960) SBCtiOp 11 10 230(1)
Bnviroamental Checkliet
Pile !Po !Y
Fntpoee oE Checkliat:
The State 6nviromeatel Policy Act (SBPA) chapter 43 11C RCM requiree ell governmental agenciee to coaelder the eaviranmeatel impacte of e propoael
before making deciaioas M 6aviroumental Impaet Statement (EIS) muet De prepered for all proposale vith penbable eigniflceot advesee lmpecte on
the aualitq of the envirnameat !'de puspoae of thia checkliet le to provide information to help qou w,d the egencq identifq impacte from qour
propoeal (and to teduee or avoid impacts fros the propoeel, if i[ cae Ae done) and to Relp the agencp decide vhether en BIS is requised
Inetcuctione tos Applicante
ihie enviroameatal cReckliet eeke you to deecrise eame baeic latometioa about your propoeal Cove mmental ageaciee uee thie cAecklist to detecmine
vhether tde env![onmental impacte of qouc propoael are eignificant. requiring prepacation of an BIS Mever the aueetione briefly vitA the most
preciee ioformetioo kaovn, or glva the beet dascriptioa you can
You cuet ansvec each question accurately and carelully. to etee beet of your knarledge Ia moet caeee, you ehould be able to eASwer the Queetioas
isom yoar own olservetione or profect plane vithout the need to hire eqests If you reallq do not kaov the eaeres. or ii e queetion doee not apply
to your psopoeal, vrite 'do aot knav' os 'doee aot epply ' Camplete anevere to the questioas nav mey evoid uaaeceeeacp delaya lates
8ome questioae aek about goveraaentel reguletione, euch as soning. shoreliae, ead lendmark deeigaetione Mswer theee Questione if qou cea If you
heve probleme, the goverameatal agencies cea aeeiet yau
The checkllot queetione apply to all patte of 9onr praposal, even if poa plea to do them over a period of time or on differeat pereele of lend
Attech aay additional lafoemetioa that vill desccibe your propoeel or its eavironmeatel effecta 1'lce ageacy co vhicfi qou aubmit thio checkliet mey
aek qou to explalo yaur aasvere or provide additioml laformation reaeomblq celeted to deteeminiag if there may Ee eignlficaot adveree tmpsct
Oee of checkliet fos aoaprojeet proposelei
Cmplete thie checklist ior Aonprosect propoeale. evea though aueetiooe may be anevered "does aot apply"
IH ADDIi'IOl1. complete the BUPPLamN7'AL 8un'! FaQ NQNPROJ6CT ACiI08S(part D)
Por aoapcoject actioas, the refereacee io the eAecklist to the uorde 'projeet,' "appiicnnt." and 'property or aite' ehonld be read ee 'propoeal,"
"proposer.' aad 'sftected geographic area.' seapaetivaly
A BACICCROQDID
1 Name of propoeed projeet, !f appliceple NO apeaffic name has bAAYI CrlOHATI fOl' thie D2'OriACti 8ti
thie time e At some point there Will be a nante choeen for the project o
sName of Applicaot Ralph Guthrie ( Cuthrie Inveetment e~
3 Addreae and phoue number of applicaat or coatset pessons Fe
99206; (549) 9 9211 Trent Ae~e.a I s O~ kgn~ . WBA~1i11~iOZ'~
26e1561
4 Date elucklisc prepared o MmC}1 12. 1986
S Ageacy eoeaueetiog cheeklists $flpkA!'fA CotaftV Plennin,g DAUartmeat
6 Propoeed tlmiag or ocbedule (iacluding phasiog. !i appliceble) Con8tructi0n ti0 b9giD s1ImZ'/f811 19861
Project to be built in Prom three to t'ive phasee; timing of phaeee will depeiid aa
mas°ket reepanse to the prolect; wfien firet phase at 60% atccupeacy, secand phase
( aatfrritiee ceater &second reeidence bruilding ) will beg9a canetruction o
no epecit'ic eahedvle for the eiaee or timing of other phaeee.
7 a Do you 6ave aay planr Eor future additioae, expsoeion, or furt6et aetivity ralated to oc eonnected att6 thie propoeelt If yee, e:plain
Yes; retirement aDartaente are to be aeveiot)ea in conjunation arith gpaesorlg
nureing home9 at eome time bede msy be added to the aureing home facilityo
b Do qou ovn or have oqtioas on land neerby or adjaceot to this proposel7 IF yee. euplain YAin: t}lA p=1'IA'!'f8= Au1'fA thA
adJacent 5 078 acree to the West of the site o Thfe ie ueed for the exietiag
nureing home, and aill be ueed Por any expaneione of the nureing homa,
8 Liot aay enviroetmeotal infosmetioa qou knov ebout thet hae beeo prepered, oc rill be prepared, ditectly related to thie proposel
Ehviromerital cheakliete have been prepared for thie property for the original
zvnin hearirige, end aleo tor s chenge of condition hearing in 1984.
& ZE-17-71 & ZE-7A-69 & ZZ-17A-71 ) To the-aponeor 'e knovrledg+e no
other enviromental inPormation that directly relates to thie pro,1ect ha e
beea developedo However, the enviromental information tor the Pinee Road U.L.I.D.
e oepiTaI-'coutd"hav+e some po nits AFie~
would relate to th~,projeat, ' co ~ Q
~ L ~ 40-
~
1
BPOKANB oVZROmoo'iA1. OoIb1ANC6
(YAC 197-11-960) Seetion 11 10 230(1)
w alltXCitOUND (coatiaued)
9 po yon ksar vhether a licstione re Qg fo go r nt 1 a r yale ot Q~her ro ale irac ly ffecci the proQ~ rty cove~ad py your
propoaolt It ges. esplalo ~eet ~[le kBSPP~TeAt•p Y9D~'~mI1~ Ot ~OCtA11d 1'iAiLif:.h
3ervicee ie in the proceee of f3na1 approval tor the buildfng pleae for
addMan to the epaaeor+ e exfet-ing nureing home.
~
10 Llet any goveroment appsovala or petmice that will se aeeded for yous proposol, !f kaova Preliminary approval from
the Hearing Bxaminer'e Committee; 3pokatie County Eagineerb ( roade & draina
gpdkonf-COMM e e r c; pceae Comty Utilities Department C eeaer $
- 4
11 Cive brief, camplete desc:iptipn of your propoeal. ineludieg the proposei ueee lnad the sise of the project sad site 'lfiece ste eeveral
auestfone e10 i• tha k to ecri°certala ae ete f pro e 1 You d not need to re eet thoae anevere on this
~ga iEi~ ke ~le '~~e ~eve~.opemen~ of° 1''~ rereme~~ a~oartmen tuiits on
bei~ acreso •poneor ie re ueeting azoae ohange f'rom the old Reeidential Office
, a P'iTD overlayD Applica6le deneity banueee to inareaee
r e Park-ing
space tom -a-ch tm 3ivdng tmi4s. T-Ms'
for,jlivfng_upitla and the forth Por actiyt~~m
an "H01 pattern, with the 1~ e r~aan3ag ~[arth and 'South and the croo~ r~ SW
a~~6eeto ~'he or , aa~ee,+ building liee direQtly North af the central
% G a am A~..e
~ s
12 Location ot the psapoeal - Civt aufficieat infosmation to a person to undb:ntpnd t1►i precise location ot your propoaed projeet. lacluding e
etceet oddreeo. if eay, aod eection, towaabip sad saage. if knovn.#j If e propoeal arould occur oves a range of area provlde the raage or
pounderiee oE tRe eite (e) Provtde e legel Qeecsiption, slte plaa, vicinitr map. end topogrepAic mep. !t reaoombly aveilable IA+ile you
ehauld su6mit any ylane requised by ehe ngency. yw sre not thQalred to duplicete mape or detailed plane euamitted eith eaq permit applieatlon
sele~ed to tlAe eheckliot
4,001 $ast of neraler. . It ie Eaet of 9,1271 MlRaio++ AQA _ Tt iit i-n Sect {m JLo:
--ToMeRp 25 Wo$ Range " L oW.Me o
Traut , sXC the e eef-fherof; Trset a. EXCEPT the Eaet ?1r6-o-6 f'eet
thereof; , , Ioltm qm of
p
oFWaeh~ ~ _ • ~ i ! , ' ~ ,
~ t
13 Does ihe propooed~ ectioa 1te vitbin tRe Aquifer 8eesitive Area (A~kr)! f6~ teoaral Sevar 8esvice Areat ihe Priority Ser+er Seevtce Area? lhe
cicy o! spokaaet (Sees spolam Councy•o ASA Ovarlsy Lom l►tlss for boundosles)
The eite lies within the follawiqga Aciuifer 3eneitive Area., P4s.s.ae~ a..ses.Asa
!Oe Ur-ban catagory o~he Compreheaeive Pl~ua , the North Pines II.L oI eD a o ,
1 _ ~
n 27..tp 1 ?0 BS COMPIBl8D SY AYPLIGtR °
r
Bvaluatioa Por
Agency Uee Oniy
1 PABTN
e Ceoerel deecriptioo ot tha site (cirele one) Plnt, rolliog hilly, ateep elopee, mountaiooue,
otberr
120 PeAt drOp• Off~ BRpTOKL~+~,,,,v g#.g n raet dv~ ,+.e the
1 oaat ian otj en abendoaned irrigation 'denat o(IJ3ES ATTACHED )
) J - j - j ~
b 4!• the steepQet slope on tAe site (approsimete 4ercent alope)1 A1Z'OX~gtie~i3l,_
~Q The entire eite will be graded to rdduce any extreme elopee.
„
c lihat general typee of soils are fouod on the eite (tor ewmple, cley, eaad, gravel, peet, muck)4
Ii 16u kaor the elsssificatioa of agsicultural aoils, apeeifq them eud wote eay primg formlapd.
The eoile areigonerelly grevilely with a lay+er of topeoil that
vdmqWg-rfft a few incnee to over a f~.
d Are thera eutfuct ~eetioae os hietorq of uastable eoile !o the immediete vicialtyf It eo
deeeribe ,
Ea
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BPOKA6IB BNVIROP4BHTAL OBDINAliCL
(WAC 197-11-960) &ectioe 11 10 230(1)
B ENYIQOMMUTAL BLSlBNTS(toatlmied)
Evaluation Por
Agency Use Only
e Deacribe the purpose. type and appro:imete auantitiep oE any filliag or gra ng propQaed
loescace eoucca of fill It iA prOnOAAd t.t18t. T.h~ w9IIAr L"dIIL01]r6 of the
eite aill be retainede Howeve, approaimately four feet will be
CuT-?rom the South eide ot the site, to miRgate eoma eficte of
geo e eire itself,
f Could eroeion occur ae ansulc of cleering, canettuctioa, or ueet If eo, generally describe •
The eoils are auch that they do not tend toward eroeion' they at°e
too rmiable oThey are idenfUiec ae Garrtean graveny I-osme
. . . ~ 9
$ M
~
ie slfght4"
g About vAat perceat of the eite vill De covered vith !m oue eurfaca after roject eoae ruc-
tsoo (fot example ~pn.lt ot ~slai~e)t ThiA denen~d on he denfeion for
the parking varience4 but no matter will be within the ►g_uidelinee
pf the Spokene Covaity Zaninq Code, ae adopted iia 1985 and in effect
Munry,, 1966.
,
h Proposed meanucae to reduce o: contsol eroaion, os othes lmpaets to the eerth if anqs
ATo epecial methods Por eroeioa caantrol will be necceeeary
be cauee of the nature of the eoil e. Aay exce esive sl ope e aill
.
. u '
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2 AI8
a Hhat tqpe of emiesioae to the eic vould reeult from tkhe propoeel (i e duet, eutomobile, odore
induetriel. vood omoke) ducieg eoestructioa and when the project ie completedt If aayp
gaaeraily da!1cribe and give appsoximace ausatitee it Iown Tf'+mro aori 7 I bA gfllftA dugt
cre eted dur in g conetruct iaan , but ell necoe sear v mean a f or dust
control will be utilized, Ae acceee to the site is from a malar
arterM ,~ere are e►lready large amounts of-'traf'f'ic ead-the
ACAED )
0
b Are tAere eay ott-site ~q}~recea o emi• lone or odo t t qay eff t ous pr po e14 46eo~
generally deeeribt 1-[1 e~te Is locaie~ ~er ese~~t~ . end the '
emieeiaae level ma be elig1 tl h3Aer than is normal in the
Sp -okane aey, o trafon the ibreewaya IBerwiee
thVWJ&VA
+ , .
e Propooed maawrae to raduce or eontrol emieeioas or dtber impaete to aire it anyt
No epeciel meaeures will be needed to cantrol emmieeioneo
Retired persaae,ae a rule,uEMme puMc traneft to a
e`ir
hamn
e
3 WA2E8
e Surfeces
(1) Ie there any eurfece veter body o0 or in the immedieie vicinity of the eite lacludiag year-
round and eeaeoael etreama. ealtvater, lakee, ponda. uetleade)f If yes, deectibe type and
provide aemea If eppropLiate, etate vhet etreem or river !t ilovs lato
Not applicable o ,
(2) ilill the project require eny rrork over, in. or adjaceat to (ji a 2Q ) cha described
rateret If yes, pleaee deecribe and ettech evaileble plena BeA BbOve
~ -
~ t
(YAC ~97-1i-460) Section il 10 430(1)= SPOI~ANE BIiVZROI~D~NTAI. OBDIHAHC~
- ~ ?I
8 BBVIROlQEHYAL BLBNBNTS (continued)
Bvaluetion Fot
Ageney Uea Oaly
(3) Eetimste the amount of fill aad dredge materiel thet vould be pleced ia or removed from the
aurface reter or vetlande eod indicete e~er B~Ofe~ite_t~hat vould be affected Iadicete
the eousce oi till meterie2 •
• i
~ ► , t
1 1
(6) Mill che propoeel ceauice surface vater vithdravals or diversione4 Cive general descrip-
tion, purpoae eod approximate quaatitiea if known N Oti $oliCabUgp
(5) Doee the pcopoeal lie vithin e 100-year flood pleinT If eo note locatioo on the eite plaa
No it doee aot o _
(6) Doee the propoeal involve any dischacgee of raete meteriule tqjwrfa vetoui ~f eohO
deecsibe the type oi vaete and aaticipeted volume of dieeharge 1 t~e pll D~
dieabargee to BurPaae wateree
b CROl1NDa
(1) Nill ground vater be vlthdsavn, or will vater be diecherged to grouftd veter? Cive geaeral
description purpose. ead approxlmste quantlties if knovn be
aoithftmA There Will be ipom,a diecharglee to grovmd =ter from
impervioue surfacea, but theee will be mitig;aated by utilisatioan
o w-&ainage wthode. Aa the eite ntilizee the l/alley 3ever,
s e e oThe epaneor ie
t 3EE ATTACHED)
(2) Desesibe vaete materiel that vill be diecharged into the groucd fsam septie tanke or other
eaniteq vaete tseotaeot faeillty Deecribe tQe general eise of the eqetem, the mimeer of
houeee to bo eerved (!t appliceb4e) or the aumbes of peraoas the eystem(e) ere expected to eerve
Thi• projeot w311 be served by the Valley Sewer Syetem9 and
waete mst,erfia wffFbe treated by the City of Spokeae,
,.t ~
iI~~ it
(3) QeecriDe eay syeteme, otdeF tdea thoee deaigntd for the diaposal ot eenltery veste. :~J
lnstAllQd for the purpose of dischacging fluide belov the grourJ eurface (includee-syeteme-ebch
ae thoee for the disposel of etorm vetas oz drainege fram floos dseine) DeeCtibe tbo type of
syetem. the amount of inetecial to be dispaded of through the syetem and the typee of ineteriele
likely to ee diepoeed of (includiag meteriale vhicA mai 6 th sye~ +em inedve ~yeat2y thr ugb
spille or ae e reeult of flre fightiag ectivities) ~ 'B1~ADo AQetemB
w311 be utilizsd !or thie projec;t o ThA exact numbere of
drsfnage arees will be determfaed by the Office of the 3pokene
tioxnty j!~ngineero
(6) itill any chemicale (especielly orgeeic eolveote or petroleum fuels) be etored in ebove
grouad or As round store e t nke? If eo what typee aad quentities of ineteriala will be
ecorea ?'~y $erm ~~mhe1 d ehA llmgl it,seeei ated wi t~
the number of reeidential unite propoeedo A emell amount ~
of pool chemicele Will be etored far water qwality coatrol Z E ~
~ ~
~ - '
BPOReNB BiiVI60mQmr?AL OBDIMCB
(YAC 197-11-960) Seetioo 11 10 230(1)
e aNVtROME+RAL XLMMi8 (eontiouad) z-' .j
Bveluntlon Pos
Agoocy Uee Oaly
(S) Nut protecti~re oeaeuree sl11 be talten to tasute tl~at leate os spills, oi ae~y e6Omltale
atoced or used oa eits dill aot ba ollotied to parcolate to gronnd vatar (thie iacludo0 meaeuree
to keap chemicals out oi disposal eyetene dssctibed !o 3b(I) ecd 9b(9)1
All ahemicale will be packeged in aQpropriate oonta er
an etore~in ma3ntenance areae acceaesb~le to suthorized
Paremis i
.
. .
c ilater Rnaotf (inelndiag stoeo vatar)s ~
(1) Deeeriba tAo aousce oi :rmofi (iocludiag etom vatar) ahd metdod ot eolleetioa end diepoeal
if ony (lncluda quaatitimo. if koqgn ) s vil hip vater llarf Uill thio vster tlov into
otlwr vateref It oo, daecribe !i1$10~~ W~.~i DA f1'OID the emareeviarieg ef
portioae ot the eite b buildirige at1 or vin e It will ~
glnera~d aoa eite atiepoeed o o draiaage
eYstemoo eae eyeteme vvill be
s
(2) ilill any c6amicale be etorad, dandled or aeed oa the eite in a loeatian Yhase s epill or
leat vill drain to sur[aee or eouad vater or to a etom vater dioposal eqetem diaeleargiag to
eurtaee or grouad +atest
~ * o
t
(3) ~rAUld vanta materielo ecte; gcouod os susisce eraceret It eo. genetally daeeri0e 1
T
NO -
d Proposed meaouses to raducQ os control sucface, gsouod. aod nmafi vntec lmpacte, if eay (it
~ 'tbe psopoaod action lies Mthio t6e Aniter Beomitive Aree Do eoyeeially claes on Qzplnnetione
relatiag to facilitias eomaraing Seetione 3b(4). 9e(sS. ene 3c(2) oi thts ehoekliet)
The eite wil], be eerved by the 3pokene VeSley aewer o All
&alff trestte-id ueing ainage meiode.
-
4 PIAM
o Aeck osUcircla ype ot vtgecatioo foum oa the sitet
decldnoue trse: aldar, saplo. aapan. othes
x avergeeoa treet tis, ceder, pioe, ot6ae
$ eheube
g graas
oasture
eroP or gteic
1
vet eoll plunta, cattail. buttercup, bullrunho eiuidk eebbago, other
aeter ploatei uatet 1i11y, Qalgrase, oilioil, othes
other typas oi vagetation
b ilhat kiad aed amouot of wgststioa vill be removad or altsredt Al180st 100A Of
native vegetation Rill be removed and then replaced by
8 eee, ehru-0e and graee. SpecMc nwnbere euy
t
0
c Liet threstaned os aadangered epecies know to pe on or aesr the eite NOS
d Psopoeed landeeepiog, uee of oativa p}~ a, o other oeasures to preoetqe os eohaace vegetetiou
0o tAe oites il aeyi ,Q AD9@1Z~0 ~BT1dAQ8.,_tf1A1A bAi11it AVIAlApAdf
and Will be utilimed in a wro.riate haeee se esoh phaee of
c~ietruc~ian t~a cee qcsooverseen by t- Plonning ~
Department of 3poki, Covnty.
r
v s (
3
1 ~ ~ ~
~ ' ~ ~ ~ J SFOXAHB BFYIBOlII~NTAL ~b~ 1 • !
(WlC 197-11-960) BQCClOD 11 10 230(1) ~ i ra
B ZNVMWW4 (CODt1ulBd) 4 Il BY81Y4CiOD PO!
_ c { 1 AgaOtT OQ6 0017
s arrDuu.s
s Cinle aoy eieds anA anl"lo vhica haw beeo oeeetvad bh oc aear the oiii er ata Rnare to be on
os neor tho eitet
Oitdoo 6avk, haroo, saglao eocgeirdo, othsri _ smal.l bjl°aA aeeociatea wiUh IIrban/
eumwaan eflso
maomalst dsat. Dner, elk. psaver, otMri -Sms]7 s'-^~AAntrAlv IPA-~ao s••••••e ••"ma18
fioh: boaes oalmon. ttont, Aarriog, ahellEies, othert NO~iA -
otQers -
e Liet aay threateoed or andmgarad speeie• Imam to be on or c4ac the sito
None
t
c Io tho eite pest of a aigration mutef It eo. esplelo NO
e
d Psoposed aeacusem to proseeve oi adhsOCO sildltto, it aryi ThA kiabitatA thAt ArA
preeent will be dieplaaed during oanetrnctian9 but native
e eee RII-be aOle to ufMgs the the latidsoaped areae that
y0@L13Tgi2'lg fl0I'Bo
6 BNBBGY AND NAl11YAL itBSOD6C68
a Nwt klodo ot anesgy (electrie, netural gae, rood atova, eoles) vill be ased to mat the
t6e eoapleted pso ' enor ooedsf Da be v6ethar it vi bc besti tocialk eeo ~8~w~' 8~ be u8ed ~or to ~°i~atJnff.°~laetr1c{ty
wi].1 'use~i"or ~pgl buildiqge aPill comply with the
3,9 II~ ,&,0 gy uWA O ~ • J - J
b bioald yonr pro4ect ettect ehe potsntiel nse ot ealas ooesgy py ndjaeent psopesciest It oo.
geoosally ducribe
- A1 Og ~ 3e$baQkB ar'e Buch thAt aillamu+ V`P'nvertlen ~Wi 9 .
not be eflectedo
t {L ~,l.i ~ } + '
-e Ybat kiVe of 6msgy cobsetiraEton faetnraa bra ineladed ta t~ plaaa ot t4le psopoealt Llet
otlmr Sp=oposed meaaureo to seAsce e! Lootrol eossgyf tapaeta, t aeiiIl
'Compl'lanee arith the U:B oC e r endf'alsib-4dfled l
to olifieAOe fhe R' f$otord ot'rbbtfi wan-e awd =eeffiageo '
r •
, , ~ ~ • ~ . l t ~ ~ ~ ~ ~
7 YP7iYWY1Cl~~NU ~Y~Y~O ` r i
a An tttare my acvlsoaseotel haalta 6aserde, ioaludinr expoeure to t!a ehm9ieple, sisk oi iiro
aad oapioelon, aPili, ot hasacdow eraete. t6at could oecnr ae a ree2t ot thio propoealt if eo,
dmocriba 1 ' ~ t
NOo N
.
1 J FS'.
n
~ .
(1) Oeectibo epeclal emergeacy eervicee tAat migDt be reqnised
Z E vtLlis 8izee AII 111~.A~R'1A1 m St~ ity an'd i.. t .
I
~ ENV1R0lMhNTAL 6LENhNTS Scuatinuxd)
hvoluetton Fur
Agency Uee Only
ENVIRONMBNTAL HEAI.TH
(2) Propoeed meaeuree to reduce or control environeteotel Aealth he:erde if anys
Seaurity and emergency elarm systeme will be in plaoe„ Programe
to promote mental end phqeicel health will be availablea The
ac e e center wM promote exercee. A program of cf-o-se
intaining
~
D Noiset
(1) What types of noise eaiet_)p theearea ch may e fect your pr Jecc or ex ple trafffc~
equipment operation otherY ~~~1A wmijL bA ~ncreaeec no~BA ~13I'j.t1e COI1 8ti2'LICt'iiOtl
f'rom added trat'fic end machineryo The increase in traffic noise
after occupancy wi1T'be afIg-R-An oomparism wi-th a conventionsl
aize, due to the reafde$t°e'-1tf'eetyle o
riods,
(2) What typea aad levels of noise would pe created bq or aesociated vith the projeet on n
ehort-term oc a long-term basie (Eor example uaffelc.e cone~~11 tipa o~s~tvOi~h@rj Inticate
whet hours noiee vould eame fcam the elte T~1r 9P1 bA 8b18 snareaeee
in noise levele dur3ng conetruation9 f'rom 7 A.M. t• 6 P oM, o ,
On a lang term baeie, there will be verq emall increaee in
nuiee, e~reai-dent-le e e. Community actiVitiee
f 9
(3) Propoeed meesure co reduce or control noise impacte, if eny
Privacy ie importaat to retired reeidente and the tend to
ma e.Lesg noiee ~an younger pereoneo e at on wJal
o .
8 LAND AND SNORELINE USE
n Whut le the curreat uee o[ the Blte and ad jacen[ properttesP ThA Ai.tA iA VgCBl1t e
Adjacent propert ie e are ueed f'or re sident ia]. , mult i-famil y9 i
nureing homee 21drcu tu
b Hae the ei beea ueed or u CrePal4 eo, deecrtbe ~ e
c Describe any etructuree oe the site
irrigation cansl. Thie ie to be levreled durinor site gradfng.
d Mill eny etcucturee be demoliehed? If so vhicht ►See BbOVe4
e lihet le the current aoniag classification of the siteT Ra83dgw.~~„Al tIfficso
f What is Che current campreheneive plan Aeslgnetlon of the sitet IIrbsn
g If spplicable, vfist !e the current shoreline mes[er program designation of the aite7
N ot appl i cable e r~ f
h Hae any pert che site been claseified es an "saviro~e lly seneitive" area? If so
e~cifr '~'~9 sit9 is within the Aeuer Seneitivin rAS, i°
All meeaure s required by Spokane Couna~ncie e will be u~ized to protect the aquifer, "208n
f Approximetely hov many people would realde or vock ln the completed project? A 1iLrQM nimber ~ r?
of the reeidente will be ovidoWe or widaavere, thue vae are projecting
~aroxima~y ,~~eane per unito ~'here will a r 9ent meaager,
etat'f will ;;cf,.Ae full-time security and a houl,..,leaning etat'Po
f At fu11 oecupancy a staff of forty pereone ie not unreaeonable.
BPOEAR 8t1VIROMOMM ORDIBAlICB
(lfAC 197-11-960) Bactioa 11 10 230(1)
H MVtROMMdlAL BLBMEpT8 (contiauad)
Bvaluatloa Bos
Ageucy Uea Oaly
j Appro:lmately hov oeny people vould the eompleted psoject diaplacat _ume
k Proposed meaauros to avoid or reduee dieplacement impects, if enyi
Not applicAbleA
~
a.•
1 Bso ed mensuro o apaoza tha 1 is campatipbe vith ~loting e4d pro eted laad uoee and
pi ~Ir ~y: 'A ur~p,ea~ A aen Ai Atffit wit.h thw 'p ' tn a1 ~a
plan ftd ft -coml%atabl~ witb adjaaent lead, uee e o There misLbt be
•ome minor ca;ii~at arith land usee to the South of the eite.9 butt
ia ~ecsping, end efte gTadiag wM miupte
.
9 Housuac
a Appsosimatsly ha+ am 1 be prov! . it 1 Iadieate Aer gh. aiiddl r
lo,-i,c~ a~„t ~~alTv1ng ua~e ai nrop~o e~~e be.
middle iaoome rental timite for retired pereanee
e Approxlmetely liou manyy{plto. it a~. va be elimiq~tgdtIad}eatg vh t~!es Aigh, piddle,or ~
la,r-saca~e houetae l~0 1n'li~a wjul b4 el1AA aT.eQ_ ~=i'IIe nraiaet, iA
ecologically advantagiousbecause it aill meke larfeer living
sva~Fa 1e when resident~~~f~thp i~ 4~istit~g homeeo
e Proposed meseusee to reduce or coptsoe og pa . a
Ae no ted, tbe houeirig iapaate are poeitive, beaauee it aPill
make available existing homee for kaurger familiee , that are
now y oae or-two pereonso Thle type of-houeing i.t
eingle
wW
10 ABSTHBTICB
e ilhst !a the talleot QeigAt ot eay proposed etsucture (o), aot inciudi°g aatoanes, rhat !a the
priaeipal a:tarior bullding metarlel(e) psoposedt ThrAA AtAl'7 p1A o TihA JfdtfA!!'t
ot' thie ie mitigated by site gradiag thst will lower tbe
eouth eide of-Tie projeci-f'our to Pive f eet o 8uildinge are eet
o Mther reduae impact e o
4
9 on8
b ~ vmaint in t~i?ete land vicin ty wv1 A ~~oreobstruetedt T1tra gjBj$9 nf +hAAd
eingle famil reeideaces to the 3auth will be ePfectied to eonEe
degree: Ae t~ey are o`rer Seven himdred feet from the oreet of the
n o 33te ~ac~ing p , te, moet efteateo
e Psopbepd meeouree to redoea vr coatroi aesehbtie impae .^!f eay ~
3ome 6ave been `enmerated sbove o ~Ae kark6tabilitir' it" dependaat '
upcai aee~ic appeal9 iandeeaping,and desigm haare been-- given.
0
11 LICliT AND GI.AAS
a irhet tqpe of light or glare rill the proposal produce? 11hat time of day would it meinly occurt
TrafPic end n t lighte f'rom living unit& Aleo a eyetem
of eecurity EiJR-Ing will be Inetalled, but illuminatiaan
e elte ,
b Could light or glare'trom Me fiaiehed project be a eafecy haserd or lnterfeee vilh vievet
Ne t J
~
r
c What e:istiag off-site eourcee of light or glere meq affect your proposelt _
Interetate 90 ie a eource of off eite ligbt or glare
thie ie unavoidable. Building loaation aill mitigate the
8f!`eft.
d~ Proposed meaeu[es to reduce or control light end glare lmpecte if enyt -
e nOt~,d abOV~@,, '
A85
~
d~ `
BPOxAM 6NVIROtDMtiL1L OADIiACB
(NAC 197-11-960) 8ection 11 10 230(1)
e BNVIAmomlel. $Aum (eoutimued)
, Sveluetioa Yor
,
Ageacq Uee Oaly
12 R8CB8AlIOlti , •
e itdat deoigaated aod iniotmel recreetiooal`opportuaitlee are !a the immadietely vieioityf
Thare iA a eaeier e~~~ zinna .wntnr WAn np hea 89 te,.„=r~ #,hA
Vaftet.7 oP sotieitiee avaibable within the county, The complex
itseJlt a#ll-lnalnde en aativitiee bnilding, and will employ
ed%IVMea director o I
b Yould tds propoeed psojeet dieplaca aey exietiag recreatioaal usaet It eo.-daeeHbe
iY O
S ~ c Propoaed meaeu'ma to idduce or eontSol impacte on reesep~,tpn~ ncludi ree n ppostunit~e~
to Do provlded by tle9 epsoject oti appli~aot. it aqyt A,L.1 1 ~lOA ~V9e
The oamplex wi].l 4eature a eWimaiMiarn. oal r a ui$f.4 eavna~~lk3rig
traat9 aotivi~3ee rqomes ohapel, Putting greeas
t
e, 'Y~, an~.~~
i
% °
13 HISi+OAUC AND CO{,'NBAL pR88SRVA?IOS ,
~ •
a Are there aq~r plaeeo os oSlecte listed on, or praposed fbs aatiom2, etate, or ioeel pseeerva-
tion eegietese kooro to be vo or pext to the sitq! It so, pneselly deeeribe
No, i - I r t'
~ ~ ~ ~ i~ ! • r^
t
u ^ f ~ t f .
e Ceaerally deec=ibe any lsadmeske or evidenee ot historie archaeologicel, aeientifie os cultural
lmportance kaovn to be o0 or next to the eite
~
e Psoposed meesuree to seduce oF control lmpncto. if eays ~
Not aoliCBlAe
, -
ia rRANseoaraiioe F , r .
a Ydantity pubYie eireate at~ higL~ydryeesvibg the eitQ. 6n~ deoeribe propoasd accaes to the`
a:leting stmet oyetes 8dov an eite plaao, it aay pr41pA"m pncpss 3dyI }e- -f,.om
Miesion A1ve, , Thera voi1.1 be a central driveway, end alw abea
I~ comp~e1_e there will be A o3rcttl°aP drive,jsround the perimeter
~ O ~ t J 1 ~ 1 I 1 ~I J t~ ~ 1 I ?'i
b le.aisa eu[yently eQ=vmd public traoaf~t,T Ii not, ahat !e the epyrosimate dioteoce to the
oeareet traneit btoof t ~eBs The lOQAl At S1ma T1".8a9iti s9z!3d_ceAo the
eite *ill ba 3s~~rvaeed se the number of reaideate ine aw■•) Aloo
c gwipr r ~dL ic9P~~< ~~~~a cee-p:ojacc su.tmeet CL ~~'1~ < 1;2 pqrk$ng epaoee, The e~paaeor Peele
, a en e ut31ise
0
Phe epoeor ie_ rileua4 0n g W,.ija c,e +.allaw f~ ~
d Mill tAe pro ~ °
posal reauire eny nev roede or etreets, or lmpsovemente to e:ietiag roeda os etreete
oot includiag drivewayet Ii eo, genernlly deecribe (!ndlcate vhether public or private)
No •
e Vl11 tbe psofact uee (or occur l;twhe lmmediate viciaity of) water, rail, or air treaeportetioat
If eo generally deeeribe ~
'1► -
_ ~ .
a~j+~~ ?
~ ~ ^ 'S.}~ r 3 1L. it o -y L 5~s. "h 7~►~'_w.~ ;'~1bt ~m..~aFu~ ~~~tYN 1,L
SPOxMtE BHIIIRONlgHSAL OADiNAliCB
(11AC 197-11-960) Beetion 11 10 230(1)
0 BNVIROI+DMBTAL BLDEI!'B (contimead)
Evaluation Por
Agency (1ee Oaly
f Hov meay vehicular trlpa pec day vould be geaeratad ey the.eompleted projectT If kawm
ladicate vhea pesk vould oecus e2ee
of vebiole tripe Der day for the Droiects The lifee le oP the
reeidente, available public traneit and e ahuttle bue eervice
w3II-keep i-ripe to a trery ema1l number in comparieori to a
o ~~~T MMD5
g Propoaed meesuree to reduee or coatrol traaeportetlon impacte, if eay:
A 3pokane treneit bue etop- a.shuttla sarvir.a.. im~
promot ion ot' car pool e f'or re a ident e o
15 PUBLIC SERVICBS
a iiould the project result ia ao increeeed need for public eervicee ([or esemplei Pire protectioo,
police procection. dealtb care, sc6oole, other)t If eo. generallq deecribe
Security and eafety measure s Wi1,l minimi~ the demanda Por
public eerviceeo A central eecurity eyetem will be utilized and
the ge wiIl-be equiped with a ftre aprfig'cl er eyate m,
b Propoeed meoeures to reduce os eontrol direct impaete oa puelie eervicee, it aay:
Ae the demend t'or public dervicea bv the elderlv ie often peater
than the general public, private eecurity and health facilitiee
~3I1 actually make ih-elr demanda upon public agenciee lower
0
16 UiILITIES
a Circle utilitiee curreatly eval2asle at the eite electrlcity, aatural gae. vater, rePuse
earviee, telephoae, aanitssy eeMer ]MM
b Deocribe the utiliciee that ere pcopoaed for the project, the utllity providing the service ead
tha aaeral neruc on eetivitle on~r e!te or the ~late vicinit vfiich m! bt be
aeeded Weterc pover ~v Moc~ern ~~eetrie- Gy W=W
Phane by P.N. B., refuse by Vall ey garbae eewer by the flounty
d~ o
C SICDIAIVBB
I. che undereigaed, aveer under the pemisy of perjury chet tAe above responeee are mede truthfully and to tAe beot of mq Icnouledge I aleo
nodesetaad that ehould there be eny willful mierepraeentatioa or villful lacic of full dieclosure oo my pert the a enc may vitAdrav nny
determinatioo of nonsigoifieance tlwt it might leeue in relianee upon tbie eheelcliet
Date / V r Psoponent Ralnh CuthrlA
(Pleaee Priat or lype)
Propoaeat: Adarese: E • Q9206
.
phone 926-151A
Pereoe campleting fo:me AzJ&M r]OU Dates
Phone 726-1561.
FOB 8'fAPP USB OM.Y l
tt ~ I
Staf! M~ber(e) Revieving Checkliet: ~
s
0- )-ia i h u
Ito Z
Baeed on thie etaEf review of the eavironmeatal checkliet and other pertinent infocmetion, the eteffs `
A Concludes thet there ere no probeDle eigaificant adraerae impacte and recommeeds a detecminetlon of nooeigaificaace
B Concludee thet probeble eignificent edveree enviroemental impacte do exiet foe the current ptopoael aad cecommende a mltigeted deter-
miaetioo of noneigaificance vith conditioae
-
C Coacludee that these ere probable aigeificant edverse envisoameotel lmpacte aad racommande a deteeminetion of sigai!lcence
1~5 pILING F66 - =75 00
, •
CONTINIIATION OF ENVIROMENTAL CHECKLIST FOR ZE - 101-81.:
A. Hackground:
11. building. There will be 48 living unita in the centrel
building, alang with a rental center, security center aad a lobby/meeting
area. This building fronta on the central parking/entry area. This features
a semi-circular driv+e aad sa abundance of parking and landacaping areas.
The exact design of this parking area will be altered if the Varience
reqwest of the sponaor is grarited. The central building is atepped down
from the South to the North, as are all of the buildinga. This arrangement
will beet "Fit" the buildinga to the site. All buildings, except for the
activities center, are three stories tall. The topography of the site lends
itself to thia in auch a wat that Prom the atreet the buildings will not
appear to be more than stories tall. By being ateDped doin on the North
eide, it will allow Por more living umits to have a view. The East and West
buildings are mirror images oP each other. They will each have apprmcimately
72 living units. These buildings will also have an offset central aection.
This will break both interior and exterior lines to create a more appealing
visusl effect.
The pro3ect will offer a secure pleasant home pith a vride range of activities
and recreation available. It will also feature the optione of either community
dining or privately served meals. With the sponsor's close tiea to the adjacent
nursing home a variety of benefits will be aveilable to the residents. It ie
planned that a comprehensive program of health monitering will be a feature
of thia pro3ect.
B. Ehviromental Elements:
la.... The South side of the project fronts on Misaion Ave.
From the street level there will be a drop of 4 to 5 Peet to the level of
the main floor and the parking lot. Thia break will help to mitigate any
possible impacts of the three atoried buildings. There are several other
buildings of thie height in the area, including Medicus and the Velley
Hoepital complex.
2a. create a a4uch lower level of added auto emmisafonap because
the residents, as a rule, w311 have a much lower use of individual vrehicles.
A shuttle bue and public traneit will be used by most of the residents.
3b. (1) reduoe the amoumt of inpervious aufaces, asphalt, etc.,
that contribute to higher levela of ground water contamination. Of courae
adverse effects will be mitigated by "208" drainage areas.
14P.... Fig►ures from the Office of the Spokane County Engineer
reflect only three vehicle trips per day for a retirement apartment living
unit. This is from all sources, deliveries 9 visits, ataff,and residente.
.
4WSPOKANE COUNTY PLANNING DEPART`►.,,,.AT
APPLICATIONS BEFORE THE ZONING ADJUSTORiBOARD OF ADJUSTMENT,
~
Ce rti fi cate of Exempti on # Appl icatiori # VE-30-86
~
y~ Name of Appl icant Fa1Ph Guthrie
Street Address E. 9211 Trent Ave.
Home
City Spokane State Waeh. Z1p Code 99206 Phone Work. 926-1561
Name of Property Owner(s) Ralph Guthrie ( Guthrie Investaents )
REQUE ION ( S)( Circl e App rop ri ate Acti on )
41riance s Coriditional Use Permit Non-Conforming Lot/Use
Wai ver o f Viol atiori Temporary Use/Structure Other
* *
* FOR STAFF USE ONLY *
* *
*Ci te 0 rdi n an ce Se cti an y. D;Z 6(00, (3~) _ Ol d Co de New Co de
*Secti ori 40 Towris h1 p dZ S Rarige yy P rope rty Si ze ~
*Existing Zor>>ng F.L U P Oesignation
~
* *
*PSSA &>N UTA N ASA Q N FIRE DIST ~ LE6AL CHEClCED BY #
*
*Hearing Date Staff takirig iri Appl i cation --RO('
* * * * * * * * * * * * * * ~ * * * * * * * * * r ~r x ~ * ~ ~r * * * * * * * * *
Existing Use of Property Vacant Lmd .
Descrlbe Iritended Proposal 192 retirement aoartments & aetivities conter
The epaanaor is reqveating a variaaoe to Sectiaan 8.02.060-0) of the Zaning Code to
reduoe the number of na~kjag-apacaA renuir d f em 3/jint te mit=
Street Address of Property Eaat af E, 12715 Misaion Ame*
Legal Descrlpt1on of Property ( Iricl ude easement if appl icable) Traet 25~_MCZPT the
West 11 feet therecP; AND Tract 26, EXCEPT the Eaet 246,6 Peet thereof; i.n
ASSLSSOR'S PLAT N0. 6, as per plat therof recorded in Volume "P" of Plats♦
pQr 14j ALL, ~XCIMPT~COLnty TOQd9 * Ldl~ti~ ~✓~}n % 53 o'~f~t ~ ,7~'~
f -
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P a rce 1# 10543-0227~10 -0?„2~ ✓ ~ S o u rce o f L e a 1
~ , ~ Titl_ot Com_
Total amount of ac~joiriirig lanct controlled by this owrier/sponsor 15.78 What ititerest cio you hold iii the property o
Please 1ist prevtous Plaiining Oepartment actions involvirig this property
Z&-7-69,ZE-17-71,= -7A-6~9,ZE-1?A-?l; Z$-101-85 to be heard coricureatl~► vrith
request tor verience I qNl THE OWNER OF RECORD OR AUTHORI- :
I SWEAR, UNDER THE PENALTY OF PERJURY, THAT (1) _
ENT FOR THE PROPOSED SITE, (2) IF NOT TNE OWNER, WRITTEN PERh1ISSION FROM SAID ,
ZED AG
ORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED, AND (3) A-L OE gEST ~OV
OWNER AUTH
RESPONSES A34D THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO TH
MY KNOWLEDGE - '
t- `
Si gned
Address ~69•t~ 14 0•►t 99Ltl6
Phone No u `•i 5-41 ~~t~ ` ~o~.....~~9►6
~ ^ ` ~ e
NOTARY SEAL Notary
D ate
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A BURDEN OF PROOF
It is necessary for the applicauit or his/her representative to establish the
reasons-why the requested proposal shoul d be approved arid to literal ly put forth
the basi c case Accordirigly, you shoul d have been gi ven a form for your requested
ac±i on (`13r3 ar ce, ;,or dit141idl use, e4L-,c )dzs-igriEd tu iiei N ynu present your case
in a way which addresses the crtteria which the Zoning Adjustor must consider
Please fi 11 the form out and return it wi th your appl icati on If you di dn't get a
form, ask the P1 anning Department persorinel for advi ce on how to proceed
6 SIGN-OFF BY COUNTY DEPARTMENTS
1 COU Y HEALTH DISTRICT
A re i mi na ry cons tati on has been hel d to dis cus s ~ther-oposal The appl i-
s
ca t as b e i d o f req ui remen t an d rlc
, ~
n at C Da e ( Si gn-off Wai ved)
s( 2. COUNTY GINEER'S DEPARTMEN7
A prel iminary consultation has been hel d to discuss the proposal. The appl i-
cant has been irif d of requi rements and standards
,
gnat - (Clate-) (Si gn-off Wai ved)
~ 3 COUNTY UTILITIES DEPARTMENT (Waive if outside WMAB)
[W] A preliminary corisultation has been held to discuss the proposal The
appl icant h be iriformed of requirements arid standards
~
i gnature) 4a (Sign-off Wai ved)
0 The appl i cant is requi red to dis cuss the p roposal wi th
to become iiifornied of requi rements and
standards.
(Distri ct Si gnature) (Date) (5igri-off Waived)
~ WJA4, 4 WATE
R PURVEY04 (Wai ve i f outs i de CWSSA) NAME ~ ~J~-tJ a) The proposal~is not located withiri the bouridary of our future service area
~
b) The proposal is/is not located within the boundary of our currerit distri ct
c) W a are not able to serve this site wi th adequate water
d) Satisfactory arrarigements t beeri made to serve this proposal
~ 4-14-gG
(Si gnature) (Date) (Si gn-off Waived)
= c ~
r
APPLICANT'S FORM
~
~
~ NEIME Ralph Guthrie
FILE # 1/E - ~v
I. VARIANCES The County Zoning Ordinance, Section 4.03.020 (64), clarifies
that variance i s an adj ustment made to a "dimensional" regul ation
Websters New Collegiate Dictionary (1979) defines "dimension" as a
measure in one direction (and therefore includes "area").
A. State Law (36. 70.020 (14) RCW).. Is the subject property deprived of
privtleges commonly enjoyed by other properties in same vicinity and ione and
does the vari ance remedy the di fference in privileges? If so, what privi leges?
The applicant feels that the provisions of 8ection 8.02.060 of the
Spokane Cowcity 8aening Code are excessive in their requirement for
one parking space Por each apartment in a retirement apartment complex.
He is requesting that this ba reduoed to 1/2 space for each apartment.
A eimular variance wae granted to a retirement aomplex approxisately
3/4 of a mile fr om the s ite Covnt y f ile g pUD-1-86 & VE-11-86 )
In conjunction with thia reqwest, the sponsor hae requested anamendment
to the applicable provision of the Zoning Code.
B 6ecause of special circumstances applicable to subject property, including
size, shape, topography, location or surroundings, does strict application of
the dimensional regulation deprive the subject property of rights/privileges
en3oyed by other properties in vicinity under IDENTICAL zones7 If yes, what
special circums tances exis t?
See copy oP March 12, 1986 letter to Steve Horobiowaki coricerning
amendment of the Zonin g Code, attached.
C. Wi11 granting of the vari ance be material ly detrimerital to publ ic wel fare OR
injurious to property or improvements in the vicinity and zone in which the
subject property is located?
The granting of this varience will not be detrimental to eny property
improvements or to the public wellfare in the area. The requirement
for one parking space for each retirement apartment is excessivre due
to the physical liabilities of some residents, and their lite atyle
that places agreater reliance upon nublic transit. The pro ject tR3.11
al eo in clude provision s f or private shuttle buse s run by the management.
The sponsor cites the parking ratios used by the City of Spokaae,
0.56 spaces per dwelling for retirement apartmenta# as being more
than adequate.
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- SPOKANE 6ELLEVUE . ~
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~r~' ~ ' GUTHRIE INVESTMENT, INC. East 9211 Trent Avenue
.
: pokane, washington 99206
. :
T-;. .
; t. a4 .
MaT-c}i 12, 19~t6
:'.t~:vz Horobiowski, Zoiling Administrator
c/c~ !-4Gr;ane County Plannir.g Department
fJ. 721 eff'F.rscn
irtori nq 2b0
; ; ~ r, Ur~C - ( ~ ) ~~f r,e ":pokane County -7oning Code anci
-'1 : .a~:l-.. . the1eC.' f, •
;jke to congratulate you and the entixe planninh st;af'f for
,you have cior.e an the new Spokane Cour.ty Zonirig Code.
l~,c~cvever, 1j1~.e ti~ EJoint out to you a section t}1at 1 fee1
.<<< ~~_i : s ~.;F~ ,zr,iFr►ded. ret'er to :;ection 8.02.o60 :;pa: es Required, wpecifically, I take
.-x. ,,er,'. isA: t(, the requi remert for one parking space per dwelling unit
,l• 1•ct,l remer:t capartrren±.s. If`ee1 that this adds much unneccessary
:it rc th(-, :levelopmer.t of retiren►ent apartments . linlikP regulax
I'etl Y'eITIe?i 't.: ciraY't;i1C'I1tS :,Jer,,.re that SCE;tnETlt Of the genera I
±-J:i ~n r,hat can be subdividcd into active and ron-act.ive
`I''rie non-.aCti-%/e res.idt,nta i3o not, as a rule, have
: r•~ ~st.c~ ve.)"cles. Ti1ey utilize public trar.sit ar►d/or friends oi•
i,.r• t,ransportation. It inas been my experiencF! that the
~ : ~ ~ y ,_t« .►~.~1, ha ve rlr; v t-i te ~•ehii: l r.3 .
i.,: i 1t a t,.reivt :ll:lt apiartrr,ent cornplex :iExt t.() my
. .i ;i- r:~ E-lc".,~-= :~t. ~~c,u,•t.,tj ari(i Ur. i~~F,r~.i -tY. 4;E~ provi~:ed twelv~: spaces
.
-
;;t-s• t.hc:: o2•:iirlar<<,e. t,)ver the Iao,t. Pighteen Q2GI1tr1s, the- r.utnber c~
~ a ~ - ` r C'~ •
~.~i• the sF t.we-Zv_ :~.r ~ar'r ..,triF.] _.is~s, ~t 1a0; occup~.ncy, 11~s beer~
~:i:in, ric~t sucTL eiL:F=. ?.r::it r.he oarking requirem.ent for ret,ire-
t, :-.c,aIltzler:t.s srioil_l u be one .Stace i'ar each six anartments, but
;-1 sul)st,;-or.t ; ai reduct icrn is in order. rAy stal'f nar
•ti` .i 'i:► s wi Lri respect tc, pronosal within the Ci ty of
• . `I 1-,c: C i ty reuus res spaces f'or each living uni i in a
i is► pra ject, b►a t. f'or ret i Y-ement ap;:1.r ~lllerltS tY!ey use z
r•r~~~:: ~ t' of tl-,e Ito1"Rtal requi re!nent; or .56 spaces nF•r dwell-
f~~~l evrrl t,:~ i:~ 1~~~~y be a little t~i€riz.
~;r3Y) c:rtu.i i t~~ c1 x•e.~byt.erian Chu,rch, has ust cc~mpl.tt,ed a
j
~.CllSII:,t1(-ari nC; i'c~r si xty snit ret:4rem.ent complex ( Z~'-102U85,
;~t~.- ? Tt;c►, ;,.n s VE-11-6b). Ttic,;~ i•equ°sted a vtriarice for .i 1''PGUL'.4- i~~n
: r, '•,.~!c; !';li't~~:C~x' Uf Y'eqlll2'E::i p%LI•king Sp1CP.S, dI1d it WaS gT'ar]tE'd.
z• ~.:~.riar:ce calleci fur oIlE' space for every tiao Z1Vli1 ; ur,ito. T•
ii ao prE~-~ariiig :riy cc•rn applic;atiori for sorr~e retire:~►.ent apart-
riri tiissior, Avenue, acitiaceiit t.o my nursirlg home, Opportunity
CenteY•, 3n3 ivill request a similar variance. I car,
'.t',ar E;v=ry prupcsal for retirement apartments w3.11 request a ~
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~ LAND DEVELOPMENT ~ HEAI.TH CARE FACIl.IT1E5 ~ M 1- MIL= A IDENTIA~ C UtUCTION
~
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srrciildi: variance. With that as the case, the prudent and logical
tha n~.~ tr) do wculd be to amend the requirement for one space per
1i' 1 Tur ur7it in that 5ection 8 02.060 0f the Zqning Code As a
rr~rr i1,E-i nt the Nationdl Councll on Housing for the Aged of the
P3tit ionil tiarrte Builders Association I feel that I am the one to
bring 1 h1 s rrkatter te your attention.
1
Iz, tne z equsrement is reducEd to "ff ypaee for each dwelling unit,
lt wLll save many thousands of aollars in paving costs and those
savlr:E: can be utilized in vttier areas. Tn additian, the gxound
that would have been paved can nvw be utilized for landscaping
ar.d/or garden areas for the residents. For, aur area, it also has
thr- beriefzt of reducing surface water drainage from paved areas
arol L~Vu.S, greatly reducing the amount of pollutants tMat can
.POIFrALal.ly tret into the ground water So, in addition to enhanc-
zng thE visual appeal of such proJects, we take another step in
pro *e r txng the Aquifer.
T:.m st-,ilding c.opies of thls letter to ea.eh of the County Commj ss-
ioners, and I urge them to support any amendment that would
rrcluc e t h is iirineccessary parking requirement.
If 7 r,).rt be of any help in this mattPr, please feel free to contact
Itl e
'Ver y truly yours,
Ralph GuthYle ,
PresidPnt
RC r►'Tnt
CC Lo,ir a af County Cornmiassoners
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