26149 PE-1872 CAELEN PLACE
City of PERMIT # PW
5POKANE VALLEY
UTTLITY RIGHT - C3F - WAY APPLrCATZON
AND PERNflT
PZTBLIC WORKSS I)EPAR~'.t1~ENT
APPLxCATIQN
Location of praperLy involved (ar address)
Name of company m #4~ jifViAt I
Address of company .~i/--phone
C4ntractvrs name
Contractors sddress phone
Cnntractoxs registration Number WuATL7-105V#- Expiration date
Right of Way:
Pavement ar sidewalk intrusive. Yes No
IntrusiVe vutside of paWement or sidevvalks. Yes Nn
Ilength of cut f#. Depth of cut ft. Width of cut ft.
Direction of eut
Contact persvn
.
Address of eontact _SJALF` Phone
Please ex lain in deta` the descriptian of f,he activity proposed. ~.V~
r
I heceby authorixe the City of Sgokane VaIley tfl charge the fee far this permit to my credit card:
Visa Mastercharge .
Frint name of hoider Signatuire
PERMT: 5pecial Conditions
Rest4ration. Permanent Temporasy
Type of back t`il1 to he used: gravel cruahed CDF
IS A CUPY fJF ABQNI) IIEPOSITED WITH THE CITY OF SPUKANE VALLEY ?
A COPY (DF THE CITY i UTILIT'Y LTABILITY INSURANCE PDLICY M[TST BE vN
FILE AT THE Cx`X'Y.
PERMTT FEE $ TNSPECTIOrN FEE $ ,
Approved
Public Waxks Airect[rr Date
CALL 24 HaURS BEFDRL INSI'L'CTIpNNEEaDED
Pharie 509-688-0036 .Fax 509-688-0037
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PROJECT ENGMER' DATE:
CONTRACTOR: CONTRACT TIlVLE: OF
SUB CONTRACTOR: /P1 VLSTTORS TO JOB-STTE:
S[JpERINTENDENT: FOREMAIV: OPERATOR: LABORER: I
SURVEYORS: FLAGMAN: I
# HR.S. # HR.S. # $R$
EXCAVATOR: I ROLLER: ~ JOB TRUCK: ~
DOT,ER: I TRUCK
SCRAPER: I TRUCKAND PUP: ( I
FRONT LOADER: + BELLY DUIYIP: I I
GRADER: I BACK AOE:
WA?ER TRUCK: I , SKID STEER:
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RE Prehminarry Plat of Caelen Place, and }
Change of Condatrons, in the'Urban } FXNI?YNGS []F FACT,
Residential-22 (CCJR-22) Zone; ) CONCLUSIUNS aF LAVV,
Applicant TT Landcv, LLC } AIVD DECTSIUN
Fi1e No PE-1880-OOfZE-46A-93 }
1. SLTMNkARY 4F PROPC}SAL ANT) DECTSTON
Propasal: Applzcation for the preliminary plat of Caelen Place, to suUdrvzde approximately
3 92 acres of tand mto 12 lots, fbr the develapment of 66 dwellulg ramts, including 22 dupTex
(two-faniiy resldence) uruts and 44 multi-family dwelling unrts, and applicatinn for a change
of cQnditivns tD a prior rezone, a11 in the existzng Urban Residential-22 (UR-22) zane.
Decision: Appmved, subject to canditians
f
II. BACKGROi7NI3 INFORMATIC]iVIFTNDINGS UF FACT
A. Generallnfarmation:
Applicant: TJ Landco, LLC, 12005 North Faxrwoad 1]nve, Spokane, WA. 99204
(3wner: David and Georgia Platt, 510 East Patanrarna Dnve, Camano Island, WA 98292
Locativn: Generally Ieacated at the soufiheast corner o£the intersection ofBest Raad ar►d
Main Avenue, west of Galvm Road, and alsm adjacent to Sprague Avenue, in #he southeast
quarter of Sectron 14, Township 25 North, Range 44 EWM, Spokane Gauaity, Washtngton.
Zflning: Urhan Residential-22 (UR-22) The site is also within the Aquifer SensitiVe Area
(ASA) Querlay zDne and tfie PublFC 'I'ransit Benefit Axea designated by the Count}+ Zaning Code.
Comprehensive Plan: Urhan category The subject properky is also vvithin the ASA, t,he
Pnanty Sewer Service Area and khe Urban Impact Area designated in the P1an
Critical Areas: Nane designated an County Gntrcal Areas maps
Cvunty ICJGA: The sulaject prvperty is located mside the intenm urban growth area (iUGA)
bvundaries designated by Spakane Gvunty, pursuant ta the Washington SEate ~'arrowth
Management Act
~nvironmental Review; A Determtnation of Nonsignificance was 3ssuedby the County
Dxvisrnn of Plannmg on Decetnber 22, 20(]0
HE F'mdings, Gnnelusinns and Decision PE-1$80-[}f1 Page 1
s Site Deseription: The site is apprvximately 3 92 acres zn srze The main body of the sxte is
generaliy rectangulax m shape. A. 30-faot wide stnp of Iand, vr neck, extends due south frQm the
southwest carner of the maxn bady of the site, far a dastance of 250 feet, tv Sprague Avenue The
subaect property is generally flat, with a maximum slvpe of appraxirnately 4°Ia, except far sQme
maunds of debns and topsail The sate zs currentty undeveloped, and zs covered with native
grasses and weeds.
The site fronts along Main Avenue far approxirnately 450 feet, and alang Sprague AVenue for 30
feet Sest Rvad extends srauth alang the west boundary of the site far approximately 170 feet, at
a nght of way width of 55 feet, befare farmuig a partial cul-de-sac adjacent ta the sxte. Sest
Rvad continues south as a haif nght of way fvr 125 feet, befare terminatirag at the southeriy
horder of the adjacent plat of Vera Vu Addition
On C}ctvber 20, 2000, the Heanng Examiner denied, withaut preJudice, an applicatian f❑r a
grelinninary plat to subdivide the site inta 5 81ots fflr 58 dwe4lrng unlts, fncluding 8 lvts far
detached single-farrcily restdences, and 50 lots fvr diVided duplexes. The project also included a
request for a Planned Unit DeVelapment Qverlay zvne, in the extsting LTR-22 zone See File No
PE-1872-OafPUDE-4-00
Area Ruad System: Sprague Avenue, Evergreen Road ariti Broadway Road zn the area are a11
designated as Pnncipal Artenals by the County Artenal Road Plan. Adams Rvad t4 the east is
designated as a Minor Artenal, whsle Va1leyway Avenue to the north is designated as aCollector
Artenal Main Avenue and Best Rvad are LQCa1 Access roads Main Avenue and Best Rvad,
nvrth of Main AVenue, are paved hut lack sidewalk Best RQad zs tanpaved sauth oflVlain
Sprague Avenue campnses a rnajor traffic and comrnerczal camdor through the Valley area of
the caurity Evergreen Raad, north of Sprague Avenue, is berng widened by the County ta a
5-lane artenal roaad section A fceeway anterchange Ts heing cnrastruGted by the State of
WashingtQn at Interstate 90 and Evergreen FLoad, a few miles northwest of the site, fn
con}unction wtth such vvrderung praject
Surrounding Conditions: The Ma]or Cammercial category designated by the +Camprehensive
Plan extends alang the north sids of Sprague Avenue tv a depth of 640 feet, and to a slightly
gi-eater depth an the sauth side The land lying north of the Majar Cammercial +category rn the
area is designated iJrban T'he srte is designated rnside the MaJar Ccrmrnercial categDry, except
for a nanvvv stnp runrarng along the narth bvundary, which is designated in the T.Trban categary
The nearest caunty parks aze respectively 1oGated 2 miles to the west and a an31e to the
nQrthwest, as tlae crow flies
The land iying nvrtherYy of the srte is zaned Urban Resiciential-3 5(TTk-3 5), and consists
primanYy of single-family hames an lats of vanous size, and a few undevelaped parceis. The
IaIld 1y1I1g VVeSt of fhe 51te alld Be5t Road Y5 ZOTIed CTR-3 5, and rs pnmanly developed with
single-faenily residences The single-family lots abutting Best Raad ta the west and norkhwest
average 15,500 square feet in size A duplex rs locaited across Maun Avenue froin the site, on tax
parcel no 45 143 9178 A few vther scattered duptexes are found west of Vera Vta Addrtian in
the area See garcel informatian in the pu}alic natice packet
HE Fmdings, Conclusians and Decision PE-1880-00 Page 2
. • ^ ~ ,
Decisivn GuideXine 21.5.11 recommends pedestnan £acilities that enha.nce the safety and
canventence of pedestnan travel and to provide access to neighborhovd faeilities T)ecisaan
Guidelme 21 15 states that sidewallcs should at a minimum 6e pravided along all arteraal roads
and a111oca1 access roads which lead to schoaYs, parks and shvppmg distncts.
The ARF recammends the early acquisition af the prescrihed nght of wsdth fvr Pnncapal
Artena.ls, th4ugh ac#ual rnad canstruction wgthrn such nght af way may he a.ccomplished in
phases aver rime. Cornprehensiwe Plan, p, 253. Decisivn Guid€1ine 21 1.3 states that the revtew
of lat3d use prvposals shauld contaln provzszans far extensrons, alignments and adequate nght of
way acqUisitian for desigrrated Cnunty Arterials.
abjectpve 21 16 recommends that long-range widerung requarements be considered rn
developments adjacent to arterials arid antfczpated artenals, to allnvv fnr increased traffic volumes
cause.d by future developrnents. Decisivn Guideune 21 1 13 states #.hat zn selecting lang-rauige
artenal improvements, cvnsideration shauld be given to long-range unprovements at sigruficarit _
locatrons where such amprov errlents will delay ar elimpnate futw'e high cost recanstruction. The
Transportatran section polrcies fzrkher state that propased development may be required to
dedxcate needed nght af way, vr to widen, ar assist in widemreg, existing transportation facilitxes;
all in accardance vvith estahlished raad desFgn cntena and official nnaps Decision Guidehne
21.1.7.
The prunary functian of Lacal Access rQads is to provide access to adjacent property and
dehver traffic to artenals Such roads aa'e to be designed and located to provide canvenient
access to resYdentaal lvts, discourage flvvvs vf traffic thrQUgh a neighborhood, and eneaurage
cantinuaus or unvbstructed fdaw vf traffic from a neighbarhaad to a neighborhood Callector
Arterial Camprehenstve Plan, p 247 and 260; and Decision Guideline 21.3 3
T3ecisian Ciuideline 21.5 10 discaurages "thrvugh„ traff'ic from usang residential access
streets, anti encaurages making residental neighhorhovds more attractive to family residents.
The alignmenf and traffic cvntral shauld encaurage a slow, safe speed. This may be
accomplzshed by utxllzLng physical and traffic management techniques such as affset
intersections, C1rcIe dnVeS, Gl1N1IlY1ea1' Sl7eet de51g11 3Ild GLIl-de°SaCS
2 Consistenev of proiect with Comnrehensive Plan, Dublic health. safetv and welfarel
nublic use and interest; infrastructure needs, and anDlicable develavment regulatrons
The site is currently zvned Urban Residential-22 ([JR-22}, azone specifically intended to
7rnplement the Urban cate,gory of the Comprehenssve Plan The purpvse and intent af the i]R-22
zone is set farth mZoning Cvde 14 622 100, as follows
The purpose of the UR-22 zone as to .set standczrds for the arderly
development vf resident:ai property irr a manner that pravzdes a desYrable
hvrng envaronment that rs compatible wath .rurrounding dand uses and
assures the pratectiara of property values It as rntended that thas zrrne be
userl to add to the varaety af hausirag tyPes and as an tmplementrattan taol for
the Comprehensave Plan Urbara Gatezorv densrtres Ge'ner'al charactertstacs
of'these areus anclude paved roads, publzc sewer and water, accessabaliry to
HE Findings, Canclusians and Decisioa PE-1880-00 Page 9
. schoods and Iibruraes, and a fuli lane of publac servrces rncluding manned
fire protectian and publac transat acees.rabalrty Offices are permatted in the
UR-22 zarae in order ta provade some of the servace needs generated by hcgh-
intensaty land uses The hwhest densatv resadentiul zone. UR-22. as antended
Primaraly far multaple-famalv dweldin.es and rs usuallv located adracent ta
maiar or secondarv arterzars It cs used as atransitaon betweera daw or
medium densitv muTtaDle-familv uses and antensave commercxal or law
intensttv industraad uses and ta Drovade for higher deras2tv hausanL- in
locattons cdose to emnlovment, shovpang and maror dransnartataon where
movemerzts ofDerapde can be haradled efficaent[v and wath lerxst overall
adverse rrnaact
[eanphaszs added].
Fnor ta 1996, the L]R-22 zane allvwed rnulti-famlly dwelling unrts vf vanous types, offices
and assorted other rxses, but did nat permat single-family homes or duplexes In Clctober, 1996,
the Caunty amended the t]R-22 zane to permit single-family hvmes, duplexes and assveiated
detached starage structures; arid to specYfy nunur►um lat size, frontage a.nd depth far such uses.
The amendment did nat revise the purpose and intent sectaon of the UR-22 zone, as set fart.h
abvve See Caunty Resolution No 96-0953
In 1994, the current site was rezoned froin the UR-3 5 tivne tv the UR-22 zone, far the
deWelopment of dfl rnultiple-famzly residences on apprraximately 4.1 acres vf land Such
prvposal, referemced as "Snowbrrd", provided for multi-family building complexes, a recreatTan
building, detached garages and other off street parkxng. Various cvnditions of appxoval were
imposed an the rezone, as summanzed abvve in 5ectzon 2of t.h1s decision
The 1994 rezone appraval authanzed Variatians #o fihe Snawbird project, mcluding but nat
timited to building location, landscape plaris, and generally allovvable uses of the zone, prvvided
that the site was developed generally in accvrdance with the concept presented ta the Board of
County Camrnissianers, as rnodified by the canditions nfapproVal, and that the onginal intent of
the develvpment plans was maintained. The development cancept and plarn for Snawbird is
reflected in the site plan of record for the 5nowhird tieVelopment, submitted on November 12,
1993, in Fi1e No. ZE-46-93
The cutrent project propvses f more tota1 dvstellmg umts than the Snowbird pr❑ject, bu#
only 44 of the 66 units proposed w1l1 be mu1ti-family The remaimng uauts are duplexes.
Dup,lexes are cansidered a mare cvmpatrble use with adjoining sxngPe-famiiy hames than multi-
farnily units. The multi-fam11y units in the Snowbird project reiied partiy on access ka the
adjoining local access streets af 1Vlain Avenue and Best Road The multi-family u.nxts in the
cuxrent pr+aject wi11 access solely anta Sprague Avenue, whieh is designated as a Pnncipal
Artenal The buildmg caverage fear tha cuxrent prnject overall is anly 25'°/u, vvhile the butidmg
coverage £or #he Snovsiblyd project was 30°/fl
The provision of darect, pnmary access to Sgrague Avenue, a Pnncipal Artenal, for the
Snowbird propvsal was a significant factor in the apprvv'al af the 1994 zez❑ne af the site, since zt
lirnited the volurrte af traffic generated aiong Aest ltoad and Main Avenue See finding vf fact
#19 in Commissianers' document no 94-0556, and Commissraners dvcument no 94-0272, zn
HE Fuidmgs, Conclusions and Decision PE-1880-40 Page 10
. plannrng File No ZE-46-93 The traffic analysis submrtted by the applicant's traffic engmeer
mdicates that the current projeat vvill generate only 22 peak hour Vehicle trlps per day along Best
Raad and Main Avenue, wrth all traffic alang such roads generated by the duplex units. Al1
tra.f.f'fic from the multi-family traffic fram the prvJect wall access directly anta Sprague Avenue
The cvnditions of appraval far the Snawbird prvpasal limrted buiiding heights to a
maximum of 1,5 stones, withaut a set height limit. The duplexes aYad multi-famrly building rn
the project are planned ta he 2-story structures, at a height nat ta exceed 35 feet At the puhlrc
heanng, the applicant's land use cansultant testified that the duplex biulduags wi11 be inset into
the graund at least 4 feet, presenting essentially a 1 5-stozy agpearance In additian, the
indzvidual lats supparting the duplexes vvil1 hreak up the sahd wall apgeara.nce that uvvuld be
presented by the fa►cades of the multi-fatxiily louildings planned in the Snowbird prQpasal
The multi-family bualding illustrated on the site plan of record rs vriented away fram the
surco►znding srngle-famzly residences The proposed buildrng height of 35 feet ts well below the
50-fvot nnaxunum buzldrng height allowed zn the i TR.-22 zane, and is the sarne as the maxunum
huilding heighi u1 the LTR-3 5zone. The suzrvunding residential properties are zoned UR-3.5
Such huilding heights da not appear excessive for the neighborhoad
The condrtians of appraval for the Snowbird prdject required that a C-t`oat high sight-
obscurr,ng fence be installed alang the westerly bvundary of the site, adjacent to the pnvate
dnveway propased in the neck of the site, a.nd alvng the east boundary o#'the szte The site plan
of xecord for the current pra,ect rllustrates 5 feet of Type ILi landscapmg alvng the portian of the
east boundary of the multi-family lat in the pr❑ject that abuts LTR-3 5 zaning, as requrred hy the
UR-22 zone. The applicant is also requxred ta mstall a6-faat hegh sight-❑bscuring screen along
such boundary portzon, as reqiured by the UR-22 zone
The applzcant will he required ta instalY 24 feet of Type IH landscapang where the multi-
family lot an fhe prelrminary plat abuts Best Raad, as required hy the IJR-22 zone. The Examuler
has a1sQ required that a G-foot tugh srght-obscunng screen be installed along such boundary
portian, ta proVide additional screenuig and to prevent the multi-famiYy units uY the project fram
accessing Best Road See Zotung Code 14 622.355
Tha prajeGt wiTl be serued by a hXgh level of public senaices, as recaamznended for
deueloprnent in bath the Urhan categQry and the Ma}or Commercial category Thls includes the
availability a£public sewer and water, paved streets, modem utilities 3'he site lies rnside the
Pubiic'T'ransifi Benefit Area. Public transit and convenience shoppzng facilities are located withln
reasanable walkYng dYStances of the praaect The praject site alsQ lies mside the intenm urhan
growth area bvundaries designated by the County, pursuant tv the State Grawih Management
Act, vvhere urban residen#ial densities are generally encauraged
The Urban categary of the CDmprehenslve Plan camments that parks vvili narmally be
assaciated with schvvls, although not exclusively. See Comprehensrve Flan, Section 1,
"Detatled Defimtion" Decislan Guideline 12 2 of the Urban categary recommends that
residential development provttie recreatianal apportumties for its residents in accardance with
the County's adopted plans
HE Findings, Cunclusions and Decision PE-188{}-40 Fage 11
• The 1994 rezvne was candttianed on the applrcant for the Snawbird project entenng anta
"voluntary agreements" with the County Parks I7epartment and #he local school dustnc#,
respectively, to mitigate the unpact of the project on schvoTs and parks. The 1989 Spakane
County Parks and Recreattvn Plan, advpted hy reference as part of the Recreaflon Element of the
Camprehensive Plan, recommends that the County acquire and develop 4 S acres of land per
1,000 residents for neighborhaodl'cormmumty parks. Nv evunty parks are located nearby, but
some recreatonal vpportum#ies will be pravided at area schools.
Pursuant to County Resaluttan Na 95-1005, adapted an September 12, 1995, the Board of
County Commissianers farmally suspended the use of voluntary agreements executed pursuaatt
to RCW 82 02 020 to mitigate t,he ampacts ofnew developrnen# an pa.rks and recreatson The
Heanng Examtner notes the restnetlans placed on imposing sach fees in the Yandmark eases of
Trtmen Devetopment v King Caunty, 124 VVn 2d 26Y(1994) and Hendersort Hornes v Bnthell,
124 Wn.2d 240 (1994).
Gvunty Resolutivn Np 95-1005 states that the County is an the process of updatmg the
1989 Parks and Recreation Plan Such resaluticrn requires Caunty Pa.rks tv cvnsult wrth
applicants for land subdXVistvn proposals, determine the need for tiedicahon of land witlun the
development for parks, and pravide information at public heanngs nn land use praposals
regardin& such matters The project file indicates that the T)ivrsian ofPYanning solrcited
comments frvm Central Valley School Distnct and the County Parks, Recreation and Fa.3r
Department, as cansulting ageraeies, but received no written resporise from such agencies. The
Examiner takes notice that the County no longer requires vvluntary agreements ta rnxtrgate
development impacts on parks or schooIs llnder a11 these circumstances, the project makes
appropnate pravzsians faz' schoals, scha6Ys, school graunds, and parks and recreatian.
The project generally meets the "fill-in" cntena, since it lies between and in clvse
proximrty ta at least 2 developed geagrapFuc areas having densities and land uses vvhich cvnfvrm
to their designattvn under the Camprehensive Plan, artd hecause the result of the development
wrll aid in #he econamic suppart of public services, by xncreasing the cast effectiveness of
utilities and puhlac facilrties and services, 5ee CornprehenszVe Plan glossary, defimtTOn of "fIl-
in devetapznenf„
For development meetrng the "fill in" cntena, the Urha.n categary encourages the
allvwance of increases in the base net density Yn sangle-famlly and mu14i-famrly restdential areas,
thraugh the approval of bvnus aptYOns, hnnus densities, zero lots lines, etc. However, such banus
density shauld nvt create a significant adverse irnpact an neighbonng land uses, and shvuld
generally conform to ather agplicahle polacies of the Comprehenszve Plan The applicant has nat
requested bonus density #'ar the graaeGt
The vuerall density of the project, at I+6.8 dwelling uruts per acre, is wfthin the densrry
a'ange recommended for residentFal develvpment in the Urbara category The density of the mu1ti-
famrly partivn of the site, at appraxirnately 20 dwellmg units per acre, is below the maximum
densrty allawed in the LTR-22 zane The duplex partion of the prvJect has a resFdential density of
12 8 dwelhng unuts per acre The duplex lats pn the proJect range fram 5,053 square feet to 9,109
square feet in size, and fram .SI] feet ta 69 feet in frQntage Duplexes in the LTR-22 zone nnust
o'bserve a minimum lat area of 3,240 squa.re feet, axtd a minimum frontage of 40 feet
HE Fmdrngs, Canclusions and I]ecision PE-1884-{30 Page 12
1 ,
The mults-family dwelYmg uaYts in the project meet the iacatian cntena far multi-farnily
development speci~'ied in the LTrban and Major Cvmmercial categanes af the GorriprehensiVe
Plan, and discussed in the purpase and zn#ent statement far the UR-22 zane The multi-fa3niiy
uruts front alang a major artenal, and are 1oGated near public tra,nsit, emplvyment and shopping.
Such unzts pmvide transitran between the xntensive commercial uses arid Regional Business
($-3) locafed alvng 5prague Avenue, and the higher-density duplex housing in the project, such
as fhe current project
The duplex uruts in the project provide a buffer between the high-density multi-fanruly
portion ofthe project and the single-family hames and scattered duplexes pnmanly zoned
LTR-3 5that surraund the site an the west, east and narth Viewed as a►avhole, the project
proyrties a hzgher density residenhal buffer bettiveen the intensive caminerczal uses franting along
Sprague Avenue and khe lvwer density residential neighbarhood that stin'ounds much of the site.
The traf~ic analysis s►abrrutted by the appllcant's traffic enganeer 1ndzcatss that the project
would not significantly unpact the transportatiom system in the area +Caunty Engmeering
conditrons af approval required the applrcant to provrde further traffic study to ensure adequate
aperatian af the dnveway apprvaeh at Sprague Avenue
Caunty Engineenng canditians alsa require the applieant to receiV+e approval of an
emergency access plan from the Caunty Frre Distnct, which may include the location af a Ivcked
gate, barncades or vther means of preventulg full publrc access frnm the muTti-family portxvn of
the project (Lvt 12) to Best Rvad The F3re Dxstnct found ernergency access for the xn.ulti-faruly
project ta be adequate, with gates ta be revpewed by the fire elrstnct The Examrner has added
requirernents that prohrbit public access from Lot 12 in the project tv Best Road or Maun Avenue,
but allow ernergency access approved by the Caunty Fire Distrdct
i Caunty Englneenng condihons requlre the appYicant to impraVe Best Raad ta a Loca1
Aceess roadway sectian, includ~ng the addition of 30 feet af asphalt aYong the fi7arttage af the
site, and the instailatian of curh and sidewalk The applicant ts further requzred ta improve Maui
Avenue by adding curb and sidewalk These canditions maJce appropnate prvvision fflr
sidewalks and roads The dramage requirernents specified in the County Englneenng conditivns
requare campliance vvith tl'ie County's Guidelines for Storrriwater Management, and make
adequate pxovisians of dramage vvays Compliance wiCh the Counky Fire Distnct requirements
assures appropnate prmVisian for fire protection
The project wi11 nat generate enaugh vetucle tnps per da.y t❑ reguire the applicant to
negotlate wlth Spokane Pubixc Tzansit regarding khe provisian vf public transrt facilfties See
t anang Cade 14 622.380, and traffic analysis fvr project
Considerably ?ess opposition to the project was subrrtstted by area residents, in camparison
to the appllcant's eartier project denaed withvut pre,udiGe in Flanriing File No PE-1 872-
O41PUDE-4-00. Nearby prvperty owners alvng Best Rvad and Main A,venue dtd express
vpposition ta the current project. This includes abjectians tv the small stze and density ofthe
prvposed duplex lots, the potential mcQnsistency of high-density duplex and rnultz-£amily
housing with neighbvnng single-#'amiPy homes, reductzons m property yalues, safety impacts
HE Fmdmgs, Concluszons and Deciszon PE-1880-[]0 Page 13
, from increased traffic along Main Avenue and Best Road, the madequacy of garkng far the
praposed duplex untts' and L]theI' cOIICeI115
A number of questions were raYSed in t11e latter dated J'anuary 3, 2001, fram Coraiie and
Larry Myers, and athers, to James Richardsan. In respanse tv these questions, the Examiner
advises that the 11 duplexes wrll so1eIy access directly +onto Mam Avenue a.rsd Best Road, and the
44-urut apartYnent cornplex will sfllely access Sprague Avenue The 25-fovt setback provided
atong the front of the duplex lots is far butldings, nnt driveways The 2 2-acre lot in the project
iracludes the "L"-shaped apartment building, a large camrnon area located directly northwesterly
of such buildrng, the parkrng areas south and east of such buzlding, and the driveway access ta
Sprague AVenue F3est Road w111 be paved ta a width of 30 feet alang the £rontage of khe dupiex
lats
As descnbed by the appiicant at the public hearing, the duplex structures in the praject will
have a resrdentaai conternporary design that wiYl be comparible with the neighbarhovd The
proposed apartment bullding will he insulated hy distance, landscapirtg and requiared sight-
vbscunng screening from neighbvrzng singie-fairuly hames. The height of the buildings in the
project will nvt exceed the maximum height of single-family hames allawed ui tlie adjaining
LTR-3 5zone. C7£~ street parking far the duplexes and apartmerit coznplex wyll eflmply with
Zomng Code requxrements, which are 15 spaces per umt fvr mulh-faaruly dwellrngs and 2 spaces
per unlt for a duplex (4 total spaces) The site plan of record illustrates 66 parking spaces fvr the
apartment cQrr►plex, which exactly meets requirements
Based on the above arlaiysis, the Examzner finds that the praject, as conditioned, will nat
destroy the singIe-farmly amenities in the area, vr sigmficantly impact property values in the
area, and w zll be reasonably compatible wrth netghhanng land uses
The praject is conditivned far cvnnpliance wlth the UR-22 zone, other apphcahle provisions
of the Caunty Zvning Cc►de, Caunty suhdivisian regulatiflns, and ather applxca'ble development
regulatznns The ptvpvsed subdivistan meets the general design requirements specified in
sectian 12 4(]0 122 of the Caunty Suhdrvisian C]rdinance, and ather requirements lisfed in
chapter 12 400 of such ordinance No deicrencres rvith regard to the prvject's compliance with
develvpment regulatians have been estahlished in the recard
The pracedural requirements v£chapter 43 21 C RCW and chapter 11 10 of the Spokane
Cpunty Cvde have been met No adverse comments vvere received frvm publtc agencies that
would dictate a need for rvithdrawal of such envaronmental detertnanafiian. The pro,ect will not
have more than a rnoderate effect an the quality of the enVironment, and the Hearing Examiner
concurs with the I]etermination of Nonsigtuficance issued hy the Division o£Pluuting. The
conditians of appraval unpased on the praject are supported by a number of SEPA pDliczes
adopted hy the County zdentified in this decisirn, inciuding the Comprehensiue Plan, County
Znning Code, County Road Standards, etc
The ahave analysas indgcates that the project, subject to eondrtians, generally conforms to
the Urban categary of the Comprehensive Plan, as well as the Major Commercial category,
pursuant ta the transx#ran policy The Transportataon policLes of the Comprehensive Pian are also
met The project makes apprapnate provisions far the publzc health, safety and welfare, and for
HE Findmgs, Conclusians and Ueciston PE-188[}-00 Page 14
s the items of infrastructure and other relevant £acts as pravided in RCW 5$ 17 110 As
candltianed, the proaect wall serve the public use and interest
The project aneets the cnteria far approvrng a change o€ condztzons to tfie 1994 rezvne of
the site Changed cvnditians supparting the prvject include the additivn of duplex hvusing as a
permitted use m the UR-22 zgne, and assnciated dup2ex sta-edards, increased intensificatian of
commercial zvning and uses along Sprague Avenue to the sauth, changes in the hausing n2arket,
and increased residential growth and traffic in the area
IV. DECZSION
$ased on the F3ndengs of Fact and Conclusians of Law above, the subject applicativns far a
prelimznary plat and change of eondixions an the exxsting Urban Reszdential-22 {[Jk-22) zrrne are
hereby apprvved, subJect tv the cvnditions of the vanous public agencies set forth 6eIQw
Any conditions that haVe laeen added to or sigzuficantly altered by tha Heanng Examiner aze
atalacazed. - -
Failure to comply with the canditions of this appraval may result ni revocation of tlus
appraval by the Heanng Examiner This approVal does nQt wai~e the applicant's obhgatian ta
comply with all other requsrernents of ofiher public agencies with j urasdlctian over 1and
devePapment.
SPC)KANE COCTNTY 13IVISIC1N OF PLANNING
1. A1T candltrans imposed by the Heanng Exarr►iner shall be binding vn the "Applicant",
whick► term sha11 include the owner (s), developer (s) and user (s) of the property, and thear heirs,
successors, artd assigns.
2 The prelunmary plat and change of condstitans approvaL applies tv the follvwzng descnUed
real property
That pari of the SE '/4 SW '/4, Section 14, TQVVnship 25 North, Range 44 EVVM, Spokane
County, Washingtvn, desenbed as follaws:
Seginning at the Svuthvs+est corner of saud 5ection 14, thence N 89°41'00"E a9ang the
South lane of the SW 'l4, 1797 50 feet, thence North $D 40 feet, ta the Southvvest carner of that
survey shown an docurrtent No 7708250232, the True Point of Beginrung, thence
S 89°41 °Oa"W , alang a line parallel with and 86 feet northerly of the 5auth Irne of said SW 'l4,
449 78 feet, to #he zntersection with an extension of the westerly baundary of Vera Vu Additian
as recarded in Valume 2 ofPlats, Page 80, thence N0°02'S4"E. along said extension and
easterly nght of way line of Best Rmad, 662 34 fee#, to the southerly nght of way 1me of Main
Awenue, thence the followbng three cvurses a1ong said nght of way line, N89°24' 12"E. 147 68
feet, S$1°40'Od"e. 302 99 £eet, tv ir.he northwest cmmer of said survey, shawn on document No
7748250232; thence Soutla, a1ong the westet'1y boundary of said survey, 517.50 feet to the True
Paint of Beginning
HE Fzndzngs, Conclusians and pecision FE-1$84-fl0 Page 15
i EXCEAT that partivn of the SE '/4 0f the SW 'l4 af the S W'.I4 vf saxd Section 14, descnbed
as follovvs
Cvmlinencxng at the southwest corner of sard Sectian 14, thence N 89°41'00°'E, along the
South line of saiti SW 1/4 1797.5[] feet, thence Nvrth 80 00 feet to the Southwest corner of that -
survey recarded under Auditors Nv 770$250232 and the PQint of Beginrung, thence
S.$9°41'04"W alang aline parallel with and 80 0[] feet Nartherly of the Sauth tine of said SW'/a,
419 78 feet; thence NQG°€02'54°'E, 250 £eet; thence N 89°41'40"E, 419 57 feet ta the West line of
said sunrey recvrded under Auditors Nv 7748250232, thence Sauth, alnng said West line,
250 OD feet to the Foint of Beginning
3 The propvsal shall cQmpiy with the Urban Residenfiia122 (UR-22) zgne, the Aquifer
Sensitive Area (ASA) averlay zvne, and ali ather applicable pravisians of the Spokane Caunty
Zomng Cade, as arnended
4. A 5-fovt wide Type IIT taradscape area shall be required along all of the exfienar boundanes
of Lot 12 that adjoin the LJrban Residentaal 3 5(UR-3.5) zone, except adjacent ta Best Road, •
where a 20f'vnt wide T'ype ITT landscape area as requared adjacent to Lot 12
5 The proposal sha11 cvrnply with the 5pakaree County SubdivisYran C3rdinance, as amended
6. The applicant shall deVel4p the subject property in substantial cvnformance with the
prellminary plat of record dated January 9, 20{]1 arid presented to the Hearmg Examaner on
January li], 2001, subject fio complrance with conditians aFapprDva1 and develaprnent
regulations All aspects of the cancept and proposal shall he binding upon the develapment,
including praposed use Madt~cattQrzs shall only be adlowed an accordance wath Sectaan
12 100120 of the County 5ubdavisran C]rdinarcce, urzd Sectton 14 504 040 of the County Zonang
Code, as amended
7 The residentia2 density of the propasal shall not be increased
$ A 6 foot hrgh musonry or decorrative block wall, srahd landscapang, ar sight-obscurtng
fence shalX be pravaded and maantairied along the west bQUndary of Lot 12 adjacent tc► Best
Raad The applacant .shall en.sure that there ts no vehacle aceess f'rvm Lot IZ to Best Road,
e-xcept for emergency access appraved by ,SpQkane County Fare Dastract 1
9 The Director of the Divisi+an of Planning ar designee shall review any proposed final plat to
ensure cornpliance with thxs I3ecisian and its Gonditions of Approval
10. The street adciress for each lat sha11 he lndicated Qn the face of the final plat. T'he DivYSion
of BuildYng reserves the nght to can~irin the actual address at the time a building permit is
issued
11 The preliminary plat as given conditional apprvva.l for #'iVe (5) years, speciically tv
February 23, 2006 The applicant may submit an extension of time application at least thirty 30
days pnar to the above expira#ifln date, but no later than danuary 29, 2006 An applrcataQn £or an
extension of time shall be processed under the pravlsians of Chapter 12 1oo 118(Extension of
HE Fiuduigs, Gonclusions and IJeczszun PE-1880-00 Page 16
v
• Time) of the Spvkane County 5ubdivisian C]rdinance, as arr►ended, If tae applicarst complies
with the cntena ofChapter 12.100.11$, the preliminary appraVal and condatrrans wp11 be changed
to reflect the adapted policy and deueloprnent regulations at the time of the extensian
application
12 Appropriate utiiaty easements shall he indicated an capies of the prapased final prat
Apprvval of utility easements by the appropnate utility connpanies sha11 be submitted with any
proposed final plat
13 The final plat map shall indicate by a c9ear, dashed line the required yard setbacks frorn all
public and pnvate roads as shown vn the prelrrninary plat
14 Four (4) current certificates of title shall be fiuTushed to the Division of Plaiuiing pnar to
filing the final plat
15. If a partYOn of the approved prelimznary plat ts submitted far final reuiew and approrral, the
applicant's surveyor shaYl submut a map outlinxng tn red the ar°ea being finalazed and delzneate the
axea to remaYn Fn prelrmrnary plat sta#us The scale shall match the appropnate assessar's rnap
scale
16 The condatrans of crpproval rmpased 1y the Flearing Examiner .shrail app1y whether ref2'ected
in the f nal p1at ar nod
17 The DivasiQn of Planntng shal1 prepare and record with the Spakane County Auditvr a Title
Nvtzce, nvting that the property is sublect to a Vanety v£speciaP canditrons zmpvsed as a result of
fihe appraval of alarsd use action This Title Nvtice shall serve as public notice of the candrtians
of apprava} affecting the properiy in questian, Tfie Tit1e Notice shouid be recorded within the
same time ftame as allowed for an appeal and sha11 anlybe released, zn fu11 ar in part, by khe
X3avisivn of Planiung The Title Narice sha11 generally paovide as follarvs
"The parceL of pragerty legally descnhed as [see f Ie] is the subject of a land use actFon by
the Spakane Counky Heanng Examiner on February 23, 2001, imposing a vanety of specxal
development evnditivns File No pE-1880-O4iZE-46A-93 ps available fvr mspectian and
capying rn the Spnkane Cou.nty Divisi❑n vfPlanrung "
DTVISIClIV OF BUILDING AND CC}T.1E ENFC1RCENYENT
1 The applicaret shall contact the Aivision of Suilding and Code Enforcernent at the earliest
pvssible stage in arder to he informed of code requirernents adminastexedJenforced as authanzed
by the State BuiLding Code Act. Designldevelopment concems include addressing, fire apparatus
aceess roads, fire hydrant flaw, approved water systems, building aceessibzlity, cQnstp-uctFOn type,
occupancy classafication, exisfizng extenar wall pratectivn and energy code requirements
,
HE Fmdings, CanclusiQns and Decision PE-1880-QO Page 17
- 2 Pnor to the issuance of the mitial building permit(s), the applicant shall subrrut to the
Division of Building and Code Enforcement documentation sign by the water purveyor and the
apphcable fire distnct stating that the public water system has been mstalled, tested and accepted
as operational pursuant to the approved water plan.
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building permit or use of property as proposed:
1 Conditional approval of the preliminary plat by the County Engmeer is given subject to
dedication of nght-of-way and approval of the road system as indicated m the preliminary plat of
record
2. A traffic distnbuhon letter was submitted and reviewed by the County Enguieer for tlus
proposal. Pnor to the release of a building permrt for the 44-uiut aparlment complex, the
applicant shall subnut a threshold trafftc analysis for review and approval by the County
Enguieer. The threshold analysis shall ensure adequate operations of the intersechon between the
driveway and Sprague Avenue, a Pnncipal Artenal, dunng AM and PM peak hours of operation.
The apphcant is advised that review and acceptance of the threshold analysis may result m
rrutigation at the mtersection or a reduced number of uruts allowed.
3. A Professional Engmeer, licensed in the State of Washington, shall submit final road and
drainage plans, a drainage report and calculahons that conform to the 1999 Spokane County
Standards for Road and Sewer construction, the current edition of the Guidehnes for Stormwater
Management and all standards and laws that aze applicable to tlus project if road and/or drainage
improvements are required. Any final road and dramage plans and a drainage report shall receive
the County Engmeer's acceptance pnor to release of a construction or buildmg permit or approval
of the final plat.
4. Drainage language will be drafted by Spokane County and provided to the Sponsor's
Engmeer or Surveyor for inclusion in the final plat document following plan acceptance by the
Spokane County Engineer
5. Any applicable stormwater management systems and roads for this plat shall be constructed
and certified to be constructed in accordance with the accepted road and drainage plans, or all the
required improvements must be bonded for in accordance wrth Spokane County regulahons,
pnor to the recordmg of the final plat Record drawmgs and all construction documentation shall
be subrrutted with the proper certificahon statement
6 The proposed subdivision and development proposal is located withm a drainage basm
which has been identified by the Spokane County Engmeer's and Utilities offices as havmg
stormwater runoff problems. Smce tlus proposed subdivision or development proposal is
affected by or is a contnbutor to stormwater flows, property owners should participate in the
plammng and implementation of a future basmwide stormwater management system. The
following statement shall be placed m the plat dedication
HE Fmdmgs, Conclusions and Decision PE-1880-00 Page 18
• "The awner(s) or successan(s) in interest agree tv jain in any Caunty-appraved starmwater
management pragra.m and tv pay such rates and charges as nriay be fixed through public hearngs
for service or benefit obtaaned by the planrung, design, constructing, maintai3ung or aperation af
stormwater contrvl facitities "
7. Constructron wrtk►in the propased public streets and easernents shall be perfvrmed under the
direct supervislan vf a licensed en&qneer]surveyvr, who shall furnish the County Engineer vvith
"As Built" plans and a certi$icate in wntang that all improVernents were instailed ta the lines and
grades shvwn on the appraved canstruction plans and tttat a19 dssturbed rnonuments have been
replaced.
8. Nv cvnstructron work is tv he perforaned witthm the extsting vr propDSed pu61ic nght-af-
way until a pernit has been issued hy t.he County Engineer All wark is suhject tn lnspectian and
approval by the County Engineer
9. A}ll constructian rvithin khe existmg or proposed public nght-vf-way is to be cornpleted
pnor to filuag the final plat ar a band in the amount estimated by the County Engineer to caver
the cast af construction at`larnprovernents Canstruction certificatian, "As Built" plans and
rnvnumenting the straet centerYines shall be filed with the County Engineer
10 Appr4pnate provisiDn shail be made t,hat the follawing descnbed property be held in tiust
r.nhl the continuatton of the streets be dedicated or deeded A 1 font stnp a# the ends vr edges of
all streets that termtnate nr barder the plat boundary
11 The applicant is advised that individual dnveway access permrts are requtred pnvr to
issuance of a building permit for dnveway approaches ta the County raad system
12. Erzaergency access is proposed for Lat 12 from the internal prtvate dnveway easement tv
Best Road The Spnkane County Road Standards do nat have develapment standards for
ernergency access The applicant shali subrnit an ernergency access plan that is acceptabl+e ta bath
the County Engineer and Fire I]istrict 91 The etnergency access plan may mclude, but is not
lunzted to, the location of a lacked gate, baraicades or vther means af preventing fu11 public
access
13 A statement shall be placed on the plat dedicatinn that no direct access be allowed far lots
I-11 to Sprague Avenue ttntil such tirrle as authanzed by the County Engmeer The pdat
dedacataon shal2 also state thcat no direct access as allowed for Lot 12 to Best Roar1 or Maan
Avenue, ercept far eiraergency access approved by the County F'ire Distract
14 The County Engineer has designa#ed a Local Access Rfladvuay Sectzon far the tmprovement
of Best Road which is adjacent tQ the propased development. '1his will requtt'e the addition of
approximately 30 feet of asphalt along the frontage af fihe development The constructron raf
curbing and sidewalk as also requfred
15 The applicant shall design and canstruct the cul-de-sac at the termsnus of Best Road to
Spokane County Standards
HE Fmdings, Conclusions and I]ecisaon P&1880-00 Pagc 19
• 16. The County Engmeer has designated a Local Access Roadway Section for the improvement
of Mam Avenue, which is adjacent to the proposed development. This will require the addition
of approxunately 0 feet* of asphalt along the frontage of the development The construction of
curbmg and sidewalk is also reqwred
Note• *Engineenng records mdicate that the width of pavmg along Mam Avenue is 36 feet,
wluch exceeds current Spokane County Standards for a local access road. While no additional
asphalt is required the apphcant shall mstall curb and gutter and sidewalk along the frontage of
the proposal Ttus may result m the cuttuig of the existmg edge of asphalt and additional paving
to the curb/gutter improvements
17 The proposed plat shall be improved to the standards set forth m Spokane County
Resolution No 99-0265, as amended, wluch establishes regulations for roads, approaches,
drainage and fees in new conshucrion
18. The County Engmeer has examined tlus development proposal and has determmed that the
impact of this propbsal upon the existmg County Road System warrants the roadway
unprovements herem specified.
19. The applicant is advised that there may exist utilrties either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside future
acquisition. Spokane County will assume no financial obhgation for adjustments or relocahon
regardmg these utilihes The apphcant should check with the apphcable utilihes and Spokane
County Engineer to determine whether the applicant or utihty is responsible for adjustment or
relocahon costs and to make arrangements for any necessary work
20. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
SPOKANE COUNTY DIVISION OF UTILITIES
1. The dedication shall state "A public sewer system will be made available for the plat, and
mdrvidual services will be provided to each lot pnor to sale Use of mdividual on-srte disposal
systems shall not be authonzed."
2. The dedicatton shall state• "Individual tracts shall be subject to payment of current
applicable sewer connechon charges and/or general facilities charges pnor to the issuance of a
sewer connechon pernut."
3. The applicant shall submit expressly to Spokane County Division of Utilities "under
separate cover", only those plan sheets showing sewer plans and specifications for the public
sewer connections and facilihes for review and approval Commercial developments shall
subrrut histoncal and or estimated water usage as part of the sewer plan submittal
4. Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the
finalization of the project.
HE Fmdngs, Conclusions and Decision PE-1880-00 Page 20
.
5 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as arnended.
SPOKANE COUNTY STORMWATER UTILITY
1. Spokane County does not own or operate a regtonal stormwater conveyance system. As a
result, the project proponent is responsible for providing on-site control of stormwater runoff
from newly constructed impernous surfaces.
2. Dramage shall not be diverted and/or released to a downstream property at points not
receivmg dramage pnor to the proposed development.
3. Tlus proposal is located witlun the Spokane-Rathdrum Praine Aquifer Sensihve Area
(ASA) In order to mitigate the potential for groundwater degradation, all land developed within
the ASA shall treat stormwater runoffpnor to discharge to a drywell or other approved disposal
point. The preferred'method of treatment is through a bio-infiltration swale (formerly referred to
as a"208" swale or a grassed percolation area)
4- Easements and/or separate tracts shall be provided for all dramage facilities (natural
channels, bio-infiltration swales, storm pipes and drtches, etc ) located outside of County nght-
of-way These easements and/or tracts shall be identified on the final plat and any subsequent
construction plans
SPOKANE REGIONAL HEALTH DISTRICT
1 The final plat shall be designed as mdicated on the preliminary plat of record and/or any
attached sheets as noted.
2 Appropnate utility easements shall be indicated on copies of the preluninary plat of record
for distnbution by the Planrung Department to the utility comparues, Spokane County Engineer,
and the Spokane Regional Health District. Wntten approval of the easements by the uhlity
companies shall be recerved pnor to the submittal of the fmal plat.
3 The sewage disposal method shall be as authonzed by the Director of Utihties, Spokane
County.
4 Water service shall be coordinated through the Director of Utilities, Spokane County
5 Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Deparhnent of Health
6. Pnor to filing the final plat, the sponsor shall demonstrate to the satisfachon of the Spokane
Regional Health Distnct that an adequate and potable water supply is available to each lot of the
plat
HE Fmdmgs, Conclusions and Decision PE-1880-00 Page 21
' 7, Pnor to filing the final plat, the spDnsvr shall present evidence that the plat lies wrthin the
recvrded service area of the water system propvsed to serve the ptat
8 A ptan for water facihties adequate for dvmestic use, dvmestrc irrigation use, and fire
proteGtion use sha11 be appraved by the water putveyvr, 5aid water plan must have been
approved by the fire protectian district and the appropnate health autharaties The health
authanties, water supplier {purveyar}, and the fire protect7nn tiistrict will certify, pnnr to the
filing af the final plant, ean the face of said water plan that the plan rs in confaranance with their
requsremertts and will adegua#ely sattsfy therr respectfve needs Said water plan and certificahan
wi1i be drafted on a transparenGy swtable far reproductian
9 The ptirveyor will alsa certify pnor to filing the final plant on a cerpy of sasd water plan that
appropnate cantractual arrangements haVe been made wrth the plat spQnsar for constructivn of
the water system, in acevrdance with the approved plan and time schedute The time schedule
wi11 pravide, in any case, far carnpletzan af the water system and inspection by the appropnate
health authonties pzxor to application for building permits vvithzn the plat The cantractual
arrangement will include a provision halding Spokarie County, SpQkane Regianal Health
District, and the pun+eyflr harmless from clanns by any 1Qt purchaser refused abuilding perarut
due to failure af the plat spnnsar to satasfactvnly carnplete the appraved water systern
la A public sewer system shall he made ava.itabIe far the plat and inciividual service provided
to each lat pnar to sale. The use of individuaP vn-s;te sewage dispQSa1 systerns shail nat be
authonzed
11 A staternent shall be placed in the dedication #o the effect that "A public sewer system wi11
be made avatlahle for tZae plat and individuaY service wiIl be pravzded to each lot pnor to sale
The L1Se pf 1Y1d1VIdLlaI C1I1-51te SeVGage dI3pL15a1 SySteITiS ShaIL 17C1t be a'L1thOPIZed "
12 The dedicatory language on ihe plat shall state "The use vf private we11s and water
systems is prohlbited "
13 The final piat dedicativn shall contain the follawing staternent "The public water system,
pwrsuant to the Water Plan approved by county and state heaith authonties, the lacal fire
pIC1teCt10IY di5tr1Ct, CDUIlty D1V1510I7 Of Bi111Cj1I1g aYld CC]dB EI1fQrGe1'17eI1t a17d Wate1' purVByUT, shall
be installed vvithln this subdivisian and the applicant sha11 prpvide for individual damestic water
service as well as fire pratectian to each lot pnvr to sale of each lat and pnor to issuanee af a
building permit far each lot "
5PC3KANE CQUNTY FIRE DTSTRICT NU. 1
1 Exzstzng fire hydrants aare sufficient for the 11 lots so Iong as access is from Best atd Main
Rvads Additional fire hydrants vvill be required for the apartment camplex. These wxll be
determmed at perrnix time.
2 The errtergency access raad is adequate as tong as access is proVided to Best Road
3 Gates vva11 be revievved by tkus office
HE Fmdings, Conclusinns and Deci.sion PE-1884-Q[l Page 22
N e ~
I3ATED this 23rd day of February, 2001
SP[7KANE COLTN'TY HEARING EXAMINER
Mich el C Dempsey, WSA#8235 NIDTIGE flF FIN'AL DECTST(lN ANI3 NOTICE +DF RIGH'X' TO AYFEAL
Pursuant to Spokane County ResalutiQn No. 95-{] 17I, the decision of the Heanng Exarniner
an an applicatian for a prelirninary plat, ar for a change of condtfiions, is final and conclusive unless
wiftn twenty-one {21} calendar days firom the issuance of the Examrner's decision, a party vvith
standing files a land use petihora irs superiar court pursuant to chapter 36 70G RCW. Pursuant to
RCW 36 74C 04[], ttee date of issuance af the Heanng Examiner's decision is three (3) days after it
zs mailed
This Decision was mailed by certi~ied mail to the Applfcant, and by regular mail ka ather
parties of recard, on February 23, 2001. The date of issuance of the Hearing Examiner's decision Ys
therefore February 26, 2D01 THE LAST DAY FOR ApflEAL UF THIS DECTSION TU
SUPERIC1R CDi]RT BY LAND TJSE PETITI[lN IS MARCH T 9.. 2D41.
The complete record rn this rnatter, includmg t,lis deciszan, is an file dunng the appeal
penod with the OffiGe af the Hearulg Examiner, Third F1onr, Pubhc Works Buiiding, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7494 The file may he
rnspected dunng normal working hours, lzsted as Manday - Fnday of each week, except
halidays, betvveen the huurs of $ 30 a m. arsd 500 p m Copxes vf the docurnents in the record
will be tnade avarlable ai the cvst set hy Spaka.ne Gaunty
.
HE Findmgs, Conclusians and Decision PE-1880-00 Page 23
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♦ ~
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3 ~
~TA~F R~EP+QRT ~Q TF~E ~~EA~ING E~}CAMINE~
~ Prelimina~y REat af ~aelen P1ac~e
Fife #'s: P. E-187UN; PL1C]E-4-~~
~
D6VISEt7N i]F PLP,NNING
SP[JKAhT,'COLJKTY
HEARiNG DATE SBptemk]er 20, 20[]0 at 1 30 p m
PRa.1ECT'PLaNNER: James Richardsvn, Assocrate Pfanner
FILE#'s: FE-1872-00, PUQE-4-00
PROJEGT DESCRIPTIOIV: TFae preliminary Plat af Caelen Place prvposes a tvtal af 33 lats of
which 8 are single famiiy hvmesites and 25 are divided duprex lots, fvr a totaf of 58 dwelling unifs
on approxirroafely 4 27 acres The new bts are prvpased to be served by public water supply and
sanitary sewer and are iocated withm the exfstmg lJrban-Residential-22 (L1R-22) zone The
praposal a9so mcludes aPlanned Unit Develvpment overlay zone to allow reduced frvn#, sede and
rear yard se#backs
PROJECT D►4TA
ss~a~°nd~,Lo,ca4ciin'Tr"-"~ The project site is generally located south of Main
Avenue East and betweera 6est Road East (to be
, vacated) and Calvrn Road East in Section 14, T 25 N.
R 44 EWM, Spakane County, Washingtan No
~address has been assigned to the site at this time
arcel~Numbe~~~~~ 451439249
TJ Landeo, LLC
12005 North Fairwavd Drive
- _ _ - Spvkane, WF19921$
(503) 467-1841
~ ❑avtd & Gearg€a PPatt
p 11 1 1 _ - - ' ' - - - ' 510 East Panarama Dcive
' _ . - - - Camana Island, WA 98292
Surveyo'rlEnginQer, Taylor Engineering, Inc
- _ = West 106 Missron Avenue
5pokane WA 89201
(509} 32$-3371
Tefien`sLPlan~Desi4-nation 1Vlajor Commercial (C) and Urban_fUj
Cvftr
Urban Restdentsal-22 (UR-22)
P ropas~ediZ~nir~g Y T = lJrban Residential-22 (UR-22) with
Planned Unit aeueCopment Overlay
Th2 51tE IS pfeSeRtly VaCant
5urrvunding.!Zarrtnq~and~Land tJses - - ' - -
• IdortM1i: Land lacated immediately north Qf the subject sife is
, zaned Urban Residential-3 5(UR-3 5) which irtcludes
both unplatted, vacant parcels and single fam:ly
~ - ~
residences
- • 5outh• Land located south of the praposak is zaned Regional
- - T_ Business (B-3) which rs develo,ped for caraimercial
uses
Prehminary Plat of Caelen Place, FiEe Numhers PE-1872-00 & PU[]E-04-00
5kaff Report fvr September 20, 2000 PuhlEC Hearing
Page of 11
~
L
+ T
~ ~ _ ' Ea"st• - , Land located east of 4he propvsal is zoned Urban
ResidentEah 5 (UR-3 5), Urban Residentia!-7 (UR-7), r
and Regio { aR Business (B-3) which C4ntairlS Srngle
r'a, _ f p 'f
famify resid,ernees, vacant land and camrnercial uses
: West: TM Parcels imrnediateRy wes4 of the site land are zoned
Llrban Residentia6-3 5(L1R-3 5) and are developed for
51f1gl@ fafTllly rES1deI1C@5
-~F4riovPvn%-~-Lanrd_=Wrb, = Propasals"."and= The subject properky was approved for a zane
' a= ' _<< ~rt~_i
--~tecenti- ~ ~'rnje.~ c~pprnvals-_in _~~toe reclassif~cation from Urban F~esrdential-3 5(EJR-3 5)
- area~of tfiis~P oject and Regional Business (B-3) to Urban Residential 22
-_Y` = i,, (UR-22) on March 1, 1994 under file #ZE46-93 Thfs
i ~evelv t known as 5nowk~ird ra vsed BO
II , .,.,.,i;li4 ti prner~
~ ~
apartmen# units and access via Sprague Avenue to
the south Tihis approval is still in efFect Hisdarical land
Wse actsons in the vtcmity+ of the site haae included
cesvdential subdivisions and shart plats ta the north
L , _ _ 4? » and commercial rezanes and developmenf to the
i-= 01'~~,r south The anly ather recent action En the viciniry of
;,'o~ w ~I~ I' i ~ I~ _ - - - ~ • the s9te occurred an Decemkaer 5, 1997 wrth fhe
, _ - -
- approval of ZE-46-97 which auihanzed au#ornobEfe
- - sales and vther B-3 uses on a 1 acre site loca#ed west
- --e a, of and adaoming the 30 foot wide pipestern of fhe
subject property which extends svuth tv Sprague
" - ' ' Rvenue
Larid Diaision Status, _ yhe site encvmpasses a single tax parcel whtch has
nat received plat approval and for wh:ch no Certifcate
of Exemption was found The lega[ cfescnption
appears an the face of the PUO site plan and as an
attachment ko the land use applicat«n
5horeline C3esignatian: Not app[icable
Water Purveyof- The site is uvi#hin Vera Irrigatron District #1 5 and wdl
Y be served by a public water system Use of private
wells and water systems is prahibited
5ervage,Dl5p05aI' The propasal shall be served by the Spokane Counry
sewer system Sewer is available tv serve the site and
- can he extended from existing Gr+ains adjacent to the
- site `fhe use of indiVidual vn-sile sewage systems
sha11 not be authvrized
Fire-Distnct The suhject site is frr 5pokane GQUnry Fire Districf
No 1 Comments have been receiued from th@ FEre
District recoenrnending canditrons of appraval
regardmg hydrant EnstallatEQn
5choaf aistrict: , The proposal is located in Central Valley Schoal
, , - _ ! ~Distnct N❑ 356 The Schaol ❑istnct was nat
- cantacted regardmg this propcasaf and na cornments
were received
Nearest Arterial-and iltstance: Evergreen Road, IocaCed approximately mtle west
_ of the site and Sprague Avenue, located 250 sauth of
the sife, are designated as Principal Arterials by the
5pokane Caunty Arterial fioad Plan The Divisivn of
Engineering and Roads has required a traific
disiributivn letter buE no off-srte road umpravements
r- _ are reguired; ta impRement the Arterial Raa€i Paan
Nsarest F'arks-and Distance " Balfovr Park i5 located appr'oximately 2 mi9es west of
the site and Valle}+ Missean Park is located
approximately 1 m€fe norfhwest of the site an Missivn
avenue
Neiqlaborhood Association ~ Norre
Prelam[nary Plat of Gaelen Place, FiPe Nvmbers PE-18i2-OD &PUDE-04-04
StafF RepQrt for Sepfember 20, PDCIb Public Heaaing
Page 2 of 11
l
n
~
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ti
• This praposal is located inside the rUGA
■This prvpnsal is located ins+de a P'eablic Transpartation Benefit Area (PTBA).
• This propasal ts lvcated outsiele the 1000' notification boundary of desigraated Naturaf
Resnurce l.ands.
GMAFCr-iticaN Areas
OFuefe~ - ~The s~ub'ect site is lflcafed inside the Priarity
~.x~ ~~Se►n~er Servrce Area (PSSA) arsd inside the
wr
•~'s~°' - -T-: ~ ~,,s~ - # 1-, Aq1 uifer 5ensitive Area LASA` fl~erlaY zvr~e
L~u` I~IIII ~~~a ~ ..~y r r y.i{ ~I
on;servativneaxs~' The Spokane Caunty Critieai Areas map for
Fish and Wildltfe Habitat rdentifies n❑ rare,
_ - - _ - ' _ - _ - - - y= sensitive, endangered, species or priontry
_ - „ , ' habitat areas withirr the sfte
IReview of FIRM indicates the sEte is lacated
in Zone C and outside o# any 100 year fload
- h ° - = e1; EaIfi
Ir~YJU-.1+, ~
~Ge ,o~la~'grc Haiar d's~ il -P-7-'~~,x•~,~ Na geo-hazards ar ervdable sails are
~~x ; k~- map,ped within or adaacent #o the sste
w~~W;~tilantls-~;~ AUW'~e,~~'tl~ri ap~"~l Not applicable
5EPA
11 A aeterminafion of Nmn-59gnificance (DNS) was issued by the Diuision of Planning an
September 1, 2400
El The eamrnent perivd ended 5eptember 97, 2000
❑ The appeal period expires at the same t9me the appeal tirrie frame expsres fvr the
proposed land use action
C, Nv appeaf has been filed to da#e
Noticinq
Published 5pokesman Review Lega! 5ectian on Sep#ember 1, 200[] by the Division of
Plannmg
Mailed 7he Notice of Applicativn and the Notice of Pubfic Heanrag was mailed ta
taxpayerslawners of property Ivcated wEthin 400 feet of the bvundaries of the subject site
an August 15, 2000 and August 30, 2000, respectively
Site Posted The deadline for tha applicant ta post the sEte was September 7, 2000
1724 CamnlEance C1ates
AppEication Accepted cansidered Caunter Gomplete July 7, 20[]0
Determinativn of CompFeteness issued August 15, 2000
Date Notice of QecisFVn is Due: Octmber 4, 2000
RevRewmq ►4gencies
A tatal of 15 agenctes wer$ notified and cvmmen#s requssted of the preliminary p!a# propasal
Final comments were due 5eptember 17, 2000
Agencies Notifed = = Respanse- 'aate- ';:A'gen~ies~~lotif~ed T= - _ Respcr~se Date- - - Received . ~Re'ce~Y ecl~~[ ; k _ - ' !,Received '_Recdived, r
Divisiora of Engineecing Yes Sept 6, Centraf Valley Schoo! P!a
and Roads 2000 District Na 356
DiVisron of Engmeerrng, Yes May 31, Spokaroe Coun'ty Fire Yes .!u!y 97,
Develapment Services 2000 Disfrict Na 7 2000
aivisron of lJtilitses ~ Yes ~ June 12, ~ wera 9rrigatrcarr ❑istrict ~ Yes ~ June 1,
Preliminary P€aC of Caelen Rlaee, Fiie Rlummers PE-1872-00 & PUDE-04-00
5taff Repart fvr 5eptember 20, 2000 F'ublic Fiearing
~
~ C
Informatifln Services 2000 11 #15 2000
~
❑iv4sian of Utilities Yes Jurre 15, Spokane RegiQnal No
S#ormwater UtilEty zaao Transpartation Council
Divisian of Building & Yes Rugust Spakane Transit No
C❑de Enforcement 25,2000 Ruthority
Spokane Gounty Air Yes June 2, WA State Boundary Na
RoAution Cantral Authority 2000 Review Board '
5pokane County Parks & No State Dept of EeoPogy N❑
Recreatjon
Spokane Regiona! Healtta Yes Sepf 6,
oistrict 2000
Resaanses frarn the Public: Fvur (4) lefter$ have been received from the publyc regarding #he
proposed prehrramary plat The issues of concern include impacts assocrated with proposed
density, traffc impacts ta the surroundmg road netwark, negative effects vn ivcal property values,
and screening of the praJect
Descriot4on of the Site: The project sfte is generally Ivcated sauth of Main Avenue and between
Best Rvad {to be vacated} and CaIvin Raad The site deveEopment plan incorrectly locates the
exasting termrnus of CaEvin Rvad (norfh of Main) which is actually lacatsd approxima#ely 250 feef
furkher to the east The proper#y fs 4 27 acres m size and is accessed via twv approaches to Main
Avenrae The site Js flat and rs occupeed with native grasses and weeds
Descriotian of 5urroundmtr Neiahborhood. Ther surrvunding neighbarhvod to the north as
predomtnantfy smgle family hvmes with a smafl number of existirrg dupfexes PropertEes fo the sauth
of the site are devefoped or appraued fvr commercial uses
Backaround The subject prvperEy was apprraved for a zone reelassifica#ion frorn Urban
Residenteal-3 5(UR-3 5) and Regianal BusEness (B-3) to Urban Residential 22 {Y9R-22} Qn March
1, 1994 uraderfle #ZE-46-93 This deve9vpment 9tnown as 5nawbird propvsed 60 apartment units
and access via 5prague Avenue to the sauth This apprQVal 15 StIII sn effect Thais rezone was
approVed in arder to implement a transition [aetween the comrrzeecial uses and zoning tv #he svuth
and the largely smgle famify uses to the n❑rth
The current applicatron was submrtted along with the apprvpriate revrew fees to the Drvision of
Plannrng vn May 19, 2000 The apphcant was informed prior to the June 15, 2000 TechnECal
Revjew meetmg that a Planned Urn# []evelvpment Overfay wauld be necessary ta allou+ reduced
rear and side yard setbacks and could be used to accornphsh fihe mtended divisrora of the duplex
unE#s Arevised PUD si#e plan was submitted vn July 7, 2000 and re-circubated fvr comments The
proposal was considered technically carnplete vn August 15, 2000 C,]n September 13, 2000, the
applicant was infarrned that additianaf infarmation regarding typacal bualding elevations, fypical
fioor pfans, and defaiEs vn the exESting schematGC landscaping plan should have been required by
the QiVisivn of Planrnng and should be completed and submitteti prFar to the puhlic hearing The
requested pfans were recefved on 5eptember 15, 20001, and satisfy fhe requirements of #he PUD
Overlay zone, specificaily Sections 14 704 140 (4), (9), and (14)
Staff analvsis.
Design• The revrsed prelimmary plat and Pianned Unwt Developmen# (iPLlf]) site pjan of record
submitted ta the DEVision of Planning on ,1ufy 7, 2400 iPlustrafes an 4 27 acre site divided into 8
stngle family and 25 divicied dupfex Ivts and fVe cvmmran vpen space tracts ACcE55 ~o tMe IOtS
wifl be provided by two private roads that eactend svu#h intv thae plat from Ntain Auenue, connec#ing
VRa the propQSed Riverside Lane and terminatrng rn 2 hamrrierhead turnarounds The priuate
rbad5 are designed to be 30 feet in wridth with a6 foot wide pedestrian walkway around the
Preliminary Plat of Caelen Place, Fde Numbers PE-°1872-00 & PUCPE-04-QD
5taff Repvrt for 5eptsmber 20, 2006 Publio Heanng
~
f a
, mterior lvop 35,439 square fee# of the site uvifl be set aside as evmman vpen space in 5#racts, far
a total vf 19°/0 of the plat area
Critical Areas. Nv critical areas are mapped v6 were ohserved wi#hin the sits
Comprehensive Land Use Plan: The subject site is pnmartly within the Majvr
Commerc+al Category of the Comprehensive Plan with a srdaall sfiVer of the nvrthern pvrtivn of the
site withrn the Urban Gategory of the Comprehensive Plan Thrs urban designated area contained
within the site is prvposed as cQmmora open space
The sate is within the Interim l9rban Grvwth Area (1L1GA) bvundary and has been corrfirmed as
being within the Primary Sewer 5ervice Area (PSSA) by #he County UtEfEties Departmsrat, and will
be serued with publie sewers
Ap,plicahFe Comprehensive Plan categ4ries:
Na7E: The praJect es ddvrded by tvvo Comprehensive Plan categorAes {Majflr Comrrrercial and
Urban} The exssting UR-22 zoning is intended to impfernent the Urban category caf the
Comprehensive Plan and 9s not fu11y suppartiVe of the ❑bjectives of the Maaor Gommercial
Category af the Plan The fallvwmg Comprehensive PEan analysis addresses Transitianal Area
Pcalicies in detarl and the Goals, Objectives, and Decisivn GuideEEnes far the Malor Gommercial
and Urban Categaries in specbfc terms
A) Transitivna[ Area Palicres
The "transition area" is the area along the houndary between two or mvre fand use categnries
Under the trarnsition palicy, a developmerat praposal that crosses tMe bvundary between two land
use categaries, vr which l«s adJaeent ta anather land use category, may be deemed consisternt
with the Comprehensive PCan ef,
1} rt complies tn+ith the policies vf eEther land use categaFyr, and
2} depending an the impacts to existmg land use eategvrves and the distance the use
intrudes mto the adjacenf categvry
The pvlscies and decisron guideltnes Of fhe Urban Plus categQry and the Major Commerccal
Category are extremely similar as they relate tp h+gher residential densities, sma[ler Ivt sizes,
greater leuel af public services and the a9lvwance far bonus densities Bvth categories
contempwate cluster deve'lopment proposals, when cornpatrble with nearby developmenf and the
overalE recammended density of the respective category is nat exceeded The relevant pralicies of
#he lJrban category are set farth m full be9ow
The praject constitutss "in-fill develvpment", as defned by the Comprehensive F'lan glDSSary The
proposal Iies in efose praximity to at least 2 existing developed geographic areas (nortFa and
south) having densEt9es and fand uses that eonform t4 their designated 9and use categories rn the
Comprehensive Plan
"firansitional bufferAng" may be required tv mstigate land use ampacts where a prvpasa9 abu#s
anvther [and use categary, such as increasing the la# sozes on the perFmeter vf a devefopment
which abuts another land use category tv create apen space between tw❑ potentjally iracomQatible
uses See Comprehensive Plan, p11, and definitivn of "transit[anal area" and "transEtional
bu#Fering" [n the glossary
B) Urban The C]rban category is intended ta peavrde the oppvrtunrty for a"city-aike" enviranment,
which includes varrous land uses, residential develvpment and a high [evek of public facilities and
Preliminary Plat Qf Caeten F'lace, Fiie Numbers PE-1872-00 & F'U❑E-04-00
Staff Report fvr Septemher 20, 2000 Pub1ic FEearmg
M
urban services 7his typicaEly includes public water and sewer, utifity systems, paved and cUrbed
streets, and storm sewer sysfems Street Iights and s6dewal6cs will be common, and specialized
pa4hways may alsv be comman Parks will usua[[y be associafed wEth schools, but nat exclusively
7he Urban categvry recvmmends a vanety of densities and residential uses, mcluding areas with
varying densi#ies, cambinatfvns, ❑r mix of uses The recvmmended range af residentiaf net
densities in the Urban category is 1 to 17 urnts per acre
5ee Camprehensive PPan, Sectivn 1, "Purpose" and "Detaifed Definitaan"
The llrban category incfudes, witftout limitation, the followirtg re[eaant pv1icies:
Ubjecti►re 1.I,a Promote ffl-in within €sfablished development areas and existing ❑utlying
cammurnties where uts9ities, artereals, schvols and community faciEities have alreadp been
established
Decisir~n Guideline 1.1.1 Urban development will be appraved in areas havirag adequate power
suppfies, water, sarntary and storm sewers, streets, and schmvl andfire services, provaded that
such development meets t'he intent af athsr C}b,ectives and Decrsian Guidelines af this sectian
Decisivn Guideline 1.1.2 8ase net density for sEngle-family dweflrng areas andfar mul#ifamily
dwelling areas may be increased thrvug'h banus densitses, ZBfQ Ipt IInE5 DI' S1m1Eal' metf1odS When
meetmg fhe fil!-in criterra
Decisivn Guideline 1.1.4 A vafiety of densities and residential uses shvuld be available tcr
provide a freetlvm of chaice to live in Urban areas with varymg densitres, combinations, or mix of
uses (see +detaifeei Urban definittons)
Objectiye 1.2,b Ensure adequate open space, recreational facilities and parks fvr residential
development
Decision Guideline 1.2.1 Clus#er development propvsals may be appraved when such prvposals
are compatible with nearby development and when the overall defined Urban density on the
proposal sa#e is raat exceeded
Decisian Guidetine 1 2.2 T1 le need for recrea#ivn and open space create{I by residential
deVelopments shouPd be rne# and be in canfflrmance with ordmances, plans, and poficies ipnor ta
residen#ial development apqrovai
pecisivn Guideline 1.3.1 Prapased Urban develapmenfs shvufd be designed to beneft frvm,
accommodate and cvmplernent the envir❑nmental conditaons and environmerrtal features
❑eeisiQn Guid'eline 1.3.2 T'he design ar advptrara of a propvsa1 shall cansider the retentian and
maintenance of rdentified'"unique environmental features"
Decision Guidelin+e 13.3 All U6ban development propasals should reqwre pubfic sanitary and
stvrm sewer systems or mterirn sewer systerns to prvtect water quality
❑ecision Guitleline 1.3.4 Activitoes should be gwded b]I PQIIC9e5 outfined v►+ithm the 5tate
5horefines Management Act and #he Spokane County Shvrelme Prvgram
Pre4minary Plat cs! Caslen PIace, Fite Numbers PE-1872-00 & PUpE-04-00
Sfaff Repvrt for 5epternber 20, 2000 F"uhliG Heanng
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, aecisivh Guideline 1.4.3 llrban develvpment qrvposals and their design shall consider the
retention and mamtenance of affecfied fragile wifdlife areas andlor urnque envirgrarinental areas
identafied by the Gounty
0bjec#ive 1.5.a New resEdential ar multipfe-famdy shvuld be buffered from existing adJacent Iand
uses where adverse effects rnay develap
Decisinn Guideline 1.5.1 Buff+ermg andlor landscaping wifC be used #o mitiga#e the differences
be#ween proposed deve[vprnents and existang uses
Decisian Guideline 1.5 4 Sidewalk faciiities will be required along arterials connecting residentiaf
areas wrfh community facilitESS andlor corrimercial areas l
mecisian Guideline 7.5.5 Paved streets and street fights shouPd be requrred in Urban tfensityr
develapment
Objective 1.5.e When a raerghkacarFaopd expenences pressure for change mchara~~er, such
change shall be permitted upcan apprapriate review
Objective 1.5.8 VVhen determmmg whether a praposal will change the existang land Ilse character
af arr area, factors ta consider may incPude a) the structure he9ght af fhe proposaf m refatiara to
structure heighf vf nearby structures, and by whether raew structures will have a positive ar
negatfve impact upon the raeEghborhood's architectural character
Decision Guideline 1.6.1 Before land use prQposaEs are approved they should a) canform to
plans, palicres and regulations of County water, sewer, stQrm sewer, b} utEhty and special service
districts, c} conform ta Cvunty transpartation plans antl palicies, and d) sden#ify and take steps to
resalve significant adverse arnpacts uparr existrrag utilities, (r e water, sanitary Gnd storm sewers,
utihty, available and future energy resvurces), and fraffic sys#ems
C] Majvr Camrnercial The "Major Gammercval Categvry" ts intended ta provEde fhe opportunity
for devefopment of commercial uses, specifically eamrrnunEty and regivnak shopping centers arad
cammercial uses, directEy related to majvr thrvughways
Majar Commercial areas feature high-mtensity uses The heavy automobile traffic and the related
cvngestion may create pollutian problems, especially aRvng the cvmrnercial strrp developments
See Comprehensiue Plan, Sectian fi, "E'urpase" and "Detailed 'QefnEtivn"
The Majar Cammercial category includes, without limitatian, the following releVant
poficies, as appl➢cable fa the prapased developmenR:
A. Density Characteristics:
Residential use in Major Comrnerciai areas is not intended #o be ahigh priorify in this
category and rnay+ be lirnited ta preexisting uses GerEam residential uses, par#ECUlarly
muiti#arnily developments, may be compatible thrtaugh the use af proper screening and
performance standards
C Public Services and Facilities:
Majar Gommercial areas require a full line of services and uti[ities These include sen►ice
by, ❑r carromitment tv, sanitary and storm sewers, pubEic water systerns and underground
utilities such as telephvne, gas and e9ectricity
Preliminarp Plat of Caelen Place, Fde fdumbers PE-1872-00 $ PUDE-04-00
5taff Repvr"l for September 20, 2000 Pubhc Fiearing
Alsv availabEe will be paved and Iighted streets, parking fats, street mainteraarace, garbage ~
collectivn and police and fre pratection
0. NQncarnpatible Uses: `
In most cases 9ntensive farming actEVities, mmrng and heavy industriaf uses would be
incampatibEe with Major CommerciaE uses Likewsse, mvst sEngle-family residentsa9 areas
and schoofs wauld not be campatibfe or appropriate within the Niajvr Cammercial
Category unless prvper screening and perfvrmanre standards are estabfished
GUAL 6.1: PROMDTE DEVELvPMENT OF COMMERCfAL LAPIO IN AMANNER WHICH 15
CC3MPLEMENTARY ANO CDMR►A'PIBLE WITFi Aa.lACENT LANO LJSES AND YHE
SL1RROlJNDIWG ENYIR{3NMENT.
OBJECTIVES:
fi.1,b
Pravide fvr aesthetics of develapment alorag County Arterials and StateHEghways or Freevvays
DECIS1ON GU1DELINES (for Objective 8.1.b):
fi.'I .2
Buffering or spatial separatian betvveen prppcrsed and existang uses shnuld kae requEred of
a cfsve1oper if determmed that the proposed devefapment's physical characterrstics may
he objectivnabfe to future develapment vn nearby avaifable larads
OBJEGT1VES:
6.1 .f
Encourage multiple-use centers
DECISION G111mELINES (for Objectives 6.1.fl-
6.1.7
Multiple-use clustermg proposals compfementary to existing andlor propased cammercial
development wrll be positrvely cvnsidered when such propasals accvmplish the mtent of
estab9ished County pahcies, standards and criterEa Svme examples tnc1ude
a} sharing physical facilities such as Engress and egress, parking facilitses, sidewalks,
signs, buffering and landscaping facilities, or
b) providing cooperateve arner►ities in ]andscaping andlor innoaative design features
6.1.8
Rppropriateiy buffered multrfamily residential develapment cvmpatible with existing and
patential cammercral actFVaties may be permitted as transitEOn between high-intensity uses
(for exampPe, commercial uses) and kaw-[ntensity uses (far example, smgle-family uses},
especial6y when the cvmmercial activities can pravFde or share waste energy
Staff Respvnse: The pralect generally cvnforms to the Gvals, Objectives, and Decisian
Guidelines of the Majar Commercial categvry as they relate tv the lacation and sitAng of
higher densi#y residerrtial develapment The praject, as condE#roned, wil] be served by a
high level of public services, mcluding public sewer, paved streets and sidewa1ks, and
moderrr utilities
The site is located within the InTeram Urban Grovvth Area (1LJGA) bvundaries desEgnated by
the Caunty pursuant #v the Sta#e Growth Management Act (GMA) and is afso located
wi#hin a sewered area designated by the 1996 llpdafe ta the County Wastewater
Management Plan See County Reso9u#ian hl❑ 96-0585 This factor rs lomked upQra
PrelEminary Plat of Caelen Piace, Fde Numbers PVE-1872-00 $ F'UDE-04-00
5taff Report for Septem6er 20, 2000 Pubfic FiearEng
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, favvrably under the intenm develvpment regulatrvns adapted by the County to iimplement
the GMA See Caunty Resvlutian No 97-0874, Section 8
Zanina AnalVSis: The purpase of the UR-22 aane rs tv set standards fvr the orderly
development of residential praperty an a manner that provides a desirahfe IEving enviranment #hat
is cvmpatib9e with 51JfrOLl11dki1g Cai1d uses and assures the protection of property values It is
intended that this zane be used to add to the aariety of hvusing types and densrties, and as an
implementation tvof far the Comprehensive Plan Urban Categvry General characferastres of these
areas include paved roads, pubkc sewer and water, accessibiiity ta schavis and 1ibrarres, and a
full lFne of public senrices inciuding manned fire protection and public transit accessibi9ity ❑ffces
are permifted in the lJR-22 zone in order to provide some of #he service needs generated by high-
Antensity land uses The highest density resrdential zvne, [JR-22 as intended primarily for r►aultEpfe-
famiiy dweflings and is usuafly fflcated adjaeent tv majar or secandary arterials Ct is used as a
transitfon between law ar medium density muffiple-famiIy uses and intensive commercial ar law
intenslty indus#nal uses and tv provide for higher density housing an locataons close ta
employment, sh4ppmg and majQr transpartatian rvutes where mavements of people cara be
handEed efficierrtly and with least overall adverse impact De►relopments shall be sen►ed by a
public water sys#erns and shall require cannection to a central sewer system when avaEiable
Raadways shall be paved, curbed, and may have sidewalks
F'uhEfc rraater service vvi11 be provided by Vera 9rrigation Distnct #15 and Spokane County wil6
pravGde publre sewer service ElectrECrty and natural gas will lae prmvided by Avista UtiEities
Telephone service will be provrded by Quest Additionab pubf[c facihties and serveces that are
availabFe ta serve the site include paved rvads, schvols, police and fre protectEan The proposaf is
consistent with purpose and intent of the Urban Residentral-22 (UR-22) zone
PreliminarV Plat and Rlanned Unit ❑evelvoment Analvsis:
The revised preliminary plat map and P[J❑ Si#e Plan of record receided by #he Dovision of
'I ianning and dated July 7, 2000, illustrates the subcfivisivn of 4 27 acres ta be divided Anto 8
single family, 25 dEvided tfuplex fots, and five cammvn ❑pen space #racts pccess to the Iots will
be provided by two pr~vafe roads that extend south fntv the pIat fram Mai~ Avenue, connec#ing via
the prv,posed Riverside Lane and terminatmg in 2 hammerhead turnarvunds The private rvads
are designed to be 30 feet in widfh with a fi favt wide pedestrian walkuvay arvund the interior loap
35,439 square feet of the site will be set aside as common apen space in 5 tracts for a tatat of
19°/0 of the qlat area
The proposed PUD qualdfies for 1 20 dwelNrag units per acre bvnus density under the fvflowing
Aravision of the Pl1D Overlay zvne, as recited within 5ectivn 14 704 305 (2) of the Spalcane
County Zvnmg Code
a Cvmrnon Opert Space
i Three-tenths ( 3) unit-per-acre honus if at Isast ten percent (10%) of the dry, comrnnn
apen space has a sEope of ten percent (10%) or less
b Environmental Cancern
c Internal Circulation and Par4cing
rV Fifteen ane-hundredths ( 15) unit-per-acre bonus ef prvvFSiean is made for an internal
bike and pedes#rian system, physically separated from, and not adjacent to, heavy
auta fraffic facilities
d Public Service and Facility Availabi9ity
i Fifteen ❑ne-hundredths ( 15) unif-per-acre bonus if public transit IS aVaElar]IQ W4tIl{f1
ane-#vurth (114) mcle walkmg dtstance of fhe majQrity of dweflEng urnts and affices,
Prekr^ninary P1aY of Caelsn Place, File Num4ers PE-1872-04 8 F'l?C]E-04-00
5taff Rep[srt for 5eptember 20, 2000 Puhlic Fiearing
11 Fifteen one-hundredths ( 15) unit-per-acre bonus if off-site convernence shopptng .
facdities are Tunctionally accessibfe within reasonable walking distance (approximate[y
one-E►aff [112] mde),
EEI Qne-tenth ( 1) unit-per-acre bonus if sewer and water lmes lie within, vr are adjacent
to, the site at fhe time of applicativn, and the sewer district and water district ondieate
that thesr systems will not be stressed by fhe added develvpment,
e OthEr
I Two-tenths {2) umt-per-acre bonus if the applicant uses a designldevelapmenf team,
cansisting of an architect, engineer, 9andscape architect, land surveyvr, arad builder,
thraugh the desigrr and construction phases of th$ project, and
ii Fifteen one-hundredths ( 15) unEt-per-acre bonus if the deveivpment features a rnhx of
housing #ypes wi#h at least ten percent (10°fa) af the tatal dwelling urnfs being
detached, smgle-family dweflmgs Detached, srngie-famvly residences, attached,
singPe-famdy residences, dupfexes, tvwnhouses and apartments are examples of
hausing types
Although nane of the qualifyEng bonus density credifs have heen utiCized sn the current prvpvsal,
the identified banuses vvou1d aIlow a total of 83 dwelling units withrn the site
As propased the prelimmary p1at1PLID demonstrates general camphance wifh the deVelopment
standards of the Urban Residential-22 zone, and as irnay be authorized under a PUD averFay
Zone
Sate S9ae: 4 27 acres (186,001 square feet)
Area of Roads: 28,808 square feet
Area vf Open Space Tracts: 35,439 square feet pravrded = 99°1a
(18,5(30 square feet requrred as 10% mmimum}
Net QeVeloprnent Area: 157,193 square feet (3 61 acres)
Net Density 16 06 dwe9ling units per acre {23 2 dulacre alfowed with bonus density}
AVerage Lvt 5ize: 1,700 square feet
MinEmum Lot 5ize: 1,700 square feet (1,600 sf mfnimum required)
Rl4inimum Lot Frvntage: 40 feet fvr duplexes, 20 feet mEnimum required for s[ngEe farni9y residences
Building 5etbacks: Prapvsed under PllD
,Front yard -(pnvate roads) 20' fracn R0 W line
Front yard -(pubflc roacis) 25' frvm R{3 W aine
Flank►rrg yard -(publrc rvads) 25' fram Ft 0 W hne
Flankrng yard -{pravate rQads} 10' frorro R{D W line
Siele yar+d - 3' fvr a!I structures
Rear yard for prirnary structures - 15'
6uilding Height: Nvt to exceed 35 feet
Building Cvverage• Nat to exceed 65°Io vf any Ivt
Prehmmary Plat ❑f Caelen Place, Fde Numbers PE-1872-00 8 P[JDE-04-00
Staff RepvR for 5eptem6es 20, 2000 PubhC Heanng
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~ Parking: A mirnmum of two off-street parking spaees are requrred per resrdence
Staff Summarv As propQSed by the appficant and candrtivned by the cc+nsulted agencies wi#h
jurfsdiction, the preliminary pfat of Caelen Place PUD is generally consis#ent with the Goals,
Qbjectives and Deccsyon Guidelines of the bQth the Urban and the MaJor Commerciaf categvries
of the Cornprehensive Pfan related to resrdential develoRment and the Urban Residential-22 zone
cfass[fcativn The llrban Residential-22 zone is wntended to 9mplement a transition between mvre
intensive connmercial areas and Iower mtensify sGngie famiiy resrdentiai areas Constdering #he
locativn of the site betv+reen the deveiaped commercial areas afong Sprague Flvenue to the south
and the single famdy residential areas within the Urban Residen#ial-3 5 zane tv the nvrth, the
proposal accomplishes this ohJective TFae proposed subdivisronJPLJa represents appraximately
213 0f the aflvwahPe densrry perrnitted rn the UR-22 zorae arad mcludes the potentsal far individual
vwnership of the dwelUng 9JflEtS as oppased to the stnct4y rental unf#s atherwfse found m this
apartment zone This potential for individual ownersh[p further enhances the transitianal functivn
and ablec#iVe of fhe Urkaan Ressdential-22 (UR-22) zane The prapvsal makes apprnpriate
provisions of facih#ies far the pubhc health, safefy and generaP welfare as required by RCW
58 17 110 and cara meet the mirnmum development standards of the Urban Residential-22 (UR-
22) zone
Attac'hments
A Maps
• Udcini#y Map
* PlJ❑ 5ite Plan
• Preliminary P'lat
• Camprehensive Pfan Map
■ Existing Zoning Map
B Planning Division Cnnditions of Approval
G Agency Conditrons ofAppeoval
0 Letters Received fram the Publre
E 7rip ❑istrEbution Letter (dated August 10, 2000)
Rrehmsnary Plat of Caeien F}ace, Fife Numbers PE-1$72-00 & PU❑E-04-i10
5taff Report f[rr Septerro6er 20, 20Oa PubIiG Mearing
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ATTACHMENT A
MAPS
VICINITY MAP
SITE PLAN
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T
1 1 RECOMMENDED CONDITIONS OF APPROVAL
" Preli inary Plat of Caelen Place
3(~~ File #'s: PE-1872-00; PUDE-4-00
III u~~ ~ DIVISION OF PLANNING
SPOKA1e COUI-jTY
1 All conditions imposed by the Heanng Examiner shall be binding on the "Applicant", which
term shall mclude the owner or owners of the property, their heirs, successors, and
assigns
2 This preliminary subdivision and Planned Unit Development applies to the following real
property
Part of the SE '/4 SW '/4, Section 14, Township 25 North, Range 44 EWM, Spokane
County, Washington, described as follows
Beginning at the Southwest corner of said Section 14, thence N 89?41'00"E along the
South line of the SW 1797 50 feet, thence North 80 00 feet, to the Southwest corner of
that survey shown on document No 7708250232, the True Point of Beginnmg, thence
S 89?41'00"W, along a line parallei with and 80 feet northerly of the South line of said SW
'/4, 449 78 feet, to the intersection with an extension of the westeriy boundary of Vera Vu
Addition as recorded in Volume 2 of Plats, Page 80, thence N 0?02'54"E along said
extension and easterly nght of way Ime of Best Road, 662 34 feet, to the southerly nght of
way line of Main Avenue, thence the following three courses along said nght of way line,
N89?24'12"E 147 68 feet, S 81?40'06"e 302 99 feet, to the northwest corner of said
survey, shown on document No 7708250232, thence South, along the westerly boundary
of said sunrey, 617 50 feet to the True Point of Beginning
EXCEPT that portion of the SE '/4 of the SW of the SW of said Section 14, descnbed
as follows
Commencing at the southwest corner of said Section 14, thence N 89?41'00"E, along the
South Ime of said SW '/4 1797 50 feet, thence North 80 00 feet to the Southwest corner of
that survey recorded under Auditors No 7708250232 and the Pomt of Beginning, thence
S 89?41'00"W along a line parallel with and 80 00 feet Northerly of the South line of said
SW 419 78 feet, thence N00?02'54"E, 250 feet, thence N 89?41'00"E, 419 57 feet to
the West line of said survey recorded under Auditors No 7708250232, thence South,
along said West line, 250 00 feet to the Point of Beginning
3 The proposal shall comply with the provisions of the Urban Residential 22 (UR-22) zone,
as modified through the Planned Unit Development approval authonzed herein The
proposal shall also comply with the Aquifer Sensitive Area (ASA) Overlay zone, and all
other applicable provisions of the Spokane County Zoning Code, as amended
~
4 A ZD foat wide Type EI! landscape area shalf be required alortg al{ of the exterEnr `
boundanes of #he sete which adjoin the Ueban Resrdentra! 3 5{UR-3 5} zone
5 The praposal shaff comply with the 5pokane Caunty Subdivisian C3rdmance, as amended
6 The fnal platlf+nal PUD site plan shall be designed gsnerally in conformance wifh the
preiiminary pfat and PU❑ site plan of record Na increase of density vr number of Iots, or
substantial mvdifications tv the preliminary plat shall occur withvut a change of
candit9ern(s) appficativn and a,pprauaf
T The Drrectvr of the Division of Planning or designee shall review any propased final plat ta
ensure compliance wefh these Fmdmgs and Cvnclitions of Approvai
8 The F1NAL Planned Uni# Deve9vpment Site Plan shalE incfude all elernents required urtder
SectiQn 14 704 of the County Zoning Cvde including ttae folfflwang which were ahsent from
the preEimGnary PUD 5ite Plan
A16 proposed impravements that are tv be consfructed an the land arad their precise
locations, mcluding (bu# nat hmited to) all residentiai arrd nanresidentral struCtures, building
heights, recreatcona6 facilities, site pfans arad rnfvrmatron showmg walls, fences, refuse
areas, streets, wal'ks and publiG transit facilities,
Comman open spaces showing size, grades, and functrons capvn eompletEVn,
FIcrvr plans of typical dwelling units, the unit size in square feet and the amount of private
non-comcnon apen space rn square feef,
Building eleuations showing typica6 architectural styles fa kae constructed,
A schematic landsGapmg plan indscating the rype and the size of p3ant rnatertal to be used, and the rnekhod for
prouiding permanent enaintenance to all planted areas and open spaces,
Appropriate road name(s) asstgned by the Divisaan of Building and Code Enforcernent shal] be drafted on the
face of the final plaf
9 The street address for each Ivt shafl be indicated on fhe face of the fnal plat The'Division
of Bwlding reserves the right tv confrm the ac#ual address at the time a buifdmg permit is
issued
10 The prelimmary pkat is given eorrditianal appraval For five (5) years, specifrcally to October
4, 2005 The appfECant may submit an extensian of time applicativn at least thirty 30 days
priar to the above expiratton tfate but na 9ater than Septemtaer 3, 2005 Application for an
extension of ttme shafl be processed under the provisions of Ghapter 12 100 118
(Extensivn of Time) of the Spokane Gounty Subdivisivn Ordinance, as amended if the
applicant camplies with the criteria of Chapter 12 104] 118, the prelimmary approval and
cvnditions wili be €hanged to refEect fhe adopted polrcy arad development regula#i4ras at
the time of the extensian apphcation
11 Appropriate utility easements sha11 be indicated ❑n capies of the praposed final pfat
Apprvvaf of uti9ity easements by the appropriafe utilify campanies shall be subrraitted with
any propgsed final pfat
~
12 The final pfat rnap shall indicate by a clear, dashed frne the required yard setbacks from all
' pravate roads as sh❑wn on the prelimmary plat and approved as follows
Ft'ont yard -(prrVate roads) 20' from R 0 W line
Front yard -(pubfic roads) 25' frvm R 0 W ime
Flanking yard - (public rvads) 25" fram R0 W frne
Flankmg yard -(private raads) 1O' from R 0 VII Ime
Side yard - 3° for alk structures
Rear yard for primary structures - 15'
13 Four {4} current certificates af title shall be furnished to the Division of Planning priar to
fE[ERg the fflal Plat
14 !f a por#iara of the approved preEtminary plat is subraait#ed for final review and approval, the
applicant's sunreyar shall submit amap vutlming m red the area bemg finalized and
delineate the area to remaEn in preliminary plat status The scale shall match the
apprapriate assessor's map scale
15 A harnevwner's assaciatian shall be farmed privr tv final pfat approval for the mamtenanGe
vf any #racts created for pedestrian walkways, private road access, and stormwater
management facilitEes A copy of the hameowners asspciation articles af incarparation
andlor bylaws andlor covenants and restrictions, together with provisEOns for maintenance
of the drainage tractslcammQn areas and facilities, sha11 be submi#tecf for review and
approval by the orvistvn vf Plannong tvgether with any propased final plat
16 Unifred architecturaf contro1 shall be estabfished for the deuelopment through the use of
protec#ive cvuenants revEewed and approved by the ❑ivisivn vf Plannmg prior tv the
recvrding of any final plat vr divisEan These cvvenants shaff be administered and enforced
by the Homeowner's Assaciatian for Caelen Place which shall establish an architectural
review committee for this purpose Architectural reView by the comrnittee sha91 include, but
ts not fimited to, the fvllowing elements a} exteriar material treatments (roofng, siding,
[rghting, etc b} eoior schemes for ex#erior treatments, c} buiCding heights arrd wmdaw
opening restricttons for side yards, and d} privacy fencing
17 The following note shall appear on the face of the final plat
"The private raads and open space tracts shown herevn are hereby dedicated to the
HQmeowner's Associatian for Caelen Place as created and gvverned by that msfrument
as recorded under Auditors' Fee Number Each lat shafl
be assigned an undivEded fractionaf interest in the dedicated cammvn areas for tax
purposes°
1$ The fal[awing note shak6 appear an #he face af the final pfat
"The Ivts and apen space tracts included within this subdivisiora are subject #o avariety af
specEal conditions imposed as a result of approval of a land use actian This Title NQtice
~
shall serve as public notice of the conditions of approval affectmg the property in question
File #'s PE-1872-00/PUDE-4-00 are available for inspection and copymg in offices of the '
Spokane County Division of Planrnng "
19 Within 60 days of the effective date of the Hearmg Examiner approval, the applicant shall
obtain a Certificate of Exemption approval as required pursuant to Section 12 100 110 of
the County Subdivision Code and RCW 58 17, recognizing the property as a legal lot of
record, or provide documentation that the Certificate of Exemption has been previously
issued
i
,
OFFICE OF THE SPOKANE COUNTY ENGINEER
~ 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
c`w\" "ENGINEER'S CONDITIONS OF APPROVAL" PLATS
TO Spokane County Planning Department .
FROM Division of Engineenng & Roads ~j ~ 4,4'a-VI DATE September 6, 2000 PROJECT CAELEN PLACE RECEIVED
FILE # PE-1872-00/PUD-4-00 SPCKANE COUNTY
Hearing 09/20/2000 @ 1 30 SEP 0 6gon0
Sponsor/Applicant TOD J LASLEY
Section Township Range 14-25-44 DIVIStON OF PLAiVt~ING
Planner JAMES RICHRDSON
Technical Review Date 06/15/2000 @ 3 00
The Spokane County Engineenng Department has reviewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department 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 That conditional approval of the plat by the County Engineer is given subject to approval of the
road system as indicated in the preliminary piat of record
2 A Professional Engineer, licensed in the State of Washington, shall submit final road and
drainage plans, a drainage report and calculations that conform to the 1999 Spokane County
Standards for Roads and Sewer Construction, the latest edition of the Spokane County
Guidelines for Stormwater Management, and all standards and laws that are applicable to this
project Final drainage plans and a drainage report shall receive the County Engineer's
acceptance prior to release of a construction or building permit or approval of the land action
Following plan acceptance by the Spokane County Engineer, drainage language will be drafted
by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion in the final
plat document
3 If the project is developed in phases, a phased road and drainage plan shall be prepared by a
licensed Professional Engineer, which cleariy shows the phasing of the development The plan
must demonstrate that each phase of the development is in conformance with the appiicable
Spokane County road and drainage standards, and the Conditions of Approval for the plat as
well as any applicable regulations that may apply to this project from other governmental
authority The stormwater management systems and roads for this plat shall be constructed
and certified to be constructed in accordance with the accepted road and drainage plans, or all
the required improvements must be bonded for in accordance with Spokane County regulations,
prior to the recording of the final plat Record drawings and all construction documentation shall
be submitted with the proper certification statement
CC :.pp-cant T0r : L;-SLE_
£na:^zer/Sur• eYor Ly tC= Lc_ -SEP
Dla^-e: Ja_ =S r'.iCH4=~~1
2age 2 ' 09/20/2000 Hearing / 07/21/2000 Revzsed Pr21zm Plan ~eview / 36/25/2000 TR ,
PE-1872-QO
4 Erosion Control A Temporary Erosion and Sedimentation Control (TESC) pian is to be prepared
by a WA State licensed Professional Engineer or Landscape Architect, and impiemented
throughout the duration of construction The TESC plan is to be prepared using best
management practices (BMP's) currently accepted within the Civil Engineenng profession, and
shall address limits on amount and duration of disturbed areas which have not been stabilized
The TESC plan is to include, as a minimum, a grading plan, location and details of siit controi
structures, and street cleaning program Runoff from exposed areas must be filtered pnor to
discharging into a detention pond, 208 swale, or infiltration facility The TESC plan is to be
included in the road and drainage plans The applicant's Engineer is to submit the TESC plan
and supporting calculations to Spokane County for review, and shall receive acceptance as part
of the plan review process prior to site disturbance The TESC major structures (such as silt
ponds, silt traps) are to be installed prior to other site work and the TESC measures are to be
implemented and maintained throughout the duration of construction, including house
construction
s As per Section 9 14 080 of the Spokane County Code, no person shall construct a road or other
facilities within the existing proposed, or future public nght-of-way, or fhe private road easement
in connection with the actions enumerated in Section 9 14 020 without out first having received
a permit as specified in Section 9 14 070(1) for such facilities from the County Engineer Said
permit will not be granted until the plans for the development have been accepted by the County
Engineer If this provision is violated, the County Engineer may require the project plans be
revised to show the construction that was done and specify how the construction that was done
will meet Spokane County Standards prior to plan acceptance
6 This proposed subdivision or development proposal is located within a drainage basin which has
been identified by the Spokane County Engineer's and Utilities offices as having stormwater
runoff problems Since this proposed subdivision or development proposal is affected by or is a
contributor to stormwater flows, property owners should participate in the planning and
impiementation of a future basinwide stormwater management system The following statement
shall be piaced in the plat dedication
7 "The owner(s) or successor(s) in interest agree to join in any County-approved stormwater
management program and to pay such rates and charges as may be fixed through public
hearings for service or benefit obtained by the planning, design, constructing, maintaining or
operation of stormwater control facilities "Construction within the proposed public streets and
easements shall be performed under the direct supervision of a licensed engineer/surveyor, who
shall furnish the County Engineer with "As Built" plans and a certificate in writing that all
improvements were installed to the lines and grades shown on the approved construction pians
and that all disturbed monuments have been replaced
8 No construction work is to be performed within the existing or proposed Public nght-of-way until
a permit has been issued by the County Engineer All work is subject to inspection and
approval by the County Engineer
. •
Page 3
09/20/2000 Hearing / 07/21/2000 Revised Prelim Plan ~eview /)0/15/2000 TP
PE-Z872-00
9 All construction within the existing or proposed Public right-of-way is to be completed pnor to
filing the final plat or a bond in the amount estimated by the County Engineer to cover the cost
of construction of improvements Construction certification, "As Built" plans and monumenting
the street centeriines shall be filed with the County Engineer
10 No direct vehicular access to Sprague Avenue until such time as authonzed by the County
Engineer Emergency access is proposed from the internal pnvate road to Sprague Avenue
The Spokane County Road Standards do not have development standards for emergency
access The applicant shall submit an emergency access pian that is acceptable to both the
County Engineer and Fire Distnct #1 The emergency access plan may include, but is not
limited to, the location of a locked gate, barncades or other means of preventing full public
access
11 Prior to the fiiing of any portion of a final plat, the applicant shall vacate the necessary Right-of-
way in the Best Road alignment This Right-of-way was dedicated in conjunction with a
previous site development plan per ZE-46-93
12 Approach permits are required prior to any access to the County road system
13 A statement shali be placed in plat dedication that no direct access be allowed from lots to
Sprague Avenue until such time as authonzed by the County Engineer
14 The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue, which is adjacent to the proposed development This will require the addition of
approximately 0 feet* of asphalt along the frontage of the development The construction of
curbing and sidewalk is also required
Note "Engineering records indicate that the width of paving along Main Avenue is 36 feet,
which exceeds current Spokane County Standards for a local access road While no additionai
asphalt is required the applicant shall install curb and gutter and sidewalk along the frontage of
the proposal This may result in the cutting of the existing edge of asphalt and additional paving
to the curb/gutter improvements
15 The pnvate roads shall be improved to Spokane County Pnvate Road Standards All proposed
hammer heads or alternative "turn-around" proposals shall meet the approval of Fire Distnct No
1 and the County Engineer
16 All vested owners shall sign and record pnvate road documents as prescnbed by the Spokane
County Engineer These documents shall be reviewed and approved by the Spokane County
Engineer prior to recording with the Spokane County Auditor Recording numbers shall be
referenced in the dedicatory language of the plat
. I
Page 9 •
09/20/2000 Hearing / 07/21/2000 Rev_sed Prelim Plan Deview / 06/15/2000 TR ,
PE-1872-00
17 That the following statement be placed in the plat dedication WARNING Spokane County has
no responsibility to buiid, improve, maintain or other wise service the private roads contained
within or providing service to the property described in this plat By accepting this plat or
subsequently by allowing a building permit to be issued on property on a pnvate road, Spokane
County assumes no obligation for said private road and the owners hereby acknowledge that
the County has no obligation of any kind or nature whatsoever to establish, examme, survey,
construct, aiter, repair, improve, maintain, provide drainage or snow removal on a private road
This requirement is and shall run with the land and shall be binding upon the owner, their heirs,
successors or assigns including the obligation to participate in the maintenance of the pnvate
road as provided herein
18 The proposed plat shall be improved to the standards set forth in Spokane County Board of
Commissioners Resolution No 99-0265, as amended, which establishes regulations for roads,
approaches, drainage and fees in new construction
19 The County Engineer has examined this development proposal and has determined that the
impact of this proposal upon the existing County Road System warrants the roadway
improvements herein specified
20 The applicant shall grant appiicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
END
~
~
i
.
MEMORAND UM
DATE: August 16, 2000
TO: Scott Engelhard
CC: Tim Schwab, CLC Associates, inc
,/Jim Richardson, Spokane County Plannmg ~
FROM: Steve Stairs <:.-~,>S)
SUBJECT: Tnp Distnbution Letter for Caelen Place PUD (PE-1872) Spowf COLWY
I have compieted review of the above referenced document and concur with the conclusions
and recommendations found therem Therefore, I recommend that we accept this distnbution
letter and allow this project to proceed through the approval process without further review of
traffic
If you have any questions concerrnng the distribution letter or my review, please don't hesitate
to bnng them to my attention
,
Spokane County Public Works,
Transportation • • •
D • • County • •
0 BROADWAY 99260.(509) .M
Me o
N°
To: Spokane County Planning
Planner: JAMES RICHRDSON
From: Scott Engelhard 5-ce
Subject: PE-1872-00 CAELEN PLACE
Applicant: Tod Lasley
Date: June 14, 2000
RE: Technical Review
Due to the potential of this proposal generating peak hour trips which may aggravate
the acceptable LOS at the intersections surrounding this proposal , Spokane County
Engineenng is requesting additional traffic information A tnp distribution letter is
required for review by the County Engineer
After review of the distribution letter we will advise the applicant of any required traffic
mitigation, or if additional traffic studies are required
This proposal would require the vacation of Best Road Right-of-way The appiicant
should make application for the vacation as early as possible in the preliminary plat
process
Until the above requested traffic information is accepted by the County Engineer, this
application is technically incomplete
,
1 T'raffic Disfributivn Le#ters
SpcimCcuRrr Transportativn Engineering
Traffic ❑istribuiion Letters are a fairly new step in 5pokane County's traffic study scoping
pracess The distribution letter documents the proposed development and provides caunty staff
wfth basic traffic onformation Using the informatian provided, staff vvil8 determine the extent of
traffic reuiew that will he required
To ensure all crf the informativn needed to make a timely decision on a traffc study is present,
the fvllowirrg topics should be inclurfed in the Traffic Distrihution Letter
• DescriptG4n of the praject to Enclude size Qf buildings, praposed use, exssting uses and any
phasing fhat will tae used
• Vacinity map shvRrv,ng the prv#ect iocatian
• DiscussNQn af irip generation
• Map showing prvject traffic assigned to the road network in the vicin3ty of #he project If
pass-by trips were to be used separate figurPs showing pass-by, new and cvmposite trips
would be rsquired
• A brsef dzscussivn of possible impacts (or n❑ impacts) as a result of this project
■ This IetCer should be sealed by an engineer, Iscensed in the State of Washmgton and having
exper4ence in trafficltransportatiart engineering
TrafFic ❑estributian Letters shvuld be receiaetS no less than three days priar to any scoping
meetings Once the dis€nbution letter is received, a determmatson as to whether a tratf+ic study
is needed will be made If further study is required, a scoping meeting will be schecluled and
the scope of the study agreed upon lf no further study is required, a fetter acknowledging the
distributian will be sent and the prcaject refeased from further traffc review
By following the steps outhned above, the traffic analysis and review process will progress in a
logical anci efficieni manner If you should haue any comments ancilor questions canceming
traffic distribution Ietters or any af #he traffie review process, pEease fee4 free to contact SteVe
Statrs or 5cott Engelhard af the Transpvrtation Engineering 5ectran at (509) 477-3660
- , JKANE REGIONAL HEALTH I]I5I : T
ENVIRONMENTAL HEALTH ~"3IVIiIUN Tnter-vffice +Csammunicaiion
DA7`E• September G, ZQUQ
TO Tarnes Richardson, Assoczate PIanner, Spokane County Planning Divisivn
1°
FROM Steven P Halderb , RS - EHD, SRHD
SUBJECT. Froposed Preliminary Plat PE-1872-QOlPLTDE-4-Ua Caelen Place P ll'.D
1 References:
a) Map of subject, scale i" = 50', by Lawrenee L Leinweber, dated July 7, 2000, received by this o~fice
July 10, 2000
b} Reconnaissance Geolagic Map of the VVest Half of the Si)akane Quadrangle, VG'ashinizton a.nd Idaho,
AIlan B Gnggs, 1966
c) Soil Survev, Spokane Countv, Washington, Sail CQnservation Service, U S D A, March, 1968
d} Spokane Gounty, V+lastungton, EnRineering Interpretataons, Soil Canservatian Service, US D A,
August, 1974
e} Spokane Countv Rules and Reizulations for 5ewaize DisDasal Svstems, January 19, 1995
f) Spokane Regional Health Dastrtct procedural implementation of Sectiort 52 of Substitute House Bitl
2929 (RC W 5$ 17 110, as amended)
g} Logs of water wells in Range 44E, Tvwnship ZShI, SeGtzons 11, 13, 14, 15, and 23
h) Map Greenacres Quadrangle, i] S G S, 1973, and Spokane N E, YJ S G S, 1973
2 Frndings
a} This praject lies over the Spokane-Rathdrurri Aquifer.
b} The proaect is withzn Critrcal Water Supply Servrce Area #3 and rrnthin the service area of Vera Water
and Pvwer Co Water supply will be a publzc system
c) The project is insfde the Spok-ane Caunty Cvmprehensive VVastewater Managernent Area, anside the
General Sewer Servzce Area, and inside the PnQniy 5etiver Service Area recarnmended rn the '201'
Study The meihcrd af sewage daspvsal is su~~ect to approval of the Directvr caf Utilitaes, Spokane
Couniy, pursuani to County Resolution 80 0418 advpted March 24, 1980 The topagraphy and soils in
the area are generally suitable for use of indivadual vn-site sewage dispasal systems The lots are not of
the proper dimensions ta permit the use af bath individual wells and sewage systerns
d} `[5he project lies sn a relatively flat area east afi, Best Road and sauth of Main Avenue Lacal
drainageways ar-e insignificant
I
PrQ
. po~ed Preliminary Plat. PE-187z ~/PUDE-4-00 Caelen Place P U.D
Page 2
e) Surface soils are classed by the U.S Soil Conservation Service as Gamson 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 lazge amounts of water Data from wells in the area referenced in section 1 g shows they are
from 81' to 240' deep and have static water levels varying from 50' to 158' below the surface The Vera
Water and Power Co 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) The final plat shall be designed as indicated on the prelimmary plat of record and/or any attached
sheets as noted
b) Appropnate utility easements shall be indicated on copies of the preliminary plat of record for
distribution by the Planning Department to the utility companies, Spokane County Engineer, and the
Spokane Regional Health Distnct Written approval of the easements by the utility companies shall be
received pnor to the submittal of the final plat
c) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County
d) Water service shall be coordinated through the Director of Utilities, Spokane County
e) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health
f) Prior to filing the final plat, the sponsor shall demonstrate to the satisfaction of the Spokane Regional
Health Distnct that an adequate and potable water supply is available to each lot of the plat
g) Pnor to filing the final plat, the sponsor shall present evidence that the plat lies within the recorded
service area of the water system proposed to serve the plat
h) A plan for water facilities adequate for domestic use, domestic irrigation use, and fire protection use
shall be approved by the water purveyor Said water plan must have been approved by the fire
protection district and the appropnate health authorities The health authorities, water supplier
(purveyor), and the fire protection district will certify, prior to the filmg of the final plant, on the face
of said water plan that the plan is in conformance with their requirements and will adequately satisfy
their respective needs. Said water plan and certification will be drafted on a transparency smtable for
reproduction
Proposed Preliminary Plat PE-1872 ,irUDE-4-00 Caelen Place P U.D
Page 3 '
i) The purveyor will also certify prior to filmg the final plant on a copy of said water plan that appropnate
contractual arrangements have been made with the plat sponsor for construction of the water system, m
accordance with the approved plan and time schedule The time schedule will provide, in any case, for
completion of the water system and inspection by the appropnate health authonties pnor to application
for building permits within the plat The contractual arrangement will include a provision holding
Spokane County, Spokane Regional Health Distnct, and the purveyor harmless from claims by any lot
purchaser refused a building permit due to failure of the plat sponsor to satisfactonly complete the
approved water system
j) A public sewer system will be made available for the plat and individual service will be provided to
each lot prior to sale. Use of individual on-site sewage disposal systems shall not be authorized.
4 Recommended Conditions of Approval
a) A statement shall be placed in the dedication to the effect that "A public sewer system will be made
available for the plat and individual service will be provided to each lot prior to sale Use of individual
on-site sewage disposal systems shall not be authorized."
b) The dedicatory language on the plat shall state "Use of pnvate wells and water systems is prolubited "
c) The final plat dedication shall contain the following statement. "The public water system, pursuant to
the Water Plan approved by county and state health authorities, the local fire protection distnct, County
Building and Safety Department and water purveyor, shall be installed within this subdivision and the
applicant shall provide for individual domestic water service as well as fire protection to each lot pnor
to sale of each lot and prior to issuance of a building permit for each lot "
c Director of Uhlities, Spokane County
c• Sponsor Tod Lasley
12005 N Fairwood Drive
Spokane, WA 99218
I.anduse Itr1PF I872-00 Caelen Place/Ih
tA
Richardson, James
From: Farry, Jeff
5ent: Fnday, Augus# 25, 2000 10 57 AM
T+o: Richardson, James
Subject: PE-1872
The applicant shall contact the Divrsion af Bwlding and Cade Entorcemerat at the earhest pvssib1e
sfage En order to be informed at code requirements adminESteredlenfvrced as authanzed by the 5#ate
Buddmg Code Act DesignldevefQpment concerns vncfude addressmg, fre apparatus access roads, fire
hydrant flow, approved water systems, building accessihilEty, constructian type, occupancy
CIa556fiCatIafY, EXIStlfig BXtEI'Imr WaII prOteCtIDi1 &11CI Bf18rg]I Code feqUii'B117Bf1f5
P'riar to the issuance of the initial building perrrn#(s), #he applicant shall submit fo the CliVision of
guilding and Cade Enforcement dncumentation sign by the water purveypr and the appEicable fire
distnct stating that the public water system has been ins#alled, tested and accepted as operataanal
pursuant to the appraved water plan
~
Page 1
07118f40 TEiE 0$:19 FA7I 50$ 8n' 1125 SPUKANE VALIEY FIRE CPLANNING Z002
SPOKANE Y►4LLEY FIRE DEPARTMENT `
- ~ Spakane County Ftre Dlstfict I
iC1314 EA5T SPfZA6llE AvE • SPOKAWE WA 49206-3576 .(5C39) 928-1704 + FiV( (509) 842-4125
iL P& kurrtphrles
CMef
July 17. 2000
James Richardsvn, Assaciate Planner
Departmerrt o# Building and Planning
1026 W. Broadway
Spokane, WA 99260
RE: Revised Preiiminary Plat
PE-1812-00mmons
Gaelon Placsr
Dear Mr. Richardscn;
The Spokane Valley Fire Department wi11 requere the installatton vf a new fr'e hydrarrt at
tha N.E Gamer of Riverside and Rees LaneS. We alsv require that the existing fire
hydran# on Main Ave be relocated to the entrance si the plat at CaEVin Lane.
if any gates are propased to limit access, then we YAlI require detailed plans fvr review
Access is adequate as drawn.
5incer [y,
Kevin Miller
Fire Inspectot
KMIdG
SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
INTEROFFICE MEMO
DATE July 21, 2000
✓
TO James Richardson, Asociate Planner, Spokane County Planning Division
FROM Steven P Holderby,`RS - EHD, SRHD
SUBJECT Revised Preliminary PIaUPUD PE-1872-00/PUDE-4-00
The Spokane Regional Health Distnct has no comment on the revised preliminary
plat/PUD for Caelen Place, PE-1872-00/PUDE-4-00
Memo/PE-1872-00llh
TECHNICAL REVIEW MEETING
5POICANC COUNTY DIVTSTON ()F Pi..ANNING
Date .Iune 15 _ 700
L]epartment' Snokane ReRionai Health T32strict 1
r
Department Contact Person Stievn P. 'xulderbv; . 5.
Action• PE-I872-(J(i,1'reliminary Plat of Caelen Place froni for 4.27 acres tnto twenty_
eight (28) zero lot line duplex lafs
TECHNICAL ItEV1EW MEETING' aUNE 15, 2000 @ 3 00 P M
[V Ute:
The foIlowtng infarmatian is tn provide tFie praposat sponsor vvith prirnaty agency
coniizients ta assist the spaiisar and asd the pracessing of pubhc hearing itenas lieard
before tlbe T-ieaFing Examiner `I'lZe folIowing infvrma3ion daes tiot pravide a conlplete or
d}incjing final rewiew of the prapasat This wiiZ vccur only after tiie propasa] is zccepte(I
aiid placec# on the Public Hearing Agenda The acceptance of ihe anplication and
scheclulinQ of the anoTicztian an ille Publzc Hearing Ageiid1 is #he primary ftinctirs» of
tliis meefing A sec4ndary function of tizis meeting is to prQVide a nrelTminarV review of
tlie amplicatian Tlus will provide a foriini far khe sponsar and atlzea departme«ts af'what
to expect as standard development conditions and desigiz recammendations
Tlie earnments received are based on a pretiminary review afthe appiteaiion form and
srte p1an by the Departments and Agencies whiclz have been circulated the infarinatin»
(not all agenciesldepartments have been contacted--oniy ttiase wha have beeib determined
to have primary interest
1 ci ❑aes t13e appiacatiran (ar can the develapi-iieii#) meet reqttoremeiats to be
placed on the Pub2oc I-Iearing Agenda'? 10 YES a NQ
b If no, what is lackmg'~
c Public I-Ieariilg Scliedule Hearings before tlle He3ring Examiner are
sciiediileci ul)aji detereilinatioiitliat lise applicatsaiz is con3plete lte»is wi19 lae
sclieduled ivt' the: #irst avai2Zble pitblie Iiearing
2 Afler a preliminary review of thc annlicatian Nvlial "Conditians of Approval"
wottld be requ3red of tiie developmerit? (Aliach cQnditjons if nccessary)
Sae attached canditions.
I
SPOKANE REGIONAL HE4LTH DISTRICT
CONDITICINS
a. The final plat shall be designed as indicated on the prelarrunary ptat of recard andlor any
attached sheets as npked
b Apprapriate utility easements shall be indacated on copies ❑f the preliminary piat of record
fvr d15tT1blltlbl7 by the Planning Departmeni tQ the utility companies, 5pokane Caurflty
Engineer, and the Spakane Regional Heaith J77istrict Written apgrovaT of the easements by
the utility campanzes shallbe received pnor tsa the subrnittal of the final plat
c Sewage drspasal rnetY►vd shaTl be as auxhvnzed by the Director of Utilities, Spokane Cvunty
d Water service sha11 he coordinated through the T)irector of Utiiaties, Spolcane County
e Water service shall be by ar► existmg publiG water sugply when approved hy the Regional
Engineer (Spokane), State Degartment of Health
f Frior to filing the fznal plat, the spansor shal] demans#rate tv the satisfaction ❑f th,e Spokane
Regzonal HeaIth District tEiat an adequate and potable r►►aater supply is available ta each lot of
the plat
g Priar to fFTing the final plat, khie sponsar shaIl present ewidence that khe plat lies within the
recoxded serVice area of the water system prQposed to serve #he plat
h A pubFic sewer system wiil be rnade available fpr the plat and andividual service wall be
prQvlded to each lot pnor ta sale Use of tndividual ❑n-saie sewage disposal $ystems shall not
be authcarized
1A statement shall he placed in the dedication to the effect lhai- "A public sewer system tivill
be made available for fhe plat and indiVidual seruice will be provided to each tot prior to sale
U5e of 1T1d1V1dElal L?I7-51te SeW3ge d15pQSaI 5}+SCemS ShaYl ri0t be altTh4I'1Zed "
j The dedicatory language on the plat shall state "Use of private wells and water systems is
prohibFted "
k The fina.l pIat dedication shall contarn thc fotlowing stateinent "The public water systern,
pursuant to the Water Plan approved by Regional and State health authartties, the local fire
protectzan distnct, Cou.nty Building and Safety Department and water purveyar, shaii be
installed wiihin this subdivision, and the applicant shall prvvlde for individual d❑mestic
water service as well as fire proteclion ta each Zol prior to sale of each lot and pnar to
issuance of a building permit fvr each lot "
8 - - To: James Richardsan (Current Pyanning)
GC:
Frvm: Jrm Red (Utihties)
date: Manday, June 12, 2000
Subject: PE-1872-40 Stage: Technical Review Phase:
Caelen Place
SS09A The dedicatton shalf state PuhNc sewers shafl be constructed to provide for the cannection of
each parcel to the Gounty's system of sewerage Uses on properties within the prvlect shall be
required to connect to the sewer and pay applicabls charges per the Couroty Sewer Ordirrance
Sewer connection permiis shafl be requirsd
SS099 The dee4ication shall state A public sewer system wEll be made aVaEfabEe for fhe pfat, and indrvidual
semces wiff be provided to each aot prior to safe Use of individual an-site disposal systems sha[i
nat be authorized
SS09C The dediGation shaif sfate Individual tracts shall be subject to payment of current applECahle sewer
connection charges andlar general facilrties charges pnor to the issuance af a sewer connection
permit
55I0 Public Sanitary Sewer easernent shall be shown an the face of the plat and the dedieation shall
state "The perpetual easement granted to Spokane Caun#y, Ets' succes5ars and assigns rs far
the sole purpose of constructing, rnstalling, ❑perafing, maintaining, reparing, altering, replacing,
rernoving, and all ather uses or purpases which are or may 6e reEa#ed to a sewer system
5pokane Caunty, iYs successors and ass:gns at al1 tEmes hereinafter, at their owra cvst and
expense, may remove all crops, brush, grass or trees that may mterFere with the constructmg,
installmg, aperating, maintaEning, repairing, altering, repfacing, removing and all ather uses or
purposes which are may be related to a sewer system The grantos(s) reserves the right to use
and enaoy that property whrch is the subJecf of this easement far purposes which wifl not interfere
with the County's full enjoyment of the rights hereby granted, prflvided, the Grantor(s) sha91 not
ereet ar construct any building or other structure or tirill on the easement, ar dimiraish ar
substantially add to the ground cover Qver the easement The easement described hereEnabove is
to arsd shafl run with the fand "
S512A Applicant shalE submif expressly to 5pakane Gounty Divisi4n af UtElities "under sQparate cover',
pn3y those plan sheets showing sewer plans and speci#icatians for the public sewer cannecti❑ns
and facilitaes for reuiew and appraval Comrnercial developments shaif submit tarstorical and or
estimated water usage as part flf the sewer plan subrnitEal
S512ESewer plans acceptable to the aiursrvn vf Lltilities shalf be submitted pnar to the finahzatran af the
prflaect
5S13A Securiry shall be deposited wi#h the Divrsion af lJt3litEes for the constructian of the public sewer
connectEon and faciltties and for the prescnbed warran#y period 5ecun#y shall he in a fvrrn
acceptable to the ❑ivisian of 1J#ilities and in accardance with the 5pakane County 5anitary 5ewer
❑rdinance
I
~
M E M O R A N D U M
DATE: June 15, 2000
TO: James Richardson Diy ion of Plamung
FROM: uns and VifginiaSarrell, P.E., Stormwater Utihty
RE: Prelunmary Plat of Caelen Place; PE-1872-00
CC:
The proposed plat is located in the Spokane-Rathdrum Prairie Aquifer `aquifer sensitive area'
(ASA). This project is subject to the requirements in the current Spokane County Guidelines for
Stormwater Management. The Guidelmes require that runoff from all impervious surfaces drain
to Grassed Percolation Area (GPA) swales, provided the on-site soils are suitable for infiltration.
The application indicates that the project will handle stormwater runoff from all impervious
surfaces with GPA swales, which meets the intent of the Guidelines.
Thank you for the opportunity to comment.
\1POSEIDOMStortn%5tormUCathenneMDESIGMpe787200 tloc
Richardson, James
From: Hemmings, Bdl
Sent: Wednesday, May 31, 2000 2 05 PM
To: Richardson, James
Cc: Engelhard, Scott, Kimball, Sandy, Parry, Ed, Sims, Brenda, Miller, Kathenne, Darrell, Virginia
Subject: PE-1872-00 - Caelen Place Prelimmary Plat
5-31-00
I received the above referenced application on May 31, 2000 I consider the application to be techrncally complete
and I know of no cntical areas on the site I recommend the following conditions of approval
UK
P-1872-00 - Caelen
Plaee - 5-31-00 - Prop
Bdl Hemmings, PE
Page 1
PROPOSED CONDITIONS OF APPROVAL
FOR CAELEN PLACE SUBDIVISION, P-1872
Prepared By: Bill Hemmings, P.E.
Date: Wednesday, May 31, 2000
1 A Professional Engineer, licensed in the State of Washington, shall submit final road and
drainage plans, a drainage report and calculations that conform to the 1999 Spokane County
Standards for Roads and Sewer Construction, the latest edition of the Spokane County
Guidelines for Stormwater Management, and all standards and laws that are applicable to this
project Final drainage plans and a drainage report shall receive the County Engineer's
acceptance prior to release of a construction or building permit or approval of the land action
Followmg plan acceptance by the Spokane County Engineer, drainage language will be
drafted by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion
in the final plat document
2 If the project is developed in phases, a phased road and drainage plan shall be prepared by a
licensed Professional Engineer, which clearly shows the phasing of the development The
plan must demonstrate that each phase of the development is in conformance with the
applicable Spokane County road and drainage standards, and the Conditions of Approval for
the plat as well as any applicable regulations that may apply to this project from other
governmental authority The stormwater management systems and roads for this plat shall
be constructed and certified to be constructed in accordance with the accepted road and
drainage plans, or all the required improvements must be bonded for in accordance with
Spokane County regulations, prior to the recording of the final plat Record drawings and all
construction documentation shall be submitted with the proper certification statement
3 Erosion Control A Temporary Erosion and Sedimentation Control (TESC) plan is to be
prepared by a WA State licensed Professional Engineer or Landscape Architect, and
implemented throughout the duration of construction The TESC plan is to be prepared
using best management practices (BMP's) currently accepted within the Civil Engineering
profession, and shall address limits on amount and duration of disturbed areas which have
not been stabilized The TESC plan is to include, as a minimum, a grading plan, location and
details of silt control structures, and street cleaning program Runoff from exposed areas
must be filtered pnor to discharging into a detention pond, 208 swale, or infiltration facility
The TESC plan is to be included in the road and drainage plans The applicanYs Engineer is
to submit the TESC plan and supporting calculations to Spokane County for review, and shall
receive acceptance as part of the plan review process prior to site disturbance The TESC
major structures (such as silt ponds, silt traps) are to be installed pnor to other site work and
the TESC measures are to be implemented and maintained throughout the duration of
construction, including house construction
4 As per Section 9 14 080 of the Spokane County Code, no person shall construct a road or
other facilities within the existing proposed, or future public right-of-way, or the private road
easement in connection v the actions enumerated in Secti ~ 14.020 without out first ~
having received a permit specified in Section 9.14 070(1 ) )r such facilities from the County Engineer. Said permit will not be granted until the plans for the development have '
been accepted by the County Engineer If this provision is violated, the County Engineer may ,
require the project plans be revised to show the construction that was done and specify how ;
the construction that was done will meet Spokane Couinty Standards prior to plan acceptance j
5. This proposed subdivision or development proposal is located within a drainage basin which ,
has been identified by the Spokane County Engineer's and Utilities offices as having
stormwater runoff problems. Since this proposed subdivision or development proposal is
affected by or is a contnbutor to stormwater flows, property owners should participate m the
planning and implementation of a future basinwide stormwater management system The
following statement shall be placed in the plat dedication•
"The owner(s) or successor(s) in interest agree to join in any County-approved stormwater
management program and to pay such rates and charges as may be fixed through public
hearings for ser-vice or benefit obtained by the planning, design, constructing, maintaining or
operation of stormwater control facilities "
' Juu- I-00 THU 8'10 AM VER
FAX N0. , 129 P 1
•cd.% 14u_3'-'A v
TECHNIC.AL RTVIEW MErTING
SrOKANE COUNTY DIVISION OT PLANNING
Date: b " I" CY3
Deplittnent ~I C-TL A ~+•~c>'Tc3R- ~ ~ov'e"
Depai hment Coatact Aerson: 1~~
Action. PE-1872-00, Preliminary Plat of Caelen Place from for 4.271cres into twenty-
eiglit (28) zero lot line duplex lots
'r6cHN1CAL REVfEW MEETING: 7UNE 15, 2000 Q 3:00 P.M.
lVotc:
The following inforination is to provide the proposal sponsor witli primary agcncy
comments to assist the sponsor and aid ihe processing of public hearing items heard
before the Heanng Examiner Tlie follovAng information does not provide a completc oc
bincling final jeview of the proposal ?his will occur only aiter the proposal is accepted
and placed on the Public Heniing Agenda. The acceptanee of th~_R,plicalion and
scheduluie of the nnnlication on the Publie I4earing Agenda is the primary fiinctiou of
this meetmg. A secondary fimction of ttais meeting is to pravicle a preliminarv review of
1l1C 112pIlCAt10(l. This will provide a forum for the sponsor aiid other departments of wh1t
to cxyect as stanclard development conditions and design recommendattons.
The comments received nre based on a preliminary revtew of the application form and
site plan by the Departrnents and Agencies which have Ueen circulated the infoimation
(not al I agenctes/departments have been contacted--only those who liave beetl determiued
to have primary interest
1 a Does the applicatron (or can (2ie development) meet requirements to be
placed on tile Public Hearing flgenda? YLS ❑ NO
l) If no, whlt is lacking?
c Public Hearing Schedule Ileaiings befoie the Heanng Examinei are
scheduled upon determination that the application is complete Items will be
sclieduled for dhe first available ptiblic laearing,
2 After a nrehminarv review of the anvlication w1iat "Condrtions of Approval"
would be iequlred of the development? (Attach conditions if necessary)
1) V.i n►-~~c~ A a ~
~ 1 1.~ T• • Y~ ~bc.s r►~..-~.. : C
S ) NA~ : O S~~ a.SC. -1 ~l J c..-no,.. ►s C•~ ~ts.~S ~ ~L P~Rc~ct,_~1 d..a -~••x R~iPcn'c~t -
Y-)
7-2i~c 3
JUN-nZ-00 02:20PM FROWSCAPCA 5094776828 T-259 P 03/04 F-694
. •
i
-r , SPOKANE COUNTY '
C~Ci,EAli041R 0 AIR POLLUTiON
Z. P o K,46 . CONTROI AUTHORITY
wEST ttot CouEGE SViTE 403 • SvoKaNE Wn 99201 •(509) 477-4727 Fo: ,509) 477-6628
Date: O - .2 - 0 0
I
To: ❑ Mr. Jeff Forry
TKMs. Francine Shaw
Spokane County Division of Buildings & Planning
1026 W. Broadway Ave.
Spokane, WA 99260
From: Mr. Charies E. Studer
Re: SCAPCA REQUIREMENTS FOR:
File No. Q E-l 7D- - 60
Proponent/Project Name: Cft~ ')0-"
(Reauest for Comments on /o /S - D a, Q 1-3 ' 0 o p." •
❑ IComments on Hearinas Examiner Public Meetina on 1
0 IComments on Determination of Nonsianificance Issued on 1
(Pre-Application/Developrnent Conference on 1
The Spokene Counry Arr Polluuon Contr+o! Authanry (SCAPCA) was folTned undar the authonly of the 1967 Crean AirAd of Washingcon
(RCM Thar Act required countras IrKe Spokane County, co acuvate local arr pollutlon control agencies To meet the requirements of
thar Act, SCAPCA aaop[ed regu/ada►s to contro/ the em►ssrons of ari oontammants from souroes wnhm Spokane Coanty
Portrons of Spokane County fa!l to meet federa/ health standards for partrculate emusrons (dust and smoke) and caiDOn monoxide
Numerous strategres have been imp/emented to reduce air pollutron emiss►ons so rhat we can rmprove air qLialay and meet hea/Ur
starra►arols
Follow+ng ls a lrst ol concerr,srissuas thaf, st a mrnimum, need to be addressed for pmposeC preiec►i Addihonal oomments may resu/t
after more 4etaded mformatron of tRe project is supplied SCnPCA ertcourages proporlents to conpd their otTrres at 1101 Wesc
Colleqa, Spokane WA 99201 foradditionalinformatlon
The following conditions are relevant to proposed project
• liarvesting of timber creates sdvicultural debns. Consrstent with Stace pAlicies and regulabons, altematives ta
buming should be examined The preferred attemate disposal methods in the follawing order are, slash
production mirnmizabon, slash utilizaLon, non-bummg disposal and silvicultural buming If buming is the only
reasonable disposal method then it must be done in accordance with all applicable regulations, and conducted
in a manner that mmim¢es smoke refated nuisances and air polluUon impacts
. Washington State Regulaton 173-400.110 requires that a Notrce of Construction and ApplicaUon for Approval
be submitted to and approved by our Agency prior to the construction, installation or estabtishment of an air
pollution source It is possible that the foltowing air pollution sources may be present at the proposed
facility:
~ One or more fossil fuel (natural gas, propane, buWne, diesel, fuel oil, or waste oil) or wood
burning heat sources. Natural gas/propane/butane buming boilers, heating units, or hot
1
s id"LE4tEh60 WkQ1tt comr+ENTS o.
i , I
'JIUV-V-00 02:20PM FROM-SCAPCA 5094776828 T-258 P 04/04 P-694
water heaters, or combinatlons thereof, with a total heat input of 4,000,000 Btus/hr are
required to appiy for a Nottce of Constructicn. Other units are required to apply for a NOC
when the Eotal heat lnput exeeeds 400,000 Btuslhr. In addition, additional requirerrients
such as controls for Nitrogen Oxide emissions (NOx) and source testing may be requfred
depending upon the size of the unit.
~ One or more Stand by Generators. SCAPCA requires a Notice of Construction for all Stand
by Generdtors that are rated greater than or equal to 500 mechanlcal hcrsepower (376
Kilowatts).
~ There are numerous businesses that are allowed in a commercial and indusVial zoning that are air
poilution sources. Before any business is established at the site, SCAPCA should ba contacted to
deteRnine If a Notice of Construction is cequired. A coav of thls letter should be piven to each new
tenant
• Atl air pollution regulations must be met.
• Air polluton regulations require that dust emissions during demofition, oonstrudion and excavaticn pro}eds be
oontro(led. This may require the use of water sprays, tarps, sprinWers or suspension of adivity during certafn
weather conditions. Haul roads shculd be treated and emissions from the transfer of eartfien material must be
controlled as well as emissions from aq other consUuction related activvities.
• SCAPCA strongry recommenCS that all traveleG surtaces (i.e. ingress, egress, parKmg areas, access roads)
should be paved and kept clean to minim'ize emissions. ,
• Measures must be taken to avoid the deposition of diR and mud from unpaved surfaces onto paved surtaces. If
tracWng or spols occur on paved surfaces, measures must be taken immediately to uean these surfaces.
• SCAPCA Regulation I, ARide N may require registrabon with this agency depending upon the type of business
that may be estabtished at the site M approved Notice of Construction suffices to meet this requirement
• SCAPCA Regula6on I, Article VI, and SCAPCA Regula0on II, ArtiGe IV, address air pollubon emission
standards All ernissrcn standards must be met
• Oebris generated as a resuft of this project must be drsposed of by means other than burring (i.e. eonstruction
waste, vegetative waste etc.).
. An asbestcs survey must be done by an AHERA ceivfied inspedcr prior to demolition or renovation of
building(s), to determine if asbestos-containing material is present at the site. Demolibon and renovadon
projects must ccmpry with the requirements of CFR 40, Part 61, Subpart M, SCAPCA Reguladon I, Artide IX &
Article X Sedion 10.09, and Washington State Regulations (WAC 296-62, -65, &-155). Notice of Intent to
Perform Asbestos Removal andlor DemoliGon forms are available at the SCAPCA office. Asbesics-containing
material must be removed in acx:ordanoe with Federal, State, Local reguia6ons and disposed of at a licensed
faality-
• Depending upon the type of business or equipment established on sibe, some objee6onable odors may result
frnm this prvject SCAPCA's regutations state that effecbve ccnVol apparatus and measures must be used to
reduce odors to a minimum
• All solid fuel buming devices (fireplaces wood stoves, pe!(et stoves, etc.) must compfy v+nth local, state, and
federal rules and regulebons. Fireplace emissron standards became effective January 1, 1997. New fireplaoes
must be tested and labeled in axordance wrth procedures and uiberia speafied in the UBC Standard 31-2.
SCAPCA Reauladon I Article VIII Seetion 8.10 daes not allow the instatiation of norl-certified sotid fuel
bumina dev(ces In anv new cr extstino buildina or structure. unless the solid fuel burntnq device is a
cook stove, firealace, or furnaee as defined bv SCAPCA Restulation I Artlcfe Vtll. SeeNon 8.03, or a non
eertified selid fue) bumina device whlch has been rendered aermanentfM Inoraerabfa.
• If the proponent or anyone else has questions conceming the above, please contact Charles E. Studer (509)
477-4727 ext 107, April Mdler ext 105, or Kelle vgeland ext. 108 at SC,4PCA's office during the hours of 8.00
am 8 4•30 pm, Monday tfirough Fnday. ,
Failure to meet SCAPCA reaulatians mav resu/t in delavs, clesura and civil and/er crlminal
sanctions.
CLEAN AIR IS UP TO ALI.OF US
PAGE 2
i
. I
THOMAS R. DOSEY RECEIVED ~
207 N. Calvin Rd SPOKANE COUPITY
Spokane, WA 99216 QUG 2 39nnn
Ph/Faz 922-8290 I
Aug 21st 2"91'''S`•a'~ CF PLANNfNG
James Richardson, Associate PI$nner
Spokane County Division of Planning
1026 West Broadway Avenue
Spokane, Wa 99260-0050
Dear Mr. Richardson,
I received a Nodce of Application Type 111 on August 15th, concerning Project File
Number: PE-1872-00/PUDE4-00.
My concern is property value. In the past a developer wanted to put just eight single
family homes on the property in question, and almost had it approved until it was
learned that the developer changed his intentions to apartments. His was
disapproved.
As I have stated, my concern is property vafue and also increase traffic in an
otherwise very qnit neighborhood.
Will my property value go down?
Another question I have concerns the preliminary plat of Caelen Place. It shows
that t6e property eztends from Best road to well past Calvin road. Is the intention of
the developer to purchase the property tLat currentty has homes on it
One last question. How can I as an individual voice my disapproval of this
development?
Respectfully,
4-~a-o /T •
THOMAS R DOSEY~
i
,
" REGFIUER
, SF'C3KANE~ COUNTI(
' A1lr, 2 9 gnnn
To; Spokanc County Hearing Examincr
FAaar-titna. Pr-niPr-t FilP Nnmher PF-1 R7?-QQ/F?1 !DE-4-00 D1VISfOSt vl= PLANN(NO
P-rPlirninary j?Iat/F?1 I D pf ('aFlAn PlarF
From; T'honw W, Barker -annd Joyce Trotter Owncrs of property at 121 N, Bgst (adjacent
t(\ C7l}ljf_rt rr1oiijPrty,
We are QQncerncd with the num~cr qf pazcels in this prqpqscd prpJcct, as it is
inrnncictPnT unth all curro-unclina fn,rnrArfv that arP all p1r1Qr and actahIchea p?orn,ertiec All
access roads, for ingress and egress, arc cst-ztblished and would not hasidle the traffic
relatAd tn thic nmiPrt
r--~-'•
We think that the density fqr ttus project shQUld be nq grcater than 25 to 30
narePlc at mnct
r----- •
g1t1f PTPiv Yn17TC ~
"J ~
`-e
oycc Trotter
1 7 1 A 1 D...+
Spokane, WasiwtgtOn
. .'i
Larry G. and Coralie A. Myers
220 North Best Road ~
Spokane, Washington 99216 '
Augdst 28, 2000 James Richardson, Associate P-lanner RECEIVED
SPOKqNE C~~JRl~'X
Spokane County Dwision of Plannmg
1026 West Broadway Avenue A~~ 2$ 20~~
Spokane, WA 99260-0050
Re Project File Number PE-1872-00/PUDE-4-00, 1D1VIS(ON OF pLANNING I'
Preliminary Plat/PUD of Caelen Place
Parcel Number- 45143 9249
Dear Mr Richardson
We are strenuously objectmg to the proposed use of,the above property Our
neighborhood is made up of predommantly smgle famdy homes with only three duplexes
in the neighborhood The duplexes in place are located on generous sized lots, several
almost 1 acre in size Those proposed are smaller than those m the City of Spokane and
represent more of a ghetto than a subdivision
The UR-22 zoning it currently has was obtained several years ago over the objections of
the property owners in the area and only succeeded because the then owners planned
to put in senior apartments, whose occupants vuould ~probabiy not have had as many
autos Further, their plan proposed openmg Best Road to Sprague so the vehicles could
exit onto the artenal instead of the neighbofiood The current property owners are from
the other part of the state and do not care about this area We do We have lived here
for 12 years, and many of our neighbors have lived here longer than that The proposed
subdivision will greatly reduce our propsrty values and the ability to sell our property in
the future
Property values aside, there are also at feast 15 chddren under the age of 8 m the two
blocks (Best and Main) that will be the only access and egress for the proposed addition
The plan will put anywhere from 50-100 new vehicles makmg 2-6 tnps per day This wdl
cause a very great risk to these chddren Children play on Best Road Further, the
intersection at Best and Valleyway, the next cross street is a dangerous one that has
been the site of several accidents in recent years This addition would compound the
problem
The proposal mdicated that the site was on 4 27 acres It is our understanding that the
field m question has over 7 acres The drawing makes it appear that it is using the entire
field, when that is not the case
We respectFully request that this proposal be denied, on the basis that it is not consistent
with the current uses of the existing neighbofiood, would negatively impact surrounding
properties and provide a safety nsk to the residents of the neighborhood A response to
these concems is requested
Sin rely,
~ n/! A( ~ I~~sr
~
Zra ie A Mye a G yers -
cc BesUMain Property Owners Group
~ /~Cc•,~y ~ ~~°~~~Ci'
I, /1/ ;?/7 /j PS%
I
. ~ .
.
WILLIAML. PETERSON
3917 N. Post Street, Spokane, WA 99205-1149
(509)324-0151/(5 09)324-2009FX
28 August 2000
James Richardson, Associate Planner
Spokane County Division of Planning
1026 West Broadway Avenue
Spokane, WA 99260-0050
Project File Number PE-l 872-00lPUDE-4-00
the Preliminary Plat/PUD of Caelen Place
Dear Mr. Richardson,
In regards to the above referenced proposed sub-division, as an adjacent property owner adjoining
the property on the immediate south (our parcel number 45143 9251), I have only one comment
There is an existing six-foot cyclone fence separating the proposed project site and my ownership
property Todd Laslie, Designated Contact, indicated to me that the proposed duplex sites
adjoining my ownership may be sold to numerous individuals My concern is that there be a
uniform privacy fencing between my property and the proposed project Since my cyclone fence
presently separates our properties I am suggesting that the developer may utilize it by instalLng
privacy slats of a neutral color
I believe this will not only enhance this project, but provide a more appropriate seclusion between
the ultimate residents and my commercial property and promote a more aesthetic and pleasing
view from both properties
Please understand, where my property abuts tne proposed project, we have continuously
promoted and maintained a beautifut green, trimmed, manicured landscape over the years My
concern is that without the privacy fencing we may now have to look at either a hodge-podge of
non-uniform privacy fencing or a series of vary small backyards that are either not maintained and
allowed to be overgrown or that become an open storage area for a variety of residential items
such as bicycles, lawn mowers, discards, etc
I sincerely hope that you will take my comment in a positive manner and make it a requirement
for some sort of uniform privacy fencing, possibly as I have suggested with the privacy slats
If you wish to discuss any aspects of the matter with me, please contact me at my office noted
above
~
Respectfully,
~
~ ~,C
• _ _ ~
~
- Yf` August 10, 2000
707W`T''Ave, 5te ^200~ ~~~~IVED
a C94i0~4'~ W,0 Nn S000392 SPOKANE ~~UNT*
~~fl9) 455=~84f~ 1
_
~5~9} 458-6844 F~,~ yh ,r
, Aug 1 0 m
Qkah;e, oenver; ~,~01
' 3un Rflchardson
Spokane C[sunfy PIanning E3IV«ION PLANNINO
1026 W Broadway
5pvkane, WA 99260
' ~4-~
~
RE Trip T)istributivn Letter far Caelen Place PUI]►
w`h
f D03I` J1m
, Per the 1999 Road Sfandards of Spokane County, we have prepared a tnp
distnbution letter far the Caelen Place PL]D project This prvject is locaked
hetween Maira S#reet and Sprague AWe, east of Best Rdad and wes# of Adams
Raad in Spokane Valley Thrs repcart w1ll fvllcaw Spokanc +County Engzzieenng
standards f'vr prepanng traffic dastnhution te[ters
~
r
" Praject Description
x
, At the preseDt tzme, the 4 27 acre siie planned for the Caeten Place PU[3 project is
~ vacant To the north, east and west of the site are single family hauses 'I'a tfie
sauth of the site are vanous commerceai builditags Retail and oftice uses exrst Fn
t1Yis area of Sprrague Ave
.
' This prvject will eonstrraci 58 dtivelling units of which g will be detached single
~ family residences with the remamder zero lat iine duplexes Construction is
'antxeipaEcd ta be camplete by 2401
f
Existing zoning £or €he site is UR-22 and thc praposcd densxty for tiiis pxQject is 16
dwelling units per acre
~
Vicinity 1 Site Ptan
~ A vicinity znap is ancluded as FQgure I and a site plan 1s included as Fzgure 2
f
T1'lp Geilel"3f1[lil
'T`np geraeration infarrnataon for this type of deveYcrprnent is dnciitnented in the Trrp
Generrrtioir 1V1anuad, 6'" Edrtroir paabIished by ttae Institute nfTranst)orladion
Eneineering Gaiid use 210, Single Family'Detached Hausing tivas uscd to estimate
the number of tnps this project will generate The duplex units may raot generate as
,Plannin9 many tnps as the single tamily detached tvts, but to pt'4y1de aconSerVali ve e5ttmate
' Engrrreering o#'tnp generatian rates, tt was assumed that the trip generatian rates would be the
~Architecture ~~m~ ~~r ~vth l~n~ us~s
Landscape Arehitecture
, Land Surveyirag .
~
~
~
~
. 4
~
Trrp Distnbution Le#ter for Caelen Place PUfl `
August 10, 2000
Page 2
Table 1 below shvws ihe tnps generated hy the prvject fvr the AM peak hvur, the PM peak haur
and the average weekday (Al7T)
Table I - Trip Geraeratran for Cuelen Place I'UD
~p
" ~ eak~ our _ ~a - -s3
'~#..~}y .w1
a.~. _,+d.
:Y lLJ'f~ 5T ~ b r3'u ` ~~5 ~ ~ ''r~~• ~
t,~~~~~ ~~t ~ d?~" ~ ~~~,5` , ~h° `i-9..t }rw7'vi
t'q~al
~ ~T~y ~.,x+~n.~~ly~~ ~~al4✓~ eV
~i4 , LJ 1 tJ
, - ,traps pe~- ="yD,istr,ibut
L 'tri',ITsb,H tivn,`~.~'~--~~,ti `i . 'eaer ~✓ny yy~p-+~"~~"' ~ i
r~J,J~'i
~ ` '1r5r°`.~o I~lu i 36L°e'~a;~Qi~
+0
y7 ' ` ~}.''~t~sc'
•v~.'3~.#....3s..~Y ~ L;~'o'~,^'.s•~S` 3s~ .d15~Y.l... u_ `~k. ~s a i:~~ .c~ ss 44 ii 33 59 37 21
; JT
Avera Dai~
, . _ g~~..,__ Y
_ `
'y~';
4D `~,Id1~5 , s~$tE Fr ~'Cltii~ ~ , •LC ~ r-~~ ~'t_-..,~
. 4a. sc,...
:L-~ i~,,YS_i~, ~,c# ~.5dti ;s
sgt•,;'~- z ' . fia~
5$ 9 57 555
The siRe currenily has zcaning approved Cor a project that would build 60 vnats of apartments That
ProJect wOLild generate approxirnately 37 PM peak hour tnps Therefore, dunng the PM peak
hvL9r, 22 additioiial traps wouId be generated by the propvsed Caelen Place PUD prQJect
Trip Distribution
I'raffic frorn the prvposed Cae1en PlaGe PiJD prvjecl is esirmated to be distributed in the f4llawing
mar-Lner for the FM peak hour
■ 1S°IQ wiil ga talcome fram areas east of the site usrng 1-90 The route which, these trips
wilI use zs MaTn Street to Adams Road, north to Broadway Ave , eas# to Sullzvan and xhen
narih to T-90
• 35°/o wrll go #olcQme frofn emplvyment var shvpping ors Sprague Avenue dunng the pM
peak hour The raute which these trips wr1l usE is Main Street to Adams Raad, south to
SpragTae Aue and then either eastbaund or westbaund at the signal on Sprague AVe
+ 50% will gv tolcorne from areas west or north aFthe sate using Evergreen and 1-90 The
raute which these tnps will use is Best Rvad to East Valleyway, west to Evergreen Road
atid nvrth to I-90,t}7e MaII C?r L?fher de5I111af1ori5 I1C3rth a17L"I WeSY i)f LFIe Slte
Sce the trip distributian figLire in the attachments
;
.
.
Tnp Distnbution Letter i'or Caelen P1ace PUD
August 10, 2000
Fage 3
Coractusions anci Recvrnrmendations
It is anticipated that this project will have na noticeahle impacts to the surraunding transportatton
system particularly when cvnsidenng ihe additionaI tnps which this grvject will generate over
existing approved project T'he prvject will generate 22 tvtal additzvrzal tFips over existing proJect
approval vf which nes rnvre than 1 I additiQna1 tnps will he adderl to any one segmant of road oft'
site 1'herefore, no further traffic arxaaysis should be necessary far this praject
If yau have any quesii4ns regardrng this letter, please, let rne know and T will be haApy tv address
thena
Sineereay, ,~A. S
C~..C Assaciates, Inc ~f] -
;~J S~
~ plf~ r~+
Tamathy A Schwab, P E -09 ,q aMIG 4 ~
a ~Qrs~R~
TAS/tas NAL
encl - Vicin3ty Map ~ EXPrREs
- Site Pfan
- Tnp Distnbutiora Figure
cc Scvtt Engelhard, Spokane Cvunty Engineenng (via .1im RJChardsan)
Tod Lasley
file
~
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:
~ RECEIVED
0 C T 2 0 2=
SPOKANE COUNTY HEARING EXAMINERSPOKANE COUMY ENGiNMR
.1
RE Prelimmary Plat of Caelen Place, with a )
Planned Unit Development Overlay Zone, ) FINDINGS OF FACT,
m the Urban Residential-22 (UR-22) Zone, ) CONCLUSIONS OF LAW,
Applicant TJ Landco, LLC ) AND DECISION
File No PE-1872-00/PUDE-4-00 )
1. SUMMARY OF PROPOSAL AND DECISION,
Proposal: Application for the prelirrunary plat of Caelen Place, to subdivide approximately
4 27 acres of land mto 58 lots, for the development of detached single-family residences on 8
lots, and divided duplexes on SO lots, with a Planned Urut Development (PUD) Overlay zone,
m the existing Urban Residential-22 (LJR-22) zone.
Decision: Denied without prejudice.
II. BACKGROUND INFORMATION/FINDINGS OF FACT,
A. GeneralInformation:
Applicant: TJ Landco, LLC, 12005 North Fauwood Dnve, Spokane, WA 99204
Owner: Dav)d and Georgia Platt, 510 East Panorama Dnve, Camano Island, WA 98292
~
Location: Generally located at the southeast comer of the intersechon of Best Road and
Main Avenue, west of Calvui Road, and also adjacent to Sprague Avenue, m the southeast
quarter of Sechon 14, Township 25 North, Range 44 EWM, Spokane County, Waslvngton
Zoning: Urban Residenrial-22 (LTR-22). The site is also withm the Aquifer Sensitive Area
(ASA) Overlay zone and the Public Transit Benefit Area designated by the County Zorung Code.
Comprehensive Plan: Urban category. The subject property is also within the ASA, the
Priority Sewer Service Area and the Urban Impact Area designated in the Plan
CriNcal Areas: None designated on County Cntical Areas maps
County IUGA: The subject property is located inside the intenm urban growth azea (IUGA)
boundanes designated by Spokane County, pursuant to the Wastungton State Growth
Management Act.
Environmental Review: A Determinahon of Nonsigruficance was issued by the County
Division of Planrung on September l, 2000.
HE Fmdmgs, Conclusions and Decision PE-1872/PUDE-4-00 Page 1
I
Site Description: The srte is approximately 4 27 acres m size, mcluding the nght of way for
Best Road lying wrttun the mtenor of to subJect property The mam body of the site is
generally rectangular in shape A 30-foot wide stnp of land, or neck, extends due south from the
southwest corner of the mam body of the site, for a distance of 250 feet, to Sprague Avenue The
site is cunently undeveloped, and covered with native grasses and weeds. The subject property
is generally flat, with a maximum slope of approximately 4%, except for some mounds of debns
and topsoil
The site fronts along Main Avenue for approximately 450 feet, and along Sprague Avenue
for 30 feet Best Road, south of Mam Avenue, extends along the westerly 30 feet of the site and
the easterly 25 feet of Vera Vu Addition to the west, for approximately 170 feet before
terminating witlun the intenor of the site in a partial cul-de-sac. Best Road continues southerly
along the easterly 25 feet of Vera Vu Addition, adjacent to the neck of the site, for 125 feet
before termmating at the southerly border of Vera Vu Addlhon
Area Road System: Sprague Avenue, Evergreen Road and Broadway Road in the area are all
designated as Pnncipal Artenals by the County Artenal Road Plan. Adams Road to the east is
designated as a Mmor Artenal, while Valleyway Avenue to the north is designated as a Collector
Arterial Main Avenue and Best Road aze Local Access roads Main Avenue and Best Road,
north of Main Avenue, are paved but lack sidewalk Best Road is unpaved south of Mam
Sprague Avenue compnses a major traffic and commercial comdor through the Valley area of
the county Evergreen Road, north of Sprague Avenue, is being widened by the County to a
5-lane artenal road section. A freeway interchange is being constructed by the State of
Washington at Interstate 90 and Evergreen Road, a few miles northwest of the site, in
conjunction with such widenmg project.
Surrounding Conditions: The Major Commercial category designated by the Comprehensive
Plan extends along the north side of Sprague Avenue to a depth of 600 feet, and to a slightly
greater depth on the south side. The land 1}nng north of the Major Commercial category in the
area is designated Urban. The site is designated inside the Major Commercial category, except
for a narrow sh7p ivnning along the north boundary, wluch is designated in the Urban category.
The nearest county parks are respectively located 2 miles to the west and a mile to the
northwest, as the crow flies.
The land lyuig northerly of the site is zoned Urban Residential-3 5(UR-3.5) and consists
pnmarily of single-family homes on lots of vanous size, and a few undeveloped pazcels. The
land lymg west of the site and Best Road is zoned UR-3 5, and is primanly developed with
single-family residences. The smgle-family lots abutting Best Road to the west and northwest
are approximately 15,500 square feet in size A duplex is located across Main Avenue from the
site, on tax parcel no 45143 9178. A few other scattered duplexes are found west of Vera Vu
Addrtion in the area. See parcel mformation in the public notice packet
The parcel of land lying along the north side of Sprague Avenue, immediately west of the
30-foot wide neck of the site, was rezoned to the Regional Business (B-3) zone in December,
1997, for expansion of an existing used car lot. See Hearirig Examiner decision in File No.
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HE Fmduigs, Conclusions and Decision PE-1872/PUDE-4-00 Page 2
ti
ZE-46-97 The land lying between the main body of the site and Sprague Avenue, the land lymg
west of the south half of the mam body of the site, the land lymg southwest of the site, and the
land lymg along the south side of Sprague Avenue in the vicmrty are dommated by B-3 zonmg
and are developed with commercial uses
The parcel lymg directly east of the north half of the main body of the site is zoned UR-3 5,
and is developed with a single-family home The two parcels located directly east of such pazcel
are zoned Urban Residenhal-7 (UR-7) and developed with suigle-family homes The land
located easterly of such UR-7 zomng, north of the B-3 zorung lymg along the north side of
Sprague Avenue m the vicimty, is zoned UR-3 5 and developed with single-family homes
Prior Rezone of Site: On Apnl 19, 1994, the site was rezoned from the Urban Residential-
3.5 (LTR-3 5) zone and Regional Business (B-3) zones to the UR-22 zone, for development of 60
multiple-family residences on approximately 4 1 acres of land See Board of County
Commissioners decision m File No. ZE-46-93 The srte plan of record for such project,
referenced as "Snowbird", proposed a number of multi-family buildings, 31 detached garages
and other off-street parkmg, a recreahon building and entrance gates The srte plan illustrated
direct access to Sprague Avenue, via a 25-foot wide pnvate dnveway extended through the
30-foot wide neck of the property, with a pnvate turnaround located at the north end of such
dnveway witlun the project The srte plan also illustrated duect access to Best Road, via a
dnveway entrance located midway between the northwest corner of the site and the Best Road
cul-de-sac. See srte plan of record, submitted on 11-12-93, marked as rtem #51 in File No
ZE-46-93.
The Board's 1994 rezone decision required that the site be developed generally m
accordance with the concept presented to the Boazd, as modified by the conditions of approval,
and required that the ongmal mtent of the development plans be mamtained. The condihons of
approval for the project required that the apphcant at the tune execute voluntary agreements with
the local school distnct and with the County Parks Departrnent, respechvely, to nutigate the
impacts of the project on schools and parks, pursuant to RCW Chapter 82 02.
County Engineenng condihons of approval for the Snowbud project required that 5 feet of
nght of way be dedicated along the east side of Best Road and the south side of Main Avenue,
along with the apphcable radius at the intersection of such roads Such condihons also required
that Best Road be paved to a width of 32 feet, with the addition of curb and sidewalk; that the
cul-de-sac at the end of Best Road be improved to County standazds; and that Main Avenue be
improved by addmg 2 feet of asphalt, along with curb and sidewalk. County Engmeenng
condihons further required dedication of a 30-foot vnde "Tract X" road to the County witlun the
neck of the site, from Sprague Avenue north to the southerly tenminus of Best Road extended
east; that the dnveway access meet emergency service standards; and that access from the "Tract
X" road to Best Road be prohibited until such time as authonzed by the County.
The conditions of approval for the 1994 rezone lumted building heights in the Snowbird
development to a maximum of 1.5 stories, and requued that the dwelling units located adjacent
to Main Avenue be designed in a manner most compatible with the adjacent single-family
dwellmgs. The conditions also reqi.ured that a 5-foot wide stnp of Type I landscaping and a
HE Fmdmgs, Conclusions and Decision PE-1872/PUDE-4-00 Page 3
i~6-foot high sight-obscunng fence be mstalled along the westerly boundary of the site, adjacent to
the pnvate dnveway proposed in the neck of the site, and that a 6-foot high sight-obscunng fence
be located along the east boundary of the site The site plan of record provided for 20 feet of
Type III landscaping adjacent to Best Road
In May, 1995, a nght of way deed was executed dedicahng 5 feet of nght of way along
Best Road and Mam Avenue, and the applicable radius at the mtersection of such roads, to the
County See Exhibrt A
Description of Project: The prelimmary plat map of record ("map") for the current project
is dated 7-7-00, while the prelimmary PUD srte development plan of record plan" ) is the
version revised on 9-14-00. The map and plan illustrate division of the site mto 58 lots, for 58
dwelling uruts. This includes SO lots created by dividing 25 common wall duplexes, and 8
detached single-family lots The plan illustrates 5 single-family lots along the west boundary of
the site, and 3 single-family lots located along Main Avenue. The map and plan illustrate a total
of 5 common open space tracts, and the vacation of Best Road The map and plan, under
"project data", erroneously indicate the creation of 33 lots, developed with 24 common wall
duplexes and 9 detached smgle-family lots
Access to the project would be provided by a system of pnvate roads connecting directly to
Main Avenue, at two locations The pnvate roads are illustrated as 30 feet m width, includmg a
6-foot wide, stnped, pedestnan pathway on one side The pnvate road in the project that runs
from east to west has hammerhead turnazounds at each end. A 30-foot wide emergency access
easement is illustrated in the entirety of common open space tract E. A 30-foot wide pnvate
driveway easement is illustrated along the westerly 15 feet of the site, from the middle of
proposed Lot 6 north to Mazn Avenue, and the adjacent 15 feet of Best Road located within the
site The plan also shows a 30-foot wide access/utility easement m the same locarion as the
driveway, to serve 3 lots in Vera Vu Addition located adjacent to the site on the west
The plan illustrates division of the divided duplex lots, and the setbacks for such lots The
common open space tracts in the PUD tota133,943 square feet (.78 acres), based on addmg the
azeas hsted for each tract on the site development plan. The plan erroneously states the
combined azea of the common open space tracts to be 35,439 squaze feet. The (net) density of
the project, as determined under the PUD Overlay zone, is approximately 16.07 dwelling units
per acre. The common open space represents approximately 18% of the site area. The project
would be served with public sewer and water, and modern utilities.
The map and plan contaui a number of errors or omissions, mcludmg the wrong location
for Calvin Road, labelmg the single-family lots illustrated adJacent to the west boundary of the
site as Lots 8-10 of Vera Addition, rather than as Lots 7-9 of Vera Vu Addition, omitting Lot 10
of Vera Vu Addition, wtuch lies southwesterly of the Best Road cul-de-sac, failing to show the
continuation of Best Road adjacent to the srte for an addrtional 125 feet to the south, m Vera Vu
Addition, showmg the existing width of Best Road in the site intenor as 25 feet instead of 30
feet, showing the existing width of Main Avenue adjacent to the site, south of centerline, to be
25 feet mstead of 30 feet; and illustrating Pazcel "A" located one lot east of the srte as bemg
zoned UR-3.5, instead of UR-7.
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HE Fmdmgs, Conclusions and Decision PE-1872/PUDB4-00 Page 4
The plan specifies a front yard setback from public roads of 55 from centerlme, and a
flankmg street yard setback from public roads of 55 feet from centerline, equal to 25 feet from
the property line The plan states a front yazd setback of 20 feet from pnvate roads, and a
flanking street setbaek of 10 feet from mternal pnvate roads The plan indicates a reaz yard
setback of 15 feet, and side yard setbacks of 3 feet for both the detached smgle-family dwellmgs
and the divided duplex lots The plan appears to show no side yard setback on one side of the
single-family homes proposed on Lots 4 and 57
The plan lists the amount of non-common open space for each duplex lot at approximately
850 square feet, and at approximately 1,700 square feet for the single-family lots The maximum
building height stated on the plan is 35 feet Landscaping is illustrated on all common open
space tracts, except Tract E, and is also shown in the rear yazds of Lots 2-7 and 32-36 The plan
describes such landscaping as a mix of 4-8 foot high evergreen trees and 6-10 foot high
deciduous trees Twenty (20) feet of Type III landscapmg is illustrated adjacent to Main Avenue
and Best Road, and along the east boundary of the project adjacent to the abutting UR-3 5 zone
Mamtenance of common azeas and pnvate roads is to be by a homeowners association.
At the public heanng, the apphcant submitted a"sample floor plan" for the divided duplex
units, and "sample elevations" illustratmg front, back and side elevahons for such units. The
applicant testified that the common areas would be used for stormwater management, and for
passive recreation by future residents of the development. The applicant also requested that the
approval revert to the 1994 rezone approval and site plan, if Best Road was not vacated
B. ProceduralInformation:
Applicable Zoning Regulations: Zorung Code Chapters 14.402, 14.622, 14.704 and 14 818
Hearing Date and Location: September 20, 2000, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA.
Notices: Mailed August 30, 2000 by applicant
Posted: August 30, 2000 by applicant
Published: September 1, 2000
The requzrements for public notice have been met
Hearing Procedure: Pursuant to County Resolution Nos. 96-0171 and 96-0294
Testimony:
James Richazdson Scott Engelhard
Division of Planmng Division of Engmeenng and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260
Tod Lasley Frank Ide
12005 North Falrwood Drive 106 West Mission Avenue
Spokane, WA 99218 Spokane, WA 99201
HE Fmdmgs, Conclusions and Decision PE-1872/PUDE-4-00 Page 5
Thomas and 1vyce Trotter Coralie and 1Larry Myers
121 North Best 220 Narth Best
Spokane, WA 99216 Sgokane, W.k 99216
Rvd Radrigues Wayne Davidsvn
115 North Best Raad 206 North Bannen
Spokane, WA 99216 Spokane, WA 99216
Cathy Porter Arne Woodard
105 North Best Raad 2511 Sauth Best
Spokane, WA 99215 Spokane, WA 99216
Hilda Young Delbert Bemis
146415 East Main Avenue 14515 East Main Avenue
Spokane, WA 99216 Spokane, WA 99216
Items Naticed: Spakane County Generalized Comprehensive Plan, County Zoning Code,
County Cmde, County Guidelines for Stormwafer Management, and 1999 County Stantiards for
Road and Sewer CQnstructiQn Comprehensive P1an la.nd use rnap, vfftcial zarung map, and A.rtenal
Aoad Plan maps for vicxnity Final land use deeisians referenced rn Staf#' Report and decision herein.
County Resolutian Nos. 99-0265 (rewising County Standards far Road and Sevvc.r
Construction), 98-0201 (amending Guadelines for Stormwater Management}, 97-07$4 (rerrising
antenm regulatzans for County NGAs), 97-0321 (adopting intenrn regulatlons far County IUGAs)>
97-0134 (estabinshing and delineating NCA batandaries), 96-I224 (adopting Subdivision
Ordinance), 96-0953 (amending UR-22 zAne), 96-0294 (Hearing Examiner Ruies vf Frocedure),
96-4293 (ESHB 1724 procedures), 96-0171 (Hearing Examiuer Dxdanance), 95-I005 (suspending
park mitzgativn fees), 95-0498 (adopring Standards for Road and Sevver CQnstructivn, and adopting
Guidelines far Stormvvater Management), a.nd $5-0900 (adopting County Zaning Code, and Program
ta Tmplernenf Zamng Code)
Iterns in Recor-d: The record includes the documents in the pro,ect file at the time of the
heanng, the docwments subrnitted duruig the publtc heanng, the electronic recordmg of the
pub11c heanng, and the items taken notice vf by ttie Examiner. T'he Exammer has also included
in the record the site plan of recard {item 5 1, p. 2}, design plans (item 54, p. 1-2), staff°repcart
(itern 13), Hearing Lxamiuer Cammittee decision (rtem 14), letters dated 2- l-94 and 2-4-94 from
Inland Pacific Engineenng, Tnc, to David Evans and Assaciates, Inc., survey daEed 7-7-93 (item
52, p 1), SI7d fYle BOa1'd pf CpLlTlt31 CCln1TTi1S51DIieI'S OT31 c3IIld Wx1tte17 deGI5YQ115 (CQIIIII]I5510I2er5'
documenk nos 94-0272 and 94-0556) in Planning File Nv. ZE-46-93.
Procedural Ma#ter: The Staff Report mdicates that aNcrtice of Decisian an the current
prvject under the County's prvcedural rules was due on C)ctaber 4, 2000. Such rules profnde a
120-day time penod for issuance of aNotiee of Decisron after a determ2nativn af completeness.
See County Resolutian IVa. 96-0293, and chapter 36.70B The eurrent applicatinn was
deternined camplete on July 7, 2000 A Natice af I7ecis2on is therefare due an Noveinber 4,
2000
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HE Fmdmgs, Conclusions and DecisiQn gE_ 1$721"pUDF,4_0p page 6
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IIT. LAND U5E ANALYSTSI
EINDIN'GS aF FACT & CONCLC]STONS iDF LAW
A General aimroval entena
RCW S& 17 110 requires caunties, before appraVing a prelimrnary plat, to adapt wntten
findzngs that the preliminary plat and nts associated dedicatian rnake apprespnate pravision for the
public health, safety and welfare, and for the relevant factprs lrsted m such statute, and alsQ that
the prelimrnary glat will serve the publpc use and mterest A prelimrnary plat must also canform
to 1oca1 zanang regulations and other applicable la.nd use cvntrols See RC"W 58 17 195 This
includes the County Zoning Code, Caunty Subdtvlsion Ordinance, County Local Environmental
[]rdinance, etc
Washingtan case law equates a planned unit develogment with a rezone, beGause it
authonzes devLativns from the develapment standaxds of azvne See Kenart v Skagat County,
37 Wn App 295 {1984}, Jvhnsvn u M1 Verrrvn, 37 VVn App 214 (19$4), and Gathcart v
Snohomish County, 95 VVn 2d 2(] 1(1981) However, RCW 36 70B 020 (4), wYuch esta.hlishes
procedures fnr Iacal laiad use praject reurew, distinguishes betrveen "planned unit developments"
and "site specific rezones authanzed lay a cnmprehensive plan ar subarea plan".
Tn cvnsidenng a rezvne applicativn, Washingtvn Gase lavv generally provides that I) there is
no presumptzan in faWOr af the rezonep 2) the applicant far fhe rezone must prove that conditions
have substantaally changed in the area since the last zanang vf the property, and 3} the rezone
proposal must bear a substanhal relatiunship to tfie public health, safety or welfare Parkrtdge v
Seattle, 98 Wn Zd 454, 462, 573 P.2d 359 (1978), and Bjarnsori v. Krtsa,p County, 78 Wn App
840, 899 P.2d 1290 (1995)
General cnnforrnance with a comprehensive plan is releVant in deternunsng whether a
prelfminary plat shauld be appraved. See RCW 58 17 010 and RCW 58.17.I00, and Norco
Canstruction vKrrag C'ounty, 97 Wn.2d 680,682 (1982) A comprehensive plan is considered as
a general hlueprunt for land use regulativn by local gov ernments. {Only general confonnance with
acomprehensive plan is requued to approve a rezvne. See Catazen,s for Mount Y'ernan vCrty af
Mount Yernan, 133 Wn.2d 861, $73, 947 P2d 124$ (1997); Cqthcart v Snohamzsh County, 96
Wn.2d 201, 211-12, 634 P.2d $53 (19$1), and RCW 36 70 340 and RCW 36,70 02{} (11).
Where a comprehensive plan conflFCts with tiorung regulations, the zantng regulatic►ns will
usually be Gonstrued to prevatl Sec Weyerhaeuser uPrerce County, 124 Wn 2d 26, 43, 873
P.2d 498 (1994)
+Chapter 14 744 of the Caunty Zonrng Cvde establishes the requlrements fvr approval vf a
PT.IT] OVerlay zone, and for prelimmulary and final PUD site development plans. ne Zar,ung
Cade authonzes site-specific rezone applicakians under Zoning Code Chapter 14 402, without
regard to PUD OVerlay zane applications processed under Chapter 14.704 Wlu1e Spokane
County land use regulattons dv not vvertly recognize a PTJD OVerTay zone as a site-spectfic
rezvne, rezone cntena and appeai requLrements may nevertheless apply to su.ch applications
under Washmgtan case law.
HE Pindings, Canclusinns and Decasinn PE-1872IAUDE4-00 gage 7
i
Chapter 14 818 of the Zomng Code authanzes a duplex and the praperty vn whzch zt is
constructed to be physlcally and legally divided as a means of separafie ownership of each
dwellmg unit an the duplex and the associated portion af the praperty on which the duplex is
located, provided the develapment standards of such chapter are met, the standards of the
urtderlying zone are met, and subdiVision regulatians are complied with
Sectron 14 100.104 0f the Caunty Zomng Code states that fihe prDvzsians of the Cade shall
be interpreted to carry out and implement the purpose and rntent af the Comprehensiye Plan, and
the generai plans for physical deveiapment af the county adopted by the Board of County
CommissiQners Zoning Code 14 100 106 mdicates that wtzen the prvvzsions af the Zontng Gode
conflict vvith the Comprehensive Placi, or ather adopted plans and develapment regulatians, the
mare restnctive provisions shall gaverrt tv the extent legally permisstbIe and the Zvning Cade
pravasions wFll be met as a rr►inimurn.
The Comprehensive F'lan indzcates tfiat the decisxon guidelines specrfied therem should he
used as a reference source and guide for making land use decisrons
Spokane County has designated a wrde array af local SEPA policies which rtzay be used to
condition or deny land use actions under the Gounty's Local Enviranenental flrdrnance. Such
palicies include the Camprehensive Plan, Cv►anty Zanizag Code, County Cade, Coun#y Raad
Standards, County 5tnrrnzwater Gusdelines, recommendations recerved from Caunty deparCztrents
and vther public agertcies on land use actians, studies performed an a iand use action voluntariZy
or at the request o£ a Gaunty department, and other specsfied regulatzons and poiicles See
chapter 11 Y[D of Spoka.ne County Code
B Avnlicable Commrehensive Plan cateeanes
The site is designated in the 1Vla,vr Caztimercia1 category af #he Camprehensive Flan,
exc.ept far a srnall shVer af land that hes between the nvrth boundary af the site and a line
extendzng west from thhe northwest conner to a pvint Iyang appmxuriately 50 feet south of the
northwest corncr af the subject property
The Staff Report does a gond jvb of descrihmg a.nd setting farth pertutent poiscies of Lhe
MaJor Cvmmercial categary and the Urban category of the Camprehensive Plan, as we11 as the
"transrtlun area" pulicy discussed iu the Plan Same additianaZ palicies af the UrbatY category
that have relevance mclude
Objectrve 1 1 b Higher-densaty develcrpments such ur rnulta family and
mobale harrzes (manuf"actured hvmes) parks should be Iocated ruath darect
ar near access to the majQr arteriad systems rather than an anterior
necghborhood streets Access to pubic transpartation shruld alsa be
considered
Dbjectxve 1 I.c yYhen multtfamily dwellings are ta be located adjacent ta
single fumzFy areus, careful eonstderahon murt be given to fhe dertslty and
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HE Findings, Gonclusians and Decisian FE-1872lPUDE4-04 Page 8
designs of the multTpde farnaly development so as to ensure proteczion of
the rrmenittes of the stngle farnily area
Decasaan Gucdeline 1 1 3A rnulttfamaly rlwedlr,ng structure exceedang
three (3) resadentxal unats or a development of such str-ucture,r or
manufaetured homes (except lhose on single family lots) should
a) locate ad,acent destgnated artertals,
1) locate near existzng or pianned publrc transrt routes,
c} rmprave ar maantaan the cansistency of adjacent singlefamily
amenataes
I3ecaston Guidelane 116 Development utalazang constructaon methads,
sate plannang andlor landscctping methads whtch are constdered
innovattve shauld be approved rf the rntent of Plan Qbjectives or Decrsaon
Guadelines as rnaintacned
Deczsaan Cncideline 15 2 Landscaptng may be requFred ta prourde a
healthful arid pleasang resideratrad envaronment
Objectave 15 d.Residenttal areas should be dascouraged wzthin hagh
noise leuel zones such as an the vrczntty nf cerrparts, raxdroads and
freetivays
Jbjecttve 1 5 f Consider the prof le. espectally herght, of the existing
nezghborhood when evaluatang muitafarnrly developments
Some additronal relevant palrcres of the Major Cammexcial categary of the Comprehensive
Plan include the following:
Objective 6la Cammercial developrnents should be bu.ff`ered tp protect
adjacerzt areas
Decasion Guide2ane b I.1. The best mecens of encauraging compatYbalaty
between commercial uses rxnd adjcacent land use categoraes wail be
aGeamplrshed bjr considering
a) arientataon of the structzzeres and/orfacilities of the proposal to
maantarn or rmprave upon the aesthetics and energy efficaency of ali
area.s affected by the proposal, and
b) provasion of bufJ`'erang needs, and
cJ provrsirra of Iandscapang needs
Objectzve 6 1 d Encourage adequate earculation patterns [in]
commercral arerxs crnd provrde planned access ta publYC trarrsit
Deczsaon Guidelane t51 5 Befare commercaad proFosals are approved
they rnust
a) conform to plans, polacaes and regulatcan.s of +County water, sewer,
starm sewer, tchlYty and special servrce drstrrcts, arid
b} identify and take steps fa resalve adverse tmpacts upon exastang
water, sewer, storm sewer, utalaty avarla$Ie and future energy
resourCes, and specaal servace district systems.
HE Fmdmgs, CQnclusions and I3ecision PB-18721Pr[]I]E-4-00 Page 9
I
.Uectston Guadeline 6 16 Befare appraving proposed commeretal
developments, at should be determined that
rr} lhe praposal has adequate on-stte area.r for exasting and potentral
parkrng and starm draanage contrQl and
b} theprvpasa1 cansiders the tmpact upan exasling ar planned
transportatran factlities and conforms to County transportatxon
plcrns and palictes, and
c) the proposal cans2ders access ta exrsting and planned publac transat
and routes
Decasron Guadelane 611 1lffultiple-use clusterrng proposals
complementary tn exasting and/or proposed commerctal developmerct wall
be posattvely canstdered when such proposals accomplr.sh the cntent af
G'StCIIJI15hE'd CC7uiilypDIYCx85, standards and craterza Same eacamples
YYdiCl2dde
a) sharing physacal facalities such as ingress and egress, parkang
facrlrties, stdewrxlks, sagns, $uffertng and landscaptng facalitaes, or
b} prrsvtdxng coDperatrue amenataes tn landsca,pang andlor annovatave
desagn features
I.]ecasion Guadelarae 61 S+ Clustering of uses, wherc it ancreases cast
e~'fectaveness of uttlataes andl'ar transportatron will be the preferred
cammerctal develvprrtent pQttern
Dbjectiwe 61 j Cansrder smdll-scale canvenaence stores and commercial
enterprises adjacent to resrderrtaal nerghborhoods
Decasion Guzdeltne 61 13 Stores and cornmercral servrces establashed
to serve resadents tiurthzn u few blocks' radrus muy be consadered
compadtble, and therefore appropraate, when they are adjacent to
restdentacrl land-use categartes
The Transportation sec#ion of the CamprehensiVe Plan contams #.he Artena.t Raad Plan
(ARP) and policies fvr develvprrrent alvng tke variaus types af Gvunty rvads The ARP descnbes
the vanvus classes of+Caunty artenals and theiLr functrons, and considers all vther caunty raads as
Local Access raads T he ArtenaP Road Flan maps designate the artenals in the urbaniamg areas
nf the caunty as Pnncipal Artenals, Minvr Artenals or Collector Artenals, tn descendzng arder af
impartance Best Rvad and Mmn Avenue adjacent tv the site are cansrdered Lvca1 Access roads
by the Artenal Rnad Plan See Comprehensive Plan, Section 21.
The pnmary fianction af LocaT Access raads is to provxde access to adjacent property and
deliver traffic to arterials Such roads are tu be designeci and located to prouide convenient
access tv residential Ivts, discaurage flows of traffic through a neighborhvvd, and encourage
continuaus or unobstructed flvw af traffic from a neighborhood to a neighborhQOd Cvllector
Arterial Comprehensive P1an, p247 and 260; and Decision Gurdeline 21.3 3
p;
HE Fuid s, Conclusions and Decisran
~ PE-18721PUDE-4-00 Pagc 10
Decisxan fluideline 21 510 discourages "through" traffic fram using residential access
streets, and encaurages makPng residential neighborhoods more attractive to famaly residents
The alignment and traffic contral shvuld encvurage a slow, sa#'e speed This may be
accarnplished by utiliztng physical atad xraffic management technxques such as offset
intersections, eircle dnves, curvilmear street design and cul-de-sacs
The Transpurtatiun sectivn encvurages a.ti adequate, efficient, safe, eGOnamaca9 and energy-
conserving artenal system, whlch prnvzdes convenient access to hoanes, employment, shopping,
personal busuness ar►d recreatran See Decisivn Guideline 214 2 Uecision Gurdellne 21 5 3
encaurages land use plannrng that will minirnize the need far hugh capacity transportatian
camdors and encourages land uses m areas that can take advantage vfthe aVa,ilable capacity of
exrsting arterial streets.
Decision Guideline 21 5 11 encourages pedestnan facilrtaes to enhance the safety and
conVenience of pedestrian travel and fo prowitie access ta neighborhaod fa.czllties I3ecision
Guideline 21 I 5 indicates that szdewalks should, at a mrnirnum, be pravided alang aPl artenal
roads and a111aca1 access raads which lead #o schools, parks and shopprng distncts The
Transpvrtatzon sectian states that propvsed develvprraent may be required to dedicate needed
right ❑f way, or to widen, or assFSt in widening, existing transportation facilities, al1 m
accardance with established road design cntena and afficial maps Tlecisian Guidelrne 21 1.7
C Current zanine of site, need far chanee of conditivns annlication
The site is cura'entty zaned Urban Residential-22 (C]R-22), a zone wtuch is specifically
intended to implement the LTrban categary of the Camprehensive p1an. The purpose and sntent of
the UR-22 zone is set farth in Zamng Code 14 622 100, as fallows
71xe purpose of the L1'R-22 zorae rs to set standards fcrr the vrderly
developrnent of resrdentzalproperty an a mrcnraer that provide.s a deszrable
lavrng envaronment that rs compatrble ujith surrounding Iand uses and
assures the pratectaan afproperty values ft as antended that thr.s zone be
rre.,red to add ta the variety of housrng types and crs an rmplementation taol fvr
the Comprehen.sive P1an Urhan CateLorv derrsitaes General characteristics
of these areas include paved raads, publre sewer arrd water, accessa$alaty to
schools and hbraries, and a full Iane pf public ser-vices including manried
fi're pratectian and pubTtc transat accessibFhty 4f,~"ices are permitted rn the
UR-22 zone ara arder to provide some of the service needs generated by high-
antensaty rand uses. The hijzhest densrtv resaderatial zane, UR-22. as antended
primaralv for multiple-famzlv dweldmes and as usuallv lacaled adiacent to
muior nr secondarv arteraals It is used as a transcttQn between 1orv ar
medaum derrsrtv multap2e-famrlv uses and rntensrve comrnercaal ar 1Dw
antensttv andustraul uses and to brovrde for hreher densitv housinR, an
Ic►cataons close to emnlovment, shopprnz and ,mtaiar xranspar+tataan where
rnavements ofDeopIe care be handled etricaent2u and with Ieast averall
aduerse 7mnact
[ernphasis added].
HE Findings, Conclusxons and Dectsras PE-1872fPUDE-4-00 Page 11
Frior t0 1995, the UR-22 zane allowed rnulti-family dwelling unats of vanaus types, offices
and assorted other uses, but did not peranit single-family hames or duplexes In C)ctober, 1996,
the Cvunty amended the UR-22 zone to pertnat single-family hotnes, d1]pIe7Ce5 aT1d &550C17tefI
detached storage structures, and to specify minirnum lat size, &vntage and depth for such uses
Such amendrnent also authonzed zero ivt 1me setbaeks for side and rear yartis under chapter
14 814 of the Caunty Zaning Cade The amendment did not alter the gurpose and inient section
of the llR-22 zone, as set farth above See County Resolution No 95-4953
In 1994, the current site was rezoned frvm the UR-3 5 zane to the LJR-22 zone, for
develapment of 60 multiple-family respdenGes an approxirnately 4 I acres o£ land Such
pr4posat, referenced as "Snawbird", provided for multY-Fatnily buiiding complexes, a recreation
building, detached garages and other off-street parkrng V artaus conditions of apprvVal were
iinposed on the rezone, as surnmanzed abaVe in section 2 oFthis decrsion
The 1994 rezone approvaf authonzed vanations to the Snowbird proaect, including but not
limited to btailding lacation, landscape plans, and generally allowable uses of the zone, pr4vrded
that the site vvas deueloped generally in accordance vvith the concept presented to the Bpard of
County Cvmtnissioners, as modrf ed by the coraditzons of approval, and that the onginal7ntent of
the development plans vvas maintauned The deVelapment concept and plan far Snowbzrd is
reflected in the site plan of record for #he Snovvbird developmen#, submitted on November 12,
1993, in FiTe Na ZE-46-93
Other than praposing a similar number of dweliuig uauts, the current praject does nat
resemble the 5nawbrrd project Divided duplexes and single-family homes, in a plaf and a
Flanned 'C_Tnit I]evelapinent (P'UD) (]verlay zone, are prvposed, mstead of multp-family dwellmg
uni#s in the UR-22 znne. Building locativns are entirely different. The prapased buYlding
coverage is 50°0, campared tv oniy 30% for the Snowbird propasal. Tv cievelop the current
praject, Sest ltvad must lae vacated, direct access limrted to N[aan Road, and the means of access
for adjaimng praperties ta the west lirnYted tv a 30-fout wrde pnvate clnveway extendmg tYjt'ough
the westerly 15 feet of the site and the easterly 15 feet of Best Raad Ivcated west of the site. In
contrast, the Snowbird prapvsal relied ran direct, pnmary access via Sprague Avenue and direct,
secandary access to Best Road; provided nv direct access to Main Avenue; and did not require
vacatian of Sest Road.
The provisivn of rirect, pnmary access ta Sprague Avenue, a F'nncipal Arterial, for the
Snawhird praposal was a slgnificant factor in the approVai of the 1994 rezone of the site hy the
Board of County +Commussioners, since it greatly limited the woiume of traffic generated by the
prr►posal along neiglabvnng Local Access raads See findmg of fact #19 zn Cvmmissicsners'
dacument no 94-0555, and Cnmmissioners document no 94-0272, m Planrung Fi1e Na ZE-46-
93. Ln contrast, the current project is expected ta generate 16 times the volume of peak hvur
traftic estimated for the Snawbird prapvsal, and a11 traffic generated by the current prvject will
directly access Local Access t'oads serving the adjormng residenfial neighbarhoods See Ietter
dated 8-10-00 from CLC Associates, Inc. to ]im Richardson.
~
HE Fmdmgs, Conclusions and i]ecision PE-1872++PiJI]E4-00 Page 12 ~
I
The conditions of approval for the Snowbird proposal limited buildtng height to a
maximum of 1 5 stones, while the sample plans submitted by the applicant for the divided
duplexes m the current project illustrate 2-story structures, with an apparent buildmg height of
approximately 26 5 feet
The conditions of approval for the Snowbird project required that a 6-foot high sight-
obscunng fence be installed along the westerly boundary of the site, adjacent to the pnvate
dnveway proposed in the neck of the site, and along the east boundary of the site The
prelunmary PUD site development plan for the current project does not provide a 6-foot tugh
sight-obscunng screen along such boundanes, even though the UR-22 zone expressly requires
such screemng in locations where the site directly abuts pnvate land zoned UR-3 5 or UR-7 See
Zomng Code 14 622 365.
Sechon 14 504 040 of the County Zomng Code authonzes certam muior alterahons or
additions to the site development plan approved for a pnor rezone to be approved
admimstratively by the County Division of Planning, provided the changes are not contrary to
the findmgs and conditions adopted for the pnor rezone All other changes require the submittal
of a change of condihons application to the Division of Plammng and consideration of the
application at a public heanng before the Heanng Examiner
Planiung staff concluded that a change of conditions application might only be necessary to
delete the restnction on the Snowbird proposal that limited building height to 1.5 stones See
Memorandum dated 9-19-00 from James Richardson to File However, the current project
proposes major addihons or alterations to the site development plan for File No ZE-46-93, under
the cntena specified for a rrunor alteration or addihon specified m Zomng Code 14.504.040
Such major changes mclude more than a 10% mcrease in building coverage, and adjustments in
the site plan that sigiuficantly mcrease the volume of traffic on neighboruig Local Access roads,
as discussed in more detail below. The current site plan also conflicts with a number of the
conditions of approval imposed on the 1994 rezone, as discussed above.
A change of conditions application should have been submitted for the current project.
However, such error appeazs to be hazmless, since the preliminary plat application, request for a
PUD, prelunmary plat map and prelimuiary PUD site development plan submitted by the
apphcant for the current project provided fair notice to commenting public agencies, neighboruig
property owners, and other interested parties what changes were being proposed for the site by
the current project The submittal of a change of condihons application would, nevertheless,
have served to highlight the changes to the 1994 rezone and site development plan m a more
recoguzable way, and benefited the review process for the project.
D Consistencv of nroiect with Comnrehensive Plan, nublic health, safetv and welfare: nublic
use and interest: and mfrastructure needs.
The property is served by a lugh level of public services, as recommended for development
in both the Urban category and the Major Commercial category. This mcludes the availability of
public sewer and water, paved streets, modern uhlities. The site hes inside the Public Transit
Benefit Area. Public transrt and convenience shopping facilities aze located within reasonable
HE Fmdings, Conclusions and Dectsion PE-1872/PUDE-4-00 Page 13
i
walking distances of the project The praject stte a1so lies inside the zntenm urbart grvwth area
boundanes designated by the Cvunty pursraant to the State Grnwth Management Act, where
urbarr, residential densities are generally encouraged
The LTrban categary af the Cvmprehensive Plan correments that parks will notmally be
assvcrated with schools, although not exclusively See Camprehensive Plan, Secticrn Y,
"L7etailed Defnitimn" Decrsinn Guidelme I 2 2 of the Urban categar}+ recommemds that
residential deveiopment provrde recreatianal opportunFties for its residenks in accvrdance vvith
the County's advpted plans
The 1994 re2ane was canditioned Qn the applicant for the Snvwbird project entenng intco
"vQluntary agreements" with the County Parks Department and the local school distnct,
respectively, to mrtigate the impact of the praject on schvpls artd parks The 1989 Spakane
Counry Parks and Recreation Plan, adopted by reference as part of the Recreation Elemertt of the
Comprehensive Plan, recvmmends that the Caunty acquire and develop 4 5 acres of land per
1,000 residents for neighborhoocUcommuruty parks No cvunty parks are located nearby, but
some recreational opportunities will be pravlded at area sahvvls
Pursuant to County Resolution No 95-1005, adcapted on September 12, 1995, the Board of
Gounty Commissioners formally suspended the use of voluntary agreememts executed pursuant
to RCW 82 OZ 020 to rnitigate the impacts af new develapment on parks and recreatzvn The
Hearang Exammer nates the restnctaons placed on impasmg such fees in the landnark cases of
Trzmera Develapment vKrng County, 124 Wn 2d 261 (1994) and HendersQn Hvmes v Bathell,
124 Wn 2d 240 (1994).
County Resolutivn Nv. 95-1005 states that the County is in the prcrcess of updating the
1989 Parks and Ftecreatian Plan Such resalutivn raquures Cvunty Parls xo consult with
applzGants far land subdYvislon proposals, determine the need for dedicativn of land wYttun the
developrnent for parks, and provide infarmahvn at public heanngs on land use proposals
regarding such matters The pra,ect file indicates that the Divisaon of Plann2ng sohcited
camments from Central Valley SGhvol I3istrict and the Cvunty Parks, Recreation atbd Fau
Department, a.s consulting agencses, but received no wntten response fram suoh agencies. The
Examrner takes nvtace that the Cvunty na longer requires voluntaryr agreements ta mitigate
develQpment impacts an parks ur schools
The project generally meets the "fill-in" crateria, since rt lies between and m close
prvximity to at least 2 developed gevgraphic areas havxng densities and Iand uses which confvnn
to their desiginativn under the CamprehensiVe Plan; and the result of the deVelapment wi11 aid us
the econamic suppork vf public ser'vices, by increa.sing the cvst effectiveness of uhlrties and
pL1bl1G faC11it1e8 STid SeTVIGes. See Camprehensive Plan glassary, definihan of "f ll-in
deVelopment"
For deVelopment meetmg the "fi1l id" cntena, the Urbau categvry encourages increases in
the base net density in single-family and naulti-family residentaal areas, through the apprvval of
bvnus optivns, bonus densities, zero lots lines, etc. However, such banus density should not
f
d
~
HE Findings, Coraclusions and Decisian PU18721Pi,TDE4-00 Page 14
create a significant adverse impact on neighbonng land uses, and shvuld generally cvnfvrm tv
vther applicahle palicies of #he ComprehensiVe Plan
The Urban a.nd 1VTajor Commercial categones of the Camprehensxve Plart do nat
specifically address high densify, sFngle-family or divtded duplex hausing, such as the current
project Such developments bear simalanries ta multi-family develapments tn terms of traffic
impacts, density of dwellfng units, and intensity of huilding coverage, laut offer some dzfferences
in building design, the creatian ofindavidual 14ts, and the ameruties vfhvme ownersYup versus
the rental of ursits xn rnulti-family dwellings. The lats praposed by the project, particularly the
divided duplex lots, may have patential for rental or Yease to individual tenarats by the awners 4f
such Ivts.
Aesidential deVelapment zn the, Major Commercial Gategary, Farticularly single-faruly
resadencesf is nnt encouraged The MajDr Commercial categ;ory does cflntemplate apprtrpnately
buffered multi-famtly development, when compatible vvith existing atid potential cvmmercial
activitres, as a transition use between high tntensity uses (c g cvmmercial uses) and low-
intensity uses (e g singYe-farr►ily uses) The lanci 1ying alvng Sprague Avenue, adDacent and near
'CY7e SIte, Zs zoned Rsgianal Business (B-3) and develvped with retarl uses See parcel infarmatz4n
in publYC natice packet. The B-3 zone is the most intense commercial2one recognized by the
Cvuniy Zomng Cade. See Zvnrng Cade 14.62$ 100
The diVSded duplexes m the praject wilfl provide some buffenng of the single-farruly uruts
in the proJect frvm the adaacent, intensrve commerctal deVelvpment The groject as a whole
provides a hrgh density residential buffer between the commercial uses ft'onting a'lang Sprague
Avenue and the smgle-family lvts zvned UR-3.5 that surround much of the site.
The ovsmer of the commercial larad located dLrectly svuth of the east half of the site
requested that the applicant install uruform pnvacy fencing along the common houndary between
such Yand and the project Such awner offereci to allow the applLcant tv unst.all pnvacy slats atang
tus adjacent cyclone fencmg extending alvng the north boundary of such commercaal site. Such
adjacent awner cantended that screentng was needed to prevent a hodgepodge of nou-wnifvrm
pnvacy fencing and starage along the svuth bvrder of the site, ta help buffer the project fram the
adjaining cammercial use, and ta ensure the aesthetics of the commercial development. See
letter dated $-28-00 feorn William Petersan tv James Richardsvn. The Examiner agrees that such
screezung would help buffer the project from the adjaining, intensive commerciaY uses to the
south and east
The []rban categary prefers lucatuig single-farnily residential uses away fmm the heavily
traVeled streets, and states that ratulti-family s1x`uctures will usually he atrans3tianal use located
betu+een single-family residentxal and rnare intensely developed areas. The Urban categvey
encourages hrgher densiry residential developments, such as multi-family and manufactured
home parks, ta be lacated with direct or near access to the major artenaY systems, rather than on
tntenor neighborhood streets; vvith access to publYC fi.ranspvrtation also being considered.
'f-iE Fmdings, Cunclusions and Dectsion PE-18721FLTIaF-4-04 Page 15
i
The CQUnty Zoning Code cantemplates the location' af LTR-22 zarung adjacent to maavr ar
secondary artenals Such artenals correspond to artenals desrgnated as Pnncipal Artenals vr
Minvr Artenals by the County ArtenaP Road T'lan See Zomng Code 14 300 100, defimtian of
"artenals" The Zaning Cade indicates that the UR-22 zvne is used as a transition between Iaw
or rr►edium densaty multi-fanily uses and intensiue cammercial or 1Dw tntenstty industnaP uses,
and to provide higher denstty housing in Iocatians close ta employrnent, shapping and major
transpartatian rautes vvhere anvvements of people can be handled eff ciently and wifl'i least
oVerall adVerse impact
A large nurnber af property owners in the area signed a petition strangly opposing the
praject See Exhsbit B Several neighbonng pr4perty owners testified in appvsrtian ta the
project, ❑r subrrizfted letters in oppasrtian to the proposal Na nerghbonng property owners
supported appraval ofthe praject, altheaugh the concerns vaned depending an the pxoximity of
such residents ta the prvject
The rnost sagnificant zssue raased by nelghbonng property owners was ihe increased traffic
that the project would generate along Best Road and Ma1n Avenue, and other neighborang roads
that migh# be used far access. Concerns were raised nvt vnly regarding the volume of traffic
gerterateti along such roads, but alsv traffic safety concems associated with Various bends in the
roads, sight distance abstructaons, schvvl husses, children playing along or in the streets, Iack ot'
stdewa.lks along Best Rvad and Main Avenue, except along the pro,ect frontages, etc. These
concems underscore why the Camprehensrve Plan, and the purpose a.zid intent staternent of the
UR-22 zone, recorruriend that large traffic generatnrs such as high density hausing be located
along artenals, rather thaua residential Loeal Access raads
The proJect has a small amaunt of frontage along Sprague Avenue, a Principal Aztenal, but
has no vehiGUlar access tv such artenal The project prvpases to prvvide direct access only along
Main Avenue, a Loca1 AGCess raad The project is lacated approximately 1,000 feet {.2 tttiles} in
d.riving dYStance fram Valleyway, a Gvllectar Artenal, and approximately 800 feet ( 15 mule) in
dnving distance froraa Adams Raad, a Munar Artenal The project xs.3 rniles dnving distance
from Sprague Avenue, a Pnncipal Arrenal, and slEghtly less than 5 mi1es dnving distance frorn
EVergreen Raad and ~'3rvadway Avenue, bC1t1 FZ°lIlGlpal ArteT1815 However, each of these routes
require travel along Local Access roads and thrvugh residential neighborhoads, with svme
comers or bends in the roads slowing the passage af traftic See County Engineer's map
included in Exhibrt A.
The traffie analysis subrnitted by the apphcant's traffic engmeenng consultant cancluded
that the cwrrenti praject vvould generate 59 peak hvur Vehicle tnps per day, compared to 37 peak
hour tnps per day generated hy the Snowbrrd propvsal. The traff'ic analysis estimated that
approximately half af the tnps would trawei east vn Ndain Avenue, ta Adams Road; and that the
other half vvvuld travel west an Main AWenue ta Best Road, north on Best to Valleyway AVenue,
and then west an'Valleyway to Evergreen Rvad. The traffic analysis faund that only 11
a.ddltptrnal peak haur trips would be generated on any vne segment 4f road off-site, carMpared to
the Snawbud proposal. The traffic analysis estunated that 555 average daily trips woufd be
generated along Main Avenu.e and Best Road.
HE Findings, Conclusians aad Decisian PE-1872IPLTDE-4-0E1 Page 16
,
The traffic analyszs cvncluded that the praject would have nv noticeable impact to the
surraunding transportation system, particularly when considenng the addifiional tnps that the
project would generate aver the Snowbird proposal See letter dated $-10-00 from CLC
Associates, Tnc This conclusion is extremely flawed, since it fails to recvg3nize that only a mFnor
amount vf the peak hour tnps generated by the Snowbird proposal was expected to aceess Main
Avenue and Best Road, since pnrnary access For the Snowbird praposal was directly ta Sprague
Avenue, via a pnvate dnveway exfended thraugh the neck af the site
The Board af CQUnty Commrssioneas decision approving the 1994 rezone of the site
expressly found that the resrdents of the Snowbird proposaT would przmaraly access ¢he site
thraugh the gnvate dnVeway that extends from the site to Sprague Avenue This was a
significant fmdlng in support vf the sez,one approval, since the impact of tra£fic an the residential
neighbarhood was one of the magn concerns raised by opponents af the Snowbird proposal See
fmdings of fact #s 9 and 19, in Board flf Couniy Commissioners document no 94-0555, and
Cvmmissioner's document no 94-0272, in File No. ZE-45-93
The traffic ar►alysis submytted for the 1994 rezone concluded that the Snvwbird prvpasal
wauld generate appraximately 38 peak hour uehicle trips, 80% of which were expected tv access
directly to Sprague Avenue, and 20°/v of whicka would access Marn Avenue arid Best Road The
Snowbird proposal was expected to generate 160 uehicie tnps per day along Mazn Avenue and
$est Road 5ee letters dated 2-1-94 and 2-4-94 from Tnland Pacrfic Engineenng, Inc tv David
EVans and Associates, Tnc., in P1annmg File Na ZE-46-93 TYllS tran51ate5 tm ni11Y 7 6 pLaC hi311T
tnps per day using Main Avenue and Best Road far the Snowbird proposal, versus 59 peak haw
tnps expected ta use such Local Access raads for the current prvject. BaSed DI7 SL1Ch figill'e5,
nearly S tirnes khe Valume of peak hvur tnps wauld be generated alvng Main Avenue and Best
Road by the current project, campared tv the Snowbird prvpasal.
Iftraffic for the Snowbird project waa.s distnbuted along Main Avenue and Best Rcrad in the
sarne maivzer as predictei fvr the current praject, fhe Snowbird project wauld generate only 3.8
peak haur tnps vver any segnent vf raadway along Main AVenue, or along Best Road, north of
Main Avenue In compansQn, the current proaect wauld genera#e 29.5 peak hour trips alang any
segrnent of roadway along Main Avenue or I3est Road, or armost 26 mare peak hour tnps along
a.ny segment vf such Local Access rvads notth of Main Avenue than the Snowbird praject. This
represents nearly 8 times the peak traffic impact aiong such rvad segments, for the cunent project
cvmpared ta the Snowbird propvsal.
The above analysis zndicates that the current praject would generate 555 average dai1y tnps
aivng Main Avenue and Best Road, while the Snowbird prv3ect vvould generate only 164 avsrage
daily tnps This as approxianately 3 5 tames the number of avera.ge daily trips fvr the current
pra,ect campared ta the Snowbird propasal
The prelrminary plat map and preliminary site develaprraent plan fvr the groject contains a
mtmber of errors and omissians These anclude designating the single-family lots illustrated
adjacenfi to the west baundary of the site as Lats 8-10 of Vera Addihvn, rather than as Lvts 7-9 of
Vera Vu Addition, faiimg ta illustrate Lvt 10 vf Vera Vu Additiran, whrch lvt Ires directTy sauth
❑f Lat 9; failing to show the cvnhnuativn of Best Road fvr an addztional, 125 feet to the south,
HE Fmciings, Comclusions and Decision PE-16721PCIDE-4-00 Page 17
i
ada acent ta Lat X[], shbwing the exrstmg wadth of Best Road in xhe site intenor as 25 feet instead
of 30 feet, and shawmg the eacistmg width of Main Avenue, south of centerlrne, to be 25 feet
instead of 30 feet
The svutherly boundary of Lvt 10 in Vera Vu Additxon lies roughly para11e1 to the south
boundary of the main bvdy af the site The map and pZan alsv illustrate the wmng lacahan far
CaIvrn Raad, and erroneausly shows Parcel "t-L" lacated one lat west of the site as being zaned
LJR-3 S, instead of UR-7 See Cvunty Assessor's rnap for the Svuth %2 of SectiQn 14, m public
notiice packet, County Engmeer map in Exhihit A, and survsy map in File Na ZE-45-93.
County Engineenng conditzon 911 for the current project requires that Best Road he
vacated before fnal plat approval The orvners of single-famfly residences located on Lots 8-10
in Vera Vu Additivn tv the west contended that the issue of vacatx4n of Best Raad should be
resolved before appraval ❑f the proJect Such owners objected to the vacation because it wauld
leave them with a narrowed 30-foot pnvate dnveway, and no turnaround, for access, and because
they would have tv mauntain such dnveway xnstead ❑f the Cmunty Best Road, sauth of Marn
Avenue, is unpaved, hut is cut-rently maintained by the Caunty 5ee testimcany of doyce and
Tharnas Trotter, Rod Radrlgues and Cathy Porker One such owner, Rad Radngues, oppased the
praject except for being in favor of elrrrunating direct access to Sprague Avenue in the current
prvject
The apphcant testified that the pnmar}+ reason for vacahng Best Road vvithin the project
site was ta al1ow the applicant to deWelap a row of srngle-faurnxly lots alang the west barder of the
site The applicant offered tv pave the pruposed pnvate drrveway for such lats, provide a
hammerhead turnaround at the end of the dnvevvay, and pravide maintenance of the pnvate
dnvevvay through the hotneowners assactation created for the propased FTJD. 5ee testirnony of
Frank Ide.
County Engineering testified at the pub1rc beanng that #he vacation of $est Aaad would
requrre action by the Saard of Gounty +Carr7missioners at a public hearing Cvunty Engcneenng
stated tYiat the County had nQ intention of extending Best Road tv Sprague Avenue m the fufure,
and therefore a"Tract X" agreernent ruas no langer needed fgr the 30-fvvt wide neck of the site,
as required for the Snawbird proposal This representatian is supported by the Heanng
Examaner's 1997 decision in Planning File No. ZE-46-97, wluch appraved a rezone to the
Regional Business (B-3) zone fvr the parcel of land lying along the norrthh side of Sprague
Avenue, immediately west of the southwest corner of the 30-fvat wide neck of the site, fvr
expansivn of an existing used car lot The decision did not requira the dedzcahon of any nght of
way far Best Raad alang the west side of the neck of the current site, tv ma1ce such right of way a
suff clent width fvr a public raad See Hea.rfng Exammer decisian m File No. ZE-46-97.
"The Exarnzner notes that priar ta the approval of the Snowbird rezane, Best Road was
identrcal tv its current cvnfiguration, mcluding the partaal cul-de-sac, except that it was only 25
feet wide within the intenar of the site, nvrth of the cul-de-sac. The 1994 rezone reqwred that S
feet be dedicated along the frantage of the srte with Best Road and Main Avenue, atjd the
applicable radrus at the intersection of such roads, tv the Cnunty. See si#e plau of recard, survey
dated 7-7-33, and County Engineering conditians of apprcyval, ui File No. ZE-46-93. Yn 1995,
~
HE Fmdmgs, Conclusions and Decision PE-1871APLTI3E-4-a0 Page 18
the dedication of such nght of way was made ta the County, resulting in Sest Raad being 30 feet
wide wpthm the site rntenaz', north of the cul-de-sac, and resulting in Maen AVenue being 30 feet
wade, south of centerlPne, adjacent to the site See Exhzbit A
The preliminary plat tnap and the preliminary PLTD site deVeiapment plan of record far the
cuFrent project da not reflect the 1995 dedication of nght of way far Ma1n Avenue and Best Road
to the G+oeanty County Engineenng testified at the 5eptember 20, 20[]0 gublic heanng,
erroneausly, that the entire nght of way fcar Best Raad, within the antenor of the site, was
dedicated ta the County after the 1994 approval of the Snowbird rezone, as a cvnditi4n of the ~
rezone approval See testim4ny of Scott Engelhard. County Engineenng condatinn #1 i far the
currenk prvpvsal alsv errvneausly assumed that the entire nghfi of way for Best Raad within the
cut`rent site was dedreated after, and as a conditzon of, the 1994 rezone of the site
The westerly 25 feet of the ]Best Rvad nght of way that abuts the site on the west is lpcated
in the final plat of Vera Vu Addition. The Heanng Examrner has na authonty vVer fihe vacatian
of such nght of way See RCVV 58 17 212 The Heanng Examiner alsv has no authonty ta
vacate the portion of the Best Rnad nght of vvay lvcated withun the site boundanes See chapter
36 87 RCW Such nghts of way may only be vacated by the Board of Cnuinty Commissrvners,
pursuant tv a puhlic hearing canducted under chapter 36.87 RCW, Vacation of a caunty road
reguires a shvvving that the road is no langer useful as part of the county raad system, and that
the public will be benefited by the vacatavn. RCVV 36 87.040. The recvmmendatian of #he
County Engineer is given significant weight in such proceedings RCVVv' 36.$7 040
Tt is not perfectly clear ta the Exarruner who wouYd acquire title to the vacated nght of way
for F3est Raad, under applicable Washrngton case 1aw. L,ogica11y, the awners of Lvts 7-10 m Vel
Vu Additaon would garn title ta the westerly 25 feet of Best Rvad, since such nght of way is
Ivcated wxthin the baundanes of such final plat. Assuming the owners of the current site,
Assessor's tax parcel no 45143 9249, have afee simple lnterest in the larad underl,ying the Best
Raad nght of way lymg wztlun khe sste bvundanes, such owners wvuld lagically gain tatle to such
land
Under Waslungtan law, abuiting awrners landlocked Uy vacation of a pubLc road retain tfie
nght fio an adequate pnvate easement in the vacateci road far access, by operation of law. 'I'his
rule wauld benefit the owners of Lats 7-10 in Vera Vu Addition locateci west of the subject
prvperty, aithaugh Lvt 7 in such final piat appears to haVe adequate access via frontage along
Sest :ktoad. The provisivn of adequate access #o the adjvining lvt vwniers would be deternuned at
the vacation heartng. If the vacation was approVed, the Baard of County Commissioners could
candztivn the vacation on the proVisson of dYff'erent priVate access than illustrated vn the
prelirninary plat map At a mmurnunci, the praptrsed pnvate dnveway illustrated on fihe
preliminary plat map wauld have to be extended fiurther sauth tv Lat 10 in Vera Vu Addstian.
The County Raad Standards permit a pnvate driveway to serve up to 3 lots, such as Lots
8-10 in Vera Vu Addition lying west of the site See County Standards far Raad and Sewer
Cvnstructxan At the puhlic heanng, Cvwrtty Engineenng testified that a conditsan of approval be
added prohibiting access fram the proIect to the 34-faat wide pnvate dnveway illustrated m the
HE Fundings, Canclusroas and I]ecision P&1872IPUDE4e0(} Fage 19
current nght of way for Best Raad, or any remnant of Be~st Road remaining after actaon by the
Board of Cvunty CornmFssianers
Neighbonng praperty owners expressed cQncern regardrng the sma111ot sizes in the proJect,
the incampatihility of the propased uses and high density of the prvject wath the single-famrly
homes an #he area, negative tmpacts on property Values, the inadequacy of parking for the pra,ect,
the lack of fencTng and buffenng between the UR-22 zone an fhe site and adjacent Ut-3 5
zoning, the increased building coverage of'the project compared to the Snawbird proposal, the
adequacy of fire prQtectian, impacfs an taw enforcement, and other cvncerns A reaitvr
marketing property in the area festafied that the sma1Z 1ot sizes, narraw frantages and lack of open
space in the proaect had already caused a resident located east of the site to move, and would
izkely depreciate property values in the area by $10,0{]0 tv $20,000 See testimony vf Arne
Woodard
The project does nat provide tt-ansrtion between 1Qw or medium density multi-famrly uses
and inYensive commercial ar industnal uses, as refereneed zn the putperse and intent statement for
the UR-22 zome The praject is Iocated close ta employtnenx and shopping, within the meaning
of the purpose and infent statement of the UR-22 zone Hawever, considenng that the project
daes not dlrectly access Sprague Avenue, and its relatively high peak hoaxr traffic generation, the
project is neither located cIose to majar firanspvrtation rautes, where movements of people can be
handled effieiently and with ieast averall adverse impact, nar Zocated adjacent ta a majnr or
secondary artenal, withm the meanmg of the purpase and intent statement of the UR-22 zane, or
as intended for higher density housing under the Urban category of the Cvmprehensive Plan
The projeot techrucally does not compnse "[a]ppropnately buffered multi-famYly
development compatible with existing and pvtential cvmmercial activities which the Majvr
Commerc7al categary contempiates as a transrttonal use between intensive commercial
development and smgle-family deVelopment The Snowbird prapasal actually provides supenor
huff'enng betvveen the site and the intensive commerczal uses tv tlae svuth and east, through the
location of garages alang the south paoperty lme, and the rnulti-fanzly buiidings onented tv the
west along the east boundary
The 30-fovt vvide neck of the praperty is sufficient to pr4uide pnmary access to Sprague
Avenue for amulti-family project, such as the Snvwbird propasal. Howeuer, it is nvt wide
enaugh, under the County RQad Standards, to provide pnmary access for the number of
resident3a11ots tn the project See testimany of Scvtt Engelhard The 30-foot stnp cauld
accommodate a pnvate raad serving up to 6 resadential lot5 under the Caunty Rnad Standards,
hut anly if Caunty Engineenng allowed a 10-foot wide main#enance and uttlify easement ta be
installed on only one side of the pnvate road, rather than alvng both sides as normally requYred.
See Tabie 3.03 of 1999 County Standards for Raad and Sewer Construetlon.
The Examiner is not opposed to sflme increase in peak haur traff c generatzvn along Maun
Avenue and Best Raad far fihe project, in excess ofttio Snowbird propnsal. For ane thrng, the
project proposss development of singie-family and diWided duplex lats, instead of exclusively
multi-family develvpment. 5econdly, the site hes in the MaJar Cammer+cial categoryr arid was
zoned primanly Regivnal Susiness (B-3) before the 1994 rezone. HoweWer, the density of the
HE Fmdmgs, Cottclusions and Decisaon PE-1872lPIJD&4-00 Page 20
current project is excessive, considenng the sigmficant mcrease m peak hour traffic and average
daily vehicle trips that would be generated by the current project on nearby residential Local
Access roads, compared to the Snowbird proposal The increase m buildmg coverage &om 30%
in the Snowbird proposal to 50% m the current project is also a concern, although not as great, to
the Heanng Exammer, considenng the relatively low density of the existmg residential housmg
that surrounds much of the site
The project should be revised to reduce the peak hour traffic unpacts on neighbonng Local
Access streets This could be done by decreasuig the density to be more consistent with the
densities pernutted in the less intense urban residential zones, such as the Urban Residential-7
(LTR-7) zone, or the Urban Residential-12 (UR-12) without bonus density In such zones, the
location of lugher density housing along an artenal is not considered as cntical. For example,
UR-12 areas typically include multiple-fanuly dwellings frequently used to provide transition
between low-density residential zones and mtensive business zones See Zoning Code Chapter
14.620 100 The applicant could also consider reservmg the southerly portion of the site for
multi-family development, which could access Sprague Avenue to the south.
Based on the above analysis, the Exammer finds that the project does not generally
implement the Comprehensive Plan; and that the project does not make appropnate provision for
public roads, or for the pubhc health, safety and welfare, as required by RCW 58.17.110, chapter
12 400 of the County Subdivision Ordinance and the County Zoning Code
The Staff Report indicates that the project could qualify for certam bonus densities in the
UR-22 zone, under Zoning Code 14.704 305 (2). This issue is irrelevant, smce the applicant did
not apply for bonus density. Further, the award of bonus density is discrehonary, and the
Examiner fmds that the density of the project needs to be reduced to lessen traffic impacts along
Best Road and Mam Avenue, if the only means of direct access is via such roads
The UR-22 zone requues that a 6-foot lugh, sight-obscunng screening (fence, masonry
wall, solid landscaping, etc.) be installed and mauitained on the boundary of any UR-22 zone that
abuts or lies across a public alley from any UR-3.5 or UR-7 zone, in pertinent part. See Zoning
Code 14 622 365. Ttus provision would requue such screenuig along the east boundary of the
site, and would also appear to require such screemng along the westerly boundary of the site
adjacent to Vera Vu Addition. The PUD site development plan does not show any such
screening, and the location of the proposed pnvate dnveway easement on either side of the west
boundary may conflict with such screenmg requirement
Because the preluninary plat map and prelimmary PUD site development plan for the
project do not recogmze the 5 feet of right of way, and applicable intersection radius, dedicated
to the County for Main Avenue and Best Road in 1995, the common open space tracts proposed
along the north border of the site aze 5 feet narrower than illustrated, and also less the applicable
intersechon radius. Further, extension of a pnvate driveway to serve Lot 10 in Vera Vu Addition
to the west may require some reduchon in common open space Tract E. These reductions do not,
however, come close to reducing the combined azea of the common open space below the 10%
minimum required by the PUD Overlay zone. The applicant could propose vacation of such
right of way to restore the dedicated right of way to the site.
HE Fmdmgs, Conclusions and Deciston PE-1872/PUDE-4-00 Page 21
The site development plan fvr the preliminary FLTD Ijves nQt cantaYn seVeral items r
equired
to be included in the site plan by Zonmg Code 14 704 140 This was brought tv the applrcant's
attentivn beFare the public hearing Spokane County Superior Cvurt recently ruled in a simtlar
case that the items listed in Zoning Code 14 704 140 must be contained in the preliminary PL1I)
site deVeloprnent plan, before a preliminary PLD can be apprauei See letter dated 9-1 S-0() fram
Hearlng Examiner tv TJ Landco, LLC, and Fmdings vf Fact, Conclusions of Law and prder
dated 12-12-97 rn Gleneden Homeowrrers'Assocration vCounty afSpakcrne, et crl, Spvkane
Count}r Supenar Cvurt Cause Nv. 96-2-07694-0, in proJect file
The site devel4pment plan for the project shows the buzlding fvotpnnt of the proposed
housing umts and the typical amount of nancommon open space per lot. However, the plan fails
to shnw the building heights, floor plans of typical dwelling umts, the urut size in square feet and
building elevatians showing typical architectt.iral styles ta be constructed, fvr the srngle-famipy or
divzded duplex houszng in the prvject The applicant beia#edly submitted "sarnple" floor plans
and "sample" elevations for the duplex housZng in the praject, and testified that the singie-family
units in the prvject wvuld he 2-story, and generally have a sirnilar extenor appearance to the
dupIexes The appltcant testrfied that he dtd not want tv bound by such saxriple drawrngs in the
deVelopment of the PUD hausing, szzace he would nat be the builder af the hames See testimany
af Tad Lasley
For the i`sample" plans submitted by the applicartt to be construed as "typical", wrthrn the
rneantng af Zoning Code 14 704 140, the apglicant logicaXly must intend that the haus2ng
develvped an the project wt1I be substantially sirnilar to the sample plans Thrs does nvt appear ta
be the case £ar the "sample" plans submitted by the applicant for the duplex uruts. Further, na
`sample" plans rvere submitted far the stngle-family uuts proposed in fihe praject, parttcularly the
lack of "typical" flovr plans fvr such units Tv c+omply with Zvning Cnde 14 704 140, the
applicant shouPd consult wnth a buzlder rar architect tn determne typical floor p1an, elevatlons and
architectural sty1es for tha project. This is part uf the c❑nsideratlan for approvuag the PUD,
includrng the exceptrvnai }aurlding setbacks requested hy the applicanfi, which are siguficantly
reduced frarn the setbacks atherwtse requrred in the LTR-22 zone These "tygical" plans must be
incarpcsrated intv the preluninaiy PLTI7 site development p'lan
Zomng Cade 14.704 120 states that a prelunrnary PUD incxudes a site develvpment plan
approved at a publgc heanng by the heanng body, of wh'rch the cvncept of the development and
nses shall be binduzg. Such sectivn stresses that the preTitrbinary phase sha11 not be construed so
as ta render the fina.l PTJL3 inflexibYe. The appraval af afinal pUD generally requires more
detailed informatian, incYudrng the requirements cantamed in Zvnrng Cvde 14.704 160, road
plans, drainage plans, huiYding code compliance, etc, The final PUD pracess is eikh$r
administrahue through the Cvunty DiWisivn of Planrirng, or through a publiG hearing
The Examiner is well awa.re that building styles change over trme, and that "tyypical" plans
included rn the prelinunary PUD srte develvpment plaai may need to be changed in respflnse to
market forces in play at the time of buzld-out This flexibility is buiIt znta the final PUD appraval process. Such changes in the final P'UD rnay be approved admimstratavely; provided,
that any significant chauges in the typical flonr plans, elevations or architectural styles that alter
the concept of the development wvuld require appraval pf the final PUU through a public
!I
L
HE Finduigs, Canclusions and I}ecision PE-1872,?TJI]E4-00 Page 22
hearing Smce the plans are only "typical", non-sigmficant changes to the plans can also be
allowed after the final PUD is approved
The sample plans illustrate a 2-story structure with a peaked roof, with an apparent buildmg
height of almost 26 S feet from ground level to the top of the roof. Little mformation was
submitted in the record regarding the buildmg heights and archrtectural styles of housing m the
neighborhood for companson However, one property owner testified that the residences in the
area are predominantly single-story See testimony of Thomas Trotter
The arclutectural plans submitted for the Snowbird project illustrated 2-story apartment
buildings in the intenor of the site and smgle-story apartment buildings along the penmeters,
with the buildings having an attractive design and rooflmes sumlar to single-family homes To
provide consistency wrth smgle-family housing m the area, the 1994 rezone limrted buildmg
height in such proposal to 1 5 stones, and required that the apartment buildings developed along
Mam Avenue be designed m a manner most compatible with the facades of the homes located
along the north side of Mam Avenue.
The mdividual lots m the current project break up the contmuous wall appearance of the
apartment buildings, although the proposed building coverage is 50% compared to only 30% for
the Snowbird proposal If the housing density of the current proposal is reduced as previously
discussed, the proposed 2-story construction of housmg units in the proJect, within an
approximate maximum building height of 26.5 feet, does not seem unreasonable.
T'he prelimuiary PUD site development plan does not show the sight-obscunng penmeter
screening required adjacent to UR-3 5/LJR-7 zomng, or the detail for such screening, as required
by Zomng Code 14 704 140 The site development plan does not show a sufficient detail for the
pnvate roads m the project, or Main Avenue, including such features as type of pavement,
sidewalk, curbs, lighting, and 10-foot utility easement required on each side of the road. A cross-
sechon of the roads illustratuig these features should be included on the site plan. See Zoning
Code 14 704.380 (3), and p. 28 of 1999 County Road and Sewer Standards
,
The sample plans illustrate 1-car garages for each divided duplex lot The smgle-fanuly
homes would apparently have 2-car garages. Zoning Code 14.802 040 requires 2 pazking spaces
per single-fanuly dwelling urut, which may be stacked in the driveway. No standard is provided
for duplexes, but the Examiner takes notice that the Division interprets such code section to
requue a total of 4 pazking spaces for a duplex. Since the duplexes would be divided in the
project, each side of the divided duplex must have 2 spaces. The project appears to be able to
meet such standards
If pnvate street pavement widths wittun a PUD aze 22 feet or less parking is prohibited on
the pnvate road, and on-site parking must be provided that is functionally convement to each
dwelling unit and equal to the zone requirement plus an additional half space. Zonuig Code
14.704.380 (1) The apphcant's consulting engmeer testified that the pnvate roads would be 30
~-,ide, including a paved width of 24 feet and a 6-foot wide stnped walkway. The applicant
111~'urbmg for the pnvate roads. See testimony of Frank Ide. This could partially reduce
~P road available for travel and parlang. The duplex units, with their 1-caz garages
/
d, Conclusions and Dectsion PE-1872/PUDE4-00 Page 23
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Z'V, DECTSION
Based vn the Findings of Fact and Canclusivns of Law ahove, the preliminary plat and
planned unat development applEcations are hereby denred wtthout prejudace
DATED this 20`h day of October, 2000
SP(]KAN'E CUT]1VTY HEARING EXAMINEIt
Michae'C Dernpsey, WSBA 48235
NQTICE DF FINAL DECISIUN ANT1NU'x'ICE UF RIIGHZ" Tv AFPEAL
Pursuant to Spokane County Resalution Nos. 96-017I and 95-6632, and treating the PLTD
Overlay zone approval as a rezone, the dec15i0I1 of the HBaT1I1g E7CaII11I1eT 4I1 3ri s7pp11CaL1dI7 fOT a
preliminary plat and planned Unit L]eveYQpnnent {PUD} Dverlay zone is final and cDnclusive
unless within ten (ld) calendar days from the Examiner's wnttert decision, a party afrecvrd
aggrieved by such decision files an appeal wzth the Board of Coartty Cvminzssioners of Spakane
County, Washingtvn Hvwever, RCW 36 70B 110 (9) indicates that admzrustrative appeals of
county larad use decisians and SEPA apgeals shall he filed with the legislative hody wYthin
fvurteen (14) calendar days of the date of the decision
Ttus decision was anailed by certified mail to the ApplTcant, and by regular miail to ather
parttes ot'record, on Octvber 20,2000. I]EPENDING UN WHTCH APPEAL PE1tiOD
REFEREIYCED ABOVE LEGALLY APPLIES, THE APPEAL CLOSING DATE ZS
EITHER [ICTOBER 30,2000 OR N[IVEMBER 3.2000.
The camplete recard in this nnatter, includirig this decision, is on ~ile during the appeal
penod wi#h the Office of the Heanng Examtner, Third Floor, Pubiic Works Buildmg, 1026 West
Broadway Avenue, Spokane, Wastungton, 9926[]-0245, (549) 477-7490 The fale may be
inspected durang narmal working hours, listed as Monday - Fnday of each week, except
holydays, between the hours of 8 30 a m. and 500 p m. Capies of the documents in the record
will be made awailable at the cast set by Spakane Caunty.
HE Findlngs, Conclusions and DecLsion PE-1$721f'UDE-4-00 Page 25
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DIVLSI[3N C?F PLAPINihiG A DPdLSTCFN OF 7FiE PuBI.TC WQR.Ks T]EPAm,,ENff
NtCFIAE4. V 1VEIDFTJRhl, L3IRECfDA +GAAY [JBERG, DfRECTL7R
MEMQRANDUM
TQ: F11E 3-K
FRC1M: .Tames Richardson, Assvciate Planner
DA,TE: September 19, 2000
RE: Changed Conditions: Preluninary P1atIPlanned []mt Develapanent,
FE- 1$72-00IPUDE-4-04 (previously ZE-45-93, Snowbird)
The 2one change approval autharazed under ZlE-4E-93 was f4r 64 apartment units in 4 structures_
The eurrent subdivisian]PUI7 proposes atotal of 33 lvts of which $ are single family homesrtes
and 25 are divided duplex 1vts, for a tatal of 58 dwelling uruts
The origina9 conditaons of appraval authonzed the fQllowing 3n the way ❑f changes ta the design
of the proposal
" . Ycrrrations when approved by tFre Plannarzg Drrectorlclesrgnee, may be permalted,
includang, but rtot lt,mrted to, burltlFrrg Tocation, landscape plan.s, and gerteral allowable
u,ses oflhe permitted zone "
1r°he current prapQSat is therefore vsnthln the design vanarians ongLnally authonzed by the BC3CC
under the rezerne approval Traffc, population, srte coverage and ather impacts associated with
the currerat propasal aare essentralIy the sane as those contemplated in the vnginal approval
Campatibillfiy wsth adjacent single famsly develaprrient along Main Avenue is rmpraved oVer the
ongznal si#e pian since single family cvnstruction and substantial landscaping zs now propQSed arc
this 1QCaticrn, as previously recarnmetaded under BOCC speciai condytion #2
The appiicant Tndicated tQday that the 1&% stvry height limitation specially impvsed by the
BQCC in thear approval may nat be conducflve to the type of build7ngs which are contempla#ed
(i e duplexes with attached, ground level garages) If so, aChange of GondAtians applgcatavn and
apprvVal may be needed pnor ta the issuance of any bullding permats aver I & % stanes Th1s
wvuld not necessaraly irnpede ihe grocessirag of the propased platlPUD
3026 W BROaDwAr + sgoxANE, w,asxaNcroN 9926a-0220
3aHC3NE {5D9} 477-72{]0 •FAX (509) 477-2243 • TDIJ (509) 477-7133
~
Dempsey, Mike
From. Shaw, Francine
5ent Wedrsesday, September 20, 2000 8 35 AM
To Dempsey, Mike
Gc. Richardsan, James
Subject RE Caeleen Place PUD
JR has in€armed ri°ie thaf the inforrriatron thaf was previously missing is in the file and will be avaifable €or review at the
hearing
Frsem Uempsey, Mike
Sent. Tuesslay, September 19, 2000 3 24 PIVI
To 5haw, Francine
Su6ject RE Cae4esn place PUD
The new proposaE campletely changes the access that was previously approved The previous prvposai accessed via
the priaate dnveway to Sprague and Best Road, with access prohibited from the prruate driveway to Sprague The
Baard's find:ngs found that most traffrc would access through the privafe driveway to Sprague, thereby minimizing
tra#fic from high density housing via local access streets like Best and Main Thos was a significan# factor an allowing
approval of the previaus proaect I was the Board's legal Counse1 at the time and drafted the decisian
The current project accesses via Best and Magn, wiih access afong the pnvate drivevuay prohibrted A11 the access will
nvw be directed along lacal access roads Dvn't you thtnk this is a signoficant change? Why is Gvunty Ersgmeenng
now prohibi#ing access onto 5prague Auenue'?
The Board also impased a 1 5 stary height Iimitation, to pratect the surrounding neighborhovd 5ince the applicant
didn't submit any floor plans or elevattvns, wa dan't know what the height af the bUCldings would be
Susan told rrre that the matter is going to be Freard tomQrraw Has the appiicanf submitted a revised PIJD site
deaelopment plarr contammg the itsms required by the FL1D Ouerfay zone?
-----C3riginal Message-----
Frprn: 5haw, Franeine
Sent: Tuesday, 5eptember 19, 2000 10 SO AM
Xo: Dernpsey, lHike
Gc Ricfiardson, ]ames
Subject: RE Caeleen Place PUD
Mike,
ThanK you for respondmg As I read section 14 504 040(5), ehanges in use may be permitfed if dacumeratation is
prrauided indECating irnpacts and interasoty of the "neve' use are equal to or less in nature to that discEased ira the
apprQVed site development plarr The land use presented with ZE46-93 was for a6C] unii apartment complex
The praposal that is being presented #o you torrlorrow includes the subdivision of the property for the develvpment
of 8 smgle famtly residences and 25 devided duplexes {for a total of 50 dwelfing units} Proposed density is less
with the new praposal than that onginally praposed A traffc study was also dane to assure rmpacts have not
been increased by the new deaelopment proposai I have just discussed with JR the need to include
"docurnentation as per sect3Dn 14 504 040(5) for the fle Do yau think I am on the right track?
Francme
From Qempsey, Mike
Sent Tuesday, 5eptember 19, 2000 8 31 AM
To Shaw, Francine
Cc Mitcheil, Susan
Subjeet RE Caeleen Place PU❑
Francsne, please also Iovk into whether a change of canditians application is needed far this project The
existing L1R-22 zontng was tced to the develapment of apartments The new deaelvpment plan for diyfded
duplex lats must meet ihe criteria for a mmor alteration or additian urrder Zoning Code 14 504 040, and cannot
vialate any condEtiQn of apprcaval imposed by the prior rezone, to avoid the need fAr achange af condition
app(icatian
i
~
I _
Dv you think we should strike the hearing date ar coratinue the hearing to a date certain'? ff a change af
conditions applicatiora is required, the hearirrg date rnust be stricken to a11ow tirne far agency revrew of ttte
applscation AIso, Ff more than 30 days rs needed ta reVise the p6elEro-iinary FUD site p1an, we prmbably need to
prowide new notrce for a new hearing date
9f we simply decide ta strike the heanng date, we should fet the nerghborhaod know sta everyane wvrr't shaw
up fnr the hearmg
Please advi5e ,
From Shaw, Francine
Sent Mvnday, Septem5er 18, 2000 1 47 P{Vi
To []empsey. Mike
Suhlect FW Caeleen Place PUD
FYI
Frnm Shaw, Francine
5ent Thursday, September 07. 2000 1 10 PM
Tv Richardson, James
Cc Needham, Mschael
5ubjeet Caelesn Place Wll❑
JR,
It has come to my attention that the aboae noted preliminary p9at has been schedules for a publcc hearing
I have pulled the itam otf the Hearing Examiner's schedule due ta incamplete site development plans, th@
lack af a phasing plan and weli as the fack of a cancep#uaE landscape plarr 11Vhen you have time, lets talk
about PUD requirernents so that this will not occur m the fu#ure
Thank yrau,
Francine
2
. +
lllEML.IRA1 ■LUM
aATE: august 16, 2000
TU: Scvtt Engelhard
CC: Tim Schwab, CLC Associates, irrc
Jim Richardson, Spokane C~aunty Planning ~
FRvM: StE'Ye Stalf5 v 21-S
SUSJEGT: Trip DistributFan Letter for Caele n Place PL1D {PE-1872} SPOKWICmay
B have completed revEew af the abave referenced dvcument and cvncur with the cvncfusivns
and recvmmendativns found therein Therefare, I recommend that we accept this dis#ributivn
ietter and aIlow this project ta proceed through the approval pTVCess wi#hvut further reveew af
traffic
If you have any questioras concemmg the distributivn lefter ar my review, please don't hesitate
tv brmg them #o my aftentAVn
~ -
. 'Q~C
Assaciates, Inc~..
s ~
- q
I = ~ = ~ August 10, 2000
; 707 W 7- Au2, Ste 1200 E
, 5pokane, WA 99204 " VV.0 NQ S400392
,
(509) 458-5840
(509) 458-6844 Fax
5pokane, WA - Denver, Cp,
]irn Richardson
Spokane County Planning
~ 1425 VV BraadwaY -
Spokane,WA 9926(}
i
RE Trip T)istrzbution Letter for Caelen Pla~e PUI? ,IE- ►872-
Dear Jirr►-
i '
~ Per the 1999 Raad 5tantiar[~s of Spakanc County, we have prepared a fnp
6 dastnbutian letter for thc Caelen Piace FUI3 praject 'I'his project is lacated
, between Main Streei anci 5prague Ave, east vf Bcst Ftaad and west ❑f Adaans
, Road in Spakane Valtey Thvs report wiit follow Spokane County Engarieenng
; sfanciar(is for prepanng traffic distnbutaon Ietters
Prnject I?escriptiarr
At the present time, the 4 27 acre site planned for the Caelen Place PUD project 2s
vacant To the tiorth, east and wesfi of the site are singlc fai-nily houses Tv the
'south af the site are vanaus comznerciai busldings Redail anci affice uses exsst iiz
~ thzs area vf Sprague Ave
- This project will canstrucE S$ dwelling untts of which 9 will be detached stngle
; family residences with tlic reiiiaindcr Lero Iot liiie duplexes Constructian is
antrcipated tv be complete by 2001
, - ~
~ . ~ Existing zoning for the site is llR-22 and the propased densicy for this prvject Ts 16
. f dwelling units per acre
Vicinity 1 Site Plan
Avicinaty rnap is iracIucied as Figure 1and a site plan is included as Figure 2
Trip Generativn
; Trip generation iiiformation for this type of developnzent is documented an the Trrp
aGenercrtion Mcrnurxl, 6' Edilron published by the Insiitute af Transt)oriatlon
iEnezneerinsz Land use 210, S1ngle Family 17etached Hausing was used to estirnate
the nutnber vf tnps this project will generate The duplex units may not generate as
Planning matay tnp5 as the single family detachecl lots, but to provide a canserrative estinnate
Engiraee€ing of tnp generatton rates, it was assumed that the tnp generation rates wQU1d 6e the
ArchiteGture '
Landscape RrchGtecture for bolh land uses
~ Lanr4 5urveyrng `
7'np Distniaution Letter far Caelen Place PUD
August 10, 2000
Page 2
Table 1 below shows the tnps generated by the project for the AM peak hour, the PM peak hour
and the average weekday (AI7T)
Table 1- Trip iGeiaeratian for Caelen f'lace FUD
- - - ~ - . - -
. AM~Pea1c~'~Taur;. ~'.NI peak.Ho ,
7' ~ ~ • . r _ ~ °C+'~;rro ~
V[~l~[a7r~M:75 , irectioi~al %Val c(~r l7iret~ana~1
w ~
[Jnits tri"~is p~~' R~-ax D st~ibution ,1.@~. trips _ I~ sirii~~i~~a
Unit ' `-2~~-~ ~ 3 per Unit • ~
-f;1/~~'il 75°/0,O[1t 64% IilE=- Y Y3~~0 v la11lt
58 44 lY 33 59 37 21
K _ Aver.ige-D,ail`►~:Trip~Cnd`5 (E1U~'}-
U'rirts Ai7T
58 957 555
'['he site currently has zoning approved far a project that would build 60 untts vf apartments That
praject wauld generatc approxirnately 37 PM peak hour tnps Therefore, dunng the PM peak
houx, 22 ad¢9itional tnps u+ould be generated by ih~ propvsed Caelen Place PUD proyect
Trig Distrsbution .
Traffic from the pr❑pQSed Caelen P1ace PLfD project is cstimated to be distnbuteti in the following
manner for the FM peak hour
• 15% will ga tolcome from areas east of the stite using I-9(] The route which these tr7ps
tivtil use is Main Street iQ Adams Road, narth to Brvadway Ave, east t4 Sullluar► aizd then
nort.h fi❑ 1-90
• 35"/o will go tQ1come from empleryrnent vr shvpping on Sprague Avenue riunng the PM
peak hQUr The route which these tnps will use is Main Street to Adams Road, south to
Spragtie .Ave and then either eastbound or westbound at the signal an Sprague Ave
• 50% wtll go tvlcome frotn areas west or north of the sate using Evergreete and I-94 7`he
raute whtch these trnps will use is Best Road to Eask Valleyway, west to Evergreen Road
and north to 1-90, the Mall or other destinations narth and west ofthe stite
See the tnp distributifln figure in dhe attachnients
.
Tnp Dsstnbution Letter for Caelen Place PUD
August 10, 2000
Page 3
Cvnclusions and ReevmmenclatiQns
It is anticipaked that this pr4lect will have nv nvtyceable impacts to the surrounding tramsportativn
system particulariy when considenng the additional trips wlaich this proaect wz11 generate over
existing apprvved project The project will generate 22 Catal additioraal trips eaver existing project
agprovaI of whtch no more than 11 additional tnps wzll be added to any one segment of road off
sile Therefore, no further traffic analysis should be necessary fvr this praject
If you hdve any yuesfions regarding ihis letter, please let rne know ancl i will be haPpy co address
thefn
Syncerely, A S
CLC AssvciakeS, lnc Q o~ WA
4 s~ ~ 0 ~ -
`
Tirnothy A Schwab, P E q2Mfa
0 ~`C3187~R~
TASItas NAL
encl - Vicinity Map ~ EXPiRES
- Srte Plan
- Tnp []ts[ribution Figtire
cc Scatt Engelhard, Spakane Ceaunty Englneenizg (via Jim Richarcisan)
Tod Lasley
fi le
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~ OFFICE OF THE SPOKANE COUNTY ENGINEER
A 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
\
&"q%?-*CdN"' "ENGINEER'S CONDITIONS OF APPROVAL" PLATS
TO Spokane County Planning Department , •
FROM Division of Engmeermg & Roads
DATE September 6, 2000
PROJECT CAELEN PLACE
FILE # PE-1872-00/PUD-4-00
Hearing 09/20/2000 @1 30
Sponsor/Applicant TOD J LASLEY
Section Township Range 14-25-44
Planner. JAMES RICHRDSON
Technical Review Date 06/15/2000 @ 3 00
The Spokane County Engineering Department has reviewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department 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 That conditional approval of the plat by the County Engineer is given subject to approval of the
road system as indicated in the preliminary plat of record
2 A Professional Engineer, licensed in the State of Washington, shall submit final road and
drainage plans, a drainage report and calculations that conform to the 1999 Spokane County
Standards for Roads and Sewer Construction, the latest edition of the Spokane County
Guidelines for Stormwater Management, and all standards and laws that are applicable to this
project Final drainage plans and a drainage report shall receive the County Engineer's
acceptance prior to release of a construction or building permit or approval of the land action
Following plan acceptance by the Spokane County Engineer, drainage language will be drafted
by Spokane County and provided to the Sponsor's Engineer or Surveyor for inclusion in the final
plat document
3 If the project is developed in phases, a phased road and drainage plan shall be prepared by a
licensed Professional Engineer, which clearly shows the phasing of the development The plan
must demonstrate that each phase of the development is in conformance with the applicable
Spokane County road and drainage standards, and the Conditions of Approval for the plat as
well as any applicable regulations that may apply to this project from other governmental
authority The stormwater management systems and roads for this plat shall be constructed
and certified to be constructed in accordance with the accepted road and drainage plans, or all
the required improvements must be bonded for in accordance with Spokane County regulations,
prior to the recording of the final plat Record drawings and all construction documentation shall
be submitted with the proper certification statement
CC Applicant TOD J LASLEY
Engineer/Surveyor LAWRENCE LEINWEBER
Planner JAMES RICNRDSON
Page 2
09/20/2000 Hearing / 07/21/2000 Revised Prelim Plan Review / 06/15/2000 TR
PE-1872-00
4 Erosion Control A Temporary Erosion and Sedimentation Control (TESC) plan is to be prepared
by a WA State licensed Professional Engineer or Landscape Architect, and implemented
throughout the duration of construction The TESC plan is to be prepared using best
management practices (BMP's) currently accepted within the Civil Engineering profession, and
shall address limits on amount and duration of disturbed areas which have not been stabilized
The TESC plan is to include, as a minimum, a grading plan, location and details of siit control
structures, and street cleaning program Runoff from exposed areas must be filtered prior to
discharging into a detention pond, 208 swale, or infiltration facility The TESC plan is to be
included in the road and drainage plans The applicanYs Engineer is to submit the TESC plan
and supporting calculations to Spokane County for review, and shall receive acceptance as part
of the plan review process prior to site disturbance The TESC major structures (such as silt
ponds, silt traps) are to be installed prior to other site work and the TESC measures are to be
implemented and maintained throughout the duration of construction, including house
construction
5 As per Section 9 14 080 of the Spokane County Code, no person shall construct a road or other
facilities within the existing proposed, or future public right-of-way, or the private road easement
in connection with the actions enumerated in Section 9 14 020 without out first having received
a permit as specified in Section 9 14 070(1) for such facilities from the County Engineer Said
permit will not be granted until the plans for the development have been accepted by the County
Engineer If this provision is violated, the County Engineer may require the project plans be
revised to show the construction that was done and specify how the construction that was done
will meet Spokane County Standards prior to plan acceptance
6 This proposed subdivision or development proposal is located within a drainage basin which has
been identified by the Spokane County Engineer's and Utilities offices as having stormwater
runoff problems Since this proposed subdivision or development proposal is affected by or is a
contributor to stormwater flows, property owners should participate in the planning and
implementation of a future basinwide stormwater management system The following statement
shall be placed in the plat dedication
7 "The owner(s) or successor(s) in interest agree to join in any County-approved stormwater
management program and to pay such rates and charges as may be fixed through public
hearings for service or benefit obtained by the planning, design, constructing, maintaining or
operation of stormwater control facilities "Construction within the proposed public streets and
easements shall be performed under the direct supervision of a licensed engineer/surveyor, who
shall furnish the County Engineer with "As Built" plans and a certificate in wnting that all
improvements were installed to the lines and grades shown on the approved construction plans
and that all disturbed monuments have been replaced
8 No construction work is to be performed within the existing or proposed Public nght-of-way untii
a permit has been issued by the County Engineer All work is subject to inspection and
approval by the County Engineer
Page 3 -4
09120f2000 Hearinq 1 07121/2000 Revisad Prelrm P1an Review I 6511512{]0{] TR
AE-1872-DI]
9 AII construction witMrn the existing ar praposed Pubfic rEght-of-way is to be completed prlior tQ
filing the final plat or a bond ira the amount estimated by the County Engineer to cover the cost
of constrructian nf improvements Construction certification, "As Built" plans and manumenting
the street centerlones shall be filed with the County Engineer
10 Na direct vehicular access to Sprague Avenue unti1 such time as autharazed by the County
Engineer Emergency access is prvposed from the mternal private rvad to 5prague Avenue
The 5pokane County Road Standards do nat have deuelapment standards for emergency
access The app[icant shall submit an emergency access pfan that 15 aGC9ptabIe tQ bath thB
County Engineer and Fire District #1 The ecnergency access pCan may 9nclude, but is nat
fimited ta, the lacation of a locked gate, barricades or other means vf preventing full public
access
11 Prrar to the fi@ing of any portsan af a fnal plat, the applicant shall ►racate the necessary Right-of-
vuay in the Best Rvad arignment This Right-af-way was dedicated in conjunctian vuith a
preucaus si#e develapcraent plan per ZE-46-93
12 Appraach permits are reqwred priar tv any access tv the County rnad system
13 A statement shall be placed in plat dedicatian tha# no darect access be allawed frarn lots to
Sprague Avenue until such tirrne as authvrized by the County Engineer
14 The County Engsneer has designated a LocaC Access Roadway Sectian fvr the improVernent af
Main Avenue, which is adjacent ta the proposed devefopment This will require the additian of
approximately 0 feet* of aspha[t a[ong the frontage of the develapmerrt Yhe constructivn af
curbing and sidewalk ws also requ«`ed
Note *Engmeering records [ndicate that fhe width of pa►nng along Main Avenue is 36 feet,
which exceeds current 5pakane County Standards far a lvcal access road WhiPe no adcfitionad
asp'halt is required the appl9cant shall install curb and gutter and sEdewalk alvng #he frantage vf
tF18 pC(3pD5aI This may result in the cutting of the existing edge of asphalt and additional paving
to the curblgutter improvemrents
15 The private roads shall be impro►red to 5pakans County Prrvate Road Standards Ail pro,posed
hammer heads or aIternative "turn-arvund" prapQSals shall meet the approual of Fire District Nv
1 and the County Engineer
16 All dested awners shalV sign and recvrd priuate road docurnents as prescribed by the Spcakane
County Engineer These docUments shall be reviewed and approved by fiMe Spvkane County
Engineer prior to recardbng with the 5pokane County Auditor Recordmg numbers shal1 be
referenced in the dedicatory 9anguage of the plat
Page 4 Q1 '
09/20/2000 Hearing / 07/21/2000 Revised Prelim Plan Review / 06/15/2000 TR
PE-1872-00
17 That the following statement be placed in the plat dedication WARNING Spokane County has
no responsibility to build, improve, maintain or other wise service the private roads contained
within or providing service to the property described in this plat By accepting this plat or
subsequently by allowing a building permit to be issued on property on a private road, Spokane
County assumes no obligation for said private road and the owners hereby acknowledge that
the County has no obligation of any kind or nature whatsoever to estabiish, examine, survey,
construct, alter, repair, improve, maintain, provide drainage or snow removal on a private road
This requirement is and shall run with the land and shall be binding upon the owner, their heirs,
successors or assigns including the obligation to participate in the maintenance of the private
road as provided herein
18 The proposed plat shall be improved to the standards set forth in Spokane County Board of
Commissioners Resolution No 99-0265, as amended, which establishes regulations for roads,
approaches, drainage and fees in new construction
19 The County Engineer has examined this development proposal and has determined that the
impact of this proposal upon the existing County Road System warrants the roadway
improvements herein specified
20 The applicant shall grant applicable border easements adJacent to Spokane County Right of
Way per Spokane County Standards
END
,
S P C] I~ A NF 1F- ~ C7 LJ N T' ~
-
Dn+IsrdN DF PLaNNi1vG A I7IVI5ioN OP Ti-1E MLIC WDlucS C3EPgRTMEN'['
M3L'I-IAEL V NEMHAM, IJIREC COR GrutY C)BFAG, C}iRECFOA
Tod Lasley August 10, 2400
12005 N+nrrth Faia°wood DriWe
Spakane, WA 99218
RE: AMENDED Requirements for Special Stu+dies
Preliminary PlatlPlanned Unit T)evelopment; FE-1872-QOIII'[IGE-4-00
In consul#ataan wath Sill Hemrr►in,gs, I was mis#aken in requesting a Gvnceptual
Uraanage PIan for the project TTluus requirement is hereby removed Additivnally, the
request for a traffic "staady„ is revised ta allaw the subrraitta.l vf a traffic "distnbutian
letter" meeting the requirements outlmed in Scott Engleha.rds' anemo dated ]rane 16, 2400
and enclosed for your reference We now require only tvvo iteans to ccrnsider the
appPacation technTCatly complete-
1} A traffic dastribution letter, and
2} Initiatian of an applicatzon for the vacattbn of Best Road adjoining the western
boundary of the srte,
Greg Baldwin af the Dluision of Engineering and Kaads shauld be contacted regarding
the scope and cQntent of these required rterns
Once these iterns have been carnpleted, submitted, and reViewed, the applzcatian will be
deemed Technically Complete and a Notice of Application will be circulated for public
review and camrrieni llpon completion of thss review, the SEFF1 Determination VAli be
issued and the gropasal scheduled for apublrc hearang
Please nmte that roay calcuIations show 8 single family residential lvts and 25 diVided
duplex lats, which is cvnfirmed by the plat annd PUT) site pIan Let me krnow if this is
other than the intended result contemplated by the appllcation T£ yau have any questions
you may contact me at 477-71 G8
Yaurs Rn antEcxpation,
]ames Richardson
cc Taylor Engineering, 106 West IVlissian Avenue, Spakane, WA 99201
Greg Baldwin, Bi11 I-Tennmings, Diuisinn ofEngineering and Aoads
1026 WBRDADWAY ■ SPOKArilE, 1hiA5H1NG'dOfsP 99260-0220
13Fi0NE (509) 477-7200 •Fr+,X (5D9) 977-2293 • TDI3 `509l 477-7133
S P O K A N E C O U N T Y
DNLSION OF PL4NNING A DMSION OF THE PUBLIC WORKS DEPARTMENC
MICHAEL V NEEDHAM, DIRECTOR GARY OBERG, DIRECPpR
Tod Lasley July 24, 2000
12005 North Fainvood Drive
Spokane, WA 99218
RE: REVISED Preliminary Plat/Planned Unit Development; PE-1872-00/PUDE-4-00
A review of the revised preliminary plat and planned unit development site plan
for Caelen Place concluded on Fnday, July 21, 2000 Before the application can be
considered Tecluucally Complete and the threshold SEPA Determination can be made,
the Drvision of Engineeruig and Roads has requested the completion of three special
studies
1) A conceptual storm drauiage plan for the project,
2) A traffic study, and
3) Initiation of an application for the vacatton of Best Road adjouung the western
boundary of the site
Greg Baldwin of the Division of Engineenng and Roads should be contacted regardmg
the scope and content of these required studies
Once these studies have been completed, submitted, and reviewed, the application wnll be
deemed Techrucally Complete and a Notice of Application will be cuculated for public
review and comment Upon completion of tlus review, the SEPA Deternunation will be
issued and the proposal scheduled for a public hearmg
Please note that my calculations show 8 single family residential lots and 25 divided
duple:c lots, which is confirmed by the plat and PUD srte plan Let me know if this is
other than the intended result contemplated by the application If you have any questions
you may contact me at 477-7168 •
Yours in anticipation,
a4e~
James Richardson
Cc Taylor Engineering, 106 West Mission A '
1026 W BROADWAY • SPOKANE, WASHINGTON 99260-0220
PHONE (509) 477-7200 • FAX (509) 477-2243 • TDD (509) 477-7133
. . +
S P O K A N E C O U N T Y
DNiSION OF Pt1WNIIJG A DMSION OF THE PUBLIC WORKS DEPAR'fMENT
MICHAEL V NEEDHAM, D[RECTOR GARY OBERG, DIRECTOR
MEMORANDUM
TO' d~l 'l~ W91ro. ~ eP7 -g 1~d RO1~~~' !1 Fl 4Ag [4F1 ,
t ge ~ a,ZlW/olm Mry Emb
Division of Engineenng and Roads, Development Serv►ces, Bill Hemmings
Division of Utiliries, Information Services, Jim Red
Division of Utilities, Stormwater Utilrty, Brenda Sims
Spokane Regional Health Distnct, Steve Holderby
Spokane County Fire District No 1
Vera Imgation Distnct No 15
"~R'
FROM: James Richardson, Associate Planner
DATE: July 7, 2000
RE; REVISED Preliminary Plat/Planned Unrt Development, PE-1872-00/PUDE-4-00
Enclosed find a copy of the revised preliminary plat and planned umt development site
plan for Caelen Place (former approval under the name Snowbird) The subdivision/PUD
proposes a total of 33 lots of which 8 are single family homesites 25 are divided duplex
lots, for a total of 58 dwelling units
The project stte is located south of Main Avenue East and west of Best Road East (to be
vacated) in Section 14, T 25 N, R 44 EWM, and within the Urban- Resident I al-22(UR-22)
zone Please review and forward any comments t you have any
questions you may contact me at 477-7163
Yours in anticipation,
JR
Enclosure
copy w/o enclosures Tod Lasley, 12005 North Fairwood Drive, Spokane, WA 99213
Taylor Engineering, ] 06 ~Vest Mission Avenue, Spokane, ~VA 99201
1026 W BROADWAY • $POKANE, WASHiNGTON 99260-0220
I'HONE (509) 477-9200 • FAx (509) 477-2243 • TDD (509) 477J133
t
ti
~
S P O K A N E C O U N T Y
,
DNLSION OF PLANNING A Drvtstolv OF THE PusuC WOwcs DEpAx'cmEtvr
MICHAEL V NEEDHAM, DiRECiOR GARY OBERG, DIRECTOR
MEMOR.A.NDUM
TO poka~r► oun Di n of Engir~ er•in~, co ng~lhard, /o ~d► ,b`:a~lll~
Development Engineenng Services, Bill Hemmings
Spokane County Division of Utilities, Jim Red
Spokane County Stormwater Utility, Brenda Sims
Spokane Regional Health District, Steve Holderby
Spokane County Division of Building & Code Enforcement, Jeff Forry
Fire Distnct No 1
Vera Water & Power O-pl
FROM James Richardson, Associate Planner
DATE August 23, 2000
SUBJECT Review and comments for the heanng of September 20, 2000 @ 1 30 p m
FILE PE-1872-00/PUDE-4-00
DESCRIPTION The proposed subdivision/PUD proposes a total of 33 lots of
wYuch 8 are single family homesites and 25 are divided duplex lots, for a total of
58 dwelling units on approximately 4 27 acres The new lots are proposed to be
served by public water supply and sanitary sewers
STR 14-25-44
APPLICANT Tod Lasley, 12005 N Fairvvood Dr, Spokane, VVA 99218,
509/990-3148
Note that the application and maps were previously circulated to your agency
Please review and return any comments to me by September 6. 2000
Attachments iNotice of Public Hearing
1026 W BR04DWAY • SPOKANE, IVASHINGTO\' 99260-0220
PHONE (509) 477-7200 • FA\ (509) 477-2243 • TDD (509) 477-7133
.
~
NOT~~~ OF ~~BL~~
~~OKAN.~ ~~~~~Y FEEARLNG EXAI)ffNFp
TO: All iraterested persons, and ❑wnersltaxpayers wzthin 400 fee
t
XOU ARE HEREBY NOTIFTED 7H4T A PUBLIC HE-AR.Iy~VG NVILL BE HELD
O~ .~-~E
L A~►D LiSE~'LPP~..IC ~TI(~N T.ISTED BELC3N~ AS FQ~,LQIVS tpplicztton Fi[G No PE-1 872-00,?U-D-_-7-1-00 Tre pro.-o~- ~ed sL~,d?EIsiarL~'~~jD ~yrarc~s~s atr:-f o; _ j
lots oi~%hic}~ 8 arz 5in~le ia~il~ ?~o~esites and ar~i~ac.... uplz~ dots far a tQtat oi
on appro\imaic-fN s? i acte5 T'ne rzw 1[rzs a_e pca:--osed to 0w senrev by public watzr suaah anc s~u~w~r
seN;, ers
Hearira; i)ate and Time Septearber 20 2000 (W_ 1 30 p rr?
Place: Comi-nissican-ers .Assei-r'~o1_N, Rvvm I_.ower d ; '~,el SpQkane
Counn+ Publlc ~Gc`rks Buflaanq 10~~
~Vest Broad~tiaN, Spc~1;a.~te, ~Vashmgtvn -
C)iY{near Davsd Georq?a F'latT, _5 10 East Panorama Dnvti Ca.'nano Island ~VA 98292
App1scant TodLWsla% 12003 3\ Fair-,Nocc Dc , Soakane Vv_`. 9927S 509I990-3 1=z~
AC~C~r2S5 at1[~ ~.DC itiiJi1 ~7eE1erz_lV IOC'?ivL~ SOLiih Oi daFa!fl A'vZCtlleEa5i ~~d,,GeSY Qr DZSi ' Jad EaSL {z0
be vacated} rn 5ecrio~ 1-, T?a R. ~!4 E~,-u~1 SIiC 14PiI~in T?~~ Urb~~-;~esi~enti4[-?2 CUR_22) zane
CorraprehensiNe 1'1ari Uroan
ZanYng Designation • Tirban ReSraenEiai (UR-??)
Entiiranrneatal Determiraatian A Detert-minatFgn af Nansac:~-ificance (D'NI5) «,as issued b,, the Counr-,
Diviszon of Plarimng as the I~~~ aizency° an September 1, 2000 The comment penod ends 5epter-riber
11, ?0DO
T)eadlijae fur submatnuo, SEP A Appe a1 [note only anplaes ta sdmznz5lrati4e aupeals tp tne FT
E\aIThYneC, 1°IC?i LD 1n1i1al c.~7pi1Ca[iQp5 5l?Ch e^.5 C4Z4PlZ5 Of pCe1lm 11'2.r-1. P]?ia]
helated Perrziit5: rL~a
Dnision ofPlalnnangSt,if# James Ric'na°CsrDn ~1sSociatL Pfanr.l-r, (509) 477-7200
HEARINNG EXANT1~ER PR[]CEDliR-ES
Hearsn~ Praeess and Appea13 Thelarar,r~g kairl be conducLed under ttiy nIl;; o; ,Oc~ ;SpL)':a:~e CatF~i; I~esol~i 1 on ~i~, 95-0?9s ~ I I int:.rested gersons rn:~~r t~stz ~ ~
, ~ ad~;~s a~
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il-114.°.0S 01 ':lSc, ca 1 a L,'.' ; ~°i 15I0~1 ~L L(5 09) -1I1-7200 ~.'.i7e.l tti Cii'[Zi`t C(7~llrtjei I.J tt3..,[f'_ ~Y I -o- 5~e':'=!
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E\~o,-oi'sl.i" 3` 1~26
J
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NiTMBER: PE-1872-00/PUDE-4-00
DESCRIPTION OF PROPOSAL: The proposed subdivision/PUD proposes a total of 33 lots of ,
which 8 are single family homesites and 25 are divided duplex lots, for a total of 58 dwelling
umts on approxunately 4 27 acres The new lots are proposed to be served by public water supply
and sazutary sewers
HEARING DATE AND TIME: September 20, 2000 @ 1•30 p.m
APPLICAIVT: Tod Lasley, 12005 N. Fairwood Dr., Spokane, WA 99218, 509/990-3148
LOCATION OF PROPOSAL• Generally located south of Main Avenue East and west of Best
Road East (to be vacated) in Section 14, T 25 N, R 44 EWM, and wnthin the Urban-Residential-
22 (UR-22) zone.
LEAD AGENCY. SPOKANE COUNTY DIVISION OF PLANNING
DETERIVIINATION The lead agency for this proposal has determmed that it does not have a probable
significant adverse unpact on the envuonment This decision was made after review of a completed
environmental checklist and other iaformat►on on file with the lead agency This mformation is available
to the public on request
This DNS is issued under WAC 197-11-340(2), the lead agency wili not act on this proposal for at ieast
15 days from the date issued (below) Comments regarding t6is DNS rnust be submitted no later
than 5:00 p.m., September 17, 2000, if they are intended to alter the DNS. All comments should be
sent to the contact person listed below.
RESPONSIBLE OFFICIAL: By. James Richardson Title Associate Planner
Spokane County Drvision of Plannmg
1026 W. Broadway Ave.
Spokane, WA 99260-0220 (509) 477-7200 r
DATE ISSiTED Sentember 1 , 2000 SIGNATURE
00N9N]ENIS REGARDING FIWIRONMENTAL OONCF.RNS ARE WETAOME AT 'II3E HEARING
APPEAL OF THIS DETERDIINATION, after rt becomes final, may be made to the SPOKANE
COUNTY DMSION OF PLANNING, 1 st Floor, 1026 W Broadway, Spokane, WA 99260 The appeal
deadline is ten (10) calendar days after the signmg of the decision to approve or disapprove the project
This appeal must be wntten and the appellant should be prepared to make specific factual objections
Contact the Division of Plannmg to assist you with the specifics for a SEPA appeal
This DNS was mailed to
1 WA State D artrnent
2 M 1 t n M,n n r r i nglneertng, co ►
3 po ane ounty Drvision of Engmeenng, Development Services, BiII Hemmmgs
4 Spokane County Drvision of Utdrt►es, hm Red
5 Spokane County Stormwater Utility, Brenda Sims
6 Spokane Regional Health Distnct, Steve Holderby
7 Spokane County Drvision of Build►ng and Code Enforcement, Jeff Forry
8 Spokane County Air PoUution Control Authority, Chuck Studer
9 WA State Boundury Review Board, Susan Wmchell
10 Fire Protection District No 1
11 Central Valley School Distnct #356
12 Vera Water & Power
13 WA State Department of Transportation, Mark Rohwer
h
~ a
Spokane County Public Works,
Transportation • • Section,
D • • County • •
0 BROADWAY • • 60- (509.W
Memo
To: Spokane County Planning
Planner: JAMES RICHRDSON From: Scott Engelhard Jco 7T~r~.~-c.f
Subject: PE-1872-00 CAELEN PLACE
Applicant: Tod Lasley
Date: June 14, 2000
RE: Technical Review
Due to the potential of this proposal generating peak hour trips which may aggravate
the acceptable LOS at the intersections surrounding this proposal , Spokane County
Engineering is requesting additional traffic information A tnp distnbution letter is
required for review by the County Engineer
After review of the distribution letter we will advise the applicant of any required traffic
mitigation, or if additional traffic studies are required -
This proposal would require the vacation of Best Road Right-of-way The applicant
should make application for the vacation as early as possible in the preliminary plat
process
Until the above requested traffic information is accepted by the County Engineer, this
application is technically incomplete
~
~
~ Traffic Distribution Letters
Spo%\,~UN,rr Transportation Engineering
Traffrc Distrtbutivn Letters ace a farrfy new step in Spokan€: County's traffic study scaping
process The distribution letter dacuanents the proposed development and provides caunty staff
with basic traffic informatron Using the information provided, staff wiil determirae the extent of
traffic review that will be requtred
Ta ensure aII of the information needed to make a tirnely decisivn on a#ra'Ffic study is present,
the follvvvang tapres shauld be included irr the Traffic E3istributian Letter
•Descnptiart of the prvject tv include s+ze of buildings, propvsed use, existmg uses and any
phasing that will be used
• Vscirnty map showang the project focation
• Discussiorm of trip generativn
• Map showmg pro1ect traffic assigned fo the raad netvuork in the vicinity of the project If
pass-tay trips were to be used separate figures shvwing pass-by, new and camposrte trips
wvuld be required
• A brief discussion 4f possibfe irrrpacts (ar no impact5) as a resul# of this project
■ Yhis letter shauld be sealed by an engineer, hcensed En the State of Washingtvn and having
experierace in trafficltransportation engineering
Traffic Distributean Letters shauld be received no less than three days prior ta any scoping
rneetings Once the distributaon letter is received, a determinatson as to whether a traffic study
is needed wtEl be made If further study is required, a scvpir+g meetmg will be scheduled and
the scape of the study agreed upan ff no further sfudy is required, aletter acknowledgEng t'he
distribution will be sent and the proaect refeased fram further traffc reuiew
By following the steps outlined above, the traffc analysis and review process will progress an a
lagical and effictent manner If yau shoufd have any comments andlor questivns cvncernmg
trafFic distrfbution @eiters or any of the traffic reuiew pracess, please feel free tra contact Steue
Stairs ar Scatt Engelhard of the Transporkatron Engineering 5ectivn at {509} 471-3600
~
~ Kimball, Sandy
From Hemmings, Bdl
Sent Wednesday, May 31, 2000 2 05 PM
To Richardson, James
Cc Engelhard, Scott, Kimball, Sandy, Parry, Ed, Sims, Brenda, Mdler, Katherine, Darrell, Virgmia
Subject PE-1872-00 - Caelen Place Prelimmary Plat
5-31-00
I received the above referenced application on May 31, 2000 I consider the application to be techrncally complete
and I know of no critical areas on the site I recommend the followmg conditions of approval
Bffl
P 1872-00 Caelen
Place 5-31-00 Pro
Bill Hemmings, PE
Page 1
rr
~
PROPOSED CONDiTiONS OF APPROVAL
FOR CAELEN P.LACE SUBI)IVISION, P-1872
Prepared By: Bi11 Hemmings, P.E.
Date• Wednesday, May 31, 2000
1 A Prvfessional Engineer, licensed in fhe State af Washingtan, shalF subrmit final road and
clrainage plans, a drainage report and calcu9ations that confarm ta the 1999 Spokane Caunty
Standards far Roads and Sewer Cvnstruction, the latest editian of the 5pakane Cvunty
Guidelines for Stormwater fVlanagement, and aPl Standards and laws that are applicable to this
pralect Final drainage plans and a drainage repart shall receive the County Engineer's
acceptance prior to release ❑f a constructvon or buildmg permit ❑r approva9 of the lanri action
Fvllawing plan acceptance by the Spokane County Engineer, drainage language will be
drafted by Spakane County and provided ta the Spansor's Engineer ❑r Surveyor for inclusian
m the final plat dacument
2 If the praject is developed in phases, a phased rQad and drainage plan shall be prepared by a
licerased Prvfessional Engineer, wFaich clearly shaws the phasing af the development The
plan must dernonstrate that each phase of the dewelopment is mconformance with the
app'lecable 5pokane Caunty+ road and drainage standards, and the Canditions vf Apprnval far
the plat as well as any applicahle regufativns that may apply to this prvject from ather
gavernmental authority The starmwater management systems and r+aads far this plat shalf
be constructed and certified t❑ be constructed maccordance with the accepted rvad and
drainage plans, ar all the required irnprovements must be bonded for in accordance with
Spvkane +Coun#y regulativns, priar ta the recording af the finaa plat Record drawings and ali
cvnstrucfiion documeratativn shall be submitted with the proper certificatian statement
3 Er❑sion Cantral A Ternporary Erasian and Sedimentation Control (TESC) plan is to be
prepared by a WA State Ircensed Prafessional Engineer ❑r Landscape Architect, and
implemented thraughout the duratian af canstructivn 7he TESC plan is to be prepared
using best rnanagernent practices (BMP's) currently accepted within the CiviE Engmeering
profession, and shafl address Aimits on arraount and duration of disturhed areas whieh haue
not been stabilized The 7ESC p9an is ta include, as a minimum, a grading plan, lacation and
details of silt cantrol structures, and street cleaning program Runaff frorn exposed areas
must be filtered privr to dischargmg inta a detention pond, 208 swale, or infltration facility
The TESC plan is to be ircluded in the road and drainage plans The applicant's Engmeer is
tca submct the TESC p1an and suppvrting ca4culations to Spvkane Count}+ fvr review, and shaf1
receive acceptance as part of the plaen review process prior tv site disturbance The TESC
majar structures (such as silt ponds, silt traps) are to be installed priar tv vther site work and
the TESC measures are to be lmplemented and maintained throughout the duration vf
construction, includmg harase cvnstruction
4 As per Sectivn 9 14 080 of the Spokane Caunty Cvde, no person shali construct a raad or
other facelities wathAn the existing prvposed, or future public right-vf-way, ❑r the priua#e road
easement in cannection y he -,kiaras enurnerated in Secti i 1A 3 witnout out first
having recerved a permit as specified m Section 9 14 070(1) for such facilities frvm the
County Engineer Said perrnit will nat be granted untd the plans for the deveCoprnent have
been accepted by the County Engineer If this provisian is uiolated, the County Engmeer rnay
require the project plans be revased to shvw the constructivn that was dane and specify how
the consfiructian that was dQne wicl meet Spakane County Standards prear ta p9an acceptance
5 This proposed subdivisian ar develvpment proposal os tocated within a dratnage basin which
has heen identified by the Spokane Caunty Engoneer's and Utrlities affices as haVmg
stormwater runaff problems 5ince this propmsed suhdiVision dr devel❑pment prvposal is
affected by ❑r is a cvntributor ta stvrmwater flows, proper#y vwners should participate in the
planning and impfementafiion af a future basinwide stormwater management system The
fDllowing statement shalf be placed in the pla# dedication
"The owner{s} vr successor(s) 9n interest agree ta goin in any County-approved starmwater
management prvgram and to pay such rates and charges as may be fixed through public
hearEngs for service or benefit obtained by the plannrng, design, constructrng, maintaining flr
operattan ❑f stormwater contrvl facdities "
~
S t~ Ca K a u Iv -r- -Y
43LANNJRIC A DivIsIaN Or THE PuisLic wQR►ess Dei'AItTMrIVT
ME~ORANDUM Gary {3berg, []irector
DATE: May 30, 2000
TO: i'ia I in e-~eE,~ a~ld ~tmad,s - Tr~t,ns~sart~~it~iai~ E`~t~:'~, Sc'ot~1
yiZ~~I~I~'~~, clo ~a~a~ t~nlt~alll
Diuisivn af Eng ineering aiid Roads- Developnient Servrces, Qi11 I-lernmisigs
DtviSton of L.7tiliCles - Ii}fortiiafian Nfanagement, Jzm Red
D1vtsion af Utilittes - 5torinwater Utrlity, 13reiada Szms
Spokane Regianal Health flsstrict, Steve HQlderby
Spokane Caunty Parks, Recreation c4c Fair, Steue Hnrobiawski
SPokane County IJivisron af Bullding & Code Enforcement, JeffFQrry
Spokane Caunty Atr Poll►itioiz Gotitrol Aeathoriey, Chuck Studerr
Spokane Regional Transportation Council, Clenn Msles
Spokane Transit AuthrarYty; Christine Fuestoii
Central 1a'alfey Scliool District Na 356
Spokaile Coiinty PEre T]istrgct Na. 2
Vera lrrigation District 9356
WA StateBaundary Review 13oarci, Siisan Wincliell
WA State Department of Eco1ogy, Claris Merker
I+ROM: Jame5 RiCllardSon, Assoeiate T'lanner J-K
RE: PE-1 872-00, Pre1iminary P1at of Caeleii Place fa•om far 4 27 acres into
twenty-eight (28) zero lrrt line draplex lots
TECHNIeaL 1aEVlEW MEETING
,lYSne 15. 2000 aE 3:00 P.M.
I)IVISI[lN OF PTaANNING If` FTaCIO12 CON~ERENCE RQ{]M
Please rewiew the abvve application and use the itiLaCjted TECI-lN1GAL RE111EW MEGTING
Fc7RM fve your con°sinents Th1e Dsvision of Plannmgencourages you ta aitend this
iiieeting The sponsor zt»i ceprese»Eative har!ealso been invited to at4end this mectztig lf
yot1 cannot attend, please farward three {3} copies afyarar reuiew comnients arl the
attacfied fcaiii3 to me for ihe meetzng The attaclled 1`ECrtN[GAL RF-VIEw r•'oRMS wi11 be
giwen ta tiic sponsar at the meeking and rnclucied in the I]ivision of Plaianing fi1e T11anks
tor yoLir coogerat«n If yau have any questions about the application, p1ease contaet ine
at 477-72OD
ND'Y'IJ. Tlye Dwiston oti Plannsiigwill ziow Uc circulaYtng coinmeitts for SEPA Cliecl4[ist at
tiiL' fIl71L' [If tCCIll1SC7I lCVIE1V. `['Ilis bc tlie r►rrly L1111C yC3li w1lI IYC:lb]e t9
e.OiJI Iticzit tegas'a1ing the SE1'A Cliecltlist for t[iis projcGt
Gapy Evithraut encloscares Davcd cC. Geas~ia Platt, 514 T: P3nc,camEC I?r, Camano Island, WA 98292
Tnd Lasley, J l.aiacicn, L9.C, 12005 N fiar4vood dr, , Spnkane, WA 99219
Laiirie Carver
AftaC$uZl etal5 Tecljiiica1 Review f'c,rsn, l'roject APpiicAian, Srie Plati, Vicsstlt}+ Map, SE['A Claecklsst
lU'?fi I+V l3ItDA[7FVelY • 5110KAiVL', WrSSk[INGI[?fV 99260-4220
PFjOiVl: (509) 477-7200 a Fr47[ (5[]3) 477-2243 • TDI7 (509) 477-7133
Spc,kane Catinty
DiVisvaan af Planning
TccliiiiLai Rcview Meeting
Meeting Date and Time Tttne 15 ,2 000 cz7 3 00 p m
Prajeet Frle No • PE-1$72-04
Project LaGatlon 7he pro}ect site rs located at 14301 East Sprague Arrenue and
is generafPy locatedeas# o# and adjacent tv Best Road and nQrth of Sprague
Aaenue in the aW114 af Sec#aon 13, T25 N, R 44 EVIIM, and wifhirr the Urban
Residential (UR-22) zone
Comprchensive Flan• Urban
Project Description PE-1$72-041, Preliminary Plat af Caelen Place frvm for 4 27
acres tnto twenty-eiglit (28) zero Iot line dtiiplex lots
F'arcel Na(s) 45 I 43 9249
Uwaaier. I]avid& Georgia Platt, 510 E. PancsramicDr , Camaazcr Tsland, WA
98292
Applicant 'T'od Lasley, 12005 N. Fairwood Ur, Spakane, WA 99218
Prpject Planner .Taf-nes Rictiards❑n
- ` ~ ~ ,
RECEIVED
s~OKAuE cOUrvrY
~OUNTY DIVISION QFI g 2000
BUILDING AND r ~~~~N16fON 0F PLANNfNG
PRELIMIN.AR~ S-UBDIVISZ(3N APPLXCATxON
G
PART I
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~wr~.i~.r~rG ~,o~~ss 1 ~ ~7d ~ !G~' I7r~~ ~ ~C-~Q~
CITY AM E STATE WA ZIP 5
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CITN' C. PaMc,.vr 0 ~S ; SAT—-) 57A`I`E VVA ZIP
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asS E ssaR P aRcEL fjr' 5 OF PROfEC"I"ff'ft8FD5A i. 6W Lt 5 19 3 • 5.~~cf
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sTRF-ET ADDREss ar PRoPos,aL H30) AUt; ?
E'KISTI-\G'ZOtiT- CLASSIFICA7'ION(S) {t7A1'E EsTA.BL1sHE[]}
F- l[S P I--NG U SE 0 F PROPER I"Y Vftr;Nt L- rg ~vp
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SCHC~OT-DFSTR]Cf' GE11,'ff2AL '~~W.E`1 tF 3S9'
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famiiy a.tie1lisias [ } Dtiplcres
"viaEtuFaLturea homes ( ] L3tisin_ss ( ) Indus€-nai ~ } ;~i~~ce.i Lsw { }
Qlhe; ( ? - Desce=oe
L[ST P4rViOL5 f'L-V\r`.T\G AGT➢OiNS lNVOLUING THiS PRDI'E~'LTl'
P 00- UL 5 5 + ~ 3 tD Urc' 2~,. t
SU31DIVISTDN APPi.1CATION Page 2 of 4
l3 LrCAL lNFORMr},TIDN:
LOCATI[]N OF PFt(7P(]SAi. SE (-OQ.A/em DP M1qr-4/ Bt~st APr~ox _ 25ar--:
/uot.rw v~ SPt?'MG)e SECTI01! ! ~'f TO4VidSHIP A/ RANGE °I(I' C
NAL'vIE Q[' PUBL1C Ri7AD{S} PROVIDfNG ACCF,SS
wrDTf-i OF pRoPErt-rY FRoN-riNc oN PUBz.Ic RoAD
DL]E5 TH£ PROP(75AL HAVE ACCESS TC] AN ARTENJAL OR PLANNEI3 ARTERJAL N~YES (}ND
~ALME(s) OF aRTERIAL RaADs SPQtcitIuE-
~ LEGr'eL DESCRJ PTION OF PROPER1Y (Atiaeh 1egal descraptian wi th source oF1Cga1 clearly Lndicated
I1[CLLIDE LE .~'.~AL i7ESCaIPTdD4R E T~! AREA TO BE SU`F3DIVIDEI3 QN PRELI~rtiRY
sU13o1v1s1ajN~1AP ~
IF YDU I3C3 \CJT HC3LI7 TITI.E TO PfiUPER'IY,NVHAT TS YO[]R N`[`EREST 1N dT
tJveDt(Z f_,nAltYZ►qet W,~L~ NOf1°5 i'b DEV61aP J','p,p
tivE-r r aRE -rHE CHANcED cotqDlr»Ns OF rxE AREA wHicx rou x~ELN4AKE Tx.3s
PRoPOSAL tivARRAN-rEp) U1rdLt t7? t? 5ELL nF-P F►~~-~
l1Yl~~
WI-iAT IN1FAC'I' W1LL'II-iE £'ROPOSUD SU$DIVISION I-L1vE [lN TEE AD1ACEt!'T PR~"jpERi IE5'1 _
1111A -NE1LE Wz LL- YE -LE55 L).~ -r---> l]-} AA1 Pp, C vp~'$ Ly D."5-
~VHAT FACTORS SUPP❑ATTHE SiJBDiVISION? ~ C.cv"Ajoj~~
W 1-1!AT MEr1,SLFEtES I7i7 YC]U PADFOSE TR iNfITIGA'1`E YOUR PRflPflSAL'S PrIPACT 0 ti
SUR.FOLMDRG LAiND USE? L,u~.NJD~f,,►`~~~rtlL~,,[~~,Qr
0t2-6P FmY ,JP_•. 2` ~.~~C,
laMfJ P • a,e ,Aiv~., -n`Z A~~-~ L I-o 4" FWoru S ~''t? IqCi utF qCJE-
C I'fiELIiNIiN A RY SUBDIVISiON C ENERAL iIVFflI:Zi'vIATIC)N.
NUMBER OF z,o-rs GxoSs nREA
TYPICAL LQT SIZE .5 C) Y, ~T0` PRflP05E~l;~IET DE~rSITY"-
Si~i 1[.LES i LDT SIZE 0 ~ & 'Q' MIyfE4fUild FRONTrkGE
PRQpOSED SOURCE OF lzlATER
[Yidi,. idtiai v~ elfs ( ) Pubizc sysiem (>9 PrsVak COmrllualN Syste.M ( )
GLiirr [ ] - Descnbe
PiiCJPO;E7 \ tE a„S OF SEWACrE DfSf'[3SAL I
PUbI c Consmuisity system [ ] ' Srpttc tanl, ana drairif-te'a { }
Doublo Plu,zbiny [ ] Dn 5e•~v { } ❑dht r
DcSC- ,
SUBDTVTSIQN AFPLTCATIL7N Pa;e 3 af 4
LfT[LITY CC?s~rfiPry+NIES r"+N1]IC7R L7ISTFZfCI`5 TO PROVIDIE SERV]CE T{] THIS PROPOSr1L
Eiectricity Ij Sewer WlblaIl~ C-o-h fl/
Gas 1/!'~--IP-X Water VI~A f'Pione ~..5. L.tle~-r
DC} YC?Lt, OR T1-iE OWNER IN 1`HE EVEiNT'i'OLI DO 'NC?T C)WN TH15 PROPERTY, Hr1VE ANY
FLANS FQR FllTURE A1717I71ON5, EXPAiJ530i`7S OR FURTHER AC'I"IVdTY RELATEi] TC7 THdS
PROPOSAL'? Yes ( ] Na ~ IF YES, EXFL,4M
D. PR.ELxIVIIizi4RY SU13DIVISTCJN TNIPR(]VEMENT I1FORMATION:
LEVEI_ C3F STREET IMPROVEME, JT5 PROPQSED Pnvnte roacis u
ArFerial roads ( 3 '1'ract X roads ~
Public roads ( }
DESCRTBE ANY CONtMNATSO;ti' ClF P.SOVE .
TQIA(-~ I~~ ~s~,o
f.~
tU *J{rC-AA L-VA'410 OC~L*-
l~.s~ t~ ~ ~ ~ ~
ESTI-Nt -\aTED TIME FF-RIOD EXPELTED FOR Ct7VLPLlE'CE DEVELaPal~iEs OF "T3-IE 5UE3DIVI5ICJN
I5 PHASi-N G DF THE FrN 4L3ZATIQN OF T-iE SLJBDIVTSION PRgPi3SED) Yes ( y No ~
iF YES, SHDW PHASrNG {]iti THE PR.ELIiviTNAR`t` SllBDMSTQiN tviAP aR PROVTDE ScF'c1R.7TE
PHASTt;G PLA"N
IS ❑EDICATIC3N C1F LAiv°D FOR 1'UT3LIC USE CC)i+ITEivTPLATED (Parks, schools, ete Ycs Nv Oq
IF YES, UESCRIB'E
i-4-ET DENS['PC IS UNI-rS (71Z LOTS FER ACREMMU~ ~RJVA TE AM}iqR PLTBLIC }tQAD AR-E4
PART IZ
Si]RVr-YC3R VERIFICATfQv
d, THE UN C)E R51GyED, A Li CEiNSEL] LAN ID SLJR4EYOR, HAV ~ ~O'NlFLETED THE FNTC7RMA1'IDN
• _ ~,I~fTNARY PLA7' ~i=`~S BEE~` PR.EPAItE~7 FiY ~[E OR UNI]ER,VfY SUPE~LVIS[CD~+ Iti
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THIIS SECTIC]N QF TH'E APPL]CQ+T1ON W1LL PRCIV]DE';I"HE SUILDTNG AND PLANittlNG STAFF W1TH
WRITTEN VER]FICATION THAT T'f-{E AFPLECANT HAS HAI7 FRELfM tNARY C0N5ULTA7tON WITH i HE
AG ENCIES I DENTIF'IE❑ RESU l.TS OF THE PAELINl1N,,R'Y CONSL11,TA7IQN SHA LL $E NC(]RPOfZ-ATE D IN
THE PRC]PIOSAL SEFOREE F1NAL 5L1BM 7TTAL TQ 7f£E PLA;FiN N G D EPA R7"YtEy7'
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B AL7EQUrITE ARFt.P.NCiEyfE, xT5 (HA~~) (HAYENOI) BEEN ,ADE TO i4fEET OUR NEEDS
[N PR,OVIDiNG FdR Aiti' AF.?EQCJAICE WATER S'(STEM AsID FAC1LdTIES FC}R FfRE
FRC7l'EC'T[C)N PURPGSES
~ RECDNIafENF]ED FIR.E FL0W OR L NA8LE TO CALCULAT£ NOW
$ECAUSE LlSE 15 NQ7 DEFFNlT[VE, AND W1LL BE 17ETER~1~IlNED AT SlJ1LDNG F'ERMI'F
APPLICATIQiN TlME
D REQUIR.E:1fEi~TS ~,`dCLL1QE
FFRE II7ISTRJCT 5lGlirlTllREI]'1`E'LE DA7E
HEALTH DISTRICT
IA PRELItvfNARY D lSCU 5S3QN HAS TAK.EN PLACE A141) GENE RA L REQU1RE1i'EN75 FO R SUStiIITi A L
IOF THIS pROP[]SAL (HAVE) [NAVEKO'T) EiEEiV 5ATI5FIED
a ~Oi%vfNiE;tiTS
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SIGNA7UL2ElT]TLE DATt
SE4YER P[JRYEYOR
4 FR.EL.[lIviR ARY D15CfJS5€C3;V HA5 Ti Ai4EN PLACE A, tD GENF$AL i2..EQL91RELfENTS FDP, 7'hE
PRClVISI DV ❑F PL1$L1C 5EVER ARE [JNDERS70[7F7 BY TNE APPLdCA, IT
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7r, -0~kp- ~~Rr~
5 °rArE or wAsHrOMN u, + aLr8L1C
5r1 F~orx=a', 1 ~
CA`sl;vl°~' AF~" ) ~WA
SdGN--D AN-J SWORN 0R xfFMMBEF0RJMMEo:{r 77~r3 - • - DArDP - . ,
i3Y ~i I 'f - L~Li~l~S
~ 4ilhARL07M. 5yl ir/i~b-r
NOi JS."1 L SlAl 1 k7,4 t~CwAld~
NobTJ PSllbht m =d d! ~e Sti3i 0twunG1sQm
<11
~
-'ef
PART IV
t-MBt GCMPI.acac7'ED 91" 7HE D1V15I034 OF BVTLDiNG A--`r'0 PI.AM3ING)
I] AT-V STJij PdL£ N. . L7A"E ACC-GPTED . 8Y . . .
'7'CTChL FEEa RECE1P"r P
II.,,'%rj r'2-rc'6-1 anCc ARQ ansg. ZT QT dO/CO Iia
lt*!_ 7,tihl 5I-41 AcA00 isso_8W~9£ ET'~T 6007I0I+'T01
' l (
5[JBDIVISIC}N APPLICATIClN i'aue 4 of 4
1'AJZT III
{S1CrNATL]RE OF PRaPE:Ft'IY C]4iINE125 C7R LETTER OF AUTHDRIZATION)
1. TI-IE UNDERSPGNED, SWEAR OR AFFdRA7 LfNDER PF-hlALTY OF PERTURY THAT THE A$t7VE
RESPDNSES A R E TvirlaE TRL1TH FULLY AND TO THE SEST OF FvfY KIN[]i,VLEDGE
[ FLIRTHE R S W EAR OR AFF1R.M TYiAT 1 Aitii TH E 0 %4'iN ER OF FECQRD OF 1'I-€E AREA PROPOSEL] FOR
TH£ PREVfOCJSLY iD ENTIFdEd LANQ LJSE AGTI[]N, OR, 1F N❑TT-3E C)WNER, A1TACHEI7 HEREWI°FH
tS WftfTTEN FERMISSIQN FROMI 714E GWNEA ALlTHC3F"LIZING IViY ACTIC)iN5 ON HI51HF-A BEHAi.F
SIGNED DATE
AUl7RES5 PHDNE
2IP
SIGNA'FLTRE OF APFLIGANT OF'. REPRESENCTATIVE DA"TE
STATE OF Nv,s,5H1NGT0-NT }
) ss
CC7UNTY OF SPC7KAiNE )
SIGN ED A N"D 51VC3RN 0 R AFFaMED SEF[]RE ME C)ti THIS DAY OF -
, 1997, $Y
NGITARY SEAF„
Nocary Pu6iic an and Far the State vf Washuigcan
Ressdung at
My appaintment cxpires
PART 1V
(TD gE CQ1+iPI.ETED BY THE T3IVI5IDN OF BTJILDING AiND PLANIN G)
DATE SUB-NiiTTEL) .~~-23- CJ 0 }"FI.E# PE Y I 97-)-- - C7 CJ
D.arF-AcCEpTEn r~~ 'v"j
T0I-AL Fr ES [tCCLIP'i-„ ~
~-t FkX ::13 9 4 q SPill.A~:E 1AI..:1:1 Lj,,,r_ ,
za
rxrs sE~xOy aF TIHE APPLacArIorr wILL PRoUIflE T14E BuzLarNc ANE) Pti~NNafG sTAFr V, rrrj
WR!TT£N YE R1FiCAT1Di+3 THAT °TNEA AFi.1CANT HAS H.AD pR£LtMTNA R3' CflN5UL7'.+4T1otif WITn i r3£
,4'C'iENC[ES[DEiNTlF3ED RES[.1LTS OF TffE PHEL1M Mr1kY CC1ivTSZ1L.TATi(]N 5F-3ALL B~ Iti1~URJ"(7r~yT~7 i:ti
TN~ FRC►?QSA~. $EFOREFTt1.qL SU$,~riTTTAL 7D ~ Fi~ PL-rr~1~NI'NG I]EF'A,R~'l•IE~-
F7i7Z iN1,'4RSH.ILLJi~3Ft£ MST,f21CT
~ TH'IS PRaPOSAk. IS v','1T13 N F aR.E PROTECT1C}N D1STftiC!'No ~
~ ADEGUATE ARRANGEME-irT5 (]°iAVE) CrA-AllE N0T> 9~.EN,%-iAT3Ei C} 1ll..
aiV pR.d~+'1D Ii~G F4]R Ati ADEQ 4.1AT'~ ~VwTER SYSTE~I A~s~ F a, Cl Lj"t7 (~llA 11'~~~5
PRt~T'ECTIDN £'~1~.P[?5E5 ~5 iG~ ~IRE
c RFCC7t-lNlt;tDEC? ME FLOW f0o & yA , OR i,fPSAHLETOCkLCUL„~7ENTOW
~~C USE USIE IS ?1f7T I]EFRN 1Tf VE, AND W3LL B 6 i?ETEFt1+YtT11ED AT 8IJ2LD l,1G PF-P-MIT
f.PPLICATfC]N TIM E. f ~ 1
L~ k-EQUiRZJ,~[mnuS 7~4e:.LUDE. zc,
F,e.
FTR-E DZSTR?t,T
. DATE
HF.Al.TH DISTRICT ~
~ PR E LI'1',[fNAA'r` I7TSCU55IC3N MA5 TAICEN PLA CE A; fI7 C`rE;1ER,4L FtEQ I,ll GE1,fE\l~ FOR S
Gr i HIS PRt]FQSAL (HAVE} (HAYE NO"d) BEEN 5AT15F1ED, UL
CD,",fNiE,`v~`,-
, SiGNA 3 LJRFI1`TME _ DATE
- 5GNVER PUa ti'EY[3R
A PR-ELMI3NARY FOFt THE
PR-uVfSI0 4 flF F'USL3C S'EZYE'Ft ARE LNDERSTOOD SY 1-HE?!I'PLlC0.INT - -
A_ G~Lt,~-tE~TS
SZGN,A'3'Un=TLF Da TE
i RECEIVED
SPOKANE COUNTY
MAY 19 2000
DMSION OF PLANNINC
1ENV J[]R,01'h\l1ET`TrTAlL
cLHHECAC)L)[ 1,57,
SP OKANE ENVIR,ONMENTAL OPL~INANCE
SECTI0N 11.10.230[1]
~
SEPA. ENVIRONiE~1TAX. CHECHLTST
WAC 197-11-960
5pokane £nVironmental C7rdz,nanre Section 11 10_230(1)
1'URPd.cE oF CxECKLISr
T he 5tate Eiivaranmenzal Polacy Acr (SEPA), chanter 43 21C RCW, requires aD governmental asencies
to cnnsider the envirQnmental xinpacts af a proposal before makin~ rfecasFOs,s An environmcnt;1
arnPact statement (F-15) musi be prepared for a11 prapvsals wsch probab1e sigrufcaxai aduerse iinpacrs ara
the qualzry ❑f the environmeni Thc pur} ase flf chis cliecklist is lQ proVide rnformarian to helo yo,
arad tkae agency sdentsFy impact frorn your proposal (and to resiuce or avaid uxipaczs from rhc prop0sal.
if ir carn be done} and rv help the agenc}F decsde whether an EI5 Ps reguired
1iVST14UC771S7N5 FC3R APPLICAM 5
This envtronanen[a] cheekYast asks you ta describe scaar3e 6asic MformaciQn abou[ your proposal
Gnvernrzzenral agencies use this checklist {o deterrnurie tivheckaer the environmenlaj amPacrs or yaLr
Proposal are significant, requiring greparattan af aaa EI5 A,nsrre[ rhe que;tinras briefly, with the mast
precise inforination knawn, vr give the bcsc descriptian you caii
YOu must ans-wer ewch questaon accurately and carefuUy' T[? [hE best OF your l;.,zo`~Iied~e Iri a~so~
C~ES, yoti shvuld be able to answer the c~uestavns fruss your ows3 observativns or pra}ect pIarir
witho►at the nePd to hirc cYperu lf you rcally do not lcnvw the answer, nr if qz1esTivn d0es not
aFA1Y tio youa proposal, w rate "do noz knvw" or "does nor apply" Cornp1 ete ~Jzst, el sta:~:e c~uesdiorzo
nn w may avoid uruaecessary delays later
Same qiles~lons ask abvux governrraencn] regularivns, such as xca Mr1a,, sszarciine, :,~'jd }:,nctrziir',-
desi~nativ:zs Aiasrre: these qucst,on iF you can If yau ha~°e problems, lhc gaeFrnruencal ag;en~:aes can
a55i5i Yau
The checklisr questions apply z❑ all parrs af yaur praposal, eren iF yvu Ydcn t4 cfo them ra,,cr a gerEod
af L1me vr vn dsfferenc parcels af ]and Arrach any adcicciona] ija#ormation That -wsll heln descnbe y our
proposal vr its enviroiimer~tal eFfcEU The ageney zv wF~ich yau submi[ eli¢s ehccl:]3 st may ask you ro
+ergladn your aras-wers ar prvvade adciitsran-i1 :nformacion rcnsona6ly related to derersrunzn~ sf the: e rna.y
be sx~nIFieatzt adtierse amp~cE_
UsE oF CxEcKL1sTFoR NaN-PxOrEcT PRaposALS
Coirsplete thas chec!clisr Fcar non-,prQlecc prvpvsals, even thaugh ques<<ons rnay be arzswe-ed "daes not
aQPL; Eli =lDDI -1-10N, complece che 5L3PPiLkLEtiITALShEET Fok NC7t,-PRp]EC-I' AC nOt5 (t)arr D)
Fcar, non-pra)ecL aeeFons, rhe references ]n the che6dFqt t❑ the r-vrds "prolect," "apuLcant " anc!
Ik pr0pe,y- or sire' siaould be read as "grapnsA, "proposcr," and "af;evted grngraphic area."
respeeta,~,el
,
2
{
Fn-EIPxoJ'Ec'r No
A BAcxcxaUNr)
1 IName oF propascd proJect, japglac3b1e
? Nlam_e aI app4►canL
1 ~ A ~ ~Ca ~I~G _
3 Address and phone nurnber of appIFcanL azsd conEacc prrsan
1~.0C) ~ Al 'ZLL-e~~._
~ 1 0 14, P, r~ ~r WON C,
Date chec.klut prepar-,d
5
5 A7enCy requestin; checklisc
lV
,
6 Propvz~zd um.cr.cy ar schedule (including phasrn„ iF '.pr Ifcab1C)
'R 1 A'
i~a~: ~ u~?!
~
C~-:.°~~-arce C1~e:kl's'
A BACK.f'rRQ[]Np ~cQncinoed~
7 a Do you b arre any plans for future addiuaras, expansson, ❑r furzh er actrvity relaced to ❑r conn ectcd -W ith rhgs
propasal) If yes, explaan
, U b
b Dc) yo u own ar ha re apsions o r! land nearby or adj acent ta ihis pic+pQSaly If yes, rxplaui
~fl
3 LLsC azzy environixaesata,l snfarmaTSOn yvu knozv -ibout that has been prepared, or vljli ht• prepaled, c.t.rectly
reZaCed t0 IhiS pCopo5al
a~ _ _~r~
9 I]o yau know zvhecher applscations are pznd:na ror govers-unental ap~arv~a3"a Qf GIhiCr ~;7; oposals direcrly
affecrin~ t~le property covered by your prop~~a1] I1 ycs, c-;plairi
Il.~ Q AJ L A,'
10 List a-ly yo ;c.-mnent approvals vr perna-'Es thit be n~eded ►`ar your prnpnsA i{ kr:or-,
C~QV p,~t 3 U~~.~-~ ~ ~ ~'~1 ~
~
~
~
5potizne Ei% C7r[s: r;tce Cee~3js:
I
~
A. Br1CKGRC7UND (con,inucd)
11 Cive a brief, eor,nglete descripcian of yaur propasal, includin5 ChC prc]gQSed LueS 3rlc] the 5iZe DF the projecz and
site The: e arp- several quescians later an this checkbsr thax ask you ta descrihe certain aspects of yaur praposa]
YQU do nor, necd To repeat thase answers on th3s page
~~~ic ~06' s~ ~L)A,~ s ~~M
CP-W -RE Sa4>
i? Lacaziora of the prvpasal C7ive szufficienr i-nFarznarion for a persou to uadersrand r,he precise lncatlon of yoUr
propased pro)ee[, includrng a streec address, iF any, and secrson, xawnshap and range, af known If a proposal
Would occur aver a rarige of area, pravide che range Qr boujzdaraes of the size(s) Providr a 1ega1 descript:an,
sFre Plan, v:cinity mag, and tapographic map, if reascanably avmlabIe While yOL' shQUld submut any p;ans
required by the a~es~ey, you are 31QL I'CqU3red IC5 [{i]OlScaLC rI]aF7S aY dCCallef~ p1Ji1]S 3tab12'llC~ed~itCh 3S1 j+ ~]er['i71T
: ~7F711C.ry.L1i~1"1 CehaC~dTd CS1P5 CheGkLSL
~t- 'Z~Cst !A) TV1c SPC)I~~~~~ryiWL`~
~lA~ l ti LIf) . -T aJ J,• ? ~ 1 1 5 ~ YY M~ 1 P, rk (,T Y-RUF1',?~ `r RlllY
i
TV1AT t,v P L~ ovibGi1AL M fa14' AUt-L Y 0 THL_`~
I~ Does the prapased actson 1ie waehan the Aqusfer Sensitive Area (ASA)a The General Ser-e, Zerrr?ce A:ea7 -rhe
Prioric;; Sewzr Ser~viee Area3 The Clry afSpokane7 (See Spokane County's ASA ~7zone tLtil.sa for
boundasies)
'R D 1 E(,i Wl [ I 'RG G c) NW r, C TD K ~S tI 11LC-t__-S- ~ tivC- ~
SYS-I C- m
Spa~c:-e E nk IFl7r,P7P, E, I or~' ,::,[ce Ch ---eF llsz
Evaiuat,ori For
Agency Usc Qniy
TQ BE GONTPLETE17 BY APPLICANT
B. ENVTR4NN1EN7AL EI.FIYTE?*ITS_
1 EARTH
a General descriptivn of the site (carcle one) 3t' o1hng, hilIY, steep slopes, _
moun«inaus, oeher '
b Wha[ ss the steepest slope on the site (appro~camace percent slope))
c What general cypes of soAs are fouaad Qn Lhe slte (fvr eYarnple, clay, satzd, gra-.el, peat,
muck)} IF you know the classIflcation ❑F agricultural soils, specify them 2-ld noca aily
prime farmlald N1C. -~\Dp5~TL
cl Are xhere surface andccaesans ur hlstory of unstable sails ua the wnTned:ate vacinity)
If 5Q, deSCCTbe
N~JI 1L. lj b~ h_l hl
0
e Descri6e rhe purpose, type and agproxamas€ quararirges oF any ftlf:ng vr gradLn-
prrsposed Indscate source ❑f fil3
~.-rttAh,
f Could erasion occur as a resvlz of clearin~;, C0175iYUCL1C]Cl, or use) IF sa, aene; ally
descri6e
i c.. AJ~ F tosVa~ -0QLE-rVi~ ~.yLq~>,
t~A r14 ~iP~i1ED
I
~
r~a~•6or~~
5~nokane Enriro~rmen~wi ordi,ar~cn chcc~C)jsC
~
EvaluatiQn For
A;ency llse Orsfy
B. F-"i"Fy`(FtC]"triNTEs"TAT.... EZEMEN1"5 (Cannnued)
g tLbout what percent ❑f rhe ssLe will'be cQVCred wtth irnpervrvus surfaces afier ~roje~
canstrucc,on (for exarnpZe, a.sphalt or buildings)3
I J%J A y
h Proposed measrares to r?dsice a: canT: al erosxOn, car nEher sinpaccs ro the e.Irtka, if any
T~.N1> _B6LV~
ArR
3 L'clhat type oF eaussions zo the air would rmPz f; orn the proposal (a e, d«t,
attr°rnob1Ze, odors, indusrraal, waod smokc) dur:ng consrruczcan 2nd nrhen the prajccz
as cQinpPeeed) If any, generally descri6e and givr approumzte quanri°ties, if known
r o
A~q. [.1C.~, G [3Amuaiat/ F ~JLi ~>m E,vf E~ 44 ezT
A,)T:) L E= E f~ jo [~5F _jI , IVC) ti.fICJD[' r, rytd4~.V:-J - .taLi t~
b t1.fe :tiere :Lny off szre saurces oF cm=ssiam or vdor thar {rizy aFtecz yo'tar prnpos7-1)
Tg so, gene: all f descrioc
/VO
c Praposed rneasures t❑ reduce or coiaTrol emissFOns or othet lMPaCES LG 21f, if :ny
WY~ ~t~ P-_T r/C, L)R T~ ~rr'G CL2 U L~~DN
r o Pr a c.~ ~GI~ ~LA C~.c~ZDC l,~rti~,5
~p~'iR.'i^C E I1Cf,r3r 11Zzi 0 "1 :arii2 Cb^.~ 'ESi P.i❑-7 [7i 21
a`
o `
Evaluation For
Agencv iJse Dnly
B. ENYIP.0iYME1qTAl Ei.ENlEJT~'i 5 (Cnnc)nued)
3 '%T/A'IER
a. Surface_
1) Is there any surface wate: body on ❑r in the irnmediate vseinzry oF nce stte (including
year-raund asad seasonaY strea.ms, sa.lrwarer, lakes, ponds, wetlands)) ]f yes, describc
type and pravide names II appropraace, szate whaz streana,vr ravcr st Flows intp
AID
2) 1YIill the pro1ect require any warn over, m, or adjacgnc Lts (wizhan 200 Fees) the
deseribed tvaters) If yes, please describe and actach avaiP: ble pl=s
N0
3} Estzrrxate thc amaunt af ~11 a~d dredbe rnaterial shac would be plaecd ±n o: rer~oved
frOm surfac,e waeer or wedands a:xd indieace the area of the siFe that would lhe affectrd
Tndicaue the saurce of fl3 xnaterial
N0 N'~
4) Wt11 rhe proposal requ:re surface wacer wachdrawals or (fivcrsions3 G:vC 2 genera~
des~~lon, purpvse, and apprc~xzuaate quancities sF ~tnQ~rn_
5) T]Qes the proposal lie wsEhin a 1oo-year flvodplain] IF 50, note 3ocazian on the site
pla N0
~
Spuka:ie En1.1ron:rencwl Q:csn.nce Chce,lis. Pa-T S 0 ; -,1
r ~
Evaluativn Far
AgenCy use oniy
B EtY4qRDNtY1EiV1',r1LELEiViE1qTS (ContEnued)
6} Daes the propasal involve any dsscharges af wa.sse rnaterials ta surface waters) If sO,
descrzbe rhe type of wasze a:id aneacFpated volume af dzseharge
!ll Q
6 Ground
1) ~,~'Ji11 grorandwarer be -withdrawn, or wcll zvatcr be discharged to ground warer)
GLN~ taeral descrFption, purp~rse, and appro:csmaEe quartsiies if kno~rn
\Al -jj~ CT A) fp
V
2) UCSCCS[]e tV35Ye PT?aLed'1al xi3aC WAil Ue dl'Cii;iqed 3I1LC? Lhe g' aund fraan sepiic tan.ks or
olfizr- saizitar-y Was--
Le [rcatment faciliry Descnbe The geiieral size ol' the sysiean,
Th e I111f31bei" ❑1 h 4L15eS t0 be SCrVCd (iE applica6le), ar rh e
number af persons zhY systLm(s) are e°cpecred ta sene
Ck u 1(1N-T5 NTO V1c
Al T-T. A L
3} DescrFbe any sysrems, orher rhara those desagned fnr xhe dispasal of 53 n Jz~ ~r,aste,
snsralle~i far, the purpose aF disel~atbing Fluids below the ground suniaee (includ:nc,
syssems such as thase for ehe desposal aE starrri water ar draina,e from ~loor draais)
Uescrabe ehe rype of syszem, thcdamaunt aF inaterlal ta be d Lspased of th roush th e
system arid the rypes of ma[erials likely to f~e dispaser~ oF (ir.~iuc~in~ materials rrhir_h
may encer ihe system inadwenently throu;h spills or as a result of Fre fighTino,
acravFTSC::) fA~ U.UTY r=0 CZ
~~f=1lI~D A~eAS iR c~F TO(>~ U~Af~'~wnrE~A S~lLG
E~- C~tt, , ~7II~,~i~ cE L ~u►"~~ ~ 53. ~E~S V~ H
L E -0 us-` cJ.V i. ~ E t- !7~
Spvkatas I-nk iroilrzC- 'al 0'.:i"anez Che[Ulisr T'a~~; ~ p: ? i
1 ~
EvaIuation For
Agericy Llse C3nly
B. JEINYIR(7NIYIENTAI. FI.EMEYI°5 (Coorinucd)
4) Will any chernzcals (especaally org~c solvcnrs or peircaleum fucls) be stored aaa abvve-
ground or undesground storage tarzks) If so, what types and quaa.atiises Qf marer1aIs will
be stored)
n r (.At~ % ~,T cl Lz- L1~ _
C.LeL" LPLU).vM0--V) ~ ~s3
r ia t
T
5) "Ylhac proteelive measures will be taken ca cnszire thae leaks or 5pills oF aizy cherrucals
seored or used fln site wi11 nvt }ae aIloRred eo perralaze to ground:varec (r}us sncludes
measures to keep cbemicals out of aisposal systerrss descrsbed sn 3b(2) and 36(3)a
'V Q G 1,: r'v1 r~.LA l ~ ~t-12kF- !7
r_ Wazer Runoff (inciudinb szorm -water}
I) Deseribe rhe source of runo~ (mcludusg s€orm water) arsd :ncChod of coUection anr'~
disposa], iF aslY (fnclude quaritities, iI knvwn) WAhcre wsL flos wscer flovv) IYIsjI Ihzs
'waCer flotv into fl[her waters) If so, descrlbc
'-TsDRMwPL~
Y 5~~ PAv-r 4T) CHAiMEL iZu&oFr ZA,~-n
~ 0?) PorVp~
2} Will any c}aemaca.[s be stared, handled ar used on the sice jt: : iac.itaon where a spil,l nr
leak n-11l draln to surface or groundwazer or cra a storm zva~er drspdsal sysdeszi
dascharging to surface or grouradwater'
rvn
.i) COuZd n; as[e maters :I5 Cnier ground c7r SurEaCi vvaeers) If sc, ge :ierail}• desc:zbe
Sp ol.ano En,~ araiin,! .1 z wl 0 rd_-znce C hec:'.l-ss 10 ni ' l
il
, -ti
f r-valuation Far
A.0ency llse C7nly
$ EiV"VTRQNilRIEiYCAL F1°V1EiN75 (Connnvcd)
d Prflposed measures ta reduce or concrol susFace, ground, and runaff water impacTz, If
any (lf [h e p roposed acEiQn 1ses wi Lhi n rh e Aouifer 5ensiciWe Area be especially elear an
e!cplanatians relatina da facilaties coneerning 5ecss❑ns 3b($), 3b(5), arsd 3c(2) of r}„s
checklist}
~C,1Q&A!2wwTL:-r~. -r2 ff-iqrAr,Vf A..11o
4 PI.4Nxs
a Check or circle types Q{ ve~efiation fourac~ ora the sice
deciciuous tree alder, maple, asperi, orher
evergrce-n rree fir, cedar, p:ne, ❑;lier
shrubs
~ a
,,rass
pascure
crop or grasn
'~vet so~I plants cariail, bnttercup, bullrush, skunk cabbHge,
aLh er
Warer pl°uncs water b1y, eelgrass, rnilFoil, other
~ "her Lypes of ve~euation _ W[6aS
b Wha: k.iiid and a.rrsourit vf veaeeatiosi wsl1 be remor~cd of alterea)
_ ,I~~LL '~I ~ c= 1Z r ~,~_.rJE fl ~ ,'E t~.r L~~[7sC_ A P
~ /L' r'j&L LL-
c Llst thrcace,ned or endan;ered species knotivn zo be ❑ra ar ne:ir che site
AI A
ri ProPosed landscapsng, use aF narive pl-ants, or other
measures to prese,°~,e or enhance veaerarion an zhe sire, if any
Al~ ~
5pora-i: i_n.zztli C)rainunce Che6 'i<. ,
Page n~i
Eualuatio:1 For
_ t1;ency L7se CJnly
B. ENVTRQ1IMEN'T'F1i. ELF-mEigCI'5 (Cootinusd).
5. ANIiNIALS
a Circle any birds and animals which hade been observed on or
near the site or are known eo be on or near xhe siCe
birds hawk, heron, eagZe, nQbi Othcr
mamrizals deer, bear, elk, 6eauer, ❑zher b QMfSt'LC. G!LV-s--D0 (n5
Fish bass, salnnon, esaut, herring, sheklfish, oEhe: ~ N"Z'=.
b Lrst any xhreatened or endangered species knawn to be on or near the sILc
nI.
c Is the sice parc oF a rrubrauan rauce3 If so, esplaLn.
d Praposed measures t❑ preserve or enhance wddbie, tf any
L-6N~ ~~PTAv& ~ ~ ~ "±A-W-ED TD PROMa7E
so./v& T RT;)
6. Ei'IERGY AiN-D NAzuxaL REsar rxCF-s
a lVhat k-inds of energy (elecrrxc, nazural gas, ait, waad stvWe, svlar) -v,111 6c used
to rneet the completed pro'ect's energy neecis) I3escrsbe whecher ir wdfl bc used ,for
heaGZng, I7Z3.C1L]faCFLirifi~' ecc
~2,z E Il F- t2- &4 A N 0 AIAtu 9AL Gi A-5
`u Wauld yaur orragect affect the pocenLial use caF solar enerw by adjacent properries)
Tf so, crener1]ly describe
rvo
~
5poL:ano E rn iron me^_aI 0 r6.nance•st 47~~e 1? cf~l
f
I i f Eualuattars For
Agency L7se C7nly
B. EwiRoNtitEvTALELEVIEyTs (contin~cil)
L What kinds oF energy canservaciars feacures are included in ;l.e pla.ns of this prvposad)
Lasi other praposed measures to reduce ar conrrol ener=,y irnpaets, iF any
-
7 E1NWrR0"NiN.11EjN-rAz HEM=
a Are there asiy environmental he-alrh hazard.z, lTSGlLIdSng CSCpOSZSCE Lp IR7'1C CI°IcTCllCaIS'
rssk Of fsre and eYplosion, spd], or haxardous waste, thaf coufd occur as a resulz of ihIs
propvsa.11 IF sv, desenbe.
/vc)
I} DescrFbe specaal emer~ency servites that :ryi~hr be reytssrer~
Pr Q~_ .v r i~
Prnpased measures zo reduce or canrral enviz-arlrnent-a1
hea.lth h-Lzards, if any
N1', CoMPLr t\,AIGr G/A t L F~ R C:Gt GLAT~`c7NS
b No:se
k} What rypes aE noise e:cgs; in the area which may affect your prra3ect (iU, CYh.tl1pje
LYafi1C~ gC~l1I~fI1e31[, operatian, OC~`1eC~7
i~F~Ct_._[~7ci1 AN1E7 Tl-[L:QG ~.S
~,~T
~VhaG Iypz5 o-nd Ievels of noisc woukl he crezterl by or assoei at er' % izn 111 ti ~rL))nLr
an, shorr-cerm vr a lvn~ terc~ basis (Fcar exarrlnlc z~-zF;ic, cr~nstruct!cn, oaer~flr~n,
athe:)] L~dacate z+.l~aY hvurs nosse Wv'xld conic Frvm Ehe site
Sl~f][Z'V -TE["t M CC /J&~ ~VL`~~AL-IVdi st'
LQAl yV1 ~t"r L,+)L Gk. ~3 G
Spo re Ev :ranr,z~E-d ClrWi:;ance G'r.eck-lfr ri
~ = i
EvaIuatton For
Agency Usc C7nly
B. EeYVTRC}NiYi,EN`I`AL EILMEiy"1"5 (Cont:nusd)
a} Prcaposed nneasure t❑ reduce or eanrroi noise lsnpacz.s, aF any
--Lr% N ecL) [=e p- f~C- (:D L)r-
`T ZAF r-IL (7Ot fV--) -°D &PV1-+6Ut~
8 L.tyi+II] AND $I-IDREI..IiVE USE
a Wha~ is the currenc use oF the srte arad adjacenT properries~
I/A c A nfrt L P dt) v ~ ~ ,I rM
~.il C.0 m L ~!~15 Z
6 I-Ias the sate beera uued for agraculture? If so, describe
IIZ.~ 'v T-❑ lC AV D [.e.] L 1~-
c Deseribe any s[ructures on che sice
~r, ra► ,
d Ny"iZI anY struccures 6e dernQbshed) Tf so, whach~
c What cs riie current zonirag classifscauvn oF the s:10
~
Ev3luatLvn Far
A;ency L1se Qnly
B ENVSRC1NMEYj'AL, ELLYIEzYTS [CDrrunvesl]
f What is the current Camprehensive 1'lan designaiion Qf the site~
(-0M/V7MGT-t4L- ° fu1u~TT, PAIid`L.~
~
g TE 2pplseab1e, wh a c ss the currene s}ioreline rn3.ster prcrorasn designati an vF I lie sIte)
h Has ainY Pac-t ❑F the sate bcen classifsed as an "envsranmenially sensi si vs' arm)
Ifsa, spec~Fy
N Appa o~urnately Iaogv rraany people would resiae ar wo e:c in the complece(i project)
1 Approrum-ttely how rnxny peaple arvuid the cempleted pro,vcc d.spIaeII7
Q
lt PI apose d snc.asures t❑ auQid o r rediice displacemenE smpaczs, i f any
r+! ~
1 PrOPosed my-isu-es to ensure the praposal is cornpaEabIe warh exisiing a;d projected
I7nd us-~s in (A nlans, Lf aray
i~Lur ,~c~7 ~...r~,►~.n~ ,~~~r~ ►'~~~o~~r~ ~~T~~►~-~~,
7 0 •lr, nJC,
5pe)~ar~ 0':: '13 1ce Ch, ztilisE I'1~e ii o.` ~ 1
~
' EvaIuatsan Far
Ageney Llse Onay
B. E"VIAC}MMEyi TAL ELFrYIEiYrS (Conrinurd)
9• HDU5Ii"+IG
a Appra-urnately hozv rnany unitis wouId be provaded, if any~ Indicate whether hmh,
raz.addle, or low_income haussng
L0 kl Z//~' M ~ ►-Era cJS~',rr'~i
-SO U
b A,pprax, mazely hcaw rnany units, cf any, Rauld be elu'iusiazcri3 Lridicate wher.~ter ~ig}~,
~ddPe, ❑r LDa--]nCDme }lvu3ul~
/VA
c X'raposed measures to reduce ar control }aousing a.mpacrs, rf arLy
lCa. A~ESTHETIC5
a What js tlze ialIesi hesglit af ariy propased stn;eture(s), izot tncluding antenn3s,
~~rhat zs tihe principal eIcrerior bualding material(s) proposerl)
~o ' f
wcan
b What Eracn,s in ek:e Lrrimediaie virua:rf RotFld be a]te:ed or abwLructed)
►~,n~+~.~J,~ _ _i
c P I oposed rrie :s,,res i ❑ reduce ni cQCaLrol aeyzhe;ic amnaG.s, I r arcy
F-~'~'~R ~ ~ ~ Q. - ~.I~.C~I
~
i
Spokari z F- n, ~rc) -~_r--_1 C]r'j ni nce Clist ~ ~'°y~ ln p; ~ 1
~
FDR 5TAFF USE 4NLY
StaFf Mernber(s) R,eylewmg CheCkliSL
Based an thzs si aff review af the envrronmental cheeklise and other pertinent ui.formation, the szaf,E
A Cancludes zhot zhere are no probable signs~icant adWerse impacts and re~ornmeridsa
dezerzrunation of nonsigniFicance (DN5}
B Concludes thac grabable significant adverse environrnental impacr.s do erisz for the currenz
proposal and recammends a min~ated dexerr~aaeion o
f nonstgreiFicance with cvndicions C-,MDN5)
C Concludes thaE there are probable signiflcane adverse environrnesital irnpacts and recorrLmends
a dexerrn.inazsan of signifacance (]S)
REFER T[J FEE 5CHF7FDLTLE F'C]R FILTNG FEE $p ok- ane, En% iro:sn c -j C3rd, in --nGe C hec1,lis6 Pal'l: ? I❑€'2 I
r
Evaluauon For
Agency Usc Only
B. EWIRONMENTAL ELF1bIEr"I'S (Concinued)-
b Proposed measures to reduce or concrol direct impacrs on public scrvices, if any
NIA
16. UTILITIES
a Circle uulities currently avallable at the site e ectn ~,~atura~, ace ~ ~
ll~ervrc-e;> le no ' siucarr,_4.~r.at, sepcic ryscem, ocher Cq.liLG, TV
b Describe the uciLcies thac are proposed for che pro)ect, the utiLry providing the
service, and the general construcuon activiues on che sice or in the unmediate vicuiiry
which rtught be needed
V~.2A W~rER RnSTA PnWE2 i' C9,1'-t5 ~ VAI~Ev C~RR,3WC~
0SW.St TMPNoAlE T(-S f,Y~~LLT
c. szcrrATURE
I, che undersigned, swear under the penalry oE per)ury thac the abo ve responses are made truthfully and to the best of
my knozvledge I also understand thac, should there be any tvillful misrepresentation or willful lack of full disclosure
on my parc, the aeencv may wiEhdraw any decerrrunaaon oE non-signiEicance chat it rrught isste in reLance upon chis
checklist
Da[e. S - ' oo
Proponent __TJ LAA1D[,6 (-LL Proponen[. id- Q 4j!Y
(Please type or pnnc) G (Si-nature)
Address: 1aQC7S AV. Ft,,rt_e,d~~, TL '),r City, Scate, Zip S'S~0lL14NL Wi4 99 ~18
Phone S05 - p4yli
Person completin~ the form Tnb LpSI~~~/ Date
Phone L( (OS ~ C)Sq 9
SpoE:ane Environm_e-ical Ordmance Checkltsc
~ l
- Evaluation For
Agency Use Only
B. ENVTRONVfEMAL ELEitiIEVTS (Conunacd)
c How many parkin; spaces would the completed project h1vO How many would the
project elirrunate)
6 fA'~L tA (:k E k DR.Y~EwrVI SPN-c (NPRox y P~ UATt)(IR.
nlo Pr~c?kTn&, wVJ. M EI-1 M7~ NAf r-.R -
d Will the proposal require any new roads or screets, oi improvemencs to eVJsting r~ad~
or streets, not ►ncludina driveways) If so, generally describe (indicate whether pubitc
or private) ~Pr~l,v~U. Z3t GO/vSCC?~~-~~D rfb ~P
Dr2 c- c.-r TRL:3,Frjc-(. Tp SPR AUuC
e Will che project use (or occur Ln the immediate vicinity of),water, rail, or air
transporcation' If so, generally describe
N I\
f How many vehiailar trips per ciay would bc generaced by the compieted project)
If known, indicate when penk volumes would occur
~22n !
g Proposed meysures to reduce or control cransporTation impaccs, if any
~i~tc-T TklAFFI(_ i o SPP-p6U~
15 PUBLIC SERtiZCES
z Would che project resulc in an increased need for pubLc ser,ues (for examcle
firt procectlon, police procecnon, health care, schools, ocher)) If so, generally descnbe
N~iL~~L 1:~~,-~
i~.tr+"`i'H L'D L✓ t l 01~ Civfi'
i
i,
f
Spo kane En, ironme- Ord'n:.nce i.hec;1151
. t j-
Eualuat»ia l=vr
Aoericy Llsc Qnly
B. F-NV]F+iONiv[EiVTr1I,. ELFa~IE~TS (Continued)
c T'rnprased sneasures t❑ reduce or eoncral ampacts an recreation, ancludcng rerreatiara
opporTunitPes to be provaded by the ,projcet or appIzcanz, if any
N1A
13. HISTC]FUC AND CLFL7LTAAL PRgS£RVATSC7N
a Are there ariy places ar ob)ec[s Issced vn, ar prapvsed Far, naz,ona3, szaz€, or local
prescrvatxor, registers, known to be vn or ners to she sice? TF sv, gessesal7y descrabe
& ~
b Gencrally descnbe any landrnarks ar evidenrc of lvstvric, archaeolabical, scse'ntlfi,
or eultural importanie knvwn t❑ 6e on or ne~ to the sz;e
Al tA
c Progosed raaeasures to reduce or concrv] impacts, if any
n I. fA
14 TRANSPQRTATCC3N
a IdentiFy pubhc strz:es arad hibhways servin~ Elie sste and describe propascd acccss
to the e~ssing streez ryscer~ Shmw ❑n site plarls, i$ any
= S 6~ R 'A r.,tl , L5rt"
AJ(_ R = -.tI ovIf P(~OV~~c -rn
b Ts sire currGntly- sen,ed by publaF transic) If na;, v4hai is the apprca~e:rnace dis`ance
ID [t1e c1earE5t C; azlsPi sCt]p?
5po kare F-n,.irvnm<i :aI C7r_-'~nancet:hrc'-sisi
Pa7~ i 5 oi ~ ~
,
Evaluation F❑r
A.-ency Llse Only
B. E11fVTADNNTENTr1I ELENTEN75 [Cancsnued]
11 LTGT-iT ANI] GLARE
a 1,YIhaL Lype oF ll~ht ar glare will the praposal praduce) lYlhat tune oF day wou6d it
rnainly c7cGUr)
LI ~ 1~ i~+l St'ILt tft l-1G 4.{-tc> QJ L Tt ~ G7)
b Cauld light or glare fram rhe finished projeec be a saFery ha.:card or inrerfere w;Lh
vieEVS)
r tiYThat e-cxszing ❑ff-size sources af lzbht or gPare snay afFect your propvsal)
~11t~n11c., lL. ~[1f~.~~
a P; opased measures iLo reduce or concrod lYght and glare impx,_u, if anY
Al lA
12 REcR-E.~-no~,=
2 Wtiat desig n aIZd asnd inforrra-al rerreacional oppO nunitses are in eh e inirnec{i ate vi `iniry)
!7ARV- UVf--H4T'A1 IiV-LLL e3
6 WOu16 ehe propased project disnlace any emsung recrearion-il uses', If so, -esr;,bE
A!n
~
!I
Sp❑ I Ee ~r~.,r:.~=~r•~~;,FaI C'r:'-na,-lce C.hzc! lisr
-
~ SPOKANiE COUNTY DIVYSION OF BUILDIl... AND P N G~ j
1026 W. BROADWAY • sroxAxE, WA 99260-0050 I
~ (509) 477-3675
~
~ 3TTB INFORMATION PROIFCT INFORMATION
Site Address , 14301 R SPRAGUE AVE #008 Project Number: 00004194 Inv. 1 Issae Date
SPOKANE, WA 99206 lermit Use• submittel
Purcel Nwnber: 45143 9249
SnLdivision: RANGE Appllcant' BROWN / SIIvlP30N
Bloclt• Lot 5314 HATTTERY OWENS RD
Zomng UR 2 UrbanResidenhal-22 DEER PA,RK, WA 99006 Fhone, (509) 276-7377
Owner BROWN / SIlbII'SON Contact: Lasley, Tod
12005 N Fauwood Dr
Addrese 5314 HAT"fTERY OWENS RD Spokene, WA 99218 Phone, (509) 456-0994
DEER PARK, WA 99006
Inspector- DAN HOWARD setbaclts -Front. I.e#t: Right. Rearc
Wnter Dist
Group Name unknown
Ptoject Name•
C PERMT(s) _ - ) Lone- Pha Contrnctor License f
~
~ox~rr~, c~cxi.Is $7s.oo ~ ENGINEBRS YRELIlv1~mwl ~:s~a„ ~o;aoY
p1tEMQNpRy 28 $1,971 00 PRE-APP CONFBRENCE $56 00
LTI'II1'TiB,S (WSIDE PSSA) $100 00
Tots+l Perni1E Fee $2,401 QO
~ PAYMEIVT SLJMMARY Pxge 1 of 1 1lTOTE9 ~
PERNII'I' Procesaed By:
Pr3nted By- VJENDEL, GLORIA
Tran DAte ReceiQt # Pavment Atnt
05n512000 4128 $2,402 04
Total Fees AatomifPaid AmountOwlnr;
$2,402 00 $2,402 00 $0 00
, t
Spakane C'4unty
Puhlic Works Department
I]ivison af Building & Planning
Receipt
Receipt Number; 4128 Customer Number
p, r~eets
F'u!l
Pro ecr1►dbr InvIi~br Fee Am! ~Tnv A»ri f)wircg P.4ID An~~
ti4a(~4'E 94 1 $2,40^~ 0C1 , $2,402 40 F $2,402 D4] $2,402 aD ~
I Toral: $2,40200 $2,40200 $2,402,00 $2,40200
Miscellaneous Items,
Tatul P.iIID: $2,40240
Tender
T~+ e Check Acct Bala►:ce G'CNNbr Da,te TENDERED
Check1 1080 2,40200
Ta[ad TEIYDERLI3; 2,40200
Over f (SJtorl) $000
Chunge $000
Notes:
Tran 11ote/ Tlme• I35l251200031fi 95 PM
By: GWendel
Lagon [Iser: gwendef
Stat,foai: GWEfVmEL
Overrlile By•
Pr~ge d oj 1
Prir~ted: O~Sl2OC10 3 16 18 PM
Page I atf 1
Merrijean Gadd
Frnm: Torn Scholtens
Sent: Fnday, 5eptem6er 09, 2005 5 28 PM
To: Sandra Fiaskell, Ided Kersten, KeVin SeVerance
Cc: John Hohman
Subjec • Cvm, i~ oI~i
Greetings,
I haue asked Kevin ta inVestigate Let me know what yau fnd out and if yau want me to, I'll contact Mr Rodick
and take care flf this on Yhursday
Tom Scholtens
Spvkane Va11ey Buifding Qfficial
Frarn: 5andra Raskell
5ent: Friday, Septemter 09, 2005 5 14 PM
To: Ned Kersten
Cc: Tom 5choltens, ]ohn Fivhman
Sutaject: Camplaint on Best/Main
Neil,
I received a caEf from Rod who liaes on 8est Road off of Main Rvenue There were some new homes consfructed
within the last couple af years and there is st+ll °tubes° sticking qut of the ground fvr the utilities I drove by the site
and there are ahout 5 homes that have these tu6es sticking out R taIked t0 RDd (8ftef d15CU551f1g tf115 WItI1 IVII4)
and explained they are probably #or Qwest or Carracast I expla:ned his hest option would be to cvntac# these
oompanEes ta find ❑u! what ta do (if they can be cut, etc ) I also explained we can't cut utilities withaut permission
From the utility comparry I gaue nrm your name and Torn's name (he asked for the€rr) f#ned to explain I can try
tca do the research but it takes time to get answers He was not happy and wanted it fixed rrght then I lonked in
PLUS and the residential permits were issued March 7, 2003 (before incarporatron) At #he time of my phone calN
I explained it wasn't a new plat since #he Gity incorpvra#ed After I hung up I Ivoked in PL4JS and the property
was part of Caelen Place which John might know more about I arn not sure rf they are still in warranty oc not
I cal4ed Rvd back #o expiarn #hat at the time of ❑ut mitial call I wasn't aware it was in a prevE❑us plat started irr the
Caunty and that it may stclf have a warranty bond in the City f explained I wauld knaw more Monday after I talked
#o Jvhn You 4r Tvrra may have avoice mail from Rod Right now ! am working on getting his answers and I wifl
let you know what I find
Let me know if there as anything efse yau want me to do
Thanks,
Sandra Raskell, P.E. Deuefopment Engineer
GEty af Spakane llalley
91707 East Sprague Avenue
Spokane Valley, WA 99206
Phone (509) 688-0174
Fax (509] 921-1008
9114f2005
S ,
~o&me DEPAR`IMENT
p
Valley
41;00
April 25, 2003
Tod Lasfey
TJ Landco, LLC
1200 N Fairwood Dr
Spokane, WA 99218
Dear Mr LasEey,
During thrs mvmmg's walk thraugh mspectron of the Caelen Plat (SpQkane County Fife #
PE-1872) with yQU, Mike 5chimrne(s, DicK Thiel and me, we discussed the fvllcawing
deficiencies and items to be cvrripleted
1 Sidewalks on Main 5treet and drEVeway apprvaches throughout are tv be
installed by home builders per yaur agreement with them (please provEde a copy
of fhe agreement{s} for our file),
2 Water uaEve ta hydrant in frant of 121 Best needs to be raased ta finished grade,
3 PrvvEde topsoiP, gradmg, and hydra-seeding m swale at SQUth end of 6est,
4 Remvue fence sectFOn blacking sidewalk fa senior housing near swafe to improve
pecfestrian mobility,
5 Complete mstaflatian of fencing around swale and driveway,
6 Shalfo►nr ditchlswale in front of 105 gest will reqwre finRSh grading with minimal
slope tv dryweEi, topsQil and hydro-seeding,
7 Snme settlement of the curh at fhe 5outh end of Best was evident, whEch has
caused sarne sligh# cracking of the curb, and apparent separataan frona the
asphaft Furtner deterioratian in this area priar to the expiration of the
perFarmance bvnd will require replacement of that section of curb You may want
to cvnsider replacmg it now Irr any case, the gap between the street surface and
gufter lip must be filled with an asphalt seafant
I have also received the engineer's reparts for compactron and density of the street
construcfion The prvject os acceptable at this pamt, and yvu may prvceed with obtaining
a maintenance bvnd per our discussian Thursday, for a period of twv years frvm the
date of campletion of the abave items and our accep#ance of the pPat
The usual caVeats apply, in that we make nca guarantee that defects nat mentioned may
become ev[dent and require actian vn yaur par# during the remainder of the bond period
If you have any questivns, please feef free ta give me a call
er iy,
C
Rvbert A h~c ana d
PuhlEC Works Supt
Cc oick Thiel
CaelQn Ftle
CEty of Spokane Valley 11707 E Sprague Avenue 5pokane Valley, WA 99206
Phone (509) 921-1 000 Fax {509} 921-1008 412812003
~
FRpP3 ~ FRX HO 03 29 31F1M P2
~ -
~
ADDENDUnn ~
19
RII.Lr00
AL)L]EtdC7OM to that Real Estate Purchase and Sale Agresment dated 20 ,
hetween . ~ ~ 1~. 4. , - ~ = - -+C a, hereinafter icnown as the
~
5elisr, and here3nefter knawn as the
kn
Purchaser of the proper7nnonly
A
awn as -6- and legally descnbed as 0
~•~.y_-~_,
situated in the County o1 ~SUte ot Washingtan
5Ald AGREEMEh1T is h8r8by arraended to read aS foIlpws
SV' -.A r r 5F. ~ ~ s !f f
~
~
lbe7kd .Lf~ ITI
-
- 41,
.
) ~ ~ s A .fl~~ w i ~ ~`t S'
~ rP~~ a •
-7 - r~~ ~
~
ALL OTHER terrrss and condlhons of said F?ea1 Estate PusGhase arid 5a1e Agreerrsent shall remain the sama
THE ABQVE has been read and is agreed to by the underssgned this
day of H d-y af _bELEnWft- 0`11
~f ~ ~ C-i~~NC]Cf7 L~C.L .
OsarCh ser `J SoIler
Purchaser SelTer ~
CopYNBM 0 by SPakam AssAO[atlon oF REALTOFSO Form 5-184109
WKlTE Selling OI GqEEN Usbrtg Offl- YELLDW • Purrlisws 2rtd COW PlNK WW's Cflpy GO[D Pumhasees 1sE Gogy ,
AWA raylor Engineering, Inc.
e1'Vfl DeSlgtl e1IId Land PldnnIRg rnn~ipals
Perry HI Tay[or PE
SranPq Id $trrkng
MdrkA .4nran,snri PE
April 23, 2003 Davidc rarsen PF
Roruadd C f'aee, PE
Robert McL7anald
Associates
Interun Pubizo Warks Superintendent scon nq ausch PE
City af Spakane Valley F'ariA R 1~~~ ~SL4
' 11707 E. Sprague Avenue
RECEIVED Spc~kane Vslley! W.A 9920C Clvef FmanciaZ (fficer
L'rtwin G WQgni[d
Re Caelen Place (P-1880) I~~~ ~ ~ ~~J
Road Cranstrucrion
C:ity Of Spokane Valley
Dear Mr McDanald
This letter is su6mitted regarding the canstructian of the raad improvements to Best Road as a part of the
referenced plat As mentioned at the on-site meeting on AgrYl 7, 2043, we were previously totd by
Spakane County that they were performing alI the znspectian far the road imprQVements I]urmg the
meeting this drd not appear ta stitl be the case, hawever inspection responsibtlsty was nat determgned a#
that time
On April 17, 2003 the C]vsmer, Todd Lasley, contacted us and reguested that we provide compaction
testing for the road rmprQC+ements Our inspector, ]ohn ]nhrason, went to the site the follawing moming,
Apri1 18, 2003 and found that the sidewaPk ar►d curb were already in place and the Crushed SurFacing
Top Course (CSTG) was placed and compacted Our mspector cortipletad compaction testing of the
completed CSTC usmg a practar provided by Inland Asgha,lt as per his diseussion wath your office The
results of the testing exoeeded the gninitnuzm 95°1a evmpaction requued and the feld infoamatian is
attached The asphalt was placed and tested vn Apnl 22, 2003 During mstallatzon the asphalt
campactaon was tested using a Rice Denszty provided 6y Inland Asphalt, agam as per discussions with
your office T'he results ❑f that testing exceeded the rninimunrc 92°/0 of ihe RiGe and the field mfarmataon
for that work zs also attached with this Ietter
We were nof present dusing the aVera1P installation af the road improvements and thus cannot certify this
installatian, althnugh we are comfwrtable wsth the compactian effort perfornned at the top of CSTC and
asphalt Please revzew ttais attached infarma#xan at yvur earlaest Gonvenaemce and if yuu have any
comments ar questtons, please cantact ❑ur office
Sincerely,
TAI~LL k EIVGTNEERiNG, INC
.1o'
scotc t~ $uscn, F ~
ProJeGt Engineer
Attachments
Cc Todd Lasley, T7 Land Company, LLC
~
ias w nnissson Ave - Spaicane, wA 99201-2345 • (sas) 328-3371
FAJC (509) 328-82241 E-MAIL tei@ taylar9ngrCom
Oa/23/2003 14•46 FAX 509 328 8224 Taylor En8lneering Inc 121001
~ 11DW, lor Engiftne-erffig, Inc,
T~cY
Civil Design and Land Plarining Prindpah.
Perry M Thylor, PE
Stwiley R SerGng
MarkA Aronsoy; pE
Apri123, 2003 Davrd C Larsen, PE
Ronald G Pace, P.E
Robert McDonald
Interun Public Works Supenntendent AssodHres,
Crty of Spokane Valley Scan M Burch, PE
~ V
11707 E Sprague Avenue &anx x rae, asza
Spokane Valley, WA 99206 chietF~al offleer•
Edwui G Wqqneld
Re: Caelen Place (P-1880) Q►~R 1 v aPy
Road Construction are
o~ S'Po~
G~ y
Dear Mr. McDonald:
This letter is submitted regarding the construction of the road 'unprovements to Best Road as a part of the
referenced plat. As mentioned at the on-site meeting on Apnl 7, 2003, we were previously told by
Spokane County that they were performing all the inspection for the road improvements. During tbe
meeting this did not appeaz to still be the case, however inspection responsibility was not determined at
that time.
On April 17, 2003 the Owner, Todd Lasley, contacted us and reqaested that we provide compaction
teshng for the road improvements. Our inspector, John Johnson, went to the site the following morning,
April 18, 2003 and found that the sidewalk and curb were already in place and the Crushed Surfacing
Top Course (CSTC) was placed and compacted. Our inspector completed compaction teshng of the
completed CSTC using a proctor provided by Inland Asphalt as per his discussion tanth your office The
results of the testmg exceeded the minimum 95% compaction requued and the field information is
attached. The asphalt was pleced and tested on April 22, 2003. During installation the asphalt
compaction was tested using a Rice Denstty provided by Inland Asphalt, again es per discussions wtth
your office. The results of that testing excaeded the minimum 92% of the Rice and the field informahon
for that work is also attached with this letter.
We were uot present during the overall installation of tlie road improvements and thus cannot cerhfy this
installation, although we are comfortable with the compaction effort performed at the top of CSTC and
esphalt. Please review this attached information at your earliest convemence and if you have any
comments or questions, please contact our office.
Sincerely,
TAYL R ENGINEERING, INC,
~t"/~u~
~Scott M. Busch, P.
Project Engmeer
Attachments
Cc Todd Lasley, TJ Land Company, LLC
106 W MIS51on Ave • Spo{ane, Wq 992O14345 •(509) 328-3371
FAX (509) 328-82241 E-MAIL tef@taylorengrcom
a4I23/2003 14•46 PA1 509 328 8224 Taylor Engineering Inc 1d1002
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City of Spokane Valley
To: Mack McDanald Fax: 921.1008
From: TJ Landco LLC Qate: 4/I5/2003
Re: Netiv Bond amount for Caelen Place Pa9es: 5
CC. [Chck here and type name]
❑ Urgest x For Review ❑ Ptease Comrttent ❑ P42M RePlY O PWm Rewcje
A~`'~,~,„
. ~ . • • •
~AR
. .r a,
/or/~V of the bond estirrrate fiv m the COUMY, a copy of what I feel
~`''r' :r~ v~y~
ease find a w +
~ ' Y •
=~t r""~'~ ~y of the weekand iwo lei~ers from my bank Please rev~ew and I~
'r. ~l ~ e~
w.~
if I need to makc any chaages We will nced to meei neat wcek aud go thrt► tbis
~ '
item by rtezn.
Tod
464.3911
~
td wdz0 10 F0ez si •.idd : oN xdJ . woai
UOJ Lil/ Lf1iF1 ld: tU 2'Sid l~+g SCd @ liS: d'~t ~.L4f5J.fS~1 ill~'. 17t~.
y I
~
WM ESTNIATE
ft~ aj, ~Prt Nam= !`.~elon Phwa
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ooft: .Tu1m 14. 2W
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~ {~y~"~+~'~~~~F~~ ~ °7~~~ Y~ 1 ~G ~ r~~i ti ~S'~ „'~~1~ t~ ,..Ze~L~~•~i~N ~~r ~Z..~ t ~"'~i'
~
' . T~ A (TM~+ ~r ~ ~ 8s ~s) 2_0 ~
~
h.ts'b 1n1~t, ~ I ! ~A ~ 75
3 bhirsa3e ~ G'~ r~~ 5B~
4 Seed, ~-rfeli= ~ ~IAu3da ~e~~ S~ ~BD.~ 7?~
5 Gie~B[i~ BF~i ~ 1.~# 1.~
C~`~ 1.0 LS ~.5D4•~1
~
9,1f]8
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8 Top
9 "CXpe'9 +.D LI: $9-'00 ~ . .3,I
- 10- sidemilt 479-0 SY
.
5`Y' _3w
~'k--~ortcr~#.~
85.0 SY St.~IF 128
C~e ~~+;~+al
j;j ezovA Mot* Cw=db-- PgvWM* 88.0 LF s#.so 732
34 ~t~~~ ~s~',~~~ E1 $ A~ 1.~5Q
15 RA~ f 6'~me g C. ~
'1.9 fS
subbow $46,2U
]ear 201 ta 103 $0:11W
":0?',~
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es~fip~Yc
2 ST,~;s4a~Y
;Ed WdzQ.~o ZO0Z ST adti ON Xtii WQNA
~
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Caelan Piace Band Estlmate INoolceheet
Item C7ecrjption Qiy 1Jnit Un4t Prioe Total Remaining <ij ofdbaelc ~
Drainaqe ltems
1 Dryvell, Typa A(inc4 hackfill, ldter fabnc. frarne 8 grafie) 2 EA 2500 5000 0% 500
2 Curb Inlet, Type 9 EA 75 004 $
3 Swa4e Excavatfan Incl Haul 70 CY 8 560 a% 56
4 Sesd Fertilize and Mu1ch 3100 5F 0 25 775 140% 863-
5Clearang and GruhbIng I LS 1200 1200 0% lor"
B Grading 1 LS 2500 2-500 0%
Rvadway Items 7 AaphaGt Concrste Pavement 2anch 518 SY 8 9108 0% 910.8 ~
8 Top CoUr5e 3S5 C1' 24 9240 0°Io 924 z
9 Curp Type 8 406 LF 9 3654 DOA 355 p
10 SidBWalk $78 Slr 23 11017 70°/0 $814 .
11 Concrete Appraach 18 5Y 22 396 0% 39_6
12 Aaphaft Cvncrete Removal 85 SY 15 128 .0% 13
13 5avvcut Asghalt CancreFe Pavement 89 l.F 1 5 132 0% 13
Non-sEandard Roadway ltema 14 Relocate F ine Hy+drant 1 EA 1250 1250 0% 125
I5 Adjust Frarne 8 G rate 7 EA 250 250 036 25
Erosl o n Contrrsal ~
16 Erosion Contra! 7 L5 1040 7040
Sutrtotal $ 48,285 $ 79,915 ~ b
l ~
Subfatof, including 3% f~on fram y*eer 2801 tc 2003 $AS.'V 03
TdTAL, kNCLUD1fdG Ml1LTkPLIER O'F 1.10 $64,000
ru
m
m
Inspectlan w
lnspedion 2 5TA 500 $ 1,UD0 100% CS)
,m
TOTAL I IVSPECTID131 $ 1,000
w
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January 2$, 2403
5pokane Gounty En-gineeerrss
1026 WeSt Bzoa.dway
Spokane, WA 99260-0I70
}Zc T 1 LaridCD, Z.LC
12005 N FdIIVS+ood Ct
SpOkSil6= WA 9921$
Letter a f Crcdit Numbet 89
The abave refercnced Lettsr of C'redit has autamatically extended wpthaut amcndiuent for
an adciZtional penod of one year per the 5peci,,t Conditions outlmed in that Letter of
Ci edit.
If you have any questians abaut thls please cantact me at 468-4655
'fliank you,
Donna i]aw
Credit Analyst
,r•
95D6 N 1VeAvpo't I t wy, 5poka*+.&, WA (509) 4 66-9619 .
~ett~r Bankvrrg.
Pd wdEO T0 2002 sT add • aN xUJ woaA
° r ~~~canwea7t
B~
,
.r..I
~ HUCEVtCABLE sT~BY LLTTER oF CREDrr
.
1 Mite: aanuary 2.%2002
spokane raimmty &nMeers T.L Landcu, LLc
1026 Wes# Bmadwsy 12045 N Fairwvod Gt
Spokane, VVA 99260-0170 Spokooe, WA MI$
(50)"D-3148
~ Lebter of Credit Nvmber' 99
' Expiry l)at~ 7an~aty B3, 2003
i ()Ill' CWmteaS Preotly 1.Ueated A&~9506 N.Newpml Fiwy.
S
~ Spdme, WA 9921
~ Am awzt $5530W.00
~ No# ezcaed'nag US Df3iars •"'*iiy Rve lhoussad UoIlars snd 00/100*** , .
I iwaized as fDilaws-
~ Roadway ImpsawmzM: $54,000.130 ,
} Nst mooe6n$ US Du11ar& "`FiftS' Fcxtr '1hauumd Do11ws and UlTlI00"*
~ Rftdwsy tnspeefin• $1,00000
F P4'ot ex=dmg US Dallads **Onc'lhmsmd DalIars and 00l100***
~ V4'e ha'e~y msre this irrevocable =udby ieftmr- of cavdit fu Canlea Piwc;, svagable by yuur dmft(s) drasvn
~ on us snd aoaompanied by the fol~owing documentc
I } A signed statsiteEa fronn ft Spoksne Comty En&eet's {HI`ice reac1~g mctly as follows -i, the
u$dmoed My au~mized rqrmotef" of the, 4akme Coimty EngneWs C3ffir,e, haeby
ou`tify thd tbe dral drawru tuadga' ffii s Lxawofoedit rqzwe&,, 3he =quat af'mwrte}+ required to
c=glete ffie insffiUadon afxoadway imWov=eMJs inrluiag gftft, gravel, Favng, =bs,
sdeuatks, sWun drakage, &3inaV swalcs, mOnwmts, sk-ed signsy hmix=00, congruedo►
Cn&ecring midfor oRber wcrk as is incideuW $nd selated dxerm ia =oa'danoe wiffi ih$ drawings
9nd %mc&cAtians as m$mfted #a and Woved Iry ffie Spokane Cnwlcy En&m's ()Mce m Jute
~ 4a 2001.
~ 2) De ori,ginat ofdiis Lamr of C'redt
I This Psge 1 fvritig an int~ part ofLetter af CMit Nv S9
rr~
1'1 _ y _ A'~ _ _ ~ •
sd wd~a la ReOE sti add ❑rv xdj woa~
f
J
s O PUBLIC •
p DEPARTMENT
Va Hey
4;0
Apnl 9, 2003
Tvd Lasley
TJ Landco, LLC
1200 N Fairwoad f]r
5pvkane, WA 99218
HB Tvd,
I very much appreciate the spirtt of cooperatian and campromase yvu dispEayed
widh the existing residents of Best Rvad, I think the solutians we came ta were
fiaar and reasnraabPe. As Iunderstovd the vutcome, yau wvuld he pur'suing
se,parate bids fvr the dnveway approaches at the Parter's and the Radriques'
residences, and arranging to split the cost wi#h the property pwners
Errclvsed is the dacument we dfscussed, #hat conveys the drainage easernent,
and presumably, at least by implaca#ion apprcrves the cvnfigurafian of #he swale
a# the end of Best Fiaad
We've talked with the Frre Marshail, and he wall be proViding us a letter fvr our
fdes, QfFicially stating that the access fram the end of Best Rvad rs naf required i
will fQrverard a copy of that lefter to yau when I get it
I have the coracurrence of the Cr#y Engineer that a shallaw ditch draining to #he
drywell already in place m front of the IPorker residence is an acceptable and
safer alternative to #he swale praposed in the approved drawings I'll talk wyth the
cantracfar an-site this aftemovn about making that change
I vuifl afsa be cvntacting Whitewater Cvnstrucfivn fo discuss the rtaeans by which
they intend tv effect a cfvsure of access tv 6est Ftoad frorn the south
Thanks again for meeting wc#h me arad ►►vith the residents If you have any
quesfavns, pfease feel free tv give me a caff
ce ely
~
Ra4er~ A IVfcb naf
Public Wvrks Supt
City of Spakane Vafley 11707 E Sprague Avenue Spakane Valley, WA 99206
Phvne (509) 921-1000 Fax (509) 929-1008 41912003
~CITti6d
~ PUBLIC ■ ■
;0*%1ky
1'1pril 7, L0U3
Red ❑iamvnd Cvnstruction, Inc
PQ Bvx 14806
Opportunity, W►4 99214
Re Caelen Place 5ubdivrsion
The purpose of #his letter is to pravide Fied aiamond Construction, Inc with legal
authanzativn to continue work on the subject subdiVision, as described in
5pokane County Permit # 02-EKQ 167, under terms and co nditions identical to
those contamed therein The City of 5pakane Valley will recognoze the Validity of
the preVivusiy issued 5pokane County permit for a period of ninety (90) days
frnm the date of this letter
The applicant, an authorrzed representative of Red piamvnd Cvnstruction, Inc ,
indicates by his signature cvuntersigned on this dvcument, agreement #o the
obhgation of that comparry for reimbursement to #he City of Spokane Valley for its
mspectian and review casts refated to this project
The applicant alsv understands that bond and insurance documents naming the
City af Spakane Valley as an additivnaa insured must he an file with the City prior
to continuing work on this proaect
If you have any further questivns, feel free to contact me
Sincerely,
Richard R Thiel, P E
City Engmeer
City of Spokane Valley 11707 E 5prague Avenue SpokaneValley, WA 99206
Phone (509) 921 -1006 Fax {509} 921-1008 4/7r2003
~
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~
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City of Spakane Valley No.
Fublic Works Actian Farm Subjeet
el
i
CalllCantact ReceiVed by: M
Date: 43 ~ Tzme: ~ A7-Y)
- - ~
Ca~lerlContact Name. .
' Address: _ P 11'S
PhQne:
'
, Issue: JJI~YI ±1 ~ ~
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Failow-up: r
Date; By= ~
Action:
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Ca11 Back: '
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Attachments: ,
A Fublie Warks Action 1Faron 1-14-43
04109l2001 14 19 FAY 549 328 y~y'TaYlor En81neering Inc 10001
N~~ TA~'I~'iR E+iCiIlVP.ERII~]G, ~C
~ C[vllDrrSn mrd (1awPumog
We3I 106 Nfi53lOI1 AV~ ~~SMrFTAL
5poksne. WA 9920 1
VoicePhone (509) 328-3377
Fsx (509) 329-8224
Tp Ed Paray, P.E. Date: Apn19, 2001
Spokade County Engiacers
Faar (509} 477-7655
Phane. (509) 477-3600
Frvm Mark Awnson 15r,oti D4 Bv.scJa
Re- Caelen Place
Messagc coa5is#s vf 2 Page(s) zncluding vover sheet
Fvl1ow+mg this fax is acopy of aporticm of the plan and profile tthaa# was completed foar the
refemeed Project ~~e re►new tlus qn regard to 4he swale on the sautheW side af the
cud-de-sac as per our discussioa
P1ease review the a#twhed i~~~~n at yvut earliest convemence aQd 1et us knovv how
we shnuld proceed Wc appreciate yow m-%qew+ on thxs
Tbanks
S401
Cc• File
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~ 70P OF GRtlFE EL 201&60 sEE cOVER sHEEr FOR IDErAIL ~
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11PPROACH 14S PER SPOiCANE j~ ' ~j 9 ''oa '~a~~ a~~•~ p ~
CWNTY SlD. PL.AN A- 7 6
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MP OF (RA'M E1. 201&80 CAELE-M fl..ACE
F1RE HYIDRANT REL3CATON INSTALL 5T11
NSTAll GRASS PERCQLJ11'EON ARFA g`EE SFIEET 3 RAMP A5 PE
SOT= 6,. 2018 30 - END CMGiE I SDEWAI..K JIT SOM S'tD. PLRN A
BOTMM AREA m 891 SF. PROPER1Y 1.1NE FOti LOT 11 OFFSET 1!S 19
5fE O?11EA SFIEET FQR DE7A[L ORYWELL FR,a
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~ IySTALL CUFtB INI.ET lr1'PE I AS PER
SPOKAHE COUNTY STD. PLAN "
v ea n' &T r nw RnmT R S1'A_ "79
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'~,~rVrmvG vF '.d' PO~r~YI■E ~i~!'~1■ 1 i ,~r~w~r~ EN471FrGGR
IIAIAIL: 1116 W. BROADWAY, PKW 2 i SPOICANE, WASHINGTON 99260
PERMIT OFFICE: 10215 W. BR(?ADWAY AVE. {509} 477-3600
PERMIT TC] PE~FORM WORK [JN CUIJNTY RaAa RIGHT-OF-WAY
10/31i2002 pERMIr # 02-EKQ167
R€D DiAMOND CQNSTRIJGTiQN, INC 3
PCl B+OX 14806
DPPIJRTUNITY, Wla 99214
(509)922-6674 (509)993-2249
THE APRLICANT HERESY pPPLIES FOR PE RMISSIDN TD
Cti7N5TRUCTIc3N SLlB❑IVI51O' MAKE 4 SEWER MAIN TAPS ON MAfM AVE, APPR0X 10X20
FOOT ASPHALT CUTS, 2 SEWE MAlirh TAP s N BEST WHIGH 15 GRAVEL INLANd TQ PAVE SAME WEEK IF
ASPHALT C]N MFIIN AIIE CAN IVfJ'i' BE PLAC €d PCR WSDC}T SPECiFICA7iC?hiS TH EiN U5E CO NCRETC IN L!ElJ
C]F PAVlNC,-E2EMa1fE IN THE SPRiIdG ANp PERMANENTLY PAVE IN THE 6VEW SlJBI31UISION ROIJGH AND
FINE GRADE, WATER, SEWER, STORM aRAINA[;E, GURB, Gl9TTER, SIDEWALK, TQP COUF:SE AND ASPHaLT
PAviNG
~ NO CUTS ON COIJNTY RDAL 5 W ITW ASPHALT LESS THAN FIVE (5) YEARS OLD ~
~r WSDOT CUtd WERTHER SPECIFICATfONS APPLY FQR NEW CflNGRETE AND ASPHALT WITHIN THE ~
Si1BDIVISION
w
DATE WORK Tt3 START 9110412002
THE ESTIMATED 7lNtE REQLIIRE❑ FOR COMPLETION C]F THE ABOVE WORK 15 180 QAYS INHICH THE
PETITIONER AGREES YO PROSECUTE W IZH ALL DILIGENCE AryD SPEE❑ WITH ❑UE REGARD FOR THE
RIC;HTS, ItiTERESTS AR1D Ct3NUENIENCES OF THE PUBLIC
PEFdMIY FEE $10 00 fNSPEGTiQN FEE RE1M6lJRSED TC]TAL 81LLED PRID BY BILLEO
A 8ONb IN 7FiE AiUIC3UNT QF $10,000 00
15SUECl TC] RED ❑IAMONL CON5TFdUGTIDN, INC 'IS FtELZIJIRED TD INSURE COMPLIANCE WITH TNE ABQ''+IE Cl7NDITlC]N5, SAID BUND TO BE KEPT IN FULL
FC3RCE AsNp IN EFFECT FOR A PERIiO❑ aF 2 YEARS FQLLC)W ING CDMPLETION OF WOFiK AUTHOF71ZED BY
TH15 PERMIT
Tl-{IS PERMIT SHALL 8E 11'OID L1NLE55 THE WORK NEREIN G❑AETEMPl..ATED SHALL HAVE SEEN CC}MPLETED
BEFORE D5!(]3J7~003
Appficar~t furfher agrees to pe orm the work in strgct compliance with Spokane Cvunty Standards Por Road and 5ewer Canstraictian,
Spakane Gounty 5tormwater Management [auidehnes and the Spokane County Code Addiiionally, thss perrnii is subject to a!N terms,
conditivns and proVisiona written ar printed on any part of th(s form The applicant states that he Mas read and will adhere to 4he general
provisrpns applicable 4o permits Contained on the reverse side of this farm The undersigned guaranteas that if the backfilf, street
surfacmg or improvement fads within twa years from tha date of final inspectipn hy 5pakane Caunty, he shall pay the cvsf of Yhe County
far makmg repairs or restvration of the roadway and imprauement5 In cQnsideratian af the grarrfing of thi5 permit af is agreed by ihe
applicanf that the Cownty vf Spokane and any officer ar emplqye e thereaf shall be saVed harmless by the applicant from any ha bi lity of
respensibdiry for any accident, lassor damage to persons ar property, happernng flr occurrmg a5 the proximate result vf any of the worlc
undartaken under the terms fl[ this applicatian and the permit ar permits avhioh cnay be granted in response thereto, and thai a!1 0f said
Iia6iliYies are hereby assumed by the appficant It is fWrther agreed lhat if any part of this installatian interferes with the fufure use o€ the
highwap by the general public, it must 6e removed rsr retoCated as designated Gy the Counry Engineer ai fhe Bxpsrr5s of the applicant
@r hi5 suocessor in interest
5lGNED
INSPECTIZ7N REQIJIRED - 48 FiaUR NC}TICE REQUIREa
Call Inspection Office 477-3600 to nvt when work begins and schedule mspection
CC)IJNTY ENGINEER
gv aATE 1 D13112O02
ft is the responsi6dity oF fhe applieant testify all utdities and private properry awner5 when such praperty is liahle tta injury vr claPnage
thrQUgh the perlormance Qf the a4vva work and the appltcanf shall make aln necessary arrangemenis relative tv tha protection of such
property ancifor utilities Traffie canirol signfng and 4amcades shall be furnished by Permittee in stnct ccrnfarmance with "Manual an
Urnform Traffic Gontrol i]evices" Thss parmit must 6e suadable on the warbc site and ss Valid vNy for the dates shown $6ove
UTILITY [7AI[v1A€;E IS COSTLY - CALL BEFdRE YQU DIG - 456-$000
IN5TRlJGTIONS FOR A'PPLICANTS
i~
Applicants #or permi9s to accupy county praperty wrth ut1E3Ties, vr holders of granted iranchise nghfs contemplaUng work upan, along,
❑ver under vr across any counry rvad bridge, wharf, frestEe putalic place stree4, avenue flr alley on praperty in the County shall firs[ file
with the County Engineer his or theis appficalion to do such wark
5uch appiicativns shail be ir, triplicate and accornpanied by drawings, also in tripiicate if required by fhe County Engineer orawings
shall be to a working scate showing positidn and 9acatian of work, narrtes rsr numhers and +midth of roads, streets, etc , shawing their
Iocation in plats, ar subdivisivns of sections, tvwnship and range show3ng the relatrae positian of such wark to existing utdrties can-
structed, Iaid, installed or erected upon such raads, streets or pubhc places
The appficant shall specify the type of consPrvction by submitting plans showing the class of material and 4he manner in whieh ihs work
is tp be accampltshed Alk sueh materEals and equiprrtent shall be of the highest quality and the manner of excaaatian, fdls, c¢rnstruction,
instailatdon erection of Rempflrary structures, traflic turnau4s, road obstruction, barricades, etc , shall meet with pravisions of the Cfluniy
lltibfyAccommodation Poficy {6NAC 136 40} and shall meet approVal by the CaunEy Eng€neer 5igns, barricadBS and traffic cvntral in the
uacinity of the work shal6 strictly cvnform fa provisions of "The Manual on Uniform Traffic Cantrol C3evices to Streets and Highways 'The
appiicanY shalf pay tv ihe Gounry a!I costs of and expenses {rrcurred m the sxam+natiorr inspectian and supsrvision of such wvrk on
acaount of the gcanting of sa3d permiis
The actual location of the wark tv be dane under this permit, r4s depth below or above sur€ace vr grade ai any County struciure road,
sfreet, avenue, alley or pu6hc place shall 6e approbed by the Gounty Engineer before any work shall 6e done by the petitioner
PEIRM1T GQNQITIQNS
1 T'he applicanf designated herean as thB °grantee" his successvrs and assigns, shaEl have the right and authorrty to enter upvn ihe
nghf of way of the Caunty mad, sfreet alley, pu4hc p1aee or siructure as kndicafed on the frorai of this furrn, tar the purpose of doing
such wvrk as applied for and apprvued 4y the County+ Engineer
2 The location, type of work, matenals and eqwpment usecf, manner of erection or construction, safeguardEng a# public trafftc dunng
wark or aFter doing same, mode of operatian and rnanner of mairrtenance of project pstitioned for, shall be approved by?ha County
Engineer prior ta start of wvrk and shall be subject to the Enspecticrn of the Counfy Engineer sQ as tr assure propee c❑mpl€ance
with 1he terms of fhis permit
3 The grantee shalV commence wvrk wiShin one (1) week aiter the grantEng of this permit If at the end of stated cs5mpfelian dzta ~
grantee sha4 have nnt compfeted ths instaliafion then the rights heretn canferred shall cease and terminaYe Grantee wdl then be
ohhgated to apply for a new permit Ef warfc is not accvmphshed within alfoited working days ,
4 The grantee shafl leave all roads streets, allBys, puGlic places and 5tructures a#ter insiallation and operatron or removal of utiEEty
in as gvod and sate a candifian in a!I respeGts as same were in Gefpre cornmencemenY of work by grantee
5 In ease of any damage Ya any raads, sFreets, public places, s4ructures, or puhlic property of any kirtd on accauni of satd work by !he
grantee he will at ance repair saEd damage at his own soEe cast and expense
5 The Countp Engineer his agents or representatives may do vrder, or haue dane any and af1 wor3s cansiderecf necessary to restare
to a safe conditian any street, alley, pubhc p4ace ar structure which is in a cvndit3on dangerou5 to a Isfe vr property resulting fcvm
the Grantee's facdity or its in5ta!lation a5 permitted herein and upon demand Fhe grantee shall pay ta th2 County ali cvsts of such
work and rr:atarial
7 If at any time the GQUnty deerns if adVisab{e kfl widen grade regrade, plank paVe Emprov2, alter Qr repai r any road streat, public
place or structure the grantee upon wntten notiae by the County Engmeer, his representative5 or agents will sf hEs own sole cast
and expense, raise, lo+rrer change, move or reconstruct such installaiions to conform to frie plans of work contemplated ❑r
ordered by the Caunty
S If upon written notice py the County Engineer the grantee fails to relocate any portion vr aEN ai ihe project as granted under this
permit, the Cauniy, it5 agenfs oa representaTives may da any work at the cast and expense of the grsrotee, and a!i costs to remaue
or reconstruct same, shall be borne by the grantee
9 AIB such changes, recvnstruction vr relocaticrn ay the grantees shall be done 3n such manner as will cause the least mterFerence
wiih any of the Caunty's wark and shall be subject tv the sarne provisiaras which cvntrol an arigmal installativn The County shafi
in na way be heEd liable for any damage ta the grantee by reason of any such wvrk 6p the Counry, iis agents or representatives vr
by the exsrcise of any rights by the Coun4y upon raads, streefs, public places or structures in quesfion The grantee shall haue
#wrenty-fQUr (24) heurs writEen natiee by the GaunCy Engineer Qr hES representa[iVes or agents a# any blasting contiguous to the
graniee's permit rights in order that he may proteof his €nterests
10 This grant vr privilege shafl nat qe deemed or held 1v be an exclusiVe 3ranchrse, nor prohibit ihe Caunty frorn granting ofher
permits or franchise nghts of Iike or vther nature tfl other pubhc or private utilities, nvr shall ri prevent the Caurr[y from us3ng any
of its raads streats, pubhc places for any and all pubhc use, or aHect its rurisdiction aver all or any parP of ihem
11 AIE ihe prraVisians conditivns, regulations and requiremenfs herein contained shalV be binding upan the successprs and assigns of
the grantee and afl privileges of tha granfee shalf ~Inure to such successars and assigns as ii they were specrfrcally mentioned
12 The County Engineer may revoke, annul or termirs~te this permit i# grantee 4ails tp cvmply with any or aIl of ets provisions, requirp-
ments or regufatians as herein set iorth or thrvugh w311Fu1 or unreasona[ale neglect, fads ta heed or Gomply with nottces given him
Qr rf ihe w❑rk herein permitted is not instafled or pperaterf and mairetained En coratormify heeewith or at all
13 7he Board of Cnunty Commissianers may at any time cMange, amend modify amplify 4r terrrrinate any of the condiiivns herein
enurraerated sa as to cnnfvrm to any state statute ~Or Gounty regulation peRaining fo ihe public w~3lfare, safety, heaEth ar highway
regulatians as are vr may here3nalter be er~acted„adapted or amended, eic The goard may termirrate this permit i( grantee fads
to comply with any such change5
14 Grantee by accepting fhis perm3t agrees tv notify and check wrth all utdFties regarding their installations before commencing werrk,
lvgether with privaTe property owners when such praperiy is Iiahle ko injury or cfamage ihrough the perTarrnance of such work, and
the applioanl shall make all necessary arrangemenis relat€ve ta fhe proiection of such praperty andlor utdities
15 In aecepting this perrnit the graratee, his successors and assigns agree tv pro4ect and save harmless the Couniy from all clatims,
actsorss ar damages of any kind and description which may accrue ta vr he suifered 6y any persnn or persons, corporation or
property 6y reasvn of the per(ormsnae of any such wnrk, character of materials used or manner of instaflatEVn, maintenance and
operation ar by the impropsr accupancy of righf oI i way Qr puhlic place ar puhfic struciute, and in case any such su+t vr action rs
broughi against said County far damages ari5ing ~0nui of or by reasan of any vi the ahaVe causes the granfee hfs successors or
assigrrs wdl upon natice to him or them or commencement crf such action defend the same at his or their snlg cost and expense
and wiEl fully satisfy any judgment atter the saE[I suit ar activn shall have finally been determined it adWersely ta the County
I~
r
Yrojcct 5tatu5 Acuvc ENCTNEER} S REVIL W SHEET
As k3iult P1318 Recwved P]at5 F1le PE-1472 -04
Raad I'lans rlp pi oued C4rnpanicsn f iles
New Haad Staridards 5-15-95 Aalylar #
Itelaltd Fi1es
1[cacuig Buildi ng i}ept
14,cl1]11Ul ltcv10v 06lI5l2000 (]3 UO
d'reiimmary 1Zeview "I ype f arge Lv~ ~ B1dg 5quare Feet
3Jate Receiued 0513012000 M1Ia 3-o1s 2$ NQ Acies 4 77
Prra3GCt Name CAELEN PLACE
Site Adclress W.AT]AyiS, I' 13E;fi I, S NkAIh', N SI'12ACUC,
App[icant Rangt-Township-Sr.ction 44 - 25 - 14 1'ARGEIy(a) {first 20}
fvd J Lasley Canciitions Mailed 451439249
Fioaci 7_one iVo
120QS N Fjirwceo[i I]r Water 5aurce I"ublic
SPO1ClsNL Wt! 99218-
Scwcr SourGC i7uh13c.
Yhaile Sehool ❑ist 356
(509) 465-0994 Fire l]ist I
!'hane I)ist L15 41'est
Fng 13d1mg pNrncr
Tnd J Lasley L7avid &Geargta Plall
12005 N I^airwood Dr 510 L Yanoramic llr
fiPC1KAAdE, vJA 99218- CAMANC] 3sLAND, Wtl 98292-
5ic s ti Gyoe
Phone
(50()~ 4650994 Lawrcnce L LemrWebc.r
IAYLCJIk ENGINL•'CkfNG INC
106 1N Missiun, 2[]0
Signed Name 1 OD J LRSLEY SI'❑KRhC, Wr1, 99201
13uileiirig f'h 477-3675 1 PlanningPh 477-2205 C6ntact JAA'tE5 RICFIARE550N Phane Fax
(509) 328-3371 (509) 328-8224
Qate 5ubinztked Llesceiption Irutials
FngNeed Tc,chn iially Cainplclc L•'ng N ced IIaivard Rd Mi li gaho n
Eng PJeed Drainagc Ylans d Cng 1+Ieed Traffic Analysis Eng Need Clthcr
03l2312000 - Eng Agrec I'ay Fces Reccivecl Eng Final T']at 1'ees Completed ~
Capy to Aecaunting
Eng flgrec Priarity f-ees REicived 05l2512000 Cng Prclim Plat l"crs Compteted
Nut~~,~ tu Publtc, l Notiee ia Public 4 i 3 4 G Cninplcted - ar Ncc:[is ro 6t, s+gned
~
Design L?eviatian 17ates (137-Qut)
1o quantics t37r-
tlratnage item ealeu1ated
Heanng T3arc Deejsjon App _ I7en y Corad - Appld BLC ~
Appealcd Rn BCC Decision APP - Dwn - Goncl _ elpEald Couit ~
r1ppealcd tO Court l7ccision flpp - i7cu Cvnd _ tlppld
5tamped Mylars to Secictary (Sandy)
51amped 20$ Z-ot Ylsns to 5t,crelary (Saridy) Y T l
A
r - - - n
- ~ ~
. . . 'L:~ R~ ~ " " • • ~y p - _ , - ; • ~r~'~y~`~,~ ~ ~,:r' t
Pro]c,ct Staeus alctlVc ta \ G~'~1 ~~~t 43 REVIEW SHEET
- M BuitCl'lans Receiveci P]atS FIle P{'^1872 -oo
Ab~~d f111os APPYaVOO
Conipaiyaeti, !'ilrs, P13171:-4004-p0
Relaied rqles.
F~Cfiri~ ` - r"r , Q91O12060 01"30
; 13411Idi7ig Dcpt
`I euhhi~sil ftviewA 66I'I7l2 0-0 4 0300 1'ielimin4-ty Ci.lvh~vo TIYPa ~ Large Lot ~ DItig_~q~~~4~4~},+~,=,.•,.
Dace -kj-,Cwva& 0513012400 ' - , No Gn-w 2$ 40 -A-hM.S'
PEaj~~f N~ing C~IRN ~LACE
5ice Addiess W clDAms, rs, BtST, ~ MA'TN,1d SPTtAG LIr-, ~ - -
r
r►,pp7icl-rt - ^T _ - It~i~~e• 1'a~ai~~I~Ip-5e~~~n; 44 - 25-1d ~~'i3~t ~f~~
Tod I I~asley ~ ncli iions ~iaI led: f~Q ~35L~139249 _
lTibfld Znne 70 -
t?,00S N PatfwjvW Dr Mrater Souvice Publtc
- ' SISfJKANIP,WA 9921$- , -
5ewer Soisree k'ublac
P1l4ae ScficolISisc 356
(509) 465.0994 i tre Drst l
Prione Disc U5 West
'F ug 6rRung Ownuc '
Tod J LasRy David &Gevrgia F'latl
I
17005 N harr4voot] Dr S 14E Panaian;ic' Dr
SPC]KANC, lYA 4921 8- CAIv~ANC7 iSL.aND, WA 99292-
Plionv Swi vuVur
(509] 465-0994 Lawrerlc$ L,
°I'AYL~~ ENG1NUMOINO
Svgned Name 'POD S LASLCI°' SPOKARB, WA 9920) . -
Builtiing C'h 4,77-3675 f Planaing Ph, 477-220 C4ntact JA"RTChIARDSQN Phor~s ru
~ (509) 3M3371 (549) 329-8224
Datc 5u~~nLitod' Descripttori
~~g iNced !'echttIoaliy Complete lung iNeed 'Claward Rd Mlttgata4n
Eug N eed Dt ahD g~e P lan5 0611512000 EngN eed TraL'Fac tlnatysis Pttg Need Other
45123I3000 ;'hg Agree PayFees ReEe i ved j Ctzg Fitxal F'i,4t Fees Cornpteted
- UrigAgtee Priaruty Fees Rvceiv4tf 4512^124A0 13ng Preltr~ L'laS F~ees Corr~plat€~~i ~~A~T to cl~~c~untid~ ~
. - ~
f f' Natlc.e to Pcbljc! N9tVice ta Piib1io'g l 3 i4 [i C.ompleted -or iYecdS to bc sayi3id ~
Deszgn L7evqh= Datts (ID-C7ul)
i 1 1 1 1 ! l ~'Y
~'aquan~i~3,'~,r-`
- , - dtainagafkeaa~oakw' kitm _
Near,ng Dua Decrssor~ ApR - Den - CQnd - Appid BCC
-
u A ppea14d to DCC DeCisian ApP - Dort ~ Cond ~ Appld C9urt
_y 4 , . Appealecl to Court Decisign -ApP ~ Dem ~ Cond ~ ApPld
~ ~ . 8 tamped My1arS ~fo ~ errtx:ca~ (S ~(rid y)
8 taMped 2G$ Lai k) ian9 rb 5ccratary (5a ndp)
~ - ~
~
PRELIMINARY PLAT aF
CAELEN PLACE
.MAIN A4EVUE
LocAro ir+ n+E 5 E 1 Ja , 5 w 1/6 OF ScC 14 T25N R aa wM
~ SPOKANE COUNT( WAS}lINC74N
. .T~-M~s+xnr ry~ f • m°`t 3aw
1_~ mm y~ h u'
S~ is/ sr 1! ~Aerem~.r.. n ~
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pPoWZ A0.
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