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28078 PE-1852 ENGINEERS REVIEW Ca,«eled Fi►e ENGINEEIZ' S REVIEW SHEET Date Filed Date As Built Plans Received Date Road Plans Appraved TR PLAT FILE # PE-1852 -97 New Road Standards 5-15-95 Niylar Companion File /t: Hearing Date H Time: H Number: Related File Technical Review Date: 01/0811998 TR Timc: 01:15 Building llept Review Date: R Time: R Number: TECH REViEW #f - Dale Received: 12I15l1997 Kc:view Type: Large Lut Ir-_ Btdg. Square Feet: No. Lot 7 No. Acre 3.24 Project Name: STRAWTHERS ADD Range-Township-Section: 44- 25 - 33 Site Address: E DISHMAN MICA/N 40T[I/S 38TH/W MOFFITT PARCEL(S): (first 20) 'A131Wtkant Nan'►o,,;, SWWTHrR, CHARLES & DONNA Phone (509) 467-7581 45332 9106 45332.9140 Applicant Address: 16326 N CASTLLF3ROOK LN f hone 2# SPOKANE, WA 99208 Flooci Zone No Water 4 Sewer 5 School 356 Fire l Phone US WEST Date Co►xii[ions Mailed: Billing Owner: STI2AWTHER, CHARLES & DONNA Engineer LAWRENCE E BENSON Acldress: Address 16326 N CASTLEBROOK LN Company J PAUL RAMER & ASSOC SPOKANE, WA 99208 Address: PO BOX 18779 SPOKANC WA 99208 Phone: Phone: (509) 467-7581 Phone: 509-467-5261 Fax: 509-467-5262 Signed Name Buildin~ N 456-3675 / Planning f{ 456-2205 Contact: NRANCINE SHAW I)a tp. Sihmi_ t~ Qe:sc_ r ~nilia s DATE TECHMCALLY COMPLETE [Drainage Required] " • [Other -Driveway] 01/08l1998 DATC NOT TECHNICALLY COMPLETE J' 2' DATL' PAY FEES RECEIVED DATE PRIORITY FELS RfiCEIVED COPY TO ACCOUNTING A(I-L FINAL PLAT FEES COMPLETED AND COPY 'I'O ACCOUNTING NO'I'[CE TO PUBLIC / NOTICE TO PUBLIC #f 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED hI-Out N1 In-Uut 1/2 In-Out 1!3 DESIGN DEVIATION DATES IN-OUT In-Uut //4 In-Out #5 In-Uut I16 BOND QUANTITIES FOR DRE1IIVAGE ITEM CALCULATED DATE BOND RECE VED BOND AMOUNT RECEIVED j/-/V-VL VVD DATE BOND RELEASE - DATE BOND REDUCED BOND BALANCG Iiearing Date Decision Approved Denieci Coutinuecl Appealed BCC Approved Denied Appealed to Court Approved llenied Continued Final Prujec:t Status STAMPED MYLARS TO PERMIT TECIINICIAN (SY[.) STAMPED 208 LUT PLANS 'I'O SECRLTARY (SANDY) , P 6zib,4 Aec. P L~,~cac~-~v Td~O 6444- s v2 ~ , ~ ..en,t. ~ ~a~,.c:~.~•-~ v ~~~-~a S~~-t~. V t LVJ Wl -1 l - IrplikkI&vAQ :++r'1ek- ~ ~L_ ~Flk~ l~ ~ l~ ~ ✓ ~ ~ C~> L4 "Yl. u 6 Id L. v t\aLNJ C~v AA- ~ lt ~ 05 Z `W &.Okc/ 1[1 Oi ' Pre}ecf StatuS Active Eng`1~~eer's Review Sheet - As QuiI't 1'lans IZ.ecelved _ Plats 1Fde PE-1 $-52 -97 ' Road Plans Appebved Coiaipaiii4n Files: fiie«z Road Standards 5-!51•95 1.4ylar - - Ttelatccl Files: Heacing: 0$1261199$ 10:30 Bttiiding Depte Techni:cal tZeviow: 41.1481199$ Lasge Zat atdg. Sqtiare Fcet I i-e lim.inary Rovi.c-W: Type. NQ. Lots• 7 No. Acres_ 3.24 Date Recei;ved: I2/15/1997 Range-"CaNrySShip-Section: 44 - 25 - 33 Pro;yee~ Na=e S;x'~WTHERS ADD Site Adti,esS S; 38IT~ll'\N 1v1017Fi;1"T, N. 40'i`I=1, E. DIST-lMAN MTCA, . kA"RCU'1..(S): (f rsE 18) Ap,nlicanf Conditions ;Mailed. 45332.9106 453319140 Charles & Do~,,~~ Siravvther Flood Zane No Waier Source 1'ublic 1 G~326 N, Castlebroak Lii Sewer Satiirce I'ublic , Spokanez WA' 9910$ Scltopl D%st 356 Pltone Fil-e Dist 1 (509) 467-7581 Ahone Dist US WEST Eng Wll,ling Owner Survcyor Don•na Sfir`awtlier Charles & DonnA Slrflwthei° T~awrMeE Ben,son RAMER J F'A.LFL & ASSOC !NC 16326 N. ~~stlebrool'ze Ln, 16326 N. Castlebi•ook L.n Fo Box 1$-779 Spokaiie, WA 99208 Spokane, WA 9920$ ' Spakane, WA 99222$ ''Phont Phane' Nliojie T'ax. (509) 467-7581 (509) 467-7581 (509) 467=5261 (509) 467-5262 Signed Naim DQ~~ STRAW`Y`HER Buildiing Plie 456-36751Platiming Ph 456-2205 Con[stit: FRANCrNE Sl-IAW Date Sub inittecl Description . Initials 121181097 Eng Need Draiiiage Plans Eng Ne~d Ha-rvt~~~ ~d Mi,tigadon Eng Need Traffic Analysis 7 0' Eng Needl OtIier t~ E ng Pay Fees Receiverl ~Z I i''' V ~J_ Eng FiDaJ Plttt Fm Co«rpletesl Eng ;priqrity Fecs Received Copy to A,cc~~ting Noticr to Public ! Not,ice to Public # 1 3 4 6 Cornp1etacl - or Netds to be signed Des'ign Deviabon Dtites (lun-0ut) ~ ~ ~ l l l l - I l l l ' l l 1 ~ I 1 f I 'Bona yu anUEM, r drainage item calculflied lleariitg Dai'e 17ecisian App ~Den Cond Appld BCC 4Appealecl tb BCC DeGision App Den Cotid Appld Courc Agpealed to Coviet Decision App Den Cond Appltl Stainped M.ylars to Secretary (Sandy) ~ / / $tamped 208 I.,or Plans to Secretary (SantiY) ` RECE VED SPOKANE COUNTY HEA►RING EXAMINER N 0 V 04 1998 in ENG(NEE$ RE: Preliminary Plat of Strawther's Addition, ) FINDINGStW1RN'y- the Urban Residential-3.5 Zone ) CONCLUSIONS, Applicant: Doruia Strawther ) AND DECISION File No. PE-1852-97 ) 1. SUMMARY OF PROPOSAL AND DECISION Proposal: Application for the preliminary plat of Strawther's Addition, to divide approximately 3.24 acres of land into seven (7) lots, for development of four (4) single-family residences, three (3) duplexes and those uses allowed in the existing Urban Residential-3.5 (tJR-3.5) zone. Decision: Approved, subject to conditions. TI. FINDINGS OF FACT AND CONCLUSIONS The Hearing Examiner has reviewed the preliminary plat application and the evidence of record, and hereby adopts the following findings of fact and conclusions: A. GENERAL INFORMATION: Applicant: Donna Strawther, 16326 North Castlebrook Lane, Spokane, WA, 99208 Legal Owners: Charles and Donna Strawther, 16326 North Castlebrook Lane, Spokane, WA, 99208 Site Address: Existing duplex on site located at 11001 East 40" Avenue, Spokane, WA Location: The site is located at the northeast corner of Dishman-Mica Road and 40' Avenue, in the NW '/4 of Section 33, Township 25 North, Range 44 E. W.M., Spokane County, WA. Legal Description: As indicated on the preliminary plat of record. Zoning: Urban Residential-3.5 (LTR-3.5). The site is also located within the Aquifer Sensitive Area Overlay zone and the Public Transportation Benefit Area designated by the County Zoning Code. Comprehensive Plan Category: The site is designated in the Urban category of the Spokane County Generalized Comprehensive Plan. The property also lies within the Urban Impact Area, the Priority Sewer Service Area and the Aquifer Sensitive Area (ASA) designated by the Comprehensive Plan. HE Findinrs, Conclusions and Decision PE-1852-97 Page 1 . J Critical Areas: The County Wetland Inventory maps designate a Category 3 wetland on land lying across Dishman-Mica Road from the site. IUGA: The subject property is located inside the Interim Urban Growth Areas boundaries established by Spokane County on February 11, 1997, pursuant to the State Growth Management Act. Environmental Review: A Determination of Nonsignificance (DNS) was issued for the proposal on August 7, 1998. Site Descriptioo: The site contains approximately 3.24 acres of land, is irregular in shape and is currently improved with a duplex. The duplex, which was constructed in 1996, is located near the south property line of the site adjacent to 40``' Avenue. The remainder of the site is undeveloped and covered with Ponderosa Pine trees, with some native grasses and little underbrush. A natural draw and swale runs through the northerly portion of the site, through which storm water is conveyed to a 24-inch diameter culvert underlying Dishman-Mica Road, and then drains into a natural wetland located on the west side of the road. Surrounding Conditions: The site lies adjacent to Dishman-Mica Road, which is designated as a Principal Arterial by the County Arterial Road Plan. Dishman-Mica is currently a two-lane paved road within a 60-foot wide right of way, but lacks curb, sidewalk and street lighting. Overhead transmission lines border the east side of the road adjacent to the site. The southerly border of the site abuts 40`h Avenue, which is designated as a Minor Arterial by the Arterial Road Plan. The northeast corner of the site abuts a cul-de-sac and stub road for 38' Avenue, which is designated as a Local Access road. Curbing but not sidewalk are found along 38' Avenue and 401'' Avenue. Castle Park is located approximately a half mile north of the site. Castle Park, a small County park, lies approximately a half mile north of the site. . The land lying west of the site across Dishman-Mica Road is zoned UR-3.5, but is undeveloped. The land north of the site is zoned UR-3.5, and is developed with single-family residences on lofs consistent with such zoning. The land lying east of the site is zoned UR-3.5 or Urban Residential-7 (UR-7), and is developed with duplexes and some single-family homes. The land lying south and southeasterly of the site, across 40`h Avenue, is zoned Regional Business (B-3) and is improved with a grocery store, tavern and veterinary clinic. Project Description: The preliminary plat application proposes to divide 3.24 acres into seven (7) lots, for development of four (4) single-family homes, two (2) proposed duplexes and one (1) existing duplex. The preliminary plat map characterizes the proposed duplexes as "proposed condominiums". The applicant has withdrawn a request for approval of the existing duplex on proposed Lot la/lb as a"divided duplex". The density of the project (i.e. net density, excluding roads) is approximately 3.3 units per acre. The preliminary plat map illustrates a proposed drainage easement running along the southeasterly portion of proposed Lot 5, which easement connects with an existing drainage easement east of the site. Private 20-foot wide driveway easements serving proposed Lots 4-7, are illustrated connecting to a proposed private cul-de-sac to the east. The proposed cul-de-sac, which provides direct access for proposed Lots 2, 3 and 7, connects to the existing cul-de-sac for 38`hAvenue. The existing duplex on the site accesses directly onto 40" Avenue. The conceptual HE Findings, Conclusions and Decision PE-] 852-97 Page 2 ~ t b , drainage plan submitted by the applicant proposes to convey stormwater under the private driveways on proposed Lot 5 through-a 12-inch diameter culvert, which culvert connects to the 24-inch culvert that passes under Dishman-Mica Road. A utility easement is illustrated along the easterly border of the project. B. PROCEDURAL INFORMATION: Applicable Zoning Regulations: Spokane County Zoning Code Chapter 14.616 Hearing Date and Location: August 26, 1998, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA. Notices: Mailed: August 7, 1998, by applicant. Posted: August 10, 1998, by applicant. Published: August 7, 1998 The legal requirements for public notice have been met. Site Visit: August 25, 1998 Hearing Procedure: Pursuant to County Resolution No. 96-0171 (Hearing Examiner Ordinance) and Resolution No. 96-0294 (Hearing Examiner Rules of Procedure). Testimony: Francine Shaw Scott Engelhard Division of Building and Planning Division of Engineering and Roads 1026 West Broadway 1026 tiVest Broadway Spokane, WA 99260-0240 Spokane, WA 99260 Jerri Brown Tony Stinson 3811 South Moffitt 11021 East 38`h Avenue Spokane, WA 99206 Spokane, WA 99206 Gina Lusk Steve Holding 11014 East 38`' Avenue 3819 South Moffitt Spokane, WA 99206 Spokane, WA 99206 Sami Perry Donna Strawther 11119 East 38" Avenue 16326 North Castlebrook Lane Spokane, WA 99206 Spokane, WA 99208 Items Noticed: Spokane County Comprehensive Plan, County Zoning Code, County Code, County Guidelines for Stormwater Management, and County Standards for Road and Sewer Construction. County Resolution No. 97-0321 (adopting interim development regulations regarding County IUGAs), 97-0134 (establishing NGA boundaries), 96-1224 (adopting Subdivision Ordinance), 96-0171 and 96-0294. Also County Wetland Inventory Maps, County Critical Areas maps and County arterial Road Plan maps. HE Findings, Conclusions and Decision PE-1 852-97 Page 3 . . ~ J C. LAND USE ANALYSIS: 1. Apvroval criteria for preliminarv olat The County Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny or grant with such conditions, modifications and restrictions as the Examiner finds necessary to make a preliminary plat application compatible with the Spokane County Generalized Comprehensive Plan and development regulations. See County Resolution No. 96-0171, Attachment "A", paragraphs 7(d) and section 11; and RCW 36.70.970. RCW 58.17.110 requires that an application for a preliminary plat make appropriate provision for the public health, safety and welfare, and various relevant factors; and serve the public use and interest. The preliminary plat must also conform to local zoning regulations and other applicable land use controls. See RCW 58.17.195. The County Zoning Code, Subdivision Ordinance and Critical Areas Ordinance are among the development regulations that apply to the proposed preliminary plat. The County's Local Environmental Ordinance, codified in SCC chapter 11.10, and the State Environmental Policy Act (SEPA), codified in chapter 43.21C RCW, are also applicable. RCW 58.17.010 and RCW 58.17.100 indicate that general conformance with a comprehensive plan is relevant in determining whether a preliminary plat should be approved by local government. See Norco Constructiott v. King County, 97 Wn.2d 680, 682 (1982). However, to the extent the policies of a comprehensive plan conflict with zoning code provisions or other development regulations, the development regulations will normally be regarded as controlling. See Weyerhaeuser v. Pierce County, 124 Wn.2d 26, 43 (1994); Cougar Mt. Assocs. v. King County, 111 Wn.2d 742, 755-57 (1988); and Nagatani Bros. v. Commissioners, 108 Wn.2d 477, 480 (1987). The Comprehensive Plan itself states that it should be used as a reference source and guide for making land use decisions. Comprehensive Plan, p. 2. The applicable "decision guidelines" set forth in the Comprehensive Plan are to be used in determining whether or not a particular land use proposal should be approved, conditioned or denied. 2. The nreliminarv niat. as conditioned. Qenerallv conforms to the Comprehensive Plan: makes anoronriate orovision for the public health, safety and welfare. for the factors set forth in RCW 58.17.110 and other relevant facts; serves the public use and interest: and comDlies with the Countu ZoninQ Code and other aDplicable develoament regulations. a. AuDlicable Comprehensive Plan policies (1) Urban category The proposal is designated in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment, which includes various land uses, residential development and a high level of public facilities and urban services. It is primarily a residential category of single-family, two-family, multi-family, and condominium buildings along with neighborhood commercial, light industrial, and public and recreational facilities. The Urban category recommends a residential net density range of one (1) HE Findings, Conclusions and Decision PE-1852-97 _ Page 4 ~ to 17 units per acre. The more intensive uses contemplated in the Urban category, such as light industrial and neighborhood commercial, will be located near or along the heavily traveled streets. The least intensive single-family residential uses will be isolated from the noise and heavy traffic, while multifamily structures will usually be a transitional use located between single-family residential and the more intensive areas. See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definition". The Urban category includes the following relevant objectives and decision guidelines: Goal 1.1 E)ICOiIYQge R VQTlely Of h01lSU1g lypeS ClY1CI CI8l1Sll18.S. Objective l.l.a Proniote fill-in within established clevelopment areas and e-xistirig oactlying commcriiities vvhere titilities, tcrterials, schools and commuyiity facilities huve ulreucly beeir established. Decision Guideliiie 1.1.1 Urbun development will be npproved in areas having adequate power supplies, wuter, sanitary aiitl storm sewers, streets, and school andfire services, provided that szcch development meets the intent of other Objectives and Decision Guidelines of this section. Decision Guidelille 1.1.? Buse net deirsity for singl2 family dwelling areas nncl for mirltifamily dwellirig ureccs niccy be increased through bonus options, bonus derrsities, zero lot lines or similar methods when meeting the fill-in criteria. Decisiori Guideline 1.1.4 A vuriety of rleiisities and residential uses should be available to provide cc freedom of choice to live in Urban areas with varying derrsities, combinutions, or mix of uses (see detailed Urban definitions). Objective 1.2.a Slipport increased clitster clevelopment providirig for open spaces with the development. Objective 1.2. b Ensacre adequate ope» spuce, recreatioriul facilities and parks for residetitial tlevelopmeitt. DeC1S10fI GZl1deIl1Ie 1.2.1 Cluster development proposals may be approved when stcch proposals are computible with nearby development and when the overall defined Urban tlensity on the proposal site is not e.rceeded. Decision Guidelijie 1.2.2 The need for recreation and open space created by residential developnients shocrld be niet and be in conformance with ordinnnces, plans, andpolicies prior to i-esideiztial development approval. -Objective 1.3.a Gccide developnzent by ejzvironmentrcl concerns and naturul limitation rather than thtivart development solely by desire to protect the environment. HE Findings, Conclusions and Decision PE-1852-97 Page 5 Objective 1.3.b Future developments shoarld be encotcrnged in a manner to least clisturb the naticral elemerits iri the environinejit. Decision Guidelirie 1.3.1 Proposed Urbmt developrrtents should be designed to benefit from, uccommodate und complement the environniental conditions and enviYOnmeiital feutures. Decision Guideline 1.3.2 The design or arloption of a proposal shall consider the retention ancl maintenunce of identified "arnique environmental features Decision Guidelirte 1.3.3 All Urbufi cievelopment proposals should require pccblic sajiitary and storm sewer systenis or ijiterim sewer systems to protect water qiiality. Decision Guideline 1.4.1 Develnpment shall rlot occzer on lancls identified as being in a 100 year flood plain or as liuving u hlstory of flooding, unless the developer constraccts mechanisms: a) accepted by the fcnancing institutioii und by the Coirnty Erioineers as capable of protecting life ancl propertyfrom flood damage; and b) which do not increase or clzange water flows which may clamage other property. Decisiori Guideline 1.4.3 Urbait clevelopntent proposals and their design shall consider the retei7tion uitd niuintenujzce of affected fragile wildlife areas and/or uniqtce envirofunental urerrs identified by the Coicnty. Goal 1.5 Encozcrage a healthfirl and plerrsing envirojrment in the County's residential areas. Objective I.S.a New residential or multiple farriily should be'buffered from existing adjtrcent land uses tivhere rulverse effects may clevelop. Decisioti Guideline 1.5.1 Buffering ajitl/or Inndscaping will be used to mitigate the differences beriveeii proposed clevelopnrejits and existing uses. Decision Guideli»e 1.5.4 Sidewulk facilities will be required along arterials connectiiig residentiul areas with corrtmunity facilities and/or commercial areas. Decisiori Guideline 1.5.5 Paved streets ulid street lights should be requiretl in Urban density development. Objective l.S.e tiVhen a neighborhoode_Yperiences pressure for change in character, stcch change shall he permittecl crpon appropriute review. Objective 1.5.8 Wlien cleternriiiiiig whether a proposal will change the ' existing land use character of crir urea, fuctors to corisicler may inclicde: HE Findings, Conclusions and Decision PE-1852-97 Page 6 . a) the structure height of the proposal in relatiori to structure height of nearby stracctures, and b) whether new structicres will huve a positive or negative impact upon the neighborhood 's architectural chcrj-acter. Decision Guideline 1.6.1 Before land use proposals are approved they should: a) conform to plans, policies and regiclatiofis of County water, sewer, storm sewer, b) utility and special service districts; c) conform to County transportation plafis and policies; and d) identify and take steps to resolve significant adverse impncts upon existing utilities, (i.e. wuter, sunitury und storm sewers, utility, available arid future energy resotcrces), urid traffic systems. (2) Critical Areas policies The Critical Areas section of the Comprehensive Plan recommends that development proposals and their design consider the retention and maintenance of critical fish and wildlife habitat areas and the provision of buffers to protect such corridors and water habitats. Decision Guideline 13A.3.2.2. Subsections 13a.1, 13a.4 and 13a.5 of the Critical Areas section contains policies for wetland, frequently flooded and geologically hazardous areas. The County Critical Areas Ordinance, codified in Chapter 11.20 of the Spokane County Code, implements the policies of the Comprehensive Plan related to priority wildlife species and habitats, wetlands and geologically hazardous areas. The County's flood control ordinance, codified in chapter 3.20 of the Spokane County Code, implements the policies of the Comprehensive Plan for flooded areas. (3) Urban Impact Area policies The property is located within the Urban Impact Area (UTA) designated in the Comprehensive Plan. See Comprehensive Plan, Section 14. This is an area where growth, "fill- in development" and higher intensities of land use are encouraged. Comprehensive Plan, Objective 14.1.a. Traditional urban problems such as incompatible land uses, environmental pollution and traffic congestion are to be managed with greater attention to the general public's well-being inside the UTA. Comprehensive Plan, Objective 14.1.e. (4) Transportation policies The Transportation section of the Comprehensive Plan contains the County Arterial Road Plan, and policies relating to the development and uses along County arterials and local access roads. Comprehensive Plan, Section 21. The Arterial R.oad Plan designates and describes various classes of County arterials, i.e. Principal Arterials, Minor Arterials, etc., with the remaining public roads in the unincorporated area of the county designated as Local Access roads. The Arterial Road Plan generally characterizes a Principal Arterial (without controlled access) as a four or more lane (including turning lane), moderately fast facility designed to permit relatively unimpeded traffic flow between major traffic generators, such as the central HE Findings, Conclusions and Decision PE-1852-97 Page 7 business district, major shopping centers, major employment districts, etc. The desired right of way width for a four-lane Principal Arterial under the Arterial Road Plan is 100 feet, with a minimum roadway width of 63 feet prescribed between curbs. Common features along such arterials include pedestrian crosswalks at signalized intei-sections, restricted parking, landscaping, drainage, street-lighting and separated sidewalks. See Comprehensive Plan, p. 246-247, 253-254 and Figure 21-4. The Arterial Road Plan recommends the earty acquisition of the prescribed right of width for Principal Arterials, even though actual road construction within such right of way may be accomplished in phases over time. Comprehensive Plan, p. 253. Decision Guideline 21.1.3 of the Transportation Section states that the review of land use proposals should contain provisions for extensions, alignments and adequate right of way acquisition for designated County Arterials. Decision Guideline 21.1.2 indicates that such review should include provisions for future road continuance through the project site, with special attention given to ensure that all adjacent property has access to a public road. The Transportation section encourages an adequate, efficient, safe, economical and energy- conserving arterial system; which provides convenient access to homes, employment, shopping, ' personal business and recreation. Decision Guideline 21.4.2. Decision Guidelines 21.4.5 and 21.5.7 recommend that the function of existing and future arterials be preserved by controlling land uses, parking and direct access along the arterials. Decision Guideline 21.5.3 encourages land use planning that will minimize the need for high capacity transportation corridors and encourages land uses in areas that can take advantage of the available capacity of existing arterial streets. Decision Guideline 21.1.9 recommends that residential development be designed to minimize direct access to principal arterials. Decision Guideline 21.3.3 states that access roads should be designed to provide access to abutting property and to deliver traffic to arterials. Decision Guideline 21.5.10 recommends that "through" traffic be discouraged from using residential access streets, using techniques such as offset intersections and cul-de-sacs. Decision Guidelines 21.1.4 and 21.5.11 encourage the placement of sidewalks along all arterial roads and all access roads which lead to schools, parks, shopping districts and other neighborhood facilities. The Spokane County Standards for Road and Sewer Construction and the Spokane County Code, adopted under Chapter 9.14 of the Spokane County Code, implement the Arterial Road Plan and the transportation policies of the Comprehensive Plan. (5) Stormwater management Section 22 of the Comprehensive Plan specifies various policies for stormwater management. The following policy of the Utilities section of the Comprehensive Plan is pertinent: Decision Guideline 22.4.1 Netiv (levelopmeitts and land use activities should be desigjied to : a) protect the tlrainage firnctioris ofJlood plai,7s, natural druinagew«ys, sink ai-eus und other e.Yisting drainage facilities; b) provide i-eusonable usszirunce thut the development site and buil(lings thereori will .he protected from dumage due to stormwater runoff,. HE Findings, Conclusions and Decision PE-1852-97 Page 8 c) provide reasonable assarrance that properties zrpstream and downstream from the site being developed are protected from stormwater damage resulting site development or from the new land tcse activity; cl) control runoff from the developrnent in u manfier complementing the natural, basin wide clrainage syste»i and/or consistent with the busin plan; e) incorporate cost-effective controls necessary to minimize adverse effects on water quality; J) meet the reguirements of the Natiofial Flvod Iiisurunce Progrum; and g) consider, where feasible, the mzcltiple trse of facilities, such as the iiitegration of stormwuter cotitrol facilities with recreation/open space areas. The Aquifer Sensitive Overlay zone of the Zoning Code, the County Guidelines for Stormwater Management aiid Chapter 9.14 of the County Code implement the water quality and stormwater provisions of the Comprehensive Plan. b. Consistencv of nronosal with applicable policies and reQUlations The Staff Report found that the proposal generally conforms to the Comprehensive Plan. The proposal is located within the Urban Residential-3.5 (UR-3.5) zone, a zone which implements the Urban category of the Comprehensive Plan. The purpose and intent of the UR-3.5 zone is set forth in Zoning Code 14.616.100, as follows: The purpose of the UR-3.5 zone is to implerneiit the lotiver density range oJ the Urbun category of the Comprehensive Plan. The intent of the zone is to promote areas of primarily single furriily residentiul ttse in an urbanized neighborhoocl setting, having a high level ofpccblic services. Lots shall be served by a pacblic water system and shull require cottnection io a public central setiver systern when available. Roadwcrys sliall be paved and curbed ntirl may have sidewalks. The net density of the proposal of 3.24 dwelling units per acre is well within the recommended density range of the Urban category. As contemplated by the Urban category, the proposal will be served by a high level of public services, including public sewer and water, and modern utilities. The project is located inside the Public Transportation Benefit Area designated by the County Zoning Code, which is the area where the Spokane Transit Authority is responsible for providing public transit services. See Zoning Code 14.300.100, definitions. The nearest transit stop is located between one-fourth (1/4) mile and one-half mile from the site, depending on the walking route taken. The subject property is ]ocated in reasonably close proximity to public schools anci a small County park. The jurisdictional fire district indicates that existing water and access for the project are adequate. See letter dated 6- 24-98 from Spokane County Fire District 1. County Engineering found the private roads to meet the Spokane County Standards for Road and Sewer Construction. See memo dated 3-26- 98 from Scott Engelhard, and testimony of Scott Engelhard. HE Findings, Conclusions and Decision PE-1852-97 Page 9 Based on the above discussion, the project appears to comprise "fill-in development" within the meaning of the Urban category and Urban Impact Area section. "Fill-in development" is defined in the Comprehensive Plan glossary as follows: Development that is located between aiirl irr close proxirnity to at least two ' existing developed geographic trreas havirig clensities and land uses which conform to the Comprehensive Plr.cn Mup categories clesignated for those geograpjiic areas. The reszrlt of this rlevelopmerit would aid in the econoniic support of pzeblic service systems by increasing eost effectiveriess of utilities and ptcblic facilities criid services. "F1II-lIl " hus a more specific defirlltl07T WIl2l1 IlSBfI 1J1 tj18 COIIte-Xt Of Section 10.1, Water Qualiry, of this Pluir. In uccorclance with the "208 Water Quality Management Plan, fil!-iii refers to that development to be located within the Priority Sewer Service Area (PSSA) and located in a Comprehensive Plan designation of Urban, Strbicrbun, Sicburban, Inclustrial or Major Commerciul, which will create an urbanized environment; one most likely economicully and prrcctically to support conrtection to the regional public sewej- system. "Fill-in " in this context has the further objective of helpirlg to limit new unsewered development in the Aqtrifer Sensitive Area (ASA) in lotiv density, therefore minimizing the threat to the aquifer. The conceptual drainage plan prepared by the applicant was accepted by County agencies, addresses Washington Department of Ecology (WDOE) questions regarding potential drainage impacts to the wetland located on the west side of Dishman-Mica Road, and appears to comply with the County's Guidelines for Stormwater Management. See Conceptual Drainage Plan for Strawther's Addition dated 2-23-98, with 5-7-98 Addendum; memo dated 5-26-98 from County Stormwater Utility, E-mail memo dated 5-18-95 from Bill Hemmings of County Engineering; and letter dated 4-6-98 from WDOE. The natural drainage way will be protected by a drainage easement recorded on the final plat. A final drainage plan will need to be submitted and approved prior to final plat approval. Neighboring property owners objected to the proposal based on concerns over increased traffic on Moffit Road and the 38`f' Avenue stub road/cul-de-sac, insufficient lot size for the duplex lots, the workability of the proposed private cul-de-sac connecting to the existing public cul-de-sac, the proximity of the private cul-de-sac to neighboring lots, the safety of turning movements at 38"' Avenue and Moffitt, the feasibility of providing the project with public water, impacts on wildlife, the removal of trees on the site, and impacts on property values by condominiums, duplexes or multifamily dwellings. The Spokane County Standards for Road and Sewer Construction ("Road Standards"), adopted in 1995, indicate that direct access should not be allowed to urban Principal and Minor Arterials. The County Arterial Road Plan also discourages such direct access to arterials. The proposed preliminary plat does not provide direct access for any lots to Dishman-Mica Road, a Principal Arterial. The existing duplex on proposed Lot 1 will be allowed direct access onto 40t' Avenue, a Minor Arterial, as is curre»tly provided. The proposal has been conditioned to set HE Findings, Conclusions and Decision PE-1852-97 Page 10 aside 20 feet of frontage along Dishman-Mica Road as a future acquisition area, in the event such land is needed for the widening of the road. The Road Standards indicate that a proposed subdivision should provide a second entrance road to serve emergency vehicles when the project will have the cumulative effect of having a local access road serve 50 or more residential units. Currently, there are only 141ots in Chester Field Addition and three (3) lots in SP-743-92 which access Moffit Road, and even fewer that access 38`'' Avenue. See County Engineer's official plat map for Section 33, Township 25N, Range 44 E.W.M. Assuming that six (6) of these lots in the UR-7 zone could be duplexes, this suggests a total of 23 residential units that currently access such local access roads. The current project would provide access for up to six (6) more lots, or up to eight (8) more residential units, along Moffit Road. Including the project, the cumulative number of lots accessing Moffitt Road would be 23 lots, or up to 31 residential units. This is well below the traffic volume capacity of such road under the Road Standards, i.e. SO lots on a Local Access road. See testimony of Scott Engelhard. Project opponents owning lots abutting the existing public cul-de-sac and stub road for 38' Avenue, or Moffitt Road, will be subject to increased local traffic. However, no evidence of a traffic engineering nature was submitted to establish that the proposed access for the project within or along the nearby public roads is unsafc or would exceed the traffic capacity for such roads. Lay testimony on traffic engineering issues generally does not provide a basis for the Examiner to reject or further condition a development project. See Marantha Mininiz v. Pierce Countv, 59 Wn. App. 795, 804 (1990). No other alternatives for access appear to be available for the project. The density (net) of the project at 3.24 units per acre is below the density (net) allowed in the UR-3.5 zone, at the time the preliminary plat application vested, of 3.5 units per acre. Zoning Code 14.616.305. The maximum allowable density in the UR-3.5 zone was recently increased to 4.3 units per acre. See County Resolution No. 98-0482. Duplexes are a permitted use in the UR- 3.5 zone. Zoning Code 14.605.020. The minimum lot area in the UR-3.5 zone is 10,000 square feet per unit. Zoning Code 14.616.310. The proposed duplex lots are respectively 30,850 square feet, 25,990 square feet and 29,175 square feet. The single-family lots range in size from 10,000 square feet to 18,500 square feet. The location of the project along Dishman-Mica Road could justify higher residential density for the site under the UR-7 zone or possibly a higher residential zone. This would have a greater impact on neighboring property owners than the current project. The duplexes in the project provide a buffer between the arterials adjacent to the site and single- family uses located on the site or adj acent to the site. The County Critical Areas maps do not illustrate any priority wildlife habitats or wetland areas on the site that require protection under the County's Critical flreas Ordinance. Mitigation to preserve the wildlife and tree cover on the site therefore cannot be required of the applicant. A forest practices application may be required before the trees are removed, if applicable. The site is not located in a 100-year floodplain. Mitigating measures have been provided to protect the designated wetland located on the west side of Dishman-Mica Road. The Urban category of the Comprehensive Plan recommends that the impacts of multifamily housing and manufactured home development on residential values or aesthetics be considered before approving such development. Comprehensive Plan, Decision Guideline 1.5.7. HE Findings, Conclusions and Decision PE-1852-97 Page 11 J Multifamily housing does not include duplexes. See Zoning Code 14.300.100, definition of "dwelling, rivo-family" and "dwelling, multi-family"; and references to "two-family" and "multifamily uses" in Comprehensive Plan, on page 13. The applicant contended that property values in the vicinity could actually be enhanced by the project, indicating that the assessed value of the existing duplex exceeded the value of the homes in the area. The proposed development of the two new duplex units as condominiums would logically have less potential impact on neighboring property owners than if they were rented. RCW 64.34.050 expressly prohibits local zoning or subdivision laws from prohibiting the condominium form of ownership, or imposing any requirement upon a physically identical development under a different form of ownership. There is no claim that the proposed design or height of the proposed duplexes or homes will have a negative impact on neighboring properties. See Comprehensive Plan, Decision Guideline 1.5.8. The final plat map will need to be revised to show a single lot for the existing duplex on Lot la/lb. The reference to divided duplexes should be left out on the final plat. Lots 1, 4 and 5 should be labeled as duplex lots, although the applicant may indicate on the final plat or in its dedication that the duplexes are intended to be owned in a condominium form of ownership. The Examiner has conditioned the project for compliance with the Condominium Act codified under chapter 64.34 RCW, if the duplexes are planned to be owned as condominiums. No public agencies requested that the Determination of Nonsignificance issued for the project, as conditioned, be modified or withdrawn. The project will not have more than a moderate effect on the quality of the environment, i.e. there are no significant, probable adverse environmental impacts. The procedural requirements of SEPA and the County's Local Environmental Ordinance have been met. The Examiner finds that the preliminary plat, as conditioned, makes appropriate provision for the public health, safety and we[fare, and for the factors listed in RCW 58.17.110. The preliminary plat generally conforms to the Comprehensive Plan, complies with the County Zoning Code and other applicable development regulations, and will serve the public use and interest. III. DECISIOv Based on the Findings of Fact and Conclusions above, the application for a preliminary plat is hereby approvecl, subject to the conditions of approval set forth below. Conditions added or significantly modified by the Hearing Examiner below are italicized. Failure to comply with the conditions of tllis approval may result in revocation of this approval by the Hearing Examiner. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the project sporisor, rleveloper, owner (s) of the property, and their heirs, assigns and successors. HE Findi gs, Conclusions and Decision PE-1552-97 Page 12 2. The preliminary subdivision applies to the following real property: That part of the Southwest quarter of the Northwest quarter in Section 33, Township 25 North, Range 44 East, W.M., more particularly described as follows: BEGINNING at the Southeast corner of said Southwest quarter of the Northwest Quarter of said Section 33; thence North 0135'31" East along the East line of said Southwest quarter of the Northwest quarter 341.45 feet to the True Point of Beginning; thence continuing North 0035'31" East along said East line 100.00 feet; thence North 89 ° 07' West, 242.10 feet; thence North 34 ° 52'49" West, 134.80 feet; thence South 55 ° 53' West 190.70 feet to the Eastcrly right of way line of Dishman-Mica Road; thence South 38°38'02" East along said right of way line 129.63 feet; tllence South 89007' East, parallel with the South line of said Southwest quarter of the Northwest quarter 395.13 feet to the True Point of Beginning, together with: That portion of the South 341.45 feet of the Southwest quarter of the Northwest quarter of Section 33, Township 25 North, Range 44 East, W.M., lying Northeasterly of Dishman-Mica Road, EXCEPT that portion deeded to Spokane County for 40`h Avenue by deed recorded June 28, 1978 under recording number 7806280424. Situated in the County of Spokane, State of Washington. 3. The proposal shall comply with the Urban Residential-3.5 (UR-3.5) zone and .other applicable provisions of the Spokane County Zoning Code as amended. 4. The final plat shall be designed substantially in conformance with the preliminary plat of record. Any request for a modification to the prelimifrcrry plat shall be submitted to the Division for approval, as required by tlze Coacnty Subclivisioil Orrliiiaiice. No increase of density or number of lots shall occur without the submittal and approval of a change of conditions application. 5. The Director of the Division of Building and Planning/designee shall review any proposed final plat to ensure compliance with these Findings and Conditions of Approval. 6. A final plat name/number shall be indicated before tlle final plat is filed, such name/number to be approved by the Director of the Division of Building and Planning /designee. 7. Appropriate road name(s) shall be indicated. 8. The final plat map shall indicate by a clear, dashed line the required yard setbacks from all private and public roads. The dedication shall contain the following statement: "Side yard and rear yard setbacks shall be determined at the time building permits are requested unless these setbacks are specifically drafted on this final plat. The setbacks on this plat may be varied from if the proper zoning approvals are obtained." 9. The_2reli 'nary plat is given conditional approval for five (5) years, specifically to lovember 4, 20 The applicant may reqLiest an extension of time by submitting a written requesrfhiry'D0) days prior to the above expiration date, in accordance with the provisions of the County Subdivision Ordinurice. HE Findings, Conclusions and Decision PE-1 852-97 Page 13 10. Appropriate utility easements shall be indicated on copies of the proposed final plat. Approval of utility easements by the appropriate utility companies shall be received with the submittal of the final plat. 11. Four (4) current certificates of title shall be furnished to the Division of Building and Planning. 12. Prior to filing of the final plat, the applicant's surveyor shall submit one or more maps outlined in red of the area being finalized (i.e. Spokane County Assessor's map). The scale shall match the appropriate assessor's map scale. 13. The Spokane County Division of Building and Planning shall prepare and record with the County Auditor a Title Notice shall be released, in full or in part, the Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least 20 feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing and/or newly dedicated right-of-way along Dishman-Mica Road. NOTE: The Spokane County Engineer has not required new dedication. b. Future building and other setbacks required by the Spokane County Code shall be measured from the reserved future acquisition area. c. No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. . d. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs and others) shall be considered interim uses. e. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 14. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. The Title Notice shall generally provide as follows (described above): is the subject of a land use action by a Spokane County Hearincr Examiner or Administrative Official on August 26, 1998, imposing a variety of special development conditions. File No. PE-1852-97 is available for inspection and copying in the Spokane County Division of Building and Planning. HE Findings, Conclusions and Decision PE-1852-97 Page 14 15. At the time of final plat submittal, the applicant shall demonstrate either on the face of the final plat or on an acceptable attachment that all lots located on a cul-de-sac or curvilinear meet or exceed the minimum frontage required. 16. A survey is required prior to the filing of a final plat. 17. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Building and Planning/designee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended 18. The finul plut map urid cledication shull clelete cmy references to "divided cluplex shall illustrate proposecl Lot 1 us a single lot for dccplex rleveloprnerit, shall indicate the intent to develop duplexes on proposed Lots 4 und S, rrnd muy indicate the intent to hold the duplex lots and uses in a condominitcm form of ownership. The applicant shall comply with the State Condominium Act, chapter 64.34 RCW if u con(lominittm is created. 19. The private road cannot be sold or transferred, regardless of any provision in the covenants to the contrary, and shall be considered subservient estates for tax purposes to the other lots created herein. 20. A copy of the homeowners'/property owners' association articles of incorporation andlor bylaws and/or covenants and restrictions, together with any other provisions for maintenance of the private road, shall be submitted for review and approval to the Division of Building and Planning prior to finalizing. 21. A filed aviation easement satisfactory to the Spokane International Airport Board, Fairchild Air Force Base or other traffic control agency shall be provided prior to filing of the final plat. 22. The final plat dedication shall state, "The private road shown on this plat is hereby dedicated to the homeowners association created by document recorded under State document no. 23. The applicafit shall comply with the Spokune County Critical Areas Ordinance. SPOKANE COUNTY DIVISION OF ENGINEERING 1. Approval of the final plat is subject to the County Engineer's approval of the road system as indicated in the preliminary plat of record. 2. Road plans, profiles and cross sections designed to County standards and showing proposed street centerline and curb grades shall be submitted to the County Engineer for acceptance prior to construction and/or the filing of a fnal plat. Road plans shall be prepared under the direction of a licensed Professional Civil Engineer. 3. Drainage plans and design calculations showing the alignment of drainage facilities shall be submitted to the County Engineer for acceptance prior to construction and/or the filing of the HE Findings, Concltisions and Decision PE-l 552-97 Page 15 final plat. Drainage plans shall be prepared under the direction of a licensed Professional Civil Engineer. 4. 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 plans, and that all disturbed monuments have been replaced. 5. No construction work shall be performed within the existing or proposed Public right-of- way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 6. All construction within the existing or proposed Public right-of-way shall be completed prior to filing the final plat or a bond in the amount estinmated by the County Engineer to cover the cost of construction of improvements. construction certification, "As Built" plans and monumenting the street centerlines shall be filed with the County Engineer. 7. The applicant is advised that individual driveway access permits are required prior to the issuance of a building permit for driveway approaches to the County road system. 8. A statement shall be placed in plat dedication that no direct access will be allowed from lots to Dishman-Mica Road until such time as specifically authorized by the County Engineer. 9. The private road shall be improved to Spokane County Standards for a private road serving 3-6 lots. 10. All vested owners shall sign and record private road documents as prescribed by the Spokane County Engineer. Such documents must be reviewed and approved by the Spokane County Engineer prior to recording the final plat with the Spokane County Auditor. Recording numbers shall be referenced in the dedicatory language of the final plat. 11. The following statement shall be placed in the plat dedication: WARNING: Spokane County has no responsibility to build, improve, maintain or otherwise 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 establish, 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 for herein. 12. The proposed plat shall be improved to the standards set forth in Spokane County Resolution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees in new construction. 13. The County Engineer has examined this development proposal and has determined that the HE Findin~s, Conclusions and Decision PE-1852-97 Pa~e 16 . - d • impact of this proposal upon the existing County Road System warrants the roadway improvements herein specified. 14. The County Arterial Road plan identifies Dishman-Mica Road as a 100-foot wide Principal Arterial. The existing ricrht of way width of 30 feet from centerline is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan, it is recommended that a strip of property 20 feet in width along the Dishman-Mica Road frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Dishman-Mica Road. 15. The applicant is advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant shoLIld check with the applicable utilities and the Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrancrements for any necessary work. 16. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. SPOKANE COUNTY DIVISION OF UTILITIES 1. A wet (live) sewer connection to the area-wide Public Sewer System shall be constructed. A sewer connection permit is required. Commercial developments shall submit historical and or estimated water usage prior to the issuance of the connection permit in order to establish sewer fees. 2. The dedication shall state: Public sewers shall be constructed to provide for the connection of each parcel to the County's system of sewerage. Uses on properties within the project shall be required to connect to the sewer and pay applicable charges per the County Sanitary Sewer Ordinance. Sewer connection permits shall be required. 3. The dedication shall state: A public sewer system will be made available for the plat, and individual services will be provided to each lot prior to sale. The use of individual on-site disposal systems shalt not be authorized. 4. The dedication shall state: Individual tracts shall be subject to payment of applicable sewer connection charges and/or general facilities charges at current rates prior to the issuance of a sewer connection permit. 5. The applicant shall submit expressly to the Division of Utilities, "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage, as part of the sewer plan submittal. 6. Sewer plans acceptable to tlie Division of Utilities shall be submitted prior to the finalization of the project. HE Findings, Conclusions and Decision PE-1852-97 Page 17 ' . 7. Security shall be deposited with the Division of Utilities for the construction of the public sewer connection and facilities and for the prescribed warranty period. Security shall be in a form acceptable to the Division of Utilities and in accordance with the Spokane County Sanitary Sewer Ordinance. 8. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE REGIONAL HEALTH DISTRICT 1. The final plat shall be designed as indicated on the preliminary plat of record and/or any attached sheets as noted. 2. Appropriate utility easements shall be indicated on copies of the preliminary plat of record for distribution by the Division of Building and Planning to the utility companies, Spokane County Engineer, and the Spokane Regional Health District. Written approval of the easements by the utility companies shall be received prior to the submittal of the final plat. 3. The sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water service shall be by an existin~ public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 6. Prior to filincr he final plat, the sponsor shall demonstrate to the satisfaction of the Spokane Regional Health District that an adequate and potable water supply is available to each lot of the plat. 7. Prior 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. 8. A public sewer system shall be made available for the plat and individual service shall be provided to each lot prior to sale. The use of individual on-site sewage disposal systems shall not be authorized. 9. 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." 10. The dedicatory language on the plat shall state: "Use of private wells and water systems is prohibited." 11. 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 district, County Building and Safety Department and water purveyor, shall be installed HE Findings, Conclusions and Decision PE-1852-97 Page 18 within this subdivision and the applicant shall provide for individual domestic water service as well as fire protection to each lot prior to sale of each lot and prior to issuance of a building permit for each lot." WASHINGTON STATE DEPARTMENT OF ECOLOGY 1. Final drainage plans shall be submitted to the Department for review to assure compliance with State tivater quality standards regarding stormwater discharge into a wetland. DATED this Sth day of November, 1998. SPOKANE COUNTY HEARING EXAIVIINER 1,.d c QL--t Michael C. Dempsey, WSBA #8235 NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a preliminary plat is final and conclusive unless within twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing files a land use petition in superior court pursuant to chapter 36.70C RCW. Pursuant to RCW 36.70C.040 , the date of issuance of the Hearing Examiner's decision is three (3) days after it is mailed. This Decision was mailed by Certified Mail to the Applicant and other parties of record on November 5, 1998. The date of issuance of the Hearing Examiner's decision is therefore November 9, 1998, counting to the next business day when the last day for mailing falls on a weekend or holiday. THE LAST DAY FOR APPEAL OF THIS DECISION TO SUPERIOR COURT BY LAND USE PETITION IS NOVEMBER 30,1998. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490. The file may be inspected during normal working hours, listed as M-F of each week, except holidays, between the hours of 8:00 a.m. and 4:30 p.m. Copies of the documents in the record will be made available at the cost set by Spokane County Ordinance. HE Findings, Conclusions and Decision PE- l 852-97 Page 19 r ~ . o ~,~~4-±~~. ,~,i• .~l~:.~~';~Z`~~4aJ~"Sa',.~~'Ar 4eL~ Y • d' ss' - :'sA4°'_•' `s ' ' , . - ' ~ , ~_~f.:' Lmw ~ •x~~'' ~ ~'V` ~ : ro ~ ~ r_~ 7J,_ ~ ~~7 Qt ~ r ' ~ : - - 'k~ r • s ~i, i: 4-. ~ ~x4~"`~,.~. 1 1 ~~ST~'AF~F R~EF'QRTTO~THE v iV~~ER.,-. / ge File#: - \ '7` Y , *.~•.w 'w~ h.:~ '~....'.~'^~':s',.'.x° .re•~~ .i s 'tx . ~ . DIVISION OF BUILDING AND PLANNING SPOKWE COUNTY ~s~$°~~ ~ ~`F~a ~a"'_~.:~'~. •s'~ti~'~lk•!y~'~~::a:.- .p~~, r~;rc,. ~•,:1w~.it ~ . r;£ HEARING DATE: August 26, 1998 at 10:30 a.m. FlLE PE-1852-97 PROJECT PLANNER: Francine Shaw, Senior Planner PROJECT DESCRIPTION: Preliminary plat of Strawther's Addition for division of approximately 3.24 acres into seven lots for four (4) proposed single family residences, two (2) proposed duplexes and one (1) existing duplex. _ STAFF RECOMMENDATION: Staff recommends approval, as conditioned. Project Data _ 11001 East 40`h Avenue. The proposal is generally located at the northeast corner of the intersection of Dishman-Mica Road and 40' Avenue in the NW'/4 of Section 33,-Township 25 North, Range 44 E.W.M., 4 Lh S okane CountYWashin9ton. .P , = Parcel,;Numbers:__~~= 45332.9106 and 45332.9140 Owner: ~ Charfes and Donna Strawther 16326 N. Castlebrook Lane Spokane, WA 99208 (509) 467-7581 Agent: Donna Strawther 16326 N. Castlebrook Lane _ Spokane, WA 99208 - ~ _ . , _ _ . _ (509) 467-7581 Compr,eiiensive Plari Designation:'- --t Urban Zoning:~ Urban Residential-3.5 (UR-3.5) which was established in 1991 consistent with the Program to Implement the Spokane County Zoning Code. Prior to 1991, the subject site was zoned Agricultural (A) pursuant to the now expired Spokane County Zoning Ordinance (ZE-15-59). -Existing L'and Use-= An existing duplex (two-family residence) is located on the south portion of tax parcel 45332.9106. The - remaining portion of this parcel is vacant and undeveloped. Tax parcel 45332.9140 is also vacant and undeveloped. , .•Surroundin9 Zoning and Land Uses: , North: ~ Land located north of the subject site is primarily PE-1852-97 Staff Report - August 26, 1998 Public Hearing . 1 of 8 zoned Urban Residential-3.5 (UR-3.5) which was established in 1991 consistent with the Program to , . - - - - , - - . Implement the Spokane County Zoning Code. Prior , to 1991, the land was zoned Agricultural (A) and Single Family Residential (R-1) pursuant to the now - ' _ expired Spokane County Zoning Ordinance (ZE-15- 59 and ZE-153-78, respectively). Land use located - north of the subject site is medium density single = . family residences. - _ • South: , Land located south of the subject site is zoned Urban - , - Residential-3.5 (UR-3.5) and Regional Business (B-3) --which were established in 1991 consistent with the Program to Implement the Spokane County Zoning Code. Prior to 1991, the land was zoned Agricultural ; : _ • , _ _ . , , (A) and Commercial (C) pursuant to the now expired Spokane County Zoning Ordinance (ZE-15-59 and ZE-52-78, respectiyely). Land use located immediately south of the subject site is commercial and includes a veterinary clinic, tavern and grocery - store. East: - Land located east of the subject site is zoned Urban Residential-3.5 (UR-3.5) and Urban Residential-7 . , . - - (UR-7) which were established in 1991 consistent with the Program to Implement the Spokane County Zoning Code. Prior to 1991, the land was zoned Single Family Residential (R-1) and Two Family Residential (R-2) pursuant to the now expired Spokane County Zoning Ordinance (ZE-16-78). Land ~ use located east of the proposal is primarily duplexes (two family residences) and single family residences. West: - = Land located west of the subject site is primarily zoned Urban Residentia!-3.5 (UR-3.5) which was established in 1991 consistent with the Program to Implement the Spokane County Zoning Code. Prior _ : _ - _ - - _ to 1991, the land was zoned Agricultural (A) pursuant to the now expired Spokane County Zoning O.rdinance (ZE-15-59). No land use has been established west of the subject site. The land is vacant and undeveloped. Known-Land Use Proposals and No land use applications have been submitted nor Recent Project- Approvals-in'the approved within the last two years for land located Area of this-Project. _ within the vicinity of the proposed preliminary plat. Land Division Status: The subject property encompasses tax parcels - 45332.9106 and 45332.9140. The parcels are -considered range land and have not received formal ~ platting approvai pursuant to RCW 58.17 and Chapter 12.400, Subdivisions, of the Spokane County Subdivision Ordinance. The Division of Building and Planning approved a Certificate of Exemption (CE- 596-95) for tax parcel 45332.9106 pursuant to Section 3.3131 of the now expired Spokane County Short Plat Ordinance. The Certificate of Exemption approval recognizes the subject parcel as a legal lot of record and exempt frorn the formal platting process identified in RCW 58.17 and the Spokane County = Subdivision Ordinance, Chapter 12.400. PE-1852-97 Staff Report - August 26, 1998 Public Hearing 2of8 . , Shoreline-iDesiq"nation: Not applicable. Water_Punieyor-T_ The proposal is located in Model Irrigation District. . The site will be served by a public water system. Model Irngation District has indicated that it can - - - - - _ supply domestic use water for the project upon -~7completion of agreements with the proponent (see Spokane Regional Health District comments). Use of private wells and water systems is prohibited. ~Sewage,Disposal: rThe site will be served by a public sewer system, and use of individual on-site sewage disposal systems (septic tank and drainfield) shall not be authorized. Fire°Dist'rict The proposal is located in Spokane County Fire Protection District No. 1. The Fire District has = =1--- s - - _ ' ° - 4~== ' • ; indicated that water service and access are . 1~I IN • M• - ' - adequate. r" >a. ra ~~~~a ~ - - ~ ,:.Scliool4District°and=nearesf K=12 The subject site is located in Central Valley School - ~ scli~ool's:~-, District. Chester and Ponderosa Elementary Schools, Horizon Jr. High School, and University and - - _ - - ~ Central Valley High Schools are the public schools ' located nearest to the proposal. _ , .-f . A 'Nearest~A'r_te_r'iat"and Distance:- The subject site is located north of and adjacent to 40'h Avenue, east of and adjacent to Dishman-Mica Road and south of and adjacent to the terminus of _ • ~ - _ ^ ~ _ 38'h Avenue. The Spokane County Arterial Road Plan identifies 381 Avenue as a Local Access Road h~ with a planned right-of-way width of 60 feet and 40`~ Avenue as a Minor Arterial with a planned right-of- r q Ii L, 'tE~r'= - _~~"r i• e" `N ~~'y ~`"~z`=~=-~ s-°;"-- way width of 80 feet. The existing right-of-way width - . . 1~:~=,.~<--- = „ _ .a_---= of both 381' Avenue and 40'" Avenue is 50 feet. The Spokane County Arterial Road Plan identifies : -Wi Dishman-Mica Road as a Principal Arterial with a planned right-of-way width of 100 feet. The existing right-of-way width of Dishman-Mica Road is 60 feet. In order to implement the Arterial Road Plan the D i v i s i o n o f E ngi n e e r i n g a n d R o a d s h a s r e q u e s te d a 20 foot wide strip of land to be set aside as Future Acquisition Area (FAA). Building setbacks shall be ' _ - . ~ ' established from the line of Future Acquisition Area. Nearest°Parks and Distance: The Spokane County Parks and Recreation Plan 'identifies Castle Park as the County park facility Iocated nearest to the proposal. Castle Park is located approximately '/z mile from the subject site. N"eighbot'hoo"d''Association:' ~ Not applicable. • This proposal is located inside the IUGA. • This proposal is located inside a Public Transportation Benefit Area (PTBA). No direct public transit service is provided to the site. Spokane Transit Authority route 22 is the nearest public transit service provided to the site. Route 22 is located approximately'/4 mile north of the subject site and runs eastlwest along 32"d Avenue. • This proposal is located outside the 1000' notification boundary of designated Natural Resource Lands. GMA/Critical Areas Aquifer Recfiarge Area: The subject site is located inside the Priority Sewer Service Area (PSSA) and the Aquifer PE-1852-97 Staff Report - August 26, 1998 Public Hearing 3 of 8 r_ . . Sensitive Area (ASA) Overlay zone. , Fish & Wiidiifie Habitat Conservation Areas: Review of the Spokane County Critical Area Maps indicates no fish or wildlife habitat exists on site. Floodplain: 'Review of FIRM maps indicate the site is located in Zone C and outside any 100 year flood plain. Geologically Hazardous Areas: Review of the Spokane County Critical Area Maps indicate no geo-hazards exist on site. Wetlands: Review of the Spokane County Wetland Map for this area indicates no wetlands ,-:exits on the subject site. However, a significant drainage way exists on site which - - - impacts a Category 3 wetland located on , - the opposite side of Dishman Mica Road. , - _ - The applicant submitted a conceptual drainage plan which addressed impacts to _ - - - • . _ = the wetland and the report was accepted by the Spokane County Division of Engineering, Spokane County Stormwater ~ - _ ` - - _ - Utility and the Washington State Department of Ecology. SEPA ❑ DNS issued August 7, 1998. ❑ Comment period ended August 24, 1998 ❑ Appeal period ends at the same time the appeal time frame for the proposed land use action expires. Noticinq Published: Spokesman Review on August 7, 1998 Mailed: Notice of Application and Notice of hearing was mailed to taxpayers/owners of properly located within 400 feet of the subject site on July 1, 1998 and July 31, 1998, respectively. Site Posted: Site posting was to occur no later than August 11, 1998. 1724 ComAliance Dates Application Accepted (Counter Complete): December 9, 1997 Technically Complete / Determination of Completeness issued: June 4, 1998 Date Notice of Decision is Due: October 2, 1998 Reviewinq Aqencies 14 agencies were notified on December 15, 1997, March 10, 1998 and July 30, 1998. Final comments were due August 12, 1998 Agencies Notified Response Dafe Agencies Notified Response Date- Received Received Received Received Spokane County Division Yes August Spokane County No of Engineering and Roads 12, 1998 Boundary Review Board Spokane County Yes May 18, Spokane County Division Yes August 5, Development Services 1998 of Long Range Planning 1998 Spokane County Division ~ Yes ~ August ~ Central Valley School ~ No ( PE-1852-97 - Staff Report - August 26, 1998 Public Hearing 4 of 8 . , of Utilities 112, 1998 jj District Spokane County Yes January 8, Spokane County Fire Yes Mar. 16 Stormwater Utility 1998 Protection District No. 1 and June 24, 1998 Spokane Regional No Spokane Regional Yes August Transportation Council Health District 12, 1998 Spokane Transit Authority I No Model Irrigation District ~ No N Spokane County Division _ Washington State of Parks, Recreation and No Department of No Fair Transportation Responses from the Public: One letter in opposition to the proposal was received by the Division of Building and Planning. Issues of concern include inadequate off street parking area, public water service, and impacts to wildlife and existing traffic patterns. Description of the Site: The subject site encompasses approximately 3.24 acres, is somewhat triangular in shape and is currently occupied by a duplex which is located near the south property line adjacent to 40'h Avenue. The topography of the site is generally flat and includes a gentle slope down toward the northeast corner of the site. Residential landscaping is associated with the duplex structure existing on site with the remaining portion of the site heavily covered in native Ponderosa Pine. The site is relatively free of underbrush. A major drainage way crosses the north portion of the site. Dishman Mica Road is paved but does not include curb, sidewalk or street lighting.• 381" and 40'' Avenues are paved and include curbing but are without sidewalks. Overhead transmissio-, lines border the east side of Dishman Mica Road. BackQround: A building permit was issued by the Division of Building and Planning in 1996 for . the existing duplex Iocated on site. On December 10, 1997, the applicant submitted a preliminary plat application to the Division of Building and Planning and a Technical Review meeting was held on January 8, 1998. The applicant submitted several revised preliminary plat maps in response to comments received at the Technical Review meeting. The initial proposal included the request . for a duplex division for Lots 1, 4 and 5. The applicant submitted a letter to the Division of Building and Planning on April 15, 1998, withdrawing the divided duplex request. On June 8, 1998, a preliminary plat map was submitted which was accepted by the reviewing agencies and is the preliminary plat map of record. The proposal was deemed Technically Complete on June 4, 1998. Staff Analvsis: Comprehensive Land Use Plan: The property is located within the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for development of a"city-like" environment which includes various land uses, intensive residential development, and public facilities and services (water, sanitary and storm sewer lines, police and fire protection, and other features). Residential net densities should have an approximate density of 1 unit per acre to 17 units per acre. The proposed preliminary plat, with an overall density of approximately 3.08 dwelling units per acre, is consistent with the density range recommended within the Urban category of the Comprehensive Plan. PE-1852-97 Staff Report - August 26, 1998 Public Hearing 5of8 a Urban areas are the most intensely developed of all the categories and is primarily a residential category of single family, two family and multi-family buildings along with neighborhood commercial, light industrial, and public and recreational facilities. The more intensive land uses such as light industrial and neighborhood commercial will be located near the heavily traveled streets, while the least intensive single family residential uses will be isolated from noise and heavy traffic. Multifamily (and duplexes) will usually be a transitional use located between single family residential and the more intensive uses. The preliminary plat map illustrates three duplex lots located east of and adjacent to Dishman-Mica Road, a Principal Arterial, and an existing duplex located north of and adjacent to 40'h Avenue, a Minor Arterial. The duplex units create a buffer between the high traffic arterials and the four single family residential lots extending east and north, therefrom. The design of the preliminary plat is generally consistent with this concept. Urban areas will have public water systems, sanitary sewer systems, storm sewer systems and utility systems such as electrical, telephone, gas, and cable services. Streets will be curbed and paved. Street lights and sidewalks will be common to residential, public and commercial areas. Public facilities include elementary, jr. high and high schools. Parks will normally be associated with schools but not exclusively. Public libraries, manned fire stations, medical facilities, government offices and post offices may be dispersed throughout urban areas. The plat will be served by a full range of public services including public water and sewer systems, public utilities and fire protection. Objective 1.1.a and related Decision Guideline 1.1.1 indicate that "fill-in" development should be promoted in established development areas when adequate p,ower supplies, sanitary and storm sewers, streets and schools and fire service are available. The proposal promotes the "fill-in" policy as all public services are available to serve the site, except for public transit. - Objective 1.2.b and Decision Guideline 1.2.2. emphasizes the need to ensure adequate open space, recreational facilities and parks for residential development. The Spokane County Zoning Code requires that 50% of each lot be left in open space. The Spokane County Division of Parks, Recreation and Fair was contacted and no comments were received regarding the inadequacy of public parks to serve the proposal. Goal 1.3 encourages conservation and utilization of natural features and vistas within the County. Objective 1.3.a and 1.3.b indicates development should be guided by environmental concerns and natural limitations, and that future development should be encouraged in a manner to least disturb the natural elements of the environment. A natural drainage way crosses the subject site and runs along the southeast property line of proposed Lot 5. The preliminary plat map illustrates a drainage easement for the preservation of the natural drainage way. In addition, access to Lot 5 which is located perpendicular to the drainage way in such a way that the impacts to the drainage way will be minimal. Objective 1.3.c states residential platting should be developed with public sewers where it can be established that alternative systems would be a threat to the water source. The subject site is located within the Aquifer Sensitive Area (ASA) Overlay zone. The Division of Utilities and the Spokane Regional Health District are recommending the site be served by a public sewer system prohibiting the authorization of on site sewage disposal systems (septic tank and drainfield). Objective 1.5.b and Decision Guideline 1.5.3 encourages installation of underground utilities. The existing neighborhood surrounding the site is served by underground utilities. A utility box is located on the north portion of the site, south of the terminus of 38' Avenue. However, overhead transmission lines do border the subject site along the east side of Dishman-Mica Road. PE-1852-97 Staff Report - August 26, 1998 Public Hearing 6of8 Objective 1.5.c indicates streets and sidewaiks should be included in future and existing developments when appropriate. Decision Guideline 1.5.5 indicates paved streets and street lights should be required in Urban density development. The site will be provided access from public and private roads, and a private driveway. The public road is existing and is paved and curbed but without sidewalk or street lighting. The proposed private road shall be constructed to County Road Standards which requires paving. However, street lighting has not been recommended as a Condition of Approval for the development of the proposal by the reviewing agencies. The proposal is generally consistent with a majority of the Goals, Objectives and Decision Guidelines of the Urban category of the Comprehensive Plan. Zoning: The purpose of the Urban Residential-3.5 (UR-3.5) zone is to implement the lower density range of the Urban category of the Comprehensive Plan. The intent of this zone is to promote areas of primarily single-family residential use in an urbanized neighborhood setting, having a high level of public services, although, Section 14.605.020, Use-Residential, identifies duplexes (two family residences) as a use that is permitted with the existing Urban Residential- 3.5 (UR-3.5) zone upon demonstration of compliance with the development standards for duplexes identified in Chapter 14.616 of the Spokane County Zoning Code. Lots shall be served by a public water system and shall require connection to a central sewer system when available. _ Roadways shall be paved and curbed and may have sidewalks. - The proposal is consistent with purpose and intent of the-Urban Residential-3.5 (UR-3.5) zone. _ Design: The preliminary plat map illustrates division of approximately 3.24 acres into seven lots for four (4) proposed single family residences, two (2) proposed duplexes and one (1) existing duplex (located on proposed Lot 1) with an overall density of approximately 3.08 dwelling units per acre. The duplex lots adjoin Dishman-Mica Road and 400'Avenue (Principal and Minor Arterials, respectively) and serve as a buffer to the four proposed single family lots and the existing single family residences located north and northeast of the subject site south of and adjacent to 38'' Avenue, a Local Access Road. Access to Lot 1 exists from 401h Avenue. Access to Lots 2, 3 and 7 is provided from a private cul- de-sac which is located approximately 45 feet south from the cul-de-sac at the terminus of 38th Avenue. Access to Lots 4, 5 and 6 is provided from a 20 foot wide private driveway extending west from the private cul-de-sac. The private driveway providing access to Lot 5 is located perpendicular to the natural drainage way and will serve as a berm creating an enclosure for the proposed biofiltration swale that will dispose of stormwater created by the proposal. An easement has also been illustrated along the natural drainage way to protect the function of the drainage way. The preliminary plat map also illustrates a 20 foot wide Future Acquisition Area along the property line fronting Dishman-Mica Road. The Division of Engineering and Roads has recommended that access to Dishman-Mica Road be prohibited until such time as specifically authorized by the County Engineer. All lots meet the Urban Residential-3.5 (UR-3.5) development standards for density, lot frontage and minimum lot area for both the proposed single family residences, and the existing and proposed duplexes. PE-1852-97 Staff Report - August 26, 1998 Public Hearing 7 of 8 . • NOTE: The preliminary plat map of record indicates proposal of 3 divided duplex lots. The applicant has withdrawn the request for duplex divisions. The statement shall be removed from the final plat map. Staff Recommendation: The proposed preliminary plat is generally consistent with Goals, Objectives and Decision Guidelines of the Urban category of the Comprehensive Plan. The preliminary plat map of record demonstrates general compliance with development standards for the Urban Residential-3.5 (UR-3.5) zone. The Division of Building and Planning recommends approval, as conditioned. Attachments A. Maps - • Vicinity Map • Preliminary Plat Map • Comprehensive Plan • Zoning B. Agency and Public Comments C. 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I vu. .~c ro. ow.-Ce c...T .t s r.+..~ 5~... .Iw..i:~.o.. J ~ Not to Scale 08/18198 N~ PRELIMINARY PLAT MAP s ~ . ~ . . U e pian p . s etiensive . . .(;Ompr . . .ate~ - i x . . . " = ~n e{l r o ' bai 1 -,ZQ . . g .i~ , ~ . ,,G' ~~►eC : . . . . ' ~ ~ ~.e ~:,-i . • ' ~ ~ , . ."r`~ ~S~ +~~i ~ ~'f~ `•'t ' . . • , ~y~~ ,it'ti/"~~ ~4Li .~G~ ~ JM1 „ ~ . ~s`'''';` ~ti' , ~ ~y r' s~~ , • . ~ i 4.~ ~ `Y4~ y. G _ JS~ , `A . " I.' } ` - ..T J 2~' ~ ' r t '•.x' . ~ ~ i~ 1 , . . . . . ~ r' ^ ~ . . . ''y • _ . • ,;J ; ~.~e ~ :l +.'M' ~ajr~ ~ _j : r,~;~; . .~r: ~ ~ ~~3~4~~ ek - ; . , - ~ . :i' . _ . =t . . .l ~ "Z : ~ •.t . 7 tr' .5 ♦ •r ~~~,•t-~' " "cn t • . aa . . ' - - . . . I ;~i~(' % ~ , •i~ ~ ~1 ~ ~ E ' : .:1r. n,'. o~ ~;1en Se ~ : ~ : . ~ ' `'r~ ~ . he,,tet "T ~ . . . . . • ' ~ . ~ . - ~ . ' . - l ~ Ln ~ ~ . ~ ~ ~ ~ . ~ ► 0 ~ . . ~ ~ 6 . . ~ ` • ' . ' ~ . Spririg . ~ ~ . • . - Tt 10 h, • • ~ , 1t :'A~s 1 e~~ - . . • • ~ ~ ~ We1 ■ ~ fl!'1 ~ . ~ , ~ ' ~ • ~ • ~ ~ ~C • •i - . . / _ , ~ . - ~ ~ I~17~ • . 1~' ~ _ ' .l~ •R C_ . . ~i` ` . Radio ~ ro 1 Tovver Spri w &I A pring ~ o ~ pri ng, ~ - Ro- ~ ~ ~Silv r~► - ~ S1V~ P~~'~ MA C4MpRENEN N ag~18198 Not to Scale PEm1852m97 Existing Zoning _ . . 1- CASrLr - ALOHA ADD UR-3.5 . ~ ~ U ~,-3,5 . VR -3 5 . ~ ,Qzt1,H,q ' QZOyA p coq,,,~ . - s'EC4~V►D ~"'Arl~4'1~ ~ ADP ,q n, SE~011r0 ~ 1 ~ : A 01a ~ ~ o JaEY M U R~3 6 l _ ~ VR•3.5 . ADD. ~ ~8.•-2d• ' vOEY MAR/,E' 137 ~a~ _ ' CHESTl'~~~ ~ `lOEY - MAR1E. 2 N ~ Fi~a U~'.3•5 ~ D ~ AD~ IST A~A ~ \ ' 4• . ° ~ ~J ~ ~1"-~Q ~ VIGUE' 3 1 139 • - g u.~ 1 ~ . U~ ADD ~ kwV•,.~ i3#S ~r-?• ;:~~~`r3~;~;:; A ~ r ~ N ^ 4 ~ _V~:.` S ~ ~ H~ q T E R C, H E ~..J . IGH T 5 , ~ E•_•r ' :c__:t:: ;+.:-:ts: V 4y~•: -~•Y - ~~:~y ~ • 7 t;a?:=:`~ :•:i:-•~f•>: . • • 3 '`•R :::~;::r:::r.r:. ~ ~ ~ , - • ~ 126 ~g=59 6S6 uk- 1~3 F`' 4 , ' ~ ~.-z• . ` 3 ~'-35 (L~ ~ ~ Q+ ~jV/18 ~ ~ ~ • 'C./ 130 !50' ! 30' t50' ~ o • " ..-:-++i-~i • v ~ r ~3 ~ Z';~ ✓ iei: 7a 17 ' ~~ra• 4 N ~ rM j ~Q ' e 19rm /Z¢ ZT Ifi ~ ~s~ro•.~ { ~ al ` 3 o ~ 0 19 ~ •fh Not to Scate 08/18/98 N . ~ ZONING MAP ATTaCFtMENT B AGENCY AND PUBLIC COMMENTS OFFICE OF THE SPOKANE COUNTY EiVGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "ENGINEER'S CONDITIONS OF ArPPROVAL" PLATS TO: Spokane County Planning Departmen FROM: Division of Engineering & Roads • t • J,~ . , DATE: August 12, 1998 U ~ PROJECT: STRAWTHERS ADr, FILE PE-1852-97 / Hearing: 08/26/1998 @10:30 # Review Date: Sponsor/Applicant: CHARLES & DONNA STRAWTHER Dection Township Range: 33-25-44 Planner: FRANCINE SHAW Technical Review Date: (01/08/1998 @ 1:15) The Spokane Cou..~ty Engineering Department has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokar?e County Planning Department for inclusion in the "Findings of Fact, Conclusions and ~'rder/Decision" should the request be approved. 1. ThGt conditional approval of tne plal: by the County Engineer i s giv-=n subject to approval oi the road syste►n as indicated in the preliminG ry plat of record. .2. Road plans, profiles and cross sections as des?gned to County standG=c.s showing proposed street centerline and curb grades be submitted to thle. County Enginzer for acceptance prior to construction and/or the fil~~g oi a final plat; road plans to be pr-apared under the direction o.= z licensed Professional Civil Engineer. 3. D?"ainage plans and design calculat-ions showing the alignment o=L drainage facilities be submitted to the County Engineer ior acceptGnce prior to construction and/or thz filing of the_final plat. DrainGue p1Gns to be prepared under the direction of a licenszd ProiessionG1 Civil Engineer. a. Construc-Lion within the proposed public strents and easement-s shGll be performed under the direc-L supervision oi a licensed engine-e?-/sL_rv=yc_, who sha11 furnish the County Engineer c.ritn "P.s Bui1t" plans anc G certificate in writinq that all improvemer.ts were ins~zlled to -~e 1'-nes and grades shown on the approved construc-Lion p1at?s znd it-nat G=l disturbed monuments have been replaced. cc: anpiicant c1--'DLRLEs & D0LK1VA sTRA'.+'rHsIR Engineer/Sunfe:ior L?;,RENCE: BENSON Pla::n?r paA.',FCIIJE SiA`rl ~ S1-OKANE REGrONAz~ ~~~ALTH DIs~~'T EN-VYRQN,MENTAL HEALTH DIVISION Inter-office Co=unicafion t-it-uElV'~~ ~~~KAN~ ~~~NTY M ~R 2 5 1998 nATE: ~~~CH 16,1998 ~ - TO: Francat7e ShaNv, ing Z]i~i~~~on FROM: Donald T. Lyneh, EHmS 11 - EHD, SRHD SUB~~~CT: Proposed Preliminary Plat: PE- I 8.SZ-97 Strawthers Addition Refe-rences. a-) Map af subject, scale Y" - 50', by Lawrence L. Bensan, dafied February 27, t 99$, received by this ofF ce March 10, 1995. b) geconnaissancc GeoloQic MaD of the West Half of the Spokane Ouadxanizle. Washineton and Idaho. AllarY 13. Griggs, 1966. C) Soil'Survey. SiDokane Countv. Washin2ton, Soil CanservatTon Service, U.S.D.A., Iiflarch, 1968. c~) :S13okane Countv. Washinc-ton. Enmneezing Intemretatians, Soil Conservation service, U,S.D.A,, August, 1974. . e) Snokane C'ounly Ruies and Reaulations for ~~-yvaee Disoosal Svstems, January 19, 1995, f) Spokane, Regional Health District prQcedural implementatiorr of Section 52 of Substitute House Biil 29Z9 (~CW 5 8.17.110, as arnended). - g) Logs af water wells in Range 44E, Tawnship 24,25N Sections 4, 28, 32, 3 3, and 34. h) Map: Freeman Quadrangle, U.S.Gr.S., 1973, and SpokaneN.E., U.&Cr.S., 1973. 2. Findings; a) This project lies over the Spokane-Rathdrtim Aquifer. b} The project %s within Critzcal Wate~ Supply Service Area # 3 and wit}mlin the service area of iVlodel Irrigatiorx District # 18. Water stipply will be a public systenl. C) The pr~~ect is inside the Spokane County Colnprehensive Wzistewater iManaaement Area, inside the General Sexver Service Ar'ea, and inside the PrioriCy Sewer Service Area recommended in the '201' Study. The rnethod of sewacie d'sposal is subject to appraval of the Director of Utilities. Spokatie ~ount~m . pursuant ta Caunty Resoji-itian 80,0418 adopted March 24, 1980. The tnpa~rapliy and soils in t~~~ 'e-irea are acnerally sultable for use of indiuidual on-site sewa~e dtsposal s~~sterns. The lots are nat Of tlZe propeC diiilen5iOns fa pei-m3t the Lise of bOth zndiuidual wells and ~~~vage s}fstei-ns. i cc__~ rTi 671,t ~3r~ ~~l ~l ~ ji . . l t To: FRANCINE SHAW (Building & Pianning) . CC: From: J1M RED (Utilities) Date: 8112198 Subject: PE-1852-97 Stage: Hearing Examiner Phase: Strawthers Add ss09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed. Sewer connection permit is required. Commercial developments shall submit historical and or estimated water usage prior to the issuance of the connection permit in order to establish sewer fees. , ss09a The dedication shall state: Public sewers shall be constructed to provide for the connection of - each parcel to the County's system of sewerage. Uses on properties within the project shall be required to connect to the sewer andpay applicable charges per the County Sewer Ordinance. Sewer connection permits shall be required. ss09b The dedication shall state: A public sewer system wili be made avaiiable for the plat, and individual services will be provided to each lot prior to sale. Use of individual on-site disposal systems shall not be authorized. • ss09c The dedication shall state: Individual tracts shall be subject to payment of current applicable sewer connection charges and/or general facilities charges prior to the issuance of a sewer connection permit. ss12a 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 facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. ss12e Sewer plans acceptable to the Division of Utilities shall be submitted prior to the finaiization of the project. ss'i3a Security shall be deposited with the Division of Utilities for the construction of the public sewer connection and facilities and for the prescribed warranty period. Se-curity shall be in a form acceptable to the Division of Utilities and in accordance with the Spokane County Sanitary Sewer Ordinance. ws01 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. , M E M O R A N D U M - DATE: January S, 1998 TO: Francine Shaw, Division of B' di and Plan n.ing FROM: Brenda Sims and Katherine ll ,~G`ater Resources RE: PE-1852-97 Preliminary plat of Strawther's Addition; SEPA CC: FILE It appears that the proposeds}~ is in the same area as a natural draw. The applicant states in the SEPA Checklist that some filling may be necessary to provide access across the draw to the northern most duplex. How will this natural draw be protected from being blocked or completely filled in? We are concerned that upstream runoff will still have a path and that this proposal does not increase the runoff rate and/or volume to a flood zone area which is located downstream of this proposal. The applicant also states that drywells will be utilized. Some areas in the Chester Creek watershed are not appropriate for drywells use due to high groundwater tables and geology in the area. The applicant needs be aware that site specific conditions may require alternative methods to be used in handling the drainage issues for the site. If groundwater is an issue in this area we would be concerned that the proposal does not impact adjacent properties. Protection against flooding basements would also be a potential issue. , We recommend that the applicant submit a conceptual drainage report to the Engineers Department for acceptance prior to approval. We also recommend that both the rate and volume of any runoff that exists the site be held to pre-development conditions. RtCE1VED SPOfCANE COU~~ ~ 14N 0 7 1998 , DNISZ;1ON 0F9.1i1LD1Nc-- ~t-v~ I 1C1SiormIKATHRIhE1DESiGNpet65297 dac ' 06/24/98 `YED 15 :14 F.~ 509 412~ SPOK~E VALI.EY FIRT ?PT Bt1ILDI~vjG CODES ~ 002 ' ; SPOKANE VALLEY F1RE DEPARTMENT lw Spokone County Fire District 1 10319 EAST SPRAGUE AVE. ~ SpOKl+NE, WA 992O6'3676 •(509) 928-1700 • FAX (509) 692:4125 R. Pat HtNtlpRries ' ' Chi6f Jtune 24, 1998 Francine Shaw , Department of 8uilding & Pla.nning 1026 w. BroadWay - Spokane, WA 99260 RE: Strawther's Addition PE-1852-97 • Dear Ms. Shaw: _ The Spokane Valley Fire Department's requirements fvr this proposal have been met. Existing water and access as drawn are adequate. Sinc ely, Mi12er Fi e Inspector KM/md %-A 1~Jc~f~':,- 1 ,l17771 - ..5 ~~'l.~N . ~fl~~t~..i►~P,; v~ r r- . . _ . .:_.i.... :v :;,i ;'C.T'.~_a' ♦ , •.Y~: 0:- . ,N,~ ~ . - Cl . , . . , ~ . ~ ,1 Gt Spokane County Public Works Department Division of Long Range Planning RECEIVED SPOKANE COUNTY . AUG 0 a 1998 lnteroffice memo OIVISION 0F BUILDIMG ArlD PLAAdfVING 7tY: Date: 08/04/98 To: Francine Shaw CC: John Mercer, AICP From: Allan N. deLaubenfels, Planner - RE: PE-1852-97 On 12/1 S/97 we made the following comment: Thank vou for the opportunity to respond to the above proposal. 7'he Division of Long Range Plannin- finds the following: The proposal is located in the Urban category of the Spokane County Comprehensive Plan and the Interim Urban Growth Area (IUGA). The proposal appears to be consistent with the Comprehensive Plan. Nothing has occurred to change that. . , ~ . Sha o~Y.. ..y ~,.t.,~ _xsq •sfr • .~r-c.~r?O+~_r.-.=r~r~;~^.. ' ,x.Ywrr-~e^-'•; i~ ~ ~_w ~1 e~13^ f`w~e~-,...-~•-w..` . w.~x' , • ~ .ri a w Francine Y • ,--s.`Y' .1 ~ 3. 1M i'Y:~M."~.Si.. ~.c..~~~_. ~ ♦.U~~.f. :j~:' °-Su►4~w.La- _?LwV~a~~._tiMAi.W...:t~ ,i+.l~..~.i-~.'L~ ~P.O • From: Hemmings, Bill Sent: Monday, May 18, 1998 12:59 PM To: Shaw, Francine Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine Subject: P-1852 - Strawther's Addition - Revised Concept Drainage Plan 5-18-98 I received the above referenced concept drainage plan on May 8, 1998. The drainage plan as presented is acceptable in concept form only. No specific calculations are accepted at this point in time. I consider this application to be technically complete. I recommend using the standard drainage condition on this proposal. ~ ~ ✓1~'~ : f~.l ~ L, C, ~1 ~ . . ~ ATTACHMENT C CONDITIONS OF APPROVAL M .r' - w.• - Q - F~ECOMMExN:DED CONDITIONS OF 'G ..~Ny ~ 1♦ I ~►PPROVi4tL FoR P-E-18:5~2-97 y ~Y Y 4 r ~ ~q'., ~..+'ri • 3.. //w`l • , . , Y ' ~ ~ ~ ~ "'+.....ow ' k>: x.'°. r ` •'T"'Y-%~ X k.ra .~R'.°a`.t , . ?~t '_A DIVISION OF BUILOING AND PLANNING SPOKANE COUNM . v „`ssk ' w r~ ~ .t: ~'`ya`~ F~j~_.yya `x~ s1 ',L` ~t" ~ 4r ~,T'. , tr+i i` ? ~F•xs- ' a. 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which ' term shall include the owner or owners of the property, heirs, assigns and successors. 2. The preliminary subdivision applies to the following real property: That part of the Southwest quarter of the Northwest quarter in Section 33, Township 25 North, Range 44 East, W.M., more particularly described as follows: . BEGINNING at the Southeast corner of said Southwest quarter of the Northwest Quarter of said Section 33; thence North 0035'31" East along the East line of said Southwest quarter of the Northwest quarter 341.45 feet to the True Point of Beginning; thence continuing North 0035'31" East along said East line 100.00 feet; thence North 890071 West, 242.10 feet; thence North 340'52'49" West, 134.80 feet; thence South 55053' West 190.70 feet to the Easterly right of way line of Dishman- Mica Road; thence South 38038'02" East along said right of way line 129.63 feet; thence South 890 07' East, parallet with the South line of said Southwest quarter of the Northwest quarter 395.13 feet to the True Point-of Beginning together with That portion of the South 341.45 feet of the Southwest quarter of the Northwest quarter of Section 33, Township 25 North, Range 44 East, W.M., lying Northeasterly of Dishman-Mica Road EXCEPT that portion deeded to Spokane County for 40th Avenue by deed recorded June 28, 1978 under recording number 7806280424 Situated in the County of Spokane, State of Washington. 3. The proposal shall comply with the applicable Chapters of the Spokane County Zoning Code, specifically the Urban Residentiai-3.5 (UR-3.5) zone, as amended. 4. The final plat shall be designed substantially in conformance with the preliminary plat of record. No increase of density or number of lots shall occur without a change of condition application submittal and approval. PE-1852-97 Division of Building and Planning Recommended Conditions of Approval Page 1 of 4 . ~ . n ~ , 5. The Director of the Division of Building and Planning/designee shall review any proposed final plat to ensure compliance with these Findings and Conditions of Approval. 6. A final plat/ name/number shall be indicated before the final plat is filed, such name/number to be approved by the Director of the Division of Building and Planning /designee. 7. Appropriate road name(s) shall be indicated. 8. The final plat map shall indicate by a clear, dashed line the required yard setbacks from all private and public roads. The dedication shall contain the following statement: "Side yard and rear yard setbacks shall be determined at the time building permits are requested unless these setbacks are specifically drafted on this final plat. The setbacks on this plat may be varied from if the proper zoning approvals are obtained.° 9. The preliminary plat is given conditional approval for five (5) years, specifically to September 1, 2003. The applicant may request an extension of time by submitting a written request thirty (30) days prior to the above expiration date. 10. Appropriate utility easements shall be indicated on copies of the proposed final plat. Approval of utility easements by the appropriate utility companies shall be received with the submittal of the final plat. , 11. Four (4) current certificates of title shall be furnished to the Division of Building and - Planning. 12. Prior to filing of the final plat, the applicant's surveyor shall submit one or more maps outlined in red of the area being finalized (i.e., Spokane County Assessor's map). The scale shall match the appropriate assessor's map scale. - 13. The Spokane County Division of Building and Planning shall prepare and record with the County Auditor a Title Notice sha(I be released, in full or in part, the Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least 20 feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing andlor newly dedicated right-of-way along Dishman-Mica Road. NOTE: The Spokane County Engineer has not required new dedication. b. Future building and other setbacks required by the Spokane County Code shall be measured from the reserved future acquisition area. c. No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. d. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscping, parking, surface drainage, drainfield, signs and others) shall be considered interim uses. PE-1852-97 Division of 13uilding and Planning Recommended Conditions of Approval Page 2 of 4 4 e. The property owner shail be responsible for relocating such "interim" improvements' at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 14. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same. time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. The Title Notice shall generally provide as follows: The parcel of property legally described as That part of the Southwest quarter of the Northwest quarter in Section 33, Township 25 North, Range 44 East, W.M., more particularly described as follows: BEGINNING at the Southeast corner of said Southwest quarter of the Northwest Quarter of said Section 33; thence North 00 35'31" East along the East line of said Southwest quarter of the Northwest quarter 341.45 feet to the True Point of Beginning; thence continuing North 003531" East along said East line 100.00 feet; _ thence North 89007' West, 242.10 feet; thence North 34052'49" West, 134.80 feet; thence South 55053' West 190.70 feet to the Easterly right of way line of Dishman- Mica Road; thence South 38038'02" East along said right of way line 129.63 feet; - thence South 890071 East, parallel with the South line of said Southwest quarter of the Northwest quarter 395.13 feet to the True Point of Beginning together with That portion of the South 341.45 feet of the Southwest quarter of the Northwest quarter of Section 33, Township 25 North, Range 44 East, W.M., lying Northeasterly of Dishman-Mica Road EXCEPT that portion deeded to Spokane County for 40' Avenue by deed recorded June 28, 1978 under recording number 7806280424 Situated in the County of Spokane, State of Washington. is the subject of a land use action by a Spokane County Hearing Examiner or Administrative Official on August 26, 1998, imposing a variety of special development conditions. File No. PE-1852-97 is available for inspection and copying in the Spokane County Division of Building and Planning. 15. At the time of final plat submittal, the applicant shall demonstrate either on the face of the final plat or on an acceptable attachment that all lots located on a cul-de-sac or curvilinear meet or exceed the minimum frontage required. 16. A survey is required prior to the filing of a final plat. 17. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Building and Planning/designee for , PE•1852-97 Division of Building and Planning Recommcnded Conditions of Approval Page 3 of 4 _ . . ~ compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended 18. The private road shall be considered subservient estates for tax purposes to the other lots created herein. 19. The private road cannot be sold or transferred, regardless of any provision in the covenants to the contrary, and shall be considered subservient estates for tax purposes to the other lots created herein. ' 20. A copy of the homeowners'/property owners' association articles of incorporation and/or bylaws and/or covenants and restrictions, together with any other provisions for maintenance of the private road, shall be submitted for review and approval to the Division of Building and Planning prior to finalizing. 21. A filed aviation easement satisfactory to the Spokane International Airport Board, Fairchild Air Force Base or other traffic control agency shall be provided prior to filing of the final plat. . 22. The final plat dedication shall state, uThe private road shown on this plat is hereby dedicated to the homeowners association created by document recorded . under State document no. PE-1852-97 Division of Building and Planning Recommended Conditions of Approval Page 4 of 4 ~ OFFICE OF THE SP.OKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "EUQZNEER' gfWNDI " PLJTS TO: Spokane County Planning Departmen, A ~ FROM: Division of Engineering & Roads ~ DATE: August 12, 1998 PROJECT: STRAWTHERS ADr. FILE PE-1852-97 / Hearing: 08/26/1998 Q10:30 # Review Date: Sponsor/Applicant: CHARLES & DONNA STR.AWTHER . Section Township Range: 33-25-44 Planner: FRANCINE SHAW Technical Review Date: (01/08/1998 @ 1:15) - 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. l. 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. Road plans, profiles and cross sections as designed to County standards showing proposed street centerline and curb grades be submitted to the County Engineer for acceptance prior to construction and/or the filing of a final plat; road plans to be prepared under the direction of a licensed Professional Civil Engineer. 3. Drainage plans and design calculations showing the alignment of drainage facilities be submitted to the County Engineer for acceptance prior to construction and/or the filing of the final plat. Drainage plans to be prepared under the direction of a licensed Professional Civil Engineer. 4. 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 plans and that all disturbed monuments have been replaced. CC: Applicant CHP,RLES & DONNA STRAWTHER , Engineer/Surveyor LAWRENCE BENSON Planner FRANCINE SHAW Page 2 08/26/1998 01/08/1998 PE-1852-97 . 5. No construction work is to be performed within the existing or proposed ° Public right-of-way until a permit has been issued by the County Engineer. All work is subject to inspection and approval by the County Engineer. 6. All construction within the existing or proposed Public right-of-way is to be completed prior 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 centerlines shall be filed with the County Engineer. 7. The applicant should be advised that individual driveway access permits are required prior to issuance of a building permic for driveway approaches to the County road system.. 8. A statement shall be placed in plat dedication that no direct access be allowed from lots to Dishman-Mica Road until such time as specifically authorized by the County Engineer. 9. The private road be improved to Spokane County standard for a private road standard serving 3-6 lots. 10. All vested owners shall sign and record private road documents as prescribed by the Spokane County Engineer. These documents shall be reviewed and approved by the Spokane County Engineer prior to recording with the Spokane Courity Auditor. Recording numbers shall be referenced in the dedicatory language of the plat. 11. 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 owriers hereby acknowledge that the County has no obligation of any kind or nature whatsoever to establish, 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. , Plg e 3 08/26/1998 01/08/1998 PE-1852-97 12. The proposed plat shall be improved to the standards set forth in Spokane County Board of Commissioners Resolution No. 95-0498, as amended, which establishes regulations for roads, approaches, drainage and fees iri new construction. 13. 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. 14. The County Arterial Road plan identifies Dishman-Mica Road as a 100 foot Principal Arterial. The existing right of way width of 30 feet from centerline is not consistent with that specified in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 20 feet in width along the Dishman-Mica Road frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Dishman-Mica Road. 15. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regardinr these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 16. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. ~ o-A C.,n~ ~ , ~ ~ U ♦ l 0-6 ~ r ~ . - ~ ~ ~ , FINAL BuILDING PERMITS 2/12/98 FINALIZED SITE ADDRESS NAME & PROJECT PARCEL # FILE# MYLAR BY DATE C MISSION E 11123 SPLASFiDOWNXPANSION-ADD EXPANSIOFJ 45093.06-- 894008 PL 3/10/95 MISSION E 11123 SPO C'0-PINIC SHELTER & RESTROOM 4509 B70145 JS 3/7/89 MISSION E 12000 HARDEE'S- 45161.541- 893181 PL 11/3/94 MISSION E 12018 SHUR KLEEN-ADD DRY STORAGE 4516 890243 BT 5/31/94 MISSION E 12111 RETAIL SLDG- 45094.0111 B94190 PL 11/28/94 MISSION E 12111 ,-209, -217 RESTAURAidT,OFFICE,-RETAIL CTR 45094.0104 894006 PL 11/9/94 MISSION E 12415 BEST WESTERN-MOTEL 105 UNIT 3 STORY PHASE I 45103.0222 B95179 J-09 DB 3/1/96 MISSION E 12606 VALL£Y GEN HOSP-ADD REMODEL 4515 B91036 BT 5/15/91 MISSION E 12701 VALLEYCREST-CONVALESCENT CTR-UNICARE 45103.0237 B94150 DB 1/11/96 1/11/96 MISSION E 12903 VALLEYCREST-BED 60 ASSISTED LIVZNG 45103.0227 895062 DB 9/18/95 MISSION E 13102 MILLER, DON-OFFICE 4515 890100 BT 2/15/91 MISSION E 13102 MITCHELL MEDICAL BLDG-ADD TO EXISTING BLDG 45151.9021 B97065 DB 9/25/97 MISSION E 13303 RIDGEVZE`R EST (WOLFF)-APT 269 UNITS 45104.9025 896042 J-19 DB 6/25/96 MISSION E 13310 CEDAR CHATEAU EST-APT 214 UNIT 4515 B91012 A-38 BT 12/18/91 MISSION E 13320 CEDAR CHAEU EST B-APT 4515 B92090 A-36 BT 9/1/92 MISSION E 13900 VALLEY MONTESSORZ-ADD 45242.9020 B93086 PL 11/3/94 MISSION E 13900 VALLEY P70NTESSORZ-CLASSROOM ADD 45142.9020 895070 KM 10/18/95 MISSION E 14819 -REMODEL / BOARDING HOUSE 4514 B70307 SE 2/6/90 MISSION E 14819 -BOARDING HOUSE 4514 870066 GN 10/27/89 MISSION E 15925 VALLEY MEDICAL CTR-MEDZCAL OFFICES 4514 B91094 BT 11/8/91 MISSION E 21120 TZMBERLAND HOMES-MODULAR HOMES CONST & SALE 55161.9025 893173 PL 7/6/94 MISSION E 21804 SHELL-GAS STATION/MINI MART/RETAZL 55094.9025 B96004 DB 12/10/96 MISSION E 22400 WA ST PARKS STA-PARK & RIDE 55152.9069 H97025 DB 9/9/97 MISSION E 23123 NORTHERN TECHNOLOGIES-ADD (BSP 18-20) 5510 B92034 BT 6/16/92 MISSION E 23123 NORTHERN TECI-IIJOLOGIES-ADD MFG/OFFICE BLDG 55104.9095 B95012 DB 6/20/97 6/20/97 MISSION E 23123 NORTHERDI TECHNOIAGIES-ADD PRODUCTION ROOM ( 55104.9055 B93149 CR 12/6/93 MISSION E 23123 NORTHERN TEQ-INOLOGYES-ADD MFG 55104.9089 896229 DB 5/7/97 MISSION E 23127 SPRINT SPECTRUM-TOWER 120' 55104.9095 896156 DB 8/22/96 MISSION E 23410 LZBERY LAKE ATHLETIC CLUB-ATHLETIC FAC 55151.9081 B97041 DB 4/24/97 MISSION E 29001 HEWLETT PACKARD-ADD CON CTR 55113.0201 893001 CR 9/3/93 MISSION E 29001 HEWLETT PACKARD-ADD PHASE 2 CONSTRUCTION F 5510 870020 GN 12/31/91 MISSION E 24001 HEWLETT PACICARD-ADD OPEN SIDED PAVILZON 55113.0201 B96181 DB 9/6/96 MISSION E 24001 HEWLETT PACKARD-ADD CAFETERIA 55113.0201 B93146 CR 11/8/93 MISSION E 24001 HEWLETT PACKARD-ADD MOBILE OFFZCE 55113.0201 B94088 PL 6/28/95 MISSION E 24001 HEWLETT PACKARD-TET9P MOBILE OFFICES 55113.0201 895160 DB 11/30/95 MISSION E 24001 HEWLETT PACKARD-ADD 3 MODULAR OFFICE BLDGS 55113.0201 B97151 DB 9/18/97 MISSION E 29001 HEWLETT PACKARD-ADD 22 MODULAR OFFICE BLDGS 55103.0201 898013 DB 1/28/98 MISSION E 6715 COORS DIST-ADD SERVICE CTR 35124.1003 894059 PL 12/2/94 MISSION E 7020 BOISE CASCADE-ADD OFF2CE (SP928) 3513 B90227 BT 20/17/91 MISSION E 7205 WV SD 4363-FOOD SERVICE TRAI3SFORT BLDG 3512 B92050 B-92 BH 7/10/92 MISSION E 8813 /15/17 LEMOSHcR DANIELS-OFFICE BLDG 2 STORY 45074.0910 895103 DB 9/13/95 MISSION E 8815 -AUTOMATICE OFFICE SYSTEMS OFFICE 4 507 894041 B-46 PL 8/29/94 MISSION E 8923 -MOTEL 4507 B70071 GN 10/27/89 MISS30N E 8923 QUALITY INN-SIGN 4507 B70193 GN 5/16/89 MISSION E 6923 QUALITY INN VALLEY-ADD ROOMS 36 45074.1003 893109 CR 7/28/99 MISSION E 9019 QUALITY INN-RESTAURANT 4507 B70175 BM 10/27/89 MISSION E 9118 SCHLOTZSKYIS DELI-RESTAURANT (CHG OF USE) 45172.0726 896204 DB 7/28/97 7/28/97 MISSION E 9214 GOOD TIMES-PUB 45172.0708 B97146 db 2/6/98 MISSION E 9220 VANDERVERT-HOLIDAY INN 103.UNIT EXPRESS (RE 45172.0707 B95121 J-13 DB 4/18/96 MOCHA LN/LIBERTY LK WORTHY LIBERTY LK EST PHASE II-TOWNHOUSE 5522 B92083 BT 7/20/93 MOLTER N 1611 ACCRA FAB INC-OFFICE WHSE/RELOCATE FROM MIS 55104.9049 B96043 J-20 PL 7/8/96 MOLTER N 2111 TELECT-ADD OFFICE EXPANSION 55104.9070 B93104 CR 9/17/93 MOLTER N 2111 -OFFICE MFG 5510 B70088 GN 1/9/90 Page 18 of 32 c , ai'y~~►~e De artment of Comm ' p p unity Development ,,;oOVaHey MEMO UM DATE: April 18, 2003 TO: Spokane County Division of Utilities - Information Management; Jim Red Spokane Regional Health District; Steve Holderby Spokane County Fire District No. 1 Model Irrigation District No. 18 Spokane County Auditor, Recording; Tom Perkins FROM: J. Todd, Planner SUBJECT: Proposed Final Plat of Strawther's Add.ition; PE-1852-97 Please review the above-subject map and forward your written comments to me by Apri125, 2003. If you have any questions, you may contact me at 921-1000 ext.128. Enclosure i ~ ' I ~ Copy to without enclosure. Char,.l~:x ~,r~~_~~ - - ~ ze Helt ~ . 11707 E. Sprague • Suite 106 • Spokane Valley, WA • 99206 •(509) 921-1000 • Fax (509) 921-1008 ' ~ t , i ~ S P O K A N E aJ , . C O U N' T Y BUILDNG AND PLANNING • A DIVISION OF THE PUBLI ~ JAMES L. MANSON, C.B.O., DIRECTOR DENNLs M~ _-z~W'D . , 1_ 30 1998. SPOKAidc 0JUNTY ENGINEER MEMORANDUM TO: Development Engineering Services; Bill Hemmings Spokane County Division of Uti 1 ities; Jim Red Spokane County Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderby Spokane County Air Pollution Control Authority - Spokane County Division of Long Range Planning; John Mercer Spokane County Division of Parks, Recreation and Fair; Steve Horobiowski Spokane Regional Transportation Council; Glen Miles ° Fire Protection District No. 1 Model Irrigation District No. 18 Spokane Transit Authority; Christine Fueston WA State Boundary Review Board; Susan Winchell WA State Department of Transportation; Mark Rowher FROM: Francine Shaw, Senior Planner - DATE: July 30, 1998 SUBJECT: Review and comments forthe hearing o _tu.s.t 26, 9-9 , 1U:30 ..m.FILE # PE-1852-97 Preliminary plat of Strawther's Addition to divide approximately 3.24 acres into 7 lots ' for 4 single family residences and 3 dupiexes. 33-25-44 Sponsor: Charles & Donna Strawther Note that the application, maps and Environmental Checklist were previously circulated to your agency on December 15, 1997. mmmm* Pl,e'~"as~e review nd return any comments and/or recommended conditions of approval to me by CAugust 12, 1998. ~ wc Attachments: Notice of Public Hearing . / 1026 WEST BROADWAY AVEWE • SI'OKANE, Wast-I,vGroN 99260 I'HoNE: (509) 456-3675 • FAx: (509) 4564703 TDD: (509) 324-3166 e 1 ~ NOTICE OF PUBLIC HEARING SPOKANE COUNTY HEARING EXAMINER TO: All interested persons, and owners/taxpayers within 400 feet YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BRHELD ON THE LAND USE APPLICATION LISTED BELOW; AS FOLLOWS: Application: File No. PE-1852-97; Preliminary plat of Strawther's Addition for subdivison of approximately 3.24 acres into seven (7) lots for four (4) single family residences and three. (3) duplexes. - Hearing Date and Time: August 26, 1998, 10:30 a.m. Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Buildin~g, 1026 " West Broadway, Spokane, Washington. . A,pplicant/Owner: Charles & Donna Strawther . Owner's Designated Contact: Donna Strawther, 16323 N. Castlebrook Lane, Spokane, WA 99208, . 509/467-7581 . . - = Address and Location: 11001 E. 40`hAvenue; Generally located at the northeast comer-of the intersection of 40th Avenue and Dishman-Mica Road in the Northwest %4 of Section 33, Township 25 North, Kange 44 EWM, Spokane County, Washington. Comprehensive Plan: Urban Zoning D-esignation: Urban Residential-3.5 (UR-3.5) - Environmental Determination: A Determination of Nonsignif cance was issued by the County Division ^ of Building and Planning, as the lead agency. The comment period ends 8/24/98. . Related Permits: Additional permits must be obtained including but not limited to final plat approval, Building permits, sewer connection permits and access permits. Division of Building & Planning Staff: Francine Shaw, (509) 477-3675 HEARING Ex:AMINER PROCEDURES - Hearing Process and AppeaIs: The hearing will be conducted under the rules of procedure adopted in Spokane County Resolution No. 96-0294. All interested persons may testify at the pubhc hearing, and may submit written comments and documents before or at the hearing. The Hearing Examiner may limit . . the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of the Hearing Examiner's decision will be based on the record established before the Hearing Exaininer, _ pursuant to"County Resolution No. 96-0171. Environmental appeals will follow the same pro.ceciural route as the underlying action. All hearing will be conducted in facilities which are physically,:accessible to persons with disabilities. : . - ~ - Inspection of File, Copies of Documents: A Staff Report will generally be available for -inspection . seven days before the hearing. The Staff Report and application file may be inspected at;the Spokane County Division of Buildin.g and Planning, 151 Floor Permit Center West, Public Works Building, 1026 West Broadway, Spokane, WA, 99260, between 8 a.m. and 4 p.m., weekdays, M-F, except holidays. Copies of documents will be made available for the cost of reproduction. If you have any questions or . special needs, please call the Division at (509) 477-3675. Send written comments to the Spokane County Division of Building and Planning, 1026 W. Broadway, Spokane, WA, 99260, Attn: Francine Shaw, File No. PE-1852-97. Motions must be made in writing and submitted to the Spokane County Hearing - Examiner, 3`d Floor, Public Works Building, 1026 W. Broadway, Spokane, WA, 99260-0050. S P O K A N E O U 1-4 Z ~ BUILDING AND PLANNING • A DNISION OF THE FU'BLIC WORKS DEPA41 NT JAMES L. MANSON, C.B.O., DIRECTOR DEtvNLs M. ScoTr, P.E., Di~srO ~ ~ ~ Z C5 ~ 02. ~ MEMORANDUM DATE: June 11, 1998 TO: ~ amionrm,~no..rstr• ~nn~~ernPr Spokane County Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Development Engineering Services; Bill Hemmings . Spokane County Parks, Recreation & Fair; Steve Horobiowski Stormwater Utility; Brenda Sims WA State Department of Transportation; Mark Rohwer ~ Spokane Regiona.Z Transportation Council; Glenn Miles Spokane Transit Authority, Christine Fueston Spokane County Boundary Review Board; Susan Winchell Central Valley School District " Spokane County Fire Protection District No. 1 Model Irrigation District No. 18 FROM: Francine Shaw, Senior Planner k. RE: Revised Preliminary Plat Map for PE-1852-97; Strawther's Addition Please review the attached revised plans. This version replaces that circulated to your office on March 10, 1998. Please note the following revisions: extension of driveway easement on Lot 5 and the proposal does not include the request for a divided duplex as indicated in the site data remarks. No comments are being requested as the revisions should not impact your previous comments. If you have any questions, you may contact me at 456-3675, ext. 218. wc Enclosure(s) c: Charles & Donna Strawther, 16326 N. Castlebrook Lane, S~okane, WA. 99208 1026 WEST BROAD1ti'AY AVENUE • SPOKANE, VVASHI~'GTON 9 260 ' PHONE: (509) 456-3675 • FAx: (509) 4564703 TDD: (509) 324-3166 • ~ . 0PA ~ ~ ti6h . - S P O K A N E ,•~o~ C O UN T Y - _ , BUILDING AND PLANNING • A DIVISION OF THE PUBLIC WORKS DEPAR'INfENT JAMES L. MANSON, C.B.O., DIRECTOR DEivNts M. SCOTT, P.E., DIRECTOR DATE: March 10, 1998 TO: Spokane County Division of Engineering; Pat Harper Spokane County Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Spokane County Parks, Recreation & Fair; Steve Horobiowski Stormwater Utility; Brenda Sims WA State Department of Transportation; Mark Rohwer Spokane Regional Transportation Council; Glenn Miles Spokane Transit Authority, Christine Fueston Spokane County Boundary Review Board; Susan Winchell . Central Valley School I3istrict Spokane County Fire Protection District No. 1 Model Irrigation District No. 18 FROM: Francine Shaw, Senior Planner RE: Revised Preliminary Plat Map for PE-1852-97; Strawther's Addition Enclosed is the revised preliminary plat map for the above referenced proposal. This plan illustrates revised setbacks, location of seasonal marsh, and the relocation of the condo on lot 4. This version replaces that circulated to your office on December 15, 1997. Please forward your comments to me by March 24, 1998. If you have any questions, you may contact me at 456-3675, ext. 218. kc Enclosure(s) c: Charles & Donna Strawther, 16326 N. Castlebrook Lane, Spokane, WA. 99208 , . RECEIVEcO ~ MAR 1 1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 9926m PxotvE: (509) 456-3675 • Ftvt: (509) 4564703 SpOKAYE COi1NTY ENGtNEER TDD: (509) 324-3166 , ~ ~ .s ' REC `R:~ ~ ;APK . ~ ;,a ~ SPOKANE S P O K A N E o~ C O U N T Y _ BUILDING AND PLANNIiNG • A DMSION OF THE PUBUC WORKS DEPARTMENT JAMES L. MANSON, C.B.O., DIRECTOR DEtvNLs M. Scorr, P.E., DIRECTOR RECEVED APR 2 A- 1998 DATE: Apri123, 1998 SPOKANE OOUNTY ENGNEEA TO: r Spokane County Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Development Engineering Services; Bill Hemmings Spokane County Parks, Recreation & Fair; Steve Horobiowski Stormwater Utility; Brenda Sims WA State Department of Transportation; Mark Rohwer Spokane Regional Transportation Council; Glenn Miles Spokane Transit Authority, Christine Fueston Spokane County Boundary Review Board; Susan Winchell Central Valley School District Spokane County Fire Protection District No. 1 Model Irrigation District No. 18 FROM: Francine Shaw, Senior Planner RE: Preliminary Plat for PE-1852-97; Strawther's Addition The above mentioned preliminary plat of Strawther's Addition, PE-1852-97, no longer includes the duplex division of Lot One. The proposal will be strictly for the division of approximately 3.24 acres for four (4) single family lots and three (3) duplex lots. No comments are being requested. If you have any questions, you may contact me at 456- 3675, ext. 218. kc Enclosure(s) c: Charles & Donna Strawther, 16326 N. Castlebrook Lane, Spokane, WA. 99208 1026 WEST BROADWAY AVENrLJE • SPOKANE, LVAsHINCroN 99260 PHOtvE: (509) 456-3675 • FAx: (509) 4564703 TDD: (509) 324-3166 ~ • ~ • REC~IVIED 5p4KANE COUNY aPR 2 0 1998 ONiStON Of: 8UI1.DlMG AND PU~M1NG 3Y: i'haZl?° E. :a,riij DoTiri1. T . St.t-:1.Wfi.riei 1 i~~ 3::;6 N. ~.,yst~ebIoohr :"t. ~ri~i};:ijl , 99208 ~~F , T;_±i (7 A~rii 1t 1:~~~ II3. FIa2ie= ilie Sr'ai.?F S~,1 okanP f_ fll int. y P1='! i12111iij 1026 T,TC Bt BI oad-wajT Spokanr, i;TA 99260 . RF : PE-1852-97 To ioiloTij up Tl:,,r t.elF_:pijl lile cciY1V ersat•ZUn T'Y1th jT11u Z r`•gH Zding L-11G wZti1dr+yT.ia1 y 1 i;f ~.i~c ~1i :'isiu3, uf uuY e:4istiZ~+~ u~,t~~1F:: ~1I UpI.isYt~ ~ ~si tiir ~~i e1ljttitl,,.~I y plat mar~ fot" PE-1852-9?; St i ajqtllrr'L A~jdZfi•1oI1, ve hr:i ?b,T I ri:v.lt?st t.his pl opil3!'d d1°.-,is1Un }-o bG TrFltrtijraT,rn. C T i1a:. i 1= L. ~ ~try 7'1 t.hr'• r Do;''.?laft L. Sfi.IaT7t•hrr , . r~ . ._.s ~ . RECE VED DE'I'ERMINATION OF A~~ 0~~ 1998 NONSIGNIFICANCE - "DNS" SPOKANE COUNTY DIVISION OF BUILDING AND P"JqNW RESPONSIBLE OFFICIAL, JAMES L. MANSON, DENGINEER WAC 197-11-970 and Section 11.10.230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER(S): PE-1852-97 i ' DESCRIPTION OF PROPOSAL: Preliminary plat of Strawther's Addition for division of approximately 3.24 acres into seven (7) lots for four (4) single family residences and three (3) duplexes. APPLICANT/OWNER: Charles & Donna Strawther OWNER'S DESIGNATED CONTACT: Donna Strawther, 16326 N. Castlebrook Lane, Spokane, WA 99208, 509/467-7581 LOCATION OF PROPOSAL: 11001 E. 401'' Avenue; Generally located at the northeast corner of the intersection of 40`'' Avenue and Dishman-Mica Road in the Northwest '/4 of Section 33, Township 25 North, Range 44 EWM, Spokane County, Washington LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days from the date issued (below). Comments regarding this DNS must be submitted no later than 4:00 p.m., August 24, 1998, if they are intended to alter the DNS. All comments should be sent to the contact person listed below. By: Francine Shaw Title: Senior Planner Phone: (509) 477-3675 Address: Spokane County Division of Building and Planning West 1026 Broadway Spokane, WA 99260-0050 DATE ISSUED: /Z~ 7 , 1998 SIGNATURE:-0 CONMII~ITS REGARDING ENVTRONMFNTAL CONCERNS ARE WELCOME AT THE . APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING, 1 st Floor, West 1026 Broadway, Spokane, WA 99260-0050. The appeal deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project. This appeal must be written and the appellant should be prepared to make specific factual objections. Contact the Division of Building and Planning to assist you with the specifics for a SEPA appeal. This DNS was mailed to: 1. WA State Department of Ecology (Olym ia) 2. 111 STpok~.a~"~e~ , 111-1 32 nt~ylla~iv`~io.of E~ngrne~ring7• ' a~If~s,,,arp. 3. Spokane County Division of Utilities; Jim Red 4. Spokane Regional Health District; Steve Holderby 5. Spokane County Air Pollution Control Authority 6. Spokane County Stormwater Utility; Brenda Sims 7. WA State Boundary Review Board; Susan Winchell 8. Spokane Regional Transportation Council; Glen Miles 9. Spokane Transit Authority; Christine Fueston 10. WA State Department of Transportation; Mark Rowher 11. Long Range Planning Division; John Mercer 12. Fire Protection District No. 1 13. IVlodel Irrigation District No. 18 14. WA State Department of Ecology - Dennis.Beich Kimball, Sandy From: Hemmings, Bill Sent: Monday, May 18, 1998 12:59 PM To: Shaw, Francine Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy; Busko, Doug; Miller, Katherine Subject: P-1852 - Strawther's Addition - Revised Concept Drainage Plan 5-18-98 I received the above referenced concept drainage plan on May 8, 1998. The drainage plan as presented is acceptable in concept form only. No specific calculations are accepted at this point in time. I consider this application to be :echnically complete. I recommend using the standard drainage condition on this proposal. Page 1 .r` . M E M O R A N D U M DATE: May 13, 1998 TO: Stacy Bjorhahl, Division of Building and Planning FROM: Brenda Sims and Katherine Miller, Stormwater Utility RE: Revised site plan for ZS-28-97 CC: FILE A revised drainage plan will also need to be submitted which reflects any changes to the drainage facilities (locations) in the revised site plan. The drainage plan will need to reflect the requirements from the moratorium. We would like a copy of the revised drainage plan. C:1W IN DO WS\TEM P1zs2897 b.doc ~ • . ounty Public Works, Transportation gineering Divisio • County • • Memo I To: Francine Shaw - 1 . ~ From: Scott Engelhard Subject: PE- 1852-97; Strawther's Addition Applicant: Charles and Donna Strawther Date: March 26, 1998 The proposal appears to meet Spokane County Private Road Standards. Additional comments we be forthcoming prior to the public hearing. ~ ~ ~ ~33Nf~JN31~1Nf1~~ ~N~@~~ SIW S P O K A N E U N T Y BUILDING AND PLANNINC • A DMSION OF THE PUBLIC WO C3 ^ ` ukSL~~~~~~ JAMES L. MANSON, C.B.O., DIRECTOR DErrNns M. SCOTT, P.E., DIRECTOR DATE: March 10, 1998 TO: PpDoaneWCoountWyv Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Development Engineering Services; Bill Hemmings Spokane County Parks, Recreation & Fair; Steve Horobiowski Stormwater Utility; Brenda Sims WA State Department of Transportation; Mark Rohwer Spokane Regional Transportation Council; Glenn Miles Spokane Transit Authority, Christine Fueston Spokane County Boundary Review Board; Susan Winchell Central Valley School District Spokane County Fire Protection District No. 1 Model Irrigation District No. 18 FROM: Francine Shaw, Senior Planner RE: Revised Preliminary Plat Map for PE-1852-97; Strawther's Addition Enclosed is the revised preliminary plat map for the above referenced proposal. This plan illustrates revised setbacks, location of seasonal marsh, and the relocation of the condo on lot 4. This version replaces that circulated to your office on December 15, 1997. Please forward your comments to me by March 24, 1998. If you have any questions, you may contact me at 456-3675, ext. 218. kc Enclosure(s) c: Charles & Donna Strawther, 16326 N. Castlebrook Lane, Spokane, WA. 99208 1026 WEST BROADWAY AVEWE • SPOI:ANE, WASHINGTON 99260 PHOrvE: (509) 456-3675 • FEvc: (509) 456-4703 TDD: (509) 324-3166 1 ~ • • . County Public Works, . • • a • • ee • D • • County • • Memo To: Francine Shaw From: Scott Engelhard Subject: PE-1852 Applicant: Charles and Donna Strawther Date: January 8, 1998 This proposal does not meet the driveway requirements in the Spokane County Road Standards. If the duplex lots are going to divided than the proposal shall comply with private road standards. In addition a conceptual drainage plan shall be accepted by the County Engineer prior to being placed on an agenda for a public hearing. This proposal is not considered technically complete Kimbali, Sandy From: Hemmings, Bill Sent: Thursday, December 18, 1997 12:06 PM To: Shaw, Francine Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimball, Sandy Subject: P-1852-97 - Strawther's Addition 12-18-97 I received the above referenced application on Dec. 16, 1997. The application lies in an area of soils that are indicated in the SCS manual as being Clayton sandy loam. These soils are not preapproved soils for drywell use. Therefore, I am requesting a conceptual drainage plan for the above referenced project. I have no knowledge that there are any critical areas on this property. We have no record that an agreement to pay fees has been submitted with this application. The application is technically incomplete until an agreement to pay fees is received and a concept drainage plan is accepted. ~ Page 1 a M E M O R A N D U M DATE: January 8, 1998 TO: Francine Shaw, Division of Building and Planning FROM: Brenda Sims and Katherine Miller, Water Resources RE: PE-1852-97 Preliminary plat of Strawther's Addition; SEPA CC: FILE It appears that the proposed sight is in the same area as a natural draw. The applicant states in the SEPA Checklist that some filling may be necessary to provide access across the draw to the northern most duplex. How will this natural draw be protected from being blocked or completely filled in? We are concerned that upstream runoff will still have a path and that this proposal does not increase the runoff rate and/or volume to a flood zone area which is located downstream of this proposal. The applicant also states that drywells will be utilized. Some areas in the Chester Creek watershed are not appropriate for drywells use due to high groundwater tables and geology in the area. The applicant needs be aware that site specific conditions may require alternative methods to be used in handling the drainage issues for the , site. If groundwater is an issue in this area we would be concerned that the proposal does not impact adjacent properties. Protection against flooding basements would also be a potential issue. We recommend that the applicant submit a conceptual drainage report to the Engineers Department for acceptance prior to approval. We also recommend that both the rate and volume of any runoff that exists the site be held to pre-development conditions. C:\W I N DO WS\TE M P1pe 185297.doc • 1 ! - u S P O K A N E ;~o ; C O U N T Y $UIT..DWG ANU PL.ANNMG • A DMSION OF THE PUBi..IC WORKS DEPAR~~ JAA4GS L. MANSON, GB.O., DIRECTOR IJENN]S M. SCO~~ Li r 1997 MEMORANDUM SPOKANE COUNTY ENGINEER TO: ACRI'llillililillim Spolcane County Division of Utilities; Jim Red Spokane Regional Health District; Steve Holderby Spokane County Parks, Recreation & Fair; Steve Horobiowski Stormwater Utility; Steve Worley Development Engineering Services; Bill Hemmings Department of Transportation, Marlc Rowher Spokane Regional Transportation Council; Glen Miles Spolcane Transit Authority; Christine Fueston Boundary Review Board; Susan Winchell Long Range Planning Division; John Mercer Central Valley School District No. 356 Fire District No. 1 Model Irrigation District No. 18 I'ROM: Francine Shaw, Senior Planner DATE: December 15, 1997 1tIE: PE-1852-97; Preliminary Plat of Strawther's Addition with existing Urban Residential-3.5 (UR-3.5) zoning TECHNICAL RTVTTW NiEET1NG, .tANUARY 8.1998 AT 1:15 P.M. D1VISiON OF BUILDING ANn PLANNiNG 1'` FLOOR CONFERENCE ROOM, Please review the above application and use the attached TECHNICAL REVIEW MEETING FORM for your comments. The Division of Building and Planning encourages you to attend this meeting. The sponsor and representative have also been invited to attend this ineeting. If you cannot attend, please forward three (3) copies of your review comments on the attached form to me for the meeting. The attaChed TECI-1NICAL REVIEW FORMS will be given to the sponsor at the meeting and included in the Division of Building and Planning file. Thanks for your cooperation. If you have any questions about the application, please contact me at 456-3675. NOTE: The Division of Building & Planning will now bc circulating comments for SEI'A Clieclclist at the time of teciinical review. This will be the only time you will be able to comment regarding the SEPA Checklist for this project. c: Charles & Donna Strawther, 16326 N. Castlebrook Lane, Spokane, VVA. 99208 Attachments: Technical Review Form, Project Application, Site Plan, SEPA Checktist 1026 WFST BROADWAY AVENUE • SPOKAN6, WASHINCTON 99260 PHONE: (509) 456-3575 • FAx: (509) 4564703 TDD: (509) 324-3166 PAGE 1 08:57:03 16 DEC 1997 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 00880 DISHMAN-MICA RD (STA 00.000 SR 27 R 07 PAVED 24 DISHMAN-MICA RD 00.040 VICARI RD (START) R 07 PAVED 24 00.380 BR 4490 UNDERPASS FO R 07 PAVED 24 00.880 MADISON RD (END) R 07 PAVED 24 02.470 HALLETT RD (END) R 07 PAVED 24 03.010 MOHAWK DR (START) R 07 PAVED 24 DISHMAN MICA RD 03.800 THORPE RD (START) U 14 PAVED 24 03.850 BR 4522 OVER PLOUF C U 14 PAVED 24 DISHNIAN-MICA RD 04.190 WILBUR RD (START) U 14 PAVED 22 04.280 HATHERLY CL (END) U 14 PAVED 22 04.320 SANDS RD (ENDS ) U 14 PAVED 22 04.660 40TH AV (START) U 14 PAVED 22 05.050 UNIVERSITY RD (START U 14 PAVED 68 05.290 32ND AV (START) U 14 PAVED 68 05.560 28TH AV (START) U 14 PAVED 68 05.730 26TH AV (START) U 14 PAVED 68 DISHNIAN MICA RD 05.840 24TH AVE U 14 PAVED 68 DISHMA.N-MICA RD 05.870 HERALD RD (START) U 14 PAVED 68 06.190 19 TH AV ( S TART ) U 14 PA`TED 54 06.390 16TH AV (END) & 16TH U 14 PAVED 58 06.940 8TH AV (START) & DIS U 14 PAVED 58 06.990 7TH AV (START) U 14 PAVED 58 07.170 4TH AV (START) U 14 PAVED 58 07.390 1ST AV U 14 PAVED 62 DISHMAN-MICA RD (END 07.480 SPR.AGUE AV & MULLAN U 14 PAVED 62 1 Records Processed PAGE 1 08:57:13 16 DEC 1997 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 06210 40TH AV (START) 00.000 DISHMAN-MICA RD U 19 PAVED 40 40TH AV 00.050 MOFFITT ST (START) U 19 PAVED 40 00.110 JOHNSON ST (START) U 19 PAVED 40 40TH AV (END) 00.270 BOWDISH RD & 40TH AV U 19 PAVED 40 06303 40TH AV 00.000 UNION ST & REEVES RD U 19 PAVED 36 00.020 UNION CT (END) U 19 PAVED 36 00.100 40TH CT (START) U 19 PAVED 36 40TH AV (END) 00.160 ROBIE ST (START) U 19 PAVED 36 05978 40TH AV (START) 00.000 ASSEMBLY RD U 19 LIGHT BITUM. 20 - 40TH AV (END) 00.310 SAN DIEGO RD U 19 LIGHT BITUM. 20 06035 40TH AV (STATE FRTG) 00.000 WEST END TO FOSEEN R U 19 LIGHT BITUM. 30 40TH AV (STATE FRTG) 00.170 FOSEEN RD (END) U 19 LIGHT BITUM. 30 40TH AV (END) 00.220 GROVE RD U 19 LIGHT BITUM. 30 06082 40TH AV (START) 00.000 BOWDISH RD & 40TH AV U 19 GR.AVEL 16 40TH AV (END) 00.100 EAST END OF ROAD U 19 GRAVEL 16 06254 40TH AV (START) 00.000 MADISON RD (END) & P U 19 PAVED 40 40TH AV (END) 00.100 EAST END OF ROAD U 19 PAVED 40 06159 40TH CT (START) 00.000 WEST END OF ROAD U 19 PAVED 36 40TH CT (END) 00.040 DRIFTWOOD CT U 19 PAVED 36 06304 40TH CT (START) 00.000 40TH AV U 19 PAVED 36 40TH CT (END) 00.030 NORTH END OF ROAD U 19 PAVED 36 06263 40TH CT (START) 00.000 CUSTER ST U 19 PAVED 38 00.030 EAST TO END U 19 PAVED 38 9 Records Processed PAGE 1 08:57:28 16 DEC 1997 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 06211 38TH AV (START) 00.000 WEST END OF ROAD U 19 PAVED 36 38TH AV (END) 00.050 MOFFITT ST (END) 06305 38TH AV (START) 00.000 BOWDISH RD U 19 PAVED 36 38TH AV (END) 00.100 BATES DR U 19 PAVED 36 06212 38TH AV (START) 00.000 JOHNSON ST (END) U 19 PAVED 36 3 8TH AVE ( END ) 00.030 SKI PWORTH RD ( START ) U 19 PAVED 36 06300 38TH AVE 00.000 37TH AVE U 19 PAVED 36 00.080 UNION ST U 19 PAVED 36 00.160 ROBIE ST U 19 PAVED 36 00.300 PINES RD U 19 PAVED 36 4 Records Processed Traffic Counts Road Name Location.................... Leg Count... DISHMAN-MICA RD at MADISON RD (END) N 2301 DISHMAN-MICA RD at SANDS RD (ENDS) E 5871 DISHMAN-MICA RD at SANDS RD (ENDS) W 5232 DISHMAN-MICA RD at UNIVERSITY RD (START) E 5844 DISHMAN-MICA RD at UNIVERSITY RD (START) W 6874 DISHMAN-MICA RD at 32ND AV (START) N 10601 DISHMAN-MICA RD at 16TH AV (END) N 13603 DISHMAN-MICA RD at 16TH AV (END) S 12072 DISHMAN-MICA RD at 8TH AV (STA.RT) N 18127 DISHMAN-MICA RD at 8TH AV (START) S 17243 DISHMAN-MICA RD at 4TH AV (START) N 20041 DISHMAN-MICA RD (END) at SPRAGUE AV S 9611 DISHMAN-MICA RD (START) at SR 27 W 1746 Tra f f i c Count s Road Name Location.................... Leg Count... BOWDISH (START) at DISHMAN-MICA RD N 2972 BOWDISH RD at 32ND AV N 3349 BOWDISH RD at 32ND AV S 4821 BOWDISH RD at 24TH AV N 4853 BOWDISH RD at 24TH AV S 4701 BOWDISH RD at 16TH AV N 5450 BOWDISH RD at 16TH AV S 5971 BOWDISH RD at 8TH AV N 6255 BOWDISH RD at 8TH AV S 7157 BOWDISH RD at 4TH AV N 12522 BOWDISH RD at SPRAGUE AV N 7237 BOWDISH RD at SPRAGUE AV S 7760 BOWDISH RD at BROADWAY AV N 3508 BOWDISH RD at BROADWAY AV S 6404 BOWDISH RD at MISSION AV S 4952 BOWDISH RD at SUNDOWN DR (END) S 1449 BOWDISH RD (END) at SANDS RD S 1633 BOWDISH RD (START) at 44TH AVE N 1438 Traffic Counts Road Name Location.................... Leg Count... 44TH AV at SCHAFER RD (START) E 1496 44TH AV at SCHAFER RD (START) W 1315 44TH AV at SKIPWORTH ST (END) W 1054 44TH AVE at BOWDISH RD (START) E 434 44TH AVE at BOWDISH RD (START) W 2135 44TH AVE (START) at CONKLIN RD (START) E 206 46TH AV (START) at SR 27 E 363 4TH AV at CARNAHAN RD (END) E 1716 4TH AV at CARNAHAN RD (END) W 2057 4TH AV at EASTERN RD E 929 4TH AV at EASTERN RD W 2800 4TH AV at GIR.ARD RD E 579 4TH AV at GIRARD RD W 510 4TH AV at UNIVERSITY RD E 2278 4TH AV at UNIVERSITY RD W 2405 4TH AV at BOWDISH RD E 2555 4TH AV at BOWDISH RD W 2183 4TH AV at SR 27 (PINES) E 2139 4TH AV at SR 27 (PINES) W 2161 4TH AV at MCDONALD RD E 1559 4TH AV at MCDONALD RD W 1744 4TH AV at EVERGREEN RD E 2477 4TH AV at EVERGREEN RD W 1574 4TH AV at ADAMS RD E 3719 4TH AV at ADAMS RD W 1669 4TH AV at SULLIVAN RD E 3063 4TH AV at SULLIVAN RD W 1442 4 TH AV ( END ) a t FARR RD ( S TART ) E 1432 4TH AV (START) at DISHMAN-MICA RD E 1494 4 TH AV ( S TART ) a t FARR RD E 1735 i . ` Spolcane County Division of Building & Planning Technical Review Meeting Meeting Date and Tiine: January 8, 1998 @ 1:15 p.m. Project File No.: PE-1852-97 Project Location: Generally located east of and adjacent to Dishman-Mica Road, and north of and adjacent to 40"' Avenue in the NW '/4 of Section 33, Township 25 N., Range 44 EWM, Spokane County, VVashington. Comprehensive Plan: Urban Froject Description: Preliminary Plat of Strawther's Addition to subdivide approximately 3.24 acres into seven (7) lots for single family residences and those uses allowed in the existing Urban Residential-3.5 (UR-3.5) zoning. Parcel No(s): 45322.9106 & 45322.9104 Applicant/Owner: Charles & Donna Strawther, 16326 N. Castlebroolc Lane, Spolcane, WA. 99208, (509) 467-7581. Project Planner: Francine Shaw e I _ . . LEGAL DESCRIPTION OF RECORD PARCEL 1: That part of the Southwest quarter of the Northwest quarter in Section 33, Township 25 North, Range 44 East, W.M., more particularly described as follows: BEGI7NNING at the Southeast corner of said Southwest quarter of the Northwest quarter of said Section 33; thence North 0°35'31" East along the East line of said Southwest quarter of the Northwest quarter 341.45 feet to the True Point of Beginning; thence continuing North 0° 3 5'31 " East along said East line 100.00 feet; thence North 89 ° 07' West, 242.10 feet; thence North 3 4° 52'49" West, 134.80 feet; thence South 55°53' West 190.70 feet to the Easterly right of way line of Dishman-Mica Road; thence South 38 ° 3 8'02" East along said right of way line 129.63 feet; thence South 89 ° 07' East, parallel with the South line of said Southwest quarter of the Northwest quarter 395.13 feet to the True Point of Beginning. Situate in the County of Spokane, State of Washington. PARCEL 2: e That portion of the South 341.45 feet of the Southwest quarter of the Northwest quarter of Section 33, Township 25 North, Range 44 East, W.M., lying Northeasterly of Dishman-Mica Road; EXCEPT that portion deeded to Spokane County for 40th Avenue by deed recorded June 28, 1978 under Recording No. 7806280424; Situate in the County of Spokane, State of Washington. . . . . ; ~ ~ ~ e SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11.10.230 -1~ ~~~~~VED SPQKANE G'+pUNTY 1 flEC 91991. DIVISION OF BUILOiNG AND P1ANNiNG QY. ~ y ► SPOKANB ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) Environmental Checklist File No. Purpose of Checkllst: PF,' `05D_ 3, 'Ihe State Pnvironmantal P+olicy A,ct (SEE'A) chapter 43.2IC RCW, requires all govemraental agencies to conslder the environmental impacts of a pro sal before maki decisions. An Fnviromnental Im act Statement S) must be prepared for all als with ~ g P (EI propas probable signif'icant adverse Impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the ageacy identify irapacts hom your proposal (and to reduce or avoid impacts from Ihe proposal, if it can be done) and to help the ageacy declde whether an EIS is required. Instructians for Applicants: Tbis environmental checklists asks you to desaibe some basic informatIon about your proposal. Goveromental agencies use this chec}dist to determine whether the environmental impacts of your proposal are signlf'icant, requiring preparalion of an EIS. Answer t6e questions briefly, with the most precise informatian lanown, or give the best descriptian you can. You raust answu eacb question accurately and cuefully, to the best of your laaawledge. In most cases, you should be able to answer the questions from your obsecvatioa ar project plans without the need to hire experts. If you really do not lonow the answer, or if a question dos not apply to your proposal, write "do not know" or "does noi apply". Complete answers to the questions now may avoid unnecessary delays later. Sane questiom ask about govemmental regulatjons, such as zoning, shoreliae, and landmark designations. Answer these questions if you can. If you 6ave problems, tbe governmental agencIes can assist you. T4e cbeckltat queatioas apply to all puta of your proposal. oven if you plan to do lheme over a padod of time or on dlfforenca parcels of land. Attach Any addltional informatian that will describe your proposal or its environmental effects. 'Ihe agency to w61c6 you submit tWs checklist may ask you to explain your answers or provjde additional informatirna reasonably related to deterraining if there may be slgnificant adverse impact. Use of checklist of non project proposals: Complete this checklist for noa project propoeals, evon through questions may be answered "does nat apply. IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (Pazt D). For nonproject actlons, the refereaces in the checklist to tbe words "project", "appllcant", and "property or site" should be read as "proposal", "proposer", and "affected geographic areaQ, respectively. A. BACKGROUND 1. Namo of proposed projeu, if applicable: 'STRAWIHBR ADDTTION 2. Nazne of Applicant: Donna Strawather 3. Address and phone number of applicant or contact person: 16326 N Castlebrook Lane Spokane. WA 99208 Phone: (509) 467-7581 4. Date cbeckUst prepared: December 8. 1997 5. Agency requesting checklist: Sookane Cowntv Division of Huildine & Plannine 6. Proposed timing or schedule (including phasing, if applicable): As sooa as aossible. 7. a. Do you have any plans for tuture additions, eacpansion, or further activity relate to or oonnected with this proposal? If yes, explain No b. Do you own or have options an Iwd nearby or adjacent to t4is propasal7 If yes, eaplain No 8. List any environmental information you lnow aboat t6at has been prepared, ar will be prepared, directly related to t6is proposal. None known 9. Do you lmow whether applicatioas ue pending for governmental approvals of other proposals direcdy affecting the property covered by your propasal? If yes, eacplain None knawn 1 . SPOKANE ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) A. BACKGROUND (Coutinued) 10. List any government approvals or permits that will be needed for your proposal, if known Preliminarv & final nlat aanrovals. ll. Give a brIof, complete descrjption of your proposal, including the proposed uses aad the size of the project and site. There are several questions later in this checklJst that ask you to described certafn aspects of your proposal. You do not need to repeat those answers on this page. We nrovose to seprettate two eaistine aarcels totallina aooroximatelv 3.24 acres into 71ots. (4 sinQle funilv and 3 duolea lots). 12. Locatiom of the proposal. Give sufficient information far a person to understand the precise locallon of yaur propased prajecl, including a street address, if any and scction, township and range, if ianrnvn. If a proposal would occur over a range of uea, pmvide the range or boundaries of the site(s). Provide a legal de.gaiption, site plan, vianity maa aad tcpogapt►ic map, if reasonably available. While you should submit any plans required by the agency, you aze not required to duplicate maps or detailed plans aubmitted with any permit application related to this checklist. 'It►e site is adiacem to and northeasterlvof Dishman-Mlca Road and 40th Avenue ia the North % of SectIon 33, T25N. R44E W.M., the exlstine duolex oa the site 6as the followin¢ addresses: 11001 E 40tb Avenue and 11003 E 40th Avenue 13. Does the proposed actioo lie within the Aquifer Sengitive Atea (ASA)? The General5ewer Service Area? TLe Priority Sewer Servioe Area? '11ie City af Spokane? (See: Spokane Caunty's ASA Overlay Zone Atlas for bounduies). ASA PSSA Saokane Countv. TO BE COMPI.ETBD BY APPLICANf B. EIWIRONMENTAL EI.EMEIVTS Evatuation for Agency Use Only 1. EAItTH a. General desaiption of the site (circle one): F7at~rolling~hilly, steep slopes, mountainous, other: b. What is the steepest slope an the aite (approximate percent slope)?25% iuto nahual drainaee swale in northern aortion. . c. What general types of soils ue found on the site (for eaample, day, sand, gravel, peat, muck)T If you tirnow the classification of agriculhual soils, specify them and note any prime farniland. Clavton sanctv loam - sandv loam underlain with sand. d. Are there surface indication4 or history of unstable soils in the immediate vianity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of SII. Same filline mav be aecessarv to orovide drivewav access across draw to northernmost duolea, 4uantltv unknown. f. Could erosion occur as a result of clearing, constructioa or use? If so, geaerally desaibe. Possible, but eroaion should be easilv oontained on oronertv. g. About what percent af the site will be covered with impervioas surfaces after project construction (for eaample, asphalt or buildings)? 25%± h. Propoeed measures ro reduce or control erosion, or other impacts to the eart6, if uty: Frosion oontrol fence across draw - aassible use of straw bales. 2 . , ~ . SFOKANE ENVIItONM:NTAL ORDINANCE (WAC 197-11-960) Secuon 11.10.230(1) B. ENVIROIVMEIVTAL EI.EMENTS (Continued) 2. AIR a. What type of emissions to the air would result fram the proposal (i.e., dust, autaraobile, odorss. Indusritial, wood smoke) during oonstruction and when the projeet is completed? if any. Some dust durln¢ canstruction, emissions from construction vehicles and later automobile emissions. b. Are there any off-site sources of emissioos or odor that may affect your proposal? If so, generally describe. Not that we ue awue of. e c. Proposed measures to reduce or control ernjssions or other irnpacts to air, if auy: None. 3. WATER a. Surfacc: (1) Is t6ere any surface water body on ar in the fmmediately vicinity of the site including yeaz- round and seasaual streams, saltwater, lakes, pcmds, wetlands)? If yes, describe type and provlde names. If appropdate state what stream or river it flows into. No. other than natural swale which will iefreauenQv convev stormwater. (2) Will the project require any work over, in, or adjacent to (within) 200 feet) the deseribed waters. If yes, please describe and attach available plans. 'Ibere aze wetlands west of Dishman-Mica, but it is unceriain whether thcy ue within 200 feet of the aroiect. (3) P.stunate the amount of fill and dredge material thu would be placxd in a removed from the surface water or wetlands and indicate the area of the site t6ai would be affected. Indicate the source of fill muorial. None. (4) WID the proQosal require surfact water withdrawals or divusions? Give a general descriptioa, purpose, aad approximatcly quanttties, if knawn. No. (S) Does the proposal lie wittun a 100-yeu flood plain. If soy note locatfon oa the site plan. _ No (6) Does the piopoeal involve any dischazges of waste material to surface watersl If so, describe the type of waste and wddpated volwne of dischazge. No. b. Cround (1) WiU groundwater be wIthdrawn, or wi71 water be discharged to groundwater? Give general desc:iptioa, purpose, and approximate quantities, if lmown Drvwell(s) mav be r~o esedt, maxinaurn of 1- 3 cfs to be dischar¢ed into eround. 3 . , ~ SPOKANE ENVIRONMENTAL ORDINANCB (WAC 197-11-960) Section 11.10.230(1) B. ENVIRONMENTAL EI.EMENTS (Continued) (2) Describe waste material that vvill be dlsc6arged Into the ground &om septic tanks or other sanitary waste treatment fa;cfliry. Descaribe t6e general size of the system, the number of houses to be served (if applicable) or the number of persons thc system(s) aze expectcd to serve. None. (3) Desaibe any systems, other that those designed for the disposal of sanitary waste, installed for the purpose of dischazging fluids below the ground surface (includes systeros such as those for the disposal of stormwater a drainage from floor drains). Described the type of system, the amount of material to be disposed of through the system and the types of materials likely to be disposed of (including material which may enter the system inadvertently through spills or as a result of firefighting activities). Storn►watcr disc6u¢e iato eround wfl1 be lilcelv. (4) WID u►y chemicals (cspoclally organic solvents or petroleum fuels) be stored in abave-groand or underground storage tanks? If so, w6at types and quantities of materials wiU be stored? No (5) What protecdve measures will be taken W insure that leaks or spIDs of any chemicals stored or used oa site will nat be allowed to peroolate to undergrouad (Wis includes to keep chemicals out of dlsposal systems described in 3b(2) and 3b(3))? None. C. Water Runoff (including storm water): (1) I?esaibed the srnace of runoff (including starm water) and method of colledioa and disposal if any (mclude quaatlties, if lnawn). W6ere wiA this water flow? WIII tbis water flow into otber water? ff so, de9a1'be. Draw across noitherlv narcel acceats same runoff hom alatted lands to the northeast. It Aows into 24" CMP under Dishman-Mica Road. (2) WiU any chemicals be stored, handled or used on the site in a location where a spill or leak wiD drain to surfaoe or groundwater or to a atorm water disposal system discharging to surfa,ce of groundwater? No (3) Could waste materials cnter ground or surface water? If so, generally describe. Unlikelv. other than carelessness from indivIdual6ouseholds. d. Pnoposed measures b reduce or cantrol surface. ground, and runoff water inpacts. If wy (if We proposed adlon lf es wi16 the Aauifer Sensitive Area be espocially clear on eaplanations relating to facilities concerning Section 3b(4), 3b(S), and 3c(2) of this checklist): _W08" and aossible storaee oonds mav be used to filter hvdrocazbons. Countv Stomnwater Guidellnes, aendioe desien of drainaee alans. Posslblo solutions Include drvwells, retention swales and 208 swales. 4 . , V , t SPOKANB ENVIItONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) H. ENY[RONMENTAL ELEMF.NTS (Continued) 4. PLAIV'TS a, Check or circle type of vegetalion found on the site: deciduaus tree: alter, maple, aspen, other. x evergreen tree: fir, cedar, pine, other. a shrubs. a gtass. pasture. croP or grain.. wet soil plaats, cattails, buttercnp, bulln,sh, skunk cabbage, other. water plants: water lilly, eelgrass, milfoil, other. b. What kind and amount of vegetation wiU be removed or alteredT Sotne trees will be removed. c. List threatened ar endangered species lnovw to be on or neu the site. None. d. Rmposed landscaping, use of aative plants, or other measures to preserve or enhance vcgetation on the sit, if any: Individual lot landscanina to be done bv horaeowners. 5. ANIMAIS a. C7ocrle any bdrds and animaLs which have been obsetved on or near the site or are known to be on or neaz t6e aite: b1rds hawk, heron, eagle aongbIr s other: mammals: deer, beu, elk, beaver, other. fish: bass, salmon, trout, 6erring, shellfish, other: other: b. List any threatened oc endangered species {anown to be on or neaz the site. None luiown c. Is the site part of a migration route? if so, eaplain. Not known d. Proposed measures to preserve or enbance wildlife, if any: e None. 6. ENERGY AND NATVRAL RESOURCES a. What ldnds of energy(electric, natural gas, wood stove, solar) will be used to meet the carapleted projed's energy needs: Descn`be w6ether it wi7l be used fon ceating, rnanufacturing, etc. Mainlv electric and natural eas for heatlne and Uehts. b. Wauld your projed afl'ect the potential use of solar energy by adjacent properties? If so, generally descxibe. No C. What kmds of energy conservation features are included in the plans of this proposal7 List otber proposed measured to nduce or control energy jmpacts, if any: Home construction will meet or eaceed local enerev oodes. 7. BNVIRONMENTAL HF.AL'IH a. Are there any eirvironmeatal health hazards, including eaposure to toxic chemicals, risk of fire and caplosion, spill, or hazardous waste, that could occur as a nsult of this proposal, If so, describe. No 5 . , . SPOKANB ENVIRONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) B. EIWIRONMENTAL ELEMLNTS (Continued) (1) Descai'bc special emergency services that might be required. None. (2) Proposed measures to reduce or control environmental6ealth hazazds. if any: None. ~ 0 b. Noises: (1) What type of noise exist in the area whic6 may affect your praject (for example: traffic, equipment, operation, other)? Traffic. mainlv from Dishman-Mica Raad. (`L) What type and levels of noIse would be ereated by or associated with the project on a sbort- term ar a long-term basis (for eaample: traffic, construation, opcratloaas, otber)? Indicate what hours noise wa,ld come from the site. TYaffic, short-term canstruction noise from dc:30 AM to 5:30 PM. (3) Proposed maasure to redua or control noise impacts, if any: None. 8. LAND AND SNORELINB USE a. What is t6e cunent use of the site and adjacent properlies? Mostlv residential develonment. . b. Has Ihe site been used for agriculture: If so, describe. No. c. Describe aay struGures on the site. F.xistin¢ duplea aloae 40th Avenue. d. Will any structures be demolished? if so, which? No. e. What is the cunent zoning classificadon of the site? UR-3.5 f. What is the current oomprehensive plan designation of the sitc? Urban. g. If applicable, w6at is the current shoreline master program designation of the sitel _ None. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, spedfy. No. i. Approxienatcly how many people would reside or work in the comnpleted project? _ 28 residents (more or less) 6 V . SPOKANB FNV[RONIViENTAL ORDINANCE (WAC 197-11-960) Sectfon 11.10.230(1) B. ENVIRONMENTAI. EI.EMEIVTS (oontinued) Evaluation for Agency Use Only j. Approuimately how many people would the completed project displace? Noae. k. Propased raeasures to avoid or reduce displacement impacts, if any: None. 1. Proposed measures to easuue the proposal is compatible with existing and projected land uses and plaus, if any: Proiect will meet zonin¢ reouirements. 9. HOUSING a. Approximately how many units would be provided, if any: Indicate whether high-, middle- ar law-Income hausing. 10 units (middle-income) b. App,roumately haw many units, if any, would eliminated? Iadicate whether high-, middle-, or law-income housing. Noae c. Pcopased measures to reduce or control6ousing impacts, if any: None. 10. AESTEiLrITCS a, W6at is the tallest height of any proposed strudure(s), not including antennas? What is tbe principal eaterior building material(s) proposed? 30 feet, more or less. b. W6at views ia t6e immediate vicinity would be altered or obshucted? Nwne. c. Proposed measures to reduce or control aest6etic impacts, If any: None. il, LIGNf AND GLARE a. What type of Ught or glare will the propasal produce? Wbat dme of day would it mainly occur? Additional llQhts from automobile haff'ic in evenint, also porcb liek►ts. b. Could light or glue from the finis6ed project to a safety hazard or interfere with viewsl No. C. What existing off-site saurces of light or glue may affect your proposal? None. d. Proposed measure to reduce or contcol light and glue impacts, if any: Nrnne. e 0 7 I - ' ' ✓ . \ SPOKANE ENVIRONMENfAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) B. ENYIRONMEIV'TAL ELEMENTS (Continuec) Bvaluation For Agency Use Only 12. Recreation a. What designated and informal recreatlonal opportunities are in the immediate vicinity? Walking and iostRinst. b. Would the proposed project displace any eaisting reaeational uses? If so, describe. No. a Pmposed measures to reduce or oontrol inpacts on recreation, including reaeational opportunities to be provided by the project or applicant, if any: None. 13. HISTORIC AND CULTURAI. PRESERVATION a. aze there any places ar objcds listed on or proposed far national, state or local preservation registers known to be on or neat to the site? If so, generally describe. No. b. Generally describe any landmarks or evtdence of historic azchaeological, sclentific or cultural importance laiawn to be on or neat to the site. None. a Proposed measures to nduce or control impacts, if any: None. 14. TRANSPORTATION a. Identify public streets and hlghways secving the site and describe proposed access to the existtng street system. Show oa site plans, if any. 8 of the 10 units to access via 38th Avenue, Moff'itt StirreeL 40th Avenue and Dishraan-Mica Road 2 units aocessed via 40th Avenue and Dishman- Mica Road. ~ b. Is site currently served by public transit? If not, w6at is the approximate distanc,e to the nearest transit stop? Na but transit is available at 32nd Avenue and Universitv Street, aaaroaimatelv 8 blocks north. a How many parking spaces would t6e completed project have? Hoow many would the pmjed elimInate? 20, not includinQ earages - aone displaced. d. Wi71 the proposal require any new roads a streets, or impravements to eaistIng raads or atreets not including driveways? If so. generally describe (indicate w6ether public ar private). A short arivate road and cul-de-sac will be oonstructed to access 38th Avenue. C. Wi71 the project use (or oocur ia the immediate vicinity of) water, rail, or air transpoRadon? If so, generally describe. Rail tTaffic is nearbv, but not for the aurpose of pedestrial transaortation. 8 I • J 1 SPOKANB ENVIILONMENTAL ORDINANCE (WAC 197-11-960) Section 11.10.230(1) B. ENVIRONIVIENTAL ELEMEIV'TS (oontinued) e e Evaluation For Agency Use Only f. How many vehtcular trips per day would be generated by the campleted project? If knawn indicate when peak would oocur. 70 - 100 trins/dav, momin¢ and evenin¢ neaks. 7:30 - 9:00 AM and 5:00 - 6:00 PM. g. Propased measures to reduce or coatrol transporiation impacts, if any: None. 15. PUBLIC SERVICES a. Would the projed result in an increased need or public services (for oacunple, Gre protection, pollce protection, hea1W care, schools, other)? If sa, generally describe. To the normal eatent of residential needs. b. Proposed measures to reduce or control direci impacts on public services, if any: None. 16. LTTII..TI'IES a. Circle utilitics currendy available at the site:reledricity~patural as ater, re e>service~ _ ~ Celephone sanitary sewerseptic system, other. i b. Desm'be the utdities are proposed for the project, the utilIty providing the setvice aad the general oonstiuction activities on the site or in 16e immediate vicinity w6ich might be needed. C. SIGNATURE I, We underslgned, swear under the penalty of perjury that the above respoases aze made trut6fully and to the best of my irnowledge. I also understand that, should thare by any wMful misireperesentatiao awillful lack of full disclosure on ray pan, the agency_may withdraw any determination of aon significance that it mig6t issue in reliance upaa this checklist. Date: Proponent ~~41414 srea w ~ ~ So* ~ (Please Print or Typc) Pr ponent: Address:1 /JL" M• ~40 t ~~z oe * (Signature) P6one:_-W • to/ 5?0*00 AJ 49,_W4 9 9 A07 Person oompleting forra: Date: Phone: FOR STAFF USE ONLY Staff inember(s) reviewing checklist: Based on this staff review of the envitonmental checklist and other pertinent informatiom, the staff: A Conclude that there ue no probable signiricant adverse impacts and recaramend a determInation of nonsignificance. B. Caaclude that probable signifcant actverse environmental impacts do exist for t6e current proposal and recammend a mitigated detemnination of nonsignificance with oonditians. C. Concludes lhat there are probable slgnificant adverse environmental impacts and reoommends a deterraination of signfflcance. FQ1NG FEE - $75.00 9 . ' ~ ~55a -91 - . SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING PREi LIMINAIZ'Y SUBDIVISION APPLICATI-Q&WED SPOKANE COU(VTY PART I DEC 9199] A. CrNrRAL iNFORMATYON: NAMC OF APPLICANT/IZCPRLSCNTATIVE: Donna Strawther DIVISIONOFBUILDINGANDPLANNINQ r5r; MAILING ADDRESS: 16326 N Costlebrock Lan2 CITY: S4okanP STATC: WA ZIP: 99208 PFIONE: (509) 467-7581 (work) (home) FAX: Ir AI'PLICANT IS NQT OWNTR, iNCLUDC WRITTEN OWNCR AUTi-iORIZATION rOR APPLICANT TO SCRVC AS REPRCSCNTATIVC. I.EGA[,OWNCR'SNAME: Charles & Donna Strawther PHONC: (509) 467"7581 MAlL1NG ADDRCSS: Same as above CITY: STATE: ZIP: PROJrCT/PROPOSAL S1TE AREA (acres or sq. ft) 3.24 AC± ADJACENT AREA OWNCD OR CONTROLLCD (acres or sq. ft.) 0 ASSESSOR PARCCL #'S OT' PROJECT/PROPOSAL 45332. 9106, 45332 • 91 40 ASSESSOR PARCEL #'S OF ADJACCNT AREA OWNED OR CONTROLLED STRECTADDRESSOFPROPOSAL 11001 E 40th Ave and 11003 E 40th Ave, Spokane, -WA 99206 CXISTING ZONE CLASSIFICATION(S) (pATr-. rsTAB[.I srIcD) UR-3 • 5 EXlSTING USE OF T'ROPCRTY 1 Ex i st i na Dup 1 ex, Rema i n i nq Port i on i s Vacant COMT'REI-iENSIVC PLAN CATCGORY llrban SCHOOL DISTRICT ~V #1S6 F1RE DISTR[CT #1 WATER PURVCYOR Mode 1 I r r i ga t i on #18 PROPOSED USE OF PROPCRTY: Single family dwellings (X) Duplexes (X) Multifamily dwellings O Manufactured homes ( ) Qusiness ( ) Industrial ( ) Mixeci Use ( ) Otlier ( ) - Describe: LIST f'RCVIOUS PLANNING ACTIONS fNVOLVING TI-IIS PROPCRTY: None 13. LEGAL INrORMATT4N: LOCATION OF PROPOSAL: North of 40th Ave - East of D i shman-Mi ca Road SECTION 33 TOWNSi-IIC' 25 RANGC 44 NAMr OF PU13L(C ROAD(S) PROVIDING ACCESS: 38th Ave and 40th Ave and Mof f i tt St W1DTI-I GT' PROPERTY FRONTING ON PUf3LIC ROAn: 755 Ft± DOES THC PROPOSAL hIAVC ACCESS TO AN A2TCRIAL OR PLANNCD ARTCR[AL QO YC'S O NQ NAME(S) OF ARTERIAL ROADS D i shman-M i ca Road LEGAL DESCRIPTION OF PRO1'ERTY (Attach legal description with source of legal clearly indicated.) INCLUDE LEGAL DESCRIPTION T'OR ENTIRC ARCA TO E3E SU[3DIVIDCD ON PRELIMINARY SUL3DIVISION MAP. , Description from title report, (per ponna Strawther) 1 ~ e . . , . SUBDIVISION APPLICATION Page 2 of 4 IF YOU DO NOT NOLD TITLE TO PRO['ERTY, WFIAT IS YOUR INTEREST 1N IT? WHAT ARE Tf tE Ci-IANGI:D CONDIT[ONS Or THC ARCA WI-IICE-I YOU FEEL MAICE TI-lIS 13ROPOSAL WARRANTED? Th i s i s a f i 1 1 i n deve 1 opment . Surround i nq 1 ands have oreviouslv been developed on this side of Dishman-Mica Road. WI-IAT IMPACT WILL THC PROPOSCD SUBDIVISION HAVE ON TI-1C ADJACENT f'ROPERT(CS? Some additional traffic. WFIAT FACTORS SUPPORT THE SUf3DNTS10N? Zon i ng i s es ta b 1 i s hed ; roa ds a re in place. WHAT MEASURES DO YOU PROPOSE TO MIT[GATC YOUR PROPOSAL'S IMPACT ON SUItROUNDING LAND USE? Stormwater olan wi 1 1 address effect of dra i naqe on proiect with necessary easements to be established. C. PRrLIMTNARY SUBDIVISION GENERAL INFORMATION: NUMI3ER OF LOTS: 4+3 d i v i ded dupl ex 1 otsGROSS AbtEA: 3.24 AC± TYPICAL LOT SIZE: 10-19, 45o Sq Ft PROPOSED NET DENSITY*: 3.3 Un i ts/AC SMALLEST LOT STZG: 10. 000 Sq Ft MINIMUM FRONTAGE: 80 Ft PRO['OSED SOURCE OF WATER: lndividual wells O Public system Private Community System O Otlier ( ) - Describe: PROPOSED MEANS OF SEWAGE DISPOSAL: I'ublic sewer (X) Community system O Septic tank and drainfield O Double Plumbing Dry Sewer Otlier Describe: UTILITY COMPANI6S AND/OR DiSTRICTS TO PROVIDC SCRVICE TO TH1S PROPOSAL: Elecrricity: I n 1 and Power Sewer: Spokane County Gas:Wash i nQton Water Power Water:Mode 1 I rr i gat i on #18 pfione: U S West DO YOU, OR THE OWNER 1N TI-iC EVENT YOU DO NOT OWN TH1S PROPERTY, f-[AVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSIONS OR FURTHCR ACTIVITY RELATED TO TI-(IS PROPOSAL? Yes O No O If YES, EXPLAIN: D. PRrLIMiNARY SURDIViSION IMPROVEMrNT INTORMATiON: LEVEL OF STREET IMPROVEMENTS PROPOSCD: Private roads (X) Public roads Arterial roads Tract X roads DESCRIBE ANY COMBINATION OF ABOVE: E-STIMATED TIMC 1'ER10D EXPECTED T'OR COMPLETE DGVELOPMENT OF THE SUBDIVISION: As soon as possible - one year or less. IS PI-IASING OF Ti-iC FINALIZATION OF THC SUBDIVISION PROPOSED? Yes O No (X) !f' YES, SHOW P14ASING ON THE PRELIMINARY SUBDIVISION MAP OR PROVIDC SCPARATE P1-IASING PLAN. 1S DCDICATION OF LAND rOR PUI3LIC USE CONTCMPLATED (Parks, schools, etc.)? Yes O No M IF YES, DESCRIEiE: * NfT DENSITY 1S UNITS OR LOTS I'rR ACRr M1NUS PRtVnTG AND/OR I'U13LIC ROAD AREA. . . SUBDIVISION APPLICATION Page 3 of 4 PART rI THtS SECTfON OF THE APPLICATION W1LL PROVIDE THE BUILDING AND PLANNING STAFF WITH WRITTEN VERfFlCAT10N THAT THE AI'PLICANT I-IAS HAD PRELtM1NARY CONSULTAT(ON W1TW Tf-1C AGENCIES 1DCNT(FIED. RESULTS OF THE PRELIMINARY CONSULTATION SHALL BC INCORPORATGD IN T[IG PROPOSAL I3Ef'ORC FINAL SUBMITTAL TO TIiE PLANNING DEPARTMENT. FIIZE MARSHALUFIRE DISTIUM' A. TNiS PROPOSAL TS WITHIN FIRE PROTECTION D[STRiCT NO. ~ B. ADEQUATC ARRANGEMENTS (lfAdsl9-)- (I-IAVC NOT) BECN MADE TO MEET OUR NCEDS IN PROVID[NG FOR AN ADEQUATE WATER SYSTEM AND FACILITIES FOR FIRE I'ROTECTION PURPOSES. C. RECOMMCNDED FIRE FLOW: I I>~ ; OR UNAE3LE TO CALCULATE NOW [3ECAUSE USE IS NOT DEF(NITIVE; AND WILL BE DETCRMINED AT BUILDING PERM[T APPLICATION TIME. D. REQUIREMENTS INCLUDE: ScFQ~~ ( CIIAL C:a,_ D-R~ 1-2 9 7 FIRE DISTRICT SIGNATURE/TITLE DATG WATEIZ E A. SATISFACTORY ARRANGEMCN STIC WATCR AND FCRE T'LOW REQUIREMENTS (WAVE) HAVC NOT BEEN MADE. ~ ~ r B. REQUIREMENTS/COMMENTS: p ~ , r ~ p ~(j WATE 1 T I SIGNATURE/TITLE " ATE v . , A PRELIMINARY DISCUSSION I-IAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGC IqAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMENTS: ~ . ~ SI ATUR L DATE E A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GCNE2AL REQUIREMENTS FOR SUBMITTAL OF THIS I'ROPOSAL (NAVC) (HAVE NOT) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS A. COMMENTS: -r e A/G~.~/`TY~ > SIGNATURClTf`i'LE DA"I'E E A PREI,IMINARY DISCUSSION I-IAS TAKEN PLACE AND GGNERAL REQUlREMENTS FOR SUQMITTAL OF Tf-11S PROPOSAL (MAVi:) (HAVC NOT) DEEN SATISFIED. A. COMMENTS: < S(GNATU C/TITI4/ A C , EWE PURVEYOR A PRELIMINARY DISCUSSION IqAS TAKEN PLACC AND GENGRAI., RCQUIREMCNTS FOR TFIE PROVISION OF PUBLIC SEWER ARE UNDER TOOD Y THC APPLICANT. r , - ~ A. COMMENTS: ~i4e" AaGL~~,s~ SIGNArT'URE/T1TLE DATC ~ 6 I . . • , . , SUBDIVISION APPLICATION Page 4 of 4 PART III SURVEYOR VERIFICATION 1, TF1E UNDCRSIGNCD, A LICENSED LAND SURVEYOR, I-IAVC COMPLCTCD TI-1E iNFORMATION REQUCSTED. THE PRELIMINARY PLAT HAS BEEN PREPARED BY ME OR UNDER MY SUPERVISION 1N ACCORDANCC WITW THE REQU EMENTS OF TI-lE SPOKANE COUNTY ZONING/SUQDIVISION RCGULATIONS AND THE LA F THE STAT~f S!-IINGTORI. 0 SIGNED: ~i// /~2J DATE: 121 /9~ ADDRESS: /V1011,6' /VE'LI~iQ0RT /S/~W PHONE: 107 s,R~~A/VF, ZIP: e%9008 raRT rv (SIGNATURE OF PROPERTY OWNERS OR LETTER OT' AUTHORIZATION) f, TFiE UNDCRSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RES1'ONSES ARE MADE TRUTI4FULLY AND TO THE BEST OF MY 1CNOWLEDGE. 1 FURTI-IER SWEAR OR AFf1RM THAT I AM THE OWNER OF EtECORD Or THE AREA PROPOSED FOR TI-IC PREVIOUSLY 1DENTIFICD LAND USE ACTION, OR, 1F NOT THE OWNER, ATTACI-IED HEREWITI-l IS WRITTCN PE2MISStON FROM THE OWNER AUTHORIZING MY ACTIONS ON H1S/HER BEHALF. C;) to4qf SIGNED• 0wP%"4A 014Q4mlo DATE: ' l~'w' 7 _ j6*XWJ ADD ESS: ~ s Z GAI • C~a* ~A•t~ 01~o PHONE: 7G ~I ~ I'1 f ;R~ I60%0~ ZIP: -99 i1,0 00 't-w~ SIGNATURE OF APPLICANT OR REPRCSENTATIVE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) SIGNED AND SWORN OR AFFIRMED BEFORE ME ON THiS q_+b DAY OF ~eLerA btr , 1997, [3Y ~ O nLfW 4S+ r_AM& ~ *NOTARY SEAL ~ ~ . . ~ ~TFI~~~~ M. NANS~N . Notary Public in and for the State of Wasliington r, . , ; : =t~ Residing at: 15 ~ . , . L `•'Y~ !4 h t MY appointment expires: tj~Q~ zoo 4 ~ Cointrct~rt ll•!Il~ w - • PART V (TO QE COMPLETED BY THE DTVISION OF BUiLD1NG f1ND PL,ANNING) DATC SUBMITTED: lcq-- FILE 04's:) ' 9 ~ DATC ACCEPTED: IIY: ~ TOTAL FECS: ! ~I . RCCEIPT G rnri aunuiv Arn 141 Vus ~ ~ SPOKANE COUNTY DIVISION OF ` BUILDING AND PLANNING ~ PRELIMINARY SUBDIVISION APPLICATION PART I A. GENERAL rNFORMATION: NAME OF APPLICANT/REPRESENTATIVE: Donna Strawther MAIL,ING ADDRESS: 16326 N Castlebrook LanQ, CITY: SpokarP STATE: WA ZIP: 99208 PHONE: (501) 467_7581 (work) (home) FAX: IF APPLICANT 1S NOT OWNCR, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPFtESENTATIVE. I.EGAL OWNER'S NAME: Cha r 1 es & Donna Strawther PHONE: (509) 467-7581 MAILING ADDRESS: Same as above CITY: STATE: ZIP: PROJECT/PROPOSAL S1TE AREA (acres or sq. ft) 3.24 AC± ADJACENT AREA OWNED OR CONTROLLED (acres or sq. ft.) 0 ASSESSOR PARCEL #'S OF PROJECT/PROPOSAL 45332 . 9106, 45332. 9140 ASSESSOR PARCEL #'S OF ADIACENT AREA OWNED OR CONT20LLED STREET ADDRESS OF PROPOSAL 11001 E 40th Ave and 11003 E 40th Ave, Sqokane, • WA 99206 EXISTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) UR'3 • 5 EXISTING USE OF PROPERTY 1 Ex i s t i na D u p 1 ex , Rema i n i nQ Po r t i bn i s Va ca n t COMPREI-IENSIVE PLAN CATEGORY Ur ba n SCHOOL Dl STRICT C 11 # 3 S 6 F1RE DISTRICT # 1 WATER PURVEYOR Mode 1 I r r i ga t i on # 18 PROPOSED USE OF PROPERTY: Single fainily dwellings (X) Duplexes (X) Multifamily dwellings Manufactured homes ( ) Business ( ) Industrial ( ) Mixed Use ( ) Other ( ) - Describe: LIST PREVIOUS AL,ANNING ACTIONS INVOLVING THIS PROPERTY: None B. LEGAL INFORMATION: LOCATION OF PROPOSAL: North of 40th Ave - East of D i shman-M i ca Road SECTION 33 TOWNSH[P 25 RANGE 44 NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: 38th Ave and 40th Ave and Mof f i tt St W1DTH OF PROPERTY FRONT[NG ON PUBLIC ROAD: 755 Ft± DOES THL PROPOSAL NAVE ACCESS TO AN ARTCRIAL OR PLANNED ARTERIAL QK) YES NO NAME(S) OF ARTEIZIAL ROADS D i shman-M i ca Road LEGAL DESCRiPT10N OF PROPERTY (Attach legal description witli source of legal clearly indicated.) INCLUDE LEGAL DESCRiPTION fOR ENTIRE AREA TO BE SUBDIVIDED ON PRELIMINARY SUIiDIVISION MAP. . Description from title report, (per ponna Strawther) , ~ , r _ . ~ • ~ w 1~ r . SUBDIVISION APPLICATION Page 3 of 4 PART II THIS SECTION OF THE APPLICATION WILL PROVIDE THE BUILDING AND PLANNING STA1=F WITF( WRITTEN VERIFfCAT(ON THAT THE APPLICANT HAS HAD f'RELIMINAIZY CONSULTATION WITH THE AGENCIES IDENTIFIED. RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE 1NCORPORATED IN THE PROPOSAL BEFORE FINAL SUf3MITTAL TO THC PLANNING DEPARTMENT. FIRE E A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. B. ADEQUATE ARRANGEMENTS (HAVE) (HAVE NOT) BEEN MADE TO MEET OUR NEEDS IN PROVID[NG FOR AN ADEQUATE WATER SYSTEM AND FACILITIES FOR FIRE PROTECTION PURPOSES. C. RECOMMENDED FIRE FLOW: ; 02 UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE; AND W1LL BE DETERN11NED AT BUILDING PERMIT APPLICATION TIME. D. REQUIREMENTS INCLUDE: F1RE DISTRICT SIGNATURE/TITLE DATE , A. SAT[SFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND F1RE FLOW REQUIREMENTS (NAVE) (HAVC NOT) BEEN MADE. B. REQUIREMENTS/COMMENTS: . WATER DiSTRICT S[GNATURE/TITLE DATE LOUNTY E A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMENTS: ~ ~ . ~ ~ SI ATUR L DATE A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL , OF TH[S PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR TH1S S[TE IS A. COMMENTS: SIGNATURE/TITLE DATE A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. A. COMMENTS: SfGNATURE/TITLE DATE SEWER PUIZVEYOR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENCRAL REQUIREMENTS FOR THE PROV1S10N OF PUBLIC SEWER ARE UNDERSTOOD BY THE AAPLICANT. A. COMMENTS: SIGNATURE/TITLE DATE -q ! Pr ject Number: 03001948 Inv: 1 Application Date: 3/26/2003 ~ Page 1 of 2 THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit Proiect Informan'on: . . r. :•:~v.•: . . . r,},•.;r,v{,y,r• :t'• vTi: v~:_::::::.:: :.;.::•Yr:~}:fi:• v,•;4::. ••y,hvn},v,ty. •r?S?:•}iri:. ~ ~ :.v:.. j.ti . r. ~•:2'.~.%:1C•Jl:: r.k•r. : i.:• $:~:•i:{•:-: ~ ~ :~i.:~::~::::. ~'i:ti~:::?•'r:~: Y........... Pernut Use: PE-1852-97 7-LOT FINAL PLAT - Contact: STRAWTHER, CHARLES E& DONNA L Address: 16326 N CASTLEBROOK LN C- S- Z: SPOKANE, WA 99208 Setbacks: Front Left: Right: Rear: Phone: (509) 467-7581 ~ Group Name: Site Information: Project Name: "::.~:.~•':::::::::::.:~::::.:.'.•:::'..::::`•'J.h:'.t:~'.':Y•.':.:t:•.•::::...~.. • . •.'::~'.':::::!l.Y~Y~.~....l.W:.::.. . . : . . . . . . . Plat Key: Name: District: F Parcel Nwnber: 45332.9106 Block: Lot: SiteAddress: 11001 E 40TH ST Owner: Name: STRAWTHER, CHAItLES E& DO SPOKANE, WA USA 99206 Address: 16326 N CASTLEBROOK LN Location:: SPO SPOKANE, WA 99208 Zoning: UR-3.5 Urban Residentia13.5 water District _ Hold: ❑ Area: 3.24 Acres Width: 0 Depth: 0 Right Of Way (ft): 0 Nbr of Bldgs: 0 Nbr of Dwellings: 0 4 Parcel Number: 45332.9140 Block: Lot: SiteAddress: #Error . Owner: Name: STRAWTHER, CHARLES E& DO #Error Address: 16326 N CA5TLEBROOK LN - Localion:: UN ~SPOKANE, WA 99208 ~ Zoning: Ult 3.5 Urban Residential 3:5 Water Dish-ict ~ Hold: ❑ Area: 3.24 Acres Width: 0 Depth: 0 Right Of Way (ft): 0 . Nbr of Bldgs: 0 Nbr of Dwellings: 0 - . nformation. .:.::::::.~:.::.~::.Y:r:::::.r::.,:.:r..v..:.r.,.r::.:r,N Review I . . . . . . . . ..........................................r..,...::>:r.:: . .r...r.r.1~..~..v......~~..$:::::.~::.~::............. . . .......................................................................................:......:.....:...:::..::...............::::•x::nvx:rx::.v:r::r::::::w:::::v:w::: :w::w::::v.~~:::::. •::::~~.:~::•v:nv::::......_.....""'"... ermits. . . . : : ~ . P ~ . . r........:.. x::.{ hti r r.l.. r~. r:: ~:::::.w::.:::::: i:{ "rr'::::.. w:.:: :w:: iiii'•}:'{ k•: "w:::::::::: ::v::::::::::: F.•::::::::::: :w: r..:: w::::::.•'.~i~.w:::::::.-0Lv: r.u~ .:bi:'Y"' Long Plat Firm: Phone: Item Descrintion Units Unit Desc Fee Amount ENGINEER FINAL MAP & PLAN 1 SELECT $100.00 FINAL - 7 # OF LOTS $932.00 Permit Total Fees: $1,032.00 Operator: MB Printed By: GMW Print Date: 3/26/2003 ~ Project Number: 03001948 Inv. . Application vate: 3/26/2003 Page Af 2 i THIS IS NOT A PERMIT Penalties will be assessed for commencing work without a permit . . :v ;...............::::::n•:::::.:~:.:~:::r:::::.~:::::::::.~.~: • :w: . Notes• v.:..~:::::x ::~~:~~:::::5~~~::..: •:.~:~}rY•;•,:::::::::•v. . ...~..........vv: v• . . . . . . . . . _ . rr......... ~ ~ ' ~ti{.. . . ' • . . . . ~ : . : ~ . : ~ .w: : : ; . . : ~ ~ : : :•N/.v - Pavment Summarv. . r:.:. . . :<.::.:<:.::.~::.,..»:.::: .ti.....titi..k..r . :v..r....r...........r.5f5:.......{::::::.....:.. . :~w;. . ~ Permit Tvpe Fee Amount Invoice Amount Amount Paid Amount OwinQ Long Plat $1,032.00 $1,032.00 $1,032.()0 $0.00 $1,032.00 $1,032.00 $1,032.00 $0.00 . Disclaimer: SubmittAl of this application certifies the owner (or person(s) authorized by the owner) has both examined and fmds the information contained within tu be true and correct, and agrees that all provisions of laws and/or regulations goveming this type of work will be complied with. Subsequent issuance of a permit shall not be construed to be a permit for, or an appmval of, any violatfon of any of the provisions of the code or of any other state or lacal laws or ordinances. Signature: Operator: MB Printed By: GMW Print Date: 3126/2003 ~ Spokane County Public Works Department - Division of Building & Code Enforcement Receipt Receipt Number: 1842 Customer Number Projects Full Proiect Nbr Inv Nbr Fee Amt Inv Amt Owinp, PAID Pmt 03001948 1 $1,032.00 $1,032.00 $1,032.00 $1,032.00 ~ Total: $1,032.00 $1,032.00 $1,032.00 $1,032.00 Miscellaneous Items . - , Total PAID: $1, 032. 00 - t . Tender Type Check Acct' Balance CCNbr E_px Date TENDERED Check1 3603 1,032.00 Payer: CHARLES E. STRAWTHER . Total TENDERED: 1,032.00 - Over / (Short) $0.00 Change $0.00 Notes: - • Tran Date / Time: 3/26/2003 8:39:41 AM - By: GWendel Logon User: gwendel Station: GWENDE Override By: ~ Printed: 312612003 8:39:44 AM • Page 1 of 1 . ' . i> /s, ~r: r~ " G r~ 'u' N . . . _ ~ QIVISfQN OF UNC:INEFRING ANI) ROAQS ' • /1 «IVISION QC 1'T•Ic. ('UDI.1C WUfikS DEPARTMCNT - %N,arti"A. Jahns, P.E., Gounty Fngineer • f5ennis M. Scott, P.F., Direclor , , . . , , - - AGREt EIVIENT TO'I'AY rEES - . . EtV~,Il~.l! +„~R'&;;~t~jGItCEMENT.NU11rIBER { , . „ , ~-Y . _ , , • r - - . , '3~." • • l r : ~ . Tli►s •cgreemeiit betwe.en Spokltie CottnCy and " _ ~ ~ ~ • - + Is whose interest in the project is •s ~j?4 . owner, , . . , , - Lqu. is ent,erecl into: lllis r -,1 .5 day of 19 F,This agreement is a'plicable to tlie~project ~ - ~ - . known as: - _ _ - • Uff"i ~Illename~~ , ' - That the iiicli,viduals and parties riamed herein as having an interest in the above clescribed property Q,r project agree to tlleJ0I10wing: y . . r~ . 1„ Reiipburse Spokane County for project review and ins*tion Pees as sneciFied in Chapter 9.14 of„ . r,ry , tilie Spokane, County Cotle. '.Che fees _will..be based on actiial salar,y costs incurred by Spokane* J.~= . County for project reviews and J o.r inspections'plus a ten percent administrative chlrge, and will,-. ' be bilted monthly as accrued. Any bil.ling amoiiints diie, including any expenses inctirrec3 in.fllecoli'ection of an, overdue account, must be paid'prior to the Caunty'sacceptance of the project for,, fi'l,in,g. 31f 'a PrQject is aprroved and/ox filed witli a balance still owinS, tfie unpaicl balance shail he Paid;'witliin 30 days of 1he invQice ciate. ' . . . . , 2. TlienclersiSned agrees tha,t tliese Jees are d'ue and payable upon receipt of tlle billing as specifieci,;' - 1 itb¢Vt.. . ' • , . . ' 3., An;y;~,i6o ices not Paid ;within 30 days of the invoice d'a-te vrvill; ,be cansidered delinquent. 1f afty "c~iits-6anding halance, ;on tlle accouiit fo-r this projecr. is, nbt,piaid within 30 days of the invoice cl~ate, •.~n~,"further reviews of tl%e project documents will l~~e co~~~~~uct~ed< <i~ntit the entire account balance~is .j~a'ic1 4ny balance on the accotint Por this project not Paict within f,5 days of the invoice date rla`ay . •-resulC,.in legal acfion or the initiation of other collectiQn procedures, including referral tQ,,_'a : , s" ,L wy i ~°~•.t • - r =c~`lle"ct-ion'`ag- eney. The SponsQr will be liable,for any a,nd all exp, Y Y enses incurred b tlle Count f~r " - , itr;l,i;e ,cQl,l~ec`~i~~n ;of overdue account's. ' • ' ' . ' ~,y . , , ' 4: T'I,~~e''fiia~nt~l~il~y~t~~lling should be sent..l,o the attentiQn of: . „ . _ ' , • - . : ~J,;, . , , , , 'Al1%M~: iQ/Q--L✓ - - ' D-1) AJ /t - . . ' A~DR NSs. • , .~v Z- L.5~,l~'~~.c3 . . .-T~~ . ~ - . . ~ C13TY, ST'A'E: . , . . . . . k " ,ZIPCODE: - pI-IoNr . , . . , , . 3 ~Y i • • ^`1~~i~ic~e~snan_tYtl~at, failure to pay -Ghese fees may result in delay i,n compt'etion or approval of the project pr 6,tlier;' pc~ssit~le'_,sa,~ic~i.Qns. ' • _ . O'f f Itee agreement is completed by someone ather than tlie SponsQr (i.e., tlie project owner or,.a princ,iPal in 'the firm sponsoring the project), such as ihe Engineer tles,ignins the prQject, then wrilteia autliori.zation from - the Sponsor sPecificalty authorizing the Agent to exectife flhis Fee Asree-nnent is attached to this Fee Agreement. a'~ r S1,ATURC By _ 00,AJAJA (PRrNT NAME) RETi1RN YTI.1,0W COPY T0 SI'nKAI_yr1,_C_nClNT_Y r~_ ~IYGI.NFm ~ k1slAagr`Feefe ;iloc`= 2/1196 '1026 WI3'road4vay Avc Sook"siiic WA 99260-0170 (509) 456-3600 rAX: (509) 324-3478 TDD:,(509) 324=3166 A. , _ RECEIPT SUMMARY , s TRANSACTION NUMBER: T9701971 DATE: 12/09/97 APPLICANT: DONNA STRAWTHER PHONE= ADDRESS: 163261 N CASTLEBROOK LN SPOKANE WA 99208 CONTACT NAME: DONNA STRAWTHER PHONE= 509 467 7581 TRANSACTION: PRELIMINARY SUBDIVISION (ENGS & UTILITIES) DOCUMENT ID: 1) 2) 3) 4) 5) 6) FEE & PAYMENT SUMMARY ITEM DESCRIPTION QUANTITY FEE AMOUNT - PRELIMINARY PLATS - LONG 1 200.00 LAND USE ACTION REVW 1 100.00 TOTAL DUE = 300.00 TOTAL PAID= 300.00 BALANCE OWING= .00 ' PAYMENT DATE RECEIPT# CHECK# PAYMENT AMOUNT ' 12/09/97 40012838 1315 300.00 PROCESSED BY: WENDEL, GLORIA PRINTED BY: WENDEL, GLORIA **************~**,t*,r************ THANK YOU AA- ` ~r . . PERMIT CENTER EAST PASSPORT Date: Number: 1 ~ . Name `~,(.ia, &;,q Phone J, Address Comments: CUSTOMER ROUTING - N~D:~~x~,. ~ ~ ~ .~.y..~ w~~ivis r+, v+,.. ono ~ s., Z. . . ...r.. En 'r • ~,,s ~:r.~~Y:.:': R.~Di'vis?~o_n;of:Bu~l'din~.&~Elaniitng~.x~:, .'µ~~r~ iei_a...~~.~..~,~~ r--j Addressing Pcrmit Review Approach PerTmt Q Building Permit Shorelines Info. Flood Plain Permit F-1 Code Inforniation Short Plat Info. Public/Private Rnads a Commercial Review Subdivision Info. Res. Bldg Pernrit Rev. ~ Conference Temp. Use Permit Site Drainage Info. ~ Fire Safety Review Variance Appl. Subdivision Review F~ Manufactured Home Zone Check Utility Permit F--j Mechanical Permits Zone Info. Zone Change Review " Plumbing Permits ~ ~ ! I F7 Private Road Info. FEEREQUIRED Re ' Time Out ~ Residential Review ~ Sewer Pemiits St_o.n Q ]nfomnation Subdivision Review ~ Admin. Exception ULID/Sewer Info. Binding Site Plan Info Zone Change Revie'" ~ Cert. Of Exemption F--j Comprehensive Plan NO FBE REQUIRED ReNewer Time Out Cond. Use Permit Critical Areas Info. F-1 F--j Nonconforming Use ~ N • ~ + NO FEE REQUIRED NO FEE REQUIRED Reviewer Time Out Rcviewer Time Out Reviewer Time Out ~