1995, 12-28 CUP-22-95 Findings of Fact, Conclusion and DecisionZONING ADJUSTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF A CONDITIONAL
USE PERMIT FOR A HOME INDUSTRY
[dance studio in detached building]
APPLICANT: CHARLOTTE STEVENSON
FILE: CUE -22-95
COMPANION FILE: CV -167-95
FINDINGS OF FACT,
CONCLUSIONS,
AND DECISION
APPLICATION DESCRIPTION: The applicant proposes to establish a dance studio in an
existing detached structure on a lot. The lot also contains the applicant's residence. Authority to
consider such a request exists pursuant to section 14.404.100 of the Zoning Code of Spokane
County and Spokane County Board of County Commissioners resolution No. 89 0708, as may be
amended.
PROJECT LOCATION: Generally located
Avenue, approximately 600 feet west of Eyarl
25N, Range 44 EWM, Spokane County„ sl
Parcel No.: 45221.0101
OPPONENTS OF RECORD:
Farrel W. Summer
Pat Paullin
ine Valley, south of and adjacent 4th
id, in the NE b-ef-Secti_on 22, Towns
13618 East 4th Avenue.
John V. Paullin
Roger E. Grenz
PUBLIC HEARING AND DECISION: After consideration of all available information on
file, one or more site visits, exhibits submitted and testimony received during the course of the
public hearing held on October 25, 1995, the Zoning Adjustor rendered a written decision on
December 28, 1995 to APPROVE an approximately three (3) -month temporary conditional use
permit, pending review and approval of a detailed, professionally prepared parking and loop
driveway plan. At the end of three months, the temporary conditional use permit will be either
voided and no permit will exist or a renewal conditional use permit will be recognized by letter,
with a condition that certain improvements be installed within the next six months, possibly leading
to a renewal and optional semipermanent status.
FINDINGS OF FACT AND CONCLUSIONS
1. Testimony was taken under oath.
2. The proposal is described above and detailed in documents contained in the file; more
particularly:
a. The applicant, Charlotte Stevenson, owns the property and occupies the residence
located on the site. Ms. Stevenson is minimally engaged in the business; but, her activities
include making some appointments and answering some telephone calls regarding the dance
studio.
b. John Tiffany, grandson of Ms. Stevenson and son of the proprietress of the dance
studio business (who lives off site), lives at the subject property and does the bookkeeping,
preparation of some promotional literature, and promotional aspects of the business.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 2
c. Prior to the construction of the detached accessory building now containing the
dance studio business, the dance studio was operated within the dwelling unit.
d. The parcel of property is unique in that it includes the (west) one-half right -of -right
for Mamer Road, which was vacated some years ago. In June, July and August, 1995, the
applicant caused a 30 -foot by 48 -foot steel -sided building to be erected on the easterly portion
of the parcel (the former Mamer Road right-of-way), approximately 10 feet from the east
property line and 10 feet from the rear property line. The building is approximately 15 feet
tall. The building was clearly designed for studio purposes, insofar as it does not have a
garage door in it, which would be typical for this size of building.
e. The dance studio operation was carried on as an unauthorized use until a complaint
was filed and an investigation brought to light that the activity was illegal unless a conditional
use permit for home industry was obtained. The applicant applied for a conditional use
permit, as directed by zoning enforcement.
f. The existing house, breezeway and garage do not interfere with the potential for
parking cars north of the detached building and east of the existing attached garage.
However, a concrete slab next to the attached garage interferes with a smooth flow of parking
space, ingress, egress and turning around. The property layout also allows up to two
parking spaces for employees, or overflow client parking, to be located immediately west of
the accessory building and slightly behind and southeast of the existing garage. Additional
one or two parking spaces exist on the existing driveway.
g. The environmental checklist provided by the applicant, as well as testimony
provided by John Tiffany in the hearing, indicates the dance studio operation is being/will be
confined to Mondays, Tuesdays and Wednesdays. The operation was identified in the public
hearing as operating from 3:00 to 9:00 p.m. on Mondays and Tuesdays and approximately
5:45 to 8:00 p.m. on Wednesdays.
h. The building, which was constructed as a storage building, may not meet the
criteria for an assembly or occupancy building. Prior to continued lawful use of this building
for public assembly (the dance studio operation), the building may need to be upgraded to a
class of building other than the class to which it was originally approved and constructed.
i. The applicant proposed no signs to indicate the presence of a dance studio at the
property. Having proposed none does not necessary mean that it would not be better if there
were a small sign. Therefore, a modest sign will be allowed with a maximum size specified
below.
3. The adopted Spokane County Comprehensive Plan designates the area of the proposal
as Urban. The proposal is generally consistent with the Urban category of the Comprehensive
Plan. The detailed definition of the Urban category clearly describes a mixture of neighborhood
business combined with single-family residential uses. Objective 1. Li and Decision Guideline
1. 1.7 clearly embrace the concept of home occupations, as long as existing residential amenities,
potential traffic congestion and mitigation of potentially negative impacts are addressed. Fourth
Avenue, upon which the property fronts, is a collector arterial. As an east -west collector arterial,
linking north -south McDonald and Evergreen Roads, and therefore providing indirect access to
Sprague Avenue and any future south Valley arterial, this property will be experiencing
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 3
increasingly larger amounts of traffic on 4th Avenue. A low -impact business is not inappropriate
on such an arterial.
4. The site is zoned Urban Residential -3.5, which allows the proposed use upon approval
of this application. Other uses permitted outright in the zone are: a community hall, club or lodge;
community recreation facility; community swimming pool; community transit center; daycare
center; family daycare home; golf course; hospital; library; mini -daycare center; nursery school;
park-and-ride facility; public park (including caretaker's residence); post office; public utility local
distribution facility; public utility transportation facility; and kindergarten, elementary, middle and
junior high school. The proposal will have comparatively less or equal impact than some uses
allowed outright in the zone.
5. Typically, uses listed as a conditional use are assumed as permitted in the underlying
zone, subject to the listed standards and any other conditions needed to assure compatibility in the
given instance. But, pursuant to 14.404.101, the requested conditional use permit may be denied
if the Hearing Body cannot find that the requested use will be compatible with other permitted
uses. Section 14.616.240.4 lists certain standards to achieve compatibility, some of which the
Hearing Body may exercise nominal discretion over in order to achieve the overall intent of
compatibility with surrounding properties. Clearly, 14.404.102 allows the Hearing Body to
impose any and all manner of additional conditions and requirements in an effort to achieve
maximum compatibility.
In the instant situation, several circumstances need to be noted. The property to the east
has mature and dense trees located on its western property line, thus effectively screening, on the
adjacent property owner's land, the activity of the dance center and its traffic circulation and
parking. In the public hearing, there were no complaints of visual or audible impacts from adjacent
property owners. There were complaints of cars parking in the street; of cars making U-turns; of
children jay -walking across the street in the middle of the block (on a collector arterial); and of cars
backing into the street, thus threatening oncoming vehicular traffic as well as pedestrian traffic.
There was also some complaint regarding large numbers of cars associated with events or activities
which involved larger -than -average or normal numbers of student clients (likely recitals or class
picture taking). In order to maintain neighborhood appearance and character (Zoning Code
14.616.240.4.a), several conditions of approval may be necessary to mitigate actual problems at
the site associated with conducting the dance studio.
6. The following is true with regard to the proposal.
a. The Zoning Code, in Section 14.802.040.16, specifies one parking space per 100
gross square feet of building. This would result in 15 parking stalls required at the property.
However, testimony in the hearing was that much of the client business is "drop-off'
business after the younger students mature beyond the fairly young age.
b. Based on the above, and other testimony during the hearing, the Zoning Adjustor
believes that eight on-site parking stalls for clients and two parking stalls for employees (in
addition to that required for the residence) would more than likely accommodate the business.
If this became a condition of approval and it were nonetheless determined, through
evaluations and zoning complaints to not be sufficient, the number of parking stalls could be
administratively increased or the size of the classes could be limited.
C. There also is apparently a problem with clients not wishing to park their cars in
the on-site parking lot and insisting on parking on the street. Although the applicant does not
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 4
have absolute control over people who would choose to park on the street and not in a
provided on-site parking lot, the applicant needs to be aware that continued and flagrant
abuse of on -street parking when there is off-street parking available may result in a hearing
for the purpose of rescinding or revoking the conditional use permit. When safety is at issue,
the County will not be part of authorizing a business which does not make every effort
possible to provide off-street parking and minimize instances in which children are running
back and forth across a collector arterial.
d. The Zoning Adjustor notes that the connection of existing family members
residing at the property to the business is a tenuous connection at best. Testimony indicated
that the instructors and actual owner of the dance studio business do not reside on the
property. Failure of at least one of the dwellings' residents to be engaged in the business will
automatically void the permit. Proof of involvement may be requested.
e. The detached structure located on the property is a lawfully located building. The
only issue before the Zoning Adjustor is the use which is occurring within the building.
f. As required by the Zoning Adjustor, the applicant submitted a site plan showing
parking and a circular driveway within the prescribed date of November 8, after the public
hearing had otherwise closed and ceased public input. The purpose of this additional site
plan was to try to clarify and lay out a plan, to be later executed, to provide for on-site
parking and a loop driveway, both aimed at keeping automobiles from backing into 4th
Avenue and to provide a convenient drop-off location for students, as opposed to dropping
students off in the street and having them be exposed to traffic on this collector arterial.
A review of this plan by the Zoning Adjustor determines that providing a loop
driveway, eight client parking spaces and up to two staff spaces, in addition to the parking
for the residence, is quite likely possible. However, the applicant's plan is lacking in quality
sufficient to provide guidance for someone installing these improvements. The applicant,
aided by John Tiffany, while making a good "citizen effort" to provide a technically accurate,
competent document, really needs to solicit involvement of one or more professionals.
A civil engineer with vehicle parking layout and travelway design skills is
suggested. A major flaw of the document is a misunderstanding of where the property line is
in the front yard. The Zoning Adjustor's estimate is that the front property line is probably
only 39 feet from the face of the residence (as opposed to the 50 feet suggested in the Tiffany
drawing). A five-foot future acquisition area would place the front property line at
approximately 34 feet from the front of the residence. The circular driveway shown on the
applicant's drawing does not reflect this kind of existing and probable future property line.
The applicant's drawing also has succeeded in making a large ingress -egress area
at the existing driveway, including nearly the entire area east of the existing driveway. This
is neither good practice nor safe. The loop driveway shown by the applicant also appears to
cause the removal of the attractive and mature blue spruce located in the west part of the front
yard, an amenity which adds to the residential appearance and character of the property. Its
removal should be avoided.
Part of the reason for issuing a temporary conditional use permit is for this plan,
or some version thereof, to be prepared professionally with accurate and surveyed
dimensions for the purposes of providing adequate guidance to a contractor to lay out a
parking lot, locate a loop driveway, save the existing blue spruce and provide an
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 5
ingress -egress point for both the parking lot and the easterly end of the loop driveway (as
well as access to the personal garage) which will concentrate an egress -ingress point at one
easterly curb cut. The concrete slab also must be removed in order to provide adequate
circulation space for the automobiles to be able to back up and maneuver. Finally, the
parking stalls need to have some control device installed to keep the cars from ramming into
the existing chain link fence, which fence more than likely belongs to the property owner to
the east and needs to be protected from abuse.
7. Pursuant to the State Environmental Policy Act, the environmental checklist and other
data have been reviewed and the project has been found to not have any probable significant
adverse impacts to the physical environment. A Determination of Nonsignificance (DNS) was
issued on September 20, 1995 and sent to five agencies. The agencies reviewing the checklist
neither indicated that a more detailed environmental review should be provided nor commented that
the DNS should be reconsidered. Comments regarding the environmental matters were made at the
public hearing. There was not sufficient evidence presented pursuant to WAC 197-11-340(3)(a) to
withdraw the DNS.
8. The home industry conditional use permit is unique in that it is nonspecific with regard
to a use or function. Unlike most conditional use permits, it leaves an enormous amount of
discretion to the hearing body with respect to the "residential appearance and character"
requirement of § 14.616.240.4.a of the Zoning Code. The conditional use permit, as a result of the
residential appearance and character requirement, is essentially a performance standard concept in
which, if the standards listed in the Zoning Code are met, various conditions of approval applied as
needed to mitigate most adverse impacts and a finding is made that the resulting proposed activity
would be compatible with uses permitted outright in the location and zone, home industry must be
approved. Without a doubt all of the standards, with the possible exception of 14.616.240.4.a are
met or can be met by the proposal. Subsection "a" is not a measurable, quantitative standard and
involves a considerable judgment as to whether it is achieved by a given proposal. Numerous
conditions of approval will be specified, all designed to mitigate, to the maximum extent possible,
the off-site impacts of this proposal; all based on the premise that the project can, in the final
analysis, retain "residential appearance and character" and that the use is not so deleterious to the
area that it fails the test of "will be compatible with other permitted uses in the zone involved."
(Zoning Code: Section 14.404.101)
9. Any listed conditional use permit, such as the one under consideration, carries with it a
legislative presumption of validity. That is, the use is acceptable; but, the only issue is how to
make the use as compatible as possible with uses permitted outright in the zone and with nearby
uses. (Zoning Code: §14.404.101.1) A conditional use permit need not necessarily be fully
compatible with uses which happen to be in the immediate vicinity (residential, in this case); but, in
this case the test of compatibility with residential uses is a primary concern so that the residences in
the area are not adversely affected by noise, light, traffic congestion and children running across
the street, down the street and across front yards. All manner of conditions of approval and other
requirements are available to any hearing body, under the authority of Section 14.404.102 of the
Zoning Code.
10. The County Arterial Road Plan identifies 4th Avenue as a 70 -foot collector arterial. The
existing right-of-way width of 50 feet 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 5 feet in width along
the 4th Avenue frontage be set aside in reserve. This property may be acquired by Spokane
County at the time arterial improvements are made to 4th Avenue.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 6
11. Minimally, the proposal must meet, be capable of meeting and/or being conditioned to
meet, the standards of § 14.616.240.4 of the Zoning Code, the section pertaining to a conditional
use permit for a home industry in the UR -3.5 zone. This section contains subparagraphs "a"
through "i." The standards "b" through "i" are very objective and measurable. The applicant either
meets these standards and/or is easily capable of meeting them. However, subsection "a" is a
subjective standard. Discretionary judgment is placed by the Zoning Code with the Hearing Body
to make this judgment. In an effort to clarify the purpose and intent of the home industry comment
and to assist in determining whether " ... property ... retain(s) its residential character;" the
definitions of key words from Webster's New Collegiate Dictionary, 10th Edition, are:
Residential: Of or appropriate for residences.
Residence: A place in which one lives.
Appearance: Outward aspect.
Character: A distinct feature or aspect.
12. In order to maintain this residential appearance and character, as defined by Webster's
Dictionary, the project must minimize traffic congestion; keep parked or waiting automobiles off
the road to the maximum extent possible; prohibit cars from backing onto the arterial; provide room
for cars to turn around on the property, once having driven into the parking lot; and provide a loop
driveway for parents to drop children off without letting them out on the street.
13. Although the site plan presented by the applicant (John Tiffany) is not as polished as it
needs to be to ensure an adequate solution to the parking and off-street circulation, it nonetheless is
indicative that the parking and circulation issue can be resolved on the site, mitigating most of the
existing or potential problems.
14. This conditional use permit may be denied only where it can be shown that the
requested use cannot be compatible with other permitted uses in the zone. An examination of the
many uses allowed in the UR -3.5 zone clearly indicates that this use is far less deleterious than
many uses allowed outright in the zone with respect to the off-site impacts it will create. It does
not achieve a standard upon which denial becomes necessary.
15. Adequate conditions and restrictions have been described above which will be required
of the project. Issuing a temporary conditional use permit for a six-month period of time in order
to allow the adequate design of parking and circulation is a needed mitigating measure. Allowing
an additional six months for improvement to be financed and constructed, weather permitting, will
then allow this to be an acceptable conditional use permit.
16. Contrary to what was stated in the hearing by the Zoning Adjustor, it will not be
practically possible to dictate that every client use the off-street parking provided on the property.
In some rare instances, of course, there will be more clients attempting to park than there will be
parking spaces. If this happens on a routine basis, the Division of Building and Planning will
administratively require additional parking to be created or limit the size of the dance classes. If
someone chooses to legally park on the street, it is not possible to legally force them to park on the
property. On the other hand, if there is a substantial, continued abuse of on -street parking,
creating traffic and health hazards, specifically with regard to the clients or to the traveling public in
general, such may be a reason to hold a public hearing for the purpose of considering the
suspension or revocation of the permit. The applicant can and must assume a major role of getting
her clients to park on site or get rid of such clients.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 7
17. The proper legal requirements for advertising the hearing before the Zoning Adjustor of
Spokane County have been met.
18. The Zoning Adjustor may require such conditions of approval as necessary and
appropriate to make the project most compatible with the public interest and general welfare.
19. Various performance standards and criteria are additionally needed to make the use
compatible with other permitted activities in the same vicinity and zone and to ensure against
imposing excessive demands upon public utilities, and these shall be addressed as conditions of
approval.
20. The proposal will not be detrimental to surrounding properties, once an adequate
parking and circulation design is approved and built.
21. The proposal does not impose excessive demands on public utilities.
22. The proposal, as conditioned, is compatible with uses permitted outright in the zone.
DECISION
From the foregoing Findings of Fact and Conclusions, the Zoning Adjustor
APPROVES the proposal as a temporary conditional use permit for a home industry through
March 31, 1996. An approximately additional six-month period of time is established for the
construction of the parking lot and circulation improvements before this permit may be
administratively renewable or be designated as a permanent permit.
CONDITIONS OF APPROVAL
I. GENERAL
1. The following conditions shall apply to the applicant, owner and successors in interest
but shall not run with the land. The business at the property may only be carried on by a blood
relative of the present applicant/owner, Charlotte Stevenson. The Division of Building and
Planning may from time to time review the relationship between the persons engaged in the
business and the residence existing on the site, including taking into account ownership of the
parcel. Any decision the Division of Building and Planning makes with regard to these matters is
appealable to the appropriate appeal body.
2. Failure to comply with any of the conditions of approval contained in this decision,
except as may be relieved by the Zoning Adjustor, shall constitute a violation of the Zoning Code
for Spokane County and be subject to such enforcement as is appropriate.
3. The Zoning Adjustor may administratively make minor adjustments to site plans or the
conditions of approval as may be judged by the Zoning Adjustor to be within the context of the
original decision.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 8
II. DIVISION OF BUILDING & PLANNING
1. The applicant shall contact the Building Section of the Division of Building and
Planning at the earliest possible stage of design/development in order to be informed of code
requirements administered/enforced as authorized by the State Building Code Act.
Design/development concerns include: FIRE APPARATUS ACCESS ROADS; FIRE
HYDRANT/FLOW; APPROVED WATER SYSTEMS; BUILDING ACCESSIBILITY;
CONSTRUCTION TYPE; OCCUPANCY CLASSIFICATION; EXITING; EXTERIOR WALL
PROTECTION; AND ENERGY CODE REGULATIONS.
2. The applicant shall bring the accessory building into compliance with the appropriate
standards for assembly and the operation of such a business within one (1) year of the resolution
of this application or coincident with the installation of parking and circulation improvements,
whichever comes sooner.
3. The proposal shall comply with all applicable standards of section 14.616.240.4 of the
Zoning Code of Spokane County unless deviations, variances or exceptions have been lawfully
granted.
4. The applicant shall comply with the following.
a. By February 1, 1996, the applicant shall cause a permanent, weatherproof sign to
be placed on the outside door of the dance studio which shall read generally as follows.
This message shall also be given in writing to new and all renewal clients.
"NOTICE TO CLIENTS OF (NAME OF STUDIO):
ZONING REGULATIONS REQUIRE THAT CLIENTS USE THE OFF-STREET
PARKING WE HAVE PROVIDED ON THIS PROPERTY TO THE MAXIMUM
EXTENT POSSIBLE. YOUR FAILURE TO COOPERATE BY PARKING ON
THIS PROPERTY MAY JEOPARDIZE OUR ABILITY TO CONTINUE TO
PROVIDE DANCE STUDIO SERVICES ON THIS PROPERTY."
Evidence of compliance shall be provided to the Division of Building and Planning.
b. On or before March 31, 1996, the applicant shall provide the Planning Section of
the Division of Building and Planning with a site plan of the front yard north of the existing
residence, breezeway, garage and studio building. The site plan shall indicate the retention
of the spruce tree on the west end of the front yard and shall include a loop driveway, eight
(8) client parking stalls and two (2) employee parking stalls. It shall indicate the concrete
slab's removal and shall indicate appropriate signage to direct drop-off traffic into the more
westerly driveway entrance and allow for its exit from the more easterly driveway entrance.
The more easterly ingress -and -egress point shall provide an exit for loop traffic and
an entrance -exit point for the personal driveway of the applicant, the two (2) parking stalls
for employees and the eight (8) parking stalls for clients. It shall also provide fora safe,
no -vehicle zone eight (8) feet in front of the studio building, as a safeguard for pedestrians
entering and leaving the building. The parking plan shall also show curb stops adequate to
keep automobiles from damaging the east property line fence. The parking stalls and
backup/turnaround areas shall be generally consistent with standards of Chapter 14.802 of
the Zoning Code or some other, similarly acceptable standards. The Planning Section of
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 9
the Division of Building and Planning, in consultation with the Division of Engineering and
Roads, will be the judge of adequacy of this plan.
The lot shall be indicated as graveled and shall not be indicated as being paved. The
loop driveway may be paved or graveled, at the applicant's option. Landscaping shall be
included in the front yard area around the easterly parking lot ingress and egress point in
order to clearly define it as an entrance and exit location. The design of the loop driveway
shall be respectful of the true property line with respect to the curb and a five (5) -foot -wide
reserve future acquisition area, to the extent that the loop driveway shall be able to function
entirely if property acquisition occurs up to a point approximately thirty-four (34) feet from
the front of the house; that is, the loop driveway needs to be completely functional in the
area of thirty-four (34) feet north of the house. This standard may deviate if the property
line is shown to be other than about thirty-nine (39) feet from the house.
The above drawing shall be prepared by a civil engineer licensed in the state of
Washington, using standard design features and practices for parking lots and vehicular
circulation areas. The drawing needs to be accurately engineered and drawn to scale. A
landscaping plan shall be prepared as a separate drawing or included on the engineered
plan. These professionals are encouraged to consult with the undersigned.
5. The improvements described above, upon approval by the Division of Building and
Planning, shall be constructed and in place within six (6) months after written approval of the
design by the Division of Building and Planning.
6. Failure to submit a professionally engineered design by March 31, 1996, to have it
approved by June 1, 1996 and have it constructed by December 1, 1996 shall automatically void
this permit. These dates may be extended, depending upon any appeals filed and subsequently
heard and any other approved extenuating circumstance.
7. If compliance is achieved in the process established above and this permit is to become
a full conditional use permit, as opposed to a temporary use permit, a letter of such certification
will indicate the achievement of full c6nditional use permit status. That letter will be mailed to
opponents of record in the Zoning Adjustor and/or Board of Adjustment hearings and is appealable
as an administrative decision under the provisions of the Zoning Code.
8. An expiration date for the conditional use permit will be established in the letter
described in Conditional of Approval H.7 above. Renewal may occur under the following terms.
a. Renewal may be on a time frame of whole -number years, to a maximum of
three (3) years at a time.
b. Approximately thirty (30) days before an expiration date, the applicant shall
request renewal and pay any appropriate, established fees. The Division of Building
and Planning will attempt to send a notice approximately sixty (60) days prior to the
expiration date.
C. Periodic regraveling of parking and vehicle travel areas may be required.
9. The applicant shall seek and receive a certificate of occupancy or change of use permit
on or before June 1, 1995.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 10
10. The applicant may continue to conduct dance studio business while complying with the
above.
11. At any time, the Division may require more parking or limit the number of client
students.
12. The days of the week and hours of operation shall be as set forth in Finding of Fact and
Conclusion 2.g.
13. If the Division of Building & Planning believes there are extenuating circumstances
associated with the renewal of the permit, it may cause there to be a public hearing and
reconsideration of the permit; the notification expense shall be that of the county if such
reconsideration takes place.
14. The Division of Building & 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 & Planning. The Title Notice shall generally provide
as follows.
The parcel of property legally described as is the
subject of a land use action by a Spokane County Hearing Body or Administrative
Official on , imposing a variety of special development conditions.
File No. is available for inspection and copying in the Spokane
County Division of Building & Planning.
15. The Spokane County Division of Building and Planning shall prepare and record with
the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way
and utilities. The reserved future acquisition area Title Notice shall be released, in full or in part,
by 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 five (5) 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 4th
Avenue. NOTE: The County Engineer has required zero (0) feet of new dedication.
b. Future building and other setbacks required by the Spokane County Zoning
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 or others) shall be considered interim uses.
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 11
III. DIVISION OF UTILITIES
1. Any new facilities shall connect to public sewer, and additional fees shall be paid.
IV. SPOKANE COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
2. Water service shall be coordinated through the Director of Utilities, Spokane
County.
3. Water service shall be by a new/an existing public water supply when approved by
the Regional Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project, and individual service
will be provided. Use of individual on-site sewage disposal systems shall not be authorized.
V. DIVISION OF ENGINEERING AND ROADS
1. A strip of property five (5) feet in width along the 4th Avenue frontage of the subject
property shall be set aside as a future right-of-way acquisition area. This property may be acquired
by Spokane County at any time that arterial improvements are made to 4th Avenue. A title notice
shall be filed in the Spokane County Auditor's office indicating this reservation.
NOTICE: PENDING COMPLETION OF ALL CONDITIONS OF APPROVAL WHICH NEED
TO BE COMPLETED PRIOR TO PERMIT ISSUANCE, PERMITS MAY BE RELEASED
PRIOR TO THE LAPSE OF THE TEN (10) -DAY APPEAL PERIOD. HOWEVER, THE
COUNTY HAS NO LIABILITY FOR EXPENSES AND INCONVENIENCE INCURRED BY
THE APPLICANT IF THE PROJECT APPROVAL IS OVERTURNED OR ALTERED UPON
APPEAL.
may of December, 1995.
DATED this Iy
THOMAS G. OSHER, AICP
Zoning djustor
Sppkane Coun , Washington
FILED: -.
1) Applicant (Certified/Return Receipt Mail)
2) Opponents of Record
3) Spokane County Division of Engineering and Roads
4) Spokane County Health District
5) Spokane County Division of Utilities
6) Spokane County Division of Building & Planning, Permit Coordinator
7) Spokane County Fire Protection District No. 1
8. Spokane County Zoning Enforcement, Attn.: Allan deLaubenfels
9) Division of Building & Planning Cross-reference File and/or Electronic File
CASE NO. CUE -22-95 SPOKANE COUNTY ZONING ADJUSTOR PAGE 12
NOTE: ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY FILE AN APPEAL WITHIN TEN
(10) CALENDAR DAYS OF THE ABOVE DATE OF SIGNING. APPEAL MUST BE ACCOMPANIED BY
$215.00 FEE APPEALS MAY BE FILED AT THE SPOKANE COUNTY DIVISION OF BUILDING &
PLANNING, PUBLIC WORKS BUILDING, 1026 W. BROADWAY AVENUE, SPOKANE, WA 99260
(SECTION 14.412.042 OF THE ZONING CODE FOR SPOKANE COUNTY). DEADLINE FOR APPEAL
IS 4:00 PM ON JANUARY 8, 1996.
HD/FCU-ZA DEC
S P O K A N E i
DEPARTMENT OF BUILDING AND PLANNING
JAMES L. MANSON, C.B.O., DIRECTOR
DATE : September 27, 1995
C O iu N T Y
A DIVISION OF THE PUBLIC WORKS DEPARTMENT
DENNIS M. SCOTT, P.E., DIRECTOR
MEMO
TOTom Mosher, Zoning Adjuster
FRO h6mas L. Davis, Code Compliance Coordinator
RE Determination of Nonsignificance - 13618 East 4th. Avenue
Dear Mr. Mosher:
Thank you for the opportunity to comment on the above referenced DNS. I have reviewed the
Environmental Checklist and would like to add the following comments under Item A. 10:
1. Building permit is required, to change the use of the building from a garage to a dance
studio. This change would place the building in a different occupant division and will need to
comply with the requirements of the Uniform Building Code for such occupancy. The applicant
should contact the community building section of the Division of Building and Planning for
further information.
If you have questions, please do not hesitate to call.
TLD:tab
1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260
BUILDING PHONE: (509) 456-3675 - FAX: (509) 456-4703
PLANNING PHONE: (509) 456-2205 • FAX: (509) 456-2243
TDD: (509) 324-3166
S P O K A N E
C 40 ,,b N -r !e -
DEPARTMENT
DEPARTMENT OF BUILDING AND PLANNING A DIVISION OF THE PUBLIC WORKS DEPARTMENT
JAMES L. MANSON, C.B.O., DIRECTOR DENNIS M. SCOTT, P.E., DIRECTOR
�r�► liil i' �I _ 5III J)�' TF''�J�11 I
1H E -4.1]RRN &Iy ID HIIO(J RITIECIOM7l T" DE. - SRQ IT
DATE: October 25, 1995
TIME: 9:00 a.m. or as soon thereafter as possible
PLACE: Spokane County Planning Department
Commissioners Assembly Room, Public Works Building
1026 W. Broadway
Spokane, WA 99260
AGENDA ITEM #: 1
FILE: CUE -22-95
CONDITIONAL USE PERMIT FOR A HOME INDUSTRY (dance studio)
LOCATION Ganeralyfocated in Spo-kane—Valley, south of and adjacent to 4th Avenue,
approximat�1�6�00 feet west of Evergreen Road, i�the NE 1/4 of Section 22, Township 25N,
Rang M; 13618 E. 4th Avenue.
PSR POS-AL:—Applicant prses to continue a dance studio in an existing detached structure on
a lot. The1ot-also contains the applicant's residence. Sections 14.401.101 and 14.616.240.4 of
the Zoning Code of Spokane County allows this use upon issuance of a conditional use permit.
The use is currently illegal and the application, if approved, would allow the use with conditions.
EXISTING ZONING: Urban Residential 3.5 (UR -3.5)
SITE SIZE: Approximately 13,750 square feet
APPLICANT: Charlotte Stevenson
13618 E. 4th Avenue
Spokane, WA 99216
WASHINGTON STATE ENVIRONMENTAL POLICY ACT (SEPA):
Environmental Checklist and other data was reviewed and the project was found to not have any
probable significant adverse impacts to the physical environment. A Determination of Non-
significance (DNS) was issued on September 20, 1995 on behalf of the Spokane County Building
& Planning Director, the responsible official under SEPA. The Environmental Checklist and DNS
were sent to 5 agencies of jurisdiction or expertise and identified public interest organizations.
Comments regarding environmental matters will be accepted at the hearing. Formal appeal of the
DNS may be filed. Contact the Division of Building & Planning for details.
Physically Disabled Access: All meetings and hearings will be conducted in facilities which
are accessible to disabled individuals. For more information, please contact the Spokane
County Division of Building Planning at (509) 456-2205.
NOTE: THE ZONING ADJUSTOR WILL ISSUE A WRITTEN DECISION TO APPROVE OR DENY THE ABOVE PROPOSAL.
ONLY THE APPLICANT OR AN OPPONENT OF RECORD MAY APPEAL THE ZONING ADJUSTOR's DECISION AND MUST
DO SO WITHIN TEN (10) CALENDAR DAYS OF THE DATE OF THE DECISION'S SIGNING. APPEAL MUST BE
ACCOMPANIED BY A $215.00 FEE FILED AT THE DMSION OF BUILDING & PLANNING, PUBLIC WORKS BUILDING,
1026 W. BROADWAY, SPOKANE, WA 99260 (Section 14.412.042 of the Zoning Code of Spokane County). THE ABOVE
REFERENCED FILE MAY BE EXAMINED AT THE DMSION OF BUILDING & PLANNING.
1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260
BUILDING PHONE: (509) 456-3675 FAX: (509) 456-4703
PLANNING PHONE: (509) 456-2205 FAX: (509) 456-2243
TDD: (509) 324-3166
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SPOKANE ENVIRONMENTAL ORDINANCE
(WAC 197-11-970) Section 11. 10.230 (3) Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
FILE NO: CUE -22-95
DESCRIPTION OF PROPOSAL: Applicant proposes to continue a dance studio in an
existing detached structure on a lot. The lot also contains the applicant's residence. Sections
14.404.101 and 14.616.240.4 of the Zoning Code of Spokane County allows this use upon
issuance of a conditional use permit. The use is currently illegal and the application, if
approved, would allow the use with conditions.
PUBLIC HEARING SCHEDULED FOR: October 25, 1995 at 9:00 a.m
PROPONENT: Charlotte Stevenson, 13618 E. 4th Avenue, Spokane, WA
LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY:
Generally located in Spokane Valley, south of and adjacent to 4th Avenue, approximately 600
feet west of Evergreen Road, in the NE 1/4 of Section 22, Township 25N, Range 44EWM;
13618 E. 4th Avenue.
LEAD AGENCY: SPOKANE COUNTY
The lead agency for this proposal has determined that it does not have a probable significant
adverse impact on the environment if mitigated as stipulated below. An Environmental Impact
Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after
review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request.
( ) There is no comment period for this DNS; pursuant to WAC 197-11-340 (1).
(X) 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 by agencies no later than 4:00 p.m., October 20, 1995, if they
are intended to alter the DNS. Citizen comments will be accepted at the public hearing.
Responsible Official: JAMES L. MANSON, Director, c/o Doug Smith, Planner I
Spokane County Division of Building & Planning
1026 W. Broadway (MS -P)
Spokane, WA 99260
(509) 456-2205
Date Issued: ter. r�i:w:. <..y Signature.--
COMMENTS
ignature-----COMMENTS REGARDING ENVIRONMENTAL CONCE ARE LCOME AT THE
HEARING.
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the
Spokane County Planning Department, 1026 W. Broadway Avenue, Spokane, WA 99260.
This appeal must be written and make specific factual objections. Contact the Planning
Department for assistance with the specifics of a SEPA appeal.
HD/CUE-22-95 DNS
DNS; File No. CUE -22-95 Page 2
A copy of the DNS was mailed to:
1. Charlotte Stevenson 2
13618 E. 4th Ave.
Spokane, WA 99216
3. Spokane County Division of 4
Engineering and Roads
Attn: SEPA Review
5. WA State Department of Ecology
SEPA Review
Olympia, WA 98504
HD/CUE-22-95 DNS
2.1
Spokane County Health District
Attn: Steve Holderby
Spokane County Fire Protection
District #1
Spokane County Division of
Building & Planning
Attn: Tom Davis
liffliMA-1,
SPOKANE ENVIRONMENTAL ORDINANCE
SECTION 11.10.230 [1]
SPOKANE ENVIRONMENTAL ORDINANCE
(wf,C 197-11-960) Section 11.10.230(1)
Environmental Checklist
Purpose of Checklist:
File No.
The State Environmental Policy Act (SEPA) chapter 43.210 RCN, requires all governmental agencies to consider the environmental impacts of a proposal
before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on
the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your
proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine
whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most
precise information known, or give the best description you can.
You must answer each question accurately :,,d cor,fu'.ly, to the best of your knowledge. In most cases, you should be able to answer the questions
from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply
to your proposal, write 'do not know' or 'does not apply.' Complete answers to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you
have problems, the governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do thein over a period of time or on different parcels of land.
Attach any additional information that will describe your proposal or its environmental effects. The agency to which you submit this checklist may
ask you to explain your answers or provide additional infonnation reasonably related to determining If there may be significant adverse impact.
Use of checklist for nonproject proposals:
Complete this checklist for nonproject proposals, even though questions may be answered 'does not apply'.
IN ADDITION, caaplete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS(Part D).
For nonproject actions, the references in the checklist to the words 'project,' 'applicant,' and 'property or site' should be read as 'proposal,'
'proposer,' and 'affected geographic area,' respectively.
A. BACKGROUND
1. :lame of proposed project, if applicable:��.��1\%Y/� I
2. flame of Applicant: U- 1-
3. Address and hone number of applicant or contact L�iA-
P PP person:
4. Date checklist prepared:
S. Agency requesting checklist:
6. Proposed timing or schedule (including phasing,\A applicable): 1� �1 I� 7) P '�` Z117 � L.�`f l Q
7. a. Do yQu have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.
b. Do you own or have options on land nearby or adjacent to this proposal? If yes, explain
B. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. /J&—
Rey. 2/l/88
NAC 197 -ll -960) Section 11.10.270(1) SPOy.UM ENVIROVTf£h :AL ORDIN A,10E
A. EACr.C-ROUAD (continued)
9. Do you know vhcther applicatio m are pending for governmental approvals of other proposals directly affecting the Property proposal? If yes, explain. pert covered by your
10. List any government approvals or permits that will be needed foiour
Y Proposal, if known._
11. Cive a brief, complete description of your proposal,
question.a later in this checklist that ask you to describe
including the proposed uses and the size of the project and
site. 'here are several
Page.
certain aspects of your proposal.
You do not need to
repeat those answers on this
12. Location of the proposal. Give sufficient information for a person to understand the precise location o[ our
rfstreet add resa, if any, and section, to
and range, if known. If a propo u1 would occur over a proposedProject, including rangeor
bauada ea of the sice(s). Provide a legal deacrlptin n, site plan, vicinity range -of nge.of area provide the map, and topographic map, if reaaooa bly avai L ble. Vhile you
should submit any plana required by the agency, you are not required to duplicate maps or detailed plan■ submitted with any permit application
related to this checklist.
13. Does the proposed action lie within the Aquifer Sensitive Area (ASA)? The Ceneral Sever Service Area? The Priority Sever Service Area? The
City of Spokane? (See: Spokane County's ASA Overlay Zone Atlas for boundaries).
:0
BE CCHPLX-TD BY APPLICANT
6. E2TV IAOR`i£l _Ai. ETnoUiYS
L. EAR='il
Evaluation For
j!. Agency Use Only
a. General description of the site (circle one) .,f la rolling, hilly, steep slopes, mountainous,
other
b. !that is the steepest slope on the site (approximate percent slope)? G ;
C. 'that general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)?
If yo know the els■a}ficat lgn-of agricultural wLL , specify them and note any prime farmland.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If ■o,
describe.
(WAG 197-11-960) Section 11.10.230(1)
B. ENVIRONMENTAL ELEMENTS (con tInued)
SPOKANE ENVIRONMENTAL ORDINANCE
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate source of fill. /
l�
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
1/1
g. About what percent of the site will be covered with impervious surfaces after project construc-
tion (for example, asphalt or buildings)?
/: .
h. Proposed measures to red})ce or control erosion, or other impacts to the earth, if any:
2. AiR
a. What type of emissions to the air would result from the proposal (i.e., dust, automobile, odors
industrial, wood smake) during construction and when the project is completed? If any,
generally describe and give approximate quantites if known.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
/ 4
C. Proposed measures o reduce or control emissions or other impacts to air, if any:
3. WATER
a. Surface:
(1) Is there any surface water body on or in the immediate vicinity of the site including year-
round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and
provide names.�f appropriate, state what stream or river it flows into.
(2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If^Yes, please describe and attach available plans.
I
Evaluation For
Agency Use Only
I
)� i 1G�'l�✓ �:;►1 ! i� S (G1 V �rZa�ti�
A -it v"�! i L [� til L,
V. >.
NAC 191-11-960) Section 11.10.270(1)
g. ENVIROINZNTAL ELE�MN'.S (continued)
Spor-UTE ENVIR0fTM TAL ORDINANCE
Evaluation For
(1) Estimate the amount of fill and dredge material that would be placed in or removed from the Agency Use Only
surface water or wetlands and indicate the area of the site that would be affected.
the source of fill material. Indicate
(4) will the proposal require surface water withdrawals or diversions? Give a general descrip-
tion, purpose, and approximate quantities, if known.
(S) Does the proposal lie within a 100 -year flood plain? If ■o, note location on the site plan.
(6) Does the proposal involve any discharge■ of waste materials to surface waters? If ■o,
describe the type of waste and anticipated volume of discharge.
b. Ground:
(1) Will groundwater be withdrawn, or will water be discharged to groundwater? Give general
description, purpose, and approximate quantities, if known.
(2) Describe waste material that will be discharged into the ground from septic tanks or
sanitary waste treatment facility. Describe the general size of ocher
the system, the number of
houses to be served (if applicable) or the number of persons the system(s) are expected to
serve.
,4r
(7) Describe any systems,other than those designed for the disposal of sanitary waste, !! �p
installed for the purpose of discharging fluids below the ground surface ''7", �7p�✓s �e,.y1 %-'..%..,n��/t�;�
•s [hose for the disposal of storm water or drainage from floor drains). (Describe system• such
system, the amount of material to be disposed of through the system and thestrl� the
type of C ��
likely to be disposed of (including materials which may enter the syacem Loadve types
through
spills or as a result of firefighting activities). '
1
(4) Vill any chemicals (especially organic solvents or petroleum fuels) be
ground or underground storage tanks? stored in above -
stored? If so, what types and quantities of materials will be
SPOr.ANE E1MRO1rKZNJ.L ORDINANCE
(WAC 197-11-960) Section 11.10.230(1)
B. ENVIROlMElrrA.L ELMKMr.S (continued)
Evaluation For
Agency Use Only
(5) What protective measures will be taken to insure that leaks or spills of any chemicals .
stored or used on site will not be allowed to percolate to groundwater (this includes measures
to keep chemicals out of disposal systems described in 3b(2) and 3b(3)?
C. Water Runoff (including scorn water):
(1) Describe the source of runoff (including storm water) and method of collection and disposal
if any (include quantities, if known). Where will this water flow? Will this water flow into
other waters? If so, describe.
(2) Jill any chemicals be stored, handled or used on the site in a location where a spill or
leak will drain to surface or groundwater or to a storm water disposal system discharging to
surface or groundwater? /
(J) Could waste materials enter groundorsurface urters7 If so, generally describe.
d. Proposed measures to reduce or control surface, ground, and runoff water impact., if any (if
t the proposed action lies within the Aquifer Sensitive Area be especially clear on explanation
r relating to facilities concerning Sections J (4), J (5), and 3c(2) of this checklist):
4. PLANTS
a. r'heck or circle type of vegetation found on the site:
deciduous tree: alder, maple, aspen, other.
evergreen tree: fir, cedar, pine, other.
i
-.rhntbs.
grass.
pasture.
crop or grain.
wet soil plants, cattail, buttercup, bullrush, skunk cabbage, other.
water plants: water lilly, eelgrass, milfoil, other.
other type. of vegetation. /
b. What kind and amount of vegetation will be removed or altered?
C. List threatened or endangered species known to be on or near the site.
d. Proposed landscaping, use of Dative plants, or other measures to preserve or enhance vegetation
on the site, if any: n a
5
(WAC 197-11-960) Section 11.10.230(1) SPOKANE ENVIRONMENTAL ORDINANCE
B. ENVIRONMENTAL ELEMENTS (continued)
Evaluation For
S. ANIMALS Agency Use Only
A. Circle any birds and animals which have been observed on or near the site or are known to be on
or near the site:
birds: hawk, heron, eagle, songbirds, other:
mamnals: deer, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish, other
other:
b. List any threatened or endangered species known to be on or near the site.
c, is the site part of a migration route? If so, explain.
d. Proposed neasures to preserve or enhance wildlife, if any:
S. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, wood stove, solar) will be used to meet the
the completed project's energy needs? Describe whether it will be used for heating, manufac—
turing, etc.
b. Would your project affect the potential use of solar energy by adjacent properties? if so,
generally describe.
C. What kinds of energy conservation features are included in the plans of this proposal? List
other proposed measures to reduce or control energy impacts, if any:
7. ENVIRONMENTAL HEALTH 1
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire
and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so,
describe.
(1) Describe special emergency rvices that
might be required.
6
SPOY-ME ENVIRO1il'1Eh-r.LL ORDINANCE
(WAC 197-11-960) Section 11.10.230(1)
B. EW. IRONHENIAL.ELEHENTS (continued)
Evaluation For
Agency Use Only
EIIVIRM EU:AL HEAL -.H (continued)
(2) Proposed measures to reduce or control %Lronmental health hazards, if any:
b. Noise:
(1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation,
/� operation, other??�f�/ -
(2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate
what hours noise v uld come from he site.
1-5
� Lea,r
(3) Prop. d measure to reduce or control noise im a5ts, if -Py.:
B. LAND AND SHORELIIIE USE
a. What is the current use Af the site and adjacent properties?
b. Has the site been used for agriculture? If ■o, describe.
i
C. Describe any structures on the site. 1, ;�• �j/ -
d. Will any structures be demolished? If ■o, which? // y
e. What is the current zoning classification of the site?
i
f. What is the current coopreheoalve plan designation of the site? ✓ i N�
g. If applicable, what is the current shoreline ouster program designation of the site
h. Has any part of the site been classified as an 'enTironaentally senaltive- area? If no,
specify. 117,
1. Approximately how many people would reside or work in the completcd project? 1
6
(WAC 197-11-960) Section 11.10.200(1)
E. EMIROMM.rrAL Elt�MHTS (continued)
SPOEAI?E E2MI1ONENTAL ORDINANCE
Lvaluatlon For
Agency Use only
J. Approximatelyhow man
y people would the completed project: displace?
k. Proposed measures to avoid or reduce displacement impacts, if any:
i
1. Proposed measures to ensure the proposal in compatible with existing and projected land uses and
Plans, if any:
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high-, middle-, or
lorincome housing.
r
b. Approximately how many units, if any, would be eliminated? Indicate whether high-, middle-,
low-income housing. or
C. Proposed measures to reduce or control housing impacts, if any:
h I�
10. AESTHETICS
A. Vhat is the tallest height of any proposed atructure(s), not including an {chat is the
principal exterior building material(s) proposed?
b. 'That views innthe immediate vicinity would be altered or obstructed?
/ ?l"??Z
C. Proposed measures to reduce or control esthetic impacts, if any:
/?/ /fl_
11. LICHT AND CLARE
+• •fiat type of light or lore will the proposal produce? Uhat time of day would it mainly occur?
i
b. Could light or glare from the finished project be a safety hazard or interfere with view.?
C. Vhat existing off-site sources of light or glare may affect your proposal?
d. Proposed measure■ to reduce or control light and glare impacts, if any: ,Q ,
SPOKANE EMRONIKENTAL ORDINANCE
(WAC 197-11-960) Section 11.10.270(1)
b. ENVIRONXMAL ELEMENTS (continued)
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
b. Would the proposed projecc disp ice any existing recreational uses?` If so, describe.
C. Proposed measures to reduce or control impacts on recreation, including recreational opportunl-
ties to be provided by the project or applicant, If any:
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on or proposed for national, state or local preserva-
tion registers known to be on or next to the site? If no, generally describe.
b. Generally describe any landmarks or evidence of historic archaeological, scientific or cultural
importance known to be on or next to the site.
C. Proposed measures to reduce or control impacts, if any:
14. TP.ANSPOR=ATION .
A. Identify public streets and highways serving the site and describe proposed access to the
existing screet system. Show -on site plana, if any. -
Evaluation For
Agency Use only
i
b. Ia site currently served by public transit? If not, what 1■ the approximate distance to the
nearest transit stop?
Z/
C. H,o�w many parking space, would the completed project have?
How m.any would the project eliminate?. -i— �� �
�'�`•i N
d. Will = c p.op^.r'_ require any new roads or streets, or Improvements to existing roads or streetsl�-
not including driveways? If ■o, generally describe (indicate whether public or private).
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
9
SPOKANE EtiVIRONIKENLAL ORDINANCE
(WAC 197-11-960) Section 11.10.270(1)
E. ENVIRONI=AL ELM-MnS (continued)
f. Row many vehicular trips per day would be generated by the completed project? If known,
indicate when peak would occur.
g. Proposed measures coruce of control tran. ortation impacts, }f any:
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example, fire protection,
police protection, health care, schools, other)? If :z/oy
enerally describe.
b. Proposed measures to reduce or control d red impacts on public sarvicea, i.` any:
16. U-ILITIES _
a. CS�L rLle,utll Vis, ,' aanti --�irbie, at the site ale t , natural gas, water; efu� '
/ser to leph a sanit my ■ever/ septic system, -o er.
b. Describe the utilities that are proposed for the project, the utility providing the service and
the general construction activities on the site or in the immediate vicinity which might be
needed_
Evaluation For
Agency Use Only
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C. SIGNATURE
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I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my knowledge. I also
understand that, should there be any willful misrepresentation or willful lack of full disclosure on my part, the agency may withdraw any
determination of nonsignificance that it might issue in reliance upon this checklist.
Date• Je/J CL� Proponent _ 1'•.`�U�/'C/l/�L����� Sof ? li It
/ PlgasewP,rrAj t or Tpe).
Proponent• _�l/. . // ✓»��( ��.! C"-
(Signature)
Phone• 0 I
Persoi
Phone
Date:
FOR STAFP.OSE ONLT
Staff member(s) reviewing checklist: �O�L! �. ��%'y} P�"1)VIV✓�L. "j�
i
Based on this Staff review of the environmental checklist and other pertinent information, the staff:
A.
Concludes that there are no probable significant adverse impacts and recommends a determination of nonsignificance.
B. Concludes that probable significant adverse environmental impacts do exist for the current proposal and recommends a mitigated deter-
mination of nonsignificance with conditions.
C. Concludes that there are probable significant adverse envirommental impacts and recommends a determination of significance.
FILINC PEE - 575.00
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