2001, 08-22 File: CUE-11-01 Hearing Examiner Report 74j
10;11 STAFF REPORT TO THE HEARING EXAMINER
FILE#: CUE-11-01`
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DIVISION OF PLANNING
SPOKE COUNTY
HEARING DATE: August 22, 2001 @ 9:00 a.m. FILE#: CUE-11-01
PROJECT PLANNER: Jim Falk, Associate Planner
PROJECT DESCRIPTION: Application for a Conditional Use Permit to allow an accessory unit
in a single family unit pursuant to Section 14.816 of the Spokane
County Zoning Code.
Project Data
Project Address and Location: The project site is located north of and adjacent
to 9th Avenue 450, feet west of the intersection
of Raymond Street and 9th Avenue, in SE 1/4 of
Section 20, Township 25, Range 44, EWM.
Parcel Number: 45204.0477
Owner: Paul G. Cote, 10309 E. 9th St., Spokane, WA.
99206
Applicant: Steve Cote, PO Box 158, Four Lakes , WA.
99014
Comprehensive Plan Urban (U)
Designation:
Zoning: Urban Residential-3.5 (UR-3.5)
Existing Land Use: Single family residential
Surrounding Zoning and Land Uses:
+ North: Zoning to the north of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as agricultural Suburban
(AS)(ZE-65-376). Land Use consists of single
family residential.
• South: Zoning to the south of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban
(AS)(ZE-65-376). Land use consists of a public
high school and a retirement complex.
• East: Zoning to the east of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban
(AS)(ZE-65-376). Land use consist of single
family homes.
• West: Zoning to the west of the site is Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban
(AS)(ZE-65-376). Land use consist of duplex
dwelling units.
CUE-11-01
Staff Report—August 22,2001 Hearing
1 of 7
Known Land Use Proposals and Land use actions recently approved in the
Recent Project Approvals in the vicinity of the proposal include the following:
Area of this Project:
ZE-106B-72, a Change of Conditions to allow
construction of a road to Spokane County
driveway road standards instead of to public
road standards. The road serves an apartment
complex about 1500 feet northwest of the
subject property on Woodruff Road.
PE-1859-98/ZE-17-98, a preliminary plat and
zone reclassification from Urban Residential-3.5
(UR-3.5) to Urban Resdential-12 (UR-12) for
development of approximately 10.4 acres into
39 lots for the purpose of developing six open-
space tracts, one single family residence, 26
duplexes (52 total units), 39 multi-family units
located south of 16th Avenue, approximately 500
feet east of Dishman-Mica Rd.
ZE-48-97, a Zone Reclassification from Urban
Residential-3.5 (UR-3.5) to Urban Residential-
22 (UR-22) on approximately 1.32 acres of land
located east of and adjacent to University Road,
north of and adjacent to 7th Avenue, and south
of and adjacent to 8th Avenue.
PE-1847-97/ZE-53-97, a preliminary plat and
zone reclassification from Urban Residential-3.5
(UR-3.5) to Urban Residential-22 (UR-22) for
development of approximately 13.5 acres into
69 single family residences, 103 multi-family
units, possible day care center located at the
southeast corner of Dishman-Mica Road and
16th Avenue.
Land Division Status: The subject property consists of the east 48.5
feet of Lot 15 and all of Lot 16 of Block 4 of
University Place Plat and including the west 1/2
of a vacated plat street (30) feet. There is no
record of a Certificate of Exemption being
issued authorizing the aggregation of the subject
property.
Water Purveyor: The project site is served by the Vera Irrigation
District# 15 public water system.
Sewage Disposal: The residence is served by the Spokane County
Sewer System.
Fire District#: Spokane County Fire Protection District# 1
provides fire protection to the site.
Nearest Arterial and Distance: 8`"Avenue is 150 feet north of the subject
property and is designated as a Local Access
Street by the Arterial Road Plan.
Neighborhood Association: None identified
CUE-11-01
Staff Report—August 22,2001 Hearing
2 of 7
• This proposal is located inside of the Interim Urban Growth Area (IUGA).
• The project site is located outside the 1000 notification boundary of a
Designated Natural Resource Lands.
• The project site is located within the PTBA.
GMA/Critical Areas
Aquifer Recharge Area: The subject property is located within
the Priority Sewer Service Area (PSSA)
and the Aquifer Sensitive Area (ASA)
Overlay zone.
Fish &Wildlife!Habitat Conservation None illustrated on the Spokane County
Areas:' Critical Areas Maps.
Floodplain Not applicable
Geologically Hazardous Areas None illustrated on the Spokane County
Critical Areas Maps.
Wetlands: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
A Determination of Nonsignificance (DNS) was issued on August 3, 2001 with a comment period
ending on August 20, 2001.
Noticing
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
August 3, 2001.
Mailing Deadline: The deadline for notifying property owners/taxpayers of land within 400 feet of
the proposal was August 6, 2001.
1724 Compliance Dates
Application Accepted as Counter Complete: March 29, 2001
Determination of Completeness issued: June 5, 2001
Date Notice of Decision is Due: October 4, 2001
Reviewing Agencies
Eight (8) agencies were notified on April 13, 2001 and July 25, 2001. Agency comments were
due on April 25, 2001 and August 8, 2001.
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Spokane County Yes 4-24-01 Spokane County Fire Yes 4-23-01
Division of Engineering, 8-8-01 Protection District# 1
Transportation
Spokane County Yes 4-16-01 Spokane Regional Yes 4-24-01
Division of Engineering, Health District 8-7-01
Development Services
Spokane County No Spokane County Yes 4-20-01
Division of Utilities Division of Building &
Code Enforcement
Spokane County No Vera Water District# No
Division of Utilities, 15
Stormwater Utility
CUE-11-01
Staff Report—August 22,2001 Hearing
3 of 7
Responses from the Public: No comments from the public have been received to date.
Description of the Site: The project site is developed with a 2-story single family dwelling, to
include a parking area and a small unpaved driveway. The subject property is 22,950 square feet
and is served by the Spokane County Sewer system. The site is flat and the eastern 1/2 of the
subject parcel is undeveloped. Access to the project site is gained from 9th Avenue. There is no
record of a Certificate of Exemption being issued regarding the subject parcel. The applicant
states that the existing dwelling was constructed in 1916. The lot line common to Lots 15 and 16
of University Place Plat runs through the dwelling. It is concluded that the subject lots were likely
aggregated on or before 1916. The building permit file in the Division of Building and Code
Enforcement for the subject property does not reveal when the home was constructed on the
subject parcel. The building permit file reveals that an 18' by 22' dining room addition was
authorized in 1971.
Description of the Surrounding Neighborhood: The neighborhood to the north, east and west
of the subject property is a mix of single family and duplex dwellings. A retirement complex is
situated southwest of the subject site and the University High School campus lies directly south of
the subject property.
Background: The application for the proposal was submitted to the Division of Planning on
March 29, 2001. A "Technically Complete" determination and a Notice of Application were
issued on June 5, 2001 with a 14-day comment period ending on June 19, 2001. The subject
parcel includes enough area for a duplex unit to be constructed as allowed by the existing UR-3.5
Zone. The applicant does not wish to develop a duplex as he intends to divide and sell the
eastern 10,000 square feet of the subject property. The construction of a duplex unit would
prohibit the division and sale of said eastern portion of the subject property.
Description of the Proposal: The applicant states that an accessory unit has already been
developed within the existing dwelling. The second floor of the existing structure includes the
accessory unit. The applicant is requesting a Conditional Use Permit for the accessory unit largely
to enable the homeowner to legally rent the accessory unit. The total area of the principal unit is
2,350 square feet. The accessory unit is not more than 660 square feet in area. The accessory
unit is a completely separate unit, having separate electrical and heating systems. The applicant
states that the accessory unit is consistent with the Uniform Building Code including proper
ingress and egress and appropriate smoke detectors. The principal unit requires no further
improvements or additions to accommodate the accessory unit. The principal unit appears like a
single family home and has one door in the front, and second entrance is near the back of the
principal unit. The site plan of record shows fencing, driveways and off-street parking areas.
Staff Analysis:
Comprehensive Plan: The site is located within the Urban category of the Comprehensive Plan.
The Urban category is intended to provide the opportunity for the development of a "citylike"
environment which includes various land uses, intensive residential development, and public
facilities and services. The Urban category states that the more intensive uses such as light
industrial and neighborhood commercial should be located near the heavily traveled streets, with
the less intensive uses such as residential isolated from the noise and traffic. It is primarily a
residential category intended to encourage development of single-family, two-family, multifamily
and condominium buildings, along with neighborhood commercial, light industrial, public and
recreational facilities. It is characterized by a high level of public services and facilities, and
modern utility systems.
There are few Urban category Goals, Objectives and Decision Guidelines that specifically pertain
to accessory units. Urban category Objectives and Decision Guidelines that apply to the proposal
CUE-11-01
Staff Report—August 22,2001 Hearing
4 of 7
are as follows. Goal 1.1 encourages a variety of housing types and densities and Objective 1.1a
promotes fill-in within established development areas and existing outlying communities where
utilities, arterials, schools and community facilities have already been established. Decision
Guidelines 1.1.1 and 1.3.3. encourage urban development in areas having adequate power
supplies, water, sanitary and storm sewers, and school and fire services, provided that other
relevant policies of the Comprehensive Plan are met. Decision Guideline 1.1.2. specifies that
base net density for single-family dwelling areas may be increased through various methods when
meeting the "fill-in" criteria. See Comprehensive Plan, glossary definition of"fill-in development".
Decision Guideline 1.1.4. encourages a variety of densities and residential uses, including
combinations and a mix thereof. The proposal has a full spectrum of urban services available to it
to include power, telephone, public road access, public sewer and water, fire and police
protection, solid waste disposal and mass transit services. The proposal constitutes a "fill-in
development" within the meaning of the Urban category. The proposal will add to the mix of
residential uses in the immediate vicinity encouraged by the Urban category.
Decision Guideline 1.5.8 specifies that the structure height and impact of new structures on the
architectural character of the neighborhood should be considered when changes are proposed to
an existing neighborhood. The proposal's appearance and design remains that of a single family
dwelling. The subject parcel is located within the Interim Urban Growth Area (IUGA) established
in response to RCW 36.70A, the Growth Management Act. The proposal is consistent with the
Spokane County IUGA Resolution 97-0321. The Spokane County Arterial Road Plan designates
9th Avenue as a Local Access Road. The Arterial Road Plan recommends Local Access Roads
have 60 feet of right-of-way. The actual right-of-way width of 9th Avenue is 60 feet.
Zoning Analysis: The purpose of the UR-3.5 Zone is to implement the lower residential density
range of the Urban category of the Comprehensive Plan. Such zone is intended to promote areas
of primarily single-family residential use in an urbanized neighborhood setting, having a high level
of public services. The residence on the site is within an existing developed area, served by a
high level of urban services, including public sewer and water. The proposal constitutes "fill-in
development" within the meaning of the Urban category. The proposed use of the site is allowed
as a Conditional Use in the UR-3.5 zone as specified by Spokane County Zoning Code, Section
14.816.020. Section 14.816.00 of the Zoning Code states that the purpose of accessory units is
to develop housing units in single-family neighborhoods appropriate for people at a variety of
stages in their life cycle, and to provide rental housing for handicapped persons. Section 14.816
includes various standards and criteria to assure that the accessory unit will be compatible with
the neighborhood in which it is situated. Said Section requires the accessory unit comply with all
16 criteria set forth therein. The following is the list of criteria and the applicant's and Planning
Division staff responses to each criteria identified in italic wording:
1. The property owner (which shall include title holders and contract purchasers) must occupy
either the principal unit or the accessory unit as his or her permanent residence, but not both
Response: The homeowner states he will occupy the principal unit in the existing residence
which is on the first floor of the dwelling.
2. The accessory unit shall be a complete, separate housekeeping unit that can be isolated
from the principal unit and meet the minimum requirements of the Uniform Building Code as
adopted by Spokane County. Response: The accessory unit is located on the second floor
above the primary unit and is a complete and separate housekeeping unit that will be
sufficiently isolated from the principal unit.
3. Only one accessory unit shall be created within the principal unit. Response: Only one
accessory unit is proposed.
CUE-11-01
Staff Report—August 22,2001 Hearing
5of7
4. The accessory unit shall be designed so that, to the degree reasonably feasible, the
appearance of the building remains that of a one-family residence. In general, a second
entrance shall be located on the side or in the rear of the building or in such a manner as to
be very unobstrusive in appearance from the same view of the structure which
encompasses the primary front or formal entrance. Response: The structure will maintain
its single family residential appearance. The proposed access to the accessory unit is
located near the rear of the existing structure. The recommended conditions of approval
require the proposal to be consistent with this requirement.
5. Any additions to an existing structure for the purpose of an accessory unit shall not increase
the square footage of the principal unit by more than ten percent (10%). Response: The
addition of the accessory unit will not increase the square footage of the existing structure.
6. The total livable floor area of the principal and accessory units combined must be a least
twelve hundred (1,200) square feet. Response: The total livable floor area of the principal
and accessory units combined is 2,350 square feet.
7. No home profession, family day care home or mini day care facility shall be undertaken in
either the principal or accessory units. Response: None of these activities will be undertaken
in the principal or accessory units.
8. The design and size of the accessory unit shall conform to all applicable standards in the
health, building, and other codes. Response: The applicant states that the accessory unit is
already constructed. The Division of Building and Code Enforcement building permit file for
the subject property does not include a building permit which identifies the accessory unit.
The recommended conditions of approval require the proposal to be consistent with building
and health regulations.
9. At least three off-street parking spaces shall be made available for use by the owner-
occupant(s) and/or tenant(s). Response: There is sufficient area on the subject property to
accommodate 3 automobiles.
10. The proposal must be located in one of the following zones: GA, RR-10, SRR-5, SRR-2,
SR-1, SR-1/2, UR-3.5 or RS. Response: The subject property is located in the existing UR-
3.5 Zone.
11. The accessory unit shall be clearly a subordinate part of the principal unit. In no case shall it
be more than thirty percent (30%) of the building's total floor area, nor more than seven
hundred (700) square feet, nor less than three hundred (300) square feet of floor space, nor
have more than two (2) bedrooms, unless, in the opinion of the Hearing Body, a greater or
lesser amount of floor area is warranted by the circumstances of the particular building.
Response: The accessory unit will be approximately 610 square feet or about 26% of the
building's total floor area.
12. The effective period of the conditional use permit shall be two (2) years. At the end of every
two (2) years, renewal shall be automatically extended upon receipt of certification by the
Planning Director that the property remains the principal residence of the owner and that all
other conditions met at the time of the original application remain unchanged. The Planning
Director may require a new application and a demonstration of compliance with all conditions
necessary for a conditional use permit at the renewal time. Response: The applicant will
comply with this requirement. The recommended conditions of approval require the proposal
to be consistent with this requirement.
CUE-11-01
Staff Report—August 22,2001 Hearing .
6 of 7
13. Upon receiving a conditional use permit, the owner(s) must file on the subject property a
Declaration of Covenant by submitting to the Spokane County Auditor for recording in the
place and manner provided for the public recording of state tax liens on real property. The
declaration shall state that the right to use an accessory unit ceases sixty (60) days after the
transfer of title. A copy of the Declaration shall be provided to the Department prior to
building permit issuance. Removal of the Declaration from the Auditor's records shall only
be by the Department. Response: The recommended conditions of approval include this
requirement.
14. In order to encourage the development of housing units for disabled and handicapped
individuals and persons with limited mobility, the Hearing Body may allow reasonable
deviation from the stated conditions where necessary to install features that facilitate access
and mobility of disabled persons. Such facilities shall be in conformance with Washington
State Regulations for Barrier Free Facilities. Response: The homeowner is not proposing to
accommodate handicapped persons.
15. The accessory unit/space shall not be permanently occupied by more than one (1) family.
Response: The application file is silent regarding compliance to this requirement. The
recommended conditions of approval include this requirement.
16. Certification by the Spokane County Health District that the water supply and sewage
disposal facilities are adequate for the projected likely number of residents must be provided
to the Hearing Body. Response: Refer to the Spokane Regional Health District's comments
regarding this proposal in the application file in the Division of Planning.
17. Any other appropriate or more stringent conditions deemed necessary by the Hearing Body
to protect public health, safety, and welfare, and the single family character of the
neighborhood. Response: Refer to recommended conditions of approval.
Staff Summary:
As proposed and conditioned the subject Conditional Use Permit application for an accessory unit
is consistent with the intent and purpose of the Urban Residential-3.5 Zone and is in compliance
with the development criteria specified in Section 14.816.020(1 throughl7) of the Spokane County
Zoning Code. The proposal is consistent with the Goals, Objectives and Decision Guidelines of
the Comprehensive Plan.
Attachments:
A. Maps
• Vicinity Map
• Comprehensive Plan Map
• Zoning Map
• Site Plan
B. Conditions of Approval
C. Agency Comments
CUE-11-01
Staff Report—August 22,2001 Hearing
7 of 7
ATTACHMENT A
MAPS
VICINITY MAP
COMPREHENSIVE PLAN MAP
EXISTING ZONING MAP
SITE DEVELOPMENT PLAN •
CUE-11-01
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CUE-11-01
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ATTACHMENT B
CONDITIONS OF APPROVAL
RECOMMENDED CONDITIONS OF
140fil APPROVAL FOR CUE-11-01
III_ I DIVISION OF PLANNING
SPOKE COUNTY
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant,"which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The Conditional Use Permit applies only to the parcel described in the Planning Division
project application file designated CUE-11-01, Assessor's tax parcel # 45204.0447.
3. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title
Notice should be recorded within the same time frame as allowed for an appeal and shall
only be released, in full or in part, by the Division of Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as [from file No. CUE-11-01], is the subject
of a land use action heard August 22, 2001 by a Spokane County Hearing Examiner
on, imposing a variety of special development conditions. File No. CUE-11-01 is
available for inspection and copying in the Spokane County Division of Planning.
4. Prior to release of building permits, the applicant shall submit a final site development plan
and other documentation to demonstrate compliance with Section 14.816.020 of the
Spokane County Zoning Code.
5. The proposal shall comply with the Urban Residential-3.5 (UR-3.5) Zone, Chapter
14.816, and other applicable provisions of the Spokane County Zoning Code, as amended.
6 The applicant shall develop the property in conformance with the site plan of record
submitted and the final site development plan approved by the Division of Planning. All
aspects of the concept and proposal shall be binding on the development, including
proposed use. Variations, when approved by the Division of Planning Director/designee,
shall only be allowed to meet regulation standards and conditions of approval. Any other
modification must be presented to the Hearing Examiner for review and approval.
7. The conditional use permit shall be renewed within two (2) years of the date the Division
of Planning's approval of the final site plan.
8. Access to the accessory unit is strictly limited to an entry way facing east, west or north.
9. The accessory unit shall comply with the Uniform Building Code prior to occupancy.
ATTACHMENT C
AGENCY COMMENTS
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" CONDITIONAL USE PERMIT
TO: Spokane County Planning Department r i
FROM: Division of Engineering & Roads
DATE: April 24, 2001
PROJECT: DUPLEX ACCESSORY DWELLING UNIT
FILE #: CUE-0011-01 RECEIVED
SPOKANE COUNT
Hearing: @
Planner: JIM FALK ' ``
Review Date 04/25/2001
Sponsor/Applicant: STEVE COTE 11\..%:; O N OF PLANNING
Section Township Range: 20-25-44
Technical/Review Date: ( @ )
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved.
Prior to release of a building permit or use of property as proposed:
1. The applicant should be advised that an approach permit must be obtained from the Spokane
County Engineer Department prior to the construction of any new driveway approaches. This
must be done prior to the release of a building permit.
2. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
END
CC: Applicant STEVE COTE
Engineer/Surveyor
Planner JIM FALK
SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
RECEIVED
SPOKANE. COUNTY
DATE: April 24, 2001
✓ `'�` '` OF PLANNING
TO: Jim Falk, Associate Planner, Spokane County Planning Division
FROM: Donald Copley - EHSII, SRHI*
SUBJECT: Proposed Conditional Use Permit: CUE-11-01 (Cote)
1. References:
a) Map of subject, scale 1/8" = 3', by applicant, undated, received by this office April 13, 2001.
b) Reconnaissance Geologic Map of the West Half of the Spokane Quadrangle, Washington and Idaho,
Allan B. Griggs, 1966.
c) Soil Survey, Spokane County, Washington, Soil Conservation Service, U.S.D.A., March, 1968.
d) Spokane County, Washington, Engineering Interpretations, Soil Conservation Service, U.S.D.A.,
August, 1974.
e) Spokane County Rules and Regulations for Sewage Disposal Systems, January 19, 1995.
f) Logs of water wells in Range 44EWM, Township 25N, Sections 17, 19, 20, 21, and 29.
g) Map: Spokane N.E. Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973.
2. Findings:
a) This project lies over the Spokane-Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and within the service area of Spokane
County Water District#3. Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the
General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201'
Study. The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in
the area are generally suitable for use of individual on-site sewage disposal systems. The parcel is not
of the proper dimensions to permit the use of both an individual well and sewage system.
d) The project lies in a flat area east of Felts Road and north of 9`'' Avenue. Local drainageways are
insignificant.
e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to
5% slopes. They have a septic tank filter field limitation of slight. There is also possible
contamination of groundwater. This soil would be classified as a Type IV.
f) Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate
to very large amounts of water. Data from wells in the area referenced in section 1 g shows they are
from 40' to 325' deep and have static water levels varying from 30' to 40' below the surface. The
Spokane County Water District#3 has indicated that it can supply domestic use water for the project.
3. Required (mandatory) Conditions If Approved:
a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
b) Water service shall be coordinated through the Director of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health.
d) A public sewer system will be made available for the project and individual service will be provided to
the parcel. Use of individual on-site sewage disposal systems shall not be authorized.
4. Recommended Conditions of Approval:
a) Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: Steve Cote
PO Box 158
Four Lakes WA 99014
TO: Jim Falk
FROM: Jeff Forry,Division of Building &Code Enforcement
DATE: April 20, 2001
RE: CUE-11-01
The applicant should contact the Division of Building and Code Enforcement at the earliest
possible stage in order to be informed of code requirements administered/enforced as authorized
by the State Building Code Act. Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems,building accessibility, construction type,
occupancy classification, existing exterior wall protection and energy code requirements