2005, 06-13 Permit 05002008 Findings of Fact, ConclusionsPre Application Transmittal
City of Spokane Valley Community Development Department
11707 E Sprague Suite 106
Spokane Valley, WA 99206
Meeting Date/Time
6/21/05 @ 10:00 A.M.
Transmittal Date: 06/13/2005
Site Address: 11723 E MANSFIELD AVE
Parcel Number: 45094.0528
Zoning: UR-22
Water District: I RV I N
Project Number: 05002008
Fire District: FD 01
Applicant: BRYAN & MIZU HOWELL
4302 E CONGRESS AVE
SPOKANE WA 99223
(509) 534-0617
Contact: BRYAN & MIZU HOWELL
4302 E CONGRESS AVE
SPOKANE WA 99223
(509) 534-0617
Owner: FRISCHKNECHT, NEIL
P O BOX 971142
OREM, UT 84097
Occupant:
Project
Description: 2) TOWNHOUSES
Notes:
03)-1 - uc-- Lea CEEB = loco sF
Ci rum
(BOO& -C'r1e,
Comments:
❑I❑000000
PRE-APP 6/21/05 @ 10:00 A.M.
an ; r) LV\- r - e
�LL1.1_ S p r i (@ G� � �� c, '=11
Transmitted to the following agencies
Plan Review
Landuse
Fire District 1
Division of Engineering
Division of Utilities
Environmental Health District
Liberty Lake Sewer
• Spokane County Air Pollution
❑ Water District Y' L.1 C. r
❑ City of Spokane Water
❑ City of Spokane Sewer
❑ W ept of Transportation
Development Assistance Coor.
❑ Inspector
The intent of a pre -application meeting is to provide the applicant with the necessary information
to develope a complete submittal, identify those regulations that may impact the project and
enumerate other permits / licenses that may be required. This transmittal is to serve as an
invitation to attend the meeting on the date and time indicated above and comment on this
proposal. All comments should be in writing and must be provided to the Project Coordinator
prior to the meeting.
Project Coordinator: DOMPIER, DAWN
Phone (509)477-3675 Fax (509)477-7198
OCCUPANCY GROUP TYPE: Q3
SPRINKLED? No
Spokane
,#Valley
DEPARTMENT OF COMMUNITY DEVELOPMENT
COMMERCIAL PRE -APPLICATION
CONFERENCE
PLEASE COMPLETE AND SUBMIT THIS FORM TO THE PLANNING DIVISION ALONG WITH
SEVEN (7) SITE PLANS. ALLOW + TO 2 WEEKS FOR THE MEETING WHICH IS HELD ON
TUESDAY MORNINGS AT 10:00 A.M. AND 11:00 A.M. O o OO a 00r
APPLICANT:
GENERAL INFORMATION
APPLICANT'S ADDRESS: 4'302__ E • Coh veA SS 4e-
CITY, STATE, ZIP: S?okkuv.e i W A "i`122 3 PHONE: 5314-O6 t7
CONTACT: VI3uAc.� feA- PHONE: 21 6 - 065 C(
PROPERTY OWNER(S): Sc-\..ku e.Ljn't
PROPERTY OWNER(S) ADDRESS: gi0 Gar. ¶1 llL12_
CITY, STATE, ZIP: (Drew` ' k ( tcjo t 7 PHONE: vo/0c%At. wvt
PROJECT SITE ADDRESS: 1\723 E. YAK" koe-• S?tka\,\c \Llc\(.
PARCEL NUMBER: `tSo?Y.052$
ZONING: U..t22
WATER DISTRICT: -rJ'. ✓\
PROJECT PROPOSED USES AND SQUARE FEET: ct -to.,) & V t.,&L c &,$ .Sp
0'.. \ 3 'f\•o...)v.\now.e_ co-.& ' lc 0.✓.t1 5 e.�vt.ftC � . is .
EXISTING BUILDINGS AND USES ON THE SITE: Nov\ e — -Jo.coiv.-T
CONSTRUCTION TYPE: Woovt C-yrkw\e Slao orn rJ vAc i e.
HOW MANY STORIES?:
'..nc_\.Act-n gav-e C aft
S'cve_c't cve-I
ai/os /Oa
Contact Micki Harnois @ (509) 688-0048 or email at mharnois(hspokanevallev.ora if you have
questions.
PADAL - Fact Sheet
Page 1 of 2
Spoeane C unty
Spokane County Parcel Data Locator
All Data As Of Saturday, June 11, 2005
a
oar
Summary Parties Values Taxes Sales Info Seg / Merge Events / Notices karid Dwelling / Structure Web
Fact Sheet w/o Taxes
Fact Sheet - Taxes Only Fact Sheet with Tat
Fact Sheet without Taxes for Property Number 45094.0528
All Data As Of Saturday, June 11, 2005
Site Address 11723 E MANSFIELD AVE, SPOKANE TCA 0146
Parcel
Status
Active
Owner
Address
FRISCHKNECHT, NEIL J
PO BOX 971142
OREM, UT 84097
Taxpayer FRISCHKNECHT, NEIL J
Address PO BOX 971142
OREM, UT 84097
Acreage
Market Values 2005
Land Sq Feet
14,448
Land
30,000
Exempt Value
0
Property Class
91 Residential land - Undivided
Improvements
0
Personal Property
0
Total Value
30,000
Exemption 2005
Year
Active
Exemptions
Legal Description
PINECROFT 1ST ADD TRACT D OF SP 95-1016 AUDITOR'S NO 4018428 BK 13 PG 22-23 BNG A PTN OF
TR 11
Sales
Sale Date Sale Price Sale Instrument Excise Number
04/09/2003 26,500.00 Real Estate Contract 200306127
Sales History (prior to 1999)
Sale Date Sale Price Sale Instrument Qualified / Unqualified Vacant / Improved Transfer Type V
08/28/1997 19,500.00 WARRANTY DEED UNQUALIFIED IMPROVED LAND ONLY SALE U
12/27/1994 79,500.00 WARRANTY DEED QUALIFIED IMPROVED LAND ONLY SALE C
Created on Monday, June 13, 2005 at 9:31:54 AM
Help New Search Modify Search Print
Sookane County Treasuler's Office
http://webpadal/ParcelFactSheet.asp?Type=NoTax 06/13/2005
inn.
S-1I2
FND RIR SPIKE
I
I
I
I
I
I
I
NI
I
I
I
I
I
"FND 1/2" REBAR
,S731 7/129 0 4"
1
ct 10' UTILITY EASEMENT
N 89'46
JiI 194,
I Imo,.
1N
V'
M1o I TRACT "A"
i 15,734 SO FT !
CO m I
I."'--BUILDING SETBACK
I I
N 89'4645" E ' 200.93'
96.93' 104.00'
I p�
10' SEWER EASEMENT
5'—^I
� 3
— -
274,900 --
— .
80.00'
n e b
TRACT "D''
14,448 SO FT !
3
3 � �`•� M
FND 1/2" REBAR
"LS7317112904"
. i-
i TRACT "B"
I
TRACT "C"
o
1 10,225 SO FT !
m
M
- 10,495- SO FT !
M
•�
O
o
BUILDINGo
I
2
SETBACK -
,
—105.70'— ' - 104.00' 80.00
"' 289.70'
10' UTILITY EASEMENT
f, 5' FUTURE ACQUISITION AREA
Y)
n
BEFORE SPOKANE COUNTY PLANNING
IN THE MATTER OF ) FINDINGS OF FACT,
SHORT PLAT NO. SP-1016-95 ) CONCLUSIONS AND
) DECISION
THIS MATTER, an application for subdivision of land, from Kenneth Nuehs has been
received and decided upon, pursuant to Spokane County Subdivision regulations, on the
\ elk tnday of May, 1995.
FINDINGS OF FACT AND CONCLUSIONS
1. The individual signing below has further been properly delegated the responsibility for
rendering the decision by the Spokane County Director of Planning.
2. The proposal is to divide approximately 1.3 acres into 4 lots for residential lots and
those uses permitted in the Urban Residential - 3.5 (UR-3.5) zone.
3. The proposal is located at the northeast corner of Mansfield Avenue and Wilbur Street
in the SE 1/4 of Section 9, Township 25 North, Range 44 E. W. M. Spokane County,
Washington.
4. The existing zoning of the property described in the application is Urban Residential -
3.5 (UR-3.5), previously established as Agricultural zoning in 1942 (File No. 4-24-42)
and redesignated to UR-3.5 on January 1, 1991, pursuant to the Program to Implement
the Spokane County Zoning Code. Pursuant to RCW 58.17.195 the proposal does
conform to the requirements of the existing zone.
5. The Spokane County Comprehensive Plan designates this area as Urban. The
development and uses, as proposed and conditioned are in compliance with this
category.
6. Surrounding uses are a combination of single family, multi -family, and commercial.
The proposed uses will be consistent with those currently in the area.
7. The required public notice was provided for this proposal and agencies having a
potential interest in the project were notified and recommendations solicited.
8. No written comments were received from any adjoining property owners.
9. The Spokane County Arterial Road Plan identifies Wilbur Street as a Local Access with
a right of way width of 60 feet. The existing right of way width meets the standard of
the Arterial Road Plan. However, the County Engineer has requested that a strip of
asphalt 8-10 feet in width along the frontage of the development. Therefore, as
conditioned, the proposal conforms to the Plan.
10. The Spokane County Arterial Road Plan identifies Mansfield Avenue as a Local Access
with a future right of way width of 60 feet. In order to implement the Arterial Road
Plan, a strip of property 5 feet in width along the Mansfield frontage is requested to be
set aside as a Future Acquisition Area. Additional, the County Engineer has requested
that a strip of asphalt 9-11 feet in width along the frontage of the development.
Therefore, as conditioned, the proposal conforms to the Plan.
11. The site is located within the Public Transportation Benefit Area (PTBA).
12. The proposed short plat will be served by a public water system. Waste water disposal
will be as authorized by the Director of Utilities.
13. The Spokane County Parks Department has commented on the proposed short plat.
The Parks Department has requested a voluntary agreement be completed between the
Parks Department and the property owner to mitigate impacts to the County Park
system. County legal counsel has indicated such agreements may be required. Spokane
County Planning recommends the property owner negotiate with the Spokane County
Parks Department to provide for appropriate capital facilities as required by the Revised
Code of Washington (RCW) 58.17.110. Approval of this short plat should include
conditions requiring that provisions for appropriate facilities be in place prior to
recording this final plat in the form of a written agreement between the owner and the
Spokane County Parks Department
14. The East Valley School District has not commented on the proposed Short Plat.
15. The proposed short plat has direct access to public right of way at Wilbur Street and
Mansfield Avenue. Sidewalks are required by the County Engineer regarding this
proposal and have been conditioned as part of the future formation of a Road
Improvement District (RID) project.
16. Recognizing the recommended conditions and Spokane County development standards,
appropriate provisions should be made to ensure the public health, safety and general
welfare and that the public use and interest will be served by platting the subdivision.
The subdivision proposal is generally consistent with RCW 58.17 and the County
subdivision regulations, promoting the public health, safety and general welfare in
accordance with standards established by the state and Spokane County. Spokane
County Planning has considered the provision of adequate public facilities as cited in
RCW 58.17.110 (2). More specifically:
a. open spaces
b. drainage ways
c. public and/or private rights -of -way
d. transit
e. potable water
f. sanitary waste disposal
g• parks and recreation facilities
h. playgrounds
i. schools and schoolgrounds
j. sidewalks
17. The project is exempt from environmental review under the State Environmental Policy
Act pursuant to WAC 197-11-800 (6) (a).
DECISION
Based upon the above noted Findings of Fact and Conclusions, Short Plat Application
SP-1016-95 is hereby APPROVED until June 1, 1998, subject to conditions noted below.
Most of the conditions of approval shall be accomplished by the applicant and/or sponsor prior
to finalization of the short subdivision. This decision is final unless appealed in writing,
consistent with adopted appeal procedures.
SPOKANE COUNTY PLANNING CONDITIONS
1. All conditions imposed by the Spokane County Planning shall be binding on the
"Applicant", which term shall include the owner or owners of the property, heirs,
assigns and successors.
2. The proposal shall comply with the Urban Residential - 3.5 zone as amended.
3. 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.
4. The Planning Director/designee shall review any proposed final plat to ensure
compliance with these Findings and Conditions of Approval.
5. The preliminary plat is given conditional approval for three (3) years, specifically to
June 1,1998. The applicant may request an extension of time by submitting a written
request approximately forty-five (45) days prior to the above expiration date.
6. Three (3) current certificates of title shall be furnished to the Spokane County
Planning prior to filing the final plat.
7. Appropriate utility easements shall be indicated on copies of the proposed final plat.
Written approval of utility easements by appropriate utility companies shall be received
with the submittal of the final plat.
8. Prior to filing of final plat, the appropriate road name(s) and street address(es) shall be
indicated.
FINDINGS AND DECISION SP-1016-95 Page 2
9. The final plat map shall indicate by a clear, dashed line the required yard setbacks from
all private, "Tract X" or 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
indicated on this plat may be varied from if proper zoning approvals are obtained."
10. Spokane County 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
Spokane County Planning. The notice should be recorded within the same time frame
as the final plat and shall provide the following:
a. At least 5 feet of reserved future acquisition area for road right-of-way along
Mansfield.
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.
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.
11. A plan for water facilities adequate for domestic service and fire protection shall be
approved by the water purveyor, appropriate fire protection district, County Division of
Buildings and County Health District. The agencies will certify on the Water Plan,
prior to the filing of a final plat, that the plan is in conformance with their respective
needs and regulations. The Water Plan and certification shall be drafted on a
transparency suitable for reproduction and be signed by the plat sponsor.
12. The water purveyor shall certify that appropriate contractual arrangements and schedule
of improvements have been made with the plat sponsor for construction of the water
system in accordance with the approved Water Plan. The time schedule shall provide
for completion of the water system and inspection by the appropriate health authorities
prior to application for building permits within the final plat. The arrangements or
agreements shall include a provision holding Spokane County and the purveyor
harmless from claims by any lot purchaser refused a building permit due to the failure
of the subdivision sponsor to satisfactorily complete the approved water system.
13. 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, water purveyor and Spokane County
Division of Buildings, shall be installed 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."
14. No building permit will be issued for any lot within the final plat until certified by a
Washington state -licensed engineer that "the water system has been installed pursuant
to the approved Water Plan for the final plat" including a signed license stamp. The
certification may be in the form of a letter, but is preferred to be certified on a copy of
the Water Plan as a schematic map showing the "as -constructed" water system.
FINDINGS AND DECISION SP-1016-95 Page 3
15. The Water Plan and the above four (4) conditions of approval regarding the Water Plan
may be waived by the Planning Director/designee upon receipt of letters from the
appropriate water purveyor and fire protection district stating that simple connections to
an existing, approved water system will provide adequate domestic and fire protection
water to ensure the public health, safety and general welfare.
16. A survey is required prior to the filing of a final plat.
COUNTY DIVISION OF ENGINEERING AND ROADS CONDITIONS
1. That conditional approval of the plat by the County Engineer is given subject to
approval of the road system as indicated in the preliminary plat of record.
2. That drainage plans and design calculations showing the alignment of drainage
facilities be submitted to the County Engineer for approval 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.
3. The applicant should be advised that individual driveway access permits are required
prior to issuance of a building permit for driveway approaches to the County road
system.
4. Existing County roads providing direct access to the plat shall be paved and/or curbed
to Spokane County standards.
5. The word "applicant" shall include the owner(s) of the property, his/her heirs, assigns
and successors.
6. To construct the road improvements stated herein, the applicant may, with the
approval of the County Engineer, join in and be a willing participant in any petition or
resolution which purposes is the formation of a Road Improvement District (RID) for
said improvements pursuant to RCW 36.88, as amended. At such time as an RID is
created or any Road Improvement Project is sanctioned by Spokane County, the
improvements required (curb, sidewalk, drainage control and paving to existing
pavement) will be at the sole expense of the undersigned owner, their heirs, grantees
and assigns. This provision is applicable to Wilbur Street and Mansfield Avenue.
7. As an alternative method of constructing the road improvement stated herein, the
applicant may, with the approval of the County Engineer, accomplish the road
improvements stated herein by joining and participating in a County Road Project
(CRP) to the extent of the required road improvement. At such time as an RID is
created or any Road Improvement Project is sanctioned by Spokane County, the
improvements required (curb, sidewalk, drainage control and paving to existing
pavement) will be at the sole expense of the undersigned owner, their heirs, grantees
and assigns. This provision is applicable to Wilbur Street and Mansfield Avenue .
8. That the following statement shall appear within the dedicatory language of the final
plat
9. The owner(s) or successor(s) in interest agree to authorize Spokane County to place
their name(s) on a petition for the formation of a Road Improvement District (RID) by
the petition method pursuant to Chapter 36.88 RCW, which petition includes the
owner(s) property, and further not to object, by the signing of a ballot, the formation
of a RID by the resolution method pursuant to Chapter 36.88 RCW, which resolution
includes the owner(s) property. If a RID is formed by either the petition or resolution
method, as provided for in Chapter 36.88 RCW, the owner(s) or successor(s) further
agree: (1) that the improvements or construction contemplated within the proposed
RID is feasible, (2) That the benefits to be derived from the formation of the RID by
the property included therein, together with the amount of any County participation,
exceeds the cost and expense of formation of the RID, and (3) that the property within
the proposed RID is sufficiently developed. Provided, further, the owner(s) or
successor(s) shall retain the right, as authorized under RCW 36.88.090, to object to
any assessment(s) on the property as a result of the improvements called for in
conjunction with the formation of a RID by either petition or resolution method under
Chapter 36.88 RCW, and to appeal to the Superior Court the decision of the Board of
County Commissioners affirming the final assessment roll. It is further agreed that at
such time as an RID is created or any Road Improvement project is sanctioned by
Spokane County, the improvements required (curb, sidewalk, drainage control and
FINDINGS AND DECISION SP-1016-95
Page 4
paving) will be at the sole expense of the undersigned owner, their heirs, grantees and
assigns without participation by Spokane County.
The RID waiver contained in this agreement shall expire after ten (10) years from the
date of execution below. However, the owner(s) or successor(s) agree that if said
RID waiver expires without construction of the required improvements, the owner(s)
or successor(s) agree to construct the required improvements at their own expense;
pay to Spokane County the then estimated cost of the required improvements to enable
the County to complete the same; or furnish a bond or other secure method suitable to
the County (which may include the execution of another RID waiver agreement),
providing for or securing to the County the actual construction of the improvements.
All of the requirements of this agreement shall run with the land and shall be binding
upon the owner(s), their successor(s) or assign(s). This provision is applicable to
Wilbur Street and Mansfield Avenue.
10. The County Engineer has designated Typical Roadway Section Number 2, Local
access Standard for the improvement of Wilbur Street which is adjacent to the
proposed development. This will require the addition of approximately 8 - 10 feet of
asphalt along the frontage of the development. The construction of curbing is also
required.
11. The County Engineer has designated Typical Roadway Section Number 2, Local
Access Standard for the improvement of Mansfield Avenue which is adjacent to the
proposed development. This will require the addition of approximately 9 - 11 feet of
asphalt along the frontage of the development. The construction of curbing is also
required.
12. The proposed subdivision shall be improved to the standards set forth in Spokane
County Board of Commissioners Resolution No. 95-0498, as amended, which
resolution 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 impact of this proposal upon the existing County Road System warrants the
roadway improvements herein specified.
14. 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 for future acquisition. Spokane County will assume no financial obligation for
adjustments or relocation regarding 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.
15. The applicant is advised that an additional 15 feet of right of Way for Mansfield Avenue
was deeded to Spokane County per deed 8503260205.
COUNTY HEALTH DISTRICT CONDITIONS
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 Spokane County Planning to the utility companies, Spokane
County Engineer and the Spokane County Health District. Written approval of the
easements by the utility companies must be received prior to the submittal of the final
plat.
3. 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 existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
FINDINGS AND DECISION SP-1016-95
Page 5
6. Prior to filing the final plat, the sponsor shall demonstrate to the satisfaction of the
Spokane County Health District that an adequate and potable water supply is available
to each tract 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 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.
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 plat dedication shall contain a statement to the effect that: "The public water
system, pursuant to the Water Plan approved by county and state health authorities, the
local fire protection district, water purveyor and County Division of Buildings, shall be
installed within this plat, 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"
COUNTY DIVISION OF UTILITIES CONDITIONS
WATER SERVICE
1. Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
SEWER SERVICE
1. The owner(s) or successor(s) in interest agree to authorize the County to place their
name(s) on a petition for the formation of ULID by petition method pursuant to RCW
36.94, which petition includes the owner(s)' property; and further not to object by the
signing of a protest petition against the formation of a ULID by resolution method
pursuant to RCW Chapter 36.94 which includes the owner(s)' property. PROVIDED,
this condition shall not prohibit the owner(s) or successor(s) from objecting to any
assessment(s) on the property as a result of improvements called for in conjunction
with the formation of a ULID by either petition or resolution under RCW Chapter
36.94.
2. Applicant shall make connection to Public Sewer System. Sewer Connection Permit is
required.
3. Plans and specifications for the public facilities/double plumbing/private connection
sewer connection are to be reviewed and approved by the Utilities Department.
Spokane County plan submittal requirements apply.
PARKS DEPARTMENT CONDITIONS
1. To satisfy the requirements of RCW-58-17-110 that a subdivision make appropriate
provisions for public parks, recreation and playgrounds, the owner, at his/her option,
shall either dedicate land within the subdivision or enter into a voluntary agreement with
Spokane County to mitigate the direct impacts that the subdivision has on public parks,
open spaces and recreational facilities within the unincorporated areas of Spokane County.
If the owner opts to enter into a voluntary agreement, the agreement shall be executed prior
to the finalization and recording of the plat and recorded in conjunction therewith. the
agreement shall be consistent with RCW 82.02.020 an substantially the same as the
standardized agreement prepared by the Spokane County Parks, Recreation and Fair
Department. Prior to finalization of the plat, the owner shall advise any purchaser of
property, as authorized under RCW 58.17.205, of the obligations within the voluntary
FINDINGS AND DECISION SP-1016-95 Page 6
agreement. Additionally, the owner shall submit a recorded copy of said voluntary
agreement to Spokane County Planning prior to finalization.
COUNTY DIVISION OF BUILDINGS CONDITIONS
1. The applicant shall contact the Division of Buildings 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; EXITING; EXTERIOR WALL PROTECTION;
AND ENERGY CODE REGULATIONS. (Note: The Division of Buildings reserves
the right to confirm the actual address at the time of building permit.)
Approved the ll 1 Xkday of May, 1995.
ohn Nunnery enior Planner
For: Doug R. Smith, Planner I
Under State Law and County Ordinance, you have the right to appeal this decision to the
Spokane County Hearing Examiner Committee. If you desire to file an appeal, you must
submit the appropriate Appeal Application together with the required Fee, payable to the
Spokane County Spokane County Planning, within ten (10) calendar days from the date this
decision is signed. Upon receipt of a complete appeal application, a public hearing will be
scheduled.
If you have any questions, please call Spokane County Planning at 456-2205.
pc: County Division of Engineering and Roads
County Division of Utilities
County Health District
County Division of Buildings
County Division of Parks, Recreation and Fair
Fire District 1
Kenneth Nuehs, 3212 W. Providence, Spokane WA 99205
Phillip & Susan Curtis, 20950 Oxnard #53, Woodland Hills, CA 91367
Dean Yongue, 10115 N. Newport Hwy, Spokane WA 99208
FINDINGS AND DECISION SP-1016-95 Page 7
❑V%I UO 69:IrhM rRVtr-2lnY:.h
n 4r(bEC. 1bb 7 u'i33 F-C.i
SPOKANE COUNTY
E Cu ;,o - AIR POLLUTION
e o K A CONTROL AUTHORITY
WEST 1101 COLLEGE AVE SUITE 403 + SPOKANE. WASHINGTON 99201 + (509) 477.4727 • FAX 1509) 477-6828
Date: June 21. 2005
To: Dawn Dampier, Project Coordinator
City of Spokane Valley Community Development Department
11707 E. Spraoue. Suite 106
Spokane Valley, WA 99206
From: Ron Edgar, Chief of Technical Services
RE: SCAPCA REQUIREMENTS FOR:
File No. 05002008
Proponent / Project Name: Two townhouses (a 11723 E. Mansfield Ave.
1/Pre-Application Transmittal on June 21, 2005 (d 10.00 a.m.
The following is a list of concerns/issues that may need to be addressed for this project as determined from
information received by this office. The list is provided as a brief summary of general requirements and does nor
relieve the proponent from meeting all local, state, and/or federal regulations. For additional information or
clarification, contact SCAPCA at (509) 477-4727. Copies of SCAPCA regulations are available for purchase in
our office or can be viewed and downloaded from httpl/www.scapca.orq.
Construction related requirements
• Dust emissions during demolition, construction and excavation projects must be controlled. This may require
the use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions.
• Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces.
If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces.
• Debris generated as a result of this project must be disposed of by means other than burning.
• SCAPCA strongly recommends that all traveled surfaces (i.e. ingress, egress, parking areas, access roads,
etc.) be paved and kept clean to minimize dust emissions.
• If objectionable odors result from this project, effective control apparatus and measures must be taken to
reduce odors to a minimum.
• Special attention should be given to proper maintenance of diesel powered construction equipment to reduce
the impact of diesel exhaust, a suspected carcinogen.
Additional requirements
• A Notice of Construction and Application for Approval is required to be submitted and approved by SCAPCA
prior to the construction, installation, or establishment of an air pollution source. This includes emergency
generators rated at 500 hp (375 kW) or higher, natural gas heating equipment units rated at 4 MME3TU/hr or
higher (input), and heating equipment units fired with other fuels (e.g. diesel) rated at 1 MMBTU/hr (input) or
higher. Contact SCAPCA for a Notice of Construction application.
• A Notice of Intent must be submitted to SCAPCA prior to any demolition project or asbestos project. An
asbestos survey must be done by an AHERA accredited building inspector prior to the demolition ,r
renovation of buildings to determine if asbestos -containing material is present at the site. Contact SCAPCA
for a Notice of Intent application.
U \SEP.4\GENERAL COMMENTS FORM.doc
JUN 21 2005 09:32 5094775829 FRGE.e1
City of Spokane Valley
Building Department
06/21/05
Re: 11723 E Mansfield Ave. Townhouse complex with garages.
There is one four unit townhouse and one three unit townhouse.
1. Fair housing accessibility, Chapter 11, 2003 IBC; and ANSI 117.1 address four
or more dwelling units in a single structure as occupied residences shall be type
B units.
2. Accessible parking needs to be indicated with one designated van parking.
3. Provide lateral analysis calculations (wind and seismic) for the four unit
structure.
4 Supply complete Plan Analysis on 2003 IRC for duplexes.
5 Plumbing waste and gas line isometric drawings need to be included.(not generic
6 Two hour separation required between townhouses, with two separate walls if
skin is penetrated. No complete penetration of two hour allowed.
7 Plans and specifications shall be drawn to scale and shall be of sufficient clarity to
indicate the location; nature and extent of the work proposed and show in detail
that it will conform to the previsions of this code and all relevant laws,
ordinances, rules, and regulations.
8 Include a floor plan of each floor showing location of all walls and partitions,
door sizes, and window sizes. Location of all permanently installed equipment
such as plumbing fixtures, water heater, furnaces, and appliances.
9 Show one representative cross section through exterior walls showing all details
of construction from footing to the highest point of the roof include framing
materials and insulation R-Values in this view_
10 Provide all window sizes and types, and designate the operable portion of
windows as well as the locations of tempered glass. Include U-values for exterior
doors and windows.
11 Comply with bedroom and basement window egress requirements.
12 Provide grade of the lot including the amount of backfil] against the foundation.
13 Any deferred submittals need to be listed on the cover page of the -submitted
plans.
14 Dimension the stem wall thickness, footing width, thickness, depth into
undisturbed soil for each footing type and condition.
15 Locate and specify all anchor bolt spacing and post anchors on the foundation
plan.
16 All Engineers and Architects involved in the design of the structure are to date,
sign, and seal the related sheets of the plans, details, and calculations. This is in
accordance with the rules of the Washington State Board of Technical
Registration.
17 Note and specify tie straps, framing anchors, and joist/truss hangers by type, size
and required attachment to framing members.
18 Locate and identify braced wall panels on the plan view. Failure to identify the
location and construction for required braced panels and braced panel lines will
make it impossible for the City of Spokane Valley to issue specific building
permits.
19 Provide truss calculations and truss layout plan on site. Bottom 36" of roof to be
covered with 40 4 felt for ice dam protection. Provide uplift reactions and
required anchoring to resist those reactions.
20 All appliances located in the garage must have sources of ignition raised 18"
above the finished floor and protected from vehicle damage.
21 Show exhaust fan locations for bathrooms 50 cfm, watercloset compartments 50
cfm, laundry rooms 50 cfm. and .kitchens 100 efn.
22 Radon system is required.
23 Smoke alarms shall be interconnected and hard wired in such a manner the
activation of one alarm will activate all alarms. Smoke alarms are required in
bedrooms, areas approaching bedrooms, and on each floor.
24 Plans must meet or exceed the recommended minimum requirements to apply for
a building pet,nit as outlined by Washington State. Single line drawings are not
adaquate
Nik Bentley, Plans Examiner
509-688-0051
eferene
11707 E. Sprague Ave. • Suite 106 • Spokane Valley, WA 99206
(509) 921-1000 • Fax (509) 921-1008 • cityhall@spokanevaliey.org
uond
and USe Re'.
June 21, zi)05
0.: 'BLf-ra3:u'ill true
o`a Two (7) Townhouses
No.:45094.0528
Y
_.. 723 Mans -rid 'v 9.' Avenue
ri R
F c ,00s: SP-'_316-95
The 'City of Spokane Valley Department of Community iDevelopr.nent has completed a
review of the above referenced project. The following information must he submitted in
order for this office to proceed with our review to determine compliance of the project
with all applicable standards and conditions. Please submit al] revised information to the
✓epc :'...8?i ^x COm.a, Jiii+` 1v L'Vdop ^."IRni for circulation Of the information to all
implementing departments and a eencics.
A. The. number of oft -sire- parking stalls shown on the site plan is suf. t oient Tor the
proposal.
Off-street parking requirements be based on the soli Owing ratios:
a. Multi -family Dwellings: One and on -half ( 1-1 i2) spaces per dwelling unit
Note the paving of all parkin; areas and traveledareas as rcgHrc.d by code.
Dimension a typical Oil -street parking stoll and all travel suria.ces as per the Zoning Code
standards.
or ate and describe ail traffic control devices (painted parking stalls on asphalt,
dirtxtiana] arrows at points of in ressiegress, wheel stops, eurbir.p
.. detailed landscape plan snail ho sub ni[teed indicating the following:
to twen.t (20)-foot wide stri.;; of Type pe Itt iandscap ne along Mansfield Avenue.
Note the location; size and type of species at the time of installation so that the definition
of a Type III landscape strip is met.
Definition of a Type III landscape strip indicates a mix of evergreens and deciduous
plantings including living trees, shrubs and ground covers. Plantings of shrubs and
ground covers shall be chosen and spaced to result in a covering of the landscape strip
within three (3) years. Shrubs shall be a type that does not exceed a height at maturity of
approximately three (3) to four (4) feet. Deciduous trees shall have a trunk diameter of
one and three quarter (I '/a) inches at the time of planting and be spaced so as to result in
touching of branches after ten (10) years of noima] growth or approximately every thirty
(30) feet on center. Evergreen trees shall be a minimum of four (4) feet tall at the time of
planting and spaced so as to result in a distance between trees approximately equal to the
mature spread of the tree used. -
2. Note an approved automatic irrigation system will be installed to maintain the
plantings.
3. A nursery estimate shall be submitted for review which itemizes the cost of all
landscape materials, labor and the automatic inrigation system along with a promissory
letter on company Letterhead ensuring the installation of all required landscaping as
illustrated on the approved Landscape plan.
C. Although the submitted site plan is generally acceptable, the Department of
Community Development is requesting a revised site plan with additional information in
order to confirm compliance of the proposal with all applicable zoning criteria. This
information includes:
1. The building(s) size in square feet.
2. The building height in feet and stories. Include a note identifying basements and/or
mezzanines.
3. Illustrate fencing (existing and proposed). Note the height and type of fencing.
Fences over six (6) feet in height require a building perinit and/or zoning variance.
4. Signage is addressed through a separate review and permit.
5. Provide a specific lighting plan for the entire parcel showing the location of the
exterior lighting fixtures and illustrate the direction and extent of illumination. If parking
lot lighting is proposed, the lights shall be constructed, shielded and used so as not to
illuminate directly or create glare visible from adjacent properties or public rights -of -
way.
6. All storage shall be wholly within a building and shall be accessory to the apartments
on the site.
7. All outdoor trash; garbage and refuse (including recyclabies) storage areas shall be
screened on all sides from public view and at a minimum be enclosed on three (3) sides
by a five and one half (5 V2)--foot high concrete block or masonry wall; or sight -obscuring
fence with a sight -obscuring gate; for access.
If outdoor trash; garbage or refuse storage areas are being proposed; please indicate these
areas on the revised site plan. Note the height and type of screening proposed.
8. The Current Planning Division requires a eomrderciai site plan review fee of
$250.00 payable to the City of Spokane Valley. This is required to be paid prior to
issuance of building permits.
9. A Critical Materials List is required to be submitted to the Planning Division and
Spokane Valley Fire Department.
10. One of the required parking spaces shall be provided for guest parking and shall be
labeled "GUEST PARKING ONLY".
11. All utility hardware shall be placed underground or screened from view with a
decorative block wall or landscaping. Said screening shall be as high as the highest
portion of the equipment and shall be permanently maintained.
Only after all the information and requirements listed above have been supplied and
completed and the necessary review has been accomplished will your building permit he
released.
The above listed requirements are to provide the applicant with primary agency
comments to assist the applicant and aid in the process of receiving building permit
approval. The above listed information provides a review of the proposal as shown on the
submitted site plan. Alterations to that site plan may effect the Department of Community
Development requirements.
If you have any questions or concerns; please feel free to contact this office at (509) 638-
0048.
Mieki Harno,is
Associate Planner
City of Spokane Valley
Department of Community Development
Sfialane
11707 E Sprague Ave Suite 106 ♦ Spokane Vatley WA 99206
509.921.1000 • Fax: 509.921.1008 ♦ cityhall@spokanevalley.org
June 21, 2005
Bryan & Mizu Howell
4302 E. Congress Avenue
Spokane, WA 99223
RE: Howell Townhouses Pre -Application Comments (#05002008, 11723 E.
Mansfield Avenue)
Dear Mr. & Mrs. Howell;
Public Works has reviewed the preliminary site plan submitted for the above referenced
project. The following is a list of items to be addressed for the project at time of
application for a building permit. All submittals need to be sent through the City of
Spokane Valley Building Division.
1. A Professional Transportation Engineer, Licensed in the State of Washington,
shall submit a trip distribution and generation letter for review. The City of
Spokane Valley Traffic Engineer will review this letter to determine if any further
traffic study is required.
2. A Professional Engineer, licensed in the State of Washington, shall submit a final
street and drainage plan and drainage report including calculations that conform
to the 2001 Edition of the Spokane County Standards for Road and Sewer
Construction, the 1998 Spokane County Guidelines for Stormwater management
(or as amended), Spokane Valley Stormwater Ordinance 05-013 and all other
Federal, State and Local regulations
3. A Temporary Erosion and Sedimentations Control (TESC) plan, prepared by a
Washington State licensed Professional Engineer, shall be prepared and submitted
with the site construction plans. The 1'ESC plan is to follow 1998 Spokane
County Guidelines for Stormwater Management. The TESC structures (such as
silt ponds, silt traps) are to be installed prior to the start of site work, and the
TESC measures are to be implemented and maintained throughout the duration of
construction and until the site has stabilized.
4. This project is located in the Pines Road/Mansfield Avenue Corridor Project. A
right-of-way dedication of 10' feet is required prior to issuance of Certificate of
Occupancy. Please coordinate with City of Spokane Valley Public Works
Department for appropriate forms.
5. The permittee is responsible for arranging for all necessary utility adjustments,
relocations, or improvements as required for completion of the project. The
permittee needs to contact the purveyors of each affected utility regarding private
service, utility improvement, and any relocation and adjustment costs.
6. Driveway approach improvements shall follow the 2001 Spokane County Road
and Sewer Standards.
A plan review fee of $250 is required at the time of application. This covers up to 5
hours of review time, anything after that will be billed at $50 per hour.
If you have any questions, please contact me via email at awiyrick@spokanevalley.org or
at (509) 688-0228.
Sincerely,
Alysa Wiyrick, EI
Assistant Development Engineer
Enc: Right of Way Deed
cc: Dawn Dompier — City of Spokane Valley Permit Specialist
Department of Public Works — Development Project File
P:'Public Works\ Development\Building Permit - Commercial \ Pre -Applications \Howell Townhouses
05002008\Howell Townhouse 05002008 Pre-App.doc
•
SPOKANE REGIONAL
H LTH
PRE -APPLICATION MEETING COMMENTS
June 17, 2005
Bryan & Mizu Howell
4302 E. Congress Ave.
Spokane, WA 99223
Project Description: 7 Townhouses
Reference No: 05002008
Parcel No: 45094.0528
Location: 11723 E. Mansfield
Health District Database No: SV 120
DISTRICT
1101 West College Avenue
Spokane, WA 99201-2095
509.324.1500 TEL
509.324.1464 I rnn
www.SRHD.org
The Spokane Regional Health District has completed a preliminary review of the
above referenced project. Based on the review, the following comments are
offered for consideration by both the City of Spokane Valley and the project
sponsor prior to issuance of a building permit.
1. Public sewer is available, and the building structure is to be connected to it. No
on -site sewage disposal system shall be established or maintained.
2. The public water system serving the area is available, and the building structure
is to be connected to it. No on -site water source is to be established or
maintained.
3. All demolition/construction debris must be transported to a licensed solid waste
disposal facility. No on -site burning or burying of debris will be allowed.
Thank you for the opportunity to review your project. For general questions
regarding this project call 324-1582.
Eric D. Meyer, R.S.
Administrative Technical Lead
Environmental Health Division
To: Dawn Dompier (City of Spokane Valley)
CC:
From: Jim Red (Division of Utilities)
Date: Wednesday, June 15, 2005
Subject: 05-02008 Stage: Pre -Application
Town Houses 11723 E Mansfield Ave
Phase: SV
SS09 As per the development regulations/zoning code of the governing authority as amended, 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.
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
finalization of the project.
WS01 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.