Loading...
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.