PUDE-1-76 (W/PE-1058-76)h .fit said time and place any interested person may appear for, or against, the granting of
this application. 5j - - 2,,j
AGENDA; OCTOBER 28, 1977 TELEPHONE NO.: 456 -2274
SPOKANE COUNTY PLANNING COMMISSION
Time: Friday, October 28, 1977, 9:00 A.M.
Place: Conference Room A, Court House Annex
(Use Mallon Avenue entrance)
PL.ANNED UNIT DEVELOPMENT
1 .
a. Location: Section 23, Township 25N., 43, E.W.M.
That portion of the SW 1/4 of the SE 1/4 of said
Section 23, described as follows: Beginning at the SE corner of said SW 1/4 of
of said SE 1/4; thence N 0 °28'04 "W along the E line of Said SW 1/4 30 feet;
thence N 89°48'33 "W parallel with the S line of said SW 1/4 280 feet to the true
POB; thence continuing N 89 °48'33 "W 304.10 feet; thence on a curve concave
to the left, having a central angle of 18 08'56 ", a radius of 603 feet; for a dis-
tance of 191 feet to the south line of said SW 1/4; thence N 89 °48'33 "W along
the S line of said SW 1/4 46.36 feet;thence N 0 23'09 "W parallel with the W
line of said SW 1/4 30 feet; thence N 89 0 48'33 "W 170.82 feet; thence 0 11'28 "E
150.09 feet; thence S 89 °48'33 "E 200 feet; thence N 0 11'28 "E 716.61 feet
thence E 429.9 feet; thence S 0 0 26'08 "E 531.51 feet thence N 89 1 33'52" 133.59
feet; thence S 57 °41'10 "W 71.20 feet thence S 0 °09'26 "W 299.85, feet to the
true POB.
b. Applicant: Robert D. Riegel
South 911 Houk Road
Spokane, WA 99216
C. Site Size: 10 acres
d. Existing Zoning: Agricultural, established April 11, 1959
e. Proposed Zoning: No change. The property will be developed lit
accordance with the provisions of a Planned Unit
Development.. •-
f. , Proposed Use of Property: Single family dwellings
g. Application of Zoning Provision: Chapter 4.20, Section 4.20.030
h. Environmental Impact: A topic of discussion at this hearing may be
whether or not this proposal will have a significant adverse environmental impac'
IV
M1 LG
OFFICE OF THE
SPOKANE COUNTY PLANNING DEPARTMENT
Date ;1922
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FINDINGS
PLANNED UNIT DEVELOPMENT (Final)
PUDE -1 -76 - RIEGEL HEIGHTS ADDITION NO. 2: REEGEL
I. SUMMARY:
November 12, 1976 the Spokane County Planning Commission approved the
Preliminary Planned Unit Development for Riegel Heights Addition No. 2,
and required the applicant to submit a final development plan of the proposed
project to the Commission within one (1) year.
The applicant's original request was for an eleven (11) lot single family
residential subdivision, PE- 1058 -76, with private streets, security fencing
and security gates. The only legal means by which the subdivision could
be established with private streets was to Incorporate the &ubdivision request
with a Planned Unit Development proposal.
The applicant's proposal is compatible with adjacent and surrounding land
uses; is consistent with the Spokane Regional Comprehensive Plan and the
development policies of the Comprehensive Plan and the purpose of Chapter
4.20 Planned Unit Development; has or can provide adequate provisions for
circulation, sewage disposal, water and fire protection:
IL.. MINUTES OF NOVEMBER 12; 1976
PLANNED UNIT DEVELOPMENT (Preliminary)
PUDE -1 -76 - PLANNED UNIT DEVELOPMENT FOR REIGEL HEIGHTS
ADDITION NO. 2
Planning Commission Recommendation for Preliminary Planned Unit Devel opment:
Approve PUDE -1 -76 Planned Unit Development for Riegel Heights Addition No. 2,
subiect to the following conditions: _ (Vote was unanimous.)
C. CONDITIONS.:
1. The advertised property shall be developed in substantial conformance
with the preliminary development plan.
2. The applicant shall within one. (1) year of the date of the preliminary
approval submit a final development, plan of the proposed development
for approval by the Planning Commission.
3. Provisions for the control and preservation of future private rights -of-
way shall be made prior to the finalization of PUDE -1 -76, and shall
meet the approval of the Spokane County Zoning Administrator.
WM
PLANNED UNIT DEVELOPMENT: "RIEGEL HEIGHTS NO. 2 (Continued)
D. REASONS:
1. The staff Is of the opinion that PUDE -1 -76 and PE- 1058 -76 comply
with the development policies of the Comprehensive Plan, the Staff
notes that the Planned Unit Development concept allows areas to be
developed to single family density requirements with minimal impact
and disturbance of natural terrain and adjoining single family residen-
tial development.
2. The project satisfies the purposes of the Planned Unit Development
Section of the Zoning Ordinance. A planned unit development has the
following purposes .
a. To permit flexibility in design, placement of buildings, and
use of open spaces, Including modification In requirements for
lot frontage, building setbacks and design of circulation facilities
to best use potential of sites characterized by special features of
geography, topography, size or shape.
b. To encourage a more creative approach In the development of
land that will result in a more efficient, aesthetic, and desirable
environment In harmony with that of the surrounding area, while
at the same time maintaining substantially the same population
density permitted in the zone in which the project Is located.
3. The Staff notes that the density of the Planned Unit Development
project is considerably lower than the maximum density that the Agri-
cultural Zone would allow.
4. The Staff is of the opinion that the preliminary plat and PUD plan in
conjunction with the stipulated conditions for neighborhood traffic
circulation, public water supply including fire hydrants, sewage
disposal, amply open space, recreation areas and the design require-
ments of Chapter 4.20 of the Spokane County Zoning Ordinance comply
with the purpose and provisions of the Planned Unit Development
Section of the Spokane County Zoning Ordinance.
E. STAFF ENVIRONMENTAL REVIEW:
As required in Y1'AC 197 -10 -320, the Staff of the Spokane County Planning
Department reviewed the environmental checklist submitted by Mr. Robert
D. Riegel for a preliminary plat and PUD.
The proposal Is located approximately In the SE X 1 /4 of SW 1/4 of SE 1/4 of
Section 23, Township 25 N., Range 43, E.W.M., adjacent and north of
16th Avenue approximately 500 feet east of Carnahan Road. The proponent Is
requesting to subdivide ten acres Into eleven lots to be developed for single
family dwellings units, creating a gross density of 1.8 units per acre
.0
PLANNED UNIT DEVELOPMENT: RIEGEL HEIGHTS NO. 2 (Continued)
The site is located on 10 to 20 percent sloping terrain with rock outcropping
and sparse coniferous timber. The Staff review has Identified three potential
areas of environmental impacts. First, and common to all subdivision, is the
Increase of motor vehicle traffic and all the effects associated therewith.
These would include such impacts as increased air pollution, specifically
suspended particulates from unimproved streets, increased noise, and
increased public safety hazards from traffic.
A second potential environmental impact area considered was the increased
demand on public services and utilities. This would include such factors
as increased requirements for police and fire protection provisions of adds ):i
tlonal school, park and recreational facilities, and additional maintenance
requirements on all county facilities and roads. This would also include
such impacts as associated with extension of utility lines (power, natural
gas, telephone) and the provision of suitable long term sewerage, domestic
water, storm water runoff, and solid waste disposal systems.
A third potential environmental impact revealed by the Staff evaluation In-
volves the subsurface Injection of sewage effluent and storm water runoff.
This waste water placed at a depth will percolate downward toward the Aquife.
rather than evaporating back into the atmosphere as under natural conditions.
A portion of the contaminants will likely be filtered out of this waste water,
but the resulting quality has not been determined yet. A total of approxima-
tely two acre -feet sewage effluent will be disposed of annually.
The conclusion of this environmental checklist review Is that no significant
environmental impacts will likely result from the proposal if the specified
mitigating measures are adopted. Therefore, It is recommended that a
Declaration of Non - Significance be issued and an evironmental Impact
Statement not be required.
6. ZE- 158 -77, AGRICULTURAL TO AGRICULTURAL SUBURBAN: REGA PROPERTIES
That the zone classification upgrade be approved to the Agricultural Suburban
Zone Classification (File Number ZE- 158 -77) subject to the conditions as con -
tained In the original hearing's Minutes. (Mr. Thomas moved and Mrs. Rawlings
seconded. Vote was unanimous.)
.7. ZS- 167 -77, AGRICULTURAL TO AGRICULTURAL SUBURBAN: BIG BEND LAND CO.
That the zone classification (File Number ZS- 167 -77) subject to the conditions
as contained In the original hearing's Minutes .with the added stipulation that
any dedicatory language In the plat regarding mobile homes be removed.
(Motion by Mrs. Rawlings, seconded by Mr. Kennedy. Vote was 4 yes, 1 no.)
B. PUDE -1 -76 FINAL PLANNED UNIT DEVELOPMENT PLAN: RIEGEL Due to the
Tack of a quorum who had sat In on the previous hearing no action could be
_taken on this item regarding approval or denial. The matter was continued
to the November, 1977 Planning Commission hearing. Mr. Thomas moved;
Mr. Kennedy seconded. Vote was unanimous.)
9. In the matter of the proposed Short Plat Ordinance for Spokane County a date
of November 18, 1977 was decided on as the date to make a recommendation
to the Board of County Commissioners concerning the proposed Ordinance.
This decision will be made after allowing time for written comment to be
received following the public hearing on November 9, 1977.
10. That the Interim Zoning be heard again on November 16, 1977 with a recommen-
dation to go to the Board of County Commissioners.
11. Mrs. Joan Honican spoke to the Commission in regards to various sewerage
control methods within the County of Spokane.
12. That the Amendment to the Zoning Ordinance regarding Group Homes for the
Mentally Retarded by approved. This Amendment would allow a minimum lot
area of 2, 500 square feet of lot area per occupant, resident. (Mrs. Rawlings
moved and Mrs.Byme seconded. Vote was unanimous.)
13. That the Zoning Ordinance be amended to delete duplexes in the Agricultural
Zone as an outright permitted use and make duplexes In the Agricultural Zone
a Conditional Use, with a set of standards for the zone. (Mrs. Byrne moved,
Mrs. Rawlings seconded. Vote was unanimous.)
14. Mr. Keith Keister came before the Planning Commission and requested that
the Agricultural Suburban Zone be looked at in the same manner as the
Agricultural Zone in regards to duplexes.
15. That the matter of day care centers be tabled for a time, and that during the
time before It is again before the Planning Commission there should be a
special meeting with D.S.H.S., public, and any Interested parties.
(Motion by Mr. Thomas, seconded by Mrs. Byrne. Jote was unanimous.)
- 2 -
10. PUDE7-1_7_ , FINALPLANNED UNIT DEVELC- PIviENT PLAN: RIEGEL. That the
Final Planned Unit Development Plan for Riegel Freights Addition No. 2.
be approved subject to the conditions as contained in the Planning
Staff's Findings, dated November 18, 1977, ano that a Declaration of
Non - Significance be issued. (Vote was unanimous).
11. ZE- 174 -77, AGRICULTURAL TO SINGLE FAMILY RESIDENTIAL: SPOKANE
COUNTY PLANNING COMMISSION. That the zone reclassification be
approved to the Single Family Residential Zone. (Motion for denial by
Mrs. Byrne lost for a second; Motion for approval by Mir. Kennedy
seconded by Mr. Thomas; Vote 4 yes, 1 no).
12. ZE0175 -77, AGRICULTURAL SUBURBAN TO SINGLE FAIv1ILY RESIDENTIAL:
SPOKANE COUNTY PLANNING COMMISSION. That the zone reclassification
be approved to the Single Family Residential Zone. (Vote was unanimous).
OTHER BUSINESS
1. The Planning Commission approved Mr. ivlcCoury's motion to place all
unfinished business on the December hearing, and to place half of the
subdivision requests , all of the zone changes scheduled for the month
of December, on the January Hearing Agenda. The motion made special
mention of the continuance of ZE- 109 -77, Agricultural to Mining Class
II, S b F Cons truction to the January hearing.
2. Mr. Jerry Ressa requested that ZW-1 ?8A -77, Agricultural to Freeway
Commercial, Cox, be placed on the January 1978 Agenda as per Section
4.21.OP of the Spo<ane.County Zoning Ordinance. (The Planning
Commission'svote to place this request on the January Hearing was
unanimous).
?. Mr. Bill Pittman requested that the Planning Commission place zone
reclassification ZN- 2J1 -77, Agricultural to Single Family Residential on the
January 1978 Hearing. (The Planning Commission's vote to place
ZN- 201 -77 on the January Agenda was unanimous).
4. Mr. Kennedy made a motion to place ZE -2 '0 -77 on the January 1978 on
the January 1578 Planning Commission Agenda. (Vote by planning Commission
was unanimous).
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OFFICE of THE CooNTY ENGINEER
Ronald C. Hormann, P.E., County Engineer
A DIVISION
S3- Z3Cpu)I,E -76
Mr. George V. Thompson
E. 518 High Drive
Spokane, WA 99203
Dear Mr. Thompson:
Thank you for your inquiry concerning the extension of the Glenrose Road
principal arterial alignment from the top of the Carnahan Hill north to 8th
Avenue.
As part of a Comprehensive Plan Amendment the Board of County Commissioners
approved the conceptual alignment for the Glenrose Road principal arterial in
1990. This amendment which correlated the Arterial Road Plan to the land use
element of the Comprehensive Plan will be used as a policy guide by the County
Engineer's Office in determining the final alignment for the arterial. At this
point in time, we plan on including this work item in the 1992 annual program.
We will be working with you and other property owners along the route in
determining the best possible location. There presently is no available
construction funding for the route so any construction in the near future would
be done in conjunction with land development proposals and funding would be the
responsibility of the developments.
If you have any additional questions, please advise.
Very truly yours,
RB /las
Ronald C. Hormann, P.E.
Spokane County Engineer
Gary W. Kennaly, P.E.
Planning & Traffic Engineer
N. 811 Jefferson Spokane, WA 99260 -0180 (509) 456 -3600 FAX (509) 456 -4715
AGENDA, NOVEs.BER 12, 1976
SPOKANE COUNTY PLANNING COMMISSION
Time:
Place:
TELEPHONE NO.:
456 -2274
Friday, November 12, 1976, 9:30 A.M.
Conference Room A, County Court House Annex
(Use Mallon Avenue entrance)
PRELIMINARY SUBDIVISION AND PLANNED UNIT DEVELOPMENT
1.
a.
b.
C.
d.
e.
f.
g•
h.
i.
J•
Location: Section 23, Township 25 N., Range 43, E.W.M.
Beginning at the SE corner of the SW 1/4 of the
SE 1/4; thence N 0 "W along the east line of said SW 1/4, 30 feet thence
N 89048'33 "W 280 feet to the true point of beginning; thence continuing
N 89048'33 "W 304.10 feet; thence on a curve concave to the left, having a
central angle of 18008'56 ", a radius of 603 feet, for a distance of 191 feet
to the south line of said SW 1/4; thence N 89048'33 "W along the south line of
said SW 1/4, 46.36 feet; thence N 0023'09 "W 30 feet; thence N 89048'33 "W
170.82 feet; thence N 0011 11 E 150.09 feet; thence S 89048133 "E 200 feet;
thence N 0 11 E 716.61 feet; thence East 429.90 feet; thence S 0026'08 "E
531.51 feet; thence N 89 11 E 133-59 feet; thence S 57041'10 "W 71.20 feet;
thence S 0009 11 W 299.85 feet to the true point of beginning.
Sponsor: Robert D. Riegel
South 911 Houk, Spokane, Washington 99216
Land Surveyor: Ralph E. Flagan
10606 College Circle, Spokane, Washington 99218
Site Size: 10 acres
Number of Lots: 11 lots
Land Use proposed by sponsor: Single family residences
Existing Zoning: Agricultural, established April 11, 1959
Propbsed Zoning: No change. The property will be developed in
accordance with.the provisions of a Planned
Unit Development, Chapter 4.20 of the Zoning Ordinance.
Water Source: Washington Water Power Company
School District: Spokane School District No. 81
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MINUTES
NOVEMBER 12, 1976
PRELIMINARY SUBDIVISION AND PLANNED UNIT DEVELOPMENT
1. PE- 1058 -76 - RIEGEL HEIGHTS ADDITION #2: RIEGEL
PUDE -1 -76 - PLANNED UNIT DEVELOPMENT FOR RIEGEL HEIGHTS ADD. #2
Planning Commission Recc:mmendation f'•r Plat: Apprve PE- 1058 -76. Riegel
Heights Addition #2, subject to the following conditions (Vote was unanimous.)
A. CONDITIONS:
.1. "That the plat be designed as indicated on the preliminary plat of record
and in substantial compliance with the approved PUD development plan
c -n file with PUDE -1 -76.
NOTE: Adjacent lots to the east are to be filed separately under the
approved preliminary plat of riegel Heights Addition,
PE- 1031 -76.
2. That a statement be placed in the dedication to the effect that no more
than one dwelling structure be placed -n any one lot, nor shall any
lot be further subdivided for the purposes of creating additional lots
or building sites without filing a replat.
3. That the plat provide for right of way width for streets as indicated
on the preliminary plat of record.
4. That appropriate street names be indicated.
5. That appropriate utility easements be indicated on copies of the approved
preliminary plat for distribution to the Planning Department and the
utility companies. Written approval .-f the casements by the utility
company must be received prior to the submittal of the final plat.
6. That a plan for water facilities adequate for fire protection be approved
by the water supplier and fire protections district. Said water plan
dust also have been approved by the appropriate health authorities. The
h ealth authorities, water supplier ( purveyor), and fire protection
district will certify, prior to the filing of the final plat, on the face
. said water plan that the plan is in conformance with their require-
ments and will adequately satisfy their espective needs. Said water
plan and certification will be drafted on a transparency suitable for
reprducti ^,n .
The water supplier (purveyor) will also certify prier to the filing of the
final plat on a copy of said water plan that appropriate contractual
PE- 1058 -76 - RIEGEL HEIGHTS ADD #2 (Continued)
arrangements have been made with the plat sponsor for construction
of the water system in accordance with the approved plan, and in
accordance with a time schedule. The time schedule will provide, '
in any case, for completion :)f the water system and inspection by
the appropriate health authorities prior to application for building
permits within the plat. The contractual arrangements will include
a provision holding Spokane County and the water purveyor harmless
from claims by any lot purchaser refused a building permit due to
the failure r•f the plat sponsor to satisfactorily complete the approved
water system.
The plat dedication will contain a statement to the effect that the
public water system as approved by County and State Health authori-
ties and the local fire district and water purveyor will be installed
within this plat and the subdivider will provide for individual domes-
tic water service as well as fire protection to each lot prior to sale
of each lot.
7. That a certificate of title be furnished the Planning Department prior
to the filing of the final plat.
8. T'VA the preliminary plat be given conditional approval to December
157 7.
9. That the status -f the parcel in the plat designated as Lot 12 be
indicated on the final plat and in the dedication, and that the staff
be allowed to work with the sponsor to determine its best use and
future status.
The following items are related to the open space:
a) The sponsor shall submit the proposed form of the legal docu-
ments for continued retention, development, and maintenance
of all common open space land prior to the filing of the final
plat; which documents shall provide, among other things, for
a minimum assessment of members of a home owners' associa-
tion for such open space development and maintenance. Said
documents to be approved by the Planning Director prior to
filing of the final plat.
b) The areas shown as recreation area and /or site, etc., must
be accurately defined and given lot and block numbers. . The
final plat will show the future ownership status of parcels to
be sold, parcels to remain public (i.e., sewer treatment site)
and parcels to remain in common ownership.
- 19 -
PE- 1058 -76 - RIEGEL HEIGHTS ADD #2 (Continued)
arrangements have been made with the plat sponsor for construction
, of the water system in accordance with the approved plan, and in
accordance with a time schedule. The time schedule will provide,
in any case, for completion of the water system and inspection by
the appropriate health authorities prior to application for building
permits within the plat. The contractual arrangements will include
a provision holding Spokane County and the water purveyor harmless
from claims by any lot purchaser refused a building permit due to
the failure ^f the plat sponsor to satisfactorily complete the approved
water system.
The plat dedication will contain a statement to the effect that the
public water system as approved by County and State Health authori-
ties and the local fire district and water purveyor will be installed
within this plat and the subdivider will provide for individual domes-
tic water service as well as fire protection to each lot prior to sale
of each lot.
7. That a certificate of title be furnished the Planning Department prior
to the filing of the final plat.
8. That the preliminary plat be given conditional approval to December
1977.
9. That the status -,f the parcel in the plat designated as Lot 12 be
indicated on the final plat and in the dedication, and that the staff
be allowed to work with the sponsor to determine its best use and
future status .
The following items are related to the open space:
a) The sponsor shall submit the prop: form of the legal docu-
ments continued retention, development, and maintenance_
of all common open space land prior to the filing of the final
plat; which documents shall provide, among other things, for
a minimum assessment of members of a home owners' associa-
tion for such .open space development and maintenance. Said
documents to be approved by the Planning Director prior to
filing of the final plat.
b) The areas shown as recreation area and /or site, etc., must
be accurately defined and given lot and block numbers. The
final plat will show the future ownership status of parcels to
be sold, parcels to remain public (i.e., sewer treatment site)
and parcels to remain in common ownership.
- 19 -
PE- 1058 -76 - RIEGEL HEIGHTS ADD. #2 (Continued)
10. That streets be improved t) standards established by Spokane County
or a bond t->. cover the cost : such improvements be furnished the
County Engineer. The b;nd may also cover the cost of "as built"
plans, engineering costs, and placing of final center line monuments.
11. That profiles of streets, cross sections, proposed grades, and drain-
age plan of the plat be submitted and approved by the County Engineer
and by the Planning Director before the final plat is drawn.
12. That a name be indicated before the final plat is filed; such name
to be approved by the County Assessor and the Planning staff.
13. That conditional approval be given subject to provisions in the plat"
f?r a public sewer system. Approval of the design of said systems
must be given by County and State Health authorities and the County
Utilities Department prior to filing of the final plat. A suitable guar-
antee will be required to c - )ver the cost of providing said system in
the amount as determined by the Public Works Department.
Each of lots 1 through 12 of the subject plat shall have their own
individual sewage treatment facility and side -sewer each of which
shall be connected to a community waste water (effluent only) col-
lection piping disposal system. All portions of the individual and
community systems shall be acceptable at the time of installation to
the Health Officer and shall be maintained in a manner acceptable
to the Health Officer.
Prior t.� filing the final plat, the developer shall provide evidence to
Health Officer that the provision of the paragraph above will be
eobieved. As a minimum this will include:
a. A copy of the recorded easement in favor of the PU D of a land
corridor at least 10 feet wide fir the entire length of the com-
munity owned collection and disp -sal area.
b. The disposal area must be fenced to prevent unauthorized uses.
C. A copy of the instrument creating the PUD.
d. Our approval of the plans and specifications for the effluent
collection and disposal system as prepared by a professional
engineer.
e. Our approval of the operations and maintenance procedures per -
tinent to the effluent collect Dr lines and disposal system.
- 20 -
PE- 1058 -76 - RIEGEL HEIGHTS ADD. #2 (Continued)
f. Terms of plat dedication requiring the Irt owners to join, sub-
scribe to and financially support the legal instrument charged
with maintaining and :operating the effluent collector lines and
disposal system.
14. That a statement 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 1 ^t prior to''sale.
B. PLANNED UNIT DEVELOPMENT
PUDE -1 -76 - PLANNED UNIT DEVELOPMENT FOR REIGEL HEIGHTS
ADDITION #2 1.
C. CONDITIONS:
1. The advertised property shall be developed in substantial conformance
with the preliminary development plan.
2. The applicant shall
within
one (1) year of the date
of the prelimin-
ary apprval submit
a final
development plan of the
proposed devel-
opment for approval
by the
Planning Commission.
3. Provisions for the cnmtral and preservation of future private rights -
of -way shall be made prior to the finalization of PUDE -1 -76, and
shall meet the approval of the Spokane County Zoning Administrator.
D. REASONS:
1. The staff is of the opinion that PUDE -1 -76 and PE- 1058 -76 comply
with the development policies cf the Comprehensive Plan. The staff
notes that the Planned Unit revelopment concept allows ' areas to be
developed to single family density requirements with minimal impact
and disturbance of natural terrain and adjoining single family resi-
dential development.
2. The project satisfies the purposes ^f the Planned Unit Development
Section of the Zoning Ordinance. A planned unit development has
the following purposes.
a. To permit flexibility in design, placement of buildings, and
use of open spaces, including modificati ^.n in requirements
for lot frontage, building setbacks and design of circulation
facilities to best use potential of sites characterized by
special features c:f geography, tcpagraphy, size, or shape.
- 21 -
PE- 1058 -76 - RIEGEL HEIGHTS ADD. #2 (Continued)
b. To encourage a more creative approach in the development of
land that will result in a more efficient, aesthetic, and
desirable environment in harmony with that of the surrounding
area, while at the same time maintaining substantially the
same population density permitted in the zone in which the
project is located.
3. The staff notes that the density of the Planned Unit development
project is considerably lower than the maximum density that the
Agricultural Zone would allow.
4. The staff is of the opinion that the preliminary plat and PUD plan in
conjunction with the stipulated conditions for neighborhood traffic
circulation, public water supply including fire hydrants, sewage dis-
posal, ample open space, recreation areas and the design require-
ments of Chapter 4.20 of the Spokane County Z , )ning Ordinance comply
with the purpose and provisions of the Planned Unit Development
Section of the Spokane County Zoning Ordinance.
E_ STAFF ENVIRONMENTAL REVIEW:
As required in WAG 197 -10 -320, the staff of the Spokane County Planning
Department reviewed the environmental checklist submitted by Mr. Robert
D. Riegel for a preliminary plat and PUD..
The proposal is located approximately in the SE 1/4 of SW 1/4 of SE 1/4
of Sec+.i 23, Township 25 N., Range 43, E.W.M., adjacent and north
of 16th P.venue approximately 500 feet east of Carnahan Road. The propo-
nent is requesting to subdivide ten acres into eleven lots to be developed
for single family dwelling units, creating a gross density of 1.8 units per
acre. The site is located on 10 to 20 percent sloping terrain with rock
outcropping and sparse coniferous timber. The staff review has identified
three potential area of environmental impacts. First, and common to all
subdivision, is the increase in motor vehicle traffic and all the effects
associated therewith. These would include such impacts as increased
air pollution, specifically suspended particulates from unimproved streets,
increased noise, and increased public safety hazards from traffic.
A second potential environmental impact area considered was the increased
demand on public services and utilities. This would include such factors
as increased requirements far police and fire protection provision of addi-
tional school, park, and recreational facilities, and additional mainten-
ance requirements on all county facilities and reads. This would also
include such impacts as associated with extension of utility lines (power,
natural gas, telephone) and. the provision of suitable lont term sewerage,
domestic water, storm water runoff, and solid waste disposal systems.
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I
PE- 1058 -76 - RIEGEL HEIGHTS ADD # 7. (Continued)
A third potential environmental impact revealed by the staff evaluation in-
volves the subsurface injection of sewage effluent and storm water runoff.
This waste water placed at a depth will percolate downward toward the
aquifer rather than evaporating back into the atmosphere as under natural
conditions. A portion of the contaminants will likely be filtered out of
this waste water, but the resulting quality has not been determined yet.
A total of approximately two acre feet sewage effluent will be disposed
of annually.
The conclusion of this environmental checklist review is that no signifi-
cant environmental impacts will likely .result from the proposal if the speci-
fied mitigating measures are adopted. Therefore, it is recommended that a
Declaration of Non - Significance be issued and an environmental impact
statement not be required.
F. GENERAL DATA:
1.
Location:
Section 23, Township 25 N., Range 43,
E.W.M. Beg. at SE corn. of SW 1/4 of
SE 1/4; th N 0 0 2808 "W along the E In of sd SW 1/4 30 ft; th N89 0 48'33 "W
W 280 ft to true POB; th cont. N89 0 48'33 "W 304,10 ft.; th on a curve
concave to left having
a central angle of 18 0 08'56" a radius of 603 ft,
for a dist. of 191 ft to
S In of said SW 1/4; th N89,48'33" W alg S In
of sd SW1 /4 46.36 ft;
th N0 0 23'09 "W 30 ft; th N89 0 48 1 33 "W 170.82 ft.;
th I" 0 °11'28 "E 150.09 ft; th S89 0 48'33 "E 200 ft.; th N0 0 11'28" E 716.61
ft.' th E 429.90 ft.; th S0 "E 531.51 ft.; th 0 33'52 "E 133.59 ft;
th S 57 0 41'10 "W 71.20 ft.; th S0 11 W 299.85 ft to true POB.
2.
Sponsor:
Robert D. Riegel
S. 911 Houk
Spokane, 'v' ✓.A 99216
3.
Land Surveyor:
Ralph E. Flagan
10606 College Circle
Spokane, WA 99218
4.
Site Size:
10 acres
5.
Number of Lots:
11 lots
6.
Land use proposed by
sponsor: Single family residences
7.
Existing Zoning:
Agricultural, established April 11, 1959
8.
Proposed Zoning:
No change. The property will be developed
in accordance with the provisions of a
Planned Unit Development,
Chapter 4.20 of Zoning Ordinance
9.
Water Source:
Washington Water Power Company
10.
School District:
Spokane.School District No. 81
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