Notice of Mitigated Determination of Non-Significance (MDNS)
City of Spokane Valley
Date Issued: February 14, 2025
Name & File Number: Pappy’s Landing/SUB-2024-0005
Proposal Description: Subdivision of 9.73 acres into 31 residential lots.
Proposal Location: Parcel number 45332.9071, addressed as 3621 S Dishman Mica Road, located approx. 250 feet southeast of the intersection between Dishman Mica and University Road, further located in the SW ¼ of the NW ¼ of Section 33, Township 25 North, Range 44 East, Willamette Meridian, Spokane County, Washington
OWNER: Bella Tierra Holdings, LLC. 13370 N Telluride Loop, Hayden, ID 83835
APPLICANT: Simpson Engineers, Inc. 909 N Argonne Road, Spokane Valley, WA 99212
Lead Agency: City of Spokane Valley
Review: The lead agency for this proposal has determined that this project does not have a probable significant adverse impact on the environment. Pursuant to WAC 197-11-350(3), the proposal has been conditioned to include necessary mitigation measures to avoid, minimize, or compensate for probable significant impacts. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). The necessary mitigation measures are listed below. This decision was made after review of a completed environmental checklist and related information on file with the lead agency. This information is available to the public on request.
Determination: This MDNS is issued under WAC 197-11-350; the lead agency will not act on this proposal for 14 days from the date issued. Written comments may be submitted February 14, 2025, through 4:00 p.m. on February 28, 2025.
Staff Contact: Levi Basinger, Associate Planner, City of Spokane Valley, 10210 East Sprague Ave, Spokane Valley, WA 99206, PH (509) 720-5332; lbasinger@spokanevalleywa.gov
Responsible Official: Steve Roberge, Planning Manager
Mitigation Measures:
- Prior to issuance of an Engineered Grading Permit, an Inadvertent Discovery Plan (IDP) shall be prepared by the applicant and submitted to the City of Spokane Valley. A copy of the IDP shall be kept on site at all times during construction activities.
- Signal timing adjustments shall be made by the City of Spokane Valley to the traffic signal located at Dishman Mica Road/University Road, as identified in the accepted Traffic Impact Analysis (TIA). Prior to final plat acceptance, the applicant shall compensate the City of Spokane Valley for work estimated at one hour of time for two technicians on two separate dates for four hours total based on the “Hourly Rate for City Employees” in Schedule A of the City of Spokane Valley Master Fee Schedule adopted at the time of payment. Said fee is currently for four hours at $69.00 per hour, or $276.00.
- Prior to final plat acceptance, off-site R1-1 Stop Signs shall be installed at locations identified in the TIA and listed below:
· 35th and Van Marter – northbound and southbound approaches
· 36th and Pierce – eastbound and westbound approaches
· 37th and Pierce – southbound approach and YIELD removal from westbound approach
- Prior to final plat acceptance, a five-foot-wide adjacent sidewalk shall be constructed on the west side of Van Marter Road from the north plat boundary of the project site to 35th Avenue. The sidewalk shall be consistent with the following:
· The sidewalk shall be installed per Standard Plan R-103.
· The sidewalk shall extend to midpoint of the curb return and terminate at a new pedestrian ramp.
· A pedestrian ramp shall be installed at the curb return midpoint and shall be designed per WSDOT Standard Plan F-40.12-03 - Type Parallel B.
· The finished grades between the right-of-way and the back of sidewalk shall not be steeper than the existing grades for lawn maintenance purposes. Concrete curb walls shall be used where necessary.
· Sidewalk construction activities shall not extend outside of the right-of-way without approval from the adjacent property owner.
Appeal: An appeal of this determination shall be submitted to the City of Spokane Valley Economic Development Department within 14 calendar days after the date issued. Appeals may be submitted from February 14, 2025, through 4:00 p.m. on February 28, 2025. The appeal must be written and specific factual objections are made to the City’s threshold determination. Appeals shall be conducted in conformance with Spokane Valley Municipal Code (SVMC) 17.90 Appeals, and any required fees pursuant to the City’s adopted Fee Schedule shall be paid at the time of appeal submittal. Pursuant to WAC 197-11-680, appeals shall be limited to a review of a final threshold determination.
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Patricia Rhoades, Deputy City Clerk
Spokane Valley
PUBLISH: 02-14-25
