CUE-4-85
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. ,
ZONING ADJ USTOR
SPOKANE COUNTY, WASHINGTON
IN THE MATTER OF A CONDITIONAL USE ) FINDINGS OF FACT,
PERMIT FOR AN APARTMENT BUILDING IN THE ) CONCLUSIONS, DECISION AND
LOCAL BUSINESS ZONE. (CUE-4-85); CONDITIONS OF APPROVAL
DEAN GRAFOS )
THIS MATTER, Being the consideration by the Zoning Adjustor of Spokane
County, in hearing application CUE-4-85, hereinafter referred to as the
"Proposal", and the Zoning Adjustor of Spokane County having held a public
hearing on 4/26/85 and continued to 5/24/85 and 6/11/85 and having fully
considered alltestimony presented thereat, and further having visited the
site and vicinity in question on several occasions , and having rendered a
decision on the llth day of June, 1985 APPROVING a modified proposal, makes
the following:
FINDINGS OF FACT
l. That the proposal is located at approximately S. 1610 University Road
in the Spokane Yalley across from Univeristy Elementary School in Section 29,
Township 25, Range 44 and is further described as Assessors Parcel #29541-
0103, 0104, 0105, 0106, 0107, and 0108, being more specifically desc'rT6ed-in
documents contained in Zoning Adjustor file CUE-4-85.
2. That the proposal originally consisted of 42 - 1 and 2 bedroom
apartments including some covered parking, some uncovered parking and laundary
facilities for residents on a 2.1 ac re site in the Local Business zone, which
zone allows such a use through the graniing of a conditional use permit.
3. That over a period of time and through the process of continued
public hearings the proposal was modified from the original proposal (marked
"original" in the file), through "revision #1° of April 16th, "revision #2" of
May 22nd and "revision O" of May 24th to an approved version"#4 of June 11,
1985 containing a maximum of 32 dwelling units on a site approximately 1.53
acres in size and as modified by an agreement with the Spokane County
Engineers Office for the County to purchase rlght-of-way for an Oberlin Road
one-way couplet connection to University Road on the southerly and
southwesterly edge of the site.
4. That the adopted Spokane County Future Land Use Plan designates the
area of the proposal as URBAN and the proposal is consistent with the County's
entire Comprehensive Plan, including the Future Land Use Plan; and that
particularly the proposal as revised is consistent with the numerous
objectives and decision guidelines of the text of the Urban category which
address location, adjacent land uses, variety of housing, buffering,
availability of arterial streets and public transportation.
5. That the site is zoned Local Business which would allow the proposed
use upon approval of this application.
6. That the existing land uses in the area of the proposal include
additional "Local Business" uses to the north, University Elementary School to
the east, vacant land and single family residential uses to the south, and
vacant land and single family residential uses to the west, all of which are
compatible with the proposal, given the site design and buffering of the site.
7. That numerous cortments were received from the various agencies with
regard to the originally submitted plan and these cortments, upon evolution of
the finally revised psubstantial conformance" plan will need to be revlewed
and approved by these agencies and a final version plan will need to be
approved by the Zoning Adjustor.
s
FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITION OF APPROYAL
FILE CUE-4-85 PAGE 2
8. That both support and objection were expressed with regard to the
original plan; but that no objection was expressed with regard to the final
modified plan dated as June 11, 1985.
9. That considerable discussion took place'regarding the policy of
Central Valley School District to generally discourage or oppose conmercial or
industrial activities adjacent to existing schoot sites, with the implication
being made that the higher intensity residential use would fit in the same
category; however, a representative of the Central Yalley School District did
by letter of April 11, 1985 (the Director of Facilities and Planning)
expressed no opposition to this development, while at the same time expressing
concerns with the traffic generation and lack of sidewalks and congestion
affecting school children which occur on University Road.
10. That clarification of past school district policy and current school
district policy #1920 shows that standing objection exists to comnercial and
industrial activities near schools, but no position with regard to opposition
to higher density housing has ever been set forth, including the testimony by
past school district superintendent regarding other proposals at this site.
11. That the Zoning Adjustor and representative of the County Engineer's
Office examined estimated trip generation for an estimated 32 apartment units
and determined that the average weekday vehicle trip ins would be
approximately 211, whereas several other permitted uses in the Local Business
zone were examined for trip generation as follows: speciality retail center,
814 trips; hardware and paint store, 1026 trips; branch bank with drive-in,
1920 trips; supermarket, 2510 trips; and medical/dental offices 1092 trips.
12. That it has been amply pointed out, and the Zoning Adjustor concurs,
that it would be most advantageous, with respect to traffic congestion
adversely affecting school children, for as much traffic as possible to be
oriented off of University Road by providing convenient site point(s) of
ingress and egress onto Oberlin.
13. That it would be in the best interest of school children to
discourage their passage through the site, thus reducing the conflict they
would have with automobiles manuevering in the apartment complexes parking lot.
14. That the Zoning Adjustor has the authority to approve a concept plan
and at a later point review the final plan for substantial conformance in an
effort to give approval for the project to be developed on paper in more
detail, but reserving the right to review the plan and its various details,
including notifying interested parties that a final plan may be reviewed prior
to the Zoning Adjustor actually placing the stamp of approval on a final site
plan.
15. That the Zoning Ad3ustor feels the approval of low-rise apartments,
not to exceed 32 in number, is a better use of the site than many permitted
Local Business uses, particularly as it impacts the residential neighborhaod
to the south and southwest and the elementary school to the east.
16. That pursuant to the State Environmental Policy Act the environmental
checklist and other data has been reviewed and the project has been found to
not have any probable significant adverse impacts to the physical environ-
ment. A Determination of Nonsignificance (DNS) was issued on March 27, 1985
and sent to seven (1) agencies of jurisdiction. The agencies reviewing the
checklist neither indicated that a more detailed environmental review should
be provided nor comnented that the DNS should be re-considered. Comnents
regarding environmental matters were not made at the public hearing. 7here
was not sufficient evidence presented pursuant to WAC 197-11-340 (3) (a) to
withdraw the DNS.
;
FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITION OF APPROYAL
FILE CUE-4-85 PAGE 3
17. That the applicant has been made aware of the recomnendations of
various County/State agencies reviewing this project and has indicated he can
comply with those recortmendations.
18. That the final site plan will only be approved as it indicates that
setbacks, parking, height of the structures will conform to the Spokane
County Zoning Ordinance, the requirements of the:Spokane County Engineer and
the requirements of the Spokane County Health District.
19. That the proper legal requirements for advertising of the hearing
before the Zoning Adjustor of Spokane County have been met.
20. That various performance standards will be necessary as conditions of
approval to make the use compatible with other permitted activities in the
same vicinity and zone as well as the surrounding neighborhood.
21. That the final approved plan for apartments is not judged by the
Zoning Adjustor to be detrimental to the surrounding property, particularly in
light of what could be permitted outright by the Local Business zone.
22. That the apartment complex in the Local Business zone, must be
consistent with the provisions of Chapter 4.07, Multiple Family Suburban zone,
of the Spokane County Zoning Ordinance.
23. That visual screening of the 2 to 2 1/2 story apartrtients from the
surrounding area is desirable, as is the screeing for apartment dwellers of
the business to the north.
From the Findings of Fact, the Zoning Adjustor comes to these:
CONCLUSIONS
l. The proposal, as approved in its June 11, 1985 concept plan for
substantial conformance, is not detrimental to and is compatible with the
public health, safety and welfare.
2. The proposal is listed in the Spokane County Zoning Ordinance as a
conditional use allowed in the Local Business zone and the proposal does meet
the established and applicable criteria described for that conditional use.
3. Yarious performance standards and criteria are additionally needed to
make the use compatible with other permitted activities in the same vicinity
and zone and to insure against imposing excessive demands upon public
utilities and these shall be addressed as conditions of approval, particularly
conditions of approval which deal with fencing, buffering, access to
University Road and Oberlin Road, mature landscaping in an effort to screen
the site on its southwesterly portion.
4. The modified proposal will not be detrimental to the Comprehensive
Plan or the surrounding properties.
5. The proposal will uphold the spirit and intent of the Zoning
Ordinance and mitigate adverse affects upon the neighboring properties due to
reasonable restrictions, conditions or safeguards applied through the
conditions of approval.
DECISION
From the foregoing Findings of Fact and Conclusions, the Zoning Ad,justor
APPROYES the 6/11/85 proposal in concept, and for "Substantial Conformance" by
a final detailed site plan to be certified as approved. The following
CONDITONS OF APPROVAL are stipulated.
♦ FINDINGS OF FACT, CONCLUSIONS, DECISION NJD CONDITION OF APPROYAL
FILE CUE-4-85 PAGE 4
CONDITIONS OF APPROYAL
I. GENERAL
1. The following conditions shall apply to the applicant, owner and
successors in interest.
II. PLANNING DEPARTMENT
1. The applicant must comply with the provisions of SEPA's NOTICE OF ACTION
(See RCW 43.21C.080) within 30 days of the approval of a final site plan
and prior to the release of any on-site improvements. The purpose of such
a NOTICE OF ACTION is to establish a time limitation upon which the
enviro►mental determination for this pro3ect can be challenged.
Alternatively, the applicant may waive the NOTICE OF ACTION requirements
by filing the appropriate documents provided by the Spokane County
Planning Department.
2. That the Canditional Use Permit is granted, pending approval of a site
plan and development according thereto, in perpetuity and such approval
runs with the land and is not granted exclusively to the applicant.
. 3. Prior to the issuance of any permits regarding this proposal, the
applicant shall bring before the Zoning Ad,justor a final revised site
plan, which reflects, through written notations the approval of the
Spokane County Engineers Office and the Spokane County Health District
with regard to a traffic and drainage plan and a sanitary waste disposal
pl an.
4. Upon certification by the Zoning Adjustor of an approved plan in
substantial conformance with the June 11, 1985 concept plan the various
parties of record shall be notified by lst class mail (on the basis of
Party of Record Slips in the file) that they have ten (10) calendar days
from the mailing date on the letter to come to the Planning Department,
examine the site plan and to register any complaints with the Zoning
Adjustor with regard to substantial conformance; and that after
considering any such complaints the Zoning Adjustor will establish an
approved plan and any other related documents, therefore establishing a
date of administrative decision which may be appealed to the Board of
Adjustment under the provisions of Section 4.25.030 c. of the Spokane
County Zoning Ordinance.
5. The site plan proposal shall include a six (6) foot high decorative
sight-obscurring fence on the north, east, and southern portions of the
site, designed and constructed in a suitable, long-lasting manner and with
equally appealing appearance on each side. The design of the fence
installation at the points of ingress and egress shall include an "angled"
construction to improve or allow for adequate sight distance for cars
leaving the site.
6. The southwesterly property line, which would appear as fronting on Oberlin
couplet connection to University Road is required to be fenced prior to
occupancy in an identical fencing material to the above condition; except
that the applicant may choose to enter into a legally binding agreement
with the County Engineer's Office to provide that fencing at the time that
Oberlin is actually constructed as a roadway or at such other time as may
be directed by the County Engineer's Office.
i
FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITION OF APPROYAL
FILE CUE-4-85 PAGE 5
1. The Zoning Adjustor shall approve a specific exterior lighting plan for
the approved area prior to installation of such lighting. (Such plan shall
attempt to confine illumination to the area with full consideration to
adjacent properties as well as to the occupants the proposals apartment
units).
8. A specific landscape plan, planting scheduled and provisions for
maintenance acceptable to the Spokane County Zoning Ad,justor shall be
submitted with a performance bond for the project prior to release of
building permits. Landscaping shall be installed and maintained such that
sight distance at access points is not obscured or impaired. The
landscaping plan shall include on the south and southwesterly (future
Oberlin Road) exposure a screen of trees to be planted with full
recognition of a future fence presence. The landscaping plan shall be
designed by a registered landscape architect and should be designed to
achieve the following objectives (consultation with the Zoning Adjustor is
encourged); the following are strong guidelines as long as the purpose and
intent of screening is achieved, the Zoning Adjustor may deviate somewhat:
a. Lawn and shrub areas should be integrated in a manner to provide
unobstructed views from automobiles, a pleasing and pleasant
appearance from the standpoint of occupants of the site as well as
allowing for some grass-oriented recreational activities such as
volleyball, badminton, croquet, etc.;
b. A row of trees is to be planted inside of the fence on the east side
of the pro3ect with the objective of p roviding a moderate break-up of
the views of the buildings from the elementary school site across the
street, with the intent that the trees grow to a height of at least
35 feet with moderately to rapidly growing trees, properly spaced to
insure the desired view interuption; the trees should be at least 12
feet high at the time of planting;
c. Such trees as may be planted on the north side of the site shall be
moderate to rapid growing trees, with a mature height of at least 35
feet, planted close enough together to provide a fairly solid screen
of growth at maturity and be planted with a height of at least 15
feet at the time of installation;
d. The trees planted along the future Oberlin Road right-of-way shall be
planted with a planting height of at least 18 feet, be at least 40
feet at maturity, and be planted close enough together to provide a
moderate to intensive visual screening within 5 to 10 years; and
e. 7he balance of the trees on the site shall be of the landscape
designers choice and be designed mainly to achieve a pleasant
appearance within the site.
9. The specific development plan will be submitted to the Zoning Adjustor for
final review and approval prior to issuance of building permits and after
revisions or adjustments by the other departments have occurred.
10. All current standards of the Multiple Family Suburban zone, as amended,
shall be complied with in the development of this site.
11. Applicant shall comply with '208' recomnendations concerning stormwater
runoff and provide necessary landscaping for runoff.
12. "Speed bumps" or "dips" shall be shown on the final site plan; one close
to each entrance and one in the middle area of the parking lot.
III. DEPARTMENT OF BUILDING b SAFETY
1. Buildings, structures and manufactured homes in excess of 6' in height
require building permits as per Section 301 of the Uniform Building Code.
~
FINDINGS OF FACT, CONCLUSIONS, DECISION kND CONDITION OF APPROVAL
FILE CUE-4-85 PAGE 6
IY. UTILITIES DEPARTMENT
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 a ULID by petition
method pursuant to RCW 36.94 which the petitfion includes the Owner(s)
property and further not to object by the signing of a protest petition
against the formation of a ULID by resolutiorl 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 objection
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 method under RCW Chapter 36.94.
2. Each dwelling unit shall be double plumbed for connection to future
area-wi de col l ecti on systems.
3. Plans and specifications for the double plumbing are to be reviewed and
apprnved by the Utilities Department prior to septic tank permit
application.
Y. HEALTH DISTRICT
1. A combined surface water and sewage disposal detail plan shall be approved
by the Spokane County Engineer and the Spokane County Health District
prior to the issuance of any building permit for this project.
2. Subject to specific application approval and issuance of permits by the
Fiealth Officer, the use of an individual on-site sewage system may be
authorized.
3. Water service shall be by an existing public water supply when approved by
the Regional Engineer (Spokane), State Department of Social and Health
Services.
4. Use of private wells and water systems is prohibited.
5. Disposal of sewage effluent is currently prohibited beneath paved surfaces.
VI. ENGINEER'S OFFICE
1. The applicant shall install sidewalks, curbing and pave to the existing
pavement along the west side of University Road for the entire length of
the proposal. Curbing shall match curbing which is in place to the north
of the proposal. Improvements shall be constructed in accordance with
Spokane County Standards.
2. The applicant shall prepare and submit to the County Engineer a road and
drainage plan for the improvements which have been specified for
University Road. These plans shall be prepared by a licensed professional
civil engineer and in compliance with the Spokane County Road and Drainage
Standards.
3. The applicant shall adhere to a building setback line along University
Road which will allow acquisition of 10 feet of additional road
right-of-way along University Road at a future date.
4. The applicant shall construct a paved and delineated access approach to
meet the existing paving on Oberlin at the location shown in the June 11,
1985 approved concept plan.
5. Prior to release of a building permit for the proposal:
a. The applicant shall submit for approval by the County Engnineer and
the Spokane County Nealth District a detailed combined on-site sewage
system plan and surface water disposal plan for the entire project;
and
. ' i
FINDINGS OF FACT, CONCLUSIONS, DECISION AND CONDITION OF APPROYAL
FILE CUE-4-85 PAGE 7
b. A Parkin9 Plan and circulation Plan shall be submitted and aPProved i
by the County Engineer, and the design location and arrangement of
parking stalls shall be in accordance with the standard traffic
engineering practices including paving or surfacing as approved by
the County Engineer which will be required for any portion of the
project which is to be occupied or travelled by vehicles.
DATED THIS ~Y DAY OF ~a-tnn..~ , 19_~.
/
TffWS (i. , ,
ZONING ADJUSTOR, SP ANE COUNTY,
WASHINGTON
FILED:
1) Applicant
2) Parties of Record
3) Spokane County Engineers Office
4) Spokane County Dept. of Building 8 Safety
NOTE: ANY PARTY AGGRIEYED BY THIS DECISION MUST FILE AN APPEAL WITHIN TEN
(10) CALENDAR DAYS OF THIS DATE.
0008z/6-85
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$PQKANE COUNTY QLANNING DEPARTMENT
APPLICATIONS BEFORE THE ZONING ADJUSTOR/BOARD OF ADJUSTMENT
Ce rti fi cate of Exempti on Appl i cati on 4~v4:_7 -V- g:5
Name of Appl i cant: I~(W
Street Address: F:t, l L.l~'~111- n1a-W
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City: ~PnK-~I State: Zip Code: Phone No.:.AV'2~I 'Z.
Name of Property Owner(s):
REQUESTED ACTION(S -A~~1.~e Action):
Variance(.s) Conditional Use Permit~ Non-Confornring Lot/Use
~ . .
Other:
*
*
* FOR STAFF USE ONLY *
*Cite Ordinance Section: Old Code: Y New Code: *
* *Section 21 Township :~7-5 Range Property Size9/>0~
*Existing Zoning: ~~Z~ F.L.U.P. Designation:
*PSSA: (D N UTA: Y N ASA: ~ N Legal Checked byv , ~f2
*Hearing Date: -Z6 ~5 Receipt 5`~5/ ~ *
Existing Use of Property: V&:AKT~-` 0~F-,
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Describe Intended Proposal: IE~fLl1 ~i44-111EP~V T3UIL+UI-7
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Street Address of Property:
Legal Description of Property ( Incl ude easement i f appl i cable) :_Lfp'S \ 31 T~~$}
&Lock A*fUfs~e AILLs s0e D(u(5tW . sccc-r. 2-7.70w Ne+-r P 25 ^
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Parcel mlarv L Ol07 _iv166_ Source of Legal :
~ ' p~ L cr pl.~llvc~S I-,FI r' ..~I~ o,~J►J
Total arrount of adjoining land controlled by this owrier/sponsor: OLA -,n ,V-ZZena C_
What iriterest do you hold in the property:
~ Please list previous Planning Department actions involving this property: 7_Onlt7- GNA+JC-74
-tcD ( l...oC -~L PaJ )
I SWEAR, UNDER THE PENALTY OF PERJURY, THAT: (1) I AM THE OWNER OF RECORD OR AUTHORI-
ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEN PERMISSION FROM SAID
OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED; AND (3) ALL OF THE ABOVE
RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO THE BEST OF
MY KNOWLEDGE. '
E aSi gned •
J Address: v yl.Oi~ ,
Phone No.: Date:
NOTARY SEAL ~ hQjARY N Notary:
FPC-~LIC~ e~ , Date:
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A. VAR~IANCES, 1vi~ew ormation, what special circumstances
(beyond your
c trbl oe you of the same general rights and privileges of
ot er rohin the same zone and vicinity?
,
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JP2 f the va iance we re granted, how would it affect neighboring properties or
rrprovemen s?
TIONAL USES, ZERO LOT LINE, NON-CONFORMING USE, TEMPORARY PERMITS, ETC.
lease ive a concise exFlanation of th2 p1^Op0sa1 including size, haurs of
operation, expected traffic and other features, etc.
~ PRo A_rGAL IS FO/K A(42 11N Ir) AfA2T'Mt4r 071L1Pl.4GC .(o►M AZ+V7X_-1D or-
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PnAm caLY ( 2) Ea U N tTri WttO sQW- C) BQ N o u QS ec t)PCIRAM ~
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Pko,Ae6EQ -xm R..A1~1 `L S~.P.A ~fJ~. L~I6cK~~f•
C. WAINER OF VIOLATION
l. Ho or wh was e structure established outside the provisions of the Spokane
Co u ty Zon n rdi n a►i ce?
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D. IGN-OFF BY COUNTY DEPARTMENTS
(1~ COUNTY HEALTH DISTRICT
A preliminary consultation has been held to discuss the proposal. The appli-
cant s"en informed of requiremen s and standards.
'
i na ure ate (Si gri-off Wai ved)
2. OUNTY ENGINEER'S DEPARTMENT
l✓, .
A preliminary consultation has been held to discuss the proposal. The appli-
cant has been inf rnied of requi rements and standards.
(~AA,44 _ 5-
gnat ) ` (Xte ~ U ~ ` (Si9n-off Waived)
(D3 COUNTY UTILITIES DEPARTMENT
A preliminary consultation has been held to discuss the proposal. The appli-
cant h been informed of requi rements and standards.
Ir' r~
Signat (~ate) kSign-otf waivea)
~WATER PURV (i f appl i cable) Name: Ti=o ('C)
a The proposal is located within the boundary of our service area.
b~ We are/ _ i serve this site with adequate water.
c) Satisfactory arrangements 494D/have not been made to serve this proposal.
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Si natu (Uate tSign-off Waived)
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~ ADDENDUM/AMENDMENT TO PURCHASE AND SALE ACREEMENT
The folloving is a part of the Purchase and Sale Agreement dated
19 between~~~='~`~ 4h l.'/~~~ • ("Seller") and
~i~'~f/_ 'r, ,9~ /.lr'.I'.i/l..il' ("Buyer") .
IT IS AGREED BETWEEN THE SELLER AND BUYER AS FOLLOWS:
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ALL OTHER TERMS AND CONDITIONS of said Agreement remain unchanged.
DATED [his day of
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Buyer~~~~/J~ Seller
B u y e r f~~r7'► . ~rjy-- ~ S e 11 e r ~I" i_. /f ~ 11 f~_ ~
Agen[: BY
WHITE-BROKER'S COPY GREEN-ESCROW COPY CANARY-PURCHASER 5 2ND COPY PINK--SELLER 5 COPY GOID PURCH.;SER S 1ST CC: r
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
DolP
Inter-office Communication ~
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OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
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Inter-office Communication
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From , r S. Turn~,r . 13. F:. .
Subject _
er's Department prepare an in-depth and
the prnpased multiple family cumille.,.
iffic evaluation of the proposed apar,. L.. . . ir,n existfnf; rclavant tra*f,ic informaCion, pa[terne and proble.
inf ty of the developtnent. Of primary concern to thc I;cygineer's Department is ci
lacts of the praposal upon Oberlin Road and ihe 16tIi Avenue - Oberlin Road
~ ~rsection. /s ~ ,•'r , .'1~ ! lli-' :1I1Ct c T'f~ I v E r'sj ' V V4,,-i~lr
intersect :
?ta relativ,
-nts a[ the :nterscctio❑ ot 16t1-i a:i<i lini~c;rsity- wc:r, r~:cently obtain-.:.
\tt had time to analyze this informatton. It will be necpssgr;: tu consiuer -I:
- r,=ceni (ista [L:' we arc r, pr.ovic+o th:• informati.on r--qnested hy the Zoning Adju< ~
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` COIBpIC L
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OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON i
aDate Mav 13 19 8 5
Inter-office Communication
:
TQ R. S. Turner
From Dick Hr,nver ~
Sub*. 16th & University - CUE 4-85
,
I have again reviewed the matter of the Conditional Use requeat
cnvering the property located west of University just south of
16th. As ynu will recall some of the land would be required fnr
right nf way if we installed a nne way couplet as a means tn
, alleviate traffic cnnjestion on University.
It appears that nnly twn alternatives are abailable tn us at
this time. one is tn let the matter go to hearing and see if
it is apprmved. This nf course virtually precludes the idea of
a future cnuplet nr wnuld make it extremely expenaive $nmeday.
The nther alternative is the purchase nf the prnperty or that
p^rtinn which wnuld be needed fnr a couplet. I dn not knc+W
whether nr nnt the planning is far ennugh alnng tn tie drtwn the
specific right of way requirements. I have reviewed the wnrk nf
Jack F'inney and made an estimate based upon the aasumptimn that
We could locate the specific riqht of way requirementa. obvinusly
~ this we-%uld be a lnt liss expensive than buyinq the entire prnperty.
The estimated cost for the neceaaary riqht of way and damagea
. would prnduce the followinq:
BPfore value: 93,180 aq ft 0 $2.00 $1$6,360
After value: 67,830 sq ft 0 $1.75 118 703
JUST COMPSNSATI(?N 67,657
The highPst and best use of the landa wnuld not Change. In fact
nne could argue that the remaininq lands miqht have more valua
fnr cnmmercial than today. Alao lying between two major atreeta
might make it easier tn get the neighboncood to accept that uee.
A small rPduction in value haa been allowed becauee of the change _
in the cnnfiguration of the remaininq aite.
Whether r+r nnt thia ia feasible or nnt I dn nnt knc,w. It requiree
a lr%t nf assumptinns and the rru~st impc,rtant of which is whether er
nnt the nwner wnuld even deal with ua at thia time.
I^ffPr this infnrmatinn tn assiet ynu in your deciaion aa tn Y
what shnuld be done prinr to mr at the time of the next hearing
mn this matter which I underatand ia May 24, 1985.
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SPOKANE COUNTY ENGINEER'S UEPARTMENT
KIGHT UF WAY AGREEMENT
and/or Coach-Li 11
IN THE MATTER DF UNIVERSITY ROAD No. 1679 (CRP No. 1955), DEAN GRAFOS, Grantor ot
Nroperty in Suokane County, Washinyton.
Documents for a Right of Way for Public Works purposes over property described in said
documents have been delivered to Richard I. Noover, Right of Way Ayent, as escrow ayent,
with instructions to deliver said documents to the County Engineer's Department. On
delivery to the Spokane County Engineer's Department, a copy of this agreement properly
executed by the duly authorized representative will be returned to the undersigned
Grantor.
In consideratian of the foregoing and other considerations hereinafter set forth, it is
mutually agreed by the parties hereto as follows:
and/or Coach-Lite Inc
1. The Grantor, Dean Grafos, agrees to deliver a Warranty Deed, free and clear of all
liens and encumbrances, to Spokane County covering a tract of land comprising 25,350
square feet being a portion of Lots 3, 6, 7 and 8, Block A, Chester Hills Addition,
according to plat recorded in Volume "I" of Plats, page 92 in Spokane County, Wash-
ington, upon full payment of the purchase price by Spokane County. The specific
description to be determined after a survey of the property, to be made by Spokane
County.
2. Spokane County agrees to pay Grantor $65,000.00 for said praperty, it being under-
stood by the parties hereto that this price is based on the purchase of 25,350
square feet of land, any area in excess of this amount shall be purchased at the
rate of $2.50 per square foot. This purchase shall be on a contract for deed with
the terms being $25,000.00 down, payable on closing, the remaining $40,000.00 beiny
paid in three equal annual payments of $16,346.50 including interest at 11.5 per-
cent. The first payment being due on April 1, 1986. The date of closing for this
transactiun shall be July 15, 1985.
3. The Spokane County Engineer agrees not to oppose the Grantor's redesign for Lhe
development of his remaininy property as it relates to traffic volumes and flows.
4. There shall be no assessments to the Grantor's remaining property for the improv I
ment of University and/or Oberlin Roads. Grantor agrees to install curb, sidewal7,_
and pave to existing on University per County standard.No future road assessments~
5. Property being conveyed to Spokane County is situated in the Southwest corner of
Lots 3, 6, 1 and 8 as per attached Exhibit "A". Approximate location.
6. The parties have here set out the whole of their agreement. The performance of th's
agreement constitutes the entire consideration for the grant of said property and
shall relieve the Department of further obligations or claims resulting from plan--
ning and construction of the proposed project.
Total Cash Settlement $ 65,000.00
plus 11 112% interest (per item 2)
IN WITNESS WHEREOF, -I have set mv hand this z 2nd day of
r ,
APP OU B,Y:
- ~ ' 'Coach-Li te Ir~ :p kane County tngineer- g~j~f~~
Date 19 President
STATE OF WASHINGTUN
COl1NTY UF SPUKNNE ~ ss
(]n thi s 22n(-day of _ May 19 8~ personal ly appeared before ntie
i ~3ri C;rat:-s iriJiviciiially and as PrPsidPnt ef c'nac~h-rl 1P_11-1('_
known to me to be the individualCs) described herein who executed the within and fore-
yoiny instrument and acknowledyed the said instrument to be the free and voluntar3, a.;c
and deed for the uses and purposes herein rnentioned.
IN WITNESS WNEFtEUF, I have set rny hand and affixed my official seal this day first abuvr
written.
_tZ-
Notary Publ i c In an'di for the State
of Washinyton, residing at
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
DctP 19 _
Inter-office Communication
Tc
From
Subjett
rollo-wink conditiuns of approval aie aubrnitted tvr iaclusion in ttse rindings ar,
- iirpose of these conditions of approval is to mi ' •
ct upon the neighborhood and county roaci ayste
. ro,ject site plan be revised to provide an acce:
icant sha11 instsll aidewalk, curbing and pave to exlsting pevement
oi Ur►iverFiity Road for the entire lengch of the
,-hing which is in place to the north oE the proposa-.
-Lructed in accordance with Spolcane County Standar,i
icazit shall prepare and submit tn the (:4unty Engini.,_ _
i_mpravements -hich have been sr.ori fi e0 rnr iin iv(_rs9 ty r'.mad e Thesn ?;lanG :flha l l
: ~pareil hf a licensed profession:
inty Itoad and Drainage Standarci,
,.)11cnnt shni I ndh,-re ro . h,!i 1-'
rmit acqui; ruture dai,
r:, rr~l~c_:;, u: ,~i_ __il,ir. y,c~c-i•;ic~,s j:ur ~u~ ~ j applicant shall submit ror approval by the
jnty Nealth District a detailed comhineci on-site aewage systern p.lan an:,
,face water dispasai plan : . . , . ,
lding permft on the proper
arking pTan and traffic ci
Spakane County Engineer priur ta the issuance of a bulding permit on V_i
>perty. The design, loca[ion and arrangement of parking stalls stiall il,
ordlnce with standard traffic engineering practices. Pc.~~ o~ ~-r~.
:,rovPd by Lhe County Lngineer, wi11 be required for
;r,ject whjch is to be occupied or travelled by vehcil..
. 1.CHTl:. shall CORSLrlyCt ri -R~.•i,[i tlnr' dr,
iila.~r_r-,' ;~r;~.~i,~~7'n . - - . , ^<7VC'iilr'P! c~?~ {lh,•1" .
' T
Central Valley School District #356 A irh&alOpporfunilyEmplo~i.e.
South 123 Bowdieh Road tipnkanc, 1VashinRlon 99206 (509) 922-6700
R ECEIVE
D
APR l ;i
ARril 11, 1985
Sf'OKANE CUUhfY
PLANNING DEPARTMENI
STEVE HOROBIOWSKI
ZONING ADMINISTRATOR
COUtJTY PLANNIPdG DEPARTP4ENT
N. 721 JEFFERSON
SPOKANE, IJA. 99260
Dear Mr. Horobiowski:
We have been notified of a conditional use permit hearing, CUE-4-85, affecting
property directly across University Road from Central Valley School District's
University Elementary School.
We understand that a number of apartment units are being proposed for this
presently undeveloped property. We do not oppose this development.
We do, however, recognize that presence of automobiles associated with these
apartment units will aggravate an already congested traffic situation at Uni-
versity Road and 16th Avenue. We are particularly concerned about this possi-
bility because morning traffic in this location is heavy as students, many on
foot, are arriving at University Elementary School. No sidewalks exists in
this area on either 16th Avenue or University Road.
In evaluating this proposed project, we ask that you consider the traffic situ-
ation. Possibilities for alleviating the situation may include widening 16th
Avenue and/or University Road, installing a traffic light at the intersection
of 16th and University, and restricting traffic entering University Road oppo-
site University Elementary to southward travel only. We appreciate your con-
sideration of our concerns.
Sincerely,
~ . .
Dave JaCkm ~
Di rector.,
Facilitie & Planning
OJ/99
University Elementary Sch" C E I V E
CENTFiAL VALLEY SCHOOL DISTRICT NO. 356 E
SOUTH 1613 UNIVERSITY MAY 16 1985
SPOKANE, WASHINGTON 99206
STAN HUGHES, Principal
Phone:922-6766 PLANNING DEPARTMENT
To: Tom Mosher May 13, 1985
Spokane County Zoning Adjustor
RECt.v;-~.;
From: Stan Hughes
Principal MAY 171985
RE: File number CUE-4-85 SPOKAMc CoI1NTY FrlGINEEn
I appreciate your interest in my input as the principal of University
Elementary School concerning Coach-Lite Home's plan to construct a 42-apart-
ment complex across the street from our school. I can respond to you in that
capacity; but need to reiterate that the C.V. School District does not oppose
the project if traffic concerns are addressed.
Please consider the following:
1. There are somewhat unique safety hazards along University Road that
will be aggravated by the advent of this plan. Just south of the proposed
project is a blind hill. The highway department has moved a crosswalk north
to the middle of the block so cars will have more time to stop if the cross-
walk is occupied; but it is still a hazard to the point that the Sheriff's
Department supported my request for an adult crossing guard. The school
district has provided this. From looking at the plans for the development,
one_of the accesses onto Univeraity ~Q~~ will be jeopardized by this blind
hill and will negatively affect the ~Iu'iswa1k.
2. Plans are to have three ponds on the site. These will be an ~attractive
`Yauisance~to the..elemeatary etudents as they pass to snd from achool. One pond
looks like it will abutt the west end of our crosswalk. Also, many students
from U.Elem., Bowdish JHS, and Universi*y High School walk through the vacant
field on their way to and from school. I foresee real problems unless some
4asii., o£_publ3c;.valkvaq-.,is - made .availabla ,tlircnsgh : the praposed : camplex.
3. The traffic is a problem right now at the intersection of 16th Avenue
and South University Road. The C.V. District has provided some recommendations
on how to deal with this issue. ~.Que-ing of vehiclea has them backed-up as far
south a8 l8th Avenue, 7:15 - 8:15 A.M. I foresee vehicles waiting for extended
~lengths of time to egress from the apartments onto University Road, and i for-
see people taking s'short cut' through the complex to by-pass the iatersection
. ead reach 16th at Oberlin...which will be a main traffic pattern for children
walking ta school.
Thank you, again, for aoliciting my input.
x. "46.2,
Stan Hughes
r
OFFICE OF CDUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
Date April 18 , 19 a5 _
Inter-office Communication
To R. S. Turner
From Dick Hnover
Subject 16th & University - Cli~ 4-85
I havE reviewFd the prnpnsed request fnr tne subject Cnnditinnal
Use as it relates tn c,ur study oi the imprnvement nf liniversity
Rnad.
The site plan submitted with the applicatinn fnr Cnnditinn Use,
if apprnved, would virtually prohibit the one way couplet we have
as a present alternative to the traffic problem on University.
I have tried tn lnnk at the alternatives we have at this time
and find thP fnllnwing:
l. Ask fnr a delay frnm the Planning Department in acting
nn the Cnnditinnal Use permit. Gary Fergen indicatFCl
tn me that at best they cnuld prnbably delay it fnr
30 days. This wnuld nnt in my opinion be lnng ennugh
fnr us tn make a final decisinn.
2. Acquire the entire site. This would be expensive, hnw-
ever it wnuld keep our nptions npen. Alsn we shnuld be
able to recnver s-me nf nur cnst after rur prnjeet is
cnmpleted.
3. Try to acquire a delay frnm the nwner as tn his plans
fnr development. My thought is that maybe for about
$5000 we could have him delay his request fc,r a
Conditional Use. I dc, nnt know whether nr not he wc,uld
agree to this or not.
4. of course it is very possible that his request for the
Cnnditinnal Use would be denied. This is a gamble
that I am not sure we can afford to take. nn the nther
hand we could pnssibly take this route and if his request
was apprnved then try something similar to number 3 and
pay him snmething to delay his project.
There may be se)me nther alternatives which I have nnt thnught of
~~%A T rffar t'I1ABp fnr vour cnnsideration.
COACH-LITE INC.
o DEAN GRAFOS
p BROKER - PRE6IDENT
~1u 11L !J ~~J
COACM-LITi INV==TM WT*
BRUCE E. ALBERTUS a`v"°pM°`"~
SPOKANEN 1074, PINES WARD.99206 Bus. 500-022-2912 Hotae aoe-eza-sase
(Spg) 928_7096 E. 12624 MAIN, BPOKAN[. WA9NIN6TON 00216
a tS
.
PLANNING DEPARTMENT
.'i BROAOWAY CENTRE BUILDING N 721 JEFFERSON STREET
, 7 .
~.i.lry'V PhIONE 456-2205
~~!._J11;~~ y~Js,l ~7
SPOKANE, WASHINGTON 99260 RECEIVED
SPOHANE COUhT/ GC'~R' r._.:SE APR 15
1985
MEMORANDUM SPOKANcCO►JryTy EryGINEER
9V
~
T0: ob McCann, Land Development Coordinator, Spokarie County Engineers
FROM: V°fhomas G. Mosher, AICP, Zoning Ac~justor
DATE. U~ Apri 1 12, 1985
SUBJ: CUE-4-85; Road Improvements and Traffic Coritrol Improvements at 16th
and University.
I received a lerigthy phorie call today from a property owrler in the area
who had recei ved noti ce of the con di ti onal use pe rmi t heari ng. Iri 1 i ght
of the comments raised by this party, who was irivolved with the previous
proposal for a warehouse-type food store, I can easily see that one of
the most controversial issues is going to be the impact of the additional
traffic on the iritersection of Oberlin and 16th, 16th and University and
the elementary school drop-off area imrnediately to the east of this
proposal .
In anticipation of this as a major subject of discussion, I request that
your office prepare a report, or be prepared to report in the hearing,
on the various aspects of the existing road system in the area, includirig:
the design capacity for the installed roadways of the area; the degree to
which it is operating at, near or beyond capacity; the complications that
may arise at peak hour flows (those flows related to after-school traffic
from University High School, as well as the peak hour flows generated by
the apartment complex); the need and timing for traffic control devices;
and any committments or previous positions, if any, of the Engineers
Uffi ce wi th regard to some poi rit i n the future when traffi c coritrol devi ces
would be rieeded at the iritersection of 16th and University.
. My sense is that the residerits in the area aregoing to claim that a"tipping
point" with regard to additional traffic burderiened to the iriteresection
will be exceeded by the iristallation of this proposal and that it is thence
time for the County to improve the intersection or to preclude the develop-
ment on this site uritil such time as improverrerits to the intersection take
place.
.
MEMORANDUM
April 12, 1985
Page 2
I'm sure I have not necessarily addressed all of the issues relatirtig
to the Engineers jurisdiction with regard to the mads and the inter-
section, but you get the jist of what I believe will be a substantial
amount of discussion at the hearing. I'm sure that the Zoning Adjustor
(who wi 11 most 1 ikely riot be me, uriless I pi ck up the case in a subse-
queiit hearing after listenirig to the tapes of the April 26th meeting),
will be able to beriefit from irivolvement of the County Engineers Office
regarding the above subject.
pm •
OFFICE UF COUNTY ENGINEER
SPOKANE t-OUNTY, WASHINGTON
Date-_ AP2+ 1. .29 , 19 8 5
Intei-offiCe Comawnicafion
To_ _Traffic Section
Land Development Section Public Heariiig Date: MAU 2~_ 198'S
f ►an_ _ _ - - - - _ -T
The below lis[etd developinent project has been signed off by this section
and wi11 sou,i be scheditled for public hearing before the County Hearing
Examineer ConuniLtee• Please provide any comments that you might have
coiicerning this project in the space provided,
1'roject ',dame:~o►1d~4to~u~ uSe %2M'troject Number: CUE q-85 Developer: G2Af'b5.
Land Devi•lopment Con►ments: Mkwc~neA '►c- Yv% e QQtP.A-pr..rr-
a'~.ob~d1 LL~O ~1o_r+.n.~. tlnc Ew~alr.~eer~5 ~,~gA'~^r1e.r►~ ZE~~eSt~~ J"fiA7' ~tJG- hc= _
S~ RE.aJuPct7~9. ~u TLtF Zo.v 1A1~-,
IL
a_ Vixe 'A ddNrt ew,~2 "t; rin e u.a a~ e zca~ a~ u h.a2 i n~ U- zG - S 5
46i~.`M4~~w~ 7.WL!~~ ~A'yC' UJvt.lL~n ~afAS ~OU~k'e7~ +rw7. I~~L
=0.)
T1vy--%a_n`5eb. (_mn,rit- srans a...A tZecn~,~m~rtde.~
~
~ m r a~ a~rr. ~e,~ t~ ~ h~,.c_~i. d,r~ t~k.~ b• ;
~ Reviewed By
i~1Q5CE IE7~"C ~ T/'t»'yt SCJiW / DjSTfI c~
Trsffic Section Comments• Reviewed By
OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
DcfP 19ff-6- _
Inter-office Communitation
T~ C.-) A~,, e6 NN4I U
FrOm-?^~
Sa6je& C UE V-RS
tG%e- aba LAw- us~e2x--uc ed Coti.a 3ti m~~ us~ i~~2as~ t P roros E 5 u. y z.
UKAt' AVv-Tz!:\me.nt CornrkeX N«•CL ll,"' y l%N;ve2s iT~ 15
uaWQS+Aaldl~r~~( ~'1N.'~ w e r naI h••V~s sow~a k.~nd o4 2oAd Praject Qlriu~uG.j
Fort. ~'L~►5 a,ri,e d. t~w rnea2tn 15 sc~►adn.leJk 4oa. y- 7-4-&S• Ch~
SpoU-'ost 15 ~)e40 Csr-A~oS o~ CjoAOt-~ - L.'t'e rnc.
form 327-C k
REC"VED
SPOKANE COUN7Y ZONING ADJUSTOR ~ APR p 8 PUBLIC HEARING OPpl4q14c~~,,,,,;
AGENDA: APRIL 26, 1985 TELEPHONE N0.: 456-2205
TIME: 1:15 P.M.
PLACE: Spokane County Planning Departnient, N. 721 Jefferson 5treet
aroadway Cesitre aldg., 2t►d floor hearing mom
Spokane, WA 99260
APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER, EXCEPT THAT ITEMS CARRIED OVER
FROM PREVIOUS HEARINGS WILL QE HEARD FIRST. LEGAL DESCRIPTIONS AND PROJECT
DETAILS FOR THESE PROJECTS ARE AVAILABLE IN THE PLANNING DEPARTMENT FILES.
* A Determinati-on of Non-Sigitiificaiice (DNS) has been issued FOR EACH PROPQSAL marked
with an A pNS is a decTsiori, based upon information available at the time
the DNS was i-ssued, that no Envi ronmental Impact Statemeiit has been ordered to be
prepared because i•t was judged that there was not likely to be a significant adverse
impact to the physical environment. Written comments regardirig the DNS: (1) are
due by the close of business hours, April 25, 1985; (2) should reference the
specific file number; and (3) should be addressed to the Spokane County Plannirig
Department, North 721 Jefferson Street, Spokatie, WA 99260. Additionally, comn~ents
oti the DNS and any other envi ronmental documetits may be made at the publ i c heari ng,
the time and place of whi-ch is set forth herein. Contact the Plannirig Department
Staff for mare informatton (509) 456-2205.
A. CONOITIONAL USE PERMITS
* 1. CUE-4-85 APARTMENT BUILDING IN THE LOCAL BUSINESS ZONE
Gene rally located at approximately S. 1610
University Road iri the Spokane Valley, across
from University Elementary School in Section
29-25-44.
PROPOSAL: 7he applicant p roposes to locate up
to 42 - 1 and 2 bedroom apartnetits,
including some covered parking, sonie
uncovered parking and 1 aundry
facilities (reside►its) on a 2.1 acre
site. 7he Local Business Zone
(Sectiori 4. 09.140 a. ) of the Spokarie
County Zoning Ordinance allows such
a use with the granting of a
conditional use pe rmit.
SITL SILE: 2.1 acres
APPLIC/INT: pean Grafos, c/o Coach-Lite, Inc.
-1-
M.
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