ZE-163A-79
-4
.
SPUKANE C4UNTY HEAItiNG EXAMINER
RE Change of Conditions to a Pnor Zone )
Reclassification, in the Regional ) FINDINGS OF FACT,
Business (B-3) Zone, } CONCLUSICDNS OF LAW,
Applicant Valley Quality Homes of Spokane ) AND IDECISI()N
Fi1e No ZE-I63A-79 }
}
This matter coming on for public heanng on July 10, 2002, the Heanng Examinera
after review of the change of conditlons applrcation and the entire record, and finding good cause
therefore, hereby makes the following findings of fact, conclusions of law and decision
1. FINDII`IGS OF FAC'I'
1 The application requests changes to certain condihvns imposed in the 1979 zone
reclassification (Fi1e No ZE-1b3A-79) of 7 1 acres of land in the Regional Busin.ess (B-3) zone,
to allow the development of offices under a specific site plan
3 The site is located at the northeast corner of the intersection vf Sprague Avenue and Flora
Road, in the SW 1/4 of Section 18, Township 25 North, Range 45 EWM, Spokane Cvunty,
Washington
4 The site is currently referenced as County Assessor's tax parcel no 55183 0815, 0817,
4819, 9020 and 9021 The srte is legally descnbed as Lots 9-12, Block 18, Corbin Additlon to
Greenacres, according to plat recorded 1n Book "S", Page 30 of Plats, records of Spokane County
Auditor, EXCEPT the Narth 165 feet vf the West 124 9 feet of Lot 9, Block 18 thereof, EXCEPT
the North 5 feet of Lot 9 and 14, Block 18 thereof, and EXCEPT road nght of way, in Spokane
County, Washingt4n
5 The applicant for the proposal and the srte owner is Valley Quality Homes of Spokane, c/o
Jim Golly, 17123 E Sprague Avenue, Spokane, WA 99016
6 The Heanng Exanuner heard the application pursuant to the County Heanng Examiner
4rdsaance (County Resolution No 96-0171) and the County Hearing Examiner Rules of
Procedure (County Resolution No 96-0294)
7 The Heanng Examuler conducted a pubLc heanng on the proposal on Ju1y 10, 2002 The
Iegal requirements for natice of public heanng were met
S The following persons testified at the public heanng
Tammy Jones Greg Baldwin
Divlsion of Planivnb Divisivn of Engineenng and Roads
1026 West Broadway Spokane, WA 99016
Spokane, WA 99260
HE Findings, Concluslvns and Decision ZE-163A-79 Page 1
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9 The Heanng Examiner takes notice of the County Generalized Comprehensive Plan, the
GMA Comprehensive Plan and Capital Facilities Plan, Phase I Development Regulatians,
County Resalution Nos 2-4437 and 2-0470, County Zonmg Code, County Code, other
applicable development regulations, and pnor land use decisions 1n the vicinity
10 The record uzcludes the documents in File Nos ZE-163A-79 and ZE-163-79 at the time of
the public heat-mg, the documents submxtted at the public heanng, and the items taken notice of
by the Examiner
11 A Determination of Nonsignificance (DNS) was issued for the propc+sal on June 26, 2002
12 On November 15, 1979, the zorung of approximately 15 acres of land was reclassified from
the AgnculturaUTransient Living zone to the Commercial zone, for unspecified uses and no
specific site plan The current site compnses the easterly 7 1 acres of such land The rezane
decislon required the submittal of a specific site plan for develapment for review and approval by
the heanng body pnor to issuance vf a building permit on the rezoned land The decision also
requued that the residential uses on the property at the time, and other uses not permitted in the
Commercial zone, be discontmued at such tzme as a development plan was submitted and
approved See rezone decision in File No ZE-163-79
13 On January 1, 1991, the rezone site was reclassified to the Regional Business (B-3) zone,
pursuant to the Program to Implement the Spokane County Zorung Code The Frogram to
Implement preserved the conditions of approval imposed by the 1979 rezone, to the extent that
such conditions were more restnctive or specific on development of the site than the
development standards of the B-3 zone
14 The site xs approximately 49 acres in size, relatively flat in topography and improved with
a resldence and detached garage Such unprovements existed on the srte when it was rezoned in
1982 The site is fenced on the east, west and south wrth vanous fencing matenals The 1982
rezone required the installation of a 6-foot high, sight-vbscunng fence along the west and south
properiy boundanes of the ongulal rezone parcel
15 A complete application was submitted for the subject property on Apnl 17, 2002 The
apphcation requests deletion of the candition of the 1982 rezone that requued the submittal of a
specific detailed site plan for review and approVal at a public heanng before development of the
site
16 The site plan of record dated Apnl 12, 2002 illustrates the development of a single story,
6,476-square foot office building on the subject property The site plan illustrates 24 parking
spaces on the site, 15 feet of Type I landscapLng along the south boundary, 5 feet of Type III
landscaping adjacent to Mission Avenue, and a 6-foot high, slght-obscunng fence along the south
border
17 The Staff Report contemplates that the conditions of approval of the 1982 rezone of the site
would be replaced by new conditions recommended by commenting public agencies
HE Findings, Conclusions and Decision ZE-163A-79 Page 2
Facilities Plan, County Urban Growth Area (UGA) boundanes, and Phase I Development
Regulations, all pursuant to the State Growth Management Act Such resolution also repealed
the intenm development regulations previously adopted by the County under the State Growth
Management Act
18 On May 7, 2002, the County adopted County Resolution No 2-0470, wluch made minor
text revisions to the Phase I Development Regulations The Phase I Development Regulations
designate the area inside the County UGA Pnor to January 15, 2002, the area was designated in
the County's IUGA boundanes
19 The Phase I Development Regulations designate the site and nearby land to the east, west
and north in the Mixed Use category of the GMA Comprehensive Plan Such regulations
designate the land 1}nng north of the site in the Low Density Residential category of the GMA
Comprehensive Plan
20 The Phase I Development Regulations retained the B-3 and Commuruty Busmess (B-2)
zoning of the land 1}nng east, west and south of the site, the Light Industnal (I-2) zorung of the
land lying southwest of the subject property, and the Urban Residential-3 5(UR-3 5) zoning of
the land 1}nng northerly of the site The land lyuig east, west and south of the site is developed
for commercial uses or is undeveloped, except for Greenacres Juruor High, which is found east
of the site and Tsclurley Road The land 1}nng northerly of the site consists of single-family
homes or undeveloped land
21 The County Artenal Road Plan in the GMA Comprehensive Plan designates Sprague
Avenue and Appleway Avenue in the vicinity as Urban Prulcipal Artenals, and Flora Road as an
Urban Minor Artenal Sprague Avenue and Appleway Avenue compnse significant commercial
and transportation comdors in the area
22 The Staff Report sets forth applicable policies of the GMA Comprehensive Plan The
County has not adopted necessary implementing regulations for polices of the Mixed Use
category The B-3 zone is not an implementing zone for such category, however, the
manufactured homes sales business is an existmg use and the proposed storage use is a pernutted
use in the B-2 zone, a zone that implements the Mixed Use category
23 The Staff Report found the proposal, as conditioned, to be consistent with the GMA
Comprehensive Plan and the B-3 zone The Examiner agrees with such analysis, and adopts and
incorporates the same by reference as findings of fact herein
24 Neighbonng property owners did not comment on the proposal, and no public agencies
opposed the proposal As condltioned, the proposal will not have a sigruficant adverse impact on
neighboring properties or the quality of the environment, and will not adversely impact
neighboring properties
25 Changed circumstances have occurred in the area since the site was rezoned in 1979 and
since the zoning of the site was reclassified to the B-3 zone in 1991 This includes the
installation of public sewer, the rezoning and development of land in the vicimty of the site for
HE Findings, Conclusions and Decision ZE-163A-79 Page 3
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commercial development, increased population and traffic in the area, development of the
manufactured home sales business on the site, adoption of the GMA Comprehensive Plan and
Phase I Development Regulations, inclusion of the site in the County UGA, and road
improvements in the vicinity
Based on the above findings of fact, the Hearing Exanuner enters the following
II. CONCLUSIONS OF LAW
1 The proposed change of conditions, as conditioned, generally conforms to the GMA
Comprehensive Plan
2 The applicant has established that the proposal bears a substantial relationship to, and/or
will not be detnmental to, the public health, safety or welfare
3 Conditions in the area have significantly changed since the site was last zoned
4 The procedural requirements of the State Envuonmental Pohcy Act and the County's Local
Environmental Ordinance have been met
5 The proposal, as conditioned, complies with the B-3 zone, the County Zorung Code, and
other applicable development regulations
6 The proposed change of conditions meets the cntena established in Section 14 504 040 of
the County Zorung Code for a change of conditions application
7 Approval of the land use application is appropnate under the cntena established for the
approval of land use applications in Section 11 of the County Heanng Examiner Ordinance,
adopted by County Resolution No 96-0171
III. I)ECgSION
Based on the Findings of Fact and Conclusions of Law above, the application for a change
of conditions in the B-3 zone, to allow the construction of a 2,000 square foot storage building
for an existing manufactured home sales business, is hereby approved, subject to the conditions
of the various public agencies specified below
Any changes to pubic agency condltions added or significantly altered by the Examiner are
rtalicized
Failure to comply with the conditions of this approval may result in revocation of tlus
approval by the Heanng Examiner This approval does not waive the applicant's obligation to
comply with all other requuements of other agencies with j unsdiction over land development
SPOKANE COUN'TY DIVISION OF PLANNING
HE Findings, Conclusions and Decision ZE-163A-79 Page 4
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1 All condihons imposed by the Heanng Examiner shall be bindtng on the "Applicant,"
which term shall include the owner(s) and developer(s) of the property, and their heirs, assigns
and successors
2 The change of conditions approval applies to the real property currently referenced as
County Assessor's tax parcel nos 55183 0815, 0817, 0819, 9020 and 9021, a.nd is more
particularly descnbed as Lots 9-12, Block 18, Corbin Addihon to Greenacres, accord.ing to plat
recorded in Book "S", Page 30 of Plats, records of Spokane County Auditor, EXCEPT the North
165 feet of the West 124 9 feet of Lot 9, Block 18 thereof, EXCEPT the North 5 feet of Lot 9 and
10, Block 18 thereof, and EXCEPT road nght of way, in Spokane County, Washington
3 The proposal shall comply with the Regional Business (B-3) zone, the Aquifer Sensitive
Area Overlay zone, and other applicable provisions of the County Zoning Code, as amended
4 The applicant shall develop the subject properly in substantial conformance with the site
plan of record submitted on May 21, 2002, subject to compliance with conditions of approval
and development regulations The Duector/designee of the County Division of Plaruung
Director may administratively approve minor revisions to the site plan, as provided in Section
14 504 040 of the County Zoning Code, as amended All other changes require the submittal of a
change of condittons application and its approval by the Heanng Examiner after a public heanng
All vanations shall conform to regulation standards, and the oncpnal intent of the development
plans shall be maintained
5 Approval is required from the Duector of the Division of Planmng/designee of a specific
lighting and signing plan for the descnbed property pnor to the release of any building permit
6 Direct light from any extenor area lighting fixture shall not extend over the property
boundary
7 A specific landscape plan, planting schedule and provisions for matntenance acceptable to
the Director of the Division of Planrung/designee shall be submitted with a performance bond or
other suitable guarantee for the project pnor to release of any building pernuts Landscaping
shall be installed and maintained so that sight distance at access points is not obscured or
impasred
8 The conditions of approval of tlus decision replace all the conditions of approval imposed
on the site by the 1979 rezone decision in File No ZE-163-79
9 The Division of Planrung shall promptly file with the Spokane County Auditor a Title
Notice, after the appeal penod has passed for the proposal, wluch title notice shall generally
provide as follows .
"Pnor to the issuance of any building pernut for any building or any use on the property
descnbed herein, the applicant shall be responsible for complying with the provisions of the
Zorung Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The
legal description] "
HE Findings, Conclusions and Decision ZE-163A-79 Page 5
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10 The Division of Planrung shall prepare and record with the Spokane County Auditor a Title
Notice, noting that the property in question is subject to a vanety of special conditlons imposed
as a result of approval of a land use action Thls Title Nohce shall serve as public notice of the
conditions of approval affecting the property in question The Title Notice should be recorded
within the same tune &ame as allowed for an appeal and shall only be released, in full or in part,
by the Division of Planiung The Title Notice shall generally provide as follows
"The parcel of property legally descnbed as Lots 9-12, Block 18, Corbin Addition to
Greenacres, according to plat recorded in Book "S", Page 30 of Plats, records of Spokane County
Auditor, EXCEPT the North 165 feet of the West 124 9 feet of Lot 9, Block 18 thereof,
EXCEPT the North 5 feet of Lot 9 and 10, Block 18 thereof, and EXCEPT road nght of way, in
Spokane County, Washington, is the subject of a decision by the Spokane County Heanng
Examiner on September 17, 2002, approving a change of condition application and imposing a
vanety of special development conditions File No ZE-163A-79 is available for inspection and
cop}ring in the Spokane County Division of Planning "
SP0K1NE COUNTY BUILDING ANl) COI)E ENFORCEIVE1VT
1 The applicant should contact the Division of Building and Code Enforcement at the earliest
possible stage in order to be informed of code requirements admirustered/enforced as authonzed
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, existing extenor wall protection and energy code requirements
SPOKANE COUN'TY DI'VISION OF ENGINEERING ANID ROADS
Pcior to the release of a building permit or use of property as proposed:
1 The applicant shall dedicate the applicable radius on Main Avenue and Flora Road
2 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
3 The applicant shall submit road, drainage and access plans to the Spokane County Engineer
for approval
4 A Professional Engineer (P E), hcensed in the State of Waslungton, shall submit final road
and storm drainage construction plans and a drainage report that confonn to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect at
the time of the plan submittal or at the time of the development permit application(s) The final
road and drainage plans and a drainage report shall receive the County Engineer's acceptance
pnor to release of any associated Grading, Building or Right-of-Way Permit
HE Findings, Conclusions and Decision ZE-163A-79 Page 6
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5 A parkuig plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in accordance
with standard englneenng practices Paving or surfacing as approved by the County Engineer will
be required for any portion of the project which is to be occupied or traveled by vehicles
6 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
7 No public unprovements are requlred for Sprague Avenue, because roadway improvements
were accomplished per County Road Project #2676
8 The applicant is not proposing access to Main Avenue, according to the site plan of record
At such time as access is proposed to Main Avenue or improvements fronting on Main Avenue
are developed, road improvements will be required along the frontage of the developing parcel
9 The applicant is not proposing access to unimproved portions of Flora Road, according to
the site plan of record At such tune as access is proposed to such portions of Flora Road or
improvements fronting on Flora Road are developed, road unprovements will be required along
the frontage of the developing parcel
10 The County Eng-ineer has designated a Local Access Roadway Section for the unprovement
of Main Avenue that is adjacent to the proposed development This will require the addition of
11-13 feet of asphalt along the frontage of the development to match the existing improvements
Curbi.ng and sidewalk must also be constructed
11 The County Engineer has designated a 2-Lane Minor Artenal Roadway Section for the
improvement of Flora Road that is adjacent to the proposed development Tlus will requue the
addition of 11-13 feet of asphalt along the frontage of the development to match the existing
unprovements Curbing and sidewalk must also be constructed
12 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bndge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
13 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No 1-0298 as amended and are applicable to tlus proposal
14 No construction work is to be performed witlun the existing or proposed nght of way until
a permit has been issued by the County Englneer All work witlun the public road nght of way is
subject to inspection and approval by the County Enguieer
15 All required construction witlun the existing or proposed public nght of way is to be
completed pnor to the release of a building permit or a bond in an amount esnmated by the
County Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
HE Findings, Conclusions and Decision ZE-163A-79 Page 7
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16 The applicant 1s advised that there may exist utilities either underground or overhead
affecting the apphcant's 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 contact the applicable utilities regarding
responsibility for adjustment or relocation costs and to make arrangements for any necessary
work
17 The appllcant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
18 The Spokane County Engineer has reviewed the proposal for transportation concurrency
and determined that it is exempt under Section N(B)(2c) of the Phase I Development
Regulations
19 The proposed change of conditions has been reviewed according to the site plan of record
Any modifications to this site plan of record shall require additional review by the County
Englneer At such time as a revised site plan is submrtted for review, the applicant shall submrt
detailed traffic ulformation for review by the County Engineer to determine what traffic impacts,
if any, that the development would have on surrounding uifrastructure The applicant is advised
that mitigation maybe required for off-site unprovements
SPOKANE COiJNTY I)IVISION OF U'TILI'TIES
1 The proposal has no impact on sewer facilities, therefore, there are no conditions of
approval requested
SPOKANE REGIONA]L HEA]LTH I)gSTRICT
1 The sewage disposal method shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordinated through the Director of Utilities, Spokane County
3 Water service shall be by an exisring public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
4 A public sewer system will be made available for the project The use of on-site sewage
disposal system shall not be authonzed
5 The use of pnvate wells and water systems is prohibited SPOKANE COUN'I'Y AIR POLLUTIOIV CON'T1tOI. AU'THORI'TY
1 All applicabie air pollution control regulations shall be met
HE Findings, Conclusions and Decision ZE-163A-79 Page 8
_ s
DATED this 17`h day of September, 2002
SPOKANE COi7NTY HEARING EXAIVIINER
l,
1Vlichael C Dempsey, WSBA 5
NOTgCE OF F'INAL I)ECISION ANI) NOTgCE OF RIGHT TO APPEAg.
Pursuant to Spokane County Resolution No 96-0171, the decision of the Hearulg Exanuner
on an application for a change of conditions appllcation is final and conclusive unless witlun
twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing
files a land use petition in supenor court pursuant to chapter 36 70C RCW Pursuant to chapter
36 70C RCW, the date of issuance of the Hearing Examiner's decision is three (3) days after it is
mailed
This Decision was mailed by Certified Ma.il to the Applicant, and by first class mail to
other parties of record, on September 17, 2002 The date of issuance of the Heanng Examiner's
decision is therefore September 20, 2002, counting to the next business day when the last day for
mailing falls on a weekend or holiday THE LAST I)AY ]FOR Afl'PEAL OF THIS
DECISI0N 'g'O SIJPEItYOR COURT BY L,AND USE PETITION IS OCTOBER 11. 2002.
The complete record in this matter, including this decision, is on file dunng the appeal
penod with the Office of the Hearuig Examiner, Third Floor, Public Works Buildmg, 1026 West
Broadway Avenue, Spokane, Washulgton, 99260-0245, (509) 477-7490 The file may be
i.nspected Monday - Fnday of each week, except helidays, between the hours of 8 30 a m and
5 00 p m Copies of the documents in the record will be made available at the cost set by
Spokane County
Pursuant to RCW 36 70B 130, affected property owners may request a change in valuation
for property tax purposes notwithstanding any program of revaluation
HE Findings, Conclusions and Decision ZE-163A-79 Page 9
ProjectStatus rl,rkk. ENGlNEER'S R,..r~1~~~EW SHEG 1,
hs Built Plans fteccived RQZ[llle FilE' ZE`"0163A'" I9 -79
Itoad Plans Appcoved CcrmpaniUn I=iOes:
N4w Roat] Standards 5-1 5<)S Mylar Related Fstes: ZE-I1163-79
Hearing: E3uiading C)ept:
Tecflnicai Review: 05109f2002 2:15 F!E;arvard Rd Plan Eng Special Fees
Prelirninary Iteview: "I'ype_
~ Large Lot E31dg. Square f`eet
Date Receitred: 04130/2002
Nca. Lots: Nu. Acres: 14.4
Project Nanie B-3 CHG C1F CE)ND DEI,E7`E Z(JNE CC1NI) F#1 PLA1v REV Bl' HEARING EXAIVffIYER
Site Address C. FLORA. W. 14IAIN, N.SI'IiAC11JE,W. TSC:I-{tR_[_.EY.
Applacant Conditions Mailed: ~,'7...- Floc~ci Zone Nv ~'liune Disc Schno{ Dist
.Iini Gt~lly 4/z~ Fire Dist ~pl Range-Ta~~~nstti}~-Se~etior~: 45 - 25 - 18 Pr'~RCE[_(S): (I-rsl 20)
QUAL!"CY HC3h~1 ES ~ Water Source 55; $3.08J5 55183.0$17 55] 83.Og 18 55183.0819 55183.90,?lf'
17123 E. Sprague Av Sewc.r Souree 55 183 A*-a'T E
~k'L(
GREENACRFS,WA 99016_
Plione (509} 927-7472
T3uildirs~ 477-3675 IPlannin~ 4~17-72c1~1 FE:riai~aeei- 477-3G(~(} Contact F3/P TAl3l~r44' JONE:.S Cc~ntae¢ [:ng GRLG BALDWI?J
Date Subniitted Descriptiori initials
Lng Need "I'ec€ynically Cnrnplete Eng Need Harvard Rd Ivfitigatian
Eng Need D~rainage i'lans Cng Need Traftic Analysis Eng Need Olher
Eng Agree Pay Fees RL-eeived Cng Fina1 Plat Fees Completc.d
Capy to AccOunting
Eng Agree Prioriz}+ Fees Received 04t30/2002 Gng F'seiim Plat f=ees Corripietecl
f / Noticc to Public I Ncrticz to Pubfic # I 3 4 G Conypleted - or Needs to be signed
C)esigrr Deviation I]ats:s (1n-Out)
f r~ r r r r ~ r
TFti-no qUantie5 tor
drainage item catculated
I-Iearisig Date Decisia» App Den Cand Appld IICC
Appealed co acc ~ecision App Dcn Canil Applc9 Caurt
.AnpLaltd to Court Decision App Den Cond Applci
/ J 5tamped Myiars to Secretary (Sandy)
S'L'am(Ted 208 L+nt T'l:uss to SeCreiary (Sandy)
Frojcct 5latus Ar.':ve ENGIN".C1~'S"REi' 1EW rJrl.EE1
As I3uilt ['lans Reccived R.CZQTIE', F1lC l~E-V 16.JA.I 7` -79
Road Plans Approved
Companiern Files:
New Roaci SEandards 5- I 5-95 Mylar RclaEed Files: ZC-01 G3-79
I-€earing; 07l1012002 1:30 Building Dept:
'Teihnieal Review: 4510912002 2:15
Ll ~
Harvard Rd Plan ! JErtg Special Fees
Frelim`snary Review: Type: ❑ I:.arge Lot Bldg. SRuare Feet
l7ate Received. 04l3012002 IVo. Lots: Na. Acres: 14.4
Prcaject Name B-3 CHG (}F COND DELETE Zf)N'E CUI~D F #1 PLAN REV BY HEARING EKA11M14ER I
Si1e A,ddress E. FUDRA, W. MAIN, N. SPRP►GUE, W. TSC[iIRLC'r',
Applicant Conditions Mailed: Flood ZQne No Phone Dist Schop1 Dist
.lim Go#ly Fire Dist Ol Range-Townshap-Section: 45 - 25 - 18 PARCEL(S): (fis-st 20)
QL.rAI_ITY f 55183_081 S~51 83.0817 55183.{1818 SS i 83.4819 55183.0820
-~UM~S 'vac~r Snurce
17123 E. Spragcse Av Se}ver Svurce 55143.0821
Gf\.[.;EIYACRE.?r MYA 971I16-
Phone (509 ) 927-7472
Buiidin 477-3675 IPlanninF 477-7200lEneineer 477-3600 t'antac3 B/1' 'f'r1h1R'l Y.IC)Ni:S C,antacfi Ena CiRLG BALDWjN
Date Su4niitted Descr`rption Initials
Eng N+eed TechniLal1y Carnptete Eng Need F-farvard Rd Mitagation
Eng Nc.eci Grainage PIans Eng Need "Fraflic Analysis Eng 1"+lccti Ottter
E.ng Agree Fay Fees [teceived Eng Fina! Plat Fees Camp[eted
Copy to Accounting
Eng Agree Priarity Fees Received 04l3012002 Eng Prelim Plat Fees Campleted
Motice to t'ublic l Natice to Public # l 3 4 6 Completed - or Needs to he signed
Design Deviation Dates (In-C7ut)
I tl l 1 l / ITo-no quannes f7r-
draina,ge iteni caiculated
Fiearing Date Becisinn App Den Cond Appld 8CC
Appealed tn BCC Decision App Den iConc! Appld CauR
Appealed to Court Decision App L7en Cand Appld
Sdamped My3ars to Secretary (SandY)
1 / Starnped 208 Loc Plans to Secretary (Sandy)
f J
~ • . ~ b ( ~
,
1, 1 STAFF REPORT TO THE HEARING EXAMINER
FII.E # ZE-163A-79
SPO&WE WLTN.,TY DIVISION OF PLANNING
HEARING DATE July 10, 2002 @ 1 30 p m FILE # ZE-163A-79
PROJECT PLANNER Tammy Jones, Associate Pianner
PROJECT DESCRIPTION Change of Conditions to an existing Regional Business (B-3) zone
to comply with and delete Zoning Condition #1 requiring public heanng review of a site
development plan to allow the construction of a storage structure, 2,000 square feet m size, for an
existing manufactured home sales lot
Proiect Data
Project Location The subject property is generally located at the NE
corner of the intersection of Flora Road and Sprague
Avenue, m the SW %4 of Section 18, Township 25
North, Range 45 EWM, Spokane County, WA
Parcel Number(s) 55183 0815, 55183 0817, 55183 0819, 55183 9020,
55183 9021
Applicant Vailey Quality Homes c% Jim Golly
17123 E Sprague Ave
Greenacres, WA 99016
(509) 927-7422
Comprehensive Plan Designation Mixed Use
Zoning Regional Busmess (B-3)
Existmg Land Use Manufactured home sales lot and undeveloped land
Surrounding Zonmg and Land Uses • North: Zoning to the north of the site consists of Community
Business (B-2) established in 1991, previously
classified as Agncultural (A) m 1958 (ZE-376-58) and
Urban Residential-3 5(UR-3 5) in 1991, previously
classified as Agncultural (A) in 1957 (ZE-286-57)
Land use to the north of the site consists of single-
family residences and undeveloped land
• South: Zoning to the south of the site consists of Regional
Business (B-3) established m 1991, previously
classified as Commercial (C) in 1978 (ZE-5A-78)
Land use to the south of the site is commercial
• East• Zoning to the east of the site consists of Regional
Business (13-3) established in 1991, previously
classified as Commercial (C) m 1979 (ZE-163-79C)
Land use to the east of the site is commercial
• West: Zoning to the west of the site consists of Regional
ZE-163A-79
Staff Report - July 10, 2002 Hearmg
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, , ~ •
, Busmess (B-3) established m 1991, previously
classified as Commercial (C) in 1967 (ZE-4-67) and
Community Busmess (B-2) estabiished m 1991,
previously classified as Agricultural (A) m 1942 (ZE-
60-42) Land use to the west of the site consists of
commercial uses and undeveloped land
Known Land Use Proposals and Recent Recent land use actions m the vicinity of the subJect
Project Approvals m the Area of this site mclude
Project
ZE-20-01, Zone Reciassification from B-2 to B-3 on
77 acres for automotive repair, for property adjacent
to Sprague Ave and 400 feet west of Flora Rd,
approved by the Hearmg Examiner on June 16, 2001
ZE-29-96, Zone Reclassification from B-2 and B-3 to
B-3 on 9 69 acres for B-3 uses, for property located
adjacent to Sprague Ave and 1,200 feet west of
Flora Rd , approved by the Hearing Exammer on
December 30, 1996
ZE-42-93, Zone Reclassification from B-2 and B-3 to
B-3 for retad uses and self-service storage on 2 82
acres, for property located ad,acent to Sprague Ave
and 600 feet west of Flora Rd , approved by the
Hearing Examiner Committee on December 16,
1993
Land Division Status The subject property consists of several tax parcels
of record
Water Purveyor Consolidated IrnQation No 19
Sewer Purveyor The site is cuITentiy served by the Spokane County
public sewer system
Fore District # Fire Distnct No 1
Nearest Artenai and Distance The site is located at the northeast comer of the
intersection of Fiora Road and Sprague Avenue The
Spokane County Artenal Road Pian identifies both
Flora Road and Sprague Avenue as Pnncipal
Arterials The Spokane County Division of
Engineering and Roads is not requestmg any
dedication or Future Acquisition Area (FAA) to be set
aside
• This proposal is located mside the Urban Growth Area (IUGA)
• This proposal is located inside the Public Transportabon Benefit Area (PTBA)
GMA/Cntical Areas
Aquifer Recharge Area The subJect property is located inside the
Aquifer SensitNe Area (ASA) Overiay Zone
and inside the Priority Sewer Service Area
(PSSA)
Fish & Wildlife Habitat Conservabon Areas None illustrated on the Spokane County
Critical Area Maps
Floodplain The site is not located within a flood plam
Geologically Hazardous Areas None illustrated on the Spokane County
Critical Area Maps
Wetlands None illustrated on the Spokane County
ZE-163A-79
Staff Report - July 10, 2002 Headng
2of5
..r . L. , ,
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1
Cntiical Areas Maps
SEPA
A Determination of Nonsignificance (DNS) was issued on June 26, 2002, with a comment period
ending on July 10, 2002
Noticing
Published The proposal was published in the Legal Notice section of the Spokesman Review on
June 21, 2002
Mailing Deadline The deadline for mailing notice to all property owners/taxpayers withm 400' of the
proposal was June 24, 2002
Site Posting Deadline The deadline for posting notice on the site was June 24, 2002
1724 Compliance Dates
Application Accepted Apnl 26, 2002
Determination of Completeness issued IVlay 8, 2002
Date Notice of Decision is Due August 26, 2002
Reviewinq Aqencies
8 Agencies were notified on April 30, 2002, and June 12, 2002 Comments were due on N1ay 9, 2002, and
June 26, 2002
-Agencies Notified Response Date Agencies Notified Response - Date .
~ Received 6teceived Received Receiv~d
Spokane County Division Yes 7/1/02 Washing4on State No
, of Engmeermg and Roads Department of
Transportation
, Spokane County Division Yes 5/9/02 Spokane County Fire No
of Building and Code Distnct #1
Enforcement
' Spokane County Division Yes 6/20/02 Consolidated Irrigation No
~ of Utilities iVo 19
: Spokane Counry Division No Spokane Regional Yes 5/27/02
of Utilibes, Stormwater Health Distnct
Utdity
Aqencv Comments
Agency comments are m the form of recommended conditions of approval that are intended to replace
existmg conditions of approval
Responses from the Public
No public responses were received for the subject land use action
Description of the Site
The subject site is approximately 7 1 acres m size and contains an existing manufactured home sates lot
and busmess office The north '/2 of the site is undeveloped and the main access to the site is from Sprague
Avenue Surrounding uses include smgle family residences, undeveloped land and commercial uses along
the Sprague Avenue commercial corridor
Proiect Description
The proposed Change of Conditions is for the purpose of complying with and deletmg Zornng Condition #1
for a previous Zone Reclassification, ZE-163-79, requiring public hearing site plan review for the
ZE-163A-79
Staff Report - July 10, 2002 Hearing
3 of 5
~
development of the subject site, to ailow for,the cor;struction of a 2,000 square foot storage structure to store materiais related to the existing manufactured home sales busmess
BackQround
The appiication was submitted to the Spokane County Division of Plannmg on April 26, 2002, and a
Technical Review meeting was held on May 9, 2002 A Determination of Completeness was issued on iVlay
8, 2002, and the Notice of Application was circulated on the same date with a 14-day comment period
ending on May 21, 2002
The subJect site is currently zoned Regional Business (B-3) established in 1991, and previously ciassified
as Commercial (C) in 1979 (ZE-163-79) The adoption of the Phase I Development Regulations to
Implement the Comprehensive Plan by the Board of County Commissioners on January 15, 2002,
Resolution #2-0037, did not affect the zoning of the subject site or the surrounding area
The subJect Change of Conditions is not specifically subJect to the requirements of Section IV, Concurrency,
of the Phase I Development Regulations, however, the subJect site is currently served by public sewer and
water systems, and the proposed storage structure will not result in additional traffic to the site
The subJect site is affected by a previous land use action, ZE-163-79, consisting of a Zone Reclassification
from Agricultural (A) to Commercial (C) on approximately 14 4 acres for general commercial uses and
approved by the Hearing Examiner Committee on IVovember 15, 1979 The Commercial (C) zone crossed
over to Regional Business (B-3) zone on January 1, 1991, with the Program to Implement the Spokane
County Zoning Code
The applicant is requesting the subject Change of Conditions in order to comply with and delete the
following Condition of Approval for ZE-163-79
ZonlnQ Condirion #9
The specific site development p/an wdl be submitted for Heanng Examiner Committee review and approval
pnor to the issuance of bwldmg permrts
The applicant is requesting the Change of Condibons m order to allow the construction of a 2,000 square
foot storage structure to store matenals related to the existing use of the site, and to remove the
requirement for public hearing site pian review for any future development of the subject site
The existing use of the site was established m November of 1998 when the buitding permit was issued for a
manufactured home sales lot The applicant was not required to comply with Zoning Condition #1 prior to
the issuance of the building permit
S4aff Analvsis
Comprehensive Plan
The subJect property is located withm the Nlixed-use Category of the Urban Land Use Chapter, Chapter 2, of
the Spokane County Comprehensive Plan IViixed-use areas are intended to consist of "centers" and
acomdors" distributed throughout the urban area to provide for retail sales, services, government and
busmess offices, recreation facdities, higher-density residences and other high-intensity uses to serve the
needs of surrounding residentiai areas Mixed-use areas are intended to enhance travel options, encourage
development of locally serving commercial uses, medium-density apartments and offices along
transportation corridors identified on the Land Use Plan Map Mixed-use areas discourage low-intensity,
auto-dependent uses and focus on a pedestnan onentabon with an emphasis on aesthetics and design
Neighborhood and subarea planning programs that involve design professionals, govemment service
providers, business people and community residents will be necessary to design successful mixed-use
areas
Policies UL 12 2, UL 12 3 and UL 12 4 state that Mixed-use areas will mclude a variety of high density
housing and empioyment to support transit service, a full range of retail goods and services with an
ZE-163A-79
Staff Report - July 10, 2002 Hearing
4 of 5
emphasis on community-seroing rather than regional ssrving eommercial uses, and will prohibit commercial
uses that require large land areas with low employment densities such as warehouses, auto dealerships,
etc Policy UL 12 5 states that implementation of Mixed-use areas should only occur after the adoption of a
subarea plan that involves design professionals, government service providers, busmess people and
community residents will be necessary to design successful mixed-use areas
As stated above, the policies of the Mixed-use Category of the Urban Land Use Chapter do not generally
support uses similar to a manufactured home sales lot, however, the use is already existing and Policy
UL 12 5 states that Mixed-use areas should not be implemented prior to the adoption of a subarea pian
Goals CF 3, CF 6 and CF 7 Capital Faalities, Chapter 7, are to ensure that public facilities and services
support proposed development at established Levels of Service and is consistent with public water and
sewer system planning The subJect site is currently served by public water and sewers systems Policy
CF 8 1 requires stormwater management systems for new development within the Urban Growth Area
(UGA) The subject site has existing stormwater facildies
Zoning
The existmg zoning of the subJect site is Regional Business (B-3) established m 1991 with the Program to
Implement the Zoning Code, and previousiy zoned Commercial (C) in 1979 (ZE-163-79) The purpose of
the existing Regional Business (B-3) zone is to provide for the location of a wide range of retail and service
acbvities and to implement the IVlajor Commercial category of the Comprehensive Plan The intent is to
implement policies that encourage development along Principal Artenals or highways and establish regional
serving commercial areas
Zornng in the surrounding area of the site consists of Regional Business (B-3) and Community Business (13-
2) located along Sprague Avenue, with Urban Residentiai-3 5(UR-3 5) located north of the site
Site Plan
The Srte Plan of Record for the proposed Change of Conditions illustrates the existmg manufactured home
sales lot with existing parking and landscaping areas, and the proposed 40'X 20' storage structure located
near the east property line of the site Access to the proposed storage structure is to be from the existmg
access points along Sprague Avenue and Flora Road
Site Plan Data
Proposed Use Storage structure for existing manufactured home sales lot
Proposed Buiiding 2,000 square feet
Proposed Allowed
Building Height 16 feet 60 feet maximum
Buildmg Setbacks
Front Yard - Sprague Ave 310 feet 35 feet mmimum
Flankmg Yard - Flora Rd 430 feet 35 feet mmimum
Side Yard East property Iine 5 feet IVone required adjacent to the B-3 zone
Rear Yard 15 feet 15 feet minimum
Parking None proposed None required
As proposed, the site plan of record generaliy meets and/or exceeds the mmimum development standards
of the existing Regional Business (B-3) zone
ZE-163A-79
Staff Report - July 10, 2002 Heanng
5 of 5
,
Staff Summary , - .
As proposed, the requested Change of Conditions to compiy with and delete Zonmg Condition #1 is
consistent with the development standards of the existing Regional Business (B-3) zone
Attachments
A Maps
e Vicmiry Map
e Site Development Plan
o Comprehensive Plan
o Zoning
B Conditions of Approval
C Agency and Public Comments
ZE-163A-79
Staff Report - July 10, 2002 Headng
6of5
ATTACHMENT A
MaPS
VIc:TNI rY MAP
SITE DEVELOPMENT PU,N
ZONING MAP
COMPREHENSIVE PLAN MAP
AERIAL PHOTOGRAPH
i .
ZE-163A-79 ,
Vicinity Map
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. ~ ZE-163A-79
Phase I Zoning
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i
ATTACHMENT B
CONDITIONS OF APPROVAL
~ RECOMMENDED CONDITIONS OF
1 APPROVAL FOR
i' ZE-163A-79
DIVISION OF PLANNING
SPO&AT%kE COUNTY
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
All remaining conditions of approval for ZE-163A-79 shall continue to apply.
2. The Change of Conditions applies to the following real property :
3. The proposal shall comply with the Regional Business (B-3) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Planning/designee, may be permitted, including but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All variations
must conform to regulations set forth in the Spokane County Zoning Code, and the original
intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Planning/designee of a specific
lighting and signing plan for the described property prior to the release of any building
permit.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Director of the Division of Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project prior to release of any
building permits. Landscaping shall be installed and maintained so that sight distance at
access points is not obscured or impaired.
8. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as public
notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Planning. The Title Notice shall generally
ZE-163A-79 July 10, 2002 Public Hearing
Division of Planning Recommended Conditions of Approval
provide as follows: 1 4
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on July 10, 2002 imposing a variety
of special development conditions. File No. ZE-163A-79 is available for inspection
and copying in the Spokane County Division of Planning.
ZE-163A-79 July 10, 2002 Public Hearing
Division of Planning Recommended Conditions of Approval
. .
ATTACHMENT C
AGENCY CONDITIONS OF APPROVAL
r
f y ~
• SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONNiENTAL HEALTH DIVISION
Inter-office Commurucation
DATE June 27, 2042
TO Tammy Jones, Associate Planner, Spokane County Planrung Division
FRO1Vi Donald Copley - EHSII, SRHD
SUBJECT Proposed Zone Change ZE-163A-79 Valley Quality Homes
1 References
a} Map of sublect, scale 1" = 100', b,y Simpson Engineerrng, dated Apn1 17, 2002, received by this office
May 3, 2002
b) Reconnaussance Geologic Map of the West Half of the Spokane Quadranizle, Washuiaton and Idaho,
Allaa B Gnggs, 1966
c} Soil Survey, Spokane County, Washui,gton, Soil Conservation Service, U 5 D A, March, 1968
d} Spokane Countv, Washuijzton, Engineenng Interpretations, Soil Conservahon Service, U S D A,
August, 1974
e} Spokane County Rules and Regulations for Sewage Disposal Systems, January 19, 1995
f} L,ogs of water wells m Range 44, 45E, Township 25N, Sections 7, 13, 17, 18, and 19
g) Map Greenacres Quadrangle, U S G S, 1973, and Sgokane N E, U S G S, 1973
2 Findings
a) This project lies over the Spokane-Rathdrum Aquifer
b} The praject is withn Cntical Water Supply Servrce Area #3 and wxthun the service area of
Consolidated Irrigation Distnct # 19 Water supply will be a publlc system
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, ulside the
General Sewer Service Area, and uzside the Prionty Sewer Service Area recvmmended in the '201'
Study The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
County, pursuant to County Resolutlon 80 0418 adopted March 24, 1980 The topography and sails m
I = ~ the area are generally swtable for use af individual on-site sewage disposal systems The 14t is of the
proper dimensions to pennit the use of both an individual we11 and sewage system
d) The project lies in a relatively flat area east of Flora Road and north of Sprague Avenue Local
draulageways are insigruficant
e} Surface soils are classed by the U S Soil Conservation Servlce as Garnson gravelly loam wrth 0% to
5% slopes They have a septic tank filter field lunltation of slight There is also possible
cvntanunation of groundwater Tlus soil would be classified as a Tylae IV
f) Geologically, the soils are glaci'ofluvial deposits These geological structwres generally yield moderate
to very large amounts of water Data from wells xn the area referenced in sechon 1 f shows they are
from 81' to 140' deep and have static water levels varying firom 5 5' ta 110' below the suxface The
Consolidated Irrigation District #19 has indicated, that it can supply domestic use water for the pruject
upon completion of agreements vvith the proponent
3 Requ.ired (mandatory) Conditions If Approved
a) Sewage disposal method shall be as authonzed by the Director of Utilities, 5pokane County
b) Water service shall be coordinated through the Director of Utilities, Spokane County
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health
d} A public sewer system w211 be made available for the project Use of an indiv7.dua1 on-srte sewage
disposal system sha11 nat be authonzed
4 Recommended Conditions of Approval
a) Use of pnvate wells and water systerns is prohibrted
c Duector of Utilities, Spokane County
c Sponsar Jim Golly
17123 E Sprague Ave
Greenacres WA 99016
To: Tammy Jones (Division of Planning)
CC:
From: Jim Red (Division of Utilities)
Date: Thursday, June 20, 2002
Subject: ZE-0163-79 Stage: Hearmg Exammer Phase:
Change of Conditions, to allow storage structure
SS01A This proposal has no impact on sewer facilities and, therefore, there are no recommendations
1 ~ . .
,
OFFICE OF THE SPOKANE COUNTY EiVGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
g~~Court~,r "sENGSNEEFZ'S COIdDITlOR9S OF APPROVAL." ZONE
TO Spokane County Division of Planning
FROIVi Division of Engineenng & Roads
DATE , ~,y 13 , 'Z,~p 2 A ~
C~~Z~
PROJECT B-3 CQiG OF COND DELETE ZOIVE COND F#1 BY HEd4RINC9 EXAMINER
FI LE # ZE-0163A-79
Technical/Review Date (05/09/2002 @ 2 15)
Planner TAMIVIY JONES
Hearing Date @
Review Date
Sponsor/Applicant JIM FOLLY
Section Township Range 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved
Pnor to release of a building permit or use of property as proposed
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a public hearing for site plan
review Since the approval of the Application for Zone Change on Rlovember 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet The following Engineering Conditions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal
1 Applicant shall dedicate the applicabie radius on IVlain Avenue and Flora Road
2 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
3 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans
4 A Professional Engineer (P E), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guideiines for Stormwater
IUlanagement, and all appiicable federal, state, and local regulations and laws that are in effect
CC Applicant JIM FOLLY
Engineer/Surveyor
Planner TAMMY JONES
Paqe 2 Engineers
m
Hearing / Review / 05/09/2002 TR ZE-0163A-79
at the time of the plan submittai or at the time of the development permit application(s) The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit
5 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
6 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
7 IVo public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676
8 The County Engineer has designated a Local Access Roadway Section for the improvement of
IVlain Avenue which is adjacent to the proposed development This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development Curbing and
sidewalk must also be constructed
9 The County Engineer has designated a 2-Lane IVlinor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements Curbing and sidewalk must aiso be constructed
10 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater iVianagement in effect at the
date of construction, unless othenivise approved by the County Engineer
11 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal
12 No construction work is to be performed within the existing or proposed right of way untii a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
13 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
14 uThe applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition
i
Page 3 Engineers
8earing / Review / 05/09/2002 TR '
ZE-0163A-79
Spokane County will assume no financial obligation for adJustments or relocation regarding
these utilities ""The appiicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
15 The applicant shall grant applicable border easements adJacent to Spokane County Right of
Way per Spokane County Standards
16 The Spokane County Engineer has reviewed this proJect for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c)
17 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site pian of record shall require additional review by the County Engineer
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer 4o determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant es advised that mitigation
maybe required for off-site improvements
END
.
.
OFFICE QF THE SPUKANE COUIVTY EfVGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ - - - _ ,
S4",AN C'.cxNrY "~NGlNEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County,Division of Planning
FRUM Division of Engineering & Roads Au L..,
DATE May 23, 2002
PROJECT B-3 CHG 0►F COND DELE1'E ZONE COND F#1 BY HEARING EXe41NINER
FILE # ZE-01 63A-79
Technical/Review Date (0510912002 @ 2 15)
Planner TAMMY JONES
Hearing Date @
ReView Dafe
Sponsor/Appiicant JIM GULLY
Section Townshlp Range 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and OrderlDecision" should the request be
approved
Prior to release of a buildina permit or use of property as proposed
The Spokane County Engineer has no objection to the Change of Condition Appfication for deletion
of Spokane,County Planning Department Condition F} 1- requiring a public hearing for site plan
review Since the approval of the Application for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
Gounty road standards, construction vf Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet The following Engineering Condifiions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for #he portion of property
described in this proposal
1 Applicant shall dedicate the applicable radius on Main Avenue and Flora Road
2 Access permits for approaches to the County Road' System shall be obtained from the County
Engineer
3 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans
4 A Professional Engineer (P E), licensed in the State of WIlashington, shall submit road and
storm drainage construction plans and a drainage repvrt that conform to fihe versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
CC Applicant JIM GOLLY
Engineer/Surveyor
Pl.anner TAMMY JQNES
Page 2 Engineers
Hearing / Review / 05/09/2002 TR
ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s) The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit
5 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicies
6 The construction of the roadway improvements stated herein shall be accompiished as
approved by the Spokane County Engineer
7 No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676
8 The applicant is not proposing access to Main Avenue according to the site plan of record At
such time access is proposed to Main Avenue or lots fronting on Main Avenue are developed,
road improvements will be required along the frontage of the developing parcel
9 The applicant is not proposing access to unimproved portions of Flora Road according to the
site plan of record At such time access is proposed to these portions of Flora Road or lots
fronting on Flora Road are developed, road improvements will be required along the frontage of
the developing parcel
10 The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue which is adjacent to the proposed development This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development Curbing and
sidewalk must also be constructed
11 The County Engineer has designated a 2-Lane Minor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements Curbing and sidewalk must also be constructed
12 All required improvements shail conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
13 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal
14 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
Page 3 Engineers
Hearing / Review / 05/09/2002 TR '
ZE-0163A-79
15 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
16 "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition
Spokane County will assume no financial obiigation for adjustments or relocation regarding
these utilities ""The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
17 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
18 The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c)
19 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site plan of record shall require additional review by the County Engineer
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
` information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant is advised that mitigation
maybe required for off-site improvements
END
. ,
OFFICE OF THE SPOKANE COUIVTY E(VGIfVEER
1026 W Broadway Ave, Spakane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ - - - - - --s`~'~c~m "EiVGflNEER'S COND1TIONS OF APPROVAL" ZONE
- - _ -
TO Spokane County Division of Planning
FROM Division of Engineering & Roads
DATE May 9, 2002
PROJECT B-3 CHG OF COND DELETE ZONE CONLI F#1 BY HEAR1NG EXAMINER
FILE # ZE-0163A-79
Technical/Review Date (05/09l2402 @ 2 15)
Planner TAMMY J4NES
Heanng Date @
Review Date
Sponsor/Applicant JIM FO'LLY
Section Township Range 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the Spokane County Division of
PEanning for inclusion in the "Findings of Fact, Conclusions and Order/Deccsion" should the request be
approved
Prior to release of a building permit or use of property as proposed
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Pianning Department Condition F} 1- requiring a public hearing for site plan
review Since the approval of the Application fvr Zone Change on IVovember 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
Gounty road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet, The following Engineering Conditions of Approval
replace previous Engineering Conditions of Appraval for ZE - 163-79 for the portion of property
described in this proposal
1 Applicant shall dedicate the applicable radius on Main Avenue and Flora Road
2 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
3 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans
4 A Professional Engineer (P E), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spvkane Gounty Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all ap'plicable federal, state, and local regulations and laws that are in effect
,CC Applicant JIM FOLLY
Engineer/Surveyor
Planner TAMMY JONES
Page 2 Engineers
Hearing / Review / 05/09/2002 TR '
ZE-0033A-82
acceptance prior to release of any Grading, Building, or Right-of-Way Permit
4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the proJect which is to be occupied or traveled by
vehicles
5 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
6 The County Engineer has designated a 3-Lane Minor Arterial Roadway Section for the
improvement of Mission Avenue which is adjacent to the proposed development This will
require the addition of various amounts of asphalt along the frontage to match existing
improvements to the east of the development Curbing and sidewalk must also be constructed
7 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal
9 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
10 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
11 "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities ""The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
12 The applicant shall grant applicable border easements adJacent to Spokane County Right of
Way per Spokane County Standards
13 If the requested zone change is granted, the Spokane County Engineer will issue a
Concurrency Certificate under the Spokane County Comprehensive Plan for Ten (10) PM peak
hour trips for a 6742 square foot office structure
Page 3 Engineers
Hearing / Review / 05/09/2002 TR ZE-0033A-82
14 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site plan of record shall require additional review by the County Engineer
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant is advised that mitigation
maybe required for off-site improvements
END
~
~
S P O K A N E
A DIVISION OF TI-E PUBLIC WORKS DEPARTNEN'r
DIVISION OF PLANNIIVG
MICHAEL V. NEEDHAM, DIRECTOR
MEMORANDUM
TO: Spokane County Division of Engineering & Roads; Scott Engelhard, c/o Sandy
Kimball
Spokane County Division of Engineering & Roads; John Hoh.man
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sim I
Spokane Regional Health District; Steve Holderh`
Spokane County Division ofBuilding & Code Eii k11~:~~. rrv
Spokane County Air Pollution Control Authority
Spokane County Fire District No. 1
Vera Water & Power
FROM: Tammy Jones, Associate Planner
DATE: June 12, 2002
SUBJECT: Review and comments for the hearing on July 10, 2002 @ 1:30 pm
FILE NO: ZE-163A-79
BRIEF DESCRIPTION: A Change of Conditions to an existing Regional
Business (B-3) zone to comply with, and delete, Zoning Condition #1 requiring
public hearing review of a site development plan to allow the construction of a
storage structure, 2000 square feet in size, for an existing manufactured home
sales lot.
PARCEL NO'S: 55183.08153,55183.0817, 55183.0819, 55183.9020 &
55183.9021
APPLICANT: Jim Golly - Valley Quality Homes, 17123 E. Sprague,
Greenacres, WA 99016 509/927-7422
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by June 26, 2002.
Attachments: Notice of Public Hearing
MAILSTOP PWK-1 • 1116 W. BROADWAY AVENUE • SPOKANE, WASHIIVGTON 99260-0220
PHONE: (509) 477-7200 • FAX: (509) 477-2243 9 TDD: (509) 477-7133
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Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
01420 FLOR.A PIT RD (START) .000 SULLIVAN RD U 19 LIGHT BITUM. 20
FLORA PIT RD (END) 1.130 FLORA PIT COUNTY SHO U 19 LIGHT BITUM. 20
01344 FLORA RD (START) .000 SOUTH END TO 5TH AV U 19 GRAVEL 30
FLOR.A RD .020 END GRAVEL/START PAV U 19 PAVED 30
.030 5TH AV (START) U 19 PAVED 30
.080 4TH AV U 19 PAVED 30
.150 3RD AV (START) U 19 PAVED 40
.330 SPRAGUE AV U 16 LIGHT BITUM. 22
.460 MAIN AV (START) U 16 LIGHT BITUM. 22
.580 VALLEYWAY AV (END) U 16 LIGHT BITUM. 22
.730 ALKI AV (START) U 16 LIGHT BITUM.
.840 BROADWAY AV U 16 LIGHT BITUM.
.940 BRIDGE OVER I-90 U 16 PORTLAND CEMENT
1.040 CATALDO AV (START) U 16 PAVED
1.100 BOONE AV (START) U 16 PAVED 20
1.330 MISSION AV U 16 PAVED 20
1.530 BALDWIN AV (START) U 16 PAVED 20
1.590 INDIANA AV (END) U 16 PAVED 20
FLORA RD (END) 1.750 MONTGOMERY AV (START U 16 PAVED 20
01345 FLORA RD (START) .000 SOUTH END TO EUCLID U 19 PAVED 20
.110 SOUTH ENTR.ANCE TO PO U 19 PAVED 20
FLORA RD (END) .140 NORTH ENTRANCE TO PO U 19 PAVED 20
FLORA RD .170 UPRR CROSSING #54121 U 19 PAVED 20 '
.260 EUCL I D AV ( END ) U 16 PAVED 2~!
.400 EUCLID AV (START) U 16 PAVED 21:
.440 DALTON AV (START) U 16 PAVED
1.100 BNSF CROSSING #54011 U 16 PAVED
1.140 SR 290 (TRENT) U 16 PAVED 20
FLORA RD ( END ) 1.400 WELLESLEY AV ( END ) U 16 PAVED 20
3 Records Processed
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. .
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANTF EN'\1IR0NN4F,NTAI. ORDTNANC'F,
FILE NUMBER: ZE-163A-79
DESCRIPTION OF PROPOSAL: A LIiallge ot C;onditlons to aii existiiig itegioiial business (I3-3) zon,- ,
to comply with, and delete, Zvning Condition #1 requiring public hearing review of a site development
plan to allow the construction of a storage structure, 2000 square feet in size, for an existing
manufactured home sales lot.
PARCEL NO"S: 55183.0815, 55183.0817, 55183.0819, 55183.9020 & 55183.9021
HEARING DATE AND TIME: July 10, 2002 @ 1:30 pm
APPLICANT: Jim Golly/Valley Quality Homes, 17123 E. Sprague Ave, Greenacres, WA 99016
LOCATION OF PROPOSAL: The subject properiy is located at the NE corner of the intersection of
Flora Road and Sprague Avenue, in the SW '/a of Section 18, Township 25. Ranae 45 EWM, Spokane
County, WA.
LEAD AGENCY: SPUItANE LUUN1Y lllN151UN UFPLAiNItiC;
DETERMIlNATION: The lead agency for this proposal has determined that it does not have a probal)!(2
significant adverse impact on the environment. This decision was made after review of a completed
envtronmental checklist mnd o(hc:r in f6r!Tlation Fi(e witil thc Icad wency. Tf2is inforniation is availah(e ~
to the public on request. ~
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at leasr ~
14 days from the date issued (below). Comments regarding this DNS must be submitted no later
than 5:00 p.m., July 9, 2002, if they are intended to alter the DNS. All comments should be sent to
the contact person listed below.
RESPONSIBLE OFFICIAL: By: Tammy Jones, Associate Planner
Spokane County Division of Planning
1116 W. Broadway Ave. PWK-1
Spokane, WA 99260-0220 509) 477-7225
DATE ISSUED: June 26, 2002 SIGNATURE: ~ p L ,
C70i~~DVONI'S REGARDING IIWIROI~llV1~NI'AL OONCF~tNS ARE AT THE HEARING.
APPEAL OF THIS DETERNIINATION, after it becomes final, may be made to the SPOKANE
COLJNTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineermg, Transportation Engineering; Scott Engelhardi
3. Spokane County Division of Engineering, Development Services; John Hohman
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Enforcement, Jeff Forry
8. Washington State Department of Transportation; Mark Rohwer
9. Spokane County Fire Protection District No. 1
10. Vera Water and Power
,
. .
OFFICE OF THE SPOKANE COUNTY EIVGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
sr%ffle c`u~m "EIVGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Division of Planning ~
FROM Division of Engineering & Roads DATE May 9, 2002
PROJECT B-3 CHG OF COND DELETE ZONE COND F#1 BV HEARING EXAMINER
FILE # ZE-0163A-79
Technical/Review Date (05/09/2002 @ 2 15)
Planner TAIVIMY JONES
Hearing Date @
Review Date
SponsorlApplicant JIIVIgOLLY
Section Township Range 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved
Prior to release of a building permit or use of property as proposed
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a pubiic hearing for site plan
review Since the approval of the Application for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet The following Engineering Conditions of Approval
replace previous Engineenng Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal
1 Applicant shall dedicate the applicable radius on Main Avenue and Flora Road
2 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
3 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans
4 A Professional Engineer (P E), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
IVlanagement, and all applicable federal, state, and local regulations and laws that are in effect
CC Applicant JIM FOLLY
Engineer/Surveyor
Planner TAMMY JONES
Page 2 Engineers
8earing / Review / 05/09/2002 TR , ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s) The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit
5 A parking plan and traffic circula4ion plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
6 The construction of the roadway improvements stated herein shall be accompiished as
approved by the Spokane County Engineer
7 No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676
8 The County Engineer has designated a Local Access Roadway Section for the improvement of
(Viain Avenue which is adjacent to the proposed development This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development Curbing and
sedewalk must also be constructed
9 The County Engineer has designated a 2-Lane Minor Artenal Roadway Section for the
emprovemen4 og Flora Road which is adjacent to the proposed development This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements Curbing and sidewalk must also be constructed
10 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Nlanagement in effect at the
date of construction, unless othenNise approved by the County Engineer.
11 Roadway standards, typical roadwray sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal
12 No construction work os to be performed wnthin the exesting or proposed right of vvay until a
permit has been essued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
13 All required construction within the existing or proposed public dght of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
14 "The applicant is advised that there may exist utilities eother underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition
Pag~ 3 1z' I Engineers
Hearinq / Review / 05/09/2002 TR . .
ZE-0163A-79
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities ""The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
15 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
16 The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c)
17 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site plan of record shail require additional review by the County Engineer
At such time a revised site plan is submitted for review, the appiicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant is advised that mitigation
maybe required for off-site improvements
END
. .
Kimball, Sandy _
From Nyberg, Gary
Sent Wednesday, May 01, 2002 3 09 PM
To Baldwin, Greg
Cc Hohman, John, Kimball, Sandy
Subject ZE-163A-79
The stormwater impacts from future expansions or redevelopment can be handled adequately by the building permit
process There are no drainage conditions needed for this change of conditions
1
. ~
• t • ' .
P O K A N E C O U N T Y
, ,
A,.
A DNISION OF THE PUBLIC WORKS DEPARTMENT
DIVISION OF PLANNWG
MICHAEL V. NEEDHAM, DIRECTOR
MEMORANDUM
TO: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; John Hohman
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby Division of Building & Code Enforcement; Jeff Forry, Ron Hand
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Transit Authority; Gordon Howell
Spokane County Fire District No. 1
Vera Water & Power
Office of Historic Preservation, Teresa Brvm
Washington State Department of Transportation; Mark Rowher
FROM: Tammy Jones, Planner ~
DATE: April 30, 2002
SUBJECT: ZE-163A-79; Change of Conditions
TECHNICAL REVIEWN~E ETING
lViay 9. 2061 (~a, 1:15 P.M.
Public Works Building lst Floor Conference Room
Please review the above application and use the attached TECHNiCAL REVIEw MEETING
FoRM for your comments. The Division of Planning encourages you to attend this
meeting. The sponsor and representative have also been invited to attend this meeting. If
you cannot attend, please forward three (3) copies of your review comments on the
attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS will be
given to the sponsor at the meeting and included in the Division of Planning file. Thanks
for your cooperation. If you have any questions about the application, please contact me
at 477-7200.
NOTE: The Division of Planning is circutating the SEPA Checklist for comments. This
will be the only time you witl be able to comment regarding the SEPA Checklist
for this project.
Attachments: Technical Review Fornl, Project Application, Site Development Plan, Vicinity Map,
SEPA Checklist
Copy without enclosures: Valley Quality Homes, Jim Golly, 17123 E. Sprague Ave., Greenacres, WA 99016
. . . . 4 . . . . .
PHONE: (509) 477-7200 • FAX: (509) 477-2243 o TDD: (509) 477-;
• ♦
Spokane County
Division of Planning
Technical Review Meeting
Meeting Date and Time: May 9, 2002 @ 2:15 p.m.
Project File No.: ZE-163A-79
Project Location: Generally located at the northeast corner of the intersection of Sprague
Avenue and Flora Road, in the S W 1/4 of Section 18, Township 25 N., Range 45 EWM,
Spokane County, Washington.
Comprehensive Plan: Mixed Use
Project Description: Change of Conditions to an existing Regional Business (B-3) zone
to comply with and delete Zoning Condition # 1 requiring public hearing review of a site
development plan.
Parcel No(s): 55183.0815, 55183.0817, 55183.0818, 55183.0819, 55183.9020,
55183.9021
,
Applicant: Valley Quality Homes, Jim Golly
17123 E. Sprague Ave.
Greenacres, WA 99016
(509) 927-7472
Proj ect Planner: Tammy Jones
SPOK,ANE COUNTY DIVISION OF ~
-PL ING ~
4 cl~l
cHANGE OF coNDITIoNs FOR A
PI~~OUSg.Y APPROVEI) ZONE CHANqXq~C~,i ~
,
Date y~ z9 ^D A lication No J~4tV'~
PP a~
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Name Of ApplicantlRepresentative "LL*_,y PDj ~ y
Mailing Address•
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City State . Zip
~
Phone 97- 7-7 y 7~ (Work) (Home)
Existing Zone Classification 8, :3
Date Existing Zone Classification Established
Legal Descnption of Property eafL 6iAJ _A D' T.7,P N- AJ,~6*eae,,
,0-7- Av ~ 57 ,~7-
i-
Parcel No Section Townslup a5 Range
Source of Legal
PROPOSED CHANGE OF CO1vDI'I'IO1VS
Reference specific "Condrtion(s)" of onginal approval (Crte the applicable condition from the
Findings and Order of the Heanng Examiner Committee's public hearing)
To e D/>7 tl"i- 7-/4 2vivlwe~
~
~ rv r" v4g e Lo%.j Av S44_0 s A_~ 1
Give detailed explanation of request for change in status of the proposal
If development of the site will be changed substantially by tlus request, or the property has
boundaries different than originally proposed, a revised development plan must be submitted
(~X
)l0aiae of App ant r Agent
Address if different than Applicant Rev 10/00 jdf
• TECHNlL~~L RE♦ JILE11 Y 1YYEAJTIN`l9
S~OKAl V L'J COYJ 1\~~ DI"IJION oH' ALANNI1 V`lJ
Date
Department
Department Contact Person
Action Change of Conditions to an existing Regional Business (B-3) zone to comply with and
delete Zorung Condrtion # 1 requinng public hearing review of a srte development plan
TECHNICAL REVIEW MEETING MAY 9, 2002 (c1~, 2 15 P M
Note: The following information is to provide the proposal sponsor with pnmary agency
comments to assist the sponsor and aid the processing of public heanng items heard
before the Heanng Exanuner The following information does not provide a complete or
binding final review of the proposal This will occur only after the proposal is accepted
and placed on the Public Hearuig Agenda The acceptance of the application and
scheduling of the application on the Public Heanng Agenda is the pnmary function of
this meeting A secondary function of tlus meeting is to provide a preliminary review of
the application This will provide a forum for the sponsor and other departments of what
to expect as standard development conditions and design recommendations
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the information
(not all agencies/departments have been contacted--only those who have been determmed
to have pnmary interest
1 a Does the application (or can the development) meet requirements to be
placed on the Public Hearing Agenda9 ❑ YES ❑ NO
b If no, what is lacking?
c Public Hearulg Schedule Hearings before the Hearing Exanuner are
scheduled upon determination that the application is complete Items will be
scheduled for the first available public hearing
2 After a preluninary review of the application what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
Sp() R~C~'tVEQ
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A. BACKGROUND FII.E/PROJECT No
1 Name of proposed proJect, if apphcable
2 Name of applicant
}~}D /77 f-- ~5
3 Address and phone number of applicant and contact person
/ ~7 l 2. ~S 00~ 9A ..~1'~a U 1--
,
~ ~ ~ ~ 13'1 l~ .
4 Date checklist prepared
5 Agency requesting checklist
6 Proposed tim.ing or schedule (including phasing, if applicable)
Spokane Environmental Ordinance Checklist Page 3 of 21
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A. BACKGROUND (conunued)
7 a Do you have any plans for future additions, expansion, or furcher activiry related to or connected with this
proposal) If yes, explaln
b Do you own or have options on land nearby or ad)acent to this proposal) If yes, explaun
IIv p_ e~ w,N /Y) 6 -5 T D 1G '-Le & 4e--r-, L~
l ' 4 o
8 List any environmenta] information you know about that has been prepared, or wfll be prepared, directly
related to this proposal
9 Do you know whether appLcations are pending; or goeal approvals of other proposals directly
affecting the property covered by your proposal If yes, explaun
10 List any government approvals or permits that will be needed for your proposal, if known
IllD /V iL .
Spokane Environmental Ordhnance Checkltst Page 4 of 21
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A. BACRGROUND (continued)
11 Give a bnef, complete description of your proposal, including the proposed uses and the size of the pro}ect and
site There are several questions later in this checkLst that ask you to descnbe certam aspects of your proposal
You do not need to repeat those answers on thus page
~ E- w0al-b JL ) V-C-
~ L-1 il1 L~ D N -r1ft 5
Ail- L r~►~~~ o~~. -S 4D 4&X5~ t-v
12 Location of the proposal Give sufficient informauon for a person to understand the precise location of your
proposed pro)ect, including a street address, if any, and secuon, township and range, if known If a proposal
would occur over a range of area, provide the range or boundaries of the site(s) Provide a legal descnption,
site plan, vicinity map, and topographic map, if reasonably available While you should submit any plans
required by the agency, you are not required to duphcaLe maps or detailed plans subrrutted with any perrrut
application related to this checklist
~S E. .
eD lL6l 1V RD b e F- A °l ASJ
/V a r' kv / c- N
13 Does the proposed action lie witlun the Aquifer Sensitive Area (ASA)~ The General Sewer Sernce Area~ The
Priority Sewer Service Area~ The Crty of Spokane) (See Spokane County's ASA Overlay zone Atlas for
boundaries)
Spokane Environmental Ordsnance Checklist Page 5 of 21
♦ ' 1 '
Evaluation For
Agency Use Only
TO BE COMPLETED BY APPLICANT
B. ENVIRQNMENTAL ELEMENTS
1 EARTH
a General description of the site (circle one flat olling, hilly, steep slopes,
mountainous, other b What is the steepest slope on the site (appro:umate percent slope)~
~
c What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)) If you know the classdicauon of agricultural soils, specify them and note any
prime farmland
d Are there surface ind.ications or history of unstable soils in the immed.iate vicuvty)
If so, describe
/V d ,
e Describe the purpose, rype and approximate quantities of any filluig or graduig
proposed Indicate source of fill
A10 Fl L L ltx.e-k''l~
f Could erosion occur as a result of clearuig, construction, or use) If so, generally
describe
NO .
Spokane Environmental Ordinance Checklist Page 6 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
g About what percent of the site will be covered with impervious surfaces after pro)ect
construction (for example) asphalt or buildings))
V J L &l A/ L7 w 1 '~~9 e,AV .
h Proposed measures to reduce or control erosion, or other unpacts to the earth, if any
/VD N6
2 AIR
a What type of errussions to the air would result from the proposal (i e, dust,
automobile, odors, industrial, wood smoke) during construction and when the pro)ect
is completed> If any, generally describe and give approxunate quantities, if known
4--) G 0'7- "Ie7o"r Dygl Ne3 1 N I T7 Pf L- L'1JZJAe-1A'V-)
Q yoI 2-
b Are there any off-site sources of errussions or odor that may affect your proposal)
If so, generally describe
/Vv
c Proposed measures to reduce or control errvssions or other unpacts to air, if any
Spokane Environmental Ordinance Checklist Page 7 of 21
Evaluation For
Agency Use Only
B. EIWIRONMEYTAL FI.FMENTS (Continued)
3 WATER
a Surface
1) Is there any surface water body on or in the immediate viciniry of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)) If yes, describe
type and provide names If appropriate, state what stream or nver it flows into
~d 2) Will the project require any work over, in, or adjacent to (withu1200 feet) the
described waters) If yes, please describe and attach available plans
3) Estimate the amount of fill and dredge matenal that would be placed in or removed
from surface ,cvater or wetlands and indicate the area of the site that would be affected
Indicate the source of fill matenal
,
4) Will the proposal require surface water withdrawals or diversions) Give a general
description, purpose, and approx.imate quantities if known
.
5) Does the proposal lie within a 100-year floodplmn~ If so, note location on the site
plan
.00V d .
Spokane Environmental Ordinance Checklist Page 8 of 21
a
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Contiaued)
6) Does the proposal involve any discharges of waste materials to surface waters) If so,
describe the type of waste and anticipated volume of discharge
A)d
b Ground
1) Will groundnrater be wlthdrawn, or will water be dlscharged to ground water)
Give general description, purpose, and approximate quancities if known
A,0
2) Describe waste material that will be discharged into the ground from septic tanks or
other sanitary waste treatment facility Descnbe the general size of the system,
the number of houses to be served (if applicable), or the
e system(s) are expected to serve
number of persons t~
~ 3) Describe any syscems, other than those designed for the disposal of sazutary waste,
installed for the purpose of d.ischarging fluids below the ground surface (including
systems such as those for the disposal of storm water or drunage from floor drauls)
Descnbe the type of system, the amount of material to be disposed of through the
system and the types of materials hkely to be disposed of (including matenals wluch
may enter the system inadvertently through spills or as a result of fire fighting
activities) ~
Spokane Environmental Ordinance Checklisc Page 9 of 21
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Evaluation For
Agency Use Only
B ENVIRONMENTAL ELF.NYENTS (Continued)
4) Will any cherrucals (especially orgazuc solvents or petroleum fuels) be stored u► above-
ground or underground storage tankO If so, what types and quantities of matenals wAl
be stored)
Iveo
5) What protective measures wdl be taken to ensure that leaks or spills of any chernzcals
stored or used on site will not be allowed to percolate to groundwater (this includes
measures to keep cherrucals out of disposal systems described in 36(2) and 36(3))
101~- ,
c Water Runoff (including storm water)
1) Describe the source of runoff (including storm water) and method of collection and
d.isposal, if any (include quantities, if known) Where will this water flow) Will this
water flow into othef , waters) If so, descnbe
. ~
2) Will any chemicals be stored, handled or used on the site in a locatioa where a spill or
leak will drain to surface or groundwater or to a storm water disposal system
discharging to surface or groundwateO
3) Could waste mater als enter ground or surface waters) If so, generally describe
A
. - j
Spokane Environmental Ordinance Checklist Page 10 of 21
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELFMENTS (Continued)
d Proposed measures to reduce or control surface, ground, and runoff water unpacu, if
any (if the proposed action lies wit}un the Aauifer Sensitive Area be especially clear on
e.cplanations relating to facilities concerning Sections 36(4), 3b(5), and 3c(2) of chis
checklist)
4. PLANTS
a Check or circle types of vegetation found on the site
deciduous tree alder, maple, aspen, other
evergreen tree fir, cedar, pine, other
n, ZT
shrubs ~
grass ~
pasture
crop o r grai-n
wet soil plants cattail, buttercup, bullrush, skunk cabbage,
other ,
water plants water hly, eelgrass, milfoil, other
other types of vegetation
b What kind and amount of vegetation will be removed or altere&
'Ov> le~ ~ ~ Lfc 1/~ l
c List threatened or endangered species known to be on or near the site
.4v~~1~
d Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site, if any
Spokane Environmental Ordinance Check]ist Page l 1 of 21
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
5. ANIMALS
a Circle any birds and animals which have been observed on or
near the site or are known to be on or near the site
birds hawk, heron, eagle, songbirds, other /V d/v 6-
mammals deer, bear, elk, beaver, other /P 0 C-_
fish bass, salmon, trout, herring, shellfish, other A-.P O /tJf
b List any threatened or endangered species known to be on or near the site
c Is the site part of a rtugration routO If so, eYplain
~v
d Proposed measures to pre erve or enhance wfldLfe, if any
~
6. ENERGY AND NAZUR.AL RESOURCES
a What kinds of energy (electnc, natural gas, oil, wood stove, solar) wdl be used
to meet the completed pro)ect's energy needs) Describe whether it wAl be used for
heating, manufacturing, etc
F~ .e-
b Would your pro)ect aftect the potential use of solar energy by ad)acent properties)
If so, generally describe
tid ,
Spokane Environmental Ordinance Checklisc Page 12 of 21
1
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Cootioued)
c What kinds of energy conservation features are included in the plans of tlus proposal)
List other proposed measures to reduce or control energy impacts, if any
.,A
7 ENVIRONMENTAL HEALTH
a Are there any environmental health hazards, including exposure to toxic chenucals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal) If so, descnbe
IIvDi'lp
1) Describe special emergency services that rrught be required
2) Proposed measures to reduce or control environmental
health hazards, if any AVP
b Noise
1) What types of noise exist in the area which may affect your project (for example
traffic, equipment, operation, other))
,IV D/Vt4 ,
2) What types and levels of noise would be created by or associated with the project
on a short-term or a lonb term basis (for example traffic, construction, operation,
other)) Indicate what hours noise would come from the site
,07 4 />1 42-?/>'7 ".e 1) o dz, Z/
/-,;''I AV d-D !4-7' e) f oq ~5 .v'i i7-z,.e_
V)~W
Spokane Environmental Ordinance Checklist Page 13 of 21
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Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
3) Proposed measure to reduce or control noise impacts, if any
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8 LAND AND SHORELINE USE
a What is the current use o£ the sit and ad)acent properties)
11 4 t j 0 «N 1 4y - ~e P*~ y wt a vAv
/77 r1 /uU f A'rYM W Pol le- fl 1 3 Y S 45 ~
b Has the site been used for agriculture) If so, describe
/V D c Descnbe any structures on the site
*Vd
d Will any structures be demolishe& If so, which~
/Vv
e What is the current zoning classification of the site?
JL5 ~
Spokane Environmental Ordinance Checklist Page 14 of 21
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. ~ Evaluation For
Agency Use Only
B. ENVIRONMEN7AL ELEMENTS (Continued)
f What is the current Comprehensive Plan designation of the site) ~
g If applicable, what is the current shoreline master program designation of the site)
h Has any part of the site been classified as an "environmentally sensitive" area)
If so, specify
A/Q
i Approximately how many people would reside or work in the completed project) ~
! ' D /L 7, Im
j Approximately how many people would the completed project displace)
~ .
k Proposed measures to avo d or reduce displacement unpacts, if any
/V
~ ~ -
1 Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any
~~~2~`j ~~~7''~~ •
Spokane Environmental Ordinance Checklist Pa'e 15 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
9. HOUSING
a Approximately how many units would be provided, if any~ Indicate whether high,
middle, or low-income housing l~
,
b Approximately how many units, if any, would be eliminated> Indicate whether high,
rYUddle, or low-income housing AI/)R-
.
c Proposed measures to reduce or control housing unpacts, if any
10. AESTHETICS
a What is the tallest height of any proposed structure(s), not including antennas,
what is the principal exterior building material(s) proposed)
b What views in the imme(iate vicinity would be altered or obstructed)
,~JD N
c Proposed measures to reduce or control aesthetic impacts, lf any
Spokane Envlronmental Ordinance Checklist Page 16 of 21
~ Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
11. LIGHT AND GLARE
a What type of light or glare will the proposal producO What time of day would it
mainly occur)
el.ry'4
b Could light or glare from the finished pro}ect be a safery hazard or interfere wlth
views)
/V~
c What existing off-site sources of light or glare may affect your proposal)
A1e N f
d Proposed measures to reduce or control light and glare impacts, if any
12. RECREATTON
a What designated and informal recreational opporturuties are in the immediate vicinity)
A-,P4 N ~ b Would the proposed proJect displace any existing recreational uses) If so, descrrbe
/1../ c~
Spokane Environmental Ordlnance Checklist Page 17 of 21
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Evaluation For
A.ency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
c Proposed measures to reduce or control impacts on recreation, including recreation
opportututies to be provided by the project or applicant, if any
~l~
13 HISTORIC AND CULTURAL PRESERVATION
a Are there any places or ob)ects hsted on, or proposed for, national, state, or local
preservation registers, known to be on or next to the sitO If so, generally describe
b Generally describe any landmarks or evidence of historic, archaeological, scientific
or cultural importance known to be on or next to the site
.
c Proposed measures to reduce or contf ol impacts, if any
14. TRANSPORTATION
a Identify public streets and highways serving the site and describe proposed access
to the existing street system Show on site plans, if any
A~ G~dS~ 4 f F D~ J-l.. D/l,i~} D~ S B~i2.e~ Ut--
~~~12D/'? D ?i12, ~ 7C I ',S ~T 1 yV ~1 ~ L~~ / ~U~ S
b Is site currently served by pubLc transit) If not, what is the appro.umate distance
to the nearest transit stop)
Spokane Environmental Ordinance Checklist Page 18 of 21
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Evaluation For
Aaency Use Only
B ENVIRONMENTAL EIENIENTS (Continued)
c How many parking spaces would the completed project havO How many would the
project elurunate)
/LldO/f
d Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including dnveways) If so, generally describe (indicate whether public
or private)
~Q
e Will the project use (or occur in the immediate viciniry oo water, rail, or aur
transportation) If so, generally describe
~v a
f How many vehicular tnps per day would be generated by the completed project.)
If known, indicate when peak volumes would occur
72 A•~ v- ~-~a ,NA
g Proposed measures to reduce or control transportation impacts, if any
15. PUBLIC SERVICES
a Would the project result in an increased need for publlc services (for example
fire protection, police protection, health care, schools, other)) If so, generally describe
~iv D N z ~ 0 dl A- V p " ?S 5-.* ~ ..-5
~V JL-0 )11/A d N o y~-.- U W AV ~~lwzo`.7
Spokane Environmental Ordinance Checkllst Page 19 of 21
Evaluaaon For
Agency Use Only
B ENVIRONMENTAL ELEMENTS (Continued)
b Proposed measures to reduce or control direct impacts on public services, if any
16 UTILITIES
a Circle uti curren ble at the site electnciry natural gas wate efuse
servic telephon sarutary sewe sepuc syste , er
b Descnbe the utilities that are proposed for the pro)ect, the utiLty providmg the
service, and the general construction activities on the site or in the unmediate vicinity
which might be needed
C. SIGNATURE
I, the undersigned, swear under the penalty of pequry that the above responses are made truthfully and to the best of
my kaowledge I also understand that, should there be any willful rrusrepresentation or wdlful lack of full dusclosure
on my part, the aeencv may withdraw any deterrrunation of non-significance that it riught issue in reliance upon this
checklist
Date
Proponent j l lyl e, D 9 jV Proponent , ~
(Please type or pnnt) (S~gnature)
Address• 7-3 City, State, Zip Cq..q1-~ 1;we-^`i t•v~"'
Phone• °j 7, 7 - y -7 ~94 f ~
7 2,
Person completing the form ~ Date z7p~2
Phane ~
~z. 7 7 y~
Spokane Environmental Ordinance Checklist Page 20 of 21
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FOR STAFF USE ONLY
Staff Member(s) Reviewing Checklist
Based on this staff review of the environmental checklist and other percinent information, the staff
A Concludes that there are no probable significant adverse impacts and recommends a
determination of nonsignificance (DNS)
B Concludes that probable signifscant adverse environmental impacts do exist for the current
proposal and recommends a mitigated determination of nonsignificance with conditions (MDNS)
C Concludes that there are probable significant adverse envlronmental impacts and recornmends
a deterrrunation of sigruficance (DS)
REFER T4 FEE SCHEDULE FOR FILNG FEE
Spokane Environmental Ordinance Checklist Page 21 of 21
SpoKANE CouNTY DIVISION OF UILDING
AND CODEENFORCEMENT
~ 1026 WF,sT BROADWAY AVENUE ~ SpoxANE, WA 99260-0050
Spm~' G:xKnr _
~ Site Information Project Information ~
Site Address: 0 E ADDRESS LTNKNOWN CTNK Project Number: 02003118 Inv: 1 Issue Date:
SPOKANE, WA OQOOQ permit Use: ZE-163A-79 CHANGE OF COND
Parcel Number: 55183.0815
Subdivision: UNKNOWN Applicant: VALLEY QUALITY HOMES OF SPOKAN
Block: Lot: 17123 E SPRAGUE AVE
Zoning: LTNK Unknown GREENACRES, WA 99016 Phone: (000) 000-0000
Owner: VALLEY QUALITY HOMES OF SPOKA Contact: VALLEY QUALITY HOMES OF SPOKAN
17123 E SPRAGUE AVE
Address: 1830 S 1 ST ST GREENACRES, WA 99016 Phone: (000) 000-0000
YAKIlvIA, WA 98903-2226
Setbacks - Front: Left: Right: Rear:
Build'mg Inspector: LEONARD FLUNO
Water Dist:
Group Name:
Project Name:
~ Permits
Zone Chanpe Contrsctor: License
ENGINEERS MISC REVIEW $50.00 ENVIRONMENTAL REVIEW $75.00 I
CHANGE OF CONDITTONS $1,548.00 PRE-APP CONF CHG OF COND $39.00
Total Permit Fee: $1,712.00 I
~ Payment Summary
~
Total Fees AmountPaid AmountOwinq. Tran Date Recei t~# Pavment Amt
$1,712.00 $1,712.00 $0.00 4/30/02 2877 $1,712.00
Prncessed By: Buck, Marti PAYIVENT
Printed By: WENDEL, GLORIA Page 1 of 1
~ • ~ •
Spokane County
Public Works Department
Division of Building & Code Enforcement
Receipt
Receipt Number: 2877 Customer Number
Projects
Full
Project Nbr Inv Nbr Fee Amt Inv Amt Owing PAID Pmt
02003118 1 $1,712.00 $1,712.00 $1,712.00 $1,712.00 IV
Total: $1,712.00 $1,712.00 $1,712.00 $1,712.00
Miscellaneous Items
Total PAID: $1, 712. 00
Tender
~e Check Acct Balance CC Nbr Exp Date TENDERED
Check1 1008 1,712.00
Payer: VALLEY QUALITY HOMES
OF SPOKANE
Total TENDERED: 1,712.00
Over / (Short) $0.00
Change $0.00
Notes:
Tran Date / Time: 4/30/02 10:37:14 AM
By: GWendel
Logon User: gwendel
Statlon: GWENDEL
Override By:
Printed: 413010210:37:1 S AM Page 1 of 1
ZE-163A-79
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Parcel 55183 0815
Owner VALLEY QUALITY HOMES OF SPOKANE LLC
CoOwner
Owner Address I
1830 S 1ST ST YAKIMA WA 98903-2226 USA t~D"_~~
Site Address ~ 0 ADDRESS UNKNOWN SPOKANE
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Parcel 55183 0818
Owner VALLEY QUALITY HOMES OF SPOKANE LLC
CoOwner
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Owner VALLEY QUALITY HOMES OF SPOKANE LLC
CoOwner .
Owner Address
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Owner VALLEY QUALITY HOMES OF SPOKANE LLC
CoOwner
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Owner VALLEY QUALITY HOMES OF SPOKANE LLC
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PAGE 1 16:29:53 07 MAY 2002
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
02939 MAIN AV (START) .000 HARRINGTON AV U 19 LIGHT BITUM. 18
MAIN AV .030 BESSIE RD (END) U 19 LIGHT BITUM. 18
.060 BESSIE RD U 19 LIGHT BITUM. 18
.160 SARGENT RD U 19 LIGHT BITUM. 18
.290 MARGUERITE RD U 19 LIGHT BITUM. 18
.350 HUTCHINSON RD U 19 LIGHT BITUM. 18
MAIN AV (END) .410 ARGONNE RD U 19 LIGHT BITUM. 18
02941 MAIN AV (START) .000 HERALD RD U 19 LIGHT BITUM. 30
MAIN AV .120 FELTS RD (START) U 19 LIGHT BITUM. 20
.180 BALFOUR RD (END) U 19 LIGHT BITUM. 20
.250 RAYMOND RD U 19 LIGHT BITUM. 20
.370 UNIVERSITY RD U 19 LIGHT BITUM. 20
.440 VAN MARTER RD (START U 19 LIGHT BITUM. 20
.560 GILLIS RD (END) U 19 LIGHT BITUM. 20
.620 PIERCE RD (START) U 19 LIGHT BITUM. 20
.670 MOFFITT RD (END) U 19 LIGHT BITUM. 18
MAIN AV (END) .690 MOFFIT LN (PVT LN) U 19 LIGHT BITUM. 18
.750 SKIPWORTH RD U 19 LIGHT BITUM. 18
02943 MAIN AV (START) .000 WILBUR RD (START) U 19 LIGHT BITUM. 28
MAIN AV .030 FOX RD (START) U 19 LIGHT BITUM. 28
.120 UNION RD (START) U 19 LIGHT BITUM. 28
.180 PERRINE RD (END) U 19 LIGHT BITUM. 28
.290 WHIPPLE RD U 19 LIGHT BITUM. 22
.380 SR-27 (PINES RD) U 19 PAVED 38
.500 HOUK RD (END) U 19 LIGHT BITUM. 20
.880 MCDONALD RD U 19 PAVED 40
.960 CLINTON RD (END) U 19 PAVED 40
MAIN AV (END) 1.020 EAST END OF ROAD U 19 PAVED 40
02944 MAIN AV (START) .000 WEST END TO BOLIVAR U 19 PAVED 40
MAIN AV .050 BOLIVAR RD (END) U 19 PAVED 40
MAIN AV (END) .080 BOLIVAR RD (START) U 19 PAVED 40
02945 MAIN AV (START) .000 BEST RD U 19 PAVED 36
MAIN AV .110 CALVIN RD (START) U 19 PAVED 36
MAIN AV (END) .240 ADAMS RD U 19 PAVED 40
02946 MAIN AV (START) .000 CONKLIN RD U 19 PAVED 18
MAIN AV .150 SHAMROCK ST (START) U 19 PAVED 30
MAIN AV (END) .250 EAST END OF ROAD U 19 PAVED 30
03153 MAIN AV (START) .000 HOLIDAY CT (END) & H U 19 PAVED 40
MAIN AV .100 HODGES RD (START) U 19 PAVED 40
MAIN AV (END) .130 EAST END OF ROAD U 19 PAVED 40
03167 MAIN AV (START) .000 ARGONNE RD U 19 PAVED 40
MAIN AV .060 MULLAN RD U 19 PAVED 40
MAIN AV (END) .120 WILLOW RD U 19 PAVED 40
03183 MAIN AV (START) .000 WEST END TO MAYHEW S U 19 PAVED 40
MAIN AV .020 MAYHEW ST (START) U 19 PAVED 40
.090 MAMER RD (START) U 19 PAVED 40
MAIN AV (END) .190 EVERGREEN RD U 19 PAVED 36
03195 MAIN AV (LIBERTY LAK .000 VALLEYWAY AV R 00 PAVED 40
MAIN AV .100 WRIGHT BV (END) R 00 PAVED 40
MAIN AV (END) .160 MITCHELL DR R 00 PAVED 40
02938 MAIN AV (START) .000 FANCHER RD U 19 PAVED 32
MAIN AV (END) .130 EAST END OF ROAD U 19 PAVED 32
02940 MAIN AV (START) .000 WILLOW RD U 19 LIGHT BITUM. 20
MAIN AV (END) .120 LOCUST RD U 19 LIGHT BITUM. 20
02942 MAIN AV (START) .000 BOWDISH RD U 19 LIGHT BITUM. 22
MAI N AV ( END ) .120 W I LBUR. RD ( END ) U 19 L I GHT B I TUM . 22
03105 MAIN AV (START) .000 FLORA RD U 19 LIGHT BITUM. 18
1A I T~1 A'V iv L~ . ~ 0 U T S C i-1I i~ L i i i~ i~ L I G ii1 i 1 T li M. 7~
03130 MAIN AV (START) .000 DYER RD U 19 PAVED 22
MAIN AV (END) .160 THIERMAN ST U 19 PAVED 22
02947 MAIN ST (MEAD) (STAR .000 1ST AV U 19 LIGHT BITUM. 18
MAIN ST .060 2ND AV U 19 LIGHT BITUM. 18
.130 3RD AV U 19 LIGHT BITUM. 1:
.200 4TH AV U 19 LIGHT BITUM. 1
MAIN ST (END) .250 NORTH END OF ROAD U 19 LIGHT BITUM. 1
03156 MAIN ST (NINE MILE)( .000 SOUTH END TO CHARLES R 09 GR.AVEL l-
MAIN ST (END) .080 HILL AV R 09 GRAVEL l~
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i ~ ~q~,e ex Dapartment of Public Wake APPROVEM. SHEET
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. R/W kSECTION dc DESIGN R%w'
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/ ,
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~ ALT. A1: 0.67 CRUSHED SURFAGNC BASE CWRSf
ANO SIUEWAIK - S1RUCIURAL SECTION SYA1A1 ABT. ~ NOIE:
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rz. ao'
- 12.s'
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kIDEW~ LANE LANE LANE
~ 2X AIIN 2% IAIN , t
I
5:~ 5'.1 0.33' CLASS "A' a.C.P.
SIDEWALN ALT. A1: 0.17' CLASS `A` A.C.P. ALT. A2 0.75' CEMENT CONCREIE PAVEMENT (14 DAY) D.:i CRUSHEO SURFACING BASE COURSE
(TYPJ ALT. A1: 0.29' CLASS 'E' A.C.P.
ALT. Ai: 0.67' CRUSHED SURFAqNG BASE CWRSE ~ ALT. A2: 0.25' CNUSHED SURFAqNG BASE CWRSE
~E •s• cu~e co""P"c~D °~TM STA. 21+61 TO 72+00 No~:
) SiRUCiURAL SECiION SYIAM. ABT. rk
SIDE ROADS
CONKLIN, FLORA, & CORBIN
R/W ~ DESIGN f~ SEC110N R/W
55' I JO
12.5'
2' S' 2'. 4' 11.5' 12' 6' 6' 12' , 11.5' 4' 2' , 5' , 7
~ AIKE TRAFFIC TRAFFlC LEFT ~ TURN TRAfFIC 1FtAFFlC BIKE ~KIDEWALk~
~DEWAL~
LANE LANE LANE
~ 2% AIIN 2% MIN
SIDEWALK / 0.17' CLASS 'A' A-C.P.
~T'rP,) 0.29' CLASS 'E' A.C.P.
0.8P CRUSHED SURFACINC BASE COURSE NOTE:
TYPE 'B' CURBi COAIPACTED OEPTH (TYP.) STA. 72+00 TO 75+55 ALT 1 AND ALT 2
( TYP. )
R/W ~ DE9GN
R/W
6' 12' ~ 41.5' O.S'
I 33.5' 35' S' _ i 2'
SIDEwALK 7YPE 'B' CURB 214' (Typ,) TYPE A CURB _
J' ~ 7' i 4' ~ t4X
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~ 0.17 CLASS 'A' A.C.P. OVERLAY/ EXISTING SAWCUT EXISTINC ~
0.33' CLASS 'A'~A.C.P. PAVEMENT (TYP)
STA. 74+77 TO 82+10 o.3a~ cuss A.C.P. /
0.5' CRUSHED SURfACiNG TOP CWRSE fOR CURB B SIDEWALK CONS7Rl1C110N SEE PLANS
NOTE: 0.5' CRUSHCD SURfAq~ TOP COUR ~
ALT 1 ANO ALT 2 so
r ~ riLL va c.a75~i:n~C;
SCALE SPa~cone Camty ' COUNTY ROAD PROJECT No, 2676 SHEET
D artment of Public Waka APPROVED:
~ PLANS .OON,,,ACT fs;~~~ ~ SPRAGUE AVENUE
I ~ I I B, r1 y w,•1e-27 +028 w. ~~e.ay A~. oNAt~
SPOKMlF, WA. 992E0-0170 SUWVAN ROAD TO COR61N ROAD
1 xY c n wc.,L (ypy) 456-3600 A_OfA6.
Yuncx.
i oa. 1 n iat i Aa..i 1. T.I.B. PROJECT Na. 8-3-032(052)-1
e..)i n.rt ._24. 98
SEC. 18 T.25N. R.45 E.W.M.
~ ti.
EXISTING GURVE - "
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o ~y~1 ~ 8 05 51"
~ a =18'OS'S1" R =1273.24'
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t T = 200J8' L = 402.16' ~ -
aEMuH l = 398.22'
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A... sYc SCALE Department ot PuWic Wake APPROVED: COUNTY ROAD PROJECT No. 2676 nLt Ha
SHEET
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107 ,~„w , ,d ,ozs w. ~~,,,y A~. ~ & SPRAGUE AVENUE
^ i a~.e ex SPqfANE. WA. 99260-0170 SULLIVAN ROAD TO CORBIN ROAD
o~ of 46
i+o . a ae ~tnnncu:-' 458- 00 oa~r j0 ~ ~mn~ro ~
E A4 T.I.B. PROJECT No. B-3-03.f0521-i
~ a . .
~ SEC. 18 T.25N. R.45 E.W.M.
ra+ AvPRoAaH
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oer~.s s~ s~t. s~~,~ ~ nH+a,a, conm~ua,s 86
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D"hm ~P SCALE Spokone County COUNTY ROAD PROJECT No. 2676
o'~a~ Deporlment oi Public Worka APPROVED: SHEET
a~~i_ > > _ 1026 W. &oodway A~n ~ ~ ~~A SPRAGUE AVENUE
~ ex s~,u+e, w~. eexaoi7o -40 SULLIVAN ROaD r0 CORBIN ROAQ
Appr- b~.hn Cw & a 4-:j.3A v EAMlL - (509) 456-3600 DNK 34 gg IvmsmM/~ t~A~~
Na. 4a1~ 8 ~ 00.
T.I.B. PRQJECT No. 5-3-032 052 -1
. ~
♦M
)
/ i
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
404~CXXR-M "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO:Spokane County Division of Planning
FROM: Division of Engineering & Roads $ 1
~
DATE: May 23, 2002 PROJECT: B-3 CHG OF COND DELETE ZONE COND F#1 BY HEARING EXAMINER
FILE ZE-0163A-79
Technical/Review Date: (05/09/2002 @ 2:15) ITEM ~
Planner: TAMMY JONES
Hearing Date: @ PAGE / 0F
Review Date '
Sponsor/Applicant: JIM GOLLY
Section Township Range: 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved.
rior to release of a buildinq permit or use of property as proposed:
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a public hearing for site plan
review. Since the approval of the Application for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet. The following Engineering Conditions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal.
1. Applicant shall dedicate the applicable radius on Main Avenue and Flora Road.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
3. Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans.
4. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
CC: Applicant JIM GOLLY
Engineer/Surveyor
Planner TAMMY JONES
. ~ ~
Page 2 Engineers
~ Hearing / Review / 05/09/2002 Ti
f ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s). The
final road and storm drainage plans and drainage report shall receive the County Engineers
acceptance prior to release of any Grading, Building, or Right-of-Way Permit.
5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
6. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
7. No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676.
8. The applicant is not proposing access to Main Avenue according to the site plan of record. At
such time access is proposed to Main Avenue or lots fronting on Main Avenue are developed,
road improvements will be required along the frontage of the developing parcel.
9. The applicant is not proposing access to unimproved portions of Flora Road according to the
site plan of record. At such time access is proposed to these portions of Flora Road or lots
fronting on Flora Road are developed, road improvements will be required along the frontage of
the developing parcel.
10. The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue which is adjacent to the proposed development. This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development. Curbing and
sidewalk must also be constructed.
11. The County Engineer has designated a 2-Lane Minor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development. This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements. Curbing and sidewalk must also be constructed.
12. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
13. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
4. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
• j
Page 3 Engineers
f~ Hearinq / Review / 05/09/2002 Th
ZE-0163A-79
15. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
16. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
17. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
18. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
19. This proposed zone change has been reviewed according to the site plan of record. Any
modifications to this site plan of record shall require additional review by the County Engineer.
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure. The applicant is advised that mitigation
maybe required for off-site improvements.
END
i j
ACTIVITY LOG
FILE NO. Z-6
.
PLANNER
DATE CONTACT STAFF COMMENTS
INITIALS ~/O^ L 6))iW a
~ L i~l~~~Jl/'~/I M
ih,~ 6un mm.Q.h4m
UQ4 A
d
U
~
r
~ OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO:Spokane County Division of Planning
FROM: Division of Engineering & Roads Au $ L,
DATE: May 23, 2002 PROJECT: B-3 CHG OF COND DELETE ZONE COND F#1 BY HEARING EXAMINER
FILE ZE-0163A-79
Technical/Review Date: (05/09/2002 @ 2:15)
Planner: TAMMY JONES
Hearing Date: @
Review Date
Sponsor/Applicant: JIM GOLLY
Section Township Range: 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved.
Prior to release of a buildinq permit or use of propertv as proposed:
The Spokane County Engineer has no objection to the Change of Conditior Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a public hearing for site plan
review. Since the approval of the,4+pplication for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet. The following Engineering Conditions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal.
1. Applicant shall dedicate the applicable radius on Main Avenue and Flora Road.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
3. Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans.
4. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
CC: Applicant JIM GOLLY
Engineer/Surveyor
Planner TAMMY JONES
. ; ~
Page 2 Engineers ,
~ Hearinq / Review / 05/09/2002 TR
ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s). The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit.
5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
6. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
7. No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676.
8. The applicant is not proposing access to Main Avenue according to the site plan of record. At
such time access is proposed to Main Avenue or lots fronting on Main Avenue are developed,
road improvements will be required along the frontage of the developing parcel.
9. The applicant is not proposing access to unimproved portions of Flora Road according to the
site plan of record. At such time access is proposed to these portions of Flora Road or lots
fronting on Flora Road are developed, road improvements will be required along the frontage of
the developing parcel.
10. The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue which is adjacent to the proposed development. This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development. Curbing and
sidewalk must also be constructed.
11. The County Engineer has designated a 2-Lane Minor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development. This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements. Curbing and sidewalk must also be constructed.
12. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
13. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal. .
14. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
. Page 3 Engineers 1
+ Hearing / Review / 05/09/2002 TR `
' ZE-0163A-79
15. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
16. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
17. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
18. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
19. This proposed zone change has been reviewed according to the site plan of record. Any
modifications to this site plan of record shall require additional review by the County Engineer.
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure. The applicant is advised that mitigation
maybe required for off-site improvements.
END
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SPOKANE REGIONAL HEALTH DISTRICT
ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
DATE: June 27, 2002
TO: Tammy Jones, Associate Planner, Spokane County Planning Division
FROM: Donald Copley - EHSII, SRHD
SUBJECT: Proposed Zone Change: ZE-163A-79 Valley Quality Homes
1. References:
a) Map of subject, scale 1" = 100', by Simpson Engineering, dated April 17, 2002, received by this office
May 3, 2002.
b) Reconnaissance Geologic Map of the West Half of the Spokane Quadrangle, Washington and Idaho,
Allan B. Griggs, 1966.
c) Soil Survey, Spokane County, Washington, Soil Conservation Service, U.S.D.A., March, 1968.
d) Spokane Countv, Washington, Engineering Interpretations, Soil Conservation Service, U.S.D.A.,
August, 1974.
e) Spokane Countv Rules and Regulations for Sewage Disposal Svstems, January 19, 1995.
fl Logs of water wells in Range 44, 45E, Township 25N, Sections 7, 13, 17, 18, and 19.
g) Map: Greenacres Quadrangle, U.S.G.S., 1973, and Spokane N.E., U.S.G.S., 1973.
2. Findings:
a) This project lies over the Spokane-Rathdrum Aquifer.
b) The project is within Critical Water Supply Service Area #3 and within the service area of
Consolidated Irrigation District #19. Water supply will be a public system.
c) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the
General Sewer Service Area, and inside the Priority Sewer Service Area recommended in the '201'
Study. The method of sewage disposal is subject to approval of the Director of Utilities, Spokane
County, pursuant to County Resolution 80.0418 adopted March 24, 1980. The topography and soils in
the area are generally suitable for use of individual on-site sewage disposal systems. The lot is of the
proper dimensions to permit the use of both an individual well and sewage system.
d) The project lies in a relatively flat area east of rlora Road and north of Sprague Avenue. Local
drainageways are insignificant.
e) Surface soils are classed by the U.S. Soil Conservation Service as Garrison gravelly loam with 0% to
5% slopes. They have a septic tank filter field Iimitation of slight. There is also possible
contamination of groundwater. This soil would be classified as a Type IV.
fl Geologically, the soils are glaciofluvial deposits. These geological structures generally yield moderate
to very large amounts of water. Data from wells in the area referenced in section l f shaws they are
from 81' to 140' deep and have static water Ievels varying from 55' to 110' below the surface. The
Consolidated Irrigation District #19 has indicated that it can supply domestic use water for the project
upon completion of agreernents with the proponent.
3. Required (mandatory) Conditions If Approved:
a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
b) Water service shall be coordinated through the Director of Utilities, Spokane County.
c) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health.
d) A public sewer system will be made available for the project. Use of an individual on-site sewage
disposal system shall not be authorized.
4. Recommended Conditions of Approval:
a) Use of private wells and water systems is prohibited.
c: Director of Utilities, Spokane County
c: Sponsor: Jim Golly
17123 E. Sprague Ave.
Greenacres WA 99016
To: Tammy Jones (Division of Planning)
CC:
From: Jim Red (Division of Utilities)
Date: Thursday, June 20, 2002
Subject: ZE-0163-79 Stage: Heanng Examiner Phase:
Change of Conditions, to allow storage structure
SS01A This proposal has no impact on sewer facilities and, therefore, there are no recommendations.
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO:Spokane County Division of Planning
FROM: Division of Engineering & Roads
DATE: July 1, 2002
PROJECT: B-3 CHG OF COND DELETE ZONE COND F#1 BY HEARING EXAMINER
FILE ZE-0163A-79
Tech n ical/Review Date: (05/09/2002 @ 2:15)
Planner: TAMMY JONES
Hearing Date: @
Review Date
SponsorlApplicant: JIM FOLLY
Section Township Range: 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved.
Prior to release of a building permit or use of property as proposed:
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a public hearing for site plan
review. Since the approval of the Application for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet. The following Engineering Conditions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal.
1. Applicant shall dedicate the applicable radius on Main Avenue and Flora Road.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
3. Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans.
4. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
CC: Applicant JIM FOLLY
Engineer/Surveyor
Planner TAMMY JONES
Page 2 Engineers
Hearing / Review / 05/09/2002 TR
ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s). The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit.
5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
6. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
7. No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676.
8. The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue which is adjacent to the proposed development. This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development. Curbing and
sidewalk must also be constructed.
9. The County Engineer has designated a 2-Lane Minor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development. This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements. Curbing and sidewalk must also be constructed.
10. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
11. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
12. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
13. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
14. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Page 3 Engineers
Hearing / Review / 05/09/2002 TR
ZE-0163A-79
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
15. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
16. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
17. This proposed zone change has been reviewed according to the site plan of record. Any
modifications to this site plan of record shall require additional review by the County Engineer.
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure. The applicant is advised that mitigation
maybe required for off-site improvements.
END
Jones, Tammy
From: Hand, Ron
Sent: Tuesday, June 18, 2002 11:40 AM
To: Jones, Tammy
Subject: ZE-163A-79
Thank you for the opportunity to submit additional comments for the public hearing. The Division of Building &
Code Enforcements has no additional comments for this project.
TIarJrs
Rnn Hanrl
Devdoymalt AsstsfaiIce CoorAuintor
Tti: 477-7500
1
arI
~
TECHNICAL REVIEW SUMMARY
AND DETERMINATION
SCOUWY DIVISION OF PLANNING
,
Technical Review Meeting Date: May 9, 2002 Time: 2:15 P.M. Location: Conference Rm. 1A
Project Planner Tammy Jones File ZE-163A-79
Project Description: Change of Conditions to an existing Regional Business (B-3) zone to comply with
and delete Zoning Condition #1 requiring public hearing site plan review to allow the construction of a
storage structure, 2000 square feet in size, on the subject site.
Applicant Valley Quality Homes, 17123 E. Spraque Ave, Spokane, WA 99016
Date Accepted (Complete): April 26, 2002
(all revisions must be submitted within 6 months of the date accepted)
The following items need to be satisfied before this projecUproposal can be considered technically complete:
Spokane County- O Division of Planning Comments attached: Dated # of pages
O Division of Utilities
O Sewer Comments attached Dated # of pages
O Water Resources Comments attached: Dated # of pages
O Division of Engineering and Roads
O Drainage Comments attached: Dated # of pages
O Transportation Comments attached: Dated # of pages
O Boundary Review Board Comments attached: Dated # of pages
Other Agencies:
0 Regional Health District Comments attached: Dated # of pages
0 School District # Comments attached: Dated # of pages
O Fire District # Comments attached: Dated # of pages
0 Department of Transportation Comments attached- Dated # of pages
0 Water District Comments attached- Dated # of pages
O Department of Ecology Comments attached. Dated # of pages
O Comments attached- Dated # of pages
O Comments attached: Dated # of pages
O Comments attached: Dated # of pages
Date: ~rJ Q r~ Signature: ` Ui
Rev 8/18/971carver/dophhome/handouts
t . TECHNICAL REVIEW MEETING
Spokane County Division of Planning
Date: May 9, 2002
Division Contact: Tammy Jones
File ZE-136A-79
Action: Change of Conditions to an existing Regional Business (6-3) zone to comply
with and delete Zoning Condition #3 requiring public hearing site plan review to
allow the construction of a storage structure, 2000 square feet in size, on the
subject site.
Planning Comments:
1. The application is complete as submitted and will be placed on the next available Hearing
Examiner agenda at the time that the 14-day public notice is complete (IVlay 21, 20020)
Rev 8/18/971caNer/dophhome/handouts
,
TECI3IVICAL REVIEW MEETING
SPOKANE COUNTY DIVISION OF PLANNING
.
Date: /~,Q,c.,p ~l TA oQ a.
l
Department: d
Department Contact Person:
,
Action: Change of Conditions to an existing Regional Business (B-3) zone to comply with and
delete Zoning Condition #1 requiring public hearing review of a site development plan.
TECHNICAL REVIEW MEETTNG: MAY 9, 2002 (Ci7, 2:15 P.M.
IVote:
The following information is to provide the proposal sponsor with primary agency
comments to assist the sponsor and aid the processing of public hearing items heard
before the Hearing Examiner. The following information does not provide a complete or
binding final review of the proposal. This will occur only after the proposal is accepted
and placed on the Public Hearing Agenda. The acceptance of the application and
scheduling of the application on the Public Hearing Agenda is the primary function of
this meeting. A secondary function of this meeting is to provide a preliminary review of
the application. This will provide a forum for the sponsor and other departments of what
to expect as standard development conditions and design recommendations.
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the information
(not all agencies/departments have been contacted--only those who have been determined
to have primary interest.
l. a. Does the application (or can the development) meet requirements to be
placed on the Public Hearing Agenda? 21 YES ❑ NO
b. If no, what is lacking?
c. Public Hearing Schedule: Hearings before the Hearing Examiner are
scheduled upon determination that the application is complete. Itenls will be
scheduled for the first available public hearing.
2. After a preliminary review of the application what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
. ~
~ SPOKANE COUNTY DIVISION OF BUILDING & CODE
~ ENFORCEMENT
" 1026 WEST BROADWAY AVENUE
n~,., SPOKANE, WA 99260
SPOI~,AIf WU~U'Y 509-477-3675
Recommended Conditions
File Number:
(ZE-163A-79)
The applicant should contact the Division of Building and Code Enforcement 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, existing exterior wall protection and
energy code requirements.
Commernnl fooung & faundanon Prrmrt Agmemen! 02/08/00
f 40
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~
S''`~C='su'' "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO:Spokane County Division of Planning ~
FROM: Division of Engineering & Roads
DATE: May 9, 2002
PROJECT: B-3 CHG OF COND DELETE ZONE COND F#1 BY HEARING EXAMINER
FILE ZE-0163A-79
RECEIVED
Tech n ical/Review Date: (05/09/2002 @ 2:15) SPOKANE COUNTY
Planner: TAMMY JONES
Hearing Date: @ MAY 92002
Review Date
Sponsor/Applicant: JIM FOLLY DIVISION OF PLANNING
Section Township Range: 18-25-45
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the Spokane County Division of
Planning for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be
approved.
Prior to release of a building permit or use of property as proposed:
The Spokane County Engineer has no objection to the Change of Condition Application for deletion
of Spokane County Planning Department Condition F) 1- requiring a public hearing for site plan
review. Since the approval of the Application for Zone Change on November 15, 1979, development
conditions have changed in the surrounding area, which include but are not limited to, new Spokane
County road standards, construction of Sprague Avenue - CRP #2676, and the proposed
construction of the Spokane Valley Couplet. The following Engineering Conditions of Approval
replace previous Engineering Conditions of Approval for ZE - 163-79 for the portion of property
described in this proposal.
1. Applicant shall dedicate the applicable radius on Main Avenue and Flora Road.
2. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
3. Applicant shall submit for approval by the Spokane County Engineer road, drainage and access
plans.
4. A Professional Engineer (P.E.), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in effect
CC: Applicant JIM FOLLY
Engineer/Surveyor
Planner TAMMY JONES
Page 2 Engineers
Hearing / Review / 05/09/2002 TR
ZE-0163A-79
at the time of the plan submittal or at the time of the development permit application(s). The
final road and storm drainage plans and drainage report shall receive the County Engineer's
acceptance prior to release of any Grading, Building, or Right-of-Way Permit.
5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
6. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
7. No public road improvements are required for Sprague Avenue because roadway improvements
to Sprague Avenue were accomplished per CRP #2676.
8. The County Engineer has designated a Local Access Roadway Section for the improvement of
Main Avenue which is adjacent to the proposed development. This will require the addition of
approximately 11-13 feet of asphalt along the frontage of the development. Curbing and
sidewalk must also be constructed.
9. The County Engineer has designated a 2-Lane Minor Arterial Roadway Section for the
improvement of Flora Road which is adjacent to the proposed development. This will require the
addition of approximately 11-13 feet of asphalt along the frontage of the development to match
the existing improvements. Curbing and sidewalk must also be constructed.
10. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
11. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal.
12. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
13. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
14. "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant's property, including property to be dedicated or set aside future acquisition.
Page 3 Engineers
Hearing / Review / 05/09/2002 TR
ZE-0163A-79
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities." "The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work."
15. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
16. The Spokane County Engineer has reviewed this project for transportation concurrency and
determined that it is exempt under the Phase I- Development Regulations - Section IV (B) (2c).
17. This proposed zone change has been reviewed according to the site plan of record. Any
modifications to this site plan of record shall require additional review by the County Engineer.
At such time a revised site plan is submitted for review, the applicant shall submit detailed traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure. The applicant is advised that mitigation
maybe required for off-site improvements.
END
. _ ,
TECHNICAL REVIEW MEETING
SPOKANE COUNTY DIVISION OF PLANNING
Date: May 9, 2002
Department: Spokane ReQional Health Districit
~Q~
Department Contact Person: Steven P. Hold'~~fbv, R. S. '
Action: Change of Conditions to an existing Regional Business (B-3) zone to comply with and
delete Zoning Condition #1 requiring public hearing review of a site development plan.
TECHNICAL REVIEW MEETING: MAY 9, 2002 (@, 2:1 S P.M.
1V ote:
The following information is to provide the proposal sponsor with primary agency
comments to assist the sponsor and aid the processing of public hearing items heard
before the Hearing Examiner. The following information does not provide a complete or
binding final review of the proposal. This wnll occur only after the proposal is accepted
and placed on the Public Hearing Agenda. The acceptance of the application and
scheduling of the application on the Public Hearing Agenda is the pnmary function of
this meeting. A secondary function of this meeting is to provide a preliminary review of
the application. This will provide a forum for the sponsor and other departments of what
to expect as standard development conditions and design recommendations.
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the information
(not all agencies/departments have been contacted--only those who have been determined
to have primary interest.
1. a. Does the application (or can the development) meet requirements to be
placed on the Public Hearing Agenda? El YES ❑ NO
b. If no, what is lacking?
c. Public Hearing Schedule: Hearings before the Hearing Examiner are
scheduled upon determination that the application is complete. Items will be
scheduled for the first available public hearing.
2. After a preliminary review of the application what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
See attched conditions.
4- , .
SPOKANE REGIONAL HEALTH DISTRICT CONDITIONS
a. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
b. Water service shall be coordinated through the Director of Utilities, Spokane
County.
c. Water service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
d. A public sewer system will be made available for the project and individual service
will be provided to each lot prior to sale.
e. Use of private wells and water systems is prohibited.
landusc/conditions/pa
v /
i 4788168
18112042 o 121.44P
P
C4UN1Y PIANNING N $0,04 Spokane Co, WA
TITLE NOTICE
FILED BY:
PUBLIC WORKS DEPT
DIV OF PLANNING PVVK-1
1116 W. BROADWAY AVE
SPOKANE, WA 99260-0220
(509) 477-7200
Parcel No.: 55183.0815, 55183.0817, 55183.0819, 55183.9020, 55183.9021
Legal Property Owner: Valley Quality Homes of Spokane
The parcel of property legally described as:
Lots 9-12, Block 18, Corbin Addition to Greenacres, according to plat recorded in Book "S"
Page 30 of Plats, records of Spokane County Auditor; EXCEPT the North 165 feet of the West
124.9 feet of Lot 9, Block 18 thereof; EXCEP7' the North 5 feet of Lot 9 and 10, Block 18
thereof; and EXCEPT road right of way; in Spokane County, Washington,
is the subject of a decision by the Spokane County Hearing Examiner on September 17, 2002,
approving a change of condition application and imposing a variety of special development
conditions. File No. ZE-163A-79 is available for inspection and copying in the Spokane County
Division of Planning.
Release of this Title Notice can only be accomplished through the authority of the Spokane
County Division of Planning or its successor by recording of a"Title Notice Extinguishment"
based upon a finding that such release should occur.
BY SPOKANE COUNTY DIVISION OF PLANNING:
Name: Tammy Jones Title: Planner
Signature: ~ " Date: l0
U ( ° `
4788169
Par,e; 1 of 1
10"1812002 12:44P
C4UN?Y PLANNING N $4,04 Spokane Co, WA
TITLE NOTICE
FILED BY:
PUBLIC WORKS DEPT
DIV OF PLANNING PWK-1
1116 W. BROADWAY AVE
SPOKANE, WA 99260-0220
(509) 477-7200
Parcel No.: 55183.0815, 55183.0817, 55183.0819, 55183.9020, 55183.9021
Legal Property Owner: Valley Quality Homes of Spokane
Division of Planning File No. ZE-163A-79
Authority: Spokane County Hearing Examiner
Prior to the issuance of any building pernut for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of
the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay
Zone).
The property that is the subject of this notice is more particularly described as follows:
Lots 9-12, Block 18, Corbin Addition to Greenacres, according to plat recorded in Book
"S" Page 30 of Plats, records of Spokane County Auditor; EXCEPT the North 165 feet
of the West 124.9 feet of Lot 9, Block 18 thereof; EXCEPT the North 5 feet of Lot 9 and
10, Block 18 thereof; and EXCEPT road right of way; in Spokane County, Washington,
Release of this Title Notice can only be accomplished through the authority of the
Spokane County Division of Planning or its successor by recording of a"Title Notice
Extinguishment" based upon a finding that such release should occur.
BY SPOKANE COUNTY DIVISION OF PLANNING:
Name: Tammy Jones Title: Planner
Signature: : Date: ~ ~ o UU
~
SPOKANE COUNTY HEARTNG EXAMINER
RE: Change of Conditions to a Pnor Zone )
Reclassification, in the Regional ) FINDINGS OF FACT,
Business (B-3) Zone; ) CONCLUSIONS OF LAW,
Applicant: Valley Quality Homes of Spokane ) AND DECISION
File No. ZE-163A-79 )
)
This matter coming on for public hearing on July 10, 2002, the Hearing Examiner,
after revaew of the change of conditions application and the entire record, and finding good cause
therefore, hereby makes the following findings of fact, conclusions of law and decision:
1. FINDINGS OF FACT
1. The application requests changes to certain conditions imposed in the 1979 zone
reclassification (File No. LE-163A-79) of 7.1 acres of land m the Regional Business (B-3) zone,
to allow the development of offices under a specific site plan.
3. The site is located at the northeast corner of the intersechon of Sprague Avenue and Flora
Road, ln the SW 1/4 of Section 18, Township 25 North, Range 45 EWM, Spokane County,
Washington.
4. The site xs currently referenced as County Assessor's tax parcel no. 55183.0815,.0817,
.OS 19, .9020 and.9021. The site is legally described as Lots 9-12, Block 18, Corbin Addition to
Greenacres, according to plat recorded in Book "S", Page 30 of Plats, records of Spokane County
Auditor; EXCEPT the North 165 feet of the West 124.9 feet of Lot 9, Block 18 thereof, EXCEPT
the North 5 feet of Lot 9 and 10, Block 18 thereof, and EXCEPT road right of way; in Spokane
County, Wlshington.
5. The applicant for the proposal and the site ownez is Valley Quality Homes of Spokane, c/o
Jim Golly, 17123 E. Sprague Avenue, Spokane, WA 99016.
6. The Hearing Examiner heard the application pursuant to the County Hearing Examiner
Ordinance (County Resolution No. 96-0171) and the County Hearing Examiner Rules of
Procedure (County Resolution No. 96-0294).
7. The Hearing Examiner conducted a public hearing on the proposal on July 10, 2002. The
legal requirements for notice of public heanng were met.
8. The following persons testified at the public hearing:
Tammy rones Greg Baldwin
Division of Plaluiing Division of Engineering and Roads
1026 West Broadway Spokane, WA 99016
Spokane, WA 99260
HE Findings, Conclusions and Decision ZE-163A-79 Page 1
8. The Hearing Examiner takes notice of the County Generalized Comprehensive Plan, GMA
Comprehensive Plan and Capital Facllities Plan, Phase I Development Regulations, County
Resolution Nos. 2-0037 and 2-0470, County Zoning Code, County Code, other applicable
development regulations, and prior land use decisions in the vicinity.
9. The record includes the documeiats in File Nos. ZE-163A-79 and ZE-163-79 at the time of
the public hearing, the documents submitted at the public hearing, and the items taken notice of
by the Examiner.
10. A Determination of Nonsignificance (DNS) was issued for the proposal on June 26, 2002.
11. On November 15, 1979, the zorung of the site and approximately eight (8) adjacent acres to
the east was reclassif ed from the Agricultural/Transient Living zone to the Commercial zone,
under the now expired County Zoning Ordinance, for unspecified uses and with no specific site
plan. The rezone decision required that a specific site plan for development be submltted for
review and approval by the hearing body, prior to issuance of a building permit on the rezoned
land. The decision also reqwred that the residential uses on the property at the time, and other
uses not permitted in the Commercial zone, be discontinued at such time as a development plan
was subnlitted and approved. See rezone decision in File No. ZE-163-79.
12. On January 1, 1991, the rezone site was reclassified to the Regional Business (B-3) zone,
pursuant to the Progranl to Implement the Spokane County Zoning Code. The Program to
Implement preserved the conditlons of approval imposed by the 1979 rezone, to the extent that
such conditions were more restrictive or specific on development of the site than the
development standards of the B-3 zone.
13. The site is approximately 7.1 acres in size and flat. The southerly half of the subject
property is improved with a manufacrured home sales display lot and business office. The nort
h
half of the site is undeveloped. The main access for the slte is currently Spxague Avenue.
14. A complete application was submitted for tlle subject property on Apri126, 2002. The
application requests deletion of the condition of the 1979 rezone that required the submittal of a
specific detailed site plan for review and approval at a public hearing before site development.
15. The site plan of record submitted on May 21, 2002 illusirates the existing business on the
south half of the site, and a proposed 2,000-square foot, 16-foot high, storage building in the
southeast corner of the north half of'the site. Type I landscaping ts shown along the south and
west borders of the site. Paved parking is illustrated around the existing office. The display area
for manufactured homes is shown as a graveled surface. Access for the site improvements is
i llustrated only to Sprague Avenue.
16. The Staff Report contemplates that the conditions of approval of the 1979 rezone of the site
would be replaced by new conditions recommended by commenting public agencies.
17. Effective January 15, 2002, the County adopted County Resolution No. 2-0037. Such
resolution implemented a new Comprehenslve Plan ("GMA Comprehensive Plan"), a Capital
HE Findings, Conclusions and Decision ZE-163A-79 Page 2
Facillties Plan, County Urban Growth Area (UGA) boundaries, and Phase I Development
Regulations; all pursuant to the State Growth Management Act Such resolution also repealed
the interim development regulations previously adopted by the County under the State Growth
Managemcnt Act
18. On May 7, 2002, the County adopted County Resolution No. 2-0470, whlch made minor
text revisions to the Phase I Development Regulataons. The Phase Y Development Regulations
desigliate the area inside the County UGA. Prior to January 15, 2002, the area `vas designated in
the County's TUGA boundaries.
19. The Phase I Development Regulations designate the site and nearby land to the east, west
and north in the Msxed Use category of the GMA Comprehensive Plan. Such regulations
designate the land lying north of the site in ihe Low Density Residential category of the GMA
Comprehensive Plan.
20. The Phase I Development Regulations reta.ined the B-3 and Community Business (B-2)
zoning of tlle land lying east, west and south of the site; the Light Industrial (I-2) zoning of the
land lying southwest of the subject property; and the Urban Residential-3.5 (UR-3 5) zoning of
the land lying nortllerly of the site. The land lying east, west and south of the site is developed
for commercial uses or is undeveloped; except for Greenacres Junior High, which ls found east
of the site and Tschirley Road. The land lying northerly of the site consists of single-family
homes or undeveloped land.
21. The County Arterial Road Plan in the GMA Comprehensive Plan designates Sprague
Avenue and Appleway Avenue in the vicinity as Urban Principal Arterials, and Flora Road as an
Urban Minor Arterial. Sprague Avenue and Appleway Avenue comprise significant commercial
and transportation corridors in the area.
22. The Staff Report sets forth applicable policies of the GMA Comprehensive Plan The
County has not adopted necessary implementing regulahons for polices of the Mixed Use
category. The B-3 zone is not an implementing zone for such category; however, the
manufactuzed homes sales business is an existing use and the proposed storage use is a permiited
use in the B-2 zone, a zone that implements the Mixed Use category.
23. The Starf Report found the proposal, as conditioned, to be consistent with the GMA
Comprehensive Plan and the B-3 zone. The Examiner agrees with such analysis, and adopts and
incorporates the same by reference as findings of fact herein.
24. Neighboring property owners did not comment on the proposal, and no public agencies
opposed the proposal. As conditioned, the proposal will not have a significant adverse impact on
neighboring properties or the auality of the environment, and will not adversely impact
neighboring properties.
25 Changed circumstances have occurred in the area since the site was rezoned in 1979 and
since the zoning of the site was reclassified to the B-3 zone in 1991. This includes the
installation of public sewer, the rezoning and development of land in the vicinity of the site for
HE Findings, Conclusions and Decision ZE-163A-79 Page 3
commercial development, increased population and traffic in the area, development of the
manufactured home sales business on the site, adoption of the GMA Comprehensive Plan and
Phase I Development Regulations, inclusion of the site ln the County UGA, and road
inlprovements in the vicinity.
Based on the above findings of fact, the Hearing Exaininer enters the following:
YY. CONCLUSIONS OF LAW
1. The proposed change of conditions, as conditioned, generally conforms to the GMA
Comprehensive Plan.
2. The applicanfi has established that the proposal bears a substantial relatlonship to, and/or
will not be detrimental to, the publlc health, safety or welfare.
3. Conditions in the area have significantly changed since the site was last zoned.
4. The procedural requirements of fihe State Environmental Policy Act and the County's Local
Environmental Ordinance have been met.
5. The proposal, as conditioned, complies with the B-3 zone, fihe County Zoning Code, and
other applicable development regulations.
6. The proposed change of conditions meets the criteria established in Section 14.504.040 of
the County Zomng Code for a change of conditions application.
7. Approval of the land use application is appropriate under the critena established for the
approval of land use applications in Section 11 of the County Hearing Examiner Ordinance,
adopted by County Resolution No. 96-0171.
111. DECISION
Based on the Findings of Fact and Conclusions of Law above, the application for a change
of conditions in t11e B-3 zone, to allow the construction of a 2,000 square foot storage building
for an existing manufactured home sales busmess, is hereby approved, subject to the condltions
of the vanous public agencies specified below.
Any changes to pubic agency condifiions added or significantly altered by the Examiner are
italacazed.
Failure to comply with the conditions of th.is approval may result in revocation of this
approval by the Hearing Examiner. This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction over land development.
SPOKANE COUNTY DIVISION OF PLANNING
HE Findings, Conclusions and Decision ZE-163A-79 Page 4
1. Al] condrtions imposed by the Hearing Examiner shall be binding on the "Applicant,"
which term shall include the owner(s) and developer(s) of the property, and their heirs, assigns
and successors.
2. The change of conditions approval applies to the real property currently referenced as
County Assessor's tax parcel nos. 55183.0815,.0817,.0819,.9020 and.9021; and ls more
particularly described as Lots 9-12, Block 18, Corbin Addition to Greenacres, according to plat
recorded in Book "S", Page 30 of Plats, records of Spokane County Auditor; EXCEPT the North
165 feet of the West 124.9 feet of Lot 9, Block 18 thereof; EXCEPT the North 5 feet of Lot 9 and
10, Block 18 thereof; and EXCEPT road right of way; in Spokane County, Washington.
3. The proposal shall comply with the Regional Business (B-3) zone, the Aquifer Sensitive
Area Overlay zone, and other applicable provisions of the County Zoning Code, as amended.
4. The applicant shall develop the subject property in substantial conformance with the site
plan of record submitted on May 21, 2002, subject to compliance with conditions of approval
and development regulations. The Director/designee of the County Division of Planning
Director may adminlstratively approve minor revisions to the site plan, as provided in Section
14.504.040 of the County Zoning Code, as amended. AU other changes require the submittal of a
change of conditions application and its approval by the Hearing Examiner after a public heanng.
All variations shall conforni to regulation standards, and the original intent of the development
plans shall be maintained.
5. Approval is required from the Director of the Division of Planning/designee of a specific
lighting and signing plan for the described property prior to the release of any building permit.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for maintenance acceptable to
the Director of the Division of Planning/designee shall be submitted with a performance bond or
other suitable guarantee for the project prior to release of any building permits. Landscaping
shall be installed and maintained so that sight distance at access points is not obscured or
unpatred.
8. The conditions of approval of this decision replace all the conditions of approval imposed
on the site by the 1979 rezone decision m File No. ZE-163-79.
9. The Division of Planning shall promptly file with the Spokane County Auditor a Title
Notice, after the appeal period has passed for the proposal, which title notice shall generally
provide as follows:
"Prior to the issuance of any building permit for any building or any use on the property
described herein, the applicant shall be responsible for complying with the provisions of the
Zoning Code for Spokane County, Sectlon 14.706 (A9uifer Sensitive Area Overlay Zone). The
legal description]."
HE Findings, Conclusions and Decislon ZE-163A-79 Page 5
10. The Division of Planning shall prepare and record with the Spokane Coutlty Auditor a Title
Notice, noting that the property in question is subject to a variety of special conditions imposed
as a result of approval of a land use action. This Title Notice shall serve as public notice of the
conditions of approval affecting the property in question. The Title Notice should be recorded
with_in the same time frame as allowed for an appeal and shall only be released, in full or in part,
by the Division of Planning. The Title Notice shall generally provide as follows:
"The parcel of property legally described as Lots 9-12, Block 18, Corbin Addltion to
Greenacres, according to plat recorded in Book "S", Page 30 of Plats, records of Spokane County
Auditor; EXCEPT the North 165 feet of fihe West 124.9 feet of Lot 9, Block 18 thereof;
EXCEPT the North 5 feet of Lot 9 and 10, Block 18 thereof; and EXCEPT road nght of way; in
Spokane County, Washington, is the subject of a decision by the Spokane County Hearing
Examiner on September 17, 2002, approving a change of condition application and imposing a
variety of special development conditions. File No. ZE-163A-79 is available for inspection and
copying in the Spokane County Division of Planning."
SPOKANE COUNTY BUILDING AND CODE ENFORCEMENT
1. The applicant should contact the Division of Building and Code Enforcement at the earliest
possible stage in order to be informed of code requirelnents administeredlenforced as authorized
by the state Building Code Act. Design/development concerns include addressing, firc apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classification, existing exterior wall protection and energy code requirements.
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to the release of a building permit or use of property as proposed:
1. The applicant shall dedicate the applicable radius on Main Avenue and Flora Road.
2. Access permits for approaches to the County Road System sha11 be obtained from the
County Engineer.
3. The applicant shall submlt road, drainage and access plans to the Spokane County Engineer
for approval.
4. A Professional Engineer (P.E.), llcensed in the State of Washxngton, shall submit final road
and storm drainage construction plans and a drainage report that conform to the verslons of the
Spokane County Standards for Road and Sewer Construction, the Guidelines for Stormwater
Management, and all applicable federal, state, and local regulations and laws that are in cffect at
the time of the plan submittal or at the ti_me of thc development permit application(s). The final
road and drainage plans and a dra.inage report shall receive the County Engineer's acceptance
prior to release of any associated Grading, Building or Right-of-Way Permtt.
HE Findings, Conclusions and Dccision ZE-163A-79 Page 6
5. A parking plan and traffic circulation plan shall be submltted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices Paving or surfacing as approved by the County Engineer will
be required for any portion of the project which is to be occupied or traveled by vehicles.
6. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
7. No public improvements are rcquired for Sprague Avenue, because roadway improvements
were accomplished per County Road Project #2676.
8. The applicailt is not proposing access to Maln Avenue, according to the site plan of record.
At such time as access is proposed to Main Avenue or improvements fronting on Main Avenue
are developed, road improvements will be required along the frontage of the developing parcel.
9. The applicant is not proposmg access to unimproved portions of Flora Road, according to
the site plan of record. At such time as access is proposed to such portions of Flora Road or
improvements fronting on Flora Road are developed, road improvements wil] be required along
the frontage of the developing parcel.
10. The County Engineer has designated a Local Access Roadway Section for the improvement
of Main Avenue that is adjacent to the proposed development. This will require the addition of
11-13 feet of asphalt along the frontage of the development to match the existing improvements.
Curbing and sidewalk must also be constructed.
11. The County Engineer has designated a 2-Lane Minor Artenal Roadway Section for the
improvement of Flora Road that is adjacent to the proposed development. This will require the
addition of 11.-13 feet of asphalt along the frontage of the development to match the existing
improvements. Curbing and sidewalk must also be constructed.
12. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge constniction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
13. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No. 1-0298 as amended and are applicable to this proposal.
14. No construction work is to be performed within the existing or proposed right of way until
a permit has been issued by the County Engineer. All work within the public road right of way ls
subject to inspection and approval by the County Engi_neer.
15. All required construction within the existing or proposed public right of way is to be
completed prior to the release of a building permit or a bond in an amount estimated by the
County Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
HE Findings, Conclusions and Decision ZE-163A-79 Page 7
16. The applicant is advised that there may exist utilities either underground or overhead
affecting the applicant's property, including property to be dedicated or set aside for future
acqulsition. Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities. The applicant should contact the applicable utilities regarding
responslbility for adjustment or relocation costs and to make arrangements for any necessary
work.
17 The appllcant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
18. The Spokane County Engineer has reviewed the proposal for transportation concurrency
and determined that it is exempt under Section IV (13)(2c) of the Phase I Development
Regulations.
19. The proposed change of conditions has becn reviewed according to the site plan of record.
Any modifications to this site plan of record shall require additional review by the County
Engineer At such time as a revised site plan is submitted for review, the applicant shall submit
detailed traffic information for review by the County Engineer to deternune what traffic impacts,
if any, that the development would have on surrounding infrastructure. The applicant is advised
that mitigation maybe required for off-site improvements.
SPOKANE COUNTY DIVISION OF UTILITIES
1. The proposal has no impact on sewer facilities; therefore, there are no conditions of
approval requested.
SPOKANE REGIONAL HEALTH DISTRICT
1. The sewage disposal method shall be as authorized by the Director of Uhlities, Spokane
County.
2. Water service shall be coordinated through the Director of Utilities, Spokane County.
3. Water service shall be by an existing publlc water supply when approved by the Regional
Engineer (Spokane), State Department of Health.
4. A public sewer system will be made available for the project. The use of on-site sewage
disposal system shall not be authorized.
5. The use of pnvate wells and water systems is prohibited.
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
1. All applicable air pollution control regulations shall be met.
HE Findings, Conclusions and Decision ZE-163A-79 Page 8
DATED this 17`" day of September, 2002
SPOKANE COUNTY HEARING EXAMINER
olll%&~& l .
Michael C. Dempsey, WSBA 5
NOTICE OF FINAL DECISION AND NOTrCE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Exammer
on an application for a change of conditions application is final and conclusive unless wlthln
twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing
files a land use petition in superior court pursuant to chapter 36.70C RCW. Pursuant to chapter
36.70C RCW, the date of issuance of the Hearing Examuler's decision is three (3) days after it is
mailed.
This Decision was mailed by Certified Mail to the Applicant, and by first class mail to
other parties of record, on September 17, 2002. The date of issuance of the Hearing Examiner's
decision is therefore September 20, 2002, counting to the next business day when the last day for
mailing falls on a weekend or holiday. THE LAST DAY FOR APPEAL OF THIS
DECISION TO SUPERIOR COUR'I' BY LAND USE PETITION IS OCTOBER 11, 2002.
The complete record in t11is matter, includmg ttus decision, is on file during the appeal
period with the Office of the Hearing Examiner, Tlurd Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be
inspected Monday - Friday of each week, except holidays, between the hours of 8:30 a.m. and
5:00 p.m. Copies of the documents in the record will be made available at the cost set by
Spokane County.
Pursuant to RCVV 36.70B 130, affected property owners may request a change in valuation
for propex-ty tax purposes notwtthstanding any program of revaluation.
HE Findings, Conclusions and Decision ZE-163A-79 Page 9
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Tammy Jones Greg Baldwin
Division of Planning Division of Engineering and Roads
1026 West Broadway Spokane, WA 99016
Spokane, WA 99260
Valley Quality Homes c/o Jim Golly
17123 E. Sprague Avenue
Greenacres, WA 99016
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STAFF REPORT TO THE HEARING EXAMINER
FILE ZE-163A-79
r~~ , III V I N OF PLANNING
SPOKAN,E COUNTY ~ i i s o
,
HEARING DATE: July 10, 2002 @ 1:30 p m. FILE ZE-163A-79
PROJECT PLANNER: Tammy Jones, Associate Planner
PROJECT DESCRIPTION: Change of Conditions to an existing Regional Business (B-3) zone
to comply with and delete Zoning Condition #1 requiring public hearing review of a site
development plan to allow the construction of a storage structure, 2,000 square feet in size, for an
existing manufactured home sales lot.
Proiect Data
Project Location The subject property is generally located at the NE
corner of the intersection of Flora Road and Sprague
Avenue, in the SW'/4 of Section 18, Township 25
North, Range 45 EWM, Spokane County, WA.
Parcel Number(s) 55183.0815, 55183 0817, 55183.0819, 55183 9020,
55183 9021
Applicant Valley Quality Homes c/o Jim Golly
17123 E Sprague Ave
Greenacres, WA 99016
(509) 927-7422
Comprehensive Plan Designation: Mixed Use
Zoning Regional Business (6-3)
Existing Land Use: Manufactured home sales lot and undeveloped land
Surrounding Zoning and Land Uses:
• North: Zoning to the north of the site consists of Community
Business (B-2) established in 1991, previously
classified as Agricultural (A) in 1958 (ZE-376-58) and
Urban Residential-3 5(UR-3.5) in 1991, previously
classified as Agricultural (A) in 1957 (ZE-286-57)
Land use to the north of the site consists of single-
family residences and undeveloped land.
• South: Zoning to the south of the site consists of Regional
Business (6-3) established in 1991, previously
classified as Commercial (C) in 1978 (ZE-5A-78).
Land use to the south of the site is commercial
• East: Zoning to the east of the site consists of Regional
Business (6-3) established in 1991, previously
classified as Commercial (C) in 1979 (ZE-163-79C).
Land use to the east of the site is commercial.
• West: Zoning to the west of the site consists of Regional
ZE-163A-79
Staff Report - July 10, 2002 Hearing
1 of 5
Business (B-3) established in 1991, previously
classified as Commercial (C) in 1967 (ZE-4-67) and
Community Business (B-2) established in 1991,
previousiy classified as Agricultural (A) in 1942 (ZE-
60-42) Land use to the west of the site consists of
commercial uses and undeveloped land
Known Land Use Proposals and Recent Recent land use actions in the vicinity of the subject
Project Approvals in the Area of this site include:
Project.
ZE-20-01, Zone Reclassification from B-2 to B-3 on
.77 acres for automotive repair, for property adjacent
to Sprague Ave and 400 feet west of Flora Rd,
approved by the Hearing Examiner on June 18, 2001.
ZE-29-96, Zone Reclassification from B-2 and 6-3 to
B-3 on 9 69 acres for B-3 uses, for property located
adjacent to Sprague Ave. and 1,200 feet west of
Flora Rd , approved by the Hearing Examiner on
December 30, 1996.
ZE-42-93, Zone Reclassification from B-2 and B-3 to
B-3 for retail uses and self-service storage on 2.82
acres, for property located adjacent to Sprague Ave.
and 600 feet west of Flora Rd , approved by the
Hearing Examiner Committee on December 16,
1993.
Land Division Status The subject property consists of several tax parcels
of record.
Water Purveyor, Consolidated Irrigation No. 19
Sewer Purveyor The site is currently served by the Spokane County
public sewer system
Fire Distnct # Fire District No 1
Nearest Arterial and Distance* The site is located at the northeast corner of the
intersection of Flora Road and Sprague Avenue. The
Spokane County Arterial Road Plan identifies both
Flora Road and Sprague Avenue as Principal
Arterials. The Spokane County Division of
Engineering and Roads is not requesting any
dedication or Future Acquisition Area (FAA) to be set
aside.
• This proposal is located inside the Urban Growth Area (IUGA).
• This proposal is located inside the Public Transportation Benefit Area (PTBA).
GMA/Critical Areas
Aquifer Recharge Area: The subject property is located inside the
Aquifer Sensitive Area (ASA) Overlay Zone
and inside the Priority Sewer Service Area
(PSSA).
Fish & Wildlife Habitat Conservation Areas. None illustrated on the Spokane County
Cntical Area Maps
Floodplain The site is not located within a flood plain.
Geologically Hazardous Areas* None illustrated on the Spokane County
Critical Area Maps.
Wettands None illustrated on the Spokane County
ZE-163A-79
Staff Report - July 10, 2002 Heanng
2 of 5
~ Critical Areas Maps.
SEPA
A Determination of Nonsignificance (DNS) was issued on June 26, 2002, with a comment period
ending on July 10, 2002
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
June 21, 2002
Mailing Deadline: The deadline for mailing notice to all property owners/taxpayers within 400' of the
proposal was June 24, 2002.
Site Posting Deadline. The deadline for posting notice on the site was June 24, 2002.
1724 Compliance Dates
Application Accepted: April 26, 2002
Determination of Completeness issued May 8, 2002
Date Notice of Decision is Due- August 26, 2002
Reviewinq Aqencies
8 Agencies were notified on April 30, 2002, and June 12, 2002 Comments were due on May 9, 2002, and
June 26, 2002
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Spokane County Division Yes 7/1/02 Washington State No
of Engineering and Roads Department of
Transportation
Spokane County Division Yes 5/9/02 Spokane County Fire No
of Building and Code District #1
Enforcement
Spokane County Division Yes 6/20/02 Consolidated Irrigation No
of Utilities No 19
Spokane County Division No Spokane Regional Yes 5/27/02
of Utilities, Stormwater Health District .
Utility ;
Aqency Comments
Agency comments are in the form of recommended conditions of approval that are intended to replace
existing conditions of approval.
Responses from the Public:
No public responses were received for the subject land use action
Description of the Site:
The subject site is approximately 7 1 acres in size and contains an existing manufactured home sales lot
and business office. The north '/z of the site is undeveloped and the main access to the site is from Sprague
Avenue. Surrounding uses include single family residences, undeveloped land and commercial uses along
the Sprague Avenue commercial corridor
Prolect Description:
The proposed Change of Conditions is for the purpose of complying with and deleting Zoning Condition #1
for a previous Zone Reclassification, ZE-163-79, requiring public hearing site plan review for the
ZE-163A-79
Staff Report - July 10, 2002 Heanng
3 of 5
development of the subject site, to allow for the construction of a 2,000 square foot storage structure to
store matenals related to the existing manufactured home sales business
Backqround-
The application was submitted to the Spokane County Division of Planning on April 26, 2002, and a
Technical Review meeting was held on May 9, 2002 A Determination of Completeness was issued on May
8, 2002, and the Notice of Application was circulated on the same date with a 14-day comment penod
ending on May 21, 2002.
The subJect site is currently zoned Regional Business (B-3) established in 1991, and previously classified
as Commercial (C) in 1979 (ZE-163-79). The adoption of the Phase I Development Regulations to
Implement the Comprehensive Plan by the Board of County Commissioners on January 15, 2002,
Resolution #2-0037, did not affect the zoning of the subject site or the surrounding area.
The subJect Change of Conditions is not specifically subJect to the requirements of Section IV, Concurrency,
of the Phase I Development Regulations, however, the subject site is currently served by public sewer and
water systems, and the proposed storage structure will not result in additional traffic to the site.
The subJect site is affected by a previous land use action, ZE-163-79, consisting of a Zone Reclassification
from Agricultural (A) to Commercial (C) on approximately 14 4 acres for general commercial uses and
approved by the Heanng Examiner Committee on November 15, 1979 The Commercial (C) zone crossed
over to Regional Business (B-3) zone on January 1, 1991, with the Program to Implement the Spokane
County Zoning Code
The applicant is requesting the subject Change of Conditions in order to comply with and delete the
following Condition of Approval for ZE-163-79,
Zoning Condition #1
The specifre site development plan will be submitted for Hearing Examiner Committee review and approval
prior to fhe issuance of building permits.
The applicant is requesting the Change of Conditions in order to allow the construction of a 2,000 sq,uare
foot storage structure to store materials related to the existing use of the site, and to remove the
requirement for public hearing site plan review for any future development of the subject site
The existing use of the site was established in November of 1998 when the building permit was issued for a
manufactured home sales lot. The applicant was not required to comply with Zoning Condition #1 prior to
the issuance of the building permit
Staff Analysis:
Comprehensive Plan*
The subject property is located within the Mixed-use Category of the Urban Land Use Chapter, Chapter 2, of
the Spokane County Comprehensive Plan. Mixed-use areas are intended to consist of "centers" and
"corridors° distnbuted throughout the urban area to provide for retail sales, services, government and
business offices, recreation facilities, higher-density residences and other high-intensity uses to serve the
needs of surrounding residential areas Mixed-use areas are intended to enhance travel options, encourage
development of locally serving commercial uses, medium-density apartments and offices along
transportation corridors identified on the Land Use Plan Map Mixed-use areas discourage low-intensity,
auto-dependent uses and focus on a pedestrian orientation with an emphasis on aesthetics and design.
Neighborhood and subarea planning programs that involve design professionals, government service
providers, business people and community residents will be necessary to design successful mixed-use
areas
Policies UL 12 2, UL 12 3 and UL.12.4 state that Mixed-use areas will include a variety of high density
housing and employment to support transit service, a full range of retail goods and services with an
ZE-163A-79
Staff Report - July 10, 2002 Heanng
4of5
emphasis on community-serving rather than regional serving commercial uses, and will prohibit commercial
uses that require large land areas with low employment densities such as warehouses, auto dealerships,
etc. Policy UL 12 5 states that implementation of Mixed-use areas should only occur after the adoption of a
subarea plan that involves design professionals, government service providers, business people and
community residents will be necessary to design successful mixed-use areas.
As stated above, the poliaes of the Mixed-use Category of the Urban Land Use Chapter do not generally
support uses similar to a manufactured home sales lot, however, the use is already existing and Policy
UL.12.5 states that Mixed-use areas should not be implemented prior to the adoption of a subarea plan
Goals CF 3, CF 6 and CF.7 Capital Facilities, Chapter 7, are to ensure that public facilities and services
support proposed development at established Levels of Service and is consistent with public water and
sewer system planning The subject site is currently served by public water and sewers systems. Policy
CF.8.1 requires stormwater management systems for new development within the Urban Growth Area
(UGA). The subject site has existing stormwater facilities
Zoning.
The existing zoning of the subject site is Regional Business (B-3) established in 1991 with the Program to
Implement the Zoning Code, and previously zoned Commercial (C) in 1979 (ZE-163-79). The purpose of
the existing Regional Business (B-3) zone is to provide for the location of a wide range of retail and service
activities and to implement the Major Commercial category of the Comprehensive Plan The intent is to
implement policies that encourage development along Principal Artenals or highways and establish regional
serving commercial areas.
Zoning in the surrounding area of the site consists of Regional Business (B-3) and Community Business (13-
2) located along Sprague Avenue, with Urban Residential-3 5(UR-3 5) located north of the site.
Site Plan:
The Site Plan of Record for the proposed Change of Conditions illustrates the existing manufactured home
sales lot with existing parking and landscaping areas, and the proposed 40'X 20' storage structure located
near the east property line of the site Access to the proposed storage structure is to be from the existing
access points along Sprague Avenue and Flora Road.
Site Plan Data
Proposed Use Storage structure for existing manufactured home sales lot
Proposed Building 2,000 square feet
Proposed Allowed
Building Height 16 feet 60 feet maximum
Building Setbacks
Front Yard - Sprague Ave 310 feet 35 feet minimum
Flanking Yard - Flora Rd 430 feet 35 feet minimum
Side Yard
East property Iine 5 feet None required adjacent to the B-3 zone
Rear Yard 15 feet 15 feet minimum
Parking None proposed None required
As proposed, the site plan of record generally meets and/or exceeds the minimum development standards
of the existing Regional Business (B-3) zone.
ZE-163A-79
Staff Report - July 10, 2002 Hearing
5 of 5
Staff Summary:
As proposed, the requested Change of Conditions to comply with and delete Zoning Condition #1 is
consistent with the development standards of the existing Regional Business (B-3) zone.
Attachments:
A. Maps
• Vicinity Map
• Site Development Plan
• Comprehensive Plan
• Zoning
B Conditions of Approval
C. Agency and Public Comments
ZE-163A-79
Staff Report - July 10, 2002 Hearing
6 of 5
~ RECOMMENDED CONDITIONS OF
APPROVAL FOR
ZE-163A-79
DIVISION OF PLANNING
SPO&AT,kE COUWY
,
1. All conditions imposed by the Hearing Examiner shali be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
All remaining conditions of approval for ZE-163A-79 shall continue to apply.
2. The Change of Conditions applies to the following real property :
3. The proposal shall comply with the Regional Business (6-3) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner Variations, when approved by the Director of the
Division of Planning/designee, may be permitted, including but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All variations
must conform to regulations set forth in the Spokane County Zoning Code, and the original
intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Planning/designee of a specific
lighting and signing plan for the described property prior to the release of any building
permit
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Director of the Division of Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project prior to release of any
building permits. Landscaping shall be installed and maintained so that sight distance at
access points is not obscured or impaired.
8. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as public
notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Planning. The Title Notice shall generally
ZE-163A-79 July 10, 2002 Public Hearmg
Division of Plannmg Recommended Conditions of Approval
provide as follows
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on July 10, 2002 imposing a variety
of special development conditions. File No. ZE-163A-79 is available for inspection
and copying in the Spokane County Division of Planning.
ZE-163A-79 July 10, 2002 Public Heanng
Division of Planning Recommended Conditions of Approval
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DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: ZE- l 63 A-79
DESCRIPTION OF PROPOSAL: A Change of Conditions to an existing Regional Business (B-3) zone
to comply witll, and delete, Zoning Condition #1 requiring public hearing review of a site development
plan to allow the construction of a storage structure, 2000 square feet in size, for an existing
manufactured home sales lot.
PARCEL NO"S: 55183.0815, 55183.0817, 55183.0819, 55183.9020 & 55183.9021
HEi ARING DATE AND TIlVIE: July 10, 2002 @ 1:30 pm
APPI,ICANT: Jim Golly/Valley Quality Homes, 17123 E. Sprague Ave, Greenacres, WA 99016
LOCATION OF PROPOSAL: The subject property is located at the NE corner of the intersection of
Flora Road and Sprague Avenue, in the SW '/4 of Section 18, Township 25, Range 45 EWM, Spokalle
County, WA.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERNIINATION: The lead ageiicy for this proposal has determined that it does not have a probable
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist aiid other information on file with the lead agency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
14 days from the date issued (below) Comments regarciing this DNS must be submitted no later
than 5:00 p.m., July 9, 2002, if they are intended to alter tlie DNS. All comments should be sent to
the contact person listed below.
RESPONSIBLE OFFICIAL: By: Tammy Jones, Associate Planuer
Spokane County Division of Planning
1116 W. Broadway Ave PWK-1
Spokane, WA 99260-0220 509) 477-7225
DATE ISSUED: June 26, 2002 SIGNATCJI2.E: ~ ~1
COMMENTS REGARDING ENVIRONMENTAL CONCERNS ARE AT THE HEARING.
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOK.ANE
COUNTY DNISION OF PLANNING, 1 st Floor, ] 026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the proJect.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineering; Scott Engelhard
3. Spokane County Division of Engineering, Development Services; John Hohman
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Enforcement, Jeff Forry
8. Washington State Department of Transportation; Mark Rohwer
9. Spokane County Fire Protection District No 1
10. Vera Water and Power
1
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sPOlkA,NE ENVi oN 11.10,23atl
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SEPA ENVIRONMENTAL CHECKLIST
WAC 197-11-960
Spokane Environmental Ordinance Section 11.10 230(1)
PURPOSE OF CHECKLIST
The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies
to consider the environmencal impacts of a proposal before making decisions. An environmental
impact statement (EIS) must be prepared for all proposals tivith probable significant adverse impacts on
the quality of the environment. The purpose of this checklist is to provide information to help you
and the agency identify impact from your proposal (and to reduce or avoid impacts from the proposal,
if it can be done) and to help the agency decide whether an EIS is required.
IIVSTR UCTIOtVS FOR APPLICAN7S
This environmental checklist asks you to describe some basic information about your proposal
Governmental agencies use this checklist to determine whether the environmencal unpacu or your
proposal are si~nificant, requiring preparation of an EIS. Answer the questions briefly, ~vich the most
precise information known, or give the besr description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observations or project plans
without the need to hire experts. If you really do not know the answer, or if a question does not
apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions
now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these question if you can. If you have problems, the governmental agencies can
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period
of time or on different parcels of land. Attach any additional information that will help describe your
proposal or ics environmental effects. The agency to which you submit this checklist may ask you to
e.cplain your answers or provide additional information reasonably related to determininj if there may
be significant adverse impact.
USE OF CHECKLIST FOR NON-PRO/ECT PROPOSALS:
Complete this checklist for non-project proposals, even though questions inay be answered "does not
apply." N ADDTITON, complete the StJI'PLEy1ENTAL SHEET FOR N0N-PROJECT ACI'IO\ S(pan D).
For non-project actions, the references in the checklist to the words "project," "applicant," and
"property or site" should be read as "proposal," "proposer," and "affected geographic area,"
respectively.
Spokane Environmental Ordinance Checklist Page 2 of 21
l ,I
A. BACKGROUiND FILE/PROJF-CT NO
1. Name of proposed project, if applicable:
-5~'o Il-,~ 4 1-- 6 a'~ L 2) N L ?
2. Name of applicant•
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3. Address and phone number of applicant and contact person.
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4. Date checklist prepared.
5. Agency requesting checklist: 6. Proposed timing or schedule (including phasing, if applicable):
Spokane Environmental Ordinance Checklist 1'age ; of 2]
,
,
A. BACKGROLTND (conunued):
7. a. Do you have any plans for future additions, expansion, or fiirther accivity related to or connected with this
proposal? If yes, expla.in.
b. Do you own or have options on land nearby or ad)acent to this proposal? If yes, e:cplain.
~ ~
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8. List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
9. Do you know whether applications are pending for governmental approvals of other proposals directly
affecting the property covered by your proposal? If yes, explain.
10. List any government approvals or permits that will be needed for your proposal, if known.
Spokane Environmental Ordinance Checklist Page 4 of 21
A. BACKGROUND (concmued).
11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and
site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal.
You do not need to repeat those answers on this page.
ey e
~ N >L AI 1V L-, D /t) 7"0')~5 f'OA~G
Al-~~J--,-) ~'a O tak YtO~ ~3 -5 y1G 9 ,O~5 f) ddA 5 iu ~ sV ~JOvV~~
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12. Location of the proposal. Give sufficient information for a person to under t e recise location o your
proposed project, including a street address, if ~y, and section, township an range, l known. If a proposal
would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description,
site plan, viciniry map, and topographic map, if reasonably available. While you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit
application related to this check-Lst.
~XoqG P1I 4~ h 114~- _ Z~~ S
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13. Does the proposed action lie within the Aquifer Senslcive Area (ASA)? The General Sewer Service Area? Tre
Priority Sewer Service Area? The City oE Spokane? (See: Spokane County's ASA Overla}T zone Atlas for
boundaries). 0"I 1Ai&.1J'4 Otli"
~
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Spokane Environmenta.l Ordinance Check]►st age 5 of 21
Evaluation For
Acrency Use Only
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMEN'TS:
1. E.ARTH
a. General description of the site (circle one . flat olling, hilly, steep slopes,
mountainous, ocher• b. What is the steepest slope on the site (approxumate percent slope)?
~
c What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any _
prime farmland.
~
d. Are there surface indications or history of unstable soils in the immediate vicinity?
If so, describe. /M
e. Describe the purpose, type and approximate quantities of any filling or grading
proposed. Indicate source of fill.
tio F'~ L L-- ~j- v:e 2-> 6oAXAK"
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe.
Ne .
/
Spokane Environmental Ordinance Checklist Paae 6 of 21
Evaluation For
Agency Use Only
B. ENVIRONVIENTAL ELEMENT$ (Continued):
g. About what percent of the site will be covered with impervious surfaces after project
construction (for eYample, asphalt or buildings)?
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h. Proposed measures ro reduce or control erosion, or other unpacts to the earth, if any. r~fa
^-~D N& Ak4
.
2. AIR
a. What type of errussions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial, wood smoke) during construction and when the project
is completed? If any, generally describe and give approximate quantities, if known.
Q NL
b. Are there any off-site sources of emissions or odor that may affect your proposal)
If so, generally describe.
N~
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
Spokane Environmental Ordinance Checklist Page 7 of 21
, ' .
Evaluation For
Agency Use Only
B. EWIRONVIENTAL ELEMENTS (Continued):
3. WATER
a. Surface. •
1) Is there any surface wacer body on or in the immediate vicinity of the sice (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what strearri or river it flows into.
2) Will the project require any work over, in, or adjacent to (within 200 feec) the
described waters? If yes, please describe and attach available plans
/V 6 .
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
,
4) tY/ill the proposal require surface wacer withdrawals or d.iversions) Give a general
descriprion, purpose, and appro.cimate quantities if known. ,
;
~
S) Does the proposal lie within a 100-year floodpl:un? If so, note location on the site
plan
.
\
~
Spokane Environmenral Ordinance Checklist Page 8 of 21
1 Evaluation For
'Aa.ency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued): vri, '
• ~ f'
6) Does the proposal involve any discharges of wasze materials to surface waters. If so,
describe the type of waste and anticipated volume of discharge.
N~ -
b. Ground
1) Will groundwater be withdrawn, or will water be dsscharged to ground water?
Give general description, purpose, and approximate quantities if known.
A)D
2) Describe waste material that will be discharged into the ground from septic ta.nks or
other sanltary waste treatment facility. Describe the general size of the system, .
the number of houses to be served (if applicable), or the
number of persons the system(s) are e.cpected to serve. v`1~1'" C
.
3) Describe any systems, other than those designed for the disposal of sanitary waste,
installed for the purpose of discharging fluids below the ground surface (including
systems such as those for the d.isposal of storm water or drainage from floor drains).
Describe the type of system, the amount of material to be disposed of through the
system and the types of materials Lkely to be disposed of (including materials which
may enter the system inadvertently through spills or as a result of fire fighting
activities). ~
.
~
Spokane Environmental Ordinance Checklist Page 9 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)•
~
4) Will any chemicals (especially organic solvents or petroleum fuels) be stored in above-
ground or underground storage tanks? If so, what types and quantities of materials will
be stored?
5) What protective measures will be taken to ensure that leaks or spills of any chemicals
stored or used on site will not be allowed to percolate to groundwater (this includes
measures to keep chemicals out of disposal systems described in 3b(2) and -b(3)?
c. Water Runoff (including storm water)
1) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this
water flow into othe waters? If so, describe.
A~~ .
2) Will any chemicals be stored, handled or used on the site in a location where a spill or ,
leak will drain to surface or groundwater or to a storm water disposal system i
discharging to surface or groundwater?
.~~!a y
3) Could waste mater'als enter ground or surface waters? If so, generally describe.
~ .
~
Spokane Environmental Ordinance Checklist Page 10 of 2 1
Evaluation For
AQency Use Only
B. ENVIRONMENTAL ELEMENT5 (Cootinued):
d. Proposed melsures to reduce or control surface, ground, and runoff water impacts, if ;
any (if the proposed action lies within the AQUifer Sensitive Area, be especially clear on
explanations relatino, to facilities concerning Sections 36(4), 3b(5), and 3c(2) of this
checklist). ~ )
_
4. PLANTS
a. Check or circle types of vegetation found on the site:
deciduous tree: alder, maple, aspen, other
evergreen tree- fir, cedar, pine, other
r 7f~
shrubs
A_ 7
grass U
pasture
crop or grain
wet soil plants: catta.il, burtercup, bullrush, skunk cabbage,
other
water plants: zvater lily, eelgrass, milfoil, other
other types of vegetation
b. What lund and amount of vegetation will be removed or altered?
c. Lisr threatened or endangered species known to be on or near the site. • .~iJ{~ 1~N~ ~ ~ ~f ~Q,
.
~
V► / jQA4 '
d. Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site, if any:
/1JO lv -
-
Spokane Environmental Ordinance Checklist Page 11 of 21
Evaluation For
Aaency Use Only
B. EtWIRONMENTAL ELEMENTS (Continued):
c
5. ANIMALS
a. Circle any birds and animals which have been observed on or
near the sice or are known to be on or near the site.
birds: hawk, heron, eagle, songblyds, other /V
mammals: deer, bear, elk, beaver, other-
fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened or endangered species known to be on or near the site. .
LJ~~
lN •
~
~ .
c. Is the site part of a rrugration route' . If so, explain. ~
/LJ C~
~
. )
d. Proposed measures to pre erve or enhance wildlife, if any:
6. EiVERGY AND NANRAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) wdl be used
to meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
L 2
b. Would your project aftect the potential use of solar energy by adjacent properties?
If sa, generally- describe.
~d .
Spokane Environmencal Ordinance Checklist Page 12 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued)
c. What kinds of energy conservation features are included in the plans of this proposal?
List other proposed measures to reduce or control energy impacts, if any:
7. ENVIRONMEiN1"AL HEAL7H
a. Are there any environmental health hazards, including eYposure to to:cic chemicals,
risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe.
/V4/'vP0
l) Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental
health hazards, if any:
/1)IP .
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operarion, otherP
/v 4
2) What types and levels of noise would be created by or associated with the pro}ect
on a short-term or a lonb term basis (for eYample: traffic, construction, operation,
other)? Indicate what hours noise would come from the site.
74 n'? 62-Y/a? A" ID O 2, v ev "l}8
D !/Tr D ,P:7
. ~
Spokane Environmental Ordinance Checklist Page 13 of 21
ti
Evaluation For
A0,ency Use Only
B. ENVIRONMENTAL ELEMENTS (Continucd):
3) Proposed measure to reduce or control noise impacts, if any•
A/'M
r
8. LAND AND SHORELINE USE
a. What is the current use of the sit and ad)acent properties?
/79 IO/Ub1 olzrTq W17' Al y S d~~ S ~
b. Has the site been used for agriculture? If so, describe.
ND
c Describe any structures on the site.
ivd Al ~ .
d. Will any structures be demolished> If so, which?
~v v
e. What is the currenL zoning classification of the site?
!
Spokane Environmental Ordinance Checklist Page 14 of 21
Evaluation For
Acyency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
i
f. What is the current Comprehensive Plan designation of the site? 7
~
g. If applicable, what is the current shoreline master program designation of the site?
h. Has any part of the site been classified as an "environmentally sensitive" area)
If so, specify.
/?/Q .
i. ApproYimately how many people would reside or work in the c:ompleted project)
~ • p 2 2 j A.) ~ r'1
Appro.cimately how many people would the completed project displace?
~
k. Proposed measures to avoj'd or reduce displacement impacts, if any:
AV
,
l. Proposed measures to ensure the proposal is compatible with eYisting and projected
land uses and plans, if any.
Spokane Environmental Ordinance Checklist Page 15 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
l
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high,
middle, or low-income housing.4VA
~
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
nuddle, or low-income housing. J~
/v /
c. Proposed measures to reduce or control housing impacts, if any.
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas;
what is the principal e:Yterior building material(s) proposed?
./6 ) .7 rPf A4 .
tvoD ~J PD L~ - ~~l~"L w-/--!5
b. What views in the immediate vicinity would be altered or obstructed?
A/D N er. c. Proposed measures to reduce or control aesthetic impacts, if any.
Spokane Environmental Ordinance Checklisc Page 16 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continucd): /
11. LIGHT AND GLARE ,
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
o
b. Could light or glare from the finished project be a safety hazard or interfere with
views)
/V~
c 1Xlhat existing off-site sources of light or glare may affect your proposal?
/lJ4 N f
d. Proposed measures to reduce or control light and glare impacts, if any•
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate viciniry?
AQ N ~
b. Would the proposed pro)ecc displace any existing recreational uses) If so, describe.
Spokane Environmental Ordinance Checklisc Page 17 of 21
~ -
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Con(inued):
c. Proposed measures to reduce or control impacts on recreation, including recreation ,
opportunities to be provided by the project or applicanc, if any:
13. HISTORIC AND CULTUR.AL PRESERVATION
a. Are there any places or ob)ects listed on, or proposed for, national, state, or local
preservation registers, known to be on or ne;ct to the site? If so, generally describe.
b Generally describe any landmarks or evidence of historic, archaeological, scientific
or cultural imporcance known to be on or next to the site.
c. Proposed measures to reduce or cont ol impacts, if any:
~
14. TRANSPORTATTON
a. Identify public streets and highways serving the site and describe proposed access
to the existing street syscem. Show on site plans, if any.
C G ~6!!5 4 D pz, I--2. D.le pq, d oe S G! t- .
DV/L 4 K.) -5,-7-,1yV A, 1!5
b. Is site currently served by public transit? If not, what is the approximate distance
to the nearest transit stop?
~
Spokane Environmental Ordinance Checklist Page 18 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMEiITS (Continued):
c. How many parking spaces would the completed project have? How many would the
~
project eliminate?
d. Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including dnveways? If so, generally describe (indicate whether public
or private)
/lt ~
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
ND ,
f. How many vehicular trips per day would be generaLed by the completed project?
If known, indicate when peak volumes would occur.
, ~ -7 ivf-~s
g. Proposed measures to reduce or control transportation impacts, if any:
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for eYample:
fire protection, police protection, health care, schools, other)? If so, generally describe.
l,v D V z P~ A d) A- ~ D '7 ?c '5-0)
~L-D »UL-j d ev o tt /z.- a W n.,7
Spokane Environmental Ordinance Checklist Page 19 of 21
Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELEMENTS (Continued):
b. Proposed measures to reduce or control direct impacts on public services, if any.
16. UTILITIES
a. Circle uti curren ' able at the site• electriciry natural gas ~vater, .r(efuse~
sen%ic telephon sanitary sewe septic syste
b. Describe the utilities that are proposed for the pro}ecc, the utility providing the
service, and the general construction activities on the site or in the immediate vicinity
which might be needed.
~
C. SIGNATURE •
I, the undersigned, swear under the penalry of perjury that the above responses are made truthfully and to the best of
my knowledge. I also undersrand that, should there be any willful misrepresentation or willful lack of full disclosure
on my part, the aeencv may withdraw an y determination of non-significance That it might issue in reliance upon this
checkl.ist.
Date:
~
Proponent: Proponent: Y.,
(Please type or print) ~ (Signature) u
Address: 17/ V~ City, State, Zip: 74 FltJAeAg-_~ r~/J~" •
99
Phone:
Person completing the form: Date ~
u Phone: / Z. 7 -7 % -7 - A4_
Spokane Environmental Ordinance Checklist Page 20 of 21
w ~ -
FOR STAFF USE ONLY
,
Staff Member(s) Reviewing Checklist. OJW/
Basec~ on zs staff review of the environmental checklist and other peninent information, the staff
A. Concludes that there are no probable significant adverse impacts and recommends a
determination of nonsignificance (DNS).
B Concludes thaL probable significant adverse environmenral impacts do exist for the currenc
proposal and recommends a mitigated determination of nonsignificance with conditions (VIDNS).
C. Concludes that there are probable significant adverse environmental impacts and recommends
a determination of signifxcance (DS)
REFER TO FEE SCHEDULE FOR FILNG FEE
Spokane Environmental Ordlnance Checklisc Page 21 of 21
FILE NO. ZE-163A-79
AFFIDAVIT OF POSTING
STATE OF WASHINGTON )
) ss:
COUNTY OF SPOKANE )
~~l r•~ C, being first duly sworn, deposes and says:
/
At all times mentioned herein I was, and now am, a citizen of the United States of
America and over the age of eighteen years.
On the ~Z j day of J L/ AI E , 2002, I personally posted a sign(s) as
required in the Spokane County Subdivision/Zoning land use regulations at the following
location(s) in Spokane County:
> 'Z 3 A vC-- .
°JnjD> (o
~
S%Ajxaure of Ap`icant o(r,Agent
~-a~ _
Date
Signed and sworn to before me this o? l/_,;6 day of , 2002.
~
WANDA
T. CLA L~
RK
NOTARY PUBLIC NOTARY PUBLIC lN AND FOR THE STATE OF WASHTNGTON
STATE OF WASHINGTON
aPIRES /ANUARY 6, 2003 Residing at: .
Wt?;1qa- -7- (?/q rMy appointment expires: v-3
~
(APPLICANT FILL OUT AND SIGN BEFORE A NOTARY A.ND RETURN TO THE DIVISION OF
PLANNING)
FILE NO. ZE-163A-7
AFFIDAVIT OF MAILING
STATE OF WASHINGTON )
) ss.
County of Spokane )
(Print Name:) b , l
being first duly sworn on oath, ciepose(s) and say(s): '
I am a citizen of the United States of America and over the age of eighteen years.
On the 7vih day of ,.1 L/ AU 2002) I personally deposited in the
United States mail at y0,6,s~ of~icE. 5~ 9ol with suff'icient postage
-
prepaid, a true and correct copy of the PUBLIC HEARING NOTICE, a copy of which is
attached hereto and incorporated herein by reference, to the recorded real property owners and/or
taxpayers, as shown on the Spokane County Treasurer's records as of the 4 day of
, 2002, who have been found to own property within a four hundred 400)-
foot periphery of the applicant's (and/or his/her agents) owned, controlled or under-option
property. The notices were addressed to those individuals and sent to those addresses indicated
on the attached list, incorporated herein by reference. In the event an address was not available
in the official records, I used the current local telephone directory to attempt to locate a valid
address. Notices to property owners and/or taxpayers adj acent (or directly across a street or road)
to the proposal (including land owned or optioned) by the applicant and/or his/her agent) were by
CERTIFIED MAIL as indicated by the attached certified mail re eipts.
Signature: _ _
L
Date: / ~ I - L) ~--Signed and sworn to before me this oj / day of )2002.
WANDA T CLARK NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON
NOTARY PUBLIC
STATE OF WASHINGTON Residing at
EXPIRES IANUARY 6, 2003
- My appointment expires: 0/D ~ d. -3 .
(APPLICANT FILL OUT AND SIGN BEFORE A NOTARY A.ND RETURN TO
DNISION OF PLANNING)
FILE NO. ZE-163A-79
TITLE COMPANY CERTIFICATION AND
APPLICANT CERTIFICATION
TITLE COMPANY CERTIFICATION
I do hereby certify that the following list of names and addresses, consisting of the attached
pages, has been prepaxed from the Spokane County Assessor's or Treasurer's most current
computer records, is to the best of my knowledge correct, and is current within thirty (30) days of
the July 10, 2002 hearing date.
I also certify I have provided loan numbers, if possible, when the owner is listed as a
finance company.
. `
f /
Signed by:_, ~ Aerz. Date: ?
For:
.
/Title Company)'
APPLICANT CERTIFICATION
I. the applicant or agent for the applicant, have verified the attached ownership list with the
attached Assessor's map(s) and find that all tax parcel numbers within 400 feet of the project site,
including owned or optioned land as shown on the Assessor's map(s) have been listed by the
Title Company.
Also, I certify that all property immediately adjacent to the proposal location (including any
property immediately across a street or road from the proposal and such property as may be
owned or optioned by the owner/applicant and/or his/her agent) has been mailed CERTIFIED.
PRINTED NAME: D)) V,0Lz~ 4lil~l'~~7-%
Signed bY. Date:
,
~
PUBLIC NOTICE PACKET
ACKNOWLEDGMENT
I picked up the Public Notice information regarding Division of Planning File No. ZE-163A-79
on this ~day of June, 2002. The public hearing is scheduled for July 10, 2002.
I acknowledge the following information is included in the packet that I received.
Public Hearing Notice Instructions
Memo to Title Company
Title Company and Applicant Certification
Assessor's Maps with 400' Boundary
Notice of Public Hearing/Vicinity Map/Site Plan Reduction
(Mail out a113 paaes)
Memo to Mortgage Holder/Lender
(I acknowledge I must fill one out for each property affected by a mortgage)
Sign Requirements and Instructions
SEPA Information for Sign (Red Supplement) Not needed for Variance
Affidavit of Mailing
Affidavit of Posting
Note: Legal notice must be provided per attached instructions no later than:
June 24, 2002
The above completed information and exhibits shall be returned to the Division of Planning _
at least 2 days prior to the Public Hearing scheduled for July 10, 2002.
~ f
PRINTED NAME: ~ ~O 1 DATE: (o - /54 -o a
SIGNATURE:
, ~ .
SECRETARY NAME: DATE:
_ ~ . .
SIGNATURE: ~ ~
,
S f> C) K ~ 1*-T E N 'I' ~
A D1VTsiUN OF Td-iE PTJBLIC VVORKS I7EPARTIViENT
DIVISION OF PLANNING
N6I0-IAEL V NctoHAM, DmCTOR
MEMORANDUM
TU: Spokane Cou.nty Division of Engineerang & Roads, Scott Engelhard, clo Sandy
Kixnball
Spokarie Cou.nty Division. of Englneering & Roads; John Hohman
Spokatie County Divisian of Utilities; Jim Red
Spokane County Stormwater LTtillty; Brenda Sims
Spokane Regianal Health District; Steve Holderby
Spokane County Divisian of Bu.ilding & Code, Enforcement; Jeff Forry
Spokane County Air Follufiion Contral Authority
Spokane County Fire District Na, I
Vera Water & Povver
FROM Tatnmy Jones, Associate PlarYner
DATE: June 12, 2002
SUBJECT: ~cvlew arid camments for the hearing on July 10, 2002 @ 1;30 pm
FILE NO: ZE-163A-79
BRZEF DESC'R1PTION: AChange of Conditions to ara existing Regional
Business (B-3) zome to catnply with, and delefie, Zaning Cvndition 41 requiring
public hearing review af a site development plan #a allaw the constxuction of a
storage stru~ture, 2000 square fieet in size, for an existing manufactured hpme
sales lot.
PARCEG NO'S: 55183.0815, 55183.4817, 55183.0819, 55183,902D &
55153.9021
APPLICANT: Jim Gally - Valley Quality Homes, 17123 E. Sprague,
Greenacres, W,A 99016 5091927-7422
Note #hat the application and maps were previously circuXated to yaur agency.
Please review and return an.y cornrnents ta rne by June 26, 2002.
Attachments. NQtice of Pub1ic Hearing
MAIZ STDF PWFC-1 • 1116 W BROADWAY AVL-NLTE * SPDICANE, iNASHWGTQN 9926&-0220
['HOR~E~ (509) 477-7200 • FAx: (509) 477-2243 • 7I7D (509) 477-7133
- ,
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: ZE-163A-79; A Change of Conditions to an existing Regional Business (B-3) zone to
comply with, and delete, Zoning Condition #1 requiring public hearing review of a site development plan
to allow the construction of a storage structure, 2000 square feet in size, for an existing manufactured
home sales lot.
Parcel No's: 55183.0815, 55183.0817, 55183.0819, 55183.9020 & 55183.9021
Hearing Date and Time: July 10, 2002 @ 1:30 pm.
Place: Commissioners Assembly Room, Lower Level, Spolcane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Owner: Valley Quality Homes/Jim Golly, 17123 E Sprague Ave, Greenacres, WA 99016 509/927-7422
Address and Location: Generally located at the NE corner of the intersection of Flora Road and
Sprague Avenue, in the SW `/4 of Section 18, Township 25 North, Range 45 EWM, Spokane County,
Washington.
Comprehensive Plan: Mixed Use
Existing Zoning: Regional Business (B-3)
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Planning, as the lead agency, on June 26, 2002. The comment period ends Ju1y 9, 2002.
Related Permits: In order for the project to be developed as proposed, additional permits must be
obta.ined as required by other local, state and federal agencies.
Division of Planning Staff: Tammy Jones, Associate Planner, (509) 477-7225
HEAIZING EXAMINER PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 1-0700. All interested persons may testify at the public bearing, and
may submit written comments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolufiion Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities that are accessible to persons
with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection
seven days before the hearing. The Staff Report and application file may be inspected at the Spokane
County Division of Planning, 1 S` Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8:30 a.m. and 5:00 p.m., weekdays, M-F, except holidays. Copies
of documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1116 W. Broadway PWK-1, Spokane, WA 99260, Attn: Tammy Jones. Motions
must be made in writing and submitted to the Spokane County Hearing Examiner, 1116 W. Broadway
PWK-3, Spokane, WA 99260-0245.
MAIN A.vE_
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SP4KANE, WASN G2i2
~ PHONE (509) 928-9322
~ ZE-163A-79 ~
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-
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NOTICE OF APPLICATION
TYPE II
DIVISION OF PLANNING
SPOKATskE COWTY
,
This Notice of Application is being provided to affected agencies and owners/taxpayers
of property located within 400 feet of a proposed land use application received by the
Spokane County Division of Planning. This notice is to advise you that the land use
application may affect you and to invite your comments on the project. Written
comments may be submitted by any person regarding this project. All comments
received by May 21, 2002, will be considered by the project planner prior to preparation
of a staff report to the Hearing Examiner. Comments will continue to be welcomed up
through the public hearing. The project file may be examined between 8:30 a.m. and
5 00 p.m. Monday through Friday, except holidays, in the Planning Division of the Public
Works Building, 1 S` Floor Permit Center West, 1026 West Broadway, Spokane,
Washington. If you have questions, you may call the project planner at the phone
number identified at the end of this notice. Please reference the PROJECT F!(.E
NUMBER(S) in al) your communications.
PROJECT FILE NUMBER(S): ZE-163A-79
APPLICANT. Valley Quality Homes, Jim Golly
17123 E Sprague Ave
Greenacres, WA 99016
(509) 927-7422
PROJECT DESCRIPTION: A Change of Conditions to an existing Regional Business
(6-3) zone to comply with, and delete, Zoning Condition #1 requiring public hearing
review of a site development plan to allow the construction of a storage structure, 2000
square feet in size, for an existing manufactured home sales lot.
PARCEL NO.: 55183.0815, 55183.0817, 55183.0819, 55183.9020, 55183.9021
PROJECT ADDRESS AND LOCATION: The subject property is located at the NE corner of
the intersection of Flora Road and Sprague Avenue, in the SW %4 of Section 18,
Township 25, Range 45 EWM, Spokane County, Washington.
DATE APPLICATION SUBMITTED April 26, 2002
COMPREHENSIVE PLAN DESIGNATION: Mixed Use
Type III Ntc of App/rev 10-8-97 Page 1 Of 2
EXISTING ZONING: Regional Business (B-3)
ADDITIONAL PERMITS: In order for the proJect to be developed as proposed, additional
permits must be obtained including access permits, sewer connection permits and
building permits.
ADDITIONAL STUDIES REQUESTED. No additional studies have been requested at this
time. Additional studies/information may be required prior to the scheduling of a public
hearing.
ENVIRONMENTAL DOCUMENTS: Review of proposed development regulations and
typical recommended conditions of approval and/or mitigating measures indicate the
State Environmental Policy Act (SEPA) threshold determination will likely be a
Determination of Non-significance (DNS)
DEVELOPMENT REGULATIONS: The proposed project shall comply with the regulations
and development standards identified in the Spokane County Zoning Code, Spokane
County Subdivision Ordinance, Spokane County Critical Areas Ordinance, Uniform
Building Code, Spokane County Standards for Road and Sewer Construction, Spokane
County Guidelines for Stormwater Management and the regulations of the Spokane
Regional Health District.
ACTION: This project is subject to a future public hearing You will be receiving a Notice
of Hearing, which will be issued a minimum of fifteen (15) days prior to the public
hearing. A written report, including a staff analysis of the project and recommendation of
decision, will be available for inspection seven (7) calendar days prior to the public
hearing. Participation in the public hearing is encouraged. A copy of the Notice of
Decision issued by the Spokane County Hearing Examiner, which identifies the findings
of fact, conclusion, decision and appeal rights will be provided to those individuals who
testify at the public hearing and will be available to all others upon request
ATTACHMENTS. Please find an attached site plan and vicinity map for your review.
REVIEW AUTHORITY. Tammy Jones, Associate Planner
Spokane County Division of Planning
1026 West Broadway Avenue
Spokane, Washington 99260-0050
(509) 477-7200, extension #7225
Fax: (509) 477-2243
Date Issued: May 8, 2002
Signature:
v U
Type I I I Ntc of App/rev 10-8-97 Page 2 of 2
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SlMMN ENGINEERS MCC.
N 909 ARCONNE ROAD
SPOKAAIE. WASN OW2
L PHOiVE (M) 928-1322
FILE NO: ZE-163A-79
DECLARATION OF MAILING
I, Jody Fisher, under penalty of perjury of the laws of the State of Washington, do hereby
declare:
I am a citizen of the United States of America and over the age of 18 years.
On the 8th day of May 2002, I caused to be deposited in the United Sta.tes mail at
Spokane, Washington, with correct United States postage affixed, a true and correct copy of
NOTICE OF APPLICATION, a copy of which is attached hereto and incorporated herein by
reference, to the recorded real property owners and/or taxpayers as shown on the Spokane
County Assessor's records as of March 29, 2002, who have been found to own or pay taxes on
property adjacent to the applicant's/agent's owned, controlled or under-option property, and
additionally parcels adjacent to any private access easement road. The notices were addressed to
those individuals and sent to those addresses indicated on the attached list, incorporated herein
by reference.
Dated at Spokane, Washington, this 8th day of May, 2002.
~
Cn4_t
,
v U Jody Fisher
HD-DECLARA'C10N OF MLG MSTR
M t, i
a
S P O K A N E O U N T Y
.r--_ A DIV[SIOeV OF THE PUBLIC WORKS DEPARTMEN7'
DIVISION OF PLANNWC
MICHAEL V. NEEDHAm, DIRECTOR
MEMORANDUM
TO: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; Joh.n Hohman
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims ,
Spokane Regional Health District; Steve Hoiderby
Division of Building & Code Enforcement; Jeff Forry, Ron Hand
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane Transit Authority; Gordon Howell
Spokane County Fire District No. 1
Vera Water & Power
Office of Historic Preservation, Teresa Brum
Washington State Department of Transportation; Mark Rowher
FROM: Tammy Jones, Planner ~
DATE: Apri130, 2002
SUBJECT: ZE-163A-79; Change of Conditions
TECBINICAL REVIEW MEETING
May 9, 2002 (iD, 2:15 P.M.
Public Works Building lst Floor Conference Room
Please review the above application and use the attached TECHNICAL REVIEW MEETING
FORM for your comments. The Division of Planning encourages you to attend this
meeting. The sponsor and representative have aiso been invited to attend this meeting. If
you cannot attend, please forward three (3) copies of your review comments on the
attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS will be
given to the sponsor at the meeting and included in the Division of Planning file. Thanks
for your cooperation. If you have any questions about the application, please contact me
at 477-7200.
NOTE: The Division of Planning is circulating the SEPA Checklist for comments. This
will be the only time you will be able to comment regarding the SEPA Checklist
for this project.
Attachments: Technical Review Form, Project Application, Site Development Plan, Vicinity Map,
SEPA Checklist
Copy without enclosures: Va11ey Quality Homes, Jim Golly, 17123 E. Sprague Ave., Greenacres, WA 99016
1026 W BROADWAY • SPOKAIVE, WASHINGTON 99260-0220
PHONE (509) 477-7200 • FAX (509) 477-2243 • TDD (549) 477-7133
Spokane County
llivision of Planning
Technical Review 1Vleeting
Meeting Date and Time: May 9, 2002 @ 2:15 p.m.
Project File No.: ZE-163A-79
Project Location: Generally located at the northeast corner of the intersection of Sprague
Avenue and Flora Road, in the SW1/4 of Section 18, Township 25 N., Range 45 EWM,
Spokane County, Washington.
Comprehensive Plan: Mixed Use
Project Description: Change of Conditions to an existing Regional Business (B-3) zone
to comply with and delete Zoning Condition # 1 requiring public hearing review of a site
development plan.
Parcel No(s): 55183.0815, 55183.0817, 55183.0818, 55183.0819, 55183.9020,
55183.9021
Applicant: Valley Quality Homes, Jim Goll °y
17123 E. Sprague Ave.
Greenacres, WA 99016
(509) 927-7472
Project Plaruler: Tammy Jones
TECHNICAL REVIEW MEETING
SPOKANE COUNTY DIVISION OF PLANNING
Date:
Department:
Department Contact Person:
Action: Change of Conditions to an existing Regional Business (B-3) zone to comply with and
delete Zoning Condition #1 requiring public hearing review of a site development plan.
TECHNICAL REVIEW MEETING: MAY 9, 2002 61, 2:15 P.M.
1Vote:
The following information is to provide the proposal sponsor with primary agency
' coinments to assist the sponsor and aid the processing of public hearing items lleard
before the Hearing Examiner. The following information does not provide a complete or
binding final review of the proposal. This will occur only after the proposal is accepted
and placed on the Public Hearing Agenda. The acceptance of the application and
scheduling of the application on the Public Hearing Agenda is the primary function of
this meeting. A secondary function of this meeting is to provide a preliminary review of
the application. This will provide a forum for tlle sponsor and other departments of what
to expect as standard development conditions and design recommendations.
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the information
(not all agencies/departments have been contacted--only those w11o have been determined
to have primary interest.
1. a. Does the application (or can the development) meet requirements to be
placed on the Public Hearing Agenda? ❑ YES ❑ NO
b. If no, what is lacking?
c. Public Hearing Schedule: Hearings before the Hearing Examiner are
scheduled upon determination that the application is complete. Items will be
scheduled for the first available public hearing.
2. After a preliminary review of tlle application what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
C
SPOKAN4t COUNTY DIVISION OF
PLANNING
CHANGE OF CONDITIUNS FOlZ A
,
PR.EVIOUSLY APPROVED ZONE CHAN p~
~~O
Date: L/~ Application No. P'~'~ C,` 0 ~
~ ~ ouNry
Name Of Applicant/Representative: VBLLf!~,Y 4"Lry-y )4,eriji--.ea
. Q y
, 3 y~ ~V~S/0
Mailing Address: 7/ ~ ~ ~
~p[e
City: State: w109 . Zip:
~
Phone: 97- 7-7y 7-0- (Work) (Home)
Existing Zone Classification: ~ r 3
Date Existing Zone Classif cation Established:
Legal Description of Property: 1',/> /Z 6 i 1U A 6~1 3> >"T-7 z N- L-, /4,faJA G>?'.z
~-7` D )r-7 1.. °l aL~3' ~ 7~- C /v JA& S.f 77 7- Ll
/V f -
Parcel No.: Secfion: Township: ? S Range:
Source of Legal:
PROPOSED CHANGE OF CONDTTIONS
Reference specific "Condition(s)" of original approval (Cite the applicable condition from the
Findings and Order of the Hearing Examiner Committee's public hearing).
.
A))4 VC-- n ~ r F- tS 1,-o r2 0 a ~
~ rv .4 t d c,v dv s ~-f I Y-4_
Give detailed explanation of request for change in status of the proposal.
If development of the site will be changed substantially by this request, or the property has
boundaries different than originally proposed, a revised development plan must be submitted.
. .
/SjOature bf App7' ant r lAgent Address if different than Applicant
Rev 10/00 jdf
SPOKANE COUNTY
DNISION OF PLANNING 5po,$~'~',~i~~.
4ff PRE-APPLICATION CONFERENCE ~CC~~~'"'''
d '
R~b20
p?
PRELIMINARY CONFERENCE FOR:
❑ PLAT ❑ SHORT PLAT D BINDING SfTE PLAN
❑ TEMPORARY USE ❑ VARIANCE ❑ CONDITIONAL USE
❑ ZONE CHANGE CHANGE OF CUNDfTiO ' S HER
•
I `
ApPlicant: , t 1 )JA
~ ~ V
Appiicant's Addr s:
City, State, Zip: Phone:
Parcei number(s);:
Property Owner(s): Q~.~ G0(~~~1 Ohl
Project location & address:
~ AL (WMt fA.
t`
U
ti 7, 4 ,f f
' ~
} iw
General project description: I Q;~ , C , .
~ _ 1~- v.i\I(~~~..iVV ~ 1 r\ ~ 1C 1 ' \ \ ~1./+i 1 •J/V / I v W v ~
\J
Type of Access: ~'~1.~,~ •
Proposed land use: ( m
Sewage Disposai Method: MM_ Proposed # of lots:
Proposed zone (if rezone): Site size:
~ 1~
6#jw 1
t
.f
Existing Zone: Comp. Plan Category:
Fire District: School District: (Y-4- ~5h
Water District: Neighborhood Assoc.:
Roadway Ciassi cation(s): UI~L~.~~/ ~~'t/ . /
PSSA inside outside 0 ASA in;rIf outside 0 4LJGA inside [~J outside O
Joint Planning Area? Yes O N yes, which city/town?
Influence Area? Yes O No If yes, which city/tow ?
Environmental or cultural resources? Yes O No If yes, which type?
Designated shoreline area? Yes O No If yes, which designatiQn?
.
Affected by fioodplain? Yes O No P~
Within 1000' notification boundary of designatrNo atural Resource Lands? Yes O No
Public Transit Beneft Area (PTBA)? Yes O
Within Airport Overlay Zone? Yes O No
1. Wetlands? Yes O No QJ
❑ Category 1(200 foot minimum buffer)
O Category 2(150 foot minimum buffer)
0 Category 3(75 foot minimum buffer)
0 Category 4(25 foot minimum buffer)
0 Unknown
Comments:
,
II. Fish and Wildlife Habitat? Yes ❑ No
Priority Habitat Species:
~
III. PermanenUSeasonal Streams? Yes 0 No 2/
O Type I(250 foot minimum buffer area)
0 Type 2(100 foot minimum buffer area)
• Type 3(100 foot minimum buffer area)
D Type 4(75 foot minimum buffer area)
O Type 5(25 foot minimum buffer area)*
" No buffenng requirement for Type 5 streams when there is no connection to Type 1, 2, 3, or 4 streams
Comments: Pre-conference form
Page 2 of 4
1 -
IV. Geologically Hazardous Areas? Yes O No
If yes, indicate type of hazard(s)
❑ A slope of 30% or greater
• Erodible soils
O Hydraulic factors (i.e. existing on-site surface and groundwater)
0 Prone to landsliding
D Area of uncompacted fill
• Unstable areas due to rapid stream or stream bank erosion
Comments:
Planning Issues (landscaping, buffer areas, land use compatibility, traffic, etc.):
~ - ,
Special project requirements (plans, studies, permit, Certificate of Exemption, etc.):
General comments:
.
"1724"/Hearing Examiner/Appeal Procedures:
Handouts provided:
Pre-conference form
Page 3 of 4
e
EV M.M'
A check mark indicates those agencies you are encouraged to contact regarding your proposal:
Spokane County Public Works
O Division of Building and Code Enforcement 477-3675
❑ Division of Utilities, Sewer/Water Resources 477-3604
O Division of Utilities, Stormwater Utility 477-3604
O Division of Engineering, Drainage 477-3600
• Division of Engineering, Transportation 477-3600
0 Spokane Regional Health District 324-1560
❑ Spokane County Parks 477-4730
O WA State Department of Transportation 324-6000
• WA State Department of Ecology 456-2926
O WA State Department of Fish and Wildlife 456-4082
O Spokane County Fire District No.
O Water District No.
• Other Agencies:
I, the applicant, acknowledge receipt of and understand the content of this document and
subrnittal checklist:
Applicant: Date:
Staff Planner: Date:
Amount Paid: Receipt No.
Pre-conference form, wtc rev. 92601
F/Cunent Planning Master Forms/App Forms for all Proj/Misc fonns for all ApplIcations/Pre-conference form
Pre-conference form
Page 4 of 4
f \
SPOK:.ANE COUNTY DIVISION OF PLANN1NG
SUBMITTAL CHECKLIST
.Fp
~Alec0
ZONE RECLASSIFICATION ~N~►
~ 2 6 ~0
Ti
ITEMS CHECKED BELOW MUST BE SUBMITTED WITH YOUR APPLICAT~`„~yY O~ ~ r~ PRELIMINARY CONFERENCE
~
~ SUBMITTAL CHECKLIST ~
APPLICATION FORM G'
Submit completed application on the attached fo with all signature ks comp ~
, ~s ~ a ~~`/y~
~
~ 0~,.7 7"J ~ ~'Gs I ✓l~i~" `T
~ ~ ASSESSOR,S SECTION MAPS
Subm' 2 opies of current County Assessor maps ~wing the subject property outlined. in red and
ad'a wned or under ~option to the owner or sponsor (indicate adjacent property with a
red dashed line). Adiacent incs property located across roads and rivers, etc.
Assessor maps are available at the County Assessor's Office and must be cunent (less than 30 days
old) at the time of submittal. Platted (1 "=200') and range (1 "=400') parcel maps must be obtained,
as you may need both sets, depending on your property location. The maps are used for legal
notification of property owners within 400 feet of the boundary of the total contiguous ownership
- andlor controlled property (shown in red). Label and sbow in red line the 400 foot boundary from
the total contiguous ownership.
v
ZONTNG SECTION P . Q~~~I
\Submit 1 copy the official ~zoning map w the boundary of the proposed zone chaage(s)
indicated ' ed, witli the proposed zoning labeled on the property. The zoning boundary shall be
staipe, y a licensed land surveyor. Copies of official zoning maps are obtainable from the
Co Nda Building and Planning. (The written legal description(s) on the application
g boundary(s) shown on the map shall coincide, verifed by the surveyor's
stampproperty does not have to be surveyed at this time. The map stamped by a
licensyor verifies the written legal description for the proposed zone change is
accuron the zoning map.
ENGINEER'S SECTION MAPS
eSubmit 2 current copies of the section map(s) showing the subject property outlined in red.
Engineer section maps are available at the County Engineer's office.
8,ubmit ONII~IG PLAN AND/OR SITE PLAN
~
9 blueline copies of the development proposal drawn to scale and 1 zoning plan/site plan
duction~,$~ll2" x 11' or 11" x 17") indicating the following information in a clear and concise
anner:
a. Scale of drawing; north arrow; dimensions of the site boundaries and area in square feet or
acres; corporation, firm or individual preparing the site-p-Ta-n --with date; and
--Map--
~
ZONE RECLASSIFICATION CHECKLiST Page 2 of 4
b. The following data in table form on the site plan:
xisting Gone(s) ~ ProposecfZone(s) ~ Acres or Sq. ~t.
~
Building Information:
Percent of Building Coverage (in sq. ft.)
.
Building Use(s) ~ .y
Landscaped Areas \ (in sq. ft.)
Type of Landscaping
~ No. of Parking Spaces LZequired ~
Percent of Open-Sp ca (exclude paved areas) ~ (in sq. ft.)
Buildin ~S cks .
~
~ c. Indicate the following:
1. Indicate right of way width and names of streets adjacent to the site.
2. Existing buildings_and o_ther imnrovements: indicate which ones are to remain,
which ones are to be removed. 3. Proposed buildings and dimensions.
4. Height of all buildings, structures and signs.
5. Access points and driveways.
6. Proposed or existing easements providing access to the site. _
7. Interior circulation patterns.
8. Parking areas and spaces.
9. Building setbacks to property lines, and to center line of adjacent private and
public roads.
10. Type and location-DDodscaping, fencing, lighting and signage.
PLAN AND 7NARRATIVE
Submit a plan ative which meets the requirements of Section 14.704.140 of the
l Spokane C ning Code. The PUD plan shall include building elevation and location and the
n ' e shall inclu e tailed description of the proposed PUD plan and also a description of
how the PUD meets the purp e and intent of Section 14.704.140. See attached PUD Checklist
Worksheet.
CCHECKLIST
A completed environmental checklist is required for all zone changes, planned unit developments
and subdivision requests. Short plats, binding site plans and other land use applications may
require a checklist under SEPA rules unless exempted by WAC 197-11-800. Note: If previous
environmental checklist exists for the property, it may be adequate to address environmental
issues.
• t
/
ZONE RECLASSIFICATION CHECKLIST Page 3 of 4
21 COUNTY DIVISION OF BUILDING AND PLANNING FEES
ZONE RECLASSIFICATION (Due at application acceptance meeting)
From any zone to the EA or GA zone $
From any zone to the RR-10, SRR-5, SRR-2 and SR-1 zone $
From any zone to the SR-1 /2 and UR-3.5 zones $
From any zone to the RS, UR-7, UR-12 and UR-22 zones $
From any zone to the B-l, B-2, and B-3 ~nes XOU l~ $j51~6. U~
From any zone to the I-1, I-2 and I-3 zones $
From any zone to the Mining zone
From any zone to any zone not listed above $
Environmental Checklist $ oo
Zero Lot Line $
C',41 , W'W
othe J $ ~
W r
PLANNED UNIT DEVELOPMENT
Preliminary PUD $
Change of Conditions
Site plan review with public hearing $
El71ig,.(0 0
TOTAL
DUE AT SUBMITTAL
d/00T11ER GOVERNMENTAL PROCESSING FEES
The County Engineer, County Regional Health District and County Division of Utilities typically
charge fees in conjunction with your proposal. Please contact these departments for their current
fee schedules for your proposal. (These fees are due at the time the departments sign your
application).
/
ZONE RECLASSIFICATION CHECKLIST Page 4 of 4
c ~
~ ❑ REQUIRED PUBLIC NOTICE (See attached notice requirements)
~
❑ OTHER EXHIBITS OR APPLICATIONS
~ / ~,/o a, -1kMft
Date ► Planner REZONE SUBMITTAL CHECKLIST KJS 4-97 rev 5 2000
^ -
~
~
(1~.. p 63A
' ~ ,QN ~0
TITLE COMPANY CERTIFICATION
APPLICANT CERTIFICATION
TITLE COMPANY CERTIFICATION
I do hereby certify that the following list of names and addresses, consisting of
the attached pages, has been prepared from the Spokane County Assessor's or
Treasurer's most current computer records, is to the best of my knowledge correct,
and is current within thirty (30) days of today's date.
I also certify I have provided loan numbers, if possible, when the owner is listed
as a finance /comZany-
Signed by. Date: ~ ~
, t
For: ~
(Title Company)
APPLICANT CERTIFICATION
I, the applicant or agent for the applicant, have verified the attached ownership
list with the attached Assessor's map(s) and find that all tax parcel numbers adjacent to
the project site, including owned or optioned land as shown on the Assessor's map(s)
have been listed by the Title Company.
Printed Name:
Signed by: . Date:
~
INSTRUCTIONS FOR PREPARATION OF ENVELOPES
FOR NOTICE OF APPLICATION ONLY
All addresses of each property owner and each taxpayer must be placed on a 4 1/8° x 9 1/2" (#10)
stamped envelope for each tax parcel number that is listed by the title company. Do not include a
return address. See examples below.
If the tax parcel shows two separate individuals and/or different addresses, then an addressed
envelope for each is required. We are required to mail a notice of application to each different
individual and each different address. If the same individual has two or more addresses on the
Assessor/Treasurer record, then each address needs to be placed on an envelope.
You do not need to prepare separate addressed envelopes if the name and address is identical.
However, each tax parcel number must be listed on the single addressed envelope if more than one tax
parcel is involved with an identical name and address.
c`ea"e 8l9nk> ~ Tax parcel number
Joe Property Owner 23453 9023
9876 W Street
Spokane WA 99999
(Leave Blank) E3 Note: tax parcel 23453.9023 shows the
same property owner name with finro
different addresses - mail to both
Joe Property Owner 23453 9023
3371 E Street addresses
Spokane WA 99267
Note: tax parcel 46322.9019 and
(Leave 81ank) ~ 46321.9052. The property owner with the
same address was listed for two properties
463229019 - only need one envelope.
Mary Properiy Owner 46321 9052
7654 N Slreet
Deer Park WA 99888
(Leave8lanlc) ❑ Note: Mary and Bill have interest in tax
parcel 46321.9052 - each separate
taxpayer and each separate property must
BdlTaxpayer 463219052 be sent a Notice.
2953 S SUeet
Spokene WA 99001
If you have questions, please call the Division of Planning at (509) 477-7200.
. ,
.
Parcel, 55183 0815
Owner: VALLEY QUALITY HOMES OF SPOKANE LLC
CoOwner* 45134 Q9Q9 55183 0724 1
Owner Address
45134
1830 S 1ST ST YAKIMA WA 98903-2226 USA (~J11
55183 0725
45134 0912
Site Address - 55183 0722
0 ADDRESS UNKNOWN SPOKANE 45134.0910 55183 0732 5~183 0729
`n15114-0905-' 55183 27
Legal Description $1~ ~0g i 55183 0723 ~183 0731
.
CORBIN AOD GRNACRS PT OF L9 B18 EXC N165FT OF W124
9FT&EXC ain
908 ~
NSFT •
^18308 2
,
451341774 5618308 183.~39 55183 08
x
, .
• ,
' 0817 ~1830834
45134.1775
' 4~13417~'1 183
;
`55183 0838
5 45134177A' '
<
.r I
~5 t
, 53183 08''8 183 0821183 08~0 55'183 ORCi7183 083~
55183 08~
45134177a -
Sffagule
.45241-9f+.' C bb192 9058
Nobce This is not a legal docurnent Data depided on this map is general & subject to constant revision It is intended
for reference use only Legal documents shouid be obtained from the appropriate agency