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ZE-0029-00 t 1,4 4 F SPOKANE COiJNTY HEARING EXAMINER RE Zone Reclassification from the Urban ) FINI)INGS OF FAC'T, Residential-3 5(LJR-3 5) Zone to the ) CONCLUSIONS OF LAW, Neighborhood Business (B-1) Zone, ) AND I)ECISION Applicant Marvin and Phyllis Markham ) File No ZE-29-00 ) g. SUMNdARY OF PROPOSAL AND I)ECISgON Proposal: Application for a rezone from the Urban Residential-3 5(UR-3 5) zone to the Neighborhood Business (B-1) zone, for those uses allowed in the Neighborhood Business (B-1) zone Decision: Approved, subject to conditions The Heanng Examiner has reviewed the zone reclassification application and the evidence of record, and hereby adopts the following findings of fact, conclusions of law and decision gi. BACKGROUND/FINIDINGS OF FACT A. General Inforrnation: AppIlicant/Owner Marvin L and Phyllis E Markham, 1519 North Barker Road, Greenacres, WA 99016 Site Adcflress: 1519 North Barker Road and 18624 East Mission Avenue Legal Y)escription: The North %z of Lots 1 and 25 Block 9, Valleyview Addition Parce11o1umber: County Assessor's tax parcel no 55181 1901 and 1926 Locatio0: Generally located at the southwest corner of the intersection of Barker Road and Mission Avenue, in the NE '/4 of Secnon 18, Township 25 North, Range 45 EWM, Spokane County, Waslvngton Zoning: Urban Residential-3 5(LTR-3 5) The property is also located within the Public Transit Benefit Area and the Aquifer Sensitive Area Overlay Zone referenced in the County Zoning Code Comprehe0sive Plan: Urban category The site is also located within the Pnority Sewer Service Area, the Urban Impact Area, and the Aquifer Sensitive Area designated in the Plan YUGA: The site is located inside the intenm urban growth area boundanes designated by the County, pursuant to the State Growth Management Act HE Findings, Conclusions and Decision ZE-29-00 Page 1 d Critical Areas: County Cntical Areas maps do not deslgnate any cntical areas dn the site Environmental Review: A Determination of Nonsigiiificance (DNS) was issued by the Division of Planning on December 15, 2000 Site Description: The site is approximately 30,192 square feet in size, rectangular in shape and flat in topography The subject property is developed with a 2-stor}r smgle-family residence along its frontage with Barker Road, and with an attached shopistorage building along its frontage with Mission Avenue The attached building was most recently used to house a ceramic shop A detached garage is located in the southwest corner of the site A gravel parking lot located in the north portion of the site is accessed from Mission Avenue The applicants do not currently reside on the site, and the ceramics shop use has been abandoned The lower level of the residence is cunently being rented Surrounding Conditgoms: Barker Road in the area is designated as a Pnncipal Arterial by the County Arterial Road Plan, while Mission Avenue is designated as a Minor Arterial Barker Road is improved to 3 lanes in the vicinity, with one southbound lane and 2 northbound lanes Barker Road and Mission Avenue each lack curb, sidewalk and street lighting in the vicinity Interstate 90 extends through the area some distance south of the site The I-90/Barker Road freeway interchange is located one-quarter (1/4) mile south of the subject property The land in the area is designated in the Urban category of the Comprehensive Plan, except for the land located along and east of Barker Road, between Cataldo Avenue and Interstate 90 Such land is designated in the Industnal category of the Comprehensive Plan The land lying immediately north and northwest of the site is zoned Suburban Residential-1 (SR-1) Much of the remaining land located near the site is zoned UR-3 5, along with some Urban Residential-7 (UR-7) zorung The land lying northerly of the site consists of single-family residences on vanous sized lots, animal-keeping and pockets of undeveloped land This includes a large expanse of vacant land located northeast of the site The land located west of the site consists pnmanly of single- family residences on urban sized lots The land located immediately east of the site across Barker Road includes an alternative learning school, with other nearby land to the east consisting of single-family homes or vacant land The land located south of the site near the I-90Barker Road Interchange is zoned Light Industnal (I-2) and Regional Business (B-3), and includes a convenience store, a fast food restaurant, motel, auto repair, truck stop and a horticultural nursery Land uses located south of the site also include single-family homes and a church Zoniog History of Site: In 1959, in File No SPE-14-59, a special permit was approved by the County for the expansion of a non-conforming use on the site This was to recognize a grocery store and lunchroom as legal non-conforming uses, and to allow a 108-square foot addition to the lunchroom Such uses have been abandoned HE Findings, Conclusions and Decision ZE-29-00 Page 2 , r In January of 1985, the applicant converted the grocery store and lunchroom to a ceramics shop In 1988, the County advised applicant Phyllis Markham that a change of use permit was needed for the ceran-ucs shop, as well as a determination that the ceramics use was a lawful non- conforming use Said applicant applied for a change of use permit, but did not receive approval because the non-conforming use determination was not pursued Effective January 1, 1991, the zoning of the site was reclassified from the Agncultural Suburban (AS) zone of the now expired County Zoning Ordinance to the UR-3 5 zone, pursuant to the Program to Implement the County Zoning Code In March of 2000, applicant Phyllis Markham applied to the County Division of Planning for a non-conforming use determination, to allow development of general commercial uses within the accessory structure on site See File No NCU-1-00, also referenced as NCU-3-00 The County denied the request on March 24, 2000, on the basis that neither the previous AS zorung of the site nor the current UR-3 5 zoning of the site allowed general commercial uses This decision was appealed to the Heanng Examiner, but ultimately withdrawn by the applicant on June 8, 2000 Project I)escription: The application requests a rezone to the Neighborhood Business (B-1) zone, to recognize past commercial use of the site as a legal conforming use and to allow speculative development of the site under such zone A site plan submitted by the applicant illustrates the exishng improvements on the site Future development of the site would requue the applicant to connect the site to public sewer, through connection to a private sewer line along Barker Road, which line serves a converuence store located to the south at the I-90Barker Road Interchange B. ProceduralInforrnation: Applicalble Zoming lZegulations: Zorung Code Chapters 14 402 and 14 624 Hearing gDate amd Location: January 3, 2001, Spokane County Pubhc Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA Notices: Mailed December 13, 2000 Posted December 16, 2000 Published December 14, 2000 Compliance The legal requirements for public notice have been met Hearing Procedure: Pursuant to County Resolution Nos 96-0171 and 96-0294 'I'estirYaomy: Francine Shaw Scott Engelhard Division of Planning Division of Engineenng and Roads 1026 West Broadway 1026 West Broadway Spokane, WA 99260-0240 Spokane, WA 99260 Phyllis Ma.rkham Elaine Weese 1519 North Barker Road 18617 East Maxwell Greenacres, WA 99016 Greenacres, WA 99016 HE Findings, Conclusions and Decision ZE-29-00 Page 3 i4 William Schelley 18615 East Mission Greenacres, WA 99016 Items Noticed: County Comprehensive Plan, 1996 Update to Comprehensive Solid Waste Management Plan (CWMP), County Zoning Code, County Code, County Guidelines for Stormwater Management, County Standards for Road and Sewer Construction, County Arterial Road Plan maps, and official County Zoning maps County Resolution Nos 99-0261 (revising Road Standards), 97-0864 (revising IUGA regulations), 97-0321 (establishing IUGA intenm regulations), 96-0294 (Heanng Examiner Rules of Procedure), 96-0585, (adopting 1996 Update to CWMP), 96-0293 (ESHB procedures), 96-0171 (Heanng Examiner Ordinance), and 85-900 (adopting County Zorung Code, and Program to Implement) Final land use decisions referenced in Staff Report and decision III. LAND USE A1VAI,YSIS/ FINI.)I1VGS OF FAC'Y' & CONCI,USIONS OF I.AVV A AnDroval criteria In considering a rezone application, Washington case law generally provides that 1) there is no presumption in favor of the rezone, 2) the applicant for the rezone must prove that conditions have substantially changed in the area since the last zorung of the property, and 3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare See Parkradge v Seattle, 98 Wn 2d 454, 462, 573 P 2d 359 (1978), and Bjarnson v Kitsap County, 78 Wn App 840, 899 P 2d 1290 (1995) Some Washington cases have dispensed with the changed circumstances requirement where the rezone specifically implemented the policies of the comprehensive plan Bjarnson v Katsap County, supra, Save Our Rural Environment v Snohomash County, 99 Wn 2d 363, 370-371 (1983), and Tugwell v Kzttztas County, 90 Wn App 1, 8, 951 P 2d 272 (1999) A comprehensive plan is considered as a general bluepnnt for land use regulation Only general conformance with a comprehensive plan is required for approval of a rezone proposal Citizens for Mount Vernon v Caty of Mount Vernon, 133 Wn 2d 861, 873 (1997), and Cathcart v Snohomash County, 96 Wn 2d 201, 211-12 (1981) Where the policies of a comprehensive plan conflict with zoning regulations, the provisions of the zoning code will usually be construed to prevail See Weyerhaeuser v Paerce County, 124 Wn 2d 26, 43 (1994), Cougar Mt Assocs v King County, 111 Wn 2d 742, 755-57 (1988), and Nagatant Bros v Commissioners, 108 Wn 2d 477, 480 (1987) The County Hearing Examiner Ordinance authonzes the Heanng Examiner to grant, deny or grant with such conditions, modifications and restrictions as the Examiner finds necessary to make a land use application compatible with the County Comprehensive Plan and development regulations See County Resolution No 96-0171, Attachment "A", paragraphs 7(d) and section 11 Development regulations include, without limitation, the County Zoning Code, the State Environmental Policy Act (SEPA) and the County's Local Environmental Ordinance (chapter 11 10 of Spokane County Code) HE Findings, Conclusions and Decision ZE-29-00 Page 4 r Section 14 402 020 of the County Zoning Code authorizes amendments to the Code based on any one of six (6) grounds, without differentiating between amendments to the text of the Zoning Code and amendments to the official zoning map Zoning Code 14 402 020(1) authorizes the Code to be amended if it is " consistent with the Comprehensive Plan and is not detnmental to the public welfare " Zoning Code 14 402 020(2) authonzes a Code amendment where "[c]hanges in economic, technological, or land use conditions has occurred to warrant modification of this Code " These are the most relevant cntena for consideration of a site- specific rezone application Section 14 100 104 of the County Zoning Code states that the provisions of the Code shall be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and the general plans for physical development of the county adopted by the Board of County Commissioners Zoning Code 14 100 106 indicates that when the provisions of the Zoning Code conflict with the Comprehensive Plan, or other adopted plans and development regulations, the more restrictive provisions shall govern to the extent legally permissible and the Zoning Code provisions will be met as a minimum The Comprehensive Plan indicates that the decision guidelines stated in the vanous sections of the Plan should be used as a resource and guide for approving specific land uses B The pronosed rezone, as conditioned, aenerallv conforms with the Countv Comprehensive Plan, bears a substantial relationship, and will not be detnmental, to the public health, safetv and general welfare, and comnlies with the Spokane Countv Zorung Code and other apnlicable develoument reQUlations 1 Annlicable nolicies of Comnrehensive Plan a Urban cateizorv The site is designated in the Urban category of the Comprehensive Plan The Urban category is intended to provide the opporturuty for a"citylike" environment, which includes vanous land uses, residential development and a high level of public facilities and urban services It is pnmanly a residential category of single-family, two-family, multi-family, and condomiruum buildings, along with neighborhood commercial, light industrial, and public and recreational facilities The Urban category recommends a residential net density range of 1 to 17 units per acre The more intensive uses in the Urban category, such as light industrial and neighborhood commercial, are expected to be located near or along the heavily traveled streets The least intensive single-family residential uses should be isolated from the noise and heavy traffic, while multi-family structures will usually be a transitional use located between single-family residential and the more intensive areas See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definihon" HE Findings, Conclusions and Decision ZE-29-00 Page 5 v The Urban category includes the following relevant objectives and decislon guidelines Objectivel 1 a Promote fill-rn within established development areas and existing outlying commujxztaes where utalcties, arterlals, schools, and comrnunaty facilataes have already been established Deccsion Gucdelcne 1 1 1 Urbun development wcll be approved cn areas having adequate power supplies, water, sanctary and storjiz sewers, streets, and school and fire seivices provaded that such development meets the cntent of other Objectcves and Decasion Guidelanes of thrs sectaorz Deccsion Guideline 1 14 A varaety of densctaes and residential uses should be avaclable to provide a freedom of choace to lave in Urban areas wcth varying densitaes, combtizattons, or mcx of uses (see detacled Urban definatzons) Decision Guideline 116 Development utalizing constructaon methods, scte plannang and/or landscaping methods whach are corrscdered innovative should be approved lf the intent of Plan Objectives or Decision Guidelcrces as maintacned Decrsion Guideline 13 3 All Urban development proposals should require public sanitary and storm sewer systems or anterzm sewer systems to protect water quality Goal 15 Encourage a healthful and pleasing environment in the County's residential areas Decision Guideline 15 1 Buffercng and/or landscapang wall be used to matagate the differences betweejz proposed developments and extsttng uses Objectave 1 S c Encourage paved streets and sidewalks in excstrng and future developments where they are appropriate to the nature of the development Decisaon Guideline 15 4 Sidewalk facilities wcll be requtred along arterials connecting residentaal areas with community factlities and/or corrtmerczal areas Objective 15 e When a neighborhood experaences pressure for change zn character, such change shall be permitted upon approprlate revzew Objectcve 15 8 When determinang whether a proposal wall change the existzng land use character of an area, factors to consider may include u) the structure height of the proposal cn relataon to structure hecght of nearby structures, and b) whether new structures wlll have a positive or negative ampact upon the neighborhood 's architectuYal character Decision Guideline 1 61 Before land use proposal are approved they should a) conform to plans, polccies and regulations of County water, sewer, storm sewer, utclcry and special service distrtcts, b) conform to County transportatton plans and polccies, and HE Findings, Conclusions and Decision ZE-29-00 Page 6 ~ c) adentify and take steps to resolve signzficant adverse impacts upon existing utilaties, (i e water, sanitary and storm sewers, utilcty, avallable and future energy resources), and traffic systems b Transnortation policies The Transportation section of the Comprehensive Plan contains the County Artenal Road Plan, as well as policies relating to development and uses along designated County arterials and local access roads Comprehensive Plan, Section 21 The Artenal Road Plan designates and divides county artenals within urban or urbanlzing areas into the classifications of Pnncipal Artenals, Minor Artenals and Collector Artenals All other county roads wnthun urban areas are considered Local Access roads The Transportarion section encourages an adequate, efficient, safe, economical and energy- conserving artenal system, one which provides convenient access to homes, employment, shopping, personal business and recreation Decision Guideline 214 2 Decision Guidelines 214 5 and 215 7 of the Transportation section recommend that the function of existmg and future artenals be preserved by controlling land uses, parking and direct access along the arterials Decision Guideline 21 5 3 encourages land use planning that minimizes the need for high capacity transportation comdors, and encourages land uses in areas that can take advantage of the available capacity of existing artenal streets Decision Guideline 215 11 recommends pedestnan facilities that enhance the safety and converuence of pedestnan travel and to provide access to neighborhood facilities Decision Guideline 21 15 states that sidewalks should at a minunum be provided along all artenal roads and all local access roads which lead to schools, parks and shoppmg distncts The Artenal Road Plan in the Transportation section recommends the early acquisition of the prescnbed nght of width for Prulcipal Artenals, though actual road construchon within such nght of way may be accomphshed in phases over time Comprehensive Plan, p 253 Decision Guideluie 21 13 states that the review of land use proposals should contain provlsions for extensions, alignments and adequate nght of way acquisition for designated County Artenals Objective 21 16 indicates that long-range widening requirements should be considered in developments adjacent to artenals and anticipated artenals, to allow for mcreased traffic volumes caused by future developments Decision Guideline 21 1 13 states that in selectmg long-range artenal improvements, consideration should be given to long-range improvements at significant locations, where such improvements will delay or eliminate future high cost reconstruction 2 Consistencv of protect with Comprehensive Plan, public welfare and develonment reszulations The applicant seeks to rezone a 30,192 square foot site from the Urban Residential-3 5 (UR-3 5) zone to the Neighborhood Business (B-1) zone The B-1 zone is the least intensive business zone provided for in the County Zorung Code Such zone is intended to implement both the Urban category and the Major Commercial category of the Comprehensive Plan, with stnct limitations on the location and size of B-1 zones in the Urban category HE Findings, Conclusions and Decision ZE-29-00 Page 7 v Zoning Code 14 624 100 provides as follows The purpose of the B-1 zone rs to allow for lamited, small scale neighborhood servang retail and office uses as a means of implementang the Major Commerczal, Urban aizd Suburban categoraes of the Comprehenstve Plan, by providang local fucalities to serve the everyduy needs of the surrourrding nelghborhood Withcn the Urban and Suburban Categoj-tes, the cntent cs thut the saze, number and locatcosz of these B-1 zones be limited and required to rrieet neighborhood needs Arzy B-1 zoned area in the Urban and Subi.crban Cutegory should not be lurgef- than five (S) acres in srze wcth frontage, on a Collector Arterlal or hlgher arterial road classaficataon riot exceeding srx hundred (600) feet The number of such areas shall be limited by spaccng such areas a nianimurn of one-half (112) mile apart It as lntended that these neighborhood shoppcng facalities be provided whenever possable in a one-busaness islantl centrally located in the trade area oY in a business cluster rather than in rabbon development along arterials The B-1 zones within the Major Commercial Category, in additaon to serving the everyday needs of the surrounding netghborhood, are antended to provlde land use transition between the Major Commercial Category and less intense land use categories of the Comprehensive Plan The uses allowed in the B-1 zone are generally less antense that those of the other business zones and the development standards, assocaated with community and aesthetics, provzde appropriate land use transition These B-1 zones should be located wathin and on the franges of a Major Commerctal Category Site access should be provcded by a Collector Arterial or hagher arterial road classafication These B-1 zones would not be subject to the maximum area, the maximum frontage, or the minamum separation standards that apply to B-1 zones in the Urban and Suburban categories However, sance B-1 zones within the MaJor Commercial Category will also functaon to serve a neaghborhood, the locataon of these B-1 zones wall be a basis for separating and locattng B-1 zones in the Urbatt and Suburban categories General characteristzcs of all B-1 zone areas include paved roads and sadewalks, publzc sewer and water, and a full lane of public servaces ancluding manned fire protection and public transzt The B-1 zone limits the type of retail services and commercial uses to neighborhood serving purposes Such uses as a retail bakery, drug store, gift store, bicycle shop, barber/beauty shop, apparel shop, dry cleaners, restaurants that do not serve alcohol, hardware store and gift shop are permitted The B-1 zone limits maximum frontage for B-1 zoning on land designated in the Urban category, in any nodal arrangement, to 600 feet B-1 zones in the Urban category must observe a half mile separation, unless located within 100 feet of another B-1 zone , The Staff Report found the project to be in general conformance to the Urban category of the Comprehensive Plan Pnor to 1985, a grocery store and commercial "lunchroom" were operated on the site Such use was converted to a ceramics shop in January, 1985, which use was HE Findings, Conclusions and Decision ZE-29-00 Page 8 r never legally established on the site and was recently aba.ndoned A portion of the residence is currently being rented Since a single-family residence is a permitted use in the LTR-3 5 zone but not in the B-1 zone, such residence will be a legal nonconforming use in the B-1 zone The B-1 zone permits a nonconforming single-family residence in such zone to be expanded or an accessory building added, but does not permit such use to be combined with a commercial use on the site unless the requirements of Zoning Code 14 624 210 are met The Examiner has added a condrtion of approval making this clear The site is located at the intersection of a Pnncipal Artenal and a Minor Artenal, and within a quarter (1/4) mile of the Interstate 90/Barker Road freeway interchange This is a preferred location for neighborhood commercial services and B-1 zoning, in the Urban category Commercial and industnal development and zomng are found south of the site, in proximity to the interchange The area is in transition to higher urban densities, along with commercial and light industnal development along Barker Road near the freeway interchange to the south The site is currently served by a reasonably lugh level of public services, as discussed in the Staff Report The site is located inside the interim urban growth area (ILIGA) boundanes designated by the County pursuant to the State Growth Management Act, but outside the sewer program areas where the County plans to extend public sewer within a 15-year penod County Resolution No 97-0874 prohibits rezones on site located within the County's IUGA boundaries that are not located within the 15-year sewer program area to have public sewer available to them The record indicates that a pnvate sewer line is currently being extended along Barker Road and Mission Avenue adjacent to the site, and that the site can be connected to such sewer line based on certain tenns and conditions See letter dated 10-2-00 from Playfa.ir Business Park, Inc to Markhams, and E-mail dated 9-15-00 form Kevin Cooke to Bruce Rawls County Planrung condihon #12 prolubits the issuance of any change in use for commerclal development on the site until a connection is made to public sewer The Examiner agrees with the Staff Report that the project, as conditioned, generally conforms to the Comprehensive Plan and applicable development regulations The project will provide neighborhood commercial services in the area, and bears a substantial relationship to the public health, safety and welfare in the area As conditioned, the project is reasonably compatible with neighbonng property owners, and will not be detnmental to the public interest The owner of land located directly south of the site testified in favor of the project See testimony of Elaine Weese The owner of land located north of the site across Mission Avenue, on a lot located one lot west of Barker Road, who has resided on the property for several years, expressed concern that the entire southwest corner of Barker and Mission, south to Maxwell Avenue, would be rezoned and developed for commercial purposes, for commercial uses of unknown intensity and user See testimony of William Schelley Such resident questioned approval of coinmercial development across from the learning center to the east, and objected to further congestion along Mission Avenue, which has made it difficult to back out of his driveway HE Findings, Conclusions and Decision ZE-29-00 Page 9 v The learning center located east of the site across Barker Road was notified of the proposed rezone, but did not submit any comments The uses allowed in the B-1 zone are less intense than the uses permitted in the other business zones Structures within the B-1 zone are limited to a maxunum height of 25 feet within 100 feet of a UR-3 5 zone or less intense residential zone, and are otherwise limited to a maximum height of 35 feet Structures in the UR-3 5 and SR-1 zone are lirrlited to a maximum height of 35 feet The conditions of approval require the applicant to install a 6-foot high sight-obscunng fence along the west and south property lines of the site, adjacent to UR-3 5 zoning The development standards of the B-1 zone will also require the installation of 20 feet of Type I(screen-type) landscaping adjacent to such boundaries The project ts adequately buffered from neighboring land uses No competent traffic information was submitted establishing that the proposed rezone is likely to cause a failing level of service at area intersections or along Mission Avenue and Barker Road County Engineenng condition # 18 defers the requirement for a detailed traffic review until issuance of a building permit or proposed use of the site for something other than a residence County Engineenng conditions also require the applicant to dedicate right of way along Mission Avenue and Barker Road, to improve Mission Avenue to a 3-lane arterial road and Barker Road to a 5-lane arterial road section, including the addition of asphalt, curb and sidewalk These conditions unplement the Arterial Road Plan and make adequate provision for road improvements along Mission and Barker The project is conditioned for compliance with the B-1 zone and other applicable provisions of the County Zoning Code No public agencies submitted comments in opposition to the project There is no evidence that the project, as conditioned, will have more than a moderate effect on the quality of the environment Accordingly, the Examiner concurs with the Determination of Nonsignificance issued for the project The proposed rezone, as conditioned, is reasonably compatible with neighbonng land uses, and unplements the Urban category of the Comprehensive Plan 3 Conditions in the area in which the propertv is located have chanRed substantiallv since the nronertv was last zoned In applying the changed circumstances test, courts have looked at a vanety of factors, including changed public opinion, changes in land use patterns in the area of the rezone proposal, and changes on the property itself The Zoning Code references changes in "economic, technological or land use conditions" as factors that will support a rezone Zoning Code 14 402 020 (2) Washington courts have not required a"strong" showing of change The rule is flexible, and each case is to be judged on its own facts Bassani v Countv Commissioners, 70 Wn App 389, 394 (1993) Recent cases have held that changed circumstances are not required for a rezone if the proposed rezone implements policies of a comprehensive plan Blarnson, at 846, Save Our Rural Environment v Snohomish Countv, 99 Wn 2d 363, 370-371 (1983) As discussed above, the Examiner finds that the proposal, as restncted and condlhoned, generally conforms to the Comprehensive Plan Significant changes have occurred in the area to justify the rezone since the zoning of the site was reclassified to the UR-3 5 zone on January 1, 1991 This includes the extension of public sewer to the area, commercial and industnal HE Findings, Conclusions and Decision ZE-29-00 Page 10 ~ rezoning and development in proximify to the Barker Road/I-90 interchange, and increased traff c and residentiat growth IV. DECISYON Based on the Findings of Fact and Conclusions of Law above, the abave application far a zone reclassification to the Neighborhood Business (B-1) zone zs hereby approved, subject to the conditians of the vanous public agencies specified below Any new or subsfiantially revised conditions added by the Heanng Examiner are ctalicized Failure to comply with the conditions of this approval may result in revocation of this approval by the Heartng Examiner Tlus approval does not waive the applzcant's obligatian to comply with all other requu-ements of other agencies with jurisdiction over land development SPOKANE CC►UNTY DTVISION OF FLANNING 1 All conditions 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 zone change applies to the following real property Valley View Addition, N1/2 of Lats 1& 2 Block 9 3 The groposal shall comply with the Neighborhood Busmess (B-1) zone, the Aquifer Sensitive 4verlay zone, and all other provlsions of the Spokane County Zonmg Code, as amended 4 The proposal shall comply with the Spokane County Subdivision 4rdinance, as amended The applicant shall obtasn approval of a Certificate of Exemption or other subdivision approval that recognizes the properiy as a legal lat pursuant to chapter 58 17 RCW, ar as an exempt division The tax parcels ma.king up the site shall also be aggregated into a single tax parcel, to remove the north/south property line that currently btsects the project site and creates setback conflicts 5 Approval is requued by the Director of the Division of Planning/designee of a specific lighting plan for the described property pnor to the issuance of any change of use permit, or a butlding permit for any use but the current residence on the site All illumination on site shall comply with Section 14 810 1$4 of the County Zoning Cade 6 Approval is required by the Director of the Division of Planning/desi,gnee vf a specific signing plan for the descnbed property prior to the issuance of any change of use permit, or a building permit for any use but the current residence on the site Signage shall conform to Section 14 804 1000 of the County Zoning Code, as amended HE Findings, Conclusions and Decision ZE-29-00 Page 11 1 7 A specif c landscape plan, planting schedule and provislons for mwntenance in conformance with Chapter 14 806 and Section 14 802 220 of the County Zorung Code shall be submitted with a performance bond or other suitable guarantee for the project pnor to the issuance of any change of use permit, or a butlding permit for any use but the current residence on the srte Landscaping shall be installed and maintained so that sight distance at access points and intersections is not obscured or impaired 8 A six (6)-foot high sight-obscuring fence shall be constructed along the west and south property lines, prior ta issuance of any change of use permlt or a building permit for any use but the current residence on the site The fence shall be reduced to three (3) feet in height within the front and flanking street yards 9 The Spokane County Division of Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utzlities The reserved future acquisition area Title Notice shall be released, tn full or in part, by the Division of Planning The notice should be recorded within the same time frame as an appeal and shall provide the following a At least eleven (11) feet of reserved future acquisition axea for road rlght-of-way and utilities, in addttion to the existing andlor newly dedicated right-of-way along Barker Road NOTE The County Engineer has required nine (9) feet of new ded2cation along Barker Ro ad b At Ieast ten (10) feet of reserved future acquisition area for road nght-of-way along Mission Avenue c Future building and other setbacks requued by the Spokane County Zoning Code shall be measured from the reserved future acquisition area d No required landscaping, parking, '208' areas, drainfield or allowed signs should be located wrthin the future acquisition area for road nght-of-way and utilities If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made e The future acquisition area, until acqu2red, shall be pnvate property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered intenm uses f The property vwner sha11 be responsible for relocating such "intenm" improvements at the time Spokane County makes roadway improvements after acquinng sald future acquisition area 10 The Divisxon of Planning 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 conditions impased as a result of approval of a land use action This Title Natice shall serve as public notice of the conditions of approval affecting the property in question The Title Notlce 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 Notace shall generally provide as follows HE Findings, Conclusions and Decision ZE-29-00 Page 12 S "The parcel of property legaily descnbed as Valley View Addition, N%z of Lbts 1& 2 Block 95 is the subJect of a land use action by the Spokane County Hearing Examiner on Febnaary 6, 2001 imposing a vanety of special development conditions File no ZE-29-00 1s available fvr lnspection and copyiilg in the Spokane County Division of Planning " 11 Any divlsion of the subject prvperty for the purposes of creatmg,additronal lots/parcels ' shall be reWiewed by the Dlrector of the Division of Planning/designee for compliance with the Spokane Cou.nty Subdivision Qrdinance and all other applicable local, state and federal ordinances and development regulations, as amended 12 No change of use permit, or building permit for a use other than the single-family residence on the site, shall be issued for the project site until the site is connected to a public sewer system This may be achieved through a pnvate agreement wrth P& T Partners to allow the srte to connect into thetr pnvate sewer line which is to be extended south past the project site within the Barker Road to serve the HiCo Village located north of and adjacent to Interstate 90, west of Barker Road 13 The Divrsion of Planning shall file with the Spokane County Auditor, within the same tune frame as allowed for an appeal from, the finai disposition, lncluding lapsing af appeal penod, a , Title Nohce, which shall generally provide as follows "Pnor to the issuance of any building permit for any building or any use on the property descnbed herein, the applicant shall be responsible for complying with the provislons of the Zoning Code for Spokane County, Section 14 706 (Aquifer Sensitive Area (Jverlay Zone) The ~ property whlch is the subject of this notice Is more particularly descnbed as follows Valley View Addition, N t/Z Lot 1& 2 B1ock 9" 14 The applicant shauld contact the Divtsion of Building and Code Enforcement at the earliest possible stage Ln order to be lnformed of code requirements admirusteredlenforced as authonzed by the State Bullding Code Act Design/development concerns 1nclude addressmg, fire apparatus , access roads, fire hydrant flow, approved water systems, building accessibility, construcnon type, ; occupancy classification, existing extenor wall protection and energy code reqturements 15 The residence on the site represents a legal nonconforming use Any other use of the site requrpes assuance of a change of use permit for a use pernzltted an the B-1 zone The r-esidence may be expanded as permrttecl in the Neighborhood 13usrness (B-1) zone, but may not be combaned with any ather use on the srte without complyartg wlth Subsection 14 624 210 2(a) and Sectaon 14 416 000 of the County Zonang Code SPOKANE COUIV'I'Y DIVISION OF ENGINEERING AIVD ~OADS Pnor to issuance of a building permrt or any change of use permrt, or at the request of the County Engineer in conjunction wlth a County Road Project/Road Improvement Distnct, whichever comes first 1 Applicant shall dedicate 9 feet on Barker Road for right of way HE Findings, Conclusions and Decrsion ZE-29-00 Page 13 ti 2 Applicant shall dedicate the applicable radius on Barker Road and Misslon Avenue 3 Access permits for approaches to the County Raad System shall be obtained from the County Engineer 4 The applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans 5 The applicant shall submit for approval by the Spokane County Engineer and the Spokane Regional Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereof if the development is phased 6 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Englneer Tlie design, location and arrangeinent of parking stalls shall be in accordance with standard engineenng practices Paving or surfacing as approved by the County Engineer witl be required for any portion Qf the pioJect which is to be occupied or traveled by vehicles 7 The construchon of the roadway improvements stated herein shall be accomplished as appr4ved by the Spokane County Engineer 8 The County Engineer has designated a 3-Lane Minor Artenal Roadway Section for the improvement of Mission Avenue which is adjacent to the proposed development This w111 require the addition of appraximately 17-19 feet of asphalt alang the frontage of the development Curbing and sidewalk must also be constructed 9 The County Engineer has deszgnated a 5-Lane Pnncipal Artenal Roadway Section for the improvement of Barkez- Road which is adjacent to the propased development Thls will require the addition of approximately 3-5 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 10 All required 7mprovements shall conform to the current State of Waslungton Standard Specifications for Road and Bndge construction and other appllcable county standards and/or adapted resolutions pertairung to Road Standa.rds 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 m Spokane County Resolution No 99-0265 as amended and are applicable to this proposal 12 No construction work is to be performed within the existing or proposed nght of way until a penmit has been issued by the County Engineer All work within the public road nght of way is subject to inspection and approval by the County Engineer 13 All required construction within the existing or proposed pubiic right of way is to be completed prior to the release of a building permit or a band in an amount estimated by the County Engineer to cover the cost of construction or lmprovements shall be filed wlth the County Engineer HE Findings, Conclusions and Decisian ZE-29-00 Page 14 14 The County Artenai Rvad plan identifies Barker Road as a Pnncipal Artenal The exlshng nght of way width of 60 feet is not consistent with that specified in The Plan In otder to implement the Arterial Road Plan, in addition to the required nght of way dedicatlon, a stnp af property 11 feet in v►ridth atong the $arker Road frontage shall be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Barker Road 15 The County Artenal Road plan identifies Mission Avenue as a Minor Artenal The existing right of way width of 60 feet is not consistent with that specified ln The Plan In order tv implement the Artenal Road Plan, in addltion to the required nght of way dedication, a stnp of properiy 10 feet in width along the Mission Avenue frontage shall be set aside 1n reserve This property may be acqwred by Spokane County at the time when Artenal Improvements are made to Mission Avenue 16 The applicant is advised that there may exist utillties either underground or overhead affectulg the applicant's praperty, including property to be dedicated or set aszde future acquisrtion Spokane County will assume no financial obligation for adjustments or relocation regarding these utilrties The applicant should check with the applicable urilrties and Spokane County Englneer to determine whether the appltcant or utility is responsible for adjustment or relocatton costs and to make arrangements for any necessary work 17 The applicant shali grant applicable border easements adjaeent to Spokane Caunty Right of Way per Spokane County Standards 18 A traff c distnbution letter is not requlred for this proposal at t.his time The requirement for a detailed traffic revlew is deferred by the Spokane County Transportation Engineenng Section unril a request for a building perrnlt or change af use pernut, or specific development proposai, is subrnltted SP4I{ANE COUNTY DIVISION OF UTILITIES 1 A wet (llve) sewer connection to the area-wide public sewer system shall be construc#ed A sewer connection permit is required Commercial devetapments shall subnut histoncal and/or estunated water usage pnor to the issuance of the connection permit in order to establish sewer fees Thls condition applies to any new use developed on the subject property A copy of the recorded agreement, ailowing the subject property to connect to the "Pnng and Tonani", or other approved sewer agreement, shall be delivered to the Division of Utilitles 2 The applicant shall submit expressly to Spokane County Division of Utzlities, "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval Commercial developments shall subm2t histoncal ancUvr estimated water usage as part of the sewer plan submrttal 3 Sewer plans acceptable ta the Division of Utilities shall be submitted pnor to the issuance of the sewer connection permit HE Findings, Conclusions and De+cision ZE-29-00 Page 15 . 4 Arrangements for payment of applicable,sewer charges must be made pnor to issuance of sewer connection permit ~Sewer charges may include special connection charges and general facilities charges Charges may be substantial, depending on the nature of the development , 5 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended S~OKANE REGIONAL HEAL7CH DIS'I'RIC'I' 1 The sewage disposal method shall be as authonzed by the Drrector of Utilities, Spokane County 2 Water service shall be coordinated tl-irough the Director of Utllities, Spokane County 3 Water seivice shall be by an existing public water supply when approved by the Regional Engineer (Spokane) State Department of Health 4 A public sewer system shall be., made available for the proJ ect and individual service w111 be provided to the lot Use of tndividual on-szte sewage disposal systems shall not be authonzed VVASHINGTON STA'TE DEPARTIViEN'I' OF TItANSPOR'I'A'I'ION 1 Prior to the issuance of any building pernuts or change of use for the site, the applicant shall contact the Spokane County Divislon of Engineers and WSDOT to determine if a traffic study is needed for the proposed development If a traffic study is needed, it will be the applicant's responslbility to conduct thls study ln accordance with current County procedures This study will need to be reviewed and approved by both Spokane County and WSDOT If mitigation xs needed as a result of the development, the applicant will be responsible for providing the needed mrtigation HE Flndings, Conclusions and Decision ZE-29-00 Fage 16 s DATED this 6"' day of February, 2001 SPOI{ANE COUNTY HEARING EXAMI[NER 'I / ~c2~ lf l . 2WSBA MA ael C Dempsey, 5 NOT'ICE OF FINAL ➢)ECISION A1VD NOTICE OF RIGH'I' 'g'O APPEAI., Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the Hearing Examiner on an appllcation for a zone reclassification and accompanying SEPA determination is final and conclusive unless within ten (10) calendar days from the Examiner's wntten decision, a party of record aggneved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington However, RCW 36 70B 110 (9) indicates that admirustrative appeals of county land use decisions and SEPA appeals shall be filed with the legislative body within fourteen (14) calendar days of the date of the decision Tlus decision was mailed by certified mail to the Applicant, and by first class mail to other parties of record, on February 6, 2001 I)EPENDING Olv WI3IC'H APPEAL PEfltIOD ItEFERENCEID ABOVE LEGALLY APPLIES, THE APPEAL CLOSIIVG Il)ATE IS EITHER FEBItUARY 16, 2001 Olt FEBRUARY 20. 2001, counteng to the next business day wben the last day for appeal falls on a weekend or boliday. The complete record in this matter, including tlus decision, is on file dunng the appeal penod with the Office of the Heanng Examiner, Third Floor, Public Works Building, 1026 West Broadway Avenue, Spokane, Waslungton, 99260-0245, (509) 477-7490 The file may be inspected dunng normal worlang hours, listed as Monday - Fnday 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 HE Findings, Conclusions and Decision ZE-29-00 Page 17 Pruject~tatw A~~~,.~ -L-l.G1NEER'S REVIEW SH~:~ ~ . As E3uilt I'lans Received Rezone File Z 1. - J1J~9-~~ Road Plans Approved Companion Filc~ N~~ti Road Standards 5-15-~7~ R1~ lar R: Rclatcd Fiies , ; - Hcaring: 01/03/2001 10:30 Builtiing llept "I~echnical Review: 10/19/20U0 2:15 ~ Har~ ::r ' ~ P~eliminary Review: ~TYPe~ Large Lot I3~~:~. ~~~~.~,:r~ i Date Received: 10/U6/2U00 No_ Lot,: No. Acres: Proj~ct Name I;R-3.5 TO B-1 BUSINESS I tiite Address W. f3~RKER, C. GREENACRES, N. MIAaWELL, S. MISSIUN, Applicant Range-~I~o~~ nship-Section: 45 - 25 - l$ PARCEL(S): (tirst 20) ~ 1~~1an~in L& Phyllis F Markham Conditions Mailed:' L'19'U~ 55131.1901 SS181.1926 Flood Zone . No 1519 N. Barker Rd Water Source GREENACRES, WA 990 1 6-94 1 5 Sewer Source Phune (509)891-1245 (509)220-8G22 Schoul Dist 356 T'ire Dist i Phone Dist Owner Mar~~in L& Phyllis E Markham I~ 19 N. Bnrker f2d Survc~•or c;REENACRES, WA 9901G-9415 Williard D Boat~vright Phone (509) 891-124~ (~09) 220-$622 LAND MARD SURVEYORS SPRAGUI:, WA 99U32- BUX 3~4 Phon~ ( ~U9) 924-3~IU5 E3u~ldin~s ('h =177-~(i7> , Pl:lilTilil,~ Pl~: -177-''t)~ Cuntaci ~~I~ANC~INL•. ~fl:1~V Date Submitted Descri~tiun Initials Eng Need Technically Complete E.ng Need Harvard Rd Mitigation Fng Need Drainage Plans Eng Need Traftic Analysis Eng Need Other Eng Agrce Pay fees Received Eng Final Plal Fees Complcted Copy to Accounting Eng Agree Priority Fees It~ceived 10/02/20Q0 Eng Prelim Plat Fees Cumpleted i Notice to Public J Notice to Public # 1 3 4 G Completed - or Needs to be signed l~esign Deviatinn Dates (In-0ut) , , - , ; - ~ - , , ~ ' ~ ~ , , j / . ' / , , / / Sona yuanues to~ drainage item calculatcd Hearing Date Decision App ' Den Con~J Appld RCC Appealed ta BCC Decisiun App Den Cand App1d Court .~ppealed to Cc~urt Decision App Den Cond Appld , ; Stamped Mylars to Secretary (Sandy) ~ Stampcd 20F Lot Plans to Secretary (Sandy) u o D ~ - S~ ~ - ~s 1 ~ ~ c 1 ~~~~1 e~~~~~~,~s fn~ at ke~ , Neo~-~tfi d~~~l b~ y-z ~~d r~ ~ , ~ ~ ' L:. ~INEER'S REVIEW SHE~ ~ ' F"-oJi!:s Active f ~ As Citilt Plans Received Rezone File ZE-0029-00 -oo Road Plans Appraved C.ompanion Files: New Road Standards 5-15-95 Mylar'#: Related Files: NCUE-0001-0 Hcaring: I3uilding Dept: Technical Review: 10/19/2000 2:15 Prcliminary Review: Type: Large Lot Bldg. Squarz Feet Uate Received: 10/06/2000 No. Lots: No. Acres: Project Name UR-3.5 TO B-1 BtiSINESS Site Address W. BAItKER, E. G[tCENACRES, N. MAXWELL, S. M15SION, Applicant Ran ge-Town sh ip-Section: 45 - 25 - 18 PARCEL(S): (iirst 20) Marvin L b: Fhyllis E Markham Conditions Mailed: 35181.1901 55181.1926 Flood Zone No 1519 N. f3arker Rd Water Source GREENACRES, WA 99016-9415 Sewer Source I'lione School Dist 356 1i0l)1 891-1245 Fire Dist I i~09i 220-8622 Phone Uist Owner titarvin L& Phyllis E Marf.ham ] 5 19 N. Barker Rd (;REENACRE.S. \VA 990I 6-y4I > Survcyor I'hune Vdilliard D Boatwright (509) $91-1245 LAND MARD SURVEYORS t~09►220-8622 SPR.AGUE, WA 99032- BUX 354 [3uildm- Ph: 477-3675 f'lanning Ph: 477-2205 (;untact: FRANCINL 51(AW phane (509) 924-3905 Date Submitted Description Iiiitials Fng Need Technically Complete Eng Need Harvard Rd Mitigation Eng Need Drainage Plans Eng Need 1'raffic Analysis Eng Need Other Eng Agree Pay Eees Receivecl Eng Final Plat Fees Campleted Copy ta Accounting Cng Agree Priority Fees Received 10/02/2000 Eng Prelim Plat Fees Completed Notiee to Public ! Notire to Pubiie # 1 ? 4 G C'umpletcd - or Needs to be signed Dcsign Deviation Uates ( ln-Out) Tonc] quanties tor drainage item calculateci 1-learing Date Decision App Den Cond Appld BC(' Appealed to BC C Dccision App Den Cond Appld Court Appealed tu Court Decision App Den ('und Appld j / Swniped Mylars ta Secretary (Sandy) / Stampe(i 209 Lot Plans to Secretary (Sandy) 1 OFFICE OF THE SPOKANE COUNTY ENGINEIE-R, 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243 sf"We-cou?'m "ENGIIVEER'S CONDITIONS OF APPROVAL" ZOiVE TO Spokane County Planning Department / ~ FROM Division of Engineering & Roads SwT~,Gb~- DATE December 19, 2000 PROJECT• UR-3.5 TO B-1 BUSIIVESS FILE ZE-0029-00/ Hearing 01/03/2001 @ 10:30 Sponsor/Applicant MARVIN L& PHILLIS E MARKHAM Section Township Range 18-25-45 Planner FRANCINE SHAW Technical Review Date (10/19/2000 @ 2 15) The Spokane County Engineering Department has reviewed the above referenced application The following "Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved Prior to issuance of a building perrnit or at the request of the County Engineer in conjunction with a County Road ProJect/Road Improvemen$ District, whichever comes first: 1 Applicant shall dedicate 9 feet on Barker Road for right of way 2 Applicant shall dedicate the applicable radius on Barker Road and Mission Avenue 3 Access permits for approaches to the County Road System shall be obtained from the County Engineer 4 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans 5 The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereof if the development is phased 6 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 7 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer CC Applicant MARVIN L& PHILLIS E MARKHAM Engineer/Surveyor Planner FRANCINE SHAW y Page 2 01/03/20Q1 fleiring / Review / 10/19/2000 TR ZE-002~-00 8 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 approximately 17-19 feet of asphait along the frontage of the development Curbing and sidewalk must also be constructed 9 The County Engineer has designated a 5-Lane Principal Arterial Roadway Section for the improvement of Barker Road which is adjacent to the proposed development This will require the addition of approximately 3-5 feet of asphalt along the frontage of the development 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 99-0265 as amended and are appiicable 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 County Artenal Road plan identifies Barker Road as a Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 11 feet in width along the Barker Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arteriai Improvements are made to Barker Road 15 The County Arterial Road plan identifies Mission Avenue as a Minor Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan in order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 10 feet in width along the Mission Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Mission Avenue . . ' • Page 3 01/03/2001 Hetaring / Review / 10/19/2000 TR zE-0029-00 16 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities The applicant should check with the applicabie utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work 17 The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards 18 A traffic distribution letter is not required for this proposal at this time The Spokane County Transportation Engineering Section defers the requirement for a detailed traffic review until a specific development proposal (site plan and/or building permit request) is submitted END DETERMINATION OF ' , . NONSIGNIFICANCE - "DNS" WAC 197-11-970 and Section 11.10.230(3) SPOK:ANE ENVIRONMENTAL ORDINANCE FILE NUMBER: ZE-29-00 DESCRIPTION OF PROPOSAL: Zone Reclassification of approximately 30,192 square feet of land from Urban Residential-3.5 (UR-3.5) to Neighborhood Business (B-1) for those uses allowed in the Neighborhood Business (B-1) zone. PARCEL NO(S).: 55181.1901 and 55181.1926 HEARING DATE AND TIME: Januaty 3, 2001 at 10:30 a.m. OWNER/APPLICANT: Phyllis Markham, 1519 N. Barker Rd., Spokane, WA 99016; 509/891- 1245 LOCATION OF PROPOSAL: 1519 N. Barker Road, which is generally located at the southwest corner of the intersection of Mission Avenue and Barker Road in the Northeast 1/4 of Section 18, Township 25 North, Range 45 EWM, Spokane County, Washington. LEAD AGENCY: SPOK:ANE COUNTY DIVISION OF PLANNING DETERrIUNATION: The lead agency 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 and 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 15 days from the date issued (below). Comments regarding this DNS must be submitted no later than 5:00 p.m., January 2, 2001, if they are intended to alter the DNS. All comments should be sent to t6e contact person listed below. RESPONSIBLE OFFICIAL: By: Francine Shaw Title: Senior Planner Spokane County Division of Planning 1026 W. Broadway Ave. Spokane, WA 99260-0220 (509) 77-7200 DATE ISSUED: December 15, 2000 SIGNATURE ~ OONevIENIS REGARDING IIWIRONMIINTAL OONCF.RNS ARE WELJOOME AT HF.ARING. APPEAL OF TffiS DETERNUNATION, after it becomes final, may be made to the SPOKANE COUNTY DMSION OF PLA,NNING, 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 Engineering, Transportation Engineering; Scott Engelhard 3. Spokane County Division of Engineering, Development Services; Bill Hemmings 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. Spokane County Air Pollution Control Authority, Chuck Studer 9. WA State Boundary Review Board; Susan Winchell 10. Fire Protection District No. 1 11. Central Valley School District No. 356 12. Consolidated Irrigation District 13. WA State Deparhnent of Transportation; Mazk Rohwer 14. Spokane Transit Authority, Christine Fueston I 1 , ~ ~ . • , ' ~ S P O K A. N E T ti. 1 N DNISION OF PLANNWG [ J~'.~,i. i iil 1'C I~l l'~i I:h,, l;i i•.,. ~ t,il ~ ~ 1 MICHAEL V. NEEDHAM, DIRECTOR MEMORANDUM I U: Spul.anc; ~'0uiit}' lli~ i5ion ui'E:ngiiic:erin,, 1Zuac15; ~coit Ltigclliarcl, c_ o -'~"anci\ Kimball Spokane County Division of Engineering & Roads; Bill Hemmi,},-," Spokane County Division of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sim ~ Spokane Regional Health District; Steve Holderb• Spokane County Division of Building & Code Eni~~r~~:,1~~~~~: .a~•it ~,~~r_~ Spokane County Fire Protection District Nc~. 1 Consolidated Irrigation District Spokane Transit Authority, Christine I= u c : tI 1 WA State Department of Transportation, Mark Rohe r- FROM: Francine Shaw, Senior Planner DATE: December 6, 2000 SUBJECT: Review and comments for the hearing of January 3, 2001 at 10:30 a.m. FILE ZE-29-00 DESCRIPTION: Rezone of approximately 30,192 square feet of land from UR-3.5 to B-1 for those uses allowed in the Neighborhood Business (B-1) zone. STR: 18-25-45 (55181.1901,.1926) APPLICANT: Phyllis Markham Ivote that the application and maNs were previously c::culated to your agency. Please review and return any comments to me by December 20, 2000. wc Attachments: Notice of Public Hearing 102b VV. I3KC~ADW41• SPOfi:A'vF, W:1S}-T(NC;TC~N 99260-0220 / I) , ~~~ICE ~~~IC ~~~~NG ~~~~ANE COUNTY HE Qs EXAMINER TOo All interested persons, and owners/taxpayers within 400 feet YOU ARE I~EREBY N0TgFIED 'I'HAT A PUBLIC HEARING VVILL BE HELD ON THIE _.I.AND LTSE APPLICA'TION 1,IS'TED BELOW, AS FOLI,OWS: Applicatiom: File No ZE-29-00, Zone Reclassification of approximately 30,192 square feet of land from Urban Residential-3 5(UR-3 5) to Neighborhood Business (B-1) for those uses allowed in the Neighborhood Business (B-1) zone Parce1No(s).: 55181 1901 and 55181 1926 Hearing Date amd 'I'ime: January 3, 2001 @ 10 30 a m Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West Broadway, Spokane, Washington Owner/ Applicant: Marvin and Phyllis Markham, 1519 N Barker Rd, Spokane, WA 99016, 509/891- 1245 Address and g.ocation: 1519 N Barker Road, wluch is generally located at the southwest corner of the intersection of Mission Avenue and Bazker Road in the Northeast '/a of Section 18, Townslup 25 North, Range 45 EWM, Spokane County, Waslungton Comprehensive Plan: Urban (t) Zonang I)esignation: Urban Residential-3 5(UR-3 5) Environmental Determinataon: A Determinahon of Nonsigruficance (DNS) was issued by the County Division of Planning, as the lead agency on December 15, 2000 The comment penod ends January 2, 2001 Reflated Permgts: N/A ID~sion of Plamning Staffe Francine Shaw, Senior Planner, (509) 477-7200 HEARING E R PROCEIDURES Hearing Process and App,Viesf The heanng 1;,rii1 `rie cuudutteu uuder thP ivles of procedure adopted m~ Spokane County Resolution No. 96-0294 All interested persons may testify at the public hearing, and may submit wntten comments and documents before or at the hearing The Heanng Examiner may limrt the tune 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 estabhshed before the Heanng Exami.ner, pursuant to County Resolunon Nos 96-0171 Environmental appeals will follow the same procedural route as the underlying action All heanngs wnll be conducted in facilities wluch aze accessible to persons with physical disabilities Inspection og File, Copies of Documents: A Staff Report will generally be available for uispecnon seven days before the hearing The Staff Report and application file may be inspected at the Spokane County Division of Planning, V Floor Pernut Center, Public Works Buildulg, 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 coryunents to the Spokane County • 111~^~., 1 1~....t...~~.. ; 3 te<'t~~' ' I"11~..'__. T•t.. ~T ~r'~ _Divasion of Plan~.s~~~ Ya►a.v vv. AJh\iS~',~1~Vi3'% '~~.1'J~ _ 4i_y45~9 _ r ,Bide F 8~1b$ ie,is~lZ4h, i it1i 1V0. L:irJ-L7- . 00. ARotionsimust be made in writing and suumitted to the Spokane<County Hearing Examiner, 3`d'Floor, ' Public Works Buil'ding,1026 W. Broadway, Spokane, ~lA - 99260~0245. ~ ~ Page 2 Hearing, it Rebiew / 10/19/2000 TR ` ZE-009=00 ~ ' 1 l , 8 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 approximately 17-19 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 9 The County Engineer has designated a 5-Lane Principal Arterial Roadway Section for the improvement of Barker Road which is adjacent to the proposed development This will require the addition of approximately 3-5 feet of asphait along the frontage of the development 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 99-0265 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 County Arterial Road plan identifies Barker Road as a Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan in order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 11 feet in width along the Barker Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Barker Road 15 The County Arterial Road plan identifies Mission Avenue as a Minor Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan _ In order to implement the Arterial Road Plan it is recommended that m addition to the required nght of way dedication, a strip of property 10 feet in width along the Mission Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Mission Avenue Page 3 HearihC- y RF view / 10/19/2000 TR ZE-00429-00 / 16 The appiicant should be advised that there may exist utilities either underground or overhead affecting the applicants 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 check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work 17 The applicant shall grant applicabie border easements adjacent to Spokane County Right of , Way per Spokane County Standards 18 A traffic distribution letter is not required for this proposal at this time The Spokane County Transportation Engineering Section defers the requirement for a detailed traffic review until a specific development proposal (site plan and/or building permit request) is submitted END • ' ' ' . OFFICE OF THE SPOKANE COUIVTY EfVGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243 "EbVGIIVEER'S CONDITIONS OF APPROVAL" TR ZONE TO Spokane County Building and Pl~ning Depart-nen FROIVI Division of Engineering & Roads ~d7t~ t,l c _ DATE October 19, 2000 PROJECT• UR-3.5 TO B-1 BUSIIVESS FILE ZE-0029-00 Sponsor/Applicant MARVIN L& PHILLIS E MARKHAM Section Township Range 18-25-45 Planner FRANDCINE SHAW Tech n ical/Review Date (10/19/2000 @ 2:15) , The Spokane County Engineering Department has reviewed the above referenced application The following "Conditions of Approval" are submitted to the Spokane County Planning Department for inciusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved Prior to release of a building permit or change of use of $he property: 1 Applicant shall dedicate 9 feet on Barker Road for right of way 2 Applicant shall dedicate the applicable radius on Barker Road and IVlission Avenue 3 Access permits for approaches to the County Road System shall be obtained from the County Engineer 4 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans 5 The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereof if the development is phased 6 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 7 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer CC Applicant MARVIN L& PHILLIS E MARKHAM Engineer/Surveyor Planner FRANDCINE SHAW i Page 2 • ' 'Heaririq / Re'view / 10/19/2000 TR ` { , ZE-p0;9-OQ 8 The County Engineer has designated a 3-Lane Minor Collector Roadway Section for the improvement of Mission Avenue which is adjacent to the proposed development This will require the addition of approximately 7-9 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 9 The County Engineer has designa#ed a 5-Lane Principal Arterial Roadway Section for the improvement of Barker Road which is adjacent to the proposed development This wil( require the addition of approximately 3-5 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 10 All required improvements shall conform to the current State of Washingtvn Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resalutions 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 99-0265 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 fhe public road right of way is subject to inspecfion and approval by the County Engineer 13 All required construction within the existing or proposed public right of way is to be compfeted 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 vr improvements shall be filed with the County Engineer 14 The County Arterial Road plan identifies Barker Road as a Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to impiement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a stnp of property 11 feet in width along the Barker Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Impravements are made ta Barker Road 15 The County Arterial Road plan identifies Mission Avenue as a Collector Arterial The existing right of way width af 60 feet is not consistent with that specified in The Plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 10 feet in width along the Mission Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Artenal Improvements are made to Mission Avenue ~ - Page 3 • *Hearing / Review / 10/19/2000 TR ZE-002.3-00 16 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition Spokane County will assume no financial obligation for adJustments or relocation regarding these utilities The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work 17 The applicant shall grant appiicable border easements adJacent to Spokane County Right of Way per Spokane County Standards 18 A traffic distribution letter is not required for this proposal at this time The Spokane County Transportation Engineering Section defers the requirement for a detailed traffic review until a specific development proposal (site plan and/or building permit request) is submitted END / . _ % J Washington State Eastern Region Department of TNansportation 2714 N. Mayfair Street Sld Morrison Spokane, WA 99207-2090 SarrP+ar,/ nf TranSrnrtatinn 5nl-)'-1_^,44~000 ~ F3x 509-124$005 't(;tjVEL October 19, 2000 OC l 2 0200 0 Ms Francine Shaw ~r~GWEER Spokane County Planning Dept. 1026 W. Broadway Ave. Spokane, WA 99260-0050 Re: ZE-29-00 (Markham Rezone) Dear Ms. Shaw; The Washington State Department of Transportation (WSDOT) has reviewed the above proposal and have no obj ections to it being deemed technically complete at this time, provided the following condition of approval is attached: 1. That prior to the issuance of any building permits for the expansion of structures on this site the applicant shall address traffic impacts to the Barker Road and I-90 Interchange area. This analysis shall be conducted according to Spokane County procedures and be reviewed and approved by Spokane County and WSDOT. If you have any questions on this matter, please feel free to contact me at 324-6199. Sincerely, Greg Figg ' Transportation Planner cc: Scott Engelhard, Spokane County Engineer Project File: Kimball, San.dy _ ' . From Hemmings, Bill Sent Tuesday, October 10, 2000 9 47 AM To Shaw, Francine Cc Engelhard, Scott, Kimball, Sandy, Parry, Ed, Sims, Brenda, Darrell, Virginia, Baldwin, Greg, Hohman, John Subject ZE-29-00 - Marvin Markham 10-10-00 I recommend the standard conditions of approval for current road and drainage standards I consider the application to be technically complete Bill Hemmings, PE 1 PAGE 1 L 1 12 .19-4 G9 OCT 2 0 0 0 Road# 1~oad Names MPost Reference Descrzptio Road Log 'znfo . 03042 MISSIC7N AV (START) 000 FANCHER FRONTAGE RD U 17 PAVED 20 MISSIDN AV 490 THIERMAN ST (END) U 17 PAVED 20 620 BR.ADLEY RD { END } U 17 PAVED 20 770 LILY RD (END) U 17 PAVED 20 930 BOWMAN RD (END) U 17 PAVED 20 990 PARK RD U 17 PAVED 20 1 110 CENTER RD (END) U 17 PAVED 20 1 130 CENTER RD ( START ) U 17 PAVED 20 1 230 ELLA RD (END) U 17 PAVED 20 1 270 ELLA RD (START) U 17 PAVED 20 1 290 ELTON RD (END) U 17 PAVED 20 MISSION AV (END) 1 510 VISTA RD (START) U 17 PAVED 20 03043 MISSIQN AV (START) 400 VISTA RD (END) U 17 PAVED 22 MISSION AV 120 BESSIE RD (END) U 17 PAVED 22 250 SARGENT RD U 17 PAVED 22 370 MARGUERITE RD (END) U 17 PAVED 22 510 A.RGONNE RD U 15 PAVED 44 560 MULLAN RD U lE PAVED 44 560 WILLOW RD (STAR.T) U 16 PAVED 36 760 LOCUST RD U 16 FAVED 36 900 FARR RD U lE PAVED 36 1 010 WOODRUFF RD U 16 PAVED 36 l 140 HERALD RD (END) U 16 PAVED 35 1 250 FELTS RD U 16 PAVED 36 1 390 RAYMOND RD (START) U 16 PAVED 35 1 420 4BERLIN RD (END) U 16 FAVED 36 1 500 UNIVERSITY RD U 16 FAVED 36 1 670 GLENN RD ( END ) U 15 PAVED 36 1 750 PIERCE RD (END) U 16 PAVED 36 1 950 WOODWARD RD (END) U 16 PAVED 35 2 020 BOWDISH RD U 16 PAVED 35 2 050 BATES RD (START) U 15 PAVED 36 2 140 WILBUR RD U 16 PAVED 36 2 290 UNION RD (START) U 15 PAVED 36 2 510 SR-27 (PINES RD) U 16 PAVED SO 2 650 HOUK RD (END) U 16 PAVED 50 2 720 H4UK RD ( S TART ) U 16 PAVED 50 2 760 VERCLER RD ( END ) U 16 PAVED 5 0 2 900 WOUDLAWN RD (END) U 16 PAVED 50 3 030 MCDONALD RD (END) U 16 PAVED 50 3 280 BLAKE RD (PVT RD) U 16 PAVED 22 3 400 MAMER RD U 16 PAVED 22 3 520 EVERGREEN RD (END) U 16 PAVED 22 3 550 BOLIVAR RD (END) U 15 PAVED 22 3 790 BEST RD ( END ) U 15 PAVED 22 3 880 REES CT (END) U 15 PAVED 22 4 OSO ADAMS RD (END) U 16 PAVED 22 4 130 MARCUS RD (END) U 16 PAVED 22 4 170 BURNS RD (END) U 16 PAVED 22 4 320 PROGRES S RD ( END ) LT 16 PAVED 22 4 380 S T CHAR.LE S RD ( END ) U 16 PA.VED 22 4 540 CATALDO AV (END) U 15 PAVED 22 MISSION AV (END) 4 570 SULLIVAN RD U 16 PAVED 22 03044 MISSIOIV AV (OLD SECT 000 WEST END TO CORRIGAN R 09 GRAVEL 30 MISSION AV 120 CORRTGAN RD (START) R 09 GRAVEL 30 M I S S I aIV AV ( END ) 400 HARVARD RD ( S TART ) R 09 GRAVEL 30 03045 MISSZON AV (START) 000 WEST END TO FLORA RD U 19 GRAVEL 20 , M I S S I ON AV 2 8 0 FLOR.A RD 17 L IGHT BZ TUNI 20 ' ` 430 ARC ST (END) U 17 LIGH`T $ITUM, 32 PAGE 2 11 : 12 :,14 09 ,OCT 2000 Road# Aoad Names.......... MPost. Reference Descriptio Road Log 'Info...t .770 LONG RD U 17 LIGHT BITUM. 20 .870 ARTIES ST & CT (END) U 17 LIGHT BITUM. 20 1.030 GREENACRES RD U 17 LIGHT BITUM. 20 1.270 BARKER RD U 17 LIGHT BITUM. 20 1.390 HARMONY LN (PVT RD) U 17 LIGHT BITUM. 38 1.490 POTOMAC LN (PVT RD) U 17 LIGHT BITUM. 38 1.610 HOLIDAY LN (PVT RD) U 17 LIGHT BITUM. 38 1.670 GRADY RD (END) U 17 LIGHT BITUM. 32 1.730 HODGES RD (END) U 17 LIGHT BITUM. 32 1.790 ALADDIN RD (END) U 17 LIGHT BITUM. 20 1.850 CAVALIER RD (START) U 17 LIGHT BITUM. 20 2.050 HOLL RD (END) U 17 LIGHT BITUM. 20 2.160 GLENBROOK RD (START) U 17 LIGHT BITUM. 20 2.270 END PAVEMENT/START G R 08 GRAVEL 30 2.830 END GRAVEL/START PAV R 08 PAVED 48 2.980 CORRIGAN RD (END) R 08 PAVED 48 MISSION AV (END) 3.330 HARVARD RD R 08 PAVED 72 03046 MISSION AV (LIBERTY .000 COUNTRY VISTA DR R 08 PAVED 50 MISSION AV .230 SIGNAL RD (END) R 08 PAVED 50 .410 HOMESTEAD DR (END) R 08 PAVED 50 .460 MADSON ST ( STAR.T ) R 08 PAVED 50 .720 MOLTER RD R 08 LIGHT BITUM. 22 1.020 MALVERN RD (NONESTAB R 09 LIGHT BITUM. 26 1.220 SIMPSON RD(LIBERTY L R 09 LIGHT BITUM. 26 1.380 COUNTRY VISTA DR (NO R 09 LIGHT BITUM. 26 1.450 MURRY LN (PVT RD) R 09 LIGHT BITUM. 26 2.860 CHASE RD (START) R 09 LIGHT BITUM. 26 MISSION AV (END) 3.030 IDAHO RD R 09 LIGHT BITUM. 26 03047 MISSION RD (START) .000 LINCOLN COUNTY LINE R 09 GR.AVEL 18 MISSION RD .570 BNSF CROSSING #50071 R 09 GRADED/DRAINED 10 MISSION RD (END) 1.030 STROUP RD R 09 GRADED/DR.AINED 10 03049 MISSION RD (START) .000 FLINT RD R 09 LIGHT BITUM. 22 MISSION RD .500 OLD TRAILS RD (START R 09 GRAVEL 20 1. 0 6 0 DENO RD ( START ) R 09 GR.AVEL 20 MISSION RD (END) 2.150 GROVE RD R 09 GRAVEL 20 03048 MISSION RD (START) .000 WOOD RD R 09 GRAVEL 12 MISSION RD (END) 1.000 RITCHEY RD (START) R 09 GR.AVEL 12 8 Records Processed PAGE 1 11:12ti,24 Q9 OCT 2000 Road# koadNames.......... MPost. Reference Descriptio Road Log'I~fo...,....... 00230 BARKER RD (START) .000 32ND AV U 16 LIGHT BITUM. 18 ' BARKER RD 1.820 8TH AV U 16 LIGHT BITUM. 18 2.080 4TH AV U 16 LIGHT BITUM. 18 2.210 2ND AV (START) U 16 LIGHT BITUM. 18 , 2.330 SPR.AGUE AV U 16 LIGHT BITUM. 22 2.510 LABERRY DR (START) U 16 LIGHT BITUM. 22 2.530 BOW AV (END) U 16 LIGHT BITUM. 22 2.570 APPLEWAY AV U 14 PAVED 36 I 2.640 COWLEY AV (END) U 14 PAVED 36 2.730 ALKI AV U 14 PAVED 36 2.800 BROADWAY AV (END) U 14 PAVED 36 2.830 BROADWAY AV (START) U 14 PAVED 36 ~ 2.860 I 90 EASTBOUND RAMPS U 14 PAVED 36 2.930 I 90 OVERPASS U 14 PORTLAND CEMENT 24 3.050 CATALDO RD (START) U 14 PAVED 36 3.060 BOONE AV (END) U 14 PAVED 36 3.090 BOONE AV U 14 PAVED 36 I 3.150 SHARP AV (END) U 14 PAVED 36 3.210 SINTO AV (END) U 14 PAVED 36 3.270 MAXWELL AV (END) U 14 PAVED 36 3.340 MISSION AV U 14 PAVED 36 3.400 AUGUSTA AV (END) U 14 PAVED 36 3.460 BALDWIN AV (END) U 14 PAVED 36 3.510 INDIANA AV (START) U 14 PAVED 36 3.590 INDIANA AV (END) U 14 PAVED 36 3.690 RIVERWAY RD (END) U 14 PAVED 36 3.780 BR 5503 OVER SPOKANE U 14 PORTLAND CEMENT 26 3.960 JACKSON DR (START) U 14 PAVED 36 ~ 4.090 BUCKEYE AV (START) U 14 PAVED 36 4. 17 0 GR.ACE AV ( END ) U 14 PAVED 36 4.340 EUCLID AV (STAR.T) U 14 PAVED 36 ~ 4.380 UPRR CROSSING #55051 U 14 PAVED 36 4.390 EUCLID AV (END) U 14 PAVED 36 4.510 BRIDGEPORT AV (END) U 14 PAVED 36 5.250 BNSF CROSSING #55061 U 14 LIGHT BITUM. 22 i BARKER RD ( END ) 5. 2 9 0 SR 290 ( TRENT ) U 14 L I GHT B I TUM . 22 00421 BARKER ST (START)(ME .000 MEDICAL LAKE CITY LI R 09 GRAVEL 24 BARKER ST (END) .130 BRAYTON RD R 09 GRAVEL 24 I 2 Records Processed • af `t i ~ I S. S P O K A N E i;~~ O U N T Y . 7l cN^'t4i DrvisioN oF PLANNNc A DIMIoN vF THE PuaLtc Woxres DEPAwrmErrr I~ItcHAEL V. tvEmHAm, DixEcroR MEMURANDUM GARY UBERG, DtREerop, DATE: October 6, 2(}00 TU: Division of Engineering and Roads - Tra.nsportatian Engineering; Scatt Engelhard, elo Sandy Kimbail Division of Engineering and Roads- Deveiopment Services; Bi11 Hemmings Division of i Jtilities - Information Management; Jim Red Divisian of Utilities - Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Hvlderby Spokane County Parks, R.ecreation & Fair, Steve Horobivwski 5pokane County lJivision of Building & Cade EnfQrcement, Jeff Forry Spflkane County Air Pollution Cantrol Autharity, Chuck Studer . Spokane Regional Transpartation Cvuncil; Glenn Nliles Spvkane Transit Autharity; Christine Fuestvn Cenh-al Valley Schaal I)istrict No. 356 Spokane County Fire Distraict No, 1 Consolidated Irrigativn l]istrict WA State Bvundary Review Board; Susan Winchell WA, State Department of Ecvlogy; Chris Merker W A State I]epartment of Transportativn, Pvlark Rohwer FROM; FranGine Shaw, Seni4r Planner ~ SUBJECT: ZE-29-00; Zone ReGlassification of a parcel approximately 30,192 square feet in size frvm Urban Residential-3.5 (UR-3.5) ta Neighborhaod Busifless (B-1) far those uses allowed in fi.he Neighbarhood Business (B-1) zQne. TECHMCAL REVIEVV MEETING Uctober 19 2000 at 2:15 raa■• Division Uf Planning 2ta Flaor Conference Room 2C Please review the abave application and use the attached TECHNICAL REVIEW MEETING FoRM for your comments. The Divisivn of Planning encvurages you to attend this meeting. The sponsar and reparesentative have alsv been invited tv attend this meeti.ng. if you cannot attend, please fvrward thxee (3) copies of yaur review cvmments vn the attached fvrm to me for the meeting. The attached TEGHNICAL REViEw' FoRMS will be given to the sponsor at the meeting and included in the Division of Planning file. Thanks for yaur cooperatian. If yau have auy questians abvut the appiication, piease cQn#act me at 477-7200. NUTE. The Division of Planning will nnw be circulating comments fvr SEPA Checklist at #he time of technical review. This will be the only time you will be able t4 comment regarding the SEPA Checklist for this project. Copy withaut encioswes: Iviaevin & Phyllis Markham, 1519 N. Barker Rd., Greenacres, WA 99016 Willard Boatwrigh#, Swveyar, PC} Box 354, Sprague, WA 99032 AttaChments: Technical Review Form, Pra;jec°t Application, Site Plan, Vicinity Map, SEPA Checklist 1025 W. BRoADWAY o SFQKANE, WASFiINGTENN 99260-022(} PHt7NE: (509) 477-7200 9 FAX: (509) 477-2243 • TQD: (509) 477-7133 r ~ } o ;SpDkaHIe COldlflty DivflsIlOn of Pianning TecbnicaY Review Mee3ing Meehng Date and Time October 19, 2000 @ 2 15 P m Project File No , ZE-29-00 , Pro,ect Locarion 1519 N Barker Road whlch, is generally loeated on the southwest corner of the intersectiun of Nfission Avenue and Barker Road in the i Northeast '/4 af Section 18, Township 25 N, Range 45 EWM, Spokane County, Washu2gton Comprehensive Plan Urban (U) , Project Descnphon ZE-29-00, 2one Reclassification of a parcel approximately 30,192 square feet in size from Urban Residenhal-3 5(LTR=3 5) to Neighborhood Business (B-1) for those uses allowed in the Neighborhood Business (B-1) zone Parcel No(s) 55181 1901 55181 1926 Owner Marvin & Phyllis Markham 1519 N Barker Rd Greenacres, WA 99016 509/220-8622 Project Planner Francme Shaw, Senior Planner i SPOKHivc COUNTY DIVISION oF PLr,~4NING' ' RECEIVED ZONE dUsslfta; ~ON CATION SPOKANE COUNTY 0 C T 02 2000 PART I A GENERAL INFORMATION DI`/ISION OF PL,~~~IF40 ~ ~ Legal Owner mkR\) U1 1.-- 1~ 1 L~-1 s~ ~1n, ~ f Mailing Address City State Zip Code C~C\C)k l, ~ Phone ~:~Q9~ ~ (5~~'1) (Home) Fax ApphcanUAgent C)Atie ~ ~Qc-~ , Mailing Address City State Zip Code Phone (Work) (Home) Fax IF APPLICANT IS NOT OWNER, IPlCLUDE WRITTEN OWAIER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE , i Project/proposai site area (acres or sq ft)~ZO~ X~ 6 C)~ Adjacent area owned or controlled (acres or sq ft)_DOEf~:, \AOT OP P LO Assessor's parcel numbers of projecUproposal 1r)15 Assessors parcel numbers of adjacent area owned or controlled ~Crr Uyuj 1 ~ Riz Street address of proposal KeR- o• 1 Ot3 Existing zone classification(s) and date established Existing use of property Proposed zoning -B - ~ Comprehensive plan category School district ~ Water purveyor C0k1`~bL► [)pqES~j ,RR1C.~AT1o~ Fire distnct Proposed use of property Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) Business ( ) Industrial ( ) Mixed use ( ) Other ()o - Descnbe ► !-last=_ 0SE,s Vt4 ~tIE. -\3-1 List previous ptanning division actions involving this property SPE-la-5l~ _?ERMIT Tb Ip1MIT~.1 ~To 'P1~1 ~E1~1~c1t~1C~.,~0~1 - C.o►J~b~I~R aoN, ) ~ ~ ZONj=- RECLASSIFICATION ,ICATION ' PAGE,2 'af 5 , B LEGA ONE ECLASSIFICATION INFORIVIATION ~ Location of proposal Section \ Township Range ~ Name of pubiic road(s) providing access ~ARKER O ~~~SSIp~ AOEMvE z r ' Width of property fronting on public road ~~j Ot~1,~ARK.~.2 ~-?JA m4 MISS 1 p~ AvF-, Does the proposal have access to an artenal or planned artenal'? Yes bQ No i Name(s) of artenal roads Legal descnption of property for each zone reclassification proposed ~c)~-ri 2- oV,- ~ Existing zone(s) to proposed zone(s) -\--)3 - for the following descnbe ro e Attach legal descnption stamped by land surveyor or provide below ~ BO ~ L..~Ev v~ 1~ flc~ ~-r► n r~5 i( Z c~ r~r) TS ~ wA"s o , .c~ z. p0 n Fss~ GISTEP JQ 5 ~ FXPIRFG 19i~►O.i If you do not hold title to the property, what is your interest in it? 3) b'C-yS What are the changed conditions of the area which you feel make this proposal warranted? 5 bt1 ~ MAi c~1~~~1~? 1AiTH nAWU nTHER- CoTAr\c.gDRL_ ► v~~S.~NE E*A~t u1 cao~.~~nN~P;1 -r --Y-NE PREL REZONE APPL LSC 8-98 I ZONE RECLASSIFICATION / ICATION NGE'3,of 5- What impact will the proposed zone reciassiflcabon have on the adJacent properties? A-r \t1 E ~o What factors support the zone reciassification? ~vMnoN ~e \ oy~q-w,-E k s Q 2£~ex S~. THAT ~F15 ~C.EtJ ~~SEt~ ~~'f~1~~C1flL~.l.~ ~J~1~1CE~1~E ~1~D }9~J~~S.~H~S ~ CoD c- ~5 -c-" c- ~P)Gv- C) 1~ c o~1~9B6 AL- vses V-14 T-" E v,Q-,g o 1 What measures do you propose to mitigate your proposal's impact on surrounding land use? ufL)RC USE_ br--T-b; -S HZOP-YV~~4130~ ~OIE-To c -ro ~ A L~ C.~~~►-r c~~Tv►~ Cr~n~~~ ►~i sQbvt-Q 1I~cLUpr , S-rj'A v1p~p`ps A s -T-1oNS PART II FIRE f1AARSHALL / FIRE DISTRICT RCW 36 70 B reqwres early coordmation and mformation . A THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO I B WHAT IMPROVEMENTS NEED TO BE MADE TO IVIEET THE DISTRICTS FIRE PROTECTION REQUIREMENTS? Fi+,r R0.4 w it I ni t~ a~~► v~er„S b u~ rcQ~ % Z~L, ~ C SEE ATTACHED LETTER DATED D REQUIRED FIRE FLOW (gailons per mmute) E&K` I have reviewed the roposal and have adv►sed the applicanr of the Fire Distrrct reqwrements Au--9u SIGNATURE TITLE DATE PREL REZONE APPL LSC 8-98 1 ZONF- RECLASSIFICATION _ ICATION 'PAGE 4 'Of 5 , , UVATER PURVEYOR RCW 36 70 B requires eariy coordmation and mformation A THIS PROPOSAL IS WITHIIV WATER DISTRICT (/o h so ar62p l~R- B. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW HAVE BEEN MADE AS FOLLOWS A WATER SYSTEM PLAN MUST BE PREPARED YES NO , REQUIREMENTS to,?- ~ C SEE ATTACHED LETTER DATED al and have advised the applicant of the Distnct requinements N ev we t propos , g 1?~ S?I TURE 4"4 ~ TITLE DATE SPOKANE REGIOidAL HEALTH DISTRICT RCW 36 70 B requires early coordmaUon and mfonnabon A PRELIIVIINARY D SCUSSIOIV S TAKEN PLACE, A OIVIP ETE PLICATION MUST INCLUDE ~ ~ 0. • - . B SEE ATTACHED LETTER DATED After a prel►mrnary review of the proposal, 1 have advised fhe applicant of some of the Spokane Regronal Health requiremenfs A complete and detaded rewew wdl be provided after the applicabon is submiffed, which will result m a complete list of requirements and condifions regarding provisi f osa ~ ~ SIGNATUR TI LE A E SEIAIER PURVEYOR (City of Spokane or Liberty Lake) RCW 36 70 B requires eariy coordination and mformation A PRELIMINARY DI SION HAS TAKEN PLACE, A COMPL E AF)PLICATIO UST - INCLUDE )"26 B SEE ATTACHED LETTER DATED ~ After a prelrminary revrew of the proposal, l have advise appl~cant of some of the Sewer requirements A complete and detaded review wdl be pr ed affer the applicatron is submitted, which will result in a complete lisr of requirements and conditions arding Sewer provisions for the proposal SIGNATURE TITLE -"%QTE ~ ~ PREL REZONE APPL LSC 8-98 ) ' ,,ZONE RECLASSIFiCATION Ai :ATION PAGE`5 of, 5 SURVEYOR VERIFICATION I, the undersigned, a licensed land surveyor, have completed the information requested for the Zonmg map and wntten legal descnption Si ned ►~Nc . ~tA~1 Date t-CG J~J 9 . Address Phone Cl '2-4 - 5~a A 8^ state zip city QQ, - PART I I I . SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATiON, 1, the undersigned, swear or affirm under penalty of perjury that the above responses are made truthfuily and to the best of my knowiedge I further swear or affirm that I am the owner of record of the area proposed for the previousiy idenbfied {and use acton, or, if not the owner, attached herewith is wntten permission from the owner authonzing my act n hisltier behaifi Si9n Date ~2 -~00 C7 Address kA Phone \Z LV4.:::~ Cdy Pivlf~\CVX-Q~ ~ state Zip Q q O I ~ M ~ t SigntApplicant or Representabve Date State of Washmgton ) ) ss County of Spokane ) Si9ned and swom or affirmed be re me on this pf nloe day of , 2000, _ai , h'1 by ~S Nota Seal ry Notary Public m and for the State of Washmgton residmg WANDA T CLARK at NOTARY PUBLIC My appomtment expires azo Q~ STATE OF WASHINGTON EXPIRES JANUARY 6,2003 _ PART IV TO BE COMPLETED BY THE DNISION OF PtANNING Date submitted LA-11, File number Date accepted ~ -,4-W By ~ eceiPt number Total fees n-) e--) q R PREL REZONE APPL LSC &98 1 4 I ~ S mRS4ri0 WY9139otl ~O~tl Pn19~+aq0+p~~~ ~ oh ~C oa ~t moi t 4 vtBeN~►o~3uuPW 5 w,mw~aava~•w nuax ummtmo .0{01 l f~3 SI pC ea 3 pya2va bwaoma-e =wwawe timME[=wa 1-0 0-a puaa1 MudS *111 9C --4 f1 u+ec~~ mw~o~vo~o *mama N ~ ~~•~•~p~w~ qMM , ~w.w~a+w+avcm~ 5 N timasi ~aoa.an,ro„ ~mra.du ~ 0 . , HEDGF -FENCE PROPERTY LINE 2D4 (SOUTK M CE Ys IL ~ 33tl1 (NMHU ONIdNJSaMVI zI LHoeH x x,eZ ~ r ~ ~ (NM1fD ONId'dOSONVI ,x~w~,xues ~ Q;~ ~i y . 1 ~t tl3aV Q313AVd0 O ~ I (NMbN'dNIdVOSOPM AZ 1HJI3H one omnn ~ ,8E x ~ ~ ' ~ ~ a c► 3Sf lOH 1UO1S ~l1 °"e 30N3d atre ~ WMW ONIdV~Mdl ~ o tLoaM aa~nao m a ~ x a xm,Kaais ~ ~ (NMW ONIdVOSQM/I NOISNV~f3 dOHS ~ p D ~ ~ ~ ~~tap,s 5'1041HU13H ia c 0 O ~ ,98 x ~Z ~ M dOHS AUOIS ~ 113dH Q313AtlEl0 ~ 5 ~ b'3atlQ~13AVH0 ~ xrom3ais ~ ~ ~ a o ~ ~ ,soa ~ ~ Wois tl3dV4313AVH0 V3dV ONIMNd Ol SS3:10Y OU-bZ-3Z V3dd ONI)IH11d Ol SS300V ' , MoPEmurE: zoa! cNoanK 'r • - a ~ 13ntroo t3nVrov : ONIAFldA0300 ONIAtld=10 30a3 ~ n a 3MSAtl NOISSIW • 3NI11i31tJ3'J ~ ~ • Ir'1El.sEIVED SPOI\F'11`0E COUYtl @ Y OCT 0 2 2000 ~IVISroN oF PLANNcNG z d ~ ~ ~ SPOKANE ENVIR.ONNiENTA.L OR,DINANCE SECTION 11.10.230.1-1 d , . SEPA ErrvnzorrnMN'j'A1 Cl-IEcxLrsT WAC 197-11-960 Spokane Environmental Ordinance Secuon 11.10.230(1) PURPOSE OF CHECKLIST The State Environmental Policy Acc (SEPt1), chapter 43 21C RCW, reqwres all governmental agencies to consider the environmental impacu of a proposal before making decisions An environmental " impact statement (EIS) must be prepared for all proposals wiLh probable sigruficant adverse unpacts on the quality of the environment The purpose of this checklist is to provlde informauon to help you and the agency idenufy unpact from your proposal (and to reduce or avoid unpacu from the proposal, if it can be done) and to help the agenry decide whether arr EIS is required. INSTR UCT701VS FOR APPLICANTS This environmental checklist asks you to descnbe some basic uiformacion about your proposal Governmental agencies use this checklist to determme whether the environmental unpacts or your proposal are sijruficant, requiring preparation of an EIS Answer the questions bnefly, with the most precise information known, or give the best descnpuon you can You must answer each question accurately and carefully, to the best of your knowled~e In most cases, you should be able to answer the quesuons from your own observauons or project pla.ns without the need to hire espens If you really do not know the answer, or if a quesuon does not apply to your proposal, wnte "do not know° or "does not apply° Complete answers to the questions now may avoid unnecessary delays later SOmc questions ass about governmencai regulauons, sucn as zorung, snoreline, and iandmark desitrnaaons Answer these quesLion if you can If yoL havP problerns, tne governrient,.? ageacies can assist you. The checklist questions apply to all paru of your proposal, even if you pla.n to do them ove: a period of tune or on different pa: cels of land. Attach any addiuonal information that wOl help descnbe your proposal or its en,.uonmental effecu The agency to which you subrrut th.is checklist ma~ a~sk you to explain your answe: s or provide additional information reasonably related to determi,nuig if the: e may be significant adve: se impact USE OF CHECKLISt'FOR NOrV PROrECT PROPOSALS Complete this chec'_eJist for non-proJect proposals, e,, en though questions may be ansa, e; ed "does not apply ° IN .-%.DDI iZOti, complete the SUPPLEMENTAL SiMT FOR N01+-PROJECT ACTIpNg CDan D) For non-pro)ect actions, the references in the checklisL to the words "pro)ect," "apFLcant," and "property or site" s~zould be read as "proposal," "proposer," and "affected geo;raphic area," respectively Spoklne Envi:or.m~~-:; Ordizance CheckIut P:,7: 2 0`?1 1 T= ~ •1 ~ BACKGROUND FIIE/PROJECt No 1 Name of proposed pro)ect, if apphcable. ~ eec; V\ nn- ~ y 2 Name of applicant. ~ ~ 3 Address and phone number of appLcant and contacL person \~lq ~pp'Y'eR- Rs)- e~AcRv:-~~~►. ~qa~~ ( ~000 `LL0 - e) ~Z.-I L~I..! _ At Date checklist prepared. S a PT• 5 Ager.cy rey%Aesting checklis SPo~~~l.~ C'_ou~-r-~ `D'► v i~~ r~a~ oir ~ 6 Proposed tirrunc, or schedule (lncluding phasin;, if applicable)- -T) QPLt` , Spokane Enyironm~-nzal 0;4:nance Chec't!isc Pa;z ~ o► ? 1 ` . BACKGROLIND (conunued) 7 a Do you have any plans for fucure addiuons, e--cpansion, or further acuviry related to or connected with this proposal) If yes, e:cplaui , 1---~ ~ s o 0 9,- l V1TEMT -To ~ ~r ~i,► t s ~ r~ Ec~.~--~1, ~ ~ `~o ~ ~`1~1 Ov] ~ r~ N ~RT ~11 E \VNTEMT Dr- ~1-'►'E lrU~OF-E ~Rb P EiZ ~ ? DwN~~ \AAi U-' ~E• b Do you own or have opaons on land nearby or adjacent to this proposal) If yes, eYplaui Nb S List any envlronmencal uiformation you know abouL thac has been prepared, or wlll be preDared, directly related to this proposal \Ac--Z)o Ao-r ~ 9 Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal) If yes, eYpla.ui "'F~~~~~ I 10 List any government approvals or pe: rrucs that will be needed for your proposal, if known ~ E --Do ~ur 40w b~ NA~ Spokane Environme :tsl Ord+z aace Checklis: Paae 4 of't v ~ ~ ~ • A. BACKGROUND (connnued) 11 Give a bneE, complete descripuon of your proposal, inclucLng the proposed uses and the size of the project and site There are several quesuons later in thLS checklist that ask you to descnbe certain aspecu of your proposal You do not need to repeat those answers on tlus page Zot4e C"PNC-;E- -To CoMpLU \r~N-rH ~)LL- c v~R~T 0,60 c oo~s F ~ . At~1~~ ~Rlyl i~rS 1~EL.RTEp ~ b --TIHEi ~RDP06F-D U 5F , 12 Location of the proposal Give sufficient information for a person to unde:siand the precue location of your proposed project, includ.in; a street address, if any, and seciion, township and range, if known If a proposal would occur over a ranae of area, provide the range or boundanes of the site(s) Provide a le~al descnption, site plan, vicinity map, and topograpluc map, if reasonably avaulable While you should svbrrut any plans required by the agency, you are not required to dupLcate maps or detailed plaas subrrutted with any permit applicauon related to this checklist ` ~ ~ v A ~ u V i F \~l 46)-n'*b~ ~ • IZ o 1- -oTS ' £ ~ ~cx. ~ 13 Does the proposed action lie within the Aquifer Ser_siuve Area (ASAP The General Sewe: Se:,.-ice Area) The Priority Sewer Service Area) The Ciry of Spokane' (See Spokane County's ASA Overla~ zone tltlas for boundaries) ~ 15 UQ-:R-TF-D W51'PE Q~ ~ -X)EMQI`1 6TAT ~ v A 1 L~A g~ Ll 1'l.1 b~ ~ E1ti1 ECZ. ~~V 1 C.E , 1 Soo;ane Enl c:onmen'd liet n~oo ~ ni'71 9 , ~ , • ~ ' Evaluatson For , Agency CTse 4nly iO BE COMPLETED BY APPLICANT B. ENViRONriENTAL ELENiEPiTs 1. EAR.TH a General description of the site (cucle one) flat, olli.ng, hillY, steep slopes, mountaunous, other b 1Ylhat is the steepest slope on the site {approximace pe:cent slope}) N o tA ~ ) -T a \ S V~LPtT c What general types of soils are found on tthe sice (for exasnple, clay, sand, gravel, peat, muck)~ If you know the classificauon of avncultural soas, specify them and note any p rime f arrtland R f- VEL- - Are there surfaee ind.ications or Iustory of unstabie S°iLS'n the immedsate vicxnity) If so, descnbe e Describe the purpose, tvpe and appra~umate quanzities of any filling or grada.na proposed Indicate source of fill 1 f Could erosion occur as,a result of cleanna, consz:ucuon, or use3 If so, aenerally descnbe Spokane En% ironm.enta1 0:.-~.-z:.-ice Checklist Pa;' 6 of21 6 EvaIuation For Agency Use Only ,3. EIYVIROPJMFaYfAI, ELE.1rIEYI'S (Connnutd) g About what percent of the site wd.l be cowered with unpervious surfaces afcer pro)ect construction (for e:cample, asphalt or builcings)' y . ~ ~ . - h Proposed measures to reduce or concrol erosion, or other irxipacrs to the earth, if any lrrc- 2. AIR a What type of ezxussions to the a.ir would resulL from the proposal Ci e, dust, automabiLle, odvrs, sndustnal, wood srriake) dunng construction and when the proJect is completed) If any, generally describe and give approxunate quanuties, if k.nown ~ b Are there any off-site saurces of errussions or odor that may affect your proposal) If so, generally descnbe. 1~ d c Proposed measures to reduce or control emissions vr other unpacu zo air, if any. . ~ Spokanz En,,ironments'_ Ordina-:ce Chec't[is. Pa'-e ~ t r ~ 1 - Evatuation For Aeency Use Only .0• ENVIRONMEI~J'TAL FL,F.~'1~IEiVTS (Continued). 3. 'WATER a Surface 1} Is there any surface water body on or in the lmmediaLe vicin,iry of the site (including yea.r-round and se3sonal strea.ms, saliwacer, Iakes, ponds, wetlands)) If yes, descnbe type and provide-names If appropriate, sate whaE stream or river it flows into ~b . Will the project require any work over, in, or adjacent tv (within 200 feet) the descrzbed waters) If yes, please descnbe and anach available pians ~b .i) Estunate the amount of fill and dredge matenal chac would be placed ul or removed from surface water or wetlands and indicate the area of the site that would be affected Ind.icate the source of fill matenal 4) Wsll the proposal require surface water jvlthdrawals or diversions) Give a general descripcion, purpose, and appro-umate quantities if known ~1C3 - 5) Does the proposal lie ~ ithin a ICC-year Eloodplaun) If so, note location on the site plan ~b Spoka::e En• i;vnmental Qr%--' -:.zce Checkrist Pa~e 3 oi ?1 I 1 V i 0 a ' t p e Evaluat2on For Aaency Use Only ~ EIV'VIRON1~IEtYI'r1I. ELE.1rMTTS (Conunued)- 6) Does the proposal involve any discharges of waste matenals to surface waters? If so, descnbe the type of waste and anticipated volume of discharge ~ ~ b Ground I 1) Will groundwater be withdrawn, or wdl water be discharged to grou.nd water) Give general descnpcsvn, purpose, and approxunate quanuties ifknatvn «t o - 2) Descnbe waste matenal that wdl be discharged into che ground from septic r.anks or other sanitary waste treatment facility Descnbe the general sLze of the system, ~ the number of houses to be served (if applicable), vr the number of persons the systern(s) are expected to serve. 4!'--) E-~'Q ~ cc_ ~s Avf)k, L ABCE.. .i) I}escribe any systems, other than those designed for the disposal of saiuzary waste, installed far Ehe purpose of discharging fluids below the ground surface Cmcluduig systems such as thase for che disposal of storm water or draunage from flvor dtauls) Descrsbe the type of system, the amount of material to be disposed of throuau the system and the types of matenals hkely to be disposed of (includcnc, matenaIs whuch may enter the system inad-venently through sp111s or as a result of fire fight.irg aCtIVIt1C'S) ►V~~~ I Spokzne Emironr..eRtal U-c r:.nce Chzc{lISt P1o-- 9 af 2 1 , . ~ Evaluation For Agencv Use Onlv -s. EWIRpNLNIENTAL ELEN1EWS (Conanued): 4) Will any cherrucals (especially orgaiuc solvents or petroleum fuels) be stored in above- ground or underground storage ta.nks) If so, what types and quanuues of matenals wfll be stored) 4Arsr qPPLJ-A . ~ , r r 5) What procective measures will be taken to ensure that leaks or spills of any chernicals stored or used on site will not be allowed to percolate to groundwater (this includes measures to keep chenucals out of dssposal rystems descnbed in 3b(2) and 3b(3)) 'toES ~CrT- C. Water Runoff (includul~ sLOrm water) 1) Descnbe the source of runoff (including storm wacer) and method of collecuon and disposal, if any (include quanucies, if k.nown). Where will thLs water flow) 1V111 this water floa into other waten) If so, describe 'bo ~Ab-r- Will any chenucals be stored, handled or used on the site in a location where a spill or leak will drain to sur;ace or groundwater or to a storrn wate: disposa.l system discharging to surface or groundwater) ~()-r ~PPLI 3) Could,% aste mate: ials enter ground or surface wacers= I; so, gene-ily describe Spok-ane En,,ironmeztzl Or~'.-^;,nc-- Checklisz Pz;e 10 0= ? 1 I 1 V ~ ~ 1~ • ' • Evaluation For Agency Use Only EWIRONMEt~tTaL ELEAENTS (Conanued). d Proposed measures to reduce or concrol surface, ground, and runo$ water impacts, if any (if the proposed action hes withui the Aauifer Sensitive Area be especially clear on eYplanatlons relatuig to facihues concerning Secuons 3b(4), 3b(5), and 3c(2) of this checklist) r - I 4 PL AiNrs a Check or circle rypes of vegetauon found on the site ✓ deciduous tree alder, maple, aspen, ot.her ✓ evergreen tree• fir, cedar, pine, other ✓ shrubs ✓ grass pasture crop or grain wet soil planu cattail, buttercup, bullrush, skunk cabbage, other water planu water lily, eelgrass, milfoil, other other types of vegetanon b ZY'hat kind and a,mount of vegetatioz will be re...o% ed c: a:tc:-6d) - t~o ~E c List threatened or endangered species known to be on or near the site Nb~1E d Proposed landscaoing, use of nati-ve plants, or oEhe; measures to presenve o: enhance veccpetacion on the siEe, if any oNE Spokane Ez,, ironmenczl O:di~:-ice Chec'Vist Pa;e 1 l o~ ? 1 ~ Evaluation For Agency Use pnly i3. ENVIRONMEYfAL ELFiI~MYIS (Connnaed). 5. ANInuS a Circle any birds and a.nunals which have been observed on or near the site or are known to be Qp or near the site birds hawk, heron, eagle,ongbirds~ther C.%w.~ _ maznmals deer, bear, elk, beaver, oLher SQON RRE1-S fish bass, salmon, trout, hernno, shellfish, or.her , b List any threacened or endangered species known to be on or near the site c Is the sice part of a rrugration route) If so, explain ~'NDb N dT d Praposed measures to preserve or enhance wildlife, if any ~ 6. ENEAGY AND NA'ItiMAI. RESOURCES a What kinds oE enerp•(electric, natural gas, oil, Nood stove, solar) wdl be used to meet the completed pro)ect's energy needs? Descnbe whether it will be used for heating, manufacturina, etc b Would your pro)ect :.::ect the potential use of solar energy by ad)acent prope: ties) If so, generally descnoz \V O Spokane Environraezc.:l Qrd--~~ce Cnecklm Page 12 of / . ' < t < < Evaluation For Agency Use Only E-LNIVIRONMENI',A.L ELEMUYI'S (Conanurd)• c What kunds of energy conservauon features are uicluded in the plans of this proposal) List other proposed measures to reduce or control energy unpacts, if any . 7. EWIRONL-YIENTAL HE.-kI,TH a Are there any envlronniental health hazards, includuig eYposure to to:uc chermcals, risk of fire and explosion, spffl, or hazardous waste, that could occur as a result of this proposal) If so, descnbe ~O 1) Describe special emergency services that might be required 1~o~1E 2) Proposed measu; es to reduce or control environ.::er.ral health hazards, if any b Noise 1) What types of noise exst in the area which may af;ect your project (for examFIe traffic, equipment, operation, othe:)) t~ o~A~ 2) What types and levels of noise wouId be created by or associaced aich the project on a shorc-term or a lon; te: m basis (for example traffic, construction, ope: ation, othe:)' Indicace nhat hours noise vould come from che site , _ ~ Spokane Em ironmental Ordin:.nce Checklist p3voe 1; o,-? 1 e Evaluation For Agency Use Only E1,TVIRONMENTAL ELE.`IZENfS (Continued): 3) Proposed measure to reduce or control noise i.mpacu, if any r, ~ LAND AND SHORELIYE USE a What is the current use of the sice and ad)acenL prope:tieO b Has the site been used for agriculture) If so, descnbe 1V~ c Descnbe any strucrures on the nte C~ C-~ E r d Will any struccures be demolishe& If so, whuch) ~O . e What is the current zorung classification of the site) Spokane EnL ironmznta.l O; C'inance Checklist Pa~e 1-~ of ? 1 i ' s p , . Eva]uatian For Agency Use Only 1. EivVIRONMENTAI. ELEI~i 'I'S (Cont,aued) f What is the current Comprehensive Plan designation of the site? r g If applicable, what is the current shoreline master pragram deszgnarion of the sites ~ - f.YT- 1 h Has any part of the site been classified as an °envzronmentally sensitive" area.} If so, specify NQ Approximately how many people would reside or work in the completed pro)eao ~ ' C.u P"REM ~ P~ ~ - J Approxunately ho,% many people would the completed project dizplace) t~d - - - - k Proposed measures Lo atioid or reduce displacement unpacu, if any- ~"Qo~ 1 Proposed measures to ensure the proposal is compatlble With exisunc.'?, and projected land uses and plans, if anti Pu RCM P►St-qS ov: -T1i15 \A 1 LL- (~01 A P"l LL- - ~ iw:a -TQ 8-1 `,Z-oc\~E Spokzne En% ironmental Orc-asrcz Chec'f.lst Paae 1i o; ? l , 1 + Evaluation For Agency Use Only B ENVIROIVMEyZ'AL, ~ITS (Continued) 9. HoUSIivG a Appro:umately how many uruts would be provided, if any) Indicate wherher high, nudd3e, or ].ow-a,ncome housuig ~ ~ b ApproxLmately how many uruts, if any, would be eliminateds Indhcate whether b.igh, middle, or Iow-income housing ~C~FC• ~,1bT t-~~~L~.1~ , 1 c Proposed measures to reduce or contral housing Impacts, if any ~OE5r ~t~r 4PL~~ , 10. -AF-STxETIc.s a What is the tallest hei~ht of any groposed struczurets,, not including antennas; what is the principal e-xterior buiIding matenal(s) proposed? 1 Vz' 6-M" Zb' "t -?)Rlc-y.. Ow5c- b What viewsin the immediate viciruty would be altered or obstructed) - . ~ . c Proposed measures to reduce or control aesthettc impacts, if any ~ Q E,.~ ~l~" ~lr1~l ~ ,Spoksnz EntiironmencaI Orc.: a-ce Chec{Iis: Pa;e ir -C' 4 I ~ e 4 A 4 Q pi ~ ` EvaIuation For Agency Use Only 15 EYVIROItiT1tiIEI*4TAL F.I.EitiiEi'VTS (Conhnued) 11 LIGHT AND GLARE I a What type of liaht or glar-e wall the proposal prvducO Whai ume of day would 2t ' mainly occur) b 1 • b Could light or glare from rhe firushed project be a safety hazard or snterfere with views) } c. What e-xisung off-site sources of hght or glare may affect your proposal} t~a►~ ~ . d Prooosed measures tu-i educe, or control light anu' glare unpac-Ls, a.f anv 12. RECxEAnoN, a 1Ythat deszgnated and uiformal recre2Eional opporcuniLies are in the immediate vicinsty) 6 Would the proposed praject dispIace any existinb recreacianal uses' If sa, describe ~ a - - 'Spokzne Enu1ronmental Ordxn.: nicz Chec'tlist pag,- 17 Qi _ b • , Evaluatson For Agency Use Oniy . ENVIRONNIEtNTAL fj F~1MNI'S (Candnued) c Proposed measures to reduce or control impacu on recreation, includulg recreauon oppomxruties to be provided by the proJect or applicant, if any ~E-S kl(:Yr ~PPLA-A 13, HI5TORIC Ai+iD CULTURAL PRESERVATION a Are there any places or objects Iisted on, or proposed for, nauonal, srate, or 1cxal preservaEivn regasters) known to be on or neYt to the site) If so, generally descnbe ~O b GeneraIly describe any landmarks or evidence of histonc, archaeological, scienufic or cultural imporcance known to be,on or next to the site c Proposed .;,ez;ures to rcduce o; control unpact.s, if aay -DaEs V)ioT ~ 14 TRANSPORTATION a Identify public streeu andiughways serving the site and describe proposed access ~ ta the existinc, stree: system Shotiv on site plans, if any ~ 1 uw5 QDQI-" ~ Souma ~ 13 P-P~sr aF- o~-WOPEL~ , ti 1 5~ i om s~~-r Y 1~.1 -r t~ t.~ u~..-rH ~S i oF- t) ir- - , - - ~ b Is site currently se:--~, ed by public Lransit) If noc, what is the aoproxcmate disance to the nearest transiL stop) ~ ~S • `~~'A -roP a t r. 4r- ~PEP--Tt~ Spokane En~ ironme :ta:l p; c_n3r.ce Checklist Pa~e 13 of 21 a 1 ~ 1 0 Evaluatson For Agency Use Only ENVIRQNMENTAL ELF-~1r1Fa-q'I'S (Connnued). c How many parlang spaces would the completed project have? How many would the project elinunate) ~H E ~.u P~~~t' 1~A Qki N.Ca ~o~r at-1 -,T-VN i s~DPEL 15 ~.b ~ ' x c~Ca ~ . ~ d Will the proposal require any new roads or screeu, or unprovemenu to exusung roads or streets, not including driveways) If so, generally descnbe (indicate whether pubLc or private) 1V ~ , e Wdl the project use (or occur in the immed.iaLe vici.niry o fl water, rail, or air transportation) If so, generally describe. J(D f How many vehicula.c tnps per day-would be.generated b.y che comgJetPCipro}ect.) _ If known, induate w hen peak volumes would occur ~Aa-r APpus ~ v Proposed measures to reduce or control transportation impacu, if any b "'-DOES IAOrr 4PLL1 15 PUBLIC SERVZCES a Would rhe project result in an increased need for public services (for eYUnple fire procection, police protection, health care, schools, other)) If so, generally describe Spokane En,. cronmen«1 O; %.-4 rance Checklist Page 19 0` ? t 1 ~ _ • ♦ 1 , • Evaluation Foc A ;ency Use Only ENVIRONMENTAL EMNIEN?S (Coonnued)• b Proposed measures to reduce or control direct unpacu on pubhc services, if any ' 1JOEs 110T ~ppa~ 16. UTILITIES , a Circle utilitAes currently available at the site. lecuiciry natural gas,vater,efuse service~telephon)sanitary sewer,Ceptic system, ot er b Descnbe the utslities that are proposed for the project, the uuhry providing the sernce, a.nd the general construcuon activiues on the site or uz the unmediate vicuury wluch nught be needed r tAD ! [\PPLI SIGNATURE I, che undersigned, swear under the penalry of perjury thaL the above responses are made truthfully and to the best of my knowledge I also understand thac, should there be any willful misrepresentat~on or willful lack of full disclosure on my parc, the aeencv may withdraw any determinauon of non-significance that it might usue In relia.nce upon this checklist Date: 9 "2Jn ' bo Proponent• ~ L,us °lp, + MARY-MV1 Proponen ~ (Plezse type or ptint) (Si~natu're) Address City, State, Zip cq,--~)~~~ pl Phone• Person completing the form Dace Phone ~ ~~O 'M Z45 Spokzne Em, ironmentz! Orcira,,ce Chzcklsst P1ze 20 nf t . . • . . . , FOR STAFF USE ONLY Staff Member(s) Reviewing Checklist: Based on this staf{ review of the environmental checklist and other pertinent infornnztion, the sta{{; A. Concludes that there are no probable significant adverse impacts and recommends a determination of nonsignificance (DNS). B. Concludes that probable significant adverse environmental impacts do exist for the cvrrent ' proposal and recomsnends a mitigated determination of nonsign.ificwce with conditions (MDNS). C. Concludes that there are probable significant adverse environmental impacu and recommends a determination of significance (DS). REFER TO FEE SCHEDULE FOR FILNG FEE Spokane Environmenca! O:dinznce Checklisc Pa~e 21 oF?1 `-'"SP04K,~TE COxJN'I'Y D 5YONO►F BUII1DING AND _....DE ENFdReEmENT 1076 WEST BROAflWAY AVENUE • SPOKA.NE, WA 99260-0050 ~ (549) 477-3675 ~ ~ SrrE LNFa►RMArrorr PrtOJEcr IrrFaRMAzxaN ~ 5ite Address: 18624 EMISSIONAVE Project Numlaer: 04008915 Inv: 1 Issue Date: GREENACRES, WA 99016 Permit Use: Zone chan2e ZE ?9-0t) Parcell~iumber; 55181.19d~1 ~ Subdivision. VALLEY VIEW ADD Applicant: MARKHAM, MAFtVIN L Black: Lot; 18624 E MISSTON AVE Zonincr: UR-3 Urban Residential 3.5 GREENACRES, WA 99416 Phone: (509) 928-0063 Owner: MARKHAK M.4R.VIN L Contaet: Address: 18624 E MISSION AVE Phnne: CrtREENACRES, TrVA 99016 5etbarks - Frant: I.eft: Right: Rear: Inspectar: DAN HC)WARD Water Dist: Gronp Name: ZE-29-00 Project Name: ~ PERMrr(S) . ~ Zo1`!e Cjtflli Cantrartnr. License k;NVIRONYJEVMAI.. REVIEW $75.00 ENC.INEERS REVIE'W S200.00 REZONE T(] B-1, &2, B-3 I $1,823.00 PRE-APP CCINFERENCE S56.00 liTILITlES REVIEW $100.00 Totail Permit Fee. $2i254M ~ PAYiovLF..iVT StThlMARY Page 1 of 1 NoTES ~ PERNIIT Proc~.~ssed By: WRIGHT, RAE Printed By: WENflEL, GLQRIA Tran Date Receipt # Pawment Amt 10l0212000 8384 $2,254.00 Total Fees AmountPaici Amount0,vin; $2,254_40 S? 754.GC] $O.00 ~ , R Spokane County Public Works Department . Divison of Bitilding & Code Enforcement Receipt Receipt .\"rr~~ih~~r: ~3C usIUilleI' NI/lllllc'r Proiects Firll Proieci Nbr Inv Nbr Fee Anu Iiiv Amt OWItlQ PAID Pjnr 00008915 1 $2,254.00 $2,254.00 $2,254.00 $2,254.00 v Total: $2,254.00 $2,254.00 $2,254.00 S2,254.00 Miscellaneous Items Total PAID: $2,254.00 Tender T ffle Clieck Acct Balance CC Nbr Exv Date TENDERED Check1 4701 2,254.00 Tota1 TENDERED: 2,254.00 Over / (Slrori) $0.00 Clrange $0.00 Notes: Trrri: Date / Tinre: 10/02/2000 3:16-42 PM By: GWend<;! Logon User: gwendel Statiar: f ; Oi-erride Bi': Pri,rred: 1010212000 3:1 b: 45 PM Pa; e 1 nf 1 IN iw STAFF REPORT TO THE HEARING EXAMINER " File ZE-29-00 .r . ~ IIII • • _ } _ - ^ _ " DIVISION OF PLANNING , SPOIW--~E (bUl~~f Y -iEARING DATE: January 3, 2001 at 10:30 a.m. FtLE ZE-29-00 ;'ROJECT PLANNER: Francine Shaw, Senior Planner PROJECT OESCRIPTION: A request for a zone reclassification of approximately 30,192 square feet of land from Urban Residential-3.5 (UR-3.5) to Neighborhood Business (B-1) for those uses allowed in the Neighborhood Business (B-1) Zone. Project Data Proj+ect Address and Location: 1519 North Barker Road and 18624 East Mission Avenue. The site is more specifically - located at the southwest comer of the .E~~`~~~ intersection of Barker Road and Mission Avenue artr;u,ii nif~~,~L F in the Northeast'/. of Section 18, Township 25 North, Range 45 EWM, Spokane County, Washin9ton. Parcef Numbers: 55181.1901 (1519 North Barker Road) and 55181.1926 (18624 East Mission Avenue) Applicant and Owner: Marvin and Phyllis Markham 1519 North Barker Road, Spokane, WA 99016 (509) 891-1245 Comprehensive Plan Cate a~r : Urban (U) Existing Zoning Designation: Urban Residential-3.5 (UR-3.5) Existing Land Use: The project site is currently occupied by a single family residence, attached shop/storage building and detached garage. Surrounding Zoning and Land Uses: • North: Land located immediately north and northwest of the project site is zoned Suburban vo= Residential-1 (SR-1). Further north a smail pocket of land is zoned Urban Residential-3.5 (UR-3.5). To the northeast land is zoned Urban ~ Residential-3.5 (UR-3.5) and Urban Residential- ~ ~ 7 (UR-7). Land use is primarily medium density `s ~.1-! 5~, ~'~I'y-' " •E k single family residences and animal raising with N . , small areas of undeveloped land interspersed throughout the developed areas. • South: Land located south of the project site is zoned Urban Residential-3.5 (UR-3.5) and Urban Residential-7 (UR-7). Further south near the ZE-29-00 Staff Report - January 3, 2001 Public Hearir;; 1 of 11 _ north side of tnterstate-90 zoning transitions to Light Industrial (I-2) and Regional Business (B- 3). A mix of iand uses exist south of the site and consist of inedium density single family . = - = -r - - residences, a church, a convenience store and various commercial and industrial land uses. • East: Land iocated east of the project site is zoned Urban Residential-3.5 (UR-3.5) and Urban y= Residential-7 (UR-7). Land to the east is primarily occupied by medium density single r : famify residences and areas of undeveloped land. A community leaming center (school) is located immediately east of the project site, east - of Barker Road. • West: Land located west of the project site is zoned Urban Residential-3.5 (UR-3.5) and it is primarily occupied by medium density single family residences. Known Land Use Proposals and A single zone rec{assification of property located Recent Project Approvals in the in the vicinity of the project site has been Area of this Project: approved for commercial development within the past ten years. The zone reclassification _ (project fle no. ZE-22-92C) of a 2.4 acre site .~-4-k=-„.:located north of and adjacent to Interstate 90, east of Barker Road, from Urban Residential-3.5 (UR-3.5) to Regional Business (13-3) was , aPProved on June 19, 1992 by the Hearing = Examiner Committee for commercial - development. Also, a Binding Site Ptan (project ~ file no BSP-41-95) was given preliminary Mlp approval on September 11, 1998 for the division of 42.94 acres located southeast of the project ~ site into 31 tracts for the development of those uses permitted in the Light Industrial (I-2) zone. Final BSP-41-95 is currently under " _ - r e v i e w f o r a p p r o v a l. T h e r e m a i n i n g l a n d u s e actions recently submitted and/or approved for - this area pertain primarily to property divisions and zone reclassifications for residential ~ -W-Z 5~ L-~~~~~ development. An area wide zone ~ r ~,~t, reclassifcation (project fle no. ZE-17-94C) and Comprehensive P{an amendment (project file no CPA-79-94) from Light Industrial (I-2) and Urban - Residential-3.5 (UR-3.5) to Suburban , - _ - ` ; : = - Residential-1 (SR-1) was approved on July 19, ~ ...t - - 1994 by the Board of County Commissioners for rt the purpose of establishing the "No h (J` ~C d' Greenacres Neighborhood" located immediately : , _ - north of the project site. Ten (10) phases of ' Riverwalk PUD (PE-1414-81) have been finalized over the last five years creating a total I of 377 lots on 118 acres. Riverwalk PUD is ~ located north of the project site east of Barker Road. Short Plat SP-1178-98 was finalized on I ' ZE-29-00 Staff Report - January 3, 2001 Public Hearing 2of11 . . . ~ July 15, 1998 for the division of 3 acres located northwest of the proposal into 2 lots. A zone reclassification from Urban Residentia!-3.5 (UR- 3.5) to Urban Residentiai-7 (UR-7) was approved on June 7, 1998 for the development of a 121 space manufactured home park which is located east of the site. Land Division Status: The project site encompasses two separate tax parcels (55181.1901 and 55181.1926), each described as a portion of Lots 1 and 2 Block 9 of , Valley View Addition. Neither tax parcel is . considered a legal lot of record. Prior to the release of any change of use permit or building permit for the site, the applicant shall secure the appropriate land division approvals (i.e., short plat, Certificate of Exemption, etc.) recognizing the property as a legal lot or exempt from RCW 58.17. A Certificate Exmption for a minor lot line adjustment may be required to eliminate the existing north/south lot line bisecting the project site which is currently creating conflict with existing development and setback requirements of the existing Urban Residential-3.5 (UR-3.5) and the proposed Neighborhood Business (B-1) Zones. -'Shore il besignafion: o applica6le a er urveyor: Consolidated Irrigation District provides public water service to the site. The use of private water systems/wells is prohibited. 5ewage Uisposai: The project lies outside the 15 Year Sewer Service Area and is currently served by a private sewage disposal system. However, P& T Partners have agreed to allow the applicant to connect into their private sewer line that will be extended south within the Barker Road right-of- way to serve the HiCo Viilage located south of the project site. No formal agreement has been entered into at this time. See letter in file. -Fire i5 rict pokane Counfv~-ire is nc o. I Schoo! Oistrict and Nearest K-12 The public schools located nearest to the project Schools: site are the Barker Community Learning Center, Greenacres Elementary School, Greenacres Jr, High School and Central Valley High School. Nearest Ar-terial and Distance: The project site is located on the southwest corner of the intersection of Mission Avenue and Barker Road. The Spokane County Arterial Road Plan identifies Mission Avenue as a Minor Arterial with a planned right-of-way width of 80 feet and Barker Road as a Principal Arterial with a planned right-of-way width of 100 feet. The existing right-of-way width of both Barker Road and Mission Avenue is 60 feet which is not consistent with the Arterial Road Plan. ZE-29-00 Staff Report - January 3, 2001 Public Hearing 3of11 1 Interstate 90 is located approximately % mile south of the pro'ect site. Nearest Parks and Distance: The County pa facilities located nearest to the proposal are Sullivan Park (approximately 2 1/3 miles to the west) and the Liberty Lake and Meadowwood Golf Courses (approximately 4 miles southeast). Neighborhood-Association: Greenacres Neighborhood Association • This proposal is located inside the IUGA and outside the 15 Year Sewer Service Area. - • This proposal is located inside the Public Transportation Benefit Area (PTBA) and is served by Spokane Transit Authority flex route 82. • This proposal is located outside all 1000' notification boundaries of designated Natural Resource Lands. GMA/Critical Areas Aquifer Recharge Area: The subject site is located inside both the Priority Sewer Service Area (PSSA) and the Aquifer Sensitive Area (ASA) Overlay zone. Fish & Wildlife Habitat Conservation Not applicable Areas; Floodplain: ~ Not applicable Geologically Hazardous Areps: ~ Not applicable Wetfands: ~ Not applicable SEPA ❑ Determination of Non-significance (DNS) issued on December 15, 2000. 0 Comment period ended January 2, 2001 ❑ Appeal period ends the same time as the appeal time frame for the proposed land use action expires. ❑ No appeal filed to date. Noticinq Published: The Notice of Hearing was published in the Spokesman Review Legal Section on December 14, 2000. Mailed: Notice of Application and the Notice of Hearing were mailed to taxpayers/owners of property located within 400 feet of the boundaries of the subject site on October 26"' and December 19th, 2000, respectively. Site Posted: The deadline for the applicant to post the site was December 19t', 2000 1724 Compliance Dates Application Accepted as Counter Complete: October 2, 2000 Determination of Completeness issued: October 19, 2000 Date Notice of Decision is Due: February 15, 2001 ZE-29-00 Staff Report - January 3, 2001 Public Hearing 4of11 . . Reviewinq Aqencies A total of 16 agencies were notified of the proposed zone reclassification and comments were solicited. Final comments were due December 20, 2000. Agencies Notified Response Date 1-;Kgencies Notified Response Date Received Received Received Received Division of Engineering Yes Dec. 19, Division of Engineering Yes October and Roads 2000 Developer Services 10, 2000 Spokane Regional Yes October ~ Stormwater Utility Yes October Health District 19, 2000 19, 2000 Division of Building and Yes Dec. 12, Spokane County Parks No Code Enforcement 2000 and Recreation Spcikane Transit No ~ Spokane Regional No Authority Transportation Council -)pokane County Fire Yes October Central Valley School No )istrict No. 1 17, 2000 District #356 'JVA State Boundary No Consolidated Imgation No Review Board District WA State Department No WA State Department Yes Dec. 15, of Ecology of Transportation 2000 Division of Utilities Yes Dec. 22, 2000 Responses from Aqencies of Interest: Comments received from the agencies of interest are in the form of recommended conditions of approval. ResQonses from the Public: No public comments have been received in support or opposition to the proposed zone reclassification. Description of the Site: The project site is approximately 30,192 square feet in area, rectangular in shape and flat in topography. The site is entirely developed and is occupied by a brick single family residence fronting Barker Road with an attached shop/storage building most recently used to house a ceramic shop ftonting Mission Avenue. A detached garage is located on the southwest corner of the site. Access to a gravel parking lot on the north potion of the site is gained from Mission Avenue. Mission Avenue borders the north property line for approximately 200 feet. Mission Avenue is a two way-two lane Minor Arterial that is absent of curb, sidewalk and street lighting. Barker Road borders the east property line for approximately 100 feet. Barker Road is three lane two way Principal Arterial (one lane directs traffic south and two lanes direct traffic north). Barker Road is also absent of curb, sidewalk and street lighting. Description of Surroundinq Neiqhborhood: The project site is primarily surrounded by medium density single family residential development consistent with the Suburban Residential-1, Urban Residential-3.5 and Urban Residential-7 zoning in the vicinity of the proposal. However, the project site is within an area of mixed land uses ranging from animal raising to regional serving commercial and industrial businesses. A community leaming facility is located immediately east of the site, east of Barker Road. A church is located further south of the leaming center east of Barker Road. Commercial and industrial zoned land can be found less than'/z mile to the south of the site and it is developed with various commercial land uses such as a convenience stored, fast food restaurant, motel, auto repair, truck stop and a horticultural nursery. A large expanse of undeveloped land is located kitty-comer to the site on the northeast corner of the intersection of Mission Avenue and Barker Road. ZE-29-00 Staff Report - January 3, 2001 Public Hear;ng 5of11 . . Backqround: A special permit, SPE-14-59, for the expansion of a non-conforming use on the subject site was approved by the Spokane County Planning Department on May 8, 1959. The special permit was requested to recognize the now abandoned grocery store and lunch room as legal non-conforming uses and to allow a 108 square foot addition to the lunch room. The decision did not recognize any additional nonconforming uses on the site. In January of 1985 the current property owner and applicant of this zone reclassification request, Mrs. Phyllis Markham, converted the grocery store and lunch room to a ceramics shop. In May of 1988, the applicant received a letter from the Spokane County Division of Building and Code Enforcement stating that a change of use permit was required for the existing ceramics shop. Mrs. Markham applied for the change of use permit and was notified that non-conforming rights that had been established in 1959 may not apply to the establishment of a ceramics shop. In a letter dated June 22, 1988, the Division of Building and Code Enforcement requested Mrs. Markham contact the County Planning Department for an interpretation to the non-conforming status of the property and the existing ceramics shop prior to the issuance of a change of use permit. In a letter dated August 15, 1988, the Division of Building and Code Enforcement stated the change of use permit fee was being retumed until the non-conforming use issue was resolved by the Planning Department. This letter also stated that if Mrs. Markham wished to continue the use of the building as a ceramics shop, approval of the use was required by the Division of Planning and the change of use permit was still required. Spokane County Division of Planning records do not contain any evidence that an interpretation was either requested or issued concerning non-conforming status of the existing ceramics shop located on the project site. The only message in the building permit file for the site is a telephone message from John Pederson, Senior Planner with the Division of Planning, to Jeff Forry, Senior Building Technician with the Division of Building and Code Enforcement, stating that the non- confonning rights for a grocery store and lunch room did not pertain to the ceramics shop. The telephone message was dated June 21, 1988. A change of use permit was never issued for the existing ceramics shop. In March of 2000, Mrs. Markham requested approval from the Division of Planning for non- conforming rights pursuant to Section 14.508.040 of the Spokane County Zoning Code to allow general commercial uses within the accessory structure on site. Mrs. Markham contends the project site continued to be used as a grocery store and the lunch room until the property was purchased by the applicant in 1985 when it was then converted to a ceramics shop. The request was denied on March 24, 2000 citing the existing Urban Residential-3.5 (UR-3.5) zone and the previous Agricultural Suburban (AS) zoning of the site did not allow for generaf commercial uses. Mrs. Markham appealed the decision to the Hearing Examiner on April 5, 2000, postponed the appeal and then finally withdrew the appeal on June 8, 2000. The option of a zone reclassification of the project site to the Neighborhood Business (B-1) Zone was discussed with Mrs. Markham during a pre-conference meeting held on September 18, 2000. Mrs. Markham was discouraged from submitting a zone reclassification application based on section 8 of the Interim Development Regulations adopted to Implement the Interim Urban Growth Area (IUGA) boundary (See Resolutions 97-0321 and 97-0874). Section 8 prohibits the approval of a zone reclassification of land located within the I UGA and outside the 15 Year Sewer Service Area established pursuant to the Spokane County Comprehensive Wastewater Management Plan unless the proposal can demonstrate the availability of public sewer. The applicant was advised by the Division of Utilities that a private sewer line was being extended south within the Barker Road right-of-way to senie the HiCo ViIlage located south of the project site and that she may be able to connect into this system upon the approval of the developeNowner of HiCo Village. The private sewer line will connect into the public sewer system which terminates north of the project site in the Barker Road right-of-way. ZE-29-00 Staff Report - January 3, 2001 Public Hearing 6of11 . ~ IVlrs Markham submitted the zone reclassification application to the Division of Planning on October 2, 2000 at which time the application was considered Counter Complete With the applicatron was a letter from P& T Partners dated October 2, 2000 mdicating an informal agreement to allow the proJect site to connect into the HiCo Village pnvate sewer lme A condition of approval has been placed on this proposal prohibitrng the approval of any change of use permit until the site has connected to the sewage system in event the zone reclassification is approved A technical review meeting for the proposed zone reclassification was held on October 19, 2000 where the application was deemed Technically Complete pursuant to the 1724 Administrative Procedural Rules The Notice of Application was 4imely rssued and mailed on October 26, 2000 Staff Analysis- Project Description: The applicant, Allrs Phyllrs Markham, has submrtted an application for a zone reclassification of her property located at 1519 North Barker Road and 18624 East Mission Avenue from Urban Residential-3 5(UR-3 5) to Neighborhood Business (B-1) to recognize past commercial use of the site as conformmg with respect to land use and the Spokane County Zonmg Code and to allow the srte to be used for those uses permitted m the Neighborhood Business (B-1) Zone No development is proposed at this time and specific land use is speculative Cornprehensive Land lDse Plan: The site is located m the Urban category of the Comprehensive Plan, withm the Urban impact Area (UTA) and inside the Interim Urban Growth Area (IUGA) established for Spokane County pursuant to RCW 36 70A, the Growth Management Act The Comprehensive Plan identifies the Urban category as the most diverse land use category within Spokane County and is rntended to provide the opportunity for development of a"city like" environment Urban areas include vanous land uses but pnmanly will be developed with single family homes, duplexes and apartments/condominiums ranging in densrty from 1 to 17 dwelling units per acre Urban areas do allow intensive land use such as neighborhood commercial when they are located near heavily traveled streets Neighborhood commercrai land uses are small scale retail and office uses providing local facilities to serve the everyday needs of the surroundmg neighborhood and are typically implemented by the Neighborhood Business (B-1) zone Least intensive uses, such as single-famtly residences, will be isolated from the noise and heavy traific Often times apartments/condomirnums will act as a transitronal use located between single-family residences and the more intensively developed areas Due to the variety and mix of land uses and activities within Urban areas there are few land uses that would be inappropriate IVlany uses require screening or other performance standards to increase compatibility between dissimilar land uses Land within the Urban category of the Comprehensive Pian is provided with a full range of public utilities and facilities including public water and sanitary sewer systems, storm sewer systems, paved streets, electncity, telephone, gasT cable services, schools, parks and libranes Manned fire stations, medical facilities, government offices and post offices may be dispersed throughout 4hese areas The proposal demonstrates consistency with the detailed definition of the Urban category in that the site is located adJacent to the intersectron of two artenals The Spokane County Artenal Road Plan identifies Barker Road as a Pnncipal Arterial and Mission Avenue as a Nlinor Arterial The ZE-29-00 Staff Report - January 3, 2001 Pubiic Heanng 7 of 11 e . site is currently served by a public water system Sewer is available upon the establishment of a formal agreement between the applicant and P& T Partners to allow the project site to connect to the pnvate sewer line that is to be extended past the project site to serve the HiCo Village located south of the site near the north side of Interstate-90, west of Barker Road Paved streets, electricity, telephone, gas, cabie services, schools, and parks are also available Manned fire stations, medical facilities, and post offices are located in the general vicinity of the proposal and provide service to the site In order to buffer the proposed commercial activity from adJacent single family development, landscaping shall be provided along the south and west property lines in conformance with the Spokane County Zoning Code, Section 14 806 040(1 d) The Division of Planning also recommends as a condition of approval that a six (6)-foot-high sight-obscunng fence be constructed along the west and south property lines (reduced to three feet within the required fronUflanking street yards) This fence will serve as an additional buffer to adJacent residential development Decision Guidelines noted within the Section 1 of the Comprehensive Plan are used to determine whether or not a particular proposal in the "Urban Category", as designated on the Land Use Map, should be approved, conditioned or denied When reviewing the Goals, ObJectives and Decision Guidelines of the Urban category, there are few that address neighborhood commercial development Those relevant Goals, ObJectives and Decision Guidelines are provided below and are followed with an analysis of how this proposal is or is not consistent with said Goals, Objectives and Decision Guidelines Goal 15, Objective 15 c and Decision Guideline 15 4 encourage a healthful and pleasing environment m residenbal areas through the provisions of sidewalks connectmg residential areas with community facilities and commercral areas Both Mission Avenue and Barker Road are absent of curb and sidewalk In order to assure the development of the project site is consistent with these policies the Division of Engineenng has recommended improvements to both Mission Avenue and Barker Road as conditions of approval Recommended improvements include construction of curb and sidewalk along the frontage of the site adjacent to both Barker Road and Mission Avenue Objective 15 e and Decision Guidelme 15 8 idenfify that when a nerghborhood expenences pressure for change m character, such change shall be permitted upon the aappropnate revrew" The appropnate review must take into consideration structure heighf in relation to height of structures surrounding the site and impact to the established archrtectural character of the neighborfiood The subject site ts in an area where development circumstances have changed since the initial adoption of the Urban category (1980) Several property divisions have been approved and finalized for development of single family homes which has substantially increase density and population in 4his area Commercial and industnal zoning located adjacent to Interstate- 90 does allow for the development of neighborhood serving businesses but the land is mostly occupied with businesses that are more typically identified as regional serving such as automobile/semi-truck repair, mobile home sales, truck stop, and motel Several convenience stores do exist both north and south of I-90 to serve the neighborhood However, the location of the subject site adjacent to the intersection of two artenals may warrant a zone reclassification to a more intense land use than the existing Urban Residential-3 5(UR-3 5) zone Site inspection indicates no structures exist in the area that are greater than tuvo stones in height The srte development plan of record dated October 6, 2000 indicates the existing ZE-29-00 Staff Report - January 3, 2001 Public Heanng 8of11 . buildings located on the proJect site range from 12 to 20 feet m height The Zoning Code limits building height of structures within the Neighborhood Commercial (B-1) zone located within 100 feet of an adJoirnng Urban Residential-3 5 or Suburban Residential-1 (SR-1) zone, as is the case with this proposal, to a maximum of 25 feet Existing development compiies with the height limitation of the Neighborhood Commercial (B-1) zone New development shall also comply with this building height restriction No consistent architectural character exists in the vicinity as residential building styles vary and therefore, the proposal will not adversely impact the character of adjacent development Landscaping to enhance the aesthetics of the area shall be provided along the property lines fronting Barker Road and Mission Avenue in conformance with the Zoning Code, Section 14 806 040(2b) Section 21 of the Comprehensive Plan, Transportation, addresses policies for assunng the provisions of appropnate and adequate transportation facilities and services for all land use categones of the Comprehensive Plan Decision Gwdelme 21 13, 21 14 and 2115 and ObJective 211 e recommend that land use proposals shou/d mclude provis►ons for extensions, alignments and adequate nght-of-way acqurs►tion for roads designated as Artenals as called for on the Arterial Road Map Long range wrdenmg requirements shou/d be considered in developments located adjacent to arfenals to antrcipate for increased traffic vo/umes caused by future developments Sidewa/ks should at a mirnmum be provrded a/ong all artenal roads which lead to schools, parks and shoppmg distncts and shou/d be separated from roadways by a parking stnp to provide for storage of plowed snow, street tree plantrng and pedestnan safety Both Barker Road and Mission Avenues are designated as Arterials by the Spokane County Arterial Road Plan The Division of Engineering is recommending as conditions of approval additional right-of-way dedication and Future Acquisition Area for the widening of Barker Road, Future Acquisition Area for potential widening of Mission Avenue and right-of-way dedication to establish the appropnate radius at intersection of Barker Road and Mission Avenue To summarize the above noted discussion, the Comprehensive Plan references neighborhood commercial activities as being appropnate in Urban areas when these land uses are located adjacent to heavily traveled streets and when they are designed to be compatible with adjacent residential development The proposed Neighborhood Business (B-1) zone does meet the intent of the Urban category when taking into consideration that development conditions have signrficantly changed in the area within the recent past, pnmanly due to the increase of residential net density and population and the location of the proJect site adJacent to two arteriais The proposai also demonstrates consistency with the applicabie Objectives and Decision Guidelmes pertaining to recommended improvements to the arterial road system identified in Section 21 of the Comprehensive Plan Zoroing: The purpose of the B-1 zone is to allow for limited, small scale neighborhood sennng retail and office uses as a means of implementing the Urban Category of the Comprehensive Plan by providing local facilities to serve the everyday needs of the suITOUnding neighborhood Within the Urban Category, the intent is that the size, number and location of these B-1 zones be limited and required to meet neighborhood needs Any B-1 zoned area in the Urban Category should not be larger than five (5) acres m size with frontage on a Collector Arterial or higher arterial road classification not exceeding six hundred (600) feet The number of these areas shall be limited by spaang such areas a minimum of one-half (1/2) mile apart (2,640 feet) It is intended that these neighborhood shopping facilities be provided whenever possible in a one- business island centralty located in the trade area or in a business cluster rather than in ribbon development along arterials General charactenstics of all B-1 Zoned areas include paved roads ZE-29-00 Staff Report - January 3, 2001 Public Heanng 9of11 _ and sidewalks, public sewer and water, and a full line of public services including manned fire protection and public transit accessibility The proposal is consistent wdh the purpose and mtent of the Neighborhood Business (6-1) zone for sites located within the Urban category of the Comprehensive Plan The project site is approximately 30,192 square feet in size and does not exceed the B-1 Zone five acre area limitation The site is provided with 200 feet of frontage along Mission Avenue, a IViinor Artenal, and 100 feet along Barker Road, a Pnncipal Artenal and does not exceed the 600 foot frontage restnction Review of the Spokane County Zoning maps indicate no existing Neighborhood Business (B-1) zone is located wnthin '/z mile of the proJect site Pubiic water service is provided by Consolidated Irrigation Distnct A public sewer system is available upon the establishment of a formal agreement between P& T Partners and the property owner to connect to the pnvate sewer line being extended south to serve the HiCo Village that is located near the north side of Interstate 90, west of Barker Road Electncity and natural gas service is provided by Avista Utilities Telephone service is provided by U S West Cable service is providec9 by AT&T Additional public facilities and services that are available to serve the site include paved roads, schools, police and fire protection Design No additional development or site modifications are planned at this time that would alter existing development on the project site Site Size: 30,192 square feet l1se: General commercial land use as is permitted within the IVeighborhood Business (B-1) zone FPOntage: Required Existinq 50 foot mirnmum 100 foot mirnmum 600 feet maximum 200 foot maximum Minimurn Lot 1fVaclth. 50 feet required and 200 fee4 existing Exisbng BuelcOang Footprant Area 4,628 as per site plan of record Sete Coverage 50% maximum allowed and 15 4% existing flAaxionurvo Structure Heoght 25 feet maximum allowed and 20 feet existing Buildeng Setbacks• ReQUired Existinq Front yard (north) 35 feet from the 30 feet from the property line property line Flanbang yard (east) 35 feet from the 55 feet from the property line property line Side yard (west) 20 feet Not disclosed Rear yard (south) 15 feet Not disclosed *Please note that if the zone reclassif cation is approved, the existing residential use of the sde will become non-conforming Exis4ing development will become non-conforming with respect to setbacks ZE-29-00 Staff Report - January 3, 2001 Public Hearing 10 of 11 _ Parkeng. As no specific use of the project site has been disclosed at this time, off-street parking requirements cannot be determined The review for compliance with off-street parking reqwrements will be determined at the time a buildmg permit and/or change of use permd is request for the project site Parking shall be m conformance with Chapter 14 800 of the Spokane County Zoning Code, as amended Buffering and Landscapireg Requirements. Pursuant to Chapter 14 806 of the Spokane County Zoning Code a twenty (20) foot-wide stnp of Type I landscaping shall be provided along the entire tength of the west and south property line and a five (5) foot-wide strip of Type IIl landscapmg shall be provided along the entire length of the property lines frontmg Missron Avenue and Barker Road except at points of ingress/egress to the sde The Division of Planning is also recommendmg as a condition of approval that a six (6)-foot-high sight-obscunng fence be locate along the west and south property Imes Thrs fence shall be reduced to three (3) feet in height within the front and flankmg street yards Landscapmg and fencmg within the uclear view triangle" located on the northeast corner of the sde shall be incompliance with Section 14 810 020(2) of the Zoning Code Other Site Plan Consoderations No site plan has been submitted for review by the Heanng Exammer Detailed site plan reviewr is recommended to be administrative at the building permit and or change of use pemnit stage Development of the site shall be m compliance with the applicable regulations provided within the Spokane County Zoning Code, condrtions of approval, and all other appiicable County codes, policies and guidelines Staff Summary, The proposal is generally consistent with applicable Goals, Objectives and Deciston Guidelines of the Urban category and Transportation Section of the Comprehensive Plan Upon ihe establishment of a formal agreement wdh P& T Partners a(lowing the site to connect into the prtvate sewer line that is being extended south within the Barker Road nght-of- way to serve HiCo Viilage located further south from the srte, the proposal is in compliance with the Intenm Development Regulations, particulariy Section 8, adopted to implement the Interim Urban Growth Area (IUGA) boundary Existing residential development of the site will cause the site to become non-conforming with respect to land use and setback A$tachments A Maps A Vicmity Map • Site Pian • Comprehensive Plan e Zoning B Conditions of Approval C Agency and Pubiic Comments ZE-29-00 Staff Report - January 3. 2001 Public Heanng 11 of 11 ATTACHMENT A MAPs VICINITY MAP SITE DEVELOPMENT PIAN COMPREHENSIVE PLAN MAP ZONING MAP ZF-29-00 - 1 ~cinity Ma p - i * 06 C 44 _ ~ 05 ~ ~ ~ nrnz p,~. t1~ ~ + ~ ~ry~ I-•`~"..~ .r,+►~~"'~,,'i ~!,r„~~n, Qg ~"h} inrt•rrr - r ru`~ ~L~+yU~u+~~~~ { i'~+ R 411111i~ J~u n~~rl~.Llf~~wuu•t~ 4~~~~r~t~~ ~~1V r~h ~1 fr~i~~ J ~,n,, ~,-,,r,►~'_,~ r~~,~+,~ 07 ~+r~AwJ UJrtJ~~~~ o ~ 8 1 BaIQwM ~ $ w 14 w} 12 Aopft ~ 4p n►~► ter ~ a a fj a ~ Co'° , I , ON" ~ 1~ 3 bL - e~ as+nentary ~m . ~ a 1 kXh -1667h ~ troundec~ ~"00 . Vicinty AbP CEPffER UNE • MISSION AVENUE Y EDOE OF PAVINO . EDGE Of PAVING ~ QRAVEL GRAVEL tEU.aow 31oz *3Nn ua3doe,~ : ~ ACCESS TO PARKINQ AREA ACCE3S TO PARKING AREA O.T.A. ~ (3RAVELED AREA ~ a~on ~ D ~ ,aoo1„o0, ,b,Q 9i°E`"""` I aRAVam PAEA ~ G~~~ 1 STOAY SHOP (L ~ ~ 28 x 88' D m HEIOHT:14.5' giCEWALX ~ SHOP EXPANSION LANDSCAPIN3 (LAWN) 8'x48' ~ OOVEREoCAFIPM m O ~ . I ~ NroscaaiNO (uAwN} ,'r;r w FENCE FENCE }.e 1+ STORY HOUSE N uro uro 28' xN ~40 - HEIQHf; 20' ~ LANDSCAPIIV(i (LAWN) I MAPLE ~ g ~ ORAVELEO AREA T~EE O g °m"10~ I 8c) SIDEWALk LANDSCAPINO (U1WN) r 13TORY GARA(3E 24' x 30 HEIGHT,17 UINDSCAPINO (IAWN) p ~j 30 43A (Htnos),aot :3Nn u)ndoad 30N3d- =E03H m ~ ' a 11wy MpooftYMrh t,llftR . ` Kun~.vKUOwrwti. N .a 1 AaII I Mw qp11{M1 ~ i orraarta..re.r iM4tet IAL M"dLm W O~MNrIM11~tuakR \J1-- IE iM~ A1OMR MM►I~ei Rrpw►bnlMh i0hw w ":%w1" IS EQUAL T410' fte owtmkn iweu F".~.Mrw+.Kei« TaI1~Or~a 4fib►l W~w~na~rrrrYYriw ►+~M:iNMtlWwls«io77 0' S' w' r' w' e' w' 3' i ~ 1 cp1 rehens~lve T~ ~1rsY $ jj111i1 1 14~~ t111~1~llillil~ 1 " tt~l 1 11it1j;1`it 4~ 4~5, I 'tl{~1~y1~1t~1{~ 4 1 t 4 I ~II''I1 I it~ i~~} t +t t ~i iy i► V. It i<<t tit J ~ i 10 ,1 0 A;; t I' ~ A t ti it tiili lu f~~~~irF~►~ kili ~ 'ntv ~uIt, <<` ; 1rj ~~1II{fl`'~~~1~I~t ~y411 ~"i1111111t Ill . 44Ux ; ^$dy pv rpVL pv4 , A vG P`L p, l~ ~ ~ ~a ~ ~ ~ ~ ~ 1 - ✓ a d ~ r V 1 V ~ o' 'Y 1 ~ plan CpmPCesive ,na use Sub `~'i►th+~ t QrO~rtY ~ ._..~,ndeCl~ le~ - - -..;tihin ZE-29-00 Existing Zoning s~'4Nc ~ . R-1 17 94~ I UR-3.5 266 57 ~ ~ . { SR-1 17 94C ~ I R- I uR-a.s 286 57 i ,c ~ a 4o 180%p ~ L ~ c 07 R-a. 84 a 5 52 ~ u a' 1 UR-3.5 2=6 67 ZR-1 17 W UR 3.51 77 ~ Ln LR-a. ~ ~ I ' ~ _ y~.~~ ~ ~ u a. zas ~ ,JA-a.s M sr 6~ ua-a.s 2 ~ ~ ~ uR•7 18 a4c ` UF~-3.5 216 57 ' u a.s zaB sr a.s ~t ~ Wa M ~ 6 s 71 t 2a8 ~ 57 I R- .5 2~5 1017 B-3 40 71 7 101A I- 67 1-2 225 57 - UR-3.5~22i 57 f ~ I c~r,~ao . I 6R-22 1 77C ' ~ (UR-a. 2~ s2 B-8 139A 76C - ~ Scale : 1 irxfi - 500 R(roundec) 10/05/00 Existing Zoning ATTACNMENT B CONOITIONS OF APPROVAL ~ ~ RECOMMENDED CONDITIONS OF 1, 1 APPROVAL FOR ZE-29-00 . . 4 . . ' • , , . . . . . . . l_ . . . . _ . .a a . . . > . . . . . ~ ~ ~ . . ' . . ' . DIVISION OF PLANNING . . - - ; _ P R _ ~ SPOKAt,kE C0U1q.JY 1. All conditions imposec9 by fihe Hearing Examine~ shall be binding on the "Applicarit", which term shall include the owner(s)of the property, heirs, assigns arid sUccesso€-s. 2. The zone change applies to the following real property: Valley View Addition, N 1 l2 of Lots 1 & 2 Block 9. 3. The proposal shall comply with the Neighborhood Business (6-1) zone and all other applicable Spokane County Zoning Code regulations, as amended. 4. The proposal shall comply with the Spokane County Subdivision Ordinance, as amended. A Certificate of Exemption or other subdivision approval shall be received by the applicant recognizing the property as a legal lot pursuant to RCW 58.17 or exempt, there from. In addition, the two subject tax parcels shall be aggregated into a single tax parcel to remove the north/south property line that currently bisects the project site and creating setback conflicts. 5. Approval is required by the Director of the Division of Planning/designee of a specific lighting plan for the described property prior to the release of any change of use permit and/or building permits. All illumination on site shall comply with Section 14.810.180 of the Spokane County Zoning Code. 6. Approval is required by the Director of the Division of Planning/designee of a specific signing plan for the described property prior to the release of any change of use permit and/or building permits. Signage shall conform to Section 14.804.1000 of the Zoning Code, as amended. 7. A specific landscape plan, planting schedule and provisions for maintenance in conformance with Chapter 14.806 and Section 14.802.220 of the Spokane County Zoning Code shall be submitted with a performance bond or other suitable guarantee for the project prior to release of building permits. Landscaping shall be installed and maintained so that sight distance at access points and intersections is not obscured or impaired. 8. A six (6)-foot high sight-obscuring fence shall be constructed along the west and south property lines. The fence shall be reduce to three (3) feet in height within the ftont and flanking street yards. 9. The Spokane County Division of Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities. The reserved future acquisition area Title Notice shall be released, in full or in part, by the Division of Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least eleven (11) feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing and/or newly dedicated right-of-way along Barker Road. NOTE: The County Engineer has required nine (9) feet of new dedication along Barker Road. b. At least ten (10) feet of reserved future acquisition area for road right-of-way along Mission Avenue. c. Future building and other setbacks required by the Spokane County Zoning Code . shall be measured from the reserved future acquisition area. d. No required landscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. e. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered interim uses. f. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 10. 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 provide as follows: The parcel of property legally described as Valley View Addition, N'/: of Lots 1 & 2 Block 9 is the subject of a land use action by the Spokane County Hearing Examiner on [insert date] imposing a variety of special development conditions. File no. ZE-29- 00 is available for inspection and copying in the Spokane County Division of Planning. 11. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Planning/designee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended 12. No change of use permit or building permit shall be issued for commercial development on the project site until the site connects to a public sewer system. This may be achieved through a private agreement with P& T Partners to allow the site to connect into their private sewer line which is to be extended south past the project site within the Barker Road to serve the HiCo Village located north of and adjacent to Interstate 90, west of Barker Road. 13. The Division of Planning shall file with the Spokane County Auditor, within the same time frame as allowed for an appeal from the final disposition, including lapsing of appeal period, a Title Notice, which 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, Section 14.706 (Aquifer Sensitive Area Overlay Zone). The property which is the subject of this notice is more particularly described as follows: Valley View Addition, N'/1 Lot 1& 2 Block 9" ATTAC1-IMEN?~ ~ AGEEJCY ANC) PUE;!_~~ CO~~~ENI-S To: Francine Shaw (Division of Plannmg) CC: Frorn: Jim Red (Division of Utihties) ~ - Date: Fnday, December 22, 2000 SubJect• ZE-0029-00 Stage: Hearmg Examiner Phase: UR-3 4 TO B-1 4 J, SS09 A wet (Itve) sewer connecton to the area-wide Pubiic Sewer System is to be constructed Sewer connection permit is required Commercial deveiopments shall submit histoncal and or estimated water usage pnor to the issuance of the connection permd in order to establish ' sewer fees , This condition applies to any new use developed on the subject property A copy of the recorded agreement, allowing the subject property to connect to the " Prmg and Tonani", is to be delivered to the Division of Utilities SS12A Applicant shall submit expressly to Spokane County Division of Ublities "under separate cover", oniy those pian sheets showmg sewer plans and specificahons for the public sewer connecbons and facilities for review and approval Commercial developments shall submd ~ histoncal and or estimated water usage as part of the sewer plan submittal ~ ~r SS12F Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the issuance of the sewer connection permit st SS15A Arrangements for payment of applicable sewer charges must be made pnor to issuance of y sewer connecbon permrt Sewer charges may mclude special connecbon charges and general , ' facilities charges Charges may be substantial dependmg upon the nature of the development 1AlS01 Any water service for this proJect shail be provided in accordance with the Coordmated Water , System Plan for Spokane County, as amended ~ J Y ( ~ OFFICE OF THE SPOaCAIVE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243 SPM"c«DIM "6ENCINEER'S COfVD91'IONS OF APPROVAL" ZONE _...TO Spokane County Planning Department / FROM Division of Engineenng & Roads sCv7~~tlkJ DATE December 19, 2000 PROJECT: UR-3.51'O B-1 BUSIfVESS FILE ZE-0029-00/ Heanng 01/03/2001 @ 10:30 Sponsor/Applicant MARVIN L& PHILLIS E IVIARKHAM Section Township Range 18-25-45 Pianner FRANCINE SHAVV Technical Review Date (10/19/2000 @ 2 15) , The Spokane County Engineering Department has reviewed the above referenced application The follovving "Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved Prior to ossuance of a buolding permit or at the request of the County Engineer in conjunction with a County Road ProjectlRoad lmprovement Distrect, whicheveP comes first: 1 Applicant shall dedicate 9 feet on Barker Road for right of way 2 Applicant shall dedicate the applicable radius on Barker Road and IVlission Avenue ~ fijar ~ ~ sesv"c.6' o~- A/~e"J7' 3 Access permits for approaches to the County Road System shaii be obtained from the County Engineer 4 Appiicant shall submd for approvai by the Spokane County Engineer road, drainage and access plans 5 The applicant shall submit for approvai by the Spokane County Engineer and the Spokane County Health Distnct a detailed combined on-site sevvage system plan and surface water disposal plan for the entire project or portion thereof if the development is phased 6 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 engineenng 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 7 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer CC Applicant MARVIN L 6 PHILLIS E MARKHAM Engineer/Surveyor Planner FRANCINE SHAW Page 2 01/03/2001 8earing / Review / 10/19/2000 TR 2E-0029-00 8 The County Engineer has designated a 3-Lane IVlinor Arterial Roadway Section for the improvement of Mission Avenue which is adjacent to the proposed development This will require the addition of approximately 17-19 feet of asphalt along the frontage of the development Curbing and sidewalk must also be constructed 9 The County Engineer has designated a 5-Lane Pnncipai Artenal Roadway Section for the improvement of Barker Road which is adjacent to the proposed development This will require the addition of approximately 3-5 feet of asphait along the frontage of the development 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 99-0265 as amended and are applicable to this proposal 12 IVo constnuction 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 nght of way is subject to inspection and approval by the County Engineer 13 All required construction within the existing or proposed public nght 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 County Arterial Road plan identrfies Barker Road as a Pnncipal Arterial The existing nght of vvay width of 60 feet is not consistent with that specifed in The Plan In order to implement the Arterial Road Pian it is recommended that in adddion to the required right of way dedication, a strip of property 11 feet in width along the Barker Road frontage be set aside in resenre This property may be acquired by Spokane County at the time when Artenal Improvements are made to Barker Road 15 The County Arterial Road plan identifies IVlission Avenue as a Nlinor Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Artenal Road Plan it is recommended that in addition to the required right of way dedication, a stnp of property 10 feet in width along the IVlission Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Artenal Improvements are made to Nlission Avenue Page 3 01/03/2001 Hearinq / Review 1 10/19/2000 TR ZE-0029-00 16 The applicant shouid be advised that there may exist utilities either underground or overhead affecting the applicants 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 check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work 17 The applicant shall grant applicabie border easements adJacent to Spokane County Right of Way per Spokane County Standards 18 A traffic distribution letter is not required for this proposai at this time The Spokane County Transportation Engineering Section defers the requirement for a detailed traffic review until a specific development proposal (site plan and/or building permit request) is submitted END , ~ P - A6S WaShIQ9gt0n State Easterre Region Depa@'tment Of Tran5po8'$atBon 2714 N Mayfair Street Sid Bllorrison Spokane, WA 99207-2090 Secretary of Transportaiion _ 509-324-6000 / Fax 509 324 6005 December 15, 2000 Ms Francine Shaw 9~q,~ Spokane County Division of Planrung ~~ovN 1026 W Broadway Ave ~y FtiG/,~ Spokane, WA 99260-0050 FFq C ~ Re Mission and Barker Rezone (ZE-29-00) Dear Ms Shaw, The Waslungton State Department of Transportation (WSDOT) has reviewed the above proposal In reviewing this proposal we ask that the following conditions of approval be applied to this project to ensure the traffic unpacts of this development are irutigated c That pnor to the issuance of any building pernuts for tlus site the applicant sha11 contact Spokane County Engineers and WSDOT to deternune if a traffic study is needed for the proposed development If a traffic study is needed it will be the applicants responsibility to conduct tlus study in accordance wnth current County procedures This study wnll need to be reviewed and approved by both Spokane County and WSDOT If mrtigation is needed as a result of the development the applicant will be responsible for providing the needed mitigation Thank you agaui for your assistance in this matter and if you should have any questions please feel free to cor.tact me at 324-6199 Sincerely, Greg Figg Transportation Planner cc Phyllis Markham, Applicant Scott Engelhard, Spokane County Engineers Project File WaShOngt09'~ State Eastem Region ~~~~mLmt of Trag7$portation 2714 N Mayfair Street Sid AAorrisoeo Spokane WA 99207-2090 Secretary of Transportation 509-99tb0 t ax 9-324-6005 SPO~~NE CN December 15, 2000 L~~LLriLVu Ms Francine Shaw Spokane County Division of Planrung 1026 W Broadway Ave Spokane, WA 99260-0050 Re Mission and Barker Rezone (ZE-29-00) , Dear Ms Shaw, The Waslungton State Department of Transportation (WSDOT) has reviewed the above proposal In reviewuig tlus proposal we ask that the following conditions of approval be applied to tlus project to ensure the traffic impacts of this development are mitigated o That pnor to the issuance of any builduig pernuts for tlus srte the applicant shall contact Spokane County Engineers and WSDOT to detemune if a traffic study is needed for the proposed development If a traffic study is needed it vrnll be the applicants responsibilrty to conduct tlus study ui accordance vvith current County procedures This study will need to be reviewed and approved by both Spokane County and WSDOT If nutigation is needed as a result of the development the applicant will be responsible for providing the needed mitigation Thank you again for your assistance in tlus matter and if you should have any questions please feel free to contact me at 324-6199 Sincerely, p~ o c Greg Figg Transportation Planner cc Phyllis Markham, Applicant Scott Engelhard, Spokane County Engineers Project File Shaw, Francane Froam: Fony, Jeff Sen4: Tuesday, December 12, 200010 29 AM To: Shaw, Francme Subject: Landuse action - ZE-29-00 rezone UR-3 5 to B-1 The applicant should contact the Division of Building and Code Enforcement at the earltest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act Design/development concerns mclude addressing, fire apparatus access roads, fire hydrant flow, approved water systems, buildmg accessibility, construction type, occupancy classification, existmg exterior wall protection and energy code requuements ~ i ~ Parcel: 55181.1901 Owner: MARKHAM ETUX, M L CoOwner: Owner Address R 1 7.94 UR•3.5 286 S7 1519 N BARKER RD GREENACRES WA 99016-9415 USA Site Address 1519 N BARKER RD GREENACRES W 8 ~ R•7 5 7 Legal Description 3 78 ~ ~ 7 . U 9 VALLEY VIEW ADD N112 L1 B9 u n •1 a V ~ 1 • I } _t 13 ~ U -718 84C ➢ ~ I•215 81C .7qC -I- 94 71 ' g~J 40 ,1 ~ 1A:70C I U .S 1'1 I- 25~ I'--- \ _ ~-r-,r- ~ {9c , 9- ~~4~x,~" P~•3 22 9A~ I•2 376 58 ~293 1-2 2-9 ~4C 939A 76C ' u I 5 OC 2 8 I I I-2 27 97C.~_~~' i _ ~c~ ' ~ ;g~e-.~~_ 1~ _ e•a ~aa ~ r I ~8,3 51 Notice: This is not a legal documeni. Data tlepicted on this map is general & subject to conslant revision. Il is intended for reference use only. Legal docuinenls should be obtained from the appropriate agency. M E M O R A N D U M DATE: October 19, 2000 TO: Francine Shaw, Division of Plannin& FROM: Virginia Darrell, P.E. and John &Znan, P.E.; Stormwater Utilitv RE: ZE-29-00 - Zone Rec' Neighborhood Busine~ CC: FILES his zone reclassification is located at the intersection of Mission and Barker Roads, which is lithin the Spokane-Rathdrum Prairie 'Aquifer Sensitive Area' (ASA). We have no objections to lhis p(anning action. In order to provide advance notice of requirements for future construction, we have included the following comments: Any future improvements to the site will be subject to the Spokane County Guidelines for Stormwater Management. The Guidelines require that stormwater runoff from impervious ► surfaces within the Aquifer Sensitive Area be handled on site by draining to Grassed Percolation Area (GPA) swales, provided the soils are suitable for infiltration. Thank you for the opportunity to comment. c - . A od 1Design Review Commernslze2~~~, TECHNICAL REVIEW MEETING SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING Date: October 19, 2000 . Department: Spokane Regional Health District ~ Department Contact Person: Steven P. H lderby, R.S. Actiqn: ZE-29-00; Zone Reclassification of a parcel approximately 30;192 square feet in size from Urban Residential-3.5 (UR-3.5) to Neighborhood Business (B-1) for those uses allowed in the Neighborhood Business (B-1) zone. TECHMCAL REVIEW MEETING: October 19, 2000 @ 2:15 P.M. Note: 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 dces not provide a complete or binding final review of the proposal. This will ~ occur only after the proposal is accepted and ptaced on the Public Hearing Agenda. The acceptance of the application and scheduling of the application on the Pubtic Hearing Agenda is the primary function of this meeting. A secondary function of this meeting is to provide a preliminary review of the a~lication. 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 cicculated the information (not all agencies/deparfinents have been contacted--only those who have been determined to have primary interest.) 1. a. Dces the application (or can the development) meet requirements to be place on the Public Hearing Agenda? 0 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 attached conditions. „ i 1t1:1tL•t Li 1JIJi i~L~ L L(-J.~1.)i11(J. a. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane . County. Water service shall be coordinated through the Director of Utilities, Spokane . ~v uEC~ 5~1~i~e siislt be uy Uli cxl5ti11g puulic water suppty «IlCiI appw~~cd by tile 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 the lot. ~ e. Use of private wells and water systenls is prohibited. landuse/condifions/pa ~ j,~ll~►~'~ ' - ~ 1 ~ os l . ' y . 'V 109~ ract iA. i~ ~ ~St1~,~R~4,.~ 4~►,,ti~~~~,t~~'4 MI t• F+N1~~4' ~'~l~IC~ till ~ l i~ y+4 1, k+111ti f~"I )3 ~ i ~ tiel it Iti ~ ~1I it I ~ s ~ ~~i 11` , 1 i f 4 ~ itIk~ lili r~`u 0 ~i~ ~V ~Ya'n 5h. ~Afkar~~dy p. ' on R~ra P~- t ~ ~ ~ tl ~ • ~ ~ , • ~ ~ ,~htel ~ ~ 112 ~ryt,a ~ r F ~ ~ t1 • ~ yC ~ ou" ~ ~ f~ . 13 - ~onQc . Ju ~ . - ~ {6 ~r~►~~t~nr ~ a (ro$"ac y y - - - - '