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ZE-0040-97 , ~ , spaKANE cOUNTY xEAraIr~~ EXAMINER RE: Zone Aeclassification from Cammunuty ) Business (B-2) Zane to R.egionai } FINDINGS OF FACT, Business (B-3) Zane, and Vaniance from ~ CONCLUSION5 AND Arterial Frontage Requirements } DECISIC3N Applicant: Glerrkn Dyer } ) File Nos. ZE-40-97IVE-4-97 1. SUNIMAR.Y OF PROPOS.A.L ANY] DECISI~N Prnpasai: Agplication for a rezone from the +Community Business (13-2) zane to the Regional. Business (B-3) zone, on appr4ximateIy 3.12 acres of land, for those uses allowed in the R.ei4iorlal Business (B-3) zane; alanc, with an application for a vanance from the arterial road frontage requirernent specified by Spokane Cvunty ZQning Code Sectivn 14.628.315. Decisian: Denial ofthe rezone and the variance request. II. FINDINGS +OF FA,GT A.ND C[lNCLUSION5 The Hearing Examiner has revieweci the zone reclassification and variance application and tlle evidence of record, and hereby adapts the fallowing findings of fact and conclusioi7s: A. GENERAL INFORMATI[)N: Applicant: Glerin Dyer, 114 North Bannen Raad, Spokane, WA 99216 Agent: Jahn Konen, 110 West Cataldo, Spokane, WA 99201 Address: 17612 East Sprague, Greenacres, WA Location: Generally located south af and adjacent to Spra~ue Avenue, appraximat~ely 40f~ feet east of Tschirley Raad, in the NW 1l4 Qf Section 19, Township 25 Narth,RaFige 44 EWM, Spokane County, Washingtan. Legal Description; West rivo acres af E. 242.2 feet of Lot 3, Block 25, +Corbin Adciitian to Greenacres. South 100 feet of Lot 3, Black 2, HM ManifQld, Corbin Addition to Greenacres. West 108.3 feet of Lot 5 to 8, Block 2 HM MaIlIfOld, C'orbitl Addition to Greertacres. Zoninb: Co~nmLinity Btiisiliess (B-2) Cumpreliensive Plan Categary: The property is designated in the 1Vlajor Cornnxercial categary of the Spokane Cotinty Genezalized Comprehensive Plan. The sllbject property is also desicFrlated within the Pt-iority Sewer Service Arca, Urban Impact Area and Aquifer Sensitive Area designateci by the Compreliensive Plan. HE Finding's, Conclusians and Decision ZE-40-97IVE-4-97 Page I r Environmental Review: The Division of Building and Planning issued a Determinatioil of Nonsignificance on July 11, 1997. Site Description: The site is approximately 3.12 acres in size and is of irregular shape. The property is level, vacant and undeveloped. Surrounding Coaditioas: The property is bounded by Sprague Avenue on the north, Tschirley Road on the west and Manifold Road on the east. Sprague Avenue is identified on the Arterial Road Plan as a Minor Arterial, with a planned future right of way width of 80 feet. The Staff Report, on page 7, incorrectly indicates such planried width tu be 130 feet. See memo dated 5-1- 97 from Scott Engelhard to Louis Webster, and Spokane County Arterial Road Plan. West of the site, Sprague Avenue intersects with Appleway Avenue, a Principal Arterial, and Tschirley Road. Sprague Avenue continues west of Appleway Avenue as a Principal Arterial. Sprague Avenue continues east of the site for a considerable distance before terminating at Henry Road, which together with Kenrley Road provides a route to Interstate-90 at the Liberty Lake Interchange. Sprague Avenue, west of Appleway Avenue, and Appleway Avenue function as major traffic and conunercial corridors through the Spokane Valley area. Greenacres Junior High School is located directly north of the intersection of Appleway Avenue and Sprague Avenue. The Arterial Road Plan also designates a 160 foot wicie controlled access Principal Arterial in the vicinity, centered along a 60-foot wide abandoned railroad right of way dedicated to the County that nins south of Sprague Avenue and Appleway Avenue. The planned right of way for this future arterial appears to run by or through the northwest corner of the site at the angle of Appleway Avenue to Sprague Avenue, although no road has been constructed along such alignment and the right of way needed for the width of such arterial outside the abandoned right of way in the area has not been acquired. The land north of the site, across Sprague Avenue, is zoned Light Industrial (I-2) and is developed with warehouses. The lot between the site and Sprague Avenue is developed with a single-family residence and a cabinetry shop. Bettveen such lot and Manifold Road to the east, fronting along Sprague Avenue, are found a vacant lot and a lot developed with a single-family home zoned B-2. Further south, east of and adjacent to the site, the land is developed with single-family homes. The land between the site and Long Road to the east is zoned B-2. East of Long Road, the land is zoned Urban Residential-3.5 (UR-3.5). The lot immediately west of the northerly portion of the site is zoned B-22 and is developed with a single-family home. Between such lot and Tschirley Road is a mobile home court, zoned B-3. The five acres of land between the south half of the site and Tschirley Road are zoned B-2, and comprise undeveloped pasture land. The land south, southeast and southwest of the site is undeveloped pasture land zoned UR-3.5. Project Description: A site plan has been submitted for the proposal with no specific uses, but development of the site would be subject to the development standards of the proposed Regional Business (B-3) zone. At the public hearing, the applicant testified that he would limit use of the site to development of self-service storage, a use that is allowed in the B-3 zone, but not the B-2 zone, and those uses permitted in both the B-2 zone and the B-3 zone. The applicant is also requesting a variance &om the requirement of Zoning Code 14.628.315 that all building sites in the B-3 zone have frontage on a public road of Principal Arterial or higher classification. HE Findings, Conclusions and Decision ZE-40-97iti'E-4-97 Pa~;e 2 B. PROCEDURAL INFORMATION: Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.404 and 14.628. Hearing Date and Location: September 25, 1996, Spokane County Public Works BLiilding, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA. Notices: Mailed: July 17, 1997 Posted: July 17, 1997 Published: July 18, 1997 Site Visit: August 5, 1997 Hearing Procedure: Ptirsuznt to Resolution No. 96-0171 (Hearing Examiner Ordinance) and Resolution No. 96-0294 (Hearing Examiner Rules of Procedure). Testimonv: Louis Webster, Planner II Pat Harper Division of Building and Planriing Division of Engineering and Roads 1026 West Broadway 1026 West Broadway Spokane, WA 99260-0240 Spokane, WA 99264 John Konen Glenn Dyer 110 West Cataldo 114 North Bannen Road Spokane, WA 99201 Spokane, WA 99216 Items Noticed or Incorporated by Reference: Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, Resolution Nos. 96-0171 and 96-0294. C. ZONE RECLASSIFICATION ANALYSIS: Washington case law generally provides that (1) there is no presumption in favor of a rezone, (2) the applicant for the rezone must prove that conditions have substantially changed in the area since the last zoning of the property, and (3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare. Parkrid!ae v. Seattle, 98 tiVn.2d 454, 462 (1978); Biarnson v. Kitsau Gotmtv, 78 Wn. App. 840 (1995). Case law also indicates that a county's comprehensive plan provides guidance to the hearing body in making a rezone decision. Spokane County Zoning Code 14.402.020(1)(2), indicates that consistency with the Comprehensive Plan, detriment to the public welfare and changed circumstances ai-e relevant considerations when a site-specific rezone is sought. The rezone proposal must also comply with the Spokane County Zoning Code, the State Environmental Pulicy Act, the County's Local Envirorunental Ordinance, and other applicable land use regulations. Conditions may be imposed to assure the consistency of the proposal with applicable regulations. The following findings of fact and conclusions are made: HE Findings, Concllisions and Decision ZE-40-97/VE-4-97 Page 1 l. The orooosed rezone does not P-enerally confornl witl1 tile Spokane Countv Generalized ComDrehensive Plan. a. Relevance of ComDrehensive Plilll The Hearing Examiner is required to set forth, in findings and conclusions, the manner in which a land use decision would carry out and conform to the Spokane County Comprehensive Plan and development regulations. See RCW 36.70.970 (3); and Spokane County Resolution No. 96-0171, Attachment "A", Section 11. RCW 36.70.340 indicates that a comprehensive plan is to serve only as a buide to the later development and adoption of "official controls" by local government. "Official controls" for counties include zoning and other land use regulations, policies, studies, detailed maps and other criteria adopted by the county legislative body to implement the comprehensive plan and control land use development. RCW 36.70.020 (11). Washington courts have construed RCW 36.70.340 and similar statutes to mean that the comprehensive plan is to serve as a guide to the adoption of zoning regulations and that strict adherence thereto is not required. See Barrie v. Kitsat) Countv, 93 Wn.2d 843, 84$-49 (1980). In rezone matters, only general conformance with a comprehensive plan is required, and each case is to be decided on its own merits. Bassani v. Countv Commissioners. 70 Wn. App. 389, Cathcart v. Snohomish Countv, 96 Wn.2d 201, 211-12 (1981). A comprehensive plan provides guidance to the hearing body in making a rezone decision. Belcher v. Kitsan Countv, 60 Wn. App. 949, 953 (1991). Conformance with a comprehensive plan is relevant in determining whether a rezone bears a substantial relationship to the public welfare. Bassani, sunra, at 396-98. Recent cases have held that changed circumstances need not be demonstrated if the proposed rezone implements policies of a comprehensive plan. Biarnson v. KitsaD Countv, 78 Wn. App. 840, 846 (1995); Save Our Rural Environment v. Snohomish Countv, 99 Wn.2d 363, 370-371 (1983). If designated as a SEPA policy, a comprehensive plan can be relied on to condition or deny a land use proposal under the State Environmental Policy Act (SEPA). Spokane County Code 11.10.160 (4)(c) adopts the Comprehensive Plan and the Zoning Code as policies to be applied under SEPA and the Spokane County Environmental Ordinance. Zoning regulations will generally prevail over inconsistent provisions in a comprehensive plan (e.g. allowable density, permitted uses). See Hansen v. Chelan Countv, 81 Wn. App 133,138 (1996); Weverhaeuser v. Pierce Countv, 124 Wn.2d 26, 43 (1994); Cou2ar Mt. Assocs. v. Kine Countv, 111 Wn.2d 742, 755-57 (1988); Naeatani Bros. v. Commissioners, 108 Wn.2d 477, 480 (1987); Wiidner v. Winslow, 35 Wn. App. 77, 79-80 (1983); Norco Constnlction v. Kina- Countv, 97 Wn.2d 680, 688-689 (1982). Spokane County Zonin; Code 14.100.104 states that the provisions of the Zoning Code shall be interpreted so as to carry out and implement the purpose and intent of the Comprehensive Plan and the general plans for physical development adopted by the Board o f- County Commissioners. The Comprehensive Plan itself indicates that it should be used as a reference source and guide for making land use decisions. Comprehensive Plan, p. 2. The "Decision Guidelines" set forth in each section of the Comprehensive Plan are to be used iil determining whether or not a particular proposal should be approved, conditioned or denied. HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 4 ~ b. Apalicable nolicies The site is designated within the Major Commercial category of the Comprehensive Plan. The Major Commercial (C) Category is intended to provide the opportunity for development of commercial uses, specifically community and regional shopping centers and commercial uses directly related to major thxoughtivays. Major Commercial areas typically require a full line of public services and utilities, including public sewer. Most commercial development will be on relatively flat land and buildings will be of a low profile. Highway and arterial strip commercial areas in such category will usually be made up of businesses on individual parcels clustered along a heavily traveled street or highway, each providing ofi-street parking. Typical businesses found along a strip often include new and used car sales, fast-food establishments, bars and fruit/produce stands. Most single-family residential areas would not be considered compatible witllin the Major Commercial category, unless proper screening and performance are established. See Comprehensive Plan, Section 6, "Purpose" and "Detailed Definition". Decision Guideline 6.1.3 of the Major Commercial category states that provision should be made for aesthetic quality of physical development along rights of way for county arterials withiil the Urban Impact Area designated by the Comprehensive Plan. Objective 6.1.d encourages adequate circulation patterns in commercial areas with planned access to public . transit. Before approving cominercial development, the impact of such development upon existing or planned transportation facilities and consistency with County transportation policies and plans should be considered. Decision Guideline 6.1.6 (b). The clustering of uses, when it increases the cost-effectiveness of utilities and/or transportation, is the preferred commercial development pattern. See Decision Guideline 6.1.9. Major commercial development should be consistent with County policies and regulations pertaining to water, sewer, storm water drainage and transportation. See Decision Guidelines 6.1.5 and 6.1.6. Objective 6.1.i of the Major Commercial category indicates that business districts in scale witli the needs of the population throughout the county should be encouraged. Small-scale convenience stores and commercial enterprises established to serve residents within a few blocks' radius should be considered adjacent to residential neighborhoods, particularly when located in an adjacent residential land use category. See Objective 6.1.j and Decision Guideline 6.1.13. Commercial developments should be buffered to protect adjacent areas. Objective 6.1.a The site is currently zoned Community Business (B-2) zone. The B-2 zone is one of three commercial zones that implement the Major Commercial category. The purpose and intent of the B-2 zone is set forth in Zoninc, Code 14.626.100, as follows: The Purpose of the B-2 zone is to provide for- the establishment of com»iercial cerrters which will meet the tieeds of a comrnunity for a wide range of retail aiid service icses airci to i»rplenle~zt the Major Commercial Categoty of the Compr-el7ensive Plnri. Tire "B-2 " zone is intended priincrrily to accommodate comnittnity shopping facilities consisting of vaj-ied retail, service arid office establislzmeizts grouped at one locatiojz served by, arterials tivhere they cari serve a trade ccrea enco»ipassing tlre several neighborhoods, rrsccally witliin a distance of upproxirnately one to orre ancl orte-half (1-112) miles of srrc.ll zorie. The firnction of the B-2 zorie HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Page 5 ~ is to provide a wider selection of goods and services than cati be found in the Neighborhood Business (B-1) zone, and to do so tivithin a shorter driving distance from tjie home than the B-3 zone. It is ficrther ir:tended that the location and nuantitv of the land in the B-2 zone should be commensurate with the needs of the preserrt and poteritial nonirlatiori withiti said trade area. Anv B-2 zonecl area shoLCld not be lar,ger than twentv (20) acres in size with 1'rontaee on a minor arterlal or higher classification roadwav not exceedinQ fourteen hundr-ecl (1,400) feet. It is intended that these commacnity slzonping facilities be ,nrovided, wherevej- possible. in one business islnnd centrallv located in the trade area or in bcrsiness clicsters rather thaii iri ribbon development alonv, arterials or in several oversized neighborhood shoDDing centers. Geiieral characteristics of these areas inclzrde pavecl roads af:d sidewalks, public sewer and water, and a firll line of public services including manried fire pl"OIeCIl011 QY1CI J7ZlbI1C 1l"Ci)ISII QVCl1IQblllly. [Emphasis added]. Commercial development in the B-2 zone is to consist of at least five acres of contiguous development, which development can be a combination of parcels as long as the smallest parcel is at least 10,000 square feet in size. The minimum frontage for building sites in the B-2 zone is 100 feet on a street or road of the Minor Arterial classification or higher, and the minimum average depth is 140 feet. Zoning Code 14.626.310. The applicant proposes to rezone the site to the Regional Business (B-3) zone. The applicant testified at the public hearing that he would be willing to limit usage of the site to self-service storage, and his representative at the hearing testified that approval of the rezone could be limited to such storage use and to those uses allowed in the B-3 zone which were also permitted uses in the B-2 zone. The purpose and intent of the Regional Business (B-3) zoning is set forth in Zoning Code 14.628.100 as follows: T17e pzcrpose of the B-3 zone is to provide for the location of a wirle range of retail und service activities. This zone tivill implement the Major Comniercial category of the Gomprehensive Plan. The uses within this zone may often reqicire large areas for custorrier parking, retail service, some outside activities, display and other comrnercial activiiies. The businesses locating within these areas ofteii draw customers from tlle cozcnty at large and othet- outlying areas rather tharifran a morc liniiterl tf,acle area. Further, 1F IS 1j1e Ii1t211I Of thlS SeCtlOl1 IO ImDIelI1211I comDrehensive Dlan policies which encoicrage comniercial clevelop»retit along Princinal Arterials or highwavs and establish reQional-servinQ commercial areas. Geireral characteristics of these areas include paved roacls and sidewcrlks, public setiver and water, and a firll line of pacblic Sf,'I"1'1CC'S 1f1CI1lCIU'ib mC111y12dfire prOt2CtlOfl C1)1CI plllJllC II'[I71SIt QCCeSSIbillly. [Emphasis added]. HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Page 6 ~ The B-3 zone permits all the uses allowed in the B-2 zone, plus such intense business uses as automobile sales and service, contractor's yard, hotel-motel, warehouse, resort, outdoor theater and others. Self-service storage is allowed in the B-3 zone, but is prohibited in the B-2 zone. See Zonincr Code 14.623.020. There is no specific minimum lot area for uses in the B-3 zone, provided the building site has frontage on a public street or road of Principal Arterial or higher classification sufficient for proper ingress and egress as determined by the County Engineer. Zoning Code 14.628.315. The development standards of the B-3 zone are somewhat more liberal than those of the B-2 zone, in terms of building coverage, maximum height, storage and landscaping. The third blisiness zone provided for in the Zoning Code is the Neighborhood Business (B-1) zone. The purpose of the B-1 zone is to allow for lilnited, small scale neighborhood serving retail and office uses as a means of implementing the 11~iajor Conunercial, Urban and Suburban categories of the Comprehensive Plan by providing local facilities to serve the everyday needs of the surrounding neighborhood. tiVithin the Major Commercial category, B-1 zones are also intended to provide land use transition between the Major Commercial category and less intense land use categories, such as the Urban -category. The uses allowed in the B-1 zone are generally less intense than those of other business zones, and the stricter development standards of the B-1 zone help assure land use compatibility and aesthetics. Such transitional B-1 zones should be located within and on the fringe of a Major Commercial category, with site access on a street or road of Collector Arterial classification or higher. See Zoning Code 14.624.100, 14.624.309 and 14.624.315. c. Gonsistencv of pi-oDOSaI witll applicable nolicies No oppositioil to the project was expressed at the public hearing. However, two letters of opposition were submitted. Sondra Knopp, the owner of the single-family lot zoned B-2 lying iminediately west of the site, objected to the proposal on the basis that the area was primarily residential and had the highest value for such use, that it would allow undesirable business activity in the area and that the proposal would decrease the value of neighboring properties. See letter dated 6-24-97 fi-om Sondra Knopp. Her letter further indicated that she did not want to live next to a 300-unit storage facility, which had strangers constantly coming and going at all hours. Sl1e also expressed concern over the impact of increased traffic on tlle already busy and congested intersection of Appleway and Sprague Avenues, and the creation of a safety hazard for motorists, junior high students and other pedestrians fi-om turning traffic at such location. Scott Richner, the owner of property located immediately east of the northerly portion of the site, also submitted a letter in opposition to the proposal. See letter received on 6-23-97 from Scott Richner. He commented that the neighborhood was still primarily residential, storage did not belong in the neighborhood and would lower the value of his property, that there was no precedent for B-3 zoning in the vicinity, and that the narrow frontage of the site along with the proximity of the site to the nearby intersection of Appleway, Sprague Avenue and the Sprague extension to Tschirley would create a traffic "bottleneck". Tlle applicant stibmitted a traffic impact analysis for the project prepared by a licensed civil engiileer. See Trip Distribution Analysis dated October 15, 1996, from David Evans and Associates, Ine. The analysis compared the trip generation characteristics of use of the site for mini-storage under the B-3 zone with use of the site for two alternative uses of the site under the HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Paoe 7 I J B-2 zone, considered reasonable based on the size and location of the site. The two alternative uses were a day care center and garden center (i.e. nursery/greenhouse/retaiUwholesale use). The analysis indicated that the project would add only 14 peak hour trips during the critical PM commuting hours along local streets and arterials, while the ~arden center and day car facility would add beriveen 64-75 PM peak hour trips. The applicant testified that he had received no return on the property for the previous 19 years, and had tried unsuccessfully to sell the property during the previous three years. He indicated that he was not qualified to run a garden center or develop the site for other B-2 uses, and did not feel the traffic volume on the road was adequate to support the commercial uses permitted in the B-2 zone. He felt the mini-storage use was appropriate because up to 2,000 to 3,000 new homes had been approved for development south of the site. He also drew attention to the fact that his site was positioned as close to the main commercial corridor located along Sprague Avenue to the west as the five acre site zoned B-3 located west of the site, at the southeast corner of Tschirley Road and the Sprague extension to Tschirley Road. The applicant commented that his neighbor, Scott Richner, was improperly using the site for access to a shop and large trailer located at the rear of the Richner property. The car tracks illustrated on Exhibit A submitted by the applicant were observed by the Examiner during his site visit. A land use consultant retained by the applicant also testified in support of tlle application. See testimony of John Konen. He indicated that the mini-storage use would have little traffic impact, did not need much road frontage, and would have set hours of operation. He testified that such uses typically had security fencing and lighting, were often preferred by many single- family homeowners over other commercial uses, and could provide perimeter landscaping as long as it did not create a security issue. County Eilgineering offered testimony regarding traffic improvements planned in the area in the future. This included the repaving and improvement of Sprague Avenue between Sullivan Road and Tschirley Road west of the site within the next few years. County Engineering also indicated that there were plans to extend Country Vista Avenue west from Liberty Lake Roaci alon~ the Sprague Avenue alignment all the way to Apple~vay Avenue, where it would intersect Appleway at a 90 degree alignment, possibly at Greenacres Road located some distance west of the site. See testimony of Pat Harper. There is a potential issue of interpretation as to whether the site can be considered as located on a public street or road of a Principal Arterial classification or not or not, considering its proximity to the future 160-foot wide controlled access Principal A.rterial designated on the Arterial Road Plan, running south of Sprague Avenue and Appleway Avenue. As noted above, Zoning Code 14.628.315 requires that building sites in the B-3 zone have frontage on a public street or road of the classification of Principal Arterial or higher. "Lot frontage" means the ..length of that portion of a lot abutting the public (private) street providing principal access to tlie lot." See Zoning Code 14.300.1007 Definitions. A"public street" means a thoroughfare the legal description of which is recorded with the County Auditor and which affords primary means of access to abutting property. See Zoning Code 14.300.100, Definitions. The subject 160-foot fiiture arterial is not a street, since it does not yet exist on the ground as a traff c comdor. Further, the site currently takes principal access off of Sprague Avenue, which is currently designated as a Minor Arterial, a lower class arterial than a Principal Arterial. See Comprehensive Plan, Section 21, Arterial Road Plan, and Zoning Code Chapter 14.710. It is HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Pa~e 8 . also uncertain how much frontage, if any, the site wotild actually have on such future arterial. Ctirrently, no right of way has been acquired through the site for the same. Under the circumstances, it is clear that the site does not meet the frontage requirement of the B-3 zone, and that a variance is needed to authorize a rezone of the site to the B-3 zone. The site is not suitable for general B-3 uses at the present time, considering its location on a Minor Arterial, its proximity to the Urban category and UR-3.5 zoning to the south, and the I existing single-family homes located east and west of the site. The site does not enjoy the traffic volume or commercial exposure needed to support B-3 uses. While self-service storage appears to have less traffic impacts than other B-3 uses or general retail uses, such use tends to have an industrial or mini-warehouse appearance that is incompatible with adjacent single-family areas. The location of such uses along a Principal Arterial is clearly intended by the Zoning Code. 2. Conditions in the area in which the property is located have not chaued sufficientlv since the pronertv was last zoned to suDDort rezonina- the site. In applying the changed circumstances test, courts have looked at a variety 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. Spokane County 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. Biarnson, at 846; Save Our Rural Environment v. Snohomish Countv, 99 Wn.2d 363, 370-371 (1983). There is insufficient evideilce of change in the area since the site was zoned Agricultural in 1958, or since the zoning of the site crossed over to the B-2 zone in 1991, to justify rezoninc.; the site to the B-3 zone. While considerable residential growth has occurred in the area, the traffic along Sprague Avenue adjacent to the site has not increased sufficiently to warrant rezoning the site to the B-3 zone. The property in the vicinity lying south of Sprague has remained residential, and has experienced little, if any, commercial growth. 3. The prouosed rezone does not bear a substantial relationship and mav be detrimental to the public healtll. safetv and Lyeneral welfare. General consistency with a local government's comprehensive plan is relevant in determining whether a rezone bears a substantial relationship to the public welfare. Bassani, at 396-98. As noted, the proposal does not generally conform to the Comprehensive Plan. The proposal is opposed by the owners of single-family homes to the east and west, and is too intensive a commercial use to be located adjacent to such pi-operties and the LTR-3.5 zone south of the site. 4. The proaosed zone chanQe comolies with the provisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance. The procedural reqliirements of chapter 43.21 C RCW and chapter 11.10 of the Spokane County Code have been met. The Hearing Examiner concurs with the Determination of HE Findinus, ConclLisions and Decision ZE-40-97NE-4-97 Paue 9 NonSignificance issued by the Division of Building and Planning. The proposal will not have more than a moderate effect on the quality of the environment. 5. The Dronosal. as conditioned, is consistent with the Regional Business (B-3) zone, the Snokane Countv Zonine Code (SCZC). and apnlicable land use re2ulations. The proposal has been conditioned for compliance with the permitted uses and development standards of the B-3 zone. The proposal does not meet the frontage requirements of the B-3 zone, but a variance from such requirements has been applied for. Compliance with the B-3 zone and other applicable land use regulations would be further determined through the administrative site plan review process. D. VARIANCE ANALYSIS: To be approved, the variance application must comply with the conditions and requirements set forth in Spokane County Zoning Code Section 14.404.082, and the minimum requirements of RCW 36.70.810. The following fndings of fact and conclusions are made: 1. SDecial circumstances do not exist such that strict application of the minimum frontaiae requirement of Snokane Countv Zoning Code 14.618.315 creates practical diffictilties and deprives the nropertv of ri2hts and privileges enloved bv other properties in the vicinitv and zoned Regional Business (B-3). The applicant cites as "special circumstances" that the property is located only 50-60 feet south of Appleway Avenue, a Principal Arterial, and therefore should be exempted from the frontage requirement of the B-3 zone requiring frontage. However, the site appears to enjoy neither the traffic volume nor exposure along Sprague Avenue at the present time needed to support B-3 uses. Variance applications cannot be based on the personal circumstances of the property owner, but rather on the condition and nature of the property that prevents full use of the property to the extent that other properties in the vicinity and under the same zoning can be used. St. Clair v. Skaeit Countv, 43 Wn. App 122 (1986). In the present case, there appear to be B-2 uses that could be developed on the site, but the applicant indicates that his personal circumstances of age and ill health preclude the same. The mobile home court property located west of the site and zoned B-3 may suffer from similar problems of low traffic volume and poor commercial exposure, although such site also fronts along Tschirley Road. 2. The ;rantina of the variance will be materiallv detriiilental to the public welfare, and iniurious to the nronertv or improvements in the vicinitv and similar zone classification. The variance was opposed by adjacent landowners. The proposed mini-storage use is not aesthetically compatible with adjacent single-family homes and zoning. The proposed B-3 zone penetrates to the entire depth of the property, and is not buffered by any transitional zoning sucli as the B-1 zone or higher density residential development. HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 10 3. Consideration has been Riven to the factors cited in Section 14.404.0$2(2) of the Zoning Code, which mitieate denial of the variance reQUest. Strict application of the minimum frontage requirement of the zone would not create an unreasonable burden in light of the purpose and intent of the B-3 zone, as set forth above. It has not been established that the site is completely unsuitable for existing B-2 zone uses, only that self- service storage may have fewer land use impacts than certain B-2 uses suggested for the site. Relaxation of the minimum frontage requirement does not necessarily allow a more environmentally sensitive or energy considering design, or result in adaptive reuse of an historic property. A broader public or community need or interest will not be served by approval of the variance. 4. The variance is inconsistent with the a-eneral pumose and intent of tlle Countv's Comnrehensive Plan. As indicated previously, the lack of frontage on a Principal Arterial renders the site inconsistent xvith the M-ijor Commercial categorv of the Comprehensive Plan. III. DECISIUN Based on the Findings and Conclusion above, the above zone reclassificatioil and variance application are denied. HE Findings, Conclusioils and Decision ZE-40-97/VE-4-97 Pa~e 11 , DATED this 24th day of September, 1997. SPOKANE COUNTY HEARING EXAMINER ~ d Micha 1 C. DemPseY, WSBA' 85 NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632, the decision of the Hearing Examiner on an application for a zone reclassification and accompanying SEPA determination is final and conclusive unless within ten (10) calendar days from the Examiner's written decision, a party of record aggrieved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington. However, RCW 36.70B.110 (9) indicates that administrative appeals of county land tise decisions and SEPA appeals shall be filed with the board of county commissioners within fourteen (14) calendar days of the date of the decision. This decision was mailed by certified mail to the Applicant on September 24, 1997. DEPENDING ON WHICH APPEAL PERIOD REFERENCED ABOVE LEGALLY APPLIES, THE APPEAL CLOSING DATE IS EITHER OCTOBER 6, 1997 OR OCTOBER 8, 1997. Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a variance is final and conclusive unless within twenty-one (21) calendar days from the issuance of tlle Examiner's decision, a party with standing files a land use petition in superior court pursuant to chapter 36.70C RCW. Pursuant to chapter 36.70C RCW, the date of issuance of the Hearing Examiner's decision is three days after it is mailed. This Decision was mailed by Certified Mail to the Applicant on September 24, 1997. The date of issuance of the Hearing Examiner's decision is therefore September 29, 1997. THE LAST DAY FOR APPEAL OF THIS DECISION TO SUPERIOR COURT BY LAND USE PETITION IS OCTOBER 20. 1997. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West Broadway Avenue, Spokane, Washington, 99260-0245. The file may be inspected during normal working hours, listed as Monday - Friday of each week, except holidays, between the hours of 8:00 a.m. and 4:30 p.m. Copies of the documents in the record will be made available at the cost set by Spokane County ordinance. HE Findings, Conclusions aild Decision ZE-=~(J-97NE-4-97 Page 12 e4o 9-7 PtCE.~IvED - i~ ~Z+ q-7 0 C TC' O 8 190 7['O THE BOAIZD OF COLJ1VT,l COMMISSgONERS SP01(qNE COUNTY EPJGINEER APPEAL FEE - $232.00 ' I TODAY`S DA''E: ~ . . NA.ME; A C0MPLETE ADI)RESS: Al- zi y / C-) A~y /v--- /lO X)o Z,/ Sc, HONIE PHOIVE• BUSINESS PHONE: ~ APPELLA.NT'S ATTOIZNEY (if applicable) Aj 1) CO1ViPLE'I'E ADDRESS. HEARING EXAIVIINER ACTION BEI111G API'EALED: PRELIIIIINAIZY SUBDIVISIOIV 1VA1ViE PIZELIlVIINAItY SUBDIVISIOIV rUMBER ZONE RECL.ASSIFICATI(JN NUMBEIt -3 P1-7~rZ ~ DATE OF HEARING EXAMINER DECISION C/ c? `-7 NAME OF HEA1tI1VG EXAMINER , SIGNATJRE OF APPEI.LANT (or authorized representative) Facts demonstrating appellant is party of record and has standing to bring appeal ON A SEPARATE SHEE'I' OF PAPER PLEASE LIS'T:, 1. A separate and concise statement of each error alleged to have been comautted. 2. A concise statement of facts upon which the appellant relies to sustain the statement of error. AT'I'ACH A COPY OF THE HEAR][11TG EXAMINEIZ I'IECISIOIV. FOR OFFICE USE ONLY Copies to: Heanng Examiner ✓ pluuung ~ Enguieera ~ Env Health Fee received. Check Cash Receipt 1Vumber `'~-'l C1 lo Revised. 7f2?W 1 r~ ~..r± r i b g ♦ t Letter to go with appeal form: It seems that re-zoning from B-? to B-3 was never a problem according to-Louis, Webster and every other person I dealt with at the planning board. If there was any problem it would be with the vatience as to maJor arterial frontage. But after looking at the property location an its close proximity to appleway I was told over and over that there should be no problems but of course the planning board could not guarentee anything. On my first vlsit to the plannin7 board I made it plain that if there was a 50150 chance of failure I would never start. Apon writting the final check for about V~1600.00 to Mr. Webster I again asked what his oppinion was as to the zone changes cha.nces. He could see no problems he said. About a week prior to the Aug. 6th hearing Mr. Webster sent me a letter stating his decision to recommend against approval. His reason--his staff had recommended agaist approval. I have no idea who his staff is but when I met with the heads of all the departments I was assured it looked like approval. ge had no problems that I know of and I do not understand why the reversal at the last minute. The property in q uestion is located on Sprague Ave. which is not a major arterial and tha,t is the reason for the varience. But it is due south of the entrance to Sprague Ave from Appleway. Just the width of Sprague Ave plus the width of the t7ld Milwalkee railway right of way tha,t is supposed to be used as a arterial in the f uture . There would be far less traffic on and across Sprague Ave with a storage useage tha,n with almost any B-2 useage listed. 4- Quote--The varience is inconsistant with the genera.l perpose and zntent of the Countyos Comprehensive Plan. I see no explaination of why it is inconsista.nt. Mr. Webxser told me in effect tha,t he would have liked to approve the project but under the law he had no choice. If this is in any way correct he should have informed me of this fact a year or more prior to the hearinge I am over 76 yea.rs of age, cannot try this re-zoning agaln, have paid taxes on this property for about twenty years with no income from it. I believe I was entitled to be treated better than I ha.ve been. I borrowed thousands of dollars, spent hundred.s of hours on this project and with a recommendation against the cha.nge I had no chance at all at the hearing. I will be going south about the middle of Nov. and will return about the tenth of March. I was told this xould present no problem. I will inform your office as to my ma,iling address. I will have no phone. Your, s ~ ~ ~ Glenn Dyer . r SPOKANE COUNTY HEARING EXAMINER RE Zone Reclassification from Community ) Buslness (B-2) Zone to Regional ) FINDINGS OF FACT, Business (B-3) Zone, and Variance from ) CONCLUSIONS ANID Artenal Frontage Requirements ) DECISION Applicant Glenn Dyer ) File Nos ZE-40-97/VE-4-97 ) I SUMIVIARY OF PROPOSAL AND DECISION Proposal: Application for a rezone from the Community Business (B-2) zone to the Regional Business (B-3) zone, on approximately 3 12 acres of land, for those uses allowed in the Regional Business (B-3) zone, along with an application for a vanance from the artenal road frontage requirement specified by Spokane County Zoning Code Section 14 628 315 Decision: Denial of the rezone and the vanance request II FINDINGS OF FACT AND CONCLUSIOVS The Heanng Examiner has reviewed the zone reclassification and vanance application and the evidence of record, and hereby adopts the following findings of fact and conclusions A. GENERAL INFORMATION: Applicant Glenn Dyer, 114 North Bannen Road, Spokane, WA 99216 Ageot John Konen, 110 West Cataldo, Spokane, WA 99201 Address• 17612 East Sprague, Greenacres, WA Location: Generally located south of and adjacent to Sprague Avenue, approximately 400 feet east of Tschirley Road, in the NW 1/4 of Section 19, Township 25 North, Range 44 EWM, Spokane County, Washington '`f S" Legal Description• West two acres of E 242 2 feet of Lot 3, Block 25, Corbin Addition to Greenacres South 100 feet of Lot 3, Block 2, HM Manifold, Corbin Addition to Greenacres West 108 3 feet of Lot 5 to 8, Block 2 HM Manifold, Corbin Addition to Greenacres Zoning• Conununity Business (B-2) Comprehensive Plan Category The property is designated in the Major Commercial category of the Spokane County Generalized Comprehensive Plan The subJect property is also designated within the Prionty Sewer Service Area, Urban Impact Area and Aquifer Sensitive Area designated by the Comprehensive Plan HE Flndings, Conclusions and Decision ZE-40-97NE-4-97 Page 1 Environmental Review: The Division of Building and Planning issued a Determination of Nonsignificance on July 11, 1997 Site Description: The site is approximately 3 12 acres in size and is of irregular shape The property is level, vacant and undeveloped Surrounding Conditions: The property is bounded by Sprague Avenue on the north, Tschirley Road on the west and Manifold Road on the east Sprague Avenue is identified on the Artenal Road Plan as a Minor Artenal, with a planned future nght of way width of 80 feet The Staff Report, on page 7, incorrectly indicates such planned width to be 130 feet See memo dated 5-1- 97 from Scott Engelhard to Louis Webster, and Spokane County Artenal Road Plan West of the site, Sprague Avenue intersects with Appleway Avenue, a Pnncipal Artenal, and Tschirley Road Sprague Avemie continues west of Appleway Avenue as a Pnncipal Artenal Sprague Avenue continues east of the site for a considerable distance before terminating at Henry Road, which together with Kenney Road provides a route to Interstate-90 at the Liberty Lake Interchange Sprague Avenue, west of Appletivay Avenue, and Appleway Avenue function as major traffic and commercial comdors through the Spokane Valley area Greenacres Junior High School is located directly north of the intersection of Appleway Avenue and Sprague Avenue The Artenal Road Plan also designates a 160 foot wide controlled access Pnncipal Artenal in the vicinity, centered atong a 60-foot wide abandoned railroad nght of way dedicaied to the County that runs south of Sprague Avenue and Appleway Avenue The planned nght of way for this future arterial appears to run by or through the northwest corner of the site at the angle of Appleway Avenue to Sprague Avenue, although no road has been constructed along such alignment and the nght of way needed for the width of such arterial outside the abandoned right of way in the area has not been acquired The land north of the site, across Sprague Avenue, is zoned Light Industnal (I-2) and is developed with warehouses The lot between the site and Sprague Avenue is developed with a single-family residence and a cabinetry shop Between such lot and Manifold Road to the east, fronting along Sprague Avenue, are fotind a vacant lot and a lot developed with a single-family home zoned B-2 Further south, east of and adjacent to the site, the land ls developed with single-famlly homes The land between the site and Long Road to the east is zoned B-2 East of Long Road, the land is zoned Urban Residential-3 5(UR-3 5) The lot immediately west of the northerly portion of the site is zoned B-2, and is developed with a single-family home Behveen such lot and Tschirley Road is a mobile home court, zoned B-3 The five acres of land between the south half of the site and Tschirley Road are zoned B-2, and comprise undeveloped pasture land The land south, southeast and southwest of the site is undeveloped pasture land zoned UR-3 5 Project Description A site plan has been submitted for the proposal with no specific uses, but development of the site would be subject to the development standards of the proposed Regional Business (B-3) zone At the public hearing, the applicant testified that he would limit use of the site to development of self-service storage, a use that is allowed in the B-3 zone, but not the B-2 zone, and those uses permitted in both the B-2 zone and the B-3 zone The applicant is also requesting a vanance from the requirement of Zoning Code 14 628 315 that all building sites in the B-3 zone have frontage on a public road of Pnncipal Artenal or higher classification HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Page 2 : B. PROCEI)URAi.INFORIVIATION• Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14 404 and 14 628 Hearing Date and Location: September 25, 1996, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA Notices• Mailed July 17, 1997 Posted July 17, 1997 Published July 18, 1997 Site Visit. August 5, 1997 Hearing Procedure: Pursuant to Resolution No 96-0171 (Heanncr Examiner Ordinance) and Resolution No 96-0294 (Heanno Examiner Rules of Procedure) Testimony: Louis Webster, Planner II Pat Harper Division of Building and Planning Division of Engineenng and Roads 1026 West Broadway 1026 West Broadway Spokane, WA 992050-0240 Spokane, WA 99260 John Konen Glenn Dyer 110 West Cataldo 114 North Bannen Road Spokane, WA 99201 Spokane, WA 99216 Items Nohced or Incorporated by Reference Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, Resolution Nos 96-0171 and 96-0294 C ZONE 1tECLASSYFICATION ANALYSIS Washington case law generally provides that (1) there is no presumption in favor of a rezone, (2) the applicant for the rezone must prove that conditions have substantially changed in the area since the last zoning of the property, and (3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare ParkrldLae v Seattle, 98 Wn 2d 454, 462 (1978), Btarnson v K.itsan Countv, 78 Wn App 840 (1995) Case law also indlcates that a county's comprehensive plan provides guidance to the hearing body in making a rezone decision Spokane County Zoning Code 14 402 020(1)(2), indicates that consistency with the Comprehensive Plan, detriment to the public welfare and chancred circumstances are relevant considerations when a site-specific rezone is sought The rezone proposal must also comply with the Spokane County Zoning Code, the State Environmental Policy Act, the County's Local Environmental Ordinance, and other applicable land use regulations Conditions may be imposed to assure the consistency of the proposal with applicable regulations The following Fndings of fact and conclusions are made HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 3 . 1 The nrooosed rezone does not aenerallv conform with the Spokane Countv Generallzed Comnrehensive Plan a Relevance of Comnrehensive Plan The Heanng Examiner is required to set forth, in findings and conclusions, the manner in wluch a land use decision would carry out and conform to the Spokane County Comprehensive Plan and development regulations See RCW 36 70 970 (3), and Spokane County Resolution No 96-0171, Attachment "A", Section 11 RCW 36 70 340 indicates that a comprehensive plan is ro serve only as a guide to the later development and adoption of "official controls" by local government "Official controls" for counties include zoning and other land use regulations, policies, studies, detailed maps and other cnteria adopted by the county legislative body to iinplement the comprehensive plan and control land use development RCW 36 70 020 (11) Washington courts have construed RCW 36 70 340 and similar statutes to mean that the comprehensive plan is to serve as a guide to the adoption of zoning regulations and that strict adherence thereto is not required See Bame v Kitsao Countv, 93 Wn 2d 843, 848-49 (1980) In rezone matters, only general conformance with a comprehensive plan is required, and each case is to be decided on its own ments Bassani v Countv Commissioners, 70 Wn App 389, Cathcart v Snohomish Countv, 96 Wn 2d 201, 211-12 (1951) A comprehensive plan provides guidance to the heanng body in making a rezone decision Belcher v Kitsan Countv, 60 Wn App 949, 953 (1991) Conformance with a comprehensive plan is relevant in determirung whether a rezone bears a substantlal relationship to the public welfare Bassani, sunra, at 396-98 Recent cases have held that changed circumstances need not be demonstrated if the proposed rezone implements policies of a comprehensive plan Biarnson v K-itsan Countv, 78 Wn App 840, 846 (1995), Save Our Rural Environment v Snohomish Countv, 99 Wn 2d 363, 370-371 (1983) If designated as a SEPA policy, a comprehensive plan can be relied on to condition or deny a land use proposal under the State Environmental Policy Act (SEPA) Spokane County Code 11 10 160 (4)(c) adopts the Comprehensive Plan and the Zoning Code as policies to be applied under SEPA and the Spokane County Environmental Ordinance Zoning regulations will generally prevail over inconsistent provisions in a comprehensive plan (e g allowable density, permitted uses) See Hansen v Chelan Countv, 81 Wn App 133,138 (1996), Weverhaeuser v Pierce Countv, 124 Wn 2d 26, 43 (1994), Coup-ar Mt Assocs v Kincly Countv, 111 Wn 2d 742, 755-57 (1988), Naaatani Bros v Commissioners, 108 Wn 2d 477, 480 (1987), Wildner v Winslow, 35 Wn App 77, 79-80 (1983), Norco Construction v Kina Countv, 97 Wn 2d 680, 688-689 (1982) Spokane County Zoning Code 14 100 104 states that the provisions of the Zoning Code shall be interpreted so as to carry out and implement the purpose and intent of the Comprehensive Plan and the general plans for physical development adopted by the Board of County Commissioners The Comprehensive Plan ltself indicates that it should be used as a reference source and guide for making land use decisions Comprehensive Plan, p 2 The "Decision Guidelines" set forth in each section of the Comprehensive Plan are to be used in determining whether or not a particular proposal should be approved, conditioned or denied HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 4 b Anolicable nolicies The site is designated within the Major Commercial category of the Comprehensive Plan The Major Commercial (C) Category is intended to provide the opporturuty for development of commercial uses, speciFcally community and regional shopping centers and commercial uses directly related to major throughways Major Gommercial areas typically require a full line of public services and utilities, including pubLc sewer Most commercial development will be on relatively flat land and buildings will be of a low profile Highway and arterial strip commercial areas in such category will usually be made up of businesses on individual parcels cliistered along a heavily traveled street or highway, each providing off-street parking Typical busmesses found along a strip often include new and used car sales, fast-food establishments, bars and fruit/produce stands Most single-family residentlal areas would not be considered compatible within the Major Commercial category, unless proper screening and performance are established See Comprehensive Plan, Section 6, "Purpose" and "Detailed Definition" Decision Guideline 6 1 3 of the Major Commercial category states that provision should be made for aesthetic quality of physical development along nghts of way for county arterials within the Urban Impact Area designated by the Comprehensive Plan Objective 6 1 d encourages adequate circulation patterns in commercial areas with planned access to public transit Before approving commercial development, the impact of such development upon existing or planned transportation facilities and consistency with County transportation policies and plans should be considered Decision Guideline 6 1 6(b) The clustenng of uses, when it increases the cost-effectiveness of utilities and/or transportation, is the preferred commercial development pattern See Decision Guldeline 6 19 Major commercial development should be consistent with County policies and regulations pertaining to water, sewer, storm water drainage and transportation See Decision Guidelines 6 1 5 and 6 1 6 Objective 6 1 i of the Major Commercial category indicates that business districts in scale with the needs of the population throughout the county should be encouraged Small-scale convenience stores and commercial enterpnses established to serve residents within a few blocks' radius should be considered adjacent to residential neighborhoods, particularly when located in an adjacent residential land use category See Objective 6 1 j and Decision Guideline 6 1 13 Commercial developments should be buffered to protect adjacent areas Objective 6 1 a The site is cturently zoned Commuruty Business (B-2) zone The B-2 zone is one of three commercial zones that implement the MaJor Commercial category The purpose and intent of the B-2 zone is set forth in Zoning Code 14 626 100, as follows The pzcrpose of the B-2 zone cs to provicle fof the establishment of conznzercial centers tivhcch wcll nreet the rieecls of a commacnity for a wrcle rairge of retail and servcce trses ajrd to amplemerrt the Major Corrinzercial Category of the ConipYehenscve Plan The "B-2 " zorte is rntended primarily to accommodate comnzccfrrty shopprng facclities consrsttng of varced retacl, servcce arrcl offrce establcshnieilts groarpecl at one location served by artercals where tliey cart serve a tyude area encompassang the several neaghborhoods, irsually tivithin a drstance of appYOximately one to one and one-ltalf (1-1 /2) mrles of sttcll zofie The firnctron of t11e B-2 zorie HE Findincys, Conclusions and Decision ZE-40-97NE-4-97 Page 5 . rs to provide a wrder selection of goods and serveces than can be found in the NetghboYhood Buscness (B-1) zone, ancl to do so withirt a shorter drrvcng dtstance from the home than the B-3 zone It cs_firrther antended that the location and Quantatv oT the land in tlze B-2 zone should be comrrzensurate with the needs of the present and notentral popaclation withcn said trade area Anv B-2 zorrecl area shozcld not be IarQer than twejTtv (20) acres in saze with frontaze on a manor crrtercal or hwher classification roadwav not exceedcn,Q foi.erteen hundretl (1,400) feet It rs rntended that these communatv shonpini,7 facrlctces be provcded, wherevei- possible. in one btcsiness rsland centrallv located in the tracle area or in business claisters rather than in rrbhon development along artercals or in several oversized neiQhborhood shopning centers General characteristres of these areas include paved roads and sidewalks, publcc setiver and water, and a full line of publcc servcces lnclzcdcng manned fire protection and publtc transrt availabcltty [Emphasis added] Commercial development in the B-2 zone is to consist of at least five acres of contiguous development, which development can be a combination of parcels as long as the smallest parcel is at least 10,000 square feet in size The rrunimum frontage for building sites in the B-2 zone is 100 feet on a street or road of the Minor Artenal classification or higher, and the minimum average depth is 140 feet Zoning Code 14 626 310 The applicant proposes to rezone the site to the Reglonal Business (B-3) zone The applicant testified at the public heanng that he would be willing to limit usage of the site to self-service storage, and his representative at the heanng testified that approval of the rezone cotild be limited to such storage use and to those uses allowed in the B-3 zone which were also pernzitted uses in the B-2 zone The purpose and intent of the Regional Busmess (B-3) zoning is set forth in Zoning Code 14 628 100 as follows The pzcrpose of the B-3 zojie is to provide for the location of a tivrde range of retail and servcce activitces This zone tivcll implement the Major Commercaal category of the Comprehensave Plan The uses withcn thts zone may often requcre Icrrge areas for ctcstonzer parkang, retacl servace, some outside activrties, display and other commerccal acttvttces The bacsanesses locatrng withcn tlzese nf•eas often draw customers from the colcnty at large anrl other oLCtlyuig ar-eas rather than fi-om aiyiore lamited tracle area Further, ct is the cntent of this section to cmplement coinDrehensive plan Dolicres whrch encoui-a-ae commerczal develonment alono PrinCtDaI Artercals or hiQhivctvs and establcsh reaional-serving conimerclal areas Genei al chat acteristccs of these areas inclacde paved roads and srdetivalks, pacblcc sewei and water, artd a ficll ltne of public services tncliccling marined fijfe protection andpublrc transrt accessibilaty [Emphasis added] HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Page 6 . The B-3 zone permits all the uses allowed in the B-2 zone, plus such intense business uses as automobile sales and service, contractor's yard, hotel-motel, warehouse, resort, outdoor theater and others Self-service storage is allowed in the B-3 zone, but is prohibited in the B-2 zone See Zoning Code 14 623 020 There is no specific minimtim lot area for uses in the B-3 zone, provided the building site has frontage on a public street or road of Pnncipal Artenal or higher classiFcation sufficient for proper ingress and egress as determined by the County Engineer Zoning Code 14 628 315 The development standards of the B-3 zone are somewhat more liberal than those of the B-2 zone, in terms of building coverage, maximum height, storage and landscaping The third business zone provided for in the Zorung Code is the Neighborhood Business (B-1) zone The purpose of the B-1 zone is to allow for limited, small scale neighborhood serving retail and office uses as a means of implementing the Major Commercial, Urban and Suburban categones of the Comprehensive Plan by providing local facilities to serve the everyday needs of the surrounding neighborhood Within the Major Commercial category, B-1 zones are also intended to provide land use transition between the Major Commercial category and less intense land use catecrones, such as the Urban category The uses allowed in the B-1 zone are generally less intense than those of other business zones, and the stncter development standards of the B-1 zone help assure land use compatibility and aesthetics Such transltional B-1 zones should be located within and on the fnnge of a Major Commercial category, with site access on a street or road of Collector A.rtenal classification or higher See Zoning Code 14 624 100, 14 624 309 and 14624315 c Consistencv of nronosal with apnlicable nolicies No opposition to the project was expressed at the public heanng However, two letters of opposition were submitted Sondra Knopp, the owner of the single-family lot zoned B-2 lying immediately west of the site, objected to the proposal on the basis that the area was pnmanly residential and had the highest value for such use, that it would allow undesirable business activity in the area and that the proposal would decrease the value of neighbonng properties See letter dated 6-24-97 from Sondra Knopp Her letter further indicated that slle dld not want to live next to a 300-unit storage facility, which had strangers constantly coming and going at all hours She also expressed concern over the impact of increased traffic on the already busy and congested intersection of Appleway and Sprague Avenues, and the creatlon of a safety hazard for motonsts, junlor hicrh students and other pedestrians &om turning traffic at such location Scott Richner, the owner of property located immediately east of the northerly portion of the site, also submitted a letter in opposition to the proposal See letter received on 6-23-97 from Scott Rlchner He commented that the neighborhood was still primanly residential, storage did not belong in the neighborhood and would lower the value of his property, that there was no precedent for B-3 zoning in the viclnity, and that the narrow frontage of the site along with the proximity of the site to the nearby intersection of Appleway, Sprague Avenue and the Sprague extension to Tschirley would create a traffic "bottleneck" The applicant submitted a traffic impact analysis for the project prepared by a licensed civil engineer See Trip Distribution Analysis dated October 15, 1996, from David Evans and Associates, Inc The analysis compared the tnp generation charactenstics of use of the site for mini-storage under the B-3 zone with use of the site for two alternative uses of the site under the HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 7 B-2 zone, considered reasonable based on the size and location of the site The two alternative uses were a day care center and garden center (i e nursery/greenhouse/retail/wholesale use) The analysis indicated that the project would add only 14 peak hour tnps dunng the cntical PM commuting hours along local streets and artenals, while the garden center and day car facillty would add between 64-75 PM peak hour tnps The applicant testified that he had received no return on the property for the previous 19 years, and had tned unsuccessfully to sell the property during the previous three years He indicated that he was not qualified to run a garden center or develop the site for other B-2 uses, and did not feel the traffic volume on the road was adequate to support the commercial uses permitted in the B-2 zone He felt the minl-storage use was appropnate because up to 2,000 to 3,000 new homes had been approved for development south of the site He also drew attention to the fact that his site was positioned as close to the main commercial comdor located along Sprague Avenue to the west as the five acre site zoned B-3 located west of the site, at the southeast corner of Tschirley Road and the Sprague extension to Tschirley Road The applicant commented that hls neighbor, Scott Richner, was improperly usinc, the site for access to a shop and large trailer located at the rear of the Richner property The car tracks illustrated on Exhibit A submitted by the applicant were observed by the Examiner during his site visit A land use consultant retained by the applicant also testified in support of the application See testimony of John Konen He indicated that the mini-storage use would have little traffic impact, did not need much road frontage, and would have set hours of operatlon He testified that such uses typically had secunty fencing and lighting, were often prefened by many single- family homeowners over other commercial uses, and could provide perimeter landscaping as long as it did not create a security issue County Engineenng offered testimony regarding traffic improvements planned in the area in the future This included the repaving and improvement of Sprague Avenue between Sullivan Road and Tschirley Road west of the site within the next few years County Engineering also indicated that there were plans to eatend Country Vista Avenue west from Liberty Lake Road along the Sprague Avenue alignment all the way to Appleway Avenue, where it would intersect Appleway at a 90 degree alignment, possibly at Greenacres Road located some distance west of the site See testimony of Pat Harper There is a potential issue of interpretation as to whether the site can be considered as located on a public street or road of a Pnncipal Artenal classification or not or not, considering its proximity to the future 160-foot wide controlled access Pnncipal A.rtenal designated on the A.rtenal Road Plan, running south of Sprague Avenue and Appleway Avenue As noted above, Zoning Code 14 628 315 requires that building sites in the B-3 zone liave frontage on a public street or road of the classification of Pnncipal Artenal or higher "Lot frontage" means the " length of that portion of a lot abutting the public (pnvate) street providing pnncipal access to the lot " See Zoning Code 14 300 100, Definrtions A"public street" means a thoroughfare the legal description of which is recorded witll the County Auditor and which affords primaiy means of access to abutting property See Zoning Code 14 300 100, Definitions The subject 160-foot fiiture arterial is not a street, since it does not yet exist on the ground as a traffic corridor Further, the site currently takes principal access off of Sprague Avenue, which is currently designated as a Minor Artenal, a lower class artenal than a Principal Artenal See Comprehensive Plan, Section 21, Arterial Road Plan, and Zoning Code Chapter 14 710 It is HE Findings, Conclusions and Decislon ZE-40-97NE-4-97 Page 8 . also uncertain how much frontage, if any, the site would actually have on such future artenal Gurrently, no nght of way has been acquired through the site for the same Under the circumstances, it is clear that the site does not meet the frontage requirement of the B-3 zone, and that a vanance is needed to authonze a rezone of the site to the B-3 zone The site is not suitable for general B-3 uses at the present time, considenng its location on a Minor Arterial, its proximity to the Urban category and UR-3 5 zoning to the south, and the existing single-family homes located east and west of the site The site does not enjoy the traffic volume or commercial exposure needed to support B-3 uses While self-service storage appears to have less traffic impacts than other B-3 uses or general retail uses, such use tends to have an industnal or mini-warehouse appearance that is incompatible with adjacent single-family areas The location of such uses along a Pnncipal Artenal is clearly intended by the Zoning Code 2 Conditions in tlie area in which the propertv is located have not chanRed sufficientlv since the pronertv was last zoned to sunnort rezonina the site In applying the changed circumstances test, courts have looked at a vanety of factors, including changed public oplnion, 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 Spokane County 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 Biarnson, at 846, Save Our Rural Environment v Snohomish Countv, 99 Wn 2d 363, 370-371 (1983) There is insufficient evidence of chanje in the area since the site was zoned Agncultural in 1958, or since the zoning of the site crossed over to the B-2 zone in 1991, to justify rezoning the site to the B-3 zone While considerable residential growth has occurred in the area, the traffic along Sprague Avenue adjacent to the site has not lncreased sufficiently to warrant rezoning the site to the B-3 zone The property in the vicimty lying south of Sprague has remained residential, and has expenenced little, if any, commercial growth 3 The nronosed rezone does not bear a stibstantial relationship and may be detnmental to the public health safetv and Qeneral welfare General consistency with a local government's comprehensive plan is relevant in determining whether a rezone bears a substantial relationshlp to the public welfare Bassani, at 396-98 As noted, the proposal does not generally conform to the Comprehensive Plan The proposal is opposed by the owners of single-family homes to the east and west, and is too intensive a commercial use to be located adjacent to such properties and the UR-3 S zone south of the site 4 The proaosed zone chanize comnlies with the provisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance The procedural requirements of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met Tile Hearing, Examiner concurs with the Determination of HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 9 . NonSignificance issued by the Division of Building and Planning The proposal will not have more than a moderate effect on the quality of the environment 5 The nronosal. as conditioned, is consistent with the ReRional Business (B-3) zone, the Sookane Countv Zoniniz Code (SCZC). and apnlicable land use ref!ulations The proposal has been conditioned for compliance with the permitted uses and development standards of the B-3 zone The proposal does not meet the frontage requirements of the B-3 zone, but a vanance from such requirements has been applied for Compliance with the B-3 zone and other applicable land use regulations would be further determined through the administrative site plan review process D. VARIANC]E ANALYSIS. To be approved, the vanance application must comply with the conditions and requirements set forth in Spokane County Zoning Code Section 14 404 082, and the minlmum requiiements of RCW 36 70 810 The following findings of fact and conclusions are made 1 Special circumstances do not exist such that strict application of the minimum frontaQe reauirement of Sookane Countv Zoninp- Code 14 618 315 creates practical difficultles and dennves the nrooertv of nehts and nnvileces enaoved bv other properties in the vicinitv and zoned ReQional Business (B-3) The applicant cites as "special circumstances" that the property is located only 50-60 feet south of Appleway Avenue, a Pnncipal Artenal, and therefore should be exempted from the frontage requirement of the B-3 zone requinng frontage However, the site appears to enjoy neither the traffic volume nor exposure along Sprague Avenue at the present time needed to support B-3 uses Vanance applications cannot be based on the personal circumstances of the property owner, but rather on the condltion and nature of the property that prevents full use of the property to the extent that other properties in the vicinity and under the same zoning can be used St Clair v Skaeit Countv, 43 Wn App 122 (1986) In the present case, there appear to be B-2 uses that could be developed on the site, but the applicant lndicates that his personal circumstances of age and ill health preclude the same The mobile home court property located west of the site and zoned B-3 may suffer from similar problems of low traffic volume and poor commercial exposure, although such site also fronts along Tschirley Road 2 The erantintz of the variance will be matenallv detnmental to the pLiblic welfare, and iniurious to the prooertv or imnrovements in the vicinitv and similar zone classification The variance was opposed by adJacent landowners The proposed inini-storage use is not aesthetically compatible with adjacent single-family homes and zoning The proposed B-3 zone penetrates to the entire depth of the property, and is not buffered by any transitional zoiiing such as the B-1 zone or higher density residential development HE Findings, Conclusions and Decision ZE-40-97NE-4-97 Page 10 3 Consideratlon has been c-,1ven to the factors cited_in Section 14 444 082(2) of the Zonina Code, whlch mitieate denial of the varlance reQUest Stnct appIicatian of the minimum frontage requirement of the zone would not create an unreasonable burden in light of the ,purpase and intent of the B-3 zone, as set forth above It has not been established, that the slte is compietely unsuitable for existing B-2 zone uses, only that self- service storage may have fewer land use impaets than certain B-2 uses suggested for the site Relaxation of the-mznImum firontage requirement does not necessarily allow a more environmentally sensitive or energy considenng design, or result in adaptive reuse of an historic property A broader public or community need or interest will not be served by approval of the variance 4 The vanance is inconsistent with the izeneral purpose and intent of the Countv's Comorehensive Plan As indicated previously, the lack of frontage on a Pnncipal Artenal renders the site inconsistent with the Major Commerclal category of the Comprehensive Plan III DECISION Based on the Findings and Conclusion above, the above zone reclassification and vanarice application are denied HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 11 . DATED this 24th day of September, 1997 SPOKAIVE COUNTY HEARING EXAMINER Micha6l C Dempsey, WSB " 8 5 NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAI. Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the Hearing Examiner on an application 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 adminlstrative appeals of county land use decisions and SEPA appeals shall be filed with the board of county commissioners within fourteen (14) calendar days of the date of the decision This decision was mailed by certified mail to the Applicant on September 24, 1997 DEP]ENDING ON WHICH APPEAL PIERIOD REFERENCED ABOVE LEGALLY APPLIES, THE APPEAL CLOSING DATE IS EITHER OCTOBER 6, 1997 OR OCTOBER 8, 1997. Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanng Examiner on an application for a variance is final and conclusive unless withln twenty-one (21) calendar days from the issuance of the Examiner's decision, a party with standing files a land use petition in superior court pursuant to chapter 36 70C RCW Pursuant to chapter 36 70C RCW, the date of issuance of the Hearing Examiner's decision is three days after it is mailed This Decision was mailed by Certified Mail to the Applicant on September 24, 1997 The date of issuance of the Heanng Examiner's decision is therefore September 29, 1997 TH[E LAS7C DAY FOR APPEAL OF TH[IS DECISION TO SUPERIOR COURT BY LAND USE PETITION IS OCTOBER 20. 1997. The complete record in this matter, inciLiding this decislon, is on file dunng the appeal penod with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 tiVest Broad`vay Aventie, Spokane, Washington, 99260-0245 The file may be inspected during normal workinc, hours, listed as Monday - Fnday of each week, except holidays, between the hours of 8 00 a m and 4 30 p m Copies of the doctiments in the record will be made available at the cost set by Spokane County ordinance HE Findings, Conclusions and Decision ZE-40-97/VE-4-97 Page 12 Canceled ENGINEER' S FC]E'.Ef W SHE'jpj it Date Filed Date As Built Plans Received Date Road Plans Approved REZONE FILE # ZE-0040-77 '97 New Road Standards 5-15-95 Mylar Companion File Hearing Date: 08/06/1997 H Time: 10:30 H Number: Related File DESIGN Review Date: 09/26/1996 DR Time: 03:00 Building Dept Review Date: 07123/1997 R Time: R Number: DESIGN REVIEW # DRZE-223-96 Date Received: 09/16/1996 Review Type: Large Lot Bldg. Square Feec: N4. Lots: No. Acres: 0 Project Name: DYER SELF SERVICE STRG FACII.ITY B-2 TO B-3 Range-Township-Section: 45-25-19 Site Address: SPRAGUE E 17612 PARCEL(S): (first 20) Applicant Name: DYER, GLENN Phone (509) 926-4541 55192.0204 55192.0207 55192.0301 Applicant Address: 114 N BANNEN RD Phone 2# SPOKANE, WA 99216 Date Co itions Mailed: k 7 ~~17 Flood Zane: No Water Source: 3 Sewer Source: 5 Schaol Dist: 356 Fire Dist: 1 Phone Dist: Billing Name: Owner: DYER, GLENN Engineer: BRUCE R LARSEN Address: Owner Address: 114 N BANNEN RD Company: GROUP FOUR EAST INC SPOKANE, WA 99216 Address: 9209 E MISSION RD STE A SPOKANE WA 99206 Phone: Owner Phone: (509) 9264541 Phone: (509) 926-2821 Fax: Signed Name Building # 456-3675 / Planning # 456-2205 Contact: LOUIS WEBSTER Date Submitted Description Initials ~ DATE TECHNICALLY COMPLETE DATE NOT TECHNICALLY COMPLETE DATE PAY FEES RECEIVED DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED AND COPY TO ACCOUNTING ~ I NOTICE TO PUBLIC / NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED Io-Out N1 In-Out N2 In-0ut A+3 DESIGN DEVIATION DATES IN-OUT (n-Out 1l4 In-Ouc 1.+5 In-Out p6 BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED I I DATE BOND RECEIVED BOND AMOUNT RECEiVED DATE QOND RELEASE - DATE BOND REDUCED BUND IIALANCE Hearing Date Decision Approved Denied 1v~ Conrinued Appeale:d BCC yApproved Denied Appealed to Court Approved Denied Continued Final Projcct Status STAMPED MYLARS TO PERMIT TECHNICIAN (SYL) STAMPED 208 LOT PLANS TO SECRETARY (SANDY) ~ O ~ 1 / OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "ENGINEER' S CONDITIONS OF APPROVAI." ZONE T0: Spokane County Planning Departmen FROM: Division of Engineering & Roads J.~eu6~ DATE. July 17, 1997 PROJECT: DYER SELF SERVICE STRG FACILITY FILE # : ZE-0040-97 / Hearing: 08/06/1997 @ 10:30 # Review Date: 07/23/1997 @ # Sponsor/Applicant: GLENN DYER Section Township Range: 19-25-45 Planner: LOUIS WEBSTER Design/Review Date: ( @ ) 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 release of a builds.ng permit or use of propesty as psoposed: 1 Access permits for approaches to the County Road System shall be obtained from the County Engineer 2 Applicant shall submit for approval by the Spokane County Engineer drainage and access plans 3 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 pro3ect which is to be occupied or traveled by vehicles 4 Al1 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 5 The applicant shall construct a paved and delineated approach to meet the existing pavement on Sprague Avenue 6 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to this proposal CC Applicant GLENN DYER Engineer/Surveyor BRUCE R LARSEN t \~I ti tl Page 2 08/06/1997 ZE-0090-97 7 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 sub3ect to inspection and approval by the County Engineer 8 The County Arterial Road plan identifies Sprague Avenue as a 80 foot 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 Sprague Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Sprague Avenue 9 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 10 The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards ~ , llftdtift r Kirnbal0, Sandy 6 From Hemmings, Bill Sent Friday, July 11, 1997 11 16 AM To Pederson, John, Webster, Louis Cc Harper, Pat, Franz, Dean, Kimball, Sandy, Engelhard, Scott Subject• ZE-40-97NE-4-97 - Glenn Dyer Importance. High 7/11 /97 I received the above referenced proJect application on July 10, 1997 The SCS Soils Map identifies this area as being Garrison Gravely Loam soils The soil survey in this area is known to be accurate Therefore, since this is an approved soil for stormwater disposal, no concept drainage plan is required We have no information that says there are any critical areas on this site 1 consider this proposal to be technica0ly complete I recommend using the standard drainage condition b''w '"Vaxcacga Page 1 f ~ 1 ! ~ SPOKANE COIJIetTY HEARING EXAMg1VER ~~~~~VFD In the Matter Concerning ZE-40-97, Zone Reclassification ) JuL 30 1~3~1 from Commuruty Business (B-2) to Regional Business ) NOTICE OF EOaQering (B-3), and VE-4-97, Variance from arterial frontage ) PUBY,IC I3]EAP;M requirement ) ) Applicant Glenn Dyer ) TO: All interested persons, and property owners and taxpayers within 400 feet of proposal, as listed on Spokane County Assessor's records YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE ABOVE- REFERENCED LAND USE APPLICATION, AS SET FORTH BELOW Hearing Date: August 6, 1997 Time: 10 30 a m Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026 West Broadway, Spokane, Waslungton h'roposal: Zone Reclassification from Community Business (B-2) to Regional Business (B-3) for those uses allowed in the Regional Business (B-3) zone, and a Variance from the frontage requirement specified by Section 14 628 315 of the Spokane County Zoning Code Applicant/Owner: Glenn Dyer 114 N Bannen Road Spokane, WA 99216 (509) 926-4541 Location: Generally located south of and adjacent to Sprague Avenue approximately 400 feet east of Tschirley Road in the NW '/4 of Section 19, Township 25 N, Range 45 EWM, Spokane County, Washington Property Address: 17612 E Sprague Avenue Zoning: Conununity Business (B-2) Comprehensive Plan: Major Commercial Environmental Determination (SEPA): A Determination of Nonsignificance has been issued The Division of Building and Planning is the lead agency The official comment penod ends August 4, 1997 Related Permits Not Included in Application: None . ~ 4 ~ / • ~ ~~-..t:1~~:c4 .'s""~ ~ 1 ~ _ ~ E SM~ T _ P► i ~ ~ ~ ~ ° , - C A ► 9 ,.~r Pe ~ - y E 1t1' ~•lt~~° . ~ ~v . , 4" ~ ~1 r 90 v E ____,`,,;;,~-r s...] r-1 ~ • : ~ ~ 'E ~11Ut~'+~•'~ ~c,~~ ~ r° TP,T Y ~,,,v 8 o q-, e~ ~ -Jr,~.. 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J i~OH( f ~ Y G 1.~u~r 1• 1• • 14 0.4 4 r { ~ ~j B = ~ ~p ~ ~I ~ ~ ~ ~ ^ ~ ' ~ ~ ~ ~ ~ ~...~~'..J~"' ' ~ ~ ;~Li w1:S~~~~`• " 0. ~ Q I , r~( ~ 1 ~ ~ l. i 0 I' - - - - - '~j ' - - ' ~ - - -0--.. / ~ t[oAL oc1cmrnouu- ~ *wiit D ~ - - - - - - - - - - - - - - - - ~ • ct ~ ~ o i« 7.. ► :u F Y ----fi rnoroseE n. a 3 ZO ~ ~ o ca~ ; ~I i u~ft ~ ~ l~ ri i- 0 2 2011E ~ t 0 2 2011E ~ r h p ~ ~i - - - - - - - - - ' RECh I V ED VI ~ Oi ` ° SP01(ANC COUNTY ° ; I I Ilp/lI t I I1 ~~I I~ 1 0. 1 i---.--i-------.----- 1 10 97 ; I ~ Ir..~ I I 1 . / ae ~ aoiio evai+ue ISIO~~ 0~ aUll I)IPIC AN~ I~LANPIIN~ ....'..I - f~IV , , ► i ~ ily 4o11r,44, „0 , . ~ ~ UII J 0 2011C r In rt ~~a • I I I i~~~ I YIIt 1 a► 1 I b ~ ~ ~ l11 SITE PIAN OC RCCO(tD ~ , 4 DIVISION OF BIJILI)ING ANID PLANNING REPORZ' TO: SPOKANE COUNTY HEARING EXAlVIINER FR011R: DIVISION OF BUII,IDING ANI) PLANNING DATE: AUGUST 6,1997 SUB.pECT: ZE-40-96; ZONE RECLASSIFICATION F'ROM COIVIMUNITY BUSINESS (B-2) TO REGIONAL, BUSIIVESS (B-3) ANI) VE-4-97; A REQjJEST FOR A VA►RIANCE FROIVg Z'HE ARTERIAI, FRONTAGE REQUIREIVIENTS I. GENERAL INFORMATION Apphcant/Owner: Glenn Dyer North 114 Bannen Road Spokane, WA 99216 (509) 926-4541 Contact Planner: Louis Webster, AICP Associate Planner Location: Generally located south of and adjacent to Sprague Avenue, approximately 400 feet east of Tschirley Road, in the NW 1/4 of Section 19, Township 25 North, Range 44 EWM, Spokane County, Washington Pe-oposal Zone reclassification from Community Business (B-2) to Regional Business (B-3) for those uses allowed in the Regional Business (B-3) zone and a Vanance from the artenal frontage requirement specified by Section 14 628 315 of the Spokane County Zorung Code Date of Counter Complete Application May 21, 1997 Date of I)etermination of Completeness June 10, 1997 Notice of Decision Deadline 4ctober 8, 1997 Staff Recominendahoo Denial 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 - Page 6 ► II. SIZ'E INFORMATION A. Site Size: Approxunately 3 12 acres B. Comprehensive Plan 1 The Comprehenslve Plan category of the subject property is Major Commercial and the subject property is within the Pnonty Sewer Service Area (PSSA) The MaJor Commercial (C) Category is intended to provide the opportunity for development of commercial uses, specifically community and regional shopping centers and commercial uses, directly related to major throughways Regional Business (B-3) zoning is intended to implement the Major Commercial category of the Comprehensive Plan provided the development standards can be met Comprehensive Plan Goa16 1 states "Promote development of commercial land in a manner which is complementary and compatible with adjacent land uses and the surrounding envuonment" Objective 6 1 d states "Encourage adequate circulation patterns and commercial areas and provide planned access to public transit" The proposal compliments and is compatible wnth adjacent land uses but cuculation may be a problem for this proposal since the subject property is not adjacent to an artenal The proposed zone reclassification from Community Business (B-2) to Regional Business (B-3) implements the majonty of the Goals, Objectives and Decision Guidelines of the Major Commercial category of the Comprehensive Plan 2 Arterial Road Plan The subject property is located on Sprague Avenue which is identified on the Spokane County Artenal Road Plan as a Minor Artenal with a future nght of way width of 130 feet The Spokane County Division of Engineenng has requested that ten (10) feet of additionai nght of way be set aside as a future acquisition area or (FAA) The requested FAA is shown on the site plan 3. County Parks Plan: Sullivan Park is located about two miles northwest of the subject property and is the closest county park C. Site Characteristics The site is level, vacant and undeveloped D. Iveighborhood Characteristics: The subject property is near an existing commercial strip along Sprague Avenue and Appleway which dominates the neighborhood Greenacres Junior High School is located north across Appleway Sprague Avenue has no sidewalk adjacent to the subject property 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 7 Single family residences exist along both sides of the subject property and some residences have large animals on the property E. Zoning Analysis The proposed Regional Business (B-3) zone is the most intensive business zone in Spokane County The nearest existing Regional Business (B-3) zone is located north, directly across Appleway and Sprague Avenue Additional B-3 zoning is found east and west of the subject property along Sprague Avenue Section 14 628 315 of the Spokane County Zoning Code requires that lots in the Regional Business (B-3) zone have frontage on a principal arterial or higher classification road Sprague Avenue adjacent to the subject property is designated a minor artenal and a variance has been requested in lieu of the required frontage The proposed Regional Business (B-3) zone is consistent with existing zoning and land use trends in the viciruty Site Communlty Business (B-2) established in 1991, previously established as Agricultural (A) in 1958 (376-58) North Commuruty Business (B-2) established in 1991, previously established as Restricted Industnal (RI) in 1958 (376-58) and Commercial (C) in 1977 (111-77C) South Urban Residential-3 5(UR-3 5) established in 1991, previously established as Agricultural (A) in 1958 (376-58) East Community Business (13-2) established in 1991, previously established as Agricultural (A) in 1958 (376-58) West Community Business (B-2) and Regional Business (B-3) established in 1991, previously established as Agncultural (A) and Transient Living Zone (T) in 1953 (376-58) F. Y.,and Use Analysis The subject property is located on Sprague Avenue and the proposed zoning is consistent with land use and development trends along Sprague Avenue The site plan does not specify any uses Site Vacant and undeveloped North Vacant, commercial South Vacant and undeveloped East Single family residences and cabinet shop West Single family residences and vacant pasture G. Variance Analysis: In order to be approved, a vanance must comply with the conditions and requirements specified by Section 14 404 082 1, 2, 3, 4, and 5 of the Spokane County Zoning Code The following will analyze how the proposed variance complies wlth the above-cited conditions and requirements 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 8 Response 1 a. In this instance, the only special circumstance is that the subject property is not located adjacent a principal artenal Other existing Regional Business (B-3) zorung is either located on a principal artenal or was established prior to the adoption of the comprehensive plan The "practical difficulties" in this situation are not unique to the subject property and in fact the same "practical difficulties" are enjoyed by all other properties not adjacent to an artenal Response 1 b. The file contains two letters from adjacent property owners which claim reduction in property values and incompatibility of uses Response 2 a-c. The burden does not seem unreasonable, no claim of increased environmental sensitivity has been made and any need wnthin the community for storage or other Regional Business (B-3) uses has not been substantiated The applicant's Burden of Proof form states that the project is not environmentally sensitive, etc , and that there is a need for storage facilities in the area Response 3 a-b. No evidence of precedent, legal or illegal, exists If granted, the variance could establish a harmful precedent There would be nothing to prevent owners of property both east and west of the subject properiy from requesting the same exception to the zorung code Response 3 c. On the Burden of Proof form question (F), the applicant claims that "use of the property as retail, etc as allowed under B-2 wnll not work" and question (L) "Under current zoning cannot use the property as desired" The applicant thereby claims a lack of reasonable economic return Response 3 d. The proposed rezone is not inconsistent with the general purpose and intent of the Comprehensive Plan Response 3 e. It is not known when the subject property was acquired but the applicant has done nothing to cause the "practical difficulties" Response 3 f. Granting of the Vanance alone will not in and of itself result in a defacto zone reclassification The applicant has requested a zone reclassification simultaneously and in conjunction with the request for vanance Itesponse 3 g. The granting of the variance wnll not, in any way circumvent density regulations designed to protect groundwater The cntena for approval of a vanance as specified by Section 14 404 082 of the Spokane County Zoning Code do not support the proposed request for a vanance from the frontage requirement 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 9 . L , H. Site Plan: The site plan of record submitted for thls proposal shows the subject property labeled with the proposed Regional Business (B-3) zone but shows no specific proposed uses Adjacent land uses are shown as are required building setbacks from the vanous lot lines Section 14 806 040 (2) of the Spokane County Zoning Code requires five (5) feet of Type III landscaping as a buffer between the subject property and Sprague Avenue which is shown on the site plan 10 feet of Future Acqwsition Area is also shown adjacent Sprague Avenue Building Setbacks are required where the proposed Regional Business (B-3) zoning is adjacent to existing residential uses and these setbacks are shown on the site plan 20 feet of Type 1 landscaping is shown along the rear lot line since it is adjacent the Urban Residential-3 5(UR3 5) zone No landscaping or building setback is shown nor is any required along the southwestern property line since it is adjacent to an existing, undeveloped Community Business (13-2) zone Shown below are development standards of the proposed Regional Business (13-3) zone Bwldinta Setbacks ReQUired Pronosed Front yard (Sprague Avenue) 65 / 35 feet 35 feet Side yard (east) 15 feet 15 feet Side yard (west) 0 feet or 15 feet 0 feet or 15 adjacent to existing feet adjacent residence to existing residence Rear yard 15 feet 20 feet Parking Subject to specific not specified use per Section 14 802 Maximum Structure Height 35 / 65 feet per not specified Section 14 628 335 1. Circulahon The Spokane County Engineer and Fue District #1 vvill need to approve any proposed access and internal circulation prior to the issuance of building permits J. Drainage A drainage plan will be required prior to the issuance of any building permits This plan must be reviewed and approved by the Spokane County Engineer pnor to building permits being issued K. Power Transmission Lines/Other Known Easements None known 8-6-97 HE Staff Report for ZE-40-96NE-4-97 Page 10 , L. Water Supply The proposal is served by the Consolidated Water Distnct Provisions for water service are required pnor to the issuance of a building permrt M. Sewage Disposal Sewage disposal method shall be as authonzed by the Director of Utilities, Spokane County On site sewage disposal may be authonzed Plans and specifications will be reviewed and approved pnor to the issuance of any building permits N. School The proposal is in the Central Valley School District No comment has been received 0. Fire Protection The proposal is withun Fire District No 1 No comment has been received P. Cultural itesources None have been identified Q. Parks and Recreation: No comments have been received R. Wetlands No wetlands are shown on the Spokane County Wetlands Inventory Maps III. ENVIRONIVYEN'TAL REVIEW An Environmental Checklist was submitted by the sponsor and was reviewed by the Division of Building and Planrung The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines The Division of Building and Planning has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Nonsignificance ("DNS") The "DNS" was circulated to 15 other agencies ofjurisdiction and other agencies/departments affected by the future development for review and comment The "DNS" comment penod ends August 11, 1997 and was adverhsed 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site The Heanng Examiner may consider additional environmental related testimony at the public hearing 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 11 e . IV. DIVISION OF BUILDIlVG ANI) PLANNING SUIVIMARY & RECOMMENDATION The proposed Regional Business (B-3) zone implements the Goals, Objectives and Decision Guidelines of the Major Commercial Category of the Comprehensive Plan and is consistent wnth the existing land uses and zomng trends in the neighborhood but the proposal is not in conformance wnth the development standards of the Regional Business (B-3) zone The applicant has not justified a granting of a variance from the development standards The Division of Building and Planning recommends denial of the variance and zone reclassification V. RECOlVd1VENDED CONDITIONS OF APPROVAL i. E111 conditions imposed by the Hearang Examiner shall be binding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. ii. The zone reclassification applies to the following real property: West 2 acres of E 242 2 feet of Lot 3, Block 25, Corbin Addition to Greenacres South 100 feet of Lot 3, Block 2, HM Marufold, Corbin Addition to Greenacres West 108 3 feet of Lot 5 to S, Block 2 HM Marufold, Corbin Addition to Greenacres SPOKANE DIVISION OF BUILDING AND PLANIVING 1 The proposal shall comply with the Regional Business (B-3) zone and the Aguifer Sensitive Area (ASA) Overlay zone, as amended 2 The applicant shall develop the subject property generally in accord with the concept presented to the Heanng Body Variations when approved by the Divzslon Director/designee, may be permitted, including, but not limited to building location landscape plans and general allowable uses of the pernutted zone All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained 3 The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notlce noting that the property in question is subject to a vanety of special conditions imposed as a result of approval of a land use action 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 12 . ` 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 Spokane County Division of Building Planning The Title Notice shall generally provide as follows Tbe parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body or Administrative Official on [ imposing a variety of special development conditions. File No. [ ] is available for inspection and copying in the Spokane County Division of Buiiding and Planning. 4 Approval is required by the Division Director/designee of a specific lighting and signing plan for the descnbed property pnor to the release of any building permits 5 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Director/designee sha11 be submitted vath 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 is not obscured or impaired 6 Direct light from any exterior area lighting fixture shall not extend over the property boundary 7 The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements administered/enforced as authonzed by the State Building Code Act Design/development concerns include Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, extenor wall protection, and energy code regulations (Note The Division of Building and Planning reserves the right to confirm the actual address at the time of building permrt) Attached are comments and recommended conditions of approval from interested agencies: Spokane County Air Pollution Control Authority, dated July 22, 1997 Spokane County Division of Utilities, dated July 22, 1997 Spokane County Division of Engineering and Roads, dated July 17, 1997 Spokane County Health District, dated September 26, 1996 8-6-97 HE Staff Report for ZE-40-96/VE-4-97 Page 13 5094596828 SCAPCA 5?4 P07i08 JUL 22 '97 08 56 SPOKANE CCUNTY E~ CLE,~~,,:0 Q AIR POIIUl'ION S P O K A N MCONTROI AUTHORITY WEST tiol COILEGE, SUITE a 3 ~ 5 oK1,N WA 94201 o(S~S) 455~727 Fax (509) 459 b828 Da t@ : s~°~ , To; ~ , Orr. John P&:derson iv' > n of Buiidin s& Plannin ~okane County D,~ 9 9 1026 W. broadway Ave. Spokane,WA 99260 From: Mr. Charles E. Studer Re: SCAPCA REQLlIRE111iENTS FOR:4_ a~ Ftle No. -q7 ProponentiProject Name: ~ ❑ (ReQUest for Comments on ❑ Comments oni Hearmqs Examiner Public Meetinq on 1 (Comments ori Determination of Nonsiqnificance Issued on 740-47 ) ❑ (Pre-Applicaticm/Development Conference on 1 7he Spokene County Ari Pollution Conttcl Authorrty (SCAPCA) wes lormed under fhe euthonty of the 1967 C/een Arr Act ot Weshingto» (RCW) The! Act requrted touniies, hke Spokene County, to ectivefe locipl eir pollution control egenues To meet the requiiements ct fhet Acf, SCAPCA edopted regulefions to control the errvssions ot e,r contenunents from sovrces with►n Spokene County Portions of Spokane Counly fail to mecit federal heal;h slendsrds for pertlculele emisslons (dust end smoke) enC csrbon monoxrde Numerous sfrelegles heve bsen rmplen ented to reduce eir polluNon emisslons so thet we can rmprove air qvalrty and meet heelch stenderds ~ Fn/lcwfny /s e!rs! ot concems/9ssues thsf et a minlmum, need to ba eddressed tor prvposed project& Additlonel comments mey iesult ; eRer moie detaded Informabon ot the project is supplied SCAPCA ercoureges prvponents to conlact fherr otrices et 1101 Wesl Co!lega, ~ Spokene, WA 99201 for adddlonal intoTrratron ~ The folloHnng conditions are relev:int to proposed projeci ` a Harvesting of timber creates Vlvicultural debrls This debns must be removed by methods other ihan buming l to the greatest extent possitile If burn(ng is the only desired disposal melhod then rt must be done in accordance wnth all applica! ile regutations, and conducied in a manner that minimizes smoke related ~ nuisances and alr pollution Impacts , ; e SCAPCA Regulatlon 1, Art(c'.e V requires that a Notice of Construction and Application for Approval be ' submitted to and approved by our Agency prior to ihe construction, installation or establishment of an air ~ polfution source It is possible that the following air pollution sources may be present at the proposed facility. ~ ~ ❑ One or more fossil fuel (natural gas, propane, butane, diesel, fuel 0l1, or waste oil) or wood buming I'iea4 sources. Natural gaslpropanelbutane burning bollecs, heating units, or hot wai,er heaters with a total heat Input of 2,004,000 Btus/tir are required to apply for a NotiL e of Construction. Other units are required to apply for a NOC when ~ the totai heat inrlut exceeds 400,000 BtUS/hr. In addition, additional requirements such I s p cV~ couna&; s ex ! v° p..med o~ A«ycl.d Yiva ' 8-6- HE Staf f Report f or ZE-40-97/VE-4-97 Paoe 14 h 5094596828 SCAPCA 574 P08ie8 7UL 22 '97 08 57 . • . as Low tVOx burners «nd souree 4es4ing may be required depending upon the size of the unit ~ One or more Stand b,f Generators. SCAPCA requires a Natice o# Constnucttan for al! Stand by Generators 4,hat are rated grea4er than or equal fo 500 mechanical horsepower (376 Kilowa#4s)_ m There are numerous busines~.e5 that are allowed in a commercial and indus#rial zoning 4ha# are air polJution saurces. Before anlf busNness is es#ablished at the site, SCAPCA,should be contacted to determine if aNctice of Consi~ructian is requtred. A COPY OF THIS LETTER SHflULD BE GlVEN TO EACH NEW 1'ENANl'_ ~ AlI air polluton regulatians musa be met ~ Air polluton regulations requiie that dus# emassions during demvliton, constnuc#ion and excavation projects be cvntro!(ed This mtay require the use of water sprays, tarps, spnnkiers ar suspens,on of activity dunng certain weather q-onditiorts Hauf roads shouid be treated and emissions from the transfer of earfhen matenaf must be conitralled as we11 as emissions from all other constructron related acfivi#ies m SGAPCA strong(y reeomrttendi, that all travefed surfaees (i eingress, egress, parkrng areas, access raads) should be paved and keq,t clean to minimize em:sscons ~ Measures must be taken to a~'ofd the deposition of dirt and mud from unpaved surfaces onto paved surfaces If trackrng or spilis occur on paved surfaces, measures must be faken immediately to ciean these surfaces g SCAPCA RegulaUdn 1, Arbcle I'V may require registration vnth this agency depending upon the type of business that may be establishf:d at the siie An approved Notice of Construction suffces fo meet th:s requrrement m SCAPCA Regulatton I, Artlele VtI, and SCAPCA Regula#ion Il, Artcle 1V, address sir po1lution emission standards AII emission standarids must be mef * Debris genera#ed as a resuit of this projecf must be disposed of by means other than bummg (i e construction waste, vegetaUve Aras4e etc ) * Demolition and renovabon proje,:ds mus# camply with the requrrements of CFR 40, Par# 61, Subpart M and SCAPCA Regulation lf Arttcle LX lntent 4o Demoltsh forms are avei(abie at the SCAPCA office * Depanding upon the type of buis+ness or equipment es#ablished on scte, some objectonable odors may result from fhis project SCAPCA's regulabons state that effect+ve confrol apparatus and measutes must be used to reduce odors to a mttiimum * All soiid fuel buming devices (fiqepiaces wood stoves, pellet stoves, efc ) must compty with local, state, and federai rules and regutatiorl,s Fireplace emission standards go into effect January 1, 1997 New fireplaces mus4 be tested and labe[ed in accordance v+nth procedures and crrfena speafsed in the UBC Standard 31-2 * If the proponent or anyone else, has questions conceming the above, please contact Charies E Siuder {549} 456-4727 exfi i07, Aprii N1iiler ext. 105, ot KeNe Vigeland ext 106 at SCAPCA's vffce dunng the hours of 8 Op am & 4 30 pm, Mo~iday through Fnday Failura io meet SC,APCA requIations ma yresult in delavs, closure and cnril and/or crlminal sancti'ons. CL'IF-AN AIR IS UP T+D ALL OF US ~ pACE z 8-6-97 HE Staf f Report f or ZE-40-97/VE-4-97 Page 15 , . To LOUIS WEBSTER, Spokane County Department of Building and Planning - Hearing Examiner From Spokane County Utilities Date ~ 7/22197 ~ Subject Conditions of Approval Planning Action Number ZE-0040-97 Type of Action ZR Zone Reclassification B-2 to B-3! Variance Applicant Glenn Dyer Legal Owner Glenn Dyer 114 N Bannen Road 114 N Bannen Road Spokane Wa 99216 Spokane Wa 99216 Sewer Service SS04 The Dedication shall state/ A Covenant Agreement shali be signed stating The Owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36 94 which the petition includes the Owner(s) property and further not to object by signing of a protest pebtion against the formation of a ULID by resoluUon method pursuant to RCW 36 94 which includes the Owner(s) property PROVIDED, this condition shail not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a resuit of improvements called for in conjunction with the formation of a ULID by either petition or resolution under RCW 36 94 SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer connection permit is required SS12A Applicant shall submit expressly to Spokane County Utilities Department "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval SS13A Security shall be deposited with the Utilities Department for construction of the public sewer connections and facilities SS15 Arrangements for payments of appiicable sewer charges must be made for pnor to issuance of sewer connection permit SS22 Concerns regarding Stormwater and Groundwater issues wili be addressed separately by the Water Resources Section Water Service Consolidated I D WS01 Any water service for this proJect shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended 8-6-97 HE Staff Report for ZE-40-97/VE-4-97 Page 16 . . OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "ENGINEER'S CONDITIONS OF APPROVAL" ZONE TO Spokane County Planning Department FROM Division of Engineering & Roads DATE July 17, 1997 PROJECT. DYER SELF SERVICE STRG FACILITY FILE # ZE-0040-97 / Hearing 08/06/1997 @ 10 30 # Review Date 07/23/1997 @ # Sponsor/Applicamt GLENN DYER Section Township Range. 19-25-45 Planner LOUIS WEBSTER Design/Review Date (@ ) 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 release of a building permit or use of property as proposed 1 Access permits for approaches to the County Road System shall be obtained from the County Engineer 2 Applicant shall submit for approval by the Spokane County Engineer drainage and access plans 3 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 ln accordance with standard engineering practices Paving or surfacing as approved by the County Engineer will be required for any portion of the pro3ect which is to be occupied or traveled by vehicles 4 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 5 The applicant shall construct a paved and delineated approach to meet the existing pavement on Sprague Avenue 6 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are appllcable to thls proposal CC Ppplicant GLENN DYER Enqineer/Surveyor BRUCE R LARSEN 9-(;-c)7 HF' Cfiaf-F Ronnrt Fr%.- 7V_A0_07/\1'V_/,_07 n,...... 1-7 Page 2 • , 08/06/1997 2E-0040-97 7 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 sub3ect to inspection and approval by the County Engineer 8 The County Arterial Road plan identifies Sprague Avenue as a 80 foot 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 Sprague Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Sprague Avenue 9 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, includl-ng property to be dedicated or set aside future acqulsition Spokane County will assume no financial obligation for ad3ustments 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 adDustment or relocation costs and to make arrangements for any necessary work 10 The applicant shall grant applicable border easements ad]acent to Spokane County Right of Way per SpokaniE! County Standards 8-6-97 HE Staff Report f+or ZE-40-97/VE-4-97 PaQe 18 I . AP]PLICA'I'ION ACCEP'I'ANCE AND DESIGN REVIIEW SPOKA,NE COUNTY IDIVISION OF BUILDING ANI) PLANNING "I Date SEPTEMBEF 96., 199 ~ Department SPOKANE COUNTY HEAITN DISTRICT~. Department Contact Person Steven P Holderby',"R S ZONE RECLASSIFICATION FROM B-2 TO B-3 & VARIANCE (Dyer) APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING 3 00 PM September 26, 1996 l+lOtc. The following information is to provide the proposal sponsor with primary agency comments to asstst the sponsor and aid the processing of public hearing items heard before the Hearing Examiner The following information does not provide a complete or binding final review of the proposal This will occur only after the proposal is accepted and placed on the Public Heanncr Agenda The acceptance of the application and schedulinQ of the application on the Public Hearing Agenda is the primary function of this meeting A secondary function of this meetincr is to provide a Drelimiiiary review of the aoolication This will provide a forum for the sponsor and other departments of what to expect as standard development conditions and design recommendations The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies which have been circulated the information (not all agencies/departments have been contacted--only those who have been determined to have primary interest 1 a Does the application (or can the development) meet requirements to be placed on the Public Hearing Agenda9 IN 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 hearina 1 2 After a prelimtnarv review of the aoplication what "Conditions of Approval" would be required of the development? (Attach conditions if necessary) See attached TaUpg-, 8- 6-97 HE Staff Report for ZE-40-97/VE-4-97 e 19 SPOKAIVE COUNTY NEALTH DISTRICT CONDI TIOIVS a A combined surface water and sewage dlsposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health District prior to the issuance of any on-site sewage disposal permit or builduig permit for tlus project b Sewage disposal method shall be as authorized by the Director of UtiLties, Spokane County , c Water service shall be coordinated through the Director of Utibties, Spokane County d Water seivice shall be by an existing pubhc water supply when approved by the Regional Engineer (Spokane), State Department of Health e Disposal of sewage effluent beneath paved surfaces is currently prohibited f Subject to specific apphcation approval and issuance of pernuts by the Health Officer, the use of an individual on-site sewage disposal system may be authorized g Use of private wells and water systems is prohlbited _ , ,R_F,-ca7 NF -qfiaff RAnnrt- fnr 7F_!1(1-A7/1TF-1L-q7 Paoo 7n SPOKANE COUNTY HEARING EXAMINEIt In the Matter Concernlng ZE-40-97, Zone Reclassification ) from Community BLisiness (B-2) to Regional Business ) 1riOTIClC OF (B-3), and VE-4-97, Variance from artertal frontage } I'UBLIC H]CARING requirement ) } Applicant Glenn Dyer ) TO: AI1 interested persons, and property owners and taxpayers withm 400 feet of proposal, as listed on Spokane County Assessor's records YOU ARE HEREBY NQTIFIED THAT A PUBLIC HE-ARING WILL BE HELD ON THE ABOVE- REFERENCED LAND USE APPLICATIUN, AS SET FORTH BELOW IIcaring Date: August 6, 1997 Timc: 10 30 a m Place: Commissioners Assembly Room, Lower Level, Spokane County Public Worlcs Building, 1026 West Broadway, Spolcane, Washington Proposal: Zone Reclassification from Community Business (B-2) to Regional Business (B-3) for those uses allowed in the Regional Business (B-3) zone, and a Variance from the frontage requirement specified by Section 14 62$ 315 of the Spokane County Zoning Code ApPlicant/Owner: Glenn Dyer 114 N Bannen Road Spol{ane, WA 99216 (509) 926-4541 Location: Generalty located south of and adjacent to Sprague Avenue approximately 400 feet east of Tschirley Road in the NW '/4 of Section 19, Township 25 N, Range 45 EWM, Spokane County, Washington Property Address: 17612 E Sprague Avenue Zoning: Community Business {B-2} CornPa-ehensive Plan: Major Commercial EnvironYnental Detcrminatlon (SEI'A): A Determination of Nonsignificance has been issued The Division of Building and Planning is the lead agency The officlai comment period ends August 4, 1997 Relatcd Pcrmits Not Included in APplication: None . a ~ DETEItMI1VATION OF N0NSIGNIFICANCE - "DNSI' SPOKANE COUN'I'Y DIVISION OF BUILDING AND PLANNING REi SPONSIBI,E OFFICIAL, JA1VIES L.IVIAIVSON, DIItEi CTOR WAC 197-11-970 and Section 11 10 230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUIVIBER(S) ZE-40-97/VE-4-97 DESCIUPTIO1V OF PItOPOSAL Zone Reclassification from Community Business (B-2) to Regional Business (B-3) for those uses allowed in the Regional Business (B-3) zone, and a Variance from the frontage requirement specified by Section 14 628 315 of the Spokane County Zoning Code AI'I'LICANT/OWNER: Glenri Dyer 114 N Bannen Road Spokane, WA 99216 (509) 926-4541 LOCATION OI+' PROPOSAL. Generally located south of and adjacent to Sprague Avenue approximately 400 feet east of Tschirley Road in the NW '/4 of Section 19, Township 25 N, Range 45 EWM, Spokane County, Washington LEAD AGENCY SPOKANE COUNTY DIVISION OF BUILDING AND PLATINING DE'I'EYt1VIINATION The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment An Environmental Impact Statement (EIS) is not required under RCW 43 21 C 030(2)(c) 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) Cornments regarding this I)NS must be submitted no later than 4:00 p.m., August 4, 1997, if they are intended $o alter the I)NS. All comments should be sent to the contact person listed beiow. By Louis Webster, AICP Title Associate Planner Phone (509) 456-3675 Address Spokane County Division of Building and Planning (MS-P) West 1026 Broadway Spokane, WA 99260 I)ATE YSSU~D 1997 SIGNA~'~JY~E ~ CON~vII-1'IS REG ING IIWIRONMENTAL OONC'ERNS ARE WELC70ME AT 'IHE HfCARING APPEAI, OF 'Y'HIS DETERIVIINATION, after it becomes final, may be made to the SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING, (MS-P), 1 st Floor, West 1026 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 Building and 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 Engineenng, Pat Harper 3 Spokane County Division of Utilrties, Jim Red 4 Spokane Regional Health District, Steve Holderby 5 Spokane County Air Pollution Control Authority 6 Spokane County Diviston of Parks, Recreatlon and Fair, Steve Horobiowski 7 Spokane County Stormwater Utility, Steve Worley 8 Spolcane County Boundary Review Board, Susan Winchell 9 Spokane Regional Transportation Council, Glenn Miles 10 Spokane Transit Authority, Christine Fueston 11 WA State Department of Transportation, Mark Rowher 12 Long Range Planning Division, John Mercer 13 Fire Protection District No 1 14 Central Valley School District No 356 15 Consolidated Irrigation Distnct , ~ . ` . • . , SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11,10.230 Y1- RECEIVED SPOKANE COUNTY SEP 0 51996 D1VlulOW OF BUILDINO AND PLANNINQ ti; . ' i SPDlU11E. EHY1R010MENTAt ORalkAHCE (WAC 191-11-9611) 5cction 11.10.230(1) . . + ~ ~ ~ e Er+vlrom►tntel ~hsck115t I F11e No. Purpase e~f Checic 11 st : The SUte Enrirarwmerttal pol icy Act (5EPA) chtpter 43.21{ Rtk. requlres a11 goverrmntal agencles tn tons ider the enr4rorx,enta1 irapacts oF a ArbpDSa) btfqrt aaking AeCiiionS. An Envtrortiment&l lmpact 5tatemcnt (EI5) must he prepared for a11 proposals rith prohstrle sigratftcant adverse impaCES un the quality of the enrirprrment. The purpose of thls Chteklfst 13 to proride infprnWtion tt3 help you tnd the aqtnty identlfy impacts frcxa yvur prapa3il tand xa reduCe or avp1d iwpacts from the praposal, 11' it can he donef and to help t#re &genCy dCtlde whether in E15 15 rrquired. instruttinns for A,ppiicants: ihis enrirv nmental thecklist asks you to destribe scais bisle lnfarw tlon abw t your propv5a1. Gnvernmentrl agen+eics use this theclclisi ta detenmine xhethcr ihe enrirnnaental iupatts af your praposal arr siqnif'1cant, rrquiring prepiration of tn EIS. Answer tnt questions britfly, rith tht mctst prctisr infosrxation knaen, or qSve the bes4 descrlption you can. Yau must ansrtr eich questlon aecuritely and cartiully. to thr btst of your knowledge. in Apst casez. you shoulQ be ihle to ansxer the questions frao yaur orr+ 6Gf!lViLipRS qr prpje[t plans rithout the ne+td to hlrr experts. If you rraltr ao not knDw tht •ns+rtr. Ar 1f i puestion dpeS no4 app]y ta your proposal, vritc 'dt+ nat knorr' or 'doas not spply." Caaplrte snsrers to #hr queStlons no+Tmay avn1d unneussary delrys liirr. Sa me questions ask about governwntal r,equlstions. such af toniag, shoreline* anct landnark dts4gr+attons. Ansrer these qucstions 1f you can. I{ you have prahlers, the gavern.ental 4qenc4ts can asslst you. The chectlltt questlons rpqly to s11 parts o{ your propos+rl, even 1f you plan to do therA orrr a pcriod of t1n+t vr Dn dlfferent parcels pf land. Atisth any additional 1nFormation thaLt ri11 Qrstrlbe yaur proposat or its envlronmental effettx. TAr agrncy ta rhlc» you svhmlt thls Che[lcllst may ask you to explain raur sn;werz or provide addltlonal infonsatfon rtasor►ibly reitttd to deterrslning ff there ney 6e slgnificant sdverst imoaet. 4lse of check11 st for nonDro }ect praposa 1 s: tpmplete tfiis checiclist for nanproject proposils. avcn ti+augh questioas Ray be ansrereQ `dcres not aao1y'. IM ADOITjfl%, couplett 4hs 5UPPLEMEWTJII SHEET fOR HO!li'ROJECT 14C7ION5{Part [1}. For rqnpre,jeC€ tctlons, the refErertces #n the chttkltst to the rordS 'prpjCCt,' `apqrtic&nt,' and 'property ar slte' should bc read aS "proposalr' "proposer.' and 'afitcteA geoqraphic arca,' rrspettlrely. A. 9ACKGRUUMO 1. 'tawe of prup4sM pro,ject, 1f xppl'teable: 2. yt.e ef Appllcint: 3. Addrtss and phant u~*6er~ of appl4tant ar conttct pefson: A ~ 4. Qate chrcklist prapared: 5. Aqency requestinq checklist: ~tlj4h 6. Proposed t4ning or sthtdult (fncluding phasing, 1f ippllcable): ~ 7. a. Oa you hare any ptians fmr future adGitians. expansian, or furRtfer sttlvlty related tD qr ComlCisd r1tA tfi15 RroPmsil? lf ylS. explain. jo 4f 1 r4 C-L- . ~ b. Da you own or hive optlons on i+nd netrby or •dfaeent td ih4s proposal? if yes. exp1a1n. 8. List any enxironwental 1nformtian you knaw about that his been prepared, ar wi11 be preaarrd, direcily relited tn this praposat. ~ Rev.21a/89 1 I . , . 9POIUIR CNYIRONTQNM ORDINAf1CE (uAC 197-11-960) Sectton li.:Q.:)0(1? . . ~ L. MCECilC1OfID ( conc i nued ) 9• Do 1w kn a vhethsr •PDl:cstlons are ?ending for goverrtaental •pprovals ot oCher propo u 1s !;ceccly a[(ec:taq -he ptopertv covereA by your proposal' tt yes, e:p Lia. Na • 10. Llat aoy go•erneent appcovals or pe nict that vtll be needed [or rouc proposal, !t Imovn. '\i A,,. 11. Glre a brieE. caaplece descrlptLon ot rour proposal, tncluding the proposed vses •nd the •ise ot tlm project and •its. -heve •re •everal auesclons Ltsr ln chi• clrcklist that ask rou to daserlbe certaln aspacts ot rour proposal. 1fw do not need co rep u t chose ansvers on thls • page. t ~ 12.~_ ;f S ~ ~ ~q, r ~ ~ v ~ e ~-f A- ~ Locatton o( the proposal. Clvc su[ficient tntocsatlon tor a petson to una.r.c.na the precis@ location ol !our proposeG pco}ect, tnetudinr. • •treet addresa, t( any, avid section, covnshSp •nd raege, tt knovn. If a proposal ww 1E occut ovec • range z! aCea. provtde the ranRe or Eouadarte• o( the olte(e). Provide a leQal descrtpttoe+, slte plan, vlclnlcy sap, •nd topograpRic aap, reasonablv aval:spie. ~hlle vou should subalt sny plans requlred by the a`ency, you are not reQulrtd co duplleate aap• or detailed plan■ su mlt:eG vtch anv ?erait appllcation relited eo chis checkltst. ~ :3. Qoea the proposed aetlon Ile vtthio the AQulfer Sensitlve kres (ASA)' 7Ae C,eneral Sever Serv:ce Area' ''%e t-:::::y Sever Service Area' 'he Clty o( Spokine' !See: Spoicane County's ASA OverlAy =one 1,tlas for boundartes). ~ '0 tE COMPLP'tD ET APPt1CANT S. QVIR01q1tE11".AL CI.aQYTS Tvalultlon For ~senc- ~ie Only EAP1! a. General deseription of the stte (clrcle one) ( L t rolling, hillr, steep slopes, wountalnw s, other: . b. '1hat ti the steepes[ rlope on the tite ;approxisace pe[cent slope)! SL,~,P-e,5 c. 'fhat general trpes of sotl• are tound on the olte (tor exasplc, tlay, "ad, sravel, peat, sutk)' it yau knov the c~sltica[lo~f agricultursolis, •pecify the■ •nd note any prioe !arsl.nd. n + ( R~,~ 610 ~`3 d. kre there surtace tndlcatloos or hiatorv of urutable soil• ln the tmediace vtclnitr' :f 00, drserlbe. hz) 3-/q AI 2 , ' • SPOKAME 'EMV1ROt@iENTAL OROINANCE {►1AC 197-11-9601 Sectlun 1130.230(1) B. ENYIROIMENTAL ELEMEMTS( continued) Evaluatlon For Agenty Use Oniy e. Describt the purpose. type. and approxfinete Quantities of •ny f1111nq or grading propOSea. lodicate source of t111. 'A -L-Ky. (t ~ f, Cou1d erosion o aur ts a result of ctearing, construct/on. or use? If so. qenerally descrtbe. q. About what percent of the stte rill be covered rith lmpervlous surtaces •fter proje d construc- tion (for exanqle, asphalt or buildln9s)? 7 (l~/i . , ~ , 1+. ProposeE weisuns to re0uce or control eroston. r other 1mputs to the esrth, if •ny: i I V, A. r t__ C' % 1 1('P tl~a : r 2 . 2, Aia A. Yhet type of anissions to tht a1r wau1C result fron the proDOSiI (1,t.. Eust, outanOblle, oCOrs industrial, wood smoke) durinq COnstruttion •nd vhen the projett 1s COniGleted? 1f •ny, 9enerally Csscribe and ylre ao0roxtmate quantttes If knwn. VA 1 .'V-, l %~.a a. ~ D. Are there any off-stte sources of emlssions or odor that +aay affect your proDOSaI? li so, generally Cestribe. c. Proposed masures to reduce or ccrttrol tmlsslons or other Inqatti to a/r, tt any: 3. 11ATER A. Surface: (1) !s tnere any surface water body on or 1n the 1.weEtate v1c1n1ty of the slte tncludinq yeir- round anC Seazontl streamf, faltrater, lakes. Oonds, vctlindsl' If ref, destrlbt type and provide nuees. lf appropriate, state what strea■ or rlver it flors tnto. t2f will the project requlre any ,rork over, in. or adjacent to (within 200 feet) the described raters? If yes. please descrlbe and attach avallable plans. /Yb 3 ~ . ~ . . . STd[An' L11VIR01QMtZ1L 0lDLlIMCL (SIAC 197-11-960) Seecioa 11.1b.230(1) ~ . 1. LNVIRONlQNTLL LLEMEN:S (continued) Evaluacton Foc Ajency Use On17r Estleate the asount ot [ill •nd dred`c naterlal tlui vould be p Lced tn or resoved tco• the sur[sce vater or vetlands •nd lodleate the •re• oi the site that vauld be •ttected. Indtcate the soutce o( (lll materlsl. (4) utll the proposal reauira surtae• r tac vltM nval• or diversloeu' Ciw a =soeral denerip- tion, purpoee. aad •ppro:Saate quantltles. Lt kaova. NO (5) Ooes tl+s proposal 11e vicAln a 10D-7u r[lood plalnT IL so. eote loution oa the slte p Lo. ~j L1.J (6) Dw • tM Propoaal tevolvs anr dlmclu r_es o[ v"tt materisls to •urlae• vaters? It go, describ• th* type of vaate and aaticipatad rolum ot dlsehargt. ~ ~ . b. Ground: (1) Vill jroundvacsr pe vithdrara, or vill vate[ be dischacged to troundvatsr' Givs genecal descstptlon, purposs, and •pqrociwate Quancitiss. !f Imovn. a~a Descrlbe vaste aaterial ctut vill ba diset►stged Snto the tcouod troa septle taNca or ochar saoitary vasce tvudeot latillcy. Descrlbe the geaeral s1[e of the srste, the numbsr ot houtes to bs servsd (tf appltcable) or the mabe[ of permooa the srstem(O art •=pecced to strve. %I t 1~ ~•r~~. r ~ - ~1 M% A tl* ~ (7) Descripe aa7 srscesi. other thaa those desigeed tor the dispo u 1 0[ u nicary wu ce, installsd for the purpose of dischar=!os tluids bslov the gcwod surtaca (laeludes •ystNa such as those tor the dlsposal ot •ton vacsr ar draiaage [rm tloor 3talns). D+seribe cl+o cTPe o[ srstea, the &vouet ol material to ►a dl.sposed ot thcough t M srstN and the cypes ot aatsrlall 11ke1y to ba disposed of (laeludlni sacerials vhlcR aay tatat the t7scem laadvescencly chrough sPills oc as • resu1t of tlreflgrtint activitiss). N l,n l- n c) ei.r-R A( (4) Vill anr cheicals (espcelallr ocgacic solveot• or petroleum fuals) be storeA !o •bovr- gtouad o[ uodartrouad stotaia csnkat I[ so, wlwc types •od Quantities of "tdrlal• vill be stored? i ~ ' S}ORAIIL •MfVIIORlQttT>I. OtDIHA1iCL (WAC 197-11-960) Seecloe 11.10.210(1) 6. LRVIROTRQRTAL CI.EKEN:S (continued) ' ~ • Evalua[lon For Ageney Use Only (5) Vlu[ pro[ectlve measures vill be caVicen to insuce that leak• or spl11s of ao) eheateals •tored or used on atte vtll not De •lloved to pcrcola[e to `roundvater (thi• lcclude• osasures to kcep chcaicals aut ot disposal syscem• described in )D(2~sad )b(J)' . \A' , c. Water ►.unotf (lncludin6 @tocn vater): (1) Desccl0e tM soutce ot runoft (Sntludios stora vatsc) sod metbd ot collaectoa aed diaposal any (laelude ouaattcies, if knovn). Vhere vill thi• yter ilov? Vill thi• v ter [lov iato other vater@' Sf so, describe• S ~ ' (,e., tA \ (2) :Jfll aay chtalcalm bt storsd, handled or usad oa tl+e •its tn a lou tioa vM r• a spill or leak vlll drain to surtaee or groundvatsr or to a storm vater disposal •yscm discharjing to w rtace or ground wcer' (J) Could vssce mterlals enter jrwnd or ~urla,cs water&' I[ so, 6enerally describe. . ~ A. troposed ■sasures to redues or eontrol •ur[ace. ground, •nd cvnolf vater lspaecs, lt aoy (1I t che proportd acttoa lie• vithla tAe Aquitar Sensitive Arsa aespee1a117 elu r oo •splaoatiow r rel&ttai co (aeilities eoneernini Seetlon• ]b(i). lE(S). aad 3c(2) ot thlr c1►aek11st): 1 ~ 4. Pu.vrs A. rheck or cirele trpe ot vegetacion tound on the slte: deciduous crse: alder, asple, •opee, other. ever`reen cree: tir. cedar, pLne, other. shrvbs. ~ ~r•~~. ~~ture. eTOp or gralo. vet soil pLats, cactail. buttsreup, bullrw h, •lumk cabbage. otAer. rater plants: weter lilly, sel`rass, alltoil. other. othar t7Pts ot vttetatioa. ^ i ~ b. Vhat Icind •nd amounc oI vegetatioa vill be raoved oc aItered! ~ • A, 4tr.1i t( l'tjVC~.r r0 'rIO r~ Il _t~t'~^.x~~~~ ~ c. l.L c threatensd ot eodaogered •peeies Imown to De on ot aear the sLte. d. Proposed laodscaplag, we ot oatlve p Lots, o thsr measure~ o p~ •srve or enhanee vegetation on the site, lt any: ~ f U(',~~ T- -r-S I , • SPOKANE EO1R01MENTAI OROIMANCE (;iAC 192-12-960) Section I1.Tb.230(1) • • ' • B. ENY1ROttMENTl1L ELEMEI(TS lcontinuedl ~ Evaldation For Aqency Jse Only 5. ANIHALS e. f.ircle any oiras end animals rnich nave been observed on or neer the sltc or are knw n to oe Dn or near LAt site: birdi: hark, neron. eaqle. SongOirdi. other: >~ll) ~ mamraals: deer. Dear, elk, beaver. other: fSsh: bass, salmon, trout, herring. shellf/ih, other: ~ Other: b. List any tnreatened or endsngered sDecies knarn to De on or near the stte. ~ t. ls the stite part of a migratlon route? If so. exp1a1n. N n d. Proposed neasuref to preserve or enhanCe rildilft, 1f any: 0,P,'/1Q_ 5. ENERGY Ano vATURAL RESOURCES A. uhdt kinds of ener9y (electric, n+tural qas. rooC stove. solir) witl Oe useE to met tne tne COmpllted 0r0jlCL's energy neeas' Descripe whether tt vt11 be uscd {or neatlng, manu{ac• tur+ng, ec[. ~pA - b. Would your project affett the potentlal use cf sOlar enerqy Dy aQjitent proDerttes' lf SG, generally descriDe. C. Nhat kin05 0f ener9Y tonserretion fea[ures are 1nC1uCtd 1n the plens of th15 Dro0osel? :ts: other proDOSeC measurti to redute or Contr0l energy Iniows. If any: . 7. ENVIRONMENTAL HfALTN Are tnert any envtrorxmental he&ith hazirds. lncluding lzpofure to tozic theAiCals. rlsk of fire and explosion. SDi1l, or Aaizardous raste, that Could oCCUr as a result of this Droposil? lf fo, destribe. (1) Describe special eneryency servltes that Aight bt required. 6 • , . sror.Xxt urvieota~ut oenixuaa (:IAC :97-11-960) Ssccion 11.10.230(1) ' • ~ 8. t"1VIAOf41LRLL LLEMQNTS (coatinued) Cvalwtlon Foc EuvIao►+r¢tr.At, etAl,.-t (conciaued) Aaency Use Only (2) Proposed aeaaures to reduce ar consrol cnvirovgacntal Malth fiasacds, it •07: T ' 4,-~~~~ Q_ b. Noise: (1) WAac tYpe■ ot 00154 a:isc lo the Aru vhieh aap sItect your pcojeec (for ossuplas trat[ic. squtpmaat, opecatioo, otM r'. JA R. r `Ct_1.g_i!( (2) Vhat types aod levels ot noise vould be cr"ced Lry or swocLted vlth the projeet oe a •hort-ce n or s long-ten b&Ai• (tor snasplsi tratiic. contructlon, oporatioa. otl+4e)! indicace vhat hour• noi*• vould eome trou the site. ~ ~ ' ' 7tr~ ~ (7) Proposed measure to reduce or control noiie lmpacts, lt •oy: P t)AQ- 8. U1'JD AND SHORELI'!L USE /'U ~ _ C` J~ Vhat 1• the current uat o[ the site •nd •djec nc propsctiss!,/Y 'f~ Q ~ a 1%. a JV_~ ~ b. itaa the @1t• beco useE tor agriculture' It so, deseriDq. 'rAS c. Describe •nr •tructure• oa the •tte. d. V111 any •tructures be demolished? I( mo, vhleh? e- Vkac ts the cuTreat sonin= elaosiileatioo ot the •ltet what is the eurreot cmpredsosivs pLn destgnacioo ol the slce! im1y~.-1 ~ S. I[ applieabla, vhat io the curreat shoreline master progcu desiinatioe o[ the •ite! h. Na• aoy part ot the •ite baen classified as sa 'eoviroakotally *~itive' srsa? If so, apeclf7. M nfQ . 1. Appraxfaacclr hw aaor people vould remide or vork in the eampletsd profeett t) 7 • ' s rorAn . urvttaM¢M'Us. oant Wa (YAC 197-11-960) Seetloo 11.10.2300) . ~ S. CNV1ROlMLRLA1. Q.QQU!'TS (eoatiaued) *_valuatlon For Aaency Use Oniy J. Approxiaa[ely hov aac7 people vould the cowplsced pcoject dlap Lce? _-Yy - k. Proposed sessu[e• to avold or reduee dimp L cassot lMpacte. any: f Iq ~ 1. Propossd naasures to ensure the proposal is eou9atibla vith s:lstins sod pro}ected Lnd wso aod plaas, i[ anr: 9. HOtISING a. Approaiaacelr hov asn71~w vould be providsd. it i67t Indieats vhathac hith'. aiddlr . or lorldcome howlag. ' b, Appro:imatelr fiow many uqitls. tf aaY, vould ba eltdwtsdt Lodiuts vhetMc high-. aiddle-, or lov-incoo• housins. c. ProposeA •easura• to raduts or concrol houslng lmpscts. !t aor: ~rf~(• e- 10. AESTIIETICS Nhac ie the tallest hetlht o[ anr ptoposed structursW. not tueluAing ancaeoasf Vhst 1o the priaclpal esterlcr putldint aatecial(a) Proposed! b. tihat vlev• 1n tfic Saediote viclaic7 would be alttced oi oDstcvctedlrf c. J~"`"( Proposedseasure• to re8ut• or coatrol seuchatie 1apRetd. it &a1s ~P J< ~Lj i, Iq 11. LLGK' AND GLAA£ a. •Ifuc type of lilht or glar• vill the yroposal 9roducef 'A+a[ tima oI day vould Lt sainly ocsur' 'a c~ . Q - j - . j kv b. Could ligh[ or Siar• lsvu the finlsMd pcoyecc Ma saf*cr hasard or lecsrtere vitA •Uve1 IV~ C. Y1uc extatiot otf-site •ources of light or j Lre affect your proposal2 Wmit 10 i +`45~z a7 , d. Proposed asasuree to raduee or cocerol light aod glare lapsets, !f anjs 6 I 5POUlfL OV`IR[7!i'IiLN'fLL ORlfTTtAHG'E I (uAC 197-11-960) Seceioo 1Y-+10.230(1) t b. LlfPIROIteFC[AL LI.E2SLN`[S (cautiawd) Evaluation Far Agency Uar 0n1y 12. RECRLATLOtf A. uhat drslgnated and 1nlnrmLaP recreatiocsal oppar[uuities are 1n the 4.asc4is[e vicinitv" n(1~- 6. S(ould the prapoaed pro}eet displsce ■ny ex1s[Lag recrwtlaeul wer? Lf w, deacithk. 410 c. Propased ut,asuxes co reduee or conteal iapaec• oa rseceacion, fncludieg reecercleaal oppnrtua!= [ita ta bc pravi4ed 1y t4tt projctt or tpplicaut. SE atiy: 14.0-- 13. RIS'.'ORIC M G17LT1tFJS.L tR,LSLRVA:LON A. Are E1aere aoy places ar ab}rcts Listtd an or prapasad lor n+tiessal. •tata or loaal pTefeTVa- tion ra;fstera knevn ta be an or no=z to the ■itst If soy Rsn*sall} deacrfbe. A(O b. Gentsally descrlbe aal lsndsarkr ar evidence o[ hiatortc srcharplogfcai, telen[ilSc ot tuTtural Eopor[ance karnm ta bs on ae nexc xa the slce. C. Psaposed ■essusea to rtduce or control irpaetr, if anr: 0 O tc. -rArrsroR-AxtoN a. Idertti€y gublit scCeett aad hithveye u nrin` the aLte and desertbe pcapored atcees to the txisxing s[raet ryetea. Show-on stes pla w, i! •ny. ~ t1 ~ t-"2 tt P L ~ 1 ~ csv3 ~t~+.".1,~~~ ~ t~ ~ i ~3~ ~~~,;.c► ' ~..c.r 6. Is sfte eucrently serrrd by pvhlic transit' Tf tsot. vlut is the rpprax3.ma[s dirtaacs to the nrrreaz teaoait scap' ~ ~.c~n C~r,~ • c. Rav asny packleg spsees aould ehe cospL•xed prQj.c[ ha+aT liov sauy vould thut proSaei elisieats' / 1 (y f\ll~/'~Q_f1. \.A1-C~ ct1 4! f~ t~ r . ~iL.. . d. iifll the proDaicl requira rmy aeve rord■ ar steaesf, or isprorvmaCs ta *=ie[!ng road@ or scra ta noc Latludiv4 dciwaYayt! I[ •a, `srxerai3T dascrfEe (iodiu Le vkx[htt puhi!¢ ar prfw[e). 14~ C. ulll the pcejecc use iot occ r ia the La~dis[e ritLnit7 +ot1 +aCer, tril, or s1r [ranmpoTtatlee* If w, aencorall7 descrihe. ~N t7 9 ' ' . . STOfJUR EnPi1AllQ1Q'iJL ORDIMUCL • '•(YAC :97-11-960) Saetioo 11.1b.230(1) . . . ' ti. E1iVIR0!lQlriAi. LL!?MTS (eontlnwd) ~ , Cvoluation for A`eocy Use Ooly t. dov aany vehicular tcips pac day voulE De geaerated by the ccmpleted pcnjeet' If imovn. tndicate vhco peat vould oeeur. 1 4k a. Propoaed rasurea co roduea or eontcol traeuportatlon lapacts. L[ anr: 15. PUSLIC SLltI/ICLS a. would the orojaet casulc ta aa loerueed wad tar publle serriee• (for amawple, [ire protectloo, police yrotectioo, heLlth eace, Bchoole. ott►er)1 Ii so# genetail7 deseiibs. b. Proposed musures co ndueo or control direet lmpsets on publie serrtees, anyi 16. L:ILI:I[5 a. Ct~cle ut ~et rsenilr •val L bl• •t c M •ltet~cttlcLC~nstuCal vot~~ ~ ssrviee ill telspfion •omtterp •ew r, •eptic srstes. other. -e -A14 -Iza -e 0444- b. Deserfbe the ut!]ities t1u t are proposed tor ths psojects the utillty providlag the •enict and the -.eneral eonutcuction activities oa ths sLte or !o the lowdiete rieinitr vhlch alght be needed. t~ + . - r 0 4, vo - t 1~ S • ( r~~.t~ c. stcxArmLE the undersigaed, N"r undor tAe oewl[7 0( pecjuc7 that the apore ctspow es a[t made truth(ully aad to the beat o( ■y kaovlsd6e. I also understaad tfiat. slould thsre be any v111fu1 nl*rspro msotstion or villful Let oi [ull disclosure oa ry part, the o en may vithdrav any decerainotion of nonsig+nitiesoee tlut !t alght issur !e reliaoce upoo thi• cheeklist. C oa ce : hopoa c (tl."e rciec or Type) Propooent: ~ Addrep i /i 1 ~ ~ ' C~itnacure) ' rnoe. t ( rerooo cospletis►g fotu: Datai Q L~ 4 r,►on.: roR srnrr ost om.t Scs[i msber(O revieviai ehecklist: / 'Y Eased on tAi• ■cafi ssvlev of the eavironaental checklist •nd oclr r pattiaant intonatloa, the statE: A. Coaelude• tha[ tAere are ao probabls sigaifi unt adverse laput• aod t'eeom"od• a datecsiosttoo ot ooaalgo![lcaoec. 6. Cooclude• that probabl• sigaitieant ad wrss environwntal iapacto do s:iet tor tlrt tYCleDC PiOp0sa1 aod rseoueods a aitiiaced decer- aloatlon ot soaaigaiticaoce vith coodi[loos. C. Coacludes tlut tAsre are probable signitiuac adverse oevicomeatal taput• eod reeomaeods a dste nioatfon oE sigaltluoce. TZLTMC TEZ - 675.00 10 I _ . , SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING ~~~LAssIFICATIc~~ ~~~~~CATIo~ ~ lEcEavED PART I -.~~OKAiVE COUIVT'Y A. GE1VEYtAL I1VFORIVIA'I'ION: SEP 0 51496 NAME OF APPLICANT/REPRESENTATIVE G 1 e n n Dy e r ~Q t~~,~n:.A, ^s. i►, t a AND PLANAIINQ MAII.ING ADDRESS Lq. 114 Bannzn Rd. CITY c;noka n e STATE wa ' ZIP 99216 PHONE 926-4541 # 026-4541 (home) IF APPLICAAIT IS NOT OWNER, INCI.UDE WRITTEN OWNER AUTHORIZATION FOR APPI.ICANT TO SERVE AS REPRESENTATIVE. LEGAL OWNER'S NAME s.3me PHONE MAII.ING ADDRESS CITY 3TATE ZIP PROJECT/PROPOSAL SITE AREA (acres or sq ft) t2A_r_" ?-,q _ f-t_ ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) n o ne ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 95 51 9?. 0 2': 4- 0 2 0 7- 0 3 01 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED IU P' STREET ADDRESS OF PROPOSAL 1761 ? F: . Sza=PAmA g~g EXISTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) B- 2 EXISTING USE OF PROPERTY VaGa L--- -r,n useacre vacant ,lo useage PROPOSED ZONING AB- 3 v ~ ~ COMPREHENSIVE PLAN CA'TEGORY - 11~t1P(_@1MA0 SCHOOL DISTRICT C e n t r a 1 V a l1 e y FIRE DISTRICT # 1 WATERPURVEYOR ConsolLdated Irriq. Dist. PROPOSED USE OF PROPERTY Single farruly dwellings Duplexes MultifarYUly dwellings Manufactuced homes s e 1 f s e r v i%ln%j ~i s to raq e ndustrial Mixed Use Other ( ) - Describe - LIST PREVIOUS PLANNING DEPARTMENT ACTIONS IIWOLVING THIS PROPERTY B. L.ECAVZO1VE ItECLASSIFICATION I1VFnY2NfATION; LOCATION OF PROPOSAL 17612 E. ~ praaue Ave. GrPPna rrPq SECTTON TOWNSHIP RANGE NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Sprague Ave. a WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD 1 3 3. 9 . . • , ZONE RECLASSIFICATION APPLICATION Page 2 of 4 DOES THE PROPOSAL HA.VE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL 0 YES NO NAME(S) OF ARTERIAL ROADS S pa q u e A v e. S p r a g u e A v e. LEGAL DESCRIPT'!ON OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED 17612 E. Sprague Greenacres Corbin Add Grnacrs W 2 AC of E 242.2 ft. L 3 B 25 ' . 5 5 C:U O ri L Corbin Grnac Manifld Hm S 100 ft L 3 B 2 EXISTING ZONE(S) B! 2 TO PROPOSED ZONE(S) B'"3 FOR THE FOLLOWING DESCRIBED PROPERTY (ATTAC LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE sELOw ~e.~ PI n ~ IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT') _ u~ i I m_+. i WHAT ARE THE CHANGED eONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS PROPOSAL WARRANTED? X-S WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT PROPERTIES? Z~ WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? AS (~-Jt4"Ae'0 )/t ( -U't-C AS p 0,4 A-7L/~'~ ~~►sl~ ~ ~C~-P Pj 1 ~ ~ ~ ~ WHAT MEASURES DO YOU PROPOSE TO MTTIGATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? / /%0- --'~0 JPQ,~ z't~ LLL / /L~r~ ✓~CJvE~ ~ ,~'-R4 5 ~ ~f . . . ZONE RECLASSIFICATION APPLICATION Page 3 of 4 PAItT Il THIS SECTION OF THE APPLICATION WILL PROVIDE THE PLA,NNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENTIFIED RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPOR.ATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNING DEPARTMENT FIRE MARSHALL/FIRE DISTRICT A THIS PROPOSAL IS WITHIN FIRE PROTECTION DISIRICT NO B ADEQUATE ARRANGEMENTS (gIAVE) (K E NOT ~ t BEEN MADE TO MEET (JUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER =MQd FACILITIES FOR FIRE PROTECTION PURPOSES C RECOMMENDED FIRE FLOW 'TR b , OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITNE, AND WII.L BE DETERMINED AT BUILDING PERMIT APPLICATION TIME D REQUIREMENTS INCLUDE vAuo~ I t"of /Asf'r2~/LA- FIRE DISTRICT SfGN TLE DATE WATER PURVEYOR A. SATISFACTORY ARRANGEMENTS FO C WATER AND FIRE FLOW REQUIREMENTS (HAVE) 4 AVE NO BEEN MADE ~ B REQUIREMENTS/COMMENTS ~~2 dz, / /WA TER DISTRICT DATE COUIVTY ENGINEER A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HA.VE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS , ~ -r2 ~ SI N TUREffITL,,Er// DATE , COUIVTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE jS 0_ S~ 1 a~~ ) A COMMENTS ~_?o t c~ u>a ~~C ~,e c S t(-F z,-Jt-l v, Go~ sa I, L A-} , S L LZ c' _ ) ( , /i Z SIGNATUREff ITLE DATE HEALTH IDISTY2ICT ' A PRELIMINARY DISCUSSION HAS TAKEN PLA 7;~AL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HABEEN SATISFIED A COMMENTS c- ~~2 a SiGNATUREII'ITLE DA';t'E SEWER PURVEYOR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARE UNDERSTOOD BY THE APPLICANT A COMMEN'TS r'~ w> > -1 ~ s v L ~ t) r ~ ~ SIGNATURE/TITLE DATE , . . b - 4 ZONE RECLASSIFICATION APPLICATION Page 4 of 4 PART IIY R. an SJ► SURVEYOR VERIFYCATION ~'y I, ER D,I ED AND SURVEYOR, HAVE COMPLETED THE IlVFORMATION tED F M AND N LEGAL DESCRIP'TION , 4 ~~FJ 26390 DATE % - -3 - 0 jv g~ DUP FL146E t~ I?ST ~ PHONE EXPIRE~ 527• 9'ZQ F. / 7)' 7`7 rj ZIP PART Iv (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORI7.ATION) I, THE UNDERSIGNED, SWEAR OR A►FFIRM UNDER PENALTY OF PERJURY THAT 1'HE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS V'VRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME DATE ADDRESS / /o PHONE ~ ZIP ~ ~ °I - ~ SIGNA'TURE OF APPLICANT O~PRE~ENTATNE DATE STATE OF WASHINGTON ) ) ss COUNTY OP SPOKANE ) SIGNED AND SWORN OR A►FFIRMED BEFORE ME ON THIS DAY OF S1LX-XjMv)0t0) , 1996,BY j'ttII~I ~B 'r P ~ , s b ~ ` ~~~Jc... 1 ~•~~wJlC) N~.~,~.~1-~d ~ \ `fARY ~N : , ~ ~o r Notary Public in and for the State of Wastungton ~ ~ i~ PUT3LIC Residing at MY aPPomtrnent expues e'd '•••.....••000 o~ WASY~ 0 ~eaolaristett PAIZT V (TO BE COMPLETED BY THE DMSION OF BUII.DING AND PLANNIlVG) DATE SUBMTTTED FILE # 2 ~ ' L ~ ' ~ ✓ V DATE ACCEPTED BY ~ TOTAL FEE9zf ~ r L ~ D RECEIPT # ~ 2~ ~ . e d VARHA1VCE BURDEla OF PROOII' Y` ORldl _~~Z N11Y1C: File Number. A "vanance" is the means by which an adjustment is made in the applicaaon of the specific regulations of the zoning classificaaon for a pamcular (the subject) piece of property This property, because of special circumstances applicable to it, is depnverl of pnvfleges commonly enjoyed by other propernes in the viciruty and in a similar zone classification Tlus adjustment remedies the difference in pnvileges. A vanance shall not authonze a use otherwise prolubited in the zone classificaaon in which the property is located The following quesaons will help to deternune the outcome of your request Your request requues accurate and complete responses. Fust cmle either the "yes" or the "no" answer(s) following the auestions below ac they apnly tn yeL* sivjaaon and t~~r_ explain as aeeded (:n :he srsce prav:d;,3) to make your unique situation clear. Certain phrases from the Zorung Code of Spokane County secaon on variances are included in these questions and are underlined for converuence A Will this vanance pernut a use which is otherwise prolubited in this zone? Y N Ex lain' YES UNDER CURRENT ZONING --NO IF ZONE CHANGE `'O B- 3 ~ S ~Kti1V'1'r,U . B Are ther+e special circumstances (lot size, shape, topography, location, access, suiruundings, etc.) which apply to the subject property and which may not apply to other propernes in the yipinity? Yes No Explain: PROPERTY I S APPROX. 5 0- 6 0 FT. DDk3 SOUTH OF APPLEWAY- SPRAGUE INTERSECTION. THERE WILL BE IN EFFECT ALMOST NO TRAFFIC 4N SPRAOUD . IE, C Is the subject property de nved of pnvleges commonly enjov d by other pro o e r ne s in the ncinity. and in apmftr znnqc l a ssifi Qpon? e s N o Explain• GREENACRES COURT-ZONED B-3 LIES TO THE WEST OF THE PROI~ERT . T C;HANGES IN APPLEWAY- SPRAGUE ACCESS THEY ARE NOW FURTHER FROM APPLEWAY THAN THE PROPE D WW this vanance be harmful to the pubhc welfare or to other propernes in the vicinily and asimil4r zQne classificahon? Yes No MOST PEOPLE LIKE TO LIVE NEXT TO VACANT LAND BUT I ~R*193 - Wt)rjt~ DAMAGE IN ANY WAY OTHER PROPERTIES. E. Are there other similar situadons in the '~nily in asimilar zone classificadon? Yes No Are they pernutted uses? Yes No Are they "nonconformmg'' im? Yes No UNKNOWN Explain: F. Could the subject property be put to a reasonable and permitted use by you or another person without the requested vanance? Yes No F ~ain BECAUSE OF THE LOCATION OF THE PROPERTY THE U S E O FrX~HE-' ~~,`I'L; .~~L"LCT►n?EY5 U~ K~3 = f~-w i~ .Cnot work. - G If this request is granted, vvill the subject property be more environmentally sensiave, energy conserving, or will it promote the use of an histonc property? Yes (No~ Explain: Page 1 of 2 • . . 0 0 H. If this variance is granted, will the broader pubhc need or interest be served? Ye No WITH INCREASED HOUSING IN THE AREA AND LARGE NUMBER OF MCF~~~~~ OR-UoMRE IAI THF Z11RFA__1BFT.TF.VF STnRA(;F. SPAC_F IS IN THE PUBLIC INTEREST. I. VViII this vanance be inconsistent wnth the purpose of the zoning which applies to the subject property? Yes No Explain: NOT I F RE- ZONED TO B- 3 J. VVilI approval of this variance grant to the subject property the pnvileges of a different zwe ;ias.-Oca:ion (u. c:-'ie-: w4r3., woul : th:s be a"de facta" zor.e changc,)? ves IVc ~ Explaun • K. Will this vanance be inconsistent wnth the general purpose and intent of the Comprehensive Plan? Y e s No Explain• L Is this variance requued for a reasonable economic return from the subject property or is the existing structure too small? es No Explain. UNDER CURRENT ZONING CANNOT USE THE PROPERTY AS DESIRED. M. Did the nracdcal diff cultv which caused you to apply for this vanance exist before you owned the subject property? Yes 0 Explain. N. If approved, would this vanance affect land use density regulations which exist to protect the Rathdrum/Spokane Aquifer? Yes No Explain: , The following space is for further explanarion Attach an additional page(s) if needed THIS VARIENCE IS REQUIRED AS PART OF THE REQUIRMENTS TO BE MET FOR REZONING FROM B-2 TO BJ. A PRIMARY ARTERIAL IS REQUIRED AND WHILE THIS PROPERTY IS NOT ON "APPLEWAY" IT IS RIGHT AT THE S PRAGUE AVE. EXIT FROM APPLEWAY. PHOTOS (SLIDES) TEKEN FOR THE ZONE CHANGE WILL SHOW THAT THE STOP SIGN AND ENTRY TO APPLEWAY ARE DUE NORTH OF THE PROPERTY. ALSO THAT WITH THE EXCEPTION OF THE HOUSE AND CABINET SHOP TO THE EAST AND THE OLD ROCK HOME TO THE WSST THE PROPERTY EITHER JOINS PASTURE LANDS OR THE REAR (GARDEN) AREAS OF THE OTHER PROPERTIES. You are invited to present addiaonal photographs, diagrams, maps, charts, etc. in support of this apphcaaon. We have the equipment to display video tapes. No such addhnonal matenal is requued and in any case it must be BRIEF and descripave of issues which need to be considered in relaaon to ttus requested variance. If you have questions about the procedure to be followed feel free to contact the Spokane County Division of Planning at 456-2205. i-m-vaiunxcE , BURDEN OF PROOF FORM Page 2 of 2 REV. 4/95 e OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "ENGINEER' S CONDITIONSL OF APPROVAL" DR-ZOATE TO. Spokane County Planning Department5~ FROM: Division of Engineering & Roads DATE: 09/26/96 PROJECT: B-2 to B-3 Dyer Self Servs.ce Stg Fac FILE / (DRZE-223-96) Hearing/Review Date: Sponsor/Applicant: Glenn Dyer Section Township Range: 19-25-45 Planner: Louis Webster Design/Review Date: (September 26, 1996 @ 3:00) The Spokane County Engineering Department has reviewed the above referenced application. The following "Condltions of Approval" are submitted to the Spokane County Planning Department for inclusion in the Design Review Meeting Additional information is required by the County Engineer prior to this item being placed on an agenda for the Hearing Examiner. The applicant shall submit a Trip Distribution Analysis for acceptance by the County Engineer prior to this item being placed on a public hearing agenda. CC Applicant Glenn Dyer Engineer/Surveyor Bruce Larsen ~ ' ~ - • ` 1 ' ~ ~ i S P O K A N E C O U N"I-' Y . DEPARTMENT OF BUILDING AND PLANNINC • A DIV[SION OF THE PUBLIC WORKS DEPARTMENT JANiES L MANSON, C B O DIRECTOR DENNLS M SCOTf, P E D[uFCTOrt IvEMoRANDUM RECE9VED SEP 16 1996 - TO: Couft EiWoeertqg Jun Red, Spokane County Utilities Division of Uti~ities Steve Holderby, Spokane County Health Distnct Wyn Birkenthal, Spokane County Division of Parks, Recreation and Fair Steve Worley, Stormwater Utility Greg Figg, Department of Transportation Glen Miles, Spokane Regional Transportation Council Chnstine Fueston, Spokane Transit Authonty Susan Winchell, Boundary Review Board Central Valley School Distnct Fue Distnct No 1 Consolidated Irrigation Distnct #19 FItO1VI: John Pederson, Seruor Planner . DATE: September 13, 1996 2,2-3 I2E: Zone Reclassification from Community Business (B-2) to Regional Business (B-3) and vanance APPI.ICA'I'I01v1 AC'CEPTAIVCE ANI) DESIGN REVIEVV 1VIEETIIVG September 26,1996 at 3:00 p.m. DMSION OF BIJII,DI1VG AN1) PLA1V1VI1HG 1s` FLOOR COlVFERENCE ROOM Please review the above application and use the attached APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING FORM for your comments The Division of Building and Planrung encourages your presence at this meeting The sponsor and representative have been invited to also attend if you can not attend, please forward your review comments on the attached form to Louis Webster for the meeting The attached APPLICATION ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in the Division of Building and Planning file (so bnng three copies to the meeting) Thanks for your cooperation If you have any questions about the application, please contact Louis Webster of the Division of Building and Planiung at 456-2205 c Glenn Dyer, North 114 Bannen Road, Spokane, Wa 99216 Attachments Application Acceptance and Design Review Form, Project Design, Site Plan 1026 WEST BROADWAY AVENUE • SPOECANE, WAsHCtvcTON 99260 BurLDUVG Pt-toNE (509) 456-3675 • FAx (509) 456-4703 P[.Avtvtrtc Pxo[vE (509) 456-2205 • FAx (509) 456-2243 TDD (509) 324-3166 i , Design Review for September 26, 1996 at 3 00 p m Zone Reclassification and Vanance Generally located south of and adjacent to Sprague Avenue approximately 400 feet east of Tsclurley Road in the Northwest 1/4 of Section 19, Townslup 25 North, Range 45 EWM, Spokane County, Waslungton COMPREHENSNE PLAN Major Commercial and within the Pnonty Sewer Service Area (PSSA) PROJECT DESCRIPTION Zone Reclassificarion from Commuruty Business (B-2) to Regional Business (B-3) for those uses allowed in the Regional Business zone, and a Vanance from the artenal frontage reqturement specified by Section 14 628 315 of the Spokane County Zone Code PARCEL NIJMBERS 55192 0130 55192 0207 55192 0204 SITE SIZE Approximately 3 12 acres APPLICANT Glenn Dyer North 114 Bannen Road Spokane, Wa 99216 (509) 926-4541 ASSIGNED PLANNER Louis Webster ~ ~ ~ ~ ~ ~ ~ ~ ~ , ~ ~ i ~ ~ ~ ~ i , , ~ S". UD 0 0"'KANE COUNTY DIVISION OF " BUILDING AND FLANNING zONE RECLASsIFICATION APPLICATIoN riEcE1VED PART I ~.PohANE CouNTY A. GENERAL INFOIt1VdATIQ)N: SEP 0 51996 NAME OF APPLICANT/REPRESEIVTATNE Glenn Dyer t~+t~R:at "Ir, ,601,. DiNG AND PLANNING MAILING ADDRESS N. 114 Ba n n e n Rd. CITY• snnkarie STATE Wa ' ZIP 99216 PHONE 9 2 6- 4 5 41 "f# # .2 6- 4 i 41 (home) IF APPY.ICANT IS NCDT OWNER, INCLUDE WRITTEN OWNER AUTI30RIZATION FOR APELICAIVT TO SERVE AS REPRESENTATIitE. LEGAL OWNER'S NAME same PHONE MAII.ING ADDRESS CITY STATE ZIP PR03ECT/PROPOSAL SITE AREA (acres or sq ft) 134.,,A.~ 2 gq, f-t_ ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft) n o ne ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 95 519 0 2'? 4- 0 2 0 7- 0 3 O 1 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED STREET ADDRESS OF PROPOSAL 1761 ? E. EXISTIING ZONE CLASSIFICATION(S) (DA►TE ESTABLISHED) B- 2 EXISTIING USE OF PROPERTY VaGa -nn uSeaQe Vacant no useage PROPOSED ZONING B- 3 COMPREHENSIVE PLAN CATEG4RY ° SCHOOL DISTRICT Central Va? ley FIRE DISTRICT # 1 WATER PURVEYOR Consolidated Irriq. Dist. PROPOSED USE OF PROPERTY Single fanuly dwellmgs Duplexes Multifamily dwellings .y&in~j ~ s t o r a Q endustnal Mixed Use Manufactured homes s e 1 f s e r vIB Other ( ) - Descnbe - LIST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY B. LEGAI./ZO1VE RIECLASSIFICATION INTOR1VIATION: LOCATION OFPROPOSAL 17612 E. ~ qraaue Ave T GrPQnacrPs SECTION TOWNSHIP RANGE NAME OF PUBLIC ROAD(S) PROVIDING ACCESS SArague Ave. 4 WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD 1 3 3. 9 y )ZONE RECLASSIFTCATION APPLICATION Page 2 of 4 DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL 0 YES NO NAME(S) OF ARTERIAL ROADS SpaQue Ave. Sprague Ave. LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED 17612 E. Sprague Greenacres Corbin Add Grnacrs W 2 AC of E 242.2 ft. L 3 B 25 ' V . Y. V O L'i L Corbin Grnac Manifld Hm S 100 ft L 3 B 2 EXISTING ZONE(S) B- 2 TO PROPOSED ZONE(S) _~~3 FOR THE FOLLOWING DESCRIBED PROPERTY (ATTAC GEGAL DESCRIP'ITON STAMPED BY LAND SURVEYOR OR PROVIDE BELOW ~P~ Nl1 IF YOU DO NOT HOLD TI'TLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT9 _ Vci d '?'i±-; c , WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS PROPOSAL WAR.RANTED9 ~/Z A=,~/~/~/ YL41- ~ ~ WHAT IMPACT WII.L THE PROPOSED ZONE RECLASSIFICATION HAVE ON 1'HE ADJACENT PROPER'TIES? Lw- o 7, WHAT FACTORS SUPPORT THE ZONE CLASSIFICATION9 )/V ( R -E' /kS O p ~ U ! c.l / J lz{jp-P 40 WHAT MEASURES DO YOU PROPOSE TO MTTIGATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE9 4? /,0 L~ / v J % ZONE RECLASSIFTCATION APPLICATION Page 3 of 4 PART 11 THIS SECTTON OF THE APPLICATION WII.L PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENTTFIED RESULTS OF THE PRELIIVTINARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNING DEPARTMENT FIRE IiRARSHALI,/FIRE DISTRIC1' A THIS PROPOSAL IS V'VITHIN FIRE PROTECTTON DISIRLCT NO ~ B ADEQUATE ARRANGEMENTS (HAVE) ( NOT BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER 4S FACILITIES FOR FIRE PROTECTION PURPOSES C RECOMMENDED FIRE FLOW 7Rb , OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFTNTI'IVE, AND WILL BE DETERMINED AT BUILDING PERMIT APPLICATION TIME D REQUIREMENTS INCLUDE „ .'1)04.4~ &C-fe Fi IM /~•si'~z/rn- Lq FIRE DISTRICT S"fGN E DATE WATER 1'URYEYOR A. SATISFACTORY A►RRANGEMENTS FO C WATER AND FIRE FLOW REQUIREMENTS (HAVE) AVE NO BEEN MADE II REQUIREMENTS/COMMENTS V el WATER DISTRICT IGNATURErI'ITLE ~ DATE COUNTY ENGINEER ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS ~ r + / - ~ ci SI N T2TRE/1'I DATE COUIVTY UTILITIES ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMTITAL OF THIS PROPOSAL (HAVE) (HAVE iVOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE jS ~1 t-- ~a-1 l A-t -c ) A COMMENTS e-on f c~ A -e f ce cJ < < E j► Ak\ Go~ 50 , , L r~► - c SIGNATURE/'I'ITLE DATE HEALTH DISTKYCT ' A PRELIMINARY DISCUSSION HAS TAKEN PLA REQUIREMENTS FOR SUBMTITAL OF THIS PROPOSAL (gIAVE) (HAVE NOT BEEN SATISFIED A COMMENTS ~-S~fG- L ~Li2 Wwi~ ~ r1~ ~ T 1 {l Gf-►1 ~ /a u-, / ~9L ~ GDA SEWER PURVEYOR ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARE UNDERSTODD BY THE APPLICANT A COMMENTS r~ N ; ~ j Ol it) `a 4tn-I ,p,nn.,e r i ~ SIGNATURFJ'I'ITLE _ _DATE . ~ . . ZONE RECLASSIFICATION APPLICATION Page 4 of 4 PART UI wns~q+ SURVEYORVERIFiCATION I, ER D.I ED AND SURVEYOR, HAVE COMPLETED THE INFORMATION UD F- M AND EN LEGAL DESCRIP'TION. ~ 26390 a ~ q 0FS~ DATE zzllz~ ~r.~ ~flsr PHONE ' ze ~ Q~RES a2~• ~Z~ ~ ~ ! 1 / 7 AA ZIP ~ ~Q 6 i?z z°~ PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION. OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERNfISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME ~ ze /dw DATE ADDRESS 4"'- )2~ PHONE. ZIP ~ - -Z--- ~ ~ q - q C-O." SIGNATURE OF APPLICANT r9PRE-9ENTATIVE DATE STATE OF WASHINGTON ) ) ss COUNTY OF SPOKANE ) SIGNED AND SWORN OR AFFIRMED BEFORE ME ON THIS DAY OF ~ ,1996,BY ~,4~a~ra re G,~ P 0 Q~`e Jt~► •~\~~'jl~n/ /C ~_Aa~"~ -,..f T'ARY T~~~iV~i~` 9 p ~ Notary Public in and for the State of Washtngton :o v t~ :.c~ PUf3Lir Residing at fv,-m . A E Ft 11 ~`G~~~ My appoinUnent expires 4 d o V C o WA~ ~~a~~e~~sbe0~e PA1tT V (TO BE COMPLETED BY THE DMSION OF BUII.DING AND PLANNIlVG) DATE SUBMITTED FILE # DATE ACCEP'TED BY . TOTAL FEES • RECEIPT # : t • SPOKANE COUNTY DUVISION OF BUILDING AND PLANNING ZONE RECLASSIFICATION APPLICATION PliRH d A. GENERAI, INFOItMATION:, NAME OF APPLICANTlREPRESENTATIVE Glenn Dyer MAII.ING ADDRESS N. 114 Ba n n a n Rd. CTTy e STATE W a. ZIP 99216 PHONE 926-4541 # 926-4541 (home) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. LEGAL OWNER'S NAME s,3me PHONE MAILING A.DDRESS CITY STATE ZIP PROJECTiPROPOSAL STI'E AREA (acres or sq ft) t_1A-,A-Q 2 s.,q _~t _ ADJACENT AREA O WNED OR CONTROLLED (acres or sq ft ) n o ne , ASSESSOR PARCEL #S OF PR03ECT/PROPOSAL 9551 9?. 0 2 04- 0 2 0 7- 0 3 01 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED STREET ADDRESS OF PROPOSAL _1J F L-) F, r, ~a up ar_~~n acrp a EXISTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) B- 2 EXISTIlNG USE OF PROPERTY L n n VaGa llS e act e vac a n t iz o u s e a cx e --A - - - - - PROPOSED ZONING B- 3 COMPREHENSIVE PLAN CATEGORY SCHOOL DISTRICT Central Vai ley FIRE DISTRICT # ~ WATER PURVEYOR Consol Lda ted Irriq. Dist. PROPOSED USE OF PROPERTY Single family dwellings Duplexes Multifamily dwellings Manufactwred homes s e 1 f s e r v~~'L!°~~i ~i s t o r a e ndustrial Mixed Use Other ( ) - Descnbe - LIST PREVIOUS PLANNING DEPARTNiENT ACTIONS INVOLVING THIS PROPERTY B , LEGAVZONE RECLASSIFICATION INFORNYATION:, LOCATION OFPROPOSAL 17612 E. :oraaue Ave, GrPena _rPs SECTION TOWNSHIP RANGE NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Sprague Ave. WIDTH OF PROPERTY FRONTIING ON PUBLIC ROAD 1 3 3. 9 ` • • , „ ZONE REC'LASSIFTCATION APPLICATION Page 3 of 4 PAItT 11 THIS SECTION OF THE APPLICATION WII.L PROVIDE THE PLANNING DEPARTMENT STAFF WITH P✓RITTEN VERIFTCATTON THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENTTF'TED RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPOR.AT'ED IN THE PROPOSAL BEFORE FINAL SUBMTI'fAL TO THE PLANNING DEPARZZViENT , FIRE 1VIARSHALL/FIRE DISTRICT A THIS PROPOSAL IS WITHIlV FIRE FROTECTION DIS~B'LT NO B ADEQUATE ARRANGEMENTS (HAVE) E 1VOT~ BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER FACILITIES FOR FIRE PROTECTION PURPOSES C RECOMMENDED FTRE FLOW OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE, AND WII.L BE DETERMINED AT BUILDING PERMIT APPLICATION TIME D REQUIREMENTS INCLUDE --~'K~' ~►~f~.lt'~ F1 ~'.f J/~' ~ . /w~~r7i2,~t- ~~?~S~► FIRE DISTRICT ~N RF.rlTTLE DATE VvATER PURVEYOR ' A. SATISFACTORY ARRANGEMENTS FO C WATER AND FIRE FLOW REQUIREMENTS (HAVE) AVE NO BEEN MADE ~ B REQUIltEMENTS/COMMENTS 6,y,ev 4.Ln)6 /16 ;~~WATER DISTRICT ATURElTTTLE ~ DATE ~ COUNTY ENGINEER ' A PRELIMINA.RY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS SIGNATURE/TITLE DATE COUNTY UTILITIES " A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMTITAL OF THIS PROPOSAL (HAVE) (I3AVE NOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE jS ~43 A4-e I A COMMENTS S er•{ < < E ~ ~ A~\ Co~ Sa I , L~.-~ S I rt ~ J(, iZ1~ / 1 SIGNATURElTITLE DATE HEALTH DISTRICT ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED A COMMENTS i SIGNATUREfTITLE DATE SEWER PUItVEYOR ~ A PRELIIViINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PRO`IISION OF PUBLIC SEWER ARE UNDERSTOOD BY THE APPLICANT A COMMENTS JL tD 54tn-l -c.,,&-e r i r ~ SIGNATURFJTITLE DATE RECEIPT S AnY • , • I TRANSACTION NUMBER: T9601385 DATE: 08/12/96 APPLICANT: JAMES BENTHIN & ASSO PHONE= ADDRESS: 1004 N ATLANTIC ST SPOI{ANE WA 99201 CONTACT NAME: JAMES BENTHIN & ASSO PHONE= TRANSACTION: SHORT PLAT & SUBDIVISIONS ORDINANCES :~J7D ZOrtIj1G CODF BOOF< DOCUMENT ID : 1) 2) 3) 9) 5) Fj FEE & PAYMENT SUiAMARY ITErI DESCRIPTIGN QUANTI`I'Y FEE AMOUNT SHORT PI.AT ORDINANCE 1 2.09 SUBDIVISION ORDINANCE 1 2.50 1996 ZONING CODE 1 25.76 SALES TAX - BLDGS 2.46 TOTAL DUE = 32.81 TOTAL PAID= 32.81 BALr~vCE Orr1ING= .00 PAYi,tL:N`i' lit'1'1'L R.ECEIFT# CI-:':.' _ - . rt•:~'i..L' .;::it~iJ t~t : t'v~lill '..vi•il•iityv~ PRINTED BY: KATHY CUMMINGS **********************,t********* TFiANK YOU . . PERMIT CEN-IER PASSPORT 1)ate: Numba': Nerne Fhanc Address Comments: cusTorffiR RoUTrNG Div ' & Planrur~~ - Divisi¢n nfBuildis~q ~c Pla!u~un~ isicm of Buildin~~~ . i.. x , J~ ~ . X«•:::--:: ~}..~-:A:~a•vr:~~} ~•t .f~ . •:...1~ . .st!. .d.........~ . ...................a...a.n..rr . .;ir y 4 :-ct• ,;s..~ti • . . ~.~n .•.`F . fhs~~ N i.~l.j y}! ay]•l .•:<•:V t R .`~l • . . 1 ~r.f ~ S ~w}~ r'~.OIL~`:=~E# _ . . . . ~ , X.:::•::~~ . ~ ~~~fi:: 4 ~,y . ..i.T~ _ ..}'RVJIF:.ti~: :..:.,.....v. , ~ Addressiryg ~ Admin. Exception El Appraach Permit 1-1 Building Permit ~ Anffe3 Rd Plan Info :J F7ood Plain Pamit FICode Ietformation ~ Binding Site P1att Info ::1 PublicJPrivate Roads ~ Commexcial Review ~ Cer#. of Exempticxs El Res. Bldg Permit Rev. 'a Conference ~ Comprehensive Plen _ Site I?raina,gc InFo ~ Energy Ccxfe lnfo ~ Cond. Use Permit El Subciivision Fteview ~Fire Safety Review ~ Nonr+onfcmming Use A Utility Pamit ~ Manufacturecl Home FlPermit Review ~ T_.one Chango Rev'sew INechanical Permits ~ Shorelir~es Info ~ r F10ther Pcxmi#s ~ Shart Plat Info ~ NO FEE REQUIRED ~.-R.eview Time out FlPlumbing Permits ] Subdivision Info G" ❑ . *~'~'~i•y ~f"~~'t::.~y F+. ~•,:i '~t-'= Temp. iJse P€ffnit ~e~ v4~ R~ ~o ~ u k: ~~~~n 4 ~ f FIResidential Rerriew ElVariance Appl. ~ 11I'A Payment O Scwer Pcrmits F]7.oee Checlc ~ Cat of Exemptian ~ Itmfomaticxn F] Z.one Tafa ~ Subdivisicn Roview F-1 [)I IU/Servar Info ~ v' ~e Ct~e~age Rcvicw F~ :]NO FEE REQUIRED ~ 1VU FEE REQUIRED Reviewcx T`rma out Reuiewer Ttmo cxtt Rcvicwer T'une out , MAStMTASSeoRi.M, vl&s+s ~ . Iw. E _ 150pNE' . bp° N rT ' 'Q ~ ~ C 04N ~ . ~ 90 S-rv, ce Rt . . . ~ NIGHKaY Ns INT E R- STAT E ~ r r .r P0 . ' , 1..KI . w _ ~ ~ ~ ~ ~ t • i t&lL ~ V4 r r ~ ~Y ST OF F I ci ► ~t ~ ~ ~ ~ C'~ S. Ln M~t► ~ N e ~ i f, . • n ~C 00~ 1 PP ~ ~ , ~ . r~ G A -`O►•~ ` c~ s tiS-S-~ • ~ • sJF FL . !t 0~4 9. ~ , , . ~ Z ~ 2ND , Y N ~E. 2~~ ` ~ ,n FQVRTH A URT Q . ~ . 3 90.9 a . AvE. • . ^ . ~ N4 ~~wA N ~ .y ~ .•r--•~; ~.2 . GHT AV ~ . , m IL. v . , . o ~,A . . . e o . ~ o ~ O OC . ~ ~ - W ~ • ~ ' _ . • ~ f~ ! ~ , g` P, P• I. r,f1~• A ~ + ' . • - - - - - - - - - - - 4 _ 9PfiAUUE AVEHUE - - - - - ' rM N~1 4~•~•r~ ~~I ~ 1 y~ N ~ 1 t 'a' I I N~~ ~ sCALt I'•50• oU~~ ~ ('i:iieiw•.~:w'~ ~ ~ . gpA0' B•Y.20NE~~Y..,..... ~ i W ~ W h-.N 7w4.I 2-3 1 w., 312 a 0, I fi ~ ~ I 2 I 1 / I IYIDwC NOW.rlM I1~~ U~++ IM~ M1 I~ N Mr~NI w' ' I V.cwT B•9 ZONE L.No t.. w~.w.. u... r.~~ . t.&R t ti.-" IldlS( ~ . ~ ~Y~~ riA f11~ I I I lrNtM1 Yw~ ~Y.w~wl I~M ! I1 Iry ~~,w ~..y~ (L J~~~ UEni N,N[S I 8•2 7; ~ ~ 1 I 1in .01 CpMI r...q Y- .wr1 i " l0a cc . I i O Yw II4NM..n.II h~M M w ~ ~ ~ I~+w w.~ ...1 I ~ j I 1dM Mr~~~ ~ 1. 1•11~rw.w~~ 1~« w. Ial I ( 1 1 ` I 0 rAtun p ' LAINO r--------0-------- aI } - - - - - - - - - - - - - - - - - 1 j LEOAI OESCRIPTION Iwwr a.. ~ww~min o t- . 6 I ; 0 ~.n l wM r[ 7.71 -+4 N lM L < V 5 LL Or1 tf. C... ~ww N L~w.o~L Mwry X L , V . I ; NOUSI 2 r 6 .r w.~ x N I ~i 1 ~ M G~M~IM 1~~ L IY WW~ (~M M, k 'i F ~1~ yN 7 i - - - _ ~ - - _ - - _ _ - - _ Myo. $I.A Mn 1 w ~ G: ~ PROP03ED c~ ~ • ~ ~ 8•3 20NE HOux B•2 ZONE 8•2 ZONE ~ P.ztURC ' RECEIVED cnz ~Z 7 U sPoKaNE couNTr N a w ~ ~ ,tcuu w V) ~ ~ ~ z - ° ~ - - - 1991 ~ tt I ~~1 7 ~C ItrYVaAwI{/~[u1 t ~ ~ 0 ~ IIOUS[ L 3. - - - 0 A N ~'--T--= - - - - Ue IONOFBUILGIPIGANDP i' OIUIS iANNING ~l f.~c.r I I I ~ r31. [MMG 91.1O1 ~ia l I-It. 9-03-„ ' UR-3.6 20NE ►+iniPc LAHo r I I I U14 I ' ~ ~ 1 IINNO~ NO ~ ( sirc a or i i )00 N0; j 1 1 . SITE PLAN QF RECORD i ~ . I - ` I r I •1" I I r"'~ t r I I ✓ t'~~ I .r , ~-------------------------------------------------1 r . ~ - i ~ I . + Q~ . D D C~ I i ' I ~ j-1I. l\ ~ ~t~~ I n.l p~ ~c' i u G -r-, ~ ~ I r t } c ; A_n ~ I , 1~ • 1 1 l `i ~ SEC, 18 T.2 N. R.45 5 E.W.M. I I ~ STA. I9+59.39 V - - ~ S TAr.-1-9+17.99 124' ~ i ! I I I 1 f I 120• ~ SiA.;79+64~ STA. 79+12.66 ~ i r20 t j r SiA; 79+64.50 r~ 4I.79 80 r 81 ~C 83 64 85 .I I ~7 ~ STA. 79+13J6 1; ' - ~,a ~ ~ q . • STA. 74.91.34 E-~ r i 60,83' r11 I I ~ I Sik73+54.36 STA. 78a87.21 ~C ~ a3 .1 i TSCh~IA Y R STA.75r4 7 p i STA.6~r~442 ~ LE n 16TM Cda~9R SS, ~ 1` ~~.O l~~ a2 ~ n ! 76.91' SU.T}„53.99: NOTFpuryp' ST~. 79+J9~9 'o, ~fY ~ Su.64+)3.47 STA. 73+75.65 ~ U'NI ~ . 5 ' oI ~ CORBiN RD •u .;fi 8509 ' $ Qa~ VO 30' ~ N S r I 85.99' 9~,9_- NE ~ 31 8~ ~hw A6- ~y O r STA.7]+01.OS STA. 74ap5,6 r• itP,i O~ STA. 84+7347 Z $A.63f56.92 -1 35' ~ r~~ , r 995 o i'{" ~ - ' ~ = .,c4R~ 7 ~ ~ 90 ~ r i L STA. BOa13.91 'F~,S,P,RAGUE AVE,. _._..aAK ~35----------------------- 6.4 65 66 67 68 69 70 7t 72 74 7g +c i•, RK 1 6_ SPRAGUE AVE. ~---F---+--~--i i---~ ~E - - - - - - - - - - '4 ~su. te,» 4s N cw+~ e N87'25'04"E r_87'25KO5 - ~ `SfA. 6S40. J I I i 11 S,?~5_---r----------- ~ . r~ iSCHaLEY FD ~ SiA 78+9256 STA. 80+37.37 ~~y~ 'C~ 'bL's j.r,~ 7/ ~ ~ Q RWVE / 7 100.31' 100' ~r- b Ja. y; r2~ 'B.'> a,".` J~....J ~ I , NA~ s ' cl,~ STA 178+6t.IQ ~ STA 13+50.31 ST 70r77. 3' ~ ~ ~ i I s. ti e sr~.~i ».as c96 35 JS' 09~ O STA 76+54.91 STA,89+52.00f~~~ ~W 3Et0' 91 S5, 95 STA 7<<<5.8t . ~ I t-•~ I>M I srA, 7e.3o.ie 56.19 l.--1 LEc_ h~ I_ J ~ Icr n l STA 7 6.t 9 61 - t-,srv.s Cf4hp lIhES 00 JJ ~,:'.v=•~'f 'l OP~C~SEJ CCVT~ LhSS • STA.61+70.76 / 127.10' ~ „-r,n a,rrr *A. aa: - - - ~~~i1 eLx. itit a ~ - ~ 65' ~ STA. 76+10.77 OPypuo R(Mi Q/ Ma. ~v~~ t292i' ow,t->r.cinuts SI:',0N ;.N{3 ~ <I I I I 1i4 i[:t,qrUNES s~ / I I I Jl C0145~:Cr4N PF+W 0,E I PC,Pt, v p ~O~ Z u,Gl[ odW A n I _ L.J CON51►UCiuM YEttut I.-yf VAa.;a , UN1Y ~ 0 ( G / ccs: . P,,:eL N,ret- _ X ~ KANE ~ . PQ SEC. 19 T.25N. R.45 E.W.M. I b ~ I PARCLL, "a; NAME ITOTAL ARcA ~ R W RE~iAINDER I' CONST, ES~~T. - ~•9 - ~ 3,j54 dSi~B3 ~oia ~„jr,.nCuC~ PAuiL7 L. l. C. 1 33.7i9 tg sc I ,o-i y 1, 5 r i :,3'3 S r ~7- ~ 8' 55153.0819 1 NITCNCOCi( F4Mi.Y t L. C 39 394 19 5.F. I Q,0 )d 59e y 5C' 1.112, 8Z 551.30811 NitrMCprK F+~MiLr L, L C I 4•F3~4' SF I 001) _ 1 5 b ~ s ' v ~ CURVE TABLE I - E! I 51193 08:0 ( NrtCKCpCr; FAf~il f l L. C I 3.f.`J4 9: 5 F 0.00 I• ,'x.:)~ s F ~ I 3_,S 9E: - : ~ 55':9 SF I . I _ I ~ ,•=s;=_. , : - { , CURVE ,y ~ P.C. $TA. PT STa I PaD~i.S DELTA TaW,.~T' IENG'!H 7a+05.63 - I , LEGENo ~ I h-StiNG t(NrER lIMES W OlD AUGNYINti I I po;a0if0 -UNiEp uNCS (~iSriMG T,^nt pt *4r Ld¢; ~ hr. 04 vaca)SEO xiGHr oF wa. LeQi I_.F . I GvOitp5M6 t*.Ei SEC'iCN L~uES Lv+ES I CaiiiRU[},Cn PfAV,f Wd ~ I I I oCAt,io p I aNf,;.( PphT I I AP CONSTFyC6DN IYpYii l-M YARr.Ca C'M' ~ 'r , 11-1 1 GESp/ ~ oAe:EL pIvMa p, t a ~ ~ . SEC. 13 T.25N. R.44 E.W.M. I RI '~v:. t• , ~ I ; VERSIDE AVE. g d 4 ~ `-11924 ~ ; • 1 ~ - ;7 ~1 I ~s;1~..,~~~G: ~ .N , ` i L $TA.62a74.74 ~i 77.1a'. ( ~ ~..1 ~ ( 1 .3 , s TA. .4~s I ~ r, 49 50 153. ~ 54 5 7~ ~ r 61 ~ 62 63 ~i Bt66 , srA. .es,s2 ' ~~q'' I - h ~ . / ~ Y ~ 6 5 58 1,_ 59 srA.e .52 u 43 , Z ~ 4 . a I ~A~~jp~t u.s I s~. ~ 44 t: 45 e~. 46 ,t, 52 ~.p ~y,7 ~ ~ ;a =1 ~ , Z ''i: > . ~o ,f ,n ~ ~O~i~' ~ •,t 8f _ !,i~ , l 1f". 'Ch r~', i d'~. t :1' ..1 . i'I . ~ i ` ~ ~ ' . ~ _ W - ---L---~---- - ' ' ' c ~ Lli , STA. 36*34.69 r-- STA. 63*05.23 SPRA(zuE~ ..AYE•- - ~ " _ ' 37 N 3B 39 40 4t 42 43 44 45 46 47 48 ag 50 51 52F 53 Sa ' 55 ~ 56 57 58 59 60 61 62 3 1 M'--~'-7-i-tt~ ' ---t - . 1--~ i-F-- ' ~ i ~ ~F~- . r--. •--i-r~t -M--~--~--. ~ --f 1-ti~-l---i -T - S87 33~05 W , ~ ~r--- -----------i- ` 4 . (n - - ~ - --------5TA ~,aa ; sAw+T953 4Z~1a21 66 ~ I Z v~ 5 W Lr,, ,i .I ~ { ~ TA.7665 r ~.00 L ~ JS' ]5 ' ~ I I I .ryl , STA 55+98.15 , 711110 ~ f STA.50.)6.0J SS S 56+7a.15 S1A Bt.7t,19 $T~.62+53.:1 BOJO, 65 ~T~-u.3~ z, STA4i,97 06 S1A ~6~2 E3 W iv TA t9r70.OJ JS' STA.S'+94.07 'ST,17.s 35' ]5~ h.l ]S '~:p] $TA 56~18 2p1 }g' N STA 56~5&i~ 35' !5' ~7p , ;35' / 7 ~ ~ SM~J~67.8~ STA.t7+)7.8] 5' at?~979 OS I ~ I 54.90' f ~ 35• ST462+B0 50~ ~ JS' ' k i t. i i I I I I 6.89' Q • 3I :2 64 67 68 69 70 71 72 73 75 76 ~ SrA.62+e1 11 I N~ ~ ~ 7 7 I ~ 7 8 216• ~ I Jiv~ D I I _ ~ •y` t y, ; I ~ ~ Z SEC. 24 T.25N. R.44 E. N.M. - - ~ I I ~ ~ ~ I I~ I , ~ r i ~ Cp(!NTY I ~ I SP _ pKANF o ~ . . ~ I L SPOKANE COUNTY i I,i I I ~ ~ ( I I I i i i ' NAME ~ TOTAL AREA ! R W ~ REMAINOER ~ CON T. ESMT. PARC ""'iN I NAME I TOTAL ARtA R W ~ RE~IAINDER CONST. ESMT. ~ 36 ~ ~ DEvE1 N~ E~t ~ s3,95~ 63 5v . ~ f~ ~-s v -m,'- +3 1 ~7~)J 11~9 I _C'~~ ~,95+?5 Si I 2.J17,5 Si I::3.ES7a0 Sf II ~.~?IOfi Q? 9 S 1 1„s Bc S S F 1 6 Z.. ~r,7 $F 6. 1 452+19.~3 I CO~~Ouh QE'~E~.,P~dE'iT I.)_. ~ u ~ 15i3ii~ap I CG+~uN Oi`~E~OFIJ:~vt I i a, 4i5 e+ $ c CQO I I _ _ 1 ~ I ~ .~.8.1 S F E. tc..d~' P-iR ~i A ~ 236 ~ c- - 45 I 45134 11 61 COr,. I N ~ J 6' I O~ E . k v i ~.i 6 : E S~ I 83 J 3= 5 I. 3,_+_ 96 5r I 1.684 5? ~ I l O E v E~ O FU:~i' i ; i7 SF i O~C ii,4i;+~ gF 7,r,?7a5 S,F. Fc I 15:4 3_?1 ( La~~G, Pl:-a?D i~ jOA~~ i ip,gor, 14 ;F i 57ag ~ r I i s +i I a5~3:uA; + CO,--ut. DE~:.;;=v;'i' ~+1.a:653 SF ~ UJ'F ~ , i: I 10.3 S'3 5 I 333 : I I OOD .~99 i: 1 .,067t3 SF 6 i s;::i9e;, I FUS~EP- F~ i:: a 1109.50855 iF 1':99 5~ I t08SJ555 5~ II 05 5~ 134 »l3 i 9A"~~~~,E. JnVE'i u S uea- ~ ~ , ~ i5 . ~ ia,a,}Fg c: I 060 1+,A_355 Sc :F I 4 ~7 A i°!?5 . 7~.~'?5' S~ Z@5 - t~ , I lA I .';s -l:i . , fi~ _ ~ . : ~ . . ~ - . , ~ . _ , . . . . . . ~ , - . - , : _ _ _ _ / ~ ' ~ . _ 1 I ✓ s:y;~.. I ~ SEC. 13 T.25N. R.44 E.W.M. ~ oI IZ;~ ; Q~ ~ U 5 6 7 .8 9 10 11 12 13 1.4 15 Q > n ( - ~ sTA. 7+ e~~~ ~sQ ~ I • 1 2 , 3 ~ . . - - ~ ~ . • ~ ~ i ~ Z 0 ~ STa.3. 24. SS o ~ STA. J6+34.69 1Q _ ~ I d i ( i ~.t- • . ~ ~I 1' 41. ~ , sZ K,• ?~1~ ~ I A .A~f, k , 1 ~J . STA 10+00 -----1PRAGUE---- ` i~ ` , _ ~ y • V.~ . - ---------T - - - - - - - - iF LJ ~ " j _R~. ~ h 11 1@2 13 14 _ 15 16 17 19 nr.20 21 22 23 14 25N 26 27 28 29 30 31 32 33 34 35 3 2 --+--~-----±-r~- - . . . , - .3 4 p '~L r~„[ NV7•4S L_ 1 h - - r1 h v, M ' ~ ' _ - " . . ' 1✓ - - - - - - _ S v ~ ~ ~~re l ~~i r' / ;.s'__ ;C• 'a. ' e a~ y; DO ' 6 ~ c S`~' ~ i , a .a, ~ V•! .+e ~r 9 .~o, L.~ r srA.~ se e~ 45 `r3 I ~ I 4.29+13.43 ~ Q STA 8+09,55 p~ }g ~ Si3S SA.3if1645 STA34+97.89 STAI ♦1~.86 S , A.t5+/. , z . SS..-... ~S i; i ~ W ~ Z ~ N~ ]5 75' ! Sl~f-~q' 4.i ST,~ STA ia.e9 73 ~ 29,793J n i I: "'3S ' STk24r8iS" -6~49 54' 15 ~ nI _•;r;u:nrs-- ~ ' ~S ~ - • .Etr 54E3 8 Z. 35 ( J. ; - ~5,, I Y * I ; ~ I - - - - 3 N I '~4 r I STA.25*SOc56 .....STA.27~~!.68 3 I5* 3s 35 ; S1, 6.2 ~gy i Q I 19 21 22 23 25 26 27 28 29 0 - I 3 31 32 33 34 36 @(39 40 ~ 41 a I ~ u 6TA.J6I1I,B8 ~ ~ • ~'•'O' I ~ ~~;e;,;~. C~ ~ r,,~. !JS' I I :°.L`.~y''.,.,~v ',i4J i°~:I -.r.•;.~ io,;,, TA.:6~IS.88 ~ ~ TT- 135' X I I I I ~'~I I ••;vr;, ~ , . '~.;1 ~`1 ~ ~ ~ - ,r r- ~ . SPOKANE COUNTY ~ r tZ SPOKANE COUNTY , . SEC. 4 _ - ~ T.25N. R,44 E.W.M. P H I I ~ NAME lT TAL AREA I R W I REMAINDER CONST, ESMT. oARUL!!4 NaME TOTAL AREA R/W I Rc`mAINDER li CONST. ESMT. t I 45133 ~ _3 t I 66.'+ °i 5 I ~ tGC 38 _ y g G.~. ~i ir C 00 I 3_: C•!e I L4~ T E'AL. i?: ~E'1 5~ _ i F;s c~ i'. '3.o..: . . _r : I..Jc „ . 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S dc pE N ~ A~ SF I OAC 39.49589 Sr II +.02+ 59 S.r 27 I+52+: CJ:t93 ~ R ~ -aJ a7 5 F i 0 G I y - n I ~ I SE M, W a "v 52.528 " F J_ ,•~o _ 4 S F pY I ~ o i451331551 I t_i S•:«hx8 TiP: C~S ~ +i.1 .o SF 1 0.00 so.n387 S.F. II :.6:5+5 i.~ :3 I 4521?0317 I AJSnv. CAR v dr "cLEriE i',•:,9`7p? S.F. I 0 00 ~ 3_.55?0) S.f ;i 3.5E425 5.F ~ I 9 I+5A3315" 1 ; 5 S:HwAe ra.: CTaS I 51.i'v9.89 SF I O.OC I 51.14994 Sc II :.3573+ 5F :9 I dS:+:C+:O? I 4-JSTIN. GAp' k NELr`,E :•,9?:36 Si 040 i tt.g?: m S.F II i.So0t5 ii ~ I ;n 1 ~~fi iga7 1 o.;,yrCU PA4*F~ER$rlp 1 19.~Da955F I 0,00 I 19.946 85 Sr I~ 93503 ir 34 I+5_+:0:-:? I auStit,. Gar r k nz:EriE 5'S~~9 ? S: 000 ~ ~ , ?r o d~~ l , _ ~ 5...._ S.P. ; 1.37+ 32 5F I ~ i +5i~~,~5. I 'A'~ _ra ~ ,.a.p5~v 1 :4 5~0.5} F 14 's• ~ • ~ I OOG I ~ ~5} I 4+~g9 ~P 31 i4_.•.0.'~' I~'~+trR, RtCrAa:i F ,-~u9@ 5F I 5:445 5~ I37.10l 63 5F il 2.111 fi: iF I ~ . ~ 5I}}1650 = 1 +I s I.6:iPi. M:Fi,;P"I dr PA'a A F' =1 . ' ~ C I 1 c0 5~ I 00 f; E .:iaFC S. r 1 :4_ . L' G cc:. . , . . , . _ . - " - . . _ . . , i DAVID EVANS AND ASSOCIATES, I {z N S M 1 T T :'ti L DATE: 10-16-96 FROnn: Ronald Hand Spokanr;, Wnshrn~4tor. qq:oi To: Scott Enqlehart PROJECT: Glenn Dyer Zone Reclassification Tzl: 509.327.8697 FILE: OSPK0087 Fax: ;0 g.3 2 7.7 ;4; SuBJECT: Traffic Distribution Analysis ITEh4 COPIES DATE: DESCRIPTION 1 1 10-16-96 Traffic Distribution Ana!vsis 0 AS YOU REQUESTED ❑ FOR YOUR APPROVAL ❑ FOR YOUR INFORMATION ❑ FOR YOUR REVIEW ❑ RETURN COMMENTS: SCOtt, here is theTraffic Distributiion Analysis for the Glenn Dyer rezone proposal. If you have any questions please call me at 327-8697 I RFCEIIIFa ' a OCT 1 6 SPOi(AiqE COUNTY ENGINEER -.CE11lIJ), ~l . ~ , . 'i, 4"dr 4E C. 1,9 - 2 W.5-.~y ~ • I t• t -'CiKANF COl,iN1'Y ' - ~ ',a' , 1. ~ , , . ~ . ' ' - i i ~ ' i . , • ~ C~';.~ . . ~ . 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' i' ' .j''h ' r'', 21 V . 7 • - „_v TRIP L7ISTRIBUTION ANALYSIS FOR GLEI~,TN DYER REZONE Spokane County, Washington Prepared far: Glenn Dyer 114 North Bannen Spokane, VIIA 99216 t7ciober 15, 1996 O • D►AVID EVANS AND ASSOCIATES, DAVID EVANS AND ASSOCIATES, CERTIFICATION I, the undersigned, am licensed and authorized to practice Civil Engineering in the State of Washington. This trip distribution analysis of the Glenn Dyer Zone Reclassification has been prepared by me or directly under my supervision. j - Sti,~ VdA$ly~~C rJ h ~ ~ q ~ 4917 SS10NqL ExPiFiES 8ri0r yg ~ 1 ~ 1~i~'• DfavlD EvaNs ANV AssocI.-/\frES, Project This report has been prepared at the request of the Spokane County Engineer's Department to provide estimated vehicular trip distribution data for the proposed Glen Dyer zone reclassification. Project Description The proposal is to reclassify 3.12 acres from B-2 to B-3 for a self service storage facility. The proposal is located in the Spokane Valley at Sprague Avenue and Manifold Road in the NE 4 of the NW 4 of Section 19, Township 25 N, Range 45E, WM. Please refer to exhibit 1 for the location map. Trip Distribution Analysis Trip generation characteristics for the following analysis were obtained from the (ITE) Trip Generation Manual, Sth Edition published by the Institute of Transportation Engineers. Photo copies of relevant trip generation charts are provided in exhibit 2. For the purposes of evaluation this trip distribution analysis will compare the trip generation characteristics of the proposed use (Mini-Warehouse) against those of two alternative uses authorized by the site's current B-2 zoning. The alternative uses chosen for comparison in this analysis were selected being reasonable commercial uses based on the site's size and location. The total Average Daily Trip Ends (ADT's) for the Mini-Warehouse and the Garden Center were calculated on a per acre basis. The Day Care Facility ADT's were calculated on a per student basis using 60 students as the minimum number needed for commercial viability. ITE trip generation characteristics of the site for the proposed use are shown in Table 1 below. : Land Use B-3 Zoning Average Daily : Directional . : AM Peak PM Peak Trip Ends Distnbution Mini-Storage (151) 50% In Per Acre 4.56 4.35 39.97 50% Exit DAVID EVANS AND ASSOCIATES, ITE trip generations characteristics of the site for selected B-2 uses are shown below In Table 2. _ Average Daily Directional Land Use B-2 Zoning AM Peak PM Peak , Trip Ends Distribution Garden Center (817) 50% In Per Acre 8.74 9.75 96.21 50% Exit Daycare Center (565) 50% In Per Student .83 .80 4.65 50% Exit Total AM, PM, and Average Daily Trips (AD'1) are compared below in Table 3. , Comparison of ; ADT (Average Daily ; <Totals AM PM Trip Ends) Mini-Warehouse (Per Acre) 14.23 13.57 124.71 Garden Center (Per Acre) 27.27 30.42 300.18 Day Care Facility (Per Student) 49.80 48.0 279.00 Based on the ITE data illustrated in Tables 1-3 above the proposed use generates Average Daily Trip Ends of 125 compared to ADT's of 300 and 279 for the alternative uses of a Garden Center or and a Day Care Facility. Conclusions The proposal would contribute approximately 125 ADT's to the local street system. About 14 PM peak hour trips would be generated which would distribute through the local streets and arterials with some eventual access to the I-90 interchange located at Appleway and I-90. The Garden Center and Day Care Facility alternatives would produce 64 to 75 more ADT's than the proposal. The Mini-Warehouse proposal produces fewer ADT's than similar alternative proposals already allowed in the B-2 zone category. The rezone proposal does not appreciably increase the impacts to the local transportation system from this site. ~cn DAVID EVANS AND ASSOCIATES, EXHIBIT 1 . , , • , . ~ . • ~ , . QONE ' IDIESME't ~ ' • . . . e ~ . • ' ` ' ~ , ESMET : ~ . . , . . . ~ , o ~ C~~!►l~ ~ ' 1 , `0O • ~ . • l ORO~ow~Y . ± . . . ~ . , . . ~ • ~n . At,K. . , ~ . • ~ ' SPRINGFlEI.~ w r , ~ . r • . • • ' . . ~<,K, ~ • ~()wLEY ~ • • ~ _ ~ - cs t.. .v 0 z , ~ pl Pv~ ~ E~ • cc Q`Q' ,«►,~t O Y~ Y 0 M A1N ► W ' ~ ~ d 0~ ~ Gccensuef Q ~Np . K.S. 1S cr. , ~ L ~ OA cr. ~ p 4 cr. eppqK'L p 3ao w Greensccts °cr. ~ ~ . . tem ~ w tyG . W w~°~~' n~ '~TK • = Z ~ t14 ~ . vti ~ .c 6T N r ~ .cc~#, E btN ~►V ~ [o . i ' 19 . ~cn DAVID EVANS AND ASSOCIATES, EXHIBIT 2 ~ i Mini-Warehouse ~ r (151) ~ ~ Average Vehicle Trip Ends vs: Acres C]n a: 11Veekday► ~ ~ , iVumber of Stutiies. 11 ~ ~ Average Nurnber of Acres: 3 , Directivna! Distribution. 50°'a entering, 50% exifiing Trip Generation per Acre Average Rate Range of Rates Standard Deviatian 39.97 14.78 - 64, 6? 17.36 ~ i Data Pfot and Equatiort - ~ 400 , 300 : ~ ~ 200 . . . 3 ; ; • : ~ (D ~ f~ ~ fyI ~ ~ ~ 1/ \/I `il~ r : , 1 • . ~ . r+x • . > • ~ • ~ ~ ` • ♦ . ~ : • • . , ~ 100 . . . _ . . _ . . _ • . , . y~':+'Ar~'~ _ x. x. . . . . , . . . . . . . . , . . , . _ . . . . , . , . , . . . . . _ . . . . . . . X r'rY ' • , . ~ x . x ~ . X 0 . . . , ; 1_0 2.0 3.0 4.0 5.4 6.0 7.0 X = Number of Acres X Actuef Dais Pvlnts Filte+d Gurvs Average Rsts Fitted Curve Equatian. T i 65.743(X) - 82.487 F2= 0.73 Trip Generation, January 1991 239 Institute of Transporkation Engineers Mini-Warehouse ~ 151 ~ F . Average Vehicle Trip Ends vs: Acres On a: Weekday, ~ A.M. Peak Hour of Generator ~ ~ j. • Number of Studies: 6 Average Number of Acres: 4 - Directional Distribution: Not available ~ Trip Generation per Acre : Average Rate Range of Rates Standard Deviation 4.56 3.43 - 6.50 2•28 ~ Data Plot and Equation 40 X N 30 _ C • • . . . . ~ ~ ~ • • ' i, ~ ' , . Y ' ' • ~ . . i U • : ; ; : r ~ 20 . . . . . . . . . . . . ' . . . . . . . . . . . . . . . . . . _ . . . . . %'i jw~~. . . . . • . . . . . . . . . . . . . . . . . . . . . . / . • ♦ ~ ~ - ~ . . ~ . , . . ; ~wt • ' i , , . i W i ` , • ' ' ' ~ • (D ~ ~ ' . . > X X , . . . . . X • • • 10 _ .r.........: : : : ~ • ~ . x; : . ~ • • t 0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 - . X = Number of Acres X Actual Data Polnts Fltted Curve Avsrage Rate ~ Fitted Curve Equation: T-[(0.162/X) + 0.022]_' R2 = 0.80 + . s~ ~ x Trip Generation, January 1991 242 Institute of Transportation Engineers M i n i-Warehouse (151) Average Vehicle Trip Ends vs: Acres 4n a: Weekday'.. P.M. Peak G e~,e o a►i0 i ; ~ ; i\lurnber of Studies: 11 ~ , Average Number of Acres: 3 Directional Distribution: 52% entering, 48% exiting . Trip Generation per Acre ~ Average Rate Range of Rates Standard Deviation ~ 4.35 1.29 - 10.00 2.79 ~ . ; ~ ; ; Data Piot and Equation . ~ 50 ~ 40 _ ..........---•~--•--........~.............x............ N • . : : : C . • • . . W ~ • . . a f= 30 . ' m X ;D . . . . ~ 20 _ : ~D • . X - . : X v . . . 10 _ . . . . . . . . . . . . . . . . . . ' ' ' . . . . . . . . . . . . . . . . , . . . . . . . . . . . . Xx • . . . X X •X • • • Q . . . . 1•0 2.0 3.0 4.0 5.0 6.0 7.4 X = Number of Acres X Actua! Data Points FlttoO Curve Aversge Rats Fitted Curve Equatlon: T= 6.784(X) • 7.801 R2- 0.63 Trip Generation, January 1991 243 Institute of Transportation Engineerr; N u rsery (Garden Center) (817) Average Vehicle Trip Ends vs: Acres ~ On a: Weekday Number of Studies: 11 Average Number of Acres: 3 Directional Distribution: 50% entering, 50% exiting Trip Generation per Acre Average Rate Range of Rates Standard Deviation 96.21 25.00 - 335.00 88.41 Data Piot and Equation . ~ 1,000 soo ~ aoo X C 700 W . . . ~ vVV . . . . . . . . , . . • . . . . . . . . . . . . . . . . • . . . . . . . . . . . . . . . . . . . . . . . . ;4....... ' . . . . . . . . . (D . . . . . f . / . • • • I • . V ~ . : . . . ' . . ~ 500........... . . . , > (D ~ 400 ~ , , x . > • . . . - . . . . Q aoo . . . . . . . . ; . . . . . . . . : . . . . . . . . . . : . . . . . . . . : . . . . . . . . ; . . . . . . . . ; . . . . . . , • x 200 . . . . . . ~ . . . . . . . . . ~ A ' ' . . . . . . . . . . . . . • . . . . . . . . ~ • . . . . . . x. . . . . . • . . • . . . . . . . . . . . . . . X . r~ . . . . . . . i ~ . . . . . . X . ~ . . . . . . 100 .I..w'....x ..............................w............................. X . . . . . . . . 0 0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 X = Number of Acres X Actual Date Polnts Average Rate Fitted Curve Equation: Not given R2 - • i rlp Generation, January 1991 1 195 Insiitute of -rransportation cngineers i . ~ . I ~ Nursery (Garden Center) ' ~ (817) : ~ Average Vehicle Trip Ends vs: Acres ; t On a: Weekday, A.M. Peak Hour of Generator Number of Studies: 12 ' Average Number of Acres: 4 77,f3j.::,cticr;27I '71 ---1 ±,.is-;,.j cn. J^tn.'rMg, 48% exiting Trip Generation per Acre Average Rate Range of Rates Standard Deviation 8.74 2.67 - 36.00 8.91 , Data Plot and Equation 140 . . 130. . . . . . . . . . . . . . . . . . . . . . , . . . • . . . • . . . . . . . . • . ' ' • . ' . . . . . . . • . . . ' . . . • -~i . . . . . . . . . . . . . . . . . . . . . . . . . . ~ . ~ i . . . . . . . . . . . . . i 120 . . f'..., . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . ' 110 . lo C 100 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . :.,.'.y . . . . . . . . W ; a so : : : : ; : f.., . . . . . . . . . , . . . . . ~ W . . • • I • . • . • . . . . . . ~ • ♦ • . J . . . • • • . . • l • . . . l • . . . : • . . . • ♦ . . . . l . . . . . . . . . • I ~ • . ~ r . . ~ • . . ~ . . 70. . . . . . . . . . • • • . . • . . , . . . ~ . . . . . . . • • . . . . . . . • . . • . . • . ~ ~ . • • • • • ' . • . . . . • ww ~ ~ VV . . . • • • . . . . . . . r . . • . : . . . • x . • . . . • : . . . . w • . • . . . • • : . . . • : . . . • . . • . w . . . . JV . . . • . . . . . . . _ . . . . • . • . . . . . I . . . _ • . . . . . . . . . . . . . . . . . . . . . . . • . . . . • • . . . . . . . i ( ~ . . . . . ' . . . . . . . . . Q ' . . . . . . . . . . . . . . . . . . . . ' ' ' . . . . . . ' ' ' ' . . . . . . . . . . . . . . . . ' II yV . . . . . ' ' ' ' . . . . . . 10 1 ~ ~ . . . ~ . . . . . . . . . . I W . . . . . . . . . . . . . . i . ' ' • . . . . . . . . . . . . . . . . . . . ~ . . . . . . . . . . . . . . . . . ~ . . . . . . . . . i :X . . . ~ . . . . . . . . 20 . . ...X,'~'t....~.... ~ ....X ~ ~ ~ ~ x : ~ • : : : : : : : : : : ~ 10 ....y.:~~'~ : : : ; : ; ; . , 0 . . . . . . . . . . . . . . ~ ~ , ~ ~ ~ ~ ~ 0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 ~ ~ X = Number of Acras ~ ~ II X Actual Data Polnts Awrsge Rate I ~ Fitted Curve Equation: Not given R2 ~ I Trip Generation, January 1991 1198 Institute of Transportation Engineers ~ il I' . t i~ Nursery (Garden Center) : (817) Average Vehicle Trip Ends vs: Acres On a: Weekday, ~ ~ P.M. Peak Hour of Generator ' ~ Number of Studies: 12 ~ ~ AvPrage Number of Acres: 4 ; ',+rectianal Distribution: 51% entering, 49°% exiting ~ Trip Generation per Acre Average Rate Range of Rates Standard Deviation ~ ~ 9.75 2.40 - 41.67 10.70 ~ Data Plot and Equation 150 140 ~ . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . , ~ . . . . . . . . . . . . . 130 . . . . : . . . . . . . . - . . . : . . . . . _ . . . . . : . . . . : . . . . . . . . . . . : . . . . : . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ 120 . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . X..... . . . . , . . . . . . . . ~ 110 ......................t.... W : 100 X . a , . . . . . . . . . . . : E = so _ . . . . . : . . . : . . . : . . . . : . . . . : . . . : . . . : . . . . : . . . : . . . ; . . . . : . . . : . . . ; . . . . m . . . . . . . . . . . . . . L 80 . . . . . . . . • . . . . . . . . . . . . . . . . • . . . . . . . i~; . . . . . . . . . • . . . . ' . . . . . . . . . . . . . - y • . . . . . . . . . . . . . . > 70_,...., . , . . : ~ 60 ' , ' . : : : . ~ . . . . X . . . . . . . m . . . , . ~ . . . . . . . . ~ . . . . . . . . . . . . . > X Q . . . . ti . . ~ . . . , . . . ~ . . . . -,r ' • ' ~ • • ' . • • ' ' . ' • ' ' . • ' ' . . . . , . . . . ~ . . . ~ . . . , . . . . ~ II 40 ' . . ~y~ . ~ . . . . . . . . . . . . . . . . . . . . 30 _....x._. : x ....X : . . . ~ . . . . . . . . . . . . ~ 20 . . . . . . . . . ~ . . . . . . . . . . . . : . . . . . . . _ : . . . . . . . . . . . _ . . . . . . . . . . . . . . . . . . . . . . X . . . . . . . . : . . . . : . . . . . . . . : . . . . : . . . . . . . . . . . : . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . , . , . . . . . . . . . . . . . . O . . . . . . . . . . . . . . . . . , . - . . . , ~ , ~ , • ~ 0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 10.0 11.0 12.0 13.0 14.0 15.0 X = Number of Acres •7 , X Actual Data PoMis - - - - - - Average Rate Fitted Curvs Equation: Not gfven RZ I rrp Generation, January 1991 1199 Institute of rransportation Engineers . DaY Care Center (565) Average Vehicie Trip Ends vs: S#udent- Oaa a: Weekda, ~ Number af Studies: f Average Number of Students: 81 Qirectionai Distribution: 50% en#ering, 50°la exittng Trip Generatia►n pec Student Average Rate Range vf Rates Standard Deviation 4.65 3.54- 7.C76 2.41 ~ Data Plo# and Equation z600 , , . . . ..~N: ~ ~ • • n . .l'.. ..ii • • . . • . If , . . . . I ~ 500 _...........x.s.._s ...........................i........_..........~r~..--•---.... ~ . . . . . ~ r . Fy •CL / ~ , • x . . ' . , . . I /M . . ~ ~ + . . va ~ ~ . . • ~ +400 . . . . . _ , . . . . . . . . . . . . . . . . . . . . . . . . . . f~s'* . . . . . . . . . X . . . _ , . . . . . . x . . . . . , . > " ~ • • . + ~ . Lr . . i~ . . . . / . ~ J ' • r x • , . . . ~ ~ ~,r~',~ , • . . WV ' ' _ ' . - . . . . . . , . . .r.J... . . . . . . _ . . I . - . . . . . . . , a . . . . _ . . . ~ , . . . . . . . . . . . . _ . . . . . . . . . i . . . . . . . . • , . . . . .~•r~ ~ ~ . , . . , . . . , . . " 200 50 80 70 so sa 100 110 120 ?G = Number vf Students X Actuai Data Points Aver$ge Aate Fitted aCurwe Equa#ian: Mot glven R2 ~ ~ - II , i rr,ra Cisneration, january 9~) / Day Care Center _ (565) ~ Average Vehicie Trip Ends vs: Students On a: Weekday, ` A.M. Peak Hour of Generator Number of Studies: 35 Average Number of Students: 73 Directional Distrihution: 54% entering, 46% exiting Trip Generation per Student Average Rate Range of Rates Standard Deviation 0.83 0.39 - 1.72 0.94 Data Plot and Equation 300 . . . . . . , . . . , , . . . , x . , - . . , . . . . ; . . , . , ~ • ~ ~ c W 200 . . . . E. . i~ i CD . .i ~ • . V . . . . . . t . ~ . . . ~ . . , _ > . . O) . . . ~ . . . L. . . . . 4D . ~ . . . > 100 . . . . . . . . . . . . . . ' . il X x , X X . . N xx , , ' X . . Y~ ' X ~ X : : . . . . 0 0 1 W 200 JW 400 X = Number of Students X Aetual Data Points Ffttod Curve Average Rate Fitted Curve Equation: T- 0.663(X) + 9.102 R2 - 0.84 ~ Trip Generation, January 1991 846 lnstitute of Transportation Engineers Day Care Center (565) Average Vehicie Trip Ends vs: Students " On a: Weekday, P.M. Peak Hour of Generator Number of Studies: 35 Average Number of Students: 73 ' Directional Distribution: 47% entering, 53% exiting Trip Generation per Student Average Rate Range of Rates Standard Deviation 0.84 0.39 - 1.72 0.93 _ Data Plot and Equation 300 . • • ~ , . ~ , . . • . . . ~ • N . . ~ . . . ; '0 • ' ~ , , C , W 200 , _ , . , . m U • ~ ; L • ~ . . m • ' ' : . > . ~ ~ • . . m : ~ . • , ~ • ~ ~ , c0 • ' ' : ~ . . . , m • ~ ' : > . Q 100 . . . ; X• . X . . . II X x x X X , • . X X X, X X ~ X x , : . . X • ~ ' . . . . 'XX X : . • o 0 100 2ap 300 400 X = Number of Students X Actual Data Polnts Fttted Curve Average Rata Fitted Curve Equation- Ln(T} = 0.765 Ln(X) + 0.744 RZ = 0.65 Trip Generatlon, January 1991 847 Institute of Transponation Engineers