ZE-0006-98
. 14
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SPOKANE COUNTY HEARING EXAMINER RECE VED
DEC 03 1998
RE: Zone Reclassification from Urban ) FIND INEER
Resi - - and Urban CONCLUSIONSdential 3.5 (tJR 3.5) )
Residential-7 (UR-7) to Light Industrial (I-2) ) DECISION
Applicant: Thomas Hyslop )
File No. ZE-6-98 )
1. SUMMARY OF PROPOSAL AND DECISION
Proposal: Zone reclassification from the Urban Residential-3.5 (UR-3.5) and Urban
Residential-7 (UR-7) zones to the Light Industrial (I-2) zone, for development of equipment rental
and storage, an associated caretaker's residence, and those uses allowed in the Light Industrial (I-2)
zone.
Decision: Approved, subject to conditions.
II. FINDINGS OF FACT AND CONCLUSIONS
The Hearing Examiner has reviewed the zone reclassification application and the evidence
of record, and hereby adopts the following findings of fact and conclusions:
A. GENERAL INFORMATION:
Applicant: Thomas Hyslop, 7207 East Broadway, P. O. Box 13322, Spokane, WA 99213
Legal Owner: Hytopz, Inc., 7207 East Broadway, P. O. Box 13322, Spokane, WA 99213
Location: Generally located along the west side of Girard Road, south of and adjacent to
Interstate 90, in the NE '/4 of Section 13, Township 25 North, Range 43 EWM, Spokane County,
Washington.
Legal Description: Lots 9-15, Block 2 of First Addition to East Spokane, according to plat
recorded in Volume "P", pacye 7, in the NE '/4 of Section 13, Township 25 North, Range 43
EWM, Spokane County, Washington; together with that portion of vacated Cataldo Avenue
lying north of and adjacent to said Lot 15; and together with the east half of the vacated alley, per
Spokane County Ordinance No. 98-0061 recorded on January 23, 1998 under County Auditor's
Recording No. 4181458, adjoining said lots on the west; except that portion of said vacated
Cataldo Avenue and of said Lot 15 lying northwesterly of the southeasterly right-of-way line of
P.S.H. No. 2, I-90.
Zoning: Urban Residential-3.5 (UR-3.5) and Urban Residential-7 (UR-7). The site is also
located within the Aquifer Sensitive Area Overlay zone and the Public Transit Benefit Area
designated by the County Zoning Code.
HE Findings, Conclusions and Decision ZE-6-98 Page 1
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Comprehensive Plan Category: The property is designated in the Urban category by the
Spokane County Generalized Comprehensive Plan. The property is also located within the
Priority Sewer Service Area and Urban Impact Area designated by the Plan.
Environmental Review: A Determination of Nonsignificance was issued by the Division of
Building and Planning on September 4, 1998.
Site Description: The site is approximately .94 acres in size, is irregular in shape and is
generally flat. The site is improved with an existing metal storage building along its northerly
boundary, a pole building in the north end of the property, and two empty single-wide
manufactured homes. The property is enclosed by a six-foot high chain link fence, which has
sight-obscuring slats along a portion of the west boundary of the site. Vegetation on the site
consists of scattered trees and shrubs, including some evergreen trees along the north boundary.
The northeast corner of the site lying west of Girard Road and the northeasterly section of the
site lying at the north end of Girard Road are zoned UR-3.5, while the remainder of the site is
zoned UR-7.
Surroundiog Conditions: The site is located immediately south of Interstate 90. The main
part of the site lies along the west side of Girard Road, with the northeast extension of the site
lying at the north end of such road. Girard Road is designated as a Local Access road by the
County Arterial Road Plan, and is a paved road without curb or sidewalk. Broadway Avenue,
which is designated as a Principal Arterial, lies 300 feet south of the subject property. Single-
family residences are found west of the site, and along the east side of Girard Road. The
applicant's existing equipment rental and storage business, Hytopz Inc., is located immediately
south and southwest of the site along Broadway Avenue, between Lilly Road and Girard Road.
The land surrounding the site is all zoned I-2, except along the east side of Girard Road, which is
zoned UR-7. A large gravel pit is located across Broadway Avenue from the applicant's existing
business.
Project Description: The application proposes to rezone the site to the I-2 zone, for
development of equipment storage and rental, in association with the applicant's existing and
adjacent business. The site plan of record dated July 8, 1998 illustrates a proposed equipment
storage area on a gravel surface, with the existing storage buildin~ and pole building on the site
to remain. The site plan illustrates the removal of the two mobile homes on the site, but the
applicant indicated at the public hearing that one of the structures would remain for a caretakers
residence. One gated entry to the storage area is proposed along Girard Road at the north end of
the site. The site plan illustrates 5 feet of Type III landscaping on the site adjacent to Girard
Road and adjacent to Interstate 90. The site plan shows a six (6)-foot high chain link fence with
sight-obscuring slats along the southerly portion of the west property line of the site. Chain link
fencing is also illustrated along the north and east boundary lines of the subject property.
B. PROCEDUR.AL INFORMATION:
Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.402 and 14.632
Hearing Date aod Location: September 30, 1998, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA.
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Notices: Mailed: September 14, 1998 by applicant
Posted: September 15, 1998 by applicant _
Published: September 15, 1998
Compliance: The legal requirements for public notice have been met.
Site Visit: September 29, 1998
Hearing Procedure: Pursuant to Resolution Nos. 96-0171 (Hearing Examiner Ordinance)
and 96-0294 *(Hearing Examiner Rules of Procedure).
Testimony:
Tammy Jones Scott Engelhard
Division of Building and Planning Division of Engineering and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Brad Marshall Thomas Hyslop
Adams and Clark, Inc. P. O. Box 13322
1720 West 4"' Avenue Spokane, WA 99213
Spokane, WA 99204
James Slavin Kathryn Knauss
811 West 2"d Avenue 906 North Girard Road
Spokane, WA 99204 Spokane, WA 99212
Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoning Code and
Spokane County Code. Also, County Resolution Nos. 85-0900 (adopting County Zoning Code
and Program to Implement the Spokane County Zoning Code), 96-0171 and 96-0294. Hearing
Examiner Committee Findings and Order dated 12-5-85 in Building and Planning Division File
No. ZE-3-85, and site plan of record submitted on 11-22-95 in File No. ZE-3-85, and 1985
zoning map of vicinity in File No. ZE-3-85.
C. LAND USE ANALYSIS:
1. General annroval criteria
In considering a rezone application, Washington case law generally provides that (1) there
is no presumption in favor of the rezone, (2) the applicant for the rezone must prove that
conditions have substantially changed in the area since the last zoning of the property, and (3) the
rezone proposal must bear a substantial relationship to the public health, safety or welfare.
Parkridge v. Seattle, 98 Wn. 2d 454, 462 (1978); and Bjarnson v. Kitsap County, 78 Wn. App.
840 (1995). Deviation from a comprehensive plan does not necessarily render a rezone illegal.
The plan is considered as a general blueprint and only general conformance with such plan is
required to approve a rezone. Citizens for Mount Vernon v. City of Mount Vernon, 133 Wn.2d
861, 873 (1997); Cathcart v. Snohomish County, 96 Wn.2d 201, 211-12 (1981); and Bassani v.
County Commissioners, 70 Wn. App. 389 (1993). Also see RCW 36.70.340 and RCW
36.70.020 (11). Some Washington cases have dispensed with the changed circumstances
HE Findings, Conclusions and Decision ZE-6-98 Page 3
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requirement where the proposed rezone closely implemented the policies of a comprehensive
plan. Bjarnson v. Kitsap County, 78 Wn. App. 840, 846 (1995); and Save Our Rural
Environment v. ►Snohomish Courity, 99 Wn.2d 363, 370-371 (1983). Where a comprehensive
plan conflicts with zoning regulations, the provisions of the zoning code will normally be
construed to prevail. See Weyerhaeuser v. Pierce County, 124 Wn.2d 26, 43 (1994); Cougar Mt
Assocs. v. King County, 111 Wn.2d 742, 755-57 (1988); and Nagatani Bros. v. Commissioners,
108 Wn.2d 477, 480 (1987).
The County Hearing Examiner Ordinance authorizes the Hearing Examiner to hear and
decide rezone applications. The Examiner is authorized to grant, deny or grant with such
conditions, modifications and restrictions as the Examiner finds necessary to make the
application compatible with the Spokane County Generalized Comprehensive Plan and
development regulations. See County Resolution No. 96-0171, Attachment "A", paragraphs 7
(d) and section 11; and RCtiV 36.70.970. Applicable development regulations include without
limitation the Spokane County Zoning Code, the State Environmental Policy Act (SEPA) and the
County's Local Environmental Ordinance (chapter 11. 10 of the Spokane County Code).
Section 14.402.020 of the Zoning Code authorizes amendments to the Code based on any
one of six (6) grounds, without differentiating between amendments to the zoning text of the
code and amendments to the official zoning map. Zoning, Code 14.402.020 (1) authorizes the
Code to be amended if it is consistent with the Comprehensive Plan and is not detrimental to
the public welfare...". Zoning Code 14.402.020 (2) authorizes a Code amendment where
[c]hange in economic, tech.nological, or land use conditions has occurred to warrant modification
of this Code...". These are the most relevant criteria for consideration of the cunent rezone
application.
Spokane County Zoning Code 14.100.104 indicates that the Zoning Code shall be
interpreted 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. Zoning
Code 14.100.106 states that when the Zoning Code conflicts with the Comprehensive Plan, or
other adopted plans and regulations of the County or other regulatory agencies, the more
restrictive provisions shall govern to the extent legally permissible and the Zoning Code
provisions will be met as a minimum. The Comprehensive Plan itself indicates that it should be
used as a reference source and guide for making land use decisions. Comprehensive Plan, p. 2.
The relevant "decision guidelines" set forth in the Plan are to be used as a guide to determine
whether a particular proposal should be approved, conditioned or denied.
2. The nronosal. as conditioned, 2enerally conforms with the Spokane Countv Generalized
Comnrehensive Plan: bears a substantial relationship to and will not be detrimental to the public
health, safetv and eeneral welfare; and complies with the Spokane County ZoninQ Code and
other aomlicable development regulations.
The site is designated in the Urban category of the Comprehensive Plan. The Urban
category is intended to provide the opportunity for a"citylike" environment, which includes
various land uses, residential development and a high level of public facilities and urban
services. It is primarily a residential category of single-family, two-family, multi-farnily, and
condominium buildings along with neighborhood commercial, light industrial, and public and
recreational facilities.
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The Urban category recommends a residential net density range of one (1) to 17 units per
acre. The more intensive uses in the Urban category, such as light industrial and neighborhood
commercial, are expected to be located near or along the heavily traveled streets. The least
intensive single-family residential uses will be isolated from the noise and heavy traffic, and
multifamily structures will usually be a transitional use located between single-family residential
and the more intensive areas. See Comprehensive Plan, Section 1, "Purpose" and "Detailed
Definition". The Urban category also indicates that buffering, screening and landscaping should
be used to render land uses in such category compatible and avoid adverse impacts. Decision
Guideline 1.5.1.
The applicant seeks to rezone the site from the UR-3.5 zone and UR-7 zone to the Light
Industrial (I-2) zone, to allow industrial equipment storage and rental, and a caretaker's
residence. This development would serve as an extension of the applicant's existing and
adjacent industrial equipment and rental storage business, and include storage and rental of such
items as lift equipment, ladders and scaffolding. See testimony of Brad Marshall.
Zoning Code 14.632.100 provides as follows:
The purpose of the I-2 zone is to meet the needs for intlu.rtrial land
ideritified in the Industrial Category of the Comprehenstve Plan.
Inclustrial uses in this zone will include processing, fabrication, light
assembly, freight handling and similar operations, all of a non-offensive
nature. It is the intent of the I-2 zone to allow for these uses by making
them compatible with surrounding uses. General characteristics of these
areas include paved roads and sidewalks, public sewer and water, a full
line of public services including manned fire protection and public transit
accessibility.
The Board of County Commissioners recently amended the Industrial Zones Matrix,
Zoning Code Chapter 14.629, to allow several new commercial uses in the industrial zones of the
Zoning Code. (County Resolution No. 96-0787). In the I-2 zone, this includes certain
designated uses as well as virtually all uses allowed in the Regional Business (B-3) zone,
provided the development standards of the B-3 zone are met.
The Staff Report found that the proposal generally conformed to the policies of the Urban
category, that the rezone was justified based on changed conditions in the area and that the
proposed I-2 zone implemented the purpose and intent of the Comprehensive Plan. The Staff
Report recommended changes in the site plan to comply with the fencing, landscaping and
pavement surfacing requirements in the I-2 zone. The Staff Report also recommended
movement of the gated entry in the project from the north to the south end of the site, to reduce
traffic impacts to the single-family homes located along the east side of Girard Road.
The I-2 zone is intended to implement the Industrial category of the Comprehensive Plan,
not the Urban category. The Urban category does contemplate light industrial uses along the
more heavily traveled streets. Light industrial uses in the Urban category are intended to be
, implemented through the Industrial Park (I-1) zone. An equipment rental facility is a prohibited
use in the I-1 zone, but is permitted in the I-2 zone. General indoor storage is allowed in both
zones. General outdoor storage is permitted in both zones, subject to certain performance
HE Findings, Conclusions and Decision ZE-6-98 Page 5
standards. Acaretaker's residence is prohibited in the 1-1 zone, but is a1lowed as an accessary
use in the I-2 zone. See Zoning Code 14.629.020.
The develapment standards afthe 1-1 zone are generalty considerabIy stneter than those of
'
the I,2 zone. Yn the I-Z zone, storage of ali raw rnatena1s, finished produots, machinery and
equipment must either be wlthin an enclosed building or behind a sigh#--obscurlng, non-pierced
fence that is at least six (6) feet in height and at a suffcient height to screen stored items fram
vlew. Such screening ma~ ~e waived ifadjacent propertles aro zaned industrial or have existing
industnal uses, and the owners ofsuch adjacent properties do not object to such waiver. See
Zvning Cade 14.632.355. In the I-1 zone, firtished products rnay be stared outslde only in the
back half of a 1ot, and all unfinished products or raw rnaterials must be starffd within an enclvsed
building. Zcaning Cade 14e630.355 Asix-fQat high sipht-obscunn; screen is required adjacent
tca or across a public stre~t from existing residential development in the I-1 zone. Zoning Code
14.630,365
The development standards of the I41 zone requir-e at leas# 10% of the site tn be landscaped,
and requires 25 feet afType III landscaping adjacent ta a public road. The 1-2 zone requires five
{5} feet of Type III landscaping adjacent to a public road. Bath zones require 25 feet of Type II
landscaping adjacent ta freeways. See Zoning Cvde 14 806 060 and 14.630.350.
In Buel1 v. Bremertan, 80 Wn. 2d 518 (1972), the Washingtart State ,5upreme Court
authoc-ized deviation from a cornpreh,enslve plan to allow rezoning activity which increased the
area in which a particular business use was permitted. The cuirent situation is analogous, since
the pr03'ect would expand #he applicant's exis#ing business anto the site. The existin~ business
fronts alonc, Braadway Avenue, a Principal Arterial, The norkherly border afthe site fronts along
I-90, and the applicant seeks ta take advantage of such location to pramote his business.
Reiatively little camment was received from neighbanng property owners. The appliearrt
owns rnuch of the block hetween Lt~ly Road and Gsrard Raati, The representative for certain lots
Iving west of and adjacen# ta the slte along Lilly Road expressed support for the project,
indicating that the appllcant's operation had cleaned up the area frorn the previous ownership,
and would help provide needed infrastruc#ure in the vicinity such as fire flow, water and sewer.
See testimony of Jim S1avin. A neighbarinc, property owner residing near the site alang the east
side of Cirard Road objected to certairt potential irnpacts from the project, including tn.ick traffic
along Girard Road, noise, air pollutian, dust, crlare from security lighting. 'T'he removal of trees
from the nartherly barder of the site was also objected to by such owner. See testimony of
Kathryn Knauss, and ]etter dated 9-22-98 from Gordon and Kathtyn K.nauss. Another resident
along the cast side of Girard Road alsa expressed corzcet-r7 regarding the potential noise and dust
frorn the proj'ect, truck #raffc alang Girard Raad and a restrsctian on working hours. See letter
dated 9-14-98 from Geargia R. Janeson.
The applicant testified that the praject would generate na truck traffic along Girard Road,
and that the access illustrated at the north end of the praject was intended to provide aecess only
for a sewer easement. 7'he app]icant further rndicated that the sitc would be used primarily for
storage, and that there would be, no truck traffic an the site. The applicant a1so testified that the
lnstallation of 25 feet of landscaping along the north praperty line was cornplicated by the
eIevation of the slte adjacent t~ the f-eeNvay See testimany ofTom Hyslvp and Brad Marshall.
HE Findings, Canclusians and Decisian ZE-6-98 Page 6
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The Zoning Code generally requires that all off-street industrial storage areas within the
Urban Impact Area be graded and paved, subject to an exemption for parking and storage areas
routinely used by cleated and other heavy equipment, and subject to a waiver when it can be
demonstrated that alternative surfacing that is proposed will not adversely affect water quality,
air quality or the integrity of the parking area. See Zoning Code 14.802.080. The exemption
would not appear to apply, and any request for a waiver would take into consideration the air
quality concerns of neighboring property owners.
The Building and Planning conditions of approval require that a lighting plan be approved
for the site, and prohibit direct light from any exterior lighting fixture from extending beyond the
property boundary. The I-2 zone requires compliance with the requirements of the Spokane
County Air Pollution Control Authority, state noise standards and other applicable health and
safety regulations. See Zoning Code 14.632.385.
Considering that the area is somewhat in transition from a single-family area to an
industrial area, the age of the existing housing in the vicinity, the proximity of the site to
Interstate 90, the fact that the project is an extension of an existing industrial use and will be
served by a high level of urban services, the industrial zoning that abuts the site on two sides, the
proposed use of the site primarily for the storage of equipment, the limited on-site activity that
will occur, and the performance standards applicable to the project, the Hearing EYaminer finds
the proposed I-2 zone can implement the Urban category of the Comprehensive Plan. The
restriction of truck traffic along Girard Road from the project is needed to assure consistency
with the Comprehensive Plan. See Comprehensive Plan, Transportation Section, Decision
Guideline 21.1.6.
The site plan of record illustrates the presence of a proposed driveway on the applicant's
adjacent property extending between Lilly Road and Girard Street, which abuts the south
boundary of the site. A gated entry is illustrated at each end of the proposed driveway. The site
plan also shows an eight (8)-foot high wrought iron fence along the east boundary of the
applicant's adjacent property to the south, along with an existing gate located along the southerly
half of such boundary. No landscaping exists along such boundary.
The applicant's adjacent property does not comply with the conditions of approval attached
to the 1985 rezone of such zone for industrial use. The conditions of approval for such rezone
required the installation of a five (5)-foot landscaping strip and grassy swales, as shown on the
site plan submitted on November 22, 1985, along the east boundary of the applicant's property
lying south of the site adjacent to Girard Road, if the site was developed for storage. The
conditions of approval required a 7.5 foot landscaping strip and grassy swales, as shown on the
site plan, if the site was developed for a warehouse office use. Such landscaping was required to
be planted and maintained in a dense landscaping screen, including the planting of pyramid
arborvitae and junipers, and to be at least five (5) feet tall at the time of installation. The
conditions of approval further required that access points to such site from Girard Road be
limited to those directly across the street from a non-residential zone. The conditions further
required that all traveled surfaces be paved and kept clean. See Hearing Examiner Committee
Finding and Order dated 12-5-85 in File No. ZE-3-85. These 1985 rezone conditions of approval
continued to bind such property after the cross-over zoning of such property to the I-2 zone under
the Zoning Code in 1991, pursuant to the Program to Implement the Spokane County Zoning
HE Findings, Conclusions and Decision ZE-6-98 Page 7
Code. See County Resolution No. 85-0900, Program to Implement the Spokane County Zoning
Code, Zone Classification Transition Guide, "Contractual Conditions" section.
At the time of the 1985 rezone, the northerly half of the applicant's adjacent land lying
south of the current site lay directly across Girard Road from land zoned for residential purposes
under the now expired County Zoning Ordinance. Such residential zoning was preserved after
the crossover zoning of the County Zoning Code was implemented on January 1, 1991, with such
land currently being zoned UR-7. The applicant's gated entry from Girard Road on the
applicant's abutting ownership adjacent to the southeast corner of the current site is in violation
of the conditions of approval established by the Heanrig Examiner Committee in 1985 in File
No. ZE-3-85 The lack of sight-obscuring landscaping along the east boundary of such adjacent
property adjacent to Girard Road is also in violation of such conditions of approval. The fact that
the conditions were established before the appllcant required such property is irrelevant, since
such conditions run with the land. Therefore, access to the current site from Girard Road via the
proposed driveway and gated entry located on the applicant's adjacent land to the south would
violate the conditions of approval of the 1985 rezone. The Hearing Examiner has called attention
to these inconsistencies in the conditions of approval below.
The Staff Report indicates discrepancies in landscaping and fencing on the site plan of
record for the current rezone project with the development standards of the I-2 zone. These
discrepancies are also addressed in the conditions of approval below.
As conditioned, the proposal is reasonably compatible with adjacent land uses, and will be
consistent with public health, safety and welfare. The proposal is conditioned for compliance
with the Light Industrial (I-2) zone, the Spokane County Zoning Code, and other applicable
development regulations. The procedural requirements 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 Nonsignificance issued by the Division of Building and Planning, and finds
that there will be no significant, probable adverse environmental impacts from the project. No
adverse comments were received from public agencies that would dictate a need for withdrawal
of such environmental determination.
3. Conditions in the area in which the propertv is located have chanaed substantiallv since the
prooertv was last zoned.
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 Section 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. Cotrnty
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. Bjarnson, at 846, Save Our Ricral Efivironment v. Snohomish CoztfTty, 99
Wn.2d 363, 370-371 (1983).
As discussed above, the proposal is generally consistent with the Comprehensive Plan.
There is also ample evidence of changed conditions in the area since the last zonin~ of the site,
HE Findings, Conclusions and Decision ZE-6-95 Page 8
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whether this is considered to be the Residential Manufactured Home zoning of the site
established under the Zoning Ordinance in 1969, or the transition zoning of the site to the UR-3.5
and UR-7 zone of the Zoning Code in 1991. Such changed conditions include the need for
expansion of the applicant's existing business, the extension of public sewer to the area,
increased traffic along Broadway and I-90 in the area, and population growth in the Spokane
Valley area of the county.
III. DECISION
Based on the Findings of Fact and Conclusions above, the above application for a zone
reclassification is hereby approved, subject to the conditions of the various public agencies
specified below. Conditions which have been added or previously recommended conditions
which have been significantly altered are italicized.
Failure to comply with the conditions of this approval may result in revocation of this
approval by the Hearing Examiner. This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction over land development.
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
1. All conditions imposed by the Heanng Examiner shall be binding on the "Applicant,"
which term shall include the developer and owner (s) of the property, and their heirs, assigns and
successors.
2. The zone change applies to the following real property Lots 9,10,11,12.13,14, and 15,
Block 2 of First Addition to East Spokane, according to the plat recorded in Volume "P", page 7,
in the NE '/4 of Section 13, Township 25 North, Range 43 EWM, Spokane County, Washington;
together with that portion of vacated Cataldo Avenue lying north of and adjacent to said Lot 15;
and together with the east half of the vacated alley, County Ordinance No. 98-0061 recorded on
January 23, 1998, under Auditor's Recording No 4181458, adjoining said lots on the west;
except that portion of said vacated Cataldo Avenue and of said Lot 15 lying northwesterly of the
southeasterly right-of-way line of P.S.H. No. 2, I-90.
3. The proposal shall comply with the Light Industrial (I-2) zone and the Spokane County
Zoning Cocle, as amended.
4. The applicant shall develop the subject property in accordance with the concept presented
to the Hearing Examiner and the site plan of record tiated Jzcly 8, 1998, subject to modifications
reqaiired to establish compliance with the conditions of approval herein. Minor alterations or
addctions, when approved by the Director of the Division of Building and P1arulingldesignee,
may be permitted pacrsuant to Section 14.504.040 of the Spokane Cozcnty Zoning Cocle. All
vanations must conform to the Spokane County Zoning Code, and the original intent of the
development plans shall be maintained.
5. Approval is required from the Director of the Division of Building and Planning/designee
of a specific lighting and signing plan for the described property prior to the release of any
building permit, or tcse of the site as proposed.
HE Findings, Conclusions and Decision ZE-6-98 Page 9
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance acceptable
to the Director of the Division of Building and Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project prior to release of any buildinc,
permits or use of the srte as proposed. Landscaping shall be installed and maintained so that
sight distance at access points is not obscured or impaired.
8. The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Building and Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as is the subject of a land use action
by a Spokane County Hearing Examiner on September 30, 1998, imposing a variety of special
development conditions. File No. ZE-6-98 is available for inspection and copying in the
Spokane County Division of Building and Planning.
9. The proposed equipment storage area shall be paved as required by Section 14.802.080 of
the Spokane County Zoning Code, prior to cssuance of a building permit or use of the site as
proposed, unless a waiver is requested by the applicant and approved by the Director of the
Division of Building and Planning after consultatcon with Coacnty Engineering and tlie Spokane
County Air Pollutron Control Authority.
10. The site plan of record fails to show 25 feet of Type III along the northerly property line of
the site adjacent to Interstate 90, or sight-obsczcnng rion pierced fencing along the east und
north boundartes of the site, as required by the Zoning Code. Conipliance tivtth the Coacnty
Zoning Code shall be demoristrated prior to isszcance of u building pennit or use of t1re site as
proposed.
11. Access to the subject property from Girard Road through the gated entry at the north end
of the site shall be restricted to the access needed for the cnstallation and maintenance of sewer
facilities on the site.
12. There shall be no access by trucks to and from the site alojzg Girard Roacl. There shall be
no vehzcle access whtrtsoever to the site fr-om Girarcl Road by means of the gated eirtry afid
driveway proposed to be located immedcately south of the srte, as illustrated ori the site plan of
record, as long as vehicular access to Glrard Road at such location cs restricted by the
condctions of approval adopted in the Spokane County Hearing Exumijier Commrttee's Finclings
nnd Order clated December S, 1985, in Building and Planncng Divisiofl File No. ZE-3-85.
13 Th2 scte plczn of record for the current proJect, and the Hearing E.rantrrier's site visit, shotiv
devratiojis from the conditiorrs of approval uttuched to the rezone upproval in File No. ZE-3-85
for the applicarit's ad,Jacent property Thcs includes the abserice of landscaping and grassy
HE Findings, Conclusions and Decision ZE-6-98 Page 10
~
swales requirecl to be ifistalled along the south and east boacndarres of the applccant's adjacent
land which lies south of the cttrrent site, and regarding the prohcbition of access to such adjacent
land from Girard Road at this locution. These deviations should be reviewed for compliance cznd
enforcement by the Division of Building and Plannrng.
SPOKANE COUNTY DIVISION OF ENGINEERING
Prior to release of a building permit or use of property as proposed:
l. Access permits for approaches to the County Road System shall be obtained from the
County Engineer.
2. The applicant shall submit for approval by the Spokane County Engineer drainage and
access plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage system plan and surface water
disposal plan for the entire project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices. Paving or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by vehicles,
unless tivaived by the Director of the Coujity Division of Building ancl Planning after consultation
with the County Engineer and the Spokane County Air Pollution Control Authority.
5. 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.
6. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No. 95-0498 as amended and are applicable to this proposal.
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
subject to inspection and approval by the County Engineer.
8. No roadway improvements to Girard Road are required at this time. Required
improvements to Girard Road were accomplished per RID #394.
9. The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards.
HE Findings, Conclusions and Decision ZE-6-98 Page 11
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SPOKANE REGYONAL HEALTH DISTRICT
1. The sewage disposal method shall be as authorized by the Director of Utilities for Spokane
County.
2. Water service shall be coordinated through the Director of Utilities for Spokane County.
3. Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health.
4. A public sewer system shall be made available for the project and individual service
provided to each building. The use of individual on-site sewage disposal systems will not be
authorized.
5. The use of private wells and water systems is prohibited.
SPOKANE COUNTY DIVISION OF UTILITIES
1. A wet (live) sewer connection to the area-wide public sewer system shall be constructed. A
sewer connection permit is required. Commercial developments shall submit histoncal and/or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
2. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance
of the sewer construction permit.
3. Arrangements for payments of applicable sewer charges shall be made prior to issuance of
sewer connection permit.
4. Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
5. Stormwater Utility: The applicant shall inclicute the location of grassed tnfiltrcztion area
swales ort the drainage plans submitted for the project.
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
1. All air pollution regulations must be met. See SCAPCA memorandum dated 7-29-98 in
County Division of Building and Planning Fite No. ZE-6-98.
WASHINGTON STATE DEPARTMENT OF ECOLOGY
1. Wash water from equipment washing at equipment rental facilities, such as the current
project, commonly contain significant amounts of sediment, oil and grease that can cause
plugging of sewer lines and interference at waste water facilities. The applicant shall contact the
Spokarre Cottrtty Dtvisaon of rltilities, regarding Spokane Coacnty's cznd the City of Spokane's
pretreatment program, prior to construction or iese of the properry as proposed, for guidance on
pretreatment requirements.
HE Findings, Conclusions and Decision ZE-6-98 Page 12
~
WASHINGTON STATE DEPA►RTMENT OF TRANSPORTATION
1. Any signage visible to Interstate 90 shall comply with the State and Federal Scenic Vistas
Acts. If any such signage is to be installed, the applicant is requested to contact Andy Schenk at
the WSDOT Traffic Office for more information, at (509) 324-6551.
,
DATED this 3'dday of December, 1998.
SPOKANE COUNTY HEARING EXAMINER
X 1~ad ~ • -
Michdel C. Dempsey, WSBA
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 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 December 3, 1998.
DEPENDING ON WHICH APPEAL PERIOD REFERENCED ABOVE LEGALLY
APPLIES. THE APPEAL CLOSING DATE IS EITHER DECEMBER 11, 1998 OR
DECEMBER 17. 1998.
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, (509) 324-3490. 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 4:00 p.m. Copies of the documents in the record
will be made available at the cost set by Spokane County ordinance.
HE Findings, Conclusions and Decision ZE-6-98 Page 13
I
('anccicZi Fiic ENGINEER' S RVVI9W SHEET
Dait Fi,ed
Date As Duilt Plaffi Rtxrivrcl
Uate Rcuxi Plaas Apprnve! REZONF FILE # ZE-0006-98 ticw Road Stan+7ards 5-15-95 Mvlar ~
~ Companion File
~
Hesu-ing Date r-~ - ii Ti,ne: H Numher: Relatccl File
1'ixhnic:+l Rcview Dnce: 07130i 1998 TR Time: 01:15 Building Dept ff":
Revicw Date: R Timc: R Numbcr: TECH RL• V II:W#
Date Rrceivecl: 0711311998 Rc:vicK. •I' . [.arge Lut Hlde. Square Fert
) f'~':
No. Lot Nu. Acre .94
Project Name: UR-3.5 & UR-? TO 1-2 EQUPAIEN'I' KENTAL /ST0R1GE Range-Township-Scctian: 43- 25 -!3
Si[e Address: S I-90. E LILY/ W GIRA[tDiN BItOAllWAY PARCEL(S): (firsc 20)
:lpplicant Nacne: E-iYSLOP, THOMAS JR Phone (5U9) 327-4092 35131.1130
APrlicant Addrrsti: PO BOX 13322 Phone 2#
SPdKANE. '%N'A 99213
U:li[ fA[Idli14~i1S !waliCt~:
I=locxl Zor~r fvc~ Water 4 Sc~% er SchoK~! 363 Fire 1 Ptwne
Billing Owner: NYSLUP. THOMAS ]R Engittecr
Address: Addrrss p'O BOX 13322 Company ADAhtS & CI.ARK INC
SPOKANE. WA 99213 Adtll'etiS: 1720 W 4TN AVE
SPOKANE WA 99244-I702
Phonr: Ytlcme: (sc») 9217-M92 Phuru: 509-7474000
Fu: 509-747-895 3
SigrtrJ Natnr
DI~'t itS hmit6-eri,5 / Plaiining # 456-2205 Contaci: TAM-NtY J4NFS
DATE TECHNICALLY CUMPLETE
DATE NOT TECIINICALLY COMPLETE
DATE YAY FECS RECCtVED
DATE PRIORCCY FEES RECEIVED COPY 1'O ACt:OUNTING
1=INAL PLAT FEES COMPLETED AIv'D COPY TO ACGOUNTING ~
NOTICE TO PUIILIC / NOTICE TO PUBLIC tl 1 3 4 6 COMPLETFD - OR NEEDS TO BE SIGNED
ln-0ut #I in-l?ut #r? Ir: c)u: Mi
DFS[GN UEVIATIOh DATES IN-OUT
1n-Out A4 !n-C?ut #5 lu•Ous xt;
E30ND QUAN17'['IES FOR DRAINAGE ITEM CALCUL.ATED I
DA1"L: DOND RECF:IVED BOND A!+10C1tiT RECEIVf:D
DATE [30VI) Rt:Lf:ASE - D:1TE B()`'D REDIlCED Bt)N1) 1;A[.AIv'c'1:
Hranng Uatr: D%:.iswun Approv-i V _ Drniad Cuntinuc.i :1ppL:i1e.i BCC 'Ocn;,.l _
Al,pealod to Couri Approved Dcmiod Cor:.,;i~:_'1 E 1 1.1! E', _r:.!
1 ? STAMPED MYLARS TO SECRETARY (SANUYi
STAMPED 208 LOT PLANS TO SECRETARY (SANDI"i
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STAFF REPORT TO THE HEARING EXAMINER
FILE ZE-6-98
~~i N ~Xi
W'W
DIV
ISION OF BUILDING ANO PLANNING
SPOKANE COUISM
HEARING DATE: September 30, 1998 @ 10:30 a.m. FILE ZE-6-98
PROJECT PLANNER: Tammy Jones, Associate Pianner
PROJECT DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-3.5) and
Urban Residentiai-7 (UR-7) to Light industriai (I-2) on approximately .94 acres for equipment
rental/storage and those uses allowed in the Light Industriai (I-2) zone.
STAFF RECOMMENDATION: Staff recommends approval of the proposed zone reclassification, as
conditioned.
Project Data "
Project Location: The subject property is generally located west of and
adjacent to Girard Road and south of and adjacent to _
Interstate 90 in the NE of Section 13, Township 25
N., Range 43 EWM, Spokane County, Washington.
Parcel Number(s) 35131.1130
Owner: Thomas Hyslop
P.O. Box 13322
Spokane, WA. 99213
(509) 927-0092
Agent: Brad Marshall
Hdams & Ciark, Inc.
1720 W. Fourth Avenue
Spokane, WA. 99204
(509) 747-4600
Comprehensive Plan Designation: Urban
Zoning: Urban Residential-3.5 (UR-3.5) and Urban
Residential-7 (UR-7)
Existing Land Use: Residential and undeveloped land.
Surrounding Zoning and Land Uses:
• North: Zoning to the norQh of the site is Urban Residential-
3.5 (UR-3.5) established in 1991, and previously
classified as Agricultural (A) in 1948 (ZE-421-48).
. The primary land use to the riorth of the site is
Interstate 90.
• South: Zoning to the south of the site is Light Industrial (12)
established in 1991, previously clae~ified as
Restricted Industrial (RI) in 1985 (ZE-3-85). Land
use to the south of the site consists of an equipment
zE-s-sa
Staff Report - September 30, 1998 Hearing
1 of 6
r ? • •
rental business.
• East: Zoning to the east of the site is Urban Residential-7
(UR-7) established in 1991, and previously classified
as Residential Mobile Home zone (RMH) in 1969
(ZE-37-69). The primary land use to the east of the
site is single family residential.
• West: Zoning to the west of the site is Light Indusfial (I-2)
established in 1991, and previously classified as
Restricted Industrial (RI) in 1955 (ZE-164-55). Land
uses to the west of the site consist of single family
residences and vacant land.
Recent land use actions in The most recent land use actions in the surrounding
surrounding area: area include ZE-49-97; a zone reclassification from
Manufacturing (M) to Regional Business (B-3) for
property located at the northeast comer of Broadway
and Eastem, approved by the Hearing Examiner
Committee on December 3, 1987, and ZE-3-85; a
zone reclassification from Residential Manufactured
Home zone (RMH) to Restricted Industrial (RI) for
property located at the northwest comer of Broadway
and Girard, approved by the Hearing Examiner
Committee on December 5, 1985.
Land Division Status: Legal lots of rec:ord. The subject property was _
established as Lots 9,10,11,12,13, 14 and 15, Block
22 of First Addition to East Spokane in 1911.
Shoreline Designation: Not applicable _
Water Purveyor: The site is served by Spokane County Water District
#3.
Sewage Disposal: A public sewer system is available to the site.
Fire District Spokane County Fire Protection District #1 provides
fire protection to the site.
School District West Valley School District #363
Nearest Arterial and Distance: The site is located approximately 300 feet north of
Broadway Avenue which is designated as a Major
Arterial by the Spokane County Arterial Road Plan.
The site is also located directly adjacent to Interstate
90, but there is no direct access from the site.
Neighborhood Association: None known
• This proposal is located inside the Interim Urban Growth Area (IUGA).
• This proposal is located inside the PubOic Transportation Benefit Area (PTBA).
GMA/Critical Areas
T
Aquifer Recharge Area: The t~ubject property is located within the
Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overlay Zone.
Fish & Wildlife Habitat Conservation Areas None illustrated on the Spokane County
Critical Areas Maps.
Floodplain The site is Iocated outside of the 100 year
floodplain.
ZE-6-98
Staff Report • September 30, 1998 Heanng
2 of 6
. .
Geologically;Haiedous-Areas None iilustrated on the Spokane County
Critical Areas Maps or Vlfetiand Inventory
Maps.
-Wetlands - , None illustrated on the Spokane County
Critical_Areas Maps or Wetland Inventory
Maps.
-,SEPA
Determination of 'Nonsignificance (DNS) issued on
Comments periods ends on
iVoticinq
Published: The proposal was-published in the Legal Notice section of the Spokesman Review,on
September '15, 1998.
The deadline ,for notifying property -owners/taxpayers within400 feet of the proposal was
September 16, 1998..
Site Posting Deadfine: The-,deadline,for posting public notice on the site was September 16, 1998.
1724 Compliance Dates
Application Accepted: Jufy 9,, 'f 998
Technically Complete / Detemnination of Completeness issued: August 11, 1998
Date Notice of Decision is d''ue: D"ecember 9, 1998
Reviewin4 AQencies •
12 agencies were notified on July 14, 1998 and September 4; 1998. Comments were due on July-30, 1998,
and September 16, 1998. -
Agencies -Notifed - ' Response ` Date_. = Agencies Notifed - ; °Response Date-
;Received'. Received = Received _Receivecl
-
Spokane County Division Yes 9G14/98" Washington State Yes ' 7/21/98
of Engineering; Department of
Transportation Transportation Spokane Couniy Divi'sion ' Yes 9/8198 Spokane County'Fire Yes 7/20/98
of Engineering; Protection District #1 '
Development Services Spokane County Division Yes 9/14/98, Spokane County Air Yes - 7129198
of Utilities PolluGon Cantrol
Auttiority
,Spokane County Division Yes 7/30/98 Spokane Regional No
of Utilities, Water Transportation Council
Resources
Spokane County Division - Yes 9118/98 Spokane Transit , No
of Long Range Planning _ Authority
Spokane Regional Health Yes 7/30198 • Spokane County Water "No
District District #3, _
- - ,
Aqency Comments:
Comments received from agericies were,general in nature. The Washington State Department of
Transportation has stated that any proposed signage visible to.lnterstate 90,conform to the State and
Federal Scenic Vistas Act The ~Division ofLong Range Planning submitted-comments ihat expr,essed
concem' over the compadbility of light industrial uses within tihe. Urban category of:the Comprehensive Plan.
ZE-6-98
-Staff Report - September 30, 1998 Hearing
3 of 6
. .
. ~
ResQonses from the Public:
A letter was received from a nearby property owner expressing concem over development of the site, most
specifically related to dust control and landscaping. The property owner has requested that the applicant
pave the site to reduce dust from the proposed use and replace recently removed vegetation adjacent to
Interstate 90 which helped to buffer the noise and view of the freeway.
DescriQtion of the Site:
The site is approximately.94 acres in size and is generally flat The site is accessed by Girard Road and is
located directly adjacent to Interstate 90. The site contains an existing storage building and an empty
manufactured home, which the applicant has stated will be a caretaker's residence, and is enclosed by a
six-foot high chain link fence. Vegetation on the site consists of scattered hees and shrubs. Surrounding
uses include single family residences lacated to the east and west of the site. The applicants existing
business, Hytopz Inc., is located south of and adjacent to the site along Broadway Avenue. Girard Road is
paved road with two lanes without curb or sidewalk.
Backqround:
The application for the proposal was submitted to the Division of Building and Planning on July 9, 1998. A
Technical Review meeting was held on Juty 30, 1998, and the application was determined to be technically
complete on August 12, 1998. The existing zoning for the subject properiy is Urban Residential-3.5 (UR-
3.5) and Urban Residential-7 (UR-7) established in 1991, and previously classified and Agricultural (A) in
1948 (ZE-422-48) and Residential Manufactured Home zone (RMH) in 1969 (ZE-37-69). The site has been
_ used for residential purposes in the past. The applicant has requested the zone reclassification in order to
use the site as an additional equipment storage area for the adjacent existing business located at the
northwest comer of Broadway Avenue and Girard Road.
Staff AnalVsis:
Comprehensive Plan:
The subject property is located within Urban category of the Comprehensive Plan. The Urban category is
intended to provide the opportunity for development of a"citylike° environment which includes various land
uses, intensive residential development, and public facilities and services (water, sanitary and storm sewer
lines, police and flre protection, and other features).
Since Urban areas will be the mast intensely developed of all the categories, it is primarity a residential
category of single-fami(y, two-family, multifamity, and condominium buildings afong with neighbort'tood
commercial, light industrial, and public and recreational facilities. The more intensive uses such as light
industrial and neighborhood commercial will be focated near the heavily traveled streets, whife the least
intensive single-family residential uses wiQ be isolated from the noise and heavy traffic. Detailed Definition
D, Noncompatible Uses, states that due to the variety and mix of land uses and activities found in the Urban
category, there are few tand use acbvities that would be inappropriate. Many uses may require screening or
other perfomnance standards to make them compatible with one another. Detaiied Definition D goes on to
state that heavy industrial uses would not be comRatible within Urban areas. Decision Guidelines 1.5.1 and
15.2 state that buffering and /or landscaping will be used to mi6gate the differences between proposed
devefopments and existing uses. The development standards of the Spokane County Zoning Code will
require landscaping on the site along Girard Road and Interstate 90.
The proposed zone reclassification is consistent with the Goals, Objectives and Decision Guidelines of the
Urban category in that light industrial uses are compatible, the site is located 300 feet from a Major Arterial
and direcUy adjacent to an interstate highway, and that required landscaping can be used to mitigate
impacts to the nearby residential uses. The existing residential area is separated from the site by Girard
Road, and the site adjoins existing Light Industrial (I-2) zoning to the west and south.
ZE-6-98
Staff ReRort - September 30, 1998 Hearing
4of6
. .
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Zoning:
The applicant has requested a zone reclassification from Urban Residendal-3.5 (UR-3.5) and Urban
Residentiai-7 (UR-7) to Light Industrial (1-2) for an equipment rentaVstorage area. The purpose of the
proposed Light Industrial (I-2) zone is to meet the needs for industrial tand idenafied in the Industrial
category of the Comprehensive Plan. Industrial uses will include processing, light assembiy, freight handling
and similar operations, all of a non-offiensive nature. lt is the intent of the Light Industrial (I-2) zone to allow
for these uses by making thenn compatible with surrounding uses. General characteristics of these areas
include paved roads and sidewalks, a full line of public services including manned fire protection and public
transit accessibility. The proposed zone reclassification implements the purpose and fntent of the requested
Light Industrial (I-2) zone based on the avaiEability of pubfic services, adjacent industrial uses, and the close
proximity of the site to a Major Arterial.
Site Plan:
The site plan of record illustrates a proposed equipment storage area with an existing storage building and
an pole building to remain. The site plan afso illustrates two existing mobile homes that are to be removed.
However, the applicant stated in the environmental checklist that one of the mobile homes was to remain on
the site as a caretaker's residence. One gated entry to the storage area is proposed along Girard Road at
the north end of the site. The Division of Buifding and Planning recommends that the gated enUy be moved
to the south end of the site in order to reduce traffic impacts to the adjacent neighborhood. The site plan
illustrates 5 feet of Type III landscaping along the Girard Road frontage and also adjacent to Interstate 90.
However, Section 14.846.080 of the Spokane County Zoning Code requires 25 feet of Type I1 landscaping
along Interstate 90. The site plan also illustrates a proposed six foot high chain link fence with sight
obscuring slats along a portion of the west property line which already exists on site. Although a portion of
the fence is sight obscuring, Section 14.632.355 of the Zoning Code also requires the fence to be sight
obscuring along the east and north property lines. It is noted in the site plan that the surFace of the proposed
equipment storage area is to consist of gravel. Secbon 14.802.080 of the Zoning Code requires that "All off-
street parking and commercial, indusfial storage areas within the Urban Impact Area (UTA) shall be graded
and a paved surface installed before a Certifrcate of Occupancy for the building is issued.° Section
14.632.355 does list exemptions to the paving requirements, the first one being that parking and storage
areas roufinely used by cleated and other heavy equipment as approved by the Planning Direcior. Since
the proposal does not include any activities that would require a building pemnit to be issued, the Division of
Building and Planning recommends that paving of the site be included as a condition of approval fbr the
proposed zone reclassification, unless an exemption is requested by the applicant and approved by the
Division.
Excluding the above noted exceptions, the site plan of record demonstrates general compliance with the
applicable development standards of the Spokane County Zaning Code and Light Industrial (I-2) zone.
Site Plan Data
Site size: .94 acres
Proposed use: Outside storage of rental equipment.
Landscaping Prooosed ReQUired
Girard Road 5' Type II 5` Type II
lnterstate 90 5' Type II 25' Type II
Changed Conditions:
Section 14.402.020(2) of the Spokane County Zoning Cade states that amendments to the Zoning Map may
occur when it is found that °Changes in economic, technologicat, or land use conditions has occurred to
warrant modification." Changed conditions in the area of the proposal include a gradual change in the
ZE-fr98
Staff Report - SeptemDer 30, 1598 Hearing
5 of8
vicinity of the proposal from single family residential'uses to, industrial. and commercial uses, the close
proximity of,the site to.a4recently improved. Major Arterial and freeway interchange 'located west ofrthe site
along Broadway,Avenue, and previaus ione cFianges virithin'the vicinity of the site.
Staff Recommendation:
The proposed zone reclassification is consistent with the Goals,,.Objectives Decision Guidelines ofthe
U'rban, category, and implements,the purpose and intent-ofthe L-ight Industrial (I-2) zone. The Division of
Building and Planning r`ecorimmends approval of the zone-reclassification, as conditioned.
Attachrnents:
A. Maps
• Vicinity"Map
• Site Development Plan
o Comprehensive Plan
o Zoning
B. Conditions of Approva,l, '
. C. Agency and Public, Comments
,
zE-s-se
Staff Report • Septembsr 30, 1998 'Hearing
6 of 6
ATTACHMENT A
MAPS
VICINITY MAP
SlTE PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP
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ATTACHMENT B
CONDITIONS OF APPROVAL
,
~ RECOMMENDED CONDITIONS OF
~ i APPR4VAL FOR ZE-6-96
DIVISION OF BUILOING AND PLANNING
SPOKAls,M COUiNM
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The zone change applies to the following real property Lots 9,10,11,12.13,14, and 15,
Block 2 of First Addition to East Spokane, according to the plat recorded in Volume "P",
page 7, in the NE1/4 of Section 13, Township 25 North, Range 43 EWM, Spokane
County, Washington; together with that portion of vacated C'ataldo Avenue lying north of
and adjacent to said Lot 15; and together with the east half of the vacated alley,
Ordinance 98-0061 recorded on January 23, 1998, under`Recording No.4181458,
adjoining said lots on the west; except that portion of said vaeated Cataldo Avenue and of
said Lot 15 lying northwesterly of the southeasterly right-of-way line of P.S.H. No.2, I-90.
3. The proposal shall comply with the Light Industrial (I-2) zone, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Building and Planningldesignee, may be permitted, including but not limited to
building location, landscape plans and general allowable uses of the permitted zone. All
variations must conform to regulations set forth in the Spokane County Zoning Code, and
the original intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Building and Planning/designee of
a specific lighting and signing plan for the described property prior to the release of any
building permit.
6. Direct light from any exterior area lighting fixture shall nnt extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisians for the maintenance
acceptable to the Director of the Division of Building and Planning/designee shall be
submitted with a performance bond or other suitable. guarantee for the project prior to
release of any building permits. Landscaping shall be installed and rnaintained so that
sight distance at access points is not obscured or impaired.
8. The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
ZE-6-98 September 30, 1998 Public Heanng
Division of Buildmg and Planning Recommended Conditions of Approval
. conditions imposed as a result of approval of a land use action. This Title Notice shail
serve as public notice of the conditions of approval affecting the property in question. The
Title Notice should be recorded within the same time frame as allowed for an appeal and
shall only be released, in full or in part, by the Division of Building and Planning. The Title
Notice shall generally provide as follows:
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on September 30, 1998, imposing a
variety of special development conditions. File No. ZE-6-98 is available for
inspectian and copying in the Spokane County Division of Building and Planning.
9. The proposed equipment storage area shall be paved as required by Section 14.802.080
of the Spokane County Zoning Code, unless an exemption is requested by the applicant
and approved by the Director of the Division of Building and Planning.
ZE-6-98 September 30, 1998 Public Heanng
Division of Building and Planning Recommended Conditions of Approval
ATTACHMENT C
AGENCY ANO PUBLIC COMMENTS
. To: TAMMY JONES (Building & Planning)
CC: SUSAN MITCHELL (Hearing Examiner)
. From: JIM RED (Utilities)
Date: 9/14198
Subject: ZE-0006-98 Stage: Hearing Examiner Phase:
Girard St., Hyslop
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed. Sewer
connection permit is required. Commercial developments shall submit historical and or estimated
water usage prior to the issuance of the connection permit in order to establish sevrer fees.
SS12F Sewer plans acceptable to`the Division of Utilities shall be submitted prior to the issuance of the
sewer construction permit. ~
SS15 INACTIVE: Arrangements for payments of applicable sewer charges must be made for prior to
issuance of sewer connection permit.
WS01 Any water service for this project shall be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended.
d ° • -
Spokane County Public Wol ks Department
Division of Long Range Plannincr ~
1 ~
interoffice memo
~
RECEIVED
Date: 09/17/98 SPOKANE COUivT'Y
To: Tammy Jones, Associate Planner
CC: John Mercer, AICP 199~
From: Allan N. deLaubenfels, Planner
ZE-6-93 OiVIS10N OF BUILDING f1ND Rf.,~I~RII~lG
BY:
On 7/20/98 we wrote:
Thank you for the opportunity to respond to the above proposal. The Division of Long Range
Planning finds the following:
The proposal is located m the Urban Category of the Spokane County Comprehensive and is located _
inside the Interim Urban Growth Area (IUGA).
We note that the Urban Category of the Comprehensive Plan supports lioht industrial uses in locations _
which are adjacent to arterial roads. While it is not adjacent to Broadway Ave., it is near that arterial
and adjacent to I-90
The property adjacent to the west was rezoned in 1955 (probably to Restricted Industrial). When the
existina Comprehensive Plan was adopted, the Urban category was assigned to the area in spite of the
know ledge that this zoning existed. The area is part of an old plat and, with the exception of frontage on
Broadway is either vacant or has all been used for residential purposes. "Modest" may be a flatterinc,
term to apply to these residential uses, however, the plan makes no qualitative distinction between ~
residential uses. The construction of the freeway through the area has clearly made a strong impact. Just
a short distance east of this site is a well established and maintained trailer park which uses existing,
platted lots and is not confined at the perimeter as trailer parks often are
The Long Rancye Division must respond that approval of this zone needs to include screening or
other performance standards..." (Urban category, section D) to make it compatible with tfie residential
zon incr and uses just east across the street and to the east.
The Comprc;hen5ive Pa,..n is cle~- in its specifcation for buffering between existing
residential and proposed industrial uses.
The "D~ tai;c:d D::finision" of the Urban Category speaks to the issue of the location of
tises in tlle Fxst sentenc%-, of the foi_irth paraQraph which says: " The more intensive uses
such as liQht industrial and neighborhood commercial will be located near heavily
tz-aveled strecta, while the least intensive single family residential uses will be isolated
fromA the noise and heavv ttarfic."
Once a zone is chanc-yed, any use which is permitted in that zone is permitted. The
proposed storaQe could be replaced with a noisy and traffic intensive use.
u `
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITION$ OF APPROVAL" ZONE
TO: Spokane County Planning Departmen
FROM: Division of Engineering & Roads J
~
DATE: September 14, 1998
PROJECT: UR-3.5 & UR-7 TO I-2 EQPT RENTAL.& STG
FILE ZE-0006-98 /
Hearing: 09/30/1998 @ 10:30 #
Review Date: @ #
Sponsor/Applicant: BRAD MARSHAS.,L, ADAMS & CLARK (HYSLOP)
Section Township Range: 13-25-43
Planner: TAMMY JONES
Technical Review Date: (07/30/1998 @ 1:15)
The Spokane County-Engineering Department has reviewed the above referencea
application. The following "Conditions of Approval" are submitted to tne
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved.
Pxior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System sh(-=l! be
obtained from the County Engineer.
2. Applicant shall submit for approval by the Snokane Caunty Eng;nEer
drainage and access plans.
3. The appZicant sha11 submit for approval by the Spokane County Engineer
and the Spokane County Health District a detziled combined on-site
sewage system plan and surface water disposal pl_an for the entire
project or portion thereof if the clevelapment is pfiased.
4. A parking pian and traFfic circulation L~1Gn shall be submit~ed znd
apnroved by the Spokane Cotinty 1:'nginecr, The design, location Gr.d
arrangement of parking sLalts shall be in accordance wi th sta?-?dard
engineering practices. Pavinq or surfacing as Gpproved by tne Coun-cy
Engineer will be required .~ox ,:ny por: ion of ~:he pr_ojECt c,;~lcn ; s -o b~
occupied or traveled by ve~ia.cles .
CC Applzcant B?-:LD MARgF-UL, ADAMS & CLARK (HYSLOP)
Engineer/Surveyo_
Plariner TA.%Lyy JONES
j . { •
Page 2 '
09/30/1998 07/30/1998
ZE-0006-98
5. Al1 required improvements shall conform to the current State o~
U7ashington Standard Specifications for Road and Bridge construction and
other applica5le county standards and/or adopted resolutions pertGinina
to Road Standards and Stormwater Management in effect at the dat-e o.L
construction, unless otherwise approved by the County Engineer.
6. Roadway standards, typical roadway sections and drainage p1Gn
rzquirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and zre applicable to Lhis proposal.
7. No construction work is to be periormed within the existing or proposed
right of way until a permit has been issued by the County Engineer. P.11
work within the public road right of way is subject to inspection ana
approval by the County Engineer.
8. No roadway improvements to Girard Road are required at this tim2.
Required improvemen~s to Girard Road were accomplished per RID m394.
9. The applicant shall grant applicable border easements adjacent to
Spokane County Right of Way _per Spokane County Standards.
. f
~ • ` • ' t
SPOKANF COUNTY HE4LTH DISTRICT
CONDITIONS
a. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
b. Water service shall be coordinated through the Director of Utilities, Spokane County.
c. Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health.
d. A public sewer system will be made available for the project and individual service will be .
provided to each building.
e. Use of private wells and water systems is prohibited_
a
1 ■ ■
5094596828 SCAPCA 551 P01i02 JUL 29 '98 08:06
1em ■ . , . , :
1■~!!
INV
SPOKANE COUNTY
. • . ,1u"
a cLEA.Rt%%CA1R p AIR POICUTION
~ P<Do K A N ~ CONTROL AUTNORITY
WEST 7101 COLIEGE, SUITE 403 • SPOK.,.VE, WA 99207 •(509) 45"727 Fax (509) 459-6828
Date: ~~A-M
To: 6" Mr. Jeff Forry
D Mr. John Pederson
Spokane County Division of Buildings & Pianning
1026 W. Broadway Ave.
Spokane, WA 99260
From: Mr. Charies E. Studer
Re: SCAPCA REQUiREMENTS FOR:
FiI e N o.
ProPonentlPro1'ect Name: rz 7-v04gd)
~
❑ (ReQUes`t for Comments on .1
0 (Comments on Hearinqs Examinet Public Meetinq on )
❑ f Comments on Determination of Nonsi,qnificance lssued on ~
❑ (Pre-Appllcation/Development Conference on ~
The Spokane County Rir Follulion Confrol Author,ly (SCAPCA) was formed under the avthorily of the 1967 C/ean Air Act of Washincton
(RCM 1'hst Act required counNes, like Spokane County, to z-ctivate /ocal airpollution confrol agertcies. To ineef tt;e requirements of
thaf Act, SCAPCA adopted regulatlons fo control the emissions of air contam/nan(s fiom sourres wlthin Spokane County
PorU00s of Spokane Covnfy farl to meel federal hesllh standards for pariculate emissions (dusf and smoke) and carbon monoxr'de
Numeious stralegies have beon implemenfed to reduce air pollution emissions so Ihat we can lmprove air quah(y 2nd meef tea/th
sfandards
Following is a list of concoms/ssues lha1, af a minimum, need to be addressed tor proposed pmjecls. Addi(lonal comments may iesu/l
after more delelled infoimation of 1he project is supplied. SCAPCA encaurages pioponents to confsc! lheir otfices af 1101 West
College, Spokane, WA 99201 for addlflonal intormation.
The following conditions are relevant to propased project
• Harvesting of timber creates si(vicultural debris Consistent with State poficies and rey-ulations, algernatives to
burning should be examined. The preferred 2lternate disposal methods in the following nrder 2rc; slash
production min;mizaiion, slash uiilization, non-burning disposal and silvicultural biarning. 0t bLrrning is the only
reasonable disposal method 4hen it must be done in accordance with ali C-ipplicable reau;j,taE,ns, arid conducted
in a manner that minirnizes smoke reldted nuisances and air pollution impacts
• Washington State Regulation 173-400-110 requires tha't a Notice of Canstrftctian anri P\;ppIication for ApprOV21
be submitted to and approved by aur Agency prior to the construction, Installation or e:,tablishmerit of an air
Pollution source. lt is possibfe that the following a[r pollution soueces nay be present at the ps upased
factlity: ' .
One "or more fossfl fuel (natural gas, propane, butane, diesel, fuei oil, or waste oil) or wood
burning heat sources. Natutal gaslpropanelbutane burning boilers, heating units, or hot
~
G1fla ~ ~\CL(NUICAC'L~6r'~tm°~etitiV`.Ev~SrD GcNE:UL CGNMENTS ooc
5094596828 SCAPCA 551 P02i02 JUL 29 '98 05:07
, 1 • i
~ One or more tossit fuef (natural gas, propane, butane, diesel, fuel oi1, or waste oil) or wood
buming heat sources. Natural gasJpropane/butane burning boilers, heaiing units, or hot
water heaters, or combinations thereof, with a total heat input of 4,000,000 Btus/hr are
required to apply for a Notice of Construction. Other units are required to apply fot a NOC
when the total heat fnput exceeds 400,000 Btuslhf. In addition, additiona( requirements
such as controls for N;trogen Oxide emissions (NOx) and source testing may be required
depending upon the size of the unit.
~ One or more Stand by Generators. SCAPCA requir-es a Notice ot Constyuciion for all Stand
by Generators ihat are rated greater than or equal to 500 mechanical horsepower (373
Kilowatts).
• There are numetous buslnesses ihat are allowed in a commerciat and industriai zoning that are afr
pollution sources. Before any business is established at the site, SCAPCA should be contacted to
determfne if a Nottce of Construction ls required. A copY of this le2ter should be qiven to each new
tenant.
• All air pollution regulations must be met.
• Air pollution regUlaUens requlre that dust emissions during demolition, construction and excavation projects be
controlled. This may require the use of water sprays, tarps, sprinklers or suspension of activity during certain
weather conditions. Haul roads should be ireated and emissions from the trans;er of earthen material must be
contro(led as well as emiSSions from all other construction related activities.
• SCAPCA strongly recommends that al1 traveled surfaces (i.e. ingress, egress, parking areas, access roads)
should be paved and kept ctean to minim+ze emissions.
• Measures must be taken to avoid the deposiiJon of dirt and mud from unpaved surfaces onto paved surfaces. 1f
tracking or spills occur on paved surfaces, measures must be taken immediatety to clean these surfaces.
• SCAFCA Reeufafion Article 1V may require registration with this agency depending upon the type of business
ihat may be established at the site. An epproved Notice of Construciion suffices to meet this requirement.
• SCAPCA Regu(ation 1, Ar►icle VI, and SCAPCA Regulation II, Article IV, address air pollution emission
standards. A!I emisslon standards must be met.
~ Debris generated as a result of this project must be disposed of by means other than buming (f.e. consLlruction
w2sie, vegetative waste etc.).
• An asbestos survey must be done by an AHERA czrtified inspector prior to demofition or renovation of
building(s), to determine if asbestos-containing material is present at the site. Demolition and renovation
projects must comply with the requirements of CFR 40, Part 61, Subpart M, SCAPCA Regulation I, Article IX &
Article X Sect;on 10.09, and Washington State Regulations (WAC 296-62, -65, & -155). Notice of Intent to
Perform Asbestos Removal and/or Demolition forms are available at the SCAPCA office. Asbestos-containing
materiaf must be removed in accordance with Federal, State, Local regulations and disposed of at a licensed
facility. ,
• Depending upon the type of business or equ+pment established on siie, some objeciionable odors ,nay result
from this project SCAPCA's regulations state that effecuve conirol apparatus and measures must be used to
reduce oc;urs to a minimum.
~ All sofid fuel burning devices (flreplacPS wood stoves, pellet stoves, eic...) must comply wiih tacal, state, and
federal rutes and regulations. Fireplace emission standards go into effeci January 1, 1997, New fireplaces
mu5f be tested and (abeled in accordance with procedures and criteria specified in the tlBC Standard 31-2.
~ If the propenerst or anyone elsz has questions concerning the above, please contact Charles E. Studer (509)
456-4727 ext. 107, Apri) Miller ext. 105, or Kelle Vigeland ext. 106 at SCAPCA's offcce during the hours of 8:00
am & 4:30 pm, Monday through Friday.
Failure fo meet SCAPGA requ/ations may result in delays, closure and civil andlor criminal
sanctions.
CLEAN AIR IS UP TO AL.L OF US
PaGE z
Jo`ri`es;••'Tammy~~":~*~[ ~:='»:a~y ~f:J;~~~~'~-~~~^~~k~-r +S"~,=-'•''~~'5~.~~;''~"~'T?'~~~v,~.C.~R ~--..;",'~s5.~......` ,
From: Hemmings, Bill
Sent: Wednesday, July 15, 1998 9:16 AM
To: Jones, Tammy
Cc: Engelhard, Scott; Pederson, John; Harper, Pat; Kimbail, Sandy; Busko, Doug, Miiler,
. Katherine
Subject: ZE-6-98 - Thomas Hyslop
7-15-98 _
I received the above referenced application on July 14, 1998.
This project lies in an area of approved soils so a concept drainage plan is not required.
I have no knowiedge of any critical areas on this site.
I consider this application to be technicaily complete.
0
~ '
820 N. Girard F.oad
SpL ne, WA 99212-1113
' • Sept. 1h, 1998
To Whom It May Corcerr.: '
I am writinb to express my concern in regards to the proposed zcning chan ge of NE 1/li
of Section 13, Township 25 N., Range h3 E`+rr- .
Primaril,y , I'm ccncerned about the quality of livinu that this zone chance will
provoke.
Fifty-two years aPO we bouPht our prooerty at r1. 820 Girard ioad. Plus sEVeral
vacant lots. 'nle found it a quiet, rural, aFricultural place to live. We have tried to
update our property through the yezrs.
Then came the Freew_ay. That was ereat except the noise of traffic. Trees and chrubs
were planted in the nei~zhborhood to ruffer tF.e noise.
Tren came I3ni-red rloving & StoraSe. Dust, noise afld trucks. Tra.ffic inc: easec: on Girard
aoad. Soon fences and gates were installed.
we of this neighborhood fou-,7ht to get our StrePt paved to eliminate dust and noise.
This was considered a resiCertial area. The Street was not put in to carry heav,y eouzpment
and ~emi-trucks.
This property was no~ rezoned for Industry when the building was built for United
Moving and Storage. We in this neighborhood were never informed that there was to be
Industrial business in our area. To my knowledge it may still be Agricultural.
Then came HYTOPZ, Big machinery, trucks, Semi-trucks, dust flying. The gat2 across
from me does not allow a big Semi-truck to turn into the yard without runni-ng up on my p^op-
erty sometimes hitting my paper box.
If the prooerty to the west and narth of the residents on N. Girard Road, there needs
to be some drastic changes made.
The fences and gates are al ready ifl. There should be a 6 ft. easement on each side
of the road for sidewalks. At least 3gates are on Girard Rd.
I'rr asking for trees along the FreeWay to cut tne noise dow-n, Shrubbery along the fence
on Girard Rd. Dust and noise control. Peautification. They will need irrigation to keep
a? 1 this greer..
To cut down dust, I think pavir.g is the answer.
No loading of eauipment before 7:00 a.m. Working hours Ghould be obser•ied as reasor.-
able to the area.
If the property west and north of us is to be used as the present prooerty across
from me is used, some changes nPed to be made., to keep dust and noise down. - I see trees,
shrubs and paving the answer to this.
If Hytopz cannot remp1y with these requirements, I do not war~t that property rezonzd
to light TnCUStr-y from Heszdential.
Sincerely, (
• Geor,i,,, -1. J?meson
e.GSIVED
'
.
S~;~KANE cOuNTY .
. . .
~ SEP
o+,06~04 ar ao..ILD+'vo Mo F..* :
Sv:
3 )
.
. ~ . laWS Wor,~ld
Strust, else ras of bas~'c
~
e in th, S 1 1 these St fnwhich has bem~,tter
/ not alon mairita iittle o dS to th
pbviovsly' en nececsarY ono preci a~d ~d in regar 5 matter.
n°t ~aVe ana c°T'Sia S~a~nts of Gi~ iderztion in thi
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' At this time, the air` quality has already been diminished
with the amount of dust caused by the now vacant field on the
West side of Girard Rd. When the wind blows f rom West to East,
I can easily imagine what the "Dust Bowl" of the Great Depression
, was like. I find my vehicle, yard, and home covered in the
gritty residue of that now vacant patch of land. Under Purpose
and Intent, 14.362.100 General Characteristics include paving.
Not gravel, not a dirt packed area. Paving.
Also under Purpose and Intent, it states that frej~ht
handling be conducted in a non-offensive nature and that the area
be compatible to the surrounding area. Girard Rd is an area of
trees, grass flowers; well maintained yards and homes. On the
East side of Girard that is. On the west side, I have a view of
the freeway, a vacant field, an open link - chain link fence
topped with barbed wire. Nice view. This does not seem to me to
be "compatible." 14.632.240 states that a sight obscuring fence
must be constructed, of a single color and landscaping is required
to to break up exposure. It also states that all operations and
storage be within the fenced area, 14.632.355 further states that
"Storage of all raw materials, finished products,
machinery and equipment, including company-owned
or operated trucks and motor vehicles within the
1-2 zone shall be within an entirely closed
building or sight-obscuring non -pierced fence not
less thzn six (6) feet in height and to a height
to screen said materials, products, equipment and
vehicles from view at the ground level. This
requirement may be ~~aived if adjacent proper~ies
are zoned Industrial or have existing industrial
uses, and the owners of said adjacent property do
not obj ect . "
The owners of said adjacent property do most strenuously object.
If irrigation is a concern for the landscapingibeautification
of the area, there is at least one (1) well, possibly two (2)
on the property in cuestion that should provide adequate irrigation
although they may be a hazard to the aquifer.
I assume that ?t is the intention of Mr. Hyslop to provide
security lighting to the area. I refer you to 14.632.380, Lighting.
"All lighting of the building, landscaping, parking
lot or similar facilities shall be designed to direct
the light away from adjoining propextieso"
Don't blind us.
when I took up residence on Girard Rd, it was a quiet, well
maintained area. I c;ould not willingly mcve ac;zoss the street of
anindustrial area. s fear that choice is being taken from me. I
ask that if this zoning change goes through, it has the conditions
of low noise levels, beautification, enviro7lmental precautions,
and discreet liQhtzr.g. I realize I have the nption of moving aviay,
however, a commErciaI area across the street would be detrimental
to the selling of my property. I do not feel I can rely on the
good will of a business owner to ensure that the standard of
living is maintainEd as no doubt he makes his residence elsewhEre.
RECEIvEo
SPOfCANE COUNTY '
, SEP 2 3 1998
- orvisIoN oF suiLDING A,,o PLAvN►NG
aY:
To Whom It May Concern:
I am writing to express my concern in regards to the
proposed zoning change of NE 1/4 of Section 13, Township 25 N.,
Range 43 EtiaM.
Primarily, I am concerned about the standard of living that
this zone change will provoke. When I moved to Girard Rd, it was
a quiet neighborhood, peaceful. The noise from the freeway was
no more than a mere drone, easily ignored, thanks in large part
to the trees planted along the freeway which served as a buffer.
Now however, that drone has been amplified into a constant rumble.
The reason for this amplification of discord is the destruction
of said trees in July of this year by Mr. Hyslop Jr. As I have
had no contact with Mr. Hyslop, I do not know if it is his
intention to replace those trees. I do not know what is covered
as a nuisance of if sound pollution is under air quality,-but
common sense tells me that being awakened at all hours of the
night by jake brakes and traffic most certainly qualifies.
Aside from the freeway, the clanging of equipment being
loaded onto trucks in the early morning hours (3 a.m., 4 a.m.)
I feel is also detrimental. At this point in time, this activity
has been located nezrer to Broadway but still on Girard Rd. I
fear that with the zoning change, this noise will move to the
heart of my neighborhood, I do not know the correct chapter
heading, but I do know there is an ordinance against this kind
of disruption in the wee hours of morning. I most certainly do
not wish to hear "light industrial" equipment being started up
at 5 a.m, any day of the week. It seems to me that substantial
noise levels should be limited to specific times of the day. This
most certainly would be an inconvenience to a business, but more
importantly, it is z barricade to peaceful residence.
Another barricade is the heavy trucks used to move the
equipment, while Girard Rd is a wide, paved road, it is residential.
When it was resurfaced after the sewer was run through, it was
not paved to support the weight of those trucks. There is ample
room on Bro3dway, South of Hytops for those vehicles to enter the
yard. I don'tfeel that semi's belong on Girard or Cataldo. At
present, there are 3 3ates on Girard. I fear the intention is
to use them as tntrance points. Please do not allow this to happen.
I have seen these trucks roll into the yards of my neighbors on
many occastionsp catising me to wonder what is the point of
maintaining my own property if it is to be treated with such
callous disregard?
A traffic survey was x-ecently done to count the number of
vehicles traveling Ciraxd Rd. In a 24 hour period, there wexe
over 400. It is my feeiing that the introduction of heavy
equipment (ie Semi's) will cause a back flow of traffic, causing
a further decline in quality of life due to increased pollution,
noise, and congestion.
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FINAL BUILDING PERMTTS 9/18/97
FINALIZED
SITE ADDRESS NAME & PROJECT PARCEL # FILE# MYLAit BY DATE C
UNIVERSITY N 2210 SPALDING AUTO PARTS-WHSE 4509 B90229 BT 12/9/90
UNIVERSITY N 2309 SPO BLDGRS-ADD TRACT 15 OF FRIUTLAND ADD 9508 B70094 GN 9/20/89
UNIVERSITY N 2903 WESTBRN FABRYCAiION-SPRAY BOOTH 9508 B91073 BT 10/1/91
UNIVERSITY N 2903 -STORAGE BLDG 9508 B90032 SE 7/30/90
UNIVERSITY N 2923 -ADD MACHINE SHOP 4508 $90098 JS 5/7/90
UNIVERSITY S 1613 UNIVERSITY ELEA4ENTARY-ADD INTERIOR REP90DEL 45282.9009 894034 BT 5/17/94
UNYVERSITY S 310 -MODIFICATION - WINDSCREEN GRADING - STA 9520 B90238 BT 12/3/90
UNIVERSITY S 414 UNICARE-ADD/PHYSICAL THERAPY 95201 1028 695101 DB 7/28/97 7/26/97
UNIVERSITY S 720 / 726 -APT 9 UNIT 9 PLEX 45201 1098 B93132 PL 9/12/95
UPRIVER E 12308 SPO CO PARKS-STORAGE BLDG 9509 B70151 GN 6/6/69
UPRIVER E 4707 BEAU RIVAGE-APT 120 UNIT - RUDEEN 35113.9016 B97080 DB 6/9/97
UPRIVER E 9707 BEAU RTVAGE APTS-ADD ftEC BLDG W/ FUTRURB SP 35113 9016 B97139 DB 8/4/97
UPRIVER E 8508 PASADENA PK EL:MENTARY DIS'C363-ADD 95061 0208 B96065 DB 8/8/96
UTAH E 6328 QUARRY TILE CO-AAD CLAY PREP 35122 0201 896225 DB 12/5/96
UTAH E 6328 BAITER TILE MEG- 35122 0201 895046 B-49 DB 8/29/95
UTAH E 6328 QUARRY TILE CO-ADD 47HSE/DOCK/II3T ER OFF REM 35122 0201 B95099 B-49 DB 8/29/95
VALLEY SPRINGS E 5200 CELLUL.AR-COMMUNICATION BLDG 35021 9061 B99189 DB 11/30/9:
VALLEYWAY E 12002 -AP'1' 16 UNIT (3 BLDGS) 9516 B92122 I-44 BT 3/22/93
VALLEYWAY E 29301 -CLUB HSE RESTRh9/LANDSCAPIKG 5514 870181 BM 5/10/69
VALLEYWAY E 29301 -STORAGE GOLE CART 5514 B70089 GN 12/13/88
VALLEYWAY E 29301 -CLUB HOUSE 5519 B70039 GN 5/10/89
VALLEYWAY E 6116 ROLLED STEEL Pl20D INC-MFG OF STEEL PANELS 41 35133.1204 B97039 DB 4/22/97
VALLEYWAY E 7623 MODERNTdAY TRUCKING-TRUCK TERMINAL 95183 9144 B95011 DB 7/26/97 7/28/97
VAI,LEYWAY E 7707 ELJAY OIL-CARD LOCK E'UBLING STATION 45183 9169 ]396147 DB 10/4/96
VALLEYWAY E 9011 CONRAD-OFFICE BLDG - PROFESSIOIdAL 45184.0812 B96019 DB 6/9/96
VAN MARTER N 2701 -WHSE 9509 B70203 JS 8/1/89
V£RCLER N 1308 BRIGHTON CT-ADD ASSISTED LIVZNG 45152.1013 g99152 DB 6/8/95
VERCLER N 1910 -MEDICAL OEFICES BLDG 4 4515 670163 BM 5/10/89
VERCZER N 1910 #5 -MEDICAL OEFICE BLDG 4515 s70285 GN 8/22/89
VERCLER N 1914 fi3 STADLER & wESCHE-N,EDICAL OEEICE 4515 890244 BT 2/19/91
VERCLER N 1914 #6 SaZERAND. DR-MEDICA.L OFFZCE 4515 690101 BT 9/21/90
VERCLER N 1512 HENRICHS-MEDICAL OFPICE SLDG 95152 0306 696136 J-32 DB 1/6/97
VISTA N 108 -SIGN POLE RELOCATE 4518 B70115 JS 2/9/89
VISTA N 111 09 NATHAWAY MEATS-ADD 95183 9128 894102 PL 6/28/95 6/26/95
VISTA N 1726 SPC CO WATE;R DIST I#3-PUMP HOUSE 95079 9069 893043 BT 4/28/93
W NEWMAN LK N 10220 -BLDG ADD b REMODEL 5614 890009 SE 2/26/90
W NEWMAN LK N 16108 SPO CO E'IRE STATION-ADD STORGE 57273 9014 B93127 CR 9/9/93
IaAIKIKI N 10828 SJRITNJORTH WD 112-ADD VEHICLE STG BLDG 36182 9097 B96031 DB 5/13/96
S4AIKIKI Y1 2010 SPO COUNTRi CLUB-ADD INTER-REMODEL 2612 B91099 BT 5/31/94
EaAZKiKI Yt 2923 WA DEPT OF wiLDLZFE-OFFICE - FISH HATCHERY 2611 891082 ST 5/31/99
WAIKIKI W 2927 TRUCK STORAGE BLDG-WA ST DEPT OF F&W 26175 9009+ B94117 FL 7/12/99
WAIKIKI 41 2929 ST GEORG£ SD-SCHOOL 2611 B70136 GN 5/24/89
WALL I3 6309 MINIT LUBE-QUAKER STATE 36303 2212 B94003 CR 4/13/99
Y7ALL N 6422 ANIMAL CLINIC OF SPO-ADD 36304 2523 B99050 RT 4/19/94
WALL N 7212 HOLY CROSS-OFFICES & STORAGE 3630 B70204 GN 10/16/89
WALL N 7212 HOI.Y CROSS CEMETERY-MAUSOLEUM 3630 590240 BT 1/16/91
WALL N 8415 COUNTRY HOMES CHRISTIAN CHURCH-ADD GYM 36193 036> B93097 PL 7/1/99
WALL N 6506 PTTNEY B041ES-INTER REMODEL 3619 B92095 SE 8/10/92
WALL N 9408 PRESCHOUL-aDD 36105 9095 e70219 JS 6/30/89
WALL N 9408 NORTN WALL SCHOOLS-PRE MFG CLASSROOM 36191.1412 670005 S£ 6/23/95
WALNUT N 501 -CHURCH 9517 670070 GN 4/20/88
WASFiIRGTON W 22809 t3EXTEL-TOY7ER COMAS 63' 6"/FOVdDATION EQPT S 09233 9006 B97103 DH 6/20/97
WASHINGTON W 22809 GTE TEF1 GROUP-TOWER 50' 09233.9006 896215 DB 11/19/96
, . Page 29 of 31
ER
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fiU1LDING AND PLANNTNC • , , _
A UNI51t,'
1 ;
Ncrs t. . MANvOr:. C.R.n. Dci7::c,7nR
k i a... ~t .y. .
;rP 08 1998
~pokane County liivislon oi Engineering; Nat I-iarper, Gv Sandy k466AE CQUNTY E"EEa
Ueveiopment Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
'-;pokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building and Planning; Jcf'f Forry
Spokane County Air Poliution Conirol Authority ~
Spokane County Division of Long Range Planning; John Mercer
Spokane Regiona) Transportation Council; Glen kliles
Fire Protectian District No. 1
Spokane County Water District No. 3)
Spokane Transit Authority; Christine Fucsto~n
1t'A State I7epartment of Transportation; tirlark 12mv1ier
FROM: Tar»mv 1oncs. Associate Planner
DAZ`E: September 4, 1998
SU f3JECT: Review and comments for the hearing of September 30, 1998 at 10:30 a.m.
FILE ZE-6-98
Description: Zone Reclassification on approximately .94 acres from Urb:3n
Residential-3.5 (UR-3.5) and Urban Residen1i-0-7(Tt1?_?)+ I
Industrial (1-2) for equipmcnt rental/storagL
ST'R 13-25-43
Sponsor: 7homas Hyslop, c/o Brad Marsha!!, Adams
ute that the application and maps were prcviously circulated to your agency an Ju1y 14. 1998,
.
r:,WMI ~:(-,!-,ments to me by September 16, 1998.
t ;i:< o;, f'iih!ic SLT:1 Determin.ition. Si,ned I;nt•ir-onmer7ta{ C.'fiecklitit
? I 1''. : ,i ;t . t, . . , • ...o , , t'. . . , , 'n,1
t;t11, 456-3tii5 • F,v:: t;,. ;
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OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER.'S CONDITzQNS QF APPRQVAL" ZQNE
TO: Spokane County Planning Departmen ~i
FROM: Division of Engineering & Roads ,
~
DATE: September 14, 1998
PROJECT: UR-3.5 & UR-7 TO I-2 EQPT RENTAL & STG
FILE ZE-0006-98 /
Hearing: 09/30/1998 @ 10:30 #
Review Date: @ #
Sponsor/Applicant: BRAD MARSHALL, ADAMS & CLARK (HYSLOP)
Section Township Range: 13-25-43
Planner: TAMMY JONES
Technical Review Date: (07/30/1998 C 1:15)
The Spokane County Engineering Department has reviewed the above referenced
application. The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved.
Prior to 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. The applicant shall submit for approval by the Spokane County Engineer
and the SpokaneCounty Health District a detailed combined on-site
sewage system plan and surface water disposal plan for the entire
project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer. The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is -uo be
occupied or traveled by vehicles.
CC: Apnlicant BRAD MARSHALL, ADAMS & CLARK (HYSLOP)
Engineer/Surveyor
Planner TAMMY JONES
s
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Page 2
09/30/1998 07/30/1998
ZE-0006-98
5. 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 Engine2r.
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.
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 subject to inspection and
- approval by the County Engineer.
8. No roadway improvements to Girard Road are required at this time.
Required improvemen~s to Girard Road were accomplished per RID #394.
9. The applicant shall grant applicable border easements adjacent to
Spokane County Right of Way per Spokane County Standards.
Kimball, Sandy
From: Hemmings, Bill
Sent: Wednesday, July 15, 1998 9 16 AM
To: Jones, Tammy
Cc: Engelhard, Scott, Pederson, John, Harper, Pat, Kimball, Sandy, Busko, Doug; Miller, Katherine
Subject: ZE-6-98 - Thomas Hyslop
7-15-98
I received the above referenced application on July 14, 1998
This project lies in an area of apprc,led soils so a concept drainage plan is not required.
I have no knowledge of any critical areas on this site
I consider this application to be technically complete.
VG& q
Page 1
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DETERMINATION OF
NONSiGNIFICANCE - "DNS"
SI'UKANE CUUNTY DIVISION OF BUILDING AND PLANNING
RESPONSIBLC OFFICIAL, JAMFS L. MANSON, DIRECTOR
WAC 197-1 1-970 and Section 1 1.10.230(3)
SPOKANE ENVIRONMENTAL OR.DINANCE
FILE NUNiBER(S): ZE-6-98
DESCRIPTION OF PROPOSAL: Zone Reclassification on approximately .94 acres fro::
tJrban Residential-3.5 (UR-3.5) and Urban Residential-7 (UR-7) to Light Industrial (I-?) f, ~
equipment rental/storage and those uses allo«red in the I:ieht Indtlstrial (I-2) zon:
API'LICANT/OWNER: Thomas Hyslol,
P.O. Box 1332:'
Spokane, WA.
(509) 927-0092.
OWNFR'S DFStGNATED C0NTACT: :lUa111S L\,- Uark, lnc.
c/o Brad Marshall
1720 W. Fourih Avenue
Spokane, WA. 99204
(509) 747-4600
LOCATInN OF PROPOSAL: Generally located west of and adjacent to Girard Road and
soiitll of and adjacent to Interstate 90 in t}le NE of Section 13, 1'ownship 25 N., Range 43
LWM, Spokane County, Washington.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
DETERMINATION: The lead agency for tllis proposal llas 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 G.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 «►ill not act on this proposal for
at least 15 days from the date issued (below). Comments regarding this DNS must be
submitted no later than 4:00 p.m., September 28, 1998, if they are intended to alter the
DNS. All comments should be sent to the contACt person listed below.
#################~############~#####t#######~#######~###########
By: Tammy Jones, Title: Associate Planner
Phone: (509) 477-3675
Address: Spokane County Division of Building and Planning
West 1026 Broadway
Spokane, WA 99260-0050
DATE ISSUED:~ U4- 4 , 1998 SIGNATURE: / •
C0MfviEN1S REGARDiNG flNNtRONMQNTAL CONCL7tNS AFtE WCI~C7OME AT ~-I HFARING.
APPEAL OF THIS DETEItMINATION, after it becomes final, may be made to the
SPOKANE COLJNTY DIVISION OF BUILDING AND PLANNING, 1 st Floor, West 1026
Broadway, Spakane, 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 sllould be prepared to make specific factual objections. Contact the Division of
Building and Planning to assist you witli the specifics for a SEPA appeal.
This DNS was mailed ta:
1. WA State Department of Ecolagy (Olympia)
2. Spokane County Division of Engineering; Pat Har;,,,r
3. Spokane County Division of Utilities; Jim Red
4. Spokane Regional Health District; Steve Holde:-:
Spokane County Air Pollution Control Authority
6. Spokane County Stormwater Utility; Brenda Sims t
7. Spokane Regional Transportation Council; Glenli Miles
8. Spokane Transit Authority; Christine I'ueston
9. WA State Department of Transporlation; Mark Rowher
10. Long Range Planning Division; John Mercer
11. Fire Protection District No. 1
12. Spokane County Water District No. 3
, • .
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s p 0 KA ~0 U N T Y
SPOKANE ENVIRONMENTAL ORDINANCE
. I 1 I! 7 1998
(WAC 197-11-960) Section 11.10.230(1)
Environmental Checklist DNISI0iN FBU!l..DiNu AND PLANNING
eY: r -69 - q()
File Na
Purpase of Checklist:
The State Environmental Policy Act (SEPA) chapter 43.21C RCW, requires all governmental agencies to consider the
environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be
prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of
this checklist is to provide information to help you and the agency id+entify impacts from your proposal (and to reduce
or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required.
Lnstnuctions for Applicants: -
This environmental checklist asks you to descnbe some basic inforntation aboui your proposal Governmental agencies
use this checklist to determine whether,the environmental impacts of your pmposal are significant, requiring
preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best
description you can.
You must answer each question accurately and careful.ly, to the besi af your knowledge. In most cases, you should be
able to answer the questions from your own observadons or project plans without the need to hire experts. If you really
do not know tUe answer, or if a question does not apply to your pmpasal, write "do not know" or "does not apply."
Compleie answers to the questions now may avoid unneccssary delays later.
Some questions ask about governmental regulations, such as zoning, shoreli.ne, and landcnark designations. Answer
these questions if you can. If you have problems, the govemmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on
differeni parcels of land. Attach any additional information that will describe your proposal or its environmental
effects. The agency to which you submit this checklist may ask yon to explaia your answers or provide additional
informadon rea,sonably related to deternuning if there may be significant adverse impact.
Use of checklist for nonproject proposals: .
Complete this checklist for nonpro,yect proposals, even though questions may be answered "does not apply."
IN ADDTTION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (Part D)
For nonproject actions, the references in the checklist to the words "pmject," "applicant," and "property or site" should
be read as "ProPosal," "Proposer," and "affected geographic area," respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
Hytopz Proposed Zone Reclassification
2. Name of Applicant:
Hytopz, Inc.
3. Address and phone number of Applicant or contact person:
Applicant:
Thomas Hyslop, Jr., Principal
Hytopz, Inc.
P. O. Box 13322
7207 E. Broadway
Spokane, WA 99213 (509) 927-9529
Contact:
Brad Marshall, Land Planner
Adams & Clark, Inc.
1720 W. 40'Ave.
Spokane, WA 99204-1702 (509) 747-4600
4. Date checklist prepared:
June 5, 1998
5. Agency requesting checklist:
Spokane Couaty Division of Building and Planning
6. Proposed timing or schedule (including phasing, if applicable):
1998
7.
a. Do you have any plans for future additions, expansioq or further activity related to or connected with
this proposal? If yes, explain.
No
b. Do you ovrn or have optlons on land nearby or adjacent to this proposal? If yes, explain
Yes, surrounding lots are owned by Applicant and are used for Light Industrial use.
-2-
8. List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
None to our knowledge.
9 Do you know whether applications are pending for governmental approvals of other proposals directly
affecting the propcrty covered by your proposal? If yes, ea-plain
No.
10. List any governmental approvals or permits that will be needed for your proposal, if known.
Spokane County• Building Permit, Landscape Buffering, and Drainage Plan Approval
11. Give bnef, complete descripuon of your proposal, including the proposed uses and the size of the project and
site There are several questions later in this checklist that ask you to describe certain aspects of your
proposal. You do not need to repeat those answers on ttus page.
This proposed rezone from UR-7 and UR-3.5 to I-2, of approximately 0.94 acres, is adjacent to I-90
and adjacent to the eacisting business, Hytopz, Inc. The rezone area will be used for expansion of
storage for rental equipment
12 Location of the proposal. Give sufficient information to a person to understand the precise location of your
proposed project, including a street address, if any, and section, township and range, if lnown. If a proposal
would occur over a ranrge of area, provide the range or boundanes of the site(s). Provide a legal descnption,
site plan, vicinity map, and topographic map, if reasonably available. While you should subirut any plans
required by the agency, you are not required to duphcate maps or detailed plans submitted with any pernut
application related to this checklist.
The proposed site is located on the south side of I-90, east of Lily Street, north of Broadway Avenue,
and west of Girard Street. The site is located adjacent to Hytopz, Inc.'s office and storage areas in
Section 13, Township 25 North, Range 43 East, W.M, Spokane County, Washington.
13 Does the proposed acuon lie within the Aquifer Sensitive Area (ASA)? The General Sewer Service Area?
The Priority Sewer Service Area9 'I1ie City of Spokane9 (See. Spokane County's ASA Overlay Zone Atlas for
boundanes)
The slte is within the ASA, the PSSA, the NGA, and outside the City of Spokane
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TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a Genera] description of the site (circle one): (Flat), rolling, hilly, steep
slopes, mountainous, other:
1'he site is flat.
b. What is the steepest slope on the site (approximate percent slope)7
Approximately 1.5%
c. Whai general types of soils are found on the site (for example, clay,
sand, gravel, peat, muck)? If you know the classification of agri-
cultural soils, specify them and note any prime farmland.
Garrison gravely loam, GgA - gravely, medium-textured,
somewhat excessively drained soils formed in gravely glacial
ouiwash material.
d. Are there surfaoe indications or history of unstable soils in the
immediate vici.nity? If so, aescribe.
No.
e. Descn`be the purpose, type, and approximate quanddes of any filling
or grading proposed. Indicate source of fill
Ba.sed on eadsting site conditions, there should be no nced to
import or export any material.
f. Could erosion occur as a result of clearing, construction, or use? If so,
generally describe. .
~
Because there is little slope on the site, any clearing of f R~'
buildings or vegetation should not cause erosion.
~Z~
g. About what percent of the site will be covered with unpervious sur- : I_
faces after project construction (for example, asphalt or buildings)?
;►-(-~f -
Approximately 20% of the site will be covered with buildings, ti .~`8`,
and approximately 70% will be covered with graveL
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h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if anY:
There shouild be no erosion as all impervious areas will be
drained to grass-l.ined 208 ponds.
2. AIR
a. What type of emissions to the air would result from the proposal (i.e.,
dust, automobile, odors, industrial, wood smoke) dwing construction
and when the pro}ect is oompleted? If any, generally describe and give
approximate quaniities if known.
Dust is typically generated on unpaved areas during ;
consiniction. There will also be vehicle exhaust emissions ~
• from constrwction equipmeni and business conducted on the `
site.
b. Are there any offsite sources of emissions or odor that may affect your
praposal? If so, generally d:escribe.
~
No. ~
,
c. Proposed measures to reduce or control emissions or oiher impacts to ~
air, if any: ;
The project will oonform to SCAPCA Requirements duriag
construction. The completed project will feature a paved
driveway, supplemental landscaped buffering areas, and
mutine maintenance to reduce dust emissions. ~
,
3. WATER
a. Surface: ~
(1) Is there any sufa:ce water body on or in the immediate '
vicinity of the site (including year-round and seasonal streams,
saltwater, lakes, ponds, wetlands)? If yes, descn'be type and provide names. If appmpriate, state what stream or river it flows into. ~
~
No.
~
(2) Will the project require any work over, in, or adjacent to
(within 200 feei) the described waters7 If yes, please describe and
attach available plans.
No.
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(3) Estimate the amount of fill and dredge material that would be
placed in or removed from the surface water or wetlands and indicate _
the area of the site that would be affected. Indicate the sowce of fill
maferial.
Not applicable.
(4) Will the proposal require surface water withdrawals or diver-
sions? Give general description, purpose, and approximate quantities
if known.
No.
(5) Does the proposal lie within a 100-year flood plain? If so, }
note location on the site plan. • ~
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No.
(6) Does the proposal involve any discharges of waste materials
to surface waters? If so, describe the type of waste aad anticipated
volume to discharge.
No.
b. GROUND:
(1) Will ground water be withdrawn, or will water be dischargcd y
to gound watert Give general description, purpose, and approximate ;
:
quantities if known. ,
Water nuioff from impermeable areas will be discharged to ,
gra,ss-lined 208 ponds. f
i
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(2) Describe waste material that will be discharged into the f
ground from septic tanks or other sanitary waste treatment facility. i
Describe the general size of the system, the number of houses to be
served (if applicable) or the number of persons the sysLem(s) are E
expected to serve. ~
;
Not applicable. a
1
(3) Describe airy systems, other than those designed for the
disposal of sanitary waste, installed for the purpose of discharging
fluids below the ground surface (includes systems such as those for the •
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disposal of storm water or drainage from floor drains). Describe the
type of system, the amount of material to be d.isposed of through the
system and the types of materials likely to be disposed of (including ~ , ~
~
materials which may enter the system inadvertenily through spills or
as a result of fire fighting activities). r ~
C 1 `~'~y
t'i
The proposed paved parking areas and buildings will generate ;
stormwater runoff. Runoff will be collectod and treated in
two "208" ponds on site
(4) Will any chemicals (especially organic solvents or petroleum
fuels) be stored in above ground or underground storage tanks? If so,
what types and quantides of materials will be siored?
I
No.
(5) What pmtective measures will be taken to insure that leaks or
spills of any chemicals stored or used on site will noi be allowed to
peroolate to ground water (this includes measures to keep chemicals _
out of disposal systems described in 3b(2) and 3b(3)7
Maintenanoe of equipment requiring oils or other chemicals -
will be done within existing or new buildings with sealed ~
concrete floors. j
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c. Water Runoff (including storm water):
(1) Describe the source of runoff (including storm water) and
method of collection and disposal if airy (include quantities, if known). ~
Where will this water flow7 Will this water flow into other waters7 If
so, describe. I~
E
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The proposed parking areas and build.ings will generate 1
stormwater runoff. Stormwater will be collected and treated ~
in two on-site "208" ponds. ~
,
(2) Will any chemicals be stored, handled or used on the site in a r t, •L
1 1t~ i lL V ~ t ~
location where a spill or leak will drain to surface or ground water or
to a storm water disposal system discharging to surface or ground
water?
No. All oils and chemicals will be stored within buildings
~ ~
that are enclosed and have sealed concrete floors.
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(3) Could waste maierials enter ground or surface waters? If so, 1
generally describe. J
No.
d. Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any (if the proposed action lies within the Aguifer
Sensitive Area. Be especially clear on explanations relating to ,
facilities ooncerning Section 3b(4), 3b(5), and 3c(2) of this checklist). (
Surface water drainage installations will be designed to "208"
sta.ndards.
4. PLANTS '
a. Check or circle type of vegetation found on the srte:
X deciduous tree: alder, maple, aspeq (other). Miscellaneous ~
oraamental species ,
X evergreen tree: fir, cedar, (pine), other.
X shrubs. ~
X grass. ~
~
Pasture' ~
crop or grain. ~
wet soil plants, cattail, buttercup, bulnish, skunk cabbage, other. ~
water plants: water lily, eelgrass, milfoil, other. ;
other types of vegetation.
,
b. What kind and a.mount of vegetation will be removed or altered?
Existing trees and grassed areas will be incorporated into the ~
proposed storage area if appropriate. Some tree.s will be '
removed to make way for the proposed graveled storage area.
Grass will be installed as part of the "208" drainage areas.
c. List threatened or endangered species known to be on or near the site.
None known.
d. Proposed landscaping, use of native plants or other measures to pre- ~
serve or enhance vegetation on the site, if any:
,
The site will be landscaped and maintained in appropriate
turf> trees> and shnibs as requi red for TYPe II screenin alon
g g
I-90 and Girard Street.
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ANDAAI.S
a. Circle any birds and anilnals which have been observed on or near the
site or are known to be on or near the site:
birds: hawk, heron, eagle, (songbirds) other:
sparrows, wrens, robins
mainmals: deer, bea.r, elk, beaver, other: Small mammals
N/A
5sh: bass, salmon, trout, herring, shellfish, other:
N/A
other:
b. List an}+ threaiened or endangered species known to be on or near the
site.
None known.
r ~
c. Is the site part of a migation route? If so, explain. ~r,~~~j~llf~~'-
~ .~:.~l~v
No. The property is within a heavily urbanized area. f,i~ p ~'le, c1~ (~~a~~`,
~ (1 / ~
- d. Proposed measures to presserve or enhance wildlife, if any: ,~~G~~.-c
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None.
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, nahual gas, wood stove, solar) will be
used to meet the completed project's energy needs? Describe whether ~
it will be used for headng, manufacturing, eic. f
Elect.ricity and/or natural gas service.s will be used for i
lighting, mechanical operadon, water heating, and space '
heating. •
~
b. Would your project affect the potential use of solar energy by adjaoent
properties? If so, generally describe. No.
c. What kinds of energy conservation features are included in the plans
of ttus proposal? List other proposed measures to reduce or control
energy impacis, if any:
The project will conform to current energy codes and utilize
efficient heating devices. Most of the proposed area will be
utilized as storage yard and stormwater treatment areas.
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7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to
toxic chemicals, risk of fire and explosion, spill, or hazardous waste,
that could occur as a result of this proposa]? If so, descnbe.
None.
(1) Describe special emergency services that might be required.
Entry for ambulance and fire services will be maintained ' with accesses from both Lily and Girard streets and from '
Broadway Avenue.
(2) Proposed measures to reduce or control environmental health
hazards, if atry: `
. i
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The project will be constructed to aQplicable building, fire ~
and safety codes. Provisions will be made for the proper
treatment of stormwater via "208" areas.
P
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- b. Noi.se. ~
(1) What types of noise eacist in the area which may affect your
project (for example: traffic, equipment, operation, oiher)?
The pro,ject is located adjacent to I-90, which will generate f
10
noise from traff c. (2) What types and levels of noise would be created by or associ- j
ated with the project on a short-term or a long-term basis (for ~
~
example: traffic, construction, operation, other)? Indicate what hours i
noise would come from the site. ,
Short-term: Heavy equipment activities such as removal of ;
existing structures and site preparation ;
Long-term: No substantial noise oiher than from customers E
entering and leaving the site
(3) Proposed measures to reduce or control noise impacts, if any: ,
Landscape buffering, although the project will have very little ~
impact.
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8. LAND AND SHORELINE USE
a. What is the curnent use of the site and adjacent properties7
There are currently three older residenc,es on site. Adjacent
properties are either industrial or residential.
b. Has the site been used for agriculture? If so, descnbe
;
There may have been home gardens at the abandoned ~
resideaces. No other organized agriculture for the site is
known.
c. Describe any structures on the site ~
There are two existing mobile homes, a garage, shed, a house,
and a pole building on the site.
d. Will any structures be demolished? If so, which?
The house and one mobile home will be removed. The
garage and shed will be demolished. The steel building and
" the pole building will remain with a mobile home underneath
as a caretaker's quarters
e. Wlat is the curnent zoning classification of the site? '
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Cti.irrent zoning classification is UR-7 and UR-3.5. 1 .
v
f. What is the current comprehensive plan designation of the site?
hidushi4.- J
g. If applicable, what is the current shoreline master progra.m designation
of the site?
N/A
h. Has any part of the site been classified as an "environmentally sen-
sitive" area? If so, specify.
No.
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i. Approximately how many people would reside or work in the ;
completed project? `
No new people are expected to be added to the staff.
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j. Approximately how many geople would the completed project '
displace?
None. Existing residences are currenUy vacant.
k. Proposed measures to avoid or reduce displacement impacts, if any:
~
N/A.
i
1. Proposed measures to ensure the proposal is compatible with existing i
and projected land uses and plans, if any: ~
,
Conformance to building and zoning codes and special permit
approvals. The proposod area will be used primarily as a
storage and runoff treatment area. Type II landscaping will .
meet screening requirements. -
9. HOUSING _
a. Approximately how many units would be provided, if auy? Indicate whether high, middle, or low-income housing.
N/A.
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b Approxrimately how many units, if any, would be eliminated? Indicate ~
whether high, middle, or low-income housing. !
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None.
c. Proposed measures to reduce or controt housing impacts, if anry:
~
N/A.
10. AESTHETICS
a. What is the tallest height of any proposed stnicnue(s), not including
antermas; what is the principal exterior building material(s) proposed? •
The existing steel building and pole building to remain are
both single-story. ,
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b. What views in the immediate vicinity would be altered or obsiructed?
The view of the site will change from unkempt, dilapidated
area which is often vandalized to a well-kept and screened
Light Industrial storage use that will have Type III screening
along I-90 and Girard Street that will mitigate the appearanoe
of this industrial storage yard from nearby traffic and
residences.
c. Proposed measures to reduce or oontrol aesthetic impacts, if any:
Development of the site will be pussuant to the site plan and
I-2 zoning standards with the proper setbacks, height control, •
and Type ffi land.scaping.
11. LIGHT AND GLARE
a. W hat type of light or glare will the proposal produce? What type of
day would it mainly occur?
The proposal will produce some security and indirect light, as
well as general lighting of the parking lot.
b. Could light or glare from the finished pro}ect be a safety hazard or
interfere with views?
No, the pro}ect will be properly screened by Type III
landsr.aping and fencing.
c. What eacisting offsite sources of light or glare may affect your pra- .
P°sal? ,
1
None. ~
d. Proposed measures to reduce or control light and glare impacts, if any?
None.
12. RECREATION
a. What designated and infornial recreational opportunities are in the
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immediate vicinity? ~
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N/A. ;
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b. Would the prnposed project displace any existing recreational uses? If
so, describe. •
No. ,
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c. Proposed measures to reduce or control impacts on recreadon, ~
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including recreation opportunities to be provided by the project or :
apPlicant, if any: f
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None. ~
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any place.s or objects listed on, or proposed for, national,
staie, or local preservation registers known to be on or next to the site? ~
I
If so, generally describe. ~
None.
b. Cenerally describe any landmarks or evidenoe of historic archaeo-
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logical, scientific, or cultural importance lanown to be on or next to the
site.
None. ~
c. Proposed measures to reduce or oontrol impacts, if any: ;
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None. '
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14. TR.ANSPORTATION ~
a. Id3entify public streets and highways serving the site, and descn'be ,
propo.sed access to the elcisting street system. Show on site plans, if '
,
anY• ,
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The site is served pnmarily by Broadway Avenue with
proposed access from Lily and Girard streets ~
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b. Is site currently served by public transit? If not, what is the
approximate distance to the nearest transit stop? Yes.
c. How mairy parking spaces would the completed project have? How
many would the project eliminate?
The majority of the site would be developed as parking and
storage areas. \ ~
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d. Will the proposal require any new roads or streets, or improvements to
exisiing roads or streets not including driveways7 If so, generally
describe (indicate whether public or pnvate). °
No.
~
e
- e. Will the project use (or occur in the immediate viciniiy of) water, rail, ~
or air transportation? If so, generally describe. P
i
No. ~
~
f. How many vehicular trips per day would be generated by the ~
oompleted project? If known, indicate when peak would occur. ;
~
An e,stimated total of 32 vehicular trips per day would occur, ~
t
an increase of 10. Peak hours would be at the beginning and `
~
end of a business day. t
r
g. Proposed measures to reduce or control transportation impacts, if any• ~
Offsireei customer parking is provided, and increased ~
equipment si,orage will allow all traffic to be bandled on the ~
grounds of the business. Impacts on the existing street sysiem ;
should be nominal. !
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15. PUBLIC SERVICES ~
1
a. Would the pro}ect result in an increased need for public services (for ;
example: fire protection, police protection, health care, schools,
other)? If so, generally describe.
No. Secunty measures on site, i.e. fencing and secured gates,
may reduae the need for police protection from thefi and
E
vandalism.
b. Proposed measures to reduce or control direct unpacts on public ser-
vioes, if any: ,
~
None are nece.ssary.
16. UTII,ITIES
' a. Circle utilities currently available at the site: (electricity), (natural
gas), (water), (refuse service), (telephone), (sanitary sewers), septic
system, other.
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b. Describe the utilities that are proposed for the pro,}ect, the utility
providing the service, and the general construction activities on the
site or in the immediate vicinity which might be needed. Electricity-Washington Water Power (WWP)
Natural Gas--WWP
Water-Spokane County District #3
Refuse Service--Spokane County
Telephone--US West
Sanitary Sewer-City of Spokane
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C. SIGNATiTRE .
I, the undersigned, swear under the penalty of perjury that the above responses are made truthfully and to the best of my
knowledge. I also understand that, should there be any willful misrepresentation or willful lack of full disclosure on my
part, the agencv_ may withdraw any determination of nonsignificance that it might issue in reliance upon this cbecklist.
Lt.~te: 6-- Proponent: Thomas Hvslop, Jr., H~topz, Inc.
(Please Print or Type)
Proponenf-~-4n.-4Vf-''~Address: 1120 W. Fourth Ave.
0 Phone: (509) 747-4600 Sookane. WA 99204
Person completing form: Brad Marshall. Adams & Clark, Inc. Date:
Phone: (509) 747-4600
FOR STAFF USE ONLY
~
Staff Member(s) Reviewing Checklist:
J J
Based on this staff review of the environmental checklisi and other pertinent infonnation, the staff:
A. Concludes that there are no probable significant adverse impacts and recommends a deternunadon of
nonsignificance.
B. Concludes that probable significant adverse environmental impacts do eacist for the current proposal and
racommends a mitigated determinadon of nonsignificance with conditions.
C. Concludes that there are probable significant adverse environmental impacts and recommends a
determination of significance.
FILING FEE - $75.00 -16-
OFFICE OF THE SPOk:ANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONS OF APPROVAL" TR-ZONES
TO. Spokane County Building and Planning Deparhnent
FROM: Division of Engineenng & Roads ~CA<<
DATE July 24, 1998
PIZOJECT: UR-3.5 & UR-7 TO I-2 EQPT RENTAL & STG
FILE ZE-0006-98 / )
Heari.ng Date: @ #
Review Date
Sponsor/Applicant: TAv1MY JONES
Section Totivnship Range: 13-25-43
Planner: TAtV1MY JONES
TechnicaUReview Date: (07/30/1998 @ 1.15)
The Spokane County Engineering DPparlment has reviewed the above referenced application. The following
"Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the
Technical Review Meeting
Prior to release of a building permit or use of property as proposed:
l. 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
road, drainage and access plans.
3. The applicant shall submit for approval by the Spokane County Engineer
and the Spokane County Health District a detailed combined on-site
sewage system plan and surface water disposal plan for the entire
project or portion thereof if the development is phAed.
~
4. A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer. The design, location and
arrangement of par;~~ng stalls shall be in accordance with standard
engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be
occupied or traveled by vehicles.
CC AppliCant THOMAS ITYSLOP JR
Engineer/Surveyor
Planner TAP+IlrIY JONES
~ Page 2 ' 07/30/1998
ZE-0006-98
5. To construct the roadway improvements stated herein, the applicant may,
with the approval of the County Engineer, Join in and be willing to
participate in any petition or resolution which purpose is the
formation of a Road Improvement District (RID) for said improvement
pursuant to RCW 36.R8, as amended. Spokane County will not participate
in the cost of these improvements. This provision is applicable to
Lily Street.
6. As an alternative method of constructing the road improvements stated
herein, the applicant may, with the approval of the County Engineer,
accomplish the road improvements stated herein by joining and
participating in a County Road Project (CRP) to the extent of the
required improvement. Spokane County will not participate in the cost
of these improvements. This provision is applicable to Lily Street.
7. The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
8. The County Engineer has designated a Local Access Roadway Section for
the improvement of Girard Street which is adjacent to the proposed
development. This will require the addition of apprz)ximately 10-12 feet
of asphalt along the frontage of the development. Curbing and sidewalk
must also be constructed.
9. The County Engineer has designated a Local Access Roadway Section for
the improvement of Lily Street which is adjacent to the proposed
development. This will require the addition of approximately 8-10 feet
of asphalt along the frontage of the development. Curbing and sidewalk
must also be constructed.
10. 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.
11. 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.
12. No construction work is to be performed within the existing or proposed
right of way until a permit has been issued by the County Engineer. All
work within the public road right of way is subject to inspection and
approval by the County Engineer.
t Page 3 • 07/30/1998
ZE-0006-98
13. All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engineer to cover the cost
of construction or improvements shall be filed with the County
Engineer.
14. Applicant shall sign "Spokane County Notice to the Public Number 6"
which specifies the following:
The owner(s) or successor(s) in interest agree that in consideration of
Mutual Benefits now or to be hereafter derived, do for themselves,
their heirs, grantees, assigns and successor(s) in interest hereby
request and authorize Spokane County to include the above described
property in a Road Improvement District (RID) and to support the
formation of a Road Improvement District for improvement of the road(s)
described below by requesting and authorizing Spokane County to place
their name(s) on a petition for the formation of a Road Improvement
District pursuant to RCW 36.88.050, or by requesting and authorizing
Spokane County to cast their ballot in favor of a RID being formed
under the resolution method pursuant to RCW 36.88.030, and/or by not
filing a protest against the formation of a RID being formed under the
alternative resolution method provided for in RCW 36.88.065 and Chapter
35.43 RCW.
If a RID is proposed for improvement of the road(s) described below,
said owner(s) and successor (s) further agree: (1) that the improvements
or construction contemplated within the proposed RID are feasible and
(2) that the benefits to be derived from the formation of the RID by
the property included therein, together with the amount of any County
participation, exceeds the cost and expense of formation of the RID,
and (3) that the property within the proposed RID is sufficiently
developed; provided, themselves, their heirs, grantees, assigns and
successor(s) shall retain the right, as authorized under RCW 36.88.090,
to object to any assessment(s) on the property as a result of the
improvements called for in conjunction with the formation of a RID by
either the petition or resolution method under Chapter 36.88 RCW and to
appeal to the Superior Court the decision of the Board of County
Commissioners confirming the final assessment roll; provided further,
it is recognized that actual assessments may vary from assessment
estimate so long as they do not exceed a figure equal to the increased
true and fair value improvement(s) add(s) to the property.
.
1 Page 4 ' 07/30/1998
ZE-0006-98
It is further acknowledged and aqreed that at such time as a RID is
created or any County Road Improvement project is authorized by Spokane
County, the improvements required shall be at the sole expense of the
owner(s) of property within the RTD or served by the improvements
without any monetary participation by Spokane County.
The RID waiver contained in this agreement shall expire after ten (10)
years from the date of execution below. This provision is applicable
to Lily Street.
15. The applicant shall grant applicable border easements adjacent to
Spokane County Right of Way per Spokane County Standards.
~ -
PAGE 1 • 13:03:33 13 JUL 1998
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
00324 BROADWAY AV (START) 00.000 HAVANA ST & SPOKANE U 14 PAVED 50
BROADWAY AV 00.090 FAIRGROUNDS ENTRANCE U 14 PAVED 50
00.630 YARDLEY RD (START) U 14 PAVED 50
00.760 STANLEY RD (START) U 14 PAVED SO
00.880 HOWE ST (START) U 14 PAVED 50
00.990 FANCHER RD U 14 PAVED 50
01.070 BROADWAY AV EXTENSIO U 14 PAVED 50
01.170 LAKE RD U 14 PAVED 50
01.250 EASTERN RD U 14 PAVED 50
01.330 DYER RD U 14 PAVED 50
01.470 THIERMAN ST (START) U 14 PAVED 50
01.510 I-90 WB ON/OFF U 14 PAVED 50
01.670 I-90 EB ON/OFF U 14 PAVED 50
41.750 HEACOX AV (END) U 14 PAVED 50
01.820 LILY RD (START) U 14 PAVED 50
01.840 BROADWAY AV (END) U 14 PAVED 44
01.880 GIRARD RD (START) U 14 PAVED 44
01.940 BOWMAN RD (START) U 14 PAVED 44
02.020 PARK RD U 14 PAVED 44
02.240 ELLA RD U 14 PAVED 44
02.370 DICK RD (END) U 14 PAVED 44
02.400 DORN CT (START) U 14 PAVED 44
02.490 VISTA RD U 14 PAVED 44
02.620 BESSIE RD U 14 PAVED 44
02.740 SARGENT RD U 14 PAVED 44
02.870 MARGUERITE RD U 14 PAVED 44
03.000 ARGONNE RD U 14 PAVED 44
03.050 MULLAN RD U 14 PAVED 44
03.120 WILLOW RD (END) U 14 PAVED 44
03.250 LOCUST RD U 14 PAVED 44
03.370 FARR RD ( END ) U 14 PAVED 44
03.500 WOODRUFF RD (START) U 14 PAVED 44
03.560 WALNUT RD (END) U 14 PAVED 44
03.620 HERALD RD U 14 PAVED 44
03.690 DARTMOUTH RD (END) U 14 PAVED 44
03.750 FELTS RD U 14 PAVED 44
03.870 RAYMOND RD (END) U 14 PAVED 44
04.000 UNIVERSITY RD U 14 PAVED 44
04.090 VAN MARTER RD (START U 14 PAVED 44
04.130 GLENN RD (END) U 14 PAVED 44
04.250 PIERCE RD (START) U 14 PAVED 44
0 4. 3 2 0 JOHNSON RD ( START ) U 14 PAVED 44
04.440 WOODWARD RD (START) U 14 PAVED 44
04.520 BOWDISH RD U 14 PAVED 44
04.570 BATES RD ( START ) U 14 PAVED 44
04.630 WILBUR RD (START) U 14 PAVED 44
05.010 SR-27 (PINES RD) U 14 PAVED 44
05.170 COLLINS RD (END) U 14 PAVED 44
05.230 WILLOWCREST LN (PVT U 14 PAVED 44
05.260 VERCLER RD (START) U 14 PAVED 44
05.350 WOODLAWN RD (START) U 14 PAVED 44
05.510 MCDONALD RD U 14 PAVED 44
05.670 MCCABE RD (END) U 14 PAVED 44
05.760 BLAKE RD U 14 PAVED 44
05.890 MAMER RD (START) U 14 PAVED 44
06.030 EVERGREEN RD U 14 PAVED 44
06.270 BEST RD U 14 PAVED 44
~
06.520 ADAMS 2D U 14 PAVED 44
06.640 BURNS RD U 14 PAVED 44
PAGE 2 • 13:03:34 13 JUL 1998
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
06.770 PROGRESS RD U 14 PAVED 44
06.840 ST CHARLES RD (START U 14 PAVED 44
07.040 SULLIVAN RD U 16 PAVED 58
07.290 MOORE RD (END) U 16 PAVED 20
07.530 CONKLIN RD (END) U 16 PAVED 20
07.690 SHAMROCK LN (PVT RD) U 16 PAVED 20
08.020 FLOR.A RD U 16 PAVED 20
08.300 CORBIN CT (START) U 16 PAVED 20
BROADWAY AV (END) 08.530 LONG RD U 16 PAVED 20
00325 BROADWAY AVE (START) 00.000 COLEMAN RD (START) U 19 LIGHT BITUM. 20
BROADWAY AV 00.040 LILY RD (START) U 19 PAVED 22
BROADWAY AV (END) 00.060 BROADWAY AV U 19 PAVED 22
00492 BROADWAY AV(START)(L 00.000 WEST END TO SWING ST R 09 PAVED 36
BROADWAY AV 00.030 SWING ST (LIBERTY LA R 09 PAVED 36
00.090 ORMOND CT (LIBERTY L R 09 PAVED 36
00.160 FAIRWAY CT (LIBERTY R 09 PAVED 36
00.210 STEVENSON CT(LIBERTY R 09 PAVED 36
00.280 EAGLE ST (LIBERTY LA R 09 PAVED 36
BROADWAY AV (END) 00.440 EAST END OF ROAD R 09 PAVED 36
00418 BROADWAY AV (START) 00.000 BARKER RD U 19 PAVED 22
BROADWAY AV (END) 00.490 EAST END OF ROAD U 19 PAVED 22
00400 BROADWAY AV EXTENSIO 00.000 FANCHER RD U 19 PAVED 24
BROADWAY AV EXTENSIO 00.070 BROADWAY AV U 19 PAVED 24
00417 BROADWAY AVE (STAR.T) 00.000 GREENACRES RD U 16 GRAVEL 12
BROADWAY AVE (END) 00.250 BARKER RD U 16 PAVED 35
6 Records Processed
Tra f f i c Count s .
Road Name Location.................... Leg Count...
BROADWAY AV at FANCHER RD E 17248
BROADWAY AV at FANCHER RD W 15299
BROADWAY AV at THIERMAN ST (START) W 16453
BROADWAY AV at PARK RD E 15136
BROADWAY AV at PARK RD W 16942
BROADWAY AV at VISTA RD E 10172
BROADWAY AV at VISTA RD W 10378
BROADWAY AV at ARGONNE RD E 12470
BROADWAY AV at ARGONNE RD W 11765
BROADWAY AV at MULLAN RD E 13464
BROADWAY AV at FARR RD (END) E 970
BROADWAY AV at UNIVERSITY RD E 12715
BROADWAY AV at UNIVERSITY RD W 14852
BROADWAY AV at BOWDISH RD E 11885
BROADWAY AV at BOWDISH RD W 11981
BROADWAY AV at SR-27 (PINES RD) E 10072
BROADWAY AV at SR-27 (PINES RD) W 10146
BROADWAY AV at MCDONALD RD E 9257
BROADWAY AV at MCDONALD RD W 9231
BROADWAY AV at EVERGREEN RD E 7944
BROADWAY AV at EVERGREEN RD W 8655
BROADWAY AV at ADAMS RD E 8172
BROADWAY AV at ADAMS RD W 9699
BROADWAY AV at SULLIVAN RD E 9381
BROADWAY AV at SULLIVAN RD W 8557
BROADWAY AV at FLORA RD E 1036
BROADWAY AV at FLORA RD W 6518
BROADWAY AV (START) at HAVANA ST E 13637
BROADWAY AVE (END) at BARKER RD W 254
BROADWAY AVE (START) at GREENACRES RD E 147
PAGE 1 ' 13:03:50 13 JUL 1998
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
02553 LILY RD (START) 00.000 SOUTH END TO BOONE A U 19 GR.AVEL 30
LILY RD 00.020 BOONE AV (START) U 19 GRAVEL 30
00.080 SHARP AV (START) U 19 LIGHT BITUM. 22
00.240 MAXWELL AV (START) U 19 LIGHT BITUM. 22
LILY RD (END) 00.290 MISSION AV U 19 LIGHT BITUM. 22
02554 LILY RD (START) 00.000 SR 290 (TRENT) U 19 PAVED 20
LILY RD 00.130 MANSFIELD AV (END) U 19 PAVED 20
LILY RD (END) 00.170 MONTGOMERY AV (START U 19 LIGHT BITUM. 20
02555 LILY RD (START) 00.000 FAIRVIEW AV U 19 LIGHT BITUM. 16
LILY RD 00.120 EUCLID AV U 19 LIGHT BITUM. 16
LILY RD (END) 00.250 LIBERTY AV U 19 LIGHT BITUM. 16
02552 LILY RD (START) 00.000 BROADWAY AV U 19 PAVED 22
00.000 BROADWAY AV U 19 PAVED 22
LILY RD (END) 00.080 NORTH END OF ROAD U 19 LIGHT BITUM. 24
4 Records Processed
PAGE 1 4 1 13:04:04 13 JUL 1998
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
01523 GIR.ARD CT (START) 00.000 MAXWELL AV U 19 LIGHT BITUM. 22
GIR.ARD CT (END) 00.160 BOWMAN RD U 19 LIGHT BITUM. 22
01527 G I RARD RD ( S TART ) 00.000 FA I RV I EW AV U 19 L I GHT B I TUM . 16
GIR.ARD RD 00.120 EUCLID AV U 19 LIGHT BITUM. 16
00.260 LIBERTY AV U 19 LIGHT BITUM. 16
GIR.ARD RD (END) 00.320 BRIDGEPORT AV U 19 LIGHT BITUM. 16
01605 GIR.ARD RD (START) 00.000 12TH AV U 19 PAVED 32
GIR.ARD RD 00.030 11TH AV U 19 PAVED 32
00.100 lOTH AV U 19 PAVED 24
00.150 9TH AV U 19 PAVED 24
GIRARD RD (END) 00.210 8TH AV U 19 PAVED 24
01606 GIRARD RD (START) 00.000 8TH AV U 19 LIGHT BITLTM. 20
GIRARD RD 00.060 7TH AV U 19 LIGHT BITUM. 20
00.120 6TH AV U 19 LIGHT BITUM. 20
00.180 5TH AV U 19 LIGHT BITUM. 20
00.250 4TH AVE U 19 LIGHT BITUM. 20
00.310 3RD AV U 19 LIGHT BITUM. 20
00.370 2ND AV U 19 LIGHT BITUM. 20
00.440 1ST AV U 19 LIGHT BITUM. 20
GIR.ARD RD (END) 00.490 SPR.AGUE AV U 19 LIGHT BITUM. 20
01525 GIRARD RD (START) 00.000 BROADWAY AV U 19 PAVED 36
G I RARD RD ( END ) 0 0. 12 0 CATALDO AV ( S TART ) U 19 PAVED 36
01526 GIRARD RD (START) 00.020 SR 290 (TRENT) U 19 LIGHT BITUM. 20
GIRARD RD (END) 00.150 MONTGOMERY AV U 19 LIGHT BITUM. 20
01589 GIR.ARD RD (START) 00.000 SOUTH END OF ROAD U 19 GRAVEL 22
GIRARD RD (END) 00.050 BOONE AV U 19 GRAVEL 22
7 Records Processed '
I
: . REC'i ED
` JUL 13 199~
WUtM µi`
S i' ~7 K A N E • r~`: C O U N T Z'
..3~
Bt;ILDlN<, AtiiD PI.ANtiI\G • A DRrISTON OF TNE PUHLiC WORKS DEPAR'RtEIN i
JaNiE-s L. N-t:ttvISON. C.B.O., DIRFCTOR DENNIS M. ScnTr, P.F., ntFFCTP;-:
MEMORANllt
TO: Spokane County Division of EngineL . _ : _ . . , _ . : . . ,
`"pokane County, Division of Utiiities; Jinl Kecl
~pokane Regionai Heaith District; Steve Hofderby
Stormwater Utility; Brenda Sims
Development Engineering Services;,Bill Hemmings
Long Ranse Planning Division; John Mercer
Washington State Department of Transportation; Mark Rowher
Fire District No. 1
Spokane County Water District No. 3
Spokane County Air Pollution Control Authority (SCAPCA)
F1ZUINI: Tamniy Jvnes, :lssociate Planner
u.ArrE: July ] 4,199s
RE: ZE-6-95
TECHNICAL IZEVIEW NIELTYNG
JL1LY 30, 1998 AT 1:15 F.M.
1)IV1SION OF BliILllItiG AND PLANNING ls' FLOOR CONFERENCL ROOti'I
I'lease review the above appiication and use the attached TECHNtCAt. REVtE'w MELTlNG
FuttM for your comments. The Division of Building and Planning encourages you tt)
'ittend this meeting. The sponsor and representative have also been invited to attend nhis
meeting. If you cannot attend, please forward three (3) copies of your review comm(mt",
on the atiached form to me for the meeting. The attached TECHNICAL REVIEW FORI~~ ~
will be given to the sponsor at the meeting and included in the Division of BuildinQ and
1'lanning tile. Thanks for your cooperation. If'voti hav:: nny q,;0stic,ns ahc~ut
~ipPlication, please contact me at 456-3675. 1\'OTE: The Division of Builcling & Planning NviU now be circul.itinti c.ommcnts f„r SY'1'A
Checltlist at the time of tectinical review. This wiil be thc oirll, t;mc vou ivill be .3ble tr)
commeut regArding the SEPA Checklist for this nroject.
c: Thomas f!yslap,lr., PO Box 13322, Spokane, "'A 992 1 33
Adams & Clark, 1720 W. Fourth Ave., Spokane, WA 9920,;
^ itachrtients: Technica! Revietv Form, Proiect .Application, Site: E'lan, SC1'A Checklist
bKl?A.l)V-r1" A%.'...V'l.L ' S:'Cok:\M, WlJJ1j;\. . :}lr,PHnNL (509) 476-3675 • FAx: (500) 456 -21;'o ;
-c nn- (500) 3 24 -1zr-;.
Spokane County
Division of Building & Planning
Technical Review Meeting
.
Meeting Date and Time: July 30, 1998 @ 1:15 p.m.
Project File No.: ZE-6-98
Project Location: Generally located west of and adjacent to Girard Road and
south of and adjacent to Interstate 90 in the NE '/4 of Section 13, Township 25 N.,
Range 43 EWM, Spokane County, Washington.
Project Description: Zone reclassification of approximately .94 acres from Urban
Residential-3.5 (LJR-3.5) and Urban Residential-7 (LJR-7) to Light Industrial (I-2)
for Equipment Rental / Storage and those uses allowed in the Light Industrial (I-2)
zone.
Parcel No(s): 35131.1130
Applicant(s): Thomas Hyslop, Jr., PO Box 13322, Spokane, WA 99213
Project Planner: Tammy Jones
rr ,
~
SPOKANE CDUNTY DIVlSION OF BUILDING AND PLANNING
ZONC RECLASSIFICATION AP('LICATION
~~OKAN19LE f1'.-.7u V U~ @<
PART I 9 9998
A. GCNCRnL INFORMATION
O9VfSiON 0~ OUiLufNG AiND P1 ~~\';M!NG
Legal Owner Hytopz, I nc .
Mailing llddress P. 0. l3ox 13322, 7207 E. Broadwav
Cicy Spokane State WA Zip Cocie 99213 .
Plione (509) 927-0092- (Wor1<) (i-lome) Fax 927-9,.529
ApplicanUngent Thnmas WYS_1nl1- ,lr _ Mailing Acidress P. 0. Qox 13322, 7207 E. aroadway
City Spokane State wA Zip Code 99213
Phone (509) 927-0092 (Work) (hlome) Fax 927-9529
IF APPLICnN7 IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO
SERVC nS REPRESCNTA7IVC
Project/proposal site area (acres or sq. ft.) 0.94 acres
Adjacent area owned or controlled (acres or sq. ft ) N/A
Assessor's parccl numbers of projecVproposai 351 31 .11 3(l
Assessor's parcEl numbers of adjacent area owned or controiled
Street address of proposal Gi• rard S r Pt ( inaddressed )
Existing zonc classihcat;on(s) and ciate established 11R-7 and UR-.1y5
Cxisting tisc of properly Scattered resi denti al
' .
Pronoseci zoning 1-2
Compreliensive plan category Industri al Scl}ool district west Ual 1 ey #363
Water purveyor Water Di st . No. 3 Fire district Spk . Conty. No. 1
Pronosed Lise of nroperty,
Single family dwellings O Duplexes O Multifamily dwellings O
Manufactured homes O 8usiness Industrial ( ) Mixed use O
Other O -Describe Equi pment Rental, Parki ng/Storage
List previous planning division actions involving this property
None known
B. LEGALIZONF RCCLASSIFICATION INFORMnTION
Location of proposal East of Li ly Street, North of Broadway Ave. , East of
Girard St., and South of Interstate 90
Section 13 Townsllip 25 N Range 43 E
Name of public roc-icl(s) proviciing access Li 1 y St., aroadway Ave., Gi rard St.
Widtli of property fronting on public road Approx • 720 feet on Girard Street.
ZONC RECLASSIFICATION APPLICAT(ON ~ PAGE 2 of 4
Does the proposai have access to an arterial or planned arterial? Yes kX) No
Name(s) of arterial roads Broadway Avenue
Legal description of property for each zone reclassification nroposed
See attached
Existing zone(s) UR-7 and UR-3. 5 to proposed zone(s) I-Z
for the foilowing described property
Attach legal description stamned by land surveyor or provide below.
See attached
(f you do not hold title to the property, what is your interest in'it?
Applicant owns said property.
Wliat are the changed condikions of the area which you feel ma{ce this proposal warranted?
The site is surrounded by Industrial zoning to the north, west, & south,
& the surrounding area is changing in land use from residential to
'
a i
caused by growth in the Valley.
What impact will the proposed zone reclassification have on the adjacent properties? The
reclassification will benefit the adjacent properties by allowing the
, fight
industrial use.
What factors support the zone reclassification? The si te has a Compreheni sve Pl an
designation of Industrial, and the surrounding area is predominantly zoned
~~0 .
What measures do you propose to mitigate your proposal's impact on surrounding land Lise?
Yhe site and surrounding infrastructure wiil be designed to all of the
required design standards, including landscaping along Interstate 90
and Girard Street.
t
• ~ •
ZONE RECLASSIFICATION APPLICATION PAGE 4 of 4
PAR7 I I I
~
~
SURVEYOR VERIFICATION
I, the undersigned, licensed land surveyor, have completed the information requested for the
zoning map an . i en legal scri?VC/L, Signed Date /
Address Adams & Clark, Inc. Phone (509) 747-4600
I i'LU W. t-oUrtn Hve.
City ~P~ State 10 Zip -9-92n~
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 a firm that I am he owner of record of the area proposed for the previously
identified land se actW
the wner , tached herewith is written permission from the
owner author' in my is/ r bealf.
SigneDa
te 7/D Address `7~47 t/ Phone
i
City /State Zip ~L
Signature of applica6t or repr~ntative ` Date '
State of Washington )
. ) ss ,
County of Spokane )
Signed and worn or affir d before me on this day of ~VIkA , 19 -gz
by _
~
Notary Seal
Notary Public in and for tState of Washington resiciing
at ~ Q- A
My appointment expires q
PART V
TO BE COMPLETED BY THE DIVISION OF BUILDING ANO PLANNING
Date submitted File number
Date accepted py
Total fees Receipt number
DREI RE2011E APPI KJ! + 97 i
~
. ~
~ y
. ~
' ZDNC RECLASSIFCCA71ON APPLICATION PAGE 3 af 4
PARY I I
This seckion of the @ppl,cation wiCl provide the Division ❑fi Buifding and Planning skaff witri written
verificafiion that the applicant has nad preGminary consLiltatfon with the agencies Rden#ified
ReSults af the preftminary consurtat~on shall be incorporated irr the proposal before final sLibmittal
to the Division,
,
Fir~E MArtSHaLL1FiRE DIsTRicr ~
A This propasal is within Fire Protection District No ~
13. Adequate arrangements (have) (have not) been made ta meet pur needs in peavidmg for an
adequate water syskern and facififies far fire pfokection purposes,
C Recommended fire flow _ T3 P , ar unable to calculate nour because «se is not
definitive; and will be determirred at time oF building permit applFCatian
D Requirements include ,
c~ ~ ~•l~'•~~
F1re aistrict S,atur~fTitle I~ate
WATER PuRVEYOR ~
A. Satisfackory arrangements #or domestic water and fire ffow reqtairements (have) {have no#}
been made.
Q. Requirementslcomments W47f-yz e- QP.l~.u ~(~f-vAe ja--s
MD cmz- -m ykzl` VT' "TVAS T),
;S C-~~"- ~ ~
Vllater Districk Sig ~ :urelT ~~le Date
COUN7Y ENG1NEER '
A prelirninary discuss~cn has faken place and general reqLlirernen[s for raads and drarnc-tge have
been discussed witn the applicant
A Cornrnents
~
Sf'gaFurelTiffe Dake
CDlJN7Y U71LITtES '
- •
A preliminary discLrSsron has kalten place and generai requ€r'ements for subrnik#al of tliis proposai
(have) (liave not) been satisfled. The designated water purveyor far #iiis sike is
~L ~4-- 3 A ~Corr~ments ~
~ rk , 0 4
ref7itie Date
RFGIOhfAL I~~At-T1l alS7121CT
A prelirninary discussiorr has taken plne and general Tequirements forsubrnal#al of this propcsal
(l~ave) {fiave nok} been satisfied.
A Camrrzents
~ ~g~~
k~~relT~tle paf
ISEwErt Pur~VL-vOR ~
A prelirninary discussion has taken place and generaf requirements far the provisFan Qf publro
sevt+er are underskoad by the applfcant
A Comments 40-EA &OLY
r.
Enat 1 ~~T1tole Dafd
.
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
ZONC RECLASSIFiCATiON APPLICATION
PART 1
A. GCNERAL INFORMATION
Legal Owner Hytopz, Inc.
Mai(ing Address P. 0. Box 13322, 7207 E. Broadwav
City Spokane State WA Zip Code 99213
4
Phone ( 509 ) 9Z7-002L (W.ork) (Home) Fax 927-957g
ApnlicantlAgent Thomas Hvsl nT, ,lr _
Mailing Address P. 0. Box 13322, 7207 E. Broadway
City Spokane State wA Zip Code 99213
Phone (509) 927-0092 (Work) (hlome) Fax 927-9529
IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT 70
SERVE AS REf'RESENTATIVE
I'roject/nroposal site area (acres or sq. ft.) 1. 15+ dCres
Adjacent area owned or controlled (acres or sq ft.) N/A
Assessor's parcel numbers of projecUproposal 35131.1130
Assessor's parcel numbers of adjacent area owned or controlled
Street address of proposal [;i rard S r unaddr ssed )
Existing zone classificatron(s) and date established UR-7 and UR-3.5
Existing use of property Scattered resi denti al
I-2 .
Proposed zoning
Comprehensive plan category Industri al School district west Val 1 ey #363
Water purveyor Water Di st . No. 3 Fire district Spk. Conty. No. 3
Proposeci use of property:
Single family dwellings Duplexes Multifamily dweilings
Manufactured homes Business Industrial ( ? Mixed use
Other Describe Equi pment Rental, Parki nglStorage
List previous pianning ciivision actions involving this property
None known
B. LEGAL/ZONE RCCLASSIFlCATION INFORMATION
I_ocation of proposal East of Li ly Street, North of Broadway Ave., East of
Girard St., and South of Interstate 90 '
Section 13 Township 25 N Range 43 E
Name of public road(s) providing access L7 1y St., Broadway Ave. , Gi rard St.
Width of property fronting on public road Approx • 720 feet on Gi rard Street.
ZONE RECLASSIFICATION APPLICATION PAGE 3 of 4
PART I I
This section of the application will provide the Division of Building and Planning staff with written
verification that the applicant has had preliminary consultation with tne agencies identified.
Results of the preliminary consultation sha(I be incorporated in the proposal before fina! submittal
to the Division.
F(RE MARSHALL./FtRE DISTRICT
A. This proposal is within Fire Protection District No
B. Adequate arrangements (have) (have not) been made to meet our needs in providing for an
adequate water system and faciiities for fire protection purposes
C Recommended fire flow ; or unab(e to calculate now because use is not
definitive; and will be determined at time of building permit application.
D. Requirements include
Fire District Signature/Title Date
WATER PURVEYOR
A Safisfactory arrangements for domestic water and fire flow requirements (have) (have not)
been made.
B. Requirements/comments
Water District Signature/Title Date
COUNTY ENGINEER
A preliminary discussion has taken place and general requirements for roads and drainage have
been discussed with the applicant.
A. Comments
L~1~,t ~~v ure/Title Date
COUNTY 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 is
A Comments
~
Sign~re/Title-- ~ Date
REGIONAI_ HEALTH DlSTRICT
A preiiminary discussion has taken place and general requirements for submittal of this proposal
(have) (Iiave not) been satisfied.
A. Comments
Signat«re/Title Date
SEWER PURVCYOR
A preliminary discussion has taken place and general requirements for tlie provision of public
sewer are understood by the applicant.
A Comments 5TbOWE 4RJ-=tj OJOLY
'
Signat i e/Title Dat ~
RECEIPT SUMMARY
. ,
TRANSACTION NUMBER: T9801013 DATE: 06/19/98
APPLICANT: HYTOPZ INC. PHONE=
ADDRESS: 7207 E BROADWAY AVE
SPOKANE WA 99213
CONTACT NAME: HYTOPS INC. PHONE=
TRANSACTION: REZONE APPLICATION SIGN-OFFS (ENGRS & UTIL)
DOCUMENT ID: 1) 2) 3)
4) 5) 6)
COMMENTS: FOR PARCEL #35131.1130
FEE & PAYMENT SUMMARY
ITEM DESCRIPTION QUANTITY FEE AMOUNT
ZONING PERMIT 1 200.00
LAND USE ACTION REVW 1 100.00
TOTAL DUE = 300.00
TOTAL PAID= 300.00
BALANCE OWING= .00
PAYMENT DATE RECEIPT# CHECK# PAYMENT AMOUNT
06/19/98 00006500 6242 300.00
PROCESSED BY: KATHY CUMMINGS
PRINTED BY: KATHY CUMMINGS
*****~****,r********************~ THANK YOU ******~*****~~****,t~~****~*******~**
, • ~
VPV/ V 1NE l,Ji/UN1!
SPOKANE ENVIRONMENTAL ORDINANCE
.1111 7 1998
(WAC 197-11-960) Section 11.10.230(1)
Environmental Checklist DNIS10N FBUILDiiVuAND PLANNfNG
BY:
File No.
Purpose of Checklist:
The State Environmental Policy Act (SEPA) chapter 43.21 C RCW, requires all governmental agencies to consider the
emironmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be
prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of
this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce
or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required.
Instntctions for Applicants:
This environmental checklist asks you to describe some basic information about your proposal. Gavernmental agencies
use this checklist to determine whether the environmental impacts of your proposal are significant, requiring
preparaiion of an EIS. Answer the questions briefly, with the most precise information known, or give the best
description you can.
You must ansvver each question accurately and carefully, to the best of your kaowledge. In mosi cases, you should be
able to answer the que5tions from your own observadons or project plans without the need to hire experts. If you really
do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does nat apply."
Compleie answers to the ques#ions now may avoid unnece.ssary delays later.
Some questions ask about governmental reguladons, such as zoning, shoreline, and landmark designations. Answer
these questions if you can. If you have problems, the govemmental agencies can assist you,
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on
different parcels of land. Attach any additional information that will descnbe your proposal or its environmental
effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional
informadon masonably related to determining if there may be significant adverse impact.
Use of checklist for nonproject proposals:
Complete this checklist for nonproyect proposals, even though questions may be answered "dces not apply."
IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (Fart D).
For nonprojeei actions, the reference.s in the checklist to the words "pro,}ect," "applicant," and "properiy or site" should
be read as "Proposal," "ProPoser," and "affected geographic area," respeciively.
A. BACKGROUND
1. Name of proposed project, if applicable:
Hytopz Proposed Zone Reclassification
2. Name of Applicant:
Hytopz, Inc.
3. Address and phone number of Applicant or contact person:
Applicant:
Thomas Hyslop, Jr., Principal
Hytapz, Inc.
P. O. Box 13322
7207 E. Broadway
Spokane, WA 99213 (509) 927-9529
Contact:
Brad Marshall, Land Planner
Adams & Clark, Inc. °
1720 W. 4`h Ave.
Spokane, WA 99204-1702 (509) 747-4600
4. Date checklist prepared:
June 5, 1998
5. Agency requesting checklist:
Spokane County Division of Building and Planning
6. Proposed timing or schedule (including phasing, if applicablc)•
1998
7.
a. Do you have any plans for future additions, expansion, or further activity related to or connected with
this proposal? If yes, explain.
No.
b. Do you own or have options on land nearby or adjacent to ttus proposal? If yes, explain.
Yes, surrounding lots are owned by Applicant and are used for Light Industrial use.
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8 List any environmental information you know about that has been prepared, or will be prepared, direcUy
related to this proposal.
None to our knowledge
9 Do you know whether applications are pending for governmental approvals of o[her proposals directly
affecting the propErty covered by you.r proposal? If yes, ea-plain
No.
10. List any governmenta] approvals or pernuts that anll be needed for your proposal, if known.
Spokane County: Bwlding Pernut, Landscape Buffering, and Drainage Plan Approval
11 Give brief, complete description of your proposal, including the proposed uses and the size of the project and
site. There are several questions later in this checklist that ask you to descnbe certain aspects of your
proposal. You do not need to repeai those answers on this page
This proposed rezone from UR-7 and UR-3.5 to I-2, of approximately 0.94 acres, is adjacent to I-90
and adjacent to the existmg business, Hytopz, Inc The rezone area will be used for expansion of
storage for rental equipment.
12 Locauon of the proposal. Give su.fficient information to a person to understand the precise location of your
proposed project, including a street address, if any, and section, townsYup and range, if known If a proposal
would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal descnption,
site plan, vicuuty map, and topographic map, if reasonably available While you should submit any plans
reqwred by the agency, you are not required to duplicate maps or detailed plans submitted Nv1th any pernut
. application related to this checklist.
The proposed site is located on the south side of I-90, east of Lily Street, north of Broadway Avenue,
and west of Glrard Street. The site is located adjacent to Hytopz, Inc.'s office and storage areas in
Section 13, Township 25 North, Range 43 East, W M, Spokane County, Washington.
13 Does the proposed action lie witlun the Aquifer Sensitive Area (ASA)? The General Sewer Service Area?
Thc Priority Sewer Service Area? The City of Spokane? (See: Spokane County's ASA Overlay Zone Atlas for
boundanes).
The site is within the ASA, the PSSA, thc NGA, and outside the City of Spokane
-3-
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one): (F1at), rolling, hilly, steep
slopes, mountainous, other:
The site is flat.
b. What is the steepesi slope on the site (approximate percent slope)?
Approximately 1.5%
c. Wbat general types of soils are found on the site (for example, clay,
sand, gravel, peai, muck)? If you know the classi.fication of agri-
cultural soils, specify them and note any prime farmland.
Garrison gravely loam, GgA - gravely, medium-textured,
somewhat excessively drained soils formed in gravely glacial
outwash material.
d. Are there surface indications or history of unstable soils in the
immediate vicinity? If so, describe.
No.
e. Descnbe the purpose, type, and approximate quantities of any filling
or grading propased. Indicate source of fill.
Based on existing site conditions, there should be no need to
import or export any material.
f. Could er+osion occur as a result of clearing, construction, or use7 If so,
generally describe.
Because there is little slope on the site, any clearing of
buildings or vegetation should not cause erosion
g. About what percent of the site will be covered with impervious sur-
faces afler projECt constcuction (for example, asphalt or buildings)?
Appmximately 20% of the site will be covered with buildings,
and approximately 70% will be covered with gravel.
-4-
. h. Proposed measures to reduce or control erosion, or other impacts to the
earth, if any:
There should be no erosion as all impervious areas will be
drained to grass-lined 208 ponds.
2. AIR
a. What type of emissions to the air would result from ihe proposal (i.e.,
dust, automobile, odors, industnal, wood smoke) during oonstruction
and when the project is completed? If any, generally descnbe and give
aPProximate quantities if known.
I?ust is typically generated on unpaved areas during
constructioa There will also be vehicle exhaust emissions
. from construction equipment and husiness conducted on the
site.
b. Are there any offsite sources of emissions or odor that may affect yow
proposal? If so, generally descnbe.
No.
c. Proposed measures to reduce or control emissions or other impacts to
air, if any:
The project will conform to SCAPCA Requirements during
oonstruction. T'he completed project will feature a paved
driveway, supplemental landscaped buffering areas, and
routine maintenance to reduce dust emissions.
3. WATER
a. Surface:
(1) Is there any surface water body on or in the immediate
vicinity of the site (including year-round and sea.sonal streams,
saltwater, lakes, ponds, wetlands)? If yes, describe type and provide
names. If appropriate, state what stream or river it flows into.
No
(2) Will the project require any work over, in, or adjacent to
(within 200 feet) the described waters? If yes, please describe and
attach available plans.
No.
-5-
4 EstiTT1St6 the aRlOllat of fffl a11d dPedge TjIateRal that W411ld be
placel m or removed from the surface water ar wetlands and indica#e .
, the area of the site Lhat wvuld be affocted. Ind.icate the source a#' fili
~ material.
~
~ N0t applicabie.
,
' (4) Will thp- Proposal rNuire surfane wat.er withdmwals oT diuer-
sions? Give general descriptian, purpose, and appraxiniate quantitses
if lnown.
Na.
(5) Does the groposal iie within a 100 year flood plaian? If so,
note lvcation on the site plan.
No.
(6) Daes the proposal }nvalvc any d.ischarges of wasle materials
to surFace waters7 If sa, desrribe the type of wast,e and antici,pated
volume to &schuge.
Na.
b. GROUND;
(I) Wili ground water be withdrawn, ar vnll water be d.ischarged
to ground water? Give general description, gurpose, aad apgroximate
quantities if know*8.
Water nmoff fmm impermeable arr-as will be discharged to
grass-lined 208 pands,
(2) Desctibe waste matenal th,ait wiU bc dischatged inta #he
ground from septic tanks or olher sau#ary waste trea#ment facihty.
Describe the general si= of xhe system, the number of hauses to be
served (if applica6le) or the number of persoas the 5ysteYn(S) are
expectexl to serve,
Nat agplicable.
(3) Describe any systems, vther Man those de,Signed for the
disposal of sanitary waste, installed for the gurpose of discharging
fluids below the ground surface (incIudes "ems such as ihose foF the
-6-
~
s ,
disposal of storm water or drain.age from floor drains). Describe the
type of system, the amount of material to be disposed of through the
system and the types of materials likely to be disposed of (including
materials which may enter the system inadvertently through spills or
as a result of fire fighting activities).
The proposed paved parking areas and buildings will generate
stormwater nwoff. Runoff will be collected and treated in
two "208" ponds on site.
(4) Wi11 any chemicals (espacially organic solvents or petroleum
fuels) be siored in above ground or underground storage tanks? If so,
what types and quandties of materials will be stored?
No.
(S) What protective me~asures will be taken to insure that leaks or
spills of any chemicals stored or used on site will not be allowed to
percolate to graund water (this includes measures to keep chemicaLs
out of disposal systems described in 3b(2) and 3b(3)7
Maintenance of equipment requiring oils or other chemirals
will be done within existing or new buildings with sealed
concrete floors.
c. Water Runoff (including storm water):
(1) Describe the source of runoff (including storm waier) and
meihod of colleciion and disposal if any (include quandties, if larown).
Where will this water flow? Will this water flow into other waters? If
so, descn•be.
Tbe proposed parking areas and build.ings will generate
stormwater runoff. Stormwater will be collecied and treated
in two on-site "208" ponds.
(2) Will any chemicals be stored, handled or used on the site in a
location where a spill or leak will drain to surface or ground water or
to a siorm water dispOSaI system discharging to surface or ground
water?
No. All oils and chemicals will be stored mthin buildi.ngs
that are enclosed and have sealed concrete floors.
-7-
~
ti
(3) Calkld waste lnaterialS eilt,e[ grOUnd or SUtfaCe "vVater's? If 50,
generaliy clescri°be.
No.
d. Prapmed meawres to reduce or control surf'acce, ground, and runoff
water impacts, if any (if the proposed actian lxes vwithin the Agui..fer
Sensitive Area. Be especially clear on explanaiions relating to
facilities cynncerning Section 3b(4), 3b(5), and 3c(2) afthis checklist}.
Stufaw water dxainage iastallations will be designed ta "208"
standards,
4. PL.ANTS
a. Check or circle type afvegetation found an #he site,
X deC1d110ll$ tree- aldeTy =pie, wIIt (Dtler), M15cell3neoUS
()rIlaItieI11.al 5peG1eS
X eYBrg7een tree: fir, oedar, (p1ne), Qther.
x shnks.
~ grass.
paw1re-
cmp vr gmin.
Wei Soil pia.nxS, Cattail, buLteTCUj], butrusli, Skilnk cabbage, o#h,er.
water plants: water 1ily, eelgrass, milfoil, other.
other types af vegetation.
b. Wlat kind and amount of vegeta#ion will be removed vr altered?
Fxisting trm and grassed areas will be ineorporated ixrto ihe
Propased storage area if appropriate. Same trees will be
removed to make way far the propased graveied storage area
Grass will be ir3.5talled as part of the "208" drainage areas
C. List threatened or endangered species known ta be on or near the site,
None knnwn.
d. Propased landscaping, use of aaLive plants or o#,her measuFes ta pre-
seive or enhance vegetation on the site, if any:
The site will be iatdscaped and maint,ained in appropriate
tur', trees, and shrubs as rcquired for Type H screening aivng
I-90 and Girard Sircet.
_g_
~
5. ~BAAL5
a. Circle any birds and animals which have been observed on or near the
site or are known to be on or near the site:
birds. hawk, heroq eagle, (songbirds) other:
sparrows, wrens, robins
nnammals: deer, bear, elk, beaver, other: Small maminals
N/A
fish: bass, salmon, trout, herring, shellfish, other:
N/A
other:
b. List any threatened or endangered species known to be on or near the
site.
None known.
c. Is the site part of a migration route7 If so, eacplain.
No. The property is within a heavily urbanized area.
d. Proposed measures to preserve or enhance wildlife, if airy:
None.
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, wood siove, solar) will be
u,sed to meet the completed project's energy nceds? Descnbe wheiher
it will be used for heating, manufacturing, etc.
Electricity andlor natural gas services will be used for +
ligliting, mechanical operation, water heating, and spaoe
heating.
b. Would your project affect the potential use of solar energy by adjacent
properties7 If so, generally describe.
No.
c. What kinds of energy conservation features are includ+ed in the plans
of this proposal? List other proposed measures to reduce or control
energy impacts, if any:
1fie project will conform to current energy codes and utilize
efficient heating devioes. Most of thE proposed area will be
utilized as storage yard and stormwater treatment areas.
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. ~
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to
toxic chemicals, risk of fire and explosion, spill, or hazardous waste,
that could occur as a result of this proposal? If so, descnbe.
None.
(1) Describe special emergency services that might be required.
Entry for ambulance and fire services will be maintained
with accesses from both Lily and Girard sircets and from
Broadway Avenue.
(2) Proposed measures to reduce or control environmental health
hazards, if any:
The project will be constructed to applicable building, fire
-and safety codes. Provisions will be made for the proper
t.neatment of stormwater via "208" areas.
b. Noise:
(1) What types of noise exist in the area which may affect your
project (for example: traffic, equipment, operation, other)?
The project is located adjacent to I-90, which will generate
noise from Vaffic.
(2) What types and levels of noise would be created by or associ-
ated with the pro}eci on a short-term or a long-term basis (for
example: traff c, construction, operadon, other)? Indicate what hours
noise would come from the site.
Short-term: Heavy equipment activities such as removal of
existing souctures and site preparavon.
Loog-term: No substantial noise oiher than from customers
entering and leaving the site.
(3) Proposed measures to reduce or control noise impacts, if any:
Landscape buffering, although the project will have very little
impact.
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. ~
8. LAND AND SHORELINE USE
a. VVhat is the current use of the site and adjacent properties?
There are currently three older residences on site. Adjacent
properties are either industrial or residential.
b. Has the site been used for agnculture? If so, describe.
There may have been home gardens at the abandoned
residenoes. No other organized agriculture for the site is
known.
c. Describe any structures on the site.
There are two existing mobile homes, a garage, shed, a house,
and a pole building on the site.
d. Will any structures be demolished? If so, which?
The house and one mobile home will be removed. The
garage and shed will be demolished. The sieel building and
the pole building will remain with a mobile home underneath
as a caretakec's quarters.
e. What is the current zoning classification of the site?
Curnent zoning classification is UR-7 and UR-3.5.
f. What is the current comprehensive plan designadon of the site?
,
Industrial. -
g. If applicable, what is the current shoreline masier progxam designation
of the site?
N/A
h. Has any part of the site been classified as an "environmentally sen-
sitive" area? If so, specify.
No.
i. Approximately how many people would reside or work in the
oompleted project?
No new people are expected to be added to the staff.
-11-
~ .
j. Approximately how many people would the completed project
d.isplace?
None. Existing residences are currently vacant.
k. Proposed measures to avoid or reduce displacement irnpacts, if any:
N/A.
1. Proposed measures to ensure the proposal is compatible with existing
and projected land u.ses and plans, if any:
Conformance to building and zoning oodes and special permit
approvals. The proposed area will be used primarily as a
storage and runoff treatment area. Type II landscaping will
meet screening requirements.
9. HOUSING
a. Appraxdmately how many units would be provided, if any? Indicate
whether high, middle, or low-income housing.
N/A.
b. ApproximaLely how many units, if any, would be eliminated? Indicate
whether high, middle, or low-income housing.
None.
c. Propased measures to reduce or control bousing impacts, if any:
N/A.
10. AESTHETICS
a What is the tallest height of any proposed siruchue(s), not including
antennas; what is the principal exterior building material(s) propased?
The existing steel building and pole building to remain are
both single-story.
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b. What views in the immediate vicinity would be altered or obstructed?
The view of the site will change from unkempt, dilapidated
area which is often vandaliz,ed to a well-kept and scraenod
Light Industrial storage use that will have Type III screening
along I-90 and Girard Street that will mitigate the appearance
of this industrial storage yard from aearby traffic and
residenoes.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Development of the site will be pursuant to the site plan and
I-2 zoning standards with the proper setbacks, height control,
and Type III landscaping.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What type of
day would it mainly oc:cur?
The proposal will produce some security and indirect light, as
well as general lighting of the parking lot.
b. Could light or glare from the finished pro,}eci be a safety hazard or
interfere with views?
No, the project will be properly screened by Type III
landscaping and fencing.
c. What existing offsite sources of light or glare may affect your pro-
posal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any?
None.
12. RECREATION
a. What designated and informal recreational opportunities are in the
immediate vicinity?
N/A.
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b. Would the Pi''oPosed Project displace any existing recreational uses? If
so, descnbe.
No.
c. Froposed measures to reduce or control impacts on recreation,
including recreation opportunitie,s to be provided by the project or
applicant, if any:
None.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any plaoes or objects listed on, or proposed for, national,
state, or local preservadon registers known to be on or next to the site?
If so, generally descnbe.
None.
b. ' Generally descn'be any landmarlcs or evidence of historic archaeo-
logical, scientific, or cultural importance known to be on or next to the
site.
None.
c. Proposed measures to reduce or control impacts, if any:
None.
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and descn`be
proposed access to the existing strcet system. Show on site plans, if
anY•
The site is served primarily by Broadway Avenue with
proposed access from Lily and Girard sVeets.
b. Is site currentty served by public transit? If not, whai is the
approximate distance to the nearest transit stop?
Yes. •
c. How many parking spaces would thc completed pro}eci have? How
many would the project eliminate?
The majority of the site would be developed as parking and
siorage areas.
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• ~ , _
d. Will the proposal require any new roads or streets, or improvements to
existing roads or streets not including driveways? If so, generally
descnbe (indicate whether public or private).
No.
e. Will the pro}ect use (or occur in the immediate vicinifiy of) water, rail,
or air transportation7 If so, generally describe.
No.
f. How many vehicular trips per day would be generated by the
completed pmject7 If known, indicate when peak would oocur.
An esstimated total of 32 vehicular brips per day would occur,
an increase of 10. Peak hours would be at the beginning and
end of a business day.
g. Proposed measures to reduce or control transportation impacts, if any:
Offstreet customer parking is provided, and increased
equipment storage will allow all traffic to be b.andled on the
grounds of the busine,ss. Impacts on the existing street system
should be nominal.
15. PUBLIC SERVICES
a Would the project result in an increa.sed need for public services (for
example: fire pratecrion, police protection, health care, schools,
other)? If so, generally describe. .
No. Security measures on site, i.e. fencing and secured gates,
may reduce the neeci for police proteciion from theft and
vandalism
b. Proposed measures to reduce or control direct impacts on public ser-
vioes, if airy:
None are necessary.
16. UTILITIES
a. Circle utilides currently available at the site: (electricity), (natural
gas), (waier), (refuse service), (telephone), (sanitary sewers), septic
system, oiher.
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r i i
b. Descn'be the utilities that are proposed for the project, the uULty
providing the service, and the general construdion aciivities on the
site or in the immediate vicinity which might be needed.
Electricity-Washington Water Power (WWP)
Natural Gas-WWP
Water-Spokane County District #3
Refuse Service-Spokane County
Telephone-US West
Sanitary Sewer-City of Spokane
C. SIGNATURE
I, the undersigned, swear under the penalty of perjury that the above responses are made trut,hfiilly and to the best of my
knowledge. I also understand thai, should there be any willful misnepresentation or willful lack of full disclosure on my
part, the ggencv_ may withdraw any deiernunation of nonsigni5cance t.hat it might issue in reliance upon this cbecklist.
Date: 6-- c g Proponent: Thomas Hvslop, Jr., Hvtopz, Inc. -
(Please Print or Type)
Proponen~, 1-~.~-Zli" ~Address: 1720 W. Fourih Ave. ~
~
Phone: (509) 747-4604 Snokane, WA 99204
Person completing form: Brad Marshall. Adams 8c Clark., Inc. Date: K-- e 6-7 g
Phone: (509) 747-4600
FOR STAFF USE ONLY "
Staff Member(s) Reviewing Checklist:
Ba.sed on this siaff review of the environmental checklist and other pertinent informadon, the sta.ff:
A. Concludes that there are no probable signi5cant adverse impacts and recommends a determination of
nonsignificance.
B. Concludes that probable significant adverse environmental impacts do exist for the current proposal and
recommends a mitigated determination of nonsignificance with conditions
C. Concludes that there are probable significant adverse environmental impacts and recommends a
determination of significance. '
FILING FEE - $75.00
-16-
Adams & Clark, Inc • DANIEL B CLAI~K, P L S
LESLIE D KILLINGSWORTH, P E
Civil Enguleers • Land Surveyoi-s • Land Planners • Landscape Architects S1'UAR.T A DEYSENROTH, A S L A
RECEiVED
August 27, 1998 AUG 3 1 ~~'`1`I
sPoKANE couN ~WFESS R E CEIV E D
Scott Englehart, P.E. A~l'- v `
S kane Coun E ineers Office
1026 W. Broadwa~ SPOKA~~:~ 0'"~t~E P~Cf64~A
Spokane, WA 99260-0170
RE: Hytopz, Inc. Zone Reclassifications from UR-3.5 and UR-7 to I-2 for Equipment Rental
and Storage
A&C Project No. 98-031 '
Spokane County File N'v~~C-4006 SR-0 ;
Dear Scott:
Thank you for meeting with Pat Krych, P.E., and myself on Thursday, August 27, 1998, regarding the
Preliminary Recommended Conditions of Approval from the Spokane Counry Engineers Office.
This letter is meant to summarize our conversahon regarding the Hytopz site plan, discussing the fact
that the project is a request to rezone a small portion of land ( 0.94 acres) allowing storage and
display of lift eyuipment for Hytopz, Inc. 1'here are no immediate plans for new structures to be built
within the proposed rezone classification area, and the two existing pole building-Yype structures will
remain for dry storage of equipment such as ladders, scaffolding, and lift equipment.
Based on the fact that there will be no new structures, it is our understanding that you will review the
preliminarily recommended County Engineer's conditions prior to the Hearing Examiner's hearing,
considering the majoriry of condirions would be triggered by an application for a building permit
within the area at a later date, specifically, improvements on Girard and Lily streets.
Again, thank you for your time in meeting with us. 1f you have any questions, please don't hesitate to
contact me. '
Sincerely,
Adams & Clark, Inc.
Brad Marshall
Land Planner
BM/LO
cc: Thomas Hyslop, Jr. .
Tammy Jones, Planner - Spokane County
AC
1720 W. Fourth Ave. 0 Spokane, WA 99204-1702 0 (509) 747-4600 9 Fax (509) 747-8913
ZEm6m98
Vicinity Map
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NV{CINITY MAP
Not to Scaie
\
Parcel: 351311130
Owner: HYSLOP JR, T& V& R/JONES, M
CoOwner:
Owner Address On
PO BOX 13322 SPOKANE WA 99213-3322
Site Address
915 N GIRARD RD SPO
Legal Description
EAST SPOKANE 1ST LTS 9,10,11,12,13,14 AND 15, BLK 2 LTS ~
13,14 AND 15 EXC HWY & INCL VAC CATALDO AVE N OF AND CD
ADJLT ~ ~
15 AND INCL VAC GIRARD RD W OF AND ADJ LT 30 BLK 6 SD -,ata-d~ ~
ADD
FOR TAX EXEMPTION PURPOSES ONLY
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Nofice This is not a legal document Data depicted on lhis map is general & subJect to constant revision It is intended for reference
use only Legal documents should be obtainetl irom the appropriate agency
Parcel. 35131 1130
Owner: HYSLOP JR, T& V& RIJONES, M
CoOwner. ~
Owner Address Li ~Oil1.0,
PO BOX 13322 SPOKANE WA 99213-3322
Site Address
915 N GIRARD RD SPO
Legal Description
EAST SPOKANE 1ST LTS 9,10,11,12,13,14 AND 15, BLK 2 LTS
13,14 AND 15 EXC HWY & INCL VAC CATALDO AVE N OF AND
ADJLT ~
15 AND INCL VAC GIRARD RD W OF AND ADJ LT 30 BLK 6 SD Id-o-
ADD
I - _,-J)
FOR TAX EXEMPTION PURPOSES ONLY
•
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Noiice This is not a legal document Data depictetl on this map is general & subject to constant revision It is mtended for reference
use only Legal documents should be obtained from ihe appropriate agency
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