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ZE-5-96 • / SPOKANE COUNTY HEARING EXAMINER RE: Zone Reclassification from ) FINDINGS, CONCLUSIONS, Urban Residential-3.5 (UR-3.5) ) AND DECISION to Urban Residential-7 ('CJR-7) ) and Light Industrial (I-2) ) Applicant: Thomas Quinn ) File No. ZE-5-96 ) . L SIfMMARY OF PROPOSAL AND DECISION Proposal: Zone reclassification of an 11.6 acre site from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-7 (LJR-7) zone on approximately 8.5 acres of land and to the Light Industrial (I-2) zone on approximately 3.1 acres of land, for those uses respectively allowed in the Urban Residential-7 (UR-7) and Light Industrial (I-2) zones. Decision: Approved, subject to conditions. H. FINDINGS OF FACT AND CONCLUSIONS The Hearing Examiner has reviewed the zone reclassification application and the evidence of record and adopts the following findings of fact and conclusions: A. GENERAL INFORMATION: Owner: Thomas Quinn 17105 East 9hAvenue Spanaway, WA 98387 Agent(s): J. Grant Person John Konen 107 South Howard, Ste. 500 110 West Cataldo Spokane, WA 99204 Spokane, WA 99223 Address: 11305 East Jackson Avenue Location: Generally located along the north side of Jackson Avenue, approximately 150 feet west of Woodward Road in the NW of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington. Legal Description: A full legal description of the property is in the record referred to as document number 10. HE Findings, Conclusions and Decision ZE-5-96 Page 1 . ~ Zanxng: Urban Residential-3.5 (CTR-3,5) zone Comprehensive Pian Ca#egory: The prc,perty is designated in the Urban categary of the Spokane County Generalized +Cornprehensive Plan. The site is also lacateci in the Priority Sewer Service Area and the Urban Impact Area identified in the Camprehensive Plan. Envirvnmental Review: A Determinatian of Nonsignificance was issued by the Division of BuRding and Plarm.ing an April I, 1996. Stte Ilescriptian: The site is approximatety 11.6 acres in size, fairly level and rectangular in shape. The site has about 789 feet of frontage along Jackson AWenue, with a tlepth of 643 feet.. Mast of the site is vacant, except for seven, dilapidated, single-family residences lacated along the frantage of the site. Surrounding Cvnditions: Jacksan Avenue intersects Montgemery Drive at the southwest corner of the site. Montgamery Driye is designated on the Caunty Arterial Road Plan as a M'inQr .A.rteria.l and Jackson Avenue is designated as a Local Access Street, A triangular-shaped parcel of .e5 acres Iies immediately south of the site, betvveen Mantgomery Drive and Jacksan AWenue. The land to the west is zoned Light Industnal (I-2), while commercial uses and industrial uses vn land zoned Light Industrial (I-2) are found to the south. Industrial uses are also located east and west of the site along Mvntgarnery Drive, including an industrial commercial park ta the west. Single-family residences on hatf acre lats a.re located north of the site, while singte family residences an one-quarter acre lots lie east af the site. A few blvcks east of the site, east of Bowdish Road and a14ng ar near Jackson Avenue, can be found CJrban Residential-22 (UR-22) and Urban Residential-7 (UR,-7) zoning and multifamily development. University Raad, a northlsouth arterial that cvnnects with Trent Avenrae to the narth, is located a few blocks west o#' the site. Argonne Rvad is located rrtore than a mile west of the site, while Pines Road is abaut a half mile tv the east, ArgQnne Roaci and Pines Road are both major northlsvuth traffic corridors extending through the SpQkane Valley area of the Caunty, which roads access Interstate 90, Trent Avenue and Sprague Avenue. Projec# Description: The applican# seeks a zone change for approximately 3.1 acres of the site tv the Light Industrial (1-2) znne, and a zone change far the remaining 8.5 acres of the site to the Urban Residential-? {tJR-7} zane. The site plan is nvt specific as to #he uses to be develvped under such zoning, but shows compliance with applicable deveiopment standards of the zone depending on the permitted uses that are developed. The applicant is trying to acquire the triangular-shaped parcel located south of the site, anci prapvses to seek the vacation of Jacksan Avenue along the narth barder of such parcel and to realign the intersectian of 3ackson Avenue a.n.nd Iviontgamery Dnve along #he east bvrder of said parcel. B. PROCEDURAL IlNFiDRMATION; Applicable Zoning Regulations: Spokane Caunty Zoning Code Chapters 14.402, 14.618, 14.628 and 14.632. HE Findings, Conclusions and Decisian ZE-5-96 Page 2 Hearing Date and Lacation: Apri124, 1996; Spokane County Public Warks Building, Lower Level, Commissioners Assembly R.oom, 1026 West Broadway, Spokane, WA. NUtiCCS: Mailed: Apri13, 1996 by applicant Posted: April 1, 1996 by applicant Published: Aprit 4, 1996 Compliance with legal notice requirements appears to have been met. Site Visit: Apri123, 199+5 and May 17, 1996. ~ Hearing Procedure: Pursuant to Resotution No. 96-0171 {Hearring Ex2uniner Qrdinance} anci Resolution Nv. 46-0294 (Hea.ring Examiner Rules of Procedure). The proWisions vf Chapter 1,44 af the Spokane Gaunty Cvde and Chapter 14.402 vf the Spokane County Zoning Cade are applicable ta the pracessing of the rezane application, except as may be superseded by Resolution Nos. 96-0171 and 95-0294. Testimony: Lauis Webster, Planner II and John Pederson, Senior Planner Spokane Caunty Divisian afBuilding and Planning 1026 West Broadway spvkane, wA 99260-0240 Scott Engelhard Spokane Cvunty Division of Engineering and Roads 1026 West Braadway Spokane, WA 99260 Jahn Konen J. Grant Persan I IOWest Cafialdo 107 South Howard, Ste. 504 Spokane, WA 99223 Spokane, WA 99204 Vince Wasson David Crosby 13 11 East Buckeye 2607 Narth Bowdish Rd. Spakane, WA 99206 Spokane, WA 99206 Bab Stapleton 11805 East Grace Spakane, WA 99206 Items Nvticed: Spokane County Cvmprehensive Plan, Spokane County Zvning Gode, ~ Spokane Caunty Cade, and Resalutian Nos. 9+6-0171 and 96-4294. C. Zf3NE R~CLASSIFICA'IT4N ANAL"YSXS: HE Findings, Canclusions and Decisian ZE-5-96 Page 3 ~ In considering a rezone application, Washington law 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 original zoning, and (3) the rezone must bear a substantial relationship to the public health, safety, morals, or welfare. Parkridee v. Seattle, 98 Wn.2d 454, 462 (1978), Biarnson v. Kitsap Countv, 78 Wn. App. 840 (1995). Spokane County Zoning Code Section 14.402.020 (1)(2) indicates that consistency with the Comprehensive Plan, detriment to the public welfare, and changed circumstances are relevant criteria for the hearing body to consider in amending the official Spokane County zoning map. The proposed rezone must also comply with the requirements of the State Environmental Policy Act (SEPA), Chapter 43 .21 C RCW, and the County's Local Environmental Ordinance, codified at Chapter 11.10 of the Spokane Code. Finally, the rezone proposal must also satisfy the requirements of the proposed zone and other applicable land use regulations. The following findings of fact and conclusions are made: 1. The prooosed zone reclassification generallv conforms with the Snokane Countv Comprehensive Plan. The proposed rezone to the Urban Residential-7 fUR-71 zone imnlements the Goals. Obiectives and Decision Guidelines of the Urban categorv of the Comprehensive Plan. The nroDosed rezone to the Lieht Industrial (I-2) zone imnlements the transition nolicv of the Comorehensive Policv for sites desiEnated in the Urban cateeorv but lvinp- adiacent to the Industrial cateeorv of the Comnrehensive Plan. A county's comprehensive plan provides guidance to the hearing body in making a rezone decision. Belcher v. Kitsao Countv, 60 Wn. App. 949, 953 (1991). Deviation from a comprehensive plan does not necessarily render a rezone illegal, only general conformance is required. Bassani v. Countv Commissioners, 70 Wn. App. 389, 396 (1993). See also Chapter 14.100 and Section 14.402.020 (1) of the Spokane County Zoning Code. The property is located in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment which includes a variety of land uses, including intensive residential development, neighborhood commercial and light industrial uses. Uses in the Urban category will typically be served by a high level of public facilities and setvices. The recommended residential densities in the Urban category range from one (1) to 22 units per acre. The more intensive uses such as light industrial should be located near the heavily traveled streets, with the less intensive uses such as single-family residential should be isolated from the noise and traffic. Multifamily uses will usually be a transitional use located between single-family residential and the more intensive uses. The Urban category indicates that where conflicts may occur between use types, screening and other performance standards may be required to make them compatible. The Urban Residential-7 (LTR-7) zone is an implementation tool for the Urban category of the Comprehensive Plan, and is intended to add to the variety of housing types and densities in the county. The Urban Residential-7 (UR-7) zone provides medium residential densities up to HE Findings, Conclusions and Decision ZE-5-96 Page 4 approximately seven (7) units per acre, and are typified by single-family dwellings on small lots, duplexes, low density apartments and manufactured home parks. Spokane County Code Section 14.618.100. The proposed rezone of 8.5 acres of the site to the Urban Residential-7 (ITR-7) zone implements the Urban category of the Comprehensive Plan. The rezone is consistent with the recommended densities of the Urban category, has near access to an arterial street, is served with a high level of urban services, and comprises "fill-in" development of the type recommended in the Urban category. The proposed Urban Residential-7 (LTR-7) zone on the site also provides excellent transition between industrial uses to the south and west and the single-family uses to the north and east. Neighboring property owners opposed the rezone to the Urban Residential-7 (LJR-7) portion based mainly on the possibility of a large apartment complex being constructed adjacent to their single family homes, and traffic impacts. The site plan of record (dated February, 1996) for the proposal does not illustrate the type of units that would be developed under the UR-7 zoning. At the public hearing, the applicant testified that development of a large apartment complex on the site was unlikely, and suggested that development of duplex or low density multifamily units was more probable The applicant further testified that the unspecified site plan would provide the developer of the site with the flexibility needed to respond to the fluctuating housing market in Spokane County, a statement which the Hearing Examiner finds to be credible. The Urban category of the Comprehensive Plan recommends that when evaluating multifamily developments for approval, the profile, especially height, of the project, should be considered. While the type, height, and location of housing is not shown on the site plan, it is significant that the applicant is proposing the least intensive zone in which multifamily dwellings are allowed. The maximum building height in the Urban Residential-7 (LTR-7) zone is 35 feet, the same as under the existing Urban Residential-3.5 (UR-3.5) zoning of the site. In the most intense residential zone, the Urban Residential-22 (LTR-22) zone, the maximum allowed density is approximately 22 units per acre and the maximum building height is 50 feet. The minimum lot size for multifamily dwelling structures in the Urban Residential-22 (UR-22) zone it is orily 6,000 square feet, while in the Urban Residential-7 (UR-7) zone the minimum lot size is 15,000 square feet. Other development standards, such as maximum building coverage and required frontage, are in accord. The landscaping and screening requirements for multifamily development in the Urban Residential-7 (UR-7) zone are greater than for single family or duplex development in such zone. It is noted that the proposed conditions of approval give the Division of Building and Planning administrative review authority over the final location of buildings, allowed uses of the zone, landscaping, etc. on the site by the applicant. The Hearing Examiner, as an added condition of approval, has required that a detailed site plan be submitted for the review and approval of the Division of Building and Planning before issuance of a building permit, and that the applicant shall seek to blend the design and location of the improvements on the site to be compatible with the character of the surrounding single family area, as practicable (see revision to Division of Building and Planning Condition No. 2, below). It is also noted that if the residential portion of the site HE Findings, Conclusions and Decision ZE-5-96 Page 5 . requires platting, a formal review of such land use action by County agencies and possibly another public hearing would be required under County ordinance. The site itself has several dilapidated structures on it and the proposed redevelopment of the site with Urban Residential-7 (LJR-7) uses, as conditioned, should enhance the residential character, aesthetics and values of the area. The required landscaping, fencing and setbacks of the zone will help buffer the improvements on the site from the surrounding neighborhood. There is no basis for requiring a ten (10) foot high fence along the eastern boundary of the site, as requested by one adjacent landowner, instead of the required six foot high fence. The proposed rezone of the 3.1 acre portion of the site to the Light Industrial (I-2) zone is consistent with the "transition policy" of the Comprehensive Plan. This transition policy permits development to occur on land located in "fringe areas" lying between two Comprehensive Plan categories if the development is consistent with either land use category, depending on the impacts to the adjacent land use category and the distance a use intrudes into the adjacent land use category. See Spokane County Comprehensive Plan, Introduction, Guidelines for Monitoring and Amending the Plan, "Transition Area"; and Spokane County Comprehensive Plan, Glossary, "Transitional Area". The site is designated within the Urban category of the Comprehensive Plan, and the Urban category surrounds the site on its north, east and west sides. However, the site borders the Industfial category of the Comprehensive Plan along Jackson Avenue. The west of the site is zoned Light Industfial (I-2) and west of University Road the land is designated within the Industrial category. The Industrial category is intended to provide the opportunity for industrial development and reserve land for industrial purposes. Industfial areas should be served by a high level of urban services, including public water, sewer, utilities. Few commercial and residential uses will be found. See om rehen iv Pl n In I' C p s e a, dustnal category, "Detailed Definition". The Industfial category indicates that industrial activities may be rendered compatibie with less intensive uses located nearby through buffering, changing intensity of land use and other innovative ideas. Comprehensive Plan, Decision Guideline 7.2.1. Decision Guideline 7.1.1 of the Industrial category states that "only light industry will be allowed adjacent to an existing or proposed residential area." Objective 7.3.c provides that "lighter, inoffensive industry should be allowed to locate near residential areas if adequate-sized sites can be provided with proper amenities. Appropriate performance standards should be designed to assure compatibility." Clustered developments including both industrial and residential uses may be allowed in the Industfial category when served by adequate infrastructure and public services. Decision Guideline 7.3.1, Comprehensive Plan. The Light Industrial (I-2) zone will typically include "processing, fabrication, light assembly, freight handling and similar operations, all of a non-offensive nature". Spokane County Zoning Code Section I4.632.100. The portion of the site proposed for Light Industfial (I-2) zoning lies adjacent to the Industrial category, is consistent with industrial zoning to the south and west, HE Findings, Conclusions and Decision ZE-5-96 Page 6 intrudes very little into the Urban category, and is sufficiently buffered from single-family uses to the north and east by the less intensive Urban Residential-7 (UR-7) zone proposed for the site. The site plan shows the required landscaping for industrial uses located adjacent to a residential zone. It is noted that the requested rezone to the Light Industrial (I-2) zone was essentially unopposed by surrounding property owners. The applicant did not indicate what industria] uses would be developed on the site, except to say that the use could employ up to 25-26 persons and generate an additional 194 trips per day from the site. See Project File, Item 14, Environmental Checklist, pages 4 and 10. Administrative site plan review by the Division of Building and Planning will help ensure that the industrial uses on the site are properly buffered from the uses developed on the portion of the site rezoned to Urban Residential-7 (LTR-7). The Hearing Examiner finds that the Light Industrial (I-2) portion of the proposal complies with both the Industrial category and the Urban category of the Comprehensive Plan, and is consistent with the "transition policy" of the Plan. Neighboring property owners also testified in opposition to the project based on traffic concerns. The petition signed by approximately 67 landowners references traffic impacts to Pines Road, the Interstate 90 interchange at Pines Road, Montgomery Drive, and neighboring streets. The traffic study prepared by the applicant estimates that the proposal would generate approximately 450 trips per day, with an added 48 a.m. peak hour trips per day and an additional 54 p.m. peak hour trips per day. The study indicates that 50% of these trips would be distributed west to Argonrie Road and University Road, 25% to Trent Avenue and 25% to Pines Road. While traffic will increase somewhat on Woodward Road, Buckeye Avenue and Bowdish Road in the vicinity, there is no hard evidence that the capacity of such local access streets or neighborhood arterials roads will be exceeded or that there will be failing levels of service at any neighborhood intersections. The same holds true for Montgomery Drive. The proposal will provide beneficial traffic improvements along Jackson Street, although it is premature to conclude that the current poor alignment of Jackson Street and Montgomery will be eliminated. The impacts from a possible future connection of development on the site to Buckeye Avenue is not really an issue at this time. The multifamily project that was scaled down at the northeast corner of Bowdish Road and Jackson Avenue, referenced in the neighborhood's petition, is not really comparable to the subject proposal in terms of density and traffic impacts, because the former site is zoned Urban Residential-22 (UR-22) and is not located on or near an arterial street. A closer question is presented relative to the alleged traffic impacts from the proposal to the intersections of State Route 290 (Trent Avenue)/University Road and State Route 27 (Pines Road)/Mission Avenue. The traffic study prepared by the applicant indicates that the proposal will only add about 68 additional trips per day to the Pines/Interstate 90 Interchange over the traffic that would be generated if the site was developed under the existing Urban Residential-3.5 (iTR-3.5) zoning. This includes an added 4.5 trips per day at the a.m. peak hour, and 3 trips per day at the p.m. peak hour. The letter submitted by the Washington State Department of Transportation (WSDOT), the public agency with jurisdiction over the Pines/Interstate 90 Interchange, agrees with the traffic study that there will not be significant impacts from this particular proposal on the SR 27/Mission Avenue intersection. The news clipping attached to the neighborhood petition also indicates that traffic improvements are planned at the intersection of Pines Road and Mission Avenue that will ease congestion at such intersection. Regarding the HE Findings, Conclusions and Decision ZE-5-96 Page 7 i intersection of SR 290 and University Road, the traffic study and comments from WSDOT indicate that there is insufficient information in the record to suspect a failing level of service for the SR 290/University Road intersection or to require the applicant to further study and mitigate impacts at such intersection. While the trip distribution determined by the applicant's engineer was questioned by the opponents of the project, the study appears to have been based on accepted traffic engineering principles and is the best evidence available. 2. Conditions in the area in which the propertv is located have changed substantiallv since the vronertv 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, and changes on the property itself. Each case is to be judged on its own merits. Biarnson v. Kitsao Countv, supra, at 847; Bassani, supra, at 394. Changed conditions have taken place in the area of the proposal since the site was last zoned that support approval of the proposal. There has been steady growth in the area, including considerable multifamily development in the Pines Road/Montgomery Drive area and industrial growth along Montgomery Drive. Public sewer has recently been extended to the area. 3. The nroposed rezone bears a substantial relation and is not detrimental to the public health, safetv and eeneral welfare. General consistency with a county's comprehensive plan is relevant in determining whether a rezone bears a substantial relationship to the public welfare. Bassini v. Countv Commissioners, supra, at 396-98. As discussed above, the proposal is consistent with the Comprehensive Plan. The proposal will provide needed housing and employment to the community. There is adequate infrastructure to support the proposed rezone. The fears of neighboring property owners that a monolithic apartment project would be erected adjacent to their single-family homes have not been confirmed. Traffic concerns, and concerns over impacts to the water supply of the area have not been shown to be substantial. While the current views of the community may be given substantial weight in rezone matters, they are not controlling absent compelling reasons based on the public health, safety, morals or general welfare. ParkridQe v. Seattle, supra, at 462, 4. The proposal complies with the vrovisions of the State Environmental Policy Act and the Countv's Local Environmental Ordinance. No negative comments were submitted regarding the environmental impacts of the proposal. There is insufficient evidence that the proposal would have more than a moderate effect on the quality of the environment, or have probable, significant, adverse environmental impacts. The proposal as conditioned is compatible with adjacent land uses and buffers the single-family areas to the north and east from industrial uses to the south and west. The procedural requirements of Chapter 43.21 C and Chapter 11.10 of the Spokane County code have been met. HE Findings, Conclusions and Decision ZE-5-96 Page 8 5. The proposal complies with the Urban Residential-7 (iJR-7) zQne and LiRht Industrial (I-2) zone, the Snokane Countv Zonine Code and anolicable land use reszulations. The proposal, as conditioned, complies with the permitted uses and the development standards of the Urban Residential-7 (iJR-7) zone and Light Industrial (I-2) zone, which will be enforced through the site plan review process. The proposal also complies with applicable provisions of the Spokane County Zoning Code and other applicable land use regulations. The applicant, at the public hearing, agreed to the comply with the conditions of approval recommended by the County Division of Building and Planning, and other county departments and public agencies. III. DECISION Based on the Findings and Conclusion above, the above zone reclassification application is approved, subject to the following conditions: 1. Compliance with the conditions of the various agencies specified below. 2. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. 3. This approval does not waive the applicant's obligation to comply with all other requirements of other public agencies with jurisdiction over land development. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-7 (tJR-7) and Light Industrial (I-2) zones, as amended. 2. A specific and detailed site development plan shall be submitted to the Division of Building and Planning for review and approval prior to the issuance of a building permit, including review of building location, landscape plans and general allowable uses of the zone. The site plan must conform to regulations set forth in the Spokane County Zoning Code, and the conditions of approval in ZE-5-96. The site development plan shall seek to blend the design and location of the uses and improvements on the site to be compatible with the character of the surrounding single- family area, as practicable. 3. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 4. Direct light from any exterior area lighting shall not extend over the property boundary. HE Findings, Conclusions and Decision ZE-5-96 Page 9 ~ 5. A specific landscape plan, ptanting schedule and provisions for maintenance acceptable to the Division Directorldesignee shatl be submitted with a p►erFormance bond far the praject pnor to retease of building pennits. Landscaping shall be installed and maintaine+d so that sight distance at access points is not obscured ar impaired. 6. The Division of Building and Flanning shall prepare and recvrd with the Spokane C4unty Auditar a Title Notice nvting that the property in questivn is subject to avariety of special canditions irrlpased as a result of approval of a la.nd use action. This Title Notice shall serve as public nvtice of the conditiQns of approvai affecting the praperty in question. The Title NQtice should be recorded within the same time frame as allowed far an appeal and shall vnly be released, in full or in part, by the Division afBuiIding and P1an.ning. The Title IrIotice shall generally provide as follows: The parcel af property legally described as [ ] is the subject of a land use actian by a Spokane Cvunty Hearing Body on [ imposing a variety of special dsvelopment cvnditivns. File No. [ ] is available for inspectivn and capying in the Spokane County I)irrisian of Building and Planning. 7. The applicant shall contact the Division of Building and Planning at the earliest possible stage in vrder to be inf4rmed of +code requirements administeredlenforced as autharized by the State Building CQde Act. Designldevelapment concerns inctude: Addressing, fire apparatus access rods, fire hydrant/flaw, approved water systems, building aecessibility, canstruction type, accupancy classification, exiting, exterior wali pratectivn, and energy eode regulations. (Note: The Division vfBuilding and Planning reserves the right to canfirm the actual address at the time of building pernut). 8. Any subsequent segregation of subject property shall camply with Spokane CQUnty Subdivision, Short Plat, or Binding Site Ptan C►rdinances. SPOKANE COLTNTY DTVISI(iN UF El"rTGINEERING Priar to issuance vf a building Fermit or at the request of the County Engineer in cvnjunction with a County Road PrajectlRaad Improvement District, whichewer comes firs#: 1. Applicant shall dedicate 10 feet on Jackson Awenue far r`rght of way. Privr to release caf a building permit ar use vf property as proposed: 2. A,ccess permits for approaches to the County Road System shaIl be obtained from the County Engineer. 3. Applicant shall submit far appraval by the Spvkane Caunty Engineer road, drainage and access pIans. HE Findings, Conclusions and Decisivn ZE-5-96 Page 10 4. 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. 5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required on-any portion of the project which is to be occupied or traveled by vehicles. 6. The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 7. The County Engineer has designated a Local Access Roadway Section for the improvement of Jackson Avenue, which is adjacent to the proposed development. This will require the addition of the amounts of asphalt equal to 20 feet from centerline. The construction of curbing and sidewalk is also required. 8. 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. 9. 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. 10. No construction work shall be performed within the existing or proposed public 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. 11. 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 of improvements shall be filed with the County Engineer. 12. There may exist utilities, either underground or overhead, affecting the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obligation for adjustments or relocation regarding these utilities. Applicant(s) should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant(s) or the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 13. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. HE Findings, Conclusions and Decision ZE-5-96 Page 11 ~ 14. Applicant is advised that as a condition of the right of way vacation of Jackson Avenue in the future, installation of curb and sidewalk may be required along Jackson Avenue and Montgomery Avenue. SPOKANE COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through the Director of Utilities, Spokane County. 3. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system will be made available for the project and individual service will be provided. Use of individual on-site sewage disposal systems shall not be authorized. 5. Use of private wells and water systems is prohibited.. SPOKANE COUNTY DIVISION OF UTILITIES 1. The owner(s) or successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCW 36.94, which petition includes the owner(s) property; and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the owner(s) property. PROVIDED, this condition shall not prohibit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution under RCW Chapter 36.94. 2. Applicant shall make connection to Public Sewer System. Sewer Connection Permit is required. 3. Applicant is required to sign a Sewer Connection Agreement. 4. Plans and specifications for the public facilities connection are to be reviewed and approved by the Utilities Department. Spokane County plan submittal requirements apply. 5. Security shall be deposited with the Utilities Department for construction of public facilities/dry line. 6. Arrangements for payments of applicable sewer charges must be made for prior to issuance of sewer connection permit. HE Findings, Conclusions and Decision ZE-5-96 Page 12 7. The connection will be to a line that is currently not completed or accepted by the County. The connection for this project will be made after the time of acceptance of the line to be connected to. 8. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met. 2. Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction related activities. 3. SCAPCA strongly recommends that all traveled surfaces (i.e., ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions. 4. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 5. SCAPCA Regulation I, Article V, requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc. as well as other sources of air contaminants. 6. SCAPCA Regulation I, Article IV requires registration with this agency. 7. SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards. All emission standards must be met. 8. Debris generated as a result of this project must be disposed of by means other than burning (i.e., construction waste, etc.). 9. Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I, Article IX, both of which address asbestos concerns. Intent to Demolish and Renovate forms are available at the SCAPCA office. 10. All solid fuel burning devices (wood stoves, pellet stoves, etc...) must comply with local, state, and federal rules and regulations. HE Findings, Conclusions and Decision ZE-5-96 Page 13 ~ , • DATED this 23rd day of May, 1996. SPOKANE COUNTY HEARING EXAMINER ,~i~Z r Michael C. Dempsey Chief Examiner NOTICE OF RIGFIT TO APPEAL Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a zone reclassification is final and conclusive unless within ten calendar (10) days from the issuance of the Examiner's decision, a person with standing files an appeal with the Board of County Commissioners of Spokane County. The Board will hold a closed record hearing under procedures to be adopted by the Board. Following the closed record hearing, the Board may affinn, reverse, modify, or remand the matter to the Hearing Examiner. Pursuant to Spokane County ~ Resolution No. 96-0294, the appellant on appeal to the Board of County Commissioners shall be responsible for the cost and preparation of the transcript of the public hearing conducted by the Hearing Examiner. The appellant may make arrangements through the Hearing Examiner for preparation of the transcript at the appellant's expense. (This Decision was mailed by Certified Mail to the Applicant on May 23, 1996) I HE Findings, Conclusions and Decision ZE-5-96 Page 14 . y ~ ~ 1 . f S P O K A N E r C O U N T Y OFFICE OF THE HEARING EXAh4INER MICHAEL C. DEMF'SEY, CHIEF EXAMINER May 21, 1996 RECEIVED Thomas Quinn MAY 21 1995 17105 East 9th Avenue Spanaway, WA 98387 kft E*umig RE: Memorandum Opinion for ZE-5-96 Dear Mr. Quinn: After reviewing all the documents and testimony submitted and visiting the site and surrounding area again, I have decided to approve your application for a zone reclassification, subject to essentially one added condition. Due to the hearing backlog, I will not be able to render a formal written decision with findings and conclusions for approximately one week. However, I have summarized below my primary analysis of the issues in this matter. The site is currently zoned Urban Residential-3.5 (LJR-3.5) and is designated within the Urban category of the Comprehensive Plan. The proposal requests a zone reclassification of approximately 8.5 acres of the site to the Urban Residential-7 (UR-7) zone, and a zone reclassification of the remaining 3.1 acres to the Light Industrial zone (I-2) zone. As conditioned, the proposal generally conforms to the Comprehensive Plan. The proposed rezone to the Light Industrial (I-2) zone is consistent with the "transition policy" of the Comprehensive Plan. The portion of the site proposed for Light Industrial (I-2) zoning lies adjacent to the Industrial category, is consistent with industrial zoning to the south and west, intrudes very little into the Urban category, and is sufficiently buffered from single family uses to the north and east by the less intensive Urban Residential-7 (UR-7) zone being proposed. It is noted that this part of the requested rezone was essentially unopposed by surrounding property owners. The proposed rezone of the remaining portion of the site to the Urban Residential-7 (UR-7) zone implements the Urban category of the Comprehensive Plan. It is consistent with the recommended densities in the Urban category, has near access to an arterial street, is served with a high level of urban services, and comprised "fill-in" development of the type recommended in the Urban category. The Urban Residential-7 (UR-7) zone also provides an excellent transition between industrial uses to the south and west and single family uses to the north and east. Neighboring property owners opposed the rezone to the Urban Residential-7 (UR-7) portion based mainly on the possibility of a large apartment complex being constructed adjacent to their single family homes, and traffic impacts. A previous site plan (dated THIRD FLOOR PUBLiC WORKS BU(LDING 1026 WEST BROADWAYAVENUE, SI'OKANE, WASHINCTON 992E0-0245 PHONE: (509) 324-3490 • Fnx (509) 324-3478 • TDD: (509) 324-3166 . • - Memorandum Opinion ZE-5-96 May 21, 1996 December, 1995) prepared by the applicant indicated that duplex units were originally proposed for the 8.5 acres proposed for rezoning to the Urban Residential-7 (UR-7) zone. The site plan of record (dated February, 1996) for the proposal does not illustrate the type of units that would be developed, and the applicant testified that the site could be developed for duplex, four-plex, multifamily or some other configuration consistent with the allowed density in the Urban Residential-7 (UR-7) zone. Within the density limits of the Urban Residential-7 (LTR-7) zone, generally seven (7) units per acre, development of this portion of the site could be configured into single-family, duplex or multifamily configurations. The unspecified site plan allows the applicant flexibility in responding to the fluctuating housing market in Spokane County. The Urban category of the Comprehensive Plan recommends that when evaluating multifamily developments for approval, the profile, especially height, of the project, should be considered. While the type, height, and location of housing, including multifamily, is not shown on the site plan, it is significant that the applicant is proposing the least intensive zone in which multifamily dwellings are allowed. The maximum building height in the Urban Residential-7 (LJR-7) zone is 35 feet, the same as in the existing Urban Residential-3.5 (UR-3.5) zone. In the most intense residential zone (the Urban Residential-22 (UR-22) zone) the maximum allowed density is generally 22 units per acre and the maximum building height is 50 feet. The minimum lot size for multifamily dwelling structures in the Urban Residential-7 (LTR-7) zone is generally 152000 square feet, while in the Urban Residential-22 (LJR-22) zone it is generally 6,000 square feet. Other development standards, such as maximum building coverage and required frontage, are in accord. If multifamily units are proposed in the Urban Residential-7 (UR-7) zone by the applicant, the landscaping and screening requirements are greater than for single family or duplex development on the site. The proposed conditions of approval give the Division of Building and Planning administrative review authority over the final location of buildings, allowed uses of the zone, landscaping, etc. on the site by the applicant. The Hearing Examiner, as an added condition of approval, will require that as part of the review process, the applicant shall seek to blend the design and location of the improvements on the site to be compatible with the character of the surrounding single family area, as practicable. If the residential portion of the site requires platting, a more formal and thorough review process is entailed. The site itself has several dilapidated structures on it and the proposed redevelopment of the site with Urban Residential-7 (UR-7) uses, as conditioned, should enhance the residential character, aesthetics and values of the area. The required landscaping, fencing and setbacks of the zone will help buffer the improvements on the site from the surrounding neighborhood. While the proposal will no doubt increase traffic somewhat in the adjoining neighborhoods, the applicant performed a traflic study and there is no firm evidence that there will be failing levels of service at any neighborhood intersections or other significant impacts to neighborhood streets. Beneficial traffic improvements will be provided by the applicant along Jackson Street, although it is premature to conclude that the current poor alignment of Jackson Street and Montgomery will be eliminated. The impacts from a Memorandum Opinion ZE-5-96 May 21, 1996 possible future connection of development on the site to Buckeye Avenue is not really an issue at this time. A closer question is presented relative to the alleged traffic impacts from the proposal to the State Route 290 (Trent Avenue)/University Road and State Route 27 (Pines Road)/Mission Avenue intersections. The traffic study prepared by the applicant and the letter submitted by the Washington State Department of Transportation indicate that there will not be significant impacts from this particular proposal on the SR 27/Mission Avenue intersection. While the trip distribution determined by the applicant's engineer can be debated somewhat, it is based on accepted traffic engineering principles and is the best evidence available. There is insufficient information in the record to suspect a failing level of service for the SR 290/University Road intersection or to require the applicant to further study and mitigate impacts at such intersection. Changed conditions have also occurred in the area since the area was last zoned that support approval of the proposal. There has been steady growth in the area, including considerable multifamily development in the Pines Road/Montgomery Avenue area. Public sewer has been extended to the area. There has been significant industrial growth in the vicinity. The proposal implements the Comprehensive Plan, provides needed housing, and bears a substantial relationship to the public health, safety and welfare. No significant, probable adverse impacts to the environment have been demonstrated. Finally, the proposal appears to be consistent with the Spokane County Zoning Code and other applicable regulations. This memorandum opinion is subject to the entry of formal written findings, conclusions and decision by the Hearing Examiner, consistent with this opinion. The decision of the Hearing Examiner shall not be considered final and subject to appeal until the same have been entered. DATED this 21 st day of May, 1996. C 4-4-~ Ivlichael C. Dempsey Spokane County Hearing Examiner cc Grant Person, 107 South Howard, Suite 500, Spokane, WA 99204 Vince Wasson, 11311 East Buckeye, Spokane, WA 99206 John Konen, David Evans & Assoc., West 110 Cataldo, Spokane, WA 99223 Louis Webster, Spokane County Division of Building and Planning . 1 I SPOKANE COUNTY REARTNG EXAMINER Lo:ie I`eclassificationfi o~~l ) 1~ lN-DT1tiGS, COINCLI(jSIOi~S, Urban Residential-3.5 (UR-3.5) ) AND DECISION to Urban Residential-7 (LJR-7) ) RECEIVE~ and Light Industrial (I-2) ) Applicant: Thomas Quinn ~ MAY 20 File No. ZE-5-96 ) ~ ~~~st ~u$ I. SI;fMMARY OF PROPOSAL AND DECISION Proposal: Zone reclassification of an 11.6 acre site from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-7 (UR-7) zone on approximately 8.5 acres of land and to the Light Industrial (I-2) zone on approximately 3.1 acres of land, for those uses respectively allowed in the Urban Residential-7 (UR-7) and Light Industrial (I-2) zones. Decision: Approved, subject to conditions. H. FINDINGS OF FACT AND CONCLUSIONS The Hearing Examiner has reviewed the zone reclassification application and the evidence of record and adopts the following findings of fact and conclusions: A. GENERAL INFORMATION: Owner: Thomas Quinn 17105 East 9h Avenue Spanaway, WA 98387 Agent(s): J. Grant Person John Konen 107 South Howard, Ste. 500 110 West Cataldo Snokane, ~~~.A_ 99204 Spokane, ~'A 99??3 A t I d is; 1 :1-) C~ _ I ~ :k,~111 ,~~Ve,t;t. Location: Generally located along the north side of Jackson Avenue, approximately 15 0 fect west of Woodward Road in thc ?~Mlof Section 01 Tov.- r_ship ?5 Nort h, R 2 n~e E'X?!.-T, I~ Spokane County, Washingtor. Legal Description: A fiill legal description of the property is in the record referred to as doc.ument numher 10. , HE Findings, Conclusions and Decision ZE-5-96 Page 1 Zoning: Urban Residential-3.5 (UR-3.5) zone Comprehensive Plan Category: The property is designated in the Urban category of the Spokane County Generalized Comprehensive Plan. The site is also located in the Priority Sewer Service Area and the Urban Impact Area identified in the Comprehensive Plan. EnvironmeMtal Review: A Determination of Nonsignificance was issued by the Division of Building and Planning on April 1, 1996. Site Description: The site is approximately 11.6 acres in size, fairly level and rectangular in shape. The site has about 789 feet of frontage along Jackson Avenue, with a depth of 643 feet.. Most of the site is vacant, except for seven, dilapidated, single-family residences located along the frontage of the site. Surrounding Conditions: Jackson Avenue intersects Montgomery Drive at the southwest corner of the site. Montgomery Drive is designated on the County Arterial Road Plan as a M'inor Arterial and Jackson Avenue is designated as a Local Access Street. A triangular-shaped parcel of .6 acres lies immediately south of the site, between Montgomery Drive and Jackson Avenue. The land to the west is zoned Light Industrial (I-2), while commercial uses and industrial uses on land zoned Light Industrial (I-2) are found to the south. Industrial uses are also located east and west of the site along Montgomery Drive, including an industrial commercial park to the west. Single-family residences on half acre lots are located north of the site, while single family residences on one-quarter acre lots lie east of the site. A few blocks east of the site, east of Bowdish Road and along or near Jackson Avenue, can be found Urban Residential-22 (UR-22) and Urban Residential-7 (UR-7) zoning and multifamily development. University Road, a north/south arterial that connects with Trent Avenue to the north, is located a few blocks west of the site. Argonne Road is located more than a mile west of the site, while Pines Road is about a half mile to the east. Argonne Road and Pines Road are both major north/south traffic corridors extending through the Spokane Valley area of the County, which roads access Interstate 90, Trent Avenue and Sprague Avenue. Project Description: The applicant seeks a zone change for approximately 3.1 acres ofthe site to the Light Industrial (I-2) zone, and a zone change for the remaining 8.5 acres of the site to the Urban Residential-7 (UR-7) zone. The site plan is not specific as to the uses to be developed under such zoning, but shows compliance with applicable development standards of the zone depending on the permitted uses that are developed. The applicant is trying to acquire the triangular-shaped parcel located south of the site, and proposes to seek the vacation of Jackson Avenue along the north border of such parcel and to realign the intersection of Jackson Avenue and Montgomery Drive along the east border of said parcel. B. PROCEDURAL INFORMATION: Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.402, 14.618, 14.628 and 14.632. HE Findings, Conclusions and Decision ZE-5-96 Page 2 . Hearing Date and Location: April 24, 1996; Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, ti`'A. Notices: Mailed: Apri13, 1996 by applicarlt Posted: April 1, 1996 by applicant Published: April 4, 1996 Compliance with legal notice r-eyuir-enlents appear-s to liave beeil iilet. Site Visit: Apri123, 1996 and May 17, 1996. Hearing Procedure: Pursuant to Resolution No. 96-0171 (Hearing Examiner Ordinance) and Resolution No. 96-0294 (Hearing Examiner Rules of Procedure). The provisions of Chapter ~ 1.44 of the Spokane County Code and Chapter 14.402 of the Spokane County Zoning Code are applicable to the processing of the rezone application, except as may be superseded by Resolution Nos. 95-0171 and 96-0294. Testimony: Louis Webster, Planner II and John Pederson, Senior Planner Spokane County Division of Building and Planning 1026 West Broadway Spokane, WA 99260-0240 Scott Engelhard Spokane County Division of Engineering and Roads 1026 West Broadway Spokane, WA 99260 John Konen J. Grant Person 110 West Cataldo 107 South Howard, Ste. 500 Spokane, WA 99223 Spokane, WA 99204 Vince Wasson David Crosby 1311 East Buckeye 2647 North Bowdish Rd. Spokane, WA 99206 Spokane, WA 99206 Bob Stapleton 11805 East Grace Spokane, WA 99206 Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, and Resolution Nos. 96-0171 and 96-0294. C. ZONE RECLASSIFICATION ANALYSIS: HE Findings, Conclusions and Decision ZE-5-96 Page 3 In considering a rezone application, Washington law 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 original zoning, and (3) the rezone must bear a substantial relationship to the public health, safety, morals, or welfare. Parkridee v. Seattle. 98 Wn.2d 454, 462 (1978), Biarnson v. Kitsan Countv, 78 Wn. App. 840 (1995). Spokane County Zoning Code Section 14.402.020 (1)(2) indicates that consistency with the Comprehensive Plan, detriment to the public welfare, and changed circumstances are relevant criteria for the hearing body to consider in amending the official Spokane County zoning map. The proposed rezone must also comply with the requirements of the State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, and the County's Local Environmental Ordinance, codified at Chapter 11.10 of the Spokane Code. Finally, the rezone proposal must also satisfy the requirements of the proposed zone and other applicable land use regulations. The following findings of fact and conclusions are made: 1. The vrooosed zone reclassification ¢enerallv conforms with the Sookane Countv Comvrehensive Plan. The provosed rezone to the Urban Residential-7 (i1R-7) zone imolements the Goals. Obiectives and Decision Guidelines of the Urban cateeorv of the Comorehensive Plan. The vroposed rezone to the LiQht Industrial (I-2) zone imvlements the transition oolicv of the . Comarehensive Policv for sites desip-nated in the Urban cateivorv but Ivinsz adiacent to the Industrial cateeorv of the Comarehensive Plan. A county's comprehensive plan provides guidance to the hearing body in making a rezone decision: Belcher v. Kitsap Countv, 60 Wn. App. 949, 953 (1991). Deviation from a comprehensive plan does not necessarily render a rezone illegal, only general conformance is required. Bassani v. Countv Commissioners, 70 Wn. App. 389, 396 (1993). See also Chapter 14.100 and Section 14.402.020 (1) of the Spokane County Zoning Code. The property is located in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment which includes a variety of land uses, including intensive residential development, neighborhood commercial and light industrial uses. Uses in the Urban category will typically be served by a high level of public facilities and services. The recommended residential densities in the Urban category range from one (1) to 22 units per acre. The more intensive uses such as light industrial should be located near the heavily traveled streets, with the less intensive uses such as single-family residential should be isolated from the noise and traffic. Multifamily uses will usualty be a transitional use located between single-family residential and the more intensive uses. The Urban category indicates that where conflicts may occur between use types, screening and other performance standards may be required to make them compatible. The Urban Residential-7 (UR-7) zone is an implementation tool for the Urban category of the Comprehensive Plan, and is intended to add to the variety of housing types and densities in the county. The Urban Residential-7 (UR-7) zone provides medium residential densities up to HE Findings, Conclusions and Decision ZE-5-96 Pa,ge 4 . approximately seven (7) units per acre, and are typified by single-family dwellings on small lots, duplexes, low density apartments and manufactured home parks. Spokane County Code Section 14,618.100, ` T 1.!C% yLll~JJ~:~i i~lOi L) 1 u.J ul,I~:J Ui tIi~; JIiC; tl~ LiiC; L,'ibail implements the Urban category of the Comprehensive Plan. The rezone is consistent with the recommended densities of the Urban category, has near access to an arterial street, is served with a high level of urban services, and comprises "fill-in" development of the type recommended in the Urban category. The proposed Urban Residential-7 (UR-7) zone on the site also provides excellent transition between industrial uses to the south and west and the single-family uses to t}-ie north and east. Neighboring property owners opposed the rezone to the Urban Residential-7 (LTR-7) portion based mainly on the possibility of a large apartment complex being constructed adjacent to their single family homes, and traffic impacts. The site plan of record (dated February, 1996) for the proposal does not illustrate the type of units that would be developed under the UR-7 zoning. At the public hearing, the applicant testified that development of a large apartment complex on the site was unlikely, and suggested that development of duplex or low density multifamily units was more probable The applicant further testified that the unspecified site plan would provide the developer of the site with the flexibility needed to respond to the fluctuating housing market in Spokane County, a statement which the Hearing Examiner finds to be credible. The Urban category of the Comprehensive Plan recommends that when evaluating multifamily developments for approval, the profile, especially height, of the project, should be considered. While the type, height, and location of housing is not shown on the site plan, it is significant that the applicant is proposing the least intensive zone in which multifamily dwellings are allowed. The maximum building height in the Urban Residential-7 (UR-7) zone is 35 feet, the same as under the existing Urban Residential-3.5 (LJR-3.5) zoning of the site. In the most intense residential zone, the Urban Residential-22 (LTR-22) zone, the maacimum allowed density is approximately 22 units per acre and the maximum building height is 50 feet. The minimum lot size for multifamily dwelling structures in the Urban Residential-22 (UR-22) zone it is only 6,000 square feet, while in the Urban Residential-7 (UR-7) zone the minimum lot size is 15,000 square feet. Other development standards, such as maximum building coverage and required frontage, are in accord. The landscaping and screening requirements for multifamily development in the Urban Residential-7 (UR-7) zone are greater than for single family or duplex development in such zone. It is noted that the proposed conditions of approval give the Division of Building and Planning administrative review authority over the final location of buildings, allowed uses of the zone, landscaping, etc. on the site by the applicant. The Hearing Examiner, as an added condition of approval, has required that a detailed site plan be submitted for the review and approval of the Division of Building and Planning before issuance of a building permit, and that the applicant shall seek to blend the design and location of the improvements on the site to be compatible with the character of the sunounding single family area, as practicable (see revision to Division of Building and Planning Condition No. 2, below). It is also noted that if the residential portion of the site HE Findings, Conclusions and Decision ZE-5-96 Page 5 . ~ i requires platting, a formal review of such land use action by County agencies and possibly another public hearing would be required under County ordinance. The site itself has several dilapidated structures on it and the proposed redevelopment of the site with Urban Residential-7 (LTR-7) uses, as conditioned, should enhance the residential character, aesthetics and values of the area. The required landscaping, fencing and setbacks of the zone will help buffer the improvements on the site from the surrounding neighborhood. There is no basis for requiring a ten (10) foot high fence along the eastern boundary of the site, as requested by one adjacent landowner, instead of the required six foot high fence. The proposed rezone of the 3.1 acre portion of the site to the Light Industrial (I-2) zone is consistent with the "transition policy" of the Comprehensive Plan. This transition policy permits development to occur on land located in "fringe areas" lying between two Comprehensive Plan categories if the development is consistent with either land use category, depending on the impacts to the adjacent land use category and the distance a use intrudes into the adjacent land use category. See Spokane County Comprehensive Plan, Introduction, Guidelines for Monitoring and Amending the Plan, "Transition Area"; and Spokane County Comprehensive Plan, Glossary, "Transitional Area". The site is designated within the Urban category of the Comprehensive Plan, and the Urban category surrounds the site on its north, east and west sides. However, the site borders the Industrial category of the Comprehensive Plan along Jackson Avenue. The west of the site is zoned Light Industrial (I-2) and west of University Road the land is designated within the Industrial category. The Industrial category is intended to provide the opportunity for industrial development and reserve land for industrial purposes. Industrial areas should be served by a high level of urban services, including public water, sewer, utilities. Few commercial and residential uses will be found. See Comprehensive Plan, Industrial category, "Detailed Definition". The Industrial category indicates that industrial activities may be rendered compatible with less intensive uses located nearby through buffering, changing intensity of land use and other innovative ideas. Comprehensive Plan, Decision Guideline 7.2.1. Decision Guideline 7.1.1 of the Industrial category states that "only light industry will be allowed adjacent to an existing or proposed residential area." Objective 7.3.c provides that "lighter, inoffensive industry should be allowed to locate near residential areas if adequate-sized sites can be provided with proper amenities. Appropriate performance standards should be designed to assure compatibility." Clustered developments including both industrial and residential uses may be allowed in the Industrial category when served by adequate infrastructure and public services. Decision Guideline 7.3.1, Comprehensive Plan. The Light Industrial (I-2) zone will typically include "processing, fabrication, light assembly, freight handling and similar operations, all of a non-offensive nature". Spokane County Zoning Code Section 14.632.100. The portion of the site proposed for Light Industrial (I-2) zoning lies adjacent to the Industrial category, is consistent with industrial zoning to the south and west, HE Findings, Conclusions and Decision ZE-5-96 Page 6 . intrudes very little into the Urban category, and is sufficiently buffered from single-family uses to the north and east by the less intensive Urban Residential-7 (UR-7) zone proposed for the site. The site plan shows the required landscaping for industrial uses located adjacent to a residential zone. It is noted that the requested rezone to the Light Industrial (I-2) zone was essentially unopposed by surrounding property owners. The applicant did not indicate what industrial uses would be developed on the site, except to say that the use could employ up to 25-26 persons ar,d generate an additional 194 trips per day from the site. See Project File, Item 14, Environment Checklist, pages 4 and 10. Administrative site plan review by the Division of Building anc? Planning will help ensure that the industrial uses on the site are properly buffered from the z~ s.c,s developed on the portion of the site rezoned to Urban Residential-7 (UR-7). The Hearing Examiner finds that the Light Industrial (I-2) portion of the proposal complies with both the Industrial category and the Urban category of the Comprehensive Plan, and is consistent with the "transition policy" of the Plan. Neighboring property owners also testified in opposition to the project based on traffic concerns. The petition signed by approximately 671andowners references traffic impacts to Pines Road, the Interstate 90 interchange at Pines Road, Montgomery Drive, and neighboring streets. The traffic study prepared by the applicant estimates that the proposal would generate approximately 450 trips per day, with an added 48 a.m. peak hour trips per day and an additional 54 p.m. peak hour trips per day. The study indicates that 50% of these trips would be distributed west to Argonne Road and University Road, 25% to Trent Avenue and 25% to Pines Road. While traffic will increase somewhat on Woodward Road, Buckeye Avenue and Bowdish Road in the vicinity, there is no hard evidence that the capacity of such local access streets or neighborhood arterials roads will be exceeded or that there will be failing levels of service at any neighborhood intersections. The same holds true for Montgomery Drive. The proposal will provide beneficial traffic improvements along Jackson Street, although it is premature to conclude that the current poor alignment of Jackson Street and Montgomery will be eliminated. The impacts from a possible future connection of development on the site to Buckeye Avenue is not really an issue at this time. The multifamily project that was scaled down at the northeast corner of Bowdish Road and Jackson Avenue, referenced in the neighborhood's petition, is not really comparable to the subject proposal in terms of density and traffic impacts, because the former site is zoned Urban Residential-22 (UR-22) and is not located on or near an arterial street. A closer question is presented relative to the alleged traffic impacts from the proposal to the intersections of State Route 290 (Trent Avenue)/University Road and State Route 27 (Pines Road)/Mission Avenue. The traffic study prepared by the applicant indicates that the proposal will only add about 68 additional trips per day to the Pines/Interstate 90 Interchange over the traffic that would be generated if the site was developed under the existing Urban Residential-3.5 (UR-3.5) zoning. This includes an added 4.5 trips per day at the a.m, peak hour, and 3 trips per day at the p.m. peak hour. The letter submitted by the Washington State Department of Transportation (WSDOT), the public agency with jurisdiction over the Pines/Interstate 90 Interchange, agrees with the traffic study that there will not be significant impacts from this particular proposal on the SR 27/Mission Avenue intersection. The news clipping attached to the neighborhood petition also indicates that traffic improvements are planned at the intersection of Pines Road and Mission Avenue that will ease congestion at such intersection. Regarding the HE Findings, Conclusions and Decision ZE-5-96 Page 7 intersection of SR 290 and University Road, the traffic study and comments from WSDOT indicate that there is insufficient information in the record to suspect a failing level of service for the SR 290/University Road intersection or to require the applicant to further study and mitigate impacts at such intersection. While the trip distribution determined by the applicant's engineer was questioned by the opponents of the project, the study appears to have been based on accepted traffic engineering principles and is the best evidence available. 2. Conditions in the area in which the vrooertv is located have chanp-ed substantiallu since the vropertv 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, and changes on the property itself. Each case is to be judged on its own merits. B,jarnson v, Kit = Countv, supra, at 847; Bassani, supra, at 394. Changed conditions have taken place in the area of the proposal since the site was last zoned that support approval of the proposal. There has been steady growth in the area, including considerable multifamily development in the Pines RoadlMontgomery Drive area and industrial growth along Montgomery Drive. Public sewer has recently been extended to the area. 3. The provosed rezone bears a substantial relation and is not detrimental to the public health, safetv and general welfare. General consistency with a county's comprehensive plan is relevant in deternuning whether a rezone bears a substantial relationship to the public welfare. Bassini v. Countv Commissioners, supra, at 396-98. As discussed above, the proposal is consistent with the Comprehensive Plan. The proposal will provide needed housing and employment to the community. There is adequate infrastructure to support the proposed rezone. The fears of neighboring property owners that a monolithic apartment project would be erected adjacent to their single-famify homes have not been confirmed. Traffic concerns, and concerns over impacts to the water supply of the area have not been shown to be substantial. While the cunent views of the community may be given substantial weight in rezone matters, they are not controlling absent compelling reasons based on the public health, safety, morals or general welfare. Parkridee v. Seattle, supra, at 462. 4. The pronosal complies with the orovisions of the State Environmental Policy Act and the Countv's Local Environmental Ordinance. No negative comments were submitted regarding the environmental impacts of the proposal. There is insufficient evidence that the proposal would have more than a moderate effect on the quality of the environment, or have probable, significant, adverse environmental impacts. The proposal as conditioned is compatible with adjacent land uses and buffers the single-family areas to the north and east from industrial uses to the south and west. The procedural requirements of Chapter 43.21 C and Chapter 11.10 of the Spokane County code have been met. HE Findings, Conclusions and Decision ZE-5-96 Page 8 5. The pronosal comvlies with the Urban Residential-7 (.JR-7) zone and Liizht Industrial fI-21 zone. the Spokane Countv ZoninQ Code and aoolicable land use reeulations. The proposal, as conditioned, complies with the permitted uses and the development standards of the Urban Residential-7 (tTR-7) zone and Light Industrial (I-2) zone, which will be enforced through the site plan review process. The proposal also complies with applicable provisions of the Spokane County Zoning Code and other applicable land use regulations. The applicant, at the public hearing, agreed to the comply with the conditions of approval recommended by the County Division of Building and Planning, and other county departments and public agencies. M. DECISION Based on the Findings and Conclusion above, the above zone reclassification application is approved, subject to the following conditions: 1. Compliance with the conditions of the various agencies specified below. 2. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. 3. This approval does not waive the applicant's obligation to comply with all other requirements of other public agencies with jurisdiction over land development. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-7 (UR-7) and Light Industrial (I-2) zones, as amended. 2. A specific and detailed site development plan shall be submitted to the Division of Building and Planning for review and approval prior to the issuance of a building permit, including review of building location, landscape plans and general allowable uses of the zone. The site plan must conform to regulations set forth in the Spokane County Zoning Code, and the conditions of approval in ZE-5-96. The site development plan shall seek to blend the design and location of the uses and improvements on the site to be compatible with the character of the surrounding single- family area, as practicable. 3. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 4. Direct light from any exterior area lighting shall not extend over the property boundary. HE Findings, Conclusions and Decision ZE-5-96 Page 9 • v 5. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Director/designee shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 6. 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 [ J is the subject of a land use action by a Spokane County Hearing Body on [ imposing a variety of special development conditions. File No. [ ] is available for inspection and copying in the Spokane County Division of Building and Planning. 7. The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include: Addressing, fire apparatus access rods, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, exterior wall protection, and energy code regulations. (Note: The Division of Building and Planning reserves the right to confirm the actual address at the time of building permit). 8. Any subsequent segregation of subject property shall comply with Spokane County Subdivision, Short Plat, or Binding Site Plan Ordinances. SPOKA►NE COUNTY DIVISION OF ENGINEERING Prior to issuance of a building permit or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement District, whichever comes first: 1. Applicant shall dedicate 10 feet on Jackson Avenue for right of way. Prior to release of a building permit or use of property as proposed: 2. Access permits for approaches to the County Road System shall be obtained from the County Engineer. 3. Applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans. HE Findings, Conclusions and Decision ZE-5-96 Page 10 4. 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. 5. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required on,any portion of the project which is to be occupied or traveled by vehicles. 6. The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 7. The County Engineer has designated a Local Access Roadway Section for the improvement of Jackson Avenue, which is adjacent to the proposed development. This will require the addition of the amounts of asphalt equal to 20 feet from centerline. The construction of curbing and sidewalk is also required. 8. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 9. 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. 10. No construction work shall be performed within the existing or proposed public 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. 11. 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 of improvements shall be filed with the County Engineer. 12. There may exist utilities, either underground or overhead, affecting the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obligation for adjustments or relocation regarding these utilities. Applicant(s) should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant(s) or the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 13. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. HE Findings, Conclusions and Decision ZE-5-96 Page 11 I 14. Applicant is advised that as a condition of the right of way vacation of Jackson Avenue in the future, installation of curb and sidewalk may be required along Jackson Avenue and Montgomery Avenue. SPOKANE COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through the Director of Utilities, Spokane County. 3. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system will be made available for the project and individual service will be provided. Use of individual on-site sewage disposal systems shall not be authorized. 5. Use of private wells and water systems is prohibited.. SPOKANE COUNTY DIVISION OF UTILITIES 1. The owner(s) or successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCVV 36.94, which petition includes the owner(s) property; and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the owner(s) property. PROVIDED, this condition shall not prohibit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a tTLID by either petition or resolution under RCW Chapter 36.94. 2. Applicant shall make connection to Public Sewer System. Sewer Connection Pennit is required. 3. Applicant is required to sign a Sewer Connection Agreement. 4. Plans and specifications for the public facilities connection are to be reviewed and approved by the Utilities Department. Spokane County plan submittal requirements apply. 5. Security sha11 be deposited with the Utilities Department for construction of public facilities/dry line. 6. Arrangements for payments of applicable sewer charges must be made for prior to issuance of sewer connection permit. HE Findings, Conclusions and Decision ZE-5-96 Page 12 7. The connection will be to a line that is currently not completed or accepted by the County. The connection for this project will be made aRer the time of acceptance of the line to be connected to. 8. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE COUNT'Y AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met. 2. Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction related activities. 3. SCAPCA strongly recommends that all traveled surfaces (i.e., ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions. 4. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 5. SCAPCA Regulation I, Article V, requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc. as well as other sources of air contaminants. 6. SCAPCA Regulation I, A.rticle IV requires registration with this agency. 7. SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards. All emission standards must be met. 8. Debris generated as a result of this project must be disposed of by means other than burning (i.e., construction waste, etc.). 9. Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I, Article IX, both of which address asbestos concerns. Intent to Demolish and Renovate forms are available at the SCAPCA office. 10. All solid fuel burning devices (wood stoves, pellet stoves, etc. must comply with local, state, and federal rules and regulations. HE Findings, Conclusions and Decision ZE-5-96 Page 13 . • y I DATED this 23rd day of May, 1996. SPOKANE COUNTY HEARING EXAMINER c Ztl Michael C. Dempsey Chief Examiner NOTICE OF RTGHT TO APPEAL Pursuant to Spokane County Resolution No. 96-0171, thedecision of the Hearing Examiner on an application for a zone reclassification is final and conclusive unless within ten calendar (10) days from the issuance of the Examiner's decision, a person with standing files an appeal with the Board of County Commissioners of Spokane County. The Board will hold a closed record hearing under procedures to be adopted by the Board. Following the closed record hearing, the Board may affirm, reverse, modify, or remand the matter to the Hearing Examiner. Pursuant to Spokane County Resolution No. 96-0294, the appellant on appeal to the Board of County Commissioners shall be responsible for the cost and preparation of the transcript of the public hearing conducted by the Hearing Examiner. The appellant may make arrangements through the Hearing Examiner for preparation of the transcript at the appellant's expense. (This Decision was mailed by Certified Mail to the Applicant on May 23, 1996) HE Findings, Conclusions and Decision ZE-5-96 Page 14 ENGINEER' S REVIEW SHEE'T AS t3t`II.."I' PLAtiS RECEIVED REZONE FILE # ZE--0O5-96 _96 Related File # ( ZE-4-24-42/ZE-50- AARD # ( DRZE-162-95 ) Date to Review 04/24/1996 # 1 Date to AA & DR 12/27/ 1995 Time 1:15 Date Received 12/ 11 / 1995 Project Name UR-3.5 & I-2 TO UR-7 & I-2 JACKSON CT I No. Lots U No. Acres .22 Range - Townsh ip - Scc, ioj; 45092.90 13 SITE ADDRESS N JACKSON /W WOODWARD/N MONTGOMERY PARCEL Applicant's Name J GRANT PERSON Phone #f 623-1000 Address 107 S HOWARD STE 500 Phone 2# SPOKANE WA 99204 ~ FLOOD ZONE No W S School 361 Date Conditions Mailed ~iff Billing Name Owner THOMAS QUINN Engineer Address Address 17105 E 9TH Company DAVID EVANS & ASSOC INC AVESPANAWAY WA 98387 Address 110 W CATALDO AVE City SPOKANE,WA 99201 Signed Phone Phone 206)535-2695 Phone/FAX (509)327-8697 FAX (509)327-32 Date Builduig Contact Person: LOUIS WEBSTER Plione 4~~-307~ Date Submitted Description Initials ~ - DATE FEES RECEIVED DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED/DATE COMPLETED - MAILED ALTERATION TO PLAT - BLOCKS & LOTS BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED DATE BOND RECEIVED - BOND AMOUNT RECEIVED DATE BOND RELEASED - DATE AS BUILT RD PLANS 04/24/1996 HEARING EXAM ~ APPROVED )ENIED 'PEALED BCc' APPEALED PROJECT APPROVED ENIED STAMPED MYLARS TO PERMIT TECHNICIAN (SYL/SUZANNE) , I STAMPED 208 LOT PLANS TO ADMINISTRATNE ASSISTANT (SANDY) Y 7 : ENGINEER' S REVIEW SHEET REZONE FILE # ZE- _ Related File # ( ZE-4-2424/ZE-50- Date to Review ~ ? F7 - Date to AA & DR 12-27-95 Time 1:15 Date Received 12/ 11 /95 Project Ivame UR-3.5 & I-2 TO UR-7 & I-2 JACKSON CT INDUSTR No. Lots No. Acres .22 Range - Township - Section SITE ADDRESS N JACKSON/W WOODWARD/N MONTGOMERY PARCEL # 45092.9013 1 Applicant's Name J GRANT PERSON Phone # 623-1000 Address 107 S HOWARD STE 500 Phone 2# SPOKANE WA 99204 FLOOD ZONE No W S School 361 Dates Conditions mailed Owner THOMAS QUINN Engineer / Surveyor's / Arclutect KERREL D BELL Address 17105 E 9TH AVE DAVID EVANS & ASSOC SPANAWAY WA 98387 Phone 206)535-2695 Address 110 W CATALDO Phone / FAX SPOKANE WA 99201 327-8697 FAX Planning Contact Person LOUIS WEBSTER Phone # 456-2205 Date Submitted Description Initials , AGREEMENT TO PAY FEES OR PRIORITY FEE COMPLETED & COPY TO ACCOUNTING ~ FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTING NOTICE TO PUBLIC # 13 4 6 COMPLETED - OR NEEDS TO BE SIGNED ~ DESIGN DEVIATION SUBMITTED ~ ALTERATION TO PLAT - BLOCKS -LOTS BOND RELEASED - ROAD & DRAINAGE IMPROVEMENTS I HEARING EXAM _APPROVED DENIED-_APPEALED BBC / PROJECT _APPROVED _DENIED BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED STAMPED MYLARS TO PERMIT TECHNICAN (SYL/SUZANNE) ~ STAMPED 208 LOT PLANS TO ADMINISTRATIVE ASSISTANT (SANDY) ~ ZEmS=96 ~ } < ~ ~ ~•~ii,~'~'- \ . ~ y ^ ir \ 0 Ct cL ~ ~ / AV E l / ~ . 4 , , ~ ~c'rner~tP, , , , _ j'✓ , _ . 15 pQK POK! µ f R . . .n t~ • ~ . ~ ~ E' gt • AvENUE L! 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STAI[ uf Op(IhMM.~P IMy t INP Glfl!(M11Kp .I 111( 'MALNM,fON. 40Rf P~q1~1IlAPlT UFSCRIB(U 5 lOIIGMS' HEtiMOAN~G J! w►SYYNGIpI~1 ~ M'WI 65E.66 F[EI M(51 Oi IItE NfAT1f(AYi LONlIfR 0( IH( k((N[' Ili U NN IN IEBRU-Rr, 19% PA ti IYA ' SWIiKASI WARI[P U IIC NON111N(SI WWI(p Of SAIO SCCMIN; \'~e;~,+ 1 pApf 0F n< NORMM[S! WIRt[R 0/ SfCtqN 9, IOYM9RP :S MORM. loKNfE ntSl 65l66 f(CI; IH(NCE SOUIN 64S fiLT, T14[MCL FASt ;;75~ AANG[ 4i EA51. rMlauEITE u[Rlqµ. eN Sf~f1~aN( CC~~NfY. SfaIC U ~SE66 I[CI. MfNt.[ NlHnl 417 f([T 10 iIFE RKL Of B(CMNMG . a•rc.aEL -ti,cxio nnacssIau iAMo sue,~0~+ WALHML10ro. wOR( CMIIf.UINRIt UESCPNI(D AS lfAlOwS. Il(dwo~G w~5~nr~1(ri ~W;Ix~lqh ND :9:E6 COVERAGE. A f A DGWI 65E66 fEEI N[Sf uF IHE MGRI~qA$1 CpRNCN Gf f~k ~appy0 uR-1 IOIrt gUllpyK, US((S) SOUMC7~Sf q1AMIEP Oi fH( WJRiHt(51 WARI[H iX SMp SECIKVI; l►MOXAP(0 AME~S " MFNCE WEST 65866 FECt, nUNCE SdIIH 1,43 c(Ei. IiKNC( EASI p1ig((LyA , iv( rK iuNpSCµaNt • 65001 iE[i. WwC( tnM+tH e43 ;[Et 11i i-K -IAu:E rN Ilf, , u¢ hE'Sl 0086/f[1 (M TH[ nURINCAS1 OUMIttl1 Oi M( SOU1K►Sl NU ~f PAI+KkNj. :YAI:CS NCO'D " ~irUiI1N ~I IH( MIMI~IAES1 UMNIIR NI f[ilifN y. hlwqLaM :5 V(Pi[MI ui UVCM 5PA(E~ . ~uNIH. klrN{ 11 CA)I. MILAMIII[ ~A(NIpAN. jPptFN[ i.WNf(. SfAi( 11 I r ! i~~l ~~~µT'. (IkIIWES P4V{O ARIAS) . KAYINfi1411 n Bu~owc stteAucs. r+cror eb~on~~-c~'-w~r ~jF .'~GC~~;/ TNOIUS R. IXMNH S. 107 HOWAAO Si. SUITE 500 LeHICl.1tU SPpcANE. wASxtICTp1 99204 ~ I F7 WO ~ ~ AdLf f PART IU14E`11'LIiSi.~~YLIaYNMM N NCJ~4MA1k'l( $SAIE~UF (Q ~ UII- ~ W IM.7 ~ i1CMS WASIIMI(:~lW. WM( P4k11(UTARlT G($CRIB[D a5 fQIUWi: (1fGINNIMG 1~T ~T ~M ~ IN-I) W 1.1 ~ fl µMf A I"n11 I„tlni. I11I rn'.I It IIII IIIwIIMASI i:INNIN IR IIIL (D iorK. I ii a AaKS i~~mt~~si ~ 65866 ~ti ~ur,i ai e iIiiEi n,uc~ci i~,. Z0NE CHANCE - I-2 MD UR-3.3 Ln a!ees fut nRNLc nrAM 643 rfei io nx n.cc or eeeWN". T01-2 APD UR-7 (xC[vt nq 56UIH 75500 FEEt uI tM[ 11(Sf 536W I((I UKp(Of Iqn I DAYfD EYAN9#n ASSOCIATf3w ~ uoaaai a., ~elruv ~„t n x, u.ow~ww~~a.qrore _ Zt-~-~b f = T DIVISION OF BUILDING AND PLANNING STAFF REPORT TO: SPOKANE COUNTY HEARING EXAMINER FROM: CURRENT PLANNING SECTION DATE: APRIL 24,1996 SUBJECT: ZE-5-96; ZONE RECLASSIFICATION FROM URBAN RESIDENTIAL-3.5 (UR-3.5) TO URBAN RESIDENTIAL-7 (UR-'n AND LIGHT INDUSTRIAL (I-2) 1. GENERAL INFORMATION Applicant: Thomas Quinn rrL 17105 East 9th Avenue N CI'Z Spanaway, WA 98387 206-535-2695 ow"r: J. Grant Person ^ C, P_~, South 107 Howard, Suite 500 'Fo2 Spokane, WA 99204 509-623-1000 Contact Planner: Louis Webster Location: Generally located north of and adjacent to Jackson Avenue approximately 150 feet west of Woodward Road in the NW 1/4 of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington. Proposal: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) on approximately 8.5 acres for duplexes and Light Industrial (I-2) on approximately 3.1 acres for those uses allowed in the Light Industrial (I-2) zone. II. SITE INFORMATION A. Site Size: Approximately 11.6 acres B. Comprehensive Plan 1. The Comprehensive Plan category of the subject property is Urban (L). The Urban (U) category is intended to provide the opporiunity for development of a "city-like" environment which includes various land uses, intensive residential development and public facilities and services (water, sanitary and stonn sewer I lines, police and fire protection and other features). Residential net densities are 4/24/96 HE Staff Report for ZE-5-96 Page 6 1 r t t suggested to range from 1 to 22 dwelling units per acre in the Urban category. Since Urban areas will be the most intensely developed of all the categories, it is primarily a residential ca.tegory of single-family, two-family, multifamily, and condominium buildings along with neighborhood commercial, light industrial and public and recreational facilities. The more intensive land uses such as light industrial and neighborhood commercial will be located near the heavily traveled streets, while the least intensive single-family residential uses will be isolated from the noise and heavy traffic. Multifamily structures will usually be a transitional use located between single-family residential and the more intensive areas. While the subject property is entirely within the Urban Comprehensive Plan Category, it is significant that the subject property is adjacent to the Industrial Category. Therefore, it may be considered in a"transition area". Transitional areas are defined as the fringe areas between two or more Comprehensive Plan land use categories. It is an area which can allow developments complying with either of the Land-Use map Categories dependent upon the decision maker's site- specific approval. Applicability of the transition policy is to be determined by the Hearing Examiner. The proposed zone reclassification is an example of "in-fill" and may implement the majority of the Goals, Objectives and Decision Guidelines of the Urban Category when considering the transition area definition. 2. Arterial Road Plan: The subject property is located on Jackson Avenue which is identified on the Arterial Road Plan as a local access street. The applicant has indicated his intention to vacate Jackson Avenue adjacent to the subject property and to acquire an adjoining parcel south of Jackson Avenue. If Jackson is vacated and said property is acquired, there will be direct access to Montgomery Drive which is identified as a Minor Arterial. The County Engineer requires no dedication of Right of Way (ROV) or reservation of Future Acquisition Area (FAA)• 3. County Parks Plan: Va11ey Mission Park is located less than a mile south of the subject property and is the County park closest to the subject property. C. Site Characteristics: A portion of the subject property has seven single family residences with but is vacant and undeveloped for the most part. The site is fairly level. D. Neighborhood Characteristics: The subject property is located at the intersection of Montgomery Drive and Jackson Avenue. Industrial uses exist to the south and there is vacant industrial land to the west. Further to the west is an industrial commercial park. Large lot residences exist to the north and smaller single family residences exist to the east. 4/24/96 HE Staff Report for ZE-5-96 Page 7 ~ i ~ E. Zoning Analysis: Light Industrial (I-2) zoning exists to the west and south. Urban Residential-3.5 (UR-3.5) zoning exists to the north and east. The proposed zones are consistent with the variety of zones found in the immediate vicinity. Proposal: Urban Residential-3.5 (UR-3.5) established in 1991, previously established as Agricultural (A) in 1942 (4-24-42) North: Urban Residential-3.5 (UR-3.5) established in 1991, previously established as Agricultural (A) in 1942 (4-24-42) and Single Family Residential (R-I) in 1978 (22-78) South: Light Industrial (I-2) established in 1991, previously established as Restricted Industrial (R-I) in 1972 and 1983 (50-72) and (104-83) East: Urban Residential-3.5 (UR-3.5) established in 199, previously established as Agricultural (A) in 1942 (4-24-42) West: Light Industrial (I-2) established in 1991, previously established as Restricted Industrial (R-I) in 1978 (41-78) F. Land Use Analysis: The subject property is currently located on a local access street but the applicant intends to have a portion of Jackson Avenue vacated in order to gain access to Montgomery Drive. The proposed Light Industrial(I-2) zone is consistent with existing Light Industrial(I-2) zones to the west and south but not with existing Urban Residential-3.5 (UR-3.5) zones to the north and east. Conversely, the proposed Urban Residential-7 (UR-7) zone is more compatible with the existing Urban Residential-3.5 (UR-3.5) zone to the north and east than with the proposed Light Industrial(I-2) zone to the south and west. Industrial and residential uses exist in the vicinity and may be compatible with one another with proper screening / buffering. Site: Seven single family residences and undeveloped North: Vacant, undeveloped and single family residences South: Commercial / Industrial East: Single family residences West: Vacant and undeveloped G. Site Plan: The site plan shows the proposed zones, buildings to be removed, and required landscaping / screening according to the requirements of the proposed zones. A six foot high, sight obscuring fence is proposed along the north and east property lines except where Buckeye Avenue adjoins the property. The site plan submitted for review by the Hearing Examiner is general in nature. Detailed review to determine compliance with all Zoning Code regulations and conditions of approval is recommended to be administrative and to occur prior to issuance of a Building or Change of Use Permit. 4/24/96 HE Staff Report for ZE-5-96 Page 8 a 1 * Use: Those uses allowed in the Light Industrial (I-2) zone BuildinQ Setbacks I-2 Zone ProDosed ReQUired Front yard (Montgomery Dr. not illustrated 65 / 35 feet or Jackson Avenue) Side Yard (east) not illustrated 5 feet / story adj acent to UR-3.5 Side Yard (west) not illustrated 5 feet / story adj acent to UR-3.5 Rear yard (north) not illustrated 5 feet each story Parking not illustrated per Zoning Code Section 14.802 Maximum Structure Height: not illustrated 40 feet Maximum Building Coverage: not illustrated 50% Buildinp- Setbacks UR-7 Zone Pronosed ReQuired Front yard (Jackson Avenue) not illustrated 55 / 25 feet Side Yard (east) not illustrated 5 feet each story Side Yard (west) not illustrated 5 feet each story Rear yard (north) not illustrated 15 feet Parking not illustrated per Zoning Code Section 14.802 Maximum Structure Height: not illustrated 35 feet Maximum Building Coverage not illustrated 55% Minimum Lot Frontage & Area 65 feet / 6,000 for Single Family Residence not illustrated square feet H. Circulation: The property will be accessed from Montgomery Drive and Jackson Avenue via two access points shown on the site plan. Fire District #1 and the County Engineer will need to approve the proposed accesses prior to the issuance of building pernuts. 1. Drainage: A drainage plan will be required prior to the issuance of any building permits. This plan must be reviewed and approved by the Spokane County Division of Engineering prior to building permits being issued. J. Power Transmission Lines/Other Known Easements: None known. K. Water Supply: The proposal is served by Irvin Water District #6. Provisions for water service are required prior to the issuance of a building permit. 4/24/96 HE Staff Report for ZE-5-96 Page 9 t r L. Sewage Disposal: A public szwer will be made available to the subject property. Plans and specifications will be reviewed and approved prior to the issuance of any building pennits. M. School: The proposal is in the East Valley School District. No comment has been received &om the District. N. Fire Protection: The proposal is within Fire District No. 1. In a letter dated 12-18-95, the District expressed no objection to the proposed zone reclassification and said it would address water supply issues during any subsequent plat process. 0. Cultural Resources: None have been identified. P. Parks and Recreation: No comments have been received. Q. Wetlands: No wetlands are shown on the Spokane County Wetlands Inventory Maps. III. ENVIRONMENTAL REVIEW: An Environmental Checklist was submitted by the sponsor and was reviewed by the Division of Building and Planning. The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standazd Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines. The Division of Building and Planning has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Nonsignificance ("DNS"). The "DNS" was circulated to 13 other agencies of jurisdiction and other agencies/departments affected by the future development for review and comment. The "DNS" comment period ends Apri122, 1996 and was advertised 15 calendaz days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing Examiner may consider additional environmental related testimony at the public hearing. IV. DIVISION OF BUILDING AND PLANNING SUMIVIARY AND RECOMMENDATIUN The proposed Urban Residential-7 (LJR-7) and Light Industrial(I-2) zones implement the Goa1s, Objectives and Decision Guidelines of the Urban Category of the Spokane County Comprehensive Plan. The proposed zone reclassification may be consistent with the existing land uses and zoning trends in the area when the transition area definition is considered. The Division of Building and Planning recommends approval, as conditioned. 4/24/96 HE Staff Report for ZE-5-96 Page 10 , ► ~ V. CONDITIONS OF APPROVAL i. All conditions imposed by the Hearing Examiner shall be 6inding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. ii. The zone reclassification applies to the following real property: Urban Residential-7 (UR-7) zone (Parcel I) The west 130.66 feet of the NE '/e of the SE of the NW i/4 in Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington, EXCEPT road right of way. Urban Residential-7 (UR-7) (Parcel II) Part of the NW '/4 of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington, more particularly described as follows: Beginning at a point 658.66 feet west of the northeast corner of the SE '/4 of the NW of said Section, thence west 658.66 feet, thence south 643 feet, thence east 658.66 feet, thence north 643 feet to the place of beginning, EXCEPT the south 253.00 feet of the west 536.00 feet thereof. Light Industrial (I-2) zone The south 253.00 feet of the west 536.00 feet of the following described parcel: Part of the NW 1/4 of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington, more particularly described as follows: Beginning at a point 658.66 feet west of the northeast corner of the SE of the NW '/4 of said Section, thence west 658.66 feet, thence south 643 feet, thence east 658.66 feet, thence north 643 feet to the place of beginning. SPOKANE DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-7 (UR-7) and Light Industrial (I-2) zones, as amended. 2. The applicant shall develop the subject property generally in accord with the concept presented to the Hearing Body. Variations when approved by the Division Director/designee, may be permitted, including, but not limited to building location landscape plans and general allowable uses of the pernutted zone. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained. 3. The Division of Building and Plan.ning sha11 prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subj ect to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve 4/24/96 HE Staff Report for ZE-5-96 Page 11 , a ~ as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Spokane County Division of Building Planning. The Title Notice shall generally provide as follows: The parcel of property legally described as [ J is the subject of a land use action by a Spokane County Hearing Body or Administrative Off'icial on [ imposing a variety of special development conditions. File No. [ ) is available for inspection and copying in the Spokane County Division of Building and Planning. 4. Approval is required by the Division Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 5. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Director/designee shall be submitted with a performance bond for the project prior to release of building pernuts. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 6. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 7. The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include: Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, exterior wall protection, and energy code regulations. (Note: The Division of Building and Planning reserves the right to confirm the actual address at the time of building permit.) 8. Any subsequent segregation of subject property sha11 comply with Spokane County Subdivision, Short Plat, or Binding Site Plan Ordinances. SPOKANE COUNTY DIVISION OF ENGINEERING 1. Prior to issuance of a Building Pernut or at the request of the County Engineer in conjunction with a County Road ProjectlRoad Improvement District, whichever comes first: 2. Applicant shall dedicate 10 Feet on Jackson Avenue for right of way. 3. Access permits for approaches to the County Road System shall be obtained from the County Engineer. 4. The applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans. 4/24/96 HE Staff Report for ZE-5-96 Page 12 5. The applicant sha11 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 to be phased. 6. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 7. The construction of the roadway improvements sta.ted herein sha11 be accomplished as approved by the Spokane County Engineer. 8. The County Engineer has designated a Local Access Roadway section for the improvement of Jackson Avenue, which is adjacent to the proposed development. This will require the addition of the amounts of asphalt equal to 20 feet from centerline. The construction of curbing and sidewalk is also required. 9. 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. 10. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Boazd of County Commissioners Resolution No. 95-0498 as amended and are applicable to this proposal. 11. No construction work shall be performed within the existing or proposed public 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. 12. 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 of improvements shall be filed with the County Engineer. 13. There may exist utilities, either underground or overhead, affecting the subject property, including properly to be dedicated or set aside for future acquisition. Spokane County assumes no financial obligation for adjustments or relocation regarding these utilities. Applicant(s) should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant(s) or the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 4/24/96 HE Staff Report for ZE-5-96 Page 13 . a ~ 15. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. 16. Applicant is advised that as a condition of the Right of Way vacation of Jackson Avenue in the future, installation of curb and sidewalk may be required along Jackson Avenue and Montgomery Avenue. SPOKANE COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through the Director of Utilities, Spokane County. 3. Water service sha11 be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system will be made available for the project and individual service will be provided. Use of individual on-site sewage disposal systems shall not be authorized. 5. Use of private wells and water systems is prohibited. SPOKANE COUNTY DIVISION OF UTILITIES 1. The owner(s) or successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of ULID by petition method pursuant to RCW 36.94, which petition includes the owner(s)' property; and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the owner(s)' property. PROVIDED, this condition shall not prohibit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of improvements called for.in conjunction with the formation of a ULID by either petition or resolution under RCW Chapter 36.94. 2. Applicant shall make connection to Public Sewer System. Sewer Connection Permit is required. 3. Applicant is required to sign a Sewer Connection Agreement. 4. Plans and specifications for the public facilities connection are to be reviewed and approved by the Utilities Department. Spokane County plan submittal requirements apply. 5. Security shall be deposited with the Utilities Department for construction of public facilities/dryline. 4/24/96 HE Staff Report for ZE-5-96 Page 14 , 6. Arrangements for payments of applicable sewer charges must be made for prior to issuance of sewer connection permit. 7. The connection will be to a line that is currently not completed or accepted by the County. The connection for this project will be made after the time of acceptance of the line to be connected to. 8. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met. 2. Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction-related activities. 3. SCAPCA strongly recommends that all traveled surfaces (i.e., ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions. 4. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 5. SCAPCA Regulation I, Article, V requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc.). It also includes paint booths, and other sources of air contaminants. 6. SCAPCA Regulation I, Article IV requires registration with this agency. 7. SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards. All emission standards must be met. 8. Debris generated as a result of this project must be disposed of by means other than burning (i.e. vegetative material, construction waste, etc.). 9. All solid fuel burning devices (wood stoves, pellet stoves, etc...) must comply with local, state, and federal rules and regulations. 4/24/96 HE Staff Report for ZE-5-96 Page 15 I 4 \ ~ • 10. Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I Article IX, both of which address asbestos concerns. Intent to Demolish and Renovate forms are available at the SCAPCA office. 4/24/96 HE Staff Report for ZE-5-96 Page 16 SPOKANE COUNTY OFFICE OF COUNTY ENGINEERS ~ CALCULATION SHEET Description: ~ v Project No.: Colc. by: ~ - ei ~-c Date: Title: Checked by : Date ~ Sheet of Notes : C~ cJ c S 1~ L~3 Sr-=/t 5e, Y << ~~~5 CNN(Y . ~ ippmT 7-rGc \/Ac-k1T p sn~ OF-- _2~~Lgz&U /xo/E. - 0 r-J P ► T-1 biA~s WHcC►-i ~ GI::--~-~ LV in~ 2- 15 C.Y /OQ S A--vV 11~- ~ //~J s d~ r-'l ~ vua- , 'K T oiJL~ . o,~J0 ; _ ~ ~ - ~ ~ - - ~ I f ~1 c n~ c ~ Utl A s s o~ : - '7"12_4 F--Fl r/ Co%JG C ~-s ST1 D NS W }-1'ET-lj CrL. -~-(7~jN vJ 0 C/ L-C) c- y 5 6' +/6 GF- ~ , ~uUs ~ . ?,E, I! ~ ~ ~ ~-NIJ 8 y C_ t---C Z,f ~ DU A- ~ ~ ~ L- /Q T 2 ~ ~ N _ - - , - - ~ - ; - - - , . / I I ` / OFFICE OF THE SPOKANE COUNTY ENGINEER ~ 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 } _ i -ZORE ~ TO Spokane County Planning Department, Louis Webster ! FROM: Division of Engineering & Roads, Scott Engelhard )i/ DATE April 16, 1996 SUBJECT: ZONE CHANGE CONDITIONS # ZE-05-96 / PERSON, GR.ANT The following "Conditions of Approval" for the above referenced zone change are submitted to the Spokane County Hearing Examiner for inclusion in the "Planning Report" and "Findings and Order" of the public hearing scheduled ' April 24, 1996 E36A Prior to issuance of a building permit or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement District, whichever comes ~ f irst ,I E36 Applicant shall dedicate 10 feet on Jackson Avenue for right of way Prior to release of a building permit or use of property as propoeed: E40 Access permits for approaches to the County Road System shall be obtained from the County Engineer E43 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans E44 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 E45 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 E48 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer E50 The County Engineer has designated a Local Access Roadway Section for the improvement of Jackson Avenue which is adjacent to the proposed development This will require the addition of the amounts of asphalt equal to 20 feet from centerline Curbing and sidewalk must also be constructed E51 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 E55 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 E58 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 r-ght of way is subject to inspection and approval by the County Engineer E59 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 E90 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities The applicant should check with , 0 . I 1 I 1 ZONE CHANGE, # ZE-05-96 / PERSON, GRANT 2 j , 1 ~ the applicable utilities and Spokane County Engineer to determine whether the applicant ~ or utility is responsible for adjustment or relocation costs and to make arrangements , for any necessary work ~ I SPECIAL CONDITION The applicant shall grant applicable border easements adjacent to Spokane ; County Right of Way per Spokane County Standards ~ SPECIAL CONDITION Applicant is advised that as a condition of the Right of Way vacation of , Jackson Avenue in the future, installation of curb and sidewalk may be required along ~ Jackson Avenue and Montgomery Drive ~ ! i ~ 4 6 0 Ar I)ETERMINATION OF NONSIGNIFICAriCE _ "DNS" SPOKA1VE COtJIVTY I)IVISIOIV O]F Bi1ILDIIVG AND PLANNING 1tESP0NSIBLE OFFICIAL, JE1MES L. MAIo1SON, I)IItECTOR RECFI@I ED WAC 197-11-970 and Sectaon 11 10 230(3) SPOKANE ENVIRONMENTAL ORDINANCE Ap R p 31996 FILE NLTIVBER(S) ZE-5-96 co* bp" DESCRIPTI0N OF PROPOSAI. Zone Reclassification from Urban Residential-3 5 (UR-3 5) to Urban Residential-7 (UR-7) on approxunately 8 5 acres for duplexes and Light Industnal (I-2) on approxunately 3 1 acres for those uses allowed in the Light Industrial (I-2) zone APPI.ICANT: Thomas Quinn AGENT: J Grant Person 17105 East 9th Avenue South 107 Howard, Suite 500 Spanaway, WA 98387 Spokane, WA 99204 (206) 535-2695 (509) 623-1000 LOCATIOIV OF PItOPOSAL Generally located north of and adjacent to Jackson Avenue approxunately 150 feet west of Woodward Road in the NW 1/4 of Section 9, Townslup 25 North, Range 44 EWM, Spokane County, Washington LEE1D AGENCY SPOK:ANE COUNTY DIVISION OF BUILDING AND PLANNING DETERAIII`1ATION The lead agency for this proposal has determtned that it does not have a probable sigruficant adverse unpact on the envuonment An Environmental Impact Statement (EIS) is not requued under RCW 43 21C 030(2)(c) This decision was made after review of a completed envuonmental checklist and other mformation on file with the lead agency Tlus uiformauon is available to the public on request This DNS is issued under WAC 197-11-340(2), the lead agency will not act on this proposal for at least 15 days from the date issued (below) Comments regarding this DNS anust be subffintted 0o Dater tban 4:00 p.m., April 22, 19969 if they are intendecfl to alter the BD-N-S. AU commemts should be sent to the contact person listed below. ~ Louiso Web-4er Title Planner II ~~.~y ~~-2m _r i-tw- Spoi=w Cow~► T3iai.;e~ o►fBwlding and Planning (N1S-P) ~ ~ Sp&.g=. WA 9926(1 . , ~~TE LSSUED: (J 1- ~3 ~-,y . 1996 5IG`~ATURE Qc'-R~NgE%715 REG.ARDV~G '%'Ut(3N-.%01%'TAL GD.\-CfZ.tiS ARE WELJZCPvE AT 7HE HEARING . . . APPEA.i, ~~ETER-NII-NATIO.N, after it becames final, may be made to the SPOK-"NE COL-N'TY DIVISION OF Bt;1LD1tiG AIND PLAhN1NG, (MS-P), 2nd Floor, W--i,? D~~~ ~~way. Spok2m. WA 99260. The appeal deaclline rs the same m the above gn~x=: t zppeD dm&=. beinz ten (10) celendar ciays afte7 the Signing of the deciSion to ' 41 ~:,We ppicr•e the grojo-,m Tht~ appeal must be wntten and the appellant should be Mal ipmific Cortiaa ths; Division of Building and Planninb ta G i~.17,1; %Tdm r.~ ip=uffnci ff~ a SEP A appea-d_ Tms ~ as maiged to: 1 WA State Department of Ecology (Olympia) ? «lA State Deparmient of Health 3 Spokane County Health Distnct 4 Spoklane2,.CountyMDlr.v.,smomef~En~g~~i~eenng5 . 5 Spokane County Ai.r Pollution Control Authonty 6 Sgok.ane County Parks Department 7 Spokane County Boundary Review Board 8. Spokane Regional Transportation Council 9. WA Staze Department of Transportation 10. Spokane Transit Authonty 11_ Fwit Vallev School Distnct 12. fid-in Water Ihqnct 13. Fre Dmnrt.N0 1 . • • . . , ljlTk ~ ~ (CE SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11.10.230 -1- ZE - 5- gt~ : • S►OKJUIE ENrIROPKll'fA ORDINAICE (1UC 197-11-l60) Sectfon I1.10.230(1) ' , Enrlronantal CAetkllst F11e No. Purpose of C1~sNc1lst: Ttit Sta u Envtromtntal ►olicr Att (SEPA) cAapter 43.21t RCY. rmtrts a11 qovernritntal aqentls: co cortsider the en+rfromental tmatts ot • proposal Wore wkiny Aecisiorts. M invlronmenta) ImDatt Stattwnt (EIS) wust Oe Orepared for a11 proposals rlth oroeable sf9nfflcant adverst tapacCS on tRe Ow11ty ot tAe, envfromtnt. TAe pvrpos* of tA1s tRetkllst is to provl4t infony tlon to helo you and CHt .oa+cr iaencifr i.o•cc: rram your prooossl (and to r"ute ar arold fspatts trom tAt OroOOSaI• tf 1t tan et doet) tna Lo Mlp tM +9tntr 4ettae vnether m EIS ts reaulred. Instrvttlons for Applicants: Thif envfronwntal thettllst asks you to M str1D! foot baslt 1n1ormatlon aba t rour praoosal. Soven+mental aqentltt aSe tA1f Chlttitft t0 dtttnalno .hether tAt enrirontntal tmpans of rour oro0osa1 •rt slqnffltanc. ►equlrlng o►t0mtbn o/ ae ELS. Mtrtr the Ouesttons brleIly, rith tNe most Oretfst inforaatlon knarn. or 91vt Lhe Dest destr10t1on ydu can. You .ust answer each puestloe accura u lr and caretulir, to tne best ot rour taawleaqe. In .ost uses. rau shouid ee aete to ansver tM Questions froa Jrpyr orn optervattons or 0rojlCt Olaef rltAOUt che heee co hire eioen:. Ir rou rattr ao noc k,+a ene answ.r. or +r • ouesc+on eoe: noc aoolv to your oroposal. rrlte •do mot tnar• or 'does not &oplr.' Canolete •nswers to tbe "sttons na+ .yy aro1d w+necestary delays later. So.e vuesttons ast aeout qovern.eetal nyulattons, such u zontnq, sAOreltet, aM lanaaart dest9nattoes. Anstier tAese ouest bns tt po,r can. It rou haw probless. the qeverft.ental aqenctes can •sstst you. the cnectii:c v+re:cions .vglr co •tt varts ot rour orooosel. even +t you ol.m co ao cnew o.er • ;.rioa o+ ct.e or on a+rrerenc o.•cels ot t,ne. Attath anr aaaiciot►•i infor..c+ofi chac witt ae:criee rour prooosal or Its enrironnetal effecc:. nhe penty te .eteli rou sye.+c chi: cnecktise a.r ast you t0 esolafn yovr •nstiert ar provtdt addltlonal tetoroatton reisonaOly rtlated to dtters1n1n9 It there aar be s1qn111Cant aQverst lwpatt. Uss ot thect 11 st tor iwnproject orooosa 1 f: tosplete tA1t cneckli:t tor nonoroject prooosait. even thoMIN auestions +ur 4e anrrered 'doef +at soolr'. IN A001TI011, to+plete the SUMLE?tENTAl SNEE? FOR NO!VROJECT ACTIONSIPart 01. FOr r10f10rOjtCC iCL10r1i. L11t rfflrl/Ktf 1A :11e CHlCkl1fL CO C11t wOr4f 'DrOjtCt.* 69OOliCafIL.' alld *OrQp!►Cr Or SiLfe fhOY14 bo rlad 3S ';rODOlal.' 'Droooser.• ana 'affected yeoqraohtc ara resDecttvtir. A. MCICGR0UR0 1. '1a.e ot orooosed oroJect. It s,,,ic,ole: J a c k s o n C O Lt r't t. •,na 3r +polic.nc: Thomas R. Quinn 3. Aaaress and phone nwoer of apqitcant or tontact ;erson: SOLIth. 107 Howard St2'eet, Slllte 500 Spokane, WA 99204 A. Oate ti+ettitist Oreoared: 1 0- 1 6- 9 5 s. A9enc, n4*x:c+ng Cneckli:c: Spokane County Division of 8uildings and Planning 5. troposed tt■inq or sc*edute, (inctudtnq pnsstnq. ft soplleiote): N/A 7. a. Do you ha.e any piaes for fvture iadltlons. eioanston. or furtnsr actlvitr related to or.comer.ea .tta tJ+ts arooosal' if pes. esolain. e. Jo rov orn or nave oottons o++ land nNrer or •ajacent to cAts orooosal' it pes. e:olatn. 8. lift aer leviroAeuetal tefOrmat10et r0Y tlqr abOUt CMt Us e!n Oriparea. 0r r11) Ot Pr'lparl0. 01reCtly rtlatld t0 t11fi ir0polal. ' 1i111F- 31LLi~J ' r R~.LI/et 1 . i . ~ SlOUn[ Ei1RiOlQQlr[LL ORnL1tLXCL ~ (v~C 117-11-f60) S~ecioa 11.10.:70(1) ~ . A. RACKCROM (eoesiowd) 9• Do fa+ 1mw vertlrer ay*ilutiew sn Peediag tee go.etaM~t ' al &rpre.a2• ef ett+er Oropowls direetlY a[Lee[lag the ProrrtY ewrered bp your proposal' it yes, ezpLala. No * Nor}c- known. 10. C1st aay go•etamac approvala o[ pessits that will ►e eoodd foe Yeac PseyoSal. lf Imova. SEPA Checklist (Snokane Countv)r Zone ReclasGification (Spokane Cotintv) 11. Glve a ►rlef. eaoolate 4eaeri►tioa •t Yarc ptopwl, lneludlni the Propsed wos sad the •lis the project aM stte. 'mve ar• several quastloas Lcer ie cRi• clrckliec chat ast yw t• AoacrLM carcala "Meto your Oceposal. Tw do sot 6004 [o «"C cAoot anwwero on chla Paie• I'S The proposal is for, a zone reclassificatiQn on 11.~ acres. 8.~ acres to be zoned UR-7 for duplexes and acres to be zoned I-2. 1:. l.ocatlon eI the pta"oal. Cive sallteleet lnfocmtios toir a perse• to uMecacaod the Pneige lou[loa ot yevr Proooo*d pro)eet. lneludint • sc nat sddress. lI aay, ae1 seecion. ce~AlO aod rooge. Lt rwwovn. Lt • ofopo wl vould xeur ovn ra raags ot srea. pfovlde the range or boundarles ot the sLte(e). Provide a legal AescrlPtLoa. site 0 4e. .teloir/ aaP, aad tepgra'tLLt 1f reasoaa►lr ava! L ele. Whi:e rou •hould svbelt asr p L na ceqatred by the agene7. you are oet reqvlred ce auplieac• aaps er detsllN P LnA submitted vtth anr pen LC appilca[ton reLted to thls clrctllsc. The proposal is located at East 11305 MQntgomery Drive. rt is iuatt-_d adjoinging to and North of Montqomery Drive and Jackson Avenue and West of Woodward Count. 45092.9014 and 45092.9013 in the County of Spokane, aLate ot wasnington. 17. Does the ocopossd aetioa lle vtthi• the Aqulfer Sotiltivs Aru(ASA)` '1,. Gmeeal Sew r Servte• Area! -he trioritp Serer Serviee Area' 'he Cttr ot Spokaae' (Sea: SPolcaut Countr'* ASA OwrLy Zone ItLs (or louMaries). ShF' nrnnnSal 1 ies wi th i n fihp- ASA' thf-i (:RA. thf.- P_S_S_A anri „tS;1jt-a of . the City of Spokane. '0 dC C01QLL':!D 1t ArTLICAIR 0~9ILOR'21r'•iL G~`1'CS fvaluscloe foC M.oCy c.. onir EAr.-s a. "waeral deseciP[lon o[ the •!te (elitls os*): tLt folling. hlll). otft► sloPe@. mouataleoue. oclwr o b. •'huc t, the .ceeM.c .1.}e oe cue .ic. (apyro:3a.c4 peeeesc .leM)' n-,) % c. 'Owt geseral cyPe• el wil• are toreA oa tlr sit* ([er ssaqls. elsy. wad. grawl, pose, wret)' Lf yoY Yaov cM eLMi(lut3ou o[ agtienltucal •olL. speeity chrm sd Nt@ aap otim IanLod. GqA-Garrison qrav elly loam, 0-5% slopes. Fair top soil, makes excellent road fill. d. 46n cMre wrtaes telltatiow •r hlKeey o[ auresble w!L ta the ta"disct +teialty! Lt w, a..eri e.. 1Vone visable. Site is flat without indication of run-off. : _ 1 ~ (YAC 197•11-960) Sectton 11.10.130(1) SPOK1111E E1fYIRONEMTl1L OROINAIKE t. ENr(ROIMEI(TAL 0.EMEIfTS(contfnwd) ~ 0 Evaluatton for e. Oescrtbe the purpose, type. •nd approxtir t• awntitles of any #ittin9 or 9r.einq pro4osst. Ag.ncr use onlr tndicate source ot ft11. None. This ~.s a zon(-- n h A ngr.- f. Could erosion o aur u• n sult of ctearle9, constroctton. or use3 lt so. 9enerally 4scrl0e. Very unlikelv T The s i te anri arl;n; n; nn r=op(a&:~ies are f lat . 9. About rnat percent of thc slte +rtll De covered rtth hpervlous surfaces •tter project caatrrc- tton (tor eaamqle. Aspnalt of butldlnqs)' -NJ-A,, Th i_ G i s a7.n n(_,- ch a nig=p=ope,s al' h. ►roposcd wasures to ►t0uce or control troston, or otMr impatts to tl+t eartA. tt anr: N/A. This is a zone chanqe proposal. 2. AiR A. Vhat type of mitsfons to the a1r vould result frem the prooosal (1.e.. dvst. w taa011e. Nors inaustrtal. rood sneke) durtnq constructton and rnen tne Dro}ect 1s comoieted' If anr. generally 4escrlDe •nd givt so0roxisatt puantltes tf knarn. 0. Are tnere any otf-stce sources of e.lsstons or odor that say atfect rour prooosal? It sp. generaily destrl0t. 1Vone known. C. irooosed weasures to rt0ute or tontrol em/sitorts or other tmpatts to air. 11 anr: N/A 3. wATER Surface: (1) ts thtrt any surfate rattr bOOy on or 1n tht iwedlatt viClnitr of CM site fntlwdliq yar round ana seasonal streaws. saltw ter, lakes, oonas. rttlandsl' :t yes. descriet type awd provlde nams. [t aooroprtate. state rl+at stream or rt"r tt tlovs into. The Spokane River is approximatelv 1/2 mile t,Q,the North. (2) Y111 the OroSect reQUlrs any .ort Ovlr. 1n, or adjacfnt to (rltlite 200 fwt) tM descHOea .aters? It yts. pleas• Oescrte* aed attaM avallaeie plans. NO. ~ ' L~I=Ol~LL Oiail~Al1C= (%AC 117-11-960) Soecloa 11.10.230(1) =TORAi[ 1• MMROlOQifili. CLEKO :S (eosciaued) ~ C•aluacioa toc (3) Esclmate th~ &SIoust ot (ill aM drN~e materlal Clrt vorld !e plaeod is or CtmOvN fTOm the AgGocY 0se 00617 Gur[aee vatet or wtLeds and Lndieate the araa of the @ita that vould N atteeced. IMteata the souece ot tl11 materlal. None. This is a zone change proposal. (4) Vill the Proposal requlre secise• wacer vitldttiwla oc diwrofoari Cire a =eseral Moeri►- tion. outpose. aod apppre:faate quaotlties. tl kAevn. No. (S) Doe• the oeopsal 11e vithl• a 100-year tlosd pList Lt N. me « loeatlon on the site p1at. No. (S) Does the orep M1 lA.olw* auy dischar=e• o[ VY tf materials te snctaee vatere! Lt ge. descriDe the crpe ot wste sd satleipatN wlur of Iiselaege. -Ae, } s a a eRe h, „ge r r.,posa , b. Cround: (1) vlll grouMwcer be rlthdravs. et vtll va[er 0e diselargN te =rouMvatar! Give paeral descciptioo. Wtyoee. and apVro:laato auaatities. 1! 1smeve. N/A. This is a zone reclassification proposal. Deseribe vute saterial tltit vill Ae disclurged laco the gcwed lrm se9tic tsak• or stMt "aitar7r vute creacmsc fseility. Oeseribe tl+s geseral siso ot cte syscem. the aaber houses to be seeved (it sopllw►la) or the emother sI Kerem td nscH(s) •rt ospetd co rvf . [Vone at this time. Future development may serve up to LL auplexes. Approximareiy 4 acres of industrial dCb 2 - . (7) M seri0* •ay syscass, oeM r esaa tAose desigaM tae the disoesal aL easitae7 wace. tastalled [oT the Putp"• ol discdargiss fluils wlav tht g[oua/ w[taee (lxlulss qstm• weh •s ctwso tor ctw dispwl o( sco n vater or drsisage Iem lloos dnles). Deseei M cAr tTp ot srscem. cM amount ot wtetial co De d1spsN ot tAraugY the systw ad the cyye• e[ mcerials llkalr to be d1s9osd oi (lecludlas aaterials MLLeA Y7 cttet the symtm LealwKeat1y urousp spills oc as a result oi [irelightieg aetivlties). None. This is a zone chanqe proposal. Vill as? clmulul• (espeelally •epnle wlwato er Ncrelem+ iwls) k•eeeei t• abs.r- jra.nr oc uawrgrow/ acerK• cavu! Li M. vVc c"o• anl qraatltle• •l materiaL v111 1e scored'. No. This is a zone change proposal. Future aeveiopment may require some storage or cnemicals - typtn~ alTd . . ~ . ' ~ tTORAlR ORa+oll~R~L 0lailt~llQ ~ (vAC 117-11-960) Seetio• 11.10.270(1) 1. QtIt01QCM13. QJDM!= (eoetiswd) ~ • Lvaluatio• for I►s.ney nse oalr (S) Vhat oroceeciw YasYtes vill be cakea ce lesuse that leaks •os qi1L et aay el+ealeals stered or used on stce rill not be alloved to Pereolati te gswed+ncer (thi• leelu"o wsures to keeo chealeals out oI lisposal iiyacme descrlDed l• 76(2) and 3►(3)! N/A. This is a zone reclassific:eltion D^posa1. c. Vace[ Runoit (leeladlog ston vacee): (1) Ceseribe tM souree cmeft (loel4dieg stoce vates) •ad mchod •t eolleetios asl disposal Lt aay (loclyde "etitles. !i keown). Msre vill tAls mocor I1ov' Vill tNie ws ter fLov lnco othsr voters' It so. d*reri►e. None at this time the site is undeveloned. Any future development will utilize "208" swales as requireci by the Engineering Department. 'Jtll any eAealeal• 1e seoro1. kadled of ngod eu tM site la • loutio• rMtt a oplll •t leak vill drate co surteeo er greva/vater er c• a *ton v4as Iisrwl systm tieeYargies te sYCIaGf O< <COYAAMtet? No. This is a zone chanQe reauest. (3) Could vaste astattaio eocer grounA or suvf*ct motora! :t me. qsevallr wsetibt. NO. • d. troposed "aoures co reauee or coetrol surtaee. SrwK .sM eveotl vater Lm►aets, tl asy (lt t the OroPosed actloe ltes vtthla tM Aquiter Saeeltl.e Ae" M•sreiall7 elaar a explesatlons r relatlng to (aeilities eeaeoraieg Saetioae 3►(4). 71(5), aM 3c(2) •f tAis elrekli K)= Future development will conform to all C ounty, State or applicable Federal regulations governing run-offs. rur, s s. rheck oe cLrcls type ot •egotacioa leund oa tl+e •lte: aeclduous cr.t: alasr. savls. .•►ea. etl+er. • evergreen tree: G eoder, Ptne. ocMr. • hrv bs . Qr~~~. pascurt. eroP or gcsie. wc wil pLats. :attsil. batceteuP. Yu11ewR, akrk eaMye. •clrr. N cer plaeta: uncer 1111y. salgress. ai11oL1. ethes. ocAer tyMs o[ +e{otatios. e. 'J+at tled aea uaaac oL +rletasioa vill se remewr sr alcOeed! None fOZ' tr11S oroposal. Future development will require removal of some trees and grass. c. tist tRreacssed or eadsagered speeie• ksorn ce %a e• er aws tM slte. None known. This proposal is in an industrial area. e. rro'o.d l.oe.earle=. u.o et e.ci.o rlane•. .c oeri.e ....Ye+.e co ps... r.. ..k..ee wg.ucLon a+ cM slte. Ll aey: None at this time. This is a zone chanqe recxuest. 5 (YlIC 197-11-4G0) StCtSon 11.10.2]0(1) SrflICJ1JIE EXVIRt1UMEIRIIl. QRDIRA11Cf ~ B. E?tYIRON11ElfTAL ELf?IElff5 (cant4ns+ed) Eraiaatlon fot Aqency Use On1y 5. lIi1IM1lL5 • a. Clrcle any birds an4 inimals which hare b[en observtd on or naar the sfte or sre tnoan La Dt on or near the s1tt: D#rds: hawic, Mran, taqle. san9lotrdi,~other. , mmsls: deer. besr, elk. tiearer, othrr: f1sh: bass, salman, trout, herrinq, s1re1N1sh, ath+er: atf+er: SITla11. b. lisi any tAreatrned ar endtngertcl fpeciet knflrn to be on ar near the site. None are known of as per Spvkane County Uata Atlas. c. Ia the s1ie part af a■iqrat4on rout;? If so, explain. No. The proposal is in a developed area in the bpoRane e . ~ d, FraoassA oeasures to oreserre or enhance riidlldt. if anr: None. , i. E4Eacr Ana unruL, aesauRcEs a. uriat klnds of rnrrg,r lslettrlc, natural gaa, rood sLart, solarl r111 be u3ld to .ewt the Lhe Gom1lLEd pfOjlCL'S !nlrQy needf? '6fStr1be rhlLhlr 1t +rt41) 0! Yild f0r RlattneJ. 04nYf8C- turinq, ett, ~ EleCtricitv f lighting ancl h.At,, fiiiral flras for heat. , h. would your Dro}Ett +fftct tht notentSal use nf 3o1sr enerqy tiy &d,jatrnt prooerties? ZE sa. generatty descriae. NO. c. 1i14a; kindi pf errerq,pr canse*watian ftatures arr included fn the p1+ns af thts arovosat? L1se otner arapastd meawres sa redutt or canirol energy iwpetts. tf tny: None at this time. This is a zone ~chanae prapflsal. 1. EliYIRflNM'EMT14L MEALTFI 6. Arr tnert iny eeerirgewnnta1 health klzsrdf, lncludlnq expasurr to Lax1C Chmlcais. rlst of f1re and exptosion. sOf11, a* nataraaus .aste. that could oGCVr as a rtsult of xxls proposal? tf s4, de Nrbe . i11 OeuriM speclai emrgenty sfrvlCti tlut Ri"t bt raqulred. None as a result c►f this proposal. Futuz-e develvpments may require incremental amounts ar emergeney servi+ces. 6 ` f?Ona avLSamcwm otattum (VAC 197-11-960) Seetioa 11.10.230(1) 1. L+MKOtlQRLAL [IZKZRS (eoetiswd) ' • Evaluatlon Fot . ' l44ncy aN Oaly [t1YIR0!ld:f:AL IMAL78 (eontiewd) (2) Proyosd wsures cs teduea or costrol saviroasestal Y"1tY Lasards. li anys None at this time. This is a zone chanqe proposal only. • e. :loi.e: (1) Vhat tyPes ot soise e=ist is the •r" vt►icA may alteet ywc peejeet (Lot ezmp1e: en[Ilc. equlOMst. oPatatloa, othec' Traffic noises on Montqomery Drive and Jackson Avenue. (2) vtu t ty►es sn4 levels ot aoiso vould w er"ted tior arsoe L ted vie\ %lr pro}ts so a •horc-ce n or a long-cecs Dast• (toc s:aa91es tsatLie. eefttrvetloa. Oparatiea. •tlsr)' LMlcac• v11at hOYT• sOlat tl'041d tON fZW the s1Ce. [Vo nni c;~ wnti1 ci hf- crpa ted as a rP_.c;ii1 t nf th i s proposal. Future development mav produce construction and traffic noise. (7) Propssd w enre to nAuee oc eowtcol ooise too4ets. tI aays [V/A . S. u-*ro AND SiWRLLI`TL l1SE The Slte 1S mostly a. Vhat ts the eurrsnc uas o( the •ite and adjaeeat ►repettle~' vacant with 7 small houses. West and South is industrial, o Ys resiaential, tast is resiaential and"industrial. 0. IL• cM •!ts Eee• uoad tor 4gtieulcurs' I[ so, descrla . May have been used for agricultural many years ago. c. Oeacttee anr /tl1KCYlf/ oe tM •its. Seven small two (2) bedroom houses and ? outouilaings. d. Vill anr •trvcturn• be dmelioMd'. II so, vhics! Yes" All of the buildings will be demolished when development takes place. e. V!ut L• cM euettet eealag elaeeilleatia• ot the site! UR-3.5 t. Vmt io eM euereat eanOreM"lw pLS desigeacloa et the •ite' Urhan g. I[ an lteable. vusc 1• the eurs4ac shoreliew au ter oeogtm wsigaatios o[ the aiee? [Vone. s. W aay Osst eI clr @itt ►M• eLMilie/ as sa '-sIlsesinneally sessitiw' «rat Lt N. spee i!y. No. • 1. y"rniaouly tiwr wl Mop1e varU cooLta •t wtt La cYe eomlstr PerjeK! Approximately 180. 7 ' ~ stowR ~ o~uusa ' (YAC 197-11-160) Seetioa L1.10.230(1) . . t. CRtItAIQ92flA1. Q.DMM (eNCisri) !valuatioe ior . ' l4eoq Ost Oely J. AppmxL..«l, Mv ..a, ..ople woule tae compl.t.a proj.« ai.,lac.r Avvrox ima te ly. 25 k. Pcopsed wsures to avold or rsduee lispLeaeat laMets. li a"s Seven units of low income housing will be displaced with 44 units of moderate income housing. , I. troooseJ aasures te ssaute the proposal i• eouHti11e vit\ satietLag ad peejeetsl Lod iw• sod olans. tt anlp: UR-7 will adioin simqle family residence to the North and East acting as a buffer zone between UR-3.5 and I-2. 9. xoostxc a. Ap'toxlsacely fair oaay units vwld 1e ►tovLied. 1t aqf INieace vMtvr 11gb--. aWlr. •r loriaeom hounieg. 44 Units of moderate income housinq. 0. Aoyro:imocsly hov saay urlts. it aq. vorld Meliileatollt tNieaN wbtMr Alslr. aiMls-, •c lortneome haueleg. 7 units of obsolete low-income housinQ. c. rroOooee ."Puces co n1ees er cosesol bou.leg l.paet.. it uy: The housing to be removed is over 50 years old and in poor conclition. `me replacement units are moderate on t b~.-h', . 10. ALSTtIE"LCS 4. VAat 1o the callest hel&ht e( any ProPoood sc nretuse(e). wt loeluliag astesmant Yhat ts the Prtncipai e:tertor Duiidisg wterlal(a) propstA' No structures are proposed at this time. Any future development will contorm to Zoning Cocie height limitations. S. uhat •iews lo the lsodla[e vteiaity vould 1e alterel er oM teretsdT The proposal and adi oininct areas are f lat . No aes thet ic views wi11 be affected. Tc Lk.~%J~r c. lroposed saitsvee• ce reduee er eoatrol aesehatie laNess. lt aaqs Landscapin4 will be utilized bv subsearuent developers. . :l. LIGN: A.`1D GUJIL 11,A 'nut t7oe o[ 11gAt o[ gLre vill the Orep"l /e"res1 'llrt tim o[ lay vwll tt atlaly ooefsT' None. This is a zone change proposal. Subsequent development may have security lighting. kJ11 ,4 A D. Could light or jL[s teeo the [laieW peo}et se a asloq Ysssid or tuutiaee ~rlth •LwT T~,"L ~ T~~M-~~oid---b~. a „a c. Vl+ac Kiecieg off-oits owsee• o[ llght or &Lse uay atitet yous ps"ssalt HeadliQhts from traffic on MontQOmerv Drive and Jackson Avenue. ~ A. lsep"d wwra• ce eNnee or eesteel ligat u/ SLan tsWts. lt myt . N.i~Lllsr t ~ . - ~ ✓ s~u~s a~~m~aco~r~. Qm~ (YAc 117-u-960) sOccto. u.10.:30(l) 1. G1Rt0!!Q!M CJMClS (emciunrt) ~ • C•alu~clos /ot /►iese7 tlSt 0017 12. 22C1tLAlIOM • VAat de@ifested ast latonal teer"tioaal oportuaitia• srO te the isediate vlelaity! ~ Mission Park is approximately 1 mile awav. S0 1. Youla the prv}oNd }cejeet dl n Lea asy a:ietiat roereatioaal west If so. dasesibe. NoIli- ° e. hepeed wsere• to eeduee os esatrol iao&ct• oa reec"ties. ixladlag ftesuaei*rl pPottrai- tie• co De pro•idd ►y the projeet er applieaas, lI asy: None. , 13. 11ISTMIC AND NLTURAL nLSQtA:IOM a. Are chere &e7 plaees •r e►jeet• 1iseN ea or peop@" Ies matiowl. siace os lOeal /ce"sva- tiow evgisees• Wara t• N en ee sart ee the *ies? Ii w. p"eally Usesila. None are known. e. Gaaer.lly doseribs .n L.admarti .c e.iwaee et kt.corie .re1aeologleal, seleacitic *r cultuc.l tmpo[tsate lmovs to be oa o[ ~rt Ce the slts. None are known. C. lroyosel ssa wres to reduce or eoatrol imOaets. Lt •ays -NIA ' 14. :TAt1StOCATION a. Idtncltp 9ubllc stcNt@ aM highva7s Nrving tAs siee aN desertDe ►ropsed aeeer te the e:isties Streec rlatm. Sf+oren sita PLns. Lt aey. T_he_n rnnosa 1 w i 1 l t,f- a r r- oc c e d._byLt W,4pub1 iQ stre e t s, Montqomery Drive and Jackson Avenue_ A f>>11 set of plans accompanies this submittal. b. i• @its eursene17► senN !p putlle ceassit' Lt ooc. vlat t• the qptetlssto llscuee ce t!M e"rest ctamit •to/t No. The nearest public transit is anproximately l/z mile awa~. C. 9ov aas~ partiag apees t the eeqleeN pnree Irv+! ier saA wull cM pteret alidmcs' d. Yill cl►e ocopwl nqulse aq ww raads et sts.eas, oc i"fowmeca t• ci ~cs«ts sot Lee1u41sg dcivew7et Il oo, iwcally deeer11e (ldieate vbrtlrr pLlie r peltic*) new street, Jackson Court, is propose as an e access to fhe future deveiopment. 4k. Vill the pre" mm (o[ oectt la cw laotiat• Kelaity o[) taces. tall. os alr CsarMRatLa! LL •0e. =ttisally NSetlM. . NO. , 9 ~ • . srocaR om D.almrrAt. ofatNasX (VAC 191-11-960) 3eetlou 11.10.230(1) Qr[RQllCK'JL Q.aQM (ehtisMd) ` • C.slasitioa 1sr . I►geecy 0se Oa>> C. Ilov auy wAlevlar trlps Hr 447 voull ►e jaeenced lrl tm eatplatel pmjecc' i[ dws. . tadieace vM• P"t wou1d ooeur. Approximatelv 440 trips Der dav could be crenerated by the proposed duplexes. An additional 194 trips per day could be generated by the 3.85 acres of I-2 zunirig. g. Prspose! .aasung co eeInee •r eestcol tranr pKSCf" lapaetso it aq: Access streets will be improved and curbed as required by Spokane County Engineeers. 15. ►CBLLC SLIYLCLS A. ver1A the pre)eet retilc i• .s taeewsod wd fer pllis ser.tees (foc esaqle. liee pneoetioo. Polle• protacties, healt4 eate. ot1aeL, aelw t)t LL sm. pne[all) 4eerlw . This proposal will lot result in an increased need of services but future development would generate incremental increases in tne neea ror public bCl V 1l.Cb . b. Prooosed sueures c• rNute or costrol lireee ta►aec• aa pullle senteso. t! asys lVone at this time. This is a zone change L11V~1Vyd1. lA. b:Itl'ILS C YCt11[1s :YCTfnC a• ' 1e aG the elCe: itLC1ClCyYtYltl gs• ~C~T [~IY~~ ` e'vte0 . •le►Aons, aslc4ry sewt, •epcte srKN. ott►er. ~ ?oscribe the utllltlt• tAat •re peepse1 !oc the ►rojeet. the utlllt> >revt,dtsg the •oc+1ee ar the ;eneesl eenscevetiot aetivttles e• clr slte ee l• the taaaliate +ielal q vR1e► oigbt 144 aeeded. All utilities are ctirrentlv available. Public sewer is approximately one block away. C. SIC1lA:= .:2+e uadersigned. Nur vatet the peeale7 et par;ury eAat the abe" resNwas are mde crutt►tally ar c• [ss ►eK ot e> >uovleAge. : also undscOt"A tlac, s1ou14 c1ree !o •ey vtll[%L1 al osePro seac&ti" •i K11lrl Let st :YLl uKtIeI{!e eo ay pact. cAe genev mi v1CMrav aaI IfCfCill1aC100 0[ ooealgaitleaae• tAac te atgAt 1~omis is rellsnee opa cUs crclalsc. at.: 10-16-95 ,r,..«.c ..Thomas R. Quinn (T1emse hisc oc :y}e) ~ C.«: South ~97 Howard Street, Suite 500 x ~w (sLSn.c 623-1000 Spokane, WA 99204 ,.~b~ ~~..1.~1~ ra~:Ron Hand, David Evans & Asso~c. iate~s~lln~c~= 10-16-95 6+.e.: 327-8697 5pokan c, !'OR S?A!1 031 liwI.I ~ Stalf ~►er( s) eevieKag eAsthliet: sinned N cki. .catt rrirr •t cM nrlceassr.eal erekli.t .ind •ers rtLlMU tat.naeles. cYe reaN: ~ Cmwlw"• circ crn are M peoMblA sigaltisam &!wrM sspaes• o1 neombs"• • iscossimtioe o[ awig+alltumiea. f. Ce.e1uoL4• csat peobrble .iplliene a1wsN ssviee~weal laMi lo aise [as c1r esessse pee"w.1 sW new~a/e a aleipcei l*csr- aifatie• et wYtplfiesae• vitik coalitier. C. 4lke1W"o tliat :fmier ase p[+Irblo siigslriea0e Nwssm wtftrommasseal LoCSa Nl eeeommosiod• a Mtssalmeioa o[ sipiti"seo. fs.m m - 973.00 10 r' SPOKANE COU~T~ PLANNING ZONE RE~LASSIFICATION APPLICA.TION , ~~RT z (.1 • 11 E1 l ERA/ lNFORMW►.R~Y NAME OF AP'PLiCANT/REFRESENTA'TIVE; Thomas R. Qtainn MAILING ADDRESS: Sauth 107 Howarci Street, Suite 500 CITY; Spokane STATE; WA ZIP: 99204 PFiC?NE: JALi'U3-0116vork) (homc) YF APPLICANT IS 1"+JUT OWNER, IIr1CLUDE WRITTEN OWNER AUTNC?RIZATION Fl7R APPLICANT TO SERVE A5 REPRESENTATIVE. LEGAL +OWNER'S TJ'AME: Th om a s R. C?u i n n PHC)NE: 623-10 C] Q Mqg,,INGpDpgEsC, 5auth 107 Howard Street Suite 500 CITY: Sgakane STATE: wA ZIP. 99 204 PRO3ECT/PROFOS AL SITE AREA (acres or sq. ft) 11.02 a c re s ADJACENT AREA {)WNED 4R CONTRQLLED (acres ar sq. .22 a c re s . ASSESSQR PARCEL #S C7F PR(]JECT/PRQPOS Ai, 45092.9013 a n c3 45092.9014 ASSESSC)K PARCEL #'S OF ADJACENT AREA C))WNED {7R CQNTROLLED 45092.9059 S7'REET ADDRESS 4F PROFC?S AL Ea st 11305 Jac k s o n F-XTSTlritG a4NF. CLASSIF7CATiON(S) (DnTE cSTnBLrsHED) U R - 3. 5 (4- z 4- 42), EXISTINGUSEQFPRQPERTY Mostly vacani:-South 100"of f'rcrperty cont;ains 7 hr~«:~~s . PRC~POSED ZQNiMG i] R- 7 a n d 1-2 CC}MPREHENSIVE PLAN CATF-G DR Y U r b a n SCHOOL DISTRICT Eas t Va11 e-v rFIZE I7iS7'RICT F D # l. PLJR~Y(7R IP`VIN Wates District #f P?O't?SEU U5E OF Pet(}PFR7'f: - Sing;e, €arnily dwctlingrs Duplcxcs ( } MuZuifamily ciwcllin8s ( ) M-wrafacuar,d txxncs Business { } tndustrial (X)c Mixed Usc 0'.:er ( ) Describc: PR~c"VTQU5 PLANNTA:G DE€'1,RTT4EN'I' ACTl'ClNS INVULViNG 'rttIS i'ROPER7Y: ZE UP-3.5 (4-24-42) , and ~ 7E '50-72C B. LE.4~'ALrlMNE RE LA• lSirICATIN INF'~~A'rIQN■ LI".~CA770N C3F PROFQSAL: Nor. t h nf .I ac k s on Road S'"r.C.`TIC3N _9 TGtWNSHIP _Z5 R,AI`JGE ~ .N-AME [3F P'[}'BLIC RC?AD(5) PROV1DING ACCESS: Jackson Roar3 and MonLSJQ.[11v.i'ynrive W= OF PRUPERTY FRQNTTING tJN PU'L'LiC RO,►AD: An.pr+ox ? ma_tQi~v '7 89' ~ ~ . ZONE RECLASSIFICAT""' A.PPLICATTON Page 2 of 4 . • . DOES 1'HE PROPOSAL HAVE ACCESS `I'O AN ARTERIAL OR PLANNED ARTERIAL YES NO NAME(S) OFARTERIAL ROADS Montoomerv Drive and Jackson Avenue L- LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATTON PROPOSED. See Attached Legal Descriptions EXISTING ZONE(S) _ - 3. 5 TO PROPOSED ZONE(S)uK-7 and 1-2 FOR THE FOLLOWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW. See Attached Leval Description IF YOU DO NOT HOLD TTTLE TO THE PROPERTY. WHAT IS YOUR IIVTEREST IN IT? _ An,p1 i nant- r_nregents own _rs i nteres~ _ WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS PROPOSAL WARRANTED? Adjacent properties to the Sout d West are zoned I-2. Adiacent property to the Fast is zone . Property to the North is nn 3.4 . 4 LA `7VHAT WACT WIIL THE P'ROP'OSED ZONE RECLASSIFTCATION HAVE ON THE ADJACENT ~ S:.ngle familY homes to the.North and East will be buffered by the psopssed UR-7 from thF existinq and proposed 1-2. The area is .i.n - preeess WHAT FACTOR.S S[JPFORT THIE ZO:1E R;ECLASSIFICATION? ~S The vror~osal has public water, is inside of the PSSA and the --VfA: The progosed [1R-7 will.buffer UR-3.5 from I-2 zoning. . WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON SUIZRO(PNTiM I,AND USE? r The TiR-7.5 will provide a huffering affect for adjoininq UR-3.5 uses. •~ONE RECLASSIFIC~1? ""`~t APPLICnTION Page 3 of 4 . ~ ' . . PART II TH1S SECI70N OF THE APPLICATION WILL PROVIDE THE PLANNING DEF'ARTMENT STAFF W1Tfl WRITTEN VERIFICATION THAT THE /IPPLICANT HAS ITAD PRELIMINARY CONSULTATION WITH TIIiE AGENCIES IDENT'IFIED. RESULTS OF TfiE PRELIMINARY CONSULTATION SFIALL RE IIVCORPORATED IN THE PROPOSAL BEFORE F7NAL SUBMITTAL TO THE PLANNING DEPARTMENT. FIRE MARSHALL/FIRF DIS'1'RiCT' A. THIS PROPOSAL IS WITHIN FIRE PROTECTION D1STR1CT NO. ~ B. ADEQUATE ARRANGEMENTS (ROME) (ftAVE NOT) BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WA'IER SYSTEM AND FACiLITIES FOR FIRE PROTECTION PURPOSES. ^ C. RECOMMENDED FIRE FLOW: T~ ~J • UR 1JiVAI3LE TO CALCULATE NOW . BECAUSE USE IS NOT DEFMT7VE; AND WILL BE DETERMQVED AT BUILDING PERMIT APPLICATION TIME. D . REQUItEMENTS WCLUDE: FIRE DISTRICT SIGNA?URE/TITLE DATE WATi;R PUItVF,YOR A. SATISFACTORY ARRANGEMENT FDR-DQAIUTIC WA7'ER AND F-IRE FLOW REQUIREMENTS (HAVE) (f~AVE NOT BEEN MADF. B. REQUIREMENTS/COMMENTS: ~a ~,~,J t~►~ I ~ ~ ~o ~ WATER DISTRICT SIGNANREfI' E DATE COUNTY ENGINEER IA PRELIMINARY DISCUSSION HAS TACEN PLACE AIYD GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH :7PLICANT. A. COMMENTS: fiA~ / , -16 - S- n.J1 . S 1GNATUREfI7TLE DATE COUNTY UTILITIBS . A PRELIMTNARY DTSCUSSION HAS TAYEN PLACE AND GENER/1L REQUTRENtENTS FOR ISUBMMrAL OF THIS PROPOSAL (IJAVF) (iiAVE NOT) BEEN SATiSFTED. THE DESIGNATED WATER PURVEYOR FOR TtJ1S SITE JS /V/ i A. COMMEM: k- ~ SF~~ 0~5'0&E vn'I e5;W ~4 l/-/G -9S SiGNA I7LE DATE ifP.ALTIi DISTRICT k?'P.tL.IMLNARY DI.SC'L)SSTON HAS TAY.EN !PL /1LREQUIREMENTS FOR Sl~,B~ITTAL OF THIS PROPOSAL (IJA VP.T77 EEN SAT7SFTED. J SIG ?URE 7LE DATE SP.WP.R PURVEYUR IA ?RELYMNARY DISCVSSIOt1 HAS TAKEN PLACE AND GF_NL•R/1L RFQUIREML•NTS FOR 71~~ I?;t0'✓ISTON QF PUBLIC SEWER ARE UNDERSTOOD BY 771E MPL1C/1NT. ~ < bA. co►Ma~~rrrs: ...EE G~o~,vr{~ r~,~~r SIGNA7'URE/T E DATE -•,.ti. ' . . , . • , . ' GONE :tECLASSIFTCATION APPLICA'I'ION Pagc 4 of 4 PART III SUTtVEYOR VFRII-IC/1TION 1. THE UNDERSIGNED. A LICENSED AND SURV YOR. HAVE COMPLETEU THE 1NFORMATION ~ REQUESTED FOR THE ZONDNG AND GAL DESCRIPTION. SIGNED: DATE: 325- ADDRESS: _(61ACST //D PHONE: 3.2 - ,97 . I~.ZDI ZTP: ~0?4/ IT PART IV (SIGNATURE OF PROPERTY OWNERS OR LETILR OF AilTFIORIZATION) 1. THE UNDERSIGNED. SWEAR OR ItFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. ' I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF TIIE AREA PROFOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION. OR, IF NOT THE OtiVNER. ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY AC7'IONS ON HIS/HER BEIiALF. ~NAME: 7O'rrr DATE: ///a ADDRESS: / 7/o S 40e. c5~1 Zzlr- PEIONE: acy- - S3S- 9S S~cr~qway , 6-Ua . ZIP: v4H Aavsoz, - ~ c s.~o7 IlowQ,-W #soo 5~"K Gc~~ s! . q 9.w-1 ~ &~C~o X~Z^ ~S IGIVATURE OF APPLICANT OR REPRESENTATIVE DA'[E L STA7E OF WASHIIVGTON ) ) ss: , COUNTY OF SPOKANE ) . SIGNED AND SWORN OR AFFIRMED BEFORE ME ON TNIS DAY OF -BY I4~Et3i31C k av, r 1!U►Y Vp . '~f r' ~ ~M Notary Public in and for Uie S tc of Wasfiinglon ' 3-16-W ~ Residing at: ~A) 4' ~ ~ ryp My appointmcnt cxpires: ~-4~0-- 9 7 rn RT v (TO BE COMPLETED BY TIfE PLANNWG DEPARTMENT) DATE SUBMITIED: FJLE f1: DATE ACC'E D: 3.1 BY: TOTAL FEES: ~ RECEIPT N: . ~ SPOKANE COUNTY HEARING EXAMINER COMMITTEL , FINDINGS OF FACT, CONCLUSIONS AND ORDER INTR4DUCTION This matter has come before the Hearing Examiner Committee on March 21, 1996. The members of the Committee present are: Brenda Bodenstein, Chair, Donald Moore and Michael Schrader. PROPOSAL The sponsors, Thomas Quinn/J. Grant Person, request approval of a Zone Reclassification, ZE-5-96, from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) on approximately 8.29 acres for duplexes and Light Industrial (I-2) on approximately 3.3 acres for those uses allowed in the Light Industrial (I-2) zone. FINDINGS OF FACT AND CONCLUSIONS 1. The property is generally located north of and adjacent to Jackson Avenue approximately 150 feet west of Woodward Road in the NW 1/4 of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington. 2. The Committee adopts the Planning Department Report as a part of this record. 3. The applicant has submitted a written request to continue this hearing to the ni,-xt available hearing date. 4. The Hearing Examiner Committee finds that the request to continue this item to the next available hearing date is warranted. 4 ~ (3RDER The Hearing Examiner +Committee, pursuant to the above Findings of Fact ar►d Conclusion, C0NTINUES this item to April 24, 1996 befare the Hearing Examiner. Motian by. Danald M+pore Seconde.+d by: Michael 5chrader Vote: (3-4) UNANIN40US TQ APPROVE THE C+l7NTMATI+C)N H,EARING EXAiNIINER CONIlVITIT~~ ~ HEREBY ATTEST TO TfiE ABUVE FINDD;~'aS, ORDER AND OTE f ~ ~ ; - A=SI'. Fvr JC1HN MERCEIZ Acti.n(y Assist~t P1~~~~~~~~~u DireCtor ~ By 0 HN W. PE ERS CtN Senior Planner ~ DATE Pursuant to Spokane County reguiatians, any aggrieved party has the right ta appeal this written decisian ta the Hearing Body v►rithin ten (10) ealendar days of the signing of this vrder. Upvn receipt of an appeall, a public hearing will be scheduled.. Zf you desire to file such an appeal, you must submit a written appeal, pmferab7y on forms designed far such PurPase alvng with a$225 pmcessing fee payable to the Spokkanne County Treasurer. PIease contact the Divisivn of Buil.ding and Pla.nning tv file an appea L If yvu have any questians, please call the Dir►isicrn of Building and Plaiuling at 456-2205. I-IEC [3rder for ZE-S-Jf Page 2 • . 1 i . OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 -SUBDIVISION CONDITIONS- TO: Spokane County Planning Department, Plats Administrator FROM: Division of Engineering & Roads, Scott Engelhard`fi DATE: December 27, 1995 SUBJECT: ZUNE CHANGE CONDITIONS # DR-162-95 / PERSON, GR.ANT The following "Conditions of Approval" for the above referenced zone change are submitted to the Spokane County Planning Department for inclusion in the Design Review Meeting scheduled December 27, 1995. E36A Prior to issuance of a building permit or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement District, whichever comes f irst : E36 Applicant shall dedicate 38 feet and the cul de sac radius on the internal public road for right of way. Prior to release of a building permit or uBe of property as proposed: E40 Access permits for approaches to the County Road System shall be obtained from the County Engineer. E43 Applicant shall submit for approval by the Spokane County Engineer road, drainage and access plans. E44 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. E45 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 E48 The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer. E49 The County Engineer has designated a Local Access Roadway Section for the improvement of the internal road serving the residential lots which is to constructed within the proposed development. This will require the installation of 30 feet of asphalt. Curbing and sidewalk must also be constructed. E50 The County Engineer has designated a Local Access Roadway Section for the improvement of Jackson Avenue which is adjacent to the proposed development. This will require the addition of varying amounts of asphalt along the frontage of the development. Curbing and sidewalk must also be constructed. E51 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. E55 Roadway stand.ards, 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. E58 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. E59 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. ~ 1 ` StTBDIVISION CONDITIONS: # DR-U2-95 /PERSON. GRANT 2 E90 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. SPECIAL CONDITION: The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. SPECIAL CONDITION: Prior to this proposal being placed on a public hearing agenda the driveway access locations for the proposed I-2 parcels shall be approved by the County Engineer. - - - J PAGE 1 . 12:00:36 12 DEC 1995 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 02106 JACKSON AV (START) 00.000 ELLA RD U 19 LIGHT BITUM. 20 JACKSON AV 00.120 DICK RD U 19 LIGHT BITUM. 20 JACKSON AV (END) 00.260 VISTA RD 02150 JACKSON AV (START) 00.000 MONTGOMERY DR U 19 LIGHT BITUM. 20 JACKSON AV 00.190 WOODWARD AV (START) U 19 PAVED 40 00.260 BOWDISH RD U 19 LIGHT BITUM. 20 JACKSON AV (END) 00.370 WILBUR RD (END) U 19 LIGHT BITUM. 20 02157 JACKSON AV (START) 00.000 WOODRUFF RD U 19 LIGHT BITUM. 36 JACKSON AV (END) 00.110 EAST END OF ROAD 02141 JACKSON DR (START) 00.000 BARKER RD R 09 PAVED 40 JACKSON DR 00.040 DRUMMOND ST R 09 PAVED 40 00.110 BARKER CUL-DE-SAC #1 R 09 PAVED 40 JACKSON DR (END) 00.180 MONTGOMERY DR R 09 PAVED 40 02102 JACKSON RD (START) 00.000 SOUTH END TO MORRIS R 09 LIGHT BITUM. 20 JACKSON RD 00.170 MORRIS RD R 08 LIGHT BITUM. 20 00.340 BRIDGE R OS LIGHT BITUM. 20 00.770 RATTLERS RUN RD (END R 08 LIGHT BITUM. 20 01.260 PALOUSE RD (START) R 08 LIGHT BITUM. 20 01.940 LEMLY RD (END) R 08 LIGHT BITUM. 20 JACKSON RD (END) 03.050 VALLEY CHAPEL RD R 08 LIGHT BITUM. 20 02103 JACKSON RD (START) 00.000 VALLEY CHAPEL RD R 08 GRAVEL 26 JACKSON RD 00.590 WRIGHT RD (END) R 08 GR.AVEL 26 00.880 CAMERON RD (START) R 08 GR.AVEL 26 01.560 BR 4307 OVER ROCK CR R 08 GRAVEL 26 01.680 CAMERON RD (START) R 08 GRAVEL 26 03.350 DURMHELLER RD (END) R 08 GR.AVEL 26 04.380 ELDER RD R 08 GRAVEL 26 05.050 FREEMAN GR.ADE SCHOOL R 08 LIGHT BITUM. 20 05.230 FREEMAN HIGH SCHOOL R 08 LIGHT BITUM. 26 05.240 HOWARD AV (FREEMAN)( R 08 LIGHT BITUM. 26 05.310 PROSPECT AV(FREEMAN) R 08 LIGHT BITUM. 26 JACKSON RD (END) 05.340 SR-27 R 08 LIGHT BITUM. 26 02108 JACKSON RD (START) 00.000 LAUREL RD R 09 GRAVEL 22 JACKSON RD 00.770 SOUTH JACKSON RD (EN R 09 UNIMPROVED 14 01.370 WEST END OF ROAD R 09 UNIMPROVED 10 02109 JACKSON RD (START) 00.000 NELSON RD R 08 GRAVEL 16 JACKSON RD 00.370 WALTERS RD (START) & R 08 GRAVEL 18 01.180 BRIDGES RD (END) R OS GR.AVEL 20 JACKSON RD (END) 02.240 OREGON RD R 08 GRAVEL 20 02147 JACKSON RD (START) 00.000 SR-27 R 09 LIGHT BITUM. 18 JACKSON RD 00.010 RR TR.ACKS R 09 LIGHT BITUM. 18 01.190 MEADOWS RD (START) R 09 GR.AVEL 20 01.390 Y Q BELMONT RD (SOUT R 09 GR.AVEL 20 JACKSON RD (END) 01.830 BELMONT RD R 09 GRAVEL 20 02148 JACKSON RD (START) 00.000 BELMONT RD R 09 GRAVEL 12 JACKSON RD 00.030 Y Q BELMONT RD (NORT R 09 GRAVEL 12 02.170 GR.AVEL PIT (PRIVATE) R 09 GR.AVEL 10 02.730 CONKLIN RD (START) R 09 GRAVEL 16 JACKSON RD (END) 02.880 LINKE RD R 09 GR.AVEL 16 02107 JACKSON RD (START) 00.000 DAY MT SPOKANE RD & R 09 GRAVEL 22 JACKSON RD (END) 02.350 TALLMAN RD R 09 GRAVEL 20 11 Records Processed f J ♦ ' f ' S P O K A N E C O U N T Y DEPARTMENT OF BUILDING AND PLANNING • A DNISION OF THE PUBLIC WORKS DEPARTMENT JAMES L. MANSON, C.B.O., DIRECTOR DENNIS M. SCOIT, P.E., DIRECTOR RECpyEp MEMORANDUM DEC 1 t 1995 co4► WWN* TO: at Harper, Spokane County Division of Engineering Jim Red, Spokane County Utilities Department Steve Holderby, Spokane County Health District Wyn Birkenthal, Spokane County Parks & Recreation Department Brenda Sims, Stormwater Utility Greg Figg, Department of Transportation Glen Miles, Spokane Regional Transportation Council Christine Fueston, Spokane Transit Authority Susan Winchell, Boundary Review Board East Valley School District Irvin Water District Fire District No. 1 J ~ FROM: John Pederson, Senior Planner a~ DATE: December 11, 1995 , RE: Zone Reclassification from Urban Residential-3.5 (UR-3.5) and Light Industrial (I-2) to Urban Residential-7 (UR-7) and Light Industrial (I-2) APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING DECEMBER 27, 1995 AT 1:15 (:niJNTY PLANNING CONFERENCE ROOM, 2ND FLQOR Please review the above application and use the attached APPLICATTON ACCEPTANCE AND DESIGN REVIEW MEETING FORM for your comments. The Planning Department encourages your presence at this meeting. The sponsor and representative have been invited to also attend. If you can not attend, please forward your review comments on the attached form to Louis Webster for the meeting. The attached APPLICATION ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in the Planning Department file (so bring three copies to the meeting). Thanks for your cooperation. If you have any questions about the application, please contact Louis Webster of the Planning Department at 456-2205. c: J. Grant Person, South 107 Howard, Suite 500, Spokane, WA 99204 Thomas Quinn, 17105 East 9th Avenue, Spanaway, WA 98387 Attachments: Application Acceptance and Design Review Form, Project Design, Site Plan 1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260 BUCLDuvG PHOtvE: (509) 456-3675 • Ftvc: (509) 456-4703 Pc.Atvlvltvc PxoNE: (509) 456-2205 • FAx: (509) 456-2243 TDD: (509) 324-3166 ~ • ~ • f Design Review for December 27, 1995 at 1:15 Zone Reclassification for Thomas Quinn Generally located north of and adjacent to Jackson Avenue approximately 150 feet west of Woodward Road in the northwest quarter of Section 9, Township 25 North, Range 44 EWM, Spokane County, Washington. COMPREHENSNE PLAN: Urban and within the Priority Sewer Service Area (PSSA) PROJECT DESCRIPTION: Zone Reclassification from Urban Residential-3.5 (UR-3.5) and Light Industrial(I-2) to Urban Residential-7 (UR-7) on approximately 8.29 acres for duplexes and Light Industrial (I-2) on approximately 3.85 acresx for industrial uses. PARCEL NUMBER: 45092.9013,.9014 STTE SIZE: Approximately 11.02 acres APPLICANT: J. Grant Person South 107 Howard, Suite 500 Spokane, WA 99204 (509) 623-1000 OWNER: Thomas Quinn 17105 East 9th Avenue Spanaway, WA 98387 (206) 535-2695 ASSIGNED PLANNER: Louis Webster . SPOKANE COUNTY PLANNING ZONE RECLASSIFICA.TION A.PPLICATION ~ PART I A. GF.HERAL. INFQRMATIQN: NAME OF APPLICANTiREFRES ENTATI VE: T h om a s R. Qi Ji n n MAILING A.DDRESS: South 107 Howarci Street, Suite 500 CITy: Spo k a n e STATE: WA ZIP: 9 9 2 0 4 PHONE: ,9.A,~~35jA3.- 011 e~tork) (homc) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNrR AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. LEGAL OWNER'S NAME: Thomas R. Qu inn pHpNE; 62 3-1000 MAII.ING ADDRESS: South 107 Howard Street Suite 500 CITY: SPokane STATF: WA ZIP: 99 204 PROJECT/PROPOSAL SI7'E AREA (acres or sq. ft) 11 . 02 acres ADJACENT AREA OWNED OR CONTROLLED (acres or sq. ft.) .22 a c re s . ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 45092.9013 a n d 45092.9014 ASSESSOR PARCEL. #'S OF ADJACENT A.REA OWNED OR CONTROLLED 45092.9059 , STREET ADDRESS OF PROPOSAL Ea s t 11305 Ja c k s on EXISTING ZONE CLASSIFTCA'IION(S) (DATE L•STABLISHED) U R- 3. 5 ( 4- 2 4- 4 2), 1-2 ( 5 0- 7 2 C ) EXISTIIVGUSEOFPROPERTY Most.ly vacant-South 100'of Propertv contains ' 7 t1nllSeS . PROPOSED ZONING U R- 7 a n d 1-2 , COMPREHENSIVE PLAN CATEGORY Urba n SCNOOL DISTRICT Ea s t Va l l~v FTRE DISTRICT F D # 1 WATERPURVEYOR IRVIN Water District #6 PROPOSED USE OF PROPERTY: • Single famiiy dwellings Duplexcs ()aX Multifamily dwellings Manufactured homes Business Industrial (k)c Mixed Usc Other ( ) • Describe: LiST PREVIOUS PLANNING DEPARTMENT ACTtONS iNVOLVtNG "rHiS PROPERTY: ZE UR-3.5 (4-24-42), and ZE 'S0-72C , B. I,EGAL/ZQNE RECLASSIrICATIQN INFORMATION; LOCATION OF PR OPOS AL: N o r t h o f Ja c k s o n R o a d SECTION _9 TOWNSHIP _2_5 RANGE 44 NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: Jackson Road and MontQomery nrive WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD: Approx ima tely *7 8 9' i ZONE RECLASSIFICA77nN APPLICATION Page 2 of 4 ~ DOES T'HE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL YES NO NAME(S)OFA.RTERIALROADS Montqomerv Drive and ,7ackson Avenue L- LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED. See Attached Legal Descriptions EXISTIING ZONE(S) U R- 3. 5 a n d I- 2 TO PROPOSED ZONE(S)j,j B- 7 a n d 1-2 FOR THE FOLI,OWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIP'TION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW. See Attached Legal Description IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT? _ An,; 1 i rant represp-nt-G ownprs i n tgrgs t_ WHAT ARE TI-E CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAI{E THIS PROPOSAL WARRAN'IED? Ad-iacent properties to the South and West are zoned I-2. Adjacent property to the East is zones I-22. Property to the North is WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON TfE ADJACENT PROPERTIF.S? Single family homes to the.lVorth and East will be buffered by the proposed UR-7 from the existing and proposed I-2. The area is in - - - ~ preeess "-v= ve ` tr_ _ , _ rra. WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? The proposal has public water, is inside of the PSSA and the VIA. The proposed UR-7 will.buffer UR-3.5 from I-2 zoning. , WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? i.a_n ac ca ri i n n a n ra c ca+~ ~acl,~r B W il1 bid utiliS(d d iTl thv 1-2 S QRt T h e UR-7.5 will provide a huffering affect for adjoining UR-3.5 uses. _ r ' '17ONE RECLASSIFICATION APPLICATION Page 3 of 4 ~ PART II T'HIS SECf10N OF THE APPLICATION WILL PROVIDE THE PLANNING DEPARTMENT STAFF W1TI1 WRITTEN VERIFICATION THAT T[-E APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH TfiE AGENCIES IDEN1'IFIED. RESULTS OF THE PRELIMIIVARY CONSULTATION SNALL RE INCORPORA'I'ED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNiNG DEPARTMENT. FIRE MARSHALL/FIRE DIS"1'RiCT ' A. THIS PROPOSAL IS WITHIN FIRE PROTECTTON D1S'I'RICT NO. ~ B. ADEQUATE ARRAIVGEMENTS (RW") (iIAVE NOT) BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACiLITIES FQR FiRE PROTECTION PURPOSES. ^ C. RECOMMENDED FIRE FLOW: T~ ~J • UR iJNABL.E TO CALCULATE NOW , BECAUSE USE IS NOT DEFIIVITIVE; AND WII.L BE DETERMINED AT BUILDING PERMIT APPLICATION TIME. D . REQUIREMEMS WCLUDE: Sc.Ff P*~-( Cu4l CI& DF M zo-7S,-' FIRE DISTRICT SIGNATZJRE/I'ITLE DATE ivnTrR rvavrYOa ` A. SATISFACTORY ARRANGEMENTS STIC WATER AND F-IRE FI.OW REQUIREMENTS (HAVE) Q!~AVE NOT BEEN MADF. B. REQUIREMENTS/COMMENTS: , ,,~l IBg~j ~p WATER DISTRICT SIGNATURE~I' E DATE COUNTY ENGINEER ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH LICA A . COMMENTS: ~ j ix _ ll'-16-95- ISIGNATLJREfnTLE . DATE COUNTY UTILITIES ' . A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (TIAVE) (IiAVE NOT) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR THtS SITE JS rR1//<.J A. COMMENTS: ;40 4ITLE x~ NA DATE iIEALTtt DISTRICT ' A PRELIMINARY DISCUSSION HAS TAKEN PL RAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (IIAVE) (fIAVF NOT~EEN SATTSFIED. , A. COMMENTS: d115~ ~ ~v~~7 &,~s~ S IGNATURE/I1TLE DATE SEWER PURVEYOR ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR TIiE PROVISION OF PUBLIC SEWER ARE UNDERSTOOD BY THE A.PPLICMIT. A. COMMENTS: w ~ 95, SIGNATUREfI' E DATE - ._f . ~ ~ . • 2:ONE :LECLASSIFICATTON A.PPLICA'I'ION Page 4 of 4 PART III SURVEYOR VERIFTCATION ~ I, TNE UNDERSIGNED, A LICENSED AND SURV YOR, HAVE COMPLETEU THE IIVFORMATION REQUES?ED FOR THE ZONIIVG AND GAL DESCRIPTJON. S IG IVED: DATE: ADDRESS: -(l0/EST //D PHONE: 3.2 7-86,e97 . ~SDoC~~_ Z~: ~a?O/ PART IV (SIGNATiJFtE OF PROPERTY OWNERS OR LET7TjR OF AU1'IIORIZATION) 1, THE UNDERSIGNED. SWEAR OR AFFIRM UNDER PENALTY OF PERNRY THAT THE ABOVE RESPONSES ARE MADE TRUI'HFi7I.LY AND TO THE BEST OF MY KNOWLEDGE. ' I FURTHER SWEAR OR AFH'IItM THAT I AM THE OWNER OF RECOR.D OF THE AREA PROPOSED FOR 7'HE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT TNE ONVNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZRVG MY ACTIONS ON HIS/HER BEHALF. XNAME: 70rr7 DATE: ADDRESS: / 7/oS' 9-L4 40 P. PEIONE: aile- - S3S-.2~ 9S s~4~~way , 6'va . ztP: 9k.3 o;""7 D ~ LOCQ 1 /~~rrS~a ! ~ Cv4h ~ P-af/501, - s. /a 7 f~a u., Q -W 61a 3-lo oa X IGNA?'URE OF APPLICANT OR REPRESENTAI7VE DATE STA'TE OF WASHIIVGTON ) ) ss: . COUNTY OF SPOKANE ) . SIGNED AND SyVORN OR AFF7RMED BEFORE ME ON TIJIS DAY OF r 199f, BY ~6 (3f3lC V4 ~ 1!j►Y Vp . ~ ~ a P(~eUC Nolary Public in and [or lhe S[c of Wasliington ~ 3-16-97 ~ Residing at: ~ WAS My appOintmcnt cxpires: , PA RT V (I'O BE COMf'LETED BY niE PLANNWG DEPARTMEN7) DATE SUBMI'I'IED: FILE DATE ACCEP'IF.1X B Y: TOTAL FEES: FtECEIPT Il: TRANSACTION NUMHF C9501499 ~ DAT .1/16/95 APPLICANTs THOMA3 R. QUINN PHONE= ADDRESSs P O BOX 1578 OLYMPIA WA 98501 CONTACT NAMEt THOMAS R. QUINN PHONE= TRANSACTION: RE-ZONE - ENGINEERS, LAND USE ACTION REVIEW DOCUMENT ID: 1) 2) 3) 4) 5) 6) FEE & PAYMENT SUMMARY ITEM DESCRIPTION QUANTITY FEE AMOUNT ZONING PERMIT 1 200.00 LAND USE ACTION REVW 1 20.00 TOTAL DUE = 220.00 TOTAI, PAID= 220.00 BALANCE OWING= .00 PAYMENT DATE RECEIPT# CHECKiI~` PAYMENT AMOUNT 11/16/95 00011311 335301 220.00 PROCESSED BY: WENDPL, GLORIA PRINTED BY: WENDEL, GLORIA THANR YOU ********************~************,r** ~ - " ,J RECEIVEQ . SPOKANE COt1NTY I'Alti I lal l' !t, I,:', N, 1i,-H I, I"J K9 _ "110aKnNi COnUNi), wnI;iuNGWN MAR 4T t~96 iW U 1[M ~iu, SCRLE: I' = 11111' . • DIVISON OF Bl111DNf31WD PLMWN6 ~ 9Y: 0%' I I I I I I I~x~' I 0 Onhu 11 w4 i k"8I IaI, klil a%t tn Hi + kr: Ir t7U cn.ue ~ an uuu I a` r27 ~I ~{n Nk!Il. i ~ai~,.~ u•w~, I I WYH I Itkkt '.,I 0I 1 I IUIL 1UN :k~ .1 i~~,Md 4 MQIn ~'I .c.Jr I I R i M t 1 d%; A 1 s SITE HUII I~ Nt; I IN{ ~ I I e 5 .rk, . 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F _ ° -..x~e ^?'_'y" .-~.s,~... ~ !8 . . . . . . 9i ~ . e # ~ ~ . . . : k ~ ~ i~ °.st.' ~ . ~ ~ ~ ° i ~ ~ : ° . , : ~ ~ ~ : ; s ~ , ~ s F ~ ~ ` ~ , ~ ~ ` ~ ~ E : I s ~ ~ ~ ~ ~ : ~ ~ ' x~~ , t , . # ~ ~ ~ ° ; . _ , , ~ ~ . ~ ; ~ N... . . : ~ ~ a E ~ ~ : , ~ ; ~ „ ~ , ~ ~ ~ ~ ~ ~ ° { ~ ~ $ ' ~ ~ r, ~ ~ ~ 4 F ~ ~ ~ ~ ~ ~ : ~ . ; ~.-x 6 =~~~a { ' • - ~ . ` ~ . • ~a ~ ~ s ~ ~ ~ B~ ~.t~~ ~ , . a , -~u~ . , ~ • , . g~ i : ~ ~ : ~ , ' ' " ' - ~ - ~ - - ~ ° ~ ~ ~ $ , . - . : , . , ~ a - . 3 3 . - ~ . . , . , , ~ ~ ' . , y ~ ~ ,~,,,~v~. ~v , , - , k,,~" ~ _ . ,s ~ ~ =Y~. -r,,~. t, E d ~ . ~ r,. t W.~ ~ . • . . € ' : ' s`~., , s~ € ~ . . . F . . . ..3. t ~ , . ~ _ ........u....-~...,.. - v . . . , ~ h . , . : , . ' ' E . . . " >µ~.~:°r J ~ ~;s.°, ~i,~~~z~~~~~ . ~ ~ . r,€ ~t . . e ; ~ ~ . - ~ ~ ~ ~ ~ s ~ .!`a~R$F, ~ E ~ . ~ ~ ~ ~ ~,•,s° ' . . , R . ° i, . t ~ ~ ~ ~ ~ ~t ~ ~ ~ .~i ° ~ , ' , , " ~ , f: ~ ~ ~ ~ , ~ ~ ~ ~ ~ # ~ ~ . 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E + r y: . . . . . . ~ . . . ~ 4~ ~ e`k ~ • " ~,~f, ~ . ~ . . . . . . . ° ~ 3 ~ SA + s~ ' ~ ~ ~ ~ , ' t ,I ,~=-t.~~~ 's J ~ ' •h ~ ~ : ~ ~ ~~s a~: ~ G'' ~ ~ ~ ° ~ : ~ { * . ° , . ~ 9 ) ~ ~ ~ I ~ ~ ~ ~ t~ ' ~ , i , ~ ~ ~ i ~ , ~ ~ t > . ! ~ ~ F ~ ~ ~ ~ ~ ~~~E~ ~ ~ $ ~ ~ ~I~T~ ~ ~ ~ ~ ~ ~ ~ ~ A~R~~ , ~ ~ XI~T~~~ I ~ ~ ~ ~ ~ ~ 12e2 ~ ~~~AL ~ ~ ~ ~ ~lJl ~ ~ ~ ` ~ ~ ~ ~ ~ R~ ~ ~ ~k~ T~ ~ ~ ~ ~ T~ ~ EZ~ ~ ~ ~ ~ ~ ~ ~~R~~ F Nt~.a ~IJN~~1 , D : ~~J ~ ' ~ ~ ~fl~ ~F' A; ~KO ~ ' ~ATE, ~~C. 1995 ~ , , ~ - ~ o e~~~a ~ c~ ~ ~~~~~.~e • ~~a~~ a~~r~~~~~ • ~~~z~~~ $ ; ~ ~~N~~~~~ l~ ~7 ~ ~~~~~~~~.~~~~3~~~ ~ ~ ~ , ~ ~ ` . ~ ~ t ~ ~ ~ . ~ ~ ' ~ ~ ~ F~ ~ , ; ~ _ . . ~ ~ f ~ t p ; ~ ~ . ~ . ~ ,n~ , ~ ~ ~ ~ # ~ ~~a . ~ ~ a~ ~3 ~ ~ ~ : ~ ~ _ ~ ~ ~ ; ~ ~ ~ ~ I ~ ~ ~ ~ ~ ~ ; ~ ~ ~ ~n ~ ~ . 6~'~-~~ ~~~.~ts` 3~~ 3,~ , . ~ ' ~ ~ I ~ : I 4`.,,, I ~ ! `4., i ° ~ r ' ' € ; i r t 1 ' ~ , ~ s ~ ~ i ~ , i~ ~b : ~ ' I . ~ ~ ~t ~ ~ ~i g~ ~ I ~ ~ # ~ ~ ~ ~ , " ~ ~ ~ u . ~ ~ u:. k , € ~ ; ~ ~ ' ~ : ~ ~ • ~ e , ~ ~ : ~ ~ ' - t • :~r ' ~ ~ . ~ _ N _ _ ~ - . ~ _ , ~ ~ ~ ~9~...~~ . ~ , _ ..~~..e....~...~ , . ~ ° ~ ~ ~ ~ ; , ~ ~ , ~ ~ gi . ~ ~ ' " u. 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