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ZE-101-85 r ZONE RECLASSIFICATIOPd PIO. ZE-101-85 PLANNED UNIT DEVELOPMENT OVERLAY ZONE (WITN SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. VE- 30-86 SPOKANE COUNTY NEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on June 5, 1986, and the members of the Comnittee present being Gary N. Anderberg, Chairman, Jerry Williams and Kathy Carstens. B. PROPOSAL The sponsor, Ralph Guthrie, is requesting approval of a zone reclassification, Residential Office to Urban Residential 22 (UR-22), File No. ZE-101-85, and Planned Unit Development (with Sewer Density Bonus), File No. PUDE-3-86, for the purpose of developing a 192-Unit Retirement Apartment Complex. Also, a Yariance request9 File tdo. VE-30-86, to allow a formula of one-half parking space per retirement apartment; whereas, the Zoning Code for Spokane County, Section 8.02v060-(3) requires a formula of one parking space per retirement apartment. C. FINDINGS OF FACT 1. That the existing land use in the area is residential - single family and retirement apartments, nursing home (new construction)9 and vacant. 2. That the Comprehensive Plan designates this area as appropriate for Urban development. 3. That the existing zoning of the property described in the application is Residential Office. 4. That the provisions of RCW 43a21C (The State Environmental Policy Act) have been complied with, and the Cominittee concurs with the Determination of Non-Significance. 5. That the proper legal requirements for advertisement of the Agenda Item hade been fulfilled. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification and Planned Unit Oevelopment Overlay Zone (with Sewer Density Bonus). . • ZONE RECLASSIFICATION N0. ZE-101-85 PLANNEO UNIT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. VE- 30-86 C. FINDINGS OF FACT (continued) 7. That the applicant has demonstrated that conditions have substanti al ly changed si nce the ori ginal zoni ng of thi s area and accordingly, the proposed rezone is justified. 8e That the proposed use i s compatibl e wi th exi sti ng uses i n the area. 9. That the owners of adjacent lands expressed disapproval of the proposed use. 10, The Hearing Examiner Committee finds the proposed use to be in harmony wi th the general purpose and wi 11 not be otherdvi se detrimental to the public health, safetys and welfare. 11. The fol 1 oari ng are addi ti onal f i ndi ngs of fact consi dered by the Heari ng Exami ner Comqni ttee: RE: ZONE CHAPIGE AND PLANNED UPIIT DEVELOPMEPIT (WITH SEWER DENSITY BUNUS ) a) That the proposed development of retirement apartments is consistent with past land use actions for medical and high density residential developments in this immediate area al ong Mi ssi'on Avenue. Thi s area has publ i c servi ces available that encourage the proposed type of development; included are public sewers, public transit, medical faci 1 i ties, and con~nerci al serdices. b) That the Hearing Examiner Conenittee is pleased to see development of this type of retirement housing and services for the elderly of SpoOcane County. RE: VARIANCE: a) That the Hearing Examiner Committee notes that approval of the requested variance is not a grant of special privilege since another similar variance has been approved recently in the area. Reference is made to the request of Opportuni ty Presbyteri an Church for reducti on i n reti rement apartment parking for a site at Pines Road and Main Avenue (VE-11-86). 2 ZONE RECLASSIFICATION NOe ZE-101-85 PLANNED UNIT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. VE- 30-86 C. FINDINGS OF FACT (continued) RE: VARIANCE: (continued) b) The applicant testified that tenants in these retirement apartments generally do not own a vehicle and therefore do not require as much parking as do developments with more mobi 1 e tenants. The 1 ocati on of thi s faci 1 i ty near medical, commercial, and public transit services will greatly reduce the need for tenants to have a personal vehicle. c) That the resulting design, with less parking required, will enabl e the proj ect to i ncorporate addi ti onal 1 andscapi ng9 open area9 and green spacee This situation is more appealing than the construction of asphalt par6cing areas that would not be used. d) That conditions relatide to the parking situation, as imposed by the Hearing Examiner CommitteeD should assure that no parking shortage will occur with this development, now or in the future. The Planning Department will be required to monitor the situation and, if shortages are apparent, the applicant or future owner will be required to provide more parkingo D. CONDITIONS OR CONTINGEIdCIES APPLIED TO THIS APPROVAL (All Conditions imposed by the Zoning Hearing Examiner Con~nittee shall be binding on the "Applicant", which term shall include the owner or owners of the property9 heirs, assigns9 and successors.) The following conditions were added by the Hearing Examiner Committee in regards to the requested variance: 1. That the following conditions be recorded on the deed of the subject property by the applicant and a recorded copy be provided to the Spobcane County Planning Department. Said conditions shall not be removed unless approved by Spokane County. a) That should the use of retirement apartments change to a normal apartment complex, then the applicant shall prodide the necessary parbcing spaces to comply with the Zoning Code for Spokane County for that use. 3 , , ZONE RECLASSIFICATION NOo ZE-101-85 PLANNED UNIT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. VE- 30-86 D. CONDITIONS OR CONTIP1GEtdCIES APPLIED TO THIS APPROVAL (continued) b) That a periodic inspection by the Planning Department shall be conducted to determine if a parking shortage is present; in the event a shortage does occur, the Planning Department shall require the additional parking necessary. c) That in the event a parking shortage does occur, the applicant shal l ei ther provi de that requi red parbci ng or request a revi ew by the Hearing Examiner Committee at a public hearing. 2. That prior to issuance of a Building Perqnit the applicant shall submit a site plan to the Planning Department showing the potential location of the parking spaces necessary to comply with the Zoning Code requirements. a) COUIdTY PLANNItdG DEPARTMENT 1. That landscaping shall be provided within the Southerly 30-feet along Mission Avenue (except drideways), as well as the westerly 30-feet, the northerly 25-feet and the easterly 10-feet of the si te e 2. Approval by the Zoning Administrator of a specific lighting and si gni ng pl an for the descri bed property pri or to the rel ease of any building permitso 3. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted a►ith a performance bond for the project pri or to release of bui 1 di ng permi tso Landscapi ng shal l be installed and maintained such that sight distance at access points is not obscured or impaired. 4. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Conmittee. Vari ati ons when approved by the Zoni ng Admi ni strator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the ZONING CODE FOR SPOKANE COUNTY. The original intent of the development plans shall be mai ntai ned. 4 , ZOPIE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT OVERLAY ZOIdE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. VE- 30-86 a) COUNTY PLANNING OEPARTN9ENT (continued) 5. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permitse 6. All current standards of the Urban Residential (UR-22) Zone with Sewer and Bonus Density to 29-Units/Acre, as amended, shall be complied with in the development of this site. 7. That the project is subject to Chapter 4.16A, the Aquifer Sensi ti ve Area Oderl ay Zone of the SPOKAPIE COUNTY ZONIPIG CODE, which sets forth various measures for Aquifer protection; specifically, measures dealing with avastewater disposal, spill protection measures9 and stormwater runoffe 8. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 9. Any didision of land for the purpose of sale, lease or transfer, shall comply with RCW 58-17 and the Spolcane County Platting Ordinances prior to issuance of building permitsa 10. That the provi si ons of SEPA's P10TICE OF ACTIOPJ pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Cortrni ssi oners Resol uti on #77-1392 be i ni ti ated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on-site improvements, or file appropriate documents to the effect that the PIOTICE OF ACTION is waided in accordance with Spokane County Comissioners' Resolution #82-0458 dated Niay 4, 1982e b) COUNTY ENGINEERING DEPARTMEIdT Prior To The Issuance Of A Buildinq Permit: le Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. 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 prior to the issuance of any building permit on the property. 5 ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE N0. YE- 30-86 b) COUNTY ENGINEERING DEPARTMENT (continued) 3e A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the propertye The design9 location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approded by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehiclese 4. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stonnwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 6. Roadway standardsy typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. c) COUNTY UTILITIES DEPARTMENT 1. Any water service for this project shall be provided in accordance with the Coordinated dJater System Plan for Spokane County, as amendeda 2. A sewer connection to the Valley Sewerage System is to be constructed. Plans and specifications for the sewer connection are to be reviewed and approved by the Utilities Department prior to issuing a sewer connection permit. 3. This project is included within the North Pines ULID; therefore, connection to the Valley Sewer System is requirede d) COUtJTY HEALTH D I STRI CT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 6 • i ' ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEYELOPMENT OYERLAY ZONE (bJITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE NOe VE- 30-86 d) COUNTY HEALTH DISTRICT (continued) 2e A public sewer system will be made available foo^ the project. Use of i ndi vi dual on-site sewage di sposal systems shal l not be authorizede 3e Water service shal"0 be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane)p State Department of Social and Health Services. ~ 5. Use of pri vate wel l s and water systems i s prohibited. e) COUNTY BUILDING AND SAFETY DEPARTNiENT 1. The site is located in Fire District # 1. 2. Approved numbers or addresses shall be placed on all new and existing buildings in such a pvsition as to be plainly visible and legible fram the street vr road fronting the property. Said numbers shall contrast with their backgraunde 3. Trash enclosures shall not be located adjacent to combustible ' construction or underneath windows or nonprotected eaveso 4. Building permits will be required for each structure. 5. Fire hydrants whlch meet the fi re fl ow are requi red to be instalfled prior to any construction. These hydrants shall be placed so that no pvrtion of the building exterior is more than 175 feet from the hydrant. The bottom vf the l ovdest outl et of the hydrant shall be no less than 18 inches above grade. A water plan shQaaing each fire hydrant (specifying the gallans per ,minute for each fire hydrant) and meeting the requirements in Chapter 10.44 of the Uniform Fire Code is required prior to constructivn of the water service. All required fire protection facilities shall be installed and made serviceable prior to and during the time of canstructione 7 h ~ ZONE RECLASSIFICATION NOo ZE-101-85 PLANNED UPdIT DEVELOPMEPIT OVERLAY ZONE (WITH SEWER OENSITY BONUS) - PUDE-3-86 VARIANCE PlO. VE- 30-86 f) WATER PURVEYOR 1. Water Purveyor is Modern Electric Water Company, and they will supply the si te wi th adequate water for domesti c, fi re and irrigation uses. g) COUNTY AIR POLLUTION COIdTROL AUTHORITY We concur that the proposed proj ect will not have a significant impact on air quality in the Spokane area. All air pollution regulations must be met. This includes but is not limited to the following: 1. Air pollution regulations require that dust emissions during demolition, excavation and construction 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 actidities. 2. 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 talcen i rtonedi ately to cl ean these surfaces e 3. A11 travelled surfaces (ingress9 egress, parking areas, access roads) must be paved and kept cleane 4e It has been determined that fireplaces and wood stoves are a significant source of suspended particulatese The small particles (C lOmicrons) are respirable and can have an adderse effect upon the health of the public. We strongly urge that if wood stodes/fireplaces are used9 that burning be done as efficiently as possible. All wood should be seasoned and stored in a dry place. During periods of poor ventilation or elevated air pollution ledels, we request that use of wood stoves and fireplaces be discontinued. 5. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed projecto 6. Additional Coments: Applicant has been in contact with our Agency and is familiar with SCAPCA requirements. 8 . F ZONE RECLASSIFICATION NOo ZE-101-85 PLANidED UP1IT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS) - PUDE-3-86 VARIANCE NOe VE- 30-86 E. ORDER (ZONE CHAIdGE AND PLAIdNED UNIT DEVELOPWIEPIT (WITH SEWER DEidSITY BONUS)) The Zoni ng Heari ng Exami ner Coneni ttee. pursuant to the aforementioned, fi nds that the appl i cati on of Ral ph Guthri e for a zone recl assi ficati on and planned unit development overlay zone (with sewer density bonus) as described in the application should be APPROVED. F. ORDER (YARIANCE) The Zoning Hearing Examiner Conmittee, pursuant to the aforementioned, f i nds that the appl i cati on of Ral ph Guthri e for a Vari ance 9 as descri bed in the application, should be APPROVED. Motion by: Kathy Carstens Seconded by: Jerry Williams Vote: (3-0) HEARING EXAMIPIER COPqMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE ai ~g& 9, 7 5E, ATTEST: For WALLIS D. HUBBARD Plannin Director , ~ ~y Zoning Administrator Date : /fe% 9 1 r ~ AGENDA, JUNE 5, 1986 - 2- TELEPHONE NO.: 456-2205 , SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1) ZONE RECLASSIFICATIONS ~IG~ 2. ZE-101-85 RESIDENTIAL OFFICE TO URBAN RESIDENTIAL 22 (UR-22) AND ~ and pLANNED UNIT DEVELOPMENT OVERLAY ZONE (WITH SEWER DENSITY PUDE-3-86 ~ BONUS VE- 30-86 VARIANCE TO ALLOW A FORMULA OF ONE-HALF PARKING SPACE PER RETIREMENT APARTMENT (Generally located north of Mission Avenue, approximately 1,800 feet east of Pines Road and north of the intersection of Mission Avenue and Woodlawn Road in Section 10-25-44.) Comprehensive Plan: Urban Proposed Use: 192-Unit Retirement Apartment Comp 1 ex `q 2. X u 16 "jb AW VM Vartance Request: To allow a formula of one-half parking space per retirement apartment; whereas, the Zoning Code for Spokane County, Section 8.02.060-(3) requires a formula of one parking space pe r retire- ment apartment. Site Size: Approximately 6.6 Acres Applicant: RALPH GUTHRIE East 9211 Trent Road Spokane, WA 99206 n o t e• This application is a request for three separate actions; a zone change with PUD Overlay Zone, and a Uariance. The three items will be heard concurrently by the Zoning Hearing Examiner Committee. (continued) \ A ~ N ~ t%~V, -14 ' z4E P131DE ~ ~ ~ ~ • 14 • ~ • VE40 v w~ - K+ S N , •X _ _ . _ . , Y~• ~ C O ~ I . WAy .K * Mtc~sl~ _ M - ~I ~c*a'"''~ 4 - • 4 ` ~ ~E~Y j q 1. Y ~ s,,,,►^' a ° d w ~ ~ r 0 ~ ' E -c ' 1 pt a ~ gppN~ a 4ESF" SA`oc.~ t! P" ot t'L W a. ~ .,~..-r r!Q vo a > o . ~ '~j~• 2 , Y x { ~ike 9 , a Av , ~ : la p. t~. AV# A • ~ ~ ~ w► - _ N ~x . ~ . j " . - ' ^ > ♦ % .i- ' / - ' ' - - ~ •~'~y • . _ t _ - _ ~ ~ ^-rr . . ..1 , . ; . , , ' ~ , . ; • . - ~ ' ~ t .1~a~1!;,~~.~i~~~i~~~ll_~►.:~ .I.~`i;.(?1_~. ± . . ' _ ~ " - j . , _ . . . . _ . .f . . - . ` _ . . ~ . . , ~ i ' , . . . ~ ~ ~ , ' ! p ~ ' • , 7 j f I'~ ~ ~ ~ ' • _ • ~ , ! i ~ T-~/~ ~ ~ ~ . • ~ ~ ~ ~!'t . i ~ ~ ~ ~ . . j _ • ~ ..r-.. ~ ~ ✓ -=a'~ _'"1 . ~ ' 'fl•t~4~ • , _ . . . ~ ~ ~ ~ ~ ~ ~ : ~ . ~ . ~ ~ . ~ , , , i ~ I~y ~ • ' ~ ' - ~ • ~ ' 1~ • • 1 ~ / . _ ` ' ~ . I . . ' ~ . 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' M I i a Ap M A va N u ~ FLot puw r 1 E- 101 - 0S P UbE 3• 8 6 ~ Y E • 30 • 86 ♦ ' w' PLANNING DEPARTMENT BROAOWAY CENTRE 9UlLDING N 721 JEFFERSON STfiEET PMONE 456-2205 ~ SPQKANE WASHINGTON 99260 SPOMANC CDUHTr COUqT MO'._ . ~j i r ~ r; , ~ _ I J a S I i `l, !1 I[_ I ii i A 1'PII Rf~7~~li^ ( ix TA f'r) /`nanST TT~: JPIJf1I'iL .VIJiW Vy L..~i~liU riL,/~illi'J ! \~'~li~Lil ~Jli1 I L.L FROM: Spokane County Planning Department SUBJECT: Rezone #ZE-101-85; Residential Office to Urban Residential 22 (UR-22) and PUDE-3-86; Planned Unit Development Overlay Zone (with Sewer Densi ty Bonus ) Variance #VE-30-86; Variance to Allow a Formula of One-Half Parking Space per Retirement Apartment, whereas One Space per Apartment is Required. I. GENERAL INFORMATION Applicant/Owner: RALPH GUTHRIE Agent: Arthur Noll Proposal: A request to rezone an approxirnate 6.6 Acre site from Residential Office to Urban Residential 22 (UR-22) for the purpose of developing a 192-Unit Retirement Apartment Complex. A request for the Planned Unit Development Overlay Zone to allow for Bonus Densities for se►ver hook-up and site design. A request for a Variance from Section 8.02.060-(3) of the Zoning Code for Spokane County to allow one-half parking space per unit, whereas the Zoning Code requires one per one. Location: fFe site is generally located north of Mission Avenue, approximately 1,800 feet east of Pines Road and north of the intersection of Mission Avenue and Woodlawn Road in Section 10-25-44. S ~ . ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT OEVELOPMENT N0. PUDE-3-86 ' VARIANCE NOo VE-30-86 II. SITE ANALYSIS Comprehensive Plan: URBAN Category - Inside General Sewer Service Area (GSSA) Boundary - Inside Priority Sewer Service Area (PSSA) Boundary - Inside Urban Impact Area (UTA) Boundary Project consistent with the Comprehensive Plan Text with regards to the Bonus Density available within the Plan. Buffering to the south should be provided. Zoning: Existing on SITE: Residential Office (established 1971) and within: Aquifer Sensitive Area Overlay Zone To the NORTH: Residential Office (established,1977) Multiple Family Suburban (established 1979) To the SOUTH: Agricultural Suburban (established 1955) To the EAST: Residential Office (established 1971) To the WEST: Multiple Family Suburban (established 1969) Zoning between 141ssion and I-90 has been changing to higher intensity uses, primarily to apartment and office zoning. Land Use: Existing on SITE: Vacant To the NORTN: Single Family Residential To the SOUTH: Single Family Residential To the EAST: Reti rement Apartments To the WEST: New Construction/Nursing Home This area is cnanging f rom single family residential and undevelopPd to a Medical Center and other ancillary uses for the Spokane Valley residentse Site Characteri sti cs . Site 5ize: Approximately 6,6 Acres Existing Buildings: iJone Topography: Flat with slope down to north Uegetation: Grasses; some trees Agricul tural Surrnnary: Urban category not intended to protect agricultural land. Adjoining Streets: Mission Avenue to the south of the site is a e0-foot County right of way improved with 4 lanes and sidewalks. County Engineer not requiring new dedication. ~ . ZONE RECLASSIFICATIOId N0. ZE-101-85 PLANNED UtdIT DEVELOPMENT N0. PUDE-3-86 VARIANCE NOe VE-30-86 II. SITE ANALYSIS (continued) Proposed Site Plan: Use: Retirement Apartments Proposed Buildings: One Building(s) Footprint Area: 63,560 Square Feet Site Coverage: 23 % Paving Coverage: 34 b Open Planting Area: 43 % Maximum Structure Height: 35' Building Setbacks: PROPOSED REQUIRED . Front Yard 87' Side Yard (R) 70' Side Yard (L) 30' Rear Yard 45' Parking: * 81 Spaces 192 Spaces *note: Yariance for Parking requested. Proposed Buffering Techniques: 30' of open area lies along Mission and the west property line, 10' along east property line and 25' along north property line. These areas are recommended to be landscaped. Other Site Plan Considerations: This development is planned to be connected by a tunnel to the expanding nursing home to the west. Two site plans submitted - one showing compliance with parking standards (192); the second shows Variance, 81 spaces. Yariance Analysis: State Law and County Zoning Code which requires findings that: 1. The granting of a Variance is not tne granting ot a special privilege inconsistent with the limitations on other properties and zones. Comment: Although no variances for parking spaces have been granted in this area, past approvals within the County have granted a relaxation of the parking standards for retirement apartments. These have generally been based upon public services and conveniences available to the tenant witnin the area, availability of mass transit, or mini-bus service, shopping facilities within walking distance and public services adailablee Applicant may expand on this, 2. Special circumstances applicable to the subject property would deprive the property of the same privileges within the vicinity and zone. Comment: Applicant has submitted two site plans; one showing adequate parking (192); the second showing (81), if Variance approved. Applicant to comment further, 10 ~ ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNiT DEVELOPMEtJT NO. PUDE-3-86 VARIANCE N0. VE-30-86 Variance Analysis (continued) 3. Wi11 the granting of the Variance (number of parking spaces) be materially detrimental to the public welfare or injurious to property or improvement in the vicinity and zone in which the subject property i s 1 ocated. Comment: A parking shortage (off-street) will cause tenants, guests and employees to park on the street which can affect circulation along Niission Avenue. The aoplicant should demonstrate that this will not occur and, in fact, our parking requirements are excessive. It should be noted by the Hearing,Examiner Committee that the parking requi rement for retirement apart,nents i s presently under study by tlie Current Planning Subcommittee whi,ch has met and is gathering information to determine if our parking requirements are too nigh. If this can be demonstrated, a public hearing for an amendrnent before the Planning Com,nission will be held to take further testimony, and the zoning regulation may be amendeda The present status of this issue is that conflicting data has been provided, and the "Committee" is uncertain as to the desirability of amending the parking standard. Further meetings are necessary. This applicant and/or his representive has participated in the past meetings. note: - fhe site plan submitted for review by the Zoning Hearing Examiner Committee is general in nature. Detailed review to determine compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit stage. III. SITE DEVELOPMENT RECOMMENDATIONS Density: Because of the new Zoning Code and its Bonus Densities avai~a6le, this project will be more dense than the apartment developments to the west and east; i.e., 29 units per acre. ~Des~i_gn~: Tne project is to be built in 3 to 5 phases and to be aligned in a nA"-pattern with legs running north and south. Pool and dinin9 hall are located within the interior. Signage: Compliance with Zoning Code. Circulation/Access: Three access approacnes to Mission with driveways surroundi ng tne project. I Stormwate'r Drainage: Compliance witn '208'. I/ ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT NOe PUDE-3-86 YARIANCE N0. VE-30-86 IIIe SITE DEYELOPMENT RECOMMENDATIONS (continued) Sewage Disposal; Connect to Valley Sewer, Water Supply: Modern Electric Water Company Fire Protection: District # 1. Critical Materials/Use Activity: Comply with Aquifer Sensitive Area Uverlay zone. IV. SEPA ENVIRONMENTAL REVIEW An Environmental Checklist was submitted by the sponsor and was rewiewed by the County Planning Department. The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generaliied Comprehensive Plan, and other County policies and guidelines. The Zoning Administrator has determined that "No probable significant adverse impacts" would result from the proposal being develooed and has issued a Determination of Non-Significance ("DNS"). ' The "DNS" was circulated to nine other agencies of jurisdiction and other agencies/departments affected by the future development for review and comment. The "DNS" comment period ends June 4, 1986, and was advertised 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Nearing Examiner Committee may consider additional environmental related testimony and the "DNS" at the public hearing. A V. PLANNING SUMMARY Zone Reclassification - The project is consistent with the Comprehensive Plan and past zone changes in the areao Density can be mitigated by recommended landscapingo Planning Department recommends approval of the zone change. Parking Variance - Site can provide requtred parking. Variance requested to provide more open space. No special circumstances found by Staff at this time. Therefore, Planning Departrnent recornmends denial. Applicant may provide additional facts at the hearing evhich may justify Variance to the Hearing Examiner Committee. IFa . I ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT N0. PUDE-3-86 VARIANCE N0. VE-30-86 VI. CONDITIONS OF APPROVAL (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant", wnich term shall include the owner or owners of the property, heirs, assigns, and successorso) a) COUNTY PLANNING DEPARTMENT 1. That landscaping shall be provided within the Southerly 30-feet along Mission Avenue (except driveways), as well as the westerly 30-feet, the northerly 25-feet and the easterly 10-feet of the site. 2. Approval by tne Zoning Administrator of a specific lighting and signing plan for the described property prior to the release of any building permits. 3. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. 4. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approded by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the ZONII4G CODE FOR SPOKANE COUNTY. The original intent of the development plans shall be maintained. 5. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permi ts. b. All current standards of the Urban Residential (UR-22) Zone with Sewer and Bonus Density to 29-Units/Acre, as amended, shall be complied with in the development of this site. 7. That the project is subject to Chapter 4.16A, the Aquifer Sensitive Area Overlay Zone of tfie SPOKAyE COUNTY ZONING CODF , which sets forth various measures for Aquifer protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 8. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. 9 ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT N0. PUDE-3-86 VARIANCE N0. VE-30-86 a) COUNTY PLANNING DEPARTI4ENT (conti nued) 9. Any division of land for the purpose of sale, lease or transfer, shall comply witn RCW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits. 10. That tne provisions of SEPA's NOTICE OF ACTIOtJ pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution #77-1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on-site improvements, or file ,appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82-0458 dated May 4, 1982. b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer, 2. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health pistrict a detailed combined on-site sewage system plan and surface water disposal plan for the enttre project prtor to the issuance of any building permit on the property. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. 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. 4. The word "applicant" shall include tne owner or owners of the property, his heirs, assigns, and successors. 5. All required improdements 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 Engi neer. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. _ /it ZONE RECLASSIFICaTION N0. ZE-101-85 PLANNED UNIT DEVELOP14ENT N0. aUDE-3-80 VARIAtJCE N0. VE-30-86 c) COUNTY UTILITIES DEPARTMENT ~ 1. Any water service for this project shall be provided in accordance with the Coordinated Water Sy stem Plan for Spokane County, as amended. 2. A sewer connection to the Valley Sewerage System is to be constructed. Plans and specifications for the sewer connection are to be reviewed and approved by the Utilities Department prior to issuing a sewer connection permit. 3. This project is included within the North Pines ULID; therefore connection to the Valley Sewer System is required. ~ d) COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. A public sewer system will be made available for ttie project. Use of individual on-site sewage disposal systems shall not be authorizeda 3. Water service shall be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Serviceso 5. Use of private wells and water systems is prohibited. e) COUNTY BUILDING AND SAFETY DEPART14ENT 1. The site is located in Fire District # l. 2. Approved numbers or addresses shall be placed on all new and existing buildings in such a"position as to be plainly visible and legible from the street or road fronting the property. Said numbers shail contrast with their background. 3. Trash enclosures shall not be located adjacent to combustible constructi on or underneath ►vi ndo►is or nonprotected eaves. 4. Building permits will be required for each structure. A-3000, , . ZONE RECLASSIFICATION N0. ZE-101-85 PLANNED UNIT DEVELOPMENT N0. PUDE-3-86 VARIANCE N0. VE-30-86 e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) 5. Fire hydrants which meet the fire flow are required to be installed prior to any construction. These hydrants shall be placed so that no portion of the building exterior is more than 175 feet from the hydrant. The bottom of the lowest outlet of the hydrant shall be no less than 18 inches above grade. A water plan showing each fire hydrant (specifying the gallons per minute for each fire hydrant) and meeting the requirements in Chapter 10.04 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection facilities shall be installed and made serviceable prior to and during the time of construction. f ) WATER PURVEYOR 1. Water Purveyor is Modern Electric Water Company, and they will supply the site with adequate water for domestic, fire and irrigation usesa g) COUNTY AIR POLLUTION CONTROL AUTHORITY We concur that the proposed project will not tiave a significant impact on air quality in the Spokane area. All air pollution regulations must be met. This includes but is not limited to the following: 1. Air pollution regulations require that dust emissions during demolition, excavation and construction 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. 2. Measures must be taken to avoid the deposition of dirt and mud froin unpaved surfaces onto paved surfaces. If tracki ng or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (i►igress, egress, parking areas, access roads) must be paved and kept clean. 4. It has been determined that fireplaces and wood stoves are a significant source of suspended particulates. The small particles lOmicrons) are respirable and can have an adversz effect upon tne health of the public. We strongly urge that if wood stoves/fireplaces are used, that burning be done as efficiently as possible. All wood should be seasoned and stored in a dry place. During periods of poor ventilation or elevated air pollution levels, we request that tase of wood stoves and fireplaces be discontinued. IL • ZONE RECLASSIFICATION N0. ZE-101-85 ' PLANNED UNIT DEVELOPMENT NOe PUDE-3-80- YARIANCE N0. VE-30-86 g) COUNTY AIR POLLUTION CONTROI AUTHORITY (continued) , 5. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using tne site following completion of the project and from occupants of tne proposed project. 6. Additional Comments: Applicant has been in contact with our Agency and is familiar with SCAPCA requirements. ?r o &U41,zis. ~l~~~ ~•~-~5.. . . _ _ , ~ ~~c~~c~ ~~~t~~t~,• 1~~~c+ r~~~,~~~' ~ C~~~~►~ ° ~~.e~s v~ ~/A~~tc& ~ ~Z~` ITLeNT-- e d 'S ~ 04S i n ome.. ~o v.,k .~egoeeS. ~ ~ o~ ~OQ- Q r~er o ~ ~ ~ - ~ ~ i"~ ° i~ ~ ~r 1ra t~ ~ r A~ i•~ o +VJ.4a" eJ- Opes~ 1~ i 0 Zoning Hearing Exami ner Commi ttee Actions of June 5 and 10, 1986 W2 (continued) , 2) ZE-101-85, Residential Office to Urban Residential 22 (UR-22) and PUDE-3-86, Planned Unit DeveloQment Overlay Zone (with Sewer Densitv Bonus)• Guthrie UE- 30-86, Uariance to Allow a Formula of One-Half Parking Space per Retirement apartment Location: Generally located north of M1sslon Avenue, approximately 1,800 feet east of Fines Road and north of the intersection of I4ission Avenue and Woodlawn Road in Section 10-25,44. Proposal: 192-Unit Retirement Apartment Complex Varlance To allow a formula of one-half parking space per retirement apart- Request: ment; whereas, the Zoning Code for Spokane County, Section 8.02 060-(3) requires a formula of one parking space per retirement apartment Action: Approval. (Vote: 3 - 0) 3) ZN-16-86, Aqricultural Suburban and Residential Office to Neighborhood Business (fl-1) L.B.J Investments Location: Generally located at the northwest corner of Division Street and Graves Road in Section 18-26-43. Proposal: Professional Office Building Action• Postponed to the July 2, 1986, public hearing of the Zoning Hearing , Examiner Committee to allow the applicant additional time to address concerns between the proposed site plan and the Zoning Code for Spokane County as well as to investigate the advisability of seeking a different zone classification (Vote: 3- 0) 4) ZE-57A-73, Chanqe of Conditions in the Commercial Zone: Tonani Location: Generally located at the southeast corner of Sprague Avenue and Adams Road in Section 23T25-44 Proposal: A request for a change of conditions within an existing Commerclal Zone in regards to three separate Conditions 1) to review a modified landscape plan, 2) to allow Commercial Zone sign standards, and 3) to delete the condition prohibiting certain commercial uses. Action: Continued to June 10, 1986 at 1:30 p.m. (Vote: 3 , 0) JUNE 10, 1986 - 1-30 P M - ZONING NEARING EXAMINER COMMITTEE PUBLIC HEARING 1) ZE-57A--73, Change of Conditions in the Commercial Zone. Tonani Location• Generally located at the southeast corner of Sprague Avenue and Adams Road in Section 23--25-44. Proposal~ A request for a change of conditions within an existing Commercial Zone. An agreement was reached between the parties involved to attach additional conditions for the develepment of the proposed site, thereby resolving the issues outlined at the earlier June 5, 1986 hearing. Action: Approval. (Vote: 3 - 0) If further information is desired, contact the Planning Department's office cmw ~ / OE'P I CE OF COUNTY F:NG1 NF:F R SPOKANE COUNT'Y, WASH I N(:TUN 1 y_& ~ t(►: Spokaite Gitirity F'larlil(ng faepartmt►tif h'kOM: Cc)iinty Fngi~if,-tr's PeP.irtmeitr Vv` Co od~ SUR.IF,(.,T: CxondttionS f-if Appr~►val-?.une Chant*,e--Numh-i ~-a0 /1(+p1 i o-,in C'-; N.ure Soct ifin Ti,wT),,;li tr N, N.ariy,p EWM 1'he fo] lowinR "conditions of apprnval" for the aN)ve-referv►ireci zoiie rhanYe arr -ziibmiCted to ~ flp Spokaiie ('.ounty Neacing FxnrninPr G)mmittee for Inr.l~i-;in►i iri rlif- staf f:1n.1lysls and 'f Indings and order" of thr. hearinR scheduled , 19 . ' Prior T'o The Isauance Of A Building Pernit l. Applicant shall ciedicatP feet on for riRht-of-way pcior tu any use oE the property. Applicant shall dedica(e feet on for riRht-of-way and slnpe easements as necess3cy prlor [o any use of the proper[y. J. Appiicant shall dedicate a foot radius nn and pr ior to any use of t fie prope r t y. Applicant shall dedica[P feei on and a foot radius on and for right-of-way prior to any itsP of [he property. Access permits for approaches to [he County Road Syscem shall he oht.iined from the Spokane County Engineer. Access permits and imrrovements [o must he approved by the Washington Depar[ment of Trarisportation. Access permits and improvemenCs to must he approved by t lie Ci ty o f . (a) Arplicant shall improve in a manner consistent wi[h Spokane Coun[y TYPICA(. roadway section No. minimtim paving width . (b) AppliCant shall improve in a misiner consisten[ with Spokarie County TYPICAL roadway section No. minimum paving widtfi . (c) Applican( shall improve in a manner concistent with Spokane ('~ounty TYP[CAL rc~adway sec[ion No. mitiimtim paving width . (d) Applicant ,hall improve in a m1nner concistent with Spokane Coun[y TYPICAL roadway Section No. minlmiim paving width . (e) nther Rpeciftc imprnvement4: Applicant shaI1 siibmir for approval by the Spokine C~c)unty Fn~~inet~r ro.~c1, ~lraina~*P, and Access plans pr ior to the issuance of a bui l(l1 r~g permit on the propert y. I~. The applicant shall siihmit for approval by [hE Spoka>>e Co)untv F,itigiitFer nod ttre Coivnty Health Districi a(letalleti cumhined ori sIte s(-wage sys[em rlan :inci -,iie-face wacer di4posa). plan for thF enrire projecc prior [ci thF 1.,;GtinrirP nf ariy htti lrilnv ;wrmi[ on t'hp property. (ove~-) .'aKe • . ' ll Aparkliig, plan ant1 traFf Ir rirculii[ lun Plaii shal l he stibinltted aiid :ippruveJ hy tlie 5lw.)kdne Ccmunty Engineer priur tt) the issuance of a hi,itdiiik prrmit on the proper[y. The desiqn, location, and arrangeinent of parking -qtalls stiat l he in ac-co~rdance with standard traEfic engineering prac[ices. Paving ur surEaciiig as appro~ved by che County Engi«eer, wi 11 be required for atty pur[iun of the pro jec[ which is to be ucctipied or travelled by vehicles. l2 The word "applicailt" shall include the uwner or owniers oE thN proper[y, his heirs, assigiis, and succeasurs. 13. To cuns[ruct the road impruvemeitts s[ateJ herein, the applicant m.iy, witli the approval oE (he Cowity Engineer, ,join in and be a willing participijltt in any peti[ion or resolution which purpuse is tfie Eormation oE a Road Impruvement Dcscricc (RID) for said improveroent pursuant to HCW 36.88, as amended. Spvkane (:vutity will ~iot participate in the cost of chese impruvements. 14. As an alternative method of construc[ing tlit, coa(i imProvcmrr►[ stAted herein, tlie appli- cent may, with the approval uf the Cuun[y Fngirieer, accumplisli the road improvemente stated herein by joining and participating in a County E',oad Projec[ (Cltl') tu tt►e extent of [he required road improvement. Spokane Coucity will not participa[e in tfle cost of these improvements. . 15. The cunstruction of the road irnpruvemeiits s[ated hkrefii shall be accomplistied as ap- proved by the Spokane County Engineer. 16 All required improvements shall conEorm to tl►e current State Of Washington Standarcl Specifica[ions fur Ruad arid Bridge Construction, and o[1ier applicable courity staridards and or adopted resolutions pertaining to Road Sta►iciards anci Sturmwater Management in effect a[ [tie date of cunstruction, unless o[lierwise approved by ttie Cc)unty Engineer. 11. Applicant shail file A pecition foc the vacatton of prior to any u8e of the pruperty. 18. Applicant shall construct a paved aiiei deline:+ted access approach(s) to ineet the existilib pavement on . 19. Access to Roa(i sha 1 1 Ne prutti bi [ed un t i 1 sucli time as specif ical ly authorized by the Spokane Coun[y Engineer. G Roadway standards, [ypical roadway sec[ions and drainage lil:in reqtiirements are found ili Spokarie Board oE Coutity (.ummissioners Resulutivn Nu. 80-1592 as aineiided end are applicable to this proposa 1 . 21. This plat oc develupment propo:;al ig located within adralnaKe batiin whicli has betn identiEied by tlie SExAane Cuunty F.ngitieer's Uffice as having s(urmwater runuff proh[ems. Since [hie plAt or develupment pruposal is aEfected by or is a contributor to s[ormwater Elows, property nwners should rarticipate iri the pliiriiiing and implernentation oE a future basinwide stornMrater miinagemen[ system. The folloWiiik "(:undition of Approval" shall te required: T1iat the owner(s) or successor(s) in intereti[ agree to join in any (:nuri[y approved 5[ormwater "".anagement f'cugcam arid to~ pay suc:li riites aric1 rharKes -is may bw-- f ixed through puhlic h,-arings Eur service or herieFi[ obtaineci by the plitniiing, desiKn, con- structing, maiiir<iini►iR, or uper<i[turl of sturinwater cuntrul facilities. yll/4 r I ~ ► , OFF I CE Of COUNTY EN(; [ NF:ER SPOKANE COUNTY, WASH 1 N(:T(1N Wt-,AA~ ~ ~ • I y-812t0 T(~: Spokane Giiinty P1anntnR iepartmvtif M'ItOM: CA-iiinty Fsigfi►eer'S ller:tctmenr '"'~Ml SIIR.Ih:(.'1': Cunclit ion,; oE Aprro va l-?.one Change--"Jurnhoi ~p (i D E /1ppl i c'atl f'q N.tme Ser t ion Tt, wTI~:li tp~ h~ N.niiEWM 1'he fo11ow1nR "conditivns oF apprnval" f(ic the •iY.x-)ve-reFervoicvcl zo►ic rh.3nye i-re snbmllted to ► hP Spnk3ne ('.ounty Nearing F.ximtnPC ('.)mmi[tee Enr Inr.liistnn 1n the s[-if f;inalyGis and 'f Indings and order" uf the hrarinR tic.heduled , 19 . ' Ptiot To The IBSUance Of A Building Pernit l. Appl icant sha 1 l dFdic-atP fePt on Eor riRht-of-way prior to any use oE the prnl-lerty. Applicant shall (iPdic.3te fee[ on for riRht-of-way and slope easements as necessary prior to any use of tltie property. J. Applican[ shall cledicate a foot radius on and pr ior to any use u F t he prope r[ y. Applicant shall dedlcate feet on and a foot raditis on and for right-of-way prior to any tisP Uf the property. Access permits Eor approaches to the County Road Sys[em shall he obt.iined -from the Spokane Gounty Ecigineer. Access permits arid improvements to mtjst be approved by the WashinAton DPpartment of Tcansporta[ion. j. Access permitg and improvements to mus[ he approved by t he Ci ty o f • (a) Applicant shall imProve in a manner consistent with Spokane County TYPICAL roadway section Pb. minimum paving aidth . (b) Applican[ shall lmprove in a mirinPr consistent with Spokarie County TYPICAL roadway section No. minimum paving widtli . (c) Applicant shall improve ' in a maiiner co~nsistent with Spokane f;ounty TYPICAL roadway sec[ion No. minimtim pa ving width . (d) Applicatit shall improve in a manner conGistent with Spokanr County TYPICAL roadway Section No. minimtim pavinR wSdth . (e) nther speci Fic improvementR: Appltcant shall siibmit foc approval by the SpokariP_ CA)u►ity Fnginevr roac1, cir.'11napP, and access plans prior [o the isstiance of a butltlfng permit on the property. I~. The applicant shall s»hmi[ for approval by tliE Spokane 0)imtv F,npineer and the ~p-)kaiiP County Health Distr ic t adetai leti comhined on si te sewage syStem rl an anc1 --tir face water disposal plan Eor the entire project prior [o the iGGuancP of any hiilldlnv, ;wrmit on thP proper(y. (ovetr) . •'a ge 2 ` A parkink; plaii aii(i [r,iFf ic cicculii[ tun p lari slia l l he stibini[teil aiid :iI) p ruvecl hy ChN 5lw.)kaiie Cc)tinty F:iigineer pr tur tt) ttie is-'uanc•e of a hui idtiig prrmiC oil ttie properCy. T'Iie desiRn, loca[ir,ri, anel arrangement of parkink ~talls stiall he in accordance with standdrd tcaffic engineer.{ng priictices. PaviiiK ur surfacing as appro~veJ by ttie County Erigineer, w111 be req(jired for aiiy portiun of the project wliicli is tu be occtipied or [ravelled by vehicles. ll The word "applicitn[" shall include ttie uwner or owiiers of ttie propvrty, his heirs, assig«s, and successurs. 13. To cunstruct the roaci impruvemeiits s[a[eJ hereln, che applican( mity, wi[h [hr approvel of ttie County Engineer, join in and be a wtlling participant in ariy petltion or resolution which purpose is [he Eorma[ion of a Road Impruvement Distric[ (RI()) fur said improvement pursuant to RCW 36.88, as amended. Spokane Cuuiity will i»t particLpate in ttie cost of chese impruvemen[s. 14. As an altertiative me[hocl of coiis[ruc[iiiK tltt! ruaci imProvemcn[ stated herein, the appli- cen[ aaay, with the approval uf the Cuunty F,ngineer, accumplisli the road imprc,vemente stated herein by joininR and participating in a Cotinty E'.oad Pruject (CKY) tu the extent of ttie required road improvement. Spokane Coun[y will not participate in Che cost of [hese improvemeiits. . 15. The construction of the road impruvemeii[s stated hk-rein shall be accomplistied aa ap- proved by the Spokane County Engineer. 16 All required improvemento shall conform (o the current Sta[e OE Wcishingtun 5ta►idarJ Specifications fur Ruad aiid Bridge Cunstcuctio~n, and o[Iizr applicable cuunty standards and or adopted resolutions pertaining to Road Statidards anci Sturmwa[er Management in effect at ttie da[e of cuns[ruction, uniess otiierwise approved by ttte County Fngineer. 11. Applicant shall file a petition for the vacatlon of prior to any uee of [he pru per t y. IS. Applicant shall construc[ a paved aiici deline:+ted acces5 approach(s) [o ineet the existirib pavement on . 19. Acc_ess to Rnacl sha 1 1 tx-- pruhibi ted unt i 1 sucli time as specif ically au[horized by [he Spokane County Engineer. G Roadway standarcls, typical rc,adway sec[ions atid drainage p1.3n ceqtiirements are found in Spokane Buard of County (:ummissioners Resolutlon No. 80-1592 as ainerided and are applicable to this proposa 1. 21. This plat or development pcop),sal ig located within a (irairtage bas-in uhicli has tken identiEied by the Spokane Cvunty Engineer's Uffice as havi►ig s[urmwater rutwff problt•ms. Since this plat or develupment pruposal is affected by or is a cuntributor to stormwater Elows, pcoperty owners should rarticipa(e !n ttie planning arid implementation of a future basinwide stormwater rhinagement system. The followiitK "Wndition oE Approval" shall he required: Ttiat ttie uwner(s) or successor(s) in in[eres[ agcee to joln in ariy CA)wity approved Stormwatrr M.:inagement F'rogram and t,) pay sucli rittes atic1 charges as may bt- f1Ked through puhlic liearings Euc service on ck' tief i[ oh[ained by thc pl<inning, ciesign, eun- structing, maintaininR, t)r uperii[tun of storinwater cuntrul facilities. 91l/!+ . . ' .i SPOKANE COUNTY PLANNING DEPARTMENT APPLICATION FOR ZONE RECLASSIFICATION ~I DatQ: 12 March 1986 Application No: -/o~ ► Name of Appiicant: Raloh Guthrie ~ Street Address of Applicant: F. 9211 Trent Ave. Cjty: Snokring State: Wash. Zip Code: Q92n6 Tele. No. 92 Name of Property Owner(s): Ralrh Guthri? ( Guthrie Ir}veLtmeU12 ) Authorized Agent representing Owner (if other than owner): Arthur Noll Existin9 Zoning Classifieation: Residential Office Dato Existing Zone Classification Established: I969& 1471 Existing Use of Property: Vacant Proposed Zone Ciassification: U11-22I PUD flverlaq/Sewer banus/ Varience P.02.060-0} Proposed Use Ot Property: 192 Retirement Apartments an-? a community/activities oulla in g. Legal Description of Property: Tract 25, ERCEP'r the West 11 feet thereof; Tract 26, EXCFPT the Fast 246.6 feet thQreof; in ArSF:FSCRIS PLAT N0. 6, is per nlgt thQreof r^corded in Volurcp- "P" of Flate, page 1l+; AI►L, FXCEPT County Roads; Situate in the County of Spokane, State of WashinPtan. Sectton: lo Township: 25 No Range: 44 E.W.M. Source of Legal: Tit~e comr,any Assessor's Parcel No: (See tax statement) 105l+3--~4?z7, 10543-0228910543-0243. Property Size: 6.6 acrgs Frontage: 510 Feet on: Mission Ave. Total amount ot adjoininflland controlled by this owner or sponsor: 5.78 acrAs ad3acent to site to the West. Street Address of the Property: E, 12715 hlission; Snokane, wa. 94206. It you do not hold titfe to the property aftected by this applicatlon, what is your interest in it? Not AnplicablP. w Please list previous Planning Department actions involving this property: ZF,-7-90; Rc ZE-17-71 ; ZF..-7A-69 & Z7-I7A-71 ' ALL OF THE F4LLOWING QUESTIONS MUST BE ANSWERED: 1. What are the changed conditions ot the site area, which you teei make thls proposal warranted? . The snaneor has ascertain9d that there is now a neAd for re+irPmAnt aoartmants in this Rrea. T~,ie orevious zrninE actions had qPQn t.hi a__ as one possible ugA. ThA snonsor is rAnuestinP n ch= nf Znynin,P_tn A11 nz him to benefit from density bonuses available under the new ZoninP Cc~fe. 2. What effect will the proposed zone reclassification have on the adjacent properLies? No signifieant adver~e .e_f£ects Ri rAsvlt to adiagent i)roperties bPf'Al1sP_ of thig pro~o= _It is iri keer.~p wj.th thA characLter o£ thi~ arPa 'iP~l girnul ar LQes and b jl dinv Qty1_S ancj t.vnPC; ~ ' Rvv, 2/3/81 APPLICATION FOR ZONE RECLASSIFICATION-•continued-2 ~ ~ This section of the application wili provide the Planning Dep,artment's Staff with written verification that the applicant has had preliminary caonsultation with the agencies identlfied. Risults of the preliminary consuftation should be incorporat- ~ ed in the proposal before finai submtttal to the Planning Department. 1. COUNTY ENGiNEER'S OFFICE ~ A prelirninary consultation has been held to discuss the proposal. Our requirernents for submittal of this proposal for rezone have been satistied. 3-/z - G Si atur , _(Date 2. COUNTY UTILITIES OFFICE A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for reione have been sat(sfied. The desi9nated wattr purveyor for thf s site is . , (Signature) (Date) 3. WATER PURVEYOR ,(NAME) w. a) The proposal (is) (is n6t) located within 'the boundary of our service _ area. b) Sacistactory arran9ements (.ha-VeiS (have not) been made to serve thls proposal. , c) We (are) ( not) able to serve this site with adequate water. . ~ . T'Siqnature - (Date) ~ 4. BUILDING ANO SAFETY OEPARTMENT A preliminary consultation has been held to discuss the proposal. Our requirements tor submittal of this proposal for rezone have been satistied. This proposal is Iocated in Fire aistrict # • (Signature) (Date) t . 5. COUNTY NEALTH D1STRICT A p eliminary consultation has been held to discuss the proposal. The appli anlt hags1b en~' rmed of our requirements and standards. Mow) . . ~ ~ , . ~ ~ lSigr~ture ~ Date , I, THE UNDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT TNE ABOVE RESPONSES ARE MADE TRUTNFULLY AND TO THE BEST OF MY KNOW- LEOGE. I FURTNER SWEAR THAT I AM TNE OWNER OF RECORO OF THE SITE PRO- POSEO FOR IONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED HEREwITH IS wRITTEN PERMISSION FROM SAIO OWNER AUTHORIZtNG MY ACT14N5 QN HIS OR HER BEHALF. (Signed) Date: ( Address ) Phone: Zip• f, . NOTARY Oate: NOTARY SEAL: SIGNATURE OF APPLICANT OR~AGENT , " Date: . R ev . 2/3/81 . • ~ `~v ' . ~ 1 . r't~ f ~,y ~t . _ ~ ,~1 .J~• ~ ~ 1 . ~i.1''~: ~ L ~ ~1' • ~ _ ~ ` w ~ f j~'-3-, } - i ~ i f~♦ .t. a1 + i •4~~t~~1 Y~.~ I. ~ I1 f ~ ~ ' ~ s 3~~ ;;i, '1 ,y ~1 J/'`.~ 'a!•~I✓X t~ : , .~~~E9 .1. ~ ` .p'!~ _a„'~,' ~ ~ «4' ~f ' ~ ~ ,S • ~J~.~~ - - ~ a 00 r,•%' 1 y • ~ .f r ti r' J~ ' ~r w' • 1 i~'~. 1. • 't' y~ ~i, ~ ti}`. . +f • M ~'y~ t~ . ~ ~ 'T , ~ ~ ~ I ~'»•i~ ~ } ; f I' I e.~t fi,1y " .t H r.. r t I , ii ~ t~ ~ r~!~~ ~ wa- . •y ' C , -AMf~~+a , t~ ~1'~ ` ~ r f _~rYhAf::.,...L~.. ♦ • . _ ~ } - ; ~ ~ ♦ ~ I Y ~ . ~ 40 , . ~ . ~ ~ 1 + • ~ ; ~ ~ t 1 1 ~ ' • g ~ ~ T ~ • • ,1 ` s,lt,t• j► + j ~ t ~-R' ~~1 ',~k r '~i. ; _ . ' , t'T! ~.r. ' . ' ~T.=~' ~•r . e~. ' • ~ .r~ 4_~ . J , .•.1.. _1.7~JC •L ~ ;~M ~ ' r . . ( . ~ . ~ ~ ~ , ~ ' ~ r .a ' . . ~ 1-~. :1 • . ~ . Y9-•~ • "y ~~'C. ~ : t t~ . ~ • • ' . ' ~ ' " • ♦ ' . 'i . . . - . ~ ~ • ~ 'i r ,r,...~~ ~r.. , _ . •r..• . . • . ' : ' . - . - _ . _ . . ~ . . r?. . • y • ~ • ' • 't " ' • i - • . ~ • _ , • ' ' ' , . . • •'A• . i ~ - • • - . , . ' ~!}-.a?' ` • . - • `M A; . • Number ZE /0/'8.r S P 0 R A N E C 0 U N T Y E N G I N E E R , P R E L I M I N A R Y C 0 N S U L T A T I 0 N I A. P r o j e c t Na m e: ZD Al& C4*tlo ~_~Q,Q • TO ~ PROPOSAL Number of Parcels: 'Mtz44 Section /D T._ Z5 h., R. E.W.M.; Quarter 1 2 3 4 DEVELOPER Name: , or Acidress: AGENT Phone: Business Elome Name : 'j OWNER Ad d r e s s:~~~^T46 q2// Phone: Business liome Name: ENGINEER Address: , Phone: Business Home B. PRELIMINARY CONSULTATION: Da[e: 12 BY: Prelirniciary a) Right-of-Way ND , Conditions b) Cucb &_0 c) Sidewalk OYV d) Pave e) Approaches 7-52 O's f ) Drainage G~~O • g) State/City Review Yes ( ) [tiv ( Remarks: , NOTE: This pronosal must comply with Spokane County P.eRulations for Roads, Ap-, proach and Drainaqe in New Construction; Bo3r:] oI Co«nty Commissioners Kesolutiun PJo. 80-1592 as amended. Condi[ions are prelirainary and may change after field in- spection and review of County records. C. INSPECTION Date: BS': Remarks: , D. SPECIFIC CONDITIONS: Fee Paid : 2es No Amount $ a~ 00 100000 Cash Check nig n APPT.e SiRned: Date ria~ E. PINAL PLAT CHECRS F'ee Paid: Date AmouRt Check Cash Mathema[ical & Surveying Checks: No. 1 Date gy , No. 2 Date Hy , No. 3 Date By , Additional mathema[ieal and Sucveying Checks: No. 4 Date By Fee Amt.bDt.F'd. No. 5 Date By Fee 11mt.bUt.Yd. No. b Date By Eee .Arnt.bUt.Pd. No. 7 Date By Fee Amt.bDt.Yd. ' 1/81 - ~ . ^ `I". I` . : . . . ' • . • ~ . . . . . ' Y. ' .l -a ~ r:\'"l. 'r' +Y. ' .F. ~ ~'ei • ;a~ . . ~ ~ 't '.r~• "~c~. • . , . t_'`~' o~ ~ . ►''iq., . ~ ~ ~ jrll. f~~i' . . i~ l • . t ~ _ . ~ ~ ° . ' ~ ' ~ t .1 ~ . ' ~ ' ~ . ~ . _ .f ' ' ~'L : t ~ . ' ~ ~ , y . . . ~ . ' . - , _ -r;y ~ . ;i _ .r ' 4 y..i • •I~ ` . , , • ~ • ~ ~ . . ~ ' - ' .'\Y - ~ • ~ , . r • • . .`Y • • • _ I, • ' V' ' . . . ' - •Y ~ • _ . . • . . . r . .t ~ . • ' - . ~ . . , - . .r. .r ~ r.+.~. _ ' _ ' " ' " ' - . . . . . ~ ' . ' - . • . ~ ~ . 'l _ _ ' 'fw - 7327 - : . - ECEIPT Dn+P .3-lz. 19 R . ~o . _ . Received From L~ • ,~~-~T~~ - . : ~ . ~ - . . Address s ` r.y-,-R Dollars nr A-rZE For-Z. o/VC ~ . ACCOUNT HOW PAID JpOiV:J ~1T: ; . : , i . - AM T OF ~ j -T---- . CASH ACCOUNT AMT PAID I CNECK C BnIaNCE MONEr I By ~~~%'L - - - - - ~ f UE ~ OPDER , ~ . ~ - . _ . ~ - y-OF~1!~ ~ . SKSOB IREDIF , , . ~ , .v . , f • i A~; ~ ✓•~~t+-jf'~" . ' • ~ ,d-.~~.. .li~..:• .i 7',`' + _ :~-r,~.t J~~a.-c .~1C ~ •f^.. . ~'R• 1L.. 1 c. - _ . -L' ' . _ . . . . ' . ' ~s"•':x- i~:~;.,:.,',*~~ .i9 t~ n" .t.~,•,~r~ ;~ir~jc~♦ 't, ,~:5• ti ;*rr.'~.,s~.s'~.;~~r•~"~,'9s.f. .;~K M )~fi:. ~~r .y• ~ _ ~ ~ t> 4, .~`~t~'y+ t{j~.rY ~i~~, .r`~`.'-"',3;r~-~~ wlt.~i~ ~~:M~:.-C± ~J .11~~a~Z`'1~( ~ tif.- r~~ ~~i; f.s~ C r~ .i y~ ~i`~4J. .7 :t~'r +f' . • ~.i~. :+•.~.,~l..+ T :~r.Z., 'Tr ~N~, c~+j~I~' _ t ~/~'i } ► V'•~'~:v-'tt...ff. r % t"~1 (j~'. - _ • . ~sY`.~ . ~~F r. . . ' t • . ~.~f .-i - t . a.' 'r ,T`..: _ t • . . ~t . Y. i. ~ . . ?l ^ ' - .1;;;. ,,.Y • ~Z'. . , . _ .'1'• . . ~ • . ' ' :ri. ' . „ - . ..1. . M1 ~ .L . , . - - - - - ' - - - .u~ . . • . ~ • . ~ . • ~ ~ . ~ ' . . . . . . . _ ~F ~ R. GUTHRIE, CO. 8828 ~ EAST 9211 TRENT AVENUE SPOKANE, WASHINGTON 99206 ~ 28-3/1251 ; Pfarch 11, 1986 )ay to the or(lerof Spokane County_Engi_neer_s__, $ 200.00 . . f ~ ~ ' . {It~ ~ ' ' ' ~e,' , ! li~~,~~ •1 ~ _+1.. 44-J ,4 - . j 1111,41 . Tr Dollars r ~ ONBSookono Matn Orrtct ~ 01d Iwua,al8ank Spokane, Washu+pton 99201 For Zone Appl_ication / ~ - 0081328118 1: L 2 S L000 341:00 ? 9iei7 59vu?ii' . A i=~;."~~ . :n"~F~.~ . . . . ~~~."S3#3~'~C . ~~"~T"S~ts~F'5=71~_=•.•is"Si . , . : r • . . . . . . . - a~ `~~'M . - . ~ . _ - yt . , - t . ~ , , ' ~ 4 , , _ . ' = ` - • . • ' ~ .~r . , ~ T h K .y • :+t'~ r' • 'I ~P~_~' ~.w• ^ ~ ~`'H".[ •~r ~ •~si~•t~ t' ' s.~•} i~i►~~l a ' ` '1~..~~.r.~~; ~~y-yi. ,~~,.^c- ~~,;,,~+r~w;~ il ~.a ~~l'- . =~M. ~,~•".:tst~•.y~'d;. :`~-o:_-..~ , . 1. ~ :~,c'• ~c'.f . . J=.i. -,i _ . '.Ir •~~„w,i.».4' }f.~rr' b- ' ~ - y~, , . ~ y►~. ~ •~r; , . i . . _ 1.. . w . .ti . L .1..~~ Ir~~1~ l~:r`~~ti" .i -`;:-s ~+~Sr~ ~~...T`t a. I` ••tl ~i ~ ~r..`~", + ~..s t .I - I. ~ •t ~ .a ' • • ~ ' . ~ . . . ~ s:~~~" ^ ~ Lr'' .~J .t ♦ t-..~. 7 t ~ L-~ • ~ . . , _ • • . -1~ . ~ . . - . i ' . ' : • ' : _ ~ _ . f .r • ~ ! ' . ~4 - ' ~ . Y r I . . ~ - ' . , . , : ~ .i , . . ~ •y ~ . , ' . ~ i . • - . . _ • . • . . ~ , . a ~ . : . _ _ . • , . i... ' ~ ..lt. . . . •4. ' • I , ,rr .y. L~.r`-~,~ . ' r • • . . : :y,. ~ ♦ .i 'i l .y ~ i. • OFFICE OF THE ' 4 '~.r:: ~:►+l~ -1~ f~{~~~~, . . . t . f;~~ . 'y'~ ~;:r : . : ) 't;► ' : SPOKANE COUNTY 4 PLANNING DEPARTMENT To Butldtnp b SafetY,inpineer's, Utilities, Health Dist. _ t.From Patrick C. Frankovic, Assistant Zontng Admintst . r_~ . . . , . . Sabject June 5, 1986, Zonin4 Hearing Examiner Comnittee Agenda. . , Date May 6 , 19 86 . We have three items on the agenda for our June 5th Zoning hearing, These con- si st of one zone recl ass if i cation, two PUVs and i n conjuncti on wi th one of the PUD appllcations, e variance request as well as the zoning reclassification. . We hope to receive your comments for this scheduled hearing 6y Friday, May 23, 1986. Thanks. f1 VL~ l~AC' PAT r~ /2 yt; r . Attachment r q ~.~'1~ ~ :Y I txnw . ► . _ - . ♦ "1(~ ~ Por~~~ _ . • ' • . ~ la pjjlDe4w3~ i VIE** • Y ~ • MAN ~ _ ~ IEO K, . ~t ' . i . 40 ~ .L r ~ . ~ st,Q N A` M E : ~ i s ~ ,L . 4 - . o ~ ' ,wt a ' r < • ' ' ~c s o a = . T Mi ~ l . . ME~ . . • 0 a . d~pWt ~ OE5 I C~oU oc fi. o ~ p„ T 1~ 1- r w : ~SMES s~ a o a a~ > . ► . ~ . ~ ~ E j ~ ~ ~ ~I. _ ~4~, I Av 100 ~ ~ • . ~ Y . ' ~ Av/ r Z ` N lxQN s AGENDA, JUNE 59 1986 - 2- TELEPNONE NO.: 456-2205 SPOKANE COUNTY ZpNING HEARING EXAMINER COhMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1) ZONE RECLASSIFICATIONS 2. ZE-101-85 RESIDENTIAL OFFICE TO URBAN RESIDENTIAL 22 (UR-22) AND and PUDE-3-86 pLANNED UNIT DEUELOPMENT OVERLAY ZONE (WITH SEWER DENSITY BONUS VE_ 30-86 VARIANCE TO ALLOW A FORMULA OF ONE-HALF PARKING SPACE PER ~ RETIREMENT APARTMENT (Generally located north of Mission Avenue, approximately 1,800 feet east of Pines Road and nd,rth of the intersection of Mission Avenue and Woodlawn Road in Section 10-25-44.) Comprehensive Plan: Urban Proposed Use: 192-Unit Retirement Apartment Complex Variance Request: To allow a formula of one-half parking space per retirement apartment; whereas, the Zoning Code for Spokane County, Section 8,02.060-(3) requires a formula of one parking space per retire- ment apartment. Site Si;ze; Approximately 6.6 Acres Applicant: RALPH GUTHRIE East 9211 Trent Road Spokane, WA 99206 n o t e: This application is a request for three separate actions; a zone change with PUD Overlay Zone, and a Variance. The three items will be heard concurrently by the Zoning Hearinq ExaminPr Committee. ~~or,tiri ue cs) s r - - _ ~ I I i v k E E - ~ i ry., sy'.'. 3: Z  i , y if s x; t . s..... :.....w... .H . . . . . - . 3 3 S 1 ~a  I - - - - - . . .