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ZE-24-96 SPOKANE COZ7NTX HEARTNG EX41VRNER RE Zone ReclassLficafiion from ) FIYDINGS OF FACT, Nelghborhood Btitsiness (B-1) Zone ) CONCLUSIONS to Regional Busuaess (B-3) Zone ) ANN:D DECISION Applicaiat Silverwood Constructton ) RECEIVED File No ZE-24-96 ) FE8 14 woo I SUN[MARY OF PROPOSAij AND DECISIQ0[o fiVnEer1n, Proposal Zonz Reclassi5cahon from Neighborhood Business (B-1) zone to Regi onal Business (B-3) zone, for developrnent of a 234 wut self-service m.ini-storage facihty on approximately 1 95 acres Decislon. Approved, subject to conditions U. FINDINGS OF FACT AND CONCLUSIONS The Heanng Exaln.uaer has revlewed the zoue reclassiSGation application and the evidence of record and adopts the followrng findings af fact and caaclusions A. GLi NERAL INI+'ORMA.TION Applicant Stlverwood Construchon Ownei s Btuce Butler and Ken Tupper 12410 Sands Road 12929 East Spragu.z Avzaue Valleyford, WA 99036 Spokane, WA 992 16 Acldress None assigned at this time Locahon Generally located east of ancl adjacent to Sullivan Road approxlmatel_y 200 feet sou#h of Wellesley Avenue, m the NW '/4 of Secfion 1, Townsh.tp 25 North, Range 44 EWM, Spokane County, Washington Legal Descripdon: That part of Government Lot 4, Section 1, Towns}up 25 North, Range 44 EWM, Spokane County, Waslung#on, descnbed as fol.lows The south 158 50 feet of the north 317 feet of said r-y'overnment Lot 4 arld the south 158 61 fe~t of the north 475 61 feet of said govemment Lot 4 except platted portion and except roads Zoning: 'Neighborhood Busl.ness (B-1) establtshed in 1991 Comprehensive Plan Category The property is designated ua the Urban category of the Spokane County Gerierahzed Comprebensive Plan The site is also Iocated within the Urban Irnpact Area, Aquifer Sensitive Area and Pnonty Sewer ServYCe Are1 designafied by the Comprehensive Plan I-IE Findmgs, Coaclusions and DecYsion ZE-24-96 Page 1 , Environmental Review A Determination ofNonsigm£icance was issued by the Divtsion of Building and Planmng on June 21, 1996 Sate Descriphon The site is 1 95 acres, level, vacant and tmdeveloped Snrrouoding Condifions: T11e site fronts along the east side of Sullivan Road, wh1c11 is identified as a Pnncipal Artenal on the County Artenal Road Plan The site 1s also located approximately 200 feet south of Wellesley Avenue, a Pnncipal Artenal, and about oae-qliarter mile nortla of Trent Avenue, a, state lughway Sullivan Road, a major north-soutb tra.ff'ic comdor in the Spokane Valley area, connects to In.terstate 90 and Sprague Avenue to the south and terrunates no,rth of the site at Wellesley Avenue The subject property Ls one-half block soutb of the East Valley Hlgh School, a church semuzary is found north of the site and a churcb property is found to tne sonfih Single-faniily residences are located to the east, whlle na.ulh-fa.u-a.ly housing 2s found aloncr the tivest slde of Sullivan Road acioss from the site The area consists mostly of single-family residences, but along the north side of Wellesiey qvenue is dominated by pubhc schools Tbe Major Commercial category of the Comprehenslve Plmi ex,tends along the north side of Trent Avenue west of Sullivan Road to some cl-Lstance east of Sullivan Road ProjectDescription Apphcation for a zone reclassification to the R.egional Business (B-3) zone, for development of 235 self-sernee storage wuts on 1 11 acres The site plan shows eight (8) storage buildings varying m si.ze &om 1,250 to 8,000 squaie feet, at a nTax,~num height of 15 fect The project would be built in two phases, wifih 150 unuts constructed mjhally Access to the srte would be from Sullivan Road, and a fire gate is shown at the sauthwest comEr of the properiy The site plan illustrates a six foot-high chazn link fence lround the penmeter oFthe property k'ive Feet ofType I landscapmg xs shoNvn along the west properly ltne and 20 feet of Type I landscapmg-is shown along the easi property line All traveled surfaces wauld bc paved The site would be served by on-site sewage disposal B. PROCEDURAL LNFORMATION: Applrcable Zoninb Regnlahons Zonuig Code 14 402 020 and Chapter 14 628 Heartng Date and Location• July 17, 1996, Spoka.ne County Pubhc Worlcs Bwldnag, Lower Level, Coznrn.issioners Assembly Room, 1026 West Broadway, Spokane, WA Notices Mailed June 26, 1996 by applicant Posted 7une 26, 1996 by appLcan_t Pubhshed June 27, 1996 CoTn.pliance Tthe legal requuements for pu5lic notlce have been lnet Site Visit: July 30, 1996 Heanng Procednre Pursuant to ResolutronNos 96-0171 (F3eanrsg Examiner Ordlnance) and 96-0294 (Heanng Examiner Rules of Pxocedure) HE Findings, Goncluslons and Decision ZE-24-96 Page 2 Testimony John Pederson and Francine Shaw Tedd Hamilton Spokane County Division of Bwlding and Planning 16006 East Longfellow 1026 West Broadway Spokane, WA 99216 Spokane, WA 99260-0240 Michael Wall Kent Schluter 4711 North Tolford Road 12410 South Sands Road Spokane, WA 99216 Valleyford, WA 99036 Items Noticed Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane Cou.nty Code, And Spokane County Resolution Nos 96-0171 and 96-0294 C. ZONE RECLASSIFICATiON ANALYSIS To be approved, the proposed zone reclassification must comply wnth the cntena for amending the Official County Zorung Code Map, particularly paragraphs (1) and (2) of Spokane County Zoning Code Section 14 402 020, and the requirements established under Washington case law for the approval of rezones The proposal must also satisfy the mulimum requirements of the Urban Residential-12 (LTR-12) and Urban Residential-22 (UR-22) zones, other relevant provisions of the County Zorung Code, and all applicable land use regulations Finally, the proposed rezone must be consistent with the State Environmental Policy Act and the County Local Environmental Ordinance In considenng a rezone applicahon, Washmgton case law generally provides that (1) there is no presumption 1n favor of the rezone, (2) the applicant for the rezone must prove that conditions have substantially changed in the area since the last zoning of the property, and (3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare Parkndee v Seattle, 98 Wn 2d 4541 462 (1978), Biarnson v Kitsav Countv, 78 Wn App 840 (1995) The following findings of fact and conclusions are made 1 The nrot)osal as conditioned generallv conforms wrth the Spokane Countv Generalized ComDrehensive Plan A county's comprehensive plan provides gusdance to the heanng body in making a rezone decision Belcher v Kltsan Countv, 60 Wn App 949, 953 (1991) Deviation from a comprehensive plan does not necessanly render a rezone illegal, only general conformance is iequire3 Bassani v Countv Commissioners, 70 Wn App 389, 396 (1993) The Building and Planning Division Staff Report found that the application did not generally conform to the Comprehensive Plan and recommended denlal of the proposal The Comprehensive Plan category for the site is Urban The Urban category is intended to provide the opportunity for development of a"citylike" environment, which includes vanous land uses and intensive residential development served by a high level of public facilities and services (i e paved roads, public sewer and water, storm water systems, police and fire protection and other features) It is pnmanly a residential category of single-family, two-family, multifamily and HE Findings, Conclusions and Decision ZE-24-96 Page 3 condominium buildings The Urban category also contemplates some neighborhood commercial, light industnal uses, and public and recreatlonal facilities The Urban category promotes the concept that single-family uses will be isolated from the noise and heavy traffic, while the more intensive uses such as light industnal and neighborhood commercial will be located near the heavily traveled streets The Urban category promotes "fill- in development" in established development areas having adequate power supplies, water, sarutary sewer and drainage systems, artenals and community facilities have been established See Comprehensive Plan, Objective 1 1 a and Decision Guidelines 1 1 1 and 1 1 2 These policies are intended to increase the cost-effectiveness of extending utilities and public sewer and facilities to such areas See Comprehensive Plan, Glossary, defirution of "fill-in development" The proposal is within an established development area where utilities, artenals, schools and community facilities already exist The project is located within the Aquifer Sensitive Area, and while not served by public sewer is appropnately conditioned for connection to the area-wide sewer The type of use proposed is not a heavy water user and would appear to have little intenm impact on the Spokane Aquifer Objective 1 5 e of the Urban category states that when a neighborhood expenences pressure for change in character, such change shall be permltted upon appropnate review The applicant proposes to rezone the site to the Regional Business (B-3) zone The purpose of the B-3 zone is to implement the Major Commercial category of the Comprehensive Plan, not the Urban category The County zoning map indicates B-3 and Commuruty Business (B-2) zoning at the northwest corner of Trent Avenue and Sullivan Road, and a large Urban Residential-22 (UR-22) zone along the west side of Sullivan Road between such commercial zoning and Wellesley Avenue Neighborhood Business (B-1) zorung is located immediately north and south of the site Further to the south is a small Urban Residential-3 5 zone, a very large Light Industnal (I-2) zone and an UR-22 zone, in that order Of all the permitted uses in the B-3 zone, self-service storage uses have among the least perceived impacts in terms of traffic, noise and land use conflicts wrth residentlal properties Based on the testimony presented at the public heanng, it is apparent that such uses typically generate less traffic than many B-1 uses They have a limited number of customers and hours of operation, and do not require much signage The proposal is also more neighborhood serving than regional serving, in that it will supply storage needs in a secure setting for the single-family residential uses that dominate the area Teshmony at the public heanng indicates a particular need for mini-storage in the newer residential subdivisions m the area, due to the existence of restnctive covenants that limrt on-srte storage of recreational equipment As a low intensive use, the proposal will act as a buffer between the more intensive uses located along Trent Avenue to the north and the residential uses located liorth of Wellesley, and as a buffer between Sullivan Road and the residential neighborhood east of the site The site is located along a Pnncipal Artenal, in a less than one-quarter mlle distance between a state highway and a Pnncipal Artenal Self-service storage unrts can have a negative visual impact in a residenhal area depending on design, landscaping and screening provisions The buildings will be one story, at a height of 15 feet The site plan illustrates 20 feet of Type I landscaping along the easterly border of the site adjacent to the single-family neighborhood, the applicant is required under the conditions of approval to install similar landscaping along the south property llne where the site abuts the UR- HE Findings, Conclusions and Decision ZE-24-96 Page 4 3 5 zone for a short distance This additional landscaping, in conjunction with the need to accommodate travel widths, may dictate a reduction in the number of storage units proposed In addition to other required landscaping, the site plan shows a 20 foot stnp of lawn grass along the west border of the site adjacent to Sullivan Road The applicant has descnbed the project as presenting a park-like sethng to the neighborhood The condrtions of approval limrt direct light from any extenor fixture from extending over the site boundary The Heanng Examiner has also imposed a condition limiting signage to what is indicated on the site development plan and to what is reasonably compatible in the neighborhood It is the opinion of the Heanng Examiner that if the proposed rezone is limited to the self- service storage use proposed, that the proposal can be considered as being in general conformance with the Comprehensive Plan The Heanng Examiner has imposed a condition limiting the rezone to such use, with reversionary language that returns the zoning of the site to the existing B-1 zone in the event the planned self-service storage structure is not constructed within a two year penod of enhy of this wntten decision, or upon the earlier request of the applicant 2 Condrtions in the area in which the provertv is located have changed substantlallv since the propertv was last zoned In applyuig the changed circumstances test, courts have looked at a vanety of factors, including changed public opinion, changes in land use patterns in the area of the rezone propo-;al, and changes on the property itself The Zorung Code references changes in "economic, technological or land use conditions" as factors that will support a rezone Spokane County Zorung Code Section 14 402 020 (2) Washington courts have not required a"strong" showing of change The rule is flexible, and each case is to be judged on its own facts Bassani v Countv Commissioners, 70 Wn App 389, 394 (1993) Recent cases have held that changed circumstances are not required for a rezone if the proposed rezone implements policies of a comprehensive plan Blarnson, at 846, Save Our Rural Environment v Snohomish Countv, 99 Wn 2d 363, 370-371 (1983) As concluded above, the proposal as conditioned generally conforms to the Comprehensive Plan Changes in the area that support the rezone include increased residential and commercial growth in the area, increased demand for residential miru-storage, and increased traffic along Trent Avenue, Wellesley Avenue and Sullivan Road in the area 3 The vronosed rezone bears a substantial relationship and is not detnmental to the nublic health, safetv and izeneral welfare General consistency with a local government's comprehensive plan is relevant in determirung whether a rezone bears a substantial relationshlp to the public welfare Bassani, at 396-98 As noted, it has been concluded that the proposal generally conforms to the Comprehensive Plan There was no public opposition to the proposal and the rivo residents in the residential subdivision located east of the site expressed support for the proposal, including the owner of property located directly east of the site Such residents preferred the proposal over the development of multi-family housing on the site, as long as the use was limited to self-service HE Findings, Concluslons and Decision ZE-24-96 Page 5 storage This was based on the low traffic generation from the proposal, its limited access, low noise levels, secunty fencing, landscaping, and lack of intrusion to the adjacent neighborhood The proposal was also perceived as filling a need for neighborhood storage The views of the community may be given substantial weight in a rezone matter, although they are not controlling Parkndize v Seattle, 89 Wn 2d 454 (1976) The justification for the rezone outweighs the lirruted deference that is given by the Heanng Examiner to recommendations by County planning staff This decision should not be cited as establishing a precedence for other B-3 uses in the area within the Urban category The xezone for a single use with the reversionary language employed by the Heanng Examiner should be used spanngly, so as not to distort the purpose and intent of the Zoning Code 4 The nronosed zone change comnlies with the provisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance The procedural requirements of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met The Heanng Examiner concurs with the Determination of Nonsignificance issued by the Division of Building and Planxung No adverse comments were received from public agencies and it has not been established by competent evidence that the proposal will have more than a moderate effect on the quality of the environ.ment 5 The nronosal, as conditioned, comvlies with the Remonal Business (B-3) zone. the Snokane Countv Zorune Code. and annlicable land use reiaulations The slte plan submitted by the appllcant is considered as general in nature by the 1>>vision of Building and Planmng, with detailed review to occur admirustratively pnor to the issuance of a building permit to ensure compliance with the development standards of the B-3 zone, other applicable land use regulations, and the conditlons of approval No deficiencies have been identified in the record to indicate that the proposal as conditioned is not in compliance or cannot comply with such regulatory requirements III DECISION Based on the Findings of Fact and Conclusions above, the above application for a zone reclassification is hereby approved, subJect to the conditlons of the vanous public agencies specified below This decision shall not be cited as precedent for the establishment of other Regional Business (B-3) uses in the area within the Urban category Failure to comply with the conditions of tlus approval may result in revocation of this approval by the Heanng Examiner This approval does not waive the applicant's obligation to comply with all other requirements of other agencies with junsdiction over land development SPOKANE COIJNTY DIVISION OF BUILDING AND PLANNING 1 The proposal shall comply with the Reglonal Busmess (B-3) and Aquifer Sensitlve Area (ASA) Overlay zone as amended HE Findings, Conclusions and Decision ZE-24-96 Page 6 2 The applicant shall develop the subject property under the B-3 zone only for self-service storage units, generally in accordance within the concept presented to the Heanng Examiner, for a maximum of 235 units Vanations, when approved by the Division Director/designee, may otherwise be permitted, including but not limited to building location and landscape plans All vanations must conform to regulahons set forth in the Spokane County Zorung Code, and the onginal intent of the development plans shall be maintained IN THE EVENT THAT THE PROPERTY IS NOT DEVELOPED FOR A SELF-SER`JICE STORAGE FACILITY WITHIN A PERIOD OF TWO (2) YEARS FROM THE DATE OF ENTRY OF THE WRITTEN FINDINGS OF FACT, CONCLUSIONS AND DECISION HEREIN, OR UPON THE EA.RLIER REQLTEST OF THE APPLICANT, THE ZONIlVG OF THE PROPERTY SHALL AUTOMATICALLY REVERT TO THE NEIGHBORHOOD BUSINESS (B-1) ZONE, AND THE ZONE RECLASSIFICATION OF THE SITE TO THE REGIONAL BUSINESS (B-3) ZONE SHALL BE CONSIDERED NULL AND VOID THE REVERSION OF THE ZONING OF T'HE PROPERTY TO THE NEIGHBORHOOD BUSINESS (B-1) ZONE SHALL BE REFLECTED IN A TITLE NOTICE RECORDED WITH THE COUNTY AUDITOR 3 Approval is required by the Divlsion Directorldesignee of a specific lighting and sigrung plan for the descnbed property pnor to the release of any building permits Signage shall generally be limited to that lndicated on the slte plan of record and shall otherwise be of a size and type that preserves the aesthetic character of the adjoinuig single-family neighborhood 4 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Directorldesignee shall be submitted with a performance bond for the project pnor to release of building permits Landscaping shall he ulstalled and maintained so that sight distance at access points ls not obscured or impalred The site plan shall be revised to show 20 feet of Type I landscaping along the south property boundary of the site adjacent to the UR-3 5 zone This additional landscaping, in conjunction with the need to accommodate travel lane widths on the site may require a reduction in the number of storage units constructed 5 Direct lighting from any extenor lighting fixture shall not extend over the property boundary 6 The Spokane County Division of Building and Planrung 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 condrtions unposed as a result of approval of a land use action This Title Notlce shall serve as public notice of the conditions of approval affecting the property in question The Title Notice should be recorded within the same hme 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 descnbed as ls the sublect of a land use action by the Spokane County Hearing Examiner on , imposmg a vanety of special development conditions File No is available for inspection and cop}nng in the Spokane County Division of Building and Planning 7 The Spokane County Division of Building and Planiung shall prepare and record with the County Audrtor a Trtle Notice specifying a future land acqwsition area for road nght of way and utilities The reserved future acquisition area Title Notice shall only be released, in full or in HE Findings, Conclusions and Decislon ZE-24-96 Page 7 part, by the Division of Building and Planning The notice should be recorded within the same time frame as an appeal and shall provide the following a At least 10 feet of reserved future acquisition area for road nght of way and utilities, in addition to the existing and/or newly dedicated nght of way along Sullivan Road NOTE The County Engineer has required 10 feet of new dedication b Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area c No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road nght of way and utilities If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made d The future acquisition area, until acquired, shall be pnvate property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered intenm uses e The property owner shall be responsible for relocating such "intenm" improvement's a the time Spokane County makes roadway improvements after acquinng said future acquisrtion area 8 The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements admuusteredlenforced as authonzed by the State Building Code Act Design/development concerns include addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, eYtenor wall protection, and energy code regulations (Note The Division of Building and Planning i eserves the nght to confirm the actual address at the time of building permit) SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS Pnor to release of a building permit or use of property as proposed 1 Pnor to issuance of a building permit or at the request of the County Engineer in conjunction wrth a County Road ProJect/Road Improvement District, whichever comes first 2 Applicant shall dedicate 10 feet on Sullivan Road for nght of way Pnor to release of a building permit or use of property as proposed 3 Access permits for approaches to the County Road System shall be obtained from the County Engineer 4 Applicant shall submit for approval by the Spokane County Engineer drainage and access plans HE Findings, Conclusions and Declsion ZE-24-96 Page 8 5 The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health Distnct a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereof if the development is phased 6 A parlcing plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design, location and arrangement of parkuig stalls shall be in accordance with standard engineerulg practices Paving or surfacing as approved by the County Engineer will be required for any portion of tbe project which is to be occupied or traveled by vehicles 7 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bndge construction and other applicable county standards and/or adopted resolutions pertairung to Road Standards and Stormwater Management in effect at the date of construchon, unless otherwise approved by the County Engineer 8 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 9 No construction work is to be performed witlun the exlsting or proposed nght of way until a permit has been issued by the County Engineer All work withln the public road nght of way is subject to inspection and approval by the County Engineer 10 All required construction within the existing or proposed public nght of way is to be completed pnor 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 11 The County Artenal Road plan identifies Sullivan Road as a 100 foot Pnncipal Artenal The existing nght of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Artenal Road Plan it is recommended that in addition to the required nght of way dedication, a stnp of property 20 in width along the Sullivan Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Artenal Improvements are made to Sullivan Road SPOK.ANE COUNTY DIVISION OF UTILITIES 1 Pursuant to the Board of County Commissioners Resolution No 80-0418, the use of on-site sewer disposal systems is hereby authonzed This authonzation is conditioned in compliance with all rules and regulations of the Spokane County Healtli Distnct and is further conditioned and subject to specific application approval and issuance of permits by the Health Distnct 2 A covenant agreement shall be signed stating The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a petrtion for the formation of a ULID by petition method pursuant to RCW 36 94 which the petition includes the owner(s) property and further not to object by signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW 36 94 which includes the owner(s) property Provided, this condition shall not prohibrt the owner(s) or successor(s) from objectlon to any assessment(s) on HE Findings, Conclusions and Decision ZE-24-96 Page 9 . the property as a result of improvements called for in con~unction with the formation of a ULID by either petition or resolution under RCW 36 94 3 Each new unit shall be double plumbed for connection to future area-wide collection systems 4 Applicant shall submit expressly to Spokane County Utilities Department "under separate cover", only those plan sheets showing sewer plans and specifications for double plumbing for review and approval by the Utilities Department pnor to finalization of the project and/or the issuance of permit to connect 5 Any water service for this project shall be provided in accordance with the Coordinated Water System plan for Spokane County, as amended SPOKANE COUNTY HEALTH DISTRICT 1 A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health Distnct pnor to the issuance of any on- site sewage disposal permit or building permit for this project 2 Sewage disposal method shall be as authonzed by the Duector of Utilities, Spokane County 3 Water service shall be coordinated thxough 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 Health 5 Disposal of sewage effluent beneath paved surfaces is currently prohibited 6 Subject to specific application approval and issuance of permrts by the Health Officer, the use of an individual on-site sewage disposal system may be authonzed 7 Use of pnvate wells and water systems is prohibited SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1 All air pollution regulations must be met HE Findings, Conclusions and Decision ZE-24-96 Page 10 . ` DATED this l Oth day of February, 1997 SPOKANE COUNTY HEARING EXAMINER ;0,,L ~ ~ Zz,, . -A MichAl C Dempsey, WSBA ft23'S NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the Heanng Examiner on an applicahon for a rezone is final and conclusrve unless within ten (10) calendar days from the Examiner's wntten decision, a party of record aggneved by such decision files an appeal with the Board of County Commissioners of Spokane County, Washington Appeal procedures are otherwise set forth in County Resolution Nos 96-0632 and 96-0171, and mclude the payment of an appeal fee of $225 as well as pa}nng for production of a transcripi and copies of the official record The Board will hold a closed record hearing Following the closed record heanng, the Board may affirm, reverse, modlfy, or remand the matter to the Heanng Examiner Pnor to appeal, the complete project file, including this decision, is available for review at the office of the Spokane County Heanng Examiner Copies of the file and electronic recording of the public heanng conducted by the Heanng Examiner will be made available at the cost provided by County resolution or ordinance The office hours of the Spokane County Heanng Examinex are generally Monday through Fnday, between the hours of 8 00 a m and 4 30 p m Following any appeal, the record will be filed with the Board of County Commissioners and may be inspected at such office dunng normal business hours (This Decision was mailed by Certified Mail to the Applicant on February 10, 1997) HE Findings, Conclusions and Decision ZE-24-96 Page 11 e ZE=24=96 ~ - ~ ~ ~ ~ , ► w ~ . ` ' ~ T• •l ~ • Y ~ r O~.`[+MP{G~~ ~ E Q $ t ~.G~i = i' ~ . . 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A. ~ EUCLIo AVf • ~ ` ~ ~ Site plan for Sullivan Avenue Neighborhood Self Service Mim Storage ~ zooao Type III lendscapinp Exlctlng Ioniny B-1 Proposed Zoniny B-3 ' S ft m vridth ~20 00 AcreslSq Ft 185ac! 84 941 sq ft Bu(bding InPormQUon N Butldlny Use Selt service mini stora9e units ~ 12 fOxfO & 1-5r10 unrb 10x125 Staege Bldg A° 1250s! 1200 Toql sq ft ot all buGdmps 28 320 sq ft Mawmum Bldp height 15 R PerceM ot buUdin9 coverape 33% f rf~ h- 24 00 asphalt w E lendscaped Areas Weit frontape=1380 sq ff. 2500 kath Une=18Z 5 iq R ~ Entrance 1 ~ T SouM line=l E25 sq R park 2afOx10 B 2 7zi0 units Eest IIne=8B80 =q ft Nots not ~ - S Total landseaped=8885 oq R 20x107 Staraye Bidp "B' 2140 st Type of Landscaping Type III 5 ft vnde on wesUsoutlUnoAh sltawm ic ~ Scale is 1`~ =5a fertced i Type I 20 ft wide on east propedy Ime penmeter { No Parking Spaces Requued 1 per 900 units for customeB vknth ntra~nce 2dl~ osphalt ~ ~rceI #45012'9055 Suphran rozd easement 20' fr mmwest DroperryIhne employee e ~ 84 acre 98 590 st 10' ROW I 10' FM 1~~ ~ 25 Percent of Open Spacea 8885 aq tt I 1196 (excludes poved nrea:) 24-10x20 urtrW Percent of Open Spaces lnoludrnp road easemeMs 14 885 sQ 8-5xf0 westend units tt,p7 g% lawn flrass 25~ 6,5~c5 easf end units qp~ gs Storage Bldg 'C 5400 sf Type I landscaping B~d~D ~~s.55 R from west propeRy Ime ~ 20 ft v~nde along 95 ft From west road easement east propeAy flne 15 ft from east properry Ime S~vzle 0 ft from naM and south property hnes S~ Total number of umts 235 1 t Vicmtty Map See attacfied pa9es ~ Fencinp ChaIn bnk fenanp 8ft. m heipht aaphalt 2500 Ou1sMe hphUnp 51ow sodwm hghts per bwlding ~ ,O ~ asphalt ~81 tlmar actlvated 9 N in Aeight, ethacheE to buildmps tctal of 30 low sodlum Iights No ' 1B-10x15 urtftt powar pole QphGng 1000 3.54 units 15x184 StaraDe Bldg "D" 2460 sf 25 24 Se9nape Awninp sipnaae attached to bwldmg ~ v 31800~- ~ ~ V 33631 Site plan propued byTedd~l 1~Itol n (92 ~.0900) a ~ 17 f0x15 units 15x170 Siorage Bldp "E' 2550 sf ~ ~ n S~nrerwooa constticr,on ~ 12410 Sands Rd 2400 asphaR Velleyfad WA 89038 R 2205 d 38-fOx10 units 4,5x6 watf enQ mufa 10u192 Storape Blda F 9840 sf Paroel # 45012 9058 8D00 ! 4,5xd eaat e~rd units 111 atro 48 351 sf Slvale t ~ f 2400 asphalt Lepd De:crlptioa of properbr 15800 ~ 3585 PaR of sovemment lot 4 secbon t bwnship 25 north ranpe 44 r~ EWM in the couMy of Spokane 98-1040 units and Stata of Washinpton Type III 6.dx5 west wuta descnbed as tollovra larbscapmg 8,56 eest end unib S 158 50 feet ot the N 317 feet 5 ft in width 4~ ~D~° B~~ of raid povemment bt 4 ond the alonp S 158 81 feat of the N 475 91 SullWn Ava teet ot said povemment lot 4 35 00 0 ~ s ~ (eaoept Piatted poRron and e~aept ~ e t roada ) ! 25fthrepate 2400 osphalt entrance T 2&fOx10anib 104BBStonge8ldp "H" 2880sf SITE PIAN fz-~ hydront \ Typa III Iandscxpinp O f If ECO R D 4r ~ 5 R m width 35100 ~ ZE-24-96 ~ • t ENGINEER' S REVIEW SHEET AS BUILT PLANS RECEIVED I REZONE FILE #ZE-024-96 -96 Related File # ( ) AARD # ( DRZE-181-96 ) Date to Review 07/17/1996 # 1 Date to AA & DR 03/27/ 1996 Time 2:15 Date Received 03/ 17/1996 Ptoject Name B-l TO B-3 STORAGE SELF SER 254 UNITS No. I..ots 0 No. Acres 1.95 Rangc - Township - Section aso12.9o:s5 SITF. ADDRESS E SULLIVAN/S WELLESLEY! W TOLFORD PARCEL Applicant's Namc SILVERWOOD CONST Phone # 981-5115 Address 12410 SANDS RD Phoae 2Jl 443-0732 VALLEYFORD WA 99036 FLOOD ZONE No W S School 361 Datc Conditions Mailcd Billing Name Owner BUTLER/TUPPER EnBineer WILLARD BOATWRIGHT Address Address 12929 E SPRAGUE Company LAND MARD SURVEYORS SPOKANE WA 99216 Address 18818 E BROADWAY Signed Phone 92b-0666 Ciry GREENACRES,WA 99016 Phonc Phone/FAX (509)924-3905 FAX Date Building Contact Person: LUUIS WEBSTER Phone b 456-3675 ,Date Submitted Description lnitials 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 - BLOCK,S & LOTS I I BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED . I DATE B4ND RECEIVED - BOND AMOUNT RECEIVED ! I DATE BOND RELEASED - DATE AS BUILT R.D PLANS ! I ~ 07/17/1996 HEARING EXAM APPROVED )FJVIED 'PEALED BCC APPEALED PRO3ECT APPROVED ENIED ; I STAMPED MYLARS TO PERMIT TECHNICtAN (SYLISUZANNE) 1 / STAMPED 208 LOT PLANS TO ADMiNISTRATIVE ASSISTANT (SANDY) ~ I I . r r ~ ENGINEER' S REVIEW SHEET AS BUILT PLANS FtECEIVED DR REZONE FII.E # zw - Related File # ( ) AARD # ( DRZE-181-96 1 I Date to Review # = ~ Date to AA & DR 03l27/1996 Timc 2: l5 - Date Received 03/17/I996 Project Name B-1 TO B-3 STOR.AGE SELF SER 254 UNITS No. L.ocs o No. Acre;s 1.95 ~ Range - Township - Sect ion 45012.9055 SITE ADDRESS E SULLIVAN/S WELLESLEY/ W TOLFORD PARCEL Applicant's Name SILVERWOOD CONST Phone # 981-5115 Address 12410 SANDS RD Ph"11e 2hf 443-0731 0;6 VAL.LEYFORD W.-'1 99 FLOOD ZONE No W S SchoUl 361 Date Conditions Nlailed Billing Name Owner BUTLER/TUPPER Engineer WiLLARD BOATWRIGHT ' Address Address 12929 E SPRAGUE Company a SPOKANE WA 99216 Address 18818 E BROADWAY ~ City GREENACRES,WA 99016 S~~ Phone Phone 926-0666 Phone/FAX (509)924-3905 FAX (1 , Date Building Contact Person: LOliIS WEBSTER Phone fi+ 456-3675 Date Submitted Description Initials DATE FEES RECEIVED ~ DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTlNG FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN NOTICE TO PUBLIC #f 13 4 6 COMPLETED - OR NEEDS TO BE SIGNED ! I DESIGN DEV[AT[ON SUBMITTEDIDATE COMPLETED - MAILED I i ALTERATION TO PLAT - BLOCKS & LOTS I BOND QUANTITIES FOR DRAINAGE ITEN1 CALCULATED DATE BOND RECEIVED - BOND AMOUNT RECEIVED DATE BOND RELEASED - DATE AS BUILT RD PLANS NEARING EXAM APPROVED )E[VIED 'PEALED BCC APPEAL.ED PROJEGT 4PPROVED ENIED i r STAMPED MYLARS TO PERMIT TECHNICIAN (SYL/SUZANNE) STAMPED 208 LOT PLANS TO ADMINISTRATIVE ASSISTANT (SANDY) 1 x , ~ f t OFFICE OF THE SPOK:ANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "FNG.TNF.F.R'C f'()1ViZ1T1(1Nq OF APPR[)VAT" 7,QNF4 TO Spokane County Planrung Deparrment FROM Division of Engmeenng & Roads DATE 07/03!96 PROJECT: B-1 to B-3 Storage Self/Ser 254 Units FILE ZE-024-96 / (DRZE-181-96) Heanng/Review Date July 17,1996 # 1 Sponsor/Applicant Butler/Tupper (Silverwood Const) Section Township Range 10-2544 Planner Lows Webster Design/Review Date (March 27, 19961) The Spokane County Engineeruig Department has reviewed the above referenced application The followulg "Condihons of Approval." are subrnitted to the Spokane County Plaruung Department for inclusion m the "Findmgs of Fact, Conclusions and OrderlDecision" should the request be approved Prior to release of a building permit or use of property as proposed: 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 first E36 Applicant shall dedicate 10 feet on Sullivan Road for right of way Prior to release of a building permit or use of property as proposed: E40 Access permits for approaches to the County Road System shall be obtained from the County Engineer F E43 Applicant shall submit for approval by the Spokane County Engineer 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 CC «SponsorApplicanv> «Eng►neerSurveyon> t 7 Page 2 «HearingReviewDate>. «DcsignReviewDate» «Fi1cNumben) «DesignReviewNumben> E51 Al1 required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 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 right of way is subject to inspection and approval by the County Engineer E59 Al1 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 E61 The County Arterial Road plan identifies Sullivan Road as a 100 foot Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 10 in width along the Sullivan Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Sullivan Road ~ ~ . s ' ♦ Ni , ;j , t S P O K A N E j • C O U N T Y DEPARTMENT OF BUILDING AND PLANNING • A DIViSION UF THE PUBLIC WORKS DEPARTMfiNT' JwMES L. MwNsoN, C.B.O., DrxECrox DENNis M. Scorr, P.E.. DtxEcTOR , MEMORANDUM TO: Spokane County Division of Engineering; Pat Harper Spokane County Division of Urilities; Jim Red Spokane County Health District; Steve Holdzrby Spokane County Division of Building and Planning; Tom Davis Spokane County Air Pollution Control Authority Spokane County Division of Parks, Recreation and Fair; Wyn Birkenthal Spokane County Stormwater Utility; Bill Hemmi.ngs Spokane County Boundary Review Board Spokane Regional Transportation Council Spokane Transit Authority WA State Department of Transportation WA State Department of Ecology WA State Department of Health WA State Department of Natural Resources (Colville) WA, State Department of Fish and Wildlife (Spokane ) Fire Protection Districts No. 1 East Valley School District Trentwood Irrigation District No. 3 FRUM: John Pederson, Senior Planner DATE: June 21, 1996 SUBJECT: Review and comments for below listed files for the hearing of July 17, 1996 Please review and return any comments for the following tiles by July 5, 1996. If you have any comments regarding roads and circulation in your response, please forward that response also to the Spokane County Engineer's Office. Please forward your comments to the attenrion of the assigned planner. 1. ZE-24-96 B-1 to B-3 ' Sec. 1-25-44 Sponsor: Bruce Butler/Ken Tupper / .qssigned Planner: Louis Webster /Y b ~p~C ~n ~vc ~C~ , ~5~ • /7~ - 1026 WEST BROADWAY AVENUE • 5POKANE, WASHINGTON 99260 BUILDING PHONE (509) 456-3675 • FAx: (509) 4564703 PLANNINC PHONE: (509) 456-2205 • FAx: (509) 456-2243 TDD: (509) 324-3166 • ~ r , - ZE=24=96 D35 c3ro) - ~ f~ s ' ~~c 0 ~ c - w ►r~.. ~ ~ ~ ~ ~ ~Y L~ r d East •.~as#~, ~ W VQ ll@ y ~ A ~ ~ ~ ' ,M...~... 4,.♦ *c i ~ .r qj~ r H igh „ . , ~ c ~ 1- oo d School " . ~.-f e. ~ . 26 Y Av fwp. ~ . 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F, 4 . , ~ 12 wr ~ e • ~ 0~ ' NAT1pr1A~ Hottow ' ~ \ (NTFR ' .C► oit 7/ 17/9b HE Staff Report for ZE-2496 page 4 Site plan for Sullivan Avenue Neighborhood Self Service Mini Storage ~ V .0000 Exlsting Zonirtp &1 Proposed Zonmg B-3 ~ Type III landscaping 20 00 AcreslSq Ft 195ac ! 84 941 sq ft 5 ft in width V Buildinp Informetlon N Bwidmg Use SeM serwce mini storape units 12 tOx10 & 1 5x10 units 10x125 Storage Bldg A 1250sf 1200 Total sq R o} all bmldings 28 320 sq ft ~ Maximum Bidg height 15 ft = Percent of buddmg coverage 3396 m 2400 asphalt W E Landscaped Areas West irontage=1380 sq fL I 2500 North line=162 5 sq ft ~ b Enaance ~ ~ South hne=182 5 aq ft East Ime=6880 sq ft pr Q ; park 20-10z10 d 2 TxfO unMs \ S Total landsca ed=8665 s ft Note not - 20x107 Storage Bidg B 2140 sf ' Type oi Landscapirtg Type III 5 k wnde on wesUsouthlnodh ~ shown is SC81@ IS 1' = 5a Type I 10 ft vnde on east propeAy bna fenced (p penmeter 3500~ No Parking Spaces Required 1 per 300 units for customers -o vnth gated Parcel # 45012 9055 1 br manager and 1 for employee p 2400 asphalt Sullfvan road easement 20' from west property line -1 entrance 84 acre 38 590 sf 10 ROW 110' FAA c-h 1~~ 1 ~ 25 Percent of Open Spaces 6665 sq ft 11196 (excludes paved ~ ereas) 0 2410x20 units Percent of apen Spaces rncfudrng raad easements 14 885 sq 6 5x10 west end units RI17 696 lawn grass ~ 54-25 00 8-5x5 eest end urtrls 40x135 Storage Bldg C 5400sf Type I landscapmg Buflding Setbacks 55 ft trom west property hne ~ 20 fl wide along 35 ft from west road easement r east property hne 15 ft irom east propeAy Ime 0 ft irom north anC south properry lines Stirale Total number of units 235 ~ ~ ~ S Vocinity Map See attached pages ' u Fencing Chain link tencmg Bft in Aeight 0'p asphalt ZS pp asphalt Outside Ughting 5 low sodwm Irghts per building E I t tl 1000 ~ mer ecWated 9 ft m height, attached to • bwldirtgs toffiI of 30 low sodium hghts No ^ M'~ 16 fOx15 units power pole hghting I y 1000 15x184 Storage Bldg D' 2460 sf Signafle Awmng signage attached to buildmg 35x4 units 2524 V 318 00-1- " AC, ° 33831 Srte plan prepared byTedd Hamtlton (921-0900) " ~ t790x15umts " a i~ , 15xl 70 Storage Bldg E' 2550 sf Date 4/2M6 Keryt Schluter (9815115) i n L * Sdvervvuod ConsWcUon ~ 12410 Sands Rd 2400 asphalt Valleyford WA 99038 R 2205 d ' 38 fOx10 units ~ 4.5x8 west end units 20x192 Storage Bldg F" 3840 sf Parcel p 45012 8058 BOQO- 4,5x6 east end units 1 11 acre 48 351 sf ~ 5lrale t • s " 24 OD asphalt lepal Descrlptlon of propeRyr 3585 Part of govemment lot 4 secUon ~58 DO 1 township 25 north range 44 EWM m the counry of Spokane 38 10x20 units and State of Washington Type III 8-5X5 west units descnbed as follows landscaping 85x5 aesf end un,ts qp~Qpp Storage Bldg G 8000 sf S 158 50 feet at the N 317 faet 5 ft m width of said govemment lot 4 artd the along S 158 81 feet of the N 415 81 Sulhvan Ave feet of said govemment lot 4 3500 (except platted poAaon and except j t 5900 s 00 roads ) ~ 25Nf ire pate 2400 asphak C--~ entrance f a M" 26 rox10 unrrs 10x286Storage8ldg H 2B80sf SITE PLAN ~ Mr-~ hydrant \ jype III landscaping 0 F R E CO R D cn ~ 5 R ln widMi 35200 ~ ZE-24-96 k DIVISIO1V OF BUILDING AND PLANNING REPURT TO SPOKANE COiTl11'I'Y HEARING EXAMIiYER FROM CLTRRENT PLANNING SECTIOIY DATE. JIJLY 177 1496 SU$JECT• ZE-24-96, ZQNE RECLAS~IFYCATIO1V FROM 13E1V,J41iJ~RHOOiJ ilUSaNy;/SS (y-i) 1O REGI1JJ.1AL BLISI1V`ESS (B-3) I. GENERAL INFORMATTON Applicant: Silverwaod Canstruction 12410 Sarxrds Raad Valleyford, WA 99036 (509)981-5115 []wners Bruce Butler and Kean Tupper 12929 East Spragu+e Avenue Spokane, WA 99216 (509) 925-0666 Contact Planner. Louis Webster Locatlon• Generally located east of and adjacent to SullLua.n Road approxirnately 200 feet south of WeIlesley Avenue, tn the NW 1l4 of Section 1, Township 25 North, Range 44 EWM, Spnkane Courity, Washington Prapasal. Zone Reclassification from Neighborhovd Business (B-1 ) to Regiona1 Busrness (B-3) for a 235 uru# self-service rnini-storage facility II SYTE INTORMATIQN _ A Site SIZe. Appraxlmately 11 1 acres B Camprehenstve Flan 1 Land Use Pian The Comprehensive P1an categary ofthe subject pro~erf,y is Urban The LJrban (U) categary rs tntended to prvvxde the oppartumty for development of a'"c1ty-like" envzronnent whlch includes vanous Iand uses Residential net densxtles are suggested to range frrom ] t0 17 dwelling units per acre in the Urban category Sinee Urban areas will be the most intensely developed of all the categanes, it Ys pnrnartly a res1dentia1 category of single-family, two-family, multifatnily, and condaminlum buildings atong with neighborhood comrnerclal, light 711 7l96 HE S#aff Report for ZE-24-96 6 . r ~ industnal and public and recreativnal facilities The more intensive land uses such as light industnal and neighborhood conurnercral vall be iocated near the heavily traveled streets 1~~~~orial Business (B-3) zamng is not cvnsistent with the Urban Category bllt 15 reQ11e5Xed lIl t115 117StaI1~e beCa-u5e 5e1f 5eTY1ce IR1Ill,storage is allowed in the Regianal Business (B-3) zane Regional Business (B-3) zoning ts intended to implement the 1VIajor Commercial Category ofthe Comprehensive Flan The Neighbarhoad Business (B-1 ) zane rs intended to impleBnent the Urbarx Categary The proposed zone reclassification from Neighborhood Business (S- 1) ta Regianal Busmess (B-3) does not implemeat the Gaals, Objectives and Decision Guidelines vf the Urban Catego~ 2 Artenal Road Plan The su6ject propeity is located on Sullivan Road which is identiied an the Spokane County Artenal Raad Plan as a Pnn~~pal A-rterial Tn 1mplement the Artenal Road Plan, the Division of Engineering requ1res dedlcation of ten feet af Right of Way (ROW) along Sullivan Raad An additiflnal ten feet of ROW is required to be set aside as a Future Acquisition Area {FAA} Ded1catlon and FAA, are indicated an the site plaurz 3. Caunty Parls Plan* Sullivan Park zs lacated about a rmle south of the subject propert-y and is the closest county park C Site Charactensties The site is 1eve1, vacan,t and undeveloped D. Neighbarhavd CharacterYS#res The subject property is 112 block south af the East Valley High School and is north of a Church Single family resideflces are located to #.he east Across Su,llivan Road to the west are rnul#.iple family resldences E. Zonrng A,nalysis 3'he proposed Reglvnal Business (B-3) zone is the mast intenslve busLness zone in Spakane Cvunty The nearest existing Regianal Business (S-3) zane is located approxamately 1,000 feet south on the opposite s1de af Sullivan Road and was established 1n 1984 (file #ZE 62-84C) That praperty straddled the UrbanlCamrrsercial Comprehensive Plan Categvey and was rezoned in pa.rt because the transltian area palicy applied in that case The subject property is nat adjacent to the Commercial ComprehensEve Pla.n Ca#egory and so the transition po1icy does not apply in t.lus instarxce There is addit-tonal exrsting B-3 zonYng soutt~ ~d west ofthe subject property a1ong Trent Avenue Wh1ie the praposed use is an allovved use in the Regional Business (13-3) zone, tle prUpoSeCI uSe 1S I10t COI151steI1t W1th eXY5t121g ZOri.lilg Or land use trends in the vicimty Propvsal Neighhorhood Business (B-1) established t-n 1991, previously e5tabl1shed a5 T10cal B11S1neSS (LB) 111 1955 (435-55) North 1Veighborhoad Business (B- 1) estab]ished in 199 1, previously establlshed as Local Business (LB) in 1955 (435-55) South Ne1ghborhnad Business (3- 1) estabIished in 199 1, previausly established as Local Business (L8) in 1960 (11-60) 71 17196 HE Staff Repart for ZE-24-96 7 k East Urban Resrdential-3 5(L7R-3 5) established in 1991, previvusly establrshed as Agrfcultaral Subuxban (AS) m 1955 (435-55) West Urban Residential-22 (UR-22) established in 1991, previvusly e~tablished as Multiple Faxruly Suburban (MFS) in. 197$ (129- 78C) F Larnd Use Analysis The sub9ect praperty is lacated near the temunus of a major narthlsauth ~omdor The area is daminated by the public schools a1ong Wellesley Avenue but largely consists afresidential uses Site Vacant acxd undeveloped North Church sernina.ry Sauth Church wYth careta.kers residence and parking lat East Singl~ fanu1y residences West Mu1tiple farruly residences G. Site Plan; The site p1an shows the suhaect property and the propvsed rniru- storage units I}edication and Future Acqu.lsitxon Area per #he Spokane Caunty Arterial Road Plan are shown along the west property line Five feet of Type M landscaping is req-Lured and shown along the west property line and twenty feet of Type Ilandscaping 1s shovam along t&~e west property l1ne per Spokane County Zoning Code Sectivn 14 806 040 (2) Three garking spaces are shown at the west end of Starage Building "B", a fire gate is show at #.he southwest corner ofthe property and the stte perxmeter Ls to be fenced with a 6 fovt high chain linc fence ,A11 traveied surfaces are to be paved The slte plan subrmtted far review by the Heanng Exammer is general in nature Detailed revrew to determine c4mgliance with al~ Zoning Code regulations and cond1tlo-ns of app~oval is recomrmended to be adrninistrative and to occu.r pnor to lssuan~~ of a Bu1lding or Change of LTse Perrnit Use 235 self service storage umts Proposed buildings eight Site Covepage 33% Square Footage 28,320 Square Feet Buildina Setbacks Prot)ased Re4uired Front yard (Sullivan Raad) 85/35 feet 65135 feet Szde yard (north) 0 fe~t 0 feet Side Yard (south) D feet 0 feet Rear yard (east 40 25 feet 15 feet Parlan 3 Lpac ~ 3 spaces Maximurn Strucfiure He1ght 15 feet 50 feet 7l17I96 HE StaffReport fnr ZE-24-96 8 ' * • H. Circulahon The property will be accessed from Sullivan Road via the driveway as shown on the site plan Fire District # 1 will need to approve the proposed access and internal circulation prior to the issuance of building permrts I Drainage A drainage plan will be required pnor to the issuance of any building permits This plan must be reviewed and approved by the Spokane County Division of Engineering pnor to building permrts being issued J. Power Transmission Lines/Other Known Easements None known K. Water Supply The proposal is served by the Trentwood Imgation Distnct Provisions for water service are requued pnor to the issuance of a btulding permit L. Sewage Disposal On site sewage disposal may be authorized Plans and specifications will be reviewed and approved prior to the issuance of any building permits M. School 'I`he proposal is in the East Valley School Distnct No comment has been received N. Fire Protechon The proposal is witlun Fire Distnct No 1 No comment has been received O 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 Planrung The review considered the specifics of the proposal, other available uiformation, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines The Division of Building and Planning has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Nonsigruficance ("DNS") The "DNS" was circulated to 13 other agencies ofjurisdiction and other ~ agencies/departments affected by the future development for review and comment The "DNS" comment penod ends July 15, 1996 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 Hearing Examiner may consider additional environmental related testimony at the public heanng 7/ 17/96 HE Staff Report for ZE-24-96 9 . , . IV. DIVISION OF BUILDING AND PLANNING SLTMMARY & RECOMMENDATION The proposed Regional Busmess (B-3) zone does not implement the Goals, Objectives and Decision Guidelines of the Urban Category of the Comprehensive Plan and the proposed use is inconsistent with the existing land uses and zorung trends in the neighborhood The Division of Building and Planning recommends derual V. CONDITIONS OF APPRQVAL i All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. ii. The zone reclassification applies to the following real property: Part of govemment lot 4, Section l, Township 25 north, Range 44 EWM in the County of Spokane and State of Washington descnbed as follows South 158 50 feet of the North 317 feet of said government lot 4 and the South 158 61 feet of the North 475 61 feet of said government lot 4 except platted portion and except roads SPOKANE DIVISION OF BUILDING AND PLANNING 1 The proposal sha11 comply wnth the Regional Busmess (B-3) zone and the Aquifer Sensitive Area (ASA) Overlay zone, as amended 2 The applicant shall develop the subject property generally in accord wnth the concept presented to the Hearing Body Variahons when approved by the Drvision Director/designee, may be pennitted, including, but not limited to building locarion landscape plans and general allowable uses of the permitted zone All vanations must conform to regulations set forth in the Spokane County Zorung Code, and the onginal intent of the development plans sha11 be maintained 3 The Division of Building and Pla,nning shall prepare and record with the Spokane County Audrtor a Title Notice nohng that the property in question is subject to a variety of special condihons imposed as a result of approval of a land use action Tlus Title Notice shall serve as public notice of the conditions of approval affecting the property in question The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Spokane County Drvision of Building Plaruung The Trtle Notice shall generally provide as follows The parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body or Administrative Official on [ imposing a variety of special development condihons. File No. [ ] is available for inspection and copying in the Spokane County Division of Building and Planning. 7/17/96 HE Staff Report for ZE-24-96 10 f , 4 Approval is required by the Division Director/designee of a specific lighting and signing plan for the described property pnor to the release of any building permits 5 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Director/designee shall be submitted wnth a performance bond, or other suitable guarantee, for the project pnor to release of building permits Landscaping shall be installed and malntained so that sight distance at access points is not obscured or unpaired 6 Direct light from any extenor area lighting fixture shall not extend over the property boundary 7 The applicant sha11 contact the Division of Building and Planning at the earliest possible stage in order to be uiformed of code requirements adrrunistered/enforced as authonzed by the State Building Code Act Designldevelopment concerns include Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, buildlng accessibility, construction type, occupancy classification, exiting, extenor wall protection, and energy code regulations (Note The Division of Building and Planrung reserves the nght to confirm the actual address at the time of building permrt ) 8 The Spokane County Division of Building and Planning shall prepare and record with the County Auditor a Trtle Notice specifying a future land acquisition area for road right-of-way and utilities The reserved future acquisrtion area Trtle Notice shall only be released, in full or in part, by the Division of Building and Planning The notice should be recorded wlthin the same time frame as an appeal and shall provide the following a At least 10 feet of reserved future acquisition area for road nght-of-way and utilrties, in addition to the existing and/or newly dedicated nght-of-way along Sullivan Road NOTE The County Engineer has required 10 feet of new dedicahon b Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisrtion area c No required landscaping, parking, '208' areas, drainfield or allowed signs should be located wrtlun the future acquisrtion area for road right-of-way and utilities If any of the above improvements are made within tlus area, they sha11 be relocated at the applicant's expense when roadway improvements are made d The future acquisition azea, until acquired, sha11 be pnvate property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered intenm uses e The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisrtion area 7/ 17/96 HE Staff Report for ZE-24-96 11 w * Attached are conditions/comments submitted by the below listed agencies for this file Spokane County Division of Engineenng and Roads dated July 3, 1996 Spokane County Division of Utilities dated July 8, 1996 Spokane County Health Distnct dated July 1, 1996 Spokane County Air Pollution Control Authonty dated June 26, 1996 7/ 17/96 HE Staff Report for ZE-24-96 12 t J 4 Approval is required by the Division Director/designee of a specific lighting and signing plan for the descnbed property prior to the release of any building pernuts 5 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Division Director/designee shall be subnutted with a performance bond, or other suitable guarantee, for the project pnor to release of building permits Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired 6 Direct light from any extenor area lighting fixture sha11 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 admirusteredlenforced as authonzed by the State Building Code Act Designldevelopment concerns include Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exihng, extenor wall protection, and energy code regulations (Note The Division of Building and Planning reserves the nght to confirm the actual address at the tune of building pernut ) 8 The Spokane County Division of Building and Planning sha11 prepare and record with the County Audrtor a Title Notice specifying a future land acquisition area for road nght-of-way and utilities The reserved future acquisition area Title Notice shall only be released, in full or in part, by the Division of Building and Planrung The notice should be recorded within the same tune frame as an appeal and shall provide the following a At least 10 feet of reserved future acquisition area for road nght-of-way and utilrties, in addrtion to the existing and/or newly dedicated nght-of-way along Sullivan Road NOTE The County Engineer has required 10 feet of new dedicahon b Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisrtion area c No required landscaping, parking, '208' areas, drainfield or allowed signs should be located vvithin the future acquisition area for road right-of-way and utilities If any of the above improvements are made wittun this area, they shall be relocated at the applicant's expense when roadway improvements are made d The future acquisition area, until acquued, shall be pnvate property and may be used as allowed in the zone, except that any improvements (such as landscaping, parkulg, surface drainage, drauifield, signs or others) shall be considered interim uses e The property owner shall be responsible for relocating such "interim" improvements at the tune Spokane County makes roadway improvements after acquinng said future acquisrtion area 7/ 17/96 HE Staff Report for ZE-24-96 11 . + Attached are conditions/comments submitted by the below listed agencies for this file Spokane County Division of Engineering and Roads dated July 3, 1996 Spokane County Division of Utilities dated July 8, 1996 Spokane County Health Distnct dated July 1, 1996 Spokane County Au Pollution Control Authonty dated June 26, 1996 , 7/17/96 HE Staff Report for ZE-24-96 12 . , OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 "F.NrTNFF.R1R (''0NnTTT0N4 [1F APPROVAT 7,(1NF.C TO Spokane County Planrung Department FROM Division of Enguieeruig & Roads DATE 07/03!96 PROJECT: B-1 to B-3 Storage Self/Ser 254 Units JUl 031996 FILE ZE-024-96 / (DRZE-181-96) Heanng/Review Date Juty 17,1996 # 1 Sponsor/Apphcant ButlerfTupper (Silverwood Const) Sechon Township Range 10-25-44 Planner Loi,us Webster Design/Review Da+.e (March 27,19961) The Spokane County Engineeruig Department has reviewed the above referenced application The following "Conditions of Approval are subnutted to the Spokane County Platuung Departrnent for inclusion in the "Findl.ngs of Fact, Conclusions and Order/Decision" should the request be approved Prior to release of a building permit or use of property as proposed: E36A Prior to issuance of a building permit or at the request of the County Engineer in con3unction with a County Road Pro3ect/Road Improvement District, whichever comes first E36 Applicant sriall dedicate 10 feet on Sullivan 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 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 CC «SponsorAppltcanb> «EngineerSurveyon> , . Pagb 2 c(HeanngReviewDate). «DesignRevuwDate» «HeNumben) cDesignReviewNumben> E51 Al1 required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 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 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 E61 The County Arterial Road plan identifies Sullivan Road as a 100 foot Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property 10 in width along the Sullivan Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Sullivan Raad ~ To LOUIS WEBSTER, Spokane County Department of Building and Planning - Hearing Examiner From Spokane County Utilities Date 7/8/96 Subject Conditions of Approval Planning Action Number ZE-0024-96 Type of Action ZR Appiicant Silverwood Construction/ Ted Hamilton Legal Owner Bruce Butier and Ken Tupper Sewer Service SS03 Pursuant to the Board of County Commissioners Resolubon No 80-0418, the use of on-site sewer disposal systems is hereby authonzed This authonzation is conditioned in compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Heaith District SS04 / A Covenant Agreement shail be signed stating The Owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36 94 which the petition includes the Owner(s) property and further not to object by signing of a protest peUtion against the formation of a ULID by resolution method pursuant to RCW 36 94 which includes the Owner(s) property PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from obJection 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 36 94 (A covenant agreement shall be signed stating ) SS06 Each new unit shall be double plumbed for connection to future area-wide collection systems SS12 Applicant shali submit expressly to Spokane County Utilities Department "under separate cover", only those plan sheets showing sewer plans and specifications for (1)Public Sewer Connections and Facilities (2)Double Plumbing (3) Private Sewer System Design and Connections (4)Dry Sewer Connections for review and approval by the Utilities Department prior to finalization of the project and or the issuance of permit to connect (2) Water Service WS01 Any water service for this proJect shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended ► J • RECEIVED , JK;ANE COUNTY HEALTH DISTIL . SPOKANE COUNTY ENVIR4NMENTAL HEALTH DIVISION JUL 1 1996 Inter-office Commurucation DlV1Sa110D PLANNING UILDING DATE June 26, 1996 1 TO k.."~ouis Webster, Planner II, Spokane County Building and Planning Division FROM Donald T Lynch, EHS II - EHD, SCHD _ SUBJECT Proposed Zone Change , ZE-24-96 (Silverwood Construction) 1 References a) Map of sub3ect, scale 1" = 25', by Applicant, undated, received by tlus office March 20, 1996 b) Reconnaissance Geoloaic Map of the West Half of the Spokane Quadranizle, WashlnQton and Idaho, Allan B Gnggs, 1966 c) Soil Survev, Snokane Countv, Wasluneton, Soil Conservation Service, U S D A, March, 1968 d) Snokane Countv, Waslunp-ton. Enizineenniz Intemretations, Soil Conservahon Service, U S D A, August, 1974 e) Spokane Countv Rules and Regulations for Sewaize Disposal Svstems, January 19, 1995 f) Logs of water wells in Range 44, 45E, Township 25, 26N, Sections 1, 2, 6, 12, and 36 g) Map Greenacres Quadrangle, U S G S, 1973, and Spokane N E, U S G S, 1973 2 Fmdings a) This project lies over the Spokane-Rathdrum Aquifer b) The project is wrthin Cntical Water Supply Service Area #3 and wnthui the service area of Trentwood Imgation Distnct Water supply will be a public system c} The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the General Sewer Service Area, and ulside the Pnonty Sewer Service Area recommended in the '201' Study The method of sewage disposal is subject to approval of the Duector of Utilities, Spokane County, pursuant to County Resolution 80 0418 adopted March 24, 1980 The topography and soils in the area are generally suitable for use of individual on-srte sewage disposal systems The lot is not of the proper dimensions to pernut the use of both an individual well and sewage system d) The project lies in a relatively flat azea east of Sullivan Road and south of Wellesley Local drauiageways are insignificant . Proposed Zone Change ZE-24-96 (1, erwood Construction) Page 2 e) Surface soils are classed by the U S Soil Conservation Service as Garrison gravelly loam vvith 0% to 5% slopes They have a septic tank filter field limrtation of slight There is also possible contamination of groundwater This soil would be classified as a Type IV which would require a muumum gross land density of 18,000 sq ft per lot fl Geologically, the soils aze glaciofluvial deposits These geological structures generally yield moderate to very large amounts of water Data from wells in the area referenced in section 1 f shows they are from 80' to 680' deep and have static water levels varying from 30' to 270' below the surface The Trentwood Irrigation Distnct has uidicated that it can supply domestic use water for the project upon completion of agreements wnth the proponent 3 Requsred (mandatory) Conditions If Approved a) A combmed surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health Distnct pnor to the issuance of any on-srte sewage disposal pernut or building permrt for tlus project b) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County c) Water service shall be coordinated through the Director of Utilrties, Spokane County d) Water service shall be by an existulg public water supply when approved by the Regional Engineer (Spokane), State Department of Health e) Disposal of sewage effluent beneath paved surfaces is currently prohibited fl Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-srte sewage disposal system may be authorized 4 Recommended Conditions of Approval a) Use of private wells and water systems is prolubited c Duector of Utilrties, Spokane County c Sponsor Bruce Butler 12911 E Sprague Spokane, WA 99216 Ken Tupper 12929 E Sprague Spokane, WA 99216 Silverwood Construction 12410 Sands Rd Valleyford, WA 99036 laaduse Itrlsdvcrvvoadconstrucdon Ze RECEIVED SPOKANE COUNTY SPOKANE COUNTY J U N 2 6 1996 `iD AIR P OIlUTION CLE!AR c A lll Ql OIVISION OF BUILDINQ AND PLANNING S P o K A N E CONTROI AUTHORITY BY WEST 1101 COLLEGE SUITE 403 • SPOKANE WA 99201 •(509) 456-4727 Fax (509) 459 6828 Date June 25, 1996 To Louis Webster Spokane County Division of Building and Planning From Mabel Caine Spokane County Air Poilution Control Authority Subject SCAPCA COMMENTS REGARDING File No ZE-24-96 Aonlicant Silverwood Construction - proposed 254 unit self service mini storaQe facility - adiacent to Sullivan and Welleslev Thank you for the opportunity to comment on the environmentai documents submitted to our office Following is a list of concerns/issues that, at a minimum, need to be addressed for this project SCAPCA encourages proponents to contact their offices at 1101 West College, Spokane, WA 99201 for additional information ~ All air pollution regulations must be met * Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled This may require the use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities ~ SCAPCA strongly recommends that all travelled surfaces (i e, ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions SCAPCA notes that the site plan shows that travelled surfaces will be paved * 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 ~ 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 an air pollution source This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc ) * Debris generated as a result of this project must be disposed of by means other than burning (i e, vegetative material, construction waste, etc ) h Prmted on Recyded i'apei . SCAPCA Comments File No ZE-24-96 Page 2 * Some objectionable odors will likely result from this project SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a minimum Failure to meet SCAPCA regulations may result in delays, closure and civil and/or criminal sanctions 4 . SCAPCA Comments File No ZE-24-96 Page 2 * Some objectionable odors will likely result from this project SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a mmimum Failure to meet SCAPCA regutations may resuit in delays, closure and civil and/or criminal sanctions Stor~ • su ~ ~ 11l . . ~ 1 . . . ~ - 1 - • t413 ,L: ` t ' ~ • ~ re ~ Y E ° S' ~ '\!'Q ~ ~ ~ y , J , , t • 26 I.rw~ ' ` e M ✓ 7 ` ~ ~ AV i df J , f ► 9 ~ ~ ' "'r c ~ ` school ' ~ • q ~ ood a ' ~ ' 7 15g 160 '~*G „ z 154 15 ~ a ~.,r~,•ruow ` 147 ~ `(B ' : r % • ~...,,~.•s _ o ~c.' `+"Q. < o ~ ' J ~ t ' : . ZU4/ tfl . ~ . . ~ . ~ . ~ ~ 4(IEANAt1 AtiE ~ `~`~,,n - . L-. ~ • 1 ~ ~-~~j. ~ 1 f'~L-, , ~ 4 ..1 1,vrD s _ ~ - 1 ~ t ~ 2000 ~ Site plan for Sullivan Avenue Neighborhood Self Service Mmi Storage I Type IM IonascaDinc h 9«20 OO+I 5 in widtn 12 00 ~T- ia.r0~io6 14v 10una 1OrteSStoropeBlay a 1450sf ~ . IiyC~nt ~ cL^i1 . 2400 B6p11➢It 2500 N Ewshng Zoning B 1 Proposed Zoning B3 I a, Entrance _ T a A ACre515Q Ff 1952C 184 941 Sq ft Nale no, Park ( ra.+oYIo 4 2 irlo umL 8ullding Infomiation r - on~ I xa~iarsoonuoeioo ~e- 2sea~ W~ E shown ~s Buddmg Use Setl service mini starage unds one fersoed ss~~ I , ` ~ story structures perimeter I Parcel # 45012 9055 ~ S Total sq ft of an bwldmgs 31720 sq ft wfth gated swak 24,00 84 acre 36 590 sf ~ Percent of buddfng coverage 4096 entrarsce f 2025 ~ Landscaped Areas West froMage=1360 sq fl isa oo n ~ roxx uMU NoAh Ime=162 5 sq ft BSxS wes! end urtni • ` SC812151 = 50 Suuth line=162 5 sq ft 25 D0i ssa 5 enst end unr E2St Une=f~60 Sq ft uTx155 Smr~{pe Bldg 't' 8200 st ~ ` SS 00- i Total Iandscaped=8665 sq ft Type of Landsapmg Type III 5 tt wide on wesU • S I ~ 9n~le ~ Type I lonascspinp 20 60UlhlItOM u~" A h wide along east Type I ZO ftvnde on east ~ os~,en 251 oo osphan vropeAy nne properry 6ne I 2261 ~ No Parkmg Spaces Required 1 per 300 unrts • Percenl of Open Spaces 8665 sq A 11196 • I ~ ,a-10Y15 w,ro ~ (excludes paved areas) V 33x4 uruu 15z1Ba Smnpe Bldg 'D 2760 d 2524 338 31 31e oo~- 8wlding Setbacks ~ ft iram west(5ullrvan Ave) C- 8 !_~y +¢+o.+sunru ~ , Property line 15~~180 Sro~¢ge Bldg E° 2850 at I ~ 15 ft from east propeRy hne ~ . 0 ft iran rrorth end south ~ property lines A 2400 oaonau ~ Total number ot unds 254 ' y , Vtcmdy Map See attached pages SO10x10 unn ~ Fencing Forest green vinyl covered cham 2 a sro wwt arw urWa zoau scomse ebp F' aaao s+ ~ hnk fendng 6ft in height 43~r6 easl erb u~uts e I Outside 6ghtmg 5 low sodwm lights per bwlding tuner Bctnrated 9 ft in height attached to 24 oD a6~~ - I Parcel p 45012 9066 buildings total of 301ow sodium hghts No ~ I ' t i t ecre 48 361 sf ~ power pole IigMmg no lightmg higher than 5 • i`~ ~ Signage Awnmg signage over front of6ce see j 42 10 p,,,a, 1 ariached pholo example Type IiI I 65xb msi urute ti iona.aanp 64Y5 a" +end uniL pQdp $torape Bldp G 8800 el A 1 Site plan prepared by Tedd Hamitton (921d900) s n ~n wtau+ alonA I ~ Kent Schluter (981 St 15) s,diwan Ave Date 3+4i96 SiNervrood Constniciron 3500 ~ 5900 ► 2000 12410 Sands Rd 25 tl hro gate 2400 aapnarc \ Valleytad WA 99036 emnnce I ~ ~ T ~L Ta1Qxi0unrts tQ,Q8851orope8ldp H 2880 sf i ~ ~ hydran Type IM undswLinG I S h m wdth i _ 35200 i • ~ . i i ~ FoL-9l11 c ~,~e Vlcinl Ma ~ ~ , - ~ - . ~ - - ~ - - ~ ~ ~ . r ~ aicouie Prml. . ~ _ . IF ~ ~ ~ ~Canfield Gulch ~ Self Storage Site ~Hutton Sett{enient ~ e leSre An1oin-FP1ante-Fee Par ~ le PoiI' T entwood - - ~ Y je 'Jelox-+: } irm SuVIv8n ne Iridustnal4ark ~r . Austi Z~ - - - ~ ~ Inland -mpire 'Loo, Ha~~ Park , 1 ~ . ~'~rt >M > is.. I ) _ ~ P > 5 ~ `ii~ .~`~^`+'--i. ~-r-. ~ UlllV8I1 pII7k 90 ~ d?1 s~~~ Liberty Lake~ ~ ~ Green c psjT- ~ 90 90 ~ - raiversity.Pipe Square 992~F6_ ~ ~7 f , 6 s irt rnty Ve'radale sso . awers~ Ci S oppm Ctr era ~ Carlson Nill W-V ~ f -LA + 99837 ~ ~Te a Par r N 27 , - J 1995JXL•orn i T DETERMINATION OF NONSIGNIFICANCE - "DNS" SPOKANE COUNTY DIVISION OF BUILDING AND PLAN1vING RESPONSIBLE OFFICIAL, JAMES L. MANSON, DIRECTOR WAC 197-11-970 and Secrion 11 10 230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER(S) ZE-24-96 DESCRIPTION OF PROPOSAL Zone Reclassification from Neighborhood Business (B- 1) to Regional Business (B-3) for a 254 unit self service mini-storage facility and those uses allowed in the Regional Business (B-3) zone APPLICANT: Silverwood Construction, 12410 Sands Rd, Valleyford, WA 99036, (509) 981-5115 LOCATION OF PROPOSAL Generally located east of and adjacent to Sullivan Road, approximately 200 feet south of Wellesley Avenue in the NWl/4 of Section 1, Township 25N, Range 44 EWM LEAD AGENCY SPOK:ANE COUNTY DIVISION OF BUILDING AND PLANNING DETERMINATION The lead agency for this proposal has determined that it does not have a probable sigruficant adverse impact on the environment An Environmental Impact Statement (EIS) is not required under RCW 43 21 C 030(2)(c) This decision was made after review of a completed environmental checklist and other information on file vvith the lead agency This information is available to the public on request This DNS is issued under WAC 197-11-340(2), the lead agency will not act on this proposal for at least 15 days from the date issued (below) Comments regarding this DNS must be submitted no later than 4:00 p.m., July 15,1996, if they are wtended to alter the DNS. All comments should be sent to the contact person hsted below. By Louis Webster Trtle Planner II Phone (509) 456-2205 Address Spokane County Division of Building and Planrung (MS-P) West 1026 Broadway Spokane, WA 99260 ` DATE ISSUED June 21, 1996 SIGNATURE OOMIvIF1VTS REGARDING IIVVIRONVENTAL OONCMNS ARE WELCOME AT THE HfEARING APPEAL OF THIS DETERNIINATION, after it becomes final, may be made to the SPOKANE COLJNTY DIVISION OF BUILDING AND PLANNING, (MS-P), 2nd Floor, West 1026 Broadway, Spokane, WA 99260 The appeal deadline is the same as the above project's appeal deadline, being ten (10) calendar days after the sigrung of the decision to approve or dlsapprove the project This appeal must be written and the appellant should be prepared to make specific factual objections Contact the Division of Btulding and Planning to assist you with the specifics for a SEPA appeal This DNS was masled to 1 WA State Department of Ecology (Olympia) 2 WA State Department of Health 3 Spokane County Health District d _Q,~^ ~r 5 Spokane County Air Pollution Control Authority 6 Spokane County Division of Parks, Recreation and Fair 7 Spokane County Boundary Review Board 8 Spokane Regional Transportation Council 9 WA State Department of Transportation 10 Spokane Transit Authority 11 East Valley School Distnct 12 Trentwood Irrigation Distnct No 3 13 Fire District No 1 , - , , Y ~ ~ ~ SPOKANE ENVIRONMENTAL ORDINANCE . SECTION 11.10,230 -1- SPOKJINE ENVIRO?MENTQL ORDZNM(CE (MAC 197-11-460) Sectton 11`10 230(1) , Envirorxaental Checklist Vurpose of Checkllst Flle No The State Enviroraental Poltcy Act (SEPA) chapter 43 21C RC51, reQulres all goventinental agenttes to consider tne envtrortieental inpacts of a proposal before mking Aecisfons M Environaentat lnpact Statement (EIS) must be prepared tor all proposals with proDaDle siqnlficant adverse irspacts on the Qualfty ot the environeent The purpose of this theCkllst fi to provide inforcoation to helD yau and the aqency Identify tmpacts fron your proposal (and to reduce or avotd faqatts from the proposal. if 1L can be Oone) anE to help the agency decide wfiether an EiS is requtred Instructions for Appticants This envlronmenta1 checklist asks you to describe sowe basic 1nformatlon about your proposai Governnental agenctes use thls checklist to determtne Mhether the environaental faqacts of your proposal are slgnifitant. requtr/ng prepan tion of an EIS AnsMer the questions briefly. with the most precise info►aiatSon known, or 91ve the Dest descrlptlon you can rou uust ansrer each qvestton accurately and carefully, to the Eest of your kn w+leCge In ioost cases. ya sAould De aDle to answer the questions froe yovr oMn observations or project plans wtthaut the need to htre experti It yau really do not know tAe •rtsrer, or if a Questton does not apply to your proDosal. write 'do not knar• or •does not apply ' Complete answers to the qutstions nar aey avoSd unnecessary delays later Some questfons ask about governmental regulations. such as zoning. sAorellne, and landmark deslgrotlons Answer these questlons tf you can if you have problems, the governsenta) agencies can assist you The checklist questions apDly to a11 parts of yaur proposal. even tf you plan to do theca over • perioE of time or on 4lfferent oarcels of land Attach any additionat inforsatton that w111 Cescrlbe your proposal or tts envlronnenta) effects TAe •gency to rh1cA you submlt tA1s checklist may ask rou to explaln your anstiers or provlde addlttonal lnforvation reasonably related to detemlning tf there may De signiilcant adverse lmpact Use of checklist for nonoroject Oroposals Cap lete this checklist for nonprofect proposals. even though Questions nar be ansvered 'does not soDiy IN ADOITION, caiplete the SUPPLQIENTAL SHEfT FOSt NONPROJECT ACTIONS(Part 0) For norproject •ctions. the references in the checklist to the wrds 'Drojett.' 'appllcant.' anC property or site should be read as proposal 'proposer.' and 'afleCteE geographit erea.' respettlvely A BACKGROU110 ~ r 1 'tawe of proposeE project tf appllcaCle 5z-t,~M ,D(9-tvrl 2 Mame of Applicant ~LL&P W-(b&j ~~J S 3 A4dress rid phone nunDer of epp 1 itant or Contact person AeAz 4- ~ Le-a lj.LW S //1,^QLr( 4 Oate checklist prepared 5 Agency reQuesting checklist 6 Proposed ttning or schedule (includSnq phesing. 1f applicable) C~ -7 7 a Oo you hare •ny plans for future •ddltions, ezpaniton. or further u tivtty related to or com eCteA wttn thls DroDOSaI7 lf yes explain J(v D Qo you orn or have opttons on land neerby or aEJacent to thls proposal? lf yes. explaln -A/1/ , 8 L1st any e vironsental infornatlon you know aDout that has been prepared, or rill be prepared, dfrectly related to this proposal Rev 2I1/88 1 9POtAIiL Et7VIR0i2MN[AL ORDIRANCE (VAC 197-11-960) Seecion 11 10 230(1) ♦ MCFCIIOQRD (toaciaued) g pe you Im w vhecher apylicacioas •re peoding for govermentsl approvals of other proposal• dlreccly affecting the property covereA by yovr proposal' If~e K" Lin ~ ^ C~ 1 ~ 10 Lisc anp governoenc approvals ot permics that vill be needed for your proposal if lmtovo 11 Glve s brief caoplete description o[ 7our proposal, including the proposed utes and the sise ot the project and site "here ore several QueacLons cer in chi• c ilist that asie you to deseribe ce tain a ct• of our p~oposal ou do not ed to repeic those a mvere on this DaBe ~ . ~ S►..S1.~rT st 4 P-; JC3 1: Locatton of the pcopoeal Glve aufficienc lnfotmatioo for a person to undetstand the precise location ot your proposed project includinE a street addres• !f any anE seccion tovnship and range lf knovn I[ a ptopoaal vould occut ovet a cange ot area provtde the range or bouadartee of the site(s) ProvlAe s legal description si[e plan viclnity aap and topographic map tf reasocu bly evallaDle Nhile you ehould submit any plani requlred try the ageneq yw •re noc reQuired to dupllute saps or detailed plen• su Wltted vith any peralt applicatton reLced co thic checklisr 0-1- ~ 4 ~ q__~ s e Lkb3~_ S c) t-is- uLI c,~ sd tA, ad ss ~ ys~~.~_qos~ 13 Ooes the propoeed action Ile vlchin the Aqulfe[ Senaitive Area (ASA)' 'Ae Generai Sevejr Scel rea' -he Prlority Sewsrvice Area' 'he ACA~ Ctty ot S W (See Spolcane tounty s r►SA OverLy 2one k[le• for poundartes) ` -0 ee coMPt.Mo dt APPLICAHT e ERviROxIEr-.u. M.nMvrs ev.lwcion For Agency Lse Only 1 EAP'Zi a General QeacrLptton of the alte (circle one) G rolliesg h111y steep elopes vountalnw s other D fhat Ls the eceepest slope on the •ite (appraYimste pereent slope)' ~ c What general types of salls ere found on the •ite (for example clsy saod grsve~ peat sutk)' If yov Imov the ela uiflu tion of agticultucal soils specify thee •od note ~ priee E~rmisnd d Are there aucf~dicatioaa oT history of unscable soile in the imediste oicinity* It •o deecribe 2 SPOXANE ENYIROtQKENTAI ORDINAtlCE (WAC 197-11-960) Section 11 10 230(1) 8 EMVIROIMENTAL ELEHEMTS(continued) EvaluatSon For e Describe the purpose type and approximate quentities of any fSlling or grading proposed A9ency Use Only Indicate source of f111 A&A Nr f CoulE erosion oaur as a result of clearin9. constructlon, or use7 If so. 9enerallY describe 4 0I~/` ~ JE~- • l.~ ra -t,C,' r , V U y ~ ►ti Ve~c,c,r~~~ , Lc~/ q About Khat percent of the site wtl) be cover 1 larperviQu~s{~~ces after project construc- tion (for ezample. asphalt or EuSldings)' ~ h Proposed measures to reduce or control eroslon, or other tmpacts to the eartA, 1f any 2 AIR a uhat type of emissions to the a1r would result fron the proposal (1 e. Cust, autanobtle, oCors in0ustriel, wooE snpke) durin construttlon and when the pro Ct ts comy leted If an , generally describe and give approxia~ate quantites if kna+n l.f~rS ~~n2-~ &`i~ j 7 b Are there any off-S1te sourC o,~,~~n ~ 1o s or odor thet my e f ct our plOp~' ~Lsp~ ~ generaliy describe O)'1 l t~►9 ii iypy AC_P,_'0- o , ~ 4jer~ c Proposed measures to reCuce or control emisslons or other impects to air, 1t any 3 HATER a Surface (1) ls there any surfate water pody on or in the 1meedlete vltinity of the slte lncluding year- rounE and seasonal streams saltxater, lakes. ponds. vetlands)' lf yes descrl e type and provide names If approprlate, state rhat streem or river it flors lnto (2) tlill the pro3ect rrqulre any woric over. 1n. or adjacertt to ( thin 200_f e~et) the destrtbed waters7 If yes. piease describe and attach available plans t~LL 3 SPORAlM MRVIROlQO27TAI, ORDINAITCE (,IAC 197-11-960) Seccioc 11 It 230(1) D LNVIROWlQNTAI. EI.DM}1"5 (continued) Evaluation Fot Agency Uee Only (J) Estloace the anount of fill and dredge material [!ut wuld De pLced in ot resoved fTOm the surfaee vater or vetlands and 1 1 n he area of tAe site tQat vauld be aff cted Iodieate the eource of fill wcerial ~ ~ (4) Will the proposal reQuire surface mter vithdravali qF,divecsion&T Ciae • general desaTip- tlon purpose aad appto:laace Quaptities, lf kawa /1/ f1 (5) Doe• the proposal lie vithie a 100-year flood plalni If •o. note loutLon oo the site plao (5) Doe• the proporal lavolve any discharZe• of vute eaterial• osurface vacers• If so describe the type of vaste and aotiefpated volum ot disclurge b Ground (1) vill groundvater be vithEravn, or vlll vater De disehatse o~t rouedvate ' Cyve seeeral description. purpo , and approsiaa e Quantities. !i Imovn / z,ea (2) Describe vaste aaterial [hat vill be dlsclurged into the grouod irom •eptic tank• ot other saeitary v"ce trutaent facilicy Descsibe the Qeneral slse of the qscem the aumEer of houaes co Ee •erved (it ppllcable) or the number ot pecsothe srstea(s) are ef ~pected to • e rve t_~~f d1-4 iL/A- C r~P ~LP _O[L." Iv-6(,d y y^ (3) Describe aor syscess. ocher than chose designcd fot the dlsposal of sanitacy vute, inatalled for the purpose of discharQing fluids belov the Srouod surfue (Snclude• syscea• •ueh ss those Eor the dlspoaal of •torm vater or drsinage irau floor dralns) Describe the type o[ syotem the aoount of material to be disposed of through the oystes aad the qpe• ot ascerials Iikely to De dlsposed o[ (ineludina titerial• vhleh eec qscan i N thrwgh •pill• or ss a resulc of firefiQhtint aativities) az~a !C.i ~1 ~i C"V"~ N► ~ (4) Will any cheaical• (especislly orgaale solvenc• or pecroleua fuels) be •tored !o above- groun4 or ua e gTOUnd Gto lLKC ! If .n- wti aod u~ntitia• o[ mtecials vill be storedl 5A! +0 ~ ^ S '~'ak M ~ ~ LC ~lulq~ ~ , SPOTJIHL EVI80Rl~NM OYDINAHGY (NAC 197-11-960) Seecion 11 f0 230(1) " ♦ E LRVIRONlMAL LLEMMM (coatlnued) Evaluatlon Foc Ageocy Uee Only (5) Wtut proteetive oeasutes vill be cahen to laiute that leaka or spills of any chemicala •cored or used oa sice vill not be •lloved to pereolate [o groundvater (thil l Q ael e• ^qer~ to keep cheaical• out of disposal systess deacrlDed in 7D(2) aod 3D(3)' S ~`P'h2_ /1 B 2~? PS a~- /ti A-14, MA~ n ~ a~~t eg-L2![~2 c Vater Runoff (lncluding storm vater) (1) Describe che •ource of runoff (including ston vater) and set'wA of colleetion u►d disposal if any (include Quantities, if kaovn~ Where 11 t~•~t flovl Will cRi~ ter flov ieto other va[ers' If so, deseriDe d-elz '4 d-fhp 611- ,a-nt..,o~ r s, t (2) Jill •ay ehenicals be •cored Aandlcd or used oe the •!ce in a lou cioo vhere a@pill or leak vlll drala to a urface ound cer or to •stoto water dispoaal @yec m dis lu rsins to •urtace or groundwter, ~ S -_3 Could vssce materials encer grwnd ot surface v ters2 Il •o, genecally detcrlbe ~ d Proposed mu sure• to reduce or control sucfaee. Sround. and nino[f water tapaets tt a07 (if t che pcoposed action lle• vithin the Aquitec Sensitive Acu De •specially elu r oo e=ylanations r relatlnQ to facilitiei coacecniog Sactious 39b 4) 3b(5) and 3c(2) of thi• cheeklist) s ev%- a Puvrs a f'heck or ciccle cype of vegetation found on the site deciduovs tree alder maple &open other evergreen tree [ir ceder pine o[heT shrubs _'~rgras• pasture trop or gialn vec soil pLocs. cattail buttercup bullswh, stvak eaEDage ocher water plants water 1i117r eelgrasa, dlfoll o[her other cypes oi veEetation b Mhst kind and uount of vagetation vill be csoved o altetedt ~ 5 S 62A~ 1d~ s L'S/ 1 4 ~ ~ C G~ ~v /~►f S l 4'~° I ~ c List chreicened or endaageced •peele• kaorn to M on or naar the site E Proposed laadscayiag, use f aaciv p Lncs, or other meuure• c on the •ite, !f any ~ l CA ~ 6~ ~ precvt ot ha veg tation / 5 (WAC 197-11-960) Sectfon 11 la 210(1) SPOKANE ENYIROKMfI(TAL ORDIN1lNCE B ENVIRONl1ENTAL ELETIEKTS (continued) Evaluation For 5 ANIMALS Agency Use Only a Circle any birds and animals which have been observed on or near the slte or are knw n to be on ~ or near the slte aawk,e- ~ 1 birds hawk heron, eagle, songbirds. other martmels deer bear elk beaver other fish basi salnon. trout, herring. shellfish, other other b List any threatencd or endengered sDecies knwn to be on or nenr the slte u_fL/~ c ts the site part of a aigration route7 lf so, exalatn w ~ ~ 1e 74, ~ d Proposed c~easures to preserve or enhance wildlife. if any 5 ENERGY AND VATURAL RESOURCES a What kinds of energy (electric natural gas .rooE stove solar) w111 be used to meet tt►e the compieted project s fnergy neeP s' Describe whethcr it y111 used for _heating. manufac- t u rin g, e u ~ i~ ~`KP '.Z ,a.. l /4-S tGs~ I~Y~A~~. ~ L b WoulE your project affect the potenttal use of solar energy Oy a qjacent properttes' 1f so. generally aescrlbe '1[ _Ll t Mhat kinCs of energy conservatlon features are Sntluded in the plans of this proposal' llst other propoSeG neaSUreS to reduCe t tOntro) energy tmpatts if any e--c-a- IV Ao" 7 ENVIRONMENTAL NE0.LTH a Are there any envtro►mental health haZards, tncluding ezposure to toxic cheniicals, rlsk of flre an0 ezplosion, spill, or hazardous waste. thet could occur as a result of this proposal7 lf sc descrfbe L~o (1) Describe special ernergency services that might be required 6 SPOLAttL LNPZtOtdKM1L 02DI2iAliCL (StAC 197-11-960) Section 11 10 210(1) 49 t s Z+1pI1tQNKZRiA1. Ei.WaMt'[C (cantiaued) Lvaluacion For Agency Use Only E2tVIROtilEtT'AL HEAL-H (coacioued) ~ (2) Ptoposed oeasure• to reduce or coa[rol naviromental health hasards. if any C b Noise (1) What types of noise e:isc ie tR arei ich aay affeet your project (for esazple traftic. eQuipaeot, operatioo, ocher'P (2) What t7psn aa0 lerels of noise vould be ern ted by or a woelated vlch [!+e projeet on • , •hort-tero or a lona-cacm basi• (for exaaple raflic. eotutruction, ortra on, other)' Iodieate vhat hours noise vould come fcoa c!►e elce 11Q jaja% -.1% 1 A Y A,4.L di.al~ - Proposed nessute co reduce or concrol noise lopscts. if aey IK - ~ At- U 8 L1 1D AHD SHORELI'1E USE ~ I I a What L• the currenc we of the sice and sdjaeenc propercies'_~(~ I`t.f , Y ~g.►'`O~ 1 P4) APA~ : 4 T-It,.oa &N~QS b itas the site besn usrd for agriculture' If so deacriDe c Descrlbe any •tructure• on the •i[a d V111 any struccure• be dmolished• If •o vh1eA+ e 1Jhas is the curtsrt sonfess elassitieation oi the •itet f What is the eurrenc eaoptehensive p Ln desigw tlon oi the site' / g IE applicable, vhat ls the curreac stwreline aucer prosrss designation of the •ice'~ h Hae aoy parc pf,~he sice been elasaified as an 'em►itoaMnta117 ~itive' areat It so, apecl(y 1 Appro:lmately bov y yeople vould re• de or vort io the coMpleted projaect J_7_ (A.. S ! j G 4 7 7 • , SPOTIINE LRVIWROWNfAI. OBDINAACL (WAC 197-11-960) Section 11 710 270(1) 4 ~ E LNVI&OtildlfLAI. B.BQ1R'S (eoatisued) °valuatlon Yor lgeney Use Only j Approalaately hov aaa7 peo9le vould the completed project displace! k Proposed ewaures to avoid or reduce dispLcsent lapaets, if any 1 Proposed ueaoure to nsure the pcoDo al i coa9atible vich ezi• and projeeted Lnd uie• and plaas. if aar r 4 4. ~ en L 9 HOUSINC a Appro:inatelr Rav aany unlts vou be provided. ii anyf Iadicat• vhetler hiah-. aiddlr , or loriacoae howina l►-•~ ~ b Appro:ioately hov many uai s if a. d De elidoatadT Indlute vhatMt higM. aiddle-, or lowlncaae houslag e Proposed aeasure• to reduce or coatrol housing ispacts, it ao7 A/ ~ 10 AESTI(EfICS a uT►at is the callesc heighc ot anp proDosed scruccure(e), co loeludint •nceemast Vlut i• the principal e:teTioT euilding aaterial(a) proposed• ~q ~ pp ~ E Vhac vlew in [he imediate vicinity v ld De A1 er d or bstrveted c PcoposeG messures to reduce or control ae [hatic la9act~ if any cl` ~ ~lr p~g4p ~ h D ( COW 1240 9L (P J-ci aace.~ s Gaaa or 11 LICH- AND GLARE a fiat type ot lisht or g L re vill the propo w 1 produee? .1hat tiie oi day vould it malaly octur' b Could liaht or a Lre fraa cM finished project be a aa[e q hasard or laterisre vith •ievst c W1uc e:isting off-site •oure s of light or a Lre aay afteet your ptoposal3 ~ d Prop sed suoures [o reduce or eoatrol lisht aod gL re lapaets, ii any u~ . - ~-d~•' - h , 8 • ~ ' srawM uvzROM¢xrei. oxnrru►xce (VAC 197-11-960) Sectlon 11.10 230(1) a t D eIiVIRaNMZRlJI. II.EfQ2ti'S (coatinued) Evsluation For 1lgency Uee Only 12 RZCREA2ION a whac deaigsuced and inforoal rec u tipportunltle• are in the iaaedlate vicinitlp• SC_ PC~ ► b 4ould the propossd project disp Lce any exiscing racreatiooal uaes" If •o deserise _Y_J e ProposeC wsure• to teduce or eoncrol ispacto on reerea[Son aclu ng ceereatlonal oppostuni- tie• to be prov3ded by the pro}ect or appliuat. !f aey 13 HIS"ORIC AND CV[SVRAL YRLSERVA'ION a Are clsere any places ar objac[s llsced o0 or proposed for oaciooal state or local preserva- tion register• knorn to be on or nest to the site1 If so aenerally deseribe 0) ++-ir.e~ b Ceaerally deseribe soy landoarks or evidenee ot hiv!c arehaeological, scieotiiic or cultural impoctaace Imovn to be o0 or next to the aite UALP c Proposed neasure• to reduce or concrol lapaec• if aa7 KU/1 /d 14 "FJ►qSPOR"ATION a identify public •Lteet• aa4 hlghvars serving the slte and d*seriDe proposed •cce u to the nxistiag street •ystea Shoron •1 pLo.~, it any tt l L_/~i-l~ j l /1/~- L2 `P~ P A.- 7~? A ~r npe I ~ - S u D I• a1te currently served Dy pyl~lt1tranait• It not. vhat 1o the appro:iaate discaoce to the Rtit!/C CLat3ilt •t091 fj~ ( ) c nov aany parkiag spu e• vould the cmplated pto}ect lssveT 8ov aaoy vould the proSect elidaste' 3 d Vill che pcoposal nQutce an7 oev rwds or •tr NCe, or iaprovas nce to e:ietiag rard@ or scrsats not lacludirg drivevsyoT If so Sanerally dese[1De (lodi u Ce vhechet publie or privace) 06 e Will the projecc uae (or oceur,~o~~he i~diate vicini q of) rater, tail, or air traosporLation? if eo geaerally describe ~ ~ 9 SlO1CAM !'MYO14QRfAL 08DIM1iCZ (YAC 197-11-960) Saction 11 10 230(1) E IIQVIROIlCEffTdI. LI.EMENRS (concinwd) Hvaluacion For t.gency Use Only f Hov oany vehicuLr trips per day vou beeoer t bp~- ca_e"plet rcje t' If lmove indicate vheo peak vo d oeeut ~~G ~ nA&Beld g Proposed masures co reduee or eoncrol craasportation la"cts. if an7 fayLO_ s s, L4- ~A &--E, 15 PUbLIC SERVICCS a Vould the projeet rosulc la aa ioerwsed ownd for puDlie •ervica• (for entple. t proteetion, poliee proceecion. 4ea1tA care. schools. ocher)t If so. geeeralip dssecibe b Proposed oeasure• to reduce or eontTOl diraet laputs on puDlit serviees. any 16 p'ILI"IES a Cirelc ut111 utten[Ir avalLble at the site ectrlci,~ ural ~ate efu •ervlee c ep . manitar7 sew[, saptlc wyetes b Deaerlbe the ucilitie• tfu[ ara proposed for the projee[. the utillty providiaa the seevice and the general co ~tcvil tio aetivi[le• on the sit or in la di~t =vie„Le1t7r vhiighc needcd n C - ~IS leA,;1) C SICNATt?ftB I the undersigned wvear uaEer the peaalq ot perjury that the above raspones are ~de trucAtully and co the best of sr kaovledge I also unde`cscand chat, slould thera be aor villful aierepreseotation or vlllful Let ot full diselosure on sy parc, the aReneq sar vltRdrav snq deterslnation of notuigniflcaue that it dQht issue So reliaoce upoe ehis el+eclcliec ~ o.« 3 ~ v=opoa.ac ie;r,/~l,~Ji7~ (Pleua Print or Type Proponent ~uacura) Addteu ;JLd/ i PAoae 77, ~ Perwa caapleting fon tfA ~ ~ i L P7/n Date Pnoae POR STA!► QSB Ot7LY SCaEf meber(O revieving eheclclisc A(v • sued on cAi• staff cevlev of the enviconaental efiecklist aM other pertinenc intonatfon. the staff Conelude• ttuc there arn ao proEabin sigalfiunt adverse impacts mnd ceeammsnds a dateczlnstion of nonsigaifitanee 6 Conclude• that probable sisailicaat adverse environmn[al ispacts do exist for the cuetent pcoposal and cacousenda a aitigated deter- sioacion of noniigaiEleanee vitA eooditioas C Coacludes tlut t!►ete are prohable •isnifiuot adverse environmantal 1aDact• aod recossead• a deces+aloacion of sigaificance TILI1fC M - :75 00 10 ~ SPOKA COUNTY PLt-xNNING ~~~LASSr~~~~~~ON ~~~LICATzON PART I A. rrAME OF ~PLrCANWEPRESEN-rATrVE ~ -5 Y61~ &/Z~w MAJILLNC'x ,4T3DRESS /`-2Vel 5~ & ~ CITY -LIA STA'I'E ZI P PHONE (work) ify .,3 (home) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER Akr1THDRIZATION FOR APPLICANT "I'O S~~~~ A~~,~~~ ESENT~.TTVF ~ I.EGA~. OV~NER'S NA~iE PHONE MAILIlNG ADDRF-SS r CI1 1 , S1 ATE ~ i.J,P PRE3IECTIPROPOSAI.. SrTE AREA (acres or sq #`t) s:~. ~ AD.TACFNT AREA OWNED OFt CONTRQLLED (acres or sq ft } AssESs~~ PARCEL 4s OF PRoJEcT~~OPOsAL ASSESSOR PfRCEL #"S OF ADJACEN`I' AREA OWNED OR CON'T'ROLLED ~ . ~ STREET AT]DRLSS OF PROP05AL MSTTN~'i ZONE CZ,ASSIFTCATION(S) (DATE ESTABI.ZSHED) EXI5'lING USE OF PROPER'I`Y 6~ PROPOSED ZONINC - 3 CClMPREHEhiSIVE PLAN CATEG4RY SCHOOL DIS1RICT ~ ~ FIRE DTSTRICT WA'PER PLTR VEYOR PROFOSED U~E OF F'ROPERTY Srngle farnzIy dvrelIings L3uplexes Multifamsly dwellings Manufactn.red hames ( ) Busrness IndusrtnaI Mixed Use ~er ( ) - D=nbe ~Le~ . ~ uz-d LIsr PREVrOv~ PL~~~ ~~~~~ENr ACrro~S INvoLVING TxIs ~~~~ERTr , ~ ~~/ZONE RJE['LAS,131FxC,ATT(-}L4. INFORIV~TIO& L4CATTON OF PROPOSAL ~y ~ 9~-(~ s~~OIN TOwNsxrP 0 5' RAvGE NAME OF PUBLIc RoAD(S) PROvIDrNG ACCESS w~DT'H OF PRo~~RTY FRoNrnNG otv PtBLrC RoAD a r ~ ZONE, RECLASSIFICATTOv APPLICAT'YON Page 2 of 4 . . ~ DOES THE PROPOSAL HAVE ACCESS TO AN A.RTERIAL OR PLANNED A.RTERIAL N YES NO NAME(S) OF ARTERIAL ROADS S vC O VAw Arel LEGAL DESCRIPTI(JN OF PROPERTY FOR EACH ZONE RECLASSIFTCATION PROPOSED SO1Z, ~S s~ 0 r •~s - ~s/ s~ ` ~S'~~ r~ Lv L~- ~ r &6~d ki:6) ~--'esxs /,I , S /S . P / "d( A) qt- zxx(~- Vs EXISTING ZONE(S) TO PROPOSED ZONE(S) 3 FOR THE FOLLOWIlVG DESCRIBED CRIPTION STAIvg'ED BY LAND SURVEYOR OR PROVIDE PROPERTY (ATTACH LEGAL JE ~ BELOW p d , ' IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INIEREST IN IT~ Alacl"j)l • GM~ alte , WHAT A,RE THE CHANGED CONDITIONS 0 TFE AREA iC YOU FEEL MAKE THIS PROPOSAL WARRANI'ED? ~i.-~ arrn•r/yle/t~~~rvl 1 ~ WHAT IMPACT WILL T~IE PR SED ZONE RECLASSIFI ATION HAVE ON THE ADJACENT PROPERTIES ? - ~.WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? SC'~ y ~ • ~ it,-41 ~hveh M&,l-M&t iN 'V~~ -Le~ 4eff'z-A, (/SZ~~ tA/lj. ~4 L/41 WHAT MEASURES D(J YOU PROFOSE TO MITIGATE YOUR PROPOS~1i.'S MPACT 0N SURROUNDING LAND USE? ~.~fe cv; ~,s.P' r x~~~ I ~ONE RECLASSIFICAT'' T APPLYCATION Page 3 of 4 ' • s ,i- PART YY THIS SECTION OF TFiE APPLICATION WILL PROVIDE THE PLASJNTNG DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATTON WITH THE AGENCIES IDENTIFIED RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED IN THE PROP4SAL BEFORE FINAL. SUBMITTAL TO THE PLANNING DEPARTMENT , FIRE MARSHALL/FIRE DISTRXCT A THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO ~ B ADEQUATE ARRANGEMENTS (HAVE) AVE-lN0l3> BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACILITIES FOR FIRE PROTECTION PURPOSES C RECOMMENDED FIRE FLOW ~ , OR UNABLE TO CALCULA'IE NOW BECAUSE USE IS NOT DEFINITIVE, AND W1LL BE DETERMINED AT BUII.DING PERMIT APPLICATION TTME r % D REQUIREMENTS INCLUDE b".t -~-~j J r•o'~. ~a, ~ c ~ ~ ~ i i h-- ~'lu U FIRE DISTRI`CT V SIGNATURE/YATLE DATE WATER PURVEYOR A SATISFACTORY ARRANGEMENTS FQR TIC WATER AND FIRE FLOW REQUIREMENTS (HAVE) (HAVE NOT BEEN MADE B REQUIltEMENTS/COMMENTS s no pfa~'ts"`~have been submitted / Trentaood Irrigation Dist. L~~ - WATER DISTRICT SIGNAITLE ~ DATE ► COUNTY ENGINEER ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUTREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS ~ be, 8evl- ~ - 1-'lo "2(~o S IGNATURE/TITLE DATE COUNTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE ANll GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE)_ (HAVE NOT~ EEN S TISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS g~ ~~J< < ~ A COMMENTS caci, te _ . ,a~►.-~~ L. ~ ~ . ~ / G t~ i:~Or >11, ~3e- A 4:",~JV Y ~c '1 qoS~4., SIGNATURElI'ITT,E DATE HEALTH DYSTRICT A PRELIMINA.RY DISCUSSION HAS TAK.EN PLAEE AND-GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) 6HAVE NOT) BEEN SATISFIED A COMMENTS Qc ~ S IG TURE/ITTLE DATE SEWER PURVEYOR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARE UNDERS OOD BY THE APPLI ANT A COMMENTS t A o ~ SIGNATURE/I'ITLE iSATE 20NE :ZECLAS S IFICATIO' PPLICATION Page 4 of 4 , + , ► r . , PART III _„.,,.-S~~VI~~~VERIFTCATION 1, TBE UNDERSIGNED, A L E Y , HAVE COMPLETED Tf~ INFORMATTON REQUESTED FOR THE ZO GAL DESCRIPTION r i y ~ j E 1 .9 SIGNED kd,*V tt- DATE ° ADDRES S PHONE Z- J4- 3 ~l Dss ;'AI. tA►~o ~ ~'gi~ ~ .le ZIP EXPiRES i 2131 Li ~ ~ : . PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR OR AFFIZM UNDER PENALTY OF PERJtJRY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME DATE S~. Q ADDRESS PHONE J&3- ,7- ~ ZIP 04:~F4 sz , . . _ ~ 4; S IGNATGRE OF APPLI ANt OR REPRESENTATIVE DATE STATE OF WASH7NGTON ) ) ss COUNTY OF SPOK:ANE } SIGNED AND WORN OR AFFIRMED BEFORE ME ON THIS ~ DAY OF . 1994, BY ~xl~~ ~Y I.. ♦ ~ •••••I~ ~ NOTA,~~I`. NOTARY ± Notary Public in ~ for the tate of W shington • ~ *.r w ~ A • PUBUC k : Residing at ~'~A9/ ~~'•r MY-aPPointment exPues ~ 25. d ~ WAS~* PART V (TO BE COMPLETED BY THE PLANNING DEPARTMENT) DATE SUBMIT'TED FILE o~ 1 Y DATE ACCEPTED BY ~ TOTAL FEES t 7- 44• 0 0 RECEIPT # ~ • . LEGAL DESCRIPTION PART OF GOVERNMENT LOT 4, SECTTON 1, TOWNSHIP 25 NORTH, RANGE 44 EWM IN THE COUNTY OF SPOKANE AND STATE OF WASHINGTON DESCRIBED AS FOLLOWS: S.158.50 FEET OF THE N.317 FEET OF SAID GOVERNMENT LOT 4 AND 'rAE S. 158.61 FEET OF THE N. 475.61 FEET OF SAID GOVERNMENT LOT 4. (EXCEPT PLATTED PORTION AND EXCEPT ROADS.) (LEGAL BY TRANATION TITLE COMPANY.) , oo. o ~ w ~ ch cc ~~G ~ `rSI SLE,, oNAI LANO EXPIRE.S 1213i ~ 1 ~ ~ • L . i ~ ~ OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 - 70NE CIiANGF - TO Spokane County Planning Department, Louis Webster FROM Division of Engineering & Roads, Scott Engelhard DATE March 27, 1996 SUBJECT ZONE CHA~~TGE CONDITIONS # DRZE-181-96 / SILVERWOOD CONSTRUCTION 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 March 27, 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 first E36 Applicant shall dedicate 10 feet on Sullivan Road for right of way Prior to release of a building permit or uae of property ae 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 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 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 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 E61 The County Arterial Road plan identifies Sullivan Road as a 100 foot Principal Arterial The existing right of way width of 60 feet is not consistent with that specified in The Plan In order to implement the Arterial Road Plan it is recommended that in addition to the required right of way dedication, a strip of property ~ in width along the Sullivan Road frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Sullivan Road 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 cr 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 / • ~ StJBDIVISION CONDITIONS, # DRZE-181-96 / SILVERWOOD CONSTRUCTION 2 for any necessary work SPECIAL CONDITION The applicant shall grant applicable border easements ad]acent to Spokane County Right of Way per Spokane County Standards PAGE 1 09 00 21 19 NIAR 1996 Roac3## Road Names MPost Reference Descriptio Road Lag Infa 0 4 5 9 7 SLTLLIVAN RD (START ) 00 000 SOUTH EIVD Tp BALL DR TT 19 GRAVEL 20 SULLIVAIV RD 00 150 BALL DR { END} U 19 GRAVEL 32 (}0 430 BELLE TERRE AV (END) LT 17 LIGHT BITL7M 24 00 750 36 TH AV (EN] ) U 17 PAVE D 01 000 3 2ND AV (END ) U 14 PAVED 20 01 240 SALTESE RD (START ) U 14 PAVED 20 01 340 27 TH AV (S'I'ART ) U 14 PAVE D 20 01 500 24TFi AV U 14 PAVED 20 ~ 01 590 2 3RD AVE U 14 PAVE D 20 ~ 01 6 5 0 2 2ND AVE & CT LT 14 PAVED 20 s 01 740 20TH AVE LT 14 PAVED 20 1 01 95O 16TH AVE U 14 PP1VED 5 0 ~ 02 100 14 TH A.VE { END } U 14 PAVED 5o ; 02 130 14 TH AV (START ) LI 14 PAVED 50 02 160 13 Ti~ AVE { EIVD} LT 14 PAVEi) 5o i 02 260 12TH AV (END) TJ 14 PAVED So 02 310 11 Z'F~ AVE (START ) TJ 14 PAVED S O 5 02 410 9T~ AV (EI1TD ) U 14 PAVELI 5 0 ' 02 510 S'T'H AV (END ) TJ 14 PAVED 62 02 580 CENTURY COURT (END ) U 14 PAVED 62 : 02 760 4TI~ AV U 14 PAVED 62 ~ 02 840 2IVD AV (END) U 14 PA.VED 52 ~ 03 010 S PRAGTJE AV LT 14 PAVED 44 ~ . 03 140 MA I N AV { 5TAR'T } LT 14 PAVED 44 03 260 VALLEYWAY AV U 14 PAVED 44 03 450 SPRINGFIELD AV (END) U 14 PAVED 44 03 520 BRQADWAY AV iT 14 PAVED 54 03 680 Mz 5SION AV (ENTJ ) Ur 14 PAVED 84 03 880 I 90 OVERPA5 S U 14 PAVED 54 03 970 ER 4511 { IV BOL7ND }O'4T U 14 PAVED 64 04 000 FLORA PIT RD (START) U 14 PAVED 54 ` 04 440 BR 4510 (IV BOi]ND) O LT 14 PAVED 80 ~ 04 880 EUCLID AV (START) U 14 PAVEL 80 05 050 EUCL I I) AV (END ) LT 14 ~AVED 80 05 390 KI ER.NAN AV (END ) U 14 PAVED 80 OS 500 BR 4 502 OVER BNR.R TR U 14 PAVED 58 05 610 SR 290 {TRENT} U 14 PAVED 5€3 , 05 910 UPLANLD I}R { EIVD} LT 14 PAVED 44 06 020 WELLESLEY AVE R 09 LIGHT BITTJM 22 ; SLTLI,IVAN RD (END) 06 120 NDRTH END 4F ROAD R. 09 LIGHT BITUM 20 ; 1 F2ecords Processed ' , ~ ~ a ~ ; a ~ ~ ~ Traffic CountS' ' Road Name Location Leg Count = SULLIVAN RD at BELLE TERRE AV (END) N 00841 SULLIVAN RD at BELLE TERRE AV (END) S 1949 SULLIVAN RD at 32ND AV (END) N 9266 SULLIVAN RD at 32ND AV (END) S 2867 SULLIVAN RD at 24TH AV N 10806 SULLIVAN RD at 24TH AV S 10334 SULLIVAN RD at 16TH AVE N 07988 ~ SULLIVAN RD at 16TH AVE S 05690 ; SULLIVAN RD at 8TH AV (END) N 14981 SULLIVAN RD at 8TH AV (END) S 14359 SULLIVAN RD at 4TH AV S 16145 SULLIVAN RD at SPRAGUE AV N 22666 ~ SULLIVAN RD at SPR.AGUE AV S 16290 ~ SULLIVAN RD at SPRINGFIELD AV (END) N 19796 t, SULLIVAN RD at SPRINGFIELD AV (END) S 19394 j SULLIVAN RD at MISSION AV (END) N 15069 SULLIVAN RD at MISSION AV (END) S 26427 SULLIVAN RD at I 90 OVERPASS N 18676 SULLIVAN RD at EUCLID AV (START) N 11277 SULLIVAN RD at EUCLID AV (START) S 20788 SULLIVAN RD at SR 290 (TRENT) N 06720 SULLIVAN RD at SR 290 (TRENT) S 13374 SULLIVAN RD at WELLESLEY AVE N 1962 ~ SULLIVAN RD at WELLESLEY AVE S 12294 ~ ; 9 . • , . j ' S P O K A N E C O U N T Y DEPARTMENT OF BUILDING AND PLANNINC • A DNISION OF THE PUBLIC WORKS DEPARTMENT ]AMES L MANSON C B O DIRECTOR DF-vtvcs M ScoTT P E DIREcZ'oR MEMORANDUM RECEIVED MAR h4 1996 TO: -rurfiarper, pokane County Division of Engineenng Jun Red, Spokane County Utlhnes Department ~OUIO Evineermg Steve Holderby, Spokane Counry Health Dismct Wyn Bukenthal, Spokane County Parks & Recreation Department Bill Hemmings, Stonnwater Utility Greg Figg, Department of Transportation Glen Miles, Spokane Reglonal Transportatxon Council Chnstine Fueston, Spokane Transit Authonty Susan Wmchell, Boundary Review Board East Valley School Distnct Trentwood Imgation Distnct Fue Distnct No 1 FROM: John Pederson, Senior Planner DATE: March 18, 1996 ~ RE: Zone Reclassif'ication from Zone Reclassification from Neighborhood Business (B-1) to Regional Business (B-3) APPLICeATInN A(rCEPT.ArICE AND DESI(''xN REVIEW M,,ETINfL 1VIAR(':JJ 27j 1996_.,AT %U COUNTY PLANLIING CONFERENC'~ ROnM. 2ND FLnnR Please review the above application and use the attached APPLICATION ACCEp1'A1vCE AND DESIGN REVIEW MEETING FORM for your comments The Division of Buildlng and Planning encourages your presence at this meeting The sponsor and representa[ive 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 meetuig The attached APPLICATION ACCEPTANCE AND DESIGN REVIEW FORMS w-ill be given to the sponsor at the meeang and included in the Division of Building and Plammng file (so bnrig three copies to the meeang) Thanks for your cooperation If you have any questions about the application, please contact Louis Webster of the Division of Building and Planning at 456-2205 c Silverwood Construcaon, 12410 Sands Road, Valleyford, WA 99036 Bruce Butler, 12911 East Sprague, Spokane, WA 99216 Ken Tupper, 12929 East Sprague, Spokane, Wa 99216 Tedd Hanulton, 1120 North Mullan Road, Suite 210, Spokane, WA 99206 Attachments AppLcation Acceptance and Design Review Form, Project Design, Site Plan 1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260 BUILDING PHONE (509) 456-3675 • FAx (509) 456-4703 PLANNttvG PxoNE (509) 456-2205 • FAx (509) 456-2243 TDD (509) 324-3166 . . , Design Review for March 27, 1996 at 2 15 Zone Reclassificanon from Neighborhood Business (B-1) to Regional Business (B-3) Generally located east of and adjacent to Sulllvan Road, approximately 200 feet south of Wellesley Avenue in the NW 1/4 of Section 1, Township 25 North, Range 44 EWM, Spokane County, Washington COMPREHENSIVE PLAN Urban and within the Pnonty Sewer Sernce Area (PSSA) PROJECT DESCRIP'TION Zone Reclassif'ication from Neighborhood Business (B-1) to Regional Business (B-3) for a 254 unit self service muu- storage facility and those uses allowed in the Regional Business (B-3) zone PARCEL NUMBER 45012 9055, 9056 SITE SIZE Approximately 195 acres APPLICANT Silverwood Construcnon 12410 S ands Road Valleyford, WA 99036 (509) 981-5115 AGENT Tedd Hamilton 1120 North Mullan Road Suite 210 Spokane, WA 99206 (509) 921-0900 O`YNER Bruce Butler and Ken Tupper 12911 and 12929 East Sprague Spokane, WA 99216 (509) 926-0666 ASSIGNED PLANNER Louis Webster ~ ~ SPOKANECOUNTY PLANNING ZONE RECLASSIFICATION APPLICATION PART I A. CENERAL, INFORMATYON. NAME OF APPLICANT/REPRESENTATIVE MAILING ADDxESS /--2zlI~1 CITY ~ ' . STATE ZIP 22~//J6 PHONE (work) (home) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS EPRESENTATIVE B~~ c r t3 c~ eR c.z r LEGAL 4WNER'S NAME t3~,t-1 t~HONE c~,jx r 1~ I MAILING ADDRESS f~ t~ r, c a•I -1 41 4L A MO ' CITY - STATE ZIP PROJECT/PROFOSAL SITE AREA (acres or sq ft) ~ ~4-~ ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) ASSESSOR PARCEL #S OF PROJECT/PROPOSAL r r ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED ~ , STREET ADDRESS OF PROPOSAL ~ EXISTING ZONE CLA.SSIFICATT4N(S) (DATE ESTABLISHED) EXISTING USE OF PROPERTY PROPOSED ZONING /3-3 COMPREHENSIVE PLAN CATEGORY SCHOOL DISTRTCT ~ FIRE DISTRICT WATER PURVEYOR <1~ 49 PGv"dr PROPOSED USE OF PROPERTY Single family dwelllngs Duplexes Mulafamily dwellings Manufact.ured homes Business Industnal Ue::P-l Mixed Use Chher ( ) - Descnbe 5.~~; _ LIST PREVIOUS PLANNIIv'G DEPA.RTMENT ACTIONS INVOLVING THIS PROPERTY B LFf,ALlZnNE RECLASSIFXC:ATlON U%4FnR 1v~T1Oti j dVe~li ~ee-, ~ A AINGE e e ~ 1v r~~ rJ~ ~i.:... ~ ~'~r✓`~~~:i~J.~ r is ^ • J ~ ✓ L ZONE, RECLASSTFYCATIC APPLYCAT'ION Page 2 of 4 . DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL ()4 YES NO NAME(S) OF A.RTERIAZ. ROADS S v C=~ L'/hr~ A-fre-- LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED Z, Cl Q s s . 0 1- S - Y Lt e~ 41.5a . eX-C &21) AVS `tos L41 - ~ CLoi L4- y z:xc 7`i.1 4t- ~ X(:~- All s EXISTING ZONE(S) TO PROPOSED ZONE(S)_ I3 ~3 FOR THE FOLLOWIlVG DESCRIBED PROPERTY (ATTACH LEGAL DE CRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT~ Qclal)"q 6V, WHAT ARE THE CHANGED CONDITIONS 0 THE AR.EA NYHICP YOU FEEL MAKE THIS PROPOSAL WARRANTED? 3J &r-zt WHAT IMPACT WILL T PR SED ZONE RECLASSIFI ATION HAVE ON THE AD3ACENT PROPERTIES - - " ` _ LL-~ S4* 2L / 4-ew HAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? B• W / ON, ~P.~ tJ~ ~ ~ , i ( ~'i~ic~ ~ ✓`)v i I'~ rl/'l 17't /~/~-c, ~r/1l._ ~ M lX.,~ (e,.dP L.!~kk 1&ts 4 WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PR4POS~L'S MPACT ON~ SUR.ROUNDING LAND USE? WP ` ' ~..~,P-.•~~ ~ ~~f~ (S P S. ; f-e ~ ~By„ ) . D~.v 5 , ~ , s ~ C. LeL.,'J iJ Lan r.~.~ S dor ~~/~~~jX •i L~.~K~ ~ M ZIONE RECLASSIFICAT iVN APPLICATTON Page 3 of 4 PART YI THIS SECTTON OF THE APPLICATION WILL PROVIDE THE PLANNiNG DEPAIZTMENT STAFF WITH WRITTEN VERIFTCATTON THAT TILE A.PPLICANT HAS HAD PRELIMTNARY CONSULTATTON WITH THE AGENCIES IDENTIFIED RESULTS 0F THE PRELIMIIVARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNTNG DEPARTMENT FIRE MARSHALL/FIRE DISTRICT A THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO / B ADEQUATE ARRANGEMENTS (HAVE) .(fiAVE-VO_W BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACILITTES FOR FIRE PROTECTION PURPOSES C RECOMMENDED FIRE FLOW k- , OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE, AND WILL BE DETERMINED AT BUILDING PERMIT A.PPLICATION TTME ~ ~ b ti D REQUIREMENTS INCLUDE (~a Q-C'- -<< 'J ~ U , c ~~F'E , , l"~,,-~. ~i ~'1~► 1 FIRE DISTRICT SIGNATURE/ Y'ITLE DATE WATER DOb PURVEYOR A SATISFACTORY AR.RANGEMENTS FQR TIC WATER AND FIRE FLOW REQUIREMENTS (HA VE) ~(I~AVE NOT BEEN MADE ~ s no -y ans have been s u bmi t te d B REQUIREMENTS/COMMENTS _ p ~ Trentviood Irrigation Dist #3~ <1 WATER DISTRICT SIGNATURE!"!'ITLE S DATE COUNTY ENGINEER ' A PRELIMINARY DISCUSSION HAS TAKEN PLACE ANll GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS be, s ! ri ~ ~ , --/-'/o "9G S IGNATLTRE(I'ITLE DATE COUNTY UTILITIES A PRELIMINA.RY DISCUSSI0N HAS TAKEN PLACE AND GENERAL REQUTREMENTS FOR SLB'viITTAL OF THIS PROPOSAL (HAVE~., (HAVE NOT BEEN SATISFLED THE DESIGNATED a TcR pURVEYOR FOR THIS SITE IS ~ , f- ~ COMME`TS L C L u S 7'~~P ~i /fITLF_ DATE ffF f1 b1S f k11 ' _ L t r ~ ~ ! i ~ r i i / i 1 / I r r~l~ SY- ; - - ti F .~~r , _ - ~ ~ - ' r ' ♦ ° ~ J~S- r =j~T""/L / ///i , (~/l ~ / 11.-►( SIG TUREMTLE DATE SF"FFt PC,RVEYfjk PLr~ E AtiD GE'~.EFIAL f~Erj(~IPEMENTS FOR THE 1~ Tr" S~~r; ~S ~~OG BY TH.~ kPf~Llrti T ► /v~ ~ _ r--~J► , ► , ' _ - , 4► ,1,._.,. 1-,~t.~.,~ 6 A jF . ZONE ZECLASSIFICATTC ~PPLICATION ~ rM Page 4 of 4 PART III S ~UR~YORIFTCATION I, THE UNDERSIGNED, A ~CL E 30 ~°HAVE COMPLETED TT-E INF RMA O TTON REQUESTED FOR T~ ZO1VI , +EGAL DESCRIP''ION r SIGNED s ~ 1 ~ DATE j-I - ADDRES S PHONE L $4 - L L ZIp , EXP~R:S 1213/ ....v~. F. _ PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATTON) I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROFOSED FOR THE PREVIOUSLY IDENTIFIIED LAND USE ACTTON, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME alw-rw ~ J C.on S ` c D 6 ATE ~ ADDRESS ~ PHONE -&0-0ZjZ- 9 , 4,z,. ZIP o~?O s-4 , . ~ A SIGNATGRE OF A.PPLI ANT OR REPRESENTATTVE ~ DATE STATE OF WASHINGTON ) ) ss COUNTY OF SPOK:ANE ) SIGNED A,ND WORN OR AFFIRMED BEFORE ME ON THIS ~ DAY OF 1994, BY •,~~~~.~Y ~ ~~~~i~ ~ ~ NOT ~f ~ON / ~~.~1 i ~ N07-ARY ~ Notary Public in for the tate of Washmgton ~ ~ • PUBUC : Residing at _ 2 . •9 ~.'!,p ~ ' , ~'~,~~'•:9!~ 25.~.~~~ My appointment expues , 9 WAS PART V (TO BE COMPLETED BY THE PLANNING DEPA.RTIviENT) SL73 MIITZTcTJ FII.E # ~ .'-_C!, l =J' ? `f n ~ ♦ C I S P O K A N E o' C O U N T Y OFFICE OF THE HEARING EXAMINER MICHAEL C DEMPSEY, CHIEF EXAMINER July 31, 1996 Silverwood Construction Inc 12410 Sands Road Valleyford, WA 99036 RE ZE-24-96, Zone Reclassification from Neighborhood Business (B-1) to Regional Business (B-3) Dear Applicant Please be advised that I have decided to approve the above-referenced rezone application The approval will be subject to the conditions of approval recommended by the vanous public agencies, provided, Spokane County Division of Building and Planning Condition No 2 is modified to read as follows The applicant shall develop the subject property only for a self-service storage facility, vvith a maximum of 235 units allowed The applicant shall otherwise develop the property generally in accord with the concept presented to the Heanng Examiner Variations requested by the applicant, including but not lirrnted to building location and landscape plans, but excluding any vanation in the perrmtted use of the slte, may be allowed by the Division Director/ designee All variations sha11 conform to the requirements of the Spokane County Zoning Code and other applicable regulations IN THE EVENT THAT THE PROPERTY IS NOT DEVELOPED FOR A SELF-SERVICE STORAGE FACII,ITY WITHIN A PERIOD OF TWO (2) YEARS FROM TBE DATE OF ENTRY OF THE WRITTEN FINDINGS, CONCLUSIONS AND DECISION HEREIN, OR UPON THE EARLIER REQLTEST OF THE APPLICANT, THE ZONiNG OF THE PROPERTY SHALL AUTOMATICALLY REVERT TO THE NEIGHBORHOOD BUSINESS (B-1) ZONE, AND THE ZONE RECLASSIFICATION OF THE SITE TO THE REGIONAL BUSINESS (B-3) ZONE SHALL BE CONSIDERED NULL AND VOID THE REVERSION OF THE ZONING OF THE PROPERTY TO THE NEIGHBORHOOD BUSINESS (B-1) ZONE SHALL BE REFLECTED IN A TITLE NOTICE RECORDED WITH TBE COUNTY AUDITOR THIRD FLOOR PUE3LIC WORKS BUILDING 1026 WFST BROAD4VAYAVENUC, SPOE.AiNE, WASt-titvGTOtv 99260-0245 PHONE (509) 324-3490 • FAx (509) 324-3478 • TDD (509) 324-3166 Letter Approval ' ZE-24-96 Page 2 I realize that the capitalized portion of the above condition is somewhat unusual I do not intend to use this device with any frequency, because of the tracking problems it could create and its possible distortion of the Zoning Code The above condition follows from my concluding that it is appropnate to rezone the site to the Regional Business (B-3) zone only for the purpose of developing a self-service storage facility Such use does not generate the traffic impacts and other intensive commercial impacts charactenstic of most Regional Business (B-3) uses, and probably should be an allowable use in at least the Community Business (B-2) zone The reversion language leaves the property with recourse for development under the Neighborhood Business (B-1) zone, in the event the planned self-service storage facility is not constructed The condition also limits reliance by others on this rezone as a precedent to establish other Regional Business (B-3) uses in the area Further, in addition to the proposed landscaping shown on the site plan presented at the public heanng, a 20' stnp of Type I landscaping along that portion of the south property line of the subject site which lies adjacent to Urban Residential-3 5(LTR-3 5) zoning vvill also be required This additional landscaping, in conjunction with the need to ' accommodate travel lane widths, may dictate a reduction in the number of units proposed A revised site plan shall be prepared at the building permit stage PLEASE BE ADVISED THAT THIS LETTER IS NOT A FINAL DECISION, BUT IS SUBJECT TO THE ENTRY OF FORMAL WRITTEN FINDINGS, CONCLUSIONS AND DECISION CONSISTENT WITH THIS OPMION I intend to enter such findings, conclusions and decision dunng the week of August 5-9 If you have any questions, please feel free to call this office at 324-3490 Very truly yours, / Mchael C Dempsey Spokane County Heanng Examiner cc Tedd Hamilton, 1120 North Mullan Road, Suite 210, Spokane, WA 99206 Bruce Butler & Ken Tupper, 12929 East Sprague, Spokane, WA 99216 Louis Webster and Francine Shaw, Division of Building and Planning