ZE-44-96
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~ SPOKANE COUNTY HEARING EXAMINER
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RE Zone Reclassification from Urban ) FINDINGS OF FACT,
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Residential-3 5(UR-3 5) to Light ) CONCLUSIONS
Industnal (I-2) ) AND DECISION
Applicant Glen MacPhee )
F11e rTo ZE-44-96 )
I SUMMARY OF PROPOSAL AND DECISION
Proposal Zone reclassificanon from Urban Residentlal-3 5(UR-3 5) to Light Industnal
(I-2) for a restaurant, retail sales, self-service storage facility and those uses allowed in the Light
Industnal (I-2) zone
Decision: Approved, subject to conditions
II. FINDINGS OF FACT AND CONCLUSIONS
The Heanng Exanuner has reviewed the zone reclassification application and the
evidence of record and adopts the following findings of fact and conclusions
A GENERAL INFORMATION•
Applicant Glen MacPhee, 17609 East Montgomery, Greenacres, WA 99016
Agent John Konen, David Evans & Associates, 110 West Cataldo, Spokane, WA 99201
.A.ddress 17019 East Trent Avenue
Location • Generally located at the northwest corner of Trent Avenue and Flora Road in the
NE '/4 of Section 12 Township 25 North, Range 44 EWM, Spokane County, Washington -
Legal Description The east 276 feet of the NE '/4 of Section 1, Townslup 25 North, Range 44
EWM, in Spokane County, Washington lying north of Treilt Road CPH No 33 and south of the
north line of the vacated canai nght-of-way
Zoning. Urban Residential-3 5(UR-3 5)
Comprehensive Plan Category The property is designated in the Urban category of the
Spokane County Generalized Comprehensive Plan The property is also located within the
Pnonty Sewer Service Area and Urban Impact Area designated by the Plan
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Eavironmental Review. A Detennination of Nonsigruficance was issued by the Division
of Building and Planxung on January 9, 1997
HE Findings, Conclusions and Decision ZE-44-96 Page 1
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Site Description. The site is approxxmately 1 93 acres in size, Zs relatzvely flat arrd ts
currently occupied bv a single-family restdence and two accessory structures The site is
vegetated wrth decYduous and evergreen trees and shrubs Several vehicles are currently s#ored
on site LTtility lines extend along the north property line along wsth an abandoned canal The
site is also located within the Public Transjt Benef t Area
Surrounding CondYtions The srte is located at the northwest corner of State Route 290
(Trent Avenue) and Flara Road, which is desrgnated as a 100-faot-wide Pnncipal Artenal on the
' County's Artenal Road Plan North ofthe site, Flora Road interseets Wellesley Avenue, an eastT
west route that is designated as a Pnncipal Artenal urest of Flora Road Flora Rnad proaldes a
route tv #he Spokane Xndustnal Park and ather industnal uses lyZrag south of State Raute 290 east
and wes# of Flara Raad The Burlington Northern Railroad main ltne runs adjacent to the south
side of State Raute 290 The land is undeveloped between the railroad line and the Spokane
Industnal Park S1-yview Elementary School lies at the southwest corner ofFlara Road and
We1lesley Avenue, and abuts the site to the north An 1mgation district pump statian building is
found at the zxortheas# corner of such intersectivn Atnplex and single-family uses are lacated
eas# of the site, acrass Flora Road, with a pnnting business found alang the north side of 5R-290
a few blocks to the cast The lan~ imrnediately west of th.e site is undeveloped a.nd is currently
used for the starage of heavy equlpment 5uch land was rezoned to Lxght Industnal {1-2} in
1990, but has been approved for development of self-servlce starage and recreatlonal vehicle
storage A11 the area north vfSR-290 in the aiciruty is located wzthin the [Jrban categary afthe
Cornprehenslve Plan The LJrban categary also extends along the south side of SR-290 at a depth
of appraxim.ately 200 feet, while further to the south the land is deslgnated within the Industnal
category of the PIan
Praject Descriptian The appl~cant seeks a rezone ta the Lxght Industnal (1-2) zone to
allow development of a 2,400 square foot fast foodldnve-in restaurant, a2,4D0 square foat
convenience storelgas statian and two self-service storage bwldings contaimng 52 mini-storage
ll'iu#s The total floor area of ihe proaect is 9,620 square feet The slte would be servecl by an-
site sewage disposal Two access points are illustrated on the site plan, a nght-in/nght-out access
ta SR-290 at the southwest corner of the site, and a fu11 access along F4ora Road A six-fQVt-high
cyclone fence with 20 feet of Type I landscaping are shawn a1ang the north border of the site,
vsrith ive feet of Type HI landscaping illustra#ed adjacent to SR-290 and Flora Road The
applicant ts required by #he condi#lons of approval to dedicate nght ofway, reserve a future
acqiiisitlon area and rnalce road improvernents along the ftontage of the site with Flora Road
~ ~~~~~DURAL INFDRNIATYON
Appli+ca6le Zoning Regulatioms Spokane County Zomng Cvde Chapters 14 632 and 14 4[}2
Hearing Date aad Lucatian February 5, 1997, Spokane County ]Public Works Bulldin.g,
Lower Level, Commissioners Assembly Room, 1026 West $roadway, Spokane, WA
Notices Mailed January 17, 1997 by agplicant
Pasted January 19, 1997 by appltca.nt
Publlshed January 17, 1997
Corrrpliance The legal requirernents far pubiic natice have been met
HE Findrngs, Cancluslvns and Decislon ZE-44-96 Page 2
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Site Visit February 4, 1997 and February 28, 1997
Hearing Procedure: Pursuant to Resolution Nos 96-0171 (Heanng Examiner Ordinance)
and 96-0294 (Heanng Examiner Rules of Procedure)
Testimony
Francine Shaw Scott Engelhard
Division of Building and Planning Division of Engineering and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Mark Rohwer John Konen
WA State Department of Transportation Davld Evans and Associates
2714 North Mayfair Street 110 West Cataldo
Spokane, WA 99207 2090 Spokane, WA 99201
Glen MacPhee Matt Hawkins
17609 East Montgomery 2911 South Davis
Greenacres, WA 99016 Spokane, WA 99216
Items Noticed. Spokane County Comprehensive Plan, Zorung Code, County Code and
Resolution Nos 96-0171 and 96-0294 Also Board of County Commissioners Findings of Fact,
Decision and Conditions in Building and Planiung File No ZE-16-90, and Heanng Examiner
Findings of Fact, Conclusions and Decision in Buildmg and Planning File No ZE-24-96
C. ZONE RECLASSIFICATION ANALYSIS
In consideruig a rezone applicanon, Washington case law generally provides that (1) there
is no presumption in favor of the rezone, (2) the apphcant for the rezone must prove that
conditions have substantially changed in the area since the last zonulg of the property, and (3) the
rezone proposal must bear a substantial relationshlp to the public health, safety or welfare
Parkndee v Seattle, 98 Wn 2d 454, 462 (1978), Biarnson v Kitsap Countv, 78 Wn App 840
(1995) Spokane County Zorung Code Section 14 402 (1)(2) indicates that consistency with the
Comprehensive Plan, detnment to the public welfare and changed circumstances are relevant
cntena to consider in amending the Zorung Code
The proposed rezone must also be consistent with the Spokane County Zorung Code, the
State Environmental Pollcy Act, the County's Local Environmental Ordinance, and other
applicable land use regulations Conditions may be imposed to assure the consistency of the
proposal with applicable regulations
The following findings of fact and conclusions are made
1 The nronosal generallv conforms with the Spokane Countv Generalized Comnrehensive Plan
A county's comprehensive plan provides guidance to the heanng body in making a rezone
decision Belcher v Kitsan Countv, 60 Wn App 949, 953 (1991) Deviation from a
comprehensive plan does not necessanly render a rezone illegal, only general conformance is
required Bassaru v Countv Commissioners, 70 Wn App 389, 396 (1993)
HE Findings, Conclusions and Decision ZE-44-96 Page 3
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The site is designated in the Urban category of the Comprehensive Plan The Division of
Building and Planning found that the proposal did not generally conform to the policies of the
Urban category and recommended denial of the proposal
The Urban category is intended to provide the opportunity for a"citylike" environment,
including a vanety of land uses served by a high level of public facilrties and services It is
pnmanly a residential category of single-famlly, two-family, multifamily and condominium
buildings, along with neighborhood commercial, light industnal, publlc and recreational
facilities Comprehensive Plan, Urban category The Urban category states that the more
intensive uses such as light industnal and neighborhood commercial should be located near the
heavily traveled streets, with the less intensive uses such as residential isolated from the noise
and traffic The Urban category indicates that buffenng, screerung or other performance
standards may be required to make potentially conflicting land uses companble
The applicant seeks to rezone the site from the Urban Residential-3 5 zone to the Light
Industnal (I-2) zone, to allow development of a dnve-in restaurant, convenience store, gas-stop,
and self-service storage units Zorung Code 14 632 100 provides as follows
The purpose of the I-2 zone is to meet the needs for industnal land
identified in the Industnal Category of the Comprehensive Plan
Industnal uses in this zone will include processing, fabncation, light
assembly, freight handling and similar operations, all of a non-offensive
nature It is the intent of the I-2 zone to allow for these uses by making
them compatible with surrounding uses General charactenstics of these
areas include paved roads and sidewalks, public sewer and water, a full
line of public services including manned fire protection and pubhc
transit accessibility
The Board of County Commissioners recently amended the Industnal Zones Matnx, Zorung
Code Chapter 14 629, to allow several new commercial uses in the industnal zones of the Zorung
Code (Counry Resolution No 96-0787) In the I-2 zone, this includes certain designated uses
as well as virtually all uses allowed in the Regional Business (B-3) zone, provided the
development standards of the B-3 zone are met Thls amendment recogruzed that industnal uses
generate a demand for commercial services which can be met by allowing general commercial
uses in the I-2 zone, and to a more limited extent in the Industnal Park (I-1) and Heavy Industnal
(I-3) zone
A self-service storage facility is a permitted use in the I-2, I-3 and B-3 zones, but is not
allowed in the I-1, Commuluty Business (B-2) or Neighborhood Business (B-1) zones A dnve-
in restaurant is a permitted use in all industnal zones, and is allowed in all business zones except
for the B-1 zone A grocery store and an automobile service station are permitted uses in the I-2,
B-2 and B-3 zones, with some limitations on lntensity and size in the B-1 zone See Zorung
Code 14 624 210 (1)(5)
The Heanng Examiner recently approved a rezone of a site located in the Urban category of
the Comprehensive Plan from the Urban Residential-3 5 zone to the B-3 zone, for development
of a self-servlce storage facility This site is located along Sullivan Road, near the southeast
corner of Wellesley Avenue and Sullivan Road (ZE-24-96) This was allowed because of the
HE Findings, Conclusions and Decision ZE-44-96 Page 4
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proximity of other commercial uses, the typical low impact of self-service storage units, the
neighborhood-serving function of such use, the limited signage proposed, the additional
landscaping and sight-obscunng fence proposed, and the preference stated by adjacent single-
family residents to such use over multifamily development of the site The Board of County
Commissioners, in Building and Planrung File No ZE-16-90, rezoned a 7 3 acre site that abuts
the current site on the west to the I-2 zone of the Zoning Code, for development of mini-storage
warehouses and recreational vehicles The Board noted the locatlon of such project along
SR-290, the lack of objection from adjoirung landowners, the relatively low impact of the
proposed storage use, and the greatly changed conditions of the area as support for the rezone
The changed conditions noted by the Board included the increase in auto and truck traffic along
SR-290, the increase in trains along the nearby railroad line, and the proximity of the site to the
expanding Spokane Industnal Park The Board limited signage for such use to one detached
advertising sign not to exceed 20 feet in height and 40 square feet in surface area (consistent with
the I-2 zone signage standards at the time), and along the north and west property lines of the site
required 30 feet of Type I landscaping, a three foot high berm and a sight-obscunng fence The
site plan for such project also demonstrates ten feet of Type II landscaping along the frontage of
the site with SR-290, but no sidewalk
All the uses proposed by the applicant, except for self-service storage, are permitted uses in
zones that the Zorung Code states can implement the Urban category of the Comprehensive Plan,
i e the I-1 and B-1 zone Further, the record indicates that the self-service storage uruts proposed
are essentially a neighborhood business use that has low traffic and other less intensive land use
impacts than most uses allowed in the B-2 and B-3 zones The only wealazess in this argument is
that the development standards of the I-1 and B-1 zones are generally more stnct than those of
the I-2 and B-3 zones Compared to the standards of the B-3 zone, the I-1 zone applied to the
proposal would require greater setbacks, enhanced landscaping, more lunrted signage, and a
screen.ing requirement along the north and east boundanes of the site The B-1 zone would
require reduced signage for the site, as well as a reduced building height (20 feet) for the fast
food restaurant and northernmost mini-storage building, compared to the applicable B-3
standards With these considerations in mind, County staff also recommended enhanced
landscaping, increased setbacks, more limited slgnage, etc if the proposal was to be approved
The applicant pointed out that the percentage of building coverage on the site as developed
would be 17 which is much less than the 50 % maxtmum building coverage allowed in the
B-1 and I-1 zone, and less than the 60 % allowed under the B-3 development standards No
buffenng is needed to the west, considenng the I-2 zorung of the adjacent property The
proposed screerung and landscaping along the south and east borders of the site appear adequate
to buffer the site from adjacent land uses and the adjouung streets The proposed buildings have
been set back an extraordinary distance from Trent Avenue, and the applicant has proposed the
installation of sidewalk along the frontage of the srte with SR-290 even though not specifically
requued by County Engineenng The landscaping illustrated on the site plan for the south and
east borders of the site is consistent with landscaping requued in the B-1 zone
The north border of the site abuts the existing or future playgrounds of an elementary
school, on a school site zoned UR-3 5 The Examiner agrees with County staff that the applicant
should provide 20 feet of Type I landscaping along such border as required, and that the trees
illustrated on the site plan along such border do not provide an adequate buffer The Examiner
agrees with the applicant that a cyclone fence is the most appropnate fencing along the north
HE Findings, Conclusions and Decision ZE-44-96 Page 5
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border, for secunty purposes and considenng such border does not abut any single-family
residences A three-foot-high berm should also be required along the north border of the site
within the landscaping stnp, as recommended by County staff and agreed to by the applicant
The applicant has agreed to limit the building height of the mini-storage buildings to 30 feet, and
the B-3 standards limit the height of the other buildings on the site to 35 feet See Zoning Code
14 628 335
Regarding signage, the Examiner feels the B-1 zone and I-1 zone signage standards are too
limrting for the proposal, consldenng the visibility needed for the commercial uses proposed, and
the location of the site along a Pnncipal Artenal and state highway However, some limitation
on the B-3 signage standards that apparently apply to the proposal is called for due to the
adjacent elementary school, the residential uses in the viciruty and the Senu-Rural Residential-5
zoning to the east Only on-premises signs (i e no billboards, etc ) will be allowed No flashing
signs, signs that project over public nght of way, or signs that obstruct safe vision for pedestnans
or vehicular traffic will be allowed Only one freestanding sign for a multiple business complex
will be permitted, and such sign cannot exceed 200 square feet in sign area, nor be taller than 35
feet in height The proposed free-standing sign shown on the site plan meets these requirements
On-premises wall signs for multiple business complexes may be allowed, as allowed under the
applicable zoning
The applicant objected to not being able to locate improvements such as optional parlang
and required landscaping wrtlun the 20 foot future acquisrtion area required along the frontage of
the site with Flora Road The existing nght of way of Flora Road, designated by the Artenal
Road Plan as a Pnncipal Artenal, is 60 feet The Artenal Road Plan (ARP), which is part of the
Comprehensive Plan, recommends a future nght-of-way of 100 feet for Pnncipal Artenals The
ARP also recommends early acquisition of future nghts of way and easements from new
development, consistent wrth the width of nght of way recommended in the ARP for a particular
class of artenal Comprehensive Plan, p 237 and 249 While the applicant contended that such
additionai nght of way would not be needed for several years, it was also suggested that Flora
Road would be connected to Interstate 90 at some pomt in the future
The Heanng Examiner finds the 20 foot future acquisition area requested by the County to
be excessive, considenng the recommended nght of way widths required by the 1995 County
Road Standards County Engineenng has requued Flora Road to be improved to a Three Lane
Minor Artenal standard along the frontage of the development at the current time It seems
highly improbable that Flora Road would need to be improved to more than a Five Lane
Pnncipal Artenal standard (four lane facility with center turn lane) within the next several years
The needed nght of way width for such an artenal is only 78 feet, in contrast to the 100 foot nght
of way section indicated in the ARP for a Pnncipal Artenal See 1995 Spokane County Road
Standards (County Resolution No 95-0498), section 3 08, Table 3 02 and Sheet A-1 of Standard
Plans While the ARP contemplates that "208" and sidewalks will be placed witlun the nght of
way, the 1995 County Road Standards now allow such improvements to be placed in easements
outside the nght of way See ARP, p 246-47, and 1995 County Road Standards, Sheet A-1 of
Standard Plans
Under the circumstances presented, it is the opiruon of the Examiner that the future
acquisition area should be limited to nlne (9) feet, based on a 78 foot future nght of way The
required sidewalk, landscaping, "208" drainage and signage should be placed outside such area,
HE Findings, Conclusions and Decision ZE-44-96 Page 6
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as recommended by County staff See the analogous provisions of Zorung Code Chapter 14 710
(ArtenaURoad Overlay), relating to keeping such improvements outside the future acquisition
area While this is less relief than requested by the applicant, it does provide an additional 11
feet witlun whlch to locate improvements It must also be kept in mind that the applicant's
hardslup is essentially self-imposed, resultvng from the design of the proposal and not the
location of existing improvements
County staff expressed concern that the rezone would encourage "stnp" commercial
development along SR-290, which result is discouraged by the Major Commercial category of
the Comprehensive Plan The nearest Major Commercial category to the site extends east of
Sullivan Road along the north side of SR-290 for about a quarter mile This area is zoned I-2 and
the only existing development withln it is a large industnal building located at the northeast
corner of SR-290 and Sullivan Road The Major Commercial category also extends west of
Sullivan Road, along the same side of SR-290 for a considerable distance Most of the
commercial uses in the general area, including two converuence stores, a grocery store and other
neighborhood-serving businesses, are located in such Major Commercial area about two miles
west of the site An adjacent property owner testified that that the I-2 zoned parcel abutting the
site on the west could be converted to a commercial center in the future, although this would
require approval of a change of conditions application Such site is only 250 feet from the
intersection of Flora Road and SR-290, and could be considered along with the current proposal
as part of a commercial node and not stnp development There is insufficient evidence in the
record to conclude that the vacant land lying between such I-2 zoned site and the industnal use
located adjacent to Sullivan Road to the west will necessanly fill-in with commercial stnp
development
The record clearly indicates that the site is not suitable for resldential development, due to
the high volume of automobile and train traffic adjacent or near the site, the proximity of
industrial uses south of SR-290 and the adjacent I-2 zone to the west The proposal as
conditioned will not have a sigiuficant negative impact on land uses in the vicinity The self-
service storage uruts proposed will provide a good buffer between the more intense commercial
uses proposed and the adjacent elementary school Flora Road provides a buffer between the
proposal and the land uses to the east
Finally, the Examiner notes that the proposal is served by a high level of public services, as
recommended for development within the Urban category Whule the site is not served by public
sewer, the Health Distnct indicates that the topography and soils on the site are generally suitable
for on-site sewage disposal
2 Conditions in the area in which the propertv is located have chanized substantiallv since the
pronertv was last zoned
In applying the changed circumstances test, courts have looked at a vanety of factors,
including changed public opuuon, changes in land use patterns in the area of the rezone proposal,
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
HE Findings, Conclusions and Decision ZE-44-96 Page 7
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 Btarnson. at 846, Save Our Rural Environment v Snohomish County, 99
Wn 2d 363, 370-371 (1983)
As discussed above, the proposal is generally consistent with the Comprehensive Plan
There is also ample evldence of changed conditions in the area slnce the last zomng of the site,
whether this is considered to be the Agncultural zomng of the site in 1942 or the transition
zorung of the site to the UR-3 5 zone in 1991
3 The nronosed rezone does bear a substantial relationship and is not detnmental to the oublic
health. safetv and izeneral welfare
General consistency with a local govemment's comprehensive plan is relevant in determirung
whether a rezone bears a substantial relationstup to the public welfare Bassatu, at 396-98 As
noted, the proposal generally conforms to the Comprehensive Plan No opposition was
expressed to the proposal by the public, and support was expressed by the adjacent landowner to
the east The proposal as conditioned is adequately buffered from adjacent land uses
4 The vroDosed zone change complies 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
Nonsigluficance issued by the Division of Building and Planrung No adverse comments were
received from public agencies that would dictate a need for withdrawal of such environmental
determinahon
5 The pronosal. as conditioned, complies with the Light Industnal (I-2) zone. the Snokane
Countv Zonin2 Code (SCZC). and anvlicable land use reLyulations
The proposal has been conditioned for compliance with the applicable requuements of the
Zorung Code and other applicable regulations
HE Findings, Conclusions and Decision ZE-44-96 Page 8
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III DECISION
Based on the Findings of Fact and Conclusions above, the above application for a zone
reclassification is hereby approved, subject to the conditions of the vanous public agencies
specified below
Failure to comply with the conditions of this 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
SPOK,ANE COUNTY DIVISION OF BUILDING AND PLANNING
1 The proposal shall comply with the Light Industnal (I-2) zone as amended
2 The applicant shall develop the subject property in stnct compliance with the site plan
presented to the Heanng Examuler on February 5, 1997, as modified to comply with the
conditions of approval and development regulations All aspects of the concept and proposal
shall be binding on the development, including proposed use Vanations, to be approved by the
Planrung Director/designee, shall only be allowed to meet regulation standards and cond.itions of
approval Any other modification must be presented to the Heanng Examiner for review and
approval
3 Approval is required by the Director of the Division of Building and Planrung /designee of
a specific lighting and sigrung plan for the descnbed property pnor to the release of any building
permits
4 Direct light from any extenor area lighting fixture shall not extend over the property
boundary
5 A specific landscape plan, planting schedule and provisions for malntenance acceptable to
the Director of the Division of Building and Planning/designee shall be submltted wrth 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 The entire twenty foot w-ide stnp shall be landscaped with Type I landscaping A three-
foot-high berm shall also be installed within such landscaped area No dnveways or structures
shall be placed in the landscaping strip except for emergency vehicle ingress/egress if required
by the Fire Department
7 The building height of the proposed mini-storage buildings shall be limited to 30 feet
8 No off-premises sigps or flashing signs are allowed Freestanding signs shall be limited to
one freestanding sign for a multiple business complex, wluch sign shall not exceed 200 square
feet in area nor be taller than 35 feet Signs that project over public nght of way or that obstruct
safe vision for pedestnans or velucular traffic are prolubited
HE Findings, Conclusions and Declsion ZE-44-96 Page 9
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9 The Spokane County Division of Building and Planning shall prepare and record with the
County Auditor a Title Notice specifying a future land acquisition area for road nght-of-way and
utilrties The reserved future acquisition area Trtle Notice shall be released, in full or in part, by
the Division of Building and Planrung The notice should be recorded within the same time
frame as an appeal and shall provide the following
a At least rune (9) feet of reserved future acquisition area for road nght-of-way and
utilities, in addinon to the existing andlor newly dedicated nght-of-way along Flora Road
b Future buildmg and other setbacks required by the Spokane County Zorung Code
shall be measured from the reserved future acquisition area
c No required landscaping, parlang, '208' areas, drainfield or allowed sigis should be
located within the future acquisition area for road nght-of-way and utilities If any of the
above improvements are made witlun 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 allowed (such as landscaping,
parking, surface drainage, drainfield, signs or others) therein shall be considered intenm
uses
e The property owner shall be responsible for relocating such "intenm" improvements
that are allowed at the time Spokane County makes roadway improvements following
acquisition of said future acquisition area
10 The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Trtle Notice noting that the property in queshon is subject to a vanety of special
conditions imposed as a result of approval of a land use action This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question The Title Notice
should be recorded witlun the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Building and Planning The Trtle Notice shall
generally provide as follows
The parcel of property legally described as the east 276 feet of the NE 1/a of Section 1,
Township 25 North, Range 44 EWM, in Spokane County, Washington lymg north of Trent
Road CPH No 33 and south of the north line of the vacated canal right-of-way, is the
subject of a land use action by the Spokane County Hearing Examiner on February 5, 1997
imposing a variety of special development condihons File No ZE-44-96 is available for
inspection and copying in tbe Spokane Drvision of Building and Planning
11 The Division of Building and Planning shall file with the Spokane County Auditor, within
the same time frame as allowed for an appeal from the final disposltion, including lapsing of
appeal penod, a Title Notice, which shall generally provide as follows
"Pnor to the issuance of any building permit for any building or any use on the property
descnbed herein, the applicant shall be responsible for compl}nng with the provisions of the
Zomng Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The
HE Findings, Conclusions and Decision ZE-44-96 Page 10
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property which is the sub,Ject of this notice is more particularly descnbed as follows The east
276 feet of the NE'/4 of Section 1, Township 25 North, Range 44 EWM, in Spokane County,
Washington lying north of Trent Road CPH No 33 and south of the north line of the vacated
canai nght-of-way
SPOKANE COUNTY DIVISION OF ENGINEERING
Prior to release of a building permit or use of property as proposed:
Pnor to issuance of a building permit or at the request of the County Engineer in conjunctlon
with a County Road ProJect/Road Improvement Distnct, whichever comes first
1 Applicant shall dedicate the applicable radius on Flora Road and SR-290
2 Access permits for approaches to the County Road System shall be obtained from the
County Engineer
3 Access permits and improvements to State Highway 290 must be approved by the
Washington State Department of Transportatlon (W S D O T)
4 Applicant shall submit for approval by the Spokane County Engineer road, drainage and
access plans
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 entue project or portion thereof if the development is phased
6 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parlang stalls shall be in accordance
with standard engineenng practices Paving or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by vehicles
7 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
8 The County Engineer has designated a 3 Lane Minor Artenal Roadway Section for the
improvement of Flora Road wluch is adj acent to the proposed development Tlus will require
the addition of approxunately 13 5-15 5 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
9 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 pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
10 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to
this proposal
HE Findings, Conclusions and Decision ZE-44-96 Page 11
11 No construction work may be performed within the existing or proposed nght of way until
a permit has been issued by the County Engineer All work within the public road nght of way is
subject to inspection and approval by the County Engineer
12 All required construction withui 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
13 Whlle the County Artenal Road Plan identifies Flora Road as a 100-foot-wide Pnncipal
Artenal, the Heanng Examiner has found that a 78-foot-wide nght of way would be sufficient to
accommodate the future expansion needs for Flora Road under the Spokane County Road
Standards The existing nght of way width of 60 feet is not consistent with such nght of way
needs In order to implement the Artenal Road Plan, it is recommended that a stnp of property
rune (9) feet in width along the Flora Road frontage be set aside in reserve This property may be
acquired by Spokane County at the time when Artenal Improvements are made to Flora Road
15 The appllcant is 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 obligahon for adjustments or relocation
regarding these utilihes The applicant should check with the applicable utilities and the
Spokane County Engineer to determine whether the applicant or utility is responsible for
adjustment or relocation costs and to make arrangements for any necessary work
16 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
SPOKANE REGIONAL HEALTH DISTRICT
1 A combined surface water and sewage disposal detailed plan shall be approved by the
Spokane County Engineer and Spokane Regional 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 Director of Utilities for Spokane
County
3 Water service shall be coordinated through the Director of Utilities for Spokane County
4 Water service shall be by an existmg 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 permits 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
HE Findings, Conclusions and Decision ZE-44-96 Page 12
,
,
SPOKANE 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 on compliance
with all rules and regulations of the Spokane County Health Distnct and is further conditioned
and subject to specific application approval and the issuance of permits by the Health Distnct
2 A covenant agreement shall be signed by the owner of the site stating The Owner(s) or
Successor(s) in interest agree to authonze 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 petition against the formation
of a ULID by resolution method pursuant to RCW 36 94 wluch includes the Owner(s) property
PROVIDED, this condition shall not prohlbrt 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 LJLID by either petition or resolution under RCW 36 94
3 Each new urut shall be double-plumbed for connection to future area wide collection
systems
4 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY
1 All au polluhon regulahons must be met
WASHINGTON STATE DEPARTMENT OF TRANSPORTATION
1 The applicant shall apply for and obtain a valid WSDOT road approach permrt for the
proposed access onto SR-290 The design of this nght turn channelization and the approach onto
SR-290 will need to be submitted as part of the applicant's WSDOT road approach permit
application
2 Any signs visible from SR-290 will need to be reviewed by WSDOT for approval
3 No drainage from this site will be permitted onto state nght of way All drainage must be
dealt with on-site
HE Findings, Conclusions and Decision ZE-44-96 Page 13
.
DATED this 17'' day of March, 1997
SPOKANE COUNTY HEARING EXAMINER
Michael C Dempsey, WSBA #ft35~
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 Exanuner on an application for a zone reclassification and accompanying SEPA
determinatlon is final and conclusive unless wrthin 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, Waslungton However, RCW 36 70B 110 (9)
indicates that adnurustrative appeals of county land use decisions and SEPA appeals shall be
filed with the board of county commissioners within fourteen (14) calendar days of the date of
the decision
This decision was mailed by certified mail to the Applicant on March 17, 1997
DEPENDING ON WHICH APPEAL PERIOD REFERENCED ABOVE LEGALLY
APPLIES, THE APPEAL CLOSING DATE IS EITHER MARCH 27, 1997 OR MARCH
31,1997.
The complete record in tlus matter, including this decision, is on file dunng the appeal penod
with the Office of the Heanng Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245 The file may be inspected dunng normal
working hours, listed as Monday - Fnday of each week, except holidays, between the hours of 8 00
a m and 4 30 p m Copies of the documents in the record will be made available at the cost set by
Spokane County ordinance
HE Findings, Conclusions and Decision ZE-44-96 Page 14
~
~ CameIed ENGINEER' S REVIEW SHEET
Date Filcd
Date As Built Plsns Reccivcd
Date Raad PInus Approvcd REZONE FILE #ZE-044-96
New Road S1.11Y13f(I5 5 14-9.5 !14y1ar Fi-
Cc►mpanian Fle
Related Fife
Heuriag Date: 4210511997 fi Time: 49:00 H Number: 1
DESIGN Reriew Date: 10/17/1995 DR Time: 01:15 Building Dept
Review Date: R Time: R Number: DESIGN REVIEW M DRZE-227-96
Date Rcccived: 09l25!1996 Review Type: L-zTBe Ut IIldg. Squut+e Fcrc:
Na. Irots: 0 No. Acres: 1.93
Project Name: 1JR-3.5 TO !-Z RES'T/C-STORE/GAS Range-Towtuhip-Srction: 44-25-1
Site Address: W FLORA C 170191N TRENT/S WELLESLE-Y PaRCEL(S): (fiBt 20)
Appiicant Name: GLEN MAC P'HEE Phone # 928-0821 450I 1.9C}43
Appiicant Address: 17609 E MONTGOMERY pfione 2A+;
GRrENACRFS WA 99016 Date Conclitians Mailc<i:
r r 7 7
Flcwd "Lutic: No Water Source: 4 Sewer Source: Schuol lli5t: 361 Fire Disr. 1 Phone Dist:
Billing Name: Owner G[.LN MAC PHEE Engineer: KERREL BEI1.
:'ldciress: Owner Aclciress: 176()9 E MO1vTGOMERY Company: DAVlD EVANS dt ASSOC [NC
GREENACRES WA 99016 Address: 110 w CATAI.DO AvL
SPOKANE Vti`A 992201
Pltione: Owner Phone: 928-p821 Pltone: (5U9) 327-8697
Signed Name: pax; (509) 327-7345
Buildiag/Planning Contact: FRANCiNE SHAW Planning Phooe # 456-3675 Huilding Phane fl 456-2205
Date Submitted Descriptian Initials
,
DATE TECHNICALLY COMPLETE TECHNICALLY
COMPLET'E (NO)
UA"I'E PAY FEES RECEIVED
DATfi PRIORITY FEBS RECCIVED COPY TO ACCOUiVTING
F[NAI_ PLAT FEFS COMPLETED AND COPY TO ACCOUNTING ~
NOTICE TO PUBLIC / NOTICE TO Pt7BL[C # 1 3 4 b COMPLETED - OR NEEDS TO BE SIGNED
tn-t)ut 41 In•Out N3 Itt-0ut t3
DESIGN DEVIATION DATE.S IN-OUT
lnOut p1 Irt-Out d5 tn (1ut ~6
1 I 80ND QUANTITIES FOR DRAINAGE ITEVL CALCULATEU I
DATE BOND RECEIVED BOND AMOUNT RECFiVFD
DATE BOND RELEASE - DATE AONn REDI_ICFD AOND BALANCE
1{catttig I7atc .l' AF?pcovcJ Dcnic.l Contittued
Appealai BCC BCC Decisioa Approved BCC Decision Dcntcd
STAMPED MYLARS TO PERMIT TCCHIVICIAN (SYIJSUZANNE)
I ! STAMPED 208 LOT PLANS TU ADMiNSTRATiVE ASSISTANT (SANDY)
~
. ~
ENGINEER' S REVIEW SHEET
AS BU1LT PLAtiS KECEIVED
DR REZONE FILE # ZE- .
Related File # ( )
AARD /1 ( DRZE-227-96 )
Date to Review f1
Date to AA & DR 10/ 17/ 1996 Time 1:15
Date Received 09125/ 1996
Large LoLs
Project Name UR-3.5 TO I-2 REST/C-STORE/GAS Ho, Locs o No. Acres 1.93
Range - Township - Scction
asol i.9oo3
SITE A.DDRESS W FLORA E 170191N TRENT/S VVELLESLEY PARCEL
Applicant's Name GLEN MAC PHEE Phone 928-0821
Address 17609 E MONTGOMERY Phonc 2#
GREENACRES WA 99016
FLOOD ZONE No W S School 361 Date Conditions Mailed
Billing Name Owner GLEN MAC PHEE Engineer KERREL BELL
Address Address 17649 E MONTGOMERY Company DAVID EVANS & ASSOC INC
GREENACRES WA 99016 Address 110 W CATALDO AVE
Signed Phone 928-0821 Ciry SPOKANE, WA 99201
Phone Phone/FAX (iM)327-8697 FAX (509)327-7345
Date
Building Coatact Person: FRANCINE SHAW Phone # 456-3675
Date Submitted Description Enitials
J / DATE FEES RECEIVED
! 1 DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING
~ I F[NAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN
NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED
DESIGN DEVIATtON SUBMITTED/DATE COMPLETED - MAILED
ALTERATION TO PLAT - BLOCKS & LOTS
BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED
r ~ DATE BOND RECEIVED - BOND AMOUNT RECENED
DATE BOND RELEASED - DATE AS BUILT RD PLANS / J
HEARING EXAM APPROVED )ENIED )PEALED BCC
APPEALED PROJECT APPROVED -E.NIED
~ I STAMPED MYLARS TO PERMIT TECHNIeIAN (SYLISUZANNE)
STAMPED 248 LOT PLANS TO ADMIN[STRATIVE ASSISTANT (SANDl)
~C.~jtC~'f- ' L/~vca ~~_IL~J~ ~~lZ - -1~~
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SPOKANE ~OUNTY HEARING EXAMINER RErF~~/T*-)
F E Li ii 4 41
IN THE IviAT"I'~R CDNCERNING ZE-44-96, } CoO Eauerq
Zone Rec-lasslficatton frorn L1rban Res1dentiai-3 5} NOTICE OF
(UR-3 5) #o Light Industrial-1l2 0-2) } PTJ$LZC HEARING
)
Applicant Glen MacPhee ~
TO A11 intercsted persons, and property owners and taLx payers withln 400 feex vf
prapasal, a~ listed vn Spakane County Assessorfs records
~OU ARE HEF~BY NO`nFIED TH.A.T A PL}`BLTC IiEARING WILL BE HELD ON
THE ABOVE REFEREN~ED LAND USE APPLICA`I'ION, A,S SE"i" FOR7'H BELOW
Hearing Date February 5, 1997 'Fivie 900 a m
Flace Comrnissioners' Assembly Room, Lawer Level, Spokane Caunty Publ~~ Works
Bu.ilding, 1026 West Broadu+ay, Spokane, Washington
Propnsal Zone Reclassi~ica#ion from Urban Residentlal-3 5 (UR-3 5) to Light Industnal
(I-2) for thase uses allowed in t.he Light Indust.n~L (1-2) zone
Applicant/Owner ~'rlen MacPhee
17609 East Montgornery
Greenacres, WA 99016
(509) 92$-0821
Ilocation Generally located at #he nor#hwest corner af Trent Avenue and Flora Rvad in
Section 1, Tawnship 25 North, Range 44 EW M, Spokane Caunty, Washingtan
Existing Zoning• Urban ResidentYal-3 5 (iJR-3 5)
Comprehensive Plan- TJrba.n
Ew- ironmental De#ermination {SEPA} A Determrnatson of Nonsigrnf cance (DNS)
has beenissued The Divlsion of Building and Planninc.; 1s the lead a~~~~y The afficial
conuxaent penod ends F~bruary 3, 1997
Related Permi#s Nat Included tn Applicativn None proposed concurrent wlth the
praposed zone reclassrfcation
Division of Buildmcy and Planning Staff Ferson Francine Shaw, Planner 11
(509) 456-2205
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2-5-97 HE Staff Report for ZE-44-96 page 3
Comprehensive Plan Map
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SPOKANE COUNTY PUBLIC WORKS DEPARTMENT
DIVISION OF BUILDING AND PLANNING
TO SPOKANE COUNTY HEARING EXAMINER
FROM CURRENT PLANNING SECTION
DATE° FEBRUARY 5,1997
SUBJECT: ZE-44-96, ZONE RECLASSIFICATION FROM URBAN
RESIDENTIAL-3 5(UR-3.5) TO LIGHT INDUSTRIAL (I-2)
I GENERAL INFORMATION
Applicant Glen MacPhee
17609 East Montgomery
Greenacres, WA 99016
(509) 928-0821
Agent David Evans and Associates
110 West Cataldo
Spokane, WA 99201
(509) 327-8697
Contact Planner. Francine Shaw
Location. Generally located at the northwest corner of Trent Avenue and Flora
Road in the NE '/4 of Section 15 Township 25 North, Range 44 EWM, Spokane
County, Washington
Proposal. Zone Reclassification from Urban Residential-3 5(UR-3 5) to Light
Industnal (I-2) for a restaurant, retail sales, self-service storage facility and those
uses allowed within the Light Industrial (I-2) zone
II. SITE INFORMATION
A. Site Size Approximately 1 93 acres
B Comprehensrve Plan
1 Land Use Plan The property is located wnthin the Urban category of
the Comprehensive Plan and the Pnority Sewer Service Area (PSSA)
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overlay zone The Urban category is pnmarily a residential category of
single family, two-family, multiple family and condominium buildings
along with neighborhood commercial, light industnal, and public and
recreational facilities The more intensive land uses such as light
industrial and neighborhood commercial will be located near heavily
traveled streets while the least intensive single-family residential uses
will be isolated from noise and heavy traffic Light indlistnal and
neighborhood commercial land uses are typically implemented by the
Light Industnal (I-2) and Neighborhood Commercial (B-1) zones of the
Spokane County Zoning Code, respectively
Self-service storage facilities aze identified in the Spokane County
Zoning Code Industnal Zones Matrix and Business Zones Matrix as a
permitted use in the Light Industnal (I-2) and Regional Business (B-3)
zones, respectively The proposed zone reclassification for the purpose
of allowing a mini-storage facility may be consistent with the Goals,
Objectives and Decision Guidelines of the Urban category of the
Comprehensive Plan if buffering, landscaping and other appropnate
measures needed to ensure compatibility with the surrounding
neighborhood are included as site improvements for the proposed
development of the subject site However, the request for a zone
reclassification from Urban Residential-3 5(UR-3 5) to Light Industnal
(I-2) for a self-service stoiage facility does not make the proposed use
more compatible with the Urban category of the Comprehensive Plan
The proposed drive-through restaurant and converuence store are
identified by the Industrial Zones Matrix as permitted uses within the
Light Industnal (I-2) zone by reference to the Business Zones Matrix,
Regional Business (B-3) zone There are few land uses and activities
found in the Urban category that would be inappropriate, however the
Comprehensive Plan specifically identifies mirung, major commercial
users, heavy industnal users, and intensive farming as uses that would
not be compatible within Urban areas (Spokane County Comprehensive
Plan, Section 1, Urban category, Detailed Defirutions, D Non-
Compatible Uses) The Regional Business (B-3) zone is not intended to
implement the Urban category but more appropnately should be used to
implemented the Major Commercial category of the Comprehensive
Plan Utilizing the Light Industnal (I-2) zone does not ensure
compatibility with the Urban category when the uses proposed are
allowed in the Regional Business (B-3) zone Therefore, the proposed
zone reclassification is not consistent with the Goals, Objectives and
Decision Guidelines of the Urban category of the Comprehensive Plan
2 Arterial Road Plan• The subject site is located north of and adjacent to
Trent Avenue and west of and adjacent to Flora Road The Spokane
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County Arterial Road Plan identifies Flora Road as a Principal Artenal
with a planned nght-of-way width of 100 feet To implement the Arterial
Road Plan, the County Division of Engineering will require that a stnp
of property 20 feet in width along Flora Road be set aside as a Future
Acquisition Area (FAA) Trent Avenue is a State highway The
Washington State Department of Transportation has requested right turn
channelization on Trent Avenue be provided for the developrnent of this
proposal
C. Site Characteristics The site is relatively flat and is currently occupied by a
single family residence and two accessory structures Vegetation located on site
include deciduous and evergreen trees and shrubs Several vehicles are stored
on site along with other items associated with single family development Trent
Avenue and Flora Road are paved and are absent of curbs and sidewalk
Overhead utility lines are located along the site's east property line with an
abandoned canal located along the north property line
E Neighborhood Characteristics The surrounding neighborhood is relatively
flat and encompasses varlous land uses including single family and two-family
residential development, an elementary school, and vacant undeveloped land
Located south of Trent Avenue is the Burlington Northern Railroad
F Zoning Analysis The purpose of the Light Industrial (I-2) zone is to meet
the needs of the industrial land identified in the Industrial category of the
Comprehensive Plan Industrial uses in this zone will include processing,
light assembly, freight handling and similar operations, all of a non-
offensive nature It is the intent of the Light Industrial (I-2) zone to allow
these uses by making them compatible wlth surrounding uses General
charactenstics of these areas include paved roads and sidewalks, public
sewer and water, a full line of public services including manned fire
protection and public transrt accessibilrty
A vanety of zoning categories exist wrthin the viciruty of the project srte
including residential, industrial and commercial zoning categones The mix
of categones provides a stable land use environment for the neighborhood
and surrounding areas In 1990 a zone reclassification request (ZE-16-90) to
Light Industrial (I-2) was approved for the property located west of and
adjacent to the project site Although no development has occurred to date
the proposed development of this srte includes an extensrve muu-storage
complex This zone reclassification was approved upon condition of
approval requinng extensrve structure setbacks, increased landscape strips
and features, and limrted signage in order to assure compatlbility of the
proposal with the surrounding neighborhood
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Also, an additional zone reclassification request (ZE-24-96) was recently
approved for a site located east of and adjacent to Sullivan Road
approximately 500 feet south of the intersection of Sullivan Road and
Wellesley Avenue Proposed development of this site included a 235 unit
miru-storage complex
The proposed minl-storage facility, drive-through restaurant and convenience
store are uses permitted within the Light Industrial (I-2) zone as identified in the
Industrial Zones Matrix and by reference to the Business Zones Matrix,
Regional Business (B-3) zone The site plan of record demonstrates general
compliance with the Regional Business (B-3) zone development standards and
regulations as required in Section 14 629 080 (P-3) of the Spokane County
Zoning Code
Proposal Urban Residential-3 5(UR-3 5) established in 1991, previously
established as Agricultural (A) in 1942 (ZE-4-24-42)
North Urban Residential-3 5(UR-3 5) established in 1991, previously
established as Agricultural (A) in 1942 (ZE-4-24-42)
South Heavy Industnal (I-3) established in 1991, previously established as
Manufactunng (M) in 1960 (ZE-4-60)
East Semi-Rwal Residential-5 (SRR-5) established in 1991, previously
established as Agricultural (A) in 1958 (ZE-480-58)
West Light Industrial (I-2) esLablished in 1990 (ZE-16-90), previously
established as Agricultural (A) in 1942 (ZE-4-24-42)
G Land Use Analysis Existing land uses wrthin the vicinity of the project srte
include two convenience stores, a grocery store and other
neighborhood/community serving businesses The majority of these businesses
are located two miles west of the project site and are located adjacent to Trent
Avenue Strip development is discouraged by the Goals, Objectives and
Decision Guidelines of the Urban category of the Comprehensive Plan The
proposal is located approximately one mile east of the existing commercial
development along Trent Avenue, and if approved, may set a precedence,
encouraging further strip development
Site Single family residence with accessory structures and storage
North Elementary school, playground and public utility substation
South Burlington Northern Railroad along with vacant and undeveloped land
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East Two-family and single family residences
West Storage of heavy equipment on vacant and undeveloped land
H Circulahon Access to the proJect site is provided by three points of
ingress/egress A single point of access is provided from Trent Avenue to the
south with two additional points of access provided from Flora Road to the east
Access pernut approval shall be obtained from the Washington State
Department of Transportation and the Spokane County Division of Engineering
prior to the issuance of any building permit
1. Design The project site is approximately 1 9 acres in size Proposed
development includes a 2400 square foot fast food/dnve through restaurant, a
2400 square foot convenience store/gas station along with two mini-storage
structures (contairung 52 total storage units) encompassing a total floor area of
9620 square feet The site plan illustrates a five (5) foot wide sidewalk adjacent
to Flora Road and Trent Avenue
1 Site Plan Data/Preliminary Plat Data
Proposed Site Plan
Number of Buildings Four buildings are proposed along wiih a pump
island and canopy for dispensing gasoline
Srte Coverage Approximately 17%
Total Floor Area 14,420 square feet
Building Setbacks. Proposed Required
Front yard (south) 35 feet from 35 feet from
the property line the property line
Flanking yard (east) 35 feet from 35 feet from
the FAA the FAA
Side yard (west) 5 feet none required
Rear yard (north) 20 feet 20 feet due to
required
landscaping
Parlang 53 stalls, 10 of which 37 stalls
are within the FAA
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Proposed Buffering/Landscaping Techniques The site plan illustrates
a five (5) foot-wide stnp of Type III landscaping located adjacent to Flora
Road and Trent Avenue and a 20 foot wide strip of Type I landscaping
along the north property line adjacent to the eYisting Urban Residential-3 5
(UR-3 5) zone The illustrated landscaping satisfies the requirements of
Section 14 806 040(2b) of the Spokane County Zoning Code However,
the Type III landscaping strip located adjacent to Flora Road is within the
Future Acquisition Area (FAA) Physical features such as landscaping,
signs, etc should not be located within the Future Acquisition Area If
these physical features are located and approved for construction within
the FAA, they shall be considered interim and shall be relocated and/or
removed at the expense of the properiy owner The Division of Building
and Planning recor.imends the applicant locate all proposed site
improvements outside the Future Acqulsition Area to avoid problems that
may be associated with relocating said improvements
Pnor to the issuance of any building permrt, the applicant shall provide
parking lot landscaping pursuant to Section 14 802 220 of the Zoning
Code
J. Drainage A drainage plan is requirecl This plari must be reviewed and
approved by the Spokane County Division of Engineenng and Roads prior to
issuance of any building permit
K Power Transmission Lines/Other Known Easements None identified
L Water Supply The proposal is within the Consolidated Irrigation Water
District # 19 The Spokane County Division of Utilities has recommended that
the use of private wells and water systems be prohibited
M Sewage Disposal The Division of Utilities has determined the topography and
soils within the area of the proposal are generally suitable for the use of on site
sewage disposal methods On site sewage disposal methods shall be authorized
by the Director of Utilities and shall be subject to application approval and
issuance of permits by Spokane Regional Health District
N School The proposal is in the East Valley School Distnct No 361 No
comments have been received
O Fire Protectioo The proposal is within Fire Distnct No 1 Although Fire ~
District No 1 has no objection to the proposed zone reclassification, the site plan
does indicate problems with fire apparatus access These issues shall be
addressed pnor to the issuance of any building permit
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P Cultural Resources None have been identified
Q Transit The project site is located within the Public Transit Benefit Area A
transit stop exists at the intersection of Flora and Trent which is adjacent to the
project site
R Critical Areas• None have been identified
III. ENVIRONMENTAL REVIEW
An Fnvuonmental Checklist was submitted by the sponsor and was reviewed by
the County Division of Suilding and Planning The review corisidered the
specifics of the proposal, other available information, County ordinances, other
regulations and laws, possible standard Conditions of Approval, the Generalized
Comprehensive Plan, and other County policies and guidelines The Division of
Building and Plaruung has determined that "No probable sigruficant adverse
impacts" would result from the proposal being developed and has issued a
Determsnation of Non Significance ("DNS")
The "DNS" was circulated to 14 other agencies ofjunsdiction and other
agencies/departments affected by the future development for review and
comment The "DNS" comment period ended February 3, 1997 and was
advertised 15 calendar days befote said date in the newspaper, by letter to
adjacent property owners witlun 400 feet of the proposal, and by notice on a sign
posted on the proposal site The Heanng Examiner may consider additional
envlronmental related testimony at the public heanng
IV. DIVISION OF BUILDING AND PLANIVING SUiVIVIARY AND
RECOMMENDATION
The proposal is generally inconsistent with the Goals, Objectives and Decision
Guidelines of the Urban category of the Comprehensive Plan with regard to
proposed uses as described in Section II B 1(Land Use Plan) noted previously in
this staff report
The srte plan illustrates mirumum compliance with the development standards
identified in Chapter 14 628 of the Spokane County Zoning Code and does not
illustrate any enhanced site improvements as mitigating measures to demonstrate
compatibility with the surrounding neighborhood The applicant could consider
increasing setbacks greater than the minimum distances identified in the Spokane
County Zoning Code, include earth berms and increased widths of required
landscape stnps, limit building height, reduced signage such as limiting the
number of signs permitted on site including the height and design of sign, etc
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Although the proposed self-service storage facilities may be consistent with the
Urban category of the Comprehensive Plan, the Division of Building and
Planning is recommending denial of this proposed zone reclassification
V CONllITIONS OF APPROVAL
i All conditions imposed by the Hearing Examiner shall be binding on
the "Applicant", which term shall include the owner or owners of the
property, heirs, assigns and successors
ii. Tbe zone reclassification applies to the following real property
The east 276 feet of the NE '/4 of Section l, Township 25 North, Range 44
EWM, in Spokane County, Washington lying north of Trent Road CPH
No 33 and south of the north line of the vacated canal right-of-way
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
1 The proposal shall comply with the Ltght Industnal 0-2) zor_e as amended
2 The applicant shall develop the subject property generally in accordance wrthin
the concept presented to the Hearing Examiner Vanations, when approved by the
Director of the Division of Building and Planning/designee, may be permitted,
including, but not limrted to building locdtion, landscape plans and general
allowable uses of the permitted zone A.11 variations must conform to regulations
set forth in the Spokane County Zoning Code, and the onginal intent of the
development plans shall be maintained
3 Approval is required by the Director of the Division of Building and Planrung
/designee of a specific lighting and signing plan for the descnbed property pnor to
the release of any building permits
4 Direct light from any extenor area lighting fixture shall not extend over the
property boundary
5 A specific landscape plan, planting schedule and provisions for maintenance
acceptable to the Director of the Division of Building and Planning/designee shall
be submitted with a performance bond or other suitable guarantee for the project
prior to release of building permits Landscaping sha11 be installed and
maintained so that sight distance at access points is not obscured or impaired
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6 The Spokane County Division of Building and Planning shall prepare and record
with the County Auditor a Title Notice specifying a future land acquisition area
for road right-of-way and utilrties The reserved future acquisrtion area Trtle
Notice shall be released, in full or in 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 20 feet of reserved future acquisition area for road right-of-way and
utilrties, in addrtion to the existing and/or newly dedicated right-of-way
along Flora Road
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 right-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 acquisrtion area, until acquired, shall be pnvate property and may
be used as allowed in the zone, eYCept 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"
improvements at the time Spokane County makes roadway improvements
after acquinng said future acquisition area
7 The Division of Building and Planning shall prepare and record with the Spokane
County Auditor a Title Notice noting that the property in question is subject to a
variety of special conditions imposed as a result of approval of a land use action
This Trtle Notice shall serve as public notice of the conditions of approval
affecting the property in question The Trtle Notice should be recorded within the
same time frame as allowed for an appeal and shall only be released, in full or in
part, by the Division of Building and Planiung The Title Notice shall generally
provide as follows
The parcel of property legally descrlbed as the east 276 feet of the NE 1/4 of
Section 1, Township 25 North, Itange 44 EWiNI, in Spokane County,
Washington lying north of Trent Road CPH No 33 and south of the north
line of the vacated canal right-of-way, is the subject of a land use action by
the Spokane County Hearing Examiner on February 5, 1997 imposing a
variety of special development condihons File No ZE-44-96 is available for
inspection and copying in the Spokane Division of Building and Planning
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8 The Division of Building and Planning shall file with the Spokane County
Auditor, within the same time frame as allowed for an appeal from the final
disposrtion, including lapsing of appeal penod, a Trtle Notice, which shall
generally provide as follows
"Prior to the issuance of any building permrt for any building or any use on the
property described herein, the applicant shall be responsible for complying with
the provisions of the Zoning Code for Spokane County, Section 14 706 (Aquifer
Sensrtive Area Overlay Zone) The property which is the subject of this notice is
more particularly descnbed as follows The east 276 feet of ihe NE '/4 of Section
1, Township 25 North, Range 44 EWM, in Spokane County, Washington lying
north of Trent Road CPH No 33 and south of the north line of the vacated canal
nght-of-way
Attached are conditions/comments submitted by the below listed agencies for this
file
Spokane County Division of Engineering and Roads, dated Jantzary 28,1997
Spakane Coianty Division of Utilzties, dated Jarittary 23, 1997
Spokarie Regional Health I)istrict, dated Januaiy 21, 1997
Spokane County Air Pollution Cantiul Autliority, dated January 14, 1997
Spokane County Fire Distnct No l, dateci December 5, 1996
Washington State Deparhnent of Transportatiou, dated December 2, 1996
2-5-97 HE Staff Report for ZE-44-96 Page 15
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OFFICE OF THE SPOKAIVE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONSL OF APPROVAL" ZONE
TO Spokane County Planning Department
FROM Division of Engineering & Roads
DATE 01/28/97
REECEIvED
PROJECT UR-3 5 to I-2 Restaurant C-store/Gas SPOKaNE COUNTY
FILE # ZE-44-96 / (DRZE-227-96)
iAN 2 r. 1991
Hearing/Review Date 02/05/1997 9 00 1
Sponsor/Applicant Glenn MacPhee aIyISION CF BUlLD1NG AND PLANNING
Section Township Range 01-25-44 aY
Planner Francine Shaw
Design/Review Date (10/17/1996 @ 1 15)
The Spokane County Engineering Department has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved
Prior to release of a building permit or use of property as proposed
Prior to issuance of a building permlt or at the request of the County
Englneer in con]unction with a County Road Pr03ect/Road Improvement
District, whichever comes first
1 Applicant shall dedicate the applicable radius on Flora Road and SR-
290
2 Access permits for approaches to the County Road System shall be
obtained from the County Engineer
3 Access permits and improvements to State Highway 290 must be approved
by the Washington State Department of Transportation (W S D O T)
4 Applicant shall submlt for approval by the Spokane County Engineer
road, drainage and access plans
5 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
6 A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the pro3ect which is to be
occupied or traveled by vehicles
CC Applicant Glenn Mac?hee
Engineer/Surveyor Kerrel Bell
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Page 2 '
02/05/1997
ZE-99-96
10/17/1996 DRZE-227-96
7 The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer
8 The County Engineer has designated a 3 Lane Minor Arterial Roadway
Section for the improvement of Flora Road which is ad3acent to the
proposed development This will require the addition of approximately
13 5-15 5 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
9 All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge construction and
other applicable county standards and/or adopted resolutions pertaining
to Road Standards and Stormwater Management in effect at the date of
construction, unless otherwise approved by the County Engineer
10 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this proposal
11 No construction work is to be performed within the existing or proposed
right of way until a permit has been issued by the County Engineer All
work within the public road right of way is sub3ect to inspection and
approval by the County Engineer
12 All requsred 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
13 The County Arterial Road plan identifies Flora 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 a strip of property 20 feet
in width along the Flora Road frontage be set aside in reserve This
property may be acquired by Spokane County at the tlme when Arterial
Improvements are made to Flora Road
14 The applicant should be advised that there may exist utllities 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 ad3ustments or
relocation regarding these utillties The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for ad3ustment or
relocation costs and to make arrangements for any necessary work
15 The applicant shall grant applicable border easements ad3acent to
Spokane County Right of Way per Spokane County Standards
2-5-97 HE Staff Report for ZE-44-96 Page 17
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To FRANCINE SHAW, Spokane County Department of Building and Planning - Hearing Examiner
From Spokane County Utilities
Date 1/23/97
Subject Conditions of Approval
Planning Action Number ZE-0044-96 Type of Acfion ZR UR-3 5 to I-2
Applicant Glen MacPhee Legal Owner Glen MacPhee
17609 E Montgomery 17609 E Montgomery
Greenacres Wa 99016 Greenacre: Wa 99016
Sewer Service
SS03 Pursuant to the Board of County Commissioners Resolution No 80-0418, the use of on-site sewer
disposal systems is hereby authonzed This authorizaUon is conditioned m 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 Health Distnct
SS04 The Dedication shall state/ A Covenant Agreement shali be signed stating The Owner(s) or
Successor(s) m mterest agree to authorize the County to place their name(s) pn a petition for the
formation of a ULID by petition method pursuant to RCW 36 94 which the petition inciudes 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 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
Water Service Consolidated
WS01 Any water service for this proJect shall be provided in accordance with the Coordinated Water System
Plan for Spokane County, as amended
u)
sPOKaNL couNTY
01VIS10N CF BUEl.DING AN0 FL*N1~iG
~ y
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oPOKANE REGIONAL HEALTH DIS j. nICT
s=~~=1 = l ENVIRONMENTAL HEALTH DIVISION
Inter-office Communication
DATE January 21, 1997
✓
TO Francine Shaw, Planner II, Spokane County Bizilding and Planning Division
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FROM Donald T Lvnch, EHS II - EHD, SRHD ~
SUBJECT Proposed Zone Change ZE-44-96 (MacPhee)
1 References
a) Map of subject, scale 1" = 20', by Applicant, dated November 15, 1996, received by this office
November 15, 1996
b) Reconnaissance GeoloQic 1Vtap of the West Half of the Spokane Quadranale Washinaton and Idaho,
Allan B Gnggs, 1966
c) Sotl SLirvev Sookane Countv Washinizton Soil Conservation Service, U S D A March 1968
d) Spokane Countv WashinQton EnQineenniz Interuretations, Soil Conservation Service, U S D A,
August, 1974
e) Spokane Countv Rules and Reaulations for Sewa2e Disoosal Svstems January 19, 1995
fl Logs of water wells in RanQe 45, 46E, 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 Findings
a) Tlus project lies over the Spokane-Rathdrum Aquifer
b) The project is within Cntical Water Supply Service Area #3 and within the service area of
Consolidated Irngation District #19 Water supply will be a public system
c) The project is inside the Spokane County Comprehensive Wastewater Manajement Area, inside the
General Sewer Service Area, and inside the Pnonty Sewer Service Area recommended in the '201'
Study The method of sewage dtsposal is subject to approval of the Director of Utilities, Spokane
County, pLUSUant to County Resolution 80 0418 adopted March 24, 1980 The topography and soils in
the area are generally suitable for use of individual on-site sewage disposal systems The lot is not of
the proper dirnensions to permit the use of both an individual well and sewage system
d) The project lies in a relatively flat area west of Barker Road and north of Trent Avenue Local
drainaoeways are insignificant
O_q_07 uv c}~F~ n",,,..+- 4:,,,,- Pac, P 1 y
e) Surface soils are cla~.,zd by the U S 5011 Conservation Servic,., as Garrison Gravelly Loam with 0% to
5% slopes They have a septic tanl: filter field limitation of slight There is also possible
contamination of groundwater This soil would be classified as a Type IV THE SPOKANE
REGI0NAL HEALTH DISTRICT WILL EVALUATE SOILS TO DETERIv1INE SPECIFIC SOIL
TYPE THIS DETERl'VIINATION ivIAY ALTER SEWAGE LOADING RATES, CHANGE
DENSITIES, AND THE METHODS OF SEWAGE DISPOSAL
f) Geologically, the soils are Glaciofluvial deposrts 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 40' to 680' deep and have static water levels varying from 20' to 270' below the surface The
Consolidated Imgation District #19 has indicated that it can supply domestic use water for the project
upon completion of agreements with the proponent
3 Required (mandatory) Conditions If Approved
a) A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County
Engineer and Spokane Regional Health Distnct prior to the issuance of any on-site seqge disposal
permit or building permit for this project
b) Setivage disposal method shall be as authonzed by the Dlrector of Utilities, Spokane County
c) Water service shall be coordinated through the Director of Utilities, Spokane County
d) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health
e) Dlsposal of sewage effluent beneath paved surfaces is cunently prohibited
f) Subject to specific application approval and issuance of permits by the Health Officer, the use of
individual on-site sewage disposal systems may be authorized
4 Recommended Conditions of Approval
a) Use of pnvate wells and water systems is prohibited
c Director of Utilities, Spokane County
c Sponsor Glen MacPhee
17609 E Mont~omery
Greenacres, Wa 99016
David Evans & Associates
110 W Cataldo
Spokane, Wa 99201
landuse 1tr1ZE-44 96(macphec)pa
2-5-97 HE Staff Report for ZE-44-96 Page 20
. ~ RECEivED
spoKANE couNTY
~
SPOKANE COUNTY JAN 14 1997
11 CLEAR,,,. A~ []AIR POLlUTiON OiV1510N OF BUILDiNGMD PLMNING
$ Q o K A N - COPJTROL AUTHORITY sy
WEST 1101 COLIEGE SUITE 403 • SPOKANE WA 99201 •(509) 456-0727 Fax (509) 459 6828
Date January 14, 1997
To Mr Jeff Forry
Spokane County Division of Buildings & Planning
1026 W. Broadway Ave
Spokane, WA 99260
From Mr. Charles E Studer
Re SCAPCA REQUIREMENTS FOR
File No ZE-44-96
Proponent Glen MacPhee for Zone Reclassification from UR-3 5 to
I-2 for a Convenience / Gas Stop Store
Date Received 1110I97
(Comments on HearinQs Examiner Public Meetinq on 2i5i971
(Cornments on Determination ofi Nonsignificance lssued on 2/31971
The Spokane County Air Pollution Control Authonty (SCAPCA) was formed under the authonty of the 1967 C/ean Air Act
of Washrngton (RCM That Act required counties, like Spokane County, to actrvate /ocal arr pollutivn control agencies
To meet the requirements of that Act, SCAPCA advpted regu/ations to control the emrssrons of arr contamrnants from
sources withrn Spokane County
Porhons of Spokane County fail to meet federal health standards for pancculate emiss)ons (dust and smoke) and carbon
monoxide Numerous straregies have been implemented to reduce air pollution emissions so that we can improve arr
qualrty and meet health standards
FoNowing is a lisf of concernslissues that at a mrnimum need to be addressed for proposed projects Addrtional
comments may result after more detalled rnformatron of the project is supplred SCAPCA encourages proponents to
contact therr offices at 1101 West College, Spokane, WA 99201 for additronal informatron
The following conditions are relevant to proposed project
' Harvesting of timber creates siiviculturai debris This debris must be removed by methods other than
burning to the greatest extent poss+ble If burning is the only desired disposal method then it must be done
in accordance with all applicable regulations, and conducted in a manner that minimizes smoke related
nuisances and air pallution impacts
* 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 Based on historicai information, it is logical to
assume that the following air poliution sources may be present at the proposed site
0 One or more fossil fuel (natural gas, propane, butane, diesel, fuel oi{, or waste oif)
or wood burning heat sources Natural gaslpropane/butane burning boilers,
~ ttl' f+C J^ '"'r cJ ~3: °I
2-5-97 HE Staf f i~2pj-t i ir ZE-44-96 Page 21
heating units, or hot water heaters with a total heat input of 2,000,000 Btus/hr are
required to apply for a Notice of Construction Other units are required to apply for
a NOC when the total heat input exceeds 400,000 Btus/hr In addition, additional
requirements such as Low NOx burners and source testing may be required
depending upon the size of the unit
O One or more Volatile liquid storage tanks
❑ Gasoline dispensing facility
There are numerous businesses that are allowed in a commercial and industnal zoning
that are air pollution sources Before any business is established at the site, SCAPCA
should be contacted to determine if a Notice of Construction is required
* Chapter 173-491 WAC requires that gasoline dispensing facilities with an annuai throughput of
360,000 gallons or greater or new facilities with nominal storage capacity of greater than 10,000
gallons must install Stage I vapor recovery equipment by December 31, 1993 or upon
construction or upgrade to the facility
StaQe II Vaoor Recoverv mav be required for qasoline dispensinq facilities with 1 5 Million
or Greater Gallons per Year Throuqhput A maximum facility qallon per year throuqhput of
1 5 Million Gallons per Year will be placed on qasoline dispensinq facilities which provide
annual qasoline throuQhputs less than 1 5 million in their Notice of Construction
appiication In addition each facility shall be required to annuallv report their facilitv
throuqhqut for the previous vear to SCAPCA If a facility's throuqhput equals or exceeds
1 5 million aallons Qer vear, then SCAPCA will require a review to determine if Staqe II is
required at the facilitv This review could entail a requirement for Staqe II underqround
plumbin4, hoses, and nozzles to be installed at the site, if it is not alreadv in place
Gasoline dispensin4 facilities with 1 5 million or qreater annual qallons per year
throuphputs are subiect to Best Available Control Technoloqy (BACT) Analvsis which may
result in StaQe II controls beinq required on the facility equipment
* Stage II plumbing on facilities with a throughput less than 1 5 million gallons of gasoline per year
may be installed at this time, in preparation for possible future requirements for Stage II vapor
recovery Stage II plumbing, if installed, must be stubbed off and capped in the containment
sump dispenser located under the pump island
" Ali Stage I and II plumbing shall be performed in accordance with the latest revision of The
Petroleum Equipment Institute's "Recommended Practices for Installation & Testing of Vapor
Recovery Systems at Vehicle Fueling Sites" Document No PEI/RP300 Only California Air
Resources Board (CARB) approved vapor recovery systems or other SCAPCA approved vapor
recovery systems may be installed on the tank(s)
* All air poilution 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 matenal must be controlled as well as emissions from all
other construction related activities
* SCAPCA strongly recommends that all traveled surfaces (i e ingress, egress, parking areas,
access roads) should be paved and kept clean to minimize emissions
ZONE RECLASSIFICATION FROM UR-3 5 TO I-2 FOR A CONVENIENCE / GAS STOP STORE
January 14, 1997
Page 2
2-5-97 HE Staff Report for ZE-44-96 PaQe 22
.
* 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 IV may require registration with this agency depending upon the
type of equipment or business that may be established at the site An approved Notice of
Construction suffices to meet this requirement
* SCAPCA Regulation I, Article VI, and SCAPCA Regulation II, Article IV, address air pollution
emission standards Ail emission standards must be met
* Debris generated as a result of this project must be disposed of by means other than burning
(i e construction waste, vegetative waste etc )
* Demolition and renovation projects must comply with the requirements of CFR 40, Part 61,
Subpart M and SCAPCA Regulation I, Article IX Intent to Demolish forms are available at the
SCAPCA office
* Depending upon the type of business established on site, some objectionabie odors may result
from this project SCAPCA's regulations state that effective control apparatus and measures
must be used to reduce odors to a minimum
* All solid fuel burning devices (fireplaces wood stoves, pellet stoves, etc ) must comply with
local, state, and federai rules and regulations Fireplace emission standards go into effect
January 1, 1997 New firepiaces must be tested and labeled in accordance with procedures
and criteria specified in the UBC Standard 31-2
* We wish to confer with the applicant Please contact Charles E Studer at (509) 456-4727
ext 107, April Miller at ext 105, or Kelle Vigeland at ext 106
' If the proponent or anyone else has questions concerning the above, please contact Charles E
Studer (509) 456-4727 ext 107, Apnl Miller ext 105, or Kelle Vigeland ext 106 at SCAPCA's
office during the hours of 8 00 am & 4 30 pm, Monday through Fnday
Failure to meet SCAPCA requlations may result in delays, closure and civil and/or
cnminal sanctions
CLFAN A/R /S UP TO ALL OF US
ZONE RECLASSIF1CATlON FROM UR-3 5 TO I-2 FOR A CONVENIENCE / GAS STOP STORE
January 14, 1997
Page 3
2-5-97 HE Staff Report for ZE-44-96 Page 23
+ 12/05/96 THLi 16 24 FAT 509 892 4125 SPORANE VALLEY FIRE DEPT 444 BUILDIVG CODES 11002
.
~ SPQKANF VAl.LEY F1RE DEPARTMENT
• ~ Spokone County Fire Protection Dlstrict No. 1
10319 EAST SPRAGUE AVE • SPOKANE WA 99206-3676 a (509) 928-1700 o FAX (509) 927-2227 ~
R Pct Hunptttles
Cn1et
December 5, 1996
Francine Shaw
Depart7nent of Building & Planning
1026 W. Broadway
Spokane, WA 99260
RE: Revised Plans
Zone Reclassification
MaCPhee
The Spokane Valley Fire Department has no objection to this
proposed zone reclassification.
However, the 6ite plan still has problems vith fire apparatus
access. This can be addressed at pre-const,tuctlon or at anytlme
in ou3c of f ice .
Since~e ,
.
r
Ke n~ Mi ller
Fire Inspector
xM/md
Fl`CEI'VED
SPOKANE COUNTY
o Ec 51996
DIUISION OF 6UILDING AND PLAIYNtfV'G
cY
2-5-97 HE Staff Report for ZE-44-96 Page 24
~
Washington State Eastern Region
Department of Transportation 2714 N Mayfair Street
Sid Morrison Spokane WA 99207 2090
Secretary of Transportation (509) 324 6000
December 2, 1996
Ms Francine Shaw
Spokane County Planrung
1026 W Broadway Ave
Spokane, WA 99260-0240
Re ZE-44-96 - McPhee Reclass
SR 290/Flora Road
Dear Ms Shaw
Thank you for the opporturuty to respond to the above referenced zone reclass The
Washington State Department of Transportation (WSDOT) has the following comments
Upon examination of the traffic numbers subrrutted to us by the applicant, it has been
deternuned that nght turn channellzation on SR 290 (Trent Avenue) is warranted for this
proposal We have attached a red line revision showing the type of painted channelization
needed The design of thus channelization and the approach onto SR 290 will need to be
subrrutted as part of the applicant's WSDOT Road Approach Pernut application
As previously stated, any signs adjacent to SR 290 will need to be reviewed by our traffic
office Please contact Rich Moorhead at 324-6550 for more information
Also previously stated, no drainage from this development will be permitted onto state
nght of way All drainage must be dealt ruith on site
If you should have any questions or need further information regarding this matter, please
feel free to contact me in our Planrung Office at 324-6199
Sincerely,
~
00,
2ROHWER
Acting Regional Planning Engineer
MR ja
cc Ron Hand, DE&A
Project file
2-5-97 HE Staff RenorY_ for 7E-44-96 PaQP 25
~
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONSL OF APPROVAL" 2;ONF
TO Spokane County Planning Department
FROM Division of Engineering & Roads
DATE 01/27/97
PROJECT UR-3.5 to I-2 Restaurant C-store/Gas
FILE # ZE-44-96 / (DRZE-227-96)
Hearing/Review Date 02/05/1997 9 00 1
Sponsor/Applicant Glenn MacPhee
Section Township Range 01-25-44
Planner Francine Shaw
Design/Review Date (10/17/1996 @ 1 15)
The Spokane County Engineering Department has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the "Findings of Fact,
Conclusions and Order/Decision" should the request be approved
Prior to release of a building periait or use of property as proposed
Prior to issuance of a building permit or at the request of the County
Engineer in conjunction with a County Road Pro3ect/Road Improvement
District, whichever comes first
1 Applicant shall dedicate the applicable radius on Flora Road and SR-
290
2 Access permits for approaches to the County Road System shall be
obtained from the County Engineer
3 Access permits and improvements to State Highway 290 must be approved
by the Washington State Department of Transportation (W S D O T)
4 Applicant shall submit for approval by the Spokane County Engineer
road, drainage and access plans
5 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
6 A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be
occupied or traveled by vehicles
CC Applicant Glenn MacPhee
Engineer/Surveyor Kerrel Bell
Page 2' 02/05/1997
ZE-94-96
10/17/1996 DRZE-227-96
7 The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer
8 The County Engineer has designated a 3 Lane Minor Arterial Roadway
Section for the improvement of Flora Road which is adjacent to the
proposed development This will require the addition of approximately
13 5-15 5 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
9 All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge construction and
other applicable county standards and/or adopted resolutions pertaining
to Road Standards and Stormwater Management in effect at the date of
construction, unless otherwise approved by the County Engineer
10 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this proposal
11 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
12 All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engineer to cover the cost
of construction or improvements shall be filed with the County
Engineer
13 The County Arterial Road plan identifies Flora 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 a strip of property 20 feet
in width along the Flora Road frontage be set aside in reserve This
property may be acquired by Spokane County at the time when Arterial
Improvements are made to Flora Road
14 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 adDustments or
relocation regarding these utilities The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
15 The applicant shall grant applicable border easements adjacent to
Spokane County Right of Way per Spokane County Standards
~
~ OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONSL OF APPROVAL" DR-ZONE
TO Spokane County Planning Department
FROM Division of Engineering & Roads Scc7_ £#-►Ca
DATE 10/17/96
PROJECT• UR-3 5 to I-2 Restaurant C-store/Gas
FILE # / (DRZE-227-96)
Hearing/Review Date
Sponsor/Applicant Glenn MacPhee
Section Township Range 01-25-44
Planner Francine Shaw
Design/Review Date (10/17/1996 @ 1 15)
The Spokane County Engineering Department has reviewed the above referenced
application The following "Conditions of Approval" are submitted to the
Spokane County Planning Department for inclusion in the Design Review
Meeting
Prior to release of a building permit or use of property as proposed
1 Access permits for approaches to the County Road System shall be
obtained from the County Engineer
2 Access permits and improvements to State Highway 290 must be approved
by the Washington State Department of Transportation (W S D O T)
3 Applicant shall submit for approval by the Spokane County Engineer
road, drainage and access plans
4 The applicant sha]1 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
pro3ect or portion thereof if the development is phased
5 A parking plan and traffic circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the pro3ect which is to be
occupied or traveled by vehicles
6 The construction of the roadway improvements stated herein shall be
accomplished as approved by the Spokane County Engineer
7 The County Engineer has designated a 3 Lane Minor Arterial Roadway
Section for the improvement of Flora Road which is ad3acent to the
proposed development This will require the addition of approximately
13 5-15 5 feet of asphalt along the frontage of the development
Curbing and sidewalk must also be constructed
CC Applicant Glenn MacPhee
Engineer/Surveyor Kerrel Bell
.
Page 2 y - '
3O:r7 1711996
nRZE-227-96
8 All required improvements shal.l conform tQ the current State a~
Washington Standard Speeifications far Road and Bridge construction and
other applicable county standards andfor adopted resolutions pertal-ning
to Raad Standards and Stormwat~r Man.agernent in effect at the date of
constructian, unless otherwise appraved by the Caunty Engineer
9 The applicant shall construct a paued and delineated approach to meet
the existzng pavement on Flora Road
10 Roadway standards, typi-cal roadway sections and drainage plarY
requirements are found in Spokane Board af County Cammissioners
resolutian 95-0498 as amended and are applicable ta this prQposal
11 No construction work is to be perfarmed within the exist1ng ar propased
right of way until a permit has beerx issued by the County Engineer All
work within the public road right of way is sub3ect to inspeetion and
approval by the County Engine+er
12 All requlred canstruct1on within the existing or proposed public right
of way is to be completed prior to the release af a buildYrYg perrnit ox'
a bonr3 irn an amount estimated by the County Engineer to ~over the cast
of constructicrY or improvements shall be filed with the Courity
Engineer
13 The County Arterial Road plan 3-dentifies Flora Road as a 100 foot
Principal Arterial The exlstirig r~~ht of t~ay width af 60 feet is nat
cansistent with tYxat specif ied in The Plan In order ta implement the
Arterial Road Plaa it is recommended that a strip of praperty 20 feet
in width alang the Flora Road frontage be set ~~ide in reserve This
property may be acquired by Spokane County at the time when Artex'lal
Improvements are made to Flora R~ad
14 The applicant should be advised that there may exist utilities either
undergraund or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisztion Spokane
County will assume no financial oblig~tion for adjustments or
relacation regarding these utilities The applicant should check v,rith
the applicable utilities and Spa]cane County Engineer to determine
whether the applz cant or utility is responsible for ad3ustment or
reloeation costs and to make arrangements for any necessary work
15 The apglicant shall grant applicable border easements adjacent to
Spokane County Right of way per Spokane County Standards
4
~
~
Washington State Eastern Region
Department of Transportation 2714 N Mayfair Street
Spokane WA 99207 2090
Sid Morrison
Secretary of Transportation (509) 3246000
October 16, 1996
Ms Francme Shaw
Spokane County Planrung
1026 W Broadway Ave
Spokane, WA 99260-0240
Re MacPhee Zone Reclass
SR 290/Flora Road
Dear Ms Shaw
Thank you for the opportunrty to respond to the above referenced rezone The
Washington State Department of Transportation (WSDOT) has the follorving comments
The apphcant will be requued to apply for and obtain a vaVd WSDOT road approach
pernut for the proposed access onto SR 290 Washington State Access Management
mvumum standards will need to be met Road approach permit apphcations and
information may be obtained from Leonard McDonnell of our Maintenance Offce at 324-
6540
Cross access to the property to the east vvill need to be provided
The applicant will need to provide dnveway traffic volumes for the access point on SR 290
and deternvne whether nght turn channelization will be warranted
Any signs visible from SR 290 vvill need to be revlewed by our Traffic Office Please
contact Rich Moorhead at 324-6550 for more uiformation
No drainage from this srte vvill be allowed onto State nght of way All drainage must be
dealt vvith on site
If you should have any questions or need further ulformation regarding thls matter, please
feel free to contact me in our Planrung Office at 324-6199
Sincerely,
/
ROHWER
Achng Regional Planrung Engineer
MR ja
INTER OFFIc'" MAIL
,
~ .
~
SPOKANE COUNTY DIVISION OF ENGINEERING
' & ROADS,
ATTENTION t - 1
~
S P O K N E 0,` C O U N T Y
- ,
DEPARTMENT OF BUILDING AND PLANNING • A DNISION OF THE PUBLIC WORKS DEPARTMEN'T
]AMES L MA►150iv C B O DIRECTOR DErttvis M Scorr P E DntECT'oR
MEMORANDUM
TO Pat Harper, Spokane County Division of Engineenng
Bill Hemmings, Spokane County Division of Engineenng
Jim Red, Spokane County Division of Utilities
Steve Holderby, Spokane County Health District
Wyn Birkenthal, Spokane County Division of Parks, Recreation and Fair
Steve Worley, Stormwater Utility
Greg Figg, Department of Transportation
Glen Miles, Spokane Regional Transportation Council
Christine Fueston, Spokane Transit Authonty
Susan Winchell, Boundary Review Board
East Valley School District
Fire Distnct No 1
Consolidated Imgation Distnct # 19
FROM• John Pederson, Senior Planner
~
DATE: September 23, 1996
RE• Glen MacPhee Zone Reclassification from Urban Residential3 5(UR-3 5)
to Light Industrial (I-2)
APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING
Thursday, October 17, 1996 at 1 15 p.m
DIVISION OF BUILDING & PLANIVING ls` FLOOR, CONFERENCE ROOM lA
Please review the above application and use the attached APPLICATION ACCEPTANCE AND
DESIGN REVIEW MEETING FORM for your comments The Drvision of Building and
Planning encourages your presence at tlus meeting The sponsor and representative have
been invited to also attend if you can not attend, please forward your review comments
on the attached form to Francine Shaw for the meeting The attached APPLICATION
ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting
and included in the Division of Building and Planrung file (so bnng three copies to the
meeting) Thanks for your cooperation If you have any questions about the application,
please contact Francine Shaw of the Division of Building and Planning at 456-2205
c Glen MacPhee, Applicant
David Evans & Associates, Surveyor
Attachments Application Acceptance and Design Revtew Form, Project Design, Site Plan.
1026 WFST BROADWAY AVENUE • SPOKANE, WASHING7'ON 99260
BUttonrG 1'HONE (509) 456-3675 • Fwx (509) 456-4703
PLANNING PHONE (509) 456-2205 FAx (509) 456-2243
TDD (509) 324-3166
PAGE 1 10 15 06 17 OCT 1996
Road# Road Names MPost Reference Descriptio Road Log Info
01420 FLOR.A PIT RD (START) 00 000 SULLIVAN RD U 19 LIGHT BITUM 20
FLOR.A PIT RD (END) 01 000 FLOR.A PIT COUNTY SHO U 19 LIGHT BITUM 20
01344 FLORA RD (START) 00 000 SOUTH END TO 5TH AVE U 19 PAVED 30
FLOR.A RD 00 030 5TH AV (START) U 19 PAVED 30
00 080 4TH AV U 19 PAVED 30
00 150 3RD AV (START) U 19 PAVED 40
00 340 SPR.AGUE AV U 16 LIGHT BITUM 22
00 460 MAIN AV (START) U 16 LIGHT BITUM 22
00 580 VALLEYWAY AV (END) U 16 LIGHT BITUM 22
00 730 ALKI AV (START) U 16 LIGHT BITUM 22
00 840 BROADWAY AV U 16 LIGHT BITUM 22
01 040 CATALDO AV (START) U 16 PAVED 20
01 100 BOONE AV (START) U 16 PAVED 20
Ol 330 MISSION AV U 16 PAVED 20
Ol 530 BALDWIN AV (START) U 16 PAVED 20
01 590 INDIANA AV (END) U 16 PAVED 20
FLORA RD (END) Ol 750 MONTGOMERY AV (START U 16 PAVED 20
01345 FLOR.A RD (START) 00 000 SOUTH END TO EUCLID U 16 PAVED 20
FLOR.A RD 00 250 EUCLID AV (END) U 16 PAVED 20
00 390 EUCLID AV (START) U 16 PAVED 20
00 430 DALTON AV (START) U 16 PAVED 20
01 140 SR 290 (TRENT) U 16 PAVED 20
FLOR.A RD ( END ) 01 400 WELLESLEY AVE ( END ) U 16 PAVED 20
3 Records Processed
INTER O' ':E MAIL
. ,
SPOKANE COUNTY DIVISION OF ENGINEERING
& ROADS
ATTENTION PAT HARPER
S P O K A N E U N T Y
DEPARTMENT OF BUILDING AND PLANNING • A DNISION OF THE PUBLIC WORKS DEPARTMENT
JAMES L MA,ISON C B O DIRECTOR DENNts M ScoTr P E DtttECrott
RECEIVED
MEMORANDUM SE P 25 1996
TO Pat Harper, Spokane County Division of Engineenng Cflu* EnWaeering
Bill Hemmings, Spokane County Division of Engineenng
Jim Red, Spokane County Division of Utilities
Steve Holderby, Spokane County Health District
Wyn Birkenthal, Spokane County Division of Parks, Recreation and Fair
Steve Worley, Stormwater Utility
Greg Figg, Department of Transportation
Glen Miles, Spokane Regional Transportation Council
Chnstine Fueston, Spokane Transit Authonty
Susan Winchell, Boundary Review Board
East Valley School District
Fue District No 1
Consolidated Imgation Distnct # 19
FROM. John Pederson, Senior Planner
DATE SePtember 23, 1996 l.
RE Glen MacPhee Zone Reclassification from Urban Residential3 5(UR-3 5)
to Light Industrial (I-2).
APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING
Tbursday, October 17, 1996 at 1•15 p.m.
DIVISION OF BUILDING & PLANNTNG ls` FLOOR, CONFERENCE ROOM lA
Please review the above application and use the attached APPLICATION ACCEPTANCE AND
DESIGN REVIEW MEETING FORM for your comments The Division of Building and
Planning encourages your presence at this meeting The sponsor and representative have
been invited to also attend if you can not attend, please forward your review comments
on the attached form to Francine Shaw for the meeting The attached APPLICATION
ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting
and included in the Division of Building and Planning file (so bnng three copies to the
meeting) Thanks for your cooperation If you have any questions about the application,
please contact Francine Shaw of the Division of Building and Planrung at 456-2205
c Glen MacPhee, Applicant
David Evans & Associates, Surveyor
Attachments Application Acceptance and Design Review Form, Project Design, Site Plan
1026 WEST BROADWAY AVENUE • SPOKA\E, WASHI\GTOtv 99260
BuItDCNc PxovE (509) 456-3675 • FAX (509) 456-4703
PLAtviviNC; PHONF (509) 456-2205 • FAY (509) 456-2243
TDD (509) 324-3166
,
, .
Design Review for October 17, 1996 at 1 15 p m
Glen MacPhee Zone Reclassification
Generally located at the northwest corner of Trent Avenue and Flora Road
Section 1, Townslup 25, Range 44 EWM, Spokane County, Waslungton
COMPREHENSIVE PLAN Urban and witlun the Pnonty Sewer Service
Area (PSSA)
PROJECT DESCRIPTION Zone Reclassificanon from Urban
Residential3 5(UR-3 5) to Light Industnal
(I-2) for a restaurant, retail sales, self-service
storage facility and those uses allowed in the
Light Industnal (I-2) zone
PA.RCEL NUMBERS 45011 9043
SITE SIZE Approximately 1 93 acres
APPLICANT Glen MacPhee
17609 East Montgomery
Greenacres, WA 99016
(509) 928-0821
AGENT David Evans & Associates
110 West Cataldo
Spokane, Wa 99201
(509) 327-8697
ASSIGNED PLANNER Francine Shaw
1
APPLICATION ACCEPTANCE AND DESIGN REVIEW
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
Date October 17, 1996 at 1 15 v m
Department Division of Buildina & Planning
Department Contact Person Francine Shaw
Action
APPLICATION ACCEP'TANCE AND DESIGN REVIEW MEETING•
1V ote:
The following information is to provide the proposal sponsor wnth pnmary agency
comments to assist the sponsor and aid the processing of public heanng items heard
before the Heanng Examiner The following ulformation does not provide a complete or
binding final review of the proposal Tlus will occur only after the proposal is accepted
and placed on the Public Hearuig Agenda The acceUtance of the aUUlication and
scheduline of the annlication on the Public Heanng Agenda is the pnmary function of
this meeting A secondary function of this meeting is to provide a preliminarv review of
the annlication Tlus will provide a forum for the sponsor and other departments of what
to expect as standard development condrtions and design recommendations
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the uiformation
(not all agencies/departments have been contacted--only those who have been deternuned
to have pnmary interest
1 a Does the application (or can the development) meet requirements to be
placed on the Public Heanng Agenda? ❑ YES ❑ NO
b If no, what is lacking?
c Public Heanng Schedule Heanngs before the Heanng Examiner are
scheduled upon deternunation that the application is complete Items wnll be
scheduled for the first available public heanng
2 After a preliminarv review of the apulication what "Conditions of Approval"
would be required of the development? (Attach condrtions if necessary)
SPUKANE COUNTY HE' ARING EXAMINEi R
IN THE MATTER CONCERNING ZE-44-96, )
Zone Reclassification from Urban Residential-3 5) NOTICE OF
(UR-3 5) to Light Industrial- 1/2 (I-2) ) PUBLIC HEARING
)
Applicant Glen MacPhee )
y TO• All interested persons, and property owners and tax payers within 400 feet of
proposal, as listed on Spokane County Assessor's records
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON
TFIE ABOVE REFERENCED LAND USE APPLICATION, AS SET FORTH BELOW
Hearing Date February 5, 1997 Time: 9 00 a m
Place Commissioners' Assembly Room, Lower Level, Spokane County Public Works
Building, 1026 West Broadway, Spokane, Washington
ProPosal Zone Reclassification from Urban Residential-3 5(UR-3 5) to Light lndustrial
(I-2) for those uses allowed in the Light Industrial (I-2) zone
Applicant/Owner Glen MacPhee
17609 East Montgomery
Greenacres, WA 99016
(509) 928-0821
Location: Generally located at the northwest corner of Trent Avenue and rlora Road in
Section 1, Township 25 North, Range 44 E W M, Spokane County, Washington
Existing Zoning Urban Residential-3 5(UR-3 5)
Comprehensive Plan• Urban
Environmental Determinahon (SEPA): A Determination of Nonsignificance (DNS)
has been issued The Division of Building and Planning is the lead agency The official
comment period ends February 3, 1997
12elated Permits Not Included in Application. None proposed concurrent with the
proposed zone reclassification
llivision of Building and Planning Staff Person. Francine Shaw, Planner II
~ (509) 456-2205
~
nETERMINATION OF
NONSIGNIFICANCE - "DNS"
SPOKANE COUNTY DIVISION OF BUILDING AND I'LANNING
RTSPONSIBLE OFTICIAL, JAMES L MANSON, DIItECTOR
WAC 197-11-970 and Section 11 10 230(3)
SPOKANL ENVIRONMENTAL ORDINANCE
FILE NUMBER(S) ZE-44-96
DESCRIPTION OF PROFOSAL Zone Reclassif cation from Urban Residential-3 5(UR-3 5)
to Llght Industrial (I-2) for those Lises allowed in the Light Industrial 0-2) zone
APPLICANT Glen MacPhee
17609 East Montgomery
Greenacres, WA 99016
(509) 928-0821
LOCATION OF 1'ROPOSAL Generally located at the northwest corner of Trent Avenue and
Flora Road m Section 1, Township 25 North, Range 44 E W M. Spokane County, Washington
LEAD AGENCY SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
DETERMINATION The lead agency for this proposal has determined that it does not have a
probable significant adverse impact on the environment An Environmental Impact Statement
(EIS) is not required under RCW 43 21 C 030(2)(c) This decision was made after review of a
completed environmental checklist and other information on file with the lead agency This
information is available to the public on request
This DNS is issued under WAC 197-11-340(2), the lead agency will not act on this proposal for
at least 15 days from the date issued (below) Comments regarding this DNS must be
submitted no later than 4 00 n m, February 3, 1997, if they are intended to alter the DNS
All comments should be sent to the contact person listed betow
By Francine Shaw Title Planner II
Phone , (509) 456-2205
Address Spolcane County Division of Building and Planning (MS-P)
West 1026 Broadway
Spokane, WA 99260
DATE ISSUED 1997 SIGNATURE
COMMENTS REGARUING LNVIRONMENTAL CONCERNS ARE WELCOME AT THE HEARIN
APPEAL OF THYS DETERMINATION, after it becomes final, may be made to the
SPOKANE COUNTY DIVISION OT' BUILDING AND PLANNING, (MS-P), 1 st Floor, West
1026 Broadway, Spolcane, WA 99260 The appeal deadline is the same as the above project's
appeal deadline, being ten (10) calendar days after the signing of the decision to approve or
disapprove the project This appeal must be written and the appellant should be prepared to ~
malce specific factual objections Contact the Division of Building and Planning to assist you
with the specifics for a SEPA appeal
This DNS was mailed to
1 WA State Department of Ecology (Olympia)
2 Spolcane County Division of Engineering, Pat Harper
3 Spokane County Division of Utilities, Jim Red
4 Spokane County Health District, Steve Holderby
5 Spokane County Air Pollution Control Authority
6 Spokane County Division of Parks, Recreation and Fair, Wyn Birlcenthal
7 Spokane County Stormwater Utility, Steve Worley
8 Spokane County Boundaly Review Board
9 Spolcane Regional Transportation Council
10 Spokane Transrt Attthot ity
11 WA State Department of Transportation
12 Fire Protectlon District No 1
13 East Valley School Dlstrict No 361
14 Consolidated Irrigation District
(WAC 197-11 960) Section 11 10 230(1) laV
Ern'uonmental Checldls! /
Pu~pose of Checklist Fite No _ZE
The State Environmental Policy Act (SEPA) Chapter 43 21C RCW requires all governmental agencies to consider the environmental impacts ot a proposal before
maWng decisions An Environmental Impact Statement (EIS) must be prepared for ail proposals significant adverse impacts on the quahty of the emironment The
purpose of this checklist is to provide informatton to help you and the agency tdentity impacts from yaur proposal (and to reduce or avoid impacts from the proposal if d
can be done) and to help the agency decide whether an EIS is reqwred
Instructions for Applicants
This environmental checklist asks you to descnbe some basic intormation about your proposal Governmental agencies use this checklist to determine whether the
environmental impacts of your proposal are significant reqwnng preparation of an EIS Answer the queshons bnefiy with the most prease information known or grve
the best descnption you can
You must answer each question accurately and carefully to the best ot your knawledge In most cases you should be able to answer the quesUons from your own
observations or pro)ect plans wdhout the need to hire experts If you really do not know the answer or it a question does not apply to your proposal write 'do not
knoW or does not appiy' Complete answers to the questlons now may avoid unnecessary delays later
Some questions ask about governmental regulations, such as zornng shorellne and landmarfc designations Answer these questions N you can If you have problems
the governmental agencies can assist you
The checklist questions apply to all parts ot your proposal even if you plan to do them over a pertod of time or on difterence parcels of land Aitach any additional
information that wQl describe your proposal or its enviranmental effects The agenry to which you submit this checklist may ask you to explain your answers or provide
addiUonal inforrpation reasonably related to determirnng if there may be significant adverse impact
Use of checklist for non project proposals
Complete this checklist for non-project proposals even though questions may be answered 'does not apply' IN ADDITION complete the SUPPLEMENTAL SHEET
FOR NON PROJECT ACTIONS (Part D)
For non project actions the references in the checklist to the words 'projed ''applicant ' and 'property or stte' should be read as 'proposal ''proposer ' and 'a(fected
geographic area ' respecUvely
A BACKGROUND
1 Name of proposed proJect if applicable
Rezone Erom UR-3 5 to I-2 Tren[ Avenue and Flora Road
2 Name of Applicant Glen MacPhee
3 Address and phone number of applicant or contact person
17609 E Montgomery, Greenacrea, WA 99016 (509) 928-0821
4 Date Checklist Prepared September 6, 1996
5 Agency requesbng checklist Spokane County Building and Planning
6 Proposed timing or schedule (including phasing if applicable)
Spring 1987 for fast food restaurant, Spring 1988 for convenience store and mini-storage facilities
7 a Do you have any plans tor future adddians expansion or further actwity related to or connected to this proposal? if yes explain
No The si~te plan includes entire parcel
,
b Do you own or have options on land nea(by or adjacent to this proposal? If yes explain ~ t
Yes Applicant owns 3 04 acres East of Flora Road v r~ I 1 I
g List any environmental informabon you know about that has been prepared or wdl be prepared directly related to this proposal None have been prePared A trafEic analysis will be included with the submittal '
_ (a ) 4:~
V/11/Y' I //Y.(r A ,A,
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Rev 2/1/88 1
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SPOKANE ENVIRONMENTAL OROINANCE
(V1lAC 197 11 960) Sectton 11 10 230(1)
A BACKGROUND (continued)
9 Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal
(fyes explain None are known Spokane County will be workinq with the City of Spokane to establish interim
boundaries
10 List any government approvals or permits that wnll be needed for your proposal if known
Rezone UR-3 5[o I-2, bufldinq permits, Spokane County Buildfng and Planning On site 9ewage systems, food
handling-Spokane County Health District, access (approache9) Washington State Dept of Transportation and Spokane
County Engineers
1 ~ Gwe a brief complete descnption ot your proposal including the proposed uses and the size of the project and site (There are several questions
later in this checklist that ask you to describe certain aspects ot your proposal You do not need to repeat those answers on this page )
The applicant proposes a 2,400 square foot fast food restaurant, a 2,400 square foot convenience store with gas
service, 14,125 square foot of mini-stocage facilities, and an 800 square Eoot admini9trative oEfice for the
project on a 1 93 acre site at the northwest corner of Trent Avenue and Flora Road Areas will be paved to
provide access parkinq and circulation
12 Location of the proposal Gwe sigrnficant information for a person to understand the precise location of your proposed project including a street address if any
and section township and range if known If a proposal would occur over a range of area provide the range or boundanes of the site(s) Provide a legal
descnption sde plan viciniry map and topographic map d reasonably available Whde you should submit any plans reqwred
by the agency you are not required to duplicate maps or detaded plans submitted with any permd application related to this checklist
The site is situated at the northwest corner of Trent Avenue, a State Highway, and F'lora Road, an arterial in
Section 1, Township 25 North, 44 East Willamette Meridian, Spokane County, Washington The site is North of the
Spokane Industrial Park on the floor of the Spokane Valley A complete legal description with maps accompanies
the application
13 Does the proposed action he within the Aqwfer Sensitive Area (ASA)? The General Sewer Service Area? The Pnonty Sewer Sernca Area (ASA)?
The City of Spokane? (see Spokane Count)(s ASA Overlay Zone Atlas for boundanes)
The site is within the ASA, the GSSA, The PSSA, but outside the City of Spokane
TO BE COMPLETED BY APPLICANT
B ENVIRONMENTAL ELEMENTS Evaluation for
Agency Use Only
i EARTH
a General descnption of the site (circle one) flat rolling hilly steep slopes mountainous
other Fl a t
b What is the steepest slope on the site (approximate percent slope)?
Less than 2$
c What general types of soils are tound on the site (i e clay sand gravel peat muck)? If you
know the classification of agncultural sods speafy and note any pnme farmland
GgA-Garrison gravelly loam, a glacial fluvial soil typical of the
floor of the Spokane Valley
d Are there surface indicabons or history of unstable soils m the immediate vicinity? If so
describe None are known
Rev 2/1/88 2
.
SPOKANE ENVIRONMENTAL ORDINANCE
(WAC 197 11 960) Section 11 10 230(1)
B ENVIRONMENTAL EIEMENTS Evaluation for
Agency Use Oniy
e Describe the purpose rype and approximate quantities of any filling or grading proposed
Indicate source ot fil) Minor grading will be required to accommodate
buildings, utilities, parkinq and landscape areas, and drainage
Eacilities
3 t Could erosion occur as a result of cieanng construction or use? If so generally descnbe '
The site i9 relatively flat Some wind erosion may occur as soils ;VC,1
ace disturbed
g About what percent of the site will be covered wdh impenrious surfacos after project construction ,1v~
(for example asphalt or buildings) 1 r~~ J )
Apptoximately 90$ of the site will be covered by buildings and paved ~~~1 ✓ 1l
surfaces when the site is completely developed
1
~
_ h t Proposed measures to reduce or control erosion or other impacts to the earth if any
During construction erosion control measures will conEorm to Spokane
County requirements and Spokane County Air Pollution, Control
Authority (S C A P A) regulation9
2 AIR ~
a What type of emissions to the air would result trom the proposal (such as dust automobde
odors industnal wood smoke) dunng constructlon and when the proJect is completed? If any
eneral descnbe and 9rve aPProximate 4uantities if known Durin con9t cuction some
produced as so11s are disturbed and
du 9 t may be a~i~~~~
existing structure is removed Traffic generatetd by the facility
will provide incremental increases in air emissions from automobiles
b Are t here any offsite sources of emissions or odor that may afiect your proposa l? I t so genera l ly iun
descnbe TheI3ite adjoins Trent Avenue, a State Hi9hwaY, the mainline of the
Burlington northern Santa Fe Railroad and the Industrial Park
c Proposed measures to reduce or control emissions or other impacts to the air ii any
Conformance to S C A P A requlations
3 WATER
a Suriace
(1) Is there any surface water body on or in the immediate vianity of the site including year round
and seasonal streams saltwater lakes ponds wetlands? If yes descnbe type and provide
names If appropnate state what stream or nver it flows into
No The site is 1 1/4 miles North of the Spokane River
(2) Will the project require any work over in or adJacent to (within 200 feet) the descnbed
waters? If yes descnbe and attach avadable plans
No
i
fl
f
!
Rev 2/1/88 3
L
SPOKANE ENVIRONMENTAL ORDINANCE
(WAC 197 11 960) Sectton 11 10 230(1)
B ENVIRONMENTAL ELEMENTS Evaluation for
Agency Use Only
(3) Estimate the amount of fill and dredge matenal that would be ptaced in or removed from the
suAace water or wetlands and indicate the area of the sde that would be affected Indicate the
source af fill matenal
`r None See above
.
(4) Will the proposal require surface water withdrawals or diversions? Grve a general descnption
purpose and approximate quantihes rf known
No All site drainage will be contined to the pco7ect area
(5) Does the proposal lie within a 100 year flood plain? If so note IocaUon on the sde plan
No
(6) Does the proposal involve an discharge of wasta matenals to surface waters? If so descnbe
the type of waste and anticipated volume ot discharge
No The site will use on-site storm water systems conforming to
208 requirements and will use on-site sewaqe disposal systems until
sewers ace extended to the atea by Spokane County
B Ground
(1) Wdl groundwater be wdhdrawn or will water be discharged to groundwater? Gwe general
descnption purpose and approximate quantities if known
No The site will be served by Trentwood Irrigation District 03 with
wacer for domestic purposes and fire flow requirement9
(2) Descnbe waste matenal that wilt be discharged into the ground from sephc tanks or other
sanitary waste treatment facility Describe tha general s¢e ot the system the number of houses
to be served (if appiicable) or the number of persans the system(s) are expected to serve
See attached page
w
(3),.Oescnbe any systems other than those designed for the disposal of sanitary waste installed
forAhe purpose of dischargmg flwds below the ground surface (includes systems such as those
for the disposal ot storm water or drainage from floor drains) Descnbe the type of system the
amount of matenal to be disposed of through the system and the types of matenals likely to be
disposed of (includmg matenals which may enter the system inadvertently through spills or as a
result of firefighhng actwities)
A 208 stormwatec system will be installed to setve the 91te E'uel
residues fcom spillaqe will be collected in a manner approved by
Spokane County
(4) Wdl any chemicals (especiafly organic solvents or petroleum fuels) be stored in above-ground
or underground storage tanks? If so wfiat types and quantities of materials will be stored7 ~
The convenience store will have pumps for gasoline connected to //r/ ~''1 / ~y t
underground tank systems Double containmenc vessels will be used to T ti~J ~L~,~ " )
raduce the potential for ground contamination
1/0a,~~~
6t/ Z~l (61bv J71'a'12AL614
Rev 2/1188 4
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SPOKANE ENVIRONMENTAL ORDINANCE
(WAC 197 11 960) Section 11 10 230(1)
B ENVIRONMENTAL ELEMENTS (continued) Evaluation for
Agency Use Only
(5) What protectwe measures wdl be taken to insure that leaks or spols of any chemicals stored of
used on sde wdl nat be allowed to percolate to groundwater (this includes measures to keep
' chemicals out of disposal systems described in 3b(2) and 3b(3))?
Double containment tanks will be installed to 9tore petroleum
products E'uel spillage will be collected and handled for Spokane
~
County requirements
c Water Runofi (including stormwater)
(1) Describe the source of runoff (ncluding stormwater) and method of collection and disposal if
any (include quantittes d known) Where wdl this water flov✓T Wdl this water flow into other
waters? If so describe Atk \ c~ ~ ~
The site is relatively flat with siiq,s~ of le~ss than 2% All sur ace
water runoff will be collected on-site and disposed usinq a system of
208 qrassy 9wale9 and drywells
(2) Wilt any chemicals be stored handled or used on the site in a locat►on where a spill or leak
wdl dram to surface or groundwater or to a stormwater disposal system discharging to surface or
groundwater? `
The convenience store will sell fuel from pump islands which are
sub]ect to spillage A system will be installed to Spokane County
Standards to help isolate fuel spills i(ol
(3) Coold waste matenals enter ground or surface waters? If so generally descnbe
No Any spillage will be intercepted before contaminating
groundwater supplies
~A~
d Proposed measures to reduce or control surface ground and runoff water impacts if any (d the
proposed action lies within the Aquifer Sensdwe Area be especially clear on explanations relating
`to faciGhes conceming Sechons 3b(4) 3b(5) and 3c(2) of this checkUst)
The project will conform to Spokane County Code9 and 208 stormwater
requirements
4 PLANTS
a Circle rype of vegetation found on the site
x deciduous tree alder maple aspen other
x evergreen tree fir cedar pine other
A shrubs
x grass
pasture
crop or grain
wet sod plants cattad buttercup bullrush skink cabbage other
water plants water lilly eetgrass mdfoil other
other types of vegetation
.
b What kind and amount of vegetation will be removed or altered
Most of the vegetation on the site aill be removed to accommodate the
new development Existing vegetation surcounds the house
c List threatened or endangered species known to be on or near the sde
None are known per Spokane County Data Atlas
d Proposed landscaping use of native plants or other measures to preserve or enhance vegetation
on the site if any
tJone Areas will be landscaped with turf, shrubs, and trees
Rev z/vas 5
.
SPOKANE ENVIRONMENTAL OROINANCE
(WAC 197 11 960) Section 11 10 230(1)
~
B ENVIRONMENTAL ELEMENTS (continued) Evaluation for
Agency Use Only
5 ANIMALS
a Circle any birds and animals which have been observed on or near the sde or are known to be on
or near the site
birds hawk heron eagle songbirds other
mammals deer bear elk beaver other
fish bass salmon trout hernng shellfish other
other
b List any threatened or endangered species known to be on or near the site
None are known per Spokane County Data Atla9
c Is the site part of a migration route? If so explain
No The site is at the edge of an urbanized area
d Proposed measures to preserve or enhance wildlife d any
None
s ENERGY AND NATURAL RESOURCES
a What kinds of energy (electnc natural gas wood stove solar) wdl be used to meet the completed
project s energy needs? Descnbe whether it wili be used for heating manufactunng etc
The project will use electricity and natural gas for lighting,
heating, mechanical operation, cooking and space heating
b Would your project affect the potential use of solar energy by adjacent properties? If so generally
descnbe
No The property to the North is a utility facility and an
undeveloped school yard
c What kinds of energy conservalion features are included in the plans ot this proposal? List other
proposed measures to reduce or control energy impacts if any
Deielopment of the site will conform to applicable energy codes
adopted by Spokane County
7 ENVIRONMENTAL HEALTH
a Are there any enwronmental health hazards including exposure to toxic chemicals nsk of fire and
explosion spol or hazardous vwaste that could occur as a result of this proposal? It so descnbe
The comPleted project will have underground storage tanks for
gasoline
(1) Descnbe speaal emergency services that might be reqwred
The project will be developed in accordance with applicable building,
fire and zoninq codes
Rev 2l1/88 6
.
SPOKANE ENVIRONMENTAL OROINANCE
(WAC 197 11 960) Section 11 10 230(1)
B ENVIRONMENTAL ELEMENTS (continued) Evaluation tor
Agency Use Only
(2) Proposed measures to ►educe or control environmental health hazards if any
The pro)ect will be developed in accordance with applicable building,
fire and zoning codes
b Noise
(1) What types of noise exist in the area which may affect your project (for example traffic ~
e uipment o eration other7 ^ D
Thesite ad7oins TrenC Avenue a State hiqhway and the Burlington
Nocthern Santa F'e railroad mainline The 9ite is North of the vvto
Spokane Industrial Park ~
(2) What types and levels of noise would be created b or assoc►ated with the roject on a short
~ I Ij ~~1G
term or a long term basis (for example traffic con truction operatwn othe) Indicate what
hours noise would come from the site ~~y , IJ
During construction some noise will be created by equipment l/c~~L(.I CL/
operation When the project is completed, noise will be generated ~ t ~
from vehicle operation and human activities ~y~i~~'~~C~
q
(3) Proposed measure to reduce or control noise impacts ih any '
The mini-warehouse portion of the pro)ect will provide a buffer
to re9idential areas north of the project
8 LANE AND SHORELINE USE
a What is the current use of the site and adjacent properties?
See attached sheet
b Has the site been used for agnculture? If so descnbe
No The site is occupied by an existing residence
c Oescnbe any structures on the site
One single family residence
d Wdl any structures be demolished? If so which?
The single family residence will be either c2moved or demolished
e What are the current zoning classficahons of the site
UR-3 5
f What is the current comprehenswe plan designation of the site
Urban
g If applicable what is the current shoreline master program designation o/ the sde
N/A
h Has any part of the site been classified as an environmentally sensdive areal If so speafy
No
I Approximately how many people would reside or work in the completed project?
This is a commercial/industrial proposal
s
Rev 2/1/88 7
,
.
SPOKANE ENVIRONMENTAL OROINANCE
(1NAC 197 11 960) Section 11 10 230(1)
8 ENVIRONMENTAL ELEMENTS (continued) Evaluation for
Agency Use Only
I Approximately how many people would the compiete project displace? 2 to 3 people
k Proposed measures to avoid or reduce displacement impacts if any
Notice will be provided to allow renters to vacate Che premises
I Proposed measures to ensure the proposal is compatible with existmg and projected land uses
and plans if any
The pro]ect wlll conEorm to apPlicable zoninq and building standard9
of the I-2 zone
9 HOUSING
a Approximately how many units would be provided if any? Indicate whether high middle or
law income housing
None
b Approximately how many units rf any would be eliminated? Indicate whether high middle or
low income housing
One middle income housing unit
c~ Proposed measures to reduce or controi housing impacts if any
Notice will be provided to allow renters to vacate the premises
10 AESTHETICS
a What is the tallest height of any proposed structure(s) not including antennas? What is the
pnncipal extenor bwlding matenal(s) proposed?
Structutes will not exceed one story or 35 feet in height
Exterior building materials have not been selected
b What views in the immediate vicmity would be altered or obstructed?
None The site is on the floor of the Spokane Valley
c Proposed measures to reduce or control aesthetic impacts if any
Conforraance to applicable building and zoning requirements
11 LIGHT AND GLARE
a What type of light or glare will the proposal produce? What time of day would it mainly occur?
Driveway parking and service aisles will be illuminated for
activities, safety and security
b Could light or glare from the finished product be a safery haz3rd or interfere with views?
No Lighting 4ri11 be directed downward to reduce qlare
c What existing offsde sources of light or glare may affect your proposal?
The site adjoins Trent Avenue a State Highway
d Proposal measures to reduce or control light and glare impacts if any
Lighting will be directed downward to reduce glace and adjoining
properties
Rev 2/1/88 8
9
SPOKANE ENVIRONMENTAL ORDINANCE
(WAC 197 11 960) Section 11 10 230(1)
B ENVIRONMENTAL ELEMENTS (continued) Evaluation for
Agency Use Only
12 RECREATION
a What designated and informal recreational opportunities are in the immediate vicirniy?
Spokane County maintains a major park facility at Sullivan Road and
the Spokane River approximately 2 miles southaest of the proposal
b Would the proposed proJect displace any existing recreational uses? If so descnbe
No The site is currently used for residential purposes
c Proposed measures to reduce or control impacts on recreation includmg recreahonal
opporturnhes to be provided by the proJect or applicant if any
None
13 HISTORlC AND CULTURAL PRESERVATION
a Are there any places or objects listed on or proposed for national state or Ixal preservation
registers known to be on or next to the site? Ii so generally descnbe
No
b Generalty descnbe any landmarks or evidence of histonc archaeological scientific or cultural
importance known to be on or next to the site
None are known per Spokane County Data Atlas
c Proposed measures to reduce or control impacts if any
If artifacts are discovered during consttuction-Che Spokane County
Office of historic preservation will be notified per code
14 TRANSPORTATION
a Identify public streets and highways serving the site and descnbe proposed access to the
existing street system Show onsde plans d any
The site is served by Trent Avenue, a State highway (SR 290) and
F'lora Road, a County arterial One driveway to serve the project
will be located on E'loca Road end one driveway on Trent Avenue
b Is site currently served by public transit? If not what is the approximate distance to the nearest
transit stop7
STS service is available at Floca and Trent
c How many parking spacos would the comploted project have? How many would the project
eliminate?
Approximately 46 off screet parking spaces will be installed to
secve the project Two spaces will be eliminated when the existing
residence is removed
d Wdl the proposal reqwre any new roads or streets or improvements to existmg roads or streets
not including dnvewaysT If so generally descnbe (indicate whether public or pnvate)
No The project will require two driveaays, curb, sidewalk and
paving on E'lota Road adjoining the pco7ect J`~ f~/~'✓~/~N 1.~ i~A Y
~
~ ,
av~'~`
e dl the~ roject use (or occur in the immediate vicirnty oo water rad or air transportation? If so
enerall descnbe
The site is north of tha 8urlington Northern Santa Pe mainline
Railroad, but will not use the railtoad (.1~~~ L U f~ G(
~
~
Rev 2/1/68 9
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(WAC 197 11-960) Section 11 10 230(1) SPOKANE ENVIRONMENTAL ORDINANCE
~ B ENVIRONMENTAL ELEMENTS (continued) Evatuation for
Agency Use Only
f Now many vehicular tnps per day would be generated by the completed project7 If known
~ indicaterwhen peak woutd occur
Ved rttached sheet
~
~
19 Proposed,measures to reduce or control transportation impacts d any
` The driveway on Trent Avenue will be moved to the west lzne of the
pcoJtectt with right turn only posted Flora Road will be widened to
tfhe west to accommodate turn9
tr
~ 15 PUBUCrSERVICES
. 3~ a Would the project result in an increased need for public service (for exampie fire protection
pohce protection health care schools other)? If sfl generally descnbe
4 ,I,ncremental increases in public services will likely occur due to
'use of the proposed facilities Increased service demands will be
offs'et' by fees and taxes generated by the proposal
~
tb f Proposecl measures to reduce or control direct impacts on public services if any
The proposal will pay fees and taxes producing revenue to off9et on
~ increased demand for services
16 ` UTILITIES
a -Cilde u ties currently avadable at the site 6lectncity atural ga water refuse service ~
telephonel a`ndary sewer sepbc system other
~
~
b Descnbe the utildies that are proposed for the project the utility providing the service and the
r ~ general' construction acUvitiss on the site or m the immediate vicirnty which might be needed
Water and Sewer City of Spokane
~Uy.ST Weat-Telephone
1 WwP-Electricity and Gas
,
C SIGNATURE
I the undersigned swear under the penalty of peryury that the above responses are made truthfully and to the best of my knowledge ( also understand that should
' there byaany willful rriisrepresentation of willtul lack of full disclosure on my paR the agency may withdraw any determination of nonsigrnficance that it might issue in
rehance uponirthis checkUst
Date „September 9 1996 Proponent Name (pnnt) Glen rtacPhee
Proponent Signature Address 17609 Montaomerv
City/State/Zip Greenacres. wA 99016 Phone (509) 327-8697
Person..Completing Fotm John D Konen. David Evans and Associstes, Inc Date September 8 1996
FORSTAFF USE ONLY.
,.Stafi,member(s) reviewing checklist ~
!
y-
Based on thi taff review of the envuonmental checklist and other perti nt information the sta(~
A Concludes that there are no probable signifcant adverse impcts and recommends a determinabon of nonsigrnficance
s
B _ Concludes that probable significant environmental impacts do exist for the current proposal and recommends a mitigated determination of
nonsigrnficance with conditions
C _Concludes'that there are probable sigrnficant adverse environmental impacts and recommends determination of significance
Filmg Fee $75 00
Rev 2/1/88 10
►
3 WA TER
Pg 4
(2) Q Describe waste material that will be discharged into the ground from septic tanks or other sanitary
~~~~waste treatment facility Describe the general size of the system, the number of houses to be served (if
applicable) or the number of persons the system(s) are expected to serve
A An on-site system conforming to Spokane County Health District Standards will be installed to serve
~
the site until public sewers are available to serve the area Waste materials will be limited to sanitary
wastes from restroom and restaurant operations
8 Land and Shoreline Use
Pg 7
(a) Q What is the current use of the site and adjacent properties)
A The site has a single family home oriented to Flora Street Surrounding uses include an elementary
school and utility building co the north, a railroad and industrial uses to the south, a contractors
storage yard (zone I-2) to the west, and a triplex and a single family home to the east
14 TRANSPORTATION
Pg 10
(o Q How many vehicular trips per day would be generated by the completed proJect) If known, indicate
when peak would occur
A The project wlll provide 5,000 vehicle trips per day of which approximately 1,300 trips will be new
and 3,700 trips will be captured The project will have an AM and a PM peak conforming to existing
traffic
4 ^ S-POKANE COUNTY DIVISION OF
BUILDING AND PLANNING
x ZONE RECLASSIFICATION APPLICATION
PART Y
A. GENERAL INFORMATION:
NAME OF APPLICANT/REPRESENTATIVE G 1 e n M a c Ph ee
MAII.ING ADDRESS East 17609 Montqomery ,
CI1'Y Greenacres STATE wA ZIP 99016
PHONE 928-0821 (work) 928-0821 (home)
+ IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION
FOR APPLICANT TO SERVE AS REPRESENTATIVE
LEGAL OWNER'S NAME G 1 e n M a c P h e e pHpNE 9 2 8- 0 8 21
MAILINGADDRESS East 17609 Montgomery
WA ZIp 99016
- CITY Greenacres STATE
" PROJECT/PROPOSAL SITE AREA (acres or sq ft) 1.93
, ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) apprnx im+-..~~ I_a.~'_re s
ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 45011,9043
a ASSESSOR PARCEL #'S OF AD]ACENT AREA OWNED OR CONTROLLED 55062.90191
55062.9020, 55062.9055, 55062.9056
f STR.EET ADDRESS OF PROPOSAL 17019 East Trent Ave-nue
EXIST'ING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) U R- 3. 5
EXISTING USE OFPROPERTY Single family residential
` PROPOSED ZONIING 1-2
COMPREHENSIVE PLAN CATEGORY U rb a n
SCHOOL DISTRICT E a s t V a 11 ey
FIRE DISTRICT #1
WATER PURVEYOR C o n s o 1 i d a t e d
PROPOSED USE OF PROPERTY
Single fam.ily dwellings ( ) Duplexes ( ) Multifamily dwellings ( )
" Manufactured homes ( ) Business (C)c Industrial ( ) Mixed Use ( )
Other ( ) - Descnbe .
LIST PREVIOUS PLANNING DEPARTMENT ACTIONS AWOLVING THIS PROPERTY
ZonEd UR-3.5 April 24, 1942
{ rB , LECAL/ZONE RrCLASSIFICATION INFORMATION:
,
LOCATION OF PROPOSAL Northwest corner of Trent and Flora Intersection
SECTION 1 TOWNSHIP 25 RANGE 44
NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Trent Avenue and Flora Road
WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD 2461 o n T r e n t, 3211 on F 1 o r a
, .
,
ZONE RECLASSIFICATION APPLICATION Page 2 of 4
DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNEll ARTERiAL O YES O NO
NAME(S) OFARTERIAL ROADS Trent Avenue and Flora Road
LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED
Attached
~
EXTSTING ZONE(S) U R- 3. 5 TO PROPOSED ZONE(S) _ I' 2
FOR THE FOLLOWING DESCRIBED
PROPERTY (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE
BELOW Attached
IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT9 _
Applicant holds title to property
WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS
PROPOSAL WAFtRANTED9
Tr,g ,s a develoDina industrial area. The property to the
West and South is zoned industrial.
WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT
PROPER'I"IES ?
The rezone wa.ll conform to properties to the West and South.
,Pr~~ertv to the North is vacant. Proposal witl provlde services
to the surrounding area.
WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION'? The area supports a
growing industrial park and anullary business. This
p,rnpnqal w, 1 1 ? rnvid(- n,e,edeservices to the area.
WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON
SURROUNDING LAND USE9
Setbacks and landscapinq per Spokane County requa.rements.
• I •
ZONE RECLASSIFICATION APPLICATION Page 3 of 4
PART II
THIS SECTION OF THE APPLICATION WILL PROVIDE THE PLANNING DEPARTMENT STAFF WITH
WRI'I'I'EN VERIFTCATTON THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE
AGENCIES IDENTIFIED RESULTS OF THE PRELIMIlVARY CONSULTATION SHALL BE INCORPORATED
IN THE PROPOSAL BEFORE FTNAL SUBMITTAL TO THE PLANNING DEPARTMENT
FIRE MARSHALL/FIRE DISTRICT '
A THIS PROPOSAL IS WITHIN FIRE PROTECTINO 1
B ADEQUATE ARRANGEMENTS (HAVE) (N T) BEEN MADE TO MEET OUR NEEDS
IN PROVIDING FOR AN ADEQUATE WATE M AND FACILITIES FOR FIRE
PROTECTION PURPOSES
C RECQMMENDED FIRE FLOW OR UNABLE TO CALCULATE NOW
BECAUSE USE IS NOT DEFINITIVE, AND WII,L BE DETERMTNED AT BUILDING PERMIT
APPLICF.TION TIME
D REQUIREMENTS INCLUDE
,vdg~r Au.rf
FIRE DISTRICT ~ (3RAT~RFlI'ITLE DATE
WATER PURVEYOR
A SATISFACTORY ARR.ANGEMENTS FOR IIOMESTIC WATER AND FIRE FLOW
REQUIREMENTS (HAVE) ~(HAVE NOTj> BEEN MADE
B REQUIREMENTSlCOMMENTS
WATER DISTRICT i~
SIGNA ITLE DATE
COUNTY ENGINEER
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS
AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT
A COMMENTS
SIGNA ITLE DATE
COUNTY UTILITIES 3 6 e) c(
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQLTIkEMENTS FOR fz
SUBMITTAL OF THIS PROPOSAL (HAVE~ (HAVE NOT) BEEN SATISFIED THE D SIGNATED
FZ WATER PURVEYOR FOR THIS SITE IS 0~ So D T~ ~
C, ~,~Fp
A COMMENTS rn0AtjMk-T-F W4-TG72 u 2J~ S~O /2-,
l -
~
E ~
SIGNATURE/TITLE ATt
~ HEALTH DISTRICT
1
p0A PRELIMINARY DISCUSSION HAS TAKEN PLA _AND GEIJVL REQUIREMENTS FOR
SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) ~EEN SATISFIED
A COMMENTS C3l~- S ~f~ .Se
7i7 0 do
^ )
SIGNA~ TLE 'i6ATE ~
SE, WER PURVEYOR '
J r'~
A PRELIMINA.RY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE
PROVISION OF PUBLIC SEWER ARE UNDERSTOOD BY THE APPLICANT
A COMMENTS (A-I rJ L4t V:F-Q. ~ufkL.E PLUme)
• 4% iwg~
tllGNA"TURRE/rITLI 9A
ZONE RECLASSIFICATION APPLICATION Page 4 of 4
PART III
SURVEYOR VERIFICATION
y I, THE UNDERSIGNED, A LICENSED AND SURVEYOR, HAVE COMPLETED THE INFORMATION
, REQUESTED FOR THE ZONING LEGAL DESCRIPTION
SIGNED DATE
ADDRESS PHONE z:
tr • _ ZIP
~
PART IV
(SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHOIZIZATION)
I, THE^UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE
IRESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE
~ ~
' I FU9RjA R SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED
4
FORfTHE'PREVIOUSLY IDErfTTFIED LAND USE ACTTON, OR, IF NOT THE OWNER, ATTACHED
. HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACT'I4NS ON HIS/HER
` :BEHALF
r
'f l
r
NpMg Glen MacPhee DpTE 8-29-96
ADDRESS East 17609 Montgomery pHpNE 928-0821
` Greenacres, WA ZIP 99016
Y
2 (/~y
, . /'l'~...~ti . • !
SIGNATURE OF APPLICANT OR REPRESENTATNE DATE
~
,STATE OF WASHINGTON )
) ss
COUNTY OF SPOKANE )
SIGNED AND SWORN OR AFFIRMED BEFORE ME ON THIS ~~7 c7k DAY OF
y Q , 1996, BY ~-4 ~2'
❑ 11
' F
ovo~~:~`~~ ; ;0
; . a.- ~ ►
pUg~~G ~ Notary Public in and for the State of Wastungton
t ~ s ~ ,i
X Residing at cw
1 ~I/AS~~~•` My appointment expires
%
~
t
- PART V
(TO BE C4MPLETED BY THE DIVISION OF BUII.DING AND PLANNING)
'DATE SUBMITTED FILE # "~y `C~~
DATE ACCEPTED BY C 1
~
TOTAL FEES 0 ~til RECEIPT # CGFI~ te"--f)
7''~l ''c~ L(`e (
.
kfvi lv/ vV 1riU 1~ GV C,1~ JVt1 f G/ U1 C 1Ka1 AluGhlt,ynV 111LC l.Jl
- L1..' ~ ~.s ~wu... u..J..•..r,~L~ - - .ul.. . . ~ _~..~..G.sr<.. . • .......~~„~a... - - wi U V 1
tr'
vat 885 9408190159 '
RZcE-.Tn
FILED Oc r1ECv"70C0
k
RECORDING REQUESTED BY IiND MAIE. TO RCnUrS; 1~;
~'hc Pmh~tsl.,1 L,aw Firnl, P A
P O Box 2226 AUG 1g IZ 12 Pii 'Sq Coeur cl'Atenc, Idaho 838 (6-222G
V! 1t l i', C ~
REIU.. PROPER7'Y DEED TO TRUST SpQ',;.k <
rLJ11~ (M.H
GLEN ALAN M11CPFIEE :ind DELORA FERLEE MACPHEE, husb.utd and wifc , do
,
~
hereby grunt for v~duablc considcratton tv the TRUSTEG, GLElV AND DELORA MACPHEE
,
REVOCABLE iNTER ViV4S TRUST, atl of thcir REAL PROPERTY intctest now hcld oc thece:ii3e.r acqtc:red in the foltowing descnbcd real property
Thc East 276 fcct of thc Norhtcast quartcr lyiag
Norch of Trcnt Raad CPH No 33 and South of thc Yriorth ltnc vf vacated canal right of way, ,n Scct,on
1, Township 25 North, Range 44 East, W M,in
Spokane County Wa.shington
7o have and hold thc said REAL PROPERTY as TRUS'I'F-E
t
Thc ThUSTEE n, GLEy ALAN MACPHEE and DELORA FERLCE MACPHEE
ne short name ard 7'nist adcltess of the grantee TruSt is che GLEN ANU DELORA '
~
~
MACPHEE TRliST, I7609 F.ast hlontgomery Avcnuc, Grecnacres, Wsishington 99016-8518 -
F
,
I7atcd thss 10 day of G i-'AA1 in thc' ycar
r
9
~
)
GLEN A MACPHEE ,
,
009401313o Tax Pa4 0R
S1119 Mt Pd 9 0 SpokW* COsV
8y f y ~ DF..L.ORA MACPHEE
- - - - - - - - - - - --FAX MEM() rr F~
• C ~~1~
DATE _
~ ~ - AnN
_7 5
Ns
FAX - -
9 ~
s ~ FRO -
s i
CO
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.c~ 29PHUNE
`J'p~ x _ - - - - - - - - ' -
FP ` .r< < <
~NAL LANv ,
EXPIRES P'
- ~
O'F
AUG-15-1996 15 35 `'~09 747 2761 N v
95% P 01
r 1xs"r r101ERIt.aN TITLE L"b1
uar aaibu lnu 14 tr rIi, outo YaY "L7ti1
a NF ir
. P « w r ~ n r ~
•~rr~ s'sf '
w.- .r w.r♦ ~N~~~Mar~. , . NCiM~ lAN hw. ~
f ' ~2 S -J`'j
Rc ;uc c o£ F 0- V
r
8041/U c
IG .l, CK i.7ET'T
11ccc,-nly dc Law
!:Izc i425 ircnt j,venut!
0' a-I c W2sh.nt,ton 99206
02 =A ~.-ND S£LLER" S I+ESIGN'SLNT OI' ftEAI. EST%TE CONTF41C''
i aE CRiNTOR-1 SSIGidOR, JAC~ L EtLEP E,.ccutor of c hi- 4statc: ~z
ctollard rller, deceased (ProbaZe in S,»konE Counc/, lJashinp-
z:c 7, C:.St 40 79401651-1) in parriat distYibsticn of th` c,tate of
Sald .Tares Rolland Eller deceased, herebj Conveye the fo2lnwing
e: crlced rezl escace sitt:ated in the Councy a'_ apolcanc. State of
.3_ nint;con l.ncludin~, any iRCtrest rherezn %4h101 c;ranCor may here-
.ir: z dCQUiT't.
~ T-,, c-sc 276 iCec of Che northcasc c,L.IrcLr oi -ILcc1.0n 1 .
i'c, -nShi, 15 Nor;,h K..ngt 44 East lJ 11 , in 1,poic,iZC County,
a l-ir;con lyinf, nor[h of Stste tilEhway (Trcnc Raa(l CK1
,33) -nd south of the narth 1_ne of vacatc.d c-inal right of
wa of ald Souksne Valley Land and SJater Compa:i)
,1 tr.. roIto.xng hLX:s of che estatc of -ztd lariis Rrlllncl Ellcr and
-,.-%c S i'_lowin; undLVi-Jcd fraccxanal <<mounts
C Ze-,hi rd to J,%Ch L £LLEk and LiLj,IAN ; FZ _ETt ,huyban,i
,nt w.ic a: ~',~sc 1h019 Tr~n:. Avcruc Spt~~.~ i` 1~11 nin~,roi-i
5:-126
txth Co AUD4cY M NELSEtv, wiEe of Carl i Nelsciz,
o: ~orch 2322 PL"dley Spokacic, WarhinE,ton 99206
Onc-s_,c,h Lo CEO►%CE :t PrwNIt-tAt3, s single pcx (ni
ctf 315 Sloor,ficld Street ktobokcri New Jersey t3f034
0-e-sz/th to KE .,ET i I PE:INIM1tti husb-ind ot Pcoi 1 E Penn_nian
of rdsc 14105 Sccond r,venue Snot.ane, Wsshiil„cot,% 99207,
(J-►c-SiXt't co tiAKftx I PENiIIMAN husb-ine. of Dox.)rtly r 1lctinirn-in,
o i E., s c 17421 Tren t nvcnut, Spokane Wasti,niton 99216,
c.a 1-..cbi as:.l~,n trartsfcr and set ov~r to sai.i abc~ve itimcd
2- ir c*ic `+1riC ir<<c'Cional nmountS thp vcndnt ti irrcreci 1.1 thae
sa?e ^_i rLe-enc dated the 2Z da/ of fl.) u;~!` 1980,
~_..~.L .~.ic~ 1. Flle: C/ ccutor o~C~ cs tr+te 5~ lr`it~ 1 a~rIind ~ Llei
s_..'_ ILY s~,' C;cci A t'.acl'hec 3ncS DeLora F 1Sac,Yhcc, hu; banc► ani
pirc.h1sc.rS Cor che sdlc anci ?urehase of cl2e abave dekcribeel
tSt~tC
P. ~_-an~Lk.s' acLcptance of the vandor's intcresc irt attid above
d_,,cr_ued b31e agre,.nlnc each spzehs Co ~tct eollcc,cively v1xth said
:."Er s,-a»tees in assuming 3nd agr~peint; to fulftll the conclltions of
+_d s-~lc anrecneRC as to the terzss aad condition; Lnereot applreable
:.a obl.Racions of the vendors
Ttic krtntot-asskt;nor hereby covccitnrs t hat rhorc is unrai(i on
..:_cl ; Ie _-_,tecrre-it t he su-n of $27 540 00 triLh Lnt- ~ c~ t c.h~r~oit n~
D i. : E G chih 1e. day of 1980
ST.1 : £ :F ttia aK?'IC•Tnt! )
Fs r (SCAL)
) c%it~~r ot che ~,.L~tc of ~ames
C,.n- / c= ~PoYane ) ky~lanJ E] lcr clccc ased
Ot chi- da ~ rcrkon.~t21f nr,penreci bc forc mc tA{ i ('J I 1 l: Lxcc►itoY
r F i he c r .rc: ciJtrc ~ ftoll:nd } Ller J, Lcc•l ecl, t~► mc 4e,►~~wn tc, be the
z ~_v_e y,al deszribcci ir► and who c.xc(,uted Lhe wicr in ,.►ic+ iareF,oing
Sc:~~c lt snd acknow1cd4Ld thaz hc sif ncu tha r r,L a. hi trc;c and
vr,it.n;,arj act and dccd, for the u-ca anJ pt,rnoyc'. Lhlr4 in mcntfanecl
~+.y of `
GI✓E,j undLtC rry hand and official »ep) t - M+ ,
~ . 1 g ao
~ 1 iI ull.l I Or LI1l ZCC
~f„~ta 95% P02
5o9 747 2761
AUG-15-1996 15 36
R
~
•
A! ~
j T
S P O K A N E o C O U N T Y
,DEPARTMENT OF BUILDING AND PLANNING • A DNISION OF THE PUBLIC WORKS DEPARTy1ENT
JAMES L MANSON C B O DIRECTOR DENNIS M SCOTT P E DIItECTOR
MEMORANDUM
TO
Jim Red, Spokane County Division of Uti ities
Steve Holderby, Spokane County Health Distnct
Wyn Bukenthal, Spokane County Parks, Recreation & Fair
Steve Worley, Stormwater Utility
Bill Hemmings, Development Engineenng Services
Greg Figg, Department of Transportation
Glen Miles, Spokane Regional Transportation Council
Chnstine Fueston, Spokane Transit Authority
Susan Winchell, Boundary Review Board
East Valley School District
Fire Distnct No 1
Consolidated Imgation Dismct No 19
FROM Francine Shaw, Planner II ~
DATE• November 21, 1996
RE• Proposed revised plans for the Zone Reclassification, ZE-44-96, from
Urban Residential-3 5(UR-3 5) to Light Industnal (I-2) zorung
Enclosed find copies of the above referenced revised zone reclassification Design
changes have been made to the preliminary plat submitted to your office on September
23, 1996 Please replace the onginal plan with the revised copy We are currently
getting ready to send out the Notice of Application on this project Please review and
forward any comments by November 28, 1996 If you have any questions, you may
contact me at 456-2205
c Glen MacPhee, 17609 E Montgomery, Greenacres, WA 99016
David Evans & Associates c/o Ron Hand, 110 W Cataldo, Spokane, WA 99201
Attachments Application 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
PLAyvtNG PxoNF (509) 456-2205 • FAY (509) 456-2243
TDD (509) 324-3166
~ - .
. ,
SPOKANE COUNTY DIVISION OF
BUILDING AND PLANNING
ZONE RECLASSIFICATION APPLICATION
PART I
A. GENERAL INFORMATION:
NAME OF APPLICANT/REPRESENTATIVE G 1 e n M a c Ph e e
MAII.ING ADDRESS East 17609 Montqomery
CITY Greenacres STATE wA ZIp 99016
PHONE 9 2 8- 0 8 21 (work) 9 2 8- 0 8 21 (home)
IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AU'I'HORIZATION
FOR APPLICANT TO SERVE AS REPRESENTATIVE.
LEGAL OWNER'S NAME G 1 e n M a c P h e e pHpNE 9 2 8- 0 S 21
MAILINGADDRESS East 17609 Montgomery
CITY G re en a c r e s STATE W A ZIp 99016
PROJECT/PROPOSAL SITE AREA (acres or sq ft) 1.93
ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) appr.nxima ty~~ I-z=es
ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 45011,9043
ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED 5 5 0 6 2. 9 019 ,
55062.9020, 55062,9055, 55062.9056
STREET ADDRESS OF PROPOSAL 17019 East Trent Avenue
EXISTING ZONE CLASSIFICATTON(S) (DATE ESTABLISHED) U R- 3. 5
EXISTING USE OFPROPERTY Single fama.ly residential
PROPOSED ZONIlVG 1-2
COMPREHENSIVE PLAN CATEGORY U rb a n
SCHOOL DISTRICT E a s t V a 11 e y
FIRE DISTRICT # 1
WATER PURVEYOR C o n s o 1 i d a t e d
PROPOSED USE OF PROPERTY
Smgle family dwellings Duplexes Multifamtly dwellings
Manufactured homes Business Industrial Mixed Use
Other ( ) - Descnbe
LIST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY
Zoned UR-3.5 April 24, 1942
B . LFGAL/ZONE RFCLASSIFICATION INFORMATION:
LOCATION OFPROPOSAL Northwest corner of Trent and Flora Intersection
SECTION 1 TOWNSHIP 25 RpNGE 44
NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Trent Avenue and Flora Road
WIDTH OF PROPERTY FRONTING ON PUB LIC ROAD 2461 o n T r e n t, 3 21 ' o n F l o r a
t a ZONE RECLASSIFICATION A.PPLICATION Page 2 of 4
DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL O YES NO
NAME(S) OF ARTERIAL ROADS Trent Avenue and Flora Road
LEGAL DESCRIP'TION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED
Attached
EXISTING ZONE(S) U R- 3. 5 TO PROPOSED ZONE(S) _ I' 2
F4R THE FOLLOWING DESCRIBED
PROPERTY (ATTACH LEGAL DESCRIP'I'ION STAMPED BY LAND SURVEYOR OR PROVIDE
BELOW Attached
IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT? _
Anplicant holds title to property
WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS
PROPOSAL WARR.ANTED9
Th,s ,s a deve]onincr a.ndustrial area. The property to the
West and South is zoned industrial.
WHAT IMPACT WII..L THE PROPOSED ZONE RECLASSIFICATION HAVE ON THL ADdACENT
PROPERTIES?
The rQzone will conform to properties to the West and South.
Pronertv to the North is vacant. Proposal will provide services
to the surrounding area.
WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION9 Th e a re a s u ppo r t s a
growing industrial park and anullary business. This
prop,oCa 1w, 1 1 Z-,rnv, ~p nt-eded services to the area.
WHAT MEASURES DO YOU PR4POSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON
SURROUNDING LAND USE)
St,~tbacks and landscapinQ per Spokane County requirements.
, t
~ONE REcLAs~IFICATIoN APPLr~ATrON ~ ~
~~RT 11
'T"HIS SEC'lTOIV OF'I~E APPLICATI4N WIL,L P~OVIDE THE PIANNING DEPARTMEN'I' STAFF WITH
WRIT'I`EN"VER.IFICA.TIOIV THAT THE APPLICANT HAS HAD PRELrMINARY CONSUI.TATION WI'I'H THE
A+GENCIES IDENTMED RESUL.TS OF',CHE PRELxNiIHARY CON5ULTAT'IQN SHALL 8E INC{]RPQRATED
IN '1HE PR(3PO5AL BEFORE FINAL. SLTBMIWAL TO THE FLANNIlNG DEPARTNlENT
FIRE MA1tSHALL#FIRE DISTRTCT
A THIS PROPD5AL IS WTTHIN FIRE FROTECTdD NO ~
B A]]EQUATE ARRANGEMENTS (RAVE) ~HA'VE T) BFEI~ TvIADE '~fJ MEET Q~JR I~iEE]]S
IN PFtOVTDINGr FDR AN ADEQUATE ~V~,"~"E M AND FACILrMS FOR FM
PRDTEC'1'I0N PURPOSLS
C ItEC411+IMEhTI3ED F'IRE FLOW QR LTNABLE TQ CALC[1i.A1'E I~OW
BECAUSE USE IS iVOT i)EFINITI'VE, AND VYILL BE I]ETERMMD AT BLTILDIAlG PERMTT
1}iPFLICATION TIME
D REQ S INCLUi3E
-er1K4vr
FM DisTRICT ~ ~TLE aATE
wATER PuRVEYoR
A SAnSFACTORY ARRA.NCEMENTS FOk STIC WA'I`ER AND FM FI.OW
REQ[]IREMENTS (HA'VE) A~~ lYq ~EP-N I'VIADE
B R EQUIREMEN'I'S1COMMENTS
~A7
V~1
~i ~ .
"TER DI5T'RIC'' SIGNA'f~fJ I'~'L.E DATE
COUNTY ENGINEER ?
~ APRLLIIMINARY DISCUSSIDN HAS TAKEN pLACE AND GENERAi. REQUIRBhriENTS FOR 12OAD5
AND DRAINAGE HA B
~ EEN I7ISCUSSED WITH'I'HE APPLTCAN7`
~
~ 0-0 t-6 A COMMENTS
~ATE
C4UNTY UTILTTIES~ q~;-7 r ~ ~ d e( '
A PRELIMINARY DTSCTJSSION HAS TAT{EN PLACE A►ND GENER.AL REQUIREMENTS FOR ,#°~,w
SUBMITTA►I. OF'CHIS PROPQSAL (HAVE~ (H~1VE NO°') BEET~ SA''IS~THE DSIGiVATED
A.TEI~ PUI~~JEY~OR FOR THIS SITE IS 00St~ r t D T~
t VV
~ A CONiMENTS f~1~ u t~
, a ~
~
SIGIVATURElTI'T'LE A,T
~
HEALTH DISTRIC'T '
A PRELTMINARY DISCUSSION HAS TAKEN PLA -°~E L F,E(~UII~EMEIVTS FOR
~ SUBI+v[T'ITAL OF TH'IS PRUPOSA,.L (1~IA~E) ~HA'YE I~1~'~) EEI~ SA,'~'ISFIED
A COMMENTS ~ ~ ~ 41v-
SIGNATU E ~16ATE
,
~ SEwER PuRvEYaR
A FRELIlViINARY DISCUSSION HA5 TAKEN PLACE AND GEIYFRAL REQUIREIViEN'I'5 FOR'rHE
FROVISION OF PUBLIC SEWER ARE CTNDERSTOOI3 BY THE APPLICANT
A C(]MMEN'TS (X~ rJ 44Vfia. &Um6
k lp- %twq~
ftNA"I'[JR
9EPI`ITL 9ATLI
~ ZONE RECLASSIFICATION APPLICATION Page 4 of 4
PART III
SURVEYOR VERIFICATION
I, THE UNDERSIGNED, A LICENSED AND SURVEYOR, HAVE COMPLETED THE INFORMATION
REQUESTED FOR THE ZONIIVG LEGAL DESCRIP'I'ON
/
SIGNED DATE
ADDRESS __i ~5'T /.fQ T PHONE
zrp W>e/
PART IV
(SIGNATURE OF PROPER'TY OWNERS OR LETTER OF AUTHORIZATION)
I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT'THE ABOVE
RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE
I FURTF-ER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED
FOR THE PREVIOUSLY IDENTIFIED LAND USE ACI'ION, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WR1TTEN PERMISSION FR.OM THE 4WNER AUTHORIZING MY ACTIONS ON HIS/HER
BEHALF
NAME Glen MacPhee DpTE 8-29-96
ADDRESS East 17609 Montgomery pHONE 928-0821
Greenacres, WA ZIP 99016
~
SIGNATURE OF APPLICANT OR REPRESENTATNE DATE
STATE OF WASHINGTON )
) ss
COUNTY OF SPOKANE )
SIGNED AND SWORN OR AFFIRMED BEFORE ME ON THIS DAY OF
Q , 1996, BY
4~~
; B ~
: Q`~\•~►~~''~' ~'~i
~ Efi~ ► c
ovo7,~i~L~~tiL
/ ~ ~e► ~ .O..n e ~ ~
~ pUBL1G s ~ Notary Public in and for the State of Washington
.7 Residing at
OF WASN~~.•. ~
My appointment expires ~-c:)L/ ~
` ~ ~
~ ~
PART V
(TO BE COMPLETED BY 1'HE DMSION OF BUII.DING AND PLA►NNING)
DATE SUBMITTED FILE #
DATE ACCEPTED BY
TOTAL FEES RECEIPT #
RECEIPT SUMMARY `
a. . ~
TRANSACTION NUNIBER T9601507 DATE 08/28/96
APPLICANT GLEN C PHEE PHONE=
)
ADDRESS 17609 E NTGOMERY
GREENACRES WA 99016
CONTACT NAME GLEN MAC PHEE PHONE=
TRANSACTIOIJ ZONING PERMIT (ENGINEERS), LAND USE ACTION
DOCUMENT ID 1} 2) 0 3)
4) 5) 6)
FEE & PAYMENT SUNIlMARY
ITEM DESCRIPTION QUANTITY FEE AMOUNT
ZONING PERMIT 1 200 00
LAND USE ACTION REVW 1 20 00
TOTAL DUE = 220 00
TOTAL PAID= 220 00
BALANCE OWING= 00
.
PAYMENT DATE RECEIPT# CHECK# PAYMENT AMOUNT
08/28/96 00008589 5352 220 00
PROCESSED BY WENDEL, GLORIA
PRZNTED BY WENDEL, GLORIA °
0
*~**~~**~********,r*,r***,r******** TfiANK YOU *,r***,r********************,t*********
4
O ~
t ~ c
► • >
4
PERMIT CENTER PASSPORT
Datc Number
~
Name Phone
Address ~
Comments
CUSTOMER ROUTING
Drvision of Bwlding 8t Planrung Drviswn of BuiIdLnR & Plannnq /
Wo {ht'{~ ~ ~ ~ ~h>n,rv y { } ~ f
~~i~CbA1~ ~ LA~~fi_~Wi w„~~ '~~~~~v~~Y'~~;it ~w.~~2~~ ~
f ~ ¢Y ~
FlAddressmg F-]Admm Excephon ~ Approach Permit
~ Bwlding Permit ~ Artenal Rd Plan Info ~ Flood Plam Permit
Code Inforrnahon ~ E3inding Site Plan Info = Public/Pmote Roads
~ Commercial Review ~ Cert of Exemphon ~ Res Bldg Permit Rev
n Conference FICornprehensive Plan ~ Site Drainage Info
F]Energy Code Info 1-1 Cond Use Permtt ~ Subdrvis►on Review
FIFire Safcty Review FINonconformmg Use ❑ UtiIiy Permir
~ Manufactured Home ~ Pcrmit Revtew ~ Zone Change Review
.
FlMecharucal Pertnits FIShorcluics Info
~ pther permits _ Short Plnt Info NO FEEREQUIRED
$eyqewer Tune out
F]Plumbing Permits ~ Subdrvision Info ~ • ~
F]Pnvate Road Info F]Temp Use Pertnit
~ Res►deaaal Review ~ Vananco Appl ~ AYA Payment
F]Sewer Permits ~ Zone Check ~ Cat. of Exemption
~ Informntion ~ Zane Info ~ Subdiwsioa Review
A~
~
ULIDISCWCf Info
'
%~ow Change Review
~
NO FEE REQUIRED NO FEE REQUIRED h
~ ~ -
~j i ~ r ~
Reviewer Tcme out ; Rehewer ~ Tune out ~ Rcviewer ~ T'ana out
MA.41EtTA3SPOR1 C7R v«a `
L
r ~
4
SPOKANE COUNTY DIVISION OF
BUILDING AND PLANNING
ZONE RECLASSIFICATION APPLICATION
PART I
A. GENERAL INFORMATION:
NAME OF APPLICANT/REPRESENTATIVE G 1 e n M a c Ph e e
MAII,INGADDRESS East 17609 Montqomery
CITY Greenacres STATE wA ZIp 99016
PHONE 9 2 8- 0 8 21 (work) 9 2 8- 0 8 21 (home)
IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION
FOR APPLICANT TO SERVE AS REPRESENTATIVE
LEGAL OWNER'S NAME G 1 e n M a c P h e e pHpNE 9 2 8- 0 8 21
MAIILINGADDRESS East 17609 Montqomery
CITY G re e n a c r e s STATE W A ZIp 99016
PROJECT/PROPOSAL SIT'E AREA (acres or sq ft) 1.93
ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) a.PP.rnx ima t~~7 ~a.c.r e s
ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 45011,9043
ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED 5 5 0 6 2. 9 019 ,
55062.9020, 55062.9055, 55062.9056
STREET ADDRESS OF PROPOSAL 17019 East Trent Avenue
EXISTIING ZONE CLASSIFTCATION(S) (DATE ESTABLISHED) U R- 3. 5
EXISTIlNG USE OF PROPERTY Sinqle family residential
PROPOSED ZONING 1-2
.
COMPREHENSIVE PLAN CATEGORY U rb a n
SCHOOL DISTRICT E a s t V a 11 e y
FIRE DISTRICT # 1
WATERPURVEYOR Consolidated
PROPOSED USE OF PROPERTY
Single family dwellings O Duplexes O Multifarruly dwellings O
Manufactured homes ( ) Business (kk Industrial ( ) Mixed Use ( )
Other ( ) - Descnbe
LIST PREVIOUS PLANNING DEPARTMENT ACTIONS IIWOLVING THIS PROPERTY
Zoned UR-3.5 April 24, 1942
B . LEGAL/ZONE RECLASSIFICATIUN INFORMATInN:
LOCATION OF PROPOSAL Northwest corner of Trent and Flora Intersection
SECTION 1 TOWNSHIP 25 RANGE 44
NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Trent Avenue and Flora Road
WIDTH OF PROPERTY FRONTING ON PUB LIC ROAD 2461 o n T r e n t, 3211 o n F 1 o r a
ar v
y ~
ZONE RECLASSIFICATION APPLICATION Page 3 of 4
PART II
THIS SECTION OF THE APPLICATION WII.L PROVIDE THE PLANNING DEPARTMENT STAFF WITH
WRTI'I'EN VERIFIICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE
AGENCIES IDENTIFIED RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED
IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNING DEPARTMENT
FIRE MARSHALL/FIRE DISTRICT '
A THIS PROPOSAL IS WITHIN FIRE PROTECTIO NO I
B ADEQUATE ARRANGEMENTS (HAVE) (HAVE N' T) BEEN MADE TO MEET OUR NEEDS
IN PROVIDING FOR AN ADEQUATE WATE M AND FACILITIES FOR FIRE
PROTECTION PURPOSES
C RECOMMENDED FIRE FLOW -7~~ , OR UNABLE TO CALCULATE NOW
BECAUSE USE IS NOT DEFIriITNE, AND WII.L BE DETERMINED AT BUILDING PERMIT
APPLICATION TIME
D REQUIREMENTS IIvCLUDE AS5,fger '~wz)i?4v/'3
'~?-'e~r iouc1
FIRE DISTRICT ~ ATf JRFJTITLE DATE
WATER PURVEYOR '
A SATISFACTORY ARRANGEMENTS FOR ESTIC WATER AND FIRE FLOW
REQUIREMENTS (HAVE) AVE NO BEEN MADE
B REQUIREMENTS/COMMENTS
,
WATER DISTRICT ~
SIGNA E DATE
COUNTY ENGINEER '
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENER.AL REQUIREMENTS FOR ROA.DS
AND DRAINAGE HAVE BEEN DISCUSSED WITH'THE APPLICANT
A COMNiENTS
SIGNA ITLE DATE
COUNTY UTILITIES Ll~`7 - 3(, v1{
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR
SUBMTITAL OF THIS PROPOSAL (HAVE~ (HAVE NOT) BEEN SATISFIFD THE D SIGNATED
2 k~ p WATER PURVEYOR FOR THIS SITE jS ON So t~~ bATEn ~
A COMMENTS ~kbj tVAaE u)/ W~4TE~2. Vpol2.
d
C r as ~
~
SIGNATUREfTITLE A
RL
HEALTS DISTRICT
,4 pv A PRELIMINARY DISCUSSION HAS TAKEN PLA REQUIREMENTS FOR
~ SUBMITTAL OF THIS PR4POSAL (HAVE) (HAVE NOT) EEN SATISFIED
A COMMENTS !x.
SIGNATU TLE ~~ATE SEWER PURVEYOR
J~
A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE
PROVISION OF PUBLIC SEVVER ARE UNDERSTOOD BY THE APPLICANT
A COMMENTS WA~ ~ t V~ Q. ~ 4 g LE ~L l.l tv~ ~
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I i~ 0 SPOKANE COUNTY ~D
~ I am y~ a i , 1`f0
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- NOTE 10 PARlON6 SPACE3 ARE lDG1FD
fN iME FVSI/E Il0.A ACGU6i110N AREA
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EXISVIPOG U68I 6 ZONE
PROPOSED I-2 ZOPOE
I ~
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I ~ I~ ~ W W ~B6 ~ 1 ~ ~
S ' ~ Q ~ ~ Nx LEGAL Q~SCRIPTION ~ p ~
~ I , o W~~ i~~ ~ TMc c~sr s~e v T a TM N , u► ~ J i ~ = 3
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~ COUNiY W/~5lUNGTp~t ~ . IS ~ I W
ACCE55 ~ 60 ~ 35 FRONi YARD ~ ~ 5~E ~~i = ~~,i~ BIDG SC1BApc ~ ~ ~~pSCAPINC RE00 ~ a ~ 209 DauN~CE ~ ~ ~ ~ ~ W ~
1 lANDSCAPING NOT~ ~ CONVENIENCE MINI 51pRACE BLOC 4010 S.f r_.~ I
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