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ZE-94-84 • ~ , OFFICE OF COUNTY ENGINEER ~ SPOKANE COUNTY, WASHINGTON " 191q7 t~ ~ TO Spokane Cuunty Planning I?epartment f ~ - I~KUM Co►int y E+igineer's Department "~1~ SUBJ~CT: Conditio`t~a oE Approval-Zone Change--Number ZE ~ Applicant's Namez'No,v4( Emp,,2e z,.iaZ 5,.~1.Q.. ~Section 3 Township 2g 'N, Renge'4W EWN'1 ~f }h f * i„ r The followinF "condittuns of approval" for [he above-referenced zone change are submi[ted to T-'khe Spokank County Hearing Examiner Committee for inclusion in the staff analysis and .t-~~~~~inga and ,4rder" of the hea+ring acheduled6, 191L• , • ~ `tP~ior ?o The Iosuance Of A Building Peroit 1 ~ 3r l ,1 , AppQl,ice`n,t shall dedicate 30 feet on Cuc-\,& Q ~ aa *fdc,~ rightmof-way prior to any use of the property. ~,~a,,, SEC~io~✓- , ~ " a Ar2. Ap?Ueant sihall dedicate f feet on , s fopAr~gfit --,,o,,4?f-way and ,s1ope easemOnts as necessary prior to any use of the property. s~ ~ -.9~, ~Ap,p~,,~ icanC shall dedicate a foot s,adius on ~ y and : prior to any use of the property. ~.7. Applfcant shall dedlcate 2~} feet oq ~iAl ES va/ r and a2O foot radiu$ on P~c~,,. ~ 'y S ~ ~ t 8nd 'C~. , for right-of-way Prior to any use of the property. Access permits for app,,roaches to the County Road Systea ehatl be obtained fr~om ther w ~,S~okane C~unty F.ngineer. I~ 0 f ~ , ' %6. ~ Ac~cese pe,rmits and imRrov.ements to ` muet be app~Fovgd by the ~lashlngton Dep`Ar[ment A 7raneportation. ~ kz ' 3 ' ' a A t be ~ roved Ac'ce s s permi ts ar'd i~nproven~en t s tA mus Pp by the City of - • . V ' 1 (a) Applicant lsh811 irnptove_,Cuctjd i , in a,manner consistent with Spokane Count{y TYPICAL roa4way section No. / minimum paving width AceES~~a/, 1-hi5~taNClAad, 1~ 0. M~N~~nnv.m 5-tAN ~e~d . A~~~ ►~nKT m,ay Co~sT'rz-uc. t~+- hlyh~2 St.v~vdA2~ o~' ~~~~jprv✓~.~e~.v1 a µ,Poiu qppravA! b ~t: Cou~ ~ Eu ,r~e~~. " ~ (b) Appl"icant ehall Ylmprove in a manner consis[ent with Spokane ,County TYPICAL roadway section No. minimum paving width . A r~ / r (c) Applicant shall improve in a menner oonsistent wiCh Spokane County TYPTCAL roadway section No. minimum paving width . , (d) Applicant shall improve in a manner oonsistent with Spokane ~ County TYPICAL roadway Section No. minimum paving width . (e) Other specific improvements /aPp/ca„4T Prr I~iA i ~2. 4K L/ _SlfkalL nliZC S ON ~1 ` ' r be zDiv~,r~ -•lyd ~ ro y rr,•r /j~o ►r G rh~ei T~~ ~1 v 6.v ct rs _ 7~i E~',d... ~ T..~., L 1f~.+r u~ Il~• s A„s~dtlai✓~ / jo 044 lPy t .Bd ta& A Je 5ZG~~l-e ,2?f ~Vgp.-vxv~ 1_4N W! 11 Q E~"lf iA~l u. n!G ~ I",, w. W,-Iv i A!e_S iPV ,-3CC1Z. ~i )~}gezCj D~ Cil.lGltGl Aye: 1nce3t /rrgZ Cj Gtit?,0lLnfis 7'c1 .7~vI./atlE e7 T2 [ . 2 a GLN Qdd i f'!pN/~ l rfe/9W1C L 9NE`~ 5/ L~PuJAI~C.`~ c{~Nd CiR/q/N/57yG ~ Applicant s,hall submit for approval hy the Spokane County Fnginepr raad, drainage, and access plans priot to the issuance of a butlding permit on thP property. . 1Q. The applicant shall auhmit Eor approval by the Spokane (',ounty Fnginprc and the Spokane County Health District a detailed combined on-site sewage system rlan and stirface water disposal plan for the entire pro ject prior to the iqsiiance of any bui l(iing permit on the pcoperty. . . ~ . ~ ~ . ~ ` X+`8g l@ z ~ ~ ~14';A p#rking plaa and Craftic cirLulatioti plan shall be 5ubmitted and appruved by the k 5po"ne County Engineer prioc to the i5buance of a building permit on the property. The 4design, loeatiun, and arrdngement of pdrking stalls shall be in accordance with stand'ard ~ dtraffic engir►eering practices. Paving or surfacing as approved by the County Engineer. ~ w~nl~l be required far any portion of the project which is to be occupied or travelled by 4#0 v~hf'cles. ~ , s , J ~1~2 `The,° w~ord "applicant' shall ft1CtUde che ownNr or owners of the property, liis heirs, ~ ~ `%,'t apsigns, and successors. ~ " ~ ~ h 1~3; ~To conetr+tct ihe road impruvements stated herein, the applicant may, with the approval+ qf x~Ahex (bunty Fngineer, join in and be a wil.ling participant in any petition or, reso;lu[i~ou ~t}ich,;purpose is the farmation of a Road Improvement District (RID) for said improvemp-nt x r~ u r a u a n t C o R CW 36.88, a s ame n d e d. S p o k a n e C o u n t y w i l l ji o t p a r t i c i p ate i n , C h e , c o B C o f lithe qo im~ro vemen C s . r ~A~•* As an slternative method of co«structiiig the road improvetnent stated herein; the yapp rh~j `~~snp mey, wiCh the approval of tt}e County Engineer, accomplieh the road improveme,ntsn ~eCat„gd ~hgrein by joining and par t icipa[ing In a County Road Pro jece (CRP) to, the extent ojf~t~i~e rle,~qpired road improvement. Spc~kane County will not participate in the cos~ of thp`e,e imprpvemente. . r•1.'- 1~ cQwn~r~.uC,ti,~n o~ khe road iroprovemetits otated t~erein shall be accompllBhed ~s ap4 4 , p,~~~~`v.~edi tSpokane County Engineer. t- ~l~ .Mr e r r ~ ♦ ~t A~~"1F~equ~:red taproveaients shall cQnform to the curcent State Of Washittgton, Standard yk, =,i1ftc`ast,~i'°ae fort Road and Br~.dge rConstructioa, land othert applicable count~y ~sTanda;ds ¢en~.d tl~r adoFpted resQlu~tions pertaining ta Roed Standarde and Stormwater I~anAgeaoec~t ~n eF~f~eCtt a~the "~d'ate,o# conatruction, Nnless otherwise approved by the County Engi~reer• t ApLp -ant e,~hall ftle e petitian far the vacation of prior to ,e 0000 e v f* ~'ijhe ,pro per t y. ` , t A A# ~ ~ • +`,~a ~(~y. z 4 ~ r ~ # ~r ant s~g ~1 aopspruct a paved and delinested access approact~(s)~to mee[ the existirtgt, } ~41n* , ~ A , ~ - f G t T~ y 1r y~ 1 ~r EAcce_,e,:tos t Ruad shall be prohibited until such time ae spe'cifically * ~surt~~eoOOied by fi'~e S~kAne County EuLgineer.' ~„f t ti f•y ° 1 w ) ` P~ R y ~ il IR0~4Jwa~y ,s1tandarde, typical ruadway sections and dcainage ►plan requirementa aFe found in ~ r Spokaih e Aoord of^ CoTu.n4x Comaaissionere Resoluti4n No. 80-+1592 ae amendedA.vcl A4Z& ,~Y/c-Ab4k ~ pczo~ox~t ~ Tb ~1~as ~ f ..1 V t , ~ 3 r~lT~ie p1,aC or developa,ent proposal is located within a drainage basin whieh hes been ldemtified by the Spokante County Engineer's Office a8 having ;atormwaCer runoff problems. ~ ^4 $,ince 'thig' pIat 4or deve2opment proposal is affected by or is~ a oontributo4 fo stormwater ~ flowe, ProPertY owners ah,auld ParciciPate in the Planning and implernentation of a futurz ~ , ' ~i basinwide stora►water management 4yetem. The following "Condirion of Approv8l" shall .be yz re4uired:f That the owner(s) or successor(s) in intecest agcee to join in any County ' approved Stormwater Management Progrdm and to pay such rates and chqrges as may be fixed ~ through public hearings for service or betief it obtained by the planniag, design,, con- jx stcucting, maintaining, or bperation of stormwater oontrol facilities. ' ~ 911/4 , i ~ 2~ Acc,es.. To S4Glc13T2 q/ PZo~~~, 40m AccGSS , , , ti 70 ~C.~ TtialK,stYt ~~.1 t~rd ~~iZ.~+.e ~ fih 2C~ h 'M~ wy m c% 2 G, u,t Pr po e ~i~s~ i~.TY 02 ` !~¢,~yt'lrxl Q~I CG PrD?e21riE5 .$fI ~ if! 6 y" A~ r 17ticrA,6,rEd 7-h i 5 Q . ! ioi✓ /5 o~ fi4 A, G arv c f 7rqAC OA/ 1h~ REsjG/e~7,,4/ af«.. D/2 CVail~~~C~t~u/ ~it~ 5 S J J.CJn)s b1.~ 1lartr0 nl o~ Tr ri f~rc- S r4 A-1 ALS &Ail,Gl n ej naol~ LX-rr,J r G~~ ~v►.. >c-, i ~yi~titi ~1e~li e iti~y bNA\\ tv c~rt~~►vt, n~.~ (~y ~'{,,Q ' Cu%, klt ~ E"q , Yl e e ✓ ~T e s ~C . ~ ~ ~y - - ~ ,a . OF'FICE OF COUNTY ENGINEER SPOKANE COUNTY, WASNINGTON 19 9~/ T0. Spokane CqUilty Planizing Depar [ment ~ r'RUM Cotinty Engineer's Uepartment „ s e S,UBJgCT: Cond.itions oE Approval-Zone Change--Number Za yq _6V Applican t's Name -z-,wNd 6mR,,Ze s Section 3 Township ,25 N, Range e,4,! EWM ~ v ~ t.,-The fol.~owing 'coR~iitions of approval" for the above-referenced z~ane change are submitted, Co t, he Spokane County ,Hearing Examiner Committee foc inclusion in the staff analysis and =findin~gs and order" of the hearing scheduledAe~~19&Y I ,id A ' ~ Fcior ib Th~ Iasuance Of A Building Peroit ~ to, Appl~,ic_8ntt fs,hall dedicate 30 feet on ~,Uc..\%& Qs- L\ fot, ~i$}htrof=way prior to any use of the property. ;~„74s~c,o~ k A i e ~ r kT 2: App2Acant s3ha12 deJ~icate feet on ~ 66,r~i48htLrof-way $nd slo ' ~ y pe easernents as necessar,y pcior to any use of the pro ert . , io Appl4z4n,t stiall dedicate a foot radiue on and , r pr ior to any use o f t he proPer tY. ' Appllran.- sheZl deaicatQ 2 feet on PwGs ~oA t Q , .4, and a 2o foot radiue on f?,Its ~ ' and C~. For right-of-way prior to any uae of the property. ! t A~cess pera~ite for appr~oaches to the County tLoad System shatl be obtai.ned fram the ~ Spo~k.8lne Cbunty Engineer. , ~ ; ~,y<S r" ! ? 1 ~.,b.}r Accese permite and improvemente to muet' be approved 'by the W_aohi_ngton 0epartcaent of Transportation. , d . . • : , ~ ?e Ac~cees permi,tv,and ,imp.rovements to l must ~e approved ~ ~ a by t he Ci ty jo f,., a R ' . a t r (a)►_ Appli,canb. shall impr1ove_,CuG&,t /.~,le in a muanner consiatent with Spokane . ' County TYpICAL roadway section Ab. ~ minimum paving width Att,eS~„~~~/ th,,s Sta~clAa~ } ~S U~AN~w~~A ' b ANQ~tzt~l p~t lcArtT tnl3~ CanfST~uc7i c~ hly~i~2 cjt/.1NL/A2G/ O~ ~~/~nrflvF.~~.v~ w ' P 'PP ~tne CouyYtf ~u inFett. ~ (b) Apap l icant s ha l l improve in e manner consistenC with Spokane County TYPICAL roadway section No. minimum peving width . ~ . (c) Applicant shall improve in a manner oonsistent with Spokane County TYPICAL roadway section No. minimum peving width . (d) Applicant shall improve in a manner consistent with Spokane County TYPICAL roadway Section No. minimum paving width . ~ „ h (e) Other specific improvements. /qpeZr_,qYr :5&d11 .er y,~ D,~s w~ . z, tjo,~ oPY M' Pr-W fz!"y ~p bc Z01.-49a J~Tr <U 7.ddusTvtu / 2. ~-~g„f ~`.~3~ Sr n~v~,rE/ .3hi~1/ h~ ~o.vsTr~.~ cT~.f J'iv Oat[c,2 Y'o &k1_-,7' _JaO w41 J'` /ey &0_4 ~w T Q,~, 4~[a.c:' . ~ E ~ nr~ rft~ tl,e.s/ ~ ~ l', uNd / ~/~ersctlf I.v u. .clcE~l fc.~ cv.d~c,C+ P,.JE.s /QeAd ~'..s .V d,,5~q e-e 309-t UUcrt4, QL eucttC.k Arrc Tlics~ i.~~~?,rtc.t~.r~EN7s Ta .Z "~r ./uc/E [~o 0.N Ad ci~~'~tNq/ ArIG ~~1NG~ SJC/2LC,/1/rt,.~ GWu 9 Applicant ehall submlt for approvat by the Spokane County FnginePr road, drainage, and ; W access plans pr ior to the issuance o f a btii 1 ci ing permi t an t he pro per ty. ~ e The applicant ShaZL submit for approval by the Spokane Couiity Fngirierr and the Spokane County Health District a detailed combined on-Site sewage syGtem plan and surface warer disposal plan for the entire pro ject prioc to the issuance of anv hui lciinR permit on the ' property. . 4 . .I 1 4t ~ F + K' @gP 2 A parking plan and traEtlc circ.ulatiun plan shall be subinitted and dpproved by the Spokane County Engineer prior [o the L5s«dnce of a building permit on the property. Th~ design, locatioti, and arrdngemenC of parking stalls shalt te in accordance w~th etandard, ~ traffic engineering practiees. Paving or surfacing as approved by the Coutity Engineer, ; wil~l be requiced for aciy pc~rtion of the project which is to be uccupied or travelled by vehicles. I ~ The word 'applicdnt" shall inctude the uwner ur owners of the pruperty, ttis heirs, ~ assigns, and successors. 4 t 1,~3..To tonetruct the road improvements stdted herein, the applicant may, wirh the approval o~ ,X, the County Engineer, aoin in and be a willing participant in any petition or resolution hich purpose is thet formation of a Road Improvement District (RID) for said improvement 1 jt r y,~pu~rsuatit to RCW 36.88, as amended. Spokane Couaty will noC particfpate in the cost of . ~ rh~ese improvemente. ar f ~ ~As an ralterna,tive mothod of constructing the road improvement stated herein, theY app11- } can,t may, with the approval og the Cuunty Engineer, accomplieh tl}e road impro,ve~pents et a1t:.ed ~h~e,r0in by j`a'#ing and participating in a County Road Project (CRP) to`i,,the exte~nt ~ of Ythe seqyire,d r~oa,d• improvement. Spokane Couc~ty will not parti~cipate in the cost of r thes,e~` im~rove-sa~enta. ` ~ : ~ constructio~ n o~.Frthe road imProvements stated herein shall t~e accomplished; ~ ae a ,x . p_ + -pr;oved'y,Py j tAg 4Sp,Ukane , County Engineer. ~ ~ ~ v b~ r_ e+~dri^imp~rov^etn;enGe sh4],I conform to the current State Of Washington Standard Spe~cc~ t~'ons0'fo~-'"`,Rq'ad' and° Bridge~.Construction, and~ather' applicable oount~y rsCandarde ~ aq& ovi~a„d,60gpdea,oJutiong perraining to Road Standar4a and Stormwater Management,in ye,~ f fe-# t~~, a. t h e~ d. a. x~ of.- cR o n s k, a~ u, c t i o n, u nle ss o t h e z~ r i s e app rq, v e d by t h e t bun t y Eng ineer." , , ~7 ~ . x Appl;i'"~tt~ M#13. f~11 8 petitior~ for the vacation of ° ~prior~ to A . ~r t xf~ t ~r ~i ` y~ +3+ ! ti icant 11 conitruct a paved and delineated access approach(s) to meet the exist3ng 1w9. Accees to Rapd shall be prohibited until such time as specifi~allyn 4 ~ authorisz~ed~ tiy' t~he Spo,kane~ Countjr f~Engineer. ~ f • ` ' ~ + Roa,dwalY s~,tani~ards, typic~~ roadway sectiuns and drainage plan requirements are fpund i~nt ~ ~i Spoka~rie B~~rd of Cqunty Coasmieeionere Resolution No. 80-1592 as amendedANd 44a 115PIM4611A To ttit5 pctoQoscc1 . A ; 14 ~ y21 Itti6 ,plat or development propoeal is located within a drainage basin which has been 4 ident,Ifi'e& by Che Spolkane County Eng3neer'8 Office $s having atormwater runoff problems. ` Since th;is plat or development propobal Ss affected by or is a Eontributor to siormwater flows, property ownerB $twuld participate in the planning and implementation of a f«ture ' ' basinwide sLarmwater management tiystem. The following "Conditton of Approval" shall be required That the ownerts) or successor(e) in interest agree to join in any County approved Stormwater Management Program and to pay such rates and charges as may be fixed thtough public heari'nga for service or betief it obtained by the planning, design, con- A gtructing, maintaining, or Uperation of 5turmwater control facilities. 911/4 ~ ~ ~ Acc~y~.. To I.~rdu~7~,q/ , !'rzofeat,es S12.q// 6e )r^on,7 Euc/.tJ /~~c~vc,~E- Acccs~., I Ndu- sim~al T" Pe rLc,~~, t~.2v~ ~mm~2C.rcc~ t~ro 02 ofvfC C pro~Err7':~5 „$hA/~ PiC'c.fi 6i tEa~ ~l.5 ~~~1.~i. ~ic~✓ ~5 . NECE.ssA #,zy So 45 ~o ~eEve.vT 7~iz /!~„c ~X o~ 1`~/~~G a.vc~ %rq~jG L'o'~v~'/,~Ts d,V lfiE ~E~.cleN7~~ / cr., d2 L2c,,w/WEc',-!<i/ N~-t it ,a ~ t s►1A\1 t,NS blr C c ~ ~ , a«. S ~H »A-t ,oA C' t r n I Y« „ y~ALs C n, v € rv ~~c ~ ( F n }~p 1 ~l,L iji fri t►~c~, 1\ n 7G~. 1. L.J T 04 1 M ~ Y'G U t? *1 \ L vl.k J Yl !y ~ v ~ ~ , ~tiz , b ~ rG~ ~ ut &tl1 ee,. rc t,A_~Vl ZONE RECLASSIFICATION N0. ZE-94-84 > SPOKANE COUNTY NEAt ING EXAM INER COMM I TTEE FINOINGS AND OKUER A. INTKOt3UCTIUN This matter having come before the Zoning Hearing Examiner Committee on Uecernber 6, 1984, and the members of the Comnittee present bei ng Kenneth Kennedy, Chalrman, F. Ly nn Tennican and Richard L. Skalstad. B. PkOP(JSAL The sponsor, Inland Empire Council - Boy Scouts of America, is requesting approval of a zone reclassification, File No. Zt-94-84, Agricultural to Residential Office, Commercial, and Restricted Industrial, for the purpose of developing a CommerciallIndustrial Park. C. F IND INGS OF FACT l. That the existing land use in the area is residential, Trent School, Kaiser offices, Spokane River, cultivated, railroad right of way, and vacant. 2. That the Comprehensive P]an designates thls area as approprlate for Urban development. 3. That the existing zoning of the prope rty described in the application is Agri cul tural . 4. That the provisions of RCW 43.21C (The State Environmental Policy Act) have been compl ied with, and the Committee concurs wj th the Declaration of Non-Signlflcance. 5. That the proper legal requirements for advertisement of the Agenda Item have been ful fi11 ed. 6. That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justified. ZONE RECLASSIFICATION N0. ZE-94-84 C. FINDINGS OF FACT (continued) 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed neither approval nor disapproval of the proposed use, 10, The Hearing Examiner Committee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. 11. The following are additional findings of fact considered by the Hearing Examiner Committee a) That the Board of County Commissioners denied a proposed amendment to the Comprehensive Plan to change the subject area from an Urban category to an Industrial category. However, the Board did state the area was not precluded from high quality industrial uses in future developments, provided adequate buffering is provided to adjoining properties. The Hearing Examiner Committee finds this proposal, as conditioned, implements the Board's Findings. b) ThaC the Hearing Examiner Committee has limited the building height within 300 feet of property lines to enhance land use compatibility with the varied uses allowed in the Urban category. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (Al1 Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the"Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) That a landscape buffer be provided around the entire property boundary as conditioned, and the existing trees are to remain as possible The length of the Boulevard along Euclid Avenue is to be determined by the sponsor and the County Engineer. a) COUNTY PLANNING DEPARTMENT 1. South property line (Euclid Avenue) building setback shall be a minimum distance of 60 feet from the existing property line. The buffer strip shall be heavily landscaped. The buffer area may include a parkway in the center of Euclid containing the existing mature Locust trees and replacement street trees < 2 i x ZONE RECLASSIFICATION N0. ZE-94-84 a) COUNTY PLANNING UEPART14ENT (continued) 2. The restrtcted development area fronting on the Spokane River shall be 200 feet in accordance with the Shorelines Management Urdinance. 3. A 2y-foot landscaped buffer strip shall be maintained along the west property line fronting on Pines Koad. 4. Advertising signs within the development shall be limited to one 15U square foot sign for the development tidentification. Each building shall be limited to a 40 square foot sign integral with the building. 5. In the Restricted Industrial Zone, comnercial usages shall be limited to those associated with an allowed industrial use. 6. Interior landscaping sha11 be provided in accordance with a plan approved by the Planning Department staff (administratively) as each segment of the plan is submitted for the appropriate building permits. 7. A preliminary traffic analysis plan has been developed and is a part of the zoning fi1 e. The pl an indicated a turn 1 ane wi 11 be required on Pines for development of the properties. The developers will comply with the traffic analysis plan requi rements. 8. That no outside storage be allowed, and structure height is 1imited to 30 feet within 300 feet from any exterior property line of this proposal. y. The Zoning Ndministrator shall approve a specific exterior ltghting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to conflne illumination to the area with full consideration to ad3acent properties). lU. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Adrnini strator shal 1 be submitted with a performance bond for the project prior to rel ease of bui1 ding permits. Landscaping shal 1 be installed and maintained such that sight distance at access points 1s not obscured or impaired. 3 r ZONE RECLASSIFICATION N0. ZE-94-84 a) CUUNTY PLANNING DEPARTMtNT (continued) 11. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Comnittee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 12. The specific development plan will be submitted for Planning Uepartment review and approval prior to issuance of building permi ts. 13. All current standards of the Kesidential Office, Commercial, and kestricted Industrial Zones, as amended, shall be complted with in the development of this site. (Legal Uescriptions for all parcel s of property are on fi1 ein the Spokane County P1 anning Department's office. ) 14. That the project is subject to Section 4.16A. USU, the Aquifer Sensitive Area Overlay Zone of the Spokane County Zoning Ordinance, which sets forth various measures for Aquifer protection, specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. 15. That the present proposal is not detailed enough to determine whether or not the use of or material s stored on the site are in compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay Zone) of the Spokane County Zoning Ordinance. Accordingly, as a condition of approval, the sponsor/appl1 cant shall be required to file with the Spokane County Auditor, within thirty (3U) days of the signing of Findings and Order of the final decision in this matter, a"Notice to the Public" which shall provide in material as follows: PKIOR TO THt ISSUANGE OF ANY 6UILUING PERMIT OR CEKTIFICATE OF UCCUPANCY FUR ANY BUILDING OR ANY USE Onl THE PROPERTY UES(.ft IBEO HERE INAFTtR, THE APPL ICANT SHALL BE kESPONSIBLE FOR COMPLYING WITH THE PROVISIONS OH SPOKANE COUNTY ZONIn1G OkUINANCE CHAPTEK 4.16A ( AQU IFEK SENS IT IVE AREA OVERLAY ZONE THE PROPERTY WHICH IS THE SUBJECT OF TNIS NOTICE IS MOKE PARTICULARLY UESCkIBtU AS FOLLOWS:....". 4 ZONE RECLASSIFICATION N0. ZE-94-84 a) CUUNTY PLANNING UEPARTMENT (continued) 16. Any division of land for the purpose of sale, lease or transfer, shall comply with kCW 58-17 and the Spokane County Platting Urdinances prior to issuance of building permtts. 17. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 kCW and the Board of Spokane County Comnissioners Resolution #77-1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to arty on-site improvements. 18. Nursuant to the provisions of Chapter 43.21C kCW, the SEPA uuidelines (WAC 197-1U) and the Spokane County Environmental Ordinance (SCEO), a proposed declaration of non-significance has been issued at least fifteen (15) days prior to this date, the official file, written comments and/or public testimony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment, a finding is hereby made that no probable significant adverse impacts upon the physical environ ment are anticipated as a result of the project, and a final declaration of non-significance is hereby to be issued. b) CUUWTY tNGINEEKING UEPARTMENT Prior To The Issuance Of A Building Permit: l. Applicant shall dedicate 30 feet on Euclid Avenue (per site plan for a Parkway Typical roadway cross-section ) for right-of-way prior to any use of the property. 2. Applicant shall dedicate 20 feet on Pines Road and a 20 foot radius on Pines Ftoad and Eucl i d for right-of-way prior to any use of the property. 3. Access permits for approaches to the County Koad System shal 1 be obtained f rom the Spokane County Engineer. 4. Applicant shall improve Euclid Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimurn paving width Access Standard. This Standard is a minlmum standard. Applicant may construct a higher standard of improvement upon approval by the County Engineer. 5 f ZONE RECLASSIFICATION N0. ZE-94-84 b) COUNTY ENGINEERING UEPARTilENT (continued) 5. Other specific improvements: Applicant shall improve Pines Road as follows: Prior to issuance of a building permit for any structures on the property to be zoned Restricted Industrial, a left turn channel shall be constructed in order to accomnodate eastbound left turn movement onto Euclid Avenue. The construction of this additional lane will result in a need to widen Pines Road for a distance of approximately 300+ feet north of Euclid Avenue. These improvements to include construction of an additional traffic lane, sidewalks, and drainage structures. 6. Applicant shall submit for approval by the Spokane County Engineer road, dratnage, and access plans prior to the issuance of a building permit on the prope rty. 7. The appltcant 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 pl an for the entire project prior to the issuance of any bui1 dt ng permit on the property. 8. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 9. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 10. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County tngineer. 11. H11 required improvements shall conform to the current State of washington Standard Specifications for Road and B ridge Construction, and other applicable County standards and/or adopted resolutions pertaining to ►toad Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 12. koadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Comnissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. 6 r ZONE RECLASSIFICATION N0. ZE-94-84 b) CUUNTY ENGINEEKING UEPARTMENT (continued) 13. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the planning and implementation of a future basinwide stormwater management system. The following "Condition of ppproval" shall de required: That the owner(s) or successor(s) in interest agree to joinin ary County approved Stormwater Management Program and to pay such rates and charges as may be fixed tnrough public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control faci1ities. 14. Access to industrial properties shall be from Euclid Avenue. Access to the industrial properties through the Commercial property or Residential Office properties shall be prohibited. This prohibition is necessary so as to prevent the mixing of traffic and traffic conflicts on the Residential Office or Commercial sites. 15. Applicant shall be responsible for installation of traffic signals at the intersection of Pines Road and Euclid Avenue. The timing and extent of these improvements shadll be determined by the County Engineer. c) GUUNTY UTILITIES DEPARTMtNT 1. Pursuant to Board of County Commissioners Resolution No. 80-041 8, the use of on-st te sewer disposal systems is hereby authorized. This authorization is conditioned on compliance witn all rules and regulations of the Spokane County Nealth uistrict and is furthe r conditioned and subject to specific application approval and issuance of permits by the Health uistrict. 2. The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULIU by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULIO by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condltion shall not prohibit the Owner(s) or Successor(s) f rom objection to any assessment(s) on the property as a resul t of improvements called for in conjunction with the formation of a ULIU by either petition or resolution method under RCW Chapter 36.94. 7 ZONE KECLASSIFICATION N0. ZE-94-84 c) COUNTY UTILITItS UEPARTMENT (continued) 3. Ary water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each unit shall be double-plumbed for connection to future areawide collection systems. 5. A dry sewer connection to the futu re area-wide Sewerage System is to be constructed. Plans and specifications for the dry sewer connection are to be reviewed and approved by the Utilities Department. 6. The project shall be conditioned with the performance criteria of Section 4.16A.050 of the Zoning Ordinance for all future uses. d) COUNTY HEALTH DISTKICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of arly bui1 ding permit for this project. 2. Sewage disposal method shall be as authorized by the uirector of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Nealth Officer, the use of an individual on-site sewage system may be authorized. 4. Water service shall be coordinated through the Oirector of Utilities, Spokane County. 5. Water service shall be by an existing public water supply when approved by the Kegional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Uisposal of sewage effluent beneath paved surfaces is currently prohibited. 8 e ~ ZONE RECLASSIFICATION N0. ZE-94-84 e) CUUNTY 6UILUING ANU SAFETY DEPARTMENT 1. The site i s 1 ocated in F i re Uistri ct #1. 2. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 3. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 4, kecommend approval with the condition that prior to development of this property an engineered water distribution system plan shall be submitted to the Spokane County Department of Building and Safety. This distribution plan shall include water main size, flows, locations, fire hydrant type and locations, water storage tank size and 1 ocation( s), and design criteri a. 5. Fire hydrants which meet the ftre tlow are required to be installed prior to any construction. These hydrants shall be placed so that no portion of the building exterior is more than 175 feet from the hydrant. The bottom of the lowest outlet of the hydrant shall be no less than 18 inches above grade. A water plan showing each fire hydrant (specifying the gallons per minute for each f ire hydrant) and meeting the requirements in Chapter 10.04 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection facilities shall be installed and made serviceable prior to and during the time of construction. f) WATER PUKVEYOK 1. Water Purveyor is Irvin Water Oistrict #6, and they will supply the site with adequate water for domestic, fire and irrigation uses. Satisfactory arrangements are in progress to serve this proposal. g) CUUNTY AIk PULLUTION CONTROL AUTHORITY 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water spray s, tarps, sprinklers, or suspension of activity during certain weather conditions. Naul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emtssions from all other construction related activities. 9 ! ~I 1 ~ y ZONE KECLASSIFICATION N0. ZE-94-84 g) CUUWTY AIR POLLUTIUN COWTKOL AUTHUKITY (continued) 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken imrnediately to clean these surfaces. 3. Al1 travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors wtll likely result during the construction phase of the project and from motor vehicles using the si te fol l owing compl etion of the project and f rom occupants of the proposed projec t. 5. SCAPCA Regulation I. Article IY requires registration with this Agency. 6. SCAPCA Kegulation 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. 7. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV addresses emission standards. All ernission standards must be met. 8. All air pollution regulations must be met. h) STATt UEPNRTMtNT OF TRNNSPOKTATION 1. No Comment Received. i) UEPAKTMENT OF ECOLOUY (ULYMPIA) 1. No Comment Keceived. j) UEPNItTMENT OF SOCIAL HNU HEALTN SERVICES l. No Comment Received. k) EAST VALLEY SCHOOL DISTRICT 361 1. No Comment Received. 10 N 1 y ZUNE RECLASSIFICHTIUN NO. ZE-94-84 1) BUKLINGTUN NORTHEKN RAILKOAO 1. No Comnent Recei ved. m ) ' 2U8' STUUY 1. Applicant shall comply with '208' recomnendations concerning storrnwater runoff and provi de necessary 1 andscaping for runoff. n) SPOKAnIE COUNTY PAKKS AND RECREATION DEPARTMENT 1. No Comnent Received. E. OROER The Nearing Examiner Conmittee, pursuant to the aforementioned, finds that the application of the Inland Empire Council - Boy Scouts of America, for a zone reclassification as described in the application should be APPKUVED to the RESIOENTIAL OFFICE, COMMERCIAL, and RESTRICTEO INUUSTRIAL ZONES. Motion by: Tennican Seconded by: Skalstad _ Yote: Tennican - qye Skalstad - Aye Kennedy - Aye Unanimous to APPROVE to the KESIDENTIAL OFFICE, COMMERCIAL, and RESTKICTED INUUSTRIAL ZUNES 3- 0) HEARIn1G EXAMINER COMMITTEE HEItE6Y ATTEST TO THE ABOYE FINDINGS, URUER, AND VOTE ~ rman arTEST: For WALLIS 0. HUBBARO Planning Director ~ w Y STEVE P. Zoning Ndmi nistrator Date : 'Yee' 11 s ~ dr.r v5i tc ~ o W Q ~ Q L ~ W ! T ' - _ . ~ • ~ (?.C►+ LvE f W ' r~ . . . ~ L W f ~ l Q w a t w~.. W r r~ z • j + R T .20Z6.. ~ ~ . C►~ A M ~ c 3 Q A- ,n ef~ jAC7 iVn f~ ~ SEi29~ R N ~ ~ NE i- r ' ~ FWO6E ►~~R1 • S. . p 6t O'V c~ . • , . ~ , . : „=~}T n ~nt~• • ~ ~ . . J ~ S ~ : ~ \ .:vE ti • : - - - EUCLID AYE. a: I ~ ~ . , ZEm94m84 ~ S ; ~ • I A1inobio . ~ MARIETTA AVE ~ ?Dej~ t 3c - e , . •.r ~ $ I ~ ~ t• 1 1 . . ~ . ~ •.t4!~ t~ I► c-FIELD ~ • , ~ , ~ ~ ° 1:1000 fL 19 65.~ SN~.r+No~Z Av I& - ~ - - • ` n • w ~ ` < < id E1lr 0~. . . _P . ~•~Q~~ S; , ~ ~.1.1 . ~ r, . •~f ? t ~ a ` i ~ '1 ` ~ . ~..1 i , ` ♦1 . . ~ ~ f ~ ~ . y ~ \1 + t ry~ . ' h ~ , • ~ ~ 1 ♦ J ~ J , ; . r ~ - . ~ . . ~ ~ ~ * . ~ ~ , ~ 1 • ~ ~ ' i* 4K ~es,- ` ♦ 1 'r'~'~..'~"C,~ , ~ '~i~~.~~'~~~ ` 1 ` 4 1• i~ 7 ~ , ,j~l~~, a1~r•y+ ~~1~j1 • r. . `1 , ~ ' ` Ir ' ~ f , . . ~ 1~+ ~ , ` R ~ ~k , r~~~~ ~ ~ ` a , • ` , ♦ r~. ~ . ~ ~ , ♦ ~ ~ t 1:, 'r~` ' ~ 'i • ' ~J , + ► ~ ~ ~ ~ ~ ~ ~t ~ ~ • ~ ~ f www ~r~'~ L ! , C ~ • JO 6 J 0 o 0 u 0 0 0 0 0 0 O o o O O 0 ~ I i COMMERCIA~- INDUSTRIAL PARK CONCEPT PLAN - I- , , ~ T T . ~.r ` ~ •1~•.~~~~~1 _ . ' . , S ~ . . ~ ~ ' . 1 ~r:~~ ~ ~ ' . ~ ~!11~.~ ' v • ~ . ~ f~ , ~ ~ . • L. ! ,1. . . • . •u ~ . I ..1.J ,1 i . ~ . . ~ ~ ♦ Y/u' _.1~~ ~ ~ • rrw ~I SfTE ~ • i • R ~u ' . . . :r- ?7: ~~;rfs~ r. ` . . •^I. I . , , . . (tH011[LINE iETNACK , : - . , . . . , . ~ ~ ~ . ERI ZONE i ZONE _ ] IEGAI OEiCIWT1011 C u+~N ur w VICI ~ Potoplowo:ommo RO ZONE - - 34.:9 Kr. 41.71 .a. - - - I ~y~~,~iw~~~"~ ~•~•iN„ NU• rN►M~Mr~. ~NMti M►~w ~rwunmw ' •wT~ .IM d 1u_~,~~.Il'NIY 1. Iti •A r~.1~11 \IN ~ ~ • VM !1~' M ~w. 1 ~ Y rl .iw ~~Ii... •+~r ~ ~ .1141. ~ . . .y, r.. ~ a r . . .iN N ~ ~ ~w ta• .1 r:r W. & W w~w~MY~ _ .~.a~ • = n ~ 1 Arl ~ ; ~ = - . ~I • 1 .M, ~~.Il•N r...l I. r~t 1./' • ~.w~, ' IIM Irou 1UTUNE MIIDENINO OF EUCl10 DEEO 30ft fT111/ fN~M etN ZONING P ~ ZON! fllE 110. u-94-04 Q ~.X, , EUCLID W er wum StcoNOARr RoAowAr 01 i • ` ~ i ►NiMANr RoAowAr PINES / EUCUD WTERSECTION ► ►NIYAl1Y ENTIIAMCE MI11 tuwlly ~ R4ADWAY-CIRCULATION PLAN / • ~ 1 k vicur ~ PLAN 1 ~ ♦ ~ lTORY DQAINAOE t~ingill w11A 108 fiagld rl W ►W W r W q* , 1AMITAIIY MALT[ op sIte newor dboosal srN•m M eeeyqONe• WATEII lEIIYICE wNA heaIIA dlalflel reoulallon~ hom Inb~~ M~t~~ Dl~lric $qlla tu~k* aM MoIn tlNds rMM 1*wN Ms1aMea al pMes A Naoo wsM M pMes f UCLIO I t! i! IL! ay ••.N IIM la Iotwo c*nmootloa ~ ~ WATERrSEWER-STORM DRAINAGE D ELOPME PLAN . ~ . ~ tr - 4 ~ i ~ ~ a ~ i ~ STAFF REPORT DATE: DECEMBER 6, 1984 T0: HEARING EXAMINER COMMITTEE FROM: PLANNING DEPARTMENT STAFF SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE-94-84 I. GENERAL INFORMATION APPLICANT(s)/OWNER(s): INLAND EMPIRE COUNCIL - BOY SCOUTS OF AMERICA INLAND EMPIRE PAPER COMPANY and DR. R. L. PICKEN REQUESTED ZONING: RESIDENTIAL OFFICE, COMMERCIAL, and RESTRICTED INDUSTRIAL EXISTING ZONING: Agricultural (established in 1942) (wi t'h Ai rport Overl ay - Yes ) (with ASA Overlay Zone - Yes) PROPOSED USE: Cflmmercial/Industrial Park EXISTING USE: Cultivated and Yacant SITE SIZE: Approximately 75 Acres COMPREHENSIVE PLAN DESIGNATION: URBAN PRIORITY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes PROJECT LOCATION: Generally located along the east side of Pines Road at the northeast corner of Pines Road and Euclid Avenue, approximately 600 feet south of Trent Road in Section 3-25-44. II. BACKGROUND ANALYSIS 1) NISTORY/COMPREHENSIVE PLAN: This area was under study for a Comprehensive Plan Map amendment to change the designation from Urban to the Industrial category. At the Planning Comnission's public hearing on June 8, 1984, there was no public opposition to the requested change. The applicant provided testimony indicating that plans for this site were for a new, modern industrial park, and that because of riparian rights to allow flooding along the river, development could not occur there. ~ ~ i ZONE RECLASSIFICATION N0. ZE-94-84 II. BACKGROUND ANALYSIS (continued) HISTORY/COMPREHENSIYE PLAN (continued) The Planning Commission, after much discussion, did not recommend approval or denial of the amendment to the Board of County Commissioners, but recommended in the form of a request for a public hearing before the Board prior to the Comnissioners taking acti on. The Board of County Commissioners by decision dated August 14, 19849 did deny the requested amendment from Urban to the Industrial category, and in so doing made several findings regarding the proposal. In gene ral, they include that the Spokane Valley Rathdrum Prairie Aqui fer and the best interests of the natural physi cal envi ronment will be met by not amending the Land Use Plan, and that other administrative agencies in the County have established and implemented policies of the Comprehensive Plan to provide growth management guides for the future land uses, sewage management, water distribution policies and the long term protection and enhancement of the physical environment within the Spokane County Urban Impact Area. The Board of County Commissioners also found that changed circumstances have not occurred in this area as well as adjoining existing uses to the west may be adversely affected by changing to the Industrial category. The Board of County Commissioners did provide other certain favorable findings which did address the future land use of this area in lieu of a Comprehensive Plan amendment. These generally are that the Urban category specifically encourages certain high quality limited industrial uses when an adequate buffer is provided to adjoining land uses. Ai so, that the Board recogni ied the Transi ti on Area pol icy of the Comprehensive Plan and believed the policy could help effect a transition from the Urban category to the Industrial category as it may be implemented in a future recommendation from the planning area. It should be noted that the prope rty borders the Urban and Rural categories to the south. 2) ZONING: North Agricultural, Established, 1942 East Across River - Restricted Industrial, Est. 1956 Manufacturing, Established, 1956 West Agricultural, Established, 1942 Multiple Family Suburban, Est. 1979 South Agricultural, Established, 1942 Residential Office, Established, 1979 JZ~3 r....) • - .:e/.1T -6.S.J..li..:tid~~^ _ - - - ~ - _ ° ......c:r~.r...w.~.cr.a' - ~ - a - -=.r-°- _ - - - tiac.. _ _ . , . . - - - - - ZONE RECLASSIFICATION N0. ZE-94-84 II. BACKGROUND ANALYSIS (continued) 3) HISTORY OF LAND USE ACTIONS: Past zone changes along Pines Road lying south of Trent Road and the Spokane River have been to the hlultiple Family Suburban, Residential Office, and Single Family Residential (R-1) Zones, with some Commercial and Restricted Industrial zoning near the Freeway Interchange. Across the River, the Restricted Industrial and Manufacturing Zones are found, with Restricted Industrial and Comnercial zoning along Trent Road. 4) LAND USE: Site Cultivated and Vacant North Power Poles, Railroad Right of Way, Vacant East Spokane River and Vacant Across the Ri ver South Cultivated, Single Family Residential, Kaiser Offices West Trent School, Administrative Building and Single Family Residential 5) NEIGHBORHOOD CONSIDERATIONS: This area is mixed in land uses, including the Trent School and administrative buildings, single family residential, offices, cul ti vated 1 and and the Zoo. P1 anned Multiple Family Suburban development will occur south of this proposal. III. SITE ANALYSIS 1) SITE CNARACTERISTICS AND CONSIDERATIONS: The site is bordered by 4 lanes of traffic along Pines Road, 2 lanes along Euclid Avenue, the school, Washington Water Power Company power poles, Railroad, Spokane River, and cultivated lands. The property is generally flat, with steep slopes down to the Spokane River. Also, the site is bisected with power poles. 2) AGRICULTURAL SUMMARY: The Urban category is not intended to preserve or protect agri cul tural 1 ands. --~e } ZONE RECLASSIFICATION N0. ZE-94-84 SITE ANALYSIS {continued} 3} SITE PLAN INFORMATION. The sponsor has submitted a very general site plan showing a cvnceputal plan for a Cammerciai-Industrial Park. The primary access to the property will be via Euclid Avenue, with the Comrnercia7 and Residenti al Offi ce property accessing Pines. A 200 foot strip along the Ri ver wil1 not be canstructed upon i n recogrta ti vn of the Shorelines Management Pragr~am. 5ufficient detail is not provided for buil ding height, size, location, parki ng, landscapi ng, lighting, etc. The applicant is aware that these will be required privr tv release of bu ilding pemits. SITE SIZ€. Appr-oximately 75 Acres EXISfiING BUILDTNGS: None QTHER SiTE PLAN CONSIaERATIONS: In reviewing this proposal with the applicant's representative, he has agreed to the follawing development cvncept as candi ti orrs, 3f the project is approved, 1. South property line (Euclid Avenue) building setback shall be a mi nimum di stance af 60 feet frvm the exi sting property line. The buffer stri p shal l he heavi l,y lsndscaped. The buffer area may include a parkway in the center af Eucl id contai ni ng the existi ng mature Locust trees and rep7 acerraent street trees. 2. TFie restricted devel opment area franting an the Spokane Ri ver shal l be 200 feet in accordance wi th the 5hore3 i nes Management Ordinance. 3. A25 foot landscaped buf fer stri p shal ] be mai ntai ned al ong the west property 1 ine of the Ba~ Scouts' property franti ng on Pines Road, 4. Adverti si ng si gns withi n the development shal l be 1imited to ane 150 square foat si gn far the develapment identi fication. Each buildi ng shal i be 1 imited to a 40 square foot sxgn i fltegral wi th the building. 5. In the Restricted Industrial Zane, cammercial usages shall be ] i mited to those associated vrith an al1owed industrial use. ~ _ _ .~...,.,.rr ~ ZONE RECLASSIFICATION N0. ZE-94-84 III. SITE ANALYSIS (continued) OTHER SITE PLAN CONSIDERATIONS (continued) 6. Interior landscaping shall be provided in accordance with a plan approved by the Planning Department staff (administratively) as each segment of the plan is submitted for the appropriate building permits. 7. A preliminary traffic analysis plan has been developed and is a part of the zoning file. The plan indicated a turn lane will be required on Pines for development of the properties. The develope rs will comply with the traffic analy sis plan re qu i reme n ts. Staff al so recommends that structures wi thi n 300 feet of any property 1 i ne be limited to 1-1/2 stories, and that no outside storage be allowed within this strip. It should be noted that these conditions are also recommended by staff for the property owned by Inl and Empi re Paper Company as we-11 as that owned by Dr. R. L. Picken. The County Utilities Department is recomnending each unit be doubl e-pl umbed for connecti on to future area-wide col l ecti on systems and compliance with the Aquifer Sensitive Area Overlay Zone (Chapter 4.16A.050) of the Zoning Ordinance. This Chapter generally requires that development over the aquifer provide protection measures dealing with wastewater disposal, spill protection and stormwatQr runoff. The County Engineering Department is requesting additional dedication of 30 feet on Eucl id Avenue for "Parkway" roadway secti on and 20 feet al ong Pines Road, Also, that prior to building permits on the Restrtcted Industrtial prope rty, a left turn channel on Pines Road 5ha11 be constructed for a distance of approximately 300 feet north of Euclid Avenue. The County Engineer is recommending no access to the Restriced Industrial property through the Commercial or Residential Office zones along Pines Road, and that traffic signals at the intersection of Pines Road and Euclid be installed when determined by the County Engineer. These recommendations are also supported by the Planning Department. 1~~4 ZONE RECLASSIFICATION N0. ZE-94-84 IV. CONCLUSION: The Urban category provides for a variety of land uses ranging from residential at 1- 17 units per acre with guidelines for decision makers as to under what circumstances non-residential uses are appropriate. (Please refer to the Spokane County Generalized Comprehensive Plan Text.) The project sponsor has provided many mitigating measures to enhance land use compatibility with adjacent existing and planned uses. Other alternatives available to the decision maker may include; special setback distances to prope rty lines, increased landscaping, screening by a berm or change in intensity by mixed land uses along property lines. All commercial uses are permitted in the Restricted Industrial Zone. As mentioned above, this will be limited to those associated with an industrial use. In light of this, the staff was concerned this project not be allowed to be a 75-acre regional shopping center and recommended appropriate conditions to avoid this occurrence. V. RECOMMENDED AGENCY CONDITIONS, IF APPROVED: (All Conditions imposed by the Zoning Hearing Examiner Corronittee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1. South property line (Euclid Avenue) building setback shall be a mi nimum di stance of 60 feet f rom the existi ng property 1ine. The buffer strip shall be heavily landscaped. The buffer area may include a parkway in the center of Euclid containing the existing mature Locust trees and replacement street trees. 2. The restricted devel opment area fronting on the Spokane Ri ver shal 1 be 200 feet in accordance wi th the Shorel i nes Management Ordinance. 3. A 25 foot landscaped buffer strip shall be maintained along the west property line ' property fronting on Pines Road. 4. Advertising signs within the development shall be limited to one 150 square foot sign for the development identification. Each building shall be limited to a 40 square foot sign integral with the building. 5. In the Restricted Industrial Zone, commercial usages shall be limited to those associated with an allowed industrial use. S ZONE RECLASSIFICATION N0. ZE-94-84 a) COUNTY PLANNING DEPARTMENT (continued) 6. Interior landscaping shall be provided in accordance with a plan approved by the Planning Department staff (administratively) as each segment of the plan is submitted for the appropriate building permits. 7. A preliminary traffic analysis plan has been developed and is a part of the zoning file. The plan indicated a turn lane will be required on Pines for development of the properties. The developers will comply with the traffic analysis plan requi rements. 3 o ~k, 8. That no outsid storage be allowed, and structure height is limited to - stories within 300 feet from any exterior property line of this proposal. 9. The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such lighting. (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties). 10. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a perfarmance bond for the project pri or to rel ease of bui ] di ng permi ts. Landscapi ng shal 1 be installed and maintained such that sight distance at access points is not obscured or impaired. 11. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Ordinance. The original intent of the development plans shall be maintained. 12. The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 13. All current standards of the Residential Office, Commercial, and Restricted Industrial Zones, as amended, shall be complied with in the development of this site. (Legal Descriptions for all parcels of property are on file in the Spokane County Planning Department's office. c ZONE RECLASSIFICATION N0. ZE-94-84 a) COUNTY PLANNING DEPARTMENT (continued) 14. That the project is subject to Section 4.16A.050, the Aquifer Sensitive Area Overl ay Zone of the Spokane County Zoni ng Ordinance, which sets forth various measures for Aquifer protection; specifically, measures deaiing with wastewater disposal, spill protection measures, and stormwater runoff. 15. That the present proposal is not detailed enough to determine whether or not the use of or materials stored on the site are in compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay Zone) of the Spokane County Zoning Ordinance. Accordingly, as a condition of approval, the sponsor/applicant shall be required to file with the Spokane County Auditor, within thirty (30) days of the signing of Findings and Order of the final decision in this matter, a"Notice to the Public" which shall provide in material as follows: PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS OF SPOKANE COUNTY ZONING ORDINANCE CNAPTER 4.16A (AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY WHICH IS THE SUBJECT OF THIS NOTICE IS MORE RARTICULARLY DESCRIBED AS FOLLOWS:....". 16. Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits. 17. That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County Commissioners Resolution #77-1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on-site improvements. 18. Pursuant to the provisions of Chapter 43.21C RCW, the SEPA Guidelines (WAC 197-10) and the Spokane County Environmental Ordinance (SCEO), a proposed declaration of non-significance has been issued at least fifteen (15) days prior to this date; the official file, written comments and/or public testimony contain information regarding assessment of the proposal's likely significant adverse impacts to the physical environment; a fi ndi ng is hereby made that no probabl e si gni ficant adverse impacts upon the physical environ ment are anticipated as a resul t of the project, and a f i nal decl arati on of non-significance is hereby to be issued. ~ 9 ZONE RECLASSIFICATION N0. ZE-94-84 b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Applicant shall dedicate 30 feet on Euclid Avenue (per site plan for a Parkway Typi cal roadway cross-section ) for ri ght-of-way pri or to arLy use of the property. 2. Applicant shall dedicate 20 feet on Pines Road and a 20 foot radius on Pines Road and Euclid for right-of-way prior to any use of the property. 3. Access permits for approaches to the County Road Sy stem shall be obtained from the Spokane County Engineer. 4. Applicant shall improve Euclid Avenue in a manner consistent with Spokane County TYPICAL roadway section No. 1 minimum paving width Access Standard. This Standard is a minimum standard. Applicant may construct a higher standard of improvement upon approval by the County Engi neer. 5. Other specific improvements: Applicant shall improve Pines Road as f ol l ows: Pri or to i ssuance of a bui1 di ng permit for any ~ structures on the property to be zoned Restricted Industrial, a left turn channel shall be constructed in order to accorrmodate eastbound left turn movement onto Euclid Avenue. The construction of this additional lane will result in a need to widen Pines Road for a distance of approximately 300+ feet north of Euclid Avenue. These improvements to include construction of an additional traffic lane, sidewalks, and drainage struc tures. 6. Applicant shall submit for approval by the Spokane County Engineer road, drainage, and access plans prior to the issuance of a bui1 ding permi t on the property. 7. The appl>cant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 8. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. to ZONE RECLASSIFICATION N0. ZE-94-84 b) COUNTY ENGINEERING DEPARTMENT (continued) 9. The word "applicant" shall include the owner or owners of the prope rty, his heirs, assigns, and successors. 10. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 11. 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. 12. Roadway standards, typical roadway sections and drai nage pl an requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. 13. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer's Office as having stormwater runoff problems. Since this plat or development proposal is affected by or is a contributor to stormwater flows, property owners should participate in the ~ planning and implementation of a future basinwide stormwater management system. The following "Condition of Approval" shall be required: That the owner(s) or successor(s) in interest agree to joi n i n arly County approved Stormwater Management Program and to pay such rates and charges as may be fixed through public hearings for service or benefit obtained by the planning, design, constructing, maintaining, or operation of stormwater control facilities. ~ 14. Access to industrial properties shall be from Euclid Avenue. Access to the industrial properties through the Commercial property or Residential Office properties shall be prohibited. This prohibition is necessary so as to prevent the mixing of traffic and traffic confl icts on the Residential Office or Commercial sites. 15. Applicant shall be responsible for installation of traffic ~ signals at the intersection of Pines Road and Euclid Avenue. The timing and extent of these improvements shall be determined by the County Engi neer. 61 ZONE RECLASSIFICATION N0. ZE-94-84 c) COUNTY UTILITIES DEPARTMENT 1. Pursuant to Board of County Commissioners Resolution No. 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditioned on 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 ~ District. 2. The owner(s) or Successor(s) in interest agree to authoriZe the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36.94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROYIDED, 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 cal l ed for in conjuncti on wi th the formati on of a ULID by either petition or resolution method under RCW Chapter _ 36.94. 3. Ar~y water service for thi s project shal l be provi ded in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. Each unit shall be double-plumbed for connection to future areawide collection systems. 5. A dry sewer connection to the future area-wi de Sewerage System is to be constructed. Plans and specifications for the dry sewer connection are to be reviewed and approved by the Utilities Department. 6. The project shal 1 be condi tioned wi th the performance cri teri a of Secti on 4.16A.050 of the Zoni ng Ordi nance for al 1 future uses. ~ ZONE RECLASSIFICATION N0. ZE-94-84 d) COUNTY HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the County Engineer and the Health District prior to the issuance of any bui1 di ng permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage system may be authorized. 4. Water service shall be coordinated through the Director of Utilities, Spokane County. 5. Water se rvice shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited. 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # l. 2. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. 3. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 4. Recommend approval with the condition that prior to development of thi s property, an engi neered water distri buti on system pl an shall be submitted to the Spokane County Department of Building and Safety. This distribution plan shall include water main size, flows, locations, fire hydrant type and locations, water storage tank size and location(s), and design criteria. 43 ZONE RECLSASSIFICATION fJO. ZE-94-84 e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) 5. Fire hydrants which meet the fire flow are required to be installed prior to any construction. These hydrants shall be placed so that no portion of the building exterior is more than 175 feet f rom the hydrant. The bottom of the 1 owest outl et of the hydrant shall be no less than 18 inches above grade. A water plan showing each fire hydrant (specifying the gallons per minute for each fire hydrant) and meeting the requirements in Chapter 10.04 of the Uni fonn Fire Code is required pri or to constructi on of the water service. Al l required fire protection facilities shall be installed and made serviceable prior to and duri ng the time of construction. f) WATER PURVEYOR 1. Water Purveyor is Irvin Water District #6, and they will supply the site with adequate water for domestic, fire and irrigation uses. Satisfactory arrangements are in progress to serve this proposal. g) COUNTY AIR POLLUTION CONTROL AUTHORITY 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken irramedi ately to cl ean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 5. SCAPCA Regulation I. Article IV requires registration with this Agency. ~ . ZONE RECLASSIFICATION N0. ZE-94-84 g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued) 6. 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. 7. SCAPCA Regulation I. Article VI and SCAPCA Regulation II, Article IV addresses emission standards. All emission standards must be met. 8. All air pollution regulations must be met. h) STATE DEPARTMENT OF TRANSPORTATION 1. No Comnent Recei ved. i) DEPARTMENT OF ECOLOGY (OLYMPIA) 1. No Conunent Recei ved. j) DEPARTMENT OF SOCIAL AND HEALTH SERVICES 1. No Comment Received. k) EAST VALLEY SCHOOL DISTRICT #361 1. No Comment Received. 1) BURLINGTON NORTHERN RAILROAD l. No Comment Received. m) '208' STUDY 1. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary landscaping for runoff. n) SPOKANE COUNTY PARKS AND RECREATION DEPARTMENT 1. No Comment Received. 44;0**" I Q - d'f~ r , o~22", 1 I S P O K A N E ' G O U N T Y r DNISION OF ENGINEERING AND ROADS A DIVISION OF THE PUBLIC WORKS DEPARTMENT WilLam A Johns, P E, County Engineer November 12, 1999 Dave Wall, P E Thomas, Dean, & Hoskins, Inc 3 03 E 2"d Avenue Spokane, WA 99202 Re Plan Acceptance for Mansfield Avenue - East Extension Dave, The road design meets or exceeds the road standards for a 3-lane artenal or obviously pnvate road pursuant to the current Spokane County Standards for Road and Sewer Constructron However, County staff cannot accept any nght-of-way dedication or prorruse to assume the road for pubLc maintenance, since the new road alignment currently serves no identified pubLc access need, and is not related to any County land action application or decision The road mylar cannot be accepted for construction as a pnvate or County road The road classification is techrucally a dnveway, which is not under regulation by the County Enguieers The construction may proceed provided the contractor acquires an Approach Pernvt authonzing the connection to NI'irabeau and the County road system We highly recommend that the same construction inspection process be used, as wnth a new plat road This will greatly facilitate any future consideration for its estabLshment as a County road T}us entails providing a copy of the work authonzation for inspection services and subrrvtting an inspection report along with Record Drawings for the County records and future reference ~ The road mylar has been placed in the pick-up basket at the receptionist area, 2°d Floor, Public Works Building I can be reached at 477-7257, or by fax at 477-7655 S incerely, ,#Of Gary W Nyberg Plan Revrew Enguieer 4M Bi11 Hemmings 1026 W Broadway Ave • Spokane, WA 99260-0170 •(509) 477-3600 FAX (509) 324-3478 TDD (509) 324-3166 InTernational Design 509-4H9-1714 01/91/00 10 02A P 007 U112:,12000 OS ?0 FaJC 324$l90_ _ PLANNInG-I'YtAFIC rt~l R102 . ^ INl/-,, 4D PACIFIC FNGlNEE..ING 707 WEST 7TH AvENVE, SUtTE 200 sPOKaNE, wA 99204 TELFPI-IONE (509) 458-6840 FAx: (509) 458-5844 - FAX TRA1VSM1T7'AL DATE June 26, 1998 NU OF PGS. 2 1NClUOtNC COvER SHfET TQ Pat Harper EAC NO : 3247655 COMPANY , Spokane Co, Engineering PMOnE NO 456-3600 I ♦ • r ~ ~ ~ ~ ~ I ~ ~ ~ FROM 7odd R Whipple. P.E 108 NO.. 98425 - - - - - - - - - PROJECT ' Oivton • Pines and Euclid Rezvne - Traffic Scope - REViSIONS/Cl.ARlfICATfONS ORIGtNAL IN MAI± O YF5 ~ NO N0TES Pac Per our meecing on June 8, 1998 and prior to my leaving on vaca<<on, we never fui{y finished our discussion and resoiuton regarding scope and irrpacL mit,gat,on As ! understand it the intersettrons schedufed for 3nalysis andbased upon rm Schwab's orignal c+tsirrbution arc as fCtiows- 1 Pines and 41+ssion 2 Plnes and che E6 and WB ramp terminais 3 Ptnes and Mansfceld 4 Pines ana Eucl-d 5 Pines and Trent Additionatly, at the scoping rneeting chat }ou had w,th Tirn, his d+stribution indic,ated that traftc from lhls develapment would use mirabeau Point Or,ve to atcess the Everoreen interthange Associated wtith th,s discribut►on the rollowing two additional ir,te•sectiorts were sCnped b Mirabeau Pornt Drive and lndiana 7 lnd«ra and Evergreen Based upon ou- 6/6(98 meeting, enctosed is a new distribution wherein no traffic is expected :o us? Mi-abeau Point Drcve as a commuter roLte rhe justification for thc revivan es that oR a time based analysis, this route does not seem practic:ble or feas,ble unless the trips are matt 5ound !f they are ma{I bourd then theY have atready been 2nalyzed as maU trj;3s (pass by / diverted} anC not Dovcon tnps, ulnrttately these trips would represent a convoluted ocverced trip o( sOm2 kind, resulting in a compounding of impacts It is much more defenstblE to have to-nmLcer Lratfit use Trent as the primary dccess due to time consvaincs. Therefore, as we discussed we are orr+►rtlng these Indiana intersections frorn the scoping so as to no: cornpound the areas developmental impacis Please recognize that this is based upon the forgene Condus:on th-at a signal is required and will be constructed ai Pines and Eucltd A InTernational Design 509-489-1714 01/31100 10 02A P 008 ~ 011l512000 og 20 Fqx 3246t9o PLOMtic-rsAric ia os <<s-17 : C wLs A 1 NLiiND PFiC i F i G EqG P. 02 Spokane County Page 2 _ At that meeting we a?so discussed the general coriCept of ml:igation for this project along Pines Road You endicaced that you were workEng toward the eor-cept ot a benefiT area much iike what was established out at Liberry talce eased upon the concept of a benef t area, as wCll a5 the unknc,wns surrounding the aCtual shift in traffrc from I-90 when Evergreen is oocncd plus ocher Frolects miqgating measures, there i$ the likclihvad that Ptines will function very well under aI: rema(ning deveEopment conditions Based on this we wourd l►ke to have the scope of the projcCt teduced to one of two following propasals A. lirnit the scope to only the Pines aid Euclid and Pinet and Trent intrrsection5 Tne p-imary Justifitation for this js the extent of the analYSCs done :o date for the Mirabeau Point KeZOne, the lawson Cunning proJect as weiS as the Valtey Mai' (plus numerous others in this corridor) The gist of the matier is that with mdny of the varying proposafs at a!l of the incersections, the ealcvlated 105 varieS from LOS 6 to F Because oF this, a lot vr retomrnendations arelor tould be moot depending upon indo, id.Jal project developrnec:c and bming and the openwg ot the Everg,-ecn interchange Acd,uonal[y, d the other mi tigations oGCUr, 1 fieel fairly confident tnat all tntersWions will opera:e in the l05 GO range evf.-n aner this developrnent. The excepttons betng Pir.es and ,wSzss,ori, where the tntersectcon is now _ fuf ly RQVti► cons;rained Iimiting any opCions to a very few tirning scenanos anC the Pinr2s dnd Trent,ntersenOn, where it is becoming more apparent chat future rnrcigacron is required. The analYs+s at Ptnes and Evclid, will serve to re-analyze the direct dfieCt of this projett ticcessing P,nes at this point wi;h addrtional impac;s a; Pines and Trent ihe affect is that the mitigation for this projett w4ll be in the realm of reality, which I feel ranges between S1,000 attd g1 ,250 per P.'N Peak hour trip B The setond opUon for considera:lon is to not do a full t-aFfic study, just a threshold study anC zccept a m►tigation construttion valur of $7,000 to $1,250 per PM Peak Hour trip, tnis project is expected to generacc 185 P~M Peak trips, this wauld eqjate to $185,000 to 5:31,250. Yhis could be cvndicioned to ;he future signa, at Pinrs and Euclyd as wel! as the widening or part af this arnount could be directed roward m,r►or c, t,ng inddequacies identifed in oiher studies at Ai-ies and TrenL t loo4c forward to hearing from you as soon as possible on one of chese options tall with any questions StncerelY, . Inia Pactfc g~neenng, InC ~ Todd R whipple, P E. ' Presitfent cc file TOTAL P p2 ~ `.Arrrn ( ~~r r, fr, VEy];•ar nr0 ?'Art nec:-, ~ Arrl;i ic cts t 5)1 E~ar'::c~~• f'J~x:: .i:a:r~ , t .z i~~}•,l, ( 4. t f'.~•~ ! i f►}. tJ7 LI 1!I-- Ac7c' ' 1(.~i+~ l ll;' S~ t`LCIiNfi f:t Lf'.' C'E'Vl'~ }y..t't?: 1' t ~,c,S• : c~,,i~ ~c,rmpert v al 1'1riv6 anc, : u~ t i,• t ur our revfew dztc! c:o«t. Axi yuci p rhahly I:nm-, , ttie ovabia[i.on c,f i+ny ei►.V010prient j)roT,-,Sal ts ac tlvdt difttcult r•:r~r_r we -►uu[ i- . :,r ruvir-v.: co~a!t!ate Tn,jci ; `I ir,tiuIrr ur; rt ' •J:,~~.. •_F..~ ~ ~ ~ • ►r.rM~, , ♦{r-, I -f~~ 'F .,.,t~ i i'i ^ArC ~ f~ 8t. ~I~j ! '1!E't( i~r ~•tst ~ 111t' pro;'Cl!+ui! ?.O(1C l't-Wfo'~' : I J 1 ,atFly rac, •.:rrkdxv ~a~,tclf• t: Lr ends. (lrtdiistcial Si[e 4?t111t, Resi.;~ iofflce S2cN }r.'l+.) 'Thih ivr:re.;c:p in tr.itiric amomits to 45 peTenr over I,refirnL v() lumea. it is entieipH[eci thRt ihe [riifiir assvciated with t►:~~ thvelt,pment when T^F~~if•r tl1T"tIllr Rv VPrI(?►1T1'• i•1 l~ l 1k: ',L'C'' 'ik' z, l- i.s rill t ; l1~ T rl.,stlt1 I m1A- t ot vrt i c 1 ry i(t' ;;uc• I Lra~ C' i S ri cI i i o, .tro:: tnt Inecellacinrt uf e rratfic bi,:r.a2 at the Pinc•5-tucl H lili r:~ek:tjov. ~1) S t.7llt.r!--T of che ei,-^nlA wrill' he t►,#.- Yesprlrc1Fi11t} c:f rl-., f+, c1(!-~rs . I.r v:ila .31 bo hp ri=c•es--,..~ry to constrttct e lett turr- channel on Pines in tirder to storc: -sc 'r+otinc' tra t si. u•hich will h►e n-ak:inR eastbound ftirning !'JAvPinEIlC6 . In c~r.1Fr tc) ccr- ytruct tht lett tur,, chatine! on Yf nee, it will bp neceseary rur Pines to ut wid,j.,,• . iFe totF,] lrniwth ot [he tAper Fincl lett turn lane tii t 1 he ar.j~roxiR=ateJy 300 feet. tc Wi I 1 aI bo t*N neceesary to const ruct inprovementa tfie- F'ast tii:te ot Pines trc, ~mclici io a pnint approxlTMatelv 300 feet Nc>r[}i 0 the intetsectir,r. l;eceufie of 1 imiteci an u+ont A road riQ.ht-nf-.day eloni, Pines Nc.ad, i( will t,e nrcc~sary rO c~- striict thP irnproveMents F'AstPT1V nf ttie FxistinR Pines centeriine. I have attaciied a colly oi an interscctfut. 111,,n trhicf, is sir, il~cc te~ ti~at ~:t~~. ' :,,•ij~hF, 1'. Ye- C'. (*nTii:•C'T'.Ct~~?~ f L.~ i t Cjr,r f~,~j . Te• ' .i~'~ 1;. ~ ~t...i"' - l • ! ' property 1>>te in thF ?-:ircl tc! Avei►iie Rl t k!nmeri t . S't uulcl [hc, ~tev-r]oPcrs ~~F i~ . ~ ,,•~~~~r -~r~. i, } i c' yn forwarrf Wi[h t? f.. ~~I ~ ~ ° Mr. Ueylman c)ctuter lU, 1984 , I'age 2 , a Giirbietg wutdct bre reyui.recl ~elc,n~ e~~t i'Jort h 5i t7L oi tl-le 1d<<d6cdrE_d niedian. t+or[h , of the eurbing, a 24 too[ widE! A.C.P. roaciway is neeet,sary. Two lanes vfll be neeeb- ° 8RT}► ill order to arcotrunodare [ratfic a:tci sou[tibuu»d lEft [urn niovement at Pitiea and 4 hucl i d. TiortE~ oi trie ruactway, d curb and sidewall. 6 teet in widtli must be Con- structecl. , r ~ Access to t}iP propo4c;d lncjustrial area throukh tlte kebidentral Uffice Site wi11 not be permittect. T'his will eliminato any conflicts wliich could arise between the ` types oF trafffc titi.Iizinf; eacF- si te. Accees points to Yi.nes Road from tbe Off ice • . Site propoyal will be evaluated at ttie tirne of building permit applicaifon. Access to the Reaidential Office bitr from Euclid Avenue may be difficult it a bo„levard type of roadwey is constructed in the Fuclid alignment. Pertiaps thts shoulri be ftcrther evaluated As the site p] an is prepared. Primarj ly, weere con- - cerr,ed abuxit cunflicting movements close to the Pines-k;uclicl intersection. . , Devvlorrt-nt of t?ne Fesidentidl OfFicF Site can be accomQliehed without fucther improvernents to Pines Ruad. We will require the deedfng of 20 foot additional rfght- of--way along Pines in orclzr to accommodate the future widening_of Pines. Improve- iaet1C6 to Euc_lid Avenue will be rQqui red ror the length af Rebxdential" Of fice f rontage ` alonp, Luc1 id (approximaLely 200+ feet ) ' The inprovQmPnt of Pines Raad and ac+d it iona I i fiProvemen r ro F;uc1 i d aventlF wf I 1 ; be requirecl,prior to rel.ease uf a buildinE permit for the industrial propertiev. 1he phaei ng and sGheduling of those irirrovt.ments wi I1 te determi ned fit chte t f ine of building perniit application and site vlan rcview. t , Very truly yours, , ' Kobert S. Turner, i'. E. ` Spokane County Engineer , . lxary S. Ale] son, P. Planning Engineer , G5N/set ~ , , a , , . _ . . g.. . . _ ~ . . . i., . l • } ~•r , ' . . _ .r • ~~e____. _sa. ~~a . r . _ . . . . . , l~. N - ~ , mod ft ~ i r ~ .yy SEC 4 7 25 HP. 4+4 E.WM. ~ r "g%Kuf fxifT tmlill pi tuq" ltl~t[ ~R t y ~ ~ r ~ ,ruowir J ,fl . ~ r ,r - IM~1~[tIe ~ ~ ~ ~ F . A3 GC~lC _ ~4 s1 . r ° ~G I' - I .{~'Y y, r,FlRyyi="`-' y a r • 1_ i~1~ " ~ 1 _ a . , -.r•' l , o z - - - - r. " 4 F w ~Y=i ~ ' I PI~E~ ~OAC~ " ' YJ ~ Z i1 - . rtrov~ tuisra~ ~ ~ N - r ~ ~ , ~ ,1 !e • pp La 0 +n + ST~MOAi1M D(►T* ~ CO~l rN fi~' 4-- . - Lt7waiqvfT ColoM~K]N ,►GM1 pl~ ~ TMN"rtr ClAKI Ir Slp(OKI pll~C 1 3PA %T-* 1f TQ !r& 01041 Rf OELEieA1I lrC►Kf ! KM'i+#c+ FA kA P + N ~ I Wr $gbEtlAlK ~Cl1~a~+6 t oMt M' Ct'~l~GWrI [rr+rW[Le ~ 4OUN 5Ptiik STA11i'liRB tlom ir ,~i r~,,~ ►c~.Ey J T~ 251~4~ A. 44 E,W.AN. pi ~ W~, ~w ~#1ta ld/t/ y I q 4 t4 40 so , „ ~t,~ rr rEEt . - j , . - . ~ ~ ~ ~ ~ ~ i . - • _ . , a ~ . _ ' _ _ ~ , , ' , r ~ , , r • ~ o , 4 ~ . - . ~ - • ~ - , . . - ; _ ~ ; ~ 4 F I • 4~-~' ~ ~ : ~ ~ i I i • - - ' - ~ 1 - . ~ . _ , ~ • . + ~ ~ ~ ~ N ' ~ , ` _ , ....t~~,o._.~ _ r.. _ r k ' - . a - ~ ~ I`[ 4 J F 1 ~ , 1~ - , ~ . k . I~ r ~ • ° y . ! 1 ~ • ~ ~ • ~ { ♦ . ~ -V~`T~ { `t I I { _ ~ ~ ~ . . ~ 1 ' ' . . • i . . _ ~ ~ ! _ .k - ~ , ~ ' ~ ~ ~ _,~.t . . " , - , h - • , - ~ ~ , ~ G ~J I q e~f g~4 C)c ~nl~ d p • 1 _ R w . u e Sfie c~ ~v S'~ ~ , ~o~ ~c~;i ~ ~ . ~ i rrt i ri 1 ~ D GUl~A ~ C'tiv v~l L,4t - , ~ eyl 7 ~ wl ~ ~ ~1 r~l. ~ z flT~ u.~ A~A 00 ~ Zoning Hearing Examiner Committee Actions of December 6, 1984 (continued) 4) ZE-77-84, Agricultural to Local Business: Benson Location: Generally iocated northeast of the intersection of Kenney Road and Wellesley Avenue in Section 33-26-45. Proposal: Addition to an Existing Grocery Store Action: Approval: (Uote: 3 - 0) 5} _ i ricultural to Residential Office, Commercialr and Restricted ndustrial: Inland Empire Council - Bo,y Scvuts of America Location Generally located along the east side of Pines Road at the northeast corner of Pines Road and Euclid Avenue,°approximately 600 feet south of Trent Road in Section 3-25-44. Proposal • Corranercial/Industrzal Park Action Approval>: (Vote: 3 - 0) . 6) ZE-96-84, Aqricultural to Multiple Family Suburban: Wolff (Continued from November 1, 1984, Hearing) Location: Generally located east of the intersection of Pines Raad and Marietta Avenue in Section 10-25-44. Proposal: 176-Unit Apartment Complex ~ Action: Approval: (Vote: 3 - 0) The density that was approved for the requested zone reclassi- fication was nine (,9) dwelling units per acre. This approved density would confarm with the density of adjacent properties which have recently been app roved at that number, fi he subject s7te consists of approximately eight (8) acres. If further information is desired, contact the Planning Department`s office. SPH:cmw f i OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Dole 6&~~~~'~'~~/Z Inter-otfice Communication To Tra f f ic Sec t iun Land Development Section Publlc Hearing Date ~~~E7 scLs~°Y~GI~~'G► Fiom The below listed development project tias been signed off by this section and will soon be scheduled for publ.ic hearing before the County Hearing Examineer Committee• Please provide any comments that you might have concerning this project in the space provided, .v r' Project Narne 2 ey~~' Project Number Developer A u P~ Land Development Comments ~a.Qcanv' & L41. 111kat~LA A"t i C&) TtE Q o ~ avte C19Aai pu-Gti ne~ ; ~a~ bet~►~-~ o rd ~As~ w~ Q OVx ~ U.L i a pti ' s ~ ~ s - 7 Reviewed By ~ y Traffic Section Comments /t ~/►~°Va'J ~ H/~'7P_ » T ~s P H B roC~`H-G ~sriOfJl'L 7' w U cJ /01 . 7J C//_' ff✓G v~ r~ o ~lft~ r, t t,~.'T~f /~d.lr/.o ~`i. ~ /i'7.o r' ~~nn/D" 7/6 ,/h (.i( ~/r<r ~cL / ~ Reviewed By ► ;rr~.►~ ~fA~~c-tia ~C,~~Y;.:~ r. 4 ~ ~JU (~R2C-N ~ u-:r~ n'1 i r~ ~ p.t./ 4 rYlo~Yl ~A~~'ll's le 2 i i I 7- 1 ~ -7 tv Z•a . „ ' pJ0oo G S f ~ - _ i _ - - ~ jz, ~ . s z .'1f A --rz 6 = -71 Z. ~i f' ~ r.~~a~ r"p; I~•s~r~lG t L~.8 76 y772-8' TADd , ~ ~ ~ __--~-----'r_ - 1 CQ-eA S ♦ - Noventer 15, 198 4 ~ Nlr. Steve Harobiowski. Spokane Caunty Planning Off ice Broadway Centre Building North 721 Jefferson Spokane, bvashington 99260 TZe: Zane t:hange for HSA Property Dear Steve: This letter is written in oonfiYmation af our vonversation of November 71 1984 concerninq several restrictions you have requested,us to make as a part of our zbne ct~anqe requests. The follawing itens shall be vonsidered a part af the land-use p1.an. 1. South property line (Euclid Av+enue ) building setback shall be a Qunimum cUstance af 60' f ran the existing property line. The buf fer strip shall be heavily l,andsca--A.` The buffer area may include a parkway in the oenter of Ewclid canta►ining the existing mature locust trees and replaceanent street , ' trees. 2. '.The'restricted development area fronting an the Spokane River shall be 200' ` in acvordance with the Shorelines Managenent Ordinance. 3. A 25' landscaped buffer strip shall be maintained along the west property line of the Boy Soout property fronting on Pines Road. 4. Advertising signs within the Develvpnent shall be linuted to one 15U sq. ft. sign for the developrttient identification. Each building shall be linu ted to a 40 sq. ft. si.gn integral wi. th the bui lding . 5. In the R-1 Zane oomrerclal usages shall be linuted to those associated with the allotied industrial category usages. 6. Interior Landscaping shall be provided in accordanoe with the plan approved by the Plan CvrRnissian staff (adninistratively) as each segment ot the plan is submitted f or the apprapriate bu.ilding pernnits. 7. A preliminary traffic analysis plan has been developed and is a part of the zonirxg f ile. The plan indicated a turn lane will be required on Pines for f ull development af the properties. Z'he developers wi 11 caanply v►n th the traffic analysis plan requiremeits. telephone (509) 838-2707 1 . ' warren cummings fieylman 8 pa,rtners Mr. Steve Horobiow8ki a r c h i' t A e 'c ts November 15t, 1984 w e s t 51 1 parktlde plate Page 2 spokane, washington 192'0 1 •0583 ' Enclosed are ooQies of letters tran the Inland IIpire Council Boy 5couts of America and the Inland Eanpire Paper ComparYy authorizing me to act on their behalf in the zaning matters. I am enclosing a copy of the deed frcm the Inland Dapire Paper Canpany to the Bvy Scouts for the snall triangular piece of land which appeared to be missing in my ariginal subnuttal. 111so enclosed is a layout for the 4' x4' intormtional sign which is to be posted on the property. If rhis is acceptable, we will make the layout in our oifice and Mr. Richard F1ull.enwider, Soout klaBcutive, will have the sign prominently posted on the property the weeK of Nwenber 19-23. We will arrange for a certified mail notice of the December 6 hearing to be mailed to each property awner within 400 feet of the perimeter ot all three zone change propertaes. We believe we have personally contacted the majority of those persons effected l7y the zane change acld have supplied them with coples of the zoning infoYmation submitted to your cffice. Zb the best of aur knowledge, the praposed change has been endorsed by the neighbors. Z'hanlc you f or your help in this matter. Yvur af f ice and the other involved oounty offices have been vezy helgful in this matter. We all miss Jerry Kapet who worksd on th.ts proposal for the Boy Soouts. If there are any actions which may be missing, please call. Sin ely. ren C. Heylman Architect FAIA Enc. Copy to tveal Fosseen wendle Satre Luke williams Dlck F'ulleriwider Ea cKcwilliams Jerry Hagood Clyde Anderson Phi 1 ip Hei ne Cal Shimaker R. C. Picken westley Carlson nd Jenkins R ECE I V'ED Nov 151984 SPOKANE COUNTY PtANNING DEPARTMENT telephone (509) 838-2707 7 ~ _ ,•;;~;`~+~~n~}~ • . 1A t PLANNING DEPARTMENT 4 , 1I~~ ~ E?a0A0WAY CENTRE BUILDING N 721 _ ~ ~ ~ ..r++~~ W PMONE 456-22C` a,•"t , i ~ • lr~~~ s'''~ti ~'i ' y _ .L ' ' _ . _ _ NoVo1T1b21^ FROM: ~ Sttve P. f-iorobiowski, Zoning Adr-iinis`rator SUBJECT: Zoning Hearing Examiner Committee Actions of November l, 1984. uentlemen: On November 1, 1984, the Zoning Nearing Examiner Corrmittee met at 9:00 A.M., to consider four new zone reclassification appli,cations. Members present: Mr. Kennedy, Chairman; Mrs. Tennican, and Mr. Skalstad. Mr. Skalstad excused himself from hearing aqenda item ZE-91-84, because of the Appearance of Fairness Doctrine. Following are the applications in sequence and the action taken by the Corronittee. If not appealed, these decisions will become final on November 19, 1984. All Findings and Order for this hearing were signed on November 8, 1984. 1} ZE-96-84, Agricultural to Multiple Family Suburban: Wolff Location; Generally located east of the intersection of Pines Road and Marietta Avenue in Section 10-25-44. Proposal: 176-Unit Apartment Complex Action: Continued to December 6, 1984. (.Vote: 3- 0) The additional time was necessary for the applicant to redesign the site plan to 6ring the road alignment in compliance with the County Engineer's requirements. The applicant also had not provided proper legal notice as required by the County Ordinances. 2) ZE-67-84, Agricultural Suburban to Commercial: Wolff Location: Generally located at the southeast corner of Bowdish Road and Riverside Avenue in Section 16-25-44. Proposal: Office/Retail Building Action: Approval. (yote: 3 0) 3) ZE-91-84, Agricultural to Multiple Family Suburban: Hume Location: Generally located at the southeast corner of McDonald Road and Broadway Avenue in Section 15-25-44. Proposal: 140-Unit Apartment Complex Action: Approval. (Vote: 2 - 0) (contd.; Zoning Hearing Examiner Committee Actions of November l, 1984 (continued) 3) ZE-91-84, Agricultural to Multiple Family Suburban (continued) Action: The Zoning Hearing Examiner Committee approved a total of 70 Units, 45 of which may be constructed now, with present sewage disposal standards as required by the Spokane County Health District. The remaining 35 units are to be constructed when the regional public sewer system is available to the site. 4} ZE-99-84, Agricultural to Commercial: Cedar Builders, Inc. Location: Generally located west of Argonne Road and east of Hutchinson Road, approximately 250 feet south of Main Avenue in SECtion 18-25-44. Proposal: Retail and Commercial Shops Action: Approval. (Vote: 3 - 0) If further information is desired, contact the Planning Department's office. SPH:cmw -2- . a ~ i i ZONE RECLASSIFICATION NO.: ZE-96-84 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTkODUCTION Thi s matter havi ng come before the Zoni ng Heari ng Exami ner Cammi ttee on November 1, 1984, and the members of the Comittee present being Kenneth Kennedy, Chairman, F. Lynn Tennican and Richard L. Skalstad. B. PROPOSAL The sponsor, James A. Wolff, is requesting approval of a zone reclassification, file No. ZE-96-84, Agricultural to Multiple Family Suburban for the purpose of developing an 176-Unit Apartment Complex. C. FINDINGS OF FACT 1. The fol l owi ng are f i ndi ngs of f act consi dered by the Heari ng Exami ner Committee: a) It was necessary for the applicant to redesign the site plan to bring the road eligrment in compliance with the County Engi neer's requi rements. J111)""'The applicant has not provided proper legal notice as required by the County Ordi nances; and, therefore, the i tem cannot be heard on the November 1, 1984, agenda. D. ORDER The Hearing Examiner Comnittee, pursuant to the aforementioned, finds that the application of James A. Wolff for a zone reclassification as described in the application should be CONTINUED to the December 6, 1984, agenda of the Zoning Hearing Examiner Committee. Motion by: Tennican Seconded by: Skalstad Vote: Tennican - qye Skalstad - aye Kennedy - qye Unanimous to Continue to December 6, 1984 -(3 - 0) ~ t l ZONE RECLASSIFICATION N0. ZE-96-84 D. ORDER (continued) HEARING EXAMINER COMMITTEE HEREBY ATTEST TO TNE ABOYE FINDINGS, ORDER, AND VOTE Chai rman ~ C ~ ATTEST: For WALLIS D. HUBBARD Planning Director t: ~ A xx""~ 'a w By S E . HOROBIUWSKI Zoning Administrator Date: zm 0 Xf ~ ql , 2 AGENDA, DECEMBLR 6, 1984 - 2- TELEPHONE N0.• 456-2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place• Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 (Continued from Page #1) ZONE RECLASSIFICATIONS 4. ZE-77-84 AGRICULTURAL TO LOCAL BUSINESS , (Generally located northeast of the intersection of Kenney Road and Wellesley Avenue in Section 33-26-45,) , Comprehensive Plan: Urban , Outside the PSSA. Proposed Use: Addition to Grocery Store Site Size: Approximately 4,78 Acres Applicant: DEAN A. BENSON East 21101 Wellesley Avenue Spokane, WA 99207 The following information appl ies to Item Nos, 1, 2. 3, 4. & 6 of the December 6, 1984a Agenda: Except when an Environmental Impact Statement (~EIS) has been prepared,' a proposed declaration of non-significance (a preliminary decision, which may be reversed, that an EIS is not needed) has been administratively issued. This insures the applicant of a timely processing of his/her proposal at the time of the public hearing, BUT, a major purpose of the public hearing is to afford the opportunity to present the decision makers with information as to whether or not a potentiaiiy SIGNIFICANT ADVERSE impact upon the physical environment will result from implementation of the proposal, thus resulting in the need for an EIS. However, most "change of conditions" are exempt from the provisions of SEPA; check with the Planning Department staff, if uncertainty exists. ZONE RECLASSIFICATIONS - (continued) 5. _ AGRICULTURAL TO RESIDENTIAL OFFICE, CONIMERCIAL, AND RESTRICTED tNDUSTRIAL (Generally located along the east side of Pines Road at the northeast corner of Pines Road and Euclid Avenue, approximately 600 feet south of Trent Road in Section 3-25--44. Comprehensive Plan• Urban Proposed Use: Commercial/Industrial Park Site Size• Approximately 70 Acres Applicant: INLAND EMPIRE COUNCIL - BOY SCOUTS OF AMERICA West 411 Boy Scout Way Spo ka ne , WA 99201 (continued) 4 i w W ~ Q 1ay Q ~ t! J ~2 C. ~ ~ t • l`~l`~~ `~1 te ' CL ~~t 2026 , ~9 r' • ' , . .~L , ~ 4C r,~R / • ~ ` ! J . S~ ~ - E G f0 w • ' ~ e,, ,r- • . . _ ~ ~ • ! ~ / • . / ~ . AV~ , w ~ ~ ✓ ~ . c~~(~ ~ • E ~ ~ ~ ,vE"Y ~ . 4r /v11 rab4o i . , 'a~ ~ K~ Sl t MAa1ETT d'' ♦ . . ~ " e. , 10 , • ~ `C ~ , _ ' ~ d ' ~ o - %EtD O ~C[P r rA ~ r,,, ~ 0 ~ f f~ 196- jo . o*► ~ . 4 • ~ w ~ . 1 . , _ October 10, 1984 Mr. 4larren C. Veylman Warren Cummin,~ Ilteylman and Partners, Architects lYest 511 Parkade Plaza Spokare, T'A 99201--VS83 Dear ifr. taeylnan: 't'hank you for mpeting wf th tas anci providinp., sketches of the developTnent plan for the Bay Scaut property at Pines and E;uclid for aur review and comment. As you probably know, the evaluation of any devel,opnent proposal is at best diffi,cult since we mist in our revici•7 eval«nte a project's impact upon the County Road Systen when that project reachpG the aptir+ur 1eve1 of develonment. AveraRe dai2y traffic counts along Pines are abaut 11,230 tri.ps per day. It ie anticlpati4'tbs,t at ftill, develnrr-rrt, the proposed zone ehangr will genexate approxi- mately 5000 average weekday vehicle trip ends. (TndustriA.l Site 4200+, Residental Of ff ce Site,90Q+0 This increase fn traff f C anounts to 45 perent over present volumes. ' It is antxcipated that the traffic assdciated wi[h the development will, wher mAk3n#r turnlnp r~ove~ents at the Fuc1id Avenue 3rtersection, d3srupC the normal flow of traffic along Pirtes Road. _ Ttve 3ncreasEd 'vuAer•of, vehic~.es a~d associated rlisrtsption of traffic w~rrar~ts the t~eed fAr fnstallation of atraffic. signal rat the pines-Eue2id intersectfan. The instaliatfon of the sipnals wil.l he the rpgpongibillry of tt►e ctPVelnrers. 7t wil1 also he necessary to construct a left turn channel on Piaes in order to store south- bouad traff3c uticb wi11 be making easCbound turnf.nF movements. IR orcier to con- struct the left turn channel on Pines, it will be necessary tor Pines to be widened. The total length of the taper and left turn lane will be apnroxfmatelq 300 feet. It will also be neceasary to construct improvementa along the East side of Pines from Eucl-id to a point approxfmately 300 feet North of the intersection. Because of the limited amount of road right-of-way along Pines Road, it will be necessary to con- struct the improvements Fasterly of tht existing Pines centerline. I have attached a copy of an fntersection p2an which i,s simllar to that which would be required. Conceptually, this should give you an idea of what we are talking about. It is my understanding that you are considering a baulevard roadway elong the South property line in the Euclid Avenue aYignment. Should the developers ciecide to o forward wf th the boulevard, it would be necessary to improve Euclfd in the , owing rnanner: ~ I ~ , r 14r. Heyl.man Ocraber 10, 19E34 ftge 2 Curbin~ woul.d be reqt~fred aIo~ the 14orth sid~e of tbe lardscaPed median. ~Ia~rth ' . of the curUng, a 24 fbat wide A.C.P. raadway is neCesgary. Tvo laaes will be neees- sary In order to aacdnufodate traFf ic and southbound 1ef t turn mavement at Piuea and Euc114. Norrh of the taadway, a cuzb and sidewalk 6 feet im width must be cba- straCted. AcGess to the prarased Indvstxia1 area through the ftegideatial Office Sf to v ill no[ 6e perositCed. fihis will elimfnate enp coriflfets wbich eould arige between the typee, of trafffc nti.,ltzing each site. AceesB pcrfnts Co Pines Rmad from the C1fFice Stte pxoposal wUl be evaluated at the time of buildi-ng penni.t apglicetfon. Ac+ce-se ta the Residential qff iee 3ite from Evelid avenue may be diff icult iF a bc►alevar{i Cype af rosdwa}r ia constructed in the Euclid alignment. Perbaps thfs aho+uld bs .fiarther evaluated as the site p1an, is prepared. Primrlly, we are con- Cerned abcrut conflictina movementa close to the Ptnes-EHClid interse.ction. tka%rncloprent of the reRidentfal O€fice Sfte can be atcompiished witbout further inpravemente ta Pines Road. We will require the deeding of 20 foat additional right- of-way alnng Pines in order to aecommoctate the future uidening of Pf ne$. Xmprove- meuts ea Euciirl Avenue will be requfred foY Lhe 1engzh of ResidenciaI 4ffice frontage alAng F,uc1 id (a1aAroximateIy► Zllpf feet ) The irrprovenent of Fines Faad and sdd3ti.onal improvetten= to Couclid Avenue, wi1.1 be required priot fa re1eaee of a bv3.iding perfnit for the indce3trial propexties. 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' ~ ~ ~ ~r5 s _ ~il , 3 h # . : ~ ~ ; ~~il.: ~ ~r- : . * , ~ : , ~ . , ' .v t ~ : ~ ,v a j A- , ~ , ' : ; ~ t~ , ' . : . * t'" : ~ ' ~t t~ , . . ~ . . ; , . . ~ -t ~ . ' ~ ~ . t3 , ~ ; ~ ~ ~ ~ g, ' , , u il, '~v ~ ~ ~ . t . ~ ~ a~ . ~s ~ ' . ' ,h • v ~ : ~ ~ ~ " ~ ; ;,e _ , a ~ ~ ~ . , . , ° , " ' . ~ ~k ,x ~r , r. ~ r*a~:. ~ ~ » - • " . ° ` ' ' ' .t ` ° , , ^ ~ £ : ; ° ~ ~ ~ ~ ~ ' *y ~ . ~ t ~ , , ~ _ ' . . _ .~.{a'} .w::, „.xk 4-a a t. t . . , , n ,.tie , _ " ~a ° ; . ~ ' ~ w„ £ s°. ~ .5~: , ~ , , . ~ ~ ~x~: s~.. p~ y~ "~"t ~ ° R" f . . n . . ~ . . , ~ , ~ . . w. , " - ~ . ~ t ; . . a~ :E ~ M~.,v ,~9 fi • ' , . 'a~ j~..: ~ ~'.e ' . ,.h ' ~ . ~ t ~ ~ t , ~ : . , , . : . _ • "~1's ~ry ~ ' " z.~ - ~ ' - . . , t , n < ~ . ~ . . ~d 3~ _ : (,'9 . ~ ~.a~. ~ # t ~"i' . , , . . . ,~a . t~ . , v. ..t. . . ~ t ~t . ~ ~t~.k. * ~ C] 'a ° ~ .il.t , k = .a f. . 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E ~ F as~~~ ~ ~ 4. ~ r . ; : . a e . . . . . : ~ ~ ~ ~ J F .~a~ ' -0P~ :n,~ ~ ~ ~ `S~1 i ~ ~3 0 ~ a~ ~ ° ~ i ~ € ' ~ ~ ; ~ „ I : ~ ; ~ . ~ ¢ p F g ~4 . . . . , ~ ~ ~ . . ~'a^.,~, . ~p . : F bit i . . . . . . i R~ N :fic ¢ . . ~ i (5..: . . . . . . . ~ , . . # ~ 05 . ~~e ~9 : . . i i~.. . . : ~ . , . . . " . . . . . . Q~ ~5.~ ~ ~ V i ~ t ~ ~ . . ~ . . . ~ > . . ~ ( ~ . ~ . . . . . . ~ . & ~ . ~ a~ g fi ~ #A . 9 . ~ ~ a q a e + . . . . . , . . . .9. . ~ ~ # a,~tA' i 4 . . . . . . j V y~69~ . ~ i 99 be~ ~ a ~We~ . ~ r` ~i . ~ ~ . . . i . . ~ au° aa # . ~ . ,#~e t' ~..hwe #a 0m d~ve0@ iaa+i' ~ ~ I . . . . . . . ; . . k a a~ ~ £ ~ ~ .ea« ~ ( ~ . ~ . . ~ ; . , ~ A ~ • , ; ~ 1 ~ £ , , ; # ~ ~ .a:~ ~ , + . ~ n ~ .~~=A# ~ ~ , ~ ~ ~ ~ ~ ,~gt ~ ~ ti°~ , ~ ~ ~ < , t . ~ e r~,~ E ~ , ~ ~ ~ ~ . ~ Q~, ° I~ ~ : ~ ~ ; ~ . , ~ ! ,1,., ~ x . ° x ; ~ F ~ ; ~C7~' I ;'r ,~r I r.. ° ; ` ~ i ~ ; ~,t. ¢ E ~ ~ ~ + _ , , , , - ~ , ~ ~ ; ~ . R~. ~ ~ ~ , ~ :4§{ ~ - - ~ , ° . ~ ~ ~ , ; . ~ ~ ~ , ~ i , { ~-~~~Z, ~ ~ . z'-~„ . ~ n - 1 _ .a 1 ~ ~ : € ~ °~:,.9 ~ ~ i E ~ , ~ . . . . ; . _ . e.~ ~ ~a' G ~ € . . . . . . .r . - .t ~ . a F I # ' t ~ _ ~ ° a = : I , ~ ~ .ts ~ t~ g ~ . ~ # , , ~ ~ . _ . ~ ~~v*°• ~ ; j ~ ~ ! . . . . . . k . . ~ . . . . I F t . . . . . . . . . . . . . ~ ~ ~ . . . . ~ ~ F ~ F # . ! . 5 I , , „ , ` ~ ~ ~ ~ ~ ~ - ~ # ~ • € : ~ 1 ~ G ~ , ~ ! a"°` ':t . ; ~ ` ~ ~ . ta ~ . ~ ` s - i . . . ~ E . ~ ' E . . ~ xU`S . . . E~`~ ' ~ ~ ~ ~ ~ ~ . ~ ~ ; ~ t~ : y.f ` i a ~ , ~k ~r ° . tU t § t ~ ~ S ~ , ~ ~ ~ ~ - ~ ~ ~ ~ . € . ; , , E ~ ; ~f s ~ , ~ ~ ~ ~ f , . mv. - w. ~ ~ ~ ~ - ~ ~ ~ . _ ~ ~ .s.:, ~ • - _ .E.~ ~ ~ ~ ...w.~. ~ , g j~~` ~r'~~„~'~~'~ ~ ~ ~ B ~ ~ , ~ , < ~ ~ a, - ~ ~ ~ ~~~~1 ~J ~ ; ~ . ~ ; ~ ~a ~ ~ ~ e.~ , ~ , ~ : , z r, ~ I # ~ ~ ~ ~ ~ i ; ~ ' ~ iE , ~ ~ , ~ ~ . ~ ~ : ; ~ : ~ ~ ~ ~ ~ ~ a , . , . . ~ . . . t # . ~ . 3" ~ , , . . t . _ , F : . - a~ ` . ~ ~ s s ~ . . . . . ~ . , . . F ~ . . ~ . . ~ . ~ . . 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' , ~ . _ . _ _ _ . _ _ _ . _ _ . _ _ _ n,; h3 ~ ~ ~ • ~ ~ ~ ~ . . ~ k . ~ ~ . t . . . ~ f.~; . .h. . , . , ~ f~ , il . ~ ~ ' ~ ~ { : ~ ~ . ~ ~ ~ , ; _ , ~ ~ : - : , a ~ h• . . . ~ ' . . , . ; a , k . . ~ ~h, ' ~ ~ tn . ~ . ~ ~ ' ~ ~ ~ ~ ~ ~ # ~ . ~ ; ~ ~ , . ~ ~ ~ . , ~ ~ ~ : f { , y~ ~ ~ ~ , t . ~ . ~ . ~ ~In il ta; ~ ~ ~ ~ . ~ . ~ : ~ ~ ~,u~ f ~ ~ t , . ~ ~ ~ ~~a ; , ~ ~ y~" ~ { . ~ , t~ ~ ~ t ~ , , ~ ~ ~ ~ t ° . ` k ^ ~ . ~ ~s t, ; ~ , t , . ~ . . ' ~ ~ ~ , . . . ~ .t ~.il , ~ ~ . v~ ' ' ~ i . ,il,. . . ~ . % ; * ~ ~ . , , a il . , - . ~ ~ t~° : ~ t. ~ ~ = x, , a - ~ , ; t . t ~ . , . . ~ ~ ~ t . ~ :.t~ ; a ~ ; . .,il ° ~ ~ . t . - ~ . ~ ~t . ~ ~ ~ ~ k° ~ ~ ~ . ~ t ~ , ~ ~ t: { ~ : # ~ . . il t 3 ~ - : ~ ~ ~ ° . . , ; ~ ; ~ ~ t , , t. ~ . ~ . . . ~ £ ~ . ~ ~ ~ ~ , ; ~ , . ~ . . ~ t ~ t ~..t- . •s' ~ h ~ ~ . v~, . . . ~ ~ . . . . ~ . . 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' . . . . . ~ . . . . ~ ~ ~ { . . . . x . . ~ . . . . ~ ~ . . . . . . . . . ~ . ~ . . . ~ . . rz ~ . . . . . . . . ~ ~ ~ . . . ~ ~ ~~~~t . ~ ~a, ~ n~ ~ k . ~ , . . ~ . . # . ~ ~ . . . s " ~ x f. . ~ . . ; ~ . ~ °#j ~ ~ . ~h ~ x x . t ~ . ~ . . ~ s . . . . . i . . ~ . . . k~~ . ~ , . . . . . ~ . . : ~ . ~ ~ . ~ s: ~ . . . . . ~ . . ~ . . ~ . ~ . f 3 ~ £ ' . . ax ~ i v x „ . . . a . . n = k ~ : < , . . ja . . . ~ _ . ~ . . ~ , . . ~ ~ . ~ ~ ~ ~ . ~ ~ f . . ~ ; ~ ~ , ~ ~t' ' .s~, ~ .i ~ . . . ~ % . . ~ ~t ~ . . . ~ ~jr. . k ~ilf*. . . . . . ;t ~ . ~ z ~ . . . ; ~ '*c'~ . . . . ~ . ~ . . . . . , . . . + ~ ~ . . ~ ~ ~ ~ . ~ . ~~ss ~ . . . . . , . , . . . . . . . . . ~ . ~'z ~ ~ + . * ` s d ~ 4~ # . . . ~ . . . . . . . . . . . . . . . . ~ . . . . . . . . . . . . . . . . . ~ . . . . . ~ ~ , . ~ . : ~ _ . ~ ~ # . . - . . . ~ ; ~ ~ x ~ u , . . ~ . ~ _ ~ . ~ k ~ . . . ~ . : ~ . ~ , ~ n . * 3 ~ ,n , . ~ ~ * { ~ ~ ~ : . ~ . . ~ ; 5~ # . ~k ~ t ' . ~ . . . 9 ' ` ~~r. . . ~ > ' ~C ~ . . . ~ , . . . . . . . ~ ~ ~ ~ t, . . % _ .a. . , ~ ~ ~ ~ ~ , x . . ; { . . . ~ ~ . „ il.;.~ ~ . . . . . . ~ . . . . ~I.. ~"'i ~ . . . x ' k . < . . . . . . . . . ~ .:t ~ : s x. . . . . a.. . . ..il ~ ' ' f x . , il xf< x .'n " . . x ~ ~ ~ n . { { ~ . ~ ~ ' . f<.s. x x .t . > . # ~ . . . . ~ ~ . . . . . . . ~ . . . . . . . . . . 's Y y . ~ . t . . . . 3. K' ' x _ . . . t x > . . ~ . . # ~ . . . . . . . < ~ , f = t. ~ s = ~ x . v . % : x" £ . . > . . > . . . ~ ' ~ t > k % _ x ~ ~ „u { . ,nil~~•;; , . ~ . h ° ' ° ~ ~ , „ ~ . , , ~ . . ~ - ; : , ~t; ' . y{ - ~ _ ° ~ t• ~ ~ ~ t ~ . ~ . ~ . . . . ~ - h . : ~ : ; ~ ~ . ~ , t n ~:il- f . . . „ a' . . ° ~ ~ , . . ~ k x , ~ ~ m a a ~ x n i , ` x , ~ . % n ~ ~ - ~ ~ ~ ~k ° 3 ~ . , t, . ~ ~ , ~ ~ , , ~ a , t ~ ~ ~ . . , , 3 , ~ ~ . ~ ~ . . . . . . p k x . ~ y . . , . . . . . ~ . . . . k . " ~ ~ .yx 'j . . . k " ~ . . . . . . . . . . ~ ~ . ' ~s.~ .'s~," . . ' , ~ . . . ~ . . ~ . ~ . . ~ . . t . . . ' f ; ~ f. ~ ~ ~ ' ~ ~ ~ ~ ~ ~ ~ ~ ~ , . . . . ~ . 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' ~ ~ ~ ~ £ ~ ~ ~ ~ ~ . m~ ~ ~ ~ , ~ , . . ; , - ~ ° ~ . , , , .t . . ~ t . a ~ ~ ~ ~ ' ~ t ~ : ~ I~ : ~ . , . , „ ~ , , t ~ tt. . - ~ , ° . , , . t, ~ y, .a k ~ , ~ ~ ~ ~ t3k t; ~ ° ~ ~ ~ ~ . . ~"n • ' . ~ ~ ~ _ ' £ ~ _ ~ . " ~ ~ ~ ~ ~s~' ~ ~ * ~ . t ~ ~ n ~ , i ~ ~ ~ ~ a , ' . . . . . . t ~d , tw. _ . . ~ ~ ~ ~ . . ~ . . . , . ~ a ~ ~ ~ ~ ~ . . ~ , aa : ~ ~ ~ . . . . . . . . . . . ' ~ ~ . . . . ~h ~ , . . ~ . o~ . . , . . . . _ . , . . . ,e ~ ~ £ , ~ * a. ~ # ~ . u~. ~ ~ " ~ ~ 5 ~ ~ ~ ~ t ~ ' ~ . ~f . ~ ~ ~ ,f, . til ~ ~ . t.~ ~ r ~ , } ~ ~ rz ~ ~ ~ ` ' ~ ; ~ K .t. . t . . . . . ~ t., - . { tt • ~ : ~ x ~i ~ . . ~ ~ ~ t . . ~ ~ , , , k ; t~.: t ' . ~ t , ~ , ~=y, { ~ ~ ~ . ~ ~ ~ £ ~ ~ ~ t ' t ~ { ~ ~ il y: ~ : ~ ~ ~ ~K ~ ~ ° ~ ~ ~ ~ ~;y~ { , ~ t . ~ ~ . . . . .~y ~ ~ ~ ° . ~ , k „ a t - . . . ~ . ~ ~ ~ ~ ~ ~ ~ ~ t : ~ , t ~ ~ ' h ~ ~ ~ ~ y ~ ~ ~ ~ ~ ~ ~ ~ ~ # ~ ~ ~ ~ ` °~t ~~;~~F~~~ . . . . _ ~ f ~ ~ ~ h~ , . . t ~ a ~ ~ t ' ~ ~ ~h ~ ~ ; . ~ '~y *"~xax8~ 3 ~ f a . ~ . ~ . ~ ~ . ' a. . ~ . ~ < ~ . . . . . . . , ~3 ~il ~ ~ ~ t s' . . . < . . , . . . ~ ' ~ . ~ . . . _ % . . R ~ - ' ~ ° .h - . ~ ~ . '~S ' . ~ _ ' . . :k ,c. ~~'.s' ~ : 4 ~ ~ h . . ..ht . , . ~ . . . . ' t~ . . . . . . ~ ~ . . .n~ :x ~ ~t~„ ~ ~ . . . . . ~ ° , , ~ ~ ~~~t~', ~ ~~t ° , - . t f . , ~ " ~ . ~ ~ ~ ~ n~ ~ ~ h. ~ ~ ~k 9y~ .f - ~ . . . " ~ ~f ; " ~ ~ ~ ' ~ ~ ° , ~ °u! ~ , . . . t ~ t. il t . a ~ ~ . , . ; , ~ ~ f, „ t £ , ~ # . ;y t~ • " ~ : m ~ ~ ~ , f,. 3 y ; . , ~ ~ ~ . . . . ~ ~ ' ~ ~ ~ ~ . . . . ~ ~ t . ~ . ~ a ; ~ k ~ ' ~ . t t , . ~ ~ ' ;~:k~ ~ ~ : ; . ~ ~ , t . t , , ~ ~ ° ~ ~ ~ t . ~ ~ u~ ~ ~ t ~ . ~ , : - , , . , _ ~ . : . , ~ . : : , , ~ ~ ~ ~ . ~ . il ~ ~ t ~ . ' ° ' ~ . _ ' t - ~ ~t ~ ° , il ~ . ~ . ~ ! ~ ~ ~ , ~ , ~ ~ n ~ . ah~ ~ " ; ~ ~ ; ' ' ~ • ~ ra% ° ~''a • ~~il, ~ . ~ t * ~ ~ ~ ~ ~ . : k ; ; , ~ ~ . . t . k . • ~ t , . . , . , : t - . t ~ . . . :n~ . ~ ~ ~i ~ ~ v ~ ~ % . :f . . . ~ t . . ~~:.,'~a'~ ~ " k . . . . ~ . t . . . 3-v ~ t ~ . ~ " . . . . . . . . ~ .~t'~ ~ ~ ~ , . . . . . . . .il . _ . . , . . . . . . . . . ~ ~ : ~t t~ ~ . . . . . ~ ~ ~ . . . _ . % . . . , . . . , . ~ ~ . . ~ . ~ . ~ . t~. . . ~ ~ . . . x % ~ . . . . . ~ . . § _ ~ ~ ~ . ~ - . . . . . . ; W ' ~ ~ . . . . . . .y. ; ` ' t' . ' ~ ' ' ~ ~ - ~ ' % ~ ~ . ~a _ ' ~ . . . . ~ ~ ~ ~ ° ~ ~ ' r U £ k. . ; ; ' =f , . . " - ~ i ~ . . . ~ ~ . . ~ . . ~ . . ~ _ ~ ~ . . . il . . . . . . ~t ' tf . . , il.. il . ~ ~ ~ , ~ ' s~ ~ ~ ~ K~ . . . . ~ ~ ff ~ . ~ ~ ~ ~ ~ ~ t ~ ; ~ „ # - „ ~ , . ~ ry. ~ y a ' " £ . , ~ . ~ . . 3" . ~C . . ~ . ' ~ 5 > ~y.. ; . t x . ~x il y. = k t . # . . . ~a. ~ ~ ~ : ~ . . s ; x t "a > # _ . ~ f , '.,f~y'." ~ , . ,~,x,'•,. " . s . t . . : il ' tt 3 ~ ~ A~ s . ~i ~ ~ ~ ~ , ~ . ; . . t t " ~ .t t ~ ~ . ~ . . . . . . . . . . . . " _ ,.w~ ~ . . t . . . . . . . '~~'6 . . . . ~~r . . . . . . . . ~ ~ " ~ j~'*:~ ~ ~ ~ . . . . . ~ ~ , ~ . ~C~ . ~ . . ~ , , . . . . . . . . . . . ~ . . . ~ . . . . . . . . ~ ~ * ~.=,~H~-... %H£~ .s . . . . . 't-: . ~ . ~ . . . . . ~ ~ ~ ~ . : ~°f . _ ~ . ~ . . . , . . . ~ . . . . ~ ~ . ~ v: ~ ~ %o ~ uh . . t. - • ~:t, - ; ~ ~ t~~. .,.~y : ~ , t . ,p;~ ; . . . . . . • ' nk;~.. x~. ~ ~ . . % ~ . , ~a!..~ ~ ~ ~ . . . ~ 5~ . . . . ~ :t { ~ , t . . , . ~ . ~ ~ . ~ + ila,k ~ ~ s . ~av 3~~ ~ ~ t, ~ ~ ~ ~ ~ ~ ~ k il ~ . t. ~ ~ ~il~, ~ ~ ~ ~ ~ ~ ~ . a~: " . ~ ~ ~K; ~ ~ ~ ~ ; ~ ~ ~ ~ s t ~,t ' . ' ~ t t . ~ k t ~ ~ . , ~ ; ~ ~ ~ ' " ~ ~ ;il` ~ k : ~ ~t ~ : t k ~tt~ ~ . 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