ZE-0006-00
~
SPOKANE CO[TNl'Y HEARIlNG E R IRECE VED
'
MAY 2 4 2000
RE: Zone Reclassification from the Regional ) FINDIN
-3) zone to the Urban CONCLG
8usiness (B *M,M
)
Residentia122 (UR 22) Zone ) AND DECISION
Applicant: West Valley School District )
File No. ZE-6-00 )
1. S Y OF PROPOSAL AND DECISION
Proposal: Application for a zone reclasssfication from the Regional Business (B-3) zone to
the Urban Residnetial-22 (UR 22) zone, for expansion of a public scbool and those uses allowed
in the UR 22 zone.
Decision: Approved, subject to conditions.
U. BACKGROUND/FINDINGS OF FACT
A. GeneralInformation:
Applicant/Owner: West Valley School District No. 363, 2805North Argonne Road,
Spokane, WA 99212
Addre,ss: 2011 North Hutchinson Road, Spokane County, WA
Locatioa: Generally located along the west side of Hutchinson Road, westerly of its
intersection with Indiana Avenue, in the SE '/a of Section 7, Township 25 North, Range 44
EWM, Spakane County, Washington.
Legal Description: Assessor's tax parcel no. 45074.9078
Zoaiag: Regional Busiaess (B-3). The site is also located in the Aqui.fers Sensifiive
Area Overlay zone and Public Transit Benefit Area designated by the Zoni.ng Code.
Comprehensive Plan: 'I`he northerly two-thirds (2/3) of the site is designated in the Urban
category of the County Comprehensive Plan, and the southerly third (1/3) is designated iu the
Major Commercial category af the Plan. The site is also withi.n the Priority Sewer Service Area,
Urban Impact Area and Aquifer Sensitive Area designated in the Comprehensive Plan.
Environmental Revie-tv: A Determination of Nonsignfflcance was issued by the Division
of Planning on April 21, 2000.
Site Description: The site is approximateiy 2.48 acres in size and generally flat. A single
story building of 11,575 square feet, constructed in 1993, is located on the site and is currently
used as a public middle school. Prior to lts acquisitton by the applicant, the building was used as
a professional office for a bank. In April, 1999, a certificate of occupancy was issued by the
HE Findings, Conclusions and Decision ZE-6-00 Page 1
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County to ailow the applicant to operate the existing middle school. The certificate of occupancy
should not have been issued, since the B-3 zone under which the site is zoned does not permit
genera.l education schools.
A total of 45 parking spaces exist on the site. An off street parking area located north of
the school on the site is also used as a multipwpose play area A large grassed area located
between such pmidng area and the north bouadary of the site is also used as a play area. The
west boundary of the site is fenced with a 7-8 foot fence, with a 9-foot tall hedge of arborvitae
shrubs located i.nside the fence at a depth of 4-5 feet. The north boundary of the site is fenced
with a 3.5-foot high chain link fence, with a single tree growing inside the fence. The southerly
boundary of the site has a mix of deciduous bushes and trees. The site is cnrrently served by on-
site sewage disposal, although public sewer is available for connection.
Surronnding Conctitions: Hutchinson Road adjacent to the site is improved with curb and
sidewalk. The westbound on-ramp to Interstate 90 is located approximately one block north of
the site. Interstate 90 is in the process of being widened to 6 Ianes of travel in the area. Argonne
Road, which is designated as a Principal Arterial by the County Arterial Road Plan, lies
approximately a block to the east. Knox Road, located a block north of the site, is designated as
a Collector Arterial.
The land lying north of the site is zoaed UR 22, and developed primarily with single-
family homes. The land lying west of the site is developed with single-family homes, with a
professional office located further to the southwest. Such land is zoned Urban Residential-3.5
(UR-3.5), except for the land lying west of the southerly 100 feet of the site, which is zoned
Commnnity Business (B-2). The land lying south of the site across Hutchinson Road is zoned
B-3 and developed with a motel The land lying east of the site is zoned B-3, and includes a
restaurant and a vacant bank building.
Project Descripdon: The application seeks a rezone to the UR-22 zone, to make the exishng
use of the site for a ffiiddle school conforming under the Zoning Code, and to allow future
expansion on the site. The site plan of record submitted on February 15, 2000 illustrates the
extsting improvements on the site, except for chaui link fencing illushated along the west
boundary. At the public hearing, the applicant indicated that it intended to apply for a building
pernut to locate 2 modular buildings at an urldetermined location on the subject property, in
order to provide additional classrooms for the school. The modular bui.ldings are expected ta
contain 2 classrooms and a restroora, wrth a floor space of 28 feet by 64 feet.
B. ProceduralInformatioa:
Applicable Zoning Regulations: Zoning Code Chapters 14.402 and 14 622.
Hearing Date and Location: May 10, 2000, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room,1 026 West Broadway, Spokane, WA.
Notices: Mailed: April 18, 2000 by applicant
Posted: April 19, 2000 by applicant
Published: Agri121, 2000
Campliance: The legal requirements for public notice have been met.
HE Findings, Conclusions and Decision ZE-6-00 Page 2
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Site Visit: May 9, 2000
Hearing Procednre: Pursuant to Resolution Nos. 96-0171 and 96-0294
Testimony:
Jim Falk Ray Lunden
Division of Plarming P.O. Box 11739
1026 West Broadway Spokane, VVA 99211
Spokane, WA 99260-0240
Items Noticed: Spokane County Generalized Comprehensive Plan, County ZoYUng Code,
Gounty Code, County Standazds for Road and Sewer Construction, Couaty Guidelines for
Stormwater Management, and County Arterial Road Plan maps. County Resolutioa Nos.
99-0261 (revising Raad Stamdards), 97-0874 (revising interim regulations far County IUGAs),
96-0294 (Hearing Examiner Rules of Proceduue), 96-0171(Fiearing Examiner Ordinance), and
85-0900 (adopting Zoning Code, and Program to Implement Zoning Code). Final land use
decisions referenced in StaffReport.
M. LAND USE ANALYSIS/
FINDINGS OF FACT AND CONCLUSIONS OF LAW
A. A.pproval criteria
In considering a rezone appliGation, Washington case law generally provides that 1) there is
no presumption in favor of the rezone, 2) the applicant for the rezone must pruve that conditions
have substantially changed in the area since the last zoning of the property, and 3) the rezone
proposal must bear a substanhal relationship to the public health, safety or welf'are. Parkridge v
Seattle, 98 Wn.2d 454, 462,573 P.2d 359 (1978); and 8jamson v Kitsap County, 78 Wn. App.
8409 899 P.2d 1290 (1995).
A comprehensive plan is considered as a general blueprint for land use regulation by local
governments. Oaly geueral conformance with a comprehensive plan is required to approve a
rezone. See Cithrens for Mount Vernon v City of Mount Yernon, 133 Wn.2d 861, 873, 947 P.2d
1208 (1997); and Cathcart v Snohomrsh County, 96 Wn.2d 241, 211-129 634 P.2d 853 (1981).
VVhere a comprehensive plan conflicts with existing aoning regulations, the zoning regulations
will usualty be construed to preva►il. See yYeyerhaeuser v Pierce Couni~+,124 Wn.2d 26, 43
(1994); 873 P.2d 498 (1994).
The County Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny
or grant with such conditions, modifications and restr-ictions as the Examiner fvads necessary to
make a rezone application compatible with the Spokane County Generalized Comprehensive
Plan and applicable development regulations. See County Resolution No. 96-0171, Attachment
"A", paragraphs 7(d) and section 11; and RCW 36.70.970. Development regulativns include
without Ii.mitahon the County Zoning Code, the State Environmental Policy Act (SEPA) and the
County's Local Enviromnental Ordinance (chapter 11.10 of the Spokane Couaty Code).
HE FindinQS, Conclusions and Decision ZE-6-00 Page 3
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Section 14.402.020 of the Zoning Code authoazes amendments to the Code based on any
one of 6 grounds, without d.ifferentiati.ng between zoning text revisions amd amendments to the
official zoning map. Zon.i.ng Code 14.402.020 (1) authorizes the Code to be avnended if it is
consistent with the Comprehensive Plan and is not detrimental to the public welfare". Zoning
Code 14.402.020 (2) authorizes a Code amendment where a"... [c]hange in economic,
technologic.al, or land use condidons has occurred to warrant modification of this Code".
B. The nronosed rezone* as conditioned, generally conforms with the Comprehensive Plan;
bears a substautial relationship to and will not be detrimental to the public heaith, safety and
welfare: and complies with the Spokane Coumty Zonung Code and other applicable development
reLrulations.
1. Annlicable policies of Coranrehensive Plan
The northerly two-thirds of the site, and the land lying north and west of such portion of the
site is designated in the Urban category of the Comprehensive Plan. The southeriy third of the
site, the land lying we.st and southwest of such portion of the site, and the land lying south and
east of the site are designated in the Major Commercial category.
The Major Commercial category is intended to provide the opportanity for development
of commercial uses, directly related to major travel comdors. Residential uses aze not
encouraged in such category, although some multifamily developments may be appropriate to
serve as a buffer between cornmercial uses and single-faunily residential use.s. Comprehensive
Plan, Section 6.
The Major Commercial category is implemented by the busines.s zones provided for in
the County Zoni.ng Code. School uses are not pennitted in such business zones, including the
B-3 zone in which the site is located. The B-3 zone is the most intensive business use recognized
by the Zoning Code, and is intended to provide for a wide range of regional serving retail and
service activities, located along Pri.ncipal Arterials and highways. See Zoning Code 14.623.024,
14.628.01 U. The middle school use of the site, which is Iocated along a Local Access road,
clearly does not unplement either the Major Commercial category or the B-3 zone.
The Urban category is intended to pruvide the opportunity for a"citylike" environment,
which includes various }and uses, residential development and a high Ievel of public facilities
and urban services. It is primarily a residential category of single-family, two-family, multi-
family, and condominium buildings along with neighborhood commercial, Iight industrial, and
public and recreational facilities. Public facilihes include elementary, junior high and high
schools
The Urban category recommends a residential Aet density range of 1 to 17 units per acre.
The more intensive uses in the Urban category, such as light iridustrial and neighborhood
commercial, are expected to be located near or along the heavily traveled streets. The least
intensive single-family residential uses should be isolaied from the noise and heavy traffic, while
multifamily structures will usually be a transirional use located between single-family residential
and the more intensive areas. See Comprehensive Plan, Section 1, 'Turpose" and "Detailed
Definition".
HE Findings, Conclusions and Decision ZE-6-00 Page 4
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` The Urhan category includes the foltawing relevant abjectives and decisiou guidelines:
Decision C'xacideline I. 1,1 aTlrban develppment wrll he approved in areas
havrtrg adequa#e pawerr supplies, water, sanitary and starm sewers,
streets, and school c~dfire services pravided thact such developmrenr r,wrs
the intent o, f atlser Ob,jectives cmdDecr.sion Guidelines af this sectior#.
Decision Guideline 1.1.4 A varidy af denstties and residential uses
should be availahle ta provicle afreedom of ehoace to Iive an Urban areas
with vurytng derrsities, camhinatiarr,c, or mi.x of ttses (see detcnlerl Urban
definittorts).
Decrsion Guideline 1.1. 6 DeveIopmenF utilrzing construajon methods,
site planning and/or landscaping methods w1aich are cQn.sidered
i»novative shaWld be approved if the rr:tertt df Plan Objeetives or 13eciSiorr
Guidelirres is rrraintained.
l]ecision Guidelrne 1.3,3 All Urban develogmertproposals slrouTd
require pubdre sanxtary and storm sewet syfstems ar rnterrrn sewer systems
to prntect water quality
Goa11.5 Encourage a healthfuI and plearsing envirannrent in the
County's resittentral areds.
Deciszotl GWeline 1. 5.1 B~tf~`'ering curd/or landscaping will be used (o
rttitigatE the differenees betveen propased develo,pinents and existing r,eses,
Objective I.S.c Encaurage pawed streets and sidewalks in exisftng and
ficture d'evelopments where they are appropriate to the nature af ti,e
develvpment
Decision C'ruideline 1.5 4 Sidewalkfacilities will he required along
arteriuls conneeting resideritial Qre= with cammunttyfacrdities and/nr
commercial areas.
DbjectiveI.S.e When aneighhrarhAad experiertces pressurefor change in
character, StICh ChIIIIge.Shafl I32 pemtfted up41'X app1'Upl'iLIlB TPVIeIM.
Objectiue 1.5.8 WIreti deter minrng whether a proposal wi11 change the
c,cr`sting dand us~ character of can area, factors tp consider mcy include:
a) the struclure heigh# of the proposal tn relation to structure
height of nearb}► structures, and •
b) whether new slructures wtll have a posttiue or negative empac1
upnn the neighborhood's archftecturcrl character.
Decision Guidelinel.6.1 .Before Iand use praposal rrre approved they
should -
a) confarm tQ plans, policses and regulrxtions of Counriy wcrter, sewer, storm sewer,
utility and sp~ciad service d%str:cts,
h) con, farm to County fransportatron plans and palicies; and
ps to resolve signifzcwit atlverse impacis upon ex%sdng
c} ir~en* and take ste
utilrties, (i. e. wdter, sarritar}► and starrn sewers, uttlityr uwailacble arrd future
energ}v resourm). and tra,`'ce syster~s
HE Fmdings, Conclusions and I?ecision ZE-6-00 Pa..cr e 5
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'Che Comprebensive PIan cantains a fransition palicy, wbich aBows apmgasal bisected by _
twa different laad use categories, or lying adjacesi to a different laad use ca#egory#kan the site Js
located iri, co be considered consis#ent vc►ith tbe Plan if i# im.plements the gvlicies of ei.#hff
category. This depends on the distance i.nta which the projec# "intrudes" inta the. adjacent
category, the site-specifrc imga.cts an such adjacent categorY, and the extent ta wbich such
impacts can be mitigated by conditions of approval. See Zaning Code, Introductian, "Transition
Arrea" {p. 1 I}; and Zoning Code, Glossary, "Trarasitional Areas" and "Transitional Buffenng„.
2. Conscstancv ofnrouosal with rezane criteria
As mdicated in the S#affReport, the rniddle sahooZ use ofthe stte and fhe praposed UR-22
zone s.mplements the Urb,an categQry of the Camprehensive Plan, See 2aning Cade I4.622.144.
The schaQl use pravides an excellent buffer be#ween the residential properties Iflcated ta the
north and west, and the B-3 zaning and commercial uses located #o the soerth, southwest and east.
Traffic fnam the project will have only a small impact an th+e neighbarhaod, as painted out in the
Staff Report. The dowg-zaning of the site from tbe B-3 zone to the UR-22 zone prvtects the
surround.ing residences from the potential impacts of #he rntsnsive cvmmereW uses winch couId
be developed on the si#e under its existing B-3 zaning.
No a+dverse comments were rec+eived regarding the praject fram neigbbaring FroPertY
awners or public agencse.s. The iJutensifitcation of'school improvements on this relatively small
site could adverseiy impaet neighboring praperiy owners wifi.haut the buff+ermg required by the
UR-22 zone. This includes the apphcatian of landscaping and screeniing requirements of the
UR--22 zane
A certificate of occupancy was mistakenly issued to allaw aperatian of the middle schvol in
the exis#ing $-3 zane, The existing use of the site is therefore not lawful If the applicant had
applied for UR-22 zoning before cammenci.ng vperattvns, the schc►oI would have been campelled
to cannect tv public sewer regardless of the issuance of a build'uig Permit, since #he site lies
mstde the County's interim urban growth area boundsries and public $ewer is ciirectly available
for cannection. 5ee Caun#y Resalutian No. 97•4874, Section S. 'I'he expansion of
improvements on the site, if n+e,cessitating expansian or alteration to the existing on-site sewage
system, would al.so reqcure a cormection ta pubfic sewer. See Zomng Code I4.706.480 (b), and
Caunty Gode $.03.3040. The Exarniner has accordingly added a candition afapproval requinng
the agplicant to conuact to pubhc sewer at the time of issuance of a building permit, or within
one ym, whichever comes fi.rst.
The applicant should be required tv comply wit.h the develvpment standards of the UR-22
zoue witlun a simiIar time frame. The Examiner agrees with the Staff Report that the existing
1andscaping screer► of arborvitae shrubs a.lang the west baundary of the site, alflng with the
fencing lacated along sueh baundary, provides a satisfactory screening snbsti#ute for the 10 feet
of Type I landscaping required adjacent to #he UR,3 5 zontng lying west of the nartUer1y twa-
tbaards of the site This "`al#ernative method of eampliance'° can be approved administratively by
the Division of Planning, ttrlder Zoning Code 14.810.200.
The applicant is not n+ecessazily required to install lU feet of Type I landscapm ; along the
narth baundary of the site, since the north end afthe site is used for piayground activites. See
Zoning Code 14 806.04(} (1)(e). Huwever, a parlang area is lvcated a short distance sauth of the
playground on the site, and the Divisioa of Planning cauld arguably reqniure installation of a
HE Fandings, Canclusions and Dccision ZE-6•00 Page 6
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' sight-obscuring screening device along such boundary, or minimum S-foot wide Type I or Type
II landscaping in such area, under the parking requirements of Zoning Code 14.802.220. In order
to provide an adequate buffer for the residential properties lying adjacent to the site on the north,
the Examiner has imposed a sight-obscuring screening requirement along the north boundazy of
the site.
The StaffReport also indicates the need for installation of 25 feet of Type III landscaping
along the frontage of the site with Hutchinson Road. Zoning Code 14.806.040 (2) requires all
development in the UR-22 zone to insta1125 feet of Type IlI landscaping along road frontages.
However, such requirement is reduced to 5 feet of Type III laadscaping for public and
institutional uses, such as the middle school. See Zoning Code 14.806.040 (4).
The Examiner also notes that the reQuired rear yard for the site under the UR 22 zone is 15
feet, not 25 feet as indicated in the Staff ReporE.
The proposal has been conditioned for compliance with the development standards of the
UR-22 zone and the Spokane County Zoning Code. As conditioned, the proposal nnplements
the Urban category and the transition policy of the Comprehensive Plan, and complies with the
Zoning Code and other applicable regulations. Consistency with a comprehensive plan is
evidence that a rezone proposal serves the public welfare The proposal provides nealed public
school services for the area, and as conditioned is reasonably compatible with neighboring land
uses.
The procedural requirements of SEPA (chapter 43.21C RCV) and the County's Loca1
Environmental Orrlinance (chapter 11.10 of the Spokane County Code) have been met No
comments were received from public agencies requesting withdrawal or alteration of the
Detennination of Nonsignificance (DNS) issued for the project by the Divisioa of Planning. The
proposal as conditioned will not have more than a moderate effect on the quality of the
environment.
3 Conditions in the area have sufficientltr changed in the area since the site was last zoned to
iustifv the uroloosed change of conditions. as conditioned
In applying the changed circurnstances test, courts have looked at a variety of factors,
including changed public opinion, changes in land nse patterns in the area of the rezone proposal,
and changes on the property itself. 'I'he Zoning Code references changes in "economic,
technological or land use conditions" as factors that arill support a rezone. SpokaAe County
Zoning Code Section 14.442.020 (2). Washington cowts have not required a"strong" showing
of change. The rule is flexible, and each case is to be judged on its own facts. Basscrnt v. County
Conrmissioners, 70 Wn. App. 389, 394 (1993).
Recent cases have held that cbanged circumstances are not required if the proposed rezane
implements policies of a comprehensive plan. As stated previously, the project generally
conforms with the Comprehensive Plan.
Prior to January 1, 1991, the site was zoned for commercia1 parposes under the now
expired County Zvning Ordinance, which zoning took effect in the 1970s. See Planning File No.
ZE-84-72. Effective January 1, 1991, the zoning of the sXte was reclassified to ihe B-3 zone,
pursuant to the Program to Implement the Spokane County Zoning Code. Such zoning preserved
HE Findings, Conclusions and Decision ZE-6-00 Page 7
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any conditions of approval or site planning from the prior zoning under the Freeway Commercial
(FC) zone, as long as they were more specific or restrictive than the develapment standards of the
B-3 zone. See Coimty Resolation No. 85-0900. Prior to the current use of the site, the site was
used for offices by a leading institution.
The most compelling change of condition supporting the project is the abandonment of the
previous office use of the site, and the operation of the current use, albeit without authority under
the Zoning Code, without neighborhood opposition. De.spite the trend in the area for more
i.ntensive commercial development and zoning, the residential neighborhood to the north and
west has maintained itself.
IV. DECISIUN
Based on the Fi.ndings of Fact and Conclusions of Law above, the above apphcation for a
zone reclassification to the Urban Residential-22 (UR-22) zone is hereby approved, subject to the
conditions of the various public agencies specified below. Conditions added or significantly
altered by the Hearing Examiner are itahcized.
Failure to comply with the condstions of this approval may result in revocation of this
approval by the Hearing Examiner. 1`his approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction over land development
SPOKANE COUfNTY DIVISION OF PLANNING
1 All condihon.s amposed by the Hearing Examiner shall be binding on the "Applicant';
which term shall include the developer and owner of the property, and their heirs, assigns a»d
successors.
2. The applicant shall develop the subject property in general conforntance with the srte plan
of record submitted on February 15, 2000, as modified by the applicant s proposed ccpansion of
the school use on the site, subject to complcance with condittons of approval and the
development standards of the Urban Residential-22 (UR-22) zone, as amended Other
alteration.s or addttion.s to the site plan, when approved by the Division Dtrector/designee, may
be perrnitted pursuant to the specif c term.s of Section 14 504.040 of the Spokane Cou»t}a Zoning
Code, as ametided.
3. The Division of Planning sha11 prepare and record with the Spolca.ne County Auditor a Trtle
Notice, noting that the property in question is subject to a variety of special conditions imposed
as a result of approval of a tand use action. This Title Notice shall serve as public notice of the
conditions of approval affecting the property in question. The Tit1e Notice should be recorded
wl.thin the same time frame as allowed for an appeal and shall only be released, in full or in part,
by the Spokane Cowaty Division of Planning. The Title Notice shall generaUy provide as
follows:
HE Findings, Conclusions and Decision ZE-6-00 Page 8
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The parcel of property legally described as [ ] is the snbject of a land ase action
by the Spokane Connty 8ear3ng Examiner on May 24, 2000, imposing a variety of specaa]
development conditions. Fite No. ZE-6-00 is available for inspection nnd copying im the
Spokane County Division of Plauning.
4. Exterior lighting shall comply with the Section 14.810.180 (Tllumination) of the County
Zoning Code, as amended Prior to the release of any site improvement building petmits,
approval is required by the Division of Planning Director/desigaee of a specific lighting plan for
the subject property.
5. Prior to release of any site improvement building permtts, or the pctssage of one (I) year
from the date of this decision, whichever comesfirst, a specific landscape plan, planting schedule
and provisions for maintenance acceptable to the Pluuning Division Director/designee shall be
submitted for approval. Landscaping shall be installed consistent with the landscaping plan as
approved by said Director/designee and maintained. Landscaping shall be consistent with the
recYuirements of Section 14.804.040 (Location of Required Landscaping) of the County Zoning
Code.
6. Direct Iight from any exterior ama lighting 5xture shall not extend over the property
boundary.
7. The Division of Planning shall prepare and record with the County Auditor a Tit1e Notice
specifying a future land acquisition area for road right-of-way. The applicant shall be
respo»sible for complying with the terms of the future acquisition areo, as set fvrth herein. The
reserved future acqnisition area Title Notice sha11 be released, in full or in part, by the Division
of Planning. The notice should be recorded Qnthin the same time frame as an appeal of this land
use action and shall provide the following:
a. At least Sfeet of reserved future acquisition area for road right-of-way is hereby
designated adjacent to Hutchinson Road.
b. Future buildiag and other setbacks required by the Spokane County Zoning Code
shall be measured from the reserved future acquisition area
c. No required landscaping, pazking, '208' areas, drainfield or allowed signs should be
located within the future acquisition area for road right-of-way and utilities. If any of the
above improvements are made within this area, they shall be relocated at the applicant's
expense when roadway improvements are made.
d. The future acquisition area, until acquired, shall be private property and may be used
as allowed in the zone, except that any i.mprovements (such as Iandscaping, parking,
surface drainage, drainfield, signs or others) shall be considered interirn uses.
e. The property owner shaU be responsible for relocahng such "i.nterim" uapmvements
at the time Spokane County makes roadway iraprovements after acquiring said future
acquisition area.
HE Findings, Conclusions and Decision ZE-6-00 Page 9
SPOK,A►NE COIJNTY DMSION UF ENGINEERING AND ROADS
Friar #v rcfease of a bnilding get-mit ur use of praperty as propased:
I . A~cess pennits far apprQaches tv the County Raad System shall be ubtamed from the
Cvunt-y Engrineer.
2. A parldng plan and traffic circulatiaA plan sha11 be submltted and approved by #he Spakane
Caunty Engineer. The design, tocation and arrangement ofparldng sta1,Is shall be iaa accvrdance
w*th standard engineering practices. Payi.ng or surfacing as approved by the County Engineer
will be required foar any partion of the project which is to be occupied or traveied by vebucies.
3. A11 required itnprov+ements shalI conform ta the cu.rrent State afWashngton Standard
Specrficatians for Road anc3 Bridge construction and other apphcable caunty standards andlor
adopted rcsQiutians pertaining ta Rvad Standards and Stannwater Manag,ement in effect at the
da#e of constnict%on, unIess otherwise appraved by the Couxity Engineer
4. Roadway standards, tygical roadway sectioas and drainage plan requirem~ts m found 'uY
Spakane CQUnty Resolution No. 99-0265 as amended and are $pplieable to #.his proposal.
SPQKANE COUNTY DMSION OF UfiILITlES
1. A. wet (live) seurer connection tv the area wide public secrer systena sbal] be constructed. A
sewer cannection pezmit is requi.red. Cornmercial deveiapments shall subm.it historical andJ'or
estimated water usage gnor ta the issuance of the connectian permit in arder to establish sewer
fees,
2. Apphcant shall submit expressty to the Spvkane Caunty Utilities Divisian "un.der separate
cavee" anly thase plan sheets shawing sewer plans and specifications for public sewex
connections and facihties for review and approvai. Cammercial develapments shall subnut
historical andlar estunated water usage as part of tbe sewer plan submittal.
3. Sewer plans acceptable to the Division ofUtilities shall be su6mitted pnar to the is$uance
vfthe sewer connectian permit
4. Arrangements far payment of applicable sewer charges must be made prior to issua.nce of
sewer cvnunechon petmit. Sewer charges may include special connectiQn charges and general
facilities charges. Charges m.ay be sta.bstantial depeading upon the nature of the development.
5. Any water =vice for this p%ject shall be provided m accordance with the Coordinated
Water System Plan for Spokane County, as amended.
6. 7'he uses on the srte shall be corrMeeted to public sewerprior to the rssuance ofa building
permitfor aclditional imprvvements an tlze site, or the pussage ofone (1) yeurfrom ljte date o, f
this decisinn, whachever event occtrrs first.
HE Findings, Cvnclusions and Decisian ZE-6-00 Page 10
.
7. Stormwater Utilitv: if the cost of the proposed remodeUredevelopment exceeds 50% of the
market value of the existing structure, the entire site shall comply with current drainage
standards. Such requirement is based on the County Guidelines for Stotmwater Management,
the Aquifer Sensitive Overlay zone, and Section 9.14.020 (7) of the Spokarne County Code.
SPOKANE REGIONAL SEALTH DISTRICT
1. The sewage disposal method sball be as authorized by the Director of Utilities, Spokane
County.
2 Water service shall be coordinated throughh the Director of Utilities, Spokane County.
3. Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Deparrhnent of Health.
4. A public sewer system shall be made available for the project and individual service
provided,
5. The use of private wells and water systems is probibited.
6. AlI plans for building or remodeling schools must be approved by the Spokane Regional
Health District.
HE Find.inas, Conclusions and Decision ZE-6-00 Page i l
,
DATED this 24h day of May, 2000
SPOK►ANE COUNTY + G E 8
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~
Michael . Dempsey, WSBA 8235
NOTICE OF FIN.AL DECISION ATqD NOTICE OF RIGHT TO APPEAL,
Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassification and accompanying SEPA
determination is final and conclusive unless within ten (10) calendar days from the Examiner's
written decision, a party of xecord aggrieved by such decision files an appeal with the Board of
County Commissioners of Spokane County, Washington. However, RCW 36.70B.110 (9)
indicates that admiiustrative appeals of county land use decisions and SEPA appeaLs shall be
filed with the board of county commissioners within fourteen (14) calendar days of the date of
the decision.
This decision was mailed by certified mail to the Apphcant on May 24, 2000.
DEPENDING ON WHICH APPEAL PEItIOD REFERENCED ABOVE LEGALLY,
APPLIES, THE APPEAL CLOSING DATE IS EITHER JUNE 5, 2000 OR JU1vE 7, 2000,
counting to the aext busiaess day wben the last day for mailing faUs on a weekend or
6oliday.
The complete record in tlus matter, includmg this decision, ts on file during the appeal period
with tlae Office of the Hearing Examiner, Third Floor, Pnbhc Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be inspected
Monday - Friday of each week, except holidays, between the hours of 8:00 am. and 4:00 p.m.
Capies of the documents in the record will be made available at the cost set by Spokane County.
HE Flndingss Conclusions and Decision ZE-6-00 Page 12
E,ro,eci5wtus ACt;.4 ENGINEER'S REVTEW SHEET
:v I3uilt Plttns Rcccived Rezone File ZE-0006-00 "Dn
ftoad Plans ARproticd C'ompanian Ftics
hc.~ !t,>a.l `-15-); Ntyl.,r= Retated Fiivs
Hearing: 05/101:040 09:00 [iuisl,n~ [~_pt
1"echnical Revicw- 03i I WZOINI 02: i_
f'relimirtary ftevtew- LsrLe ~ Bld~; ti.iu:=r;: Fret
catc Receivta_ 02128Q000 N: I ot, N.., AC,CS 2
Prujcc:t Nanie 13-3 TO 11R-22 Pt1BLIC SCftOt3L
Sice Addre:rs W. HU'I'CHI\{SC]N, N. I-90, S. KNOX. E. MAR6I.1E:Rl1 f=. f!U fC111":!5uv N 2t.~ 1]
Applicant Rangr-Towm:hip-~ert:uw, -3.1 . - 0" PARCEL(S): itir.:t
(1
Ra}• Lurtdin Conditioas M7iIrd: O 4St174.y(17A
«'FS1' \'AI l l:Y `~c'f It x~l. OlS'( --?G .1 Fload ycmc vo
Water Source Pubhc
Sf't)KAYI~V4':1 QQ21 ; lrwcrSuurcc
PC) EiOX 11739
!'hanc Schual Dist 3
(509) 924-2150 Firr Dixt 1
I
i i09) 922-5295 Phoric Dist
Fng Fiilling Owacr
WEST VAI..L FY S('tlt:K:il 1)iST#= WEST VALLEY SCNC)()L DIST#3
2805 N. Argonnr Rd ?804 N. Argonnr Rc1
5PUK11NE. WA 99212- SPOk.ANE, WA "zl~-
Surver•or
Phr`nc phunc Charlcs F. Simpson
( iU)) 9_" _-~65 (SUy) 922-5465
SIMPSON CNG[NLERS 1NC
909 N. Argr~nnc Rd
iigmrci Narre: RAN'MONn E LUNDIN 51'OKANL-. WA 49212-2789
E3uTiding Ph: 477-3675 / Planning Ph: 477-2205 Contact. JlM FALK Phane Fax
(509) 926• l i22 (549) 926-1323
,tion Initials
Dute Submitted Descrip
Cng Need Tcchnically Compicte Cng iv'eeci Iian-x+cf Rcf Mitigation
Eng Neul Druinnge P1ans Eng Nrcd Trnff~c Malysis C.ng Netd thhcr
02!44+:C" Eng Agre I'ny Fces Ftcceivcd Eng Fina) Plat Fcrs Cumpleted
Copy tn Accounting
Eng Agnc Ynurity fecs Received 02I1612000 Eiig Nrrlirn Plat FceS Campicted
, NQIiCC lu PUb1iC ! NUIICC IO PLIbItc At t 3. 4 G ('ompleted - ot Needs W be signed
Dcsign Devianon Uatcs t Ina0-,it i
,
"M quant~cs af
drainagc item calculateci
}Ic: ring D:ctc Drcision App • DCrt Cottd Appld DCC
rlppealrd (o Fi('(' llect:ton :1pp [?tn C'ottd Appld CouH
Appealed tA Couri Decision App Den Cond Appld
, Stampcd Myiars to Secrctary (Sancly)
- tic;rmpcci 208 t nt P!ans ti) Sccretany (Sandy)
A
ENGINEER'S REVIEW SHEET
k'rujcr; 5ta1us Active
As l3uitt Pians Rcccivcd Rezonc File ZE-0006-00 -oo
Rus►d Plans Approvccl
Cnrnpanitirt E=ilrt,
'`ct% Kosd St.:►,tlaCx;> I 1,1'. 11f #I.
. fttlatcd Files:
Hraring: 13utldtng Dcp1:
I'L'L'IIJIICSI KtV1dw: 03f 1612000 02: I i
f'rciiininary Reviaw: Typt: Largc Lqt i~ 131d~. Square Frct
Wte ftt.tieived: 02/28i2000 tia. [.ats: TVa. Acrts: 2.48
Pro,jcct Namc B-3 TO 1.111-22
Site Addrtss W. Hl'7'C'HINSUN, N. t-yU. 5 KNOX, E. MARGUE{tlTL, }-iUfCH1NS()N N. 2011
ArplFclnt Range=l'ownship-Sectinn: 44 - 2E - 07 PARCEL(S): (first 20)
Rav [_un(fin Candihons Mailcd: 4$074.9078
WES'f VALLEY SCHnU[. DlS"1' #363 Ftncxi Zottc No
Watcr Sourcr Puhlit
SPUh.ANL-, W11 9921 t-
Scwrr Sourcc
PU I3OX 11739
Phone School Utst 363
1509) 924-21 SU Firc nist 1
ki09) 9:2-5295 Phnne Ilist
Eng Billlng Owner
r•ST VAi_I.EY SCHOUL D1S7't+3
~y()5 N. Argunne itd 2805 N. Argonnc Rci
tif'QKANI:,WA 99212- SPnK.1Nf. WA 99212-
Survrvar
Nhone !'Iianr
(509) 922-S4GS Cher1Cs L Simpson
({(w) 922-5465 SItitPSON ENGINEERS IIvC
909 N. Ar¢onnc Itd
Signcd Namc: RAYNtONl) f LUNUIN SE'OKANL•, WA 992I2-2789
Building Yh: 477-3675 / 1'IAmmng Ph: 477•2205 Canta+ct: 1IM FALK Phune Fax
(509) 9'6-1322 (5t'Nl9226-1323
Datc Subiuitted Dcscriptiun Initials
I:ng Nccd Tcehnically Catriplr.tc Eng !Vccd HnrvATLI Rd 11A![IgaLIOn
Eng NerJ Drainage Plarru Eng Necd Traflic Analysis Eng Need Qther
C (olo Fng Agxce Puy Fm ItL-crivrd Eng l-inal f'lat rccs Complctcd ~
.
~ Fng Agter f'riurity Frees Rereivcci Cupy to AccuunUng ~
i Nutire to Public 1 Notirr W Publie # I ? 4 6 Campletrd - or Nceds to bc sigrnd
UTo i4USf1pC7UC
(fi-xtiavlc ilr!~a ~.~1.'a!u[~•~1
Flearing C)3te Decisinn App t.)rn Cond Appl.t I3c C
~~pE~r.~lc~i t~~ [1C'l" I)c~i,l~,n t,,) (k-n Cond Applcl i,..,,
Appcaled to Court [kcision App t3en Cnnd Appt:l
stamprd Myturs to srcretary (sundy)
titann►rc1 ltlh L.ot Plans 1t1 SCCiI'l3f)' (S1Tid\')
I
►
I '
t I • • ~ /yl y ' ~RECEIVED
MaY o 4 ~ooo
~
REPORT TO TH E H EARI N"G tx;AM ffW
j STAFF
~y ZE-6-00
DIVISION OF PLANNlNG
SPOKAINM COLNTY
~
HEARING DATE• May 10, 2000 at 9 00 a M. FiLE ZE-6-00
PROJECT PLA@dNER: Jim Falk, AICP
Associate Planner
PROJECT DESCRIPTioN• Zone reclassification firom Regional Busmess (8-3) to Urban
Residential-22 (UR-22) on approximately 2.48 acres for public
school use.
Proiect Data
Project Location: The subject rezone stte is located adjacent to
and west of Ftutchinson Road at the intersechon
of Hutchinson and Indiana Road one block west
of Argonne Road and one block North of a
westbound on-ramp to Interstate Highway 90.
The project site is in the SE % of Section 7,
Township 25, Range 44 E.W M, Spokane,
County, Washington.
Parcel Numbers 45074 9078
Owner. West Valley School District No 363, 2805 N.
Argonne Rd Spokane, WA 99212. 9242150
Agent. Ray Lunden, PO Box 11739, Spokane, WA. 99211, 9242150
Comprehensive Pian Designation: llrban and Commercial .
Existing Zoning: Regional Business (B-3)
Existing Land Use: Middle School and accessory improvements
Surrounding Zornng and Land Uses:
• North: Urban Residential-22 (UR-22) estabtished in
1991 previously classified as Freeway
Commercial smce 1974; Land use is
predominantly single family homes and a
duplex
• South: Regional Busmess (B-3) estabiished in 1991
and previously classified as Freeway
Commercial, Land use is entirety commercial
consisting of a Motel
~
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O
• East: z Regional Business (B-3) estabfished in 1991
and previously classied as Freeway
Commercial. Land uses east of the subject
property include a restaurant and vacant bank
building
• West: Urban Residential-3.5 (UR-3 5) established m
1991 and previousiy classified as Agnculture
Land uses west vf the subject property
consist enbrely of single famiiy residences.
The south 100 feet of the project sde's west
boundary abuts a Community Business (B-2)
Zone
Known Land Use Proposals and Recent land use actions in the sumounding area
Recent Project Approvals m the include. ZE-4313-87, a change of condibons to
Area of this Project an existing B-3 zone to allow additional signage
for property located at the NW comer of
Argonne Rd. and Mission Ave., approved by the
Heaflng Examiner Committee in November,
1991; ZE-20-91, zone reciassffication ftom UR-
22 & B-2 to B-3 for property located near
Argonne Rd and 1-90, approved by the Heanng
Examiner Committee (HEC) in June, 1991. ZN-
15-99 zone reclassification from UR-22 to B-3
for property located between Argonne Rd. and
Hutchmson and ftonting on Knox Rd., approved
- by the Hearing Examiner in March, 2000.
Land Division Status: Project site is a legal lot of record per County
Assessor's records.
-Shoreline uesignatian: lNot AppiicaBie
-Water Purveyor. -Spoicane t;oun~Wa-ter is n
tiewage uisposal. 5poicane Lounty 8ewer 5ystem
-1-ire istnct -Spoicane CounqTire is ric
School Distnct: West Valley Schooi District #363
Nearest Arterial and Distance: Argonne Road and interstate 90 one block
away from both roads The Spokane County
Artenal Road Plan designates Argonne Road
as a Pnncipal Artenal
Neighborhood Association• None known
• This proposal is located inside the IUGA
• This proposal is located inside the Public Transportation 6enefit Area (PTBA).
• This proposal rs located outside the 1000' notification boundary of designated Natural
Resource Lands.
GMA/Critical Areas
Aquifer Recharge Area: r Subject property is located within the
Pnority Sewer Service Area (PSSA)
and inside the Aquifer Sensitive Area
(ASA) Overlay Zone
zE.s-oa
Staff Report - May 10. 2000 Public Heanng
2 ofi0
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Fish & Wildlife Habitat Conservation Areas: None illustrated on the Spokane County Critical Area Maps.
Fioodplain: - None iliustrated on the Spokane County
Cnticai Area Maps.
Geologicaliy Hazardous• None iliustrated on the Spokane County
Critical Area Maps.
Wetlands: None illustrated an the Spokane County
Critical Area Maps or Wetland lnventory
Maps.
SEPA
• DNS issued on April 21, 2000.
• Comment period ended May 8, 2000
Noticinq
Published: Spokesman Review legal nobce section on April 21, 2000
Deadline by which nofice must be mailed to property owners within 400 feet of #he prolect
site was April 27, 2000.
Deadline by which notice must be posted on the subject property was April 27, 2000
1724 Comaliance Dates
Application Accepted (Counter Complete): February 24, 2000
Technically Complete / Determination of Completeness issued: March 16, 2000
Date Notice of Decision is Due: July 15, 2000
Reviewin4 Aqencies
12 Agencies were notrfied on 2-28-2000 and 4-12-2000. Comments were due on 3-16-2000 and
4-26-2000.
. ,
Agencies Notified Response Date Agencies Notified Response Date
Received Re►ceived
Spokane County Yes 3-16-00 - Spokane County No
Division of Engineering 4-20-00 Parks and Recreation
and Roads, and Fair
Transportation
Spokane County Yes 2-29-00 ` Spokane Transit No
Divisicn of Engineenng, Authority
Development Services
Spokane County Yes 3-8-00 Town of Millwood No
Division of Utilities- 421-00 ~
Sewer
Spokane County Yes 3-16-00 Spokane County No
Division of Utilities- Water Distnct No. 3
Stormwater
Spokane Regional Yes 3-16-00 Fire District No. 1 Yes 3-10-00
Health Distnct Spokane County No Wash. State Boundary No
Diviston of Long Range Review Board
Planning
Resaonses from the Publiv
No letters were received from nearby property owners or from other members of the public
zE-s-oo
Staff Report - May 10, 2000 Public Heanng
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AgencM Comments:
Agency comments are m the fomn of recommended conditions
Description of the Site:
The subJect property is 2.48 acres, is owned by the applicant and is generaliy flat. Hutchinson
Road provides access to the site and is fuily developed with curbs and sidewalks The site can
also be accessed from Indiana Road which intersects with Hutchmson Road at the subject site A
one story building is iocated on the site that is used as a middle school The building is 11,575
square feet. Pnor to the purchase of the site by the appticant the building was designed and
constructed as a professional office building in 1983 and the structure was subsequentiy used as
such Qther improvements on the subject srte include fencing, off street parking (45 spaces), walk
ways, exterior secunty/safety lighting, 208 drainage swales and landscaping (grass, trees and
smatl shrubs).
The west boundary of the site is fenced with a 7 to 8 foot high sde obscuring wood fence. Nine
foot high coniferous shrubs are located inside the fence and completely obscure the fence. The
wall of shrubs is about four to five feet deep. The north boundary of the site is fenced wfth a 3.5
foot high chain link fence There is only one small deciduous tree is growing mside said fence
providing site obscuring buffering for about 15 percent of the north site boundary. A mix of
deciduous bushes and trees 7 to 17 feet m height and small shrubs buffer about 35 percent of the
south site boundary.
The school building includes 5 classrooms with 3 or 4 small office like leaming/study rooms.
There is a basement wdh a classroom and a locker room. The off-street parking lot immediately
north of the school is used as a multipurpose play area during the school day. The large grassed
area north of said parking lot is also used as a play area. There are 7 administration offices and
about 7 offices for school teachers The school does not have an auditorium per se but the
schoois largest classroom doubles as a school assembly area. A small cafeteria is also located
in the school.
Infrastructure services available to the project site are as follows county road, telephone,
community water, community sewer, fire abatement, mass transit Additionally, an on-ramp
accessing the west bound lane of Interstate 90 is about 200 feet south of the project site High
density multiple family structures could be developed sometime in the future, however the
applicant intends to use subject sde as a school site while it remains in the applicant' ownership
The county road providing access to the proJect site is Hutchinson Road The road nght of way
width is 50 feet The road is classified as a local access street by the County Arterial Road Plan
and recommends a right of way width of 60 feet Buildings cover approximately 11 % of the
project site. Landscaping covers 6,900 or square feet or 6 4% of the site. Available open space
excluding paved areas consists of 61 % of the project site.
No additional site improvements are proposed at this time. The existmg improvements are as
descflbed above in the project site descnption Based on consultations with the Division of
County Bwlding and Code Enforcement all improvements on the property comply with County
development regulations and the County Zornng Code, with the exception of required
{andscaping The off-sVeet parking spaces provided on site exceed the required 17 spaces by
28 spaces.
The structure and accessory improvements on the subject site were constructed in 1983. Said
improvements are consistent with zoning setback and off-street parking requirements However,
ZE-s-oo
Staff Report - May 10, 2000 Public Hearing
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the landscaping on the project site is not consistent with the landscaping requirernents for schools
as set forth in Section 14.806.040 (1)(e) and (2)(a) same section.
Backqround:
The structure on the project site was constructed in 1983 and occupied by the Federal Land Bank
Association of Spokane. In 1995 Famn Credit Bank commenced occupation ofi the premises. On
Apn14, 1999 the West Vailey School District was issued a Certificate of Occupancy to use the
building as a school after installing some minor improvements. Since that date the applicant has
been using the stn.rcture as a middle school. The Certificate of 4ccupancy was mistakenly
Essued since the current B-3 Zoning of the site does not allow for general education schools. The
facility is, therefore, an iltegal acfivity. In order to establish a legal use and to allow for future
expansion of the school and related uses the applicant is askmg for a downzone to UR-22 so that
it may improve the school without retuming to the hearing examinec for approval. The UR-22
Zone allows for schools as a permitted use. The applicant is interested in using the subject site
exclusively for school related purposes
The current zoning of the subject site is Urban Residential-22 (UR-22) established in 1991,
previously classified as Freeway Commercial in 1974. A Technical Review meeting was held on
March 16. 2000, and the applicant was advised that the application was technically complete.
The Notice of Application was circulated on March 22, 2000, with a comment penod endmg on
April 6, 2000.
Site Plan:
The applicant submitted a sde plan which shows essentially all improvements currently on the
property. At this time the applicant does nat propose additional improvements. However, at
some time in the future the applicant may proceed to improve the school consrstent wdh all
County regulations or add accessory structures supporting the proposed primary use of the site
Forty-five (45) off- street parking spaces exists on the sde. This number exceeds the number of
spaces required by the County Zornng Cade, Section 14 802 040, Off-Street Parking
Requirements.
Staff Anatysis:
The County Comprehensive Plan The Comprehensive Plan designates the northem 2/3 of the
rezone site as Urban and the south 1/3 of the site as Commercial. The area east and south of the
subject site is designated as Commercial The area west of the subject site is designated Urban.
As described in this report the surrounding area includes four different zones and varied land uses
inctuding single family dwellmgs, apartmen# structures, professional office buildings, and a vanety
of commercial uses. Also, within 250 feet of the ske is the intersec#ion of two major regional
transpor#ation routes, Argonne Road and Interstate 90. The schooi faciltty located on the subject
site is within two land use designations. This area is therefore regarded as an area in transitron.
The Comprehensive Plan defines "Transition Areas' on page 330 as the fnnge areas between two
or more Comprehensive Plan land use categones This is an area which can allow developments
complying with either of the Land Use Map categones dependent upon the decision makers' site-
specific approval. Page 11 of said Plan addressing transition areas specfies that depending on
the impacts of a use that is located in two land use categories and the dcstance a use intrudes into
an adjacent category, an amendment to the comprehensive plan may not be necessary
Based on the data in the first paragraph of this subsecbon and based on the intent and spirit of
the Comprehensive Plan language addressed in the paragraph immediately above the subject
site is located in an area that is in transition Since the rezone srte is located in a land use
zF-s-oo
Staff Report - May 10, 2000 Pu61ic Heanng
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transstianal area and cansidering the type of land uses permitted in the UR-22 Zone such zonE
designation appears ta be consistent with the transitional area paJicies in the Comprehensive
P[an. Wvrding wi#hin the pian specrfically relating to and supporting the improvements an the
subject srte is as follaws
Section 1 entitled "UrbanR w►t#hin the County Comprehensive Pian specffies in patt in paragraph 2
on page 13 wrthin the section entit#ed "Purpasen as faliaws:
The uUrban CategoryR is tntended ta provide the oppartunity far deuefoprnent af a°city like"
enviranment which includes various land uses, intensive t-esiden#ial deuelopment, and publFc
facilt#ies and services (water, sanitary and s#arm sewer ltnes, pvlice and fire pra#ection, and
ather features)
Section 1 enti#ied 'Urban' wtthin the Goun#y Camprehensive Plan specifies in par# in paragraph 2
on page 14 wi#hin the section entitled pPublic Facilifies and Servicesp as foliaws:
"Public fac#lities include etemertary,lunior high and high schools.°
'Che wording quoted in the first citativn above in essence makes a staxement ti'tat rt is important
that appropnate public facilities and senrices be availabie to sesti►e the esserrtial needs of urban
density develdprrtent, exisbng and planned. Thase essenttal needs include potabte water supply,
sanitary sewage disposal, secunty (police), fine abatement and storm water management, as w►eli
as ather public facilif[es and serv«es These servives are available #o the subject site. The
implication af the secand citafion above is that education (schoals) is aisa an essential need that
must be provided for in urban areas. The subject site includes an vperationai schaal senving the
education needs of the surrounding urban residenbal area_
Urban Category Decision Guideline 1 5 1 states as follows:
"Buffenng andlor landscaping will be Used to mibgate the differernces between proposed
developments and exisfing uses °
Urban Category Decisiorr Guideline 1.5.2 states as fvllows•
°Landscaping may be requrred to provide a heaithful and pleasing residenttal environmenf.
The west baundarjr af the subJect si#e is already landscaped and fenced to adequately buffer the
subJect site from sing?e family resjdenc,es imm"ately rnrest of and adjacen# to the site. The north
and west laoundaries of the subject site will be landscaped consistent w#th UR-22 zoning
landscape requirements The County Zoning +Code does not reqwre landscaping on the south
baundary of the subject site. Exis#ing and future landscaping wi11 make the project site ccfns'sstent
wrth Deciscon Guidelmes 't 5 1 and 1.5.2.
Qecision Guidelme 1.5.4 s#a#es as fol[ows•
uScd+ewalk faccle#ies will be required alang artenals connecting residen#ia1 areas whh communaty
factlities andlar cammercial areas.tt
Decision Guideline 15.5 states as follows:
"Paved street and sfreet tights should be requirad in Urban density developmenf
The subject site fronts on a paued street with sidewalks and street ligh#ing and is theref+are
cansis#ent with Decision Guidelines 1.5,4 aRd 15.5.
~-6-00
Stafi` Repart - May 10. 2000 Public Heanng
60110
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Decision Guideline 1.61 states as follows'
"Before land use proposals are approved they should
a) conform to plans, poficies, and regulations of County water, sewer, storm sewer, utilrty,
and special service districts; and
b) conform to County transportation pians and policies; and
c) identify and take steps to resolve significant adyerse impacts upon existing utilities
(i.e , wa#er, sanitary and stoRn sewers, utility, avaiiable and future energy resources)
and traffic systems.°
The subject site together with the school and other improvements thereon together with the
application of conditions of approval are in conformance with plans, policies and cegulat3ons of ap
utility purveyors and also consistent with all applicable transportation plans artd policies. In lieu of
a storm sewer system the prior owner of the subject site installed an on-site stormwater control
improvements consistent with county reqwrements. Sard improvements consists of three 208
swales and associated drywelts The subject sde is therefore consistent wilh Decision Guideline
1.6.1.
Therefore, in consideration of the Comprehensive Plan wording citations above together with the
conclusions stated thereafter the rezone proposal is consistent with the interit and spirit of the
Comprehensive Plan.
Zoning: The purpose of the UR-22 Zone is to set standards for the or+derly development of
residentiat property in a manner that provides a desirable living environment that is compatible
with surrounding land uses and assures the protection of property values. It is intended that this
zone be used to add to the variety of housing types and densities, and as an implementation tool
for the Comprehensive Plan Urban Category. General characterisfics of these areas include
paved roads, public sewer and water, accessibilrty to schools and libranes, and a full line of public
senrices including manned fire protection and public transit accessibility. The highest density
residential zone, UR-22 is mtended primarily for multiple-family dwellings and is usually located
adjacent to major or secondary arterials. ft is used as a transition between low or medium density
multipie-family uses and intensive commercial or low intensity industrial uses and to provide for
hrgher density housing in locations close to employment, shopping and major transportation
routes where movements of people can be handled e#f'iciently and with least overall adverse
impac#
The subject site is located within 200 feet of Argonne Raad, a pnncipal arterial and Knox Rd., a
coffector arterial Hutchinson Road, a local access road, intersects with Knox Rd 160 feet north
of the project site The project site is located at the 3 way intersechon of Hutchinson Road. and
Indiana Rd. Indiana Rd. connects wfth Argonne Road 200 feet from the project sfte. Commercial
traffic generated by the Motel immediately south of the project site and the 3 story professional
office building south of the motel use Nutchinson Rd and the additional traffic generated by the
project site will not necessitate improvement of said road Tfatfic generated by the school site
does not pass the front of any homes when accessing Argonne or Knox Roads. Because of the
outstanding condition of Hutchinson Road and its ability to accommodate commercial traffic and
because the site generated traffic does not adversly affect any nearby homes Hutchmson road is
consistent with the spirit and intent of the wording in the above paragraph pertaining to UR-22
zone sites needing direct access to primary and secondary arterials.
The full range of urban services necessary to senre UR-22 Zone land uses descnbed above are
all avatlable to the project site. A public library is located approximately 13 miles north of the
proJect site at the mtersection of Upriver Dr. and Argonne Road
ZE.s-oo
Staff Report • May 10, 2000 Public Hearmg
7 of 10
f
•
~
Site Plan Zonina ComQliance Data:
Existinq, ReQUired
Buiiding Coverage 11 % 65% maximum
Building Height 19 5 feet 50 feet
Landscaping
West Boundary 4 to 5 feet Type III 10 feet Type i
South Boundary 35% bushes and trees none
North Boundary one small tree 10 feet Type I
East Boundary 15% small shrubs 20 feet Type III
Building Setbacks
Front yard (Hutchinson Rd ) 35' from property line 25 from reserve area
Side yard (south side yard) 65' from property line 5' from property Ime
Side yard (north side yard) 95' from property line 5' from property Ime
Rear Yard (west boundary) 60' from property line 25' from property line
Parking 45 spaces 17 spaces
As specified above the existing improvements do not comply with the landscaping standards in
Section 14.806 040 (1)(e) and (2)(a) Subsection (1)(e) requires Type I landscaping which would
be site obscuring after maturity and be10 feet deep along the west and north boundary of the
project site. Even though the existing landscapmg along the west boundary is not 10 feet deep it
is indeed site obscuring. Additionally, a site obscunng 7 foot high fence is adjacent to and west of
the landscaping. Staff believes that the existing landscaping on said west site boundary satisftes
the intent and spint of the subsection (1)(e) Type I requirements The north boundary of the sde
has virtually no landscaping and should comply with subsection (1)(e) Type I landscaping, with a
10 foot depth requirement Subsection (2)(a) requires Type III landscaping 20 feet deep along
Hutchinson Road.
The proposed site plan of record generally meets and/or exceeds the minimum development
standards of the proposed Urban Residential-22 (UR-22) zone except landscaping requirements
However, the site plan of record does not illustrate the required 10 feet of Future Acquisition Area
(FAA) along Hutchinson Road The frorrt yard building setback for the proposal shall be
measured from the edge of the Future Acquisition Area
Staff Summary•
The proposed zone reclassification firom Regional Business (B-3)) to Urban Residentiai-22 (UR-
22 is generally consistent with #he Goals, Objectives and Decision Guidelines of the
Comprehensive Plan and the purpose and intent of the proposed UR 22 tone. Lighting and
landscaping requirements, location of the praposed sales office and prohibited access to Alki
Avenue may heip to mitigate impacts ftom the proposed use on surrounding residential uses
Attachments
A. Maps
• Vicinity Map
• Sde Plan Map
• Comprehensive Plan
• Zoning
B Recommended Conditions of Approval
C Agency Comments
zE-s-oo
Staff Report - May 10, 2000 Public HeatiRg
8 of 10
ATTACHMENT A
MAPS
VICiNITY MAP
SITE PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP
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ATTACHMENT B
CONDITIONS OF APPROVAL
~ RECOMMENDED C4NDITIONS OF APPROVAL FOR ~
ZE-6-00
~
~ DIVISION OF PLANNING
SPOK~C4UriTY
1. All future improvements of the subject site shall comply with the Urban Residentia1,22 (UR-22)
Zone, as amended.
2. The applicant shali develop the subject property consistent wifh the purposes of the UR-22
Zone. Variations when approved by the Division Director/designee, may be permitted,
including, but not limited to buiiding location landscape pians and general allowable uses of
the permitted zone. All variations must conform to regulations set forth in the Spokane County
Zoning Code, and the original intent and purpose of the UR-22 Zone
3 The Division of Pianning shall prepare and record with the Spokane County Auditor a Titie
Notice noting that the property in question is subject to a variety of speciai conddions imposed
as a result of approval of a land use acdon. This Title Nofice shall serve as pubiic notics of
the conditions of approval affecting the property in question. The Tide Notice should be
recorded within the same time frame as allowed for an appeal and shall oniy be released, in
full or in part, by the Spokane County Division of Building Pfannrng. The Title Notice shall
generally provide as follows-
The parcel of property legally described as [ ] is the subject of a land use action
by a Spokane County Hearing Body or Administrative Official on [ Irnposing
a variety of special development conditions. File No. [ ] is available for inspection
and copying in the Spokane County Division of Building and Planning.
4. Exterior lighting shall comply with the County Zornng Code, Section 14.810180
(Ilumination). Pnor to the release of any site improvement building penrits, approval is
required by the Division of Planning Director/designee of a specific lighting plan for the
subject property
5. A pnor to the release of any site improvement building permits a spectfic landscape plan,
planting schedule and provisions for maintenance acceptable to the Planning Division
Director/designee shall be submrtted for approval Landscaping shall be instalted
consistent with the landscaping plan as approved by said Directorldesignee and
maintained Landscapmg shall be consistent with the requirements of Section 14.804 040
(Location of Required Landscaping) of the County Zoning Code
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary
7. A strip of property 5 feet m width from the existing Hutchinson Road right of-way shall be
reserved for future acquisition area for adddional road right-of-way width along Hutchinson
zE."o
Siaff Report - May 10, 2000 Hearing
9of10
' - .
Road. Future building and other setbacks reqwred by the Spokane County Zoning Code
shail be measured from the reserved future acquisibon area No required landscaping,
parking, '208' areas, drainfield or allowed signs should be located wdhin the future
acquisition area for road nght-of-way and utilities. If any of the above improvements are
within the area, they shall be relocated at the parcel owner's expense when roadway
improvements are made. The future acquisition area shall be private property and may be
used as allowed in the zone, except that any improvemerrts (such as landscaping, parking,
surface drainage, drainfield, signs or others) shall be considered intenm uses. The
property owner shall be responsible for relocafing such "mterim" improvements at the time
Spokane County makes roadway improvements after acqwnng said future acquisihon
area
8 The Spokane County Division of Planning shall prepare and record with the County Auditor
a Titie Notice specifying a future land acquisition area for road right-of-way. The reserved
future acquisition area Title Notice shall be released, in full or in part, by the Division of
Planning. The notice should be recorded within the same time frame as an appeal of this
land use action and shall provide the following:
a At least 5 feet of reserved future acquisition area for road right-of-way is hereby
designated adjacent to Hutchinson Road.
b. Future building and other setbacks required by the Spokane County Zoning Code
shall be measured from the reserved future acquisftion area
c No required landscaping, parking, '208' areas, drainfleld or allowed signs should be
located within the future acquisition area for road nght-of-way and utilities. If any of
the above improvements are made within this area, they shall be relocated at the
applicant's expense when roadway improvements are made
d The future acquisdion area, until acquired, shall be pnvate property and may be used
as allowed m the zone, except that any improvements (such as landscaping, parking,
surface drainage, drainfield, signs or others) shall be considered interim uses
e. The property owner shall be responsibte for relocating such "intenm" improvements
at the time Spokane County makes roadway improvements after acquinng sard
future acquisition area.
zE-s-oo
Staff Repert - May 10, 2000 Hearing
10 of 10
ATTACHMENT C
AGENCY COMMENTS
. '
rI ~
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
t~
SPCV,e`'MCAXWT "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO: Spokane County Planning Department
FROM: Division of Engineedng & Roads
DATE: April 20, 2000
PROJECT: B-3 TO UR-22 PUBLIC SCH40L p
FILE ZE-0006-00 5 POKANE'-
Hearing: 05/10/2000 @ 9:00 At R'~ ~22"10
Review Date: @
Sponsor/Appiicant: RAY LUNDIN GURP.ENT PLANNING DI`/15I0%.
Section Township Range: 07-25-44
Planner: JIM FALK
Technical Review Date: 03/16/2000 @ 2:15
The Spokane County Engineering Department has reviewed the above referenced application. The
tollowing "Conditions ofi Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and OrderlDecision" should the request be approved.
Prior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the Cvunty Road System shall be obtained from the County
Engineer.
2. A parking pian and traffic circulation pian shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
3 All required improvements sha(I confomn to the current State of Washington Standard
Specifications for Road and 6ndge construction and other appllcabte 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
4 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane 6oard of County Commissioners resolutron 99-0265 as amended and are applicable to
this proposal.
END
CC Agp11r3r t ?A. LiTiJ'Ji:J
Ec:ginees/Suzere_•~~ Cl:~?~Lr'.S E Sim?sc21
P°i dn:te_ 1:_M caLc
E. (
MEMORA1tiD UM
DATE: March 16, 2000 S P~'iE~' vED
TO: Jim Falk, Curre~Pl
~ ~ MAR 1 KANE 6 ZOC~O MLfl couNFROM: Katherune c, E. .T. T. and V'ugnnia arrell, r.E Stormwater UtiLty
RE: ZE-06-00 CURRENT PLANNING DMSIO(v
CC:
If the proposed remodel/re-development cost exceeds 50% of the assessed value of the
property, then the entire site neAds to be brought up to current drainage standards. This is
known as the 50% rule, which is found in the County's Guidelines for Sfiormwater Management.
This proposal is located in the Aquifer Protection Area, Grassed Percolabon Area (GPA) Swales
typicaily are used to handle runoff and water quality requirements.
K'Storm Kasl+enrt :EStGN12eC500.,d0.
.
.
.
F {F
a.
To: JIM FALK (Current Planning) REC~IVCv
cc: SPOKA(VE COUNTY
From: JIM RED (Utilities) aPR 2 i 2000
Date: 04/2112000
Subject: ZE-0006-00 Stage: Hearing Examiner Phase :CUMENT PLANNiNG GMS10`
B-3 to U R•22 for
unrestricted zoning, WV
sch dist
ss09 A wet (live) sewer connection to the area-wide Public Sewer System is to be oonstructed.
Sewer connection permit rs required. Commercial developments shali submtt hisiorical and or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
ss12a Appiicant shail submit expressly to Spokane County Division of Ublities "under separate covee',
oniy those plan sheets showing sewer pfans and specificafions for the public sewer connections
and facdities for review and approval. Commercial developments shalt submit histoncal and or
eshmated water usage as part of the sewer pian submittal.
ss12f Sewer pfans acceptabte to the Division of Udlities shall be submitbed pnor to the issuance of the
sewer cflnnection permiL
ss15a Arrangements for payment of applccabte sewer charges must be made pnor to issuance of sewer
connection permit Sewer charges may include spECial connection charges and general facdities
charges Charges may be substanUai depending upon the nature of the devetopment
ws01 Any water senrice for this proJect shall be provided m accordance with the Coordinated Water
System Plan for Spokane County, as amended
.f;-;~
.
SP UKAVE REGID11rAl HFAL ?H DIS7'RICT ~OMiZ'101`ITS
a. Sewage disposal naethcfd sha.lI be as autharized by the Dirctar of Uiblities, Spokane
County
b. Water serrjicc sha.3] be coordinaied through the Director of Utilities, Spukane County.
c WatEr service sha11 be by an exishng public water supply when approved by the Regianal
Eagineer (Spokane)t State I)epartment of Health.
d. A pubIic sewer system wifl be made available for the plat and individual senrice will be
, provided to ea.ch tot privr ta sale.
e. Use of private wells and water systems is prohrbited.
f. All plans for building Qr r+emodeling schaots must be appraved by the Spokane Regional
Healtla La"tstrict.
I
~
~
UnduwJcordumnsa pa
•
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
,
SM'A.N'ff "ENGINEER'S CONDiTIONS OF APPROVAL" ZONE
T4: Spokane County Planning Depa ent ~FROM: Division of Engineering & Roads
DATE: Apri120, 2000 ~
PROJECT. B-3 TO UR-22 PUBLIC SCHOOL
F I LE ZE-0006-00
Hearing: 05/10/2000 @ 9:00
Review Date• @
Sponsor/Applicant: RAY LUNDIN
Section Township Range• 07-25-44
Pianner: JIM FALK
Technica►I Review Date: 03/16/2000 @ 2:15
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion m the "Findings of Fact, Conclusions and Order/Decision" should the request be approved
Prior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the Coun#y
Engineer.
2. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineenng practices. Paving or surfacing as approved by the County
Engineer will be required for any portlon of the project which is to be occupied or traveled by
vehicles
3. All required improvements shatl 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.
4. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane 6oard of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
END
cc Applicant RAY LUNDIr1
6ngineer/Surveyor CHARLES E SIMPSON
Planner JIM FALK
~
OFFICE OF THE SPOKANE COUNTY ENGINEER
~ 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGlNEER'S CONDITIONS OF APPROVAL" TR ZONE
TO: Spokane County Building and Planning Depa ent
FROM: Divisjon of Engineering & Roads ~~c~~
DATE: March 16, 2000
PROJECT: B-3 TO UR-22 PUBLIC SCHOOL
FILE ZE-0006-00/ )
Hearing Date: @
Review Date
Sponsor/Applicant JIM FALK
Section Township Range: 07-25-44
Planner: JIM FALK
TechnicaUReview Date: (03/1612000 @ 2:15)
The Spokane County Engineering Department has reviewed the above referenced appiication. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the Technical Review Meeting.
Prior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
2. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking statls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveted by
vehicles.
3. 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 othervvise approved by the County Engineer.
4. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane 6oard of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
END
CC Applica►nt RAY LUNDIN
EngYneer/Surveycr CHARLBS E S-.MPSON
Plaaaer JIM FALK
C~
A
1►'a--l - -
MEMORA N D U M
DATE: March 16, 2000
TO: J'im Fak Current Plannmg
FROM: K.atherine M'iller, EI T. and Vugirna Darrell, P.E:;Stormwater
Utxhty
RE: ZE=06-A00
CC:
If the proposed remodel/re-development cost-exceeds 50% of,the assessed value of the
property, then the entire site needs to be br,ought up tor current drainage standards. This is,
known as the 50% rule, which is, found in ~the County's Guidelines for Stormwafier Management.
This prflposal is located in the Aquifer Protection ,Area, Grassed Percolation Area, (GPA) Swales
typically are used to handle runoPF and water quality requirements.
- CiTEMPO~.doc
I
Kimball, Sandy
From: Hemmings, Bill,
Serit: Tuesday, February 29, 2000 7 52 AM
To: Falk, Jim
,
Cc: Engelhard; Soott; Kimball, Sandy;lSlms, Brend'a, Miiler,, Katherine; DaRell, Virginxa; `Pa Ed
rry
Subject: ZE-6-00 - West Valley `School District
2=29=00
I received the-above referenced appl,icahon on February 29, 2000. This proposal,'Iies m an, area of approvedsoils
so, no concept drainage ptan, is required
I'have no other comments oh this proposal at,this point in Aime
~ ~e~w~~rlaga.
Page 1
~
PAGE 1 14:23:07 28 FEH 2000
Road# Road Namea.......... MPost. Reference Descriptio Road Log Info..........
01854 HUTCI3INSON RD (START .000 RIVERSIDE AV (START) U 19 LIGHT BITUM. 18
HUTCHINSON RD .040 HARRINGTOI>1' AV (END) U 19 LIGHT BITUM. 18
.100 MAIN AV U 19 LIGHT BITUM. 18
HUTCHINSON RD (END) .220 VALLEYWAY AV U 19 LIGHT BITUM. 20
01855 HUTCHINSON RD (START .000 SOUTH END TO INDIANA U 19 PAVED 40
HUTCHINSON RD .250 INDIANA AV (START) U 19 PAVED 40
.350 KNOX AV U 19 PAVED 40
HU'PCHINSON RD (END) .460 MONTGOMERY AV U 19 PAVED 50
2 Records Processed
f 1
~
S I~ C-3 K A N E C O U N T Y
PL.ANNING A DNtSfoN oF TtiE Pueuc WoRxxs DEPARTMFxr
1VICMOl2ANnUM Cary Ober& 4,661F,
DATF: I=ebniary 28, 2000 VZD
• -s-- - - - • F~8 TO: ~t*~• ~sion~e€Engtne•er• ~n ~ancfWaads -'Cra~spertat~tYn~n~n - - • ~
I Zo~~
ED~hord; ~e~~~Sandy=natba ODivision of Engineering mnd Raads- Development Services; Bitl Ite~
Division of Utfflties - Iafomiation Management; Jim Red
Division of Utilities - Stonnvvater Utility; Brenda Sims
Spokane County Division of Long Itange Planning; Paul Jensen
Spokane Regional Ilealth District; Steve Holderby
Spokane County Parks, Recreation & r-air, Steve Iiorobiowski
Spokane Transit Authority; Christine Fueston
Spokane County Fire District No. l
Spokane County Water District No. 3
`NA State Boundary Review Board; Susan Winchell
Town of Millwood
T720M: Jim Falk, Assvciate Planner
REf: ZE-6-00; . Zone Reclassification from Regional Business (B-3) to Urban
ResidentiaJ-22 (UR-22) The $pplicant is operating a public school on the
site and can not expand such a facility in the B-3 Zone. The UTt-22 Zone
allows the expansion of school facilities as a permitted use. The applicant
requests an unrestricted rezone because the school district desires to install
classraoms and otiier improvements on tlie subject site sometimc in the
i'~iture witUout having to seek approval from the I-learing Exarainer in each
case.
TECHNICAL ItEVIE'W MCETING
MARCN 16.2000 at 2: l S P.M.
DIVISION OF CURItENT PLANNING ls' FLOOR COrdFERENCE ROOM
Please review the above application and use the attaclled TECHNICAL REV1Ew MEET11vG
FORM for your comments. 1'he Division of Current Plattning encourages you to attend
this meeting. The sponsor and representafive heve also been invited to attend this
meeting. If you cannot attend, ptease forward three (3) copies of your review comments
on the attached form to me for the meeting. The attaclled TECHNtCAL REVIEW FORMS
will be given to tlie sponsar at the meeting and included in the Division of Current
Planning file. Thanks for your cooperation. If you have any questions about the
applicatian, please contact me at 477-7200.
NOTE: The Division of Curreat Planaing will now be circuleting comments for SEPA
Cliceklist At the timc of technicnl review. This will be the Anly time you will be
nblc to comment regarding tlic SEPA Ciiceklist for tliis projcct.
c West Valley Scliool District, Ray Lundin, 2805 N. Argonne, PO Box 11739, Spokane, WA 99211
Simpson Engineers, Surveyor, 909 N Argonne Rd, Spokane, WA 99212
AttaChments: Technical Review r-onn, Project Applicahon. Site Plnn, Vicinity Map, SEPA Checklist
1026 W. l3ltOADWAY • SCOKANIs, WASHING'fON 99260-0220
PNON& (509) 477•7200 • FAX (509) 477-2243 • TDD (509) 477-7133
d ~
Spokane County
Division of Currcnt P1Anning
Technicnl Rcview Meeting
Meeting Date and Time: March 16, 2000 @ 2:15 p.m.
Project Fiie No.: ZE -6-00
Project Location: Generally located adjacent to and west of Hutchinson Road at
the intersection of Hutchinson and Indiana Road in the southeast of Section 7,
Tov+mship 25 N., Range 44 EWM, Spokane County, Washington.
Comprehensive Plan: Urban and Commercial
Project Description. Zone Reclassification from Regional Business (B-3) to Urban
Residential-22 (UR-22). The applicant is operating a public school on the site and
can not expand such a facility in the B-3 Zone. The UR-22 Zone ailows the
expansion of school facilities as a permitted use. The applicant requests an
unrestricted rezone because the school distcict desires to install classrooms and
other improvements on the subject site sometime in the Fiiture without having to
seek approval from the Heacing Examiner in each case.
Parcel No(s): 45074.9078
Owner: West Valley School District No. 363
Applicant: Ray Lundin, c/o West Valley School District
Project Planner: Jim Falk
,r •
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S['OKANC COUNTY QIVISION Or C3UILDING AND Pl. ~}1 t~p
SPO~~NE COlJ1VTY
toa
060NE"NECLASSIFICATMi
~ APPLicATioN FEB 15 2000
PnRT 1 CURRENT PI.ANNINa DMS10M
A. Gr_NCrtni_ IWoRMnTIorj
7 7 ~ /1le . cU3
Leca! 0tvner_49f
&OZ- i~~
ivlailing Address 2{~OS- ,
Cily / Slate A00- Zip Cocio 9?010 -,~i Phone-Q 11 -Z/.S 6 (Worlc) (Mome) Fax ~~~'~Zl -.S~Z9S
Applicant/Agent ZRP
(Viailing Address Ap. 4-4-
city S1ate !W Zlp Code
('blone (Work,0'9~''Z/S~G (Mome)
.
!R APPL1CaN718 NOT OWNCft, INCIUOC WAITTEN OWN[R AUTFlaRtZATION FOR APPLICANT TO
Si:R\/C 11s RCPRESCNTATIVE
ProjecUproposal site area (acres or sq. ft.) Z. D . .
ndjacent area owned or controlled (acres or sq. tt.)
Assessot's parcei numbers of projecUproposal i6-07V. 907o?
Assessor's parcel numbers ot adjacent area owned ar conlroited /U1A
*4
Street adJress of proposal ®r P 4 Y/`YSeAP1 -.odEi¢, 9"IZ
r:cisting zane ctassificalion(s) and date eslabitshecl ~
C-xtsting use of property _~~'~/BL/C D
Proposed zoning &f--Z?.
'I
&grur~csrschaol distrlct ACr1~~ClE~~G~DI ~.s
Camprel~ensive plan catec~onr~~0~~ut~a.,d
11Vater purveyar ,~s&,06 ~ ly~Q ~&2~tv 3 r- irQ distrlct 4157
Propased use at pcopeny:
Slngle tamily dv,ellings Dttplexes Nlultjfamily dweltings
n,tant4f cRUreci homes ( ~Wel l3usiness ( ) lndListrial Mixed use Otlier pescrihe J;WDOG
List previous planning dlwsion actions involving Uiis property LG!/,[~i~/DA/rtI
13. LCGAl..IZONC rCCLASSI[=1CATlON INFC)RMA110N
Locatlon of proposal _10// ~~~,,.12,1,
Sectian 7 Township zir Range _ IVSl
Name of pubiic roact(s) providtng access / laae5:~
/,*7x lrf~ 4ozo
VUicllh of pioperiy frc~nfmg on p~iblic rozc!
~
F
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ZONG RECLnSSIFICATIC .OPLICAT10M Pncr: 2 ot i1
Does tlie proposal tlave access lo an artenal or nianned arlenal? Yes (~J No
Name(s) of arterial roads /lo/ . -#6wz Legal descnpiion of properiy for eacli zone reciassific3lion proposed
Legal Description
07-25-44; THAl' 1117 1V Of VAC PTN OF LA SALLE ADD iN NE11d OF SE114 (IN
VAC RDS) LYG WLY QF HUTCHiNSON RD (REALIGNED) EXC tTS 1&
2 BLK 2 QF LA SALLE ADO
Cxisting zonex ~ to proposed Zone(Pd LM -ZZ
,lor the foilow{ng described properly.
At►acli legal descrtption stamped by 4and stirveyor or provide below. ,
~
1( you do not hold tille to the property, wliat is your interest in (t?
~
70
Wt1at are the changed conditions ot the area whic}i you feel make this proposal warranted?
. ~ 4 ~ ~ 8
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f
41l1»t tmpact will Ilie proposed zone reclassiricallon iiave on tlie adjacent properlles?
~ , .
.
,
'Ntial factars support 1he zone rectassiRcation?
~
Wiat measures do you propose to miiigate your proposal's tmpact on surrounding land tise?
~ , •r~ ~ /1/ ~l~ 4 f d
f
.
'
" Zor,c RccuAssir•=Ti~. ~PPLIcnTioN Pncc 3 or 4
PnRT II
Tf1is section o( tlte appircaiion wi{I pcovicle the piviston of Bttilding and Planning staff witll wntten
verification that llie appiicant Iicns hacl preliminary constillatfon witii tlte agencies idenlitied.
Restiits of ltie prelimmary constiilation shall be incorporated in tiie proposal before frnal submittal
to the Oivisron.
~,jjjV4AftSMA1,.UFfR,F DlSTQfCT
A This prop0sa1 fs wtthin Fire Protection Olsfrict No. ~
S. Adequate arrangements ave (have not) been made to meet our needs ln providinQ for an
adeQvate weter sYstem an cilllies tor tire protection purposes.
C. Recommended Are fiow i~- ; or unable to calcufate now because use is noi
deflnitive; and wiii be determined at timA ol bulldlng permit appllceUon.
D. Reqciirements lnclude ~,fllo
j / ~A IIC' `i at f ~ _ " ~ ~ ~
Fire Oistrict nature/Tille f Date
~
.
Yy ~ • a
A. Satisiactory arran, Is (or domesttc water and iire now, re 'nerots (Iiave) (have not)
been made, '
8 RequirementsJcomments ~ LtKrLs
'~I(k~ttil'~ ~ a a
WatersOtstnct ignature 1'ille at
GOt,lNTY G4t3lNm
A prellminatq~ cussion has taken place anri general requir nts for roads and drainage have
been dlscussed wit I licant.
A Comments
,
/
Siflnattire/Tilfe Date
,
Ca«wrr UXIc,I?IEs
A pretiminary Nicusslon iias tatcen place asid generaf requlrements ior submttlal of tltils proposal
(tiave) (Iiave not) sat~sited. The designated water purveyor for U1ts slte is
~
A Commenks
~ SignaturelTitte Dale
JUctMni„ 1-IEA~VN Q{STitiC3
A prelimin dlscussion has talcen place and fleneral requirements for submittal of ttifs proposal
(1iave) i ve been satisfied.
A. Comments
*ignaturre/Title Oate
~110 Pu r3vFYOg
A preliminary disccrsslon lics talcen place ancl oenerai requirements for the provision of puhlic
sewer are tincierstood hy ttie applicant
A. Cornments Sign8ture/'1'i1le Date
.
o h ZoNE RccLAsstFicAT<< APPL1GnTibN ~ PAGE +1 0f 4
f'ART I I I
St tRvr rt ' frts-m
• ` 't~
I, l1ie u C~~te ed surveyor, have completed the intormation requested for the
zoning ~t'ghd lec,a d nption
Signed t ~ • Oate
~ y a
Address R rl • Phone 92- G t 3 Z. Z ,
City State • Zlp
~
PART IV
S~CNATUrtF oF Pctnr~~nTy OwNEns on L.EMR oF Atr+rHoRIZnTaN
t, the undersigned, swear of aftirm under penalty of peciLiry that the above responses are made
truthfulty and to the best of my knowtedge.
t iurther swear or a(Arm that f am the owne f ot record of the aree proposed for the prevlous{y
identltied land use actlon. or, tI not the owner, aiteched herawlth ts written pecmtssion from the
owner atithori2ing my actfons on hisnier bEhalf.
Signed Date
AdCtress Phone
cicy stecs Ztn
applicent or fepresentatL Oate
Si~n~tur?10j
State af Washington )
) ss:
Counly of Spotcane ~
Signed antf sworn or atnrme(i before me an lliis C~day of Fe-bv.u►.c%j ,34-290'c)
by P%0-y,M " e t..wrX~Llkp ,
Notary Se~~~~~~ ~
41C ~ ~Nolary Pabltc and for lhe Slate of Wasiiinc~ton resldinc~
~.r 0,~.
.i
• A
at My appolntment expiras rU2~ "O
Pug`-• W
~ - , ,
, C.20,
0 F •1N~P ~,aY V
`I11tt111111~~
TO t3E COtitPI,CTED OY TEtC DtVIStON Cf DU1LflING ANO PLANNING
Oata submilted File number
Date accepted 8y
Tetal tees t2ecetpt number
ra.1 a►~~rn .rr~ ■i~ ~
.
I ~ • • ~
RECEiVED
SPOKANE C9UN1Y
00
0 F E B, 15 2000
,
CUARENT PLANN(NQ DMSIAM
C--H----tEC--K:~~~~
r
SPOKANE ENVIRONME'NTAL ORDINANGE
~ SECTION 11-10-230-1-
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SEPA ENVIRONiYIENTAI. CHECgLIST
WAC 197-11-960
Spokane Environmental Ordinance Secuon 11.10.230(1)
PURAOSE OF CHECKUST
The State Envuonmental Policy AcE (SEPA), chapter 43.21C RCW, requrres a11 govermmental agencies
to consider the envuonmental impact,s of a proposal before makiag deciston,s qn environrnental
impact statemeat (EIS) must be prepared for all proposals wnch probablc significanc adverse unpacu on
the quality of the environment. The purpose of this checkLst is to provide infonnacion co help you
and the agency identify impact from your proposal (and to reduce or avoid irnpacrs from the proposal,
if it can be done) and to help the agenry decide whether an EIS u required
I_-VSTR UC??ONS FOR APPUCANTS
This environmental checklist asks you to descnbe some basic informauon about your proposal.
Governmentzl agencies use this checkLst co determine whether the environmental ~t)a
cts or your
proposal are significant, requiring preparauon of an EIS tlnswer the questions briefly, with the mos
precise informarion lwown, or give the best descripLion you can.
You musz answer each quesLion accurately and carefully, to the best of your knowledge. In mor
cases, you should be able to answer the quescions from your own observauons or project plans
,%rithout the need to hire experts. If you really do not knoW che answer, or if a question does not
apply to y our p; oposal, w nte "do not know" or 'does not apply'. Complece aaswers to the quesrions
now may avoid unnecessary delays later.
Some questions ask about governmental rewlations, such as zonin~, shoreltne, and landma: k
designations. r1ns~;e- these quesuon if you can. If you have problems, the government:l agencies can
assisc you.
The checl;list qtesrLions apply to all parts of your proposal, evea if you plan to do them ove: a perioa
of time or on different parcels of land Attach aay additional informauon thaL will helv deSCnbe your
pcoposal or its environmental effecu. The agenry to arhich you submit this checkjist niay ask You to
e`~pl~n your anstivers or provide addiuonal informacion reasonably reIated to determining i{ there may
be significant adL erse impact
USE OF CXECICLIST FOR 1VON-PRDrECT PRO!'OSALS•
Comolete thss checklist for non-project proposals, even though qt~estioru mav be ansn e. a~oes noc
3pPly "riN ADI9! 1 ON, complete the 5[II'PLEMEN?AI. SHEET FOR NOV-PROjEC ACTIp_Ns &az D)
Fo:- non-pro je, 3c;:ons, the references in the checkLsz to the a ords "projecr -~1• ~
, ao: ,~cant, ar.
d
"propezty or sit-" saould be read as "proposal," "proposer," and °affeczed geog~aphlc are:~ "
respectivelti
Spokzr.e Er. v1rc,;,.-nt;,l Ordinsnce CheL'{Its:
A; ? 1
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A. BACKGROUND FW, PROJECT NO.
1. Name tof pro,posed project,,if applicable:
Z.vE o?~ y~OT~ 9°~~ -
,a
2. Narne~of applicant,
pe
Address and, phone ,number of applicanc and contact person:
~45' XAOAlrt/fiPi
99z12
~ r ~
4. Date checklist prepared
JA✓ .2 7 2M0`
5. Agency requesting checklist:
S#&w,e
6. PropoSed tiining or sthedule (includ.ing,pl~~~~ lf applic~ble}:
SpvN~v_ Zooa
t
Spokane Em~aro~nmen.a1 Or~~-..±:i~zce,Chec'~ls ~ ? =
.
r
. • ( r
{
A. BACKGROUND (concinurd)'
7, a Do you have any p13ns for future addiuons, e.Ypansion, or ftuther acuvity related to or connected with this
proposal) If yes, expl
AY O~ ,l~ ~wG~ b. Do you own or have opcions on land neu'bY or ad)acent to tliis proposaP If qes, explain.
~
8. List aay environmental inform3uon you know about that lnas been prepared, or will be prepared, directlv
relaced ta this proposal.
-A&W 9. Do y ou knoR: tvhether appLcations are pend1A; for governmental approvzls of other praposals dlrect] y
affecting the propetty covered by your praP°~~? If Yes, explain
ivu
10. List any gove: nmenL approyals or pe:miu that wIll be needed for your propos:l, if known
1?eZvur- BPP~o~1-,
Pa;e 4 o; ? I
Spokare En :•ironrn.r.:sl Ore-nance Che~~dw.
.
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A. BACKGR4LTiND (conunued):
11. Give a brief, cornolete description of your proposal, including the proposed uses and the size oE the projer and
site. There are several questions later in this checklisz that ask you to describe cercain aspeccs of your proposal.
You do not need to repeat those a.aswess on thi.s page.
jas r tIAuE y cmozu,,c y. mzewrEs o4 Ae 4i4c T~,~
~~aoG ,vis ~'/Lrer ~ 4l~w~12a~.rd~ " ~a?o,0 7-
.-3 x , FS'1a.V'4 T/" V ~ G~/12
~•~/'8 ~t~~S .
12. Location of che proposal. Give sufficient infor=uoa for a person to understand tjie prepse location of your
proposed project, includ'ang a sueec address, if any, and secuon, township and range, if known. If a proposal
would occur over a range of area, provide the range or boundaries of the siie(s). Provide a leggal descripuon,
site plan, vicinity map, and topogmphic map, if reasonably available. While you should sc3bmit any plan.s
required by the a,eary, you are noc required to duplicate maps or detailed plans submitted with an~ permiz
applicatior~ related to this checklist.
~AV//
~~.cs► .414 / J'E lve V
A
13. Does rhe proposed aciaon lie within the Aqwfer Sensicive Area (t1St1)? The General Sewe: Service Are~:~ The
Prioriry Sen z; Senice Area.) The Cicy of Spokane? (See. Spokane County's ASA Ovetjar zone Atl:as for
boundaries). xsl 4 _
~
o
Sgokan-e- End•ir*nrre:...b C~~cklhs: P3ae 5 of 21
I e 1
y 6
Evaluation For
Aaency Use Only
TO BE COMI'LETED BY APPLICANT,
B. ENVIRON, :NTAL ELVvIENT5•
1. E.ARTH
a General descrtpLion of the te c~rcle one} flat, roll~ng, hi11Y, steep slopes,
mouncainous, othe:. 6 NVhac is the steepest slope on che site (appro:cimace percenc slope)a
c What general types of soi.ls are found on the site (for e.rample, cIaY~ sand, ~ote ant,
m4ck)~ If you kno~% the classificauon of agricultural s°75, s~P~Y Y
P
&X4 V24,1 Mtp nm
e fasmland ~ D•~ d. Are there surFace indicauons or histOrY
of uastable soils m the immediate vicinity?
If so, describe.
710 O
e. Descrabe che pL:-pose, type and aopro=umate qua-ntiues of at►v fillmg or gradn,
proposed Indscste source of fil].
/~f~ iiGG 02 AAAUM& AACWhad '
f Could ecoston occur as a resuh of clearing, construciion, or use? If so, geae:aIly
descrcbe.
!V~
Pa~e ~ e: = I
Spo1~~e Enrironrnent~l 0:8::arce Gi~e-klts:
~
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Evaluation For
Agency Use Only
B. EiYVIRON1,1EN1'A1, ELE,y1E,4TS (Contiaued):
g. About what gercent of the site will be covered wich impesvious surfaces after projecc
constructlon (for e.Yasnple, asphah or buildings)?
o2O -10 ,~~VIP
h. Progosed me3sures to reduce or cancrol erosion, or ocher impacu co rhe earc.h, ef any
'4aI,,4 S/TE Aa
AV -~~`t!i/o!/S &~,~ff
owes ~ Jg?v,B-Y
a. AIR
a. What rype of emissions to the air would result from the proposal (i.e., dust,
automeabile, odors, undustrial, wood smoke) during conscruc~oa and wben the project
is copnpleted.) If ariy, generally describe and give approsimate qu3ntiues, if knawn,
A AW 6
b. Are there any off-site sources af emissious or odor thac may affect y our p: aposai?
If so, gene:-3,l1y describe.
NO
c Proposed aneasures co reduce or control emissions or ocher impacu co ai:, if any,
NoA/E
Spok-ane Rnvaran^entxl O:c!ir.ance Che:~Jisz Pa;c 7 c`? 1
r • {
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Evaluation For
Aaency Use Only
B. ENVIRON?1►IEt11Ts1L ETEN~t iTS (Conttaued)•
3. WATER
a Surface:
1) Is there any surface nrater body on or in the unmediate viciniry of the site ('including
year-round and seasonal streams, saltwater, lakes, ponds, wetlanck)3 If pes, descnbe
rype and provlde aames If appropnate, srate what stremn or nver it flows inco.
2) 'WilI che projecc require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and aRach available plans.
~IID
3) Esumate the ainount of fill a.nd dredge maLerial thac would be placed ln or removed
from surface tvater or wetlands and i.ndicate the area of tne site that woLld be affected.
Indicate the source of fill material.
4) LYlill the proposal require surFace water w-ithdtawals or diverssoas3 Give a geaeral
descriptlon, purpose, and approximace quanucies if known.
~'vo oaEQv,,e ~
5) Does the proposzl lie wifhin a 1C0-year floodplain) If so, note locacson on the size
plan.
OT ~ta d awGd~.
Spok3 :e Ercti ironmen_-,! Q:':nance C}-.ec!:las P~g_ 3 of =1
• ► ~
•
Evaluation For
'Agency Use Only
B. ENVIRONI►IE.1ITAI. EI.EsI►MN`IS (Contiaued)•
6) Does the proporal involve any dischai$es of wase mawri31s to surface watem) If so,
describe the type of waste and anucipated volume oE ducaarge-
/v0 b Ground•
1) Will groundwatzr be wuhdrawn, or wi11 water be discharged co ground arazer?
Give general descnpuon, purpose, and appro:cianate quanuues J k°own.
.~d1G 2) Describe waste maerial that wM be discharged into che ground from septic ianks or
other s3nitary waste treaunent facility- Descnbe che general ssze of the systeam,
the nurnber of houses to be served ('if applicable), or the
number of persons the system(s) are e.`cpected to serve•
SiTE/S ~.~.~Ev?"Lf~ Go..d.F.~TEv T ~'.~'r~.~2
3) Describe any sysEems, other than those designed for the disoosal of sazuEary Waste,
ir.szalled for the ose of dischargin; fluids below the ground sw-face (nchuding
rYsterns such as those for the daposal of scorm wace: or drainage frorA #Ioor drains).
Describe the type of sysem, che ameunt of mace. ial to be disposed of throu;h the
system aad che types of snatesials Lkely to be chsposed of (including macaials which
may enter the sa szzan i.nadve: tea~dy through spills or as a r~It of fire fighting
~
activides).
~
Spokar.e Ez:-iror_:::e^C°a .":r.=te Che-c4isst pape S c=
. . ~ .
fn For
Only
B. ENVIRONI+IE',tTAL ELEtI►I ENTS (Contlnutd):
4) 1~/iIl any chemicals ~especially organ~c solvents vr petroleum fuels) be stored in above-
ks~ If 50~ whac types and quanuties of materials will
ground or underground storage tan
be scored?
5) Whac procective measures a•ill be taken Lo ensufe Ehat lmks or spills of any chemicals
stored or used on s:ce will noc be allowed to percolace co groundwater (tus ,ncl; des
measures to keep cheranicals out of dispos~ sY~e~ described in 3b{2} and 3b(3).
C. Water Runoff (includino storm waLer)
1) Describe the source of runoff ('isiclucLng s-orm water) and method of collzcuon and
disposal, if anv ('uiclude quanuues, if known). Vhere will this waLer .Qow? Will this
wa r ow into or.her wa If so, desc 'be.
.~i
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mica~s be sLOred, handled or used on the site iz a loc3tiaa Rhe:e a spill o*
Cti~'ill any- che
le~ w~l.l drain to su~ace or ground~►-ater or to a scorm a ace: ~sspos~l s~•s~~:n
ducharging to suritace or groundw3cer?
3} CoL1d waste r::z_e: salls ente:- ground or suc-face W:tce: s'- If so, aenerally describe.
P:.4e 10 0.`? t
Spokane Esavironniznt:_ Orc:rs= ce C~_tU-s:
.
Evaluation For
Agency Use Only
B. Ett1VIRONMEcYI'.AI. ELLM£VTS (Coonaued):
d. Proposed measures to reduce or concrol surface, g: ound, and rnnoff wacer impacts, if
any (if the proposed accion hes within the Aauife:, Sensiuve Area be especially clear on
e.Yplanations relaeing to facyiliues concenung Secuons 3b(4), 3b(5), and 3c(2) of this
chec )4 N
.
4. PLAINTS
a Check or circle types of vegetation found on che site:
" deciduous treP• alder, maple, aspen, other
8ooo' evergreen tree: fir, cedar, pine, ocher
✓ shrubs
sLgrass
pasture
crop or grain
wet soil planu: cattail, butzerc.vp, bullrush, skunk caobage,
other
wrater plants: water lily, eelgrass, rnilfod, aLher
other types of vegetauon
b. NYlhat kina a,rld amount of vegecation will be removed or alte: ed3
c. List threatened ar endangered species known to be on or near the site.
-Alopi
d. Proposed landsczping use of nauve plancs, or oche:
~easures to pr.sz; c e o: enhance vegetation on the site, if anv.
-I/~OAAA~
SQokane Envarcor.rn:;::a! 0--'tr.a-:ce Che-ckIss: Pa;e 11 0r
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For
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B. EINvrRornEIN-r aL ELEMEvrs (coQuQuea).
5. ANzimA.s
a. Circle aay birds and animals which have been observed on or
nea.r the sice or are known to be on or near the siLe:
birds hzwk, heron, eagle„s6nQbuLher. .
marnmals deer, bear, elk, beaver, ocher.
fish. bass, salmon, trout, herrin~, shellfuh, oche:
b List any threatened or endanve: ed species known to be on or near the site.
c Is the stte part of a migrauon route,) If so, e:cplain.
lilo
d Proposed measures co preserve or enhance wildlife, if aay.
L5~•~~r~s
b. ENERGY AND NATU-RAL RESOLIRCES
a. tY/hat kinds of enerogy (electric, natursl gas, ail, wood stove, solar) will be used
ro meet the compleced project's energy needs) Describe whether ic will be used for
heating, ma,nuEacturin~~, etc.
b Would your project affiect &,e potential use of solar energy byadiacent p:ope:ties)
If so, generally d'-scrlbe.
NO .
Spokzne Er.t•sror,menc3? O:-hana.-:c.a Chec'-zlssc Pase 12 a: 3]
(
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f • K
~ Evaluation For
Agency Use On1y
B. Es1fVIRONMENTAL ELU1rIFNTS (Coatinued):
c. Whac kinds of energy conservaiion features are inGluded in tht Plans of this proposaP
Lisr other proposed mea.sures ;o reduce or concrol energY unPam, if aay:
7. E."MRONMENrAL HEALrx
a. Are there any environmencal health hazatds. in'clucling e-xposvre to to:cic chesaicals,
risk of f'ue and e:cplosion, spiU, or bazardous a►aste, chac tould occur as a result of thLs
praposal? If so, descnbe.
mo 1) Desc.ribe special ernergenry serYices thaL might be required.
No,v~
2) PrOposed measures to redute or controI envircnsnental
health hazards, i f any:
l~jA ~ AfsF Et ~'Er> $y ~iS ~'eO~'s~it~
b, Noise
1) tiY/`hac tvpes of naise e:tist in the area whicb mayaffect your projecL (for example:
traffic, equcpment, operauon, other}?
.
CG"hat cvpes azu le vels of noise would be creaced bv or assaciated witb the pro je c-c
pn a shorc-ce::ri or a lona tern basis (for example. craffic, conscsvcuoa, oper-ation,
other)? Indica:e crha: hours noise aould come frorn che siFe
~TEr
Spo4ane En%i. onme^ rj0: ~:-.unce Chec..kjis. Page 0, of 21
. •
~
Eva4ciation For
s:se _)niy
B. L~VIRONArIEYI'AL ELFs1dE1i'IS (Condauefi:
3) Proposed measure to reduce or conuol noise impacu, if arly:
8. LAND AND SHOpjELNi E USE
a What is the currenc use of the site and adjacent proper-•ies,
~T~G~ arisi.~sr ~ s sc~~ ,rls /1,~sr,v~,~Ti~f~ ~~E.r.
b. Has the site be*-.n used for agriculture? If so, describe.
7" Z.* ?e4&7-
c. Describe any stncrares on the site.
STo/1
/
d W:ll any scructu: es be de-molishedl) If so, which)
/l/D/Y~ e. 1Y'i hat is the cur: znt Zonin-w clussification of the xce)
Spokaze Enui:an:.zzn:s! Q:;~: Z-ce Ct'eC;lst par- 1' Qr ? I
. h . . t
~
Evaluation For
Ageacy Use Only
B. EiYVIRONIN1EtY!'AL ELFNIEYTS (Counnued):
f. What is the current Comprehensive Plan designation of tbe sitO
~
~d _l ~ ~ ~ •
g. If agplicable, w hat is the current shojelin►e master PrO~ram designation of the sice)
h Has 3.ny parr of the nte been classified as an 'enwonmeniaUY sensicive' area.)
If so, specify.
149AW
. ~
LdO
' _ ./f. `'1~/ .
~
i. Appro-ximately how many people would reside or work in the completed projea.)
j. Approximately how many people would the completed proJect ciisplace?
k Proposed rrieasures to avvid or reduce ciisplacemenc impacu, if anY:
l. Proposed measures to ensure the proposal is campatsble with exiscin; and projected
land uses and pl:-s, if aav.
DA,92 AEto,vw-
Spo4ar.e Er.z sronr.:er.tal O:::sna.:ce Cheekluc Pa,-e 1; e= =I
. ~ ~
~
~'NB~~ aQt ` hr
_ J
B. ENVIRONME,YI'AI, Ft FNSENTS (Coannuecn•
9. HOUSNG
a Approanmately how many uruts would be provided, if any? Indicate whether high,
msddle, or low-income housi.ng.
b. Approximscely how many unuu, if any, R ould be eliminate& IsidicaLe a bether high,
middle, or low-.inconze housing.
c. Proposed measures to reduce or conzrol housing impacts, if any:
10. AESTHETICS
a. Whac is the callzs-, hei;ht of any proposed stnuc[ure(s), not includug ant~:in:s;
what is the principal e:cterior building material(s) proposed?
,C,r TER/a2
b What views !.n the immediate vicinicy would be altered or obszruted?
1Va~~
c Proposed measu.-e$ co reduce or concral aestheciC impacLS, if anr
Spo4ane En~. uoarne::ta? O: C':-ar.cr Cheldt:zast PaQe 1,
c= 3 I
Evatuation For
Agency Use OnIy
B. EwixorMENn-AL rLLrEvrs ccoptipacar
11. I.IGHT AND GI.ARE
a Whaz rype of light or glare will the proposal produce% Whac ume of 6y would it
mainly occur'
b. Could licght or glare from che finished project be a safe:v hazard or interfere tvith
views?
c. Whac exuting off-site sources of hght or glase maY affeCt Yaur pcoposal?
d Proposed measures to reduce or control lighc and glare unpac-ts, if any:
N~ 12. RECRF.arto,►
a. What designsted and informal recreational opporcuaiues are in the unmechate vicuniry?
b. Would che prapos-d project displ3c: any e=cisunb rzcreauoaat uses' If sa, c'escnQe.
lgakane Env:ronmer,al Orz-in3^ce Checblist Pac° 17 o= I
~ • ' ~ t
.
F V.14 o>zr ~ Or
,
ENVIRONMENTAL ELE.l+1EiTS (Connnued).
c. Proposed measures to reduce or control impacu on recreauon, incIudina recreation
opporcunities to be provided by tbe project or applicaat, if any
13. HISTORIC AND CULTURA►L PRESEKVATIOlti
a Are there any places or objecu listed on, or proposed for, nacional, smte, or local
preservauon registers, known co be on or ne.n to tbe site) If so, generaUy describe
b. Generally describe any landimarks or evidence of historic, archaeologiral, scientific
or cultural importance known to be on or ne:ct to the site.
)JOAlf-
C. Proposed nle3sures to reduce or conirol impaccs, if any
14. TRANSPORT.MON
a. Idenufy publie szreets and lughways serving the site and descnbe proposed access
to the existing street sr stezn. Shoa► on sice plans, if any.
• w-~~ oe/~
/4 d b Is site currentlv s~.-ved by public cransit) If not, n hat cs the approxi~=tz dis:a.nce
.
to the nea: est tra.r_s.t sog)
J 8~oc~L ,
Spokane £r.t iromme:ua! 0.-Chazzce Checl%lise Pa;e 1 S e' ? 1
r : , c
~
EvaIuation For
A=ency Use Only
B. EINtYIRONMEr"I'AI„ Fi F•l~lE~Tt IS (Continued):
c. How rnany parking spaces would the completed project have.) How many would the
praject eliminate? • ~yQ G~~G~" ~ ~~~~~s2~:e'.~.
r • I~~rir~c- ~
d. Will the proposal require any new roads or sueeu, or improvements to e.Yisting roads
or streecs, noc including driveways? If so, genetally describe C~ndicate whether publtc
ot private).
e. Wdl the project use (or occur ia the immediace vicin:ty 00 water, ra1, or air
transportation? If so, generally describe.
4 ,
f. How many vehicular uips per day would be generaced by the compleced pro)eco
If known, indicate when peak volumes would otcur
75 1
~
--Ae Q~r,, ~ =~o
g. Psoposed messures to reduce or convol transportation imp3cts, if any.
~
~/u.J~~e.
I'J ?o S1` f `,l
4
~~~~~~/l/. •
1 5. PL`SLIC SER-v'ICES
a. V'ould the p: ojeCt res::?t in ari increased need for puolic sesvices (for examcle:
f'sre protect:on, golue FratecLion, health care, schools, ocher)? If so, generallv descrabe.
A)0 .
Sro'kzar:e Ex: iroR:3:e:.zal C,: a:n:.^ce Checf:Iss: Page 19 0~ ? 1
. Evaluytton For
Agenry Use Only
B. ENVIR01ViMVITdI. ELEMF.NTS (Cootinued):
b. Proposed measures to reduce or conuol direcc unpacu on public senrices, if any.
16. UTILITIES
a. Circle utilities currently available aL the site: Kectnc/, tural %A ce ~CeGe"'-)
service, c e h s*tary~r, sepac system, other.
b. Describe the utilities that are proposed for the pro)ecL, the ucihty providing the
service, and the general consmction acuviues on the sice or ia the immediace vicinity
which might be needed
C. SIGNATURE
I, the undersigned, swear under the pemalry of perjury that the above responses are iaade truthfiilly and to the bes of
my knowledge. I also unders=d that, should there be any ,wlllful misrepresentauon or wAlful lack of full disclosu.,e
on my part, the aeencv mav witl2draw any determination of non-significance that it might issue in reliance upon zhss
checl:l~st. ~
Date: /-27-t7G
Proponent. VE,,r Ja 0,4 ~ ,S'CA 00GL Proponent. 40e""/0.N,t
(Plezse type or print) (Sibmliu«)
.~~lt/ 99.Z1
' ~C~ty, St~ce, Zip Z
A,ddress: 7&5 . a1y~~r t
Phone: r-4-00 q2 y -2/SD Person complesing the form. DaC2 ?7 ~
Phone (,,~09-?2 51- Z/
Snnkare Fnvirer.ar:er_r-l n►4 1-SQ° 20 n7 ) I
~
:
FOR STAFF USE ONLY
Staff Member(s) Reviewing Checklist:
Based on this stnff review of the envuonmental checklist and other percinent information, the staff.
A Concludes that there are no probable significant adverse impacts and recommends a
decem-minauon of nonsignificance (D1v5)
B Concludes Ihat probable significant adverse environmeatal impacts do exist for the current
propasal and reconunends a mitigated detemni,nation of nonsignificance wlth condhtions {VIDNS)
C. Concludes that tbere are probable slgnibcant adverse environmenLal impacts and recommends
a deresmi.nacion of significance (DS).
REFER TO FEE SCHEDULE FOR FILNG FEE
Spokane Ead•sronmental Orc►ina:::e Chec'.{lis; Pagt ? qof? 1
r ~r
~ S'PO~:~~NE COin~''Y L. ~ISION OF Bl~3IiDING AND ENFOR \
,
1026 WEST BROADVVAY AyENvE • SPOSANE, WA 99260-0050
(509) 477-3675 J
t
t STtE INFORMAnON PROIECT INFORI4lA1TON ~
Site Address: 2011 N HUTCHINSON RD Project Number. 00000906 Inw 1 Issae Date:
SFQKANE, WA 99212 -lermit IIse: zone change M-6-00
Pat9ce11Yamber. 45074 9079 Applicant: WEST VALL,EY SCHQOI, DISTRICT
Subdivision: RANGE Phone (509) 922-5465
Zoning; B-3 ResionalBusinm Address• 721l E NORA AVE
Owner: WF.ST VALLEY SCHOOL DISTRI 3F0KA?4E, WA 94212
Address: 7211 E NORA AVE Contart: RAY LUNDIN Phone: (509) 924-2130
SPOKANE, WA 99212 2805 N ARGONNE
SPORANE, WA 992
Iospector: GEORGE K~tIENKE Set
tia~ _F}+Qnt Lef~ R~,6t: Rea:
WaterDist:
( PERMT(S) )
Zone Gha»iLe coft°dor. Li`me ~mmvSmu kEViBw ' $200 00 EN RoivMEENrai, REvIEw S75.00
Rp,ZpNE-M.UR7,U111:2,Qg,22 3 SI,455 00 PRUAPP OONFERWCE S56 QO
U'!'II1TiES REVIEW S1Q0 0O
Total Ya=ft Fce. $1,885 00
~ PAYNiE1VT SL:IA►iMARY Page l of 1 N0M ~
PERNT k•: WRIGHI', RAE .
,
Trm► Date Receig# Fflvment Amt
0?J16/20Op 959 $1 ,886.00
Totnl Fees AmountPeia AmonntOwiag
$1,886 40 $1,886 00 $0.00
/ -
,
Alk . .
Spokizne COl[18&
Ptiblic Works Departiiient
, -l)ivison of Bualding & Planning
Receipt
Receipt Number: 958' CustomerlVumber
Projects
Full
P_roject Nbr brv Nbr _ Fee Aint - Jiiv AW PAID Pmt
00000906 1 $1,886.00 51;886.00 ,$1;886:00 ,j $1,886 00 ~
Total: $1,886.00 $i 886.00 ~ $1;866:00. $1,886.00
'Miscellaneons Items
Totctl PAID: $1,886:00
Tender
Type Check Acct Balance CC1~r`=- - 1E*Date, 'TENDERED
Checkl _ .736? 111886,00
To1a1 TENDERED: 1,886M
Over /,(S1:ort) 1$0 00
Cliange $0 `00
Notes:
Tran Date /T-I'me: 02/16/2000 2 08-21' PM
By: GWendei
Logon User: gwendel
StaNon: GWENDEL
OverrFde By:
Priiited: 02/I&2000 2:08:53 PM Page 1 oJ 1
.
}~~t1 SPORECEIVED
KANE COUNTY
' • tw'~
5~-~ ;lIi u N FEig 2000
• UfVIS10N OI: CNGINf:[:RiNG ANU RUADS A UIV1SlC)N Of~ Tllli l'UUt.IC 1'VC1ltK5 Ulil'AIZ'I'MIiN'f
tiYill;aiz~ A. Jnhns, 1'.f:., County lsnginecr CUf3RENT PLANNINQ DtV1StnN
AGItE ENIENT TO PAY rLES
LNC1Nl:lslt'S AGIt1:LMLN'I' NUNII3I?It - 7 " r.Q,p
'I'll is a~rec~i~cnt bct~vcci~ Spokai~c Coui~ryancl L~~,~,~i.~►~~1/O ~~3 , OV4091r.?
~ ~
wliosc ititercst in tlic projcct is ~ lj~~s~ •
is eiitcrecl intu this day of / ,~Qe.Tliis asreement is aprlicable to the project
k~iu~vii ~J1~/ ~
►)«c5 ~ - < < rnrm
"rlti,it tlic inclivicluals ancl partics namcd Iiereiii as liavitis an ii►tcrest in tlie lbovc clcscribcci property or lirojcct nSrcc
to thc following:
1. tteimburse Spokane County for project rcview aiid iiispeclioii fees as spccifiecl in Chaptcr 9.1i1 of
the Spokniie County Codc. Tllc fccs will be based on actuAl sulnry costs i«currccl by Spol::►ilc
County fur project reviews anl ! or inspcclioiis plus n tc» pecmu aclministrativc char6c:, .inul will.
bc billed iiloilthly as accrued. Aily billing nmounts due, i»-cluding any expenses incurrect in the
collection of nn overclue accouiit, must ve pnid prior to tlie County's aecePtance of the projeCt f'or
filiit6. If a project is approvecl and/or filecl witli a baia»ce still owiiis, tlie u»paicl balancc shall be '
paicl witiiin 30 cJays of the invoicc clatc.
2. The uiulersignecl abrees iitat these fees arc duc atid payable upoii reccipt of thc billinb as spcciliccl ,ibovC.
3. t1iiy i»voices iiot paicJ witliin 30 cJays of llie invoice date will be consicJered clelinquerIt. IF I'My
outst<+nclin6 balance oji the lccounc Cor this project is not pai:l within 30 cJays ot' the invoice clate,
>>o furtlier reviews oF llte nro}ect clocunteitts wiil be cotiducied Ul1lll 1hC ClIUfC 1CCOUIII bAl8I1CC is
ps►icl. Any balaiuc oii tlie ticcount for tliis project not nnic] within 65 clays of the invoice ciate may
result in legnl nction or tlie itiitiation of other colleetion procedures, iilclucliiig refe:rral to a
collection agency. Tlle Sponsor wil! Ue linble for any ancl all expenses i»currecl by tlie Cuuiity for
iIic coticctioti of ovcrciuc accou»ts.
4. 'I'he i»ontlily biiling slioulcl be se»t to the alteiition of: -
~
- - - ,
~
NAIviL: ADDRLSS: ~ NE,RD,
Cl'l'Y, S'1'ATC: $POKANE, WA. "212
ZIP CODE:
P1•fONC 1l: ~~^O9) 92y- 2/S U PI-IONC ll 2: ~
I'AX ll:
l unclcrstancl ttiat failure lo pay tl►ese fces tnay result in cleltiy in coiiiplelioji or .ipprovai of tlie project or ollier
possible sanctiuiis. .
O!f tliis Cee agreennent is completecJ by someoiic otlter than tlie Sponsor (i.c., thc nroject owncr or a
pricicipst( in (lie firm snonsoritig the projece), suctt as tlie Cngirieer ciesignfizg tlie proicct, elien
writicn aucliorization from thc Sporisor specllicaUy ziullioriziii6 tlic A6ciit to cxcculc this I1'rr
j1grceinc>>l is atlachecl t iis Fee Aireemeilt.
SIGN'A'1'U1ZE- I3y:
~ ~ ~~*4 /,4/
(PRi NT tvn n<«:)
Itt; l'UItN 1't:LI,OtiV CQ1'Y 'l'O S1'OItAN1? COUN'['Y 1;NGINE[?ItS'
1.111auce(«moC Jlmn
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