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ZE-008-96 • ' , SP4KANE CUUNTY HEARING EXAMINER I RE: Zane Reclassification from the Urban FINDINGS, Residential-3.5 (tJR-3. S) Zone to the ) CONCLUSIONS, Urban Residential-7 (CTR-7) Zone, and } AND DECISION Variance Request from Fencing and ) Landscaping/Screening Standards ) Applicant: Bruce Winer ) File No. ZE-8-96/VE-3-96 ) L SUMMARY OF PROPOSAL AND DECISION Proposal: Zone reclassification from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-7 (UR-7) zone for expansion of an existing nursing homeJconvalescent home, and a variance request from the fencing standards of Section 14.618.365 of the Spokane County Zoning Code and the landscaping/screening standards of Section 14.806.040(1)(e) of the Zoning Code. Decision: Approval of rezone, with conditions. Approval of variance from fencing requirement, with conditions. Denial of variance from landscaping/screening requirements. H. FINDINGS OF FACT AND CUNCLUSIONS The Hearing Examiner has reviewed the zone reclassification and variance applications, and the evidence of record, and adopts the following findings of fact and conclusions: A. GENERAL INFORMATION Applicant: Bruce Winer Winer, Purnell and Company 2525 East 29`hAvenue, Suite 10-B Spokane, WA 99223 Owner: Sunshine Health Facility, Inc. 10412 East 9`hAvenue Spokane, WA 99206 Address: 10410 East 9`hAvenue Location: Generally located at the southwest corner of 9`hAvenue and Raymond Street in the SE of Section 20, Township 25 North, Range 44 EWM, Spokane County, Washington. Legal Description: A full legal description of the property is in the record referred to as document number 15. HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 1 Zoning: Urban Residential-3.5 (UR-3.5). In 1987, a conditional use permit was issued for an expansion of the nursing home then existing on the site (Building and Planning File No. CUE-18- 87), under the now expired Spokane County Zoning Ordinance. In 1991, the zoning of the site crossed over to Urban Residential-3.5 (CTR-3.5), pursuant to the Program to Implement the Spokane County Zoning Code. The existing facility is a nonconforming use under the Urban Residential-3.5 (UR-3.5) zone. Pursuant to the Program to Implement, the conditions of approval in CLTE-18-87 remained applicable to the site after the 1991 cross-over. Comprehensive Plan Category: The property is designated in the Urban category of the Spokane County Generalized Comprehensive Plan. Environmental Review: A Determination of Nonsignificance was issued by the Division of Building and Planning on March 29, 1996. Site Description: The site is approximately 6.9 acres in size, relatively flat and developed with an existing nursing homelconvalescent home, known as Sunshine Gardens or Sunshine Health Facility. Testimony at the public hearing indicated that there are currently 124 beds in the facility, 84 "skilled nursing care" beds and 40 "board and care" beds. The beds are divided between a three-story structure built in 1914 and a single-story structure with a maximum height of 19.5 feet built in 1990. The northern portion of the site is heavily landscaped. Several tall pine trees can be found on the north and east portions of the site. Surrounding Conditions: The site is bounded by 9th Avenue on the north and Raymond Street on the east, and extends to 11 th Avenue at the southeast corner. The neighborhood is I dominated by the University High School campus, which adjoins the existing and proposed Sunshine Health Facility on the south and west sides. The buildings for the high school are located to the west, while playfields for the high school lie adjacent to the south. Single family residences are lined across 9`h Avenue to the north and Raymond Street to the east, and a single family home is located adjacent to the northwest corner of the site. A community residential facility can be found directly east of the site across Raymond Street. University Road, a four lane arterial, is found a few blocks to the east. The zoning in the immediate vicinity of the subject property is almost entirely Urban Residential-3.5 (UR-3.5), with scattered Urban Residential-7 (IJR-7) and Urban Residential-22 (LTR-22) zones within a few blocks of the site. Both the high school and the nearby community residential facility (25 maximum residents) are nonconforming uses in the Urban Residential-3.5 (LJR-3.5) zone. Project Description: The applicant seeks a zone change from the Urban Residential-3.5 (LJR-3.5) zone to the Urban Residentiat-7 (UR-7) zone, to expand the existing nursing homelconvalescent home from 124 beds to 199 beds and to make the facility a conforrning use under the Zoning Code. The proposal would replace four existing buildings in the central east portion of the site with a new "assisted living" facility. A new "boarding home" facility and parking lot would be developed at the southeast corner of the site, along with a new "transitional cottage" at the southwest corner. The variance application requests that fencing and landscaping/screening required by the Zoning Code along the south boundary of the site be waived, so that residents of the facility may, for therapeutic reasons, view children at play on the HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 2 , adjacent lugh school ballfields The new boarding home and assisted living facilities would be two-story structures, approximately 25 feet and 33 feet in hetght, respectively The total building coverage of the site as fully developed would be about 30 % B. PROCEDURAL INFORMATION Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14 402, 14 404, 14 618, and 14 806 Hearing Date and Location: Apnl 18, 1996, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA Notices: Mailed March 28 and 29, 1996 by applicant Posted March 28, 1996 by applicant Published March 28, 1996 Compliance The legal requirements for notice of the public heanng have been met Site Visit: Apnl 16 and May 6, 1996 Hearing Procedure: Pursuant to Resolution Nos 96-0171 (Heanng Examiner Ordinance) and 96-0294 (Heanng Examiner Rules of Procedure) Chapter 1 44 of the Spokane County Code and Chapter 14 402 of the Zoning Code are applicable to the processing of the rezone application, except as inconsistent with such resolutions Testimony: Louis Webster, Planner II and John Pederson, Senior Planner Spokane County Division of Building and Planrung 1026 West Broadway Spokane, WA 99260-0240 Bruce Winer Calla Kirkwood, Kirkwood Architects East 2525 29`hAvenue North 221 Wall, Suite 210 Spokane, WA 99227 Spokane, WA 99201 Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, and Resolution Nos 96-0171 and 96-0294 C. ZONE RECLASSIFICATION ANALYSIS In consldenng a rezone application, Washington law provides that (1) there is no presumption in favor of the rezone, (2) the applicant must prove that conditions have substantially changed in the area since the property was last zoned, (3) the rezone must bear a substantial relation to the public health, safety and general welfare, and (4) the views of the community regarding the rezone may be given substantial weight by the decislon maker, but are not controlling ParkndQe v HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 3 . Seattle, 89 Wn 2d 4541 462 (1978) Spokane County Zoning Code Section 14 402 020, paragraphs 1 and 2, indicate that the public welfare, changed conditions and consistency with the Comprehensive Plan are relevant critena in considenng an amendment to the official County zoning map Applicattons for rezones must comply with the provisions of the Wastungton State Environmental Policy Act (Chapter 43 21 C RCW) and the County's Local Environmental Ordinance (Chapter 11 10 of the County Code) The rezone proposal must also satisfy the requirements of the proposed zone and other applicable land use regulations The following findtngs of fact and conclusions are made regarding the proposed rezone of the slte 1 The vroposed zone reclassification is consistent with the Comprehensive Plan, and imulements the goals, obiectives and decision P-uidelines of the Urban categorv for the pronertv and surrounding- area The Urban category of the Comprehensive Plan is intended to provide the opportunity for a "citylike" environment, including a vanety of land uses and urban public facilities and services The Urban category is primarily a residential category of single-family, two-family, multifamily and condomiruum housing, along with neighborhood commercial, light industrial and public and recreational facilities Residenttal net densities are suggested to range from 1 to 17 dwelling units per acre "Fi11-in" development within established developed areas is encouraged where utilrties, arterials, schools and community facilities have already been establtshed Multifamily structures will usually be a transitional use in the Urban category, located between single-family and more intensive development Higher-density development, such as multifamily, should be located with direct or near access to the major arterial systems rather than on neighborhood streets When multifamily dwellings are to be located adjacent to single-farruly areas, the Urban category indicates that careful consideration should be given to the density and designs of such development to ensure protection of the amenities of the single-family area The profile, especially structure height, of multifamily development should be compatible with adJacent single-family neighborhoods VVhere conflicts may occur between use types, screening and other performance standards may be required to make such uses compatible See Goals, Objectives and Decision Guidelines of the Urban category, Spokane County Comprehensive Plan The Urban Residential-7 (UR-7) zone is intended to add to the variety of housing types and densities in the Urban category, and is a medium density area allowing up to seven units per acre Sites zoned Urban Resldential-7 (UR-7) are typified by paved roads, public sewer, accessibility to public schools and a full line of public services Spokane County Zoning Code Section 14 618 100 Nursing homes and convalescent homes and multtfamily development are pernvtted uses in the Urban Residential-7 (UR-7) zone, with no apparent density restrictions as to number of beds or units Spokane County Zoning Code Section 14 605 020 The Urban category does not address itself specifically to nursing homes/convalescent homes While such facilities have aspects of multifamily development, they generally have less impact per HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 4 / resident on such factors as traffic, schools and parks This is due to the age and ambulatory nature of the residents of such facilities While the proposal will increase traffic on the adjacent local access streets, no concerns were expressed by the high school, County Engineenng or area residents on traffic impacts Uruversity Road is only a few blocks to the east and along with 8th Avenue and 16th Avenue provYde convenlent access from the site to commercial areas and the maJor artenal systems The site is fully served with urban services, including public sewer The nearest public transit stops are within one to three blocks The proposal is an example of in-fill development recommended in the Urban category The proposal will double the number of parlcing spaces on site, to serve the increased number of residents, visitors and employees coming to the site The proposal will more than tnple the building coverage on the site, although half the site will be in open area and about 10% of the site would be landscaped While the proposed assisted living and boarding home buildings are somewhat taller than the skilled nursing facility constructed in 1990, their overall profile is similar to the 1990 facility, which visually blends in well with the surrounding single family area and high school complex Further, the taller three-story building constructed in 1914 will be removed, improving the overall appearance of the site The design of the proposal maintains the heavy landscaping on the north portion of the site, and the Urban Residential-7 (UR-7) zone provides for adequate fencing and screening/landscaping in relation to the surrounding Urban Residential-3 5(UR-3 5) zoned area On balance, the proposed rezone is conststent with the majonty of the Goals, Objectives and Decision Guidelines of the Urban category and the Comprehensive Plan 2 Condittons in the area in which the pronertv is located have chanized substantiallv smce the nropertv was last zoned A number of changed condrtions have occurred since the conditional use permrt was issued for the site in 1987, and since the zoning of the site crossed over to the Urban Residential-3 5(IJR-3 5) zone in 1991 The population of the Spokane Valley has grown rapidly, increasing the need for facilities such as the proposal Public sewer is now available to the site, and Uruversity Road has been improved to four lanes in the vicinity These are sufficient changed circumstances to justify the rezone 3 The nronosed rezone bears a substantial relation and is not detrimental to the publlc health. safetv and aeneral welfare There was no opposition expressed toward the rezone of the site by adjacent owners, residents of the area or public agencies The proposal, as conditioned, is compatible with the surrounding area Adequate infrastructure exists to support the development County staff recommended approval of the rezone The proposal provides needed services to the commuruty, and is consistent with the Comprehensive Plan HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 5 . 4 The t)roposal comoltes with the orovisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance No significant, probable, adverse environmental impacts were identified dunng the environmental revlew process or at the heanng of the proposal The procedural requirements of Chapter 43 21 C RCW and Chapter 11 10 of the County Code have been met No basis exists to alter or modify the Determination of Nonsignificance issued by the Division of Building and Planning 5 The nroaosal. as conditioned, complies vAth the Urban Resldential-7 (UR-7) zone, the Sookane Countv Zonmp- Code and apqhcable land use reizulations The proposal, with the exception of the vanance requested from the fencing and landscaping/screen►ng requirements of the Zoning Code, is consistent with the permitted uses and development standards of the Urban Residential-7 ([JR-7) zone As conditioned, the proposal is in compliance with the Zoning Code and other applicable development regulations of Spokane County and other public agencies with jurisdiction over land development D. VARTANCE ANALYSIS To be approved, the variance application must comply with the condittons and requirements set forth in Spokane County Zoning Code Section 14 404 082 and the minimum requirements of RCW 36 70 810 The follo-vmng findings of fact and conclusions are made 1 Snecial circumstances are aanlicable to the nror)ertv, includiniz location and surroundinas, such that stnct anvlication of the fencinQ recluirements of Spokane Countv Zoninv Code Section 14 618 365 (2) creates practical dtfficulttes and dearives the Droqertv of np-hts and privileaes enioved bv other properties in the vicinitv and under identical zone classification A similar findin2 cannot be made in reiaard to application of the landscapinoscreeni nQ reauirements of Spokane Countv Zonina Code Section 14 806 040 (1)(e) to the propertv Spokane County Zoning Code Section 14 618 365 (2) requires that A six (6)-foot-high concrete, masonry or decorative block wall, solid landscaping, or site [sight] -obscuring fence shall be provided and maintained on the boundary of any Urban Residential-7 (UR-7) zone which abuts or ltes across a public alley from an RR-10, SRR-5, SRR-2, SR-1, SR-1/2, UR-3 5 or RS zone, except in the required front yard, where the fence shall comply with Section 14 810 020 This requirement (hereafter referred to as the "fencing requirement") is applicable to the south and west property lines of the site that border the high school, since the high school is zoned Urban Residential-3 5 (ZJR-3 5) Spokane County Zoning Code Section 14 806 040 (1)(e) requires the installation of ten (10) feet of Type I landscaping along the side and rear property lines, not abutting public streets, of " public or institutional uses (except parks or playgrounds) that lie adjacent to an Exclusive Agncultural (EA), General Agricultural (GA), Rural Restdenttal-10 (RR-10), Urban Residential-22 HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 6 . (UR-22) or Rural Settlement (RS) zone "Public or institutional uses" include schools, retirement homes, nursing homes, churches, recreation facilities, hospitals and similar uses Spokane County Zoning Code Section 14 806 040 (4) Type I landscaping generally consists of a mlx of predominantly evergreen plantings, and is intended to provide a visual screen from adjacent uses Spokane County Zoning Code Section 14 806 060 (1) Pursuant to Zoning Code Section 14 806 040 (1), ten (10) feet of Type I landscaping (hereafter referred to as the "landscaping/screeni ng requirement") are required along the south and west property lines of the site, which abut the high school and the Urban Residential-3 5 (UR-3 5) zone The applicant has requested elimination of both the fencing and landscaping/screening requirement, on the basis that it is therapeutic for the residents of the facility to watch children and teens at play on the playfields to the south The high school, through a letter from the director of the school distnct, has indicated that it does not object to elimination of such requirements as long as a six foot high chain link fence is installed along the proposal's south boundary, with a passage gate in the fence so that "errant baseballs" from the adjacent playfields can be retrieved from the site County Planning staff recommended denial of both vanance requests Spokane County Zoning Code Section 14 605 020 High schools are prohibited in the Urban Residential-3 5(UR-3 5) zone and Urban Residential-7 (LTR-7) zone, but are a permitted use in all other residential zones Spokane County Zoning Code Section 14 605 020 The adjacent high school is therefore a nonconforming use in the Urban Residential-3 5(UR-3 5) zone in which it is designated, and such use is not likely to change for some time If the adjacent high school were zoned Urban Residential-12 (tJR-12) or Urban Residential-22 (LTR-22), in which zones a high school is a permitted use, or existed as a nonconforming use in the Urban Residential-7 (tJR-7) zone, the fencing requirement of Spokane County Zoning Code Section 14 618 365 (2) would not apply to the site Nursing homes and convalescent homes are a perrrutted use only in the Urban Restdential-7 (UR-7), Urban Residential-12 (LTR-12) and Urban Residential-22 (UR-22) zones In other words, in the zones where a high school is most likely to be found adjacent to a nursing home or convalescent home as conforming uses, there is no fencing requirement under the Zoning Code On the other hand, in all zones in which a high schools site is a permitted use (i e all zones except Urban Residential-3 5(UR-3 5) and Urban Residential-7 (LJR-7), the Zoning Code does require the installation of ten (10) feet of Type I landscaping adjacent to the property line of a nursing home or convalescent home zoned Urban Residential-7 (UR-7) Spokane County Zorung Code Section 14 806 040 It can only be concluded that the Zoning Code intends that 10 feet of Type I landscaping be placed along the property line of a nursing home or convalescent home located adjacent to a high school whenever such uses are normally found adjacent to each other under the Zoning Code As pointed out in the staff report, the site is not physically restncted by size, shape, topography, location or surroundings in a manner that would make it difficult for the applicant to HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 7 comply with either the fencing or landscaping/screening requirement However, "practical difficulties", as used in Spokane County Zontng Code Sectton ] 4 404 082, are not necessanly limrted to physical limrtations but include " any one or more of any number of differences in pnvileges charactenstic of a property due to a combination of special circumstances and the standards of [the] Zoning Code " Spokane County Zoning Code Section 14 404 082 (4)(e) Based on the above analysis, it can be concluded that special circumstances applicable to the site do exist, such that strict application of the fencing requirement along the south boundary of the site depnves the property of rights and privileges enjoyed by other properties in the viciruty and zoned Urban Residnetial-7 (UR-7) Spokane County Zoning Code Section 14 404 082 (4)(c) indicates that the term "vicinity" may include areas at some distance from the subject site However, such special circumstances do not apply to the site with regard to application of the landscaping/screening requirement to the site 2 The erantine of the fencinp- reauirement variance will not be detnmental to the oublic welfare or iniunous to the nronertv or imnrovements in the vicinttv and zone in which the subiect t)rovertv is located. whtle erantine the landscam nOscreeninQ variance could be detnmental Elimination of the fencing requirement along the south boundary of the site will not be detrimental to the site, adjacent properties or the public The high school has no objection to such deletion, provided the fencing requirement remains applicable along the west boundary of the site and that a six (6) foot high chain link fence is installed along the south boundary Because the Heanng Examiner is denying the variance request from the landscaping/screening requirement, ten (10) feet of Type I landscaping will sttll be required along the south boundary of the site There is a need for the landscaping/screening requirement along the south boundary, notwithstanding the high school's willingness to have this requirement deleted The site plan for the proposal would place a new "transitional cottage", a two-story boarding home and additional parking lot adjacent (plus a ten foot setback) to the north property line and playfields of the high school The ten (10) feet of Type I landscaping is needed to provide a visual barner and physical buffer that interrupts the barren expanse of paved parking and intensively developed south portion of the slte from the high school playfields and residential properties to the south, consistent with the purpose and intent of the landscaping and screening standards of the Zoning Code See Spokane County Zoning Code Section 14 806 000 The purpose and intent of this chapter is somewhat broader than that suggested in the staff report, i e the need to " buffer single family residences from more intensive (multi-family uses) " See Division of Building and Planning Staff Report, page 8, response 1 b Perhaps the landscaping and screening requirements of the Zoning Code, in circumstances where public or institutional uses lie adjacent to each other, should be reevaluated for amendment by the Planning Commission or the Board of County Commissioners However, the Heanng Examiner has no power to amend the text of the Zoning Code, and a sufficient basis for a vanance from such requirements has not been found to exist in this case HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 8 3 Consideration has been eiven to the factors cited in Section 14 404 082 (2) of the Zoning Code rep-ardinQ both vanance reauests. but such factors have not been relied on as sole substantiation for arantine the fencinp- reQuirement variance Strict application of either the fencing or the landscaping/screening requirements to the site does not create an unreasonable burden in light of the purpose to be served by this Code, a finding shared by County Planning staff While the Heanng Examiner is sympathetic to the applicant's desire for its residents to view the adjacent playgrounds, the facility has no legai nght or expectancy to such a view under the Zoning Code Evidence of hardship or difficulty that wnll support a variance must relate to the land itself and not to the owner-applicant St Clair v Skaeit Countv, 43 Wn App 122 (1986) In the St Clair case, the court found that the applicant's desire to provide a home for an ailing relative was personal and could not provide the basis for granting a vanance to pernvt a second residence on land zoned for no more than one residence Further, there is a valid public purpose to be served by these development standards Application of the fencing requirement along the west boundary of the site adjacent to the high school and single family residence, as a buffer to the intensive development adjacent to the site, is highly desirable, as is the request of the lugh school for a chatn link fence along the south boundary of the site Landscaping/screening is also desirable along the south boundary of the slte, as discussed above Relaxation of these development standards will not allow a more environmentaliy sensitive, energy conserving deslgn or matenally result in the adaptive reuse of an historic property The proposal goes far beyond any adaptive reuse of an historic property, and completely eliminates the 1914 buildings Deletion of these requirements will not impact the environment or energy conservation, although visually the required landscaping/screening may provide a better blend with the adJacent playgrounds than the fencing required in the Urban Residential-7 (UR-7) zone Whether a broader public or community need or interest will be served by granting the requested vanance is honestly debatable It is very credible that being able to view the playfields will be therapeutic and beneficial to the residents of the facility However, it appears desirable to screen the buildings and parking lots proposed along the south boundary of the site from the view of users of the playground and those residents located immediately south of the playgrounds along 13 th Avenue 4 Grantinp- of the variance is not substantiallv based on precedent established bv illeeal or nonconforminp- circumstances This piece of variance cnteria from Spokane County Zoning Code Section 14 404 082 is addressed to the nonconformrty of the site or nonconforming sites that may be compared to the subject site While the variance granted herein to the fencing requirement is substantially based on the nonconforming nature of the adjacent high school, the stte will be a conforming site under the Urban Residential-7 (UR-7) zone and the nonconforming or illegal circumstances of sites that appear similar to the subject has not been taken into consideration in this decision 5 Grantinia of the fence vanance will not establish a vrecedent which will adverselv affect the zonina concevt of the area or the countv as a whole. while erantiniz the landscaqin0screening variance could estabiish such a vrecedent HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 9 Granting the fencing vanance will not have any material impact on the zoning concept of the area or county Instances will be rare where a nursing home/convalescent home and a nonconforming high school in the Urban Residential-3 5(UR-3 5) zone will be found together However, eliminatton of the landscaping/screening requirement for the reasons given by the applicant could justify similar requests by other developers of public or institutional facilities in the area or county 6 Grantinz the vanance is not substantially based upon a lack of reasonable return or a claim that the site is too small These issues were not presented in the record and do not relate to either vanance request 7 The fencinp- recluirement vanance is consistent with the P-eneral ourDose and intent of the Comprehenslve Plan The Urban category recommends screening or other performance standards to render adjacent land uses compatible with each other Application of the fencing and landscaping/screenung requirements of the Urban Residential-7 (UR-7) zone are needed to render the nursing home/convalescent home compatible wlth the high school next door However, the two sites wnll be sufficiently buffered along the south boundary of the site even if the fencing requirement is deleted, as long as the required landscaping/screening maintained along the south boundary line and the six foot high chain link fence requested by the school distnct along this boundary is installed 8 The vanance will not result in a de facto zone reclassification, or circumvent densitv reQulations desiened to Drotect P-roundwater Since the request is for a vanance from development standards and not a"use" vanance, there is no danger that approval of either variance would result in a de facto rezone Deletion of the subject requirements would have no impact on groundwater 9 The conditions soecified in the dectsion below are necessarv to (a) ensure that the vanance aranted from the fencine reauirement of the Urban Residential-7 (UR-7) zone will not constitute a izrant of st)ecial nnvileae inconsistent with the limitations upon other DroDemes in the vicinitv and Urban Residential-7 (UR-7) or similar zones. (b) ensure that the intent and puroose of the Zoniniz Code is maintained with reeard to location, site desip-n apnearance, landscamne and other feature of the proposal, and nrotect the environmental, public interest and eeneral welfare Granting the fence variance along the south boundary of the site will not constitute a grant of special pnvileges The fence requirement is still applicable to the west property line, and installation of the chain link fence along the south boundary provides needed separation of activities on the srte from student activities on the adjacent high school complex HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 10 . III. DECISION Based on the Findings and Conclusion above, the application for a vanance request from the landscaping/screening requirement of Spokane County Zoning Code Section 14 806 040 (1)(e) is denied The application for the zone reclassification of the site to the Urban Residential-7 (tJR-7) zone and the application for a variance from the fencing requirement of Spokane County Zorung Code Section 14 618 365 (2) is granted, subJect to the following condittons 1 A revYSed site plan shall be submitted by the applicant to the Division of Building and Planrung before issuance of a building permit for the proposal, showing the required ten feet of Type I landscaping along the west boundary of the site and showing the requlred fence along the northwest corner of the site adjacent to the single family residence, which were orrutted from the site plan The ten feet of Type I landscaping required along the south border shall continue to be shown on the revised plan, along with the six (6) foot high chain link fence with passage gate requested by the Central Valley School Distnct All other required landscaping/screening and fencing shall be shown on the revised site plan 2 Compliance with the condrtions of the vanous public agencies specified below 3 Fatlure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner 4 These approvals do not waive the applicant's obligatton to comply with all other requirements of other public agencies with jurisdiction over land development SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1 The proposal shall comply with the Urban Residential-7 (UR-7) zone, as amended 2 The applicant shall develop subject property generally in accordance within the concept presented to the Heanng Examiner Variattons, when approved by the Planning Director/designee, may be permitted, including, but not limited to building locatton, landscape plans and general allowable uses of the permttted zone, provided they are consistent with the above decision of the Hearing Examiner All vanations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be matntained 3 Approval is required by the Planning Director/destgnee of a specific lighting and signing plan for the described property prior to the release of any building permits 4 Direct light from any extenor area lighting fixtures shall not extend over the property boundary 5 The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special condrtions imposed as a result of approval of a land use actton This Title Notice shall serve as HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 11 public notice of the conditions of approval affecting the property in questton The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning 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 on [ imposing a variety of special development conditions File No [ ] is available for inspection and copying in the Spokane County Dlvision of Building and Planning 6 The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements administeredlenforced as authorized by the State Building Code Act Design/development concerns include Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, extenor wall protection, and energy code regulations (Note The Division of Buildtng and Planning reserves the nght to confirm the actual address at the tune of building permit) SPOKANE COUNTY DIVISION OF ENGINEERING 1 Access permits for approaches to the County Road System shall be obtained from the County Engineer 2 Applicant shall submit for acceptance by the Spokane County Engineer drainage and access plans 3 The applicant shall submit for acceptance by the Spokane County Engineer a detailed on-site surface water disposal plan for the entire project or portion thereof if the development is phased 4 A parlang plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices Paving or surfacing as approved by the County Engineer wll be required on any portion of the project which is to be occupied or traveled by vehicles 5 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 6 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners Resolution 95-0498 as amended and are applicable to this proposal 7 No construction work is to be performed wtthin the existing or proposed right of way until a permit has been issued by the County Engineer All work within the public road nght of way is subject to inspection and approval by the County Engineer HE Findings, Conclusions and Deciston ZE-8-96/VE-3-96 Page 12 SPOKANE COUNTY HEALTH DISTRICT 1 Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County 2 Water service shall be coordinated through 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 Department of Health 4 A public sewer system will be made available for the project and individual service will be provided to each building Use of individual on-site sewage disposal systems shall not be authorized 5 Use of private wells and water systems is prohibited The well located on the property must be abandoned in accordance with WAC 173-160 SPOKANE COUNTY DIVISION OF UTILITIES 1 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer connection permrt is required 2 Applicant shall submit expressly to Spokane County Utilities Department "under separate cover" only those plan sheets showing sewer plans and specifications for public sewer connections and facilities and pnvate sewer system design and connections pnor to finalization of the project and/or the issuance of permtt to connect 3 Secunty shall be deposited with the Utilities department for construction of public facilities (if any) pnor to the finalization of the project and/or the issuance of the permit to connect to the public sewer system 4 Arrangements for payments of applicable sewer charges must be made for pnor to issuance of sewer connection permit 5 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1 All air pollution regulations must be met 2 Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled Thts may require use of water sprays, tarps, spnnklers or suspension of activity during certain weather conditions Haul roads should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction related activities HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 13 3 SCAPCA strongly recommends that all traveled surfaces (i e,ingress, egress, parking areas, access roads) be paved and kept clean to rrunimize dust emissions 4 Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces 5 SCAPCA Regulation I, Article V, requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency pnor to the construction, installation or establishment of air pollution source This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc ) as well as other sources of air contaminants 6 SCAPCA Regulation I, Article IV requtres registration with this agency 7 SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards All emission standards must be met 8 Debns generated as a result of this project must be disposed of by means other than burning (i e , construction waste, etc ) 9 Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I, Article IX, both of whtch address asbestos concerns Intent to Demolish and Renovate forms are available at the SCAPCA office 10 Some obJectionable odors may result from this proJect (asphalt fumes) SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a minimum `VASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES 1 A Forest Practice Application will be needed for the harvesting of trees on this site This application will be a Class IV General under WAC 222-16-050(2), where land that is supporting merchantable timber will be converted to a use incompatible with timber production BONNEVIILLE POWER ADMINISTRATION 1 Wntten approval for any proposed use of the Bonneville Power Administration (BPA) nghts-of-way is required by BPA pnor to the commencement of any activities on the BPA easement areas HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 14 . ~ DATED this 13'' day of May, 1996 SPOKANE COUNTY HEARING EXAMINER la r i~ Michael C Dempsey v~ Chief Examiner NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanng Examiner on an application for a zone reclassification is final and conclustve unless within ten (10) calendar days from the issuance of the Examiner's decision, a person with standing files an appeal with the Board of County Commissioners The Board will hold a closed record hearing under procedures to be adopted by the Board Following the closed record heanng, the Board may affirm, reverse, modify, or remand the matter to the Hearing Examiner Pursuant to Resolution No 96-0171 and Chapter 36 70C RCW, the decision of the Heanng Examiner on an application for a vanance is final and conclusive unless wrthin twenty-one (21) calendar days, a person with standing appeals such decision by filing a land use petition with the superior court The appellant is responsible for preparation of the transcript of the public heanng conducted by the Hearing Examiner, whether the appeal is to the Board or to superior court The date of issuance of the wntten decision of the Hearing Examiner is three (3) days after it is mailed, as provided in Chapter 36 70C RCW (This Decision was mailed by Certified Mail to the Applicant on May 13, 1996) HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 15 SPOKANE COUNTY HEARING EXAMINER . RE: Zone Reclassification from the Urban ) FINDINGS, Residential-3.5 (UR-3.5) Zone to the ) CONCLUSIONS, Urban Residential-7 (CTR-7) Zone, and ) AND DECISION Variance Request from Fencing and ) t Landscaping/Screening Standards ) R 996 Applicant: Bruce Winer ) ~ ~•3 ~ File No. ZE-8-96/VE-3-96 ) MP ~ L SUMMARY OF PROPOSAL AND DECISION Proposal: Zone reclassification from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-7 (LJR-7) zone for expansion of an existing nursing home/convalescent home, and a variance reyuest from the fencing standards of Section 14.618.365 of the Spokane County Zoning Code and the landscaping/screening standards of Section 14.806.040(1)(e) of the Zoning Code. Decision: Approval of rezone, with conditions. Approval of variance from fencing requirement, with conditions. Denial of variance from landscaping/screening requirements. H. FINDINGS OF FACT AND CONCLUSIONS The Hearing Examiner has reviewed the zone reclassification and variance applications, and the evidence of record, and adopts the following findings of fact and conclusions: A. GENERAL INFORMATION Applicant: Bruce Winer Winer, Purnell and Company 2525 East 29`h Avenue, Suite 10-B Spokane, WA 99223 Owner: Sunshine Health Facility, Inc. 10412 East 9`h Avenue Spokane, WA 99206 Address: 10410 East 9`h Avenue Location: Generally located at the southwest corner of 9d' Avenue and Raymond Street in the SE of Section 20, Township 25 North, Range 44 EWM, Spokane County, Washington. Legal Description: A full legal description of the property is in the record referred to as document number 15. HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 1 . . Zoning: Urban Residential-3.5 (UR-3.5). In 1987, a conditional use permit was issued for an expansion of the nursing home then existing on the site (Building snd Planning File No. CLTE-18- 87), under the now expired Spokane County Zoning Ordinance. In 1991, the zoning of the site crossed over to Urban Residential-3.5 (UR-3.5), pursuant to the Program to Implement the Spokane County Zoning Code. The existing facility is a nonconforming use under the Urban Residential-3.5 (UR-3.5) zone. Pursuant to the Program to Implement, the conditions of approval in CLJE-18-87 remained applicable to the site after the 1991 cross-over. Comprehensive Plan Category: Ttle property is designated in the Urban category of the Spokane County Generalized Comprehensive Plan. Environmental Review: A Determination of Nonsignificance was issued by the Division of Building and Planning on March 29, 1996. Site Description: The site is approximately 6.9 acres in size, relatively flat and developed with an existing nursing homelconvalescent home, known as Sunshine Gardens or Sunshine Health Facility. Testimony at the public hearing indicated that there are currently 124 beds in the facility, 84 "skilled nursing care" beds and 40 "board and care" beds. The beds are divided between a three-story structure built in 1914 and a single-story structure with a maximum height of 19.5 feet built in 1990. The northern portion of the site is heavily landscaped. Several tall pine trees can be found on the north and east portions of the site. Surrounding Conditions: The site is bounded by 9th Avenue on the north and Raymond Street on the east, and extends to 11 th Avenue at the southeast corner. The neighborhood is dominated by the University High School campus, which adjoins the existing and proposed Sunshine Health Facility on the south and west sides. The buildings for the high school are located to the west, while playfields for the high school lie adjacent to the south. Single family residences are lined across 9`h Avenue to the north and Raymond Street to the east, and a single family home is located adjacent to the northwest corner of the site. A community residential faciIity can be found directly east of the site across Raymond Street. University Road, a four lane arterial, is found a few blocks to the east. The zoning in the immediate vicinity of the subject property is almost entirely Urban Residential-3.5 (LJR-3.5), with scattered Urban Residential-7 (UR-7) and Urban Residential-22 (ITR-22) zones within a few blocks of the site. Both the high I school and the nearby community residential facility (25 maximum residents) are nonconforming uses in the Urban Residential-3.5 (tJR-3.5) zone. Project Description: The applicant seeks a zone change from the Urban Residential-3.5 (LJR-3.5) zone to the Urban Residential-7 (LJR-7) zone, to expand the existing nursing home✓convalescent home from 124 beds to 199 beds and to make the facility a conforming use ~ under the Zoning Code. The proposal would replace four existing buildings in the central east portion of the site with a new "assisted living" facility. A new "boarding home" facility and parking lot would be developed at the southeast corner of the site, along with a new "transitional cottage" at the southwest corner. The variance application requests that fencing and land scapi ng/screeni ng required by the Zoning Code along the south boundary of the site be waived, so that residents of the facility may, for therapeutic reasons, view children at play on the HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 2 adjacent high school ballfields The new boarding home and assisted living facilities would be y two-story structures, approximately 25 feet and 33 feet in height, respecttvely The total building coverage of the site as fully developed would be about 30 % J B. PROCEDURAL INFORMATION Applicable Zoning Regulations: Spokane County Zontng Code Chapters 14 402, 14 404, 14 618, and 14 806 Hearing Date and Location: Apnl 18, 1996, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA Notices: Mailed March 28 and 29, 1996 by applicant Posted March 28, 1996 by applicant Published March 28, 1996 Compliance The legal requirements for notice of the public heanng have been met Site Visit: Apnl 16 and May 6, 1996 Hearing Procedure: Pursuant to Resolution Nos 96-0171 (Hearing Examiner Ordinance) and 96-0294 (Heanng Examiner Rules of Procedure) Chapter 1 44 of the Spokane County Code and Chapter 14 402 of the Zoning Code are applicable to the processing of the rezone application, except as inconsistent with such resolutions Testimony: Louis Webster, Planner II and John Pederson, Seruor Planner Spokane County Division of Building and Planning 1026 West Broadway Spokane, WA 99260-0240 Bruce Winer Calla Kirkwood, Kirkwood Architects East 2525 29`hAvenue North 221 Wall, Suite 210 Spokane, WA 99227 Spokane, WA 99201 Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, and Resolution Nos 96-0171 and 96-0294 C. ZONE RECLASSIFICATION ANALYSIS In considering a rezone application, Washington law provides that (1) there is no presumption in favor of the rezone, (2) the applicant must prove that conditions have substantially changed in the area since the property was last zoned, (3) the rezone must bear a substantial relation to the public health, safety and general welfare, and (4) the views of the community regarding the rezone may be given substantial weight by the decision maker, but are not controlling Parkndge v HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 3 Seattle, 89 Wn 2d 454, 462 (1978) Spokane County Zoning Code Section 14 402 020, paragraphs 1 and 2, indicate that the public welfare, changed conditions and consistency with the Comprehensive Plan are relevant critena in constdenng an amendment to the official County zoning map Applications for rezones must comply with the provisions of the Washington State Environmental Policy Act (Chapter 43 21 C RCW) and the County's Local Environmental Ordinance (Chapter 11 10 of the County Code) The rezone proposal must also satisfy the requirements of the proposed zone and other applicable land use regulations The following findings of fact and conclusions are made regarding the proposed rezone of the site 1 The nrovosed zone reclassification is consistent with the Comprehensive Plan, and implements the -poals, obiectives and decision izuidelines of the Urban cateaorv for the vrovertv and surroundinp- area The Urban category of the Comprehensive Plan is intended to provide the opportunity for a "citylike" environment, including a variety of land uses and urban public facilities and services The Urban category is pnman(y a residential category of single-family, two-family, multifamily and condominium housing, along with neighborhood commercial, light industnal and public and recreational facilities Residential net densities are suggested to range from 1 to 17 dwelling uruts per acre "Fill-in" development within established developed areas is encouraged where utilities, arterials, schools and community facilities have already been established Multifarruly structures will usually be a transitional use in the Urban category, located between single-family and more intensive development Higher-density development, such as multifamily, should be located with direct or near access to the major artenal systems rather than on neighborhood streets When multifamily dwellings are to be located adJacent to stngle-facruly areas, the Urban category indicates that careful consideration should be given to the density and designs of such development to ensure protection of the amenities of the single-family area The profile, especially structure height, of multifamily development should be compatible with adjacent single-family neighborhoods Where conflicts may occur between use types, screening and other performance standards may be required to make such uses compatible See Goals, Objectives and Decision Guidelines of the Urban category, Spokane County Comprehensive Plan The Urban Residential-7 (UR-7) zone is intended to add to the variety of housing types and densities in the Urban category, and is a medlum density area allowing up to seven units per acre Sites zoned Urban Resldential-7 (UR-7) are typified by paved roads, public sewer, accessibility to public schools and a full line of public services Spokane County Zoning Code Section 14 618 100 Nurstng homes and convalescent homes and multifamily development are pec-mitted uses in the Urban Residenttal-7 (UR-7) zone, with no apparent density restrictions as to number of beds or units Spokane County Zoning Code Section 14 605 020 The Urban category does not address itself specifically to nursing homes/convalescent homes While such facilities have aspects of multifamily development, they generally have less impact per HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 4 resident on such factors as traffic, schools and parks This is due to the age and ambulatory ^ nature of the residents of such facilities - While the proposal will increase traffic on the adjacent local access streets, no concerns were expressed by the high school, County Engineenng or area residents on traffic impacts Unaversity Road is only a few blocks to the east and along with 8th Avenue and 16th Avenue provide convenient access from the site to commercial areas and the major artenal systems The site is fully served with urban services, including public sewer The nearest public transit stops are within one to three blocks The proposal is an example of in-fill development recommended in the Urban category The proposal will double the number of parking spaces on site, to serve the increased number of residents, visitors and employees coming to the site The proposal will more than tnple the building coverage on the site, although half the site will be in open area and about 10% of the site would be landscaped While the proposed assisted living and boarding home buildings are somewhat taller than the skilled nursing facility constructed in 1990, their overall profile is similar to the 1990 facility, which visually blends in well with the surrounding single family area and high school complex Further, the taller three-story building constructed in 1914 will be removed, improving the overall appearance of the site The design of the proposal maintatns the heavy landscaping on the north portion of the site, and the Urban Residential-7 (UR-7) zone provides for adequate fencing and screening/landscaping in relation to the surrounding Urban Residential-3 5(CTR-3 5) zoned area On balance, the proposed rezone is consistent with the majonty of the Goals, Objectives and Decision Guidelines of the Urban category and the Comprehensive Plan 2 Conditions in the area in which the nrooertv ls located have chanized substantiallv since the prooertv was last zoned A number of changed conditions have occurred slnce the conditional use permit was issued for the site in 1987, and since the zoning of the site crossed over to the Urban Residential-3 5(UR-3 5) zone in 1991 The population of the Spokane Valley has grown rapidly, increasing the need for facilities such as the proposal Public sewer is now available to the site, and Urnversity Road has been improved to four lanes in the vicinity These are sufficient changed circumstances to Justify the rezone 3 The nrooosed rezone bears a substantial relation and is not detrimental to the oublic health. safetv and P-eneral welfare There was no opposition expressed toward the rezone of the site by adjacent owners, residents of the area or public agenctes The proposal, as conditioned, is compatible with the surrounding area Adequate infrastructure exists to support the development County staff recommended approval of the rezone The proposal provides needed services to the community, and is consistent wrth the Comprehensive Plan HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 5 4 The proposal complies with the provisions of the State Environmental Policv Act and the Countv's Local Environmental Ordinance No significant, probable, adverse environmental impacts were identified dunng the environmental review process or at the heanng of the proposal The procedural requirements of Chapter 43 21 C RCW and Chapter 11 10 of the County Code have been met No basis exists to alter or modify the Determination of Nonsignificance issued by the Division of Building and Planning 5 The proposal, as conditioned, comphes with the Urban Residential-7 (UR-7) zone, the Snokane Countv Zoniniz Code and appltcable land use reizulations The proposal, with the exception of the vanance requested from the fencing and landscaping/screening requirements of the Zoning Code, is consistent with the permitted uses and development standards of the Urban Residential-7 (UR-7) zone As conditioned, the proposal is in compliance with the Zoning Code and other applicable development regulations of Spokane County and other public agencies with junsdiction over land development D. VARIANCE ANALYSIS To be approved, the variance application must comply with the conditions and requirements set forth in Spokane County Zoning Code Section 14 404 082 and the minimum requirements of RCW 36 70 810 The following findings of fact and conclusions are made 1 Special circumstances are applicable to the propertv, includinQ location and surroundinias, such that stnct application of the fencinR rectuirements of Spokane Countv ZoninQ Code Section 14 618 365 (2) creates nractical difficulties and dearives the vronertv of riiahts and Drivileizes emoved bv other proaerties in the vicinitv and under identical zone classification A similar finding~ cannot be made in re.p-ard to application of the ]andscapin0screenine reciuirements of Saokane Countv Zonina Code Section 14 806 040 (1)(e) to the propertv Spokane County Zoning Code Section 14 618 365 (2) requires that A six (6)-foot-high concrete, masonry or decorative block wall, solid landscaping, or slte [sight]-obscunng fence shall be provided and maintained on the boundary of any Urban Residential-7 (UR-7) zone which abuts or lies across a public alley from an RR-10, SRR-5, SRR-2, SR-1, SR-1/2, UR-3 5 or RS zone, except in the required front yard, where the fence shall comply wlth Section 14 810 020 This requirement (hereafter referred to as the "fencing requirement") is applicable to the south and west property lines of the site that border the high school, since the high school is zoned Urban Residential-3 5 (UR-3 5) Spokane County Zoning Code Section 14 806 040 (1)(e) requires the installation of ten (10) feet of Type I landscaping along the side and rear property lines, not abutting public streets, of " public or institutional uses (except parks or playgrounds) that lie adjacent to an Exclusive Agncultural (EA), General Agncultural (GA), Rural Residential-10 (RR-10), Urban Residential-22 HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 6 . } (UR-22) or Rural Settlement (RS) zone "Publtc or instttutional uses" include schools, retirement _ homes, nursing homes, churches, recreation facilities, hospitals and similar uses Spokane County Zoning Code Section 14 806 040 (4) J Type I landscaping generally consists of a mix of predominantly evergreen plantings, and is intended to provide a visual screen from adjacent uses Spokane County Zoning Code Section 14 806 060 (1) Pursuant to Zoning Code Section 14 806 040 (1), ten (10) feet of Type I landscaping (hereafter referred to as the "landscaping/screening requirement") are required along the south and west property lines of the site, which abut the high school and the Urban Residential-3 5 (UR-3 5) zone The applicant has requested elimination of both the fencing and landscap1 ng/screening requirement, on the basis that it is therapeutic for the residents of the facility to watch children and teens at play on the playfields to the south The high school, through a letter from the director of the school distnct, has indicated that it does not object to elimination of such requirements as long as a six foot high chain link fence is installed along the proposal's south boundary, with a passage gate in the fence so that "errant baseballs" from the adjacent playfields can be retrieved from the site County Planning staff recommended denial of both vanance requests Spokane County Zorung Code Section 14 605 020 High schools are prohibited in the Urban Residential-3 5(UR-3 5) zone and Urban Residential-7 (UR-7) zone, but are a permitted use in all other residenttal zones Spokane County Zoning Code Section 14 605 020 The adjacent high school is therefore a nonconforming use in the Urban Residential-3 5(LTR-3 5) zone in which it is designated, and such use is not likely to change for some time If the adjacent high school were zoned Urban Residential-12 (UR-12) or Urban Residential-22 (UR-22), in which zones a high school is a permitted use, or existed as a nonconforming use in the Urban Residenttal-7 (iJR-7) zone, the fencing requirement of Spokane County Zoning Code Section 14 618 365 (2) would not apply to the site Nursing homes and convalescent homes are a permitted use only in the Urban Residential-7 (tTR-7), Urban Residential-12 (UR-12) and Urban Residential-22 (UR-22) zones In other words, in the zones where a high school is most likely to be found adjacent to a nursing home or convalescent home as conforming uses, there is no fencing requirement under the Zoning Code On the other hand, in all zones in which a high schools site is a permitted use (i e all zones except Urban Residential-3 5(UR-3 5) and Urban Residential-7 (LTR-7), the Zoning Code does require the installation of ten (10) feet of Type I landscaping adjacent to the property line of a nursing home or convalescent home zoned Urban Residential-7 (UR-7) Spokane County Zoning Code Section 14 806 040 It can only be concluded that the Zoning Code intends that 10 feet of Type I landscaping be placed along the property line of a nursing home or convalescent home located adjacent to a high school whenever such uses are normally found adjacent to each other under the Zoning Code As pointed out in the staff report, the site is not physically restncted by size, shape, topography, locatton or surroundings in a manner that would make it difficult for the applicant to HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 7 comply with either the fencing or landscaping/screeni ng requtrement However, "practical difficulties", as used in Spokane County Zoning Code Section 14 404 082, are not necessanly limited to physical limitations but include " any one or more of any number of differences in " privileges characterrstic of a property due to a combination of special circumstances and the standards of [the] Zoning Code " Spokane County Zoning Code Section 14 404 082 (4)(e) Based on the above analysis, it can be concluded that special circumstances applicable to the site do exist, such that strict application of the fencing requirement along the south boundary of the site depnves the property of rights and privileges enjoyed by other properties in the vicinity and zoned Urban Residnetial-7 (UR-7) Spokane County Zoning Code Section 14 404 082 (4)(c) indicates that the term "vicintty" may include areas at some distance from the subject site However, such special circumstances do not apply to the site with regard to application of the landscaping/screening requirement to the site 2 The PrantinR of the fencinp- reciuirement variance will not be detrimental to the nublic welfare or iniunous to the nronertv or imnrovements in the vicinrtv and zone in which the subiect orooertv is located. while erantine the landscaDi n0screeni ne variance could be detrimental Elimination of the fencing requirement along the south boundary of the site will not be detnmental to the site, adjacent properties or the public The high school has no objection to such deletion, provided the fencing requirement remains applicable along the west boundary of the site and that a six (6) foot high chain link fence is installed along the south boundary Because the Heanng Examiner is denying the vanance request from the landscaping/screening requirement, ten (10) feet of Type I landscaping will still be required along the south boundary of the site There is a need for the landscaping/screening requirement along the south boundary, notwithstanding the high school's willingness to have this requirement deleted The site plan for the proposal would place a new "transitional cottage", a two-story boarding home and additional parking lot adjacent (plus a ten foot setback) to the north property line and playfields of the high school The ten (10) feet of Type I landscaping is needed to provtde a visual barrier and physical buffer that interrupts the barren expanse of paved parking and intensively developed south portion of the site from the high school playfields and residential properties to the south, consistent with the purpose and intent of the landscaping and screening standards of the Zoning Code See Spokane County Zoning Code Section 14 806 000 The purpose and intent of this chapter is somewhat broader than that suggested in the staff report, i e the need to " buffer single fartuly residences from more intensive (multi-family uses) " See Division of Building and Planning Staff Report, page 8, response lb Perhaps the landscaping and screening requirements of the Zoning Code, in circumstances where public or instttutional uses lie adjacent to each other, should be reevaluated for amendment by the Planning Commission or the Board of County Commissioners However, the Heanng Examiner has no power to amend the text of the Zoning Code, and a sufficient basis for a vanance from such requirements has not been found to exist in this case HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 8 3 Consideration has been eiven to the factors cited in Section 14 404 082 (2) of the Zoning Code reizardiniz both vanance rectuests, but such factors have not been relied on as sole substantiation for arantinQ the fencinQ reouirement vanance . Stnct application of either the fencing or the landscaping/screerung requirements to the site does not create an unreasonable burden in light of the purpose to be served by this Code, a finding shared by County Planning staff While the Hearing Examiner is sympathetic to the applicant's desire for its residents to view the adjacent playgrounds, the facility has no legai nght or expectancy to such a view under the Zoning Code Evidence of hardship or difficulty that will support a vanance must relate to the land itself and not to the owner-applicant St Clair v Skaeit Countu, 43 Wn App 122 (1986) In the St Clair case, the court found that the applicant's desire to provide a home for an ailing relative was personal and could not provide the basis for granting a vanance to permit a second residence on land zoned for no more than one residence Further, there is a valid public purpose to be served by these development standards Application of the fencing requirement along the west boundary of the site adjacent to the high school and single family residence, as a buffer to the intensive development adjacent to the site, is highly desirable, as is the request of the high school for a chain link fence along the south boundary of the site Landscaping/screening is also desirable along the south boundary of the site, as discussed above Relaxation of these development standards will not allow a more environmentally sensitive, energy conserving design or matenally result in the adaptive reuse of an historic property The proposal goes far beyond any adaptive reuse of an historic property, and completely eliminates the 1914 buildings Deletion of these requirements will not impact the envtronment or energy conservation, although visually the required landscaping/screeni ng may provide a better blend with the adjacent playgrounds than the fencing required in the Urban Residenttal-7 (UR-7) zone Whether a broader public or community need or interest will be served by granting the requested vanance is honestly debatable It is very credible that being able to view the playfields will be therapeutic and benefictal to the residents of the facility However, it appears desirable to screen the buildings and parking lots proposed along the south boundary of the site from the view of users of the playground and those residents located immediately south of the playgrounds along 13 th Avenue 4 Grantine of the variance is not substantiallv based on precedent established bv llleQal or nonconforminiz circumstances This piece of vanance criteria from Spokane County Zoning Code Section 14 404 082 is addressed to the nonconformity of the site or nonconforming sltes that may be compared to the subject site While the variance granted herein to the fencing requirement is substantially based on the nonconforming nature of the adjacent high school, the site will be a conforming site under the Urban Residential-7 (UR-7) zone and the nonconforming or illegal circumstances of sites that appear similar to the subject has not been taken into consideration in this decision 5 Grantine of the fence vanance will not establish a nrecedent which will adverselv affect the zonina conceqt of the area or the countv as a whole, while Qrantinp- the landscaaine/screening vanance could establish such a nrecedent HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 9 Granting the fencing vanance will not have any material impact on the zoning concept of the area or county Instances wlll be rare where a nursing home/convalescent home and a nonconforming lugh school in the Urban Residential-3 5(UR-3 5) zone will be found together ~ However, elimination of the landscaping/screentng requirement for the reasons given by the applicant could justify similar requests by other developers of public or institutional facilities in the area or county 6 Grantinia the vanance is not substantiallv based unon a lack of reasonable return or a claim that the site is too small These issues were not presented in the record and do not relate to either vanance request 7 The fencinp- renuirement variance is consistent with the Peneral t)uroose and intent of the Comprehensive Plan The Urban category recommends screening or other performance standards to render adjacent land uses compatible with each other Application of the fencing and landscaping/screening requirements of the Urban Residential-7 (UR-7) zone are needed to render the nursing home/convalescent home compatible with the high school next door However, the two sites will be sufficiently buffered along the south boundary of the site even if the fencing requirement is deleted, as long as the requtred landscaping/screening maintained along the south boundary line and the six foot high chain link fence requested by the school dtstnct along this boundary is installed 8 The variance will not result in a de facto zone reclassification, or circumvent densitv regulations designed to orotect eroundwater Since the request is for a vanance from development standards and not a"use" vanance, there is no danger that approval of either variance would result in a de facto rezone Deletion of the subject requtrements would have no impact on groundwater 9 The conditions soecified in the decision below are necessarv to (a) ensure that the vanance eranted from the fencine reauirement of the Urban Residential-7 (UR-7) zone will not constitute a erant of sDecial Dnvileee inconsistent with the limitations uoon other nroDerties in the vicinitv and Urban Residential-7 (UR-7) or slmilar zones, fbl ensure that the intent and ournose of the Zoning Code is maintained with rep-ard to location, stte desiian apnearance, landscaning and other feature of the oronosal, and nrotect the environmental. Dublic interest and eeneral welfare Granting the fence variance along the south boundary of the site will not constitute a grant of special privileges The fence requirement is still applicable to the west property line, and installation of the chain link fence along the south boundary provides needed separation of activities on the site from student activittes on the adjacent high school complex HE Findings, Conclusions and Dectsion ZE-8-96/VE-3-96 Page 10 M. DECISION ^ Based on the Findings and Conclusion above, the application for a variance request from the . landscaping/screening requirement of Spokane County Zoning Code Section 14 806 040 (1)(e) is denied The application for the zone reclassification of the site to the Urban Residential-7 (LTR-7) zone and the application for a variance from the fencing requirement of Spokane County Zoning Code Section 14 618 365 (2) is granted, subject to the following conditions 1 A revised site plan shall be submitted by the applicant to the Division of Building and Planning before issuance of a building pernut for the proposal, showrng the required ten feet of Type I landscaping along the west boundary of the site and showing the required fence along the northwest corner of the site adjacent to the single family residence, which were ocnitted from the site plan The ten feet of Type I landscaping required along the south border shall continue to be shown on the revised plan, along with the six (6) foot high chain link fence with passage gate requested by the Central Valley School Distnct All other required landscaping/screening and fencing shall be shown on the revised site plan 2 Compliance with the conditions of the various public agencies spectfied below 3 Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner 4 These approvals do not waive the applicant's obligation to comply with all other requirements of other public agencies with jurisdiction over land development SPOKANE COUNTY DIVISION OF BUILDING AND PLANNTNG 1 The proposal shall comply with the Urban Residential-7 (UR-7) zone, as amended 2 The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Variations, when approved by the Planning Director/designee, may be permrtted, including, but not limrted to building location, landscape plans and general allowable uses of the permitted zone, provided they are consistent with the above decision of the Heanng Examiner All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained 3 Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits 4 Direct light from any exterior area lighting fixtures shall not extend over the property boundary 5 The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a vanety of special conditions imposed as a result of approval of a land use action This Title Notice shall serve as HE Findings, Conclustons and Decision ZE-8-96/VE-3-96 Page 11 I public notice of the condttions of approval affecting the property in questton The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning The Title Notice shall generally provide as follows The parcel of property legally described as [ ] is the subject of a land use aetion by a Spokane County Hearing Body on [ imposing a variety of special development conditions File No [ ] is available for inspection and copying in the Spokane County Division of Building and Planning 6 The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements admtnistered/enforced as authonzed by the State Building Code Act Design/development concerns include Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, buildtng accessibility, construction type, occupancy classification, exiting, exterior wall protection, and energy code regulations (Note The Division of Building and Planning reserves the nght to confirm the actual address at the time of building permit) SPOKANE COUNTY DIVISION OF ENGINEERING 1 Access permits for approaches to the County Road System shall be obtained from the County Engineer 2 Applicant shall submit for acceptance by the Spokane County Engtneer drainage and access plans 3 The applicant shall submit for acceptance by the Spokane County Engineer a detailed on-site surface water disposal plan for the entire project or portion thereof if the development is phased 4 A parlung 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 on any portion of the project which is to be occupied or traveled by vehicles 5 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of constructton, unless otherwise approved by the County Engineer 6 Roadway standards, typical roadway sections and dratnage plan requirements are found in Spokane Board of County Commissioners Resolution 95-0498 as amended and are applicable to this proposal 7 No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer All work within the public road nght of way is subject to inspection and approval by the County Engineer HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 12 Y 4 SPOKANE COUNTY HEALTR DISTRICT 1 1 Sewage disposal method shall be as authonzed by the Director of Utilities, Spokane County 2 Water service shall be coordinated through 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 Department of Health 4 A public sewer system will be made available for the project and individual service will be provided to each building Use of indivldual on-site sewage disposal systems shall not be authorized 5 Use of pnvate wells and water systems is prohibited The well located on the property must be abandoned in accordance wrth WAC 173-160 SPOKANE COUNTY DIVISION OF UTILITIES 1 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer connection permit is required 2 Applicant shall submit expressly to Spokane County Utilities Department "under separate cover" only those plan sheets showing sewer plans and specifications for public sewer connections and facilities and pnvate sewer system design and connections pnor to finalization of the project and/or the issuance of permit to connect 3 Secunty shall be deposlted with the Utilities department for construction of public facilities (if any) prior to the finalization of the project and/or the issuance of the permit to connect to the public sewer system 4 Arrangements for payments of applicable sewer charges must be made for prior to issuance of sewer connection permrt 5 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1 All asr pollution regulations must be met 2 Air pollutton regulations require that dust emissions dunng demolition, construction and excavation projects be controlled This may require use of water sprays, tarps, spnnklers or suspension of activity dunng certain weather conditions Haul roads should be treated, and emissions from the transfer of earthen matenal must be controlled, as well as emissions from all other construction related activities HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 13 3 SCAPCA strongly recommends that all traveled surfaces (i e, ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions ~ 4 Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces 5 SCAPCA Regulation I, Article V, requtres that a Notice of Construction and Application for Approval be submitted to and approved by our Agency pnor to the construction, installation or establishment of air pollution source This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc ) as well as other sources of air contaminants 6 SCAPCA Regulation I, Article IV requires registration with this agency 7 SCAPCA Regulation I, A.rticle IV, and SCAPCA Regulation II, Article IV, address emission standards All emisslon standards must be met S Debris generated as a result of this project must be disposed of by means other than burrung (i e , construction waste, etc ) 9 Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I, Article IX, both of which address asbestos concerns Intent to Demolish and Renovate forms are available at the SCAPCA office 10 Some obJectionable odors may result from this proJect (asphalt fumes) SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a minimum WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES 1 A Forest Practice Application wlll be needed for the harvesting of trees on this site This application will be a Class IV General under WAC 222-16-050(2), where land that is supporting merchantable timber will be converted to a use incompatible with timber production BONNEVILLE POWER ADMINISTRATION 1 Wntten approval for any proposed use of the Bonneville Power Administration (BPA) nghts-of-way is required by BPA pnor to the commencement of any activities on the BPA easement areas HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 14 ~ DATED this 130' day of May, 1996 SPOKANE COUNTY HEARING EXAMINER r 0,, Michael C Dempsey U61 Chief Examiner NOTICE OF RIGAT TO APPEAL Pursuant to Spokane County Resolution No 96-0171, the decision of the Heanng Exarruner on an appllcation for a zone reclassification is final and conclusive unless within ten (10) calendar days from the issuance of the Examiner's decision, a person with standing files an appeal with the Board of County Commissioners The Board will hold a closed record hearing under procedures to be adopted by the Board Following the closed record hearing, the Board may affirm, reverse, modify, or remand the matter to the Hearing Examiner Pursuant to Resolution No 96-0171 and Chapter 36 70C RCW, the decision of the Heanng Examiner on an application for a variance is final and conclusive unless within twenty-one (21) calendar days, a person with standing appeals such decision by filing a land use petition with the superior court The appellant is responsible for preparation of the transcnpt of the public hearing conducted by the Hearing Examiner, whether the appeal is to the Board or to supenor court The date of issuance of the written decision of the Heanng Examiner is three (3) days after it is mailed, as provided in Chapter 36 70C RCW (This Decision was mailed by Certified Mail to the Applicant on May 13, 1996) HE Findings, Conclusions and Decision ZE-8-96/VE-3-96 Page 15 ~ f ~ ENGINEER' S REVIEW SHEET AS BUII.T PLANS RECEIVED REZONE FILE #ZE-OOS-96 _96 Related File # ( CUE-18-87/VE3-9~ AARD # ( DRZE-169-9b ~ Date ta Review 04/1811996 # 3 Date to AA & DR 02/07/1996 Time 3:00 Date Receiveci 01/25/1996 u Project Name UR-3.5 TO UR-7 SUNSHINE HEALTH FAC- No. I_ots o No. Acres 6.9 ~ Range - Township - Section 45204.1002 ~ SITE ADDRESS 9TH E 10410 S 9TH/W RAYMD;YD P.ARC EL ~ Applicant's Name BRUCE WINER Pho€ie # 44,8-3806 Addtess WINER, PURNELL & CO Photie 2# 2525 E 29TH AVE STE 10B I SPOKANE WA 99223 FLOOD ZONE No W S School 356 Date Conditions Mailed Billing Name Owner SUNSHINE HEALTH FAC Engineer DANIEL B CLARK _ Address Address 10412 E 9TH AVE Company ADAMS & CLARK SPOKANE WA 99206 Address 1720 W 4TH Si ned City SPOKANE,WA 99204 g Phone 916-3547 Phone!FAX r5091747-4600 [-;'1X (509)747-89 Phonc: DatL Building, Contact Persvn: LOUIS WEBSTER E'hone # 45-3475 Date Submitted Description Initials j DATE FEES RECEIVED ~ DATE PR10R1TY FEES RECEIVED COPY TO ACCOUNTING ~ ! I FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN ~ / i NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED/DATE COMPLETED - MAILED ALTERATION TO PLAT - BLOCKS & LOTS M BOND QUANTITlES FOR DRAINAGE lTEM CALCULATEQ I I DATE BOND RECEIVED - BOND AMOUNT RECEIVED ~ DATE BOND RELEASED - DATE AS BUILT RD PLANS 04/18/1996 HEARING EXAM ~ APPROVED )ENIEll 'PEALEll BCC APPFALED PRa)ECT qPPROVED EN1ED STAMPED MYLARS TO PERMIT TECHNICIAN (SYL/SUZANNE) 1 / STAMPED 208 LOT PLANS TO ADM[NISTRATTVE ASSISTANT (SANDY) ~ - i ~ ~ r- * . I ENGINEER' S REVIEW SHEET AS BIIIL"I' PLANS RECEtVED DR REZONE FILE # ZE _ ~ Related File # ( CUE-18-87 ) AARD f# ( DRZ E-1 69-96 ) Date to Review # Date to AA & DR 02!07/1996 Time 3:00 Date Received 01/25/ 1996 Project Name UR-3.5 TO UR-7 SUNSHINE HEALTH FAC- No. Lots 0 No. Acres 6.9 Range - Township - Sec:tion 45204.1002 SITE ADDRESS 9TH E 10410 S 9TH/W RAYMOND PARCEL i~~ ~ Applicant's Name BRUCE WINER Phone # 448-3806 Address WINER, PURNELL & CO Phone 2# 2525 E 29TH AVE STE lOB SPOKANE WA 99223 FLOOD ZONE No W S School 356 Date Conditians Mailed Billing Name Owner SUNSH[NE HEALTH FAC Engineer DANIEL B CLARK Address Address 10412 E 9TH AVE Company ADAMS & CLARK SPOKANE WA 99206 Address 1720 W 4TH Sigr►ed Phone 926-3547 SPOKANE WA 99204 Phone Phone/FAX 747-4600 FAX 747-8913 Date Building Coniact Person: LOUIS WEBSTER Phone # 456-3675 Date Submitted Description Initials I I DATE FEES RECEIVED I/ DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING / I FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN i I NOTICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED I l DESTGN DEVIATIOH SUBMITTED/DATE COMPLETED - MAILED I l ALTERATION TO PLAT - BLOCKS & LOTS BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED DATE BOND RECEIVED - BOND AMOUNT RECEIVED DATE BOND RELEASED - DATE AS BUILT RD PLANS HEARING FXAM APPROVED )EN1Ei) 'PEALED R('t' APPEALED PROJECT 4PPROVED ENiED I / STAMPED MYLARS TO PERMIT TECHNICIAN (SN'Ll'SUZANNE) / ! 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DIVISION OF BUILDING AND PLANNING STAFF REPORT TO: SPOKANE COUNTY HEARING Ex;AMINER FROM: CURRENT PLANNING SECTION DATE: APRIL 18; 1996 SUBJECT: ZE-8-96 ZONE RECLASSIFICATION FROM URBAN RESIDENTIAL-3.5 (UR-3.5) TO URBAN RESIDENTIAL-7 (UR-7) ZONE, AND A VARIANCE FROM LANDSCAPING REQUIREMENTS VE-3-96 1. GENERAL INFORMATION Applicant: Bruce Winer Winer, Purnell and Company 2525 East 29th Avenue, Suite 10-B Spokane, WA 99223 509-448-3806 Owner: Sunshine Health Facility, Inc. 10412 E. 9th Avenue Spokane, WA 99206 509-926-3547 Contact Planner: Louis Webster Location: Generally located at the southwest comer of 9th Avenue and Raymond Street in the SE 1/4 of Section 20, Township 25 North, Range 44 EWM, Spokane County, Washington. Proposal: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (LJR-7) for expansion of an existing assisted living/convalescent facility and a variance request for deletion of fencing/screening required by Sections 14.806.040 (e) and 14.618.365 of the Spokane County Zoning Code. U. SITE INFORMATION A. Site Size: Approximately 6.9 acres B. Comprehensive Plan 1. The Comprehensive Plan category of the subject property is Urban. The Urban (LT) category is intended to provide the opportunity for development of a"city- like" environment which includes various land uses, intensive residential development and public facilities and services (water, sanitary and storm sewer lines, police and fire protection and other features). Residential net densities are suggested to range from 1 to 17 dwelling units per acre in the Urban category. Since Urban areas will be the most intensely developed of all the categories, it is primarily a residential category of single-family, two-family, multifamily, and condominium buildings along with neighborhood commercial, light industrial and public and recreational facilities. Multifamily structures will usually be a transitional use located between single-family residential and the more intensive areas. The proposal is an expansion of an existing nursing home facility that was 4/18/96 HE Staff Report for ZE-8-96 Page 6 41 r previously expanded per Conditional Use Permit (CUE-18-87) in the now expired Agricultural Suburban (AS) zone. If approved, the proposal will change a legal, non-conforming use to a conforming use in the proposed UR.-7 zone. The proposed zone reclassification is an example of "in-fill" development where services exist and implements the majority of the Goals, Objectives and Decision Guidelines of the Urban Category. 2. Arterial Road Plan: The subject property is located at the intersection of 9th Avenue and Raymond Street. Both 9th Avenue and Raymond Street are local access streets according to the Spokane County Arterial Road Plan. The County Engineer is not requesting dedication of Right of Way or a reservation of Future Acquisition Area. 3. County Parks Plan: Balfour Pazk is located less than a mile north of the subject property and the Dishman Hills Natural Area is located less than a mile west of the subj ect property. C. Site Characteristics: The site is fully developed as an existing assisted living/convalescent facility. D. Neighborhood Characteristics: The neighborhood is dominated by University High School campus which adjoins the existing and proposed Sunshine Health Facility on two sides. Across Ninth Avenue and Raymond Street are single family residences. East of Raymond Street is another existing community residential facility. E. Zoning Analysis: The existing assisted living/convalescent facility is a permitted use in the proposed Urban Residential-7 (LJR-7) zone. The zoning in the immediate vicinity of the subject property is almost entirely Urban Residential-3.5 (UR-3.5) but there are previously established zones of Urban Residential-7 (UR-7) and Urban Residential-22 (LTR-22). The nearest Urban Residential-7 (LJR-7) zone is located northeast of the subj ect property near University Road and 8th Avenue. Proposal: Urban Residential-3.5 (LTR-3.5) established in 1991, previously established as Agricultural Suburban (AS) in 1965 (17-65). North: Urban Residential-3.5 (LTR-3.5) established in 1991, previously established as Agricultural Suburban (AS) in 1965 (17-65). South: Urban Residential-3.5 (UR-3.5) established in 1991, previously established as Agricultural Suburban (AS) in 1965 (17-65). East: Urban Residential-3.5 (UR-3.5) established in 1991, previously established as Agricultural Suburban (AS) in 1965 (17-65). West: Urban Residential-3.5 (UR-3.5) established in 1991, previously established as Agricultural Suburban (AS) in 1965 (17-65). Varianee Analysis: The applicant has requested a Variance from Section 14.806.040 (e) and Section 14.618.365 of the Spokane County Zoning Code. Section 14.806.040 (e) of the Zoning Code requires a minimum ten foot wide strip of Type I Landscaping along property lines which are adjacent to Urban Residential-3.5 (UR-3.5) zones. Section 14.618.365 of the Zoning Code requires the construction of a six (6)-foot-high concrete, masonry, or decorative block wall, solid landscaping, or 4/18/96 HE Staff Report for ZE-8-96 Page 7 sight-obscuring fence along property lines which are adjacent to Urban Residential-3.5 (UR-3.5) zones. The applicant has requested a Variance from both landscaping/screening requirements along the south property line only. The applicant agrees to provide required landscaping along all other property lines. Variance Criteria (Chapter 14.404.080) 1. Any variance from the terms of the Zoning Code shall be subject to such conditions as will (a) ensure that the adjustment shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and similar zone reclassifications in which the property is situated, (b) ensure that the intent and purpose of the Zoning Code is maintained with regard to location, site design, appearance, landscaping and other features of the proposal, and (c) protect the environment, public interest and general welfare, and that the following circumstances are found to apply: a. Because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of the Zoning Code creates practical difficulties and is found to deprive the property of rights and privileges enjoyed by other properties in the vicinity and similar zone classifications: and b . That granting of the variance will neither be materially detrimental to the public welfare nor injurious to the property of improvements in the vicinity and zone in which the property is located. Response: 1 a. The site is not restricted in its size, location or shape which would make it difficult for the applicant to comply with the landscaping/screening required by the Zoning Code. 1 b. The adj acent property to the south is a publicly owned school, that has residential zoning. The granting of the variance will not be materially detrimental to the public welfare since the purpose of the landscaping/screening requirement is to buffer single family residences from more intensive (multi-family) uses. 2. The following, while not to be considered as sole substantiation, shall be considered in the granting of a variance • a. Strict application of the Zoning Code standards creates an unreasonable burden in light of the purpose to be served by this Code: b. Relaxation of the Zoning Code standard will allow a more environmentally sensitive, energy conserving design or result in the adaptive reuse of an historic property; or c. A broader public or community need or interest will be served by granting the variance as opposed to denying the application. Response: 2a. Strict application of the Zoning Code does not create an unreasonable burden on the applicant. 2b. Does not apply to this proposal. 4/18/96 HE Staff Report for ZE-8-96 page 8 r ~ 1 2c. The broader public interest may be served by granting the variance. The applicant claiins that the ability to watch children and teens play is very therapeutic for the residents of the facility. Improved senior health care is a broad public interest. 3. The granting of a variance generally should not: a. Be substantially based upon precedent established by illegal or nonconforming circumstance's. b. Establish a precedent which will adversely affect the zoning concept for an area or the County as a whole: c. Be substantially based upon a lack of reasonable economic return or a claim that the existing structure is too small: d. Be inconsistent with the general purpose and intent of Spokane County's Comprehensive Plan: e. Be denied because the property, at the time of acquisition, was characterized by the practical diculties giving rise to the request for a variance; f. Result in a defacto zone reclassification; g. Be substantially for the purpose of circumventing density regulations designed to protect groundwater. Response: 3a. The granting of the requested variance is not based upon any precedent. 3b. The granting of the requested variance may establish a precedent but will not adversely affect the zoning concept for any area of the County. 3c. The variance requested has no economic basis to it. 3d-g. Do not apply to this proposal Variance Summary: The requested variance is not supported by the criteria for approval as provided by Section 14.404.880. The Division of Building and Planning recommends denial of the requested variance from landscaping / screening requirements. F. Land Use Analysis: Land uses in the vicinity include the existing Sunshine Health Facility, University High School, single family residences and a community residential facility. Site: Existing assisted living/convalescent care facility. North: Single family residences. South: University High School. East: Single family residences and community residential facility. West: University High School and a single family residence. 4/18/96 HE Staff Report for ZE-8-96 Page 9 1 V . 1 ' G. Site Plan: The site plan shows the entire existing facility at the southwest corner of the site. Three new buildings are proposed to be constructed following the demolition of four existing smaller buildings. Parking spaces for the increase in the number of beds are shown per Section 14.802 of the Spokane County Zoning Code. Landscaping along the north and east borders of the property is provided consistent with Section 14.806 of the Spokane County Zoning Code. Ten feet of Type I Landscaping is required along the west boundary but is not shown. The required fence is shown along a portion of the west boundary but not along the northwest corner of the property adjacent to the single family residence. The applicant has requested a Variance from zoning code standards for landscaping/screening along the south portion of the subject property although the site plan shows 10 feet of Type I Landscaping along the south border. The site plan submitted for review by the Hearing Examiner is general in nature. Detailed review to determine compliance with all Zoning Code regulations and conditions of approval is recommended to be administrative and to occur prior to issuance of a Building or Change of Use Permit. Use: Expansion of existing assisted living/convalescent facility. Proposed buildings: Three Site Coverage: Less than 30% BuildinQ Setbacks Pronosed ReQuired Front yard (9th Avenue) 5 5 feet 5 5 feet Flanking yard (Raymond Rd.) 55 feet 55 feet Side Yard (west) 10 feet 5 feet per story Rear yard (south) 15 feet 15 feet Parking 47 existing spaces 1 space per 4 beds +46 new spaces per Section 93 spaces total 14.802.040.11 Maximum Structure Height: 33 feet 3 in. 35 feet H. Circulation: The property is currently accessed from 9th Avenue and Raymond Road. A fire road exists west of the existing buildings and new drives are proposed to connect existing and proposed buildings and parking areas. Fire District #4 will need to approve the proposed accesses and circulation prior to the issuance of building permits. 1. Drainage: A drainage plan will be required prior to the issuance of any building permits. This plan must be reviewed and approved by the Spokane County Division of Engineering prior to issuance of building permits. J. Power Transmission Lines/Other Known Easements: None known. See letter from BPA dated 4-2-96 K. Water Supply: The proposal is served by Spokane County Water District #3. Provisions for water service are required prior to the issuance of a building permit. 4/18/96 HE Sta.ff Report for ZE-8-96 Page 10 n~ I ' l L. Sewage Disposal: Public sewer system will be the method of sewage disposal. Plans and specifications will be reviewed and approved by the Spokane County Division of Utilities prior to the issuance of any building permits. M. School: The proposal is in the Central Valley School District. No comment has been received from the School District. N. Fire Protection: The proposal is within Fire District No. l. No comment has been received from the District. 0. Cultural Resources: None have been identified. P. Parks and Recreation: No comments have been received. Q. Wetlands: No wetlands are shown on the Spokane County Wetlands Inventory Maps. III. ENVIRONMENTAL REVIEW: An Environmental Checklist was submitted by the sponsor and was reviewed by the Division of Building and Planning. The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generalized Comprehensive Plan, and other County policies and guidelines. The Division of Building and Planning has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Nonsignificance ("DNS"). The "DNS" was circulated to 14 other agencies of jurisdiction and other agencies/departments affected by the future development for review and comment. The "DNS" comment period ends April 16, 1996 and was advertised 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing Examiner may consider additional environ,mental related testimony at the public hearing. IV. DIVISION OF BUILDING AND PLAN1vING SUMMARY AND RECOMMENDATION The proposed zone reclassification will make an existing legal, non-conforming use a conforming use and will permit the existing facility to modernize and expand. The proposed Urban Residential-7 (UR-7) zone implements the Goals, Objectives and Decision Guidelines of the Urban Category of the Spokane County Comprehensive Plan.. The Division of Building and Planning recommends approval of the zone reclassification and denial of the variance. V. CONDITIONS OF APPROVAL i. All conditions imposed by the Hearing Examiner Committee shall be binding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. ii. The zone reclassification applies to the following real property: Parcel I 4/18/96 HE Staff Report for ZE-8-96 Page 11 1 ~ The east 460 feet of the north 660 feet of University Gardens as shown on the p]at of University Place, as per plat thereof recorded in Volume Q of Plats, Page 19, EXCEPT the west 100 feet of the north 140 feet thereof, and EXCEPT that portion described as follows: Be~inning at the intersection of the west line of Raymond Road with the centerline of 10` Avenue extended west, thence south along said west line of Raymond Road 23 feet to the true point of beginning, thence continuing south along said west line a distance of 307 feet, thence west at right angles a distance of 141.9 feet, thence north at right angles a distance of 307 feet, thence east a distance of 141.9 feet, more or less, to the true point of beginning. Togetller with the south 60 feet of the north 720 feet of the east 201.9 feet of University Campus as shown on the plat of University Place, as per plat thereof recorded in Volume Q of Plats, Page 19, EXCEPT that portion conveyed to Spokane County by Auditor's File No. 8909120202 for Raymond Road, Situate in Spokane County, Washington. Parcel II That portion of University Campus, University Place, as per plat thereof recorded in Volume Q of Plats, Pages 19 and 20, more particularlg described as follows: Beginning at the intersection of the center lines of 10 Avenue (Drake Street) and Raymond Road (Oberlin Street), thence westerly along the center line of 10t' Avenue projected westerly, a distance of 30.0 feet to the west line of Raymond Road, thence southerly along said west line a distance of 23.0 feet to the true point of begirning, thence southerly along the west line of Raymond Road a distance of 307.0 feet, thence westerly at right angles a distance of 141.9 feet, thence northerly at right angles a distance of 307.0 feet, thence easterly a distance of 141.9 feet to the true point of beginning, Situate in Spokane County, Washington. SPOKANE DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-7 (LJR-7) zone, as amended. 2. The applicant shall develop the subj ect property generally in accord with the concept presented to the Hearing Body. Variations when approved by the Planning Director/designee, may be permitted, including, but not limited to building location landscape plans and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained. 3. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Tit1e Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Spokane County Division of Building Planning. The Title Notice sha11 generally provide as follows: The parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body or Administrative Official on [ imposing a variety of special development conditions. File No. [ ] is available for inspection and copying in the Spokane County Division of Building and Planning. 4. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 4/18/96 HE Staff Report for ZE-8-96 Page 12 ~ . 5. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning Director/designee shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 6. Direct light from any exterior area lighting fixture shall not extend over the property boundary. 7. The Planning Department shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Planning Department. 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 imposing a variety of special development conditions. File No. is available for inspection and copying in the Spokane County Planning Department. 8. The applicant shall contact the Division of Building and Planning at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Designldevelopment concerns include: Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibility, construction type, occupancy classification, exiting, exterior wall protection, and energy code regulations. (Note: The Division of Building and Planning reserves the right to confixm the actual address at the time of building permit.) SPOKANE COUNTY DIVISION OF ENGINEERING 1. Access permits for approaches to the County Road System shall be obtained from the County Engineer. 2. Applicant shall submit for acceptance by the Spokane County Engineer drainage and access plans. 3. The applicant shall submit for acceptance by the Spokane County Engineer a detailed on- site surface water disposal plan for the entire project or portion thereof if tke development is phased. 4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required or any portion of the project which is to be occupied or traveled by vehicles. 5. All required improvement shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 4/18/96 HE Staff Report for ZE-8-96 Page 13 . 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Comxnissioners Resolution 95-0498 as amended and are applicable to this proposal. 7. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subject to inspection and approval by the County Engineer. SPOKANE COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through 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 Department of Health. 4. A public sewer system will be made available for the project and individual service will be provided to each building. Use of individual on-site sewage disposal systems shall not be authorized. 5. Use of private wells and water systems is prohibited. The well located on the property must be abandoned in accordance with WAC 173-160. SPOKANE COUNTY DIVISION OF UTILITIES Not available at time of printing. SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met. 2. Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads should be treated, and emissions from the transfer of earthen material must be controlled, as well as emissions from all other construction-related activities. 3. SCAPCA strongly recommends that all traveled surfaces (i.e., ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions. 4. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 5. SCAPCA Regulation I, Article, V requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc. as well as other sources of air contaminants. 4/18/96 HE Staff Report for ZE-8-96 Page 14 ~ . . 6. SCAPCA Regulation I, Article IV requires registration with this agency. 7. SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards. All emission standards must be met. 8. Debris generated as a result of this project must be disposed of by means other than burning (i.e., construction waste, etc.). 9. Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I Article IX, both of which address asbestos concerns. Intent to Demolish and Renovate forms are available at the SCAPCA office. 10. Some objectionable odors may result from this project (asphalt fumes). SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a minimum. WASHINGTON STATE DEPARTMENT OF NATUR.AL RESOURCES 1. A Forest Practice Application will be needed for the harvesting of trees on this site. This application will be a Class IV General under WAC 222-16-050(2), where land that is supporting merchantable timber will be converted to a use incompatible with timber production. BONNEVILLE POWER ADMINISTRATION 1. Written approval for any proposed use of the Bonneville Power Administration (BPA) rights- of-way is required by BPA prior to the commencement of any activities on the BPA easement areas. 4/18/96 HE Staff Report for ZE-8-96 Page 15 SPOKANE COUNTY - OFFICE OF COUNTY ENGINEERS CALCULATION SHEET , . ~ Description: e ~ Project No.: Calc. by: Date: Title: Checked by : Date : Sheet of Notes : i IV~ 1 I~J C~~~ o_ ki-" -5 ~ • ~ ~ ~V a ~ ' . _ _ - _ . . _ ` - ,.r a - - - ' ' - ~ - - - r -i ~ ~ , ~ ~ ~ ~ ~ - ~ , d ~ - ~ ~ - -tr--- ~ - - a ~ ; - - ~ ~ _.~v _ ~ cv°~ D i t l b,.J .S' L~~I(~~_~ tI\! ~o OD' - - ~ 't Lt- _ -.~W ~ - ~ ~ ~ ! - - , t" , ~ F ~ - - - - r--- ~ - - ~ - - ;r - - - - - ~ t -ro I` ~ ~ , ~ - ~ r ~ / _ o , _ _ . . - _ ~ ~ - ~ - . - „ 4 f ~ - - + 'r - t . - . , - - - 1 t + ~ ' li 1 P ~ 1 ~ L I I j ~ f I ~ ' t ' _ , Jy _ _ _ _ = a= i ' " ' ' - i` _ _ >'_'.-1 ~ -_-~.~.--•4- 1 - d _ ' ~ ~ - _ ` _ " . - . IY'- r . y ~ . ~°-~•r----•~Y-.. . ~ ' 1u ~ , , ~ -~-~_-r= - - ~ _ s=~ _ _ K.~e..<'r ---t ; y < ' _ ` ~ 0 k'_ ~ ~ ~ n.-i - - c`^° _ • I._--r~- " ' ' _ ~ - - - - - 4 b--- ~ -v- - ~ ' ' } ~ ~ r r d t 1 ~ a a 4- - - - , _ _ ~ _ _ , { ~ ~ • ~ - - ~ ~ ~ - . ~ v- - ~ - ~ ; ~ _ ~ ~ r ~ ~ ~ - ~ - ~ ' , - - • - x ----r~--i; '--~F--- _ ~ v - , t, r-- - ti i~ _ _ ~ - - ~ , - - - - - ,r y~ - - - - - - - - r . . OFFICE OF THE SPOKANE COUNTY ENGINEER 102f W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 -ZONE CHANGE- TO: Spokane County Planning Department, Louis Webster FROM: Division of Engineering & Roads, Scott Engelhard DATE: April 11, 1996 1 SUBJECT: ZONE CHANGE CONDITIONS # ZE-008-96 / SUNSHINE HEALTH FACILITIES The following "Conditions of Approval" for the above referenced subdivision zone change are submitted to the Spokane County Hearing Examiner for inclusion in the "Planning Report" and "Findings and Order" of the public hearing scheduled October 19, 19954. Prior to relea8e of a building permit or use of property as proposed: E40 Access permits for approaches to the County Road System shall be obtained from the County Engineer. E43 Applicant shall submit for acceptance by the Spokane County Engineer drainage and access plans. E44 The applicant shall submit for acceptance by the Spokane County Engineer a detailed on-site surface water disposal plan for the entire project or portion thereof if the development is phased. E45 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles E51 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. E55 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to this proposal. E58 No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road r:ght of way is subject to inspection and approval by the County Engineer. * t ~ DETERIVIINATION OF , NONSIGNIFICANCE - "DNS" SPOKANE COUNTY DIVISION OF BUILDING AND PLANNINGR~~~IIJED RESPONSIBLE OFFICIAL, JAMES. L. MANSON, DIRECTOR WAC 197-11-970 and Section 11.10.230(3) ApR 0 i`pyyb SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER(S): ZE-8-96/VE-3-96 Col, Woeriol DESCRIPTION OF PROPOSAL: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) for expansion of an existing assisted living/convalescent facility with a Variance request for deletion of fencing/screening required by Section 14.618.365 of the Spokane County Zoning Code. APPLICANT: Bruce Winer OWNER: Sunshine Health Facility Winer, Purnell and Company 10412 East 9th Avenue 2525 East 29th Avenue, Suite 10-B Spokane, WA 99206 Spokane, WA 99223 (509) 926-3547 (509) 448-3806 . LOCATION OF PROPOSAL Generally located at the southwest corner of 9th Avenue and Raymond Street ir. the SE 1/4 of Section 20, Township 25 North, Range 44 EWM, Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is avallable to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days from the date issued (below). Comments regarding this DNS must be submitted no later than 4:00 p.m., April 16, 1996, if they are intended to alter the DNS. All comments should be sent to the contact person listed below. By: Louis Webster Title: Planner II Phone: (509) 456-2205 Address: Spokane County Division of Building and Planning (MS-P) West 1026 Broadway Spokane, WA 99260 \ DATE ISSUED: a.9 , 1996 SIGNATURE: ~v COl'~ZAENTS REGARDING INVIlZON1Vff VTAL CONC.FRNS ARE WF1-CONIE AT THE H[EARllvG. APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY DTVISION OF BUILDING AND PLANNING, (MS-P), 2nd Floor, West 1026 Broadway, Spokane, WA 99260. The appeal deadline is the same as the above project's appeal deadline, being ten (10) calendar days after the signing of the decision to approve or disapprove the project. This appeal must be written and the appellant should be prepared to make specific factual objections. Contact the Division of Building and Planning to assist you with the specifics for a SEPA appeal. This DNS was mailed to: 1. WA State Department of Ecology (Olympia) 2. WA State Department of Health 3. Spokane Counry Health District 4. Spokane County Division of Engineering 5. Spokane Counry A.ir Pollution Control Authority 6. Spokane County Parks Department 7. Spokane County ]3oundary Review Board 8. Spokane Regiona: Transportation Council 9. WA State Department of Transportation 10. Spokane Transit Authority 11. Central Va11ey School District 12. Spokane Counry Water District No. 3 13. Fire District No. 1 14. WA State Department of Natural Resources (Colville) ; . ' ~ H • ' ' ~ ~ t ~ ~ SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11.10.230 _1_ F~ O~~r~~-~~, ~ ' SPOKANf E14YtROKMSE4T!1L ORDIIUIkCE ~ (WtC 191-11-960) Section 11.10.230(1) fnviromnentel Chetklist Ffle No. Purpoit of Chetkifit: The State fnriror,oetitai Do11cy Act (SEPA) cfiapter 43.21C iiC11. rcqutres ail govermnental egencles to constider the envtronoentel iapacts ot a oroposat before wmking eiecisions. M Earironaental InipaCt Statement (EIS) must be prepared for atl Oroposals rltA proDable ifgntffcant adverse Impacts on the awtfty ot the emiroment. 7he pwpose of thls CheCkllit 11 to prorl4e intormatlon to help rau and the agency iaentify lnpatts from your proposal (an0 to reCuce or avofd fwqacts fro+e the prqposal. 1f It can be done) &nd to help the •gency eecide Mhether an EIS is requlrQO. lnstrrtctions far Appllttnts: Th1s envSrcrumntal cbedcllst asks you co descrlee same Easic 1nfarmatlon sba tyrour Oropatil. GaverneentO •genclei use this thetkllst to deter'alne Mhether the cnvfroeaentil 1aq&Ctf Gf yrour propOi&l ar! S1gn1f1Clnt. reQulring prlDaratfon of •n EIS. Ansrer the quetttons brtetly, vltA the most pmNse IetoruatSen icna►n, or 91ve the bect 0escrlOtlon you can. rav autt inswrr eecl+ QuesL4on atcurately ena csretqlly, to the best of your knarledye. ln eost cases, ra, thould be aate to an:wer tne Quest/ons fron rour own ob:ervattons or project pl,ns wttheut the need to h/re e,Merts. lf you really do eot know the ansrrr. or ff a qnettfon does not ipply t0 your prcposil, wtlte 'do not tnor` or 'doei not •ppiy,' Ca1p1lte 1nSwm t0 the "it10nS nor My •r01d unntctfsery dtlays iater. Soae Questlons ask abaut qorerrn.ental requlattoi+s, suth u ia+trtq, sAorellne. •nd landiaart detl9titions. Ansver thete Questfons If you un, lf you have proble.i:, the gorer,..ent.t aqenctes can attfst you. Tfie cheetlist 9uett/ons apD1y to all paris ot your proposal, even 1f yW D1on to do thero over a period at t{R►e ar on Q1N ercnt p&rceis Of l&nd. Attach anr adEttloaO 1nfornatlon tf►at witl desCrtbt your proposal or 1ts enviromentfl etfetts. The agency to rrAtcn rou subwlt th/s crteckllst aay ast rou ta eavlafn yoYr antvers or provlae addltlonal Inforwtlon ressontbly related to detemlntng 1t tAere a y De slqnlficant tdverse 1wDact. Use ot checklist for nonproject proposats: [oAplete this cAetklist for nonproject proyosals. e.wee tl+ouyh auestlorts way de answered 'does not teoly', IR ADa1TIaN. tauplete the SUPrLEMfNTAI 51fEfT FOR MOlIPR0.fECT ACT10lIS(P4rt U). For rwnproSect act/ans. the refrrenCet 1e the cAeckllst to the wrds 'oroject.' 6s00l1cant.' and 'Oropefty Or Sit!' tAouid bt rtad as 'OraDOSaI," *Proposer,' and 'aftetteE geoqraphtt area.' resDtctlveiy. A. BltCKGR0UN0 ~ 1. 'taae of proposed project. if appiltsble: ~X Prt~ `GC. ~ 2. Ka.t of 401 ic.nt: -1 W.i-J d- G~ . 7. 11dQress and pAone nv+iDar of app i tcant or contact person: 9 C"; fy1~,.1 Q,f ~.f',J 2r -Z,c I p .xf u.- sD~ i~,~ c ~W .4 45 z L3 G '`"'7 ~1 e) 4. ate c+►eck t i:c ore9••ea: //-1/9 . S. A9ency repvestfnq Chttklist:~n 14:)1Jt QcZ^Q~, 6. propose6 ttaing or sctiedul! (includlrtq phaslnq, tt appi/ublel: /a.SA P 7. Do you bave any plans /or future addltlorts, expaesfon. er further i[tlvlty telJteO Lo or tonnected vlth cA1t propoul' It pes. expleln. ~v u b. do you wm or have optlons oe lartd near0y or adjuent Lo thii Droposal2 lf yes. eapla{n. rQ o 8. List any envlronmentel Inforaation you know •Dat thet nas been prepareQ. or vill be prepared, atreair reiateC to Chfs proqotsl. rJ ReY.v,ias , F- $-9& /1v~-3• 9~ • ' • 9PORALIL LTiViROKlQN'Jl. ORDINAtiCE cvAc ►97-1t-96ol s« cion tt.io 210c►1 EAC'KLBO9LiD (conttnued) 9 Dp you kna.r vhether spplteatlons are peo4ing for governmental approv&l• o( oiher piroposals direc:., af4eccing the ycopercv covereA by vour proPos al' :f ves. erpl•in 10. l.lst ao7 governaeflt appcovsl@ or pecatte [h&c vill be needed for your proposal. if lawvo. Cv 'ea r~ .1';~ aL ~,..~~a • R,.. ~~1. ~ . , , 11. Give • brief, c mplete description of r wr p[opos&l, ineludinE the p[opo"d use• aad the atte ot tf+e projecc and •lte `%ere •re •everai quescions later te this checkltst [hac ast you co deserl0e ce R aln u paeta ot your 9topomal. Y w do not need co repaat those aiv vers on thta Pe g e Ce 14 ~ AlA~~ C/AJZ r e..(rQJVI c1 l . 'rl ,r`, S. ~ 6.., ; J L"J 1: L.acatlon of the proposal Givt •ufflelent infocoatlon tor a pe[soa to uttdeTotand the pretlse locaclon of yout proposed ptoject, tncludtnp a street address, Sf •nv, and aecsian, com hip aad range, lt knwn. If a propo ul vould occur over a rande of •rea, provtde the ranre or boundartes ot the ette(s) ProvlAe • legal daocclptton. site plan, •lelnisT oay. •nd topograohsc map, t' ressonaDlp availaDle Puble vou should eubolt anv ptaai reQulrcd by the •Sency, you •re not reQuiteE to dupliuce oap• oc detailed p2ans ouhnlttcd with ►ny pesalt appllcatton relaced to chia rl+ecklfst. r t. i u q4k 2.u S VV CIJ f--J CJ tA Nt/'r ~ • L~ 13. Does the 9[opoeeG acclon 11e wtthle che AQu11sr Sensttive 4krea (ASA)• Tbe Geaeral Sewer Se Mce Area' -he Prlotity SeveT Service Area' -he Clty o( Spolcane' t See Spotane Councy'• ASA Over Ly Zone 46tL • tor boundartes). ~ J A f~! ~i ~ Y1Ntr y~/I✓ \ ~Se W f~~ ~ ~'f ~ ~ ~T~ ~ ~ ~ ~ L J Lw cr ' W ~0 GU, C~{ S('~i~k'~ . 3/1 4/fu LN i ~ ~ • -+o ee corCPLe-:zfl sT APFLICAXT D . fRV I ROP`tER".Al. ELE?MYLS Evaluailon For Agencv Lee On1) l T_AP'Ti s. Genersl deacrlption ot the slte (eircle one) 6~>, olling, hilly, •teep slopea, nountairtoue, other- D. "tiac 1• the steepest •lope on the •lte (ayproalsate peeeent •lope)• LA c 'lhat general :vpes of soil• •re (ound on the •!ct ffor exaoyle, tlar, s~od, a[avel, peat, auctl' / it vov kiwv the cl•seiflcatioo o( a;riculcural soils. speettY che% •nd note aay p[tie iaroland ~ - ~ o~ c~, V ~ I f N• I.n v ~►C d Are there aurtace :odi utlons or hlsto n of unscable wil• 1n tTte taaediate vlcioitv' If •o, describe. V 2 • ~ ~ ~ ~ ^ SPQK11lIE EMV[ROtUS£NTAI ORDIMAHCE (►tAC 197-11-950) Sectton 11 10.230(11 B. ENYIROTNENTJII ELEKENTStcontinutGl Evaluatlon For Agency Use Only e OeSGribe the puroose, typc. end approRiraate Quaniities of any f1111ng or 9rnding Oroposed InOicate source of f111. f. Could erosfon o aur es a result of clearin9. construttion. or use? If so. generolly 4esctlbe. N ~ g. About vl►et pe.tent ot the site r111 be covered wtth fmpervfout surfates N ter project tortstrvc- tton Ifor exinqle. iis0h+1t or butldingsl' 71 h. ProDOSCd ineasuns to r uce otrol eroston, or other fmQacts to tf+e earth. tf any• e,.,s e,.,; 1, ~.G1L,Z;~ •4 2. Aia a. Whet type of enisstions to the a1r routd resutt fron tAt proposel (1.e.. OuTt. automobtle, odors inAustrial, vood smoke) during cortstruttlon and wAen the pro,k Ct is towpleted' If eny. generelly describe tnd givt a09roKSmate Quantitei It krtarn. N4 i.'J wiJ - t i Or7,1~31DJT n, c. I r C. ^-'.e. c J,.r > D. Are t*ere sny oft-sfte saurces of enlsslons or odor thet way affect your proposal' If so, generally Oescribe. c. Propostb n►easures to reduce or control eAlssfons or other irtpacis to alr. tt •ny: nf / 1- rCdc 3. VATER e. Surf sce' (1) 1s tnere any surfete vater DaOy on or tn the 1nsedlete viclnltr of the slte tncludinq year- rounQ •nd sensonai streanrs, settwcer, lakes, aonCs, aetlanas)! lf yes. describe cype •rtE provide nuses. lf appropriate. sttte vRat streaA or river 1t tlo+rs 1nto. (2) 11i11 tAe projeCt reput►e any wrk ovet. tn. or adjutnt ta (wIthfn 200 feet{ the descrfDed yaters? lf yes, pTeese describe anC attsch avafleble pians. N0 3 • ~ ~ ~ • ~ ~f ' ~ . SPOxAta L11VIRt7lRQt7LL OBDLNAHR (JAC 147-11-960) Settion 11_lb 2]0(1) D. L1itTIRON/[PNTA1, S1.MEN':'S (eoncinued) Eva2uation Far Ageney Use Only (7) Esttm ce the •nwnt oE till •nd dredse materlal thst vould be placed !n or tcsovcd fros the evrfece vater or vet U nd• •nd lodleate the •rea ot the •ite tliat vw Id be atfectnd. I6GState the paveee of tt11 erterial. (6) Yill clse proposal reQuire rurtace tater vithdnwU or diwrelow' Glw a Yeneral dtacrip- tion, puryose, and •ppcoxinate Quantltias. 1f kawa. iNji '13 (S) Does the propoaal lin vithin a 100-y"r [load plaint It ao. aote Lou iton on the site p Lo. Aj V (6) Does the propo wl inooive any disetiaraes of vp ce "terislo co •urlsee vacers' It to, descrlbe the c7pe ot v.ace and aacicipated vo luse ot discharst. N~ b. Cround: (1) utll ground wter De vlthdrawn. or vill wateT be disel+aT=ed co gtoundvattr' Glve gensral Eeocriptlon, purpose. and appro:isate Quatltitias. !f Imova. J-LO Deacribe va•ce saterfsl cAac vill be ditchaepo loto t1ti ground isva sepeie tanks or octrr 64nltarq raste tcuoeac [aetllcy. Oeacct0e the gentnl aice of che srats. the nwaDer of houses to be •crvod (tt appllcable) or cfie pLibtT ot persoos the sysces(s) ah sqeeced to serve /V 0 fj e- (I) DetcriEe any qsteas, ocAar tlw+ esot* deelgaAd toe the disposal of unicacy vuce. inscalled foc the purpose ot dleeharslni tlulds bsLov the gcaund wrtsce (Lacludam systes• sueh those Eor the disRoaal ot scora vatac or draiease ttns Eloot lealas). Daseribe the c)pe o( systes. the asount ot tacorial to Le dispase6 0l ttrsa44 the aysta aad tlie tnw• ot mceriala likelr to be dispose6 0[ (lacludinQ materials rRieh aq eneee the hstm laadtirtaotly tArougQ @pill@ or 44 & rasult oi tirafijfitinS setivltl.es). e- (4) utll anr et►sicals (espeeially ortsott solvtats or pocro2wa fwla) be stosa! fo •Oow- acound os undecgrouod stocaga taolu! I[ •oo veat typa• aod Quaaticfe• ot wsceciaia vlll be •tored! N~ ~ • • ~ ~ 3rORA14L [11YL1LUMnan4/tt, vauaawi'..r. ~ (VAC 197-11-960) Sectloc► 11 10 230(1) s. QIVIROtiLQ1RAL T1D@T:'S (cootlnucd) £vsluattoa Foc Agene~ u.e only (S) Vhat protective m asure• vtll be caknn to ineure tha[ 2esks or apfll• of anY cheolcala acored ot used on slce vtll no[ be alloved co percalace to Qcwodvater (thi• icclude• oe•suree to keep cAem2ca1• out of disposal •ystna• descclbeC to 3p(2) •ad 3b(7)! Iv ,.e- s-I- u r = -k u.✓ 5 4-c- c, Wster RuaoEt (Lneludloa scaco vacer): (1) Deacribe cM •ouree ol cuoott (locludtni •tocm vater) •nd mathod of collectioe and dieposal lf aor (laclude yuaotities. lf kaovn). Vben vlll thls vcar tlort Yt12 [his wscer flow fnta other vstera' if so, Qtstrlbt• ~/V~ 0 11 ~ - 4' In CA,,~. 1.~+ ► ~ .~a -1 2- c! A.i J44N Af.r AJ (2) JLI1 anr Cheait ~ls be scored, handled or wad on the slte Ln • loutloo vMTt asplll oc leak w111 drain to surface or gtoun6racar or co a sCats wtsr dispowl qscs disclarain; to aurface or grovndwcer'P /v L) Could vaste aicetla1s enter grounC or •ucfaee waters? IE oo, aeaocally destrlDe. Nll d. Proposed aaaaures to rsduce or tontrol igurface. j[wnd, and euaotf vater tapacta, tf an7 (t[ t che propos#d setlon lies vlthia [M Aquife[ Sensitlve Aru be •opeeWly clyc on enplsnatlatu t relatia= co tacilities coneerotaj Seeslons Jb{<). 3b(S). •od 3c(2) ot thls ctueckllst): , ~/!A ~ ~V~ Quf"t1~J J' OtxLc•~ ~ PLAV7'S s ~heck cirel• trpa of vegetatton found on tfw •ita: duous cree: &ldet, up1e, aopen, otfiet verarecn tres: tir, ce6aC. pine. otM r. Z ~lfcu bs ✓ graas. pasture crop o< <rain. vec fotl pLnts, cactail. eutcertup. Oullrwh. skumk eabbage. ochsr. Mcer plaacs: uncer llllr. •elgraeo. allfoil. otAet. ochec cype• ot veaetaclon. b. 1lhat kind and aaouoc oi ve=etacioa vill Le remowd or alcaredT 'CLCf; S~ rJ.~~ ; ~J A~✓~J y~ ~tln/J f.~ c.-~-; a~ c. List chrutened or eaEansered •pectes imown to be on or neac che s[cs. AJ (lN"*- ~U:'~ d. Propoeed Iandocapia6, use of oativs p Lacs. or otlu reeuure• to presecw o[ anAanee vaaccatioa on the aice. 1i any: &AALU(- ,A 5 • ~ ~ r S?dKJ1NE ENY[ROMIENTAL OROtKAltCf ~ (uAC 197-11-960) Section I. fb 230I11 B. ENVIROfMENTAL ELEMENTS 'continued) Evaluntion for Agency Use Only 5. ANI:IaLS a Circle eny birds ena enimnls uhich have been observed on or near the slte or afe knw n co be on or near tne 51tt birCs hewk. fietoe, eagle, songD+rQs. other 7i~+~ix' ~/t7A,•~ ~D«t~J aumraels deer. beer, elk, beaver, oiher GNf- . flsh bass, salmon, trout, herring, sM 11t15h, other: otner b. lisi any threatened or endenqered species knwn to be on or neer the s1te. fJ,,' c. Is tl+e stte part af a mlgratlon route" lf so. explaln. NIA - d. ProDOSed neasures to preserve or enhance wildllfe. 1f nny: N fA 5. ENERGY 0.Np NATURAI RES4URCES a. whet kinds of ene*qy (electriC, necural gas. wood itove. soler) .fll be used to meet the the comDleted 0*ojett's energy needs' Oescribe whether 1t .r111 be used for neattny, aanut•c- ° turing, eCC. Fi 1 c. L a r: c A.,. ~~v/~-~.~ I ~i-~► !~c/~► -4- t,./c . 4, uould you► project eftect the Dotentim) use of solar energy by aqjacent propercles' If so. generelly describe NJ . C. wfiat kinds of energr tonservatioe ftatures are InClueed tn the plans of this Croposal' llst ocher proDosed foeasures to ce6uce or control energy Iroacts, If anr' nl c...a 7. fNVIRONM£HTAL NEAIT}S a. l1re tAere any envtrorx.ental health hazards. lncludlnp expoSUrt to tOxtc Chea►1Cals, rtsk of fire aod explosion. soi11, or nazardous waste, tnac could octur as e result of tnls proqos0' lt so. 6escNbe. N~ (1) Destribe s0etie1 eweryency servlcts that mlqht be reduired. A,J ct 6 . • • ~ - SPOICAI9L LNPIROTDM1PM ORDINANCE (YAC 19)-11-960) Seetloc 11.30.230(1) D. GryTRpNKVffAL QBQNiS (eontinued) tvaluacion For I~enq U~e Onlp ET1VIRONM°1T:AL HEAL':A (conclnued) (2) PcoQoseQ atature• to scduce ot coeerol envicomreaCal bu lth trsetds, Lt aol b. NoLse: (1) vMt t"ao of aoi.a esint in the asaa vt►icfi aa7r atiect 7wT ptoject (!oT •sasDlc: traltlc. eQulpmot, operacion. other! Wm2ti- ~ . n ny n t!,~~ , e . (2) Vlyc typ*s md levela o( nolae .rould be ccsated by or •asoitated vict► eM yrojetc on a •horc-ters or • lon6-cerm Da+1s (tot esuplsi tcaffle. eowtruccfon. operation, ottrr)! Iadiuts vhae hout• rtoise vould cow from tAe &ite. 4 f'.~ L re- t/~► ~ e A 1J Orr . (7) Proposed aeaavice co ceduce ot coocrol noise topacta, t[ &aT: 8. 1X1D AND SHDSCES.I`1Y USE ~ J~ ~,l S /1 V M~- a. Khac 1• the currenc uae et the •tte snd adjacent ptoqscilest H` Ch ~C.h~~ S-. I.~ S. liss the alte beee uacd ter &Srieulcuee' It so. QeateiDe. {4 - c. Cesccibe •ny •ttuctures oe the slte. O(& rC J 0 Qi•w I. A•a- J, e. d. Vilf any •cruccure• be Aesolis !►sa` IE •o, vhieA! ,~l c.f i►".c- , /~'C.~ i c.R-. e Vhat is the curren[ conins cLseitiutioa ot the alteT U f. Vhac i• the cucceet canpteAeosive pLn eesidtutlon of the •1te• ~ ' •y ~A IJ g. If sP9ltcable, vtti.c i• the curisnt shoteliu NaCfT pro`ro desi=natlon of the •its! h. Ha• •ar part of the aSte boeu cLsaified u•o "soviroorentally Nesl[1ve' arut If so. •pecL[y L. Appro:lsatelr fiav aaar people vould coside or vork lo che tompleted projeecT 3 4 (-c .,lc,.jJ _ , . ~ . ~ ~ - - - C sPOT„KE MqWtWMW;%aL o~InkrCl ((YAC 197-11-960) Seecton 11.10 230(1) ~ b. T~NtltOltfl'LltL~l. II~SLRTS ( eoac luu~d ) Lv~lu~tion For Agencr Use Ooly S AOProxtnately Rov naoY Deople vould the toaVleted Pro1ecc dlaPLce' k. Proyosed aeasure• co avotd or ceduce dlsp Lcmeut isputs, lf any: N /A 1. PLOyose6 waure• co enaars the pTOposal 1• eoapatible ritA existlng and projected Lnd ws• aad Ds.n.. ic .Art P A r ~ IAC ) c t4, c J-1 h ~ -4 ~ A v~ ~ ~ ~ Jr~ ; .J CT v..A o ..~t„~, ~ , . ~,~r•~.,~ ~i t- i 9. HOUSIHG A. Approsfnatelr hw suny units rwld De provided. 1t a,ayt iodtcate .reotlwr hSgtr. slddlr. o[ lcricr,or Rovsln=. I N f r.~t D. Aqpcotliately hov manr units, it sayt vould Mclidoatedf Indiu t* vtrcher Aijh-. alddle-. or lov-lncose houtlta. n) liA c. f+roposed osa•uraa to r,di-c•--t •w1 *~+~~~ir►= impatta. tf aay: A!' " 10. AESTIIE'f2CS vh.e t• the e•lle.c luighc ot •ny proyoaed ascuecura(s). noc loeludfat iat*naast lihat 1s the principal e:terlar buildia6 wtecial(s) proposaE' I? A / / S'r cQ : K (rc rry~., ~ ~~'o r►~ ~ ~ b. Vhac vteve in the leaedlate vtcinitY vonld se altecsd or oDsccvttod7 .044;%_ L n,. t ~.n ~ ' r .S c. n.-.. ~ ~1' (t t.J ~ c. Propose6 seasure• to reQuce ar control aeathetle Lapaeta. !i soya 1,J ` , . 11. I.ICHT AlID Gl.ARE L 'nuc crpe of ltgec or glar• .►l21 cbe prapoaal predueei '.fiat tias oI day vould it Saio17 oeeur' A=sze. Se- G.,r c, r1 b. Could 1ltAt ee gLre t[ae the fioisltied proyeet be a saiety hasacd oe lotarfaca r!e!, •iawtt 20A' CG.t-~j ILf O, (~_u c. Wlut existing ofi-*its swrze• of lisht or tLro aay attatt your proposal! -0EMSM-AM ~„J-) , Sl~ • ~ S lM~ ~f ~ 1 - J - d. Troposed a"suca• to reduce or concrol LiSAc aad gLre ispacts. SI any% ~ t ~ r•~- , 6 • ' ' ~ sporAnz cmxvx►Azni. oRnTxw'NCf ~ (VAC 197-11-960) Scctton L1N10 230(1) S. LRVIROidfL,RlAL QMeIfTS (con[lowd) Evaluatloo Por Agency Uee O nly 12. ACC1tLATIOH • Vhat designatcd and lnforaal tscreitloaal opportunfties •re in the 1smallate vlcinity' AA► I( ~"1 aJ Lu4A . Ci J J ~ D. Would tM proposed proSect dfmp Lee any a=lstinA recraaCtooal waat If so. desctiDe. .1i Li c. Ptoposed o"oures co radue• or contsol lmpsets oo cecrsstioim lo'tuding reeraatiooal opportuoi- tie• to Ee provided by the yro}ect or applleant, it •ay: N /,A 17. NIS:'OA1C AND NL?URAL rALSGtVA'IOH a. Are [he[e any plaees oc oDjacti liated on or ptoposed for eatiooat. state or local preearva- [lon regiocers lcaovn to be oa ot esxt to cbs s1ceT I[ so. Saosrally desCTibe. / v b. Cenerally descrlDe aor landoark• or evt0eace ot hiscoric •rehaeotoslcal, sciantitic or culcural lmporcaoce Im am to De on or ne:t co the sLte. N /A c Proposed aaasure• to reduce or concrol iopacts. if •oy: N ~ 14 . :'i',AttS POATA220R a. idencify publlc street• ana htahvays "rvie►t the site ae+d deserlD+ proposed •eceu to the e:iscias •treet gyntes SAoron •tte pLos, l( any. ,~c. L S , -k ~ ~ 1 c r./ /9 AA r) 3 le /a cc c-,. --/v VN~ JcI I ry b. 1• •!t* currcnelr sarved Dy yubltc trana![• tf ROL. vhac t• cM appreslasce diatoec• to the neara~t c aaait scopf :4 J4 /o L. L ,.ra A Q lGi ,-4 c. Tlov'aany parkiag space• vould the coopleLad projeet havet Bov aaay vould ttu pro~et alid nate' S~ q ?j Y?% c,t., %,,i Ic/~ ~ ' ' nJ J i~- ~ d. Vill the pcoyosal roauira an7 wv roads or sts Mts. or isarowwnts to existlne rwd• ot •trwc• not ineludin= drlvewayet It go, aeaacslly doncrlDe (todlute vl+other puDlte or private). N " e. Yill cfie pro,yecc use (or occuT la the teMdiacs vlcialt7 ot) tatese rall, aT alr ttaarportatioa' It .c, Qeo.c.lly e..criee. !V ~ 9 , $lOTJNL f1IVSiORRCLN• 'tA61. OYDIRMGZ (VAC 197-11-960) SGcctua 11.Lb.270(1) S. EMRO!lKEMAL a.B23i'S (eontinwd) L+alaatioa For Ageocy Ose Only t Hov oaay rvhlcular cilps per dar vould be ganenced tr7 the ca.pleced pco}.ct7 If 1novn, lndicate vhea peak vould oetut. )e-'- ~ r g. Ptoposed msasures to rsduce oc concsol traneportatlon ispacte. if aayi J~ Art- Jn(V /1 il J 0✓ 4 V/~ 16-fAl 2 J y[ C~ < N I II 11.1.1~ar ' 15. PIJELiC SERVIGLS uould the pco}eet rewlc ln an loeraaaed oM d for public senteaf (for ensple. iirs pcotectioa. police procectioo. bealeh ure, sehooL. otlrt)! It •o. arnetally deseriba. nJ~ b Proposed ausure• to reduee or cootcol direct lapaccs oo public sarvices, 14 aay: N I ~1 16. L:ILITlES A. Ctccle ucl urcea e bl* at the •1te: lsctrlett c~tura a~ ~ace . !u• •erriee. calepllo . nltar7 " T. saptit rrstem, ot E. DescriDe the utilitie• tAat ara ptoposed for che proyact. tbA acility providiaa tlr senice and the teacral conacrvctiao activitis• oa the sitt or !o the Laodiate ritlaftp vhich d=At De needed. G~ NNC L.I,` i ,.i -~v ~'~a 1,~1 ~f ~ s eu-i el VJ6%.JCJ4' Wy c~ 11 ~ -T. V• ,A C SICNATVAL 1, the underslgnad. evear under the peoalq of per3ury that the abo►o caspowe• •re ead• tcvthlullr aad co cNe Oeat ot ay knw LCge. t also underscand chac. •lould cMre se aey villlul d seapr.santactoa or villtul Leti oi lull diseloauee eo ml Qarc, the a ae .ar viehdsav aey deteraln.tion of aowLgalficaoce tlat 1t dsht tssum to s@llaoce upon this eteetlist. o.te. .ropos.at ,VL 14 ~A I a l. 74 C; C, , i,Jc . CI(J 4 a -j ,-6- c..J ~ 'J e'r ~ (rla"• r:lec or type) ltoponent : Add[tY e f w✓a (Slgaature) .hon., y ya' - 3 X ~ ~ gC tG cA) , J 0 D.«: Pecson completlctg fon: p►,one I y(7()? IPox srA:►r nat axLt Staff rember(a) revievio6 ehecklisti L'v' sued on chi• •calt ravlev ot t M snviroasacal ehecklist arA otAar partiaen[ iototmatfon. [tm sta[f: A. -VV Conclud.s tdat tdan are no proba0le slgnifiua[ adweN laput• snd teeam~saads a da a ealettloa et noortgeiiieseea. Caaeiude• tl+ac pcobable signiflcaat adwrae snvleo+uen[al lapaet• do eust tor the turnat proyo"l and reeouend• •sitlgated decer- oloatloa ot nansignlfiunce vt[d coodltioos. C. Concludes tAat cheee are proLable sigcifieant •dw rse eevironmantal lapaet• aod recammaod• s dateniostioa o[ •ignt[leanca, rri.In Tg - M.00 10 2 E-~~~l~ l V E" ~•9~n • , - ~ . 1 1 ' SPOKANE COUNTY PLANNING ZONE RF,CLASSIFICATION APPLICA.TION PART I , ~V/,4fAi~e- r'~ /44 /.~G~ ~r ~ .J A. GEHERAL INFORMATION: C/u Qcucf- t.~1 ! cl ! (,J ; ,it-r NAME OF APPLICANT/REPRESENTATIVE: ~ MAILING ADDRESS: Z S z f A v~., f=~ tl-~ , ~tc A,j c ~ CITY: ~ u STATE: ~~r ZIP: 972 Z--S PHONE: 22?0G (work) YY (f - Se-IL/ ~home) , IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLTCANT TO SERVE AS REPRESENTATIVE. y~C. . LEGAL OWNER'S NAME: A 14 eor -40 c, PHONE: ~9 44- 3-Y y-7 MAILING ADDRESS: -LQ Y/ 2 , CITY: STATE: ZIp: cI 9 Z 0~ ~ PROJECT/PROPOSAL SITE AREA (acres or sq. ft) G•~ ~~rc- S ADJACENT AREA OWNED OR CONTROLLED (acres or sq. f[.) ASSESSOR PARCEL #S OF PROJECT/PROPOSAL (/-y Za /0'; 3 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED STREET ADDRESS OF PROPOSAL ! bVl 0 lA vt r S~ ~ e t,V,A g`1 Z~ G EXISTING ZONE CLASSTFICATION(S) (DATE ESTABLISHED) V I C ~S EXISTING USE OF PROPERTY Nvr s;-J. 1~~ m C.. PROPOSED ZONING lJ eQ -7 COMPREHENSNE PLAN CATEGORY l 1I, R U~~ u~l SCHOOL DISTRICT ~ FIRE DISTRICT WATER PURVEYOR PROPOSED USE OF PROPERTY: Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) Business ( ) Industrial ( ) Mixed Use ( ) Other - Describe: 1, a e. ' LIST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY: B. LEGAL/ZONE RECL_AS,SIFIC4,ATIQ'~V INFnR 1V~TI(~~ ~0 L// J N~,,~~,(, A v`2 LOCATION OF PROPOS AL: 5:~ Cu rlV l\I :,J Af. AV<- /4,, rv+, NcA . SECTION TOWNSHIP 25- RANGE y y ``AME OF PUBLIC ROAD(S) PF,OVJDING ACCESS- -aJ44 A l!-e- M►~ .1 l ~ WIDTH OF PROPERTY FR0NTLNG ON PUBLIC ROAD: Q r~ I~. ~ZV v,-~yn-, N~ ~ f - , ZONL RECLASSlTICATi... r APPLICATIQN . Page 2 of 4 DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL O YES (}Q NO NAME(S) OF ARTERIAL ROADS LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED. &Sn 1 4 AA c.1,e EXISTING ZONE(S) Pe 3, s TO PROPOSED ZONE(S)_ FOR THE FOLLOWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE B ELO W. IF YOU DO NOT HOLD TTTLE TO THE PROPERTY, WHAT IS YOUR INT'EREST IN IT? _ 0o(__ m"A 1 Vk.~, n.t r' r i.Q Gl A.c ~:i- U WHAT ARE THE CHANGED CONDITIONS OF THE ARE~ WHICH YOtJ FEEL MAJ<E THIS PROPOSAL WA.RRAN'I'ED? A ! ,.1 l 9 9 U G e', je 4-v i ?..-A r 3..1' r,.A. `L oL u 4- -~~c ~►~s ~s ~ • ~ ~ %:T7-' ~G~,•,~c ~ 61~~~w ~~r ~1~~~, ~lJe - WHAT IMP'ACT WII,L THE PROPOSED ZORECLASSIFICATION HAVE ON THE A.DJACENT PROPERIIES? S,. ,j A C ; ~ WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? -rh e- (r,,!rcr4 UJe- p,.,-jc h,,,,~ , LA-) ~ c.-J c oV cl 4r13 v eA.rJ . 2.:.o.c c- %,a9• ~ ;A/ ~'~'1-id~ A 6vI -4> n.//v~l<Iy I)e, ~ .,1 ~ ~ t n 1 I s r~ C V .P t~ ~ ~ a r~ ~ ~ G +~r i'~/ n. ~ ...i r .J ~ ~ , ~ WHAT MEASURES DO YOU PROPOSE TO MITI ATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? i..~ _ZA,..d -1 %no JLr Z E- g~~Co V ~~~•~to . . . ~ ~-Z;ONE RECLASSIFICATTC>L. APPLICA'IIO;1 Page 3 of 4 PART II THIS SECTION OF THE APPLICATION WII..L PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENTIFIED. RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE 1NCORPORATED IN THE PROPOSAL BEFORE FRVf1I, SUBMITTAL TO THE PLANNING DEPARTMENT. FIRE MARSHALL/FIRE DTSTRICT ' ~C, A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. Z B. ADEQUATE A.RRANGEMENTS (2~" )(HAVE NOT) BEEN MADE TO MEET OUR NEEDS ~ IN PROVIDING FOR AN ADEQUATE WA'1ER SYSTEM AND FACILITIES FOR FIRE PROTECTION PURPOSES. C. RECOMMENDED FIRE FLOW: ~ ; OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE; AND WILL BE DETERMINED AT BUII.,DING PERMIT APPLICATION TIME. D. REQUIREMENTS INCLUDE• s c~'t7'~- { C, A Z Q2 iOFm FIRE DISTRICT SIGNATLJRE/T'ITLE DATE , WATER PURVEYOR P~-3 A. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQUIREMENTS (4"006j- (HAVE NOT) BEEN MADE. ~r z l B. REQUTREMENTS/COMMENTS: ~ ATE~ m#91N e,i'TENSJ (YN 22, MA Y BL ~Aff- 0~143ED „ S POKA NE Go vfYT'K "v RTEii 6 X o rSYA I c-- ~ , WATER DISTRICT SI ATUREri'ITLE DATE COUNTY ENGINEER 74,;f A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRATNAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A COMMENTS: i~ - - SIGNATURE DATE COUNTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENE AL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATIS D. THE DESIGNATED i WATER PURVEYOR FOR THIS SITE IS C~uA~.1TY LJ ~ ~ A COMMENTS: C- OC 2D 4 'Tj5• t,,^.l . w1 ATE 2 4--kfZv c v0 2. }w P 0, _vL0 S IGNATURE/I'I DATtL HEALTH DISTRICT a PRELI'MII`TA.RY DISCUSSION HAS TAKEN PLAEE AND GENERAL REQUIREMENTS FOR SL:BNiITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. -k CO\i\fE`TS S 1GNATURE/7TTLE DATE SFWER PURVEYOR ~RF-L1`ilNr"%RY D1SCt;SS10:` HAS TAKEti PLACE AND GENERAI_ RFQUjkEMEN7'S FOR THE ;?O` :SIOti OF PL'BLIC SEWER f~E UNDERS?OOD BY THE APPLICAN7' -k C O.NfMEti TS . L~ Li f~ OA1 UjE2 c~! a4-T-MfoJT Rh<.~L-l c- "SEU)EQ, 1 v SIGNATURE TLE DATt- Z Foos -~to v ~ • ~9Co ~ s » r~ • ~ONE RECLASSIFICATI~- A1'PLICA'IZQN . Page 3 of 4 PART IY THIS SECTION OF THE APPI.ICATTON WII.L PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION T1iAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENI gIED. RESULTS OF THE PRELIMINA.RY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE F1NAL SUBMITTAL TO THE PLANIVING DEPARTMENT. FIRE MARSHALL/FIRE DISTRICT i~ A THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. ~ B ADEQUATE ARRANGEMENTS (X4W) (HAVE NOT) BEEN MADE TO MEET OUR NEEDS S P ~~J IN PROVIDING FOP, AN ADEQUATE WATER SYSTEM ANll FACILITIES FOR FIRE PROTECTION PURPOSES. ~D C. RECOMMENDED FIRE FLOW• ; OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFTNITIVE; AND WII.L BE DETERMINEn AT BUTLDING PERMIT APPLICATION TIME. D REQUTREMENTS INCLUDE• s LF',P,#- ( ~6~2 FIRE DISTRICT SIGNATU.EZE/TITLE DATE WATER PURVEYOR A. SATISFACTORY A.RRANGEMENTS FOR DOMESTIC WATER AND F1RE FLOW REQtJIREMENTS (40001i}- (HAVE NOT) BfiEN MADE. B. REQUIlZEMENTS/COMMENTS. WA-TEI~ m'91N f- A'-FIE N--<-i VV Mp Y 13E G? U 1RE D, . sPoxA NE co vntT'f w RTCfi WATER DISTRICT SI NA T U R E II' I T L E D A T E COUNTY ENGINEER j,~t A PRELIMINARY DISCUSSIQN HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A COMMENTS: ~ ~ .i y v SIGNATCJRE DA7'E _ COUNTY UTILITIES lREQUIREINIENTS A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENE FOR SUBMITTAL OF THIS PR4POSA;_ (HAVE) (HAVE NOT) BEEN SATTSF~ED. THE DESIGNATED WATER PURVEYOR FOR THIS SITE TS Cekhi:.,'r'~c L%'~ ~ ~ 3 "L A COMMENTS. t►L' ATE ~Z Aa.2 ~tE Y c 2, t ~ :J SIGNATURElTI''L DA HEALTH DISTRTCT ERAL REQUIREMENTS FOR A PRELIvia~ARY DISCliSSIOti HAS TAK.EN PL~HAV=N~jq N SATISFIED. SL:BNiITTAL OF THIS PROPOSAL (HAVE) BEE -k COLftfE";TS (kc- SIGNATUREMTLE ~ DA i cCrrr-r, nr•~•-••••• Z~~ $•g~ v~-3-9~ _ i . 2,ONE :ZECLASSIFICATION~ 13PPLICATTOP~ Page 4 of 4 PART UZ SURVEYOR VERIFICATION I, THE UNDERSIGNED, A LICENSED LAND SURVEYOR, HAVE COMPLETED THE INFORMATTON REQUESTED FOR TT-E ZONING AND TTEN LEGAL DESCRIPTION. SIGNED: ~ DATE: A.DDRESS: Adams & C 1 ark , I nc . PHONE: (509) 747-4600 1720 W. 4th Ave., Spokane, WA ZIP: 99204 PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATTON) I, THE UNDERSIGNED, SWEAR OR AFFIlZM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF. NANiE: ,~f'•f cE W;"j'r DATE: 7/~ C ADDRESS: 1-4 2 3 Z r Z 9 14 iv - 3 PHONE: L/ t/~ - )c-A P !,v ,A •9 Z 2 ? ZIP: y ' ~►~i ~ ~91 S IGNATURE OF APPLTCAIVT OR REPRESENTATIVE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) SIGNED AND S WORN OR AFFIRMED BEFORE ME ON THIS ~/~~Z• DAY OF , 194, B Y SIWC i~,> GCJI /1 ~ i~ Slir~~~ . oA ~ Q~ 4b ~ ~ . .tT : • votary Public in and for che State of Washington : Puet.sc J 2 : ~ r O Residbng at: • '9 •.,'~~y e. • ~ , 0 LS..arpo»tmentexpires •.,,~P~wAS~~~.• ~ ~,tiQndt- T. C _ P,a R T v _'q i - _ ZE ~ P R ~ Z~ •~•Q~ /vE-3-4~ - . S ~If nl r t ..~lS ?J:: ..}'~%4~?~~~:J,.~Cr _ ~~r/•~.,~v~~~~A~° •h t , ` ~ ~ ,~~^~~~'t- ~~l'0.1~}1. ' ~,'t`✓- ' . :l ~ i, ; . F '~~-a " ..v'~~•r `~r~ '~5 • ~ ~ _ ~i "'~~~1~~ ~3 , V:, ~ ~;"'r ~ J~y °~4~ ~w~ ^ Y . _ , , c"•{s_ . ' t~~w,~~^V ~ E`~~~ . ~ ~ ! ~ ; ~ , . ~ , . .'~ii ~ r . . .1~,~' ~ ~:C~~ i` ~ , 1`5 • ~N.~~ + Y' t ~?.'7 kr . a; , ~.~e~~` ~ ..a. `i^ +~~'~^~ajt~ `•,Y: Y~~ +'2 ~~t4Y~r~,~,k~~~•%'• - ' • ' , . , - ~o^- ~L ~ ` ~ • + YC}` g''~.. ~i; •,.+„~:`s~(4-? ~ '~O:'~S':~ :3'~.{ ~ ~ SPOKANE COUNTY DIVISZQN OF APPIIICATIONS BFFnRF, THE ZONIN~ n •~~y . 'ry ^ y'~"'_` VI~.h:L'.*~ ~t~3.J,'~e ~ci "h +1 _ fw, '~i E ' , ~ r -y- Si'_'+~' ~-C i ~ ^~~c~. • r4 . y~ ~~r.~, p^ .~t`Y =f,.~'f~.~.rj~,'„ a % ~ • • ~ ~ ' J ~ `J ` / ~ ~ S ~r i .t' y~'"' *(rit ! I~ n ~-e.~:~~ ?~1'~`~yi'~''fl;'~~' 1J . • ~ /J q~^ • A V~ S' 4 ~ i c~ r'v Name of Apphcant: s~,,•+. ! c, ~ gent: 014 • a y't"~I~ ~ ~.ILr~A~x ~i~..:r_ . 'n . q StreetAddress: E 9 w '~InY:I~ eM~~~x%~;v~]•~j ~ ~v~;~iZYC` J'K~~ :.Tl ~ ` Y ~ ~ . r ~•ti,. ti~C. -,:'s1'~.a.1'4~ :~y'~` t,;,,, s~- tC,`'~ f'~' c F. t^. • ' Z i p • P h o n e " H o m e: -et-M - S yy~l 99z z City: S ko•~~ , c/j A State: W A Code: 17920 6 Work: _(Zd'-32?0 t Agent's No.: Name of Property Owner(s): 9%,,~ 4 t ,vc.- " - /J.., r J ~ • ~ ~ ;`;,;.t r ~ - . ~~:~r , Street Address: f Ane-.. AC o u-C ~ ~ - ; ' . • . , ~ L v::. _r ' - , ' . Zip'; 'Phone = Home::, - - - - - • City: State: ~Codef'j RE STED ACI'ION(S) (Circle appropriate action): , . . arian s) Conditional Use Permit ''Ezpansion"of a~. : s , Nonconforming Use . ~ ~ . , ~ . FOR STAFF USE ONLY . ~ . ~ - ` ~ ~Y•~~~ ' Violadon! S ectioio '2-0 Township rl!; Range, Enforcemd*iC .J~,.t.lf ~.Yt " ` ' i° • . •Fire DistricG ~ •CWWP sewer purveyor: p VI AX, ~ " • . ' •CWSP water purveyor. W ' ~ CUP steiidaids me~x ~Y ''N'~ , A lw - ~ r _h t . \~•a''~ , t• .r •Existing zone: •Cite apglicable secdon! , n ' . •Comp. Plan designation. Urba,~ •Arterial Road Plan designation: Lo~ A'~%C~ 'Critical Areas: Wetlands ; Habitat ; Geologic ; Aquifer ; andlbr Flooding . t F~'- t " „ . , ~'v~~`;~ ',a . - - . •Lot, legal & add'1 own~~ership,ch •'ec~ced by: r,~n~ f-~- f•Person doing preaPP conf.f LL✓ :-r 11 ' . -OtherJprevious Division of Planning actions involviczg;this'property~`~~f-~.u' ~g r g~~"-~=~ - ' " t , ~ = ~ SEPA complete application"datei'`r~ ~ ~ , - ` _ _ ~ „ : ~L _ .F~, ti • •Certificate of Exemption No.: - Applicadon No.: ' • • ` ~ ~ ~ •Hearing Date: • ~ - ~ -Variance site plan dimensions checked byi ~ _ ~ t ' . _ _ , . . t ~ •S~ :.:~:T';~~-i~' ~S. ~ ' ~ ~1 J. ~ ~ ~r ~ ~ ~ ~ ~ 1 Z ~ y • , ~ l ~ . ABOUT THE PROPERTY (b applicant) ,f _ ~ ~ . -Existing use of property' _r j;..►c ~Vn" III ,xis 'ting use:~v~~.~-.~~~ •Describe proposed use of the property, noang changg from'e ' r.~~ P+~~ . . ~'i. ` = :=,o,>~c~;aAs'C;; k►.:`" . ; ~ ~ ,~s : . ~y ' - ~ ! d q ~ ~ ~ '1 _ * -w:t ' ~~N~ i ~l'_r'~~..,`st~eqi. a. xrai•'''. -n". 7,' ~ ~ ~ : ti,',, t , . ~ ~ , ~ ~ . I _r, ~+~'I `,"'rC~'~ . a .a ~t4' ~~~t?:.~, Y'ti3'~~ d~JY. ~~K ; t,;.K1 ~ `^y.~ i~• , fl,~ • ~ •If a variance application, state the Code standard and- ' k the v ' ' bl terms (i.e., 50 feet from centerlirie verses required 65 feet):.:,&-• 4~Cs~~~'~~ ~=-a~sd~ • r;4 ~t -~•r •A ~ ~ ~5~~/~Jc~~e.~ : ~ :'~~~'~:~``-r4 ~c eZ~,,.~ ~~a,, ...d ~ , ra♦ e14 t(t ~ .t~ p c.r.J I. o • ~ _ , el~~'; :.`i ° • a conditional use Permit aPPlicadon, doe~s proposal meet ali standards? Y••-i-N . If no as one or more variances been requested? Y- N ~ ` • OME INDUSTR.Y, has consultation accurned with Division of Buil d i ngs'regar d i ng , construction of building for intended use? Y N - ~ - ~ • ~ ` ~ ' ' •What is the size of the subjectproperty. 9 4 c r ' • S treet address of ProPertY (lf known): Zo ty/~ "174 99 2r •Legal description of property (include easement, if applicable):- •Parcel No(s).. 'Ii -rZJ S_-L4.0 /v Q *2 •Source of legal: c,&- Tr4,o I., An^ cf~ ca ~ ~ ' • J • . : . •Total amount of adjoining land controlled by this owner, sponsor andJor agent: r:=~'~~:i~Y,~.• ' , •What interest do you (applicant) hold in the property? ou _ . } ~ . ~ • - : ~ ~'ti; .;"~~,tyi 'r`% k;, •~i±~ G'~~$~dj`:~; ~ ~~C~+i°~'s~N .~.r;' - . ' ~ '7C . . , ~ ' • - - ' ` { ' ,~c c (1~A~ QF r1 ~~)~J1J~'~~~~~~V1Vl~ ~ Ss W.-I" J f^s'}~. ~'COUN1Y OF SPOKANE L~~~ ~ I SWEAR. UNDER LENALTY OF PF.RJURY, THAT: (1) I AM'IHE OWNER OF. RFCORD OR ALTTHORIZED AGENT POR THE . PROPOSED S ,(2) NOrI"I~ Ov~r, v~rltTI'IEN PERNIISSION FROM OWNER AUTHORTLING MY ACTIONS ON. HTS/FiEZ BE ATTACHED; AND (3) AI.L. OF THE ABOVE RESP'ONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TR 'PO'I'HEBEST OF MY KNO E. ```~~~11l1)/~~~,'I f/ • . ; `2/ Z~;;~ ( ` ~ D_ - 9 . ;-7i . < ' r'~3.`:` µ}j~~~j.,er`~-.r.~.f, E ' ~ ~ t t~f . ~ ,Q4 40"A ;1~ ~r ~ . ' e " F . ' ''~Z1k' ' ~ :~y • '~y~ . O1A ' ~ • o ~ ~ blic in and or thestate ashington,ies~ding;at ~ ~ f.i . i. ..c .,..r,'. ` • ^ ^;x. : ° /~r r ~f! • . ~ - ' , ~J~ ~ . . " , MY aPPointment expu'es. i '.v ~V ~ • ~ , , , ~~v < < ,S ~~.~a4 .r." ..•"t~-t' "r°'2~' ~r=.i"'~, a•~ " ~ I • ~ i ` ` : ~ D~, ~ jF c~•~ _ . . page 1 'of 2 ~ . • ' r:~; :~3 ;~~~^o _ 1, _ . , ~O~• ``~~li ` kr . Y- ' , w t 'ri~' -i . 1 . FJ~~'~,{~~ . . . / FWAS~,~~ ~ • ' "y' ~ _ ~ ~~~I'~~~~~ ` • . +~7 ~~i ' ~ ~ { .:11% ,~y~r~°'~ iiY~~~AA~~~ +T•~ °.a • ~n+, 'K " +-.:.1 a c2t Ji" ~ . ' "y-, r ,"k.+'~T ~ y ` i,t~'e~~ ~•~t 3'` Y~ t4- ~ ~•`'~r~ J,~ ' ' ~ ~ ~p 1 r r; v • . ~a -~~j ~ - . . ~ , - - , `r . . ~ ~f „ , t, . ' . . ' ` f ~ i~. . . , , -Jp^'_~_-•~ tr~ 7 S _f _ • : ^ - . . ~ • ' r ` S} ~~y~ applicarit) ~n~xwhY~~e . - ' ~ ~ - , EN OF PK`~'OF f° m( mve to establish the_re s-_ . . A. BURD f~ ~e applicant or his/her representa ~ ent m favor . . It is neces sarY ut' forth the baslc°azS~° ~ r~uested ~ roved and t o literally"P- ven a forno►•fc~r;Y ~Q~S~ ACI'ION should be aPF rdin1 ou should have been gi - wluc~- e a~'~!aY~ _ = o f appro~ g t h e a p p li~on, Acco~dg S~~ ~ h elp y o~? p r e s ent,your_cas fo • diaonal ~usse, ) ider: Please.fill,~~the.~rm,ou t an d e t u r n action {vanance, con ~ d'ustor' must cois • .theYZoniiig A J addresses the cnteria ch th ~~~an IES it wi your aPP ' riT~ ~JTHER~~~ACENC ~'F BY C4UNTY DEPAR cNiE~ no ' is B. SIGN-O visit' 'each' agen y '~vhose • (apPlicant mu$t ~ . - - . ~ - ~ ' - ~ . ~ . _ ~ . - . COUNTT~ H ~ =EALT.H ~TRIG'~'~< SPOK.ANE ~ • / o , a- ~ ~ 1. Mpt a` ~ ~ of water su`PP1Y• ~11()$~, 11iV4~1 0s~•' ~t , ~ethod of sewage disp • _ . ` • ' _ ' - ` ~ ~ ~ ~1GaA ~OTL~1~ - . b~ ~ ' , - - ~ - ' , -apf? 'Th"e e1d t+a discuss t~ieYPrO.P° ' . '~f. . - ~ : - _ • ~ " - n'sultatic~n has been h ~with Division vf PZ,a~,~??g. -A prelinarY co d - e uest coz~sw ~0 of ' ments an. stan, W . ~ , ~~...d(~ ~ ~ ~ ~ • -`.Q~~>~' , , : Y f~'•~ (/~'^tp - , . l/ i -off Waived Plann~ng) ~ . . ~ , ! ` G1W, . ~ ES~gria DIVISION OF BUII'D~.~GS ~ n hel.d~to discuss~ttie ,y~,~,~"~~,~~~~~~~a`~ . POKA.N~ COUNTY • • ultation has beeR N ~.*,~~w= -~based g~ - pINDUS'TRY QI~Y' ~ pTeaz3' conse ~ nts~and~standards~fo~' e abual~ ME ' F The applicant. has b.een . ~ ° P~ • . , . . ; . , ~ V ~ = ' ~ . upon proposed use- . P1annu1g ~ff ' ' ~ ~4 " - ' • ` .V V~+ by .s1~ (~ate) - ~tS~ W ~n.7~`~~:~ ~ . . . . - ~ . ~ . ~ . - ` . . ~ CS1 ' wROADS -`~tEERING r<< : . - . K.ANE COUNTY - DIVISION OF EK~ ~e apphcant has been u~f , 3. SPO ary ~nsulta.tion h been eld vo discu lta.don with Division of Plarina.nga r~ N A prelimsn ~ ~ , w uest consu o ~ ~ ~ c~ ~ - J-(Slgn=off . ,d ~1S I: i { ~ _ I1 ~ 1 a ~ Slg~? t" Y ivision 'of ~Plannings ay: warve, ~ • . ~ Y D ~IVISIUN' OF, -TII'I ~s ~ ~ . if outside V!J''~'~ } ~ - f k-' , 4. SPt)I~:ANE CO~NT _ . ~ e 'a licant has been informed ~'Qri ri has 1~een held t,o discuss the proposal. 'Th PP liJ~~^'~ O A, preliminarY co' . t F . • : ~ ~ ~ ~y,~~.,~~~'~~~' . _ ~ ` ~ ~ ~ ' . . meri~ and standa~`ds. of requu , ~ ~ - ~ ~e J c• • • sl~ -off :waive.d-by Planning) . . . J . s ~ . ~ - (Signat~e)' ~ e ~ i ' • - ° ~ .i3-~t~ S`.~~'~ " + } • - ~ ~to discuss the proposal.^,r~!tl~t . + - tecas ~steni-~ The apphcant is requvred to be'c.ame uzformed of ; wa , . ~ ~ (See.#a bel • • S a"cliv+~ ~i.l reqtiuements and . ` . r • y " - ~ s ` : ~ ~ ~ _ , _z' r ` ' - • ~.~d to discuss the P.roPosal wlth ed of sewage disposal-~, ~e apphcant is req, . . , . to become inform . . . - - . . , _ ' ~ • T. ~ d standards` (S~ #b below) ~ ~~g~ an ~q~U,,~.Y vwA'r-a _ ~ ~'1 NL c~OK a. area.. : 'PVA'I"ER P~VEYOR' the boundaxY of our future serv1Ce located ~~n ent`district. N mRY BE i 1) The propO ~ L~~--located wi~ ~e baun,dary of our EXT, o.~,, MAINR - osal l~ te water. 2) 'The p~P able tA serve tlus slte with adequahat= 3} We been made to serve'this proposal. 4) ~adsct anangemen Now- ~ (Signat~e) o f~f ' ' • ~ e/ 1 . ` ^ ' . ~ , . b. SE~GPERAGE PUR~YOR. , - P _ r- e a licant has been ' •on has ~been held to discuss the pxoposal. 'Th _ P consultau A pre• ' ary ~a~ of req ' n d sta ~ r~ , . . . - . ~ (Date) (Signature) _ J M , t, _ a. ~"a' ~ ~~~~L►~ ~ - - 1 ~ - e + ` . ~ ` y`~ r ~ Y ` • ' F~,.1~.c ~y}~, ~Y`~,~~-- ' 1!~'Z ~1 _ ' - - - e Z o f • ~ ; ~ ~ , _ - , - ~ P~& 2 - - t . ° - - , ~ APP (~tBV• 4NSI 4. ~ . HD(LA , . ' ~ • ~ ~~fttZ~t~i,~~~~ ~ ~ . . . - ' ~w~,..... 4F • • ~J VARIANCE BURDEN OF PROOF FORM Name: ~ ~ File Number: V i-~ A"variance" is the means by which an adjustment is rnade in the application of the speci.fic regulations of the zoning classification for a particular (the subject) piece of property. This property, because of special circumstances applicable to it, is depriveri of pnvileges commonly enjoyed by other properties in the vicinity and in a similar zone classification. This adjustnent remedies the difference in privileges. A variance shall not authorize a use otherwise prohibited in the zone classification in which the property is located. The followi.ng questions will help to determine the outcome of your requesL Your request requires accurate and complete responses. First circle either the "yes" or the "no" answer(s) following the questions below as they apply to your situation and then expla.in as needed (in the space provided) to make your unique sltuation clear. Certain phrases from the Zoning Code of Spokane County secdon on variances are included in these questions and are underlined for convenience. A. Will this variance pernzit a use which is otherwise prohibited in this zone? Ye No Explain: -/nC. tv rf ~„4: c. C 4 /iuw~ 4-k o vJ c. . B. Are there mecial circumstances (lot size, shape, topography, location, access, surroundings, etc.) which apply to the subject property and which may not apply to other properties in the vl 'ciniri? (YYe~s) No Explai.n:7ht v~ SGA~~ ~ AAJ I •~cl~ll A rc- 0 dl;-A cc.-4 -4LJ4c. jorcyoie-A ~ : XV^A4 '4 ~ C. Is the subject properiy dDriv of 12rivilezes v enjov ~v ot er ' in the 3deinily and in asimilar zone classification? Yes No Explain: . D. Will this variance be harmful to the public welfare or to other properties in the and asimilar zone classification? Yes No Explain: ti E. Are these other similar situadons in the in a similar zone classificadon? Yes No Are they permitted uses? Yes No Are they "~1Q1~cor~formiDg" uses? Yes o Explain: - F. Could the subject property be put to a reasonable and permitted use by you or aDathqr pesson without the zequested variance? Yes No ~ v cc i> t.~ ~,/t ~ N~•~ Explain: 4 ~CLe~ , . . ~ -~~Q Ar?+ c„~~ • v .A~ 04 1A c: A ~ ~ G. If this request is granted, will the subject property be more environmentally sensidve, energy conserving, or will it promote the use of an historic property? Yes No Explain: , . . ' L . Page 1 of 2 z Ew8vq1P1 vE •3-qto Wa~J ~ M7 ~ H. If this varianoe is granted, will the broader public need or interest be served? Ye No Expiain: Avr4Idj At,*^c rcx~J,-, v.. Iso P y coI~~ip.. I. Will this variance be inconsistent with the purpose of the zoning which applies subject property? . Yes No Explain::14 f+c•~ v ~ •3•3' .J f.OVa t«: Ara~A t 4, = . . ' 'R , ' ' o , ; ~ , ,r,° r• w ~V~T~ .l~W«'/d ~/'i~~ / ~ I~Ir7 ~Ci~~^• ` . J. Will approval of this variance grant to the subject property the privileges of a differen classificadon (in other words wouid this be a"de facto" zone change)? Yes ('No Explain: K. Will this variance be inconsistent with the genesal purpose and intent of the . Comprehensive Plan? Yes No ExPlain' ' L. Is this variance required for a reasonable economic return from the subject property or is the existing structlue too small? Yes No ExplM. Did the vracdcal difficultv which caused you to apply for this variance exist . before you owned the subject property? Yes No t , A F.xplain: . s , - • . - - : r ' . , . , . ,T „ . . , . , , , . . . . N. If approved, would this variance affect land use density regulations which exist to protect the Rathdruna/Spokane Aquifer? Yes No Explain: The following space is for further explanation. Attach an additional page(s) Tneeded., JC~ A4~4 You are invited to present additional photographs, diagrams, maps, charts, etc. in support of this application. We have the equipment to display vicleo tapes. No such additional material is required , and in any case it must be BRIEF and descriptive of issues which need to be considered in relation to this requested variance. If you have quesdons about the procedure to be followed feel free to contact the Spokane County Division of Planning at 456-2205. HD-VARIANCE ; BURDEN OF P'ROOF PORM Page 2 of 2 REV; 4/95 _ • ' r 4 • OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478 -ZQNE CHANGE- TO: Spokane County Planning Department, Louis Webster FROM: Division of Engineering & Roads, Scott Engelhard DATh: April 8, 1996 SUBJECT: ZONE CHANGE CONDITIONS # DRE-169-96 / SUNSHINE HEALTH FACILITIES The following "Conditions of Approval" for the above referenced zone change are submitted to the Spokane County Planning Department for inclusion in the Design Review Meeting scheduled February 7, 1996. Prior to release of a building permit or use of property as propoaed: E40 Access permits for approaches to the County Road System shall be obtained from the County Engineer. E43 Applicant shall submit for acceptance by the Spokane County Engineer drainage and access plans. E44 The applicant shall submit for acceptance by the Spokane County Engineer a detailed on-site surface water disposal plan for the entire project or portion thereof if the development is phased. E45 A parking plan and traffic circulation plan shall be submitted and approved by the Srokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles E51 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards and/or adopted resolutions'pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. E55 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable to this proposal. E58 No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subject to inspection and approval by the County Engineer. Z"fl 6 . ~ S P O K /1 N E O t7 N T Y DEPARTMENT OF BUILDING AND PLANNING • A DNISION OF THE PUBLIC WORKS DEPARTMENT JAMES L MANSON, C B O, DIRECTOR DENNIS M SCOTT, P.E, DIRECTOR MEMORANDUM RECEIVIED .;•~AN 2 5 1996 TO: Pk Wff- 1WFR1 M~ ~ Epgine8114 Jim Red, Spokane County Utilities Department , Steve Holderby, Spokane County Health District Wyn Birkenthal, Spokane County Parks & Recreation Department Bill Hemmings, Stormwater Utility Greg Figg, Department of Transportation Glen Miles, Spokane Regional Transportation Council Christine Fueston, Spokane Transit Authority Susan Winchell, Boundary Review Board Central Valley School District Spokane County Water District No. 3 Fire District No. 1 FROM: John Pederson, Senior Planner ~ ~ DATE: January 22, 1996 RE: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) for Sunshine Health Facility APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING, FEBRUARY 7. 1996 AT 3:00 COUNTY PLANNING CONFERENCE ROOM, 2ND FLOOR Please review the above application and use the attached APPLICATION ACCEP'I'ANCE AND DESIGN REVIEW MEETING FORM for your comments. The Planning Department encourages your presence at this meeting. The sponsor and representative have been invited to also attend. If you can not attend, please forward your review comments on the attached form to Louis Webster for the meeting. The attached APPLICATION ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in the Planning Department file (so bring three copies to the meeting). Thanks for your cooperation. If you have any questions about the application, please contact Louis Webster of the Planning Department at 456-2205. c: Bruce Winer, Winer, Purnell & Co., 2525 East 29th Ave., Suite 10-B, Spokane, WA 99223 Sunshine Health Faciliry, 10412 East 9th Avenue, Spokane, WA 99206 Attachments: Application Acceptance and Design Review Form, Project Design, Site Plan 1026 WEST BROADWAY AVENUE • SPOKANE, WASHINGTON 99260 BUILDING PxoNE (509) 456-3675 • FAx (509) 456-4703 Pr_.ANNwc PxoNF (509) 456-2205 • Fwc (509) 456-2243 TDT) (509) 324-3166 . - . . Design Review for February 7, 1996 at 3:00 Zone Reclassification for Sunshine Health Facility Generally located at the southwest comer of 9th Avenue and Raymond Street in the SE 1/4 of Section 20, Township 25 North, Range 44 EWM, Spokane County, Washington. COMPREHENSIVE PLAN: Urban and within the Priority Sewer Service Area (PSSA) PROJECT DESCRIPTION: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-7 (UR-7) for expansion of an existing assisted living convalescent faciliry and those uses allowed in the Urban Residential-7 (UR-7) zone. PARCEL NUMBER: 45204.1002, .1003 STTE SIZE: Approximately 6.9 acres APPLICANT: Bruce Winer Winer, Purnell and Company 2525 East 29th Avenue, Suite 10-B Spokane, WA 99223 (509) 448-3806 OWNER: Sunshine Health Facility 10412 East 9th Avenue Spokane, WA 99206 (509) 926-3547 ASSIGNED PLANNER: Louis Webster . ~ =Q ' , SPOKAItE C-OUNTY PLANNING ZONE RECLASSIFICATION A,PPLICATION, PART I Pes►l4k ~iac. , I , ~ . ~ . J , A. (r ,N ERAL. INFQRMATION: C/u L-j; :jcr, (,J ; ,,jq'r NAME OF APPLICANT/REPRESENTATIVE: MAILING ADDRESS: 1-• Z S" 2 J' j tl-& r CITY: STATE: ~A ZIp: 9 7Z Z.; PHONE: yW ~ - ~ ~ ~ G (work) (-/E/ Se-14-1 ~home) , IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLTCANT TO SERVE AS REPRESENTATIVE. LEGAL OWNER'S NAME: ~ e.X I1~ -(t✓~c , I, af c. PHONE: 944 - 3s y~ MAII.ING ADDRESS: 10 b/ Z65 , CITY: 16A ~ t- STATE: bJ A ZIP: "rI 9 Z 0 6 r PROTECT/PROPOSAL SITE AREA (acres or sq. ft) 6.19 4 c- r4 j ADJACENT A.REA OWNED OR CONTROLLED (acres or sq. ft.) ~ ASSESSOR PARCEL #S OF PROJECT/PROFOSAL 4L37-Zc1 2~1~ Za ~1- 3 ASSESSOR PA,RCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED STREET ADDRESS OF PROPOSAL ~~I 0~qJ /-1~ EXISTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) lf P~• S EXISTING USE OF PROPERTY N~ ~ s~. z~►~ M e PROPOSED ZONING u 9 -7 COMPREHENSIVE PLAN CATEGORY , SCHOOL DISTRICT ~ FIRE DISTRICT . # / WATER PURVEYOR JAJ./aJrr 011J4r~ L4 PROPOSED USE OF PROPERTY: • Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) ~usiness ( ) Industrial ( ) Mixed Use ( ) Other Describe: lq •~s s'. ~ LIST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY: 9-7 . B. LEGAL/ZONE REC'.,LASSIFICATI(~V INFnRMATIn~;. A LOCATION OF PROPOSAL Sc~ Cu- t! /v :tJa h~Vi- n^v N6A S~ . SECI'14N 2-0 TOWNSHIP Z~ RANGE NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: I~~+~N~ • ~ ~ ~ yn-► ~ WIDTH OF PROPERTY FRONT'ING ON PUBLIC ROAD. ~G b Q~ o,., ~ • ZONE, RECLASSIFICAT:r'''T APPLICATYON - . Page 2 of 4 . DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED A.RTERIAL YES NO NAME(S) OF ARTERIAL ROADS LEGAL DESCRZPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED. '~c c reSn 1 ~ ~ c- 1•e ..K - EXISTING ZONE(S) 3S TO PROPOSED ZONE(S) ~--7 FOR THE FOLLOWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIl'TION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW. . IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEKEST IN IT? _ WHAT ARE TI-E CHANGED CONDITIONS OF TIqE ARE~ WHICH YOU FEEL MA)M THIS PROPOSAL WARRANTED? ,,,A,j c~ ,%Wj r,,,.^,j c.c. , ,j o r-j' rE Ge, ~ C u &CA A ~ n1 -~v i ; d '1/~ ~~~I~• ~i r,.t ~.J,.I e vY.•~1✓~ ~ -~v v s,.J` t,,^ . V L cpL Q•, V .4- F1~Ic~w ( ►~l~~.,, ti~.~-~ UJe - . WHAT IMPACT WII.L THE PROPOSED ZON~j RECLASSIFICATION HAVE ON THE ADJACENT PROPERTIES? _~y1~/ e . ~szf.rc ~ {.~,.i ; J -I-Q A l/,s A C L,'N -h rN. ; ~ 5 WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? -rf1 e. crrcr-4 vJe / N„r-j. tjc~ 4c..j ov cr 4?" eAr.S - 2:: 44- c,iA,-~ I ;.V -h„ 1, A I 5yo . -~r~ ~ v,~-n ~~f~ ' ~ ; ~ A C VP -4,s ,4j~j n. /1~ ~ • ! s ~ 4 L:lv It~ It ,61I I J (,^A l-JV m/ G Jr' TJ/M : .~t i.l J e . r 3 WHAT MEASURES DO YOU PROPOSE TO MITI ATE YOUR PROPOSAL'S IMPACT ON SURROUNDING LANll USE? -[jnt4 .,,►dl'..~ Jc.rc.~, 1 " ~ONE RECLASSIFICATI( APPLICATTON Page 3 of 4 PART II THIS SECTTON OF THE A.PPLICATION WII.,L PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERLFICATION THAT 'IHE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDEN'TIFIED. RESULTS OF THE PRELIMIIVARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINE1L SUBMITTAL TO THE PLANNING DEPARTMENT. FIRE MARSHALLiFTRE DTSTRICT iCl A. THIS PROPOSA.L IS WITHIN FIRE PROTECTION DISTRICT NO. ~ y B. ADEQUATE ARRANGEMENTS (P~) (HAVE NOT) BEEN MADE TO MEET OUR NEEDS s P~ IN PROVIDING FOR A.N ADEQUATE-WATER SYSTEM AND FACILITIES FOR FIRE q PROTECTION PURPOSES. C. RECOMMENDED FZRE FLOW: ; OR UNABLE TO CALCULATE NOW• BECAUSE USE IS NOT DEFINITIVE; AND WILL BE DETERMINED AT BUILDING PERMIT A.PPLICATION TIME. D . REQUIREMENTS INCLUDE: s cF?1.~-tL( c,,.,LcLq i0~'wt 1~- ~'7 (o FIRE DISTRICT SIGNATURE/TITLE DATE WA.TER PURVEYOR A. SATISFACTORY A.RRANGE1viENTS FOR DOMESTIC WATER AND FIlZE FZOW REQUIREMENTS (HAVE NOT) BEEN MADE. z 1 B. REQUIREMENTS/COMMENT'S: W A7E4i mi9l lv 6 XT E NsI ul 1"!-} Y /3E lRff 0 " SpOKAIYE GovNrY wRTCii ~ j ~ D 15 Tf11 CT ik 0~ WATER DISTRICT SI A T U R E/ T I T L E D A T E , COUNTY ENGINEER ;2 a,qF A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE A.PPLICANT. A. COMMENTS: i c~ ~ STGNATURE DATE ~ COUNTY UTTLITIES A PRELIMINARY DISCUSSTON HAS TAKEN PLACE AND GENE AL REQUIREMENTS FOR . SUBMITTAL OF THIS PROPOSA.L (HAVE) (HAVE NOT) BEEN SATIS D. THE DESIGNATED S WATER PURVEYOR FOR THTS SITE IS 5a'O. C0uA~1rY L~? SL A COMMENTS: f ~k ~ _ ~ ~ ~ l• Cn SIGNATUREf T'I DA . HEALTH DISTRICT A PRELIMII4ARY DISCUSSION HAS TAKEN PLAEE AND GENERAL REQUIREMENTS FOR SL'BLiITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. ~ COMMEtiTS• . S jGNATUREMTLE DATE SFWER PURVEYOR ;??ELIN1T'`AAY DISCt;SSIO'` HAS TAKEti PLACE AND GENERAL RF_OUIREMENTS FOR THE ?ROVISIOti OF PLBLIC SEWER FRE UNDERSTOOD BY THE APPLICANT. a CONWENTS 0I41UF2 -1,4TEMffIT kl~)Ll C. 25SEW£Q, ~ Ejvc+ V f ('o /R v SIGNATURElil 1 L'.~ DA'IA . - ~ONE RECLAS S I~CATIr APPLICATTON Page 3 of 4 ~ . PART II THIS SECTTON OF THE APPLICATION WTLL PROVIDE THE PLASJNING DEPARTMENT STAFF WITH WRITTEN VERIFTCATION THAT THE APPLICANT HAS HAD PRELIMTNARY CONSULTATION WITH THE AGENCIES IDENTIFIED. RESUI.TS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL. SUBMITTAL TO THE PLANN'ING DEPARTMENT. FIRE MARSHALLIFIRE DISTRYCT A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO. B. ADEQUATE ARRANGEMfiNTS (Ff4W) (HAVE NOT) BEEN MADE TO NiEET OUR NEEDS S P~ 1~J IN PROVIDTNG FOR AN ADEQUATE WATER SYSTEM AND FACILITiES FOR FIRE ~1 PROTECTTON PURPOSES. C. RECOMMENDED F1RE FLOW: ~ ; OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITTVE; AND WILL BE DETERMINED AT BUILDING PERMIT APPLICATION TTME. D . REQUIREMENTS TNCLUDE. , ~ c F?'Ptl- ( ~&Lq torm 1--o FTRE DISTRICT SIGNATURE/TITLE DATE WATER PURVEYOR A. SATISFACTORY ARRANGEMENTS FOR DQIVIESTIC WATER AND FIRE FLOW REQUgtEMENTS (MP*06~- (HAVE NOT) BEEN MADE. B. REQUlREMENTS/C(JMMENTS. WPtTE4~ 11r1191 /v f- X7-49 N-<-'/ ~►'►1-1 Y SE !~-~ff Q U sPo KA,vE Co vrv,-4 w RM3 tJ 1.~ lbK 1 G-i* 3 x ' WATER DISTR,ICT SI NA T U R EII' I T Z. E D A T E . COLINTY ENGINEER ' /q~ydZ A PRELIMiNARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH 'I'HE APPLICANT. A. COMMENTS: S IGNATUREDATE COUNTY UTYLITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GLNE AL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATTSFIED. THE DESIGNATED W ATER PURVEYOR FOR THIS S ITE IS A COMMENTS: ~C~ 2D i A'T'~ u, f. (,t,~ ATt i2 ~Jt,.l2'v ~ 4Q(Z , , c_r', SIGNA?'URE/I'I~L, DA . HEALTH DISTRICT a PRELIviINA.RY DISCUSSION HAS TAK.EN PLR ENERAL REQUIREMENTS FOR SLBtiITTAL OF THIS PROPOSAL (HAVE) HAVE N, BEEN SATISFTED. . (c- ~ C Of1E~TS ~ ~ ~ ~ i~s+: ~ S. < < ' S1G'`AT'URE(TITLE ~ DA , CC.'il'1'1 n•rrr..i... • • • ' . . GONE ZECLASSIFICATTON ~,r'PIJICATION Page 4 of 4 PART III SURVEYOR VERIFTCATTON I, THE UNDERSIGNED, A LICENSED LAND SURVEYOR, HAVE COMPLETED THE INFORMATION REQUESTED FOR THE ZONING AND TI'EN LEGAL DESCRIPTION. SIGNED: DATE: ADDRESS: Adams & C 1 ark , I nc . PHONE: (509) 747-4600 1720 W. 4th Ave., Spokane, WA ZIP: 99204 PART IV (SIGNATURE OF PROPERTY OWNERS OR LETI'ER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR 012 AFFIRM UNDER PENALTY OF PERNRY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. I FURTHER SWEAR OR AFFIIZM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF. NANSE: Xr'l cf (J,,•i er DATE: 7! 9 C ADDRESS: t'4 Z 12 J" ' 3 ed ~ c,.YA ci 5 ZZ ~ zIP: `~5 zZ3 v ' SIGNATURE OF APPLICANT OR REPRESENTATIVE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) ~J SIGNED AND SWORN OR AFF7RMED BEFORE ME ON THIS DAY OF , 194, BY Zoe c' tt,*s611 . pA . ♦ BtON ' ~ • ~i : • T : ~ t~~~ z r s ocary Public in and for the State of Washington . i ~t '0~1 r ~,p f O~. Residbng ac. - ,•~~•''~N e' 1•~~~ ~ ` ~ QP•••••• Ni:: arpountment expires ~''•%.;;AS • . r ~T . C;-o PART V , . ' - ~ SPOKANE COUNTY PLANNING ZONE RECLASSIFICATION APPLICATION PART I 5~~~4,d ` NeA 14 ~ 4,-; A. GENERAL INFQRMATInN: &%j cr-- (."j ; j f'r, ; ,jt~r r-,~C- tI NAME OF A.PPLICANT/REPRESENTATIVE: MAILING ADDRESS: 44• Z S Z ir A , CITY: .5~ 0 I<AJ C. STATE: -Cdj A ZIP: PHONE: y~& - 9 a G (work) a? ' Se-l'-l ~home) , IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. / 57~C LEGAL OWNER'S NAME. HONE: C% Z C--3`~ y7 MAILING ADDRESS: -L-0 Y/ 2 , CITY. SoP ~ ~ STATE• C~ L} ZIP: cI ~ Z U~ PROJECT/PROPOSAL SITE AREA (acres or sq ft) 6.q A.DJACEIVT AREA OWNED OR CONTROLLED (acres or sq. ft.) ~ ASSESSOR PARCEL #S OF PROJECT/PROPOSAL ZcJ Y ASSESSOR PA.RCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED STREET ADDRESS OF PROPOSAL J U~f l o ~ g"~ ~/avt (,v,,A q q z EXISTING ZONE CLASSIFICATTON(S) (DATE ESTABLISHED) V' EXISTING USE OF PROPERTY Nvr s,-j. j~~ ~ e PROPOSED ZONING U 1Q '7 COMPREHENSIVE PLAN CATEGORY SCHOOL DISTRICT i FIRE DISTRICT WATER PURVEYOR IA] ✓)►4 er 0 i J4 r ~ c.} ~2 PROPOSED USE OF PROPERTY• • Single family dwellings O Duplexes O Multifamily dwellings O Manufactured homes ( ) Business ( ) Industnal ( ) Mixed Use ( ) Other Describe: N t.i', J Q 1~ oev► e. ~ LIST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY: c 0 6 - 4 - ?3-? . B . LEGAL/Z0NE REC',SSIFICATrQjV YNFnRUATION; /o y/t) N ; A v'e- LOCA770N OF PROPOS AL• S'v.i Cur►~ v t~Vi- rr .5~ . . , SECTION 2-0 TOWNSHIP 25- RANGE y y ti'AySE OF PUBLIC ROAD(S) PROVIDING ACCESS. j~~ ~ WIDTH OF PROPERTY FRONTLNG ON PUBLIC ROAD• ~~G 6 e,~ I~, ~ Zv o,-~ yr►-, ~ ~ ° ~E RECLASSLFICA7"ION APPLICATTON Page 3 of 4 ~ PAR7' II THIS SECTION OF THE APPLICATrON WILL PROVIDE THE PLANNiQqG DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THF, APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH TFM AGENCIES IDENTIFLED. RESULTS OF THE PRELIMTNARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FTNA.L SUBMITTAL TO THE PLANNTNG DEPAR'I'MENT. FIRE MARSHALL/F1RE DTSTRICT ~lcl A THIS PROPOSAL IS WITHIIN FIRE PROTECTION DISTRICT N0. ~ B ADEQUATE ARRANGEMENTS (HAVE NOT) BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYSTEM AND FACILITTES FOR FIRE PROTECTION PtIRPOSES. C. RECOMMENDED FIRE FLOW: ~ ; OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITTVE; AND WII.L BE DETERMINED AT BUII.DING PERMIT A.PPLICATION TTME. D REQUIREMENTS INCLUDE: S C ( FIRE DISTRICT SIGNATURE/I'ITLE DATE WATER PURVEXOR ~-3 A. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQUTREMENTS (A"Wft~- (HAVE NOT) BEEN MADE. ~ B. REQUIREMENTS/COMMENT'S: W A7E4~ mAl ~ ~ ~-rE NSl (YN M19 Y ~E 13,e Q 0 1(3,ED „ SPokANL= covN" wRTC(l X ooST~~c'T 3 AC4 . WATER DISTRiCT SI NATURE/TITLE DATE COUNTX ENGINEER ro---T A PRELIMIIVARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMENTS: . ~ 11 . 17 ~ SIGNATURE~r&4 DATE COUNTY UTILTTIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENE AL REQUTREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED. THE DESIGNATED '5' WATER PURVEYOR FOR THIS SITE IS ti ~LL A. COMMENTS: . S IGNATURE/I'ITLE DATE HEALTH DISTRICT A PRELI-MLNA.RY DISCLiSSION HAS TAKEN PLAEE AND GENERAL REQUIREMENTS FOR SUBMITTAL Or THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFTED. ~ COtii'.1Eti i S , S IGNA 7UR E/TTTLE DATE . SFWF;R PURVEYOR ~~~~1~fI~~+RY D1SCI;SS1O',: HAS TAKEN PLACE AND GENF_RAL RF_OWkFMENTS FOR 7`HE aSIOti OF PL;BLIC SEWER At?E UNDERSTOOD BY 'DJE APPLICAN'T ?~r k COvi'viEtiTS SIGNATiJREfI'ITLE DATE _ , Ft-riMIT CENK;' PASSPORT Date. Number Name Phone T Address Gomments: CUSTOMER ROUTING 6 ent ~'BUILDING Department~~~~ `PLANNING Departrnentx7 r ~ENGINEER'S Qepartm ~ Addressing i Admin. F.acception i Approach Permit Building Perrnit i Arterial Rd Plan Info = Flood Plain Permit ~ Code Information Binding Site Plan Info : Public/Pnvate Roads Commercial Review Cert. of Exemption i Res. Bldg Permit Rev. Conference Comprehensive Plan i Site Drainage Info Energy Code Info i Cond. Use Permit : Subdivision Review Fire Safety Review = Nonconforming Use i Utility Permit ~ Manufactured Home Permit Review i Zone Change Review i Mechanical Permits _ Shorelines Info ;g, 4 ~0-? - v ~ Othcr Pcrmits Short Plat Info NO FEE REQUIIZED - = iReviewer Time out ~ Plumbing Permits i Subdivision Info J~~~ ✓~I ~ / ! Private Road Info = Temp. Use Permit JUTIUTIES DepaftMent ~-e ! Residential Review Variance Appl. = APA Payment i Sewer Permits Zone Check = Cert. of Exemption - ! Zone Info Subdivision Review ULID/Sewer Info ~ Zone Change Review ! NO RE E RFQUIIZED NO IE-E REQUIRED Reviewer Timc out Reviewer Time out Reviewer Time out I I I naatTE Wasseoxi cnt vt&vs . . ~ ~ • Inc* S, Ith F acilitie . H.ea sunshilie - ~ ~ ~ ~4 1► • _ . ~ ~ ~ ~ µ { x p t~ ~ ` WAY ' a AvE N F J j t~t , D ' ~►~w , ~ 3 ~ i , z o ~•r• J• 4 R,v~.RS~DL 0• r- r 4 Jd • : , F ir6 ~ t~ ~L• ~98 ,i ~ o < Z Y totiar+ O TY . RO~►►D N~ 2 . n - COU K•A NAVE Y E RA1 LRDAD ~ . Q 2 5 t~o~fl MlLWAUKE ' £ - -Al - t ~ • ..l"~ _ ~ ~ _ ~ . ,.d /~Y6•. q ~ ~ _ • ~ . • n~.~~j G ~ ~ FpuRTH • t ~ v. . ►„r pVE X 0' ~ z < ui STN a : Z } t ~ th < SEvEN?H ~ > 7 T M 0l a ~ ~ ~ E Ul ~ T N s TH ~ . . 2 Eti G~ ~ ZO p~ • 9 TH 9TH 1 T r-t 10 0 9th ayC , • :Y~ `~t"~' , ~ T►r , N.\ ~ ,z %7 ~ . 1 lk'PO ~ o lOth AV£ ~ Q ~ , Z ~ • o ~ $ ' ~ : ~ ~ ~ ~ LRh O ~ tA f y=- Q a ~ a : . ~ o$T ....+f~- s ~ •v ~~7 \ •i j~ ~ ir. ~ • ' :~1 t' , .1991 • a ♦ . 3 • H ~ • \ ; • a ~o 19 o ~ A~ ' ~ , p. • ~ ~ ~ ( ~ y~ a ~ ! 0 • 2 ~wD~•.. i~ ~ ~ s ti RirFwood ..~.w . I I I N IIO ~ SPRAM Ar, ¢~MN 0 0 PROJECT IOCATION _ _ji, 91h _ AVfNUC n _ 9 o- ~ K ~ ~ ft,w L-s ~~~z~---------1 - i 9M A%L ~ 25 srmocx a~2 qM 4h. I I ` ~205 30 JO ~ItZA£.~ ~ 1 ~ ~O O I ~ 7SIN I~f. u ~ 11@1 AC isn~ ut , - ~ _ k„l o~,w~ vs~ox wwa~c i ~s at OI ~ 4 I 9 9 z ~c asnNC olwc N ~ ' I ~ VICINITY 11AP ~ wrovwt O F7f14 VEN I m4w ^ I Q "10 ~ M` ~0. ' . , x ~ ~ ~ g goisHK 40MAl R OI ; o vi ~ W ~ O nlw D9v[ tm'-if ~ x d i ~ ~ 5 C•zor (0. 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