ZE-0024-98
i RECEIVED
~ ~'f
~ SPv~ CaUmr~rY ~~~vG E~~vEx SEP 16 1~
SPo~E COU,~ ~~IN~M
RE Zone Reclassificatlon firom Urban } FINDYN~~ OF FACT,
Residentia1-22 (UR-22) Zone ta } CON~,'I1USION~ OF LAWy
Regional BusYness (B-3) Zone ANI] DE+CISTON
Applicant Sundena Plese )
Fi1e No ZE-24-9$ )
T STJMM~Y OF FROPOSAL AND DECISION
Proposal Applzcatiorr for a zone reclassificativn fronrz the Urbau Residential-22 (UR-22)
zone ta the Regional Business (B-3) zone, for a dessert shoplbakery and those uses allawed in
the B-3 zane
Decisioa Approved, subject to conditinns
H BACKGROL]NDIFINDINGS OF FACT
A General information.
Appltcan#lLegal Owner S-undena Plese, 1501 5auth Liberty Dnve, Liberty Lakes WA 99019
S1te AddreSs 213 SOL1th UIl1VErs1ty R0ad
Locatian The s;te is lacated between 2°d and 3' Avenues, along the east side o#'Unuvexsity
Road,1n the NW `l~ of Sectiion 21, TownsYnp 25 North, Range 44 EW-'i14, Spokane County,
Washington
~ 0.5z?
Y,-2
iregal Descriptinn Caunty Assessar's Parcel No ~5i! i 1-2fTCO
ZanYng Urban Residential-22 (LM-22) The site rs a1sv located withun the Aquifer 5ensitive
Overlay Zone and the Publzc Transit Benefit A.rea designated by the Couiity Zown~ Code
Comprehensive Plan Urban eategory The property is aXso located w1thLn the Aquifer
Sensittve Area, Pnonty Sewer 5ervice Area and LTrbarr Zxnpact Area designated by the
Camprehensive Plan
Enviranmental Review The Dlvisivn of Bua1d1ng and PlanrLtng issued a Deterrrsmation
ofNo-ns1gni ficance on Apnl 23, 1999
Site Descrip#ion The slte is appraximately 1I acres tn s1ze, undevelaped a.nd re1atively flat
in tapography The site appears #a have been graded, with rrrounds of dift and aspha[t located
a1ong its north bnundary It has little vegetation, except for a few trees and shrubs near i#s sauth
property line The site 1s located inside the intenrn urban growth area baundanes designated by
the Ccaunty pursuant to the State Crvwth Management Act
HE Flntiings, Conclusions and Decisian ZE-24-98 Paae 1
~
Surrpunding Canditions Llruversity Road adjacent to the sYte is rrnproved to 5 lanes,
including center turn lane, and is designated as aPnnc;pal Ar~erial by the County AA'#enal Road
P1an The Artenal Road Pla.n maps designate a future Prncipal Artenal with restncted access
extending through the area fram east ta vvest in an abandoned railroad nght of way, which was
previausly conveyed to tbe County The aba-ndoned nght af way courses a short distance north af
3rd A,venue and abufis the current site on the north The County has adopted plans to extend a
one-way couplet in the abandoned nght of way arld in Sprague Avenue to the narth, from the
Sprague Avenue/interstate 90 interchange east ta Lxberty Lake County Engineenng is currently
1n the process o~extendiang such one-way couplet (aka Sauth Valiey Arteriai) frorm the Sprague
Intercha.nge #a LTniverslty Road west af the site The County has installed a sewer in#ercep#or in
the abandoned railraad ng,ht of way
YdAvenue, wYnch abuts the site an the south, is a Local Access road whrch terminates a
few blacks east af the site in Pierce Road, and provtdes a route to 4"' Avenue 4' Avenue is
designated as aCollector Artenal by the County Artenal Road Plan, and provides a route tv
University Road to t~e west and Bowdish Road to the east Sprague Avenue narth of the site is
desigr7ated as a Pnnclpal Artenal, and compnses a major traffic and coznrriercial comdor through
the Va11ey area of the caunt}r The laild uSes aIId zOmS~g m the v1Clmty a.Te adequat~ly and
accurately descnbed 1n the Staff Report The abandoned railroad nght of way tends to prouide the
dividing line between intenslve camrnercial development to tl~e north, and less intensive
comtnerclal uses and zonmg to the south
Proj+ect Descriptioa The applicant requests arezone to the BT3 znne ta allaw develapment of
a dessert shoplbakery (Just American Desserts), aind ather unspecified uses a1lawed in SUCh ZanC
The site develapment plan of recard, dated December 10, 1998 shows the westerly 140 feet ("Lot
A") impraved wi#h a smgle-story building hauing a faotpnnt of 3,500 syu~~e feet, with associated
park-ing and required landscaping The easterty 132 feet ("Lot B") of the site is reserved for future
devolopyrnent Access pOLnts are illustrated for proposed Lot A along Untversity Raad, 3" Avenue
and the abandoned right of way far praposed Lot A, and along 3' Avenue and the abandoned nght of
wa3r far Lot BA bXndxng site plan must be approved pursuant to #he County Subdivisxorr [)rdrnance
for such division
B PROCEI)URAL INFORNIATION
Appllcable ZortYng Regulations 5pokane County Zaning Code Chapters 14 628 a.rad 14 402
Hearzng Da#e and Locarion May 12, 1999, Spokane County Public Works Building,
Lower Level, Comriussioners Assembly Room, 1026 West Broadway, Spokane, WA
Natices Mailed Apnl 26, 1999
Fosted Apnl 26, 1999
Fublished Apr-il 23,1999
Si#e Visit May 11, 1999
Hearing Procedrxre Pursuant t❑ Resolution No 96-0171 and Resalutian No 96-0294
BE Findln~s, Canclusions and Declsiorr ZE-24-95 Page 2
~
Testimony
Francine Shaw Scott Engelhard
Division of Building and Planrung Dlvision of Englneenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Steve Roberts
2803 East 39" Avenue
Spokane, WA 99223
Items Noticed Spokane County Generalized Comprehensive Plan, County Zorung Code,
County Code, County Standards for Road and Sewer Construction, and County Artenal Road Plan
maps County Resolution Nos 96-0294 (Hearuig Examiner Rules of Procedure), 96-0171 (Hearing
Examiner Ordinance), 95-0498 (adopting Standards for Road and Sewer Constructlon, and
Guidelines for Stormwater Management), and 85-0900 (adophng Zoning Code, and Program to
Implement Zoruna Code) Final land use decisions referenced In Staff Report
III LAND USE ANALYSIS/
FINDINGS OF FACT AND CONCLUSIONS OF LAW
A Anvroval cntena
In considenng a rezone application, Washington case law generally provides that 1) there is
no presumption in favor of the rezone, 2) the applicant for the rezone must prove that conditions
have substantially changed in the area since the last zoning of the property, and 3) the rezone
proposal must bear a substantial relatlonslup to the public health, safety or welfare Parkndge v
Seattle, 98 Wn 2d 454, 462, 573 P 2d 359 (1978), and Bjar-nson v Kitsap County, 78 Wn App
540, 899 P 2d 1290 (1995)
A comprehensive plan is considered as a general bluepnnt for land use regulation by local
governments Only general conformance with a comprehenslve plan is requued to approve a
rezone See Citizens foY Mount Vernon v City of Mount Vernon, 133 Wn 2d 861, 873, 947 P 2d
1208 (1997), Cathcart v Snohomish County, 96 Wn 2d 201, 211-12, 634 P 2d 853 (1981)
Where a comprehensive plan conflicts with zoning regulatlons, zoning regulations wlll usually
be construed to prevail See Weyerhaeuser v Pierce County, 124 Wn 2d 26, 43 (1994), 873 P 2d
498 (1994)
The County Heanng Exanuner Orduiance authonzes the Heanng Examiner to grant, deny
or grant with such conditions, modifications and restnctions as the Examiner finds necessary to
make a rezone application compatible with the Spokane County Generallzed Comprehensive
Plan and applicable development regulations See County Resolution No 96-0171, Attachment
"A", paragraphs 7(d) and section 11, and RCW 36 70 970 Development regulations include
without limitation the County Zoning Code, the State Environmental Policy Act (SEPA) and the
County's Local Environmental Ordinance (chapter 11 10 of the Spokane County Code)
HE Findings, Concluslons and Decision ZE-24-98 PaQe 3
Section 14 402 020 of the Zorung Code authonzes amendments to the Code based on any
one of 6 grounds, without differentiating between zorung text revisions and amendments to the
official zorung map Zorung Code 14 402 020 (1) authonzes the Code to be amended if it is "
consistent with the Comprehensive Plan and is not detnmental to the public welfare" Zorung
Code 14 402 020 (2) authonzes a Code amendment where a" [c]hange in economic,
technological, or land use conditions has occurred to warrant modificahon of this Code" These
are the most relevant local cntena for conslderation of the current rezone apphcahon
B The nronosal. as condihoned, eenerally conforms with the Spokane County Generalized
ComDrehensive Plan, bears a substantial relationship to and will not be detnmental to the public
health. safetv and general welfare, and complies with the Spokane Countv Zonine Code and
other annlicable develonment regulations
The Staff Report analyzes the project's compliance with the Comprehensive Plan on page 5-
10 of the Staff Report The Staff's finding is that the proposed zone reclassification generally
forms with the Comprehensive Plan, based on application of the transition policy and the general
consistency of the project with the Major Commercial category of the Comprehensive Plan The
Heanng Examiner hereby adopts and incorporates such analysis as findings of fact and
concluslons of law herein
The site plan of record does not indicate what would be developed on the easterly half o the
site The applicant indicated that it is possible that the east half of the site would be used for
expansion of the business proposed on the west half See testimony of Steve Roberts The
Examiner agrees with the Staff Report that a public heanng should be required before
development on the easterly half of the site is approved, unless such portion of the site is
developed for and in conjunction with the same use proposed on the westerly half Qf the site
Such review is necessary to protect the multi-family housing located east of the site, and single-
family residences located to the southeast The adjacent apartment complex buitdmg is located
withln 15 feet of the current site The B-3 zone is the most intensive zone recognized by the
Zoning Code, and certain uses in such zone would not be compatible with neighbonng
residential uses Site plan review would not appear to be necessary to allow expansion of the
existing business onto the east half of the site, provided the development standards of the B-3
zone are met and other conditions of approval
The B-3 zone requires that all building sites in such zone have frontage on a Pnncipal
Artenal or higher classification street Zorung Code 14 628 315 "Frontage" is the length of that
portion of a lot abutting the public street See Zoning Code 14 300 100, defirution of "lot
frontage (frontage)" A future building site on the east half of the site may not have frontage on
such road classlfication at the time it is proposed for development The site plan of record does
not show direct access to Uruversity Road for the easterly half of the subject property There
currently is no public road in the abandoned nght of way lying north of the site, and County
Engineenng is currently restncting access to thls route for the south leg of the future South
Valley Artenal that is proposed The County may eventually allow access to the South Valley
Artenal if it is constructed east of University Road, but this has not yet been decided See
testimony of Scott Engelhard Thlyd Avenue is a Local Access street, and sole access to the east
half of the site via 3`dAvenue for commercial traffic may not be desirable
HE Findings, Conclusions and Decision ZE-24-98 Page 4
.
Considenng the proposed use of the westerly half of the site, which is of relatively low
intensity and is a permitted use ln all business zones recognuzed in the Zorung Code, the
extension of B-3 zoning on the west side of University Road to approxunately the same distance
south of Sprague as the current project, and the restnctions on development of the south portion
of the site, the Examiner finds that the proposed B-3 zone does not intrude excesslvely into the
Urban category of the Comprehensive Plan, and will be reasonably compatible with adjoirung
land uses
The project is conditioned for compliance with the B-3 zone, with detailed review for
compliance with such zone and other applicable regulations to occur pnor to issuance of a
building permit
No public agencies requested that the Determinatton of Nonsigruficance (DNS) for the
project be withdrawn or modified, or alleged that the project would have significant, probable
adverse impacts on the environment As conditioned, the proposal will not have more than a
moderate effect on the quality of the envuonment, and issuance of the DNS was appropnate
The procedural requirements of chapter 43 21 C RCW (SEPA) and chapter 11 10 of the Spokane
County Code have been met
C Conditions in the area in wlvch the pronertv ls located have chamed substantlallv since the,
propertv was last zoned
In appl}nng the changed circumstances test, courts have looked at a vanety of factors,
including changed public opiruon, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself Washington courts have not requlred a"strong" showing of
change The rule is flexible, and each case is to be judged on its own facts Bassanz v Coujzty
Commissioners, 70 Wn App 389, 394 (1993)
Recent cases hold that changed cixcumstances are not required for a rezone if the proposed
rezone implements policies of a comprehensive plan See Bjarnson v Kitsap County, 78 Wn
App $40, 846 (1995), and Save Our Rural Environment v Snohomrsh County, 99 Wn 2d 363,
370-371 (1983), and Tugwell v Kittitas Cour2ty, 90 Wn App 1, 8, footnote 6(1997) As
discussed above, the project does not generally conform to the Comprehenslve P1an
Changed conditions whlch support the rezone include the extension of public sewer to the
area, the widerung of University Road to a 5-lane sectlon, development of the Spokane Transit
Authonty project to the southwest, the ongoing extension of the south leg of the South Valley
Artenal to University Road, the ongoing redevelopment of the University City mall site, the
intensificatlon of development along University Road between Sprague Avenue and 8`'' Avenue,
and increased population growth and traffic in the area
HE Findings, Concluslons and Decision ZE-24-98 Page 5
IV DECISION
Based on the Findings of Fact and Conclusions of Law above, the rezone application is
hereby approved, subject to the conditions of approval attached below The condihons of public
agencies which have been supplemented or sigruficantly modified by the Heanng Examiner below
are italicazed
Failure to comply with the conditions of this approval may result in revocation of tlus
approval by the Heanng Examiner
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
1 All conditions imposed by the Heanng Examiner shall be binding on the "Applicant",
whlch term shall include the developer(s) and owner(s) of the property, and theu heirs, assigns
and successors
2 The zone change applies to the following real property "Opportunity, The Westerly
268 36 feet of Tract 173 lying South of C M& P S RY nght-of-way and Northerly of 3'
Avenue nght-of-way, except for Uruversity Road"
3 The proposal shall comply with the Regional Business (B-3) zone, the Aquifer Sensitive
Area (ASA) Overlay zone and other applicable regulations of the County Zoning Code, as
amended
,
4 The proposal shall comply with the Spokane County Subdivision Ordinance, as amended
The site is a portion of a platted lot and has not received formal platting approval pursuant to
RCW 58 17 Appropnate subdivision /exemption approval shall be obtained pnor to the
issuance of any building permrt for the site
5 The applicant shall develop the subject property, in particular that portion designated as
"Lot A", substantially in conformance with the site plan of record dated December 10, 1998 and
the concept presented to the Heanng Examiner Vanations, when approved by the Director of
the Division of Building and Planning/designee, may be permitted in order to comply with
conditions of approval and applicable regulations, or as authonzed by Section 14 504 040 of the
County Zoning Code as amended All vanations shall conform to regulations set forth in the
Spokane County Zorung Code, and the onginal intent of the development plans shall be
maintained
6 A public heanng review by the Heanng Examiner is required pnor to any srte development
of the easterly portion of the site designated as "Lot B" The detailed site plan presented at a
subsequent heanng must address impacts of the development on the site and surrounding land
uses and address conditions of approval imposed by this heanng body The pirblic hearing
requirement shall not apply if'the development proposedfor `Lot B' is an extension of the use
currently proposed for "Lot A, ancl lot frontage requzr emerits are met
HE Findings, Conclusions and Decision ZE-24-98 Page 6
~
7 Approval is required by the Director of the Divlsion of Building and Planning/designee of a
specific lighting and signing plan for the descnbed property pnor to the release of any building
permits
8 Direct light from any extenor area lighting fixture shall not extend over the property
boundary and as provided in Section 14 810 180 of the Spokane County Zorung Code
9 A five (5)-foot wide stnp of Type I landscaping shall be provided along the east property
line to buffer the proposal from the mulh-family housing located east of the site This
landscaping stnp may be substituted with a five (5)-foot wide stnp of Type III landscapinc, if a
six (6)-foot high sight-obscunng fence is also constructed along the east property line The fence
shall comply with the standards of Section 14 810 020 of the Spokane County Zoning Code
10 A specific landscape plan, planting schedule and provisions for maintenance acceptable to
the Director of the Division of Building and Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project pnor to release of building permits
Landscaping shall be ulstalled and maintained so that sight distance at access points is not
obscured or impaired
11 The Division of Bwlding and Planrung shall prepare and record with the Spokane County
Auditor a Title Notice noting tbat 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 T'he Title Notice
shall only be released, in full or in part, by the Division of Building and Planning The Title
Notice shall generally provide as follows The parcel of property legally descnbed as
"Opportunity, The Westerly 268 36 feet of Tract 173 lying South of C M& P S RY nght-of-
way and Northerly of 3' Avenue nght-of-way except for Uruversity Road" is the subject of a
land use action by a Spokane County Heanng Examiner on September 16, 1999, imposing a
vanety of special development condltlons File No ZE-24-95 is available for inspection and
copying in the Spokane County Divlsion of Building and Planning
12 Any division of the subject property for the purposes of creating additional lots/parcels
shall be reviewed by the Director of the Division of Building and Planning/designee for
compliance wrth the Spokane County Subdivlsion Ordinance and all other applicable local, state
and federal ordinances and development regulations, as amended
13 The applicant shall contact the Division of Building and Planning at the earliest possible
stage in order to be informed of code reqwrements administeredlenforced as authonzed by the
State Building Code Act Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classification, existing extenor wall protechon and energy code requirements
14 A filed aviation easement satlsfactory to the Spokane International Airport Board, Fairchuld
Air Force Base and/or other air traffic control agency shall be provided pnor to the Drvision of
Building and Planning sign-off on a building permit
HE Findings, Conclusions and Decision ZE-24-98 Page 7
15 The Division of Building and Planrung shall file with the Spokane County Auditor a Title
Notice, which shall generally provide as follows "Pnor to the issuance of any building permit
for any building or any use on the property descnbed herein, the applicant shall be responsible
for complying with the provisions of the Zoning Code for Spokane County, Sechon 14 706
(Aquifer Sensitive Area Overlay Zone) The property whlch is the subject of this notice is more
particularly descnbed as follows Opportumty, The Westerly 268 36 feet of Tract 1731ying
South of C M& P S RY nght-of-way and Northerly of 3`d Avenue nght-of-way except for
University Road "
16 Note The site developrrtent plan does not illustrate compliance with landscaping required tn
parkang areas under the County Zoning Code
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Pnor to issuance of a building permit, or at the request of the County Engineer in conjunction
with a County Road Project/Road Improvement Distnct, whichever comes first
1 The applicant shall dedicate nght of way for the South Valley Artenal, as descnbed in
Exhibit "A" attached to the County Engineenng condrtions of approval in the current file
Pnor to release of a building permrt or use of the property as proposed
2 Access permits for approaches to the County Road System shall be obtamed from the
County Engineer
3 The applicant shall construct sidewalk adjacent to Thlyd Avenue and connect to the existing
sidewalk along Unlversity Road
4 The applicant shall submit drainage, sidewalk and access plans for acceptance by the
County Engineer
5 A parlanc, plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in accordance
with standard engineenng practices Paving or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by velucles
6 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bndge construchon 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
7 Access to South Valley Artenal shall be prohibited until such tune as specifically
authonzed by the Spokane County Engineer
S Roadway standards, typical roadway sections and drainage plan requuements are found in
Spokane County Resolution No 95-0498 as amended and are applicable to tlus proposal
HE Findings, Conclusions and Decision ZE-24-98 Page 8
,
9 IVv cons#ruction work is to be perfarrried within the exis#ing or proposed nght of way until
a permit has been issued by the County Englneer Ail work within the public road nght of way Ys
subject to insgectian and appraval by the Caunty Engineer
10 A11 required cvnsCructIon w~tlun the existing or praposed public nght of way is to be
carnpleted pnor to the release of abuilding peranit ar a bond in an amount estirnated by the
County Engineer to covez the cost of construction or irnprovements shall be filed with the
County Englneer
I 1 The applicant is advised t.hat there rnay exist utilities either undergound ar auerhead
affecting the applicant's proper#y, including praperty to be dedicated or set asxde future
acquisition 5pakane County w111 assume nv financial abligatian for adjustments or z-elocat1on
regarding these utilities fihe applicant should check with the appltcable utihties and Spokane
Cvunty Engineer to detertnine whe#her the applican# or utility 1s respansible for adaustment vx
relocation costs and to make auangements for any necessary work
12 The applicanfi shall grarrt applicablc barder casemen#s adjacent to Spoka-ne Caunty Right of
Way per Spokane County Standards
13 The specialized commercial use proposed by the applrcant has 1ow tnp generatian and daes
not requlze a traffc study or rnitigation Any change of use far th.e proposed structure in the
future, or review of a pennit far the area shown as "future development", shall be evaluated for
traffic iznpacts Aiiy SLLbStan$ia1 increa5e rri tT'1p gerieCat1Dn t0 the Stte may req-u1re a traf~1C stlldy
and appilcable mitigat3on
SPOKANE REGI~~AL HEALTH DISTRIC"Y'
1 The sewage disposal methvd shall be as authonzed by the Directar ofUtilities, Spokane
County
2 Water seI"v1Ce 5hall be Cc?ord1riated tj'lrough the Dii'eC~or of Uti11tie5, Spokane Coun~~
3 Water servlce shall be by an exlsting public water supply, when approved by the R.egional
En~ineer (S~pokane), State Department of Health
4 A publsc sevuer system shall be made available for the project and individual service
provided to each lat pnor to sale
5 The use of pnvate wells and vvater systems 1s protubited
HE Findin~s, Conclusions and Decxsior~ ZE-24-9$ Pa~e 9
SPOKANE COUNTY I]IVISiON OF U'I'ILIT'r~~
~ A wet (live) sewer connection to the area-wide Public Sewer System shall be canstructed
A sewer connection permlt is reqraired Commerciai develapments shall submlt histoncal and or
estimated water usage pnor to the issuance of the connection permit in arder to establish sewer
fees
2 The appllcant shall subrnit expressly to Spakane County D1vision ofUtilities, u.nder
separate cover, only those plan sheets showwtng sewer plans and specifications for the public
sewer carinectians and facilities for revievv arrd approval CaMrnercial developmentS Sha11
submit hlstorical and or estirna#ed water usage as part af the ~ewer plan subrnittal
3 Sewer plans acceptable to the Division ofUtilitaes shall be submi#ted pnor to the zssuance
of the sewer canstnicti4n pennit
4 Arrangements for payment of applicable sewer charges mus# be made pnor to rssuance of
sewer connection permit 5ewer charges may include special connection charges and general
faciiities charges Chargres rnay'be substantial, depending upon the nature of the develapment
5 Any water service #`or thus project sha11 be provided in accordarice with the Coordinated
Water Systerri Plan for Spokane Cvunty, as arnended
HE Findings, Conclusions and Decision ZE-24-98 Page 10
~
DATED tlus 16`hof September, 1999
SPOKANE COUNTY HEARING EXANIINER
/
Michael Qr Dempsey, WSBA #8235t/ ~
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolunon Nos 96-0171 and 96-0632, the decision of the
Heanrig Examiner on an application for a zone reclassification, and rts accompanying SEPA
determination, is final and conclusive unless within 10 calendar days from the Examiner's
wntten decision, a party of record aggneved by such decision files an appeal with the Board of
County Commissioners of Spokane County, Waslungton However, RCW 36 70B 110 (9)
indicates that adminsstrative appeals of county land use decisions and SEPA appeals shall be
filed with the legislative body within 14 calendar days of the date of the decision When the last
calendar day of a statutory deadline for taking action falls on a weekend or holiday, RCW
1 12 040 requires that such days be excluded from the computation of calendar days
This decision was mailed by certified mail to the Applicant, and other parties of record at
the public heanng, on September 16, 1999 The appeal closing date is either September 27,
1999 or Sentember 30, 1999, depending on which appeal period referenced above legally
applies, and counting to the next business day when the last day for appeal falls on a
weekend or holiday
The complete record in this matter, including this decision, is on file dunng the appeal
penod with the Office of the Heanng Examiner, Th1rd Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 324-3490 The file may be
inspected during normal working hours, listed as Monday - Fnday of each week, except holidays,
between the hours of 8 00 a m and 4 00 p m Copies of the documents in the record will be made
available at the cost set by Spokane County
HE Findings, Conclusions and Decision ZE-24-98 Page 11
~
, ' r~jcct status activt E I\T G I N E E R' S RE ; I L, W S H E E`I'
As Built Plans Rrccivcd Rezone File ZE-0024-98
ftoad Pluns Approvcd
l'ompanion Pilrs:
'Vtw Road Smndards 5-I S•95 Mvlar ss:
' Rclatod File>
tfcarinR: 05112/1999 09:00 I3uildiag Dcpt:
Tcrhniral Rcvicw: 01/U711999 03:00
Prr(rminary Revicw- Typc: Largc Lot .J Bldg. Square Fect
f?a!c Rzxr:%,c,:: 1' 28 190 No. Lou: tvo. acres: 1.09
Project 'v'ame UR-22 "CO I3-3 DES5ER1' SIIOP
SItc:\duress 5 02ND. N rl:•FtL?. W P}!_Ftt_T. L l.'tif1'F1ZS1 fY. i'tilVFRS1'11' >'i?
Elnnge-7'awnship-Sectian- PARCEI,(S): .applicnpt
`tepnen 1 Kobrrts Fluwl Zonc No
WatcrSourcc t'c:blic
2803 E. 39th Av Srwer 5ource
SY(JKAIYE,INA 99223- Srhnol Uis: j~h
Phant rirc Dist !
(509) 448-5041 Phonc Dist
Owner
tiumdcna
lw(il S [ ihcrt:, Dr
L(E3LR'fl'' LAKE.:. W.,N 90}019-
Fhone
(ioKl) 255_6634
f3udding Ph: 4Sci-3675 ; Ptunning f'h: 456-2205 Contact: FRANC'1nE SiIAXV
nate Submitte Description Initials
0l/1 I,°19tr) Eng Need "rrchnicalfy C'omplrfe Cng nccd lIarvarci Rd Mitiptian
L•ng Nced Orainagc Plans Eng Nerd Truffic Analysis Eng Nccd Othcr
Eng Pay Fccs Rcccivcd Eng Finnl Plat Fcrs Corrmlctcd
Capy to Accounting
Eng Priority Fces Rcccivcd
r , Notice tn puhlic ~ Notirc to 1'ublic # 1 3 a 6 Con+plrtrd - or Nccds to bc sip-airtl
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; SMmped Myfars to Sccrrtary (Sandy)
Stamped 208 L.ot pians to Secrctary iSsndyl
f'rujcct Status Artivr ENGINEI~R'S'REVIEW SHEET ~
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As 8uift E'lans Receivui Rezone File ZE-0024-98 "98
Rnad Plans Approvtd
c'o;npanian (=ilcs7
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Rclatrd Filrs:
ltearfng: Builiiing [hpt:
lcrhnicol Review: 01l07/1999 jLds
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'A'atcr Sounc
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Spokanc, WA 99206- Schuol Dist
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(509) 928-5319 (549) 926-16$5 PhonC Diztt
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I.it►erty Lake. WiA 99019- Spc►kane. ~1':1 992iir,
Phune Ph~i~~
iluil(iing Ph_ 4156_3675 1'iai»>in~; 1'h: 456.220i Con[nct: I~fi:1Nl'Iti(: '01A11"
Date Submitted Description Initials
f:ng Necd Teehnically C'ompltte Eng Need Harvard Rd Mitigatiom
F.ng Nrecl Druinagc F'lans Et►g Nce! Traffic Anulysis Lng N;:cd Clthcr
Eng Pay Fees Keceivcd Eng Final Nlat Fe« Completed
C'opy tn X.cauntune
Eng Nnarity Fces RCCCived
Notice to E'ublic, N«tirc to I'uhliC ~t 1 ~ 4 b Cof11; IcICd - ur NeCC!s In hC 51g11Cd
Ihsign Lkviution Dutcs (In-C)u:)
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! ! Sumpcd 208 Lot t'lans to Secrctary (Sandy) I
I
RECEIVED
• DETERMINATION OF
NONSIGNIFICANCE -"DNS" APR 2 3 1999
WAC 197-11-970 and Section 11 10 230(3)
SPOKANE Ei~VIRONMENTAL ORDINANCE ''COUMyENGINEER
FILE NUMBER ZE-24-98
DESCRIPTION OF PROPOSAL Zone reclassification from Urban Residential-22 (UR-22) to Regional
Business (B-3) for those uses allowed in the Regional Business (13-3) zone
OWNER Sudena Plese, 1801 S Liberty Drive, Liberty Lake, WA 99019, 509/255-6635
APPLICANT Steve Roberts, 2803 E 39th Avenue, Spokane, WA 99223, 509/448-5043
ADDRESS AND LOCATION OF PROPOSAL 213 S University Road, generally located south of and
adjacent to 2nd Avenue, north of and adjacent to 3rd Avenue, and east of and adjacent to Universtty Road, in
the NW '/4 of Section 21, Township 25 North, Range 44 EWM, Spokane County, Washington
LEAD AGENCY SPOKANE COUNTY DIVISION OF BUILDING & PLANNING
DETERMINATION The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment This decision was made after review of a completed
environmental checklist and other information on file wrth the lead agency This information is available to
the public on request
This DNS is issued under WAC 197-11-340(2), the lead agency will not act on this proposal for at least 15
days from the date issued (below) Comments regarding this DNS must be submitted no later than 4 00
p m, May 10, 1999, if they are mtended to alter the DNS All comments should be sent to the contact
person Lsted below
RESPONSIBLE OFFICIAL By Francme Shaw Trtle Senior Planner
Spokane County Divisian of Building & Planning
1026 W Broadway Ave
Spokane, WA 99260-0050 (509'14 7-3675
DATE ISSUED Apn123, 1999 SIGNATURE
COM1VlII,TIS REGARDING IIWIRONMFNTAL CONCEtNS ARE WEI.,C:t)ME AT 'II-l HEARING
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY
DIVISION OF BUILDING & PLANNING, lst Floor, 1026 W Broadway, Spokane, WA 99260 The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project This
appeal must be wntten and the appellant should be prepared to make specific factual objections Contact the
Division of Building and Planning to assist you wrth the specifics for a SEPA appeal
This DNS was mailed to
1 WA State De~artment of Ecology (Olymp~a
2 m, 3 Spokane County Division of Engmeenng Development Services, Bi11 Hemmings
4 Spokane County Division of Utilities, Jim Red
5 Spokane Counfiy Stormwater Utility, Brenda Sims
6 Spakane Regional Health Dsstrict, Steve Holderby
7 Spokane County Air Pollution Controt Authority, Chuck Studer
8 WA State Boundary Revtew Board, Susan Winchell
9 Fire Protection District No 1
10 Modern Electnc Water Distnct
RECEIVED jk'~ ~ .
~
r t y't, ~ w ~ F IYtY~ 6~,~,/.
.~~SPO~(ANE COU ENGINEE~`
f ~5y t~'.'~'~ x 'x
1 1 ~ STAFF~REP~ORT-.-v~trTHE-°HE°ARING EaXAMINER,-~
A ° r;,,dr~,s.~~~r.a'a ~`•.r,~'~ ~ ~ . r ~
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ile # hZE=24~98 ~
tt~
DIVISION OF BUILDING AND PLANNING
SPOKAI\M COUNTY
t ~
HEARING DATE May 12, 1999 at 9 00 a m FILE # ZE-24-98
PROJECT PLANNER Francine Shaw, Senior Planner
PROJECT DESCRIPTION Zone Reclassification from Urban Residential-22 (UR-22) to Regional
Business (B-3) for those uses allowed in the Regional Business (B-3) zone
STAFF RECOMMENDATION Staff recommends approval, as conditioned
Proiect Data
Project Address and Locabon 213 S University Road, generally located between 2nd
and 3'dAvenues, east of and adjacent to Universifij
Road in the Spokane Valley in the NW %4 of Section
- 21, Township 25 N Range 44 E W M Spokane
- County, Washington
Parcel Number - 45212 0523
Owner Sudena I'lese
1801 S Liberty Drive, Liberty Lake WA 99019
_ (509) 255-6635
Agent Steve Roberts
2803 E 39', Spokane, WA 99223
(509) 448-5043
Comprehensrve Plan Designabon Urban (U) and subject to the'transition area" defnition
Zonmg i- Urban Residential-22 (UR-22)
Existing Land Use The site is currently vacant and undeveloped The
proposed land use includes the construction of a
dessert shoplbakery (Just American Desserts) on the
west 140 feet of the site with the remaining easterly
131 36 feet of the site planned for speculative
commercial development In order to divide the subject
site as illustrated on the site development plan a
binding site plan/short plat application shall be
submitted and approved consistent with RCW 58 17
and the Spokane County Subdivision Ordinance
Surrounding Zoning and land Uses
• North Land located immediately north of the site is zoned
Urban Residential-22 (JR-22) with the Regional
Business (B-3) and Light Industrial (I-2) zone
extending north therefirom along the Sprague Avenue
business corridor The site is bordered along the norLlh
,
~
property line by unimproved 2"d Avenue which is
planned for the South Valley Coupiet Idorth, beyond '
21 Avenue, is a parttially vacated stnp shoppmg center
_ occupied only by a vanety/drug store A convenience
storeigas station, bank and a paved parkmg lot are
also located north of the site
• South South of the site land is zoned Urban Residentia!-22
- (UR-22) which transitions further south tnto the
Neighborhood Business (B-1) and Urban Residentia{-
- 3 5(UR-3 5) zones A residence is located
immediately south of the proposal which has been
converted to commercial use and is occupied by a
contractors office and a chiropractor/medical office
South of the converted residence is vacant
undeveloped land Single family residences also exist
in the vicinity of the development
• East Land located east of the site is zoned Urban
Residential-22 (UR-22) and is primarily occupied by
, multi-family/apartment complexes constructed at
vanous densities and building heights
• West To the west land is zoned Regional Business (B-3)
and Urban Residential-22 {UR-22} The Unrversity
City regional shoppmg mafl (currentiy under
construction for remodel) Spokane Transit Authority
Park and Ride facility, a nursing home and vacant
undeveloped land are located west of the subject site
Known Land Use Proposals and The most recent land use action approved within the
Recent Project Approvals in the vicinity of the proposal includes a Change of
Area o# this Project Conditions to a previously approved zone
reclassification (ZE-1 8A-89) and a Binding Site Pian
(8SP-56-97) for the remodel of University City regional
shopping mall A zone reclassification (ZE-48-97) was
approved for the development of a reUrement
apartment complex at the northeast comer of the
_ intersection of 8`h Avenue and Universsty Road An
additional zonc reclas~ification (ZE-17-96) was
approved for land located west of and adjaceni to
University Road, approximately 600 feet south of the
subject site, for the development of a 16 unit
- apartment complex
Land Division Status The legal description of the subject parcei descnbes
the site as being a portion of a previous{y platted tract
and is not considered a legal lot of record pursuant to
RCW 58 17 Review of assessor's records does not
provide enough information to determine if the srte is
subject to the provisions of Section 12 100110(5) of
the Spokane County Subdivision Ordinance whtch
exempt land from the formai platting process Prior to
the issuance of any building permit for the site either a
Certificate of Exemption or a final binding site
pian/short plat shaii be approved recognizing the site
as a legal lot of record In addition, the approval of a
preliminary and finai binding site pian/short plat wiil be
required m order to subdivide the site into two
tracts/lots as illustrated on the site development pian
of record dated December 10, 1999
ZE 24 98
Staff Report May 26 1999 Public Hearing
2of10
~
~
Shoreline Designation Not apphcabld
Water Purveyor jThe proposal is located in the water service
boundaries of Modem Electnc Water Company and
will be served by a public water system Any water
service for this project shall be provided in accordance
with the Coordinated Water System Pian for Spokane
County as amended
Sewage Disposal The site will be served by a public sewer system A
wet (live) sewer connection to the area-wide Public
_ Sewer System is to be constructed and will require
~ approval of sewer plans and specifications A sewer
connection permit is also reqwred
Fire District # The proposal is within Spokane County Fire Protection
District No 1 The Fire District was has indicated they
have no objection to the zone reciassification
Schooi District The site is located in Central Valley School District No
- 356 The school district was contacted regarding this
y proposal and no comments were received
Nearest Arterials and Distance The proposal is bound along the north property line by
- 2nd Avenue, along the south property line by 3rd
- Avenue and along the west property line by University
Road The Spokane County Artenal Road Plan
~ - identifies 2nd Avenue as a controlled access high
capacity principal artenai with a planned right-of-way
width of 100 feet (South Valley Couplet), 3rd Avenue
as a local access road with a planned nght-of-way
- t width of 60 feet and University Road as a principal
_ artenai with a planned nght-of-way width of 100 feet
- _ i In order to implement the Artenal Road Plan the
Division of Engineenng is recommending as conditions
~ " - of approvai the dedicauon of additional right-of-way
along 2"4 Avenue, prohibiting access to 2"d Avenue
(Sauth Valley Couplet) and the construction of
sidewaik along 3`d Avenue
Nearest Parks and Distance The Spokane County Parks and Recreation Plan
identifies Balfour Park as the County park facility
t located nearest to the proposal Balfour Park is
located approximately'/. mile northwest of the subject
site The Division of Parks, Recreabon and Fair were
contacted regarding this proposal and no comments
were received
Neighborhood AssociaUon Not applicable
• This site is located inside the IUGA
• This proposal is located inside a Public Transportabon Benefit Area (PTBA) Spokane
Transit Authority Route 22 provides servoce to the site Also, the Valley Transit Center is
located on the northwest corner of #he intersecbon of 4' Avenue and University Road
• This proposal is located outside the 1000' nobficabon boundary of any designated
Natural Resource Land
GMA/Criticai Areas
Aquifer Recharge Area The subJect site is located inside both the
Prionty Sewer ServicE Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overlay zone
ZE 24-98
Staff Repo-t May 26 1999 Public Heanng
3of10
~
Fish & WiIdlife Habitat Conservation Areas Not applicable 'Y
Fioodpiain The site is located in Zone C and outside '
any 100 year flood plain as per F1RM
Geologicatly Haiardous Areas Not applicable
Wetlands Not applicable
SEPA
0 DNS issued April 23, 1999
❑ Comment period ended May 10, 1999
0 Appeal period ends the same time as the appeai time frame for the proposed iand use action
expires
NoticinQ
Published Spokesman Review Legal Section on April 23, 1999
Mailed Notice of Application and the Notice of Hearing was mailed to taxpayers/owners of property
located within 400 feet of the boundanes of the subJect site on February 1 and Apn! 23, 1999,
respectively
Site Posted The deadline for the applicant to post the site was April 23 1999
1724 Comaliance Dates
Application Accepted (Counter Complete) December 17 1998
Technically Complete i Determination of Compieteness issued January29, 1999
Date Notice of Decision es Due May ?9 1999
Reviewinq Aaencies
A total of 14 agencies were notified regarding this propnsal Final comments were due April 28, 1999
Agencies Notified - Response Date Agencies Notified Response Date Received Received Received Received
Spokane County Division Yes April 26 WA State Der)t of No
of Engineering and Roads 1 q99 Ecolagy (Olympia)
Spokane County Yes Aprll 26 Spokane County Division No
Engineering Developer 1999 of Parks, Recreation and
Services Fair
Spokane County Division Yes Apnl 21, Spokane County Yes January 7
of Utilities 1999 Stormwater Utility 1999
Spokane County Division Yes April 19 Spokane Regional Yes January 7,
of Long Range Planning 1999 Health District 1999
Spokane County Air Yes January 6 Spokane Regional No
Pollut4on Control Authority 1999 Transportation Council
Central Valiey School No Spokane County Fire Yes February
District Protection District No 1 2, 1999
Modern Electnc Water No Spokane Transit No
Company Authority
Resaonses from the Pubiic No letters have been received regardjng the proposal _
Descrmtion of the Site The site is approximately 1 1 acres in size, rectanyular in shape and
flat in topography University Road borders the site to the west and is a paved five iane two way
ZE-24 98
Staff Report May 26 1999 Public Heanng
4of10
'~7~9~^' 'f 'R"~ ~ •w.7~r 'H~
Z
~ •pnncipal arteriai includmg sidewalk and street lighfing on ooth sides of the artenal The site is
~ bordered along the north property line by unim'proved 2nd Avenue and atong the south property
line by 3' Avenue 2nd Avenue does not exist but is planned for the South Valley Couplet 3rd
Avenue is a paved two lane two way street without curb and sidewaik The property appears to
have been graded with little vegetation existing except for a few trees and shrubs located near
the south property line Mounds of dirt and asphalt are located near the north property line Two
(2) curb cuts located approximately 30 feet north and east of the intersection of Third Avenue and
University Road provide access to the site A cyclone fence assoaated with the apartment
complex located east of and adjacent to the site is located along the east property line Overhead
transmission lines border the north and west property lines of the site
Descriation of Surroundinq Neiqhborhood Land surrounding the subJect site is occupied by
various land uses including apartments to the east and southeast (zoned Urban Residential-
22), a stnp shopping center (University City) to the north, northwest and northeast along the Sprague
Avenue corridor (zoned Regionai Business and Light Industnai), STA transit center (zoned Urban
Residential-22), nursing home and vacant undeveloped land to the west (zoned Urban Residential-22
and Regional Business), and a medical/professional office (zoned Urban Residential-22), vacant
undeveloped Iand (zoned Neighborhood Business) and single family residences (zoned Urban
Residential-3 5) to the south
University Road, 2"d Avenue and Sprague Avenue are the Pnncipai Arterials serving the
neighborhood Sprague Avenue (located approximately 750 feet north of the subject site) and
University Road are four lane two way paved streets with a central tum lane Both Sprague and
University Road are constructed with curb and sidewalk on both sides of the streets and are provided
with street lighting Unimproved 2nd Avenue is pianned for the South valley Couplet which is
currently under phased construction Landscaping in the area rs associated with commerciai and
residential development
The surrounding neighborhood is served by a fuli range of public services including public water and
sewer, electricity, telephone, cabie, naturai gas, public transrt as well as police and fire protection
BackQround On March 2, 1998 a pre-conference for the proposed zone reGlassification was
held with Mr Ernie Swanson, reaitor The appiication was submitted for review to the Division of
Building and Planning on December 17, 1998 at which time the application was considered
Counter Complete pursuant to ESHB 1724 A technical review meeting was held on January 7,
1999 were at the applicant, Steve Roberts, was informed of the need for addaionai information
and minor site development plan revisions The requested information and site plan revisions
were made and the proposal was deemed Technically Complete on January 29, 1999 Three
days later the Notice of Application was mailed (February 1, 1999) The deadline for mailing the
Notice of Hearing and posting of the site was April 23, 1999
.
Staff Analvsis ,
Comprehensive Land Use Plan The subJect site is located in the Urban category of the
Comprehensive Plan, the Urban Impact Area (UTA) and the lnterim Urban Growth Area (IUGA)
established pursuant to RCW 36 70A, the Growth Management Act The proposal is also subject
to the transition area definition of the Comprehensive Pian
ZE 24 98
Staff Report - May 26 1999 Public Heanng "
5 of 10
,
~
Section D of the detailed definition nof the Orban category indicates maJor commercial users a're
incompatible with the Urban category The proposed Regional Business (B-3) zone is the most '
intense commercial zone in Spokane County and is not intended to implement the Urban
category but rather the Major Commerciai category However, Objective 1 5 e of the Urban
category states, "When a neighborhood experiences pressure for change in character, such
change shall be permitted upon appropnate review"
The subject site is located south of and adJacent to the Major Commercial category and therefore,
is subJect to the transition area definition The Comprehensive Plan recognizes the area between
two or more land use categories as a"transition area" It is the intent that the established
boundaries between land use categories are accurate and definable on the ground, but the Plan
also recognizes that a specific proposai may cross or be adJacent to the boundaries In these
instances, depending on the impacts to existing land use categories and the distance a use
intrudes into an adjacent category, a Comprehensive Plan amendment may not be required to ~
al{ow a use that is genencally incompatible with the category a site is located in
-
Existing land use surrounding the site varies from a regional serving shopping mal( (University
City) which expands both east and west from University Road along the Sprague Avenue
business corridor, the STA Valley Transtit Center (on the northwest corner of the intersection of
University Road and 4t" Avenue) to professionai/medical o#ices and apartment cflmplexes
These land uses are more characteristic of the purpose and intent of the Major Commerci-al
category of the Comprehensive Plan than the Urban category _t
The Major Commercial category is intended to provide the opportunity for development of
commercial uses, specifically community and regional shopping centers and commerciai uses,
directly related to major throughways Certain residential uses, particularly multi-family
developments may be compatible through the use of proper screening and performance
standards Major Commercial areas feature high-intensity uses Heavy automobile traffic and
related congestion may create pollution problems, especialiy a(ong commercial striR
development
Artena) strip commercial development will usually be made up of businesses on individual parcpAs
clustered along heavily traveled stree#s.or highways each pro0vidmg off-street parking Shopping
is not done by walking from one store to another but rather is of a single-purpose nature
~ Most commercial development will be on relatively flat land and buildmgs will be of a low profile
Paved parking, streets and man-made structures wili dominate the site with few natural feat-ures
to be found Landscaping, screening, lighting signage and other architectural treatment wrlf
provide for aestheticaily pleasing development
Major commercial areas require a full line of public services and utilities including sanitary and
storm sewers, public water systems Underground uttilities such as telephone, gas, electricity are
also common in commercial areas
Goal 6 1 promotes development of commercial land in a manner which is complementary and
compatibie with adJacent land uses and the surrounding environment This concept is furtbar
supported by Objectives 6 1 a-d and Decision Guidelines 6 1 1-6 1 3 which encourage buffering,
landscaping and structure orientation as a means of assunng compatibility between commercial
- and adjacent land uses
The site development pian of record iilustrates landscaping adjacent to street frontages to
enhance the aesthetics of the area The proposed dessert shop/bakery is located on the west
ZE 24 98
Staff Report May 26 1999 Pubiic Heanng
6of10
S
.
~ half of the site with the building's main entrance otienteditoward the intersection of University
Road and unimproved 2"d Avenue It appears that the easterly portion of the site designated as
"future development "(proposed Lot B) may be inappropriately oriented toward 3`d Avenue, a
local access street, and from which access to the lot is illustrated Although the lot is located
south of and adjacent to 2"d Avenue, a Pnnapal Arterial, the Division of Engineering is
recommending as a condition of approval the restrlction of access to 2Rd Avenue until such time
as authorized by the County Engineer Since no specific plans exist for the development of this
portion of the site, the Division of Building and Pianning is recommending as a condition of
approval that a public hearing for site plan review shall be held prior to development of this
portion of the site in order to determine and mitigate impacts of the proposal This will allow
detailed review of the development to determine consistency with the policies of the Major
Commercial category and the ability to place restrictions on the property to assure compatibility
with existing land uses in the vicinity of the proposal As currently designed, traffic generated by
proposed Lot B will be drawn east from University Road along 3"d Avenue, a local access road,
which is not designed to handle intense traffic generated by a regional commercial use Section
21 of the Comprehensive Plan, Transportation, identifies the function of a local access road as a
means for providing convenient access to residential lots
Objectives 6 1 c and 6 1 d, and respective Decision Guidelines 6 1 5 and 6 1 6 identify the need
to provide adequate off-street parking, circulation patterns and access to public transit
Commercial development should conform to plans and regulations of the County water, sewer,
utility and special districts
Prior to the issuance of any building permit for the site, compliance with the applicable parking
standards identified in the Spokane County Zoning Code must be demonstrated and internal
circulation patterns must be approved by the County Engineer Public transit is available within
100 feet of the site, at the Valley Transrt Center, located southwest of the site on the opposite
side of University Road
The proposai is not consistent with Objectrves 6 1 f and-6 1 g nor Decision Guideline 6 17 of the
Major Commercial category of the Comprehensive Plan These polices encourage the clustering
of commercial uses with shared physical facilities such as ingresslegress, parking, signs,
buffering and landscaping
Although the proposal is located in the area of existing commercial development, the site plan
illustrates a future property division of the site (Lot A to the west and Lot B to the east) with
_ individuai lot access cleariy separatmg the dessert shop/bakery from any commercial
development that may occur on proposed Lot B The proposed Regional Business (B-3) zone
may be appropriate for the site but not without conditions for guiding the development of the site
Apartment compiexes developed at vanous densities and building heights are located east of the
proposal Decision Guideline 6 1 8 suggests the need to appropriately buffer multi-family
residences from existing and potential commercial activities No landscaping is proposed along
the east property line to buffer the existrng apartment complexes from the commerciai
development that may occur on the site The Zoning Code does not require landscaping along
this property line unless a parking lot is planned for this area In this case a six (6)-foot-high
screening device or site obscuring landscaping is required to buffer headlights and noise from the
adjacent residential use See Section 14 802 220(8) of the Spokane County Zoning Code,
Landscaping Requirements for Parking Lots The Division of Building and Planning is
recommending that a five (5)-foot-wide stnp of Type I landscaping be installed along the east
property line to assure adequate buffenng between the site and the the existing apartments
ZE 24 98
Staff Report - May 26 1999 Public Heanng
7of10
~
Landscaping in this area can be reduced ~b Type III if a six (6) foot high sight-obscunng fenc6 is
also constructed along the east property line '
It is the intent of Objectives 6 1 i and 6 1 j and Deasion Guideline 6 1 13 to encourage
commercial development that is in scale with the needs of the County population and existing
development Smal) scale commercial developments should be located adJacent to residential
neighborhoods
The proposed dessert shop/bakery is an existing Spokane County business that plans to relocate
to the subJect site if the zone reclassification is approved Due to the success of the business, it
is apparent that the business meets the needs of the County population Wth regard to existing
development, the site pian of record illustrates a relatively small one story bakery The physical
appearance (bulk and scale) is compatible with structures surrounding the site and may actually
be less intrusive
Although the site is located in the Urban category of the Comprehensive Plan, the site is subject
to the definition of a transition area provided within the Comprehensive Plan The proposal is
generally consistent with the Goal and a majority of the Objectives and Decision Guidelines of the
Major Commerciai category, as conditioned The proposal, as currently designed, creates conflict
with those Objectives and Decision Guidelines which encourage orientation of structures to
improve aesthetics and ciustering for provisions of shared physical facilities However, these
policies and recommendations can be satisfied through site design
Zoning Analysis The purpose of the B-3 zone is to will implement the MaJor Commercial
category of the Cornprehensive Plan It is the intent of the B-3 zone provide for the location of a
wide range of retail and service activities This zone will impiement the MaJor Commercial
category of the Comprehensive Plan The uses within this zone may often require large areas for
customer parking, retail service, some outside activities, display and other commercial
businesses Businesses located in the B-3 zone often draw customers from the County at large
and other outlying areas rather than from a more limited trade area Further, it is the intent of the
Regional Business (B-3) zone to implement Comprehensive Plan policies which encourage
cemmercial deve0opmen+ along Principa' Arterials or highways and establish regional-serving
commercial areas General characteristics of these areas include paved roads and sidewalks,
public sewer and water, and a full line of public services including manned fire protection and
pubiic transit accessibility
The proposal is for the development of a dessert shop/bakery and speculative commerciai
development The dessert shop/bakery is a land use permitted in all commercial zones including
the Neighborhood Commercial (B-1), Community Business (B-2) and Regional Business (B-3)
zones The proposal could not satisfy the separation standards of the Neighborhood Business
(6-1) zone but can meet the standards of both the Community Business (B-2) and Regionai
Business (B-3) However, due to the proximity of the site adJacent to two (2) principal arterials,
existing development surrounding the site and the availability of all public facilities and services,
the likelihood of the site being developed for uses other regionai business is not consistent with
Comprehensive Plan policies, the purpose and intent of the proposed Regional Business (B-3)
zone or the commercial character of the area
Design The site developmAnt plan of record iliustrates a 1 1 acre site divided into two proposed
lots for the development of a dessert shoplbakery and speculative commercial uses in order to
divide the site as illustrated, a final binding site plan shall be approved pursuant to Section 12 500
ZE 24 98
Staff Report May 26 1999 Public Heanng
8of10
~ .of the Spokane County Subdivision Ordinance 114he zane reclassification is approved, the layout
~ of the lots may require redesign due to the Regionai Business (B-3) zone standard requiring all
lots to provide frontage on a principal arterial or higher classification Please see Section
14 628 315 of the Zoning Code It is the intent of this standard to encourage direct access to B-3
zoned properties from roads of a Principal Artenal or higher classification Proposed Lot B does
front on a principal arterial, unimproved 2"d Avenue However, access to 2"d Avenue is being
restricted by the Division of Engineenng until authonzed by the County Engineer and the site is
provided no other available points of access except from 3' Avenue under the current proposed
lot configuration Design options exist for demonstrating compliance with this standard which will
be enforced at the time a binding site plan/short plat application ts submitted for review
A 3750 square foot single story dessert shop/bakery, off-street parking and street frontage
landscaping is iilustrated on the westerly 135 feet of the site (proposed Lot A) The bakery
structure is setback weil in excess of the standards for the Regional Business (B-3) zone The
remaining easteriy 116 4 feet of the site (proposed Lot B) is called out for future development of
regional type commercial activities and also includes street frontage landscaping
Two points of ingress/egress are provided from 3' Avenue, Iocated south of and adjacent to the
proposai and a single point of access exists along University Road, located west of and adjacent
to the site An additional two points of ingress/egress are provided from unimproved 2"d Avenue
located north of and adjacent to the site which are prohibited by the County Engineer
The site development plan illustrates clear view tnangies at the intersections of University Road
and 2"d Avenue and University Road and 3rd Avenue Any construction/landscaping activity that
occurs in the clear view tnangle shall meet the requirements of Section 14 8810 020(2) of the
Zoning Code
Site Development Plan Data
Site Coveraye Approximately 8% proposed, 50% maximum allowed
Maximum Structure Herght 18 feet proposed, 60 feet allowed
Tota! Floor Area 3750 square feet
Buildmg Setbacks Proposed Revuired
Front yard (University Road) 65 feet from the 35 feet from the
property line property line
Flanking yard (2nd Avenue) 40 feet from the 35 feet from the
property line property line
Flanking yard (3`dAvenue) 45 feet from the 47 feet from the
property line property line
Rear yard (east) 15 feet from the 131 feet from the
property line property line
* NOTE The setbacks identified above pertain to the existing lot lines of tax parcel
45212 0523 and do not take into account the proposed property division Setbacks for the property
division wili be determined at the time of binding site plan review
ZE 24-98
Staff Report May 26 1999 Public Heanng
9of10
~
Parking The Spokane County Zorling Ca''de does not provide specific parking ratios for dess'ert
shops/bakenes Parking for the dessert shop/bakery shall be determined at the time a building ~
permit is request pursuant to Section 14 802 160 of the Spokane County Zoning Code, Parking for
Unspecified Uses Parking for specuiative commercial development will also be determined at the
time a building permit is requested Area exists on site to accommodate off-street parking needs
Proposed Buffering/Landscapmg Techniques The site development plan iilustrates a five (5)-foot-
wide strip of Type III landscaping adjacent to ail street frontages consistent with Section
14 806 040(2b) of the Zoning Code The Comprehensive Plan recommends buffers between
commercial development and multifamily structures The Division of Bwfding and Pianning is
recommending as a condition of approval that a either a five (5)-foot-wide strip of Type I landscaping
or a five (5)-foot-wtde strip of Type III landscaping along with the tinstallatton of a six (6)-foot-high
sight obscuring fence aiong the east property line to assure aesthetic and land use compatibility
between the proposal and the existing apartment complexes
Landscaping is also required in parking lots when twenty or more off street parking stalls are
required AIl off-street parking stails ase required to be within 60 feet of a landscape feature as
defined in Section 14 14 802 020 of the Zoning Code No landscaping located between a parking lot
and building shall be considered as satisfaction of the parking lot landscaping requirements The
proposal does not demonstrate compiiance with the parking lot landscapmg standards
Other Site Plan Consideratrons The site plan submitted for review by the Hearing Examiner is
general in nature Detaiied review to determine compliance with afi Zoning Code regulations and
conditions of approval for that portion of the site designated as Lot A is recommended to be
administrative and to occur at the Buiiding Permit stage
Impacts from development that may occur on proposed Lot B cannot be adequately determined
at this time Therefore, a future public hearing for detaiied srte pfan review before the Heanng
Examiner is being recommended
Staff Recommendation The proposed zone reclassification from Urbart Resrdential-22 (UR-22)
to Regional Business (B-3) for the development of a dessert shop/bakery and speculative
commercial land uses is generally consistent with the Goal and respective Objectives and
Decision Guidelines of the Major Commercial category of the Comprehensive Pian when taking
into consideration the transition area definition of the Comprehensive Plan and existing
development and zoning surrounding the site The site development plan demonstrates minimal
compiiance with the development standards of the Regional Business (B-3) zone and a more
detailed site development plan wili be required for review prior to the issuance of any building
permit for the dessert shop/bakery located on proposed Lot A Pr1or to development of proposed
Lot B, public hearing review shall take place to adequately evaluate the impacts of the
development on the site and surrounding properties Therefore, the Division of Building and
Planning is recommending approval, as conditioned
Attachments
A Maps
• Vicinity Map
• Site Plan
~ • Comprehensive Plan
• Zoning
B Conditions of Approval
C Agency and Public Comments
ZE 2498
Staff Report May 26 1999 Public Heanng
10of10
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ATTAaHMENT B
CONoIT1oNS oF APPRoVAl
.
,
~ RECOMMENDEO CONDITIONS OF
APPRQVAL FflR ZE-24-98
.
~
~ DIVISION OF BUILOING AND PLANNiNG
SPOKANEO)UNM
,
1. All condiflons imposed by the Heanng Examtner shall be binding on the "Appitcant",
which term shall incfude the developer, owner(s) of the property, heirs, assigns and
successars
2 The zone change appiies to the following reai property:
Opportunity, The Westeriy 268.36 feet of Tract 1731ying South of C.M. & P.S. RY
right-ofaway and Northeriy of 3"d Avenue right-of-way except for University Road
3. The proposal shail comply with the Regional Business (B-3) zone, the Aquifer Sensdive
Area (ASA) Overlay zone and all other appiicable Zone Cade regulations, as amended
4. The proposal shall compiy wdh the Spokane County Subdnision Orciinance, as
amended. The site is a portion of a platted lot and has not received formai platting
approval pursuant to RCW 58.17. The subject site shali receroe the appropriate
subdivision /exemption appraval pnor to the issuance of any buildmg permit for the sne
5 The applicarrt shail develop subject property, spec,ificaqy that portion designated as Lot
A, generally m accordance vnthin the c:oncept presented to the Heanng Exammer
Variations, when approved by the Director of the Division of Buiiding and
Planning/destgnee, may be permrtted, including, but not Iimrted to buitding location,
landscape plans and general allawable uses of the pernnitted zone. All variations must
conform to regulations set forth in the Spokane County Zoning Code, and the onginal
mtent of the development plans shall be maintained
6. A public heanng review by the Hearing Examiner is required prior to any sde
development of that porbon designated as Lot B The detailed sde plan presented at a
subsequent heanng must address impacts af the development on the site and
sunoundmg land uses and address conddions of approvat imposed by this hearing
body.
7. Approval is required by the Director of the Dwision of Buildmg and Planrnng/designee of
a specific tighting and signing plan for the described property prior to the release of any
building pennds
.
8 Direct light from any exterior area lightmg fixture shall not extend over the property
boundary and as provided m Section 14 810180 of the Spokane County Zoning Code
9 A five (5)-foot-wide stnp of Type I landscaping shall be provided along the east property
line to buffer the proposal from the multi-famdy development located east of the site
This landscaping strip may be substituted vwth a five (foot) vtinde stnp of Type Iil
landscapmg if a six (6) foot-high sight-obscunng fence Ls also consttvcted along the east
property ime The fence shall comply with the standards of Secbon 14.810 020 of the
Spokane County Zonmg Code
10 A specfic landscape plan, planting schedule and provisions for mamtenance acceptable
to the Director of the Division of Building and Planning/designee shall be submitted with
a performance bond or other suitabie guarantee for the project pnor to release of
building permits. Landscaping shall be mstalled and maintained so that stght distance at
access pomts is nat obscured or impaired
11 The Diwsion of Building and Plannmg shall prepare and record with the Spokane County
Audrtor a Tdle Nobce noting that the property m quesbon is subject to a vanety of speciai
condiUons imposed as a result of approval of a land use action. This TiUe Nobce shail
serve as pubiic notice of the conditions of approval affecUng the property in question
The TiUe Notice shall only be released, in full or in part, by the Division of Building and
Piannmg The Title Notice shall generaily provide as follows
The parcel of property legally described as:
Opportunity, The Westeriy 268.36 feet of Tract 173 lying South of C.M. & P.S. RY
right-of-way and Northerly of 3nd Avenue right-of-way except for University Road
is the subject o# a land use action by a Spokane County Hearing Examiner on May
129 1999, imposing a variety of speciai development conditions. File No. ZE-24-98
is available for inspection and copying in the Spokane County Division of
Building and Planning.
12 Any division of the subJect property for the purposes of creating additional lotslparceis
shall be reviewed by the Director of the Division of Building and Planrnng/designee for
compliance with the Spokane County Subdivision Ordinance and atl other applicable
local, state and federal ordmances and development regulations, as amended
13. The applicant shall contact the Division of Building and Planning at the eariiest possible
stage in order to be informed of code reqwrements administered/enforced as authonzed
by the State Building Code Act Designldeveloprnent concems mclude addressing, fire
apparatus access roads, fire hydrant flow, approved water systems, bwfdrng
accessibitdy, construction type, occupancy classffication, existing extenor wall protecbon
and energy code requirements
14 A filed aviation easement satisfactory to the Spokane Intemational Airport Boarci,
Fairchild Air Force Base and/or other air traffic control agency shall be provided prior to
the Division of Building and Planrnng sign-off on a buildmg permrt
ZE-24-99
Recommended Candtuons ofApprovul • May 26, 1999 Pub1ic Heanng
2 of3
f~ •
K E ~
,
15 The Dnrision af Buiiding and Pianrnng shail file with the Spokane Counfiy Auditor a Title
~hloticer which shall generally provide as follows
"Prior to the issuance of any buifding permd for any building or,any,use on #he,property
descnbed herein, the appiicant shall be responsible for c.amplying with the provisions of
the Zornng Code for Spokan& County, Section 14 706 (Aqurfer Sensrtrve Area'Overlay
Zone) The property which is the subject of this notice ts more parbcularly descnbed as
'follows•
Opportunity, T,he Westerly 268:36 feet of Tract 1731ying South of C.M. & P.S. RY
right-af-way and Northeriy of 3nd Avenue right-of-way except for Univer5ity Road
1
ZE'3498
Recommended Canditious of Approval - May 26. 1999 Publrc He3rtng
~ _3 of3
.
• r ATTACHMEPfT C
AGENCY COMMENTS
. C.
r . F
,
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax 477-2243
"ENGiNEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Planning Departm nt
FROM Division of Engineenng & Roads /
DATE Aprif 26, 1999
PROJECT UR-22 TO B-3
FiLE # ZE-0024-981 j)
Heanng 05/1211999 @ 9•00
Review Date @
SponsoriApplicant STEPHEN J ROBERTS (PLESE)
Section Township Range 21-25-44 -
Planner FRANCiNE SHAW
Technicai Review Date (01/17/1999 @ 3 00)
The Spokane County Engineenng Department has reviewed the above referenced application The
following "Conditions of Approvai" are submitted to the Spokane Caunty Planning Department for
inciusion in the "Findings of Fact, Conclusions and Order/Decision" shoufd the request be approved
Prior to issuance of a building permit or at the reques# of the County Engineer in conjunction wtth a
County Road ProjectiRoad improvement District, whichever comes first
1 Applicant shall dedicate right of way for the South Valiey Artenal as described in Exhibit uA"
attached to these comments
Prior to refease ofi a building permrt or use of property as proposed
2 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
3 Applicant shall construct sidewalk adjacent to Third Avenue and connect to the existing
sidewalk along Universrty Road
4 Applicant shail submit drainage, sidewalk and access plans for acceptance by the County
Engineer
5 A parking plan and traffic circulation pian shall be submitted and approved by #he 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 #he
County Engineer will be required for any portion of the project which is to be occupiEd or
traveled by vehicies
C Aoplicant S:cP-sE.`: 3 ROaE'TS (pLES-E-)
E^giree=/Sur~evor
Planr.e- . F?,ANCFNS Su.A'l
Page 2 •
05j12/1999 01/17/1999
ZE-0024 98
6 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and othef applicable county standards and/or
adopted resoiutions pertaining to Road Standards and Stormwater Management in effect at
the date o# constructian, unless otheswise approved by the County Engineer
7 Access to South Valley Artenal shail be prohibited untii such time as specrfically authorized by
the Spokane County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found In
Spokane Board of County Commissioners resoiution 95-0498 as amended and are appiicable
to this proposa!
9 No construction work is to be performed vvithin the existing or proposed nght of way until a
permit has been issued by the County En9ineer Ali work within the pubirc road nght of way is
subject to inspection and approval by the County Engineer
10 A11 required construction withm the existrng ar proposed public nght of way is to be completed
prior to the reiease of a building permit or a bond in an amount estimated by the Caunty
Engineer to cover the cost of construction or improvements shail be filed wtth the County
Engineer
11 The applicant should be advised that there may exist utiirties either underground or overhead
affecting the applicants property, incfuding property to be dedreated or set aside future
acquisition Spokane C:ounty w+l1 assume n° fnancial obl,gafion for adjustments or relocation
regarding these util►ties The appiicant shouid check with the applicable utsijties and Spokane
County Engineer to determine whether the applicant or ufility ls responsible for adjustment o~
relacation costs and to make arrangements for any necessary work
12 The applicant shall grant appiicable border easements adjacen# to Spokane County Right of
Way per Spokane County Standards
13 The specialized commerciai use proposed by the appiicant has low tnp generation and does
not require a traffic study or mitigation Any change of use for the proposed structure in the
future, or review of a permit for the area shown as "future development", shall be evaluated for
traffic impacts Any substantlal increase in tnp generation to the site may require a traffic
study and applicable mitigation
END
k
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PORTION OF ASSESSORS PARCEL NO 45212 0523
That portion of Traci 17' of OPPORTUNITY~ as Per plat thereof recorded in
Volume "K" of Plats, Page 20, lying Westerly and Northerly of the f-0llotivinQ
descnbed line
COVIiMENCIiNG at a point 34 70 feet South of the South lme of the noht of way
of the Chicaao, Milwaukee, St Paul and Paclfic Railway Company and 15 00 feet
~
East of the West line of Tract 173, thence N 41°11'3- )-"E , a distance of 36 37 feet
to the True Point of BeQinning, thence N 83°45'03"E , a distance of 123 63 feet to
a point, thence on a curve to the nght, concave to the South, having a radius of
71 I 00 feet throuQh a central an-ole of 03°26'26", an arc distance of 42 07 feet to a
point of tangency with the South line of the naht of way of the Ch.icaQo,
Milwaukee, St Paul and Pacific Company and the terminus af this line
descnption
Loeated in the Northwest Quarter (yw 'd) of the NoRhwest Quarter (tNtiV '/a) of
Section 21, Township 25 North, Ran°e 44 East, W M, Spokane County, State of
Washington
t 1
. y
Shaw, Francine
From Hemmings, Bill
Sent Monday, Apnl 26, 1999 9 03 AM
To Shaw, Francine
Cc Engelhard, Scott, Harper, Pat, Harper, Pat, Pederson, John, Kimballf Sandy, Busko, Doug, Miller,
Kathenne, Sims, Brenda, Darre{(, Virginia
Subject ZN-4-99/CUN-4-99 - McManus Partnership
4-26-99
I received the above referenced submittal on Apnl 20, 1999
No concept drainage plan is required for this proposal since it Ites in an area of approved soiis 1 have no
knowledge of any critical areas on this site
I consider this appiication to be technically complete
Page 1
1 r~ /
,
To FRANCiNE SHAW (Building & Planning)
CC
From JIM RED (Utilibes)
Date 4/21/99
Subject ZE-0024-98 Stage Hearing Examiner Phase.
UR-22 to B-3
SS09 A wet (Iive) sewer connection to the area-wide Public Sewer System is to be constructed Sewer
connection permrt is required Commerciai developments shall submit htstoncal and or estimated
water usage pnor to the issuance of the connection permit in order to establish sewer fees
SS12A Applicant shali submit expressly to Spokane County Drvision of Utilities "under separate cover",
only those plan sheets showing sewer plans and specificatrons for the pubicc sewer connecUons
and facilities for review and approval Commerciai developments shall submit hsstoncai and or
estimated water usage as part of the sewer pian submittai
SS12F Sewer plans acceptable to the Drvision of Utiiities shall be submrtted prior to the issuance of the
sewer construction permit ~
SS15A Arrangements for payment of applicabie sewer charges must be made pnor to issuance of sewer
connection permit Sewer charges may include special connection charges and general facilrbes
charges Charges may be substantiai dependrng upon the nature of the development
WS01 Any water service for this proJect shall be provided in accordance with tfie Coordinated Water
System Pian for Spokane County, as amended
~ t
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~ •
Spokane County Public Works Department RECEIvEo,~
spo~t~E ~~~~v
Division of Long Range Planning n,; 't
APR 2 ~ ~yyy
~
interoffice meI11 O CIVIsIpN OF OUl1.DING AND PLANN!'iYG
Date. 4/19/99
To. Francine Shaw
Fronn: Allan N deLaubenfels, Planner
RE: ZE-24-98 (UR-22 to B-3)
On January 7, 1999, we wrote
Thank you for the opportunity to respond to the above proposal The Division of Long Range
Planninc, finds the following
The proposal is located in the Urban Category of the Spokane County Comprehensive Plan and mside the
Interim Urban Growth Area (IUGA) boundary Other circumstances which seem significant are
* The propcsal is located or the east side of tlniversity Road between 2nd and 3`d Ave
v
• There is 13-3 zoning on the property to the west across Unrversity Rd
• Both that zoning and this proposal are inconsistent ,vith the Urban category of the Plan
• All Commerciat zonina in the vicinity has frAntaae on Spraoue Ave except for the above mentioned
property acTOSS the street 7'he location of the proposal may be better suited for a land use transition than
many other places on University Road, but the precedent which it would rnagnify will be difficult to
reverse
• An update of the Comprehensive Plan is nearing completion The issue of extending current patcerns of
land use conversion as opposed to the establishment of several urban activity centers will be an important
part of the deliberations on that plan update
• "I'his parcel is adJacent to the counry property wh►ch is the proposed rioht of way for the Valley Couplet
artena( road
• The property has frontaoe on an arterial road
• T'he existmc, Comprehensive Plan shows commercial strsps alon~ Spra~ue Ave , alona Argonne, Pines and
Sullivan Roads nortk~ of Sprague Ave, but not Universiry Road south of Sprague Ave
No one knows what wili be the outcome of deliberations on the Plan update They are planned to be
compete this Spring (1999) Until the Comprehensive Plan gives guidance to the extent and location of
+
t '
SPOll AX YC REGf 4J! YfiL HEALTH iJf STR! L. T CONDI TIO1 Y4}
a Sewage disposal method shaII be as autharized by the Director af Utilities,
Spokane Cvunty
b 1Nater service sha6r he covrdinated through the Directar of Utilities, Spokane
County
cw Water service shall be by an excsting publ~c water supply when approved by the
Regtanal Engirreer (Spakane), State Department vf Health
d A public sewer systern wilE be rr'fade auailable #or the praject and individual
service wjil be pr+avfded ta each lot pTior ta saEe
e lJse af priva#e vwrells and r►vater systems is prohibited
r •
r
M E M 0 R A N D U M
DATE. January 7, 1999
TO Francme Shaw, Division af B Cand Plannusg
F#~ONP; Brer~c~a. Strr~s and Kathenne ~er, waterUtifity
RE• ZE-24-98
CC
Thts prap4sal is within the aqutfer sensi#ive area (ASA) The Guidelines far Stormwafier
Management requrres that impervious area wrthin the ASA must drain to grassed percvlation
area (GPA) swvaNes
Please infarm the appiican# that dunng the Building Peranit ProcesS asi#e drarnage plan
stamped by a qualified engrrteer wrfi need to be submEt#ed
Than€t you fior the opportunity to comment
FL1S[arrr~1KA77~FfIfElpESIGtJ1ze2498 doC
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SPOKANF VAtl.EY F1RF DEPARTMENT
1 Spokane County Fite Dlstrlct 1 _
10319 EAST SPRAGUE AVE a SFOKANE WA 95206-3676 a- (509) 928-1700 . FAX (5pq) m.4125
Q Psd Humphrfc.9
CNOI
Febrsary 2, 1999
Fra.nClne Shaw
Department of Buildir_g & Plannznc
1026 W. B roadwav
Spokane, W.P, 99260
P-7: Zone Rec? assification
ZE-2a-98
DEar Ms. Slnzw :
The Spokane Valley Fi=e Department has ao objection to this
proposed Zone Reclassificat2on.
Sincere?y,
4100;'
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~OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax 477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Planning Departm nt FROM Division of Engineering & Roads
DATE April 26, 1999
PROJECT UR-22 TO B-3
FILE # ZE-0024-98/
Hearing 05/12/1999 @ 9:00
Review Date @
Sponsor/Applicant STEPHEN J ROBERTS (PLESE)
Section Township Range 21-25-44
Planner FRANCINE SHAW
Technical Review Date (01 /17/1999 @ 3 00)
The Spokane County Engineering Department has reviewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved
Prior to issuance of a building permit or at the request of the County Engineer in conjunction with a
County Road Project/Road Improvement District, whichever comes first
1 Applicant shall dedicate right of way for the South Valley Arterial as described in Exhibit "A"
attached to these comments
Prior to release of a building permit or use of property as proposed
2 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
3 Applicant shall construct sidewalk adjacent to Third Avenue and connect to the existing
sidewalk along University Road
4 Applicant shall submit drainage, sidewalk and access plans for acceptance by the County
Engineer
5 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the
County Engineer will be required for any portion of the project which is to be occupied or
traveled by vehicles
CC Applicant STEPHEN J ROBERTS (PLESE)
Engineer/Surveyor
Planner FRANCINE SHAW
L
Page 2 •
-J05/12/1999 01/17/1999
ZE-0024 98
6 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
7 Access to South Valley Arterial shall be prohibited until such time as specifically authorized by
the Spokane County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 95-0498 as amended and are applicable
to this proposal
9 No construction work is to be performed 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
10 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
11 The applicant should be advised that there may exist utilities either underground or overhead
affecting the applicants property, including property to be dedicated or set aside future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should check with the applicable utilities and Spokane
County Engineer to determine whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
12 The applicant shall grant applicable border easements adjacent to Spokane County Right of
Way per Spokane County Standards
13 The specialized commercial use proposed by the applicant has low trip generation and does
not require a traffic study or mitigation Any change of use for the proposed structure in the
future, or review of a permit for the area shown as "future development", shall be evaluated for
traffic impacts Any substantial increase in trip generation to the site may require a traffic
study and applicable mitigation
END
.
~ • .
7 `
PORTION OF ASSESSORS PARCEL NO 45212 0523
That portion of Tract 173 of OPPORTUNITY, as per plai thereof recorded in
Volume "K" of Plats, Page 20, lying Westerly and Northerly of the following
descnbed line
COvIMENCING at a point 34 70 feet South of the South llne of the nght of way
of the Chicago, Milwaukee, St Paul and Pacific Railway Company and 15 DO feet
East of the West line of Tract 173, thence N 41 ° 11'32"E , a distance of 36 37 feet
to the True Point of Beginning, thence N 83°45'03"E , a distance of 123 63 feet to
a polnt, thence on a curve to the nght, concave to the South, having a radius of
711 00 feet through a central angle of 03°26'26", an arc distance of 42 07 feet to a
point of tangency with the South line of the right of way of the Chicago,
Milwaukee, St Paul and Pacific Company and the terminus of this line
descnption
Located in the Northwest Quarter (NW '/4) of the Northwest Quarter (NW '/4) of
Section 21, Township 25 North, Range 44 East, W M, Spokane County, State of
Washington
` ` ' ' ✓
.
~
S P O K A N E e~^ _ C O U N T Y
BUILDINC AND PLANNING . A DIVISIOAI OF THE PUBLIC WORKS DEPARTMENT
James I. Manson, C B O, Director Gary Oberg, Duector
MEMOR.ANDUM
TO ,
*eovenlonpnm'eelinnt~lEnnaigineering Services, Bill Hemmings
Spokane County Division of Utilities, Jim Red
Spokane County Stormwater Utility, Brenda Sims
Spokane Regional Health District, Steve Holderby
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane County Division of Long Range Planning, John Mercer
Spokane County Divtsion of Parks, Rec & Fair, Steve Horobiowski
Spokane Regional Transportation Council, Glen Miles
Fire District No 1
Central Valley School District No 356
Modern Electric Water Company
Spokane Transit Authority, Chnstine Fueston
FROM Francine Shaw, Senior Planner
DATE April 16, 1999
SUBJECT Review and comments for the hearing of May 12, 1999 at 9 00 a m
FILE # ZE-24-98
Description Zone Reclassification from Urban Residential-22 (UR-22) to Regional
Business (B-3)
STR 21-25-44
Sponsor Steve Roberts
Note that the application and maps were previously circulated to your agency
Please review and return any comments to me by April 28, 1999
wc
Attachments Notice of Public Hearing
1026 W BROADtNAY • SPOKANE, WASHINGTON 99260-0050
PHONE (509) 477-3675 • FAX (509) 477-4703 • TDD (509) 324-3166
• t
~
NOTICE OF PUBLIC HEARING
SPOKA.NE COUNTY IIEARING EXAMINER
TO: All interested persons, and ownersitaxpayers wlthin 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARIIVG WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS
Applicahon. File No ZE-24-98
Hearing Date and Time May 12, 1999, 9 00 a m, Zone reclassificatlon from Urban Residential-22
(UR-22) to Regional Business (B-3) for those uses allowed ln the Regional Business (B-3) zone
Place• Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington
Otivner. Sudena Plese, 1801 S Liberty Dnve, Liberty Lake, WA 99019, 5091255-6635
Applicant Steve Roberts, 2803 E 39" Avenue, Spokane, WA 99223, 509/448-5043
Address and Location: 213 S Universlty Road, generally located south of and adjacent to 2"d Avenue,
north of and adjacent to 3`d Avenue, and east of and ad}acent to University Road, in the NW '/4 of Section
21, Township 25 North, Range 44, EWM, Spokane County, Washington
Comprehensive Plan. Urban (U) and subject to the transition area definition in the Comprehensitie
Plan
Zoning Designation• Urban Residential-22 (UR-22)
Environmental Determination A Determination of Nonsigruficance (DNS) was issued by the County
Divlsion of Building and Planning, as the lead agency on Apn123, 1999 The comment penod ends May
10, 1999
Related Permits• Building permits, access permits, sewer connection, etc
Division of Building & Planning Staff• Francine Shaw, Sezuor Planner, (509) 477-3675
HEARING EXAMLNER PROCEDURES
Hearing Process and Appeals The heanng rvill be conducted under the rules of procedure adopted in
Spokane County Resolution No 96-0294 All interested persons may testify at the public heanng, and
may submit wntten comments and documents before or at the heann~ The Hearing EYaminer may limit
the time given to speakers A speaker representing each side of the issue is encouraged Any appeal of
the Hearing Examiner's decision will be based an the record established before the Heann~ Examiner,
pursuant to County Resolution Nos 96-0171 Environmental appeals will follow the same procedural
route as the underlying action All hearings wlll be conducted in facilrties which are accessible to
persons with physical disabilrties
Inspection of File, Coples of Documents A Staff Report will generally be available for inspection
seven days before the heanng The Staff Report and appllcation file may be inspected at the Spokane
County Drvision of $uilding & Planning, 15t Floor Permit Center, Public Works Buildlno, 1026 W
Broadway, Spokane, WA 99260, between $ am and 4 pm, weekdays, M-F, except holidays Copies of
documents will be made available for the cost of reproduction If you have any questions or special
needs, please call the Divlsion at (509) 477-3675 Send written comments to the Spokane Count;,,
Division of Building & Planning, 1026 W Broadway, Spokane, WA 99260, Attn Francine Shaw, File
No ZE-24-98 Motions must be made in writing and submitted to the Spokane Count), Hearing
Examiner, 3`d Floor, Public Works Building, 1026 W Broadway, Spokane, WA 99260-0245
, . ,
4 i
S P O K A N E C O U N T Y
BUILDING AND PLANNING • A DMSION OF THE PUBUC WORKS DEPARTMENT
JAMFS L MANSON C B O DLRECTOR DENNIS VI SCOTT P E DIRECTOR
b33NIJN31111Vf10o 3NVNOdS
ssst g z Ndr
MEMORANDUM a3n 303H
TO: "~S~ okane-#C*oun~ty~Di~~:l~s~io~n of~ ng~i~neen~n~g4,lPa~t4I=I~ ~~p'~r'?~'/ro'9Sandy I'imball~"
Spokane County Division of Engineenng-Development Services, Bill Hemmings
Spokane County Division of Utilities, Jim Red
Spokane County Division of Stormwater Utility, Brenda Sims
Spokane County 1>ivision of Long Range Planning, John Mercer
Spokane Regional Health Distnct, Steve Holderby
Spokane County Parks, Recreation & Fair, Steve Horobiowski
Spokane County Alr Pollution Control Authonty
Spokane Regional Transportation Council, Glen Miles
Spokane Transit Authonty, Chnstine Fueston
Central Valley School Distnct No 356
Fire Distnct No 1
y
Modern Electnc Water Compan
FROM: Francine Shaw, Senior Planner
DATE: January 28, 1999
RE: Revised site development plan far the proposed Zone Reclassification,
ZE-24-98, from Urban Residential-22 (L7R-22) to Regional Business (B-3)
Attached is a copy of an additional letter of authonzation and a revised srte development
plan for the above-referenced project This plar. is to replace the site development plan
circulated to your agency on December 23, 1998 Please note the following revisions
setbacks, building height, square footage of building foot print, location of required
landscaping and additional parking stalls These revisions should not affect your
previous recommendations and, therefore, no comments are being requested
If you have any questions or concerns, you may call me at 477-3675, extension 218
wc
c Sundena Plese, 1801 S Liberty I)nve, Liberty Lalce, 'A'A 99019
Errue Swanson, 12213 E Broadway, Spokane WA 99206
John Frandsen, 3216 S University, Spakane, WA 99206
1026 WEST BROADWAY AVFVlJE • SPOKANE, WASHINCT'ON 99260
PHONE (509) 456-3675 • FAx (509) 4Sb-4703
TDD (509) 324-3166
I, Sundena Plese, hereby authorize Stephen J Roberts to act in my behalf
regarding Zoning and all other aspects of the property commonly known as 213 S
University Rd, Spokane, WA 99206 This property is adjacent to University Rd
Between 2"d & 3rd Avenues
Dated the 26 Day of January, 1999
~ -
I certify that I know or have satisfactory evidence that Sundena Plese signed this
instrument, on oath stated that he was authorized to execute the instrument and
acknowledged it as the executor to be the free and voluntary act of such party for
the uses and purposes mentioned in the instrument
Dated the ~ Day of January, 1999 'o~~~~ ~~y ~
~OT A~
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PUBLIG
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nature of Notary Public
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My appointment expires
~Li. -cil?!?
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Nhtcn
OR-22 B-3 46.561 sq ft
af ` AWin Ava ~d
Buildin9 Information
~f ~Fihrers~drava;~
~ Percent of Building Coverage 3750 8$ (in sq ft)
" Proposed Site Budding Usets) Dessert Shop & Allowed B-3 Oses
~ u-cS.- 1~~t 213 S. University Rd.
~ yl Spokane WA 99206 Landscaped Areas 1820 4$ (in sq ft}
Sre A~, g,OF , Type of Landscaping 1`ype III
r4QMh A "am., N ?w ~ No of Parking Spaces Reqwred 7
~sn, AV& ~ a~ d~0pO~e Percent of Open Space (exclude pa~~ed areas) 23,366 50$
Z: aS,jp_ i~ (in sq ft )
au, ar.. ft A. f ~ Building Setbacks 2nd=45' ; Umversity=70' ; 3rd=47' +
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DEVELOPMENT
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SITE PCAN
0F RECORD
50 0 50' 100' December 10,1998
SCALE I'N FEET Prepared by
Steve Roberlts
~ F?ECE~ ^VED
~
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SPOKA)VE Cotrrury ENGi~~LO
~
NOTiCE OF APPLICATION
TYPE iII
L3IV1S[Dh] OF BUItDENG AA]D PLANNING
SPOKANE ~U-~M
This Not:ce of Applicat1on is herng pravided to affected agencres and ownersltaxpayers
' of proper-ty focated within 400 feet vf a proposed land use applaca#ion receAVed by the
5pokane County Division of Building and Planning This notice rs to advFSe you that the
land use applrcation may affect you and to invite yaur cvmments on the project Written
comments may be submit#ed by any persan regarding this projec# and the
environrnental review (SEPA) pracess All comrryents rece,ved by February 15, 1999,
will be considered by the project planner pnor tv preparation of a staff report and
recommendation of a decision to the Hearing Examrner ComEnents wtll contfnue to be
uvelcamed up #hraugh the public hearing The project fle may be exarnined between 8
a m and 4 p rn fVlonday #hraugh Friday, excep# hoEidays, rn the Burlding and Planning
Divisian af the Public Works Building, 1 si Floar Permit Cerrter West, 1025West
Braadway, Spakane, Vllashing#on If you have quesfions, you may cal! the project
planner at the phone number iderrtified at the end af this notice P'Iease reference the
PRD,IECT FILE fVUMBER{S} trr all your cornrr7u~icativns
PRoJECZ FrLE NuMeER(s) a , - s=,
PROPERTY OVVNER Sudena Plese
1801 SOL]th Ll~erty DI'NNe, Llbelty Laker WA 99019
(509) 255-6635
COf+1fiACT PERSDM: Steve RObef#s
2803 East 391h Avenue, Spokaner WA 199223
(509) 448-5043
PRD.1ECT DESCRIPTION Zone Reclassifcatian from Urban Residentaal-22 (UR-22) to
Regional Busaness (8-3) far thase tases allovved rn the Regiona] Business (B-3) zone
PROJECT ADDRESS AND LDCAT~ON 213South Univefsity Road The si#e is genera~ly
Ioca#ed south and adjacen# #o 2n° Avenue, north of and adjacen# to 3"dAvenue, and
east of and adjacen# to University Road, in the NW 'l~ of Sectian 21, Townsh:p 25 Norkh,
Range 44, E 111! M , SpoEcane ~ounty: V'Vashington
DATE APPL~CATlON SUBMITTEa December 17, 1998
i]ATE OF DETERAAlNATION OF COlU4PLETENESS• Jarauary 29, 1999
Type III Ntc af Appfrev 10-8-97 Page I of 2
COMPREHENSIVE PLAN DESIGNATION Urban (U) and subJect to the transition area
definition in the Comprehensive Plan
EXISTING ZONING Urban Residential-22 (UR-22)
,
ADDITIONAL PERMITS In order for the project to be developed as proposed, additional
permits must be obtained including but not limited to building permits, sewer connection
permit, access permit, State agency permits, and Federal agency permits
ADDITIONAL STUDIES REQUESTED No additionai studies, plans or determinations
were requested by the reviewing agencies
ENVIRONMENTAL DOCUMENTS Review of existing development regulations for the
proposedo-zoning and typical recommended conditions of apprOVal and/.or mitigating.-
measures indicate the State Environmental Policy Act (SEPA) threshold determination
will likely be a Determination of Non-Significance (DNS)
DEVELOPMENT REGULATIONS The proposed project shall comply with the regulations
and development standards identified in the Spokane County Zoning Code, Spokane
County Subdivision Ordinance, Spokane County Critical Areas Ordinance, Uniform
Building Code, Spokane County Standards for Road and Sewer Construction, Spokane
County Guidelines for Stormwater Management and the regulations of the Spokane
Regional Health District
ACTION This proJect is subJect to a future public hearing You wiil be receiving a
Notice of Heanng which will be issued a minimum of fifteen (15) days prior to the public
hearing A written report, including a staff analysis of the proJect and recommendation
of decision, will be available for inspection seven (7) calendar days prior to the public
hearing Participation in the pubiic hearing is encouraged A copy of the Notice of
Decision issued by the Spokane County Hearing Examiner which identifies the findings
of fact, conclusion, decision and appeal rights wiil be provided to those individuals who
testify at the pubiic hearing and will be available to all others upon request
ATTACHMENTS Please find attached a vicinity map and a site development plan for
~your review
REVIEW AUTHORITY Francine Shaw, Senior Planner
Spokane County Division of Buiiding and Planning
1026 West Broadway Avenue
Spokane, Washington 99260-0050
(509) 477-3675, extension 218
Fax (509) 477-2243
Date Issued January 29, 1999 , Date Mailed February 1, 1999
,
Signature
l
Type III Ntc of App/rev 10-8-97 Page 2 of 2
♦ ~
r
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-3478
"ENGINEER'S CONDITIONS OF APPROVAL" TR-ZONES
TO Spokane County Building and Planru Zg Department
FROM Division of Engineerulg & Roads ~
DATE January 11, 1999
PROJECT: UR-22 TO B-3
FILE -ZE-0024-98/ )
Heanng Date @
Review Date
Sponsor/Applicant Ernie Swanson
Section Townsh.ip Range 21-25-44
Planner I,ouis Webster
TechmcaUReview Date 0 1/17/1999 @ 3 00
The Spokane County Engineenng Deparhnent has reviewed the above referenced apphcation The following
"Cond.itions of Approval" are submitted to the Spokane County Plantung Department for inclusion in fihe
"Findings of Fact, Conclusions and Order/.Decision" should the request be approved
Prior to issuance of a building permit or at the request of the County
Engineer in conjunction wlth a County Road Project/Road Improvement
District, whichever comes first
1 Applicant shall dedicate right of way for the South Valley Arterial as
described in Exhibit "A" attached to these comments
Pnor to release of a building permit or use of property as proposed
2 Access permits for approaches to the County Road System shall be
obtained from the County Engineer
3 Applicant shall construct sidewalk adjacent to Third Avenue and
connect to the existing sidewalk along University Road
4 Applicant shall submit drainage, sidewalk and access plans for
acceptance by the County Engineer
5. A parking plan and trafflc circulation plan shall be submitted and
approved by the Spokane County Engineer The design, location and
arrangement of parking stalls shall be in accordance with standard
engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to
be occupied or traveled by vehicles
CC Applicant ERNIE SWANSON
Engineer/Surveyor JOHN FRANDSEN
Planner LOUIS WEBSTER
Page ~ 1 0 `
Ql/17/1999
r0024
6 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 otherwlse approved by the County
Engineer
7 Access to South Valley Arterial shall be prohibited until such time as
specifically authorized by the Spokane County Engineer
8 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners
resolution 95-0498 as amended and are applicable to this proposal
9. No construction work is to be performed within the existing or
proposed right of way until a permit has been issued by the County
Engineer Al1 work within the public road right of way is subject to
inspection and approval by the County Engineer.
10 All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an amount estimated by the County Engineer to cover the cost
of construction or improvements shall be filed with the County
Engineer
11 The applicant should be advised that there may exist utilities either
underground or overhead affecting the applicants property, including
property to be dedicated or set aside future acquisition Spokane
County will assume no financial obligation for adjustments or
relocation regarding these utilities The applicant should check with
the applicable utilities and Spokane County Engineer to determine
whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
12 The applicant shall grant applicable border easements adjacent to
Spokane County Right of Way per Spokane County Standards
13 The specialized commercial use proposed by the applicant has low trip
generation and does not require a traffic study or mitigation Any
change of use for the proposed structure in the future, or review of a
permit for the area shown as "future development", shall be evaluated
for traffic impacts Any substantial increase in trip generation to
the site may require a traffic study and applicable mitigation.
Exhlblt A
. ,
.
PORTION OF ASSESSORS PARCEL NO 45212 0523
That portion of Tract 173 of OPPORTUNITY, as per plat thereof recorded in
Volume "K" of Plats, Page 20, lying Westerly and Northerly of the following
described line
COMMENCING at a point 34 70 feet South of the South line of the nght of way
of the Chicago, Milwaukee, St Paul and Pacific Railway Company and 15 00 feet
East of the West line of Tract 173, thence N 41°11'32"E , a distance of 36 37 feet
to the True Point of Beginning, thence N 83°45'03"E , a distance of 123 63 feet to
a point, thence on a curve to the nght, concave to the South, having a radius of
711 00 feet through a central angle of 03°2626", an arc distance of 42 07 feet to a
point of tangency with the South line of the nght of way of the Chicago,
Milwaukee, St Paul and Pacific Company and the terminus of ttus line
description
Located in the Northwest Quarter (NW '/4) of the Northwest Quarter (NW '/4) of
Section 21, Township 25 North, Range 44 East, W M, Spokane County, State of
Washington
,
,
Kimball, Sandy
+
From Hemrnings, Bifl
Sent Wednesday January 06, 1999 8 18 AM
Toa Shaw, Francine
Cc Engelhard, Scatt, Rederson, Jahn, Harper, Pat, kCimball, Sandy, Busko, Doug, Miller, Katherine,
Sims, Brenda, darrell, Ilirginia
, Sublect{ ZE-24=98 _ Sundena Plese
1-6-99
I received the above referenced application on December 29, 1998
This project lies in an area of approved snils so a concept drainage plan is nvt required
I have na knawledge of any critGcal areas on this si#e
I consider this application to be #echntcally complete
Page 1
,
s ,
UFFICE OF THE SPOKANIF COUNTY ENGIlNEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)456-3600 Fax 324-347$
"ENGINEER'S CONDYTIONS OF ,A,PPROVAL33 ~TR-ZONRS
TO ..Spokane County Building 21nd Plannirrgy Dep
FROM Diviston ofEncrineenng & Raads
DATE January 7, 1999
~
~
PROJECT; UR-22 TO B-3
~
FILE -ZE-0024-98/) ~
Heanncr Da~e @
~ ~
R~ iew Date
~
SponsorlApplicant Errue Swansan
Section Tawnship Range 21-25-44
Planner Lauis Webster
TechnicallRevlew Daze 01/17l'1999 @ 3 00
The Spokane County Engine~enng Depar#ment has reviei~red the al~ove ~re.ferenced applacatic~n ~e fo1lowir~g
„Conditions of Approval" are subrnutted to the Spokane County Plarmng Depa.rtment for inclusgon in the
"Findmgs of Fact, Conclusions and Ot'der1'Decision" should the request be approved
Pr~ar to issuance of a l~u~ld~.r~g permit or at the req1 ~S~ of t~~~e ~o~r~t~
Engineer in con3unct-lon with aCounty Raad gro3e=/Rcad Irnprovernent
District, whiehever eorres first •
1 Appl_-capt shall- dedicate right of way for the South "lalley Arterlal as
desc--lbed in Eyhibit "A„ attached to these comments.
Fnor ta release of a building penult or use ofprvperty as proposed
2. Access oermiits far approaches to the County Roac Systern shall be
obtainea from zhe Caunty Engineer.
3. Applicant sha11 £ubmit for appraval by the Spoka-_VCounty Engineer
drainage and access pians.
4. A pearking plan and Lraffic circulation plan shall be submi-tted and
approvea by tlle Spokane Caunty Engineer. The dewIqn, locat2.an and
arrangerr-ent of parking stalls shall be in accordance with standard
enqlneezing pr~~t_,ces Paving or surfacing as appro9red by tne Caunty
Engineer will oe Yequired far any portian of the p--o]ect which is to
be occupied or traveled by veh~cles.
CC Applican~ EMI7- SWA? SC]N
Enganeerj 3urve or JoHN -~~I+7~'~~II
PJ.anner -6i1I-c rISB47Ef2
,
~
PagQ 2 . 01/17/1999
~ 0029
5 To construct the roadway improvements stated herein, the applicant
may, with the approval of the County Engineer, Join in and be willing
to participate in any petition or resolution which purpose is the
formation of a Road Improvement District (RID) for said improvement
pursuant to RON 36 88, as amended Spokane County will not participate
in the cost of these improvements This provision is applicable to
Third Avenue
6 As an alternative method of constructing the road improvements stated
herein, the apolicant may, with the approval of the County Engineer,
accomplish the road improvements stated herein by 3oining and
participating in a County Road Project (CRP) to the extent of the
required improvement Spokane County wlll not participate in the cost
of these improvemezts This provision is applicable to Third Avenue
7 The County Eng_neEr has designated a Local Access Roadway Secti-on for
the improvement of !'hird Avenue which is adjacent to the p=oposed
development Installatlon of asohalt shall equal 20 L2et -?"oITI the
centerllne of :he road along the irontage of the development Curbing
and sidewal't mLSt 31so be constructed
8 All required imp=ovements shal-L conform to the current State of
Washington Standard Specifications for Road and Bridge cons':r.zction
and other applicablz county standards and/or adopted reso±ations
pertaining to Road Standards and Stormwater Management in Ef~~ct at
the date oi cons~r.ruction, unless otherwise approved by thm- Cour_ty
Engineer
9 Access to South Valley Arterial snall be prohibited until sucq rime as
spec?ficallv aLthorized by the Spokane County Engineer
10. Access to Thlyd Avenue shall be prohibited until such Ll-ne as
speclfically aLthorized by the Spokane County Engineer.
11 Roadway standards, typical roadway sections and drainGge plan
requirements are found in Spokane Board of County Comml-ss_oners
resolution 95-0498 as amended and are aoplicable to this propasal
12. No construction work is to be performed within the existing or
proposed right of way untlil a pzrmit has been issued by the County
Engineer Al1 work within uhe pu'ollc road right of way is sLbDect to
lnspectian and app_oval by the Cojsnty Engineer
✓
Pag? 3 ~
01/17/1999 ~ 0024
13 All required construction within the existing or proposed public right
of way is to be completed prior to the release of a building permit or
a bond in an a-iount estimated by the County Engineer to cover the cost
of conszructicn or improvement-s shall be filed wlth the County
Engineer
14 The appi-icant shoL-ld be Gdvisea that there mGy exist utilities either
underground or overhead affecting the applicants prooerty, including
property to be dedicated or set aside future aca,Lisition Spokane
County ,,,iill =-ssL.me no financial obligation for adjustments or
relocat}on reqarding these ut?lir-ies The apnlicant should check with
the app_icable utilities and Sookane Countv Engineer to determine
whetner the a-pl-,cant or ut~-l,ty is responsible -for adjustment or
relocation cos=s Gnd to make arrangements for any necessary work
15 The app_icant shGll grant aoplicable border easements adjacent to
Spokane County Right of Way per Spokane Count"y Stanaards
16 Appllcar_z shall sign "Spokane County Notice to the Public Number 6"
which specifies the following
The owner(s) o= successor(s) in interest agree that in consideration
of MutuGl Bene=its now or to be hereafter derlved, do for themselves,
their heirs, crancees, assigns and successor(s) in interest hereby
request and authoYize Spokane County to include the above described
property in a Road Improvement District (RID) and to support the
formatioz of a Road Improvement District for improvement of the
road(s) described below by requesting and authorizing Spokane County
to place thei?- nameis) on a petition for the formation of a Road
Improvement District pursuant to RCW 36 88 050, or by requesting and
authorizing Spokane County to cast their ballot in favor of a RID
beinc formed u..nder the resolution method pursuant to RCW 36 88 030,
and/or by not filing a protest against the formation of a RID being
formed Lnde?" the alternative resolution method provided for in RCW
36 88 065 and Chapcer 35 43 RCW
,
~
Page 4
01717f1~99 ' `
OG!4
~
If a RID is pr+aposed for improvement of the road(s) described b~~ow,
said owner(s) and successor(s)further agree (1) that the improvements
or construccion contemplated within the proposed RID are feasibie and
{2} that t3le benefits to be derived from the formation of the RzD by
the property included therein, tngether with the amount af any County
partzcipation, exceeds the cost and expense of formation of the RID,
and (3) -L--iat the praper~v wi-Lhin the proposed RID is sutf1ciently
developed; providedf thernselves, th~ir heirs, grantees, assigns and
successor (s) shall retain the right, as authnrized u.nder RCW
36.88.090, ca ob]ect to any assessment(s) on the property as a x-esult
of the improvements called for zn conjunction with the formation of a
RI~ by ei-ther the petition or resolutian rnethod under Chapter 36 88
RCW and ta appeal to the Superiar Court the decis1an of the Board Qf
CounLy Comriss~oners confirmzng the final assessment rallr provided
further, i:, is recognized that actual assessments may vary from
assessrnent estimate so long as they do not exceecl afigure eq~al to
the increased true an~ fazr value irrtprovement (s) add (s) to the
property
It is further ack,.owledged and agreed that at such time as a RIID is
created or any County Road Tmpravement project is authorized by
Spokane Cauyity, the improvements required shall be at the so1e expense
of the ownerfs) of property w1thin the RID or served by the
improvements without any mone~ar-y Farticipatlon by Spokane County
The '-:ZID waiver contazned in this agr~ement shall explre after ten
(10) years from the date af e.xecution below This provisicn is
applicable La Third Avenue.
.
Exhlbit A
. ~
1
~
PORTION OF ASSESSORS PARCEL NO 45212 0523,
That portion of Tract 173 of OPPORTUNITY as per plat thereof recorded in
Volume "K" of Plats, Page 20 lyina Westerly and Northerly of the following
descnbed line
COMMENCNCJ at a point 34 70 feet South of the South line of the nght of way
of the Chicago, Milwaulcee St Paul and Pacific Railway Compam and 15 00 feet
East of the West line of Tract 173, thence N 41 ° 11'32"E , a distance of 36 37 feet
to the True Point of BeQinrung thence N 83°45'03"E , a distance of 123 63 feet to
a point, thence on a curve to the nght, concave to the South, haN ing a radius of
711 00 feet through a central angle of 03°26'26", an arc distance of 42 07 feet to a
point of tangency with the South line of the nght of way of the Chicago
. Mihvaul:ee, St Paul and Pacific Company and the terminus of thls line
descnption
Located in the Northwest Quarter (NW %4) of the NorthNYest Quarter (NW `/4) of
Secuon 21, Township 25 North Range 44 East, W M, Spokane County, State of
Washington
~
Exhlblt A ,
. ~
PORTION OF ASSESSORS PARCEL NO 45212 0523
That portion of Tract 173 of OPPORTtTNITY, as per plat thereof recorded in
Volume "K" of Plats, Page 20, lying Westerly and Northerly of the following
descnbed line
COMMENCING at a point 34 70 feet South of the South line of the right of way
of the Chicago, Milwaukee, St Paul and Pacific Railway Company and 15 00 feet
East of the West line of Tract 173, thence N 41 ° 11'32"E , a distance of 36 37 feet
to the True Point of Beginning, thence N 83°45'03"E , a distance of 123 63 feet to
a point, thence on a curve to the right, concave to the South, having a radius of
711 00 feet through a central angle of 03°26'26", an arc distance of 42 07 feet to a
point of tangency with the South line of the nght of way of the Chicago,
Milwaukee, St Paul and Pacific Company and the terminus of this line
description
Located in the Northwest Quarter (NW 1/4) of the Northwest Quarter (NW '/4) of
Section 21, Township 25 North, Range 44 East, W M, Spokane County, State of
Washington
PAGE 11 : 10•59•22 30 DEC 1998
Road# Road Names MPost Reference Descriptio Road Log Info..
05815 2N] AV (S"TART ) .000 HAVANA ST U 19 PAVED 1$
2ND AV .120 ~~ARsaRv uD u 19 PAVED 18
.240 cuST~~ ~D U 19 PAVED Zs
.370 CHRONI CLE RD LT 19 PAVED 18
2ND AV (END ) .510 CARNAHAN RD
05816 2 NL~ AV (START ) .000 DOLLAR RD (5 TART ) U 19 L IGHT B I TLTM. 20
2,ND AV 060 D.AV Y D ST LT 19 L IGHT B I TUM 20
.120 TH I E RMAN ST LT 19 PAVE D 20
180 ELIZABETH RD U 19 PAVED 20
250 BRADLEY RD U 19 PAVED 20
310 DOF2A ST U 19 PAVED 20
370 COLEMAN RD U 19 PAVED 20
500 GI RARD RD CT 19 PAVE D 20
2NT] AV (END ) 620 PARK RD [J 19 PAVED 20
05817 2ND AV (START) 000 PROGRESS RD U 19 PAVED 35
2ND AV 060 ST CI3ARLES RD {END } LT 19 PAVED 36
120 SOMNlER RD (END ) LT 19 PAVED 36
AV (END) 180 NEwER Rn (ENn ) u 19 PAVED 40
05819 2 ND AV(START LI BERT .000 GARRY DR (START LIBE R 09 PAVED 36
2ND AV 120 2ND CT (LIBERTY LAKE g2 09 PAVED 36
190 WR IGHT CT (L I BEIRTY L R 09 PAVED 36
250 M I TCHE LL CT (L I BERTY R 09 PAVED 36
.310 MOLTER Rn R 09 LIGHT B2TUM 16
.450 DE LLA S T (END ) R 09 LIGHT B I TUM 16
~
540 CLUBHOUSE RD (STAR'T')
2I1T~ AV (ENII ) 560 EAST END OF ROAD
06046 2DTD AV (MEAD) {START 000 FR.EYA ST LT 19 LIGHT BITLTM 20
2ND AV 070 MAIN ST LT 19 LIGHT BIT"UM. 20
2ND AV (END} .110 MA.R.KET ST & PEONE RD T.J 19 LIGHT BI'I`CIM 20
06081 2ND AV (S TART) .000 SARGENT RD U19 GRAVE L 20
2ND AV .080 DALE RD (START ) LT 19 CRAVEL 20
2 ND AV (END ) .190 D ISH.MAN RD TJ 19 GRAVEL 20
06192 21VD AV (START ) .000 BEST RD (START ) U19 PAVED 40
2ND AV .210 ,ADAMS RD 19 PAVED 40
2ND AV (END ) .280 EAST END D F RDAD U 19 PAVED 40
06200 2ND AV { START } .000 WES3' END TO BURNS 1~D U 19 PAVED 40
2 NI) AV 050 BURNS RD (END) U 19 PAVED 40
2ND AV { END } 100 EAS T END O F ROA-D U 19 PAVED 40
05818 2ND AV (S'FART) 000 MANI FDLD RD { START } U 19 GRAVEL 26
2ND AV { END} 080 LONG RD U 19 GRAVEL 25
05820 2N'D AV (FOLTR LAF{ES} ( .000 ELECTRT C AV R 09 GRAVEL 14
2ND AV (END) 070 E LENDRE RI7 R 09 GRAVEL 14
05621 2ND AV (FOUR LAKES 000 SPDKANE S'T R 09 GRAVEL 14
2ND A~ (END} 060 CHENEY ST R 09 GRAVEL 14
06017 2YUD AV (START) ,000 hTEWER RD U 19 PAVED 40
2ND AV (END ) .060 S UL L IVAN RU U 19 PAVE D 40
06057 2ND AV (FOUR LAKES)( .000 CHENEY ST R 09 GRAVEL 10
2ND AV (END ) .070 EAST EhTD OF ROA.D .R 09 GRAVEL 1 Q
06058 2NL7 AV (START) .000 WEST END TO BOT+VD I SH U 19 PAVED 36
2ND AV (END) .040 BOWDI 5H RD U 19 PAVED 36
06180 2ND AV (START ) .000 MOEN ST LT 19 PAVED 36
2ND AV (END ) .040 EAST END OF ROA.D U 19 PAVED 36
06219 2ND AV (S TAR'F ) .000 BARKER RD LT 19 PAVED 40
2ND Av (ErrD) .130 EAsT END OF RaAn u 19 PAVED 40
05913 2ND CT (START) .000 SHERIDAN 5T U 19 PAVED 30
2ND CT (END ) 080 EAST END OF ROAD LT 19 PAVED 30
06269 2rrD cT (mEAD) {STAxT .000 wzLSaN sT u~~ PAVED 36
2ND CT (END) 040 EAST END •OF RnAD U 19 PAVED 36
06270 2ND CT (MEAD) (START 000 WEST END TO SHERIDAN U 19 PAVED 36
PAGE %2 . 10 59 25 30 DEC 1998
Roaa# Road Names MPost Reference Descriptio Road Log Info
2ND CT (END) 040 SHERIDAN ST U 19 PAVED 36
06924 2ND CT (LIBERTY LAKE 000 2ND AV R 09 PAVED 36
2ND CT (END) 030 NORTH END OF ROAD R 09 PAVED 36
05823 2ND ST (PLAZA) (STAR 000 MOORE AV (PLAZA) (ST R 09 GR.AVEL 10
2ND ST 060 FORSYTHE AV (END) R 09 GRAVEL 10
2ND ST (END) 120 OLD SR-195 R 09 GR.AVEL 10
05822 2ND ST (FREEMAN) (ST 000 PROSPECT AV (END) R 09 GR.AVEL 24
2ND ST (ENll) 040 SR-27 R 09 GRAVEL 24
22 Records Processed
PAGE ~1 3 , 10 59 59 30 DEC 1998
Road# Road Names MPost Reference Descriptio Road Log Info
05825 3RD AV (START) 000 DAVID ST U 19 PAVED 20
3RD AV 060 THIERMAN ST U 19 PAVED 20
120 ELIZABETH RD U 19 PAVED 20
180 BRADLEY RD U 19 PAVED 20
250 DORA ST (START) U 19 PAVED 20
310 COLEMAN RD U 19 PAVED 20
430 GIR.ARD RD U 19 PAVED 20
3 RD AV ( END ) 560 PA.RK RD U 19 PAVED 20
05828 3RD AV (LIBERTY LAKE 000 MOLTER RD R 09 LIGHT BITUM 16
3RD AV 130 DELLA ST (START)(LIB R 09 LIGHT BITUM 16
3RD AV (END) 220 EAST END OF ROAD R 09 LIGHT BITUM 16
05829 3RD AV (LIBERTY LAKE 000 WEST END TO LEE ST R 09 PAVED 20
3RD AV 090 LEE ST(START)(LIBERT R 09 PAVED 20
3RD AV (END) 220 EAST END OF ROAD
05831 3RD AV (MEAD) (START 000 SHERIDAN ST U 19 GRAVEL 14
3RD AV 120 FREYA ST U 19 LIGHT BITUM 16
190 MAIN ST U 19 LIGHT BITUM 16
240 MARKET ST U 19 LIGHT BITUM 20
370 MYRTLE ST U 19 GRAVEL 30
3 RD AV ( END ) 450 RAI LROAD AV ( START ) U 19 GR.AVEL 30
06051 3RD AV (START) 000 BLAKE RD U 19 PAVED 40
3RD AV 060 LEATHA LN (END) U 19 PAVED 40
3RD AV (END) 130 EAST END OF ROAD U 19 PAVED 40
06052 3RD AV (START) 000 FLORA RD U 19 PAVED 30
3RD AV 050 COACH DR (START) U 19 PAVED 30
110 BELL ST (START) U 19 PAVED 30
140 ARC ST (END) U 19 PAVED 30
3RD AV (END) 240 TSCHIRLEY RD U 19 PAVED 30
06120 3RD AV (START) 000 HAVANA ST & SPOKANE U 16 PAVED 40
3RD AV 120 DEARBORN RD U 16 PAVED 40
250 CUSTER RD (START) U 16 PAVED 40
380 CHRONICLE RD U 16 PAVED 40
500 CARNAHAN RD (START) U 16 PAVED 40
700 MCKINNON ST (START) U 16 PAVED 40
790 KOREN RD (START) U 16 PAVED 40
890 HOWE ST (START) U 16 PAVED 40
3RD AV (END) 980 FANCHER RD (START) U 16 PAVED 40
05824 3RD AV (START) 000 UNIVERSITY RD U 19 PAVED 40
3 RD AV ( END ) 260 P I ERCE RD ( END ) U 19 PAVED 40
05826 3RD AV (START) 000 UNION RD U 19 PAVED 25
3 RD AV ( END ) 110 ROB I E RD ( START ) U 19 PAVED 25
05827 3RD AV (START) 000 EVERGREEN RD U 19 GR.AVEL 26
3RD AV (END) 220 BEST RD
05830 3RD AV (FOUR LAKES)( 000 SPOKANE ST R 09 GR.AVEL 14
3 RD AV ( END ) 060 CHENEY ST R 09 GR.AVEL 14
06018 3 RD AV ( START ) 000 SOMMER RD ( START ) U 19 PAVED 40
3 RD AV ( END ) 070 NEWER RD ( S TART ) U 19 PAVED 40
06087 3RD AV (START) 000 SR 27 (PINES) U 19 PAVED 32
3RD AV (END) 170 EAST END OF ROAD
06093 3RD AV (START) 000 WEST END TO SKIPWORT U 19 GRAVEL 12
3RD AV (END) 030 SKIPWORTH RD (END) U 19 GRAVEL 12
06231 3RD AV (START) 000 GREENACRES RD U 19 PAVED 36
3RD AV (END) 060 EAST END OF ROAD U 19 PAVED 36
06218 3RD CT (START) 000 WEST END TO REES CT U 19 PAVED 36
3RD CT (END) 020 REES CT U 19 PAVED 36
06268 3RD CT (MEAD) {START 000 WILSON ST U 19 PAVED 36
3RD CT (END) 070 EAST END OF ROAD U 19 PAVED 36
PAGE .1 , 11 00 32 30 DEC 1998
Road# Road Names MPost Reference Descriptio Road Log Info
05012 UNIVERSITY RD (START 000 DISHMAN-MICA RD & SC U 14 PAVED 58
UNIVERSITY RD 020 35TH AV (START) U 14 PAVED 58
130 33RD AV (START) & RA U 14 PAVED 58
220 32ND AV U 14 PAVED 58
280 31ST AV U 14 PAVED 58
340 30TH AV (START) U 14 PAVED 58
390 RAYMOND CL (END) U 14 PAVED 58
410 29TH AV (START) U 14 PAVED 58
470 28TH AV U 14 PAVED 58
530 27TH AV U 14 PAVED 58
590 26TH AV (START) U 14 PAVED 58
660 25TH AV (START) U 14 PAVED 58
720 24TH AV (START) U 14 PAVED 58
790 2 3 RD AV ( S TA.RT ) U 14 PAjIE D 5 8
850 22ND AV U 14 PAVED 58
910 21ST AV (START) U 14 PAVED 58
970 2 0 TH AV ( S TA.RT ) U 14 PAVED 58
1 030 19TH AV U 14 PAVED 58
1 100 18TH AV (START) U 14 PAVED 58
1 220 16TH AV U 14 PAVED 58
1 290 15TH AV (END) U 14 PAVED 45
1 300 15TH AV ( START ) U 14 PAVED 45
1 350 14TH AV (END) U 14 PAVED 45
1 420 13TH AV (END) U 14 PAVED 45
1 470 12TH AV (START) U 14 PAVED 45
1 520 11TH AV (END) U 14 PAVED 45
1 590 lOTH AV (END) U 14 PAVED 45
1 600 lOTH AV (START) U 14 PAVED 45
1 660 9TH AV U 14 PAVED 45
1 730 8TH AV U 14 PAVED 45
1 790 7TH AV ( STA.RT ) U 14 PAVED 45
1 820 6TH AV (END) U 14 PAVED 45
1 840 6TH AV (START) U 14 PAVED 45
1 980 4TH AV U 14 PORTLAND CEMENT 80
2 050 3RD AV (START) U 14 PAVED 80
2 230 SPRAGUE AV U 14 PAVED 68
2 300 RIVERSIDE AV (START) U 14 PAVED 52
2 360 MAIN AV U 14 PAVED 22
2 440 NIXON LN (PVT RD) U 14 PAVED 22
2 480 VALLEYWAY AV U 14 PAVED 22
2 630 SPRINGFIELD AV (STAR U 14 PAVED 22
2 650 SPRINGFIELD AV (END) U 14 PAVED 22
2 740 BROADWAY AV U 14 PAVED 22
2 990 BOONE AV (START) U 14 PAVED 22
3 020 SHARP AV (END) U 14 PAVED 22
3 070 SINTO AV (END) U 14 PAVED 22
3 140 MAXWELL AV (START) U 14 PAVED 22
3 150 MAXWELL AV (END) U 14 PAVED 22
3 240 MISSION AV U 19 PAVED 22
3 300 AUGUSTA AV (START) U 19 PAVED 22
3 380 NOR.A AV ( START ) U 19 PAVED 22
UNIVERSITY RD (END) 3 390 NORTH END OF ROAD U 19 PAVED 22
05013 UNIVERSITY RD (START 000 SOUTH END TO MONTGOM U 16 PAVED 20
UNIVERSITY RD 170 MONTGOMERY AV U 16 PAVED 20
290 BUCKEYE AV (END) U 16 PAVED 20
370 GR.ACE AV ( START ) U 16 PAVED 20
430 FAIRVIEW AV (START) U 16 PAVED 20
► 450 BNSF CROOSING,(SOUTH U 16 PAVED 20
' 475 BNSF CROSSING (NORTH
PAGE ►2 - . 11 00 32 30 DEC 1998
Road# Road Names MPost Reference Descriptio Road Log Info
UNIVERSITY RD (END) 510 SR-290 (TRENT)
05023 UNIVERSITY RD (START 000 44TH AV U 19 PAVED 40
UNIVERSITY RD 060 DARCY DR (START) U 19 PAVED 40
UNI VERS I TY RD ( END ) 210 PONDRA DR ( END ) U 19 PAVED 40
3 Records Processed
► Traffic Counts ,
Road'Name Location Leg Count
UNIVERSITY RD at 32ND AV N 3582
UNIVERSITY RD at 32ND AV S 4175
UNIVERSITY RD at 24TH AV (START) N 6472
UNIVERSITY RD at 24TH AV (START) S 5754
UNIVERSITY RD at 16TH AV N 6558
UNIVERSITY RD at 16TH AV S 8174
UNIVERSITY RD at 8TH AV N 10166
UNIVERSITY RD at 8TH AV S 9046
UNIVERSITY RD at SPRAGUE AV N 7826
UNIVERSITY RD at SPRAGUE AV S 11511
UNIVERSITY RD at BROADWAY AV N 3794
UNIVERSITY RD at BROADWAY AV S 7314
UNIVERSITY RD at MISSION AV N 1342
UNIVERSITY RD at MISSION AV S 4794
UNIVERSITY RD at MONTGOMERY AV N 1884
UNIVERSITY RD (END) at SR-290 (TRENT) S 1991
UNIVERSITY RD (START) at DISHMAN-MICA RD N 4579
s
~ ~ ♦ • i
FIECEIVED
S P O K A N E ~ sb C O
BUILDWC AND PLANNWG • A DMSION OF THE PUBLIC WORKS D6PAR ~NEER
JAMES L MANSON C B O DIRECTOR DENNIS ~/I
NIEMORANDIJM
TO S 1ok ~ ou~n~ty D~vion TOWN, P-ra't~Ha~ , er, c/o Sandy Krmb Il
Spokane County Division of Engineenng-Development Services, Bill Hemmines
Spokane County Division of Utilities, Jim Red `
~ Spokane County Division of Stormwater Utility, Brenda Sims
Spokane County Division of Long Range Planning, John Mercer
Spokane Regional Health Dlstrict, Steve Holderby
Spokane County Parks, Recreation & Fair, Steve Horobiowski
Spokane County Alr Pollution Control Autharity
Spokane Reeional Transportation Council, Glen Miles
Spokane Transit Authonty, Chnstine Fueston
Central Valley School Distnct No 356
Fire Distnct No 1
Modern Electnc Water Company
FROvI• Francine Shaw, Senior Planne
DATE: `
December 23, 1998
RE' ZE-24-98, Zone Reclassification from Urban Resldential-22 (L1R-22) to
Regional Business (B-3)
TECHNICAL REVIEW MEETLNG
JANIJARY 7. 1999 AT 3:00 P.M
DIVISION OF BUILDING AND PLANNING ls` FLOOR CONFERENCE R00iVI
Please review the above applicatlon and use the attached TECHNICAI, REV1Ew MEF-TNG
FOR~~t for your comments The Division of Building and Planning encourages you to
attend this meeting The sponsor and representative have also been invited to attend this
meeting If you cannot attend, please forward three (3) copies of your review comments
on the attached form to me for the meeting The attached TECHiNICAL R.EVIEW FORImS
will be given to the sponsor at the meeting and included in the Division of Building and
Planning file Thanks for your cooperation If you have any questions about the
application, please contact me at 477-3675
NOTE• The Division of Bwicling & Planning will now be circulatin~ comments for SEPA
Checklist at the time of technical review This tivill be the only time you tivill be
able to comment regarding the SEPA Checklist for this project
c Sundena Plese, 1301 S Liberry Drive, Liberty Lal.e, WA 99019
Ernie Swanson, 12213 E Broadway, Spokane, WA 99206
John Frandsen, 3216 S University, Spoi.ane, WA 99206
Attachments 1"echnical Review Form, Project Application, Site Plar,, SEPA Checklisi
1026 WEST BROADwAY AVFNUE • SPOKANE, WAswtvGTONJ 99260
PHOrvE (509) 4056-3675 • FAx (509) 4564703
TDD (509) 324-3166
•
.
, • Spokane County
Division of Building & Planning
Technical Review Meeting
Meeting Date and Time January 7, 1999 @ 3 00 p m
Project File No ZE-24-98
Project Location Generally located east of and adjacent University Road, north
of and adjacent Third Avenue in the NW ~/4 of Section 21, Townshlp 25 N, Range
44 EWM, Spokane County, Washington
Comprehensive Plan Urban
Project Descnption Zone Reclassification from Urban Residential-22 (UR-22) to
Regional Business (B-3) for those uses allowed in the Regional Business (B-3)
zone
Parcel No(s) 45212 0523
Owner Sundena Plese
Applicant Ernie Swanson, 12213 E Broadway, Spokane, WA 99206, (509)
928-5319
Project Planner Francine Shaw
Lr ~
~
SPOKANE COUNTY DIVISION OF BUILDiNG AND PLANNIVWEIVED
SPOKANE COUNTY
ZONE RECLASSIFICATION APPLICATION DEC 17 1998
PART I UIV1510N 0F QUILDING AND PI.ANNfNG
f3Y
A GENERAL INFORMATION
Legal Owner S W19 60 .
Mailing Address f fn~l So- 11,6,rAv
. i
City 11/~44 Z41ir State -j& Zip Code
Phone 3~(work) (Home) Fax
.
Anplicant/Agent ~•~.~Y/~ S~r9~~~/~
Mailing Address 1,9P11_-3 ZZ440 41
/
City a State W~ Zip Code 0
Phone (Work) 9 .2 /2 / (Home) Fax
IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORI7ATION FOR APPLICANT TO
SERVE AS REPRESENTATIVE
ProjecUproposal site area (acres or sq ft ) T/, 7~" ~l~• ~T
. i
Adjacent area owned or controlied (acres or sq ft WIA
Assessor's parcel numbers of project/proposai y~ .~-S~
Assessor's parcel numbers of adjacent area owned or controlled
.
Street aciclress of proposal
. /
Existing zone classification(s) and date establisheci 44~Q. oZ ~
.
Existing use of property _C,"
Proposed zoning __i6-,,3
Comprehensive plan category Scliool district ...3.~~
1~In l
Water purveyor ~er1'-l - Fire district
.
Proposed use of property
Single family ciwellmgs O Dupiexes O Multifamily dwellings O
Manufactured homes Business ~A Industrial Mixed use
Other ( ) - Describe
List previous planning division actions involving this property
(3 LCGAL/ZONE RCCLASSIFICA710N INFORMATION
.
Location of proposal J§&,-r (J,.r 72A G 1-~r~ . 0~ ~~~~2~~'~I~ f/ Tl~
~
Section o2 j Township Range
.
Y
Name of public road(s) provicling access
Width of property fronting on public road
~
ZONE RECLASSIFICATION APPLICATION PaGE 2 of 4
Does the proposal have access to an artenal or planned arterial? Y e s No
Name(s) of arterial roads ~Aala 5/g/
Legal description of property for each zone reclassification proposed
Existing zone(s) to proposed zone(s)
for the following described property
Attach legal description stamped by land surveyor or provide below
~
if you do not hold title to the property, what is your interest in it?
What are the changed conditions of the area which you feel make this proposal warranted?
~-0
What impact will the proposed zone reclassification have on the adjacent nroperties?
. .
77
What factors support the zone reclassification? -~~f~' ~"5 ~•S •
What measures do you propose to mitigate your proposal's impact on surrounding land use?
No ~1/,!5' .
~ .
ZONE RECLASSIF1Ca710N APPLICATION PAGE 3 of 4
PART II
This section of the appircahon will provide the Division of Bwlding and Planning staff with wntten
verification that the app(icant has had preliminary consultation with the agencies identified
Results of the preliminary consultation shall be incorporated in the proposal before final submittal
to the Division
/
~ FIRE MARSMALL/FIRE DIS7RICT
A This proposal is within Fire Protect trrct No ~
B Adequate arrangements (hav ve no ) been made to meet our needs in providing for an
adequate water system and facilities for hre protection purposes
C Recommended fire flow or unable to ca(culate now because use is not
definitive, and will be determmed at time o build ng permit application
,
D Requirements include r~ v, L. ~ _s~'N ti~."~,~•.
t~r,wZ rjt„ • , ~c/ t!7 G~-~. ~'ti~ I-r r 2
Fire Distnct S(gpdture/Title ~ Date
~
%-AWATER PURVEYOR
A Satisfactory arrangements for domestic water and fire flow requirements (have) (have not)
been made ~ t
B RequirementsJcomments
~
`~~~~1~c.;~ lC l C) ..c1at 4:~
~
Water Distnct Si9nature itle ~ Date
COUNTY ENGINEER
A preliminary discussion has taken piace and generai requirements for roads and age nave
been discussed with the applicant
A Comments
Signature/Title Date
v
A?
COUNTY UTILITIES
. •
A preliminary discussion has taken place and general require ~foorrrthhis submittal of this proposal
(have) (have not) been satisfied The designated w urveyosite is
A Comments
Signature/Title Date
i
REGIONAL NEAL.TH DISTRICT
A preliminary discussion has taken place and general requirements for submittal of this proposal
(have) (have not) been satisfied
.
A Comments '5;21•v~ ~f,~'6t~ ~-+v~
/ L - 011
f
816'nature/Title Date
,
SEWER PURVEYOR A preliminary discussion has taken place a neral requirements for the provision of public
sewer are understood by the applic
A Comments
Signature/Tille Date
/
.
s
~ ZONE RECLASSIFICATION APPLICATION PAGE 4 of 4
~
r
rRa~v
PART I I I p'r
SURVEYOR VERIFICATION ' . '
I, the undersigned, a licensed land surveyor, have completed the information re e f~ h~ 11310 -
zoning map nd written le al ription
s/~N9Ll.~`~~'J
Signe Date
Add S --3 Z16 Phone
City State ~~r~ • Zip
PART IV
SIGNATURE OF PROPERTY OWNERS OR LETYER OF AUTHORiZATION
.
I, the undersigned, swear or affirm under penalty of perjuty that the above responses are made
truthfully and to the best of my knowledge
I further swear or affrm 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 behalt
Signed v~ 1-72., 4~r Date
Address 2~~ :7 r -7 9Phone Ye- s o Y~
City ~ o"4- S t a t e Zip Z Z~
Signature of applicant or(representativ/e) Date
State of Washington )
) ss
County o~~d~Ca~eC
~ . ~
G
Sign%1 ~~1• '~~S~c~~f ~ before me on this Lday of , 19 gD,
~ ~ .
.
by
Not~~ ~tal PUBUC ;
~'•.,~q 9s~: ~0,%
Notary Public in and for the State of Washington residing
~ ~ .,lvG~.• Cj♦
WAO~,. at
My appointment expires
r k-
PART V
TO BE COMPLETED BY THE DIVISION OF BUILDING AND PLANNING
Date submitted ID/17/"/("? File numb r~J~ ~
Date accepted y ~ . ~
v J~ -
Total fees c~ c t t number
t
CCh~~ ~ / -.~rr~ la/1~1/~- -
~CQ
aEcEivEo
SPOKANE COl1NTY
DEC 17 1998
DIVISIC3N 0F BIIILDING ANQ p1,ANNIVG
MIIEL HE20ltE A! Pl K19 J LI
BYi
.
v • .
( LEGAL DESCRI PTIOiV)
PAOCEL A k
Thzt part of Tract One Hundred Seventy-three (173) oE
OPPORTUrjITi, as per plat thereoE recorded in Volume "K" of
Plats, page 20, more particulzrly described as follows
BtC?"IvTINING at tre point of intersection of the west line oL
said Tract One hur.dred Seventv-three (173) with the South line
oz the right of way of the Chicago, Milwaukee, St Paul and
Pac iL1c P.a ilwav Comoany, thence Eas t along the South 1 ine o r
said?'1.5ht of way to a poirt Th=ee HundYed Eighty-threz zr_d
68/?00 (333 68) teet West of the East line o--,r said Tract,
measu=ed ai ong said right of way line, thence South on a line
na=a? le'_ with the East line or said Trzct Or_e Huzdred Sever.ty-
tr_Y=-- (173) , One Fund_ea rifty-rivz anC 42/100 (155 42) feet,
t["`.2_^.C° *eiESi Orl Z llr'_e D2.r2.l1°1 W1Lh t.r'_° SCL!th. l1Pe O_` Sc'_G
Gne F-:uncrec. Seve:.cti -torej (173) to the west
t^°-20= ~ Lhe►1C° ~j0-i ^ 2.1 pnQ Sc._Cj. ~'125il?'_1_ t0 t:'° C`lZ`° 0=
oz5=inc,
-nat po= -_oz Ceec,--c to t:!e Co~__-ty o_ spokane
lJ^? Je=S'_`y ROCd DV" O' W?y f,ced rn~0'_^C~..°CSE'il`_°fi'Je= 4,
? G~:_: 3 arc Februar~v Zq, 4, unceY RecorGinS Nios 333920C a7c
oc022404_73, .
Sit,..zkte iz tne City o_ Countv o= Spc'ca_ e, Stzt° _ c=
'v;~~ ~ ~ ~^_ctcn
-??CEL 5
'?'hzt po= cion o= T=zct 173 0F OPPOZZ'r'tJN TT'~, as ozY p1Gt the=ao-
rzcorded in volume "K" o= Plats, page 20, (:escribed as
zol ? ows
BEIGTN~tTvG at the Southwest corner of said Tract 173, thezre
North on the West line of szid Tract, 310 58 feet to a point
whicn is the true point of beginning, thence East on a line
parallel with the South line of said Tract, 268 36 feet,
tnence Ivorth on a line parallel wlth the East line of said
Tract 77 65 feet, thence West to a point on the F1est line of
said Tract 77 65 feel~ North of the true point of beginning
therce Soutt-i along tne West line of said Tract to the true
point oE beginning,
~C, FRA~o
~0' '&RECEIVED
~
• SPOKANE COUNTY
0,~ q~~,~i~ f~ y DEC 17 1998
,
AL. LANL)..
OcPIF~sS 1V21191 p1V15IpN 0F aUILDING AND P4ANNINQ
aY
.
~
• t
~A
EXCEPT tb-at portion deeded to the County oE Spokane for
Cinivers itI Road by Right o_` way Deed recorded Seatember 4,
1958 znd F'ebruar-y 24, 1994 under P.ecording rfos 383920C and
9402240472,
- P.LSO, EXCED i tnat port Lon deedzd to the Countv of Saokane tor
T-qird Atrer_uz bv P.ight oE way Deed recordJC Lfar 21' 1975 , L-nc.er
P.ecoYCing No 75052102060,
S? tuate in the County o= Sookare, S`aCe oz was:z_:i5to -L
Also except the East 116.36 f t. and except County rlqht of way
required along North side.
~
~
r
~C• Fflq
~
M
d . 13y8 ~
/51'E~~'
LL
EXPtIEs 12/zu 11
~
.
~ . {
• . s
~ ~
~~/1~ A
VV
~a/ Y S~ ~ ✓'J
SPOKANE ENVIRONMENTAL ORDliNANCE
SECTION 11.10.230 1
RECEIVED
SPGKAPlE COUNTY
DEC 17 1998
oi viSlli-itl CFF; 1ULC1h1G ,aND Pi.ANNING
L 'IY
~
~ SpOxJ►xE FNViROMMFyTaL oROiHAXC:
~ { ~ • .
(1111C 197-11-9601 SecCion 11 10 270(1)
Enrirorm►ntal C1+ecklist
Pur9oze of Checkllst Fite 40
TAe SCate Enviror:sental Dolicy Act iSEPAI tnaoter 43 21C RCJ recuires a11 gaverrsmental agentles to tomlder tne environmental irapars of a oroDOSaI
before r.aklng rlecisions An Environaental lo0ac• Scatewnt (EIS) must be prevared for all proposals rith pro bable sigoificanc adverse Snpac•S o++
the Quality of the envirorrxnt The pu"ose of this checkllzt is co provide infortsation [o Aelp you and the agency identtfy impatts froo yavr
propasal (and co reduce o* avoid tmpatts iroa the pro0osal if li can be dane) and to hel0 the aqency decide rhetner an EtS is required
Instructfons for AQplicants
7his envirorxsental c'+ecfclist asks yau to EescrlDe sooe Oasic tnfo rsatfon sbout yw r prooosal 6overnnoeental agencies use tnis cnectl1s: ta Geter-+ine
rrether the environaencal iopac*z of ycur prc0osal are signtficant repufring prtoeration of an EIS Answer the questions briefly vi,n the mos,
precise infornatton kno.n or give the Dest destrlotion you ca^
You rxist ansyer eech questfon accurately and carefully to tne besc of yw r knw ledge In most cases you should De aDle to anz•e, tne quescions
frors your c+m oeservaiions or pro,,ect plans wltnout the nr_E to n+re ezverts lf you really do not knov tne answer or If a oves ion dces not acoty
to yovr prooosal ,.rtte do not tnov or 'does noc apoly Cae.olete answcrs to the Cvestions nw may aroid urtnecessary dela7s later
Sar.e questionz ask about governnental rrgu►ations, sucn as zoning shorellne and lsnecuri designatlons Ansver trese questions if ycu can i' you
1+are problcros the governrsental agencies can •ssist yau
The clietklise questions apD1y to all partz of your proDOSaI eren tif 7ou olan to do tl+eso over a perioC of ttme or o++ diIlerent oarcels of land
AttaCh any additional lnfor+satton tl+nt rfil EeStriDe your prooosal or tts envlronrenial effects ire agency to whicA yav submit chis c,ectltst nay
ask ya, ta exolain reur ansrers or provide aQdltlonal tnfonsatfon ressonaDir relateC to detem intng If tnere mar 0• signiflcan- adverze imoac
Use of ct+ect 1 ist for nonproject praposal s
Caovlece thts checkltist for nonproject prooosals. eren tnaugh euestio^S may De ansrerra does not aooly
IN J1GOiTION, Cwplete the SUPfL:?1EflT1U. S}{EE7 FQR MOyPROJECT 1tCTIOtIS(Part 0)
for nonorolecc actions, the references in the cnecklls, co the rords *Dro+eCt ' sv0>>ca^t and 'provercy or siie znoulC De r•ae as prooosal '
'prooozer and affected qeograohtc area ' resoec•ively
A satxc2our1o Lw~~,c ~^f
1 'taae of propose4 projeCi 1f a0D11Ca01e ~ ; , , - • - 'i' ~ l ~ ' ~ I~+~G~~~~~ E~~~ ~~'c~~s
l .
2 44.e of 4pplieanc /i~i~
3 Address and hone nunoer of appllcant r canta . person
• ` L- ~ SCY ~
7- ~
4 Date cnecklist prenared
S Agencr reQuestinq cAecklist
,~c 19
6 Pro9ased tining or sc~+e~ule (intludinq pne Sng if ao4„c,ole)
1
7 a Do you have ny plans for future addittons ezflanston ar further ac•irity related to or met:ed rltl+ L11S prooosai? it yes evldin
.5 ~ ~ I ~ ~~iL T A/v c,~J
13 s be. r` r R ~G.
D Do you ovm ar Aave opttons on land neer-3y ar aC)acent to tnts DroQosal' If yes eplatn -
r
8 L1SC any environcr ntal infor%aiton rou knoy aDCU' tn3t hai 0een Drepered or vill De prevared df r e-ly relate^_ to t1i5 proposa)
ier 2/1/88 ~
9?QlA7TL La7i;t0`42't'.AL ORDIVA.tC-E i
(.AC 1;7-11-960) Sectian l! I^ 230(1) . 3 a
r • A SALXc1CRM (caatiaued)
9 Oo yw 4aw vh¢[1er appl2ucloni •re pead!ng [or 69.e"_=wntel appro.als oI ort+er pronosals C rec•2q aflecting t'u propertr tovereA trv ~our
9roposal' I' yee ezpialn
10 Llac aay governaeoc approvals or permica tAat vill De needed tor yous ptopoeal !f 1mo.a+
l; O
li Clve + One° coopiese desr ption o! 7a+r propoul Sneiudlng pt'aDos<d use• and the •:ze ot tix pro)eet •nE 0 ice ~ete sre eeve-a'
Queactons L er tn chi• c'xe'eliac ct+ac •sE 7w to desrlbe cer aLa upeeu of yovr propo••S Tou do not need to reput those aeuvers on ~s
p°Se
- _ - - - -
N ~
i
4LFA lr.~ ~ -3 7.~"a rs-
s 7` a ~•G 7~ 2 ~ Q ' G _ h r iC C/ G N~h c.rJC
_ tacatlon ef the propoaal Glve wE`:clca[ .afonai on `or a person to undcratind the pttc•sa louc'on of vour ?roposeG P-o'et laC1uC a ~
acreet adGcea• !f anv and see'.on torcu h!a •oC ran3e t, tinown If • propo u 1 vauld occur over a tangc o` •res yrovtde c1e ran,e ot
5ouadar ee of tie elce(,) ?rovtde a lega! Cescztp_ oo slte plan rle'21q asp •nd topographlc aap t` reasomDl+ •vatliDle Z+SI e vou
artwld wboic anv piaas requlred bv 1e age-ie7 •a+ a'c not reQulred io duqltute aApa or deu led plAn• Outr0l[teE wtcA •nv pecn apDlte3tSon
rets ed to cltis c`+eck'q i .
AYP
I,v
. o~ ~
Joes [1e provoaed ac Son i'e v 1_a 1e AQai`et Sev' ve kzu (ASA)' Ne linetai Sever Serrce Ares' ''%e P-Ior v Se-e- Se-vice A ea 'ne
C ~ et SPouste (5ee Spotaac Coun v s ASA Ove•:A+ :one ~ LO 'or bOundartes)
42
x~.E'
-:3 se couT"L-I--ta eg ti7*LTc...v-
9 ~iCIROP=Y'.AL ~^~rS
Evalw on cor
Agency Gt On'Y
i c,~pc
a Ge-se'i desc-•;It on of c'u site (circle one) !Lt rollln6 h11Iy sca7 slopea aounts z«+s
OL1G- -
D '1ac te che aceepeac sloqe on C'u s e'4,'rpro:i-3ste pe'ceat •lope)' ~
~4 mue;C)
'
c ''ha 3ene-a! 77es of s0'1s sre touzQ on ehe slse (`o- es+tlDte elir s+ad 3'"'e! Inb
`
I` vov cnov cSe clasa"_caclon o( cultural wiIs •pec Iv L'~em • , x •z~lend
~
d ILre ctieze su- Ice !zd .ac:o= or '►letozV of unscaSle fot'a Sn c'+e Laacdisce vic'nitv I` so
desc- be ,
~
I / 1
• SPOX.i?IE ~'YYIR61t11£1fTJ1l OR0IMAHCF
(vAt 197-i1-960) Section 11 10 230(1) 411
8 ENYIROIM EMTAL EIEME4T5(conttnaed)
Evaluatfon For
e Describe the puroose type and apDrvxtcnate QuanNt tes of any f i 11/ng or graGing propoud Aqenty Use Only
Indicate source af fill
f Couid erosian o a ir as a resuit of tlearing constructton, or use' If so, generally deuriQe
/
/Yo
~
g ADout what percent of tAe Site vill be tovereC r1tA =pervious surlacts afier projeci construc
cian (for exar,ple asphalt or Duil ings)' /
zt-1 ql~l
,
h Proposed measures to reEuce or contr~o} erosion or ot1+ r impac:s to the earth. if anr
.01i t=,~•~~, ~tE/~(~'
,4,ag ~
t A,2
e Vha< <ype p{ emisiions to the air rou1C resuit fram tf►e pro0oSa1 (1 e duSt autaTOblle, oCors
industrsal .rood saoke) duriny cons:ruc•ton and .nen tt+e vro;ec ts caeoleted' 1I anr
generally deSCriDe and give aoDrozimate Qw ntltes If kn w n
D are tAere any off-stte Sou►tes of emtsslons or odor tt+at aey af'e r yaur provosal' If so
generally describe
c Proposed measures ta reduce or ccn[rol tzisstorts or otAer lmpac:s to iir If any
3 uArEI
a Sur°ace
(1) Is C'lere any surfa[e rater bady on or in CAe fassedfa[e rictnity at the sitt fncludinq ytar-
round and seasonal strea*ns saltwater lakes oonds +►etlands)' If res. CescrlDe type and
Dravide nanes I` aooro0ria[e. state rnat stream or rtrer it flows into
(2) wilt Ctie pro,e=t re9uire any roric over 1n or ad3acent Lo (wl:hin 200 feet) tAe Cesc-ibed
waters' I° yes. piease destrlOe and at.acti evaflable plans
4/D14IC-
3
r
SPoK.u4c L'M xJTM'-rf'.~ Olp PLAr7
{,tkt 197-11-960} Sec[ian 11 I0 "34(1)
s ,
a ErivtRat~'rtu. g~y,~,q-; ;coottnut87
Ev~lutCiqn For
+4$~~[y
(7) EaiLi::ete =he sawunr oF f111 and dredgr satesial that -u14 b~ plAtcd ~a or aemred frn4 t%c Gse On.17
°ur'ata ++§[er or vetTAxsd* assd indicatc ttre src. uf zEr ri[e rkas e►ea,Fd be sf[ectcd Z4dicsse
the soutce of fi13 ag[er;aY _
~iil the psapogal requ" rt sUr`+c* s" t c T wtrhdrxvak■ or d2.erslor+. Gire a aQUeral dr:r-1p-
tion Purpv4e and approxim■Cr qwnC :.er iF knarn
I10
I5] Oasl [1se pro?0i4 1Se rrithin a i4D-year Clood p1.433' V No na[e lecs[.,on an [he ■Tte piao
#0
baes the proQosyl in*ralwe an~ di,ehsr;er of vaArr awtsriall ee ■yrFase w■Cess' t' @o
desc^rbs rhe ty-,,c of varte and ae[ieipattd Y43I177! of di*c'tiarge
~ IVAV~
_ i
b Crpynd
Vi:i grOundvacF r bc v1,[tidravn or wiS' vacQ- br dlactix3ed ro A OV{1dYaLeFi Lt,,• seae a3
dtScr pzLan Pvep"e fnd approvsace qu.aa[' te:, ii kmu*n
- 141S.f
C=} 01!ye-.Ls ++as4e aa.rr ti chjQ tiL1E br dSrtLarai3 la?o e!x 9191.1ad •rcm ■ipflC tanka er oV%r•
raalEary vaaie *-aaorent fac&ller De.cCt'ae the Zen.rral ■LSe o1 Cht ■rrt d 054 nun4+ar or
ho4aes sa b.e ■ltf•red ■gqlLeable) or t#tie numbwr at peFia6s E%s 47IEc-A{a) arr ax;er eC t o
lervC
~ efl c~
L]} Geaer_ba aesy ■TSee~a, a[lber tlan Ehose da■lgned far Chr dlopowk at µnlras7r r;alte
izaLailed fOC tjs pus~a~t of ,3lashargia.g flut-da beLaM Lhc dre.rod muC`jLCa (Soclv499 sx#issa dvelk
R4ode far the di.poa;1 of ■Cars r+aqer or drziasge lrcd Lioas dralaa) Dcscr"De S'tw CTP~e bI `
aysRem Che aoauRc 4f sarariai [o hwc diaqasad of ttirough [f,r a'frrsa •nd CSe t7pef ol nasrr3ali
"kely Ca b-e d' iPIosed of (ineivU:g aa[ae-ala vfi.ie'l aa# eacar the R7■em ta~d■ecSeorlr elzrough
opill■ or a9 e r aui nl fSre-L'~ghr ag aerivi:ieip)
<~M. C.:,
~
aoy e4r,~itslr (e,pec.~lly aeaanic Oa[vent.0 ar pes-aLeua `vaia} wr ■caresi da i3aYe-
g-ouad ar uader8ro-und mC6[a$C Cjnie-ar 11 ■o, v3trt e7?ea ■od quaat' 'e■ o! naCCriaia ++*lI '3e
a-aYed
4
f 3F4T-•4}FC ~k~oH~T.4L d&AINAVa
(v,7lC 191-1:-964) Sectsnn 11 10 230(1) # ~ 4
Y
~ ~=R~~"~ ~ (teat4nutd}
°-~~YuaCion Par
(5] uh..C protet[4ve xa■ures ++t1: be Cakan ta lnavre th4t feiks cK ■yiila o! GaT €5.e73ca1i Agancf Uae Only
v~ared or ueed an elxe v1Yl not be alinYCd tv pc-rcaPate ja grw adYaeer {thi■ iucludi■ caasyres
ta Seeep Chsalcsla au[ of dimpa■al rrare-A■ drstr.bed in ]L(2} :ad 3b{3}'
S II ~'.f"nEo
t ua~er punef• (Lncluding $tvro w1L2T)
€1) aestTihc [he FQyrce of ruao(` {ineludTng reora VaCSr) iLnd aeLhM of eelleer3on and dlspaaal
1` +nY finflude q.al_zie* i" known} wlhere ~r1iL t'tS■ ++«er ilnw' Wll! [hli r[er fYa+. !nLu
astier 4aEere' If ■e deirribx
_ ~~177)
•tll anll cheaScrla be oLared handled ot uaed o0 1Cht r~re ie 11 locseinti ,.here a agitl ar
le~r '.L11 drafn to ayflace or gra++ndraser or tp a~sor3 Varer diapva&l sYitZM distKsrS.ruj Co
iur~■ee or 2raunri,ratse'
{7} C044 v■aEe saeer-al■ cfieer 3rwnd or autiac• +..ter■ I° Ao ,QertefiLSly dAr■c-ihe
~ P-apa4ed Meaa,ireL to 4[titlC2 or CAtit-OL ikur'aca graund, and runoif waErr UkPoic[s ti gRy ('1
t the Propqsed aC iao l.ea withsn x'le +knui`es SensiCive Ar+A bO a■p.CiA11f ciexr on expLiaaG4rp¢i
r rala .o,~ Ca faeil.Ci.s ~asueraio~ Se€tSona ]L{&} Jh<S) aod 3c(2) of shiw chscYlts[)
I&IT-XI ~ -
a rhets a~ circle [YFr as Y4$!{iC10i1 davnd ae [hr ■Lta
, dQc-duqu• Ctee &1da! =.apje aap~n o[Ref
KYeY3tcan ;fep i~* CldtS, ptne 8C1lS
!I hru47
ure
ar gxaiD
_ va[ 061.1 pLa[a, eaztatl 6u[:ercup Du.llruah, mk+mk cabbage ot'titr
_ pLanGa war,er 1111y aelgraojp zAifct2, nc'ler
t7 of 4e3tS3Llon
b 4'het klzd and asa,a[ of vegt[ativn va 11 be rmn+red or al'cred'
c L~s~ :hreaEened vr en4laflgarcd 4qec es k;aa,R+ -a 3a on ar near ckue si[e -
lltMA~-7
d ?-upe■ad i4Lruiieap4,,3g esae af aa[ivc pLet■ of 00.er Me..ure. [a preserv,s er erihame Mlqt_.LLi40
an -~e pi e i` a-,t
0(/Y
~
u
SPQKAtrE EKYIROlotV(TAl QRDI!IIUtCE
~ (dAC11SA-i1-960) SeCL9on 1; 10 230(1)
s &
ti
8 E„viRO mfXTAL EIEHENTS (continued)
Evaluation For
5 aHiMALS A9ency Use Only
a Ctrc)e dny blyd5 anC antoai; vAith hare Deen ODServed On Or neer the 51te Or ere knpwn to Dt On
or near Che stie -,.P
birds havk ►,eron eaqle songOirQs ot►+er A/(/ /~l C--
Wr.aais deer Dear elk beaver other wa/Y4
fish bass Salmon trout herring, SAellfisl+ other ~~✓D~,_!-
ocner
b l i s any tnrea tenai or eetdangered sDec ies tnwn to be on or nter tne s ite
c 's Lne sice pari of a aiqration route' It so exalatn
0 PropQZed rteyiures t0 preserve Or tnAanCe rildit/e 1f Jny
~ ENERGY ..40 YATURAL RZ50URC"
d LAdC tinds of energy (eiec;ric naturai gas wood stove solarl .111 be used [o c+r• tne
Cne conoleted Qro)ec ~ energy ne►as' ribe .netf+er It riil be vse4 for nee N ny aunufac
Curting e':
~o?-
h -ould yQur projec aflec• tre potenclal use af solar energr Dr s4jacent procerttes' t' so
ge,ierally descriDe
c ~*hat tilnas of energy canservacian feacur•s are included In tne D1ens of tnfs Droooset' Eis,
o Zer praDOSee mejSUres to recuce or tantrol energy trvac S 1f +n7
IYO
7 E4Yi:04yE9TU HEAl7H
a Are there any envtro+v,ental health hazards, lntluding exaosure to toxic cnereicals risk of fire
anC expiazlon sDIil or hazardous waste tnat could octur es a resvlt of tnis prQposal7 If so
describe
(j) Oescrz5e saecEa7 ernerqency servtces tnat r+15nt De reflu,ree
6
.
g~~LT7polom A1, oaDLSA.RCC
.
(uAC 197-12-960) Seetlon 11 10 230(1)
D LRVIROlL~4!T'.AL CL?<L~P"" (contlnued)
Lvaluation For
Agency Use Only
E'NLRO`01- ^'AL F{LNL-a (contloued)
(2) Ptoposed mtasures to reduce or concrol enviroumenCiL1 hea1tA 1usards, !f say
N,q,cfr_
b Voi ae
(1) Sth.c cypes os noise eY:ec ic the area vhich aay affed )«+r Drojsct (for •saaplc Ciafflc
equipaenc opcracLoo oc'ur, .
v11+c c79es and leveL o( noise vould De csuced br or •uccLced v1iA ct+e projec oa •
snor•-cerz or . long-eern bu!• (tor •zxaple trst`ic. conacrucc.oe opericion, otlrr)' Iadluce
vhat houra notac vouid cooe [rau c1k •Sie Q~ •
(J) Ploposed xasure [o reduee or eont[ol no1se lapaets Sf aol
//D ~r=
9 u'3 A .D sxo;L=tt e usE
a .'Aa 1• the cur-elc we af the sice and •d]acent properclcs'
5--3
D I4• che sl•e Deen wed tor agt2culture' I` so desc':be
c Descrtbe anv at-ue urea on the slce 1~I/S~~aL~•°"
d '1l1' any scruCCuces Se deaolished' I1 •o wRtth'
e W`t&t ls c1e curzenc tonin; elssoi`Seacloo o( the slcel
~
~ %:hat io the eurre-A• emyrctuns2ve pLn desl;viion of the site'
~ ~
g I` applicable. vtuc 1• the curzeat shorellne a+aces prostAn deslgn+cion ot the slte'
l~l 0 rV h 'ias azY P&rc oC :'u siGc been clisai`iec as aa 'earirocgkanta117 i*o+:.1ve" aru T I' w
■pec:lv
S ApprozytelJ 4ov =aav peopie vou1E reslde or vork ln the cov9leted Dfojee"
~Ze-
7
~
~ sror.Axa ErvIZoTeviu. oxDt%caxC! ,
~
' (WAf 147-11-960) Secclon 11 'SO 210(1)
' vp b LRVIR04?Q1TiA1, II.,LmNn (eonclaued) +
_valuatlon For
Agenc7 Use Only
Alr-
~ ApDroxioaCe17 hov sany people vould the tospleted projcet dlapLcea
k Proposed veisure• to avold or rcduce dlspLcment LMp&ct• 1t an~
~/o i1/ 4
1 Proposed seaaure• to ensure the proposal 1s coapaclble vltb ezlsCiat •ad pro}ecced Lrtd ase• •nQ
ylan• C •ny
~Q~#- !s ~ ~~►l,~ b I~r. 3
9 NOUS iwC
a Approz.Zacely hw aanT utilts vould De p[ovtded !t anyT lodltac• whoc1+ez A.LaR- alddle- or
lov-lncooe rousing
b Appro:iaacelr hov nany um1t• !f aary, roaald De elldnatedl todiuce vhecLr higEr z1Gd1e- or
lov-incone housing /
NO/Y,C=
c ProDosei 2easure• to teduce or control houslcuj lapacts lf 807
•
10 A:5''r',CS
a Uh&c 1• c1e callest Aeight ot •ny proposod sttuctnrc(s) ooc lnclodla= acteraas' Ylsat ts t`u
prlnc'pel ezterlor Du11ding sacerial(a) proposcd' ,
5,--v -
D 4'hat viev• Sn the iaedlate viciaity vauld De alcered or oDstrvcssd•
c ProDosed scaiure• co reducc or coocroi aestl+eclc 1syscta lt ao7
u Lrcet- tivD c_tjt_r _
• T~ac tyDe of l:ght of ELre vtll the prnyosal ptodoce' 11++c tiae of day vould !c aaln17 oc.sz'
- ?AN(. _V ~o
D Could llgl or glare frva c'u fiaimhed project 'N a aafet7 h+sard or locerfece vi[a •Lvs'
c ezis:_ag of`-si•e soutcei of lighc or ; Lce aay aS0ec your proposal'
~e&,F
d °roposed aeaaure• Co teduce or cont-al lighc •nd =Lre LnpaX'i ll a07
8
~
f-
,r
{V►,C 19]-13-960] SteEi4a 13` 14 230(1)
4
b L'fiPIRGlCErfAL ELEPMN`l5 (caariau.4] EvaSvarLar Far
Jkgencp 7lee Only
Z° RE:~Fh'Z01
i
L°hat de■i;cs,at~ed aad tAlansal recseavleeA] oyporxssnixles ars h i~ iaedlar.e ritlr+is~,
y
b 604id ehg yrape■ed praitci d'1spLce an7 ewiisiag racrrALionsl u.resl I` sn deaciiLe
e Prnposed sesmure@ to raducr or coe[rnl ispae[l an reerraclav. ivcLadPnB rec rseinnrx apporeuni-
tic■ eo be flrav4ded by r5a gso]eet or agplleaat 1F AsY
~
13 HI$'44IC +1JiU Ck,'Lai~RAE. P4ESExVA:tar
t lkrs xharc Lri ~laeer at ch ecs Iimrsd an ar p#OPoaed tar oAtiaasl sr;f■ err lutai preatx`+i-
tLan reg,xiCerskxiavn re, bt av or fl■rc ta Che ■istx if aa Sd[IeYl]l'f dtscribs
b Gceesally ds+e-:bc an* laotfaarks ar c*idenve of iaiararic +rcti4e01031c■S OcLaot-E_t or cultura!
~~pflr~a~ee lravm [a be oe ar nart ta ti+ ■iGe '
c Fropasad 1a44ulas to reduGe 4r caneral lapat « SC aeT '
14 'W 5?t}R-A'EOy . p*~ atts~a to ~h~
• Idant:`Y Pu~i11c ■tsawes■ aad S~i$hvey■ ■err1RE [he ■![c d+[sc SSe P~q9
ef3a[:ns~ rtree• ■riera Sharrwn Mitr pl.ana lf ■rt}'
.
r* r
b ia rite curreez3p servwd 3y p++blle Craaife' aat rM4t is ehr appros.mAxa dlrtaece to [*ea
~~r
4C
t
e fIaa aanIF park•_ag apaee yau.ld [he caaplgCed pto}■es ha.+e' 13oV waaT Yauld rhe qrQ}ec; rlimieaee' -
d V lE G4e prapa■A1 reqw ra any aew romd, or ■C1reeca o* L-spro*rompacs to cx sz n8 ra.ds ar oEre,eCo
~n~ ia~'udicg d~.veya~a7 ra $dOlt311T dibsr-ibe (idd c-ate Ynstlier public aY pf TM■tsl
e .~iZl C'~a prvJcc: uae (bt Qs_ur i2l the iirrdt..j.e x!elzLjLT at) +3tar sa11 uT air [ aaspartazian}'
zF 50 $tatr;ll- aexr"Se
~
~
(VRC l97-11-960) Sec[loo 11 i0 230(1) SP07CA.YL LY7IiCR`QR,AL ' OBD`'IAltLM
c ~
b E21VIR04@LYZAi, LI,_^MM (eoatSnwd)
LvaLWCSOR For
Aacon we oU17
[ Rov aany vehlcuLr trip• per day vould De aeoeratcd D7 the coapleced yroject It tnovc
lndicace vhec penk vould oceur
. - ~
- .5'~4 zb'1 ~ s 5Egx~
. ,
S Pzoposed oaaaure• to reduce ot control tzanaportatioa lapaccs 1l •nY .
r 15 PUSLIC SEIviCZS
+ 'Jould the DroJect reaulc in aa laczused oned for pu311c gerrice• (!or eu=ple lize prauctioo
police procecclon rialtA cars. seAools otlur)1 If •o Eenarally dnaerlDe
V + ~
b p=opO'°d me+su«s to reduee or concrol direcc lapact• on yuS11c sorvlces, i• •ay
!V17.I./I-7
lb C ILI' S5
a C!r e ucl ~
' urren[2r avalLble •t c!u sSte ki- t rletcr~tuzal ~Fi~ wte~tetv, nicar7 sevet, •epc_e srseea r ~
b Desc•iDe the utillcie• [!ut are proposed for the yrofect c!L utSllc7 pro•idlaa the senlce aad
Che oene-al construccloo ae,1v1t1e• oe the •![e or lo the laondiste ric1n1t7 vh1ch al=Ac be
needed ~
C SICNA -7xv-
[ the undesslgned avur uader Che penal[7 ot pecfur7 [`ut tlsd •bov• respoome• •re aad• [ru[ntully and co the Sesc o[ ar 1cna,.edge t also
understaad c'Lt should [here De •oy vllllul aal*repro seoca tion or vllllul LcY o! lull disclosuze on ar pare Ctx atencv yr vitldCav •ny
dereraimcion ot nocuigrsifieaae CLc Sc mlgnt lssue in reliaoee upoa thi• el+ectligc
Dace P-opoaeac ~~~~1VY,4-
(P1eu• PZ'iot or Type)
P-oponent Addreu -a~O/ 15o. A- -
I
(Signa[ure)
P4one -z~
Yerwo co3pleting ton -5&7 ~W te
P,one
YOR SAPP OSE ONLT
Scalf amber(a) revteviug ctiecY:lac
Based on this icaff reviev ot the eavironaencal cAeekllsc ae+d ocher pertiaaat lofotaac:ua ct+e stao'
A Coaeludes t`.at cneze are no proDaDle signifleanc •d+erse Sapaccs aad reca:seeds a desersSoatLon o' aay ign4ricsace
~ Concludes EL[ proaaDle •lga::leant adverse enviton:ntal ispaec• do ezlsc tor the cureot proposal •nd zecoa=mds • a_:.gaced decer-
'2lsaclo" of nonaiga!41.esnte vltti cordlzions
c Coneludes c'uc tiure •te probaDle signi'+_uec •dverse eavlrouseaci.i Lapae i•nd recnsaenda • decemloa[ioa of 6i
3ri`_caace
TIL:'1G PLE - $75 00
10
ZE=24=98
Site D I opment Plan
1 oe
,
I
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Z~ Q i( 4- o T B ~ e
~i7~ ~ ,'t
1.
~ S O "r n , s.~ b - - - - - - - -
A.
! 1 FUTURE ~
~ ~ - DEVELOPMENT ~
~ y~ _ 1 `~i w ~ ,
.
o {
V / ~ • y ~a QroP°$94
FOR USE AS
500
,
c1Q, clt' n1 ~ W ALLOWED IN
~ ~ 1~ PROPOSEO ~
~ p ~ p r°` r B-3
I ~ Y o E~ , 1 Z O N E
6, f~.,• ~ ~
S O' 131 3C ` - - ~
4n
, 4-
W
1
► <-.35'--a s, ~ , ~ ~ f ~ I ` ~ w~ E
~ ~ - - - CI~
`
r<
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~ S N£
w~tsy~ S -
C Ij E
a L°1 q
0F~? r~+iRg
w December 10,1998 txuung tonets) rroposeO cone,s► I Acres or aQ ri
Prepared by UR--22 5..3 ~ 46 561 sq ft
Steve Roberts guiiding Infarmation.
Percent of Buildirg Coveraee 3750 8% (in sq ft~
Building Use(s) Desset't S.hoo a Alla.d H-) Ose--
Landscaped Areas 1820 42 (in sq fl)
Type o! Landscaping 'tYm Ixx
No of Parking Spaces Requrred 7
50' O 50' 100' Percent af Open Space (exe'ude paved a eas) 23.366 SOt
(in sG n )
SCP-LE IN FEET Budding5etbac+cs 2nd=45 UnLversiti=70 , 3n1=47
01129l99 N,& Site Development Plan
"fo Scale
_24-98
E
Z
p
VicinitY N1a
~
.
4 R~~cRS~a[ a •
, A.
V,
.
N~ z312+ :
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Vicirnty Map
N'
01129199
Not to Scale
Exhibit A
t
~ JaHN r~UNTER - ZorrE C~ANGE
LEGAL DESCIUFTTON
4
PORTIDN DF ASSESSORS PARCEL ND 45212 0523
That portlon of Tract 173 of OPPORTUNITY, as per plat tbereaf recorded rn
Volume "K" of Plats, Page 20, Iying Westerly arrd Northerly of the foilowing
described 1ine
COMMEhTCING at a point 34 70 feet South of the South line of the nght of way
of the Chicaga,lVl~lwaukee, St Paul and Pacifc Railway Company and 15 00 feet
East of th+e West line of Tract 173, thence N 41 ° 11'32"E ,a distance of 36 37 feet
to the True Point of Begrnning, thence N $3°45'03"F- , a distance of 123 63 feet to
a potnt, thence an a curve to the nght, concave to the South, having a radius of
71I00 feet through a central angle of 43'26"26", an arc distance of 42 07 feet to a
point of fiangeircy with the South line of the nght of way of the Chicaga,
Miiwaukee, St Paul and Pacific Company and the terminus of this line
descz-iption
Located in the Northwest Quarter (NW %t) of the Northwest Quarter {IVW 14} of
Sectson 21, Towmship 25 North, Range 44 East, W Ni ,Spokane Cvunty, State of
Washington
r
txiscing zone(s) I rroposed Lone(s) I Acres or 5q 1-t
Nhcon 1 UR-22 B-3 46.561 sq ft
. i.
~
-9~ WtnAra o m- Bwiding Information
1 >
R?"Mdf Ave. =I
-C; Percent of Building Coverage 3750 8$ (in sq ft )
m c Proposed Site
Bwlding Use(s) Dessert 5h0o s A1lawed B-3 Oses
~ 14 -C~tIl 213 S. University Rd. Landscaped Areas 1820 4$ ,(in sq ft)
~A~ a oF Spokane, WA► 99206 Type of Landscaping Tvne III .
, Q ~~Av•. _i- ~I No of Parking Spaces Required 7
pr010 w Percent of OPen SPace (exciude paved areas) 23►366 50$
s Q, ~.5~~~~4 -d q4eaS ~
~ svYaw ~z4 , (in sq ft
t
~ f~, A,~ i Building Setbacks 2nd=45' ; Unive.rsitv=70' ; 3rd=47'
eu, aMa. 1 nu, AM., i
,
: a~ 0+ v4r. ~
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' ~ ~ ~ i •~~rt ~ 'A
A • • • w • • • • • • • . • • . • . • . • . • ~
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a , s~l~ ~r w - - - - - - - -
~ . • P..e k;my___ • ~ FUTURE ~ ~ -
~ ~~g~ ~ ~ DEVELOPMENT
~rr %A 4-M
.
W o?o" FOR USEAS
• ~ ~ 6~ ~ 5 , ~ ~ ~ v~ ALLOWED iN
. ~ :
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~ i y~ ~ ~w• ~ ~ PROPOSED
~ ` ~ -N~, n / f•,~ ~ 8-3 ZO N E
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SPOKAN
E COUNTY .
C 17 1'04yb
wA Sy~ `r 1
~ bIVISIp,V OF 8
UILDINq ANd PLANNINd
50' 0 50' 1001 December 10,1998
Prepared by
SCALE IN FEET Steve Roberts
i ~
CURVE 175+0*-
5 • ' ~
N87 08 28~~E t
~
0~ 515.48'
pE ~
83.45'03 ~
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170+ c
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in oo . . ~
39 OFFSET; 39,00 R
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OFFSET. 39.00 R DIVISIbIJ 0r PU►lbIN6 RNI) PLANN1NG
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49 STA,, 169+9714 BY,
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N x OFFSET; 39,00 R+ c'
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or s F C ,S1E~ e ~ (45212 0519) COUNTY ROAD PROJECT . 2396, VALI,
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PLANS & CONTRACT ENGINEER COUNTY ENGI
NEER
70 R GH~-OF P-A
Date Date
. EXPIRES 05 26 99
T l B PROJECT No 9E-032 003 -1
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