ZE-80-85
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' qGENDA? NOyEMB.ER 7, 1985 ~ 2- TELEPNONE NO.: 456-2205
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SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
(Continued from Page #1)
ZONE RECLASSIFICATIONS
2. LOCAL BUSINESS TO COMMERCIAL
(Generally located south of Sprague Avenue and west of
McDonald Road in Section 22-25-44.)
Comprehensive Plan: Major Commercial
Proposed Use: Retail/Commercial -(No Site Plan)
Site Size: Approximately 3.3 Acres
Applicant: ROBERT GOULD
2134 Third Avenue
' Seattle, WA 98121
3. ZN-81-85 LOCAL BUSINESS TO COMMERCIAL
(Generally located at the southwest corner of Hoerner Avenue
and Division Street in Section 19-26-43.)
Comprehensive Plan: Major Commercial
Proposed Use: Upgrade zoning for existing
Restaurant
Site Size: Approximately 24,500 Square Feet
Applicant: KENTUCKY FRIED CHICKEN
c/o Dwight Hume
500 Columbia Building
Spokane, WA 99204
, 4. ZE-73-85 MULTIPLE FAMILY SUBURBAN TO RESTRICTED INDUSTRIAL
(Generally located north of and adjacent 4th Avenue, approxi-
mately 800 feet east of Dishman-Mica Road in Section
20-25-44.)
Comprehensive Plan: Major Commerclal
Proposed Use: Mobile Home Repair Shop
Site Size: Approximately 25,400 Square Feet
Applicant: WILMA WEICNSL
East 9521 - 4th Avenue
Spokane, WA 99206
5:00 P.M. - - - ADJOURNMENT
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ZONE RECLASSIFICATION N0.'~ ~
SPOKANE COUNTY
HEARI NG EXaMI NER COMMI TTEE
FINDINGS AND ORDER
A. INTRODUCTION
This matter having come before the Zoning Hearing Examiner Committee on
November 7, 1985, and the members of the Committee present being
F. Lynn Tennican, Chairperson, J erry Williams, and Ron Odell.
B. PROP OSAL
The sponsors, Robert and Esther Gould, is requesting approval of a zone
reclassification, File No. ZE-80-85, Local Business to Comnercial, for the
purpose of allowing comnercial usage on the property (No Site Plan).
C. FI NDI NGS OF FACT
l. That the existing land use in the area is residential, comnercial,
sewer right of way, and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
Major Comnercial development.
3. That the existing zoning of the property described in the application
is Local 8usiness.
4. That the provi si ons of RCW 43.21 C(The State Envi ronmental Pol i cy
Act) have been complied with, and the Comnittee concurs with the
Declaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone is justified.
8. That the proposed use is compatible with existing uses in the
area.
9. That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use.
10. The Hearing Examiner Comnittee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
(Page No. 2 omitted intentionally.)
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~ ZONE RECLASSIFICATION N0. ZE-80-85
D. CONDITIONS OR CONTINGENCIES APPLIEO TO THIS APPROYAL
(Al1 Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
3. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits. That the South 180-feet of this rezone shall be
reviewed for consistency with Zone Change #ZE-53-83 and
ZE-112-84 as to the relationship between the site, the sewer
trunk line right of way and adjoining Urban category by
providing site buffering.
5. All current standards of the Commercial Zone, as amended, shall
be complied with in the development of this site.
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
7. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to f i 1 e wi th the Spokane County Audi tor, wi thi n thi rty (30) days
of the signing of Findings and Order of the final decision in
this matter, a"Notice to the Public" which shall provide in
material as follows:
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ZONE RECLASSIFICATION N0. ZE-80-85
a) COUNTY PLANNING DEPARTMENT (continued)
7. (continued)
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESC RIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COhPLYING WITH THE PROVISIONS
OF SP OKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFER SENSITIVE AREA ONERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF TNIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:....
8. Applicant shall comply with '208' recomnendations concerning
stormwater runoff and provide necessary landscaping for runoff.
9. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordinances prior to issuance of building permits.
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements.
11. That landscape treatments of a high/low mix, as reviewed and
approved by the Zoning Administrator, shall be required adjacent
to all rights of way, property lines, and within parking areas.
b) COUNTY ENGINEERING DEPARTMENT
Pri or To The I ssuance Of A Bu i 1 di ng P ermi t:
l. Applicant shall dedicate 5 feet on McDonald Road for
right-of-way prior to any use of the property. This right of
way is needed to acconmodate construction of a left-turn lane
which could be constructed at a future date.
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
3. Appl icant shal l submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
4. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project prior to the issuance of any
building permit on the property.
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ZONE RECLASSIFICATION N0. ZE-80-85
b) COUNTY ENGINEERING DEPARTMENT (continued)
5. A parking plan and traff-ic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfacing as approved by the County Engineer, will be
required for any portion of the project which is to be occupied
or traveled by vehicles.
6. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
7. Al1 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.
8. Applicant shall adhere to a 40-foot wide setback from the
vacated Milwaukee Road right of way. The purpose of this
setback is to prevent encroachment upon the vacated Milwaukee
Road and to provide for emergency vehicle access along the rear
of the subject property.
c) COUNTY UTILITIES DEPARTMENT
l. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RC W Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
2. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3. This project is to make connection to the Valley sewer as soon
as it is available.
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ZONE RECLASSIFICATION N0. ZE-80-85
d) COUNTY HEALTH DISTRICT
1. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health District prior
to the issuance of any building permit for this project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an on-site sewage disposal
system may be authorized.
4. Water service shall be coordinated through the Director of
Uti 1 i ti es, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
4. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
5. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
6. Building permits will be required for each structure. ~
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ZONE RECLASSIFICATION N0. ZE-80-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
7. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
f ) WATER PURVEYOR
l. Water Purveyor is Modern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses; however, specific arrangements haven't yet been
made.
g) COUNTY AI R POLLUTION CONTROL AUTHORITY
l. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
This may require use of water sprays, tarps, sprinklers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material nwst be controlled as well as emissions from •
all other construction related activities.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the
construction phase of the project and from motor vehicles using
the site following completion of the project and from occupants
of the proposed project.
5. Al1 air pollution regulations must be met.
6. Additional Comments. When site plans are prepared, we request
the opportunity to review.
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ZONE RECLASSIFICATION N0. ZE-80-85
h) WASHINGTON STATE DEPARTMENT OF ECOLOGY
l. If on-site sewage disposal is utilized, it shall be the
responsibility of the owner to insure that no process wastewater
is discharged over the aquifer. The appropriate agencies should
be notified when conmercial establishments that generate process
wastewater occupy the premises.
E. ORDER
The Hearing Examiner Comnittee, pursuant to the aforementioned, finds that
the application of Robert Gould, for a zone reclassification as described
in the application should be APPROVED to the COMMERCIAL ZONE.
Motion by: Odell Seconded by: Williams
Vote: Odell - Aye
Williams - qye
Tenni can - Aye
Unanimous to APPROYE to the COMMERCIAL ZONE 3- 0)
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO TNE ABON E
FINDINGS, ORDER, AND VOTE
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ATTEST: ~
For WALLIS D. HUBBARD
Plann ng Director
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Zoning Administrator
Date:4o%
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~olCOUNTY ENGINEER
f--=" 99260
j?G~ANE COL\TY CJuRi rtQJSe
March 18, 1986
Ms. Morgan McCurdy
Gould & Russo
2134 3rd Avenue
Seattle, WA 98112
Dear Ms. McCurdy:
You have requested information concerning Spokane County zone change ZE
99-85. The zone change proposed a shopping center to be located south of
Sprague Avenue between McDonald Road and Blake Road a.n the Spokane Valley. I
will be ceferring to this zone change as the Shopko Proposal.
During our conversation you also referenced ZE 80-85 which was a proposed
zone change which was approved by the Spokane County Hearing Examineer
Committee in vovember 1985. This property has frontage on AicDonald Koad and
is located due west of the Shopko zone change. The applicant €or this zone
change was Robert Gould.
The Shopko zone change is bordered on the south by a SO foot wide public
road right-of-way. This is the Second Avenue alignment. Thfs right-of-way
(except adjacent to Mcllonald Road) abutts the abandoned C.M.S.P.&P. Raj'lroad
right-of-way. Mr. Gouid's property is bordered on the south by the abandoned
railroad right-of-way. The abandoned railroad is the property of Spokane
County.
One of the "conditions of approval" of Mr. Gould's zone change requires
that a 40 foot wide setback from the abandoned railroad right-of-way. You
have asked it the same requirement was placed upon the Shopko application. It
i.s our opinion that the Shopko zone change was not afForded speciai privilege
and that the setback requirements are the same as those which were required of
the Gould zone change.
Attached is a copy of the Spokane County Engineer's section map zor
Section 22, Township 25 vorth, Range 44 E.W.M. I will be referring to this
map in my discussion of each of the zone changes. The abandoned railroad
right-of-way has been highlighted on the map.
The abandoned railroad right-of-way was purchased by Spokane County as
general County property. The Road Department has been making annual payments
to the County and has been purchasing the property for road right-of-way. The
final payment will be paid to Spokane County this year. Once purchased the
property is declared County road right-of-way and access controls are
initiated.
Public Works Building North 811 Jefferson Street Spokane, Washington 99260 (509) 456-3600
t'
a_ , • •
E'8ge 2
The width of the abandoned right-of-way varies ttiroughout the Spokane
, Va.tley. In Section 22, ttle wicith ranges betweeii 60 feet and 130 feet. It is
60 feet wide adjacent to bo[h of the zone changes.
Spokane County has not determined how the abandoned right-of-way will be
utilxzed. The County has considered alternative uses wtiich range from a major
arterial roadway to a corridor which will be utilized by a Light Rail Rapid
Transit System. A minimum right-of-way width of 100 feet will be needed in
the future in order to accomodate any of the uses we have consideced to date.
It is for this reason that the 40 foot wide setback was made a requiremeiit of
this Gould zone change. This setback will facilitate future acquisi[ion of
right-of-way which will be needed in order to widen the right-of-way.
A future acquisition of 20 feet by Spokane County for road right-of-way
is anticipated. M y proposed building or any building which migh[ exist at
the time of right-of-way acquisition would then set back 20 feet frorn the new
right-of-way. This 20 foot separation would provide the following:
1. The integrity of the arterial would be protec[ed.
2. Oi1-site traffic circulation would be enhanced.
3. Adequate area will be provided [o facilitate emergency vehicle and
firef ighting.
The Shopko Zone Change was not required to adhere to the 40 foot wide
setback. The site is bordered along thE soutkz property line by a County road
rig}it-of-way which is depicted on the Engineer's section map as Second Avenue.
The Shopko site plan anticipated the vacation of this County right-of-way.
The applicant proposed the reconveyance to Spokane County as general County
property uE a 20 foot strip of land which would abutt and parallel the
abandoned ratlroad right-of-way from McDonald Road to Blake Road.
The Spokane County Buard of CommLssioners vacated the Second Avenue
right-of-way February 25, 1986. Attached is a copy of the vacation
resolution. One oE the conditions of the vacation is that the applicant
"transfer to Spokane County the fee title to a strip of land 20 feet wide
adjacent [o the north line oE the abandoned C.M.S.P.&P. Railcoad right-of-way,
now Cuunty property, between BLake and McDonald Road." To date this has not
been done.
The Coun[y Engineer will not release or approve any building permits until
the conveyance of the 20 foot strip [akes place. Ttie vacation oE the Secund
Avenue rigfit-of-way will not become final until the conciitions of the vacation
have been met.
Page 3
The site plan for the Shopko zone change provides a 25 foot setback from a
strip which is to be deeded to the County fvr the Mervyn's Building and a 20
foot setback for the Shopko building. Since the site plan was approved by the
Spokane County Hearing Examineer Committee we are oE the opinion that ttie
applicant is bound to comply with the setbacks as ttiey are depicted on the
plan. I have at[ached a copy of my memoratidum of March 11, 1986 to the
Spukane County Zoning Administrator notiEying him oE our position. Ttie County
Engineer will not release or approve building permits for any structure which
does not comply with the setbacks depicted on the site plan of record.
By taking the above action, we have required the applicants fur zone
change 99-35 to construct any proposed buildings a minimum distance of 40 feet
from the north line of the abandoned C.M.S.P.bP. righ[-of-way. While the
means of achieving the setback differs from the condition imposed at L'-ir.
Gould's zone change, the net result is the same.
I hope that I have adequately addressed Mr. Gould's concerns. Please
cuntact me if you have any further questions.
Very truly yours,
Robert S. Turner, P. E.
Spokane County Engineer
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Robert J. Cann '
Land Development Coordinator
RJM/lvb
Enclosures
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OFFICE OF COUNTY EtVGINEER
SPOKANE COUNTY, WASHINGTON
Dale Msreh 12 19 86
Inter•office Communication
Spokatle County Zoning A4411g nr
To
From Robert S. Turnec, Spokane County Engineer -%kkt~41„I)
Subjett zE 99-85 (Shopko)
On February 25, 1986, the Boacd of Coun[y Com;n[sstoners [aok ac[ion to vacate the
Second Avenue road right-of-way be[ween McDonald and Blake Road in the Spokane
Valley. This ac[ion w3s based on the approved Shopku stte plan. Attactied is a copy
of Resolution Number 86-0112 which sets forth two "condttions" whtch must be met
pcioc to the vacation of the coad right-oE-Way becoming final. One of those
condt[ions re(itiires that the applicants (Tombari et. al.) provide to Spokane Coun[y
the fee title [o a strip of land 20 feet in width Nhich parallels t}ie abandoned
C. M. S. P. b. P. ra il road right-of -way.
The site plan foc the above-referenced zone cliange depicts a"dedicated" 20 fuot
strip of land adjar.ent to ac►d paralleling the abaricioned railroad right-of-way. The
plan provides a 25-foot setback from the dedicated strip for the Mervyn's building
atid a LO-foUz cetback for the Shupko's biItldlcig. This site plan Was presecited to the
SFokane Countv }learing Examiner Committee February 6, 1986 at tlie public hearing for
the zone change.
Based upoti tfie si[e p.lan submittal by the applicafit, approval oE the zorie chanbe
and site plan, and by the N. E.C. the subsequent Board oE COLtii[y CommissLoners
Resolution to vacate the road cight-of-way, [he Coun[y Eiigineec cunstders the site
plan to be bindlIng upon the applicant. We are requestiiig [hat [he Zonilig
Adrninistrator require that at [he time of building permit applica[ion, mtnimum
building setbacks alocig the rear property lines be in compliailce with the slte plan
of record.
BMc/se[
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BEFORE TtiE BOARD OF CUUNTY COM.'lISSIONEkS OF SPUKAlr`E CUUNTY, WASEiINCTUN
RESOLU? ION NO S(; C 1 r 2
I N THE MATTFR OF )
TtIE VACATtON OF ) RESUI,UTION - VACATIUN
sECUCJD aveNuE ~
COUNTY ENCINEER'S ROAD FILE N0. 1840-16 }
This being ttie d;3y set for ttie hearing on ttie County Road Ensineer'e Report on the
propoeed vaca[ioti of SECO«D AL'EN1!E, proceeditigs for vhict) v'ere ini[iated by uilliam A.
ToQbart arid ocliere, and i[ appeartng to ttie Board oci pruof duly macie ct►at not ice of ttie
hearing wae published and posted in ttie manner acld for the time reyuired by law, and ttie
Boacd af [er examiriing all claims and alI mnps acid papere on f 1 le and af ter Itiearing ttie
evideiice adduced at ttie heering e~id it appearing that the hereinafter dceccibed SECUND
AVENUE )s useleea and [he same is no longer necJed ea a part uf ttie general roed syetea
within the County and cha[ Che public will be benefited by such vacation.
TFiEREFURE, BE IT RESOLVED BY ttie Board of County Commissionera of Spokatie County,
Glaehingtoa, tha[ the hereinafter deecribed portion of public roeJ to-wit:
SECOND AtiENt1E - frum a line 35 feet East of the cen[erlicie of McDnnald Road [o a
line 34 fee[ Wes[ of ttie centerline of Blake Road.
Loce[ed in ttie Nortiieae[ Quarcer (NE 1/4) of Section 22, Tuwitstiip 25 North.
Range 44 E.W.H. ,
be and [he eacne hereby is vaca[ed in accordance vith ttie proviaions of Ctiapter 36.81
R.C.W. Subject to the folloving conditione:
1. Transfer to Spokane Coun[y the fee title co a strip of lacid 20 feet wide,
a;]Jecen[ to tht fJocth llne of ttie abanJoned C.N.S.P.bP. Railroad righ[-of-
way, now County property, be[ween NcDonald Road and Blake Ruad, toge[hee vith
all right of ingress or egreae (here[o; and
2. That neceaeary utility eaeemen[s have been aecured.
The Chsirman of ttie Board of Cbunty Commie9laners ie au[horized cu execute a quit clalo
deed (or deede) far [he vacated rtght-of-vay upon ttie Couc,ty E►isincer certifying to tlie
Clerk of [he Boerd thet tliese conditione have beea sa[isfied, sald vacatlon to become
eEfec[ive upon the recording of the quit claim deed(e) in the Uffice of the Courity
Auditor.
PASSEO A140 AUUf'TED By che B.)ard of County Commissioners of Spokene Coun[y, Waeh-
ington, thia 25th day of February, 1986. -
BOAkD OF COUNTY COK`t I S5 tONcktS
:OF SPOF: yE CUUNTY, W' ~li I t+GTON
C .
.
A?T@ST : L IAM E. DUt-AIf!'
I.ERK OF TtIE BU.' ?P
BY
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PLANNING DEPARTMENT
BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET
PHONE 456-2205
~ ~~~1L0 ~J~a - a~~,,
SPOKANE, WASHINGTON 99260
SPOKANE CQUNTY GOURT MOUSE
PtANNING REPORT
Date: NOVEMBER 7, 1985
T0: SPOKANE COUNTY ZOPJING HEARING EXAMINER COMMITTEE
FROM: Spokane County Planning Department
SUBJECT: Rezone #ZE-80-85; LOCAL BUSIh1ESS to COMMERCIAL
I. GENERAL INFORh1ATION
Applicant: ROQERT GOULD Agent: Jerry Sinclair
Qwners: Robert Gould; Esther Gould
Proposal:
A request to rezone an approximate 3.3 acre site from Local Business
to Commercial for the purpose of allowing commercial usage on this
property whi ch i s corinon to Sprague Avenue.
Location:
The site is generally located south of Sprague Avenue and west of
McDonald Road in Section 22-25-44.
II. SITE ANALYSIS
Comprehensive Plan:
P9AJOR CQMMERCIAL Category
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Priority Sewer Service Area (PSSA) Boundary
- Inside Urban Impact Area (UTA) Qoundary
ZONE RECLASSIFICATION N0. ZE-80-85
II. SITE ANALYSIS (continued)
Comprehensive Plan (continued)
The entire site lies within the Major Commercial category. Directly
adjacent to the south property line of the site lies the Urban category.
The southern portion of the site would be guided by the "Transitional
Area" policy of the Comprehensive Plan, which provides for, and requires,
buffering techniques. Special consideration shall be required for
existing and planned land uses for the south within the Urban category;
such as the existing Multiple Family zoning, the 100-foot sewer right of
way, and planned transportation corridor within that right of way. The
zone change requested is supported by the "Fill-In" policy of the
Comprehensive Plan which, in summary, "are found•in developed areas which
are supported by the Comprehensive Plan and would result in more cost
effective support of public services, utilities and facilities".
Zoning:
Existing on SITE: Local Business (established 1955) and within:
Aquifer Sensitive Area Overlay Zone
To the NORTH: Local Business (established 1955 and 1972)
Commercial (established 1975 and 1980)
To the SOUTH: N1ultiple Family Suburban (established 1977)
Agricultural Suburban (established 1955)
Agricultural (established 1941)
To the EAST: Local Business (established 1955)
To the WEST: Commercial (established 1955)
Restricted Industrial (established 1955)
Commercial zone change requests along Sprague within the Ma,jor
Commercial category of the Comprehensive Plan have been routinely
approved. Special consideration for buffering and transition of
commercial use for future roads and residential uses within the Urban
category are required as conditions of approval and criteria for site
plan development.
Land Use:
Existing on SITE: Vacant Building (23,800 Sq.Ft.) and
paved parking area
To the NORTH: Office, Gas Station, Retail, Bank,
Restaurant
To the SOUTH : Sewer ri ght of way ( Mi 1 waukee Ri ght of
Way), Vacant, and Single Family
To the EAST: Grocery Store, Vacant
To the WEST: Vacant, Bank
Land use in this general area is predominately commercial with
intermittant vacant parcels along the Sprague corridor. Behind the
corridor, Multiple Family Suburban zoning has been approved to
provide a logical transition from commercial land uses to residential
uses.
1.50,10
. ~
ZONE RECLASSIFICATION NO. ZE-80-85
II. SITE ANALYSIS (continued)
Site Characteristics:
Site Size: Approximately 3.3 Acres Existing Buildings: 1
Topography: Flat
Agricultural Summary: Major Commercial not intended for agricultural
protection.
Adjoining Streets: Sprague Avenue to the north of the site is a
110-foot County right of way improved with 5
lanes.
McDonald Road to the east of the site is a
60-foot County right of way improved with 4 lanes
and intermittent sidewalks.
The 100-foot sewer trunk line right of way is adjacent to the south
of this property planned to be a transportation corridor.
note:
- No site plan has been submitted for review by the Zoning Hearing
Examiner Committee. Detailed site plan review is recommended to
be administrative at the Building Permit stage with guidance
from the Comprehensive Plan, Ordinance requirements, conditions
of approval, and other County policies and guidelines.
III. SITE DEVELOPMENT RECOMPIENDATIONS
Design: The most critical portion of the site design would be the
southern portion of the site (the approximate 180-feet south of the
existing building). The site design for this area shall be required to be
designed for transition of commercial use. The intent of this commercial
transition would be to provide a reduction of heavy commercial uses by
providing buffering and/or lighter commercial or accessory commercial
uses, such as parking, '208' drainage areas, landscaping, etc. A 40-foot
building setback has been requested by the County Engineers along the
southern property line in anticipation of a transportation corridor on the
sewer trunk line right of way.
Quffering: Shall be required to be used as a criteria for site plan
development. Coordination and integration of landscaping and signage are
important components of buffering.
Circulation/Access: Is an important element of site plan approval.
Consideration of a transportation corridor adjacent to the south of this
rezone is particularly difficult without any development policies or
development criteria within the Comprehensive Plan. Previous zone changes
have been required to consider this transportation corridor in their site
development (County File ZE-53-83 and ZE-112-84). The Spokane Regional
Transportation Council has approved this corridor for a regional facility.
A
~
ZONE RECLASSIFICATION N0. ZE-80-85
IV. SEPA EPJVIRONMENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and was
reviewed by the County Planning Department. The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval, the Generalized Comprehensive Plan, and other County
policies and guidelines. The Zoning Administrator has determined
that "No probable significant adverse impacts" would result from the
proposal being developed and has issued a Determination of
Non-Significance ("DNS").
The "DNS" was circulated to nine other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and comment. The "DNS" comment period ends November 6, 1985,
and was advertised 15 calendar days before said date in the
newspaper, by letter to adjacent property owners within 400 feet of
the proposal, and by notice on a sign posted on the proposal site.
The Hearing Examiner Committee may consider additional environmental
related testimony and the "DPJS" at the public hearing.
V. PLANN I NG SUMMARY
This proposed rezone is consistent with development policies and
criteria found in the Comprehensive Plan. Past land use actions and
development trend along Sprague Avenue indicate the need for
development of new land use and circulation policies especially with
regard to the transportation corridor along the sewer trunk line
right of way. This would provide consistent evaluation of future
requests along the Sprague corridor. Recent land use decisions
(ZE-53-83 and ZE-112-84) provide precedence for consideratiion of
special setbacks and need for site plan consideration of the sewer
trunk line right of way.
VI. CONDITIONS OF APPROVAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
d~
,
1
ZONE RECLASSIFICATION N0. ZE-80-85
a) COUNTY PLANNING DEPARTMENT (continued)
3. Direct light from any exterior area lighting fixture shall not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits. That the South 180-feet of this rezone shall be
reviewed for consistency with Zone Change #ZE-53-83 and
ZE-112-84 as to the relationship between the site, the sewer
trunk line right of way and adj oining Urban category by
providing site buffering.
5. Al1 current standards of the Commercial Zone, as amended, shall
be complied with in the development of this site.
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
7. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a"Notice to the Public" which shall provide in
material as follows:
PRIOR TO THE ISSUANCE OF ANY BUILDING PERFIIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR C0MPLYING WITH THE PROVISIONS
OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFER SENSITIVE AREA OVEP.LAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:....".
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
9. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordinances prior to issuance of building permits.
14r
t
ZONE RECLASSIFICATION N0. ZE-80-85
a) COUNTY PLANNING DEPARTMENT (continued)
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements.
11. That landscape treatments of a high/low mix, as reviewed and
approved by the Zoning Administrator, shall be required adjacent
to all rights of way, property lines, and within parking areas.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. Applicant shall dedicate 5 feet on McDonald Road for
right-of-way prior to any use of the property. This right of
way is needed to accommodate construction of a left-turn lane
which could be constructed at a future date.
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
3. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
4. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project prior to the issuance of any
building permit on the property.
5. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfacing as approved by the County Engineer, will be
required for any portion of the project which is to be occupied
or traveled by vehicles.
6. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
7. Al1 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.
~9
ZONE RECLASSIFICATION N0. ZE-80-85
b) COUNTY ENGINEERING DEPARTMENT (continued)
8. Applicant shall adhere to a 40-foot wide setback from the
vacated Milwaukee Road right of way. The purpose of this
setback is to prevent encroachment upon the vacated Milwaukee
Road and to provide for emergency vehicle access along the rear
of the subject property.
c) COUNTY UTILITIES DEPARTh1ENT
1. The owner(s) or Successor(s) in interest agree to authoriie the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to PCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
2. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3. This project is to make connection to the Valley sewer as soon
as it is available.
d) COUNTY HEALTH DISTRICT
1, A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health District prior
to the issuance of any building permit for this project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an on-site sewage disposal
system may be authorized.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
_ 4o
~
ZONE RECLASSIFICATION N0. ZE-80-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
inspection for approval.
4. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
5. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
6. Building permits will be required for each structure.
7. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
f) WATER PURVEYOR
1. Water Purveyor is Modern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses; however, specific arrangements haven't yet been
made.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
l. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
This may require use of water sprays, tarps, sprinklers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
az1
~
.
IZONE RECLASSIFICATION N0. ZE-80-85
g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued)
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the
construction phase of the project and from motor vehicles using
the site following completion of the project and from occupants
of the proposed proj ect.
5. All air pollution regulations must be met.
6. Additional Comments. When site plans are prepared, we request
the opportunity to review.
-
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SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFiCATION
Date: September 12, 1985 Application No: Zc7-80-E3 G
Name of Applicant: Robert Goul d
Street Address of Applicant: 2134 Thi rd Avenue
City: Seattle State: 14A Zip Code: 98121 Tele. No.(206) 441-4440
Name of Property Owner(s) : Robert Goul d, Esther Goul d
,
Authorized Agent representing Owner
(if other than owner): Jerry Sinclair, Inland Pacific Enqineerinq Co.
Existing Zoning Classification: Local Business
Date Existing Zone Ciassification Established: 1955
Existin9 ' Use 'of ProPertY: Vacant Proposed Zone Classification: Commercial ~
Proposed Use of Property: Retail/commercial
,v Legal Description of Property:
See attached legal ~A ~
~
~
~
~ Section: 22 Township: 25 Ran9e: 44
.
Source of Legal: survey map
, al~ of 22542-0102; portions of 22542-0103;
Assessor's Parcel No. (See tax statement) 22542-01`10'22542-0109 v
180 feet on Sprague Avenue
Property Size: ± 3.3 acres Frontage: 491 Feet on: McDonal d Road
Total amount of adjoining land controlled by this owner or sponsor: ± 4.0 acres
Street Address of the Property: E. 13014 Spraque Avenue, Spokane, WA
If you do not hold title to the property affected by this application, what is your
interest in it?
Please list previous Planning Department actions involving this property:
ALL OF THE FOLLOWING QUESTIONS MUST 6E ANSWERED:
1. What are the changed conditions of the site area, which you teel qpake•AttJs
proAOSal warranted? The usaqe of 13nd i n the s i te area has b2corT*''-*,
: -.:•'.:.::,''••~i_%
predomi nantly commerci al si nce the si te was zoned Local Busi nessf i n:~19~5. =
: ; ~ v - ~
2. What effect will the pYthe osed zone reclassification have on adjatert.•'
properties? The effects zone recl ass i f i cati on wi 11 be mi ni ffial~-Once the
- . e~-;st; v;q ?oni ng al orig SpraguP QvtnuA i n ihz imriedi ate area i s redomi nantly
commercial. NtLEIVET)
-
.S E P 1 r R ev. 2/3/
6 1Q~ 81
• SrOKANE COIINtY . . . - . - - . • p ~ e u N ~ u n f1 [ d A h T \ ~ [ N T ~ ~
• •
• APPLICATION FOR ZONE RECLASSIFICATION--continued-2
. .
This section of the application will provide the Planning Department's Staff with s
written verification that the applicant has had preliminary consultation with the
agencies identified. Results of the preliminary consultation should be incorporat- ~ed in the proposal before final submittal to the Planning Department.
1. COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requi ments for submi al of this proposal for rezone have been satisfied.
.
( 5 i~ a u re~~ ' (Dat '
•:2. COUNTY UTILITIES OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for s bmittal of this proposal for e on have en satisfied.
e designate w r purveyor for this site is .
_
a ure) ' (Dclte)
- 3. 7/ATER P U R V EYO R ( N AM E)`Z~n 1,,v Z2.~t,(~
~
a) The proposal (is) (is not) located within the boundary of our service
a rea .
b) Satisfactory arrangements (have) (have not) been made to serve this
p rP(are);.(aEre c) le o) able to serv his site with water.
I 3 I g85
(Signature) ~ (Date) V ~
4. BUILDING AND SAFETY DEPARTMENT
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied.
This proposal is located in Fire District # 1 .
9 S-
Signature ( Date
.1 5. COUNTY HEALTH DISTRICT
A preliminary con ultation has been held to discuss the proposal ~e
a 'cant has en ~formed f our requirements an anda s.
~
~Y
~ -
i na ure Date U
9 t )
l
I, THE UNDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE. .
I FURTHER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLASSIFlCATION, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WRITTEN PERMISSION FRO AID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF.
(Signed) / Date:
. . ( Add ress ) Phone :
Pc ~%~Gt Z i p: ~
NOTARY Date: 3 .S-
~ ti:1TARY.-SEA_:
. e-= -
SIGNATURE AP I OR AGENT
. . Date:
R ev . 2/3/81
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. .
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LEGAL DESCRIPTION ~
That portion of Gould Property being rezoned from Local Business to
Commercial.
Beginning on the south right of way line of Sprague Avenue at a point
250 feet west of the west right of way line of McDonald Road; thence
south to the north right of way line of the vacated C.M. & St. P. Ry;
thence east to the west right of way line of McDonald Road; thence
north 491.44 feet; thence west 100 feet; thence north 150 feet to
the south right of way line of Sprague Avenue; thence 150 feet to the
point of beginning
See enclosed survey dated January 6, 1981
&Iz~
Z E ~ . - .
. 80= • - 85
' Numbe r
. S P 0 K A N E C 0 II N T Y E N G I N E E R
P R E L I M I N A R Y C 0 N S 0 L T A T I 0 N---
A. Project Name :
PROPOSAL Number of Parcels:
Section T. N., R. E.W.M.; Quarter 1 2 3 4
DEVELOPER Name:
or Address:
AGENT Phone: Businesa Home
Name : p D~ C~'o
OWNER Ad d r e s s: 12,
Phone: Business ~ Home
,
Name : 1 AJ c .~'.f.~ /rf
LNGINSER Addtess: Phone: Business LIJ-O Home
B. PRBLIKINARY C4NSIILTATION: Date : By : 5! A•-=S
Preliminary a) Right-of-Way
Conditione b) Curb !
c ) Sidewalk
d ) Pave
e) Approaches
f) Drainage f/
g) State/City Review Yes No
Remarks:
NOTE: This proposal must comply with Spokane County Regnlations for Roads, Ap-
proach and Drainage in New Construction; Board of County Commissioners Resolution
No. 80-1592 as amended. Conditions are preliminary and may change after field in-
spection and review of County record8.
C. INSPBCTION Date: By:
Remarks :
,
D. SPECIFIC CONDITIONS:
!
:
Fee Paid: Yes ~ No Amount $ D-eq cc~ C sh C ck
~ Planning Application Signed: Date °j/ /6 / g~ By: L` .
E. FINAL PLAT CSECRS
Fee Paid: Date Amount Check Cash
Mathematical & Surveying Checks:
' No. 1 Date By
No. 2 Date By
No. 3 Date By
Additional mathematical and Surveying Checks:
No. 4 Date By Fee Amt.6Dt.Pd.
No. 5 Date By Fee Amt.bDt.Pd.
No. 6 Date By Fee Amt.&Dt.Pd.
No. 7 Date By Fee Amt.&Dt.Pd.
1/81
. APPLICATION FOR ZONE RECLASSIFICATION--continued-2
. ~
Th i s section of the a I ication wi I I
pp provide the Planning Department's Staff with
written verification that the applicant has had preliminary consultation with the
agencies identified. Results of the preliminary consultatior; should be incorporat-
ed in the proposal before final submittal to the P(anning Department.
r.- 1. COUNTY ENGINEER'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requi , ments for submi al of this proposal for rezone have been satisfied.
~
(Si~ aturey " (Dat J
2. COUNTY UTILITIES OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirements for s bmittal of this proposal for e on have en satisfied.
e designate wa r purveyor for this site is . •
/
4
a ure) ' (Date)
v
- 3. 7ATER PURVEYOR (NAME)
~
a) The proposal (is) (is not) located within the boundary of our service
area.
b) Satisfactory arrangements (have) (have not) been made to serve this
prop
c) Ne (are) (are Zo:) able to serv his site with dequate water.
. 3
(Signature) ~ (Date) U
4. BUILDING AND SAFETY DEPARTMENT
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal ' of this proposal for rezone have been satisfied.
This proposal is located in Fire District #
r ~ 9 s
~ignature) (Date
n~ 5. COUNTY HEALTH DISTRICT
A preliminary con ultation has been held to discuss the proposal F~e
rignature) cant has en i formed f our requirements an anda s.
_ ~ (Date)~L(
l
I, THE U(VDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE.
I FURTHER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WRITTEN PERMISSION FRO AID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF. (Signed) Date:
. (Address) Phone:
ZiP; y~
N OTA R Y 717C7~ Date :
~
hOTARY SFA:.
SIGNATURE - AP I OR AGENT
Date:
~
Rev. 2/3/81
SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFICATION
Date: September 12, 1985 Application No: Zc`~ a ~
Name of Applicant: Robert Gould
Street Address of Applicant: 2134 Thi rd Avenue
City: Seattl e State: IJA Zip Code: 98121 Tele. No.(206) 441-4440
Name of Property Owner(s) : Robert Goul d, Esther Goul d
Authorized Agent representing Owner
(if other than owner): Jerry Sinclair, Inland Pacific Enqineerinq Co.
Existing Zoning Classification: Local Business
Date Existing Zone Classification Established: 1955 .
Existing ' Use of Property: Uacant
Proposed Zone Classification: Commercial
Proposed Use of Property: Reta'i 1/commerci al
~ Legal Description of Property:
See attached legal
Section: 22 Township: 25 Range: 44
Source of Lega! : survey map
all of 22542-0102, portions of 22542-0103,
Assessor's Parcel No: (See tax statement) 22542-0110, 22542-0109
150 feet on Sprague Avenue Property Size: ± 3.3 acres Frontage: 491 Feet on: McDonal d Road
Total amount of adjoining land controlled by this owner or sponsor: ± 4.0 acres
Street Address of the Property: E. 13014 Spraque P,venue, Spokane, lJA
If you do not hold title to the property affected by this application, what is your
interest in it?
Please list previous Planning Department actions involving this property:
ALL OF THE FOLL0INING QUESTiONS MUST BE ANSWERED:
1. What are the changed conditions of the site area, which you feel make t7iis
proposal warranted? The usaqe of land in the site area has becom%-1-
,
predominantly commercial since the site was zoned Local Business in 1955.-
2. What effect will the proposed zone reclassification have on the adja'certA °
properties? The effects of the zone recl assi f i cati on wi 11 be mi nimal sint,F., the
ex-;st !►;q %oni ng al ong Spragu? 4v4nuP i n i;hz imr,edi Gr` area i spredomi nantl_y
commercial.
Rev. 2/3/81
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~ RECEIPY Date 19 97232
Received From-r-4c
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DIAURICE CQULD - TS1'IZEIZ GOLTLD
1292I S. E. (38TII S1'RF.ET 747-9741 1594
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BELLLVUE, wASII1NG20N 98006
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of VJashington, N.A.
/nierstate Lynrnvopd BrF►rtCh
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1110000 L 5 9411' 1: L2~000 M61: 138 S29 49 5,1'
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OF FICF 4F C(IUNTY F?NG t NFER
SPOKAAIE COUN'fY, i,IASNINGTON
_DS.t9teY I 9AB-
Tl'): Spuk.iiii: (:c+onlv 1'Iann[nfi f)epartmviit
h'KO~i: ~~.)(inty Fn~;1iiv~~r-'s 1)u>>:~rtmenC q4~~
SUK.rNC't': Condtt io~ns 4if Aprrova]-Gone Chang<-Number : Z~
App l.i can t ' S Narne GoLoa '
SectiUn Tawnship_AcN, Etange EWM '
Tlie follow►1ng "Condicions oE approval." fc>r the above-referenced zone change are stabmiC[ed [o
f.hA Spokane CouciCy Hear ing Examiner Cc>mmit tee [nr inc liision in [he staf EanR l ysis and
"t indings and nrder" uf the hear1.ng scheduled ~uG,n,t~Qn 7~ 19-as.
Yzfor To The Iaeuence Of A BuAlding Peruit
~ Appl.icant shall dedicNte_5 feet on Qom-6
for right-of-way prtor ro any use oE the property. -tti.~~ a~qht oA wAq iS NeEdeco to AccornodA7E
C,
0NS'trc&ciccoN o~ o- \e~t 't'u.tv %..a~ne ~.utiich Cou\d ~ EoNSTrQcTedl q't q, -~u.~"u~'E
2. Applicant shall dedicate fee[ on
for right-o€-way and slope easemente as necessary prior to any use of ttie proper[y. 3. Applicant shall dedicate a foot radius on
and prior [o any use of the property.
4. Applicant shall dedfcate feet on and a foot radiuB on
and for right-of-way prior ta any use of [he pruperty.
Q Access permits for aPproaches to [1ie County Road System shall be ob[ained from the
Spokane County Engineer.
6. AcceRa permits and improvements to must be approved
by the Waahington Department of Transportation.
7. Access permi ts and irnprovemen ts to mus[ be approved
by the Ci ty o f . R. (a) Applicant shall improve in a rnanner consiatent wi[h Spokane
Cbunty TYPICAL roadway section No. rninimum paving width .
(b) Applicant shall improve in a manner cQnsistent wi[h Spoka»e
County TYPICAL roadway section No. minimum peving width .
(c) Applicant shall improve in e matiner consis[ent with Spokane County TYPICAL roadway section No. minimum paving width .
(d) Applicant shall improve in a manner consisten[ with Spokane
County TYPICAL roadway Sec[.ion Nc). minimtim pavtrig wicith .
(e) O[her speciflc improvements:
9~ Appl 1 cant sha 1 t siihmi t f'or apprc~va1 hy the 5pokane Gounty Fngineer road, drairiage, and
acccss plans prlor to~ thr isstiance of a biii l(itnK pormit aii the properCy.
The appl ir.ank s:hal Isiihmi t ti)r ;ij►pro~val hy tl►o Sl,c>kane ('.~~~inty f:ri}:ineer and the Spokane
C.ciunty Itvalr.l► Mtir,ric•t dot,i( 1vd comh(lio,i (►ri-tijte sewage syst_em pl:in :111c1 ,;urf;ir.e water
d is po ,a l nlan f(►r tlif- -pit irs- I►r,, jort I ,rl() r t~) tlit - l-qcii;4nre nF :+ny hiit Id ipuormif ►rl thP
pr~~~-le rt y.
i......~rz1
~
Pa~;e 2
~ A parki.t►g plan cin(1 CratFic eirc:ulatiuli lilaii hhall be bubm1[teJ and :ipprovCJ hy Chr
SEokane G)mity Engineer pr ioc to the issuance of a bui ldi ng 13rcmiC un thc property. The
design, lraca[ion, and arratibeinent oE parking stalls shal t be in ar.cordance wi[h standard
Craffic engineerlnb practic:es. Yaving ur surfacing as apNroveJ by the County Engineer,
will be required for any pc,rtiun uf tlie pruject ah.ich IH to be occ~ipIed or trevelled by
vehicles.
Q Ttie word "rapplicant" shal l. iticlude the uwner or owners uf the propt;Irty, his heire,
assigus, and successors.
13. To contitruct the roacl improvemente stated herein, the applicant ruay, with the approval of
the County Engineez, join in and be a wi Iiing participant in any petition or reeolu[ion
which purpoee is the forrnetion of a Road Improvement pistric[ (RID) for said improvecoent
puceuant to RCW 36.88, as amended. Spokane County will not pacticipate in the cost og
these improvements.
14. As an alternaCive method of c;oiistructinb tl» road improvecnent stated herein, the appli-
cant may, with the approval of the CounCy Engineer, accomplish the road improvements
stated herein by jofning and participating i.n a County Road Projec[ (CRP) to the exten[
of the required road in;provement. Spokane CouiiCy will not perticipate in the coet of
[hese improvements.
.
-,r • .
~ t5 The construction of the road improventents sta[ed herein shaIl be accompliehed es ap-
m, proved by the Spokene County Bngineer.
All required improvemente shall aonfocm to the current State Of Washington Stenderd
s; Specifica[lons for Road and Bridge Cc>netruction, and other applicable county standarde
and or adopted resolutions pertainitig [o Roed Standards and Stormwa[er Management in
effect a[ the da[e of construction, unless otherwise approved by the County Engineer.
~
17. Applicant ahall file a petition for the vacation of prior to
any uee of the property.
~
,
28. Applicant shall conetruc[ a paved and delinea[ed ecceee approach(s) to meet the existing
pavement on .
19. Access to Itoad shall be prohibited until euch [ime as apecifically
authorized by the Spokane County Engineer.
20. 12Qadway standsrde, typical roadway sec[ions and drainage plan requiremen[s are found i.n
Spokane Boacd of County CNnwiseioners Resolution No. 80-1592 ae ainended end are epplicable
to this proposal.
21. This p1a[ or development proposal is located wlthin a dreinege basin Which hee been
identified by the Spokane County Engiiieer's Uffice ae having atormwater runoff problems.
Since thie plat or developmenC pruposal is affectec3 by or is e cuntributoc [o stoccuti+a[ar
flows, property owners should participa[e in the plenning and implementation of a fu[urr
basinwide etormwater managemznt sytitem. The Eallowing "Condition of Appruvel" shall be
required: That the owner(b) ur succesboc(s) in interest agree to jain in any Coutity
approved Stocmwater Management YroKrarn and to pay such ra[es and rharges as rody be Ei xed
through pub.lic t►eariciKs fur servic:e or ber»fi[ ob[ained by the planning, design, cull-
structing, maintainin~, or opcratiUn af storinw8ter contrul facilttieb.
911/4
22. A~?Yk;cp•--)t Shcapt dhecZe to a,. l40 ~t w,.dL SEtbAck. fronn thr-_
Vo.c,ATe- d M; \we ZoA,& r2t9lxt o~ wAI• VtAE pur pO sE o~
hn►S $~ir b qc.1G i~ t C ?Rgue-y-X e_eJCro4C~\rne&Jt tx.? ON `t'Sne VQLr_\tGd M,,IwAw.kee
Ro ra & c,.,v. & -to ~ r o u I d G. ~o v- 4e w\ erl e.vn. c,~ v e h~ c 1 e qcc..e 5 S A Lo •vq %7i 6
R~2 0~ rh~ Su~bjeG~ ~ra-p e~'t~ . ~
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R E C E I V E
OFFICE OF COUNTY LNGINEER OCT 211985
SPOKANE COUNTY, WASHINGTON
rLAivntiv(i !~NRTiREi~T 19
TU: Src)k,ine 0)(iiity Planning nepartinent
FFt ()M ; (.ii u n[ y F.ri i ti Por' s [lz par t men r v1~,t
SUB.tMCC: Conditions nf Anpr<~val-Zone ChanKe--Number: Z~ g0-8~
App 1 i can t's Name Goukd
Section a.X Township_ae~_N, Range c _EWM
The following "conditiuns of approval" for tlie above-referenced znne chanRe are submitted to
the Spokane County Hearing Examinec Cammittee for inclitsion in the Rtaff analysis and
"f indings and order" of the hearing scheduled ~vtw►.6~ 2, 19-6-s.
Prior ?o The Ieauance Of A Building Pernit
t. Applicant shall dedicate_,5 feet on r~ .
for right-of-way prior to any use of the ro.pe rty. 't'1rN~ R~ ~~-Of
, 1S'~~~e~
o,cc nn~a,.~e Co~~rc u~-LC~~ o~ a 1~~~ t-v.~~ ~a~~ w~;~ti Cot~ldy~ Cor15-t-rv_C.~ ~
j
ce ~a,~}
G• -t LA-k t>.
2. Applicant sha 1 dedicate feet on
for right-of-way and slope easements as necessary prior to any use of the property.
3. Applicant ahall dedicate a foot radius on
and prior to any use of the property.
4. Applicant shall dedicate feet on and a foot radiue o0
and for right-of-way prior to any use of the propecty.
~ Access permits for approaches to the County Road System ahall be obtained froa the
Spokane County Engineer.
6. Access permita end improvements [o ouat. 6e approved
by [he Waehington Department of TYansportation.
7. Access permits and improvementa to - must be approved
by the City of • '
8. (a) Applicant shall improve in a menner coneiatent with Spokane
County TYPICAL roadway sec[ion Ab. minimum paving vidth . •
(b) Applicant sha11 improve in a manner coneistent With Spokane
County TYPICAL roadway section No. minimum paving vidth .
(c) Applicant ehall improve in a manner oonsisten[ vith Spokane County TYPICAL roadway section Nb. minimum paving width .
(d) Applican[ shall improve in a manrter oansistent with Spokane _
County TYPICAL roadway Sec[ion No. minim«m paving wid[h .
(e) Other specific improvements:
~ Applicant shall stibmit for approval by the Spokane County Engineer road, clrainaRP, And
access plans pr ior to eho i ssi»nce oE a biji lti t ng permit on the property.
The appl icant fihal l siihmi r fr,r arproval hy [he SEiokane County F,ngineer .3ncj the Spnkane
Cotinty Nealth mtitrtc•r a derai led comhined nii-slte sewaKe system plan aiid surface wt-iter
d isposal plan fr,r tlw #•+i t irF• pro jort prior t-► rhe i.sGUancP of any hui 1H 1nN jx►rmit on thP
property.
<
. ~ 1
Page 2 • .'r ~ a' / f a' ~ ~ ;3~ e
~
11 A parki~ig 1)1an ancl [r dtflc circulatiun plaii shdll be bubinitted and :-ipNroved by the
Spokane G)tinty -Engineer priur to the i5suance of a building permit un the pruperty. The
deyiRn, locatii)n, and arrangement of parking stalls sha11 be in accordance with standard
traffic engine~cing p,racGices. Paviilg or surfacing as approved by the County Engineer,
rri 11 be required for acly pOctlon of the pra ject which is to be occitpied or [revelled by
vehicles.
ID The word "applicant" shall include the uwner or owners uf the propcr[y,. his heirs,
assigiis, and successors.
_ 13. To construct the road improvemetl[s stated herein, the applicant raay, vith the approval of
the County Engineer, Join in and be a Willing participant in any petition or resolution
which purpose is the formation of a Road Improvement District (RID) for eaid improvement
pureuant to RCW 36.88, as amended. Spokane County wili not participate in the cost of
these improvements.
14. As an alternative method of c:onstructing the road improvement stated herein, the appli- .
cant may, with the approval of the County Engineer, accomplisti the road improvements
stated herein by joining and participating in a County Road Project (CRP) to the extent
of the required road improvement. Spokane County will not participate in the covt of
these improvements.
~
t5. The construction of the road improvements stated herein shall be accomplished ae ap- ptoved by the Spokane County Engineer.
I-D All required improvements ehall oonform to the current State Of Washington Standard
Specifications for Road and Bridge Conatruction, and other applicable coun[y standarde
and or adopted reaolutions pertaining to Road Standards and Stocmwatet Manegement in
effect at the date of construction, unlese othervioe appcoved by the County Engineer.
11. ApPlicant shall file a petition for the vacetion of prior to
any uee of t6e property.
18. Applicant shall conetruct a paved and delineated acce88 approach(e) to aieet the existing .
pavement on .
t9. Accees to Road ehall be prohibited until euch tioe ae specifically
authorized by the Spokane County Engineer.
20. Rvadvay standarde, typical roadway sections and dreinage plan requirements are found in
Spokene Hoard of County Commis8ioners Resolution No. 80-1592 as amended and are applicable
to this proposal.
21. This plat or develupment propobal is located within e drainege basin vhich hae been
identified by the Spokane County Engineer's Uffice as having sturmwater cunoff problems.
Since this plat or developmen[ proposal is affected by or is a oontributor to etorwve[er
flows, property owners should participate in the planiiing and implementation oE e future
basinwide etormwater management aystem. The following "Condition of Approval" shall be
required: That the ovner(s) or successor(s) in interest aKree to join in any County
approved Stormwater Management Program and to pay such rates and charges as may be Ei xed
through public hearings fur service or beitefit obtained by the planning, design, cun-
structing, main[aining, or operation of stormwater contrul facilities.
911/4 .
12. A~Y~icP•••~t S1ncs~~ qcl\,%ecZ.e t'o 0. 40 ~1 widC: 560b4elL f1^OM t'lE
VAGA-Md M►1wA"._. ee ZoAA 2t9ht c; wAl. T-tA t p~rPcsE o;
~iS ge}~JAL~- ►5 t'e pReuaxjt E►.)Croqc.L\rne►.~t ~oN ~ne Vo►LAtod M. IwAKk ee
Rorab. c.-vnd~ to YrovidG ~or 4-°YY^e~e-*,%cA1 Vchrcle Ac.C_P_SS pLo•vy 77j►E
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