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ZE-007-96 ' ~EARYN~'x E~~~R RE: Change of Conditiflns in the Urban } FINDINGS OF FACT, Residential-22 (LTR-22) Zvne and tae } CE]NCLUSIONS OF LAW, Light Indus#rial (I-2} Zone; ~ AND DE~~~~~D Applicant: Iiland Construction ~ Ca~.npany ~ 2000 File Na, ZE-7A-961ZE-84C-81 ~ SPO1~~ ~UNV ENG04EER 1. SUMMA►RY OF PROPOSAL ANI] DECISIO1V Propnsal: Application for a change of conditians ta the eonditioiiis and site glan approved far a prior rezone (Fi1e No. 2E-7-96) of 2.92 acres to the Uxban Residential-22 (U-R-22) zone, to increase the building square faatage from 8,100 square feet tca 32,996 square fee#; and to revise the conditions and site plan approved far a prior rezone (File No. ZE-$4-$1) of 6.36 acres to the Light Industzial (1-2) zone, as revised by a subsequent change of conditions apglication approved for such rezane (File No. ZE-84A-81), for the gurpose of increasing the building sq-uare f6otage fram 19,900 square feet to 64,867 square feet; all pursua.nt to a unified site plan. Decisian: Agproval, subject to canditions. The Hearing Examiner has reviewed the change of canditions apphcation and the evidence of record, and hereby adopts the follawing findings of fact and conclusiors: IL BACKGROUN]IFINDING~ OF TACT A. GeneralInfnrmation: . AppGcant: Inland Construction Company, clo John Sweitzer, 107 Sauth Haward, Suite 3007 Spvkane, WA 99204 Owner: Thoma.s E. Clemsan, P. D. Box 14727, Spokane, WA 99214-0727 Site Address: 1618-162$ North MamerRaad, Spokane, WA LQCatian: Generally locatecl east of and adjacent fia Mamer Road, approxirnately 150 feet IIOIth of the 1nteI`SeCt1o1~ ~~Mamer Roa3CI a11d M1sS1on ,AVeTlti.le, in the SE 'I'~ of Sectian 10, Township 25 Narth, Range 44 EWM, Spokane County, Washington, Legal Description: Assessor's tax parcel #s 451 04.0201, .0202 and .42 10; mare particularly described as Tract 97, Vera, except tha# parti+on iying northerly ofa 1ine drawn para1le1 ta and 100 feet southerl}r ofPSH No. 2, rr~easured at right angles, and except that partian lying southwest of the northwest line o#'the Corbin Ditch right ofway, in Spakane County, Wa:~~~ngton. HE Findings, Cnnclus~ons and Decfsion ZE-7A-96fZE-84C-81 Page I - ~ , Zoning: Urban Residen#ia1-22 (LTR-22) and Light Industrial (1-2), subject to the conditians of apProvai in. File No, ZE-7-9+6 and ZE-84B-$1. The site is axso located in the Aquifer Sensitive Area (ASA) Overlay zone and the Public Transit Benefit Area designated by the County Zoning Cade. Camprehensive Plan: Urban category. The property is alsa designated in the Pn-ori#y Sewer Service ,Area, ASA and Urban T.rnpact Area designated by the Camprehensive Plan. ; ZXJGA: The 51te, ]s deSIgIIated 1I151C~~ the 1I1teI7m ull'}]an gTUwth are3 bOu]dcilleS designated by I, the Cau.nty puxsuanf ta the State Growth Managernent Act. , Environmeatal Review: A Determination ofNonsignificance was issued by the Division ' of Building aad Plannin.g vn October 24, 199?. Site Descriptxoa; The subject property consis#s of two separate si#es. The site in File No. ZE-84C-81 co-nsists of 2.92 acres, made up of tax parcel #s 45104.02[}2 and 45104.0210. The site in File No. ZE-7A-96 cvnsists of appraximately 6.36 acres, arid is made -up of paree1 #451 04,0ZO 1. The svutheriy 1(}% the site in File No. ZEa84Cy81 sIopes steeply upward from north to south, at appruxirnately 40%, with the remainder ofthe site bcing flat or stoping gently to the north. A BPA pawer line casernen# crosses the northwest camer of such site. The si#e in File No. ZE-7A-96 is relatively #lat, with a BPA pawer line easement bisecting such site at a southwest ta northeast angle. PerTnanent structures are not alIowed within BPA easements. A 52296 square foot of~'ice buiIding has been constructed primarily in the nartheasterly por#ion of the site in File No. ZE-84C-$ 1, wi~h the northerly portian of the building encraaching anto the site in File No. ZE-7A-96. A 10,960 square foot, single-story warehause building has been constructed sauth of the off ce building an the site in File No. ZE-84C-8 1, A. single-story building with 9,389 square feet of warehouse space and 1,571 square feet of office space has been construc#ed south of such warehouse building, in the saultheast partion of the site in File Nfl. ZE-84C-81. See site plan of Teeard submitted on IVIay 19, 1997. Surrourtding Conditioas; Interstate 90 borders the cambined site. The Wasiiington State Deparitment 4f Transpartation (WSDOT) is developing p1ans to install anew freeway interchange at EvergFeen Road, uFhick~ project would irnpact the northerly portiv~ of the combined site in terrns ofright ofway acquisition, grade, and slope and construction casements. 1Vlamer Road fronts along the westeriy bvrder of the com.bined site, meeting Nara Avenue at #he northwest comer, and intersecting Mission Avenue 200 feet south of the cornbined site. Nara Avenue serves as a frontage road far 1-90 urest of the site. Mtssion Avenue is designated as a Minar A-rtezia1 by the County AY°terial Raad Plan. Awater ~ower reservoir is located tn the east, a1vng with svme vaca-nt land owned by the Spokane County I'arks Department. Single-family residences on land zoned Urhan Residential-3,5 (UR-3.5) are lacated acYOSS from the combined site along the west side of Marner Road, and alsa a1ong the south si+de of Nora Avenue just west of Mamer. Undeveloped land zoned UR-3.5 is fou.nd irnmediateiy south of the combined si#e, with multiple-farnily uses and medical off ces found alang Mzssion Avenue further ta the south and t❑ the southwest. Office uses are located axang the south side of Nora Avenue, at some distanee west ofMarner Road. A mix of Urban Residential-3.5 and UR-22 zoning is found in the area. The site in Fi1e No. ZIE-$4B-81 represents the only indusfrial zoning in the vicinity. HE F1ndings, Conclusians and Decision ZE-7A-961ZE-$4C-81 Pacre, 2 J Project Description: The applicant proposes to significantly modify the site plans that were submitted for the initial approvals in File No. ZE-84B-81 and ZE-7-96. The Examiner's decision dated May 3, 1996 in File No. ZE-7-96 required the applicant to submit a modified site plan providing for relocation of the proposed 8,100 square foot office building out of the .62 acres of future acquisition area reserved along the northerly portion of the site in File No. ZE-7-96. Tbe applicant subsequently the current improvements existing on the site. This resulted in a significant relocation of structures on both sites, as well as a significant increase in building coverage on the site in File No. ZE-84B-81, than contemplated by the Examiner's decisions. The Examiner agrees with the Staff Report that these actions probably violated Section 14.504.040 of the Zoning Code, and should not have been allowed by the Division of Building and Planning without the approval of a change of conditions application by the Examiner. The site plan of record dated May 19, 1997 illustrates a unified plan for the two sites. The site plan shows the current improvements on the site, 2 proposed single-story office/warehouse buildings in the westerly two-thirds of the site in File No. ZE-84C-81, and a 2-story 24,700 square foot office building with below grade parking in the westerly portion of the site in File No. ZE-7A-96. The net effect of the site plan would be to increase the office space on the site in File No. ZE-7A-96 from the 8,100 square feet previously authorized by the Examiner to approximately 33,000 square feet; and to increase the warehouse/office space on the site in File No. ZE-84C-81 from the 19,900 square feet previously authorized to approximately 64,867 square feet. The site plan of record shows the landscaping required by the Zoning Code and the Examiner's previous decisions. This includes 20 feet of Type III landscaping along the west property line of the site in File No. ZE-7A-96, the 5 feet of Type III landscaping required along the west property line of the site in File No. ZE-84C-81, the 20 feet of existing trees allowed to replace landscaping requirements along the south boundary of the site in File No. ZE-84C-91, the 10 feet of Type III landscaping required to be illustrated along the east property line of both sites, and the 25 feet of Type II landscaping required along I-90 for developments located in the UR-22 zone, as required by the Zoning Code. The site plan of record does not correctly indicate the front yard and rear yard setbacks for the I-2 zone portion of the proposal, or the side yard setbacks for both zones. B. ProceduralInformation: Applicable Zoning Regulations: Spokane County Zoning Code Section 14.504.040, Chapter 14.402, 14.622, 14.6323P 14.629 and 14.806. Hearing Date and Location: November 19, 1997, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA. Notices: Mailed: November 4, 1997 by applicant Posted: November 4, 1997 by applicant Published: November 4, 1997 Site Visit: November 18, 1997 HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 3 ~ Hearing Pracedure: Pursua,nt ta Resalution No. 96-0171 and Resalu#ion No. 96-0294. Testimony: Louis Webster Scott Engeihard Division of Current P1anning Divisian of Eagineering 1026 West Broadway 1026 West Baoadway Spokane, WA 99260-0240 Spokane, WA. 99260 Jahn Sweitzer Torn ~~emson Sauth 1 07 Howard, Suite 300 1 02 East Sprague Avenue Spokane, WA, 99205 Spokane, WA 99202 Greg Figg WA. State Department af Transportation 2714 Notth Mayfair S#reet Spakane, WA 99207-2090 Iterns Noticed: Spakane County Comprehensive Plans Spokane County Zc~ning Cade, and Spokane County Code. Spakane County Resvlutian ATos. 97-0$74 (revising interim regulations for Coaxnty IUGAs), 97-0321 (adopting interirn regulatians far County IUfiAs), 96-0787 (amending Industrial Zones Niatrix), 96-4585 (adapting CWW 1996 Update), 96-0294 (Hearing ExaLminer Ru1es af Procedure), 96-0171 (Hearing Examiner Ordinance, 95-0498 (adoptlng Standards for Road and Sewer Constructiorr, and Guidelines for StormwateT Management, and 85-0900 (adop#ing County Zoning CQde, and Program to Implement). Procedural Matter: The Hearing Examiner eonsolidated this matter with ZE-7-96 for hearing, as authorized by Sevtivn 6, Hearing Examiner Rules ofProcedure. Cvnsolidatian was ordered because the subj ect site and the parcel to fhe north are cantiguaus and in common awnership, both zoning actians were scheduled for hearing at the same time, aunified site plan was proposed for both parcels, the applicant tesfiified that the approva~s were each contingent on one another, there was no objection ta cansolidation and to expedite rnat#ers. III. FINI]YNGS C1F FACT & CONCLUSIO1VS i]F LAW LAND USE ANALYSIS A. A-Dorvval crifieria The Caun~y Hearing Examiner Ordinance authonzes the Hearing Examiner to grant, deny or grant with such conditians# modifications and restrictions as #he Examiner finds necessary ta make a change of conditioris appTication camgatible with the Spakane Caunty Generalized Comprehensive F1an and develaprnent regulations. See County Resalution Na. 96-4171, Attaclirnent "A„ , paragraphs 7 (d) and section 11. Development xegulatioris include, without 1imitation, the County Zoning Code, the State Environmenta1 Policy Aet (SEPA) and the Caunty's Lacal Enviromnental Ordinance (chapter 11.1 0 +af Spakane County Code). The County Zoning Code references change of conditions applications, but daes not establish speciic criteria for agproving such applicatlons. Zoning Code 14.504.040 requires that an application for any significant charrge #o the site devetoprnent plan appraved for a pnvr HE Findings, Conclusions and Decision ZE-7A.-961ZE-54C-81 Page 4 ~ rezone, or to change the conditions of approval imposed on a prior rezone, be approved by the Hearing Body following a public hearing. Zoning Code 14.402.120 references change of condition applications related to a prior rezone. Since a change of conditions application modifies a prior rezone action, the criteria for approving a rezone is generally applicable. Section 14.402.020 of the Zoning Code authorizes amendments to the Code based on any one of six (6) grounds, without differentiating between amendments to the zoning text of the code and amendments to the official zoning map. Zoning " Code 14.402.020(1) authorizes the Code to be amended if it is consistent with the Comprehensive Plan and is not detrimental to the public welfare...". Zoning Code 14.402.020(2) authorizes a Code amendment where [c]hanges in economic, technological, or land use conditions has occurred to warrant modification of this Code.. These are the most relevant criteria for consideration of a change of conditions application. Zoning Code 14.100.104 states that Code provisions shall be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and the general plans for physical development adopted by the Board of County Commissioners. Zoning Code 14.100.106 states that when the Zoning Code conflicts with the Comprehensive Plan or other adopted plans and regulations of the County or other regulatory agencies, the more restrictive provisions shall govern to the extent legally permissible and the Zoning Code provisions will be met as a minimum. The Comprehensive Plan itself indicates that it should be used as a reference source and guide for making land use decisions. See Comprehensive Plan, p. 2. The "decision guidelines" set forth in the respective sections of the Plan are to be used as a guide to determine whether or not a particular proposal should be approved, conditioned or denied. In considering 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 relationship to the public health, safety or welfare. Parkridge v. Seattle, 98 Wn. 2d 4542 462 (1978); and Bjarnson v. Kitsap County, 78 Wn. App. 840 (1995). General conformance with a comprehensive plan is usually required before a rezone can be approved. Citizens for Mount Vernon v. City of Mount Vernon, 133 Wn.2d 861, 873 (1997); Cathcart v. Snohomish County, 96 Wn.2d 201, 211-12 (1981). Some cases have dispensed with the changed circumstances requirement where the rezone closely implemented the policies of the comprehensive plan. Bjarnson v. Kitsap County, supra.; Save Our Rural Environment v. S'nohomish County, 99 Wn.2d 363, 370-371 (1983); and Tugwell v. Kittitas County, 90 Wn. App. 1, 8, 951 P.2d 272 (1999). Washington case law indicates that where a comprehensive plan conflicts with zoning regulations, the provisions of the zoning code will usually prevail. See Weyerhaeuser v. Pierce County, 124 Wn.2d 26, 43 (1994); and CougarMt. Assocs. v. King County, 111 Wn.2d 742, 755- 57 (1988); and Nagatani Bros. v. Commissioners, 108 Wn.2d 477, 480 (1987). HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 5 l~ A change of conditions is not a rezone, because it does not change the actual zone of the property. However, a change of conditions application may sign.ificantly affect conditions of approval, as well as the permitted uses, location of buildings, landscaping, conditions of approval and other features in a site development plan, approved in conjuncrion with a prior rezone. The changed condition application should be justified by the same changes that supported the original rezone, as modified by any more recent changes in the area. B. The nronosed change of conditions, as conditioned, generally conforms with the Spokane Countv Generalized Comprehensive Plan, bears a substantial relationship to and will not be detrimental to the public health, safetv and general welfare, and complies with the Spokane Countv Zonine Code and other annlicable develonment reQulations. A change of conditions application is required for the project, since the applicant seeks to change the conditions of the previous rezone in File No. ZE-7-96 and change of conditions in File No. ZE-8413-81, and to make significant changes to the building coverage and location of buildings respectively illustrated on the previous site plans in such actions. See Zoning Code 14.504.040. The combined site and the land lying east, west and south of such site are designated in the Urban category of the Comprehensive Plan. The Industrial category lies eastlnortheast of the site across I-90, and the Major Commercial category lies north of the site across I-90. The Staff Report found that the proposal generally conformed to the policies of the Urban category. The Urban category is intended to provide the opportunity for a"citylike" environment, including a variety of land uses served by a high level of public facilities and services. It is primarily a residential category of single-family, two-family, multifamily and condominium buildings, along with neighborhood commercial, light industrial, public and recreational facilities. Comprehensive Plan, Section 1. The Urban category states that the more intensive uses such as light industrial and neighborhood commercial should be located near the heavily traveled streets, with the less intensive uses such as residential isolated from the noise and traffic. The Urban category indicates that "major commercial user[s] would not be compatible within areas of tlle county designated Urban". Urban development is recommended in areas having adequate power supplies, water, sanitary and storm sewers, and school and fire services, provided the other policies of the Urban category are met. Comprehensive Plan, Decision Guideline 1.1.1. Sidewalk facilities are recommended along arterials connecting residential areas with community facilities andlor commercial areas. Decision Guideline 1.5.3. Paved streets, street lights, underground utilities and public sewer are strongly encouraged in such category. Decision Guidelines 1.3.3, 1.5.3, 1.5.4, 1.5.5. The Urban category recommends that land use proposals identify and mitigate significant adverse impacts on existing utilities and traffic systems, and conform to applicable plans, policies and regulations adopted for such facilities. Decision Guideline 1.6.1. The Urban category discourages residential areas in high noise areas. Qbjective 1.5.d, 1.5.6. The Urban category recommends that buffering and/or landscaping be used to mitigate the differences between proposed developments and existing uses. Decision Guidelines 1.5.1 and 1.5.2, and Objective 1.5.a. The structure height and architectural character of a proposal relative HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 6 1 to that in the surrounding neighborhood are to be considered in determining whether the proposal will change the existing land use character in a negative manner. See Objectives 1.5.e, Decision Guideline 1.5.8. The site in File No. ZE-84C-81 is currently zone Light Industrial (I-2). Zoning Code 14.632.100 provides as follows: • The purpose of the I-2 zone is to meet the needs for industrial land • identified in the Industrial Category of the Comprehensive Plan. Industrial uses in this zone will include processing, fabrication, light asserrcbly, freight handling and similar operations, all of a non-offensive nature. It is the intent of the I-2 zone to allow for these uses by making them compatible with surrounding uses. General characteristics of these areas include paved roads and sidewalks, public sewer and water, a full line of public services including manned fire protection and public transit accessibility. The Board of County Commissioners recently amended the Industrial Zones Matrix, Zoning Code Chapter 14.629, to allow several new commercial uses in the industrial zones of the Zoning Code. (County Resolution No. 96-0787). In the I-2 zone, this includes certain designated uses as well as virtually all uses allowed in the Regional Business (B-3) zone, provided the development standards of the B-3 zone are met. This amendment recognized the need for a broader range of commercial uses in the Industrial category to serve industrial uses in the I-2 zone. The site in File No. ZE-7A-96 is zoned Urban Residential-22 (tJR-22). The Urban Residential-22 (LTR-22) zone is an implementation tool for the high density residential uses contemplated in the Urban category, primarily for multiple-family dwellings located near major or secondary arterials. Offices are permitted in the Urban Residential-22 (UR-22) zone to provide some of the service needs generated by high-intensity uses. UR-22 zones are typically served by a high level of public services. The development standards of such zone are intended to provide a desirable living environment and assure the protection of property values. Zoning Code 14.622.100. The project is served by a high level of public services. This does not include public sewer, but the project is required to be double-plumbed for connecrion to the future area-wide sewer. The site also appears to be located in an area scheduled to be served with public sewer within 15 years from the date when the County adopted its sewer capital improvement program in 1996. See Comprehensive Wastewater Management Plan 1996 update, Exhibit V-1. The subject property is located inside the County's NGA boundaries. The interim regulations adopted for such area do not restrict the approval of change of conditions applications within the ILJGA for projects that are not served by public sewer and which do not lie within the County's 15-year sewer service area, such as the current project. The application proposes development of additional warehouse and office usage on the site in File No. ZE-84C-81, in the existing I-2 zone. The I-1 zone is the only industrial zone which arguably implements the Urban category. However, the proposed use of the site in File No. ZE- 84C-81 is still far more consistent with the Urban category of the Comprehensive Plan than the tool manufacturing operation approved for the 1981 rezone of such site. HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 7 . ~-.v..... ° . . c~_ .o_.._a.t.. _r.~_~ • -+.w . i. . / The application also proposes additional office space on the site in File No. ZE-7A-96. Such site is not well-suited to residential use, considering its proximity to I-90 and the proposed Evergreen/I-90 freeway interchange project. Intensive land uses are considered more appropriate along freeways, under the Comprehensive Plan. Office uses are common along Nora Avenue to the west, and office uses and multifamily housing are found along Mission Avenue to the south and southeast. ' The primary consideration under the Urban category policies is whether the proposed use of the combined site is adequately buffered from the single-fa.mily uses on land zoned Urban Residential-3.5 (LTR-3.5) located to the west, the undeveloped County park land and water tower facility on land zoned UR-3.5 to the east, anci the undeveloped land zoned UR-3.5 to the south. No public opposition was expressed regarding project by neighboring property owners or public agencies. The office and warehouse uses constructed on the site are attractive, well-designed and relatively low intensity. The landscaping required by the Examiner's previous decision provides a sufficient buffer for the single-family uses to the west. The record indicates that many of the existing evergreen trees and vegetation located along the south border of the site were removed when the hillside was regraded to accommodate the warehouse building installed near the south border. The existing tree cover in a 20-foot strip along the south property line was allowed by the Examiner's previous decision in File No. ZE-84C-81, in lieu of the 20 feet of Type I landscaping required by the Zoning Code. The applicant indicated that the hillside has been hydro-seeded with grass and ground cover bushes. Trees are still located along the top of the hill along the south property line of the site. The adequacy of substituted landscaping can be reviewed administratively by the Division of Current Planning. A geo-hazard evaluation was prepared for the construction of the proposed warehouses in the southeast portion of the combined site. The evaluation assesses the geo-hazards presented by the steep slopes along the southerly 10% of the combined site, and recommends mitigating measures for the proposed construction. The evaluation assures compliance with the geahazard provisions of the County Critical Areas Ordinance. The Examiner has added a condition of approval requiring compliance with such ordinance and the recommendations contained in such report. No deficiencies with regard to the ability of the project to comply with development regulations have been established in the record. The applicant is required to participate in the cost of a traffic signal at the intersection of Mission Avenue and McDonald Road, and other requirements for road dedication and improvements. These are based on the traffic study done for the proj ect, and comments from County Engineering and WSDOT. The project has been conditioned for compliance with'the development standards of the I-2 zone and UR-22 zone, other applicable provisions of the County Zoning Code, and the recommendations of the commenting public agencies. The Examiner has consolidated the conditions from the previous actions which are not modified by the change of conditions. No public agencies objected to the DNS issued for the proposal by the County Division of Building and Planning. The proposal wi11 not have more than a moderate effect on the quality of the environment, and the Examiner concurs with issuance of the DNS. The procedural HE Findings, Conclusions and Decision ZE-7A-96iZE-84C-81 Page 8 ~ requirements of chapter 43.21 C RCW and chapter 11.10 of the Spokane County Code have been met. C. Conditions in the area in which the propertv is located have changed substantially since the nronertv was last zoned. In applying the changed circumstances test, courts have looked at a variety of factors, including changed public opinion, changes in land use patterns in the area of the rezone proposal, ' and changes on the property itself. The Zoning Code references changes in "economic, technological or land use conditions" as factors that will support a rezone. Spokane County Zoning Code Section 14.402.020 (2). Washington courts have not required a"strong" showing of change. The rule is flexible, and each case is to be judged on its own facts. Bassani v. County Commissioners, 70 Wn. App. 389,394 (1993). As stated previously, recent cases have held that changed circumstances are not required if the proposed rezone implements policies of a comprehensive plan. The project is at least as consistent with the Urban category as the 1990 rezone proposal previously approved for the site. Changes have occurred in the area since the site in File No. ZE-84C-81 was zoned in 1981, since the change of conditions for such site was approved in May, 1996, and since the site in File No. ZE-7-96 was rezoned in May, 1996. This includes the development of office uses and multiple-family housing along Nora Avenue and Mission Avenue in the general vicinity, the extension of public sewer to the general area, increased traffic along Mission Avenue and I-90, the planned construction of the Evergreen/I-90 Interchange east of the site, increased population growth in the Valley area of the County, and designation of the combined site inside the County's ILJGA boundaries. IV. DECISION Based on the Findings of Fact and Conclusions of Law above, the above change of conditions application is hereby approved, subject to the conditions of approval of public agencies stated below. Any conditions of such agencies which have been added or significantly revised by the Hearing Examiner are italicized. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. This approval does not waive the applicant's obligation to comply with all other requirements of other agencies with jurisdiction. SPOKANE COUNTY DIVISION OF CURRENT PLANNING 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the owner(s) and developer (s) of the property, and their heirs, assigns and successors. 2. The change of conditions decision applies to the following described real property: Site located at N. 1618-1628 Mamer Road, Spokane, WA, more particularly described as Tract 97, Vera, except that portion lying northerly of a line drawn parallel to and 100 feet southerly of PSH HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 9 d No. 2, measured at right angles, and except that portion lying southwest of the northwest line of the Corbin Ditch right of way, in Spokane County, Washington. 3. The proposal shall respectively comply with the Light Industrial (I-2) zone, the Urban Residential-22 (UR-22) zone and other applicable provisions of the Spokane County Zoning Code, as amended. 4. The applicant shall develop the subject property in accordance with the site plan of record submitted on May 19, 1997. Variations, when approved by the Planning Director/designee for the Division of Current Planning, will be permitted in accordance with Section 14.504.040 of the County Zoning Code, as amended. All variations must conform to the conditions of approval, the County Zoning Code, and other applicable development regulations. Any other modification must be presented to the Hearing Examiner for review and approval as a change of conditions. The original intent of the development plans shall be maintained. 5. The applicant shall aggregate parcels or apply for and receive approval for minor lot adjustments, in order that buildings are set back the required distances from property lines. The Staff Report indicates that the site plan of record does not correctly indicate the front yard and rear yard setbackr for the I-2 zone portion of the proposal, or the side yard setbacks for both zones. 6 The applicant shall install the required landscaping illustrated on the site plan of record. The Division shall evaluate the adequacy of existing landscaping located along the southerly 20 feet of the site to determine whether this woacld result in as good or better landscaping than the 20 feet of Type I landscaping requared by the I-2 zone along the south border of the site. 7. The applicant shall comply with the geo-hazard provisions of the County Critical Areas Ordinance, and with the mitigating measures recommended by Strata Engineering in its letter dated 11-18-97 in the project file. 8. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 9. Direct light from any exterior area lighting shall not extend over the property boundary. 10. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning Director/designee shall be submitted with a performance bond for the project prior to release or building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 11. The Division of Current Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. The Title Notice shall generally provide as follows: HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 10 ~ "The parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body on February 23, 2000, imposing a variety of special development conditions. File No. ZE-84C-81/ZE-7A-96 is available for inspecrion and copying in the Spokane County Division of Current Planning." 12. The Division of Building and Planning shall file with the Spokane County Auditor, within the same time frame as allowed for an appeal from the final disposition, including lapsing of appeal period, a title notice, which shall generally provide as follows: "Prior to issuance of any building permit for any building or any use on the property described herein, the applicant shall be responsible for complying with the provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay Zone). The property which is the subject of this notice is more particularly described as follows: [ . 13. The applicant shall contact the Division of Building at the earliest possible stage of design/development in order to be informed of Code requirements administered or enforced by the division, e.g., State Building Code Act regulations such as requirements for fire hydrant/flow, fire apparatus access roads, street address assignment, barrier free regulations, energy code regulations, and general coordination with other aspects of project implementation. 14. The requirements of County Fire District No. 1 need to be satisfied during the building pernut process. 15. The Division of Current Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right of way and utilities. The reserved future acquisition area Title Notice shall be released, in full or in part, by the Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. That portion of the site requested by Washington State Department of Transportation in letter dated Apnl 15, 1996 and submitted as Exhibit A in the record in File No. ZE-7-96, shall be reserved as a future acquisition area for road right of way and utilities along Interstate 90. b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. c. No required landscaping, parking, `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right of way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. d. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered interim uses. e. The property owner shall be responsible for relocating such "interim" improvements at the time WSDOT makes roadway improvements after acquiring said Future Acquisition Area. HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 11 ! f. If is later determined by WSDOT or a court of law that such area is not needed for right of way purposes by WSDOT, the future acquisition area shall be released. SPOKANE COUNTY DIVISION OF ENGINEERING 1. The County Engineering Department conditions of approval contained in the County Hearing Examiner Committee Findings and Order dated 9-17-81 in File No. ZE-84-81 shall continue to apply to that portion of the site included in such file number. 2. The County Engineering Department conditions of approval contained in the County Hearing Examiner Findings, Conclusions and Decision dated May 3, 1996 in File No. ZE-7-96 shall continue to apply to that portion of the site included in such file number. 3. The applicant shall participate in three percent (3%) of the cost of the installation of a traffic signal at Mission Avenue and McDonald Road. Prior to the release of a building permit the applicant shall enter into a developer's agreement with Spokane County to determine the required cost. SPOKANE REGIONAL HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health District prior to the issuance of any on- site sewage disposal permit or building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Water services shall be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 5. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 6. Subject to specific application approval and issuance of permits by the health officer, the use of individual on-site sewage disposal systems may be authorized. 7. The use of private wells and water systems is prohibited. SPOKANE COUNTY DIVISION OF UTILITIES 1. Pursuant to the Board of County Commissioners Resolution No. 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditioned in compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health District. HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 12 ~ 2. A Covenant Agreement shall be signed stating: 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 LTLID by petition method pursuant to RCW 36.94 which the petition includes the owner(s) property and further not to object by signing of a protest petition against the formation of a LJLID by resolution method pursuant to RCW 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 under RCW 36.94. 3. Each new unit shall be double-plumbed for connection to future area-wide collection systems. 4. Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. SPOKANE COUNTY AIR POLLUTION CONTRUL AUTHORITY 1. All air pollution regulations must be met. See memo dated 10-27-97 from SCAPCA to John Pederson in Current Planning File No. ZE-84C-81/ZE-71-96. WASHINGTON STATE DEPARTMENT OF TRANSPORATION 1. The applicant shall provide to WSDOT and/or Spokane County slope and construction easements along this sites frontage at no charge to WSDOT. This easement will be used by WSDOT to regrade the site's landscape area on the site's I-90 frontage. 2. On the site's northern boundary with I-90, the grading and landscaping of this area shall be coordinated with WSDOT and Spokane County to minimize the impact to both parties as it relates to the Evergreen Interchange. 3. Drainage plans for this site will need to be reviewed by WSDOT to ensure drainage areas adj acent to I-90 are adequate. 4. Signage visible to I-90 will need to be reviewed by WSDOT for conformance to the Federal and State Scenic Vista's Act. BONNEVILLE POWER ADiVIIlvISTR.ATION 1. Written approval for any proposed use of the Bonneville Power Administration (BPA) rights of way is required by BPA prior to the commencement of any activities on the BPA easement area. HE Findings, Conclusions and Decision ZE-7A-96/ZE-84C-81 Page 13 WASHINGTON STATE DEPARTMENT OF ECOLOGY l. The owner of a construction site which disturbs five acres or more of total land 6Hc_1 which has or will have a discharge of storm water to a surface water or to a storrn se`vc,)-. apply for coverage under Ecology's Baseline General Permit for Storm Water Discliarge. Associated with Industrial Activities. Owners of sites where less than five acres of tatal xail(j area will be disturbed must also apply if the construction activity is part of a larger plan of development or sale in which more than five acres will eventually be disturbed. Discharg: storm water from such sites without a permit is illegal and subject to enforcement by i})e Department of Ecology. Application should be made at least 30-days prior to commei7cc:Jx«ni ()f construction activities. A storm water pernut application form, referred to as a Notice of 1r11c11t, can be obtained from our office. Even if a permit is not needed, erosion and sedimeni control is required on all sites to prevent the entry of sediment-laden storm water into any sul•face watc;r. DATED this 24th day of February, 2000. SPOKANE COUNTY HEARING EXAIVXYNIEiZ Michael C. Dempsey, WSBA #82-4 v NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a change of conditions is final and conclusive unless within twenty--one (21) calendar days from the issuance of the Examiner's decision, a party with standing files a land use petition in superior court pursuant to chapter 36.70C RCW. Pursuant to chapter 36.70C RCW, the date of issuance of the Hearing Examiner's decision is three (3) days after it is mailed. This Decision was mailed by Certified Mail to the Applicant on February 24, 2000. The date of issuance of the Hearing Examiner's decision is therefore February 28, 2000, counting to the next business day when the last day for mailing falls on a holiday or weekend. THE LAST DAY FOR APPEAL OF THIS DECISION TO SUPERIOR COURT BY LAND USE PETITIUN IS MARCH 20, 2000. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be inspected during normal working hours, listed as Monday - Friday of each week, except holidays, between the hours of 5:00 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-7A-96/ZE-84C-81 Pa~e 14 SPOKANE COUNTY HIEARING EXAMINER RE: Zone Reclassification from Urban ) FINDINGS, CONCLUSIONS, Residential-3.5 Zone to Urban ) AND DECISION Residential-22 Zone; ) RECSVE Applicant Inland Construction ) D Company/Tom Clemson ) MA Y 071996 File No. ZE-7-96 ) Coo* Ew" 1. SUMMARY OF PROPOSAL AND DECISION Proposal: Zone reclassification from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-22 zone (UR-22) for an 8,100 square foot office building and those uses allowed in the Urban Residential-22 (UR-22) zone. The applicant is requesting development of a unified site development plan that includes adjoining property owned by the applicant to the south. Decision: Approved, subject to conditions. II. FINDINGS OF FACT AND CONCLUSIONS The Hearing Examiner has reviewed the zone reclassification application and the evidence of record and adopts the following findings of fact and conclusions: A. GENERAL INFORMATION: Applicant: Inland Construction Company Tom Clemson 102 East Sprague Avenue Spokane, WA 99202 Agent: John Sweitzer 107 South Howard Suite 300 Spokane, WA 99204 Address: North 1618 Mamer Road Locakion: Generally located along the east side of Mamer Road, south of Interstate 90, approximately 500 feet north Mission Avenue, in the SE'/+ of Section 10, Township 25 North, Range 44 EWM, Spokane County, Washington. I HE Findings, Conclusions and Decision ZE-7-96 Page 1 , Legal Description: Tract 97, except the south 475 feet thereof, and also EXCEPT all that part thereof lying northerly of a line drawn parallel with a distance 100 feet southerly when measured at right angles from the center line of primary State Highway No. 2, Vera, according to Plat recorded in Volume "O" of Plats, page 30, in Spokane County, Washington. Zoning: Urban Residential-3.5 (UR-3.5) zone Comprehensive Plan Category: The property is designated in the Urban category of the Spokane County Generalized Comprehensive Plan. nvirortmental Review: A Determination of NonSignificance was issucd b,y the ,;~~k,:()r1 Of Pll;ldin(-'; ilrld Flanning on N1iir-ch ?9F 1996. SItC Ut'.SCI"1pt1t)il: I'ilE.'. SIfC IS 2 C)2 c2~tE:'S ti2 Slt.E_', Y"i:i.li,va_'!)"- 111,31 c311d undeveloped. A Bonneville Power Adminisfiration (BPA) power line and easenlent l-Asects the property at a southw(,ct tn Tl{1.rtbE'ast Permanont strtichires cannot he northerly portion of the site lies within the footprint of the proposed Evergreen I-90 Interchange, and the Washington State Department of Transportation (WSDOT) has requested that .62 acres of the northern portion of the site be reserved as a future acquisition area for the future interchange. The applicant owns an adjoining 6.36 acre parcel to the south, currently improved with two single family homes. A water tower reservoir is located east of the site, atong with some vacant land owned by the Spokane County Parks Department Single family residences are Iocated west of the site across Mamer Road. Mamer Road meets Nora Avenue at the northwest corner of the site and intersects with Mission Avenue south of the site. Muttiple-family uses and medical offices are found along Mission Avenue, and single family and affice uses are found along Nora Avenue. A mix of Urban Residential-3.5 (UR-3.5) and Urban Residential-22 (tJR-22) zoning is found in the area. The adjoining parcel to the south is zoned Light Industrial (I-2), which is the only industrial zoning in the area. Projeet Description: The applicant seeks a zone change from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22), to allow development of an 8,100 square foot office on the site. The parcel to the south has an approved site development plan from a 1981 zone reclassification (ZE-84-81) that permits construction of 28,000 square feet of building for Light Industrial (I-2) uses. The applicant, by separate application, has proposed a change of conditions (referenced as ZE-$4B-81) to reduce the aliowed square footage of Light Industrial (I-2) uses on the adjoining parcel to the south by 8,100 square feet, in effect shifting such usage to the subject site through the current rezone proposal. According to the applicant, this would allow flexibility in the siting of HE Findings, Conclusions and Decision ZE-7-96 Page 2 a business within a unified site development plan, and limit the impacts of the overall development to no greater than that of the approved 1981 site plan. B. PROCEDURAL INFORMATION: Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.402 (Amendments),14.622 (Urban Residential-22 (UR-22) Zone), and 14.806 (Landscaping and Screening Standards). Hearing Date and Locaiion: Apri118,1996, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room,1026 West Broadway, Spokane, WA. Notices: Mailed: Apri11,1996 by applicant Posted: Apri11,1996 by applicant Published: March 28,1996 Site Visih Apri116,1996. Hearing Procedure: Pursuant to Resolution Nos. 96-0171 (Hearing Examiner Ordinance) and 96-0294 (Hearing Examiner Rules of Procedure). The provisions of Chapter 1.44 of the Spokane County Code and Chapter 14.402 of the Spokane County Zoning Code are applicable to the processing of the rezone application, except to the extent they are inconsistent with such resolutions. Testimony: Steve Davenport, Planner II and John Pederson, Senior Planner Spokane County Division of Building and Planning 1026 West Broadway Spokane, WA 99260-0240 Pat Harper Spokane County Division of Engineering and Roads 1026 West Broadway Spokane, WA 99260 john Sweitzer South 107 Howard, Suite 300 Spokane, WA 99205 Mark Rohwer Washington State Department of Transportation 2714 North Mayfair Street Spokane, WA 99207-2090 HE Findings, Conclusions and Decision ZE-7-96 Page 3 . Items Noticed: Spokane County Comprehensive Plan, Spokane County Zoning Code, Spokane County Code, Resolution Nos. 96-0171 and 96-0294. Procedural Matter: The Hearing Examiner consolidated ZE-7-86 and ZE-84B-81 for hearing, pursuant to Section 6 of the Hearing Examiner Rules of Procedure. Consolidation was ordered because the subject site and the parcel to the south are contiguous and are both owned by the applicant, the applications were scheduled for hearing at the same time, there is a unified site plan for the two parcels, the applicant testified that the approvals should be contingent on one another, there was no objection to consolidakion, and to expedite matters. C. ZONE RECLASSIFICATION ANALYSIS: To be approved, the proposed zone reclassification application must comply with the criteria for amending the official Spokane County zoning map, specifically paragraphs 1 and 2 of Spokane County Zoning Code Section 14.402.020, and the requirements established under Washington case law for the approval of rezones. The proposal must also satisfy the requirements of the Urban Residential-22 (UR-22) zone, and must be consistent with the State Environmental Policy Act and Chapter 11.10 of the Spokane County Code (Local Environmental Ordinance). The following findings of fact and conclusions are made: 1. The proposed zone reclassification is consistent with the Comprehensive Plan and implements the Goals, Obiectives and Decision Guidelines of the Urban categorv for the propertv and surroundine area. The Urban category of the Comprehensive Plan is intended to provide the opportunity for a"citylike" environment including a variety of land uses and public facilities and services. The more intensive uses such as light industrial should be located near the heavily traveled streets, with the less intensive uses such as residential isolated from the noise and traffic. The Urban category indicates that where conflicts may occur between use types, screening and other performance standards may be required to make them compatible. The Urban Residential-22 (UR-22) zone is an implementation tool for the high density residential uses contemplated in the Urban category, primarily for multiple- family dwellings located near major or secondary arterials. Offices are permitted in the Urban Residential-22 (UR-22) zone to provide some of the service needs generated by high-intensity uses. The zone is also used to provide transition between low or medium density multiple-family housing and low intensity industrial uses. The site is located adjacent to the I-90 freeway and a freeway interchange is planned for east of the site. The property also fronts on Mamer Road, which connects with Mission Avenue, a significant arterial located a short distance to the south, and with Nora Avenue, a frontage road that connects with Pines Road to the west There is Urban Residential-22 (UR-22) zoning all along the north side of Mission Avenue, HE Findings, Conclusions and Decision ZE-7-96 Page 4 between Mamer and Pines Road, and along the south side of Nora Avenue at some distance west of Mamer. Office uses are common along Nora Avenue, and office uses and multifamily housing are found along Mission Avenue. Location of the proposed office buildings on the eastern portion of the two parcels provides an adequate buffer and screening for the single family uses to the west, in conjunction with the landscaping requested by staff along the west boundary of the site. Revision of the site plan to allow for the future acquisition area requested by the County and WSDOT will help implement the Transportation element of the Comprehensive Plan, which indicates that review of land use proposals should include provisions for adequate right of way along arterials such as freeways. 2. Conditions in the area in which the propertv is located have changed substantially since the propertv was last zoned. A number of changed conditions have been identified since the adoption of the County Zoning Code in 1986 and the cross-over zorung of the site to the Urban Residential-3.5 (UR-3.5) zone in 1991 under the Program to Implement the Spokane County Zoning Code. The population of the area has grown, increasing the demand for multiple-family housing and office uses to support such housing and population increase. Office uses and multiple-family housing have been developed along Nora Avenue and Mission Avenue in the general vicinity, consistent with Urban Residential-22 (UR-22) zoning. Public services have become more available, including the extension of public sewer to the area, although not yet reaching the site. The planned construction of the Evergreen/I-90 Interchange adjacent to the site could be considered a changed circumstance. 3. The proposed rezone bears a substantial relation and is not detrimental to the public, health, safety or Reneral welfare. Offices/warehouses for the purpose of tool manufacturing had been planned for the parcel to the south under the approved 1981 site plan. The proposed use of the site and the property to the south for offices would appear to be much more compatible with the single family residential uses located along the west side of Mamer Road and the south side of Nora Avenue in the vicinity. The combined traffic impact from development of the two parcels for offices is projected to be no greater than the combined impacts from development of the sites under the existing zoning. If a more intensive use is later proposed for the site under the Urban Residential-22 (UR-22) zone, a traffic analysis will be required to ensure that adverse impacts are mitigated. The unified site plan also provides safer access to Mamer Road than the site plan approved in ZE-84-81. The design of the project and required buffering ensure compatibility with single family uses to the west The single family homes on the site are to be removed in a HE Findings, Conclusions and Decision ZE-7-96 Page 5 subsequent phase of the project County Planning staff generally recommended approval of the proposal. No opposition to the land use actions in ZE-7-96 and ZE-84B- 81 was expressed by residents of the area, and a number of adjacent owners signed letters in support of the two proposals. There appears to be adequate infrastructure to support development of the site as proposed at build-out The applicant requested alternative landscaping along the west and east property lines of the site, pursuant to Section 14.806.020 of the Zoning Code. The reduction of landscaping along the eastern boundary of the site appears appropriate for the reasons cited on page 9 of the Division of Building and Planning Staff Report However, there is no basis for reducing the 20 feet of Type III landscaping required along the western boundary of the site to 5 feet in a future phase of the project, Zoning Code Section 14.806.040, paragraph 2, specifically requires such landscaping for developments in the Urban Residential-22 (UIZ-22) zone located adjacent to a local access street, such as Mamer Road. Such landscaping is also needed to screen the proposed development of the site for offices from the single family neighborhood to the west and traffic along Mamer Road. Since there is a unified site plan for offices on the site and the adjoining parcel owned by the applicant, the Hearing Examiner concurs with the staff report that landscaping is not needed along the south boundary of the site. The applicant also submitted a letter from its legal counsel regarding the validity of imposing the future acquisition area requested by Spokane County and WSDOT and the applicant's right to compensation for any land taken by such entities for the Evergreen/I-90 Interchange. It is appropriate to establish such future acquisition area under the decision guidelines of the Transportation element of the Comprehensive Plan. It appears that such land will be needed for the future Evergreen Interchange and the applicant has indicated it is willing to revise its site plan to mitigate damages from the taking of such area for right of way purposes. The parties are currently negotiating on compensation to the applicant for the needed right of way. 4. The proposal, as conditioned, is consistent with the Urban Residential-22 (UR-22), zone and the Zonin,Q Code. The proposed zone reclassification will not have a probable, siiznificant, adverse impact on the environment No significant, probable, adverse environmental impacts were identified during the environmental review process for the proposal. No basis exists to alter or modify the Determination of Nonsignificance issued by the Division of Building and Planning. While the proposal will impact the intersection of Pines Road and Mission Avenue, which is currently experiencing operational difficulties, the traffic impact on such intersection from the unified site plan is projected to be no greater than that from development of the site and the adjoining parcel to the south under existing zoning. If more intense uses are proposed for the sites, a traffic study and appropriate mitigation will be required. HE Findings, Conclusions and Decision ZE-7-96 Page 6 1 III. DECISION Based on the Findings and Conclusion above, the above zone reclassification application is approved, subject to the following conditions: 1. Approval is subject to the approval of the applicant's change of condition application in Spokane County Division of Building and Planning File No. ZE-84B-81. 2. A revised site plan shall be submitted by the applicant, showing the relocation of the improvements on the site to accommodate the future acquisition area needed for the Evergreen/Interstate 90 Interchange, showing 20 feet of Type III landscaping along the west property line and 10 feet of Type III landscaping along the east property line of the site. 3. Compliance with the conditions of the various public agencies indicated below. 4. Failure to comply with the condiiions of this approval may result in revocation of this approval by the Hearing Examiner. 5. This approval does not waive the applicanes obligation to comply with all other requirements of the Spokane County Code, Spokane County Zoning Code and the applicable requirements of other public agencies with jurisdiction over land development. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING CONDITIONS 1. The proposal shall comply with the Urban IZesidential-22 (UR-22) zone, as amended. 2. The applicant shall develop the subject property generally in accordance within the concept presented to the Hearing Examiner. Variations, when approved by the Planning Director/designee, may be permitted, including, but not limited to building location, landscape plans and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the revised site plan shall be maintained. 3. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 4. Direct light from any exterior area lighting shall not extend over the property boundary. 5. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planning Director/designee shall be submitted with a performance HE Findings, Conclusions and Decision ZE-7-96 Page 7 bond for the project prior to release or building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 6. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Building and Planning. The Title Notice shall generally provide as follows: The parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body on [ imposing a variety of special development conditions. File No. [ ] is available for inspection and copying in the Spokane County Division of Building and Planning. 7. The Division of Building and Planning shall file with the Spokane County Auditor, within the same time frame as allowed for an appeal from the final disposition, including lapsing of appeal period, a title notice, which shall generally provide as follows: Prior to issuance of any building permit for any building or any use on the property described herein, the applicant shall be responsible for complying with the provisions of the Zoning Code for Spokane County, Chapter 14.706 (Aquifer Sensitive Area Overlay Zone). The property which is the subject of this notice is more particularly described as follows: 8. The Spokane County Division of Building and Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisitions area for road right of way and utilities. The reserved future acquisition area Title Notice shall be released, in full or in part, by fihe Division of Building and Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. That portion of the site requested by Washington State Department of Transportation in letter dated Apri115,1996 and submitted as Exhibit A in the record, shall be reserved as a future acquisition area for road right of way and utilities along Interstate 90. b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. c. No required Iandscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right of way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. HE Findings, Conclusions and Decision ZE-7-96 Page 8 , , - _ _ - • F , . d. Th~ future acquisitivn area, until acquired, shall be prxvate property and may be used as allowed En the zone, except that any improvements (such as landscaping, garking, surface drainagef drainfield, signs ar athers) shall be cansidered inkerim j usesi e. The property owner shall be responsibIe far relocating such "interim" inlprovements at the time W5DC]T makes r+aadway impravemenks after acquiring said Future Acquisition Area. f. If is later determined by WSDOT ar a court of law that such area is not needed far right of way purpases by WSDOT, the future acquisition area shall be released. SPOKANE COUNTY DIVISION OF EN~INEERING Prtar to issuance vf a building permit ar at the recYuest af the County Engineer xn conjunction with a Cour►ty Road Prvject/Road Improvement District, whichever action comes first: 1. Applicant shall dedicate 5feet an Mamer Road far right of way and[ slope easeatents as necessary. Prior tv release of abuilding permit or use vf the property as praposed: 2. Access permits for approaehes ta the Caunty Road System shall be obtained frnm the Catinty Engineer. 3. Applicant shall submit for acceptance by the Spokane County Engineer, road, drairxage and access plans, 4. 7'he applicant shall subrn.it for approval by the Spvkane County Engineer and the Spvkane Caunky Health I]istrict a detailed cornbined on-site sewage systern plan and surface vuater disposal plan for the entire project or portion th,ereof if the development is phased. 5. A parking plan and traffic circulation p1an shall be submitted and apgroved by the Spokane County Engineer. The design, location and arrar►gement of parking s#alls shall be in accordance with standard engineering pracfiees. Paving or surfacxng as approved by the Coun#y Engineer will be required for any portion ~f the project whieh is to be occupied or traveled by vehicles. 6. The construction of the roadway irrxprovements stated herein shall be accomplished as appraved by the Spvkane Caunty Engineer. HE Findings, Conclusivns and Decisian ZE-7-96 Page 9 . 7. The County Engineer has designated a Commercial Local Access standard for the improvement of Mamer Road which is adjacent to the proposed developmenk This will require the addition of approximately 8-10 feet of asphalt along the frantage of the development Curbing and sidewalk must also be constructed. 8. 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 okherwise approved by the County Engineer. 9. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners Resolution No. 95-0498 as amended and are applicable to this proposal. 10. No construction work is to be performed within the existing ar 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. 11. 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. 12. There may exist utilities, either underground or overhead, affecting the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obligation for adjustments or relocation regarding these uiilities. Applicant should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant or the utility is responsible for adjustment or relocation costs and to make arrangements far any necessary work. 13. After review of the proposed rezone in conjunction with ZE-84-81, Spokane County Engineering is not requiring a traffic analysis for this proposed development based on the site plan of record. Should any further request be processed for additional square footage of buildable area, a detailed traffic analysis will be required. SPOKANE COUNTY HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan shall be approved by the Spokane Counfy Engineer and Spokane County Health District prior to the issuance of any on-site sewage disposal permit or building permit for this project 2. Sewage disposai method shall be as authorized by the Director of Utilities, Spokane County. HE Findings, Conclusions and Decision ZE-7-96 Page 10 . Y 3. Water sei-vice sha11 be eovrdinated through the iDirector of FJtilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department af Hea1th. 5. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 6. Subject to specific application approval and issuance of perrx►its by the health officer, #1xe use of individual on-site sewage disposal systems may be authorized, 7. Use of private we11s and water systems is prahihited. SPOICANE COUNTY DIVI~IO1V OF UTILITIES 1. Pursuant ta the Board af County Comaiissivners Resolution No. 80-0418, #he use of on-site sewer dispasai systems is hereby authorized. T'ws axxthorizatian is conditianed in compliance with a11 rules and regulations of #1xe Spakane Cvunty Hea1tt District and is further conditianed and subject fa specific applicaboxt apprvval and issuance nf permits by the Hea1th X]istrict. 2. A Covenant Agreement shall be signed stating. "7he owner(s) ar successvr(s) in iftterest agree to authorize the Cvunty tv p1ace their naa1e(s) an a getitian far 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 signing of a pratest petition against the €arrnation of a ULID by resolution rnethod ~ursuant to RCV1T 36.94 whuch includes the owner(s) property. Provided, this candition shall nvt prohibit the owner(s) or successar(s) frvin abjection ta ar►y assessment(s) an the praperty as a result of improvennents called for in canjunchan with the formation of a ULID by either petitian ar resolution under RCW 36.94. 3. Each new unit shall be dauble-plumbed for cornection to future area-wide ca1lection sys~ems. 4. A.xxy water service for this project shall be provided in accordance with the Coardinated Water System Plan for Spokane County, as amertded, SPOYCANE CC)LJIVTY AIR POLLUTION +CONTRC)L AUTHORI'TY 1, A11 air pollution reguiations must be met 2. Air poffution regulations require #hat dust emissians during demolition, cons#xuctian and excavation projects be controlled. This may require use of water sprays, targs, sgnnklers or suspension of activity during certain weather conditions. HE Findings, Conclusions and Decision ZE-7-96 Page 11 Haul roads should be treated, and emissians from the transfer of earthen material must be controlled, as we1l as ernissioras from a11 vther construction related activities. 3. SCAPCA strongIy recommends fhat all traveled surfaces (i.e., ingress, egress, parking areas, access raads) be paved and kept clean to rninimize dust ernissions. 4. Measures must be taken to avoid the degositivn vf dirt and Ynud fram unpaved surfaces onto paved surfaces. If tracking or spi11s occur on paved surfaces, measures mxxst be taken immediateXy to c1ean these surfaces. 5. SCAPC,A Regulation I, Article V, requires that a 1Votice of Canstruckion and App1ication for Appraval be sulamitted to and a~proved by aur Agency prior to t.he canstructian, instarllation or estabIishment of aYr pailution source. 'Y`h.is includes any f-uel fired equipment rated at greater than 400,004 BTLT f hour (bailers, hot water heaters, ovens, etr...) as weil as other sources af air contaminants, 6. SCAPCA Regulation I, Article IV requires registration with tltis agency. 7. SCA.PCA. Regulation I, Article N, and SCAPCA Regulation iI, Article IV, address emission standards. A►11 emissivn standards must be meL Debris generated as a result ❑f this praject must ke dispased of by means other than burning (i.e., canstruction waste, ete.). 9. Demvlition and renovatiorr projects must comply with the requirements of CFR 40, Part 61, Subpart Ivi and of SCAPCA Regulation I, Article DC, both of which address asbestos concerns. Intent ta Demolish and Penovate farms are available at the SCAPCA office. 10. Sarne objectionable adors may result from this praject (asphalt fumes). SCAPCA's regulatians state that effecctive con#rol apparatus and measures must be used tv teduce odors tv a mirumum. W,PiSHINGTON STATE DEPARTMENT OF TRANSFORATYO1V 1. The needed right of way shown on attacilment A, dated Apri115,1996, be reserved as a future acquisikion area for the WSDOT Evergreen f I-90 araterchange, as lIld1C7ted lIl aboVE` coIlCY1t10I1.S fOI' tle DiVi510n of Bu1ldIng a[,1d PIani11ng. WSDOT may acquire th.is property at the time when improvements are made by payment af the fair market value of said future acquisitivn area ignaring the restrictians placed in said future acquisition area by fhese canditians. 2. Due ta the praxxmify of I-90 and t.he Evergreen Interchange area, signa~e visible ta 1r90 wi11 need to be reviewed by WSDOT. HE Findings, Conclusions and Derisian ZE-7-96 Page 12 3. Development beyond the 8,100 square foot office building will require that a traffic analysis be prepared to ensure adverse traffic impacts are mitigated. 4. To ensure that the above conditions are met, WSDOT shall have a signature block on the building permit BONNEVItLE POWER ADMINISTRATION 1. Written approval for any proposed use of the Bonneville Power Administration (BPA) rights of way is required by BPA prior to the commencement of any activities on the BPA easement area. WASHINGTON STATE DEPARTMENT OF ECOLOGY 1. The owner of a construction site which disturbs five acres or more of total land area, and which has or will have a discharge of storm water to a surface water or to a storm sewer, must apply for coverage under Ecology's Baseline General Permit for Storm Water Discharge Associated with Industrial Activities. Owners of sites where less than five acres of total land area will be disturbed must also apply if the construction activity is part of a larger plan of development or sale in which more than five acres will eventually be disturbed. Discharge or storm water from such sites without a permit is illegal and subject to enforcement by the Deparhnent of Ecology. Application should be made at least 30-days prior to commencement of construction activities. A storm water permit application form, referred to as a Notice of Intent, can be obtained from our office. Even if a permit is not needed, erosion and sediment control is required on all sites to prevent the entry of sediment laden storm water into any surface water. HE Findings, Conclusions and Decision ZE-7-96 Page 13 • . w DATED this 3rd day of May,1996. SPOKANE COUNTY HEARING EXAMINER Michael C. Dempsey Chief Examiner NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner on an application for a zone reclassification is final and conclusive unless within ten (10) calendar days from the issuance of the Examiner's decision, a party of record files an appeal with the Board of County Commissioners. The Board will hold a closed record hearing under procedures to be adopted by the Board. Following the closed record hearing, the Board may affirm, reverse, modify, or remand the matter to the Hearing Examiner. The date of issuance of the Hearing Examiner's decision is three days after it is mailed, as provided in chapter 36.70C RCW. (This Decision was mailed by Certified Mail to the Applicant on May 3, 1996) HE Findings, Conclusions and Decision ZE-7-96 Page 14 / 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" ZONE TO: Spokane County Planning Departmen# FROM: Division of Engineering & Roads , DATE: November 6, 1997 ' PROJECT: C O C SQ FT 19,900 TO 64,867 ~ 81100 TO 32,996 FILE ZE-0084C-81 (ZE-0007A-96) / Hearing: 11/09/1997 @ 1:30 #1 Review Date: @ # Sponsor/Applicant: JOHN SWEITZER Section Township Range: 10-25-44 Planner: LOUIS WEBSTER Technical Review Date: ( @ ) 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 release of a building permit or use of property as proposed:. 1. Based upon the traffic analysis prepared for this proposal, the applicant shall participate in 311 of the cost for the installation of a traffic signal located at Mission Avenue and McDonald Road. Prior to the release of a building permit the applicant shall enter into a developer's agreement with Spokane County to determine the required cost. All previous zone change conditions are applicable. CC: Applicant JOHN SWEITZER Engineer/Surveyor Planner LOUIS WEBSTER ENGINEER' S RF,`VIEfV SHEET AS BUiLT PLANS RECENED REZONE FILE #ZE-007-76 _96 Related File # ( ) , i ~ AARD # ( DRZE-168-96 ) i ,i Date to Review -Y 04/ 18I1946 # 2 Date tu AA & DR 02/07/ 1996 Time 2:15 Date Received Q 1/30/ 1996 Praject Name UR-3.5 TO UR-22 OFFICE No. Lots o No. Acres 2.92 Range - Township - Section 45104.0201 STTE ADDRESS N MISSION/E MAMERIS NORA PARCEL ~ Applicant's Name TOM CLEMSON Phone # 747-0999 ~ Address INLAND CONST CO Phone 2# i JOHN SWEITZER 107 S HOWARD STE 300 SPOKANE R/A 99204 , { FI.OOD ZONE No W S School 361 Date Coadipons Mailed ~ Bill.ing Name Owner TOM CLEMSON Engineer {No Engineer} Address Address 102 E SPRAGUE Company SPOKA.NE WA 99202 Address , Signed Ciry Pfione phone 747-0999 Phone/FAX (509) FAX Q Date Building Coatact Person: LOREN LAKSHAS/STEVE DAVENPORT Phone # 456-3675 1 Date Submitted Description Initials DATE FEES RECEIVED DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN I / NOTICE TO PUBLIC a 13 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED/DATE COMPLETED - MAILED / J I I ALTERATION TO PLAT - BLOCKS & LOTS BOND QUANTITiES 1=0R DRAINAGE ITEM CALCULATED / J DATE BOND RECEIVED - BOND AMOUNT RECEIVED f ! I DATE BOND RELEASED - DATE AS BUILT RD PLANS 04/ 18! 1996 HEARiNG EXAM APPROVED )ENIFD )PEALED BCC APPEALED FROIECT 4PPROVED ENIED STAMPED MYLARS TO PERMIT TECHNICIAN (SYL/SUZANNE) a I I STAMPED 208 LOT PLANS TO ADMINISTRATIVE ASSISTANT (SANDY) ~ , ENGINEE`R' S kEVIEW SHEET AS BU1L'I' PLANS RECEIVEU ~ DR REZONE FILE # ZE _ Related File # ( ) AARD tY ( DRZE-168-96 ) Date to Review # Datc to AA & DR 02/07/1996 Time 2:15 Date Received 01130/I996 Project Name UR-3.5 TO UR-22 OFFICE No. Lats o No. Acres 2.92 Range - Township - Section 45104.0201 SITE ADDRESS N MISSION/E NiAMER/S NORA PARCEL Applicant's Name TOM CLEMSON Phone # 747-0999 Address INLAND CONST CO Phone 2# JOHN SWEITZER 107 S HOWARD STE 300 SPOKANE WA 99204 FLOOD ZONE No W S School 361 Date Conditioa5 Mailed Billing Name Owner TOM CLEMSON Engineer Address Address 102 E SPRAGUE Company SPOKANE WA 99202 Address sig°ed Phone 747-0999 Phone Phone/FAX FAX Date Building Contact Person: LOREN LAKSHAS Phone # 456-3675 Date Submitted Dcacription Initials DATE FEES RECEIVED DATE PRIORITY FEES RECEIVED COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTIN l I NOTICE TO PUBLIC fi 1 3 4 6 COMPLET'ED - OR NEEDS TO BE SIGNED l/ DESIGN DEVIATION SUBM[TTED/DATE COMPLETED - MAILED I; I I ALTERATION TO PLAT - BLOCKS & LOTS ~ I BOND QUANTITIES FOR DRAINAGE ITEM CALCULATED DATE BOND RECEIVED - BOND AMOUNT RECEIVED DATE BOND RELEASED - DATE AS BUILT RD PLANS HEARING EXAM APPROVED )ENIED 'PEALED BCC APPEAL.ED PROIECT APPROVED ENIED l 1 STAMPED MYLARS TO PERMIT TECHNICIAN (SYL/SUZAHNE) STAMPED 208 LOT PLANS TO ADMINISTRATIVE ASSISTANT (SANDY) ~ ~ / , t ~ _r--', " ~ ~ ~ + ~ ,,,n , l x+ N ~ f1 , Q , D , 0 "t ► ' , tn 'r~-~, ~ ~ ~ .MfcqBE. 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'O a ~ SlTE PCAN `n 0F RECORD 7 J h . ~ DIVISION OF BUILDING A1VD PLANNING STAFF REPORT TO: SPOKANE COUNTY HEARING EXAMINER FROM: CURRENT PLAN1vING SECTION DATE: APRIL 18,1996 SUBJECT: ZE-7-96; ZONE RECLASSIFICATION FROM URBAN RESIDENTIAL-3.5 TO URBAN RESIDENTIAL-22 1. GENERAL INFORMATION Applicant: Inland Construction Company Tom Clemson 102 East Sprague Avenue Spokane, WA 99202 (509) 747-5162 Agent: John Sweitzer 107 South Howard Suite 300 Spokane, WA 99204 (509) 747-0999 Contact Planner: Steve Davenport Location: Generally located east of and adjacent to Mamer Road, south of Interstate 90, approximately 500 feet north of Mission Avenue in the SE 1/4 of Section 10, Township 25 North, Range 44 EWM, Spokane County, Washington. Proposal: Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for an 8,100 square foot office building and those uses allowed in the Urban Residential-22 (UR-22) zone. The applicant is requesting development of a unified site development plan including the subject property and the adjoining property to the south. The parcel to the south has an approved site development plan from a 1981 zone reclassification (ZE-84-81) that permits construction of 28,000 square feet of building for Light Industrial (I-2) uses. In a sepazate application, the applicant is requesting an 8,100 square foot reduction of the 1981 approval. This reduction is then proposed to be utilized for this proposed zone reclassification on the subject property. This transfer of development rights is requested to allow flexibility in the siting of the business within a unified site development plan and would limit the impacts of the overall development to no greater than that of the approved 1981 site plan. See file ZE-84-81 for details of adjacent proposal. II. SITE INFORMATION A. Site Size: Approximately 2.92 acres 4/18/96 HE Staff Report for ZE-7-96 Page 6 t B. Comprehensive Plan ~ 1. Land Use Plan: The site is located within the Urban category of the Comprehensive Plan. The Urban category is intended to provide for the development of a city-like environment including a variety of land uses. The Urban Residential-22 zone is intended to implement the Urban category and considering the location of the site, the proposed use is consistent with the Urban category. 2. Arterial Road Plan: The Spokane County Arterial Road Plan identifies Mamer Road as a local access street. The Spokane County Engineer is requesting 5 feet of dedication on Mamer Road. Interstate 90 and Everareen Road Interchanae Interstate 90 is north of and adjacent to the proposal. The proposal is effected by planned development of the Evergreen Road and Interstate 90 interchange. A portion of the site is included in a right of way access plan that was jointly developed between the Washington State Department of Transportation (WSDOT), Spokane County, and the Price Hanson Development Company. WSDOT has expressed concem that siting of building could create a potential conflict with acquisition of property as specified in the right of way access plan. WSDOT has submitted recommended conditions to address the needs for future right of way and are in discussion with the applicant concerning acquisition of said right of way. C. Site Characteristics: The site is relatively flat and a single family residence has been recently removed from the site. A Bonneville Power Administration easement and power line crosses the site. D. Zoning Analysis: Proposal: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural (A) (ZE-24-42) North: Community Business (B-2) (Interstate 90) South: Light Industrial (I-2) established in 1991, previously classified as Restricted Industrial(R-I) (ZE-84-81). East: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural (A) (ZE-113-56) West: Urban Residential-3.5 (UR-3.5) established in 1991, previously classified as Agricultural (A) (ZE-24-42) A mix of Urban Residential-3.5 (UR-3.5) and Urban Residential-22 (UR-22) zoning is found in the area. The Light Industrial (I-2) zoning to the south is the only industrial zoning in the area. E. Land Use Analysis: The surrounding area consists of a mix of office, single family and multi-family residential uses. Multi-family uses and medical offices are found along Mission Avenue to the south of the proposal with single family and office uses found along Mamer Road and Nora Avenue. Site: Vacant, BPA power line. North: Interstate 90 South: Single family residence. East: Water tower reservoir. 4/18/96 HE Staff Report for ZE-7-96 Page 7 ti West: Single family,residences. F. Circulation: The proposal is adjacent to Mamer Road which will provide primary access to the site. Internal access will be provided by a private driveway. The Washington State Department of Transportation (WSDOT) has expressed some concerns about the effect of the unified development plan on right of way acquisition plans for the Evergreen Road and Interstate-90 (I-90) interchange. See discussion under IIB of this report. G. Design: The proposed site plan illustrates a 8,100 sq. ft. office building with associated landscaping and pazking. The site plan could be significantly impacted by the planned acquisition of right of way for the Interstate 90 and Evergreen Road Interchange. Additional freeway right of way or implementation of a future acquisition area for the freeway would require setbacks that would force relocation of the proposed building. The site is additionally restricted by a Bonneville Power Administration easement which does not allow permanent structures within the easement. The applicant is intending to develop the site in conjunction with the parcel to the south, within a unified development plan (see file # ZE-8413-81).Should the applicant develop the site in a unified development plan a lot line adjustment could be applied for to eliminate the requirement for a rear yard setback on the subj ect property. 1. Site Plan Data Proposed Site Plan: Use: Office. Proposed Buildings: One Building(s) Footprint Area: 8,100. Site Coverage: Approximately 6.4% Structure Height: Single story (50' maximum allowed in zone). Building Setbacks: Pronosed ReQUired Front yard (Mamer) 450+ feet 55/25 feet Flanking yard (I-90) 35 feet 25 feet Side yard (east) 25 feet 5 feet/story Rear yard (south) 25 feet 15 feet Parking 3 5 spaces 23 spaces Landscaping/Buffering: The applicant is requesting modifications to the required landscaping as provided for in Section 14.806.020 of the Spokane County Zoning Code. This section allows the Division of Building and Planrung to permit alternative landscaping when the overall site development plan provides as good as or better results per the criteria set forth in Section 14.806.080. The applicant is requesting the following revision to the required landscaping: ReauiredProposed East property line 20' of Type 110' of Type III West property line 20' of Type III 5' Type III, Future phase 4/18/96 HE Staff Report for ZE-7-96 Page 8 «`~P~~7P R'"'i • " 'r n ~ East Propertv Line . tk The reduction of landscaping on the east line may be appropriate considering that the adjacent use,is a water tower and the landscape screening requirement was intended to buffer residential uses from industrial uses. The proposed alternative landscaping does provide as good of a result as the required landscaping. West Propertv Line The request to eliminate the requirement for landscaping along the west property boundary is not supported by administrative criteria. The Division of Building and Planning does not support this request. Note: Landscaping along the south boundary of the subject property is not required. Other Site Plan Considerations: The site plan submitted for review by the Hearing Examiner is general in nature. Detailed review to determine compliance with a11 Code regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit sta.ge. H. Drainage: A drainage plan is required. This plan must be reviewed and approved by the County Engineer's Department prior to development. 1. Water Supply/Sewage Disposal: The proposal is within the Vera Water and Power service area. Sewage disposal will be by septic tank and drainfields. Appropriate provisions for water and sewer service are required prior to the issuance of building pernuts. J. Fire Protection: The proposal is within Fire District No. 1. The Fire District and the Division of Buildings Department (Fire Mazshall) are required to approve fire protection provisions prior to the release of building permits. K. Critical Areas: None have been identified. L. Cultural Resources: None have been identified. III. ENVIRONMENTAL 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 Planning Department has deternuned that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Deternunation of Nonsianificance ("DNS"). The "DNS" was circulated to 16 other agencies of jurisdiction and other agencies/departments affected by the future development for review and comment. The "DNS" comment period ends April 16, 1996 and was advertised 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing Examiner may consider additional environmental related testimony at the public hearing. 4/18/96 HE Staff Report for ZE-7-96 Page 9 r . ` IV. DIVISION OF BUILDING AND PLANNING SUMMARY AND RECOMMENDATION The proposed zone reclassification is requested to allow the applicant flexibility in the siting of his business within a unified development plan which includes property to the south. The proposed transfer of development rights from the property to the south would constrain overall development of both parcels to the intensity of the originally approved site plan in 1981. The Diviston of Building and Planning is generally supportive of this proposal providing concerns of other agencies are adequately addressed. The Division of Building and Planning generally supports the request for alternative landscaping as outlined in this report except for the request to eliminate the landscaping requirement along the west property boundary which is not supported by the administrative criteria. V. CONDITIONS OF APPROVAL i. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which terms shall include the owner or owners of the property, heirs, assigns and successors. U. The zone reclassification applies to the following real property: Tract 97, except the South 475 feet tbereof, and also Except all that part thereof lying northerly of a line drawn parallel with a distance 100 feet southerly when measured at right angles from the center line of primary State Highway No. 2 Vera, according to plat recorded in Volume "O" of Plats, page 30, in Spokane County, Washington. SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING 1. The proposal shall comply with the Urban Residential-22 (UR-22) zone, as amended. 2. The applicant sha11 develop subject property generally in accordance within the concept presented to the Hearing Body. Variations, when approved by the Planning Director/designee, may be permitted, including, but not limited to building location, landscape plans and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained. 3. Approval is required by the Planning Director/designee of a specific lighting and signing plan for the described property prior to the release of any building permits. 4. Direct light from any exterior azea lighting fixture shall not extend over the property boundary. 5. A specific landscape plan, planting schedule and provisions for maintenance accepta.ble to the Planning Director/designee shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. 6. The Division of Building and Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall 4/18/96 HE Staff Report for ZE-7-96 Page 10 I only be released, in full or in part, by the Divisio:. of Building and Planning. The Title Notice shall generally provide as follows: The parcel of property legally described as [ ] is the subject of a land use action by a Spokane County Hearing Body or Administrative Official on [ imposing a variety of special development conditions. File No. [ ] is available for inspection and copying in the Spokane County Division of Building and Planning. SPOKANE COUNTY DIVISION OF ENGINEERING 1. 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 action comes first: 2. Applicant shall dedicate 5 feet on Mamer Road for right of way and slope easements as necessary. Prior to release of a building permit or use of the property as proposed: 3. Access permits for approaches to the County Road System shall be obtained from the County Engineer. 4. Applicant shall submit for acceptance by the Spokane County Engineer, road, drainage and access plans. 5. 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 or portion thereof if the development is phased. 6. 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. 7. The construction of the roadway improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 8. The County Engineer has designated a Commercial Loca1 Access standard for the improvement of Mamer Road which is adjacent to the proposed development. This will require the addition of approximately 8- 10 feet of asphalt along the frontage of the development. Curbing and sidewalk must also be constructed. 9. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 10. 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. 4/ 18/96 HE Staff Report for ZE-7-96 Page 11 ~ 11. No construction work is to be erformed within the existing or proposed right of way until a permit has been issued ty the County Engineer. All work within the public road right of way is subj ect to inspection and approval by the County Engineer. 12. All required construction within the existing or proposed pbulic 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. 13. There may exist utilities, either underground or overhead, affecting the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obligation for adjustments or relocation regarding these utilities. Applicant should check with the applicable utility purveyor and the Spokane County Engineer to determine whether applicant or the utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work. 14. After review of the proposed rezone in conjunction with ZE-84-81, Spokane County Engineering is not requiring a traffic analysis for this proposed development based on the site plan of record. Should any further request be processed for additional square footage of buildable area, a detailed traffic analysis will be required. SPOKANE COUNTY HEALTH DISTRICT 1. A combined surface water and sewage disposal detailed plan sha11 be approved by the Spokane County Engineer and Spokane County Health District prior to the issuance of any on-site sewage disposal permit or building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Water service shall be coordinated through the Director of Utilities, Spokane County. 4. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 5. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 6. Subject to specific application approval and issuance of permits by the health officer, the use of individual on-site sewage disposal systems may be authorized. 7. Use of private wells and water systems is prohibited. SPOKANE COUNTY DIVISION OF UTILITIES Not available at time of printing. SPOK.A,NE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All air pollution regulations must be met. 2. Air pollution regulations require that dust emissions during demolition, construction and excavation projects be controlled. This may require use of water sprays, tarps, sprinklers or suspension of activity during certain weather conditions. Haul roads 4/18/96 HE Staff Report for ZE-7-96 Page 12 r • + ~ ~ should be treated, and emissions from the transferof earthen material must be controlled, as well as emissions from all other construction-related activities. 3. SCAPCA strongly recommends that a11 traveled surfaces (i.e., ingress, egress, parking areas, access roads) be paved and kept clean to minimize dust emissions. 4. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be talcen immediately to clean these surfaces. 5. SCAPCA Regulation I, Article, V requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of air pollution source. This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc. as well as other sources of air contaminants. 6. SCAPCA Regulation I, Article IV requires registration with this agency. 7. SCAPCA Regulation I, Article IV, and SCAPCA Regulation II, Article IV, address emission standards. All emission standards must be met. 8. Debris generated as a result of this project must be disposed of by means other than burning (i.e., construction waste, etc.). 9. Demolition and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I Article IX, both of which address asbestos concerns. Intent to Demolish and Renovate forms are available at the SCAPCA office. 10. Some objectionable odors may result from this project (asphalt fumes). SCAPCA's regulations state that effective control apparatus and measures must be used to reduce odors to a minimum. WASHINGTON STATE DEPARTMENT OF TRANSPORTATION 1. That the needed right of way shown on the attached may be reserved as a future acquisition area for the WSDOT Evergreen Interchange. The definition of "future acquisition area" will be that language typically used by Spokane County. . 2. Due to the proximity of I-90 and the Evergreen Interchange area, drainage and signage plans will need to be reviewed by WSDOT. 3. Development beyond the 8,100 square foot office building will require that a traffic analysis be prepared to ensure adverse traffic impacts are mitigated. 4. To ensure that the above conditions aze met, WSDOT shall have a signature block on the building permit. BONNEVILLE POWER ADMINISTRATION 1. Written approval for any proposed use of the Bonneville Power Administration (BPA) rights-of-way is required by BPA prior to the commencement of any activities on the BPA easement areas. 4/18/96 HE Staff Report for ZE-7-96 Page 13 ~ . ~ Washington State Eastem Region Department of Transportation 2714 N Mayta►r ~trt~: , Spokane. WA 99%07-2C90 Sid Morrison - Sccretary ol Transportation (509) 324-6CCO April 15, 1996 Mr. Tom Clemson Inland Construction Company 102 East Sprague Spokane, WA 99202 Re: Rezone Request at Evergreen and ~ I-90 (ZE-7-96) Dear Mr. Clemson After reviewing your site plan the Washington State Department of Transportatiori (WSDOT) and Spokane County Engineers have determined that the northerly portion of this site for which the rezone is requested lies within the future Evergreen Interchange footprint. Both WSDOT and Spokane County Engineers realize that this interchange will be needed to accommodate the continued urbanization of the Spokane Valley. Protectiorl of this needed right of way will be beneficial to the development community, Spokane County and WSDOT to serve the growinQ transportation demand that this urbanization will create. As a result of the above we ask that the future acquisition area shown on the attached map be esiablished for this portion of property which lies within the future Evergreen Interchange as part of this zone change request. Both WSDOT and Spokane County have agreed that the future acquisition area shown on the attached map is the real estate needed from this parcel for the Evergreen Interchange right of way. The standard Spokane County language shall be used for the future acquisition area.. If you should have any question please feel free to contact either myself at 324-6199 or Ross Kelley at the County Engineers at 456-3600. Sincer ly, - GAR J , PE WS nt Regional Admin' r velopment ~ ~ OSS KELLEY, P Spokane County roject Management Engineer LCC/_gjf cc: Jim Haines, Spokane County Engineer-s John Peterson, Spokane County Planning Fat Hetper, Spokane Counly Engineers _ , . . • f . . v ti * f ~ . P n 1#j - - - - - - - - - - ^n __.,.,_..._-ti `n + ~.s r~ ~re ►4- , Exisrrrvc 1y90 ~ ~ j . ♦ . , ~ v' • ~ . • ~ ~ ~ . ! ~ ~c ~ . , • . A VENUE PRpp . - ~ . . . . .t{ ; ~ T .t. OsEo W_ ~ ~`t~~~;_ i . • ~ ~ ~ _ . EqCQUlS1j-1QN A~ ~S RqMp REq ' . ~ P l . ,i. q ~ ;~~j~.~.;:~ ; , . ~ ` 1 . CQUI$t710tV qn EA r R r:r: , , , - ; . .0.62 - ,.-~.:.°"`~;.<c; i, ~i; ~ • ~ . ` t . . ~ A C• 58.z' ' 'j T •t. . . . L•,<:• • - , ~ , . . , . . ~1~it~.}.♦~'.T'~r` i~~1. . ~ ~Ff.tf,l;~'V',I-~~~ ~ ' • . ' .d , ! . ' . . y. •.~,fi; ~1~~ 'i' " • . ' . . ' , ~ , . AC. IpT Al. ACRES ~d , . ~ . 1 ~ - ~ ! 1 ' t ~ { 1 5 ~ . . ' ~ - 1 1 1 - . ~ ~ r , ~ - ► - ~ - _ ~ M~wr~~r•r ~r ' _~r~ ~ ' ♦ . • ~ ~ ~ qU 7 _ ~'1f 1.~~ Z C (3 wS D2)-r ~ Vor,V. . f , C' . , OFFIGE OF THE COUNTY ENGINEER SPOK.ANF COUNTY, WASNINGTON A p r i 1 119 1996 T----: SpoE. ane Coi_inty Planni nq nepar tment (Cur rent P 1anninq Administrator) F'rom: :~poI:ane County Enyineer's Department Sub ae c t: Cond i tions of Appr-Dva l. Zone Change Non ZE7w9E App 1ie~.~nts Name C 1 emsiDn~ M_µ Section lU, Townsha.p _v ~N9 Ranqe 44 EWM re__Zo-.ining The fo11r-owinq "Conditions r-if Apprc)val " for the above referenced :one chanqe are submittQC~ to the SpoE•ane Coi_tnty !-iearinq Er.amii-ier for inc1i_isic-i-i in the "Planninp Report" and "Findinqs and OrdEr" for the Pl_thlic I-iearLi-ig sefiPdul.ed April_18, 1996r E36A Prior~ to issuance of a laiAi 1rJiiiq permit or a1: thP request of the Coun•ty Engineer in con junction with a Cr_)unty Roaci Pro.ject/Road TmprovQment Dis'trict, whichiever actic-n romes firste E,37 App]. a. car7t shal 1 dedi cate r feeton hlamer_Road for riUht cif way and s1-Dpe easements as i'iPCP5G5ary, Prii-nr to re1ease of a bLtildinq pprmit c-r Ltse cif the prc-pErty as propcised u E:40 Access permits for approarhes to the CoLtnty Road Sys•tem shall be obtaa.iied from the Gount;y Cnqineer. E43 Applicclnt sriall sLtbmi.t for ~.-cceptance by the Spok:anP CoLtnty Engineer r-Dad, drain~.~qe and aCCE'S5 plans. E44 Thie applicant sha11 submit for approval tay thP ~poF•.anP Coi_inty Engineer aiid tt-~~ ~pol.ane County Health Distric~ a detailec~ combined on-site sewaqe sy~tc-m plan and surface water dispc-sal plan fc-r the eritire pro.ject or p►,rtion thereci•f if the cievel-Dpment is phasecl. E45 A pairE..inq plan and traffx.c circu1atzon plan sha1.1 be si_ibmx.tted ' and approved by the Sp-DF;ane County Enqineer. ThP desiqn, location and arranqement of park i nc1 stal is sha1 1 be in accc-rdance with~ standard enc7ineeririq practir_es. Pavinq or surfacinq as approved by the County Enqineer will be requa.red ✓ . ~ p a qE' fiDY' ci fl y poYt1on o'f t fi E P rc► j@ct Wh1 Ch 15 to k] C oc cLtp ied Cir trClveled by vehicl.es F48 The construCtion of the roadway impriDvements stated hereiri sha11 be aecornpla.shed as approved by the Spokane County Enqineern E50 The County Enqineer has desicanaterJ a Commercial_Loca1~ACCE'Ss s{:andard for the zmprovement of Mamer_Road which wi~~ad.jacent to the propiDsed development p This wx 1]~require the additic-n r-o•f approximately 8_10 ft. of asphalt alc-nca the frc-intaqe of thP devel-apmentn Curbing and sidewalk- mi_tst a].5,^- bP constructedu E51 A 1 1 req+_« rPd imprcIvement s sl-ia 1 1 con form to t I-ie ci_tr reni: State of Washinqtori Standard Speci.ficaticons for Road and Bridge constrLtcticin ~.nd other applir_able cOlAnty standards and/or adopterJ reso1utiuns pertaininq pertaininq to Road Stand~.~rds and ~tormwater Ihan~..~qement in effier_t at the ciate of construction, Ltnle~s otl-ierwise appr-Dveci by the Courity Enqx.neero E55 R-Dadway standards9 typical r-aacJway sectiona and draa.n~.~qe plan Yequ11" e(Tt E' f l t 5 cl 1'' C fouf'1d i n ~poka1'1 eBoc"1 Y Cj of Goi_l I'1 ty Com m ission e r s resolution 95-0498 as amended and are applicabl~ to this prc-pc-sa1 a E58 No construction w~.~rk is to be performed wi.triin the existing or prciposerJ ri qh tc-f way i_tnti 1a permi t has been issi_tpd by t hP Coun•ty Engineerm All worE:: wx.thin the pub11c rr-~ad riqht of way is si_tb,7ec-t to inspectir-ii-i and approvat by the County Enqineera E59 Al l required constrLtction within the existinq or proposed pLtbl i c ra.ql-~t of way i~ to be compl.eted prior to the relPase of a bLtildinq pprmit or a bc-ind in an amount estimated by the County EriqinePr tc- CoVe1' tFIE'_' Coat of G-Df15tYltCtlofl izi1' 1.fripYoVelTiel'lt5 5hall be fileci wath the r-_-unty Enelineer. E90 T he re m a y exi s t uti 1it ies, e ither under c1 roui7 d orcov e r h ead 9 afifectinq the SUb)ect property, includinq property to be declicated or set asicie for future ar_qlAisiticine Spokane County c`i SSLt f Tl C 5 f 1o f i nan c ia1 ob1iQ at1ofl fci1'' c, d)u5tf Tl eI'1 ta ciY' YeloCat 1c1('1 reqardlnq these i_itilita.es. Applicant shOUl.ci checE• wa.ti-1 the apRlicable utilx.ty pLtrveyor anci the Spokane County Enqineer t-D determine whether applicant or the uta.lity is responsihle for aCj ,Ju~'itment ~.:aY' Y'E'l►wiCatl.oI"1 L:osts aflC~ to iTlaF.E' al'1''clflqe(Y121'1t5 for al"lY necessary worF;. ~ (.aaQP 3 Sper_ia1 Gonditions: After revx,ew c-f the proposPd r~zzone in -njunction wa.th ZE 84-81 SpoE:ane C~~~Unty Enqinering is ri~-nt requirinq a traffic anc-Alysia for this proposecl devel.opment basecl on the site plan of recorda ShoLtld any further requeSt be processeci •for additional squ4~r~ footage of buildabl.e area a detailed trafific analysis will be reqLtired. e . ' 0 DETERMINATION OF NONSIGNIFICANCE - "DNS" SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING RESPONSIBLE OFFICIAL, JAMES L. MANSON, DIRECTOR RECpvED . WAC 197-11-970 and Section 11.10.230(3) SPOK:ANE ENVIRONMENTAL ORDINANCE ApR Q.11996 FILE NUMBER(S): ZE-7-96 com Ea~'tneeri~ DESCRIPTION OF PROPOSAL: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for an 8,100 square foot office building and those uses allowed in the proposed Urban Residential-22 (LJR-22) zone. APPLICANT: Inland Construction Co. AGENT: John Sweitzer Tom Clemson 107 South Howard 102 East Sprague Suite 300 Spol:ane, WA 99202 Spokane, WA 99204 (500,) 747-5162 (509) 747-0999 LOCATION OF PROPOSAL Generally located east of and adjacent to Mamer Road, south of Interstate 90 approximately 500 feet north of Mission Avenue in the SE 1/4 of Section 10, Township 25 North, Range 44 EWM, Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY DNISION OF BUILDING AND PLA,NNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is 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., April 16, 19969 if they are intended to alter the DNS. All comments should be sent to the contact person listed below. By: Steve Davenport Title: Planner II Phone: (509) 456-2205 Address: Spokane County Division of Building and Planning (MS-P) West 1026 Broadway Spokane, WA 99260 . DATE ISSUED:~Q,I~C 1996 SIGNATUR : , ~ ~ ' • ~ - U COMNIQNTS RFGARDING FNVIRONME1q'I'AL CONCEItNS ARE VOELCONE AT TliE H[EARING. tiolitit APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOK;.ANE COUNTY DIVISION OF BUILDING AND PLANNING, (MS-P), 2nd Floor, West 1026 Broadway, Spokane, WA 99260. The appeal deadline is the same as the above project's appeal deadline, being ten (10) calendar days after the signing of the decision to approve or disapprove the project. This appeal must be written and the appellant should be prepared to make specific factual objections. Contact the Division of Building and Planning to assist you with the specifics for a SEPA appeal. This DNS was mailed to: 1. WA State Department of Ecology (Olympia) 2. WA State Departrnent of Health 3. Spokane County I-[ealth District 4. Spokane Counry Division of Engineering 5. Spokane County ,kir Pollution Control Authority 6. Spokane County Parks Department 7. Spokane County Boundary Review Board 8. Spokane Regional Transportation Council ' 9. WA State Department of Transportation 10. Spokane Transit Authoriry 11. Central Valley School District 12. Vera Water and Power 13. Fire District No. 1 14. WA State Department of Natural Resources (Colville) 15. WA State Department of Fish and Wildlife (Spokane) 16. Bonneville Power Adtrunistration , ' ~ . , ~ SPOKANE ENVIRONMENTAL ORDINANCE SECTION 11.10.230 _1= t ~ . , • ~ ` 1`~ SPOK/1NE EI(ViROldIENTAL ORDINAI(CE ~ (WAC 197-11-960) Section 11 10.230(1) ' • ~ Environmental Checkllst , Ftle No. Pvryose of Checkltst: The State fnviroroental vollcy Act (SEPA) chapter 43.21C Rt1t. requtres all govermental agencles to consiEer the envtro rcaental iaDatts of a Oraposal before making Aecisions. An Environaentel lmpect Staterent (EI5) m+rst be prepered tor all oroposals rttn Drobable signtticant edverse impacts on the Quality ot the envlroment. The puroose of this Cfietkltst is to Orovtde info►netion to he1D you enG the aqency identlfy lmpatts fraa your proposal (anE to reCuce or avoiE Snqacts irom the proposal. 1f 1t cen be Qone) and to hel0 the egenty detide vhether an EIS is reQutred. lnstructlons for Applicants Th1s environmental theckltit asks you to desCrtpe iax baslt informatlon •Dw t your Oroposal. Governmental &gencles uie this checklisi t0 detereine vhetber the cnvfronaental iaqacts of your proposal are signiflcent. reQulrSny pre0+ration of an E1S. AnsMer the questions briefly. w1tA tAe wost pretise tnforwation knarn, or glve tAe Oest Eestrlptlon yw can. rau wust answer each Questlon aCturately anG carefuliy. to the best Of your knwledge. In a+ost tases. ya sRould be able to enswer the questions trom yout own obserrations or proSett plens wlthout the need to hirt ex0erts. If you ra lly do not know tne answer. or tf a Questlon does not appiy to your proposal. write 'do eot know' or •does not apply.' CamDlete answers to the questlons now aiay avold unnecessary delays later. Soae Queztions ask about qovern.ental regulattons. zuch as zoninq. shorellne. and landmark Cestqnetlons. Answer these Questlons 1f you cen. If you Aave proble*s, the govermental •yenctes can assist you. the chectlist questtons •pply to a11 parts of your proposel. even 1f you Olan to do thda ovtr a perio0 0f itme or on Elfterent o+rtels of lsnd. Attach any •Edittonat lnfona+tloA that v111 Cescrlbe your proposal or Its envlronnental etfects. TAe e9ency to whlcn you submlt this cAeckllst aey •sk You to exolain your answers or Orovlde addttlonal infort.ation reasonaDly related to dete mtning 1t tnere may be stgniftcent adverse fmpaet. Use of cAeckitst for nwnproject proposals: . Cenplete this che dclfit for nonproject Orooosals, even though questSons may be ansvered 'dx s not ao01r'• IN ADOITION. tauplete the SUPPLE?1EMTAL SHEET FOR fIONPROJECT ACTIOriS(Pert D). For nonpro,)ett attioni, tht refen ntes in the theckllit to tRe w rES 'DrOJtCt.' 'applltint.' and 'property or sltt' ihould be reaC •S 'OraDasal." opro0oser.• •nE 'aftetted yeoyraphit erea.' resoecttvely. A. BACKGROUl10 1. ti.me of proposed project, i+ apollcable• Inland Construeti.on ComQany OFFice Building z. K,.r of Appliunt: In ] and Construction : Tom Clemson 3. Address .ne onone nmaer of app 1lcant or tontect person: .)Ohf'1 T. Sw e i t z e r , S. 107 Howard Street, Ste. 300 509/747-0999 t, Oate cl+etklist OnDired: 1,~ 1c; f 46 • s. Agevicr naue:ting cnecklisc: c3,okane County Plannina Deoartment 6. Proposed tiainq or sthcdule ffncludSn9 pAesinq. it •ppllceblel: r[i R-;fi t`tin t i[]tl t Q b e a i n lf1 t h e s o r i n q Aofiil F 1995, 7. Oo you have aoy plans for future aEEltions. ezpanslon. or further attlv/ty relate0 to or tom ected w1tA this DroPasal' if yes. explatn. Applicant/purchaser of site also owns the 6.358-acre parcel to the fauth. which is approved for 28,000 sf office/warehouse (Cont, ) b. Oo you wm or havc optlons on lnnd neerby or adjecent to thts proposal' it res. e,cplatll. A13nl i cant/pu,rchaser Of Slte also owns the 6.358-acre parcel to the south. The applicant/purchaser has plans to develop the site with 2 office/warehouse buildings with vi t O't.31 t] i i1 1 rii^ v a r P a nf 9,Q0.... Sf- 8. llst any enrironmntal infornatlon you knov about that has been Orepared. or will be OreoareE. atrea lr ret.cea co this proposal. INls~nd Pacif ic Enoineerina has completed a t'Road Grade and Access Analyeis" for this site and Mam-er Road. aev.2iii8s ~ . ' (UAG 147-I1-960) Sec: to-i 11 1Q :30( SPOTrViL L:tV1A0NlENUL ORDIN&NCE ~ • ~ • EAG7CGROU'lU (con;.oueE) 9 Do vw knov vhctler appllcatlorts arc penGing tor governaentel epp[ovela of othcr p[ono u 1s !lreec:v a°`ec:.-iG the pTOnecoverr,4 by ~our p ropoeal' 1[ yes, .zpleto • C~ ,V--Uek , 10. Llst any government approvale or permice tAat vlll t>e needed [or your pcopoeal, lf 1cnown Z O(") E c h a n q e a p p r o v a 1 O f the site From 11uR-3 _ S iLD b4L_tbP ~~nlcnne CnuntTH 8.~.1 - *,6 Examiner Committee and Board of County Commissioners; approval oF access by the Spokane County Engineers; approval of septic tanksf E drainfield permits by Spokane County Health District} approval of storm drainage by Spokane County Utilities Oepartment. 11. Glve • briei, complete descriptlon o[ rour proposal, including the pioposed uses and the sise ot the yco:cct and •lte -ere are several Questloeu Lter tn tAi• checlclist tAat •sk rou co describe cectain aapeet@ of yout Droposal. Y a, do noc -ieeC to rep u t thoae ansvers on this pege Aoolicant is orooosing to devA.j-op an R%100 qf nfFi c-P hui 1 rl; na on the sub.ject site with a total of 30 oFf-street parkinq spaces. , fhere wi 11 '02 S, 4% of building site coverage on this 2.92-acre site, and aooroximately 17% coveraae ❑f imoPrviouc --j-LrFa__c; _ Landscaping around the building, parkinq areas, and site borders • w i 11 b e o 1 a n t e d. 1~t~ aAdk~ .(/1 AaA ~/t I L~~a Loution of the propoaal Givc w(flcicnt tntor r~cion to s peTsoa co undersund the r ~ r,,cl..:~lt.c. !on o` +our propoecG pto k ct, includinp a street address, anv, and sectlon, :onv h!p anQ cinge, if knovn. It • propo u 1 vould occur over e:angc o[ erea, provtde the ranFe or boua.!artee o( the slte(*) ProvtAe a 1 ega2 descTiptton, sice plan. K tlniey aap, and topograohic oap, :easoneDt, ava! a ble :hile vou ahoulE su0olt aav p:ans reQutred by the •gency, vou •re not reQulred to duqltuEe oaD• or decalleE plan• suaoteted vtcA an. permlt application ~ reLced to cNe checkllsc ~ N. 1618 M a m e r R o a d_ U.- =.j-tLP i- aRr~roxi t 1/? mi 1 P Past aF p~M~ ~3oad, adiacent and to the AA6.- nn south of I 90, adiacent and to the east of Mamer Road; approximately 1001 to 200' north oF Mission Avenue. The site is located in Section 10, Township 25N, Range 44 E.W.M. in Spokane County, State ~ of Washington; Spokane County Assessor's Parcel No. 45104.0202.' 11. Does :he proposed aceion lte vichin the Aq%..t'er Se nsi[ive ♦rea (ASA)• -he General Sever Se M ce Area' ''►e Prloritv Sewer SerW ce Aree" 7 he ~ Cttv oi Spokane' (See Spolcanc Coun:y'• ASA ')verlAy '_one Ntlas [or poundaries). n, ~j/n The ~ub d_ect 1 i es w i th i n the ASA and the PRSA _ TD~i 'O 6E COMFLe-LD 6T APPL:CANT E. @PCIAOP~lf~.AL Q.L~SE`r5 EvsluaClo^ coT AgenC~ .9e anlq 1 1. EAF-' a .'.enetal descrlpeion o( the sice (circle or+e)• (L c, rolling. htlly. steep slopes, souetatnws, ot'+er: The site i.s rectanaular shaoed. and fairlv level with Mamer Road. The I-90 Freewav to(Cont.) . b '1at ls the sceepesc slope on the •Ste ;appro:lmace pereent •lope)' ~ 1 The site is fairlv level. The hiqh point is (Cont.) c general :vpes of aoiln aTe ieund on the sltc (for example, clay, sand. grave:, peat, oucr)' i •ou knov the classlficacion o( agriculcural sotls, •petify thee •nd note •ny prlne farnland The subiect soils are GqA (Garrison), suitable for cultivation, The soil is gravel. This (Cont.) d i:e chere surface :nClcetlons or htetor• o( unscable •oile tn the tomedlate vie:nity' I` eo, ie :c Tiee No indications or known historv of unstable soils in the immediate vicinity. . . ' - . • ~ SPOKAHE EHVIRONKENTAL ORDINAHCf ~ (uAC 197-11-960) Settton 1130 230(1) . . ~ B. ENYIROI+iENTAL ELEMEMTS(continued) Evaluetion For Agency Use Only ! e Describe the purpose, type, end approximate quantIties of eny f1111ng or grading pro0osed ~ lndicaie source ot ftll, t Minimal Ara(71 in8 wi 1 1 h o rPq I I ; rAr-I F r-i r- preparations, Footings, and foundations, (Cont.) f. Could erosion o a ur as a result of clearin9. constructlon. or use' lf so, generelly descrloc. Minimal erosion will occur during contruction. , i ~ g. About whet percent of the slte vill be Covered wlth impervious surfaces efter project construc- ; tion lfor e.ample, •sphalt or bu1141ngs)' Aooroxa.matelv 17% or 21,623 sf of this site will be covered with impervious surFaces ~ including'buildings, driveways, sidewalks, ~ ~ oarkina lot. Bui 1dinQ : 8. 100 sf other :13,623. h. Proposed n+easures to reduce or control erosion. or otl+er impacts to the earth. 1f eny: Potential of wind erosion durinq construction nt,r aP, mav be reduced bv water sprays. The completed development's impervious surfaces, landscaping and 11208" swale area, will Z AIR minimize the potential ot wind b water erosion. ; a. Vhat type of enizsions to the eir would result frcn the proposal (t.e., dust, eutamoblle. oaors s ~ industrial, wooQ srnoke) during construttton and when the project ts convleteE' if eny. j generally descriDe and give approzimate quantites 1f knwn. : TPS levels will increase from site preparation. jnr_rPa~Q in hydrocarbons from asphalt installation. Thereafter, automobile and truck emissions will(Cont.')+ p. Are there eny off-site sources of emtsslons or oEor that m+y •ffect your proposal' If so, generally describe. Traffic alonq I-90 to the horth. ~ ~ c. ProDOSM measures to reduce or tontrol emiiiions or other lmpetts to a1r. it eny: ~ Compliance with SCAPA regulations; paving ~ and landscaping in the "completed" phase. ~ ( ; , , , ; ~ 3. unTER ~ a SurfaCe' ~ (1) 15 there any surfate water body on or fn the tasnediate v1t1n1ty of the slte tncludiny yeer- round and seasonal streaas, saltwater. takes. Donds. vetlands)? If yes. destrlbe ty9e e M l, provide narnes. 1f apDroprtate. state what stream or rtver it flows into. y N/A. ~ (2) Yill the project reQutre any voric over. tn. or adjacent to (wlthin 200 feet) the descrtbed waters' If yes, pleese descrlbe anC attach ava11a01e plans. N/A. 3 i (aAt 1-17-11-960) Sectlon 11 SPOrJ1l~ ERQIROlQCM'AL ORDINAPCE ~ ^C lb 230i1) ~ ' S. CNVIRONliENTAL Ei.EKE?t':'S (conilnued) Eveluation For Agency Uoe Only (3) Eet! m te the •uounc ot tiil and dredge sa[erlal that wuld be placed in or removed froo the surtace weter or vetlande and ladicgte the •rea of the slce that vw ld be •ffected. lodlcate the eource of lill oacerlal N/A. (6) vtll the proposal reQuire surfu e y[et withd n w 1s or diversionsf Cive a general deserip- tion, purpose, •nd approxinate Quaotitiet. if knovn. No. , (5) Does the proposel L1e vichin a 100-7ear flood p Linf Ii so. note lou c3en oo ct►e slce pLo. ~ 3 No. , i (5) Ooes the propo a 1 levolve •ny disehacQes oi v"te rucerials co surfsee vacete• :t so. ; deicriDe the trpe of vaste and anticipated volume ot dlscharge. b. Ground: _ (1) Vill groundvater be vicAdtavn, or vill vater be disclu csed to =TOVndvater'• Clve aeneral descrtption, pur9ose. •nd spproxieate Quantities, if lmorn. Discharqe of surface water to 11208" storm water swales. (2) Describe wste aaterial chac vill se disehar6ed lato the 6round from •eptic tank• or ochar saoitary vasce traataeot taeility. DescriDe the general •ite ot the srstem. the avaDer ot houses to be •erved (1f •pplieable) ot the oumber oi pereooi the sysceo(@) are eYpeeted to serve , The oroiect will utilize an on-site septic tank/drainfield sewage system on an interi1m basis. This project will be required(Cont.) (7) Deacs3Ee any srstems, otl+er cAaa those Aesigaed tot the dispow 1 of sanitary vaate. lascallcd fot the purpose of diselu rgiaa ilulds belov the $round turtace (leelude• srstem• sueh as chose Eor the dispoul o[ .corm vacer or draloase iram tloor draler). DeseriDe the c7pe ot systen. the •oouot of satecial to ee disposed oi throu;d cM systea and the type• ot mteTials likely co be disposcd ot (Lacludin; mterials vhlch aay eotar the qscs lesdverteatly thrwth •pilla or a• a result of tiCefightlnt activities). No other systems are required or proposed:. (i) Will any chsicals (erpeciallr ocsanlc solve¢cs oc pnttoleua fw ls) be •iosed in asovr arouad or uaderarouad storage caaka? If ao, vhat types ind Quanticie• o[ sa[ecials vill be •tortd' In the develoQed "completed" phase, Fertilizer E oe!jt, icides wi1 1 be apolied to the landscaped areas. 6 ~ , . . ~ lPOIUNZ @7VIBOR!(LN'[AL OBDINANGY I (VAC 197-11-960) Seccion 11 10 210(1) , (i""Q ~ . ~ S. eRVIRONIMN7AL SLQDN';'S (conclnued) . ~ , ' Evaluatloo For Ageacy Uee O~ly (5) uhec protective meaeucee vill be cakea to lnwre that laake or apllls o[ •oy chemlcala t stored or used on elce wtll not be slloveE to pereolate to groundvnter (chle lncludee aeasuree ~ to keep chenlcsle out of disposel eyeceas described Ln 3b(2) •ad 3b(3)• Compliance with AS~A Standards For the : . t storaqe oF chemicals (fertilizers), where applicable. c Vater Runofi (including storn vacer) (1) Describe che •aurce of evnof[ (including scoca vater) and met:wd of collection and dispoaal if •ny (lnclude Quaaclcies, lf kaovn). Vhere vill thl• vter [lov• Yill this vacer flov lnto othec vatera' If •o, descrlDe Storm water will be diverted to 11208" storm water areas. (2) Jill anr cheaical• be s[ored. handled or used oe the site !n a lou tioa vhete a spill or leaY vill draln to surface or groundwater or to a•torn vater dispo u 1•)stm discharaing to •urfaee or grouncfvater' No. ~ J Could vaste ea[erials encer ground oc •urtace woters? if so. generally detcrlbe. p N o. A ~ j j ~ul rS~ ~ d. Propased oessures to reduce os control •ur[aee. grounE. and cunoff vater inpaccs, tt an• (!f t the proposed action lie• vithin che Aquifer Sensicive Aru be aspeeially elear on erplaoatioos r relatiog to faeilitie• coaeecnieu Sectioas 3b(6), 7p(S), •nd 3C(2) of this c!►eckllsc) The development of an on-site storm drainage system that meets Spokane County Utility Department Standards and complies with 1120811 standards. a. vuvrs a Check or elrcle trpe ot vege u tion found on tAe •ite• X declduous tree: alder, oaple, aopen, othet :vergreen tree• tir, cedar, plne, other. htvDs X grass pasture crop or Sraio. vet soil plAncs. eattail. Euttereup. Du11rw h, •kumlc c.ee.ae, other. racer plancs: Nter llllr. aelgrass. allioil, othec. other cype• of vesetation. D. Vhat kirtd and uount of vegetation vlll De resoved or altercd" T h 1 S Z. g 2- a e r e site is currently improved with a single- family residence, garage, chicken coop, ~Lont.) c List threatened oc eadaogered species Imora to be on or near the •lte. N❑ knowledbe,of threatened or endangered species. d. Proposed landscapiog, use of oative plants. or otlu rse uures to preserve or enhance vesecatloo on the slce. if aar Lawn, trees, and shrubs will be planted around the buildings, parking lot and north;-seast property lines. All landscaped areas will r be irrigated with on-site sprinkler system. SPOKAlfE ENViRQfMENTAL OROIHAHCE (tlAC 197-11-960) Sectton 11 1b 230(1) B. ENVIROtcMENT111 ELEMENTS (continued) Evaluation for A9ency Use Only 5 ANIMAl.S a Circle any oirds end animals vhich have been ooserved on or neer the 51te or are knoNr+ to be on or near tne site birds nawk, neron, eegle. songbirds, other Robins. CI^OWS. qUall, pheasant. rtamnals deer, bear, elk, beaver, ocner• R o d e n t s. fish bass, salmon, trout, herring. shellifsh, other Other . b. list any threatened or endengered ipeties knwn to be on or near the stte. c. ls the site part of a migration raute' lf so, exAlatn. - d. ProOOSeG neasures to prrserve or enhance wi1011fe. if any: Installation of landscaoed areas will help preserve habitat for birds. 5. Er+ERGr ann VATURAL RESOURLES a. Nhat kinds of energy (electric. natural gas. wood stove, solar) wtil be used to meet tne the comoleteE project's energy needs' Destribe Mnether 1t w111 Ce usrd for Aeating, nunufat- turiny, etc. , Flor-+r: ni*y from Vera Power; Aacs from WWP _ b. Nould your pro)ett effect the potentlal use of solar enerqy Dy aQjacent oraperties' :f so. generally EescriDc. No. . c. Whet kinds of energy conservetion feetu*es are included in the ptens of this OroDOSaI' lfst other aroDOSed measures to reduce or control energy tmpatts. 1f eny' UBC Construction standards; convenient off- ' street parking. 7. ENVIROtIl4ENTAL HfALTH a. Are there any envtronmentel nealth hazarCS. lncluding exposure to toxic chmlcals. rSsk of ftre and ezplosion, spill. or nazardous waste. tnet covld occur as a result of tAis proposall if so. describe. ~ ~n _ I (1) Describe speciel emergency servltes thet mlght be reeuired. . Police, Fire, and medical. 6 . • spoKANE cxvisota¢xrni. oantNAtta - (UAC•197-11-960) Section ll 10 230(1) \ \ • B. eWI RO HFEHHIAL eLl.MSZTS ( c on t i nued ) Lvalwtlon Foc , Ageacy llse Only EIIVIiiOti~tT:AL NEAL-f1 (contiaued) ; ~ (2) Proposed measure• to reduce or concrol eovlroaacotal health hacacda, li aa7 i 1 f'.mm~ 1 i anr_o w i i-S-► a 1 1 ~.g,t.o anri f: i t`i Ri i i_1 rf i nT ! Code reouirements. ComAliance with all the ! Zoning Standards and conditions of approval. b. Nolee (1) Vhat cypeo of aolsc e:iat la the aTer vhich aay affnct your project (for anaeplc trai[Sc, eQuip m nt. operation, ocher• Traffic noise from I-90 to the nnrth. (2) Vhat t7pes and leve!• ot noisc vould be ereated br or a uoeiattd vith the project oo a short-tecm or a lons-teta basis ([or exaople: tratfic, cotittvction. operation, otl+ct)' indlcate vhac hwrs aoise vould come fms tt+e •ite. .ghnrt t-F+1^m • f-;rarl i nn anrl r.nnatrtir_t i nn ' ' Lonq term: Primarv qenerators of noise will ~ be traffic, HVAC systems, vehicles 9 people. . Hours of peak noise levels will occur (Cont.) ; i (7) Proposed veasure co reduce or control noise tepatts. !t an7: ~ Landscaping and orientation of building toward I-90. , s. u•ro AND SHORFLIIIe use a. Vhac is che current use ot the site and adjaeent 9ropetties! qiJ_-o i e i ic o ri F n r a sin4le-Familv residence. Qaraae, (Cont.) b. its• che site been used for agrieulcure' If •o, deseribe. _~Lr_~ ~ fil-~~► t?a~t oortion of this site has been used as horse pasture. c. DescriDe any atcuccurea on che slta. IJIP S 1 1']8 lA_ f am i v r.si d_n _P is a wood frame bunqalow style house, approximately 1,000 sf, constructed in 1949. The wood frame, 2-car garage was constructed (Cont.) d. Will •ny struccure• De desoilshed• If •o, vhich' EpL- this phac;e, the imorovements will remain. e. irut is the current soaing classification of the sitet C u r r e n t z o n i n q 1 S "UR-3.511, Urban Residential 3.5. t. WMt ts the current cmpteheosive plan dealgnacioo of the aice' Urban. g. If applicable, vhac 1• the eurreat shoreline maacer progcsa desi6nacion ot the slte' U / 0 n. Na• aay parc ot clu site been claesiEled as ao "eavicossntally Nnsitive' aTea? I1 •o. •pecify IYU - 1. Appro:laa[ely hov oaar people vould reslde or vock la the tompleted pco}ect' Inland Construction Comoany employs approximately 50 people, with approximately 30 in the field 7 (Cont.) . . / ` • ~ ~ ~ (WAC,197-11-960) Sectlon 11 2.0 230(1) 9YOICAFL EVIRALdMFLL OBDINAPCZ B. eNVIROFild11TAL Q.ZMEFtS (conciaued) , ~ • , ~ tveluation Foc Agencp Use Only ~ Approxioacely hov maay people vould the coopleted proJect disp Lce' N O d i s p 1 a c e m e n t For this ~hase. k Proposed oeasure• to avol or redueedisplac menc lspaccs, 1t any: No measures needed. ~ 1. Proposed snasura• to easura tha proposal i• coapatiple vitA e:istiaa aed pro,}ected Lnd uses and ~ plans. lE anr: ` Compliance with all zoning standards and j zone change.=condition of approval. ~ ~ ~ ~ 9. HOUSINC ~ a. Appro:iaatcly hw many unfc• vould be provided. if anrt Iodicate vtnttr r higM . aiddle-, ot } lov-incose how in6. N/A 6 ~ ~ ~ D. Apyrosio~telr hov ~nr uaite, it aay. voald aolidoatedt Iodiu te vha[ Mr hleh-. aiddle-, or ~(1~ lowirtcone housing. ~ ! 09 None. - ~ t c ProposeA oeasure• to reEuce or concrol houaing lapacts. lt aor. ' No measures required. io. AEsTnertcs tahac is cAe callest Aeitht of anr proposed sttueture(*), ooc locluding aocanaas! V1uc 1s che prlncipal e:terior Dulldiaa saterial(s) proposed! The structures will not exceed 30' in height. The owner of Inland Construction Company is considering stucco or cedar siding for : the exterior with pitched roor. D. uT►at vievs in the latmedlate vlclnlty vwld Do altered or obstcutted9 None. ~ , c. Ptoposed measures to reduce or coetrol aeschetic ispacts. if ao7: Placement of utilities underground. ' , i 11. LIGH7. AND G1.ARE i a. 1lut trpe ot 1igAt oc gLre vill tM p[opo"l peoduce! :tAat cise ot day vould Lc aalaly oeeut' ~ Parking lot lights, building exterior lighting ; 6 vehicle lights in the evening. b. Could lighc oT gLce fcoa the finished pcoyecc be a safec7 hassrd or loteriere vith •iewt With "down liqhtinq" and use of landscaping(Cont;) c. tfiat existlna off-*ite souree• ot 1Seht or gLTe may aficet your proposal• , Lights from I-90 traffic and along Nora. d. Proposed aeasures to reduce or control lisltt aad = L ce inyacts, lf aoy: Down lighting and screening and landscaping. ~ , ~ 8 . • ~ ~ ( ' / ~ ' (4AC V97-11-960) Section i1-610 210(1) SPOT.ARE QMRONlENTAL ORDIHAHCE e GRGLROtaiLlrTAL II.MEN1'S (continued) • j evelua[ton For ~ Agency Uee Only ~ 12. RECREA7i011 e Uhec destgnatcd •od Ln(ornal retceaclonal oppotcuniciee are to chc laaediate vlcinicy` Valley Mission Park is located approximately 3/4 of a mile west. This park is 7 acres in size. b Would the proposed projeet disp Lce any existing recrn [looal uses' It no, deacribe ' No. c. Proposed ueasures to reducc or conttol ispacce on ree[eacion. ineludleg recreatio wl opportuo!- cies co be provideE by the projecc or applieant. !f anq• None reauired. ' ~ ~ , 13. HIS:'ORIC AND CIJLTURAL PRLSERVA-ION ~ a. Are t!►ere anr places or objeets listed oa or proposed for tutional. •[ate or loeal preserva- i tion reglster• knovn to De on or next to the •itet If so, geeerally describe. ~ NO. ' i 1 b. Gtnerally describe aar landmrk• or evldence of hlstoric •rchaeological, ecieot![ic or culcur4l , LIDpoitantt lmwn to be on or nen to tRs sLte. N/A ' ~ c. Ptoposed neasurts to reduce or cootrol iopacts. it •ar: NIA. i , 14, ;F.At1SPOR:ATION ~ s Identl[y puDllc screets aod hlghvays •erving the site and dcsc[iDe pTOposed aece u to the ~ existing street eyetm. SAoron site pLa, tt •ny. ~ The subject has approximately 270' of r frontage along Mamer Road on the west. ~ Mamer is a'tlocal access road't that has ~ approximately 24' of= paved surtace with lLOnt.) b Ls site curccntly •ervsd by publie tcansLt' If noc. vhat 1• the •pprosLace dietancs co the neares[ cranal[ scop? Public transportation is available along Mission Ave. to the south. c.. Rov sany paclcing •paces vould the comyleted project hane! Bov aaay vould che pro}aec elid oate• -Claicz nr.rniPC-t- wi 1 1 have 30 oFf -street oarkinq spaces; the Spokane Zoning Code requires 24 spaces ( 1 per 350 sf of off ice bui lding d. Vill the psoposal repuire any aev road• or streate. or laproramenta co ezistina roads or •craece noc ineluding drivevayst If •o, Senecally deatribe (lodi ute vhether puDlic or private). According to the Sookane County Traffic-. . Enqineer, Nora (fronting subject) will be ; required to be upgraded with additional ~ roadway widening (5' to 101) curbs 6 sidewblks. ~ a Vill che pcojact vae (or oeeur io tlu imrdiace vicioity ot) water. rail. or air tzsosporcatlonl ~ If eo, geoerally describe , 9 ~ R~. o~t~~ r (vnr 197-11-960) Seccion 11 Ib.230(1) S . ~ ~ " S. ENVIROtBMEN'fAL II.e'E11'['S (coocteuad) • ~ , Eoaluatioe For , Agency Use Oo17 ~ f Hov orny vehicular [rlps pec day vwld be geaerated by the cavpleted project' If knovrt, indlcate when pe+k vould oceur Accordin4 to the Institute of TransQOrtation , Engineers (ITE), Trips Cenerated Manual, 5th ; Edition, the proposed g,ipp af office for (Cont.1 ' ~ g. Proposed aeasures [o reduee or eonctol transporcatioa impaecs. it •oy: ' Location of access points onto Mamer as per ; Spokane County Traffic Engineer's requirements. ~ ~ 15. PIJBLIC SERVZC£5 a. uould the project resnlc in ao loeru ssd aeed for public sarvtee• (Eoc eiasple. tite protaetion, police protectlon, health care, schools, othec)1 If •o. genetally deseribe. This orooosal mav result in an incregsed need ' for fire protection, police protection, and ~ other governmental services, including ; Planning, Building Codes, Health District, ~ ~ Spokane Lounty trat-tic 5 Utilities b Postal service. ~ b Proposed neasures to reduce or coetrol direec impact• on publlc soervices, 1' •ny: Addi fii ona1 tax dol 1a1^r-- wi 1 1 h 1p ta o~Fczr?t tl-~e increased cost for additional services. 16. l.: ILITIBS a. Circle utillties eunentlY •vai L ble st che •ice: elaetciettr, nacural ga*, wacer. celvae •arvice, celephone, sanitsrp •ever, sepcie srstem. otM r. . ALI utljyties are available exceot ou lic sewer; an on-site seQtic tank drainfield system b. oe.c"EfbtEtie jt7Qi4At :k.t PT6p?b'"pot:~~ tt,.l p aj: ~lk~ IfiMY ~ro„ielag the ..t.►i« .oa the general conscruction aetivicies oo the site or lo the lawdiate wieieitr vhleh aigAc be oeeded. Electricit,y will be provided by Vera Power; gas by WWP; water by Consolidated Irrigation District; telephone by U.S. West Communications. , 4 C. SICNATIIRE 1. the undersigned. evear under the penalt7 ot perjucy that the aEove respooss• are sade truchtully and co tAe best ot ■r lcawledge. I also unde[stand ch&c. •hould these be aor villful d@representatioa or villiul lact of tull disclosure on sy yan . t►+c iRener may vttfidrav aoy decerainacion o[ noosigoiEicaoce chac it d ghc issue lo reliaaee upon chls eheetlist. oace: ,lan iaro 1_9_., '_a96PTOvonenc Tnl and Cnncztrur-_tion Comp,-Iny (P1eue Tsiot ot 7ype) Proponent: , C/D _ lohn T. Rwei tzer Mer..a: _ 1O7 Howard. Riji te 300 (slgn.cnrc) mone: 509/74_7-0999 Sookane, WA Perwn eompletlo,g focs: • Date; 11 (J1 I Y P,,oRe: 509/747-09 roR srnrr ose oxi.T Statf smber(*) revieving cheekllsc: based n ~ •taff reviev oE the eoviroela~dtal el~eetlisc and otAnr pertinalit ln[onatlon. the statf: A. ,r~Conclude• chac chere •te no pTObaele s16alfiuet advecse iapact• and racasmod• a dete nioatioo o[ aons isniticance. 6. Coacludes ctvc probaple •16niticaot adverse enviroamntal lmpacts do e=ist tor the eucrent proposal aod reeoaend• a aitl6ated decer alaaeion of notu iEoitleanet vlch eooditiow . C. Goncludes ttut t!►ere •re probable si6niiluot advetee eavironmencal lapaet• &od recco+eod• • daterslw cion of stgnificance. TILIRG TU - =75.00 10 'ZE •'t •G~to f Continued from nage 1: 7 a: In the future, the applicant hopes to replace the existing structure (house, garage, and bam) with a second office building. At this time, however, he has no plans for the second office, and it may be five to ten years before he proceeds with a second phase. Continued from nage 2: B 1 a. -17 the north is slightly above grade, and ivi;,slon avenue to the south is approximately 50 f ~ higher in elevation. Continued from page 2: B lb. the south line, which is approximately 5' higher then at the northwest cotner. Continued from page 2: B 1 c. series is made up of somewhat excessively drained, gravely or stony soils. Continued from nai!e 3: 8 e. ~ Driveways and parking. Continued from bage 3; 2 a. ~ increase existing CO levels; mi.nimal increase, however. Continued from naee 4: B b(21 - , . to double plumb for future sewer hook-up. The proposed office complete will generate minimal sewage. Continued from paee 5: 4 b. and bara. A majority of the site is used for horse pashu-e. The pashue will be replaced with the proposed 8,000 sf office. Continued from page 7: b. (2) s between 7:30 am to 9:00 am and 4:30 pm to 6:30 pm. Continued from page 7; 8 a. barn, chicken coop, and pasture; site to the south has riuo single-family residences and ~ ik sol do tt(o . . r ~ , , garage. Continued from vatre 7: $c in 1963; the barn and chrcken coop was constrracted in the 1950's. Continued from vaRe Hi (on jgb site). There will be approximateLy 13 off'~ce persannel warking from the grapvs~d Office building. Continued from paae 1 lb #he pvtential far light and glare safety hazard or interference is minxznal. Continued from oap-re 9; 14a "na" curbs or sidewalks. Access will be from Marner Road. An accesslslope analysis prepared by Inland Paci~'~c Engtneering will be attached. Cantinued from Daae 10: Bf Inland Canstructian Company wiTl generate approxirnately 129 average weekday, 2-way vehicIe trips. Ixxland has 13 employees that work in this off`~ce. Inland Cotastxuction ha.s indicated that the estimated 129 averarge weekday two-way vehicle trips is twa to #.hree times m~~e traffic than what his existing business generates. Acc.ording to Wand Canstruction, there wiil be a tnaxunum af 50 to 60 average weekday two-way vehicle trips utilizing #he SulIivan Raad inteTchange. Approxintately fve (5) af #.he office staff typzcaliy arrive at w~rk between 7015 and 7:45 a.m. and depart for home between 4:15 p.m. and 4:45 g.m. Amajvrity of #hose working at the o#'f'ice are project rnanagers who arrive at vuark between 6:00 a,m. and 7:15 a,m. and depart for hame betweea 3:30 p,m. and 7:00 p.m., dependYng on the jab. xnland Coastructivn has noted that the primazy acc.ess for the property from 1-90 will be Suliivan Road ovet`pass and in the neaz future wiil utilize t.he new Evergreea overpass. he has indicated that amajority af his staff will utilize the Suliivan Roadl1-90 interchange rather than the Pines Road/I-90 intezchange. - ~ TE owl 4 ~ i • ~ SPOKANE COUNTY DIVISION 4F BUILDING AND PLANNING ZONE RECLASSIFICATION APPLICATION PART I A . GENERAL I FQRMATIQNI NAME OF APPLICAIVT/REPRESENTATTVE: T n 1an d C o ngt r u c t i o n C o m p a n y MAILING ADDRESS: c/o John T. Swe i tzer , S. 107 Howard St., Ste. 300 CI'ry; Spokene STATE: wA ZIp; 99204 PHONE: 5 0 9/ 7 4 7- 0 9 9 9 (work) (home) IF APPLICANT IS vOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. c J o J o h n T. S w e i t z e r LEGALOWNER'SNAME; Tom Clemson (Purchaser) PHONE: ,509/747-0999 MA.II.ING ADDRESS: E. 102 Sprague Avenue CI'ry: S p o k a n e STATE: W A ZIP: 9 9 2 0 2 PROJECT/PROPOSAL SITE A.REA (acres or sq. ft) 127,195 s f (2.92 a c r e s) ADJACENT AREA OWNED OR CONTROLLED (acres or sq. ft.) 276, 9 5 4 (6.358 a c r e s) t o s o u t h ASSESSOR PARCEL #S OF PROJECT/PRQPOSAL 45104 . 0201 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED 45104.0202 and 45104.0210 STREET A.DDR.ESS OF PROPOSAL N. 1618 M a m e r R o a d EXISTING ZONE CLASSIFICATION(S) (DATE ESTABLISHED) U r b a n R e s i d e n t i a 1 3.5 ( U R- 3. 5) EXISTIINGUSEOPPROPERTY Sinqle Family residence, garage and barn (rental ) PROPOSED ZONIlVG __.„1R-22 . Urban Res i dent i a 1 - 22 Zone COMPREHENSIVE PLAN CATEGORY U r b a n SCHOOLDISTRICT East Valley School District (361) FIREDISTRICT Fir9t district No. 1 WATER PURVEYOR V e r a PROPOSED USE OF PROPERTY: Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) Business ( ) Indusvial ( ) Mixed Use ( ) Other Describe: 8 ..10 0 s f o f f i c e - LIST PREVIOUS PLANNING DBPARTMENT ACTIONS IlWOLVING THIS PROPERTY: Z o h e chanqe to AQricultural Zone 4/24/42; crossover to UR-3.5, 1/1/86 B . LEGA►,I~LMNE RECLASSIFICATION INFOR MATIQ~;, LOCATION OF PROPOSAL: S p o k a n e V a 11 e y; N. 1618 M a m e r R o a d SECTTON I n _ TOWNSHIP Z5 RANGE 44 NAIvfE OF PUBLIC ROAD(S) PROVIDING ACCESS: Mamer Road WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD: 1501 o n M a m e r R o a d o n w e s t 47 co, 07 .A , ZONE RECLASSIFICATION APPLICATION Page 2 of 4 DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL YES (X) NO NAME(S) OFARTERIAL ROADS Access on Mamer Poad (local access road intersects with Mission Avenue on the south. LEGAL DESCRIPTTON OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED. 1618 N. Mamer Road; Tract 97, EXCEPT the South 475 feet thereof, =and also EXCEPT all that part thereof lying northerly of a line ~ drawn perallel with a•distance 100 feet southerly when measured at riqht angles from the center line of primary State Highwa~ No. Z, VERa, accordinq to plat recorded in Volume "O" oP Plats, page 30, in Spokane County, Washington. EXISTIING ZONE(S) U R- 3. 5 TO PROPQSED ZONE(S) _ U R- 2 2 FOR THE FOLLOWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURdEYOR OR PROVIDE BELOW. IF YOU DO NOT HOLD TITLE TO THE PROFERTY, WHAT IS YOUR INTEREST IN TT? _ Pendino aoreement to purchase WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEIe MAKE THI~S PROPOSAL WARRANTED? Comprehensive Plan adoption anuary , 1981; New Zoning Ordinance; Population and traffic increase in the Spokane Valley, consistent with office development along Nora i r, naGt 18 : ears . WHAT IMPACT WII.L THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACiENT PROPERTIES? This property is an example of "fill in" deve opment. The proposed project may result in an increased~demand t-or orrice , development along Nora between Pines and Mamer. WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? C o n s i s t e n t w i t h Comorehensive Plat.;- (i.e. Urban category and development criteria e l ona h i ahwavs ; cons i stent w i th prev i os zone chenges thet hev e b._n ap❑roved„1,n__gT_gg (Nora frontaqe) : with condition of approval will be c-om_eatitle with adjacent land use, will be a more attractive VV~IAT MEASI;lRES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IMPACT ON 1 a n d u s e a 1 o n g " SURROUNDINC3 LAND USE? I_ g p, Required road improvements to Mamer Road; required landscaping; asphalt paving of all imprevious surfaces; required "down lighting" for all exterior liqhtinq; planning conditions of approval that wil11 requi re this oro iect to be •developed in substantial conformance with the proposed site plan. E• ~9 ~ N~ . • f ZONE RECLASSIFICATION APPLICATION Page 3 of 4 PART II THIS SECTION OF THE APPLICATION WII.L PROVIDE THE FLANNING DEPARTMENT STAFF WITH V'iRITTEN `JERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE AGENCIES IDENTIFIED. RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO 1'HE PLANNING DEPARTMENT. FIRE MARSHALL/FIRE DISTRICT A. THIS PROPOSAL IS WITHIN FIRE PRlJTECTION DISTRIGT NO. I B. ADEQUATE A►RRANGEMENTS (HAVE) ( BEEN MADE TO MEET OUR NEEDS , IN PROVIDING FOR AN ADEQUATE VVATER FACILITIES FOR FIRE PROTECTION PURPOSES. C. RECOMMENDED FIRE FLOW: OR UNABLE TO CALCUI.ATE NOW BECAUSE USE IS NOT D ; AND WILL BE DETERMINED AT BUII.DING PERMIT APPLICATION TIME. D . REQL'RREMENTS INCLUDE: F I: t/~~~Sb FIRE DISTRICT IGNATURElfITLE DATE WATER PURVEYOR A. SATTSFACTORY ARRANGEMEN'TS FOR DOMESTIC WATER AND FIRE FLOW REQU2REMENTS MUME) (HAVE NOT) BEEN MADE. B. REQUIREMENTS/COMMENTS : ' p).,.~c~~ WATER DISTRICT SI NATUREffITLE DATE , COUNTY ENGINEER A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMEIVTS: ~ SIGNA E ATE , COUNTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAV )(HAVE NQ'1) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS f4 A. COMMENTS: ~ 2ad} t C e N s ~ - & e-I., ir. (rzq SIGNA E DATE , HEALTH DISTRICT A PRELIMINARY DISCUSSION HAS TAKEN P RAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) HAVE NOT) BEEN SATISFIED. A. COMMENTS: , 7GrNATURE(IlTLE DATE , SEWER PURVEYOR A PRELIMINARY DISCUSSION HAS TAI{E1V PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARp UNDERSTOOD BY THE PLICANT. A. COMMENTS: tn-tj St SIGNATURE/ITTLE DATE 7-F -01 • ~ ~ . • l ZONE RECLASSIFTCATION APPLICATION Page 4 of 4 PART III `~PR JASy:!L1,9 SURVEYOR VERIFICATION °F ~SI . D, A LICENSED LAND SURVEYOR, HAVE COMPLETED THE INFORMATION TSq?AR ZONING MAP AND VV:RITTEN LEGAL DESCRIPTION. o ~,~'•.,,9~ I0401 ~Oet~ . G~~T£4. s.Q•• • o~~ DA'I'E: ADDRE . c° PHONE: -!`~SPI• EkPfRcS 4123114v . ZIP: wMa PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDEN1'IFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS VV:R.ITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF. NAME: DATE: . . ADDRESS'--J 104 C70/.%44uPHONE: 1 y7-S74,Z (U ZIP: 9~r-v Z1 v U / Gl ~ IG ATURE OF A.PPLICANT OR REJOESENTATNE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) SIGNED AND SWORN OR A,FFIRMED BEFORE ME ON THIS DAY OF , 1996, BY • %%0O -zI .~%~4~' ' "V ~ ' i NO ~ Q ~ ~ N~`aar : - Notary Publlc in and for the State of Washington 4, pUBLIG OResiding at: I9 . vj~p y91 4 #MY aPPointment expires: / 99~ P WABON~~~~ . ~1!! I t1t~ G~ PART V (TO BE COMPLETED BY THE DIVISION OF BUII.DING AND PLANNING) SUBMITTED: l I a ~ DATE . ~ FILE ! CP DATE ACCEPTED: B y; ~ . L • TOTAL FEES: D D RECEIPT ~ ~4 C~ ~•~-g `Z to ! ~ f • Washington State Eastern Region W, Department of Transportation 27 1,1 r, tilayza;r streei Spokane bvH 992o7-2a9o Sid Morrison Sacretary of Transportation (509) 324-6000 t February 7, 1995 Mr. John Pederson ~ Spokane County Planning Department 1026 West Broadway Ave. Spokane, WA 99260 Re: Inland Construction Rezone Request at Evergreen and I-90 Dear Mr Pederson. After reviewing the information that was provided to us along with the design review notice the Washington State Department of Transportation (WSDOT) has the following comments on this development proposal: In a cooperative effort between WSDOT, Spokane County, and the Price/Hanson Development Company to serve the anticipated traffic volumes in this area, the construction of the I-90 Evergreen Interchange has been proposed which would impact the northern portion of this property. In order to construct this interchange and related improvements, a right of way/access plan has been developed showing the needed property required for the interchange. As a result of this process it is our intent to acquire the needed right of way to construct the Evergreen Interchange. To ensure this right of way can be acquired and to ensure transportation impacts are adequately addressed we would ask that the following conditions in italics be applied to this rezone request: • That the needed right of way shown on the attached map be reserved as a future acquisition area for the WSDOT Evergreen Interchange. The deftnition of `future acquisition area" will be that language typically used by Spokane County. • Diie to the proximity of I-90 and the Evergreen Interchange area, drainage and signage plans will need to be reviewed by WSDOT. • Development beyond the 8,100 square foot office building will require that a iraffic cmalysis be prepared to ensure adverse traffic impacts are mitigated. • To ensure that the above conditions are met WSDOT shall harve a signature block on the building permit. . Nir. Pederson • r . February 7, 1996 Page 2 In addition to the above requested conditions of approval on this project, we would ask that the applicant meet the following condition prior to a SEPA deternunation being rendered on this re-zone request. • Due to the operational problems currently being experienced at the Pines Road and Mission Avenue intersection and to the need to treat all developments in an equitable manner, the applicant shall demonstrate that this proposal will not have an adverse impact on this intersection. We would ask that this issue of intersection capacity be addressed prior to a SEPA determination being issued for this re-zone request. If you should have any questions on this matter please feel free to contact myself or Greg Figg - in our planning department at 324-6199. Sincerely, ~4L LE NARD C. CASH, PE Regional Planning Engineer attachment: JCL LCC/gf cc: Pat Harper, Spokane County Engineers Dave Carlson, Hanson Industries ti .r' • r . OFF I CE ClF THE CQUhITY ENG I NEEa SPOKAIVE CQUNTY, WFiSHIh1G'TOiV Feb rLtar y 7 q 1996 T-:,o Sp-Dkane C~Dunty Planninca Department (Ciarrent Planninq Admini5trate-or ) From: 513okane Gounty Enqinper's DepartmentQ.~o~J 5ub)ectp Canditic-ns of Approval Zone ChanUe I\Iop DRZE_168s96 Applicai7ts Name ClemsiDn~~Nr Secticii-i ici, Township N, Ranqe 44 EWM re: _Zoning The fo1 1c-,winq "Condi tions of Approval " for the above referenced :c-ne chanqe arP sLibmitteci to the SpiDk:ane County I'lanninq Department for a.ncli_tsion in the Desiqn Reuiew Meeting scheduled FEbruary_7, 1996» E36A Prior to issi_iance ----f a builciinq permit or at the rPquPSt r-of the County Enqineer in con)unc{:a.on wi th a CoLtn-ty Road Prc-,jectlRoad TmprinvPment nastri.et, whichever action c-Dmes firstw E37 Appl i cant shal 1 decii cate 5 feet on Mamer_Road for riqht c-f way and slcipe easements as necessary. Prior to release ofi a biiildinq permz tor i_«e of the property as proposed: E40 Ac cess permits fiDr approaches to the Coi_irity Roacl Syatem shal l be obtained from the County EnUineer p E43 Applicant shall SLtbmit for acceptance by trie SpoE::ane COLirity Eiiqineer road, drainaqP and 2CCE'~S5 planso E44 -rhe appl i cant shal l submit for approval by the SpoE•.ane Coi_trity EnUineer and the 5pokane Coi_tnty Wea1th District a detailed combined ori-site sewage system plan and surface water c1isposa1 plan fior the entire pro.ject or portion thereof zf the deve 1opment 15 pf iased n E45 A parE:ing plan and traffic circulation plan shall be SLtbmitted and approved by the Spcikane Co!_tnty Enga.neer. The de5iqnr locaticin and arranqement o-F park:a.nq sta] 1s shall be in accordance witfi standard eiigiiieerinq pr~..~ctices. i'aving or surfarinq as approved by the Ccounty Fnqineer wi11 be requxred I • ~ . paqe 2 fiDr a n y por tionofi t he p rojec t w hi c h i s to be occi_i p x ed or traveled by vehicles E48 "fhe ccinstrLtcticon of the rcoaclway improvements stated tierein shall lae accc-mp1ished as appr-Dved by the Spoaf~.~ne Ccii.tnty Enqineer. E50 The County Engineer has clesigriated a Commercial_Local_Access standard fc-r the improv@ment of P1amer_Riaad wi-ilch a.s aci.aacent to the proposed development. 'This will reqLtire tl7e acidition of approa.Ymately 8`10 fta of asphalt alonq the frontaqe of the development4 CUrbing and sidewalE- mList alSo be coristrLic~ed. E51 A11 required improvements shal 1 confor-m to the current State of Washinqton Standarcl 5pec:ificatir-ins fc-r Road and Bridqe construction and other applicable county standards ~.~ndlor adopted resoluticins pertai.ning pertaininq to Rciacl 5tandards and StiDrmwater Manac7ement in e'FfE?Ct at thc date of constructiiDn, Ltn1ESs otherwise approvecl by the County Enqineera E55 R-Dadway rtandards, typical rr-iadway secti-Dns and drainaqe p].an requirements are fOLtnd in SpoE•:ane Board Of COLtnty Commissx.r-oners resolution 95-0498 as amended anci are applicable t-D this prop-Dsal. E58 No cc-nstruction worE; a.s t(a be perf-Drmed within the e;%i.stinq cir p~~~~posed riqh-t of way until a permxt has been issLted by i:he Coun t y E n gin eer . A 1l wor E: w i t ha. n t he pub 1 ie road r igfy tof way i~ sub ject to inspection and ~pproval by the County Enqineer. E59 All required constritction within the exx.sta.nq cor proposed pLtblic r i qhto•f way i s to be com p l. e ted p rior to t he r e 1 e~~e ofa buildinq permit or a bond in an amount estimated by the Coiirity Engineer tn GoVG?1'' tfie CoS't of CoIl5t1ruCtio1'l oY 1fY1pYovements Sllall be filed with the County Enqineer. E'Do l'here rnay e••.ist uti 1itiesq e1 tlier underqround or cnverhead, affiectinq the sLtbject proper•ty9 including property to be dedicated or set aside for futi_tre acqui.sitiono 5po~:ane County e7 5 5uf Tl es f'1 o f i n a n c i a 1 obl1 Q at1orl foY ad)u5 t f Tl @ r1 t 5 oY Y' el-DCat 1of l reqardinq these uti1 a.ties. Appl i cant should ciieck: with the appl icab1E Uti I ity pUrveyc-r and the SpoE-ane County Engineer to determine whether app1 icant or the i_tti 1 ity i5 responsible for adjustment or relocafiion cr.ti5t5 and tci mak:e arrariqements for any 11eCes5aYy Wo1''k■ - A , ~ ~ I pa qe 3 Special Conditicins» After• revlew of the pr-oposed rezc-nP a.n con junction with ZE 84-81 Spokane Cot_tnty Enqa.ncrinq i.s not reqi_ta.ranq atraffic analysis for ths.s proposed development ba=>ecl ori the site plan of recorci. Shoul.d any fiArther reqLtest be processed f-Dr adda.ti-Dnal sqLtare fr-lotaqe Uf bux.lciable area a detailed traffz r analyais wil l. be requa.red. PAGE 1 10:10:59 31 JAN 1996 Road# Road Names.......... MPost. Reference-Desc-riptio Road Log Info.......... 03068 MAMER CT (START) 00.000 24TH AV U 19 PAVED 36 00.040 NORTH END OF ROAD U 19 PAVED 36 02956 MAMER RD (START) 00.000 20TH AVE U 19 PAVED 36 MAMER RD 00.180 17TH AV (START) U 19 PAVED 36 M11MER RD ( END ) 00.250 16 TH AVE U 19 PAVED 36 02957 MAMER RD (START) 00.000 SOUTH END TO 9TH AVE U 19 PAVED 40 MAMER RD 00.060 9TH AV (START) U 19 PAVED 40 00.120 8TH AV U 19 PAVED 40 MAMER RD (END) 00.180 7TH AV (END) U 19 PAVED 40 02958 MAMER RD (START) 00.000 BROADWAY AV U 19 LIGHT BITUM. 22 MAMER RD 00.490 MISSION AV U 19 LIGHT BITUM. 22 MAMER RD ( END ) 00.700 NORA AV ( END ) 03106 MAMER RD (START) 00.000 32ND AV U 19 PAVED 40 MAMER RD 00.050 31ST AV (START) U 19 PAVED 40 MAMER RD (END) 00.080 30TH AV U 19 PAVED 40 03144 MAMER RD (START) 00.000 7TH AV U 19 PAVED 40 MAMER RD 00.060 6TH AV (END) U 19 PAVED 40 MAMER RD ( END ) 00.120 5 TH AV ( END ) U 19 PAVED 40 03184 MAMER RD (START) 00.000 MAIN AV U 19 PAVED 40 MAMER RD 00.100 VALLEYWAY AV U 19 PAVED 36 MAMER RD (END) 00.230 NORTH END OF ROAD 03225 MAMER RD (START) 00.000 46TH AV U 19 PAVED 36 MAMER RD (END) 00.230 43RD AV (START) U 19 PAVED 36 8 Records Processed PAGE 1 10:11:30 31 JAN 1996 Road# Road Names.......... MPost. Reference-Descriptio Road Log Info.......... 03320 NORA AV (START) 00.000 WEST END TO PARK RD U 19 GRAVEL 30 NORA AV 00.210 PARK RD U 19 LIGHT BITUM. 18 00.280 EDGERTON RD (END) U 19 LIGHT BITUM. 18 00.360 CENTER RD (END) U 19 LIGHT BITUM. 18 00.490 ELLA RD (END) U 19 LIGHT BITUM. 18 NORA AV (END) 00.690 VISTA RD U 19 LIGHT BITUM. 18 03321 NORA AV (START) 00.000 VISTA RD U 19 PAVED 40 NORA AV 00.060 SIPPLE RD (START) U 19 PAVED 40 00.120 BESSIE RD (START) U 19 PAVED 40 00.180 LAUR.A RD ( START ) U 19 PAVED 40 NORA AV (END) 00.250 SARGENT RD U 19 PAVED 40 03348 NORA AV (START) 00.000 WOODRUFF RD U 19 PAVED 40 NOR.A AV 00.060 WALNUT RD (END) U 19 PAVED 40 00.120 HERALD RD (END) U 19 PAVED 40 NOR.A AV ( END ) 00.170 DARTMOUTH RD ( END ) U 19 PAVED 40 03357 NORA AV (START) 00.000 FELTS RD (END) U 19 PAVED 40 NOR.A AV 00.060 BALFOUR RD (START) U 19 PAVED 40 NORA AV (END) 00.120 RAYMOND RD (END) U 19 PAVED 40 03383 NORA AV (START) 00.000 WEST END OF ROAD R 09 PAVED 36 NORA AV 00.020 GLENBROOK RD R 09 PAVED 36 NORA AV (END) 00.120 EAST END OF ROAD 0 3 3 2 2 NOR.A AV ( START ) 00.000 LOCUST RD ( END ) U 19 PAVED 40 NORA AV (END) 00.240 WOODRUFF RD U 19 PAVED 40 03323 NORA AV (START) 00.000 SR 27 (PINES) U 19 PAVED 22 NORA AV (END) 00.890 MAMER RD (END) U 19 PAVED 22 03384 NORA AV (START) 00.000 UNIVERSITY RD U 19 PAVED 36 NOR.A AV (END) 00.120 GLENN RD & CT (START U 19 PAVED 36 03372 NORA AVE (START) 00.000 WILBUR RD U 19 PAVED 32 NORA AVE (END) 00.060 EAST END OF ROAD U 19 PAVED 32 9 Records Processed ^ P ~ ~ ~ S ip C), I< "k T'r ]-:::w DEPARFMENT OF BLiILDIRiG ANi? PLAI+TNING .P1 DIViSION OIF THE I'LJBLIC WoRICS DEPARTMENT JA[YiES L. LYAAL'3.ONr C B.'V rDii\EcToR LJENN.3 1Y1 JI.oTTR 1.Et LJli\ECFOR I ~~~ORANDUM TC1: Pat Harper, Spokane County Division of Engineering Jim Red, Spokane Caunty Utilities Departrrrent Steve Holderby, Spokane County Health District Wyn Birkenthal, Spokane County Parks Recreation DeFartment Bi11 Hemrnings, Stormurater Utility Greg Figg, Depattment of Transpartatian Glen Nhles, Spokane Regivnal Transportation Council Christine Fuestvn, Spolcane Transit Authority Susan Winchell, Boundary FLeview Baard RECE1VED Central Vallry School District Vera Water and Power JAN 3 0 1996 Fire Distnct No. I FROIVI; John Pederson, Senior Planne DATE: January 29, 1996 RE: Zone Reclassificatian frorn Urban R,esidential-3.5 (UR-3.5) to Urban Ftesidential-22 ([JR-22) APPLICATIO1V ACCEPTAN~E ANI] DESIGN RE"~~EW 1VXEETING FE,BRUARY 7. 1996 AT 2:15 COUNTY PLANNING CONFERENCE RDOM. 2ND FLOOR P1ease review the above applicatiafl and use the attaehed APPLICAMN ACCEPTANCE AND aESI~~ ~VIEw MEETIN~ ~ORM for yvur comments. The Planrting Department encourages your presence at th'rs tneeting. The sponsor and representative have heen invited to aiso attend. If you can not attend, please forward your review comments on the attached form to Larne Lakshas for the meeting. The atCaChed APPLICATTON ACCEPTANCE AND DESIGN REVIEW FORM5 will be g,iven to the sponsor at the meeting and included in the Planning Department fiie (so bring three copies to the meeting). Thanks €or your cvogeration. If yau have any questivns abaut the applicatxan, please contact Larne Lalshas af the P1anning Department at 456-2205. C: John Sweitzer, South 107 Haward, Suite 300, Spokane, WA 99204 Inland Constnuction, 102 East Sprague, Spokane, WA 99204 AttaChrnent5: Application Acceptance attd Design Review Forrn, Proaect Design, Site Plan 1026 WF5T BR[]AD1NAY AVENLTE • 5POKANE, VV'AsxrtvGraN 99264 BUiL'DING PHC7NE- (509) 455-3675 • PAX (509) 456-4703 PArrNnNc PHaNE. (509) 456-2205 • FAx (504) 456r2243 Tnn fKf7M Y r Design Review for February 7, 1996 at 2:15 Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) Generally located east of and adjacent to Mamer Road, south of Interstate 90, approximately 500 feet south of Mission Avenue in the SE 114 of Section 10, Township 25 North, Range 44 EWM, Spokane County, Washington. COMPREHENSIVE PLAN: Urban and within the Priority Sewer Service Area (PSSA) PROJECT DESCRIPTION: Zone Reclassification from Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for an 8,100 square foot office building and those uses allowed in the Urban Residential-22 (UR-22) zone. PARCEL NUMBER: 45104.0201 SITE SIZE: Approximaltey 2.92 acres APPLICANT: Inland Construction Company Tom Clemson 102 East Sprague Spokane, WA 99202 AGENT: John Sweitzer 107 South Howard Suite 300 Spokane, WA 99204 (509) 747-0999 ASSIGNED PLANNER: Lorne Lakshas . ~ / . , ► SPOKANE COUNTY DIVISION OF , BUILDING AND PLANNING Z4NE RECLASSIFICATION APPLICATION PART I A. GEZgERAL INFORMATION- NAME OF APPLICAN'tlREPRESENTATNE: T n 1 a n d C o nst r u c t i o n C o m p a n y MAILING ADDRESS: c/o John T. Swe i tzer , S. 107 Howard St., Ste. 300 CI'ry: Spokene STATE: WA ZIp: 99204 PHONE: 5 O 9/ 7 4 7- O 9 9 9 (work) (home) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHO1tIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE. c/ o J o h n T. S w e i t z e r LEGAL OWNER'S NAME: Tom Clemson ( Purchaser ) pHONE: 509/747-0999 MAII,TNGADDRESS: E. 102 Sprague Avenue CI'ry: Spokane STATE: WA ZIp: 99202 PROJECT/PROPOSAL SITE AREA (acres or sq. ft) 127,195 s f (2.92 a c r e s) ADJACENT AREA OWNED OR CONTR4LLED (acres or sq. ft.) 276,954 (6.358 a c r e s) t o s o u t h ASSESSOR PARCEL #S OF PROJECT/PROPOSAL 45104.0201 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED 45104 . 0202 and 45104.0210 STREET ADDRESS OF PROPOSAL N. 1618 M a m e r R o a d EXISTING ZONE CLASSIFTCATTON(S) (DATE ESTABLISHED) U r b a n R e s i d e n t i a 1 3. 5 ( U R- 3. 5) EXISTING USE OF PROPERTY Sinqle Family residence, garage and barn (rental ) PROPOSED ZONING _,UR-22. Urban Res i dent i a 1 - 22 Zone COMPREHENSIVE l?LAN CATEGORY U r b a n SCHOOLDISTRICT East Valley School Oistrict (361) FTRE DISTRICT F i r s t G1 i s t r i c t N o. 1 WATER PURVEYOR V e r a PROPOSED USE OF PROPERTY: Single family dwellings Duplexes Multifamily dwellings Manufactured homes ( } Business ( ) Industrial ( ) Mixed Use ( ) Other Describe: 8,100 s f o f f i c e LIST PREVIOUS PL,ANNING DEPARTMENT ACTIONS IIWOLVING THIS PROPERTY: Zon e chanqe to Aqricultural Zone 4/24/42; crossover to UR-3.5, 1/1/86 B . LEGA►I,/ZONE RECJ,AS$IFICATIQN IJFQRUATIO~jj LOCAITON OF PROPOSAL: Spokane Va 11 ey ; N. 1618 Mame r Road SECI'ION in TOWNSHIP P„5 RANGE 44 NAME OF PUBLIC ROAD(S) PROVIDING ACCESS: M a m e r R o a d WIDTH OF PROPERTY FRONTING ON PUB LIC ROAD: 1501 o n M a m e r R o a d o n w e s t ZONE RECLASSIFICATION PLICATION Page 2 of 4 DOES THE PROPOSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERiAL YES (X) NO NAME(S) OFARTERIAL ROADS Access on Mamer Poad (local access road intersects with Mission Avenue on the south. LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED. 1618 N. Mamer Road; Tract 97, EXCEPT the South 475 feet thereof, ~and also EXCEPT all that part thereof lying northerly of a line drawn perallel with a distance 100 feet southerly when measured at riqht anvles from the center line of primary State Highway No. z. VERA, accordinq to plat recorded in Volume "0" of Plats, page 30, in Spokane County, Washington. EXISTING ZONE(S) U R- 3. 5 , TO PROPOSED ZONE(S) U R- 2 2 FOR THE FOLLOWING DESCRIBED PROPERTY. (ATTACH LEGAL DESCRIP'ITON STAMPED BY LAND SURVEYOR OR PROVIDE BELOW. IF YOU DO NOT HOLD TTTLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN TT? _ Pendina aareement to purchase WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEE~I, MAKE THI ~S PROPOSAL W D? Comprehensive Plan adoption anuary , 1981; New Zoning Ordinance; Population and traffic increase in the Spokane Valley, consistent with office development along Nora i n na-,t- 18 v^e_ars . WHAT IMPACT WII,L THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJAG1ENT PROPERT'IES? Th i s prope rty i s an examp 1 e of "f i 11 i n" deve opment . The proposed project may result in an increased-'aemand for orfice development along Nora between Pines and Mamer. WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? C o n s i s t e n t w i t h Comprehensive Plat;,, (i.e. Urban category and development criteria alonq hiqhways; consistent with previos zone changes that have -been aRnro~~R~+ in area (Nora frontaQe); with condition of approval will be com atible with adjacent land use, will be a more attractive WHAT MEASURES DO YOU PROPOSE TO MTTIGATE YOUR PROPOSAL'S IlViPACT ON 1 a n d u s e a 1 o n g SURROUNDING LAND USE? I-90. Required road improvements to Mamer Road; required landscaping; asphalt paving of all imprevious surfaces; required "down lighting't for all exterior liqhtinq; planning conditions of approval that wiql rga ui_re this oro iect to be developed in substantial conformance with the proposed site plan. . - • . . . IN ZONE RECLASSIFICATI. APPLICATION Page 3 of 4 ~ r A PART II THIS SECTION OF THE APPLICATION WILL PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIlUIINARY CONSULTATION WITH THE AGENCIES IDENTIFIED. RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANNING DEPARTMENT. FIRE MARSHALLJFIRE DISTRICT A. THIS PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT N0. I B. ADEQUATE ARRANGEMENTS (HAVE) ( VFN4T) BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER ~S-'T-EIvf- AND FACILITIES FOR FIRE PROTECTION PURPOSES. C. RECOMMENDED FIRE FLOW• OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINTTIVE; AIVD WII.L BE DETERMINED AT BUILDING PERMIT APPLICATION TIME. D . REQUIREMENTS INCLUDE: , J;~ ),5~i i!...:~h t i.~' ~I_Y ~ !F~ ~L ~ i^. ✓ FIRE DISTRICT ~ IGNATUREJTITLE DATE WATER PURVEYOR A. SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQiJIREMENTS (M4V&) (HAVE NOT) BEEN MADE. B. REQUIREMENTS/COMMENTS: \ / C-~ f.~~3.~ 1 Z_r' ~.'z- l'~ ~ , ~ ~ ' ~ ~ - ~ j ~ / ' ~ ~ l~ 33 WATER DISTRICT SIGNATUREfI'ITLE DATE COUNTY ENGINEER A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT. A. COMMENTS: ~ SIGNATUI&TITLE ATE COUNTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVNf--,& i(HAVE NOT) BEEN SATISFIED. THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS rA , A. COMMENTS: C r'r, t \ - SIGNATURElTITLE DATE , HEALTH DISTRICT A PRELIMINARY DISCUSSION HAS TAKEN PL CE A&D-GEblE-RAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) HAVE NOT) BEEN SATISFIED. : A. COMMENTS: «G, 7L1'1- (/C.~~s~..~- ~ 5•~ ~ $46NATURE!'TITLE DATE , SEWER PURVEYOR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARF- UNDERSTOOD BY THE A . COMMENTS: I 7PLICANT. ~a~ , GLMl% ~ SIGNATUREfI'ITLE DATE , ZONE RECLASSIFICATIG. xPPLICATION Page 4 of 4 PART III r ~ L•• ~'9~ ~ SURVEYOR VERIFICATION .a : ~r`ERoSI ,yfD, A LICENSED LAND SURVEYOR, HAVE COMPLETED THE INFORMATION ~kQI~FOR~ ZONING MAP AND WRITTEN LEGAL DESCRIPTION. r~ ~ C=! - @ . fi.c i'':+f;l ,r` ; • ~ DATE: / ~C/ _ DRE ,S: ZJ, . PHONE: G~S a:i_'~~I& ~ ZIP: _ PART IV (SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION) I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOWLEDGE. I FURT'HER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFTED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF. ~ NAME: ~I Ci- ~ ~ cl ~ ! ~ ~ f-.~ , DATE: c - , ADDRESS: PHONE: ZIP: ~Sj9NATURE OF APPLICANT OR IZ~P~ESENTATNE DATE STATE OF WASHINGTON ) ) ss: COUNTY OF SPOKANE ) SIGNED AND SWORN OR AFFIRMED BEFORE ME ON THIS DAY OF . , 1996, BY ~ `,~~1t l l f l//~~I OV•''~~~ ♦ • ~i No eft No~Aar : - ~ Notary Public in and for the State of Washington ~ cn pUBIIG ~ Zo ~ 9~•~,9r ~~q..~p` Residing at: ~~/~F~~'~~.••~N~~►;My appointment expires: i~~~ ''~~~l~~ PART V (TO BE COMPLETED BY THE DIVISION OF BUII.,DING AND PLANNING) DATE SUBMITI'ED: FILE DATE ACCEPTED: BY: TOTAL FEES: RECEIPT ~po i ` County • . Memo To: Pat Harper, Spokane County Division of Engineenng Frorm Louis Websber, AlCP C. +l. Dam December 10, 1996 Re: infand Consbvc.bon Business Park Attached is a copy of the Traffic Impact Analysis for the above referEnced projecL The design review meeting to consider the proposai is schedu{ed for January 16, 1997. ~ • Page 1 ~ . . Inland Construction Company Rezone , f ~ ~ o ` M ~ 1 N ~I iron~o u , ~ . kt \ ~ N r ~ ~ N ~ . V • N +~~I 411A NJ Ai INY - : ,r,.•. i,~,J f ~ 01 ".......::v MISStON AVE-1 j w . . . t _ • , INT St i , = t o < N i s..... ~ _ ` SM E's ~ M 1. S) Q ~ ~ ~ t G ~T^L CATAl.DO iz N ~ • t ; dr ► %►~4r.tcrv cr, ~ ~ " UTI► • t da w A Y ~w m ~ - avF 14 e n v w ALKI AV ~ nc.K. V . ~ ~ ` . . ~ VaLL ~ ~ - ~ - _ 1NTEp 5 TA TE 9 O ~ . ONE GHANGE Z ,o we+•..r . ~r*E 1Y ~Y►~pSCw~E ~ ' _ ~ 1~ NOSLA►! lAN Ca^~ 1~ ' , - ' ~ . ~ ~ • '7....'+.•....-'~•.... ~ . ~ N~~~~+ ~ ~ ~ + ~ ~,r• _ - ~„r,,,,,_ ~y . 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