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ZE-0046-94 : - SPOKANE COlJt1 JL Y HEt9JLU11NG EXA1WILINER COlti'YMIY YE9Cr T1.NDI1o1GS OF ll'ACHy CO1VCLUSIOle1LD Ai~~ ~RD1C.eR INTRO1l..Y V CTJlOl\ This matter has come before the Hearuig Exa.miner CommYttee on Decemker 15, 1994. The members of the Comnuttee present are• Ijonald Nloore, Chair, Toni Nersesian and Verona Southern. PROPOSAL 'I'he spansors, Virgicua Bulgaman/Inland Empffe Baptist Church, request apprnval of a Zone Reclassification ZE-46-94, from Urban 1Zesidential-22 (UR.-22), Cammuruty Business (B-2) and Regional Buszness (B-3) to Regional Business (B-3) for a grocery store a.ad those uses allowed m the Re,gional Busmess (B-3) zone FINDINGS OF FACT AND CONCILUSIONS 1 The praperty is genePally located east vf and adja+cent to Argonne Road, north of Iaterstate 90, sauth of Knox Avenue (extended) in the SW 1/4 of Section 8, Township 25 North, Range 44 EWNI, Spvkane County, Washington 2 'I'he +Comimittee adopts the Plammmg Deparmaent Report as a part of this necord rr 3 The existwg land uses in the area mclude single famvly residentLal, multiple family residential, church, feecilot, resta.urants, motel and offices. 4 The proposed use is campatible with exisang uses m the area. 5 The Comprehensive Plan designates ftsa slte as Ma3or Commal. The NIa}Qr Commercia.l category zs intended to provide the opparturuty for development of commercial uses duectly related to major ffimughways Highway and artenal stnp commercLal. areas w1ll usuaily be made up uf buslnesses or individual parcels clustered along a heavily traveled street or highway, each pmviduig off-street parking 'I'he prvposed zone reclassif cation from Urban Residential-22 (UR-22), Cammuruty Buslness (13-2) and Regional Busmess (B-3) to Regxonal Business ' (B-3) is consistent witti and unplements the Goals, Objectives and Decision Guideluies af the Maior Cammerclal category of the Comprehensive Plan 6 The proposed zorung daes unplement and confvrm to the Comprehensive Plan 7 The Artenal Raad Plan designates Argonne Road as a Pnncipal Artenal'; with a recommended nght of way vvidth of 100 feet In order to implement the Artenal Road Plan, the County Engsneer has requested dedication af a lU fcot wide stnp along Arganne R.oad to be set aside as a future acquisition area. ~ i ` • . 8 The existuzg zonuzg of the property descnbed in the apphcation is Urban Residential-22 (UR-22), Community Business (B-2) and RegYOnal Business (B-3) previously estabhshed as Multi-Farruly Suburban (MFS) (200-56) and Agncultural (A) (84-46) and redesignated to Urban Residential-22 (UR-22), Commuruty Business (B-2) and Regional Business (B-3) on January 1, 1991 pursuant to the Program to Implement the Spokane County Zoning Code The proposal does conform to the requuements of the proposed zone 9 The provisions of RCW 43.21C ('The State Envuonmental Pohcy Act) have been comphed vvith and a Determination of Nonsignificance (DNS) was issued. Pursuant to WAC 197-11-340, the Plammmg Department does not withdraw the DNS. The Committ ee, after consideration of the appeal of the DNS, unanunously demes the appeal and upholds the DNS 10 The legal requirements for pubhc notice have been fulfilled 11. The owners of adjacent lands expressed both approval and disapproval of the proposed use Concerns expressed were hghting spfllover, night truck traffic odor and noise to the apartments on the northeast, the effect of increased a-affic on the traffic flow of Argonne, the safety on ingress and egress along Argonne Road to the site, that a grocery store is not a commercial use closely associated wnth the freeway, the adequacy of the environmental review in respect to increased vehicular traffic and the effect on the transportaaon network, the adequacy of the proponent's arguments to show the need and appropnateness of theu project, and the inadequacy of addressing the sewer service issue. 12 The apphcant has demonstrated that conditions have substantially changed since the onguial zorung of this area and accordingly, the proposed zone reclassification is jusnfied. Specif'ically, changed conditions uiclude uicreased commercial development along Argonne Roa.d and the adoption of the Artenal Road Plan and the Comprehensive Plan 13 The proposed use vsnll not be detnmental to the pubhc health, safety, morals or welfare especially in hght of the conciitions recommended by the reviewulg agencies 14 The Committee additionally finds/concludes: a The Plannuig Departrnent received an appeal of the Determuiation of Nonsigruf'icance (DNS) and after considenng testimony and pursuant to WAC 197-11-340, the Plammng Department d.id not withdraw the DNS. b. The Committee concurs wnth the Plannmg Department and upholds the Deternunation of Nonsignificance (DNS) c The Comnuttee recogmzes exisang nonconformuig uses on the subject property d The apphcant objected to the recommended condhaons of approval regarrhng landscaping on the north, south and east, property lines, requ.ired future acquisition area along Argonne Road, and locaaon of reciprocal easement HEC Order for ZE-46-94 Page 2 The Committee considered the apphcants objections and has modified conditions of approval as specified herein e The revised site plan submitted to the Comnuttee on December 15, 1994 is recogmzed as the site plan of record and as modified by the condhaons of approval CONDITIOli1S OR CONTINGENCIES APPI.IED TO 'g'HIS APPROVAL 1. All Cond.itions unposed by the Hearuig Examuier Committee shall be bmdulg on the "Apphcant," which term shall include the owner or owners of the property, heirs, assigns, and successors-in-interest. 2 The followuig Condinons of Approval apply to the real property descnbed below: Parcel "A": The North half of Tract 360, EXCEP'I' the West 300 feet thereof, of OPPORTUIVITY PI.AT TWO, as per plat thereof recorded in Volume "Q" of Plats, page 41; Situate ul the County of Spokane, State of Washington Parcel "B", The South 20 feet of the North 173 feet of the West 300 feet of said tract 360 of OPPORT'UNITY PI,AT TWO, as per plat thereof recorded ui volume "Q" of Plats, page 41, Except the West 10 feet of said Parcel "B" as conveyed to Spokane County by Deed recorded June 4, 1969 under Recording No 23084C Parcel "C": The West 300 feet of the North half of Tract 360 of OPPORT'UNITY PLAT TWO, as per plat thereof recorded ui Volume "O" of Plats, page 41, EXCEPT the North 173 feet thereof, AND EXCEPT the West 10 feet thereof condemned by proceeduigs ui Spokane County Supenor Court Cause No 174546 for Argonne Road, ALSO the North half of the South half of said Tract 360 EXCEPT the West 10 feet thereof conveyed to Spokane County by Deed recorded under Auditor's Ffle No. 23089C for Argonne Road and EXCEPT that poraon thereof conveyed to the State of Waslungton by Aud.itor's Ffle No 4312060187 for SR-90 Argonne Road Interchange, Situate in the County of Spokane, State of Washington HEARIl1G EXAliRINER COMMIT'TEE 1. That Spokane County Plammng Department Cond.ition No 4 is amended to read as follows: A specific landscape plan, planung schedule and provisions for mauitenance acceptable to the Planrung Duector/designee shall be subnutted wnth a performance bond for the project pnor to release of builduig peimits. Landscaping shall be installed and maintained so that sight dzstance at access points is not obscured or unpaired Landscaping shall be provided along the north, south and east property hnes consistent with the site plan of record presented to the Heanrig Exa,miner Committee on December 15, 1994 and shall consist of Type III landscaping and shall be mstalled as compatible with '208' regulaaons 2 That Spokane County Plannuig Department Condition No 6 is amended to read as follows: That detached slgns are lunited to two detached signs along Argonne Road, with a maximum height of 35 feet and a maximum of 200 square feet on each face All HEC Order for ZE-46-94 Page 3 other signs except directional signs are to be attached to the structure No outdoor advernsing displays/structures are pemutted 3 That Spokane County Plannuig Department Cond.iaon No 9 d was deleted by the Hearmg Examiner Committee 4 Existing nonconfomung uses shall be subject to regulations of Chapter 14 508 Nonconfornung Uses 5. That the reciprocal ingress/egress easement shall be located east of the proposed structure and as deluleated on the revised site plan of record. 6. That Spokane County Division of Engineermg and Roads Condhtion No 1 be amended to read as follows: Applicant shall ded.icate 3 feet along that pornon of Argonne Road frontage located northerly of the nght of way "jog" More commonly lrnown as the northerly 201 feet of Argonne Road frontage. 7. That Spokane County Division of Engineeruig and Roads Condiaon No. 18 be a.mended to read as follows: The apphcant shall provide for a reciprocal easement for ingress and egress to the propemes south and east of this proposed rezone Tlus easement shall be at the locanon as delineated on the rezone site plan of record at the east of the building, or as hereinafter mutually approved by the County Engineer and the apphcanL 8. That Spokane County Division of Engmeeruig and Roads Condiaon No 19 be amended to read as follows• An apphcable turn-around shall be provided per the rezone site plan, or as hereinafter approved by the County Engineer and the apphcant. SPOKANE COUNTY PI.ANNING I)EPA1tTNIEN'T 1 The proposal shall comply wnth the Regional Business (B-3) and Aquifer Sensiave Area Overlay (ASA) Zones, as amended. 2. The apphcant shall develop subject property generally in accordance vvithin the concept presented to the Hearuig Body. Vanations, when approved by the Planning Duector/designee, may be permitted, including, but not luruted to building location, landscape plans and general allowable uses of the pernutted zone All vananons must conform to regulations set forth ul the Spokane County Zoning Code, and the onginal intent of the development plans shall be maintained. 3. Approval is requued by the Plannuig Director/designee of a specific hghting and signuig plan for the descnbed property pnor to the release of any building pemuts 4. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Plannuig Duector/designee shall be subrnitted wnth a performance bond for the project pnor to release of build~ng pemuts Landscapuig shall be uistalled and maultamed so that sight distance at access points is not obscured or impaired. Landscaping shall be provided along the north, south and ea.st property lines consistent wnth the site plan of record and shall consist of Type III landscaping N0'I'E: This condition Qs modiried by Hearing Examanec Committee Condition N0. 1. HEC 4rder for ZE-46-94 Page 4 5 Direct hght from any extenor area hghting fixture shall not extend over the property boundary 6 All detached on-site advertising signs are to be located along Argonne Road, vvith one detached sign at the Knox Avenue entrance at a maxunum height of 20 feet above average grade and a maxunum of 40 square feet on each of two faces All other signs except duectional signs are to be attached to the building structure No outdoor advernsing display/structure shall be permitted on site 1l10'I'E: This condotion is anocfieed by Hearing Exaan6ner Committee Condition No. 2. 7. The Plannuig Department shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a vanety of special condiaons imposed as a result of approval of a land use action This Title Nottce shall serve as pubhc nonce of the condiuons of approval affecting the property in quesnon 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 Planrung Department The Title Nohce shall generally provide as follows• The parcefl of property flegally clescrabed as [ ] is the saabject of a fland use action by a Spokane County Heareng Bocly or Adminastrative OfriciaY on [ imposing a vareety of special development conditions. Fale N0. [ ] is availalbfle for inspection and copying in tbe Spokane County Planning I)epartBnent. 8 The Planning Department shall file with the Spokane County Aud.itor, within the same time firame as allowed for an appeal from the final d.isposition, including lapsing of appeal penod, a Title Noace, which shall generally provide as follows• "Pnor to the issuance of any bLUlding pemut for any building or any use on the property descnbed herein, the apphcant shall be responsible for complying vnth the provisions of the Zorung Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The property which is the subject of this notice is more particularly descnbed as follows 9. The Spokane County Planning Department shall prepare and record with the County Auditor a Title Noace specifying a future land acquisition area for road nght-of-way and utthties The reserved future acquisition area Title Notice shall only be released, ui full or in part, by the Planrung Department The nonce should be recorded wnthui the same ume frame as an appeal and shall provide the followulg a At least 10 feet of reserved future acqtusition area for road nght-of-way and utihaes, in addition to the exisang and/or newly dedtcated nght-of-way along Argonne Road NOTE The County Engineer has requued 3 feet of new dedication b Future building and other setbacks requued by the Spokane County Zonuig Code shall be measured from the reserved future acquisition area c. No requued landscaping, parlang, '208' areas, drainfield or allowed signs should be located within the future acquisinon area for road nght-of-way and HEC Order for ZE-46-94 Page 5 utilities If any of the above unprovements are made withui tlus area, they shall be relocated at the apphcant's expense when roadway unprovements are made d The future acqiusiaon area, until acquired, shall be pnvate property and may be used as allowed in the zone, except that any unprovements (such as landscaping, parking, surface drainage, dramfield, signs or others) shall be considered intenm uses Note: 'B'his es hereby deleted by the Hearing Exam6ner Committee Concletion No. 3. SPOKAli1E COgJNTY DIVISI0N OF ENGINEERING AND ROADS Pnor to issuance of a builduig pemut or at the request of the County Engmeer in conjunction wnth a County Road Project/Road Improvement Ihstnct, whichever acaon comes first 1 Apphcant shall dedzcate 3 feet on Argonne Road for nght-of-way. Note: This cond6tion modified by Hearing Examinec Committee Condition N0. 6. Pnor to release of a buildulg pemut or use of the property as proposed 2. Access permits for approaches to the county road system shall be obtamed from the Spokane County Engmeer 3 The apphcant shall subnut for approval by the Spokane County Engmeer road, clrainage and access plans 4 The applicant shall submit for approval by the Spokane County Engmeer and the Spokane County Health Distnct a detailed combuied on-site sewage system plan and surface water disposal plan for the entire project, or pornon thereof, if the development is to be phased. 5 A parking plan and traff'ic circulation plan shall be subnutted and approved by the Spokane County Engineer. The design, location and anangement of parking stalls shall be ui accordance wnth standard traffic engineeruig practices Paving or surfacing as approved by the County Engineer, will be requued for any pomon of the project which is to be occupied or traveled by vehicles 6. To construct the roadway unprovements stated herein, the apphcant may, with the approval of the County Engineer, join in and be wdluig to paracipate in any petinon or resoluhon which purpose is the formation of a Road Improvement Distnct (RID) for, said unprovement, pursuant to RCW 36.88, as amended Spokane County will not parncipate in the cost of these unprovements 7 As an alternative method of constructing the road unprovements stated herein, the apphcant may, vvith the approval of the County Engineer, accomplish the road unprovements stated herein by jouiuig and pamcipating in a County Road Project (CRP) to the extent of the required unprovement, Spokane County wfll not pamcipate in the cost of these unprovements S The construction of the road improvements stated herein shall be accomphshed as approved by the Spokane County Engineer HEC Order for ZE-46-94 Page 6 9 The County Engineer has designated Typical Roadway Section Number One, Major Artenal standard for the unprovement of Argonne Road, whlch is adjacent to the proposed development. This will requue the addition of approximately 6- 8 feet of asphalt along the frontage of the development The construction of curbing and sidewalk is also requued 10. All reqwred unprovements shall conform to the current State of Washuigton Standard Specifications for Road and Bndge Construcuon and other apphcable County standards and/or adopted r+esoluaons pertaining to Road Standards and Stormwater 1Vlanagement in effect at the date of construcaon, unless otherwise approved by the County Enguieer. 11. Roadway standards, typical roadway sections and drainage plan reqwrements are found ui Spokane Board of County Commissioners Resoluaon No. 80-1592 as amended and are apphcable to ttus proposal 12. No construction work shall be pezformed within the existing or proposed pubhc right-of-way until a permit has been issued by the County Engineer. All work within the public road nght-of-way is subject to inspection and approval by the County Engineer. 13. All required construction vvittun the existing or proposed pubhc nght-of-way is to be completed pnor to the release of a builduig permit, or a bond ui an amount estimated by the County Enguieer to cover the cost of construcaon or improvements shall be filed vvith the County Engineer. 14. Apphcant shall sign and record Spokane County Notice to the Pubhc No 6 which specifies the followuig The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a pention for the forniation of a Road Improvement Distnct (RID) by the petition method pursuant to Chapter 36 88 RCW, which petinon includes the owner(s) property, and further not to object, by the sigYUng of a ballot, the formanon of a RID by the resoluaon method pursuant to Chapter 36.88 RCW, wluch resoluaon includes the owner(s) property If an RID is formed by either the pennon or resolution method, as provided far in Chapter 36 88 RCW, the owner(s) or successor(s) further agree: (a) that the unprovement ar construcaon contemplated vndvn the proposed RID is feasible, (b) that the benefits to be denved from the foimation of the RID by the property included therein, together with the amount of any County pamcipaaon, exceeds the cost and expense of formation of the RID, and (c) that the property within the proposed RID is sufficiendy developed. Provided further that the owner(s) or successor(s) shall reta.ui the nght, as authonzed under RCW 36 88 090, to object to any assessment on the property as a result of the unprovements called for in conjunctton wnth the formation of the RID by either petition HEC Order for ZE-46-94 Page 7 or resolunon method under Chapter 36 88 RCW. 15 The County Artenal Road Plan identifies Argonne Road as a Principal Artenal The existing nght-of-way width of 63 feet is not consistent with that specified in the Plan In order to implement the Artenal Road Plan, in addinon to the required nght-of-way dedication, a stnp of property 10 feet in width along the Argonne Road frontage shall be set aside in reserve This property may be acqwred by Spokane County at the ttme when artenal unprovements are made to Argonne Road. 16 There may exist utdities, either underground or overhead, affecting the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obhgaaon for adjustments or relocauon regarding these utilities. Apphcant(s) should check vath the apphcable utihty purveyor and the Spokane County Engineer to deternnne whether applicant(s) or the utihty is responsible for adjustment or relocation costs and to make amangements for any necessary work 17 Applicant shall only be pernutted nght-in andlor nght-out turning movements on Argonne Road. 18 The apphcant shall provide for a reciprocal easement for ingress and egress to the propemes south and east of this proposed rezone This easement shall be at the locanon as delineated on the rezone site plan Note: 'I'his conciition modified by Hearing Examiner Committee No. 70 19 An applicable turn-around shall be provided per the rezone site plan. Note: Thas condation moclified by the Hearing Examiner Cominittee N0. 8. SPOKAli1E COLJNTY DgVISI010T OF YJ'I'II,I'I'IES 1 Any water service for this project shall be provided in accordance wnth the Coordinated Water System Plan for Spokane County, as amended 2. Pursuant to the Board of County Commissioners Resolution No 80-0418, the use of on-site sewer dhsposal systems is hereby authonzed T'his authonzation is cond.itioned ui comphance vvith all rules and regulations of the Spokane County Health Ihstnct and is further conditioned and subject to specific applicauon approval and issuance of pemuts by the I3ealth Distnct 3 The owner(s) or successor(s) in interest agree to authonze the County to place their name(s) on a petinon for the formaaon of LTLID by petiaon method pursuant to RCW 36 94, which petition includes the owner(s)' property, and further not to object by the sigrung of a protest petition against the formanon of a ULID by resolution method pursuant to RCW Chapter 36 94 which includes the owner(s)' property PROVIDED, tlus condition sha11 not prohibit the owner(s) or successor(s) from objecwng 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 resoluaon under RCW Chapter 36 94 HEC Order for ZE-46-94 Page 8 4 Each budduig shall be double-plumbed for connection to future areawide collection systems 5 Apphcant shall subnut expressly to Spokane County Utihties Department "under separate cover", only those plan sheets showuig sewer plans and specif'icanons for double plumbing for revlew and approval by Ualines Department pnor to issuance of pernut to connect SPOKANE COiJN'I'Y HEAL'TH DISTRICT 1 A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Enguieer and Spokane County Health Distnct pnor to the issuance of any on-site sewage disposal permit or building permit for this project. 2. Sewage disposal method shall be as authonzed by the Duector of Utlhties, Spokane County 3. Water service shall be coordinated through the Duectar of Utilities, Spokane County 4 Water service shall be by an existing public water supply when approved by the Regional Enguieer (Spokane), State Department of Health 5. Disposal of sewage effluent beneath paved surfaces is curTendy prohibited 6. Subject to specific apphcanon approval and issuance of pernuts by the health officer, the use of inciividual on-site sewage disposal systems may be authonzed. Note There may not be enough avadable acreage for on-site sewage disposal systems Dependuig on the sewage flow rate of the proposed uses, the State Department of Health may be the junschctional agency for the pernumng of on-site sewage d.isposal system(s). 7. Use of pnvate wells and water systems is prohibited. SPOKAI`1E C0UNTY DIVISION OF BIJII.DINGS 1 The apphcant shall contact the Department of Bufldings at the earhest possible stage in order to be ulfonned of code requu+ements ad.muusteredlenforced as authonzed by the State Buildulg Code Act. Design/development concerns include: Addressing, fire apparatus access mads, fire hydrantlflow, approved water systems, building accessiblhty, construction type, occupancy classif'ication, exiting, extenor wall protection, and energy code regulations. (Note The Department of Buildulgs reserves the nght to confirm the actual address at the time of btulding pernut.) SPOKA1l1E COgJNTY AIR POLI.UTIO1`1 C0NTR0L AIJTHORI'I'Y 1 All air polluaon regulations must be met. 2 Au pollution regulations requue that dust enussions dunng demohtaon, construcaon and excavaaon projects be controlled This may require use of water sprays, tarps, sprmklers or suspension of acavity du.rmg certaui weather cond.itions. Haul roads HEC Order for ZE-46-94 Page 9 should be treated, and enussions from the transfer of earthen matenal must be controlled, as well as enussions from all other construction-related acnviaes 3 Measures must be taken to avoid the deposition of dut and mud from unpaved surfaces onto paved surfaces If uaclang or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces 4 SCAPCA strongly recommends that all traveled surfaces (ingress, egress, parkng areas, access roads) must be paved and kept clean to munmmze dust enussions 5. Debns generated as a result of this project must be disposed of by means other than burcung (i e., construction waste, demoliaon matenals) 6 Demohtion and renovation projects must comply with the requirements of CFR 40, Part 61, Subpart M and of SCAPCA Regulation I arncle IX Intent to Demohsh and Renovate foims are available at the SCAPCA office 7 SCAPCA Regulan.on I, Amcle V, requires that a Notice of Construction and Apphcation for Approval be subnutted to and approved by our Agency pnor to the construction, installanon or estabhshment of an air pollution source. Tlus mcludes any fuel fired equipment rated at greater than 400,0()0 BTU/hour (boilers, hot water heaters, ovens, etc It also includes pauit booths, and other sources or air contaminants 8 SCAPCA Regulanon I, Amcle IV reqwres reglstmon vnth this agency HEC Order for ZE-46-94 Page 10 ORDER The Heanng Examuier Committee, pursuant to the above Fuid.lngs of Fact and Conclusion, APPROVES the apphcation of Virgvnia Bulgaman/Inland Empire Baptist Church for the Zone Reclassificauon fmm Urban Residential-22 (UR-22), Commumty Business (B-2) and RegYOnal Business (B-3) to Regional Business (B-3) for a grocery store and those uses allowed in the Regional Business (B-3) zone as descnbed ui the apphcaaon ZE-46-94 1Vlotion by: Verona Southern Seconded by: Tom Nersesian Vote• (3-0) iJNANIIViOUS TO APPROVE THE ZONE RECLASSIFICATION HEARING E R CO HEREBY ATTEST 1'O THE ABOVE FINDIlNGS, O VOTE C:HAIR ~ ATTEST. For WALLIS D. HUBBARD Planmng Director JOHN W. ERSON B i Senior Planner -Pal DATE Pursuant to Spokane County regulanons, any aggneved party has the nght to appeal this wntten decision to the Spokane County Board of County Commissioners withui ten (10) calendar days of the sigmng of this order. Upon receipt of an appeal, a pubhc hearing will be scheduled if you desue to file such an appeal, you must subnut a wntten appeal, preferably on forms designed for such purpose, to the Board of County Commissioners, West 1116 Broadway, Spokane, WA 99260, along vnth a$210 processing fee payable to the Spokane County Treasurer If you have any questions, please call the Planning Department at (509) 456-2205. HEC Order for ZE-46-94 Page 11 noiJq[1pz3Q U3Jlitttdu2 g1sC1 T Ac~'J 2~r1l YAR 07' ,T i. M3H310A e ENGINEER'S REVIEW ~~EET ~ 3-jrro;4 . BLDG. PERMIT # -or -FILE# Z1K-046_=94.q_1' Related File, # ( ) Date to Review 12-15-94 Time # 1 Date to AA & DR 10-12-94 Tune 3:00 P.M. Date Received 9-28-94 T ~ " --r*•: . A T•V•~ . + r Project Name UR-22-B-2-B-3 TO B-3 TIDYMAN'S GROCERY No. Lots No.Acres 6.1 -Section - Township - Range SITE ADDRESS E ARGONNE RD-N 1-90-S KNOX PARCEL # 08543-0211 Applicant's Name VIRGINIA BINGAMAN-IEB Phone # 926-8402 Address 2112 N ARGONNE RD-SPOKANE WA 99214 Work # Date Conditions mailed/~ l Contact person Phone # ' FLOOD ZONE d NO W S SCHOOL Engineer J Surveyor's I Arclutect's Name DWIGHT HUME ADAMS & CLARK INC 1720 W 4TH SPOKANE WA 99204-1702 747-4600 FAX 747-8913 Planning Contact Person TAMMY JONES-KEN Phone # 456-2205 Date Submitted Description Initials AGREEMENT TO PAY FEES COMPLETED & COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTTNG NOT'ICE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED ALTERATION TO PLAT - BLOCKS & LOTS BOND RELEASED -ROAD & DRAINAGE IMPROVEMENTS HEARING IXAM JAPPROVED _DENIED-_APPEALED BBC / PROJECT _APPROVED _DENIED ENGINEER'S REVIEW SHEET BLDG. PERMIT # -or -FILE# ZFJ-. Related File # ( ) Date to Review Time # Date to AA & DR 10-12-94 Time 3:00 P.M. Date Received 9-28-94 Project Name UR-22/13-2/B-3 TO B-3 TIDYMAN'S GROCERY No. Lots No.Acres 6.1 -Section - Township - Range SITE ADDRESS E ARGONNE RD/N 1-90 /6 PARCEL # 08543-0211 -1 F V17 Applicant's Name VIRGINIA BINGA►MAN Phone # 926-8402 Address 2112 N ARGONNE RD-SPOKANE WA 99214 Work # Date Conditions mailed Contact person Phone # FLOOD ZONE d NO W S SCHOOL Engineer / Surveyor's / Architect's Name DWIGHT HUME ADAMS & CLARK INC 1720 W 4TH SPOI{ANE WA 99204-1702 747-4600 FAX 747-8913 Planning Contact Person TAMMY JONES Phone # 456-2205 Date Submitted Description Initials , AGREEMENT TO PAY FEES COMPLETED & COPY TO ACCOUNTING FINAL PLAT FEES COMPLETED & COPY TO ACCOUNTTNG NOTTCE TO PUBLIC # 1 3 4 6 COMPLETED - OR NEEDS TO BE SIGNED DESIGN DEVIATION SUBMITTED ALTERATION TO PLAT - BLOCKS & LOTS BOND RELEASED -ROAD & DRAINAGE IMPROVEMENTS / / HEARING EXAM APPROVED DENIED- APPEALED BBC / PROJECT APPROVED DENIED , s ~ ~ 4 ('"`,ri' _ ~ r ~ ~ . : ~ c6 . . ~ V/ ~ ~ ~ ~ . ~ ~ la ~h y~ • ~ a 1 ~ ~ n~~'` - ~ ~ . . . 4 ~C.~ S~ ~4~ t~.~~, ~ ~Lt * ~ . ~ . . ~►~Ata ~ 4'9►-` t~ '"'~-ct^ ~ ~ 0 nq ~ ~ A~ 9 ~ 0 • • ~ (.~c~v ~ ~ \ ~ L^ , ~ ~ M . ~ _ i~ ~!`~1'~~ /~,i'•_ ~ ^ ~ C ~ ✓ ! , ~ ~ ~ ~ ti _ . ~ Q.~.~ _v 3 , ~ ~ ~a~ _ _ _ _~r~_.___ _ _ _ - - _ - . 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B[JSINESS (B-3) TO REGIONAL BUSINESS (B-3) I. GENERAI. INFORMATION Applgcant: vuguua Bingaman North 2112 Argonne Road Spokane, BVA 99212 (509) 926-8402 Inland Empire Bapast Temple Inc. North 2024 Argonne Road Sgokane, WA 99212 (509) 928-0644 Agent: Dwight Hume West 1720 4th Avenue Spokane, WA 99204-1702 (509) 747-4600 Contact Plamner: Kenneth Kuhn Location: Generally located east of and adjacent to Argonne Road, north of Interstate 90, south of Knox Avenue (exLended) in the SW 1/4 of Section 8, Township 25 IVorth, Range 44 EWM, Spokane County, dVashington Proposat: Zone Reclassificaaon from Urban Residentlal-22 (UR-22), Cammututy Business (B-2) and Regional Business (B-3) to Regional Business (B-3) for a grocery store and those uses allowed in the Regional Business (B-3) zone 111a Sd Y 4i il\H' ORML'9 AION A a Site Sflzeo Approxunately 6.1 acres B. Comprehensive Plan 1. Laad Use ~lan: The property is located within the Ntajor Commercial (C) category of the Spokane County Comprehensive Plan and within the Prionty Sewer Service Area (PSSA) The IVia}or Commercial category is 12/94 HEC Staff Report for ZE-46-94 Page 6 t intended to provide the opportumty for development of commercial uses dmcdy related to major throughways Highway and artenal stnp commercial areas wdl usually be made up of businesses or mdividual parcels clustered along a heavily traveled street or highway, each providing off-street, parking The proposed zone reclassification from Urban Residential-22 (UR-22), Community Business (B-2) and Regional Busmess (B-3) to Regional Busmess (B-3) is consistent vath and implements the Goals, 4bjecaves and Decision Guideluies of the 1Viajor Commercial category of the Comprehensive Plan. 2. Arteriafl Road Pflan: The site is adjacent to Argonne Road and Knox Avenue. The Spokane County Artenal Road Plan identLf'ies Argonne Road as a Pruicipal Artenal, without controlled a,ccess. Knnox Avenue is idenafied as a I.ocal Access Street To unplement the Artenal Road Plan the County Engineer has requested dedicaaon of 3 feet of additionai nght-of- way and that a stnp of property 10 feet along Argonne Road be set aside as a Future Acquisinon Area (FAA). Builduig/structure setbacks arc recommended by the Compnhensive Plan to be measured firom the Future Acquisinon Ar+ea (FAA) C. Sate Characterastics: The site is flat and occupied by a church facihty and accessory bwldings, three single-fanuly residences and a feedlot I) . Negghborhood Characteristics: The Argonne Street commercial comdor includes typical commercial stnp development vath a variety of office, retad and restaurant uses E e Zoning Analysis. Proposal• Urban Residenual-22 (UR-22), Community Busmess (B-2) and Regional Busmess (B-3) established in 1991, previously designated as 1VTulti-Fanuly Suburban (NiFS) (200-56) and Agricultural (A) (84-46). 1Vorth. Regional Busmess (B-3) and Urban Residential-22 (UR-22) estabhshed m 1991, previously estabhshed as (:ommercial (C) (199-77C) and Multi-Family Suburban (1VgFS) (5-63). South Regional Business (B-3) established in 1991, previously estabhshed as Commercial (C) (65A-79C). East: Community Busmess (B-2) estabhshed in 1991, previously established as Agncultural (A) (84-46). VVest Regional Business (B-3) established in 1991, previously estabhshed as Commercial (C) (101-77C) The zonuig trend along the east and west sides of Argonne Road north of I-90 to 1Vlontgomery Avenue has been Regional Busmess (B-3), with the excepaon of two relatively small parcels zoned Urban Residential-22 (UR-22) The most recent zone reclassification in the area includes the subject pmperty and the property located direcdy south of and adjacent to the proposal. That zone reclassification mcluded approximately 4 acres wtuch was rezoned from LTrban Residential-22 12/94 HEC Staff Report for ZE-46-94 Page 7 ~ f 1 (UR-22) and Community Business (B-2) to Regional Business (B-3) in 1991 (ZE- 20-91) F . Lanai Use Analysis• Site. Single-family residential, church, and feedlot. 1Vorth Restaurant and multiple-fanuly residences South Restaurant and motel East: Vacant and undeveloped. West: Restaurant and offices. b.and uses in the area are pnmanly businesses along the Argonne Itoad commercial corridor. Busuiess uses range from low-intensity office uses to a retail centeT approximately 1/4 nule north of the site Drecdy north of the proposal is a mula-fanuly residential complex. The zone reclassif'ication to ltegional Business (B-3) is consistent vvith existing zorung and land use trends ul the area G. Carcaa9ateon: The site currendy has access to Knox Avenue and direct access to Argonne Road. The site plan indicates that there will be direct access to Argonne Road and to Knox Avenue. Indhana I,ane is a private rnad wluch provides access to those properties to the south and east of the proposal. The County Engineer requms the apphcant to provide for a amprocal easement for mgress and egress to the propernes south and east of the proposal and the apphcant shall only be pernutted nght-ui and/or nght-out tunung movements on Argonne Road. H. I)esign 1. Sate Plan Data Proposed Site Plan: The site plan as subnutted illustrates comphance wnth the minimum development standards of the Regional Business (B-3) zone. The site plan illustrates one existzng structure on the property, a single-family residence, located near Argonne Road and adjacent to the Burger King property. Development Standards. Pronosed Re4uired Lot Area 266,529 sq ft. No minunum Btuld.ing Covetage 27% 60% maximum Building Height 50 ft 60 ft, maximum Parking 328 324 Signage None Per Chap 14 804 12/°94 HEC Staff Report for ZE-46-94 Page 8 -P c i Setbaclcs Front yard Argonne Road 35 ft. 35 ft from lot line Side yard (north) 43 ft. & 0 ft. 0 ft. & 0 ft. Side yard (south) 82 ft 0 ft. Rear yard (east) 53 ft 15 ft. Proposeai Buffferang/Landscape 'g'echniques: The proposed site plan illustrates the landscaping requutments specif'ied by Chapter 14.806 (Landscaping and Screerung Standards) of the Zoiurig Cocie Although not reqiured, the site plan illustrates landscaping along the narth, south and east property lines. The Planning Deparmnent recommends that the landscaping illustrated along the north, south and east property luies be reqwred and consist of Type III landscaping ~theI' S9$E Pladl COnSideH'at➢0t1S ne site plan submitted for review by the Heanng Examiner Committee is general in nature. Detailed review to detennine compliance wnth all Cede regulaaons and conditions of approval is recommended to be ardministrative and to occur at the Building Pernut stage. I. I)raenage: A drauiage plan is required. This plan must be reviewed and approved by the County Engineer's Deparmnent pnor to development J. Power B'rmnsmnssion Lflnes/Other Known Easements: None illustrated. Any recorded or requuei easements will be disclosed dunng the builduig pemut process K. Water SuppBy: The proposal is wnthin the 1Vlodern Electnc Water DistncL L. Sewage D'asposal: Use of sewage dssposal is proposed and subject to apphcable regulaaons of the State Department of Health. Double-plumbing is requu-ed for connection to future area-wide collecnon system. M. School• The proposal is in the West `/alley School Distnct No 363. 1!T . Fare Protection. The proposal is vvithin Fum Distnct No. 1 The Fum Distnct and the Division of Buildings Department (Fire 1Viarshall) are requ=d to approve fire protection provisions pnor to issuance of builduig permits. 0. Wetlands: Spokane County VNedand Inventory 1Vlaps do not indicate the presence of wedands on site P e Cultural Iltesources: None have been identified. Q o Specia9 Informateon: Previous conditions of ZE-20-91 will become null and void upon this approval 12/°94 HEC Staff Report for ZE-46-94 Page 9 z i III. ENVIRO1l1MEN'g'AlL HtEV][EW An Environmental Checklist was subnutted by the sponsor and was reviewed by the County Planiung Department. The review considered the specifics of the proposal, other available uiformation, County ordinances, other regulations and laws, possible standard Cond.itions of Approval, the Generalized Comprehensive Plan, and other County pohcies and guidelmes The Plannuig Department has deternuned that "1Vo probable significant adverse impacts" would result from the proposal being developed and has issued a Deternunanon of Nonsigruficance ("DNS") The "DNS" was circulated to 13 other agencies of junsdiction and other agencies,/departments affected by the future development for review and comment, The "D1VS" comment period ends December 13, 1994 and was advernsed 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. 'I'he Hearmg Examiner may consider additional environmental related tesamony at the pubhc heanrig I V o PLANNING DEPARTMENT SiJMMARY AND RECOIVIMENDA'I'ION The proposed Zone Reclassif'ication is consistent the Goals, Objecttves and Decision Ciuideluies of the 1Viajor Commercial (C) category of the Comprehensive Plan, implements the development standards of the Reglonal Business (B-3) zone, and is compatible with existing land uses and land use trends in the area The Planrung Department recommends approval, as conditioned V . C0NDI'g'IOIVS OF APPYtOVAb., fl. Al1 condatgons gmposeefl by the Heareng Examflner Comaiittee shall be b6ndiang on the APPIicant" 9 whach terms shall inclaaaie the owner or owners of the property, heirs9 assigns and sucsessors. ii. 'I'he zone reclassiricatfon applies to the fol0ownng real property: Parcel "A": The 1Vorth half of Tract 360, EXCEPT the West 300 feet thereof, of OPPORTLJNTTY PLAT TVNO, as per plat thereof recorded in Volume "Q" of Plats, page 41, Situate in the County of Spokane, State of Washington Parcel "B": The South 20 feet of the North 173 feet of the VVest 300 feet of said tract 360 of OPPORTUNITY PLAT TWO, as per plat thereof recorded ui volume "Q" of Plats, page 41, Except the West 10 feet of said Parcel "B" as conveyed to Spokane County by Deed recorded June 4, 1969 under Recording No. 23084C Parcel "C": The West 300 feet of the North half of Tract 360 of OPPORT'CTNIZ'Y PLAT TWO, as per plat thereof recorded ui Volume "O" of Plats, page 41, EXCEPT the North 173 feet thereof, AND F.XCEP'I' the West 10 feet thereof condemned by proceedings in Spokane County Supenor Court Cause No. 174546 for Argonne Road, ALSO the North half of the South half of said Tract 360 EXC:EPT the West 10 feet thereof conveyed to Spokane County by Deed recorded under Aud.itor's File 1Vo. 23089C for Argonne Road and EXCEPT that pornon thereof conveyed to the State of Washington by 12/'94 BEC Staff Report for ZE-46-94 Page 10 -P r ~ Auditor's File No. 4312060187 for SR90 Argonne Road Interchange, Situate in the County of Spokane, State of VVashmgton SPOKANE COiJNTY PLAI`dNING DEPAR'I'MEN'I' 1 The proposal shall comply with the Regional Business (B-3) and Aquifer Sensifave Area Overlay (ASA) Zones, as amended 2. The applicant shall develop subject property generally m acconiance vvitlun the concept presented to the Hearmg Body Vanations, when approved by the Planning Duector/designee, may be pernutted, includicig, but not lmuted to building locaaon, landscape plans and general allowable uses of the permitted zone. All vanations must confrnm to regulations set forth in the Spokane County Zorung Code, and the onginal intent of the development plans shall be maintained. 3. Approval is required by the Plaiuung Duector/designee of a specfflc hghting and signmg plan for the descnbed property pnor to the release of any buildhng pemuts 4. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planrung Duector/designee shall be subnutted with a perfanna.nce bond for the project pnor to release of building perrrnts. Landscaping shall be ulstalled and nnnauitauied so that sight distance at access pouits is not obscured or impaired. Landscaping shall be provided along the north, south and east property luies consistent wrth the site plan of record and shall consist of Type III landscapmg 5 Dzw hght from any extenor area hghang fixture shall not extend over the property boundary 6 All detached on-site advernsuig signs are to be located along Argonne Road, with one detached sign at the Knox Avenue entrance at a maxumum height of 20 feet above average grade and a maxunum of 40 square feet on each of two faces. All other signs except directaonal signs are to be attached to the biuld.ing structure No outdoor advernsing display/structure shall be pernutted on site. 7. The Planning Department shall prepare and record with the Spokane County Auditor a Tide Notice noting that the propeny in question is subject to a vanety of special conditions unposed as a result of approval of a land use action. This Tide Nouce shall serve as pubhc notice of the condlttons of approval affecting the property in question. The Tide Notice should be recorded wnthin the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Planrung Department The Title Notice shall generally provide as follows: The parced of property tegally describecl as [ ] ns the subject of a flancl use actflon b y a SpoDcane Count y Hearing Body or Adrninastrative OffeciaD oan [ iarnposing a dariety of specaa9 development conditions. File N0. [ ] is available for inspection and copying un the Spokane County Planning Department. 8 The Plammg Depardment shall file with the Spokane County Auditor, witlun the same time frame as allowed for an appeal from the final disposiaon, including lapsing of appeal penod, a Title Notice, which sha11 generally provide as follows: 12/94 HEC Staff Iteport for ZE-46-94 Page 11 , i "Pnor to the issuance of any builduig perimit for any building or any use on the property descnbed herein, the apphcant shall be responsible for complying wnth the pmvlsions of the Zorung Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The property which is the subject of this notice is more parncularly descnbed as follows " 9. The Spokane County Plannmg I)epartment shall prepare and recarxl with the County Auditor a Tide Notice specifyuig a future land acqmsition area for road nght-of-way and utlhaes. The reserved future acquisihon area Tide 1Votice shall only be released, ui full or in part, by the Planrung DepartmenL 'I'he noace should be recorded within the same nme frame as an appeal and shall provide the following a At least 10 feet of reserved future acquisiaon area for road nght-of-way and utilities, in addition to the existing and/or newly dedicated right-of-way along Argonne lZoad NOTE The County Enguieer has required 3 feet of new dedicat►on b Future building and other setbacks required by the Spokane County Zonulg CDde shall be measured from the reserved future acquisition area. c. No reqwred landscaping, parkang, '208' areas, draunfield or allowed signs should be located wntiun the future acquisition area for road nght-of-way and ufahties. If any of the above unprovements are made wnthin tlus azea, they shall be relocated at the apphcant's expense when roadway unprovements are made d 71'he future acquisition area, until acquired, shall be pnvate property and may be used as allowed in the zone, except that any unprovements (such as landscapuig, parking, surface drainage, drauifield, signs or others) shall be considered intenm uses SPOKAN~ ~OUNTY I)IVISION OF ElliGINEERIr1G AND ROA►DS Pnor to issuance of a buildmg permit or at the request of the County Engineer in conjuncaon with a County Road Project/Road Improvement Distnct, whichever action comes first 1 Apphcant shall dedicate 3 feet on Argonne Road for nght-of-way. Pnor to release of a builduig pemut or use of the property as proposed• 2. Access pernnits for approaches to the county road system shall be obtamed from the Spokane County Engineer 3. The apphcant shall submit for approval by the Spokane County Engineer road, drainage and access plans. 4 The applicant shall subnut for approval by the Spokane County Engzneer and the Spokane County Health Distnct a detailed combuied on-site sewage system plan and surface water disposal plan for the entue project, or pornon thereof, if ehe development is to be phased 12/'94 HEC Staff Report for ZE-46-94 Page 12 , 0 . ~ 5 A parking plan and tiraffic cuculaaon plan shall be subnutted and approved by the Spokane County Engineer. The design, location and arrangement of parlang stalls shall be m accordance vvith standard traffic engineeruig pracaces Paving or surfacuig as approved by the County Engineer, will be requued for any pomon of the-project which is to be occupied or traveled by vehicles To construct the roadway improvements stated herein, the apphcant may, with the approval of the County Engineer, join in and be wilhng to pamcipate ui any petiaon or resolution wtuch purpose is the formation of a Road Improvement Dismct (RID) for said unprovement, pursuant to RCW 36.88, as amended. Spokane County will not parncipate in the cost of these improvements. ,7-11/ As an alternative method of constructing the road unprovements stated herein, the apphcant may, wnth the approval of the County Engineer, accomplish the road improvements stated herein by joinuig and parncipating ui a County Road Project (CRP) to the extent of the reqtured unprovement Spokane County will not paracipate in the cost of these unprovements 8 The construcaon of the road improvements stated herein shall be accomphshed as approved by the Spokane County Engineer. ~ The County Engineer has designated Typical Roadway Secuon Number One,1Vlajor Artenal standard for the unprovement of Argonne Road, which is adjacent to the proposed development. This will requue the addition of approximately 6- S feet of asphalt along the frontage of the development. The construcnon of curbing and sidewalk is also requued 10. All required unprovements shall conform to the current State of Washuigton Standard Specifications for Road and Bndge Construcnon and other applicable County standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construcaon, unless othervinse approved by the County Engineer 11. Roadway standards, typical roadway sections and drainage plan requuements are found in Spokane Board of County Comnussioners Resolunon No 80-1592 as amended and are apphcable to t}us proposal 12 No construction work shall be performed within the existing or proposed pubhc nght-of-way until a penmt has been issued by the County Engineer All work wittun the pubhc road nght-of-way is subject to inspecaon and approval by the County Engineer. 13. All requued construchon vvithin the existing or proposed public nght-of-way is to be completed pnor to the release of a buildmg pernut, or a bond ui an amount estimated by the County Enguieer to cover the cost of construction of improvements shall be filed vvith the County Engineer ~ Applicant shall sign and record Spokane County Nonce to the Pubhc No. 6 wtuch specif'ies the followuig The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a petition for the forniation of a Road Improvement Dismct (RID) by the petition method pursuant to Chapter 36 88 RCW, which petiaon includes the owner(s) property, and further not to object, by the signing of a ballot, the 12/94 HEC Staff Report for ZE-46-94 Page 13 . ~ ~ . formation of a RID by the resolution method pursuant to Chapter 36.88 RCW, which Yesoluaon includes the owner(s) property If an RID is formed by erther the petinon or resolution method, as provided for in Chapter 36 88 RCVV, the owner(s) or successor(s) further agree (a) that the unprovement or construcnon contemplated vathui the proposed RID is feasible, (b) that the benefits to be denved from the formaaon of the RID by the properry included therein, together vvith the amount of any County pamcipation, exceeds the cost and expense of formanon of the RID, and (c) that the property withui the proposed RID is sufficiendy developed. Provided further that the owner(s) or successor(s) shall retain the nght, as authonzed under RCVV 36.88.090, to object to any assessment on the property as a result of the unprovements called for in conjunction vvith the formation of the RID by either petition or resolution method under Chapter 36 88 RCW 15 The County Artenal Road Plan identifies Argonne Road as a Pnricipal Artenal. The existing nght-of-way wndth of 63 feet is not consistent with that specified in the Plan. In order to unplement the Artenal Road Plan, in addition to the required right-of-way dedicadon, a stnp of property 10 feet in vvidth along the Argonne Road frontage shall be set aside in reserve This property may be acquired by Spokane County at the time when artenal improvements are made to Argonne Road. 16 There may exist utlhties, either underground or overhead, affecang the subject property, including property to be dedicated or set aside for future acquisition. Spokane County assumes no financial obhgation for adjustments or relocation regarding these utilities. Apphcant(s) should check vvith the applicable utihty purdeyor and the Spokane County Engineer to deternune whether applicant(s) or the utlhty is responsible far adjustment or relocation costs and to make anangements for any necessary work 17 Applicant shall only be pemutted nght-in andlor nght-out nulung movements on Argonne Road 18 The apphcant shall provide for a reciprocal easement for ingress and egress to the propernes south and east of this proposed rezone This easement shall be at the location as delmeated on the rezone site planr r) 0-- A-s 19 An apphcable turn-around shall be provided per the rezone site plan SPOKANE COiJNTY DIVISI0N OF iJTILITIES 1. Any water service for tlus project shall be provided in accordance with the Coord.inated Water System Plan for Spokane County, as amended 2 Pursuant to the Board of County Commissioners Resolution No. 80-041 8, the use of on-site sewer disposal systems is hereby authonzed This authonzation is cond.itioned ui comphance with all rules and regulaaons of the Spokane County 12/'94 HEC Staff Report for ZE-46-94 Page 14 s { A 3 ~ Health Distnct and is,further condiaoned and subject to specific apphcation approval and issuance of pemuts by the Health Dlstnct 3 'I"he owner(s) or successor(s) m interest agree tv authanze the Caunty to place their nazne(s) on apetition for the fannatxon of ULID by petiaon method pursuant to RCW 36 94, vvhich petition includes the owner(s)' property; and further not to object by the signuig of a protest petition against the f4rmaaon of a ULIID by resoluaon method pursuant to RCW Chapter 36 94 wlruch u7cludes the owner(s)' property. P~OVIDEED, this condit►on shall not, pmhibit the owmer{s} ar successor(s) from objecting to any assessment(s) on the property as a result of umprovements called for in conjuncaan vnth the farmatxon, of aULID by either petiaon or resolution under RCW Chapter 36.94. 4 Each develling urut shall be dauble-plumbed for connection to future areawnde collection systems 5 Apphcant shall subnut expressly to Spokane County Ualiaes Deparbment "under separate c.over", only those plan sheets showing sewer plans and specifications for double planning far review and approval by Utihties Departiment pnor to issuance af permit to connect ~ ~ SPOKANE COUNTY gIEALTH DISTRICT 1. A combmed surface water and sewage ciisposal detauled glan shall be approved by ~ the Spokane County Engineer and Spokane County Health Distnct priar to the issuanee af any on-site sewage chsposal pernut ar building pemut for this,project 2 Sevvage disposal method shall be as authonzed by the Duector af Utilxnes, Spakane County. 3 Water service shall be cvordinated ttur,ugh the Duector of Utdines, Spokane County 4 Water service shall be by, an extsting pubhc water supply when appmved by the Regt.onal Engmeer (Sp+okane), State Department of Health 5 Disposal of sewage effluent beneath paved surfaces is cunendy prohiblted. i b 5ubject to sgecific apphcatl.on approval and lssuance of pemuts by the health off'icer, the use of individual an-site sewage disposal systems may te authonzed Note There may not be enough available acreage for 4n-site sewage ciisposal systems. Dependinng on the sewage flow rate of the proposed uses, the State Deparnnent of Heatth may be the junsdicaonal agency for the pemumng of on-site sewage cU.sposal system(s). ? Use of pnvate wells and water systems is prohibited SPOKANE COUIl1TY IDIVISION OF Bi.1I]L~INGS 1 The applieant shall contact the Departnnent of Budciings at the earhest posslble stage xn order to be uifonned of c+Qde reqwrements adxnlnistered/enfarced as authonzed by the State Bwid.ing Code Act. Design/development concems mclude Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessibflity, construcaon type, occupancy classificanon, exiung, extenor wall , 12/94 HEC Staff Report far ZE-4fi-94 Page 15 ~ ~ • protection, and energy code regulations (Note The Department of Buildings reserves the nght to confirm the actual address at the tune of building penrut ) SPOKANE COZJN'TY AIlft POLI1iJTI0N C0N'I'ROL AUTHOItITY 1 All air pollution regulaaons must be met, This includes but is not luYUted to the followulg 2 Air pollution regulations r+equue that dust emissions dunng demohtion, constructxon and excavation projects be controlled This may require use of water sprays, tarps, sprmklers or suspension of activity dunng certaui weather conditions Haul roads should be treated, and enussions from the trransfer of earthen matenal must be controlled, as well as' enussions from all other construction-related activiaes 3. Nleasures must be taken to avoid the deposition of dirt and mud from unpaved surfa.ces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken inunediately to clean these surfaces. 4 SCAPCA strongly recommends that all traveled surfaces (ingress, egress, parlang areas, access roads) must be paved and kept clean to mulinuu dust emissions 5. Debns generated as a result of this project must be disposed of by means other than burning (i.e , construcnon waste, demoliaon matenals) 7. Demohtion and renovation projects must comply wnth the requuements of CFR 40, Part 61, Subpart 1Vi and of SCAPCA Regulanon I arncle IX. Intent to Demohsh and Renovate forms are available at the SCAPCA office 8 SCAPCA Regulation I, Amcle, V requues that a Notice of Construction and Apphcation for Approval be subnutted to and approved by our Agency pnor to the construcnon, installation or estabhshment of an air pollution source. This includes any fuel fired equipment rated at greater than 440,000 BZ'LT/hour (boilers, hot water heaters, ovens, etc It also includes paunt booths, and other sources or air contanunants 9 SCAPCA Regulation I, Amcle IV requires reglstration wnth this agency 12/°94 I3EC S taff Report for ZE-46-94 Page 16 'J L w' OFF I CE OF TWE COUNTY FNGT NIEE Fd SPOk ANE COUfVTY 9 WASHI NG1"QN December 1 y 1994 "foo ~pokane County Plai-ininc~ Department (Cikrrent Planninq AcJmx.nistrator) ~=r ~_ome Sp~~E ~.~ne C~~~_~nty Enqine~►r's Department (35*_q~ Sub)ECtn C-Dnditions ot Approva1 Zone CFiariqe hloe 7_E_4E,_94 Applicants Naaie Esingaman~ Secti-Dn 89 T-DwnshipW:'5 hJ9 RiAngp 44 EWM re:_Zoning The following "Conditic)ns c-f Apprc-va1" for the above referenced zc+ne chanqe ar~ submztted tc- the ~pokane County Hearinq Examiner Lcommittet~ for inclLtsic-n an the "Planninq Report" arid "Findinqs and prcler" for the pi_ibl.ic hearing schedi_Rled DPCemberM1J9 19940 F~6A C'r-i-_~r tiD issuance of a bu«. ] da.ny permit or at the reqi_«si; of the Ci--Unty Enqa.nQer in con)unction wi th a COLtnty Rcoad Pro)ect/Road Tmpr-~.Ivement Di atra.ct➢ whiciiever ~.~cta.on comes fa.rsto E^6 Appl i cant shal t decli cate 13 feet or► Arqr_-nne Hoac_i t-e-r riqht of way pur poses e Prir-ir to release of a bL«.ldx.nq permit c►r Ltse ot thP property a~ ~ropciseri o E40 Access permits fc-r approachEs to the C~~ounty F~t-jad System shall be obtained fr-Dm the County Enqineer4 F-1^ App1 icant shal. t submitfor approval by the Sp~:4ane C~~-Ltnty Ei-igii~ep-r- roady drainac7e and access planso E44 The applicant shall sithmit fcir approva1 by thEa Spoa ane COLtnty Enqineer and the Spc4ane County Nealth nistrict a detailed combined cin-site sewacle system plan ancl surface water ciisposal plan fiDr the entire pro)ect or portion thPreof if the cievelopment is phasedo E-45 A para xng plc-An and traffie circu1atiiDri pl.an shall be sitbmitted ai-id appr-oved by the Spok ane COLtnty Enqineer o The ciesiQn, 1ocata.-Dn and arranqement of parE inq stal ls shai 1 be in accc-rdaiice wltl) st~.~ndard engineeriiira practices4 Pavinq or s+_Rrfaca.nq as approvect by the Cciunty Enqineer wi11 be required ~ • P pa qP ~ fiDr any pcirtsiDn ot the project whiGh is to be ocr.upied or traveled hy vehicies E46 To construct the roadway improvements stated herein9 the ~.~pplicant mayy, with the appr-Dval Of ttie COLtnty Fnqineeyrq J-Din in anci be wi1 1 inq t---) p~~rti cipate in any petiticri or res-D1 i_~tion which pijrpoDse is the formata.iDn cif a Road Impr,_--vement Da.strict (RID ) f-Dr said impr-Dvement pLtrsuant t-D RCW 360 88, as americleclo Sp~::4ane Cr-turity wil l rnrit partica.pate in thP cost ~:,f these improvemeritso F47 As an a1 tPrnative method of constructinq the rt?acl improvements stated I-rereLn, the applicant may, with the appr-Dval of the Cc-unty Enaineerq acccimpllsh the road improvements stated herein by joina.nq and parti cipat Lng in aCounty Road I'roject (CRP ) to the exten tof the requi red lmprovement e 5~~~~~ ane County wi 1 1 not parta. ca.pate a.n the cc)St of these xmprovementso E48 The crinstruction of the roaclwa-y imprcivemEnnts stated herein sha11 be ~.~ccomplished as appr-Dved by the 5po4ane County Lnqineere E50 The Courity Enqx.neer fias desx.qnated Typical Ftc-adway Section hli_tmber One.,_Malor_Arterial standard for the a.mprovement of ArgcinnP_R~,~~ad which is~ad jacent to ttie nropo~ed developmenta This will require the acidltLon of approximately b+8_ of asphalt cA1onq the frontaqe of tf-ie deve1opmento Ci_trbing and sidewa1M must a7.so be cc-instructer.io E51 A11 requ1YeCI lmprovementC shal1 cc►nform tci the cLtr rent St~.~te of Washinqton St~.~ndard Specificatir-ins for Ri--)ad and Brldqe coi7stritctic-n and other appl x. cable county standc-Ards and/oMir ad'DptPd resolutx.cins pertaininq perta-Lninq to Ro~.~d Standards and Stormwater Manaqement in effp-ct at the date of construction9 unless c-1:herwise approved by the Lounty lEngineer. F55 Rc-adway 5tandards9 typical rriadway G,ections anc.i drainacle plan re qla i r e men Ls c'i Y E' fouI"1 Cj 1 fl Spr.4d 1'1 ~Boci 1'' d of COUI"1 t y CotTt f111 s5iofl er'S resol.i_ttion 80-1592 as amendPCl and are applz c~.~b1e to thls proposala E58 hlo con5tructlon wora YS to be performed within ttie existlnq or proposed riqht of way i_tnti 1a permit has been issued hy the COLtnty EnqineEro Al l wor ~ wirhin ttie public rr-tad right of way ls Sl_tb Ject toD xnspection and approval by thE County Ci-iqa.nePr. • a i er Paqe %3 E59 A 1 1 req iji red Cof1 rtruc tion w z t hin tI-ie exis tin g cir proposPd pi_tb 1iLc riqht of way ls to--i be completed prior toD thP release of a bijilda.nq permit or a bond zn an amc-i_Rnt estima-ted by the County Enqineer tc- CoVeY tI'iE' CoSt of construction oY' imprc-vements Sfia11 be filed with tfie County Enqineero E r'.3 Appl i cant shal 1siyn and record SpoE ane CoLtnty Noti ce to ttie I' uh 1ic Noo6 which s pe cifies t he f-D1 1ow i n Q o Trle owner ts a c-Y' suCCf?s~"sc1Y (5) 1f1 ll'1teYest 2gYeE1 t~~~ authoriae the County to p12ce their nam~(~) on a petition frjr the fiormatic-on of ~.~a Roacl ImpriDvement lDistrict tRIDy by the petita.on method purSuan1: to Chapter 36088 RCW9 whicfi petition a nc 1Ltdes the owner (s) propertyo I f a RID is formed by ea.ther the peti tion or reso1i_ttic-n metfiod9 as prova.ded for in Cfiapter 32e 88 F2CWy tt~e owner ts aor~ suc cessor csf fi_trther aqreee (1) that the improvement or constructzon c'Dntemplated withii-i the propc-sed RID is feasible9 ~2.) thiat the benefix.ts to be deri vPCi from tF~~ formatl-Dn i-nf the RID ay the property ir)clUded ther-ein9 tc-qether wi.th the amoi_int of any Coi_tnty partxcx.pation9 exc~eds ttie cost and expense ofi formatxon -,-f tl-iP RTDo and that ttie property withZn tl-~~ ~roposeci FZxn 1, SLtfficiently develcipedo Pr~tDvideclq fur, i: he r- 9theow i-ier(s ) or s+_i c c P<.~ sor(s) s ha1 1 retai ri t he riq ht 9 a s aut hor a. Zed und e r R C W 364 88e 090y to :.b a e c t tc- an y ass ess mE n t c-ri the property as a r-esi_tl.t of the .zmprovements c<:-k11ed for Ln ciin)unction wi th the formation ofi the RID by ea.ther petiti on c-r r-e~-Dluti-Dn methcnd i_tnder Chapter 3La 88 RCWo FG-t The C~ Dunty Artera.~.~l Roaci plan irJentifiies Arg=e_f2~~~ad a5 a Pr-incip,21 Arterisl p The existinq rightof~way wa.cith~of 63 fte is not consx.sten't with that specified in The Pl~.~no Tn orrJer to implement ttie Arterial Road Plc-in a.t is recommerided th~~t Ln ad d i t ic--n~-D the- rP qui red r i y htofi way dec1ic ta tion 9 a stripof priDperty 10 fto in wirJth a1oncl ttie P+rgcinrie R-Dad frontaqe bP sEat aside in reservee Thx.s pri.:,perty m~.~y be acqLiir-ed by Sp-DE ane Lc-i_ti-ity at the time when Arterial Imprc-vements are made to Ar Uonne Road o E90 l"here may e;:ist Lttila.tiesQ either +_tn(JErqrOLtnd or coverhead9 affPCta.nq the sub)ect prciperty9 a.nclLtciing prciperty tcl be dedi cated or set asxcie fc-i- fLiti_ire acquisitiono Sp►a4 ane C~~-Linty aiEisl_t f Yl eS fl r-, f a. n an cia 1 j--ib1 a. qat ion f-DY ad)Lt st tTl eI't t~'- or lr E' ll--iC at loil reqz%rclinq these Uta.litiesa Appls rz-Ant StIOLtlrJ checa with the app] icable UtIlIty purveyor and tl-ie Spokane County Enqineer to determine- whether appl a c.ant 'Dr the Uta 11ty is responsa.ble for ad,JLIStITleflt oY Y'eloCation CoSts a11d t-D (Tlale arranqements f~~.-Y afly r}cacessary worE o Spcrial Condit;ionr-. . . paQE' 4 Applicant sha11 only be permittPd riqht-a.n zind/or right out tLtrning movemerit s rin Arqonne Road o The appl x. cant sha] 1 provgde for recipr ocal easement for inqress anci ECaYesa to tl"Ie (7Yr-oPeYtl25 5outFl a(ld eaSt of th15 pY'~~poaPd Yedo(lE•o -rhis EaSEment shall be at the l-Dcation as cielineated on the r~~zonE site p1ano An applicab1e turn-arc-itrid sha11 be p~-Dvided per ttie rea one Site plan. p i ♦ ~ OFFICE OF THE COUN1"Y ENGINEER SPOkANE CQUNTY9 WASHINGTON 0 c tober 12s 1994 Too SpoE ane C~ Dunty Planninq Departmpnt (Clirrent Planning Admirii.strator ) Fromo 5po6~ ane CoLtnty Engineer 9 S Department G~f4_ aub )e c t d Conr9 i t ions cif Approva1 Zone Change Noo Unassigned App 1 icants Name Bing2man Section B. Township 25 hl9 Ranqe 44 EUJM re.:_Z--nnxng The following "Conciitions of Approval" for the above referenced wone chanqe are subma.tted to the SpoE ane CoLtnty I'lanninq Department for intlusion in thE Desiqn keview Meetinq schEdulEd C)ctoher_1'9 1994d E36A Prior to issi_tancQ ~--if a bi_tilding permit ~.:ir at the reql_«st of the Coitnty Enqineer in con)unction wx.th a County Road Projec t/Fdoad Improvcment District9 wl-ia.chever action ccomes fa.rsto E36 +4pplicarit shall dedYCate 3 fEet on Arye-inne Road tor riqht of way purpeDseso F'ricir to release of a bLtildinq pPrmit --.)r Ltse of the property as proposed o E40 Access perma.ts for approaches to the CoLtnty Road System shall be obtained from thP COlAnty Enqa.neero E43 Applicant shall submit for apprnval by the rpi.-ilane Coitnty Engitieer roadq draznaqe anci access planso E44 The applicant shall submit fcor approval by the Spoa ane Co+_tnty Eiiqineer and the Sp-_4ane rounty Health Ua.strx.ct a detailed cc-mbineci on-site sewage system plan and surface water disposal plan for the eiitire pri,ject or portion thereof if thP development is phased4 E45 A parE inq plan and traffic circulatx.on plan sha] 1 be sLthmitteci and appriDved by the Spo~anQ Coi_inty Engineero The desiqn, locatinn anrJ arranqement of parkinq stalls shall be a.n accordance with standard Pnqa.neerinq practiceso I'avinq or surfacing as approved by the Gounty Enqineer will be required • ~ pa qe for any portiozii-i n-f the pro)ett whicn is to be ceccuNied or traveled by vehicles E46 To cc,nstruct the roadway improvements stated herein9 the applicant may9 with thP approva1 ~--)f the CUunty Enqineer9 Join in and be willlng to partir_ipate a.n any pcta.tion or resolutic.-n which piarpose i5 tfie fc-irmation c-f a Roaci Improvement District (RIU ) for sC-tid impr-Dvemerit pursuant to FZCW 36d g89 as amendedo SpoEtiane County will ncit participate iri the cost of these improve(nentso E47 As an alternative methad of constructiriq ttie road improvements stated hereinq the applicant mayy, with the approval of the County Enqineery arccimplish the rr~oaci improvements stated herein hy )oininq and participating in a County Road ProJect (CRF' ) to the extent of the reqLtired improvement n Spo~ane County wil 1 rnr-it participate in the cost of these improvementse E4£3 Trie constrOActx.-nn of the roadway improvemerits stated herein shall be ac comp 1 ished as appr-DvPd by t he Spi,l ane County Enqa. neer o E50 The County EnqinePr has desiqnated Typical Roadway Section NiAmber CJne.L_M2.j!nr_+4rtera.a1 standard for the impriDvement of Argonne_Raaci which is ad)acent to the praposed developmento ThYs will reqLtire the additir-in of approximately E_8_ of asphalt alonq the frontaqP of the developmento CLirbxny and sidPwalk mijst also tae coiis t ruc t ed o E51 All recILtired improvemerits shall conform to the ClArrent State i,)f Washiinqton rtandard 5peci ficaticins fc-ir Rciad and Bridqe constrLtctic-n and otrier applicable coi_tnty standards and/cIr adiDpted re~iDliAtions per-i:aina.iiq pertaininq to Road Standards and Stormwater Manaqement in effect at thE c1ate of construction9 unle~s otherwise approved by the County Enqineere E55 RLnadway standards9 typical roadway sectioris and draanaqe plai-i requirements are found in SpoF.ane Board cif County Cornmissioners resolutiori B0-1592' as amended and are applxcable to this proposa 10 E58 hlo const ruc t ion wor[ i s to be pP rfor med w i t hi n t he exi s t in q or pr-Dposed right c-f way unti 1a permit h~.~s been issued by the COUnty Enqineer. All wcora, within the public roaci r1ght ofi w~zy is sub)ect tc, inspectir-on tand ~.~pproval by the County Eiigineero f - s • d p~ge 3 E59 Al l requirPd constructic-n within the exzsta.nq or proposEd public ri ght of way a.s tc, be completed prior to the release of a bi_ti].dinq permit or a bond a.n an amOIAnt estimated by the County Fngineer to CiDVE1' the GoSt ot Con5tYuGtlc-l'1 ciY improvements* ahal l be fi1ed with the CCIIAi-Ity Enqa.neer4 E59 Applicant sha11 siqn and record 5po6 ane Cctunty hlo-itice to the Puulic Noo 6 which spPC1fLPs the followinqo TF~e cewner (r) or suc cessor (s) i n i nterest aqree to auth~---)ra..,e tfie Couiity t-D p1ace their name(s) on a petition for the formata.---)n ~--)f c-x Road Improvement D.Lstr.Lct (RiD) by the petition mPthod pursitant i;o Chapter ^6o 88 RCW9 whi ch petitiiDn a.ncludes the owner(s) pr-Dpertyo If a RTD is formed by either the pet i t ion or reso1ution me1: hod 9 as prov ided for in Chapter 360 88 RCW, the owner (s) or succe~sor(s ) further ac7reeo (1) tfiat the amprovement cir cc-nstruction ccintQmplated within the proposed RID is feasa.blep (.2') that the bene fits tra be derived from the formation of the RID by the priDperty inc 1u«ied therein9 toqether with ttie amOLtnt of any County pa►rticipaticin9 exceeds the cost and 2xpense of f-Drmaticin of the RIDd and (3) that tfie property within the proposed RTD is sufficiently developedo PriavicJed9 further9 ti-~e owner (s) or sliccessc,r (s ) shal l retain the riql-it9 as aut hori: ed Ltn d e r RC W 36o88 009C), t o cib )e c t t o a ny a5ses sme r7 t on the pr-Dperty as a resu1 tof ti-ie improvements cal led for in conjunction with the formatxon r-if the FtTn by ei ther petx. tiori or resolution method lAnder Chapter 3(1o88 RCWo E61 The CaLtnty Arterial Road plan x.cienta.fies ArggLiLie_RoacJ as a Principal Arterial o The Pxa.stinq riqht of way widtF~~Lif 63 fto is~rnot cc-naistent with thar specxfied in The Plann In 1"-~rder to x.mplement thP Arteria1 R~iaci Plan xt is recommerided that a.n cidditiiDn to 1;he requa.red riqht of way dedication9 astrip of prrperty 1C) fte in wicith a1ipinq the Argonne Road fr-Dritaqe be sefi aside in reserveo This property may be acquired by SpoF ane County at the timP when Arter1a1 Improvements are made to Arq oI"1 I"1 E Roa d o E90 There may exist utilities9 either uncierQroLtnd or overhead, affecting the subject property, includx.ng property to be dedicated or set aslde for futLtre aeqLtlSitir-ino Spokane COLtnty aSsIAmes no financa.al c1bligation frjr ad,ustments or relocation reqardinq these uti 1 itieso Appl icant should checR with the applicable utility purveyor and the SpoE•ane COlAnty Enqineer to determirie whether appl s carit or the uti 1ity i5 responsible for ad justment or relocation c---ists and to make arranqements for any riecessary worE o Special Gonda.tionsn e t paq@ 4 ,4pplicant shall only be perrnitted right-in andlor righ~ i-ni_Rt tiRrninq mi-ivements wn Arqonne Roada The appliccint sha11 prc-vgde for a rer_iprocal easemerit ~o-nr inqress and egress to the properties soutli and east of this proposed re`oneo This easempnt sha11 be at the locati-Dn as cJel inPated on tfie re--one Site plaii. -ieeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee; ° Traf f ic Counts ° -°aAaoaaaa&aaa&aaaaaaaaaaaaaaaaaodaaaaacaaaaaaaaa~aaa~iaaaaaaaoaaaoac1claaclaaa° °Road Name °Location °Leg° Count ° I&a~aaaaada~aaaa~aa~aa~aadaeadaeaaaa~aaaa° -°aaaea~ia~aaaaaaaaciaaaaaaa~a~aaaeace ° 10ARGONNE RD °at MARINGO DR °S ° 29420 ° 20ARGONNE RD °at UPRIVER DR °N ° 18398 ° ° 30ARGONNE RD °at UPRIVER DR °S ° 26639 ° ° 40ARGONNE RD °at COLUNiBIA DR (END) °S ° 16438 ° ° 50ARGONPiE RD °at BIGELOW GULCH RD °N ° 08815 ° ° 60ARGONNE RD °at BIGELOW GULCH RD °S ° 15153 ° 70ARGONNE RD (END) °at BRUCE RD (START) °S ° 8147 ° g°ARGONNE RD (ONE WAY SOUTH)°at MISSION AV °N ° 18186 ° g°ARGONNE RD (ONE WAY SOUTH)°at MISSION AV °S ° 14256 ° ° 100ARGONIdE RD (ONE WAY SOUTH)°at BROADWAY AV °N ° 12929 ° ° 110ARGONNE RD (ONE WAY SOUTH)°at BROADWAY AV °S ° 10905 ° ° 120ARGONNE RD (ONE WAY SOUTH)°at SPRAGUE AV °N ° 10301 ° ° 130ARGONNE RD (ONE WAY SOUTH)°at SPRAGUE AV °S ° 05190 ° ° 140ARGONNE RD (TWO WAY) °at KNOX AV °S ° 31022 ° ° 15>ARGONNE RD (TWO WAY) °at MONTGOMERY AV °N ° 29340 ° -aeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee pg 1/2 f °Pop Up°Single°Select row by pressing [Return] or enter row number [Esc]-Exit ° fldaaaaaeaadaaaeaadaaaaaaciaaaaaaaaaaaaciaaaaaaaaaaciaaaciaaaaaaacidaciaaaaaciaaaaciaaciaQ °Esc-Exit F1-Help Enter-Select Item AnyText-Search for text PgDn-Next Page ° -ieeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee; ° Traf f ic Counts ° -°&aaoaaaaaaaaaaaaaadaaaaaaaaaaaoaaaaaacadaaaaaaaaaaaaaaaaaaaoaaaoaaaaaaaaa° °Road Name °Location °Leg° Count ° -°aaaeaaaa~aaaaaaaadaaaaaaaaaaeaaaaciaaaaaaaaaaaaaaciaciaaaaaaeaaaeaaaaaaaaa° ° 16>ARGONNE RD (TWO WAY) °at MONTGOMERY AV °S ° 28847 ° ° 170ARGONNE RD (TWO WAY) °at SR 290 (TRENT) °N ° 23925 ° -o 0 -o 0 -o 0 -o 0 0 0 -o 0 0 0 -o 0 0 0 0 0 -o 0 -o 0 -o 0 -&eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee pg 2/2 f °Pop Up°Single°Select row by pressing [Return] or enter row number [Esc]-Exit ° daaaa ad eaaaa& aeIciaaacelaaaaaaaaaaa& aaaaaciaa acela~ci Icice, a& aaaaaaaaaaaaaaaaaaaaaaiaa aaaci aa(; °Esc-Exit F1-Help Enter-Select Item AnyText-Search for text PgDn-Next Page ° ieeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee. .eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee; ° Traf f ic Counts ° -°a aao6 a~fiafidd aA aad aaa~&& aaaaCA aaoaaaaaaaa&aaaaaciaacelaaaaaaci aaaoaaaoa& acici aci aa° °Road Name °Location °Leg° Count ° -°aaaeaaaaaaaaaaaaaaaaa~iaaaaaaaaeaaaaaa~aa~aaaaaaaaaaaaaaaaaaeaaaeaaaaaaaaa° 0 16>ARGONNE RD (TWO WAY) °at MONTGOMERY AV °S 0 28847 0 1 ) leeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeegReport Viewerfleeeeeeeeeeeeeeeeeeeeeeeeeeeeeee; °PAGE 2 14°01:34 03 OCT 1994 0 °Road# Road Names.......... MPost. Reference Descriptio Road Log Info.....e.... ° 00.720 CATALDO AV U 14 PAVED 360 ° 00.850 BROADWAY AV U 14 PAVED 36 ° 00.970 ALKI AV (END) U 14 PAVED 360 ° 01.100 VALLEYWAY AV U 14 PAVED 36 ° 01.130 MAIN AV (START) U 14 PAVED 360 ° 01o170 MAIN AV (END) U 14 PAVED 36 ° 01.327 RIVERSIDE AV (END) U 14 PAVED 360 ° 01.350 SPRAGUE AV U 14 PAVED 36 ° 01o399 1ST AV (START) U 14 PAVED 360 ° 01e400 DISHPZAN-MICA RD U 14 PAVED 36 000090 ARGONNE RD (TWO WAY) 00o000 MULLAN RD (ONE WAY N U 14 PAVED 840 ° 00.090 KNOX AV U 14 PAVED 84 ° 00.210 MONTGOMERY AV U 14 PAVED 840 ° 00o380 SR 290 (TRENT) U 14 PAVED 84 0 0 03 Records Processed 0 0 0 aeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeef °List ° °Use Direction Keys to View Report (Press [Fi] for help) ° flaaaaaaeaaaaaaeaadaaaaaaaaaaaaaaaaaaaaaadaaaaciaaaaaaaaaaaaaaaaaaaaaaaaaaaaa&adag °Esc-Exit Enter-Next Page 0 i • R = I , A a ` I;ETERMINATIQN OF NONSIGNIFICANCE - "DNS" WAC 197-1 1-97a and Seaction 11.10.234(3) , SPOKANE ENVIRUNIVENTAL ORDIrdANCE , Fu,E Nv~sER(s): zE-46-94 TInYMANs DESCRIFTIUZ'rI (3F PRUPOSAL: 7one Reclasssification frvm Urbann Residential-22 (T.TR-22)12 C~nun~ty Busauness (S-2) and Regiona~. Business (B-3) tv Regional Business {B-3} f~ar a~raaacery stor: and thvse uses allowed in the Re,gional Business (B-3) zone. APPLICA~T: Virginia Bingarnan Lnland Empire Baptist Temple Ine. North 2112 Argonne Road North 2024 A►rgonne Road ~ SpoTcane, WA 99214 Spokane, WA 99212 tD , (509) 926-8442 (509) 928-0+644 R~- -k AGEfi1T: Dwight Hume 1994 West 1720 4th Avenue Sgokane, WA 99204-1702 (509) 747-4600 LUCATI+C)N QF FRUPOSAL +Generaily lacated east vf and adjacent to Argvnne Road, north of Interstate 90, south vf Kizox Awenue (extended) in the SW 114 of Section 8, Tvwnshig 25 North, Range 44 EWNi, Spokane County, Washington LEAI) AGENCY: SPOKANE CQUI'+1'TY PLANNING DEPARTIVIENT DETERMIN'ATIQN: The lead agency for this proposal has detenmined that it dues not have a prababie sngiifiieant advers,e impact an the envirormaent, An Environinental Img,act Statement (EIS) is n2j~required under RCW 43.21C.030(2)(c). This decision was made after rewiew vf a eampleted envimnmental eheck1%st and other infvrma.tioa on file with the 1ead agency. This infanmtivn is available tQ the gublic on request This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal far at least 15 days from the date issued (belaw). Cvmments regarding this DNS must be submi#ted nv later than 4:00 p.m., December 13, 1994, if they are intended to alter the DNS. RESP(]1'1iSI-BLE UFFICIAL: WALjLIS D. HLTBBARD, PLANNIlNG DIRECI'"OIt By: Kea Kuhn, Planner I Phone: ~ (509) 456-2205 Address: Spokane County Planning Depm-mdent ` VVest 1026 Brvadway ~ Spokane, VV'A 99260 DATE ISOMD:--D-U L7 , 1994 SIGNATiJRE: AL , CCl1vPVENn; RBGARDNG ENMRG'~l'T~ .AL CCNCERNS ~&VTLCU*1E AT 'IHE HEARM. APPEAL OF THIS DETERMIN.ATICIN, aft+err it becomes final, may be made to the SFOKAhTE C4XJIw1'Y P G DEPAR'TIVIENT, West 1 026 Braadway, Spokane, WA 99260. 'Me appeal deadline is the same as the abvve prvject's appeal deadline, being ten (10) calendar days after the signing of the decisian to apprvve ar +disapprvve the prvjecL This appeal must be written and the appellaat shauld be prepar+ed tv make specifie factual objeetions. Contact the Planning Degardment to assist you with the specifics for a SF..PA appeal. This DNS was mailed to: r 1. W,A State Departmnt of Ecvivgy ('OIYmPia) 2. 'W'A State I)egarlnent af Health 3. Spokane County Health Uistrict 4. Spokane County I)iivision of Lngineeriag 5. Spokane Caunty Air Pollution Cvntrol Authority 6. Spokane County P"arks I)eparunent 7. Sgokarie County Baundary Review Bvard 8. Spokane Regi.onal Transportation Cauneil 9. WA State Department of Transpartaiion 10. Spokane Transit Authvrity 11. WestValley School District 12. Modern Electric'Wat.er Cvmpany 13. Fire District Na. 1 V • C . SPOKANE'C6UNTY PLANNING ZONE RECA.,A~~IFICA'A'gON APPLICATION PART I A. GENIERAL IIVFORMATIOIV: NAME OF APPLICANT/REPRESENTATIVE Dwight J e Hume MAILING ADDRESS W. 1 72 0 4 th Ave o CITY Spokane STATE Wa . Zip 9 9 2 0 4-1 7 0 2 PHONE 7 4 7- 4 6 0 Q (work) S ame (home) IF APPLYCAAIT IS NOT OWNER, INCI.UDE WRITTEIV OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPIftESENTATIVE V,e-P ,j51,oV14 LEGAL OWNER'S NAME ,74e,11W0 6TI'lRIear ,W-0~1"iW~G PHONE 1a-2--o& ySF MAILING ADDRESS r CITY STATE ZIP ~9cr~ PROJECT/PROPOS AL S ITE AREA (acres or sq ft) 6.1 a c r e s ADJACENT AREA OWNED OR CONTROLLED (acres or sq ft ) Nnn,p Y:`.~M3 Ozl I + .0250 ASSESSOR PARCEL #S OF PROJECT/PROPOSAL r r72-5~-0-2-~ 02t'3"' ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED NA STREET ADDRESS OF PROPOSAL N. 2024 Argonne EXISTING ZONE CLASSIFTCATTON(S) (DATE ESTABLISHED) _UR - 2 2 (56) R-2 (91 ) B- 3( 91 ) EXISTIIVG USE OF PROPERTY Church., vacant r residential and animal PROPOSED ZONING grazing e B-3 COMPREHENSIVE PLAN CATEGORY Ma3or Commercial SCHOOL DISTRICT NIA FIRE DISTRICT F. D o #1 WATER PURVEYOR Modern Irrigation PROPOSED USE OF PROPERTY Smgle family dwellings Duplexes Multifamily dwellings Manufactured homes ( ) Business Indusvial ( ) Mixed Use ( ) Other ( ) - Descnbe LIST PREVIOUS PLANIVING DEPARTMENT ACTIONS INVOLVING THIS PROPERTY ZE 20-91, UR-22 and B-2 to B-3 SP 88-532 (Ad3acent to sub3ect property). B. LEGAL/ZONE RECILASSIFICATIQN INY QRM.AATI~, LOCATION OF PROPOSAL E. of Argonne, S e of Knox, N. of I-90 SECTION 8 TOWNSHIP 2 5 RANGE 44 NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Argonne and Knox , WIDTH OF PROPERTY FRONTING ON PUBLIC ROAD aPPr o 3 4 3' Arganne I a a46 a 94 ti , ' oi ZOIVE RECLASSIFICATION APPLICAT'ION Page 2 of 4 . ii DOES THE PROPOSAL HAVE ACCESS TO A.N ARTERIAL OR PLANNED ARTERIAL YES NO NAME(S) OF ARTERIAL ROADS Argonne LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIFICATION PROPOSED See Attached EXISTING ZONE(S) UR - 2 2, B- 2, B- 3 TO PROPOSED ZON,E(S) _ B 3 FOR THE FOLLOWIlVG DESCRIBED t PROPERTY (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PROVIDE BELOW (See Attached) IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INTEREST IN IT'7 _ Agent for the owner ~ WHAT ARE THE CHANGED CONDITIONS OF THE AREA WHICH YOU FEEL MAKE THIS PROPOSAL WARRANTED? The proaect requires the agregation of these contiguous parcels heretofore zoned for commercial uses ofseparate use and ownerships. WHAT IMPACT WII,L THE PROPOSED ZONE RECLASSIFICATION HAVE ON TI-M ADJACENT PROPER'IIES9 None, the surrounding proerties are commercial apartments and/or vacant. WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION9 The u s e o f t h e s e separate zoning districts as one project requires a common B-3 zoning districte - I . WHAT MEASURES DO YOU PROPOSE TO MITIGATE YOUR PROPOSAL'S IIVIPACT ON SURROUNDING LAND USE7 1) Common access easement through the subject property for the adjacent uses to the south. 2) Development to Spokane County Zoning Standards for lanciscaping ana parKing signage etca 'I 1 , ZONE RECLASSIFICATTON APPLICATTON Page 3 of 4 ^ PAR'I' 11 THIS SECTION OF THE APPLICATION WILL PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFICATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSUL'IATTON WITH THE AGENCIES IDENTIFIED RESULTS OF THE PRELIMINARY CONSULTA?TON SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINA.L SUBMITTAL TO THE PLANNING DEPARTMENT , FIRE MARSHALL/FIRE DISTRICT ~t A THIS PROPOSAL IS WITHIN FIRE PROTECTeAVE NO ~ B ADEQUATE ARRANGEMENTS (HAVE) NOT) BEEN MADE TO NfEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYS' FACILI'IMS FOR FIRE PROTECTION PURPOSES ; C RECOMMENDED FIRE FLOW t~k k , OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITTVE, AND WII.L BE DETERMIIVED AT BUII..DING PERMIT APPLICATION TIME D REQUIREMENTS INCLUDE A6 IRE DISTRI& ~ SIGNATURE/I'I'ff-E DATE WATER PURVEYOR ~ ~ A SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQUIItEMENTS (HAVE NOT) BEEN MADE i ' B REQUIREMENTS/COMMENTS vo ~ ~ ~ ~C~ I ,,c -t L;.1, (OL c4tIG.~~~< < e- WATER DISTRICT NATURE/I'ITLE *LDtA . COUNTY ENGINEER A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS ~ -ci f/ S IGN f!'ITLE DATE , COUNTY UTILITIES ! A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FiOR SUBMITTAL OF THIS PROPOSAL (`HA4F}- (HAVE NOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS A COMMENTS CA-4Jz•'j ..~,,~.L SIGN TURE/I'ITLE DATE . HEALTH DISTRICT A PRELIMINARY DISCUSSION HAS TAKEN PI,AcC AL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) AVE NOT) EEN SATTSFIED A COMMENTS ~ - A/v , SIGNATURE/'I'ITLE DATE SEWER PURVEYOR , A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER A.RE UNDERSTOOD BY THE APPLICANT A COMMENTS ~ rlti- . 2~^-~ a~ ~.~a~ . , • " ~ .t'l ~o..~ ~ - ? SIGNA /TITLE DATE ~ 0 ~ 1 ZONE :ZECLASSIFICATION APPLICATION Page 4 of 4 , PART I][II SURVEYOR VERIFICATION I, THE UNDERSIGNED, A LICENSED LAND SURVEYOR, HAVE COMPLETED THE INFORMATION REQUESTED FOR THE ZONING MAP AND WRITTEN LEGAL DESCRIPTION SIGNED • /~'C~ DATE ~ ADDRESS LU PHONE 24~?'-33 7/ _ G~~ ► ZIP ~q r~~ PA►RT I V (SIGNATURE OF PROPERTY OWNERS OR ETT~R AUTFiORIZATIOI~ 04 I, THE UNDERSIGNED, SWEAR OR A,FFIlZM UNDER PENALTY OF PERJURY THAT THE A.BOVE RESPONSES ARE MADE TRUTHFUI.LY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEA,R OR AFFItM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTTON, OR, IF NOT THE OWNER, ATfACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME DATE ADDRESS PHONE ZIP ~ a . A F, o , I TURE APPLIC OR REPRESENTATTVE eATE STATE OF WASHINGTON ) 1 ) ss COUNTY OF SPOKANE SIGNED AND SWORN OR AFFTRMED BEFORE ME ON THIS DAY OF , 1994, BY , NOTARY SEAL Notary Public in and for the State of Washington Rcsiding at - My appomtment expues PA AtT V (TO BE COMPLETED BY THE PLANNING DEPARTMEN'1) DATE SUBNiI'ITED FILE # , - 4(n - 914" ' DATE ACCEP'TED IDZJ Z ~~'1 1-I' BY 4' ~ 41 TOTAL FEES 7. ()L~ RECEIPT # ~ M ~M is ~ w ~yly~~ 1 5y $ 509 838 4605 Bernerdo-Wills P.81 1 . . ' 2ANE :ZECLASSIFICAnON APPLICATION Page 4 of 4 , PA,R7C III SURVEYOR VEPJFICATION I, THE UNDERSIGNED, A LICENSED LAND SUF<VEYOR, HAVE COMPLETED THE INFORMATION REQUESTED FOR THIB ZONNG MAP AND WRIT'!EN LEGAL DESCRIPTION SIGNED DA'IE AUARES S ' PHONE' ZIP PART Iv (STGNATURE OF PROPERTY OWNERS OR LET'IER OF AUTHORIZATION) I, THE UNDERSIGNED. SWEAR OR AFFIRM UNDER PENALTY OF PERNRY THAT THE ABOVE RESPONSES ARE MADE TRUTHF"tJI,LY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWfiAR OR AFFIRM THAT I AM THfi OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDEN'TIF]ED LAND USfi AC'IION, OR, IF NOT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTTONS ON HIS/HER IIEHALF ` I 7~-~r ~6' -~.vO, , q NAMfi• ~f}' ATE ADDRCSS IJ• 26 2 A),4/E PHONE -~'j2 e^O6w ZIP z i~- ~ 96DAT SIGNATURE OF APPLICAI'~OR RBPRESENTA'CIVE / STA7E OF WASHIIVGTON ) ss COUNTY OF SPOKANE ) SIGNED AND SW RN OR AFFIRMED BEFORE ME ON THIS 7 ` DAY OF , 1994, BY 167 ~ ~,~7'p~ . / NOTARY SEAL o Public and for clie tc oC Washin ton csidmg at ~ % 0. My appomtment c pires `7 ( t PAktT V (TO BE COMPLETED BY'fl-IE PLANNiNG DEPARTMEIVT) , DATE SUBMI'MD FILE N b- DAT'E A,CCEP'TED: BY. ftn &4 ~ ij, OTAL FEES RECEIPT # T - ---1 - - Posf-It' brend tax Iransmiltal tr To ~M ( A b, d. .l 09i19r9 1159 2 595 838 4605 BQrnardo-Wills P 01 4 / L • i • 2,0NEnECLASSIFICATION APPLICAT'ION Page 4 of 4 _ - P,A,ktT III SURVEYOR VER.MCATION , I, THE UNDERSIGNED, A LICENSED LAND SUKVEY4R, HAVE CQMPLETED THE 1:NF4RMATIGN REQUESTED FOR THfi Z4NING MAP AND WRITTEN LEGAL DESCRZPTION SIGNED- DA'TE' ADARF.S S ' PHQNE' ZIP x"ART 1lv {SIGNATtTRE OF PRQPERTY OWNERS QR LE'TTER OF AUTHORIZATION} I, THE LJNDERSIGNfiD, SWEAR OR AFFTRAR LTNDER FENAL'TY OF PERNRY THAT TIM ABOVE RESPC3NSE5 ARE MADE ?RL31`HFUIsLY AND TO THfi BEST OF MY KNOWLEDGE I FURTHER SWBAR OR AFFIRM THAT I AM THE QWNfiR OF R.ECORD OF THE AREA PR4PC3SED FOR THE FREVIOUSLY IDENTIFMD LAND USS ACTIqN, ()R, LF NOT THE C)WNER, ATTACHED HEREWITH IS WRIT7EN PERMISSION FRONT TKE OWNER AUTHORIZING MY ACT'IC3NS UI`d HIS/14ER IIEHALF . , , 91V&~-MAIAJ NAA~fi V, W DATE' ~ ADDRESS' A PHC+NE (P ZIP ~ C. ~ S IGN TURE O VPL~T 4R RBPRESENT'ATI VE r /DAT9 ~ STATE OF WASHITJGT'OIV ) ) ss COUNTX (JF SP4KANE ) SIGNED AND S WORN OR AFFTRMED BEFORE ME 4IV THIS ~ DAY QF . ~C~!OPI, 1994, B Y 1 yLCrt v~- R...G~~L~ _ - NOTARY SEA:. ~ - ♦ o Public in enct for ttte Statc VJashington ~ R icLng at I • P~~Iy appt~intment c t / ~ ~ PART v (TO BE COMPLETEI7 BY THE PLANNING DEPA.RTMENT) DATE StJBMIT'i'ED' FILfi DATE ACCEP7'ED: - BY. ~ r T4TAL FEES: RECEIPT Post-It'% brand 1ax transmiital rr T' IM ( A fr. I , r ° . . . , S?OKANE ENV--RONMENTAL ORDINANCE SECTION IL10.230 -1- . ~ '48-94 ZE , ~ SPOKAI(E ENY 1 ROtQif NTJII. OR01 NAlICE (HAC 197-11-960) Section 11 10 230(1) • • ~ Environeental Checkllst F11e No Puryose of Checkllst The Stste Envtrormental Policy Act (SEPA) chaDter 43 21C RCV. requtres all 9overronental agencles to consl0er the environmental irrpects ot a proposal before mking Aecisions M fnrironaental lrapect Stateaent (E1S) must be prepared for all proposais atth pro0able signlticant adverse impacts on the quallty of the envtroneent The purpose ot tAts cAeckllst 1s to Drovlde information to help rou and the agency identify lmpacts trom your proposal (anE to reduce or avotd iaqacts from the proposal, if tt can be done) and to help tl+e agency declde rAether an EIS is reQuired Instruttions for Applltants This environmental checfclist esks you to describe sooe Oes1c lnformatlon aba t your proposal Goverrxoental agencles use this checklist to dete nnine mAether the environoentel iapactt of your proposal ere slgnltltant, reQulrtng preDaration of an EIS Ansaer the Questlons brSefly, vith the most precise lnforaetion knoan. or give the Dest destrlptlon ya can You must ansuer each questton accurately and tarefully, to the Dest of your knarledge in most cases. you should De aDle to ansaer the questfons from your orn observat/ons or project plans vitAOUt the need to hire exoerts If yov really do not knoa the ansder. or 1t a question Eces not aDp1y to your proposal, wrlte 'do not knor' or 'does not aODlr ° Cauplete ensaers to the QuQStlons nw may avo1E unnecessary delays later SoreP questions ask aDout qovernaental regulattons, such ns zoning, shoreline, and landmerk designetlons Ansaer these questlons if you can It rou have proDleas. the governnental agenctes can asslst rou ----wne-ciwt►'4at nnesYrunratrvlrSOa11 perts of your-praposal. evenif yuo-ni'ar~w-~o ►ir~r~~~-r u yr~o~~;~ Limr -ur orrdiPterM-aa-rce13'oP-igrn-6-- ' AttacA any addltional lnfonaetlon that w111 Eescrlbe your proposal or tts envtronnntal etfects TAe agency to vb1cA you suDcatt thSs cl+etkitst nay ast you to explain your ansders or provlde addltlonal lnfo nnation reasonably related to deternlning if there aay be signiflcant adverse imoatt Use ot chectlist for nonproject provosais tanplete this checklist for nonOroject proDOSals. even tAougA Questions may be ansrereE 'does not aoply' iM ADD1T10M, cwplete the SUPPIQMENTAI SHEET FOR NOMPROJECT A[TIONS(Part D) For nonvro3ect actions. the reterences 1n tAe chetkllst to the wrds 'project.' 'aDDlicant.' en0 'Droperty or slte' snould De read as 'proDOSaI,' 'proposer.' and 'attected geographlc erea.' resDecttvely A 6ACKGROUMD ~ 1 •lerae of proposed project, if appllcable /i S 2 Maaz of Applicant -1 ~ - ~ 3 ACdress and phone nunDer of appllcant or contact person l,~{~ ,/~~Q ~~✓~i , 49~04/ r 74l7- 4144 OD 4 Oate Cf►etklist prepared S Ilgencr nquesting checklist ~O/~LL19~ GpL//l~ ~►~~~~rrt~ 6 Proposed ttaing or schcdule (tntluding pt►asing. if app11ca01e) 41t~. 7 a Do you nare any plans for future eQdittons. expanslon. or turtl+er activlty retate0 to or tom ecteC rtth this Droposal' lf yes. explain D Do you ovn or have optlons on lend neerpy or adjecent to this proposal7 lf res. explatn A14) 8 List any enrironaentel infor-nation you knoM eDOUt that has been prepared, or vill be prepereE, directly related to this proposal . ~ '91 424Q i l~~J ~ Rev 2/1/88 1 Z EO2 m ` sroeAM VatRoxMaxrei. oxntaANcE (YAC 197-L1-960) Sectlon 11 10 230(1) . . a, B,ACCGR0II14D ( c oo c i cued ) 9 Do yw lmov vhetl►er appliu tioos arc peoding for 6overnmeota1 epprovale ot other proposals diTeetly atfeetieg the propercy covered by your proposal' If yen, explalc 10 Liot ac7 goveTOmeot apptovsls ot peraits sfiac vi 11 be naeded tot youi ptopooal. 1f lmovn J W ~ /!Y/.-- I/ ~ , . ~/vV • ~O • J~_ giliiC♦ V5G( ~A~I~ r S~~ ~ 11 G1ve s brief. camplece desctiption oE rwt pTOpo"l, including the psopoeed uoes aad the oi:e of the project and ofte Tere are aevesaf Qucecioos ls[er la chis checlcliet tfiat •ok rou Lo Eeeeribe cercain aepoeto ot Ywr propooal You do oot oeed to repeat cAose anevers on this p°Be _ _ - - - - - - - - - 5.1 14? /VY- S"O. oGo SF 4v- /D GwS"c' , ~ ~ + a~ 1: Locatioo ot the propoaal Live oufficiant Snforaation !ot • person to underscand the precine locatlon of your pcopoaeE pro}eet, lnclu ;(Ca R streec addreae ft anv acE oettioo twm hlp •nd ranga. 1f knwm If e proposal vould otcur over a range o* eteA provtde the range or bouadarlee of the elte(s) 4-ovide • legal desctiption site plan vlcinlt7 dap and topograpAic oap if reasonaDiy eva! L ble t►hile v sAwld eubnit any pLns reQulred Ery the agenc7, yw are not requfred to duplicate mpo or detailed plans subnttted vitA any peralt applltacton reLted to th.c cAeckliec &G-' GL.49461cc.sA/_ Ae-,-.gss ylr .4"roo v c~ _,46~1 olD~,r ~.g7?~3 •Q~/l oa.~'. .~x~~ ~ ~s•✓ ~~~~it ~ 13 Does the propomed eetfon 11e vSChin the AQuifer Sa roitive Area (ASA)' 'he General Sever Service Area* '1+e Priority Sever Serv'ce Aree" ' e Cltv of Spo4sne' (See Spokaae :ounty t ASA OverLr Zone htLe tor bwnderleo) 4✓~4 "Q 8£ C0109S'LD 8T APPLICAlt' B QTIROR`LF-JLL IIY~'~T2T'S Evaluation For Agency Use OnI) 1 EAF"T1 a Genersl Eescription of t'+e •1te (circle oee f L t olliob, Allly eteep ilopea oountainous ocher D That is rhe eceepeot s2ope on the site ;approximatt pertent slo9e)' ^14 c 'fhat geeerel tppea of s0'1• are fovnC on clx oite (for exuople clay senl gtavel peat euc4)' II vou knov the clase.' ucioo ol agricultural ooSL sp+cltr tTuo snd note any ptloe faroLod ~ 6vtLA4 e kre there suriace fndic&tions or hiocorT of unacaDle ao11s Sn the tsmedlate vicinity' If ao desctlbe . 2 4 V . ' SPOKJINE fIfYIROfMEMTAI ORDINANCE (YAC 197-11-960) Sectlon 11 10 230(1) . . ~ S. ENYIROt6MEHT11L 0.EMENTS(continue0) Eraluation For Agency Use Only e OescriDe the purpose, type, and approzimate quenttties ot any f1111ng or grading proposed lndicate sourte of fill • • t Could erosion o aur as a result of clearing, constructlon, or use7 lf so, generally describe O llmddAo"l . .r~a . ~ g About vhat percent ot the site rill be covereE alth impervlous surfaces after project construc- tion (for exartQle, asphalt or Du11d1ngs)~ 1% Si/& _ .~c - • -y- ~.__J, ~ _ . _ _ _ _ _ _ ~ h Proposed measures to reEute or tontrol erosion. or other lmpacts to tAe eertn, 1f any ,;Wk ~ 2 AIR a 11hat type of emissions to the etr rould result frao the DroDOSaI (1 e, Cust. eutamobile, oaors industrial, rood smoke) during constructlon and rhen the project 1s caroleteE' If any, generatly describe and give avDroximate Quantltes 1f rnwn • ~ • • ~ e61"'~- ' ~~N'~ I~ 4r' / ~ • • / ~ /~'1.4 • ~!!.S¢ VB/>~5 ~ Go= D Are there any off-stte Sources ot enlsslons or odor that may aftect ya r proposal' lf so, generally describe /4&' ~ ~ s ~ T • s-~o ~ c Proposed a+ensures to reduce or control emisslons or other teapacts to air if any .S+C'.AA GoriJ~J~!'~estG~~ - -~Gw~• v 3 WATER e Surface (1) Is there any surfate uater body on or in the tmoedlate vicinity of tAe slte 1nc1v0ing year- round anQ seasonal streaRs. saltrater, lakes, oonds. wetlands)' lt yes. describe type and proviGe nemes lf aODroprlatt, state ahat streem or r1ver 1t flovs into 4.10 (2) Vi11 tAe project requlre anr vork over. 1n, or adjacent to (rlthin 200 f eet) the descriDed waters° If yes, please describe and attach eveilable plans Ak) ~ 3 U ~ ~ i 1 SPOFAfiE LKPIROlQ03171I. OSDTRAtiCE ("JAC 197-11-960? Setelon lI 10 230(1) 8 Et1V'IROTOSEt1TAL ELEMO M. (cootioued) Evelu.atiaa For Agency Uae Ow1y (3) EaCimatc the aoount o[ flll and dredge materi+ol [hnt vould bt qloced Sa or reooved iroo tfir eurtate vater or +retlanda aad inditate the area of the eita that vauld be affecced lodteate the oource of till nateriel (4) Vlll the ptopoAal reduire auriaeQ water vithdrsvala or direrolane' Glva a geaeral deocrip- tion purpoee. and appro:iaate quaotitiea, it k,novn ~d (S) Daes the propoeal lie vtthin a 100-7 ear Elood plaic9 if ea, nate loution on the sitc ylan /Z>'3 (5} *,oto the yropoaal Snvelve any 6iathargea ot vm ce oaterlalo ta ousfece vatefo' Ii o0 deacrtbe the type af vaste and nnslclga[ed Yqlt,167t of diaclurge ~d b GrounG (l) vill grovndvacer be vithdravn, os vill vaser be discharged to gsovt+dvatcr' Give general descilptfon, purpose rnd npproxiRate quenCi[1e• !f lwown 4/!) r:) IIencribe weste aaterlal that vill be diechai$ad Soco the graund Iroo eeptie [anks or otlur u nitary vr,ete [raataeot lnciliC) Deacrlbt the QeneTal slse o1 the oystaa t1x nuaber ot houaes Co be aerved (Sf appli u ble) ar [~fie nuabcr of pa reoaa the oretco(s) sre e:pecteL to serve 4Ak.-In ~ ~ s ~ (7) Destribe any eyoteo:, other tAsn t!►oee deoigcod for the Aisposal of aanitiry vaate, 1R6LAlitd for the purpase of dioetu rgia,g lluido beloY the grouoel surface (ioeludoo oyoteas aueh as [hooe for the 8lapoaa] ot staro vaces ot dralnngt itoca tloor drnino) Deocribe the [Tpe oi ~ systea [he smountxol materlal co bc diayoeed oI ifirougfi the rratra and the trpes ot nacetlnlc ,f 11keYv to be dioposed of (including osterialr vAich my euter the oysces SmdverteeElr chrwgh M'~`~ apl11s or as a reoult ot tirefightiag actlvitiaa) „ / Uf )(A~ _ , . n►,~" . 1 (Z) Will any cheaicala (eepetially orgnnie eolvents or peiroleue tuels) De torrd !n above- grouad or undergraund etorage tanka' tIf oo, whac [7Pee aod qssantlti+o af aa[eri+la Nl1 be ecored' r ~ f✓' /'~6~.'eC•~1~~~~~" • - ~ ~ - - - V ~ 4 ~ 3 ~ 94 • • (WAC 197- -11-9b0) Scctiaa 11 10 230(1) SPOKMM flPVISOTda?iZal. OiiDIHAHCE e . 8 PSMAOtilCRTAL CL#D'R5 (continued) Evaluacion Fox Ageaty Ose 4nly (5) Ht►st proteciive meaouree vill bc caken to inaure shat loak.a ar apllls of any chenitale stored or u0ed on site vill aot bc allaved to percolote to groundvater (chis 1ncludeo aaaouree to keep chemieaio out of dioposal orsttae aeaertbea in 3b(2) aod 7b(3)' c ustcr RunofE (Sncluding otarn vacer) (2) Deoctibe ths eource of runoff (inclndiag ecorn vater) mndieettiod of ca ectfoa and dieposal if anp (ieclude quansitiea if known) tahere will this water ilov? Vill tAis water ilav into other vstere' If aoi deacriDe - 626-e-1-M ..~"°'r, 41 Ql/~'~~c1 lq6WX - - - - _ ~ - - - - - - - - ~ (2) JSI1 anr thenicala be s[ored. handled or ueed on z1►t aitc Ln a leutiaa vhere a spill or leak vill drain ca aurface or groundvacer or to a etorm water diepo ml eretea diacharging to aurtace or graucul+rattr" - - - - - ~Q - (3) Could vae[e oaterials ancer grwnd or ru[face wacers? If go. genesa2ly deecribe /I ~ I d Propooed oeseureo to teduce os coetrol euriate, gsourud, and runoft vater f.npeets. t1 an7 {if c the propoaed acLiaa llea vlthle che Aouifer Sennitlye Ase.a be eopoeia117 claar an axplanationa t relatiag to tacllities eoaterning Seeciona 3b(k), 16(5), snd k(3) ot thlu thackllat3 - - C P1../YTS - - - a '-heck or clrc2c tyye of vege[etlon found oe [he a1[e /1 deciduous tree alder maple aspen other X CVtTgTtGfl tree ~ir cedar pine otber ok"" shru6a grase pasture ~ cTOp ar graio vet oail pLn[s, uctail buctereup bulls'ueh ekvalc u66sge other water plan[a w ter lilly etlgraoa milfoil, a[hes other typea ai vegetation p Vhat klnd and anount oS vegetatlon vlll be seaovmd or el[ertd' c i.int threetrned or enGangered speciei tiaovn co be on or near t}►a oi[e d YTOpcted landecaping uae ot nAcire y Loti oT atder oeaautet to preeerre or eeh.snee vegeia[ion ~ on che aitc, if any , ti''/ te~~~~ teeo%~, . 5 . 94 , F SPOiCA1tE EHYiROMMtENTAL ORDl1f1lKCE (WAC 197-1,1-960) Section 11 10 230(1) . . B EHYIRONMENTAL ELQIEHTS (continued) . ~ Evaluation For ~ Agency Use Only 5 ANIMALS a Circie any birds and animals ahich hare been observed on or neer the slte ar are known to be on or near the site birds haak. heron. eagle 9ti4wr. other memmels deer, bear, elk, beaver, other llsh Oass, salnoon, trout, herring. shellfish, other other b List any threaiened or endangertd species knoan to be on or near tne slte . a - - ~ r c ls the atite part af a migrotian route' If sa, explain . ,r ~ - - - ' - - - - d Propose6 neasvres to preserve ar enhance uildllfe, if any ~ 5 EhERGY Atta NATURAL RESOURCES ~ a uhat kinds oi energr {electric natural gas, +raod store, solar) rl11 be useE to meet the the comaleted projett s enrrgy needs' Destribe rhether it rSll be used for heating. manulac- turing, etc b lrould yaur projett aflect the potential use_ut Solar energy by aQyeceni proDer:iesa lf Sc generally descrihe ~ C uhat kinds of energy Coniervation ftatures art included in the p1an5 of this Gro4osal7 Lis, other aroposed rMeasures to reduce or contrel energy tmpacts, if any P _ -lbt A w~ - ~ ] EkY1RONMEhTAL HEAL7Fi a Are there any envirorxeental health hnzerds, Including exposure to toxic che+ntcals, risk ci tirt and explosion spi11 ar heiardous raste, that could occur as 8 result of this proposal' 3f sa describe - . (1] Describe special energency servlces tnat might be rrquired zppe 10116441 ~ 94 ~ 6 a 5POICAHL LR9I80MCA'TiL 08DI4APCL e ~ ' (VAC 197-11-964) SettioA 11 10 234(1) 8 LIMRQlHZItZAL LI.LXETITS (coatinu+ed) L.aluation For llgenc7r Ooe Only EIFVIA4HFEiT'AL fEAL-B (conc3aued) (2) Proponed meaeusea so raduce ot cootrol eeviroeoeotal henl[h hasards, if eay ~f~C1' 1 - J~ • ~ -f~ / b 'to! ee " (1) Wt+ss types af ooioe exist Sa the ares which saar afiset 7our project (for eaawple trnfflc, equiyesnt. operation, otTur' em 'A t\ /~~/J.~~~ " ~ • al- zeu AZ (2) VFuc type■ and leVels o[ aoise vould be creeisd Iry or asoociated vith the prosetc on g ahort-term ar a Iong-cern beola (for exsople trsfiie. toem[ruttioa, operetion. atfier)• Iesdica[e vha[ houra aolse vould cooe froo the eite - - - ~ - ~ Proposed measuse ta reduce or cantrol naiae ivpncca if ■ay r ~ ['1 ~ - ~ 0 d.~~ . 1,,ooe0'A- • ~ 8 u rD nND sxaiLELi rE usE a Yhat 1s the current we at the oite and ad}acent propereito' - i/laC:d(/7i/,f ; pe~J b liae [he elte been usrc or agriculture-% II se descrlbe c Descrlbe any structutes on the si[e -2 ~ E Vill any o[ructures be deaol'SaheE' IS eo, vhlch° -49t-r-t 0 ' I e Vhnt ic Che cvrrent soaing cleoo!liutioo af the oS[c'O 73"7 ~ -73 J t What Sa chc current emqtehenaive pLn damigneilaa of ths sit' ~ g If applScable, vha[ io the curreat +horeline oan[es progras derignation of the a1Le' h Ras aoy parc of the r3[e heea claseified aa aa 'lDYYiQB3CLC8L1'y o+en+iLive' area' IS o0 specity - ZVIO 1 Approximattly hw maay people vould reside or vork in tt+e caa9leced projec[' ~ Im ~t pp ~t 4b ~'~7 - ~ i , SP19LAlit EN0IW14MTtM 68DINAAGE (WAC 147-11-964) Settion 11 10 I30(1) a a $ LRVIR6MMERLAL n.l2SL8T5 ( c aat lo.snd ) t . !valwtian Far Agnacy Une qolr ] Approxlaately hov oao) people vould the canpleted pro}ect d1ap7atel ~ i ~ k Proqoncd aeaeurca [o avoid or seduce diaplacoment lapaecs ii ony r •~l~g'7 -P ,.S ~',~'1` ~'~'~6Cf ~ • ~ - - - - Q~ ' ~ 1 Propoaed oesvureo to eneure the propoaal la eovpa[ible viCh exiating aad pcoseeted Lnd usee and ~ plnna. if ony - - - - t'~'~°•/`~~ i 4'VI/ g~ i ,r4~G/~ ~ _ - ♦ ~ 4 HOUSING a Appro:inatel7 hov eun7 uni[e vould Le ¢rovided, if anji Iadicace vhathar kigM, niddlr or lorlncome houaing - b Approxioetelp hov moy unita, if anr, vould La elislnarod! Indiuete vFrther high- niddlc-, or lowlruoae hauaing ;i - c PTOposed eeaautes [o teduce ar eontral houolng lopacLS Sl any 10 AEST11E7IC5 a Vha[ Sr the Lalleat height ot an7 propooed osrueture(a), aot SncluE3n6 encetmna' VFu[ ir the principal esterior building m terial(a) proposed' - b Vhat yltve in the immediate vic3nity vould b! •IClTCd or o6acn+cted' T ~ c Propoeed 91la61J!!0 co red e or control asatheeic la:pacti, Sf an7 ~ ~ ' - - ~ ~ 11 LICR~ ANp GLAA£ a lFut [ype o[ light or gLre vill the proposal prod++ca° JMt [Sme of da7 vwld it aaial7 occur' b Gou]d light or gLrc froa the finiohed proyec[ be a sa[et7 hatard ar lotariere wich •iovot c Llhet ezisting o!f-tiie soucces oi lighE or glare w) aftect 7our proposal' d Proposed aeaaurse to red e or eontro] llgh[ and gLse isspatia, Sf any ~ (r 4 8 ~ SPOibRL L11ViRORKENiJL ORDIllAtiCE (YAC 19e-11-960) Section 11 10 230(1) B LRP'IRORK1fiAI. IIZKMiTS a o (contiousd) . evelwcion FoT 6 ~ llgeney Ose Onlr 12 RECRBATIOH a Nhst deaigaated aad inloreal reercatiooal opportuaitieo ars in che lmmediate vicinity' b Yould the propoeed project dioplece aoy e:istiag reerm tiooal usse'P If oo, deocriDe c Psopoaed oeaeuree to reducs or control lnpncte on recreetion, loeluding racreationsl opportun!- [ies to Ee provided bt the pro}ect or appli unt. it ccy 13 H1S:'GA1C AND GVLTIlRAL PRPSYRVA'ION a Are there any placeo or oEjecte lioted on or propoeed tor miional, otata or local preserva- tlon regleteto lcnovn to Se on or oasc co cAs oite" If no, generally deocslbe e ce4eTaiir deetrlDe any landoarke or evldenee o( Aiacoric arcRseologital acSrntlfic ot cultural laportence 1s ove to be o0 or nert to che eitc ~~'i i LL_ c Propomed oeaoure• to reduce or control lapncts, iI aey 14 :RA}iSPOR-ATIOh o Identlfy publlt etreets and A1gAvaye setving Lhe slic aod d! K TSD! proposed ecceon to the existing •creet eyatm Shov-on olte p L ns. 1f any i' ~ ~.rL~,~r!'~ ' ~s• /-11 b 1s s1te currently servet by public traneit' It uot vhet fs the appro:iaatc discaoce//Fo tAe n u seat crans3L etoyl V c 11ov oan7 parklag spaces vould cl►e coaplaccd pro ~ect have' Bov naoy vould the projeet ellalnate• ~ d v111 the proposal require any nev roods or screece, or lmproveimnts to esimtiog roods or screeto noc includ'ng driveva7eT af eo genera117 deocriDe (Sadiuce vFather puDlSt or privaCe) AM, 94'~ e Will the projecc ue• (or occur in the laaodiace vitinit7 of) wn[er, rail, or air tTamportatfoo', If eo genera117 dex-:bc 9 ~ ~ 4 6 to 94 T s ~ s ~POTJIxL OBDTWLY (VAC 197-11-960) Section 11 10 230(1) s 0 8., ERVIY02@CEN'.JI1. II.DMT'S (continuod) w Lvnluation For ~ e Ageoey Ose Only I eov nanr vaAiculer crips per dnr rwld De geaerated by the coapletad projeet' If Imovn. ~ indicate vheo pmk vould oeeur , ~ D-= ,9014W = 7 3 - i V5 ~ . ~ ~ " g Proposed measuree to reduce oT eontrol transpostatioo iapaets. if any !s cLeS 5 -/6 Arilpy ,4e,G Z- • ~ o~Z ~ , GZt[gass B4gB@rlJ?0'- i vse ~lr~v~ ,~ve. . , 15 PlJBLIC SEAVICES ~ a 'JOUld che project Tenult in ao laernased ooad for public saniceo (for axaapln. [Sre proteet on, police ptotection, hcalch care, ochools. other)t If oo, generally deacrlDc - /O .j//leM-4¢•e. % s A-Lo. SP.e/l - D Proposed oeasureo co redute or control direet lnpacto 0o publit earvieae. any 16 t^IL:'IES ~ a Gltcle utllitie cursencly avai L Dls nt eleccrlcf.,T +tusol gsi. 64ter e ue service ephon ,eaoitar7i eever. p Sc iracen r D Descrlbe the utilitles that nTe propooed for the p:ojocc. t1►e utility providin6 the se nice end the oeneral corutn+ccion •ctivities oo tAc eite or in tl+e iamadiatc ricinity vhicr aight be needed A~~,~v~res ~r~P~fr'~'~~se~er ser~e ~c. s.,~, • c stcxArUnE I cAe undersIgned wees uoder the peoal[7 ot perjur7 that cAe sboYe seopo m es •re m de crvchfully and co cMe bcet of oy 1r.o wleEge I•loo understand Lhet, o1o►ild there be sor villful alarepreoentatlon or villiul Let o[ (ull dloclonure oo ny part, the igency msy vltAdrav say deternination of nonalgnificaoce that !t nlghc Sooue in rellonce upoo CAio cseckllet Dete - 2'0 ~ '9 Propooeot VotJI ~~~t (Ploaserlot or Type) Proponent Addrese ' A/ti 5 nacurej Pho~~ 7,90 -7- o o 9YZ d .r Peroon conpletieg foro DaLe .54,*0CoC-- rnone S41YK.11 POR SfATF OSE Oh'LT Sceff o m Der(e) revieving cAeckllst , Baoed on thi• staff reviev of the eras meocal cAeckllat sod otl+er percineot inforaacloo che otalf A Coocludes th.t there prob aEle eignifiesoc edveroe inpecto and recarmaode a datecninatioo of oonsigoliicaoce 8 Goocludee tAat probaDle slsailStaoc adve[ae eovironneotal ispatte do eziot for the turreoC ptopossl sod retoaaaods a niClgsced de[er- aina[lon of oonsignificnnce vitA cooditio m C Goncludee that there ere probable ol6nifiunt •doeroe eoviroumeot&1 inDnets and reca=beodo • deteralootloo of oignifleance FILIFG PM - :75 00 ~ 30 e3 4 b ~ r~ f . . ~ 4 ~ S P K N E C o u N -r Y PLANNING DEPARTMENT WALLIS D. HUI3BARD, DIRECTOR MEMORANDUM TO: Pat Harper, Spokane County Division of Engineering Brenda Simms, Storm Water Utility Jim Red, Spokane County Utilities Department Steve Holderby, Spokane County Health District Wyn Birkenthal, Spokane Counry Parks & Recreation Department Greg Figg Department of Transportation Christine Fueston, Spokane Transit Authority Susan Winchell, Boundary Review Board Glen Miles, Spokane Regional Transportation Council West Valley School District RECESVtU Modern Electric Water Company Fire Protection District No. 1 ~ ~ ~ ~ ~994 City of Millwood FROM: John W. Pederson, Senior Planner ~ CoaltY EogiNeriQa DATE: September 28, 1994 ~ RE: Dwight J. Hume Zone Reclassification from Urban Residential-22 (UR-22), Community Business (B-2), and Regionat Business (B-3) to Regional Business (B-3) ,APPLIC,ATION ACCEPTANCE AND DFSI(T~L_REVIEW MEETIN-G Qctober 12, 1994 AT LO P.M. -COUTY PLANNING CONFF.RENCE RnnM 2MD FLnOR Please review the above applicarion and use the attached APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING FORM for your comments. The Planning Department encourages your presence at this meeting. The sponsor and representative have been invited to also attend. If you can not attend, please forward your review comments on the attached form to Tammy Jones for the meeting. The attached APPLICAT'ION ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in the Planning Department file (so bring three copies to the meeting). Thanks for your cooperation. If you have any questions about the application, please contact Tammy Jones of the Planning Department at 456-2205. c: Virginia Bingaman, N 2112 Argonne Road, Spokane, WA 99214 Inland Empire Baptist Temple, Inc., N 2024 Argonne Road, Spokane, WA 99212 Dwight J. Hume, W 1720 4th Avenue, Spokane, WA 99204-1720 AttaChrnents: Application Acceptance and Design Review Form, Project Design, Site Plan ~ti'es1-1026 Bl:oAntivAl AVENtiE • SI'Oh:\ \I', 111ASH1\G ION 99200 -024 0 • (509)456-7205 ~ . October 12, 1994, 3 00 p m Dwight Hume Generally located east of and adjacent to Argonne Road, north of I-90, approximately - 150 feet south of Knox Avenue in the SW 1/4 of Section 08, Township 25, Range 44, EWM, Spokane County, Washington COMPREHENSNE PLAN Major Commercial and within the Pnonty Sewer Service Area (PSSA) EXISTING/PROPOSED ZONING Urban Residenaal-22 (UR-22), Community Business (B-2) and Regional Business (B-3) to Regional Business (B-3) PROJECT DESCRIPTION Zone Reclassification from Urban Residential-22 (UR- 22), Community Business (B-2), and Regional Business (B-3) to Regional Business (B-3) for a grocery store and those uses allowed in the Regional Business (B-3) zone PARCEL NUMBER 45083 0211, 0255 SITE SIZE Approximately 6 1 acres APPLICANTS Vuginia Bingaman Inland Empue Bapnst N 2112 Argonne Road Temple, Inc Spokane, WA 99214 N 2024 Argonne Road (509) 926-8402 Spokane, WA 99212 (509) 928-0644 AGENT Dwight J Hume West 1720 4th Avenue Spokane, WA 99204-1702 (509) 747-4600 ASSIGNED PLANNER Tammy Jones ~ . - - - - . . . ~ ~ - - - . ~ - - _or* Ppi 6< 0 l C K VISTA -j vi ' ~ , ~ ; • ~ ~ ~ M ~ ~ F33► ~tR i►~i ;it,:'•.;; I o M, ~wooo D Y 0r ES51E ( LA& }f ~ u .:t' '~~Q~D~•: _ ; ~ . . RAW rn T M T ' SAR6EMT < 'ALt~. ~ 3 o ~ M • ~ I j. . 1 1 ' ~m • ~ ~ . 0 P c o- ARGONN ROAD , s o oo~ , a v ~ . R P 968A MULLAN ROAD . ~ ~ ~ N ~ _ _ ~ ~ 0 ;O t • L$ 0 L u \\wcuS4 u T , ~~s~eC~ ' ~ ~ D A . A~A a D, + Z ~ ~ ~ S6Ct0rsG/1 ~ PA 9 ~ f c ~ gChppi < < UNOG~R ~ Q ~1 ' ~ E R ~ , 0 ROAD ~ , . , , - ~ F ' _ oa ~ , - • ; WALNUT R(1 WAl M . f~ ~ . '~s~, ~ L ~•~p t ~ . .x.~. ~ < ~ 3 o ARr ~ N O ~ 4 Dp@"fh04TN m g FELTS Ra L.YS r* ~ . . . , ~ or ' • , . APPL.ICA'I'gON ACCEP'TANCE ANI) DESIGN REVIEyV SPO]KANE COUNTY PLANNING DEPAR'I'N1ENT Date Department Department Contact Person Action APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING from to at the Plgnnlng Deq.Wment t~Iote: r The following inform,auon is to provide the proposal sponsor vvith pnmary agency comments to assist the sponsor and aid the processing of public heanng items heard before the Heanng Examiner Committee The following uiformation does not provide a complete or bind.ing final review of the proposal This w1ll occur only after the proposal is accepted and placed on the Pubhc Hearmg Agenda. The acceptance of the apnhcation and scheduline of the annlication on the Pubhc Heanng Agenda is the pnmary function of this meeting A secondary function of this meeting is to provide a nreluninarv review of the a.~plicaaon This will provide a forum for the sponsor and other departments of what to expect as standand development condiaons and design recommendaaons The comments received are based on a prelm-inary review of the applicanon fonn and site plan by the Departments and Agencies wtuch have been cuculated the information (not all agencies/departments have been contacted--only those who have been determined to have pnmary interest 1 a Dces the apphcation (or can the development) meet requuements to be placed on the Pubhc Hean.ng Agenda9 ❑ YES ❑ NO b If no, what is lacking9 c To schedule the next pubhc heanng, a complete apphcahon must be received no later than or before the agenda is full The next pubhc heanng is 2 After a nreliminarv review of the apDhcahon what "Condiaons of Approval" would be requued of the development? (Attach condhtions if necessary) SPOKANE COUNTY PLANNING zo~E R~CLASSIFICATIoN A~PL~CATIoN PART I A. GENIERAL. INFORIViATION: NAMEOFAPPL1t,ANT/REPRESENTATIVE DWlght J. Hume MAILING ADDRESS W. 1720 4 th Ave. CITY Spokane STATE Wa • ZIP 9 9 2 0 4-1 702 PHONE 7 4 7_4_6 p 0 (work) Same (ilomc) IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN OWNER AUTHORIZATION FOR APPLICANT TO SERVE AS REPRESENTATIVE LEGAL OWNER'S NAME PHONE oC-'v y N ~~l.2 10U MAILING ADDRESS r . CITY STATE 7IP PROIECT/PROPOSAL SITE AREA (acres or sq ft) 6.1 acres A.DJACENT A.REA OWNED OR CONTROLLED (acres or sq ft ) 4r~ 3 V,c 11 4 ASSESSOR PA.RCEL #S OF PROJECT/PROPOSAL--G-~-o~21_1 ,@~~4., 0 2'fi -3- ASSESSOR PA.RCEL #'S OF ADJACENT AREA OWNED OR CONTROLLED NA STREET ADDRESS OF PROPOSAL N. 2024 Argonne EXISTING ZONE CLASSIFICA7TON(S) (DATE ESTAIII..ISHED) [1R _ 2? (56)a_ ? f 91 1 B- 3( 91 ) EXISTING USE OF PROPERTY C_hurch, va-cant, residential and animal PROPOSED ZONING 9razing a B_3 COMPREHENSIVE PLAN CATEGORY Major Commercial SCHOOL DISTRICT T\1A FTRE DISTRICT F. D. #1 WATER PURVEYOR Modern Irrigation PROPOSED USE OF PROPERTY Single family dwellings O Duplexes O Mult►family dwcllings O Manufactured homes ( ) Business ) lndusmal ( ) Mixed Use ( ) Other ( ) - Descnbc L1ST PREVIOUS PLANNING DEPARTMENT ACTIONS INVOLVING T141S PROPERTY ZE 20-91, UR-22 and B-2 fo B-3 SP 88-532 (Adiacent to subject property). B. LEGAI,/ZONE RECLASSIrICA'I'I()N INFnRMA'I'I( 1: LOCATIONOFPROFOSAL E. of Argonne, S. of Knox, N. of I-90 SECTION 8 TOWNSHIP 25 RANGE 44 NAME OF PUBLIC ROAD(S) PROVIDING ACCESS Argonne and Knox , WIDTH OF PROPERTY FRONTWG ON PUBLIC RQAD aPPr. . 3 4 3' Argonne ' . ZONE RECLASSIFICATION APPLYCATION •s Page 2 of 4 . ; DOES THt PkOP'OSAL HAVE ACCESS TO AN ARTERIAL OR PLANNED ARTERIAL O YES V( ) NO NAME(S) OF ARTERIAL ROADS Argonne LEGAL DESCRIPTION OF PROPERTY FOR EACH ZONE RECLASSIF'rCATIbN PROI OSED See Attached EXISTTNG ZONE(S) UR-22, B-2 1 B-3 TO PROPOSED ZONE(S) _ B - 3 FOR THE FOLLOWING DESCRIBED PROPERTY (ATTACH LEGAL DESCRIPTION STAMPED BY LAND SURVEYOR OR PR4VIDE BELOW , (See Attached) IF YOU DO NOT HOLD TITLE TO THE PROPERTY, WHAT IS YOUR INT'EREST IN IT? _ Agent for the owner ' WHAT ARE THE CHANGED CONDITIONS OF THE AREA WH1CH YOU FEEL MAKE THIS PROPOSAL WARRANTED? The project requires the agregation of these contiguous I parcels heretofore zoned for commercial uses ofseparate use and ownerships. WHAT IMPACT WILL THE PROPOSED ZONE RECLASSIFICATION HAVE ON THE ADJACENT PROPERTTES? None, the surrounding proerties are commercial apartments and/or vacant. ~ WHAT FACTORS SUPPORT THE ZONE RECLASSIFICATION? The u se of these separate zoning districts as one project requires a common B-3 zoning district. . WHAT MEASURES DO YOU PR4POSE TO MITIGATE YOLiR PROPOSAL'S IMPACT ON SURROUNDING LAND USE? 1) Common access easement through the subject property for the adjacent uses to the south. 2) Development to Spokane County Zoning Standards for Yandscaping ana parKing signage etc. I ?ONE EZECLASSIFICATION APPLICAT70N ~g Page 3 of 4 PA IEtT 11 THIS SECTION OF TfiE APPLICATION WILL PR4VIDE THE PLANNING DEPARTMENT STAFF WITH i WRITTEN VERIFbCATi4N THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATION WITH THE ~ AGENCIES IDENTIFIED RESULTS CaF THE PRELIIvIINARY CONSULTATION SHALL BE INCORPORATED IN TIIE PR4PaSAL BEFOR.E FINAL SUBIvi'ITTAL `~O THE PLANMNri DEPARMEtdT ' FIRE MARSHALL/FIRE i3I5TRICT I~ A THIS FROPOSAL IS WITHIN FiRE PROTECT~HAVE N4~ B ADEQUATE ARRANGEMENTS {HAVE} NC)T} BEEN MADE TO MEET OUR NEEDS ' IN PROYIDING FOR AN ADEQUAT'E WATER SYS'7J~ FACILITTES FOR FIRE PRQTECTIOIV PURPC}SES C RECOMMENDED FIRE FLQW u kk- , OR UNABLE TQ CALCLTLATE NOW BECAUSE USE IS NOT DEFINITIVE, AND WILL BE DETERMINED AT BUELDING PERMIT APPLICATION TIME U REQUTREMENTS 1NCLUDE Ato ~b fe-t--~`-t'~. A jv'` -v•, f rRE DISTRI& ~ SIGNATURE/I`I'I'LE DATE r WATER PURVE,Y(JR A SATISFACTORY AkRANGEMENTS FOR DQMESTIC WATER AND FIRE FLQW REQUIREMENTS (HAVE) {]HAVE N4T) BEEN MADE • B REQUTREMENTS/COMMENTS T1 , . ~ L ~ ~ r ~ s ~ l~ --t ~ ~ ~ ~ Y ~ , ~ WATER DISTRICT IGNATiJREjTITLE DA v COUNTY ENGIIVEER - A PRELIA~TNARY DiSCUSSIpN HAS TAKEN PLACE AND GEiYERAL REQLITREMENTS FOR R(~ADS AND DRATNAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS ~ dSIGNfdREfFITLE ~ DATE COUNTY UTILITiES ' A PRELTMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMEIVTS FOR SUBAiITTAL C7F THIS PROPOSAL (H-AAL&)- (HAVE NOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYUR FOR THIS SI'TE IS ~~s--~-,- A COMM ENTS 1~-~ . d ~ x•. -t-s- 4~tc.r~c~ ,~w.G~` rs~ Cx~~.~~•~`~ + SIGN TLJRE/TITLE DATE %J HEAILTH DISTRICT ' I A PRELIMINARY DISCUSSION HAS TAKEPI, PIrA R.AL REQUIREMENTS FOR SUBMITTAL C1F THIS FR4P4SAL (HAVE) AVE NQT} EEIY SATISFiED A COMMENTS J ' _ SIGNATURE/I'ITLE DATE SEWER PURVEYQR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQj 1TREMEIV 1 S FOR THE PROVISICJN OF PUBLIC SEWER ARE UNDERST04D BY THE APPLICANT A COIvIMENTS ~ 'VI,- SIGNA E//-I'ITLE DATE (GONE r.ZECLASSIFICATION APPLICATION Page 4 of 4 ` . ]PART III SURVEYOR VERIFICATION I, THE UNDERSIGNED, A LICENSED LAND SURVEYOR, HAVE COMPLETED TIIE INF'ORMATION REQUESTED FOR THE ZONING MAP AND W.RITTEN LEGAL DESCRIPTION r SIGNED • /t'C.% DATE A.DDRES4-5 ~ v `I PHONE a/r-2 zIP / PART Iv (SIGNATURE OF PROPERTY OWNERS OR ETTER , AUTHORIZATION) S--E'- I, THE UNDERSIGNED, SWEAR OR AFFIRM UNDER PENA.LTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFUI.LY AND TO THE BEST OF MY KNOWLEDGE I FURTHER SWEAR OR AFFIRM THAT I AM THE OWNER OF RECORD OF THE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IF NOT THE OWNER, ATTACHED HEREWITH TS WRITTEN PERMISSION FROM THE OWNER AUTHORIZING MY ACTIONS ON HIS/HER BEHALF NAME DATE ADDRESS PHONE ZIP / I APPLIC OR REPRESENTATIVE PSATE STATE OF WASHIlVGTON ) ) ss COUNTY OF SPOKANE ) SIGNF D AND SWORN OR AFFTRMED BEFORE ME ON THIS DAY OF , 1994, B Y NOTA.RY SEAL Notary Public m and for thc State of Washington Resichng at - My appointment expires PAhZT V (TO BE COMPLETED BY THE PLANNING DEPA.RTMENT) DATE SUBMITTED FILE # DATE ACCEPTED BY• TOTAL FEES RECEIPT # ~ ' ' ra 1 ~ i4 5y $ 5:9 83s3 46~?5 riar rn-11 ~ 1 1= ~~f i - ► J . ' ZONE :ZECLASSIFTCATION APPLICATION Page 4 of 4 PART III SURVEYOR VERUICATION 1. THE UNDERSIGNEU, A LICENSED LAND SURVEYOR, IlAVB COMPLETEU 7`fiE IrlFOP.M/1T10N REQUESTfiD FOR THB ZONWO MAP AND WR1T'TEN LEGAL DESCRIPTION SIONED , DATE AADRESS' PIiONE ZIP PnRT' Iv (SIGNATURE OF PROPERTY OWNERS OR LETTER OF /IUMIOR1ZATION) I, THE UNDERSIGNED, SWEAR 4R AFFIIZM UNDER PENAL'I"Y OF PERJURY THAT THE A.F30VE RESPONSES ARE MADE T'RUTHFULLY AND TO niE IIEST OF MY KNOVr'LEDGE I FUR'''HER SWfiAR OIt AFFIRM THAT I AM 7l-IE OWNER OF R.ECORD OF TILE AREA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAJVD USC ACT'ION, OR, IF NOT THL OWNER, A IT/ICIIED HEREWITH IS WRITIEN PERMISSION 1=ROM THE OWNER AUTNORIZING MY ACTIONS ON NISMER IIEHALF ZUC' NAMfi' IATE > ADDRCSS /j26 Z PfIONE ~Z 8"^0~ ZIP ~ - S1GNaTUR.E OF APPLICAA3*OR RBPRESENTATIVE ~ pATt- ~ , STA7F OF WASHQdOTON ) ) ss COUNTY OF SPOKANE ) SIGNED AND SW RN OR AFFIRMED BEFORL MIE ON THIS 7 L DAY OF , 1994, BY po ~ cxe, / NOTARY SfiAL - o ry Public and for thc Ic o[ Washin ton esicLng at My appoinlment c pires ( } ~ . PA,RT V ('1'0 IIE COAZPLE7E34U BX TllC PLA.NNING DEP/IKTMFsNI ) DATE SUBMITTED- riLfi !1-, DATE ACCEPTED; BY: ' . • , r TOTAL r-EES: RECEIf"'1' #ta . Pasf It'° brand fnx IrAnSntiltn .l rr Tn 00~ _ 4A IlVt d Co 0 0 ai 1~i94 59 a 590• 838 4695 rn arcl-~1 1 1~ I' o1 ► • ,J . [,QNE :ZECLASS]FICATION APPLICATION Page 4 of 4 PART IIX SURVEYOR VERI,nCATION I1 THE UNDERSIGIVEU, A LICENSED LAND SUKVE i'OR, HAVC COMPLETEU THE I74FOI2MAT10N ' REQUESTED FOR THB ZOIVING IvIAP AND WRIT"TBN LEGAL DESCRxPT10N SIGIVED , DATE ADDR£.SS' PHONE ZIP PART Iv (SIGNATURE OF PROPERTY OWNERS OR LE7"T'ER OF AUI711ORIZATION) I, THE UNDfiRS1GNED, SWEAR OR AFFIRM UNDER PENALTY Or PERJURY ?HAT TNE ni30VE RESPONSES ARE MADE TRUTH.F[Ji.LY /1.ND TO T11fi IIEST OF MY KNOWLEDGE I FURTIIfiR SWBAR OR AFFIRM THAT I AM nIE OWNER OF R.ECORD OF THE AFtEA PROPOSED FOR THE PREVIOUSLY IDENTIFIED LAND USE ACTION, OR, IT NOT TITE UWNER, ATTACIfED HEREWITH IS WRITTEN PERMISSION FROM TNE OWNER AUTHORIZING MY ACTtONS ON HIS/IiER IIEHALF vt~ NAME ~~il~,(~ D/ A>G-~'{7? 6~U DA7L , ADDRESS G~e 21 I Z ~'y~pkLC P1~ONE 1~269""'c~ ZIP 7// 719' ZSIG4N'rURE O APPLICA(DQ'T OR RBPRESENTATIVE ~ /DA-F9 ST/1T& OF WASHQJGTON ) ) ss COUNTY OF SPOKANB ) SICNED AND SWORN OR AFMRMED BEFORE A'iE ON THIS DAY OF ~ - 1994, B Y ~ ~--7 ~ NOTARY SEAL v C~/ o Public in and for the Stetc washington R iding al rat My app omtment PART v (TO BE COAlPLETED $Y T13C PLANNING DEP/1.RTMENT) DATE SUHMITTED FILE 11', DAT13 ACCEPTfiD; HY, TOTAL FEES: RECEIPT # . -a - PoAt-It" bran(i fax IrEinsmillcil ir To C) r., - _ i ~ ♦ J SyuKANE COUNTY PLANNING ZONE RECLASSIFICATION AP~~~CATION PART z A GENERAL ZNFQRMAI]l'O~L NAME OF APPLICANT/REPRESENTATIVE Dw i gh t J o Hume MATLING ADDRESS W. 1720 4 th Ave, , . CITY Spokane STATE wa- ZIp 99204-1702 PHONE 7 4 7- 4_U 0 (work) S ame (home) IF APPL,ICANT IS N4T OWNER, INCLYJDIE WRITTEPd OWNER AUTHORIZA'I"ION FOR A'PPLICANT TO SERVE AS REP'RESENTATIVE. . Vlk~% rJV,r4 .~irVC+~.~t7~9~ , LEGAL UWNER'S NAME ~sr~e-oVWV ~'/r7P%ea' ,e'3'~'~.d,r'~7"fio`lAG FH4NE h!. .7i1.2 ,g MAILFNG ADDRESS d r CITY STATE ZIP PROTECT/PR4P{7SAL SITE AREA (acres or sq ft) 6.1 acres _ ADJACEIVT AREA OWNED OR C4NTROLLED (acres vr sq ft ) Nnn P ASSESSaR PARCEL #S OF PROJECT/PROPOSAL 0$ 5 4 3- 0 211 , 0 2 2 4, 0 2 2 5, 0 212, Q 213 ASSESSOR PARCEL #'S OF ADJACENT AREA OWNED OR C4NTROLLED NA STREET ADDRESS OF PR4PaSAL N e 2024 Argonne EXISTING ZONE CLASSIFTCATIUN(S) (DATE FSTABLISHED) UR -2 2 156) R_ 9 f 91 ) B- 3(91 ~ EXISTING USE OF PRQPERTY rhurch p vacant r residential and animal PROPOSED ZONING graz ing . B-3 COMPREHENSIVE PLAN CATEGOFiY Ma3or Commerc i a 1 SCHC}OL DISTR.ICT NA FTRE DISTRICT F. D. # 1 WATER PURVEYpR Modern Irrigation FR4POSED USE QF PRUFERTY Single farnily dwellings Duplexes Mulufamily dwellings Manufactured homes { } Busmess Industnal ( ) Mixed Use ( ) ~ 4ther ( ) - Descnbe _ LIST PREVI4US PLANNIN'G DEPARTMENT ACTTQNS INVOLVING THIS PROPERTY _ ZE 20-91, UR-22 and B-2 to B-3 SP 88-532 (Ad]acent to sub3ect property ) e B. L~GAL/zQNE REC~j~ 1 , 1F1C,.,4,.Tr.v Ir~FnRMATIc~r~.;. LQCATION OF PRQPOSAL E. of Argonne, S e of Knox, N e of I-90 SECTIQN 8 TOWNSHIP 2 5 RqNGE 44 NAME OF PUBLIC ROAD(S) PRaVIDING ACCESS Argonne and Knox WIDTH OF PROPERTY FRQNTING ON PUBLIC RQAD appr e 3431 Argonne CO ~ RECLASSIFICATION APPLICATION Page 3 of 4 PART II THIS SECTION OF THE APPLICATION WII.L PROVIDE THE PLANNING DEPARTMENT STAFF WITH WRITTEN VERIFTCATION THAT THE APPLICANT HAS HAD PRELIMINARY CONSULTATTON WITH TFF, AGENCIES IDENT'IFIED RESULTS OF THE PRELIMINARY CONSULTATION SHALL BE INCORPORATED IN THE PROPOSAL BEFORE FINAL SUBMITTAL TO THE PLANIVING DEPARTNfENT FIRE MARSHALL/FIRE DISTRICT A THIS PROPOSAL IS WITHIN FIRE PROTECTIO NO ~ B ADEQUATE ARRANGEMENTS (HAVE) AVE NQFACILITIES BEEN MADE TO MEET OUR NEEDS IN PROVIDING FOR AN ADEQUATE WATER SYS ~ FOR FIRE PROTECTION PURPOSES C RECOMMENDED FIRE FLOW lkkk , OR UNABLE TO CALCULATE NOW BECAUSE USE IS NOT DEFINITIVE, AND WILL BE DETERMINED AT BUII..DING PERMIT APPLICATIONTIME I ~ ~ D REQUIFtEMENTS INCLUDE ~ pb , Uu11P~~ A~0, L),, 7y IRE DISTRICrT ~ SIGNATURE/TITf-E DATE WATER PURVEYOR A SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW REQUIItEMENTS (:HA*Li-)~ (HAVE NOT) BEEN MADE " B REQUIREMENTS/COMMENTS ~ 14,ic_ WATER DISTRICT NATURE/TITLE DA COUNTY ENGINEER A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR ROADS AND DRAINAGE HAVE BEEN DISCUSSED WITH THE APPLICANT A COMMENTS n ~ DATE E SIGE COUNTY UTILITIES A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) (HAVE NOT) BEEN SATISFIED THE DESIGNATED WATER PURVEYOR FOR THIS SITE IS A COMMENTS • SIGNATURE/TITLE DATE _ HEALTH DISTRICT A PRELIMINARY DISCUSSION HAS TAKEN P AL REQUIREMENTS FOR SUBMITTAL OF THIS PROPOSAL (HAVE) IIAVE NOT) EEN SATISFIED . ' A COMMENTS ~ . SIGNATUREfITTLE DATE , SEWER PURVEYOR A PRELIMINARY DISCUSSION HAS TAKEN PLACE AND GENERAL REQUIREMENTS FOR THE PROVISION OF PUBLIC SEWER ARE UNDERSTOOD BY THE APPLICANT A COMMENTS SIGNATURE/I'ITLE DATE PERMIT CENTER PASSPORT Date Number. ! I . Name ` Phone Address Comments CUSTOMER ROUTING ~ ~ 6UILDING Department _ J,PtANNING Department ANGINEER'S Department . , Addressing , Adrnm Exception : Approach Permit = Building Permit i Artenal Rd Plan Info = Flood P1ain Permit ~ Code Information s Bindung Site Plan Info , PublrcJPnvate Roads = Commercial Revtew , Cert. of ExempUon : Res. Bldg Permit Rev. : Conference i Comprehenswe Plan Site Dramage Info : Energy Code Info i Cond Use Permit : Subdnnsion Review ~ Fre Safery Review _ Nonconforming Use , Utiliry Permit Manufactured Home ~ Permt Review ~ Zone Change Revnew Mechanica] Permits Shorelines Info ~C)~ Other Permits Short Plat Info NO E i i ~tev r une out , Plumbmg Permits ~ Subdivision Info ~ / i Pnvate Road Info = Temp Use Permit /IUTIUTIES Departrrieht _ Residential Review ~ Vanance Appl ~ APA Payment i Sewer Permits ~ Zone Check : Cert of Exemptaon Zone Info Subdrvision Review ULIT)/Sewer Info Z,one Change Review NO FET RF_QUIR sD NO •:l? ItEQUIRED Reviewer Time out Reviewer Time out Revicwcr Ttme out %lAS7ERLPASSPORI CTR 1118193 ~5 0163 BEFORE THE BOARD OF COUNTY COIVIIVIISSIONEFiS OF SPOKAtVE COUNTY, WASHINGTON IIV THE IViATTER CONCERNING ZONE CHANGE ) ZE-046-94 URBAIV RESIDENTIAL-22 (UR-22), ) CANCELLATIOfV OF CONIIVIUNITY BUSINESS (B-2) AND REGIONAL ) PUBLIC HEARING BUSINESS (B-3) TO REGIOIVAL BUSINESS (B-3) ) APPLICANT VIRGIfVIA BINGAIVIAN & ) INLAND E11fIIPIRE BAPTIST TEMPLE INC ) NOTiCE IS HEREBY GIVEN that Stephen K Eugster, authorized representative for GVL investors Partnership, who filed an Appeal of the decision by the Hearmg Examiner Committee to approve the above captioned zone change has withdrawra that appeat. NOTICE IS FURTHER GIVEN that the hearing scheduled on TUESDAY, FEBRUARY 28, 1995, AT 5 00 P NI (or as soon as possible thereafter) IS I-IEREBY CANCEL.LED. THE HEARINC E?V4nABNER COMnA6TTEE'S APPROi/AL REMA1NS SUFFICIENT AiVD CONTROLLONG., This hearing was to consider an application for a zone reclassification to allow a grocery store and those uses allowed in the Regional Business (B-3) zone on property Generally located east of and adjacent to Argonne Road, north of Interstate 90, south of Knox Avenue (extended) in the SW 1 i4 of Section 8, Township 25 North, Range 44 EWM, Spokane County, Washington BY ORDER OF THE BOARD this 7 day of February, 1995 VIIILLIAfVI E. DONAHUE CLERK OF BOARD BY ROS NN IVIONTAGUE, DEPU DISTRIBUTION - DATE DEPT ✓ STATE F.XAM FILE/NANCY mailinq Iist S' ZE046CANCEL 0207 STEVE EUGSTER -/STAN SCHULTZ ✓ du"'S 0033 BEFORE THE BOARD OF COUNTY COMNiISSIONERS OF SPOKANE COUNTY, WASHINGTOIV IN THE IVIATTER CONCERNING ZONE CHANGE ) ZE-046-94 URBAN RESiDENTIAL-22 (UR-22), ) NOTICE OF CO(ViMUNITY BUSINESS (13-2) AND REGIONAL ) PUBLIC HEARING BUSINESS (13-3) TO REGIONAL BUSINESS (B-3) ) APPLICANT VIRGINIA BINGAMAN & ) IIVLAND EfViPIRE BAPTIST TEMPLE INC ) NOTICE IS HEREBY GIVEN that Stephen K Eugster, authorized representative for GVL Investors Partnership, has filed a Notice of Appeal ofi the decision by the Hearing Examiner Committee to approve this zone reclassification from Urban Residential-22, Community Business and Regional Business to Regional Business and the SEPA decision upholding the DNS issued in this matter NOTICE IS FURTHER GIVEN that the Board of County Commissioners of Spokane County, Washington, will conduct a public hearing - TUESDAY, FEBRUARY 28, 1995, AT 5 00 P IVI (or as soon as possibie thereafter) COMMISSIONERS' ASSEIVIBLY ROOM SPOKANE COUNTY PUBLIC WORKS BUILDING 1026 W BROADWAY AVE SPOKANE, WA 99260 , to consider this application for a zone reclassification to allow a grocery store and those uses allowed in the Regional Business (B-3) zone on property ~ Generaily located east of and adjacent to ' Argonne Road, north of Interstate 90, south of Knox Avenue (extended) in the SW 1/4 of Section 8, Township 25 North, Range 44 EWM, Spokane County, INashington NOTICE IS FURTHER GIVEN that a topic of discussion at this hearing will be any environmental documents prepared in conjunction with the proposal NOTICE IS FURTHER GIVEN that any person interested may appear at said hearing and present testimony verbaily or in writing in support of or in opposition to this application The Board reserves the right to impose time limits on speakers, as deemed necessary The Board's meetings and hearings are conducted in facilities which are accessible to ' disabled individuals For more particular information with respect to the accessibility of the Public Works Building, Commissioners' Assembly Room, piease contact Rosanne Montague, Clerk of the Board, at (509) 456-2265 ~ BY ORDER OF THE BOARD this 3 day of January, 1995 , WILLIAM E DONAHUE , CLERK O THE BOARD , I ~ 1 JAN 4 1955 R. SANNE MONTAGUE, DEPU ~ DISTRIBUTION - DATE / DEPT V' STATE EXAM V PUBLISH 1/6 ~P*ILE/NANCY ~ 3 ZEO ~ ~ 0 FROM * oMN FEB 0 11995 TO SPO COUNTY PLANN I NG FEB 1, 1995 1 14PM P 01 BPOKAN6 COUNTY 1.C114, f~~ ~PS E V ~ ~ ~ ~ E ~ PLANNINd DBPARTMBNT Eugsfeir Haske11 FEB 0 11995 Projessiona! Setvrce C orpoi allolt r~ Stepheti l~ Cugstcr MISUQw• Slephen ]l(ckcl1 Telep)totie (509) 624•5 S66 Cbrlstophct Tf (vnme~ Tecslmilc (509) 838 4274 ,lanuaty 27, I995 REcFIUEb JAN 3 1 1995 Spokaiie Gouni), 13oard of C'oiilmjssianetS SPnKANf C,UUNIY ENGINEEH Spokanc C'ou►ity PuU1ic; Works Build»>g 1026 W Bioadway Spoktinr, WA 99260 Re 7F-046-94 Tidynian'c Rezone - Appeal of GV1.. lnvestors Deat ConiiniSSiolicrs As yoLl kliow, l repiesent GVL Investors GVL 1tivestors filed act appcal af thc decisio» of'tlic Hearing Examiner Cornmrttee regardirag lhe above tnatter oil T)ecember 23, 1994 The rnatn cause of the appcal wqs oui caicern regarding traffic impacts of'the rezone on Argorvie at the location of the site, WG have been working witli Stun Schullz, altorney fot' Tidyman's, conccriiiiig thls iiiatter. Mr Schull7 has provicled us wilh information fmiu James Borgan, a traffic en6ineer, which givcs us the assurancc that tjAflic problcros are not a cause for concern at the site. As a conscquence, rVL lnvestois has withdrawn its appeal, The Wiihdrawal is enclosed. Very truly yours, FtJGS1'LK IfASKELL Stephen K L'ugster SKE rnob Enc c+ Tnc. Gary L. C'hustwlscn CiVL lnveQors Sta»lcy► k Scltult" 100 MinneSota liuildink • 423 West I irsl Avcnuc • Sjiol,anc, Washingtun 992(14•0206 FRDM•OMh-IFAX TO•SPO COUNTY PLANNING FEB 1. 1995 1 15PM P 01 i ~ RECEIVED F3EFOItL 'I'I IC ROARD OF COUN 1 Y COMMISSIONERS FEB 011995 OF SPOKANL` COUNTY, WASHINGTON BPOKANE COUNTY pLANNINt3 OEPARTMENT iN Tl-IL IVIATTFR CONC'L;1tNING 7.ONF CHANGL ZE-046-94 Uft13AN RFS1DENTIAL-22 (UR-22), COMMUNITY BUS1NES5 (B-2) AND RFGIONAL WITHDR.AWAL OF 111'P EAL 13USINESS (B-3)10 REGIONAT. BL7SlNLSS (Ti-3) APPI.ICANT VIKC1JNlA BINGAMAN & INT,AND ~ F,MPIRL IIAPTIST 1 EMPLE INC. ~ Pieasc bc advi ( sed that GVL Iiivestors wi(hdraws the appeal which it filcd in tliis tnatter on December 23, 1994 ; St- , DA'1'ED this -~(e day of Jtuluary, 1995 ~ ~L'UGSTFR HASKi;LL , t ~ Ct ~ By 'A ti~M STFPHEN K EUGSTFR, WSi3AR 2003 Attortley for Appellant, GVL Investoi s FRLM OMNIFRX TO SPO COUNTY PLANNING UEC 23, 1994 11 27AM P 02 ~ L TO THE BOAAD QF GOUNI'Y COMMISSIONEAS APPEAL FEE • ,$210 NAME GVL. It►veSt;O~s rQrtn _r~_ ~~v 1-ODAY'S DATE~ T)eoeiAl)el 23, 1999 aflDRESS c/o SLc})hc n K. Eugster, Esq. ziP CaaE 99209-0206 _ 4„2,3 Wpst ~S+2~~j y}. mt..A`-r 'i..ii Spokane, WA 99209-0206 HOME PHQN'"E ,.m.Q2). nL„-R~~-yd ~ . 61J5lNESS PMUNE. (509) 624--5566 HFARING EXAMINER AC1'(UN BE[NG APPEALED PRELIM(NAFIY SU60lVjSION NAME _ . . PRELIMINARY SUBDIVISION NUMBER , ~ ZONE RECl.AS5fFiCAT'10N NUMBER ZE-46-94 (Dccided December 15, 1994) ~ eVi A1SO the appellant is appealing the deca.sion af the I3earing ExamineX Ac•tion regardint DATE OF HEARlf1dG EXAMIlVER COMMlTTEE ACTI its decis3on to uphola the SFPA (DN 59 December 15, 1994 - decision of the Lea(i H,, ._v. S1GyIVATURE OF APPELIAN`i' GVL Investors by its attdrney atephen K, Eugs4eI ~D r~' ~ . . - . - S1GNATURE OF aUTMORlZED -OEPREsENTaTivE . k . innes a Bu~,l Stephen K. Eugster ^ AaDRESS M iJest ~~-rst X!~e . , Spokane, WA 99204-0206 YOIJR REASONS FOR APpE4L ' 1. The decasion c3oes not canform to the Comprehenssve Alan. 2. ThEre has becn no change in the ecanomic, technological, ar land use conditions which warranL the maclx£scation or rezone. 3. The amcndment or rezone is detrxmental to the public welfare, )nClud)ng, but not limited to, tlte lmpact the rezQne as Isresently Atermiiled will have on traftic and t,raffic flvw on Argonne at the site and partlcularly the freeway oif ramp anLA~ ~~tyd zaadway onto Argonne. ~ n n ~ ~C ~~W C~-~• ~ ~4~ ~ % ~ d , the DNS issued in this matter, w~►sN~ The SEPA dec~ ~i~n the dec~s~.on regard~rig upho~ ing c c1GarZy crroneous in that it fa~.led ta address the traffic impactsat the site and at loca~t~ior near the sxte and because triexe was na,_trafflc study done whtn there was and is obvious subst tial..-trraf.fic- lnpaC.t~&.wera n~eclad t^ bejI-t „oiad an asrAiua-ter3~ax~.d.r~,a ' m1,tigted. Botli devisions violated the000-I't FOR OFFIOE USE Oobligation af the County to acti under GrowLh Management Act and in conformYty wzth the requirements,of the GMA (RCW ch. 36, ?0A) Copies to: P1anning Engineers Environmental hieaith Fee received• Check vo~cash Receipt Number ~Afo Hearing Date ITEM PAGE ~ aF a FROM OMN7FAX TO SPO COIINTY PLANNING GEC 23, 1994 11 27AM P02 . ~ TO TME BOARD QF= GOUN1rY COIV9MISSIONEFiS APPEAL FEE • ,$210 NAME Gv_~,~y~s,to •s ~ raoa~r'S DATE UeCei(tljei 23, 1994 c/o Stcp21c n K. Eugster, Esq. 93209-p2~~6 ADL7RESS 4 _ 4 ,w .sL,~, ~,-51,, rp I ZIP COQ~ Spa3;ane, WA 99204-0206 HOME PMOtYE 6USINESS PNONE. (509) 624--5566 , NEARING EXAMINER AC71UN BElfVG aPPEALED PREi.lM(iVAFiY SUBOIVISION NAtU3E . _ ..;OFF. PREL1MiNAAY SUBDIViSiOM1d NUiV1BER ~ ZONE RECt..AS51FlCAT'ION NUMBER ZE-46-94 (DCCided Decemher i_~„r 1994) ~ elF Also the appezlant is appealing the deca-sion of the Hearing Examiner Aatlan regardzn QATE aF HEAAING EXAMINER COMM177EE aCTIOW its aecisioxi to upho1d r P SFPA (DN ~ December 15, 1994 ~ dec~e~on of tt~G L~- S1GNATURE OF APPELCA{V7' GvL xnv~cstors , by ts attorney Stephen X. EugSti SfCNA1'Uf~E OF AUTMORIZED,AEPRESE~dTATIVE . ° Stephen K. Eugster lnnes ~ Bu~.I0206 AU(~RESS M ~•~eS ~ ~~-rs z ~~re . , Spoka~e, WA 992a4- YOUR REASONS FOR APpEAL ' 1. The dtcasion does not canform to the Comprehensive A1an. 2. There has becn no change in the oconomic, technological, or land use conditians which warranL the modi£scation or rezane. 3. The amcndment or rezane is detrimenta], to the publiG welfare, 7nGlua,ny, but ndt limited tp~ the impact the rezane as ;iresently d&texmined will havP C+) Lraftic and t,raffic flaw an Argonne at the s1te and partZCUlarly the freeway P i amr) an~4*0( uand xaaclway onto Argonne. ~ A_~ ~ ~ .,..r--~, ~ The SEPA decision the dec:ision regarding u,~ho~ding the DNS issued in this matter, wasM c Clcarly orroneous in that it failed to ac~dress the traffic impactGat the s~.te anc3 at loca~ or near the sxte and because trieze was no._traffic study done whibn the) aas and ia obvaous subst ~-~.d~L,~t-4~-+-W~~1.e ~FarLAf~ ~"A ra t`17l~'~ A~~~ .l2!TIA ~~..~'.G~ ! - ~1~@4i • RIP Bath decisions violated theooo_"FOR OFFIQE ONLYobligAtion af the county to act under Gxowt,h Management Act and in conformYty with the requirements yof the GMA (RCtv cli. 36. 70A) Copies to: Planning Engineers Environmental Heafth Fee received: Check Cash Rece+pt Number 2y4fo Hearing Date 'MW # d-o ~AGE Cg . ` 'OF . . , t ~ SPOKAIVE COUNTY HEAltI1o1G EXAMINEIt CO1VIli/II'I"TEE FI1VDINGS OF FAC'I', CONCLUSIONS AND ORDER INT RODiJC'I'IO N This matter has come before the Hearuig Exanuner Commrttee on December 15, 1994. The members of the Committee present are: Donald Moore, Chair, Toru Nersesian and Verona Southern. PIgOPOSAIL The sponsors, Vuguua Buigaman/Inland Empu-e Baptist Church, request approval of a Zone Reclassification ZE-46-94, from Urban Residential-22 (UR-22), Commuruty Busmess (B-2) and Regional Busmess (B-3) to Regional Busmess (B-3) for a grocery store and those uses allowed in the Regional Busmess (B-3) zone FINI)INGS OF FAC'I' AND CO1viCLiJSIONS 1 The property is generally located east of and adjacent to Argonne Road, north of Interstate 90, south of Knox Avenue (extended) ul the SW 1/4 of Section 8, Township 25 North, Range 44 EWM, Spokane County, Waslungton. 2. The Committee adopts the Plannuig Department Report as a part of tlus record 3 The existuig land uses ul the area include single family residential, multiple fannly residential, church, feedlot, restaurants, motel and offices. 4 The proposed use is compatible with existing uses in the area. 5. The Comprehensive Plan designates ttus site as Major Commercial. The Major Commercial category is intended to provide the oppornuuty for development of commercial uses duecdy related to major throughways. Highway and artenal stnp commercial areas will usually be made up of businesses or individual parcels clustered along a heavily traveled street or lughway, each providuig off-street parking The proposed zone reclassification from Urban Residential-22 (UR-22), Commumty Busmess (B-2) and Regional Busmess (B-3) to Regional Business (B-3) is consistent wnth and implements the Goals, Objectives and Decision Guidehnes of the 1Viajor Commercial category of the Comprehensive Plan 6 The proposed zorung does unplement and conform to the Comprehensive Plan. 7 The Artenal Road Plan designates Argonne Road as a Pnncipal Artenal, vsnth a recommended nght of way vvidth of 100 feet In order to unplement the Artenal Road Plan, the County Engineer has requested dedicanon of a 10 foot wide smp along Argonne Road to be set aside as a future acquisiaon area. rrEM# PAGE / OF 8 The existuig zonuig of the property descnbed in the apphcation is Urban Residential-22 (UR-22), Community Business (B-2) and Regional Business (B-3) previously estabhshed as Multi-Family Suburban (MFS) (200-56) and Agncultural (A) (84-46) and redesignated to Urban Residential-22 (UR-22), Commumty Business (B-2) and Regional Business (B-3) on January 1, 1991 pursuant to the Program to Implement the Spokane County Zoning Code The proposal does conform to the requuements of the proposed zone. 9 The provisions of RCW 43 21C ('The State Environmental Policy Act) have been comphed vvith and a Determmation of Nonsigruficance (DNS) was issued. Pursuant to WAC 197-11-340, the Planning Department does not vathdraw the DNS. The Committee, after consideration of the appeal of the DNS, unanimously demes the appeal and upholds the DNS 10 The legal reqturements for pubhc notice have been fulfilled 11 The owners of adjacent lands expressed both approval and disapproval of the proposed use Concerns expressed were lighting spillover, night truck traffic odor and noise to the apartments on the northeast, the effect of increased traffic on the traffic flow of Argonne, the safety on ingress and egress along Argonne Road to the site, that a grocery store is not a commercial use closely associated with the freeway, the adequacy of the envuonmental revlew in respect to increased vehicular traffic and the effect on the transportation network, the adequacy of the proponent's arguments to show the need and appropnateness of theu project, and the inadequacy of addressing the sewer service issue. 12 The apphcant has demonstrated that conditions have substantially changed smce the onguial zomng of this area and accordingly, the proposed zone reclassification is jusafied Specifically, changed condiuons uiclude vncreased commercial development along Argonne Road and the adoption of the Artenal Road Plan and the Comprehensive Plan 13 The proposed use vvill not be detnmental to the pubhc health, safety, morals or welfare especially ln light of the condiaons recommended by the reviewing agencies 14 The Comnuttee additionally finds/concludes a The Planrung Department received an appeal of the Detemunation of Nonsignificance (DNS) and after considering testimony and pursuant to WAC 197-11-340, the Planning Department did not withdraw the DNS b The Committee concurs with the Planning Department and upholds the Deteraunation of Nonsigruficance (DNS) c. The Committee recogmzes existuig nonconfornung uses on the subject property d The apphcant objected to the recommended conditions of approval regardulg landscaping on the north, south and east, property lines, required future acquisiaon area along Argonne Road, and locanon of reciprocal easement HEC Order for ZE-46-94 /Page 2 ~Ea # f , PAGE c~ pF , • The Comrruttee considered the apphcants objections and has modified condhtions of approval as specified herein e The revised site plan submitted to the Comnuttee on December 15, 1994 is recognized as the site plan of record and as modified by the cond.itions of approval CONDITIONS OR CONTINGENCIES APPI,IED 'r0 THIS APPROVAI, 1 All Condinons imposed by the Heanng Examiner Committee shall be buiduig on the "Apphcant," which term shall include the owner or owners of the property, heus, assigns, and successors-in-interest 2 The following Cond.itions of Approval apply to the real property descnbed below Parcel "A" The North half of Tract 360, EXCEPT the West 300 feet thereof, of OPPORTUNITY PLAT TWO, as per plat thereof recorded in Volume "Q" of Plats, page 41, Situate in the County of Spokane, State of Washington Parcel "B" The South 20 feet of the North 173 feet of the West 300 feet of said tract 360 of OPPORT'CTNITY PLAT TWO, as per plat thereof recorded in volume "Q" of Plats, page 41, Except the West 10 feet of said Parcel "B" as conveyed to Spokane County by Deed recorded June 4, 1969 under Recording No 23084C Parcel "C". The West 300 feet of the North half of Tract 360 of OPPORT'LTiVITY PLAT TWO, as per plat thereof recorded in Volume "O" of Plats, page 41, EXCEPT the North 173 feet thereof, AND EXCEPT the West 10 feet thereof condemned by proceedings m Spokane County Supenor Court Cause No 174546 for Argonne Road, ALSO the North half of the South half of said Tract 360 EXCEPT the West 10 feet thereof conveyed to Spokane County by Deed recorded under Auditor's File No 23089C for Argonne Road and EXCEPT that pornon thereof conveyed to the State of Washington by Auditor's Ffle No 4312060187 for SR-90 Argonne Road Interchange, Situate ui the County of Spokane, State of Washington HEARING EXAMINEIZ COIVI1ViITTEE 1 That Spokane County Planning Department Condstion No. 4 is amended to read as follows• A specif'ic landscape plan, planting schedule and provisions for maintenance acceptable to the Planrung Director/designee shall be subnutted wnth a performance bond for the project pnor to release of btulding pernuts Landscaping shall be installed and mazntained so that sight distance at access pouits is not obscured or unpaued Landscaping shall be provided along the north, south and east property hnes consistent with the site plan of record presented to the Hearing Examuner Committee on December 15, 1994 and shall consist of Type III landscaping and shall be uistalled as compatible wnth '208' regulations 2 That Spokane County Planiung Department Condition No 6 is amended to read as follows That detached signs are luYUted to two detached signs along Argonne Road, wrth a maximum height of 35 feet and a maximum of 200 square feet on each face All HEC Order for ZE-46-94 Page 3 , ITEAA # ~ PAGE oF ,1 : other signs except direcaonal signs are to be attached to the structure. No outdoor advernsing displays/structures are pernutted 3 That Spokane County Planrung Department Condiaon No 9 d was deleted by the Heanng Exanuner Committee 4 Existing nonconfornung uses shall be subject to regulations of Chapter 14 508 Nonconfornung Uses 5 That the reciprocal ingress/egress easement shall be located east of the pmposed structure and as deluiea.ted on the revised site plan of record. 6 That Spokane County Division of Engineermg and Roads Cond.ition No. 1 be amended to read as follows: Apphcant shall dedicate 3 feet along that parnon of Argonne Road frontage located northerly of the nght of way "jog". More commonly known as the northerly 201 feet of Argonne Road frontage 7 That Spokane County Division of Engmeeruig and Roads Condinon No. 18 be amended to read as follows• The apphcant shall provide for a reciprocal easement for ingress and egress to the propemes south and east of tlus proposed rezone. This easement shall be at the location as deluieated on the rezone site plan of record at the east of the building, or as hereinafter mutually approved by the County Engineer and the apphcant. 8 That Spokane County Division of Enguieenng and Roads Condition No. 19 be amended to read as follows• An applicable turn-around shall be provided per the rezone site plan, or as hereinafter approved by the County Engineer and the applicanL SPOKAIVE COU1l1'TY PLANNgNG DEPARTliRENT 1 The proposal shall comply with the Regional Business (B-3) and Aquifer Sensitive Area Overlay (ASA) Zones, as amended 2 The applicant shall develop subject property generally in accordance within the concept presented to the Heanrig Body Vanations, when approved by the Plannuig Duector/designee, may be pennitted, includuig, but not lunited to bufld.ing location, landscape plans and general allowable uses of the pernutted zone All vanations must conform to regulations set forth ui the Spokane County Zorung Code, and the onginal intent of the development plans shall be maintained. 3 Approval is requued by the Planning Director/designee of a specific hghting and signuig plan for the descnbed property pnor to the release of any building pernuts 4. A specific landscape plan, planhng schedule and provisions for maintenance acceptable to the Planrung Director/designee shall be submitted vvith a performance bond for the project pnor to release of btulding pernuts Landscaping shall be installed and maintauied so that sight distance at access pouits is not obscured or impared. Landscaping shall be provlded along the north, south and east property luies consistent with the site plan of record and shall consist of Type III landscaping N0'TE: Thfls condition as modified by Hearing Examiner ConnrnIlttee Condition N0. 1. HEC Order for ZE-46-94 Page 4 ffEAA # J ~ PAGE 14 OF I / 5 Duect light from any extenor area hghting fixture shall not extend over the property boundary 6 All detached on-site advertising signs are to be located along Argonne Road, vsnth one detached sign at the Knox Avenue entrance at a maxunum height of 20 feet above average grade and a maxunum of 40 square feet on each of two faces All other signs except drectional signs are to be attached to the building structure No outdoor advertising display/structure shall be permitted on site N0TE: 'I'his conciition is anodiried by Hearing Exaaniner Comrnittee Corncigtion No. 2. 7 The Plannuig Department shall prepare and record with the Spokane County Auditor a Tide Noace noting that the property in quesaon is subject to a vanety of special condiuons unposed as a result of approval of a land use acaon. This Tide Nonce shall serve as pubhc notice of the conditions of approval affectmg the property in question. The Tide 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 - Planrung Department The Title Notice shall generally provide as follows• The parcel of property legally describeci as [ ] is the subject of a land use action by a Spokane County Hearing Bocly or Adgninistrative Official on [ imposiang a variety of special development conditions. File 1Vo. [ ] is available for inspection and copying nn the Spokane County Planning Department. 8 The Planrung Department shall file with the Spokane County Aud.itor, within the sa.me ame frame as allowed for an appeal from the final disposinon, including lapsing of appeal penod, a Title Notice, which shall generally provide as follows• "Pnor to the issuance of any building pernut for any builduig or any use on the property descnbed herein, the apphcant shall be responsible for complying wrth 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 parncularly descnbed as follows . " 9 The Spokane County Planning Department shall prepare and record wnth the County Auditor a Tide Nouce specifying a future land acquisiaon area for road nght-of-way and utthties. The reserved future acquisition area Tide Noace shall only be released, in full or in part, by the Plammng Department. The nouce should be recorded within the same ume frame as an appeal and shall provide the followuig a At least 10 feet of reserved future acquisition area for road nght-of-way and uahties, in addition to the existing and/or newly dedicated nght-of-way along Argonne Road NOTE The County Enguleer has requued 3 feet of new dedication b Future biulding and other setbacks requued by the Spokane County Zonuig Code shall be measured from the reserved future acquisition area. c No requued landscaping, parking, '208' areas, drainfield or allowed signs should be located witlun the future acquisihon area for road nght-of-way and HEC Order for ZE-46-94 Page 5 IrEa # PAGE ~ OF J ~ utiliaes If any of the above unprovements are made within ttus area, they shall be relocated at the applicant's expense when roadway unprovements are made d The future acqiusinon area, until acquired, shall be pnvate property and may be used as allowed in the zone, except that any unprovements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered intenm uses Note: This us hereby deleted by the Hearing Examiner Committee Corncfition ivo. 3. SPOKAANE COUNTY DIVISIOIV OF ENGINEE1tING Ale1D ROADS Pnor to issuance of a builduig pemut or at the request of the County Engineer in conjunction with a County Road Project/Road Improvement Distnct, whichever action comes first 1 Applicant shall ded.icate 3 feet on Argonne Road for nght-of-way Note: This conditflon mod'effied by Hearing Examiner Committee Condition No. 6. Pnor to release of a bufldulg pernut or use of the property as proposed• 2 Access permits for approaches to the county road system shall be obtauled from the Spokane County Engineer 3 The apphcant shall subnut for approval by the Spokane County Engzneer road, drainage and access plans 4 The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health Distnct a detailed combined on-site sewage system plan and surface water d.isposal plan for the entire project, or pornon thereof, if the development is to be phased 5 A parking plan and traffic cuculation plan shall be subnutted and approved by the Spokane County Engineer The design, location and aira.ngement of parlang stalls shall be in accordance wnth standard traffic engineeruig practices Paving or surfacing as approved by the County Engineer, will be requued for any pomon of the project which is to be occupied or traveled by vehicles 6 To construct the roadway unprovements stated hereul, the apphcant may, with the approval of the County Engineer, join in and be wdhng to participate ui any pention or resolution which purpose is the formation of a Road Improvement Distnct (RID) for saud unprovement, pursuant to RCW 36 88, as amended. Spokane County will not parncipate in the cost of these improvements 7 As an alternauve method of constructing the road unprovements stated herein, the apphcant may, vath the approval of the County Engineer, accomplish the road unprovements stated herein by joining and parncipanng u1 a County Road Project (CRP) to the extent of the required unprovemenL Spokane County will not participate in the cost of these unprovements 8 The construcaon of the road improvements stated herein shall be accomphshed as approved by the Spokane County Englneer HEC Order for ZE-46-94 Page 6 ITUA # PAGE OF I ~ , z 9 The County Engineer has designated Typical Roadway Secaon Number One, Major Artenal standard for the improvement of Argonne Road, which is adjacent to the proposed development This will requue the add.ition of approximately 6- 8 feet of asphalt along the frontage of the development 'The construcaon of curbuig and sidewalk is also requued 10 All required unprovements shall conform to the current State of Washmgton Standard Specifications for Road and Bndge Construction and other apphcable County standards and/or adopted resolutions perta.ining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwnse approved by the County Engineer. 11 Roadway standards, typical roadway sections and drainage plan requuements ar+e found in Spokane Board of County Commissioners Resolunon No 80-1592 as amended and are apphcable to this proposal 12 No construcuon work shall be performed within the existing or proposed pubhc nght-of-way unal a permit has been issued by the County Engineer. All work within the public road nght-of-way is subject to inspection and approval by the County Engineer 13 All requued construction vvithin the existing or proposed public nght-of-way is to be completed pnor to the release of a buildmg perrmt, or a bond in an amount estimated by the County Engruieer to cover the cost of construction or improvements shall be filed with the County Enguieer. 14. Apphcant shall sign and record Spokane County Notice to the Public No 6 which specif'ies the followuig The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a petition for the formation of a Road Improvement Distnct (RID) by the peation method pursuant to Chapter 36 88 RCW, wluch pention includes the owner(s) property, and further not to object, by the sigmng of a ballot, the formauon of a RID by the resolunon method pursuant to Chapter 36 88 RCW, which resolution includes the owner(s) property If an RID is formed by either the pention or resoluaon method, as provided for in Chapter 36 88 RCW, the owner(s) or successor(s) further agree• (a) that the unprovement or construcnon contemplated wnthin the proposed RID is feasible, (b) that the benefits to be denved from the formation of the RID by the property mcluded therein, together vvith the amount of any County pamcipation, exceeds the cost and expense of formation of the RID, and (c) that the property within the proposed RID is sufficiently developed Provided further that the owner(s) or successor(s) shall retaui the nght, as authonzed under RCW 36 88 090, to object to any assessment on the property as a result of the unprovements called for in conjunction with the formation of the RID by either petition HEC Order for ZE-46-94 Page 7 _ ITEAA # r'7 PAGE OF or resolution method under Chapter 36.88 RCW 15 The County Artenal Road Plan identifies Argonne, Road as a Pnricipal Artenal The exisang nght-of-way width of 63 feet is not consistent mnth that specified in the Plan In order to implement the Artenal Road Plan, in addition to the required nght-of-way dedication, a stnp of property 10 feet in wndth along the Argonne Road frontage shall be set aside in reserve This property may be acquued by Spokane County at the time when artenal improvements are made to Argonne Road 16 There may exist utilities, either underground or overhead, affecting the subject property, includuig property to be dedicated or set aside for future acquusition Spokane County assumes no financial obhgation for adjustments or relocation regarding these utihties Apphcant(s) should check wrth the apphcable utihty purveyor and the Spokane County Engineer to determine whether apphcant(s) or the utllity is responsible far adjustment or relocation costs and to make arrangements for any necessary work. 17 Apphcant shall only be pemutted nght-in andlor nght-out turnuig movements on Argonne Road 18 The apphcant shall provide for a reciprocal easement for ingress and egress to the propernes south and east of this proposed rezone. This easement shall be at the locauon as delineated on the rezone site plan. Note: 'I'his condition rnodified by Hearing Examiner Conaanittee IVo. 7. 19 An apphcable turn-around shall be provided per the rezone site plan 1Vote: This condition mociafied by the Hearing Examiner Committee 1Vo. 8. SPOKAANE COUN'I'Y DIVISION OF iJTII.ITIES 1 Any water service for this project shall be provided in accordance with the Coord.inated Water System Plan for Spokane County, as amended 2 Pursuant to the Board of County Commissioners Resolunon No 80-0418, the use of on-site sewer d.isposal systems is hereby authonzed This authonzation is conditioned ui comphance wnth all rules and regulations of the Spokane County Health Distnct and is further condiaoned and subject to specif'ic apphcaaon approval and issuance of pemuts by the Health DistncL 3 The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a petition for the formation of UI,ID by petttion method pursuant to RCW 36 94, wluch peation includes the owner(s)' property, and further not to object by the sigrung of a protest petinon agauist the formanon of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the owner(s)' propeny PROVIDED, this condiaon shall not prohibit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of unprovements called for in conjunction with tlle formation of a ULID by either petition or resolution under RCW Chapter 36 94 HEC Order for ZE-46-94 Page 8 ffEAA # f ~ PAGE OF / I ' 4 Each builduig shall be double-plumbed for connection to future areawide collection systems 5 Apphcant shall subnut expressly to Spokane County Ualines Department "under separate cover", only those plan sheets shovving sewer plans and specifications for double plumbing for review and approval by Utihties Department pnor to issuance of pennit to connect SPOKANE COIJIV'I'Y HEAg.'I'H I)ISTRIC'B' 1. A combuied surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health Distnct pnor to the issuance of any on-site sewage disposal permit or builduig permit for ttus project. 2 Sewage disposal method shall be as authonzed by the Duector of Utihnes, Spokane County 3. Water service shall be coordinated through the Duector of Ualities, Spokane County. 4 Water service shall be by an exisnng pubhc water supply when approved by the Regional Enguieer (Spokane), State Deparmnent of Health 5. Disposal of sewage effluent beneath paved surfaces is currently prolubited. 6 Subject to specific apphcation approval and issuance of pernuts by the health officer, the use of ind.ividual on-site sewage disposal systems may be authonzed Note• There may not be enough available acreage for on-site sewage disposal systems Dependmg on the sewage flow rate of the proposed uses, the State Department of Health may be the junsdzctional agency for the pernutting of on-site sewage ciisposal system(s). 7 Use of pnvate wells and water systems is prolubited SPOKANE COgJNTY IDIVISIOIV OF Bi7ILDINGS 1 The apphcant shall contact the Department of Buildings at the earhest possible stage in order to be informed of code requuements ardaunisteredlenforced as authonzed by the Sta.te Btuldmg Code Act. Design/development concerns include. Addressing, fire apparatus access roads, fire hydrant/flow, approved water systems, building accessiblhty, construction type, occupancy classificanon, exiting, extenor wall protection, and energy code regulations (Note The Department of Buildings reserves the nght to confirm the actual address at the time of bwldmg permit ) SPOKANE COiJNTY AIR POLLgJTg0101 CONTROL AiJ'I'HORITY 1 All air pollution regulanons must be met 2 Au pollution regulanons requue that dust enussions dunng demohnon, construction and excavation projects be controlled This may reqiure use of water sprays, tarps, sprmklers or suspension of activity dunng certain weather conditions Haul roads HEC arder for ZE-46-94 Page 9 tTEww # i q ~ PAGE C/ OF~ , should be treated, and enussions from the transfer of earthen matenal must be controlled, as well as enussions from all other construction-related acnvities 3 Measures must be taken to avoid the deposition of dut and mud from unpaved surfaces onto paved surfaces If trackuig or spills occur on paved surfaces, measures must be taken unmediately to clean these surfaces 4 SCAPCA strongly recommends that all traveled surfaces (ingress, egress, parlang areas, access roads) must be paved and kept clean to numnuze dust enussions 5 Debns generated as a result of this project must be &sposed of by means other than burning (i e, construcuon waste, demohaon matenals). 6 Demohnon and renovation projects must comply vsnth the requuements of CFR 40, Part 61, Subpart M and of SCAPCA Regulanon I amcle IX Intent to Demohsh and Renovate forms are avaulable at the SCAPCA office 7 SCAPCA Regulation I, Aracle V, requires that a Notice of Construction and Apphcaaon for Approval be subnutted to and approved by our Agency pnor to the construcaon, installation or estabhshment of an air pollution source This includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc It also includes paint booths, and other sources or air contamuiants 8 SCAPCA Regulaaon I, Amcle IV reqwres registraaon wnth tlus agency. HEC Order far ZE-46-94 Page 10 IrEM # PACE Of ~`,I ORDER The Heanng Exammer Committee, pursuant to the above Fuiduigs of Fact and Conclusion, APPROVES the apphcaaon of Vuginia Buigaman/Inland Empue Baptist Church for the Zone Reclassification from Urban Residenual-22 (UR-22), Commuruty Business (B-2) and Regional Business (B-3) to Regional Business (B-3) for a grocery store and those uses allowed in the Regional Business (B-3) zone as descnbed in the apphcation ZE-46-94 Motion by. Verona Southem Seconded by: Toni Nersesian Vote• (3-0) UNANIlViOUS TO APPROVE THE ZONE RECLASSIFICATION HEARING EXA►MINER CONIMIT7EE ~ HEREBY ATTEST TO TI-E ABOVE FIINDINGS, O VOTE C'HAIR ~ AT'TEST: For WALLIS D. HUBBARD Planrung Duector 4 B JOHN W. P ERS ON Senior Planner e DATE Pursuant to Spokane County regulations, any aggneved party has the nght to appeal ttus wntten decision to the Spokane County Board of County Commissioners mnthin ten (10) calendar days of the signing of this order Upon receipt of an appeal, a pubhc hearing will be scheduled. If you desue to file such an appeal, you must subnut a wntten appeal, preferably on forms designed for such purpose, to the Board of County Commissioners, West 1116 Broadway, Spokane, WA 99260, along wnth a$210 processing fee payable to the Spokane County Treasurer If you have any quesaons, please call the Plannulg Department at (509) 456-2205 HEC Order for ZE-46-94 Page 11 ITEAA # ~ ~ PAGE ,pF , . i ~ K J 13 EW ,r~► ~ o 0 o pa wa~'. • ~ ~~,.t Ic c ~ r~ ult _ ~~aNY 1 ~ - > N r. m 1 :1~' ~ r ~ ~ x ~ - - , rr- 'T i Q4oQ\+ ~ Wi 1 n ppAD ` G4tO ,4r A~ RpAO v►-~AN ~ ~ ' ~ ~ . ~ R P 96sA ~Oe ~ ---Vo ~ ° A T r f~~ o ~ ' ' ~j • '0 . ~ a urr~g s ~ p ,4 r • ! • 9 ' ~ ~ ~yr~on , a ` ~ N p r gChO40► o ~ ~ ~R,1 ~ D ~ ~ tJ WALNU~ Rt► _ - ~ ~ y m~ ~ x ~ ~ f► , - Q ►I _ _ 336 - wd . .~-~T" ; ~C'oro" j , ~ ~1 i ` ~ ~ ~ . ~ ~ . ~ i+~~~`~j ~ I. - , . • `d, ----=;unn - ~ ~ ~ Il / i ` o • • i ~ t"~ ~ 1._~ _L_--~.-r""~ _ ~ L ~i ! ~ a ; • ° ~ t • ~ I r~„ I' ~ ~ '-j" O p ~ ~ ~ ~ y!! i ` d ~1 ~.I x• n„~~ _ - ~ to ~ ~y✓,i~J ~ / ~~~j ~ , 4 r /i!j ~ ~ji n elnaaooT' 1 l • ~1~0 ' ~ ~ ' ~ 16 - ; Ch ' I A / ~ m -r r 9 ~ <V ~ i/~~~ P~~~~%~~ ~AA ~p~ ~ G - r y i t 'r,~ a ~ r e I .e~ Li ~ i~ ri~ i i 1( !/r 41 p r ~~{4' ~ n i 1 ' ~ i~~(~ ~ ~ f~~ ~ ~ ~ la ~ _ a ' ' if ` T~ ~ j / o ~ • _...--.iQ1'ptl ' `ry ~ < I f + V ~ • jj/ ~r ~ ~ ~ ~ `r"~~ v ►L { _ - " ~ ; ~ , A i oQ ,,t ~,L u ~ ~ , '1' ~ '~t ~is~n _ ~ ~ o 0 A j ~ ~ ~ ~ ~ r ~ ~ +h ~ fa I iA ' ; ~ ~.~-s ~ 4~ ~ ` i~ - I W ~ t ~ ) • CL ^ 1- x j ~ _ _ ~ • l ~ ' ~ ~ ' 1 ..r " ~ r d ~ ' I~ • ' dron '(I" I~ ~ 1 ~ u N31 ~ ~ aroa~ : s ~ __,+r~?kbdd ' • r~~ L~~, ~ ~ - ~ • t • . u ~Or • . _ "a ' ~ ut ~ ~ 'L ~ 3 ` ~ ; r 0 tn h~w L , ~ . 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PL~~~~~ DEPARTMENT REPORT TO: 5POK1~~~ ~~~~ING ~OMMI~TEE FROM: CURRENT Pg.,~~~ING SECTION I)ATEe DECEIViBER 15, 1994 SiJBJECT: ZE-46-949 Z0NE ItECLASSIFICATION FItOM LJRBAN RESgDEN'I'IAL-22 (UR-22)9 C0M1ViUNITY BIJSINESS (B-2) AND REGI0NAL BUSINESS (B-3) TO REGIONAL BiJSINESS (B-3) 1e GEn1ERAL INFOR1dS[ATgOr1 AppOicant: Vuguua Bingaman North 2112 Argonne Road Spokane, WA 99212 (509) 926-8402 Inland Empire Bapast Temple Inc North 2024 Argonne Road Spokane, WA 99212 (509) 928-0644 Agent: Dvvight Hume VVest 1720 4th Avenue Spokane, WA 99204-1702 (509) 747-4600 Contact P6anner: Kenneth Kuhn Locatnon: Generally located east of and adjacent to Argonne Road, north of Interstate 90, south of Knox Avenue (extended) in the SvV 1/4 of Secnon 8, Township 25 North, Range 44 EWM, Spokane County, VVashuigton Proposal: Zone Reclassification from Urban Residenaal-22 (UR-22), Commuruty Business (B-2) and Regional Busmess (B-3) to Regional Business (B-3) for a grocery store and those uses allowed in the Regional Business (B-3) zone 11. SI'I'E INFOItMATI0N A. Site Size: Approximately 6.1 acres B . Cornprehensive Plan 1. Land Use Plan: The property is located within the 1Vlajor Commercial (C) category of the Spokane County Comprehensive Plan and vvitlun the Pnonty Sewer Service Area (PSSA) The 1Vlajor Commercial category is Page 1 12/'94 BEC Staff Repart for ZE-46-94 YTEAA # ) r - PAGE ~ OF I L~ , . . intended to provide the opportunity for development of commercial uses duectly related to major throughways. Highway and artenal stnp commercial areas will usually be made up of businesses or mdzvidual parcels clustered along a heavily traveled street or tughway, each providing off-street parking The proposed zone reclassification from Urban Residential-22 (UR-22), Commuruty Business (B-2) and Regional Business (B-3) to Regional Business (B-3) is consistent with and unplements the Goals, Objecnves and Decision Gwdeluies of the Major Commercial category of the Comprehensive Plan 2. Arterial Road P➢an• The site is adjacent to Argonne Road and Knox Avenue The Spokane County Artenal Road Plan identif'ies Argonne Road as a Prlncipal Artenal, wnthout controlled access. Knox Avenue is idennfied as a Local Access Street, To unplement the Arten,al Road Plan the County Engineer has requested dedication of 3 feet of additionai nght-of- way and that a stnp of property 10 feet along Argonne Road be set aside as a Future Acquisition Area (FAA) Buildtng/structure setbacks are recommended by the Comprehensive Plan to be measured from the Future Acquisition Area (FAA) C. Site Characterist6cs• The site is flat and occupied by a church facility and accessory buildings, three single-fanuly residences and a feedlot, D. Neighborhood Characteristics The Argonne Street commercial comdor includes typical commercial stnp development wnth a vanety of office, retail and nestaurant uses E . Zoning Analysis. Proposal• Urban Residential-22 (UR-22), Commuruty Busmess (B-2) and Regional Busmess (B-3) established in 1991, previously designated as 1Vlulti-Fanuly Suburban (NIFS) (200-56) and Agncultural (A) (84-46) North Regional Busmess (B-3) and Urban Residential-22 (UR-22) estabhshed in 1991, previously estabhshed as Commercial (C) (199-77C) and 1Viula-Family Suburban (MFS) (5-63) South• Regional Busmess (B-3) established in 1991, previously estabhshed as Commercial (C) (65A-79C). East, Community Busmess (B-2) estabhshed in 1991, previously estabhshed as Agricultural (A) (8446) VVest Regional Busmess (B-3) estabhshed in 1991, previously estabhshed as Commercial (C) (101-77C) The zorung trend along the east and west sides of Argonne Road north of I-90 to Montgomery Avenue has been Regional Busmess (B-3), wrth the exception of two relatively small pancels zoned Urban Residential-22 (UR-22). The most recent zone reclassification in the area includes the subject property and the property located duecdy south of and adjacent to the proposal That zone reclassification included approximately 4 acnes wluch was rezoned from Urban Residential-22 12/94 HEC Staff Report for ZE-46-94 , 2 (TEA~ # rage PAGE ~ Of_L ~ (UR-22) and Commumty Business (B-2) to Regional Business (B-3) in 1991 (ZE- 20-91). F . Land gJse Analysis: Site: Single-family residenaal, church, and feedlot North• Restaurant and multiple-fanuly residences South• Restaurant and motel East. Vacant and undeveloped VVest Restaurant and offices. Land uses in the area are pnmanly businesses along the Argonne Road cominercial comdor. Business uses range from low-intensity office uses to a retail center appmximately 1/4 mile north of the srte. Ihrecdy north of the proposal is a multi-family residential complex. The zone reclassification to Regional Business (B-3) is consistent with existmg zorung and land use trends m the area G. CDII'CIIlBatDOil The site currendy has access to Knox Avenue and duect access to Argonne Road. The site plan indicates that there vsnll be chrect access to Argonne Itoad and to Knox Avenue. Indiana Lane is a pnvate road wluch provides access to those propernes to the south and east of the proposal. The County Engmeer requires the apphcant to provide for a reciprocal easement for mgress and egress to the properties south and east of the pmposal and the apphcant shall only be pernutted nght-in and/or nght-out turning movements on Argonne Road. H. 1)esign 1. Site Plan Data Proposed Sete Plan: The site plan as submitted illustrates comphance with the minimum development standards of the Reglonal Business (B-3) zone. The site p1an illustrates one exisang structure on the property, a single-famuly residence, located near Argonne Road and adjacent to the Burger King property. Development Standards Prouosed Re4uu+ecl Lot Area 266,529 sq. ft IVo nununum Building Coverage 27% 60% maximum Biulduig Height 50 ft. 60 ft. maximum Parking 328 324 Signage None Per Chap. 14 804 12/'94 HEC S taff Report for ZE-46-94 rTEM # Page 3 ~ r~?'PAGE < j OF~pC . o a Setbacks Front yard Argonne Road 35 ft 35 ft from lot hne Side yard (north) 43 ft & 0 ft 0 ft & 0 ft Side yard (south) 82 ft. 0 ft Rear yard (east) 53 ft. 15 ft PPOposed Buffering/Lanclscape 'g'echn6ques: The proposed site plan illustrates the landscaping requirements specified by Chapter 14 806 (Landscaping and Screerung Standards) of the Zorung Code Although not requued, the site plan fflustrates landscaping along the north, south and east property lines The Plannmg Department recommends that the landscaping illustrated along the north, south and east property luies be required and consist of Type III landscaping Other Sate Plan Considerations. The site plan subnutted for review by the Heanrig Examiner Comnuttee is general in nature Detailed review to detemune comphance vvith all Code regulations and condiaons of approval is recommended to be adnunistrative and to occur at the Building Permit stage. I. Draunage• A drauiage plan is reqwred. This plan must be reviewed and approved by the County Engineer's Department pnor to development. J . Power Transmisseon Lines/Other Known Easements None fllustrated Any recorded or requued easements will be disclosed dunng the bLUlding pernut process K. VVater Supply The proposal is within the Modern Electnc Water Distnct L. Sewage Disposal Use of sewage disposal is proposed and subject to apphcable regulations of the State Deparmnent of Health Double-plumbing is required for connection to future area-wide collection system 1Vi . SchooD The proposal is in the West Valley School Distnct No 363 1l1. Fire Protection The proposal is vvithin Fire Distnct No. 1. The Fue Distnct and the Division of Buildings Department (Fue Marshall) are required to approve fire protection provisions pnor to issuance of buddulg pernuts 0. Wetlands Spokane County Wedand Inventory 1Viaps do not ind.icate the presence of wedands on site P. Cealtural Resotarces. None have been identified Q. Special Infformation: Previous conditions of ZE-20-91 vvill become null and void upon this approval 12/94 HEC Staff Report for ZE-46-94 Page 4 IPEM #_J PAGE % OF ~ ~ ' ~ o III. ENVIRONMEN'I'Ag. REVIEW An Environmental Checklist was subnutted by the sponsor and was reviewed by the County Plannulg Department The review considered the specifics of the proposal, other ava.ilable uiformation, County orciinances, other regulations and laws, possible standard Condinons of Approval, the Generalized Comprehensive Plan, and other County pohcies and guidelules The Plannuig Depardment has deternuned that "No probable significant adverse unpacts" would result finm the proposal being developed and has issued a Deternunation of Nonsigmficance ("DNS The "DNS" was cuculated to 13 other agencies of junsdicaon and other agenciesJdepartments affected by the future development for revlew and comment The "DNS" comment penod ends December 13, 1994 and was adverased 15 calendar days before said date in the newspaper, by letter to adjacent property owners wnthin 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearmg Examiner may consider addinonal envimnmental related tesamony at the pubhc heanrig I V. PLANNI1VG DEPAR1'ME1VT SiJIVIMARY AND RECOMMENDATI0N The proposed Zone Reclassification is consistent the Goals, Objecnves and Decision Guidehnes of the Major Commercial (C) category of the Comprehensive Plan, implements the development standards of the Regional Business (B-3) zone, and is compatible wnth existing land uses and land use trends in the area The Planrung Department recommends approval, as conditioned V . C0NDITIONS OF APPR0VAL i. Afll concletions imposed lby the Hearnng Examiaaer Committee sball be bindIlng oan the ApplDCant°', which tecms shall irnclaide the owner or owners of the property, heirs, assigns and successors. i i. The zone recDassaricateon applies to the followeng real pPOperty: Parcel "A" The North half of Tract 360, EXCEPT the West 300 feet thereof, of QPPORT'UN][TY PLAT TW0, as per plat thereof recorded in Volume "Q" of Plats, page 41, Situate in the County of Spokane, State of Waslungton. Parcel "B". The South 20 feet of the North 173 feet of the West 300 feet of said tract 360 of OPPORTUIVITY PLAT TWO, as per plat thereof recorded ui volume "Q" of Plats, page 41, Except the West 10 feet of said Parcel "B" as conveyed to Spokane County by Deed recorded June 4, 1969 under Record.ing No 23084C Parcel "C" The West 300 feet of the North half of Tract 360 of OPPORT'UNTI'Y PLAT TWO, as per plat thereof recorded ui Volume "O" of Plats, page 41, EXCEPT the North 173 feet thereof; AND EXCEPT the West 10 feet thereof condemned by proceedings in Spokane County Supenor Court Cause No. 174546 for Argonne Road; ALSO the North half of the South half of said Tract 360 EXC:EPT the West 10 feet thereof conveyed to Spokane County by Deed recorded under Auditor's File 1Vo 23089C for Argonne Road and EXCEPT that pornon thereof conveyed to the State of Washuigton by 12/'94 HEC Staff Report for ZE-46-94 . ) , age 5 ?rEM PAGe ID oF I l,o ~ e Auditor's File No 4312060187 for SR90 Argonne Road Interchange, Situate in the County of Spokane, State of Washington SPOKANE COUli1'TY PLANIi1HNG DEPAR'I'MEN'I' 1 The proposal shall comply with the Regional Business (B-3) and Aquifer Sensiave Area Overlay (ASA) Zones, as amended 2 The applicant shall develop subject property generally in accordance vvitlun the concept presented to the Heanng Body Vanations, when approved by the Plannuig Director/designee, may be pernutted, including, but not lunited to building location, landscape plans and general allowable uses of the permitted zone. All vanaaons must conform to regulanons set forth m the Spokane County Zomng Code, and the ongmal intent of the development plans shall be maintained. 3 Approval is reqwred by the Planning Director/designee of a specific hghting and signmg plan for the descnbed property pnor to the release of any building pernuts 4 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Planrung Director/designee shall be subrrutted with a performance bond for the project pnor to release of building pernuts Landscaping shall be uistalled and maultauied so that sight distance at access pouits is not obscured or impaired Landscaping shall be provided along the north, south and east property lines consistent with the site plan of record and shall consist of Type III landscaping 5 Direct light from any extenor area hghting fixture shall not extend over the property boundary 6 All detached on-site advemsmg signs are to be located along Argonne Road, with one detached sign at the Knox Avenue entrance at a maximum height of 20 feet above average grade and a maxunum of 40 square feet on each of two faces All other signs except directional signs are to be attached to the bwlding structure No outdoor advernsing display/structure shall be pernutted on site 7 The Planning Deparnnent shall prepare and record with the Spokane County Aud.itor a Title Notice notmg that the property in question is subject to a vanety of special condinons imposed as a result of approval of a land use action This Title Notice shall serve as pubhc notice of the condinons of approval affecting the property in quesnon. The Tide Nonce should be recorded wittun the same tume frame as allowed for an appeal and shall only be released, in full or in part, by the Planrung Department The Title Notice shall generally provide as follows The parcel of property flegally described as [ ] is the subject of a ➢and use actioan by a Spokane Coaaanty glearing Body or Adminastrative Ott'f'ficial on [ amposing a varuety of special development conditions. File No. [ ] is avau9able for inspection and copying in the Spokane County Planning H)epartment. S The Plammmg Department shall file with the Spokane County Auditor, wittun the same time frame as allowed for an appeal from the final disposiaon, including lapsing of appeal penod, a Title Noace, which shall generally provide as follows• 12/'94 HEC Staff Report for ZE-46-94 9TEM # age 6 PAGE I ~ OF ~ O "Pnor to the issuance of any building pernut for any building or any use on the property descnbed her+ein, the apphcant shall be responsible for complying vvith the provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensiave Area Overlay Zone). The property which is the subject of this nohce is more particularly descnbed as follows . . " 9 The Spokane County Planning Department shall prepare and record with the County Auditor a Tide Notice specifying a future land acquisition area for road nght-of-way and utihnes. The reserved future acquisiaon area Tide Notice shall only be released, ui full or ui part, by the Plammng Department. The notice should be recorded witlun the same time frame as an appeal and shall provide the followmg a. At least 10 feet of reserved future acquisition area for road nght-of-way and utihties, in addition to the existmg andJor newly dedicated nght-of-way along Argonne Road, NOTE 1'he County Engineer has requued 3 feet of new dedication b Future building and other setbacks requued by the Spokane County Zoning Code shall be measured from the reserved future acquisition area c No requued landscaping, pazking, '208' areas, drainfield or allowed signs should be located within the future acqwsinon area for road nght-of-way and utihties If any of the above unprovements are made withui this area, they shall be relocated at the apphcant's expense when roadway unprovements are made d The future acquisition area, until a,cquved, shall be pnvate property and may be used as allowed in the zone, except that any unprovements (such as landscaping, parlang, surface drainage, drainfield, signs or others) shall be considered intenm uses SPOKANE COiJNTY DIVISI0N OF ENGI1VEEllZING AND ROADS Pnor to issuance of a builchng permit or at the request of the County Engineer in conjuncnon vvith a County Road Project/Road Improvement Distnct, wtuchever achon comes first 1 Apphcant shall de(hcate 3 feet on Argonne Road for nght-of-way Pnor to release of a building pernut or use of the property as proposed: 2 Access pernnts for approaches to the county road system shall be obtained from the Spokane County Engineer. 3 The apphcant shall submit for approval by the Spokane County Engineer road, drainage and access plans. 4 The apphcant shall submit for approval by the Spokane County Enguieer and the Spokane County Health Distnct a detailed combuied on-site sewage system plan and surface water disposal plan for the ennre project, or portion thereof, if the development is to be phased. 12/94 HEC S taff Report for ZE-46-94 Page 7 PAGE G OF Jilo p , f 0 5 A parlang plan and traffic cutulaaon plan shall be subnutted and approved by the Spokane County Engineer The design, location and an-angement of parlang stalls shall be in accord.ance with standard nrrafffic engineerng practices Paving or surfacing as approved by the County Engineer, will be requued for any pomon of the project which is to be occupied or traveled by vetucles 6 To construct the roadway unprovements stated herein, the apphcant may, with the approval of the County Engineer, join in and be wilhng to pamcipate in any petiaon or resoluaon which purpose is the formahon of a Road Improvement Dismct (RID) for sa.id unprovement, pursuant to RCW 36 88, as amended Spokane County wdl not parncipate in the cost of these improvements 7. As an alternative method of constructing the road unprovements stated herein, the apphcant may, with the approval of the County Engineer, accomplish the road unprovements stated herein by jouimg and parncipaang m a County Road Project (CRP) to the extent of the requued unprovement. Spokane County will not parncipate in the cost of these unprovements 8 The construcaon of the road improvements stated herein shall be accomphshed as approved by the Spokane County Englneer 9 The County Engineer has designated Typical Roadway Section Number One, Major Artenal standard for the unprovement of Argonne Road, which is adjacent to the proposed development This will requue the addition of approxmately 6- 8 feet of asphalt along the frontage of the development. The construction of curbuig and sidewalk is also requued. 10 All reqiured unprovements shall conform to the current State of VVashuigton Standard Specificanons for Road and Bndge Construcaon and other apphcable County standards and/or adopted resolunons pertaimng to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 11 Roadway standards, typical roadway sections and drainage plan requurements are found m Spokane Board of County Comnussioners Resoluuon No. 80-1592 as amended and are apphcable to ttus proposal 12 No construction work shall be performed within the existzng or proposed pubhc nght-of-way until a penrut has been issued by the County Engineer All work wntlun the public roa,d nght-of-way is subject to inspection and approval by the County Engineer 13. All requu-ed construcaon vvithin the existing or proposed pubhc nght-of-way is to be completed pnor to the release of a builcimg perrrut, or a bond in an amount estimated by the County Enguieer to cover the cost of construcaon of improvements shall be filed with the County Engineer 14. Apphcant shall sign and record Spokane County Noace to the Public No. 6 which specifies the followmg• The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a penaon for the forcnation of a Road Improvement Distnct (RID) by the peation method pursuant to Chapter 36 88 RCW, wluch petition includes the owner(s) property, and further not to object, by the signing of a ballot, the 12/94 HEC S taff Report for ZE-46-94 -~I Page 8 CTEAA ,O ~S PAGE )2) OF ~ i l ~ ,1 O fornaation of a RID by the resolunon method pursuant to Chapter 36.88 RCW, which resolution includes the owner(s) property If an RID is farmed by either the petition or resolution method, as provYded for in Chapter 36 88 RCW, the owner(s) or successor(s) further agree (a) that the unprovement or construction contemplated wnthin the proposed RID is feasible, (b) that the benefits to be denved from the frnmanon of the RID by the property included therein, together with the amount of any County pamcipation, exceeds the cost and expense of formanon of the RID, and (c) that the property withui the proposed RID is sufficiendy developed. Provided further that the owner(s) or successor(s) shall retain the nght, as authonzed under RCW 36 88 090, to object to any assessment on the property as a result of the unprovements called for in conjuncnon with the formation of the RID by either petition or resolunon method under Chapter 36 88 RCW 15 The County Artenal Road Plan identLfies Argonne Road as a Principal Artenal. The existing nght-of-way vvidth of 63 feet is not consistent with that specified in the Plan. In order to unplement the Artenal Road Plan, u1 add.inon to the reqtured nght-of-way dedication, a smp of property 10 feet in width along the Argonne Road frontage shall be set aside in reserve. This property may be acqwred by Spokane County at the time when artenal unprovements are made to Argonne Road. 16 There may exist utihnes, either underground or overhead, affecting the subject property, including property to be derhcated or set aside for future acquisition Spokane County assumes no financial obhgation for adjustments or relocation regarding these utilines Apphcant(s) should check with the apphcable urility purveyor and the Spokane County Engineer to determine whether apphcant(s) or the utthty is responsible for adjustment or relocanon costs and to make anangements for any necessary work 17. Apphcant shall only be pernutted nght-in and/or nght-out turnuig movements on Argonne Road 18 The apphcant shall provlde for a reciprocal easement for ingress and egress to the propemes south and east of this proposed rezone. This easement shall be at the locaaon as delineated on the rezone site plan. 19. An apphcable turn-around shall be provided per the rezone site plan SPOKANE COUNTY DIVI3IOrt OF U1'gl[..g'I'IES 1. Any water service for this project shall be provlded in accordance with the Coordinated Water System Plan for Spokane County, as amended. 2 Puisuant to the Board of County Commissioners Resolution 1Vo. 80-0418, the use of on-site sewer disposal systems is hereby authonzed. This authonzation is conditioned ui comphance with all rules and regulanons of the Spokane County 12/'94 HEC Staff Report for ZE-46-94 ITM Page 9 #l~ PAGE l OF-149 . Health Distnct and is further conclitioned and subject to specific application approval and issuance of pernuts by the Health IhstncL 3. The owner(s) or successor(s) in interest agree to authonze the County to place theu name(s) on a petition for the formaaon of ULID by peation method pursuant to RCW 36 94, which petiaon includes the owner(s)' property, and further not to object by the signuig of a protest peatton agauist the forcnation of a ULID by resoluaon method pursuant to RCW Chapter 36 94 which nncludes the owner(s)' property PROVIDED, tlus condition shall not prohibit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of unprovements called for in conjunction with the formation of a ULID by either petition or resolunon under RCW Chapter 36.94. 4 Each dwelling uiut shall be double-plumbed for connection to future areawnde collection systems 5 Apphcant shall subnut expressly to Spokane County Utihties Department "under separate cover", only those plan sheets showing sewer plans and specificaaons for double planning for review and approval by Unhties Department pnor to issuance of permit to connect SPOKANE COLJNTY HEAL'I'H DISTRIC'B' 1 A combuied surface water and sewage d.isposal detailed plan shall be approved by the Spokane County EngRneer and Spokane County Health Distnct pnor to the issuance of any on-site sewage, disposal pernut or building pemut for ttus project 2 Sewage d.isposal method shall be as authonzed by the Duector of Utilines, Spokane County 3 Water service shall be coorduiated through the Duector of Utilines, Spokane County 4 Water service shall be by an existing pubhc 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 apphcation approval and issuance of pernuts by the health officer, the use of ind.ividual on-site sewage disposal systems may be authonzed Note: There may not be enough available acreage for on-site sewage d.isposal systems. Depending on the sewage flow rate of the pr+oposed uses, the State Department of Health may be the junsdictional agency for the pemutting of on-site sewage disposal system(s). 7 Use of pnvate wells and water systems is prohibited SPOKANE COUNTY DIVISI0N O~ BUILDINGS 1 The apphcant shall contact the Department of Build.ings at the earhest possible stage ul order to be informed of code requuements admirustered/enforced as authonzed by the State Buildmg Code Act Design/development concerns include Addressing, fire apparatus access roads, fire hydrantJflow, approved water systems, building accessibility, construction type, occupancy classificanon, exiting, extenor wall 12/94 HEC Staff Report for ZE-46-94 ~TEw 0 Page 10 1 ~ PAGE I 5- OF ~ ~ protecaon, and energy code regulations (Note The Department of Buddings reserves the nght to confirm the actual address at the nme of builduig pernut ) SPOKANE COUI+1'I'Y AIR POL,i.g7'H'IOli1 CON'I'ROL AUTHOItI'I'Y 1 All air polluaon regulations must be met This includes but is not luYUted to the followuig 2 Air pollution regulaaons requue that dust enussions dunng demohtion, construcnon and excavation projects be controlled. This may reqwre use of water sprays, tarps, sprmklers or suspension of acavity dunng certazn weather condiaons. Haul roads should be treated, and enussions from the transfer of earthen matenal must be controlled, as well as enussions from all other construction-related acnvitaes 3 Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If traclang or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces 4 SCAPCA strongly recommends that all traveled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean to nuninuze dust enussions. 5 Debns generated as a result of this project must be disposed of by means other than burning (i e, construction waste, demoliaon matenals) 7. Demohtion and renovanon projects must comply vvith the requuements of CFR 40, Part 61, Subpazt 1VI and of SCAPCA Regulation I article IX Intent to Demohsh and Renovate fonns are available at the SCAPCA office. 8 SCAPCA Regulation I, Amcle, V requires that a Notice of Construcaon and Apphcation for Approval be submitted to and approved by our Agency pnor to the construction, mstallanon or estabhshment of an air pollution source Tlus includes any fuel fired equipment rated at greater than 400,000 BTU/hour (boilers, hot water heaters, ovens, etc. ) It also includes paint booths, and other sources or air contanunants 9 SCAPCA Regulation I, Aracle IV reqtures r+egisUraaon vvith ttus agency. 12/94 HEC Staff Report for ZE-46-94 MM # age 11 PAGE I ~ OF f~' Y ut ' ~ , J ID `CK r ~ J ' ~ m VIr7Yp' ~ ~ ~ • - ' i ~t s , , J,,.. 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' C, 7 Uro~4~ ~ ~ ti s j~ ~p ~ 3n ~ juc ~ ~ ~ 11~ ,~rA~►+ ~ ~ ~S, 3 ~ N a q ~ '4 'NAI. o i ~ r I E , ~ S~ ~ ; . uusne.ue» roreaowc~ ~I awee I rmu 4 200 .dQZP. ~ w ~a6r~ec ~uoxaweoA I x.... . n" , rl ue . . i i ~ worotc wwep wv 4 GqiM IOfA Mf ..1P Wt 1tN'D A V~CfI V O eu,me uu.eraf7^ ~ • ' - - - - - - ~ ~ " ~ 71D~Gf ►~MGLL A ~ • er w ~ ~ ~ R ~umrw0.3 ~ t roroe v.cM=--' ~ e 0aaa OAOPV ~ ~unucerai O I L ~I I _Ml Fw QNd NMY M / 9 NRA - ~ 4 i~~i1RUMlI~Itl~OR II ~ ( a l1RfNClIY77IOWIOR ~ _ fADIR{.RDNdptN1fQj~ I I 61im10l1iE[I I NW6i0~M~6f70'd!0'.' . -I MSMlAr1N9LOMMH'~q ~ >e ~ r.ncu ti... r Q i I I k e.n b~.v. _ i 3- ~'j✓~~~ ~ ~ Q TaOw Z • ' VV=•7 $ I ~ 4 ~ ~0 J ~..KC" b ~ OL ~ y, I r ' ao.rsr nxtt~ e .ae cam p a ~ V 1 aaas iaae oxc ~ ~ ~e~Dnwb!,tdw o 1MVn rt»- utTK -7000 - - - T ROb ~ ~ wC/p) I 11 OOOO~! AdMA •~Y ~f lOIK '~OOQDS~ ~~~`~w xAet.o on n Lnt z, ~ RMta~~aO~N ~ ¢ f ~o~/ J % ~m! / ~ ~ aa0fear / ~ CawKrao - - ~oc~---C www me N ~ 96M t.+u towu~a~ I I M rrao n.~r.atet u rouat rt.r w 5 TvR IY 19 17R N 4CON7fD ~ ~ / ~ I 1 LCNO. . 10 V WCU A (P"O~ PIlAYA 10VMLI1 • euue aw IF[IqFl m ao-~ rairu --H W1 PoopDt00RNUMr ~ raw-KOe ~ 4aWllNl5 tui_l CwAQ~E.,. ' cial-S" ° 4~ ~ a~• ~ tt LAWMry.R~ PROJEGT INFORMATION ° IY~f NA1 00 )7L~ `f Z( - - - - - - - - - •weu ~ ~ ~ et e, rs u~ wr~rev ~ C . ; j .WLU~„~, ~~cucp~u caaluwnrca e, t ~ t .,.49L. ,,,"S, E~ } S ~ r e.r y Ji n I I actt o I r Wi.l W~vlr Ufi ~ ! tlLllhMf ~R ~ AM ! I 011w~! 7SL00 f/ 4 l_ 1 ~ {WNe - HM;IIIM4~ ILU7l~ ~ ~ I I IJIY 1~ A1q R }f ll~yrh4wl 1 I I I e~N~M1dltp~Mf e fifoUpl7P+ti1 a[O/o20nWCUp Ix S 4!r L 11pN 7?Ol a ler, Ih_/ R-I Co f! J u J nut+tY O l\ .a .a.u N ~rN o ror_L 1 v 3 t* nw.VIM10a 577P1u+4401 I I l uY cir~, u-c ai~'0 C l'W10 7 tdne ~JtY. RWV > e I I _I ~ r c M O t O r a Y a M ~ r r' 1 i~ 0lD) .00 nrw awsw wx n ~ JIK 1 0 O G M O O E~ l C p} l mV 5 .4., l . M Q r( p X tJIiM20 ^1 vf~lt[~ a,~~,» o.~,;~J ` ~~,;:,,,r ~,.W«o .tt~.~~.P,J , kf- It-o . ~,to g WA ~ ~~I LM. N )IKCI Y N. eroe m~unu i~ w ~ o os ero ro \ 1.w17~e.ww: ~ev ~ u i~i \ _ ~llVwlf ~ I nmwaco+[wot n..,~ i uinrva~ oea !L" 1 N \ - ~w~t u W~t~'t ic,<a~M r0 ~ e i 0 tkKl W 4lGKV 1 µl Yf +W r 0.•i GC N] M+ ry`, n14 ~7W~~GMK E~Alfl IS ~ 71 ~u Iw+l CMIORfN hyf4wiWiS 4 lit0killtE0 LMP.4^/"" tr ff M.R~ lyq~ qyntD ICA7p 11 1 n jiYYUK u-ILMC ~NV ~ MW 1 11]~ Ifll-l l`AMMI l^V.i. ^Y \1 7u (~IU .11 \ . ' nIIN /WA w.W, NlL -4L[ I Vi _1 4.2 ~ Y W1 /wu 1 -S AIl1.!!Y!D LAM' .VWS 1`Ml1S -.01c". Y1- {Y-A10 I l~.wILLlDTw1llhRY~CWVIOIkCWIt . K• ~ 1~9 ~1 ~ 3 CM GItOC~IW (y CYA 114~,D 11 N il,l AM C n ~t nly LLII E IV! • ~t I~. G~'IuHrtID W/G dhIW.I11Vi w ltyllwl+ CJ f~ti l 15 . . ' Cl40bb M Is KA[G +M -DfIJDf1 "0[I• ,y4'QtIK11 uNY(l h! • 0i 191 V IIOATH PRELIMINARY 51TE PLAN ~~~v~ ~ ~ ~ 1 . j l nntended to provide the opportunity for development of commercial uses d.irecdy related to major throughways Highway and arterial stnp commercial areas wdl usually be made up of businesses or individual parceLs clustered along a heavily traveled smeet or highway, each providhng off-street parking The proposed zone reclassification from Urban Residential-22 (UR-22), C:ommuruty Business (B-2) and Reglonal Business (B-3) to Regional Business (B-3) is consistent with and implements the Goals, Objecaves and Decision Guidelines of the 1Vlajor Commercial category of the Comprehensive Plan. 2. Arterdal Roaci Plan The site is adjacent to Argonne Road and Knox Avenue. The Spokane County Artenal Road Plan identifies Argonne Road as a Pnncipal Artenal, wnthout conmolled access Knox Avenue is identif'ied as a Local Access Street. To implement the Artenal Road Plan the County Enguieer has requested dechcation of 3 feet of additionai nght-of- way and that a smp of property 10 feet along Argonne Road be set aside as r~ a Future Acqwsition Area (FAA) Buddine/structure set.~a,r, s are 1 . re mmended bythe Comprehensime-Elan to hc eag»rPri fmm the Fu ur~ ~ isi - on grea (FAA) l~ 4 C. Sate Characteristocs The site is flat and occupied by a church facility and N accessory buildings, three single-family residences and a feedlot D. lveighborhood Characteristics The Argonne Street commercial comdor includes typical commercial stnp development wnth a vanety of office, retail and restaurant uses ~ E . Zoning Analysis Pro osal Urban Residennal-22 (UR-22), Community Business (B-2) and P Regional Business (B-3) established in 1991, previously designated as Niulti-Family Suburban (MFS) (200-56) and Agncultural (A) (84-46) North Regional Busvness (B-3) and Urban Residenaal-22 (UR-22) estabhshed in 1991, previously established as Commercial (C) (199-77C) and Mula-Family Suburban (IvIFS) (5-63) ~ South• Regional Business (B-3) established in 1991, previously established as Commercial (C) (65A-79C) Q EasL Commumty Business (B-2) estabhshed in 1991, previously ~ N established as Agncultural (A) (8446). West Regional Business (B-3) estabhshed in 1991, previously V 94 ~ estabhsheri as Commercial (C) (101-77C) W \J The zoning trend along the east and west sides of Argonne Road north of I-90 to 1Vlontgomery Avenue has been Regi.onal Business (B-3), with the excepaon of two relatively small parcels zoned Urban Residential-22 (UR-22) The most recent zone reclassification in the area includes the subject property and the property located directly south of and adjacent to the proposal. That zone reclassification included approxunately 4 acres which was rezoned firom Urban Residenaal-22 12/94 HEC Staff Report for ZE-46-94 Page 2 , , • Setbacks Frnnt yazd ' Argonne Road 35 fL 35 ft. from lot lule Side yani (north) 43 ft. & 0 ft. 0 fL & 0 fL Side yard (south) 82 fL 0 fL Rear yard (east) 53 fL 15 ft. ~ N ~ Proposed Buffering/Landscape 'a'echanQques: The proposed site plan illustrates the landscaping requuements specif ed by Chapter 14.806 I ~ :S ve ;(Landscapmg and Screeiung Stand.ards) of the Zoning Code. Although not ~required, u es~ ~e Pl•annu~ g Den ap~g along the narth, south and east pr perty l erircommends that the landsca ing `X ~ I illustrated along the north, south and east proverty luies be required and consist of fi~pe III landscapla& J Other Site Plan Considerations ~ The site plan submitted for review by the Hearing Exa,miner Committee is general in nature. Detailed revlew to detemune com hance vvith all Code regulaaons and conditions of aPProval is recommended to be administrative and to occur at the Building Pernut stage h `I . Drainage A drainage plan is requued.. This plan must be reviewed and approved by the County Engineer's Department pnor to developmenL ~A°J. Power 'I'ransmission Lines/Other Knowri Easements• None illustrated 0 Any recorded or required easements will be d.isclosed dunng the builcling pernut process K ~ . BVater Supply The proposal is withm the Modern Electnc Water DistncL kL. Sewage Desposal: Use of sewage d.isposal is proposed and subject to applicable regulations of the State Department of Health Double-plumbing is requumd for connection to future area-wide collecaon system M. School The proposal is m the West Valley School Distnct No 363 N. Face Protection The proposal is within Fire Distnct No 1. The Fire Distnct and the Division of Budduigs Deparnnent (Fire ZVTarshall) are requued to approve fire protection prnvisions prior to issuance of building perauts 0. Wetlatads Spokane County VVetland Inventory 1Vqaps do not ind.icate the presence of wedands on site. P e Cultural Itesources: None have been idennfied. Q a Special ][nforDnatione Previous cond.ieons of ZE-20-91 will become null and void upon tlus approval. 12/94 HEC StaflF Report for ZE-46-94 Page 4 . Aud.itor's File No 4312060187 for SR90 Argonne Road Interchange, Situate in the County of Spokane, State of Washington SPOKANE COgJN'I'Y Pb.ANNING DEPAItTNiEr1'T 1 The proposal shall comply with the Regional Business (B-3) and Aquifer Sensiave ~ Area Overlay (ASA) Zones, as amended 2/ The applicant shall develop subject property generally in accordance within the concept presented to the Heanng Body Vanations, when approved by the ~ Plannuig Duector/designee, may be perautted, includuig, but not luruted to buil(hng %A location, landscape plans and general allowable uses of the pemutted zone All ~ vanations must conform to regulations set forth m the Spokane County Zoning Code, and the original intent of the development plans shall be maintained ~3 Approval is requu~ed by the Plannuig Duector/designee of a specific l~ghting and ~ ~ signing plan for the descnbed property pnor to the release of any buflding pemuts ~ "4 A specif'ic landscape plan, planang schedule and provisions for maintenance acceptable to the Planrung Duector/designee shall be subnutted with a performance ~ t bond for the project pnor to release of building pernuts~Landscaping shall be ~uis'tal~cd and maintained so that sight ciistance at access pouits is not obscured or t impaued , s~ fL landsGapin ~ 5✓ Duect light from any extenor area hghting fixture shall not extend over the property boundary (6~ All detached on-site advertising signs are to be located along Argonne Road, with one detached sign at the Knox Avenue entrance at a maximum height of 20 feet above average grade and a maxunum of 40 square feet on each of two faces All ~ W other signs except directional signs are to be attached to the builduig structure No ~ outdoor advernsing dssplay/structure shall be permitted on site J 7 The Plannmg Department shall prepare and record with the Spokane County N cr~ Auditor a Title Noace notmg that the property in question is subject to a vanety of ~ special condhaons imposed as a result of approval of a land use acnon This Tide ~ Nohce shall serve as pubhc notice of the condiuons of approval affecting the property in question The Title Notice should be recorded within the same hme ~ frame as allowed for an appeal and shall only be released, in full or in part, by the ~ v P lanrung D ep a rtmen t T h e T i t l e N o tic e s h a l l g e n e r a l l y p r o v i d e a s f o ll o w s v J~ ~ v ~ [ s t h e s u b. ~ e c t of a ~ ~ T h e p a r c e l o f p r o p e r t y l e g a l ly c l e s c r. ~ b e d a s . land use action by a Spolcane County Hearing Body or Adm,nistrative Official on . [ ~rnposing a vareety of special developanent 17 ~ ~ conditeons. File No. [ ] is available for inspection and copying ~ in the Spokane County Planning Department. A~. 4Z 8 The Plannu►g Deparnnent shall file with the Spokane County Auditor, witlun the same ame frame as allowed for an appeal from the final disposinon, including lapsing of appeal penod, a Title Notice, which shall generally provide as follows• 12/'94 HEC Staff Report for ZE-46-94 Page 6 . It "Pnor to the issuance of any budding pernut for any building or any use on the ~ "k, property descnbed herein, the apphcant 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 S \p more particularly descnbed as follows ~ ~ 9/ The Spokane County Planning Department shall prepare and record with the i~ C:ounty Auditor a Tide Noace specifyuig a futune land acqum. .tion area for road w right-of-way and utiliaes The reserved future acquisition area Tide Notice shall only bc released, m full or m part, by the Planiung DepartmenL The nonce should be recorded vsnthin the same time frame as an appeal and shall provide the following feet of reserved future acquisition area for road nght-of-way and , in addiaon to the existing and/or newly dedicated nght-of-way along Ar onne Road NOTE The County Enguieer has required 3 feet of new dedication ~ r Future building and other setbacks requued by the Spokane County Zonuig Code shall be measured from the reserved future acquisition area c. No reqwred landscaping, parlang, `208' areas, drainfield or allowed signs should be located within the future acqwsition area for road nght-of-way and utilities If any of the above unprovements are made within this area, they shall be relocated at the applicant's expense when roadway unprovements are J made ► ~ Jd. The future acquusition area, unnl acquired, shall be pnvate property and may N be used as allowed in the zone, except that any unprovements (such as landscaping, parlang, surface drainage, drainfield, signs or others) shall be ~ considered intenm uses ~ ~ SPOKAIVE COUIl1'I'Y DIVISION OF ENGIr1EERING A1VD ROADS ~v Pnor to issuance of a building pemrut or at the request of the County Engineer in conjuncnon with a Counry Road Project/Road Improvement Distnct, whichever acaon comes first ~ } 1~ Apphcant shall dedicate 3 feet on Argonne Road for nght-of-way Aw&- tWtA• , Pnor to release of a building pernut or use of the property as proposed 2/ Access permits for approaches to the county road system shall be obtamed from the , Spokane County Engineer i ~ , 3 The apphcant shall subnut for approval by the Spokane County EngYneer road, drainage and access plans . 4 The apphcant shall subnut for approval by the Spokane County Enguleer and the Spokane County Health Distnct a detailed combined on-site sewage system plan , and surface water disposal plan for the ennre project, or poztion thereof, if the development is to be phased. 12/94 HEC Staff Report for ZE-46-94 Page 7 • ✓ 5 A parlcing plan and tiraffic circulanon plan shall be subrrutted and approved by the Spokane County Engineer The design, locaaon and arrangement of parlang stalls ~ shall be ui accordance with standard traffic engineering practices Pavmg or r surfacing as approved by the County Engineer, will be required for any pornon of the project which is to be occupied or traveled by vetucles , 6 To construct the roadway unprovements stated herevn, the apphcant may, with the approval of the County Engineer, join in and be wilhng to parncipate m any peaaon or resoluaon which purpose is the fonnanon of a Road Improvement Distnct (RID) for said unprovement, pursuant to RCW 36 88, as amended Spokane County will not parncipate in the cost of these improvements 7 As an alternative method of constructing the road unprovements stated herein, the c apphcant may, with the approval of the County Engineer, accomplish the road ` unprovements stated herein by jouiing and parncipating in a County Road Project (CRP) to the extent of the requued unprovemenL Spokane County will not parncipate in the cost of these unprovements 8The construction of the road improvements stated herein shall be accorriphshed as approved by the Spokane County Engineer l ~ 9 The County Engineer has designated Typical Roadway Secaon Number One, Major Artenal standard for the unprovement of Argonne Road, which is adjacent to the proposed development This will requu-e the addition of approximately 6- 8 feet of ~ asphalt along the frontage of the development The construcnon of curbuig and ~ sidewalk is also requued 10 All required unprovements shall conform to the current State of Washulgton ~ Standard Specificaaons for Road and Bndge Construction and other apphcable ~ County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise SOA approved by the County Engineer ~ 11 Roadway standards, typical roadway sections and drainage plan requuements are found ui Spokane Board of Counry Comnussloners Resolution No 80-1592 as amended and are apphcable to this proposal ~ 12 No canstruction work shall be performed within the existing or proposed pubhc o tu nght-of-way unhl a pernut has been issued by the County Engineer All work vvithin the pubhc road nght-of-way is subject to inspecaon and approval by the County Engineer 13 All requued construction within the existing or proposed pubhc nght-of-way is to be completed pnor to the release of a building perrmt, or a bond ui an amount estimated by the County Enguieer to cover the cost of construction of improvements shall be filed with the County Engineer 14J Apphcant shall sign and record Spokane County Noace to the Pubhc No 6 wluch specifies the followuig The owner(s) or successor(s) ul interest agree to authonze the County to place theu name(s) on a petition for the fommiaanon of a Road Improvement Distnct (RIID) by the petition method pursuant to Chapter 36 88 RCW, wluch petiaon includes the owner(s) property, and further not to object, by the signing of a ballot, the 12/'94 HEC Staff Report for ZE-46-94 Page 8 e ' formation of a RID by the resoluaon method pursuant to Chapter 36 88 RCW, which r+esoluaon includes the owner(s) property If an RID is formed by either the petition or resolunon method, as provided for in Chapter 36 88 RCW, the owner(s) or successor(s) further agree (a) that the unprovement ar construcaon contemplated within the proposed RID is feasible, (b) that the benefits to be denved from the formaaon of the RID by the property vncluded therem, together with the amount of any County pamcipation, exceeds the cost and expense of formation of the RID; and (c) that the property vvithin the proposed R.ID is sufficiendy developed ~ Provided further that the owner(s) or successor(s) shall retain the nght, as authonzed under RCW 36 88 090, to object to any assessment on the property as a result of the ~ unprovements called for in conjunction wlth the formation of the RID by either peaaon or resolution method under Chapter 36 88 RCW ct ✓ 15 The County Artenal Road Plan identifies Argonne Road as a Principal Artenal The p existing nght-of-way vsndth of 63 feet is not consistent with that specified in the ~ Plan In order to implement the Artenal Road Plan, in addstion to the requued ~ nght-of-way dedication, a stnp of property 10 feet in width along the Argonne Road frontage shall be set aside in reserve 1'his property may be acquued by ~ S p o k a n e C o u n t y a t t h e u m e w h e n a r t e n a l i m p r o v e m e n t s a r e m a d e t o A r g o n n e ~ Road ~ - 16 There may exist utilities, either underground or overhead, affecang the subject 46 property, including property to be dedscated or set aside for future acquisiaon Spokane County assumes no financial obhgaaon for adjustments or relocaaon regarchng these utihties Apphcant(s) should check vvith the applicable utility purveyor and the Spokane County Engineer to deternune whether applicant(s) or v t h e u t il i t y i s r e s p o n s i b l e f o r a d a u s t m e n t o r r e l o c a t io n c o s t s a n d t o m a k e anangements for any necessary work v f 17 Applicant shall only be pernutted nght-in andior nght-out turning movements on Argonne Road The appl~cant shall provide for a reciprocal easement for ingmss and egress to the properttes south and east of this proposed rezone This easement shall be l~re ' as Lp~.;tt4o~o~ ~ -~t~ P~a~rta&- P~~t` - Z99 An app hcable turn-around shall be provided per the rezone site plan t~~ ,t~~' `0~ .ow , N&Mkir Amvt' N SP'OKAIVE COUNTY DIVISIOrt Ok' U'TILI'Y'IES 1~ Any water senrice for this project shall be provided ul accondance with the Coord.inated Water System Plan for Spokane County, as amended 2J Pursuant to the Board of County Commissioners Resolution No 80-0418, the use of on-site sewer disposal systems is hereby authonzed. This authonzation is cond.iaoned in comphance with all rules and regulations of the Spokane County 12/94 HEC S taff Report for ZE-46-94 Page 9 t ' Health Ihstnct and is further conditioned and subJect to c aPPhcation approval aad issuance of pernuts by the Health Distnct 3 The ownear(s) or successor(s) m interest agree to authonze the County to place theu name(s) on a petition for the formaaon of ULIQ by petiuon method pursuant to RCW 36.94, which petition includes the owner(s)' property; and finrther not to object by the signing of a protest petition against the formation of a IJLID by resolution method pursuant to RCW Chapter 36 94 which includes the owner(s)' property. PRO`IIDED, this condition shall not protubit the owner(s) or successor(s) from objecting to any assessment(s) on the property as a result of improvements called for in conjunction with the forma.tion of a LTLID by either peation or resolution under RCW Chapter 36 94. --4- Each dwelling uYUt shall be double-plumbed for connection to future areawide collection systems ~ 5 Apphcant shall submit expressly to Spokane County UtLhties Department "under separate cover", only those plan sheets showing sewer plans and specifications for N doublep far review and approval by Uahaes Department pnor to issuance ~ of pennit to conn SPOKANE COIJN'g'Y HEAI..TH DgSTRICT 1✓ A combvned surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer and Spokane County Health Distnct pnor to the issuance of any on-site sewage disposal pernut or building pemcut for this project 2 Sewage disposal method shall be as authonzed by the Duector of Utiliaes, Spokane County 3 Water service shall be coordinated through the Duector of UtLhties, Spokane County 4 Water service shall be by an exisang pubhc water supply when approved by the Regional Engxneer (Spokane), State Department of Health 5 Disposal of sewage effluent beneath paved surfaces is currently prolubited 6 Subject to specif'ic apphcanon approval and issuance of permits by the health officer, the use of individual on-site sewage disposal systems may be authonzed Note There may not be enough available acreage for on-site sewage disposal systems Depend.uig on the sewage flow rate of the proposed uses, the State Department of Health may be the jurisdicuonal agency for the pernuarng of on-site sewage disposal system(s) ~ 7 Use of pnvate wells and water systems is prohibited. SPOKANE COUN'TY DIVISION OF BgJI1Li)INGS 1~ The apphcant shall contact the Department of Buiidings at the earhest possible stage in order to be uiformed of code reqwrements adnurustered/enforved as authonzed by the State Building Code Act DesignJdevelopment concerns include: Addressing, fire apparatus access roads, fire hydrantlflow, approved water systems, builduig accessibdity, construction type, occupancy classificaaon, exiting, extenor wall 12/"94 HEC Staff Report for ZE-46-94 Page 10 3 aWOA Bernardo ° W ills l Archttects, Pc 1 P 1 .l R ll t Il k; Arch~~C L, i Li I c 1 nL c i i>> r~ December 13, 1994 Mr John Peterson Spokane County Planmg Department W 1026 Broadway Avenue Spokane, WA 99260 Re Tidyman's Rezone File No ZE-46-94 Dear John We are enclosing four copies of Revised Prelim.wary Site Plan dated 12-9-94 for your review and as a substitute to the current pIan of record T'hLs plan clanfies the wtent of the onginal layout, discussions of the Design Review meeting and responds to the comments noted oa the enclosed marked-up pages of the Planrung Department report for the referenced project We thought it would be beneficial for you to have this matenal pnor to our 8 30 meeting on 12-14-94 It is our mtention that at this meehng we can agree on the pomts we have brought-up to make the heazuig as sunple as possible Also, bec:ause many of the comments are related to the Enguieer's office, we are sendmg a copy of tlus matenal to Pat Harper Thanks again for your assistance on tlus project S incerely, Gary M Bernardo, AIA Pnncipal ~ Enclosure c Pat Harper/County Engweeruig, w/Enclosure 1994 j Dwnght Hume, w/Enclosure via FAX t j Milce Davis, w/Enclosure via FAX ` 1- 'Y Jce Ward, w/Enclosure via FAX 107 South Howard o Suite 420 o Spokane, WA 99204 ~(509) 838-4511 • Faa (509) 838-4605  ~ E _..e } A ~ W I Now { _ _m,_~ .TM,~ 4~ { I mm s g~ - - - - { t .