ZE-0042A-82 ~
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SPOKANE COUNTY HEARING EXAIVIINER
RE: Change of Conditions in the existing ) FINDINGS OF FACT,
Regional Business (B-3) Zone; ) CONCLUSIONS OF LAW,
Applicant: Pat Martin ) AND DECISION
File No. ZE-42A-82 )
1. S Y OF PROPOSAL AND DECISION
Proposal: Application for a change of conditions to allow for administrative review of
specific site development plans.
Decisioa: Approved, subject to conditions.
II. BACKGROUND/FINDINGS OF FACT
A. GeneralInformation:
Applicant: Pat Martin, Tomlinson Black Commercial, Inc., 107 South Howard Street,
Spokane WA 99201
Owners: Alan Snyder and Florestine Snyder, George and Jeri Chalich, and Duane and
Deanna Ranniger.
Location: Generally located north of and adjacent to Sprague Avenue, approximately 1,100
feet east of Sullivan Road, in the SW1/4 of Section 13, Township 24 North, Range 44 EWM,
Spokane County, Washington.
Zoning: Regional Business (B-3) zone. The site is also located inside the Aquifer Sensitive
Area and the Public Transit Benefit Area designated by the County Zoning Code.
Comprehensive Plan Category: 1Vlajor Commercial. The property is also located within the
Aquifer Sensitive Area, Priority Sewer Service Area and Urban Impact Area designated by the
Comprehensive Plan.
IUGA: The site is located inside the interim urban growth area boundaries designated by
the County pursuant to the Growth Management Act.
Environmental Review: A Detennination of Nonsignificance (DNS) was issued on
December 13, 1999.
Site Description: The subject property is approximately 2.58 acres in size and is accessed
from Sprague Avenue. The site is slightly elevated above Sprague Avenue, and is generally flat.
The property is currently vacant, except for an old storage structure located on its northeast
portion. The site consists of two separate tax parcels of record.
HE Findings, Conclusions and Decision ZE-42A-82 Page 1
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Surrounding Conditions: Sprague Avenue and Sullivan Road in the area are designated as
Principal Arterials by the Spokane County Arterial Road Plan, and comprise major traffic and
commercial comdors in the Valley area of the county. The site is also located south of and
adjacent to the undeveloped right of way for Main Avenue. The land lying north of the site is
zoned Urban Residential-3.5 (UR-3.5), and consists of single-family homes on parcels of 1 acre
or larger. The land lying west of the site is currently zoned Community Business (B-2), and is
cunently developed for office and commercial uses.
The southerly half of the land lying west of the site, fronting along Sprague Avenue, is
currently developed for offices and automobile sales, and recently received oral approval for a
rezone to the B-3 zone. See Building and Planning File No. ZE-42A-82. The northerly half of
the land lying west of the site, and the land lying directly northwest of the site, is developed for a
Fred Meyer's store and an adjoirung shopping center. The south half of the land lying directly
east of the site is zoned B-3, and is developed for a tire store. The north half of the land lying
east of the site is zoned Urban Residential-22 (CTR-22), and is developed for apartments. The
land lying south of the site across Sprague Avenue is zoned B-3, and has been developed
primarily for commercial uses.
Description of Application: The applicant seeks a change of conditions to delete County
Planning condition of approval #1 attached to the 1982 rezone of the site to the Commercial (C)
zone of the now expired County Zoning Ordinance, by the now defunct County Hearing
Examiner Committee. See rezone decision dated 7-15-82 in Building and File No. ZE-42-82.
Such condition required that a specific development plan be submitted to the Hearing Examiner
Committee, prior to building permit application. The condition required that the development
plan include building use, setbacks, signs, parking, landscaping and fencing. The condition in
particular required that provisions for landscaping and/or fencing be included along the west and
east boundaries of the north 320 of the site; that libhting be restricted to confine illumination to
the site; and that no lighted signs be permitted on the north 320 of the site.
. The requested modification would allow administrative Yeview of a specific site
development plan for the property. The site plan of record submitted on October 8, 1999
illustrates an auto parts store on the northerly 257 feet of the site, no development on the
northerly portion of the site, and a proposed property line dividing such portions of the subject
property. The site pian illustrates 20 feet of Type I landscaping along the easterly boundary of
the northerly portion of the site and the westerly half of the north boundary of the site, and
illustrates 5 feet of Type III landscaping along the easterly half of the north boundary. At the
public hearing, the applicant requested that a 6-foot high sight-obscuring fence be installed along
the northerly portion of the west property line instead of the 20 feet of Type III landscaping
illustrated on the site plan of record. A 65-foot building setback is also illustrated along the
northerly 220 feet of the east property line of the subject property. The project would be served
by public sewer and water, and modern utilities.
B. Procedurallnformation:
Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.402, 14.504 and
14.628
HE Findings, Conclusions and Decision ZE-42A-82 Page 2
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Hearing Date and Location: December 15, 1999, Spokane County Public Works Building,
Lower Level, Cornmissioners Assembly Room, 1026 West Broadway, Spokane, WA. Notices: Mailed: November 24, 1999, by applicant
Posted: November 30, 1999, by applicant
Published: November 30, 1999, by County
Compliance: The legal requirements for public notice have been met.
Hearing Procedure: Pursuant to County Resolution Nos. 96-0171 and 96-0294
'I'estimony:
Tammy Jones Scott Engelhard
Division of Building and Planning Division of Engineering and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
John Konen Pat Martin
110 West Cataldo 107 South Howard
Spokane, WA 99201 Spokane, WA 99201
Items Noticed: Spokane County Generalized Comprehensive Plan, County Zoning Code,
County Code, County Arterial Road Plan maps, and final land use decisions referenced in Staff
Report. County Resolution Nos. 97-0874 (revising interim regulations for County IUGAs), 97-
0321 (adopting interim regulations for County IUGAs), 96-0294 (Hearing Examiner Rules of
Procedure), 96-0171 (Hearing Examiner Ordinance), and 85-0900 (adopting Standards for Road
and Sewer Construction, and adopting Guidelines for Stormwater Management).
III. FINDINGS OF FACT & CONCLUSIONS OF LAW
LAND USE ANALYSIS
A. AAproval criteria
The County Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny
or grant with such conditions, modifications and restrictions as the Examiner finds necessary to
make a change of conditions application compatible with the Spokane County Generalized
Comprehensive Plan and development regulations. See County Resolution No. 96-0171,
Attachment "A", paragraphs 7(d) and section 11. Development regulations include, without
limitation, the County Zoning Code, the State Environmental Policy Act (SEPA) and the
County's Local Environmental Ordinance (chapter 11.10 of Spokane County Code).
The County Zoning Code references change of conditions applications, but does not
establish specific criteria for approving such applications. Zoning Code 14.504.040 requires that
an application for any significant change to the site development plan approved for a prior
rezone, or to change the conditions of approval imposed on a prior rezone, be approved by the
Hearing Body following a public hearing. Zoning Code 14.402.120 references change of
condition applications related to a prior rezone.
HE Findings, Conclusions and Decision ZE-42A-82 Page 3
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Since a change of conditions application modifies a prior rezone action, the criteria for
approving a rezone is generally applicable. Section 14.402.020 of the Zoning Code authorizes
amendments to the Code based on any one of six (6) grounds, without differentiating between
amendments to the zoning text of the code and amendments to the official zoning map. Zoning
Code 14.402.020(1) authorizes the Code to be amended if it is consistent with the
Comprehensive Plan and is not detrimental to the public welfare...". Zoning Code
14.402.020(2) authorizes a Code amendment where [c]hanges in economic, technological, or
land use conditions has occurred to warrant modification of this Code...". These are the most
relevant criteria for consideration of a change of conditions application.
Zoning Code 14.100.104 states that Code provisions shall be interpreted to carry out and
implement the purpose and intent of the Comprehensive Plan, and the general plans for physical
development adopted by the Board of County Commissioners. Zoning Code 14.100.106 states
that when the Zoning Code conflicts with the Comprehensive Plan or other adopted plans and
regulations of the County or other regulatory agencies, the more restrictive provisions shall
govern to the extent legally permissible and the Zoning Code provisions will be met as a
minimum.
The Comprehensive Plan itself indicates that it should be used as a reference source and
guide for making land use decisions. See Comprehensive Plan, p. 2. The "decision guidelines"
set forth in the respective sections of the Plan are to be used as a guide to determine whether or
not a particular proposal should be approved, conditioned or denied.
In considering a rezone application, Washington case law generally provides that (1) there
is no presumption in favor of the rezone, (2) the applicant for the rezone must prove that
conditions have substantially changed in the area since the last zoning of the property, and (3) the
rezone proposal must bear a substantial relationship to the public health, safety or welfare.
Parkridge v. Seattle, 98 Wn. 2d 454, 462 (1978); and Bjarnson v. Kitsap County, 78 Wn. App.
840 (1995).
General conformance with a comprehensive plan is usually required before a rezone can be
approved. Citizens for Mount Vernon v. City of Mount Vernon, 133 Wn.Zd 861, 873 (1997);
Cathcart v. Snohomish County, 96 Wn.2d 201, 211-12 (1981). Some cases have dispensed with
the changed circumstances requirement where the rezone closely implemented the policies of the
comprehensive plan. Bjarnson v. Kitsap County, supra.; Save Our Rural Environment v.
Snohomish County, 99 Wn.2d 363, 370-371 (1983); and Tugwell v. Kittitas County, 90 Wn. App.
1, 81 951 P.2d 272 (1999).
Washington case law indicates that where a comprehensive plan conflicts with zoning
regulations, the provisions of the zoning code will usually prevail. See Weyerhaeuser v. Pierce
County, 124 Wn.2d 26, 43 (1994); and Cougar Mt. Assocs. v. King County, 111 Wn.2d 742, 755-
57 (1988); and Nagatani Bros. v. Commissioners, 108 Wn.2d 477, 480 (1987).
A change of conditions is not a rezone, because it does not change the actual zone of the
property. However, a change of conditions application may significantly affect conditions of
approval,'as well as the permitted uses, location of buildings, landscaping, conditions of approval
and other features in a site development plan, approved in conjunction with a prior rezone. The
HE Findings, Conclusions and Decision ZE-42A-82 Page 4
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changed condition application should be justified by the same changes that supported the original
rezone, as modified by any more recent changes in the area.
B. The proposed chanize of conditions, as conditioned, eenerallv conforms with the Spokane
Countv Generalized Comprehensive Plan, bears a substantial relationship to and will not be
detrimental to the public health, safetv and izeneral welfare, and complies with the Spokane
Countv Zoning Code and other applicable develoament regulations.
In 1982, the site was rezoned from the Agricultural (A) to Commercial (C), for
development of a racquet club, under the now expired County Zoning Ordinance. The applicant
seeks to delete a condition of approval of the prior rezone, requiring the submittal of a detailed
site plan for review, by the now defunct County Hearing Examiner Committee, prior to issuance
of a building permit. The condition also required certain landscaping and/or fencing along the
west and east borders of the north 320 feet of the site, restrictions on any lighted sips on the
north 320 feet and no illumination beyond the boundaries of the subject property. The rezone
decision found that site plan review by the Committee was needed, to assure compatibility of the
proposed commercial use of the site with adjoining residential uses. See Hearing Examiner
Committee Findings and Order dated 7-15-82 in Building and Planning File No. ZE-42-82.
Effective January 1, 1991, the zoning of the site was reclassified to the Regional Business
(B-3) zone, pursuant to the Program to Implement the Spokane County Zoning Code. The
Program to Implement specifically required that special conditions and site planning limiting
development of a site rezoned under the County Zoning Ordinance continue to apply to the site
after its reclassification under the County Zoning Code, pursuant to the Program to Implement.
See County Resolution No. 85-0900, Program to Implement, Section 1. A change of conditions
is therefore required for the project, under Zoning Code 14.504.040.
The site is designated in the Major Commercial category of the Comprehensive Plan.
The Major Commercial (C) Category is intended to provide the opportunity for development of
cornmercial uses, specifically community and regional shopping centers and commercial uses
directly related to major throughways. Major Commercial areas typically requixe a full line of
public services and utilities, including public sewer. The Regional Business (B-3) zoning is intended to implement the Major Commercial
category of the Comprehensive Plan, including those policies which encourage commercial
development along Principal Arterials or highways and the establishment of regional-serving
commercial uses. Zoning Code 14.628.100. The proposed rezone clearly implements such
policies, since it is located along a Principal Arterial, the arterial serves as a major commercial
corridor in the area, and the project is served by a high level of public services.
The Major Commercial category indicates that buffering or spatial separation should be
required between proposed and existing uses if it is determined that a proposal's physical
characteristics may be objectionable to future development on nearby available lands. Decision
Guideline 6.1.3. Decision Guideline 6.1.8 states that appropriately buffered multi-family
development in such category compatible with existing and potential commercial activities may
be permitted as transition between commercial uses and low-intensity uses such as single-family
uses. Small-scale convenience stores and commercial enterprises are recommended in the Major
HE Findings, Conclusions and Decision ZE-42A-82 Page 5
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Commercial category adjacent to residential neighborhoods, particularly when located in an
adjoining land use category. Objective 6.1.1 and Decision Guideline 1k6.1.13.
The land lying between the Sprague Avenue and Main Street in the area is designated in the
Major Commercial category, while the land lying north of Main Avenue in the vicinity is
designated in the Urban category. The land lying north of the site consists of single-family
residential parcels of one (1) acre or greater, zoned UR-3.5. Such parcels are very long from
north to south, extending between Main Avenue (extended) and Valleyway Avenue. The land
lying east of the northerly portion of the site is zone UR-22, and developed for multi-family
residences. The remainder of the land surrounding the site is zoned B-2 or B-3, and developed
for commercial uses. No opposition to the change of conditions appears in the record.
The project is conditioned for compliance with the B-3 zone, which applies to any changes
to the property from the 1982 rezone. The site plan of record illustrates 20 feet of Type I
landscaping where it is adjacent to UR-3.5 zoning, as required by the B-3 zone. See Zoning
Code 14.806.040 (1)(d). Such landscaping, along with the length of the single-family lots
located to the north, which front on Valleyway Avenue, provide reasonable compatibility
between the project and such lots.
The 65-foot setback illustrated along the northerly portion of the east border exceeds the
15-foot side yard setback required for B-3 zones adjacent to UR-22 zoning. See Zoning Code
14.628.325 (2). At the public hearing, the applicant requested that a sight-obscuring fence be
required along the northerly portion of the east property line, in lieu of the 20 feet of Type I
landscaping illustrated on the site plan of record. The Examiner finds that such fencing, along
with the excessive building setback proposed in this area, provides a sufficient buffering for the
multi-family uses located to the north and east. The Examiner also agrees with the applicant and
staff that such landscaping and fencing may be deferred until the northerly portion of the site is
developed.
The County Engineering conditions of approval prohibit the project from accessing Main
Avenue, which condition is intended to prevent the mixing of commercial and residential traffic.
As conditioned, the project is reasonably compatible with adjoining land uses and generally
conforms with the Major Commercial category of the Comprehensive Plan.
No public agencies requested that the Determination of Nonsignificance (DNS) for the
project be withdrawn or modified, or alleged that the project would have significant, probable
adverse impacts on the environment. As conditioned, the proposal will not have more than a
moderate effect on the quality of the environment, and issuance of the DNS was appropriate.
The procedural requirements of chapter 43.21 C RCW (SEPA) and chapter 11.10 of the Spokane
County Code have been met.
C. Conditions in the area in which the propertv is located have chanaed substantiallv since the
propertv was last zoned.
In applying the changed circumstances test, courts have looked at a variety of factors,
including changed public opinion, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself. Washington courts have not required a"strong" showing of
HE Findings, Conclusions and Decision ZE-42A-82 Page 6
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change. The rule is flexible, and each case is to be judged on its own facts. Bassani v. County
Commissioners, 70 Wn. App. 389, 394 (1993).
Recent cases hold that changed circumstances are not required for a rezone if the proposed
rezone implements policies of a comprehensive plan. See Bjarnson v. Kitsap County, 78 Wn.
App. 840, 846 (1995); and Save Our Rural Environment v. Snohomish County, 99 Wn.2d 363,
370-371 (1983); and Tugwell v. Kittitas County, 90 Wn. App. 1, 8, footnote 6(1997). As
discussed above, the project generally conforms with the Comprehensive Plan.
Changed conditions which support the change of conditions reclassification of the zoning
of the site to the B-3 zone, subject to the conditions of the 1982 rezone; the approval of several
rezones to the B-3 zone in the vicinity along Sprague Avenue for commercial development
during the 1990s; recent improvements to Sprague Avenue east of Sullivan Road; the extension
of public sewer to the area; designation of the site within the County's IUGA boundaries;
increased traffic along Sprague Avenue in the area; recent commercial development along
Sprague Avenue and Sullivan Road in the area; and general population growth in the Valley area
of the county.
IV. DECISION
Based on the above Findings of Fact and Conclusions of Law, Planning Department
condition # 1 to the 1982 rezone of the site is hereby deleted; and the change of conditions
application is hereby approved, subject to the conditions of approval of public agencies stated
below. Any conditions of such agencies which have been added or significantly revised by the
Hearing Examiner are italicized.
Failure to comply with the conditions of this approval may result in revocation of this
approval by the Hearing Examiner. This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction.
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
1. The proposal shall comply with the Regional Business (B-3) zone, as amended, and other
applicable provisions of the Spokane County Zoning Code.
2. The applicant shall develop the subject property generally in accordance with the site plan
of record submitted on October 8, 1999, which is deemed to include future speculative
development on the northerly portion of the site. A detailed site plan shall be submitted for
administrative review by the Division of Building and Planning before issuance of a building
permit for development of the northerly portion of the site. Variations, when approved by the
Director of the Division of Building and Planning/designee, may be permitted pursuant to
Section 14.504.040 of the Spokane County Zoning Code, and to comply with conditions of
approval and applicable development regulations. All variations must conform to regulations
set forth in the Spokane County Zoning Code, and the original intent of the development plans
shall be maintained.
HE Findings, Conclusions and Decision ZE-42A-82 Page 7
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3. The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shall only be
released, in full or in part, by the Division of Building and Planning. The Title Notice shall
generally state as follows:
"The parcel of property legally described as [ is the subj ect of a land use action
by a Spokane County Hearing Examiner on December 29, 1999, imposing a variety of special
development conditions. File No. ZE-42A-82 is available for inspection and copying in the
Spokane County Division of Building and Planning."
4. All remaining conditions of approval contained within the Hearing Examiner Committee's
Findings and Order for File No. ZE-42-82 dated July S, 1982 shall be complied with.
5. The applicant shall install and maintain a six (6) foot high concrete, masonsy or decorative
block wall, solid landscaping or sigh t-obscuringfen ce along the east property line of the site
adjacent to Urban Residential-22 (UR-22) zoning, in lieu of the 20 feet of Type Illlandscaping
illustrated by the site plan of record along such property line. Such screening, and the
landscaping illustrated along the north property line of the site, need not be installed until the
northerly portion of the site is developed or a building permit is issued for such portion of the
site.
SPOI{ANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building pemut or use of the property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the
County Engineer.
2. The applicant shall subrriit for approval by the Spokane County Engineer drainage and
access plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
Regional Health District a detailed combined on-site sewage system plan and surface water
disposal plan for the entire project, or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices. Paving or surfacing as approved by the County Engineer
will be required for any portion of the proj ect which is to be occupied or traveled by vehicles.
5. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge Construction and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
HE Findings, Conclusions and Decision ZE-42A-82 Page 8
.
6. Access to Main Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane County Resolution No. 99-0265 as amended and are applicable to this proposal.
8. No construction work is to be performed within the existing or proposed right of way until
a permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
9. No road frontage improvements are required for this proposal. Roadway improvements
were accomplished by CRP No. 2676.
SPOKANE COUNTY DIVISION OF UTILITIES
1. A wet (live) sewer connection to the area-wide public sewer system shall be constructed. A
sewer connection permit is required. Commercial developments shall submit historical andlor
estimated water usage prior to the issuance of the connection permit, in order to establish sewer
fees.
2. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance
of the sewer construction permit.
3. Arrangements for payment of applicable sewer charges must be made prior to the issuance
of sewer connection permits. Sewer charges may include special connection charges and general
facilities charges. Charges may be substantial depending upon the nature of the development.
4. Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
5. Stormwater Utility: Grassed percolation area (GPA) swales are required for any
impervious surfaces created, pursuant to the County Guidelines for Stormwater Management.
SPOKANE REGIONAL HEALTH DISTRICT
1. Public water and sewer are required for the project.
SPOKAi'vE COUNTY AIR POLLUTION CONTROL AUTHORITY
1. All air pollution regulations shall be met.
HE Findings, Conclusions and Decision ZE-42A-82 Page 9
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DATED this 29th day of December, 1999.
SPOKANE COUNTY HEARING EXAMINER
MichaeY C. Dempsey, WSBA #8235
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolution No. 96-0171, the decision of the Hearing Examiner
on an application for a change of conditions is final and conclusive unless within twenty-one (21)
calendar days from the issuance of the Examiner's decision, a party with standing files a land use
petition in superior court pursuant to chapter 36.70C RCW. Pursuant to chapter 36.70C RCW, the
date of issuance of the Hearing Examiner's decision is three (3) days after it is mailed.
This Decision was mailed by Certified Mail to the Applicant on December 29, 1999. The date
of issuance of the Hearing Examiner's decision is therefore January 3, 2000, counting to the next
business day when the last day for mailing falls on a holiday or weekend. THE LAST DAY FOR
APPEAL OF TI3IS DECISION TO SUPERIOR COURT BY LAND USE PETITION IS
JANUARY 24, 2000.
The complete record in this matter, including this decision, is on file during the appeal
period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be
inspected ciuring normal working hours, listed as Monday - Friday of each week, except
holidays, between the hours of 8:00 a.m. and 4:30 p.m. Copies of the documents in the record
will be made available at the cost set by Spokane County.
HE Findings, Conclusions and Decision ZE-42A-82 Page 10
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natc Submitte DNSCription Initials
F-ng Need Trcttnicxlly Complclc E-iig hcrd I-lun•urcf Itd Mictigation
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. ~
• 2 ~ [
l;~; l STAFF REPORT TCJ THE HEARING EXAMINER
FILE ZE-42A-82
,a...~,...
.
SP01W\T' D1VISlON OF BUILDIIVG AND PLANNING
Cou'uy "
HEARING DATE: December 15, 1999 @ 9:00 a.m. FILE ZE-42A-82
PROJECT PLANNER: Tammy Jones, Associate Planner
PROJECT DESCRIPTION: Change of conditions to an existing Regional Business (B-3) zone to
allow for administrative review of specific site development plans.
Proiect Data Project Location: . The site is generalfy located north of and adjacent to
- Sprague Avenue and approximately 1100 feet east of
-Sullivan Road in the SW %4 of Section 13, Township
24 N., Range 44 EWM, Spokane County,
- Washington.
Parcel Number(s) - - 45133.1435, 45133.1546
Applicant Pat Martin, Tom{inson Bfack Commercial
107 S. Martin St.
Spokane, WA 99201
- (509) 623-1000
Comprehensive Plan Oesignation: Major Commercial
Zoning: ' Regional Business (B-3)
Existing Land Use: Vacant, undeveloped land
Surrounding Zoning and Land Uses:
• North: - Zoning to the north of the site consists of Urban
. Residential-3.5 (UR-3.5) established in 1991,
- - - previously classified as Agricultural (A) in 1942 (ZE-
. 60-42). Land use to the north of the site consistst of
single famify residences on lots that are
approximately 1 acre or larger in size.
._South: Zoning to the south of the site consists of Regional
- Business (B-3) established in 1991, previously
- classified as Commercia! (C) in 1984 (ZE-112-84C).
- Land use to the south of the site is predominantfy
commercial.
: East: Zoning to the east of the site consists of Regional
. Business (B-3) established in 1991, previously
classified as Commercial (C) in 1978 (ZE-63-78C)
and Urban Residential-22 (UR-22) established in
- 1991, previously classified as Multiple Family
- - Suburban (MFS) in 1978 (ZE-63-78C). Land use to
the east ofi the site is commercial and multi-family
ZE-42A-82
Staff Report - December 15, 1999 Hearing
1 of 5
' ~4
- - , _ - - ~ Criiical Areas Maps.
Floodplain ~ The site is not located within a flood plain
- Geologically-Haiardous Areas - None illustrated on the Spokane County
Critical Areas Maps.
Wetlands - None illustrated on the Spokane County
Critical Areas Maps.
SEPA
A Determination of Nonsignificance (DNS) was issued for the proposal on November 26, 1999, with
a comment period ending on December 13, 1999.
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
November 30, 1999.
The deadline for notifying property owners/taxpayers within 400 feet of the proposal was November
30, 1999.
Site Posting Deadline: The deadline for posting public notice on the site was November 30, 1999.
1724 Compliance Dates
Application Accepted: October 8, 1999
Technically Complete / Determination of Completeness issued: November 1, 1999
Date Notice of Decision is due: February 29, 2000
Reviewinq Aqencies
9 agencies were notified on October 15, 1999, and November 22, 1999. Comments were due on October
28, 1999, and December 6, 1999.
Agencies'Notified Response Date Agencies Notified Response - Date
Received Received Received Received
Spokane County Division -Yes 11/19/99 Spokane Regional Yes 12/2/99
of Engineering; Health District
Transportation Spokane County Division Yes 10/18/99 Spokane County Air Yes 10/20/99
of Engineering; Pollution Control
Development Services Authority
Spokane County Division Yes 11/19/99 Spokane County Fire No
of Utilities Protection District No. 1
Spokane County Yes 1212199 Vera Water & Power No
Stormwater Utility
Spokane County Division No
of Long Range Planning
Aqencv Comments:
Agency comments received are in the form of recommended conditions of approval.
Public Comments:
No public comments have been received for the proposed land use action.
Description of the Site:
The subject property is approximately 2.58 acres in size and is accessed from Sprague Avenue. Sprague
Avenue is designated as a Principal Arterial by the Spokane County Arterial Road Plan. The site is also
located south of and adjacent to the undeveloped right of way for Main Avenue. The site consists of two
ZE-42A-82
Staff Report - December 15, 1999 Hearing
3of5
. ~ ,
- Zoning in the general area of the site consists of a mix of Urban Residential-3.5 (UR-3.5), Urban Residential-
22 (UR-22), Community Business (B-2), Regional Business (B-3) and Light Industrial (I-2).
Site Plan:
The site plan of record illustrates a proposed auto parts store to be located on the south portion of the site.
There is no proposed use for the north portion of the site at this time. The site plan generally illustrates the
required parking, landscaping and building setbaclcs for the proposed. Detailed site plan review to
determine compliance with the applicable development standards will be necessary and is recommended to
be administrative in nature.
Staff Summary:
The proposed change of conditions to modify the condition of approval requiring public hearing review of site
development plans to allow for administrative review is not contrary to the policies of the Major Commercial
category or the development standards of the existing Regional Business (B-3) zone, and should not
adversely affect existing residential uses to the north of the site.
Attachments:
A. Maps
• Vicinity Map
• Site Development Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency Comments
ZE-42A-82
Staff Report - December 15, 1999 Hearing
5of5
i
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ATTACHMENT A
MAPS
VICINITY MAP
SITE PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP
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ZE=42A=82
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ATTACHMENT B
CONDITiONS OF APPROVAL
• . 1 ,
~ .
RECOMMENDED C4NDITIONS
I 1 - FoR ZE-42A-82
.
SPOKA~,T COU.IsUY . DiVISION OF BUILOING ANO PLANNING
1. The proposai shall comply with the Regional Business (B-3), and all other appiicable
chapters of the Spokane County Zoning Code, as amended.
2. The appiicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Building and Planning/designee, may be permitted, including but not limited to
building location, landscape plans and general allowable uses of the permitted zone. All
variations must conform to regulations set forth in the Spokane County Zoning Code, and
the original intent of the development plans shall be maintained.
3. The Division of Building and Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall
serve as public notice of the conditions of approval affecting the property in question. The
Title Notice should be recorded within the same time frame as allowed for an appeal and
shall only be released, in full or in part, by the Division of Building and Planning. The Title
Notice shall generally provide as follows:
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on December 15, 1999, imposing a
variety of special development conditions. File No. ZE-42A-82 is available for
inspection and copying in the Spokane County Division of Building and Planning.
4. All remaining conditions of approval contained within the Hearing Examiner Committee's
Findings and Order for ZE-42-82 dated July 8, 1982 shall be complied with.
ZE42A-82 December 15, 1999 Public Hearing
Division of Building and Planning Recommended Conditions of Approval
• • I ATTACHMENT C
AGENCY AND PUBLIC COMMENTS
•S •
r _ • • .
•
• OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
sPOI;A•;F c«-ry "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO: Spokane County Pianning Depart 7co ntFROM: Division of En9ineerin9 & Roads 1 f~ yt-~ ~ IGlv.,14~
DATE: November 19, 1999
PROJECT: B-3 CHG OF COND
FILE ZE-0042A-82/()
Hearing: 12/15/1999 @ 9:00
SponsorlApplican#: PAT MARTIN
Section Township-Range: 13-25-44
Pianner: TAMMY JONES
Technical Review Date: (10128/1999 @ 1:15) The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved.
Prior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage system plan and surface water
disposal plan for the entire project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
5. All required improvements shall conform to the current State ofi Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
6. Access to Main Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
CC: F,poliCant P.`-.i MAP.TZN
Engineer/Su_ :-e::or
Plan.ner T:.;•TDIY JQNES
<
a
. L^ . , • ~ . ~
Page 2
12/15/1999 10/28/1999
ZE-0042A 82 '
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
8. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
9. No road frontage improvements are required for this proposal. Roadway improvements were
accomplished by CRP No. 2676.
END
I • ' . •
\
' OFFICE OF THE SPOKANE COUNTY ENGINEER -
' 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
srovxxg~pct«.►rm "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO: Spokane County Building and PI ning Departrhent
FROM: Division of Engineering & Roads
DATE: October 28, 1999
PROJECT: B-3 CHG OF COND
FILE ZE-0042A-82
Sponsor/Applicant: PAT MARTIN
Section Township Range: 13-25-44
Planner: TAMMY JONES
Technical/Review Date: (10/2811999 @ 1:15)
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the Technical Review Meeting.
Prior to the release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage system plan and surface water
disposal plan for the entire project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
5. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
6. Access to Main Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
CC: Applicant PaT PdARTIN
Enginee=/Surveyor
Planner T20MA7Y JONES
• .
. .
Page 2 10/28/1999
0042A •
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
8. No construction work is to be perFormed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
9. No road frontage improvements are required for this proposal. Roadway improvements were
accomplished by CRP No. 2676.
END
t • ` ~ '
.
Rr-CEIVEp SPOKANE REGIONAL HEALTH DISTRICT
,gO¢~NE: COU~ ,FSNVIRONMENTAL HEALTH DIVISION
INTEROFFICE MEMO
0 Iy4`'
.
DEC
GN;S"19N, p` g°JILDlNG AND PLAN`ilNG DATE: November 29, 1999
J
TO: Tammy Jones, Associate Planner, Spokane County Building and Planning
Division
FROM: Donald T. Lynch EHS II - EHD, SRHD
SUBJECT: ZE-42A-82 Tomlinson Black Commercial
Public water and public sewer are required for this project.
p I a n n i ng . I trize-42a-8 2
r
.i.•
~
.
To: TAMMY JONES (Buiiding & Planning)
CC:
From: JIM RED (Utilities)
Date: 12103/1999
Subject: ZE-0042A-82 Stage: Hearing Examiner Phase:
Change of Condition
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed.
Sewer connection permit is required. Commercial developments shall submit historical and or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
SS12F Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the
sewer construction permit.
SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer
connection permit. Sewer charges may include special connection charges and general facilities
charges. Charges may be substantial depending upon the nature of the development.
WS01 Any water service for this project shall be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended.
r t r
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
s~~,Zt~C0 r„t "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO: Spokane County Planning Depart ent I
& Roads ~'~o~~ w- e,
FROM: Division of En9ineerin9 ~
DATE: November 19, 1999
PROJECT: B-3 CHG OF COND
FILE ZE-0042A-82/
Hearing: 12/15/1999 @ 9:00
Sponsor/Applicant: PAT MARTIN
Section Township Range: 13-25-44
Planner: TAMMY JONES
Technical Review Date: (10/28/1999 @ 1:15)
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved.
Prior to release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage system plan and surFace water
disposal plan for the entire project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
5. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
6. Access to Main Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
CC: Applicant PAT MARTIN
Engineer/Surveyor
Planner TAMMY JONES
~ -
, .
Page •2'
12f i'S/1999 10/28/1999
ZE-0042A 82
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal.
8. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
9. No road frontage improvements are required for this proposal. Roadway improvements were
accomplished by CRP No. 2676.
END
~
• • . .
. ,
RECEVED
~ . , Nov 2 2 1999
~
t - SpXANE cOunmr ENGINEER
S P O K A N E C O U N T X
BUILDING AND PLANNING A DMSION OF THE PUBUC WORKS DEPARTMENT
James L. Manson, C.B.O., Director Gary Oberg, Director
MEMORANDUM
TO. I
Development Engineering Services; i emmings
Spokane County Division of Utitities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Air Pollution Control Authority
Spokane County Division of Long Range Planning; John Mercer
Fire District No. 1
Vera Water and Power
FROM: Tammy Jones, Associate Planner
DATE: November 22, 1999
SUBJECT: Review and comments for the hearing of December 15, 1999 at 9:00 a.m.
FILE ZE-42A-82
DESCRIPTION: Change of Conditions to an existing Regional Business (B-3)
zone to allow for administrative review of specific site development plans
STR: l 3-25-44
APPLICANT: Pat Martin, Tomlinson Black Commercial, 107 S. Martin St., Spokane,
WA 99201, 509-623-1000
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by December 6, 1999.
Attachments: Notice of Public Hearing
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260•0050
PHONE: (509) 477-3675 • FAX: (509) 4774703 o TDD: (509) 477-7133
1
1 .
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING E R
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No. ZE-42A-82; Change of Conditions to an existing Regional Business (B-3) zone to
allow for administrative review of specific site development plans.
Hearing Date and Time: December 15, 1999 @ 9:00 a.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Applicant: Pat Martin, Tomlinson Black Commercial, 107 S. Martin St., Spokane, WA 99201, 509-
623-1000
Address and Location: Generally located north of and adjacent to Sprague Avenue and approximately
1100 feet east of Sullivan Road in the SW '/4 of Section 13, Township 25 N, Range 44 EWM, Spokane
County, Washington ,
Comprehensive Plan: Major Commercial
Zoning Designation: Regional Business (B-3)
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Building and Planning, as the lead agency on November 30, 1999. The comment period ends
December 13, 1999.
Deadline for submitting SEPA Appeal: [note: only applies to administrative appeals to the Hearing
Examiner, not to initial applications such as rezones or preliminary plats].
Division of Building & Planning Staff: Tammy Jones, (509) 477-3675
HEARING EXAMINER PROCEDURES
Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and
may submit written comments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities which are accessible to
persons with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection
seven days before the hearing. The Staff Report and application file may be inspected at the Spokane
County Division of Building & Planning, 15` Floor Permit Center, Public Works Building, 1026 W.
Broadway, Spokane, WA 99260, between 8 am and 4 pm, weekdays, M-F, except holidays. Copies of
documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-3675. Send written comments to the Spokane County
Division of Building & Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Tammy Jones, ZE-
42A-82. Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 3'
Floor, Public Works Building, 1026 W. Broadway, Spokane, WA 99260-0245.
, .
RECE VED
DETERMINATION OF NOV
NONSIGNIFICANCE "DNS ~~,•,,..y ~
WAC 197-11-970 and Section 11.10.230(~OKANEGOU~r~yENC~1IEER
SPOKANE ENVIRONMENTAL ORDINANCE ~ 1999
FILE NITMBER: ZE-42A-82 SpOKANECaU~'n'ENGINEE
R
DESCRIPTION OF PROPOSAL: Change of Conditions to an existing Regional Business (B-3)
zone to allow for administrative review of specific site development plans
APPLICANT/OWNER: Pat Martin, Tomlinson Black Commercial, 107 S. Martin St., Spokane,
WA 992019 509-623-1000
LOCATION OF PROPOSAL: Generally located N/adj to Sprague Ave and approx 1100 ft E of
Sullivan Rd in the SW '/4 of S 13, T25 N, R44 EWM, Spokane Counfiy, WA.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING & PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
15 days from the date issued (below). Comments regarding this DNS must be submitted no later
than 4:00 p.m., December 13, 1999, if they are intended to alter the DNS. All comments should be
sent to the contact person listed below.
RESPONSIBLE OFFICIAL: By: Tammy Jones Title: Associate Planner
Spokane County Division of Building & Planning
1026 W. Broadway Ave.
11 Spokane, WA 99260-0050 (5.09) 477-3675
DATE ISSUED: , 1999 SIGNATURE: A"f U
C0M1V1E2,-M REGARDING ENVIRONMEIVTAL CONCERNS ARE WII,COME AT tHEAaRING.
APPEAL OF THIS DETERMTNATION, after it becomes final, may be made to the SPOK:ANE
COUNTY DIVTSION OF BUILDING & PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA
99260. The appeal deadline is ten (10) calendar days after the signing of the decision to approve or
disapprove the project. This appeal must be written and the appellant should be prepared to make
specific factual objections. Contact the Division of Building and Planning to assist you with the
specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. ~pokane C4o~un~ty D,~iivi is! iom of En~~,,,~u~~~, Trang porta i''on iE>n"g`in"'ee 'g, Pat Hrarpe_r
3. Spokane County Division of Engineenng, evelopment Services; BiII Hemmings
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Air Pollution Control Authority
8. Fire Protection District No. 1
9. Vera Water District
1 1 1
OFFICE OF THE SPOKANE COUNTY ENGINEER
« 1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
;
srmxxu~~couwy "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO: Spokane County Building and PI ning Depart ent
FROM: Division of Engineering & Roads
c
DATE: . Octo,ber 28,._1999 . . . ~ - - PROJECT: B-3 CHG OF COND
FILE ZE-0042A-82
Sponsor/Applicant: PAT MARTIN
Section Township .Range: _13-25-44
Planner: TAMMY JONES
Technical/Review Date: (10/28/1999 @ 1:15)
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the Technical Review Meeting.
Prior to the release of a building permit or use of property as proposed:
1. Access permits for approaches to the County Road System shall be obtained from the County
Engineer.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans.
3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage system plan and surface water
disposal plan for the entire project or portion thereof if the development is phased.
4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles.
5. All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
6. Access to Main Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer.
CC: Applicant PAT MARTIN
Engineer/Surveyor Planner TAMMY JONES
~ ♦ i ,
, Page 2
10/28/1999
0042A
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicabie to
this proposal.
8. No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
9. No road frontage improvements are required for this proposal. Roadway improvements were
accomplished by CRP No. 2676.
END
A ~ 1 Kimball, Sandy _
From: Hemmings, Bill
Sent: Monday, October 18, 1999 11:24 AM
To: Jones, Tammy
Cc: Engelhard, Scott; Kimball, Sandy; Sims, Brenda; Miller, Katherine; Darrell, Virginia; Davis, Tom
B&P; Harper, Pat
Subject: ZE-42A-82 - Pat Martin
10-18-99
I received this proposal on October 15, 1999. No concept drainage plan is required since this proposal lies in an
area of approved soils. I know of no critical areas on this site.
1 recommend that any building permits for this property be required to meet the current Spokane County
Guidelines for Stormwater Management and the Spokane County Standards for Road and Sewer
Construction.
Sw qeHUMio94,
Page 1
r + • ` -d ~ ~
~ i
. C O U N -r 'Y
S P O I<
RUi[.D[NG AND PI.ANNING A DN1510N Ol- THF PUI3IJC WOKi:S Df;('ARTtv1F.Pff
James L. Manson, C.I3.0., Director Gary Oberg, Director
MEMORANDUM
TO:
Spokane County Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane Regional Health District; Steve Holderby
Spokane County Stormwater Utility; Brenda Sims
Long Range Planning Division; John Mercer
Spokane County Fire Protection District No. 1
Spokane County Air Po{lution Control Authority
Vera Water & Power
FROM: Tammy Jones, Associate Planner V-~
DATE: October 15, 1999
RE: ZE-42A-82; Change of Conditions to an existing Regional Business (B-3)
zone.
TECHNICAL REVIEW MEETING
OCTOBER 28,1999 a~ 1:15 p.m.
DIV1S10N OF BUlLD1NG AND PLANNING 18i FLOOR CONFERENCE ROOM,
Please review the above application and use the attached TECHNICAL REVIEW MEETING
FORM for your comments. The Division of Building and Planning encourages you to
attend this meeting. The sponsor and representative have also been invited to attend
this meeting. If you cannot attend the meeting, please forward three (3) copies of your
review comments on the attached form to me prior to the meeting. The attached
TECHNICAL REVIEW FORMS will be given to the sponsor at the meeting and included in
the Division of Building and Planning file for this proposal. Thank you for your
cooperation. If you have any questions about the application, please contact me at 477-
3675,
NOTE: The Division of Building & Planning will now be circulating comments for
SEPA Checklist at the time of technica{ review. This will be ttie only time
you will be able to comment regarding the SEPA Checktist for this
project.
C: Pat Martin
John Konen, David Evans & Assoc. ,
Attachments: Technical Review Form, Project Application, Environmental Checklist, Site Plan
1026 W. BKOADWAY • SPOKANE, WASHINGTON 99260-0050
PHONE: (509) 477-3675 • FAX: (509) 477-4703 9 TDD: (509) 477-7133
r • 1 1 tSpokane County
Division of Building & Planning
Technical Review Meeting
Meeting Date and Time: October 28, 1999 @ 1:15 p.m.
Project File No.: ZE-42A-82
Project Location: Generally located north of and adjacent to Sprague
Avenue and approximately 1100 feet east of Sullivan Road in the SW'/ of
Section 13, Township 25 N., Range 44 EWM, Spokane County,
Washington.
Comprehensive Plan: Urban
Project Description: Change of conditions to an existing Regional
Business (B-3) zone to modify Planning Department Condition #1 to allow
administrative review of specific site development plans.
Parcel No(s): Portion of 45133.1435, 45133.1546
Applicant(s): Pat Martin
Tomlinson Black Commercial
107 S. Howard St., Suite 100
Spokane, WA 99201
Project Planner: Tammy Jones
r- ,
TECHNICAL REVIEW MEETING
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
Date:
Department:
Department Contact Person:
Action: Change of conditions to an existing Regional Business (B-3) zone to
modify Planning Department Condition #1 to allow administrative review of
specific site development plans.
TECHNICAL REVIEW MEETING: OCTOBER 28, 1999 @ 1:15 P.M.
-1Vote: -
The following information is to provide the proposal sponsor with primary agency
comments to assist the sponsor and aid the processing of public hearing items heard
before the Hearing Examiner. The following information does not provide a complete or
binding final review of the proposal. This will occur only after the proposal is accepted
and placed on tlle Public Hearing Agenda. The accentance of the apnlication and
scheduline of the application on the Public Hearing Agenda is the primary function of
this meeting. A secondary function of this meeting is to provide a nreliminarv review of
the annlication. This will provide a forum for the sponsor and other departments of wliat
to expect as standard development conditions and design recommendations.
The comments received are based on a preliminary review of the application form and
site plan by the Departments and Agencies which have been circulated the information
(not all agencies/departments have been contacted--only those who have been cietermined
to liave primary interest.
1. a. Does the application (or can the development) meet requirements to be
placed on the Public Hearing Agenda YES NO
b. If no, what is lacking?
c. Public Hearing Schedule: Hearings before the Hearing Examiner are
scheduled upon determination tliat the application is complete. Items will be
scheduled for the first available public liearing.
2. After a preliminarv review of the apnlication what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
SPOKANE COUNTY DIVISION OF
BUILDING AND PLANNING
CI3ANGE Or CONDITIONS rOlt A
PI2Ei VIOUSLY APPROVED Rezonf',",
Date; Sept. 29, 1999 zE-42~82
, Application No.
Name 4f Applicant/Representative: Pat M:art in % Tomlinson B1.ack Commercial, Inc.
Agent
• -
Mailing Address: 107 S. Howard s~r~et, Suite 500
City: Snokane . State: WA Z;P; 99201
Ptione: 62 3 -1000 (Work
) (Home)
Existicig Zane Classification: B-3
Proposed Zcne Classifcation: B-3
Approved It of Lots: 2 existing parcels
Date Preliniinary Approval Expires: n i a ~
Legal Descr=.13tion of Property: S e e a t t a c he d
Section 13 Township 25 Range 44
Soui•ce of Legal: First American Title Co.
Parcel No.: 45133. 1435; 45133. 1546
PROPOSED CIIANGE OF CONDITIONS
Refei•cnce specific "Condition(s)" of original approval. (Cite the applicable condition from llie
rindings and Orcier of tlie Iiearing Examiner Committee's public hearing).
County Planning Department Condition #1 approved by Spokane County •
Hearinq Examiner Committee, July 8, 1982, stated: "That aspecf~ pl
sha1 i be s1bmi.tted tio the I-Ia3r.irig Dartiryer Cormatiee, prirn' to Wrikbng pmn'rd-t awlioation. ar-i
pl.an shaLLl irc1u:3e btxildi,n9 uee• set~ , sigis, paidrx3• 1arbc~ n3 and fexnnY3• Sped fi caUY. t1he rnrth
shau inclide pmvisicns £ar lar~ar-~ ad or fiencing alcng the westIEm ana eastenn b=r.bd~es; lijtdng
sha11 be resb-ictsd tio ocnfine i]1uTdr3atian tc) the site; m lalited sigS wi.11 be.perzmtbed rn the ncrtz 320'
Give dettilect explanation of request for charige in status of tlie proposal.
'IYm souU-erly part-itn ef the si.te will. be deve]sped fcr a MPA Adm FArts Sbcme. 'Ilm mrtberly pc7rt:Lrn .
orF the site is reserved fcr futim B-3 tees. 'Ihe appli,c2rtt regmsts that oonditim #1 be ieri,.sed to a]1cw
the project to be dmelqoed with staff zenEw of spemfi.c dejelqxert p1aLS. ZYm area t-as ant~ t» be
develqael fxr majar uaes sinoe 1982 and the zane has eroSSeC . i-Cver W ft arrent B--3
zane with rrore stringent acnditirns. . If clcvel0p1Y1r.11t of the site will be ehangf:ci substantially by this request, or lhe property hns
boundai•ies diffei•ent than origiiinlly pr'oposed, a revised development plan must be suUmitted
and sigiied by Spoknne County Planning, Caunty Engineering, County Utilities and County
IIealth DistriCl.
,
Si nature of A A ~nt or A ent Address if different than A licant
gi~A g PP
. . .
LONING AND LAND USE FEES
RECEIPT INF0'PAATf0N
Date: File Number. ZE7 '04arcel Number: ~,5 v33 • YL
' t..
Name: Phone Numbei : LQ3,
Company Name (if applicable):
Address: City/State/Zip ,
FEE INFORMATION
ITEM DESCRIPTION ' ITEM (Multiplied by # (equals total)
NO. AMQUNT of items
, . .
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' ~ 5pc
. TOTAL :DU-E . ~ QO O
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BY: Transaction No. T99 - Receip N o. ~
Spolcane CvuJZty
Public Worlrs Departjnent
Divison of Building & Planning
Receipt
Receip! NinnGer: 8865 Ccrsto»rer NrrlirLer
I'i-oiccts
I%ccl!
1'roiect NGr Iirv NLr FeeA»>t IiivA»it Oiviltv, 1'AID Pnct
99009653 1 $1,744.20 $1,744.20 $1,744.20 $1,744.20 lie]
Tofal. $1,744.20 $1,744.20 $1,744.20 $1,744.20~
Nlisccllancous Iteiiis
Tutn! PAI,U: $1,744.20
Te«(iCi-
Type Clieck flcct 13alaitce CC.NLr Exn Date TEND,EIED
Check1 187275 1,200.00
Check2 4375 406.20
Check3 4348 ' • , , , ' . . , ' , 138.00
ToIrr! TENDERED: ~ 1,744.20
Over / (Sltorl) $0.00
C/tniige $0.00
Noles:
7rn» Uale/Tiirie: 10/11/1999 2:40:59 PM
13y: Chargrav
Logan User: gwendel
Stntiuir: GWENDEL
Overridc By:
~ ZE=42Am82
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