ZE-0016-99
RECEVED
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JAN 2 7 2000
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SPOKANE COUNTY HEARING EXAMINER
SPOKANE COUNTY ENGINEER
RE Zone Reclassification from ) FINDINGS OF FACT,
Neighborhood Business (B-1) Zone to ) CONCLUSIONS AND
Regional Business (13-3) Zone ) DECISION
File No ZN-16-99 )
Applicant Calvin Raugust )
1. SUf111IVIARY OF PROPOSAL AiVD DECISION
Proposal. Application for a zone reclassification from Neighborhood Business (B-1) to
Regional Business (B-3) on approximately 1 2 acres of land for the purpose of
developing an automotive maintenance and repair shop and those uses permitted in
the B-3 Zone
Decision Approval, subject to conditions
I1. FINDINGS OF FACT AiVD CONCLUSIONS
The Hearing Examiner has reviewed the zone reclassification application and the
evidence of record, and hereby adopts the following findings of fact and conclusions
A GEIVERAL INFORtUiATlO(V:
Applicant/Legal Owner Calvin Raugust
P O Box 484
Garfield, WA 99130
Represented By John Konen
c/o David Evans & Associates
110 West Cataido Avenue
Spokane, WA 99201
Site Address• 523 South Pines Road
Location Generally located adjacent to and east of Pines Road, south of Fourth
Avenue, Spokane County, Washington
Legal Description• Opportunity south half of Block 188, except the east two-fifths, and
except north 85 feet and except south 100 feet, Parcel Number 45222 1734 in the
Northwest Quarter of Section 22, Township 25 North, Range 44 E W M in Spokane
County, Washington
Zoning Neighborhood Business (B-1)
HE FindinJs, Conclusions and Decision ZE-16-99 Page 1
Testimony:
Ron Hand Scott Englehard
Division of Building and Planning Division of Engineering and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 992260-0240
John Konen
David Evans & Associates
110 West Cataido Avenue
Spokane, WA 99201
C. ZOIVE RECLASSIFICATIOfV ANALYSIS•
1 Approval criteria
In considering a rezone application, Washington Case Law generaliy provides that
(1) There is no presumption in favor of a rezone, (2) The applicant has the burden of
proving 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 weifare Biarnson v Kitsap Countv,, 78 Wn App 840 (1995)
citing Parkridae v Seattle, 98 Wn 2d 454, 462, (1978) Whether an application for
rezoning complies with a comprehensive plan is not determinative, only "general
conformance" with the comprehensive plan is required TuQwell v Kittitas Countv, 90
Wn App 1(1997) Generally, conformance of a rezone with the Comprehensive Plan
results in that rezone having a substantial relationship to the public health, safety, and
welfare
Some Washington cases have essentially done away with the requtrement for
changed circumstances where the proposed rezone closely impiements the po(icies of
a comprehensive plan Save Our Rural Environment v Snohomish Countv, 99 Wn 2d
363, 370-371 (1983) Where a comprehensive plan conflicts with existing zoning
regulations, the provisions of the zoning code will normally be construed to prevail
CouQar Mountain Associates v Kina Countv, 111 Wn 2d 742, 755-57 (1988) That
principie applies to existing zoning and not requests for changes in the zoning
classification
Section 14 402 020 of the County Zoning Code authorizes amendments to the
code based on any one of six grounds Zoning Code Section 14 402 020(1) authorizes
the amendment if it is " consistent with the Comprehensive Plan and is not
detrimental to the public weifare " Section 14 402 020(2) authorizes an amendment
where a" change in economic, technological, or land use conditions has occurred to
warrant modification of this code "
These are the most relevant criteria for consideration of the current rezone
application Further, Zoning Code Section 14 100 104 states that the Zoning Code
HE Findings, Conclusions and Decision ZE-16-99 Page 3
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Road including Lot 2, Block 1, LaSalle Addition in Section 7, Township 25 N, Range
441 EWM, in Spokane County, State of Washington
3 The proposal shall comply with the Regional Business (B-3) zone and all applicable
chapters of the Zoning Code, as amended
4 The applicant shall develop the subject property generally in accordance with the
concept presented to the Hearing Examiner Variations, when approved by the Deputy
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
5 Approval is required from the Deputy Director of the Division of Building and
Planning/designee of a specific lighting and signing plan for the described property ar:or
to the release of any building permit
6 Direct light from any exterior area lighting fixture shall not extend over the property
boundary
7 A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Deputy Director of the Division of Buildfng and Planning/designee
shall be submitted with a performance bond or other suitable guarantee for the project
prior to release of any buiiding permits Landscaping shall be installed and maintained
so that sight distance at access points is not obscured or impaired
8 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 Drvision of Building and
Planning The Title Notice shall generally provide as follows
The parcel of properiy legally descnbed as rs the subject oT a
land use action by a Spokane County Heanng Examiner on January 19,
2000, imposlng a vanefy of special development conditions File No ZE-
15-99 rs avarlable for rnspecfion and copymg in fhe Spokane Counfy
Division of Building and Planning
Engineering Department
Prsor to release of a building permit or use of property as proposed.
1 Any required access permits and/or roadway improvements to Pines Road must be
approved by the Washington State Department of Transportation
HE Findings, Conclusions and Decision ZE-16-99 Pacre 5
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Division of Utilities:
1 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 Any water service for this project shall be
provided in accordance vnth the Coordinated Water System Plan for Spokane County,
as amended
2 The applicant shall submit expressly to Spokane County Division of Utilities "under
separate cover'', onfy those plan sheets showing sewer plans and specifications for the
public sewer connections and facilities for review and approval Commercial
developments shall submit historical and or estimated water usage as part of the sewer
plan submittal
3 Sewer plans acceptable to the Division of Utilities shall be submitted prior to the
issuance of the sewer construction permit
4 Arrangements for payment of applicable sewer charges must be made prior to
issuance of sewer connecton permit Sewer charges may rnciude special connection
charges and general facilities charges Charges may be substantial, depending upon
the nature of the development
Washington State Department of 1'ransportation:
1 A WSDOT access permit shali be obtained prior to the occupancy of this site for
access to Pines Road (SR 27)
2 Due to the proximity of Pines Road (SR 27), site drainage plans shall be reviewed by
WSDOT
3 If other uses for this site are proposed in the future that will generate more traffic
than this automobile repair shop (18 a m and 21 p m Peak Hour Trips) the traffic
tmpacts to the surrounding road network need to be addressed This may require a
driveway or other traffic anaiysis be prepared by the applicant to address thesz
impacts This traffic analysis would need to be approved by WSDOT and Spokane
County
DATED this 24th day of January 2000
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Gr'eg Smith
Spokane County Hearing Examiner Pro Tem
HE Findings, Conclusions and Decision ZE-16-99 Pa2e 7
ProjectStatus Active ENGINEER'S kEVIEW SHEET
As Iiuilt Plans Received Rezone File ZE-0016-99 -99
Raad Plans Approved
Companion Files:
Ncw Road Siandards 5-15-95 i'vlylar
Reiated Files:
Hcaring: 01/19/2000 09:00 Building Dept:
Technical Review: 12/02/1999 01:15
Preliminary Review: Type: Large Lot Bldg. Square Feet 6576
Date Received: 1 1/1 811 999 No. Lots: No. Acres: 1.2
Project Namz B-1 TO B-3 AUTO REPAIR SHOP VH SERVICES
Site Address S. 04TH, N. UG'I'(i, W. 1101_1K, E. PINf:S, -
Range-"I'ownship-Section: 44 - 25 - 22 PARCEL(S): (first 20)
Applicant Conditiuns Mailed: 45222.1734
John Konen Flood Zone No
DAVID EVANS & ASSOCIATES INC Water Source Public
110 W. Cataldo Av Sewer Source
SPOKANE, WA 99201 Scliool Dist 354
Phone Fax Fire Dist 1
(509) 327-8697 (509) 327-7345
Phone Dist
Owner
alvin ftau~ust
Po Bux 484
GARFIELD, WA 99130- Company Architcct
Phone LINDQUIST ARCHITECTS
(509) 635-1142 12121 E. Braadway Av , V LI
SPOKANE, WA 99206
Phone rax
Building Ph: 477-3675 ! Pfanning Ph: 477-2205 Contact: RON IIAND (509) 922-3990 (509) 922-1775
Date Submitte Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Mitigatiun
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Nccd Other
Eng Pay f'ees Received 6ng Final Plat Fees Completed
Copy to AccountinK
Eng Priority Fees Received
Notiee to Public i Notice tu Pubiic r 1 3 4 6 Completcd -or Nc:cds to be sioned
Dcsign Deviation Dates (In-Out)
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73-53 quant~es~or
drainage item calculated
Hearing Date Decision App ' Den Cond Appld BCC
Appealed to BCC Decisian App Den Cond Appld Court
Appealed to Court Decision App Den Cond Appid
Stamped Mylars to Secretary (Sandy)
/ / Stamped 208 Lot Plans to Secretary (Sandy)
r I
ProjectStatus Active ENGINEERTS 11 ~VIEW SHEET,
As Built Plans Received Rezone File ZE-0016-99 -49
Road Plans Approved Companion Ciles:
Nc;w Road Standards 5-15-9~ R4ylar n:
Related Files:
Hearing: Building Dept:
Technical Review: 12/02/1999 01:15
Preliminary Review: Type: Large Lot I~[31dg. Square Feet 6576
Date Received: 1 l; I8/199<i No. Lots: No. Acres: l.~
Project Name B-1 TO B-3 AUTO REPAIR SHOP VH SERVICES
Site Address S. 04TH, N. 06T}1, W. !-{O[fK, E. p1NL-S,
Range-Township-Section 44 - 25 - 2' YARCEL(S): (tirst ?CJ)
Applicant Conditions Mailed: 45 222.1734
John Konen Flood Zone No
DAVID EVANS & ASSOCIATES INC Water Source Public
I 10 W. Cataldo Av Sewer Source
SFOKANE, WA 99201 School Dist 354
Phone Fax Fire Dist t
(509) 327-8697 (509) 327-7345
Phone Dist
Owner
Calvin Raugust
Po Box 484
GARFIELD, WA 99130- Company Architect
Phone LINDQUIST ARCHITECTS
(509) 635-1 l42
12121 L. Broadway Av, V LI
SYOKANE, WA 99206
[3uildin- Ph: 477-3675 Planninc Pii: 477-2205 Phone Fax
C. Contact: RONALD HAND (509) 922-3940 (509) 922-1775
Date Submitte Description Initials
rng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Need Other
Eng Pay Fees Received Eng Final Plat Fees Completed
Eng Prioriry Fees Received Copy to Accounting
Notice to Public / Natice to Public # 1 3 4 6 Completed - or Needs to be signed
Design Deviatian Dates (In-0ut)
'I3anc quantie
~ ~drainage item calculated
Hearing Date Decision App Den Cond Appld BCC
Appealed ro BCC Decision App Den Cond Appld Court
Appealed to Coun Decision App Den Cond Appld
j / Stamped Mylars to Secretary (Sandy)
! j Stamped 208 Lot Plans to Secretary (Sandy)
.
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RECEIVED
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. JAN 1 ro, 2000
SppKANE CGIUNTY ENGINEER
l I STAFF REPORT TO THE HEARING EXAMINER
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~ File #:ZE-16-99
DIVISION OF CURRENT PLANNING PH 477-7200
SPOMIskE COUUY
HEARING DATE: January 19, 2000 at 9:00 A.M. FILE ZE-16-99
PROJECT PLANNER: Ronald Hand, Associate Planner
PROJECT DESCRIPTION: Zone Reclassification from Neighborhood Business (6-1) to Regional
Business (B-3) on approximately 1.2 acres for the purpose of developing an automotive
maintenance and repair shop and those uses permitted in the B-3 zone.
Proiect Data
Project Location: 523 S. Pines Road (SR-27), generally located
adjacent to and east of Pines Road and
approximately 300 feet south of 4`h Avenue, in
the NW %4 of Section 22, Township 25N, Range
44, E.W.M., Spokane County, Washington.
Parcel Number(s): ~ 45222.1734
ApplicantlAgent John Konen
David Evans & Associates, Inc.
110 W. Cataldo
Spokane, WA 99201
(509) 327-8697
Owner: Cafvin Raugust
P.O. Box 484
Garrield, WA 99130
(509) 635-1142
Comprehensive Plan Major Commercial and Urban
Designation:
Zoning: ~ Neighborhood Business (B-1)
Existing Land Use: ~ The subject site is undeveloped.
Surrounding Zoning and Land Uses: "
• North: The properties located north of the subject site,
between 6' and 2"d Avenues are a mix of zoning
including B-1, B-3, UR-22 and UR-3.5. The
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
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uses are primarily a mix of residential and office
uses. North of 2"d Avenue, between 2"d and j
Sprague Avenue, is B-3 and I-2 zoning which is
consistent with the Major Commercial category
uses along the Sprague Avenue corridor.
• South: Land uses to the south are primarily office and
commercial uses in mixed Regional Business
(B-3) and Urban Residential-22 (UR-22) zoning.
A commercial use, the Optical Boutique, lies
immediately to the south, in the same block is a
single-family residence, a dance studio and an
office complex.
• East: A fully developed single-family residential
neighborhood lies to the east in Urban
Residential-3.5 (3.5) zoning.
• West: Immediately to the west of the subject site is a
Texaco station and a small strip mall with four
small businesses in Community Business (B-2)
zoning. An apartment building is immediately
adjacent to the west of the strip mall and
Texaco station. Further to the west is UR-3.5
zoning with single-family housing.
Known Land Use Proposals and Known recent land use proposals in the area of
Recent Project Approvals in the the subject site includeZE-24-98, ZE-25-98, ZE-
Area of this Project 26-98, ZE-2-99, ZE-12-99, Ze-18A-89, ZE-24-
98, BSP-1195-98, PE-1759-94, PE-1860-98,
PE-1737-93, and BSP-62-98.
Land Division Status: The subject parcel consists of one tax parcel,
45222.1734. A Certificate of Exemption is
required to recognize this parcel as a legal lot of
record prior to the issuance of any building
permit.
Shoreline Uesignation: ivot in a 5noreiine Uesiqnated area per
S okane Count~r ShoreTne ~maps.
-VVa-ler purveyor: ater service wi1T be provided -by the RIoC ern
Electric Water Company_
Sewage Uisposal: C;onnectlon to SpoKane Lounty pubiic sewer
system will be req_uired.
Fire liistrict 1 he site is located in SpoKane C;ounty Fire
District No. 1.
School District and nearest K-12 Central Valley School District #356. Opportunity
schools: Elementary School is located approximately
2200 feet east of the subject site.
Nearest Arterial and Distance: Pines Road (SR-27) , a State highway, is
located west of and adjacent to the site.
Nearest Parks and Distance: Terrace View, a County park, is located
approximately 1/2 mile to the south of the site.
Neighborhood Association: Not applicable.
• This proposal is located inside the IUGA.
• This proposal is not located within a joint planning area.
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
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0 This proposal is located insi+de A Publie Transportation Benefit Area (PTBA),
, • This proposal is lacated outside the 'I DUD' notificativn boundary of designated _
Natural Resource Lands,
CMAlCritical Areas
Aquifer Recharge Area: The subject site is located inside the
Priarity Sewer Service Area (PSSA)
and inside the Aquifer Sensttive Area
(ASA) Overlay zone.
Fish & Wildlife Habitat Canserwation hlone iilus#rated vn ths Spvkane Gounty
Areas. Critical Areas Maps.
Flovdplain: The subject parcel is not within a 100-
year floodplain per FIftM map panel
0315 C.
Geofvgically Hazardvus Areas-{.f""il None illustrated on #he Spakane Cvunty
Critical Areas Maps.
Wetfands ~ . Norre illustrated an the Spakane County
Gritical Areas vr Wetland Maps.
SEPA
A Determina#ion of N4n Significance was issued for the propasal vn December 30, 1999„
with a comment period ending on January 17, 2000.
rvot;~inq
Published: Spokesman Review on December 30, 1999 by the Div'rsion of Current
Planning.
Mailed: No#ice of ApplicatEOn was maifed by the Division of Current Plann;ng ta
taxpayerslav+rners of property Ivcated within 400 fee# of the boundaries of the subject site
on December 5, 1999
The deadline f4r the applicant to maii the Natice of Public Hearing to proper#y
owners/taxpayers within 400 feet was January 3, zooo,
Site Posted: The deadline far the appiicant to post the sife was January 3, 2000.
1724 Cvmaliance Dates
Appf ication Accepted (Counter Gornplete): Nvvember 5, 1999.
Technical[y Compiete ! Determinafivn o# Garnpfeteness issued. December 3, 1999
aate Nvtic+e of Decisian is Due: April 1, 2000.
ZE-1 fi-S9
Staff Report -.fanuary 99, 2000 Public Hearirtg
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Reviewinq Aqencies
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A total of 11 agencies were notified on November 18, 1999 and 9 agencies vn December 22,
1999. Final cornments were due Qecember 2, 1999 and January 5, 2000,
Agencies Notifed Respvnse Da#e Agencies Notified Response Date
Received Received Received Received
I I I I I
Spokane Gounty Yes 1-4-00 Fire DistTict # 1 Yes 11-30-99
division of Engineering Deueiopment Yes 11-22-99 ; Mvdern Electric and Nv
Engineering Servrces Wa#er Company
Spokane County Yes 11-23-99 Washing#an State Yes 12-20-59
Division of Utili#ies Department of
Transportation
(V115 Dt7T)
5pokane Regional Yes 12-2-99 Divisivn of Stormwater Yes 12-2-99
Health Districf Utilities
Spokane County No Central Vaksey School Na
Divisian of Long Range District # 354
Planning
Spokane Coun#y Na
Division of Building and
Planning
Resnvnses from the Public:
No written t-espanses have been received from the vwnersltaxpayers of property located within
400 feet of the proposal.
Descriotivn of the Site: The site is approximately 1.2 acres in area, generally flat and
undeveloped. Access tv the site is from Pines Raad, which is adjacent to the site. Native
grasses and weeds cover the site.
t3escriptiQn of Surroundinq Neiahborhood: The neighborhaod surrounding the propQSal is a rnix
of commerciai, office and r'esidential uses. Commercial and office uses are predominate alang the
Pines RvadfSR-27 corridor with same older single-family residences mixed between the cvmmercial
uses. Lvt sizes range from one-haff fv vne acre in size. The Pines Road1SR-27 cQrridor frvm Sprague Avenue south to 16' Avenue has been designa#ed as Major Commercial. The Pines
RaadfSR-27 corridor is in a state of #ransition from single-family to comrnercial uses.
Backpround:
The existing zoning far the property is Neighborhood Business (B-1 ) established in 1981.
The subject applicatian was submitted to the Division of Building and Planning (Curren# Planning)
fln November 5, 1999. A Technicaf Review meeting was held on December 03, 1999 and #he
applicatrvn was determined ta be utechnicaliy complete" an December 03, 1999. A Natice of
Application was issued on December 06, 1999 v+rith a 14-day comment periQd ending on
December 20Y 1999. zE-16-99
Staff Report - January 19> 20(}0 Pubiic Hearing
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~ Staff Anaivsis: ' - '
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Proiect Description:
The subject site is approximately 1.2 acres in size. The proposed site-plan of record represents a
single building on the site with footprint of 6,003 square feet and forty-three (43) parking spaces.
The site plan shows the inclusion of {andscaping on three sides of the parcel with no landscaping
on the south side yard adjacent to existing Regional Business zoning. The proposed site plan
illustrates that approximately 15% of the site area will be landscaped. There is one proposed
access to Pines Road (SR-27). Stormwater swales are depicted on the site plan on the north
side yard. A future expansion area in the rear yard half of the site is illustrated on the site plan.
The application for the zone reclassification discusses possible future RV storage use for this
area.
Comprehensive Land Use Plan: The subject site is Iocated within the Major Commercial and
Urban categories of the Comprehensive Plan and the Interim Urban Growth Area consistent with
RCW 36.70A, the Growth Management Act. The majority of the site is in the Major Commercial
Category, but approximately 1/3 of the site, located on the east end of the property, is located in
the Urban Category.
The Urban Category is intended to provide the opportunity for development of a"city-like"
environment which includes various land uses, intensive residential development, public facilities
and services. The more intensive land uses such as light industrial and neighborhood
commercial will be located near heavily traveled streets, while the least intensive uses will be
isolated from the noise and heavy traffic. Urban areas will have public water systems, sanitary
sewer systems, storm sewer systems and utility systems such as electrical, telephone, gas, and
cable services. Streets will be curbed and paved. Street lights and sidewalks will be common to
residential, public and commeraal areas. Goal 1.6 of the Urban Category states that: "An orderly
pattern of development should be established between developed and undeveloped areas."
Objective 1.6.a states that "Utility services such as water, sewer, power, and natural gas should
be orderly and properly coordinated with Land Use Planning." Specificatly, Decision Guideline
1.6 states that "Before land use proposals are approved they should: a) conform to plans,
policies, and regulations of Courrty water, sewer, storm sewer, utility, and special service districts;
and b) conform to County transportation plans and policies; c) identify and take steps to resolve
significant adverse impacts upon existing utilities, (i.e., water, sanitary and storm sewer, utility,
available and future energy resources), and traffic systems."
The Major Commercial Category is intended to provide the opportunity for development of
commercial uses, specifically community and regional shopping centers and commercial uses
directly related to major throughways. Highway and arterial strip commercial areas will usually be
made up of businesses on individual parcels clustered along a heavily traveled street or highway,
each use providing off-street parking.
Most commercial development will be on relatively flat land and buildings of low profile. Paved
parking, streets and man-made structures will dominate the site with few natural features to be
found. Landscaping, screening, lighting, signage and other architectural treatment will provide for
aesthetically pleasing development. Major Commercial areas require a full line of public services
and utilities. These include service by or commitment to sanitary and storm sewers, public water
systems and underground utilities such as telephone, gas and electricity. The subject property is
located along State Route-27, a State highway, and will be served by public services including
public water and sewer and is compatible with the surrounding land use.
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
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Goal 6.1 of the Major Commercial category is to "Promote development of commercial land in a
manner which is complimentary and compatible with adjacent land uses and the surrounding ~
environment." Objective 6.1.a. states that: "Commercial developments should be buffered to
protect adjacent areas" and Objective 6.1.b. states that: uProvide for aesthetics of development
along County Arterials and State Highways or Freeways." Specifically: Decision Guideline 6.1.1.
states that: "The best means of encouraging compatibility between commercial uses and adjacent
land use categories will be accomplished by considering: a) orientation of the structures and/or
facilities of the proposal to maintain or improve upon the aesthetics and energy efficiency of all
areas affected by the proposal to maintain or improve upon the aesthetics and energy efficiency
of all areas affected y the proposal; and b) provision of buffering needs; and c) provision of
landscaping needs. Moreover, Decision Guideline 6.1.3 states that: "provide for aesthetic quality
of physical development and land use along rights-of-way for arterials, State Highways and
Freeways within the Urban Impact Area (UTA) of Spokane County as follows: a) The rights-of-way
as described above would be intended to have an aesthetically pleasing view as seen by the
traveling public and adjacent property owners when they are develop with commercial uses; b)
standards regarding landscaping, signage, storage and architectural treatment should e
developed for uses locating along these rights-of-way". Review of the site plan of record
indicates that the subject site has adequate off-street parking and has direct access to the public
transit route along Pines Road.
The proposed zone reclassification is generally consistent with the Major Commercial category of
the Comprehensive Plan, however, it is generally consistent with the policies of the Urban
category. Because the subject site is bisected by the two land use categories, the transition area
definition of the Comprehensive Plan is applicable. The transition area definition recognizes that
a specific proposal may be affected by one or more land use categories, and may allow
development complying with either land use category, dependent upon the decision maker's site
specific approval.
Zoning Analysis: The purpose of the Regional Business (B-3) zone is to "provide for location of a
wide range of retail and service activities°. This zone is intended to implement the Major Commercial
category of the Comprehensive Plan. Further it is the intent of this section to implement
Comprehensive Plan policies which encourage commercial development along Principal Arterials and
highways and establish regional-serving commercial areas." This proposal is generally consistent
with the purpose and intent of the Regional Business (B-3) zone, compatible with surrounding zoning,
and serves to implement the Major Commercial category of the Comprehensive Plan. General
zoning trends in the area within a'/4 mile radius support the transition from single-family and
neighborhood commercial to multi-family and Regional Commercial. Existing zoning in the area is a
mix of Urban Residential-3.5 (UR-3.5), Urban Residential-22 (UR-22), Neighborhood Business (13-1),
Community Business (B-2), Regional Business (B-3), Industrial Park (I-1) and Light Industrial (I-2).
Site Size: approximately 1.2 acres
1. Site Plan Data/Preliminary Plat Data
Proposed Site Plan:
Proposed use: Automotive repair shop
Proposed Buildings: One automotive repair building. ~
Building Footprint Area: 6,003 square feet
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
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' Site Coverage: 12.6%
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Maximum Structure Height: 20' to 30' above grade.
Total Floor Area: 6,576 Square feet with mezzanine
Building Setbacks: Proposed Required
Front yard 35 feet 35 feet
Flanking yard NA NA
Side yard (R) 5 feet 5 feet
Side yard (L) 15 feet 15 feet
Rear yard 15 feet 15 feet
Parking 43 36
Proposed Buffering/Landscaping Techniques:
The owner proposes a 5' type III landscape buffer in the front facing Pines Road, a 16' type I
landscape buffer on the left side (adjacent to UR-3.5) reducing to a 9' landscape buffer on the back
portion of the left side of the site, and a 20' type I landscape buffer on the rear of the site. The
landscaping as proposed on the site plan of record does not meet the landscaping and screening
standards found in Spokane County Zoning Code 14.806.040(d), however Chapter 14.806.080(a)
may be applicable.
The site plan submitted for review by the Hearing Examiner is general in nature. Detailed review to
determine compliance with all Zoning Code regulations and conditions of approval is recommended
to be administrative and to occur at the Building Permit stage.
The proposal is generally consistent with and implements the Major Commercial category of the
Comprehensive Plan and the purpose and intent of the proposed Regional Business (B-3) zone.
The proposal is not consistent with the Urban category, however the transition area definition of
the Comprehensive Plan may be applicable.
Attachments
A. Maps
• Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency and Public Comments
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
7 of 9
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Existing Zoning _
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ATTACHMENT B
CONDITIONS OF APPROVAL
RECOMMENDED CONDITIONS OF
iAl APPROVAL FOR ZE-16-99
DIVISION OF BUILDING AND PLANNING
SPOI,Q~ COLR\UTY
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The zone change applies to the following real property:
The parcel of property legally described as: Opportunity S% of Block 188,
Except E 2/5 and Except N 85' and Except S 100'; Parcel # 45222.1734, Situate in the
County of Spokane, State of Washington.
3. The proposal shall comply with the Regional Business (B-3) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Deputy Director of
Current 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.
5. Approval is required from the Deputy Director of the Division of Current Planning/designee
of a specific lighting and signing plan for the described property prior to the release of any
building permit.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Deputy Director of the Division Current Planningldesignee sha11 be
submitted with a performance bond or other suitable guarantee for the project prior to
release of any building permits. Landscaping shall be installed and maintained so that
sight distance at access points is not obscured or impaired.
8. The Division of Current Planning shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of special
conditions imposed as a result of approval of a land use action. This Title Notice shall
serve as public notice of the conditions of approval affecting the property in question. The
Title Notice should be recorded within the same time frame as allowed for an appeal and
shall only be released, in full or in part, by the Division of Current Planning. The Title
.
r .
Notice shall generally provide as follows:
The parcel of property legally described as is the subject of a land use I
action by a Spokane County Hearing Examiner on January 19, 2000, imposing a
variety of special development conditions. File No. ZE-16-99 is available for
inspection and copying in the Spokane County Division of Building and Planning.
ZE-16-99
Staff Report - January 19, 2000 Public Hearing
9 of 9
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ATTACHMENT C
~ AGENCY AND PUBLIC COMMENTS
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~ OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
r-H-hhh, ,
sM ►,-~.~c~~~, "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
TO Spokane County Planning DepartT ent
FROM Division of En9ineerin9& Roads
r~
DATE JanuarY 4, 2000 J
PROJECT B-1 TO B-3 AUTO REPAIR SHOP VH SERVICES
F1LE # ZE-0016-99/()
Heanng 01/19/2000 @ 9 00
Sponsor/Applicant JOHN KONEN (P.AUGUST)
Section Township Range 22-25-4A
Planner RON HAND
Technicai Review Date (12/02/1999 @ 1 15)
The Spokane County Engineenng Department has reviewed the above referenced application i he
following "Conditions of Approval" are submitted to the Spokane Couniy Planning Department for
inclusion in the "Findinos 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 Any required access permits and/or roadway improvements to Pines Road must bc approved by
the Washington State Department of Transportation
2 Applicant shall submit for approvai by the Spofcane County Engineer drainage and access
pians
3 A parking plan and traffic circulation plan shall be submiited and approved by the Spokane
County Enginee-r i ne design, location and arrangement ot parking stalis shall be in
accordance with standard engineering practices Paving or suRacing as approved by the County
Engineer will be required for any portion of the project which rs to be occupied or traveled by
vehicles
~ All required improvements shall conform to the current State ofi VVashington Standard
Specifications for Road and Bridge construction and other applicabie counry stGndards and/ar
adopted rzsolu-ions pertaining to Road Standzrds and Stormwater Nlanagement in erect a~ tne
date of construction, unless otherwise approved by the County Engineer
~
5 Roadway standards, typical roadway szctions and drainage plan requiremEnis are iound in
Spokane Board oT County Commissioners resolution 99-0265 as amended and are. Gpplicable to
thts proposal
CL. ,nVl-CGPt_ t
- .V = l=1 ~ Z.ICJsi/
ro°r/SL: e C_^
J!a-'.7r
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Page 2 01/19/2000 12/02/1999
ZE-0016 99
6 No construction work is to be peROrmed within the existing or proposed nght 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
END
P
• ~ d'E CHN I CAL RUVIEW MEETIN+G
r SPOKANE COUNTY DIVISION OF BUILDING AIY.I) P]LANNING
Date December 2. 1999
Department Spokane Resiional Heaith Distnct
Department Contact Person Steven P Holderbv R S
Action ZE-16-99, Zone Reclassification from Nei ahborhood Business (B-1) to Reaional
Business (B-3)
TECHNICAL REVIEW MEETING December 2, 1999 @ 1 30 P M
Note:
The followina information is to provide the proposal sponsor vvlth pnmary agency comments to
assist the sponsor and ald the processing of public heanncy items heard before the Heannu
Examiner The following information does not provide a complete or binding final review of the
proposal This tivill occur anly after the proposal is accepted and placed on the Public Heannc,
Agenda The acceDtance of the aDpllcation and schedulinsz of the applicatlon on the Public
HearYng Acyenda is the pnmary function of this meet2ng A secondary function of this meetincF is
to provide a preliminarv revietiv of the apDlication This wnll provxde a forum fot the sponsor and
other departments of -vvhat to expect as standard develapment candltions and design
reCommendatzons
The comments received are based on a preliminary review of the appiicatlon form and site plan
by the Departments and Agencies which have been circulated the Znformation (not a11
agencies/departments have been contacted--only those wha have been determined to have
primary interest )
1 a Does the application (or can the development) meet requirements to be place on the Public
Hearinel, Aaenda9 g YES F] NO
b If no, what is lacking?
c Public Hearing Schedule Hearings before the Hearing £xaminer are schedvied upon
determination that the application is complete Items will be scheduled for the first atiailable
, public heannQ
2 After a preliminarv review of the annlication what ` Conditions of Appro-va!" wou]d be required of
the de-velopment? (Attach conditions if necessary)
See attaehed conditions
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SPDKf4NE REGIDNA L HEA LTH DISTRICT COjVDITIOIVS
a Sewage disposal method shall be as authonzed by the Director of Utilittes, Spokane
County
b Water service shall be coordinated through the Director of Utilities, 5pokane
County
c Water servlce shall be by an existin~ public water supply ~,vhen approved by the
Regzonal Eneineer (Spokane), State Department,of Health
d A public sewer system will be made avazlable for the proaect
e Use of przvatz tivells and Vvater systems is prohlbrted
Landuse/conditions/,pa
1 ' l
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, M E fVi O fR A N D lJ IUI e
DATE December 2, 1999
g a~nd
TO Francine Shr,`1,~s~~ of Buil d.Ln
r~ l/
FROM Kathenne i er, ~I T and Vi guva Darrell. P E,Stormwater Utility
RE ZE-16-99
CC
If there will be any remodeiing of the existing buiidings associated with this zone change
and the cost of the remodel exceeds 50% of the assessed value of the property, then the
entire site will need to be brought up to current drainage standards This is known as the
50% rule We recommend this "rule" be applied to this proposed land-use action
K 1Storm1Ka0^enretD_S+GMze 1 539 Ccc
I! ,
1 ;
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To RON HAND (Building & Planning)
CC
From JIN1 RED (Utilities)
Date 11/2311999
Subject ZE-0016-99 Stage Technical Review Phase
523 S Pines Rd B-1 to B-3
ss09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed
Sewer connection permit is required Commercial developments shalf submit histoncal and or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees
ss12a Applicant shall submit expressly to Spokane County Division of Utilities "under separate cover",
only those plan sheets showing sewer plans and specifications for the public sewer connections
and facilities for review and approvai Commerciai developments shall submit historical and or
estimated water usage as part of the sewer plan submittal
ss12f Sewer pians acceptable to the Division of Utilities shall be submitted pnor to the issuance of the
sewer construction permit
ss15a Arrangements for payment of applrcable sewer charges must be made pnor to issuance of sewer
connection permit Sewer charges may include special connection charges and general f2cilities
charges Charges may be substantiai depending upon the nature of the development
ws01 Any water service for this proJect shali be provided in accordance with the Coordinated Water
System Plan for Spokane County, as amended
V
• 12/20/1999 08 32 FA-1 329 PL.AtiiNIN G-TRaFIC 002
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~ ~~~'►~i9'~~~ ~~~e Easqern Rogion
~ _
~m~t of ~~sporLoiti~ 2714 N Mayfair Street
~ Spokant WA 99207 2090
Sid Momson
Secretary of Transportation (509) 324-6000
F,LCrE-Z'iV cJ
December 17, 1999 SPO'rCANE COUIVTY
Mr Ron Hand D E C? r, 1999
Spokane County Pla,n,ning
West 1026 Broadway Avenue D1V1SlON OF BUILDING AND PLANNING
Spokane, WA 99260-0240
Re ZE-16-99 B-3 Rone Reclassification (S 519 Pines Rd )
Dear Ron,
The Washington State Department of Transportation (WSDO'I) has reviewed the
informatson that was submutted on the above proposal. After reviewing this information
we ask that the following conditions of approval be applied to thts development
l That a aISDOT access perm.it be obtained pnor to the occupancy of this slte for access
to Pmes Road (SR 27)
2 Due to the proxImity of Pines Road (SR 27), slte drainage plans need to be reviewed
by WSDOT
3 If other uses for tlv.s site are proposed in the ftiture that witll generate more traffic than
ttus automobile repair shop (18 AM and 21 PM Peak Hour Trips) the traff c impacts to
the surrounding road neiwork need to be addressed This may requsre a dnveway or
other traffic analysis be prepared by the applicant to address these impacts This
traffic analysis would need to be approved by WSDOT and Spokane County
If you have any queshons on this matter, please feel free to contact me at 324-6199
S uicerely, e
Greg Fi~g
Transporeation Planner
cc John, Konen, David Evans and Assaciates
Scott Engelhard, Spokane County Enginerrs
Pro}ect File
e
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i
Hand, Ron
From Hemmings, Bill
Sent Monday, November 22, 1999 12 48 PM
To Hand, Ron
Cc Engelhard, Scott, Kimball, Sandy, Sims, Brenda, Miller, Kathenne, Darrell, Virginia, Davis, Tom
B&P
Subject ZE-16-99 - Calvin Raugust
11-22-99
I consider this application to be technically completz
No concept drainage plan is required since this proposai lies in garnson gravel soils I recommend using the
standard drainage condition
Sc~ ~e~susu~d
Page 1
, 11/30/99 TLTE 15 36 FAX 509 4125 SPOR~NTE tiaI.LEY FIRI 'T 4i4 PLA.IING [a 007
o ~ f-
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SPOKANE VALLEY F1RE DEPARTMENT
Spokane Covnty Fire Distrlct 1
10319 EAST SPRAGUE AVE e SPOKANE WA 99206-3676 e(509) 928-1700 o FqX (509) 892.4125
R Pat Humphrles
ChIet
3 Nov°mber 30, 1999
Ron Hand
Department of Building & P)anning
1026 W B ro adway
Spokane, Wq 99260
RE* Zone Reclassfficatjon
ZE-16-99
Dear N1r Hand
The Spokane Valley Fire DeparALment has no objection to this zone reclassrficGtion V1/e
wiil have requirements at pre-construction
Sincer2ly,
,
evin iiler
Fire lnspector
wV1/sj
i
OFFICE OF THE SPOKANE COUNTY EIVGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ - - - . - - - _ -
"Ei1SGINEER'S CONDII'lOi1lS OF APPROVAL" Z0NE
TO Spokane County Planning Depa ent
.
FROM Division of Engineering & Roads ~C.L,?( Ec
DATE Janua 4, 2000 ry PROJECT: B-1 TO B-3 AUTO REPAIR SHOP VH SERVICES
FILE ZE-0016-99/()
Hearing 01/19/2000 @ 9:00
Sponsor/Applicant JOHN KONEN (RAUGUST)
Section Township Range 22-25-44
Planner RON HAND
Technical Review Date (12/02/1999 @ 1 15)
The Spokane County Engineenng 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 buildang permit or use of property as proposed:
1 Any required access permits and/or roadway improvements to Pines Road must be approved by
the Washington State Department of Transportation
2 Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans
3 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
4 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
5 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
CC Applicant JOHN KONEN (RAUGUST)
Engineer/Surveyor
Planner RON HAND
Page 't'i`/19/2000 12/02/1999
ZE-0016 99
6 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
END
~
Washington State Eastern Region
Department of Tlransportation 2714 N. Mayfair Street
Sid Morrison Spokane, WA 99207-2090
Secretary of Transportation (509) 324-6000
December 17, 1999 RECElVEp
Mr. Ron Hand OfC2 1 19
Spokane County Planning 99
West 1026 Broadway Avenue ENGINEER
Spokane, W7BA 0-0240
: ZE-16-99 Rone Reclassification (S. 519 Pines Rd.)
~
,
The Washington State Department of Transportation (WSDOT) has reviewed the
information that was submitted on the above proposal. After reviewing this information
we ask that the following conditions of approval be applied to this development:
1. That a WSDOT access permit be obtained prior to the occupancy of this site for access
to Pines Road (SR 27).
2. Due to the proximity of Pines Road (SR 27), site drainage plans need to be reviewed
by WSDOT.
3. If other uses for this site are proposed in the future that will generate more traffic than
this automobile repair shop (18 AM and 21 PM Peak Hour Trips) the traffic impacts to
the surrounding road network need to be addressed. This may require a driveway or
other traffic analysis be prepared by the applicant to address these impacts. This
traffic analysis would need to be approved by WSDOT and Spokane County.
If you have any questions on this matter, please feel free to contact me at 324-6199.
Sincerely,
Greg Figg
Transportation Planner cc: John, Konen, David Evans and Associates
Scott Engelhard, Spokane County Engineers
Project File
.
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: ZE-16-99
DESCRIPTION OF PROPOSAL: Zone reclassification of 1.2 acres from Neighborhood
Business-1 (B-1) to Regional Business (B-3), for the purposes of developing an automotive
maintenance and repair shop and those uses allowed in the B-3 zone
APPLICANT: John Konen c/o David Evans & Assoc.; 110 W. Cataldo; Spokane, WA 99201;
327-8697
LOCATION OF PROPOSAL: The pro erty is located at 523 S. Pines Road, adjacent to and East of
Pines, approximately 300 feet South of 4~h in the NW '/4 of Section 22, Township 24N, Range 44,
E.W.M. Spokane County, WA.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF BUILDING & PLANNING
DETERMINATION: The lead a~ency for this proposal has determined that it does not have a probable
significant adverse impact on t}le 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., January 17, 2000, if they are intended to alter the DNS. All comments should be
sent to the contact person listed below.
RESPONSIBLE OFFICLAL: By: Ron Hand Title: Associate Planner
Spokane County Division of Building & Planning
1026 W. Broadway Ave.
Spokane, WA 99260-0050 (509) 477-7200
DATE ISSUED: --3/ ol , 1999 SIGNATURE:
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CONIViENTS REGARDING INVIROT1MIIVTAL CONCF.RNS ARE WELCOME AT TI-E HEARIIVG.
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY DIVISION 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 Eco(ogy (Olympia)
2. Spokane Countv Division of EneineerinQ, Transportation Encineering; Scott Engelhard
3. Spokane Countv Division of Envineering, Development Services; Bill Hernminas
4. Spokane County Division of Utilities; Jim Red ~
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane ReQional Health District; Steve Holderby
7. Spokane County Air Pollution Control Authoriry .
8. Spokane County Long Range PlanninQ,lohn Mercer
9. Fire Protection District No. l
10. Central Valley School District
11. Modern Electric Water District
12. WA State Department of 1'r:lllspurlltl0f7: vlark Rohwer
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S P O K A N E N T Y
BUILDING AND PLANNIIVG A DMSION OF THE PUBUC WORKS DEPARTMENT
James L. Manson, C.B.O., Director Gary Oberg, Director
MEMORANDUM
TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimball
Development En~ineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Planning; Jeff Forry
Fire District No. 1
Modern Electric
FROM: Ron Hand, Associate Planner
DATE: December 22, 1999
SUBJECT: Review and comments for the hearing of January 19, 2000 at 9:00 a.m.
FILE ZE-16-99
DESCRIPTION: Zone reclassification of 1.2 acres from Neighborhood
Business-1 (B-1) to Regional Business (B-3), for the purposes of developing an
automotive maintenance and repair shop and those uses allowed in the B-3 zone
STR: 22-25-44
APPLICANT: John Konen c/o David Evans & Assoc.; 110 W. Cataldo; Spokane, WA
99201; 327-8697
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by January 5, 2000.
Attachments: Notice of Public Hearing
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1026 W. BROADWAY 9 SPOKANE, WASHINGTON 99260-0050 PHOIVE: (509) 477-3675 9 FAX: (509) 4774703 9 TDD: (509) 477-7133
A
t -
~ ~~~~CE PUBLIC H1LJARI1 \ G
SPV~~ ~~~~Y HEARING EXAMINER
TOe Ail interested persons, and owners/taxpayers within 400 feet
YOU AtE HEREBY NOTIFIED 'I'HA'I' A PUBLIC HEARING WILL BE HEI.,D ON THE
LAND USE APP'LICATION LIST~D BELOW, AS FOLLOWS:
Apphcation: File No ZE-16-99, Zone reclassif catton of 12 acres from Neighborlhood Business=l (B-
1) to Regianal Business (B-3), for the purposes of developmg an automotive maintenance and repair shop
and those uses allowed in the B-3 zone
Heanng Date and Time: 3anuary 19, 2000 @ 9 00 a m
Place: Comxnissloners Assembly Rvom, Lower Level, Spokane Counfiy Public Works Building, 1026
West Broadway, Spokane, Washington
Owneir: Calvin RauguSt, PO Box 484, Garfield, WA 99130
Applicant: John Konen c/o David Evans & Assoc, 11 0 W Cataldo, Spokane, WA 99201, 327-$697
Address and I,ocatiun: 523 S Pines Road, generally lacated adjacent to and East of Pines, South of 4th
Comprehensive Plan: MaJar Commercial and Urban
Zoning IDesggnation: Neighborhood Business (B-1) -
Environynen$al De#erminatiom: A Deter-mmination of Nonsign.ificance (DNS) was tssued by the County
Division of Bullding and Plan.rung, as the Iead agency on December 30, 1999 The comment peflvd ends
January 17, 2000
Deadline for submitting SEP'A Appeal: [note only applles to admirustrative appeals to the Hearing
Examiner, not to initial apptications such as rezones or preliminary plats].
Related Pea-Ynits: None
Divisian of Bualding & Planning Staff: Ron Hand, Associate Planner, (509) 477-3675
HEAR.IIIIG E 12 FROCEDdJRES
Hearing Process and Appeals: The heanng will be conducted under the ruies of procedure adopted in
Spokane County Resolution No 96-0294 Ail interested persons may testxfy at the public hearing, and
may submit vvritten comments and documents before or at the heax-i.ng The Heanrig Exanniner may limit
the time given to speakers A speaker representing each side of the issue is encouraged Any appeal of
the Heanng Examzner's decision wtll be based on the record establlshed before the Hearing Examiner,
pursuant to County Resolution Nos 96-0171 EnvYronmental appeals will fallow the same procedural
route as the underiying action All heanngs will be conducted in facilities which are accessible to
persons with physical disabilities
Ynspection of Fiie, Copies of Documents: A Staff Report wnll generally be available for inspectzon
seven days before the heanng The Staff Report and application file may be inspected at the Spokane
County Dzvlsion of Building & Planrung, 1 S` Floor Permit Center, Public Works Bu2lding, 1026 W
Broadway, Spokane, WA 99260, between 8 am and 4 pm, weekdays, M-F, except holtdays Copies of
documents will be made availabie for the cost of reproduction If you have any questions or special
needs, please call the Division at (509) 477-3675 Send written comments tv the Spokane County
Division of Building & Plantung, 1026 Vi1 Broadway, Spokane, WA 99264, Attn Ron HandlZE-16-99
Motions must be made in wnting and submitted to the,Spokane County Heanng Examiner, 3`d Floor,
Public Works Building, 1026 W Broadway, Spokane, WA 99260-0245
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OFFICE OF TH` SPOKANE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Building and Pia ing Departme t
FROM Division of E /
ngineering & Roads z`~~vz~
j
DATE November 23, 1999
PROJECT B-1 TO B-3 AUTO REPAIR SHOP VH SERVICES
FILE -ZE-0016-99/ )
Hearing Date @
Review Date
SponsorlApplicant RONALD HAND
Section Township Range 22-25-44
Planner RONALD HAND
Technical/Review Date (12/02/1999 @ 1 15)
The Spokane County Engineenng 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 and improvements to Pines Road must be approved by the Washington State
Department of Transportation
2 Applicant shail submit for approval by the Spokane County Engineer drainage and access
plans
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalis shail 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
4 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
5` Acce Avenue shall ime as sp eciicafly authorized by the
Spoka n
CC Apnlicant JO~-~t KONEN (R.AUGUST)
Engineer/Surveyor
Planner RONALD HAND
m.
Page 2 a `
12/02/1999 0016
6 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Gommissioners resolution 99-0265 as amended and are applicable to
this proposal
7 No construction work is to be performed within the existing or proposed nght of way until a
permit has been issued by the County Engineer All work withzn the pubiic road righf of way is
subject to inspection and approval by the County Engfneer
END
Kimball, Sandy
~ ~ From Hemmings, Bill
Sent Monday, November 22, 1999 12 48 PM
To Hand, Ron
Cc Engelhard, Scott, Kimball, Sandy, Sims, Brenda, Miller, Katherine, Darrell, Virginia, Davis, Tom
B&P
Subject ZE-16-99 - Caivin Raugust
11-22-99
I consider this application to be technically complete
No concept drainage plan is required since this proposal lies in garrison gravel soiis I recommend using the
standard drainage condition
Vc& qeww"494, pg
Page 1
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RECEIVED
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N 0 V 18 1999
S P O K A. N E -;-3, l~ C O U MY ENGINEER
BUILDING AND PLANTiING A DNLSION OF THE PUBLIC WORKS DEPAR"IMEM
james L. Manson, C.B.O., Director Gary Oberg, Director
MEMORA.NDUM
DATE: November 185 1999
TO: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; Bill Hemmings
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane County Division of Long Range Planning; John Mercer
Spokane Regional Health District; Steve Holderby
WA State Department of Transportation; Mark Rohwer
Central Valley School District No. 354
Spokane County Fire District No. 1
Modern Electric Water Co.
FROM: Ronald Hand, Associate Planner ~
RE: ZE-16-99; Zone Reclassification from Neighborhood Business (B-1) to
Regional Business (B-3)
TECHNICAL REVIEW MEETING
DECEMBER 2. 1999 AT 1:15 P.M.
DIVISION OF BUILDING AND PLANNING ls` FLOOR CONFERENCE ROOM
(1s` Thursdav onlv in Plaoning Librarv)
Please review the above application and use the attached TECHNICAL REVIEw NtEETING
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, please forward three (3) copies of your review comments
on the attached form to me for 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. Thanks 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 technical review. This will be the only time you 'W-i11 be
able to comment regarding the SEPA Checklist for this project.
c: Calvin Raugust, P.O. Box 484, Garfield, WA. 99130
John Konen, David Evans & Associates, Inc., I 10 West Cataldo, Spokane, WA 99201
Attachments: Technical Review Form, Project Application, Site Plan, Vicinity Map, SEPA Checklist
1026 W. BROADWAY • SPOK.ANE, WASHINGTON 99260-0050
PHONE: (509) 477-3675 • FAX: (509) 477-4703 9 TDD: (509) 477-7133
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Spokane Coanty
Division of Building & Planning
Technical Review Meeting
Meeting Date and Time: Uecember 2, 1999 @ 1:15 p.m.
Projeei Fi1e Na.: ZE-I6-99
Praject Laeation: The site address is 523 S. Pines R.oad. Generally loeated East
af and adjacent to F'ines Road in the NUV 1d vf Sectian 22, Township 25 N., Range
44 EWM, Spokane County, Washingtvn.
Comprehensive Plan: Cammercial.
Project Descriptivn; Zone Reclassificativn from Neighborhood Business (B-l) to
Regional Business (B-3) for thase uses allawed in the Regional Business (B-3)
zone,
Parcel No(s). 45222.1734
OwrierlAgplicant: Calvin Raugust
Agent: John Konen, David Evans & Associates
Project Planner: Ron Hand
TECHNICAL REVIEW MEETING
SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING
Date:
Department:
Department Contact Person:
Action: ZE-16-99; Zone Reclassification from Neighborhood Business (B-1) to Regional
Business (B-3)
TECHNICAL REVIEW MEETTNG: DECEMBER 2, 1999 @ 1:30 P.M.
iV ote:
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 the Public Hearing Agenda. The accevtance of the application and
scheduline of the aDplication on the Public Hearing Agenda is the pnmary function of
this meeting. A secondary function of this meeting is to provide a vreliminarv review of
the anDlication. This will provide a forum for the sponsor and other departments of what
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 determined
to have 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 that the application is complete. Items will be
scheduled for the first available public hearing.
2. After a preliminarv review of the application what "Conditions of Approval"
would be required of the development? (Attach conditions if necessary)
PROPOSED ZONE CHANGE
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SPOKANE ENVIRONMENTAL ORDINANCE
SECTION 11.10.230-1-
" • 1 L J
SPOKAIVE ENVCRCJNMENTAL ORQINANGE
(1/VAG 197-11-960) Secction 11.70.230(1)
EnvirorurwtW Cbecklist
Purposa of Crieekfisk: Fie Na.
The 5kate Environmentai Policy Act {SEPA} Chapter 43.21 G RGW, requires all govemmentaV agencies to consider the envirc►nmental impacts o# a
proposal before making dec'ssions. An Ersvironmenta] Impac.t Statsment (ECS) must be prepared far all proposals significarTt adverse impacts on the
quatity of the envirenment. The purpczse aF tfiis checkfis# is to Rrovicfe informatian to help yau and the agency identify irnpacls frosn your proposal (and ta
reduce or avoid impacts from the proposal, if it can be dnne) and to help the agency decide whether an E19 is tequired.
Ins#ruc#ions for Applicants:
This environrrzental checklis# asks you to ciescrihe some bas%c infarmation about your proposaa. Govemmental agerscies use this checkiist to determine
whether the environmental impacts of yaut proposal are signi6cant , requirirag preparation of an EfS_ Answer the questians briefty, with the most precise
infarmatian knovwn, or giVe the taest description you can-
You must answer each question accurately and careft,Fl6y, tv !rie best of yaur knawiedge. In most +r.ases , you shauld be arile tn answer the questicans from
your own vbservatio+ns or p►ojec# Plans withtrut #he need #o hire experts. It ycu realRy do not know the answer, ar iF a question dogs not appfy to your
propasaf, wri4e "do not knarn~' or 'does not aPph+•" Comp(ete ansvFeers to the questians now may avaid unnecessary delays Eater.
Some questions asic about governmental reguiatians, SUG}1 8S 2QfIfFig, shoreline, artd Eandmark designations, Answer the5e questions iiF you can. !t ycau
have probfems, the gQVemmentaf agencies can assist yvu,
7he checklist questions apply to all parts ofi your proposa1, even if yau plan to do them aver a period o( time vr an difference parcels crf Eand. Attach any
addi#ianal information that will describe yaur pro}xisal or its ernrironmental effects. The agency to which you subsnit this checklist may ask you ta explain
yovr answers ar provide additional information reasonably related to determining if there may be significant adverse impact.
fJse of checkiist fvr non-prejcct propnsais:
Complete this cheGklist for non-proJect proposaFs, erren theugh quesiions may be answered'dces not apply.` IN ADL31TiON, complste the
SUPPLEMENTAL SNEET FOR NON-PRO,lECT ACTIONS (Par# 0).
Far nan-praject aciions, the refierences in the checldest ta the words'project,' 'applicant,' and "property ar si#e" she+uld ba read as "prvpasat,. "prvpaser,,
arrd "affected gecsgraphic area," respectively-
A. BACiCGROU N D
1. Nameaiproposedproject,ifapplicatate: Rezone, 8-1 to B-3 for Auta MaintenancelRepair Shop.
2. Name af Applicant: Calvin Raugust
3. Address and phone number of app1'icant ar rontact perssn: F, C) . Box 484, Ga rf i e 1 d, WA 99130
Telephone. 509f 635-1,142
4, Date Checklist Prepared: Nov. 2. 1999 ,
5. Agency requesting checktist: 5p4kane Cotlrrty Divl.siOri of Buildit`ig arYd Plarming
6. Praptrsed timing or schedule (including phasing, if applicaWe): The At.tto Maa.ntenancelRepaiz Shap will be paved
and improved by Summer 2000. ,
7. a. Do you harre any plans far future additiorrs, expansivn, vr further activity related to oc eonnected ta #his proposa!? Ii ye.s, expiain_
The applicant owns the existing Op'tical Shop bui].ding and Auto Parts building svuth of tt►e
rezone request. ,
b. Da you own ear have optians vn land nearby or adjac8rtt to thfis proposal7 If yes. explain: See abave.
8. List any environmentaf 'rnfornroation you krsow abotrt #ttat has been prepared. or wiil be prepared, direc3ly reiated ta tfiis proposal:
None. ,
!(lKSCH0002ICH ECKL57. FRM 1 Rea. 1112I99
A. BAC KG ROU N D(cantinued)
9, Uo you know whether appiications ars pending far gor+emmen#af approvals of vther propcrsaEs directly aifecting tha property cowered by your
propasai ff yes. explain. None are known,
10. List any govemment appsovals ar permits that will be neerled far your proposaf, if kncywn: Zone rec1. assificaticrrt, and
building perm.its, Spokane County Division of Building and PYanning. Access perm:its to
Pines Road, Washingtvn State Degartment of Transportation.
11. GEve a briel` description of ycur prnposal, including the proposed uses and the size of the project and site. (fhere are severai ques#ions later in this
chec9clist that ask you ta des+cribe certain aspects of your proposaf. You da ravt need tn repeat thcse ansvaers on this page.)
The applicant propases to develvg the fresntage of the 1.2 acxe parcel with a 6,000
square feet Auto Repair faci].ity. The reznainder of the site will be retained as a
commercial site for future expansion.
12. Locaticn of the praposaf. Give signiFeant in#armation far aperson to understand the precise locatian flt your proposed projeei, incPuding a street
address, if any, and section, towitshap, and range, if knrrwn. If a proposal wauld occur cauer a range of area, pravide the range or boundaries of the
site(s). Provide a legal descriptian, sits plan, vicinity map, and topagraphic map, if reasvnabRy available. While you shouad submft any plans
r+ac;uared by fhe agency, yoa are not required ta dupGcate maps of detailed plans submitted wi#h any permit applicataon
related to this checklist. The site is located on the East side of Pines Road appzoximately 300
feet South of Fourth Avenue witH assigned address of 523 Fines Road. The project a.s
situated in the Northwest quarter of Section 22, Towrxship 25N, Range 44, EW1wI, 5pakane
County, Washington, a camplete legal descri}ation accompana.es the application.
13. DQes the propcssed actian lie within the Aquifer Sensetiwe Arsa (ASA)? The General Sewer Sen+ice Area? The Priotity Sewer 5en+ice Area
(ASA)? The City of Spokarae? (see: Spokane Ccsunt)rs ASA Overlay Zone Aflas idr boundaries):
The project is within the ASA, the GSSA, the PSSA, but autszde the City o£ 5pokane.
The site is served with sewer by Spokane Caunty.
7C} BE COMPLETEL7 SY APPL{CANT
B. ENVIRUNMENTAL ELEMENTS Evaluation for
Agency Use C3nly
1. EARTN
a. General descriptron o# the sfte (circle one), flat, rolling. hilky. steep slopes, mountainaus,
ather:
Flat.
b. What is the steepest siope an the site (approximate percent slope)7
Lcss than l% ,
C. What general hypes of soils are found an the si#e (i.e., clay, sand, graWel, pea#, merck)? tf yc►u
knov+r #he classi#ication of agrocultural sails, specify and n+ate any prime Farmlarad:
GgA, Garrison gravelly loan, a glacial outwash soil
typical of the flaor of the Spokane Valley.
d, Are there surface indications or histary of unstable soils in the immediate rricirtity7 if sa,
describe:
None are known. ,
2 R ev, 1112199
B. ENVIRONMENTAL ELEMENTS Evaluation for
Agenry Use Only
e. Describe the purpose, type, and approximate quantities ot any fllliny or 9radinfl proposed.
Indicate source of fill. Minor grading will be required to
accommodate buildings, utilities, parking areas and
drainage facilities.
f. Could erosion xcur as a resuft of clearing, construction, or use7 tf so, generally describe:
Minor erosion could occur as surface soil layers are
disturbed.
g. About what percent of the site will be covered with impervious surfaces aftet project
construction (for example, asphaft or buildings): Approximately 75$ of the
development site will be covered in impervious surface
areas including buildings, walkways, and parking lots.
h. Proposed measures to reduce or contral erosion, or other impads to the earth, if any:
Project construction will conform to Spokane County storm
water and sedimentation plan requirements.
2. AIR
a. What type of emissions to the air would resuR from the propo6al (such as dust, automobile,
odors, industrial, wood smoke) during construction and when the project is completed? If any,
generally describe and give approximate quantities, it knawn: During
construction, some dust will be generated from earth
moving activities. The completed project will provide
parking for automobiles which will create minor emissions
access and during operation.
b. Are there any otf-site sources of emissions or odor tttat may affect your propo6at? H so,
generelly describe: No. The s i te adj oins Pines Road ( SR-27 a
state highway.
c. Proposed measures to reduce or control emissions or dher impacts to the air, if any:
Driveways and parkinq areas will be paved.
3. WATER
a. Surface:
(1) Is there any surface water body on or in the immediate vicinity of the site including year round
and seasonal streams, saltvvater, lakes, ponds, wetlands? If yes, describe type and
provide names. If appropriate, state what stream or river R flows into: No. The
site is well removed from surface water bodies, wetlands,
and defined drainage courses.
(2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, describe and attach available plans: No. See above.
3 Rev. 11/2/99
r
B. ENVIRONMENTAL ELEMENTS Evaluation for
Agency Use Onty
(3) Estimate the amount of 511 and dredge material that would be placed in or removed from the
surlace water or wetlands and indicate the area of the site that would be aRected.
Indicate the source of fill materiat: None. See above.
(4) Will the proposal require surface vrater withdrawals or cfiversions? Give a general
description, purpose, and approximate quantities, if known:
No. All drainage will be confined to the site. The
project will use public water and sewer.
(5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan.
No. Per FEMA maps.
(6) Does the proposal invoNe an discharge of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge. No. Surf ace
water drainage will be channeled into "208' swales wit'l:
overflows into drywells. The site will be served by
Spokane County Public Sewer System.
B. Ground:
(1) Will groundwater be withdrawn, or will water be discharged to groundwater? Give general
description, purpose, and approximate quantities, if known.
No. Site will be served by public water and sewer.
(2) Describe waste material that will be discharged into the ground from septic tanks or other
sanitary waste treatment facil'ity. Describe the general size d the system, the number d houses
to be served, or the number d persons the system(s) are expected to serve.
None. Site will be served by public water and sewer.
(3) Describe any systems, other than those desi9ned for the disPosaI of sanitarY waste. installed I
for the purpose of discharging fluids below the ground surface (ncludes syslems such as thase
for the disposal of storm water or drainage from floor drains). Describe the type of sysiem, the
amount ot material to be disposed of through the system, and the types ot materials likely to be
disposed of (including mater'rals which may enter the system
inadvertently through spills or as a result of firefighting activities). A stoZm water
system conforming to "208' requirements has been designed
to serve the project.
(4) Will any chemicals (especialfy organic solvents or petroleum fuels) be stored in above-ground
or underground storage tanks? If so, what types/quantities af materials will be stored7
It is not anticipated that fuel or chemicals will be
stored in above ground or underground tanks other than
solvent or oil recovery per requirements.
4 Rev. 11/2/99
. • (
. , .
B. ENVIRONMENTAL ELEMENTS (continuec) Evaluation for
Agency llse Only
(5) What protective measures will be taken to insure that leaks or spills of any chemicals stored or
used on site will not be allowed to percolate to groundwater (this includes measures to keep
chemicats out of disposal systems des+cribed in 3b(2) and 3b(3))?
The site will be paved to detect and contain infrequent
surface spills from vehicles. The "208' drainage swales
provide secondary protect from contaminants and minor
fuel spills from parked vehicles. the interior work
areas will be designed to allow clean up of small leaks
and spills from repair and maintenance activities.
c. Water Runotf (including stormwater):
(1) Describe the source of ninoff (ncluding stormwater) and method of colleciion and disposal A
any (include quantities, if known). Where will this water flowrt Will this vYater flow into other
waters? If so, describe. A"'208' storm water plan will be
prepared for the site conforming to Spokane County
requirements.
(2) Will any chemicals be stored, handled, or used on the site in a{ocation where a spill or leak
will drain to surface or groundwater or to a stormwater disposal system d'►scharging to
surface or groundwateR
Review of handling and storage provisions would be done
at the time of building permit application.
(3) Could waste materials enter ground or surface waters? ff so, generally describe.
The project will conform to Spokane County requirements.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any (d ttre
proposed action lies within the Aquifer Sensitive Area be especially clear on exptanations relating
to facilities concemfng Sections 3b(4), 3b(5), and 3c(2) of this checklis!):
The project will conform to Spokane County requirements
including "208' drainage systems. •
4. PLANTS
a. Circle type of vegetation found on the site:
deciduous tree: alder, maple, aspen, other.
evefgreen tree: fir, cedar, pine, other.
shrubs.
grass.
pasture.
crop or grain.
wet soil plants, cattail, buttercup, bullrush, skink cabbage, other.
water plants: water lilly, eelgrass, milfoil, okher.
other types of vegetation.
b. What kind and amount of vegetation will be removed or altered: The slte is
currently undeveloped with minor natural vegetative
cover.This will be removed to provide for development of
the site.
c. List threatened or endangered species known to be on or near the site:
None are known per Spokane County Data Atlas This is an
urban area. ,
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any: The frontage along Pines Road will be
landscaped per Spokane County requirements. Grassy swale
areas will be incorporated into the design on the north
and east perimeters.
5 Rev. 1112/99
B. ENVIRONMENTAL ELEMENTS (continued) Evaluation for
Agency Use Ony
5• ANIMALS
a. Circle any birds and animals which have been observed on or near the site or are known to be on
or near the site:
birds: hawk, heron, eagle, songbirds, other:
mammals: deer, bear, elk, beaver, other:.
flsh: bass, salmon, trout, herring, shellfish, oth
other: Small mammals.
b. List any threatened or endangered species known to be on or near the sit,.
None are known per Spokane County Data Atll:
is within an urbanized area.
c. Is the site part of a migration route? If so, explain: No. The s i t e i s wi th
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, wood stove, solar) will be used to meet the completed
project's energy needs? Describe whether it will be used for heating,
manufacturing, etc. Electricity and natural gas will be used
for lighting, mechanical operation, and space heating.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generallydescribe: No. Buildings will be confined to one or
two stories with a 16 foot setback from the north
property line to accommodate to a"208' drainage swale.
c. What kinds of energy conservation features are included in the plans of this proposal? List
other proposed measures to reduce or contrd energy impacts, if any: Buildings
on the site will conform to applicable energy codes.
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur as a result of this proposal? It so,
describe.
This is an automobile maintenance and repair facility.
Utilizing proper handling techniques for antifreeze,
lubricants, and oils.
(1) Describe special emergency services that might be required. None.
6 Rev. 11 /2/99
. ~
B. ENViRONMENTAL ELEMENTS (cantinuec) Evaluation for
Agency Use Only
(2) Proposed measures to reduce or control environmental health hazards, if any:
Any outside storage area will be security fenced.
b. Noise:
(1) What types of noise exist in the area which may affect your project (for example, traffrc,
equipment operation, other? The site adj oins Pines Road, a State
Highway and arterial serving the Spokane Valley and
communities south of Spokane.
(2) What types and levels of noise would be created by or associated with the project on a short-
term or a long-term basis (for example: traffic, construction, operation, other). Indicate
what hours noise would come from the site. Some noi se will be
generated during construction activities. When the
project is completed, noise will be confined to vehicles
entering and leaving facility and any noise from
activities associated with the commercial operation.
(3) Proposed measure to reduce or control nase impacts, if any. Construction
activities will be confined to daytime hours.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties? The site is vacant
with residential to the east, commercial/retail stores to
to the west, and transition commercial to the north and
south.
b. Has the site been used for agricuRure? If so, describe. The site was platted
for orchards at the turn of the century. No agricultural
activities have occurred on the site for over 30 years.
c. Describe any structures on the site. None. S i te i s vacant.
d. Will any structures be demolished? If so, which? No.
e. What are the current zoning ctassifications otthe site: B-1, a neighborhood
business zone.
f. What is the current comprehensive plan designation dthe site: Commercial.
g. If applicable, what is the current shoreline master program designation of the site:
Not applicable.
h. Has any part of the site been classfied as an 'ernironmentally sensitive: areal If so, specify:
No.
1. Approximately how many people would reside or work in the compteted project?
Approximately 8 to 10 people could be employed on the
site when completely developed.
7 Rev. 11 /2/99
• . ~ ~ ~ .
B. ENVIRQMMENTAL E.LEMENTS (cantinued) EvaCuation for
Agency Usa Onky
j. Approximateky tsow many people would the Gomplete praject dispface7 None.
k. Proposed rrteasures to avaid or reduce displacement impacts, if any: None.
L Propased measures to ensure !ie prapasal is campatibfe wdh existing and projectec! Eand
uses and pkans, ifany: The shop facility will be oraented to
Pxnes Road segarated from residentiaT properties on
Hvuk Street.
9. HOUSING
a. Approximately haw many units ►nrould be pro►nded, if any? Indicate rnhether high-, middte-,
or low-income hausing. None.
b. ApproximatePy haw many units, i} any, v►+ould be eliminated? Indicate whether higFr, midcfle-
ar fow-incorne hovsing. I+1one.
c. Propased measures fo reduce or cantrol housing impacts, rf any: None.
10. AESTFiETfCS
a. W'Fhat is the ta{lest height of any proposed structure(s), not inclurling antennas? Vlfhat is the
principal exterivr buiiding mater+al(s) praposed? Bu3.ldirig5 will not exceed
two-stozies in height.
b. What Views in the immediate vicinity would tse alfered crr abstfucted? 1'+1one.
c. Proposed measures to reduce or eontrcal aesihetic impacts, ii any: The prOj eCt
will conform tv applicable Spokane County codes,
building, and ,fire prevention requirements.
11. LlGHT AMD GLARE
a. What type of lighfl glare wiEl ttte proposal prncEuee? What time of day would d mainfiy occur?
Security lighting will be provided fer the building
entry and parking areas. The faGility will utilize
downligYsting fixtures.
b. Couid light or glare fram the finished prcduct be a safety hazard ar interfere with views?
NCJ.
c. What existing otf-site scurces of iight or glare may affect your prapasaf? The si'Ce
adjoi.ns Fines Road, a heavily traveled arterial.
d. Proposal measures to reciuce or eontroi fight and glare impac#s, if any:
Downlighting wi31 be used for parking and starage areas
to reduce glare on adjaining praperties.
8 Rev.1 trti99
(
13- ENVIRONMENTAL ELEMEN7S {ccmiinued} Eualuation for
Agency llse Only
12. REGREATi IdN
a. What designated and informai recreatiaml opportunities are in the ime^nadiate vicinixy?
Sprague Avenue accammadates loowling alleys, health
clubs, and similar cammereial reereation areas.
b. 1NouEd the praposed projeei displace any earis#ing recreationai uses? tf sa, describe.
No.
c. Proposed measures to reduce ot cantFOl impacts on recreatian, including ►ecreaticrnal
opportunities to k3e pravided by #he project ar appCcant, if arry,
None. This is a commercial property.
13, WISfQftfC AhJD CUL7URAL PRESERVA7ION
a. Rre there any places or obXecEs listed on ur prvposed for national, state, or lacal pteservatian
registers known to be an ar nent to the sfte? If so, generalfy describe. None are
knawn per Spokane Cvurity Data Atlas.
fii. Generally describe any landmarks or evrcience of histaric archaeoCogical, scientific, or
cuituraf importance known tc be on or next to the site. None are knpwn.
C. PrvQosed measures #a ceduce or control impac#s, if any: I f artif aCts are
dISCDVeI'ed dRlr1Ilg construction, the Spokane Historic
Preservation affice will be natifa.ed per Caunty ccade.
14. TRAINSFORTATIQN
a. Iderrtify public streets and highways serving the site and describe propased access ta the
existing stree# system. Show on-sfte plans, N any. The s ite i s acce s s ed
from Pines Road, a state highway.
b. ls site currently served by public transit? If not, what is the approximate dWance to the
nearest transit stap? gpokane Transit Authority provides bus
service on Pines Road.
c. Haw many parking spaces would the cornpleted project have? Hvw marry wouEc# the project
eliminate7
A specific site plan has iW been developed tor the
Pines frontage commereial pad providing 43 additional
parking spaces fvr the Autamotive maintenance and
repair facility.
d. Will the praposaC require any new roads or streets, or zrnpravements ia existing toads or strcets
nat inefuding driveways? ff sn, generafly dQSCribe (irscfi+cafe 4wbl6c or priva#e).
None. Existing driveway access points wi3.1 be revised
to accammodate the new proj ect .
e, Will the project use (or occur in the imrnediate vicinity af} wa#er, rai1, or air transpartation? If
so, generalfy descrikae, Na,
~ Rew. 1112199
i
~ 1 y
8• ENVIRONMEN7AL ELEMEhFTS (ccsntinued) EvaEuation for
Agency Usv Unfy
f. How rnany Vehicular trips per day waufd be generated by the campleted prvjec!? 1# knovm,
indicate when peak would occur.
The Automvbile Care Center (ITE Category 840) will
generate approximately 18 new trips during the AM peak
hour & agproximately 21 trips during the PM peak hvurs.
g. PraPosed measures to reduce or contral transportakian impacts, if any: Access to
the project will use Pines Raad with no ccrnnectinns to
Hquk Road, a residential st.reet.
15. Pl1BLiC SERVECE5
a. Woufd the project resuit ira an increased need for public seevice (for example: fire p►otection,
poliee protecthon, heatth care, schools, ather)? If so, generaAy descri'be. The
proj ect will place incremental demands for public
services including xire and poliee protection,
b. Praposeci measures to reduce or cantrol direct irnpacts on public services, if any:
Casts for increased pubJ.ic seruices will be offse^t by
tax receipts from new improveiaents.
16. UTILI7IES y
a. i.,~L ilable at the s~t+e: electr~e` , natur~! gas~,M~a~# r~, re senrice,
telephq~e; sanita~r~ ~e, septic systerra, vt .
b- Descrihe the utilitiss proposed for the project, the utiiity providing the service arxi the general
cortstnuction adiuyties on the site ar in the imrrsediate vicinity+ which rnigh# be rsee+ded.
Water and Electrieaty. Modern Electxic Carnpany
Itiatural Gas: Washington Water Pawer Company
Sewer: Spokane County
Refuse: VaI].ey Garbage Service
Telephone : U, 5 . West
C. S1GNATURE
I, the undersigned, swear under the pertalty of perjury that the ahove responses are made truihtulty and to the best of my knawlecige. I afso understand
that, should there by any wilfful misrepresentativn gf wiflful iack of full disclosure on my part, the agency rray withdraw any deterrnination of
rtansignificartce that 0 might isstte irs refianee upon this check!' . ~ ,,~r,
q~~~ rc~
I7ate: Novembe r 2, 1999 Praponent:
~ .
f'rapanent (signature); Address: ~
Fhane Number; 5-to rvL PersonCampleting Forrrw: ,~ohr~ D. Kor~en, ans and Associates, Oate: Navembex 2, 1999
Inc.
Phone Numb+er: (509) 327-8697
FOR STAFF IJSE ONLY:
Staff inernber(s) reviaw'rng checklist:
Based on this staFf review of ihe envir+xamentaP checklist and other pertinent infarmation, the sta}F.
A. Concludes that theie are no pr+obable sign'rficant adveTSe impacts arsd recammends a detemninatian of nonsignrftcance.
B. Goncludes that probable signifrcant environrnental impacts do exist for the currerr# propasal and recornmertds a mifigated determination of
nonsignificance w"rth c8nditivns.
C. Concfudes that there are probable segnificant actverse environmental impacts and reccsrnmends determination of significance.
Filing Fee $75.00
10 Rev. 1112199
~
,
_ : , r •
~ SPO&CABVE CO4..INT'Y D0VI51ON OF ButLDIPJG AND PLANNING
ZONE RECLASSiFICAYION APPLICATION
PART 1
A. GENERAL INFORMAT10N
LegalOwner Calvin Raugust _
.4
Mailing Address p. Q. Bax 484
City Garf ield _ State wA. Z!p Code 99130
Phone (Work) _ 6 3 5-114 2 (Nome) Fax
I
Applican#/Ageni John Konen, David Ev_ans and Associates, Inc.
Maiiing Address west 110 Cataldo
City SPokane State wA Zip Code 99201
Phone (Work) 327;-8697 (Home) Fax 327-7345
JF APPLICANT IS NOT OWNER, INCLUDE WRIT7EN OWNER AUTHQRIZATlON FOR APPLICANT TQ
SERVE AS REPRESENTATIVE
ProJectlproposal site area (acres or sq ft) 1.2 acres _
Adjacent area owned or controlled (acres ar sq ft) 4. 9 acres
Assessor's parcel numbers of projecUproposal _ 45222 e 1734
Assessor's parcel numbers of adJacent area owned or controlled 45222.1737
45222.1738 _
Street address af proposai 523 South Pines Road _
Existing zone classlficatlon(s) and da#e established B-1
Existing use of property Vacant _
Praposed zoning g-3 -
Comprehenslve Plan cate9orY Cam)ercial School district Central Valley
Water,purveyor Madern Electric Ffre distrlct Spokane Valley No. 1
Proposed use of psoperty
Singie family dwellings Dup(exes Multifamily dweliings O wManufactured homes Business {x} lndustrlal Mixed use
Other ( ) - Qescribe 1
Llst previous planning division actions invo{ir1ng thls property
B LEGALIZONE RECLASSIFICATION INFORMATION
,
Locatlon af proposal East side of Pines Road, 300 feet south of Fourth Avenue
Sectlan 22 Townshfp 25 North Range 44 EWN1
Name af public road(s) praviding access glnes Road
l
Width of property fronting on public road 133 feet on Pines Road
m -
ZONE RECLASSIFICA'T14► .rMICATI+ON PAOe 2 of 4
Does the proposal have access to an arterlal or planned arteriai? Yes (x) No
, Name(s) of arterial roads Pines Road.
Legal descriptlon of property gor each zone reclassification propvsed
The Sauth half of Block 188, Opportunity except the East twoL fafth' s and
except the North 85 feet and exceot Sauth 100 feet in Section 22, Townshi.p
25 IVarth, Range 44 East, Willanette Meridian e
And excePt that portian conveye to the State of washington by deeds ~
recorded mde3c Auditar's tvoo "s 8504260081 and 8504160082e
Existing Zone(s) 8--1 to proposed zone(s) B-3
for the following described property,
Attach legal descrlptlon stamped by land surveyor or provlde below.
See attachedo _
If you do not hold title to #he property, what Is your lnterest in lt?
,
What are the changed conditions af the area Wh(ch you feel make this proposal warranted?
~
- 4ther psoperties on Pines Road have been-developing for B-3 uses as
-
' development activities in the Spcikane Valley will aontinue to use renaining
vacant and infill arease
' What Impact will the proposed zone reclass(ficatlon have on the adJacent properties? Nane.
L ' The B-3 rezone request confornls to the Comgrehensive Plano
What factors support the zone reclassificatloln? 1) Conformance to ComprehensiWe Plan
wa
2) Other praperties an south Pines Road have been zoned B-3 for more
intensive usee;' 3) The RRV and Boait Storage lot provides a reasonable transition
to residentiat pragerties to the east; 4) Access is confined to Pi.nes Rd.;
5) the site is integrated with existing H-3 ownership to soutrie
What measures do you propose to mitlgate your proposal"s lmpact on surround(ng land use?
1) Lendscaping and drainaqe facillities hacve been desiqned to psavide a
reasonable buffer for residential properties to the east; 2) Buildings will
be ljmi.ted to 2-ataries in heighti, 3) all acces9 will be confined to Pines
Road.
, -
_ ZONE RECIASSIF1CATlvN APPLICATION PAGE 3 of 4
PART II
This section of the application will provlde the Divisian of Bu(iding and Plann►ng staff with written
verrfication that the appiicant has had preliminary consultatian with the agencies identified
Resuits of the preliminary consultativn shall be incorporated in the proposal before final submittal
to the Division
FIRE MARSHALL/FIRE DISTRICT
A This proposal fs within Fire Pro#ectlon-Dlptrict No .
B Adequate arrangements (~.a.ue ave not) een made to meet our needs in providing for an
adequate water system and faci protection purposes
C Recommended fire flow I , or unable to calculate now because use is not
definitive, and wiil be determtned a# time of building permit application
D Requirements inciude , n
C5 t~F e D -11 (
Fire DEstrict S ur Rftle Date
I
~8LATER PuRvErroR
A Satisfactory arrangements for domestic water and f re ftow requirements (have) {have not}
been made
B Requlremen#slcomments - -
E
N
~
Water Distrrct Signature I tle Date
_ I
COUNTY ENGINEER
A pre(iminary discussfon has taken place and general requirements for roads and drainage have
been discussed with the applicant
mment ~
A Co s -
S gn ture/TItie ~ 1 Date
I
COUNTY UTILITIES
A preliminary discussion has taken place and general requirements for submittal of thls proposal
(have) (have not) been satisfied 7he designated water purveyor for trjs site ts
~ e- r r-J
A Comments N
c kk--.~~ t ~ ~r~
StgnaturelTitle Date
I
REGIONAL HEALTH DI,STRlCT
A prellminary discusslon has taken place andi general requirements for sttbmittal of this proposal (have) (have nat) been satisfied
A Comments ~al4l~'
07-
naturetTitle Date
I _
g,
sEWER PuRVEYP
A preliminary dlscussion has taken place and general requirements for the provision of public
sewer are understood by the appiicant, ,I
t A Comments ~ aN►^~ c.. ~t ~ ~ ~
~ 2
~igA uVate
- ~
.
ZQNE RECLASSIFICATIvrI APPLICATION PAOE 4 of 4
PART I I I
~
SURVEYOR VERlFICATION
I, the undersigned, a lieensed land surveyor,,have completed the information requested for the
zoning map and wrftten legal description
.
Signed Date 1 t s - A
Address LA.) l 10 (:_O, C, ~ d v Phane _ 32 ? 6 ~I 7
City ~t~~fco►-~. ~ , State w Ar Zip C)'9 10
~ - PART IV
~
SIGNATURE OF PROPEW C}WNERS OR I.ET,J`ER OF AUTjiORI2AZI0N
1, the undersigned, swear or affirm under penalty af per]ury that the above responses are made
truthfuily 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
ldentitied land use actlon, or, if not the owner, attached herewlth is written permission from the
owner authorizing my actlons on hislher beh i If
Signed ,Gt~ t Date J~~ (7C-~
Address Phone ~ ~
Cify 1-- State Z~p
If~
Slgnature of applicant or representative , Date
State of Washington )
) ss
County of Spokane }
Slgned and sworn or affirmed before me on th(s /~ck- day of w~ , 19 7L
by
Notary Seal a° OL
~
_ ~ 1 ,
: ` f►, Nota ~ PublicPin and for the State of Washington_ residing
. ~
. ? ` o'~ at C..bt
s
s, ;I/~~~~ti- My appointment explres
~
~+Q4.~,. O w - - ,
°+<<~ OF V WK
PART V
~
TO BE COMPLETED BY THE DIVISIDN OF 6U1LD1iIG,AND PLANNIPJG
,
Date submitted Fi1e number _
Date accepted - By -
Total fees Receipt number _
i PACI Rf20NE APPI IU! 401
i
t . s
. ~r f M
LEGAL. DESCRIPTION
For
Raug«st Zone Reclassification Applicahon
November j 1999
The South half of BIoc1. 188, Oppoirtunity CXCEPT the East two fifths AND EXCCPT the North
85 feet AND EXCEPT the South 100 feet AND EXCEPT that portion conveyed to the State of
Wash►ngton by deeds recorded under Auditor's Nos 8504260081 and 8504160082, being part of
tlie Northwest Quarter of Section 22, Townsll>>p 25 North, Range 44 East, Willamette Meridian, in
Spokane County, Washington
~
' ~ M \
~ 14 L LA,`~Sv
. ;
ExpiaES I p Z owO
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.
VICINITY MAP
N''
4 1-1
R199
Parcel: 45222.1734
Owner: VALLEY CONSTRUCTION CO
CoOwner.
~
Owner Address ~ Sty ~
PO BOX. 484 GARFIELD WA 99130 1 St
SiteAddress
ADDRESS UNKNOWN. SPO - , `
~ yr ~r~
~ ~zl.L
Legal Description OPPORTUNITY S112 OF BLK 188 EXC E215 & EXC N85' & EX C
S100'
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Notice: 7his is not a legai document. Data depicted on this map is general & subject to constant revision. It is intendetl
for reference use only. Legal documents should be obtained from the appropriate agency.
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