ZE-125-84
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AGENDA, MARCH 7, 1985 - 3- TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
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^ 1 : _ - . - . _ . 1 ' 1 • 6. ZE-125-84 A6RICULTURAL TO RESTRICTED INDUSTRIAL
;Generally located east of and adjacent to Flora Road and
,iorth of and adjacent to Dalton Avenue in Section 6-25-45.)
Comprehensive Plan: Industrial
Proposed Use: Industrial - (No Site Plan)
Site Size: Approximately 7.8 Acres
Applicant: JAY INVESTMENTS
P. 0. Box 13554
East 4000 Boone Avenue
Spokane, WA 99213
5:00 P.M. - - - ADJOURNMENT
Except when an Environmental Impact Statement (EIS) has been prepared, as may be
indicated above for a specific case, a Determination of Non -Significance (DNS) has been
issued FOR EACH PROPOSAL ABOVE; except that most "Change of Conditions" are exempt from
the provisions of SEPA. A DNS is a decision, based upon information available at the
time the DNS was issued, that no EIS has been ordered to be prepared. Comments regard-
ing a DNS: (1) are due by the close of business hours, March 6, 1985; (2) should
reference the specific file number; and (3) should be addressed to the Spokane County
Planning Department, North 721 Jefferson, Spokane, WA 99260. Additionally, comments
on the DNS and any other environmental documents may be made at the public hearing,
the time and place of which is set forth above. Contact the Planning Department Staff
for more inforrnatioii (456-2205).
Cash ~eceipt $5.00
FOUR CUBIC '1fARDS
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Zoning Hearing Examiner Comittee Actions of March 7, 1985 (_continued)
6) ZE-125-84, Agricultural to Restricted Industrial: Jay Investments
Location: Generally located east of and adjacent to Flora Road and north
of and adjacent to Dalton Avenue in Section 6-25-45.
Proposal: Industrial Uses -(No Site Plan)
Action: Approval. (Vote: 3 - 0)
If further information is desired, contact the Planning Department's office.
SPH:cmw
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Zoning Hearing Examiner Committee Actions of March 7, 1985 (conti.nued)
,
6) wAgricultural to Restricted Industrial: Jay Investments
Location: Generally located east of and adjacent to Flora Road and north
of and adjacent to Dalton Avenue Zn Section 6-25-45.
Proposal: Industrial Uses -CNo Site Plan)
Action: Approval. (Vote: 3 - 0)
If further information is desired, contact the Planning Department's office.
SPH:cmw
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ZONE RECLASSIFICATION NO.:~ 'SPUKANE COUNTY
HEARING EXAMINER CUMMITTEE
FINDINGS ANU URDER
A. INTRUUUCTION
This matter having come before the Zoning Nearing Examiner Committee on '
March 7, 1985, and the members of the Committee present being
Jane E. Myers, Chairperson, F. Lynn Tennican and kichard L. Skal stad.
B. PROPUSAL
The sponsor, Jay Investments, is requesting approval of a zone
reclassification, File No. ZE-125-84, Agricultural to Restricted Industrial, for the purpose of developing Industrial uses -(No Site
Plan).
C. FINDINGS OF FACT
l. That the exi sting land use in the area is residential, commercial,
Spokane Industrial Park and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
Industrial development.
3. That the exi sti ng Zoni ng of the property descri bed i n the appl i cati on
is Agricultural.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and the Committee concurs with the
Ueclaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone is justified.
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1 ZONE KECLASSIFICATIUN N0. ZE-125-84
C. F INU INGS OF FACT ( conti nued )
8. That the proposed use is compatible with existing uses in the
area.
9. That an owner of adj acent 1 and expressed concern of the proposed use
with its anticipated effect upon his residence.
10. The Hearing Examiner Committee finds the proposed use to be in
harmony with the general purpose and will not be otherwise '
detrimental to the public health, safety, and welfare.
0. CONUITIONS OR CONTINGENCIES APPLIEU TO TNIS APPROVAL
(Al l Conditi ons i mposed by the Zoni ng Heari ng Exami ner Comni ttee shal 1 be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.) '
l. That at the time of development of the property, a sight-obscuring
non-pierced fence shall be erected to protect the existing_residence
which is situated between the north and south "fingers" of the site's
property boundaries wi th frontage on F1 ora Road.
a) COUNTY PLANNING DEPARTMENT
l. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project pri or to rel ease of bui 1 di ng permi ts. Landscapi ng shal 1
be installed and maintained such that sight distance at access
points is not obscured or impaired.
3. Di rect 1 i ght from any exteri or area 1ighti ng fi xture shal l not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Department review and approval prlor to issuance of building
permi ts.
5. Al 1 current standards of the Restri cted Industri al Zone, as
amended, shall be complied with in the development of this
site.
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ZUNE RECLASSIFICATIUN N0. ZE.-125-84
a) CUUNTY PLANNING DEPAkTMENT (continued)
6. That the project is subject to Section 4.16A.05U, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
dlsposal, spill protection measures, and stormwater runoff.
7. That the present proposal is not detailed enough to determine %
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to file with the Spokane County Auditor, within thirty (30) day s
of the si gni ng of Fi ndi ngs and Order of the fi nal deci si on i n
this matter, a"Notice to the Public" which shall provide in
material as follows:
"PRIOR TO THE ISSUANCE OF ANY BUILUING PERMIT UR .
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON TME PROPERTY DESCRIBED NEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PRUYISIONS
OF SPOKANE COUNTY ZONING ORDINANCE CHAPTER 4.16A
(AQUIFEIt SENSITIVE AREA OVERLAY ZONE). THE PKOPERTY
WHICH IS THE SUBJECT OF THIS N07ICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:....".
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provi de necessary 1 andscaping for runoff.
9. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordinances prior to issuance of building permits.
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #17-1392 be initiated by the project
applicant within thirty (30) day s of final disposition of this
application, and prior to any on-site improvements.
11. That landscape treatments, as reviewed and approved by the
Zoning Administrator, be installed and maintained on the site.
Landscapi ng adjacent to the roads i s requi red and wi 11 be as
approved by the Zoning Administrator.
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ZONE RECLASSIFICATrON N0. ZE-125-84
b) COUNTY ENGINEERING DEPARTMENT
Pri or To The Issuance Of A Bui 1 di nq Permi t:
l. Applicant shall dedicate lU feet on Flora Road for right-of-way
prior to any use of the property.
2. Applicant shall dedicate 5 feet on Dalton Avenue for
right-of-way prior to any use of the property.
3. Access permits for approaches to the County Road Sy stem shall be
obtai ned f rom the Spokane County Engineer.
4. Applicant shall improve Flora Road in a manner consistent with
Spokane County TYPICAL roadway section No. 1 minimum paving
width Secondary Arterial Standard.
5. Applicant shall improve Dalton Avenue in a manner consistent
with Spokane TYPICAL roadway section No. 1 minimum paving width
Access Standard.
6. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
pl an for the enti re project pri or to the i ssuance of any
building permit on the property.
7. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance wi th standard traffi c engi neeri ng practi ces. Pavi ng
or surfacing as approved by the County Engineer, will be
required for ar~y porti on of the project whi ch i s to be occupi ed
or traveled by vehicles.
8. 7he word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
9. To construct the road improvements stated herein, the applicant
may, with the approval of the County Engineer, joi n i n and be a
willing participant in any petition or resolution which purpose
is the formation of a Road Improvement District (RID) for said
improvement pursuant to RCw 36.88, as amended. Spokane County
will not participate in the cost of these improvements.
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ZUNE RECLASSIFICATION NU. ZE-125-84
b) COUNTY ENGINEERING DEPARTMENT (continued)
lU. As an alternative method of constructing the road improvement
stated herein, the applicant may, with the approval of the
County Engineer, accomplish the road improvements stated herein
by joini ng and partici pati ng i n a County Road Project ( CRP ) to
the extent of the required road improvement. Spokane County
will not participate in the cost of these improvements.
11. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
12. All required improvements shall conform to the current State of
Washington Standard Specif i cati ons 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.
13. Applicant shall construct a paved and delineated access
approach(s) to meet the existing pavement on Flora Road.
14. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Commissioners'
Resolution No. 8U-1592 as amended and are applicable to this
proposal.
c) CUUNTY UTILITIES DEPARTMENT
l. Pursuant to Board of County Commissioners Resolution No.
80-0418, the use of on-site sewer disposal systems is hereby
authorized. This authorization is conditioned on compliance
with all rules and regulations of the Spokane County Health
District and is further conditioned and subject to specific
application approval and issuance of permits by the Health
District.
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Uwner(s) property. PROVIDEU, this
condition shall not prohibit the Uwner(s) or Successor(s) from
objecti on to any assessment(s) on the property as a result of
i mprovements cal 1 ed for in conjunction wi th the formati on of a
ULID by either petition or resolution method under RCW Chapter
36.94.
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ZONE RECLASSIFIGATIUN NU. ZE-125-84
c) COUNTY UTILITIES UEPARTMENT (continued)
3. Any water service for this project shall be provided in
accordance with the Coordinated Water Sy stem Plan for Spokane
County, as amended.
4. Each unit shall be double-plumbed for connection to future •
areawide collection systems.
5. The project shall be conditioned with the performance criteria
of Section 4.16A.050 of the Spokane County Zoning Ordinance for
all future uses.
d) COUNTY NEALTN DISTRICT
l. A combined surface water and sewage disposal detailed plyan shall
be approved by the County Engineer and the Health District prior
to the i ssuance of any bui 1 di ng permi t for thi s project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an on-site sewage disposal
system may be authori zed.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
7. Ulsposal of sewage effluent beneath paved surfaces is currently
prohibited.
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ZONE RECLASSIFICATION NU. ZE-125-84
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # l.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible f rom the street or road f ronting the property. Sai'd
numbers shall contrast with their background.
3. Trash enclosures shall not be located adj acent to combustible
construction or underneath windows or nonprotected eaves.
4. A land use permit will be required for each structure.
5. Each structure shall be accessible to Fire Department apparatus
by way of access roadways wi th al 1-weather dri vi ng surface
capable of supporting the imposed loads of fire apparatus. The
minimum paved roadway width, inside curb face to insid.6 curb
face, shall be twenty-four (24) feet with no parking. Parallel
parki ng i s permitted on one si de wi th road widths a mi nimum of
thirty (30) feet. Parallel parking is permitted on both sides
with road widths a minimum of thirty-six (36) feet. Signs
noting such is required for fire lane. The turning radius of
private roadways and drive aisles shall be a minimum of twenty
(20) feet inside and a minimum of forty-five (45) feet outside
to the curb face. Cul de sacs more than six hundred (600) feet
from the center line of the nearest cross street shall have a
minimum radius of thirty -seven (37) feet, six (6) inches (75
feet diameter).
6. Fire Hydrants which meet the fire flow are required to be
installed prior to any construction. 7hese hydrants shall be
placed so that no portion of the building exterior is more than
175 feet f rom the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fi re hydrant) and meeti ng the requi rements in
Chapter 1U.04 of the Uniform Fire Code is required prior to
constructi on of the water servi ce. Al 1 requi red fi re protecti on
facilities shall be installed and made serviceable prior to and
during the time of construction.
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ZONE RECLASSIFICATION N0. ZE-125-84
f) WATER PURVEYUR
l. Water Purveyor is Consolidated Irrigation District, and they
will supply the site with adequate water for domestic, fire and
irrigation uses; however, specific arrangements have not yet
been negotiated.
g) COUNTY AIR POLLUTION CONTROL AUTNURITY •
l. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspension of activity during certain weather conditions. haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracki ng o.r
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the
construction phase of the project and from motor vehicles using
the site following completion of the project and from occupants
of the proposed project.
5. SCAPCA Regulation I, Article IY requires registration with this
Agency.
6. SCAPCA Regulation I, Article V requires that a Notice of
Construction and Application for Approval be submitted to and
approved by our Agency prior to the construction, installation
or establishment of an air pollution source.
7. Al1 air pollution regulations must be met.
8. Additional Comments:
Access on Dalton Avenue east of Flora Road should be paved.
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ZONE RECLASSIFI(.ATION N0. ZE-125-84
E. ORUER
The hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Jay Investments, for a zone reclassification as
described in the application should be APPROVED.
Motion by: Tennican Seconded by: Skalstad
Vote: Tennican - Aye
Skalstad - Aye
M~ye rs - Aye
Unanimous to APPROVE to the RESTRICTEO INDUSTRIAL ZONE -
(3-U)
HEARING EXAMINER CUMMITTEE
NEREBY ATTEST TO TNE ABOVE
FINDINGS, ORDER, AND VOTE
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HTTEST:
For WALLIS U. NUBBAkU
P1 anni g Di rector
By S I EVt P. HOftOB IOWSK I
Zoni ng Admi ni strator
Date :
9
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S P 0 R A N E C 0 U N T Y E N G I N E E~
. P x B L I M I N A 8 Y C 0 N S II L T A T I O AI
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A. Project Name:
//7 u E-' 5
PROPOSAL Number of Parcels : 374---? a d ~ D/r
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4 Section ~ T. 7~" N., R. .W.M.; uarter2(1)4
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~ DBVELOPBR Nawe : ~ez,Y,
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or Address:
3 ~ AGENT Phone: Business 9~,z-0 -59 6-;;zHome
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, Name : 4g 7y~e~
OWNEx Address: I
Phone: Business Home ~
Name :
BNGIDT888 Address : ~
Phone: Business Home ~
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B. PRBLIMINABY CONSULTATION: Date: A? ~
.z~~` BY• •
Preliminary a) Right-of -Way
~ Conditions " b) Curb
' c ) Sidewalk
~ d) Pave '
e} Approaches
f ) Drainage
g) State/City Review Yes No ~ x
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Remarks : G
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NOTE: T.hia proposal must comply with Spokane County Regulatione for Roads, Ap- y
proach and Drainage in New Construction; Board of County Commisaioners Resolution
No. 80-1592 gs aiaended. Conditions are preliminary and may change after field in-
spection and review of County records. C. INSPBCTION Date: By: •
Remarks : '
,
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D. SPBCIFIC CONDITIONS:
Fee Paid: Yes No Amount $ ~oo Cash Check
Plannfng Application Signed: Date By: M •
U
E. FINAL PLAT CHSCRS
Fee Paid: Date Amount Check Cash
Mathematical & Surveying Checks:
No. 1 Date By
No. 2 Date By
IVo. 3 Da t e By
Additional mathematical and Surveying Checks:
No. 4 Date By Fee Amt.&Dt.Pd.
No. S Date By Fee Amt.&Dt . Pd .
vo. 6 Date By Fee Amt.&Dt.Pd.
No. 7 na t e By Fee Am t.&Dt .!'d .
1/t31
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SPOKANE COUNTY PLANNING DEPARTMENT
APPLICATION FOR ZONE RECLASSIFICATION
Date: jANUARY 3. 1985 Application No: 126
Name of Appl icant : JAY INVESTHENTS ,
Street Address of Appiicant: Y. 0. BOX 13554, E. 4000 BUONE .
C i ty : SPOKANE State : WA Z i p Code : 99213 Te I e. No. 924-9547
Name of Property Owner(s): JARVIS/HARDER
Authorized Agert representing Owner
(if other than owner) : THE CAMPBELL COMPANY, SAM CAMPBELL ,
Existing Zoning Classification: AGRICULTURAL
Date Existing Zone Classification Established: ~
Ex i sti ng U se of Property : RESIDENTIAL & PASTURE
Proposed Zone Classification : RLSTRICTIVE INDUSTRIAL ,
Proposed Use of Property: AS Pr.RMI'I°TED BY ZONING ,
.
Legal Description of Property: TRACT 85 OF PLAT N0. 3 OF WEST FAR14.S IRRIGATED
TRACTS, RECORDED IN VOLUME "T" OF PLATS, PAGE 6 IN SPOKANE COUNTY, WASHINGTON.
F.XCFPT T'IM WEST 16l FEET OF THE NORTH ^ OF SAID TRACT 85--AND--TRACT 86, PLAT N0. 3
OF WEST FARMS IRRIGATED TRACTS, ACCORDING TO PLAT RECORDED IN VOLUNIE "T" OF PLATS,
PAGE ~6 . IN SPOKANE ('AIJETY T WASHINGTON. EXCEPT THE NORTH 106 FEET OF THE WEST 409
FEET; AA1D EXCEPT THE SOUTH 228 FEET THEREOF --AND THE SOUTH 228 FEET EXCGPT WEST
AQ9 ~ET? BLOCK 86, WEST FARMS IRRIGATED TRACTST PLAT N0. 3.
,
Section : b Township : 25 Range: 45
Source of Legal: TTTL: REPORTS .
Assessor's Parce) No: (See tax statement)0695-
1-0127.0128.0165 & 0166
208 Feet on DALTON
Property SiZe. 7#8 AC. Frontage.100 Feet on: FLORA
Total amount of adjoining land controlled by this owner or sponsor: IYONE
Street Address of the Property NORTH 3308 & 3516 FLORA, AND E. 17215 DALTON
If you do not hold title to the property affected by this application, what is your
interest in it? OWNERS .
Please list previous Planning Department actions involving this property.
NONE .
ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED
1. What are the changed conditions of the site area, which you feel make this
proposal warranted? DLSIGNA'TION OF RESTRICTIVE INDUSTRIAL ZONING BY
COiM"1'RE:iENSIVE PLAN AND RECENT DEVELOPMI:NT UF INDUSTRIAL FACTLXTIES IN AREA.
2. What effect will the proposed zone reclassification have on the adjacent
properties7 ~gTNr TM r-q VCt()PF.R`l'Y INTn rnNN,DRe~jN(; 7.ONF. il: ST(;NA,T10
11F a n i n r_.,INT P:1(lpr7)TT .,c Rev 2/3/81
~ APPLICATION FUR ZGNL hLLLH551ri_H I 1v1v-'(.UfillllUCU-G
. •
.
This section of the application will provide the Planning Department's Staff with
written verifrcation that the applicant has had preliminary consultation with the
agencies identified R~sults of the preliminary consultation should be incorporat-
ed in the proposa( before final submittal to the Planning Department.
1. COUNTY ENGINEER'S OFFICE
~
a~ A preliminary consultation has been held to discuss the proposal. Our
~ requifements for submi tai of this proposal for rezone have been satisfied.
s - C~ ~ .
(Sig f ture) (Date)
2. COUNTY UTILITIE~j OFFlCE
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied. '
The designated water purveyor for this site is .
(Signature ) (Date) "
3. WATER PURVEYOR (NAME) :
,
a) The proposal (is) (is not) located within the boundary of our service a rea .
b) Satisfactory arrangements (have) (have not) been made to serve this
praposa!. `
.
c) We (are) (are not) able to serve this site with adequate water.
(Signature) (Date)
4. BUILDING AND SAFETY DEPARTMENT
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been satisfied.
This proposal is located in Fire District # .
(Signature) (Date)
5. COUN7Y HEALTH DISTRICT
/ A p liminary consultation has been held to discuss the proposal. The
/S appl~ ant has beeR ;io;ed of our requirements and standards.
Au", ~
(Sig ature) (Datey ~
I, THE UNDE IGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW-
LEDGE.
i FURTHER SWEAR THAT ! AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLASSIFICATI4N, OR, IF NOT THE OWNER, ATTACHED
HEREWITH IS WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY
ACTIONS ON HIS OR HER BEHALF
(Signed) Date:
(Address) Phone.
Zip •
NOTARY Date:
NOTAi:Y 5EAL.
SIGNATURE OF APPLICANT OR AGENT
Date
Rev 2/3/81
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OF'FIC!? OF COUNTY N,NGINEER
SPOKANE COUNTY, WASHJNGTON
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Tl): Spokatic- l;c~fult v f'1.j,lillng (k•pat tmeiit
FRl1M: W unt y Fnt; ti~eoi 's Ot: par t ment
SUB.IEC'r: Condttions nF Approval-Zone Changc--Numher: .7-~ ~ZS- 2~q
Applicant'S Name 3-A 4l~ ruu4r STmeN7 ~
Section (p Township__2,5N, Range__q5LEWM
'he following "conditions of approval" for tlie above-referenced zone change are submit[ed to
he Spokane County Nearirtg Examiner Committee for incl.tision in [he staff analysie and
'findings and order" of the hearing sche_duled #1,4R.G4 7, 19_~
'rior Zb The Iosuance Of A Building Pernit
D Applicant shall dedicate_j p feet on
for r ightro f-way pr ior to any use o f t he pro per ty,
DO Applicant shall dedicate !!5 feet on th,,Q L
foc right-of-way aaid as prior to any use of the property.
3. Applicent shall dedicate e foot radius on
and prior to any use oE the property.
4. Applicant shall dedicate feet on and a foot radius on
and for right-of-way prior to any use of the proper[y.
~ Accese permite for approaches to the County Road SyBtem shall be obtained fcom the
Spokane County Engineer.
6. Accese permite and improvements [o must be approved
by the Waehington Departmeat of TYansportation.
7. Access permite and improvements to muet be approved
by the Ci ty o f .
~ (a) Applicant shall improve Fle,¢4 -PoAa~ in a manner consistent with Spokane
CoSIAun~~DTY.dPICAL roadway section No. ~ minimum paving width S_~,Z~,Qy 4~'~aJa/
(b) Applicant shall improve_DA.Ap-#j qv e in a manner consistent with Spokane
County TYPICAL roadway section No. ~ minimum paving width~~. Sys,
(c) Applicant shall improve in a manner consistent with Spokane County TYPICAL coadway section No. minirnum peving width .
(d) Applicant shall improve in a raanner oonsistent wi th Spokane
County TYPICAL roadway Section No. minlmum paving width .
(e) Other specific improvements:
9. Appl tcant shal 1qiibmi r for approval hy the Spnkane ~..nunty FnginPer roaci, draiiiipe, anti
eCCesS plans prtor t(i the ftigiiArire of a hiil itiinK 1-it-rmit un [hN rrcipei tv.
The appll.rAnt shal I%iihtnl r for ,appruval hv tltf, Spokane ('•c)unty F:ri}:inE'ri o,id tl►e `•1101<31ie
County Nealth C►ltitric r,.+ (1Pt.ii lett kmnht~lo,i ciil-yito tivwage sytilem +i+tI ~c#t 1 itc, watet
di sposal rl.'1(1 Fr,r tflf' 4 Ilf ! 1"4' pt'r3 11'( l (or 1o1" C-) t ht' I+Sil.iflC't' rlf 1i1N hl{t I i 111}! por iill t , 111 t llP
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il A parl.it►~; 1)1,111 tr,sl t lk cirrulcit i()ii be suhin1 tLt~cJ and ,pprt)vud hy the
SP0kdite_ County Eiibineer pt ior t.i the t55uAnce uf .i buildinb pet iU1C mi tfir pc„Nerty. I'he
deeigii, location, and arc-angement of pdrking stallb 6ha11 be in tc•<ordai►r.u with standdrd
tratfic engineerliig practi.ces. Pdviug ur burfacinb as apNroved by the Cutinr.y Engineer,
will be reqtiired for a,ty purtiun of the pru lrct whicti ic; to be ucc~ipied or travelled by
vehicles.
12 The word "applicant" shall include the owner or owners uf the proper[y, tiis heirs,
aesigi,s, and successurs.
13 To construct the road impruvemeittb stxted herein, the applicant may, witli the approvel or
the County Engineer, join in and be a willing participant in any petition or reaolution
which purpose is the Eorma[ion of a Road Improvement Dietrict (RID) for baid improvement
pursuant to RCW 36.88, as emended. Spokane County will not participate in the caet of
theae improvecaen[e.
24) As an alternative method of constructing ttie road improvement s[ated herein, the appli-
cant may, with the approval of the County Engineer, accomplieh the road improvemente
stated herein by joining and participa[ing in a County Rnad Project (CRP) to the extent
of the required road improvement. Spokane County will not participate in the coet of
these improvements.
.
~ The construction of the road improvemente stated herein ehall be accoa►plished as ap-
proved by the Spotcane County Engineer.
16 All required ioprovea►ente shall oonform to the current State Of Washington Standard
r Specifications for Roed and Bridge Conetruction, and other applicable rounty etandarde
and pr adopted reeolutiono perteining to Road Standarde and Stormwa[er Management in
•ffect at the dete of construction, unlese otherviee approved by the County Engineer.
~17. epplic.ant ehall file a petition for the vacation of prior to
any use o f t be pro per t y.
~ Applieant ehall conetruct a peved and delineated acce8a approach(s) to meet the exieting
paveaent on FI,Q.ok, t?O&d .
19. Accees to Rvad shall be prohibited until euch tiroe as specifically
authorized 6y the Spakane Coun[y Engineer.
20 Roadway standarde, typical roadway seceione and drainage plan requirements are found in
Spokene Hoard of County Gommisaioners Resolution No. 80-1592 as amended.qad A¢E
Applico►bta fie p roPosa! •
21. Thie plat or development prupnaal is tocdted within a drainage basin which hes been
identified by the Spokane Gounty Engineer'8 Uffice as having etormwater runoff problems.
Since thie plet or development pcoposal is affected by or ie a contributor to stormwa[er
flowe, pcoperty ownere ehould participa[e in the planning end imptementation of a future
baelnvide stormwater manegement system. The following "Condition of Approval" shall be
required: That the ovner(s) ur successor(s) in intetest agree to join in any County
approved Stormwater Managemen tProKrbm and to pay such rates and charges as may be Ei xed
through public hearings fur service or beiiefic obtained by the planning, design, con-
etrucCing, maintaining, or operation ot sturmwater contcol feciiicies.
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STAFF REPORT
DNTE : MHRC H 79 1985
T0: hEARING EXAMINER COMMITTEE
FROirI: PLANN ING DEPARTMENT STAFF
SUBJECT: ZONE RECLASSIFICATION NUMBER: ZE-125-84
I. GENERAL INFORMATION
APPL ICANT : JAY INVESTh1ENTS
PRUPERTY OWNERS: Richard B. Jarvis and G. Eugene Harder
REQUES7EU ZONING: RESTRICTEU INDUSTRIAL
EkISTING ZONING: Agricultural (established in 1958)
(with aSA Overlay Zone - Yes)
F'kUPUSED USE: Industrial -(No Site Plan)
EXISTING USE: Single Family Residential and Pasture
SI7E SIZE: Approximately 7.8 Acres
COMPREhENSIVE PLAN DESIGNATION: INDUSTRIAL
PRIORIIY SEWER SERVICE AREA: Yes AQUIFER SENSITIVE AREA: Yes
PROJECT LOCATION: Generally located east of and adjacent to Flora
Road and north of and adjacent to Ualton Avenue in Section 6-25-45.
II. BACKGROUND ANALYSIS
1) COMPKEHENSIVE PLAN: The site is well within an Industrial category
of the Comprehensive Plan. When the specifics of a proposal is
known, that is whether it's a light or heavy use, statements are made
concerning the need fur buffer techniques. Without project details,
the Comprehensive Plan would suggest a need to require landscape
treatments to improve the overall appearance of the ultimate project.
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ZONE RECLASSIFICATION N0. ZE-125-84
II. BACK6ROUND ANHLYSIS (continued)
2) ZONING: North Agricultural, Established, 1958
Restricted Industrial, Estabo 1976
East Restricted Industrial, Est. 1979 & 1975
Agricultural, Established, 1958
West Manufacturing, Established, 1960
South kestricted Industrial, Est. 1973 & 1972
Hyricultural, Established, 1958
3) hISTUkY OF LHNU USE HCTIUNS: All zoning in the iniediate area
occurred prior to adoption of the Comprehensive Plan in 1981.
Though, zoning and development that has occurred, has been industrial
and manufacturiny ori ented.
4) LANU USE: Site Single Family kesidential (3). Pasture
and Vacant
North Single Family Residential, Machine Shop
and Vacant
East Single Family Residential and Vacant
South Trucki ng Compary, Manufacturi ng Uses
and Vacant
West Spokane Industrial Park
5) hfEIGHBOkHOUD CUNSIDERATIUNS: while large areas have been zoned for
industrial type uses, there has been relatively few developments
constructed. Road improvements are minimal for industrial activity.
III. SITE ANHLYSIS
1) SITE (.hNRACTEItISTICS AND CONSIUEKATIONS: The si te i s predomi nately
flat and vacant. Three residential structures are on site; one is
dilapidated. There are three general areas of access to the County
road system; two to Flora Road which is two lane without curbing or
sidewalks and one f rontage on Ualton Avenue which is a gravel road.
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ZONE kECLASSIFIGpTION N0. LE-125-84
III. SITE ANNLYSIS (continued)
2) AGRICULTURAL SUMARY: The Industrial category of the Comprehensive
Plan not intended for agricultural protection.
3) SITE PLAN INFURMATI0N: This rezone is proposed without a Site Plan
due to uncertainty of future tenants and their respective needs.
keview of plans could be through a public hearing when project
details are more firm. Nowever, conditions of approval, zoning
standards, and Comprehensive Plan Guidelines should provide enough
direction for admi ni strati ve site plan review only.
BUFFERING TECHNIQUES: Recommended is landscape treatment which will
be consistent with each specific proj ect proposed. Generally at a
minimum, landscaping would be provided adjacent to roads. Additional
on-site treatments would be contingent on the specific development
proposal. keviews shoulld be administrative.
UThLft SITE PLAN CONSIDERATIONS: Uue to the proposed Restricted
Inaustrial "Lone and uses expected to occur, the applicant and future
owners should be made aware of the need to comply with Aquifer
Sensitive Area Uverlay Zone standards. ti standard condition
requiring filing of a title notice should accomplish that goal.
The County Engineer has recorronended dedication of lU-feet on Flora
Koad and 5-feet on Dalton Avenue with improvements deferred to a
future R. I. U, or C. R. P.
IV. CONCLUSIUN: Consistent with the Comprehensive Pian and past land use
actions. Recommended conditions should be imposed to insure compatible
development. Review of specific site development plans should be
administrative only.
J~aw
, • ,
ZONE kECLASSIFICATION N0. ZE-125-84
V. RECOWLNUED NbENCY CUNUITIUNS, IF APNROVED:
(A11 Conditions imposed by the Zoning hearing Examiner Comnittee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) CUUNTY PLNNNINU UEPpRTNIENT
1. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Ndministrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
3. Uirect light from ary exterior area lighting fixture shall not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Uepartment review and approval prior to issuance of building
permits.
5. All current standards of the Restricted Industrial Zone, as
amended, shall be complied with in the development of this
site.
6. lhat the project is subject to Section 4.16A.05U, the Aquife r
Sensi ti ve Area Overl ay "Lone of the Spokane County Zoni ng
Urdinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
~3
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ZONE RECLASSIFICHTIUN N0. ZE-125-84
a) CUUNTY PLANNING DEPARTMtNT (continued)
7. That the present proposal is not detailed enough to determine
whether or not the use of or materials stored on the site are in
compliance with Chapter 4.16A (Aquifer Sensitive Area Overlay
Zone) of the Spokane County Zoning Ordinance. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Urder of the final decision in
this matter, a"Notice to the Public" which shall provide in
material as follows:
"PRIOlt TU ThE ISSUANCE UF ANY BU ILD INU PEFtN1IT UR
(.ERTIFICNTE OF UCCUPNNCY FOR ANY BUILDING Uk ANY USE
UN ThE PkOPERTY UESCRIBEU hE.REINAFTtR, ThE APPLII;ANT
ShALL BE KESPONS IBLE FUR (,OhiPLY ING W ITh ThE PRUV ISIUNS -
UF SPUKUNE CUUNTY ZUNING ORUINHNCE ChAPTER 4.16A
(A~UIFER SENSITIVL AREA UVERLAY ZONE). ThE PRUPERTY
whlCh IS ThE SUBJECT UF ThIS NUTICE. IS MURE PARTICULARLY
ULSCKIB~U AS FULLUWS:... .
8. Npplicant shall comply with '2U8' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
y. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Urdinances prior to issuance of building permits.
lU. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RGW and the Board of Spokane County
Gommissioners Resolution #77-1392 be initiated by the project
applicant within thirty (3U) days of final disposition of this
application, and prior to any on-site improvements.
11. That landscape treatments, as reviewed and approved by the
Zoning Administrator, be installed and maintained on the site.
Landscaping adjacent to the roads is required and will be as
approved by the Zoning administrator.
J
• ' ZONE RELLASSIFICATION N0. ZE-125-84
b) CUUiiTY LNUINEERINU UEPARTMENT
Prior To The Issuance Of A Building Permit:
l. Applicant shall dedicate lU feet on Flora Road for right-of-way
pri or to any use of the property.
2. Applicant shall dedicate 5 feet on Ualton Avenue for
right-of-way pri or to aRy use of the property.
3. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
4. Applicant shall improve Flora Road in a manner consistent with
Spokane County TYPICAL roadway section No. 1 minimum paving
width Secondary Arterial Standard.
5. Applicant shall improve Dalton Avenue in a manner consistent
with Spokane TYPICAL roadway section No. 1 minimum paving width
Access Standard. .
6. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County health District a detailed
combined on-site sewage system plan and surface water disposal
pl an for the enti re project pri or to the i ssuance of any
building permit on the property.
7. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engi neer pri or to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfacing as approved by the County Engineer, will be
required for any portion of the project which is to be occupied
or traveled by vehicles.
8. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
9. fio construct the road improvements stated herein, the applicant
may, wi th the approval of the County Engi neer, joi n i n and be a
willing participant in any petition or resolution which purpose
is the formation of a Road Improvement Uistrict (RID) for said
improvement pursuant to RCW 36.88, as amended. Spokane County
will not participate in the cost of these improvements.
~
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M Y
ZONE ftECLASS IF ICNT ION N0. ZE-125-84
b) GOUNTY ENUINEERING UtPARTMENT (continued)
10. As an alternative method of constructing the road improvement
stated herein, the applicant may, with the approval of the
County Engineer, accomplish the road improvements stated herein
by joining and participating in a County Road Project (GRP) to
the extent of the required road improvement. Spokane County
will not participa'te in the cost of these improvements.
11. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
12. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
(.onstruction, and other applicable County standards and/or
adopted resolutions pertaininy to Road Standards and Stormwater
rianagement in effect at the date of construction, unless
otherwise approved by the County Engineer.
13. Applicant shall construct a paved and delineated access
approach(s) to meet the existing pavement on Flora Road.
14. Roadway standards, typical roadway sections and drainage plan
requirements are found i n Spokane Board of County
Commissioners'Kesolution No. 8U-1592 as amended and are
applicable to this proposal.
c) CUUNTY UTILITIES DEPARTI4ENT
1. Pursuant to Board of County Commissioners Resolution No.
8U-U418, the use of on-site sewer disposal sy stems is hereby
authorized. This authorization is conditioned on compliance
with all rules and regulations of the Spokane County Health
Uistrict and is further conditioned and subjec t to specific
application approval and issuance of permits by the health
Uistrict.
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 3b.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to kCW Chapter
36.94 which includes the Owner(s) property. PROVIUEU, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
i mprovements cal 1 ed for i n conjuncti on wi th the formati on of a
ULIU by either petition or resolution method under RCW Chapter
36.94.
JO*4
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ZONE RECLASSIFICwTION N0. ZE-125-84
c) LUUNTY UTILYTIES UEPARTMENT (continued)
3. Any water service for this project shall be provided in
accordance with the Goordinated Water System Plan for Spokane
County, as amended.
4. Each unit shall be double-plumbed for connection to future
areawide collection systems.
5. The proj ect shall be conditioned with the performance criteria
of Section 4.1bA.050 of the Spokane County Zoning Ordinance for
all future uses.
d) CUUN1 Y HEALTh D ISTR ICT
1. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engi neer and the keal th Di stri ct pri or
to the issuance of any building permit for this project.
2. Sewage disposal method shall be as authorized by the Uirector of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the health Ufficer, the use of an on-site sewage disposal
system may be authori zed.
4. Water service shall be coordinated throuyh the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
7, ulsposal of sewage effluent beneath paved surfaces is currently
prohibited.
~ . e
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1
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ZONE kECLASSIFICATION N0. ZE-125-84
e) CUUNTY BUILDIN6 ANU SAFETY UEPHRT14ENT
l. The site is located in Fire District # l.
2. Npproved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Trash enclosures shall not be located adj acent to combustible
construction or underneath windows or nonprotected eaves.
4. A land use permit will be required for each structure.
5. Each structure shall be accessible to Fire Department apparatus
by way of access roadways wi th al 1-weather dri vi ng surface -
capable of supporting the imposed loads of fire apparatus. The
minimum paved roadway width, inside curb face to inside curb
face, shall be twenty-four (24) feet with no parking. Parallel
parking is permitted on one side with road widths a minimum of
thirty (30) feet. Parallel parking is permitted on both sides
with road widths a minimum of thirty -six (36) feet. Signs
noting such is required for fire lane. The turning radius of
private roadway s and drive aisles shall be a minimum of twenty
(20) feet inside and a minimum of forty -five (45) feet outside
to the curb face. Cul de sacs more than six hundred (6UU) feet
from the center line of the nearest cross street shall have a
minimum radius of thirty-seven (37) feet, six (6) inches (75
feet diameter).
6. Fire Hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.U4 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
faci]ities shall be installed and made serviceable prior to and
during the time of construction.
f) WNTEK PURVEYOR
l. Water Purveyor is Consolidated Irrigation Uistrict, and they
will supply the site with adequate water for domestic, fire and
irrigation uses; however, specific arrangements have not yet
been negotiated.
I
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ZONE REt;LASS IF ICRT ION N0. ZE-125-84
g) COUNIY AIR PULLUTIOW CONTROL AUThO1tiTY
l. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures rnust be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracki ng or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the
construction phase of the project and f rom motor vehicles using
the site following completion of the project and from occupants
of the proposed project.
5. SCAPCA Regulation I. Article IV requires registration with this
Agency.
6. SCAPCA Regulation I. Article V requires that a Notice of
Gonstruction and Npplication for Approval be submitted to and
approved by our Agency pri or to the constructi on, i nstal 1 ati on
or establishment of an air pollution source. '
7. H11 air pollution regulations must be met.
8. Additi onal Comments:
IP Nccess on Ualton Avenue east of Flora Road should be paved.
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SPOICANE WA 99213
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