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ZE-57A-73 • i GNANGE' QF C(INDITIONS NQ. ZE-57A-73 ~ SPOKANE Cal1NTY HEARING EXAMINER COMMITTEE FINDINGS AND 4RDER A. I N7RQDUCTI ON Thi s rratter having come before the 'oni ng Heari ng Exami ner Comi ttee on June 10, 1986 ( canti nued frorn June 5, 1986), and the members of the Gomni ttee present bei ng Gary N. Anderberg, Chairnan, Jerry Wi11 i ams and " Kathleen M. Carstens. B. PRDPOSAL - The sponsar, Jvhn Tonani, is requesti ng approval of a Change of Candi ti ans in thQ Comercial Zone, File Nv. ZE-57A-73, regarding three separate existi ng Conditi ons: 1} to revi ew a rnc3di fi ed 1 andscape p1 an; 2) to a1 ] aw Commerci al Zone si gn standards; a nd 3) to del ete the cQndi ti an prvhi bi ting eertai n cammerci a1 uses. , C. FINDINGS CJF FACT 1. That the exi sti ng land use i n thQ area i s resi denti a 1, comrnerei al , office building, and vacant. 2. That the Gampreh+ensiue Plan designates this area as appropriate far Majar Cammerci al develapment. 3. That the existing zvning of the prvperty described in the applieativn i s CQmmerci al . 4. This proposal is exempt from the prvvisions of RCW 43.21C (The State Envi rcanmental Pol i cy Act). - 5. That the proper legal requirements far advertisement of the Agenda Item have been fulfilled. 6. That the land in this area is suitable fvr the proposed use. 7. That the applicant has demanstrated that eonditians have - substanti al ly changed si nce the vri gi nal zoning of thi s area and accordingly, the proposed Changes of Condit3ons are justified. 8. TMat the proposed use is compatible with existing uses in the area. _ • ~ ~ CHANGE OF CONDITIONS N0. ZE-57A-73 C. FINDINGS OF FACT (continued) 9. That the owners of ad3acent lands expressed approval of the proposed use. 10o The Hearing Examiner Committee finds the proposed use to be in harmony wi th the general purpose and wi 11 not be otherrdi se detrimental to the public health, safety, and welfare. llo The following are additional findings of fact considered by the Heari ng Exami ner Coneni ttee : a} That all Conditions of the Agreement between the parties dated June 9, 1986, and as modified by the Hearing Examiner Comanittee, shal l be compl i ed wi th i n the devel opment of thi s site. De COPlDITIONS OR COPITINGENCIES APPtIED TO THIS APPROVAL ( Al l Condi ti ons i mposed by the Zoni ng Heari ng Exami ner Commi ttee shal l be binding on the "Appl;icant", arhich tevm shall include the owner or owners of the proPerty, heirs, assigns, and successorse) 1. DELETE the Following Conditions of Resolution No. 76-940 by the Board of County Comomissioners dated September 309 1976, which read as follows: . #3. "Landscaping along Adams Road shall be installed in accordance with the revised plot plan on file with the applicatione Shrub plantings within the landscape strip should be of a species which will not attain a height of more than three feet. An automatic sprinkler system shall be installed to serve the landscape stripe" "Conditions of approval applicable to the North 422 feet of the adverti sed property #1. "Advertising signs for the North 422 feet of the advertised property shall conform to Sections 4.09.125-1, 3, 4, 5, and 6 of the Spokane County Zoning Ordinance and shall not extend over twenty (20) feet above the average elevation of the finished grade along the front of the buildings." #3. "The following uses shall be prohibited within the North 422 feet of the site: Amusement places housed indoors, automobile storage, service9 and repair, beer parlo rs and cocktaifi lounges except in conjunction with a restaurant, carpenter shops, transient circus or amusement enterprise, feed and fuel yards, frozen food lockers, outdoor fruit or vegetable stands, golf driving range, miniature golf course, pony riding rink9 pawn shops9 summer resorts, transfer storage and express officesa warehouse for retail sales, wholesale office and warehouse, and trai 1 er court. " ~ . . ~ ~ CHANGE OF CONDITIONS N0. ZE-57A-73 D. CONDITIONS OR CONTINGENCIES APPLIED TO THiS APPROYAL (continued) 2. ADD Planning Department Condition No. 8 as follows: "That the applicant shall develop subject property in strict conformance with the site plan presented to the Hearing Examiner CorrBni ttee on June 10, 1986. Al l aspects of the concept and proposal shall be binding on the development; including proposed use. Variations, to be approved by the Zoning Administrator, shall only be allowed to meet Ordinance standards and conditions of approval. Any other modification must be presented to the Hearing Examiner Commmi ttee for revi ew and approval e°° 3e ADD the following Conditions: a) "BRIC6C WALL - The appl icant shall construct a 3-foot red briclc meandering wall and landscaping, both not to exeed 3-feet in height, except trees as required, from Sprague south on Adams Road to the north edge of the south curb cut. Subject to County approval9 the wall shall be tapered near the access points to permit adequate site distance clearance for ingress and egress. b) "SIGNAGE - The applicant shall reduce the height of Sign #2 as shown on the site plan from 24-feet to 20-feet or less if permitted by Exxon requirements. The applicant shall be permitted to locate Sign #2 anywhere between the two curb cuts on Adams Road. All signs shall be permanently affixeda tdo temporary signs shall be permitted on the property. c) uEXTERIOR CONSTRUCTION MATERIALS - The buildings shall be located-7ive-feet east of-t-he fo-cations as shown on the existing site plan. The exterior portions of the car wash, convenience store and service station buildings shall be constructed of brick and cedar materials as shown on the photographs contained in the Planning Department's file. The Penn-Lube building shall be constructed of wood frame materials." 4. DELETE Planning Department Condition #4 as follows: 4. "That prior to release of building permits, the sponsor shall submi t a fi nal Pqanufactured Home Park desi gn pl an to the Planning Department which demonstrates compliance with the Nianufactured Home Park Development Standards of Section 8.08 of the ZONING CODE FOR SPOKANE COUNTY, and all Hearing Examiner Conmittee conditions of approval. 3 . CHANGE OF COPJDITIORIS N0. ZE-57A-73 a) COUNTY PLANtdING QEPARTMENT 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 speci fi c 1 andscape pl an, ,pl anti ng schedul e and pravi si ons for maintenance acceptable to the Spokane County Zoning Adminjstrator shall be submitted with a performance bond far the pro j ect pri or to rel ea se of bui 1 di ng permi ts. La ndscapi ng shal l be installed and maintained such that sight distance at access poi nts i s not obscured or impai reda 3. The applicant shall develop subject property generally in accordance wi thi n the concept presented to the Hearing Exami ner Commztteee Variatians when approved by the Zvning Administrator will be penmitted, including9 but not limited to the following changes: Building location9 landscape plans, and general al l owabl e uses of the permi tted zone o Al l vari ati ons must confovm to regulations set forth in the SPOKANE COUNTY ZONING ORDINANCE. The original intent of the development plans sha11 be mai ntained. ' 4. That priQr to release of building permits, the spansor sha11 submit a final Manufac tured Home Park design plan tv the Planning Department which demonstrates compliance with the Manufactured Hane Park Development Standards of Section 8a08 of the ZONING COUE FOR SPOKANE COUNTYa and all Hearing Examiner Committee conditions af approvalo 5. That the present proposal is not detailed enough to determine whether or not th+e use of or material s stored an the si te are i n compliance arith Section 7.06 (Aquifer Sensitive Area Overlay Zone) of the ZONING CODE FOR SPOOCANE COUNTYe Accordingly, as a condition of approval, the sponsor/applicant shall be required to fi 1 e wi th the Spakane County Audi tor, wi thi n thi rty (3U) days of the si gni ng of Fi ndi ngs and Order of the final deci si vn i n this matter, a"Notice to the Public" which shall provide in material as follows: PRIOR TO THE ISSUANCE OF ANY SUILDING PERMIT 4R ' CERTIFICATE OF OCCUPANCY F4R ANY BUILOING OR ANY USE 0N THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT SHALL BE RESPQPJSIBLE FOR COMPLYING WITH THE PROUISIONS OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7o06 (AQUIFER SENSITIVE AREA OYERLAY ZONE). THE PROPERTY " WHICN IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY DESCRIBED AS FOLLOWS:....". 4 CHANGE OF CONDIT1ONS N0. ZE-57A-73 a) COUNTY PLANNING DEPARTMENT (continued) 6. That the landscaping along the west property line be increased to 10-feet, to provide a high/low mix of degetation with trees planted 30-feet on center, beginning 40-feet south of the northerly property 1 i ne. 7. That one advertising sign, not to exceed 25-feet in height and ' 250 square feet, be allowed on-site. All other signs to be less in area and height. b} COUNTY EPdGINEERING DEPARTMEPlT Prior To The Issuance Of A Buildinq Permit: , le Install Portiand Gement Conerete sidewalk along Sprague Avenuea 2e Access permits for approaches to the County Road System shall be obtained from the Spobtane County Engineer. 3e The applicant shall submit for approval by the Spokane County Engineer and the Spo6cane County Health District a detailed combined on-site sewage system plan and surface water,disposai , pl an for the enti re proj ect pri or to the i ssuance of any building pertnit on the property. 4. A parki ng pl an and traffi c+ci rcul ati on pi an shal l be submi tted and approved by the Spokane County Engineer privr to the issuance of a building permit an the property. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practicese Pabing , or surfacing as approbed by the County Englneer, will be required for any portion of the project which is tv be occupied or travelled by vehicles. 5. The word "appiicant" shall include the owner or owners af the property, his/her heirs, assigns, and successors. ' 6, The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 7. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction9 and other applicable County standards an(T/or adopted resol uti ons pertai ning to Road Stand'ards and Stornrnrwater Management in effect at the date of eonstruction, unless otherwise approved by the County Engineer. 8. Raadway standards, typical roadway sections and drainage plan requi rements are found i n Spokane Board of County ComQni ssi oners' Resolution No. 80-1592 as amended and are applicable to this proposal. , . . ~ ~ CHANGE OF CONDITIONS N0. ZE-57A-73 c) COUNTY UTILITIES DEPARTMENT 1. Any arater service for this project shall be provided in accordance with the Coordinated Water System Plan for Spakane County9 as amendede 2. Thi s project i s withi n the East Sprague ULID - Pines to Sullivane Sewer connection to the Vailey Sewer is tv be made as soan as it is available. d} COUNTY HEALTH DISTRICT le Sewage disposal method shall be as authorized by the Director of' Utilities9 Spokane Countye 2. A publ ic sewer system wi i 1 be made avai 1 abl e for the projecte Use of i ndi vi dual on-si te sewage di sposai systems shal l not be authorized. 3. Water service shall be cvardinated through the Director of Utilities, Spokane County. 4e Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Heaith Serbiceso 5. Use of pri vate wel l s and water systems i s prohi bi ted. e) CDUNTY BUILDING APlD SaFETY DEPARTMENT 1. The si te i s 1 ocated i n F i re Di stri ct # 10 , 2, Approved numbers or addresses shall be placed on all new and existing buildings in such a position as tv be plainly visible and legible fram the street or road fronting the property. Said numbers shall contrast with their backgrounde - 3. Due to the sensitive storage requirements over the Aquifer, and this site lies within the Waste Water Management area, storage , of fl ammabl e or critica1 materi al s must be a11 double contai ned to meet the requ i rements of the Aqu i fer Sensi ti ve Area Overl ay ~ Zone. 4. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or nonprotected eaves. 5. Building permits will be required for each structure. 6 • s CHANGE OF COPIDITIONS N0. ZE-57A-73 e) COUPITY BU I LD I NG AND SAFETY DEPARTPAENT ( conti nued ) 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 1 oa►est outl et 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 10004 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection facilities shall be installed and made serviceable prior to and during the time of construction. f) WATER PURUEYOR 1. Water Purveyor is Vera Irrigation District #15, and they will supply the site with adequate water for domestic, fire and i rri gati on uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution regulations must be met. This includes but is not limited to the following: le Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of arater sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Naul 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 adoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken innnedi ately to cl ean 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 6ccupants of the proposed project. h) '208' STUDY 1. Applicant shall comply with '208' reconHnendations concerning stornwater runoff and provide necessary landscaping for runoff. 7 . CHANGE OF CONDITIONS NOa ZE-57A-73 E. ORDER The Zoning Hearing Examiner Committee9 pursuant to the aforementioned, finds that the application of John Tonani for a Change of Conditions as described in the appllcation should be APPROVEDe Motion by: Carstens Seconded by: Williams llote: Carstens - Aye ddi 11 i ams - Aye Anderberg - Aye . Unanimous to APPROVE the Changes of Conditions -(3 - 0) HEARIPIG EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER9 AND YOTE s7Z alA rm r / ATTEST: For WALLIS D. HUBBARD Pl a4EVE Di rector ~ _ y V ROBIO SKI Zoning Admini strator ° L Date: qz'-~ 8 r C • y ' A D D E N D U M . TO . AGENDA, JUNf_ 5, 1986 - 4- TELEPHONE NO.: 456-2205 SPOKANE COUNTY ZONING NEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLiCATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING EXAMINER COtIMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOU14CED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. THE ZONING HEARING EXAMINER COMMITTEE WILL TOUR ALL SITES ADVERTISED FOR THIS HEARING BY rOUNTY CAR AND ACCOMPANIED BY A SPOKANE COUNTY PLANNER, ON OR ABOUT TUESDAY, JUNE 3, 1986, AT 9:00 A.M. FOR DETAILS, CONTACT THE SPOKANE COUNTY PLANNING DEPARTMENT. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAIL- ABLE IN TNE PLANNING DEPARTMENT'S OFFICE. (Continued from Page #3) - The Hearing is scheduled to commence at 9:00 A.M. ZONE RECLASSIFICATIONS 4. ZE-57A-73 CHANGE OF CONDITIONS IN TNE COMMERCIAL ZONE 41 (Generally located at the southeast corner of Sprague Avenue and Adams Road in Section 23-25-44.) Comprehensive Plan: Major Commercial Requested Action: A request for a change of conditions within an existing Commercial Zone in regards to three separate Conditions: 1) to review a modified landscape plan; 2) to allow Commercial Zone sign standards; and 3) to delete the condition prohibiting certain commercial uses. Site Size: Approximately 59,496 Sq.Ft. Applicant: _ JOHN TONANI North 220 Haven Spokane, WA 99202 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 informa- tion available at the time the DNS was issued, that no EIS has been ordered to be prepared. Comments regarding a DNS: (1) are due by the close of business hours, June 4, 1986; (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 docu- ments may be made at the public hearing, the time and place of which is set forth above. Contact the Planning Department Staff for more info rmation (509/456-2205). # # ~ # # u3 ~ ~ h~~ r,a 'y 4-1~O .4eC/t~~ r ~ • ~ "~y ~ ~ t ~ p ^ = d y--. 41 vr~~ ~EYw ~ v+ r + M O N a, 1►• ~ ~ ' t W' ~ ~ ~ ~ ~ ',I• ~ z ~°c ~.t~.•~ R~ ' ~ S 1'' c W *~.,~N ~ ~ " SP 0191. ~ - - , VE Al.~. 0 ~ . ti s ~ = ~ ~ . v ' ~ ~ ~ ~ 2 - ' ` ` ~ ~ ,'L~"~ , ► ,,r r+ ~ • ~ ~ ~,Q, ~ cj} µ ~ r A~ ~ • , pa~tOC*'~~ ~ A-7 ZE 410 5 arb~.t 4 jH ; W TM r,~~ ,'pS?1iC ' • t T c r ~ , H cr .p;bAM ~Z'. 1+ . . r+ ~r(D 4v iG ~ N 1~V E ~ • ~t'~ ~'Tt ~ ouf t ' ~ ro a 8 ~ U ' ~ y ~.,.-~rs~ ' : i ~ ~ ~ . . 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L4n+4 't+~+~ -4 , . , . : _ ~ " ~ ~-t TD ~ PLANNING DEPARTMENT ~ BROADWAY CENTRE BUILOING N 721 JEFFERSON STREET Ls~. • PHONE 456-2205 SPOKANE waSHiNGrpN 99260 SPOKANC COUnT♦ COURT NOUSf P L A N N I11 G R E P 0 R T Date: JUNE 5, 1986 T0: SPOKAtJE COUNTY ZOtIING HEARING EXAMIPlER C01-11ITTEE FROM: Spokane County Planning Department SUBJECT: Change of Conditions #ZE-57A-73; Change of Conditions regarding New Site Development plan in existing Commercial Zone . I. GENERAL INFORMATION Applicant/Owner: JOHN TONANI Aqent: Tom Quigley Proposal: A request for a Change of Conditions in an existing Commercial 7_one for the purpose of changing three separate conditions: 1) modified landscape plan; 2) to allow Commercial sign standards; and 3) to delete condition prohibiting certain uses on a site approximately 59,496 square feet in area. Location: The site is generally located at the southeast corner of Sprague Avenue and Adams Road in Section 23-25-44. II. SITE AtIALYSIS Comprehensive Plan: t1AJOR COMMERCIAL Category - Inside General Sewer Service Area (GSSA) Boundary - Inside Priority Sewer Service Area (PSSA) Boundary - Inside Urban Impact Area (UTA) Boundary Proposed devel opment consi stent wi th the Plajor Commerci al category of the Comprehensive Plan. Decision Guidelines recommend buffering, landscaping or special setbacks to incompatible adjacent uses. Concern may be expressed by owner to west (Safeco). II. SITE APJALYSIS (continued) CNANGE OF COND ITI ONS N0. ZE-57A-73 Zoning: Existing on SITE: Commercial (established 1976) and within: Aquifer Sensitive Area Oderlay Zone To the NORTH: Corrmerci al ( establ i shed 1978) Agricultural Suburban (established 1958) To the SOUTH: Commercial (established 1973) To the EpST: Commercial (established 1979) To the WEST: Commercial (established 1971) Since 1967, reiones to Commercial have been approved along Sprague. Some developments have provided extensive landscaped areas within this vicinity . Land Use: Existing on SITE: Vacant To the NORTH: Single Family and Yacant To the SOUTH: Tidyman's Warehouse Foods To the EAST: 4lendy's Restaurant To the WEST: Safeco Office Building Land use trend is changing to commercial type development; i.e., recent building of Wendy's (to east) and Tidyman's (to south). Site Characteristi cs: Site SiZe: Approximately 59,500 Square Feet Existing Buildings: None Topography: Flat Vegetation: Weeds and Tall Grasses 6 Agrlcultural Summary: Soils - Gravelly, sandy type suitable for agriculture, but is not economical for agricultural use since it is located in urbanizing area. Adjoining Streets: Adams Road to the west of the site is a 60-foot ' County right of way improved with 40-feet of asphal t. Sprague Avenue to the north of the site is a 100-foot State right of way improved with 6-lanes of asphalt roadway. Proposed Site Plan: Use: Commercial Convenience Store Auto Service, Auto uash Area, Laundromat Proposed Buildings: 4 Building(s) Footprint Area: 4,737 Square Feet Site Coverage: 8 9'~ Maximum Structure Height: 17 Feet Total Floor Area: 4,737 Sq.Ft. Building Setbacks: PP.OPOSED P.EQUIRED Front Yard 60' 35' Flanking Yard 37' 20' , Side Yard (R) 11' IJone Side Yard (L) 15' None Rear Yard 15, 15, II. SITE ANALYSIS (continued) CHAPJGE OF CONDITIONS NO. ZE-57A-73 Proposed Site Plan: (continued) Parking: 20 Spaces 20 Spaces ~ 6 Spaces for Convenience Store 4 Spaces for Oil Change Station 2 Spaces for Car Wash 8 Spaces for Laundromat Proposed Quffering Techniques: Applicant proposes light landscaping be provided on islands surrounding the site. While this is consistent with the Zoning Ordinance provisions for the Commercial - Zone, commercial office areas across Adams Road have much heavier landscaping. Proposed landscaping on the south and on the west are compatible with adjacent land useso note: - The site plan submitted for review by the Zoning Nearing Examiner Correnittee is general in nature. Detailed review to detemine compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit stage. III. SITE OEVELOPPIENT RECOMPIENDATIONS Design• Site plan lacks specific detail to determine proper setbacks. Compliance required at building permit stage. Proposed four buildings with separations is probably inefficient use of land, creates significant amount of paving and may cause interior congestion. Landscapinq: Nothing on the west side of the proposal exceeds two to three feet in height, yet the Safeco Building across the street has large grass mounds and trees surrounding the building. Proposed building will not be incompatible with surrounding commercial uses, but greater landscapirig on the west side will provide greater landscape compatibility in long-run. Some taller trees on the west side of the proposal would do well to buffer small buildings from areas west of the site. This could be accomplished by widening the west side landscaped area by another five feet which would reduce the amount of paved area on the site and thereby reducing runoff, heat reflections and potential plant loss. Signage: While most of the area adjacent to this site is zoned Commercial, having few limitations on signage, only the drive-in east and adjacent to the site has a tall sign. The grocery store to the south also has a large sign. Because signage on adjacent properties is not limited, it is difficult to recommend limitation on signage as proposed for reasons of compatibility. A twenty-four foot sign as proposed will be noticeable when adjacent to the Safeco structure since signs are much shorter here. Although future signs north of this area might be higher than proposed here. , ~ CNAtIGE OF COtJDITIOPJS N0. ZE-57a-73 II. SITE DEVELOPMEPJT RECOMMENDATIONS (continued) Fire Protection: District # 1. Cri ti cal r1ateri al s/Use Acti vi ty: Compl i ance wi th Aqui fer Sensi ti ve Area Overlay Zone. IVo SEPA ENVIROPjMENTAL REVIEW Thi s proposal i s Exempt f rom SEPa. ~ V. PLANNING SUMMaRY The Planning Department recommends approval since the uses conform to the area to the east and south, and because the site can be greatly improved with appropriate landscaping. Planning staff recommends the landscape area on the west property area be expanded by at least 5-feet to permit growth of trees 30-feet on center, beginning 40-feet south of the northern property line. Signage may be limited to height of existing signage on adjacent property to make development most compatible to the area. VI. CONDITIOPlS OF APPROVAL (All 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, assigns9 and successors.) a) COUMTY PLANNItlG DEPAR?P1ENT 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 speciflc 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 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. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Corrmittee. Variations when approved by the Zoning Administrator will be pemitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitted zone. All variatjons must conform to regulations set forth in the SPOKAtIE COUNTY ZOtJING ORDINANCE. The original intent of the development plans shall be maintained. ~ . . ~ CHANGE OF CONOITIONS N0. ZE-57A-73 a) COUNTY PLAfJNIPJG DEPAR7i1ENT (continued) 4. That prior to release of building permits, the sponsor shall submit a final Manufactured Home Park design plan to the Planning Department which demonstrates compliance with the Manufactured Home Park Development Standards of Section 8.08 of the ZONING CODE FOP, SPOKANE COUNTY, and all Hearing Examiner Correnittee conditions of approval. 5. That the present proposal is no't detailed enough to determine whether ornot the use of or materials stored on the site are in compliance with Section 7.06 (Aquifer Sensitive Area Overlay Zone) of the ZONING CODE FOR SPOKANE COUNTY. 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 Order of the final decision in ' this matter, a"Notice to the Public" which shall provide in material as follows: PRIOR TO THE ISSUANCE OF ANY BUILDING PER14IT OR CERTIFICATE OF OCCUPANCY FOR AtdY 6UILDING OR ANY USE OPJ THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICAtIT SNALL BE RESPONSIBLE FOR COt1PLYING WITH THE PROVISIONS OF THE ZOPJING COOE FOR SPOY.Ar1E COUf1TY SECTION 7.06 (AQUIFER SEtJSITIVE AREA OVERLAY ZONE THE PROPERTY WNICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY OESCRIBED AS FOLLOWS:....". 6. That the landscaping along the west property line be increased to 10-feet. • , 7. That one advertising sign, not to exceed 25-feet in height and 250 square feet, be allowed on-site. All other signs to be less in area and height. b) COUNTY ENGINEERING OEPARTMENT Prior To The Issuance Of A Buildinq Permit: 1. Install Portland Cement Concrete sidewalk along Sprague Avenue. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3e The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any building permit on the property. 4? . . . CHANGE OF CONDITIONS NOe ZE-57A-73 d) COUNTY EtIGINEERING DEPART14ENT (continued) 4. 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 with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project whicn is to be occupied or travelled by vehicles. 5. The word "applicant" snall include the owner or owners of the property, his/her heirs, assigns, and successorso 6. The construction of the road imprvvements stated herein shall be accomplished as approved by the Spokane County Engineer, 7, 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 14anagement in effect at the date of construction, unless otherwise approved by the County Engineer, Se Roadway standards, typical roadway sec tions and drainage plan ,requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposale , c) COUNTY UTILITIES DEPARTMENT le Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 2. This project is within the East Sprague ULID - Pines to Sullivan. Sewer connection to the Valley Sewer is to be made as soon as it is available. d) COUNTY HEALTH OISTRICT 1. Sewage disposal metnod shall be as authoriIed by the Director of Utilities, Spokane County. 2. A public sewer system will be made available for the project. Use of individual on-site sewage disposal systems shall not be authorized. . . CNAtJGE OF CONDITIQNS NO. ZE-57A-73 D) COUNTY HEALTH DISTRICT (continued) 3. Water service shall be coordinated through the Director of Utzlities, Spokane County. 4. Water service sha11 be by an existing publie water supply wiien approved by the Regional Engineer (spokane), State Department of Social and Health Services. 5. Use of private we]ls and water systems is prohibited. e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The si te is 1 ocated in Fi re District # 1. 2. Approved numbers or addresses shall be placed on all new and existing buildings in such a pvsition as to be plainly vjsiole and legible fron the street or road fronting the property. Said numbers shall contrast with their background. 3. Due to the sensitive storage requirements over th+e Aquifer, and this site lies within the Waste Water Management area, stvrage of flammable ar critical materials must be all dauble contained tv meet the requirements of the Aquifer Sensitive Area Overlay Zone. 4, Trash enclosures shall not be located adjacent to combustjble constructivn or underneath windows vr nonprotected eaves. 5. Building permits will be required for each structure. 6. Fire hydrants which meet the fire flow are required to be instalied prior to any con5truction. These hydrants shall be placed so that no portion vf the building exterior is more tnan 175 feet from the hydrant. The bottom of the 1 vwest outl et 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 10.04 of the Uniform Fire Code is requi red przor to constructian of the water service. All required fire protection facilities shall be installed and made serviceable prlor to and during the time of construction. f) WATER PURVEYOR le Water Purveyor is Vera Irrigation District #15, and they w11i supply the site with adequate water for domestic, fire and irrigation uses. CHANGE OF CONDITIONS NOe ZE-57A-73 g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution reguIations must be met. This includes but is not limited to the following: , 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, 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 f rom 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 tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfacese 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 ttie project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. , h) '208' STUDY 1, Applicant shall comply with '208' recommendations concerning r~~stormwater runoff and provide necessary landscaping for runoff. „ ~ f ~ A . FILE N0. ZE-57A-73 SPOKANE COUNTY NEARING EXAMINER COMFIITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on June 5, 1986, and the members of the Comnittee present being Gary N. Anderberg, Chai rman, Jerry Wi 11 i ams and Kathy Carstens. B. PROPOSAL The sponsor, John Tonani, is requesting approval of a Change of Conditions in the Comnercial Zone, File No. ZE-57A-73, regarding three separate existing Conditions: 1) to review a modified landscape plan; 2) to allow Commercial Zone sign standards; and 3) to delete the condition prohi bi ti ng certai n comnerci al uses. C. ORDER The Zoning Hearing Examiner Committee, pursuant to the aforementioned, finds that the application of John Tonani for a Change of Conditions as described in the application should be continued until June 10, 1986 at 1:30 p.m, to allow an opportunity for the parties involved to negotiate the issues identified at the June 5, 1986 public hearing. Testimony will be limited to whether or not an agreement has been reached by the parties and a decision is to be made by the Hearing Examiner Conmittee on the requested change of conditions on June 10, 1986. Motion by: Kathy Carstens Seconded by: Jerry Williams Yote: (3-0 to continue to June 10, 1986 at 1:30 p.m.) ~ . ~ FILE NO. ZE-51A-73 HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE AaOVE FINDINGS, ORDER, AND VOTE Chai rman , ~ r fi ATTEST: For WALLIS D. HUBBARD P1 anning Di rectvr zv/ y Z4ni ng Admi ni strator D ate : KI-NA rx , 2 , N• CHANGE OF CONDITIONS NO. ZE-57A-73 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A. INTRODUCTION This matter having come before the Zoning Hearing Examiner Cumnittee on June 10, 1986 (continued from June 5, 1986), and the members of the Cvmmittee present being Gary N. Anderberg, Chairman, Jerry Williams and Kathleen M. Carstens. B. PROP45AL 7he sponsor, John Tonani, is requesting appraval vf a Change of Conditians in the Camxnercial Zone, File No. ZE-57A-73, regarding tMree separate +exi sti ng Cond i ti ons : 1) to revi ew a mradifi ed 1 andscape pl an; 2} to al l ow . Comrnercial Zone sign standards; and 3} ta deiete the canditivn prohi biting certai n cammerci al uses. C. FINDINGS OF FACT 1. That the existing land use in the area is residential, commercial, vffice building, and vacant. 2. That the Gamprehensrtve Plan designates this area as appropriate fvr Ma j or Cammercia 1 devel apment, 3. That the exi sti ng zani ng of the praperty descri bed i n the- appl i cati on is Commercial. 4. This proposal is exernpt from the pravisions of RCW 43.21C,(The State Environmental Palicy Act). 5. That the proper legal requirements far advertisement of the Agenda Item have been fulfilled. 6. That the 1 and i n thi s area i s sui tabl e fior the propased use. 7. That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accardingly, the proposed Changes of Conditions are justified. 8. That the proposed use is cvmpatible with existing uses in the area. . . + CHANGE QF CONDiTIONS NO. ZE-57A-73 C. FINDINGS OF FAGT (continued) 9. That the owners of adjacent lands expressed approval of the proposed use. 10. The Heari ng Exami ner Cvmmi ttee fi nds the praposed use to be i n harmvny wi th the general purpose and wi 11 not be otherwi se detrimental tv the puhlic health, safety, and welfare, 11. The following are additional findings of fact considered by the Hearing Examiner Committee; a) That all CQnditions of the Agreement between the parties dated June 9, 1986, and as mvdified by the Hearing Examiner Committee, shal l be compl i ed wi th i n the devQl opment of thi s si tQ. Q. Ct?Na ITI QNS OR C[)NTI NGENC I ES APPL I ED TO TH I S APPRpVAL (A11 Cvndi ti vns i mposed by the Zoni ng Hearj ng Exami ner Cotmi ttee shall be hindi ng on the "Appl; i cant" , whi Gh term shall i ncl ude the owner or awners of the property, heirs, assigns, and successors.) 1. DELETE the Fvllgwing Conditions af Res4lutian No. 76-940 by the Board of County CQmmissioners dated September 30, 1976, which read as fflllows: #3. "Landscaping along Adams Ftoad shall be installed in accordance with the revised plat plan on file with the app3ication. Shrub plantings within the landscape strip shvuld be af a species whi ch wi 11 not attai n a height of mare than three feet. An automatic sprinkler system shall be installed to serve the landscape strip." "Conditians vf approval applicable ta the North 422 feet vf the adverti sed property #l. "Adwertising signs fvr the North 422 feet of the advertised prvperty shall conform tv Sections 4.09.125-1, 3, 4* 5, and 6 of the Spokane Caunty zvning Ordinance and shall not extend over twenty (20) feet above the average elevation of the finished grade along the frant of the buildings." #3. "The follvwing uses shall be prohibitQd within the Narth 422 feet of the site: amusement places housed indovrs, autumobile storage, servi ce, and reRai r, beer parl ors and cocktai1 1 vunges except i n conj unction wvi th a restaurant, carpenter shops, transient circus or amusement enterprise, feed and fuel yards, frozen food lockers, outdaar frui t or vegetabl e stands, gol f dri vi ng range, mi ni ature gol f course, pony ri di ng ri nk, pawn shops, summer resorts, transfer storage and express offices, warehause for retail sales, wholesale office and warehouse, and trai I er court." CHANGE OF CONDITIQNS N0. ZE-57A-73 D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (continued) 2. ADD Planning Department Condition No. 8 as follows: "That the applicant shall develop subject property in strict conformance wi th the si te pl an presented to the Heari ng Exami ner Comnittee on June 10, 1986. All aspects of the concept and proposal shall be binding on the development; including proposed use. Variations, to be approved by the Zoning Administrator, shall only be allowed to meet Ordinance standards and conditions of approval. Any other modification must be presented to the Hearing Examiner Comnittee for review and approval." 3. ADD the following Conditions: a) "BRICK WALL - The applicant shall construct a 3-foot red brick meandering wall and landscaping, both not to exeed 3-feet in height, except trees as required, from Sprague south on Adams Road to the north edge of the south curb cut. Subject to County approval, the wall shall be tapered near the access points to permit adequate site distance clearance for ingress and egress. b) "SIGNAGE - The applicant shall reduce the height of Sign #2 as shown on the site plan from 24-feet to 20-feet or less if permitted by Exxon requirements. The applicant shall be permitted to locate Sign #2 anywhere between the two curb cuts on Adams Road. All signs shall be permanently affixed. No temporary signs shall be permitted on the property. c) "EXTERIOR CONSTRUCTION MATERIALS - The buildings shall be located-Tive-feet east of-fhe Iocations as shown on the existing site plan. The exterior portions of the car wash, convenience store and service station buildings shall be constructed of brick and cedar materials as shown on the photographs contained in the Planning Department's file. The Penn-Lube building shall be constructed of wood frame materials." 4. DELETE Planning Department Condition #4 as follows: 4. "That prior to release of building permits, the sponsor shull submit a final Manufactured Home Park design plan to the Planning Department which demonstrates compliance with ttie Manufactured Home Park Development Standards of Section 8.08 of the ZONING CODE FOR SPOKANE COUNTY, and all Hearing Fxaminer Committee conditions of approval. 3 , CHANGE QF CONDITIDNS NO. ZE-57A-73 a) CDUNTY PLANNING DEPARTMENT 1. Approval by the Zvni ng Admi ni stratar of a speci f i e 1 i ghti ng and signi ng ~lan for the descri bed pr8perty pri or to the rel ea se of any building permits. 2. A specific landseape plan, plantxng sehedule and pravisions for maintenance acceptable ta the Spokane Caunty Zoning Administrator shall be submitted with a performance bond for the praj ect prior to rel ease of bu i 1 di ng permi ts. Landscapi ng shal l be instalied and maintained such that sight distance at access points is nvt ab scured or impaired. 3. The applicant shall develap subject property generally in accordance within the concept presented to the Hearing Examiner Cornni ttee. Yari ations when approved by the Zoning Admi n3 stratar wili be permitted, including, but not limfted ta the following changes: Bui 1 di ng 1 acation, landscape pl ans, and general al 1 owabl e uses of the permi tted zone. Al1 vari ati ons must conform to regulatians set forth in the SPOKANE COUNTY ZQNING ORUINANCE. The original intent of the develvpment plans shall be maintai ned. 4. That ari ar to rel ease vf buf l di ng permits, the sponsor shal l submit a final Manufactured HamQ Park design plan to the Planning Department which demanstrates compliance with the Manufactured Hane Park Devel vpm+ent Sta ndards vf Secti an 8.08 of the ZONTNG CQD'E FQR SPOKANE CaUNTY, and all Hearing Examiner Comni ttee conditi ons of approval, 5. That the present praposal is not detailed enough to determine whether or not the use of or materi al s stored on the si te are i n compli ance wi th Secti an 7.06 (Aqui fer Sensi ti ve Area Overl ay Zorae) of the ZONING CaQE FOR SPOKANE C4UFiTY. Accordi ngly, as a Gandition of approval, the spansor/apQ1icant shall be required to fiie with the Spokane County Auditor, within thirty {30} days vf the si gni ng vf Fi ndi ngs and Order vf the fi nal deci si on i n this matter, a"Natice to the Public" which shall prcnride in material as fallows: PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT QR GERTIFICATE OF OCCUPANCY FOR ANY BUILOING OR ANY USE ON THE PROPERTY DESCRIBED NEREINAFTER, THE APPLICAMT SHALL BE RESPONSIBLE FOR C(3MPLYING WITH THE PRaVISIONS aF 3HE ZONING CODE FOR SPOKANE COUNTY SECTI(?N 7.06 (AQUIFER SENSITIYE AREA OVERLAY ZONE). THE PROPERTY WHICH IS THE SUBJECT OF THIS NOTICE IS M4RE PARTICULARLY DESCRIBED AS FOLL.0WS:.... 4 CHANGE OF CONDITIONS N0. ZE-57A-73 a) COUNTY PLANNING DEPARTMENT (continued) 6. That the landscaping along the west property line be increased to 10-feet, to provide a high/low mix of vegetation with trees planted 30-feet on center, beginning 40-feet south of the northerly property 1 i ne. 7. That one advertising sign, not to exceed 25-feet in height and 250 square feet, be allowed on-site. All other signs to be less in area and height. b) COUNTY EPJGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit: 1. Install Portland Cement Concrete sidewalk along Sprague Avenue. 2. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 3. The applicant shall submit for approval by the Spokane Countv Engineer and the Spokane County Health District a detailed combi ned on-si te sewage system pl an and surface water di spo sa -1 plan for the entire project prior to the issuance of any building permit on the property. 4. 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 with standard traffic engineering practices. Paving or surfaci ng as approved by the County Engi neer, wi 11 be required for any portion of the project which is to be occupied or travel l ed by vehicl es. 5. The word "applicant" shall include the awner or owners of the property, his/her heirs, assigns, and successorse 6. The construction of the road improvements stated 'nerei n sha11 ije accomplished as approved by the Spokane County Engineer. 7. 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. 8. Roadway standards, typical roadway sections and drai nage plar} requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. J R CHaNGE 0F GONDITIONS Na. ZE-57A-13 c} COUNTY UTILITIES DEPARTMENT 1. Any water service fvr this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 2. Thi s project is wi thi n the East Sprague ULID - Pi nes to Sullivan. 5ewer connection to the Valiey Sewer is to be made as soon as it i s avai 1 abl e. d) COUNTY HEALTH DISTRICT 1. Sewage disposal method shall be as authorized by the Director of Uti 1 i ti es, Spakane CQUnty. 2. A public sewer system wi11 be made avaiiable fvr the project. Use of indivi dual on-si te sewage di sposal systems sha11 not be authorized. 3. Water service shall be eoordinated throug'h the aireetor vf Utilities, Spvkane County. 4. Water service shall be by an existing public water supply when appraved by the Regional Engineer {Spokane}, State Department of Social and Health Services. 5, Use of pri vate wel l s and water systems # s prohi bi ted. e) CUUNTY BUILDING AND SAFETY DEPARTMEN7 1. The si te i s 1 acated in Fi re Di strict # 1. 2. Appraved numbers or addresses shall be placed on a11-new and exi sting bui ldi ngs in such a pasition as to he plainly vi sible and legibl e from the street or road fronti ng the praperty. Sai d numbers shal l contrast wi th thei r backgrcaund. 3. Due to the sensitive starage requirements over the Aquifer, and this site lies within the Waste Water Management area, storage of flammable or critical materials must be all double contained to meet the requirements vf the Aquifer Sensitive Area Uverlay Zane. 4. Trash enclosures shall not be located adjacent to combustible construction vr underneath wrindows or nanpratected eaves. 5. Building permits will be required for eac'h structure. 6 _ . , CHANGE OF CONDITIONS N0. ZE-57A-73 e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) 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 10.04 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection facilities shall be installed and made serviceable prior to and during the time of construction. f) WATER PURVEYOR 1. Water Purveyor is Vera Irrigation District #15, and they w-ill supply the site with adequate water for d(xmestic, fire and irrigation uses. g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution regulations must be >»et. Thi s i ncl tides btit is not limited to the following: 1. Air pol lution regulati ons requi re t¢1at dust emi s,-i ons c:ur-; ng demol i ti on, excavati on and constructi on proj ects be contro 11 e ci , Thi s may requi re use of water sprays, tarps, spri nkl ers, or suspension of activity during certain weather conditions. r;aul 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 tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfacesa 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. h) '208' STUDY 1. Applicant shall comply with '208' recomnendations concerning stormwater runoff and provide necessary landscaping for runoff. 7 J o do ♦ CHANGE aF CONDITIQNS N0. ZE-57A-73 E. ORDER The Zoning Hearing Examiner Cvmmittge, pursuant to the aforementioned, finds that the application af Jahn Tonani for a Change of Conditions as described in the aQplicatian should be APPROVED. Ma►ti on by : Carstens Seconded by : Wi 11 i ams Vote: Carstens - Aye Williams - Aye Anderberg - Aye llnanimous to APPRUYE the Changes of Conditivns -(3 - 0) HEARING EXAMINER COMMITTEE HEREBY ATTEST TQ THE ABOYE FINQING5, QRDER, AND VOTE ~ irmrr r ..'0~ ~ ~ AU2 ATTEST: For WALLTS D. HUBBARa Pl anni g Director 'i r y S EVE RQB OWSKI . Zoning Administrator Date= ~ 8 ~ i Zoning Hearing Examiner Committee Actions of June 5 and 10, 1986 #2 (continued) 2) ZE-101-85, Residential Office ta Urban Residential 22 (UR-22) and PUDE-3-86, Planned Unit DeveloQment Overlay Zone (with Sewer Density Bonus): Guthrie VE- 30-86! Variance to Allow a Formula of One-Half Parking Space per Retirement Apartment Location: Generally located north of Mission Avenue, approximately 1,800 feet east of Pines Road and north of the intersection of Mission Avenue and Woodlawn Road in Section 10-25T44. Proposal: 192-Unit Retirement Apartment Complex Variance To allow a formula of one-half parking space per retirement apart- Request: ment; whereas, the Zoning Code for Spokane County, Section 8.02.060-(3) requires a formula of one parking space per retirement apartment. Action: Approval. (Vote: 3 - 0) 3) ZN-16-86, Agricultural Suburban and Residential Office to Neighborhood Business (B-1): L.B.J. Investments Location: Generally located at the northwest corner of Division Street and Graves Road in Section 18-26-43.. . Proposal: Professional Office Building Action: Postponed to the July 2, 1986, public hearing of the Zoning Hearing Examiner Committee to allow the applicant additional time to address concerns between the proposed site plan and the Zuning Code for Spokane County as well as to investigate the advisability of seeking a different zone c1assification. (Vote: 3- 0) 4) ZE-57A-73, Chanqe of Conditions in the Commercial Zone: Tonani Location: Generally Yocated at the southeast corner of Sprague Avenue and Adams Road in Section 23-25-44. Proposal: A request for a change of conditions within an existing Commercial Zone in regards to three separate Conditions: 1) to review a modified landscape plan; 2) to allow Commercial Zone sign standards; and 3) to delete the condition prohibiting certain commercial uses. Action: Continued to June 10, 1986 at 1;30 p.m. (Vote: 3- 0) JUNE 10, 1986 - 1:30 P.M. - ZONING HEARING EXAMINER COMMITTEE PUBLIC HEARING 1) ZE-57A-73, Change of Conditions in the Commercial Zone: Tonani Location: Generally located at the southeast corner of Sprague Avenue and Adams Road i n Secti on 23-25-44. Proposal; A request for a change of conditions within an existing Commercia1 Zone. An agreement was reached between the parties involved to attach additional conditions for the develepment of the proposed site, thereay resolving the issues outlined at the earlier June 5, 1986 hearing. , Action: Approval, (Vote: 3 - 0) If fijrther information is desired, contact the Planning Department's office. cmw pkolv-lyl i r SA- a-4 vynade eom rr, ehts R eS ot,+ 1, ue t'o S o ck'fi, ~ IAcc ss o R Aau;N\S Rrvd wES-r A ccE577 04 SP ra q ue - .f b~"V". 4ic S aTet Pro b le n~ i a~ d1 ~ s ~ ~ zc S? A- '73 b- 5- B b ~'ohN TvNAN ~ SQQ ue ~ AdAwns. ~ 1. 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Ajp.o ~ s .50 s , we4►f2- ~'~jt~'t 5j.N-reJ o p,a~►~ 0 PJ V-\ to', r crOw ~''Q n Q - ,rai cs ro e tA ~A pP 04 Tte\f- 000 1 . 1 . 1~~ LA ~vV~P+C~ 7 ~ ~ ~ OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASHINGTON Date Inter-office Communication TO Front S )oKa'1` CountY En.;i.nizar Sub ject iig june `lne i:oi.;owlug "c:anditluiis ui Approk 2..L' are Su,)Mit ted ior _LLiC : ;ion in tht s[aff analysis. The condi[ions are similar to those required in 1973. ~ _ "Conditions of~ Approval" which pertain to disE,~~s,~l ~f ~;r^r...-ti;.rc=r ?1,;.--;>rt n( , . . . , , f • , j . 1 _ . ~ , . . „ . . ' . , . i . ' , 1;:-1 che Spoicane County Eng 'he applicant shall suL::.;~ ~ ti.1.1 ..,Yl L . _ _ ~ . ~tipokane Caunty Heal*h Disrrirt a detailed conbined on-site sewage system pl.a~. ,nd surface wa[er disposaI plan fcr r_1~» cntlrf, nro len` Pa-i or to 0h1- 1 sst:.-r:_ ; ,v `~liilding permit on the propert , ing plan and traffic c.irculaciO►l Pld:i _,iiala D4 uJL,ict=~~: a.= .;pokane Co:lnty Engineer prior to the isauance of a building permit oti th. ,;r.operty. The destgn. location, and arran7ement of parking stalls si,a11 be !ccordance with standard craffic engineerfng practices. Paving, or surxacing ipproved by the County Engiiietr, will be required for -~rr ~o o` - ' , . '_i ` ~ . ' , . . ' . 1 . . . . • ' . . . : i - . ' . _ t , . - - . . . ' . . 1 . . ' , . . _ . , . ' , . . . . . . . . _ _ . ' . _ _ _ . . . . . ' . _ _ . . tandard Specirications iar Road and Kridge C:onstruction, and oc:her appli: ~-ounty standards and/or adopted resolutions pertainin$ to Kaad Standards a~~ -rormwater r±anngement in eifecr -roved , - .JddWHy _ound in SpokBne Board of CounCy Commissioners W•,;o?tition P., . r ti r t OFFICE OF COUNTY ENGINEER i' SPOKANE COUNTY, WASHINGTON , r 4 L n DatP May 15 19 86 r Inter-offite Communication AAft%tiP419-ftg6-vda ; Spokane County Zoning To ' from Spokane County Engineer .-qm Va'V fi} Change of Condition Request ZE 57-A-73 r Sa~bjeri ° ' r S} i ~ I ~ We have reviewed the above referenced agenda item which is scheduled for public hearing June 5, 1986. The following "Conditions of Approval" are eubmitted for inclu- sion in the staff analyeiso The conditions are similar to those required in 1973e New "Conditions of Approval" which pertain to disposal of stormwater run-off and Spokane County Road Standarda have also been included. r f r' f f 4 That prior to release of a building permit or use of the pro ert ae applicant shall: P Y proposed, the , lo Install Portland Cement Concrete sidewalk along Sprague Avenueo ' 2e Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineero ~ - , , x` 3e 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 r and surface water disposal plan for the entire project prior to the issuance of any building permit on the propertyo ,t - 4. 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 with standard traffic engineering practicese Paving or surfacing as ' approved by the County Engineer, will be required for any portion of the pro- ject which is to be occupied or travelled by vehicles. ' Se The word "applicant" shall include the owner or owners of the property, his/her heirs, assigns, and successorso 6e The construction of the road improvements stated herein shall be accompliahed as approved by the Spokane County Engineere ,r 7. All required improvements ehall 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, unlesa otherwise approved by the County Engineero , s `a 8. Roadway standards, typical roadway sections and drainage plan requiremente are found in Spokane Board of County Coomissioners Resolution Noo 80-1592 as amended and are applicable to this proposal. BMc/lvb , [ I~ r i! 1 1\ 1 ' I ~ ~ li t ~ t . ` '0""FFICE OF COUNTY ENGINEER SPOKANE COUNTX, WASHIPlGTON patp May 15 , 19 86 'r Inter-office Communication ~cr►~mei~$r~'Bd~ ~Spokane County Zoning TQ fron? Spokane County Engineer m r " ♦ Chan e of Condition Re uest ZE 57-A-73 Sub j~tct g q , 4 t' We have reviewed the above referenced agenda item which ie scheduled for public hearing June 5, 1986. The following "Conditions of Approval" are submitted for inclu- L sion in the staff analysise The conditions are similar to those required in 1973. New "Conditions of Approval" which pertain to disposal of stormwater run-off and Spokane County Road Srandards have also been included. That prior to release of a building permit or use of the property as proposed, the applicant shall: ~ ~ 5F 1 1 lo Inetall Portland Cement Concrete sidewalk along Sprague Avenue. S - / 2. Access permits for approaches to the County Road System shall be obtained from 1- the Spokane County Engineero 3e The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of ~ =L any building permit on the propertye 4. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer prior to the issuance of a buildiag permit on the ; property. The design, location, and arrangement of parking stalls ehall be in accordance with standard traffic engineering practices. Paving or aurfacing as approved by the County Engineer, will be required for any portioa of the pro- r ject which is to be occupied or travelled by vehiclesa . , 5e The word "applicant" shall include the owner or owners of the property, his/her heirs, asaigns, and successors. ~ 5T~ 1 6. The construction of the road improvements stated herein shall be accompliahed jas approved by the Spokane County Engineero ~r 1 7. All required improvements shall conform to the current State of Washington ~ s" Standard Specifications for Road and Bridge Construction, and other applicable ` county standards and/or adopted resolutions pertaining to Road Standarde and Stormwater Management in effect at the date of construction, unless otheriaise approved by the County Engineero ; ~ 8e Roadway atandards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners Resolution Noo 80-1592 as amended and are applicable to this proposal. 4 BMC/1Vb > ~ ~ t ~t ~ i IN, IHL AP1T'It-R oi the ADAtHS R D No. 1?9? h\u►ti ALI, NiLN lil 11II..SC 11►&L Va~1 ,v Investment G,~~,,A - ,g. General ~ Part.ngrsh-i n . XXaXC~'.sh~ (if tha (c,wit \ (',i sjlc►kcjrka, , in t}le StatF% oi tvashington, in coiv;idcratin>> o1 tlio kictipfita' anti other \alurtble coriqidorations, aj►d the SlBIl 4f OnP.e m&no/100. • e e•• e s e e e• tep e e DC1llclI'ti, ElFl11i ~em LN (hNe c()lUll ~ C]f Sj'►01"]r}L , tlle rec-pipt ti\iici,-,~.~f i, li, rrl~~ -iol.Ziti,% l,Ai, i-ti. 1t ,Ni- "t-r bciri~oitwci, -,ul+-i tuicl c on~~~~l-d. ud l,\ I li, sp preseilLs dt7 griillt, K1T'galil~ ,el1 77id titl\. \ 11J1tt7 +i11d tijlQk,U1,1 (ttilUlj t}!e 1(-Alo111I1g flo`,, I 1b,'d pt3T'r of laj it i5] LllFite-i I ]Il lqklkulllp ~ ~~Illll Iti 1 }1--:~ 'I11 ci1 C1r ;4,ltil lllig( nlt~ t tl-11l t - *ooo -aeI_' L'1-6v:.L' t 1 1 1 = 1 . r 1 i i s i,r_ r'T1P`r! 1Rf"F'T'TTy4', 2'hP_ Wes'f_ 10 f e et- n f T~" aC♦ 6A V P t'a t and including that portion lying Northwesterly of a 20 foot radius concave to the ,Southeast. tannent wlth-a line--parallel to and 30 feet South of th _ No .h 1 n~;..nf Sec. 23, T. 25 N, R. 44„and also beln.mtangent ►alth a line parallel tn and 30 fe&t Ea$t of the centerline__Qf Adar.is Road and a1SQ includin ;all t at portion -2yinPSouthwaz rlv a 20 foot radjUs arc concave to the Northeast, tangent wzth a ,13..ne par~llel to and Sb f.eel-NQrth o the South ine of said Tract 668, and also beina taneent wlth a line parallel to and 30 feet Tkaat ol the centerline o Adams RQad. R~~~ 4:!q e-e r ri6a ! aDC EXBCRpi o SPp~~~OUNIVellqt ~d~t rk ► • ` AXX- R eQ_(; Q 1 r. r] ] 8 F Y_ 01 tie-rt ](111 23 . 1'm,ti~lijP 25 Nnt t!►, Rruig~- 4-4 , F.IV At. 'IY) liAkrL '11U TCl II(111) thf, -,um-, mit n t h, ,+it.i Couiit N t cic- tlir.! pmposos of a lititil it_ rocist f ore% er. In ►tiifrif_„ We l~ 1~-A< <irit~) -,cA our lt'u►(1 Swili ~eal S thls 16th da,N of September l'+ 76 VALLEY INVESTMENT GROtiP This z.nstrument zs given as e Correction Deed to Mana in correct an erroneous descrlptian contalned i.n that By• Be~ I~ves[men~fCp~~~r~ certaln Right of lday Deed executed by the Grantor herein which was filed for record as Docu.ment No. By' 730~386 in Book 166 Pa~ e 104P of De~eds thereof an~ ~ > ' j ' ~f mai i~ed, mu5t be i~;cied v bot h iu5t.►ncl and K t ie )r ~...,~r_~'Partner . r E'orm 655R ` v ~ > 1 , . i 1 , . ~ n~ yz Sr I ~ i AG ENDA , JUNE 15, 19 7 3_j TELEPHONE NO.: 4 5 6-2 2 7 4 SPQKANE COUNTY PLANNING COMMISSION Time: Friday, June 15, 1973, 9:00 A.M. Place: Conference Roam A, Court House Annex (Use Mallon Avenue entrance) zoNE cxANGE 3. ZE-57-73, Agricultural to Commercial (Confiinued from May 11 , 1973) a e Location: Section 2 3, Township 25 N e, Range 44 , E a W. M a The We st 211 feet of the North 306 feet of Tract 68, Vera and the West 1/2 of Tract 68, Vera, except the North 306 feet e b e Applzcant; Kent R e Rudeen and C e L o Kapgen South 23 Blake Road Spokane, Washrngton , c e Site Size• Approxxmately 3.75 Acres d a Existing, Zoning: Agricultural, established March 27, 1942 a ; The West 200 feet af the South 312 feet of Tract 68, Vera,was approved for rezoning ta Commercial after the Planning Commzssian's hearing of May 11, 19730 e o Pmposed Zoning: Commercial f o Proposed Use of Praperty: Retail Shops and Storage g. Application of Zoning Provision: Chapter 4 0 21, Section 4.21.040 , i f . . , . u414-EtiwAq - ~ ~ai~.~~'w►~}+ ' - - - . ~ i ~ w' V9 ~ . 03 / b ~ d ~ CIyEASIp~ ~ Q, ~ro - - 1 - d SPRAt,u~ 14t,1F. 4.~ - Q S 4 • vil ~ OfN9 ~ i ~,fft A,s. ~ ~ NoRT9 ScA►,LE•igr`' _3_ , ,1/[INUTES June 1f, 19 7 3 Z ONE C HANGE ZE-57-73 - AGRICULTURAL TO COMMERCIAL: RUDEEN AND KAPPEN (Continued from the May Hearing) Planning Commission Recommendation; Approve, subiect to the followinq conditions: (Vote was unanimous o ) A. CONDITIONS: 1. Dedication and improvement to Spokane Counfiy standards of the west 10 feet of the advertised property along Adams Road for right of waye (Improvement shall include curb, sidewalk, drainage control, and paving to existxng oil e) Additional commente Regrading at Adams and the Milwaukee tracks may be required to provide for acce s s to Second Avenue. The Spokane County Engineer's office has also requested that the required sidewalk be placed along the curb o 2. Dedication and improvement to Spokane County standards of the south 60 feet cf the advertised property for right of way. 3. Landscaping along Adams Road shall be installed in accordance with tha- revised plot plan on tile with the application. Shrub planta.ngs within the landscape strip should be of a species which will not attain a heigh-L of more than three feet o An automatic eprinkler system shall be installed to serve the landscape strip, 4. Dedication of a 20 foot curb radius oi1 Lne southeast corrier of Adams Road and Sprague Avenue. 5. Installation of sidewalk along Sprague Avenue to Spokane County standards. G. Approval of access by the Spol;ane County Engineer's office. 7. Ir_stallation of fire hydrants in accordance with the requirements of the Spokane Valley F~re Narshall a Conditions ofr approval applicable to the North 422 feet of the advertisea property. , 1. Advertising signs for the North 422 ieEt of the advertised property shall conform to Sections ~110 09 0 125-11 31 4, 5, and 6 of the Spokane County (cont'd) -3- o~ }i o ZE-5 7-73 - AGRICULTURAL TO COMMERCi.AL (Cont'd) Zoning Ordinance and shall not extend over twenty (20) feet above the average elevation of the finzshed grade along the front of the buYldin, s o 2. Approval of a lighting plan for the North 422 feet of the advertised property by the Director of Planning. Such plan shall be designed to confine illumination of the site e 3. The following uses shall be prohibited within the Nortih 422 feet of the slte : Amu se ment place s hou sed indoors, automobile storage, service, and repair, beer parlors and cocktail lounges except in conjunction with a restaurant, carpenter shops, transient circus or amusement enterprise, feed and fuel yards, frozen food lockers, outdoor f rtxit or vegetable stands, golf driving range, miniature golf course, pony riding rink, pawn shops, summer resorts, transfer storage and express offices, warehouse for retail sales, wholesale office and warehouse, and trailer courte BACKGROUND The advertised property is situated on the southeast corner of Sprague and Adams. Although the southwest portion of the site was approved last month, the balance of the proposal was continued because of a Iack of sufficient information on the submitted plans o The applicant proposes to utilizze the northerly portion of the site for certain retail, service, and office uses and utilize the southerly portion of the site for retail and storage facilities. B a REASONSe 1. The Comprehensive Plan indicates that the properties between SUragile Avenue and the Milwaukee Road tracks in the Vera and Opportunity communities are appropriate for cominercial uses. The Planning Commis sion has recommended approval of Commercial Zone chance requests along Sprague Avenue in accordance with the Comprehensive Plane 2. The Planning Commission is of the opinion that the recommended condi- tions of approval will insure compatfbility of the project vvith residential pcapei4-lee--&f-t4ie-pr.ag.eet-wrtl-resi-den-ttarl, propertie s to the north of Sprague Avenue, C. GEIVERAL DATA: 1. Locatfon; Section 23, Township 25 N., Range 44, E. vV . M o The we st 211 feet of the Narth 306 feet of Tract 68, Vera and the Vvest 1/2 of Tract 68, Vera , except the North 306 feet, w4_ (cont'd) 1 f ' ZE-5 7-73 - AGRICULTURAL TO COMMERCIAL (cont'd) 2. Applicant: Kent R. Rudeen and C. L. Kappen South 23 Blake Road Spokane, VVaslungton 3. Slte Size: Approximately 3.75 Acre s 4, Existing Zoning: Agricultural, established March 27, ] 942 0 The VUest 200 feet of the South 312 feet of Tract68, Vera, was approved for rezoning to Commercial after the Planning Commission's hearing of May 11, 19 73 . 5. Proposed Zoning: Commercial 6. Proposed Use of Property: Retail Shops and Storage 7. Application of Zoning Provi sion: Chapter 4 0 21, Secta.on 4, 21. 04 0 -5- ¢ ~ • ~ , MINUTES May 11, 1973 ZONE GHANGE ZE-57-73 - AGF.ICtTLTURAL TO COMMERCIAL: RUDEEN AND KAPPEN, Planning Commi s sion Recommendation. Approve the We st 200 feet of the South 312 feet of Tract 68, Vera, Subiect to the followinq conditions; A. Conditions; 1. Dedication and improvement to Spokane County standards of the vde st 10' of the approved property along Adams Road for r/w. (Improvements shall include curb, sidewalk, drainage control, and paving to existing oil. ) 2. D e d ication and improvement to Spokane County standards of the South 6 0' of the adverta sed property f or r/w. 3. L andscaping along Adams Road shall be installed in accordance wifih the approved plot plan on file with the application. Plantings witlun the landscape strip shall be of a species which will not attain a neight of more than three feet. An automatic sprinl:ler system shall be installed to serve the landscape strip. 4. Approval of access by the Spokane County Engineer's Officee 5. Installation of fire hydrants in accordance with the requirements of the Spokane Valley Fire Marshal. Continue the balance of the adverrised area to the June hearing. B. Reasons; 1. The Comprehensive Plan indicate s that the propertie s between Sprague Avenue and the Mllwaukee Road tracks in the Vera and Opportunity communities are appropriate for commercial uses. The Planning Commission has recommended approval of Commercial zone changz requests along Sprague Avenue in accordance with the Comprehensive Plan. 2. The Commission has continued the balance of the proposal to allow the applfcant to submit additional development plans. Because the properties to the north of Sprague Avenue are zoned residential, more evaluation of the reque st i s nece s sary. (cont'd) - - : , . ZE-57-73 - AGRICULTURAL TO COMMERCIAL (cont'd) C . General Datae 1, Location; Section 23, Township 25 N., Range 44, E. W. M. The West 211 feet of the North 306 feet of Tract 68, Vera and the VVest 1/2 of Tract 68, Vera, except the North 306 feet e 2. Applicant: Kent R. Rudeen and C. L. Kappen South 23 Blake Road Spokane, Washington 3. Site Sizeo Approximately 3.75 Acres 4. Existing Zoning; Agricultural, established March 27, 19~'12 5. Proposed Zoning: Commercial 6. Proposed Use of Property: Retail Shops and Storage 7. Application of Zoning Provisione Chapter 4. 21, Section 4, 21.040 -4A- Fl • 4' ' a C S ! ` ! . . ~ k ~ ~ . G~' ' { . I . • 5^.L ~ ~ ~ 9+ ~ ~ y + . { . '1 1 - S~ . . ~~..P~' . ' i ' r~ ii"" , ` `f ~ -F. . ` ' . .ry . , ' _ ~L ' ~ ~ I ~ . _ ' ~~L ~ ' i t~~~ f'_ . 1 . ~1 . 1 ~Fi yy~ y.. i 0 ~ + ° N 4- o ~ ~ , t, i ~y , ~ , ~ ~ a A U F +d+ _ f - ~i r ~~9,fx~' _ ~a7• t, ` ~ ~kCO 4~p • a ~ ~ •r ,.a; ~ , t~6~ i~ ~ ~a sr. I ; N ~ . -i~ ~ rt ~ + ¢ lf 4 ,i . ~ ~ O° ' r ~-'•r YL ,t , • J~,., . r ' `1 ~i. ~ . 47 ~1 ~ ~ /~L~~ V • ,,d~ r il Vi ` Ar 41' . ~ I I ' ~ r~ ~ y~ ~ _ _ . u'= r + , ~ > Y~ + ' ~ O~ f , ~ r►. ~ . , ,b ~ . . N Q ~ +'~6r+ , o. ~ r , ~-~•r . ~ , . . . , . ~ Q.S~p'€ hT'ff~'+ Q 4 0'.... ~ N ~ _ ~~,,..,~.Y..~.,,_--•' . , • • . ~ , t~~ v it N Lju u~ '1, tr ~ t ~ ~ ~ . ~ - ~ ,~A, ~ ~ •'''.i~ r ! , , L~' ~ r~':~ F►~~•`/ r ~ ~ v v ~ n ~ a r ~ d cf f~o3ect .~59+fi:A N '~3d~~nnrr~~ of ProIect ° ~ ~ ,c ~ , ~ ~J,~ h ~ ~ ~ ~ _ ~ ~ ~ ; +~'l~i ~ ~ ~ ~ ~ ~'•C i~ ° ~ R ",t :ct s sT. CNIRLlT~ ' 4' t r ~ . '46~ 1~ ~ ~ ~ ~ IyA` . I , ~ m r► ~ 0~ ~ ~ !ti. t~ , ~ . f r~~` ' ° . : tl,~ . ;v'f'l ~ ~ ~ ~ ~ ' • ~ ,~i'~ I P .h.~' ` . i ~ ~ ' . .a . • „ . . ~ ~ ~ i 1,. , y ; 47`~ . ~ - • .~1.,~ I ~ ' ^ ~ €bw~ Vk- L. 1MA N K6i;~ ~F 1 ~~y . . p 1•g~, ~ r ~l9,n f ` ~ ~ l:"f~+ 4.14 iwLLt~~7 i•~G,ara7 Qc,4ef~'t= M ,Mt.tt1 -~'SVg~~~ . bt • ~ v r-~, ~ ~ » 1 .June 6, 1973 Mr. Gary Kennally Spokane County Engineers Spokane County Court House Spokane, Washington Dear Gary: Recently we submitted approximately four acres of property at the southeast corner of Sprague Avenue and Adams Road for commercial zoning. At this time, the south 1/2 of the property has been accepted by the Spokane County Planning Commission. As per conversations with Dan Clark, he has requested a 10 foot right-of-way on Adams Road as well as a 50 foot right-of-way on lst Avenue. Would you please prepare deeds so that I can have them signed for ded i cat i on of th i s property. It would be appreciated if we could have this completed as soon as possible so that construction can start in the immediate future, Yours truly, TUPPER INC., REALTORS \ KENNETH J. TUPPER B roke r KJT/d s ~ EAST 9803 SPRAGUE AVE. • SPOKANE, WASHINGTON 99206 • (509) 928-1991 ~ J _ _ . , . '_•~t r'.J=;v..i ~.~i. - - , i-t*~ of' tlie Cot_untv of' Spoka:, oi' tiV;siiin~,rton, in r_onsicteration af' the beneL'its amd other valUable- consideratioiis, i: ~ i,f~ Qne a~d no/l00...........pollars, paid him by the Count}- of' Spokar: T~---F~ ipt ti%hereor' is here'ny aclcmow? ecgecl, t►ava granted, baroained, sold and conv!?yed, ar:d b~: th- ~=-•n: ~(lo L,rant, bargain, sell :md conve,y unto said Spokane Countj•, the follotivir-: ~ sa tu3t.ei in `~'po'scuno- Comt,v, in the Stste of tiVashington, to-wit : . t - , . f •,1.1 t~ } ~3--Tp ~~I - T'!p!~'["~~~ - ! . . ~ . .ll_ . ; 1U1.~,J .1 1 Cyii-4 r~. . . . .i _ ~ ~ ~ . . ~ • _ ~ ~~T~' n+r~+F~T~~~~ ! QRlI~~ ~ ~ ~ 3_7~4~~'~ CI !~1 .J ~ _ 4t;? E44*4p- . a _ e _ . ~ . J Tha North 60.CO feet of th- ~ h-r' . ~ . v v ..o~~,. ~~.G., fa~t ~o^ r Tract 53 VERA. , . ~ ~ _ { - ~ • 1 . . ~f ''i~~j; . ~ . • `i I . \ 2 3 N,.ir'I.?:. EL-"L r1~1D TO HOLD r.hP sarne, L:nto the sai.ci 5pohane GOL:nty i'or iile purposes ot' a puoiic -ruaui ~ seal • . „ ~ • , : " ~~~p ~rt't.intn C r 1i:= h, this?9tZ 73. •J '.z i 1:a . , . . . . . _ .5~'.L M_,r-i,2(J, be signed by boch husband a!:d wife.) 61~R J . . , • ~ L ~ ~ ~ I) D 1L7 4 - - S iiV .'iD ' Vr). -r :1t1.. 1iL•'.ti iiY 'MI-:~E I'IE5L•:\TS, Th_ ~~e.* l!it.:i= ~.O~.L'1Lt" Oi1~;r"•~iiL'l~'. ~ r: ~ i~•~ 5t :ze of yva=,hin,ton, in ~_onsideraLion of the bAnAfits, and ottip-r valuable censiaerations, and o;°1 cst' ur•e anci r.o/3 00 . . . . . . . . . . . . . . . . Dollars, paid rim by- the CoLu1'ty c,f (:lie ;tiharFo:' is hereby uclalowledged, }iave ;ranted, bargained, sold and conveyed, 3nC1 Lly thF'SF? ~ Izrk?s-~:!r.s clo grant, bargain, sell incl convey lTito said Spokane CoLmtyr, the follotivinn described parcPl , ot' lzzic.i, situate(l in 5pokane CoLMtl,-, in the State of' tiVashington, to-wit: A- .,-•,-~~-=41 1 _ j 4-m~ t~~, saitA , z.. LLCT'0"t- .fe-?ST'.T'r .~t •^'S_'~.':' Z'r'i, -'=s_TZ'. s^'.y'T ~y,~.~, e..~' • _ _ - ~ - - - - - '~"'~'i'r> C-It#4=i4t-iRelw., The Easf 10.v0 fe-' or the ~ ~~~•~s. v~::~ ,,~_of Tract 6S UERA7 and inc'uding that portion lyina Northrvesterly ~ ~r'.~•n' 1Ve to the Southeast wiih a radius of 20.C0 fest at the tiorthwesl- the °nCs of sai d arc be i nF tan-ent wi th a 1 i ne paral Iel io and , " 30:GQ.•re-_~+_''z--jcuth of the INorth 1 ir,e of said Tract 68 and also beinfl tanQent witn ~ aline par'a11eI to ar.C ?G.UG feet cast o~ ~he centerline or Adams Ro?d ana aiso incluein.o al} that portion I'virF Southwestsrly of an arc concave to the Nortreas} 4vith at-zdius of 20.00 feet at the Z'Sauthwest corr.er thereof; ~he ends of said arc :.einr tanqen: ~,vith a line paraZlel to and 90. 00 feet i~orth o~ the South lina ~f .~~aid Trac± 68 ano aiso being tanq=nLL with a line parallel to and 30.00 fee± casi the c-_n~eri ine oil' Ad?ms Road. il .1 To:YC'iJI11p HAE'E :A.hv 'f0 Ki1T.D ;,h~ sznme, <<nto the s?id Spokan? Cnimry for tile ntjrposes af a. ptiblic roaci . . . , . ..,i-- i!:1~.'. _l:.!f.i-~ . •i_ - ~ Ii~lIt . ~UI ti...i1 . ~u..19 73 . `«?TU,: I; m,:: ied, a:u:,c be s i.-ned hy buth husband and wife. ) ~ ro : r. c' j $;1 t: J I NIORT1i , S P R A G U E A V E N U E (East 14000 Block) 150' 'ted 60' 233' 860' 60' 201' 111' ~ 168' - For%Bank Poten-i Poten- Bldg. ~ tial ~ tial Expan_` Expan_ sion sion v Available ~ Avai.lable ~ for for lease. Site of Divisional Headquarters _Available I I lease. ro Owner will for Safeco Insurance Campany ~ • 11l ' Me r b u i l d t o O u m e r wn l l b u i l d will MO o suit . ~ to suit. build P ~ Co sut . ~4 ; ~D N _'0 Ln N U1 N t0 3'n ~ o ~ 312' = I .+w . . . . . . ~ ~ ..~~r~w SEOOND AVENUE (to be imQroved) ° ~ r C.M. t.P. RR :IOT TO SCALE ~ 9ro SS _ 4p592~_ AIP 7 qpl:Q- / Q lK!iL Qr ~~~tZl.e: _E & NAGOOD C0. 305 t,,ashingtor. Mutual Rldg. 5nokane, Washington 99201 (509) 838-6541 • , ~ AGENDA, MAY 11 , 1973 TELEPHONE NO.: 456-2274 SPOKANE COUNTY PLANNING C4MMISSION Time: Frlday, May 11, 1973, 9:00 A. M. Place: Conference Room A, Court House Annex (Use Mallon Avenue entrance) ZONE CHANGE 4. ZE-57-73, Agricultural to Commercial a. Location: Section 2 3, Township 25 N., Range 44 , E. W. M. The We st 211 f eet of the North 306 feet of Tract 68 , Vera and the West 1/2 of Tract 68, Vera, except the North 306 feet. b. Applicant: Kent R. Rudeen and C. L. Kappen South 23 Blake Road Spokane, Washington c. Site Size: Approximately 3.75 Acres d. Existing Zoning: Agricultural, established March 27, 1942 e. Proposed Zoning: Commercial f. Proposed Use of Property: Retail Shops and Storage g. Application of Zoning Provision: Chapter 4. 21 , Section 4. 21 . 040 _ VALLEX kjgt vaLLEYw* + I ~ Y rJ ~~XoN N ~ 2 ~ C , h N ~ M4 /A/ ~ feI~ERSIOE ~ ~ a y e~oERS~~ ~ S r SPR~4~vE Q 0 ' E ~ - i?. e. , -qTN - N I I) ~ NoRTN S~p~E;1as Zooo~ -5- - ~ ~ ~ . _ . . - Nf!/R 7 v! 4 iJAV? . , . . , f JFrr 00 - - - ~ - ~ ~ c-- C ~ r F ti G,d I N~ C . I ~ I I I ~ 1 1 _ - - Sl ~ . - A I ♦ ~ ~ I I + I ~ ~ ~ - ~ ~ . ~ . -4t _ v 'w w a ~ • ~ ~ ~ . ~ y4 t►' ~ ~ ♦ V ~ 4 ~ b ~ . ~ ~ ~ ~C I ~ . ~ r ' ,0 - - - . . f~ 4 4 • ~ - - ~ ~ lr' ~ _ • F - p - - ~ r n N I • 7/ ~ ~ I ~ !3A q I ~a r I ~ Nz1r e2.a7 w C+ ( t. ~ • 0 h ~ . ~ 17 r . _ . f 'U! 1 '1 AVL ~ RIGa.. OF R~AY DEFD '7Ei{~r31'70~L~~ YeL. IN TIiE NUTTF;Ft of ttie ~i TMjRQA hNOw A.LL 1ILN BZ TNESE PEtESENTS, That Va,llpv Imrestment Group - 3 Cerie2"al of the Cotmty of Spokane, in r,h-:~ State of Wa:l11I1gtOI1, in cOr-►siclnration of the benefits and other valuable considerations, and ttie siun of One-a1d 110/100 Dollars, paid Them by the County of Spol:ane, the recPipt tirhereof is hereby aclmowledgecl, have granted, bargained, sold and com•eyed, and by these presents do grant, bargain, sell and convey i.mto said 5pokane Cuuntt•, the following described parcel of land, situated in Spokane Cotmty, in the State of Washington, to-wit: 1 i Tt ~ LZ.P - _ , b ' ' l _ Pet- _ . , b i , _ ~ _ culd . . MP_ We,-.'f 1n feet:_..nf'TraCt- 68 Vera, and including that portion lying Northwesterly of a 20 foot radius concave to the Southeaat, tannt i!Lith a line p r lel to and '~0 f_et South of th . No_rth l;np of Se.c. 23,L_j, 25 N.,-j R. 11 u_and al5o bei ng tangent iri.th a line narallel to and 30 fest East of the CPnt Prl inP of Adams Road and lso including 11 t at nortion lying SouthwesterlX, a 20 font, radius arc concave to the IVortheast., .angent with a line barallel to and 86 fPA± North of the South LnP of R;;id Trqct 68, and a1; o beiniz tanRent with a line parallel to and 30 fPet, E st of the centerl?n_P of Adzms RoadT ` r ~ ua~ ! ~ ~.X9f1;~ ~2c SPO?SAfiE CiUHTY4W,1SNs; - -a~,lrar . • i. .r RPq nOurt, HOusP/" . ; ` • - ~ . • of' SecGior) 23 , Tocvnship 25 Nortll, Range E.W.M. TI-1 Tr \VP ,A%7) T) ~T11 tl:,, v f'cir t}ir, ptirposf-- nf a pi,li_~• rna~l forev.-.j• . We ~ > > OuY' S S r • , ? In ~►itness titi~hert-~~,1' li~ivt }i,~reunto set ~i~ui~l aricl seal_ da`- ot• Seutember 19 76 . VALLEY INVESTMENT GROU Th.i.s instrument is given as a Correction Deed to - 1•.an~~i>>:-. correct an erroneous description contained in that By: Bel~§ Investment7Co, p csrtain Right of Ulay Deed executed by the Grantor herein which was filed for record as Document No. By' 730~~pp386 in eook 166 Pa§e 104~ of Deeds thereof an~ partner If married, must be igned y both husband and wife. _y: F - { Fo r.r i1 ~ 1J' jy . ~ RIGH7 OF WAY DEED 76009170363 ~ - . uCl. 405 PAGE 498 IN TH E MATfiER of the 2I'Q..AZT~' `IUE \ o..... 2Z9.9 . KNOW AL,L riEv EY THESE PRESENTS, That....... Va-11-1ey.._I.CiTest:ent._Crz= ._:-_.a..Cenerzl. ' ~'-.-..r_'~.,r.~zhip............................................................................. i~ic~cxxk~lof the CountY of SPokane, in the State of Washington, in consideration of the benefits and other• valuable considerations, and the sum of_.........Une__.and...nof 1Q~J~..._~~_.........._...~.....~...~...~...._Dollars, paid...thiam....... by the County uf Spokane, the receipt whereof is hereby acknowledged, have granied, bargained, sold and conve}•ed, and by these presents do grant, bargain, setl and convey unto said Spokane County, the following described parcel of land, situated in Spokane County, in the State of VVashington, to-wit: i ic.. . l'r~rt,-of-Ft~cd . ~ . ~ f ~ _ , ~ dt .L,-- ~ r . ~F tFQ,Tnlr~Cn~t tv Fnoin~+nr~ ntrpr nrrncs ...~~..SQu,~i~..Q~...~~~~ of the j~iest v 11~ :o.f Tract;..b~ of..Ver~a,...Exce~at..t~he..R.aia.roas~.R~.g~7.t..4X .-WV 1_ ? E. rXCt58 ?J( ~9 .~+.~_...,1 •5~~~ . ---.._.........--•-----..........:of Section..23 Township..... 25....,.TTorzh,-R_4nge__,.Iili..-;, E.W. m. TO HAVE AND TO HOI,D the same, unto the said Spokane County .for the purposes of a pubf ir road forever. ' . - • ' • our s s 16th In witness whereof........................ have hereunto set.............................. hand.._. and seal.:__ this............... . ePtember 19 . ~ • day of__......- S-••• VALLEY . , .,INVESTMENT GROUP This instrument is given as a Correctioh Deed to By: Beg~vest Managing P ,t~n~r correct an erroneous description contained in - ~ l~ that certain Right of Way Deed executed by the gy., / . artner urantor herein which was filed for record as ~ ' """"'-""-"--"~~~~e`~~ ~ DocuaRpk 7~4~P~,st~b PA b~th ?d39FaX47wife.) By : ~-C~~ • - ~YG ~-Partner ' u ~ J ~ ess ~ • . • , ~ . . , . . . ' ' . • , , . r.~.~ ~ r - v ' ~ ~ ~ ~ ~ • - . ,J`"~ , _ r ' • , J..~ ~ . 1 _ ; . _ - - ' _ - Y . ~r _ ~ . G ~ ; ~ ~ ,Z; ;,,t,r„~ ; - - / Li~_~ : 1, ~ ~ _ ~ /f' .,~l.` • -j7! ~ ~ T - rT " _ - - - f ` _.._1 - ~ f • - , . ~ G • ~ ~ f . .G~r-_ ..f- . % / + I ~7 r• s:2, , . _ ~ . . - - " r~ ! - , ' t'` • _ - • . ~ , _ _ , _ ..a-~... ~ _ - I-T . - - - . - . _ _ . ~ . . _ - _ , ~ ..._._--.r . ~ A D D E N D U M TO AGENDA; JUNE 5~ - 4- TELEPHONE NO.: 456-2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO THE 5:00 P.M. ADJOURNMENT, WILL BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY THE CHAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. THE ZONING HEARING EXAMINER COMMITTEE WILL TOUR ALL SITES ADVERTISED FOR THIS HEARING BY COUNTY CAR AND ACCOMPANIED BY A SPOKANE COUNTY PLANNER, ON OR ABOUT TUESDAY, JUNE 3, 1986, AT 9:00 A.M. FOR DETAILS, CONTACT THE SPOKANE COUNTY PLANNING DEPARTMENT. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AVAIL- ABLE IN THE PLANNING DEPARTMENT'S OFFICE. (Continued from Page #3) - The Hearing is scheduled to commence at 9:00 A.M. ZONE RECLASSIFICATIONS 4. ZE-57A-73 CHANGE OF CONDITIONS IN THE COMMERCIAL ZONE (Generally located at the southeast corner of Sprague Avenue and Adams Road in Section 23-25-44.) Comprehensive Plan: Major Comnercial Requested Action: A request for a change of conditions within an existing Comnercial Zone in regards to three separate Conditions: ' 1) to review a modified landscape plan; 2 to allow Comnercial Zone sign standards; and 3 to delete the condition prohibiting certain corrmercial uses. Si te Size: Approximately 59,496 Sq. Ft. Applicant: . JOHN TONANI North 220 Haven Spokane, WA 99202 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 informa- tion available at the time the DNS was issued, that no EIS has been ordered to be prepared. Comments regarding a DNS: (l) are due by the close of business hours, June 4, 1986; (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, comnents on the DNS and any other environmental docu- ments may be made at the public hearing, the time and place of which is set forth above. Contact the Planning Department Staff for more information (509/456-2205). ~ vi ~ W,._-- ~ 40 . K • 7 ~ 7 a. ~ . L ~ Qt . r ~ ~ l"EYW ~ ~ ~ ~ ~j r ~ 4 W > r r ► ' ut -A o ~ y j•~ VIE . Na 23~2 t t p Q . ~ ' ~ ! • Paloc", - PV , , t~1C0,~ < ' W r.n►P v ~ ~ , : ~ 0✓ ttos~rt T~ . . ~ • ~ ~ , . ~ • ~ ~ t RQ Wo~ed• y rs 7Tr .,.:~HO ~ `G putt ~ ~ r.t T g' Q ~ ~ ~ ' a a at pT►t ' ► ~ < ~ ir. 1 T,, ~ • O a . ~ d a 13T JL ~ , J► ' t N ~ T E t+T N ~ tic~'~ ~ Z ~ ! br , y ~ < IX E • ~ 4 ENC~~GN , ; _ '1's~~~ ~c;~ ~ t S-'•': ~ W • r `T ~ 1,~ t~' Q" 4 t vit ~ , RI H;T;OF WAY DEED I600170385 • 'OFF VQl' PaCE ~ . IN THE MATTER of the .........................~I!ID..AVENUE......................................................No..... 2Z99................... _ KNOW AI,I, MEN BY THESE PRESENTS, That....... Valley...I,Clxestmetat..Gr.aup.. -...a..General. X" artnership............................................................................. kyam't6m of the County of Spokane, ~ in the State,of 1Vashington, in consideration of the benefits and other valuable considerations, and the sum . okane, of 4ne...and.. no~1Q0. Doll a rs, paid ...them .......by the CountY uf SP the. receipt whereof is hereby acknowledged, have granted, bargained, sold and conveyed, and by these presents do grant, bargain, sell and convey unto said Spokane County, the following descnbed parcel of land, situated in Spokane County, in the State of 'vk~ ashington, to-wit ; , ' I i ~ - . . I • {44Ar -qon.4:~4:. Enf-r, nvrr nnr1 nrrncs.... 7aPc..j.el.ott..West.,Half...(W)... I ~ ..b4. a~..V.ex~a}..Fxce~.t..t~he..R.a~.road.R~,g~,t~..o.f..yI~t .....................1................................................... R c ~s ex emp: ~te a . ~ . . By ............................................................................................................C~010a~A A~ O..JI................... ........of Section..23 Township..E.W.M, 'I'0 HAVE AND TO HOI,D the same, unto the said Spokane County~f r ~pur~oses of a public roa~1 forever, af + C: ~ l `,a? - ~ . we our s s T6~h ~ In wrtness ~vhereof ........................have hereunto set..............................handi~:,and,,sgaj.:;. thiS............................ ~ day of September 19...... 76 . T h i s i n s t r u m e n t i s g i v e n a s a C o r r e c t i o n D e e d t o VALLEY INVESTMENT''GROUP P~ By; Be~~ est in~ r correct an. erroneous description contained in ••~••~~•.•••~••~Mana ~ ~ that c rtain Ri ht of bJ Deed executed b the ~ ~ . - artner ~ ~ ~Y Y By. .(Scal) rantor herein which was filed for record as ocuM#E:7~~qQ.U4~ PA bly~-U61uth ?MFaiA147wJte.) By: ,cr.•~ . e-7 Partner J 65s . . , . . ~ . . . ~ ~ . . ~ ~ R' iT OF' WAY DEED '730~;~Of~~3''lVCI. 166 PAf,E104. N . ~ ~ . . ~ . , . . . .a , . . . - ~ . . . - ~ , . . . ~ . . . TN TIfE AiATTER of' the 1ST AVENIE No. 2299 , KNOW AI.I. ME+1+1 BI' THESF YRESLIVTS,. That Carl L. Kappen #*"4--- . . iiH4 , (,i' t.ho ('ount.y o1' Spc,kano, i►i l,}io St.at,e of' Wtishirigtoil, ii► 4•orisidot-at. ion o1' t 11c. t►w"11"1'i t.s ;I►id ot,hor valualilf• coiisidoratio>>s, aaul I t lio stun of' One and no/100... ..Uollars. i,aid him b,y t:}io ('oiuity of' tijxolcalro, i_h(, re-ceipL rr}iereoi' i.s lioreby acl'alc,a•led;;0ci, havo~ ~;rzuitt~~i, 1>ar•hair►ee~, sold arid corn~e~l~~ci, <ui(i t~}~ t}~~~~~~ presents do grant, bargain, sell aiid convo.y tuito saici 5'pokaiie Cowit,y, the fol l owing, dosor ibod paro-l of' land, situated in Spokaiie COlII1tV, iri the St.ate of' Washirgton, t.O-N'it: A t4 P~i#1 A~'--I R110 n=T~-:~1~0:; ±~+1 •Z~A-V 'H14 pai2~kli otl- 7._., 7 1'nnt c}rizrn, ec n c-cr c .-u ~ fec i i-cr ~ ~s c ~ crcir~ c~r ecT 1~''rri1~'n'v Tic~--~•-Oi•~~e~,e~~e r'BE~~~• ty~`~~il=,(3TT(~1••~Z• `li•t•i1~C The North 60.00 feet of the 5outh 90 .00 fee,t of Tract 68 VERA. ~ p ! , • l • ,1 ~ . :i • • ~ , t \ ~ v \ ! ~ ' \ ~j r, . ~ of' Sectiolf 23 , To~vnship 25 Nortli, Rmige 44 T(1 I{AVE .1:'~'D '1't) H()IZ) tlio szuna. iii)to t}~~~ ,-aid Sjiol:<irv, Coiint..v 1'or t.}l(- PtirP~~(s (-)f ~i T)ilhl i(, r«."cl 1'orevei•. In witness wtiereof' I liave hereiaZt,o set my }ivid_ and seal_ t.1►isl9th day of June lc~ 73, ~7 w✓ ( S`EAL) ~ . . . ~ (SEAL) (NOrI'E: If married, must be signed by b d and wife. ) Form 655R ~ S~ t2' S I YCl. 1048 Frt£a aR aEcvRQED County vngineer Juu 20 4 02 PH 1913 VE i UxLAND, AuDrton s PkJKAh LVVN1 Y. 'OSH., . DEi U i i M I courthouse xxx STATE OF WASHINGTQN, ~ ss. County oi SPokane. Un thie ...............lq':~h................. c~ay og.......... June............................................... , A. D. 19 7~......, t~efore me pers4nally aFPeared Carl L. Kappen ....person~lp knawzx ta me to be ~.he._........Ii1~iVidusl r........................ l executed the toregain.g instrument and acknovvledged Lhe said inatr►ament to be Lhe free aud valunta.rY act and deed of said jT?:,Vlau,a.---•-................. for the .,.,:x uses and purposes herein mentioned. :~•d~~------*•.i~~..••.,,..____ . have hereunta Fiet mp hand and affix y afl~cial seal the da and year flrst abave writ~.en. , . i ~ • - , u . . . . .s-F'► ~ + - - - ....e~_ . . ^ y ~3 • ~4, - _ . LN ~ t~.3 uJ J-L~ { +C!>' ~ ` , • xotaxr Piiblic u DLIG : n ~~a ~ar t~~ sc$ce of wasbi~gcon, ; ' 3 • • • : . c SpQkane, WashingtQn. . residing at._., ' r~ . , ~y; ~ . • ;pr rr m , Q Ly 0 x a7'1 ~ .i, ~ r* ~ ~ :Z ~ . . . • ' ~ ~ y CD to o cy . A,• ; . . E.,, rn ' ' • . • . „ , . . . ►0 . . ~ . . - . - , • . - . . . ~ , ' i " . - ~ ~ ~ , ; . . : _ . . ~ • . ~ . , . . _ . . . ~ ~ !t 1r + , , r • ; . 6 p ~ f. - 't ~ • . t J ~ [ ~ ( ~ t : ~ r. ~ .r~`1 ' •j-~~ ~ , ` 4 , ~'~~~..r . } , L.^~` .+w„' , ~ ~ AW4. i 15 ta 1'l,n~ ~ t ~ ' • t ~ ~ ~ .o ti ~ Q . . , ~ . ' •7 N I~ ! ` J 8~~ • 1R 4~ M. , . - • ~ : ~ t~ ~ ~ y ~ ~ , , l4 ~7 j• >b ,~`e d • : ~•w`_~-. N ` ~ . aR ~.,Lx,,~o~ ' -43 Q?~,.e ~ » ' .,Y 9 f ~3 7 ~ V, N ~ 1S Qy • j ,.,,.a _ ' l ~ ~ ' 'r ~ ~ ~ ~ Q 1 . 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Q Q Z 0 Cooal~~ 'Di ALl~N E~ OALQV~it Q~f9 0[ ~41 r p , ~ +R'OAMIAILY L0 C4T ~D • 1~ ' ~ O I~ rI J ~ I~ O'~ ~ THIS A/f~lA~ Ml7 LON~~R O~~ ~Y 0 n C ~Q ~ 2~i C!V • r i A 0 C-^r _~i K IlT~ ~ r~• .u Qi r~ 6 , . t - SPRAVVE _ • I Q ~ 1 m cD ~ ~ W, 14a - - - _ - _ - - - ~ 8 9' 4$ E , - -s ~ r---~--- ~~p - ~ 1 ° A-4 ' Llf I I y---- l Pi7t APPLEWAY) ~ ++W~`t~ ~Z P 13 I(o 1 0 • h SPOKANE 4- COUNTY taF ROAD ~ ~ N . , , school 4 i ~ R I ~ N 4 ~ I 1 ~ + ~ I~ I o 0 ; I Z S 7, ( _ ~ ~1 n /Q ' Q , , nM ~ ~ '~iV ~I ~-Mq ~ ,c G8 6 7 a ~ ~ ~ 65 ~ d n % . f Gt 2, ~ I~ • ~ e~r. Riw er wti9! ~f 2~ ~ I ~r , ~ p FILE 1292 0 ~t~r-~o• E~r, rs92 r,•~ f. In Cg----•---~~ ~ ~ ~ ' ~ ~ ~ ~ ~ ' - ? - - _ - - 1 ~ - - ` - ~ ~ + • - - - - - ~ ~ ►=3 ~ s r,.•~J ~ - I ro < 7- ~ 2 1; +~r ~ t ~ I b' j ~ I Y ( 9 D A ( ~ . 2 r4 t f-' ~ ~ ~ i r.~ t I I A l O. . v!- 9 TM I RD , ' V ~ , r ~ . t . iA E . i.. , ~ 0 o ~ ~a'I5 . , 6 U ~ ~ ~ ~ ~,•+C ` s ' + , ; 1 ~ s s ~ ~ 1 e ~ , , • r, . tn4' W y , u.~ CS Z 4 ' ~ o 12 d: o s:' q z - T'h ~ i ~ , . : ~ f r ~ , r 1 ~D ' ~ ♦ 2 , ~ VE , 40 ► ii . ~ d i3 r ~ 7~~ .t.a 4-4 f' k ~7 I~I i9 to : ~ ' 2 R 2 i v 1 j A 't 2 1 (z a ia ' O~RT 1+~iiyi _~+O 1• r ~ • I~ S ' y I r~ e I ~ ` ~ d -►F~~ URTH L,--- . f-- ~ ~ • r -'A M ~ ' .:t_ ~ P ~ ~ - :,p, ~~,.1 •r,~ rH Q 71 0 ~ . r~ ' , ~ ~ 2 ~ ~ v"~ , 1~ w , ~ E CpG~ • ~ I ~ ~ I~ N1 . '!E. : . F~ r~ A SEM i ' ~ ; . ~ EQ ~ ? S~Ava.4o ►aQ ie40 TH av . ~ ~ 1 i ~J`o ~~~c• bB~3~3A ~ :v ~ M 37 ` . ~ i q 5 . _ J 0 P r ~.I ~ ' , 6, , w r f r {fl I . ~ . , ~ TH ' I ~ • i ~ ' ~ ~ • ' ~ ! 6~+Av+e. , TQACT'X'-" ' l NO•21o8 • So r► .►vr. ~ N ,v %////i / . ~ , , ~ ~.41 t.,~ •r . PVT. RD, , • . ~ ~ ~ IS I 7 ~ i ~ I ~1~ t^ "i Z ~ . . ~ ~ ~ zc Me*oAdjacent Plata EEy' Rroad Conditiona on Ad jacent Mete- 7.i.-Ve ck44'r5 S (2/ RoadWay Aligcnment Right of Way ia Propoeed P+at Z~~6 44-440176; [3;/' Countq Right of Way Exiating Adjaceat to Plat ~Condition of Roadvaye Providing Arccess to Plat PGS md"000, Yropertq Owmerships ~djacent Zone Changea ~C.R.P. or R.I.D. Adjaceat to Plat Review for Drainage 41, Sh~ould a Roadway in Plat ba Desigaated aa aa Artnrial ~Calculate Typical Roadway Sectioa for Roadways in Plat . Desigaste Desiga Speed for RoadWaya ia Plat /(ooo~