ZE-15-85
i.
' loning Hearing Examiner Committee Actions of May 2, 1985. Ccontinued)
7) ' ;,.Restricted Industrial to Manufacturing: Quality Jobbers
Generally located at the southeast corner of Euclid Avenue and Flora Road in
Section 7-25-45.
Proposal: Presto-Lot Manufacturing.
Action: Approval. (Vote: 3 - 0)
8) ZE-27-85, Aqricultural to Commercial: Sierra
Generally located east of and adjacent to Sullivan Road, approximately 200 feet
south of Valley Way in Section 13-25-44.
Proposal: Automotive Repair Shop.
Action: Continued to the June 6, 1985, public hearing of the Zoning
Hearing Examiner Committee. (Vote: 3- 0)
The applicant requested continuation for hearing the agenda item
because of a personal crisis situation which had arisen.
If further information is desired, contact the Planning Department's office.
SPH:cmw
- 3 -
,
c
' ZONE RECLASSIFICATION NO.: in m
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
Thi s matter havi ng come before the Zoni ng Heari ng Exami ner Comni ttee on
May 2, 1985, and the members of the Committee present being
F. Ly nn Tennican, Chairperson, Kathleen M. Carstens and Ron Odell.
B. PROPOSAL
The sponsor, Quality Jobbers, is requesting approval of a zone
reclassification, File No. ZE-15-85, Restricted Industrial to
Manufacturing, for the purpose of Presto-Log manufacturing.
C. FINDINGS OF FACT
1. That the exi sti ng 1 and use i n the area i s resi denti al , Presto-Log
retail sales, truck shop, Industrial Park, storage and vacant
2. That the Comprehensive Plan designates this area as appropriate for
Industrial development.
3. That the existing zoning of the property described in the application
i s Restri cted I ndu stri al .
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act ) have been compl i ed wi th, and the Commi ttee concurs wi th the
Declaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have
substanti al ly changed si nce the ori gi nal zoni ng of thi s area and
accordi ngly, the proposed rezone i s j usti fi ed.
8. That the proposed use i s compati bl e wi th exi sti ng uses i n the
area.
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ZONE RECI.ASSIFICATION N0. ZE-15-85
C. FINDINGS OF FACT (continued)
9. That the owners of adj acent lands expressed neither approval nor
disapproval of the proposed use.
10. The Hearing Examiner Committee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
11. The fol l owi ng are addi ti onal fi ndings of fact consi dered by the
Heari ng Exami ner Commi ttee:
a) That the exi sti ng busi ness on-si te i s operati ng as a good
nei ghbor wi thi n the communi ty.
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROYAL
( Al l Condi ti ons imposed by the Zoni ng Neari ng Exami ner Commi ttee shal 1 be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
1. That avigation warning lights shall be required on structures as per
standard avigation practices.
2
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G
ZOhIE RECLASSIFICATION NO. ZE-1 5-$5
D. CONDITIONS ~R CDNTINGENCIES APPLIED T0 THIS APPROVAL (continued)
a) COIJNTY PLANhixNG DEPARTMENT
1, Appraval by the Zoni ng Admini stratvr vf aspeci fi c 1 i ghti ng and
si gni ng plan for the descri bed property pri or to the rel ease of
a►y building permits.
2. A specific 1andscape plan, p] anti ng schedul e and prav3 sions far
maintenance acceptable to the Spakane County Zoning
Admi ni strator shal1be submi tted wi th a perfvrrnance band for the
project prior to rel ease of bui ]ding permits. Landseapi ng shal l
be i nstal 1 ed and mai ntai ned such that sight di stance at acce ss
paiflts is not obscured or impaired,
3. Di rect 1 i ght frflm any exteri or area 1 i ghting fi xture shal l not
extend over the property boundary.
4. The specific development ,plan will be submitted far PZanning
aepartment revi ew a nd approval pri or to i ssuance of bui ldi ng
permits.
5. Ai 1 current standards of the Manufacturi ng Zone, as amended,
shal lbe compl i ed wa th #n the development of thi s si te.
6. That the project is subject ta Secti on 4. ~6A.050, the Aquifer
Sensi tive Area Overl ay Zone of the Spokane Caunty Zoni ng
Ordi nartce, whz ch sets forth various measures for Aqui fer
proteetion; specifically, measures dealing with wastewater
disposal, spi l1 pratecti an measures, and starmwater runoff,
7. A GTfavt sight-obscuring cyelone fence shal 1 be provi ded alflng
the east property li ne af thi s proposa7 to provi de a huffer for
the exi sti ng si ngi e family resi dence 1 ocated immediatejy east af
a nd adjacent ta thi ssi te. Acomparabl e substi tute to the
cyclone ferrci ng rna.y be approved by the Zoni ng Admi ni strator.
8. ,Appl icant shal l comply wi th ' 20B' recomendati ans cancerni ng
starmwater run~ff and provi de necessary 1 andscapi ng for runaff.
9. Ary dtvision vf land for the purpose af sale, iease vr transfer,
shal1comply wi th RCW 58-17 and the Spokane County P1 atting
Ordinanees prior to issuance of building penmits,
10. Appl i cant shall comply wi th all agency' s regul ations as arnended
pri ar to issuance of bui1di ng ,permi ts,
3
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ZONE RECLASSIFICATION N0. ZE-15-85
a) COUNTY PLANNING DEPARTMENT (continued)
11. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commi ssi oners Resol uti on #77-1392 be i ni ti ated by the proj ect
appl i cant wi thi n thi rty (30) days of fi nal di sposi ti on of thi s
appl i cati on, and pri or to any on-si te improvements.
12. That a landscaped buffer, and/o r fencing, as approved by the
Zoning Administrator,m shall be provided along the west and
north property lines and all storage areas.
bj COUNTY ENGINEERING OEPARTMENT
Pri or To The Issuance Of A Bui 1 di ng Permi t:
1. County Engi neeri ng Condi ti ons are speci fied i n zone
reclassification File No. ZE-56-83. Nowever, the County
Engineer has no additional comments to make relative to this
ione change.
c) COUNTY UTILITIES DEPARTMENT
l. Pursuant to Board of County Commissioners Resolution No.
80-0418, the use of on-si te sewer di sposal systems i s hereby
authori zed. Thi s authori zati on i s condi ti oned on compl i ance
wi th al 1 rul es and regul ati ons of the Spokane County Heal th
District and is further conditioned and subject to specific
application approval and issuance of permits by the Health
Di stri ct.
2. The owner(s) or Successor(s) i n i nterest agree to authori ze the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
peti ti on i ncl udes the Owner(s) property and further not to
object by the si gni ng of a protest peti ti on agai nst the
formation of a ULID by resolution method pursuant t4 RCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements cal 1 ed for i n conj uncti on wi th the formati on of a
ULID by ei ther peti ti on or resol uti on method under RCW Chapter
36.94.
3. Any water service for this project shall be provided in
accordance wi th the Coordi nated Water System Pl an for Spokane
County, as amended.
4
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ZONE RECLASSIFICATION N0. ZE-15-85
d) COUNTY HEALTH D ISTR ICT
l. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engi neer and the Neal th Di stri ct pri or
to the i ssuance of any bui 1 di ng permi t for thi s proj ect.
2. Sewage di sposal method shal 1 be as authori zed by the Di rector of
Uti 1 i ti es, Spokane County.
3. Subject to speci fi c appl i cati on approval and i ssuance of permi ts
by the Health Officer, the u se of an on-site sewage disposal
system may be authori Zed.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Soci al and Heal th Servi ces.
6. Use of pri vate wel l s and water systems i s prohi bi ted.
7. Di sposal of sewage effl uent beneath paved surfaces i s currently
prohibited.
e) COUNTY BUILDING ANO SAFETY DEPARTMENT
1. The si te j s 1 ocated i n Fi re Di stri ct # 1.
2. The development shall be provided with at least two (2) points
to the public street. The access locations shall be
approximately on opposite ends of the development.
3. Approved numbers or addresses shall be placed on all new and
exi sti ng bui1 di ngs i n such a posi ti on as to be pl ai nly vi si bl e
and legible from the street or road fronti ng the property. Said
numbers shall contrast with their background.
4. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
i nspecti on for approval.
5. Due to the sensi ti ve storage requi rements over the Aqui fer, and
thi s si te 1 i es wi thi n the Waste Water Management area, we feel
that some language should address the possible storage of
fl ammabl e or cri tical materi al wi thi n these structures.
b. Trash enclosures shall not be located adjacent to combustible
constructi on or underneath wi ndows or nonprotected eaves.
7. 6ui 1 di ng permi ts wi 11 be requi red for each structure.
r,
,
ZONE RECLASSIFICATION N0. ZE-15-85
e) COUNTY BUILDING ANO SAFETY OEPARTMENT (continued)
8. A pl an for emergency equi pment access i s requi red to be
submitted prior to any land development.
9. Installation of fire hydrants shall be in accordance with the
requirements of the Spokane County Department of Building and
Safety.
10. 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 f rom the hydrant. The bottom of the 1 owest 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
mi nute for each fi re hydrant) and meeti ng the requi rements i n
Chapter 10.04 of the Uni form Fi re Code i s requi red pri or to
constructi on of the water servi ce. A11 requi red fi re protecti on
faci 1 i ti es shal 1 be i nstal 1 ed and made servi ceabl e pri or to and
during the time of construction.
f) WATER PURVEYOR
1. Water Purveyor is Consolidated Irrigation District, and they
wi 11 supply the si te wi th adequate water for domesti c, fi re and
irrigation uses; however, specific arrangements have not been
made.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
1. Ai r pol 1 uti on regul ati ons requi re that dust emi ssi ons duri ng
demol i ti on, excavati on and constructi on proj ects be control 1 ed.
7hi s may requi re use of water sprays, tarps, spri nkl ers, or
suspensi on of acti vi ty duri ng certai n weather condi ti ons. Haul
roads shoul d be treated and emi ssi ons from the transfer of
earthen materi al must be control l ed as wel 1 as emi ssi ons from
al l other constructi on rel ated acti vi ti es.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracki ng or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. SCAPCA Regul ati on I, Arti cl e IV requi res regi strati on wi th thi s
Agency.
6
. y p w
ZONE RECLASSIFICATION N0. ZE-15-85
g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued)
5. SCAPCA Regulation I. Article V requires that a Notice of
Construction and Application for Approval be submitted to and
approved by our Agency prior to the construction, installation
or establishment of an air pollution source.
6. SCAPCA Regulation I. Article VI and SCAPCA Regulation II,
Article IV addresses emission standards. All emission standards
must be met.
7. All air pollution regulations must be met.
8. We wi sh to confer wi th the appl icant.
h) WASHINGTON STATE DEPARTMENT OF ECOLOGY
l. The cooling water flows will need to be defined before we can
determine whether the Department of Ecology has review and
approval authori ty for thi s proj ect.
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Quality Jobbers, for a zone reclassification as
described in the application should be APPROVED to the MANUFACTURING ZONE.
Motion by: Carstens Seconded by: Odell
Vote: Carstens - Aye
Odell - Aye
Tenni can - Aye
Unanimous to APPROVE to the MANUFACTURING ZONE -(3 - 0)
7
4 ti
.
ZONE RECLASSIFICATION N0. ZE-15-85
E. ORDER (continued)
HEARING EXAMINER COMMITTEE
• HEREBY ATTEST TO TNE ABOVE
FINDINGS, ORDER, AND VOTE
~
i
a r son
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ATTEST:
For WALLIS D. HUBBARD
Planning Director
. ~
By TEVE P. HOROBIOWSK
Zoni ng Admi ni strator
Date : ~Ay
c~
8
a ZONE RECLASSIFICATION NO.: ZE-15-85
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS ANO ORDER A. INTRODUCTION
Thi s matter havi ng come before the Zoni ng Heari ng Exami ner Cammi ttee on
May 2, 1985, and the members of the Comni ttee present bei ng
F. Lynn Tenni can, Chai rperson, Kathl een M. Carstens and Ron Ode11.
B. PaOPOSAL
The sponsor, Qual i ty Jobbers, i s requesti ng approval of a zone
recl assi fi cati on, Fi 1 e No. ZE-15-85, Restri cted Industri al to
Manufacturi ng, for the purpose of Presto-Log manufacturi ng.
C. FINDINGS OF FACT
1. That the exi sti ng 1 and use i n the area i s resi denti al . Presto-log
retail sales, truck shop, Industrial Park, storage and vacant
2. That the Comprehensive Plan designates this area as appropriate for
Industrial development.
3. That the exi sti ng zoni ng of the property descri bed i n the appl i cati on
1 s Re stricted I ndu stri al .
4. That the provi si ons of RCW 43. 21 C( The State Envi ronmental Pol i cy
Act ) have been compl i ed wi th. and the Commi ttee concurs wi th the
Declaration of Non-Significance.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses wi thi n the proposed Zone C1 assi flcation.
7. That the applicant has demonstrated that conditions have
substanti al ly changed si nce the ori gi nal zoni ng of thi s area and
accordingly, the proposed rezone is justified.
8. That the proposed use i s compati ble with exi sting uses 1 n the
area.
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4
ZONE RECLASSIFICATION N0. ZE-15-85
C. FINDINGS OF FACT (continued)
9. That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use.
10. The Hearing Examiner Committee finds the proposed use to be in
harmony wi th the general purpose and wi 11 not be otherwi se
detrimental to the public health, safety, and welfare.
11. 7he fol lowing are addi ti onal fi ndi ngs of fact consi dered by the
Heari ng Exami ner Commj ttee :
a) That the exi sti ng busi ness on-si te i s operati ng as a good
nei ghbor wi thi n the communi ty.
0. CONDITIONS OR CON7INGENCIES APPLIED TO THIS APPROVAL
( Al l Conditi ons imposed by the Zoni ng Neari ng Exami ner Commi ttee shal l be
bi ndi ng on the "Appl i cant", whi ch tem shal 1 i ncl ude the owner or owners
of the property, heirs, assigns, and successors.)
1. 7hat avi gati on warni ng 1 i ghts shal l be requi red on structures as per
standard avigation practices.
2
ZONE RECLASSIFICATION N0. ZE-15-85
D, CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAI (continued)
a) COUNTY PLANNING DEPARTMENT
1. Approval by the Zoning Admi ni strator of a speci fi c 1 i ghti ng and
signi ng pl an for the descri bed property pri or to the rel ease of
any bui 1 di ng permi ts.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Admi ni strator shal l be submitted wi th a performance bond for the
proj ect pri or to rel ease of bui 1 di ng permi ts. Landscapi ng shal 1
be i nstal 1 ed and mai ntai ned such that si ght di stance at access
poi nts i s not obscured or impai red.
3. Di rect 1 i ght f rom any exteri or area 1 i ghti ng fi xture shal l not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Department revi ew and approval pri or to i ssuance of bui 1 di ng
permits.
t,
5. All current standards of the Manufacturing Zone, as amended,
sha11 be compl i ed wi th i n the devel opment of thi s si te.
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensi ti ve Area Overl ay Zone of the Spokane County Zoni ng
Ordi nance. whi ch sets forth various measures for Aqui fer
protection; specifically, measures dealing with wastewater
di sposal , spi 11 protecti on measures, and stormwater runoff.
7. A 6-foot si ght-obscuri ng cycl one fence shal l be provi ded al ong
the east property line of this proposal to provide a buffer for
the exi sti ng si ngl e fami 1y resi dence located imnedi ately east of
and adjacent to thi s si te. A comparable substl tute to the
cycl one fencing may be approved by the Zoni ng Admi ni strator.
8. Applicant shall comply with '208' recommendations concerning
stormwater runof f and provi de necessary 1 andscapi ng for runoff.
9. Any di vi slon of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting
Ordi nances prior to i ssuance of bui 1 di ng permi ts.
10. Applicant shall comply with all agency's regulations as amended
pri or to 1 ssuance of bui 1 di ng permi ts.
3
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ZONE RECLASSIFICATION N0. ZE-15-85
. ~
a) COUNTY PLANNING DEPARTMENT (continued)
11. That the provislons of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County,
Commi ssi oners Resol uti on #77-1392 be i ni ti ated by the project
appl i cant wi thi n thi rty (30) days of fi nal di sposi ti on of thi s
appl i cati on, and pri or to any on-si te improvements.
12. That a 1 andscaped buffer, and/or fenci ng, as approved by the
Zoning Administrator,m shall be provided along the west and
~ north property lines and all storage areas.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Bui ldi ng Permi t:
1. County Engi neeri ng Condi ti ons are speci fied 1 n zone
recl assi fi cati on Fi 1 e No. ZE-56-83. Nowever, the County
Engineer has no additional comments to make relative to this
zone change.
c) COUNTY UTILITIES DEPARTMEHT
1. Pursuant to Board of County Commi ssi oners Resol uti on No.
80-0418, the use of on-si te sewer di sposal systems i s hereby
authori zed. Thi s authori zati on i s condi ti oned on compl i ance
d wi th al l rul es and regul ati ons of the Spokane County Neal th
Di strict and i s further condi tioned and subject to speci fic
appl icati on approval and i ssuance of permi ts by the Heal th
Di strict.
2. The owner(s) or Successor(s) i n i nterest agree to authori ze the
County to pl ace thei r name ( s) on a peti ti on for the formati on of
a ULID by petition method pursuant to RCW 36.94 which the
peti ti on i ncl udes the Owner(s) property and further not to
object by the si gni ng of a protest peti ti on agai nst the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 whi ch i ncl udes the Owner(s) property. PROV IDED. thi s
condi tion shal l not prohibi t the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements cal l ed for i n conj uncti on wi th the formati on of a
ULID by either petition or resolution method under RCW Chapter
36.94.
3. Any water servi ce for thi s project shal 1 be provi ded i n
accordance wi th the Coordi nated Water System Pl an for Spokane
County, as amended.
4
. .
ZONE RECLASSIFICATION N0. ZE-15-85 ^
d) COUNTY HEALTH DISTRICT
l. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engi neer and the Neal th Di stri ct pri or
to the i ssuance of any bui l di ng permi t for thi s project.
2. Sewage di sposal method shal l be as authori zed by the Di rector of
V Uti 1 i ti es, Spokane County.
3. Subject to speci f1c appl icati on approval and i ssuance of permi ts
by the Heal th Officer, the use of an on-si te sewage di sposal
system may be authori zed.
4. Water service shall be coordinated through the Director of
Uti 1 i ti es, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Soci al and Heal th Servi ces.
6. Use of pri vate wel 1 s and water systems i s prohibi ted.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohi bi ted.
" e) COUNTY BUILDING AND SAFETY DEPARTMENT
1. The site i s 1 ocated i n Fi re Oi stri ct # 1.
2. The development shall be provided with at least two (2) points
to the public street. The access locations shall be
approximately on opposite ends of the development.
3. Approved numbers or addresses shall be placed on all new and
exi sti ng bui 1 di ngs i n such a posi ti on as to be pl ai nly vi si bl e
and 1 egi bl e f rom the street or road f ronti ng the property. Sai d
numbers shall contrast with their background.
4. Recl assi f i cati on of an exi sti ng bui 1 d1 ng shal l requi re an
application for change of occupancy permit and subsequent
1 nspectl on for approval.
5. Due to the sensi ti ve storage requi rements over the Aqui fer, and
, thi s si te 1 i es wi thi n the Waste Water Management area, we feel
that some language should address the possible storage of
fl ammable or critical materi al wi th1 n these structures.
6. Trash enclosures shall not be located adjacent to combustible
constructi on or underneath wi ndows or nonprotected eaves.
7. Bui i di ng permi ts wi 11 be requi red for each structure.
r
,
~
~ ZONE RECLASSIFICATION N0. ZE-15-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
8. A pl an for emergency equi pment access i s requi red to be
submitted prior to any land development.
9. Installation of fire hydrants shall be in accordance with the
requirements of the Spokane County Department of Buildi ng and
• Safety.
10. Fi re Hydrants whi ch meet the f i re f 1 ow are requi red to be
i nstal l ed pri or to arty constructi on. ?hese hydrants shal l be
pl aced so that no porti on of the bu11 di ng exteri or i s more than
175 feet from the hydrant. The bottom of the 1 owest outl et of
the hydrant shall be no less than 18 inches above grade. A
water pl an showi ng each fi re hydrant ( speci fyi ng the yal l ons per
~ mi nute for each fi re hydrant ) and meeti ng the requi rements i n
Chapter 10.04 of the Uni form Fi re Code i s requi red pri or to
constructi on of the water servi ce. Al l requi red f i re protecti on
faci 1 i ti es shal 1 be i nstal 1 ed and made servi ceabl e pri or to and
duri ng the time of constructi on.
f) WATER PURVEYOR
1. Water Purveyor i s Consol i dated Irri gati on Oi stri ct, and they
. wi 11 supply the si te wi th adequate water for dornesti c, fi re and
~
irrigation uses; however, specific arrangements have not been
made.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
1. Ai r pol l uti on regul ati ons requi re that dust emi ssi ons duri ng
demol i t1 on. excavati on and constructi on projects be control l ed.
• Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspensi on of acti vi ty duri ng certai n weather condi tions. Naul
roads shoul d be treated and emi ssi ons from the transfer of
earthen materi al must be control l ed as wel 1 as emi ssi ons from
al 1 other constructi on rel ated acti vi ti es.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracki ng or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. SCAPCA Regul ati on I. Arti c 1 e IV requi res regi strati on wi th thi s
Age ncy .
6
ZONE RECLASSIFICATION N0. ZE-15-85
g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued)
5. SCAPCA Regulation I, Article V requires that a Notice of
Constructi on and Appl icatl on for Approval be submi tted to and
approved by our Agency pri or to the constructi on, i nstal 1 ati on
or establishment of an air pollution source.
6. SCAPCA Regulation I. Article YI and SCAPCA Regulation II,
Articl e IV addresses em1 ssion standards. Al l emi ssi on standards
must be met.
7. Al 1 ai r pol 1 uti on regul ati ons must be met.
8. We wi sh to confer wi th the appl icant.
h) WASHINGTON STATE DEPARY'MENT OF ECOLOGY
1. The cooling water flows will need to be defined before we can
determine whether the Department of Ecology has review and
approval authori ty for thi s project.
E. ORDER
The Neari ng Exami ner Commi ttee, pursuant to the aforementioned, fi nds that
the appl i cati on of Qual i ty Jobbers, for a zone recl assi fi cati on as
described in the application shoulQ be APPROVED to the MANUFACTURING ZONE.
Motlon by: Carstens Seconded by: Odell
Vote: Carstens - Aye
Odell - Aye
Tenn1 can - Aye
Unanimous to APPROVE to the MANUFACTURING ZONE -(3 - 0)
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AGENDA, MAY 2, 1985 T 3- TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE .
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
(Continued from Page #2)
ZONE RECLASSIFICATIONS
5. ZN- 18-85 AGRICULTURAL SUBURBAN TO MULTIPLE FAMILY SUBURBAN
(Generally located east of and adjacent to Mi11 Road, north
of and adjacent to Hastings Road, approximately 750 feet
northeast of the intersection of Hastings and Mill Road in
Sections 6 and 7-26-43.)
Comprehensive Plan: Urban
Proposed Use: 180-Unit Retirement Apartments and
168-Future Apartment Units
Site Size: Approximately 29 Acres
Applicants: JOHN and JOEL MOLANDER
P. 0.-Box 1114
Deer Park, WA 99006
6. ZS-85A-84 CHANGE CF CONDITIONS IN TNE COMMERCIAL ZONE
(Generally located at the northeast corner of 55th Avenue
and Regal Street in Section 3-24-43.)
Comprehensive Plan: Urban
Change of Conditions Modify Condition of Approval
Request: Requiring Landscaping
Site Size: Approximately 2.9 Acres
Applicants: JOHN CASE, et al
South 5415 Regal Street
Spokane, WA 99203
7. ~ RESTRICTED INDUSTRIAL TO MANUFACTURING
(Generally located at the southeast corner of Euclid Avenue
and Flora Road in Section 7-25-45.)
Comprehensive Plan: Industrial
Proposed Use: Presto-Log Manufacturing
Site SiZe: Approximately 3.3 Acres
Applicant. QUALITY JOBBERS
c/o North 807 Sullivan Road
Veradale, WA 99037
(continued)
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PLANNING DEPARTMENT
c BROADWAY CENTRE BUILOING N 721 JEFFERSON STREET
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PHONE 456-2205
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SPOKANE, WASHINGTON 99260
SPONANC COUNTIGOURTMOUSC
P L A N N I N G RE.PORT
Date: MAY 2, 1985
T0: SPOKANE COUNTY ZONING HEARING EXANIINER COMMITTEE
FROM: Spokane County Planning Department
SUBJECT: Rezone #ZE-15-85; Restri cted Industri al to Manufacturi ng
I. GENERAL INFORMATION
Applicant/Owner: QUALITY JOBBERS Aqent: Bob Cox
Proposal:
A request to rezone an approximate 3.3 acre site from Restricted
Industri al to Manufacturi ng for the purpose of Presto-Log
manufacturi ng.
Location:
The site is generally located at the southeast corner of Euclid
Avenue and Flora Road in Section 7-25-45.
I I. S ITE ANALYS IS
Comprehensive Plan:
INDUSTRIAL Category
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Priority Sewer Service Area (PSSA) Boundary
- Inside Urban Impact Area (UTA) Boundary
Proposed Manufacturing zone change is generally consistent with the
Comprehensive Plan. Buffering should be required as proposal may impact
existing development.
70
tW
Q
ZONE RECLASSIFICATION N0. ZE-15-
II. SITE ANALYSIS (continued)
Zo ni nS:
Existing on SITE: Restricted Industrial (estab. 1983) and within:
aqui fer Sensi ti ve Area Overl ay Zone
To the NORTH: Agricultural (established 1958)
Restricted Industrial (estab. 1973 and 1985)
To the SOUTH: Manufacturing (established 1971)
To the EAST: Agricultural (established 1958)
To the WEST: Manufacturing (established 1960)
The predomi nate zoni ng trend of the area i s Manufacturi ng and
Restricted Industrial as evidenced by previous zone change requests,
and of proximi ty to the Spokane Industri al Park.
Land Use:
Existing on SITE: Truck Shop, Office, Retail Sales of
Presto-Logs
To the NORTH: Vacant
To the SOUTH: Utility Equipment
To the EAST: Single Family Residence, Storage
To the WEST: Industrial Park, Yacant
Si te Characteri sti c s:
Site Size: Approximately 3.3 Acres Existing Buildings: 1
Topography: Flat Vegetation: Small Landscape Area
Agri cul tural Summary : Industri al category of the Comprehensi ve Pl an
does not i ncl ude agri cul tural protecti on.
Adjoining Streets: Euclid Avenue to the north of the site is a
50-foot County right of way improved with two
lanes paved without curb or sidewalk. -
Flora Road to the west of the site is a 75-foot
County ri ght of way improved wi th two lanes
without curb or sidewalk.
~
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ZONE RECLASSIFICATION N0. ZE-15-85
~
II. SITE ANALYSIS (continued)
Site Characteristics: (co ntinued)
The site is currently being utilized as a retail outlet for
Presto-Logs by -products manufactured off-site and appurtenant office
area with truck shop.
Proposed Site Plan:
.
Use: Presto-Log Manufacturing Proposed 6uildings: 2
Building(s) Footprint Area: 26,800 Site Coverage: 19 %
Maximum Structure Height: 75' Total Floor Area: 26,800 Sq.Ft.
Building Setbacks: ~POSED REQUIRED
Front Yard 65' 65'
Flanking Yard 35' 20'
Side Yard (R) 120' 35'
Side Yard (L) 35' 20'
Rear Yard 15' + 15'
Parki ng : 18 26
(Includes Storage
Structure )
Proposed Buffering Techniques: The sponsor has proposed minimal
landscaping features. However, ZE-56-83, (a zone change from
Agricultural to Restricted Industrial), for the subject property, was
approved subject to submittal of a specific lighting and signing
plan, landscape plan, planting schedule and maintenance provision. A
very small portion of the site has been developed in accordance with
the above standards.
no te:
- The si te pl an submi tted for revi ew by the Zoni ng Heari ng
Examiner Committee is general in nature. Detailed review to
determine compliance with all Ordinance regulations and _
conditions of approval is recommended to be administrative and
to occur at the Building Permit stage.
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ZONE RECLASS IF ICAT ION N0. ZE-15-85
III. SITE DEVELOPiNENT RECOMMENDATIONS
Bufferinq: Suggest that sight-obscuring fence be provided along the east
property 1 i ne to buffer adjoi ni ng si ngl e fami ly resi dence.
Landscaping.: Suggest that a specific landscape plan be submitted with
pti anti ng schedul e and mai ntenance provi si ons to buffer adjoi ni ng
residential use and provide visual sc reen of storage areas via dense
growth or sight-obscuring fencing along north, west, and east property
lines. All landscape plans to be reviewed administratively.
Critical Materials/Use Activitt: Specific project details are not ,
specitic enough to make determination of compliance per ASA Overlay Zone.
Oetermination and compliance to occur prior to building stage.
IV. SEPA ENVIRONMENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and was
reviewed by the County Planning Department. The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval, the Generalized Comprehensive Plan, and other County
policies and guidelines. The Zoning Administrator has determined
that "No probable significant adverse impacts" would result from the
proposal being developed and has issued a Determination of
Non-Significance ("DNS").
The "DNS" was circulated to eight other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and comment. The "DNS" comment period ends May l, 1985, and
was advertised 15 calendar days before said date in the newspaper, by
letter to adjacent property owners within 400 feet of the proposal,
and by noti ce on a si gn posted on the proposal si te. The Heari ng
Examiner Committee may consider additional environmental related
testimony and the "DNS" at the public hearing.
V. PLANNING SUMMARY
The proposed zone change is generally consistent with the Industrial
category of the Comprehensi ve P1 an and adjoi ni ng i ndustri al 1 and
uses. In addition, use of the site represents expansion of an
existing land use. The zone change has also been requested to allow
building height to exceed 35 feet. Conditions for manufacturing "
development have been included (i.e., buffering, signing,
landscaping, and lighting). -
~3
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ZONE RECLASSIFICATION N0. ZE-15-85
VI. CONDITIONS OF APPROVAL
( Al l Condi ti ons i mposed by the Zoni ng Heari ng Exami ner Commi ttee shal 1 be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. Approval by the Zoni ng Admi ni strator of a speci fi c 1 i ghti ng and
signing plan for the desc ribed property prior to the release of
any bui 1 di ng permi ts.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project pri or to rel ease of bui 1 di ng pertni ts. Landscapi ng shal l
be installed and maintained such that sight distance at access
poi nts i s not obscured or impai red.
3. Di rect 1 i ght f rom any exteri or area 1 i ghti ng fi xture shal 1 not
extend over the property boundary.
4. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
,
5. All current standards of the Manufacturing Zone, as amended,
shall be complied with in the development of this site.
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensi ti ve Area Overl ay Zone of the Spokane County Zoni ng
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
7. A 6-foot sight-obscuring cyclone fence shall be provided along
the east property line of this proposal to provide a buffer for
the existing single family residence located immediately east of
and adjacent to this site. A comparable substitute to the
cyclone fencing may be approved by the Zoning Administrator.
8. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provi de necessary 1 andscapi ng for runoff.
9. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-17 and the Spokane County Platting -
Ordinances prior to issuance of building permits.
10. Applicant shall comply with all agency's regulations as amended
prior to issuance of building permits.
~
ZONE RECLASSIFICATION N0. ZE-15-85
a) COUNTY PLANNING DEPARTMENT (continued)
11. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements.
12. That a landscaped buffer, and/or fencing, as approved by the
Zoning Administrator,m shall be provided along the west and
north property lines and all storage areas.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. County Engineering Conditions are specified in zone
reclassification File No. ZE-56-83. However, the County
Engineer has no additional comments to make relative to this
zone change.
c) COUNTY UTILITIES DEPARTMENT -
1. Pursuant to•Board of County Commissioners Resolution No.
80-0418, the use of on-site sewer disposal systems is hereby
authorized. This authorization is conditioned on compliance
with all rules and regulations of the Spokane County Health
District and is further conditioned and subject to specific
application approval and issuance of permits by the Health
District.
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition fo r the formation of
a ULID by petition method pursuant to RCW 36.94 which the
peti ti on i ncl udes the Owner(s) property and further not to
object by the signing of a protest petition against the
formati on of a ULID by resol uti on method pursuant to RCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
i mprovements cal l ed for i n conj uncti on wi th the formati on of a
ULID by eitherpetition or resolution method under RCW Chapter
36.94.
3. Any water service for this project shall be provided in -
accordance wi th the Coordi nated Water System P1 an for Spokane
County, as amended.
~
.
ZONE RECLASSIFICATION N0. ZE-15-85
d) COUNTY HEALTH DISTRICT
l. A combined surface water and sewage disposal detailed plan shall
be approved by the County Engineer and the Health District prior
to the i ssuance of any bui 1 di ng permi t for thi s proj ect.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the Health Officer, the use of an on-site sewage disposal
system may be authorized.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
7. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
,
1. The site is located in Fire District # l.
2. The development shall be provided with at least two (2) points .
to the public street. The access locations shall be
approximately on opposite ends of the development.
3. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road f ronting the property. Said
numbers shall contrast with their background.
4. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent
i nspecti on for approval.
5. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of
flammable or critical material within these structures.
6. Trash enclosures shall not be located ad,jacent to combustible
construction or underneath windows or nonprotected eaves.
7. Bui 1 di ng permi ts wi 11 be requi red for each structure.
96
ZONE RECLASSIFICATIOM N0. ZE-15-85
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
8. A pl an for emergency equi pment access i s requi red to be
submitted prior to any land development.
9. Installation of fire hydrants shall be in accordance with the
requirements of the Spokane County Department of Building and
Safety.
10. 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 f rom the hydrant. The bottom of the 1 owest outl et o f
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 Unifo nn Fire Code is required prior to
construction of the water service. Al1 required fire protection
facilities shall-be installed and made serviceable prior to and
duri ng the time of construction.
f) WATER PURVEYOR
1. Water Purveyor is Consolidated Irrigation District, and they
will supply the site with adequate water for domestic, fire and
irrigation uses; however, specific arrangements have not been
made.
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
1. Air pollution regulations require that dust emissions during
demol i tion, excavati on and constructi on proj ects be controll ed.
This may require use of water spray s, tarps, sprinklers, or
suspension of ac tivity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures rnust be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracki ng or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
' roads) must be paved and kept clean. -
4. SCAPCA Regulation I. Article IV requires registration with this
Age ncy .
77
J. •
ZONE RECLASSIFICATION N0. ZE-15-85
g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued)
5. SCAPCA Regulation I, Article V requires that a Notice of
Construction and Application for Approval be submitted to and
approved by our Agency prior to the construction, installation
or establishment of an air pollution source.
6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II,
Article IV addresses emission standards. All emission standards
must be met.
7. All air pollution regulations must be met.
8. We wish to confer with the applicant.
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