ZE-0030-00
~
a
SPOKANE COUNTY HEAItING EX.AIVIINER
RE Zone Reclassification from the Urban ) FIN1)YNGS OF FACT,
Residential-3 5(UR-3 5) Zone to the ) CONCLUSIONS OF I,AW,
Urban Residential-22 (UR-22) Zone, ) AND I)ECISION
Applicant Enc Ellingsen )
File No ZE-30-00 )
I SUNYlVIARY OF PROPOSAL ANl) DECISION
Pa-oposal Application for a zone reclassification from the Uzban Residential-3 5(UR-3 5)
zone to the Urban Residential-22 (LJR-22) zone, on approximately 2 29 acres, for the
development of inedical, business and/or professional offices
1)ecision Approved, subject to conditions
11 BACKGROLJNID/F'INIDIIVGS OF FACT
A General Information
Applicant/Owner Enc Ellingsen, 409 North Argonne Road, Suite B, Spokane, WA 99212
Site Address 1215 North McDonald Road
Parcel Nurnber County Assessor tax parcel nos 45152 1006, 1009, 1012, 1015 and 1017
Location Generally located west of and adjacent to McDonald Road, approximately 150
feet north of DeSmet Avenue, in the NW '/a of Section 15, Township 25 North, Range 44 EWM,
Spokane County, Waslungton
Zoning Urban Residenttal-3 5(UR-3 5) zone The site is also located in the Aquifer
Sensitive Area Overlay zone, and in the Public Transit Benefit Area designated by the County
Zoning Code
Comprehensive Plan Urban category The site is also within the Pnonty Sewer Service
Area, Urban Impact Area and Aquifer Sensrtrve Area designated in the Comprehensive Plan
Enviro0mental Review► A Determination of Nonsignificance was issued by the Division
of Planning on March 23, 2001
Site Descreptaon The site is approximately 2 29 acres in size, and generally flat in
topography The property is irregular in shape, with a narrow stnp of land extending west from
the south end of the site mto the adjacent neighborhood The site is undeveloped, except for a
small storage shed located in the southwest corner of the property A single-family residence
previously located on the site has been removed Vegetahon on the site consists of scattered
HE Findings, Conclusions and Decision ZE-30-00 Page 1
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trees, grasses and weeds The site is adjacent to and obtains access from McDonald Road
Sharpe Avenue dead-ends immediateiy west of the northwest comer of the subject praperty, with
a guardrail that bars access to the site
Area Road System McDonald Road in the vlciruty is fully improved to 4 lanes and includes
curbing and sidewalks McDonald Road, and Mission Avenue to the north, are designated as
Muior Artenals Evergreen Road to the west, and Broadway Avenue to the south, are designated
as Pnncipal Artenals Pines Road (SR-27) to the west is a 5-lane state highway The County
recently improved Evergreen Road, between Sprague Avenue and Mission Avenue, to 5 lanes,
includmg center turn lane, curb and sidewaik
The Interstate 90 freeway is located approximately one-half (1 /2) mile north of the site, and runs
from east to west through the Valley area A new freeway interchange at Ever,green Road and
I-90 is currently being completed, with Evergreen Road constructed to pass under a new bndge
buiIfi vver Mission Avenue The new interchange provides on and vff-ramps for freeway access,
along with an overpass that extends Evergreen Road over I-90 to Indiana Avenue
Surroundflng conditaons The land in the area is designated in the Urban category of the
Comprehenslve Plan The Major Commercial category of the Comprehensive Plan is found
along Pines Road to the west and I-90 to the north Va11ey General Hospital is found less than a
quarter mile west of the site, west of Vercler Road Numerous medical, dental or professional
offices, on land zoned UR-22, are found along Mission Avenue, between Pines Road and
McDonald Road Intensive commercial zoning and uses are located along Pines Road (SR-27)
The Spvkane Valley mall and other retail uses are found north of I-90 between 190 and Indlana
Avenue, east of Evergreen Road Addrtional retail development is planned west of Evergreen
Road, along Indiana
The land lying north of the stte is zoned UR-3 5, and consists pnmanly of single-famiiy homes
The property lying directly north of the site is approximately one (1) acre 1n size The land lying
along the ea.st side of McDonald Road, northeast of the srte, is zoned UR-22 and developed for
mu1t1-famlly housing Such zoning and housing extends north to lUlission Avenue The land
lyrng east, southeast, sauth and southwest of the site is zoned UR-3 5, and is developed with
single-family homes
The land lying west of the site rs zoned UR-3 5 and is developed pnmanly with single-family
homes Some vacant iand is found west of the southwest extension of the subject property
Some UR-22 zorung developed with multi-fanuly residences, is found southerly of the site, at
the southeast comer of the intersection of Broadway and McDonald, and along the north side of
Braadway, a few hundred feet west of such lntersection
Project Descriptiom The application requests a rezone to the UR-22 zone, to allow
development of inedical, business andlor professional offices on 2 3 acres of land The site plan
of reeord dated January 18, 2001 illustrates a 2-story buildrng with a full basement in the middle
of the site, flanlced by a 1-story building wlth a partial basement to the north and a 1-story
bullding with a full basement ta the south The 2-story building would have a maxunum height
of 42 feet, while the 1-story bulldings would be not taller than 32 feet
HE Findings, Conclusions and Decision ZE-30-40 Page 2
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The site plan shows deviations from requued landscaping widths along all penmeters of the site,
except for the east border and except for the west border of the southwest extension of the site
The applicant proposes to rely on the 15% rule stated in Zorung Code 14 806 080, to allow such
deviations Required screetung in the form of a 6-foot lugh sight-obscunng fence is illustrated
along all intenor property lines of the subject property
B ProceduralInforanation
Applicable Zoning Regulations Zoning Code Chapters 14 402 and 14 622
Hearing Date anci Location Apnl 11, 2001, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA
Notices Mailed March 26, 2001, by applicant
Posted March 26, 2001, by applicant
Published March 23, 2001
Compliance The legal requirements for public notice have been met
Site Visit Apnl 10, 2001
Hearing Procedure Pursuant to Resoluhon Nos 96-0171 and 96-0294
Testimony
Tammy Jones Greg Baldwin
Division of Building and Planning Division of Engineertng and Roads
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Andrew Worlock Dwight Hume
707 West 7~' Avenue 707 West 7hAvenue
Spokane, WA 99204 Spokane, WA 99204
John Cornett Brad Hauscluld
12902 East Sinto Avenue 12920 East Sharp Avenue
Spokane, WA 99216 Spokane, WA 99216-3400
Items Noticeci Spokane County Generahzed Comprehensive Plan, County Zoning Code,
County Code, County Standards for Road and Sewer Construction, County Guidelines for
Stormwater Management, County official zoning maps, and County Artenal Road Plan maps
County Resolution Nos 99-0261 (revising Road Standards), 97-0874 (revising intenm
regulations for County IUGAs), 96-0294 (Heanng Examiner Rules of Procedure), 96-0171
(Heanng Examiner Ordmance), and 85-0900 (adopting Zoiung Code, and Program to Implement
Zoning Code) Final land use decisions referenced in Staff Report and in tlus decision
HE Findings, Conclusions and Decision ZE-30-00 Page 3
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III I.AND USE AP1AI.YSIS/
F'INDINGS OF FACT & CONCLUSIOIVS OF LAW
A General approval cntena
The County Hearing Examiner Ordinance authonzes the Heanng Examiner to grant, deny
or grant with such conditions, modifications and restnctions as the Examiner finds necessary to
make a land use application compatible with the Spokane County Generalized Comprehensive
Plan and development regulations See County Resolution No 96-0171, Attachment "A
paragraphs 7(d) and section 11
In considenng a rezone application, Washington case law generally provides that 1) there is
no presumption in favor of the rezone, 2) the applicant for the rezone must prove that conditions
have substantially changed in the area since the last zoning of the property, and 3) the rezone
proposal must bear a substantial relationship to the public health, safety or welfare Parkridge v
Seattle, 98 Wn Zd 454, 462, 573 P 2d 359 (1978), and Bjarnson v Kctsap County, 78 Wn App
840, 899 P 2d 1290 (1995)
Some Waslungton cases have dispensed with the changed cucumstances requirement where
the rezone specifically implemented the policies of the comprehensive plan Bjarnson v Kitsap
County, supra, Save Our Rural Environmerit v Snohomish County, 99 Wn 2d 363, 370-371
(1983), and Tugwell v Kittitas County, 90 Wn App 1, 8, 951 P 2d 272 (1999)
A comprehensive plan is considered as a general bluepnnt for land use regulation Only
general conformance with a comprehensive plan is required for approval of a rezone proposal
Citizens for Mount Vernon v Ccty of Mount Vernon 133 Wn 2d 861, 873 (1997), and Cathcart v
Snohomish County, 96 Wn 2d 201, 211-12 (1981) Where the policies of a comprehensive plan
conflict with zoning regulations, the provisions of the zorung code will usually be construed to
prevail See Weyerhaeuser v Pierce County, 124 Wn 2d 26, 43 (1994), Cougar Mt Assocs v
King County, 111 Wn 2d 742, 755-57 (1988) and Nagatani Bros v Commtssaoners 108 Wn 2d
477, 480 (1987)
Section 14 402 020 of the County Zotung Code authonzes amendments to the Code based
on several grounds, without differentiating between amendments to the text of the Zorung Code
and amendments to the official zorung map Zorung Code 14 402 020(1) authonzes the Code to
be amended if the change is " consistent with the Comprehensive Plan and is not detnmental
to the public welfare " Zoning Code 14 402 020(2) authonzes a Code amendment where
"[c]hanges in economic, technological, or land use conditions has occurred to warrant
modification of this Code " These are the most relevant cntena for consideration of a site-
specific rezone application
Section 14 100 104 of the County Zorung Code states that the provisions of the Code shall
be interpreted to carry out and unplement the purpose and intent of the Comprehensive Plan, and
the general plans for physical development of the county adopted by the Board of County
Commissioners Zorung Code 14 100 106 indicates that when the provisions of the Zoning Code
conflict with the Comprehensive Plan, or other adopted plans and development regulations, the
HE Findings, Conclusions and Decision ZE-30-00 Page 4
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more restnctive provisions shall govern to the extent legally permissible and the Zoning Code
provisions will be met as a minimum
The Comprehensive Plan indicates that the decision guidelines stated in the vanous
sections of the Plan should be used as a resource and guide for approving specific land uses
B The proposed rezone, as conditioned, Penerallv conforms with the Comprehensive Plan,
bears a substannal relationship to and will not be detnmental to the public health, safety and
welfare, is supported by a substantial chanQe of circumstances in the area since the site was last
zoned, and complies with the Spokane County Zoniniz Code and other applicable develonment
reizulations
1 Apnlicable policies of Comprehensive Plan
The site is designated in the Urban category of the Comprehensive Plan The Urban
category is intended to provide the opportunity for a"citylilce" environment, which includes
vanous land uses, residential development and a high level of public facilities and urban
services It is prunanly a residential category of single-family, two-family, multi-family, and
condomuuum buildings along with neighborhood commercial, light industnal, and public and
recreational facilities
The Urban category recommends a residential net density range of 1 to 17 uruts per acre
The more intensive uses in the Urban category, such as light industrial and neighborhood
commercial, are expected to be located near or along the heavily traveled streets The least
intensive single-fanuly residential uses should be isolated from the noise and heavy traffic, while
multifamily structures will usually be a transitional use located between single-family residential
and the more intensive areas See Comprehensive Plan, Section 1, "Purpose" and "Detailed
Definihon"
The Urban category includes the following relevant objechves and decision guidelines
Decision Guidehne 1 1 1 Urban development will be approved rn areas
having adequate power supplies water sanatary and storm sewers
streets and school and fire services provcded that such development n:eets
the intent of other Objectives and Decision Gurdelines of this sechon
Decrsaon Guideline 114 A variety of densrties and residential uses
should be available to provide a freedom of choice to hve in Urban areas
wath varyang densities cornbinahons or mt.x of uses (see detailed Urban
definitiorzs)
Decasion Guidehne 116 Development utzlizrng constructton methods
site planning and/or landscaprng methods which are considered
innovative should be approved if the intent of Plan Objectives or Deciszon
Guidelines ts matntarned
Decision Guideltne 13 3 All Urban development proposals should
require pubhc santtary and storm sewer systems or anterim sewer systems
to protect water quality
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Goal 15 Encourage a healthful and pleasing envrronment in the
County s residential areas
Deciscon Guideline 15 1 Buffering and/or landscaping will be used to
mrtzgate the dtfferences between proposed developments and existing uses
Objective 1 S c Encourage paved streets and srdewalks cn excsting and
future developments where they are appropriate to the nature of the
development
Decrsion Guideline 15 4 Srdewalk facilittes will be required alotig
arterials connecting residential areas wzth community factltties and/or
commercial areas
Objective 15 e When a neighborhood experiences pressure for change ifz
character such change shall be permitted upon appropriate review
Objecttve 15 8 When determincng whether a proposal will change the
excstcng land use character of an area factors to consrder may include
a) the structure heaght of the proposal in relatcon to structure
hecght of nearby structures and
b) whether new structures will have a positive or negatzve impact
upon the neaghborhood s architectural character
Deccsion C'ruideline 1 61 Before land use proposal are approved they
should
a) conform to plans polrcres and regulations of County water sewer storm sewer
utzlaty and special service districts,
b) conform to County transportation plans and policies and
c) adentify and take steps to resolve signcficant adverse impacts upon excstcng
utilitaes (i e water sanitary and storm sewers uhlity available and future
energy resources) and traffic systems
2 Transnortation section policies
The Transportanon section of the Comprehensive Plan contains the Artenal Road Plan
(ARP) and policies related to county roads and the approval of development along county roads
The ARP descnbes and designates county artenals into the classes of Pnncipal Artenals, Minor
Artenals, etc All other county roads are considered Local Access roads, under the Artenal Road
Plan See Comprehensive Plan, Section 21 The A.RP indicates that it is to be implemented
through adopted artenal road plan maps, adopted road standards, and the County's Six-Year
Capital Improvement Plan Comprehensive Plan, p 261
The site abuts a Minor Artenal The ARP charactenzes a Minor Artenal as a moderate
speed facility that collects and distnbutes traffic between Pnncipal Artenals and Collector
Artenals and Local Access roads, which are designed to provide less mobility than a Pnncipal
Artenal The ARP states that such facilities may function as 2-lane facilities with on street
parlcing, or as 4-lane facilities with no parking Channelization and traffic signals are
recommended at major intersections, with stop signs at intersechng Local Access roads Where
possible, the ARP recommends that access to commercial and industnal land be provided from
Minor Artenals, as opposed to Pnncipal Artenals See Comprehensive Plan, p 247 and 256
HE Findings, Conclusions and Decision ZE-30-00 Page 6
The Transportation section encourages an adequate, efficient, safe, econorrucal and energy-
conserving artenal system, one which provides converuent access to homes, employment,
shopping, personal business and recreation Decision Guideline 214 2 Decision Guidelines
214 5 and 215 7 of the Transportation sechon recommend that the function of existing and
future artenals be preserved by controlling land uses, parking and duect access along the
artenals Decision Guideline 215 3 encourages land use planrung that minimizes the need for
high capacity transportation comdors, and encourages land uses in areas that can take advantage
of the available capacity of existing artenal streets
Decision Guideline 215 11 recommends pedestnan facilities that enhance the safety and
convemence of pedestnan travel and to provide access to neighborhood facilities Decision
Guideline 21 15 states that sidewalks should at a minimum be provided along all artenal roads
and all local access roads which lead to schools, parks and shopping distncts
The ARP section recommends the early acquisihon of the prescnbed nght of way width for
Pnncipal Artenals, though actual road construction within such nght of way may be
accomphshed in phases over time Comprehensive Plan, p 253 Decision Guideline 21 13
states that the review of land use proposals should contain provisions for extensions, alignments
and adequate nght of way acquisition for designated County Artenals
Objective 21 16 recommends that long-range widerung requirements be considered in
developments adjacent to artenals and anticipated artenals, to allow for increased traffic volumes
caused by future developments Decision Guideline 21 1 13 states that in selechng long-range
artenal unprovements, considerahon should be given to long-range improvements at sigruficant
locations where such unprovements will delay or elinunate future high cost reconstruction The
Transportahon sechon policies further state that proposed development may be requued to
dedicate needed nght of way, or to widen, or assist in widenulg, existing transportation facilities,
all in accordance vvith established road design cntena and official maps Decision Guideline
2117
The pnmary function of Local Access roads is to provide access to adjacent property and
deliver traffic to artenals Such roads are to be designed and located to provide convenient
access to residenhal lots, discourage flows of traffic through a neighborhood, and encourage
continuous or unobstructed flow of traffic from a neighborhood to a neighborhood Collector
Artenal Comprehensive Plan, p 247 and 260, and Decision Guideline 213 3
Decision Guideline 215 10 discourages "through" traffic from using residential access
streets, and encourages malang residential neighborhoods more attractive to family residents
The alignment and traffic control should encourage a slow, safe speed Tlus may be
accomplished by utilizing physical and tra~'ic management techniques such as offset
intersections, circle dnves, curvilmear street design and cul-de-sacs
3 Consistencv of proposal with rezone cntena
The applicant proposes to rezone the site from the Urban Residential-3 5(LJR-3 5) zone to
the Urban Residential-22 (UR-22) zone, for the development of inedical, professional andlor
business offices Tlus includes dental offices Zoning Code 14 622 100, sets forth the purpose
and intent of the UR-22 zone as follows
HE Findings, Conclusions and Decision ZE-30-00 Page 7
The purpose of the UR-22 zone ts to set standards for the orderly
development of rescdential property in a manner that provcdes a desirable
Izving envtronment that ts compatcble wtth surrounding land uses and
assures the protectaon of property values It is intended that this zone be
used to add to the varaety of housing types and densatres and as an
rmplementation tool for the Comprehensive Plan Urban Category General
characterestres of these areas include paved roads public sewer and water
accessability to schools and libraries and a full line of publac servaces
including manned fire protection and public transit accessibilrty Wices
are permitted cn the UR-22 zone in order to provide some of the servcce
needs zenerated by haeh-rntensitv land uses The hi-ehest densitv residentcal
zone. UR-22 rs rntended primarily for multiplefamily dwellangs and is
usuallv located adiacent to maior or secondarv arterials It is used as a
transition between low or medium density multcple famtly uses and intenszve
commercial or low intensity indusrrial uses and to provrde for htgher denscty
housing in locatrons close to employment shopping and major
trarrsportatcon where movements of people can be handled efficiently and
wath least overall adverse impact [emphasis added]
Medical offices, and business or professional offices, are permitted uses in the UR-22 zone
Multi-family dwellings, duplexes and single-family uses are among the residential uses permitted
in such zone, at densities (net) not exceeding 22 uruts per acre Hospitals, day care centers,
nursing homes/convalescent homes, and community residential facilihes are among the other
uses permitted in such zone The maximum building height in the UR-22 zone is 50 feet, and the
maximum building coverage is 65% See Zoning Code chapter 14 605
The site is located along McDonald Road, which is designated as a Minor Artenal, the
second highest classification of artenals under the County Artenal Road Plan A Minor Artenal
corresponds to a"secondary artenal", withui the mearung of Zonmg Code 14 622 100 See Zoning
Code 14 300 100, defirution of "artenals", 1999 County Standards for Road and Sewer
Construction, and Artenal Road Plan
The Urban category of the Comprehensive Plan encourages the locahon of neighborhood
commercial uses, such as the current proposal, along the heavily traveled streets, and discourages
single-fanuly residential uses along such comdors The County Zorung Code encourages the
location of UR-22 zones along Minor Artenals, such as McDonald Road McDonald Road is fully
developed to 41anes, including curb and sidewalk Access to Sharp Avenue, a Local Access road,
is prolubited by County Engineerulg conditions This implements Decision Guideline 21 5 10
A substantial amount of UR-22 zoning, developed for apartments, is found directly
northeast of the site The area is heavlly influenced by the presence of Valley General Hospital,
which is located in a large UR-22 zone, approximately 900 feet west of the site at its closest
point A significant amount of UR-22 zoning, developed for medical, dental or other
professional offices is found northwest of the site, along Mission Avenue and Vercler Road
HE Findings, Conclusions and Decision ZE-30-00 Page 8
The project will be served by a lvgh level of public services, including public sewer and
water, and modern utilities The project has good access to the major transportation systems,
considenng its proximity to Broadway, SR-27 (Pines Road) and Interstate 90 The site lies
inside the Public Transit Benefit Area, the area where the Spokane Transit Authonty is
authonzed to provrde public transit services, and is served by public transit See Zorung Code
14 300 100 The site is also located inside the intenm urban growth area boundanes designated
by the County pursuant to the State Growth Management Act, within which more intensive urban
development is encouraged
Pnor to the heanng, the applicant solicited opimons on the proJect from all the owners of
parcels of land directly abutting the site, wluch are all single-family properties With one
exception, all such owners were in favor of the project, including its revision from an earlier
design One such owner testified in favor of the project, indicating that it was preferable to
multi-fanuly development, well-designed, would not impact Sharp Avenue, would not generate
that much traffic, and the height impacts would not be sigruficant See tesnmony of Brad
Hauschild
The adjoirung landowner objectmg to the proposed rezone, Dawn Chnsty, resides along the
south side of Sharp Avenue The south boundary of the Chnsty properiy abuts the northwest
corner of the southwest extension of the site, at a distance of approxunately 200 feet from the
frontage of the Chnsty property along Sharp Such property lies 3 lots west of the main body of
the site Chnsty contended that the project was too large and intense for the neighborhood, and
questioned the need for the proposed offices See letter dated 2-23-01 from Dawn Chnsty, with
attachments
A letter of opposition was also submitted by the owners of a single-family residence
located at some distance southeast of the site, along the south side of DeSmet Avenue, 3 lots east
of McDonald Road See parcel uiformation for parcel no 45151 0424 These concerns were
based on the alleged mcompahblhty of the project with the surrouncimg single-fanuly
neighborhood, including traffic impacts along McDonald Road See letter from Emil and Leona
Isaak dated 2-25-01 An identical letter was submitted by the owner of the residence lying
duectly across the street from the Isaaks, along the north side of DeSmet Avenue, 31ots east of
McDonald Road See letter dated 2-25-01 from Sandra Carpenter
The only other area resident opposed to the project testified at the public heanng Such
resident, John Comett, resides at some distance northwest of the site, at the southeast corner of
Woodlawn and Sinto See parcel information for parce145152 1901 Such owner contended that
the project would impact property values in the adjouung single-family neighborhood, that the
building heights in the proJ ect were too tall for the neighborhood, which he contended did not
exceed approximately 20 feet, that the location of apartments on the east side of McDonald did
not justify office uses on the west side of the road, and that the site should be developed only for
single-family housing under its existing zomng
The Examiner is impressed by the support expressed for the project by those single-family
owners who live closest to the project, and who would be most unpacted As indicated by the
apphcant's land use consultant, office uses are perceived to have less unpact on adjoirung single-
family neighborhoods than multi-family uses, since they typically generate less traffic impact
and such uses mostly operate between 8 00 a.m and 5 00 p m Traffic generation is not a
HE Findings, Conclusions and Decision ZE-30-00 Page 9
significant issue for the proposal, since the traffic analysis submitted by the applicant's engineer
shows that it would have little impact to levels of service in the area
The project has been designed in a way to mirumize impacts to the surrounding residential
neighborhood The tallest building in the project, at 42 feet and 2 stones, is located in the middle
of the main body of the site, placing it almost 100 feet back from the nearest residential property
The other two buildings, at 32 feet and single-story, are also set back at sigmficant distances
from the nearest residence Most of the residences near the site are single-story, but some 2-story
residences at least 25 feet tall are found near the project site Two-story, multi-family complexes
are found directly northeast of the site, and 2 5-story apartment complexes are found further to
the northeast
No buildings are proposed in the southwest extension of the project, and an enhanced width
of landscaping, as illustrated on the site plan of record, would be placed at the west end of such
extension The Chnsty residence would abut such expanded landscaping stnp, not parlcing
spaces The adjacent single-family homes will all be buffered by a 6-foot high sight-obscunng
fence and required Type I landscaping (sight-obscunng) The proposed buildings would be
constructed of wood and bnck, with a residential character in design The project has been
broken up into 3 separate buildings, to break up the mass that a single, larger building would
present to the neighborhood There is no evidence of an appraisal character in the record that
would support a finding that the project would devalue property values in the viciruty
The site plan of record indicates deviations from requued landscaping along McDonald
Road and the intenor borders of the property, except at the west end of the southwest extension
of the site, where landscaping has been enhanced if all required landscaping was installed,
approximately 27% of the site would have to be landscaped Zonuig Code 14 806 080 allows
required landscaping to be reduced so that no more than 15% of a site is covered wlth requued
landscaping, although in a rezone situation the Examiner could impose enhanced landscaping
requuements to buffer neighbonng properties
The site plan of record indicates approximately 21 % of the site covered m penmeter
landscaping, of which is required landscaping The Exanuner finds that the proposed
landscaping meets the requuements of the Zorung Code
No deficiencies with regard to the ability of the project to comply with development
regulations have been established in the record The project has been conditioned for compliance
with the development standards of the UR-22 zone and other applicable provisions of the County
Zoning Code, and the recommendations of the commenting public agencies As conditioned, the
project will be reasonably compatible with, and not have a sigruficant negative impact on,
neighbonng land uses The project provides a reasonable transition use between the traffic along
McDonald Road and the residential neighborhood to the west
No public agencies objected to the DNS issued for the proposal by the County Division of
Planrung The proposal will not have more than a moderate effect on the quality of the
environment, and the Exanuner concurs with issuance of the DNS The procedural requirements
of chapter 43 21 C RCW and chapter 11 10 of the Spokane County Code have been met
HE Findings, Conclusions and Decision ZE-30-00 Page 10
In appl}nng the changed circumstances test, courts have looked at a vanety of factors,
including changed public opuuon, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself The Zoning Code references changes in "economic,
technological or land use conditions" as factors that will support a rezone Spokane County
Zorung Code Section 14 402 020 (2) Waslungton courts have not required a"strong" showing
of change The rule is flexible, and each case is to be judged on its own facts Bassani v County
Commrssaoners, 70 Wn App 389, 394 (1993)
As stated previously, recent Washington cases have held that changed circumstances are
not required if the proposed rezone implements policies of a comprehensive plan The Examiner
concluded above that the property implements the policies of the Comprehensive Plan
Changed conditions have occurred since the zorung of the site was re-designated to the
UR-3 5 zone on January 1, 1991, pursuant to the Program to Implement the Spokane County
Zoiung Code This includes the extension of public sewer to the area, the full improvement of
McDonald Road to 41anes, other road improvements in the azea, the growth in medical offices
and other offices uses in the area located near Valley General Hospital, the approval of UR-22
zoning in the vicuuty, increased populahon growth in the area, and designation of the site within
the County's IUGA boundanes
Changed condirions also include zoning approvals to allow more intensive commercial
development to the northwest and at the southeast corner of Broadway Avenue and Sullivan
Road See County Heanng Examiner Committee decisions in File Nos ZE-34-91 and ZE-5-92
The construction of the Evergreen Road interchange at I-90, and planned unprovements to the
Sullivan Road/I-90 interchange may also be considered as changed conditions, since they will
relieve traffic congeshon at the Sullivan Road/I-90 interchange, and along Sullivan Road south
of Mission Avenue
IV DECISION
Based on the Findings of Fact and Conclusions of Law above, the above application for a
zone reclassification to the Urban Residential-22 (UR-22) zone is hereby approved, subject to the
conditions of the vanous pubhc agencies specified below
Conditions of public agencies that have been sigruficantly supplemented or altered by the
Heanng Examiner are itahczzed
Failure to comply with the condrtions of this approval may result in revocahon of tlus
approval by the Heanng Examiner This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with junsdiction over land development
SPOKANE COLTN'TY DIVISION OF PI,AN1VING
1 All conditions imposed by the Heanng Exanuner shall be bmding on the "Applicant,"
which term shall include the owners, developers and users of the property, and their heirs,
assigns and successors
HE Findings, Conclusions and Decision ZE-30-00 Page 11
2 The zone change applies to the following real property The East 263 00 feet of the south
half of Tract 40 of Opportuluty, according to Plat recorded in Volume "K" of plats, page 20, in
Spokane County, Washington, Except that portion conveyed to Spokane County be deed
recorded October 23 1974 under Auditor's File No 7410230190, Also Except that portion
conveyed to Spokane County by deed recorded May 20, 1991 under Auditor's File No
9105200216, Also Except that portion conveyed to Spokane County by deed recorded May 20,
1991 under Auditor's File No 9105200216, Together with the West 192 00 feet of the east 455
feet of the South 75 feet of the South half of said Tract 40 of Opportunity
3 The proposal shall comply with the Urban Residential-22 (UR-22) zone, the Aquifer
Sensinve Area (ASA) Overlay zone, and other applicable provisions of the Spokane County
Zoning Code, as amended
4 The applicant shall develop the subject property in substantial accordance with the site plan
of record dated January 18, 2001, subJect to compliance with conditions of approval and
development regulations Minor vanations may be permitted administratively by the County
Division of Planning, in accordance with Section 14 504 040 of the County Zoning Code All
other vanahons must be approved through the submission of a change of conditions application,
as approved by the Heanng Examiner after a public heanrig
5 Approval is required from the Director of the Drvision of Plannmg/designee of a specific
lighting and sigrung plan for the descnbed property, pnor to the release of any building pennit
6 Duect light from any extenor area lighting fixture shall not extend over the property
boundary
7 A specific landscape plan, planting schedule and provisions for the maintenance acceptable
to the Director of the Division of Planning/designee shall be submitted with a perfonnance bond
or other suitable guarantee for the project pnor to release of any building permits Landscaping
shall be installed and maintained so that sight distance at access points is not obscured or
impaired
8 The Division of Planriing shall prepare and record with the Spokane County Auditor a Title
Notice, noting that the property in question is subject to a vanety of special conditions imposed
as a result of approval of a land use actton This Title Notice shall serve as public notice of the
conditions of approval affecting the property in question The Title Notice should be recorded
within the same time frame as allowed for an appeal and shall only be released, in full or in part,
by the Division of Plaruung The Title Notice shall generally provide as follows
"'I'he parcel of property legally described as is tbe sub,ect of a laoci use
action by tbe Spokane County Heareng Examiner om IViay 14, 2001, ianposing a varflety of
special deveflopment conclihons File No ZE-30-00 is avaBlable for iaspection and copying
in the Spokane Couoty ID'viseon of Planning "
9 The Spokane County Division of Planrung shall prepare and record with the County
Auditor a Title Notice specif}nng a future land acquisition area for road nght-of-way and
utilities The Title Notice shall state the following
HE Findmgs, Conclusions and Decision ZE-30-00 Page 12
a A stnp of property 8 5 feet in width from the existing nght-of-way is reserved for
future acquisition area for additional road nght-of-way width along McDonald Road
b Future building and other setbacks required by the Spokane County Zoning Code
shall be measured from the reserved future acquisition area
c No required landscaping, parlang, `208' areas, drainfield or allowed signs should be
located within the future acquisition area for road nght-of-way and utilities If any of the
above improvements are within the area, they shall be relocated at the applicant's expense
when roadway unprovements are made
d The future acquisition area, urut acquired, shall be pnvate property and may be used
as allowed in the zone, except that any improvements (such as landscaping, parking,
surface drainage, drainfield, signs or others) shall be considered intenm uses
e The property owner shall be responsible for relocating such "intenm' unprovements
at the time Spokane County makes roadway improvements after acquiring said future
acquisition
SPOKANE COUNTY DIVISION OF EIVGINEERING ANID ptOADS
Prior to release of a building permYt or use of property as proposed
1 Approach pernuts are required pnor to any access to the Spokane County Road System
2 The applicant shall submit drainage and access plans for approval by the Spokane County
Engineer
3 A parlang plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in accordance
with standard engineenng practices Paving or surfacing, as approved by the County Engmeer,
will be requued for any portion of the project that is to be occupied or traveled by vehicles
4 All required improvements shall conform to the current State of Washulgton Standard
Specifications for Road and Bndge construction, and other applicable County standards andlor
adopted resolutions pertairung to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
5 Access to Sharp Avenue shall be prolubited until such tune as specifically authonzed by
the Spokane County Engineer
6 Roadway standards, typical roadway sechons and drainage plan requirements are found in
Spokane County Resolution No 99-0265 as amended and are applicable to this proposal
7 No public road unprovements are required for tlus proposed zone change Road
improvements were done in conjunction with County Road ProJect No 2344
8 No construction work is to be performed within the exishng or proposed nght of way until
a permit has been issued by the County Engineer All work witlun the public road nght of way is
HE Findings, Conclusions and Decision ZE-30-00 Page 13
subject to inspection and approval by the County Engineer
9 The County Artenal Road plan identifies McDonald Road as an 80-foot Minor Artenal
The existing nght of way width of 315 feet, measured from centerline, is not consistent with that
specified in the plan In order to implement the Artenal Road Plan, a stnp of property 8 5 in
width along the McDonald Road frontage shall be set aside in reserve Thls property may be
acquired by Spokane County at the time when Artenal Improvements are made to McDonald
Road
10 The applicant is advised that there may exist utilities either underground or overhead
affecting the applicant s property, including property to be dedicated or set aside future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should check with the applicable utilities and Spokane
County Engineer to determine whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
SPOKANE REGIONAg. HEAL,TH DISTRICT
1 The sewage disposal method shall be as authonzed by the Director of Utilities, Spokane
County
2 Water service shall be coordinated through the Director of Utilities, Spokane County
3 Water service shall be by an exishng public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
4 A public sewer system shall be made available for the project and individual service
provided The use of individual on-site sewage disposal system will not be authonzed
5 The use of pnvate wells and water systems is prolubited
SPOKANE COiJNTY DIVISIOIV OF iJ'TII,ITIES
1 A wet (live) sewer connection to the area-wide public sewer system shall be constructed A
sewer connechon pernut is required Commercial developments shall submit histoncal and/or
estimated water usage pnor to the issuance of the connection permit in order to establish sewer
fees
2 Applicant shall submit expressly to the Spokane County Utilities Division `under separate
cover" only those plan sheets showing sewer plans and specifications for public sewer
connections and facilities for review and approval Commercial developments shall submit
tustoncal and/or estimated water usage as part of the sewer plan submittal
3 Sewer plans acceptable to the Division of Utilities shall be submitted pnor to the issuance
of the sewer connection permit
4 Any water service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended
HE Findings, Conclusions and Decision ZE-30-00 Page 14
~ DATED tlus 14`h day of May, 2001
SPOI{ANE COU1V'I'Y HEARING EXAIVIINEIt
Michael C Dempsey, WSBA #8235 "
IVOTICE OF FINAI, DECISION AND NOTICE OF RIGHT TO APPEAL,
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassification and accompanying SEPA
determination is final and conclusive unless within ten (10) calendar days from the Examiner's
wntten decision, a party of record aggneved by such decision files an appeal with the Board of
County Commissioners of Spokane County, Washington However, RCW 36 70B 110 (9)
indicates that admirustrative appeals of county land use decisions and SEPA appeals shall be
filed with the board of county commissioners witlun fourteen (14) calendar days of the date of
the decision
Tlus decision was mailed by certified mail to the Applicant on May 14, 2001 Depending
on which appeal period referenceci above legally applies, and counting to tbe next busmess
day when the last day for appeal falls on a weekend or holiday, THE APPEAL CLOSING
I)ATE IS EITI3ER NNHAAY 24, 2001 OR 1VIAY 29, 2001
The complete record m tlus matter, including tlvs decision, is on file dunng the appeal penod
with the Office of the Heanng Exanuner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490 The file may be inspected
dunng normal worlang hours, listed as Monday - Fnday of each week, except holidays, between the
hours of 8 30 a m and 5 00 p m Copies of the documents m the record will be made available at
the cost set by Spokane County
HE Findings, Conclusions and Decision ZE-30-00 Page 15
v-- -W
~i'm GINEER'S REVIEW SHLE i
I'rojcct Statuti Activc
As Built Plans Received Rezone File ZEI -0030-00
itoad Plans Approved Companion Files:
Ncw Road Standards 5-I5-95 Mylar
Related T'iles:
Hearing: 04/11/2001 9:00 I3uilding Dept:
't'echnical Review: 11/02l2000 2:1 5 Harvard Rd Plan
Preliminary Review: Type: , I Large Lot Bldg. Square C=eet
Date lteceived: 10/18/2000
No. Lots: No. Acres: 2.=
Project Name UR-3.5 TO UR-22 MEDICAL DENTAL OFFICES ELLINGSEN
Site Address W. MCDONALD, S. SINTO, E. VEftCLER, N. VERC'L1:R, MCDONALU N. 1215
aPPlicaot Range-ToHmship-Section: 44 - 25 - 15 PARCEL(S): (first 24)
Andrew Worlock Conditions Mailed: 45152.1006 45152.1012 45152.1015 45152.1017
CLC ASSOCIATES INC Flood Zone No
707 W. 7th Av , 200 Water Source Nubtic
SPOKANE, WA 99204-
Sewer Source
Phune (509) 458-6840 (509) 458-6$40
Fax (509) 458-6844 School nist
Fire Di>'
!'hune 1) .
OHnt-i
L•ric Li111i,,C11
409 N. Argunne Rd , 13
SPOKANE, WA 9921 2-
Phone (509) 92 4 -
...i.. . . .r . , . ,i - ~ ii~i.i..l . . , . llate Submitted Description Initials
l I13Ul2Ul)U Eng Need 7'echnically Coniplete Eng Need Flarvard Rd Mitigation
Eng Need Drainage Plans 1 I!02/2000 Cng Need Traffic Analysis Eng Nccd Other
Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy to Accountine
L-ng Agree Priority Fces Received 10/13/2000 Eng Yrelim Plat Fees Completed
r Notice t,
13ona quanues tor
drainage item calculated
I-learing Date Decision App ~ Den Cond Appld BCC
Appealed to BCC Decision App Den Cond Appid Court
Appealed to Gourt Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
r' Stamped 208 Lot Plans to Secretary (Sandyl
imil,
L1vGINEER'S REVIEW SHEr., I •
Project Status Active
As IIuilt Plans Received Rezone File ZEI _0034_00 -oo
Road Pians Approved
Companion Filcs:
New Road Standards 5-15-95 Mylar
Related Files:
Hcaring: E3uilding Dept:
l'echnica) Review: I 1/02/204Q 2:15
Preliminary Review: Type: Large Lot Bldg. Square heet
Uate Received: 10/18/2000 No. Lots: No. Acres: 2.29
Project Name UR-3.5 TO UR-22 MEDICAI. DENTAL OFFICES ELLIIVGSEN
Sitc Address W. MCDONALD, S. SINTO, E. VERCLER, N. VERCLCR, MCDONALD N. 1215
Applicant Range -Townshi p-Section: 44 - 25 - 15 PARCEL(S): (tirst 20)
Andrew Worlock Conditions Mailed: 45152.1006 45152.1012 45152.1015 45152.1017
CLC ASSOCIAl'ES INC Flood Zone No
707 W. 7th Av , 200 Water Source Public
SPOKANE, WA 94204-
Sewer Source
Phone Fax School Dist 356
(i09) 458-6840 (509) 458-6844 Fire Dist I
(509) 458-6840 Phone Dist
Owner
Eric Gllingsen
409 N. Argonne Rd , B
SPOICANE, WA 99212-
Phane Fax
(509) 924-2866 (509) 9?4-831I
I3uilding Ph: 477-3,675 Plnnning Ph: 477-22105 Cuiatact: 1'AMMY JUtiC:S
Uate Submitted Description Initials
~-jp "LQ(jQ L-ng Need TechnicaUy Completc Eng Need Harvard Rd Mitigation
Fng Ne,ed Drainage Plans Eng Need Traffic Anulysis Eng Need Other
-~F
Fng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority Fees Received 10113/2000 Eng Prelim Plat Fees Complcted
j / Nutice to Public / Nutice to Public #t 1 3 4 6 Complzted - or Needs to be signed
vesign Deviation Dates (In-0ut)
1 J / ~ Sonu yuanues tor
drainage item calcutated
f-iearing Date Decision App Den Cund Appld BCC
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Court Decision App De;n Cond Appld
; Stamped Mylars to Secretary (Sandy)
l / Stamped 208 Lot Plans to Secretary (Sandy)
,
~
.
ii STAFF REPORT TO THE HEARING EXAMINER
FILE M ZE-30-00
SPOKAI*~E COUISUY DIVISION OF PLANNING
HEARING OATE: April 11, 2001 @ 9:00 a.m. FILE ZE-30-00
PROJECT PI.ANNER: Tammy Jones, Associate Planner
PROJECT DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) on approximately 2.29 acres for medical/dental offices.
Project Data
Project Location: The subject property is generally located west of and
adjacent to McDonald Road and approximately 150
feet north of DeSmet Avenue, in the NW'/~ of Section
15 Township 25 N., Range 44 EWM, Spokane
County, Washington.
Parcel Number(s): 45152,1006, 45151012, 45152.1015, 45152.1017
Applicant/Agent; Andrew Worlock, CLC Assoc., Inc.
707 W. 7"' Ave., Ste. 200
Spokane, WA 99204
(509) 458-6840
Comprehensive Plan Designation: Urban
Zoning: Urban Residential-3.5 (UR-3.5)
Existing Land Use: Vacant, undeveloped land.
Surrounding Zoning and Land Uses:
• North: Zoning to the north of the site consists of Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban (AS) in
1955 (ZE-99-55). Land use to the north of the site is
primarily single family residential.
• South: Zoning to south of the site consists of Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban (AS) in
1955 (ZE-99-55). Land use to the south of the site is
primarily singe family residential.
• East: Zoning to the east of the site consists of Urban
Residential-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban (AS) in
1955 (ZE-99-55) and Urban Residential-22 (UR-22)
established in 1994 (ZE-31-94). Land use to the east
of the site consists of single family and multi-family
residences.
• West: Zoning to the west of the site consists of Urban
ZE-30-00
Staff Report - April 11, 2001 Hearing
1 of 7
1
Residentiai-3.5 (UR-3.5) established in 1991,
previously classified as Agricultural Suburban (AS) in
1955 (ZE-99-55). Land use to the west of the site is
primarily single family residential.
Recent land use actions in Recent land use actions in the vicinity of the subject
surrounding area: site include:
ZE-2-99; Zone reclassification from U R-3.5 to U R-22
on approximately .9 acres for medical office, for
property located south of Mission Ave. and east of
Pines Rd. (SR 27), approved by the Hearing
Examiner on July 19, 1999.
ZE-61-97; Zone reclassification from UR-3.5 to UR-
22 on approximately.24 acres for medical offices, for
property located west of Houk Rd. and east of Pines
Rd. (SR 27), approved by the Hearing Examiner
October 1. 1998.
ZE-47-93; Zone reclassification from UR-3.5 to UR-
22 on approximately .7 acres for medical offices, for
property located northwest of the subject site along
Vercler Rd., approved by the Hearing Examiner
Committee on January 24, 1994.
PE-1668-92; Preliminary plat of Leisl Subdivision to
divide 2.85 acres into eight (8) lots for single family
residences in the UR-3.5 zone, for property located
west of and adjacent to the subject site, approved by
the Hearing Examiner Committee on July 28, 1992
and finalized on December 14, 1993.
ZE-7-92; Zone reclassification from UR-3.5 to UR-22
for multi-family residences, for property located north
of Broadway Ave. and west of McDonald Rd.,
approved by the Hearing Examiner Committee on
March 23, 1992_
ZE-2-92; Zone reclassification from UR-3.5 to UR-22
for multi-family residences, for property located north
of Broadway Ave. and west of Vercler Rd., approved
by the Hearing Examiner Committee on February 20,
1992.
ZE-29-90; Zone reclassification from AS to UR-22
and UR-12 on approximately 10.7 acres for 214 multi-
family residences, for property located northeast of
the subject site and south of Mission Ave., approved
by the Hearing Examiner Committee on August 23,
1990.
ZE-30A-89; Change of conditions to an existing UR-
22 zone to allow development of 26 multi-family
residences on 1.23 acres, for property located north
ZE-30-00
Staff Report - April 11, 2001 Hearing
2 of 7
~
. / > ,
2
east of the subject site and east of McDonald Rd.,
approved by the BOCC on January 10, 1995.
Land Division Status: The subject property consists of four (4) tax parcels
of record. If the application is approved, a Certificate
of Exemption aggregating the 4 parcels will be
required prior to any development of the site.
Shoreline Designation: Not applicable
Water Purveyor: Modern Electric Water Company
Sewage Disposal: The site is to be served by the Spokane County
public sewer s1(stem.
Fire District Spokane County Fire Protection District #1
Nearest Arterial and Distance: The site is located west of and adjacent to McDonald
Avenue which is designated as a Minor Arterial by the
Spokane County Arterial Road Plan. In order to
implement the Plan, the Spokane County Division of
Engineering and Roads is requesting that a strip of
property 8.5 feet in width along the frontage of
McDonald Road be set aside as a Future Acquisition
Area (FAA).
Neighborhood Association: None known
• This proposal is located inside the Interim Urban Growth Area (IUGA).
• This proposal is located inside the Public Transportation Benefit Area (PTBA).
GMA/Critical Areas
Aquifer Recharge Area: The subject property is located within the
Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overlay Zone.
Fish & Wildlife Habitat Conservation Areas: None illustrated on the Spokane County
Critical Areas Maps.
Floodplain: ) The site is not located within a flood plain
Geologically Haiardous Areas: None illustrated on the Spokane County
Critical Areas Maps.
Wetlands: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
A Determination of Nonsignificance was issued for the proposal on March 23, 2001, with a comment
period ending on April 9, 2001.
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
March 23, 2001.
The deadline for notifying property owners/taxpayers within 400 feet of the proposal was March 26,
2001.
Site Posting Deadline: The deadline for posting public notice on the site was March 26, 2001.
ZE-30-00
Staff Report - April 11, 2001 Hearing
3of7
~
a
1724 Corripliance Dates
Application Accepted: October 12, 2000
Technically Complete / Determination of Completeness issued: February 21, 2001
Date Notice of Decision is due: June 21, 2001
Reviewinq Aqencies
10 agencies were notified on October 18, 2000, and March 14, 2001. Comments were due on November 2,
2000, and March 26, 2001.
Agencies Notified Response Date Agencies Notified Response Date
Received Received Received Received
Spokane County Division Yes 3/20/01 Spokane Regional Yes 11/2/00
of Engineering; Health District
Transportation
Spokane County Division No Central Valley School No
of Engineering; District No. 356
Development Services
Spokane County Division Yes 3/30/01 Spokane County Fire Yes 10/30/00
of Utilities Protection District No. 1
Spokane County Yes 11/2/00 Modern Etectric Water Yes 10/24/00
Stormwater Utility Company
Spokane County Division No Washington State No
of Building & Code Department of
Enforcement Transportation
AqencV Comments:
Agency comments received are in the form of recommended conditions of approval.
Public Comments:
Comments were received from neighboring property owners expressing concern that the proposed use will
be incompatible with surrounding residential uses and may result in increased traffic along McDonald Road.
Description of the Site:
The subject site is approximately 2.29 acres in size and is accessed by McDonald Road, which is a fully
improved four-lane road with curbing and sidewalks. Sharp Avenue is located west of and adjacent to the
site and is a dead end road with a guardrail that bars access to the subject property. The site is generally
rectangular in shape with a small strip located along the south end of the site that extends west into the
adjacent neighborhood. The site is generally flat and is undeveloped with the exception of a small storage
shed located at the southwest corner of the site that is to be removed upon development. Vegetation on the
site consists of scattered trees, grasses and weeds. Surrounding uses include adjacent single family
residences to the north, south, east and west with an apartment complex located northeast of the site.
Backqround:
The application for the proposal was submitted to the Division of Planning on October 12, 2000. A Technical
Review meeting was held on November 2, 2000, and the application was determined to be "Technically
Complete" on February 21, 2001. A Notice of Application was issued on February 21, 2001, with a 14-day
public comment period ending on March 6, 2001. A Trip Distribution Letter was submitted by the applicant
and accepted upon review by the Spokane County Division of Engineering and Roads.
The site is located within the Interim Urban Growth Area (IUGA) as adopted by the Board of County
Commissioners Resolution #97-0321.
ZE-30-00
Staff Report - April 11, 2001 Hearing
4of7
Staff Analysis
Project Description The proposed proJect consists of a zone reclassification from Urban Residential-
3 5(UR 3 5) to Urban Residential-22 (UR-22) on approximately 2 29 acres for medical/dental offices The
site pian of record illustrates one 1 story and two 2-story office buildings with associated parking and
landscaping areas
Comprehensive Plan
The subject property is located within the Urban category of the Comprehensive Plan The Urban category
is intended to provide the opportunity for the development of a citylike environment with intensive
residential uses and public facilities and services Detailed Definition B states that Since urban areas will
be the most intensely developed of all the categories it is primanly a residential category of single family two
family and multifamily along with neighborhood commercial and light industrial uses The more intensive
land uses will be located near the heavily traveled streets while the least intensive residential uses will be
isolated from the noise and heavy traffic
The site is located adjacent to McDonald Road which is identified within the Spokane County Arterial Road
Plan as a Minor Arterial with a planned right of way width of 80 feet Mission Avenue located approximately
1000 feet north of the site is also identified within the Plan as a Minor Arterial
Detailed Definition D states that Due to the variety and mix of land uses and activities found in the Urban
category few land use activities would be inappropriate Many uses may require screening or other
standards to make them compatibie with one another
Decision Guidelines 1 3 3 and 16 1 recommend the provision of sanitary and storm sewer for developments
to protect water quality when the provision is consistent with County plans policies and regulations Public
sewer is availabie to the site and storm sewers are required for the site development
Decision Guideline 1 5 1 recommends the use of buffering and/or landscaping to mitigate the difference
between proposed developments and existing uses Section 14 806 040 of the Spokane County Zoning
Code requires a strip of Type 1 landscaping a minimum of 20 feet in width along all property lines adjacent
to the existing Urban Residential-3 5(UR-3 5) zone The subject site is bordered on the west north and
south by the existmg Urban Residential-3 5(UR-3 5) zone In addition Section 14 622 365 of the Zoning
Code requires a six (6) foot high fence wall or solid landscaping to be constructed along the internal
property boundaries This requirement is intended to supplement the required landscaping
Decision Guideline 15 4 recommends that sidewalk facilities be required along arterials connecting
residentiai areas with commeraai area McDonald Road is a 4-lane road with existing curbs and sidewalks
Objective 1 5 e recommends that when a neighborhood experiences pressure for a change of character
such change shall be permitted upon appropriate review The proposed use is located with direct access to
an artenal and within close proximity to a larger transportation network Professional office uses can be
found northwest of the subJect property along both Mission Avenue and Vercler Road The proposed use is
a more intensive than what currently exists in the adJacent area The site is located adjacent to existing
residential uses Required landscaping fencing building setbacks and proposed building height may help
to reduce impacts to residential homes located adjacent to the site
Zoning
The purpose and intent of the proposed Urban Residential-22 (UR 22) zone is to set standards for the
orderly development of residential property in a manner that provides a desirable living environment that is
compatible with surrounding land uses and assures the protection of property values It is intended that this
zone be used to add to the variety of housing types and densities and as an implementation tool for the
ZE 30-00
Staff Report Aprd 11 2001 Heanng
5 of 7
/ -
Urban category of the Comprehensive Plan Professional offices are permitted in the Urban Residential-22
(UR-22) zone m order to provide some of the service needs generated by high intensity land uses The
Urban Residential 22 (UR-22) zone is intended primaniy for multipie family dwellings and is usuaily located
adJacent to maJor or secondary artenals The subJect site is located adJacent to McDonald Road which is a
Minor Arterial
Existing zoning in the area of the site consists pnmarily of Urban Residential-3 5(UR-3 5) with Urban
Residential-22 (UR 22) located northeast of the site along McDonaid Road Recentiy approved zone
reclassifications to the Urban Residential-22 (UR 22) zone for professional office uses in the general area of
the site include ZE-47-93 ZE-61-97 and ZE 22-99 ail being located within close proximity to the Vailey
Hospital
Site Pian
The site plan of record illustrates one 2-story and two 1 story office buildings to be accessed along
IVIcDonald Road from two driveway areas The proposed buildings have a combined size of 23 120 square
feet The site plan illustrates that the two 1 story buildings are to be located at the north end and the south
end of the site The proposed two-story building is to be located in the center of the site with a proposed
buiiding height of 42 feet The site plan illustrates the required parking areas and sight obscuring fencing at
the perimeter of the site
Proposed Use Medical/dental offices
Total Buildinq Area 23 120 square feet
Site Plan Data
Proposed Req u ired/Al lowed
Building Coverage 10 49% 65% maximum
Building Height 32 & 42 50 feet
Landscapmg
McDonald Rd 20 Type III 20 Type III
Internal property lines 7 to 18 Type I 20 Type I
Building Setbacks
Front yard (Broadway Ave ) 85 from FAA 25 from Future Acquisition Area (FAA)
Side yard 20 minimum 5 per story minimum
Rear yard 70 15
Parking 155 spaces 142 spaces
The site plan of record illustrates general compliance with the development standards of the proposed
Urban Residential-22 (UR-22) zone with the exception of required landscaping Section 14 806 040(2)[a] pf
the Spokane County Zoning Code requires 20 feet of Type I landscaping along all internal property Iines
however the site plan of record illustrates less than the required 20 feet along all internal property lines with
the exception of a 28 stnp located along the extreme west property line The applicant has not requested a
variance from the landscaping standards of the Zoning Code The site plan of record identifies that
compliance with the landscaping standards would result in 15% of the site to be landscaped and
administrative modifications to the required landscaping may be allowed at the time of building permit review
consistent with Section 14 806 080 of the Zoning Code The site plan of record proposes 20 8% of the site
to be landscaped with ailowable modifications
Changed Conclitions
ZE 30 00
Staff Report Aprd 11 2001 Heanng
6 of 7
Section 14 402 020(2) of the Spokane County Zoning Code states that amendments to the Zoning Map may
occur when it is found that Changes in economic technological or land use conditions has occurred to
warrant modification Changed conditions in the area of the proposal may inciude a recently approved zone
reclassifications in the general area of the site and improvements to McDonaid Road
Staff Summarv
The proposed zone reclassification is generally consistent with the Goals Objectives Decision Guidelines of
the Urban category and can implement the purpose and intent of the proposed Urban Residential 22 (UR-
22) zone
Attachments
A Maps
m Vicinity Map
m Site Development Plan
0 Comprehensive Plan
o Zoning
B Conditions of Approval
C Agency Comments
ZE 30 00
Staff Report Apnl 11 2001 Heanng
7 of 7
. • ~ 1
ATTACHMENT A
MAPS
VICINITY MAP
SITE DEVELOPMENT PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP
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ZE-3-0'-00
Existing Zoning
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. . ~ .
ATTACHMENT 6
CONDITIONS OF APPROVAL
. . ,
~ RECOMMENDED CONDITIONS OF
1, 1 APPROVAL FOR ZE-30-00
,
DIVISION OF PLANNING
SPOKATskE COUNTY
J
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
2. The zone change applies to the following real property : The East 263.00 feet of the south
half of Tract 40 of Opportunity, according to Plat recorded in Volume "K" of plats, page 20,
in Spokane County, Washington; Except that portion conveyed to Spokane County be
deed recorded October 23, 1974 under Auditor's File No. 7410230190; Also Except that
portion conveyed to Spokane County by deed recorded May 20, 1991 under Auditor's File
No. 9105200216; Also Except that portion conveyed to Spokane County by deed
recorded May 20, 1991 under Auditor's File No. 9105200216; Together with the West
192.00 feet of the east 455 feet of the South 75 feet of the South half of said Tract 40 of
Opportunity.
3. The proposal shall comply with the Urban Residential-22 (UR-22) zone and the Aquifer
Sensitive Area (ASA) Overlay zone, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Planning/designee, may be permitted, including but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All variations
must conform to regulations set forth in the Spokane County Zoning Code, and the
original intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Planning/designee of a specific
lighting and signing plan for the described property prior to the release of any building
permit.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Director of the Division of Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project prior to release of any
building permits. Landscaping shall be installed and maintained so that sight distance at
access points is not obscured or impaired.
ZE-30-00 April 11, 2001 Public Hearing
Division of Planning Recommended Conditions of Approval
, . .
8. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title
Notice should be recorded within the same time frame as allowed for an appeal and shall
only be released, in full or in part, by the Division of Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as is the subject of a land use
action by a Spokane County Hearing Examiner on April 11, 2001, imposing a variety
of special development conditions. File No. ZE-30-00 is available for inspection and
copying in the Spokane County Division of Planning.
9. The Spokane County Division of Planning shall prepare and record with the County Auditor a
Title Notice specifying a future land acquisition area for road right-of-way and utilities. The
Title Notice shall state the following:
a. A strip of property 8.5 feet in width from the existing right-of-way is reserved for future
acquisition area for additional road right-of-way width along McDonald Road.
b. Future building and other setbacks required by the Spokane County Zoning Code shall
be measured from the reserved future acquisition area.
c. No required landscaping, parking, `208' areas, drainfield or allowed signs should be
located within the future acquisition area for road right-of-way and utilities. If any of
the above improvements are within the area, they shall be relocated at the applicant's
expense when roadway improvements are made.
d. The future acquisition area, unit acquired, shall be private property and may be used
as allowed in the zone, except that any improvements (such as landscaping, parking,
surface drainage, drainfield, signs or others) shall be considered interim uses.
e. The property owner shall be responsible for relocating such "interim" improvements at
the time Spokane County makes roadway improvements after acquiring said future
acquisition.
ZE-30-00 April 11, 2001 Public Hearing
Division of Planning Recommended Conditions of Approval
ATTACHMENT C
AGENCY AND PUBLIC COMMENTS
OFFICE OF THE SPOKANE COUNTY E(VGINEER
1026 W Broadway Ave Spokane WA 99260-0170 (509)477-3600 Fax (509)477-2243
ka
&X -*`'"'`kC"`Nn "ENGINEER'S CONDITIOfVS OF APPROVAL" ZONE
TO Spokane County Planning Department
FROM Division of Engineering & Roads cSco ~
DATE March 20 2001 ~
PROJECT UR-3 5 TO UR-22 DENTAL MEDICAL OFFICES
FILE # ZE-0030-00
Hearing 04/11 /2001 @ 9 00
Planner TAMMY JONES
Sponsor/Applicant ANDREW WORLOCK
Section Township Range 15-25-44
Technical Review Date 11 /02/2000 @ 2 15
The Spokane County Engineering Department has reviewed the above referenced application The
following "Conditions of Approval' are submitted to the Spokane County Planning Department for
inclusion in the Findings of Fact Conclusions and OrderlDecision" should the request be approved
Prior to release of a building permit or use of property as proposed
1 Approach permits are required prior to any access to the Spokane County Road System
2 Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
4 All required improvements shail conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction unless otherwise approved by the County Engineer
5 Access to Sharp Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer
6 Roadway standards typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
CC Applicant RNDREtJ WORLOCK
Engineer/Surveyor
Planner TA14MY JONGS
Pace 2
04/11/2001 Hearing / Review ! 11/02J2000 TR
ZE 0030-00
7 No public road improvements are required for this proposed zone change Road improvements
were done in conjunction with County Road Project No 2344
8 No construction work is to be performed wtithin the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the pubtic road right of way is
subject to inspection and approval by the County Engineer
9 The County Arterial Road plan identifies McDonald Road as an 80 foot Minor Arterial The
existing right of way width of 31 5 feet measured from centerline is not consistent with that
specified in the plan In order to implement the Arteriaf Road Pian it is recommended that a strip
of property 8 5 in width along the McDonald Road frontage be set aside in reserve This
property may be acquired by Spokane County at the time when Arteriai Improvements are made
to McDonaid Road
10 The applicant should be advised that there may exist utilities either underground or overhead
affecting the applicants property including property to be dedicated or set aside future acquisition
Spokane County will assume no financial obligation for adjustments or relocation regarding these
utilities The applicant should check with the applicable utilities and Spokane County Engineer to
determine whether the applicant or utility is responsible for adjustment or relocation costs and to
make arrangements for any necessary work
END
To Tammy Jones (Division of Planning)
CC
From Jim Red (Division of Utilities)
Date Friday March 30 2001
Subjec4 ZE-0030-00 Stage Nearing Examiner Phase
MCDONALD RD MEDICAL DENTAL BLDG
SS09 A wet (live) sewer connection to the area wide Public Sewer System is to be constructed
Sewer connection permit is required Commercial developments shall submit historical and or
estimated water usage prior to the issuance of the connection permit in order to establish
sewer fees
SS12/4 Applicant shall submit expressly to Spokane County Division of Utilities under separate cover
oniy those plan sheets showing sewer plans and specifications for the public sewer
connections and facilities for review and approval Commercial developments shall submit
histoncal and or estimated water usage as part of the sewer plan submittal
SS12F Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the
sewer connection permit
1AIS01 Any water service for this proJect shall be provided in accordance with the Coordinated Water
System Plan for Spokane County as amended
SPOKANE REGIONAL HEALTH DISTRICT
CONDITIONS
a Sewage disposal methods shall be as authorized by the Director of Utilities, Spokane County
b Water service shall be coordinated through the Director of Utilities, Spokane County
c Water service shall be by an existing public water supply when approved by the Regional
Engineer (Spokane), State Department of Health
d A public sewer system will be made available for the project and individual service will be
provided to the lot Use of an individual on-site sewage dlsposal system shall not be
authorized
e Use of private wells and water systems is prohlbited
8~ O~0 A 12912 East Sharp Avenue REGEIV~.D
Spokane WA 99216
509 921-6910 SPO{~~~
~ ~hrOs~a/ tchnsty@ iorcom
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c; R ? 6
D1V;:s1CN Cr pl,,.A~►NiR~lG
Februaii 23 2001
Ms Tammy Joiles, Associate Planner
Spokane County Division of Planning
1026 West Broadway Avenue
Spokane, WA 99260 0050
Reference Project File Number ZE 30 00
Project Nonce Attached
Dcar Tammy,
I am writing you today to eapress my protest regarding the proposed development ZE 30 00
(zone reclassification from Urban Residennal 3 5(UR 3 5) to Urban Residential 22 (UR 22) on
approximately 2 29 acres for medical/dental offices)
I Lve on a qwte, clean, and fan-uly onented cult a sac located at 12912 E Sharp (marked on
attached map) The proposed development of three buildings and parlang lot is entirelv too
large for the community diey propose to build it and I am truly concerned about the impact of
this development vvill have on my home and property
If you dnve around Spokane Valley for any amount of time it will not take you long to notice the
multiple commercial propemes for sale that are simng empty May I lundly suggest instead of
nunuig estabLshed quaLty residennal property that the developers purchase one of the many
unused properties available on the market and help Spokane fill empty space before developing
much needed quality residennal areas
Thank you for your consideranon and understanding in this matter
Sincerely,
to~
Dawm M Chnsty,
Homev»»ter
RECEl\Fr--
Mr & Mrs Emil Isaal. ~~~KAW r
E 13124 DeSmet
Spokane WA 99216
M,
DIViSlC-1
February 25 2001
Tammy Jones Associate Planner
Spokane County Division of Plannmg
Planning Division of the Public Works Building
1' Floor Permit Center West
1026 West Broadway
Spokane WA 99260
RE Project File Number ZE-30 00
Owner Enc Ellingsen
Applicant Andrew Worlock CLC Assoc lnc
Project DesenpUon Zone reclassification from UR 3 5 to UR 22
Dear Ms Jones
This is to advise you we are objecting to the above referenced zone change and projected development of
medical/dental offices regarding the above referenced Project File Number ZE-30 00 at the location
generally located west of and adjacent to McDonald Road and approximately 150 feet north of DeSmet
Avenue in the NW '/a of Section 15 Townstup 25 N Range 44 EWM, Spokane County Washington
The development of this project would jeopardize the safety and well being of an entirely residential singie
family home neighborhood Residents of ttus area are rettred people who have lived in this neighborhood
for more than fifty years Younger families with preschool and school age children have also moved into
the area The mcreased traffic this would generate on McDonald alone senously endangers the safety of
both the young and old alike
Thank you for your attention to this letter and noting our objection to the projected development
Sincerely
Mr & Mrs Emil Isaak
~
~
. ,
HECE{"r
S6"OKt'dNE CC1 t
Sandra Carpenter
E 13123 DeSmet ~ t [
Spol.ane WA 99216
D1V1~~()hY
February 25 2001
Tammy Jones Associate Planner
Spokane County Division of Planning
Planning Division of the Public Works Bu,ldmg
1" Floor Permit Center West
1026 West Broadway
Spokane WA 99260
RE Project File Number ZE-30 00
Owner Enc Ellingsen
Applicant Andrew Worlock CLC Assoc Inc
Pro9ect Description Zone reclassifcation from UR 3 5 to UR 22
Dear Ms Jones
This is to advise you we are objecting to the above referenced zone change and projected development of
medicaVdental offices regarding the above referenced Project File Number ZE 30 00 at the location
generally located west of and adjacent to McDonald Road and approximately 150 feet north of DeSmet
Avenue m the 1VW '/a of Section 15 Township 25 N Range 44 EWM Spokane County Washtngton
The development of tius project would jeopardue the safety and well being of an entirely residential single
family home neighborhood Residents of this area are rerired people who have lived in this neighborhood
for more than fifty years Younger families with preschool and school age children have also moved into
the area The increased traffic this would generate on McDonald alone senously endangers the safety of
both the young and old alike
Thank you for your attention to t}vs letter and noting our objection to the projected development
Sincerely
S dra Carpenter
.
OFFICE OF THE SPOKAiVE COUNTY ENGIIVEER
1026 W Broadway Ave Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
s,~►,~c,~~ "ENGINEER'S CONDITIONS OF APPROVAL" ZOfVE
TO Spokane County Planning Department
FROM Division of Engineermg & Roads cSco~~
DATE March 20 2001 ~
PROJECT lJR-3 5 TO UR-22 DENTAL fVIEDICAL OFFICES
FILE # ZE-0030-00
Hearing 04/11/2001 @ 9 00
Planner TAMMY JONES
Sponsor/Applicant ANDREW WORLOCK
Section Township Range 15-25-44
Technical Review Date 11 /02/2000 @ 2 15
The Spokane County Engineering Department has reviewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact Conclusions and Order/Decision" should the request be approved
Prior $o release of a building permit or use of property as proposed
1 Approach permits are required prior to any access to the Spokane County Road System
2 Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design location and arrangement of parking stalis shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
4 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction unless otherwise approved by the County Engineer
5 Access to Sharp Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer
6 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
CC Appla.cant ANDREW WORLOCK
Engineer/Surveyor
Planner TAMMY JONES
Page .2
04/11/2001 Hearing / Review / 11/02/2000 TR
ZE-0030-00
7 No public road improvements are required for this proposed zone change Road improvements
were done in conJunction with County Road ProJect No 2344
8 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
9 The County Arteriai Road plan identifies McDonald Road as an 80 foot Minor Arterial The
existing right of way width of 31 5 feet measured from centerline is not consistent with that
specified in the plan In order to implement the Arterial Road Plan it is recommended that a strip
of property 8 5 in width along the McDonald Road frontage be set aside in reserve This
property may be acquired by Spokane County at the time when Arterial Improvements are made
to McDonald Road
10 The applicant should be advised that there may exist utilities either underground or overhead
affecting the applicants property, including property to be dedicated or set aside future acquisition
Spokane County will assume no financiai obligation for adjustments or relocation regarding these
utilities The applicant should check with the applicable utilities and Spokane County Engineer to
determine whether the applicant or utility is responsible for adjustment or relocation costs and to
make arrangements for any necessary work
END
Kimball, Sandy _
~ - e _ ~ ~ - - - ~ ~ _ -
From Hemmings Bill
Sent Tuesday April 03 2001 10 40 AM
To Pederson John
Cc Engelhard Scott Kimball Sandy Parry Ed Sims Brenda Baldwin Greg Hohman John
Little Colleen
Subject SP 1258 00 Cedar Canyon Estates
4301
I received the revised preliminary plat on April 3 2001 I have no new comments on this proposal
Bill Hemmings PE
1
. A ~
S I' O K f~ N E~ ;~`-,`~a ~ti C O U N T' Y
DIVISIC)N i)N I'L:INNINt, A L)IVISION OT THE PUBLIC WORKS DGPARTMF-1Vl'
V. NF-r-DHAM, DIKI?CT(1K GARI' Ot3fKC;, DIK[=C-f'(W
MEMORANDUM
T0: Spohane County Division of Engineering & Roads; Scott Engelhard, c/o Sandy
Kimball
Spokane County Division of Engineering & Roads: Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Healtll District; Steve Holderby
Spokane County Division of Building & Code Enforcement; Jeff Forr_y
WA State Dept. of Transportation; Mark Rowher
Fire District No.l
Central Valley School District #356
Modern Electric Water Company
FROM: Tammy Jones, Associate Planner
DATE: March 14, 2001
SUBJECT: Review and comments for the hearing of April 1], 2001 @ 9:00 a.m.
FILE NO: ZE-30-00
BRIEF DESCRIPTION: Zone reclassification from Urban Residential- 3.5 (UR-
3.5) to Urban Residential-22 (UR-22) on approximately 2.29 acres for
medicaUdental offices.
PARCEL NO'S.: 45152.10061 45152.10125 45152.1015 & 45152.1017
APPLICANT: Andrew Worlock, CLC Assoc., Inc., 707 W. 7'h Ave. Ste 200,
Spokane, WA 99204
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by March 26, 2001
Attachments: Notice of Public Hearing
]02fi W. I3Kl)ADVVAI' • SI'UKANf-, Wf15HiNGTON 99260-022U
I'I I()Nl : (ri0y) 477-7200 • FAY: (909j 477-2243 • TDl): (5[9) 477-71.1
~
NOTICE OF PUBLIC HEARING
SPOKANE COUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELll ON THE
LAND USE A.PPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No. ZE-30-00; Zone reclassification from Urban Residential-3.5 (UR-3.5) to Urban
Residential-22 (UR-22) on approximately 2.29 acres for medical/dental offices.
Parcel No's: 45152.1006, 45152.1012, 45152.1015, 45152.1017
Hearing Date and Time: April 11, 2001 at 9:00 a.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Owner: Eric Ellingsen, 409 N. Argonne Rd., Ste. B, Spokane, WA 99212
Applicant: Andrew Worlock, CLC Assoc., Inc., 707 W. 7'`' Ave. Ste 200, Spokane, WA 99204
Address and Loeation: The subject property is generally located west of and adjacent to McDonald
Road and approximately 150 feet north of DeSmet Avenue, in the NW1/4 of Section 15, Township 25
N., Range 44 EWM, Spokane County, Washington.
Comprehensive Plan: Urban (U)
Existing Zoning: Urban Residential-3.5 (UR-3.5)
Environmental Determinatioa: A Determination of Nonsignificance (DNS) was issued by the County
Division of Planning, as the lead agency on March 23, 2001. The comment period ends April 9, 2001
Related Permits: In order for the project to be developed as proposed, additional permits must be
obtained including access pernuts, sewer connection permits and building permits.
Divisioo of Planning Staff: Tammy Jones, Associate Planner (509) 477-7225
HEARING EXAMINER PROCEDURES
Hearing Proeess and Appeals: The hearing will be conducted under the rules of procedure adopted in
Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and
may submit written comments and documents before or at the hearing. The Hearing Examiner may limit
the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of
the Hearing Examiner's decision will be based on the record established before the Hearing Examiner,
pursuant to County Resolution Nos. 96-017 Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities that are accessible to persons
with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generaily be available for inspection
seven days before the hearing. The Staff Report and application file may be inspected at the Spokane
County Division of Planning, ls' Floor Permit Center, Public Works Building, 1026 W. Broadway,
Spokane, WA 99260-0220, between 8:30 a.m. and 5:00 p.m., weekdays, M-F, except holidays. Copies
of documents will be made available for the cost of reproduction. If you have any questions or special
needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County
Division of Planning, 1026 W. Broadway, Spokane, WA 99260, Attn: Tammy Jones. Motions must be
made in writing and submitted to the Spokane County Hearing Examiner, 3"' Floor, Public Works
Bui]ding, 1026 W. Broadway, Spokane, WA 99260-0245.
DETERMINATIDN OF
NUNSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: ZE-30-00
DESCRIPTION OF PROPOSAL: Zone reclassification from Urban Residential-3.5 (UR-3.5)
to Urban Residential-22 (UR-22) on approximately 2.29 acres for medical/dental offices.
PARCEL NO'S: 45152.1006, 45152.10125 45152.10151) 45152.1017
HEARING DATE AND TIME: April 11, 2001 @ 9:00 a.m.
APPLICANT: Andrew Worlock, CLC Assoc. Inc., 707 W. 7`h Ave. Ste 2005 Spokane, WA
99204
LOCATION OF PROPOSAL: The subject property is generally located west of and adjacent
to McDonald Road and approximately 150 feet north of DeSmet Avenue, in the NW 1/4 of
Section 15, Township 25 N., Range 44 EWM, Spokane County, Washington
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does not have a
probable significant adverse impact on the environment. This decision was made after review of a
completed environmental checklist and other information on file with the lead agency. This information
is available to the pub(ic on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
15 days from the date issued (below). Comments regarding this DNS must be submitted no later
than 5:00 p.m., Apri19, 2001, if t6ey are intended to alter the DNS. All commeots should be sent to
the contact person listed below.
RESPONSIBLE OFFICIAL: By: Tammy Jones, Associate Planner
Spokane County Division of Planning
1026 W. Broadway Ave.
Spokane, WA 99260- 20 509) 477-7225
DATE ISSUED: 3)9Q.3) 01 SIGNATURE: f
.
CONPVIIIVrS REGARDING ENVIRONNffNI'AL QON ARE WELCOME AT THE HARING.
APPEAL OF THIS DETERNIINATION, after it becomes final, may be made to the SPOKANE
COUNTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
l. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineering; Scott Engelhard
3. Spokane County Division of Engineering, Development Services; Bill Hemmings
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Enforcement, Jeff Forry
8. Spokane County Air Pollution Control Authority, Chuck Studer
9. Fire Protection District No. l
10. WA State Department of Transportation; Mark Rohwer
~
~
OFFICE OF THE SPOKAIVE COUNTY ENGINEER
1026 W Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
"ENGINEER'S COfVDITIONS OF APPROVAL" TFt ZOfVE
TO Spokane County Building and Planning Departent
FROM Division of Engineering & RoadsC~QG
DATE November 2 2000 ~
PROJECT UR-3 5 TO UR-22 DEIVTAL nAEDICAL OFFICES
FILE # ZE-0030-001 )
Sponsor/Applicant ANDREW WORLOCK
Section Township Range 15-25-44
Planner TAMIVIY JONES
Technical/Review Date 'i 1/02/2000 @ 215
The Spokane County Engineering Department has reviewed the above referenced application The
following "Conditions of Approval" are submitted to the Spokane County Planning Department for
inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved
Prsor to release of a builcling permAt or use of property as proposec0
1 Approach permits are required prior to any access to the Spokane County Road System
2 Applicant shall submit for approvai by the Spokane County Engineer drainage and access
pians
3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in
accordance with standard engineering practices Paving or surfacing as approved by the County
Engineer will be required for any portion of the project which is to be occupied or traveled by
vehicles
4 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
5 Access to Sharp Avenue shall be prohibited until such time as specifically authorized by the
Spokane County Engineer
6 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
this proposal
CC Applicant ANDREW WORLOCK
Enqineer/Surveyor
Planner TANIlMY JONES
~
Page 2
Hearing / Review / 11/02/2000 TR
ZE-Qd30-OC}
? No public road improvements are required far this proposed zone change Road improvements
were done in conjunction with County Road Project No 2344
8 No construction work is to be performed within the existing or proposed right of way untii a
permit has been issued by the County Engineer A(I work within the public road right of way is
subjec# to inspection and approvaf by the County Engineer
9 The County Arterial Road plan identifies McDonald Road as an 80 foot Minor Arterial The
existing right of way width of 31 5 fee#, measured from centerline is not consistent with that
specified in the plan In order to lmplement the Arterial Road Plan it is recommended that a strip
af property 8 5 in width along the McDonald Road frontage be set aside in reserve This
property may be acquired by Spokane County at the time when Arterial Improvements are made
to McDvnald Road
10 The applicant should be advised that there may exist utilities either underground or overhead
affecting the applicants property including property to be dedicated or set aside future
acquisition Spokane County will assume no financial obligation for adjustments or relocation
regarding these utilities The applicant should check with the applicable utilities and Spokane
Gounty Engineer to determine whether the applicant or utility is responsible for adjustment or
relocation costs and to make arrangements for any necessary work
END
Kimball, Sandy
From Hemmings Bill
Sent Wednesday October 25 2000 7 51 AM
To Jones Tammy
Cc Engelhard Scott Kimball Sandy Parry Ed Sims Brenda Darrell Virginia Baldwin Greg
Hohman John
Subject RE Planning Form 1
Sorry for the omission The project number is ZE 30 00
Origmal Message
From Hemmings Bill
Sent Tuesday October 24 2000 10 29 AM
To Jones Tammy
Cc Engelhard Scott Kimball Sandy Parry Ed Sims Brenda Darrell Virginia Baldwm Greg Hohman John
Subject Planrnng Form 1
10 24 00
I received this proposal on October 19 2000 I consider the application to be technically complete I do not require a
concept drainage plan for this proposal I know of no critical areas on this site I recommend the following conditions
of approval
Please use the current standard condition for drainage
Bill Hemmings PE
1
PAGE 1 ' ' 13:32:46 18 OCT 2000
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
02907 MCDONALD RD (START) .000 FORREST AV (END) U 16 PAVED 50
MCDONALD RD .050 23RD AV U 16 PAVED 50
.120 22ND AV U 16 PAVED 50
.180 SEMRO AV U 16 PAVED 50
.250 BLOSSEY AV U 16 PAVED 50
.310 SALTESE FRONTAGE RD U 16 PAVED 50
.320 SALTESE RD U 16 PAVED 40
.480 16TH AV U 16 PAVED 40
.550 15TH AV (START) U 16 PAVED 40
.610 14 TH AV ( S TAR.T ) U 16 PAVED 40
.670 13 TH AV ( S TAR.T ) U 16 PAVED 40
.730 12TH AV U 16 PAVED 40
.800 11TH AV U 16 PAVED 40
.860 lOTH AV U 16 PAVED 40
.920 9TH AV U 16 PAVED 40
.990 8TH AV U 16 PAVED 40
1.050 7TH AV (START) U 16 PAVED 40
1.110 6TH AV (END) & 6TH A U 16 PAVED 40
1.170 5TH AV (START) U 16 PAVED 40
1.240 4TH AV U 16 PAVED 40
1.490 SPRAGUE AV U 16 PAVED 48
1.570 RIVERSIDE AV (END) U 16 PAVED 48
1.620 MAIN AV U 16 PAVED 48
1.670 NIXON AV U 16 PAVED 48
1.740 VALLEYWAY AV U 16 PAVED 48
1.810 OLIVE AV (END) U 16 PAVED 48
1.870 ALKI AV U 16 PAVED 48
1.930 SPRINGFIELD AV (END) U 16 PAVED 48
1.990 BROADWAY AV U 16 PAVED 48
2.090 MALLON CT (START) U 16 PAVED 48
2.150 CATALDO AV U 16 PAVED 48
2.210 DESMET AV U 16 PAVED 48
2.280 BOONE AV (START) U 16 PAVED 48
2.370 SINTO AV (END) U 16 PAVED 48
2.430 MAXWELL AV (END) U 16 PAVED 48
MCDONALD RD (END) 2.500 MISSION AV U 16 PAVED 48
02908 MCDONALD RD (START) .000 SR-290 (TRENT) U 17 PAVED 20
MCDONALD RD .230 RICH AV U 17 PAVED 20
.380 HEROY AV (END) U 17 PAVED 20
.400 HEROY AV ( STAR.T ) U 17 PAVED 20
.460 WELLESLEY AV U 19 PAVED 28
.760 END PAVEMENT/START G U 19 GRAVEL 22
MCDONALD RD (END) .870 SANSON AV (START) U 19 GRAVEL 22
03161 MCDONALD ST (START) .000 31ST AV U 19 PAVED 40
MCDONALD ST .090 SKYVIEW AV U 19 PAVED 40
.150 29TH AV U 19 PAVED 40
.210 28TH AV U 19 PAVED 40
MCDONALD ST (END) .290 27TH AV U 19 PAVED 40
3 Records Processed
/ ~ . .
I
MEMORANDUM
DATE: October 30, 2000 ~
TO: Scott Engelhard
CC: Tammy Jones, Spokane County Planning ;
Ann Winkler, Inlanq-Pacific Engineering, inc.
FROM: Steve Stai 6~ ~
SUBJECT: Traffic Distribution Letter for the Proposed Office Park at SKKW (AJI~IY
McDonald & Boone (ZE-30-00)
I have completed review of the above referenced document and find that it meets our current
standards for distribution letters.
This development project is located near the intersection of Mission Ave. & McDonald Rd. - a
known existing LOS failure. To correct the LOS deficiency at the Mission/McDonald
intersection, Spokane County will be installing a traffic signal as a part of CRP 2846. This CRP,
expected to begin construction in 2002, will improve Mission Ave. to a three lane, minor arterial
section. With the installation of the signal, the LOS at Mission/McDonald is anticipated to
improve to LOS `B'. The other intersections in the vicinity of this development are currently 'C'
and above.
Given the number of trips generated with by this development, the relatively good LOS in the
area and the scheduled improvement of the Mission/McDonald intersection, this development
should not degrade levels of service below acceptable thresholds. Therefore, I recommend that
we accept this distribution letter and allow this project to continue through the approval process
without further review of traffic. Should the size or uses for this site change from those depicted
on the site plan, an updated review of traffic will be required.
If you have any questions concerning the distribution letter or review, please feel free to bring
them to my attention.
i~
a
• RECEVED
,
~a c T 23 2004
~
SPOKME CCIM ENGINEER
S F> c> I< "a, r.i 1F_ C c3 u rv rr -ir
FJPVI.SiON OF F'LANNING A DIVLSION C7F THE PUBL.IC WdKKS UEE'ARTMEIV'T
MICHAEL V. NEEDHAM, DIRECTC?R GARY OBERG, DIRECTOR
~~~ORANDUM
T(7: 5pokane County Division of Engineering and Roads; Scott Engelhard c/o af Sandy
Kimball
FRC3M. Ta.mmy Jones, Associate Planner
DATE; C]ctaber 23, ZOOU
SUBJECT: Traffic Uistribution Letter; ZE-30-00
Attached is a traffic distribution letter for a proposed 2ane reclassification, ZE-30-00. Please review
and return any comments ta me by November 6, 2000. If yau have any questions, please contact me
at 477-7225.
C: Ann L. Winkler, CLC Assoc., Ync.
1026 W. BRC7ADWAY + SPDKANE, INASHINGTON 99260-0220
PHC3NE: (509) 477-7200 • F.AX: (509) 477-2243 • TI7D: (509) 477-7133
~
f
# 41,
t k CLC.
Associat+es, Inc.
_ ,~~.~~..m.-
,
September 29, 2000
707 W. 711 Aue., ste. 200 W.Q. No. 5000474
Spokane, WA 99204
(509) 458-6840 Francine Shaw
(509) 458-6$44 Fax SRokane Gounty Planning Dept
spokane, w4 - oenver, Co 1026 W. Broadway
Spokane, VIIA 99260
RE: Trip Distribution Letter for the Office Park a# McDonald & BQVne
dk.:
t~:-. . . . -
sa
. Dear Francine:
Per the 1999 Road Standards of Spokane Gounty, we have prepared a trip
distribution letter for a propased office park at McDQnald & Boone. The parcel is
located on the easf sEde of the intersection of McDanald & Bvone. This report
, will follow the standards far doing traffic distributian letters as pu# farward by
Spokane Caunty Engineering.
Pr4ject Descriptian
Dr. Eric Ellingsen, D.D.S. is proposing to rezvne faur parcels of land on the west
` side of McDonald at Boone Ave. The intersection of McQonald & Boone is a tee
intersec#ion, with McDonatd farming the northlsauth leg, and Boone e7ctending
vnly to the east. This site fies narth of Broadway, south a€ Mission and east of
Pines. Please refer to the a#tached vicinity map.
_
The site prapased for this rezone is accessed from McDonaid via two driveways.
These driveways lie ane tv the nvrth and ane ta the svuth of Bvvne Ave. See
the site plan attached.
a
A rezone of the property is requested fram the existing UR-3.5 zane to UR-22
(Urban Residential - 22 units per acre). A site plan is attached to this rezane,
and it is anticipated that the site wvurld develop according #o the site pfan into
23,999 square feet of offce building uses. It is an#icipa#ed that Dr. Ellingsen will
V: , relocate his practice to this office building, and therefore, sQrne of the affce
space will be used for medicalldental purpvses.
s.
~~.p
~Vicinity ! Site Plan
A vieinity map is included as Figure 1 and the site plan is included as Figure 2,
" Y ~
Trip Generation
~ - ~ Vllhife it is clear that same of the affice building space will be used fvr
medicalldental purposes, some of #he space may be used for mare general
%
, - purpose office urses. Based upvn this mix, bath Land Use Category 720,
Medicai-Dental Office Building and Land Use Category 710, General Office
Planning Building were chosen from the Trip Generatrvn 1Nanual, 6th Edition pubGshed by
Engineering the Institute of Transportativn Enqineerinq_far the site. It was assumed that half
Arcnitecture of the site would be used far each fand use categary. The resulting trip
Landscape Architecture
Land surveying 9eneration rates for the site are shawn on Yable 1.
. .
~
-f1
•
~ i
! • '
• Trip aistribution Letter for McD4nald & Baone Rezone
Sepfiember 29, 2000
Page 2 -
Table 1a - Trip Generatrvn Rates and Vvlumes for MedicaJ-Dental (1i`fice Uses on Si#e
AM Peak Hour PM Peak Hour
KSF Vol @ 2,43 Directi+onal Vol @ Directional
#rips per Distribution 3.+66 trips Distribution
KSF 80% In 20% Uut Per KSF 27% fn 73% Out
i~
12 29 23 6 44 12 32 ~
Arrerage Daily Trip Ends (ADT)
KSF Ra#e ~ Tatal ADT
I
~ 12 3+6.13 434
Table lb - Trip Generation Ra#es and 1lolurnes for Gerreral 4ffice Uses an Site
A►M Peak Hour PM Peak HQUr
KSF Vol @'1.56 Directional Vol @ Directional
trips per Distribu#ivn 1.49 trips Distribu#ian ~
E{SF $$°/'o ICi 12% Ou# R~-'r KSF 14% 117 $f)°/n'GUt
12 19 17 2 18 3 15 ~
~
Average Daiiy Trip Ends (AD7)
KSF I Rate ~ Totat ADT
~ 12 11.01 132
A surnmary of the trip generation rates and vQlumes for the two Iand uses lacated on the site is
shvwn on Table 2.
Table 2- Total Trip Generation Rates and lfolumes fiar the McDonald & Bvvne Sr'fe
Condition I fiotal Volume I Vvlume Entering ~ Volume Exiting-]
AM Peak - Medical C7ffice 29 23 6
AM Peak - 4ffice 19 17 2
AM Peak - Tota( 48 40 8
PM Peak - Medical +Dffice 44 12 32
PM Peak - Qffice 18 3 15
PM Peak - TQtal 62 15 47
~ _
ADT 566
.
.
.
r . .
Trip Distribution Letter for McDonald & Boone Rezone
September 29, 2000
Page 3
Trip Distribution
Due to the location and proposed uses for this site, the trips to/from this site are expected to
mostly originate within the Spokane Valley. Traffic distribution during the PM peak hour is
expected to be 30% to/from Mission/Pines west of the site to McDonald then south to the site,
30% to/from Broadway east of the site to McDonald, then north to the site and 40% on
Broadway west of the site to McDonald then north to the site.
Conclusions and Recommendations ,
It is not anticipated that this project would have any noticeable impacts to the surrounding
transportation system. No more than 44 vehicles will be added to any single segment of
McDonald and from the intersection of Broadway & McDonald, no more than 25 vehicles will be
added to any single segment.
If you have any questions regarding this letter, please let me know and I will be happy to
address them.
Sincerely,
CLC Associates, I c.
.
.
Ann L. Winkler, P.E.
Senior Traffic Engineer
ALW/atw
encl. - Vicinity Map
- Site Plan
cc: Scott Engelhard, Spokane County Engineering (via Francine Shaw)
Andrew Worlock, CLC - Spokane (three copies)
file
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S P O K A N E C O U N T Y
DIVISION OF I'I..ANNING A UIVISION Or THF I'UI3L,IC WORKS DEf'ARTMI?NT
MICHAEL V. NF?EDHAA1, DIRCC'TOR GARI' 013ERC;, UIREC'I-OK
MEMORANDUM
TO: Spokane County Division of Engineering and Roads; Scott Engelhard c/o Sandy
Kimball
Spokane County Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane Regional Health District; Steve Holderby BECEVED
Spokane County Stormwater Utility; Brenda Sims
FEg u 1 2001
FROM: Tammy Jones, Associate Plannei- SPOKANE COUN'1Y ENGII►EM
~
DATE: Februarv 1, 2001
SUBJECT: ZL-30-00
Attaehed is a revised site plan for zone reclassification, ZE-30-00. Revisions include
building height specifications and the identification of the required future acquisition area
(FAA). Please update your records.
No comments are requested at this time.
11126 W. BRnAUV1VA1' • SI'OKANL•, 41/ASHINGT(1N 99260-11220
I'HC)NE: (.909) 477-7200 • FAX: (509) 477-2243 • T'DD: (509) 477-7133
. a~
S P O K A N E C O U N T Y
DiVLSK?N OF PLANNWG A DNISION OF 'IHE PUBLIC WORKS DFpARIWNT
MICHAE[. V. NEEDHAM, DIRECroR GARY OBERG, DMEC'inR
MEMORANDUM
'TO: Spokane County Division of Engineering and Roads; Scott Engelhard
~ c/o Sandy Kimball
Spokane County Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane Regional Health District; Steve Holderby
Spokane County Stormwater Utility; Brenda Sims
Spokane County Fire Protection District No. 1
Modem Electric Water Company
Washington State Department of Transportation; Mark Rowher
FROM: Tammy Jones, Associate Planner
DATE: October 18, 2000
RE: ZE-30-00
ToEQHNICBE2 AL REY~E"OW IYIEET 15 QINm.
_ PUBLIC WQ R~$ BUIL64 CONF ERENCE RM. 2C
Please review the above application and use the attached TECHNICAL REVIEW MEETING FORM
for your comments. The Division of Planning encourages you to attend this meeting. The
sponsor and representative have also been invited to attend this meeting. If you cannot attend
the meeting, please forward three (3) copies of your review comments on the attached form to
me prior to the meeting. The attached TECHNICAL REVIEIIV FORMS will be given to the sponsor
at the meeting and included in the Division of Planning file for this proposal. Thank you for your
cooperation. If you have any questions about the application, please contact me at 477-7200.
Note: The Division of Planning will now be circulating for comments on
the SEPA checklist at the time of technical review. This will be the only
time you will be able to comment regarding the SEPA checklist for this
project
C: Andrew Wor{ock, CLC Assoc., Inc., 707 W. r Ave., Suite 200, Spokane, WA 99204
Eric Ellingsen, 409 N. Argonne Rd., Suite B, Spokane, WA 99212
Attachments: Technical Review Form. SEPA Checklist, Application, Site Plan
1026 W. BRo,e,owAY • sPOxavE, wAsHivcroN 99260-0220
PHONE: (509) 477-7200 9 FAX: (509) 477-2243 9 TDD: (509) 477-7133
►
Spokane County
Duvosaon of Planning
Techneca0 Revaevv Meebng
IVleeting Date and Time November 2, 2000 @ 215 p m
.
Project File IVo ZE-30-00
Project Location Generally located west of and adjacent to McDonald Road and
approximately 150 feet north of DeSmet Avenue, in the SW'/ of Section 15,
Township 25 N, Range 44 EVVIUI, Spokane County, V1lashington
Comprehensive Plan Urban
Project Descnption Zone reclassnication from Urban Residential-3 5(UR-3 5) to
llrban Residential-22 (UR-22) on approxemately 2 29 acres for medical/dental
offices
Parcel No(s) 451521006, 10129 1015, 1017
Appiicant(s) Andrew Worlock, CLC Associates, Inc
707 VV 7th Ave, Surte 200
Spokane, WA 99204
(509) 458-6840
Project Planner Tammy Jones
i
TL T.CENICAL JllE♦ u E♦1 1YHL8JTING
SPOK:AItTE C0UNTX DWISION OF lP G
Date
Department
Department Contact Person
Acteon Zone reclassifcation from Urban Residential-3 5(UR-3 5) to Urban Residential-
22 (UR-22) on approximately 2 29 acres for medical/dental offices
TECHNICAL REVIEW MEETING NOVEMBER 2, 2000 @ 2 15 P M
lrl ote '
The following uiformation is to provide the proposal sponsor vvith prunary agency comments to
assist the sponsor and aid the processmg of pubhc hearmg items heard before the Hearmg
Examiner The following infornaahon does not provide a complete or binchng final review of the
proposal This will occur only after the proposal is accepted and placed on the Public Hearmg
Agenda The acceptance of the applicahon and scheduling of the apphcation on the Pubhc
Hearuig Agenda is the pnmary funchon of this meeting A secondary funchon of this meehng is
to provide a prelimunarv review of the application This will provide a fonun for the sponsor and
other departments of what to expect as standard development conditions and desiga
recommendations
The comments received are based on a preliminary review of the apphcation form and site plan
by the Departments and Agencies wluch have been cuculated the uiformahon (not all
agencies/departments have been contacted--only those who have been determined to have
pnmary mterest.
1 a Does the application (or can the development) meet reqwrements to be placed
on the Pubhc Hearmg Agenda YES NO
b If no, what is lackuig?
c Public Heanng Schedule Hearuigs before the Heanng Examuier are scheduled
upon determunahon that the apphcahon is complete Items vnll be scheduled for the
first available pubhc hearuig
2 After a preliminary review of the applicarion what "Condirions of Approval" would be
reqwred of the development? (Attach con(htions if necessary)
f
SPOK a~ COUNIY DIVISIOIV OF PLAviNIIVG
ZONE RECLASSIFICATION APPLICATIOIV
RECEI!!ED
PART I SPOiCME COUNYY
A GENERAL INFORMATION O CT 12 ZOOG
legal Owner Eric Ellingsen F)IVISIOIV OF PLANNINGi
Madmg Address 409 North Argonne Boad,4 Suite B
City Spokane State WA Zip Code 99212
Phone 924-2866 (Work) (Home) Fax 924-8311
ApphcanUAgent Andsew Worlock„ CLC A$qor,~atep, Inc
iUladmg Address 707 West 7th Avenue„ Suite 200
Crty Spokane State VA Zip Code 99204
Phone 458-6840 (Work) 458-6840 (Home) Fax 458-6844
IF APPUCANT iS NOT OYVNER, INCLUDE WRITTEN OVHPlER AUTHORIZATION FOR APPUCANT TO SERVE AS
REPRESENTATNE
Projectlproposal sde area (acres or sq R) 2.29 acres (100, 045 S F e)
Adjacent area owned or controiled (acres or sq ft.) Ydone
Assessor's parcel numbers of project/proposa! 45152 01006, 10129 10159 10171 1009
Assessors parcei numbers of adjacent area owned or conUolled N/A
Street address of proposal 1215 ldorth McDona.ld Road
ExisUng zone classficaUon(s) and date estabbshed IIR 3 5,(1995)
Existing use of property Vacant - forffierly residentatal
Proposed zonmg UR 22
Comprehensnre pian category II$ban School distnct Ca - 356
Water purveyor Piodera Electric Fire distnct Fire District Ido e 1
Proposed use of property
Single family dwellings Duplexes Multifa ly ~ig
Manufactured homes Busmess Indus Mix
Other (IQ - Descnbe Medical/Dental Of f ices
List previous pianrnng drvision acUons involving this property N/A
ZONE RECLASSIFICATION JCATION PAGE 2 of 5
B LEGAL/ZONE RECLASSIFICATIOiV INFORIIAATION
Location of proposai West side of McDonald Road,-112 atiortb of Desmet
Secton 15 Township 25 Range 44
Name of public road(s) providmg access McDonald Boad
Width of property ftontmg on public road 325 e 65 °
Does the proposal have access to an artenal or planned artenal? Yes (K) No
Name(s) of artenai roads NdDonait8 Boad
Legai descripbon of property for each zone reciassficahon proposed
(See attacmment #1)
Exisbng zone(s) iTR 3.5 to proposed zone(s) DR 22
for the followmg descnbed property
Attach legal descnpbon stamped by land surveyor or provide below
(See aetachmemLt 01)
If you do not hold btle to the property what is your mterest m it? Agent for owmmer
What are the changed conditions of the area which you feel make this proposal warranted?
(See attacbment #2)
PREL REZONE APPL LSC &98
ZONE RECLASS1FiCATION _1CATION PAGE 3 of 5
What impact will the proposed zone reclassific,atron have on the ad)acent properbes? _
,
(See attacbment #Z)
What fac#ors support #he zone reclassrficabon? -
(see atgac ent 071
What measures do you propose to mdigate your proposal simpact on surrounding land use?
(See attacbmea~t 02 and sftea pjap of xecord)
PART II
FlRE MAFiS1iALl.1 F9RE DISTPICT
RCW 36 70 B requires earty coardinabon and informabon
A THIS PROPOSAL IS WITHIN FIRE PROTECTI4N DISTRICT N4
IB WHAT IiVIPROVEMENTS NEED TO BE MADE TO hAEET THE DISTRBCTS FIRE PROTECT1OtV
REQUIRENIENTS?
i,
C SEE ATTACHED LETTER DATED
D REQUIRED FIRE FLO1N {gallvns per mmute} !
/ have reviewed fhe pruposal and have advrsed the applicanf of fhe Fire Drsgrrct requrremenfs
(See atttachdVV-w%3
SlGNATURE TITLE DATE
PREL RQONE APPL LSC 8-98
ZONE FZECLASSIFICATION _ICATION PAGE 4 of 5
lA1/a1TER PURVEYOR
RCW 36 70 B reqwres early coordnabon and mformabon
A THIS PROPOSAL IS WITHIN WATER DISTRICT
B SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW HAVE BEEN
MADE AS FOLLOWS
A WATER SVSTEflA PLAN MUST BE PREPARED YES NO
REQUIREiViENTS
C SEE AITACHED LETTER DATED
I have reviewed the proposal and have advised the applicant of the Distncf requirements
(See attache~~~ + 'd -Q
SIGNATURE TITLE DATE
SPOKANE REGIOPIAL HEALTH DISTRICT
RCW 36 70 B reqwres earty ooordinabon and mformaLon
A PRELIMINARY DISCUS ION HAS TAKEN P E A COMPLETE APPLICATION MUST
INCLUDE. rlAall
76j G
B SEE ATTACHED LETTER DATED
After a prelimmary review of the praposa! 1 have advi.sed the applicant of some of fhe
Spokane Regional Hea1Ph requirements A complete and defai7ed review ►tinll be provided atter the
applicabon is s m►tted which will result ►n a complete Irst of requirements and conditions
regarding Ne A p5visions for # e proposal
~ ~I
~
SIGiVATURE TITLE 70 D E
sEWER PuRVEroR
(Crty of Spokane or Liberty Lake)
RCW 36 70 B requires eariy coordination and informabon
A PRELINIINARY DISCUSSION HAS TAKEN PLACE A COMPLETE APPLICAT10N NIUST
INCLUDE
B SEE ATl`ACHED LETTER DATED
ARer a preliminary revievv of the proposal I have advised the applicanf of some of the
Sewer requirements A comp/efe and defaded review wdl be provided after the applicabon is
submitted wh1ch will r+esult in a complete Irst of requirements and condrdons regardmg Sewer prvvisrons
for the proposal
SIGNATURE TITLE DATE
PREL REZONE APPL LSC 8-98
, ZONE RECLASSIFICATION ~ ICATION PAGE 5 of 5
SURVEYOR VERIFICATION
I the undersigned a Iicensed land surveyor have completed the mformahon requeste foc Q
ti G j 'aL ~
map and wntten legal descnpUon
~1/
Sr9nect~, Date /0
-
` -
Address 76r 7 GcJ 7~ .5~~ 20o Phone 49~,?940 "d
Crty State iWR Zip 1~ '~-°cts'r8~• ~
~L LAN9
PART I I I D(piqE3 1208
j SIGRWTURE OF PROPERTY OWNERS OR LETTER OF AUTHORIZATION
I the undersigned swear or affirm under penalty of pegury that the above responses are made truthfuliy
and to the best of my knowiedge
i further swear or affimn that i am the owner of record of the area proposed for the previousiy idenbfied
land use action or if not the owner attached herewith is wntten permission from the owner author¢ing
my actions on his/her behalf
Signed 4-7 Date
~ p
Address w' Phone qS e-- 6 g
City ~ P-0 State LZ/ 4 Zip °I.' ~ Z 0
4--,
Signature of Applicant or RepresentaMre D te
State of Washington )
) ss
County of Spokane ) '
Signed nd s om or affinned before rr~e on this day of 2000
by b
Notary A~~~ ~~j a4 '
tv, %va I~otary lic m d for the State of Washmgton residmg
~ o at
o ~ "
~
~~p~I,~~ My appointm nt expires ~7
~ ~~Qa
~t60;~~.r~ ~
o~ dUAS PART IV
~i~XIia►u~~
TO BE COMPLETED BY THE DIVISION OF PLANNING
Date submitted File number
Date accepted By
Total fees Receipt number
PREL REZONE APPL LSC 8-98
Monday, October 09, 2000
Spokane County Divlsian of Build2ng and Planrung
1 026 W Broadway Avenue
Spokane, WA 99260-4170
Re Letter of Autlionzatian
To Whom It May ConceTn
I, Enc C Elluigsen, record owner of the property located at 1215 NMcDonald Road, do
hereby authonze CLC Associates, Inc and rts employees to represent me m the matter of
the zone reclassificahon request for the above referenced praperty
`
i~ c-'f)
Enc Elluigsen Date
0
RECEfVED
SPOKANE cOUNYY
0 CT 1 ~ 20D0
WAC 197-11-960 EnvflronYnental cbecklist.
~11l1SOON OF Pl.~►N(~IN~
ENVIIZONMENTAL CHECKLIST
Purpose of Checklist
The State Environmental Pohcy Act (SEPA), chapter 43 21 C RCW, reqtures all governmental
~ agencies to consider the environmental unpacts of a pmposal before making decisions An
' environmental unpact statement (EIS) must be prepared for all proposals vrnth probable sigruficant
adverse unpacts on the quality of the environment The purpose of this checklist is to provide
uiformahon to help you and the agency idenhfy unpacts from your proposal (and to reduce or avoid
unpacts from the proposal, if rt can be done) and to help the agency decide whether an ELS is
required
I»struchons for Applrcants
This environmental checklist asks you to descnbe some basic uiformation about your proposal
Governmental agencies use this checklist to deterrrune whether the environmental unpacts of your
proposal are significant, requinng preparahon of an EIS Answer the queshons bnefly, with the
most precise ulformation lnown, or give the best descnphon you can
You must answer each question accurately and carefully, to the best of your lnowledge In most
cases, you should be able to answer the queshons from your own observahons or project plans
wrthout the need to hire experts If you really do not know the answer, or if a queshon does not
apply to your proposal, wnte do not lnown or "does not apply" Complete answers to the questYOns
now may avoid unnecessary delays later
Some queshons ask about governmental regulahons, such as zomng, shoreluie, and landmark
designahons Answer these queshons if you can If you have pmblems, the governmental agencies
can assist you
The checkhst queshons apply to all parts of your proposal, even if you plan to do them over a
penod of time or on dlfferent parcels of land Attach any additional mformation that will help
descnbe your proposal or rts envuonmental effects The agency to wluch you subnut this checkhst
may ask you to explazn your answers or provide add.ifiional uiformation reasonably related to
detennuung if there may be sigtuficant adverse unpact
Use of checklist for nonproject proposals
Complete thls checklist for nonproject proposals, even though questions may be answered "does
not apply " IN ADDTI'ION, complete the SUPPLENIENTAL SHEET FOR NONPROJECT
ACTIONS (part D)
1
Z Eewn 30 = 0 0
"U" u
a
For nonproject actions, the references in the checklist to the words "project," "apphcant," and
"property or srte" should be read as ""proposal," "proposer," and "affected geographic area,"
respechvely
A BACKGROUNll
1 Name of proposed project, if applicable Ellingsen Office Rezone
2 Name of apphcant Enc C Ellrngsen
3 Address and phone number of apphcant or contact person Enc Ellingsen 409 N Argonne Road
Suite B Spokane WA 99212
4 Date checklist prepared September 22 2000
5 Agency requesting checklist Spokane County
6 Proposed tirrung or schedule (including phasing, if apphcable) Corrstrucnon to commence after
approval of rezone
7 a Do you have any plans for future addihons, expansion, or further achvity related to or
connected with this proposal? If yes, explaui. No
b Do you own or have any options on land nearby or adjacent to this proposal9 If yes, explazn
No
8 List any environmental uiformation you know about that has been prepared, or wnll be prepared,
dzrectly related to this proposal None known
9 Do you know whether apphcations are pend.uig for govemmental approvals of other proposals
duwtly affecting the property covered by your proposal'? If yes, explaw None Known
10 List any government approvals or pernuts that vnll be needed for your proposal, if known.
Rezone and building permits
11 Give bnef, complete descnphon of your proposal, includuig the proposed uses and the size of
the project and site There are several queshons later in tlus checklist that ask you to descnbe
certaui aspects of your proposal You do not need to repeat those answers on tlus page (I.ead
agencies may modify tlus form to include additional specific uiformahon on project descnption )
Rezone of 2 29 acres (100 045 square feet) from UR 3 S to UR 22 to allow construchon of three
medical dental and professional o, fJ'ice buildrngs mth a total of floor area of 23 999 square feet in
an of~`'ice complex semng Two of the buildings will be single story wrth basements and the third
wrll be two storres with a basement Perimeter landscaping and parlang for 155 vehacles mll be
2
a
provtded
12 Locahon of the proposal Give sufficient ulformarion for a person to understand the precise
locahon of your proposed project, includmg a street address, if any, and sechon, township, and
range, if known If a proposal would occur over a range of area, provide the range or boundanes of
the site(s) Provide a legal descnption, site plan, vicuuty map, and topograpluc map, if reasonably
avallable While you should submit any plans reqwred by the agency, you are not required to
~ duphcate maps or detailed plans subnutted vvith any permit apphcahons related to this checklist
The site i.s located on the west srde of McDonald Road across from Boone Avenue approximately
112 feet north of Desmet Avenue The site address ts 1215 N McDonald Road in the NW % of
secnon 15 Township 25N Range 44E Willamette Merzdian m the County of Spokane WA A legal
descripnon r.s attached
13 Does the proposed action he anthui the Aqulfer Sensihve Area (ASA)? The General Sewer
Sernce Area (GSSA)? The Pnonty Sewer Service Area (PSSA)? The City of Spokane? (See
Spokane County's ASA Overlay Zone Atlas for boundanes) The project i.r in the ASA the PSSA
and the IUGA
$ENVIRONMENTAj,, ELEMENT'S Evaluahon for Agency Use Onty
1 Earth
a. General descnphon of the site (circle one) F1at, rollmg, hilly, steep
slopes, mountamous, other
b What is the steepest slope on the site (approxunate percent slope)?
D-1 percent
c What general types of soils are found on the srte (for example, clay,
sand, gravel, peat, muck)? If you know the classificahon of agncultural
soils, specify them and note any pnme farmland The soils are GgA
Gamson gravelly loam
d Are there surface indzcahons or lustory of unstable soils in the
immediate vicuuty? If so, descnbe No
e Descnbe the purpose, type, and approxunate quanhnes of any fillmg
or graduig proposed Indicate source of fill Mrnor gradrng of the site
wrll be necessary for rnstallation of unlities, footings and foundanons
and to prepare the site for construchon of parkcng areas and other
proposed improvements
f Could erosion occur as a result of cleanng, construchon, or use? If so,
generally descnbe No
3
a
g About what percent of the site will be covered vvith unpervious
surfaces after project construction (for example, asphalt or buildings)?
About 84%
h Proposed measures to reduce or control eros2on, or other unpacts to
the earth, if any Construction and other grading activtties will be
conducted an accordance with County standards
2 Air
a What types of emissions to the a1r would result from the proposal
(i e, dust, automobile, odors, industnal wood smoke) durmg
construchon and when the project is completed? If any, generally
descnbe and give approximate quanhhes if known Dust and emissTOns
from construcnon machinery dunng construchon and emissions from
vehicles entenng and eacitzng the parlring lot after the project is
completed
b Are there any off srte sources of emissions or-odor that may affect
your proposal? If so, generally descnbe Minimal amounts of dust from
unpaved and/or vacant lots tn surrounding area and vehicle emissions
, from adjornrng streets
c Proposed measures to reduce or control emissions or other unpacts to
air, if any SCAPCA standards will be followed dunng coristruction
Any fuel-burntng heating sources installed within the o~j`'ice buildings
wall comply with the apphcable local State and/or Federal regulanon.r
concernmg such sources
3 VVater
a Surface
l) Is there any surface water body on or in the unmediate vicuuty of the
site (includuig year-round and seasonal streams, saltwater, lakes, ponds,
wetlands)? If yes, descnbe type and provide names If appropnate, state
what stream or nver rt flows into No
2) Will the project reqture any work over, ui, or adjacent to (wrthin 200
feet) the descnbed waters? If yes, please descnbe and attach available
plans No
4
~
Evaluatron for Agency Use Only
3) Estunate the amount of fill and dredge matenal that would be placed
in or removed from surface water or wetlands and indicate the area of
the site that would be affected Ind.icate the source of fill matenal
None
4) Will the proposal require surface water withdrawals or diversions?
Give general descnption, purpose, and approximate quanhhes if known
~
No
5) Does the proposal he wittun a 100-year floodplaui? If so, note
locahon on the site plan No
6) Does the proposal involve any discharges of waste matenals to
surface waters? If so, descnbe the type of waste and anhcipated volume
of dlscharge No
b Ground
1) Will ground water be wrthdrawn, or will water be discharged to
ground water? Give general descnphon, purpose, and approxunate
quantities if lnown No
2) Descnbe waste matenal that vvi11 be discharged mto the ground from
sephc tanks or other sources, if any (for example Domeshc sewage,
mdustnal, contauung the following chemicals , agncultural, etc )
Descnbe the general size of the system, the number of such systems, the
number of houses to be served (if apphcable), or the number of anunals
or humans the system(s) are expected to serve None the property will
be connected to the Spokacne County sewer system
c Water Runoff (including storm water)
1) Descnbe the source of runoff (including storm water) and method of
collechon and disposal, if any (include quanhhes, if known) Where
will this water flow? Will this water flow into other waters? If so,
descnbe Storm water runoff from roads within the office complex will
be disposed of on-site through engineered, grass lrned swales and
drywells as required by Spokane County
2) Could waste matenals enter ground or surface waters? If so,
generally descnbe Most storm water contaminants will be ftltered
through the grass lined swales Only in unusual circumstances would
untreated storm water runof j`' directly enter the drywells wtthrn the
5
a
Evoluatton jorAgency Use Only
grass hned swales
d Proposed measures to reduce or control surface, ground, and runoff
water impacts, if any The on-stte storm water dTSposal system
includirag grass swales and drywells will be designed and constructed
to Spokane County standards
4 Plants
a Check or circle types of vegetahon fourid on the site
X deciduous tree alder, maple, aspen, other
_ evergreen tree fir, cedar, pme, other
shrubs
_ grass
_ pasture
_crop or grasn
_ wet soil plants cattazl, buttercup, bullrush, skunk cabbage, other
_ water plants water hly, eelgrass, milfoil, other
X other types of vegetation Some weeds and annual grasses
b What kind and amount of vegetation will be removed or alterei?
Most of the exi.shng vegetahon on the site will be removed prior to or
during construchon
c List threatened or endangered species known to be on or near the site
None known
d Proposed landscaping, use of nafive plants, or other measures to
preserve or enhance vegetation on the site, if any T'he site will be
landscaped in accordance wath the standards of the Spokane County
Zoning Code
5 Animals
a. Cucle any birds and arumals which have been observed on or near
the site or aze kaown to be on or near the site
buds hawk, heron, eagle, songbirds, other
mammals deer, bear, elk, beaver, other
fish bass, salmon, trout, hemng, shellfish, other
b List any threatened or endangered species known to be on or near the
site None known
6
Evaluatron fvr Agency Use Only
c Is the site part of a nugrahon route9 If so, explaui No
d Proposed measures to preserve or enhance wnldhfe, if any New
landscaping will be planted including street trees
6 Energy and Natural Resources
s
a What kinds of energy (electnc, natural gas, oil, wood stove, solar) vcnll
be used to meet the completed project's energy needs9 Descnbe whether
rt will be used for heahng, manufactiuYng, etc Energy consumpnon will
be typical of of~`'ice development includtng elecmcaty and natural gas
provrded by Modern Electric and Avcsta Utalitres respecnvely
b Would your project affect the potenhal use of solar energy by adjacent
properties9 If so, generally descnbe No
c What kuids of energy conservation features are included in the plans of
this proposal9 List other proposed measures to reduce or control energy
unpacts, if any Construchon will comply with the Northwest Energy
Code
7 Environmental Health
a. Are there any environmental health hazards, mcludulg exposure to
toxic chenucals, nsk of fire and explosion, spill, or hazardous waste, that
could occur as a result of ttus proposal9 If so, descnbe No
1) Descnbe special emergency services that might be reqwred There are
no special emergency services that might be required
2) Proposed measures to reduce or control envuonmental health hazards,
if any All medical wastes will be dtsposed of in accordance wtth
requirements of the Spokane Regzonal Health District and other
applrcable local, state or Federal authonnes Back flow protechon will
be provided per local and Washington State standards for medical
offlces
b Noise
1) What types of noise exist in the area wluch may affect your proJect (for
example traffic, equ.ipment, operation, other)9 TrafJic noise from
adjoining County Streets and from nearby residential achvities
7
~
Evaluatron for Agerrcy Use Only
2) What types and levels of noise would be created by or associated vsnth
the project on a short-term or a long-term basis (for example tra,ffic,
construction, operahon, other)? Indicate what hours noise would come
from the site There will be noise dunng construction from equipment
and from vehicles There will also be some noase associated with the
employees and vrsitors vehicles after the project is complete
'3) Proposed measures to reduce or control noise unpacts, if any
Landscaping and fencang will be provaded around the penmeter of the
site ad,acent to residenhal uses
8 I,and and Shorelane ITse
a What is the current use of the site and adjacent properties? The site rs
curf-ently vacant except for a shed near the far southwest corner of the
site
b Has the site been used for agnculture? If so, descnbe Not in the recent
past
c Descnbe any structures on the site There rs a small shed near the far
southwest corner of the site
d Will any structures be demohshai? If so, what? The shed wrll be
removed or demolrshed
e What is the current zorung classification of the site? The site is
currently zoned UR 3 S
f What is the current comprehensive plan designahon of the site? The
site i.s designated Urban ' according to the Spokane County
Comprehen.sive Plan Map
g If apphcable, what is the current shorelule master program designahon
of the srte? N/A
h Has any part of the site been classified as an environmentally sensitive"
area9 If so, specify No
i Approxumately how many people would reside or work in the
completed project? ApproxTmately 10 to 20 people would work ti+nthtn
the completed project
8
Eva/ualton jor Agency Use Only
j Approxunately how many people would the completed project
displace'? None
k Proposed measures to avoid or reduce dlsplacement unpacts, if any
None needed
~ 1 Proposed measures to ensure the proposal is compahble vvith exishng
and projected land uses and plans, if any The project wall be onented
towards McDonald Road wtth no access provided to Sharp Avenue to
the west The buildtngs are set well back from any e,mhng residences and
are to be designed with a residentral character Fencrng and landscaping
around the penmeter wtll minimize any impacts to surroundmg residents
9 Housmg
a. Approxunately how many unrts would be provided, if any9 Indicate
whether high, middle, or low-income housing None
b Approxunately how many unrts, if any, would be elunmated9 Indicate
whether hig,h, nuddle, or low-mcome housing None There was a single-
famtly resrdence on the property in the past but it has stnce been
removed
c Proposed measures to reduce or control housing unpacts, if any- None
needed
10 Aestnetics
a What is the tallest height of any proposed structure(s), not mcluding
antennas, what is the pruicipal extenor biuldmg matenal(s) proposed?
One butldtng will be two stones high The other two buildings mll be one
story tall The pnncipal extenor building materzals mll be wood and
bnck
b What views m the unmediate vicuuty would be altered or obstructed9
The development of thi.s property mll not affect any establl.shed vzews or
protected view corradors
c Proposed measures to reduce or control aesthetic unpacts, if any The
buildings mll be designed to reflect a restdential character wrth wood ~
and brcck extenor finrsh materrals The srte mll be landscaped around ats
perimeter The butldings are orzented towards McDonald Road and set in
9
Evnluotton for Agency Use Only
the mzddle of the site to minimize any vi.sual impacts to surroundzng
resrdences
11 g,ight and Glare
a What type of hght or glare wlll the proposal produce? What tune of day
would it mauily occur? The proposal will produce light assoctated with
extenor lighting parlang lot lighting and light from headlamps of
vehacles entering and exihng the parlang areas
b Could hght or glare from the firushed project be a safety hazard or
interfere with views? No tt s unlikely
c What exlshng off-site sources of hght or glare may affect your
proposal? Street lighting lrghts from vehicles on the streets and lights
from neighbonng residences
d Proposed measures to reduce or control hght and glare unpacts, if any
Parkmg lot lighting wall be downshrelded to prevent light and glare from
impachng surrounding properties Secunty lighting can be designed to
meet objecnves without causing excessive light and glare
12 Recgeatnon
a What designated and uiformal recreahonal opportuiuhes are ul the
unmed.iate vicuuty? There are no parks or informal recreatronal
opportunitres in the rmmediate vrciraty
b Wou1d the proposed project d.isplace any exishng recreational uses? If
so, descnbe No
c Proposed measures to reduce or control unpacts on recreahon,
mcluduig recreahon opportwuhes to be provided by the project or
apphcant, if any None needed
13 Hfl.stonc aand CuIltural Preservatiom
a. Are there any places or objects hstal on, or proposed for, national,
state, or local preservation registers known to be on or next to the site? If
so, generally descnbe No
b Generally descnbe any landmarks or evidence of histonc,
archaeological, scientific, or cultural unportance lnown to be on or next
10
~
Evnlunlion jorAgency Use Only
to the site N/A
c Proposed measures to reduce or control impacts, if any None needed
14 Transportation
a Idenhfy pubhc streets and lughways sernng the site, and descnbe
~
proposed access to the exishng street system Show on site plans, if any
The site has direct access to McDonald Road which ts classified as a
minor artenal Sharp Avenue terminates from the west at the northwest
corner of the sate Two dnveways will provide vehicle access to
McDonald There will be no access provided to Sharp Avenue An
exishng curb cut on McDonald will be removed and replaced wTth curb
and wa1k
b Is site currently served by pubhc transit? If not, what is the
approxunate distance to the nearest transit stop9 Yes
c How many parking spaces would the completed project have? How
many would the pmject eluninate~ The parlung lots wtll provide a total
of 155 parking spaces 149 standard and 6 accessible spaces
d Will the proposal reqlure any new roads or streets, or improvements to
exishng roads or streets, not includmg dnveways9 If so, generally
descnbe (indicate whether pubhc or pnvate) No new roads or other
street improvements are proposed
e Will the project use (or occur in the immediate vicuuty o fl water, rail,
or air transportation? If so, generally descnbe No
f How many veluculaz tnps per day would be generated by the completed
project9 If known, indlcate when peak volumes would occur See tables
below ,
Land Use Cateaory: lGenerai Office (7101
Indeaendent Vanabie 6Sf
Amount of Ind Var H2 1
N 1
tRate/Percent I1/olume
AM Rate Total 1156 l19
AM Rate Enterina 68°/a h 6
AM Rate Babna h2%
I N
PI1A Rate Totai 1149 118
PM Rate Enterina 114% b
PNI Rate EAno 66% 115
1 1
,
ADT Rate Total N11 01 [132
11
0
EvaluatioR for Agency Use Only
Land Use Cateaorv [fledical Office (720-
IndeDendent Vanable kSf
Amount of Ind Var 112 ~
lRate/Percent Wlume
AM Rate Total b 43 b9
AM Rate Entenna 60% b3
AM Rate Bahno 120%
PM Rate Total b 66 k4
PM Rate Enterina 127% h2
PM Rate Exibna k3% b2
f I
4DT Rate Total b613 k34 ,
g Proposed measures to reduce or control transportahon unpacts, if any
See attached mp distnbutzon letter
15 Pabhc Services
a Would the project result in an mcreased need for pubhc services (for
example fire protechon, pohce protechon, health care, schools, other)? If
so, generally descnbe There will be a minimal incremental increase rn
demand for public servrces resultrng from the new ofj"ices Police
protechon r..s provrded by the Spokane County Shenff 's Department Fire
protection is provided by Spokane County Fire Drstrict #1
b Proposed measures to reduce or control direct impacts on pubhc
services, if any None proposed
16 ZJtiLhtaes
a Cucle ubhhes currently avallable at the srte electncity, natural gas,
water, refuse service, telephone, sarutary sewer, sephc system, other
b Descnbe the uhhhes that are proposed for the project, the uhhty
providuig the service, and the general construcrion achvihes on the srte or
in the immedlate vicuuty which nught be needed Water will be provrded
by Modern Elecmc Sewer will be provtded by Spokane County Natural
gas and electnctty rs provided by Avista Uhlihes and Modern electrrc
respectively Telephone sernce rs provided by US West Refuse collecnon
rs provrded by Waste Management Inc
12
C SIGNATURE
I the undersigned swear under the penalty of perjury that the above responses are made truthfi,illy
and to the best of my knowledge I also understand that should there be any vsnllfull
nusrepresentahon or vvillful lack of full disclosure on my part the au may vnthdraw any
deternunahon of non-significance that it might issue m rehance on this checkhst
Date `O/ty /Propo ent C L G ~s ~ ~~A- ~ s c.~0 ~ °rz
Proponent A,,,L - - Address
Phone CS`o Bi) it 578 - 60 Y0 Sp o l~o•-~---~ ~%Q4 .~t ~~o y/
rerson completrng form ~ kp4D
Phone
Y
FOR STAFF T TSF nNT Y
Staff member(s) revlewing checklist
Based on tlus staffreview of the envuonmental checklist and other pertanent uiformahon, staff
A Concludes that there are no probable sigiuficant adverse unpacts and recommends a
determmahon of non-sigtuficance
B Concludes that probable sigiuficant adverse environmental unpacts do exist for the
current proposal and recommends anutigated determination of non-sigiuficance wnth condzhons
C Concludes that there are probable sigmficant adverse environmental unpacts and
recommends a deternunation of sigtuficance
13
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Parcel: 45152.1006
Owner: ELLINGSEN, ERIC/FLYNN, TRICIA
CoOwner:
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4203 S TENFEL LN SPOKANE WA 99223-6169 USA ~ -mission ~
Site Address
1215 N MCDONALO RD SPOKANE
Legal Description ~ 3 ~
OPPORTUNITY PT BLK 40 S112 EXC BEG AT SE COR TH N 75FT TH W 255 p[]
TO SL TH N PAR WITH EL TO NL OF S1/2 TH W TG WL TH S TO SW
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Parcel: 45152.1012
Owner: ELLINGSEN, ERICIFLYNN, TRICIA .
CoOwner:
Owner Address f ~
1215 N MCDONALD ST SPOKANE WA 99216-1048 ~
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0 ADDRESS UNKNOWN SPOKANE -
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OPPORTUNITY S 75FT OF E 263FT OF TR 40 EXC CO RD
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Parcel: 45152.1017
Owner: ELLINGSEN, ERICIFLYNN, TRICIA .
CoOwner
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OPPORTUNITY S75FT OF E84.5FT OF S112 OF BLK 40 EXC E2 63FT ,
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Parcel; 45152.1015
Owner: ELLINGSEN, ERICIFLYNN, TRICIA ,
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4203 S 1'ENFEL LN SP01(ANE WA 99223-6189 USA 0
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OPPOR7UNITY W107.5F7 OF E455FT QF S75FT OF S1l2 OF B40 ~ a0 Y~ ~ , ry
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