ZE-0010-99
SPOI!ANE COBJNTX HEARING EXAMIIVVEit
RE Zone Reclassificahon from the Urban
)
Residential-3 5(LTR-3 5) Zone to the ) F'INI)INGS OF FACT,
Urban Residenhal-22 (UR-22) Zone, ) CONCLIJSIONS OF LAW,
Applicant Michael P Silvey ) AND DECISION
File No ZE-10-99 )
r
g SUMMA1tY OF PItOPOSAi. ANID DECISION
Proposal Applicanon for a rezone from the Urban Residenhal-3 5(LJR-3 5) zone to the
Urban Residential-22 (UR-22) zone, for the development of professional, business or medical
offices
IDecision Approved, subject to condihons
11 BACKGROUND//FINDINGS OF FACT
A GeneralInformahom
Applicant Michael P Silvey, 10221 East Montgomery Avenue, Spokane, WA 99206
Site Owner Evergreen Professional Center, 2510 North Pines Road, Suite 204, Spokane, WA
99206
Location Generally located west of and adjacent to Evergreen Road, approximately 630 feet
north of Broadway Avenue, in the NE '/4 of Secnon 15, Townslup 25 North, Range 44 EWM,
Spokane County, Washuigton
I.,egal Descriptton Tract B of Short Plat 89-575, as recorded in Book 6 of Short Plats, Page
47 records of Spokane County Aud.itor and Lot 2 Block 1 Dunham's Acres Add.ihon as
recorded in Volume 15 of Plats, Page 71, records of Spokane County Aud.itor
Parcel Number County Assessor's tax parcel nos 45151 1902 and 45151 1602
Zoning Urban Residenhal-3 5(UR-3 5) zone The site is also located in the Aquifer
Sensitive Area and the Pubhc Transit Benefit Area designated by the County Zorung Code
Comprehensive Plam Urban category The property is also located within the Aquifer
Sensitive Area, Pnonty Sewer Service Area and Urban Impact Area designated by the
Comprehensive Plan
IUGA The site is located mside the mtenm urban growth area boundanes designated by
the County pursuant to the State Growth Management Act
HE Findings, Conclusions and Decision ZE-10-99 Page 1
Emvironmental Review A Determination of Nonsigruficance (DNS) was issued on August
11, 2000
Site I)escrnptIlOn The site is approximately 1 99 acres in size, after nght of way dedication to
the County, and encompasses 2 adjacent lots The site fronts along the west side of Evergreen
Road for approxunately 332 feet The site is currently undeveloped, vvrth little native vegetation
existing on the property The site is temporanly being used to store equipment and matenals for
a County road project, that is currently widemng Evergreen Road between Sprague and Mission
Avenues
Area Road System Evergreen Road, Sprague Avenue to the south, Broadway to the north,
and Sullivan Road to the east are all designated as Principal Artenals by the County Artenal
Road Plan Mission Avenue to the north, and McDonald Road to the west, are designated as
1Vbnor Artenals Sprague Avenue, Pmes Road (SR-27) and Sullivan Road compnse major traffic
and commercial comdors through the Spokane Valley area of the county The County is
currently in the process of improving Evergreen Road, north of Sprague Avenue, from a 2-lane
road without curb or sidewalk, to a 5-lane Pruicipal Artenal Road Section, with curb and
sidewalk along both sides of the street No street lighhng exists along Evergreen Road
Overhead transmission lines border the east side of Evergreen Road
The Interstate 90 freeway is located approxunately one (1) nule north of the site, and runs
from east to west through the Valley area A new freeway interchange at Evergreen Road and
I-90 is currently bemg constructed by the Washmgton State Department of Transportation
(WSDOT) Evergreen Road is bemg constructed to pass under Mission Avenue, a short distance
east of its existing intersection with Mission Avenue, as part of the interchange project The
interchange project will provide on and off-ramps for freeway access, and an overpass over I-90
that will extend Evergreen Road over the freeway to Indiana Avenue on the north side of I-90
Sura-oannding condgtions The land in the area is designated in the Urban category of the
Comprehensive Plan The Major Commercial category designated by the Comprehensive Plan
extends along Sprague Avenue to a depth of approximately 600 feet on both the north and south
sides of the road Intensive business zoning and commercial uses are located along both sides of
Sprague Avenue The Spokane Valley mall and other retail uses have recently been developed
north of I-90 between I-90 and Indiana Avenue, between Evergreen Road extended north and
Sullivan Road to the east Addltional retail development is planned in the viciruty of such
development, north of I-90
The land lymg directly north, south and east of the site is zoned UR-3 5 and developed
mostly for single-family homes on vanous sized parcels Of the 21ots lyuig between the site and
Mamer Road, one is undeveloped and one is unproved with a single-family home along Mamer
Road Some vacant land is located directly west of the site Approximately 350 feet north of the
sub~ect property, along the west side of Evergreen Road, is a UR-22 zone of approximately 8 4
acres, developed for a retirement/assisted care facihty Such site was rezoned in 1995 and 1999,
to allow such development, in Planrung File Nos ZE-41-95 and ZE-26-98/VE-10-98
HE Findings, Conclusions and Decision ZE-10-99 Page 2
Several UR-22 and Urban Residential-12 (UR-12) zones are found at some distance
northwest of the site, west of Mamer Road, along Mission Avenue and/or Blake Road, improved
with multi-family housing and also some medical or professional offices Valley General
Hospital and numerous medical offices are found further northwest of the site, between Pines
Road and McDonald Road, along or south of Mission Avenue A number of the UR-12 and UR-
22 zones approved to the northwest were approved during the 1990s
Approximately 200 feet south of the site, at the northwest corner of the intersection of
Evergreen Road and Broadway Avenue, is found a Neighborhood Business (B-1) zone of
_ approximately 2 5 acres, wluch is currently being remodeled for a service station and/or
convenience store In 1999, in File No ZE-23-98, the Hearing Examuler approved a rezone of
~
approximately S acres of land located approximately 700 feet southwest of the site, along the north
side of Broadway Avenue, for development of 110 multi-family dwelling umts of
elderly/retuement apartments
The land lying easterly of the site, along the east side of Evergreen Road, is zoned UR-3 5
and Urban Residential-7 (UR-7), and is developed pnmarily with single-family homes on lots
consistent with such zomng
Proposal Application for a zone reclassification from the UR-3 5 zone to the UR-22 zone, for
the development of professional offices The srte plan of record dated 6-21-99 illustrates
development of a 16,000 square foot building in the approxunate nuddle of the easterly 2/3s of the
site The `future property Ilne" illustrated on the east side of the site represents the site after nght
of way dedlcation to the County for the current Evergreen Road project, and is regarded by the
Examiner as the official east boundary of the site
The site plan indicates that the building would have a maln floor and a basement floor,
for a total floor area of 32,000 square feet The site plan illustrates off-street parkuig areas along
the north, south and west sides of the builduig Type I landscaping of 10 feet or 12 feet aze
illustrated along the north, south and west boundanes of the subject property Twenty (20) feet
of Type III landscaping are illustrated along the easterly boundary, adjacent to Evergreen Road
Two points of access to Evergreen Road are illustrated along the east site boundary
At the pubhc heanng the apphcant tesfified that a 2-story building was now being
considered for the srte including a partial basement, which would be leased for dentists and
endodentists The apphcant indicated that he would try to accommodate the build.ing wrthin a 30-
foot lugh building height, but rrught have difficulty fitting the entire roofline withui such height
Such building would include study rooms and might include a laundry for the building tenants
Some reduction in the building footprint would result from going to a 2-story structure The
applicant indicated that closing hours would be between 6 30 p m to 7 00 p m
County Divlsion of Planning cond.itions submitted for the site plan of record recommended
that the building height of the proJect be limited to 2 stones and a 30-foot height, and that a 6-foot
lugh sight-obscunrig fence be installed along the intenor property lmes, adjacent to UR-3 5 zoTUng
HE Findings, Conclusions and Decision ZE-10-99 Page 3
B Procedural gnformatgon
Applicable Zoning Regu➢ahons Spokane County Zorung Code Chapters 14 402 and 14 622
Hearing gDate and I,ocation August 30, 2000, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room, 1026 West Broadway, Spokane, WA
1Vot,ces Mailed August 14, 2000, by applicant
Posted August 14, 2000, by applicant
Pubhshed August 11, 2000, by County
Compliance The legal requirements for public notice have been met
Hearflng Procedure Pursuant to County Resolution Nos 96-0171 and 96-0294
Teshrriony
Francine Shaw Scott Engelhard
Division of Planning Division of Engineenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260-0240 Spokane, WA 99260
Mike Silvey Jon Ammon
10221 East Montgomery 23022 East Settler Dnve
Spokane, WA 99206 Liberty Lake, WA 99019
Bill Downie
14215 East Cataldo
Spokane, WA 99216
Items Noticecl Spokane County Generalized Comprehensive Plan, County Zonuig Code,
County Code, County Standards for Road and Sewer Construction, County Guidelines for
Stormwater Management, and County Artenal Road Plan maps County Resolunon Nos
99-0261 (revismg Road Standards), 97-0874 (revismg intenm regulations for County IUGAs),
96-0294 (Heanng Examiner Rules of Procedure), 96-0171 (Heanng Exanuner Orduiance), 95-
0498 (adoptmg Standards for Road and Sewer Construction, and Guidehnes for Stormwater
Management), and 85-0900 (adopting Zonmg Code, and Program to Implement Zonulg Code)
Final land use decisions referenced in Staff Report and in tlus decision
IgI Y.AND USE ANALYSIS
F'IIVDINGS OF FACT & CONcCI,USIONS OF b.AW
A Apnroval cntena
In considenng a rezone apphcation, Washuigton case law generally provides that 1) there is
no presumption m favor of the rezone, 2) the applicant for the rezone must prove that condihons
have substantially changed in the area since the last zoning of the property, and 3) the rezone
proposal must bear a substanhal relahonship to the public health, safety or welfare Parkradge v
HE Findings, Conclusions and Decision ZE-10-99 Page 4
Seattle, 98 Wn 2d 454,4621,573 P 2d 359 (1978), and Bjarnson v Katsap Counry, 78 Wn App
840, 899 P 2d 1290 (1995)
Some Waslungton cases have dispensed with the changed circumstances requirement where
the rezone specifically implemented the pollcies of the comprehensive plan Bjarnson v Katsap
County, supra, Save Our Rural Environment v Snohomish County, 99 Wn 2d 363, 370-371
(1983), and Tugwell v Kithtas County, 90 Wn App 1, 8, 951 P 2d 272 (1999)
A coinprehensive 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
Citczens for Mount Vernon v City of Mount Vernon 133 Wn 2d 861 873 (1997) and Cathcart v
~
Snohomish County, 96 Wn 2d 201, 211-12 (1981)
Where the pohcies of a comprehensive plan conflict with zoning regulatlons, the provisions
of the zorung code will usually be construed to prevall See Weyerhaeuser v Paerce County, 124
Wn 2d 26 43 (1994), Cougar Mt Assocs v Kang County, 111 Wn 2d 742, 755-57 (1988), and
Nagatana Bros v Commassioners, 108 Wn 2d 477, 480 (1987)
The County Hearing Examiner Ordinance authonzes the Heanng Exanuner to grant, deny
or grant with such conditions, modificahons and restnctions as the Examiner finds necessary to
make a land use application compatible vvith the Spokane County Generalized Comprehensive
Plan and development regulations See County Resolution No 96-0171, Attachment "A",
paragraphs 7(d) and section 11 Development regulations include, without liriutation, the
County Zomng Code, the State Environmental Policy Act (SEPA) and the County's Local
Environmental Ordinance (chapter 11 10 of Spokane County Code)
Section 14 402 020 of the County Zotung Code authonzes amendments to the Code based
on any one of six (6) grounds, without differentiating between amendments to the text of the
Zomng Code and amendments to the official zonulg map Zomng Code 14 402 020(1)
authonzes the Code to be amended if it is " consistent with the Comprehensive Plan and is not
detnmental to the pubhc welfare " Zomng Code 14 402 020(2) authonzes a Code amendment
where "[c]hanges in econonuc, technological, or land use condrtions has occurred to warrant
modification of tlus Code " These are the most relevant cntena for consideration of a site-
specific rezone applicahon
Section 14100 104 of the County Zomng Code states that the provisions of the Code shall
be interpreted to carry out and implement 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 Zomng Code 14 100 106 mdicates that when the provisions of the Zorung Code
conflict with the Comprehensive Plan, or other adopted plans and development regulations, the
more restnchve provisions shall govern to the extent legally permisslble and the Zomng Code
provisions will be met as a minimum
The Comprehensive Plan indicates that the decision guidelmes stated in the vanous
sections of the Plan should be used as a resource and guide for approving specific land uses
HE Findings, Conclusions and Decision ZE-10-99 Page 5
B The nronosed rezone, as conditioned. generallv conforms with the Spokane Countv
Generalized Comprehensive Plan, bears a substantial relationship to and will not be detnmental
to the nublic health, safetv and general welfare, and comulies with the Spokane Countv Zoning
Code and other avnhcable development regulations
1 Applicable policies of Comprehensive Plan
The site is designated in the Urban category of the Comprehensive Plan The Urban
category is intended to provide the opporturuty for a"cityhlce" environment, which includes
vanous land uses, residential development and a high level of public facihties and urban
services It is pnmanly a residential category of smgle-fanuly, two-family, multi-farruly, and
condommium buildings along with neighborhood commercial, light industnal, and public and
recreational facilihes
The Urban category recommends a residential net density range of 1 to 17 tuuts per acre
The more intensive uses in the Urban category, such as light industnal and neighborhood
commercial, are expected to be located near or along the heavily traveled streets The least
intensive single-family residential uses should be isolated from the noise and heavy traffic, while
multifamily structures will usually be a transrtional use located between single-family residential
and the more intensive areas See Comprehensive Plan, Section 1, "Purpose" and "Detailed
Defirution"
The Urban category includes the following relevant objectives and decision guidelines
Decision Guideltne 1 1 l Urban development wzll be approved an areas
having adequate power supplaes water sanitary and storm sewers
streets and school and fire servaces provided that such development meets
the rntent of other Objectives and Decrsion Guidehnes of thts section
Decision Guadelzne 114 A vanety of densities and residential uses
should be available to provzde a freedom of choace to live in Urban areas
with varying denstties combinahons or mzx of uses (see detailed Urban
definitions)
Decision Guadelane 116 Development utrlazang construcnon methods
site planning and/or lan:dscaping methods which are considered
innovative should be approved if the intent of Plan Objectives or Deczsion
Guidelines is maintaaned
Decision Guideline 13 3 All Urban development proposals should
requare publac sanztary and storm sewer systems or anterim sewer systems
to protect water qualtty
Goal 15 Encourage a healthful and pleaszng environment zn the
County s residential areas
Decisaon Gruzdelane 15 1 Buffering and/or landscaprng will be used to
mingate the differences behveen proposed developments and existing uses
Objective 15 c Encourage paved streets and sidewalks in exishng and
future developments where they are appropriate to the nature of the
development
HE Findmgs, Conclusions and Decision ZE-10-99 Page 6
Decision Guidehne 15 4 Stdewalk facilaties will be required along
arterials connecting residential areas wrth communily faczhties and/or
commercial areas
Objectave 1 S e When a neaghborhood experiences pressure for change an
character such change shall be permttted upon appropriate review
Objectave 15 8 When determtnrng whether a proposal will change the
existing land use character of an area factors to consider may include
a) the structure height of the proposal in relahon to structure
hezght of nearby structures ar:d
~ b) whether new structures will have a posative or negative ampact
upon the neighborhood s architectural character
Decasaon Guzdelirie 1 61 Before dand use proposal are approved they
should
a) conform to plans policies and regulations of County water sewer storm sewer
utality and specaal service distrccts,
b) conform to County transportation plans and polictes and
c) adentzfy and take steps to resolve srgn f cant adverse impacts upon exzshng
utalities (a e water sanatary and storm sewers uhlity avaalable and future
energy resources) and traffic systems
The Transportation section of the Comprehensive Plan descnbes and designates county
artenals into the classes of Principal Artenals, Minor Artenals, etc All other county roads are
considered Local Access roads, under the Artenal Road Plan See Comprehensive Plan, Section
21
The Artenal Road Plan (ARP) charactenzes a Pnncipal Artenal (without controlled
access) as a 4 or more lane (including tunung lane), moderately fast facility designed to pernut
relahvely urumpeded traffic flow between ma~or traffic generators, such as the central business
distnct, major shopping centers, major employment districts, etc Pnncipal Artenals are
considered the framework road system for the urbaruzed portion of the county, and are to be
located on commuiuty and neighborhood boundanes The ARP 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 Artenal Road Plan contemplates 4-8 moving lanes for Prulcipal Artenals without
controlled access The desued width between curbs for such artenal is 63-111 feet, and the
planned nght of way width is 100-130 feet, depenciuig on the number of movuig lanes Common
features along such artenals include pedestnan crosswalks at signahzed intersechons, resh7cted
parkulg, landscaping, drainage, street lighting and separated sidewalks Channelizahon, or a
center turn lane, should be provided to control left turns, provlde space for snow storage, and to
protect vehicles and pedestnans See Comprehensive Plan, p 246-247, 253-254 and Figure 21-4
The Transportation section encourages an adequate, efficient, safe, econonucal and
energy-conserving artenal system, one which provides converuent access to homes, employment,
shopping, personal business and recreation Decision Guidehne 214 2 Decision Guidelules
214 5 and 215 7 of the Transportahon section recommend that the function of exishng and
HE Findings, Conclusions and Decision ZE-10-99 Page 7
future artenals be preserved by controlling land uses, parking and direct access along the
artenals Decision Guideline 215 3 encou.rages land use plaruung that minimizes the need for
high capacity transportahon 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
convenience of pedestnan travel and to provide access to neighborhood facilities Decision
Guideline 21 15 states that sidewalks should at a mimmum be provided along all artenal roads
and all local access roads wluch lead to schools, parks and shoppulg distncts
The Artenal Road Plan in the Transportation section recommends the early acquisition of
~
the prescnbed nght of width for Principal Artenals, though actual road construction within such
nght of way may be accomplished 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 indicates that long-range wideiung requuements should 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 selecting long-range
artenal improvements, consideration should be given to long-range improvements at sigruficant
locations where such improvements will delay or eluninate future high cost reconstruction
2 Consistencv of provosal with rezone cntena
The UR-22 zone, whlch is proposed for the site, specifically implements the Urban
category of the Comprehensive Plan Zoning Code 14 622 100, sets forth the purpose and intent
of the UR-22 zone, as follaws
T'he purpose of the UR-22 zone rs to set standards for the orderly
development of resadenhal property in a manner that provides a destrable
hvang envaronment that as compatible with surrounding land uses and
assures the protectcon of property values It is intended that thas zone be
used to add to the vanety of housing types and densattes and as an
implementatzon tool for the Comprehensive Plan Urban Category General
characterrshcs of theseareas include paved roads public sewer and water
accessibihty to schools and IibYaries and a full Itne of publzc servcces
includang manned fire protection and public transrt accessibihty Offices
are nermitted zn the UR-22 zone in order to provade some of'the service
needs generated bv high-intensitv land uses The hzghest denstty resadenhal
zone UR-22 as zntended pr-imaraly for multzple famaly dwelhngs and is
usually located adjacent to major or secondary arterials It is used as a
transataon between low or medaum density multiple famrly uses and intensive
commercial or low intensity andustrial uses and to provide for higher denszty
housing in locataons close to employment shopptng and major
transportatton where movements of people can be handled efficiently and
with least overall adverse impact [emphasis added]
HE Findmgs, Conclusions and Decision ZE-10-99 Page 8
Medical offices, and business or professional offices, are a permitted use in the UR-22
zone Multi-family dwellings, duplexes and single-family uses are among the residential uses
permltted in such zone, at densities (net) not exceedng 22 uruts per acre Hospitals, day care
centers nursing homes/convalescent homes, and commuruty residential facilines are among the
other uses pernutted in such zone The maximum building height in the UR-22 zone is 50 feet,
and the maxunum building coverage is 65% See Zorung Code chapter 14 605
The site is located along a Pnncipal Artenal, which is the highest classification of artenals
under the County Artenal Road Plan Such artenal is currently being widened to a 5-lane
secnon, with curb and sidewalk on both sides, and will be used to access the new Evergreen
Road interchange being constructed at Interstate 90 The project will have converuent access to
the commercial distnct located along Sprague Avenue to the south, the commercial distnct
located north of I-90 at or near the Spokane Valley mall, and the hospital distnct located
northwest of the site south of 1Vbssion Avenue The project is also located close to Broadway
Avenue, a Pruzcipal Artenal, Mission Avenue, a Minor Artenal, and McDonald Road, a Muior
Artenal
The project is located in an area where urban services and facilities already exist The
project will be served by a high level of public servlces and facilihes, includuig public sewer and
water The site is located inside the intenm urban growth area boundaries designated by the
County, pursuant to the State Growth Management Act The comdor along Evergreen Road is
undergoing transinon to hlgher densities of housing and low intensity business uses, pnmanly as
a result of the widenuig of Evergreen Road by the County and the construction of a new freeway
interchange at Evergreen Road by the State
In all the above respects, the project unplements the Urban category of the Comprehensive
Plan, and the purpose and intent of the UR-22 zone
Notice of the apphcation and nohce of the public heanng, involving two separate
nonfication processes, were mailed to the owners of property located witlun 400 feet of the
subject property Nohce was also published in the local newspaper No letters were received in
opposition to the project Opposition to the proJect at the public heanng was linuted to
teshmony by Bill Dowrue, who resides at 14215 East Cataldo
Mr powrue resides east of Evergreen Road, outside the 400-foot radius for pubhc notice
The 400-foot radius for public notice extends east of Evergreen Road to include the residential
lots located between Evergreen Road and Bolivar Road See County Assessor's maps in pubhc
nohce packet This mcludes approximately 301ots located easterly of Evergreen Road, between
Boone Avenue and Mallon Avenue, including lots fronhng along the south side of Mallon
Avenue Mr powrue's lot is located along the north side of Cataldo Avenue, east of Bolivar
Road
The concerns raised by Mr powrue expressed safety concerns to school children and small
cluldren due to the expansion of traffic along Evergreen Road with the widening and freeway
mterchange projects, traffic congesnon along Evergreen Road due to the volumes of traffic at the
respective mtersechons of Evergreen Road with Broadway Avenue and 1Vhssion Avenue, the lack
of need for dental offices in the area, incompatibility of the proposed office use with the
HE Findings, Conclusions and Decision ZE-10-99 Page 9
surrounding residenhal neighborhood, the proposed height of the project in companson to
surrounding single-farruly homes, the establishment of a precedent for further commerclal uses,
and other concerns
The applicant s traffic engineenng consultant submitted a traffic distnbution analysis for
the project, indicating that the project would likely increase PM peak hour tnps per day by
approximately 66 tnps, over development of the site for single-family residences under the
existing UR-3 5 zone County Engineenng did not require any addihonal traffic analysis,
considenng that levels of sernce in the vicuuty of the project would be improved well above
, minunum standards with the widenmg of Evergreen and the freeway mterchange proJ ect No
~ competent evidence of a traffic enguieenng nature was submitted by Mr powrue to indicate that
levels of service at area intersections or along public roads would be dnven into a failing mode
by the project Evergreen Road is being unproved with sidewalks along both sides of the road,
which will provide safer walking conditions for pedestnans and students wallang to school
Commercial growth and lugher density residential growth in the general area has logically
created a need for dental services such as the project would provide Office uses aze a relahvely
low intensity commercial use, due to the hours of operation and the lack of retail sales The
proposed building coverage is almost one-fourkh (1/4) of the maxunum building coverage
allowed in the UR-22 zone The project is buffered from adJotrung land uses by requued
landscaping and the sight-obscunng fence required by County Planrung Six (6)-foot lugh
penmeter screenulg is mandatory under Zoning Code 14 622 365, adjacent to UR-3 5 zoning
Intensive commercial uses are found in the Commuruty Business (B-2), Regional Business
(B-3) and Light Industnal (I-2) zones, in areas designated Major Commercial or Industnal by the
Comprehensive Plan -Since the area lies in the Urban category, approval of the project will not
set a precedent for intensive commercial uses A precedent has already been set along Evergreen
Road for higher density housing in the UR-22 zone, to the north, and Neighborhood Business
(B-1) zorung, to the south
The applicant indicated at the pubhc heanng that he might have to construct a 2-story
buildmg, including a partial basement, to accommodate dental offices Such offices require more
northern and eastern window exposures to sunlight than other types of professional offices, to
provide ind.irect light for the development of photos and x-rays, and to reduce heat for work on
patients The apphcant teshfied that he would try to accommodate the building within a 30-foot
lugh building height, but nught have difficulty fitting the entire line of the roof withun such
helght
The record indicates that 2-story buildulgs homes exist in the area See testunony of
Francme Shaw The maximum height in the existing UR-3 5 zone, which currently applies to the
site, is 35 feet, while the proposed UR-22 zone allows a maxunum height of 50 feet The
Examiner finds that the proposed helght of the structure is not excessive for the neighborhood,
and has limited the builduig height to 35 feet and 2 stones The Examiner notes that the
envlronmental checklist subrYUtted by the apphcant indlcated a maximum building height for the
project of 35 feet, more or less
HE Findings, Conclusions and Decision ZE-10-99 Page 10
The applicant objected to the sum of $21,953 82 requested by the County Engineer as an
allocable share of the cost of the Evergreen wideiung project This would pay for the cost of
mstalling the outside lane of travel adJacent to the subject property, m addihon to the cost of
installing curb, sidewalk and gutter
Evergreen Road is currently being widened and unproved north of Sprague Avenue from a
2-lane road, wrthout curb or sidewalk, to a 5-lane Pnncipal Artenal Road Section, with curb and
sidewalk, through a County road project As improved, such road would have 2 travel lanes m each
duection, plus a center turn lane
The Washington State Department of Transportanon (WSDOT) is currently m the process of
constructing a new freeway interchange at Evergreen Road and Interstate 90 Such project is
partially being funded by pnvate developers and the County, to ease traffic capacity issues at the
Pines Road and Sullivan Road freeway interchanges, located respectively west and east of the new
interchange, and also to allow addihonal commercial development north of I-90, near the recently
developed Spokane Valley mall The County's widening project along Evergreen Road, north of
Sprague Avenue, will work in concert with the new freeway interchange, and will improve the flow
of traffic and level of service along the Evergreen Road corndor See testimony of Scott Engelhard,
and memorandum dated 5-16-00 from Steve Staus to Scott Engelhard
The County previously established a"reimbursement azea" for the Evergreen Interchange
project being constructed by the State of Washington, to reunburse the County for funds it
contnbuted to such project County Engmeenng mdicated that it was "in the process" of
establishing a sinular reunbursement area for the Evergreen Road project See testimony of Scott
Engelhard, and memorandum dated 5-16-00 from Steve Stairs to Scott Engelhazd County
Engineenng has budgeted adequate funds for the Evergreen Road project, but is seeking to recover
some of its costs from those developing property along Evergreen Road The current rezone is the
second rezone requested along Evergreen Road smce the project commenced construchon See
testimony of Scott Engelhard
The County has requested dedicahon of nght of way and contnbution toward the
improvement of Evergreen Road to a 5-lane section from persons developing property along
Evergreen Road in anticipation of the construction of the Evergreen Road proJ ect In August,
1999 the Hearmg Examiner rezoned a 2 S acre site located along the west side of Evergreen
Road situated at some dlstance north of the site and Broadway Avenue, from the Urban
Residential-3 5(UR-3 5) zone to the Urban Residential-22 (LTR-22), to allow development of 48
retuement/elderly apartment multi-family dwelhng units on a 2 8 acre slte The County
Engineenng condihons of approval for the project requlred tlie applicant for such rezone to
dedicate 50 feet of nght of way along the frontage of the site with Evergreen Road Such
conditions also requued such applicant to add asphalt, curb and sidewalk, to provide a special
5-lane artenal sechon road improvement along the frontage of the site with Evergreen Road
See Heanng Examiner decision dated 8-12-99 in Planrung File No ZE-26-98
The County has not executed or made provision for any "latecomer agreements" that would
requue reunbursement from those developing property along Evergreen Road after the road
project is completed However, tlus does not mean that the County will not provide for such
HE Findings, Conclusions and Decision ZE-10-99 Page 11
agreements at the time it formally establishes a reimbursement area for the Evergreen Road
project
The record includes a copy of a nght of way agreement executed on January 7, 2000 for
Assessor's tax parcel no 45151 1902, which is the southerly of the two parcels that make up the
site The agreement provides for the conveyance of a strip of land along the frontage of such
parcel to the County, for County Road Project CRP-2727, at a certain pnce per square foot, in
exchange for the County releasing the property owner from participahng in a road improvement
obligation imposed several years earlier, when the parcel was included in Short Plat No SP-89-
575 (more properly referenced as SP-575-89) The applicant and his agent, Jon Ammon,
teshfied that the release regarding the short plat obligahon was understood to pertaln to any
unprovement costs associated with the current County road project to widen Evergreen Road
The subject nght of way agreement references CRP-2727, wluch is the current widerung project
A sinular nght of way agreement was executed regarding the other parcel making up the
site, Assessor's tax parcel no 41151 1602 Such parcel is not part of SP-575-89, having been
platted several year before, and did not contain any type of release from a road improvement
obhgation
County Engineering provided hearsay testunony at the public hearing that the release of
obligation pertained only to the short plat, not the current rezone See testunony of Scott
Engelhard However, County Engineering did not produce the County nght of way agent who
negotiated the agreement on the County's behalf to testify on the issues mvolved
The current rezone was submitted to the County Division of Plaruung in June, 1999 A
traffic analysis was submitted to County Englneenrig by the applicant on September 16, 1999
On the same date, the applicant subrrutted a letter requeshng the County Division of Planrung to
be put the rezone applicahon "on hold", until fiu ther notice A notation on the letter by Planning
staff indicates that the project was reactivated on 2-29-00 See letter dated 9-16-99 from Henry
Sanderson to John Todd of County Planiung The County Engineer requested reunbursement for
the rezone in May, 2000 See memo dated 5-16-00 from Steve Staus to Scott Engelhard
It is quite conceivable to the Examiner that the parties did not discuss the effect of the
rezone application on the applicant's responsibility for the cost of the Evergreen vsnderung, since
the application had been placed on inacnve status by the applicant at the tune of the nght of way
negotiations The applicant could have protected itself by making sure that the nght of way
agreement menhoned a release of any obligation to participate m the cost of the widerung project
as a result of the proposed rezone On the other hand, there is no indicahon m the record that the
applicant knew, at the tune of the agreement, that County Enguieenng would be aslong for
contnbunon to the project as a result of the rezone The apphcant may have reasonably believed
that by sigrung the agreement for parcel no 45151 1902, it was being excused from any need to
contnbute toward the widenulg project for such parcel
The Examiner has decided to balance the equities involved, and construe the release in the
agreement for parcel no 45151 1902 as a release of any obligahon to contnbute a pro rata cost
for the widerung proJect associated with a rezone of such parcel Since the nght of way
agreement for parcel no 45152 1602
HE Findings, Conclusions and Decision ZE-10-99 Page 12
County Engineenng indicated at the public heanng that the current rezone proposal, in and
of itself, did not necessitate the need for any design changes in the Evergreen Road project The
apphcant argued that the current rezone accordingly has no nexus to the project, and that the
applicant should be excused from confinbuhng toward the cost of the project The Examiner
agrees with this argument only m part, as discussed below
The 1999 County Standards for Road and Sewer Construchon, which apply to the current
rezone application, unplement the policies of the Artenal Road Plan and the Transportation section
of the Comprehensive Plan The Road Standards provide for Prulcipal Artenal Road Sechons,
ranging from a 3-lane section with center turn lane, all the way up to a 7-lane section County
Engineenng has not established that the extra traffic lanes wit.hun the 5-lane sechon selected for the
Evergreen Road project are necessitated by the cumulative traffic unpacts of new development
along Evergreen Road, above and beyond the improvements needed to accommodate general
traffic that will be generated along such comdor as a result of the new interchange
The traffic analysls subnutted by the applicant's traffic consultant clearly indicates that the
project will have an additional traffic unpact on Evergreen Road, in terms of PM peak hour tnps
However, since the analysis doesn't address cumulative impacts, it doesn't prove that the
cumulative impacts from the project, along with traffic unpacts from projected new development,
would not cause the need for improvements along Evergreen Road The pro rata cost allocated by
the County for both parcels making up the site, as a result of the rezone, was $21,953 82 Without
the extra lane, the pro rata cost for both parcels is $6,651 70 See information supphed by County
Engineenng
What is clear to the Exanuner is that the condrtion of Evergreen Road, pnor to the ongoing
Evergreen Road project, was substandard, smce it lacked curb, gutter and sidewalk Such
features are standard for all Pnncipal Artenal road sections, as well as all urban county roads,
under the 1999 Road Standards See 1999 County Standards for Road and Sewer Construction,
Section 3 18 Any new development along Evergreen Road, proposed in anhcipation of the
Evergreen Road project, or as a result of such project, such as the current rezone proposal, clearly
necessitates the need for such fxontage improvements Even if the road and interchange projects
had not been planned, a basis for such unprovements for the current project could probably be
found considermg the ongoing trends in increased population and traffic in the area
Based on the above discussion, the Exa.miner concludes that the applicant is not responsible
for the frontage costs for the extra lane being installed for the Evergreen Road project, but is
responsible for the frontage costs of installing curb, gutter and sidewalk along the road frontage
of Assessor's tax parcel no 45151 1602 See Benchmark v Czty of Battleground, 94 Wn App
537, 972 P 2d 944 (1999), review granted, 138 Wn 2d 1008 (1999) County Engineenng
condition #5 has been amended in such regard
No deficiencies wnth regard to the abilrty of the project to comply with development
regulahons have been established in the record The project has been condihoned for compliance
with the development standards of the UR-22 zone and other apphcable provlsions of the County
Zorung Code, and the recommendahons of the commenhng pubhc agencies
HE Findings, Conclusions and Decision ZE-10-99 Page 13
No public agencies objected to the DNS issued for the proposal by the County Division of
Plannmg The proposal will not have more than a moderate effect on the quality of the
environment, and the Examuzer 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
3 Conditions in the area have sufficiently chaneed in the area since the site was last zoned to
tustifv the uronosed chanLye of condrtions, as condrtioned
In appl}nng the changed cucumstances test, courts have looked at a vanety of factors,
including cha.nged pubhc opmion, changes in land use pattems in the area of the rezone proposal,
and changes on the property itself The Zorung Code references changes in "economic,
,
technological or land use conditlons" as factors that will support a rezone Spokane County
Zorung Code Section 14 402 020 (2) Washulgton 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
Commissioners, 70 Wn App 389, 394 (1993)
As stated previously, recent Waslungton cases have held that changed circumstances are
not requlred if the proposed rezone unplements policies of a comprehensive plan The Exammer
found above that the property implements the pohcies of the Comprehensive Plan
Changed conditions that have occurred since the site was last zoned for residential
development in 1958, under the now expued County Zorung Ordinance, and since the zonuig 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 Zorung Code This includes the current road unprovements to
Evergreen Road and its interchange with I-90, the extension of public sewer to the area,
increased commercial -development m the general area, recent rezones to the UR-22 and UR-12
zones in the area, increased residential growth in the area, and mcreased traffic along Evergreen
Road and Sprague Avenue in the area
IV DECISIOlv
Based on the above Finduigs of Fact and Conclusions of Law, the application for a rezone
hereby approved, subject to the conditions of approval of pubhc agencies stated below
Any conditions of such agencies that have been added or sigruficantly revised by the
Heanng Exammer are ttaltcized
Fallure to comply with the conditions of this approval may result in revocanon of tlus
approval by the Heanrig Examuner This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with junsdichon
HE Findings, Conclusions and Decision ZE-10-99 Page 14
SPOKANE COUIV'I'Y DIVISION OF PI.,ANNING
1 All conditions unposed by the Hearing Examiner shall be binding on the "Applicant,"
wluch term shall include the owner (s) and developer (s) of the property, and their heirs assigns
and successors
2 The zone change apphes to the following real property Tract B of Short Plat 89-575, as
recorded m Book 6 of Short Plats, Page 47, records of Spokane County Aud.itor, and Lot 2,
Block 1, Dunham's Acres Addition, as recorded in Volume 15 of Plats, Page 71, records of
Spokane County Auditor
' 3 The proposal shall comply with the Urban Residenhal-22 (UR-22) zone, the Aquifer
Sensinve Area (ASA) Overlay zone and all applicable sections of the Spokane County Zorung
Code, as amended
4 The proposal shall comply with the Spokane County Subdivision Ordinance, as amended
5 The applicant shall develop the subject property in accordance with the site plan of record
dated June 21 1999 subject to compliance with conditaons of approval and development
regulations Variations may be permitted an accordance with Section 14 504 040 of the County
Zonrng Code All variations must conform to regulations set forth in the Spokane County Code
and the original intent of the development plans shall be marntaaned
6 The two tax parcels encompassed by the project boundanes (45151 1902 and 45151 1602)
shall be aggregated mto a single tax parcel, in order to avoid setback restncnons unposed by the
proposed Urban Residenhal-22 (UR-22) for side yards
7 Approval is required from the Duector of the Divrsion of Planning/designee of a specific
lighting and sigrung plan for the descnbed property pnor to the release of any buildulg pernut
8 Direct light from any extenor area lighting fixture shall not extend over the property
boundary
9 A specific landscape plans planhng schedule and provisions for the mamtenance acceptable
to the Director of the Division of Planiung shall be submitted with a performance bond or other
suitable guarantee for the project pnor to release of any building pernuts Landscaping shall be
installed and mainta.ined as required in chapter 14 806 and section 14 802 220 of the County
Zorung Code, as amended
10 A six (6)-foot lugh sight-obscurulg fence shall be constructed along the intenor property
lines, except within the front yard setback, where the fence shall be reduced to three (3) feet in
height
11 The Division of Planning shall prepare and record with the Spokane County Audrtor a Trtle
Notice noting that the property in queshon is subject to a vanety of special cond.itions unposed as
a result of approval of a land use action T'his Title Notice shall serve as public notice of the
conditions of approval affecting the property in question The Title Notice should be recorded
HE Findings, Conclusions and Decision ZE-10-99 Page 15
witlun the same time frame as allowed for an appeal and shall only be released, in full or ui part,
by the Division of Planrung The Title Notice shall generally provide as follows
"The parcel of properly legally descnbed as [see file] is the subject of a land use action by
the Spokane County Heanng Examiner on September 26, 2000, vnposmg a vanety of special
development conditions File No ZE-10-99 is available for inspechon and cop}nng in the
Spokane County Division of Planrung "
12 The Division of Planrung shall file with the Spokane County Audrtor a Trtle Notice after
the appeal penod has passed for the proposal, which title notice shall generally provide as
follows
`Pnor to the issuance of any building permit for any building or any use on the property
descnbed herein, the applicant shall be responsible for complying with the provisions of the
Zorung Code for Spokane County, Section 14 706 (Aquifer Sensitive Area Overlay Zone) The
property wluch is the subject of tlus notice is more particularly descnbed as follows [
13 The applicant shall contact the Division of Builduig and Code Enforcement at the earliest
possible stage in order to be informed of code requirements admuusteredlenforced as authonzed
by the State Builduig Code Act Design/development concems include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, bullding accessibility, construcrion type,
occupancy classification, exishng extenor wall protection and energy code requirements
14 Building height shall be linuted to two (2) stones and 35 feet in height
SPOKA►NE COUNTY IDIVISION OF ENGIIVEERING AND ROADS
Pnor to release of a building pennit or use of the property as proposed
1 Approach pernuts are required pnor to any access to the County Road System
2 The applicant shall subnut for approval by the Spokane County Engineer drainage and
access plans
3 A parkwg plan and traffic circulahon plan shall be subnutted and approved by the Spokane
County Engineer The design, locahon and arrangement of parkuig stalls shall be in accordance
with standard engineeruig prachces Pavuig or surfacing as approved by the County Engineer
will be reqLUred for any portion of the project that is to be occupied or traveled by velucles
4 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
5 Evergreen Road (CRP 2727) is currently being constructed as 5 Lane Principal Artenal
Roadway Section The applacant shall be responsible for the cost of anstalling curbing gutter
and sidewalk along the frontage of Assessor s tax parcel 451511602 as a pro rata share for the
HE Findings, Conclusions and Decision ZE-10-99 Page 16
cost of CRP 2727 Praor to the release of a bualding perrnat the applrcant shall pay the cQSt of
such rmprovements to Spokane County
b All required unprovements shall conform ta the current State of Washingt4n Standard
Specificatlons for Road and Bndge construction and other applicable County standards and/or
adopted resolutions pertamung to Road Standards and Stonnwater Management in effect at the
date of canstruction, unless otherwise approved by the County Engineer
7 Roadway standards typical roadway sections and dramage plan requlrements are found in
~ Spokane County Resolutron No 99-4265, as amended, and are applicable to this proposal
8 No construchon wvrk is to be performed withm the existing or proposed nght of way until
a pernut has been issued by the County Engmeer All work wlth.ui the pubhc road nght of way is
sub,ect to inspection and approval by the County Engxneer
9 AIl required construction wiflun the exlsting or proposed public nght of way shall be
cvmpleted pnor to the release of a building pernut, or a bond in an amount estunated by the
County Engineer to cover the cost of construchon or unprovements shall be filed wlth the
County Enguieer
SPOKA.1YE REGIcDNAg. I~ALTFd DIS'I'RICT
1 The sewage dlsposal method shall be as authonzed by th+e Duector of Utihties, Spokane
County
2 Water service shall be coordinated through the Directvr of Utihtles, Spokane County
3 Water service shall be by an existing pubhc water supply when approved by the Regional
Engmeer (Spokane), State Department of Health
4 A public sewer system shall be made available for the praject and mdividual service
provided to each lot pnor to sale
5 The use of pnvate wells and water systems zs prolubited
SFQOKA,NE ~OUNTY DIVISION OF U'I`ILITIIES
1 A wet (live) sewer connection to the area-w7de public sewer system shall be constructed A
sewer connection permit is requu-ed Commerclai developments shall submit hrstoneal and/or
estimated water usage pnor to the issuance of the connection perrrut in arder to establlsh sewer
2 The applicant shall submit expressly to Spokane Cou.nty Divnsion of Utflities, "under
separate cover", only those plan sheets shovving sevver plans and speclficatrons for the public
sewer cvnnections and facihhes for review and approval Commercial developments shall
subrrut hsstoncal and or esnmated water usage as part af the sewer plan submlttal
HE Findings Conclusions and Decision ZE-10-99 Page 17
3 Sewer plans acceptable to the Divisian of Utilities shall be submitted pnor to the issuance
of the sewer connection permrt
4 Arrangements for payment of applicable sewer charges must be made prior to tssuance of
sewer connection pernut Sewer charges may inciude connection charges and general facilities
charges Charges may be substantial, depending an the nature of the development
5 Any wa#er service for this project shall be provided in accordance with the Coordinated
Water System Plan for Spvkane County, as amended
SPOKANE COUN'I'Y AIR POI,LUTION CON'I'ROI, AU'T'H{J►ItiTY
1 Ail applicable air pollution regulations must be met
DATED this 26th day of September, 2000
SPOKANE COUNTY HEARING EXANnNER
/
11/Iic ael C Dempsey, WSBA # 23
HE F1ndulgs, Concluszons ,and Decision ZE-10-99 Page 18
NO'TYCE OF F][NAL DECISION AIVD NOTICE OF RIGH'Y' 'I'O AIPPEAI.
Pursuant to Spokane County Resolution Nos 96-0171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassificarion and accompanymg SEPA
determination is final and conclusive unless witlun ten (10) calendar days from the Examiner's
wmtten 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)
mdicates that administrative appeals of county land use decisions and SEPA appeals shall be
filed with the board of county commissioners withln fourteen (14) calendar days of the date of
the decision
Tlus decision was mailed by certified mail to the Applicant, and to other parties of record
by regular mail, on September 26, 2000 Dependdng on whach appeal period refea-enced
above legally applies, and countiog to the next busmess day when the ➢ast day for appeal
falfls on a holiday or weekend, the appeal closinLy date is either October 6, 2000 or October
10, 2000
The complete record m thls matter, including tius decision, is on file dunrig the appeal penod
wnth the Office of the Heanng Examiner, Th.ird Floor, Public Works Bu.ilding, 1026 West
Broadway Avenue, Spokane, Waslungton, 99260-0245, (509) 477-7490 The file may be inspected
dunng normal working hours, hsted 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 in the record will be made available at
the cost set by Spokane County
HE Findings, Conclusions and Decision ZE-10-99 Page 19
!'rojec[ Staws Activc Z1.GINEER'S REVIEW ~HEE'T
As Built Plans Received Rezone File ZL1 -001 0-99 -99
Road Plans Approved Companion Files:
New Road Standards _5 -1 -5-95 Mylar
Related Files: SP-0575
Hearing: 08/30/2000 9%"E3uilding Dept:
Technical Review: 08105/1999 01:15
Preliminary Review: Type: Large Lot I31dg. Square Feet 32000
Date Received: 07/22/1999 No. Lots: No. Acres: 2.2
Project Name UR-3.5 TO UR-22 EVERGREEN PRUFESSIONAL CTR ,
Site Address N. BKOADWAY, W. EVERGREEN, E. MAMER, S. MlSS1UN,
Applicunt Range-Township-Scction: 44 - 25 - 15 PARCEL(S): (tirst 20)
Henry Sanderson Cunditions Mailed: 45151.1602 45151.1902
Fload Zane No
819 W. 7th Water Source Publ ic
SPOKANE, WA 99204-
Sewer Source
Phone Schoo) Dist 356
(509) 455-8710 Fire Dist 1
("509) 455-8707 Phone nist
Uwaer
Michael P SilveN
10221 E. Montgomcry ;\v
SPOKANE, WA 992 06-
Survr1'or
Phone Charles E Simpson
(509) 9244283 SIMI'SON ENGINEERS [NC
(509) 994-4244 909 N. Argonne Rd
SPOKANE, WA 99212-2789
~ ,
Buil~ling Ph: 477-3(i75 r' Planning Ph: 477-2,05 Contact: ~one Far
(509) 926-1322 (509) 926 -13213
Date Submitted Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans 08/05/1999 Eng Need Traffic Analysis Eng Need Other
Eng Agree Pay Fees Received Eng Final Plat Fees Comnleted
Copy to Accounting
L-ng Agree Priority Fees Received ?,LLVQ Eng Prelim I'lat Fees Completed
Notice to Public / Notice to Public # 1 3 4 6 Completed - ar Needs to be signed
Design Deviation Dates (In-0ut)
l I l I' l l
ona quanaeT
drainage i[em calculated
r
Hearing Date Decision App Y Den Cond Appld QC('
Appealed tu BCC Decision App Den Cond Appld ('ourt
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
/ / Stamped 208 I_ot Plans to Secretary (5an(iy)
~ ProjectStatus Act;Ye ENGINEER'S REVIEW SHEE'T As Buiit Plans Reccivcd Rezone File ZL1 -0O1 0-99 -99
Road Plans Approved
Companion Filcs:
New Road Standards 5-15-95 Ntylar Related Filcs: Sp-0575
Hearing: Building Dept:
Technical Review: 08/0511999 01:15
Prcliminary Review: . Type: Large Lot 'L Blds. Square Feet
Date Received: 07/22/1999 No. Lots: No. Acres: 1.99
Project Name UR-3.5 TO UR-22 EVERGREEN PROFESSIONAL CTR
Site Address N. B{ZO:\U1ti'AY, W. F:VI;RGIZEEN. E. h1A11FR. S.M1SSIUti,
Range-Tawnship-Section: 44 - 25 - 15 P4RCEL(S): (first 18)
Applicant Cunditions Mailed: 45151.1902 45151.1602
I Ienry Sanderson Flaod Zone No
Water Sourcc Public
819 W. 7th Sewer Source
SPOKANE, WA 99204- School Dist 35()
Ahone Fire Dist 1
(509) 455-8710
Phone Dist
Owaer Survcyor
hiichael P Silvcy Charles E Simpson
SIMPSON ENGINEERS INC
10221 E. Montgomery Av 909 N. Argonne Rd
SI'OKANE, WA 99206- SPOKANE, WA 99212-2789
Yhone Phone Fax
(509) 924-4283 (509) 926-1322 (509) 926-1323
(5U9) 994-4244
Building Ph: 456-3675 / Plunning Ph: 456-2105 Contact: JOHN TODU
Date Submitte Description Initials
Eng Need Technically Complete Eng Need Harvard Rd Mitigation
Eng Need Drainage Plans kiAq Eng Need 1'raCfic Analysis E:ng Need Oilier
Eng Pay Fees Received Eng Final Plat Fees Completed
Eng Priority Fees Received Copy to Accounting
Notice to Public I Natice ta Public # 1 ? 4 G Completed - or Needs to he signed
Detii-n Deviation Dates (ln-Out)
7ona quannes To-r
drainage item calculated
Hearing Date Decision App Den Cond Appld BCC
Appealed to BCC Decision App Den Cond Appld Coun
Appealed to Court Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
/ / Stamped 208 Lot Plans to Secretary (Sandy)
,
.
~ , .'F1 . . ' _ - . . :.x.:. _ - - - . .
1 1 STAFF REPORT TO THE HEARING EXAMINER
.
" File ZE-10-99
A i ~RHO
DMSION OF PLANNING
SPOK:AN~ CA)LTI-IT'Y
- ~
HEARING DATE: August 30, 2000 at 1:30 p.m. FILE ZE-10-99
PROJECT PLANNER: Francine Shaw, Senior Planner
PROJECT DESCRIPTIOtv: Application for a Zone Reclassification of approximately 1.99 acres from
Urban Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for the purpose of developing a
speculative professional office.
Proiect Data
Project Location: The site is generally located west of and adjacent to
Evergreen Road, approximately 630 feet north of
Broadway Avenue in the NE % of S15, T25N, R44
EWM Sp°kane Coun , Washington.
Parcel Numbers: 4515'~.1902 and 4515~.1602
Agent: Janek Com9 any c/o Henry Sanderson
_ 819 West 7 Avenue, Spokane, WA 99204
(509) 455-8710
Applicant: Mike Silvy
10271 East Montgomery Avenue
Spokane, WA 99206
(509) 924-4283
Owner: Evergreen Professional Center
2510 North Pines Road, Suite 204
Spokane, WA 99206
Com rehensive Plan Desi nation: Urban gesidential-3.5 U)
Existin Zonin : Urban (UR-3.5)
Existin Land Use: The site is currently undeveloped.
Surroundin Zonin and Land Uses:
• North: Land located directly north of the site is zoned Urban
Residential 3.5 (UR-3.5) and it is occupied by low to
medium density single family residential
development. Further north are areas zoned Urban
Residential-12 (UR-12) and Urban Residential-22
(UR-22). These areas are occupied by various land
uses including medium to high density single family
. development, duplexes, multifamily development, an
assisted care facility and a day care/Montessori
school. Pockets of undeveloped land can also be I
found interspersed throu hout the area.
• South: Land located south o~ the site is zoned Urban
~
zE-1ass
Staff Report - August 30, 2000 Public Hearing
1 of 10
,1
♦ ' 1
► ~ •
Residential-3.5 (UR-3.5) and it is primarily occupied ~
by low to medium density single family residential
: development. On the northwest comer of the
intersection of Broadway and Evergreen Road is an
area zoned Neighborhood Business (B-1) which is
occup ied by an ice cream parlor.
• East: Land located to the east of the site is zoned Urban
Residential-3.5 (UR-3.5) and Urban Residential-7
(UR-7). Land use to the east is primarily low to
` medium density single family residential
development.
• West: Land iocated west of the site is zoned Urban
Residential-3.5 (UR-3.5). Land use to the west is
primarily low to medium density single family
residential development
Known Land Use Proposals and Recent Land use actions approved within the past ten years
Project Approvals in the Area of this for development within a'/Z mile radius of the project
Project site include the following:
• ZE-30A-89; A change of condifions to a
_ previously approved zone reclassification of
approximately 1.23 acres to Urban Residential- ~
22 (UR-22) to allow the development of 26
_ multifamify residences.
- • ZE-29-90; Zone reclassification of approximately
_ 10.1 acres from Agricultural (A) and Agricultural
- - - Suburban (AS) to Urban Residential-12 (UR-12)
and Urban Residential-22 (UR-22) for the
development of a 214 unit multifamily/apartment
- complex.
< < - ~ - _ ° • ZE-5-92; Zone reclassification to Urban
Residential-12 (UR-12) and Urban Residential-22
_ = k { _ . y
= - - (UR-22). The project file cannot be found at this
.
time and therefore, a description of the proposal
has been omitted from this staff report.
_ _ • ZE-7-92; Zone reclassification of approximately
- 2.4 acres from Urban Residential-3.5 (UR-3.5) to
.
Urban Residential-22 (UR-22) for the
_ development of a 60 unit apartment complex for
the elderty.
• ZE-31-94; Zone reclassification of approximately
- 2.4 acres from Urban Residential-3.5 (UR-3.5) to
' Urban Residential-22 (UR-22) for the
development of a 52 unit multifamily/apartment
_ : - complex. • ZE-2-95/PE-1770-95; A Zone reclassification
- from Urban Residential-3.5 (UR-3.5) to Urban
Residential-7 (UR-7) and a preliminary plat for
the purpose of subdividing approximately 3 acres
= into 11 lots for single family residences. The
- - preliminary plat of Evergreen Place was finalized
on December 20, 1995.
. . . . _ .;_:j . - . _ .
: • ZE-41-95; Zone reclassification of approximately
5.61 acres from Urban Residential-3.5 (UR-3.5)
to Urban Residential-22 (UR-22) for the purpose
of developing a 72 unit assisted care facility for
the elderly. An application for a Change of
Conditions has recently been submitted for this
site requesting elimination of density and building
height restrictions (project file no ZE-41A-95).
-
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~ • ZE-23 98; Zdne reclassification of approximately
5 acres from Urban Residential-3.5 (UR-3.5) to
Urban Residential-22 (UR-22) and the request
for bonus density for the development of 110
multifamily residences for the elderfy.
• ZE-26-98NE-10-98; Zone reclassification of
approximately 2.28 acres from Urban
Residential-3.5 (UR-3.5) to Urban Residential-22
(UR-22) for the purpose of expanding an existing
non-conforming multifamily retirement center and
a variance to allow a six foot high sight-obscuring
fence along the front yard setback.
• SP-629-90; Final short plat for the division of
approximately 1.7 acres into 2 tracts was
finalized on January 30, 1991.
• SP-689-91; Final short plat for the division of
approximately 5 acres into 2 tracts was finalized
on July 1, 1991.
• SP-778-92; Final short plat for the division of
approximatety 2.6 acres into 2 tracts was
finalized on October 11, 1992.
• SP-782-92; Final short plat for the division of
approximately 2.5 acres into 4 tracts was
finalized on March 19, 1993.
• SP-1063A-96; Final altered short ptat for the
division of approximately 1 acre into 2 tracts was
finalized on April 30, 1997.
• SP-1161-97; Final short plat for the division of
approximately 1 acre into 2 tracts was finalized
on December 28, 1998.
Land Division Status: The subject site encompasses finro tax parcels,
45151.1902 and 45151.1602. Each is described as
- legal lots of record pursuant to RCW 58.17.
' Parcel 45151.1902 is legally described as Tract B of
Short Plat, project file no. SP-575-89.
Parcel 45151.1602 is legalfy described as Lot 2
- Block 1 Dunhams Addition.
: The Division of Planning is recommending as a
_ condition of approval that the finro tax parcels be
: aggregated into a single tax parcel through the
approval of a Certificate of Exemption. This
recommendation is being requested in order to
- accommodate the placement of the proposed office
- building across the contiguous property line between
- - the two parcels and to avoid setback restrictions
- imposed by the proposed Urban Residential-22 (UR-
22) for side yards. (See recommended Division of
Planning condition of approval #6.)
Shoreline Desi nation: Not a Iicabl9
Water Purveyor: Vera Water and Power Company. The site will be
served by a public water system. The use of private
wells and water systems is prohibited.
Sewage Disposal: The site shall be served by the Spokane County
public sewer system. Individual on-site sewage
disposal systems are prohibited.
Fire District S okane CountY Fire Protection District No. 1.
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Sqhoo) Qistrict: l;entral Valley School District No. 356.
Nearestqlrteria) and Distance: The site is located west of and adjacent to Evergreen
Road which is identified by the Spokane County
Arterial Road Plan as a Principal Arterial with a
planned right-of-way width of 100 feet. Evergreen
: Road is currently being improved to a five lane
_ Principal Arterial Roadway section. To the north, a
new interchange is also being constructed for access
to I-90 and the Spokane Valley Mall.
Nearest Parks and Distance: Sullivan Park and Terrace View Parks are the County ~
park facilities located nearest to the proposal. The
parks are located approximatefy one mile northeast
and 1 Yz mile south of the proposal, respectively.
Neighborhood Association. Not applicable.
• This proposal is located inside the IUGA.
• This proposal is located inside a Public Transportation Benefit Area (PTBA).
• This proposal is located outside all 1000' notificafion boundaries for designated Natural
Resource Lands.
GMA/Critical Areas
Aquifer Recharge Area: The subject site is located inside both the
Priority Sewer Service Area (PSSA) and the
Aquifer Sensitive Area (ASA) Overlay zone.
Fish & Widdlife Habitat Conservqtion Areas: Not applicable.
Floodplain: Review of FIRM indicates the site is located
in Zone C and outside any 100 year flood
: plain.
Geologically Hazardous Areas: Not applicable.
Wetlands: Not applicable.
SEPA
O A DNS was issued on August 11, 2000.
❑ The appeal period ends at the same time as the
appeal period for the proposed land use action
expires.
❑ No appeal has been filed.
Noticinq
Published: Spokesman Review in the Legal Section on August 11, 2000.
Mailed: Notice of Application was mailed to taxpayers/owners of property located within 400 feet of
the boundaries of the subject site on June 21, 2000. The deadline for mailing the Notice of Hearing
was August 14, 2000.
Site Posted: The deadline for the applicant to post the site was August 14, 2000.
1724 Comaliance Dates
Application Accepted as Counter Complete: July 12, 1999
Determinatlon of Completeness issued: May 24, 2000
Date Notice of Decision is Due: September 21, 2000
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Staff Report - August 30, 2000 Public Hearing
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J Reviewina Aaencies
A total of 12 agencies were notified of the proposal and comments were requested. Final comments were
due August 17, 2000.
' ,
Agencies Notified Response Date Agencies Notified Response ' Date
.
Received Received [Received Received
Division of Engineering Yes August Spokane Transit No
and Roads 14, 2000 : Authority
Division of -
Engineering/Developer Yes July 23, Fire District No. 1 Yes July 28,
Services 1999 1999
Division of
Utilities/lnformation Yes August Vera Water and Power Yes July 26,
Services 14, 2000 1999
Division of Yes August 5, Central Valley School No
Utilities/Stormwater Utility 1999 District
Spokane Regional Health Yes August WA State Boundary No
District 17, 2000 Review Board
Spokane Regional No Division of Building and No
Transportation Council Code Enforcement
Spokane County Air Yes August WA State Department of No
Pollution Control Authority 17, 2000 - Ecology
. Responses from the Public: No letters have been received regarding the proposed zone
reclassification.
Description of the Site: The project site is generally located west of and adjacent to Evergreen
Road, approximately 630 feet north of Broadway Avenue in the Spokane Valley. Evergreen Road
fronts the site along the east property line for 332.26 feet. The site is approximately 1.99 acres in
size, is somewhat rectangular in shape and encompasses two tax parcels (45151.1902 and
45151.1602). Little native vegetation exists on the property and it appears as if the land is
currently being used to store equipment and materials for the Evergreen Road improvements that
are underway between Sprague and Mission Avenues. No street lighting exists along Evergreen
Road. Overhead transmission lines border the west side of Evergreen Road.
Descriation of the SurroundinQ NeiQhborhood: The neighborhood surrounding the project site is
located in the Urban category of the Comprehensive Plan. Various zoning categories intended to
implement the Urban category can be found throughout the neighborhood and include Urban
Residential-3.5 (UR-3.5), Urban Residential-7 (UR-7), Urban Residential-12 (UR-12), Urban
Residential-22 (UR-22) and Neighborhood Business (B-1) zones. A majority of the area has been
developed with single family residences, duplexes and apartment complexes, some for the
elderiy. A day care facility/ Montessori school is located northeast of the site on the southeast
comer of the intersection of Mission Avenue and Evergreen Road. An ice cream parlor is located
south of the site on the northwest comer of the intersection of Evergreen Road and Broadway
Avenue. A few areas of undeveloped land can be found interspersed throughout the
neighborhood.
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Back4round: The application fot this'proposal was submitted on July 12, 1999. A technical ~
review meeting was held on August 5, 1999 wherein the applicant was requested to revise the
site development plan to include additional landscaping along the west property line (a 20 foot
wide strip of Type I) and to provide the Division of Engineering and Roads a Traffic Distribution
Letter. On August 20, 1999, the Division of Planning received a letter from Mr. Mike Silvy
requesting the implementation of Section 14.806.080(1a) of the Zoning Code to allow no more
than 15% of the project site to be dedicated to landscaping. A Threshold Traffic Report was
submitted by the applicant to the Division of Planning for review on September 16, 1999. On
September 20, 1999, the applicant submitted a letter to this Division requesting suspension of
application processing for an undisclosed reason. No response to either the landscaping or the
application suspension requests were provided by the Division of Planning. Further discussion
regarding landscaping can be found later in this staff report under "Site Development Plan"
analysis. The application was re-activated by staff after a meeting with the project contact, Mr.
Henry Sanderson, in the Division of Planning office on February 29, 2000. On May 16, 2000 the
Division of Engineering approved the Threshold Traffic Report. On May 24, 2000 the application
was considered technically complete. All required notice has been completed pursuant to the
Administrative Rules to Implement ESHB 1724 and Section 11.10.130 of the Spokane
Environmental Ordinance.
Staff Analvsis:
Comprehensive Land Use Plan: The site is located in the Urban category of the Comprehensive
Plan, within the Urban Impact Area (UTA) and inside the Interim Urban Growth Area established
for Spokane County pursuant to RCW 36.70A, the Growth Management Act.
The Comprehensive Plan identifies the Urban category as the most diverse land use category
within Spokane County and is intended to provide the opportunity for development of a"city like"
environment. Urban areas include various land uses but primarily will be developed with single
family homes, duplexes and apartments/condominiums ranging in density from 1 to 17 dwelling
units per acre.
A full range of public utilities and facilities are available within Urban Areas including public water
and sanitary sewer systems, storm sewer systems, paved streets, electricity, telephone, gas,
cable services, schools, parks and libraries. Manned fire stations, medical facilities, government
offices and post offices may be dispersed throughout these areas.
Urban areas do allow intensive land uses such as light industrial and neighborhood commercial
when they are located near heavily traveled streets. The least intensive uses, single-family
residences, will be isolated from the noise and heavy traffic. Often times, apartments/
condominiums will act as a transitional use located between single-family residences and the
more intensively developed areas.
Due to the variety and mix of land uses and activities within Urban areas there are few land uses
that would be inappropriate. Many uses require screening or other perfoRnance standards to
increase compatibility between dissimilar land uses.
Neighborhood commercial land uses are small scale retail and office uses providing local facilities
to serve the everyday needs of the surrounding neighborhood and are typically implemented by
both the Urban Residential-22 (UR-22) and Neighborhood Business (B-1) zones. Professional
offices are outright permitted in both Urban Residential-22 (UR-22) and Neighborhood Business
(B-1) zones whereas the small scale retail uses are limited to the Neighborhood Business (B-1)
zone. The purpose and intent of these two zoning designations is to implement the Urban
category of Comprehensive Plan. Please see Sections 14.622.100 and 14.624.100, respectively,
of the Spokane County Zoning Code.
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Staff Report - August 30, 2000 Public Hearing
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~ The project site is located west of and adjacent td'Evergreen Road which is identrfied as a
Principal Arterial by the Spokane County Arterial Road Plan. A Principal Arterial is the highest
traffic moving corridor assigned to County Roads by Spokane County with the widest right-of-way
width (100 foot planned right-of-way width). Evergreen Road improvements to a fuli width
Principal Arterial are underway. A full range of public utilities and facilities are available to serve
the proposal including public water and electricity (provided by Vera Water and Power), public
sewer (from Spokane County), telephone service (USWest) as well as natural gas (Avista
Utilities). The proposal will not impact the school system although public schools and parks do
exist in the area to serve the neighborhood. Manned fire stations and medical facilities are also
available. Govemment offices and post offices are not in the immediate neighborhood to serve
the site.
The Goals, Objectives and Decision Guidelines within Section One of the Comprehensive Plan
are used to determine whether a particular proposal in the "Urban category" should be approved,
conditioned or denied. When reviewing the Goals, Objectives and Decision Guidelines of the
Urban category, there are few that address neighborhood commercial and light industrial
development. Those applicable Goals and related Objectives and Decision Guidelines are
identified below and are followed by an analysis of how the proposal does or does not
demonstrate consistency with said Goals.
Goal 9. 5, Objective 1.5. c and Decision Guideline 1. 5. 4 encourage a healthful and pleasing
environment in residential areas fhrough the provisions of sidewalks connecting residential areas
with community facilities and commercial areas.
Evergreen Road is currently under construction for improvement to a five lane Principal
Arterial Roadway section. Sidewalks have been constructed on both sides of Evergreen Road
in the vicinity of the proposal which connect to residential development north and south of the
subject site. Therefore, this recommendation has been satisfied.
Objective 1. 5. a and Decision Guidelines 1. 5.1 and 1. 5. 2 recommends that residential
development be buffered from adjacent land uses where adverse effects may develop.
Landscaping can be required for a specffic development to help to create a healthful and pleasing
residential environment.
The site plan of record dated June 21, 1999 illustrates areas for landscaping along the street
frontage and interior property lines and calls them out by width and type on(y. All landscape
strips are reduced below the standards of Section 14.806. 040(1 & 2) as permitted by Section
14.806.080(1) of the Zoning Code. Planning staff is recommending as a condition of approval
that a six (6)-foot high sight obscuring fence also be constructed along the interior property
lines except within the front yard setback were the fence shall be reduced to three (3) feet in
height for an added measure of buffering between the proposed office building and the
adjacent single family residential development. (Please see Division of Planning condition of
approval #10.)
Objective 9. 5. e and Decision Guideline 1. 5. 8 identify that when a neighborhood experiences
pressure for change in character, such change shall be permitted upon the "appropriate review."
The appropriate review must take into consideration structure height in relation to height of
structures surrounding the site and impact to the established architectural character of fhe
neighborhood.
Many zone reclassifications have occurred within the vicinity of the proposal primarily for
residential development. With Evergreen Road currently being improved to a full Principal
Arterial section and the construction of the I-90 interchange at the intersection of Mission
Avenue and Evergreen Road (approximately 1,500 feet to the north of the project site) the
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Staff Report - August 30, 2000 Public Hearing
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area along Evergreen Road -may -become more suitable for neighborhood commercial and ~
light industrial development in the future. In addition, public sewer is now available. However,
at this time there is no established trend in the shift from residential to commercial
development along Evergreen Road suggesting circumstances have changed in this area and
a rezone to a more intensive designation may be appropriate.
When taking into consideration the proposal's compatibility with existing building height and
architectural character of the surrounding neighborhood, review of the site development plan
of record dated June 21, 1999 indicates the proposed structure will not exceed 30 feet in
height. The site development plan of record indicates the structure will be one story in height
with a full basement. Site inspection indicates structures in the immediate vicinity of the
proposal are primarily residential and do not exceed two stories in height. In order to assure
the proposed structure does not exceed the height of existing structures in the neighborhood,
the Division of Planning is recommending as a condition of approval that building height be
limited to two stories and no greater than 30 feet in height. Please see Division of Planning
Condition of Approval #16. No consistent architectural character exists in the vicinity as
residential building styles vary and therefore, the proposal will not adversely impact adjacent
development.
To summarize the above noted discussion, the Urban category references neighborhood
commercial activities as being appropriate in urban areas when located adjacent to heavily
traveled streets. Office uses providing local facilities to serve the everyday needs of the
surrounding neighborhood are typically implemented by either the Urban Residential-22 (UR-22)
or the Neighborhood Business (B-1) zones.
The subject site is in an area where development circumstances have not substantially changed
since the initial adoption of the Urban category. There have been many short plats finalized and
zone reclassifications approved in the area within the past 10 years primarily for residential
development (single family, duplexes and multifamily/apartment complexes). The changed
conditions may warrant a zone reclassification to a more intense residential land use for
development of duplexes or multifamily/apartment complexes than the existing single family
Urban Residential-3.5 (UR-3.5) zone. There are several zoning categories intended to implement
the Urban category, such as Urban Residential-7 (UR-7), Urban Residential-12 (UR-12) and
Urban Residential-22 (UR-22 for multifamily development) that may be more appropriate than the
proposed Urban Residential-22 (UR-22) zone for commercial land use. However, with the
improvements being made to I-90 and Evergreen Road, this area may be suited to neighborhood
commercial and light industrial development in the future due to the possibility of increased traffic
and may warrant a zone reclassification to a more intense land use such as the proposed
speculative office building.
Zoning Analysis: The purpose of the Urban Residential-22 (UR-22) zone is to set standards for
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 the intent of this zone to be used to add to the variety of housing types and densities,
and as an implementation tool for the Urban category of the Comprehensive Plan. General
characteristics of these areas include paved roads, public sewer and water, accessibility to
schools and libraries, and a full line of public services including manned fire protection and public
transit accessibility. The highest density residential zone, UR-22, is intended primarily for
multifamily dwellings and is usually located adjacent to major or secondary arterials. It is used as
a transition between low and medium density muitiple family uses and intensive commercial or
low intensity industrial uses. Offices are permitted within the Urban Residential-22 (UR-22) zone
to provide some of the service needs generated by high-intensity land uses.
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Staff Report - August 30, 2000 Public Hearing
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I
s The proposal is consistent with the Purpose and Intet* of the Urban Residential-22 (UR-22) zone
and Chapter 14.605, Residential Zones Matrix, both which identify a professional office as a
permitted use in the Urban Residential-22 (UR-22) zone.
Site Development Plan: The site development plan of record dated June 21, 1999, illustrates a 1.99
acre property (after right-of-way acquisition) which is generally rectangular in shape. The site is
provided 332.26 feet of frontage along Evergreen Road from which direct access to the site will be
gained. A single story building with a full basement is proposed to be centrally located on the site and
is surrounded by off-street parking areas and landscaping.
Site Area: 1.9 acres
Use: Speculative professional office
Building Footprint Area: The proposed office building foot print is identified as being 16,000 square
feet on the site development plan of record.
Total Floor Area: 32,000 square feet
Site Coverage: 16.7% proposed for a 2.2 acre site and 18.4% for a 1.99 acre site (65% permitted)
Building Setbacks: Proposed ReQUired
Front yard (Evergreen Road) 25 feet from the 25 feet from the
property line property line
Side yard (north and south) 5 feet per story 5 feet per story
Rear yard (west) 25 feet from the 15 feet from the
property line property line
Parking: For professional offices, one (1) off-street parking stall is required for every 350 square feet
of gross floor area with a minimum of five (5) stalls required. 91 off-street parking stalls are required
for the proposal based strictly on "office use" The site development plan of record indicates a total of
133 off-street parking stalls will be provided on site which is in excess of 42 stalls over the number
required for the proposed use.
Proposed B u f f e r i n g / L a n d s c a p i n g Techniques: The site plan of record illustrates a twenty (20) foot-
wide strip of Type I I I landscaping along the property line fronting -Evergreen Road as per Section
14.806.040(2a) of the Zoning Code. Landscaping has been reduced along interior property lines
such that no more than 15% of the site area is dedicated to required landscaping pursuant to Section
14.806.080 (1 a) of the Zoning Code. The applicant is proposing a 10 foot-wide strip of Type I
landscaping adjacent to the north and south property lines and a 12 foot-wide strip of Type I
landscaping adjacent to the west property line. Typically the Zoning Code requires a twenty (20)-foot
wide strip of Type I landscaping in these areas. Staff recommends acceptance of these landscaping
width reductions with the added requirement of a six (6)-foot high sight-obscuring fence along interior
property lines as per Section 14.622.365. As proposed and conditioned, the front yard landscaping
for the proposal will resemble the front yards of the surrounding residences in width and character
and the fence will provide additional buffering lost by the reduction of landscaping strip widths. The
fence shall be reduced to 3 feet in height within the front yard setback pursuant to Section
14.810.020(1).
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Staff Report - August 30, 2000 Public Hearing
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Other Site Plan Considerations:. The-site plan submitted for review by the Hearing Examiner is -
general in nature. Detailed review to determine compliance with all Zoning Code regulations and
conditions of approval is recommended to be administrative and to occur at the Building Permit stage.
Conclusion: The zone reclassification for development of the project site as a professional office is
generally consistent with the Goals, Objectives and Decision Guidelines of the Urban category of the
Comprehensive Plan requiring a full range of public services and facilities. The proposal does not
demonstrate itself as a transition between multifamily development and the more intensive
commercial and light industrial land uses as is suggested by the Urban category of the
Comprehensive Plan and the Purpose and Intent of the Urban Residential-22 (UR-22) zone. The site
plan of record demonstrates compliance with a majority of the development regulations identified in
the Spokane County Zoning Code for the proposed UR-22 zone. However, additional site
improvements will be required in order for the proposal to comply with all applicable Zoning •
regulations and recommended conditions of approval.
Attachments
A. Maps
~ Vicinity Map
• Site Plan
• Comprehensive Plan
• Zoning
B. Conditions of Approval
C. Agency and Public Comments
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Staff Report - August 30, 2000 Public Hearing
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ATTACHMENT A
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ATTACHMENT B
CONDITIONS OF APPROVAL
RECa~~ENaEn CONDITIONS, aF ApPROr~AL
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QIVISI{?N QF PLAiVNING "
Pt7KANE COZ]I4M . _ a
1. Afl conditions imposed by the Hearing Examiner shall be binding an the "Applicant", which
temn sha11 include #he developer, owner(s) of the proper#y, heirs, assigns and successors.
2. The zane change applies to the foflowing real property: (See Iegal description on
application in #he prvject fiie)
3. The propvsal shall comply with the Urban Residential-22 (UR-22) zvne, the Aquifer
Sensiti►re Area {ASA} Overlay Zone and a1C o#her applicable Zone Code reguiatrons, as
amended.
4. The propvsal shall comply with the Spakane Gounty Subdivision Ordinance, as amended.
5. The applicant shall develvp subject pr+aperty in accQr+dance within the concep# presented
to the Hearing Examiner, Variativns, when approved by #he Direc#ar of the Division of
Planningfdesignee, may be permif#ed as specifed in Section 14.504.040 of #he Zoning
Code, as amended. All variations must cvnform to reguiativns se# forth in the Spokane
County Zoning Code, and the original intent of the development plans shall be rnaintained,
6. The two tax parcels encompassed by the praject boundaries (45151,1902 and
45151.1+642) shall be aggregated intv a single tax parcef 'rn order #o avoid se#back
restrictions impQsed by the propvsed Urban Residentia!-22 (UR-22) fvr side yards.
7. Appraval is required by the Directar af the Division of Planningldesignee vf a specific
lighting and signing plan for the described proper#y pdvr tu the release of any buifding
permits.
8, airect light from any exterior area lighting fixture shall nQf extend over the property
boundary and shall campiy uvrth sectivn 14.810.180 of the Zoning Code, as amended.
9. A specific landscape plan, planting schedule and proWisions for maintenance acceptable to
the Direetor of the Division af Planningldesignee sha11 be submitted with a perfvrmance
bond a►r other suitable guarantee far the praject priar to release af building permits.
Landscaping shall be installed and anaintained as reqUired in Chapter 14.806 and Section
14.802.220 of the Zoning Code, as amended.
10. A six (6)-foot high sight-obscudng fence shall be constructed alvng the interior property
lines except wi#hin the fran# yard setaack where the #ence sha11 be reduced to three (3)
feet in height.
11. The Division of Planning shall prepare and recQrd with the Spokane Gounty Auditor a Title
hlvtice nvting that the property in questian is subjecfi fo a rrar'rety of special conditions
imposed as a result of appraval of a land use action. This Title Nvfice shall serve as
public nvtice of the conditions of approval affecting fhe propert,y in question. The Title
Notice should be recvrded within the same time frame as aliowed fvr an appeal and shall
only be released, in full or in part, by #he Division of Pfanning. The Title Notice shafl ~
generally provide as follows:
The parcel of property legally +described as [see project file] is the subject o# a land
use action by a Spvkane County Hearing Examiner on [insert date of Hearing
Examiner's writ#en decisivn, if approved], imposing a variety of special
development canditions. File No. ZE-10-99 is available for inspection and copying
in the Spokane County aivESian of Planning.
12. The applicant shall contact the DiWESion of Building and Cvde Enforcement at the earliest
possibie stage in order to be infarmed of code requirements administeredlenforced as
author~zed by th+e S#ate Building Gode Act. Designldevelopment cancerns incfude
addressing, fire apparatus access rvads, fire hydrant flow, approved wa#er systems,
building accessibility, cvns#ructivn type, ocGUpancy classification, existing exterior wa[I
protectian and energy code requiremen#s.
13, The Divisivn of Rlanning shall file with the Spakane County Auditor a Title Natice after the
appeal period has passed fvr the praposai, which shall generally prvvide as fvllows:
"F'rivr to the issuance of any buflding permit for any building or any use on #he praperty
described herein, the appficant shall be responsible for camplying with #he provisions of
the Zvning Code for Spokane County, Sec#ion 14.706 (Aquifer Sensi#ive Area Oveday
Zone). The property which is the subject at this notice is more particularly described as
follows: . . .(insert fegal description) "
14. Building height shall be limited to two s#vries and 30 fieet in height.
zE-io-99
Diviston of Piannireg Recummended Conditivns of Appmval
ATTACNIYIENT C
AGFNCY CUJ'r1MENTS
s
/
~~,.T,q-.dd;~~[LC Y~r~qff )W~ •-iS~1~'~,'-~`,~s~v ~~:1.•~.k"e~-~T ~,...,^f'
~{~~~''~.'~~~L
! From Hemmings Bill
; Sent Friday July 23 1999 11 31 AM
:To Todd John
~ Cc Engelhard Scott Kimball Sandy Sims Brenda Miller Katherine Darrell Virginia Davis
! Tom B&P Harper Pat
` Subject ZE-10-99 - Mike Sifvey
7-23 99
I received the above referenced submittal on July 23 1999
The proposal lies in an area of approved soiis so no concept drainage plan is required 1 know of
no critical areas on this site
I consider this application to be technicaliy complete
I recomend the standard road and drainage conditions as are appropnate
aw qeKSSS:usqo pe
26-99 MoK $ 59 AM VERA FAX NO 9223929 P 1
<
TECHNACAL REVIEW ME, ETING
SI'OKANE COUNTY I)IVISION (3F BIJILDIi'dG Alit~ PLANIVING
Date 9 ei
Department VC~ (L
Department Contect Person , l~ ~-'t~-~
Actton zE-10-99, Zone Reclassification from Urban Residential-3 5(UR-3 5) to tJrban
Residenttal-22 (UR-22) for professional offices in the Urban Resident1aI-22 (UR-22) zone
TCCtIN1CAL RLVIEW MEETING AUGUS f S, 1999 @ 1 15 n M
iVOtc -
The following informetton is to provide the proposal sponsor ulth primary agency
commenis to assist the sponsor and aid the processing of public heanng items heaxd
before the Irearing Examiner The followjng information does not provide a completc or
btnding final review of the propasal This will occur only after the proposal is accepteci
a»ci phaced on the Public IIeartng Agenda The acceniance of the apnlication and
5chedulin% pf the aQplication on the Publtc Hearing Agenda is the prlmary fiinclion of
tlits cneeting A secondary fttnctlon of this meeting is to provtde a nrelimtnarv review of
t1ie annltcatton Tliis will provtde a fonim for the sponsor and otiler departments of what
to expect as standard development conditions and destgn recommendattons
I he comments received are based on a pieliminary revicew of the application for,» anci
site plan by the Departments and Agencies whicli have been ctrculated tlle informatioil ~
(not all agencies/departments llave been contacted--only those wlio have been deteriiiined
to have primary anterest
.-.1 a Does the application (or can the developnient) meet requirements to be
placed on the Public I Iearing Agenda7 Q YES Np
b If no, what is lacking?
,
~
c Public Heartng Schedule Hesrings before the Hearing Examiner are
scheduled upon determinaiton tliat the application ts complete Items tivlll Uc
schedtiled for the iirst available public hearing ~
~
2 After a preliminarv review of iile annlrcation what "Conditions of Approval" ,
would be requi1ed of the development? (Attach conditions if necessary)
~
i
a . ~-a-
r
M E M 0 R A N D U M
DATE August 5 1999
TO J Todd, Di on a Buil g and P a.nning
FRONI I~atheruie ler an~ a Darrell Starmwater Utllity
RE ZE-10 99
CC
This proposal is within the aquifer sensEtive area (ASA) The Guidefines for Stormwater
Management (GSM) requtres that imperviaus area within #he ASA must drain to grassed
percolation area (GPA) swaies Please ask the applicant to show the dratnage facilities on the
site plan in the next submittal
Thank you for the oppor#unity to comment
G 1StortnIKATHRINEtDEStGMze1099 doc
28/99 j9ED 10 00 FAX 509 892 4125 SPOKAN~E VALLEY FIRE DEPT 444 PI.ANNING 0003 ~
~
~ SPOKANE VALLEY F0RE DEPARTMENT
~ Spokane County Flre Disti,ct 1
10319 EAST SPRAGUE AVE - SPOKANE WA 49206-3676 0(509) 928-1700 e FAX (;M 892-4125
R Pat Humphries
Chlel
July 28 1999
John Todd
Department of Building and Plannmg
1026 V1/ Broadway
Spokane WA 99260-0050
RE Zone Reclassification
ZE-10-99
Dear John
The Spokane !/alley Fire Department has no objection to this zone
reclassrfication We wi11 have coenments at preconstruction
Sincerely
Kevin iller
Fire lnspector
K11Aldc
w W%Spectudd3
MEMORz"DUM
nATE May 16 2000
~
TO Scott Engelhard
CC Tim Schwab inland Pacific Engineenng 1nc
~ Francine Shaw Spokane County Planning J~~
r 1
FROM Steve Stairs
SUBJECT Traffic D:stnbutton Letter for the Evergreen Prafessional ~~~~OWN
Center (ZE-1 0-99) dated 9/16199
! have reviewed the above referenced Ietter and find that the information prvv:ded is complete
and based on appropnate methods
At the present #fine cons#ructron is underway to build the Evergreen lnterchange and improVe
Evergreen Rd from Sprague Ave to Mission Ave With the new canstruction Spokane Couniy
has es#ablished a reimbursement a,rea fvr the Evergreen Interchange and is in the process of
doing the same for the Evergreen Rd project These tvva construction projects will greatly
improve the flow of tra€fic and levels af service along the Evergreen Rd Corndor and adjacent
comdors as well
The Evergreen Professional Center wili benefit from the Evergreen Rd improvement project
and should pay a proportianate share of the costs associated with its construction Pnor to
receiving a building permtt for this project the deveioper should be reqwred to enter into an
agreement with Spokane County to pay a pro-rata share of the Evergreen Rd proJect
S+nce levels of service within the vicinity of the Evergreen Professional Center will be improved
well abave the minimum standards with the construction of the Evergreen Road and
Interchange projects no further study of traffic wiil be requrred if the intended uses or scope of
the deveiopment substantiaily change an updated traffic distnbution letter shall be provided for
review
lf you have any questions, please feei free to bnng them to my attentson
~ s
t: 1 , ° ~ ti,. _
~
-17-00 09 19AM FROM-SCAPCA 5094776828 T-746 P 02/02 F-652 ~
NE COUNTY
SPOKA
AlR POIIUnON
C ip~
R
o CONTROI AUTHOAITY
NEST 7101 CouEGE Su1TE 403 o SPOKaNE W4 99201 e(509) 4774727 Fax (509) 077-6628
)ate AxQbst 77, 2oB0
o Francme Shavv, SenioP Planner
Saokane County DnrLseon of Plsnnittq
9026 W Broadway Avenue
3pokane, VNA 99260 0220
rom Ron Edgar Chief of Technical Services
2E SCAPCA REQUIREMEfVTS FOR
File No ZE-10-99
Proponent / Project Name Janack ComQanylZone Reetassifieatlon of NE'/a S 95, T 25N , R44 EWM
0 Comments on Determrnation of Nonsignficance Issued on Amoust 30, 2000 0 1 30 0m
-he foiloynng is a list of concems/issues that may need to be addressed for this project as determined from
iformaUon received by this office The list is provided as a bnef summary of general requirements ana does not
elieve the proponent from meetmg all local state ancUor federal regulattons For additional information or
lanfication coneact SCAPCA at (509) 477-4727 Copies of SCAPCA reguiauons are available for purchase in
iur office or can be viewed and downloaded from httQ /Avwyv scaoca orq
orostrvction related re4uarernent,s
Dust emissions dunng demoliuon construceron and excavation projects must be contro(led This may require
the use of water sprays tarps spnnklers, or suspension of activity dunng certain wreather conditions
fVleasures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces
If tracking or spills occur on paved surfaces, measures must be taken immediately to ciean these surfaces
Debns generated as a result of this project must be disposed of by means other than burning
SCAPCA strongly recammends that all vaveled sc,rfaces (i e ingress, egress parking areas access roads
etc ) be paved and kept clean to mirnmize dust emissions
If objectionable odors result from this project effective control apparatus and measures must be taken to
reduce odors to a minimum
►dditional requirements
A Notice of Consvuceion and Application for Approval is required to be st,bmitted and approved by SCAPCA
pnor to the ccnstruct+on mstailation, or estab(ishment of an air polluUon source This includes ernergency
generators rated at 500 hp (375 kW) or higher, natural gas heating equrpment units rated ae 4 MMBTU/hr or
higher (input) and heabng equipment units fired with other fuels (e g dresel) rated at 1 MM$TU/hr (input) or
higher Contact SCAPCA for a Nobce of Construction appiicafion
A Notice of intent must be submitced to SCAPCA prior to any aemolrtion project or asbestos proJect An
asbestos survey must be done by an AHERA accredited bUilding inspector prior to the qemolition or
renovation ef buildings to determine if asbestos-containing matenal is present at the site Contact SCRPCA
for a Notice of Intent application
WlaryskFORti1S\GENERaI. COMMENTS FORM doc
? Fi,nrvo on Rocyana P pe
~
0
To Francine Shaw (Current Planning)
CC
From Jim Red (Utilities)
Date Monday August 14 2000
Subject ZE-0010-99 Stage Heanng Examiner Phase
Professionai Offices
09 A wet (live) sewer connection to the area-wide Pubfic 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
12A Applicant shall submit expressly to Spokane County Division of Utilities under separate cover
only those plan sheets showing sewer plans and specifications for the public sewer connections
and facilities for review and approval Commercial developments shall submit historical and or
estimated water usage as part of the sewer plan submittal
12FSewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the
sewer connection permit
15A Arrangements for payment of applicable sewer charges must be made pnor to issuance of sewer
connection permit Sewer charges may include special connection charges and general facilities
charges Charges may be substantial depending upon the nature of the development
01 Any water service for this project shall be provided m accardance with the Coordinated Water
System Plan for Spokane County as amended
~
~
OFFICE OF THE SPOKANE COUIVTY ENGI(VEER
1026 W Broadway Ave Spokane, WA 99260-0170 (509)477-3600 Fax (509)477-2243
,
. . - . . . . . "ENGINEER'S C0111DITIONS OF APPROI/AL". Zp _ NE
- . - _ . . . . .
- - - - - - . - - . - - . . . _ . - .
TO Spokane County Planning Department '
ZOM Division of Engineering & Roads D trri
~
ATE August 14 2000
JECT UR-3 5 TO UR-22 EVEREGREEN PROFESSIONAL CTR
# ZE-0010-99
Heanng 08/30I2000 @ 1 30
SponsorlApplicant HENRY SANDERSON
Section Township Range 15-25-44
Planner FRANCINE SHAW
Technical Review Date 08/05/1999 @ 1 15
)pokane County Engineering Department has reviewed the above referenced application The
ing ' Conditions of Approval are submitted to the Spokane County Pfanning Department for
ion in the Findings of Fact Conclusions and OrderlDecision" should the request be approved
\pproach permits are required prior to any access to the County Road System
\pplicant shall submit for approvai by the Spokane County Engineer drainage and access
)lans
~ parking pian and traffic circulation plan shalt be submitted and approved by the Spokane
;ounty Engineer The design location and arrangement of parking stalls shall be in
3ccordance with standard engineertng practices Paving or surfacing as approved by the County
ngineer wiil be required for any portion of the proJect which is to be occupied or traveled by
ehicles
he construction of the roadway improvements stated herein shaii be accomplished as
+pproved by the Spokane County Engineer
vergreen Road (CRP 2727) is currently being constructed as 5 Lane principal Arterial
:oadway Section The applicant shall be responsible for the improvement of the outside lane of
avel including curbing gutter and sidewalk along the frontage of Evergreen Road adjacent to
ie proposed development The total cost of the frontage improvement is $21 953 82 Prior to
ie release of a building permit the applicant shall pay the sum of $21 953 82 to Spokane
ounty
II required improvements shali conform to the current State of Washington Standard
pectificatrons for Road and Bndge construction and other applicable county standards and/or
dopted resolutions pertaining to Road Standards and Stormwater Management in efect at the
ate of construction unless otherwise approved by the County Engineer
o1 Zra-it _ 1' $r-MDFPc:i I
y'1Rc°"/$ll' 2 C'" C"'rsp_,=$ $ ht:)sO f
nr?- ~ ~-f I S"T
1 r
W00 Hearing / Review / 08/05t1999 TR
)-99
Zoadway standards typical roadway sections and drainage plan requirements are fiound in
)pokane Board of County Commissioners resolution 99-0265 as amended and are applicable to
,iis proposal
Jo construction work is to be performed within the existing or proposed right of way until a
lermit has been issued by the County Engineer All work within the public road right of way is
ubject to inspection and approval by the County Engineer
~II requtired construction within the existing or proposed public right of way is to be completed
rior to the release of a building permit or a bond in an amount estimated by the County
ngineer to cover the cost of construction or improvements sha{I be fiied with the County
ngineer
1 1 ,
SPOKANE REGIONAL HEALTH Dl RICT
ENVIRONMENTAL HEALTH DIVISION
Inter-office Commulucation
DATE August 17, 2000
Francine Shaw, Semor Planner, Spokane County Planrung Division
Steven P Holderby, RS - EHD, SRHD
T Proposed Zone Change ZE-10-99 (Silvey)
eferences
) Map of subject, scale 1" = 20', by Lindquist Architects, dated June 21, 2000, received by tlus office
July 22, 2000
) Reconnaissance GeoloQ2c Map of the West Ha1f of the Spokane Quadrangle, Wasluna-ton and Idaho,
Allan B Gnggs, 1966
) Soil Survev. Spokane Countv. Washineton, Soil Conservation Service, U S D A, March, 1968
) Snokane Countv. WaslunQton. Eneineenne Intemretations, Soil Conservation Service, U S D A,
August, 19?4
) SDOkane Countv Rules and Reeulations for Sewaee Disposal Svstems, January 19, 1995
i Logs of water wells in Range 44E, Township 25N, Sections 10, 14, 15, 16, and 22
) Map Greenacres Quadrangle, U S G S, 1973, and Spokane N E, U S G S, 1973
mdmgs
) This project lies over the Spokane-Rathdrum Aquifer
) The project is wrtlun Cntical Water Supply Service Asea #3 and vvith2n the service area of Vera Water
& Power Co Water supply will be a public system
) The project is inside the Spokane County Comprehensive Wastewater Management Area, inside the
General Sewer Servlce Area, and inside the Prionty Sewer Service Area recommended in the '201'
Study The method of sewage disposal is subject to approval of the Dzrector of Utilities, Spokane
County, pursuant to County Resolution 80 0418 adopted March 24, 1980 The topography and soils in
the area are generally swtable for use of individual on-site sewage disposal systems The lot is of the
proper dimensions to permit the use of both an indi`ndual well and sewage system
) The project lies in a relatively flat area west of Evergreen Road and north of Broadway Avenue Local
drainageways are insignificant
•
f
d Zone Change ZE-10-yy (Silvey)
0
Surface soils are classed by the U S Soil Conservation Service as Ganrison gravelly loam v5nth 0% to
5% slopes They have a septic tank filter field lunrtation of slight There is also possible contamination
of groundwater This soil would be classified as a Type IV
) Geologically, the soils are glaciofluvial deposits These geological structures generally yield moderate
to very large amounts of water Data from wells in the area referenced m section 1 f shows they are
from 73' to 250' deep and have static water levels varying from 47' to 158' below the surface The Vera
Water & Power Co has indicated that it can supply domestic use water for the project upon completion
of agreements with the proponent
Zequued (mandatory) Conditions If Approved
) Sewage disposal method shall be as authonzed by the Director of Utilities, Spokane County
Water service shall be coordinated through the Director of Utilines, Spokane County
) Water service shall be by an existing public water supply when approved by the Regional Engineer
(Spokane), State Department of Health
) A public sewer system will be made available for the project and individual service wnll be provided to
the lot pnor to sale Use of individual on-site sewage disposal systems shall not be authonzed
ecommended Condrtions of Approval
1 Use of pnvate wells and water systems is prohibited
uector of Utilities, Spokane County
ponsor Janeck Company
c/o Henry Sanderson
819 W 7' Avenue
Spokane, WA 99204
10-99 silveynn
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Report [D Rpt1713 Final Building Permits 05i08i2000
Site Address Project Parcel File Mylar By Finalize Siatus
NORA N 7222 IIAWLEY SPEC OFFICL & WHSC 3:124 2401 E398021 Dou 04/03/1998
NOItMANDIE N 6319 / 21 P1 ESC REALTY APT 10 UNIT TWO 5 UN[TS 363043007 B95067 Kat 12/15/1995
OLIVE E 6210 No 1RLIFT WHSE 35133 0901 B96165 Dou 09/24/1996
OWENS W 2905 NlOB1LE STG UNITS ADD MFG 28242 9067 B97051 Dou 09/09/1997
OWENS W 3011 KNi ' (T CI IG Of USE BAItN TO AUTO RLPAIR 28231 0120 I399056 GA 04/12/1999
PALOUSE S 4827 CLARr\ I IOUSC APT 418 UNIT 34032 9024 B97114 K 18 GA 08/12/1998
PALOUSE S 5019 SUN RENTALS STORAGE EQAT BLDG 2 STORY 34032 9107 I396113 Dou 10129/1996
PALOUSE S )103 KKZX ftADtO STATION ADD STUD[O/STG/FFICE 34032 9094 B93011 Paul 04/11/1995 Dead
PALOUSh S)317 HILBY STATION APT 120 UNI f 34031 0402 f397128 GA 02/12/1999
PARK N 1 102 STORAGC MINI RV J30AT 4518 E391 110 Bob 05/31/1994
PARK N 1 104 LYLE JONNSON SPEC WHSC #2 45182 9163 B94030 Bob 04/14/1994
PARK N 1104 LYLE JOHNSON SPEC WHSL #2 4.)182 9163 E392120 Paul 06/28/1995
PARK N 1104 LYLE JOHNSON SPEC WHSL #3 45182 9163 B95162 Dou l 1/22/1995
PARK N 1104 PILGf21M CANOPY WHSC Of F(CE 4~182 9163 697031 Dou 02/20/1998
PARK N 1104 L1LAC CITY GYMNASTIC ADD QFFICE MULT[ 1' 45l$2 9175 Q00032 GA 03/06/2000
PARK N 1621 SPRIN 1 TOWLR 120 CCLL 35124 1701 [399149 10/05/1999
PARK N 1909 UNIBODY ADD OF'I'ICE & APPRAISAL GARAGE 35124 1309 Q93159 Paul 04/1l/1993 Dead
PARK N 2011 KELLEY f RAMC SIIOP STORAGC BLDG 3512 B91014 Bob 08I1 ~/1981
PARK N 2011 UN[E30DY ADD 3512 I391066 Bob 10/04/1991
PARK N 2011 K R. M UNIl30DY ADU O! f ICE / BODY SHOP 35124 1510 [396032 Dou 06/13/1996 Dead
NARK N 2015 B& C PRECISION f AB ADD SHOP/OhFICb 35124 1512 B93085 Paul 04/I 1/1995 Dead
PARK N 2901 OFFICE [3LDG ASSOC INDUSTRIAL OFhICE CHU 3312 B91099 Bob 10/21/1993
PARK N 302 ACME TRUCK WASI-1 TRUCK WASH /EQUII'/STO 45183 9140 897081 Dou 07/09/1997
PARK N 906 IARK RD POOL ADD RENOVATION 45182 9132 E398006 Dou 01/20/1998
PARK S)11 ET'iGECLII'F HOSP[TAL RLTIRCMENT COMPLEX 4519 Li91079 I 42 Bob 04/01/1992
PARK S GOl PkRK AVC LTD PARK PL 2 ASSISTED CARE FAC 45192 9152 I395102 I 50 Paul 08/04/1995
PARK W 7424 Av iti i A(W W P) HANGHR 131 DG 2>>32 2907 B94177 Paul 06/28/1995
PAItKSMITII N 10704 OHF►i E LUNCFI/WASHROOM 361.) B70314 Jerr 12/31/1991 Uead
PARKSMITH N 10704 S fOltt.GE BLDG ADD 3615 1392031 Paul 11/03/1994
PEONE E 3910 MT CREST ENT OE`I ICE SHOP CONTE1tACTOR 36104 9104 B93002 Bob 07/08/1993
PCONF E 4004 METRO SERVICE TRUCK ftCPAIR BLDG 3610 B89088 Gar 11/18/1989
PEONE E 4004 STORAGE BLDG DRY STORAGC OPEN ENDS 36101 9012 B95008 Paul 01/11/199~
PCRRY N 13310 PRE FAB fELECOMM QLDG CELLULAR ONE 36042 9007 B93165 Bob 12/08/1993
PCRRY N 6512 WIISC RhNTAL UNITS 3628 B92001 Paul 11/03/1994
PERRY S 5620 REMODEL RESI AURAN f RCSTAURANT f ROM G 34051 0712 B93088 Chn 08/05/1993
PICRCE S 1506 U S WEST NEWVCCTOR DLDG/ANTENNA 45213 9082 Q96205 Dou 02/14/1997
PILRCE S 1506 MODEL IRRIGAT[ON DIST 18 ADD STG BLDG 45213 9082 B971~7 Dou 09/30/1997
PINECROFT S 11017 S fRATHVIEW WATFR D(ST PUMP(NG STATION 14213 0333 896219 Dou 12/02/1996
I'MCS N 1014 MCCORMICK CLOTI IING MFG BLDG 45152 1424 f390066 Scot 09/14/1990
PINCSN 1221 LIPSRESfAURANT 4~16 B90001 Liob 05/31/1994
PINES N 1301 JONES APT / 2 I'OUR I'LEXLS 45161 0785 B96117 Dou 04115/1998 Dead
PINES N 131.) HCNNESSEY/SMITI-i E'UNERAL [-IOMC 45161 0789 I395006 Kat 03/23/1995
PINES N 1420 CERTIFIED SECURITY SYSTEMS CHG OF USC I'R 45152 0812 899076 GA 07/15/1999
PINES N 1505 SPEC SPACES 4516 13900-,~0 Scot 07/31/1990
PINES N 1505 ROMAX ASSOC RESTAURANT 4316 B90245 Bob 01/16/1991
PINES N 1505 JACK IN TI IE I30X RFSTAUiZANT 45161 0434 Ii97023 Dou 03/24/1997
PfNES N 1~20 f)IVINES AUTO SCRVICE/REPAIR 4~152 0708 [394172 Dou 12/02/1994
PINES N 2104 11 \TTHEWS RrSTAURANT ADD 4510 B91111 Bob 05/31/1994
PINES N 2.)10 U FI! E BLDC, 4510 B92106 Bob 07/01/1993
PINES N 2612 MC~ c1LOSKEY ERB APT 48 IJNIT 45102 90zi8 B94061 Bob 06/06/1994
PINES N 321 BILL kNOWLES SPEC RLTAIL 4 45164 0301 I396026 J 16 Dou 04/I 1/1996
PINES N 324 GLOE3L MOTORS ADD PARKING LOT / CI1G Oh U 451 ~)3 2824 1396203 Dou 10/03/1996
PINES N 3303 EAST VALLEY SD #361 ADD TRLNTWOOD ELCM 45044 9022 B97015 Dou 06/17/1997
PINES N 423 KIASSY ADD Or['1CC/RESTROOM/E3REAK RM 4~ 164 0264 69410.) Paul 1 l/04/1994
PINES N 423 CAR WASH ~ 4516 B89099 Scot 03/14/1990
PINES N 503 SHER1k iN 8. Wll LIAMS PAIN7 STORE 45164 0262 B94001 Chn 01/14/1994
Page 21 of 31
ZE-10-99
Cost of Evergreen 02d Frontage Irnproveanents
for Parcel # s 45151 1602 & 45151 1902
Type-B Curb 230 If $ 8 50 $ 1 95500
6 Sidewalk 154 sy $ 18 00 $ 2 772 00
0 25 Class A 587 sy $ 6 00 $ 3 520 00
0 25 Class E 587 sy $ 6 00 $ 3 520 00
0 67 CSBC 131 cy $ 23 50 $ 3 079 02
Catch Basin 1 ea $ 750 00 $ 750 00
Type 1 Frame & Grate 1 ea $ 250 00 $ 250 00
10 PVC Pipe 19 If $ 18 00 $ 342 00
Type-B Drywell 1 ea $ 2 200 00 $ 2 200 00
Type-4 Drywell Cover 1 ea $ 250 00 $ 250 00
Concrete Approach 66 sy $ 2000 $ 1 320 00
$19 958 02
Engineering @ 10% $ 1 995 80
Total $ 21,953 82
~ 1 L
(
CRP 2727 - Map No 66
Parcel No 45151 1902
Eng Sta From 53+17 To 54+83
SPOK:.ANE COUNTY DIVISION OF ENGINEERING
Spokane County, Washington
RIGHT OI' WAY AGREElVIENT
IN THE MATTER OF EVERGREEN ROAD, ROAD FILE NOS 2100 AND 2325, Evergreen L L C a
Washington Limited Liability Company, Grantors of Right of Way in Spokane County, Washington
Documents for a Right of Way for Public Works purposes over property descnbed in said documents have been
delivered to Blas Ortiz, Jr, Right of Way Agent, as escrow agent, with instructions to deliver said documents to
the County Engineer's Department On delivery to the Spokane County Engineer's Department, a copy of tlus
agreement properly executed by the duly authonzed representative will be returned to the undersigned Grantor
In consideration of the foregoing and other considerations hereinafter set forth, it is mutually agreed by the
parties hereto as follows
1 Said Right of Way is granted free and clear of all liens and encumbrances and partial release for said
Right of Way shall be furnished to the Spokane County Engineer's Department, and the total amount in
cash settlement shall be paid to the Grantor, Except such portion thereof as the Grantor may assign to a
lien holder in obtairung the partial release
2 All work performed under this agreement sball conform to all applicable laws, ordinances, and
regulations relating to such work, and shall be done in a good and workmanlike manner
3 No work, unprovements, alteration, or maintenance by the Department, its Contractors and/or Assigns
will be performed other than that provided for in this agreement
4 Property owner shall have until "Prolect Ad Date" to remove all improvements and/or resources fiom
nght of way and/or construction permit areas as per this agreement Any improvements and/or resources
within the nght of way and/or construction pernut areas will become the property of Spokane County
after this date Ownership of any improvement or resources that remain after construction is completed
will revert to the property owner of constructton permit areas
5 In full, complete, and final payrnent and settlement for the title or interest conveyed or granted, as fully
set forth in the aforementioned documents, Spokane County, its Agents and Assigns agree to the
following
6 Spokane County agrees tbat acceptance og t6ss agreement bereby releases grantors
obligmtion to particepate in ianprovement costs under Short Plat obligation (SP-89-575)
Pronertv Owner s Resnonsibilitv .
Gramtor agrees to sell Spokane County tVe needed right of way at $2 50 per square foot in excbange for
item number 61'sted above
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Rseht of Wav DeQartment s Resvonsibilitv .
I.and 3939 73 sq ft @$2 50 =$9,849 33
Improvernents Fence = 1,792 04
Total Cash Settlement $11,64133
Breakdown of Acauisitivn Comneasation .
Distnbution vf Compensation , subject to lien holders interest, if any
The Grantor(s) hereby agrees to allow Spokane County, its Agents, andlor Assigns permission to perform work
vutside the Right of Way, as necessary, to perform any of the aforementioned rtems
Refer to Penmit No 11, dated
The parties have here se# out the whole of their agreement The performance of this agreement
consritutes the entire consideration for the grant of said Rtght of Way and shall relieve the
Department of fizrther obligations or claitns resultmg from planrung and constructivn of the
proposed praject
Any inquines relating to the construction of this prvject shvuld be addressed to the Project Construction
Engmeer, Chad Coles at (509) 477-3600
IN WITNESS VVHEREOF, we have hereuntv set our hands and seals this ! day of
+999---
By
~
Jor~~an R Ammon
STATE OF WASHINGTON )
COUNTY OF SPOK:Ar1E ) ss
I certify that I know or have 5atisfactory evidence that Jonathan R Ammon, Manager for Evergreen L L C is
the indivlduals who appeaxed before me, and said individual acknowledged that he sl,gned this instrument, and
acknowledged it as their free and voluntary act, fvr the uses and purposes mentioned in the instrument
CICM'
Dated tlus day of ..1 A-lo u a tL,-i ,14)99-
,;;Pp a
BLAS ORTlZ, 1R NQTARY PUBLIC 11--~
NOTARY PUBLIC In and for the State of Washington,
STATE OF WASHINGTQN residing at Spokane
EXPlItES APRIL 25 2003 ~ My appointment expires
APPROVED
B~ 1999
y Date
. ~ , William A Johns, P E,Spokane Cv 7Engmeer
rwlprojeetslevergreen rd crp 27271b1as1McDonald rw agrmnt doclbk
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After Itecording Return To Spokane Covoty Enganeer
Attn Ibght of Way Depar-tment
Document Title Statutory Warranty Deed
Grantors Evergreen L L C a Washington Limited Liability Company
Grantee Government County of Spokane
Legal Descriphon NE of Section 15 Township 25 North Range 44 East W M Spokane County Washmgton
Additional Legal Descnpdon See Page 1
Assessor s Tax Parcel Number 45151 1902
CRP 2727 - Map No 66
SPOK:.ANE COUNTY DIVISION OF ENGINEERING
Spokane County, Washington
STATU'TORY WARRANTY DEED
IN THE MATTER OF EVERGREEN ROAD, ROAD FILE NO 2100 8c 2325, KNOW ALL
MEN BY THESE PRESENTS, that the Grantors, Evergreen, L L C, a Washington Limited
Liability Company, for and in consideration of Mutual Benefits, convey and warrant to Spokane
County, a political subdivision of the State of Washington, the following descnbed real estate,
situated in the County of Spokane, State of Washmgton
PORTION OF ASSESSORS PARCEL NO 45151 1902
That portion of Tract "B", Shart Plat No 89-575, according to plat recorded in
Volume 6 of Shart Plats, Page 47, lying East of the following descnbed line
$EGINNING at a point on the South line of said Tract "B", said point being 20 45
feet West of the Southeast corner thereof, thence Northwesterly to a paint being
93 33 feet north of and 25 00 feet west of the southeast corner thereof thence
northerly and parallel to the east line of said Tract "B" to the North line thereof
and the terminus of this line descnption
Located in the Northeast Quarter (NE '/4) of Section 15, Township 25 North,
~ Range 44 East, W M, Spokane County, Washington
~
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` Subject to easements, covenants, restnctions, and reservations of record
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~ IN WITNESS WHEREOF the undersigned has caused this mstrument to be executed on this
day of 2 M 0 , •
EVERGREEN, L L C,
A WashinEton Limited Liabilitv Comnanv,
►
B y
i~j Jonathan R Ammon, Manager
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STATE OF WASHINGTON )
COUNTY QF SPOK:ANE ) ss
I certify that I know or have satisfactory evidence that Jonathan R Ammon is the individual who
appeared before me, and said individual acknowledged that he signed this instrument, on oath
stated that he was authonzed to execute the instrument and acknowledged it as the Manager of
Evergreen, L L C, a Washington Llmited Liability Company, to be the free and valuntary act of
such party for the uses and purposes mentioned in the instrument
Dated this day of cLA
NOTARY PUBLIC
BLAS ORTIZ, JR In and for the State of ashington,
NaTARY PUBLIC residing at Spokane
STATE OF WASHINGTa'N My appointment expires 4 -2-s""
EXPIRE5 APRIL 25 2003
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After Recording Return To Spokane County Engineer
Attn lbght og Way Department
Document Title Statutory Warranty Deed
Grantors Evergreen L L C a Washington Lunited Liability Company
Grantee Government County of Spokane
Legai Descnphon NE of Sechon 15 Township 25 North R.ange 44 East W M Spokane County Washmgton
Additional Legal Descnphon See Page I
Assessor's Tax Parcel Number 45151 1902
CRP 2727 - Map No 66
SPOKANE COLTNTY DIVISION OF ENGINEERING
Spokane County, Washington
STATUTORY VV NTY DEED
IN THE MATTER OF E'VERGREEN ROAD, ROAD FILE NO 2100 & 2325, KNOW ALL
MEN BY THESE PRESENTS, that the Grantors, Evergreen, L L C, a Washington Limited
Liability Company, for and in consideration of Mutual Benefits, canvey and warrant to Spokane
County, a political subdivision of the State of Waslungton, the following described real estate,
srtuated in the County of Spokane, State of Washington
PORTION OF ASSESSORS PARCEL NO 45151 1902
That portion of Tract "B", Short Plat No 89-575, according to plat recorded in
Volume 6 of Short Plats, Page 47, lying East of the following descnbed line
BEGINNING at a point on the South line of said Tract "B", said point being 20 45
feet West of the Southeast corner thereof, thence Northwesterly to a point bexng
93 33 feet north of and 25 00 feet west of the southeast corner thereof thence
northerly and parallel to the east line of said Tt act `B' to the North lme thereof
and the terminus of this line descnption
Located in the Northeast Quarter (NE '/4) of Section 15, Township 25 North,
~ Range 44 East, W M, Spokane County, Washington
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v Subject to easements covenants, restrictions, and reservations of record
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a IN WITNESS WHER.EOF, the undersigned has caused this instrument to be executed on this
day of -2 n-o 0 , .
EVERGREEN, L L C,
A Washington Limited Liabilitv Comnanv
By ~
Jonathan R Ammon, Manager
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STATE OF WASHINGTUN )
COUNTY OF SPQKANE ) ss
I certify that I know or have satisfactory evidence that Jonathan R Ammon is the indrvidual who
appeared before me, and said individual acknowledged that he signed this instrument, on oath
stated that he was authonzed to execute the instrument and acknowledged it as the Manager of
Evergreen, L L C, a Washington Limited Liability Company, to be the free and voluntary act of
such party for the uses and purposes mentioned in the instrument
Dated this -1 day of cL.n....,
NOT.ARY PUBLIC
BLAS ORTIZ, JR In and for the State of aslungton,
NOTARY PUBLIC residing at Spokane
STATE OF WASHINGTON My appointment expires 44
-2s' r Z-v Q 3
EXPIRES APRIL 25 2003
~
OFFICE OF THE SPOKANE COUNTY ENGINEER
1026 W Broadway Ave Spokane WA 99260-0170 (509)477-3600 Fax (509)477-2243
~ - - - . , . - . .
"ENGIIVEER'S COIVDITIONS OF i4PPROVAL" ZONE
TO Spokane County Planning DepartXent `
FROM Division of Engineering & Roads J
DATE Au9ust 14 2000 ~
PROJECT UR-3 5 TO UR-22 EVEREGREEN PROFESSIONAL CTR
FILE # ZE-0010-99
Hearing 08/30/2000 @ 1 30
Sponsor/Applicant HENRY SANDERSON
Section Township Range 15-25-44
Planner FRANCINE SHAW
Technical Review Date 08/05/1999 @ 1 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
1 Approach permits are required prior to any access to the 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 The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer
5 Evergreen Road (CRP 2727) is currently being constructed as 5 Lane principal Arterial
Roadway Section The applicant shall be responsible for the improvement of the outside lane of
travel including curbing gutter and sidewalk along the frontage of Evergreen Road adjacent to
the proposed development The total cost of the frontage improvement is $21,953 82 Prior to
the release of a building permit the applicant shall pay the sum of $21 953 82 to Spokane
County
6 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
CC Applicant HENRY SANDERSON
Engineer/Surveyor CHARLES SIMPSON
Planner FRANCTNE SHAW
a
i age Z 08/30/2000 Hearing / Review / 08/05/1999 TR
ZE-0010-99
7 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
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 Ail work within the public road right of way is
subject to inspection and approval by the County Engineer
9 All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer
END
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S P O K A N E ; O U N T Y
DNLSION OE PLkNNIIVG A DIVISION OF THE PUBLIC WORKS DEPARTMENT
MICHAEL V. NEEDHAM, DIRECI'OR GARY OBERG, DIRECTOR
MEMORANDUM
TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimball
Development Engineering Services; Bill Hemmings
Spokane County Division of Utilities; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Code Enforcement; Jeff Forry
Fire District No. 1
Vera Water District
Central Valley School District
FROM: Francine Shaw, Senior Planner %:5D
DATE: August 3, 2000
SUBJECT: Review and comments for the hearing
FILE ZE-10-99
DESCRIPTION: Zone Reclassification of approximately 1.99 acres from Urban
Residential-3.5 (UR-3.5) to Urban Residential-22 (UR-22) for the purpose of
developing a professional office.
STR: I 5-25-44
APPLICANT: Janeck Company c/o Henry Sanderson, 819 West 7`" Avenue,
Spokane, WA 99204, (509) 455-8710.
Note that the app(ication and maps were previously circulated to your agency.
Please review and return any comments to me by August 17, 2000.
Attachments: Notice of Public Hearing
1026 W. BRnADGVAY • Sf OKANE, 6VASHItiGTON 99260-0220
PHONE: (509) 477-7200 • FA\: (~C9i 477-2243 • TUD: (509) 477-7133
f
~ .
NOTICE OF PUBLIC HEARING
SPOKANE CUUNTY HEARING EXAMINER
TO: All interested persons, and owners/taxpayers within 400 feet
YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No. ZE-10-99; Zone Reclassification of approximately 1.99 acres from Urban
Residential-3.5 (UR-3.5) to Urban Residential-22 (tJR-22) for the purpose of developing a professional
office.
Hearing Date aad Time: August 30, 2000 @ 1:30 p.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public Works Building, 1026
West Broadway, Spokane, Washington.
Owner: Evergreen LLC c/o Lauralee Nygaard, 2510 N. Pines Road, Suite 204, Spokane, WA 99206
Applicaat: Janeck Company c/o Henry Sanderson, 819 West 7`h Avenue, Spokane, WA 99204, (509)
455-8710.
Address and Location: Address unknown. Generally located west of and adjacent to Evergreen Road
approximately 630 feet north of Broadway Avenue in the NE '/4 of Section 15, Township 25 North,
Range 44 EWM, Spokane County, Washington.
Compreheasive Plan: Urban (LJ)
Zoning Designation: Urban Residential-3.5 (UR-3.5).
Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County
Division of Planning, as the lead agency on August 11, 2000. The comment period ends August 28,
2000.
Related Permits: N/A.
Division of Planning Staff: Francine Shaw, Senior Planner, (509) 477-7200
HEARING EXAMINER PROCEDURES
Hearing Process 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 w-ritten 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. 96-0171. Environmental appeals will follow the same procedural
route as the underlying action. All hearings will be conducted in facilities which are accessible to
persons with physical disabilities.
Inspection of File, Copies of Documents: A Staff Report will generally 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, 15` 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: Francine Shaw. Motions must be
made in writing and submitted to the Spokane County Hearing Examiner, 3`d Floor, Public Works
Building, 1026 W. Broadway, Spokane, WA 99260-0245.
. . , FECE VED .
DETERMINATION OF AU611 2000
NONSIGNIFICANCE - "DNStv
WAC 197-11-970 and Section 11.10.230(3) ~~~~~M~UA
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER:. ZE-10-99
DESCRIPTION OF PROPOSAL: Zone Reclassification of approximately 1.99 acres from Urban Residential-3.5
(UR-3.5) to Urban Residential-22 (UR-22) for the purpose of developin; a professional office.
HEARING DATE AND TIME: August 30, 2000 @ 1:30 p.m.
APPLICANT: Janeck Company c/o Henry Sanderson, 819 West 7' Avenue, Spokane, WA 99204, (509) 455-
8710.
LOCATION OF PROPOSAL: Address unknown. Generally located west of and adjacent to Evergreen Road
approximately 630 feet north of Broadway Avenue in the NE '/a of Section 15, Township 25 North, Range 44
EWM, Spokane County, Washingtoo.
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 public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days
from the date issued (below). Comments regarding t6is DIVS must be submitted no later than 5:00 p.m.,
August 28, 2000, if they are intended to alter the DNS. All comments should be sent to the contact person
listed below.
RESPONSIBLE OFFICIAL: By: Francine Shaw Title: Senior Planner
Spokane County Division of Planning
1026 W. Broadway Ave.
Spokane, WA 99260-0220 (509) 477-720
,
DATE ISSUED: Auizust l 1 , 2000 SIGNATURE: n.-
~
CONIlNENIS REGARDING IIWIROrIlVIEi1I'AL CONCFRNS ARE WII.OOME AT 1HE HFARING. ,
APPEAL OF THIS DETERMINATION, 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:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineeruig, 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 Healih District; Steve Holderby
7. Spokane Counry Division of Building, and Code Enforcement, JeffForry
8. Spokane Counry Air Pollution Control Authority, Chuck Studer
9. WA State Boundary Review Board; Susan Winchell
10. Fire Protection District No. 1
11. Central Vallev School District
12. Vera Water & Power
13. WA State Department of Transportation; Mark Rohwer
~
~ MEMORANDUM
DA'TE May 16 2000
TO Scott Engelhard
CC Tim Schwab Inland Pacific Engineenng Inc
Francine Shaw Spokane County Pianning ~
FROM Steve Stairs
SUBJECT Traffic Distribution Letter for the Evergreen Professional
Center (ZE-10-99) dated 9/16/99
I have reviewed the above referenced letter and find that the information provided is complete
and based on appropriate methods
At the present time construction is underway to build the Evergreen Interchange and improve
Evergreen Rd from Sprague Ave to IViission Ave VVith the new construction Spokane County
has established a reimbursement area for the Evergreen Interchange and is in the process of
doing the same for the Evergreen Rd project These two construction projects will greatly
improve the flow of traffic and levels of service along the Evergreen Rd Corridor and adjacent
corridors as well
The Evergreen Professional Center will benefit from the Evergreen Rd improvement project
and should pay a proportionate share of the costs associated with its construction Prior to
receiving a building permit for this project the developer should be required to enter into an
agreement with Spokane County to pay a pro-rata share of the Evergreen Rd project
Since levels of service within the vicinity of the Evergreen Professional Center will be improved
well above the minimum standards with the construction of the Evergreen Road and
Interchange projects no further study of traffic will be required if the intended uses or scope of
the development substantially change an updated traffic distribution letter shall be provided for
review
If you have any questions please feel free to bring them to my attention
Post It brand fax transmittal memo 7671 # oi pages e pAIC-~,
Yo F~~ ~`cc,J From
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Dept Phone # V 7 oo
Fax # /b ~ Fax #
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Cost of Evergreen Rd Frontage Improvements
for Parcel #'s 45151 1602 & 45151 1902
Type-B Curb 230 If $ 8 50 $ 1 955 00
6 Sidewalk 154 sy $ 18 00 $ 2 772 00
0 25 Class A 587 sy $ 6 00 $ 3 520 00
0 25 Class E 587 sy $ 6 00 $ 3 520 00
0 67 CSBC 131 cy $ 23 50 $ 3 079 02
Catch Basin 1 ea $ 75000 $ 750 00
Type-1 Frame & Grate 1 ea $ 25000 $ 250 00
10 PVC Pipe 19 If $ 18 00 $ 342 00
Type-B Drywell 1 ea $ 2 200 00 $ 2 200 00
Type-4 Drywell Cover 1 ea $ 250 00 $ 250 00
Concrete Approach 66 sy $ 2000 $ 1 320 00
$1995802
Engineering @ 10% $ 1 995 80
Total $ 21,953 82
CLC , - -
AsSOCiateS Inc
FORMERLY
September 16, 1999 RE(iEI1/ED
1 W O No 99288
WSEP ~ 7 1999
707 West 7th Suite 200 Scott Engelhard SPpKANE COUNTY ENGINE.ER
Spokane WA 99204 Spokane County Engineers
509 458 6840 W 1026 Broadway
509 458 6844 Fax ' Spokane, WA 99260
Spokane N/A - Denver CO
RE Evergreen Professional Cemter
Thresholci Trafffc Iteport
Dear Scott
A threshold traffic report has been requested by Spokane County as part of a zone
change process for a future medicaUdental building located on Evergreen Road between
Broadway Avenue and Mission Avenue in the Spokane valley The existing zoning for
the site is UR-3 5 and the proposed zorung is UR-22 The proposed professional
medical and dental offices are appropnate land uses under the proposed zorung
; Currently, the 2 2 acre site is vacant with no structures A reduced copy of the site plan
is included in the attachments
Under current zoning, the site would be expected to develop seven single family
dwelling wuts Therefore, to model what tnps the present zoning of the site would
generate, tnp generation rates from land use category 210, Single Family Dwelling
Units, in the Trip Generation Mariual 6th Edatcon published by the Institute of
Transportation Engineers were used Tnps which could be generated under exishng
zoning amount to 5 AM peak hour tnps, 7 PM peak hour tnps and 67 average daily tnps
{ The proposed Evergreen Professional Center will construct a building with 16,000 s f
on the ma.in floor and 16,000 s f in a basement Most of the basement will be used for
storage, but the basement will also include a conference room To estunate the tnps
generated from this project, tnp generation rates from land use category 720, Medical-
Dental Office Building in the Trap Generation Mafiual 6th Edctaofz as published by the
Institute of Transportation Engineers were used The rates used are based on gross floor
area of the main floor (16,000 s f) and 4,000 s f of the basement since a conference area
~ will be used in the basement for a total of 20,000 s f The table below summanzes the
tnp generation information
Table 1- Trip Generation for Evergreen Professional Center
Land Use Size AM Peak PM Peak
In Out In Out
Medical-Dental Office Building (720) 20,000 39 10 20 53
Planning s f
Engineenng
Architecture Total Trips 49 73
Lanclscape Architecture !
Lancl Surveying
1
Evergreen Professional Center - Threshold Traffic Report
September 16, 1999
Page 2
The peak hour tnps generated by the proposed project are anticipated to be tnps with
ongin/destmation points pnmanly in the valley Those using tlus facility will be generally
located in the Spokane valley, both employees and clients The tnps are estunated to be
distnbuted in the following manner based on residential areas in proximity to the site
0 10% will come from/go to areas north of I-90 Once Evergreen I/C is constructed, these
will use Evergreen to cross I-90, then Indiana Ave and/or Muabeau Parkway/Euclid Ave
to go to/come from residential areas west of PLnes or north of Trent
0 20% will come from/go to areas west of the site between I-90 and Sprague Ave These
will pnmanly use Broadway Ave
• 10% will come from/go to areas east of the site between I-90 and Sprague Ave These
will also pnmanly use Broadway Ave
e 40% will come from/go to areas south of Sprague Ave using Evergreen Road South of
Sprague Ave, these will go either east or west off Evergreen Road
• 10% will come from/go to areas west and south of Sprague Ave using Sprague Road
0 10% will come from/go to areas east and south of Sprague Ave using Sprague Road
In the attachments is a figure showing the distnbution of the site generated tnps for both the AM
and PM peak hours
Tlus project will increase the number of AM peak hour tnps over what could be constructed
without a zone change by 44 trips and increase the number of PM peak hour tnps over what
could be conshucted without a zone change by 66 tnps The tnps are anticipated to be
distnbuted as shown in the figure If you need any addshonal uiformation on tlus matter, please
let me know
Sincerely, sc~
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Timothy A Schwab, P E
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TAS/tas G/sTe
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cc Francine Shaw, Spokane County Planning - - - - i
Pat Harper, Spokane County Engineenng ~?~~ES
Milce Silvey
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EVERGREEN
~CLC Associates, Inc. ' PROFESSIONAL CENTER ; ' .
~t,- Plannmy Engmeerng Lone surveym9 ' TRAFFIC THRESHOLD STUDY SITE PLAN ,
Architatwe Lan~e ArchdaLue I .
707 we3e 7u, s„it 200 (509) 458 e840
Spokana "20' FAX (sW) 458-6e" . PROJECT NO 99288 .
- .
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EVERGREEN ~ ~ FIGURE 3 -
. _ t . .
[aC q~iotes, Mc, PROFESSIONAL CENTER SITE GENERATED '
° ►~°~~'9 ~9m~~9pe ~d S'"ey"9
ure land sCa ArcAitecture TRAFFIC THRESHOLD STUDY PEAK HOUR ~
' Mcl~itect
y i'so' `w~ sssa 200 FNC, is~a-ss~i+ I- PROJECT NO 99288 TRAFFIC VOLUMES
-_x~_ ~ _ _ . - , • - ~ ~ -
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CLc = a-.
'T .
Associates Inc
y~AllCyr b1da I.oO n^'• y
FORMERLY September 16, 1999 ~
W O No 99288
~ ~ ~ ~ -
cott Engelhard RE ~ ~
S
f
707 West 7th SUite 200 C~B{1 p 1 I
Spokane WA 99204 Spokane County Engineers v~~
509458G$40 W 1026 Broadway @
509 45$ 6844 Fax Spokane, WA 99260 4,16 40& ~
Spokane WA Denver CO Spo~JE COU~T ~A
RE Evergreen Professional Center Y E~GlR1EER
ort
T6reshold Traffic Rep
Dear Scott
A threshold traffic report has been requested by Spokane County as part of a zone
change process for a future medicaUdental building located on Evergreen Road between
Broadway Avenue and Mission Avenue in the Spokane valley The existing zoning for
the site is UR-3 5 and the proposed zoning is UR-22 The proposed professional
medical and dental offices are appropnate land uses under the proposed zonmg
Currently, the 2 2 acre site is vacant with no structures A reduced copy of the site plan
is included in the attachments
Under current zoning, the site would be expected to develop seven single family
dwelling uruts Therefore, to model what tnps the present zoning of the site would
generate, tnp generation rates from land use category 210 Single Family Dwelling
Umts, in the Trip Gerieratcon Manual 6th Edation published by the Institute of
Transportation Engineers were used Tnps which could be generated under existing
zorung amount to 5 AM peak hour tnps, 7 PM peak hour tnps and 67 average daily tnps
The proposed Evergreen Professional Center will construct a building with 16,000 s f
on the mazn floor and 16,000 s f in a basement Most of the basement w111 be used for
storage, but the basement will also include a conference room To estimate the tnps
generated from this project, tnp generation rates from land use category 720, Medical-
Dental Office Building in the Trap Generataon Manual 6th Edatton as published by the
Institute of Transportation Engineers were used The rates used are based on gross floor
area of the main floor (16,000 s f) and 4,000 s f of the basement since a conference area
will be used in the basement for a total of 20,000 s f The table below summanzes the
tnp generation information
7Cable I - Trap Generation for Evergreen Professioaal Center
Lanci Use Size AIVI Peak PM Peak
In Out In Out
Medical-Dental Office Building (720) 20,000 39 10 20 53
PIaFlning S f
Enginecring
otal ''rips 49 _ 73 ,
TArc h~tecture
Lanciscape, Arc.hitec-ture
Land Surveying
Evergreen Professional Center - Threshold Traffic Report
September 16, 1999
Page 2
The peak hour tnps generated by the proposed project are anticipated to be tnps with
ongin/destination points pnmanly in the valley Those using this facility will be generally
located in the Spokane valley, both employees and clients The tnps are eshmated to be
distnbuted in the following manner based on residential areas in proximity to the site
0 10% will come from/go to areas north of I-90 Once Evergreen UC is constructed, these
wlll use Evergreen to cross I-90, then Indiana Ave andlor Mirabeau Parkway/Euclid Ave
to go to/come from residential areas west of Pines or north of Trent
a 20% will come from/go to areas west of the site between I-90 and Sprague Ave These
will pnmanly use Broadway Ave
• 10% will come from/go to areas east of the site between I-90 and Sprague Ave These
will also pnmanly use Broadway Ave
a 40% will come from/go to areas south of Sprague Ave using Evergreen Road South of
Sprague Ave , these will go either east or west off Evergreen Road
0 10% will come from/go to areas west and south of Sprague Ave using Sprague Road
a 10% will come from/go to areas east and south of Sprague Ave using Sprague Road
In the attachments is a figure showmg the distnbution of the site generated tnps for both tlle AM
and PM peak hours
This project will increase the number of AM peak hour tnps over what could be constructed
without a zone change by 44 tnps and increase the number of PM peak hour tnps over what
could be constructed wlthout a zone change by 66 tnps The tnps are anticipated to be
distnbuted as shown in the figure If you need any additional information on this matter, please
let me know
Sincerely, A
Q ~oF wASy,~ ~
_ JeAj ~
~
~
Timothy A Schwab, P E 9~i~
rzsts o ~Q
TAS/tas G/s
S~ONALE
cc Francine Shaw, Spokane County Planrung
,~w.~'~~~ ~ee~ Ex?iRES --q v~
~
Mike Silvey -
. _ - . . _ . ~ - - ~i
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EVERGREEN FIGURE _1_ .
~~CIC Associotes, Inc. PROFESSIONAL CENTER , I
SITE PLAN ~
Plannng Engmeereg ~.or►e
Mchdecture Architecture survey~9 I TR AFFI C TH R ESH OLD STU D Y
~ la~dscape
I 707 west 7a, suit 200 (sos) 458-e8e0
~
i ~ L.. SPakon0. WA 99204 F~ (SM) 4W-6844 PROJECT NO 99288 ~
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I H~ - - - r EVERGREEN - - - FIGURE 3
Jq.C Associates, Inc. PROFESSIONAL CENTER SITE GENERATED ~
Plannmg Engmeer~g l.and Surveymg '
M~. iArc~►~tecture ~.an~e Architecture TRAFFIC THRESHOLD STUDY PEAK HOUR
` 707 wa,e 7u, sun soo (sos) 458-e80 I
~--'sook^a'"" M20+ FAx. (sos) 458-6e+4 PROJECT NO 99288 ~ TRAFFIC VOLUMES _
e
0 0 0 -t 0 6
e o e - •
. ' .
To Spokane County Building and Planning
Planner JOHN TODD
,
From Scott Engelhard
Subject ZE-0010-99
Applicant HENRY SANDERSON
Date August 5, 1999
RE Technical Review
After review of ZE-0010-99 UR-3 5 TO UR-22 Spokane County Transpartation
Engineering Section is requesting that additional traffic information be submitted
for review prior to this item being placed on an agenda for a public hearing
Prior to submifting the information the applicant shall schedule a scoping
meeting with the County Engineers
, )S
Kimball, Sandy
. , ,.-L-
From Hemmings Bill
Sent Friday July 23 1999 11 30 AM
To Todd John
Cc Engelhard Scott Kimball Sandy Sims Brenda Miller Katherine Darrell Virginia Davis Tom
B&P Harper Pat
Subject ZE 10 99 Mike Silvey
7 23 99
I received the above referenced submittal on July 23 1999
The proposal lies in an area of approved soils so no concept drainage plan is required I know of no critical areas
on this site
I consider this application to be technically complete
I recomend the standard road and drainage conditions as are appropriate
oca qeousuaga ;V5
Page 1
r
PAGE 1 -L4 42 05 22 JUL 1999
Road# Road Names MPost Reference Descriptio Road Log Info
01170 EVERGREEN RD (START) 000 32ND AV U 14 PAVED 22
EVERGREEN RD 070 31ST AV (START) U 14 PAVED 22
160 30TH AV (END) U 14 PAVED 22
240 28TH AV (START) U 14 PAVED 22
320 2 7 TH AV ( END ) U 14 PAVED 22
390 26TH AV (START) U 14 PAVED 22
500 24TH AV U 14 PAVED 36
590 23RD AV U 14 PAVED 36
700 21ST AV U 14 PAVED 36
750 24TH AV U 14 PAVED 36
830 19TH AV {START} U 14 LIGHT BITUM 22
880 18TH AV (END) U 14 LIGHT BITUM 22
940 17TH AV (END) U 14 LIGHT BITLJM 22
1 ooa 16TH AV U 14 LIGHT BITUM 22
1 260 12TH AV U 14 LIGHT BITUM 22
1 410 9TH CT (START) U 14 LIGHT BITUM 22
1 440 9TH AV (END) U 14 LIGHT BITUM 22
1 510 8TH AV U 14 LIGHT BITUM 22
1 540 6TH AV (START) U 14 LIGHT BITUM 22
1 670 5TH CT (END) U 14 LIGHT BITUM 22
l 590 5TH AV (START) U 14 LIGHT BITUM 22
1 760 4TH AV U 14 LIGHT BITUM 22
1 840 3RD AV (STA.RT) U 14 LIGHT BITUM 22
2 020 SPRAGUE AV U 14 PAVED 38
2 110 RIVERSIDE AV (END) U 14 LIGHT BTTUM 22
2 170 MAIN AV (END) U 14 LIGHT BITUM 22
2 230 NIXON AV (START) U 14 LIGHT BITUM 22
2 260 VALLEYWAY AV (END) U 14 LIGHT BITUM 22
2 290 VALLEYWAY AV ( S TART ) U 14 L I GHT B I TiJM 22
2 450 SPRINGFIELD AV (STA.R U 14 LIGHT BITUM 22
2 520 BRDADWAY AV U 14 PAVED 24
2 580 MALLON AV (START) U 14 PAVED 24
2 640 CATALDO AV ( S TAR.T ) U 14 PAVED 24
2 710 DESMET AV (START) U 14 PAVED 24
2 770 BOONE AV (S TAR.T ) U 14 PAVED 24
2 830 SHARP A.V ( START ) U 14 PAVED 24
EVERGREEIV RD (END) 2 990 MISSION AV U 14 PAVED 24
01171 EVERGREEN RD (START) 000 SOUTH END TO SR 290 U 19 PAVED 36
EVERGREEN RD 020 BNSF CROSSING U 19 PAVED 36
110 SR-290 (TRENT) U 19 PAVED 36
220 R{JCKWELL AV U 16 PAVED 20
270 RICH (NQNESTABLISH-S U 16 PAVED 20
280 RICH AV (END) U 16 PAVED 20
460 HEROY AV (END) U 15 PAVED 20
530 WELLESLEY AV U 16 PAVED 20
850 CROWN AV (END) U 16 PAVED 20
EVERGREEN RD (END) 950 SANS4N AV (END) & FO U 16 PAVED 20
01213 EVERGREEN RD (START) 000 SOUTH END TO 43RD AV U 19 PAVED 30
EVERGREEN RD 110 43RD AV (END) U 19 PAVED 30
200 42ND AV (END) U 19 PAVED 30
250 42ND CT (START) U 19 PAVED 30
300 41ST AV (END) U 19 PAVED 30
330 41ST CT {START} U 19 PAVED 30
EVERGREEN RD (END) 500 BELLE TERRE AV U 19 PAVED 30
01172 EVERGREEN RD ( START ) 000 FR.AN'CI S AV ( END ) R 09 GRAVEL 18
EVERGREEN RD (END) 494 BIGELOW GULCH RD R 09 GRAVEL 20
08001 EVERGREEN RD (PROPOS 000 MISSION AV R 00 WHAT?
e ~
S P O K A. N E O U N"T' Y
BUII DiNG AND PLANMNG o A DIVISION OF THE ['UBLIC WORKS DCPARTMENT
James L Manson C[3 O Director Gary 0~A32wm~ jV
I
1 BED
UL 2 2 1999
1ViEMORANDUIVg SPO"%ECOUNTY ENGINEEF$
TO ~ee ~`ng~am~dI~'oadi~~e
Division of Engineenng and Roads- Development Services Bill Hemmings
Division of Utilittes - Information Management, Jim Red
Division of Utilrties - Stormwater Utility, Brenda Sims
Spokane County Division of Long Range Planning, John Mercer
Spokane Regional Health District, Steve Holderby
Spokane Regional Transportation Council, Glenn Miles
Spokane Transit Authority, Christine Fueston
SPokane County Fire Dzstrtct No 1
Vera Water and Power Company
WA State Boundary Re -iiew Board, Susan Winchell
FItOM J Todd, Planner
DA'I'E July 21, 1999 ,
RE ZE-10-99, Zone Reclassification from Urban Resident►al-3 5(UR-3 5) to
Urban Residential-22 (UR-22) for professional offices in the Urban
Residential-22 (UR-22) zone
TECUNICAL REVIE, W 1VI~ETI1vG
AiJGUST 5,1999 A'T 1 151' Ni
DIVISION OI+' BUILDING ANA PLAIVNING ls` FL00R PLANNING LIBRARY
Please review the above application and use the attached TECHNICAL REVIEW MECTING
I'ORM for your comments The Divisioii of Building and Planning encourages you to
attend this meeting The sponsor and representative have also been invited to attend this
meeting If you cannot attend, please forward two (2) copies of your review comments
on the attaclied form to me for the meeting The attached TECHNICAL REV[EW FORMS
will be given to the sponsor at the meeting and included in the Division of Building and
Planning file Tlianks for your cooperation If you have any questions about the
application, please contact me at 477-3675
c Michael P Silvey Owner 10221 E Montgomery Spokane WA 99206
Henry Sanderson Agent 819 w 7`h Aventie, Spokane WA 99204
Simpson Engineers Surveyor 909 N Arsonne Rd Spokane WA 99212
Attachments Technical Review Form Project Application Site Plan
1026 W[3ROADWAY o SPOKANE WASHINGTON 99260 0050
PHONC (509) 477 3675 s FAX (509) 477 4703 9 TDD (509) 324 3166
~
Spokane Coun4y
IDivosion of Building & 1'lanneng
'I'cchnieal Iteview Meeteng
Meeting Date and Time August 5, 1999 @ 1 15 p m
Project I'ile No ZE-10-99
Project Location Generally located west of and adjacent to Evergreen Road, and
approximately 600 feet north of IIroadway Avenue in the NE '/4 of Section 15,
Township 25 N, Range 44 EWM, Spokane County, Washington
Comprehensive Plan Urban
Project Description ZE-10-99, Zone Reclassification from Urban Residential-3 5
(UR-3 5) to Urban Residential-22 (UR-22) for professional offices in the Urban
Residential-22 (UR-22) zone
Parcel No(s) 45151 1902 and 1602
Owner Michael L Silvey
Agent Henry Sanderson, 819 W 7'h, Spokane, WA 99204 (509) 455-8710
Project Planner J Todd
i ~
r
~
1ECH~NICAL, REV HEW li'gEEJL JLNG
SPOI{ANE COLJN'g'Y DYVISION OF BUILI)I1o1G ANI) I'LANNING
Date
Department
Department Contact Person
Action ZE-10-99, Zone Reclassification from Urban Residential-3 5(UR-3 5) to Urban
Residential-22 (UR-22) for professional offices in the Urban Residential-22 (UR-22) zone
TECHNICAL REVIEW MEETING AUGUST 5, 1999 @ 1 15 P M
1Vote '
The following information is to pravide the proposal sponsor with primary agency
comments to assist the sponsor and aid the processing of public hearing items heard
before the Hearing Examiner The following information does not provide a complete or
binding final review of the proposal This will occur only after the proposal is accepted
and placed on the Public Hearing Agenda The accentance of the apnlication and
scheduliniz of the annlication on the Public IIearing Agenda is the primary function of
this meeting A secondary function of this meeting is to provide a nreliminarv review of
the annlication This will provide a forum for the sponsor and other departments of what
to expect as standard development conditions and design recommendations
Tlie comments received are based an a preliminary review of the application form and
site plan by the Departments and Agencies whtch have been circulated the information
(not all agencies/departments have been contacted--only tllose who liave been determined
to have primary interest
1 a Does tlle appltcation (or can tlle development) meet requirements to be
placed on the Public Hearing Agenda? ❑ YES ❑ NO
b If no, what is lacking?
c Public Hearing Schedule Hearings before the Hearing Examiner are
scheduled upon deterrriination that the application is complete Items will be
scheduled for the first available public hearing
2 After a nreliminarv review of the annlication what "Conditions of Approval"
would be required of the development9 (Attach conditions if necessary)
, _
SPO!<AIJE COUNTY D9VlS~~I~ ~UILDING AND PLANNiNG
ZONE RECLASSIFIGATION APPLICATION
Sp~ ~'F~,~~
PART I ''~~vF ~~a
~l// ~~~~1
A GENERAI_ INFORMATION Q~ ,.3 ~
~iS~ yy
/C E~ L L= eY ~~~~6~
LegalOwner ~ ` ~
~qNQ
P~lailing Adclress ~D~,,? / L~ /~~'~Tc~'rd~'1~ ~ ~ .+~'~G' p~~i~f~J
n 99za~ c
City C~t'~~~~ State Yv r'T Zip Code
Phone ,~~~~~~z~3 (Work) _L~~'~~~ (Home) Fax
ApplicanUAgent C~.d ~~'~~~SD~/
~
M~iling Address vU
C+ty /~Sf~~ State~~' Zip Cocie 9~~`7
Pti~one'~.~~~'~/a (Work) (Ide~.) Fax -4~~'S~-r ~7d 7
IF' A(~PLICANT IS NOT OWNER INCLUDE WRITTEN OWNER AUTHORIZATIO~I FOR APPLICANT TO
SCRVC AS REPF2ESENTATIVE
Pro~ectlproposal site area (acres or sq ft ) ~`7 ~RL~~
tlci~acent area owned or controlied (acres or sq ft )
^ a cel numbers oi ro ect/ ro osaf~ .S"~/~'/- /9~J,2 ~~'~s l~O'~-.
Asses~or s p r p) ~ p ~
Assessor s par~el numbers of ad~acent area owned or controlled /~/!~T
Street address of ~ro asai /'t/O ~~'s ~~2E'"~'S- ~~°~'T L'~~~
1 ~
Cxisting zone classification(s) and date estaulished L%f..~ .
Exist~ng use of property 1r ~
Proposed zoninc~ ~!Ui`c- •7 ~
C~ _
Comprehensive plan ategory School district ~iY'7~/~~C;~~.~~
~
Fire distnct ~ /
Water purveyor
Proposed use of property
S~ngle family dweilings Dupl~xes Multifamily dwelltngs
Manufactured I~omes ( Busliiess Industrial Mixed use
Otlier ~ Descrihe .~~~it~~ ~GG/C e~'S~
List revious lannm clivision achons m~rolvm lh~s propPr ~~'QS~/~""/ ~9017
I~ n 9 9
~l~ ~~'~"~ls
~3 Lf_GALJZONE RCCL/1 ;SI~ICATION IPJFORMATION
Localion of proposal/'v~% ~~.l~~' ~.~~`~~~F~~~ ~ ~~X /d~
~~7~
Section Tow~~afiir~ ~ Range
~
Name of public ro~d(~) prov~cli~g acc~e~ ~G'~',~.~ ~
,~.re,~,~ i~.~~~-
d of ro ert frontin on ~iblic ro~d .3 ° ZlO 7 T' 7'~
w~ t n~ v ~ r - d~
~
1_.1.~ ~r M ~
,
~
L ,
v s 7
ZONE RECLASSIFICATION HrNLlCATlON PAGE 2 Of 4
Does the proposal liave access to an arterial or planned artenal? Yes~ No
~
r~r -r
Name(s) of arterial
f propert for eacil zone reclassification proposed
Legal Pscrip iX~~
~ / ' 164 ,
75Ke~ o~ 7-41te T 45
-~Z ~ ~ Z / .~~.~~~i s ~°,~~-r .~~~~✓'o ~
VO 1
{ ` t 5 n .C (a,+t ` 71
~
Cxistin9 zone(s) to proposed zone(s) ,for the following describecl nroperty
Attacii IEgal description stamped by land surveyor or provide below
If ou do not hold title to the property what ts your interest in itli,.5/L
~
What arP the changed conditions of the area whicli you feel make this proposal warranted?
ZeAle f Aa `l4 re-
-iw ~
701- 7)
Wliat impact wi{I the proposed zone recfassification have on the adjacent properties? MOO
64/ ~e~~' ~i~0 P~~n~►~- ~r~sc°~,pPa~~ ~ ~~o~i i•~g~
What factors stipport the zone reclassification?
A w
q 11t=4
lIV-)11 At.el.&157 ~4-4-t4Gi e 0,S
A ~
0 X.0 °'ff 4'10 v 7L sAmt~, 4 ~ - r, /1/1~
hat measures do you proposE to mitigate your proposal s impact on surrounding land use?
6$er-G4zoi~ all e~ on ~1 ~
. ~
7,7 dQtiQ~~.~ ~ 7~v
iLlM w , Jva~Sj Q s- h 67oG4 •
w Ca INN
L,r- 9 V11;
ZONE RECLASSIFICATION APPLICATION A PAGE 3 of 4
4)W RT I I
This section of the application will provide the Diuision of Building and Plannmg staff with written
verification that the applicant has had preliminary cansultation with the agencies identified
Results of the p eliminary consultation shall be ircorporated in the nroposal before final submittal
to the Division
~C FIRE MARSHALL/FIRE DISTRICT
A This proposal is within Fire Protection Distru.t No ~
B Adequate arrangements (have) (have riot) oeen made to meet our needs in providing for an
adequate rrvater system and facilities for fire protection purposes
C Recommended fire flow or unable to caiculate now because use is not
definitive and will be determ ned at time of building permit applicatfon
D Requirements include AioNE Aer 9~g It rtZ ~ w~LL- t E 'DC-7Z RM sNE'D AT
T/^4rx 0r jLeciL-Pr"C, Pez^4tT- *P1yc.teqri4J
s FoA-qNE V*4.r-y F 0 ad% N-- -:;o 0 r -
Fire District Sig ature/Title Date
~ WATER PURVEYOR
A Satisfactory arrangements for domestic water and fire flow requirements (have (have not)
been made
B Requirements/comments
~
Water District S gnature/Title Date
~
A preliminary discussion has tal<en place and general requirements for roads and drainage have
been discussed with the applicant
A Comments
Signature/Title Date
A preliminary discussion has taken place and general requirements for submittal of this proposal
(have) (have not) been satisfied The designated water purveyor for this site is
A Comments
Signature/l"itle Date
-t'BEGIONAI. HEALTIA DISTRICT
A preliminary discuss(on has taken place and qeneral requlrements for submittal of this proposal
(have) (fiave not) been satisfied
A Comments -;7~,4~xl" !~4
/ ~"'~f ~o / -
t~ture/Title ` Dat ~ ~
,
A preliminary discussion Iias taken place and general requirements for the provision of public
sewer are understood by the applicant
A Comments
l ~
U ---S ~hhjjffitle Date
Z4NE RECLASSIFICATION APPLtCAT14N PAGE 4 tJf 4
<
P ART I{ I
SURVEYOR VERIFICATION
99b7 I the underslgned a Ucensed land sunreyor ha%,e completed the Enformation requested r ~ftcrs~
zoning map and wnften legal description L~
EXPtRES 717 lJ
Signed rJteA-.,-1- Date 39 -
- 621-~
Address D 9 . P, Phone , ~92- G 13 Z-
City .Srf'ao k~.OLC> , State _k/l4 Zip 992n-
PAR7 IV
SIGNATURE OF PROPERTY QWNERS OR LETTER Uf AUTH(]RIZATION,
i the unclersigned swear or affirm under penalty of perjury that the above responses are made
truthfully and to the best of my knowledge
1 further swear ar affirm that I am the owner of record of fhe area proposed for the previously
identified land u e action or if not the owner a.ttached herewith is written aermission from the
owner autho zi g my action hts/her behalf
Signed r Date
Acfclress 71 Phone
City State ~i~•~ ZEp
i
ig ature plicant or represenkative Date l
Stafe of Washington }
) ss
County of Spokane }
Signed ancl sworn or affirmed before me on this day of
by /`7' e,/ ,
~ -
,
Nc.tary ftADA T CLbRK k /
MaTARY PU91.1C , Notary PLablic in and for the State of Was mgton residing
STA7E OF WASHINGTON at ,U-
EXPIRES lANUARY 6 2403 -
My appointment expires /4
(9uw1 -
PnRT V
TU 8'E GOMPLETED BY THE DlVISION OF BUILOING AND PLANNiNG
Date submitted -7 /17- h File number 0 - Cl~
Date accepted 7,f ~ ~ I-zq-y By
Total fees 1-7~l 00 Recelpt number
i
tl rT~1 i!AI i t K!! ~ 4/ ~"'1tl
i
0 AMD
~ a CLARENCE E SIMPSON
imewson Enqineens, In~s m 19a1 1987
RICHARD L SIMPSON
CIV1L ENGINEERS AND LAND SURVEYORS - cHARLES E sInnPSOrv
FOUPJDED 1946
Licenced rn Washingion and ►daho
N 909 Argvnne Road Spakane, WA 99212
(509) 926-1322 Fax 926-1323
ZONE CHANGE
LEGAL I3ESCRIPTTQN
PARCEL NO 1
Tract B of Short Plat 89-575 as recorded in Book 6 of Short Plats Page 47 as recorded in
Spokane County, Washington
PARCEI, NO 2
Lot 2 of Block I of Dunhams's Acres Addition as recorded in Volume 15 of Plats Page
71 in Spokane County, Washington
~ HJ J
~
6195
0 ° „rv QNa L
ExrIAES 7 ,r 1 9 9
,
1
~
t A `
ZOMNG AND LAND USE FEES ~
RECEIPT INFORMATION
Date 7A 2- File Number 21E~44 -91
Name Phone Number
Company Name (if applicable) Q!kw
Address City/StatelZjp
. FEE INFORMATION
Item Item (multiplied by (equals)
# Descnption Amount # of Items) Total
~~ry S VA S
~ (.~d ~ ~d~i~ ~
__~~~D o0
~ 7.; pQ n
. ~ ~ v00 0C) .-l
too 00
~~a~ TOTAL AMOUNT DUE ~ '
, J666
~f e) a
` Transachon # T99
6 ~
BY ~
Recejpt
G o . ,
c,nange - 1
Notes
Tran Date / Tinre 7/15/99 10 48 31 AM
By GWendel
Logon User gwendel
Statron GWENDEL
Override By
Pae e 1 oj 1
Printed 7115199 10 48 48 AM
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i M i i r ~ ~ i ~ f r a ~ 1 ~ r i ~ r ~ . i ~ l ~ + ~ i RNG. 44 EW kl. I
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LEGEND ~~µA~~yO~~ P+~ 1 NAI~E TOTAL A~tEA~ ACQUIR ~ REMA~Ni i P~ NA'~€ IT TAL ARcAI AC0l11RED II ~ REMAINf3ER I
~ I 40 I i 1 40 1 1 1 TA I~H a V H 91 750,+Ifl l 1' • , _ _ I 1:5« Q0. fl ~ CrON tu+E 1 I~ A ~l .00 I 00 I 1 NH ~ ~~~9, 1 ~,3.fi ~ ~ i ,
4 A U N I I f, f7~S~IG t~Qi~-CF-MAY WVf ~ ~n I ~,00 1 D 1 00 I 1 l4 3. H .QO I t4~ I 4 5, I 3 s01.~N1 7. 3.40 1 21.7 .42 11 QO 2lb-
pRppQS[D MWT-OF=+IAT 1tl1~ . . . . . . I 4 AYT ORP Afi I . . I • N I 3 t OQ I 1 I 1 OTl ~ 14. I 1~ , 1 ~itGPEA17/~!~►E1tgsP WiE S i ARG~. GEWf G~ '~VIAN G ~ ~ i ,}4 i 7 Rti T~~ uu~ L I # 1.41 , J I I "EL16 ~I
PE1t~T tA~E ' kll NN E I 9 I ~ I 1 ccMSrnutnoe~ ~ . ,~j I ( d ~ t4 , A I 1{~ 1 I l ,19 I_~,~ 7.fl1 I ,~4 ?G, P.f, l.P., AP. A , ~ p ~ 7.01 ~ $ 41 13:s I
suaar 1 i. 1 4 I l.O~i)QQO 1 3U1.4 14 4 K F I 1,_ .B9 I ~ ~ t,Q13 ~ 6~ A N r- ~ I 1 U~I 3 f 11 I~ CG+S~Ci~+ vfR~ut uNE ua(7. ulF~Cf 10 tl (~1N ' ~ 6, 5l2 785. 17 ~ y A 1. ~I II 1, 9
k ~ i ~ 6. g j I 1~ 14 1.8 1 19 ! 1 ♦ 11 G r .OS i ~I 149 p~ACE1. rKa+eEA ~ k A R aL.TY i 3,811. ~ 811 _ P ae9v+ 1 1 1 t~ p69. IDQ 11 b~ ~ ~---jt ~ rb
1 4. R~' N S J I µ I 1, 89 f 6 41 ~ 1 I~117 ~ I D ~ I 1~76 4 A I /99, _ `ib_ I 1O.~u~ I 14 1~ R A 99 .UV ~ 1+J~9 I . I s. ~Q.7~.79 ~
~ f4 41 wER Nx!! I1 I 7$.1J ~ ~ ' ~ RH n j' I 7 07 1 R~ R i 4 I ~ 591.1J 1 25 ~ tt 974.i9 f 2.i39,2b 9 . 1 15i1 1 A 1 7 IRtI All ~ 4~ 17 4 1 JA~H +l K ~ 1 I 4' , U W 4i 07 tU.Uf? U +i :3 p~ 8
~8 1 ICAT90N 5 I ~ I i~, W q 10, 9, I ~00 I. 10, , I ~ . 7 43 4 . T • i ,•_i , ~i i 10 A~. ~ i ~ ~ a a a i~~~ . .r3.. ~ M515 .~89 1 ~ ~s ~ ~ 11 t i i) t : ~ 1 , 4M
1 515a,a I ~ ~ ~q t 1 b 1. 3 6 I ~ ~ ~ ~ HarE: ~ i n. ~~c ~ ti~ s~~~,~'~ G 91 6 4• ~ ~ ~t{? 1 517.15 14
OcETS AR£ ~+EASUFFl+EN15 I 4~^ I T r Q~ ~ ~ ~~iu~5 N SRf~ ( 1 1 14 4 11 lOt . 1~2E ~ D~s ~ 60.00 t 528.7~ S t~ . ~ FRi]~ pa51WG ~Iw 4.4 ~ AK J L~ ~ 0 Tl .Q 1 2E~.$$ 11 11 ~
~ Rn ur+~S ~ ' . xgo~ ~ ,ut ,s ~ wu 4 n. ~q~~~7..~ , t~ s K t,Lc~sso~ i n ~,~~o.av +~i l ~ i ►~Y Y, Z.~-- , g ~ .ss i , ir . . . , . . . . . . . . . aa ~ e-~D. a ~ ur+ Y ~ ~lf D0.0(7 43 39
Ir • 1 1 1 ~ A! A H . . ' l 1 l 968,$ ~ I f 4. ~ 0 4. 1 1 7 ,r ~ .1 e~ . 7 14 ARK I 1~.p0 ~ OQ 13, I I 1 14 Q~ 47 14 00, 13~ .iSQ ~ 00 ~
Ai1 l~11~AS US~b !f SCJAI~ FEEL All AAE+ I t ~j I All AR" Ls570 N Sp71,RE F'EE6.
S~C. Z2 TWP. 25 N, RNG. 44 EMI.I~, :I ~ I: : ~ I 15 TWF', 25 N. RNG. 44 E.W.M. ~ SEC, l ~
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r . - I: ~ ~ .~Q ; ; x ~ 1 i ~ ~ . . ~ ; ~ . 4. . . sess . ' ~ f ~ - : : ~ . ' ~..~ffi44 ~ ~ . ;~..l2t]~: 42+11:
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. . ~ , . . j f~. ~ S l I ~ ~ " • , SEC. 14 TWP. N. RHG, 44 E.Yk:~l, :
I a ~ z~ f ~ , I. ~ . i I < ~i s~~ ~c+ » r ' . ~ ~ .
I~ I f s'1~ . . l i :l l ~ uJ a ; : ~ 6 :I . I o . : °o L' .
Y_~-1 r ti ~ . : I: , _ _ - i . _ I ~ni: , . . . . ~ ~I - _ : . = 4/aM-1 1
aouv►~ Rono k I,~ I: : ~ I I : I; I ► , , ~ I. ~S ~ ~ ° ' • ~ . ~ ~
I ~ L__~__----- I: ; : I l ~ . 44 E. W. : ~ ~ ~ _ _ fl~UYAB..RQAD ~ . , ~ SEC. 22 TWP. 25 N. RNG ~ ( - I:
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C.,,,Lana Count ~ g, ,reoa y,~. COUNTY RQAD PRO~Cf ko. 2i 'jXqvn ,l~e 1kt~ "f"'^Y y APPROV~D~ y O%ECE Na. 2727 SHEET
, ~ ~ ~.ff sc~~~ p„~„~~ or ~.,b~~ w~, ~P~av~• N~ EVERGREEN ROAQ ;N ROAD A V'E. TO SH AR P AYE. ~a f.~
I rn~ ~ ~ la+~+c~o M+~►cs a a~an cr~w~ns ~~n.es o.ra+b ex ~ozn vc aroae.oy ar.. ~ c~+,nuc► 4'. 4F SPRAGUE AV~. T~ SHI n u+cs u~r u+~s z ~ R~s ~'rx: ~cu+~, v~ ~v25o-ot~o E~+ ~ron• ~ 50 S ~ j. I►N I 4 I~ P,~~ F,~ p,.~,.d aaer F.I,B. PR~C7 Nd9~-032f 004)~ a9E-032(0D4)-2 ir'LU6 ;1Ai4
wr I I~~rr u~a e~nvm+ tiw a~ ~i ` r~~c ,ss~sso~s qw ~cRn~x "~E (50~1 ~5~-~s00 9 /~a I I ar~.+~ „ i sy I I ~~1
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