ZE-0034-91
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sPvKANE CouNTY
SEP 2 61991
:~EAR1NG EXAMINER COMMII'TICE FrNDIN: S ()F FACT. C()NCLT7SIONS AiVD ORiarR. _
~NTRoDuc TIoN
7'his mattzr hus come beFore the IIearing Exa..miner Coramzttee ou Septerubc;r 19,
1991. The mzmbers of the Commi ttee p7 esen tare B ud S kadan, Cllaaq7erson, Verona
SoclLhern and Phal. I-Lu-ris.
PROP05AL
The sponsor; Metropolit3n Mort;age ancl SecUrlfies, requesLs approval of a Zone
IZeclassification from Regional Busi,less (B-3) to Region-cil Business (13-3) and
cociTplia ncz NVi th condi.tions regiirding kime linv.ts and rLvrietiv of aproposed site
dewelopment plan in Lbe Regi.onal Busicaess (B-3) zone2 F71e No. 7-E-34-91, for the
p~i rpose of dzveloping a"Povver Center" prnviding 346,452 square leet of xetai !
shpppiner facilitaes. }?ossibJe anchor tenants inClude but arz not limited to a.
"wa-eliouse club"; c-i warelaouse-style home -improvzment cenler, a le-irge supez-nscarket
a large drug store wid otkier siua.ller ietail uses on approximately 34.$4 acres.
FINDTNGS OF I'ACT AND CUNCI,USIONS
1. "The property is generally locdted in Lhe Spokane Vatley ac thE nortlieast cor-ner of the
icitetseccion of Broudway Avenue and S ullivan IZazd in Sec:tio❑ 13, Totvnsliip 25
North, Range 44 EV,W, Spokane Catmry, Wasll;.ngton.
2. ".t'he ComrnitLee adopts the Plannuig Departmex7t Repoirt tis a part of this recorci.
3. 1 he exi sfi Fig land uses in Lhe ama are che Red Lion Inn, general ietai1 ancl personal
services, fj're sration, chi7rch, single f~~n-ii.ly residences and undeveloped lannd
4. 7'he Comprehensive 1'11n designates this sa,tz eis Major Cona.mercial. The Major
Con-imen:ia.l category is ror the purpose of pro-vidiag the opparmnity Cor cic,velopnient
of comiiiercial uses, specihclLly community wld regiona1 shopping eentexs and
caYZmiereial iises dixectly lelated tQ major tx~anspozrtrltion routes. The proposcil is f6r a
major retail faCili~v locatecl ac~jaeent co Int~e~-$iaic 90 zuld lhe priuci]~11 arteraals of
S ullivan R.oad and B.roadtvay .Avzn uea nd i,s in corifornia.iice wa ch Lhe Majnr
Convnercial Cot-nPrehznsiepe Plan Category.
5. The A.rtepal Road I'1an desigaaces both Sullivati .kZoad anci BroldwZy Avenue ci.s
a.rrerinls. The County Erigineers Deparrment and i.he Washington S tate Deprutment of
Trar7sportd6on has requi_red conditians of appxoval ta asslire implementation of rhe
Arterial Road P11n aiad iMprovzrnents necessary to x•esolve Uaffic uzipacts U-ely ia
rzsult from t31e p.ropos1i. A detzuled dcscriplion of these icnprovemenrs is required as
canci.ilious of approva.1 wirhin these Findings of Pact: Gonc1usions ~.nc~ Qrder.
6. The exi.stina zoning of the pi-o~->erCjf dcsccibed in ttie applica7on is Regional B usiness
($-3), previously estlblished in 1979 cis Com.mei•cial zoning, a poi-rion of zonu°igF~le
-No. ZE-142-77. T=natprevious z4ning rile jnvoaved 70 acres of land whjch LiZClucled
. •
fiEC a•der for ZE-34-9 1 Page 2
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this proposal and the 35 acrLs to Lhe zast aiad envisioned appToxi_mZtely 830,000
scluare feet of retail buildi.ng arm
7. The provisions of RCW 43.21C (1'he State EnvIronmental PoLicy Act) have been
complied with and an Environniental Impact Statement (EIS) was prepared lar the project. Scoping of Lhe proposal was conducted and distrib«ted to `0 agencies aac]
acivertised to the general public. Commeucs were receivcd acld the "Scope" of the
docuc-nent kvas finalizvd to incllicie euvironmenza.l inapacis co earth, water, land use,
housing; aesthedes, recreation, transPorcadon a-ud public servicEs. Special studies
were prepared including traf!`ic analysis and market analysis.
The Draft Envi.roruuental Tmpace S Catement (DEIS) wa.s circulated to over 50 agerlcies
and individuals and included miki.galing measLues whicli have been included as
concllnons of approval. IZesponses to couii-ients were pLiblished in the Fi.aal
Enviranmental lzapact Statement (F'EZS). The F'Mal EIS was cixcalated on September
1t; 1991.
The County rngineei-s Departcnent and Lhe W'ilsiiington SLaceDc;pe-.rrtmEnt of
Transportation have further rev-iewed lllese doeui-nents and requuecl addiaontil
eondiLions (as specified wic.hi.n the Heaxzng Exaruiner Comnairiee Condirions of these
Finclings oi ract, ConclLisions and Order).
8. The legal -requirzn-tents foT public notice have been Fulfilled.
9. The owners of adjacent 1ancls e.cpizssed neithec apprava1 nor disappraval o£ tlle
proposz~d use. 11'roperty oivners }mmediately to tize sotifi~.~ were present aL the hearing
to ga-~ii-nLormat-ion on theproject Qnd to determirie if roadway inipr•ovemeiics would
impact their L-esidenCiel-i property.
10. The proposed usz is compativle with existung uses in Lhe ~ea especiaIly as
conditioned forroadway improveiiienLs, landscap.ing, bufi&ing, access a.ncl sion
.restric:tions.
11. rl'he proposcd zonin~ does Ympleiuenr ac1d coi~ori~i to the Comprellenszve Pl1n.
12. Tise appl.ieant has demonstrated that conditions bave subst.antial]y chartged since the
original zoning of this ai-ea and accQrclingly, the proposeti zone reclassification is
jusaed. Tn%ese cha-nged conclitions include the adopCion of the Counly Genci-alized
t.and Use Plan which clzsignar?.S ClllS slle -,is appropi-iate fox Major Coiiimercial tises
3nd the Arterial Road Plan Euhiclz desicrnates Sullivan Ro1cl ancl. B-roacl.way Avenuz as
Prrnc7pa1 A.s-terials. The site was zoned Commez-cial in 1979, but has nor developed
ACCOrdingly. Olher cliaaged conditions include Lhe widening of Sullivail Roi-id io 5
iznes of traff'ie, tbe desicynation al bach sicles of Sti IlivL-ui Poad as app►•opri ate for
MZjor C9mivercial uses and rhe deve1opment ot colliniercia.l acLivity (rerail and
personal services) frorn SPrague Avc,nue to Intersraie 90.
13. The proposed use wi11 not be decrimental to LhE public he~dth, safery, Morals or
wel fare.
14. ~.,11e subcl.i.vision proposaI is gc,nera:lly consiskent with RCW SS 17 a.nd tthz CoUnLy
subdivision regulations, procziotinb the public healrh, safet}~ imd general welfarz in
accordance with staiidards established by Lhz scate and Spokane CouLlLy
'•HEC Order for ZE-34-91 Page 3
' CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
1. All Conditions imposed by the Hearing Exarniner Committee shall be binding on the •
"Applicant," which term shall include the owner or owners of the property, heirs,
assigns, and successors-in-interest.
2. The following Conditions of Approval apply to the real property described below:
That portion of the south half of the northwest quarter of Section 13, Township 25 North,
Range 44 EWM, Spokane County, Washington, described as follows:
Beginning at the southwest corner of said south half of said nort.hwest quarter of said
Section 13, thence east along the sauth line of said northwest quarter 1596.34 feet, thence
north 0°02'08" west 20.00 feet to a point 1596.46 feet east of the west line of said
northwest quarter and this being the true point of beginning; thence continuing north
0°02'08" west 1176.21 feet to the south line of Interstate 90; thence along the said south
line north 73°46S9" west 262.01 feet, thence continuing along said south line, north
78°00'S7" west 272.68 feet to the north line of the south half of said northwest quc-irter of
said Section 13; thence north 89°59'17" west along said north Iine 301.66 feet to a point
784.30 feet east of the northwest corner of said south half, thence south 0°22'30" east
parallel with the west line of said south half 655.00 feet; thence north 89°59' 17" west
parallel with the north line of said south half 744.30 feet to the east line of Sullivan Road,
said line being 40 feet east of and parallel with the west line of said south half, thence south
0°22'30" east along said parallel line 626.25 feet, thence south 25°56'44" east 16.68 feet to
a line 30 feet north of and parallel with the south line of said south half, thence east parallel
with said south line 122.80 feet, thence south 0°22'30" east parallel with the west line of
said south half 10.00 feet to a line 20 feet north of and parallel with the south line of said
south half, thence east aloncy said parallel line 1426.46 feet to the true point of beginning.
HEARING EXAMINER COMMYTTEE CONDITIONS
1. Revise County Engineer Conditions #25 to read as follows:
The applicant shall be financially responsible for the signal reriming and all
- additional signal equipment and interconnection with Department of Transportatlon
signal equipment at Mission Avenue and Sullivan Road and sha11 submit plans and
construct another south bound through lane on Sullivan Road for a d.istance of
approximately 300 feet. This additional lane will provide for a greater merging
distance for the high volume of southbound merging vehicles. If this retiming and
additional merging lane fails to maintain an acceptable level of service as speclfied
by the County Engineer, the applicant shall be financially responsible for
participarion in the improvements required to maintain an acceptable level of
service. These additional unprovements may include additional lanes, etc., and will
be required prior to approval of additional phases of the development.
2. Department of Transportation Conditions to read as follows:
a. Optim.ize and coordinate rarnp terminal signals with county arterials on
Sullivan Road.
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HEC Order for ZE-34-91 Page 4 ,
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b. Extend the third outside southbound lane of Sullivan Road from its current
alignment, between the eastbound off ramp and Mission Street, to south of
Mission Street a mininlum of 300 feet plus an acceptable taper.
c. Add a right turn lane northbound on Sullivan Road to extend from Mission
Avenue to the eastbound on ramp.
d. Compliance with mitigating measures required by Spokane County.
SPOKANE COUNTY PLANNING DEPARTMENT CONDITIONS
1. All current standards of the Regional Business (B-3) zone as amended shall be
complied with in the development of the site.
2. The applicant shall develop subject property generally in accordance within the
concept presented to the Hearing Body. Variations, when approved by the
Planning Director/designee, may be pezmitted, including, but not limited to building
locarion, landscape plans and general allowable uses of the permitted zone. All
variarions must conform to regularions set forth in the Spokane County Zoning
Qrdinance, and the original intent of the development plans shall be maintained.
3. The Planning Department shall prepare and record with the Spokane County
Auditor a Title Notice noting that the property in question is subject to a variety of
special conditions imposed as a result of approval of a land use acrion. This Title
Notice shall serve as public notice of the conditions of approval affecting the
property in question. The Title Notice should be recorded within the same time
frame as allowed for an appeal and shall only be released, in full or in part, by the
Planning Department. The Title Norice shall generally provide as follows:
The parcel of property Iegally described as [ ] is the subject of
a land use action by a Spokane County Hearing Body or
Administrative Official on September 19, 1991, imposing a variety of
special development conditions. File No. ZE-34-91 is available for
inspection and copying in the Spokane County Planning Department.
4. A specif c development plan shall be submitted for Planning Department review and
approval prior to issuance of building pernuts. Construction must be judged as
proceeding according to the plan or constitute a zoning violarion.
5. A specific landscape plan, planting schedule and provisions for maintenance
acceptable to the Planning Director/designee shall be submitted with a performance
bond for the project prior to release of build.ing permits. Landscaping shall be
installed and maintained so that sight distance at access points is not obscured or
impaired. The landscape plan shall conform to the site plan submitted with this
application.
6. Approval is required by the Planning Director/designee of a specific lighhng and
signing plan for the described property prior to the release of any building perniits.
7. Landscaped areas of at least 100 square feet shall be located no more than 100 feet
apart along building fronts facing street right of ways. In addition, all major public
entrances to buildings shall be landscaped. All landscaping described herein shall
III-EC Order for ZE-34-91 Page 5
~ • • be Type III, open area as described in the Zoning Cale. Modifications to tius
cond.ition may be allowed if approvetl by Planning Department.
8. A meandering decorative wall 36 inches in height shall be constructed along the
site's Broadway Avenue frontage.
9. Type LI Iandscaping 25 feet in width is required along the sites eastern boundary
with a minimum of 5 feet of landscaping and site obscuring fencing shall be
provided at the vehicle turnaround located at the northeast portion of the site.
10. Signs. Free standing signs shall be limited to 250 square feet in surface area and 35
feet in height. One such free standing sign will be allowed on Suflivan Road and
two free standing signs on Broadway Avenue to be located near the access points.
The free standing sign adjacent to Interstate 90 shall be limited to 350 square feet
and 40 feet in height
11. The Planning Department shall file with the Spokane County Auditor, within the
same time frame as allowed for an appeal from the final disposition, including
lapsing of appeal period, a Title Notice, which shall generally provide as follows:
"Prior to the issuance of any building permit for any building or any use on the
praperty described herein, the applicant shall be responsible for complying with the
provisions of the Zoning Code for Spokane County, Section 14,706 (Aquifer
Sensitive Area Overlay Zone). The property which is the subject of this notice is
more particularly described as follows: . . . "
SPOKANE COUNTY ENGINEER'S OFFICE CONDITIONS
Prior To The IssuZnce Of A BuildinLy Penmit 4r At The Request Of The Countv Eneineer In
Coniunction With A Countv Road ProiectlRoad Im~rovement District. Whichever Comes
First: - - -
1. Applicant shall dedicate 35 feet on Sullivan Road at the southwest corner of the
appiicant's property taperirlg to 19 feet at the north property boundary, per plans at
the Spokane County Engineer for right of way purposes.
2. The applicant shall ded.icate the applicable radius on Broadway Avenue and Sullivan
Road.
Yrior To ReIease Of A Buildine Pernut Or Use O.f The Propertv As Pronosed:
3. Aceess pernuts for approaches to the county road system shall be obtained from the
Spokane County Engineer.
4. The applicant shall submit for approval by the Spokane County Engineer road,
drainage and access plans.
5. The applicant shall submit for approval by the Spokane County Engineer and the
Spokane County Health District a detailed combined on-site sewage system plan
and surface water disposal plan for the entire project and may include Broadway
Avenue road drainage or porrion thereof if the development is to be phased.
y,
HEC Order for ZE-34-91 Page 6
.
6. A parking plan and traffic circulation plan shall be submitted and approved by the
Spokane County Engineer. The design, location aild arz-angement of parking stalls
shall be in accordance with sta.ndard traffic engineenng 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.
7. The construcdon of the road improvements stated herein shall be accomplished as
approved by the Spokane Counry Engineer.
8. The County Engineer has designated Special Roadway Section standard for the
improvement of Broadway Avenue, which is adjacent to the proposed
development. Curb, gutter and sidewalk must also be constructed on both sides of
Broadway Avenue.
9. The County Engineer has designated Special Roadway Section standard for the
improvement of Sullivan Road, which is adjacent to the proposed development.
This will require the addiaon of approximately 12 feet of asphalt along the frontage
of the development. The construction of curb, gutter and sidewalk must also be
constructed.
10. All required improvements shal.l confonn to the current State of Washington
Standard Specif'ications for Road and Bridge Construcrion and other applicable
County standards and/or adopted resolutions pertalrung to Road Standards and
Stormwater Management in effect at the date of construction, unless otherwise
approved by the County Engineer.
11. Roadway standards, typical roadway sections and drainage plan requirements are
found in Spokane Board of County Commissioners Resolution No. 80-1592 as
amended and are applicable to this proposal.
12. This subd.ivision or development proposal is located within a drainage basin which
- has been identif'ied by the Spokane County Engineer's office as having stormwater
runoff problems. Since this plat or development proposal is affected by or is a
contributor to stormwater flows, property owners should parricipate in the planciing
and implementarion of a future basinwide stormwater management systenl. The
following statement shall be placed in the plat dedication:
"The owner(s) or successor(s) in interest agree to join in any County-approved
stormwater management program and to pay such rates and charges as may be fYxed
through public hearings for service or benefit obtained by tle planning, design,
constructing, maintaining or operation of stornlwater control faciliries."
13. No construcrion work shall be performed within the existing or proposed public
right-of-way until a permit has been issued by the County Engineer. All work
within the public road right-of-way is subject to vlspecfion and approval by the
County Engineer.
14. All required construction within the existing or proposed public nght-of-way is to
be completed prior to the release of a bLulding peml.it, or a bond in an amount
estimated by the County Engineer to cover the cost of construction of improvements
shall be fiied with the County Engineer.
i -
,w HEC Order for ZE-34-91 Pdge 7,
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~ 15. There may exist utilities, either underground or overhead, affecting the subject
property, including property to be dedicated or set aside for future acquisition.
Spokane County assumes no financ;ia.l obligation for adjustments or relocation
regarding these utilities. Applicant(s) should check with the applicable utility
purveyor and the Spoka.ne Counry Engineer to determine whether applicant(s) or
the urility is responsible for adjustment or relocation costs and to make
arrangements for any necessary work.
16. The applicant shall execute agreements and be financially responsible for all
necessary services provided by Spokane County for all design, construction and
reconstruction of all signals warranted by this proposal.
Broadwav Avenue:
17. The applicant shall construct a 5 lane Special Roadway Section on Broadway
Avenue along the frontage of the development. A tapering shall begin back to the
existing two lane Roadway Section from the east property line. Broadway Avenue
shall have a minimum of 82 feet of improvements lncluding asphalt, curb, gutter
anci sidewalks on both sides of Broadway Avenue. Applicable right of way shall
be obtained and dedicated to Spokane County to provide for the Special Roadway
Section. 'I'he Spokane County Engineer shall review and approve any adjustments
to the Special Roadway Secrion including xeduction of total right of way by using
project on site drainage to comply with road drainage considerations. Actual
improvements, 5 lane section, curb, gutter and sidewalks shall not be reduced.
18. Access Number 3 as delineated on the site plan, shall be signalized at the developers
expense and an intersection plan shall be reviewed and appxoved by the County
Engineer.
19. Access Number 2 as dehneated on the site plan, shall not allow for left turn
movements onto Broadway Avenue, an intersection plan shall be reviewed and
approved by the County Engineer prior to any construction of this access. All left
turns from the site shall be from Access Number 3.
Broadwav Avenue and Sullivan Road:
20. A siew signal system at the Broadway Avenue and Sullivan Road intersecrion shall
be required and the applicwIt shall be financially responsible for its costs This
shall include but is not limited to installation of a new signll system and
interconnecrion of Access Number 3 and Broadway Avenue signal.
Sullivan Road South of Broadwav Avenue:
21. The applicant shall provide a dedicated left turn lane and necessziry traffic signal
relocadon on southbound Sullivan Road at the intersection of Sprague Avenue.
The applicant shall be financially responsible for reimbursement to Spokane County
of all costs associated with this required improvement.
22. The County Engitieer after review of the EIS requires that a right turn lane be
constructed on northbound Sullivan Road at the Sullivan Road and Broadway
Avenue intersecrion, this will include 15 feet of right of way ded.ication and
applicable radius obtained from Fire District No. 1 ovvnership along Sullivan Road,
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HEC Order for ZE-34-91 ~ Page 8
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construction of a 12 foot lane, cwb and gutters. These improvements are subject to
review and approval of Fire District No. 1.
Sullivan Road North of Broadwav Avenue:
23. Applicant shall dedicate the right of way required to comply with the Special
Roadway Section for Sullivan Road along the frontage of the development.
Improvernents shall include provisions for another 12 foot lane, curb, gutter,
sidewalks and related drainage.
24. Raised channelization from Mission Avenue soudl to Broadway Avenue shall be
constructed.
Mission Avenue and Sullivan Road:
25. Information submitted in the Draft and Final EIS categorically maintains that by
using signal retiming between the Department of Transportation and Spoka.ne
County equipment, an acceptable level of service for Sullivan Road and Mission
Avenue would be maintained. The applicant shall be financially respoilslble for this
signal retuning and all additional equipment. If ttus retiming fails to maintain a level
of service B, the applicant shall be financially responsible for participatXOn in the
improvernents required to maintain an acceptable level of service. These additional
improvements may include additional lanes, etc., and will be required prior to
approval of additional phases of the development.
SPOKANE COUNTY UTILITIES DEPARTMENT CONDITIONS
1. Applicant shall make connection to publlc sewer system. Sewer connection permit
is requu-ed. Plans and specifications are to be reviewed and approved by the
Utilities Department.
SPOKANE COUNTY HEALTH DISTRICT CONDITIONS
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
2. Water service shall be coordinated through the Director of Urilities, Spokacle
County
3. Water service shall be by an exisang public water supply when approved by the
Regional Engineer (Spokane), State Department of Hea.lth.
4. A public sewer system will be made available for the platlproject, and individual
service will be provided to each lot/tract prior to sale. Use of indiviciual on-site
sewage disposal systems shall not be authorized.
5. Use of private wells and water systems is prohibited.
w • `f•
. H.EC Order for ZE-34-91 Page 9
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SPOKANE COUNTY BUILDING AND SAFETX DEFARTMENT CONDITYONS
1. The applicant shall contact the Department of Building and Safety at the earliest
possible stage of design/development in order to be informed of code requirements
administered/enforced by the departnent, e.g., State Building Code Act
regulations, such as requirements for fire hydrant/flow, fire apparatus access roads,
street address assignment, barrier-free regulations, energy code regulations and
general coord.ination with other aspects of project implementation.
2. Requirements of Fire District No. 1 need to be satisfied during the building permit
process.
3. A reCycling and solid waste management plan shall be submitted for approval prior
to issuance of building permits.
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORYTY
1. All air pollution regulations rnust be met. This includes but is not limited to the
following:
2. Air pollution regulations require that dust emisslons dunng demolition, construction
and excavation projects be controiled. This may require use of water sprays, tarps,
sprinklers or suspension of acrivity during certain weather condirions. Haui roads
should be treated, and emissions from the transfer of earthen material must be
controlled, as well as emissions from all other construction-related activities.
3. Measures must be taken to avoid the deposition of dirt and mud from unpaved
surfaces onto paved surfaces. If trdcking or spills occur on paved surfaces,
. measures must be taken immediately to clean these surfaces.
4. All traveled surfaces (ingress, egress, parking areas, access roads) must be paved
and kept clean.
5. SCAPCA Regulation I, Articie V, requires that a Nodce of Construction and
Application for Approval be submitted to and approved by our agency prior to the
constniction, installation or establishment of an air pollution sotirce.
6. Debris generated as a result of this project must be disposed of by means other than
burning (ie, construction waste, etc).
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. ~y BEC Order for ZE-34-91 m, Page 10 ,
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f)RDER
The Hearing Examiner Committee, pursuant to the above Findings of Fact and
Conclusion, APPROVES/DENIES the application of Metropolitan Mortbage and
Securiries for Regional Business (B-3) zoning and site plan approval as described in
the application ZE-3491 .
Motion by: Phil Harris Seconded by: Verona Southern
Vote: (3-0) UNANIMOUS TO APPROVE THE ZONE RECLASSIFICATION AND SIT'E
PLAN APPROVAL
HEARTNG EXAMnNER CO E
BEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AiND VOTE .r
Cll ; an ' v
„ / . _
11
ATTEST:
For WALLIS D. HUBBARD
Planning Director
By\-~AUL F. JENSEN_~
Senior Planner
-2`-I
Date
Pursuant to County regulations, any aggrieved party has the right to appeal this written
decision to the Spokane County Board of County Comxnissioners within ten (10) calendar
days of the signing of this order. Upon receipt of an appeal, a public hearing will be
scheduled. If you desire to file such an appeal, you must subrrut a written appeal,
preferably on forms designed for such purpose, to the Board of County Commissioners,
W. 1116 Broadway, Spokane, WA 99260, along with $ 100 processing fee payable to the
Spokane County Treasurex.
If you have any questions, please call the Planning Department at 456-2205.
~
, ~i~
OFF I CE OF THE COUNTY ENGI NEER
~r1991
f aM~
SPOKANE COUNTY, WASHINGTON
a
SeptembeZ 10, 1991
To: Spokane County Planning Department (Current Planning
Administrator)
From: Spokane County Eriyincer's DepartmenK,_--~a:!~" kA•
Subject: Conditions of Approval Zone Change No: E 3~-91
Applicants Name Metropolitan Mortqaqe
Section 13, Township 25 N, Range 44 EWM
re : Zoninq
The following "Conditions of Approval" for the above Zeferenced zone
change are submitted to the Spokane County Hearing Examiner Committee
for inclusion in the "Planning Report" and "Findings and Ordez" of
the public hearing scheduled September 19, 1991.
Priuz to issuance of a building permit or at the request of the
County Engineer in conjunction with a County Road Project/Road
Improvement District, whichever action comes first:
E36 Applicant shall dedicate,_3,ly feet on Sullivan Road at ther
southwest corner of the applicants propertv taperinQ to,`1~ feet
at the north ptoperty boundary, per olans at the Office of the
Spokane County EnQineer for right of way puzposes.
E38 Applicant shall dedicate the applicable radiuL; on Broadway
Avenue an Sullivan Road.
Prior to release of a building permit or use of the property as
proposed:
~E40 Access permits for approaches to the County Road System shall be
obtained from the County Engineer.
`E43 Applicant shall submit for approval by the Spokane County
Engineer road, drainage and access plans.
`E44 The applicant shall submit for approval by the Spokane County
Engineez a detailed combined on-site sewage system plan and
surface water disposal plan for the entire project and mav
include Broadway Avenue Road drainaqe or portion thereof if the
development is phased.
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page 2
~E45 A parkinq plan and traffic circulatioI1 plan shall he suhmittPd
and approved by the Spokane County Engineer. The design,
location and arrangement of parking stalls shall be in
accordance with standard engineering practices. Paving oz
surfacing as approved by the County Engineer will be required
for any portion of the project which is to be occupied oz
traveled by vehicles
t48 The construction of the roadway improvements stated hetein shall
be accomplished as approved by the Spokane County Engineer.
--E50 The County Engineer has designated a Special RoadWay Section
standard for the improvement of Broadway Avenue Which is
adjacent to the pzoposed development. Curb, qutter and sidewalk
must also be constructed on both sides of Broadway Avenue.
/E50 The County Engineer has designated Special Roadway Section
standard for the improvement of Sullivan Road which is adjacent
to the proposed development. This will require the addition of
approximately 12 ft. of asphalt along the frontage of the
development. Curb, qutter and sidewalk must also be constructed.
/E51 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 pertaining to Road Standards and
Stormwater Management in effect at the date of construction,
unless otherwise approved by the County Fngineer.
/'E55 Roadway standazds, typical roadway sections and drainage plan
requirements are found in Spokane Board of County CommissioneZs
resolution 80-1592 as amended and are applicable to this
proposal.
~E56 This plat or development proposal is located within a drainage
basin which has been identified by the Spokane County EngineeZ"s
• Office as having stormwatez runoff pzoblems. Since this plat or
development pzoposal is affected by or is a contributor to
stormwater flows, property owners should participate in the
planning and implementation of a future basinwide stormwater
management system. The following "Condition of Approval" shall
be required:
That the owner(s) or successor(s) in interest agree to join
in any county approved Stormwatet Management Program and to pay
such rates and charges as may be fixed through public heazings
c ~
page 3
for service or benefit obtained hy the planning, design,
construction, maintaining or operation of stormwater control
facilities
~E58 No constzuction work is to be performed within the existing or
proposed right of way until a permit has been issued by the
County Engineer. All work within the public road right of way is
subject to inspection and approval by the County Engineer.
'E59 All tequfred construction within the existing or proposed public
zight of way is to be completed prior to the release of a
building permit oZ 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.
/E90 There may exist utilities, either underground or overhead,
- affecting the subject property, including property to be
dedicated or set aside for future acquisition. Spokane County
assumes no financial obligation for adjustments or relocation
regarding these utilities. Applicant should check with the
applicable utility purveyor and the Spokane County Engineer to
determine whether applicant or the utility is responsible for
adjustment or relocation costs and to make arrangements for any
necessary work.
Special Conditions:
The applicant shall execute agreements and be financially responsible
for all necessary services provided by Spokane County for all design,
construction and reconstruction of all signals watranted by this
proposal.
Broadway Avenue:
The applicant shall construct a 5 lane Special Roadway Section on
Broadway Avenue along ttic frontage of the development. A tapering
shall begin back to the existing two lane Roadway Section fzom the
east property line. Broadway Avenue shall have a minimum of 82 feet
of improvements including asphalt, curb, gutter and sidewalks on both
sides of Broadway Avenue. Applicable right of way shall be obtained
and dedicated to Spokane County to provide for the Special Roadway
Section. The Spokane County Engineer shall review and approve any
adjustments to the Special Roadway section including reduction of
total right of way by using project on-site drainage to comply with
road dzainage considezations. Actual impzovements, 5 lane section,
curb, gutter and sidewalks, shall not be teduced.
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page 4
Access number 3as delineated on the site plan, shall be signalizPd
at the developers expense and an intersection plan shall be reviewed
and approved by the County Engineer.
Access number 2 as delineated on the site plan, shall not allow for
left turn movements onto Broadway Avenue, an intersection plan shall
bc reviewed and appzoved by the County Engineer prior to any
construction of this access. All left turns from the site shall be
from Access Number 3.
Broadway Avenue and Sullivan Road:
A new signal system at the Broadway Avenue and Sullivan Road
intersection shall be required and the applicant shall be financially
responsible for its costs. This shall include but is not limited to
installation of a new signal system and interconection of Access 3
and Broadway Avenue signal.
Sullivan Road South of Broadway Avenue:
The applicant shall provide a dedicated left turn lane and necessary
~ traffic signal relocation on southbound Sullivan Road at the
' intersection of Sprague Avenue. The applicant shall be financially
reponsible for reimbursement to Spokane County of all costs
associated with this required improvement.
/The County Engineer after review of the E.I.S. requires that a right
turn lane be constzucted on northbound Sullivan Road at the Sullivan
Road and Broadway Avenue intersection, this will include 15 feet of
right of way dedication and applicable radius obtained-from Fire
District 1 ownership along Sullivan Road, construction of a 12 foot
lane, curb and gutters. These improvements are subject to review and
approval of Fire District
Sullivan Road Notth of Broadway Avenue:,
Applicant shall dedicate the tight of way required to comply with the
Special Roadway Section for Sullivan Road along the frontage of the
development. Improvements shall include provision for anothez 12
foot lane, curb, gutter, sidewalks and related drainage.
Raised channelization fzom Mfssion Avenue south to Btoadway Avenue
shall be constructed.
Mission Avenue and Sullivan Road:
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page 5
Information submitted in the Draft and Final E.I.S. catagorically
maintains that by using signal retiming between the Department of
Transportation and Spokane County equipment, an acceptable level of
service for Sullivan Road and Mission Avenue would be maintained.
The applieant shall be financially reggonsible for this signal
retiming and all additional equipment. If this retiming fails to
maintain a level of setvice B, the applicant shall be financially
responsible for participation in the impzovements required to
maintain an acceptable level of service. These additional -
improvements may include additional lanes, etc., and will be required
prior to approval of additional phases.of the development.
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ZONE RECLASSIFICATION NO : ZE-142A-77 ~
SPOKANE COUNTY
HEARI NG EXAMI NER COMMI TTEE
FINDINGS AND ORDER
A. I NTRODUCTI ON
This matter having come before the Zoning Hearing Examiner Committee on
October 3, 1985, and the members of the Committee present being
F. Lynn Tennican, Chairperson, J erry Williams and Ron Odell.
6 . P ROP OSAL
The sponsor, Val 1 ey P 3-s~c~.a , i s requesti ng approval of a change of
condi ti ons, Fi 1 e N. ZE-142A-77, '~to modi fy Condi ti on of ori gi na1 approval
wnich required sub tantial devejo ent of the subject property by
October 1 , 1985. The app-llicant i s requesti ng a si x(6 ) year extensi on of
time (to October 1, 1991) to allow the economy to support a regional
shopping center. No other conditions relative to the site plan and land
use are anticipated for change.
C. FINDINGS OF FACT
1. That the existing land use in the area is residential, commercial,
churches, fire station, and undeveloped.
2. That the Comprehensive Plan designates this area as appropriate for
Major Commercial and Suburban development.
3. That the existing zoning of the property described in the application
is Commercial.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and an Environmental Impact Statement
was prepared for the proposed Shopping Center which addressed the
potential impacts upon the area dealing with land use; change in
character and compatibility, buffering, economics, alternative uses,
increased traffic and accident potential, circulation patterns,
noises, new light sources and aesthetics, access to the Freeway, air
emissions, water and sewerage concerns, and inducement for more
intensive land uses on adjacent properties.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
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ZONE CHANGE OF CONDITIONS N0. 142A-77
C. FINDINGS OF FACT (continued)
6. That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use.
7. The Hearing Examiner Committee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
8. The following are additional findings of fact considered by the
Hearing Examiner Committee:
a) The request for a time extension is consistent with the original
Regional Shopping Center concept.
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/
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APP ROVAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1
That a public hearing before the Hearing Examiner Committee
shall be required to review detailed site development plan(s) as
well as a SEPA Determination made by the Rlanning Department
prior to application for any building permits on the subject
property.
2. That at the public hearing required in #1 above, the Hearing
Examiner Committee may modify, delete or add to the existing
conditions as contained within the Board of County
Commissioners' Findings and Order dated July 16, 1979, and those
mitigating measures as identified within the Environmental
Impact Statement prepared for this proposal except as may be
modified by ttie Board of County Commissioners' Findings and
Order dated July 16, 1979.
3. That if approval is granted, the conditions of the original
approval shall apply to this extension of time.
4. That in the event a detailed site development plan and SEPA
Determination has not been submitted for review by the Hearing
Examiner Committee at a public hearing by October 1, 1991, then
and in that event a hearing shall be held by the Hearing
Examiner Committee to consider either a time extension or
changing the zone classification back to Agricultural.
5. That prior to the public hearing before the Hearing Examiner
Committee for review of said site development plan(s) and SEPA
Determination, the applicant shall provide a legal description
prepared by a licensed surveyor.
6. That the following are conditions that may be added to the
proposal by the Hearing Examiner Committee at the above-stated
public hearing and now serve as information to the applicant.
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ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT
Revised Conditions Nos. 14, 15, 16 and 17:
14. Right of Way and Roadway Improvements.
A. Sullivan Road from Broadway to Sprague Avenue.
1. It is agreed that an additional fifth lane (two-way
left-turn lane) shall be required prior to the time that
500,000 square feet of buildings are completed on the
project si te. Spokane County wi 11 proceed wi th the
construction of a five-lane roadway from Sprague to
Broadway including acquisition of additional right of way
required for the fifth lane. Spokane County shall fund the
entire cost thereof, subject to reimbursement by the
developer as hereinafter specified.
2. The Developer shall reimburse Spokane County for the cost
of the additional right of way required and likewise shall
reimburse Spokane County for the cost of constructing the
additional width required to provide the fifth lane
operation.
3. The Developer sEiall reimburse the County for the
above-described costs when said road improvements are
completed.
B. Sullivan Road from Broadway Avenue to State of Washington's
South right of way line of SR 90.
l. It is agreed that two additional 12-foot wide traffic lanes
and an additional left turn lane on the approach to
Broadway shall be required prior to the time that 500,000
square feet of buildings are completed on the project
site. Transition in width may be required south of
Broadway Avenue.
2. Spokane County will proceed with the construction of the
widened roadway from SR 90 to Broadway Avenue including any
transition in width required south of Broadway Avenue and
also including acquisition of additional right of way
required for widening the roadway. Spokane County shall
fund the entire cost thereof subject to reimbursement by
the Developer as hereinafter specified,
3, The Developer shall reimburse the County for the
acquisition costs of the right of way required for said
additional lanes.
4. The Developer shall reimburse the County for the cost of
construction of the additional traffic lanes.
5, The Developer shall reimburse the County for the
above-described costs when said road improvements are
completed. '
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ZONE CNANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT (continued)
C. Broadway Avenue East of Sullivan to the East Property Line of
the Project.
1. It is agreed that two additional 12-foot wide traffic lanes
and a lef t-turn lane on the approach to Sullivan Road and
with a dual left-turn lane at the principal entrance to the
project shall be required prior to the time that 500,000
square feet of buildings are completed on the project site.
2. Spokane County will proceed with the construction of the
widened roadway from Sullivan Road to the east property
line of tFie project including tne transition of width east
of the east property line and also including acquisition of
additional right of way required for widening the roadway.
Spokane County shall fund the entire cost thereof, subject
to reimbursement by the Developer as hereinafter
specified.
3. The Developer shall reimburse the County for the
acquisition costs of the right of way required for said
additional lanes.
4. The Developer shall reimburse the County for the cost of
construction of the additional traffic lanes.
5. The Developer shall reimburse the County for the
above-described costs when said road improvements are
completed,
6. Roadway improvements to Broadway shall include curbs and
sidewalks on both the north and south sides of the street,
and channelization at the Sullivan Road intersection and
the major entrance to the Mall.
7. The Deve]oper shall reimburse the County for the cost of
acquiring ten feet of right of way on each side of Conklin
Road tapering from Broadway Avenue south for one hundred
fi fty feet (150' ) to a poi nt of zero wi dth and for the
necessary reconstruction of Conklin at the Broadway Avenue
intersection.
8. Special traffic flow channelization shall be designated at
both Moore and Conklin Road to prohibit direct access of
the Valley Mall traffic into the residential areas. The
Broadway improvement shall extend from Sullivan Road east
through the Valley Mall development with required tapers.
An additional friction lane may be required by the County
from two hundred feet (200') east of Sullivan Road to
Sullivan Road.
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ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT (continued)
15. Traffic Signals - The Developer's share of the cost of
improvement or constructing traffic signals at the following
intersections will be computed upon the percent of traffic
generated by the Valley Mall or as otherwise noted:
Sullivan and Sprague
Sul 1 i van and Mi ssi on
Broadway and Flora
Sullivan and Broadway
Broadway and the major Val 1 ey Mal 1 entrance
(the total cost by the developer)
U-6 Future Participation. Traffic generated by the Valley Mall may
necessi tate the wi deni ng of Broadway Avenue from the Val l ey Mal 1
development east to Flora Road and Flora Road from Broadway
south to Sprague. The full impact of the Valley Mall cannot be
determined at this time. However, the Developer should be
prepared for future participation and sharing of construction
costs, as determined by the County Engineer, for these two roads
if traffic projections fromn future phases of the project
warrant said improvements,
17. There shall be no direct vehicular access from this proposal
onto Sullivan Road nor onto Broadway Avenue except at the
intersection of the circular access road as shown on the
development plan submitted with this application and approved by
the County Engineer, or as approved by the County.
c) COUNTY UTILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners' Resolution No.
80-0418, the use of interim on-site sewer disposal systems is
hereby authorized. This authorization is conditioned on
compliance with all rules and regulations of the Spokane County
Health District and is further conditioned and subject to
specific application approval and issuance of permits by the
Neal th Di stri ct.
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULIO by petition method pursuant to RCW 36.94 which the
peti ti on i ncl udes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner(s) property. P ROVIDEO, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94. ,
6 _
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ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
c) COUNTY UTILITIES DEPARTMENT (continued)
3. Any water service for this project shall be provided in
accordance witn the Coordinated Water System Plan for Spokane
County, as amended.
4. Connection to the Valley sewer system is to be made when it is
available.
d) COUNTY HEALTH DISTRICT
1. We request a change of conditions (of approval) if this project
is granted its request. Specifically, that the project be
connected to a public sewer, and that on-site sewage disposal
system(s) not be allowed. We cite section 1.04.090-(3) of
Spokane County Rules and regulations for Sewage Disposal
Systems :
"If the distance between the premises to be served and an
adequate public sewer is greater than 200`, and if the
anticipated sewage flow is greater than 1,000 gallons per day,
connection shall be made thereto if the Health Officer
determines that a connection is feasible and such connection is
permitted by the sewer utility owner/operator or sewer
district."
e} C OUNTY BUILDING AND SAFETY DEPARTMENT
1. The site is located in Fire District # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
4. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
5. Building permits will be required for each structure.
7
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ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
6. Fire hydrants which meet tfie fire flow are required to be
installed prior to any construction. These hydrants shall be
pl aced so that no porti on of the bui 1 di ng exteri or i s more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hy drant shall be no less tfian 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
f) COUNTY AIR POLLUTION CONTROL AUTHORITY
(NO COh1MENTS HAVE BEEN RECEIVED. )
E. ORDER
The Hearing Examiner Committee, pursuant to the aforementioned, finds that
the application of Yalley Mall Associates, for a change of conditions as
described in the application should be APPROV ED for an Extension of Time
for a si x(6 ) year peri od to OCTOBER 1, 1991 .
Motion by: Odell Seconded by: williarns
Vote: Odell - Aye
Williams - Aye
Tennican - Aye
Unanimous to APP ROV E the Extension of Time for a six (6)
year period to OCTOBER 1, 1991 -(3 - 0)
8
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ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
E. ORDER (continued)
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FINDINGS, ORDER, AND VOTE
~ ~/~"1.%; ~ , ~ i % ~
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ATTEST:
For WALLIS D. HUBBARD
Planning Director
By S E E P. HORUBIOWSKI
Zoning administrator
D • sc~-j ate . S, IIFlS
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, MEMORANDUM
.
DATE: March 16, 2001 *
TO: Scott Engelhard
,
CC: John Pederson, Spokane County Planning
Bill White, The Transpo Group, Inc. `
Greg Figg, Washm State Department of Transportation 44 FROM: Steve Stairs E ,
SUBJECT: Draft Addendum to the FEIS for the Spokane Valley spw4cowy
Plaza (ZE-34-91)
I have completed review of the above referenced document dated February 2001. Based on my
review, I recommend that we accept the update to the traffic study (Appendix B of the
Addendum) and allow this development to continue through the approval process. This
acceptance shall be through December 31, 2002, the build-out year analyzed in the study. The
conclusions and recommendations for mitigation should be implemented as provided on pages
5 and 23 of the Addendum. I recommend that the mitigation be provided through a Mitigated
Determination of Non-significance (MDNS).
With respect to the contribution for the traffic signal at Sprague Ave. & Conklin Rd., the
addendum and traffic report state in several locations that the Spokane Valley Plaza ~
development does not trigger the need for this improvement. The Spokane Valley Plaza
expansion has traffic that will travel through the intersection, which will aggravate a level of
service projected to be deficient. The traffic signal will improve the level of service and will benefit the traffic to/from this development Therefore, the development sponsors should pay a
proportionate share based on traffic impacts.
Page 32 of the traffic study report states that the Spokane Valley Plaza expansion, at build-out,
will comprise approximately 1.1 % of the intersection volume. That proportion of traffic equates
to a pro-rata contribution of $1,650 toward the traffic signal based on traffic impact at the
intersection.
If you have any questions, please feel free to bring them to my attention.
►
ENGINEER'S "VjrkFAV SHEET ~
Pnotct scncus Arciv~.~
E3utft Pians Rc:ccivcd Rezone File ZE-0034-91 -91
Koud Plan.s Appt►ivCd Cump:uiion Fi1CS -
1:,.v KvJ,i '+-IM}I:sr
Rrlaicd Fiics: 2E-0142A-7' `
Elcuring: 09119i 1991 2:30 8uilding f)ept:
'!'echnical [trview: 0$/07i 1991 2:30 -
!-latvarcf !td 1'lan
Preliminary Rcview: Typc: j
l.arge Lot Stdg. tiqu;,rc Fcct
U::tc Rccc~~lccl 0212011491
No. I.o[s: N0. Arres: 34.84
Yroject Name B-3 C SPOKAINNE VALI.F Y PLAZA
tiite Addrrss N. BROAI)WAY. W CONKLI.N, S. 190. SULLtVaN.
Appiicaat (lAngc-Township-Sechon• 44 - 25 - l ~ PAKCE1.(S): (first 20)
Mik-e Teramoto Cat►diuons Mni1rJ: 45132.9011 45132.9012
tit'()KANE VALI Eti' PLAL1 hlEl'RO 4iURTG Flocx! 7.onc No
929 W. Spraguc Av W3lrrSc7urcc
tiiK)kANE. ()K)2G4-
Srwzr Suurce
1'h.7ne (509 ►K3 8 -11 11
5choul Dist
Firc Uist
f'nunc Dist
i3uild►ni! Ph 41"-3r)75 1'ianrnrg Yh -S"~7-2?~}; C'cuUuct f'Alli J!:\~i.iti ,
Dute Subniittcd Description liiitials
Eng Necci Tcchnicall)• C.bmpletc Eng Need llan-3td itd htitiKntion
fng Nrui Chainagc Plans Eng Nt;cd TralTic Annlysis F..ng Nerd Uthet
Eng A€rcc Pay Fces Its.ceivtcl L=ng FinAl Plat Fees Carrmlctcei
Capy to Accounting
Eng .Agrec Yrionly Fers Itcrcivrd Eng Prrlim P[nt fres Caniplctcd
Uaticr to Puhlic ~ Notiu Iu Publir ~a 1 3 4 G Cnrrtpletcd - or Needs io br signed
Dc,i~u Dr% i;iUon n:i;c-r: i t~-~)<<t ~
, I3urw yuatittcs t~~c
drainage itrtn caiculatcd
f icaring 1)atc Qcnston Apprvvecl App C)cn Ccx►a Appld BCC -
AMealcd (o EiCC DX-cision App Den Cond Appld Crnrrt
Agpralyd tti Court ikcision App Dcn C:ond Appld
i Stampcd Mylars to Srrrrtnry (Sandy) - -
S:3mpctl :(►r f w. Piaw, totiecretary (Sal1dy)
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PLANNZNG DEPARTMENT REPORT
TO: SPOKANE COUNTY HEARING EXAMINER COMMITTEE
FR0M: SPOKANE COUNTY PLANNING DEPARTMENT
DATE: SEPTEMBER 19, 1991
SUBJECT: ZE-34-91 Zone Reclassification from Regional Business (B-3) to
Regional Business (B-3) and compliance with conditions regarding
time lirruts and review of a proposed site development plan in the
,Reglonal Business (B-3) zone.
1. GENERAL INFORMATION Applicant: Metropolitan Mortgage and Securities, Inc.
c% Mike Teramoto
- 929 West Sprague Avenue
Spokane, WA 99204
_ (509)838-3111
A g en t: Mike Teramoto
929 West Sprague Avenue
Spokane, WA 99204
(509)838-3111
Location: Generally located in the Spokane Valley at the northeast corner of
tle intersection of Bzoadway Avenue and Sullivan Road in Section
13, Township 25 North, Range 44 EWM, Spokane
County,Washington.
ProposaI: To develop a"Power Center" providing 346,452 square feet of retail
shopping facilities. Possible anchor tenants include but are not
limited to a"warehouse club", a warehouse-style home
improvement center, a large supermarket and a large drug store on
approximately 34.84 acres.
" II, SITE A.NALYSIS
. A. Comprehensive Plan: The proposal is located in the Major Commercial
Category of the Comprehensive Plan.
The Major Commercial Category is intended to provide the opportunity for
development of commercial uses, specifically conununity and regional shopping
centers and commercial uses directly related to major transportation routes.
9/9 1 HEC Staff Report for ZE-34-91 Page 54
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Since the proposal will be a major retail facility located adjacent to Interstate
Highway 90 and the principal arterials of Sullivan Road and Broadway Avenue,
it is in conformance with the Major Commercial Category.
B. Arterial Road Plan: The proposed "Powez Center" is located at the ,
intersection of Sullivan Road and Broadway Avenue. Both of these streets are
designated as principal arterials in t1e Artenal Road Plan.
Sullivan Road is a four 1ane arterial with either two way left turn lanes or
dedicated left turn lanes. It provides fulll access to Znterstate 90 north of the site.
Broadway Avenue is a two lane artenal adjacent to the site. There are no curbs
or sldewalks adjacent to the site along Broadway Avenue.
Accorchng to the Draft Environmental Impact Statement (DEIS) prepared for the
Spokane Valley Plaza, the development will generate 26,110 vehicle trips per
day on weekdays and 27,520 trips per day on weekends.
In order to accommodate this additional traffic, the Spokane County Division of
Engineez-ing has requixed dedication of 35 feet on Sullivail Road at the
southwest corner of the slte. The dedication will taper to 19 feet at the north _
property boundary.
Dedzcation of right of way along Broadway Avenue will be required. The -
extent of the dedication has not been detennined at this time. Final design may
adjust the roadway section by using on site drainage facilities to comply with
road drainage considerations.
C. Zoning: The exi.sring zoning of the site is Regional Business (B-3). The site
was zoned in 1979 to accommodate a regional shopping center known as the
Spokane Valley Mall. That proposal involved 70 acres which included the
proposal and the 35 acres to the east and envisioned approximately 830,000
square feet of retail build.Lng area..
The 1979 zone change was approved for 5 years and did receive a S year
extension of time. The present proposal does not contain any time limits. The
1979 rezone was approved pursuant to a site plan that was submitted with the
application. Since the site is currently zoned Regional Business, approval of
the revised "conditions" and site plan is all that is need.eti for the project to
proceed.
T'o the north: Red Lion site is zoned Regxonal Business (B-3). Across
Interstate 901s Llght Tndustrial (I-2). •
To the south: Across Broadway Avenue is Community Business (B-2) and
Urban Residential-3.5 (UR-3.5). .
To the west: Across Sullivan Road is Neighborhood Business (B-1),
Community Business (B-2) and Regional Business (B-3).
To the east: Regional Business (B-3).
9/91 BEC Staff Report foz- ZE-34-91 Page 55
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9/91 HEC Staff Report for ZE-34-91 Page 52
Zoning activity along Sullivan Road has been changing to business zones
consistent with the Major Commercial Category of the ComFrehensive Plan.
. D. Land Use: The site is currently vacant.
- To the north: The Red Lion Inn, a service station and Interstate 90. North
of Ynterstate 90 various light industrial uses are Iocated along
the freeway. .Also north of Interstate 90 both east and west of
Sullivan Road is the site of Sullivan Park Center, a planned
regional shopping mall.
To the south: A fire station, church and single family residences are located
on the south side of Broadway Avenue opposite the site.
To the east: Vacant land. -
To the west: Commerciai, residential and an elementary school.
• Zoning Trend: Sinee 1980 a total of 7 business zone reclassifications have been
approved on Sullivan Road ~etween Broadway Avenue and Sprague Avenue.
Included in these zone rec14'sifications is a Fred Meyer store at the northeast
- corner of Sprague Avenue and Sullivan Road. The entire Sullivan corridor
from Sprague Avenue to Znterstate 90 is now zoned for business.
The original commercial zoning was approved before the adoption of the
Comprehensive Plan. The site is now designated as appropriate for Major
Commercial uses. Also at the time of approval the Hearing Examiner
Committee required public hearing review and approval of a site plan. This
public hearing is to serve that purpose.
E. Site Size: 34.84 acres.
F. Topography: The subject area is flat except the site drops to the noz-th on the
northeast portion of the site.
III. PROPOSED SITE PLAN
The file contains a site plan prepared by Metropolitan Mortgage dated July 2, 1991.
A. Site Plan: The site plan depicts 346,452 square feet of commercial building
. space. As cuzrently planned the total building area may include a Warehouse
club, warehouse-style home improvement center, supermarket, large drug store
and some small shops and restaurants.
B. Parking: Parking requirements from the Spokane County Zoning Cade are 1
space per 200 square feet of retail space.
9/91 HEC Staff Report for ZE-34-91 Page 56
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Retail space is 346,452 square feet @ 1 space per 200 square feet = 1,732.
The site plan shows a total of 1,794 spaces which is more than adequate to meet
the Zoning Code requirements. -
C. Bicycle Racks: The Zoning Code reqliires 68 bicycle racks for the project _
based on the parking spaces required. 69 bicycle racks are shown on the site
plan.
D. Landscaping: A detailed landscaping plan is requiz-ed by the Planning
Department at the time of building perniits. Specific requirements are included
in the Zoning Code.
The site's Sullivan Road frontage will be landscaped with Type III (see-through
, buffer) vegetation which will vary in width from 16 to 62 feet.
- The westerly 2/3 0f the site's Broadway Avenue frontage will be landscaped
with a 7 1/2 foot wide stnp of Type III (see-through buffer) landscaping.
Additional landscaping will extend into the parking area along Broadway
Avenue at the ends of the parking aisles to buffer the residential properties
across Broadway Avenue from head lights.
A Type III landscaping stripl varying from 25 to 57 feet in width will be • installed along Broadway Menue east of the easterly entrance.
Along the east boundary of the site, a 25 - 50 foot wide strip of Type II visual
buffer landscaping will be installed. A fence and landscaping between the
vehicle turnaround in the northeast corner of the site and the property to the east
is required.
Most of the major driveways on the site wi.ll be lined with landscaping.
Landscape features will be dispersed throughout the parking area to meet the
Zoning Code requu-ement of a]andscape feature within 60 feet of each parking
space.
Landscape feanires, 100 square feet in area will be spaced every 100 feet along
the major building fronts facing Broadway Avenue. Landscape features will be
provided at each major Public entrance.
E. Signs: The Regional Business (B-3) zone sign standards would allow 2
detached signs along Sullivan Road at 250 square feet in surface area and 35
feet in height. Also standards would allow 6 attached signs, same area and
height along Broadway Avenue.
The Planning Department recommends sign limits to reduce impacts to adjacent _
commercial and resldenrial uses. Those l.inuts would allow one detached sign
along Sullivan Road and two detached signs along Broadway Avenue at the
surface area and height described above to be located near the access points '
These limitations have been agreed to by the project sponsor. The Planning
Departrrient will recommend sigii lirrutations regarding the freeway orientated
sign at the public hearing.
9/91 HEC Staff Report for zE-34-91 Page 57
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F. SYte Coverage: 22.8% of the site will be covered by buildings. The
maximum building coverage in the Regional Business zone is 60%.
G. Stormwater Drainage: The Spokane County Engineer's Office has required
a detailed stormwater disposal plan for the site. The project is located in the
Aquifer Sensitive Area (ASA) and therefore must comply with'208' storm
drainage requirements. A large area on the northeast portion of the site will be
used as a stormwater detention area.
H. Sewage Disposat: The proposal will connect to public sewer.
I. Water Supply: Water service will be provided by Vera Irrigation District No. 15.
J. Fire Protection: Fire Protection will be provided by Fire District No. 1 which
operates a stahon. Requirements of the Fire District must be satisfied during the
building permit process.
K. Vehicular Access/Traffic T.mprovements: Direct access to the site is
provided by Sullivaii Road and Broadway Avenue. Interstate 90 fronts a portlon of
the site on the north. Full access to Interstate 90 is provided at the Sullivan Road
, interchange.
The site plan shows two acc~ss points on Sullivan Road and two on Broadway
- Avenue. The access driveways on Sullivan Road are both designated for right turn -
in and nght turn out only.
The access driveway on Broadway Avenue nearest Sullivan Road will be restricted
to eliininate left turns from the site onto Broadway Avenue. The easterly access
driveway on Broadway Avenue will be signalized and provide full turning
movements. All left turns from the site will be from the easterly driveway on
Broadway Avenue.
Broadway Avenue will be widened to 5 lanes along the entire site frontage. From
the east property line a tapering will begin back to the existing two lanes.
Broadway Avenue will have a minimum of 82 feet of improvements including
asphalt, curb, gutter and sidewalks on both sides of Broadway Avenue.
A new signal system wi11 be required at the intersection of Sullivan Road and
Broadway Avenue. This signal system will be coordinated with the signal system
at the east entrance to the site on Broadway Avenue.
At the intersection of Sullivan Road and Sprague Avenue a new southbound left
turn lane will be required. Thi.s will necessitate the relocation of the traffic signals
- at the intersection.
A right turn lane is required northbound on Sullivan Road south of the Sullivan
R o a d/ B r o a d w a y A v e n u e i n t er s e c t i on. In order to provide for this im provement, 15
feet of right of way dedication must be obtained from Fire Disrrict No. 1 which
owns the property. This improvement is subject to approval by Fire Distnct No. 1
but must be financed by the project sponsors.
9/91BEC Staff Report for ZE-34-91 Page 58
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► A new 12 foot lane with curb, gutter and sidewalk is required along the site's
Sullivan Road frontage north of Broadway Avenue.
The traffic analysis prepared for the Spokane Valley plaza deternzined that by _
retiming the signals at the Sullivan Road/Mission Avenue intersection an acceptable
level of service wzll be maintained. The County Division of Engineering and the
Washington State Department of Tz-ansportation has questioned this finding. -
Further analysis by another consultant retained by the project sponsors supports
their original finding that reriming of the signals is all that is necessary.
The project sponsors will be responsible for expenses related to retiming the
signals. If the retiming fails to maintain the level of service, the applicant will be
required to make additional improvements which may include new traffic lanes.
. IV. SEPA ENVIRONMENTAL REVXEVV
An Environmental Impact Statement (EIS) was prepared for the project. The project
was scoped during the early states to identify environmental concerns. A preliminary
list of environmental elements to be addressed by the EIS was developed.
A Scoping Notice which incZuded~xhe list af envu-onmental elements was distributed '
to 20 agencies and the process was~advertised to the general public.
Comments were received and the "Scope" of the document was fi.nalized to include
environmental zmpacts to earth, water, land use, housing, aesthetlcs, recreation,
transportation and public services. In addi.tion, speciad studies were prepared
including traffic analysis and a market analysis.
A Draft Environmental Impact Statement (DEIS) was prepared and circulated to over
50 agencies and individua.ls. The DEIS identified mingating measures for
environmentat impacts. Many of these mingating measures have been included as
conditions of approval.
Comments on the Draft EIS were received from 4 agencies and individuals.
Responses to comments were published in the Final Environmental Impact Statement
(FEIS). The Final EZS was circulated on September 11, 1991.
The TIearing Examiner Comnuttee has been supplied with copies of the Draft and
Final. EIS. Additional environmental testimony will be allowed at the pubiic hearing.
V . PLANNING DEPARTMENT SUMMARX
The proposed shopping complex is located in the Major Commercial Category of the Comprehensive Plan. The proposal is consistent with the Major Commercial
Category and Arterial Road Plan considering land use policy and the transportation •
system in the area.
Most of the exlsting land uses in the vicinity a.re commercial i.n nature. Exceptions are
the vacant land to the east which is zoned for commezcial use and residences located
9/91 HEC Staff Report For ZE-34-91 Page 59
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to the south across Broadway Avenue. The landscape plan for the center is sensitive
to the residential properties and will help to buffer visual impacts.
Tra.ffic generated by the "Power Center" will likely be the most noticeable impact on
the suirounding area. A traff'ic analysis for the project recommended a number of off
- site traffic i.mprovements to mirigate tra~f'ic impacts. The project sponsors have
agreed to pay for all the off site traffic improvements.
An extensive environmental review process was completed on the project which
included production of an Environmental Impact Statement.
Very few comments were received on the Envisonmental Impact Statement (EIS).
Most comments were related to traffic and have been addressed in the Final EIS. No
opposition to the project firom area residents or the general public has been received at
the time of this report.
In consideration of the above, the Planning Department recommends approval of the
proposal subject to the agency recommendations shown below.
V I. CONDITIONS OF AFPROVAL
i. All Conditions imposed-,by the Hearing Examiner Committee shall
be binding on the "App~jcant," which term shall include the owner
_ or owners of the property, heirs, assigns, and successors.
i i. The Change of Conditions applies to the following real property:
That portion of the south half of the northwest quarter of Section 13, Township 25
North, Range 44 EWM, Spokane County, Washington, described as follows:
Beginning at the southwest corner of said south half of said northwest quarter of said
Section 13, thence east along the south line of said northwest quarter 1596.34 feet,
thence north 0°02'08" west 20.00 feet to a point 1596.46 feet east of the west line of
said northwest quarter and this being the true point of beginning; thence continuing
north 0°02'08" west 1176.21 feet to the south line of Interstate 90; thence along the
said south line north 73°46'S9" west 262.01 feet, thence continuing along said south
line, north 78°00'S7" west 272.68 feet to the north line of the south half of said
northwest quarter of said Section 13; thence north 89°59' 17" west along said north
line 301.66 feet to a point 784.30 feet east of the northwest corner of said south half,
thence south 0°22'30" east parallel with the west line of said south half 655.00 feet,
thence north 89°59' 17" west parallel with the north line of said south half 744.30 feet
to the east line of Sullivan Road, said line being 40 feet east of and parallel with the
west line of said south half, thence south 0°22'30" east along said parallel line 626.25
feet, thence south 25°56'44" east 16.68 feet to a line 30 feet north of and parallel with
the south line of said south half, thence east parallel with said south hne 122.80 feet,
thence south 0°22'30" east parallel with the west line of said south half 10.00 feet to a
- line 20 feet north of and parallel with the south line of said south ha]f, thence east
along said parallel line 1426.46 feet to the true point of beginning.
9/91 HFC Staff Report for ZE-34-91 Page 60
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SPOKANE COUNTY PLANNING DEPARTMENT CONDITYONS
1. All cunrent standards of the Regional Business (B-3) zone as amended shail be
complied with in the development of the site. _
2. The applicant shall develop subject property generally in accordance within the
concept presented to the Hearing Body. Variations, when approved by the -
Planning Director/designee, may be permltted, including, but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All
variations must conform to regulations set forth in the Spokane County Zoning
Qrdinance, and the original intent of the development plans shall be maintai.ned.
3. The Planning Deparnnent shall prepare and record with the Spokane Counry
Auditor a Title Notice noting that the property in question is subject to a variety of
special conditions imposed as a result of approval of a land use action. This Title
Norice shall serve as public natice of the conditions of approval affecting the
property in question. The Title Notice should be recorded within the same time
frame as allowed for an appeal and shall only be released, in full or in part, by the
Planning Department. The Title Notice shall generally provide as foilows:
The parcel of property legally described as [ ] is the
subject of a land use action by a Spokane County Hearing Body or
Administrative Official on,[', imposing a variety of special development conditi6s. File No. ZE-34-91 is available for
inspection and copying in the Spokane County Paanning Department. _
4. A specific development plan shall be submitted for Planning Department review ancl
approval priox to issuance of building pernuts. Construction must be judged as
proceeding according to the plan or constitute a zoning violation.
5. A specific landscape plan, planting schedule and provisions for maintenance
acceptable to the Planlv.ng Director/designee shall be submitted with a performance
bond for the project prior to release of build.ing permits. Landscaping shall be
installed and maintained so that sight distance at access points is not obscured or
impaired. The la.ndscape plan shall confozm to the site plan submitted with this
application.
6. Approval is required by the Flanning Director/designee of a specific lighring and
signing plan for the described property prior to the release of any building permits.
7. Landscaped axeas of at least 100 square feet shall be located no more than 100 feet
apart along building fronts facing street right of ways. In add.ition, all major public
entrances to buildings shall be landscaped. All landscaping described herein shall
be Type ZII, open area as described ul the Zoning Code. Maiifications to this
condition may be allowed if approved by Planning Department.
8. A meandering decorative wa1136 inches in height shall be constructed along the
site's Broadway Avenue frontage. .
9. Type IX landscaping 25 feet in width is requued along the sites eastern boundazy
with a minimum of 5 feet of landscaping and site obscuring fencing shall be
provideli at the vehicle turnaround located at the northeast portion of the site.
9/91 BEC Staff Report for ZE-34-91 Page 61
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10. Signs. Free standing signs shall be lirnited to 250 square feet in surface area and 35
feet in height. Qne such free standing sign will be allowed on Sullivan Road and
two free standulg signs on Broadway Avenue to be located near the access points,
, The free standing sign adjacent to Interstate 90 shall be 1'united to ~)5 ~ square
feet and L
_ 3 0 feet in height.
11. The Planning Department shall file with the Spokane County Auditor, within the
same time frame as allowed for an appeal from the final disposition, including
lapsing of appeal period, a Title Notice, which shall generally provide as follows:
"Prior to the issuance of any building permit for any building or any use on the
property described herein, the applicant shall be responsible for complying with the
provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer
• Sensitive Area Overlay Zone). The property which is the subject of this notice is
more particularly described as follows: . . . "
SPOKANE COUNTY ENGINEER'S OFFICE CONDITIONS
_ Prior To The Issuance Of A Buildine Fermit 4r At The Reauest Of The Countv Engineer In
Coniunction With A Countv Road ProiectlRoad Im~rovement District, Whichever Comes
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1. Applicant shaU dedzcate 35 feet on Sullivan Road at the southwest corner of the
applicant's property tapering to 19 feet at the north property boundary, per plans at
the Spokane County Engineer for right of way purposes.
2. The applicant shall dedicate the applicable radius on Broadway Avenue and Sullivan
Road.
Prior To Release Of A BuiidinLy Perrnit Or Use Of The Propertv As ProDosed:
3. Access pernuts for approaches to the county road system shall be obtained from the
Spokane County Engineer.
4. The applicant shall submit for approval by the Spokane County Eng-ineer road,
drainage and access plans.
5. The applicant shall submit for approval by the Spokane County Engineer a.nd the
Spokane County Health District a detailed combined on-site sewage system plan
and surface water disposal plan for the entire project and may include Broadway
Avenue road drainage or portion thereof if the development is to be phased.
b. A parking plan and traffic circulation plan shall be submitted and approved by the
Spokane County Engineer. The design, location and arrangement of parking stalls
shall be in accordance with standard traffic engineering practices. Paving or
surfacing as approved by the County Engineer, will be required for any portion of
the project which is to be occupied or traveled by vehicles.
7. The construction of the road improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
9/91 HEC Staff Report for ZE-34-91 Page 62
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8. The County Eng-ineer has designated Special Roadway Section standard for the
improvement of Broadway Avenue, which is adjacent to the proposed
development. Curb, gutter and sidewallc must also be constructed on both sides of -
Broadway Avenue.
9. The County Engineer has designated Special Roadway Secrion standard for the '
improvement of Sullivan Road, which is adjacent to the proposed development.
This will require the addition of approximately 12 feet of asphalt along the frontage
of the development. The construction of curb, gutter and sidewalk must also be
constructed.
10. All required improvements shall conform to the current State of Washington
Standaxd Specifications for Road and Bndge Construction and other applicable
County standards an.d/or adopted resolutions pertaining to Road Sta.ndards and
Stormwater Manage.ment in effect at the date of construction, unless otherwise
approved by the County Engineer.
11. Roadway standards, typical roadway sections and drainage plan requirements are
found in Spokane Board of County Commissioners Resolution No. 80-1592 as
amended and are applicable to this proposal.
12. This subdivision or development,proposal. is located within a drainage basin which has been identified by the Spokar~e County Engineer's office as having stormwater
runoff problems. Since this plat or development proposal is affected by or is a .
contributor to stormwater flows, property owners should participate in the planning
and implementation of a future basinwide stormwater management system. T'he
following statement shall be placed in the plat dedication:
"The owner(s) or successor(s) in interest agree to join in any County-approved
stormwater management program and to pay such rates and charges as may be fixed
through public hearings for service or benefit obtained by the planning, design,
consbructing, mai.ntainxng or operation of stormwater control facilities."
13. No construction work shall be performed within the existing or proposed public
nght-of-way until a permit has been issued by the County Engineer. All work
within the public road right-of-way is subject to inspection and approval by the
Counry Engineer.
14. All required construction within the existing or proposed public nght-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 of improvements
shall be filed with the County Engxneer.
15. There may exist utLlities, either underground or overhead, affecting the subject ,
property, including property to be dedicated or set aside for future acquisition.
Spokane County assumes no financial obligation for adjustments or relocation
regarding these utilities. Applicant(s) should check with the applicable utility -
purveyor and the Spokane Counry Engineer to deternune whether applicant(s) or
the utility is responsible for adjustment or relocatlon costs and to make
arrangements for any necessary work.
9/91 HEC Staff Report for ZE-34-91 Page 63
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16. The applicant shall execute agreements and be financially responsible for all
necessary services provided by Spokane County for all design, construction and
' xeconstruction of all signals warranted by this proposal.
. Broadwav Avenue:
17. The applicant sha11 construct a S lane Special Roadway Section on Broadway
Avenue along the frontage of the development. A tapering shall begin back to the
e7cisting two lane Roadway Secrion from the east property line. Broadway Avenue
shall have a minimum of 82 feet of improvements including asphalt, curb, gutter
and sidewalks on both sides of Broadway Avenue. Applicable right of way shall
be obtained and dedicated to Spokane County to provide for the Special Roadway
Section. The Spokane County Engineer shall review and approve any adjustments
to the Special Roadway Section including reductlon of total right of way by using
- project on site drainage to comply with road drainage considerations. Actual
improvements, S lane section, curb, gutter and sidewalks shall not be reduced.
18. Access Number 3 as delineated on the site plan, shall be signalized at the developers
expense and an intersection pian shall be reviewed and approved by Ole County
Engineer.
19. Access Nurnber 2 as delineated on the site plan, shall not allow for left tum
movements onto Broadway Ave~ue, an intersection plan shall be reviewed and
' approved by the County Engineer prior to any construction of this access. All left
turns from the site shall be from Access Number 3.
Broadwav Avenue and Sullivan Road:
20. A new signal system at the Bxoadway Avenue and Sullivan Road intersection shall
be requu-ed and the applicant shall be financially responsible for its costs. This
shall include but is not limited to installation of a new signal system and
interconnection of Access Number 3 and Broadway Avenue signal.
Sullivan Road South of Broadwav Avenue:
21. The app]ICant shall provide a dedicated left turn lane and necessary traffic signal
relocation on southbound Sullivan 12oad at the intersection of Sprague Avenue.
The applicant shall be financially responsible for reimbursement to Spokane County
of al.i costs associated with this required improvement.
22. The County Engineer after zeview of the EIS requires that a right turn Iane be
constructed on northbound Sullivan Road at the Sullivan Road and Broadway
Avenue intersection, this wzll include 15 feet of right of way dedication and
• applicable rad.ius obtained from Fi.re District No. 1 ownership along Sullivan Road,
construction of a 12 foot lane, cwb and gutters. These improvements are subject to
_ review and approval of Fue District No. l.
Sutllvan Road North of Broadwav Avenue:
23. Applicant shall dedicate the right of way required to comply with the Special
Roadway Section for Sullivan Road along the frontage of the development.
9/91 I-IEC Staff Report for ZE-34-91 Page 64
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Improvements shall include provisions for another 12 foot lane, cl:rb, gutter,
sidewalks and related drainage.
24. Raised channelization from Mission Avenue south to Broadway Avenue shall be .
constructed.
Mission Avenue and Sullivan Raad: •
25. Information subma.tted in the Draft and Final EIS categorically maintains that by
using signal retiming between the Department of Transportation and Spokane
County equipment, an acceptable level of service for Sullivan Road and Mission -
Avenue would be maintained. The applicant sha.ll be financially responsible for this
signal retiming and all additional equipment. If this retiming fails to maintain a level
of service B, the applicant shall be financially responsible for participation in the
improvements required to maintain an acceptable level of service. These additional
improvements may include additional lanes, etc., and will be required prior to
approval of additional phases of the development.
SPOKANE COUNTY UTILITIES DEPARTMENT CONDZTIONS
1. Applicant shall make connection to public sewer systern. Sewer connection permit
is required. Plans and specifica~ons are to be reviewed and approved by the -
Uti.lities Department.
.
SPOKANE COUNT'Y HEALTH DISTR,ICT CONDITIONS
. Sewage d.lsposal method shall be as authorized by the Director of Uti.lities, Spokane
County.
2. Water service shall be coordinated through the Director of Utilities, Spokane
County
3. Water service sha.ll be by an exi.sting public water supply when approved by the
Regional Engine,er (Spokane), State Department of Health.
4. A public sewer system wiJ.l be made available for the platlproject, and individual
service will be provided to each lotltract prior to sale. Use of individual on-site
sewage disposal systems shall not be authorized.
5. Use of private wells and water systems is prohibited.
SPQKANE COUNTY BUILDING AND SAFE'X'X DEPARTMENT CnNDZTZONS
1. The applicant shall contact the Department of Building and Safety at the eaxliest
possible stage of design/development in order to be infozmed of code requirements -
administered/enfoz-ced by the department, e.g., State Building Code Act
regularions, such as requirements for fire hydrant/flow, fire apparatus access roads,
street address assignment, barrier-free regulations, energy code regulations and
general coordination with other aspec;ts of project unplementation.
9l'91 HEC Staff Report for ZE-34-91 Page 65
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2. Requirements of Fi.re District No. 1 need to be satisfied during the building permi t
' process.
. 3. A recycling and solid waste management plan shall be submitted for approval prior
to issuance of building permits.
SPOKA.NE COUNTY AIR POLLUTION CONTROL AUTHORITY
1. All air poilution regulations must be met. This includes but is not limited to the
following:
2. Air pollution regulations require ttlat dust emissions duruzg demolition, construction
. and excavarion projects be controlled. This may require use of water sprays, tarps,
sprinklers or suspension of activity during certain weather conditions. Haul roads
should be treated, and emissions from the transfer of earthen material must be
controlled, as well as emissions from all other construction-related activities.
3. Measures must be taken to avoid the deposition of clirt and mud from unpaved
surfaces onto paved surfaces. If tracking or spills occur on paved surfaces,
measures must be taken immediately to clean these surfaces.
4t
1
' 4. All traveled surfaces (ingress, egress, parking areas, access roads) must be paved
and kept clean.
5. SCAPCA Regulation Z, Article V, requi.zes that a Notice of Construction and
Application for Approval be submitted to and approved by our agency prior to the
construction, installation or establishment of an air pollution source.
6. Debris generated as a result of this project must be disposed of by means other than
burning (ie, construction waste, etc).
sam
9/91 HEC Staff Report for ZE-34-91 Page 66
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PARKING: 1,794 s'ka k1s, 1,732 reqraired R1
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~
Lr, AC1TON; ZO«fllg Chbrige Qt Canditlans w ~ Site k'lan ApprQVa1
PIlO}jO1JENTr Metropolitan Mortgege 4 - Securitl.es CQ., Inc. _ _ `
~
~
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S 17 C~> K 4\
O lJ N
,
OFFICE OF THH COUNTI' E,\,CINC•I•1: • A DIVISION OFTiiF PUIiLIC WORlCS DF:I'ARTML"N'f
f2onald C Hormann, P E, County Enguicer Dennis M Scott, P E, Director
Septcmber 26, 1991
MIKE TERAMOTO
METROPOLITAN MORTGAGE & SECURITIES CO INC
PO BOX 2162
SPOKANE, WA 99202
Dear Mr. TERAMOTO:
SUBJECT: SPOKANE VALLEY PLA7.A
PROJECT # ZE-34-91
Additionai information with respect to the above projects subsurface soil conditions is required to complete the plans
review process. Specircally, representative values for soil percolation rates and soil-subgrade "R" values are necessary to
evaluate the proposed pavement section and storm drainage disposal system.
We require that the Spokane County Materials Laboratory supply this information during the design review process. The
County Matcrials Laboratory has reviewed the proposed development plan; made a preliminary iavestigation of the on-site
conditions; and has determined a minimum number of 9 percolation rate iesls and 3 stabilometer "R" value tests are
required. It estimates the cost of such soi[ borings and tests to be approximately $4,000.00 including utility location.
Additional Materials Laboratory rEmarks are as follows: APPROX 200 PER "R" VALUE TEST AND APPROX 3 HRS
TO COMPLETE EACH PERC RATE TEST.
Flease note that the above is a preliminary estimate only; additional tests may be necessary depcndent on the conditions
encountered, and therefore, actual fees may vary Actual fees will be based on hourly equipment usagc rates and salary
costs incurred by Spokane County during the progress oC the work plus a 10 percent administration surcharge. Fees will
be invoiceci monthly as accrueci.
Please be acivtscd thal signature of this lettcr constitutcs agrccment to pay for the abovc described fees. Faiturc to pdy
these fces may result in delay in completion of approval of the project or other possible sanctions
(f you desire to havc us undereake thcs work, pleasc sign below, and return the original to our office
Rcspcctfully,
~ ~ !
, i
~
l, ~ i ~ ~'r` • ~ `
~i
Gary S. N~on
Planning nginc;c;r
AUTHORIZING SIGNATURE DATE
k\g\tu--value.P{~i & c~~ffc«~,n Spc,kane, Vi~A 99200-O1~g0 (50q) 456-3600 I-na I~;OQ? -iSb-~t 715
cc: RANDY LAB~~F
I ~ q f
~.~TE) ' r J,
• ~
o o / i • ~ J ~ v A-C' Y' ~ J Q~
J. o . 4 x v ~ .
s ?
~ y
~ M ~
Dear Mr V-t*l _
SUBJECT:
PROJECT # Z 4-_ '71 2 i Additional information with respect to the above projects subsurface soil conditions is required to
complete the plans review process. Specifically, representative values for soil percolation rates and
soil-subgrade "R" values are necessary to evaluate the proposed pavement section and storm
drainage disposal system.
We require that the Spokane County Materials Laboratory supply this information during the design
review process. The County Materiais Laboratory has reviewed the proposed development plan;
made a prelimin ry investigation of the on-site conditions; and has determined a minimum number
of ~ Percolation rate tests and 3
stabilometer "R" value test are required. It estimates the cost of such soil borings and tests to be
approximately U co c" excluding utility locatlon. Additional Materials Laboratory
remarks are as follows: , 4-4e, ~9=Z~_ d
~ h ,2 s bo 6e,~ ~ 4 e.~. ~ c,,t c.. ,e.,4 tL -tE,2,t7 . .
Piease note that the above is a preliminary estimate only; additional tests may be necessary
dependent on the conditions encountered, and therefore, actual fees may vary. Actual fees will be
based on hourly equipment usage rates and salary costs incurred by Spokane County during the
progress of the work plus a 10 percent administration surcharge. Fees will be invoiced monthly as
accrued.
Piease be advised that signature of this letter constitutes agreement to pay for the above described
fees. Failure to pay these fees may result in delay in completion of approval of the project or other
possible sanctions.
If you desire to have us undertake this work, piease sign beiow, and return the original to our
office.
Respectfully,
Gary S. Nelson
Planning Engineer
AUTHORIZING SIGNATURE ' DATE
Mg%r-value.tes
.
~ OCT 9 21991
~ ~
S P O K A N E fto' OFFICE OF THE COuNTY ENGINEER • A DNISION OF THE PUBLIC WORKS &P RTMEIVT
Ronald C. Hormann, P.E, County Engineer Dennis M. Scott, P E., Director
Septembcr 26, 1991
MIKE TERAMOTO
METROPOLITAN MORTGAGE & SECURITIES CO INC
PO BOX 2162
SPOKANE, WA 99202
DC3r Mf. T'ERAJTOTQ:
SUBJECT: SPOKANE VALLEY PLAZA
PROJECT # ZE-34-91
Additional information with respect to the above projects subsurface soil conditions is required to complete the plans
review process. Specifically, representative values far soil percolation rates and soil-subgrade "R" values are necessary to
evaluate the proposed pavement section and storm drainage disposal system.
We require that the Spokane County Materials Laboratory supply this information during the design review process. The
County Materials Laboratory has reviewed the proposed development plan; made a preliminary investigation of the on-site
conditions; and has determined a minimum number of 9 percolation rate tests ancl 3 stabilometer "R" value tests are
requireci. It estimates the cost of such soil borings and tests to be approximately $4,000.00 including utility location.
Additional Matcrials Laboratory remarks are as follows: APPROX 200 PER "R" VALUE TEST AND APPROX 3 HRS
TO COMPLETE EACH PERC RATE TEST.
Please note that the above is a preliminary estimate only; additional tests may be necessary dependent on the conditions
encountered, and therefore, actual fees may vary. Actual fees will be based on hourly equipment usage rates and salary
costs incurred by Spokane County during the progress of the work plus a 10 percent administration surcharge. Fees will
be invoiced monthly as accrued.
Please be adviseci that signature of this letter constitutes agreement to pay for the above described fees. Failure to Pay
thcsc fees may result in delay in completion of approval of the project or other possible sanctions.
If you desire to havc us undertake this work, please sign below, and return thc original to our office.
Respectfully, ~
!d a ~
~
Gary S. N an
Planning ngineer
.
`
AUTHORIZING SI • RE DATE
k\g\f\r-value.p MEff 11 ferson Sp ane, A 99260-07 80 (509) 456-3600 FAX (5(~9) 456-4715
cc: RANDY I
!
~
7.0 TRANSPORTATION NiITIGATION MEASURES
Levels of service decreased with the proposed action utilizing the existing infrastructure
of the local street and intersection network. Existing infrastructure includcs: Number of
lancs, turning restrictions, parking restrictions, existing signal hardware and existing
signal timing. Mitigation measures would improve the operation of the transportation
system. In general, imposition of mitigation measures would be * d
- applied to maintain the existing level of service. For example general
mitigation measures would include signal re timing, parking restrictions, turn restrictions,
left turn lanes, two way left turn lanes, etc. The specific mitigation measures for thc
proposed project are given in Table 5.
Table 5: Mitigation Measures
Location Mitiptation Measures
Broadway/east of Sullivan Widening from 2 lanes to 5 lanes with 2 way leftata
site's east edge va0*k- turn lane.
Sullivan Arterial north of Dedica ion of eastern ROW on Sullivan f rom Valley
Broadway Plaza, ~idening and related improvements to SaAqUA,&I A20}O
M-60i u M o~v
S~~oM4t-~ -2RT~oN f}Nh 1
Sullivan/Broadway ~>Update of signal timing Installation of
In tersection
Broadway/Access 2 Lef t turn exit turning restriction. All lef t turns
Intersection onto Broadway via Access 3
Broadway/Access 3 Signalization of access intersection
Intersection
Interstate 90 ramps Update signal timing for both off-ramps
Mission/ JPA Existing signalization at intersection
Intersection needs coordination/tie in to WSDOT
signalization 4I-90 of f ramps ArN9 Ssysvg5sf~u&jT
The 5 lane Broadway section would extend from the Sullivan/Broadway intersection
eastward to a taper point east of the Access 3 tapering to a two lane section at the Valley
Plaza's eastern property boundary. This 5 lane section may be extended if development
takes place on the adjacent Pring property.
Tiie u ivari
,4ev-e~~ T-lrr;c ratttg=Turrreq-w4em.e,uts may be constructed to
. The detailed
access plan for the shopping center access is shown in Figure 9. This figure shows the
lane configuration and permitted movements on Sullivan Road and Broadway Avenue.
The level of service for Sullivan and Mission in 1995 with action will be LOS D. This is
due to increased traffic volumes through this intersection. With mitigation, the LOS will
be LOS B. Mitigation includes the re-timing of the traffic signalr.-
13
~
i
With the construction of raised medians, access to the fire station on the southeast corner
of Sullivan and Broadway would be restricted. Currently the fire station access is
directly into the intersection. The location of this fire station is less than idcal in that
there is limited access control and conflicts with both streets as well as pedestrians.
Channelization on Sullivan and Broadway would restrict access to northbound and
eastbound directions only. With increased vehicular and pedestrian traffic with
development, it may be necessary to improve the access to the fire station. Signal pre-
emption for fire department use already exists at this intersection.
,
8.0 AD.]ACENT PROPERTY DEVELOPMENT
The traffic impact of the proposed shopping center should not be looked at in isolation of
the possible development on the ad jacent Pring property to the east of the pro ject on
Broadway Avenue. The determination of the ultimate configuration of Broadway would
also depend on the eventual land use and ciensity of the Pring property.
Three different land use scenarios were evaluated to determine the order of magnitude of
the trip generation for the PM peak hour, weekday and weekend trip generation. The
total number of trips are given in Table 6.
Table 6: Adjacent (Pring) Property Total Trips '
Descriotion PM Peak Weekdav Weekend
Commercial 1360 27,090 28,770
Business Park 510 9,450 1,910
Housing 450 10,920 3,510
* rounded to the nearest 10
The commercial use includes general retail and has the highest trip generation rates. It
also has more total weekend trips generated compared to the weekday. A business park
use has lower trip generation rates and has very little activity on the weekends. High
density housing with 17 units per acre would generate a similar number of trips compared
to a business park use during the weekday with more activity during the weekend.
However, the peak periods would be different and the predominant direction of flow
would be reversed. The PM peak movement for a business park is outbound and the PM
peak direction is inbound for housing. A commercial center has almost equal directional
split, with the inbound movement at 47 percent and the outbound at 53 percent.
Development on the Pring property would require that Broadway Avenue be improved
east of the Sullivan Valley Plaza site. In order to maintain continuity and lane balance,
a five lane configuration would be the most probable street configuration. The additional
traffic volumes would also decrease the level of service at the Sullivan/Broadway
interscction.
15
MEMORANDUM "NILL
~
:
TO: Tina UmlandlMctropolitan Mortgage
• COPYES: Phil Merrell/CH2M HILL
FROM: Bruce Rawls
DATE: June 29, 1993
SUBJECT: Metropolitan Mortgage--Sullivan Road Sewer
P'ROJECT: SPK32985.EB
This memo is to respond to your question yesterday concerning the cost of sewer
construction to serve the Spokane Valley Plaza, using tlle assumption that thc sewer
would be designed and constructed to only serve the Plaza. We also assumed that the
sewer construction would be done separately from any road improvements. Therefore
would iilelude eomplete roadway surface rostoration in thc scwer cost. We assumed that
sewer constniction would end at ManhalG l0U for a total length of 2,612 feet.
You indicated that the wastewater flows estimated in the EIS were 9,000 gailons per
day(gpd), and that thc development would i>>clude approximatoly 346,500 square feet of
floor spaee. Tenant uses are not specified at this timc. Wastewater design manuals
recommend a flow ratc of 0.1 gpd per square foot for shopping centers. Based on that
recommendation, the flow from the development would be about 34,650 gpd average.
Peak flows for sizing the pipe couid be up to 8 times average flows, or 277,200 gpd.
Using this flowrate, and clortnal pipc 5izing calculations, we determined that an 8-inch
ptpeline at minimum allowablc slope would bt more than adequate for wastewater flows
from the development. Therefore, we estimated the construction cost based on 8-inch
pipe, which is the minimum pipe size normally used in public sewer systems.
We estimate that the eost of the project using this basis wvuld be appraximately $290,000
ineluding 10 pereent for construction engineering and 15 percent for eontingencies. T'his
estimate does not include design costs or sales taxes.
Post-It" brand fax transmlttai memo 7571 N afPsv• ',01ZJL-^-
r'14.eaIi f"k~ C _r7
met[O jept, one
O.~o 455"^ 7Z86 ~elt 0
,
M
101,6W
Ni ETROPOLITAN MORTGAGT' & SECURITIES CO., INC.
929 WEST SPRAGUE AVENUE / PO BOX 2162 / SPOKANE, WASHINGTON 99210 / PHONE (509) 8384U-1- _
R,r~~~~`~`'~~ ~
MEMORANDUM ~k ~ ~
E JU~, ~ 1993
i, ~~s~~~ c~~►e~
TO: Gary Kennaly, County Engineer Gary Nelson, County ~ngineer~- -1------ -
Verril Smale, County Engineer Pat Harper, County Engineer
Bob McCann, County Engineer Dave Padon, County Engineer
Wally Hubbard, County Planning Phil Merril, CH2M Hill
Steve Horobiowski, County Planning
FROM: Mike Teramoto
DATF: .lulv 8, 1993
RE: Spokane Valley Plaza
Sullivan Road Projects
Most importantly, we would like to thank all of you for your cooperation, assistance,
courtesies, patience and understanding in trying to put various roadway and sewer
project scenarios together for construction in 1993.
Despite an 11th hour withdrawal by a very strong national tenant, Metropolitan
initially thought that moving forward with the off site improvements in 1993 would
be a good idea. However, as different factors surfaced together with approaching
deadlines for the 1993 construction season, it became apparent it would be prudent
to consolidate the Sullivan Road roadway and sewer into the County's 1994 schedule.
This would eliminate mistakes caused by "rushed" projects and also reduce the
duration of traffic and business disruptions along Sullivan Road between I-90 and
Sprague Avenue.
Additionally, this will provide time to attempt to clarify methods for sewer line
construction costs and responsibilities. A copy of our letter regarding this matter is
enclosed for your reference.
Metropolitan, its staff and consultants will be prepared to finalize arrangements
necessary for the 1994 construction projects.
Again, our sincerest appreciation to you.
cc: Commissioner Steve Hasson
C. Paul Sandifur Jr.
Bruce Blohowiak
Gregg Weed
Tina Umland
M ETROPOLITAN MORTGAGE & SECURITIES CO., INC.
929 WEST SPRAGUE AVENUE / PO BOX 2162 / SPOKANE, WASHINGTON 99210 1 PHONE (509) 838-3111
Jufy 8, 1993
Mr. James Legat, P.E.
Utilities Department
Spokane County
West 1026 Broadway Avenue
Spokane, Washington 99260
RE: Spokane Valley Plaza
Spokane County Sewage Developer Connection Agreement
Dated October 15, 1991, Document No. 91-1414,
Recordation No. 9110220374
Dear Jim:
Thank you for your courteous and helpful assistance to Metropolitan and its staff
regarding the above referenced project. As you are aware, the sewer project has been
tentatively rescheduled for construction year 1994 to coincide with the County's
Sullivan roadway projects between I-90 and Sprague Avenue; and also, in part, by the
posture on sewer hook-up costs presented by the Red Lion Inn.
This situation has given Metropolitan time to review the extraordinary costs, which
could potentially be incurred by Metropolitan, to provide sewer to the Spokane Valley
Plaza project in the event a ULID is not formed within the ten year period set forth in
the Agreement. It our belief the condition imposed on Spokane Valley Plaza requires
the project be sewered and any on site wastewater disposal was prohibited. We feel
this condition does not require Metropolitan to be responsible for the costs to provide
sewer capacity and service for every property owner along the route of the sewer line.
In Attachment B to the terms of the existing Agreement and current sewer design
plans, a 24 to 30 incn sewer line with lateral stubs to properties along Sullivar Road
are illustrated. The estimate for installing this sewer design is presently $544,843.00.
It becomes quite obvious that if a ULID is not formed in ten years and also without
any provisions for latecomer agreements, Metropolitan could be providing "free"
sewer service to all the Sullivan Road property owners.
Additionally, CH2M Hill has prepared a design estimate of the specifications necessary
to provide sewer solely to the Spokane Valley Plaza project, a copy of which is
enclosed herewith. It describes an 8 inch sewer line at a projected cost of $290,000.
►
~
Spokane Valley Plaza Project
Spokane Co. Developer Connections Agreement
A guarantee that the ULID would be formed to reimburse Metropolitan would be
equitable. Otherwise, we believe it would be fair, in the event a ULID is not formed
in ten years, that Metropolitan should be responsible only for the actual cost
necessary to provide sewer to Spokane Valley Plaza project. Metropolitan should
somehow be assured that it will be paid for the additional costs for sewer design and
construction specifications which are above and beyond what is required for the
Spokane Valley Plaza project.
Therefore, we would like to request that ihe above referenced Agreement be amended
to incorporate such considerations.
Thank you for your consideration in this matter.
Sincerely,
~o
Mike eramoto~
Property Development
,
S.F. R(~IJTINC SLIP ?.*V, Dkre
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For Action F'er YCrur Requeat E!"Per osrr Ct►rtueraseEinn
Fvr A#rprovel I Fl dand R,tum Reatl & Route dioFides
~ Far Sapnatuto Fnr Your Inlormairan ~ For YoW' Cornments
~'~~'s ~ ~~,~rIt) e
3
• ' ~I J ~"L i' • `-'g" ~ ~ _ _ _ ~ I
SEP 0 31991 a
duane Berentson
Washington State
Department of Transportation k , Sicr2tary of Transportation
~ C~~~ ~,~dG1NEER
oistnct s
North 2714 Mayfair Street Spofcane, Washington 99207-2090
(509) 456-3000 .
Fax (509) 456-3089
August 29, 1991
Mr. Wallis D. Hubbard
Planning Director
Spokane County Pianning Department
Broadway Centre Building
N. 721 Jefferson Street
Spokane, WA 99260
RE: Draft EIS for Spokane Vailey Plaza
Dear Mr. Hubbard:
After reviewing the above subject the Washington State Department of Transportation (WSDOT) makes the
following comments concerning this DEIS:
1. When reviewing a development of this nature WSDOT's primary goal is to ensure traffic
safety and maintain an acceptable Level of Service (LOS). WSDOT believes the proposed
mitigating measures in Table 5 on Page 21 of the DEiS will not yield an acceptable LOS at
the intersections of the Interstate 90 ramps and Sullivan Road. To ensure an acceptable
LOS, WSDOT in conjunction with the Spokane County Engineer's office will require
roadway improvements be constructed by the developer. These required improvements
shall consisi of re-timing the signals in addition to one or more of the following:
• Installation of an additional right turn lane that extends to Mission Street from the East Bound
Off Ramp
• The widening of Sullivan Road in the interchange areas and vicinrty to accommodate 7 tanes.
• The insiallation of °Slip Ramps".
2. WSDOT requests that a more detailed traffic analysis be performed for the intersection of
Sullivan Road and Mission Street as ident'rfied in Table 5 Page 21 of the DEIS.
3. WSDOT in conjunction with Spokane County Engineer's Office reserves the right to
require add'rtional roadway improvements from the developer based on a binding final site
plan.
~
~
~ ~ .
Mr. Hubbafd ~2a August 29,1991
~
If yau have any questi4ns regarding these comments please feel fiee ta contac# NEark Rohwer in our
District Planning Office at (509) 456-3996.
Sincerely,
J.C. LENzi
aistr~~~ ~~~inistrator
7~ ejpx~
By: nnARK RaHWER
District Planning Engirreer
MER-gf
cc: Spokane County Engineer's Dfrice
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OFFICE OF C4UNJTY ENGINEER
SPOKANE COUNTY, WASHINGTON
Dote ; 19
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FOSTER PEPPER & SHEFELMAN
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A Law PAwtaiE45r1ir INCLUOIr+G
rQOfESSIQvAl SERVICC COHVOqAriUNS
1 l I I THIRO AVENUE
SUiTE 3400
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411061 151 0500 (2061 447 4400 4503) :21 0607
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(206) .1-7 9700 (206) 447 9203
TELEX t2061 32 8024
• aN56K FosTECt LAW SEn
August 28, 1991
Wa].lis D. Hubbard, Pl.anning Director
Spokane County Planning Department
721 No. Jefferson Street
Spokane, WA 99260
Re: Comments on Spokane Valley Plaza
Draft Environmental Impact Statement and
Allocation of Cost for Construction
of Evergreen Road I-90 Interchange
Dear Mr. Hubbard:
We are writing on behalf of Price Development Company and
R. A. Hanson Company, Inc. to comment on the County's Uraft
Environmental Impact Statement ("DEIS") issued in July, 1991 for
the Spokane valley Plaza proposed by Metropolitan Mortgage
("Proposal."). Price Development Company and R. A. Hanson
~ CoRipany, Inc. have been the principal developers for the
proposed SuJ.livan Park Center, also known in part as the Spokane
Val].ey Mall, which is situated to the immediate north of
Interstate 90 and approximately one mile from the site of the
Proposal.
The Sullivan Park Center will be generating i.ts own traffic
impacts on many of the same roads and freeway interchanges
impacted by the Proposal. The County has ear].a.er concluded to
this effect by attaching as one of the conditions of its 1985
approval of the Sullivan Park Center a requzrement For
Z construction of a new freeway interchange (the "Evergreen Road
interchange") and calli.ng on the County Engineer to prepare a
"formula for participation in the sharing of costs for roadway
improvements in the vicinity." Price Development Company and
the R.A. Hanson Company, Inc. have implemented this condition by
sponsoring a Final Design Report for the Evergreen Interchange.
Tha.s invo]ved working on a cooperative basis with County, state,
and federal ofEcials to design an a.nterchange which wxll rneet
~E
29 1991
Lp i C2
~.,u N sy
_ N,~ip4G DEPAYOMENT
.
.
Spokane County Plarininy Departinenr
Augusl 2£3, 1991
Page 2
agenc_y criteria and accornodate the substantial a.ncrease i_n
deinand ariticipated from overa 1Z growrh in this area over the
I}exL twerity ye1 rs . As the UEIS Cc~ L the Propasa 1 cons t1 tUl.es aci
' zinportarit parr of_ tlZe County's coririnuing analysa.s of this
area-w.i.de road xmprovement, the Colluwi,1g coiziment,s are oECeLed
for considerati on.
The purpose of preparing the DETS is to zdentiEy the
pz'obable si.gni£icant impacts resultirig f ram the Proposal atid to
sel. Corth reasonab].e rnitigation measures khat would
siynzficantly mztigate these lmpacts. VJAC 197-111-440(6) (a) .
3 Based upon the revi.ew of the DEIS hy the traffa.c consuJ.tants of
Barton-Aschman Associates, Inc., we believe the Fina].
Environmental Impact Statement ("FEIS") should address i.n
somewhat greater detail both the direct and cumulative impacts
of the Proposal on the surrounding roadway system and the two
nearby freeway znterchanges, namely the existing Sulli.van Road
interchange and the proposed Evergreen Road interchange.
There is no question but that the traf f i.c generated by the
4 Proposal wZll create significant impacts on the adjacent roads
and nearby I-90 interchanges. In light of this, our traffic
consul.tants have the Following specific observations on the DEIS:
l. One recommended mita.gation which requi.res further
discussion is how "updated signal timing" at the
two Sull.ivan Road ramp intersections results in
such a substantially improved level o£ service
("LOS"). The DEZS estimates the LOS to be "D" and
"F" for the north and south ramp intersections,
~ respectively, in 1995 with development of both the
~ Proposal and Phase I of the Sullivan Park Center,
assuming the I-90 Evergreen Road interchange is
not completed. The only mitigation proposed - to
"update signal timing for both off-ramps" - is
said to result in both intersections operating at
LOS "B." As both intersections are now
functioning as fully-actuated operations, al.though
not a.nterconnected to the County signals to the
south, more detail is needed as to how such a
great improvement i.n level of service will be
accomplished.
2. The statement that traffic volumes generated by
the Proposal wlll complement, and not conflict
with, traEfic generated by the Sullzvan Park
Center, also requxres further clariFication. The
- ~ addition of 526 northbound PM peak hour trips
generated by the Proposal through the south ramp
r
• .
Spo}cane County Planning Department
August 28, 1391
Page 3
intersecta.on may complement Sullivan Park Center_,
but the 456 trips that turn J.eft at tfle north rarcip
inter.section xs a conElict, and a major xinpact to
' the operatzon oL- the intersecL-ion.
3. The use ot a 3% background growth rate From 1993.
to I995 may account for reyzonal growth; however,
this will under-estimate certaxn critical
requirements within the znterchanye. The
eastbound left-turn volume at the south ramp
intersection, For znstance, was saicl to be 225
veha.cles a.n the 1991 PM peak hour. Increasa.ng
this volume by 12.5% to account for compounding 3%
growth over four years, results in approximately
255 vehicles turning left, for an assumed increase
of 30 veha.cles. Without the Evergreen Road
interchange for Phase I development of the
Suilivan Park Center, this left turn movement wil1
be significantly higher. The Sullivan Park Center
EIS in 1985 projected an addition of approximately
265 trips to tha.s left turn movement, a difference
of 230 tri.ps over the background growth rate
assumption, a si.gnificant difference. However,
the completion of the Evergreen Road interchange
wzll divert the majority oF the projected 265
trips, leaving additional capacity for the
Proposal and other development.
4. Page 27 of the DEIS states that "Spokane County
has existing plans to widen Sullivan to 5 lanes
~ south of Broadway." We are unaware of any
exzsting plans which are pending at this time.
The FEIS should iclentify specifically the plans
referred to and thezr present status.
The County's 1990 comprehensive plan reflects its desire to
substantially increase the density of development on Sullivan
Road by providing for a major north/south comrnercial zone on
Sullivan Road south of I-90. This County commitment, combined
wzth the projected traffic impacts of the Proposal and the
'pSul].ivan Park Center, reguires both improvements to the SulJ.zvan
~J Road interchange and the construction of the Evergreen Road
interchange in the immediate vicinity. The DEIS does not
reFlect the County's analysis oF how these two freeway
intezchanges should be funded, or provide a factual basis For
al.locating costs between Suilivan Park Center, the Proposal, and
the substantial use of these two interchanges by vehicles which
are not comzng or going to either of these centers. It should
Spokane County PXaririiny Departrncnt
August 28, 1991
Page 4
a.lso discuss the projected use of the Evergreen Road interchange
by LraEFi.c gener_ated by Ehe Proposal and deve].opment in the
v1Clr1ity.
After addressing the Pxi_enf: t.o which the Proposal and
adjacent land developineiit aLP IikeJy to genezate futuze use of
the Sullivan and Evergreen Road a.ntezchanges, the County should
address, either in the FEZS ox otherwise, the critieal issue of
O fuclding the constr<<ction oE tlle E-vergreen Road intexcriange and
the necessary Su1livan Road znterchange improvements. Xn dozng
so, it is i.mportant to keep in mznd that the tuture zmprovements
at these two i.nterchanges w:Lll be generated onYy in part by t11e
tra£fi.c impacts of the Proposal and the Sullivan Park Ceiiter;
the larger demand for these road improvements wi1l be as a
result of the County's decision to create a major commercial
zone along Sullivan Road in future decades.
As we all know, the County's authority to impose exactions
on developers may be imposed only to the extent attributable to
~I the identified adverse impacts of a development proposal. This
mandate is ref ].ected in the Washi.ngton' s Growth Management Act,
Chapter 36.70A RCW, which requires that any impact fee be
limited to impacts reasonably relatEd to the new development.
Thus, in carrying out its analysis of the traffic impact of
the Proposal on the nearby existzng and proposed freeway ramps,
the County should carefully analyze the precxse impacts,
identify the appropriate mitigation required, and recognzze that
Metropolitan Mortgage, R. A. Hanson Company, Inc. and Price
2 DeveJ.opment Company can be held responsible only for subsidizing
a limited portion of the improvements required to improve one
freeway interchange and construct another; they cannot be held
accountable for what is essentially the public commitment to
fund those improvements, as reflected in the County's
comprehensive plan for this area. Given the extent to which the
new interchange costs in particular are being driven by state
and federal design criteria, a.t would be ha.ghly inappropriate to
saddle ei.ther Sull.ivan Park Center or the Proposal wzth the
major share of these costs.
We appreciate the opportunity to participate in this
13 coinmenting process and trust that the FEIS will include the
necessary additional traffic analysis relating to the new I-90
interchange and wiIl zdentiFy the additional mitigation measures
required.
Sincerely yours,
FOSTE P;E" SHEFELMAN
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Draft Resnonse to Price DevelonmentJFoster PeloT)er & Shefeiman Letter
~
~
1. As indicated in the analysis provided in the DEIS and as further clarified in
the responses from W&H Pacific and CH2M-Hill as appended to this FEIS
~ document, t.he use of the proposed Evergreen Interchange by traffic coming
1i ll either to or from the Spokane Valley Plaza project will be negligible to zero.
~ g Based on these studies, the nutigation under SEPA that the Valley Plaza is
required to perform as off-site improvements is adequate. It is impossible to
~~J quantify the public benefit that will accrue if the Evergreen Interchange is
~ v constructed and particularly since it is not projected to cross the Spokane
River. With the above referenced studies and the lack of any quantifiable
n~ public benefit, neither the Spokane Valley Plaza nor the public entities can
`ll U be required to participate in fwading for the Evergreen Interchange.
ov
Z v Additionally, it is important to revisit a brief history of the Evergreen
Interchange itself. It is an interchange that is recognized by Washington
UL , State DOT to be "developer oriented" and not on their priority ranking for
this I-90 segment (Medical La.ke to the Idaho State Line). It was initiated at
~ the request of the developers of the proposed Sullivan Park Center, also
known in part at the present time as the Spokane Valley Mall. The
Evergreen Interchange is identified as the major mitigation factor for
~j traf~'ic concerns of the proposed Sullivan Park Center for Phases II and III
~ of that project, per the Draft and Final Supplemental Environmental
Impact Statement of 1985. The zone changes which allow the development
~(n of the Sullivan Park Center are conditioned on the implementation of the
interchange, in conjunction with other traffic and environmental
measures. Without the Sullivan Park Center development (including the
Spokane Valley Mall), both Spokane County and the WSDOT feel it highly
~ unlikely that an interchange at thzs location would be needed or required in
the foreseeable future of 20 to 30 years.
~
~ 2. In an attempt to support development and the economy of the Spokane area,
the county responds to the issue of a"formula for participation in the
sharing of costs for roadway improvements in the vicinity" and the county
\ is moving forward in analyzing and hopefully implementing a r1
~ ~ ' which would potentially assist in e
~ o connection of Evergreen Road to the proposed interchange as well as help
N~ provide assistance in the improvements to Evergreen Road to the south of
o J the lnterchange. WSDOT also recogruzes that certain design requirements
which t,hey may request quite possibly will exceed those needed for the
~ Phase IUIII proposed interchange. It is probable that they will, through
-i whatever source of funding may be available at the time of i_mplementation,
I- ~ assist in the funding of the interchange to meet those additional design
requirements.
0` V
~ 3: Please see the appended information and analqsis from W&H Pacific and
CH2M-Hill, and detailed comments to points 5, 6, 7, and 8 below.
~
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: Dear Mr o~-+-
.
~
~ SUBJECT: I/
~ v -
PROJECT #
~
~ Additional information with respect to the above projects subsurface soil conditions is required to
complete the plans review process. Specifically, representative values for soil percolation rates and
soil-subgrade "R" values are necessary to evaluate the proposed pavement section and storm
drainage disposal system.
We require that the Spokane County Materlals Laboratory supply this information during the deslgn
review process. The County Materials Laboratory has reviewed the proposed development plan;
made a preliminary investigation of the on-site conditions; and has determined a minimum number
r of percolation rate tests and
stabilometer "R" value test are required. It estimates the cost of such soii borings and tests to be
~ approximately exctuding utility location. Additional Materials Laborato
ry
~ remarks are as foIlows:
;
~ Please note that the above is a preliminary estimate only; additional tests may be necessary
dependent on the conditions encountered, and therefore, actual fees may vary. Actual fees will be
based on hourly equipment usage rates and salary costs incurred by Spokane County during the
progress of the work plus a 10 percent administration surcharge. Fees wili be invoiced monthly as
accrued.
Please be advised that signature of this letter constitutes agreement to pay for thc above cieticribecl
fees. Failure to pay these fees may result in delay in completion ~f approvai of the proJect or other
possible sanctions.
If vou ciesire to hWve uS unciert,ike tl is %kcirk, Please tiign helow, anci re:turn the; origimil to OUT
()ttiCe.
Rcspecttully,
Gary S. Nelson
Planning Engineer
AUTHORIZING SIGNATURE D,q7'E
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ATTACHMENT B
SPOKANE VALLEY PLAZA
QUESTION #1: WHAT ARE THE CHANGED CONDITIONS OF SITE AREA WHICH
WARRANT THIS PROPOSAL?
The Valley Mall Proposal, as evaluated in the Draft EIS (February
1978) and Final EIS (July 1978), approved by the Board of County
Commissioners on July 16, 1979, and subsequently approved for
extension of performance time period by the Spokane County Hearing
Examiner Committee on October 3, 1985, envisioned a regional
shopping mall of approximately 760,000 square feet in the main
complex and an additional 110,000 to 147,000 square feet in
peripheral commercial and office buildings.
Since the original application, processes and proceedings, the
following situations are among the relevant events which have
transpired:
1. On January 1, 1981, the Spokane County Comprehensive Plan
became effective.
2. On April 4, 1984, SEPA Rules Chapter 197-11 WAC
superseded SEPA Guidelines Chapter 197-10 WAC.
3. On January 1, 1986, the new Spokane County Zoning Code
became effective with a 5 year sundowner period
culminating and implementing cross-over zoning
designations on January 1, 1991.
4. During this period infrastructural improvements in the
project are include completion of the new I-90/Sullivan
Road Interchange; improvements to Sullivan Road; and
availability of sanitary sewer service.
5. In 1990, it became apparent that Hanson/Price Development
site, in all probability, will serve as the site for the
Regional Shopping Mall in the Valley. Other projects in
the area need to take this into consideration in their
development plans.
6. In December 1989, the representation of the property
assemblage of the subject "Mall Site" was fragmented by
the failure of Valley Mall Associated to exercise its
land purchase option on the 28 acre Holman-Austin parcel.
Thereby, relinquishing control of the "key" center parcel
and also conversely granting an option on VMA's 6.2 acre
parcel fronting on Sullivan Road to Holman-Austin.
i
1 • Items No. 5 and 6 signified that the Valley Mall proposal project
needed some revision to reflect current conditions.
Metropolitan Mortgage & Securities Co., Inc. agrees with the
Planning Department that a second full scale regional shopping
center is not needed near the Sullivan Road interchange and smaller
scale projects should be proposed for the area.
The Sullivan Park Center Draft SEIS (June 1985) and Final SEIS
(September 1985), acknowledged such an assumption by stating, in
part that:
Practical economics would dictate that two competing
regional malls cannot feasibly exist in such close
proximity considering the characteristics of the
projected trade area. Therefore, this SEIS was developed
under the assumption that only Sullivan Park Center would
be realized on a regional scale, and that the Valley Mall
proposal would eventually consist of high density
commercial or residential activity."
It is important to not the Metropolitan Mortgage neither has the
ownership nor has the right, responsibility, or obligation to plan
or commit any land uses for the 33 acre parcel, which previously
constituted the easter portion of the Valley Mall Proposal.
The findings, based on studies conducted recently by Metropolitan
Mortgage's staff and consultants are as follows:
A. In addition to the committed anchors and space available
at the Price Development Regional Mall, there are
definite interests and needs for major retail property
in the area. This does not trans late to another Regional
' Mall, as described int he Valley Mall Proposal; but more
of ancillary and peripheral commercial facilities. These
would be free-standing structures with a very minimal
amount of small retail shops and without an enclosed
pedestrian mall. The total square footage would be less
than 50$ of the Valley Mall Proposal. Also, the major
users and tenants would be "new" to the Spokane Valley
not simply the relocation of existing Spokane retailers.
B. There exists a need and bona-fide interest for a
food/drug outlet to provide better service to the
residential development in the Spokane Valley area east
of the project.
C. The I-90/Sullivan Road Interchange should be able to
adequately accommodate traf f ic generated by a mixture of
high-density commercial and residential uses on the 67
acres of land in lieu of the larger scale regional
commercial uses presented in the original Valley Mall
proposal (Sullivan Park Center Draft & Final EIS).
L • f
i •
D. In accordance with the guidelines set forth in the
Spokane County Comprehensive Plan (as amended), the
commercial uses could be situated. including proper
landscaping, along the I-90 freeway and toward Sullivan
Road. The community business (food/drug) use could be
situated toward the east boundary and Broadway Avenue to
commence the transition compatibilities to the Urban
designated areas of the Comprehensive Plan toward both
the south and the east. The 34 acres under the control
of the Applicant should be adequate for this Proposal.
Specifics of the Spokane Valley Plaza Proposal as compared to the
Valley Mall Proposal are outlined on the chart attached hereto.
(See Attachment C.)
QUESTION #2: WHAT EFFECT WILL THE PROPOSED ZONE CLASSIFICATION
HAVE ON THE ADJACENT PROPERTIES?
Generally the revised project will have less impact on adjacent
properties than that which was approved in 1978. Specific impacts
are discussed in detail in the Environmental documents which
accompany this proposal.
~
ATTACHMENT B
SPOKANE VALLEY PLAZA
QUESTION #1: WHAT ARE THE CHANGED CONDITIONS OF SITE AREA WHICH
WARRANT THIS PROPOSAL?
The Valley Mall Proposal, as evaluated in the Draft EIS (February
1978) and Final EIS (July 1978), approved by the Board of County
Commissioners on July 16, 1979, and subsequently approved for
extension of performance time period by the Spokane County Hearing
Examiner Committee on October 3, 1985, envisioned a regional
shopping mall of approximately 760,000 square feet in the main
complex and an additional 110,000 to 147,000 square feet in
peripheral commercial and office buildings.
Since the original application, processes and proceedings, the
following situations are among the relevant events which have
transpired:
1. On January 1, 1981, the Spokane County Comprehensive Plan
became eff ective.
2. On April 4, 1984, SEPA Rules Chapter 197-11 WAC
superseded SEPA Guidelines Chapter 197-10 WAC.
3. On January 1, 1986, the new Spokane County Zoning Code
became effective with a 5 year sundowner period
culminating and implementing cross-over zoning
designations on January l, 1991.
4. During this period infrastructural improvements in the
project are include completion of the new I-90/Sullivan
Road Interchange; improvements to Sullivan Road; and
availability of sanitary sewer service.
5. In 1990, it became apparent that Hanson/Price Development
site, in all probability, will serve as the site for the
Regional Shopping Mall in the Valley. Other projects in
the area need to take this into consideration in their
development plans.
6. In December 1989, the representation of the property
assemblage of the subject "Mall Site" was fragmented by
the failure of Valley Mall Associated to exercise its
land purchase option on the 28 acre Holman-Austin parcel.
Thereby, relinquishing control of the "key" center parcel
and also conversely granting an option on VMA's 6.2 acre
parcel fronting on Sullivan Road to Holman-Austin.
,
Items No. 5 and 6 signif ied that the Valley Mall proposal project
needed some revision to reflect current conditions.
Metropolitan Mortgage & Securities Co., Inc. agrees with the
Planning Department that a second full scale regional shopping
center is not needed near the Sullivan Raad interchange and smaller
scale projects should be proposed for the area.
The Sullivan Park Center Draft SEIS (June 1985) and Final SEIS
(September 1985), acknowledged such an assumption by stating, in
part that: I
Practical economics would dictate that two competing
regional malls cannot feasibly exist in such close
proximity considering the characteristics of the
projected trade area. Therefore, this SEIS was developed
under the assumption that only Sullivan Park Center would
be realized on a regional scale, and that the Valley Mall
proposal would eventually consist of high density
commercial or residential activity."
It is important to not the Metropolitan Mortgage neither has the
ownership nor has the right, responsibility, or obligation to plan
or commit any land uses for the 33 acre parcel, which previously
constituted the easter portion of the valley Mall Proposal.
The findings, based on studies conducted recently by Metropolitan
Mortgage's staff and consultants are as follows:
A. In addition to the committed anchors and space available
at the Price Development Regional Mall, there are
definite interests and needs for major retail property
in the area. This does not translate to another Regional
Mall, as described int he Valley Mall Proposal; but more
of ancillary and peripheral commercial facilities. These
would be free-standing structures with a very minimal
amount of small retail shops and without an enclosed
pedestrian mall. The total square f ootage would be less
than 50% of the Valley Mall Proposal. Also, the major
users and tenants would be "new" to the Spokane Valley
not simply the relocation of existing Spokane retailers.
B. There exists a need and bona-fide interest for a
food/drug outlet to provide better service to the
residential development in the Spokane Valley area east
of the project.
C. The I-90/Sullivan Road Interchange should be able to
adequately accommodate traffic generated by a mixture of
high-density commercial and residential uses on the 67
acres of land in lieu of the larger scale regional
commercial uses presented in the original Valley Mall
proposal (Sullivan Park Center Draft & Final EIS).
f
D. In accordance with the guidelines set forth in the
Spokane County Comprehensive Plan (as amended), the
commercial uses could be situated. including proper
landscaping, along the I-90 f reeway and toward Sullivan
Road. The community business (food/drug) use could be
situated toward the east boundary and Broadway Avenue to
commence the transition compatibilities to the Urban
designated areas of the Comprehensive Plan toward both
the south and the east. The 34 acres under the control
of the Applicant should be adequate for this Proposal.
Specifics of the Spokane Valley Plaza Proposal as compared to the
Valley Mall Proposal are outlined on the chart attached hereto.
(See Attachment C.)
QUESTION #2: WHAT EFFECT WILL THE PROPOSED ZONE CLASSIFICATION
HAVE ON THE ADJACENT PROPERTIES?
Generally the revised project will have less impact on adjacent
properties than that which was approved in 1978. Specific impacts
are discussed in detail in the Environmental documents which
accompany this proposal.
SPOKANE VALLEY PLAZA EIS - Scoped Elements of the ,
Environment per Meeting Between Tim Lawhead and
Tony Anderson
Elements of the Environment to be Included in the EIS
WAC 197-11-444
(1) Natural Environment
(a) Earth
(ii) Soils
(iii) Topography
, (,c ) Water
(i) Surf ace Water Movement
(ii) Runoff/Absorption
• (iv) Ground Water Movement
(v) Public Water Supplies
(2) Built Environment
(b) Land and Shoreline Use
(i) Relationship to existing land use plans and
to estimated population '
(ii) Housing
(iv) Aesthetics
(v) Recreation
(vii) Agricultural Crops
(c) Transportation
(i) Transportation systems
(ii) Vehicular Traffic
(iv) Parking
(v) Movement/Circulation of people or goods
(vi) Traffic Hazards
(d) Public Services and Utilities
(i) Fire
(ii) Police
(vii) Water/Storm Water
(viii) Sewer/solid waste
` 5gokane Valley Plaza EIS Scoping
' Page 2
,
In additian to the above five categories of the enuiranment,
asixth area of analysis will be included as an appendix to
the EIS. This category will address the issue af rnarket and `
economic analysis for the proposed Valley Plaaa, particulax1y
in relationshig to other business and market events occurring
in the Sgokane Valley area. This will not be a required element
af the environment, but will simply be provided as an informa-
tional atem far the BIS.
Finally, an updated summary of the other elements of the
enuironment that were included in the 1978 Draft and Final EIS
for the Propased Spokane Valley MaTT for this site that were
not included in this present Scoping process will be included
in the Appendix to this EIS document. Againr these are not
required elements of the environmentr but will be pravided
as inormational items for the EIS.
ti
1
.
af,~ ~,-3-91 ~ .
Dr
a 67
~g on
a Mall op°sed in a Su111V only OTI ValleY •p al E~S r07 ect ~a of $r°adw sy 1°cated o Plet_d
l9~g Fln M~,11 p corner laza ► 1 S was c
e V alleY ortheast leY p An F I e t ln
te el th
e Sp ~K~'n t the n S aKane ,v inal 51 St ill r e$u1t o f e
acre Slte osal ►theof the ar sal ~~d ever r as a not be as
p, neW 5t 3 4 acre f irst 'Pr ements • x° mPa~ts W 1~`1
th W e r the th el • ect l in 19~ $ o~ n,anY o the new pr°~ Addition~ as been
regar S1Ze of • in~l ~EI d Pr°~ec eme~nts that
s~'te ser ive . ~ f the ri1~ pr°P e5e5ary . I$1 are not
e X is a su~ arain~3 t h e on was i+ the n e`'` i E
.
Bel° ~a.tion r eg ~larif lcinclv~ded i~ iqht and
hbe
1 ncl'i~ed w sc ped ta na ~°lse t I3aZardOU's
ave p Sed pelow . , r Flora, EXplosiomari Kealth ~
addres ts : p,l ~ RiSK of erg,~ ~ Ki.~
al"'y °f El l ges°u~~eK°v'sinq t En
g~ N atur a t ion ,
Gl~r si s P°puHistorical ~arbon
E.mis oqlca / .~o beinq
P,rc~ae i le~s relae~ autOm°~' n monoX~'d~
al it~ .p ie , w 1th X de . Cain~ DeCe~'~`be ~ an
p,' 2~~lity ers air d Partlc bon mono du~ted Sull
p,ir sv,f f d car can ivan
►
SpoKane e a.n~ Sv'speY~,~t°r o ed 51te Wa v`e and S~r.iqhest mp m• The
onQXid cont rQpos Spraq The .maXi of
m r imarY tne P 5 o dway. abintle on
the p for ecti°n d$r°a all°w erse~tl o~
iriq our
monlt°r the ln ters111`~an an one_h t the 1 a. tence
19~ g, at lon and I,~u the Stat ~ccurred erlod f r em orilY °c eraqe
d Mlss ~lthi v~raqe , the p was tr' a11 a
readinq eiqht ho~r ue • ~u 21 ppn` whI ard • The Q n1 per daY .
hlqnest n and Sp eaqas 12 S~ate st a Was 2.42 pp cts on e
S'a ml l tYLe aV er t e 9.p or inq per lOtential 1 up t i~n p~rt~
of ex~ee 27naa~ '~n~~lt nave two p the const e5 f rom e
f or tre , e~t W i11 be dur inq arti~ul the heavy dur inq
o}~osed p f 1 St v~oU fd sU'spend si . o s frO w ill. ~e °ccu r imar llY
ct
T~ia.a prtY . bee a res~ mon°Xide , cant lmpa a w ill s it~ , .
q uld ~arp°n 5iqn'lf 1 roje~t an the aliZed 1n~3
and `''i° and most tlle p f rom locdur
o,~ inq ent . The phase of avel ta a at ,~as i~q te~nni i ~ause
e~iuipn` ati°nal bile tr aiYne contro ect wl arpon
tne °p bY a~t0 ures will ride ar~ dus t this pr le~els oStation ,
oreate ion mpas and sta elt
ltl~at tha in the inq re
M r°b~ems t 15 not in~re~se a7-itY ~,on r p°sed 34 ~r,is
tr a f f~. c p ia~ . I i o n a l i r Q~ t~ e ' P . i n 1985.
e e n
co n s~runlf ~ a nt as v a ll 4 nA l e s f rv l~ lat1The e have
anY X1ae , Th Xi atel`I one eignt oriiY 1 Ppm'
m~n° d apPr° onl~ d b`I
locate reqister tate s,tand~~
s X eeded tn V iQlations .
e
no furtner
• n 2
/ Odor
The northwest corner is adjacent to the Red Lion Motor Inn
sewage disposal site. A slight odor from the plant was
detected during a 1978 on-site inspection. Under certain
conditions it has been reported that these odors can be
quite unpleasant. Currently, no complaints are on record
concerning this problem.
During the construction phase of the project some
distinguishable odors may be emitted by equipment, paving,
and other related activities. No distinguishable odors are
expected during the operational phase of the project.
Flora
The proposed project will require complete removal of
existing flora. Newly landscaped areas will restore a
portion of the displaced vegetation.
Fauna
A decrease in the number and diversity of species caused by
the disruption and removal of the wildlife habitat will
occur. There are no rare and endangered species on the
site.
Noise
No significant noise is generated from the site itself. The
major noise generators off-site are related to traffic on
adjacent roads and I-90. Noise receptors are the Red Lion
Motor Inn, single family residences located south of the
site along Broadway and a church adjacent to the southeast
corner of the site. Noise surveys were conducted in 1978.
The noise characteristics during the construction phase
should be typical of construction activities with the
loudest noise levels occurring during ground clearing and
excavation. The operational phase of the proposed project
will contribute to the permanent noise environment and will
be caused primarily by vehicular traffic generated by the
shopping center. Although no physical effects will result
from increased noise levels, psychological factors should be
a consideration for nearby residential areas. During the
construction phase of the project, work hours should be
confined from 7:00 a.m. to 5:00 p.m. and noise barriers
could be installed if necessary.
3
LiQht and Glare
The proposed site has no artificial lighting at present,but
it is expected to generate light from four sources.. They
include the interior lighting of the shops, exterior
building and security lights, pedestrian circulation, and
traffic parking lot lighting. Automobile headlights will
also create glare. To minimize impacts to receptors "down
lighting" for the parking lots to reduce the horizontal
dispersion of light to adjacent properties, footpath
illumination for paths, and landscaping techniques should be
used. The design of the new proposal will significantly
reduce the minimal impacts noted in the 1978 project.
Natural Resources
Not Applicable
Risk of Explosion or Hazardous Emissions
Not Applicable
PoAUlation
The proposed site is located in one of the major growth
areas of the Spokane Metropolitan Area. The direct impacts
associated with the completion of the project will relate to
those persons actually employed by the center, in other
words the increase in population levels or distribution
derived by new employment. A potential increase in
~ population could occur as a result of this new growth in the
site vicinity. More intense single and multi-family
development will most likely occur to the east and south of
the site.
Housinq
Since the site is vacant, no existing housing will be
directly displaced by the project. It is probable, however,
. that housing located along Broadway and Sullivan will be
impacted by the proposed project. These houses could be
displaced as family residences are converted to other than
single family uses. Increased irritations due to vehicular
traffic may lower the quality of life. It is also expected
that the proposed project will provide a stimulus for new
housing and construction both in the form of new
subdivisions and the fill-in of individual vacant lots.
More intense housing uses through encouragement of multi-
family residences may also occur.
Human Health
An increase in vehicular and pedestrian accident potential
may result from the proposed development, although improved
circulation, signage, and signalization at intersections as
a result of this project and other activities in the area,
will substantially mitigate this potential problem.
• ' + 4
. ,
Enercy
No human related energy consumption is taking place on the
site at present.
During the construction phase of the project, fossil fuels
will be consumed in the preparation of the site while fossil
fuels and electrical energy will be required in the erection
of structures. Indirect consumption will include processing
building materials and transportation to and from the site.
The operational phase will consume energy in the operation
of the environmental and lighting systems. Accepted measures
of energy conservation should be programmed into the day to
day construction activity and operational phase of the
proj ect .
Archaeoloctical/Historical
Not Applicable in 1978. A recent survey of the site has
been conducted and no significant archaeological or
historical evidence was discovered.
~
~ A
~
Washing#on State Duane Berentson
Secrelary ot Transportation
Departrr~ent of Transportation
oiscricc s
North 2714 May(air Street
Spokane, Washington 99207-2090
(509) 456-3000
Fax (509) 456-3089
September 19, 1991
IVZr. Wallis D. Hubbard
Planning Dixector
Spokane County Plannuing Dept.
Broadway Centre Bldg. :
N. 721 Jefferson St.
Spokane, WA 99260
Re: Spoka.xle Valley Plaza
Dear Mr. Hubbard
After furthex discussion with Spokane County and additional analysis of the
intersection of the I-90 EB off ramp and Sullivan Road, the ]Jepartment has
reevaluated the requa.red mitigation measures that were specified in ouz Septembez
16, 1991 correspondence. The ma.nimum improvements which wilJ. allow the
Sullivan Road/EB ramp terminal intersection to operate at an acceptable LOS, with
the added traffic from this project are listed below:
OPtimize and coordinate ramp termanal signals with county arterials
on Sullivan Road.
Extend the third outside Southbound lane of Sullivan from it's current
alignment, between the EB off ramp and Mission St., to south of
Mission Street a minimum of 300 feet plus an acceptable taper.
Add a right turn lane Northbound on Sull.ivan to extend from Mission
to the Eastbound on ramp.
Compliance with mitigating measures required by Spokane Couzlty.
R EC E V E rLmjh
SEp 191991
S<V+,ANr- LUUNTI(
PtANNING DEf'ARTMENT
I ~ 1
. Zf you have any questions, please feel free to contact Mark Rohwer in our plann.ing
o£fice at 456-3996. -
Sincerely,
J. C. LENZI
District Ad7ninistrator
.
By: KEITH METCALF
Asst. I'roject Development Engineer ,
- MER:jac
cc:
Spokane Regional Council
Spokane Co. Egz.: Pat Harper
SULIVAN3 DOC
i - "
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IFACSZTLLE COVER SHEE'r
(206) 822-5341 • FAX rnJ1VM~R
Datc: li~ JVLy a I
File No. ~ Z0 - 0-601
.
To: KA74~. ~IV Ca ~JV ~ N
.
FAX # ql 1 6 .
•lOSEPIi GL41N1TZ, PE
From: . SENIOR Y'RANSPOR'T,ATtON ENG1NEER Subjcct; Qai
V41LE~ . ,
. A47,1
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Number of Pages: (including cover sheet
)
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,.TUL- 19-91 FR I e- 1 2 W&H PAG I F IC P' - 0.3
,
► ~
1.0
The proposed developnrtent of the Spokane Val1ey Mal1 shopping center, located on the northeast
corner of Sullivan Road and Broadway Avenue in Spokane County,'Washington, has been reviewed
for traff c impact and transportation system elements. The analysis methodology followed standard
Institute of Traff'ic Engineers ([TE} practice. Txips were generated for the proposed land use and
distributed over the immediate local street network. PM peak hour levels of sex'vice were
calcuiated for four cases: the existyng 1991 conditions, projected 1995 conditions, 1995 conditions
with aGtion (development) aand 1995 cpnditions with action (development) and mitigation measures
imPosed.
The exlsting 1991 and projectvd 1995 intetsections, without action, are at leveas of service (LOS)
are at B or better. The proposed action will xesult in a deccease of the level of service, without
mitigation. Most of the intersections will decrease one or two leveis of service. With mitigation
measures itxtposed, however, ali county intersections maintain aLOS of B.
The shopping centtr has three access points to the roadWay network, one on Sullivan Road and two
on Broadway Avenue. The access goints on Broadway will handle approximately 85 percent of
the traffic. With the proposed action and mitigation measures irnposed, the operation of the access
paint nearest tv the Broadway/Sullivan intersection (Access 2) would operate at LOS C as an
unsignalized intersection and L05 B as a signalized intersection, Access 3 at Broadway Avenue
would operate at LOS D as an unsignalized intersection and LOS A as a signalized intexsection,
Mitigation measures include: Widening Broadway Avenue Eo 5 lanes east of Sullivan Road to the
ea.stern edge of the propecty, signal timing improvements to the Sullivan/Broadway intersection,
signal timing improvements to the XntezsCate 90 ramps/Sullivan intersections and a leR turn
movement restriction to Access 2 outbound exit to eastbound BroadWay Avenue. Access 1 would
be on Sullivan Road and allow only right turn access arld right turn egress.
`I'here is a fire and service access road on the northern side of the proPeRy which provides limited
northbound access to and itom Suliivan Road. This access would provide access to the rear
delivery areas for delivery truek traffic. T'here may be a very iimited use of this access by the
general public, however, it would not be convenient to use this acsess due to conflicts with the
truck circulation in the loading dock areas.
The impact on the Interstate 90 interchanga at Sultxvan Road is minimal, with the 1eve1 of service
maintained. Interstate 90 mainl ine PNi pealc traff c; volurnes wuuld increase by 455 tcips w"tbound
(25 4b) and 70 trips eastbound (4 96), The lavel of service for projected 1995 PM peak hour
volumes vcrith the pxoposed action LOS B for the eastbound direction and LOS C for the westbound
directiotts from the Sullivan Road interchange.
There will be an inckease ia the numbers of small to farge gaods delivery trueks using the adjacent
sireets and iniet'sections. Most targe delivery trucks witt use Ynterstate 90 and SulIivan Road. They
witl operate in the early morning ar late evening hours and will have minimal effect the level of
servlce of the interseccions.
1
9-'91 FIRI e-: 1 1 4J&H PAC I F I C P_ 02
PPPPF
An analysis of traffic hazards has shown an average of 14 property damage and 4 injury accidents
on the adjacent strccts and interseGtion. It is anticipated that the proposed action will have minimal
effect on the accident rate.
2.0 IN'TRQD[TCTYON
Metrono)iran Mortgage and Sacurities propnfiei; tct devslop A 34.84 acre site fur retdil and
commereial use. The site is located on #.he northeast Corner of Broddway and Sulllvan Road in
Spokane County, Washington, as shown in Figure 1. The sYte had previously been selected for
development of a majox regional shopping center of approximately 1,000,000 square feet.
The current proposal is fox a total of 348,627 squace feet of retail space to be developed in several
structures, A totai of 1,794 parking spaces would be provided. The characterl'stics of the tenants
wou)d be both neighborhood based and regional retail. The land use type for the retail shopping
would be similar to a"power center" with, a major disGOUnt/warehouse fac+lity.
'Y'he neighboxhood is suburbart to semi rural in characcer. There is some existing single fammily
residential housing to the south and west of the site. Further south is the Sprague Avenue
commerciai strip, The Red Li4n inn atad Interstate 90 are immediateiy north of the site. To the
nocth of the interstdte 90 freeway, land use is charactexizP,ct by industrial and business park uses.
The 38 acre parcei to the immediate east is vacant, Uses further east include low density uses such
as churches and single family residential housing. A fire station is Eocated on the southeast cbrner
of Sull ivan and Broadway.
County arterials and intersections within the one mile squa.te study area are of eurrent design and
are operating under capacity, ,A►1l arterials have no curbside parking, either a two way left turn
1an8 4r dedicatetl tuming lane and some raised xnedians. Spokane County intersections use
National Electrical Manufacturing AssociatiQn (NEMA) based 8 phase signals with aciuation.
The interchange at Interstate 90 and $ullivan is operated by the Washington nepartfnent of
Txan5portation (WSbO'I''), 'I'ho off rai»p3 llavt: tfLrrx turning lanes gnd the on ramQs have two
lanes. The signais are of Type 170 design and are not intexconnected with the county system.
The scope of the traffie impact analysis included the apptication of trip generation rdtes ta the
proposed tand use. Background traffic was projected to 1995. This projection would take into
account all planned development for the areay ineluding the Galleria Phase i development. These
trips were distributed on the locat street network based on origin / destination information obtaineri
from the Spokane Regional Council, Levels of service for eight intersections, within a orle mile
square area were calculated the four cases.
Other iSSUe,~ examined inCludecl tx'aiisit use, other transportatiort modos such a.s high uCcupancy
vehicles, waking and cycl in&, parking, traf~ic hazards and aItetnate Ixnd ugc dcvctopme.nt srrnarias
for thC ad,jaccnt Prisig pruycily.
2
7-,1: 1,_17 . I_ i T', -.~i.-.1
•
•
• ~
~ The tire And service aCCAf3A rnan wi tI hAndlA tho Greciominant share
~ot aarly morning and late evening major truck deliverieg. Lacal ~
truok and pervice vehicled mny uaQ tlla utl'ier dUUV5a I UdtlSI
dspgndinq on ths dostinatt on oi' t,hm cZel..lvvr3.rts. There will bn
increased noise due to theses trucks dellvering goods. However, it
io antioipntAd t.hat the noiao lovals would be no Qroator rhan thc
exiatin9 ad jac:ent i ntAratAt.A t'rttrk trAtriC ana qdjarvnt traffic on
,'4111 1lvA,i RUaU.
iinmnr3 nn w.SDOT and spokane County traff iC counts, A hAnkgrnrinrl
trattia yrow~n Ot 3 ke:t•cent per ycdx wad eatabliehed. -I-Ilid
baCkground traffic growth take9 into ACCOunt the expected growtih
due to pxajeata alretidy Planned. Tha increases based on this
growth waa compaxod to the inarQaao in traffic due to the Frice
ARVelopment, as contnined in the draft EIS for the sullivan Park
' Center, dated auly 1985 and final EIS dated september 1985. Tho
beckground growth ot 3 pexcent per year accounted tor the increase
in traffic at the Interstata 90 ramps and relatied ir►tersections,
with thQ exceptlon ot two turning movements, thoce being the
nortihbound movement through the Sullivan Road and Interstate 90
rampe and a turninq mavement onta Zntergtatie 90 lrcsm the Price
Development, rox Collsistency v&ke, wu used tihe prbjmCtied traffic
grnwt.h =ar..tors tor tratf ia volumeas 1ldditiona1 intormation wa3
outaiiied rt uw l.itu f lnal snterstate yu (eour Lakes to rdaho state
lir►o) oorr idor etudy DIS, dated oat 41 1989.
.
Access 1 wds as$ignsd 15 percent of the total aite traff ic. Access
`I ia n remtrfctod northbound entrarlc;e and exit on to suili.van Road
and aa Buch, is noti a lull aervice dGvesB road. The acCeecB rOdds
~ 2 and 3 are full gsrvice aoces$ points on Broadway. Thssa accegg
rnintc► providc dfrect occOaS to the yaK}.iil'4 alc:sU aiitl Lu Lliti t•ul.al.1
locatians, It is fui Lltwaa t aayuiib 1.2itit aicerils Z and ,'s Wi 11 hanB le
N~ rpxr^nt of tho site traCtiu.
Thc Flora und aroadway inter. sactiQn will experience somQ tratxic
~ fiiur-wdtib ctud tn the assignmanti ot aamall Amount ar castbound
traffio. Tt ia antioipatcci that anly 20 PM poak houv trips w111
~Jf v;se the Flora and Broadway intersection. xhere are no existing
traf tic counts at thig fhtsrsevtion. However, it is anticfpated
that thn dnvalopmo»t will have minlmttl errect 0f the Flora/BroaLlway
intercectian,
conKlin Romd, between Broadway and Spraque, may be aubject to some
increa3dd traffic due tp 6I1Vit uul.Lltty ►.tiresuyh the naighbornaoa.
46 ipi arMcflpal.vr,1 that the mDjOxlty 0r tria t1•aLZic. will uut luual
hn mOd tralf i~ tggvvllii'y Ltiu N1M111I ri4 iiiintrr..Cnn1cll,n itoad is not
un artsrinl xtr~ot and &s `uch, wouW liul, bd a prelarreQ routa to
f liow A1~wdi, whon eomparpa CO bu111van Kood. Tt thrn»qh i-_rnffir.
O*CO►tYt* a }'+L'vljluwl jiuiy}titn,rlicfrul ~ rnffir c-4riCl'Ol mailsul'eii m~iQtl ha -
tttirnlng restrictivri, ml.rcittit. divnrrrrn ond speed r.strictions oould
be instituted to restrict apCCs9 to nan--lac:n 1 dr i vprA.
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~ Ff~OM:EWU HSPS PRlJLSEN CTR TD. LfT I L I TY SP❑ JUL 263 1991 12 :2?PM #451 P.03
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The 1eve1 ~f ELervice fDr rpullivan and Mission in 1995 with action
LOi7 3.16 TJiiir~ is due 1ro ii4c+4ear7PkA tiTiAffic volumes throhAg■i ~
~ ~his ~nters+ection* With nitigation, the LOs wf 11 be Lvs B. '
' ~niticjation i~oWdes the xowtiming vf the traffic signal. #
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"~~~Te I~1~~'18~x til11iM,
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Spokane county has ex~~tinq p1ans to widvn SulLiv~n Ptoad tQ fivo
lanr5 eo1~~~ Dro~dw$~ Avenue t Thts illXproYel1le~~t woIG1U l.J~..' ul
belkef the Spoka1~~ ~alley Plaza proje4t.
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. FROM:E4JU HSPS PAULSEN CTR TO:UTILITY SPO JUL 26, 1991 12:06PM #451 P.01
Eastern Washinorton University
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FAX TRANSMITTAL SHEET
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FRaNL' DATE:
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st.BJEcr ~ ~n!~_ J-~4n .
Na. oF PAGES LNcLuDDIG fiRAvsIMrAt, sIT-EEr:
comZ~rrs
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FRo~~ FAX NuMaEx:
1F FRQBT.EM5, CQNTACT:
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PLANNING DEPRRTMENT
BROAOWAY CENTRE BllILOING N 721 JE=FERSON STREET
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= ' . -PHONE 456-2205
SPOKANE, WASHINGTON 99260
,.,fi-•:Y` SPOKANE COUnTY`GOURT HOUS,E
• A~.:«+.m~a . . . F
: RECEIV )'~70 ~ !
MEMORANDUM ' JUL 1 1 1991
TO: Pat Harper, Division of Engineering ,
Bill Wedlake, Division of Utilities SFaKANE COUNT1' ENGINEER '
Steve Holderby, County Health District Tom Davis, Division of Buildings
Wyn Birkenthal, County Parks and Recreation Department
Spokane County Air Pollurion Control Authority
Mark Rohwer, WA State Department of Transportation
FROM: Paul F. Jensen, Senior Planner
- DATE: July 11, 1991
RE: Spokane Valley Plaza
APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETING
August 7. 1991 AT 2~,U
.CnUNTY PLANEING EEARTNG RnnM Please review the above applicarion which has an updated and revised site plan and use the
attached APPLICATION ACCEPTANCE AND DESIGN REVIEW MEETIlVG FORM for your
comments. The Planning Department encourages your presence at this meeting. The
sponsor and representative have been invited to also attend. This is a follow-up meeting
from the original meeting held on June 15, 1991. If you can not attend, please forward
your review comments on the attached form to Tim Lawhead for the meeting. The
attached APPLICATTON ACCEPTANCE AND DESIGN REVIEW FORMS will be given to the .
sponsor at the meeting and included in the Planning Department file (so bring tbrgg copies
to the meeting). Thanks for your cooperation. If you have any questions about the
application, please contact Tim Lawhead of the Planning Department at 456-2205.
c: Metropolitan Mortgage, Mike Teramoto, 929 W Sprague Ave, Spokane, WA 99204
James Associates, 601 W Riverside, Suite 275, Spokane, WA 99201
Attachments: AppLcation Acceptance and Design Review Form, Application Form, Slte Plan
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i FROM:SPOKANE COUNTY PLANNING TO:ENGIh'EER'S JUL 19, 1991 11:54AM P.02
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PLAfVNING DEPARTMEWY
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. BROAp1h'AY CENTRS $t1JLDlNG N. 721 JEFFERSJN STRCtt
oNOVE 456-2205
s R .
SPOKAhE, WAShtINGTpN 99?.60
! sco~nnE cOUN-rcoukI Koust
McMaRaNDuM
1°at Harper, Spokane Cpunty Division of Engineering and Roads
John Mercer, Spokane Caurity Long Range Planning bepariment
William Dabratz, Spokane County Division of Uulides
Ir-ROM: Tim Lawhcad, Flanner Il
DATE: J uly 19, 1991
SUBJEG'Y': Freliminary Draft EIS, Spokane Valley Flaza
11)e attached document has been submi[ted far County review prior to formal circulation.
The applicant is AttemptinIg to cornplete the SEPA process in time to schedule a Sepiember
Hearing Examiner Comrnittee heanng. In order to rneet that schedule, your C4mmetltS
must be received by July 25, 1991.
Please send your comments io me so that I can caordinate all cornrnents with the project
consultant.
1'hanlc you for yaux' coaperation.
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OFFICE OF THE CO(JNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
September 10, 1991
To: Spokane County Planning Department (Current Planning
Administrator)
From: Spokane County Enyineer's Department(~a:!- kA •
Subject: Conditions of Approval ZonE Change No:ZE 34-91
Applicants Name Metropolitan Mortqaqe
Section 13, Township 25 N, Range 44 EWM
re: Zoninq
The following "Conditions of Approval" f.or the above referenced zone
change are submitted to the Spokane County Hearinq Examiner Committee
for inclusion in the "Planning Report" and "Findings and Order" of
the public hearing scheduled September 19, 1991.
Priur to issuance of a building permit or at the request of the
County Engineer in conjunction with a County Road Project/Road
Improvement District, whichever action comes fi.rst:
E36 Applicant shall dedicate 35 feet on Sullivan Road at the
southwest corner of the applicants property taperinq to 19 feet
at the north property boundarv,, per plans at the Office of the
Spokane County Enqineer for zight of way purposes.
E38 Applicant shall dedicate the applicable radiu:., on Broadway
Avenue an S1111 ivan Road.
Przoz tn r?1t-a,e nf a taiai ld ing perma t or i-ise of thh, prnpr~rty a;
prnpnCi-0:
E40 A(-r-(~s=, pr-rtni t-: fnx apnrnatr-r,pc; #.n the C"n>>ntv r1n,-trl ~y~t-pm ~;h~~1 7 k')~~
f rnm t-tie r„iinty ~,n~~ it~?PY -
P43 Arit) i fl;h.417;~~l~m~ f: for anprov~31 hy t_hf, (;r~okane roi.int
r'r)+!? neer X n,-id. ~dl(l ar'C'r s:- pI.-in-; _
F44 Tlir, ~~t►p1 irant sh~ll ::uhmit fo,r apprnval hy the Spokane Collr►ty
Fn~~ ~ ne~r a det.~ ilPd rnmt,ined nr-si tf::~ ,ysfiem pl.~n -anci
,lirface wafier disposal pl an fnr t-he ent- 1 re nrriDPrf: ancl }ttav
incl ude Bro,adway A.veni_te Road rlrairianf- nr port ion thereof i f the
dP V P 1tl Tl li)P 11 t 1S' p}l :-3 S P rl.
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page 2
E45 Apark.iriq p1at1 and trattic circulatlc-)ri plari 5--h,a11 aul_frtlittrd
and approved by the Spokane County Engineer. The design,
location and arrangement of parking stal].s shall be in
accordance with standard engineering practices. Pava.ng oz
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
E48 The construction of the roadway improvements stated herein shall
be accomplished as approved by the Spokane Coilnty Fngineer.
E50 The County Engineer has designated a Special Roadway Section
standard for the improvemPnt of Broadway Avenue which is
adjacent to the nroposed development. Curb, qutter and sidewalk
must also be constructed on both sides of Broadwa v Avenue.
E50 The County Engineer has designated Special Roadway Section
standard for the improvement of Sullivan Road which i-, adjacent
to the proposed development. This will require the addition of
approximately 12 ft. of asphalt along the frontaqe of the
development. Curb, qutter and sidewalk must also be constructed.
E51 Al1 required improvements shall conform to the current State of
Washinqton Standard Specifications for Road and Bridge
c-onstruc-tion and othPr app.l icahle county standards and/or
adoptPd reso].utions pertaanitig pertaining to Road Standards and
ctormwater_ ManagPment tn ef fpct at the dat;P nf_ COt1stYUCtlnn,
iin) Pss otherwise approvpd hy thP Cniinty r.,ngi npPr .
E55 Roadwav standards, tYpic-a1_ roadway secrions and dr_-iinacie p7an
r' (717 i Y r? i71 P Il t~ a Y P fnI i Tl d 1 11 Spr 1 kanf' P~ ~),.3r d o1- rnl) il r}/ n ill TTl l'~ :-1 nil ° T' ;3
rr--c;n1 i,t: i nri ftfl-1 r,9? ,1-: ;=jmrnrIf-(I atlrl a r'e ;.anipl iF, t-n t hiC
C►rnL)
n~a ) . rr,F, rpt-►i-, r,1;~t- nr drvp1opmenl p-eopn-,il1 i~=; lnc,11-r-e3 wit-hin a drain.-Irjr
)),-i•--I)n wh i ch bpar-i i dani- ~ ~ ir-(I hv I-h-- C'nilnf'v F11(I 2 !?r?~-'r" =
nf f i r-P )-,,-Ivj ng --)tnrmw,-a t-f~r rt,nnf f L,rrah] r~mF, S i n(•(, t}i i F. r)i a t- r,Y
t] PvP I pillr- flt p rripo-, a 1 i;; r-a { fo r i.r, rl h v rtr l c~ a r nI r1 11,13 i-c) r 1'(-~
,fir) r_mwa fip r f l o ws, nrr►pPr I y o wr►(~ l'; i>>rI t»rt: i r i na t i ri t_hr-
[)7..':;rirlinn ,~nr~ 1 t11[~lPql~~ntat~inn nf a f~_~fi~lre b~~5 LiltJ]dP
manarjPmPnt- Sysfiem Thi-, F•,1 1 nwi ng "rnnrlil:i r)n of AL--)[,Ynv.)l "-~.hal 1
be r_equired:
Th,-i1- the r)wnc-r ()r snr,re-s-;or in i ntere-;i- .gyrr-F- 1-(-) -in> ri
i n any coianty anpr(ivPd Si,nr_mwater MananPmenr Prn9r_am an(9 tn pay
sltrh rates and charyc-, -as mav IDe f a•:Pd 1:hrougti C>iahl. i c•
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for ser_vice oz benef i.t obtained by the plann ing, destgn,
construction, maintaining or operation of stormwater control
facili.ties
E58 No construction work is to be performed within the existing or
pzoposed ri.ght of way until a permit has been issued by the
County Engineer. All work within the publ.ic road right of way is
subject to inspection and approval by the Couiity Fngineer.
E59 All required construction within the existing or proposed publ.ic
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 he filed with the County Engineer.
E90 There may exist utilities, either underground or overhead,
affecting the subject property, including property to be
dedicated or set aside for future acquisition. Spokane County
assumes no financial obligation for adjustment-; or relocation
regarding these utilities. Applicant should check with thP
aPplicable utility purveyor and the Spokane County Enqineer to
determine whether applicant or the utility is responsible for
adjustment or relocation costs and to make arrangements for any
necessary work.
Speca.aa. Conditions:
Thp apn]. i cant sha7_ 1 execlzte ac}r?emPnts and be f i nanc ia 11y zespons ibl e
for all n?cessary sPrvices prnvidPd by SpokanP e"onnty for all design,
rniisfiYiirti on and rpconsfir>>ct inn of al1 5 ignal5 warxanted by this
proL,osal
Rr~adw.`)v Awf--pi7p:
l'hr- aj,pJ icant sniJ 1 const-yuc-t- ,-9 ; sE:,eci-j1 Rr_)adw,;4v sr,r-t inri nn
Rroadway Avpnue -alon(I ~rontagp of t-hn Ievol nnnreni- 7A t- ,aL) n r I n'!
l l hr,c lin h,~r►- fio t-he ,-,,:i-,t ]t1rj t:wn lane Poadwa•;/ Spri ir~t, frcirn rhF
rl fl poY t_ V l1 11 N Y rl ; I~ W~ jJ A\/ t~ jl I](-' :}l all }1.~ ta :i t?1 t►"1 1 nl i] nl tl f 8? f pP t
nf i 11, 1-) r() v(- m?n1_:. iCir•t~~'r 3~;~~}►alt, ri7rh, cant-t(-r r-anr3 np hnt•h
rjf-; nf Rr~~:~~1~~,=av Avrtliin, At~pl tC?hl e 3' irrht- nf wav ~~hal ~l Ot~t-.a ~ t~Pr~
1 L J 1
-ir,~l rlrtIlraterj 1~(, c;r)nkan(, Cniantv rn provlde for- t hr,
, jl il p' r1 V
iO} c) ~ ►l t~ C` tl l l il 1" V F;Il ~ 1 i1 }l ~l I I t' r- x ra ~,,r p(I ~
fio 1-hP SpPr. ial h n,-irlway s(-ct- i on inrl >>di rig YadliCt' 1 nn nf
i-nt,=-il rtghi: nf: way by usinci project~ on-sit~e drainag~~ tn r~~m~~~y w~t}i
rodd dra inage cons ider_ at i ons . Ac1=ual i mpxovements, -I -inr- -,~,rt io~n,
cu1-b, ai>>rtpr -anci ; icIPwal k,, shal J not he rodlic~ed.
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ACrPs:; ni_imber ~a-S del ine,:_it;ed on thP s1 te p1?n, sha-] 1be signali2ad
at trie developers expen5e and an inter.section ptan sha1J. be reviewed
.
and appzoved by the County Enqineer.
Access number as delineated on the site plan, shall not allow for
left tuzn movements onto Broadway Avenue, an intersection plan shall
br reviewed and approved by the County Engineez prior to any
construction of this access. All left turns from the site shall be
from Access Number 3.
Broadwax Avenue and Sullivan Road:
A new siqnal syGtem at the Broadway Avenue and Sullivan Road
intersection shall be reqi2ired and the appJ_icant shal_l be financia].]_y
responsible for i.ts costs. This shall include hut is not limited to
instal.].ation of a new signal system and interconection of Access 3
and Broadway Avenue signal.
Sullivan Road South of Broadway Avenue:
The applicant shal]_ provide a dedicated left turn lane and necessary
traffic signal relocation on southbound Sullivan Road at the
intersection of Sprague Avenue. The applicant shall be tinancially
reponsible for reimbursement to Spokane Gounty of all costs
associated with this rPquzred impr.avement.
The Cotinty Engineer_ after review of the E.I.S. requires that a riqht
t.urn ?ane hP c-nnst:ructpd nn northhotlnd Sullivan Road at the SLlllivan
R~ad and Hroadway Awaniie Zntersection, this will include 15 f?et of
r i ght nf way dedi rat ion and anpl i rab1 P radi ils ohta inPd f_r.om F i.re
1 own(arch ip alon(i Si_t] 3 ivan Road, r~nnstr>>Ction of a 1 i f(,nr
1ane , r'l11'h ano glittPrS . 'r'hpsP i mnrnv~t~PntC are- -__,ihiPr1- t-o ,-,,Nri-w a1,(9
p rnv.4l nf ~iY)rt- 1
Snl 1 iv:in Ro:vrl Nor t-Yi of Nroc-)dway _Avenue:_
I 1 (1FrI 1-~rt p t-ho r i (-7ht- nf w,-i v rr,rT,J i r r,rf n,, Iv 16,;' t •
{ I J [ 2 1
Ro.`? dW.-iv Sfa f^ i' ] f 1 n f r°f r SI 1 l I ►v,4f l R(1.7 tl f' }1 f-' of i}'i
r1~~vr,'1 n.imr-rif Ttnprovom(-ni<; ;ri~ 1 1 i nrl i7(3p pro~vi C i nri for C-)nr)1-11r, rV)
f~~~~t l~r,~; ~itrf,, ~-r>>t_t-~t•, ~,i~~~w.~lkr .~r~~_l r~1ai-~~c~ rn.-jr,~
R•a i,r-d chanr(-1 17,;:1' j ni'1 from Ml c;,;1 r~n AV('ptlp Sniit-h t f1 }~1'~►.~~lbr~,v Av-tmr,
,0i,i1_ 1 h~ r-n11tit'rurfiPd. Mi i nn Avpn>» and Sul_ 1 iv:-iri Po;Ad :
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Infr?rmation submirted in the Draft and Final. E.I.S. catagorically
maintains that by using sa.gnal retiming between tr« Department of
Transportation and Spokane County equipment, an acceptable level of
service for Sullivan Road and Mission Avenue would be maintained.
m}-1r app11Cant 5fi.511 f.iti,atir'ial_1_y rr-spon-sihle for this signal
retiming and all additional Pquipment. If this retiminq faJls to
maintain a level of_ servi.ce B. thP apnlicant shall be financially
responsi.ble for participation in the improvements required to
maintain an acceptable level of service. These additional
improvements may inc].ude additiona_l lanes, etc., and will be requi.red
prior to approval of additiolia] phases of the development.
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EASYD I S P V 1. O I - ROAD SEGMENT INFO RMAT I Ohl
Road IVumber: 0324 - BRQADWAY AV
Start MP. 07.03 Function Class: Ma.nor Col lector
Ending MP: 07.10 Rural/Urban: Urban
Federal Route #T: 3846
Pavement Shoulders
Type: Asphalt Type: Curbed
(Fo3;-t): 58 Left (Feet): 40
# of Lanes: 02 Right (Feet) : 00
Medians General Information
Type: C!trbed Curbs: Rctith Sides
Width (Feet) : 04 Sidewalks: Both Sides
PF5 to List Raad Intersections.
PF15 to Enter new Segment.
PFif To Enter ne4,, Road.
EASYD I S P V1.01 - ROAD SEGMENT I NFO RMAT I ON
Road Number : 4324 - BRQADWAY AV
Start MP: 07.14 Function Class: t"linor Collector
Ending MP: 08.04 RUral/Urban: iJrban
Federal Route 3846
Pavement Shoulders
Type: Asphalt Type; Surfaced
Width (Feet): 20 Lefit (Feet): 02
# ot ~anes: 02 Right (Feet): 42
Medians General Information
Type: tVone Curbs: hlane
Width (Feet): Sidewalks: Nane
PF5 to List Road IntersectiQns.
PF15 to Enter new Segment.
PF16 To Enter new Road.
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EASYD ISP V 1. 01- RQAD SEGMFhlT I NFOfdMAT I QtV
Raad Number :4597 - SUL L I VAht RD
Start hlP: 03.46 Function C1a=sa Principal Arterial
Ending MP: 43.51 Rural/Urban: Urban
Federai Route 4103
Pavement Shoulders
Type: Asphalt Type: IVone
Width (Feet) : 64 Left (Feet) : QQ
# ofi Lanes: 04 Right (Feet): QU
Medians General Information
Type: None Curbs: Hoth Sides
Width (Feet): QQ Sidewalks: Both Sides
PFS to List Raad Intersectians.
PF15 to Enter new Segment.
PF16 Ta Enter new Road.
EASYD I SQ V1.01 - RDAI? SEGMENT I hIFORMAT I OtV
Road Number: 4597 - SULLIVAtV RD
Start MP: 43.51 Function Class: Principal Arterial
Ending MP: 03.56 Rural/Urban: Urban
Federal Route 4103
Pavement ShQUlders
Type: AsQhalt Type: Surfaced
Width (Feet): 64 Left (Feet): 00
# r_tif Lanes: 04 Right (Feet): 00
lMedians General InfQrmation
Type: tVone Curbs; Both Sides
Width (Feet): 04 Sidewalks: Eoth Sides
PFS to List Road Intersections.
PF15 to Enter new Segment.
PF16 To Enter new Road.
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EASYI3 I S P V 1, 41 - ROAD SEGMENT I IVFORMAT I OiV
Road NumLar-~! 450.7 - SULL IVAN RD
Start MP: 03.56 Functian Class: Principal Arterial
Ending MP: 43.63 Rura11Urban: Urban Federal Route 4103
Pavement Shaulders
Type: Asphalt Type: None
Width (Feet): 64 Lefit (Feet): 00
# of Lanes: 44 Right (Feet): 00
Med.ians General Information
Type: Nane Curbs. Both Sides
Width (Feet): 00 Sidewalks: Rath Sides
PF5 to List Road Intersections.
PF15 to Enter new Seqment.
PF16 To Enter new Road.
EASYD I S P V1.01 - ROAD SEGMENT INFO RMAT I ON
Raad Nlumber: 4597 - SULLIVAN RD
Start MP: 03.63 Function Glasse Principal. Arterial
Ending MP: 43.73 RurallUrban: Urban
Federal Raute 4143
Pavement St-iaulders
Type: Asphalt Type: Surfaced
Width (Feet): 84 Left (Feet): 03
# of lanes: 06 Right (Feet): 03
Medians General InfQrmation
Type: None Curbs: None
Width (Feet): 00 Sidewalks: Nane
PF5 to List Road Intersections.
PF15 to Enter new Seqment.
PF16 To Enter new Road.
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~ f i ' I J • ' - ^ t : "i'~ PLANNING DEPARTMENT
BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET
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PHONE 456-2205
SPOKANE, wasKiraGTON 99260
cj.N;.r l:_ " i•.r,= .cr.,~•, r~ 3-?' y }i- '
. + SPOKANE COUNTY COURT HOUSE
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MEMORANDUM
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TO: Pat Harper, County Engineer's Department SMs,'~ ~J~! j,
Bill Wedlake, County Utilities Department Steve Holderby, County Health District
Tom Davis, Division of Buildings
FROM: Paul F. Jensen, Senior Planner 4, i~J"
DATE: May 20, 1991
RE: Spokane Valley Plaza
APPLICATI()N AC~EPTANCE AND DESIC~N REVIEW MEETINri
JUNE 5. 1991 AT 2:30
COUNTY PLANNING HEAR1j~LG ROOM
Please review the above application and use the attached APPLICA'TION ACCEPTANCE AND
DESIGN REVIEW MEETING FORM for your comments. The Planning Department
encourages your presence at this meeting. The sponsor and representative have been
invited to also attend. If you can not attend, please forward your review comments on the
attached form to Tim Lawhead for the meeting. The attached APPLICATION ACCEPTANCE
AND DESIGN REVIEW FORMS will be given to the sponsor at the meeting and included in
the Planning Department file (so bring three copies to the meeting). Thanks for your
cooperarion. If you have any quesrions about the application, please contact Tim Lawhead
of the Planning Department at 456-2205.
c: Metropolitan Mortgage and Securities, 929 West Sprague Avenue, Spokane, WA 99204
Attachments: Application Acceptance and Design Review Form, Application Form, Site Plan
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SPOKANE ENVIRONMENTAL' ORDINANCE
(WAC 197-11-980) Section 11.10.23*0(4) Determinauon of Significance and scoping notic~ (D4UN 1 7 1991 -
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DETERMINATION OF SIGNIFICANCE AND ~
REQUEST FOR COMMENTS ON SCOPE OF EIS ~~~~~i4-- ~
Description of proposal: The proposal is a retail shopping center known as Spoka.ne Valley Plaza
located on 34.84 acres at the northeast corner of the intersecrion of Sullivan Road and Broadway
Avenue.
A total of 348,627 square feet of retail space is proposed for the site.
The site is currently zoned Regional Business (B-3) subject to condirions including a previously
approved site plan. Regional Business (B-3) zoning and a change of conditions of approval is
required to allow the development including approval of a new site plan.
The development will be served by public sewer and water service.
The project is located in Spokane County Fire Protection District No. 1 and Central Valley School
District No. 356.
The site is vacant and covered with grasses, shrubs and some trees. The Red Lion Motor Inn is
located adjacent to the site's northwestern boundary.
Proponent: Metropolitan Mortgage Co., c% Mike Teramoto, West 929 Sprague Avenue,
Spokane, WA 99204
Location of proposal: In the Spokane Valley at the northeast corner of the intersection of
Sullivan Road and Broadway Avenue. The project is located south of the Red Lion Motor Inn.
Lead Agency: Spokane County Planning Department
EIS required: The Lead Agency has determined this proposal is likely to have a significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is required under
RCW 43.21 C.030(2) (c) and will be prepared. An Environmental Checklist or other materials
indicating likely environmental impacts can be reviewed at our offices.
The Lead Agency has identified the following areas for discussion in the EIS:
1. Natural Environment c. Transportation
a. Earrh i. Transportation Systems
i. Soils ii. Vehicular Traffic
ii. Topography iii. Parking
iv. Movement/Circulation of People
b . Water or Goods
i. Surface Water Movement v. Traffic Hazards
ii. Runoff/Absorption
iii. Ground Water Movement d. Public Services and Utilities
iv. Public Water Supplies i. Fire
ii. Police
2. Built Environment iii. Water/Stozm Water
a. Land and Shoreline Use iv. Sewer/Solid Waste
i. Relarionship to existing land use plans
and to estimated population 3. Alternatives
ii. Housing i. Proposal
iii. Aesthetics ii. High Density Housing and Office
iv. Recreation iii. No Action
Scoping: Agencies, affected tribes, and members of the public are invited to comment on the scope
of the EIS. You may comment on alternatives, mitigation measures, probable significant a.dverse
impacts, and licenses or other approvals that may be required. The method and deadline for giving
us your comments is: Send written corrsments to Tim Lawhead, Spokane County Planning
Department, 721 North Jefferson, Spokane, WA 99260. Comments must be received by July 5,
1991.
Responsible Official: Wallis D. Hubbard, Planning Director
By: Tim Lawhead, Planrier II
Phone: (509)456-2205
Address: Spokane County Planning Department
721 North Jefferson
Spokane, WA 99260
-
Date Issued ~ignature ~
You may appeal this Deterrriination of Signif'icance to Tim Lawhead, Spokane County Planning nupartment, 721
~ ~
North Jefferson, Spokane, WA 99260, no latcr than 4:00 p.m , June 24, 1991. The app~~liant should be prepar;,d to
make specific factual objections. Contact Tim Lawhead to read or ask abaut tliUrocedures fUr SEPA 42pea!s.
, ° ~ . . _ •
,l .
SFOK;.ANE COUNTY PLANNZNG DEPARTMENT
APpLICATION FQR ZQNE RECLASSIFTC TA IQN
Date: April 25, 1991 , Application No: .
Name of applicant: Metropolitan Mortgage & Securities Co. , Inc. c/o Mike Teramoto
Street address of applicant• West 929 Sprague Avenue ,
City: SPokane State: WA Zip Code: 99204 Phone: 838-3111
Name of propeny owner(s): /pw4D~ILI~iA4 /tlazl~z4e t& C`s~-e~
U
Authorized agent representing owncr
(if other than owner): ALI , 15; ~ P ~ ~ ~A7 ? 73 11I
Ezisting zoning classification: B-3 conditional
Date existing zone classification established: 1978
Existing use of property: Vacant
Proposed zone classification: B-3
Proposed use of property: Retail shopping
Legal description of property: See Attachment "A"
Section: 13 Township: 25 Range: 44
Source of legal: IA 7 /1N
00 54132.9011, 54132.9012
Assessor's Parcel No. (se.-I tax statement):
Propercy size: 34 acres Frontage: °sUj~~So / Feet on; Sullivan Rd./ Broadway Ave.
A-c~ y 5~0' _p_
Total amount of adjoining land controlled by ihis owne ~r or sponsor:
Strect address of property: '410/4~
If you do not hold title to e property affected by this application, what is
your interest in it? a o gtn"
/
Please list previous Planning Department actions involving this property:
ZE-142A-77 Major Commercial zonin.g, zoning extension of time granted on October 3,198'
ALS. OF THE FOLLOWING QUESTTONS MtJST BE ANSV FRED.
'l. What are the changed conditions of the site area which you feel make
See this proposal is warranted?
Attachment .
"B"
*2. What effect will the proposed zone rcclassification have on the adjacent
properties?
This section of the application will provide the Planning Dcpartment's staff
with written verification that the applicant has had preliminary consultation
with che agencics identified. Results of the prcliminary consultation shpuld
be incorporated in the proposal beforc final submittal to the Planning
Deparlnaent
~ C
l
~
e , . .
. , , .
_ • , ,
1. COLJ_N'i'Y ENGiIVEER'S OFFTCE
A preliminary consultation has been held to discuss the proposal. Our
requiremcnts fo submittal of chis proposal for rezone have been
Is '
! (Signatu e) (Dite)
2. COL7NTY UTILIT'IES OFFICE
preliminary consultation has been held to discuss the proposal. Our
cJ requirements for submittal of this proposal for rezone have been
satisfied. The designated water urveyor for this site is .
L 'p~=~ ~1~ /
~ (Signature) (Date)
3. WATER PURVLYOR
a) The proposal (is)(4=j&-at) located within the boundary of our service
area.
b) Satisfactory arrangements (b:s~)(have not) been made to serve this
proposal.
c) W (are)(&mmsei) able to serve this site with adequate water.
(Signature)
(Date)
4. BtJT_LDTNC7 AND SAFETY DEPARTMENT~
A preliminary consultation has been held to discuss the proposal. Qur
requirements for submittai of this proposal for rezone have been
satisfied. his proposal is loca[ed in Fire District No. 1 .
i
ignature) e)5 (Date)
5. COtT_NTY HEALTH DISTR_T(,T I;Z /
A preliminary, consultation has been held to discuss the proposal. The
applican , been informed of our rcquirements and standards.
~ f . L J ~A~ 1
` (Sig6ture) (Date)
y
I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE
RESPONSES ARE MADE TRUTPMULLY AND TO THE BEST OF NIY KNOWLEDGE
I FURTHER SWEA.R THAT I A.THE OWNER nF RECORD OF THE SITE PROPOSED FOR
ZONE RECLASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS
WRITTEN PERMISSION FR AID OWNER AUTHORIZING MY ACTIONS ON HIS OR
HER BEHALF.
4 ~
(Signed): _ Date:
~
(Add ress): Phone: 9>3Y ~ 3&1
Zir :
,
NQTARY~_ _ Date: i / _
NO i ARY SEAL:
SIGNATURE OF APPLICANT OR AGENT
, Date:
REV 4/89 fcu
' , 1~ . . • i, .
'J
SPOX:ANE COUNTY PLANNING DEPARTMENT
APPLI ,ATION FOR ZONE RF.~CL.ASSrFICATIQN
Date: April 25, 1991 Application No:
Name of applicant: Metropolitan Mortgage & Securities Co. , Inc. c/o Mike Teramoto
Strcet address of applicant: West 929 Sprague Avenue '
Clty: Spokane State: WA Zip Code: 99204 Phone: 838-3111
Name of property owner(s): l~~~*G,apl,~4nl c-~~j.~
G
Authorized agent representing owncr .
(if other than owner). ~ 7 $3 Il I
Ezisting zoning classification: B-3 conditional F
Date existing zone classification established: 197$
dZ~
Exisung use of property: Vacant
Proposed zone classification: B-3
Proposed use of propcrty: Retail shopping
Legal description of property: See Attachment "A"
Section• 13 Township: 25 Range: 44
Source of legal: 7,'il 1-2A IjA AJ
~
Assessor's ParceI No. (see tax statement): 54132.9011, 54132.9012
Property size: 34 acres Frontage: o ~ Feet on: Sullivan Rd./ Broadway Ave.
Total amount of adJ'oinin land controlled b this owne 15
g y sponsor:
Street address of property: Afclte.
If you do not hold title to t e property affected by this appiication, what is
your i.nterest in it?
/
Please list previous Planning I7epartment actions involving this property:
ZE-142A-77 Major Commercial zoning, zoning extension of time granted on October 3,19E
' ALL OF THE FOLLOWING QUESTIONS MLTST BE ANSWERED:
'1. What are the changed conditions of the site area which you feel make
See this proposal is warranted?
Attachment
"B„ .
*2. What effect will the proposed zone rcclassification have on the adjacent
properties?
This scction of the application will provide the Planning Department's staff
with written verification that the applicant has had preliminary consultation
wich the agencies identified. Results of the preliminary consultation should
be incorporated in the proposal before final submittal to the Planning
Dcpartment.
,
~S~ e~-
1. COIJNTY ENGIIqEE_R'S OFFICE
A preliminary consultation has been held to discuss the proposal. Our
requirernents #~o submittal of this proposal for rezone have been
~tis ' 0
~
~ (Signatu e) (D te)
2. covNrY vMrcrES oFFrcE 3~s3 ~rli& ~ U
preliminary consultation has been held to discuss the proposal, Our
requirements for submittal of this proposal for rezone have been
satisfied. The designated water urveyor for this site is .
/
r TD
` ~ rrL:~
UR'~' _
(Signature) (Date)
1Z LI-3p0 0
3. WATER PURVEYOR A...
a) The proposal (is)(4&=i3;et) located within the boundary of our service
area.
b) Satisfactory arrangements (k;a;5are)(have not) been made to serve this
proposal.
c) W (are)(axgaEst ) able to serve this site with adequate water.
(Signature) (Date)
4. BUTLDING AND SAFETY DEPARTMLNT-,~
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been
satisfied. his proposal is located in Fire District No. ~ .
r
ig .nature) (Date)
5 COt1NTY HEAi TH DISTRICT 420 ~
A preliminary consultation has been held to discuss the proposal. The
applican , been informed of our requirements and s[andards.
~.r . L
~ (S~gtu re)(Datc)
I, THE UNDERSIGNED, SWEA.R UNDER PENALTY OF PERJURY THAT THE ABOVE
RESPONSES ARE MADE TRUTHFULLY ANI7 TO THE BEST OF MY KNOWLEDGE.
I FURTHF~Z SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PROPOSED FOR
ZONE REGLASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS
WRIfiI-'EN PERMISSION FR AID OWNER AUTHORIZING MY ACTIONS ON HIS OR
HER BEHALF.
.a ~
(Signed): _ Date: /
(Address): 9-
2 <7 . Phone:
Zip: . .
/
,
NOTARY` Date: ~ I
- - ~ !
NO i ARY SEAL:
SIGNATURE QF APPLICANT OR AGENT
Date:
REV.4/$9:fcu
. ,
. , • .
~ . F
, ~
SPOK:ANE COUNTY PLANNING DEPARTMENT
APPL•ICATION FCJR ZQNE RECLASSIFICATION
Datc April 25, 1991 Application No:
Name of applicant: Metropolitan Mortgage & Securities Co. , Inc. c/o Mike Teramoto
Street address of applicant: West 929 Sprague Avenue
C,ty. Spokane State: WA Zip Code: 99204 Phone: 838-3111
Narue of property owner(s):
Authorized agent representing owncr
(if other than owner):
Existing zoning classification: B-3 conditional
Date existing zone classification established: 1978
Existing use of property: Vacant
Proposed zone classification: B-3
Proposed use of property: Retail shopping
Legal description of property: See Attachment "A"
Section: 13 Township: 25 Range: 44
Source of legal:
Assessor's Parcel No. (see tax statement): 54132 . 9011, 54132 . 9012
Propcrty size: 34 acres Frontage: Feet on: Sullivan Rd./ Broadway Ave.
Tocal amount of adjoining land controlled by this owner or sponsor: -0-
Strect address of property:
If you do not bold title to the property affected by this application, what is
your interest in it?
Please list previous Planning Department actions involving this property:
ZE-142A-77 Major Commercial zoning, zoning exCension of time granted on October 3,1985
ALL OF THE FOLLOWING QUESTIQNS MLJST BE ANSWERED:
"1. What are the changed conditions of the site area which you feel make
See thls proposal is warranted?
Attachment •--r
~~B"
+2. What effect will the proposed zone reclassification hnve on the adjacent
propcrties?
This section of the application will provide thc Planning Dcparcment's staff
wich writcen verification that the applicanc has had preliminary consultation
with the agencies identified. Results of the preliminary consultation should
be incorporated in the proposal before final submittal to the Planning
Department.
' • 56U~
1 C4tTN'T'Y E,IyG~ .R'S QFFT~E 2 O
A preliminary consultation has been held to discuss the proposal. Our
requirements o~ submittal of this proposal for rezone have been
is
~
\
! (Signatu e) (D te)
2 COUNTY UTTLITIES 4FFIG`E
preliminary consultation has been held to discuss the proposal. Our
~J requirements for submittal of this proposal for rezone have been
satisfied. The designated watcr urveyor for chis site is .
L74- t ~
(Signature) (Date)
~1LY-3~"O Q
3. WATER PURVEYOR
a) The proposal (is)(4&=pet) located within the boundary of our service
area.
b) Satisfactory arrangements (h&;ae)(have not) been made to serve this
proposal.
c) W (are)(alagaitt) able to serve this site with adequate water.
~ (Signature)
(Date)
4. BUIILDING AND SAFE7'Y DEPA.RTMENT~
A preliminary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been
satisfied. his proposal is located in Fire District No. ~ .
0/ , 9/
ignature) D (Date)
~o
5. SOUNTY HEALTH DISTRICT
A preliminary consulcation has been held to discuss the proposal. The
applicant has been informed of our requirements and standards.
(Signature) (Date)
I, THE UNDERSIGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE
RFSPONSES ARE MADE TRUTHFLILLY AND TO THE BEST OF MY KNOWLEDGE.
I FURTHER SWEA.R THAT I AM THE OWNER OF RECORD OF THE SITE PROPOSED FOR
ZONE RECLASSIFICATION, OR IF N(JT TH.L OWNER, ATTACHED HEREWITH IS
WRITTEN PERMISSION FROM SAID OWNER AUTHORIZING MY ACTIONS ON HIS OR
HER BEH.ALF.
(S igned): Date:
(Add ress): Phone:
Zip:
NOTA.RY; , Date:
NOTARY SEAL:
SIGNATURE OF APPLICANT OR AGENT
, Date:
REv.4/89 fcu
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6608
METROPOLITAN MORTGAGE & SECURITIES CO. , INC N O •
~ CONTROL DI SBURSMENT ~ ~ 56/5~31 .
, ..~,«o o929s# SPRAGUE ~AVE . = SEAFIRS''"'BANK y
.M9~9201 . ~ FI•RST rUNIO..Nlb*NAx ;
ao# eef los i ' • +
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~ ~ f~~ ~6i ~)t ~Yf ~ • - y ~ ~ « !p tv~ I~~ ~
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DATE , •
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s
CEN ~05,/14/91 200 . 0
~W., 4MML~YY+.t~!
..~....~.r.Nln.~.r.a.....~.. ~ . ~ ~ ~Ir' ~ ~1V~
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. :TO'THE~..r'=SP OKANE ~N~E ~ -
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06660811' 1:053 10 L56 11: 7 9985 L 106711'
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' • d+ ~rn i{ ` PU$L[C WOF{rCS [DEPARTMEf11T
OFFI ~E ()F:
' ~ ^ . ~ , a ~x
t
d,~~ COUNTY ENGiNLER
5a"•~.F~f~~~•f ~L7F ~
F{, ~°"~~.~;~u~~s~'14~~~~~ e ~;.~ar•~`~ RONALD C. HORMANN, P E.
CQUN7Y ErvGIhIEER
•7
4••^~tia e•1 11 iL,l. 1 rO[lAIVC, 17Vf1Si 11N4+TON 992611-0110
(D L::> '7~' -~c
Ac~~Ceement Number _ y~
Metr0p0l1 tan MO1"tgage $r
This agreement between Spokane Cauntand
w~-rase ir~terest in the ~P~~1ta~s ~[7.. Ir~~. ~
praject is .outi nn -hnl rfaer ,aad owne1^
~ 91 ` is ~►n~~~ec~ ~ntc~
th~.s 15th a~ay of May J-9
Thi.s agreement is
applicable to the project known as:
SDokane Val 1 e,y Plaza
.
That the individuals and partxes named h~~ein as having an
znterest in the abave described property ar praject agree to the
fo11owing:
1_ ~eimburse Spokane County fvr project review and inspection
fees as sgecifi.ed in Baard ot Cvuraty Commzssianeris
FZesoluti,on 80-1592 attachment C. as amended, The fees will
be based on actual sa1ary costs in,curred by Spokane County
far pzoject reviews and / or inspections plus a ten percent
admxnistrat ive charge, and wixl be bi1led rnarzthIy as
accrued.
2. The undersigned agrees that these fees are due and payahle
upon recexpt of the billing as specified above. The
monthly billir,g should be sent ta the attention ofo
Metraool i tan Mortqage & 5ecurities
Jjj~p Leramota
Ap-&-f 929 5Draaue -
S-pkaap~ ~A Qg 204 - ,
I understand that failure to pay these fees may result zri
de~ljay in cam~~et~on or_ apprava1 ~f the pro)ecL- or ottier_ Possib]e
ri r# nI` t 101"i s,
~
-J,
By
C. Pauj---Sandi-fur~, r ,
President
I'Lr1) 1 Ic. Works E3u olc6riicI I Nc~trli (-i17 tle f f~rson Strce l I Spokt~~I c,
I Wc1,;hwgto11{~~~260-01I0 ~ i0-.;f)4)(}
SPOKA~ ~OUN'I`Y PLANNTNG DEFARTlv:ENT
APELLQATIQI*I FOR ZDNE RLC ASSISCATIQN
Datr-. Apxil 25, 1991 , ApphGation No. Z44~
Name of applica.nt: Metropoli.tan Mcrr~gage & Securzties Co. , Inc. c/a Mxke Teramoto
Street address of appiicant: West 929 Sgrague Avenue ' y
City Spokazie State: WA Zip C4dc, 99204 phone; $3$-311 1
~
Narne of proge~ty ~awner(s): ~,~'1~~~,~~~.. ~~7~~ G~~ ~~cr~►- ~
Auzhorized agent representing vwner .
(1f other tban owner): A&&;7
Exi5tirig zonlIIg clasSifi Cat10n: B-3 canditl.anal ,
Date existing zoae classification established: 1978 &XA)
Existing use of property: Vacant
Froposed zone c1assifica[ion: B-3
Propased us(,- of property: Retail shopping
Legal description of properiy: See Attachment "A"
Seciion. 13 Tawnship: 25 Range: 44
Saurce vf legal: -aLw Z-21A -iA/i
Assessor"s ParceI No. (se- tax statement): 54132.9011, 54132.9012
Property S~Ze: 34 acres Froz~tage: ~v~~o' ~~et o~; SulZi~ran Rd. jBroad~aay ~4~re .
~`otaf amount of ac~joiz~ing Iand controlIed 6y this a~avner or~pnsar;
Street address Qf property: IClcv~
If you dc) not hald title ta t e property affected by this application, what is
your iIlterest in it? a
~
Please list prcvious Planning Department actians involving this propcrty:
2E--I.42A-77 Major Cornmercial zonin,g, zoning extensa.on of ta.me granted on Octvber 3,19$5
ALL OF" THE FOLLOWING QUESTxOI~S M-UST BE A.NSWERED:
"I. Wha[ are the changed condltions of tht site afea which you feei ma,k~
Se-e this proposal is wananted?
At tachment
iw2 What effect will the proposed zane rcclassificatian have on thc adjacent
properties?
This seczian of the applicatiari will provide the Planning Departmrnt's staff
with wriiten veriftcacio❑ that the applicant has had pre,-limina,ry consultation
with the ageacies idencified. Re.sults af the prr-liminary consultation should
be incorporated in the proposal before final submittal [o the Flanning
Department,
~
~
~
. T~ I • ' _
COt1NTY ENGIIVEER'S,OFFTCF
A preliminary consultation has been held to discuss the proposal. Our
requirements o submictal of chis proposal for rezone have been
is '
' (Signatu e) (D te)
2. COUNTY UTTLI'I'fES OFFTCE
J preliminary consultation has been held to discuss the proposal. Our
C, requirements for submittal of this proposal for rezone have been
satisfied. The designatcd water urveyor for this site is .
L14- ~ I
(Signature) ~
(Date}
9L~_3PQ Q
3. WATER PURVEYOR
a) The proposal (is)(-k=;ftet) located within the boundary of our service
area.
b) Satisfactory anangements (b;a.3ae)(have not) been made to serve this
proposal,
c) W (are)(&mweke.t) able to serve this site with adequate water.
~-j~--
1 91
~ Y (Signature) (Date)
4. BUT_T-DINC AND SAFET1' DEPARTML_ ,T~
A prelizninary consultation has been held to discuss the proposal. Our
requirements for submittal of this proposal for rezone have been
satisfied. his proposal is located in Fire District No. 4 .
9 1
ignature) (Date)
d~
5. COU1v1'Y HEALTH DISTRICT
A prcliminary consultation has been held to discuss thc proposal. The
applican , been informed of our requirements and standards.
~ , L A . 5i/
(Sig ture) (Date)
I, THE UNDERSYGNED, SWEAR UNDER PENALTY OF PERJURY THAT THE ABOVE
RESPONSES ARE MADE TRUTHFULLY ANU TO THE BEST OF MY KNOWLEDGE.
I FURTHER SWEAR THAT I AM THE OWNER OF R RD OF THE SITE PROPOSED FOR
ZONE RECI.ASSIFICATION, OR IF NOT THE OWNER, ATTACHED HEREWITH IS
WRITTEN PERMISSION FR AID OWNER AUTHORIZING MY ACTIONS ON HIS OR
HER BEHALF.
d `
(Signed): _ Date:
(Address): li Phone:
~
zip.
~ .
NOTA.RY` /1 Date:
NOTARY SEAL:
SIGNATURE OF APPLICANT OR AGENT
Date:
REV 4/$9'fCu
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BOAR[J OF COUNTY COMMISSIONERS OF SPOKANE COUNTY, WASHINGTqN
FINDINGS AND ORDER REGARDING:
ZE-142-77, AGRICULTURAL TO COMfViERCIAL, Known as Valley Matl
,
WHEREAS, The Spokane County Planning Commission did, after
public hearing on September 22, 1978, forward to the Board of County
Commissioners a recommendation that the Zoning Map (be) changed frorn the
existing Agricuftural classification to the Commercial classification on property
described as follows:
Section 13, Township 25N, Range 44, E.W.M.
PARCEL A: That part of the SW~q of the NW'4 of Section 13 described as
follows: Beginning at a point 20 feet N and 30 feet E of the W4 corner of
said Section 13, which is the true POB; thence N along the E side of County
r°oad 649.32'; 4 of said Section 13; thence S 89°37'E 504.3'; thence S 649.32';
thence 5 890511W along the N line of County road 530.3' more or less to the
POB.
PARCEL B: Beginning at a point 20 feet N and 30 feet E of the W'4 corner
of Section 13-25-44; thence S 890511E along the N line of County road 540.3'
to the true POB; thence N 1,305.251 to a point; thence S 89°57' E 519. 36' to a
point; thence S 003'4'W 1,306,12' to a point on the N tine of County road;
thence N 890511W along said N line of County road 518.08' to the POB.
PARCEL C: Part of the 5~ of the NW14 of Section 13-25-44 described as
follows: Beginning 20 feet N and 30 feet E of the W'4 corner of said section;
thence S 891511E along the N line of Broadway Road No. 443 for 1,058.38' to
the true POB; thence N 0°03~' E 1, 306. ?2' to the N fine of the S~ of tt-fe N~ of
said section; fihence S 890571E along the N line 519.36'; thence S 0°07'W
1,306.99' to the N line of said road; thence N 89051'W along the N line 518.63'
to the true POB; excepting that part of the r/w of PSH No. 2. ALSO, that
portion of the S~ of the N'l of Section 13-25-44 lying Sly of the Sly line of
PSH No. 2, described as follows:
PARCEL D: Beginning at a point 20 feet N and 30 feet E of the W't corner
of said Section 13, and running thence S 89°511E, along the N line of
Broadway Avenue 2,612.62' to the true POB of the firact of land herein
described ; thence N 0014' E 1, 308 . 73' ; thence S 89°51' E 519. 36' ; thence S
0017121W 1,309.601 to a point on the N line of said Broadway Avenue; thence N
89°51'1N along said Broadway Avenue 518.08' to tfie POB; except the r/w
conveyed to Spokane Valley I rrigation Co. ; and except the E 200' thereof
conveyed to Highway Chapel, Inc.
PARCEL E: Beginning at a point 20 feet N and 30 feet E of the W'4 corner
of said Section 13 and running thence 5$9°51 `E, along the N line of
Broadway Avenue, 1,576.46 feet to the true POB of the tract of land herein
descri bed ; thence N 0107' E 1, 306 . 99' to the N I i ne qf the 5~ of the N'~ of said
Section 13; thence S 89°57' E 1, 038. 72'; thence 5 0°14'W, 1,308.731 to the N
line of said Broadway Avenue; thence N 89151'W, along said Broadway Avenue
1, 6.16' to the POB; except r/w conveyed to Spokane Val ley I rrigation
Company.
and,
WHEREAS, Dorothy Riegel, North 704 Conklin, did by letter dat'ed
October 4, 1978, request a hearing before the Board of County Commissioners
to present evidence and testimony, and
WMEREAS, the Soard of County Commissioners did hold a public
hearing on November 20, 1978, to consider the recommendations of the
Planning Commission and testimony and evidence of the applicant and other
interested parties, and
WH ER EAS, at said hearing opportunity was afforded those favoring
and those opposing the above described Zoning Map proposal, and the Board
of County Commissfoners of Spokane County having fully considered the
testimony given, the records and minutes af the Planning Commission and all
other evidence presented and having personally acquainted themselves with
the site and vicinity in question, does hereby find:
• ZE-142-77 -2
That the appeal request be denied and that the decision of the Planning
Commission be upheid in part. In their deliberation, the Board con-
cluded that a regional shopping mail would be an appropriate use for
this site, however, the proposed convenience center and garden offices
be denied without prejudice. The applicant may resubmit plans for
expansion of businesses to the Hearing Examiner Committee one year
. after the completion of the mall.
' THEREFORE; Findings and Order for this action are as follows:
Findings - Pubtic Safety and Welfare
The Board of County Commissioners has the responsibility of determining that
the approval of the mall will not be unduly detrimental to the surrounding
properties. By concluding that the mall wil) not be unduly detrimental to the
surrounding properties, the Board ' based their determination on the
documentation and testimony presented at the Appeal Hearing. The Board
hereby finds the fol lowi ng : I
1) That those issues raised relatlve to the elements of the environment at
the Appeal Hearing can be effectively mitigated through the attachment
and enforcement of conditions.
2) That the proposed use is in harmony with the general purpose of
guiding and regulating the physical development of the County and will
not be otherwise detrimental to the public health, safety, and wetfare.
3) In upholding the Planning Commission's decision in approval, the Bvard
considered those mitigating factors identified in the final EIS.
The following mitigating measures are being attached and made a condition of
approval:
1) During the construction phase of the project, work hours shall be
conf i ned to the period from 7: 00 a. m. to 9: 00 p. m. wh i ch conforms to
provisions of Chapter 173-60 WAC for noise control.
2) Construction vehicles shall use the Sullivan Road access to the site and
avoid the use of Broadway west of Sulltvan Road in order to prevent
adverse effects on Progress School.
3) Mechanical systems such as heating, sewage facilities and air conditioning
units shall be designed to abate noise by utilizing sound and sight
baffles .
• 4) Other than as may be permitted for. illuminated signs, "down lighting"
shall be installed so that no lighting within the' mall property extends
beyond the site. Footpath illuminations shall be installed along
pedestrian ways. ~
5) An area for commuter parking shall be incorporated into the malt
including an area de5ignated for bus loading and Unloading.
,6) Facilities for bicycle usage shall be developed including areas where
bicycles can be secured.
7-) Prior to the issuance of building permits, the applicant shall submit to
the Planning Department, plans for pedestrian and bicycle lanes and
crossovers.
: 8) Those energy conservation measures identified in the EIS on page 92
shall be incorporated to improve the energy efficiency of the mall.
. . .
Findings - Locational Criteria
The Board of County Commissioners considered the stte location as an integral
part in reaching their decision. The Board hereby finds the following:
_ 1) The site is located adjacent to en interstate freeway and adjacent to two
highly traveled arterials thereby limiting the prospective residential use
of the property.
~ . , . ZE-142-77 -3
The site has a high degree of visuai exposure.
~ •
G3) The site was selected by the applicant based on market analysis as
reported in the E I S.
4) Site size of 70 acres is between the recommended size of 35 acres to 80
acres. (Over 80 acres the site becomes unmanagable for pedestrian
distances).
'5) High accessibility by auto or transit to the center is a prime essential
~for site selection.
, 6) Testimony was presented that a regional shopping center at this location
can effectively serve a viable trade area without infringing upon other
established shopping centers.
7) While there is no universally accepted formula for evaluating site focation
on a basis of competition, major department stores generally prefer to
locate branch stores several miles apart, as evidenced by the precedents
set in the Spokane area.
8) The site is near a populated area and in an area that is growing
rapidly. Spokane County population forecast by SMATS is 334,000 for
1985, 352,000 for 1990, and 386,000 for the year 2,000. I n addition a
report entitled, "Design Population Update for Spokane County
Comprehensive Plan - November, 1978" has a design population for the
Spokane Metropol itan area of 70,000 people by the year 2,000.
9} The site as a regional center should be and is located near freeway
off-ramps.
.
~ 10) The site is a continuous parcel and is not seperated by any roads,
streets, or other physical barriers.
11) The Board noted the following favorable site conditions:
a) Accessibility
b) Continuous parcei (one-piece)
c) Sufficient site area for expansion and buffering
d) No grading problems
e) Close to expanding residential areas
Findings - Economic Cr•iteria
In their de(iberation, the Board evaluated the economic viability of a regional
center for this location. The following criteria were considered:
,1) The EIS presented a favorable market,and economic study. This study
is important ingredient in attracting and securing department stores.
--'2) Department stores with consumer acceptance will be the key to insure
the center's economic vitality. The applicant has designed the mall to
include four department stores.
3) The Board hereby finds that a regional mall will not unduly affect
Spokane's Central Business District if the city can continue to provide
public conveniences such as:
a) Freedom from congestion.
b) Ample off-street parking facilities.
c) Convenient access.
d) Efficient mass transit.
e) Attractive, modern buildings.
f) Easy circulation.
g) Culturaf attractions
h} Providing public amenities - parks, sky-walks, pedestrian malls,
etc.
i) Diversity of businesses
ZE-142-77 -4
' 4) The Board further notes that this proposal is considered an expansion to
the suburbs and not a decentraliZation of the central city. The eoard
feels that the real and viable resources of downtown Spokane are:
1) The masses of people such as shoppers, office workers, and
tourists.
2) Offices, banks, etc.
3) Public services
4) Government
5) Cultural resources
5) The Board is of the opinion that there may be a slight impact on
G existing shopping centers. However, these centers will need to be
strengthened by providing new bwsinesses, parking facilities, and other
- public convenience amenities.
6) The Board also concluded that convenience stores (supermarkets, drugs,
etc. ) should be tocated in smaller community centers serving a
neighborhood. These centers will continue to grow economically. It is
noted that convenience stores generally prefer to locate near a shopping
center or in other smaller centers. Convenience stores or other
businesses may be considered by the Hearing Examiner Committee one
year after the completion of the mall.
The Board is of the opinion that the location of Valley Mall may assist in
making mass transit more viable not only for shoppers, but for commuter
traffic to downtown Spokane. Both Valley Mall and downtown Spokane
will complement mass transit purposes.
.
Findings - Design Criteria
The Board is of the opinion that the design of this development will provide a
pleasant shopping environment. The following design considerations are
noted :
1) The proposal contains a continuous peripheral roadway around the entire
site. •
2) Efficient parking configuration.
3) Clustering of stores in a mall-like setting.
4) Providing shoppers' comfort and climate control.
5) Other design considerations noted are: .
a) Freedom from congestion
b) Ample off-street parking
c) Conventient access
d) Efficient mass transit
e) Attractive modern buildings
f) Easy circulation
g) Cultural amenities
h) Convenient access between businesses within the mall
6) This proposal offers a clustering of stores which will enhance customers'
convenience. Unlike many of the existing shopping centers which. are
simply "strip centers" i.e., a connection of stores with front door
parking and where pedestrian access is, for the most part, from the
outside.
7) The size of the mall appears to be adequately planned. The size is not
too large which would result in adverse public conveniences. The floor
space of each store and design is important - a large single story
department store may experience problems of internal circulation and
inconvenience.
1,,.8) The parking has been designed to eliminate hazardous conflicts with
pedestrians walking from parking spaces to stores and vice versa.
~ • ' Z E-142-77 -5
4RDER - CONDITfONS FOR APPRpVAL - VALLEY MALL
1) The developer shall comply with all of the rules and regulations of the
Spokane County Health District and other pertinent local and state
regulatory agencies of jurisdiction as they exist at the time of
construction. All necessary Health District permits shall be obtained
prior to issuance of building permits. Sewage collection and disposal
facilities shall be designed so as to faciiitate interception to a general
sewer system and must be approved by the County Utilities Department.
2) Any sewage treatment facilities shall be located at least 500' from
~ existing residences along Broadway Avenue to the south of the subject
' property. Fencing, screening, and landscaping of such facilities may be
required by the Planning Department after submission ofi cievelopment
plans . The sewage treatment faciljties must be maintained and operated
_ by an operator certified by the State.
,-_3-) Fire mains and hydrants shall be installed in accordance with Spokane
County Fire Marshai's requirements. Approval of all other fire plans by
the Fire Marshal shall be obtained prior to the issuance by any building
permits.
4) 7he sponsor shall develop the property general{y in accordance with the
concept presented to the Spokane County Planning Commission. Minor
variations, when approved by the Zoning Administrator after coordination
with other regulatory agencies, will be permitted including, but not
limited to the following changes: building Iqcation; buflding materials;
building sizes; area coverage; landscape plans; and general allowable
uses of the permitted zone. A!l variations must conform tq reguiations
set forth in the Spokane County Zoning Ordinance. The original 'intent
of developing a regionaf shopping mal{ shall be maintained.
5) I n the event substantial development (the construction of the mal I) of
the subject property in accordance with the development plan has not
commenced by October 1, 1985, then and in that event a hearing will be
held by the Nearing Examiner Committee to consider either a time
extension or changing the zone classification back to Agricultural.
6) If regulations emanating from the Spokane '208' Water Quality Management
Program are in effect at the time of building permit submission, the
developer shall comply with all such rules, regulations or guidelines for
the protection of the aquifer. Vaf ley Mall development plans shall
incorporate `208' Program recommendation concepts subject to review
approval by the Planning Director. /any operations within the site which
proposes to store, use, handle or dispose of "critical substances" as
defined by the '208' Program shall be s(ibject to review and approva) by
the County Planning Director.
6A) A surface water runoff management plan shall be prepared by the
Developer meeting the approval of the County Engineer. The plan shall
maximize disposal of runoff waters through grassed percolation area and
minimize collection to dry well disposal. The landscaping plan herein
after required shall incorporate such drainage disposa{ concepts.
7) Interior driveways and parking areas shall be paved.
8} The landscape and berming plan shall show specific detail, including.
ground cover and shrubs and be accompanied by performance bond in an
amount to be approved by the Spokane County Zoning Administrator
prior to the issuance of building permits. The bond shall guarantee the
maintenance of the landscaping for a period of two years after completion
of the landscaping. {nstallations of an automatic sprinklers system will
be requi red .
9) Berming and landscaping shall be erected commensurate with the phased
construction on the subject property As construction commences on the
project, an eight (8) foot undulating berm along Broadway shall progress
therewith so that berrning will be in place a disfiance east on Broadway
100 feet beyond the easterly boundary of the ongoing phase.
- ' Z E-142-77 -6
9A) Where needed barriers shall be erected along property lines to contain
blowing debris caused by prevailing winds. The location and type of
materials shall be approved by the Zoning Administrator prior to the
issuance of building permits.
10) The owners and tenants of the property shall form an association to
insure maintenance and up-keep of the following:
a. All on-site facilities including but not limited to: landscaping;
sewage disposal; lighting; snow removal; debris removal; parking
area maintenance including striping and lane markers; and other
required facility and/or mechanical equipment.
11) R IGHT-OF-WAY - Offsite right-of-way required for roadway improvements
shall be acquired by the County at the expense of the Developer. The
- off-site right-of-way shall include the following :
a) Along the east side of Sullivan Road from the north property line of
the Valley lVlall north to 1-90, and from f3roadway south a distance of
330 feet.
b) Along the south side of Broadway from Sullivan Road east to the
east property line of the Valley Nlall.
c) Fourteen addifiional feet for left turn facilities will be required for
Sullivan Road from Broadway to Sprague Avenue.
d) Ten (10) feet of right-of-way on both sides of Conklin Road from
Broadway Avenue south for 150 feet.
e) On-site right-of-ways for the construction of required roadway
improvements shall be provided by the developer at no expense to
Spokane County.
The on-site right-of-way shalt include the following:
1) Along the east side of Sullivan Road from Broadway Avenue to
the north property line of the Vailey Mall.
2) Along the north side of Broadway Avenue from Sullivan Road to
the east property line of the Valley Mall.
12) R4ADWAY IMPROVEMENTS - Consistent with the Environmental Impact
Statement analysis and with approved phasing of the development,
the Developer will provide an adequate traffic analysis with each
phase to determine the related specific traffic impacts on the existing
transportation system, and wil) provide prior to the issuance of
building permits for each phase adequate assurances to the County
Engineer that these impacts, if any, will in fact be mitigated.
Neither the State nor the County have existing plans or budgets to
presently commit to making the highway and road improvements
required to adequately serv+ce the proposal at full development, but
wili actively investigate and pursue all possible sources of funding
so that advance planning and budgeting of funds for future needed
improvements can be made on a timely basis.
On State highway related improvements, the State may require the County to participate in the cost of the improvements on a basis of
traffic volume.
In the event future public agency funds are not available to
construct improvements needed to mitigate traffic impacts created by
particular phases of the project, the Sponsor must provide adequate
assurances to guarantee the implementation of the needed improve-
ments or delay the development of the particular phases in question
until either private or public funds do become available to construct
the needed improvements.
1
~ • Z E-142-77 -7
' Spokane County's proposed project on Sullivan Road from I-90 Sauth
to Broadway Avenue will complete the widening to four lanes plus
left turn facilities with channelized left turns at Mission and at
Broadway. A new traffic signal systern will be installed at the
Broadway intersection. This proposed project will provide sufficient
additional capacity on Sullivan Road and at the Sullivan-Broadway
intersection to adequately handle the initial phase development of the
proposed Valley Mall.
The Developer shall be required to work with the County Engineer's
Office to develop a major ir,gress and egress entrance on Sullivan
Road in the vicinity of Mission Avenue.
Improvement of Broadway Avenue to a four lane facility with
channelized left turns, from the Broadway and Sullivan intersection
to the major Broadway Avenue entrance of the development shall be
the responsibility of the Developer and shall be accomplished in
connection with the developrrtent of the initial phase of the proposed
project, and coordinated and constructed in conjunction with the
County's proposed project.
Complete roadway improvements required due to development of the
second phase of the proposed pro}ect will be the responsibility of the
Developer at no expense to Spokane County and will include:
a) Suliivan Road from I-90 to Sprague Avenue. From I-90 to a
point 330 feet south of Broadway, the Developer shall
reconstruct from four lanes plus chdnneliZed left turn lanes at
Mission and at Broadway to six lanes plus a double left turn
lane. Possible friction lane on the East side of Sullivan Road
from Broadway Avenue north through the Valley MaII
development. A1so provide a two-way left turn lane from
Broadway South to Sprague Avenue.
b) Broadway Avenue - Widen to four lanes with etther channelized
left turn lanes or two way left turn lane as directed by the
County Engineer, from Sullivan Road east to the east property
line of Valley Matl. Special traffic flow channelization shall be
designated at both Moore and Conklin Road to prohibit direct
access of the Valley Mall traffic into the residential areas. The
roadway improvements shall extend from Sullivan Road east
through the Valley Mall development with required tapers. An
additional friction lane may be required from the main entrance
west to Sullivan Road.
c) Roadway improvements to Brpadway shall include curbs and
sidewal ks on both the north and south sides of the street.
13) TRAFFIC SIGNALS - The Developer's cost of improving or constructing
traffic signals at the following intersections will be computed upon the
projected percent of traffic generated by the Valley Mall or as otherwise
noted :
Sullivan and Sprague
Sullivan and Mission
Sprague and Flora
Broadway and Flora
Sullivan and Broadway ,
The total cost of expansion and reconstruction due to Phase
Two road widening shall be at the Developer's expense.
Broadway and the major Valley MaII Entrance
Total cost by the Developer
14) FUTURE PARTICIPATION - Traffic generated by the Valley Mall may
necessitate the widening of Broadway Avenue from the Valley Mall
development East to Flora Road, Flora Road from Broadway south to
Sprague and Sullivan from 330 feet South of Broadway, South to Sprague
Avenue. The full impact of the Valley Mall cannot be determined at this
time. However, the Developer should be prepared for future participation
and sharing of construction costs, as determined by the County Engineer,
for these two roads if traffic projections from future phases of the project
warrant said improvements.
'
~ - ' Z E-142-77 -8
15) There shall be no direct vehicular access from this proposal onto Suliivan
Road nor onto Broadway Avenue except at the intersection of the circular
access road as shown on the Development Plan submitted wlth this
application and approved by the County Engineer.
16) The development shall be served by Vera Water and Power District.
There shall be no private wells located on the site without the written
authority of the purveyor.
17) No building permits shall be issued until all water quality and wastewater
discharge permits are obtained.
DATED THIS QAY OF , 1979.
BOARD OF COUNTY COMMISSIONERS
OF SPOKANE COUNTY, WASHINGTON
ATT EST :
V.ERNON W. OHLAND
Clerk of Board
BY:
AgobL Washington State Eastem Region
Department of Transportation ~7 ,~a rd Maylair Slrcet
Spukaiie. WA 99207-2090
Sid Morrison
Secrelary of Transportatiun 509-324-6000 / F8x 509-324-6005
~
March 29, 2001 RECErVE
D
Mr.lohn Pederson MAR 3 0 Zp
01
Spokane County Planning 'PoKA
/VE~~'J~~'•
1026 W. Broadway Ave.
Spokane, WA 99260
Re: Drafc Addendum to the FEIS for the Spokane Valley Plaza
Project No. ZE-34-91
Dear Mr. Pederson,
The Washington State Department of Transportation (WSDOT) has reviewed the above
Draft Addendum to the EIS dated September 9, 1991. WSDOT accepts this Draft
Addendum and the Traffic Impact Analysis for the Spokane Valley Plaza Expansion dated
February 27, 2001 with the following conditions:
1. As stated in the Summary and Conclusions section (page 30) of the TIA the
applicant will need to contribute $72,400 to Spokane County toward the
constrvction of the Sullivan Loop Ramp. This payment will be due prior to the
issuance of building permits for this site.
2. The traffic study prepared for this site identifies 2002 as the horizon year of the
study. If site development has not completed by the end of the 2002 calendar year
an updateci iraffic s-tudy will be needeci.
If you have any questions on this matter, please feel free to contact me at 324-6199.
Sincerely,
~
Greg Figg
' Transportation Planner
cc: Scott Engelhard, Spokane County Engineers
Steve Stairs, Spokane County Engineers
Bill White, The Transpo Group
Project File: 090-292-0613
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ZONE CNANGE OF CONDITIONS N0. ZE-142A-77
~
b) COUNTY ENGINEERING DEPARTMENT '
Revi sed Condi ti ons Nos. 14, 15, 16 and 17 :
- ~ l
14. Right of Way and Roadway Improvements.
A. Sullivan Road from Broadway to Sprague Avenue.
l. It is agreed that an additional fifth lane (two-way _
1 ef t- turn 1 ane ) shal1 be requ i red pri or to the i.i me tha t
500,000 square feet of buildings are completed on the
project si te. Spokane County wil l proceed wi th the
construction of a five-lane roadway from Sprague to ✓
Broadway including acquisition of additional right or way
required for the fifth lane. Spokane County shall fund the
entire cost thereof, subject to reimbursement by the
developer as hereinafter specified.
2. The Developer shall reimburse Spokane Caunty for the cost /
✓
of the additional right of way required and likewise shall
reimburse Spokane County for the cost of constructing the '
additional width required to provide the fifth lane
operation.
%
3. The Developer shall reimburse the County for the ✓
above-described costs when said road improvements are -
completed.
B. Sullivan Road from Broadway Avenue to State of Washington's .
South 'ri ght of way 1 i ne of SR 90.
1. It is agreed that two additional 12-foot wide traffic lanes
-and an additional left turn lane on the approach to
Broadway shall be required prior to the time that 500,000
square feet of buildings are completed on the project
site. Transition in width may be required south of
Broadway Avenue.
2. Spokane County will proceed with the construction of the
widened roadway from SR 90 to Broadway Avenue including any
transition in width required south of Broadway Avenue and
also including acquisition of additional right of way v
required for widening the roadway. Spokane County shall
fund the entire cost thereof subject to reimbursement by
the Developer as nereinafter specified,
3. The Developer shall reimburse the County for the vacquisition costs of the right of way required for said
additional lanes. ,
4. The Developer snall reimburse the County for the cost of ~
construction of the additional traffic lanes.
5. The Developer shall reimburse the County for the
above-described costs when said road improvements are
completed.
.99
. s
ZONE CHANGE OF CONOITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT (continued)
C. Broadway Avenue East of Sullivan to the East Property Line of
the Project.
l, It is agreed that two additional 12-foot wide traffic lanes
and a left-turn lane on the approach to Sullivan Road and
wi th a dual 1 eft-turn 1 ane at the princi pal entrance to the
project shall be required prior to the time that 500,000
square feet of buildings are completed on the project site.
2. Spokane County wil] proceed with the construction of the
widened roadway from Sullivan Road to the east property
1 i ne of the project i ncl udi ng the transi ti on of wi dth east
of the east property line and also including acquisition of
additional right of way required for widening tne roadway.
Spokane County shall fund the entire cost thereof, subject
to reimbursement by the Developer as hereinafter
specified. ! " " ^
3. The Developer shall reimburse the County for the
acquisition costs of the right of way required for said
additional lanes.
4. The Developer sha]1 reimburse the County for the cost of
constructi on of the addi ti onal traff i c 1 anes.
5. The Developer shall reimburse the County for the above-described costs when said road improvements are
.completed.
6. Roadway improvements to Broadway shall include curbs and
sidewalks on both the north and south sides of the street,
and channelization at the Sullivan Road intersection and
the major entrance to the Mall.
7. The Devei oper stial 1 reimburse the County for the cost of
acquiring ten feet of rignt of way on each side of Conklin_ /
Road tapering from Broadway Avenue south for one hundred
fty feet (150' ) to a poi nt of zero wi dth and for the
necessary reconstruction of Conklin at the Broadway Avenue
i ntersecti on.
8. Speciai traffic flow channelization shall be designated at
both Moore and Conklin Road to prohibit direct access of
the Valley Mall traffic into the residential areas. The
Broadway improvement shall extend from Sullivan Road east
through tne Val 1 ey Mal 1 devel opment wi th requi red tapers.
An addi ti onal fri cti on 1 ane may be requi red by the County
from two hundred feet (200') east of Sullivan Road to
Sullivan Road.
~
i .
.--r ' ZONE rHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT (continued)
15. Traffic Signals - The Developer's share of the cost of
improvement or constructing traffic signal s at the fol l owi ng
intersections will be computed upon the percent of traffic
generated by the Yalley Mall or as otherwise noted:
Sullivan and Sprague
Sullivan and Mission
Broadway and Flora
Sullivan and Broadway
Broadway and the major Yalley Mall entrance
(the total cost by the developer)
16. Future Participation. Traffic generated by the Valley Mall may
necessitate the widening of Broadway Avenue from the Valley Mall
development east to Flora Road and Flora Road from Broadway
south to Sprague. The ful l impact of the Yal 1 ey Mal 1 cannot be
determined at this time. However, the Developer should be
prepared for future participation and sharing of construction
costs, as determined by the County Engineer, for these two roads
if traffic projections fromn future phases of the project
warrant said improvements.
17. There sha11 be no direct vehicular access from this proposal
onto Sullivan Road nor onto Broadway Avenue except at the
intersection of the circular access road as shown on the
development plan submitted with this application and approved 'oy
the County Engi neer, or as approved by the County. .
c) COUNTY UTILITIES DEPARTMENT
l. Pursuant to Eoard of County Commissioners' Resolution No.
80-0418, the use of interim on-site sewer disposal systems is
hereby authorized. This authorization is conditioned on
compliance with all rules and regulations of the Spokane County
Heal th Di stri ct and i s fur.ther condi ti oned and subject to
specific application approval and issuance of permits by the
Heal th Di stri ct.
2. The owner(s)'or Successor(s) in interest agree to authorize tne
County to place their name(s) on a petition for the formation of
a ULID by petition metnod pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Cnapter
36.94 which includes the Owner(s) property. PROYIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution metnod under RCW Chapter
36.94.
T~
,
r
ZONE RECLASSIFICATION NO.: ZE-142A-77
~
SPOKANE COUNTY r p,~ I
HEARI NG EXAMI NER COMMITTEE ~
FINDINGS AND ORDER
,
A. I NTRODUCTI ON
This matter having come before the Zoning Hearing Examiner Committee on
October 3, 1985, and the members of the Committee present being
F. Lynn Tennican, Chairperson, J erry Williams and Ron Odell.
6 . P ROP OSAL
The sponsor, Valley Mall Associates, is requesting approval of a change of
condi ti ons , Fi 1 e No. ZE-142A-77 , to modi fy Condi ti on of ori gi nal approval
which required substantial development of the subject property by
October 1, 1985. The applicant is requesting a six (6) year extension of
time (to October l, 1991) to allow the econorry to support a regional
shopping center. No other conditions relative to the site plan and land
use are anticipated for change.
C. FINDINGS OF FACT
l. That the existing land use in the area is residential, comnercial,
churches, f-ire station, and undeveloped.
2. That the Comprehensive Plan designates this area as appropriate for Major Commercial and Suburban development.
3. That the existing zoning of the property described in the application
is Commercial.
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and an Environmental Impact Statement
was prepared for the proposed Shopping Center which addressed the
potential impacts upon the area dealing with land use; change in
character and compatibility, buffering, economics, alternative uses,
increased traffic and accident potential, circulation patterns,
noises, new light sources and aesthetics, access to the Freeway, air
emissions, water and sewerage concerns, and inducement for more
intensive land uses on ad,jacent properties.
5. That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
1
ZONE CHANGE OF CONDITIONS N0. 142A-77
C. FINDINGS OF FACT (continued)
6. That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use.
7. The Hearing Examiner Committee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
8. The following are additional findings of fact considered by the
Nearing Examiner Committee:
a) The request for a time extension is consistent with the original
Regional Shopping Center concept. .
2
r `
t-
ZONE CHANGE OF C ONDITIONS N0. ZE-142A-77
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APP ROVAL
(All Conditions imposed by the Zoning Hearing Examiner Comnittee shall be
binding on the "Applican t", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a ) COUNTY PLANNING DEPARTMENT
l. That a public hearing before the Nearing Examiner Committee
shall be required to review detailed site development plan(s) as
well as a SEPA Determination made by the Planning Department
prior to application for any building permits on the subject
property.
2. That at the public hearing required in #1 above, the Hearing
Examiner Committee may modify, delete or add to the_existing
conditions as contained within the Board of County
Commissioners' Findings and Order dated July 16, 1979, and those
mitigating measures as identified within the Environmental
Impact Statement prepared for this proposal except as may be
modified by the Board of County Commissioners' Findings and
Order dated J uly 16, 1979.
3. That if approval is granted, the conditions of the original
approval shall apply to this extension of time.
4. That in the event a detailed site development plan and SEPA
Determination has not been submitted for review by the Hearing
Examiner Committee at a public hearing by October 1, 1991, then
and in that event a hearing shall be held by the Hearing
Examiner Committee to consider either a time extension or
changing the Zone classification back to Agricultural.
5. That prior to the public hearing before the Hearing Examiner
Comnittee for review of said site development plan(s) and SEPA
Determination, the applicant shall provide a legal description
prepared by a licensed surveyor.
6. That the following are conditions that may be added to the
proposal by the Hearing Examiner Committee at the above-stated
public hearing and now serve as information to the applicant.
3
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT
Revised Conditions Nos. 14, 15, 16 and 17:
14. Right of Way and Roadway Improvements.
A. Sullivan Road from Broadway to Sprague Avenue.
1. I t i s agreed that an addi ti onal fi fth 1 ane (two-way
left- turn lane) shall be required prior to the time that
500,000 square feet of buildings are completed on the
project site. Spokane County will proceed with the
construction of a five-lane roadway from Sprague to
Broadway including acquisition of additional right of way
required for the fifth lane. Spokane County shall fund the
entire cost thereof, subject to reimbursement by the
developer as hereinafter specified.
2. The Developer shall reimburse Spokane County for the cost
of the additional right of way required and likewise shall
reimburse Spokane County for the cost of constructing the
additional width required to provide the fifth lane
operati on.
3. The Developer shall reimburse the County for the
• above-described costs when said road improvements are
completed.
B. Sullivan Road from Broadway Avenue to State of Washington's
South ri ght of way 1 i ne of SR 90.
1. It is agreed that two additional 12-foot wide traffic lanes
and an additional left turn lane on the approach to
• Broadway shall be required prior to the time that 500,000
square feet of buildings are completed on the project
site. Transition in width may be required south of
Broadway Avenue.
2. Spokane County will proceed with the construction of the
widened roadway from SR 90 to Broadway Avenue including any
transition in width required south of Broadway Avenue and
also including acquisition of additional right of way
required for widening the roadway. Spokane County shall
fund the entire cost thereof subject to reimbursement by
the Developer as hereinafter specified.
3. The Developer shall reimburse the County for the
acquisition costs of the right of way required for said
additional lanes.
4. The Developer shall reimburse the County for the cost of
construction of the additional traffic lanes.
5. The Developer shall reimburse the County for the
above-described costs when said road improvements are
completed.
4
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEPARTMENT (continued)
C. Broadway Avenue East of Sullivan to the East Property Line of
the Project.
l. It is agreed tha t two additional 12-foot wide traffic lanes
and a lef t-turn lane on the approach to Sullivan Road and
with a dual lef t- turn lane at the principal entrance to the
project shall be required prior to the time that 500,000
square feet of buildings are completed on the project site.
2. Spokane County will proceed with the construction of the
widened roadway from Sullivan Road to the east property
line of the project including the transition of width east
of the east property line and also including acquisition of
additional right of way required for widening the roadway.
Spokane County shall fund the entire cost thereof, subject
to reimbursement by the Developer as hereinafter
specified.
3. The Developer shall reimburse the County for the
acquisition costs of the right of way required for said
additional lanes.
4. The Developer sha11 reimburse the County for the cost of
construction of the additional traffic lanes.
5. The Developer shall reimburse the County for the
above-described costs when said road improvements are
completed.
6. Roadway improvements to Broadway shall include curbs and
sidewalks on both the north and south sides of the street,
and channelization at the Sullivan Road intersection and
the major entrance to the Mall.
7. The Developer shall reimburse the County for the cost of
acquiring ten feet of right of way on each side of Conklin
Road tapering from 8roadway Avenue south for one hundred
fi fty feet 0 50' ) to a poi nt of zero wi dth and for the
necessary reconstruction of Conklin at the Broadway Avenue
i ntersecti on.
8. Special traffic flow channelization shall be designated at
both Moore and Conklin Road to prohibit direct access of
the Valley Mall traffic into the residential areas. The
Broadway improvement shall extend from Sullivan Road east
through the Yalley Mall development with required tapers.
An additional friction lane may be required by the County
from two hundred feet (200') east of Sullivan Road to
Sullivan Road.
5
~
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
b) COUNTY ENGINEERING DEpARTMENT (continued)
15. Traffic Signals - The Developer's share of the cost of
improvement or constructing traffic signals at the following
intersections will be computed upon the percent of traffic
generated by the Yalley Mall or as otherwise noted:
Sullivan and Sprague
Sullivan and Mission
Broadway and Flora
Sullivan and Broadway
Broadway and the major Yalley Mall entrance
(the total cost by the devel oper)
16. Future Participation. Traffic generated by the Valley Mall may
necessitate the widening of Broadway Avenue from the Valley Mall
development east to Flora Road and Flora Road from Broadway
south to Sprague. The full impact of the Valley Mall cannot be
determined at this time. However, the Developer shauld be
prepared for future participation and sharing of construction
costs, as determined by the County Engineer, for these two roads
if traffic projections fromn future phases of the project
warrant said improvements.
17. There shall be no direct vehicular access from this proposal
onto Sullivan Road nor onto Broadway Avenue except at the
intersection of the circular access road as shown on the
development plan submitted with this application and approved by
the County Engi neer, or as approved by the County.
c) COUNTY UTILITIES DEPARTMENT
l. Pursuant to Board of County Commissioners' Resolution No.
80-0418, the use of interim on-site sewer disposal systems is
hereby authorized. This authorization is conditioned on
compliance with all rules and regulations of the Spokane County
Health District and is further conditioned and subject to
specific application approval and issuance of permits by the
Health District.
2. The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RC W Chapter
36.94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Owner(s) or Successor(s) from
objecti on to any assessment(s) on the property as a resul t of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
6
~
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
c) COUNTY UTILITIES DEPARTMENT (continued)
3. Any water service for this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
4. Connection to the Val 1 ey sewer system i s to be made when i t i s
available.
d) COUNTY HEALTH DISTRICT
l. We request a change of conditions (of approval) if this project
is granted its request. Specifically, that the project be
connected to a public sewer, and that on-site sewage disposal
system(s) not be allowed. We cite section 1.04.090-(3) of
Spokane County Rules and regulations for Sewage Disposal
Systems : .
"If the distance between the premises to be served and an
adequate public sewer is greater than 200', and if the
anticipated sewage flow is greater than 1,000 gallons per day,
connection shall be made thereto if the Nealth Officer
determines that a connection is feasible and such connection is
permitted by the sewer utility owner/operator or sewer
district."
r
e) COUNTY BUIL°DING AND SAFETY DEPARTMENT
1. The si te i s 1 ocated i n Fi re Di stri ct # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Due to the sensitive storage requirements over the Aquifer, and
this site lies within the Waste Water Management area, we feel
that some language should address the possible storage of
flammable or critical materials within these structures.
4. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
5. Building permits will be required for each structure.
7
~ .
✓
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued)
6. Fire hydrants which meet the fire flow are required to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet fram the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hy drant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
f) COUNTY AI R POI.LUTION CONTROL AUTNORITY
(NO COMMENTS HAYE BEEN RECEIVED. )
E. ORDER
,
7he Heari ng Exami ner Comni ttee, pursuant to the aforementi oned, f i nds that
the application•of Valley Mall Associates, for a change of conditions as
descri bed i n the appl i cati on shoul d be APP RaV ED for an Extensi on of Ti me
for a six (6) year period to OCTOBER l, 1991. '
Motion by: Odell Seconded by: Williams
Yote: Odell - Aye
Wi 11 i ams - Aye
Tennican - Aye
Unanimous to aPPRO'VE the Extension of Time for a six (6)
year period to OCTOBER 1, 1991 -(3 - 0)
8
, . . .
ZONE CHANGE OF CONDITIONS N0. ZE-142A-77
E. ORDER (continued)
NEARING EXAMINER COMMITTEE
HEREBY ATTEST TO TNE ABOVE
FINDINGS, ORDER, AND VOTE
,
r r
/ r
~
,
r
ATTEST:
For WALLIS D. HUB6ARD
Planning Director
~ ~~vs w
ty . oR
Zoni ng Admi ni strator
Date:
9
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