ZE-0034A-91
1
VED
- sPOKAvE couNTY rtEaRnvG ExANUNER REC
DEC 14 2001
' RE: Change of Cond itions to a Prior Zone ) Spo}~E COUMy ENGINEER
Reclassi6cation, in the Regional Business ) FINIDINGS OF FACT,
(B-3) Zone; ) CONCLUSIONS OF LAW,
Applicant: QVaI-Mart Stores, Inc. and ) ANID DECISION
Western United Li.fe Assurance Company )
File No. ZE-34A-91/ZE-142B-77 )
)
This matter coming on for public hearing ou October 31, 2001, the Hearing Exa.miner,
after review of fihe change of conditions application and the entire record, and finding good cause
therefore, hei•eby makes the following fndings of fact, conclusions of law a.nd decision:
1. FIN)INGS OF FACT
1. The application requests changes to the conditions imposed in the 1979 zone
reclassification of 25.66 acres (ZE-142-77), as modified by Ghange of conditions appl.ications
respectively approved in 1985 (ZE-142A-77) and 1991 (ZE-34-91).
2. The purpose of the change of condikions is, to allow relocation oF a landscaping border,
allow expansion of an existing retail use, delete requirements for off-site roadvWay improvements,
and delete a requirement for site plan review at a public hearing.
3. The site is genexally located north of and adjacent to Broadway Avenue, between Sullivan
IZoad and Conklin Road extended north, in t.ie N1W 1/4 of Section 13, Township 25 North, Range
44 EWM, Spokane County, Washington.
4. The site is currently designated as County Assessor's lax parcel nos. 45132.9070,
45132.9071 and 45135.9030. The site is legally described as "Parcel A" and "Parcel B" in a
facsimile dated April 10, 2041 in File No. ZE-34A-91/ZE-142B-77.
5. The applicants and site owners are, respectively, Wal-Mart Stores, Tnc., 2001 S. E. lp`n,
Bentonville, AR 72716-0550; and Westem United Assurance Company, 916 W. V Aveaue,
P.O. Box 428, Spokane, WA 99210-0428.
6. Tlie IIearing Examuaer heard dhe applicatiov pursuant to the County Hearing Examiner
Ordinance (County Resolution No. 96-0171) and the County Hearing Examiner Rules of
Procedure (County Resolution No. 96-0294).
7. The requirements fur notice of public hearing were met.
8. A public hearing was held on the chaage of conditions application on October 31, 2001.
9. The following persons testified at the public hearing:
HE Fincii.ngs, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 1
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Tammy Jones Scott Engelhard
Division of Planning Division of Engineering
1026 West Broadway 1026 West B.roadway
Spokane, WA 99260 Spokane, WA 99260
Eric Saenz Jack McCullough
10214 NE Torvanger 2025 First Avenue, # 1130
Bainbridge Island, WA 98110 Seattle, WA 98121
Bill White CCeorge Scbroeder
176 South Stevens 5205 South Cree Drive
Spokane, WA 99201 Spokaae, WA 99206
Suzanne Clark Gary Wolf
1016 Van Giesen 618 North Sullivan Road
Richland, WA 99352 Veradale, WA 99037
10. The Hearing Examiner takes notice of the County Comprehensive Plan, the County Zoning
Cocie, the County Code, the County Zoning Qrdinance (now expired), otller applicablc
development regulations, and previous land use decisions for the site and in the vicinity.
11. The record includes the final land use decisions, site plans of record and staff reports in File Nos. ZE-142-77, ZE-142A-77 and ZE-34-91; the 1978 DEIS and FEIS For the "Valley Mall"
project; the 1991 DEIS and FEIS for the "Spokane Valley Plaza" project; the documents in File
No. ZE-34A-91/ZE-142B-77 at the time of the public hea.ring; the docu.ments submitted at trie
public hearing; and the items taken notice of by the Examiner.
' 12. The site is approximately 25.66 acres in size and is relatively flat in topography. The
subject property is improved with an existing Wal-Mart retail store of 134,983 square feet, and
associated parking, drainage and landscaping areas.
13. In 1978, the County issued a Draft Environmental Impact Statement (DEIS) and a Final
Environmental Impact Statement (FEIS) for a regional shopping center referenced as the "Valley
Mall", on approximately 70 acres of land. This included the current site, and adjoining land to
the east ajid west. The shopping center was planned for a maximum of 830,000 square feet of
building area, includi.ng 760,000 square feet of leasable shopping azea, and a first phase of
500,000 square feet.
14. In 1979, the "Valley Mal.l" site of 70 acres was rezoned from the Agricultural zone to the
Comulercial zone under the now expired County Zoaing Ordinance, to allow developnlent of a
sllopping mall, in File No. ZE-142-77. The rezone decision nrovided for reversion of the zaning
of such acreage to the Agricultural zone in the event such proposal was not developed by
October 1, 1985.
15. Effective January 1, 1991, the Commercial zoiung of the site and adjacent land under the
Zoning Ordinance was reclassified to the Regional Business (B-3) zone, pursuant to the Program
to Implement ihe Spokane County Zoning Code. The Program to Implement specifically
preserved conditioiis of approval and approved site plans imposed in prior rezones of subject
HL Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 2
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property under the Zoning Ordinance, to the extent that they were more restrictive than the
development standards of the new zone under tbe Zoning Code. See County Resolution No. 85-
0900.
16. On October 3, 1985, a change of conditions was approved in_File No. ZE-142A-77. The
change of conditions made the reversion to the Agricultural zone provided for i.n File No. ZE-
142-77 effective only if a detailed site plan and SEPA determination were not subrnitted for
review by the hearing body at a public heari.ng by October 1, 1991, and a hearing was held to
consider extending the Com.rxiercial zoning or having the zoning revert to the Agricultural zoile.
17. Between July and September of 1991, the County issued a Draft Environmental Impact
Statement (DETS) and a Finat Environmcntal Impact Statement (FEIS) for a proposed shopping
centex referenced as the "Spokane Valley Plaza", on the westerly 34.84 acres of the 1978 "Valley
Mall" proposal. This i.ncluded the wesferly 17.46 acres of the current site, and additional land to
the south and vvest. The Spokane Valley Plaza proposal was planned for 346,452 square feet of
retail space.
18. On September 24, 1991, a change of cond,itions was approved for the 34.84 acres of the Spokane Valley Plaza proposal, in File No. ZE-34-91. The decision approved a specific site
development plan, and replaced the conditions i.mposed in File Nos. ZE-142-77 and ZE-142A-77
with new conditions. The decision tivas erroneously referred to as a"zone reclassification".
19. On August 9, 1996, County Planni.ng issued an administrative deterniination concludi.ng
that the zoning of the respecrive land involved in File Nos. ZE-34-91, ZE-142-77 and ZE-142A-
77 was not subject to reversion to ihe Agricultural zone of the Zoning Ordinance.
20. On April 12, 2001, tlie Couaty issued atia Addenduxn to the FEIS far the Spokane Valley
Plaza, for 41.09 acres of land, including the current site of 25.66 acres and 15.43 acres ta the
soutll and wesi. Tlie Addendum included a drainage analysis and traffic ana[ysis as separate
appendices. The expaitded Spokane Valley Plaza project would include a total of 412,800 square
feet of retail floor area.
21. On July 24, 2001, the County Division ofPlanning accepted the ehange of conditions
application for the Spakane VaJley Plaza projecti as "counter-complete". The'application seeks
to delete County Engineering condition ##s 14-17 and Couvty Plaruii.ilg condition #1 imposed in
File No. ZE-142A-77, and to modify County Planning condition ##s 2 and 9 imposed in File No.
ZE-34-91. The application is desGribed in more detail in the current Staff Report.
22. The site plail of record dated October 26, 1991 illustrates development of an additional
92,248 square feet of floor area to be added to the existing Wal-Mart store, primarily in the form
of a grocery store; along witJi revised parking, landscaping and drainage areas. As expanded, the
Wal-Mart store would have a building area of 227,231 square feet. The site plan illustrates the
easterly neck of the subject property that extends to Broadway Avenue as an area for landscaping
and drainage, but not for vehicular access. The site plan Fails to show required landscaping
adjacent to Interstate 90, and is one (1) parking space short of ineeting the minimum pazking
requirennents of the Zoni.ng Code.
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 3
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23. Since the applicant proposed to delete conditions of approval for,a prior rezone, a change
of conditions application and public hearing was required. See Program to Implement, and
Secfiion 14.504.040 of the County Code.
24. The site is currently zaned B-3, subject to the conditions of approval applicable to the site
as a result of previous zoning achons. The site is also located in the Aquifer Sensitive Area
Overlay zane and the Public Transit Benefit area defined in the Zoning Code.
25. T}ie site, the land between the site and Broadway Avenue, adjoining land to the east and
west, and the land along Sullivan Road and Sprague Avenue in the area are designated in the
Major Conunercial category of the County Generalized Comprehensive Plan. The renainder of
the area, south of Interstate 90, is designated in the Urban category. Tbe site and area also lie
inside the Aquifer Seasitive Area, Priority Sewer Service Area and Urban Impact Area
designated by the Generalized Comprehensive Plan.
26. Most of the land lying west of the site and the land lying between the site and Broadway
Avenue is zoned B-3 and developed for intensive commercial uses. The land lying immed.iately
east of the site, and the land lying south of the cxpansioa azea of the site is zoned B-3 and is
undeveloped. The land lying along the south side of Broadway Avenue near the site is zoned
primarily Urban Residential-3.5 (UR-3.5) and Urban Residential-7 (LTR-7), and is developed
with single-family homes. On October 30, 2000, approximately 1.56 acres of land lying south of
the 'easterly portion of the site was rezoned to the Urban ResidenlYal-22 (LTR-22) for- the
development of offices. See File No. ZE-20-00. The offices have not been developed yet.
27. The site and area are located inside the interim urba.n growih area boundaries designated by
the County pursuant to the State Growth Management Act.
28. The County Arterial Road Plan maps designate Broadway Avenue (west of Flora Road),
Sullivan Road, Sprague Avenue, Flora Road and .Evergreen Road in the area as Principal
Arterials. Valley Way Avenue, west of Flora, is designated as a Collector Arterial. Mission
Avenue, west of Sullivan Road, and Broadway Avenue, east of Flora Road, are all designated as
Minor Arterials.
29. The owner of seven (7) acres of largely undeveloped land located along the south side of
Broadway Avenue, east of 1Vloore Street, expressed concern Chat approval of the change of
condition applicacion could result in the overall intensification of commercia.l development on
the site and the adjoining lanci zoned B-3 to the east, that the potential cumulative traffic impacts
from such combined sites were unknown, that the proposed landscape buffer proposed along the
east boundary of the site was inadequate, and that the concrete block wall located along the north
side of Broadway Avenue south af the site was inadequate as a buffer. Such owner questioned
whetiler the County Engineering coraditions imposed in File No. ZE-142A-77 should be deleted
unfiil the cumulative Naffic impacts were known. See testimony of Suzanne Clark.
30. Ga.ry Wolf testified on behalf of Pioneer School, which owns land southeast of the site, at
the southeast corner of Conklin Road aad Broadway Avenue. Wolf expressed concem that if a
traffic light was installed at the intersection of Conklin Road and Sprague Avenue to the south, it
would significantly increase traffic along Conklin aad Broadway in the vicinity.
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 4
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31. Table 3 on page 23 of the FEIS Addendum dated April 12, 2001 erroneously indicates iwo
levels of service for the intersection of Conklin Street/Broadway Avenue, witti regard to traffic
impacts froni the Spokane Va.lley Plaza project. The second reference to such izitersection should
be to the intersection of "Conklin St/Sprague", instead of "Conklin/Broadway".
32. Tlae traffic impact analysis in the FEIS Addendum indicatcs that the level of service at the
intersection of Canklia and Broadway will not change in year 2002 with the project. The
anaJysis indicates the existing level of service at the intersection of Gonklin and Sprague Avenue
to be LOS C; the level of service in 2002 without the project to be LOS F; and the level of
service wifiti the project in 2002 to be LOS F, with an approximately 6.3% increase in detay aY
such interseclion due to the project.
33. Other approved development is required to install a traffic signal at the intersection of
Conkli.n and Sprague Avenue once traffic warrants are met for such signalization. County
Engi.neering conditions for the current proposal require the applicant to participate in such costs.
34. Thc Gounty Engineering conditions for the proposal replace all previous County
Engineering,conditions imposed in File Nos. ZE-34-91 and ZE=142A-77. County Engineeri.ng
condition #s 14 and 15 in File No. ZE-142A-77, along with several other County Engineering
conditions imposed in File Nos. ZE-34-91 and ZE-142A-77 have already been accomplished.
35. The change of conditions approved in ZE-34-91 did not include the requirement in County
Engineering condition # 16 in File No. ZE-142A-77, regarding participation in the widening of
Broadway Avenue between approximately Moore Road to Flora Roaci, or the widening of Flora
Road north to Sprague Avenue. The traffic irx►pact analysis establishes that there is currzntly no
basis to impose County Engineering condition #16 on the current proposal or the expanded
Spokane Valley Plaza project.
36. A regional shopping mall was coastructed along ttle nortli side oi'Interstate 90, west of
Sullivan Raad, during lhe mid-1990s.
37. It i s unclear whether County Engi,neering condition # 16 in File No. ZE-142A-77 will have
to implemented for the undeveloned Portions of the original "Valley Mall" proposal not part of
the Spokane Valley Plaza project, since the development plans for such undeveloped portions
have not been subruifted. This can be determineci at lhe time such development plans are
submitted.
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38. The single access for the current proposal located west of Moore Road mitigates traffic
impacts along Broadway Avenue east of Moore Road more than County Engineering condition
#17 in File No. ZE-142A-77, and more than the site plan approved in File No. ZE-34-91.
39. The submittal of the curreut site plan of record eliminates the need for County Planning
condition #1 in File No. ZE-142A-77, and necessitates the modification of County Planning
condition-#2 in File No. ZE-34-91. Some of the previous Counfiy Planning conditions are
replaced by more cuxrent conditions. The Examiner has modified County Planning condirion #4
for the current proposal ta require tlie site to be developed in substantial conformance to the site
plan of recorci.
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 5
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40. The expansion of the Spokane Valley Plaza project to the east does not justify enhancement
of the concrete wall located along tlie north side of Broadway Avenue south of the site, since
such wall was intenderi as a buffer for existing development fronring along Broadway Avenue.
41. County Engineering conditions for the current proposal require the traffic impact analysis
for the project to be-updated if the project is not Uuilt out prior to January 1, 2003. The
conclitions also require khe applicant to make a substantial contribution toward the installation of
a loop ramp at the Interstate 90/Sullivan Road interchange.
42. The site does not directly abut properties zoned or developed for residential purposes. The
B-3 zone does not require the installation of landscaping along the boundaries of the site adjacent
to land zoned B-3. The landscaping proposed along such boundaries and stormwater drainage
areas illustrated on the site plan of record provide a sufficient buffer for the proposal &om
neighboring properties zoned.
43. The proposal is rcquired to comply with the development standards of the B-3 zone,
including meeting parking rzquirements and the installation of 20 feet of Type III landscaping
adj acent to l nterstate 90. ~ -
44. The easterly 8.2 acres of the site is located outside the 15-year sewer capital planni.ng area
set forth in the 1996 Update to the County Comprehensive Wastewater LVlanagement Plan.
However, the existing Wal-Mari store is served Mth public sewer, and public sewer is available
to serve the expa.nded improvements on the site.
45. The ETS prepared for the proposal, as addended, provides a reasonably thorough discussion
of the significant aspects of the probable environmental consequences of the approval of the
subject change of conditions. Sigaificant new information has not been presented regarding the
probabte significant aclverse environrxiental impacts of the proposal.
46. The proposal, as cond.itioned, will not have a significant impact on the envi.ronment or
neighboring properties.
47. Changed conditions in the area since the approvals in File Nos. ZE-34-91 and ZE-142A-77,
including the constructYOn of the Spoka.ae Valley Mall north of Interstate 90, traffic
improvements ta Sullivaua Road and Broadway Avenue, the construction of the I-90/Evergreen
Road interchange= plannecl i_mprovements at the I-90ISullivan Road interchange, and extension of
public sewer to the area.
48. The Staff Report adequately analyzes the consistency of the project with the
Couiprehensive Pla.ii, the development standards of the B-3 zone, and the criteria for approving a
change of conditions. Such analysis is hereby adopted a.nd incorporated by reference as find.ings
of fact herein.
Based on the above findings of fact, the Hearing Examiner enters the following:
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 6
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U. CONCLUSIONS f.DF LAW
1. The proposed change of conditions, as condirioned, generally conforms to the
Comprehensive Plan.
2. The applicant has established that the proposal bears a substanbal relationstup to, and/or
will not be detrimental to, the public health, safety or welfare.
3. Concl.itians i.n the area have significantly changed since the site was last zorted.
4. The procedural requirements of the State Environmental Policy Act and the County's Local
Environmental Ordinance have been met.
5. Tlie proposal, as conditioned, complies with 1.he B-3 tione, the County Zoning Code, and
other applicable development regulations.
6. The proposed change of cond.itions meets the criteria established in Section 14.504.040 of
the County Zoning Code for a change of conditions application:
7. Apprnval of the lanci use application is appropriate under the criteria established for the
approva[ of land use applications in Section 11 of the County Hear-ing Examiner Ordinance,
adopted by County Resolution No. 96-01 ? 1.
M. DEG`ISION
Based on the Findings of Fact and Conclusions of Lativ above, the above application ,for a
change of canditions applicatian is hereby approved, subject to the conditions of lhe various
public agencies specified below.
Any changes to pubic agency coaditions added or signif cantly altered by the Examiner arz
italicizerl.
Failure to comply with the conditions of this approval may result in revocation of this
approval b,y the Hearing Examiner. This approval does not waive the applicant's obligation to
comply witli all otlier requirements of other agencies with jurisdiction over land development.
SPUKANE COUNTY .D1VI.SION OF PLANIVI:NG
1. All conditions imposed by the Hearing Exaniiner shall be binding on the "Appticant,"
which term shall iaclude ihe owners, developers and users of the property, and their heirs,
assigns and successors.
2. The Change of Conditions applies to the real property currently referenced as County
Assessor's tax parcel nos. 45132.9070, 45132.9071 and 45135.9030. The site is legally
described as "Parcel A" and "Parcel B" in a facsimile dated April 10, 2001 in File No. ZE-34A-
91/ZE-142B-77.
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 7
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3. The proposal shall camply with the Regianal Business (B-3) zone, the Aqui#'er Sensitive
pverlay zane and all applicable provlsions of the Spakane County Zaning Code, as amended.
4. The applieant shrrll deuelop the subject propen~v substtxt2trally irt conformanCe to the sife
plan of record dated Dctobey 23, 2001, subaect to compliunGe ivath cottdttions of apprnval and
develapment regulatiorrs. "I'he Directar of the Division of Planxung►'designee may
adniinistratively minor alferatians or additions tv #he site plan of recQrd, pursuan# to Sectian
14,504.040 of the County Zoning Code. All other changes to the site plan, or changes ta
conditions of approval, require the submittal of a cha,nge of canditions application and its
approval by the Hearing Examiner after a public hearin,,;. All va.riiatians must canform to
regtxlations set forth in the Spokaxi.e County Zoning Cade, and the original intent of the
development plans shall be maintained.
5. Approval is required from the Directar of the Diviszan of PlanningCdesignee of a specific
lighting and signing plan fQr the described property prior ta the release of auy building pemlit.
6. Direct light fram any exten'ar area iighting fixture shall not extcnd over the property
boundary.
7. A specif c tandscape plan, planting schedule and pravisioas for the rnaintenance acceptable
to the Director of the Division of Planningfdesignee shall be subm.itted with apetforrnance bond
or other suitabie guarantce for the praject priar to release of any building perrnits. Latztlscaping
shall be installed and naaintained so ttiat sigllt distance at access points is not obscured or
irngaircd.
8. TT~xe site plan of record does nat xllustrate r•equzred Iand.ccapirfg uqiacerit to Issterstate 90,
ar7d is one (1) parlccrig space shor-1 of rneetirag mi►ttmum parkirig requir-enents of the County
Zorrcrig Code. These requiretirePtlS ShCIII he met pYtor tp iSsuanGe of a building permit.
9. County planning conditian #s 7-1 1 in File No. ZE-34-9I shall cantinue ta apply to the site.
10. The Division of Planning shaZl prepare and record wifih the Spokane County Auditor a Title
Natice noting that tbe prraperty in question is subject ta a variety of special condit;ons imposed as
a result of approval of a Iand tise acrion. This Titie 1Votice shall serue as public notice vfthe
conditions of appi•oval aff'ectiug the properiy in question, The Titie Notice should be recorded
within the saine tume frarne as auowed for an appeal and shall only be released, in fuj.l ar in part,
by the Division of Pla.nuing. The Title Notice shall generally provide as follows:
"The parcel ofproperfy legally descn'bed as [insert legal tlescription ] is the subject of a
land vse action by the Spokane Caunty Hearing Exarniner oa December 13, 2001, apprvving a
chwlge of condition application and imposing a variety of specia1 development conditians. File
Nv. ZE-34A-911ZE-142B-77 is available for inspection and capying in the Spokane County
Dilrlsion of Planning."'
HE Findings, Conclusions and Decisian ZE-34A-91IZE-14213-77 Page 8
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SPOKANE COUNTY BiJII,I)ING APTD CODE ]ENFOptCEMFNT 1. The applicant should contact the Division of Building aad Cvde Enforcement at the earliest
possible stage in order to be informed of code requirements adininistered/enforced as authorized
by the state Build'wg Code Act. Design/development concerns include addressing, fire apparatus
access roads, fire hydrant flow, approved water systems, building accessibility, construction type,
occupancy classi.fication, existing exterior wall protection and energy code requirements.
SPOKAIVE COUNTY DIVISION OI' ENGMEYtING ANID ROA..IDS
Prior to release of a building permit or use of property as proposed:
1. 'I`he conciitions stated below shall be-met. These condrtions replace previous County
- Engineeri.ng Conditions of Approval imposed in File Nos. ZE-34-91 and ZE-142A-77.
2. A Traffic Lnpact Analysis anci Addendum to the Fina.l Environmental Impact Statement for
the Spokane Va11ey Plaza (Engineering File No. ZE-0034-91) has'been submitted and accepted
by the County Engineer for this proposal. Tb.is acceptance shall be effecttve through December
311 2002, the build-out year analyzed in the study. If the project is ilot finished by this date, an
updated study shall be provided to update traffic counts, assumptions, land uses and levels of
service. 7`he applicanti is advised that review of the updated infarmation may require addirional
traf~ic mitigation.
3. Priar to the issuance of a grading or building pennit for a.ny portion of the property, the
applicant shall enter into a Development Agreement with the Spokane County Engineer for off-
site mitigation to the Sullivan Loop Ramp, which this proposal impacts. The estYmated shaze of
this cost is $72,400.00 and shall be paid to the County Engineer.
4. Prior to the issuance of a grading or building permit for any portion of the property, the
applicant siaall enter into a Development Agreement with the Spokane County Engineer for off-
site mitigation for the installation of a fraffic signal at the intersection of Sprague Avenue and
Conk.lin Road, which chis proposal impacts. The estimated share of this cost is $1,650.00 a.ad
sball be paid to the County Ecigixieer.
5. Access permits for approaclics to the County Road System shall be obtained frora the
County Engincer.
6. APra.Cessional Engiueer, licensed in the Stale of Washington, shall submit final drainage
plaus, a drainage report and calculations that conform to, the Apri13, 2001 Edition of the Spokane
County Standards for Road and Sewer Construction and the current edition of the Spokane
County Guidelincs for Stormwater Management and all other standards and laws diat are
applicable tn this project. Final drainage plans and a drainage report shall receive the County
Engineei•'s acceptance prior- to release of a constniction or building permit.
7. A parking plan and traffic circulation plan shall be submitted and approved by the Spakane
County Engineer. The design, location and arran gement of parking stalls shall be in accordance
with standard engi.neering prachces. Pavina or su.rtacing as approved by the County Engineer
HE Findings, Conclusions and Decision ZE-34A-91/ZE-142B-77 Page 9
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will be required for any pQrtion of the project which is to be occupied ar traveled by vehicles. 8. Road 'umprovements have been accvrnplished through County Raad Project 42485 far this
propasal's frontage on Broadway Avexiue.
9. A.11 required improvements shall cotifonm to the cua-ent State of Washington Star►dard
Specifications for Road and Bridge construction and other applicable caunty standards andlor
adopted resolutians pertaining to Raad Standards and Stormwater Nlanagement in effect at the
date of construction, unless othenvise approved by the Courlty Engineer.
10. Roadway staildards, typical raadway sections and drainage plan requirements are found in
Spokane County Resolution No. 1-0298 as amended and are applicable to this proposal.
11. No construction wark is to be performed within the existing ar proposed right of way unfil
a permit has been issued by the County Engineer. All work within the public road riglit ofway is
subject to insgection and approval by the County Engineer
12. The applicarit is advised that there may exist utilities ei#her underground or overhead
affecting the applicant's property, including property to be dedicated or set aside future
acquisition. Spakane County will assume no financiai obligation for adjustments or relocation
regarding these utilities. T'he applicant shauld caatact the apglicable utilities regarding
responsibility .for adjustment or relocation costs and ta make arrangemcnts for any necessa.ry
work.
13. The appiicant shall grant applicable border easements adjacent to SpokasYe County R.ight af
Way per Spokane County Standards.
SPaKA1VE REGIONAL I•IEAd1TH DISTRIIGT
1. The sevvage clisposal method shall be as authorized by the Direetor of Utilities, Sgokane
Caunty.
2. Water service shall be coorciinated thraugli the Directar af Utilities, Spokane Caunty.
3. Water service shall be by an existing public water supply when appraved by the Regional
Engiileer (Sgokane), State Department of Heallh.
4. A public sewer system will be made available for the proje+ct.
5. The use of private weils and water systems is prohibited.
SPOKANEo COUNT4' DIVISiON OF UTTLTI'IES
l. A wet (Iive) sere cvnnection to tlie area-wide public sewer system is ta be conshucted.
Se-vver connectioa permit is required. CoIllI1leTC131 deVe1C3pI71e11ts ShaIL Sl1bII11C b1.StOIlcaj aI1dI0r
HE Findings, Canclusions and Decisian ZE-34A-911'ZE-142B-77 Page 10
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estimated water usage prior to the issuance of the connection perm.it in order to establish sewer
fees.
' 2. Applicant shall submit expressly to Spokane County Division of Utilities under separate
covec, only those plan sheets showing sewer plans ancl specificarions for the public sewer
connections and facilities for review and approval. Commercial developmeuts shall submit
liistorical and/or estimated water usage as part of the sewer plan submittal.
3. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance
of the sewer connection permit.
4. Arrangements for payment of applicable sewer charges must be made prior to issua.nce of
sewer coruiection permit. Sewer charges may include special connection charges and general
facilities charges. Cuarges may Ue substantial depending upon the nature of the development.
5. Any water servicc for this project sbail be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
SPOKANE COUNT'~ AIR POLLTJ'I`ION C0N'I'ROi, AU'i'H0RI'i'Y
1. All applicable air pollution control regulahons shall be met.
HE Findings, Conclusions and Decision ZE-34A=911ZE-142B-77 Page 11
. e~
D.ArTED this 13th day oFDecember, 2001 sPO~ CaUv~ HEARIN~ EXAMrNER
l~~icha~ G. Dempseys ~VSBA #823~ ~
NOTICE OF FINAI. DIECISION AND NOTYCE UF RiGH'T' TO A.PPEAL
Pursuant tv Spokane County Resolution No. 96-0171, the decision of the Hearing Exaniner
on an application for a change ofconditians application is 5na1 and conclusive unless vuithin
twenty-oue (2 1) calendar days from the issuance of the Examincr's decision, a party svith s#anding
files a land use petition in superior court pttrsuant ta ehapter 36.70C RCW. Pursuant lo ehapter
36.70C RGW, the date of issuaexce of the Hearing Examiner's decision is ttlree (3) days after it is
mai.led.
This Decision wa,s marled by Gertifiead Mail tQ the Apphcant, and by first c1ass mail to
other parties of record, an I3ecembcr 13, 2001. The dale of issuance of the Hearing Exaxiuner's
decision is therefore Decem,ber 17, 2001, counting to the nexfi business day when the last day for
mailing falIs on a weekend ar hvliday. THIE LAS7[' DAY FOR APPEAL OF THIS
DECISION TO S1LJ-PERiQR COUR'I' BY LAND USE pETiTION IS JANUARY 7? 2002.
The complete record in this matter, including this decision, is an file during the appea]
period with the Office of the Hearing Examiner, Third Floor, Public Works Building, 1026 West
Broadway Avenue, Spokane, Washingtona 99260-0245. (509) 477-7490. The file may be
inspccted Mouday - Fnday of each week, except holidays, between the hours of 8:30 a.m. and
5:00 p.tn. Copies of the documents in the record will be matie available at the cQSt set by
Spakane County
Pursuant to RCW 36.708.13{}, affected prnperty owmers may request a cha.nge in valuation
for property ta.x puzposes ncatwithstanding any pragram of revaluatioii.
1FIE Finciings, Conclusians and Decision ZE-34A-911ZE-142B-77 Page 12
~ L/1L/V4 t4:ab Mb 0u3Uf0'ftjUU KEGLNCY CENTERS ~1001
. .
Regencv Centers
4000 rcruse Vtiay Place
Biiilding a., Suite 3.3o
Lake C)swego, Oregon 97035
Phone: 503•534•5200
800.465•4558
. Fax: 503.675.7600
Facsie To: KEV rJ SN O~ co~~: ~ oF
FAXNUMBERL%1.9Z1. toQt
FROM: LATM " .
DATE:~~ 10-l
SUBJECT:--5PDtGA,.~:0F- pLpr-2:
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(including this ane)
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. 002
. SpOKr%.Lt~ MA:..NC- E_S.,._'s.,~UIIER
' RE: Chance o; Conditions to a Prior Zone
Reclassification, in the Regional Business ) FmiNGS OF RkCT;
(B-3) Zone; j CONG'LUSICrNS OF LgW,
ApFlicant: Wa1-Mart Stores, Inc. and ~t~ DECLSMIN
Western United Life Assuraace Corrzpany ) .
File No. ZE-3 4A-91/ZE- I 42B-77 )
)
This matter coming on forpublic hearing on October 31,2001, the Hearin~ Examiner,
after review of the change of conditions'application and the enti.re record, and finding crood cause _
thereiore, hereby tnakes the following findings of fact, conclusivns of law. and decision:
1. ~+'MWCS OF FACT
1. T'Piie applicatian requests changes to the coriciitions-imposed in tbe 1979 zone
reclassifcation of 25.66 aczes (ZE-142-77), as mod.ified by change of conditions applicatior.s
respechvely approved i.n 1985 (ZE- I42A--77) and 1991 (ZE-34-9I -
z. The purpose of the change of conditions is to allow relocation of a landscaping border.
allotiv e,cpansion of an e:cisting retail use, delete requiremeats for off-site road`vay~ impruvemcnts,
ancl delete a requi.rement for site plan review at a public hearing. ,
3. The site is generally located north of and adjacent to Broadway Avenue, bet%veen SuiliN•aa
Road and Conlc.lin Road extended north, in thenV 1/4 of Section 13, Township 251vorth; Ra~~tTe
44 EWIvl, Spokane Counry, Wasbington.
4. Thc site is currently designated as County Assessor's ta.Y parc~t nos. 45 132.9 0701
45132,9071 and 45135.9030. The site is legally described as'Tarcel A" and "Parcel B" i-a a
' facsimile dated April 10, 2001 in File No. 7E-34A-9I/ZE-142B-77.
,
.
5. The applicants aud stte owners are, respectiveiy, Wal-Mart Stores, Inc., 2001 S. F. 10`h,
Bentonvi.lle, AR 72716-0550; and WesterntTn.itcd Assurance Company, 916 W. 1" Aveoue,
~ P.O. Box 428, SPokane, WA 99210-0428.
6. i he Hearing Exarniner heard the application puzsuant to the County Hearin~ Examiner
Orciinance (County► ResolutionNo. 96-0171) and the County klearing Examiner Rules of
- Procedure (County Resotution No. 96-0294).
.
7, The requirLments.for nofiice of gublic hea.zing were met.
8. E1 public heari.n.~ was held on rhe change oi .cona-iuo►~s appuca:,,;4 ~a d_.~
9. Tbe fotlowing persons testi-fied at the public hearing:
n Findines, Cvaclusions and Decision 2'E-334A-91/ZE-142B-77 Pacrc 1
- ..Y.00 rftA ~uJa•lStbUu
K~(x.l~dV4Y L~N'1'~:lt5
10003
Ta=y Janes Scott Eubelhard
Division of Plannitig Divisi.an of Engi.nesring
1026 West Broadway 1026 West Broadway . '
Spokane, WA 99260 • Spokane; WA 99260 ,
' Eric Saenz Jack Mcf.."ullough
10214 NE Torvanger 1025 First 4venue, ~`1130
Bain.bridoe Lsiand, WA 900110 Seattle, WA 93121
Sill VY'hite Geocge Schroeder
176 South Stevens , 5205 South Cree Drive
Spokane, Wt1. 99201 Spokane, WA 99206
Suzanne Clark Gary Wolf
- 1016 V an Giesen - • 618 North S ullivan Road
Ricliland, WA 99352 Veradale, WA 99037
10. Tllc Hearing Examiner takes notice of the County Comprehensive Plan, the Coun.t-v %auing
Code,' the County Code, the County Zoning O'rdinance (now expired), vther applicadle + •
development regulations, and previous land use decisions for the site and i.n the vicinity_
i l, The ncord includes the final land use decisions, site plans of record and staFi repvrts in Fi le
1Vas. ZE- 142-77, ZE-142A-77 and ZE-34-91; the 1978 DEIS aad FEIS for the "Valley Nla11"
projeet; tlle 1991 DEIS and FEIS for the "Spokane Valley Ptaza" project; the documents in File
No. ZE-34A-91/ZE-142B-77 at the time of the public hesuing; thc documents submictec! at thc
public hearing; and the items taken notice af by the Exanniner.
12. 1-lie site is approximately 25.66 acres in size and is r~latively flat in topoeraphy. The
sublect property is i.mproved with an e;isting Wai-Mart retaii stQre of 134,933 square fe-t and
, associated pa.-king, drainage and landscaping areas.
13. in 1978, khe County is.sued a Draft Eavironmenkal Impacr Statement (DF..IS) and a r inal
. Environmeatal Impact- Statement (FEIS) for a regional shopping center referenced as the `tiallcy
Mall", on appraximately 70 acres of land. This included the current sit~, and adjoining land to
the east and west. T'he shoppi.ng center vcras planned for a maximum of 330,000 squaJ-e feet of
buitding a,rea, including 760,000 square fcet of Ieasabie shopping area, and afirst phase of
500,000 sqttare fest. ; -
14. In 1979, the "Valley Mall" site of 70 aczes was rezoned froxn the Agriculfiurai 2one to the
ComrnerGial zone under the now expired County Zoni.ag C?rdinance, to allow developxuvnt of a
sbopping mall, in File No. ZE-142•77. The rezone decision prvvided for reversion of the Z -ani.ng
of such acreage to the Agricultuzal zone in the event such proposal was not developed bv
15. E$'ective January 1, 1991, the Commercial zoning, of ths site and adjacene laiia
Zoni.ng Ocdi.nance was reciassified to the Regiona! Business (B-3) zone, pursunlt to clie Progam
. to Imptement the Spokane County Zoning Code. The Program to Implement speczfically
preserved conditions of apprvval and approved site plans imposed in prior rezones of subject P-~7- FiT1d!IlaS. Conciusions and Decision ~E-34A-110 1/?E-14?3-7 i Pape 2
FA.,1, bu3ts7b7bUU ttEGLNC;Y L;EN1'EKS
10004
!
' propezty under the Zoning Ordinance, to the e;teat that they wue moze resticLive than the
development standards of the new zone under the Zonina Code Se- Counoi Resolution No. C_-
0900.
16. On October 3, 1985, a change of conditions vvas approved in File Na. ZE-142A-7 E_ The
change of conditions made the reversion ta the Agriculfiural zone provided for in File No. `GE-
142-77 e$'ective vnly if a detailed site,plan and SEPA determination were not submitLed for
review by the bearing body at a public hearing by October 1, 1991, and a hearing was held to
consider extendi.n.g the Commercial zoni_ng or hav-ing the 2oning revert to the AQriculturat zone.
17. Between .fuly and September of 1991, the County issued a Dra.ft Envirunmcntai Impact
Statement (DEIS) and a Fizzal Egvironm.ental Impact Statement (FEIS) for a proposed shoppincr ^
center referznced as the "Spokane VaUey P1aza", on the westerly 34.84 acres oE the 1973 "V alley -
_ 1yIa11" proposal. T"nis inciuded tie westeriy 17.46 acres of the current site; and adciitaonal land to
` the south artd west. 'Ihe Spokane Valiey Plaza p.oposal was planned for 346,452 square !'eet of
retail space.
13. On September 24, 1991, a change,of conditions was approveci foXihe 34.84 acres of the
SpokaneValJey Plaza proposal, inFile N'o. ZE-34-91. The decision approved a specific stte
development plan, and replaced the conciitions i.mposed inFile Nos. ZE-142-77 and ZE--142A-77
with aew condition.s. The decision was erroneotisly refert'ed to as a"aone rec(assif cation".
19. Qn Aucrust 9, 1996, County Pianning issued an adni.mistratzve deternination cQncludina
that rhe zoning of the respective land involved in File Nos. Z'E-34-91, ZE- I42-77 and ZE- 14^21A-
77 was not subject to reversion to the Aaricultural zone of the Zoning Ordinance.
` 20. On April 12, 2001, the County issued an Addendwn fo the FEIS for the Spakane Valley
Plaza, for 41.09 acres of Iand, including the cunrent site of 25.66 acres and 15.43 acres to the
south and west. The Addendum included a drainage analysis and traFfic analysis as separate
appendices. Tlle expanded Spokane Valley Plaza project-would include a total of 412;500 square
feet otretaii floor area.
-
21. On 7uly 24, 2001, the Coun,ty Division of Piannsng acc+epted ihe cbange ot' cond.iticns
application for the Spokane Valley Plaza project as "counter-comglete". The application seeks
-to delete County Engineering condition #s I4-17 and County Planni.ng condition.#1 imposed in
•File No. ZE-142A-77, and to modify County Planaing conditivn #s 2 and 9 innposed in File No.
ZE-34-9 I. The appLcation is described i.n more detail in the current Staff Report.
22. The site plaa of record dated C7ctober 26, 199 i illustrates develoFment of an additional
92,243 square feet of floor area to be added to the e,tssting Wal-Mart store, ptxmarily iu the form
of agrocery store; along with revised'parking, latldscaping and drainage areas. A.s expa.nded, the
Ma-x' store wcul.d have a bvildi.ng area of 227,231 square feet. The site pla.a illustrates the
eaSi;.Ti jr ile i:;ti Oi L?:~-_ .:~.~j~~e_ ;4 ; ' c- .
_._r° ' ° ~;'":`"-'_-z"! ' ~ ~•-sT~Tc c :I.*1 25e a fC?Z 11IIC~SCdD1.Tlg
and drainage, but not for vehicular access. I"he site plaa iails ta shodv :ec~•~±rea
adjacent to Interstate 90, and is one-(1) parking space short of ine%eting the minim.um parl:ing
requirements of the Zonina Code. i-~-E Finciings. ConclLisions and Decision ZE-34A-911Z=,,-14213-17 Page 3
01/12/04 14 : 57 FAX 5036757600 R}aGENCY CEN'LERS WJ uus
?3. Since the applicant proposed to delete conditions of approvai for aprio! re4one, a caan?P
or conditions applicatian and pubiic heaiinj tivas i-equire:i. Se.- Program to Lmplement. and
Section 14.504.040 of the County Code.
24. The site is currently zoned B-3, subject ta tiie conditions oE aporovaL applicahie tu ►he sic^_
as a result`o~`previous zoning achons. The site is also located in the Aquifer Sensiuve ~sea
Q>>er.Iay zone and the Public Transit Benefit A.rea denned in the Loning Code.
25. The site, the land berNeen the site and Broadway .A.venue, adjoini.ng ]and to the east and
west, and the la.nd along Sullivan Road and Sprague tlvenue in the area zre c3esignated in the
Major Conanercial category of the County Generalizea Comprehens-ive Pla.n. Tbe remainder oL-'
the area, south,of Interscate 90, is designated i.a tl2c Urban category. The site and arca alsc lic
inside the Aquifer Sensitive Area, Priority Sewer Servic~ Area and 'C.Jsban Impact _-krea
_ designated by the Generalized Comprehensive Plan.
26. 11rl:ost of the lund lyi.n.g west of the sice and the land lying between the site and Droad.wav
Avenue is zoned B-3 and devetoped for intensive commerciai uses. The iand lying immediatelv
_ east of the site, and the land lying south of the expansion, area of the site is zoned B-3 and is
. undeveloped. The land ly-ing atong the south side of Broadway Avenue near the site is zo-aed
primarily Urban Residential-3.5 (UR-3.3) :uid Urban Residential-7 (LTR-7), and Is developed
witb single-faniily homes. On October 30, 2000, apnroximately 1.5 6 acres of land l3+i.ng soutll o f
the easteriy portion of the site was rezoned to the Urban Residenhal-22 ([JR-22) for the
development of offices. See File No. GE-20-00. Thc offices havc aoc been developcd vet.
27. The site and area are located iriside the interixn urban mrotitith area boundazies ciesignated by
the County pnrsuant to the State Growth Manajement Act
28. Tbe County Arterial Road Plan maps desigaate Broadway Avenue (west of rlora Roacl).
Sullivan Road, Sprague Avenue, Floca Road and Evergreen Road in the area as Principal
Arterials. Valley WAy Avenue, west ofFlorn, is designated as a Collector Arterial. Mission
Avenue, west of Su1liWan Road, and Broadway Avenue, east of Flora Road, are all desio 1t°d as
Minor Arterials. '
2°. The owner of seven (7) acres of largely undeveloped land located along the south side oi
Broadway Avenue, east of Moore Street, expressed ccmcern that approval ot the change of
cond.ition application could result in the overall intensification of commereial development on
- the site and th.e adjoining lan.d zoned B-3 to the east, rhat the potential cumulative traffic impacts
from sucll combined'sites were unknown, that the proposed Iandscape buffer proposed along the
east boundary oF the site was inadequate, and that the concrete block wall located along the north
side of Broldway Avenue south of the site wa.s inadequata as a buffer. Sucb owaer questioned
whether the'County Engineering coriditions impvsed inFile IVo. ZE-I42A-77 should be delete3
_ ; , . ~..~~r :...,~..,~,;r~ -•,,.;a 2--,~~_-~., c,- ;~=ti~~~~• Qr'Su7arz.n° Clark. •
30, Gary Wolf testified on behalf of Pioneer School, which owns Iand southeast of the site, ac
the southeast corner of Conklin Road and Broaciway Avenue. Wolf expressed concern that if a
tzaffic Iight was inst.alled at the intersection of Conklin Road and Spragae A,venue to the south. it
woLild si eni.ficantlv increase ttaffic alonQ Conk.lin and Broadway in ttxe vicinity.
Ti-E FindinQS. Conclusions and Lecision 4-7- E -3 4 A-91>ZE -14 2 9-7 7 P. a2A 4
01i12i04 14:57 Fax 5036757600 RfiGENCX CEN'1'ERS 10006
' 3 1. Tabie -3 on page 23 of the FEIS flddendtun datcd Aprit 12, 2001 erroneously indicacc~ t1vc
Ievels ufservice for the intersection of Conklin Street/Broadway Avenue, with regard to tratisc
impacts £zom the Svokarte VaIlev piaza project. The ,econd reference to such intersection sboule
Ue to the intersec'cian of "Conklir3 Sr/Sprague", instead Qf "Conk.ii.n/Broaciway".
32. The traffic impact analysis in the FF.IS Addend= indicates that the level oi se:ti-ice at tn:
intersection of Conklin and Broadway cvill not chunce-in year 2002 with the projecr. The
anaiysis indicates the eacistiacr level of service at the intetsection of Conklin and Sprague Avenue
to be LOS C; the [evel of secvic%e in 2002 without rhe project to be LOS F; and the 1evel of '
service with the project in 2002 to be LOS F, with an approximately 6.3% increase in delay at
suCh intersection due to the proj ect.
33. Other approved deveiopnlent is required to i.nstall a kraffic signal at the intersection of
Conklin and Sprague Avenue once tr.affic warrauts Je met for such sienali zation. Co::nty
- Engineerinb conditions for the cturent proposal reqtiie.the applicaat to parb.cipate in such costs.
34. The County Engineering conditioas for thz-proposal replace aIl previaus County
En~eexing conditions imposed in File Nos. ZE-34-91 and ZE-142A-77. County Engineeriua condition #s 14 and 15 i.n File No. ZE-142A-77, along with several other County Engineering
conditions imposed in File Nos. ZE-34-91 aad ZE-142A-77 have already beLn accomplished.
35. The change of condirions approved in ZE-34-91.di.d not ineiude the requirement in Counrv
Engineering conoition # 16 in File No. ZE-I42A-77, regarding participation i.n the wideaina oE
Broadway Avenue between appro:cimately IVZoore Road to Flora Road, or the widening of Flora
Road north to Sprague Avenue. The'traffic impact analysis establishes thai there is cunren.tty no
basis to impose County Engi.neering Goadition -916 vn kbe curcent prop6sal or the expanded
Spokane Valiey Pla2a project.
36. A regianal shappi.ng,ma.li was constructed a.lan6 tlle nortii side of InteState 90, wc ;t u F
Sullivan Road, during the mid-1990s.
37. It is unclear whether Cownt- Engineerincr condition #I6 in File No. ZE-142A-77 will have
= to impl+~zacuted for the undeveloped portions of thc ozioinal "Va1ley Mall" proposal not part of
~
the Spokane-Valley Plaza project, since the development plans foz' such tundeveloped portions
have nofi been submitted. This can be deteZmined at the time such development plans are
submitted. _
38. Tlie single access for the ~curreDt proposallocated west of ititoore Road mitigates traff c
impacts alang Broadway Avenue east of Moore Road more than County Engineering condition
#17 in File No. ZE-1 42A-77, and more than the site plan approved in. F"tle No. ZE-34-91.
• „ _ __:,h_3 .c..~ '
=ite nlen of;ecord ctiminates the need for Couuty Plannincr
.
condition Tl
condition 92 in File No. ZE-34-0 I. Some of die previous County Planning condicions are
repZaced by more'current condirions. The E;ami.ner has tnodi.fied County Planning condifion ~Pl
for the current proposal to require the site to be deveiope3 in substantial confortnance to the site
plan• of recorci. .
•
uF N iT1d1nLyS. C'cnctusions snd Decision ZE-34A-91IZF-1423-77 Page 5
01/12/04 14 : 58 rAa 5036757600 REGENCY CEN'1'ERS 19007
•10. The e.;pansian of the Spokane Valley Piaza project to the east does not justify enhancem::nt
oC the concrete wall located alon-a the north side of Broadway rtvenue south of 1te site. suice
such wall was-?ntended as a-bufre: for exisiinr develvpmeat frontine alona Broadwav Avezue.
s!,. County Enaineeri.na conditions for the currLnt proposal require tlie traffic impac: anal ysis .
For the projest.to be updated if the projeC't is not built oufi prior to January 1, 2003. The
conditions also require the applicao.t to rnake a substantial contriburiQn toward ibe instal]atiun or
u Ioop ramp at the Interstate 90/Sullivan Road intercnange.
42. T'ne site does not directly abut properties zoned or developed for residential purposes. The
B-3 zone does not require the installation of landscapind along the boundaries of the site adjacent
to.land zone3 B-3. The ]andscaping proposed along such boundaries and stormwater drainasze =
areas illustrated on the site plan ofrecord provide a sufficient buffer for the proposal fzom
neiclzboring properties Zoned. 43. ✓I'he proposal is required to comply with the developraent standards of the B-3 zone,
including meeti,ng patkino requirements and the installation of 20 ieet of Type III laiadscapin.a
adjacent to-Interstate 90. 44. The easterly 8.2 acres of the site is located outsicle the 1 5-year sewer capital plancung area '
set•forth in the 1996 Update to the County Comprehensive Wastewater Nlanagement Plan.
Howevez, the existing Wal-1vIart store is ser-ved with pubtic sewer, and public sewe; is available
to serve the expanded improvemcnts on the-site.
15. The EIS prepared for the propdsal; as addended, provides a reasonably thorough discussion
of the sagnificant aspects of the probable environmental consequences of the approval of the
subj ect cban~e o F cond.i#ions. Si~nificant new information has not been presented reaardin~ the
probable significant aciverse envi.ronmental impacts of the proposal.
,
46. The proposal, as coaditioned, will not have a signi_fica.nt impact on the environmcnt or
neighboring properties.
47. Chan;ed condi.tions i.a the area since the approvals in File Nos. ZE-34-91 and ZE-1 42A- I i,-
in.cludi.ng the construction of the Spokane Valley Mall north of Tnterstatr 90, traffc
. improvements fio Sullivan R.oad and Broadway Avenue, the constrvctian of the I-90/Evergreen
Road interchange, plannedimprouements at-the I-901Sullivan Road interchange, and enteasion of
pub lic sewer to the area.
43. The Staff Report adequately analyzes ttie consistency of the ptoject with the
Comprehensive Plaxi, the development stand,ards of the B-3 zone, and the criteria for approving a ,
ebange of conditions. Sucb analysis'is hereby adopted and incocporated by reference as find.inRs
of fact he -i-,i
Based on the above fi.ndin;s of fact, the HearinQ Exauiiner enters the following:
HE t indanes. Conclusions and Decisicn ZIE -3 ) 4 -9 l;?L-112H-77 Paae 6
- - - - - • - - . .d_ . . ..uvu,.vi ~.~lrlr.t~a !g 0 0 8
U. COI~CLU51ONS OF A AW
1_ T7:te praposed chanbe of condirions,,as conch-tioned, aenera(ly conforms To the
Comprehensive Plan. .
The applicant has established that the proposal bear a substantial re:ationship ~o, and/os wi1l nofi be detriin.entat to, the public health:•saiety or welfare. 3. Conditions in the area bave signif cantly changed since the site was last zoned.
4. The procedural requi.cements of the State Environmental Foticy Aet and the County's Lccal
Environmental Ordinance have be~n met.
_ 5. 1'he proposal, as conditioned, complies with the B-3 Zoae, the Cvunty Zoning Code, and
- other• applicable development regulaiions.
6. TEie proposed chan.ge of conditions meets the criteria established Zn Section 14.504.040 of
' the Counfy Zoning Code far a change~of conditions application. '
7. Approval of the land use application is appropriate under the criteria established for the
approval of land use applications in. Secuon 1 Z of the County Hearing Examiner Ordinance,
- ad.opted by Coun#y Reso[ution No. 96-017I.
M. DECi5ION .
Based on •the Findi.ngs of Fact and Conclusio.n& of Law -above, the above appJicati on for a change of conditions application is hereby approved, subject to the conditions of the various
public agencies specified below.
Any changes to pubic agency conditions added or significantIy altered by the Exanizaer are
itadicized.
Failuxe to comply with thc conditiuns of tbis approval may result in revocatioa of this
approvai by the Hearing Examiner. This approval does not waive the applicant's obligation to ; comply with all other requirements of other agencies with jurisdiction over land development
~~OKANE CO V 11 a iT DMSION OF PJLJANNJ11 1 V
♦
1. All cond.itions i.mposed by the Hearing Examiner shall ve binding on the "Applicant" '
which term shall'include the owners, develoDers and users of the property, and their heirs,
- _ _ . _ _ _ . . •
The Change of Cond.itioas applies to the real property current[y referenced as Countv
Assessor's tax parcel uos. 45132.9070, 45132.9071 and 45135.9030. The site is legally
described as "Parcei A" and "Parcel B" in a facsimile dated A.pril 10, 2001 in File No. ZE-3 )-'A_- '
001/ZE-1 42B-77. '
IE FLndinQs, Conclusions and Decision ZE -~4A•10 11ZE-142 B-i7 page 7
Vl/1L/V4 14:5y rRA 0Udtil0'(t3UU KEVhNUY UL''TEKS ldiQaS
• .3. The proposal shall_comply with the Regional Business (B-3) zone, the Aquifer Sensztive
Overlav zone and all applicable provisions of the Spokane Counfir Zoning Code, as amended.
4. The apaticant shall develop the stebject propertv substantially in conjorrnayice to t/se site
plan of recorcf dated Ocfober ? S 2001, subjeet to compliance with conditions of approval and
aeveloprnent regulations. The Director or the Division o f P lannin g /designee may admuustratively m.inor aiterations or additioas to the site-plaa of record, pursuant to Sec~tion
14.504.040 of the County Zonine Gode. All other changes to the site plau, or cha.nges to
canditions of approval, require the subm.ittal of achange of conditions application and its
approval by the Hearing Exa.nainer a#ter a public hcarincr. AJ1 variations must confonn to
regulations set furth in the 'Spokane Coeuity Zonina Code, and the ori ;inal intent of the. ,
development plans shall be maintained. " S. Appxoval is required from the'Director of the Division of Planning/designee of aspecific -
iightino and sigung plan for ttie described praperty prior to the relea-ce of any building permit.
6. Direct liglit from any exterior area Iightizig* bxture sha11 no( e.ctend over the property
bocutdary.• •
7_ A specific landscape plan, planting sehedule and provisions *for the maintenance acceptable
• to the DuecCor of the Division of Planning/designee shall be submitted with aperformance bond
or other suitable guarantee for,the prolectprior to release oi any build.ing permits. Larldscaping
stia11 be i;ostaJled and maintai.ned so that sight distance at access points is not obscuzed or •
unpaired. '
8. 77ie site plan of record does not illustrate required landscaping adjace.zr -to Irttcrstate 90,
and is one (1) paYldng space short of meeting miriimurn porkino reqtciremeftts of the Cotcyzty _
Lorcffig Code. These f•equirements sfzell be met priortv issrcance oja hccildirig pernlic.
9. County Planning condition #s 7-11 cn. File No. ZE-34-91 sliall continue to apply to the site.
10. Tbe Division of Planning shall prepare and record with the Spolcaae County Auditvr a Title
Notice noting that the property in question is subject to a variety of speciai conditions imposed as
a result of approval of a land use action. This Title Notice shall serve as public notice of the
conditions of approval affectin,g the property i.n question. Tbe Title Nvtice should be recorded
within the same time frame as allowed for aa appeal an.d shall oaly be released, i.a f1ill or in par'4
Uv the Divisioa of Planning. The Titie Notice shall gcnerally providc as follows;
"The parcel ofproper[y Iegally described as [ insert legal description ] is the subject of a •
land use actioa by'the Spokane County Heari.ng Examiner on Decernber 13, ?001, approving a
ehange of condition application and imposi;ng a variety of svecial development conditions. File
^r + : _ ^ y: _ /S j -r7 "1--1 , , • - _ « . ; _ • - , , _ . , ' : 'n . .1 > r" . , .
Division oi Plazuung."
j-IE rindinss. Conclusions and Decision ZZ E =3 1A -01/ZL-14?B-77 ?age. 3
.
U1/-1'L/U9 14 : *a FAa 5u3U75 r6uu xEGENCY CENTERS 10010
.SF0K-T'+ ~OUNT~.' BUI~DING AiATD CODE ENFORCEIyENT
1. The apolicant should contact t,'~e Division oFBuiidina and Code Enforcemenz at the eariiest
possible stacre in order to be inform.ed of code requiTemeats administered/enforced as authhori: --d
liy the state Building Code Act. Design/development concerns include addressinb, fire apparatus
aecess roaes, 5re hydrant IIow; approved cvater systems, buildiftg accessibility, construction tVpe_
occupancy classifiearion, existing e:; erior u~all proteetion and ener~y cod~ requi:rPmet~ts.
S]POKAN''~; CORJNTY ADMSION OF ENGINEERING ~1\4D ROADS
Prior Ga rele2se uf a building permit or nse of jpe-operty as proposed:
_ I. The conditions stated below shall be met. These condifi ons replace previous Counfiy
Engineering Conditions of Approval impased in File Nos. ZE-34-91 and ZE-I42A-77.
2 A Traffze Impact Aualysis and Addendjim-to the Vinal Environmental Impact Statement Fur
the Spokane Valley Plaza (Engi.neering File Nc~. ZE~0434-91) has been subm.itt~d and accepted '
by tlle Counry Engineer for th.is pcoposal. T.hi.s acceptaace shall be effective through Decembei-
31, 2002, the build-out year analyzed in the study. If the project is not finished by tb.is date, an
updated study shall be pzovided to update ttaffic counts, assumptions, land uses and leve:s of
• service. The applicant is advised that review of the updated information may require addition.:l
traffic mitigation. ~ 3. Prior to the issvance of a gradiilg or building pecmit for any portion ot the property, the
anplicant shall enter into a Develogrnent Agreement with the Spokane County Engineer fvr off-•
site mitigation to the Sullivan Loop Ramp, which this proposal impacts. The estimate3 sliare of
this cost is 372,400.00 and shaIl be paid to the County EnQineer.
4. Prior to the issuance of a grading or building permit for any portion of the pxoperty, the
applicant shail enter into a Development Agreement with the Spokane Couaty Engineer for off-
site mitigation for the installation of a traffc signat at the i.ntersection of Sprague Avenue and
_ Conklin Road, which this•proposal impacts. T1ie estimated sbare of this cost is $1,650.00 ancl
shall be paid to the County Engi.neer.
5. Access permits for approaches to the County Road System shall be obtai.ned from the
County Engineer:
6. , A Professional Engineer, licensed in the State of Washi.ngton, shall subaiit final drainage
plans, a.drainage repoTt and calculations that conform to the Apri13, 2001 Edition of the Spokane
• County Standards for Road and Sewer Construction and the currenc edition of the Spokane
County Geude.lines for Stormwater ManaEement and all other standards and laws that are
' ' ' - - _ _ _ ' • - _ r . . e.. _a - _ _i--,~ :r. , _ r^ t•
. . ° c , . ~ ~ - ' - - - - ~ e. . „ . Enpneer's acceptance prior to release of a construction or building pernut.
A parlang plan and traffic circulation plan shall be submitted and approved by the Spok-ane
County Enginee;. The design, iocation a.nd axr-angement of parldng stalls sha11 be in accordance
with standard enginerri.ncr pracrices. FavZng or surfacing as apptoved by the County Enginee:
HIE Findinss, Conclusions aad Decision Z~-34 A - 9 1 i Z E -1d2 B - 7 7 rajn ~
01/I2/04 15:00 FA1i 503'6757600 REGENCY CENTFRS
.will be required .fvr any portion of the projec: wnich is to be ocCuoied or traveled bv vehicles.
3. Road improvements have been accomplistled throug.h Countv Road Proje~t 4,1?435 ior this
proposal's frontage n n Broadway Avenue.
All required impraveinents shall conform to the cu.rrcnt State of Wasbineton Sta.ndard
Specifications for Road aad Bridge construcrion a.zid othe.r applicable county standards anclior
adopfied resolufiions pertaining to Road Staadards and Stormwater Managemeat in effcct at the.
date of construction, unless othezwise approved by the County Engineer.
10. Roadway standards, typical roadway scctions and dcainagc plan requirements arc fouziri in •
Spokane County Resolution N'a. 1-0298 as amended-arici ace appiicable to tliis proposai. _
11. No con.struction work is to b~ performed w;ithin the emisti.ng or ptoposed right' oL'way until
a permit has been issued by the County Engi.neer. All work within the public road r,'ght c>Fway is
subj ect to insFection aad approval by the County Engineer. .
12. The applicant-is advised that there may e°ist utilities-eithet underground or overhead
affecti,ng the applicant's property, including praperty to be dedicated or set aside future
acquisition. Spokane County will a5sume no financial obligahon for adjusttnents or relocation
regardixig these utilities. The applieant should contact the applicable utiliti%es regard.ing
responsibility for adjustment or relocation costs and to make arr-angemeots for any necessary,
work.
13. The applicani shall grran.t applicabie border easements adjacent to Spokane Co.unty Right of
Way per Spokane County Standards.
. SPf9KANE REGgONAL HEAtL'g'H DI5TRICT
1. 'rhe sewage disposal method sball be as authorized by tlxe Durector or Utilities, Spokane
County. • '
2. Watex serviee shall be coordinated through the Director of Utilities, Spokane County.
3. Water sezvice shall be by'an e.gistiag public water suppiy when approved by the Regional
, Engineer (Spokane), State Departrnent of Health.
s -
4. A public sewer system will be made available f6r the project.
5. The use ot private wells and water systems is prohibited- • '
SPOkGAIYE COUNTY DI'VISgON ~F UTILI'I'IES
. a
1. A, wet (live) sei'e connectian to the area wide public sewer system is to be constructed.
Sewer cQnnecticn perrnit is required. Cammercial develvpaienfis shall submit historical and/or
_E-rindines. Conc?usions and De-ision -A--I 4A-91 ;Z'c-142 B-7 iFaeL 10
Ol /].2/04 15 : 00 FAX 5036757600 REGENCY CEMTERS Z 012
~
.t ~ . •
' Pstunated water usage pzior tc the issuance oi the cannection perniit in orde: to estab?ish sewPr
fees.
' A- Applicant shall submit ressly to Spokane County Divisiaa of Utilit.ies 'mder separatc
cover, only those plan sheets showi.ng sewer plans and svecifications for the publie sewe:
connections and facilities forreview and aoproval. Cornmercial developments sball.sub=uc
histoncal and/ar estimated water usaae as part oi the sewe, o: an submittal.
3. Sewer plans acceptable,to the Division oftltilities shall be submifited prior to tbe issuanc--
oi the sewcr cvnnection petmit, .
= 4. Arran.gements fox payment of applicable sewer charges -nust be made prior to issvance or _
setiver crnanection permit. Sewer charge,s may include special conriection charges and genera.l
~ facilities cbarges. Chatges may be substantiai depending upo:Z the nature Qf the deve'.~};me;tt.
5. Any water se-vice fo,c tY,is project shall be,provided in a=:cordance. with the Loordinaleu
Water Systen Plah for Spokane County, as amended. :
5POKANE CCIMTX AIR P~LLUTIO1i CCDN'R'ROL AUT~ORITY
' l. AJl appLicable air pollutioia control regulations shall bc r»t_
, -
tl: Findings. Conclusions and Decision L-3) 4A -91 iZE-11-13 - 7 7 PaQe 11
01/12/04 15:00 FAX 5036757800 REGEiNCY CENTERS t~ 013
DATt-D thi.s 13th d.zy of December, 2001
5 ? 0 KkN_E IC -0 tTN fil .s{ A..~I`iG sEXAl-VU :~'iE ID, -
Nlichatl C. Denipsey, WSBA #5235 U (5;r
1`tOTICE 4➢F li AL DEC$SIGiN -k!'D 1'~C'RCE O! +RIGHT T_ -0 Ay~IPEAL ,
Pursuant to Spokane County ResolutioD No. 46-0171, the decision o#`thc Hearinig- FYZrninr,r
- on an application for a change of conditions application is final and coaclusive unless within
h,venty-one (21) calendar days Fzom the issuance of the Exatni.ner's ciecision, a party with stanftriQ
files a land ilse petirion iu super.ior court pursuant to chapter 36.70L RCW. Pursuant to chapter
36.70C RCW, the date of issuance of the Hearina E:aminer's decisior, is three (3) days aftcr it is
mailed. .
Tlus Decision was mailed by CertifiedWail to the Applicant, and by ftrst class mail to
other parties of record, on December 13, 2001. Tne date of issuance of ithe Hearing Exa.miner's
decision is therefore December 17, 2001., counring to tlie next business day wheu the last day Loy
mailing falls on a weekend or holiday. 7'Yi `LAST DA.Y FOR A-?PE'AL OF TMS '
DECISION TO SUR'ERIOR COUR"C B'Y LAiND U5E PETMON iS JANU4RN - 7.
The complete recvrd in tlus matter, including this decision, is on file during the aFpcai
period with the Office of the Heariag Exarniner, Third Flooc, Public Works Buildina, 1426 We :-,t
Broadway E1;vcnue, Spokanc, W7shington, 99260-4245, (509) 477-7490. Tlic fiIc m:ly hc
iL:spected Monciay - Friday of cau;h wec}c, except lloliclays, belwEen thc liours of 8:30 a.m, anci
5:00 p.rn. Copies of the docttments in the record tivill be made available at the cost se[ bv
Spokane County. • •
Parsuant to RCW 36.70B.I30, affected property owners may request a change in valuatian
° for property ta.Y purposes notvvithstanding any program of revaluation.
HE Findinas. ~ onclusions and Decisicn ZE d.-~•9 1 /LE- l-~'3 - PaRP
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Va-ndervert Construction, Inc. V 053161
VENDOR N0:2 9504 0 )Namv Spokane County Engineer' s CHECK DATE: Jul 17 02
REFERENCE INVOICE DATE i GR4SS AMMINT 01SC4Uµ1' 1AKEN ' NET ft14Oi1P1T pAiD
#0220b471602 Jul 17 02 k72,400.00 0.00 72,400.40
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S P O K A N E C O U N-r -k-
A D1ViSION OF THE PUIiLlC WORXS DEI'ARTN[ENT
DtVlSION OF PLANNWG
August 12, 2002
Mr. Eric Saenz, P.E.
PacLand
9709 Third Avenue N.E., Suite 230
Seattle, WA 981 I 5-2027
RE,: Proposed 1,700 9quare foot addition to Wal-Niart store at Easg 15727 Broadway
Avenue. Parcel #45132.9071
Dear Mr. Saenz:
The Division of Planning received your July 31, 2002 memorandum.and attached Exhibit A,
which illustrates a 1,700 square foot addition to the existing Wal-Mart store at the abova
referenced address.
After r.eview of your requesc, Exhibit A, consuttation with the Spokane'County Division of
Engineering, the Hearing Examiner Findings of Fact, Conciusions and Decision for ZE-34A-
91 /ZE-142B-77 datzd December 13, 2001, and Section 14.504.040 of the Spokane County
Zoning Code, the Division of Planning concludes that the proposed addilion and site plan
alteration is minor in nature and is subject to administrative approval per Section 14.504.040.
The proposed addition is within the percentage addicion authorized by Section 14.504.040 (1), is
approved by the Division of Planning, and will not require a Change of Conditions to the
underlying land use actions (ZE-34A 91lZE- I 42B-77).
If you have any quescions or need additional information, please contact me at your convenience.
Sincerely,
onn Pederson
Senior Planner C: File ZE-34A-91/ZE-142B-77
MAILSTUA PWK-1 o 1116 W. BROADWAY AVENUE • SPOKANE, WASHINGTON 99250•0220
PHONE: (509) 477-7200 a FAX: (509) 477-2243 • TDD: (509) 477-7133
~ - •
Vaxideroert Construction, Ince -
11ENOOR N0:295040 )NAME:~ Spokane Count En ineer' a 053~61
LiI. 17 O2
RE~i RENCE iNVOICE DA~fS GROSS RhiOIiNT ~ Dg~NT T~ ~ CNEC~C NET ADATE:DIJOUNT PAIO
;~0220b071.b02 ~JllZ 17 02 72 400. 00
~ 0.00 72,400.00
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1fENDOR N0:295040 NAME: Spokane County Engineer's CHECK DATE: Jtll 17 OZ
REFERENCE tNvA1cE aASE I QROSS AMOUNT DiSC0UN1' TAAKEtd NET AM4UNF pAIC
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M'r.~Ject StaiU :~ctive
1:~i:;.;~~ y~~~s~~~~ Rezonc File ZE-0034A-91
Ra+d Plans Apptovod CvinpnntoT~ Filrs- 7_F-t11 ;2B_7-
Ncw Ro;e~d Standanis 5-I 5-9; %1vi3r " Kelntrd Files: "LE-0034-91 'LE-0i4?A-77LL-4U142-7'
Eiearing: puilding Ikpt:
Tl'l'I1fl1Cq) RevIL'N': OS/I6/2001 1:15 - r ,
~ ltarvard Rd Plnn ~J En$ Spec:iai f•zc.N
Prcliminarv Rcvicw: Typc: Latgr Lot Hldg. Squatc Fcxt
Date Rcaceivul: 08103E2041
No I.ots: Nu. Acrrs:
Project Name S-3 CHG OF CONn PLAN COND #9  LANDSCAPING & ADD 8.2 ACRES
Sitc Addrrss N. BROADWAY, W. CnNKLIN, S. 190, r SLtLI.NAN, ~
AppliCant 4-4 - ?i - l 3, P:1RCE1.(S): itir>t 2lii ~
Enc tiuenz Cotttlitions Mstlcd: 45132.9070 45132.907 !
PAF1C[F [.AND DESIGN Flonci 7une No
1,"09 ti; :?rd Av. 203 Wpter Source
sr-.ATTLL «'A 9811 5- Scwcr 5ourcc
Phone (2(16)57.2-9510 Schcwi L1ist
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Date Submitted Description Initials
Eng Nccd Tcchniralty Camplctr Eng Nerd Hn»nra Rd Mitigndon
Eng Nced [)rainage Plans Eng Need Traf'f'tc AnatySis ting VerJ (?t?set
Eng Agroe Pay Fees Racrivrcl Eng Fin31 Plat Feex Completeei
Copy to Acrounting
Lng Agrce Priuricy rccs Recrivtd 0713012001 L'ng i'relim Piat Fecs Complctcd
Notire ta Pubtic / Notice to Public # 1 3 4 b Completed - or Needs tn be signzd
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ftrlntcd (=i(cs: ZC-0034-91 "LE-0142A-77ZE-0142-77
ltcnring: 10I3112001 10:30 Building T)ept:
Tcchnical Rcvicw: UVI 6.'2QOl 1_ 1 S -
lian•arci Rd Pian i._ i Eng Sprcial Fces
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No. I .ots' Nu. Acivs:
Pmject'.V`ame B-3 CHG OF COND PL.A1 COND #9  LA:VDSCaPI\'G &ADA 8.2 ACRFS
>itr Address N. l3Rl")ADWAY, W. C'UNKLIN. S 1:K0, L SULLIVAN.
AnPIiCAqt Rangc-Tawrship-Srctinn- 44 - 25 - 13 PARCEL(S): (fint 20)
f=nc Saenz CondsGons Mailrcl-
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t)ate Submitteti Dcscription lnitials
Eng NceJ Trchnirnlfy Cumplrte Eng Necd Fiarvarci Rd Mitigation
[:ng Nccd Urainagc Plans Eng Ncti;d Tmilic rknuIvsis fng Nced ChheT
i:ng Agrcc hay rccs Rcccived Eng Finsl PIAt Fees Compieted
C'apy tu Accounting
F.ng Agrec Priority f-ccs Rcccivcd 07/30l.~.U01 Eng Yrelim Plut Fc:cs Cumpicted
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LSTAFF O~Et'ORT TO THE HEARING EXAMINER
_
FILE ZE-34A-91 /ZE-1426-77
IIl I~ I`I DIVISION OF PLANNING
spom-NT, coulsuy
HEARING DATE: October 31, 2001 @ 10:30 a.m. FILE ZE-34A-91/ZE-1426-77
PROJECT PLANNER: Tammy Jones, Associate Planner
PROJECT OESCRIPTIOId: Change of Conditions to ZE-34-91 to modify Planning Condition #9
to relocate a landscaping border and to allow for the expansion of an existing retail use, and to
ZE-142A-77 to delete Engineer's Revised Conditions #14, 15, 16, and 17 requiring off-site
roadway improvement and to comply with Planning Condition #1 requiring a public hearing site
plan review.
Project Data
Project Loca#ion: The subject site is generally located north of and
adjacent to Broadway Avenue and approximatefy 900
feet east of Sullivan Road, in the NW %4 of Section 13,
Township 25 N., Range 44 EWM, Spokane County,
WA.
Parcel Number(s) 45132.9070, 45132.9071, and a portion of
45135.9030
Applicant Paciflc Land Design, Eric Saenz
9709 Third Ave. NE, Suite 203
Seattle, WA 98115
- - (206) 522-9510
Comprehensive Plan DesignatioR: Major Commercial
Zoning: Regional Business (B-3)
Existing Land Use: Commercial uses and undeveloped land
Surrounding Zoning and Land Uses:
• North: - Zoning to the north of the site is Light Industrial (I-2)
- established in 1991, previously classified as
Restricted Industrial (RI) in 1978 (ZE-180-78C). Land
use to the north of the site consists of Interstate 90,
and undeveloped land.
o South: Zoning to the south of the site consists of Regional
8usiness established in 1991 (ZE-34-91C), Urban
Residential-7 (UR-7) established in 1991, previously
classified as Two Family Residential (R-2) in 1970
_ (ZE-55-70) and Urban Residential-22 (UR-22) in
2000 (ZE-13-OOC). Land use to the south of the site
consists of commercial uses, single family residences
and undeveloped land.
e East: Zoning to the east of the site is Regional Business (13-
ZE-34A-912E-1428-77
StaH Report - October 31, 2001 Hearing
1 of 9
[ •
3) established in 1991, , sviousty classified as
Commercial (C) in 1977. Land use to the east of the
site consists of vacant, undeveloped land.
• West: Zoning to the west of the site is Regional Business
(B-3) established in 1991 (ZE-34-91 C). Land use to
west of the site consists of retail and commercial
uses.
Known Land Use Propos0ls and Recent land use actions in the vicinity of the subject
Recent Pra,ject Approvals in the site include:
Area of khis Praject:
ZE-13-00; Zone Reclassification from UR-3.5 to UR-
22 for professional offices on 1.56 acres located
south of Broadway Ave. and west of Conklin Rd.,
approved by the Hearing Examiner on October 30,
2000.
BSP-55-97; Binding Site Plan to divide 12.85 acres in
the B-3 zone into three (3) tracts for commercial
uses, located west of and adjacent to the subject site,
approved by the Division of Planning on March 26,
1997 and finalized on August 13, 1999.
ZE-3-97; Zone Reclassifrcation from B-1 to B-3 on .49
acres located east of Sullivan Rd. and south of
Broadway Ave., approved by the Hearing Examiner
on November 18, 1997.
PN-1727-93; Preliminary Plat of Childer's Subdivision
to divide 7.66 acres into 16 lots for single family
residences, on property located south of 6roadway
Ave. and west of Conklin Rd. Approved upon appeal
by the BOCC in August 1994, with a limitation to 8
lots until sewer was available.
PN-1727A-93; Change of Conditions to the
preliminary plat of Childer's Subd'nrision to allow the
development of the approved 16 lots on septic
systems. Approved with limitations by the Hearing
Examiner in October 1997.
ZE-5-92; Zone Reclassification from UR-3.5 and B-2
to B-3 on 2 acres located at the southeast corner of
Sullivan Rd. and Broadway Ave., approved by the
Hearing Examiner Committee on February 18, 1993.
ZE-34-91; Zone Reclassification from B-3 to B-3 on
34.84 acres which include a portion of the subject
site; approved by the Hearing Examiner Committee
on September 19, 1991.
land Division Status: The subject property consists of several tax parcels
of record.
Water Purveyor: Vera Water & Power Company
Sewer Purveyor: The site is currently served by the Spokane County
public sewer system.
Fire District Fire District No. 1
ZE-34A-912E-142B-77
Staff Report - October 31, 2001 Heanng
2of9
Nearest Arterial ars_ iistance: The site is located non. r and adjacent to Broadway
Avenue which is designated as a Principal Arterial by
the Spokane County Arterial Road Plan.
• This proposal is located inside the Interim Urban Growth Area (IUGA).
• This proposal is located inside the Public Transportation Benefit Area (PTBA).
GMA/Critical Areas
Aquifer Recharge area: The subject property is located inside the
Aquifer Sensitive Area (ASA) Overlay Zone
and inside the Priority Sewer Service Area
(PSSA).
Fish & Wildlife Habitat Conservation Areas: None illustrated on the Spokane County
Critical Area Maps
Floodplain: I he site is not located within a flood plain
Geologically Nazardous Areas: None illustrated on the Spokane County
Critical Area Maps.
Wetlends: None illustrated on the Spokane County
Critical Areas Maps.
SEPA
An Addendum to the Environmental Impact Statement (EIS) for the Spokane Valley Plaza was issued on
April 12, 2001.
Noticinq
Published: The proposal was published in the Legal Notice section of the Spokesman Review on
October 12, 2001.
Mailing Deadline: The deadline for mailing notice to all property ownersltaxpayers within 400' of the
proposal was October 15, 2001.
Site Posting Deadline: The deadline for posting notice on the site was October 15, 2001.
1 ?24 Compliance Dates
Apptication Accepted: July 24, 2001
Technically Complete J Determination of Completeness issued: September 5, 2001
Date Notice of Decision is Oue: December 24, 2001
Reviewinq Aqencies
9 Agencies were notified on August 3, 2001, and October 3, 2001. Comments were due on August 16,
2001, and October 17, 2001.
Agencies Notified Response Date Agencies Notified Response Date Received Received Received Received
Spokane County Division Yes 8/21/01 Washington State No
of Engineering and Roads Department of
Transportation
Spokane County Division No Spokane County Fire IVo
of Engineedng, District #1
Development Services
Spokane County Division Yes 10/23/01 Vera Water 8 Power No
of Utilities Company
Spokane County Division No Spokane Regional Yes 8/16101
of Utilities, Stormwater Health District
Utility
.
ZE-34A-91/ZE-142&77
Staff Report - October 31, 2001 Hearing
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Spokane County Division .10 of Building and Code
Enforcement
Ac~encv Cornmen4s:
Agency comments are in the form of recommended conditions of approval that are intended to replace
existing conditions of approval. The Spokane County Division of Engineenng and Roads has included
recommended conditions of approval which require the developer to pay fees towards ttie improvement of
the Sullivan Loop Ramp and the construction of a future traffic signal at the intersection of Conklin Road and
Broadway Avenue
Resaonses from the Public:
No public responses were received for the subject land use action.
Oescription of the Site:
The subject site is approximately 25.66 acres in size and is accessed from Broadway Avenue. The site
currently contains an existing retail store, 134,983 square feet in size, and parking and landscaping areas
The remainder of the subject site is vacant and undeveloped. Surrounding uses include I-90, commercial
uses and vacant, undeveloped land. Single family residences are located south of the site along Broadway
Avenue.
Project Description:
The proposed Change of Conditions is for the purpose of deleting and modifying existing conditions of
approval as outlined below to allow for development of an additional 92,248 square feet of floor area for an
existing Wal-Mart for a total building area of 227,231 square feet with required parking, landscaping and
drainage areas. The Change of Conditions is requested in order to allow for updated conditions of approval
for the entire site which is currently subject to the canditions of approval two separate Zone
Reclassifications, ZE-34-91 and ZE-142A-77, and to comply with public hearing site plan review
requirements for ZE-142A-77.
Backqround:
The application was submitted to,the Spokane County Division of Planning on July 24, 2001. A Technical
Review meeting was held on August 16, 2001. The application was determined to be Technically Complete
on September 5, 2001, and the Nobce of Application was issued on the same date with a comrnent period
ending on September 18, 2001.
The subject property is located within the Interim Urban Growth Area (IUGA) adopted by the Board of
County Commissioners on April 7, 1997, Resolution #97-0321. 8.20 acres of the subject site is focated
outside of a 15 year Sewer Service Area, however, the existing use on the site is currently served by public
sewer.
The subject site is currently zoned Regional Business (B-3) and was the subject of two previous Zone
Reclassffications, ZE-142A-77 and ZE-34-91. 17.46 acres of the subject site was included within ZE-34-91
and the east 8.20 acres were included within ZE-142A-77.
ZE-142A-77 consisted of a Change of Conditions to a previous Zone Reclassification, ZE-142-77, to modify
original conditions of approval. ZE-142-77 consisted of a Zone Reclassification from Agricultural (A) to
Commercial (C) on approximately 72 acres, which includes the subject site, for the development of a
shopping mall and was approved by the Board of County Commissioners upon appeal on July 16, 1979. An
Environmental Impact Statement (EIS) was issued for ZE-142-77. The Change of Conditions, ZE-142A-77,
was for the purpose of requesting an extension of time for the development of the site based on an original
condition requiring development of the site to be commenced by October 1, 1985. ZE-142A-77 was
approved by the Hearing Examiner Committee on October 3, 1985, with a number of specific conditions.
Z E-34A-91 /Z E-14 2 8-77
Staff Report - October 31, 2001 Hearing
4 of 9
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. 1
The east 8.20 acres of the _ ject site inciuded within 7E-142A-77 is inl. .led to be used for required
parking and drainage areas.
ZE-34-91 consisted of a Zone Reclassification from Regional Business (B-3) to Regional Business (6-3) on
approximately 34.84 acres originally included within ZE-142A-77, and including 17.46 acres of the subject
site, for the development of the Spokane Valley Plaza retail center and was approved by the Hearing
Examiner Committee on September 24, 2991. The Draft Environmental Impact Statement (DEIS) prepared
for the Spokane Valley Plaza was circulated for comments on July 29, 1991, and addressed 17.46 acres of
the subject site. A Final Environmental Impact Statement (FEIS) was issued on September 9, 1991.
An Addendum to the Final Environmental Impact Statement (FEIS) for the Spokane Valley Plaza for the
subject 25.66 acres and proposed Change of Conditions was accepted by the Spokane County Division of
Planning on April 12, 2001, which analyzes specific impacts that relate to the proposed Change of
Conditions and the development of additional retail space and includes, as separate appendices, a Drainage
Analysis and Traffic Impact Analysis.
The applicant is requesting the subject Change of Condifions to delete conditions of approval related to ZE-
142A-77 and to comply with public hearing site plan review requirements, and to add additional retail space
and relocate a required landscaping buffer as required by conditions of approval for ZE-34-91.
The applicant is requesting the following original conditions of approval for ZE-142A-77 be deleted:
Division of En_gfneerin.a and Roads Revised Condition #14
Righf of Way and Roadway Impruvements.
A.
9. It is agneed thar an addirional fiffh lane (hvo-way IeR-turn lane) shall be required prror to the time that
500, 000 square feer of bwldings are completed on the project sife. Spokane Count}r will proceed
with the construction of a five-lane roadway from Sprague to Broadway includ►ng acquisition of
additional rrghf of way required for the frfth lane. Spokane Couniy shall fund the entire cosr fhereof,
subject to reimbursement by the developer as hereinafter specified.
2. The developer shall reimburse Spokane County for the cost of the addifronal right of way required
and, likewise shall reimburse Spokane- County for the cosr of constructing the additional width
required to provide the fifth lane operation.
3. The Developer shall reimburse the Counry.for the above-described cosfs when said road
improvements arie completed.
8 Sullivan Road Broadway Avenue to State of Washington's south rrght-of-way line of SR 90.
1. It is agr+eed rhat Iwo additiona112-foot wide traffic lanes and an additional left fum lane on the
approach io Broadway shall be required prior ro the time that 500, 000 square feet of buildings are
completed on the project srte. Transifion in width may be nequired soufh of Broadway Avenue.
2. Spokane County will proceed with the construction of the widened roadway from SR 90 to 8roadway
Avenue including any transition in width requined sourh of Broadway Avenue and also including
acquisirian of additional right of way required for widening of the roadway. Spokane County shall
fund the entire cost thereof subjecr fo reimbursement by the Developer as hereinaffer specirted.
3. The Developer shall rermburse the County for the acquisition costs for the rrght of way required of
said addifional lanes.
, 4. The Developer shall reimburse the County for the cosr of construcfion of the additional trafric lanes.
5. The Developer shall reimburse the County for the above-descnbed costs when said road
improvements are completed.
C Broadway Avenue east of Sullivan to the east property line of the project.
9. !r is agreed that two additional 12-foof wlde traffic, lanes and a left-tum lane on the approach to
Sullivan Road wifh a duai lane at the principal entrance to the projeci shaH be requiried prior to the
time fhat 500,000 square feet of buildings ane completed on the pro%ecr site.
2. Spokane County will proceed with the consfruction of the widened roadway from Su!livan Road to
the east property line-of the project including the transition of width east of the east property line and
ZE-34A-912E-1428-77
Staff Report - Octotier 31, 2001 Hearing
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also rncfuding the a. _.1sftrQn of widt#~ eas~~of the east pmpe►fy lin4 ~d also includrng acquisition of
adrlitr`onal rrght of way required far, wldening the roacfway Spokane County shall furrd the entire cost
thereof, subject fo reimbursemenf by the Developer-as herernafter spectfied
3. The Developer shall r'eiMburse the Coun#y for the aequisitron of addrtronal costs of the righ[ af way
required for sard additional lanes.
4. The Developer sha11 reimbursa the County for the cast of canstructfon af the addrtional traffic lanes
5. The Devglaper shafl mimburse the County for the above-described cost wher~ said road,
~ improvement$ ar+e completed.
6. Roadway lrnpnawerrrent s to Broadway shaJl include curbs and sidewalks orr bofh ff7e north and'sourtr
sldes vf the street, and channeliratiorr at the Su111van Road intersection and the major entrance to
the mal1.
7. The Developer shafl-rer,mburse the County for the cost of acquiring ten feet of righf of way on each
slde vf Conklin I46ad taperrng from 8roadway Avenue soufh,for ar~e ,frundrod fifty feet (150~ ta a
point of zero widfh and for the necessary reconstructian of Conklin ar the Broadway AWenue rntersecrion.
8, Specral traffic tJow channe'Iiration shall be designated ar both Moore and Cvnklrn Rvad tv prohibit
direct access of the Val1ey Ma1f tratfc, inta the resldential areas. The 8roadway improvemenf sha!l
exterrd from Sullivan Road east fhraugh the ValJey Ma11 developmen# with requrred tapers. AR
ad+dificrnal frictron lane may be requrred by the CQUnty from twa hundred (200) feef east,of,Su1!lvan
Road ro SuUivan Road
~
~ivfsion of Engineerinq and Roads Revised Conditiorr #?S
Traffic Signals - The Devefaper's sha'r+e Qf the cost of imprvvement or constructing fraffic signals at the
fallowing rntersechons wi!l be cQmputed upon the percenf of traffic generated by flae Valley Ma1l ar as
o#herwise nofed:
SUllivan and Sprague
Sullivan and Mission
Bma'dway and Ftora
Sullwan arrd 8rtradway
8roadway and the major Val1ey Mafl entrance
Divlslort_of Fn-crfneerrn.q and Roads CondJtion #16
Fufure P~&cipation. Traffic generared by the Va1ley JVla11 may necessifare the widenrng of Broadway
Avenue from the Ualle-y tVla11 developmen[ easf to Flora Raad and Flara Road frorrr 8roadWay soufh fo
Sprague. The fu!l impact of the Val1ey Ma!l cannot be deferrnined at rhis time. 'Nowever, the Developer
should be prepared for future parficrpation and sharing af consfructian costs, as determined by the County
Engineer, far these two r+oads if traffic.projections from future phases of the project,warranf sard
rrnprovernents.
DivJslon of Lngineerjna and Raads Condi#ion #17
7here shall be no dlrect vehiculat accsss from Uxts propasal anfa Sulllvan Road nor anfo Braadway Avenue
except at the rr~fersec#ion of the circular access raad as shown on the de,~elopment pfan su6mittecl with this
application and agpr~ued by the -County Engineer, or as appraved by the Gounty.
The applicant has stated #hat the purpase for the requesting the above canditians of appraval be deieted is
to allow for the conditions of approval ta be updated to be consistent v+fith the conditions af apprvval for ZE-
34-91, and the mitigating measures included within the Addendurn #o the Enviranrnental lrnpact Statement
(EIS) -for the Spokane Valley Plaza
Qivisiarr of PJannlnq Candrffon #9
That a publrc hearing before the Hearrng Examrner Commitfee shalf be rsqwred to review detailed site
develapmerrt plan(s) as wefl as a SEPA Dexerrnlnatian rnade by the Plann'rng Department prior to applrcatxon
for any 6urlding permits an the subject praperty.
ZE-34A-912E-1428-77
Staff Repart - october 31, 2001 Heanng
6 af9
~
The applicant has also subt..aled a proposed site plan for the addition to ...a existing retail use in order to
comply with Planning Condition # 1, requiring the public hearing review of a detailed site devefopment plan.
The applicant is also requesting to modify the following conditions of approval for ZE-34-91 -
Djvfslon of P/annlnq CondliPon #2
The applicant sha11 develop fhe subject property generally in acconiance wifhin the concepr presented to the
Hearing Body. Variations, when approved by the Planning Director/designee, may be permitfed, including,
but not limifed to building locafion, landscape plan and general allowable uses of the permitted zone. All
vanations must conform to regulations set forth in the Spokane County Zoning Ordinance, and the original
intent of the deve/oprnenf plans shall be maintained.
The applicant is requesting to develop an additional 92,248 square feet of floor area to the existing 134,983
square foot retail use. Development of the additional area will result in a considerably larger retail area than
that illustrated on the original site plan of record for ZE-34-91.
Dfvlslon of Plannln.q Condition #9
Type ll landscaping 25 feet in width is nequired to alonq the site's eastem boundary with a minimum of 5 feet
of landscaping and site obscuring fencing shall be provided at the vehicle tumaround located at rhe
northeasr portion of the site.
The applicant has requested to modify the above condition of approval to allow the required landscaping to
be moved to the eastern boundary of the additional 8.20 acres included within the subject site.
Staff Analysis:
Comprehensive Plan:
The subject property is located within the Major Commercial category of the Comprehensive Plan. The
Major Commercial category is intended to provide the opportunity for development of commercial uses,
specifically community and regional shopping centers and commercial users, directly related to major
throughways. The Major Commercial category will be composed of three different types of commercial
development: shopping centers, hrghway and arterial commercial strips, and freeway commercial uses.
Highway and arterial commercial strip areas will usually be made up of businesses on individual parcels
ctustered along a heavily traveled street or highway. Most commercial development will occur on generatly
flat land, and parking areas, streets and buildings will dominate the site. Landscaping, screening, signage
and architectural treatments will help to create srtes that are aesthetically pleasing. The Major Commercial
category contains a number of Decision Guidelines that are applicable to the proposed Change of
Conditions.
Decision Guideline 6.1.3 requires that proposed development provide for landscaping, signage and
architectural treatments along arterials within the Urban Impact Area (UTA). Additional landscaping will be
included as required and the existing landscaping along the east boundary of the site will be relocated to the
east boundary of the additional 8.20 acres in order to provide buffering to the east of the site. Decision
Guidelines 6.1.4, 6.1.5, and 6.1.6 recommend that commercial developments have access to major arterial
systems, conform to plans for public water and sewer systems, and be reviewed for impacts to the area
transportation systems. The proposal is located adjacent to Broadway Avenue, which is designated as a
Principal Arterial by the Spokane County Arterial Road Plan, and public water and sewer currentiy serve the
existing retail use. Recommended conditions of approval address impacts of the proposed additional retail
space on the existing transportation system and required the devetoper to pay fees towards the construction
of a new Sullivan Loop Ramp and future signaliaation at the intersection of Broadway Avenue and Conkfin
Road.
ZE•34A-912E-1426-77
Staff Report - October 31, 2001 Hearing
7 of 9
c J
The proposed Change of ._.ditions is genlerally consistent with G~oals, .`_~ctive and Decision Guidelines
of the Major Commercial category of the Comprehensive Plan.
Zoning:
The existing zoning of the subject site is Regional Business (B-3) established in 1991 with the Program to
Implement the Zoning Code, and previously zoned Commercial (C) in 1977 (ZE-142A-77). The purpose of
the existing Regional Business (B-3) zone is to provide for the location of a wide range of retail and service
activities and to implement the Major Commercial category of the Comprehensive Plan. The intent is to
implement policies that encourage development along Principal Arterials or highways and establish regional
serving commercial areas.
Zoning in the surrounding area of the site consists primarily of Regional Business (B-3) with Urban
Residential-3.5 (UR-3.5), Urban Residential-7 (UR-7) and Urban Residential-22 (UR-22) zones located on
the south side of Broadway Avenue.
Site Plan:
The site plan of record for the proposed Change of Conditions illustrates the existing commercial
development and location of additional retail space with required parking, landscaping and drainage areas.
Site Plan Data
Proposed Use Building addition to construct a grocery store within an existing retail use.
Existing 6uilding 134,983 square feet
Proposed Addition 92,248 square feet
Total Building Area 227,231 square feet
Proposed ReQuiredlAllowed
Building Coverage 20% 60% maximum
Building Height 60 feet maximum 60 feet maximum
Landscaping
East Property Line 25' Type II 25' Type II
Adjacent to I-90 None 25' Type II
Building Setbacks
Front Yard - Broadway Ave. 450 feet 35 feet
Front Yard - I-90 100 feet 35 feet
Side Yard
East property line 470 feet None
West property line 110 feet None
Paricing 1135 stalls 1136 stalls
As proposed, the site plan of record generally meets and/or exceeds the minimum development standards
of the existing Regional Business (B-3) zone with the exception of required landscaping along the I-90
frontage and the addition of one more parking stall. Compliance with these requirements is recommended
to occur administratively and prior to issuance building permits
Staff Summarv:
As proposed, the requested Change of Conditions to delete Revised Engineering Conditions and to comply
with site plan review requirements for ZE-142A-77, and to modify landscaping conditions and develop
ZE-34A-91 /ZE-1428-77
Staff Report - October 31, 2001 Hearing
8 of 9
9
additional retail area for ZE 91 is generaliy cvnsistent-with t`he GQaIs, _ijectives and Decisian GuidelEnes
, of , the Majar Commercial category ofi the Comprehensive Plan and ifie devefopment standards of the
, exisbng, Regional Business,(8-3) zone. Attachments:
A. 'Maps
a Vicinify Map
~ Site Development Plan
Comprehensive Pian
m Zoning
8. Conditions of Approval
C. Agency and Public Carnments
~
. ZE-34A-91lZE-142B-77
Staff Report - Qctober 31, 2001, Fteaflng
~ of 9
i
( i ATTACHMENT A
MAPS
VICINITY MAP
SITE DEVEIOPMENT PLAN
COMPREHENSIVE PLAN MAP
ZONING MAP
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I • ATTACHMENT B
RECOMMENDED
CONDITIONS OF APPROVAL
. , . • , . . - - - _ _ . . . ,
"""ECC)MMENDED COND'BTIONS O'F
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; ilfl~lifl I~PPROVA~ ~F0~~
. ` - - - _ - PLANNING DIVISION OF ,
~ SPOWNT COTJI-*kTy - - - - - £ , - - - - - - - - - -
'
1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which
term shall include the owner or owners of the property, heirs, assigns and successors.
All remaining conditions of approval for ZE-34-91 and ZE-142A-77 shall continue to apply.
2. The Change of Conditions applies to the following real property :
3. The proposal shall comply with the Regional Business (B-3) zone and all applicable
chapters of the Zoning Code, as amended.
4. The applicant shall develop the subject property generally in accordance with the concept
presented to the Hearing Examiner. Variations, when approved by the Director of the
Division of Planning/designee, may be permitted, including but not limited to building
location, landscape plans and general allowable uses of the permitted zone. All variations
must conform to regulations set forth in the Spokane County Zoning Code, and the
original intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Planning/designee of a specific
lighting and signing plan for the described property prior to the release of any building
permit.
6. Direct light from any extedor area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance
acceptable to the Director of the Division of Planning/designee shall be submitted with a
performance bond or other suitable guarantee for the project prior to release of any
buitding permits. Landscaping shall be installed and maintained so that sight distance at
access points is not obscured or impaired.
8. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a variety of special conditions
imposed as a result of approval of a land use action. This Title Notice shall serve as
public notice of the conditions of approval affecting the property in question. The Title
Notice should be recorded within the same time frame as allowed for an appeal and shall
ZE-30•91/ZE•14213•77 Ociober 31, 2001 PubUc Hearing
Division of Planning Recommended Conditions of Approval
only be released, in full or in part, by the Division of Planning. The Title Notice shall
generally provide as follows:
The parcel of property legally described as is 4he subject og a land cese
action by a Spobcane County Nearing Examiner on October 31, 2001 imposing a
variety of special developrnent conditions. File No. ZE-34A-91/ZE-142B-77 is
available for inspection and copying in the Spokane County Division of Planning.
ZE-34A-91/ZE-1426-77 October 31, 2001 Publlc Hearing
Division of Planning Recommended Conditions of Approval