ZE-106-84
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Zoning Hearing Examiner Committee Actions of March 1, 1985 (continued}
2) ZE~130-84, A~ricultural to Multiple Family Suburban and UE-1-85, Variance
Request from the Fronta~e Requirement ~continued)
The Hearing Examiner Committee was concerned with the
proposed density of the project and its compatibility with
the existing multi-family developments in the immediate area.
The Zoning Adjustor approved the requested V~riance to ailow
an apartment complex on a lot with 30-feet of pU~lic road
frontage, whereas Section 4,01,460 of the Spokane County
Zoning Ordinance requires 90-~feet of frontage. ~note: The applicant has additional frontage through a private easement.~
3) ZW-132B-18, Chan~e of Condi tions i n the Mini n~ Zone; Centrdl Pre-~Mix Concrete
Location: Generally located south of and adjacent to Fort Wright Road,
and approximately 1,600 feet easterly of the intersection of
Fort Wright Road and Government Way in Section 11-25-42.
Action: Withdrawal Accepted. (Vote: 2~- 0~
The application was withdrawn by the appli.cant by a letter
~ dated February 14, 1985,
, 4) A~ricultural Suburban to Cor~nercial; East Bannen Pro~erties
Location: Generally located at the northeast corner of Sprague Avenue ~ and Bannen Road in Section 14-25-44.
,
Proposal: Retail Building
Action: Approval. (Uote: 3 - 0)
5} ZE-120-84, A~ricultural to Residential Office and Multi~le Family Suburban:
~att ,
Location: Generally located east of and adjacent to the intersection of
Buckeye Avenue and Pines Road in Section 10-25-44.
Proposal: 210-Unit Multi-Family Complex ~ Action: Approval for the Multiple Family Suburban Zone at a density
of 9 dwelling units per acre ~Site Size - Approximately 14.54
Acres}. The Residential Office Zone request was denied.
(Uote: 3 - 0~
The Hearing Examiner Committee felt that the proposal was too
dense for the advertised property north of the Freeway, con-
si deri ng the impacts to the Aqui fer and the uncertai nty as to
timi ng of avai 1 abi 1 i ty of sewers i n the area; therefore, i t
was felt that the dwelling units allowed should be reduced in
number. The Residential Office Zone request was denied as future use for offices does no t appear practical at this time
~ until an areawide sewer would be more readily available.
_ 2 _ (continued~
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ZONE RECLASS IF ICATION N0. : ' ~'I 'N
SPUKAN~ CUUNTY NEAR ING EXI~~ INER COMM ITTEE
FIN~INGS AND ORDER ~
A. INTRUDUCTIUN
Thi s matter havi ng come before the Zoni ng Heari ng Exami ner Commi ttee on ~
March 1, 1y85, and the members of the Committee present being
Jane E. Myers, Chai rperson, F. Lynn Tenni can and Ri chard L. Skal stad.
PROPOSAL
The sponsor, East Bannen Properties, is requesting approval of a zone
recl assi f i cati on, Fi 1 e No. ZE-106-~4, Agri cul tural Suburban to Co~uherci al ,
for the purpose of developing a Retail Building.
C. F IND INGS OF FACT ,
1. That the exi sti ng 1 and use i n the area i s resi denti al , recreati on club, retail complex and vacant.
2. That the Comprehensive Plan designates this area as appropriate for
Ma,jor Commercial development.
3. That the existing zoning of the property desc ribed in the application
is Agricultural Suburban.
4. That the provisions of RGW 43.21C ~The State Environmental Policy
Act ~ have been compl i ed wi th, and the Commi ttee concurs wi th the
Declaration of Non-Significance.
5. That the proper legal requirements fo r advertisement of the Agenda
Item have been fulfilled.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
7. That the applicant has demonstrated that conditions have
substanti al ly changed si nce the ori gi nal zoni ng of thi s area and
accordi ngly, the proposed rezone i s justi fied.
8, That the proposed use is compatible with existing uses in the
area.
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ZONE RECLASSIFICATION N0. ZE-106-84
C. F IND INGS OF FACT ( conti nued ~
y. That the owners of adj acent 1 ands expressed nei ther approval nor di sapproval of the proposed use.
10. The Heari ng Exami ner Commi ttee fi nds the proposed use to be i n ~
harmony wi th the general, purpose and wi 11 not be otherwi se
detrimental to the publ i c heal th, saf ety, and wel f are. .
.
D. CONDITIONS OR CONTING~NCIES APPLIED TO THIS APPROVAL,
(Al 1 Candi ti ons imposed by the toni ng Neari ng Exami ner Conxni ttee shal l be
bi ndi ng on the uAppl i cantu , whi ch term shal l i ncl ude the owner or owners
of the property, hei rs, assi gns, and successors. ~
1. That the County Engi neer` s condi ti on requi ri ng 10 feet of ded~ cati on
on Bannen Road shall remain as a condition of approval; however, the
applicant may initiate a request to the Engineering Department to
reduce that dedication.
a) COUNTY PLANNING DEPARTMENT
1. Approval by the Zoni ng Admi ni strator of a speci fi c 1 i ghti ng and
si gni ng pl an for the descri bed property pr~ or to the rel ease of
a~y bui 1 di ng permi ts.
2. A speci f i c 1 andscape pl an, p1 anti ng schedul e and provi si ons for
mai ntenance acceptabl e to the Spokane County Zoni ng
admi ni strator shal 1 be submi tted wi th a performance bond for the pro j ect pri or to rel ease of bui 1 di ng permi ts. landscapi ng shal 1
be installed and maintained such that sight distance at access
poi nts i s not obscured or impai red.
3. The applicant shall develop subj ect property gene rally in
accordance wi thi n the concept presented to the Heari ng Exami ner
Con~ni ttee. Vari ati ons when approved by the Zoni ng Admi ni strator wi 11 be permi tted, i ncl udi ng, but not 1 i mi ted to the f ol l owi ng
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variatlons must
conform to regul ati ons set forth i n the Spokane County Zoni ng
Ordinance. The original intent of the development plans shall
be maintained.
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ZONE RECLASSIFICATION N0. ZE-106-84
a) COUNTY PLNNNING DEPAf~TM~NT (conti nued~
4. Di rect 1 i ght f rom a~y exteri or area 1 i ghti ng fi xture shal 1 not
extend over the property boundary,
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building ' permits.
6. All current standards of the Commercial Zone, as amended, shal]
be compl i ed wi th i n the devel opment of thi s si te.
7. That the proj ect i s sub j ect to Secti on 4.16A.050, the Aqui fer
Sensi ti ve Area Overl ay Zone of the Spokane County Zoni ng Ordi nance, whi ch sets forth vari ous measures for Aqui fer'
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
.
8. Appl i cant shal l comply wi th ' 208' recomnendati ons concerni ng
stormwater runoff and provi de necessary 1 andscapi ng for runoff.
9. A~y division of land for the purpose of sale, lease or transfer, ~
shal 1 comply wi th RCW 58•11 and the Spokane County Pl atti ng
Ordi nances pri or to i ssuance of bui 1 di ng per~mi ts.
10. That the provisions of SEPA's NOTICE UF ACTION pursuant to
Chapter 43.21C.U$0 RCW and the Board of Spokane County
Commissioners Resolutio n#11-1392 be initiated by the project
appl i cant wi thi n thi rty ( 30 ~ da~ys of fi nal di sposi ti on of thi s application, and prior to a~y on-site improvements.
11. That the b-foot sight-obscuring fence, as shown on the site plan
revi ewed by the Heari ng Exami ner Cor~ni ttee, shal l be i nstal 1 ed.
12. That, i n addi ti on to the b-foot si ght-obscuri ng fence, 1 andscape
plantings shall be installed as approved by the Zoning Admi ni strator.
13. That addi ti onal 1 andscape treatments al ong streets and on-si te
shal 1 be as approved by the Zoni ng Admi ni strator.
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ZONE RECLASSIFICATIOH N0: ZE-106-84
b) COUNTY ENGINEERING DEpARTMENT
Prior To The Issuance Of A Buildin~ Permit:
1. Applicant shall dedicate lU feet on Bannen Road and a 2U foot
radius on Bannen Road and Sprague Avenue for right-of-way prior~ to ar~ use of the property.
2, Access permits for approaches to the County Road System shall be
obtai ned from the Spokane County Engi neer.
3. Applicant shall improve Bannen Road in a manner consistent with
Spokane County TYPICAL roadway secti on No. 1 mi nimum pavi ng width Access Standard. '
Other specific improvements: Applicant shall construct Portland ~
Cement concrete sidewalk along Sprague Avenue from Bann~n Road
to the east property li ne of the proposed zone change.
5. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a bui 1 di ng permi t on the property.
6. The applicant shall subrnit for approval by the Spokane County
Eng~neer and the Spokane County Nealth District a detailed
combi ned on-si te sewage system pl an and surface water di sposal
pl an for the enti re project pri or to the i ssuance of any bui 1 di ng permi t on the property.
1. A parki ng plan and traffic circulation pian shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance wi th standard traf fi c engi neeri ng practi ces. Pavi ng or surfacing as approved by the County Engineer, will be
requi red for any porti on of the proj ect whi ch i s to be occupi ed
or traveled by vehicles.
The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
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ZUNE RECLASSIFICATION NU. ZE-lOb-84
b) COUNTY ENGINEERIN~ REPARTMENT ~continued)
9. The construction of the road improvements stated herein shall.be . accompl i shed as approved by the Spokane County Engi neer.
10. Al l requi red improvements shal i conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards andlor . ~
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless ' otherwi se approved by the County Engi neer.
11. Roadway stand~ards, typi cal roadway secti ons and drai nage pl an
requirements are found in Spokane 6oard of County Commissioners'
Resol uti on No. 80-1592 as amended and are appl i cabl e to thi s
p ro j ec t.
c) CUUNTY UYILITIES DEPARTMENT
1. Pursuant to Board of County Commissioners' Resolution N~.-
~0-U418, the use of on-site sewer disposal sy stems is hereby
authori zed. Thi s authori zati on i s condi ti oned on compl i ance
with all rules and regulations of the Spokane County Nealth
Di stri ct and i s f urther condi ti oned anal subj ect to speci fi c application approval and issuance of permits by the ~ealth
Uistrict.
2. The owner(s~ or Successor~s~ in interest agree to autho rize the
County to P1 ace thei r name ~ s) on a peti ti on for the formati on of
a ULID by petition method pursuant to RCW 36.94 which the
peti ti on i ncl udes the Ownert s) property and further not to object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36,94 which includes the Owner(s~ property. PROYIDEU, this
condition shall not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
i mprovements cal 1 ed for i n conj uncti on wi th the formati on of a
ULID by either petition or resolution method under RCW Chapter 3b.94.
3. Any water servi ce for thi s project shal 1 be provi ded i n
accordance with the Coordinated Water System Plan for Spakane
County, as amended.
4. The unit shall be double-plumbed for connection to future
areawide collection systems.
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ZONE kECLASSIFICATION N0. ZE-1U6-84
d) COUNTY NEALTN U ISTR YCT
1. A combined surface water and sewage disposal detailed plan shall
be approved by the County E~ngi neer and the Heal th Di stri ct pra or
to the i ssuance of any bui 1 di ng permi t for thi s project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. Subj ect to speci fi c appl i cati on approval and i ssuance of permi ~s ,
by the Nealth Officer, the use of an on-site sewage disposal
system may be authorized.
4. Water service shall be coordinated through the ~irector of
Uti 1 i ti es, Spokane County.
5. Water servi ce shal 1 be by an exi sti ng publ i c water supply when
approved by the Regional ~ngineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited. .
1. Disposal of sewage effluent beneath paved surfaces is currently
prohibited.
el COUNTY ~U~LDING ANU SAFETY DEPARTMENT
1. The si te i s 1 ocated i n Fi re Di stri ct # 1.
2. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and 1 egi bl e f rom the street or road f ronti ng the property. Sai d
numbers shall contrast with their background.
3, Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
4. A land use permit will be required for each structure.
5. Fi re Nydrants whi ch meet the f i re f 1 ow are requi red to be installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet f rom the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 1~ i nches above grade. A
water plan shawing each fire hydrant (specifying the gallons per
mi nute f or each f i re hydrant ) and meeti ng the requi rements i n
Chapter 1 U.04 of the Uni form Fi re Code i s requi red pri or to
constructi on of the water servi ce. A11 requi red f i re protecti on facilities shall be installed and made serviceable prior to and
during the time of construction.
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ZONE RECLASSIFICATION N0. ZE-106-84
f) WATEk PURVEYOR
1. Water Purveyor i s Yera Water and Power, and they can supply the
site with adequate water for domestic, fire and irrigation uses;
however, arrangements have not been finalized. ~
g) COUNTY AIR POLLUTION CONTROL AUThORITY
1. Ai r pol l uti on regul ati ons requi re that dust emi ssi ons duri ng
demol i ti on, excavati on and constructi on proj ects be control 1 ed. Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspensi on of acti vi ty duri ng certai n weather condi ti ons'. haul
roads shoul d be treated and emi ssi ons f rom the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities. .
2. Measures must be taken to avoid the deposition of dirt and mud f rom unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces (ingress, egress, parking areas, access
roads~ must be paved and kept clean.
4. Some obj ecti onabl e odors wi 11 1 i kely resul t duri ng the constructi on phase of the pro j ect and f rom motor vehi cl es usi ng
the si te fol l owi ng compl eti on of the project and f rom occupants
of the proposed project.
5. All air pollution regulations must be met.
6. Addi ti onal Cor~nents:
Proponent must register with this agency and file a Notice of
Construction if fuel-burning equipment has a BTU ~nput of more
than 4UO,U00 BTU/hour.
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ZONE RECLASSIFICAT~ON N0. ZE-1~6-84
E. URDEk
The hearing Examiner Committee, pursuant to the aforementioned, finds that the application of East Bannen Properties, for a zone reclassification as
described in the application should be APPKOVEU.
Motion by: Skalstad Seconded by: Tennican ~
Vote: Skalstad - Aye
Tenni can - Aye
Myers - Aye
Unanimous to APPROVE to the COMMERCIAL ZONE -(3 - U)
NEARING EXAMINER CUMMITTEE
HEREBY ATTEST TU TNE ABOYE
FINDINGS, ORDER, aND UOTE
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AYTE5T:
For WALLIS D. HUBBARD
Planning Director
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~ ~ ~ gy S OROBIOWSKI
Zoni ng Admi ni strator
Date ~.r,c ~ ~
8
in Hearin Examiner Committee Actions of March 1, 1985 (continued~ Zon g 9
2 ZE-130-84, Agricultural to Multi~le Famil~ Suburban and UE-1-85, Variance ~ . .
Re uest from the Fronta~e Requ~rement ~cont~nued} Q
The Nearing Examiner Committee was concerned with the
proposed densi ty of the pro ject and i ts compati bi 1 i ty wi th
the existing multi-family developments in the immediate area.
The Zoning Adjustor approved the requested Variance to allow
an apartment complex on a lot with 30-feet of pll~l~c road frontage, w~ereas Section 4,47,Q60 of the Spokane County
Zoni ng Ordi nance requi res ~0-~feet of f rontage. (_note : The
a licant has add~tional frontage through a private easement.~ PP
3 ZW-132B-~8, Chan e of Condi ti ons i n the M1 ni n~ Zone; Central Pre-~Mix Concrete, } ~
Location: Generally located south of and adjacent to Fort I~right Road,
and approximately 1,600 feet easterly of the intersecti.on of
~ Fort Wright Road and Government Way in Section 11~25-~42.
Action:. Withdrawal Accepted, ~.Vote: 2- 0~
~ The application was withdrawn by the applicant by a letter
dated February 14, 1985,
.
Q lu ~,A ricultural Suburban to Commercial: East Bannen Pro~erties ) ~
location: Generally located at the northeast corner of Sprague Avenue
and Bannen Road in Sectlon 14-25-44.
Proposal: Retail 6uilding
Action: Approval. ~Vote: 3 ~ 0)
5 ZE-120-84, A ricultural to Residential Office and Multi~le Famil,y Suburban: ) ~
~att
Location: Generally located east of and adjacent to the intersection of
Buckeye Avenue and Pines Road in Section 10-25-44.
Proposal; 270-Unit Multi-Family Complex
Action: Approval for the Multiple Family Suburban Zone at a density
of 9 dwelling units per acre (.Site Size - Approximate~y 14.54
Acres). The Residential Office Zone request was denied,
~Vote: 3 - 0)
The Hearing Examiner Committee felt that the proposal was too
dense for the advertised property north of the Freeway, con-
si deri ng the impacts to the Aqui fer and the uncertai nty as to
timi ng of avai 1 abi 1 i ty of sewers i n the area; therefore, i t
was felt that the dwelling units allowed should be reduced in number. The Residential Office Zone request was denied as
' ~uture use for offices does not appear practical at this time
' until an areawide sewer would be more readily available.
„ 2 _ ~continued)
~FFI~~ ~F C~UNT Y ENGINEER
S~'OKANE COl~NTY, WASHIhIGTO~
~~at~ March 28 f r~ 85
Inter-office Comrnur~ieatio~
~~-U ~a ry Nel son
rv ~ _
y'I'~!'r~ i:>~~; I`'jl.~.,C;flr~
`~ub~ect C~.e~.~~l_ i~~U~ a.1 ~ R~c~t -~ob~rt ►3onucce 11 i, ZE 1Ub-d~`
Mr. Bonucelli is submitting for a second time a design deviation request which
is proposing that he dedicate 5 feet of additional right-af-way in association with
the above-referenced zone change.
The zone change was approved by the Spokane County Nearing Examiner Committee
March 7, 1985. At that hearing, the applicant questioned the need to dedicate 10
feet of additional right-of-way. He requested that the committee grant him relief
from the requirement. I explained to the committee that the right-of-way requirement
was set forth i n County Road Standards and tha~ the avenue for rei i ef from the stand-
ards was the design deviation process. Mr, gonuccelli told the committee that he had
attempt ed to go th rough the deviation process and that relief had not been granted.
The committee asked why it was necessary that 1U feet be dedicated instead of 5
feet. I explained the configuration of the cross-section to them. Bonuccelli then
proposed to build the typical cross-section as required and dedicat e 5 feet of right-
of-way with a 5 foot easement for uti 1 ities, si gns, etc. He asked that the committee
approve th i s concept. I expl ai ned to the commi ttee that rel i ef cou 1 d only be grant ed
`hrough the.design deviation process. Mr. Bonuccelli had not proposed the easement n h~s or~g~nal dev~at1on submittec~. I s~aggested that he once again submit a re~uest
. ,1 ~ ;1 , r P , r ~ ~ ~ t~ _ ~ . ,
h~r, E3onuccel li indi~ated ~hat the right-of-way c~edication wi 11 have an 1(ilpdCt on
the building since the setback requirements will bring about a change in the location
of the proposed building. He has indicated that he will need to have the entire
building re-designed since lot area for the structure wiil be reduced. Mr. Bonuc- celli submits that his proposal for a 5 foot easement and the improvement of the
roads in conformance with the typical roadway cross-section is in keepi~g with th~
i ntent of the Roaci Standards .
His proposal appears to be consistent with County policies for roadway irnproVP~
~nents for commercial zone changes. In the past, we have permitted developers to utilize an easement for utilities, etc, in association with roadway improvements.
Although a Condition of Approval was the dedication of 10 feet of right-of-w~~~~
Hearing Examiner Committee was made aware of the design deviation process ar:
acknowl edged that the County Eng~ neer could grant rel i ef f ram the "Condi ti on~ u~
Approval" if he so chose.
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~ OFFICE ~ ~UF C~UN~Y ENGI~IEER
SPOKANE COUNTY, WASHINGT~N
Dote ~ ' ~ f l 9
lnler-office Communication
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From_ ' ~ . ~
~ l~. ' f ~ 1 i Su6 ject_ . , ~ . _ ~
, ~ . ~ Ull ir,y~1~~~~ WCI i t,~l ~ ; l ~ ~ ~ ~ ; ~ . ~ I ~ ; ; ~ , , ~ _ ~ ~ ~
~ ~ that he ~ieciicatP 5 fe~t of additional right-of~way in association with , , 9
;~F~-!~,~:~,. r~f~,r~nn~~~7ri ~nr~ ~~~T?~F,
, , . l~' Z L' i 1 l.l ► G i ~ ~ l' ~.1 ~ ~.i ~.1 ( U 1i ~ u -.1y ~ l: J . i i_; ~.I ~ ~ i. ~r i ~ ~ u i ~ ~ ~ _ ~ . ~~.1 , , . _ ~ . ~ ~ -
19~5. At that heari n~, the appl i cant questl oned the need to ~edi cate 1~ ~
~t of a~di~i onai ri ght-of-way. He r~quest~d that the committee gra~t h~ m re I~~~ ~
the requi rement. I exp 1 ai ned to the com~mi ttee that the ri gnt-of -way r~qui r~~~;~~, :
set forth i r~~~ County Road Standards and that ~the avenue fnr rel ief f rnn~ the stan~~,
~ rds was the d~~i ~~n devi ati on process, ~ir. 6onucc~l 1 i to~d the commi ~tee that he h , . ~ ; . ; t- ~ ~ ~ ~.►s,~. ~j,l ~ ~f r,~t ~,nnn ~~^~~tQ~.
.i. ; , ...1: . , : ; : .M~a~ lu ~ '~.'tZ ~,I~CU ~ t.~1.~:~.1 ~ ~.J L:.:4~ ~.J ~ ~
' th~ c~anf i urati on af the cross-sect i on to Lhem, Bonucc~ 1 I i th# . I expl~~nc~d g . ,
~-oposed t~ bui id the typi cai crUSS-sect~ an as r~qui red ~nd d~d~ cate 5 f~et of r~
~t~wa w~th ~ 5 f~ot easemPnt far uti 1 ities, si gns, etc. He asked that the committe~ Y
~ pr~ov~ th ~ s conc~pt. I expl ai r~~c~ ~o the con~~~ tt~e that re1 i ef eou ld on1y b~ grant~~ ~
.hrou~h tihe dPsign ciev~atian pr~ocess. Mr. Bonucce~ 1 i had ~ot proposed the ~asern, : , ~ ~ n hi s ari gi na1 devi at i nn ttl~~!i tt~~ ~~t~~~psfi~d th~t he onc~
. ;
, ~ ~ ~ . ~~~~e r~yht-ut~way ~~u~~.otiiun w~ i ~ .
~,~i n si nce ~he setback re i~~ rements wi l 1 bri ng about a chan~e i n th~ 1 c~ ~ 9 q
~ t h e r o ~ s e d b i ~ i i d i n g. H e ~ ~ a s i n d i c~ t? d ~ h a t ~ h e w i 1 1 n e e d t o h a v e t he en ti r P P
i l d i n r e-~ e s i g n~ d s i n c e i a t a r e a f o r t h~ s t r~ u c t ure wi l l be re~ure d. Mr. ~ 9
- 1 1 ~ s u b m i t s t h~ t h i s p r o p o s a l f o r a~ f o o t e a s ement an d t he im~rov~:men t o~ t h . , - ~ ~ r_, ' n c ~ ~ ~s n r ~ t ~ ~ .~~ddS 1C1 ~4t1fQ~~idt1C~ Wlth th ~~iral rn a,+,.~~~~~a rrn~c__, r~~ in~; ~th
; + : i1 f~ f + h c~ r; a r~ ~ ~ ~ ►t ~1 r`~ ~ _
,
'l l ~ ~~l`l)~JU`.:•U ~ r~`J~,JLUI :s ;.U . i,Uii'~ i . _ ,,:i . , : . .J ~ i
for comr~erc~al ione chanyes. In the past, w~ have p~rn~it~ed d~velopers to
~~~ize an ~aser~ent for ~tilitiPs, etc. in association with roadway improver~ent,s. di ti an ~f A roval was the decfi ca~ i an of 10 feet of ri ght~-af-way, th~ I ~thaugh a Con pp . , d
~aring Examiner Cornmittee was m~de awar~ of the design dev~at~on prace~s a~
- knowl ed ed ~that t e County Engi neer cou~i d ~ ~ ~ ~ ~ , ' ~ ~ 1 ~ , ~ g h
. . , . . . ~
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SPOKAN~ ~~~iNTy F~~GINEER
ftr.<<lil•:~ 1' ~'~~K l,t_:~ ~ c~N ~r~.`" l:'~ I I~ ~
k(~AD N~M~: I~~Inen I~o~~~~
uA'~~~: ?~~1~rc~l , 19~ ; _ . _ . . _ _ _ ~~K~K~~~1~~'/z. C. N~~. ZE - 106 - 84
F'~UN:k~I,/~~~l~.~l r: k~ki~~~:~'l~ N+~. N/A
t~KUJ~c; C `I'1'fl.i. ~'KUJ~~T LiMl'I'S
~
tX1S'1'INC;~ CUNI)ITic)N5 ; ~ROPOSE;U IMPROVEMEHT:
KOA~ WIDTH _ 45 feet__ 50 feet R.O.W, with -
R~AD SUtt~'At;r;_ _ Approximately 30 feet 40 ~f.~~~ , AVG. DAILY TRA~'F IC ~ ~ -
Curr~nt Design Year
PRUJECT ~~:S~Kit'TIUN Construction of a 82~U sc~ ft. R~taiL~ .~a 1 ~~~a
at the_N. E. corner of _ ~ra~ue Bannen_ _ ~ _ _ _ _
D~SCRI~7'IUN u~' STANUARU INVULVEU b0' R.0.1~, for Cormlercial Develonement
- - - - - ~ - ~ ~ ~ ~ r ~ ~
. . - ~ - ~
PR~OpUSED DESIGN DEVIATION Maximum R.4.W, 50' throu~h a dedication of or~~ along the East side of Bannen Road tagether ~~ith a 5 foot E~sement to S.o ~~1~;
~~ug...E~~ ~id.~.~F ~ann~n
JUSTIFICATI4N 1,) _ Bannen does IlOt `o throu~h afi l~~~l.ler~~~.w
? I t_ _i ~~ou1~t ~u1 _ C:or~u~l~l:~i.~1 ~ ~ _~.~.~.e1~.}~ent _ti~.~l,L.~,~.~..~~
,~"or~ l~ ~ ~_._t~~ i ~ I~~~~~~, ~ ~2~~~~~nt .
. ~ 1'}~~ 111~1 ~ C? I' ~IC.CC'~ ~ t0 t~l l ~ ~T'~ ~~t~' l ~ ~ I'0111 ~rTa~llt' %~1r~~Tlilr~
- -
__I :~1~ ~'1nc.~nt l~ i l 1_~ I 1 r~om ~'o r~ 11 .~1 i~~~
s~ I~►~~ i t c Nd y- _ ' _ March 21; 1985
R be rt . Bonucce 11 i Da t~
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A~Nruvc:~ N~t ~~~~~r~~v~~~i
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- - - - - - - - - - ~ - ~ - - - - . -
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.1 . 1
STAFF REPOkT
D~TE: ~ARC~ 1, 1985 ~
To : hEAR iNG EXAM i~ER Cor~~1 iTTEE
Fk0~~1: PLAN~IING UEPARTMENT STAFF SU6JECT: ZONE kECLASSIFICATION NUMB~R: ZE-106-84
I. GENERAL INFORh~AT ION
APPLICANT; EAST 6ANNEN PROPERTYES
PROPERTY OWNERS: James C, hei nen and Kathl een i~. Bayne
RE(~UESTEU ZON IIdG: COMh1E~t; IAL
EXISTING ZONING; Agricultural Suburban ~established in 1958)
~with ASA Uverlay Zone - Yes)
P~OPOSEU USE; Retail ~uilding .
~XISTIiV~ USE: Single Family Residential
SITE SIZE: Approximate]y 39,U00 Squ~re Feet
COhiPkEHENS IVE PLAN DES IGNAT ION : MAJUR COMh1ERC IAL
PRIORITY SEWER SEkUICE AREA: Yes AQUIFER SENSITIVE aREA: Yes ~
~ROJECT LOCATION: Generally located at the nortneast corner of
Sprague Avenue and Bannen Road i n Secti on 14-25-44.
II. BACKG~OUND ANALYSIS
1) COh~PREF~ENS IVE PLAN: The proposed Commerci al Zone and use i s consi stent wi th the h1ajor Commerci al category, provi ded bufferi ng i s
provided to adjacent resi denti al uses.
! 4J ~ 1 ~
~ON~ R~~LAS~IFICA~I~~ ~~4
x~. BA~~G~O~~a ~NALY~IS ~continued~
. _ .
~~I~: ~or~h Agr~ cu] t~rai Suburb~n, ~stab~ i shed, 19~~
Ea~t Lac~1 ~usi r~e~s, ~~t~b~ ~ ~h~d, 19~~
Agr~ ~u~ tural ~~~ur~an, ~st~~~ ~ ~h~d ~ i 9~~
~~st Commer~~a~, E~tabli~~ed, ~98~
~o~th ~a~m~rci a~ , E~ta~. ~ ~~3, ~ 979 and ~
~ ~ ~ IS~~f~Y ~F L~~iR ~1~~ ACT ~~N~: ~ron~a~e~ ang ~prag~~ Av~nu~ have
rout~ r~e~y be~r~ re~ar~~d a~d dev~~ ape~ t~ ~~mr~erci al uses. Th~ m~re
r~c~r~~ ac~~ ~ns ~ave be~r~ ~~ndi ti ar~e~ ta pr~vi d~ 1 a~d~~ap~ ng for bufferi ng ~nd ae~thetics.
4} LAi~D 1~~~ ~ ~e T~o ~i r~g~ ~ Fa~mi ~,y ~es~ ~~nce~ a~d l~ac~r~t
Nor~h ngl ~~ar~i ~y R~~i ~~t~t~ ~1 an~ If~can~
~as~ R~~a~ i, Si e Fam~ ~y Re~i dent~ al ~nd
V~~~~t
. ~~~th Recr~ati ~n C1 ~b, ~eta~ 1~o~pl ex ar~d
~acarnt
~le~~ R~tai 1 Compl ex ~
I ~ S I~E ANA~.YS
.
1~ A~RI~Ui~TI~RAL SI~~~~ARY a~~~~j~r .~omm~r~i a~ ~ategor,y ~f th~ ~o~mpr~h~nsi ~re
P~ an not ~ nt~nd~d for agr~ ~ui t~ra~ prate~t~ on.
S~T~ PLAN ~N~~R~AT~Uh~:
~ IT~ ~~2E : Appr~xti ma~~~,y 39, 000 ~qua~~ ~~et
E~(~S~II~G BU ILD ~h1~S o Tw~ Hou~~~ ~nd as ~o~~ at~d ~u~bui ~ d~ ngs
~ ta ~e re~ov~~ }
PROP~~E~ Bu ~~D ~~i~~: a~e Reta~ 1 Bu~ i a~
T~tal Fi oor Ar~a : 8, ~~quar~ F~et ~
Ta~al t~ Go v~ rage ~ ~p p rox~ m~t~~ y~~ ~
~lax~ r~~m ~tru~t~re N~~ ght; 20 Fe~t {~ne Stor~y ~
. .
~
ZONE RECLASSIFICATION ~10. ZE-106-84
I I I. S IT~. k~JALYS IS ( conti nued )
2) S ITE PLAN INFOK~~AT ION ~ co nti nued ~
PARKING AREA: -
Parking Required: 41 Spaces ~At Full Retail) .
Parking Provided: 68 Spaces
BUFFEkING TECHNIQUES: Proposed is 6-foot sight-obscuring fence along
north and porti on of east property 1 i ne wi th some ' 208' stri ps i n
these areas. Suggest that some shrubbery be provided also in those areas as buffer to adjoining residential use, Additional landscaping
along streets and on-site should be administratively reviewed,
UTHER SITE PLAN CONSI~ERl~TIONS: The County Engineer is requesting a
lU-foot dedication and improvements along Bannen Road. This wiil
necessitate some modification to building location as shown on the
site plan. Sidewalks are also required along Sprague qvenue.
IV, CUNCLUSI~N; Consistent with Cor~prehensive Plan and past actions.
~ondi ti ons recommended to i nsure compati bi 1 i ty and consi stent commerci al
~ development.
V. REC0~1h1ENDED AGtNCY CONU IT IUNS a IF APPROVEU :
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
bi ndi ng on the "Appl i cant", whi ch term sha11 i ncl ude the owner or owners
of the property, heirs, assigns, and successors.~
a) COUh1TY PLANN ING DEPARTh1ENT
1. Approval by the Zoning Administrator of a specific lighting and
si gni ng pl an for the descri bed property pri or to the rel ease of
any bui 1 di ng permi ts.
2. A specific landscape plan, planting schedule and provisions for
- maintenance acceptable to the Spokane County Zoning Admi ni strator shal l be submi tted wi th a performance bond for the
proj ect pri or to rel ease of bui 1 di ng permi ts. Landscapi ng shal 1
be installed and maintained such that sight distance at access
poi nts i s not obscured or impai red. .
~
. 'y ~ a '
ZONE RECLASSIFICATION NU. ZE-106-8~
a~ COUNTY PLANN ING DEPJ~RTNIENT _ ~ conti nued )
3. The appl i cant shal 1 devel op sub j ect property general ly i n
accordance within the concept presented to the Nearing Exam~ner
Committee. Yariations when approved by the Zoning Adm~nistrator
wi 11 be permi tted, i ncl udi ng, but not 11 mi ted to the fol l owi ng
changes: 6ui 1 di ng 1 ocati on, 1 andscape pl ans, and general
allowable uses of the pennitted zone. All variations must
conforn~ to re~ul ations set forth i n the Spokane County Zoni ng Ordi nance. The ori gi nal i ntent of the devel opment pl ans shal l
be mai ntai ned. ~
4o Di rect 1 i ght from any exteri ar area 1 i ghti ng fi xture s~~al 1 not
extend over the property boundary.
5. The speci f i c devel op~ent pl an wi i 1 be submi tted for P1 anni ng
Department review and approval prior to issuance of building perm~ts.
bo A11 current standards of the Commerc~ al Zone, as amended, shal l
be compl ~ ed wi th i n the devel opment of thi s si te.
1 o That the pro j ect i s sub j ect to Secti on 4, i bA. U50, the Aqui fer
Sensi ti ve Area Overl ay Zone of the Spo kane County Zani ny ~ Urdi nance, whi ch sets forth vari ous measures for Aqui fer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
8. Applicant shall comply with '2U8' recommendations concerning
stormwater runoff and provi de necessary 1 andscapi ng for runoff. .
9. Any di v~ si an of 1 and for the purpose of sal e, 1 eas~ or transfer, shall comply with kCW 58-17 and the Spokane County Platting
Ordi nances pri or to i ssuance of bui 1 di ng permi ts.
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
~ Chapter 43.21C.U80 RCW and the ~oard of Spokane County
Commi ssi oners Resol uti on #77-1392 be i ni ti ated by the proj ect
appl i cant wi thi n thi rty ~ 30) days of fi nal di sposi ti nn of thi s application, and prior to any on-site improvements. .
11. That the 6-foot si ght-obscuri ng fence, as shown on the si te pl an
reviewed by the Hearing Examiner Committee, shall be installed.
~ 12. That, i n addi ti on to the fi-foot si ght-obscuri ng fence, 1 andscape
plantings shall be installed as approved by the Zoning Admi ni strator.
13e 1~hat additional landscape treatments along streets and on-si-te
shal 1 be as approved by the Zoni ng Admi ni strator.
~ ~
ZONE RECLASSIFICATION N0. ZE-106-84
b~ COUNTY EfJGINEERING ~EPARTMENT
Prior To The Issuance Of A Buildin~ Permit:
1. Applicant shali dedicate 10_feet on Bannen Road and a 20 foot
radius on Bannen Road and Sprague Avenue for right-of-way prior
to any use of t~~e property. ~
2. Access permi ts for approaches to the County Road System shal l be
obtai ned from the Spokane County Engi neer.
3, Applicant shall improve Bannen Road in a manner consistent with
Spokane County TYPICAL roadway section No. i minimum paving
w~dth Access Standard.
4, .Uther specific improvements: Applicant shall construct Portland
. Cement concrete sidewalk along Sprague Avenue from Bannen Road
to the east property line of the proposed zone change. .
5. Applicant shail submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the prope rty.
6. The applicant shall submit for approval by the Spokane County
Eng~neer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
pl an for the ent~ re pro~ ect pr~ or to the ~ ssuance of any building permit on the property.
1. A parki ng pi an and traf fi c ci rcul ati on pl an shal 1 be submi tted
and approved by the Spokane County Engi neer pri or to the
issuance of a building permit on the property. The design, a
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving or surfaci ng as approved by the County Engi neer, wi 11 be
requi red for any porti on of the proj ect whi ch i s to be occupi ed
or traveled by vehicles. ~
8, The word "appl i cant" shal 1 i ncl ude the owner or owners of the
property, his heirs, assigns, and successors. -
V
h 1
ZONE RECLASSIFICATION N0. ZE~106-84
b) CUUNTY EfVG INEEK ING DEPART«~~1T ~ conti nued )
yo The construction of the road improvements stated herein shall be
accompl i shed as approved by the Spokane County Engi neer.
lU. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge . Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
. ~lanagement in effect at the date of construction, unless ~
otherwi se approved by the County Engi neer.
11. Roadway standards, typi cal roadway secti ons and drai nage pl an
requi rements are found i n Spokane Board of County Commi ssi oners' Resolution Noo 80-1592 as amended and are applicable to this
project.
C~ COUNTY UTIL ITIES DEPARTME~IT
1. Pursuant to Board of County t;ommi ssi oners' Resol uti on No.
80-0418, the use of on-si te sewer di sposal systems i s hereby authorized. This authorization is conditioned on compliance •
with all rules and regulations of the Spokane County health
Di stri ct and i s further condi ti oned and subject to speci fi c
application approval and issuance of permits by the health
Distric t.
2. The owner( s) or Successor~ s) i n i nterest agree to authori ze the County to pl ace thei r name ~ s) on a peti ti on for the formati on of
a ULIU by petition method pursuant to RCW 36.94 which the
pet~ ti on i ncl udes the Uwner~ s) property and further not to
object by the signing of a protest petition against the
forma~lon of a ULID by resolution method pursuant to RCW Chapter
36.y4 which includes the Owner(s) property. PROVIUED, this
condi ti on shal 1 not prohi bi t the Uwner( s~ or Successor( s) from 0 objecti on to any assessment( s) on the property as a resul t of
improvements called for in conjunction with the formation of a
ULID by ei ther peti tion or resol uti on method under RCW Chapter
36, y4.
3. Any water servi ce for thi s project shal l be provi ded i n
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
4. The unit shall be double-plumbed for connection to future
areawi de col l ecti on systems. ,
~ ~ '
ZONE REGLASS YF IC~1T IUN N0, lE-1 U6-$4
d) CUuNTY h~.ALTh D rSTR ICT
1. p combined surface water and sewage disposal detailed plan shall
be approved by the County Engi neer and the Heal th Di stri ct pri or
to the issuance of any building permit for this project.
2. Sewage disposal method shall be as authorized by the Uirector of
Utilities, Spokane County.
3. Subject to specific application approval and issuance of permits
by the heal th Off i cer, the use of an on-si te sewage di sposal
system may be aut~~ori zed.
4, Water service shall be coordinated through the Uirector of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regi onal Engi neer ~ Spokane State Uepartment of
Social and health Services. ~
b, use of pri vate wel l s and water systems i s prohi bi ted.
7, ui sposal of sewage eff 1 uent beneath paved surfaces i s curr~ntly
~ prohibited.
e) CUUNYY ~U ILU ING ANU Sp~ ETY UEPARTI~IENT
i. The site is located in ~ire uistrict # 1.
2. Approved numbers or~addresses shall be placed on all new and
exi sti ng bui 1 cii ngs i n such a posi ti on as to be pl ai nly vi si bl e
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
3. Trash enclosures shall not ~e located adjacent to combustible
construction or underneath windows or nonprotected eaves.
4, A land use permit will be required for each structure.
5. F i re Hydrants whi ch meet the f i re f 1 ow are requi red to be
installed prior to any construction. These hydrants shall be
. placed so that no portion of the building exterior is more than
11~ feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 1~ inches above grade. H water pl an showi ng each f i re hydrant ( speci fyi ng the gal l ons per
mi nute for each fi re hydrant) and meeti ng the requi rements i n
~hapter 1 U. 04 of the Uni fnrm ~i re Code i s requi red pri or to
constructi on of the r~ater servi ce. Al l requi red fi re protecti on
facilities shall be installed and made serviceable prior to and e
duri ng the time of constructi on.
, ' r
Z4NE RECLASSIFICATIOhI N0. ZE-106-~4
f ~ WATER ~'URVEI~OR
lo Water Purveyor is Vera Water and Power, and they~can supply the
si te wi th adequate water for domesti c, fi re and i rri gati on uses;
however, arrangements have not been finalized. -
g) COUNTY ~iIR POLLUTION CONTROL AUThOR Il~Y
1. Ai r pol 1 uti on regul ati ons requi re that dust emi ssi ons duri ng
demolition, excavation and construction projects be controlled.
Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspensi on of acti vi ty duri ng certai n weather condi ti ons. ~aul
roads should be treated and emissions from the transfer of
earthen material must be controlied as well as emissions from all other construction related activities.
2e lyieasures must be taken to avoi d the deposi ti on of di rt and mud
from unpaved surfaces onto paved surfaces. If tracki ng or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
~ 3. . Al 1 travel 1 ed surfaces ~ i nyress, egress, parki ng areas, access
roads) must be paved and kept clean.
4. Some objectionable odors will likely result during the
constructi on phase of the proj ect and f rom motor vehi cl es usi ng
the si te fol 1 owi ng cornpl eti on of the project and f rom occupants
of the proposed projecto
5. Al1 air pollution regulations must be met.
6. Additional Comments:
Proponent must register with this agency and file a Notice of
Constructi on i f fuel -burni ng equi pment has a~TU i nput of more
than 40U,OU0 BTU/hour, .
~ 1 a ~O~e~. `3 o~n ~~e ~1 ~ p c~.~.~ i o ~fi ~u.~ ~ ~ _ L _ G_ _
_ ~ ~ ~ ^ ~ ~ ~ o -F-. fic ~
~
0
~
~
AGEN~n, MARCH 7, 1985 ' 2~ TELEPHONE NQ~; 45br22Q5
SPOKANE COUNTY ZONING NEARINC EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 121 Jefferson Street, Spokane~ WA 99260 ~
(Continued from Page #1)
ZONE RECLASSIFICATIONS
3. ZW-13ZB-78 CNANGE OF ~ONDITIONS IN THE MININ~ ZONE
(Generally located south of and adjacent to Fort Wright Road,
and approximately 1,600 feet easterly of the intersection of
Fort Wright Road and Government Way in Section 11-25-42.}
Comprehensive P1an: Rural
Change of Conditions To review a new site development
Request: plan to allo~ mining operations to
within 50 feet of a residential ~
zone within an existing Mining Zone.
Site Size: Approximately 29,6 Acres
Applicant: CENTRAL PRE-MIX CONCRETE
~ East 5i11 Broadway Avenue
Spokane, Wa 99220
4. ;~.Z~1~~~~6-~8~~ AGRICULTURAL SUBURBAN T~ C4MMERCIAL
k
. ~Generaily located at the no rtheast corner of Sprague Avenue
and gannen Road in Section 14~25~44.~
Comprehensive Plan: Major Commercial
Proposed Use: Retail Building
Site Size: Approximately 39,000 Square Feet
~ Applicant: EAST BANNEN PROPERTIES
East 10807 Montgomery, Suite #8
, Spokane, WA 99206
,
5. ZE-120-84 AGRICULTURAL TO RESIDENTIAL OFFICE AND MULTIPLE FAMILY
, SUBURBAN ~
~ (Generally located east of and adjacent to the intersection
of Buckeye Avenue and Pines Road in Section 10-25-44.)
Comprehensive Plan: Urban
Proposed Use: 270-Unit Multi-Family Complex
Site Size: Approximately 14.54 Acres
Applicant: ROY L. WYATT
North 2310 Cherry Street
Spokaqe, WA 99216
~continued~
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UFFICE OF COUNTY LN(~1NEER
SPQKANE COUNTY, wASHINGTON
.,~a , 19 ~
Tl): S~k~~~ic~ ~c~u~itv Pi~i~~ninR (~~~~rt~nc~r~t
~'tt~~M: C~~~nt y F;r~p;i~it~t~r's 1)e~~,~rc~nenc %~~~a,~,~,,~
SU~,1~;CT: Condit ian~ ~ f Ap~rc~val-iune Chan~;ti~--Numbc.~r : ~C /p/~
AE~plicant's N~rne Cqs~- 1~q~,.~r~ Pr rT~~°s Sect iun ~y Townshi p?~N, Range ~ EWM
f"he following "conditi~ns ~t appraval" fur tt» ~b~ve-re~erenced z~~ne change are eubmitted to
:he Spokane County Ne~ring Examiner Comm:[Ctee f~r incl~,sion in the ~tAf f analysis and '~indings and arder" of the h~aring scheduled ~i~3.~..h ~ 19 8.
~ ~
~~or To The Ie~wn~e of ~~uilain~ per~t
Applicant sh811 dedicate feet ~n
fo~ ri~ht-~of-~way prior tc~ any use of the property. ~
2. Applicant ~hal~ dedicate feet on
for rightrof-~way and slope easementa a~ necessary prior to any t~se of the property.
3 Appl~cant ehall dedicate a foot radius ~n
an d pr ior ta any use o f t he pro pQr t y.
~ A~plicant shall dedicate ~p feer on u and a ~~a~ ~ r~ ~y foo t radiue on ~q,~~~y, and Z,~ for right-af-way prior to any use of Che ro rt .
~ P P~ Y
~ Access permi[s for ap roaches to the Gount Road S P y y8tem ehall be obtained fro~a the
Spokan~~ Cbunty Engineer.
Accese per~ite and irnprovem~nts to muet be a roved AP
by the Waehington Department of 1Yansportation.
1. ACCe88 permite and improver~ents tr~ muet be approved
by the City of , '
s. (a) Applicant shall improve ~Ad• in a a~anner cona~.etent with Spokane
County TYPICAI, roadway ~ection Na. ~ minimum paving Width ,Q'~c ~ f~ ~ NA~AQ~
(b~ Appli~ant sh81I improve in a manner coneistent with Spokane
County TYPICAL roadway section No. min~mum pavin~ width .
. • ~c) Applicant shgll im~rove in a manner cons~stent with Spokane `
County TYPICAL rUadway ~ection No, minimum paving width .
(d) App~icant shall improve in a manner cx~nsistent with Spokan~ County TYPICAL roadway 5ectior, No, min~mum paving widch .
(e) Other specific fmprovements: ~ 1- ~o~~~,~ CPi~~,v~'
- ~~'~~sG9 p u . ' .~~'~~~t~= ~t~a ~ ,v -
~ .:k.'a~lr~ ~ ~ A ~T N,,,~ ~ ~ ~,v ~
G~tA,vq~' , ~w•
9. Appt icant sha'll Submi r I'or approval by the .pnkane CountY Engiiie+ir road► dr~~inagP, ancj
access plans prior tc, th(-,% issi,ance, f ;j bui t(jing ptirmit un the properl V.
i~ The applicant shall s-cihinlt fo~r apptova l hy tfif~ '.Spo k,i i i e ('x) unt v N:ng in e t, v in d tlie ;po km)e
Coijr1Cy Neal tfi i)i4rr ! cr det ai led cmi1hf ned im-sI tc, stw~ige system pI,iri ijiti water
di spoSt il plan (i)r t fic- i-iir i ro pro~ jr>ct pr it)r co~ fhe i~su,mce (►f ii) 1-111i f 11 m; mi C0n f.hP pr() p»rtv.
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~1 A park~~~~; ~~lz~~~ tr,~i~fil~' t~irc.~ul~~t I~~n ~,1~~ii til~dl~ be :~ut~~nf tC.~~~i ~ii~l ,i~,~~r~,v~c~ hy Ch~
5pokdci~ G~«nty Fd~~~.~n~er ~~r~~r Cc~ th~ ~~5u~~~c.~e uf a buildin~ pNr,nit ~~ii t~ic: ~r~~N~rty. Th~ dedign, l~cati~~n, ~nd drr~~~~;~n~~~~t UE ~~ark~.n~; stalls shall be in ~~~~~~~rd~~~►~~~~ witf~ st~3~i(~d~'d
traffi~ en~ine~rit~~ ~racttce~. Pavin~ ur ~urfacin~ as ap~r~~v~d hy the G1unCy ~;n~ine~r,
will be r~qu~red tor any Ewrtiun or th~ ~~ru ject which tu be oec~~►~~iec~ ~r trav~lled by
vehlGleS.
1Z~ The wnrd "a licant" shall fnclude the c~wner or owners uf th J , pp e pr p~rty, hib he~rs,
aesi~ns, and auc~e~e~rs.
To cUn~truct th~ road ~mpruvEme«tb stdt~ct her~in, the applicant may, witl~ th~ approval of
the County Engineer, ~oin in and b~ a wil.ling partiCipant in any pet~tion or resolution
wh~~h purpo8e is the ~ormarion of a Raad Improveroent Dietrict (RID) for said i~provea~ent
pursuant to RCW 36.88, as amended. Spokane County will rlot participate in the cogt of
these i~Dprovement~.
~4. As an alternative method uf c:oristructin~ th~ road improvetaent stat~d her~in, the appli-
cant a~y, with the epproval of the County Engineer, accomplish the road improvea~ente
etated herein by ,~oining and participat~ng in a County Road Pro~ect ~CRP) to the extent
o~ th~ required road improvement. Spokane County will not participate in the cost of
theee itnprovea~nts.
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5 The GonBtruc~ion of the raad improvem~nte st~ted herein ehall be accompliehed as ap- p~oved by the Spokane County Engineer.
~
l,~ Aal requ~xed inprove~aeutg ~hal~ r~onform ~o the current State Of Washington Standard
~ Speeif~~~~iona for l~a8d and 8rid$e Conerruction, and other applicable ~ county standarde
~ aAd or adopted reeolutiona perteining ta Road Standarde and Stormwater M~nagemet~t in ~
, ~ff~a~t a~ tt~e dste of ~onetruction~ unlees otherwiee approved by the County Engineer.
11. Appl~cant ~hall ffle a petition for the vacation of ~rior to a~y uae o f the p~u per t y.
~8. ll~plicant sh~►lI conetxuct a paved and deline~ted accee8 approaCh(s) to meet the existirig
pavea~~t an .
19. Accese to Road ehall be prohibited until such time as speeif~c~lly
~uthor~.zed by the Spokane CCcsunty Engineer.
20 Ro~dway stgadarde, typical roadway sectione and draina e lan re uirements are found in
g P q $pok~ne Hoaxd of Caunty Gomnmis8loners Reso~.ution No, 80-1592 as a~n~ndedAnq~ ~,¢E
A~1~I~~a~j1~e 7'v ~li~s ~ro1ecT,
21. Thie plst ar development prupa~al is loc~ced within ~ drainage basin which has been
identif~~d by the Spokane County Engineer'e Uff ice as having storm~w~ter runoff problems.
Since thie plat or development propoea~. is affected by or fs a contributor Co etormwater
flow8, property awners 8hould participate in the planning and implementatian of a futur~ b$~inwide etori~water maneAement :~ystem. The fallowing "Condition of Approval" shall be
required: That the owner(s) or succ~~sor(s) in interest a~ree to join in any Cour~ty
approved Stormwater Managem~nt Pru~;ram ar~d t~ pay such rates and char~es as may be fixe~i
through publi~ he~ring8 fur ~ervice or ber~ef it obtained by the planning, desi~n, cv~~-
structing, maintaining, ~r operat~un uf str~rmwater con~rul facili.ties.
91I/4
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AREA C DE NU144BER L,, ,
~ TELEPHONED PLEASE CALL
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r CALLED TO SEE YOU WILL CALL AGA! '
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r WANITS TO SEE YOD URGEN"r
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RETURNED YOUP r"'
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i-YJrt3il OlicCe ilrOclull
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R~CElVED •
~-ES o 71985
K~.~;~, f.~~l' h~,~ ~,i ~ 4,N ~~r ~ A ~<<►r~ SPOKANE COUNTY EI~GINEER
k~~~ N~h: Ba~lnen Road
u,~'i'~ _February 5, 1985 - - - - . - - - - - - _ . ~~;~~~1. C. N~._ _ ZE_ - 106 = - 84 - - - - - ~
~~~:ur.k~~ ~~rA~r Esku~ t.~:~i~ Nr►. N/A ~ - • . . . - - - - - -
. _ - - .
~kUJ~;c; l~ ~I' l'i'l.l~: PRUJECT LIMITS , -
~:X1S'T1Nu (:UN1~ l 1' l~►c~5 : ~RUPOS~U IMPROVEMENT;
KOAU WtOTH 45 feet 50 feet
Rc)AD SUlt~'Ac;r: _ . A rflXima + - - - ~.Q f~.er ~ w__._ ~ _ ~ 3~. f~~t___ - - ~ ..rr l ~-7
AVC~. DAILY TK~N'(~ [C ,
(;urr~nt + ~ ~ Design Year
~'KUJ~(:'r U~SI;K lk'T1UN_ __CO11StL~UC~l0i1 oi S~~O..,~c~.,f~_~~,1~I~~1~, { ' "
at the~ N . E . co~~ner _ o f Spra~ue _ ~ _Bannen _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ~
UESCR I t~TIUN c~h' STAN~AkU 1NVULV~U _ 6(~'_ R. 0~1. _ iQ~ _~9~e~,iaLDeyelnpe,~t._ -
PkOPOSED D~;S I~N DEVIATION ~ Maximum R.O.W. 50' throu~h a dedication af ~y
. along the East side oF _Bannen Road._ _ _ _ _
JUSTIN'ICATION l. )_Bannen cioes not go_ through at ValleywaY._
_ _2 . ~ - -It ,is cioubtfu~ CQ~~~~ial_De~1o~m~nt ~i11..exteud
_ - - ~1~1~~~1 0~ th1S_ DEy~Q~Il1~S1~~
3. ~ The maj or a~c~,ss_ ~Q_ this.~xop~~ is frr~ 5~~~. V~~~e~,
~
~ - _ J
~ _
, _ ~
_ - - ,
' c et~rua 5 1985 ~;~~1~~~~i t t~d tiy - - - -
ob~rt A. Bonuccelli Date
~ r~ f~ F~ k F_~~t►M~11~:N U~ 1 I~►~ ~ .
,
yl s. Pp~ o~ o s ~9.L ~ ~ L li _E N~ R_ _R~0 . _ ~?iV _ _ .~'1 r9RC . 7 ~ ~ ~ - - ~ . - - . . . -
STi4N~D~~PI~ _ r ~R ~ ~1 .Z~~ ls - - i9 - y.~'. . C~1 ~ 7~0 . . C' _ - - • - - - - . . . c~ ~ s _ _ s~~ ~'1 ~ ~ . . . . _6 s~Q~ ~ _A~!~ s_ _ ~~0.~ _ ~ . _~Q T ~4 _ _ - -
r,~ o I! ~ ~n1 ~ `r' . , ~ . s.~ ~ ~ . . 'C ~ l S - - - ~ ~4~1 t ~ . _ ~ : - - ~N~ - . . . _ rc. _ .D ~ _ . . .
~?"t~ _ ~ K_ F ~ . S ~ ~r~ ~ - - - - ~9 N. _ _ - _ .u~' ? ~ _ ~ ~ i4 ~ ~ ~ ~ ~ - - ~
! S E C ~A ~C. ~ N S.S y'
A~~~rc~v~~J Not Appr~v~d ~ ~ ~ , ~ ~
~ . . - ~ - - - - - - - - - - - 5E~ t ion E~~~ineer D~te
G~ ~ / - ' -
~ D ~t O~ WQ w~ G' c}-~'" ~E~Z~~CG~~~'' _-_-~?e.~__,~- - ~ _ r
/ _ ~ ~ , .__.A~ptJ.~~4 --t- ~ .
- - . . _ ~ . . ~ . ~ - ~ ~ ' ~ ~ ` t~ ~ . N
~ . Approvrd Not Appr~,v~~~i r '
~ - - - - ~ ~ "'i - -
~ ~ Traffic E neer D~te ~
. ~ ~ t .
_ ~ , ~ _ _
~ _
~ ~
~ Approved Not Approved ~ ~ ~ ~ ~ ~ _
~ ~ M~~ fl f ce' ngineer 1 D~te
~ ~ ' ,-y-,. ~ c: ~ ~~J r~' i / '~'}'r''',~~g ~Z,~ ~ _ ~.J_ _-:_._.-C~-- ...a~ ~.~_S~ .
~ w ~ ~~~~1 s ~ ~ ~ - ~ n~ r a ~ . ~ ~ ,
- - - - . - - - - ~ - - - A
~ Approved Not Appro~~ed '
~ {,~a , ~A ~ ~ ~ ~S . .
, Div sion Engineer Date
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_ _ ~ _ - ~ - -
- , ~ - ~ _ _ - ~ - , - ~ _ - _
_ ~ . _ - - - -
_ _ ~ _ _ _ _ _ . . ~ ~
.
tlpprovt~d Nut A~~~~r,~~►~~~i _ _ ~ - - - ~ C~u in er Date
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