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ZE-0001A-71 . ~ RECEVED SPOKAtiE COLTNTi HEARING EY-ki'vIItNER APR 20 2000 SPOKANE COUMY EHGINEER RE Chin~,~e ot Conditibns in the exlstiny J FINDINGS OF FAC'T UIb1n Residential-?`? (UR Zone 1 CONCi_bSIOiNS OF LAtiV, Applicant Paul JAllison and Ewina \1 1 -k1ID DECISIOti N1 tcl.en ~ Filt- vo ZE lA al ► I SUtiItiIARY OF PROPOSAL AND DECISIfliN Pronosal Application for a chanae of conditions to 1 197:) rczone of approtiimateiv 24 000 syuare ieet uf land for the development ot ofiices in the etistina Urban ReSidellzial (UR r_one Decision Approved subJect to conciihons 11 BACkGRO[.IND/FINDINGS OF FACT -k Genei zl lnformation -kpplicant Paul 1 Allison Randall ana Daizsl.in P S 601 'W RiN ersLde Ax eiIue Suite 1500 Spol.,ine WA 99201 and Ewin~ y( Viicl~en Gl 16 ~ortl~ C Street Spokane A 99?(~S ~ P1 opeit-t C)vner Ronald A anr] Linda J Sahnov, P 0 Bo\ 111188 Spol.ane bN A 9921 Site Loca[ion Generall% Iocated flon-, tli,- nnrt}i stde oI Bro-ic.lwa) Axenue approvmately IDO \\ctii ol Ella Road in the W %a 0FSLc.tI0+1 1S To\Nm-hip 25N Ran~e=~-~ Eti1~~1 I-e; il Deseription Portion of Assessor s ta\ paircel no 4-)l82 9145 as more particularl~ dcsciibed in thO P1I1C0 NZk\ Leizal suhi»tttecl b\. Simpson Enuineers InG on 12 999 in Pl inniiiu File \o ZE 1A-71 e\cept foi the t< <sterly 149 2 teet thereof that colnpris-es rkssc.ssor s ti\ p ircel no -4518? 9144 7onang L,rbaii Pesidential-22 (UR zon, Such zonIil` is subject Co the eonditions oF rippiot,fl o( the rezone ipproved on D hl CaLintI, PI1f111111g F11e N0 ZE-1 71 Tile sitr is llso lcacatrd inside the 1\qulfer Sensiti\e Aiea (\S,\) Okeill, zune and the Public Transportation Bc.nelit Act- i dcsivnatecl b~ the C01.11101 Z01110~- CIOLIe Compi et3cnsiti ePl.in I.>rban cate uoi,, TiIL propcrt~ 1S 1ISn CieSiuI11LCd 1i1S1de the -~S A tilE P1 101 lIN Sc.\t ez Scr-\ icc area antl tilt- Urb in f mPac.l -\rra LILs1`11 tte.l hV the P( tn IUG-k ThL site ts lOcItCLi liiSiLit tht t«tLrii>> urban gro\\ th ire i Uuuildtlries desi`natecl b~ the Count\ l)tiistt tilt to tl}e Stnie Gro\VtlI iv1 in t`CI111.11[ r1cL H EFi»(iinLa COnclusions tt1id Dc,c-ision ZL 1\-01 P~_,. 1 ~ d ~ Errvironnnenatal ~~~~ew A D€.t~'~'T~I1f1TIat1Q1I1 df NoIfSignllll-cance was iSSLIer~ the Countti ~ Divisiojii of P1a~inlng for the application oniMarch 'iIi 2000 ' Site Dgsteription TI°ie ~site is 24 ~O 16 sp~~lare feet zn size irreLpular it~ ~~~~d fl, at in ~toppgraphy Tl-ie ppopdftv is undeveloAped e~ce_-pR ror some i~~isTiaicr RennYeter fencti-iu: Surraundin~ Co~aditions ~3~-o ~d w ay ~~,,en~~e adj ~.c en~cf tv t h e ~qe i s t~ e~ign~ted as ~i Pin nci ~a a l Nrteri a I b~;~ t4ze Coun ty Artenaf RQad P Itari rz~ap s S ucyh, ra~~ ~~~pravedi to 4 lan es zn t~h e ,va~inity lias caub and ~~ldewa1k Qn bot~ s-ides and ~trE-et ~icyhCi~~~~~oni e the south sifde El1a Road rs Qo ns0 Gred a Ldda I Ac c ess ~ro- ad, and ~i as curb ;and t id e' Ma Ilk ~~~n a. i ts east si de aiin tqsta te 9Q+ais I aca-ted approk i m'atqly 6ne thi rd m~~d h, orth b fi tilit si te P~~k Rd-ad vv~~~it o fdt 1i-e sirte j s desi gnated is a Pnntipa1 Arvenal and Vfsta Raad to the east is,des11,ggikit~d asa ColIector Arteria.~~ Ar~~d p roi e cI i9~~ c ub~ ~lil ti N ILi ndenN, ay t~o Nvi d eii the 1°9 0 .~~~~N av ito 6 Ian~~~ i n tli c v iei nTt~~ fin & to c6 n~trLict a fr~~~~~4v a~~rp as s fo r Park Ro ad o\~ er t~~e frie-e,~va y Tihe Mite i(s bord-crftl directly caii t1~e west ~~v Assessor'~ tLx parcei, nQ 4,51,82 9144 a 17 lr-) 8°sqti ire _Cogt ParceI zqt-ieci UR ?2 t1~~~ extends betvvecn the site aiid tlia R~ad Such parce-l ~~~vned by the ovner of r'he current site ~ana'is inipraved with a silliale story 3 -646 syuar6 f6ot Qffice buidld'~niv ythat, sen\,es as a contractot s oi fice- The 1and ly1na northr of tPhe s,ite'ls zaned CFjR- ?2 a3id is devel'o,ped witta several, apar-tment bui1diriR,gs A 1 4 ac~~ parcel zoned UR,3 a atici de-velope-d far a gingle fdmft,~ r6srdense is 1~~~~ed directi1y cast ol tl~t sj~~~~ect prop~~v The band I~~~~~~~~~,~~.t,of 9 Lt~h 1)arc e i c o nsi sts o f fn o re I azid to r-fed Urj~ an d ddueI oped far apai tni ents and a 4 acre parG c U zo ne d I.~ 3 ~s"'an d, d'e v c lop cdE wift h a s tn ri'le-faniu l~ re sidence T11e la;aid. IN ir~g yvGst o F th~ sae aiid ~E 11e Rr~ad a£on ~ th~ r~orilip sI ~i e af Broadv, a~,i,1 I s cufr-rentlm be-ii-~g cidared for futui°e de,-VCl6p0!enL ;uc,h ~Iarid ix~ o,,kRned by WAdst VHaisicy Schootl Distf-i-ct aftid is app&qnt~~ b ti na rdev el aped i nr c o nj u~~c rii qp w i th the p~ujb lxc m i(dd`le tc h~~I wthsc5h iies d¢irectly tfQ t~~~e Qonrh, oft laxitl zoned UR-33 D SLtch ftitLire deN elopn-tepts'ite iricl-Lides a 2 acre par~~~ ~ocaled at, vhje north!NN est comer fl,l the Z+n, tersecfion a~~~~~ ~ead and Braadw a~~ ~v-q-que V\ lirclti ~.~--as rezaiied to the UR°22 zone fnt 1990 far de,\ elapment of offtie~~ See de-cisron dated 2 D -0 0 mi ~~~~e Nle ZE 12 90 Thd lifture~d'~v elopnnbn I si le~ a lso 1nclLidfes G~ ~~i d e stri p io F UgR-3 5 za~~iag '1~~~~ adj 4c ent to suc h pa rce 1 it~ ~~~e w csit a nd a ? ac rp p }i~c1! 11 zo i~ed UR 222 lvx~~ imimedkirar~~~y Wes~ Of SLICh 3 zon~ng- SLach ? acre parcel w-eis re-7aned to the Residentt~l C) f lict C~~~ i n 11979 fQr, dae devN~pTutnt ~~o Lrce-s under rh~ r~~~~ e,,pired Cwant\, Zen i~1~ Ozdiiittii-at e Stich RIO z_6ntn,,g was rc-dges~~~~~cd Lv tife L~~R 22 r,ajirte iin 190I ~LM&Ianlt to tilc prour~~~~ tgr ILngllemen~L the Cazrntv Zonin~~ ~~~de See dectsiondated 7 19 79 in Pil~~ ~Na 4F 66 79 ~ Obj cc~ ~i 0'pervy i s zo iie d iJog 3 b an~ id-ev e Iqped~ I tll siinu i~~~ T1le 1 111d1 1N iriLT saUth oF s farn i lv h q ni es o n \ a~ra7o us s~~ed lp is c,\ gp 1) t t0r a b (5n -co iT..fo rr~~in u insuraai ce of#ice,Iocate~ ~thtej s0 Lztli c i st co rnc r t) F t h L itii tesceti~~~ o f B r~ ~N, a n d E 11 a ~ r~~~~ilhar -0 r it 1~`t lib ni e.s 1\ in~ o nft, B 1ocld fiv t C~ t h c sO~LIt h "an d Nv c-SI r.lpp t. i I" to t)c 1n~ e~ ~ f d~c I1i E~e Vi LIEr L 11 C I t{~ t h e so tlj01 6~.5t o t F11iti ~~fo i~iv t~~c f~~rtii~j s i d e o f A I k i Raati st_ ~"~a Tic re s ELc t i I ~.s rezo ne~-fo tro t h c Ur~~~~~ Residuntpa1 12 {'UP, 12) ~onerhy t4he ~~~~~iniiner i~n ~1 91-1) ~ Ir~~ dien, clopi~~~~L &f`.4` sit~gl~ ~~~rm'iv lioiiiQs Sc~edecisinn d~~~~ed 9 9497 in, FilL N~ ZE-~ 1 97 &n,-Tlic-F~i~~ijlv ~~~idar~CtS' ir'~ 101.E116 ~iom-ptl~e gqah sf~~ ~~f ll-ia'a~~~~ iv ~Nt'St~~fU1tRoa(j ~~~d adong'Lath si~es o~' Ellr,~ R0~~d s,~~.~t~~ ~~f B~-~ezdvk IN, Tlqc S011t~°~\~~est LOr c.,~~r sr~ ~ ~ ~ ~~~~ings C'oi4cltisibns~°iiid~DLe~isior~ ZE-- i A 71 p I ~ Ella is rezoned i n 19 8 -3 ) to the RO zone far the de,. elopment of off ces under the ~o unty Zanin,~! C)rdriiance 5uch zaninu ,vas re desi~nated to the L]R ?2 zone in 1991 pursuan[ to the ProLyr-irn to lniplenzent the Countv Zoninc, Code Se~ decisian irl File NQ ZE 13 The land Iviiia idjacezit tO sLieh zanina is zoned UR Fur-ther to the west is a LTR ?2 zoiie on land %vhich was rezoned in 1984 to the RD 7one Linder the CQUnty Zonrnc, Ordinance for ttie development of offices See decision dafied 12 13 84 in File No ZE ?a 84 A 14 icre parcel zoned UR 7 and dev eloped aN ith a xizanutaGtured (mobale) home park is fOLiFid soLitll Qf tile UR D zoning laeated alonLi the sauth side af Braadtivav AN, enLLe «est Of Ella Road Some laght indListrial uses on land zoned Lighz Indiistriai (12) are found west and snuth af the UR 7zor1e ~ ANeighborhoad BLisiness (B 1) zone develaped ,vith a canvenierrce store is ioc,ited It tile soLItIleast carner af the intersectian of Braadwav and Park Road to the N"est Zor~~n-u Historv of Site The s1te was tnitially part of an 8 acre parcel lying west iiorth and northeaste rlv ot the cLirrent si te Such parcel as rezoned to the `Mu lti ple F amily 5Lib urb an (ViFS) zone of the novv expit'ed Courity ZoninLi Ordinance in 197-) for the purpase of developing i d7v c eiiter care and playgrQUnd on tli e currenr site and the current ownei s adJacent ow nersliip ta tiie est it~~ ~6 Llnrt apartni ent co mplex on th e remainder 0 f such parce l V ario Lis c.onthtions ~r ere iiiipased on sLich approval includinv cQnditiQn #4 `vhich reqtizred [11at the 8 acr~ p-ircel be deveiape(i iri sub~tantial conformance v, ith the appraved site plaii Inc1Lid~n(z that not nzore tlia~~ 6:) apartment units be bLiilt on the parcel that stnictiires on the parcel perrmeter iioC exceed one story tn height and t11at townhOLISe units rvithln the parcel intenor not exceed ? SCUCIeS lIl he1 2ht 5ee Board o f Countv CommBSSiontrs decisian d~~ed 7) Zn FiIe N0 2E 1 t 71 In 1978 tli e p-ircel Ivinu cl i rect ly w est o f tti e c Lirrent site w as rezotzed to t lie Resrden ti al 0 F'ficc (RO) zone for tiie de` elopment of a si n 2Ie stor-'. ) 175 sqiiare foot ofFce bLI] ldin; A bLi1 ldi~~~ pET`i31iI N1a5 15SL1ed PI1 1987 for caiistn.ictiori ot sLich offce bLilldiiic, 5~e decisiorz dated 8 1 1S l11 Fllt No ZE 24 78 E f fectia e 1anuary 1 199 l tli e zDizrncy af iliL s rtc th(. adj acent o1vnershi p to [h e est and the t eiii iin&z ot the 8 icre pa] ccI de% e1oped for iz1Lilti tanZi ly residetices to tile nortli %N as re &sit_n ited to the U R?? Zone LiIxder the ProLiran1 to Implement the 5pol.ane Cotint I Zanin~,~ C Qd(- The PrQ!zram to Impiement was part at a eotiint~ %vide erfar-t to conNert the old zones of the Zoriiri(i Ordiiiance to the new ZOlle5 Of tllC COUnt~ Zaniii~ Code usira« t~~e CQnipre hensiVe P1,111 the Qlci zom, ancl ather t ictors as ~~Wzde s a coTid i t i o n o f tIl e 11etiv 7an ing the Pro araiii to Inzp leaii ent speei~'ic I I 1v presen ed atiy c orici itioiis o f ipprav i1 aiid site p lann in~ ir~iposed tliroLi~h i previ ous rezor~e c~f i recl issif ie~i 111 01)Ct tV to t1le C,tcnt sLicII coridi tions ex e more speclFic ar stncter tliai1 thc de% elopment st inci 1Y cts o t the 1~~« roiie Thc {CoLili ty ippends the old rezont fI le 11tImber at~~ ~~~bol ( C) nL.\t to tiic nc\~ rot~z! dcsi«natioil oI7 thc official zosiiiiLi ni ip lor each site affec[ed b-" sLich old 1~'Ione cotiCiitlalls Sce CoLInty R.esolLitloci No 8) 0{)00 Ptogr-im to Impleiiierlt p ~ [`Olatr IctL171 Coiiditions p 9 Cr os,, avtr Sc}icdLI(e 11 Irld p 10 toatlIOte De~ca ~~~~on o# ~urrent Pr'ojcct d lZC, ippfiC 1t10t7 toC i. ~.h inge of conditFOtis seeks to dc.lere co t7ci ftio n w-' o f t;ii- 19 7:) rezQiit. i iiiposed i n Fi 1c N o Z F 1 il to allow ex~-insioii aiito LrIr- cLl I I t..11t ~itt.. 0 # tl~~ t \ c~,tl 11 y 0 ff1c- tl,,e lOcitCd orl thL cLirrcrIt a~sM- i ~-idj aceiit p irce i t~ ~~i r- rN Lst HE Fiildin_s ~~~ic[Lisiaris °ind Dt-cisioii ZE I 71 ~ ~L ~ 3 ~ ~ throu~h aLinitied site plan The site plsn of record submitted oii 120 00 tllustrates a 1 596 square toot zddition to the evsting bLillding on the parcel loc ited to tlle xAest wit11 apprommateh. t~,vo thicds of such addition e\tending onto the cun-ent site Such buiidin~ ~voLild Il~ve a l» lXii»uiI1 heivht of 19 feet The site plan also illustrates a second otfice building of 348D square feet located in the easterlv portion qf the current site also xvIth a 111-1\imum hei(yht ot 19 teet The site plan illustrates the planned installation of a ne« 6 foot high siyht obscunn-2 feTice alonvJ the elterior perimeter of t;ie site Tlle tiR 22 zone requires a 6 toot hiJ11 si,ht~ obscuriily screen onlv alonU the east boundsrv of the site here it is adjacent to L R 3 D zoninv ZoninU Code 14 622) 365 The site pian appears to illustrate 20 teet of Type I landscapina alonQ the front-iye of tlle site with Broad\i av Avenue and D feet of T\pe I l-indscapincy along tlle east boundir% of t11z ~,itz adjacent to UR 3 zoninu as reyuired b\ Zoning Code 14 806 040 The site plan illustrates the proposed office eYpansion an(i ne« otfice buildinv on the site setb icl. teet trom the centerline of Broadway equal to a distance of 27 feet troni the evsting propert\ line County EnaineennLy and County Plannine requested that a tuture acqulsition lrea tor road nvht ot k~av of 22 5 feet be established trom the evsting propertv line uf the site Count% PlanninU rc,quested that building setbacl.s for the site be measured from the futuie icqulsitioil area lme whic.h \\oLild require that the proposed buildinas be placed 7~ feet from the ce►iterline of Broadw ly 4~ enue eyual to a distance of 47 D ftet from the evsting propertN line B ProceduralInformation Applic,ible Zoning Regulations Spol.ane Countv Zonin~ Code Chapters 1-~ 402 1-~ 50-~ 14 622 14 806 and 14 810 Site N isit April 17 2000 He lrin; Date and Location April 19 2000 Spol.ane Count,. Punlic `borl.s BtiildinQ Lo\\er Le\el Comillissioners Assemblv Room 1026 est Bi oad« a\ Spol.ane N% rotices M-iiled Maich ?S 2000 bv lpplicant Posted April l ?()OU bv ipplic lnt PLiblished Vlarch 31 2000 bv Countv Coiiipliailce ThL le~al c,.c~tiirenle,its for pLiblic notice liaN e been met Heirm~ Pi ocedure Pursuant to Countv Resolution IN'os 96 0171 ind 96 029-it TestimonN F1 1i1C1m. 5h l\\ Scott Engelli ird D«,sioii of P11nnii1~j, Di~,ision ofi E1121necrintz 1026 ~A «t Bi o zd« a\ 1026 V/c,st Bro iLk\ 1ti ~ 5pok lnt- 99260 0240 Spol.ant `ti A 09260 P iul ~IliS~n 00~ W~-st Ri%ersici-- ati enUe HE Fmdw~;5 CoIILltisions znct Dccisioi ZE 1A 71 Pa(e s t'" '~'t~ K"1~ ~ 1f' R'••"; F 1 Spokane ~V A 99?01 Items Noticed Spokane Count~ Generalized Conlprehtnsi\ z Plan Countv Zonina Code CoLinty Code County Standards for Road and Se%t er Constnlction and County Guidelines for StornlNvater Ylanagement County -~rterial Road Plan maps aild Countv official zonin, maps for vIcIi11ty ot site County Resolution \os 99 0261 (re% isinv Road Standards) 97 0874 (rzvis~n~ inteiim ieL'ulation5 for Countv IUG A.0 97 032 1(adoptin` intenm revulations For County IUGAs) 1)6 0294 (Heanna E\aminer Rules of Procedure) 96 0171 (Heanni-z Examiner O1 dinznce) and S-) 0900 (adoptin° ZGI1111v C ode -ind Proy?I"aI11 i0 II11pIEll1CIlI ZOIli11v Code) Final Iznd use decisions referenced in this decision and in Stzff Report Items in Record Tlle record includes Plantliny Filt tios ZF 1 71 aiid ZE 1A 71 the slte plan of record and staff report in File No ZE 24 78 the items tal.en notice uf b\~ the Eraminer the electroilic iecordin` of the 4 19 00 public hearinc, anci the documents submitted at the public hearinu III FI\jDINGS OF FACT & C0NCLUSIO\S OF LAW/ LJkND USE ANALYSIS A Aporo\ i1 crlLeriz The Countti Heanncy F\aminer Ordin-ince authorizes the HeZrlnv E\aminer to gi ant deny or 2rlnt N\ lth sLich conditions modifications and restnctions as the E\aminer tinds necessarv to rn-il.e 1la11d Lise application compatible «ith the Spokane CoUnt% Generalized Coiiiprehensi-ve Plan znd de,. elopment regulations See Countv ResolutIon No 96 0171 Attachment A paragraphs 7(d) and section 1 1 De% eiopment reyulatlons include NN ithout limitation the County Zoilinv Code the State Fnvironmental Policv Act (SEP and the County s Local En\ ironmzntal Ordmance (chapter l 1 10 of Spol.ane Countv Code) Tht Count% ZOI1111sa Code reftrences chan`e of coriditions applications but does not cst lblish speci fic criteria for -ipproving such applicztioiis ZOIlII1`, Code 14 J04 040 Ceq1111eS tI1 3T ln lpplre ition for any significant chanue to the site dt-% elopment plzn lpproved for 1 pnor re70ne or to chanLye t}1e conditions of znpTO\ ai inlpostd on i prior rezone be approx ed by t}ie H~- lrin~ Bodv follo%tin~ a public hearin~ Zonin, Cocie 14 -~0? 120 retzrencts chan`e of c,onditlon applicztions reiated to a pnor rt-zoile Siiice 1 chan,e ot condittons ippiic ition modf fies i pnor rezone actton the cnten I. for lpplovin.1 Z iezone is 2enerally applicablL Section 1-; 402 02() of the Zoning Code Iuthorizes imendments to thz Code based on lnv onc. of si\ (6) ~,,rounds %',ithout ditferentiztin2 bemeen 1111t11d111t11tS t0 CIIZ ZOI11I1g te\t Of t}le COCiC c1Ild lillCI1dI1lei1tS 10 Illc Off1C! 11 70111112 111 1p ZOIl1I1`? Codc. 14 402 020(1 )'ILlthorizes the Cocic to he qnieiided if it is COIlSISltilf %t lI}1 tllt (.0111p1~I1~I1~tVC P1an ir1d is not (lcti ime»t i] to tllc punlic \tielti►e Zonin<I CoclL 14 402 02 0(2) iuihOr»es 1 C ode lmenclmc,nt N,% ht-re [C]II lllve5 iIl LCO110I171C technolo2ical or I lnti usL c.0nc.lit10ns llls occurrecl to v, lri 111C 1110(.IIfICit10f1 Ot C}115 COdC. These aiz the 111ost i ele\ lilt c.i iterl i tor constdtr Ition ol a c.li tn`Te of contlltiolls ipplIcation Z o1l i I1 _ Couz 14 10() 101 st ites th lt Codc, p► oN isions s1ial l bc intLmt ett d tu c irr~ out ind 1iilpIt111c.ilt Illc pw-posL ind inteiit of thc, Comprehcnsi% c Pl In ana thc. L'enet 11 t)l lns tor phvsic 11 ~ { IC Finc.iill`s COI1CIllSlOl1S uic1 Dccision ZF 1~ J 1 P1Ue ~ development adopted by the Boara of Countv Commissioners Zonin-2 Code 14 100 106 states that wheil the Zoning Codz conflict~ with the Comprehensive Plan or other adopted plans and ieuulztions oFthe CountY or other r--?ulatorv acyencies the more restncttve provisions shall govern to the e\tent legalk pernzisslble and the ZoninQ Code provtsions will be met as a illtlllillLllll Tlle Comprehensive Plan ltsel indlcates that it should be used as a reterence source and 1-Tu1de foi makin`T land use decisions See Comprehensive Plan p? The decisioll ;uidelines set torth i11 the respective s~ctiotls or the Plan are to be used as a Quide to deterrnine «hether or not 1 particu;ar proposal should be approved conditioned or denied I11 COIlS1deI"1I1g a rezone application Washington case la" generally provtdes tllat (1) there is no presLiiziption in favor ot the rezone (2) the applicant for the rezone must pro-% e tiiat conditions ll-IVe substantialk chanUed in the area since the last ZoninQ of the propertv and (3) the rcLOne proposal mtIst bear a sLlbstantial relat,onship to tlie public health safetv or v, eltare Pui krr(lge i Seccttle 98 «n ?ci 4-,)'462 (1978) and Bjcrj nsori i KIlSC1p COt11111. 7S Wn -~pp 840 (199>) Genet zl co►Itorniance «ith a comprehenst%e plan is usuall~ required before a rezone can be dppr0\ el ClClze115 fiO/ Il~IOlfil! I L'1 /1011 1C1l1 Of IVIDllill fl21 JIOll 13 ?«j/1 ?cl 861 Si-) (1997) Ccrtltccci t 1 SllOI10111ISI1 Corriin 96 « n?a 201 21 1 12 (1981) Some cases have dispensed witll tlle chanzed ctrcLimstances requlremeilt M1ere the rezone closek implemented the policies of the Loilnprehznsi\ e p1ai1 BjCl111SU11 1 hIISCl17 COIUll1 S11pYC1 5C111G Olli Rlll ClI EIlV11011111e111 V S/lOIlO/1115I1 Cocc,rri 99 Wn ?d ')G ~~%U ')71 (1953) and Tlrgit ell i h.'rrtrtcrs Cocrirrl 90 Wn App 1 8 951 P ?ci 272 (1999) W isilington case la« lndic~tes t}i it k~ here a comprehensi% e plan contlicts ti~ ith zonin~ re' lll 1t10I1S the provisions ot the zonin~,T code «ill usuallv pre\ ail See iVcver Iiueirse, v Piei ce C oiriiti 1-14 Wn ?d 26 43 (1994) anc.i C vtrgaj AlIt Assocs 1 I1111Q Coiurtl 1 1 1~N tl ?d 742 755- D7 (198S) ind ~N algCllCllll Bi os 1 CO1111111SS1O11C'IS lOS Wn ?d 477 4S0 (1957) A chai}ve ot condltions is not a re,coile br-caLise it does not chan`e tfle actual zone of the pi opec-tv Ho%\ eN er a chanUe ot conditions applic ition mav siUnificantly aftect condinons of appro\ il is well as the permittzd uses location of buildinUs landscapin(y condttions of approv il 111d oCtIeI fe 1tllCeS lil `L S1tE dZ~ tlOpRleIIC pi 111 appCON ed lil COI1Jl1nCtlOil N% ltll d pI'lOi' CeZOI1e A ch in(yed conciition applicatiori mi,~ he lusti tieci bv the same chanQes that supported the onvinal rezone is niodi tied or supplemtntzd bv more recent chanj~,s that haN e occurred tn the area B Tlie nloDosed Lh inLe of co11d1110ns is conciltIonLd he irs 15ubstqnti 11 rel itionshin to and ill siot h~- tk-tl 1I11~-Ilt il IO Itlc nubllc }IL ilt1l SilLtv lnd utner il «elf-ire Uenet i1k CJIlf01"1115 tN ltll th,- (-onimthensi\z PI in lnd coi»ul Ie5 %\Ith t}lc. Snol.ane C ount~ ZoninU Cocie liid otlier molic lhlz de\ tioument reLuIa11o115 HC Fi►1dln,s CuilclusloiIs "iI1Ci D~-CI-,I(?l1 1E l\ -j P~~(Jt 6 "'ti1RFLi'4ww'1 ~°"lr.v-smsr-rF-. ~ 1 Avuhczble Comnrehensive Plan policies Thz site aiid the land lying, north ).t est and east ot the sit-. is desivnated in the Urban c itevoi ~ of the Comprehensive Plan The lara lyinQ ~,outhvve'L of the subject propemt south of B►oid« l\ aiid «est of Ella Road is deslvnated in the Industn,I cateszoi-v The Staff Report submitted by thE Division of Plannmg found the application to oe in venera] contormance \N rth tht Urb in catevor` of the ComprehensiN e Plan Thz Urb in c ltegory is intended to pro\ ide the opnortu1110 tor a citylil.e en\ ironment Il1CIL1CI 1I1-1 i\ ariet~ of land uses ser\ ed bv a}ziUh le\ e! ot public tacilities aiid services It is pIllll'111I% I. 1CS1CieI1[11I Cate(zorv oFsinUle familv t«o ramil-V 11, llltifa11111y al1d C011dOn1lTllllIll bulld>»_s ilomJ ith neighborhood commercial li(zht industrlal aiid public aiid recreational facilitics ThL Lrban categorv recommends ~ resieiential densiL (net) range ot 1 to 17 Linits per acre C omprehensi\ e Pl in Section 1 The Urbzn categorv states that the more intensi\ e uses such as light industrial and neicyhborhood commercial shoulci be located near the heavilv ~r,,-\ eled streets with the less mteilsi\ e u13es sLich as residenti 11 isolated from the iioise aiid tr-,,tric Vlajor coilimercial tlses ht i~ v industrial u~,es mininU and intensi% e farniiny uses are noL coiisidzred comp-itible xvithin 'i e is o f tlle count\ designated Urban Libsn de~ elopment is recoiiimended in areas ha\ inv adeauate po« er supplies «ater s 1nitarN ii1d stonll se%t ers ind scllool and fire sen ices provlced t}Ze ot}Zer policies of the [Jrban c'Itc.2or\ are nlet Comprelzensive Plan Decision Guideliile 1 1 I Side~\ alk facilities are rtcorIInl~-Tzdeci alonu artenals connectinv residential areas «ith community facilities andlor commercial areas Decision Gwdeline 1') 3) Paved streets strtet liUhts underLjround litilities iild public se~tier -ire stronglv encouraged in such catevorv Decision GLiideliiies 1~ 3 l~ 3 1') 4 1~ ~ The Urb ui cateaory recommends that I ind use pronosals identify znd mitivate shUnific ii1t Id\erse imp lcts on e\istInL..1 uulities ind ttaTiic svsLe'I1s anci confornl to -ipplicable pl lns policiLs ului reUulations adoptecl for such f lcilities Dec,.,,on GuidelinL 1 6 1 Th~- L.lIb 111 CaIc,t-joiv discouI igeS CeSIdeIlilal al"c 1S ltl Ilt~?h oise irca5 S11CI1 1S lIl tllE \ 1C1Il1Cy ol airpors rlilroids ind f1ee%\ avs Objecti\ e 1 D d Decision G«icieliile 1) G The L~rban c ltevor\ recoi»mends that bufferino, and/or landscapiny be usea to miti,ate the diftercnces betwcLn proposecl cie\elopments lI1d EMSllllv usc.s Decision Giildr.lines 1 D 1 and 1D 2-Ind Objecii< < l D -i Tlle strLicture h(.ight ind architectural ch iract~r ot a proposai relatiN e to t11at in thc sui I outldinLi neiC711bor1looci are to be coiisiderEd in ueternliliinv hetlier the proposal «ill Ci1 111uc tll~- EmstHn~T I IIICI IISe Cfl li 1C,ICi" 111 L 11tUdm c. nmnncr S-- Objecti'ves l e Decision GuiCiLlIclz l 8 ~ FIIe T[ lilSPOi IdL1011 SLCllOI1 OI 1I1: C0111pl"eI1c11Six e PI 111 CoIlIa111S Ille COll11tV Artrri il Ro lci Plan (ARP) iilci \ arious polIcIes for de.\ elopiiient of lind usLs uion« public io ids CU111pILI1~-[151\E PI lIl ~)ection 21 Such pulicies iie II1lpIt111C11i:2d primarily throu~h chZpter 9 11 ot thc, Coutitv Coae and tllL Countv SLlnd ircis loi Roid -ind Se er Coiistruction adopted bv the C uunt\ Tlle ARP est lhlisllLs i cit-sii ecl ri~~IIC 0f 1% lcitli of 1 1if~ f-et tor Prineip il -~rLell Ils IIICi io.ot iIl1C1lCI5 Ihat S[i'l1C[lliPS 11011(4 suciI lrterials bc. sct t-1 Ic-\ h lL Ist ~D feet froni tllz tiLi}1t of 1k h E Fincli i Ts COl1C ALlSI0i15 iiicl Do-iSion ZE 1\- P 1i ~ Y The ARP t"eCOt11I11EI1dS tlldt I"ILjht of way «idth be acquired -ilona, County irterials consistent wit11 tlle tlill idtli recommendeci bv the ARP e\ ei1 thot1211 l(.tllal COI1StI L1CC(Oil V1tll lil the ri`ht ot v, -i\ in-i,, be accomplished in phases over time SL1CI1 1CqL11S1C10I1 OF Ilght or %t av is to be accomplished through methods such as dedication imposinU conditions of Zpproval purchase and oCher means LOI1u teI'I11 1T7]plen7ei1[ZIIOn of SUC}1 rlght of \t av acquisitlon policy is to be Yuilitzted le(2allv throu2h adoption of official road maps by the Countv with short ternl implementatloil iccomplishzd throuUh acioption bv tlle Countv legiSlam e alltll0IltV Of lIlI1U3I Si\ Yeli Ro id Pro Jrams Compreheiisj~ e Plan p?3S 240 24-- ind 2D1 Decistoii Guidzliile ? 1 1 3 recommends that the ie\ ie« oF 1 ind usc, proposals inclUde pro\ isioiis tor the e\tensions alivnments and adequ ite nght of « iv ac.qLiisltion for desiynated Zrterials Decision Guideline ? 1 1 7 states that proposed dex elopnient should bc required to dedicate needed ri2l1t of « a% or to ~i iden ur assist in \t ideninQ emstinv transportZtion tacilities WIth such propos lls conforn mg to established road des»n criteria inci official mips Decision GLudeline ? 1 1S recommends that structures along arterials be set back froni the ro ld r~ght of %vaY 1S IIiC~1C 1CZC~ li1 I~1e ARP classificatlons Decislon Guideline 21 1 1~ v ? Consistenc,, ot proiect k\ ith Comprehensive Pl ln and develapment ie2ulltions The site is ctmentk zoned Urban Residential (UR 22) Suc}7 7oninzu, is stibject Lo tlle iezone conciitions iniposecl bv the CoLillty Heanng E\aminer Comiiiittee ii1 File No ZE 1 71 to the e\tent sLich coiiditions are more restricM e or spcc, ic tha11 t21e restrictions and dt~ elopment st iizdards of the LR 22) zone Sc,e Countv Reso1ut1ot1 \o SD 0900 Pro`ram to Inipleclient the SpOk`illt COLlilt% Zoniny Code 1ClCj DOjIitUOcl h1C l SpOkCIl1C' CoIlllll 90 Wn App 389 9D7 P 2d 77> t 1995) The pL1IpOSZ aIld lI1CeI1t of t}le UR 22 LOI1C aCe SZt fOItl1 lil ZOtl1I1~ Code 1~ 622 100 as tOIlO\\ S T11C p1l1p0SC' of Il1C L R>? =ollt rs rv Ser stcrndcri cls joi IhC' Di (lE'i Il (jt l ElOJ71)1C'lll Of 1 P.SI(1C'llllCll p1 OJ7('1 ll I11 Cl 111QilllE?/ tllat pj oi rcles cr rlesrj crhlc jlllJla E'111110III11C'l1t Iil[lIISCU/Jlf7(lI1I)IC ltllll SII1r01111(lI11(y jflfl(11fSCS[l11(/ USSIII C S II1C p1 U!C CI10J1 OJ j7/ OfJC 111 1 Cl111CS II ! S!l1CL'll(lC (I llltll IIIIS =011C' f)L' tr5cc! lo clclcl to tlre 1 (rircti of /tortsrn; nfxs crlrtl clclrsrrrc.s cllrcl crs cr» I1)1PlC 1)IC1lI[lll011 lDUl fOi IhC C DI11Pi C I1C 11 Sll e PlClil Ll1 h(111 CCIIC'gO!'1 GC.11Ci CII cl1C11 (1ClP11Sl1C'S of r/tese m ca s rirclriclc pcci ecl I ocrcls J7llf7I1C SClt C'i [U1(j ltC1IC'1 c«cc ssrhrlrn ro s(lrools rrml lrh/ rr,,c. s(iiicl rr frr/l lrnc of prihlic sc1 1 rcCs I11C /l!(llll`a 1)!(1i111C (I fi, c pl orc Ctron cr,rtl pcrhlrc l! all S!( UCCL S Slblllll 0f/-1C C S (Ij cpC i 111111CC/ I11 IIIC C.IR "_oitc rft ni rlcI lo pf oi tclc tn/; c of iIrc .sc j 1 rcc 1lCCC~s c-CI1C'/aIC[I hl /II0,11 fll/CI1S111 1(!/1Cl IfSCS lh(- hl(Zl1CJt (1,IISl!) !CSlCit1Il1U/ =011c L K1S lIIICl1CIC(Jj)lllll(!/!I1 /01 /111rlrrPlc Icr/1rrl1 (Al~lfr~~~,C aircl rs rr5rW11I 1VC1ir,cl Mljcrcc,rr r0 ncc1/01 01 >c.cOirclcri I rn tc/ I crlS It r.s I rSccl crs cr (1CI11`1l7011 bCI11eell IOIt U/ J71C(lll!!11 (jc.llSfh i11111tfpjt''1(l1111l1 lISCS CIJI(Ifll1L11111C ( U/11J11C1 CI[11 OI jOli IilICf1S'/1 I/1(~lltiltlCl~ 11SCS [lllct !U pII)11(k fUl h1ahL/ (jC111111 IlCll(Slilc, rIr locc rrolrs clvtic Ioc»rpl0l»ic/rt tihonnurUcr tcl ntcr/ol C111 til)<)1 I(llt )il l1 /lt C/ 101 ( lIIC Ill !)l/)C U/)lC C c! 1 f)C /r~r~r~llc cl c/jrc rc ~rr~ti [l/1cf 11I1 lz c tit n c f ct(I crc11 tt s, i111)cr r ► l E ~COll-hiS10115 allCl Dl.(.iS1011 1 E 1~ 71 P I~f~ g ~ 1 Tl~t- pC1I111t"V ZOi1111Q in Lhe area is UR 22 and L,rbvn RESidenti-il >>(UR 3 -)1 Offices are a permltted use in the L1R ?2 zone Schools at all le\ els are allo« ed In the UR 70ne and SCIIOOIS IlliOllUl1 tI1ejtllllOi' hlah le\el are allo« ed in the Urban ReSidential 3 ~(tiR 3 zo11e iululti faiilily dv~ellings are prohibited m the U-R 3 D zone but are allo«ed in the L~R 22 zone at clensities of 22 units per acrz or un to 27 units per acre for certain bonus factors such as public scwei ZOllllly Code Section 11 60-) 040 Chapter 14 622 alid 11 8?0 As indic ited in the Staff Repor the site is sm ec, b~ a 11101 le\ el of public sei-\ ices HncluUin, public se~N er and ater and pub(ic transit The proJect constitutc.s fill in developmc.nt as recommenaed ►n the Urban cateuorv slnce it Is loc.ated bt-tween and In close promn>>t\ to It least ? deveioped geograpnic areas ha~ inv densities -ind la»d uses hIch c.unforni to the Comprehensi\ e Plan categones desiL,nated for stIch izeas Ste Decision Guidelint 1 1 1 ind Comorzhensi\ e Plan Glossary definition of fill ii, de\ eloprzlent The p►oject is located alonu a busv Principal Arteria( a location preferred bv the Urb 1T1 cate~zor\ tor neivhboi Iiood commercial de\ elopment includin(i the proposed officC use ot the site The proposed otfice use also irr,olements t11e UR 22 zone since it is located llon; 1 Pntlcipal arterlal IIICI \k III pIOVide SZr\ ICeS tU tlle }llgh2C dellSlty 11111It1 familv uses loc -ited ne lrby ThLi e\\ Zs no public opQOSition expressed te\t ard thr, projtct A lectel or suppoI t\\as 1 ecc,1\ eLl trom the ov, ner ot the apartnient complex located north of the site xx hicll sold the subject propei tv to its current owner See Exhiblt A and testimonv oF Paul Allison The -ipplic int also testi tied that the owner of the sinvle familv propei ty 1~ ing e ist of the site Gloria VlcPhc.e had expressed oral support tor the project As ndicated in the Staff Report the desi~n of the proJect ta~.es into constderltlon tlle clcljacent iesidential properties to the north and east The proposed ottice bulldinp are one 5tort inci IIl be similar to the existinv builciiny to t11e \test in desivn The propo~,al is buffered from the iesidci-Iti-l properties b\ requlred landscaping and or required or proposed sight obscunnLI tenciii~ The ipplic int did not opposc, the Division ot Pl unning s iequest tor 6 toot 111211 fencinv llotI(.Z the iloith propertv ltne of the site as a means of pio\ iding i btitFer tol the iiiulti faiiiilv IIOllS111v loc ited to the north The Di\ ision of °1 iiininU conditions of Zppro\ -il -Il~o incorpotate c,onditions (2)(1 c.) (3) lnd (4) of the Bo1rd ofCount\ COmm1SS1U1lCrJ oii~,inil ipnro\ ii in File No ZL 1 71 \\hich plo,,ide adciition il mitigltion ThL lpplicatlt requested thzt the rtyuirement tor t}1e inst-illation of teet oMpe IiI I lndsc ip>»c, ilonv the trontage of the site be wed In lieu oFinst ill lLion oi -i berni alonu the south sIdL ot tlle oroposc.d buildinvs Such berni «ouid bt- i continu-iilce of the hc.no located lcljacent to the oftice buildmU loc ited on tlle icij lcLnt M~neIshiJ) to the \test ZOi1111v Code 1 z 810 ?U() iutliortzes tlie Di\ision to ldmimstr lti~ cl\ ipnlo\c lltern itc metliocis o coiiipli lticc tll lil lll0~e piC5C11~ed bV tllZ ZOlli11`J CodL pso\iclc.cl Lh It sIic}I ilt-rn-ItL I11~0100 is Jtmonstrlteu to bc lt L lst LyuI\ llent to that prescr,hLCl in thL c,od~- lI1d lt IS IIOt I11LOi1S1St--nt itil tilC c,onditio»s of tnpro~ al Zonin~ C oc1(, 14 8 lO 200 TlIc. Pinco bu1IdhI, loc. ittci to tl►e est has in ltti iLt~\ t- lpp~- liance a1ltl the E\ 1111111C1 1~OLI1II l1Ql ht- opposed to t}lt usc ot SiIl11I iI' brIi111rL oli thc cuI icnL slk In lieu of the proposeci I inClsc inin(i TIIe E\ 1i111Iltl llI lllLitfOlC 1110 ~ thls Issue to~ hc. h i11d1Lti administrim :l% HE FinciinLs COIlCll1S1011S -;ncj Dc.M101I Z11- 1 \ 1 71 a~e 9 ~ T}ie applic-int also requested deletion of the future acquisition area (FAA) reqliiiement cequested bv Countv Engineeriny and County Planninv which Would tequire the applicant to set the proposed buildings on the site back an additional 20 feet from the front setback location Illustr-ited on the site plzn oi record The anplicant contended that the County hsd nut c5tablished i need tor such s~t aside and polnted out that elimiTlation of the FAA reqLiirement Wuuld allow t}1e proposecl buiidinUs to be constnicted along the sailie buildina line as the eYistlnQ blilldin~ loc lted to the ~vest See dlscussion oi FA~ under Project Descrlption aboVe Tht- 1ppliczilt also requested rellef from the F-k-\ requirements under admintstraw, e e\cephons authorized bv the CoUnt% ZOi11nv Code to required bl.uldulg setbacks measured from futuie i(-qtilsltlon areas established uilder Chapter 1 1 710 of the Co«nty Zoriing Code See Zoning Code 14 -,)06 020 (1 1 13) Ho~t e~ er such elceptions do not applv because the Fkk requested for the project is b,sed on thc policies of the 4rtenal Road Pl'ln not on a F ak establislled under cliapter 11 -1 10 of the County Code purstiant to adoption of an arterial road n1-ip as an official control SLe ZoninU Code 14 710 020 Broadwav AveclLie is currentlN impro~ ed to 4 lanes mo in each direction T11e existing iJuht ot iv adjacznt to th~ ~11.e is » rett The 1999 Countv Standards for Roaci -ind Se« er Construction spec&, a ri(yht ot wav of 64 feet plus bor der easements for sidewalk and draina,e fo a4 1ii1e Pi incipal Arteriai Such prescribeci riyht of «av %t iath includes a 56 toot road« av \t idth and in addittonal 4 teet on each sicie of the road tor curb etc See 1999 Countv Standards fot RoZd and Sekver Constniction p 1 ) 18 (Table 1 02) and Slieet 1 of Standard Plans CoUu1o, Envinter>»g te--Lified at th, pLiblic heariniz that the CouTitti has no plans to «iden Bc oid« a\ A\ enue in the koresee lble f Litt►re and that the need tor a ce►iter turn laiie caruiot currentlN bl- Justitied along ti-iis section of Broadwa% duc. to the relative lack of high % olurne tr lf fic gti1r-r atoi s such as inLz ise cumi»ercial de\ elopme►It See testimony ot Scott EnQelhaid No otticl-il roid n1 ip S~\ \,ear Road Provram or othtr lonty ran(-je road program in\ ol\ inQ this section ot Bioad« av en~l\-- fias been adopted bv the C ount~ «hich NVould justify dedication of lddition 1( iivht of \l a~ iloMU L1lt- frontage of the site or the reqtiested set aside of right ot wa\ To 1` oici 111 ll[1CO1lSt1lUIl0I1 II t`1klll0 i"CCeilt U S Sl1pCe111e COllt"t alld `VaSl1111uton State c lses 1«iuii e tli lt there bt a ration 11 ne\us bem een applicablL de\ elopiiient reUDulations and i ro id clc.ciic ltion tequlrement bastCl thtreOn incl a(so Lhzt there he rou~h proportlonallt~ bt,I~N etil Lllt lied1C 1110I1 Ceqll1-emc.nt and thL iiiip ict ot tliL de1 °lOpIl1eI1C The FAA setback pcopo5ed toi the proj,-ct is not a requirenlent for dedication but docs restrict buildinv C1711St1 11C11011 011 I. pOIrt10i1 Of the S11e L11111I SLICII 'li"Ca IS tleCded fOI" fUtl1Ce COad COi1Sti L1CC10I7 At «iost the Count'v coulci trUue fOt in acidition 11 F-\A setb lck baseci on 1 h-ilt riLiht of idtli of ) ? fLet fo► Bro lci« -i A% erlue lcij tcLnt to the site using the speci fied v, idtll under the Count" RU 1Ct SlllllillCiS IOi I aT'111C1n lI -\Ilc.i'ial is a~T«id.. Tlits tra►i5lates to 'i fiont setback of (tc.t t►om suciI incre istcl I Pub ot kv l\ qiun` Bro i~%k 1'V oz (eet fiom the cuiietzt center llne 0 t Bt o id%\ 1, L»tiL llildCI LtIe UR junL Sct Zonn,; Coc.le lJr 620 ')?D (1) Thz site pian of 1cc01d llr~- iLl` i{ltistritt,s tl}e oropostei hit►k-IMU5 loc +tLcl (c.et fron► the ceilttrline of Broad~Nav L\\U11u, Euith,-r COlillty EI1J1I1C.ttlilU 1115 1I1CIlC1tCCI I10 (~LUI CO LIIC C\1Sttll2 latl` st.ctlon ilom- E3iu ict%~ lv L\t ILiL tO 1 6s 1001 10 llj 5t'.C.tIUII Undei iI1t,SZ CIIC11111St lI1CeS tlle E\ ln>>im li»c15 no JusttFIcMU-1 iv► thL 1= \ \ icc,uHreML1.ts r(.quested h~ t{lc Countti i1id has ck-lCtLd tltc Lt~tICSp011dlily, c.o Liitions of ij)prov il II E Fll1l11I1-5 C OilCIl1S1UIlS itio I1-cision L~ l-\ ^ l PaLz 10 .,•i-+-r=r4s- Tlie St lff Report indicates that the applicant mav be required to install additioilal landsc ipinc, 0►1 the adjoinirlg developillent to the «est pursuant to the D0% rLile contained in ZO11111g Code 14 806 020 (2) The Staft Report also e\amines parl.ing IllaXImum buiIdlnQ coN e►age and deNelopment standard requirements of the ZoninQ Code looking on the current sit° and the site to the \~est as one development The Stornlwater Ltility section of the County Utilities Division requested that the adjoininQ site be reauired te comply with current stornzwater ie`u1dt1011S 11"1 thZ SanIE I1laIlneC aS tI1e CUI7eTlt Slte pllt"SUaI1I t0 Ihe DO% i"LIIe COllialllEd lIl par i;r iph 9 1-4 020 of the Spokane Countti Code drainaae report ~,N as prepared tor the p1ojECt Sce Otfice Site Drainave Report dated 10 19 99 The Etaminer has added a condition IIld1Cc1C111g that the issues affectinLi the site to the «est ~t i11 respzctiVelv be hanciled 7dmirlistrltivelv bv Countv PlannmU and the Storm"ater Utilio, As ►esol\ ed ibo\e no deficiencles with regard to the project s compliance «ith ciz\ tlopi»ent iegtilations haN e been zstablished in the record Tl1e project has been c.onditioned Foi compliance ith the de\ elopment st lndards of the UR ?2 zone inci othtr applicable provisIons of the Countv Zoninv Code ind the recoi-tlmendations of the commeiltirlg public avc.ilcies No public ivencits objected to tlie D\S IssL eJ toi the proposal bv tllE COU11C\ DI\ ision of Planilin~ The pioposal il] »ot ha\ e tliore than a iiioaerzte etfect on the qualItv ot the en% ironmeilt and the E\ iiiliner concurs vvit11 isstiance of the DNS The piocedural reqUirement~ of cllapter 4') 21 C RC«' and chapter 1 1 10 of the Spol.ane County Codz haVe been met C Conditioils in the area 11a~ e sufficientlv changed in the -irea smce the site \\as l-ist zoned to, juStifv t11e nronosed chznUe of conditions as conditiontd [n ipplN inU t11e changed circumsta»ce5 test courts 11a\ e lool.ed at a variet\ ot tactors 111CIliCIli1'J chai1ved public opinion chanues in land use patterns in the area of the rezoile proposal ind chail`7es on tht property itsElt ThL Zoning CociL retei ences chin,es in economic ttChIlOIO,ica1 or (ancl use conditions is 1 ictors th it I 11 support a rezone Spo1.Zlir Countv Zoninu Cocle Section 14 402 0"0 (2) tiV ishin`~ton courts ha\e Iiot requiied a stionv S}10\\1n2 of ch The itile is (l(-xible iiici each c ise is to bejud`Ted vil its o\\n i-icts BClSS(111! 1 Cvrrlir, COl)I11115C1U1IC1 5 70 W11 anp ?89 394 (199-)) -\5 Si lIed 1)I c% lOL1SIy I eCCtlt CaSeS Il 1~ Cl1eICI LhaC Chdllged C1I"CllillStaIlCeS al'e 110I I"eyUll"ed 1t ti~L PIUPOSeCi IC/OI1C ([11pltI11e1115 P01IC1tS of a C0111pCe11e11S1\ f pIail The ab0ve allal\ S1S IIld1CdtZ5 lil lt IhC J)lO)c.l,t 1S CU11dIt1011ed v~Cnei"lIIV COI1fOnl1S ~t 1111 lI1C, COt11pCEIleIISiVE PI111 SIIIlSt lIl[1 11 (Jl 111LIC5 11 1\ C OC.C.IITC(l 111 t}1C il C 1 SIIIC~ ti1L S1[C 'A1S IC1011(.ti 111 1') IO JllStl f\ 111e Cll lIl`L Of CQIIIIIiIOIIS Ti11S 11lCILtC.lES til~ 197S i(.lOtlc. Ot Ihc. 1CIJOlilillL PlICZI IO III,- SOL1IIl f01 ~~tfi(,c.s ciL\~lo1>»>ti t 01 th~ i(1j01111I1u p ucel tor otficLs i» l')S ~ tlie cuiie»t o« lie► 5 leqtllslttoit ot tile sitL In 1996 clLs~~;~n ition of Bro icm iv ave,nuL i~ 1 Pr1ilcip 11 -kiteri il the ~\Ii-IIS]Oi1 of I)uhlIc se\\ ti to thc. irea Incicascd iesiclcnti il dc.nsItics in tht are 1 rc.7011es ot proptl-tj~-s lvin` \t L5t of tllL site fo► ofheL use uid clesiy,nation oi thc. sltt lt1Zin Lhe CouIM, smt\erin} «rbGn ;l O\\ lll lI C 1bOl1Ild 11 ICS HE Findin~5 COIIC,ll1SI0I1S IIICi DC,CIQiQil 7_E !\~1 P1~ ~ b d IV DECISI0N Based on the abo~ e Findinvs of Fact and Conclusions of Law the application for a ch-inae of conditions is herebv apPi oi ccl subject to the conditions of approval of public agencies stated below Any conditions ot sLiclI a(yencies which ha,. e been added or sivni ficzntly rex ised bv the Hearin` E\ lnliner are rtalrcrzecl F lilure to complv ith tlie coiiditions of thls appro~ al ma% i esult in re% ocation of this tppro\ 11 by tlle Heann~ E\am~ner T'>>s appro~ al aoes not «ai\ e the applicant s cbli~ation to conIply «ith -111 oLher requirements ot other aaencties «ith junsdiction COiJNT1' DlN ISIOtiT OF PLA"IVG 1 A11 cunditions inlposed bv the Hearing E\aminer shall be binding on the Applicant llicll tei-i11 sllall lnclude the owner(s) Znd de~ eloper (s) of the propertv and their heirs assigns ind succtssors ? The Lone chancye applies to the tollo\-N inv real property cr pol tcoii oJ Coir,rn -lssessoj s rcr-, pc» cel iro 4> 18 " 914.) ClS I7101 P J)UYIIC1lIC11 Il rlescj rhe(l un rhe Pcriico New Legcrl srrhnrrrted hi S111JpSOIl E/I~IIIC'El S lilC DIl 12 9 99 rn Plcnrizrir~ Frle ~O 7_E 1-~ 71 eicel)t foi tJre it estej Il 149 ?/c c t tlrej evf tliat co»jpr tsc.s Assessvi S fClt p(1l Cf~'l /10 4? 182 91-44 ~ Tlle pioposal shall complv \N ith the Urban Resicizntial 22 (UR Lone the Aquifer Sensim e O\ erla\ zone and all applicab(e provistons of the Spol.ane Countv ZoninV Code as imended 4 The proposal shall complv ith tlle Spokane Coucltv Subdivision Uedinance as amended ~ Tlit -ipplicarlt s}lall de\ elop the subject property in lccordance x~ ith the srrc j)lccir of 1 L'COl Cj 5I1I7111lCIC (1 Oll .ICllll(CU"1 20 2000 c xcc pt cts nto(lifte(l to coiilpli 1t !!Il COt1cIlllOllS of crpl), ol ctl crncl & I e101MIL,lr , C,111(Etr0ris vlmor \ an ltions m i~ be appro\ ed b% the Director of PlaIlI1111y (jtSl`11ee 171fiSl!(lill 10 ~cC11011 14 )04 0-10 U~ I{lt, COll/111 701Illla CQ(jC' crs crnlenrlcd All ~ it I lll0flS [1lllSl CUIIfOn11 t0 111t, ICVIII ltlO115 Sc,I f01`t}l lil [ht', Spol.ane CoLultv ZonlnL' COdE ind the Ull~lll lI lllCtllt Ot tt1e C.~e~eIOpIllEilt pId115 S~ldll be 1'Ct"11neC~ G Appro\ 11 is reyuired trom the Director of the Di~ ision of Pl Inning/clesignee of a specitic IluIltltw ? li1d SlgI11I1v plaii for tllc descr+bLd propcrty prior to the release of d11V bllddlilv perniits 7 P 11 l.itw ic e Is sh-ill bL unli'lhtLd (,\cept that dr~N ~,\t ly s«all.x~avs anci landsczped tr if (ic lSI 1lldS [111y bc. 411itti>>n iteci hv lo\\ IIICE.I1Slly huhtlIlv on statldards not e\ctedtinu tzil ( 10) tLet ii7 fl~l~fll 5 Dii~-cc liUht froni any c\twor irc i(it-htin(4 fiXtuTc. sli ill bt positioned placed constrLicteLl sf>>c.lcfLCi 111C1 IIStcl SO aS 110[ lo llllllllltl !1C Ch1(,C1I% am hu1ldin J ot structL re oi portion thereol on tn ICI) 1LLIlf I0t t-0t1la1I11t1y 1 huilC1111_ ot St,uctIiic usec.l z" t tc5ldLI1CC I I E Fiiidili,s C oiIclLisions incf Dccisioii 7_E 1A -1 P i,~ 12 . . . . - 9 AI1 1 Inci areas not occupied b~, buildinUs parl.insz and circulation shall be landsc iped planted ind maiiitained in an appropnate turr shrubberv and trees and as required bv Chapter 14 806 o t the Spokane County Zonlnv Code as amended 10 A speci fic l-indscape plan planting schedule and provisions for the malntenance icceptable to the Di 1 ector ot Planning/designee shall be submitted ith a performance bond or other suitable ~,,u irantee tor the project pnor to release of anv bulldinv perm,ts Landscapint-7 shall be installed and maint lined so that siszht distance at access points is not obscured or impaired 1 1 Ott street parl.inv facilities anci co►lnectinU road« ays%dri\e\xays shall not occiipv an% area within D teet of an adjoinm~ residentlal Lone outside thz project 12 A si\ (6) foot hiuh sight obscuring tence shall be constructed alonv the north and east pTOperty lines The fence height sh-ill be reduced to three teet inside anv front/t7at11.ing street y ii cl 1') An\ portion of the project site that is to be occupied or tra% eled by automobiles shall be m l11lta111td in a hird surfZCe 14 Thc. deslUn locatioil and arranUemc.tlt of parl.inv stalls drl-\ e« ays and p irl.>>Zg lot 1 lndscaping shall be in accordance ith the Spokane Countv Zoiiing Code is imended 1') Pio\ isions s11a11 be made for fire hvdrants in accordance \,k ith the iequiremellts of tlle Fire VI lrsh-ill 16 1 1(Illf1C(1 SIIE'pIC!/l IIQS bCG'll Sl(I7i111t1L'Cl f01 lI1C' SlIP C!/1(I lllC' C1CfOI11111J OlV11CiSIllp IO lI1C' 1tCS1 41)1)I1( C1l1011 of (jC'1 C'I4JJI11G'ilI SICl11(jLl/ CjS Of II1L LIR 22 zOi1C' 10 S1lCIl CICIjOIJ1//1cl 01111CiSI11p I[11CI2i the j7/ O1 151071 ~ Of 1hC' CU!l1111 ZO/1111c, Corle slrall hc rletei nir,tecl u(l»tijlcsoatll eli hl the Dri rsroji of Pl~rn,~r~r~ 17 TI1e Dl\ 1SlOil of PI lillllilg shall prep lre and record ith the Spol.ane County Auditor 1 Title 't~lOtlLE. IlOtltl(y thal tile ni'0peity lIl qLleSt1011 1S SLIbjZCt t0 a \ af1Co, of special conditioils iciiposed as 1 iesult ot appro% al of 1 land use iction This Title Notice shall ser~e as public nohce of the cunditioils of lppro~ 11 affectinu the propeitv in question The Title Notice sho«id be Tecorded w1tlllil lllt 51i1it tiz»e frame as fllo%%ed [or ln (.ippeil ind 51la11 on he releaseci in ftill or in pact bv the Di% i51on of Piar7iiini), The Title '*NotIce. shall (jener ilk pro\ ide as tollo« s The paictl ot propc,ity leg ill~ cle,,ciibed [ ] is the ~,uhject of a land use action bv th~ Spol.lne Couilt~J Helring E\ iminer o►l April 20 20()0 imposint., a\ irietv of speci 11 dL\ elop>zi<<1t coiiditions File No 7_E 1\ 71 is i% lil lble for inspec,tion lncl copving thc, DI~ ISIOII of PI 111111I1Li 1 S Ai~\ 1,11% is1011 of thc suhJccl I)IoPcltv for thc purposLs ot c.rc.'ffln` iciditioiial lots p-ircels sll 111 he iL', ie\\ed bv the Directoi of the Di% ision of Pl inn11W/ciLsivnee foi c.ompliznce «itll the Spoh llie C..)unt\ S<<bc1i\ ision Ojcitn iiIcL inCi ~ill othei ipt)lic iblt LleNclc11ment ie2ulat1o11s is 1111CIlCICCi 1~ E Fi~Zlllil~~s L O11i.IltSl0llS Z11CI I~C.CIS1011 ZE 1\ -1 f' l-L a 19 T11e applicant shall contact the Division of Building and Code Enforcement at the earliest possible staue in order to be informed of code requirements administered/enforced as authonzed by t11e State Building, Code -~ct Design/de~ elopment concerns Inc.lude adciressin_ f re apparatus 'iccess ►oads fire hydrant flo%v approN ed water svstems bulldin-ul accessibility construction type accLipailcv classificatton eristing e\terior wall protection and enerav code requtrements 20 A tiled a,, iation easement satisfactory to t}1e Felts Field Airport Board and/or other air tizffic co»trol a`encv shall be proN ided prior to the Di-~ ision oFPlanning sian off oT1 a butldinu ~ 1`1111 t 21 T11c Di\ ision of Plannin` shall file with the Spol.ane Countv Auditor ithin the same time ti zme is lllo« r,d foi an appeal from the tinal disposition Inclucitng lapsing of zpueal penod a Title Nottce «h►ch shall generally pro% ide -is tollo\Vs Prior to issliance of 111y building pernlit for anv buildinv or anY use on tlle properc% described herein the applicant shall bt. responsible for complyinU with the provlsions ot the ZOIll11g Code for Spokane County Ch-lpter 14 706 ( AqulFer Sensitive Area Overlav Zone) The pi opem xx11ich is the subject of this notice is more particularly descrlbed as follov, s[ ] If this land Is stibseqLiently the subject of a binding site plan minor adjustments to tlle LoninLY boundaries ►Ziay tal.e place based upon minor road aliernment or lot boundary adjustments at the time of fihnv of the final binding, site plan ReN ised legal descnptions vNith a sun evor s stamp;seal representative of the zoning boundary adjustments shZll be submitted to the Division of Planllin(i COUNT'i DIN ISION OF ENGINEERING P> >ot to rele Zse of i bL►ilciinsz pc.rn>>t or use of propertv as proposed 1 L\ccess pern>>ts for appro lclies to t11e Countv Road svstem sh111 be obtained trom the CUtlll[)J EI1o111eEi ? pli kIIIgT pl ln inci tr-iFtic circulation plan sh ill be sub►iiitted Ind apptoked b% the Spokzne CO1111tV EI1a111ECC The desi`il lOC.dC1011 1[1Cj IITaII`~enlLrlt ot parhinu st-iils shall be in accord-ince lttl S[1[1CIaICi eI1cy111ecC1Ilg prlc.ticts P 1vlilU OC Slli"fclCipL as approved by the Countv En2ineer I11 be reyuiied foi anv portion ot the proJect «hich i5 to be occupied or traNeled bv %ehlcles ~ Ro ld%\ i% stai~dards t}~pic 11 road~v iv sections ~rid draina~e pia» requiremeilts are tounci i11 Spok lnc Countv Resolution No 99 026-) Is amended and lre applicab(e to thls proposal 4 \o construc,tioc1 ~toll. is to bL perloimLCi VVi01111 ille LMs0112 or proposed iivht ot a, until i pc.i iliit hls bttn issued h% thL Countti Env,ineer All orf. «itl>>n the public toad ri~ht ot ,ta~ ►s SLibject to inspectioi1 and ~ppt o\ 11 bv t11~ Countv En`Tineer ~ rllL 11)1)lIc lilt shoulci bc id% isccl th it thcrc m i` e>>st utillties either undc.i`rOund or ~-►hel'd t(f-ctin~ the -1pp1Ic tMs PIOE)(-i0 IncluclIII` pivpL►t\ tv he Li~t-iic.lted ur ~-t Isid ftitui c h.CllIlSlYlOtl Spuka11C COtltll% 111 1SSll(11L 110 Iltl lilci ll ObIi' 1t1011 f0i idJllSt111C11t5 OI Teloc ition l 1 E FI ncl in~s C onclLisioIIs <<1c1 ULcI siOi1 7_E 1-\ 71 P lvc. 1-' - - z- V re~ardin` these utilities The applicant should check «ith the applicable utilities and Spokane County Enuineer to determine whether the applicant or utility is responsible for adjustment or reloc-ition costs and to mal.e arranvements for anv necessary v, orl. 6 The zpplicant shall grant applicable border easements adjacent to Spol.ane County nght of way pei Spokane County Standards COUNTY DI` ISIO\T pF UTILITIES 1 A%\ et ( liN e) se~.N er connection to the area wide public seNt er system shall be constructed A sewe► connection perniit is required Comiiiercial de~ elopments shall subnlit histoncal and/or esti►iiated «ater Lisage pnor to the Isstiance oF the connection pern>>t in order to establish sex~ er fees ? The applicant shall submit expressly to Spol.ane Countv DiN ision of Utilities under sep-irate cover only those plan sheets showing sewer plans and specifications for the public sewEr connections and facilities tor review and appro\ al COI11111eCClal 111d lI1St1t11t10IlaI de\ clopments shall subn>>t historical and/or estimated «ater usave as part of the se\~ er plan sLibiiiittal 3 Se\\ er plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the se\t er constructlon permit 4 L~rranoements for payment of applicable se« er char(yes must be made pnor to issuance of se\tei coilnection pern>>t Sewer charges may include special connection cilarges znd (yenecal ficilitie~, chii ges Charges may be substantial depending upon the nItu►e ofthe de\elopment ~ Ai1% « Iter service for this project shall be provided in accordance with the Coordinated W lter S-\ stem Plan for Spol.ane County as amended G SlOi mlt C1lC'i (iIlllll ThC C!!1 i CIII C(II!lO11 Orlllt. COll/111 Glll(lC'l!/1PS f01 S'lOl lJllt UIC/ It1(!1l(!`aE>»te/r1 sli«ll «/~/~li ro rlre s1ihlE(r J~~opc,t1 TIIC (1(I/O//1lil`Q Olt/1CiSI1117 lU lI1C 11GS1 I11C11 j7e srrhic ct ta complrcrnce it IIIJ 5IlCI1 / C~IlIClllUilS ~71I1 SU[111I IO Sf~OI~[ll1C' COl//Th Cocle 9 1-~ 020 (7) SPOhA\E REGIO` AI HEAI_TH DISTRICT 1 C oiintclion to the Spul.an(, C ountv })ublIc sc.« cr s\. stcm ind to Spol.ant Count% tiA/ater Di-,ttic.t \o ? ib iequ>>ecl SPOhA\E COL,\T~ WATER DISI KIC] v0 3 1 The 1pplicant is cld% ]SCCI lil lt Sp0k lI1C COllilt}J CngincerlnL 111 ly pCOllllilt 'iCCc.SSlllu, tht c\istmg ltci m Zin in Bro 1d\L iY A\ enue throu011 tllc, rt-cenily inst llled isph-llt p i\ ei»ent rlltei n iti\ eiv itcr incl hie p►otection seiN ice iv hc. i~ 1d lblc from an e\i~,ting \t ater ill 1111 lIl Cil i Ro lci clcptndtnt Lipon thc. rc.quirccl lire flo\v H E Findin(gs C onclus1ons ind D,-cisioii 7_E 1A -1 P~,e 1 ~ ~ 3 SPOKANE COUNTY AIR POLLUTION CONTROL ALTHORITY 1 All applicable air pollution reUulations must be met DATED this 20"' dzy ot Apnl 2000 SPOKANE COUNTN HEARING EYVNIINER --MichaelC Dempseti WSBA#823D NOTICE OF FIV AL DECtSION AND NOTICE OF RIGHT TO APPEAL PLirsLiant to Spokane County Resolution No 96 0171 the decision of the Heannc, EYaminer oI1 -in application tor a change of conditions application is fiiial and conclusiN e unless «ithin t-vN enty one 1) calendar days from the issuance of the EYaminer s decision a partv «ith standinv files a land use petition in superior court pursuant to chapter 36 70C RCW Pursuant to chapter 36 70C RCW tlle date ofissuance of the Hearing EYaminer s decision is three (3} davs after it is mziled Thls Decision was mailecl by C ertified 1V1ai1 to the Applicant on Apnl 20 2000 The date ot issuance ot the Heanng E\aminer s decision is therefore Apiil 24 2000 counting to the nett bLisiness diy NNhen the last day tor mailin~ falls on a ~veekend or holiday THE LAST D 4Y FOR aPPEaL OF THIS DECISION TO SUPFRIOR COURT BI LAND USE PETITiOv IS 11 AY ] 5 2000 The complete record in this matter including this decision is on file during the appeaf period with the Office of the Heanng, E\aminer Th3rd Floor Public Worl.s Buildin',; 1026 West Broadwav A,, e►iue Spokane Washington 99260 0245 (509) 477 7490 The tile ma~ be inspected 'i\/ionda% Frida}/ ot eacli week e\cept liolidays bet" een the hours ot S 00 a m aild 4 00 p m Copies of the documents in thc record ~t ill be made a\ ailable at the cost set b\, Spok inc Count\ HE Findin`s CoiIclusIo►Is and Dccision ZE ]A 71 P i,e 16 ENGINEER'S REVIEVI~~ SHEET Project Status Active As Bui]t Plans ReceiveJ Rezone File ZE-0001 A-71 -71 lZoad Plans Approved Companion F-iles: New Road Standards ~ -i ; -9-i `t} lar Rclaced File;: Hcaring: 04/19/2000 09:00 l3uilding Uept: Technical Review: 01106/2000 02:15 Preliminary Etcview: rype: Large Lot Bidg. Square Feet Date Rcceivcd: 12/2911999 Nu. 1 i>ts: No. :\cres: Project Name UR-22 CHG OF COND NE«' PLOT PLAN Site Address N. f3ROADWAY, S. CATALDO, W. DORN, E. ELLA. Applicant Rangc-Township-Section: 44 - 2-5 - 1 k PAR('EL(S): (tirst 20) Paul J Allisun Conditions Adailed: 45182.8145 45182.9144 Flood Zone No 601 W. Riverside, 1500 Water Source Public SPOK.ANE, WA 99201- Sewer Sourcc. Phane Fax School Dist (509) 924-2868 (509) 624-2528 Fire Di;t 1 (509) 747-2051 Phone I)i:t Surveyor Alan E Gav TL-CHCON (tJC 1230 E. Front Av SPOKANL-, WA 99202 Building Ph: 477-3675 ! Planning Ph: 477-22105 Contact: FRANCINE SFIAW Phone Fax (509) 536-0406 (509) 536-0-565 Date Submitted Description Initials Eng Nced Tcchnically Complete Eng Necd t-inrvard Rcl Mitigation Eng Nced Drainage Plans Eng Need Traftic Analysis Lng Need Other Eng Agree Pay Fees Received Eng i'inal Plat Fees Completed Copy to Accounting Eng Agree Priurity Fees Receivcd Eng Prclim Plat i'ees Cumpleted Nucice lo Public / Notice to Yublic » 1 3 4 6 Completed - or Needs to be signed Design Deviation Dates (In-C?ut) Sunci quanaes to-r- drainage item calcuiatcd Hearing Date Decision App ✓ Den Cond Appld E3CC Appealed to BCC Decision App Den Cond Appld Court Appealed to Court Decision App Den Cond Appld Stamped Nlyfars to Secretary (Sandy) StamPed 20R Lot Plans to Secretary (Sandy) ~ , ENGINETER'S REVIEW SHEET Projcct Status Active As Built Plans Received Rezone File ZE-!)O01A-71 "71 Road Plans Approved Companion Files: New Road Standards 5-15-95 Mylar Related Files: HeAring: Building Dept: Technicall2eview: 01/06/2000 02:15 Preliminary Review: Type: Large Lot ❑ Bldg. Square Feet Date Received: 12/29/1999 No. Lots: No. Acres: Project Name UR-22 CHG OF COND NEW PLOT PLAN Site Address N. BROADWAY, S. CATALDO. W. DORN, E. ELLA, Range-Township-Section: 44 - 25 - 18 PARCEL(S): (first 20) Appticant Conditions Mailed: 45182.9144 45182.8145 Paul J Allison Flood Zone No Water Source Public 601 W. Riverside, 1500 Sewer Source SPOKANE, WA 9920 1 - School Dist Phone Fax Fire Dist 1 (509)924-2868 (509) 624-2528 (509) 747-2051 Phone l~ist, Surveyor I Alan E Gay TECHCON INC 1230 E. Front Av SPOKANE, WA 99202 Buildin Pil: 47i-3G7> Plannin~~ t'h: ~377-22U~ Phone Fax g ~ Contact: FKANCINE S}iAW (509) 536-0406 (509) 536-0565 Date Submitte Description Initials Eng Need Technically Gamplete Eng Need Harvard Rd Mitigation Eng Need Drainuge Plans Eng Need Tmffic Analysis Eng Need Other Eng Pay Fees Received Eng Final Plat Fees Completed Copy to Accounting Eng Priority Fees Received Notice to Public ! Notice to Public 1 3 4 (i Compieted - or Needs to be signed Design Deviation Dates (ln-Out ) I gana quanc~es to-r drainage item calculated Hearing Date Decision App Den Cond Appld BCC Appealed to QCC Decision App Den Cond Appld Court Appc;aled to Court Decision App Den Cond Appid / j Stainped Mylars to Secretary (Sandy) / / Stamped 208 Lot Plans to Secretary (Sandy) . • • t , ~ , l- T ~ ` . ' _ . . . . . . _ ' ' , . . . _ . _ . ' . ' . _ . . . . . STAFF REPORT TO THE HEARING EXAMINER , " File ZE-1A-71 _ . . - - DIVISION OF PLANNING SPOKAT*kECOUXTY _ ._,act. `fr~; ' fs - _ • . _ . ~ S ~ ....t ~,x„''~,~. ~F T,k; ~ r t^'. . . . . . . - . . . . . _ . .r _ `_J . . . _ _ . HEARING DATE: April 19, 2000 at 9:00 a.m. FILE ZE-1A-71 PROJECT PLANNER: Francine Shaw, Senior Planner PROJECT DESCRIPTION: A request for a Change of Conditions to a previously approved zone reclassification (ZE-1-71) to allow the construction of an office building in lieu of an apartment complex. Proiect Data Project Location and Address: The site address is 7903 East Broadway Avenue. The property is generally located at the northeast comer of the intersection of Ella Road and Broadway Avenue in the NW %4 of Section 18, Township 25 North, Range 44 EWM., Spokane County, Washington. Parcel Numbers: The unifiied site development plan submitted for review by the Hearing Examiner includes tax parcel 45182.9144 and a portion of 45182.9145. The proposed Change of Conditions applies only to #hat portion of tax parcel 45182.9145 included within the property boundaries of the unified site development plan. Please see Land Division Status below for more information. Applicant/Agent: i Paul Allison, Randall and Danskin, P.S. ~ 601 W. Riverside Avenue, Suite 1500 Spokane, WA 99201 ~ (509) 747-2052 Owner: Ronald and Lynda Sahnow P.O. Box 13388 Spokane, Washington 99213 Phone Number Unknown Comprehensive Plan Designation: f Urban (U) Zoning: Urban Residential-22 (UR-22) Existing Land Use: The west 149.2 feet of the subject site is completely developed and is occupied by a single story 3,646 square foot contractor's office, a paved off-street parking lot, and landscaping. The east 131.64 feet of the project site (the portion of the project site that is subject of the Change of Conditions request) is ~ currenUy undeveloped. ~ Surrounding Zoning and Land Uses: • North: Land located immediately north of the project site is zoned Urban Residential-22 (UR-22) and is aiso - subject to the Conditions of Approval for underlying _ zone reclassification for which the proposed Change " - - of Conditions is being requested. Further north of the proposal, north of Cataldo Avenue, land is zoned Urban Residential-3.5 (UR-3.5). Land use north of the project site includes an apartment complex, Centennial Middle School, and single family residences. • South• Zoning designations of land located south of the ~ proposal include Urban Residential-3.5 (UR-3.5), Urban Residential-7 (UR-7), Urban Residential-12 . (UR-12), Urban Residential-22 (UR-22) and Light Industrial (I-2) to the southwest. Land use south of the project site is primarily single family residences on medium density lots. An insurance office and a day - care facility are located south of the proposal along the south side of Broadway Avenue. • East: Land located immediately east of the project site is zoned Urban Residential-3.5 (UR-3.5). Various commercially zoned properties are located further - - = east adjacent to the Argonne/Mullan corridor. Land use east of the project site is primarily medium density single family development which transitions into various commercial land uses running north/south along the Argonne/Mullan corridor. • West: Land located west of the proposal is zoned Urban Residential-3.5, Urban Residential-7 (UR-7), Urban _ Residential-22 (UR-22), Light Industrial (I-2) and Neighborhood Business (B-1). Land use located immediately west of the project site includes a large vacant field that appears to be recently graded for future development. Vehicle and equipment storage is occurring on this field. Further west land use transitions from single family residences on medium density lots to commercial and industrial uses. Known Land Use Proposals and Recent Recent land use actions that have been approved for Project Approvals in the Area of this development within the vicinity of the project site Project include the following: • PE-1864-99/ZE-3-99/PUDE-1-99, the approved Preliminary plat of Frazier Estates PUD. The - proposal includes a zone reclassification from Suburban Residential-1 (SR-1) to the Urban ' Residential-3.5 (UR-3.5) zone, a preliminary plat and Planned Unit Development Overlay zone for _ : . . . : . ' the purpose of subdividing approximately 39.23 acres into 110 lots and common open area tracts ~ ~ I for the development of single family residences. • ZE-6-98; an approved zone reclassification of approximately .94 acres from Urban Residential- ~ 7(UR-7) to the Light Industrial (I-2) zone for the purpose of developing equipment rental, storage and a caretaker's residence. • ZE-12-90; an approved zone reclassification from the Agricultural Suburban (AS) zone established pursuant to the now expired ZE-1A-71 Staff Report - April 19, 2000 Public Hearing 2of10 ' • ~ Spvkane County Zvning Ordinance #o #he Urban - - Residential-22 (UR-22) zone consistent wrnth #he current Spokane Gounty Zoning Code for the purpvse of developing twwo single story affice buildin s, ea~ch at 10,000 g square feet in area. - * SP-1144-971ZE-31-97; an approved zofae - - , - reclassificatian from Urban Residentiaf-3.5 (UR- - _ 3.5) to Urban Residentia{-7 (L1R-7) and final short plat for the divisian of .7 acres into faur tracts fvr the development of single family residences, _ - _ SP-1 205-99; approved preliminary shvrt plat for - the division of 1.3 acres into faur tracts for the developrnent of single famiiy residences. • SP-1002A-94, an approved finaM altered shart plat for the division of appraximately .7 acres inta 2 tracts for single family residences. : - SP-989-94; an appmved finaf shart plat fiDr the diuisian of 1.4 acres in#v 4 tracts. . - Additivnal zane reclassifiGaflons have been apprQVed primarily tv the business zones aiong the ArgvnnelMullan carridar far commercial develvpment. The ArgonnelMullan cocridor is located ap,proximately sf. mile east of the prajec# si#e. Land Diwisian S#a#us: The subject si#e was created through an 'appraved Certificate of Exemption for a minor lot line adjustmen# pursuant to Section 12.1 DQ.11 0(1 d) of the ° Spokane Counfiy Subdivision Ordinance on May 11, ' .,1999 (project file no. CE-a 79-g9 A& 8). The ` , Certifcate of Exempt~on recogn¢~es the praject site a legal building rot and exempt fram subdivision requirements as identified in RCW 58.17. Shorefine Desi~natia~n: Nat applicable . Water Punreyar: PubGc water service will be prvvided by SPokane County Water District Nv. 3. Sewage Disposal: The project site will be served by Spokane Gaunty's pubfic sewer system. Fire Qistrict 7he project site lies within Spvkane County Frre Pratection District Na. 1. School District and nearest K-12 The propasal lies vuifhin the Wes# Valfey Schaof schvafs: aistrict No. 363 Nearest Arterial and Distance: The projecf site is bvrdered aFong the south property line by Broadway Avenue and alang the west prvperty line by E[fa Road. Broadway Avenue is the arterial lacated nearest #o the praposal. Broadway Avenue is designated as a principal artedal by the Spokane County Arterial Raad Plan with a pfanned right-•of-way width of 100 feet. The existing right-af- uvay width afong the frontage of the ,praject site is 27.5 feet measured from #he cen#erline of Braadway Avenue. Neares# Parks and Distance: The County park facility loeated nearest tv the proposal is the Park Road Paal. The povl facility is Iocated approxcmately % mile wes# of the prvject site. Neighbarhaod Associafidn: ~ Nat applicable zE-1A-7a Staff Reptarf April 19, 2400 Pub[ic Hearing 3 af10 ~ go ~ , . i ~ • 7his praposal is located inside the IUGA. • This prvposal is Iocated insid+e a Publ'rc Transporta#ion Benefit Area (PfiBA). Spokane Transit Authority Routes 15 and 17 provide servsce ta the site. • This prvposal is located vutside the 1000' notification boundary of designated Na#ural Resource Lands. GMA/Critical Areas Aquifer Recharge Area: ' The subject site is IoGated inside bvth the Privriiy Sewer Service Area (pSSA) and the - Aquifer Sensifive Area (ASA) Overfay zone. Fish & Wtldlife Hab€tat Conservation Areas: Not applicable Floodplain: _ Review of FIRM indicates the site is facated in Zvne C and vutside any 100 year flood - plain. Geologically Hazardaus Areas: hlat appiicable 1lVetlands: Not applicable SEPA ❑ DIVS issued on March 31, 2000 Ll Comment period ended on April 17, 2000 ❑ Appeal period ends the same time as the appeaf fime frame fvr #he propased land use action expires. G No appeal filed tn date Noticinq Published: The NQtice of Hearing and DNS were published in the Spokesman Review legal section on March 31, 2000. Mai[ed: The Notice of Application and the Notice of Hearing were mailed to taxpayerslowners o€ property Iocated within 400 feet Qf the boundaries of the subject site vn February 16 and March 31, 20(}0 respectiveiy. Site Pasted; The deadline far the applicant to post the site was March 31, 2000. 'i 724 Compliance Dates Applicativn Accepted as Counter Complete: December 9, 1999 Date the Determination of Compieteness wras issued: February 3, 2400 Date Nvtice of i7ecisian is aue: June 2, 2000 Review'rna A►Qencies A total of 12 agencies were notifed o€ the prvpvsed Change vf Conditions. Final comments were due Apnl 5,2000. Agencies NQtified Respanse Date ~ Agencies Notcfied Respanse Qate Received Received Received Received Division of Engineering Yes January fi, 'j Fire Pratection District Yes January and Roads 2000 ~ Nn. 'i 2, 2Dfl0 Division of Yes December ~ Spokane County Air January 4, EngineerFnglDeveloper 30, 1999 Pollution Cantrol Yes 2000 Services Authority Division of Utilities Yes January Spokane County Water Yes March 27, 10, 2000 District 2000 ZE-1 A-71 Skaff Report - April 19, 2000 Public Hearing 4ofi0 ~ . Division of Yes January 6, ~ WA St6te Department of No Utilities/Stormwater 2000 Transportation Spokane Regional Health Yes March 31, Division of Building and Yes March 30, District 2000 Code Enforcement 2000 Boundary Review Board No WA State Department of No ~i Ecology Responses ftom Aaencies of Interest: Comments received from the agencies of interest are primarily in the form of recommended conditions of approval. Responses from the Public: No letters of comment were received from the public. However, a phone call was received from Mr. Ray Webb (928-3688) supporting the proposed Change of Conditions Description of the Site: The project site is located at 7903 East Broadway Avenue, more specifically at the northeast comer of the intersection of Ella Road and Broadway Avenue in the Spokane Valley. The property is approximately one acre in size, rectangular in shape and flat in topography. The west 149.2 feet of the project site is currently developed with a single story 3,646 square foot office building, off-street parking and landscaping. The east 131.64 feet, which is subject of this Change of Conditions request, is cuRently undeveloped. An existing six (6)-foot high cyclone fence with slats is located along the north property and along the north/south zoning boundary line that bisects the project site. A three (3)-foot-high board-on-board sight-obscuring fence is located along the south property line of the east 131.64 feet of the site. This fence increases in height to six (6) feet along the north and east property line for this portion of the site. Broadway Avenue borders the south property line and Ella Road borders the west property line of the project site. Broadway Avenue is a paved four lane, two way principal arterial. Broadway Avenue includes curb and sidewalk on both the north and south sides of the street. Overhead transmission lines and street lighting are provided only on the south side of Broadway Avenue. Ella Road is a paved two way two lane local access street. Curb and sidewalk exist along the east side of Ella adjacent to the subject site. No street lighting is provided along Ella. Description of Surroundina Neiahborhood: The neighborhood surrounding the project site includes a mix of land uses but is developed primarily with multi-family and single family residences. Centennial Middle School is located northwest of the project site. An insurance office and day care facility are located south of the proposal, on the south side of Broadway Avenue. Further west land use transitions into commercial and light industrial development. To the east, land use transitions into various commercial uses that border the Argonne/Mullan corridor. Backqround: The site plan of record submitted to the Division of Planning on January 20, 2000 encompasses a single tax parcel created through Certificate of Exemption file no CE-179-99 (A & B) and is subject to conditions of approval for fin►o (2) separate zone reclassification approvals (project file no.s ZE-1-71 and ZE-24-78). The project site initially was part of a larger eight (8) acre site situated between Cataldo and Broadway Avenues, east of and adjacent to Ella Road. On September 2, 1971, the Board of County Commissioners approved the zone reclassification request (project file no. ZE-1-71) from Agricultural Suburban (AS) to Multiple Family Suburban (MFS) zone for the purpose of developing a 65 unit court apartment complex and day care center. Five conditions of approval were placed ZE-1A-71 Staff Report - April 19, 2000 Public Hearing 5of10 ~ ~ , . + on the development. One in particular (#4) limits site development to be in substantial conformance with the "approved plot plan° which illustrates the 65 unit court apartment complex. A second zone reclassification (project file no. ZE-24-78) was approved by the Board on August 31, 1978 for the west 149.2 feet of the project site. The zone reclassification requested a change from the Multiple Family Suburban (MFS) zone originally established on September 2, 1971 and as per project file no. ZE-1-71 to the Residential Office (RO) Zone for the construction of a single story 5,175 square foot office building. A building permit was issued on February 23, 1987 for the existing office building. On January 1, 19991 the zoning category of the project site crossed-over to Urban Residential-22 (UR-022) when the now expired Spokane County Zoning Ordinance was replaced with the (new) Spokane County Zoning Code consistent with the Program to Implement. The property owners, Ronald and Lynda Sahnow, are now requesting a Change of Conditions to the initial zone reclassification (project file no ZE-1-71) to delete condition #4 in order to construct an office building in lieu of apartments and expand the existing office use on the on the east 131. 64 feet of the project site. The applicant agrees to compliance with all other conditions of approval for file ZE-1-71. Staff Analvsis: Comprehensive Land Use Plan: The project site is located in the Urban (U) category of the Comprehensive Plan, inside the Urban Impact Area (UTA) and within the Interim Urban Growth Area established for Spokane County pursuant to RCW 36.70A, the Growth Management Act (GMA). The Comprehensive Plan identifies the Urban category as the most diverse land use category within Spokane County. Urban areas are intended to provide the opportunity for development of a "city like" environment including various land uses and intensive residential development. Public facilities and services such as water, sanitary sewer, stormwater controls, police and fire protection, schools, public transit and refuse collection can be found in Urban areas. Utilities provided in Urban areas include electricity, telephone, gas and cable service. Urban areas are the most intensely developed of all Comprehensive Plan categories and are primarily developed with residences consisting of single family homes, duplexes and apartments/condominiums ranging in density from 1 to 17 dwelling units per acre. Urban areas do allow intensive land uses such as neighborhood commercial and light industrial when they are located near heavily traveled streets. Least intensive uses, such as single-family residences, will be isolated from the noise and heavy traffic. Often apartments/condominiums will act as a transitional use located between single-family residences and the more intensively developed areas. Neighborhood commercial land uses are small scale retail and office uses providing local facilities to serve the everyday needs of the surrounding neighborhood and are-typically implemented by the Urban Residential-22 (UR-22) and Neighborhood Business (B-1) zones. Due to the variety and mix of land uses and activities within Urban areas there are few land uses that would be inappropriate. Many uses require screening or other performance standards to increase compatibility between dissimilar land uses. ZE-1 A-71 Staff RepoR - April 19, 2000 Public Hearing 6of10 . ~ ' The proposal demonstrates consistency with the detailed definition of the Urban category in that the site is located adjacent to Broadway Avenue which is identified by the Spokane County Arterial Road plan as a principal arterial, the highest traffic movement thoroughfare regulated by Spokane County. Public utilities and services are available to serve the site and include public water and sewer, paved streets, electricity, telephone, gas, cable services, schools, parks and i~ libraries. Manned fire stations, medical facilities, and post offices are also available. The Decision Guidelines identified in Section One, the Urban category of the Comprehensive Plan, are used to determine if a proposal shall be approved outright, approved with conditions or denied. When reviewing the Goals, Objectives and Decision Guidelines of the Urban category, there are few that address neighborhood commercial development. A description of the applicable Goals, Objectives and Decision Guideline and an analysis of how the proposal does or does not demonstrate compliance with said policies are provided below. • Goal 1.5, Objectives 1.5.b&c, and Decision Guidelines 1.5.1, 9.5.3-5 encourage a healthful and pleasing environment in the County's residential areas through the use of buffering techniques (fencing and landscaping), the use of underground utilities, paved streets, street lighting and sidewalks. Development of the project site is required to provide buffering including landscaping and/or fencing along the most easterly property line where the adjacent zone is Urban Residential-3.5 (UR-3.5) and where parking abuts a residentially zoned land. In addition, landscaping is required along street frontages and within any parking lot that contains twenty (20) off-street parking stalls or more. (Please see Sections 14.622.365, 14.802.220(8) and Chapter 14.806 of the Spokane County Zoning Code.) The Division is also recommending a six (6)-foot-high sight-obscuring fence be constructed along the east and north property lines (reduced to three feet within the required fronUflanking street yards). This fence wilt serve as an additional buffer to adjacent residential development. The site plan of record does illustrate landscaping along the east, west and south property lines. Additional landscaping may be required as per Zone Code Standards. Utilities are available to serve the site. Most are existing below grade and within adjacent public rights-of-way. However, overhead transmission lines provide electricity to the development. Road improvements have been requested by the Division of Engineering including a strip of land 22.5 feet in width to be set aside along the east 131.64 feet of the site fronting Broadway Avenue to assure the planned right-of-way width of Broadway Avenue (100 feet) is achieved. The construction of curb and sidewalk is not being recommended as these features exist in the vicinity of the proposal. Condition of approval D as required per zone reclassification approval ZE-1-71 prohibits the lighting of the parking area but does allow lighting standards no more than 10 feet in height to illuminate driveways, walkways and landscaped traffic islands. This condition of approval shall remain in effect for the development of the site. • Objectives 1.5.e, 1.5.f and Decision Guideline 1.5.8 emphasize that when a neighborhood experiences pressure for change in character, such change shall be permitted upon appropriate review. Appropriate review includes consideration and possible mitigation regarding building height in relation to height of structures /ocated nearby and whether new structures will have a positive or negative impact upon the neighborhoods architectural character. Although zoning trends within the immediate vicinity of the proposal have been primarily for residential development, changes have occurred that may support a change of conditions and the development of an office structure on a site previously approved for construction of apartments. ZE-1 A-71 Staff Report - April 19, 2000 Public Hearing 7 of 10 1 ~ I Broadway AVenue has been upgraded from a secandary arterial, as it as established in 1971, fv a Principal Arteriai, Spokane County's des'rgnation fof the highest trafFc movement cvrridor(s). The wes# Y2 of the site is deueloped with an offce s#ructure. The proposed change of conditians in essence is for the expansion of the affice cvmplex vnto the eas#'~'~ af the sfte. Also, since the initial zone reclassification in 1971, Spokane Cvunty has adop#ed a Gomprehensive Plan #hat supports limited commercial ac#ivity within Urban areas when they are Iocated adjacent #o arterials, Th+e Comprehensive Pfan recvmmendatian Fs further carried out in the Zoning Code, which spec`rfica[ly staf+es professional affices are permitted within the existing Urban Residential- 22 (uR-22) zone. The design of the site and propased vffice structures appear to take into considerativn impacts ta adjacent residential develapment. The proposed vffice sfnactures are limited to one s#ory consistent with residential development lara#ed narth, east and svuth of the prvject site. hla architectural character has been established within the surrounding neighborhood that wvuld be adversely impacted by the cvns#ruction of the affice stntctures if they replicate the character of the existing affice structure on the west pvrtion of the site. •Goa/1. 6, Objective 1. 6. aand Decisron G'uideline 1. 8. 9 recommend an orderiy pattem dev+elopment should be es#ablrshed between developed and undevefoped areas and shauld be in canfarmance wrfh Caunty ptans, policies and regulations. The proposal can conforrn to aII applicable Caunty plans, pvlicies and regulations if the proposai is de►veloped as conditioned. To summarize the above noted discussion, the Comprehensive Plan references neighborhoad commercial activities as being apprapriate in Urban areas when these fand uses are Ivcated adjacent ta heavily traveled s#reets (arterials) and when they are designed ta be campatible with adjacent residential development. The prvposed Change of Conditions for the constructi4n of an vffice complex in fieu of an apartment compiex does meet the intent of the appiicable Goafs, Qbjectives and Decisions Guidelines of the Urban category when taking into cvnsideration recommended cvnditians of approval and other mifigating measures. Zoning Analysis. The purpose of the UR-22 zvne is to set standards for the orderiy develvpment of residential property in a manner that proaides a desirable living environment that is compatible with surrounding land uses and assures fhe protectian of property values. It is 'rntended #hat this zone be used to add to the variety of housing types and densities, and as an implementa#ion tool far fhe Comprehensive Plan Urban Categvry. General characteristics of these areas include paved roads, pub(ic sewer and wa#er, accessibility tv schooCs and libraries, and a full line of public senrices including manned fire protection and publiG transit acr.essibility. Offces are permitted in the UR-22 zane in order to provide some of the service needs generated by high-intensity land uses. The highest derrsity residential zorre, UR-22 is intended tv be used partly as a transitianal zone be#ween low or medium density multiple-family uses and in#ensirre cvmmercial ar low intensity industrial uses and fio provide far higher density housing in Eocafivns clase to employmen#, shopping and majvr #ranspor#ation rautes where movements of people can be handled efficiently and with feast averall adverse impact. The subject site is currently zoned Urban Residential-22 (UR-22) and demanstrates consistency with the purpose and inten# of the UR-22 zone, whether develaped with apartments car Qffice buildings. Design: The site plan of record received by the Divisian of Pfanning on January 20, 2000 iifus#rates a rectangular prvperty apprvximately .945 acres in size, an existing affiee structure, vff- street parking area and sandscaping on the west'/2 vfithe site. The site plan also iilustrates a ZE-1A-71 Staff Report - April 19, 2000 PubEic Hearing 8 of 10 ' proposed one story 1,596 square foot expansion ot the extsting office structure and a new office structure one story in height and 3,485 square feet in area located 20 feet from the east property line. Landscaping is illustrated along the east, west and south property lines in conformance with Zoning Code development standards. One issue that will be discussed during the public hearing for the proposal involves the 22.5 foot wide Future Acquisition Area (FAA) along Broadway Avenue recommended by the Division of Engineering to implement the Arterial Road Plan and required building setbacks. The Spokane County Zoning Code requires building setbacks to be established from the FAA (see Section 14.710.300 of the Zoning Code). The site plan of record illustrates the proposed office building and office expansion five (5) feet from the FAA whereas the Zoning Code requires a setback of 25 feet from the FAA. In event the Hearing Examiner cannot offer relief to this Code standard, the applicant can either revise the site development plan to illustrate compliance with the required setback or make application for a variance to deviate from the standard. A variance requires a public hearing and may be approved by the hearing Examiner if the applicant can demonstrate a hardship as defined within Section14.404.080 of the Zoning Code, Variances. Buildings Footprint Area and Site Coverage: The foot prints of the existing and proposed office buildings equates to a total foot print area of approximately 21.9% of the site. Total Floor Area: 8,727 square feet Maximum Structure Height Proposed: One story and 19"-0". Building Setbacks: Proposed ReQUired Front yard (Broadway Avenue) 5 feet from FAA 25 feet from FAA Flanking yard 180 + feet 25 feet from the property line Side yard (east) 20 feet . 20 feet (due to landsaping) Rear yard (north) 47 feet 15 feet Parking: The zoning code requires the minimum of five (5) off-street parking stalls or 1 stall per 350 square feet of gross floor area. 25 off-street parking stalls area required and 27 have been identified as "provided" on the site plan of record. Required Buffering/Landscaping Techniques: The Spokane County Zoning Code requires a 20-foot-wide strip of Type I landscaping to be installed along the east property line and a five (5)- foot-wide strip of Type III landscaping along the property lines fronting Broadway Avenue and Ella Road. The landscaping shall not be located within the Future Acquisition Area (FAA). Along the north property line either a six (6)-foot-high sight-obscuring fence or five (5)-feet of Type I or II landscaping shall be installed to buffer the parking area from adjacent residentially zoned property. Because the parking lot contains over twenty (20) off-street parking stalls, the parking lot shall also be landscaped. If proposed site improvements exceed 50% of the assessed value of site improvements existing on site, then the five (5)-foot-wide strip of Type III landscaping identified on the site development plan shall extend along the full width of the site frontage along Broadway Avenue and Ella Road. Other Site Plan Considerations: The site plan submitted for review by the Hearing Examiner is general in nature. Detailed review to determine compliance with all Zoning Code regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit stage. ZE-1A-71 Staff Report-April 19, 2000 Public Hearing 9 of 10 Staff Summarv: As conditioned, the proposed office expansion and construction demonstrates consistency with the applicable Goals, Objectives and Decision Guidelines of the Urban category of the Comprehensive Plan. The development of the site as illustrated on the site plan of record does not comply with the setback requirements from the Future Acquisition Area (FAA) nor the requirement that landscaping be located outside the FAA. However, all other development standards have been or can be met without extreme revisions to the site development plan. Attachments A. Maps • Vicinity Map • Site Plan • Comprehensive Plan • Zoning B. 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L.11~1_ . . ~ I ~ . I ~ Scale :1 inch - 1250 ft 02l14100 Comprehensive Land Use Plan Subject Property within IUGA. A-A A- - Subject Property within UTA. l~ ~ l~ Subject Property within PSSA. A- A A ' Subject Property within ASA. ~~n • ► ist g Lontng Ex - ~ . . . RI~ . L u ' 21 . . , . • , ~ ~ . ~ ' . ` r 1 - a3 • R-3• . • ~ l~ 1'2 - ~ r lu I - R• R- 5 , . .5 ~ - 1-2 l ~R,3.5 -3.5 5 . . I R.3, Ar uR-22 . ` R 3• ~ I . R..u•z , -1 R-7 1•2 UR'7 ' .2 1 1 ~ 1-, ►-3 l ~ 1.2 . •I ~ tA 1i ~-2 . ~ ~ R jj~-3 R jjfl~,~ 1-3 _ ~ - -3 . - ~ B-3 1-3 ~ • , ATTACNMENT B CONDITIONS OF APPROVr- t . . • ' - •..:"'.r.-'_- - ,=..--.~:--s;~''''" - , - _ REC4MMENDED CONDITIONS OF APPROVAL FOR.ZE-1 A-71 . ~ ~ DMSION OF PLANNING r SPOKAI%T, CA)UWY - .e. _ z-•s•. . . - , .-s - - ' - . . 1. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the owner(s)of the property, heirs, assigns and successors. 2. The zone change applies to the following real property: (See project file, CE-411-99°B°) 3. The proposal shall comply with the Urban Residential-22 zone(s) and all other applicable Zone Code regulations, as amended. 4. The proposal shall comply with the Spokane County Subdivision Ordinance, as amended. 5. The applicant shall develop subject property generally in accordance within 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. 6. Approval is required by 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 permits. 7. Parking areas shall be unlighted except that driveways, walkways, and landscaped traffic islands may be illuminated by low-intensity lighting on standards not exceeding ten (10) feet in height. 8. Direct light from any exterior area lighting fixture shall be positioned, placed constructed, shielded or used as not to illuminate directly any building or structure or portion thereof on an adjacent lot containing a building or structure used as a residence. 9. All land areas not occupied by buildings, parking, and circulation shall be landscaped, planted and maintained in an appropriate turf, shrubbery and trees and as required by Chapter 14.806 of the Spokane County Zoning Code, as amended. 10. A specific landscape plan, planting schedule and provisions for 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 building permits. Landscaping shall be installed and maintained so that sight distance at access points is not obscured or impaired. ~ r 11. Off-street parking facilities and connecting roadways/driveways shall not occupy any area within 5 feet of an adjoining residential zone outside the project. 12. A six (6) foot high sight-obscuring fence shall be constructed along the north and east property lines. The fence height shall be reduced to three feet inside any fronUflanking „ street yard. 13. Any portion of the project site that is to be occupied or traveled by automobiles shall be maintained in a hard surface. 14. The design, location and arrangement of parking stalls, driveways and parking lot landscaping shall be in accordance with the Spokane County Zoning Code, as amended. 15. Provisions shall be made for fire hydrants in accordance with the requirements of the Fire Marshal. 16. The Spokane County Division of Planning shall prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and utilities. The reserved future acquisition area Title Notice shall be released, in full or in part, by the Division of Planning. The notice should be recorded within the same time frame as an appeal and shall provide the following: a. At least 22.5 feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing and/or newly dedicated right-of-way along Broadway Avenue. NOTE: The County Engineer has required no new dedication. b. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. c. No required landscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. d. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered interim uses. e. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 17. 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 Trtle Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Planning. The Title Notice shall generally provide as follows: The parcel of property legally described as [see legal description in project file] the subject of a land use action by a Spokane County Hearing Examiner, imposing a variety of special development conditions. File No. ZE-1A-71 is available for inspection and copying in the Spokane County Division of Planning. ZE-1A-71 Recommended Conditions of Approval 2of3 ♦ • . 18. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Planning/designee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended. 19. The applicant shall contact the Division of Building and Code Enforcement at the eariiest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concems include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. 20. A filed aviation easement satisfactory to the Felts Field Airport Board and/or other air traffic control agency shall be provided prior to the Division of Planning sign-off on a building permit. 21. The Division of Planning shall file with the Spokane County Auditor, within the same time frame as allowed for an appeal from the final disposition, including lapsing of appeal period, a Title Notice, which shall generally provide as follows: "Prior to the issuance of any building permit for any building or any use on the property described herein, the applicant shall be responsible for complying with the provisions of the Zoning Code for Spokane County, Section 14.706 (Aquifer Sensitive Area Overlay Zone). The property which is the subject of this notice is more particularly described as follows: . . . " 22. If this land is subsequently the subject of a binding site plan, minor adjustments to the zoning boundaries may take place, based upon minor road alignment or lot boundary adjustments at the time of filing of the final binding site plan. Revised legal descriptions, with a surveyor's stamp/seal, representative of the zoning boundary adjustments shall be submitted to the Division of Planning. ZE-1 A-71 Recommended Conditions of Approval 3 of 3 i . . . , ~ ATfACHMENT C AGENCY COMMENTS A - R~r -V SPOKAI v SPOKANE REGIONAL HEALTH DISTRICT ENVIRONMENTAL HEALTH DIVISION , ' INTEROFFICE MEMO " GURAENT DATE March 31 2000 TO Francine Shaw Senior Planner Spokane County Division of Current Planning FROM Donald T Lynch EHS il - EHD SRHD "VS-0 SUBJECT ZE-1A-71 (Allision) Public water and pubiic sewer are required for this action We offer no additional comment planning Itr\ ! ~ 5POKANE COUN7Y WATER 0I aTRIC7Na 3 i'O Svx 11187 5pafcane WashTngton 99211-1187 (509) 536-0121 FAX (509) 534-3760 ~n~►Marcn 27 2000 4 Ms Franc:ne Shaw, Senior Planner 1026 West Broadway Avenue Spakane WA 99260-0240 RE FILE 4 ZE-IA-*7 Dear Ms Shaw !have att=empted to review tne project prapvsed above which rs lncatea wF#hin tne watc-r service bouradc-iries vf Spokane County V1later District # 3 However, I am unab(e to provide subSLantive carnment on the propasal because the conceptua3 si#e plan do.s not adaress publ:c water or frre prctection servsces ta the prvperty Spvkane Coc!,ry Eng:neers may prohcott access ng t~~ existing uvater rmain in Broadivay Avenue th-ough -~cer~~y ntita~let~ ~~pnait pavement Alternatively water and f re pratec#icn may be evassable 1,rom an existing w'2,ter m~~~ in Elfa Raad dependent upon the requ,rL-,d fire ftQw If ycu haVe any questoons or comments reiating ta this project, ~~~~~e Contact me ai 536- 01 21 Sincerely Youl-s cef ~c~ eral Manager PCi Randai{ & Darskin P S Mr Pau! Allasian 601 W Rwerside Averrue Ste 1500 Sook~~e V1~ 9,;20 1 ~ Shaw, Francine From Davis Tom 6&P Sent Thursday March 30 2000 8 25 AM To Shaw Francine Subject ZE-1A-71 COMMENTS FROM THE DIVISION OF BUILDING AND CODE ENFORCEMENT • The applicant will need to appiy and be issued the appropriate building permit from this Office Page 1 ~ Shaw, Francine Frvm Hemmings Bill Sent Thursday December 30 1999 12 24 PM "Ta Shaw Francine CG Engelhard Scntt Korraball Sandy Sams Brenda Ma!ler Katherine Darrell Vzrganoa ❑aVis TQm S&P SUbject ZE-1A-71 - Paul Allison 12-3a-99 I received the abave referenced appircat9an Qn aecernber 30 1999 [ haWe nQ cvmment at this point in time Page Z ~.•'~`~-1~ 17aC&~e -1LC ~S ~~i~ Ja//n T T" ZA(1,,11-li ..r~~ 01/12/00 WED 09 05 FAX 509 89" 25 SPOKAtiE VAI.I.EY FIRE PI.ANNING 1@002 ~ C ~ SP0ICANE VALl.EY F1RE DEPARTMENT i Spokane Counfy Flre Orstnct 1 10319 EAST SPRAGUE AVE a SPOKANE WA 99206-3676 •(509) 928-1700 . FAX (509) 842,4125 R. Paf Humphrle: Ctllef January 12, 2000 Francine Shaw Department of 6uilding & Planning 1026 W Broadway Spokane WA 99260 RE Change ot Condittons ZE-1 A-71 Dear Ms Shaw ~ The Spokane Valley Fire Department has no objectjons to this change of conditlons We wsif have requirements at pre-construction/ permit time 4illier ` F ire Inspector KMldc ~W&a 6 ~ ~ ~ To FRANCINE SHAW (Buiiding & Planning) CC P~ From JIM RED (Utilities) Date 01/1012000 Subject ZE 0001-71 Stage Technical Review Phase Chg of Conditions, ZE-1A-71 ss09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed Sewer connection permit is required Commercial devefopments shali submit histoncai and or estimated water usage pnor to the issuance of the connection permit m order to establish sewer fees ss12a Applicant shall submit expressly to Spokane County Division of Utilities under separate cover' only those plan sheets showing sewer plans and specifications for the public sewer cvnnectlons and facilities for review and approval Commercial developments shall submit historicai and or estimated water usage as part of the sewer plan submittai ss12f Sewer p{ans acceptable to the Division of Utifities shaif be submitted pnor to the issuance of the sewer construction permit ss15a Arrangements for payment of applicable sewer charges must be made pnor to issuance of sewer connection permit Sewer charges may include special connection charges and generai facilities charges Charges may be substantiai depending upon the nature of the development ws01 Any water service for this proJect shall be provided in accordance with the Coordinated Water System Pfan for Spokane County as amended ~ ~ ~'C~~ ' ~ J~c~ ~ ~ .,f ~ G~C'~ ~ ~ ~ ~ JaH-04-00 09 5SAM FRDM-SCAPCA ( - T-921 P 03106 F-702 ~ ~ SROKANE ~OUNTY QCUA10A MR PaL11~ fl0~1 l~ ~ p- C:0 r%8 fi-. CDNTROL AUTHORiTY WE5T 1107 COiLEGf Si]1TE 403 v SPOKAHE sIVA 99301 ~(509) 477-4727 Fax {501477 6878 Date ! ! ~ ~ ~ 0 T[] 0 Mr Jeff Forry V~MS FranC1~~ ShaVk' .~'3pokaflE3 Cqunty DIVISiDn of Bu[ldingS & Plann1ng 1026 W Bfioadwa]► IaVe Spokane, WA J~~~~ Fr+orn Mr Char1es E S'~uder Re SCAPCA REQUIREMENTS FOR FEIe ~o ZE-IA- r7 1 Propon~nVPrvject Name I0i4~~ 0 1:1 f ReAuesf fo r Cam rnents on ~ ~ El ICDmments on Hearttn+qs Examiner PubiiG Meetrnq on ~ CI IComments an De rminatian af. Nonsigntfican+ce Issued on ~ Fla ~4 1. ~ M on 1 h4-w 0 2 1S ~ Tha Spakane Counzy Air pollutmn Con#ro1 Arr#lfflrrty (SCAFCA) was fnrrned unGsr asa awmty ct L1ae 1967 Cfean .4ir Acr of We-qhrngtcn (RGK9 Tnar Acr raqui►&d caounues hka Spakane Caunty ta actwto toca1 a,r parlutan canW agenries Ta maet the requrrernents af that Acr SCAPGA adoptsd reguj~atk)ns to conuo1 the emissrvns af arrmnrsmrnants ftOm saUMs M#hrrt Spokone Caunry Pcrbvrrs of Spokarre [:ocmty farl to mee[ Weral healih s#andards fQr partrculate Om,mcrrs {di►si aW smvke} and carbon n7ono,xrde NumfIr+aus strstegies hava been lmpNemanted ,ta red+r~ air pallu#rvn amissrars' so ftf wO can im,prOve alf qu,ality and meet teafth standarcfs Fo1lavwrrg rsla lrst of conce,mrssues thaL et a mlnJrraum nesd to be addrvssed fvr prOPOsed pfcjwts Add'r#~ona1 comments may r~sult after mtore deta,led ,nformat,on of 1he pmject i$ suppJrsd SCAPCA encatireges ,;ttfopomnis zo ~ntact thalt off=S a? 1107 West Gollage 5pokane WA 99207 for acfdr€jmnal urformak7ra The f8llowing evnditions are re1evan# #o prvpased projeet • Harvest3ng of timher cieates sr[vrculuirai dabns 4:vnststent wdh Staie pvlEcues and regu~atians alternatwes to buming snould be examined The preferred a[temate dtsposal rnetficnds in the fOllawrng arder are s[ash producton minimizatDn, slash ub1rzattan nvn-bum,ng disposal and slivicultural buming If buming is the anly reasonabEe dssposal method then d mUS# be done in acwpdance WO af[ appCtr.~bie reg~~atians and eonducted in a rnanner that minimaes smoke related nutsances and air pvfMon impactts •Washrng[on State Regulatan 973-400-110 requires that aNatce of Canstrucban and Applacation for Approval be submztted ta and approved by our Agency pnar to the canstructron installativn or estahlrshment of an air polILition saurce I# is possible tha# the foIlnwtng air pvllut'on sources may be present at the ptvposed faciLrtyr On+e or more fossi1 fuel (natural gas, propane, bwtane, diesel, fuel oil, or wraste lpr wvad burning heat sources Matural gastproQanelbutane burnMng b0ilers, heat,ng unhss, ar hvt ~ A 5 s~rr~rwL"9~~171~~~ CCMFIEnTS avc JAN-04-00 09 55AM FROM-SCAPCA ~ r T-921 P 04/06 F-702 . ~ water heaters, or combmations thereof, with a totai heat input of 41OOO,C00 Btuslhr are required to appiy for a Notice of Consttuchon Other units are required to appfy for a NOC when the tctal heat input exceeds 400,000 Btus/hr In adddron, addltional requtrements such as controts for Nitrogen Oxide emosions (NOx) and soucce testmg may be required depending upon the size of the unit ~ One or more Stand by Generators SCAPCA reqwres a Natice of Coctstnucticn for ali Stand by Generators that are rated greater than or equat to 500 mechanlcal horsepower (375 Kilowatts) • There are numerous businesses that ace allowed in a commercial and industrial zoning that are air pvlluUon sources Before atry business is estabiished at the site, SCAPCA should be contacted to detetmine rf a Notice of Construction is required A ccpy of this lettef should be Qtven to each new tenant • A11 air pollutcn regulabons must be met • Air poltution regulabons requite that dust emissrons dunng demolition, constructicn and excavafion pr,ojects be controped This may require the use of water sprays tarps, spnnkiers or suspenston of acbvrty dunng certain weather condmons Haul roads should be treated and emwrons from the transfer cf eaMert matertal must be controlied as we!l as emisssons from all other construcbon related ac:bvtbes • SCAPCA strongly recommends that ail traveled surfaces (i e ingress, egress, pahang areas, access roads) should be paved and kept clean to minim¢e ertussions • Measures must be taken to avoid the deposibon of dirt and mud frorn unpaved surfaces onfio paved surfaces Jf trackmg or spilis occur on paved surfaces measures must be taken tmmedtately to clean thase surFaces • SCAPCA Regutatian IE Article IV may require f+egmtrabon wrth thts agency dependmg upon the type of busmess that may be estabCshed at the srte. An approved Nobce of Construction suffices to meet thcs requirement • SCAPCA Regulafion I, Artrcle V1, and SCAPCA Regulaton Ii, Ancrje N, address air po(iufion errtission standacds AI1 emission standards must be met • Debns generated as a result of this projeci must be disposed of by means other than bumrng (i e aonstruction waste, vegeta6ve waste etc.) ~ An asbestos survey must be done by an ANERA certrfred mspectof pnor to demorton or renovahon of building(s) to determine if asbestos-contatnmg matenal ts present at the sfte Demotrbon and renovation prolects musi comply wrth the requirements of CFR 40, Part 61, Subpart M, SCAPCA Regulation i, Art,de !X & Artide X Sect,on 10 09 and Washington State RegulaUons (WAC 296-62, -65, & -155) Notce of Intent to Perform Asbestos Removal andlor Demolihon forms are avatlable at the SCAPCA office Asbestos-con#arning mafienai must be removed m a=dancs wnth Federai State, Local regulations and disposed of at a licensed faaltty • Depending upon the type of business or equipment estabiished on site some objecbonabte odors may resuft from thrs project SCAPCA's regulaUons state that effecWe control apparabus and measures must be used to reduce odors to a minlmum • A11 solid fuel bummg dev,ces (fireplaces wood stoves pe(let stoves, etr.) must compiy wiffi local, state, and federal rules and regulations Firepiace emission standards became effbcve ,lanuary 1, 1997 New firep[aces must be tested and labe(ed in accordance vnth procedures and crrfena specrf'ied m the UBC Standard 31 2 SCAPCA Requlation i Arttcle V!!I Section 810 does not allow the installation of non-certlfied soGd ittel buminsa devices ltt anv new ar eYisbnq bulldinq ot structure, upless the soltd tuel burninq devtce ls a eook stove, fireoTace, or furnace as defined by SCAPCA ReAulation 1 Article Vili* Secbon 8 03, or a nnn certified solid lvel bumina device which has besn rendered parmanerrtfy inoperable • If the proponent or anyone eise has questons conceming the above, please cantact Charies E Studer (509) 4T7-4727 ext 107, Apnl Miiler ext 105, or Ke11e 1l~geland ext. 106 at SCAPCA's offics dunng the hours of 8 00 am & 4 30 pm Monday through Fnday Failura to meet SCAPCA recwlations may result r» delays, closure and civi1 and'or esiminal sancLons Ci.EAN AIR IS UP TO ALL OF US PAGE 2 lI -1~qC6ye^ ~ - - ~ ~ ■ ~ M E M 0 R A N D U M .F DATE Jat'1u3ty 6 2000 r TO Francme Shaw Divxsion of Bud g a.nd Planning FRaM Katherine Mffler E I T and Vrr ari`efll P E 5tamn-svater Utility R E ZE- IA-71 Change of conditinns cc As part of the change af conditions re+gue~~ w+e recommend that tnis Iand-use action be required to canform to the current roa+d and draanage standards fvr the rtew construeban If fi.he proposed addition exceeds 50°Ia of the as5essed value of the propertY, then t~e.50% rule appli+es The r-ule requcres that the entme site be brvught up to current draanage standards Thank you for the vpporkuraity tv comment K 1Scv mlKathe r+c1Df5TGN~2e7a71 vc i~ • ~ r . ~ ~ OFFICE OF THE SPOKANE C4UNTY ENGINEER 1026 W Broadway Ave Spokane, WA 99260-0170 (509)477-3640 Fax (509)477-2243 R, s1~~~«rcn "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE TO Spokane County Building and Pla,ning Depa en FROM Division of Engineering & Roads DATE January 6, 2000 PROJECT UR-22 CHG OF COND NE1N PLOT PLAN F1LE # -ZE-0001A-71/ ) Hearing Date @ Review Date Sponsor/Applicant FRANCINE SHAW Section Township Range 18-25-44 Planner FRANCINE SHAW Technicai/Review Date (01/06/200 @ 2 15) The Spokane County Engineenng Department has reviewed the above referenced appiication The following "Conditions of Approval" are submitted to the Spokane County Planning Department for inc(usion in the "Findings of Fact Conclusions and Order/Decision' should the request be approved Prior to release of a building permit or use of property as proposed 1 Spokane County Engineering has no objection to the proposed Change of Condition 2 Access permits for approaches to the County Road System shail be obtained from the County Engineer 3 A parking plan and traffic circulation plan shali be submitted and approved by the Spokane County Engineer The design location and arrangement of parking stalis shall be in accordance with standard engineering practices Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles 4 Roadway standards typicai roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 99-0265 as amended and are appiicable to this proposal 5 No construction work is to be perormed within the existing or proposed right of way until a permit has been issued by the County Engineer Ali work within the public road right of way is subject to inspection and approva( by the County Engineer CC Acol_cant D-„u J ALLIS01 Ergineer/Sur ` o_ Plazner C- ~ S j. J r ~ Page 2 O1/06/200 0001A 6 The County Arterial Road pian identifies Broadway Avenue as a 100 foot Principal Artenal The existing right of way width of 27 5 feet measured from centeriine is not consistent with that specified tin the plan In order to implement the Arterial Road Plan it is recommended that a strip of property 22 5 in width along the Broadway Avenue frontage be set aside in reserve This property may be acqusred by Spokane County at the time when Arterial Improvements are made to Broadway Avenue 7 The applicant should be advised #hat there may exist ut,i,ties either underground or overhead affecting the applicants property including property to be dedicated or set aside future acquisition Spokane County will assume no financial obligation for adjustments or relocation regarding these utiiities The applicant should check with the appiicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for ad}ustment or relocation costs and to mzke arrangements for any necessary work 8 The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards END , , I S P O K A N E . ~,,:a, C O U N T Y CURREN'T PL.ANNING A DNISION OF THE PUBLIC WORKS DEPARZMEN'r Gary Oberg„ Director RECE VED JAN 2 5 2000 MEMORANDUM SPOKANE COUNTY ENGINEER DATE: January 25, 2000 0: Division of Engineerinb and Roads - Transportation Engineering; Scott !,ngelhard, c/o Sandy Kimball I_)ivision of Engineering and Roads- Development Services; Bill Hemrrlings llivision of Utilities - Information Management; Jim Red ~ Division of Utilities - Stormwater Utility; Brenda Sims Spokane County Division of Long Range Planning; John N1ercer Spokane Regional Health District; Steve Holderhv Spokane County Air Pollution Control Atithoriri, Spokane Transit Authority; Christine Fuestorl Spokane County Fire District No. 1 Spokane County Water District No. 3 WA State Department of Ecology; HeicJi Rerv FROM: Francine Shaw, Senior Planner ; r~ ~ RE,: Revised Site Development Plan for ZE-IA-71 Enclosed is the revised site development plan for th-e above-referenced proPosal. Revisions to this plan include the identifieation of Future Acquisition Area, conected landscaping type, right-of-way widths of both Ella and Broadway, building heiaht in feet and stories, and other clarifying information. Please repiace the site development plan circulation to your office on December 29, 1999 with the enclosed plan. No comments are beina requested as the revisions should not impact yotir previolis response. Ir yo« have any qucstions, y'Oll I11a~,contact r1~e ar 477-7218. Attachment NIV'c Cop~- w;o attachment to: Paul AIlison/Ewin; Micken A!hn E. Gav, Surveyor J l 102ti W. 13ROADWAY 0 cPOf:ANE, bti'ASH?,GTON 99"60-02Zp ~ r PHONE: (:;09) 4i7-72010 • F.-3x: (509) 41-7-2243 • TDD: (509) 477-; 233 DETERMINATION OF NONSIGNIFICANCE - "DNS" WAC 197-11-970 and Section 11.10.230(3) SPOKANE ENVIRONMENTAL ORDINANCE FILE NUMBER: ZE-1 A-71 DESCRIPTION OF PROPOSAL: A request for a change of conditions to a previously approved zone reclassification (file no. ZE-1-71) to allow the construction of an office complex in lieu of an apartment complex APPLICANT: Paul Allision with Randall and Danskin, P.S., 601 W. Riverside, Suite 1500, Spokane, WA 99201, (509) 747-2052 LOCATION OF PROPOSAL: The site address is 7903 E. Broadway Avenue. The site is generally located at the northeast corner of the intersection of Ella Road and Broadway Avenue in the NW'/4 of Section 18, Township 25 N., Range 44 EWM, Spokane County, Washington. LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 15 days from the date issued (below). Comments regarding this DNS must be submitted no later than 4:00 p.m., April 17, 2000, if they are intended to alter the DNS. All comments should be sent to the contact person listed below. RESPONSIBLE OFFICIAL: By: Francine Shaw Title: Senior Planner Spokane County Division of Planning 1026 W. Broadway Ave. Spokane, WA 99260-0050 (509) 477-7;0 J ~ f DATE ISSUED: 2000 SIGNATURE:~~,~Y CONM1IINTS REGARDING IIVVIRONMWI'AL CONCERIVS ARE WEL,CCOME AT TIIE G. APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY DIVISION OF PLANNING, lst Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project. This appeal must be written and the appellant should be prepared to make specific factual objections. Contact the Division of Planning to assist you with the specifics for a SEPA appeal. This DNS was mailed to: 1. WA State Department of Ecology (Olympia) 2. Spokane County Division of Engineering, Transportation Engineering; Scott Engelhard 3. Spokane County Division of Engineering, Development Services; Bill Hemmings 4. Spokane County Division of Utilities; Jim Red 5. Spokane County Stormwater Utility; Brenda Sims 6. Spokane Regional Health District; Steve Holderby 7. Spokane County Division of Building and Code Enforcement, Tom Davis 7. Spokane County Air Pollution Control Authority 8. WA State Boundary Review Board; Susan Winchell 9. Fire Protection District No. 1 10. West Valley School Distric[ 11. Spokane County Water District 12. WA State Department of Transponation; Mark Rohwer 7 . ' . ~ S P O K A 1-4 E ~ C O U 1-4 T Y CURRENT PLANMNG A DMSION OF THE PUBUC WORKS DEPAR'IMEM' Gary Oberg, Director RECE VED MAR 2 6 2000 MEMORANDUM SPOKANE COUNTY ENGINEER TO: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimball Development Engineering Services; Bill Hemmings Spokane County Division of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderby Spokane County Division of Building & Code Enforcement; Tom Davis Fire District No. 1 Spokane County Water District #3 FROM: Francine Shaw, Senior Planner DATE: March 22, 2000 SUBJECT: Review and comments for the hearing of April 19, 2000 at 9:00 a.m. FILE ZE-1 A-71 DESCRIPTION: A request for a change of conditions to a previously approved zone reclassification (file no. ZE-1-71) to allow the construction of an office complex in lieu of an apartment complex STR: 18-25-44 APPLICANT: Paul Allision with Randall and Danskin, P.S., 601 W. Riverside, Suite 1500, Spokane, WA 99201, (509) 747-2052 Note that the application and maps were previously circulated to your agency. Please review and return any comments to me by April 5, 2000. ~ Attacliments: Notice of Public Hearing 1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220 PHONE: (5139) 477-7200 9 Ft'UC: (509) 477-2243 9 TDD: (509) 477-7133 a NOTICE OF PUBLIC HEA►RING SPOKANE COUNTY HEA►RING EXAMINER TO All interested persons, and owners/taxpayers within 400 feet YOU ARE HEREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE LAND USE APPLICATION LISTED BELOW, AS FOLLOWS Application File No ZE-1A-71 A request for a change of conditions to a previously approved zone reclassification (file no ZE-1-71) to ailow the construction of an office complex in lieu of an apartment complex Hearing Date and Time Aprii 19, 2000 @ 9 00 a m Place Commissioners Assembly Room Lower Level Spokane County Public Works Building 1026 West Broadway Spokane Washington Owner Ronald and Lynda Sahnow, P O Box 13388 Spokane WA 99213 Applicant Paul Allision with Randali and Danskin P S 601 W Riverside, Suite 1500 Spokane WA 99201 (509) 747-2052 Address and Location The site address is 7903 E Broadway Avenue The site is generally located at the northeast corner of the intersection of Ella Road and Broadway Avenue in the NW of Section 18 Township 25 N Range 44 EWM Spokane County Washington Comprehensive Plan Urban Zoning Designation Urban Residential-22 (UR-22) Environmental Determination A Determination of Nonsignificance (DNS) was issued by the County Division of Planning as the lead agenGy on March 31 2000 The comment period ends April 17 2000 Related Permits n/a Division of Planning Staff Francine Shaw Senior Planner (509) 477-7200 HEARING EXAMINER PROCEDURES Hearing Process and Appeals The hearing will be conducted under the rules of procedure adopted in Spokane County Resolution No 96-0294 All interested persons may testify at the public hearing and may submit written comments and documents before or at the hearing The Hearing Examiner may limit the time given to speakers A speaker representing each side of the issue is encouraged Any appeal of the Hearing Examiner's decision will be based on the record established before the Hearing Examiner pursuant to County Resolution Nos 96-0171 Environmental appeals will foilow the same procedural route as the underlying action All heanngs wiN be conducted in facilities which are accessible to persons with physical disabilities inspection of File, Copies of Documents A Staff Report will generaliy be available for inspection seven days before the hearing The Staff Report and application file may be inspected at the Spokane County Division of Planning 1 St Floor Permit Center Public Works Building 1026 W Broadway Spokane WA 99260-0220 between 8 a m and 4 p m weekdays M-F except holidays Copies of documents will be made available for the cost of reproduction If you have any questions or speciai needs please call the Division at (509) 477-7200 Send written comments to the Spokane County Division of Planning 1026 W Broadway Spokane WA 99260 Attn Francine Shaw/ZE-1A-71 Motions must be made in writing and submitted to the Spokane County Hearing Examiner 3rd Floor Public Works Building 1026 W Broadway Spokane WA 99260-0245 OFFICE OF THE SPOKANE COUNTY ENGINEER 1026 W Broadway Ave Spokane WA 99260-0170 (509)477-3600 Fax (509)477-2243 s ~c«M "ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE TO Spokane County Building and Pla ning Depa en FROM Division of Engineering & Roads ceff~ ~ DATE January 6 2000 PROJECT UR-22 CHG OF COND NEW PLOT PLAN FI LE # -ZE-0001 A-71 / ) Hearing Date @ Review Date Sponsor/Applicant FRANCINE SHAW Section Township Range 18-25-44 Planner FRANCINE SHAW Technical/Review Date (01 /06/200 @ 2 15) The Spokane County Engineering Department has reviewed the above referenced application The following Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved Prior to release of a building permit or use of property as proposed 1 Spokane County Engineering has no objection to the proposed Change of Condition 2 Access permits for approaches to the County Road System shall be obtained from the County Engineer 3 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design location and arrangement of parking stalls shall be in accordance with standard engineering practices Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles 4 Roadway standards typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to this proposal 5 No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer All work within the public road right of way is subject to inspection and approval by the County Engineer CC Applicant PAUL J ALLISON Engineer/Surveyor Planner FRANCINE SHAW ~ 1 J Page 2 O1/06/200 OOOlA 6 The County Arterial Road plan identifies Broadway Avenue as a 100 foot Principal Arterial The existing right of way width of 27 5 feet measured from centerline is not consistent with that specified in the plan In order to implement the Arterial Road Plan it is recommended that a strip of property 22 5 in width along the Broadway Avenue frontage be set aside in reserve This property may be acquired by Spokane County at the time when Arterial Improvements are made to Broadway Avenue 7 The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property including property to be dedicated or set aside future acquisition Spokane County will assume no financial obligation for adJustments or relocation regarding these utilities The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessary work 8 The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards END PAGE 1 14 32 04 04 JAN 2000 Road# Road Names MPost Reference Descriptio Road Log Info 01131 ELLA RD (START) 000 SPEAR AV (END) U 19 LIGHT BITUM 24 ELLA RD 030 HARRINGTON AV (START U 19 LIGHT BITUM 24 120 VALLEYWAY AV U 19 LIGHT BITUM 24 L ~.a..[1-______U,T_, AV l~~T,1 U 19 LT GHT BLTLW - 24 360 BROADWAY AV U 19 LIGHT BITUM 24 490 CATALDO AV (START) U 19 LIGHT BITUM 24 ELLA RD ( END ) 620'BOONE AV u i 4-6- 01132 ELLA RD (START) 000 MISSION AV U 19 PAVED 36 ELLA RD 060 AUGUSTA AV U 19 PAVED 36 ELLA RD (END) 120 NORA AV U 19 PAVED 36 01133 ELLA RD (START) 000 SINTO AV (END) U 19 PAVED 36 ELLA RD 020 MAXWELL AV (END) U 19 PAVED 36 ELLA RD (END) 090 MISSION AV U 19 PAVED 36 01134 ELLA RD (START) 000 INDIANA AV U 19 LIGHT BITUM 20 ELLA RD 060 SHANNON AV (START) U 19 LIGHT BITUM 20 ELLA RD (END) 090 KNOX AV (START) U 19 LIGHT BITUM 20 01135 ELLA RD (START) 000 SR 290 (TRENT) U 19 LIGHT BITUM 20 ELLA RD 110 CARLISLE AV (START) U 19 LIGHT BITUM 20 170 JACKSON AV (START) U 19 LIGHT BITUM 20 230 MARIETTA AV U 19 LIGHT BITUM 20 290 BUCKEYE AV U 19 LIGHT BITUM 20 350 GRACE AV (START) U 19 LIGHT BITUM 20 420 FAIRVIEW AV (START) U 19 LIGHT BITUM 20 ELLA RD (END) 490 UTAH AV U 19 LIGHT BITUM 20 01207 ELLA RD (START) 000 UPRIVER DR U 19 PAVED 26 ELLA RD 220 ELY RD (END) U 19 PAVED 26 ELLA RD (END) 310 CENTER RD (END) U 19 PAVED 26 01224 ELLA RD (START) 000 RUTTER AV (END) U 19 LIGHT BITUM 20 ELLA RD 030 EUCLID AV U 19 LIGHT BITUM 20 160 LIBERTY AV U 19 LIGHT BITUM 20 280 GLASS AV U 19 LIGHT BITUM 20 410 SOUTH RIVERWAY RD U 19 LIGHT BITUM 20 01184 ELLA RD (START) 000 BALDWIN AV U 19 PAVED 36 ELLA RD (END) 060 INDIANA AV U 19 PAVED 36 01206 ELLA RD (START) 000 SOUTH END TO UPRIVER U 19 GRAVEL 24 ELLA RD (END) 120 UPRIVER DR U 19 GRAVEL 24 01234 ELLA ST (START) 000 GUNNING AV U 19 PAVED 36 ELLA ST 080 WOODLAND PARK (PRIVA U 19 PAVED 36 230 WOODLAND RIDGE (PRIV U 19 PAVED 36 240 END PAVEMENT/START G R 09 GRAVEL 30 420 SUNFLOWER DR (END) R 09 GRAVEL 30 ELLA ST ( END ) 490 FRANC I S AV ( START ) R 09 GRAVEL 30 10 Records Processed PAGE 1 14 32 19 04 JAN 2000 Road# Road Names MPost Reference Descriptio Road Log Info 00536 CATALDO AV (START) 000 YARDLEY RD U 19 LIGHT BITUM 20 CATALDO AV 120 STANLEY RD U 19 LIGHT BITUM 20 CATALDO AV (END) 250 HOWE ST U 19 LIGHT BITUM 20 00537 CATALDO AV (START) 000 GIRARD RD (END) U 19 PAVED 36 CATALDO AV 060 BOWNIAN RD (END) U 19 PAVED 36 CATALDO AV ( END ) r..12..Q PARK RD U 19 PA.VED, ~ 00538 CATALDO AV (START) 000 ELLA RD U 19 PAVED 36 CATALDO AV 150 DORN CT (END) U 19 PA 36 i 250 VISTA RD U 19 LIGHT BITUM 18 370 BESSIE RD U 19 LIGHT BITUM 18 500 SARGENT RD U 19 LIGHT BITUM 20 630 MARGUERITE RD U 19 LIGHT BITUM 20 750 ARGONNE RD U 19 PAVED 40 810 MULLAN RD U 19 LIGHT BITUM 20 850 STOUT RD (START) U 19 LIGHT BITUM 20 910 WILLOW RD (START) U 19 LIGHT BITUM 20 CATALDO AV (END) 1 000 LOCUST RD U 19 LIGHT BITUM 20 00540 CATALDO AV (START) 000 WILBUR RD U 19 PAVED 28 CATALDO AV 060 FOX RD (START) U 19 PAVED 40 160 PERRINE RD (START) U 19 PAVED 40 CATALDO AV ( END ) 380 SR 27 ( P INES ) U 19 PAVED 40 00541 CATALDO AV (START) 000 WEST END TO MCDONALD U 19 PAVED 40 CATALDO AV 180 MCDONALD RD U 19 PAVED 40 CATALDO AV (END) 430 BLAKE RD U 19 PAVED 40 00542 CATALDO AV (START) 000 EVERGREEN RD U 19 PAVED 40 CATALDO AV 090 BOLIVAR RD (START) U 19 PAVED 40 130 BANNEN RD (END) U 19 PAVED 40 250 BEST RD U 19 PAVED 40 370 CALVIN RD U 19 PAVED 40 440 WARREN RD U 19 PAVED 40 CATALDO AV (END) 500 ADAMS RD U 19 PAVED 40 00543 CATALDO AV (START) 000 ST CHARLES RD U 19 PAVED 40 CATALDO AV 110 RAVALLI DR (END) U 19 PAVED 40 CATALDO AV (END) 190 MISSION AV U 19 PAVED 40 00544 CATALDO AV (START) 000 FLOR.A RD U 19 LIGHT BITUM 20 CATALDO AV 220 ARC CT (START) U 19 LIGHT BITUM 25 280 TSCHIRLEY CT (START) U 19 LIGHT BITUM 18 CATALDO AV (END) 560 LONG RD (START) U 19 LIGHT BITUM 18 00707 CATALDO AV (START) 000 WEST END TO VAN MART U 19 PAVED 34 CATALDO AV 020 VAN MARTER RD (START U 19 PAVED 34 CATALDO AV (END) 180 PIERCE RD U 19 PAVED 28 00539 CATALDO AV (START) 000 RUDOLF RD (START) U 19 LIGHT BITUM 16 CATALDO AV (END) 070 MACARTHUR RD (START) U 19 LIGHT BITUM 16 0 0 8 0 0 CATALDO AV ( START ) 000 BRP,DLEY RD ( START ) U 19 PAVED 30 CATALDO AV (END) 090 EAST END OF ROAD U 19 PAVED 30 00681 CATALDO RD (START) 000 BARKER RD U 19 LIGHT BITUM 22 CATALDO RD (END) 550 EAST END OF ROAD U 19 LIGHT BITUM 33 12 Records Processed PAGE 1 14 32 29 04 JAN 2000 Road# Road Names MPost Reference Descriptio Road Log Info 00324 BROADWAY AV (START) 000 HAVANA ST & SPOKANE U 14 PAVED 50 BROADWAY AV 090 FAIRGROUNDS ENTRANCE U 14 PAVED 50 630 YARDLEY RD (START) U 14 PAVED 50 760 STANLEY RD (START) U 14 PAVED 50 880 HOWE ST (START) U 14 PAVED 50 990 FANCHER RD U 14 PAVED 50 1 070 BROADWAY AV EXTEN (E U 14 PAVED 50 1 170 UPRR CROSSING U 14 PAVED 50 1 180 LAKE RD U 14 PAVED 50 1 250 EASTERN RD U 14 PAVED 50 1 330 DYER RD U 14 PAVED 50 1 470 THIERMAN ST (START) U 14 PAVED 50 1 510 I-90 WB ON/OFF U 14 PAVED 50 1 670 I-90 EB ON/OFF U 14 PAVED 50 1 750 HEACOX AV (END) U 14 PAVED 50 1 820 LILY RD (START) U 14 PAVED 50 1 840 BROADWAY AV (END) U 14 PAVED 44 1 880 G I RARD RD ( S TAR.T ) U 14 PAVED 44 1 940 BOWMAN RD (START) U 14 PAVED 44 2 010 PARK RD U 14 PAVED 44 2 250 ELLA RD U 14 PAVED 44 2 380 DICK RD (END) U 14 PAVED 44 2 400 DORN CT (START) U 14 PAVED 44 2 500 VISTA RD U 14 PAVED 44 2 630 BESSIE RD U 14 PAVED 44 2 760 SARGENT RD U 14 PAVED 44 2 880 MARGUERITE RD U 14 PAVED 44 3 000 ARGONNE RD U 14 PAVED 44 3 050 MULLAN RD U 14 PAVED 44 3 120 WILLOW RD (END) U 14 PAVED 44 3 260 LOCUST RD U 14 PAVED 44 3 380 FARR RD (END) U 14 PAVED 44 3 510 WOODRUFF RD (START) U 14 PAVED 44 3 560 WALNUT RD (END) U 14 PAVED 44 3 640 HERALD RD U 14 PAVED 44 3 700 DARTMOUTH RD (END) U 14 PAVED 44 3 760 FELTS RD U 14 PAVED 44 3 880 R.AYMOND RD (END) U 14 PAVED 44 4 010 UNIVERSITY RD U 14 PAVED 44 4 100 VAN MARTER RD (START U 14 PAVED 44 4 130 GLENN RD (END) U 14 PAVED 44 4 260 PIERCE RD (START) U 14 PAVED 44 4 330 JOHNSON RD (START) U 14 PAVED 44 4 450 WOODWARD RD (START) U 14 PAVED 44 4 520 BOWDISH RD U 14 PAVED 44 4 580 BATES RD (START) U 14 PAVED 44 4 640 WILBUR RD (START) U 14 PAVED 44 5 010 SR-27 (PINES RD) U 14 PAVED 44 5 180 COLLINS RD (END) U 14 PAVED 44 5 240 WILLOWCREST LN (PVT U 14 PAVED 44 5 270 VERCLER RD (START) U 14 PAVED 44 5 360 WOODLAWN RD ( S TART ) U 14 PAVED 44 5 520 MCDONALD RD U 14 PAVED 44 5 680 MCCABE RD (END) U 14 PAVED 44 5 900 MAMER RD (START) U 14 PAVED 44 6 030 EVERGREEN RD U 14 PAVED 44 6 280 BEST RD U 14 PAVED 44 6 530 ADAMS RD U 14 PAVED 44 6 660 BURNS RD U 14 PAVED 44 PAGE 2 14 32 29 04 JAN 2000 Road# Road Names MPost Reference Descriptio Road Log Info 6 770 PROGRESS RD U 14 PAVED 44 6 860 ST CHARLES RD (START U 14 PAVED 44 7 040 SULLIVAN RD U 16 PAVED 58 7 310 MOORE RD (END) U 16 PAVED 20 7 530 CONKLIN RD (END) U 16 PAVED 20 7 690 SHAMROCK LN (PVT RD) U 16 PAVED 20 8 040 FLORA RD U 16 PAVED 20 8 320 CORBIN CT (START) U 16 PAVED 20 BROADWAY AV ( END ) 8 530 LONG RD U 16 PAVED 20 00417 BROADWAY AV (START) 000 GREENACRES RD U 16 GRAVEL 12 BROADWAY AV 130 END GR.AVEL/START PAV U 16 PAVED 50 BROADWAY AV (END) 250 BARKER RD U 16 PAVED 50 00492 BROADWAY AV(START)(L 000 WEST END TO SWING ST R 09 PAVED 36 BROADWAY AV 030 SWING ST (LIBERTY LA R 09 PAVED 36 090 ORMOND CT (LIBERTY L R 09 PAVED 36 160 FAIRWAY CT(START)(LI R 09 PAVED 36 210 STEVENSON CT(LIBERTY R 09 PAVED 36 280 EAGLE ST (LIBERTY LA R 09 PAVED 36 BROADWAY AV (END) 440 EAST END OF ROAD R 09 PAVED 36 00325 BROADWAY AV (START) 000 COLEMAN RD (START) U 19 LIGHT BITUM 20 BROADWAY AV (END) 060 BROADWAY AV U 19 PAVED 22 00418 BROADWAY AV (START) 000 BARKER RD U 19 PAVED 22 BROADWAY AV (END) 490 EAST END OF ROAD U 19 PAVED 22 00400 BROADWAY AV EXTEN (S 000 FANCHER RD U 19 PAVED 24 BROADWAY AV EXTEN (E 070 BROADWAY AV U 19 PAVED 24 6 Records Processed Kimbail, Sandy From Hemmings Bill Sent Thursday December 30 1999 12 24 PM To Shaw Francine Cc Engelhard Scott Kimball Sandy Sims Brenda Miller Katherine Darrell Virginia Davis Tom B&P Subject ZE 1 A 71 Paul Allison 12 30 99 I received the above referenced application on December 30 1999 I have no comment at this point in time sw qemm"94 ;D5 Page 1 T • I ~ RECEIVED tDEC 2 9 1999 S P O K A N E BUILDING A.NtD PI_ANMtiG A DIVLSION OF 7'HE PUBLIC WORKS DEPARTMENT james L. hian,on, C(3.0., Director Gary Obcrg, Dircctor 1I0 101 N I)I.:OI DATE: December 29, 1999 TO: Division of Engineering and Roads - Transportation Engineering; Scu:. Engelhard, c/o Sandy Kimball Division of Engineering and Roads- Development Services; Bi 11 Hem l r: i; Division of Utilities - Information Management; Jim Red Division of Utilities - Stormwater Utility; Brenda Sims Spokane County Division of Long Range Planning:lohn \ 1c1-c~:T- Spokane Regional Health District; Steve HolderhN- Spokane County Air Pollution Control Authori t.. Spokane Transit Authority; Christine Fueston Spokane County Fire District No. 1 Spokane County Water District No. 3 WA State Department of Ecology; Heidi Rleiiz Spokane County Division of Building & Planning; Laurie C<<~-. F FROM: Francine Shaw, Senior Planner RE: ZE-1 A-71; Change of Conditions to a previously approved Zone Reclassification to allow for th,, place of an apartment coir TECHNICAL 1:1:N'~~~W i-V; Januarv 6, 2000 at 2:15 P.M. DIVISION OF BUILDING AND PLANNING 15` FLOOR PLANNING LIBRARY Please review the above application and use the attached TECHNICAL REVIEw MEETING FORM for your comments. The Division of Building and Planning encourages you to attend this meeting. The sponsor and representative have also been invited to attend this meeting. If you cannot attend, please forward three (3) copies of your review comments on the attached form to me for the meeting. The attached TECHNICAL REVIEW FORMS will be given to the sponsor at the meeting and included in the Division of Building and Planning file. Thanks for your cooperation. If you have any questions about the application, please contact me at 477-3675. NOTE: Tbe Division of Building & Planning will now be circulating comments for SEPA Checklist at the time of technical review. This will be the oiily time you will be able to comment regarding the SEPA Checklist for this project. c: Paul Allison/Ewing Micken; 201 W. Riverside, Suite 1500, Spokane, WA 99201 Applicant Allan E. Gay, Surveyor, 1230 Front St., Spokane, WA 99202 AttaC11ri1ellts: Technical Review Form, Project Application, Site Plan, SEPA Cheekiist 1025 W. E3ROADWAY • SPOKANE, WASH[NGTON 99260•0050 PHONE: (509) 477-3675 • F.-%X: (509) 477-4703 9 TDD: (509) 477-7133 ' . , Spokane County Division of Building & Plannina- Technical Review Meetin Meeting Date and Time: January 6, 2000 @ 2:15 p.m. Project File No.: ZE-1A-71 Project Location: 7903 E Broadway located in the W 1/2 of Section 18, Township 25 N., Range 44 EWM, Spokane County, Washington. Comprehensive Plan: Urban Project Description: Change of Conditions to a previously approved Zone Reclassification to allow for the construction of commercial building in place of an apartment complex Parcel No(s): 45182.9144,.9145 Applicant: Paul Allison/Ewing Micken Project Planner: Francine Shaw 4h • • . , . ` spOl,(-ANE CC)UNTY PLANNIl`IG i ~ ~ crYANCr or coNnrTroNS roR A PI2E, VIOUSLY APPROVLi DZONE CHANGE Date: Appfication No. - , Natl}c Of Applica»tl2cpresentative: PAUL J. ALLISON / EWiNG M. MICKEN Mailing Address: 601 W. RIVERSIDE AVE., SUITE 1500 Cjty; SPQKANE $l1tC: WA Zip: 992f11 Plione: (509) 747-2052 (Work) (509) 924-2868 (1-Iome) Cxisting Zone Classificatioii: UR 22 C- Date Cxisting Zone Classification Established: rtay 22, 1975 Le?n1 Descripiion of Property: See a t tached. . Section 18 Township 25N Range 44i:wt,1 SOtlrce of Legal: Charles Simpson, Simpson Engineers, Inc. Parcel No.: 45182.9144; 45182.9145 PROPOSED CHANGE OF CONDTTIONS Rcference specific "Condition(s)" of original approval. (Cite (lie applicable condition from (he Pindings and Order of the I-Icaring Examiner Committee's public hearing). ; Resolution No. 75 362 in ZE-1-71 adopted May 22, 1975 applicable to a nc,rtion of rhp pr Prry arrarhAd certain canditinns, copy arrarhp _ Give detailed explanation of request for chnnge itil status of tite proposal. , iJe request a change as to condi[ion "4" approving the plot plan st►hmitted herewith and allowinQ the conytrU ion of comm r"ial M,ild;n?Q ~hnw.+ on saja lQr p.Ln 1 f Qcvelopmenl of (he site will be changed sisbstiniially by lliis request, or the property has li01111daries ciiFferent lhan oriSinAlly Proposed, a revised devefopment plan must be submilted. ' Fsn la. Ri verci dP ft j_SW ~ ~i =natci're of A pplicant or Agent Address iFdifferent tllan Applicant Snokane, WA 99201 RECEIVED SPO-:.V,'E COUNTY D E C 0 3 1999 Rcv. 5/93; sam ~ QiV1S;014 OF BUILDING A.NID PLQT:P!!P~ir- . r APR-15-1999 14=32 SIMPSON ENGINEERS 509 926 1323 P.04i84 . , . CLARENCE E. SIMPSON impson C-Ingineem, Inc. 1901-1967 RICHARD L. StiMPSON CIVIL ENGINEERS AND LANQ SURVEYaRS CHARLES E. SIMPSON FounDEo Isa$ Llcanced in WaSfungfon and Idaho N. 909 Argonrre Road Spokane, V1fA 99212 (509) 926-1322 Fax: 926-1323 PANCO NEW LEGAL That porti,on of the W lh of the SW 'Y of the SE %of the NW of Sectian 18, T. 25 N., R. 44 E.W.M. descn'bed as follows: Iicgin at the SW corner of the SE a of the NW of Section 18; thence N 01°00148"E, along the West li.ne of the SE '/4 of the NW'1, a distarlce of 142.52 feet to the North iine of the South 142,50 feet of said NW 'Y4; thence S 89°55' 1 Z"E, parallel with South line of said NW a, a distance of 30.00 feet to the True Point of Beginning; thencc continuing S 89°55'll"E a distance 197.22 feet; thence N 39°44'15"E a distance of 101.18 feet; thence S 89°55' 11 "E a distance of 41.00 feet to the East line of the W'fi of the SW I/.~ of the SE of said NW thence S 01°07'04"W, along said East line, a distance of 192.93 feet to a point 27.50 feet North of the South line of said NW thence N 89°5513.1"'Vtt, parallel with said South line, a distanct of 280.84 feet to the beginning of a curve concave to the Northeast with a radius of 20.00 feet; ihence Northwesterly, through a central angle of 90°55'59", an arc distance of 31.74 feei to the end of curve, said end being ;O.QO fect East of the West line of the SE 1/ of said NW 1/4- thence N O1`00'43"E, along said East line, a distance of 94.69 feet to the True Point of 13eginning. Situate in the County of Spokane, State of Washingion. •2-~'i E. s' I~i~ ~.~.~..F~a~ ~ V,S►•!Q~G75~"r]~; 4v - ~ ExPItiE3 7,171 9q . - V ~L C'Er'l.:`i ~ , , n U ~ ~ . ~ - DE C 0 9 TOTAL P. 04 DIVISIOPd 0F BU{1.DING AdND PLAI`VlN-r , • ' r r AND FURTHER BE IT RESOLVED that any development on the above-described property shall be subject to the following conditions: 1) Improvements of the advertised property along Ella Road and Cataldo Avenue. (Improvements shall include curb, side"'~alk, paving ko existing oil, and drainage con trol , ) 2) a. Off-street parking facilities and connecting roadways shall not occupy any area within 5 feet of an ad joining Agricultural or Residential Zone outside the apartment pro ject area. b. A screen forty-two (42) inches in height shall be provided along the periphery of any off--street parking facility or connecting roadways adjoining a residential or Agricultural Zone. Such screen shall be constructed of ornamental masonry. The Director of Planning may approve , a planted screen or ornamental fence in lieu of said ornamental masonry wall. c. Any portion of the pro j ect which i s to be occupied or traveled by automobiles shall be maintained in hard surface paving. d. Parking areas shall be unligh[ed except that driveways, walkways, and landscaped traffic islands may be illuminated by Iow-intensity lighting on standards not exceeding ten (10) feet in height. e. The design, location, and arrangement of parking stalls and driveways shall be in accordance with standard engineering practlces; planting strips or landscaped traffic-islands may be required by the Director of Planning for parking lots which contain more than 20 parking stalls. r 3) All land areas not occupied by buildings, parking and circulation shall be ~ landscaped, planted and maintained in appropriate turf and shrubbery. If the project is developed in states, this requirement shall apply as each succeeding area is developed. 4) The property shall be developed in substantial confocmance with the "approved p0l plot plan", i. e., 1) the apartment prolect shall not contain more than 65 units on the advettised area, 2) structures on the perimeter of the project shall not exceed one story in height; 3} townhouse units toward the interior of the project shall not exceed two stories in height. ~5) Provisions shall be made for fire hydrants in accordance with the requirements G~ of the Valley Fire Marshal. _ . ~ ~~1%• ~ , `T • . D E C 0~ C1'J1Si0N OE BUILD(NG AND t'LA►vNlNC f r . I - -E1~~v ~ ' c~ N j NO : - E~N,- C_H.r SPOKANE ENVIRUNMENTAL ORDINANCE SE CTION 11. 10.230; 1] . G... D E G O G 1909 C'.ViLlOU Or BUILDING AND PLANNlNG i . . • ! Y I SEPA ENVIR0iNMENTAL CHECKLIST WAC 197-11-960 1ir,n .-r.,•-~-..,:i~ ~~r~'_.._,'=CF' Cr_'i'.i.tnf' ~ ~ r " T'he State Environmental Policy Act (SEPA), chapcer 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before makin~ decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impact from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. I1VSTR UCTIOrVS FOR rl PPLICAIVTS This environmental checklist asks you to describe some basic informazion about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts or your proposal are si~nificant, requiring preparation of an EIS. Answer the questions briefly, wiLh the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able Lo a.nswer the questions from your own obscrvations or project plans without the need to hire experes. If you really do not know che answer, or if a question does not apply to y aur proposal, write "do not know" or "does not apply". Compictz answC;s to the quescions noR- mat- avoid unnecessary del3ys later. Some questions ask about governmental reb lacions, sucn as zoning, shoreline, aild landmark desi~nations. Answer chese question if you can. If you have problerris, the governmental agencies can assist you. The checklist questions apply zo all pans of your proposal, evea if you p1.;Ln to do them o-v-er a pe. iod of time or on difterenz parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you subnut this checklist may ask you to eYplain your anszvers or provide additional izformation reasonably :e?ated to dere~-~rir,~i0 il there niay be significant adverse impact. USE OF CHECKLIST FOR NOIV P}ZOIECT PROPOSALS: Complete this checklist for non-project proposals, even though questions may be ansnered "does not apply." I~; ADDITiON7 complete the SUPPLE~IENTAL SHEET FOR NO~i-PROJECT ACrIp~S (p3n D). For non-project actions, the references in the checklist to tne Worcis "pToject," "aoplicant," and "property or sitz" should be read as "proposzl," "proposer," and "aftected geographic area respectively. ' `W Spo!;snu: .tnviron::iental Ordinar.ce Chec~lisc Paz: ? o; 21 . , . . ~ ~ A. BACKGROUND Frr..E/PxoJECT N0.7 1. Name of proposed project, if applicable: PANCO Office Additions 2. Name of applicant: Paul J. Allison & Ewing M. Micken, Agents for Ronald A. Sahnow & Linda J. Sahnow, owners. 3. Address and phone number of applicant and contact person: ` Paul J. Allison, 601 W. Riverside, Spokane, WA 99201, Attorney, 747-2052 " winn M. rlicken, 6116 N. ~'i Sj'rAat SnnkanP, W-6 q9.908, _Arrhi tnrt _ 4. Date checklist prepared: Decaffnber , 1999. 5. Agency requesting checklist: Spokane County Division of Building & Planning 6. Proposed timina or schedule (including phasing, if applicable): The owner would like to proceed with the construction of the project as soon as possible. ~pokane Envicunmental Ordir.ance %-.necklist Page 3 of 21 . ' ► , ~ A. BACKGROUND (concinued): 7. a. Do you have any plans proposal? If yes, explai. No The entire proj ect consists and the constrtiction of a ne:,7 office htiil_din;-,. b. Do you own or have opcions on land nearby or adjacent to this proposal? If yes, e:cplair.. Ronald A. and Linda J. Sahnow own the property at the NE corner of Broadway anc F.lla where the existing PANCO office building is located. This checklist treat; that parcel and the newly acquired property as a single parcel. 8. List any env' ironrnentn i - related to this proposal. ~*le are not aware of anv environmental information related to this nrouosal 9. Do you know whPther applicauons are pendinc, for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. GJe are not aware of any other applications that are pending in any way relat ' to this proposal. 10. List any government approyals or permits that will be needed for your proposal, if l;nozvn. We are not aware of any approvals or permits that will be needed for thiE~ proposal except for the elimination of certain conditions of the UR-22 zone and the buildina permit. • ~ ~3 ' r-• ~ Spo~car.- Ln virun enental Ordi 1'a~e 4 oi? 1 nance 7eckJisi . ~ ~ A. BACKGROLJND (concinucd): 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and siLe. There are several questions later in this checklist that ask you to-describe certa.in aspects of your proposal. You do not need to repeat those answers on this page. The proposal is to add an addition to the existing PANCO office building. The addition taould be 40 feet east and west by 41 feet north and south. Also a new office building 41 feet east and west by 85 feet north and south would be buiTt on the eastern part of the property. 12. Location of Lhe proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township and range, if l;rlown. If a proposal would occur over a range of area, provide the range or boundaries of the siLe(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should subrrut any pIans required by the agency, you are not required to duplicaEe maps or deta.iled plans submitted with an}- permit application related to this checklist. The proposed development is on the north side of Broadway Avenue in the block east of Ella Road. The existing PANCO office building is on the northeast corner of Broadway and Ella. The project is immediately east of that. The address of the , PANCO office building is 7903 E. Broadway. No new address has been assigned to the proposed new building. 13. Does the proposed action lie within the Aquifer Sensiuve Area (ASA)? The General Sewer Service Area? The Priority Sewe: Service Area? The City of Spokane? (See: Spokane Councy's ASA Overlay zone Atlas for boundaries). The Droposed action, we believe. does lie within rh Aq~uifPr Sensitive Area and the General Sewer Service Area. It is served by a sewer in Broadway. It is not within the City of Spokane. ~ ~ Z Spokane Environmencal Ordinance Checklist Pace 5 of Evaluation For ' Ajency Use Only TO BE COMPLETED BY APPLICANT B. ELNVIRONMEiNrrAL ELE~VIEiITS: 1. EARTH a. General description of the site (circle one : flaL, lling, hilly, stePp slopcs, mounrainous, other: b. What is the steepest slope on the site (appro:cimaLe percenc slope)? There is no si nificant slo e. c. What general types of soils are found on the sice (for example, clay, sand, gravel, peat, ~ muck)? If you know the classification of agricultural soils, specify Them and note any prime farmland. T ical gravel valley soil. d. Are there surface indications or history of unstable soiLs in the immediate yicinity? If so, describe. No. e. Describe the purpose, type and approximate quanLities of any fillinc., or grading proposed. Indicate source of fill. v inimal radin wi11 be r ired. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. No. Pa~e 6 of 21 Spokatie Environmental Ordinance Checklist . , Evaluation For A~ency Use Only B. ENVIRONMEiNTAL EI.EMEiNTS (Continued): g. About what percent of the site will be covered with impervious surfaces afLer project construction (for example, asphalz or buildings)% -64 . S% h. Proposed measures to reduce or control erosion, or other impacu to the earth, if any: None. There is no need indicated. 2. AIR a. What rype of emissions to the a.ir n ould result from the proposal (i.e., dust, automobile, odors, industrial, wood smoke) dwing consuuction and when the project is completed? If any, generally describe and give approximate quantities, if known. Dust from construction and auto emissions will be present during construction to a very slight extent. After construction none except for a few more auto trips to the site. b. Are there any off-site sources of emissions or odor that may affea your proposal? If so, generally describe. . No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None. R - Spokane Environmencal Ordinance Checklist ' Page 7 of 21 i ~ Evaluation For A2encv Use On'v B. 1 - , . . , 3. ! a. Surfa.ce: 1) Is there any surface water body on or in Lhe immediate viciniry of the site {includin~ . year-round and seasonal streams, salzwater, lakes, ponds, weclands)? If yes, describe type and provide names. If appropriate, state what sLream or river it fIows into. There'is no surface water. tne project requi- ea-~y work over, in, or adjacent Lo (within 200 feet) the Ciescribed waters? If yes, please describe and aRach available plans. No. ~ j Estimate the amounz of fill and dredge material that would be placed in or r-moved from surface water or wetlands a.nd indicate the urea cf :"ae sice that w, oLld be aftecred. Tndieate th` sou; ce o~ rill material. None. 4) 'V:~ ilI the proposal require surface water withdrawals or d.iversions? Cive a aene: a_i description, purpose, and approsimate quantiries if knorVn. Nc, , DOtS ihc p; O',C)S1~ 11C C:lIh1P. a 1G~'-ye:1: flO~JilUla_:1~ l'SO, I:Oie IOr~3ElOP. G'fl i' SIz'e : plan. No. ~ ~ . ;r ' Spakanc Environ ~:";,-I Ora'inance Cnecklist . ~ - i . ; x i Evaluation For -Agency Use 4nly B. EN4'IRQNMEi\TTAL ELEMEN"I"S (Cont;nuec1): 6} Daes the propasal involve any discharges of waste rnaterials to surface waEers? If so, describe the type of wasr-e and anticipated volurne of discharge. 1Va , b. Ground; d) Will groundwater be WiEhdrawn, or will -water be d.ischarged to graund waEer? Give general description, purpdse, a..nd apprvximate quantiries if known. Na. 2) Describe waste material t,hat will be discharged inta the ground from septic tanks or ather sanitar}r waste treatment faciliry. Describe the general size of the sysrem, the number of houses to be served Cif applicable), or the number of persons che system(s) are exyected to sez-ve. The property is on a sewer wh3ch will be utilized apgrapriately. a} Describe any systems, other than those designed for the disposal of sanitary waste, insra].Zed fQr the purpose of dischargin; fIuids below the ground surfaee (ineluding systems such as those for the disposal of stvrrn ;vaLer ar drainage fram floor drain_s). Describe the type of system, the amount of material to be dispvsed of throucz;h the system and zhe types of materials likely to be dispased of (includino, materials nhieh may enter the syszern inadvertently thraugh spills or as a result of fire fighting aCrI'V1t1e5). Nane. ~ . . , . r ~ Spokane Envir0n.zr:enta1 Ordinance Checklist . Pa;e 9 of 21 J Evaluation For . A-gency Use Only B. EiIIVIRONMENTAL ELEMENfS (Continucd): 4) Will any chemicals (especially organic solvents or petroleum fuels) be sLOred in above- ground or underground storage tanks? If so, what types and quantities of matenals will be stored% N? n . 5) What procective measures will be taken to ensure LhaL leaks or spills of any chemicals sLOred or used on site will not be allowed to percolate Eo groundwater (this include- ;1,r-~~ -i,,,a measures to keep chemicals out of dist. _ ~ - - - - - - - . - . ~ None arP call.ed for. c. Wacer Runoff (including storm ~vater) 1) Describe the source of runoff (including storm water) and mec.hod of collection ui;i disposal, if any ('tnclude quanuties, if known). Where will this water flow? Will tl: ~ water flow into other waters? If so, describe. There will be aoproAriate swales and drvwell-s_ ThP minimal rimnff . . will not flow into other waters. 2) Will any chemicals be stored, handled or used on the site in a location where a spill c: leak will drain to surface or groundwater or to a storm water disposal rystem discharging to surface or groundwater? 3) CoLld r: zsr~~ •~,,itP~;~l; ,.,r~~ ort,u~~ nY s,!r{zce waters? If so; oenerallv describ_. , V Spokane Environmental Ordinance Checklisc ~ Paae 10 of 21 • r Evaluation For ~ A2ency Use Qnly B. ENVIRON11Y1ENTr1L ELF.I1rIEYI'S (Continucd): d. Proposed measures to reduce or control surface, ground, and runoff water impacu, if any (if the proposed action lies within the Aquifer Sensitive Area be especially clear on eYplanations relating to facilities concerning Sections 3b(4), 3b(5), and 3c(2) of this checklist). Appropriate swales and drywells. 4. PLANTS :a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedat, pine, other shrubs ra asture crop or grain wet soil planLS: canail, buccercup, bullnuh, skunk cabbage, other water planu: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amounL of vegeEaLion will be removed or alteredP _The existing wild grass and weeds will be r~moved and plantinQs installed in accordance with the plans which are a part of this application. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preser-ne or enhance vegetation on the site, if any: Lanscaping as shown on the plan. c-7 Spokane Environmenial Ordinance Checklist ~Page 1] of ? I . ~ ' Evaluation For _ Agency Use Only B. EivVIRONMENTAL ELE:lyIENI'S (Continucd): 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the siLe: birds: hawk, heron, eagle, songbirds, other: - mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near Lhe site. .No.ae- c. Is Lhe siLe part of a migration route? If so, e:cplain. Not that-that we are aware of. d. Proposed measures zo preserve or enhance wildlife, if any: None are considered apnrc,nr;arP_ 6. ENERGY AND NANR-kL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood scove, solar) will be used to meet Lhe compleLed project's energy needs? Describe whether it will be used for heating, manufacruring, etc. Electricity and gas. b. Would your projzcc affect the potenLial use of solar energy by adjacent properties? If so, generall}r describe. No. ; Sp,~ . ' - ~ okane En~•;ror:mental Orciaance Checkli Pa-e l2 oi? 1 s -i . ~ . . Evaluation For Agency Use Only B. ENVIRONMENTAL ELEMEIVTS (Continucd): c. What kinds of eneray conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The buildings will have appropriate insulation:. 7. ENVIRONMENTAL HE.ALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous wa.ste, that could occur as a res-ult of thu . proposal? If so, describe. No. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any: No environmenta7 heal"th hazards are present. b. Noise 1) What types of noise e:cist in the area which may affect your project (for example: traffic, equipment, operaLion, o;her)? There is traffic on Broadway, light traffic-.on E11a. None will affect this project. 2) What types and levels of noise would be created by or associated with the project on a shorc-term or a lona term basis (Eor example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. There will be minimal noise froz~~1f f~ c~s ~P)i21 P rom and Qo during normal business hours. Spokane Environmental Ordinance Chec ist It~ Page ] 3 of 21 ~ ~ ~ . , ~ • Evaluation For Agency Use Only B. ENVIRONMEiVTAL ELF.3VIENTS (Continued): 3) Proposed measure to reduce or control noise impacts, if any: ~IS~ n P - 8. LAND AND SHORELI`'E USE a. What is the current use of the site and adjacent properties? The PANCO office building is located nn hP I.TP~f-~~= ~ Immediately to the east is a sin,ele f.ami 1y d~~PlI;nb aA,4 *e ~ ~ = the Northwest is an apartment complex. b. Has the site been used for agriculture? If so, describe. No. c. Describe any scruczures on the site. None. d. Will any scructures be demolished.) If so, which? No. e. What is the currenL zoning classification of the site? TiR?9 r Spokane Environmental Ordinance Checklist Page 14 of2! . l • Evaluation For Agency Use Only B. Ei~tVIRONMENTAL ELEMEiVTS (Continutd): f. What is the current Comprehensive Plan designation of the site? TTrhan. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area) If so, specify. i. Appro:cimatelv how many people would reside or work in the completed project? 50. ~ j. Approximately how many people would the completed project displace? Non~- k. Proposed measures to avoid or reduce displacement impacu, if any: Not applicable. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and lans Landscapin~ as 's~ow~ian: on the site plan. i . .--T ~ Spokanc Environmental Oro:nai,ce G-._.~" st ~ Page 15 of 21 . ~ . , , . ~ ~ • Evaluation For Agency Use Only B. EWIKON1ti1ENTAL ELEcI-1EVTS (Continucd): 9. HoUSINc a. Approximacely how many uniu tivould be provided, if any? Indicate whether high, middle. _ ' - - ~ ' b. Approximacely how many uniLS, if any, would be eliminated? Indicate whether high, middle, or low-income housing. - None. c. Prosed measures to reduce or control housing impacu, if any: Vne . 10. AESTHETICS . a. Whac is the tallest height of any proposed szructure(s), not including antennas; zvhat is the principal exterior building material(s) proposed? 19 feet. 6. What views in the immediate viciniry would be altered or obstructed? None. c. Proposed measures to reduce or conzrol aesthetic impacts, if any: None. ZSpokane Envi. onmer:tal O: aii:ance Checklist Paae 16 of ? 1 . I ' • • i . ~ Evaluation For Aeency Use Only B. E1IVIRONMENTAL EI.EMENTS (Continucd): 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What Lime of day would it mainly occur? Normal lights from otfice windows during normal business hours. . b. Could Iight or alare from the finished project be a safeLy hazard or interfere with views? - No. c. What existin~ off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control lighz and glare impacu, if any: None. 12. RECREATION a. ~`{/hat designated and informal recreational opporunities are in the immediate viciniry? School recreational field is being developed immediately west of Ella and north of Broadway. , I b. Would the proposed project displace any e:cisting recreational uses? If so, describe. No. : Z Spokane Lr.cironmenc-il. Orcirance Chect:lisc Pa`e 17 0; ? 1 Evaluation For Agency Use Only B. EiNVIRONMENTAL ELEMENTS (Continucd): c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: ~no • 13. HIS-I-ORIC AND CliLTLJRAL PRESERVATIOti a. Are there any places or objecLS listed on, or proposed for, national, state, or local preservation registers, known to be on or next to the site? If so, generally describe. . No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific or cultural imponance known to be on or next to the site. There are none. c. Proposed measures to reduce or conLrol impacu, if any: \one. 14. TR.ANSPORTATI0N a. Identify public streers and highways serving the site and describe proposed access to the existing street syscem. Show on siLe plans, if any. Broadway iAUnediately to the south of the project as shown-on the site plan. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? ' Yes. STA stoDs at Broadwav and Ella. I--] Y, A I Spokane Environmental Ordinance iecklist~ Pa,e 13 oi ? 1 , ~ . i ~ • • Evaluation For A?ency Use Only B. ENVIRONMENTAL ELEMENT'S (Continucd): C. How many parking SPaces would the completed project have? How many would the project eliminate? There are now 15 parking spaces. There will be 12 new spaces. No parking spaces will be eliminated. d. Will the proposal require any new roads or streets, or improvements to eXisting roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. ~ e. Will the project use (or occur in the immediate viciniry oO water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volunles would occur. Approximately 50. Between 7:30 and 9:00 a.m. and between 4:30 and 5:30 p.m. g. Proposed measures to reduce or convol transportation impacts, if any: ~iQ - I5. PUBLIC SEFVICES a. Would the project result in an increased need for public services (for example: fire protection, police protecuon, health care, schools, other)? If so, generally describe. No. r-_'~ `._1d} fr r Spokane Environmental Ordinance he c Wis r ~ Page 19 of ? 1 L' A ~ . _ • . , t. . ` Evaluacion For Agcncy Use Only B. ENVIRONMENTAL EL.EMEiJTS (Continucd): b. Proposed mensures to reduce or control direct impacts on public services, if anv. 16. a. Circle utilities currently available at the site-`e_lectriciry,%Iatural_gas,Cater~refuse ~ (Ierv~, .telephone, sanitarysewer; septic rystem, other. b. Describe the utilities that are proposed for the projecL, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. No new utility services are required. Avista supplies electricity and gas. Spokane County Water District #3 supplies the water. Vallev Garbage provides the refuse service. US West provides telephone service: Spokane County provides sanitary sewer. C. SIGNATURE I, the undersigned, swear under the penalry of perjury that the above responses are made truthfully and to the best of my knowledge. I also understand that, should there be any willful misrepresentacion or willful lack of full disclosure on my part, the aQencv may ~vithdraw any determination of non-significance that it mi~ht issue in reliance upon this checklist. Date: 11/11/99 Paul J. All~,son Proponent: Proponer~ . ~ (Please type or print) ~ . ~ (Signature) Address• 601 [J. Riverside, Suite 1500 City, Statc, Zip-~ Spokane, WA 99201 Phone: (509) 747-2052 Paul J. Allison December , 1999 b Person completinthe form: Date: Phone: (509) 747-2052 Spokane Environmental Ordinance Checklist Page 20 of 21 . t ~ SPOKANF, ~ . , COUNTY D~VISION C7►F ~TIL~~c~ ANI3 F G ` 1026 W. BRQAU"WAY • SPOKANE, WA 99260'0050 (509) 477-3675 J ~ SITE IriFOKbfATXQN PROJE[,"T INFORA'J.441ATT(]N ~ Site Address: 7903 E BRUADWAY AVE Projcef Nvmber: 9901(}659 Inv: 2 Issue Date: SPOKANE, WA 99212 'ermit TJse: Cb.ange of concii#ions- ZEsI-71 Parcel Number: 451$2.9144 APPlicanf: PAN+CO CC7NSTRUCTION Subdivision: RANGE Phone: (509) 922-0600 Zoning: UR-2 Urban Residential-22 Address; P.O. BC3X 3765 U►vner: PANCO C(]NSTR[]CTION SPOKANE, WA 99220 Adriress: P.O. BOX 3765 Contact. Patil Allison Ph4II4: (509) 924-2868 SPOKANE, WA 94220 11315 E. 44th . Iuspertvr: SR lNSPECTOR Spokane, WA 99206 Water Dist. LTNKNpVi]N Se#bACks - Frant: Left: Ri-ht: Rear: ~ FExNM(s) ) ZOTte Cjt[!tl,ee Contrs►r#or. Lieense Y--~~ ENVIRQNMENTAL REVIEW $73.00 'ENGTNEERS MISC REVTEW ~ $Sa.Q[l~ CH:4NGE OF CQNDMONS IE+05 $1,072.00 IT.tES REVIEW ~100.Uo Tc►tal Ferztut Fee: $1.297.00 PA'Y'MEIN'I' SLTMMARlr Paee 1 pf 1 NoTEs ~ PERMxT By: WRIGHT, RAE Tran Date Receint # Pavment Amt 21091'1994 10793 $1,297.(}4 ~ To#a1 Fees ArnountFaid AmauntOwing $1,297.00 $1,297.00 $0.00 ~ • ~ - Spokane County Public Works Department Divison of Building & Planning Receipt Receipt Number: 10793 Customer Number Prolects Full Proiect Nbr Inv Nbr Fee Amt Inv Amt Owinp, PAID Pint 99010659 2 $1,297.00 $1,297.00 $1,297.00 $1,297.00 ~ Total: $1,297.00 $1,297.00 $1,297.00 $1,297.00 Miscellaoeous Items Total PAID: $1,297.00 Tender ~e Clreck Acct Balance CC Nbr Exn Date TENDERED Check1 2568 1,297.00 Total TENDERED: 1,297.00 Over / (Short) $0.00 Change $0.00 Notes: Tran Date / Titne: 12/09/1999 3:06:01 PM By: FHintr Logo,r User: gwendel Statioi:: GWENDEL Override By: Prinled: 1210911999 3: 06:35 PrV! Page 1 oj 1 TECHNICAL REVIEW MEETING SPOKANE COUNTY DIVISION OF BUILDING AND PLANNING Date: Department: Department Contact Person: Action: ZE-1A-71: Change of Conditions to a previously approved Zone Reclassification to allow for the construction of commercial building in place of an apartment complex TECHNICAL REVIEW MEETING: JANUARY 6, 2000 @ 2:15 P.M. 1V ote: The following information is to provide the proposal sponsor with primary agency comments to assist the sponsor and aid the processing of public hearing items heard before the Hearing Examiner. The following information does not provide a complete or binding final review of the proposal. This will occur only after the proposal is accepted and placed on the Public Hearing Agenda. The acceptance of the apQlication and schedulina of the anolication on the Public Hearing Agenda is the pnmary function of this meeting. A secondary function of this meeting is to provide a Dreliminarv review of the anDlication. This will provide a forum for the sponsor and other departments of what to expect as standard development conditions and design recommendations. The comments received are based on a preliminary review of the application form and site plan by the Departments and Agencies which have been circulated the information (not all agencies/departments have been contacted--only those who have been determined to have primary interest. , 1. a. Does the application (or can the development) meet requirements to be placed on the Public Hearing Agenda? ❑ YES ❑ NO ~ b. If no, what is lacking? c. Public Hearing Schedule: Hearings before the Hearing Examiner are scheduled upon determination that the application is complete. Items will be scheduled for the first available public hearing. 2. After a preliminarv review of the aovlication what "Conditions of Approval" would be required of the development? (Attach conditions if necessarv) , IONGFELLOW \ \ I ~0 W AOCKWELL n ,y N , W ~ q e I op ~ W~ ~ W 3 F ~ ~ f u n 1 . P~ ~7 m'~ " 2 0 j ~ p u o ' • b~ ~ J 6 < a 3 ° _ ' : So\ fr ~NGO a °`o5 x ~ ~Tti ~ KiERNAN?;~ OR/V ~ z L I 1~ I'I a~ IL.~L~~G ; Wqy ~ 7~i~ , f n I~ I LIBERTV ` ~ L~J I~ ~ AV ~ . --71r-~~^ ~ ~ 55 1 / If. 'I E CL I~I' W' ~ 1'i II u W I II I 'I ~~I~ E, I AV ] ° 1~ J J J[ ' v I A t W°~~~~~~I od- 11, I / A E NpT IN~DED ~ ~ 44'.h~ \ = a~ F,a v w 1IFAVEl Av RN N'Jir~I_~_~, 1M tNE 'r~ ~ •~;Qa i ~ + . I R~oRA NO R K YE V ~ CjQ ON M.iR! r'I- A-II AVE BUR~'ING7 JACKSON I A R 2 CARUSLE AVE ` ~ ~ In i~ T a 1 O.A Ag J ( 1 ONT G OM Y H; A V E _ Q NT t ZON E C~ ~ T MI / N . . C AVE ^II Ml / N) ~ ' o I(-~~~ °i I 4: oI Q: v . _ ~ N AVE BOOn I OI ELTONOICK ~ a fk g~ ~ 0 F_~ W. 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