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ZE-43-86 ' AGENDA, DECEMflER 4, 1986 TELEPHONE NO.: 456-2205 SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE Place: Broadway Centre Building, Second Floor North 721 Jefferson Street, Spokane, WA 99260 ZONING APPLICATIONS WILL BE HEARD IN TNE FOLLOWING ORDER. THE ZONING HEARING EXaMiNER COMMITTEE WIL! P,ELcSS i t,OM 12:00 NOON TO 1:30 P.M. FOR LUNt;N AT A FLACE TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO TNE 5:00 P.M. ADJOURNMENT, WILI BE CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCED BY TNE CNAIRMAN OF THE ZONING HEARING EXAMINER COMMITTEE. THE Z.OraING NEARING EXAMINER rOMMITTEE WILL TQUR ALL SITES ADVERTISEO FOR THIS NEARING BY COUNTY CAR AND ACCOMPANIED BY A SPOKA.NE COUNTY PLANNER, ON OR A30UT TUESGAY, DECEMBER 2, 1986, at 9:00 A.M. FOR DETAILS, CONTACT THE SPOKANE COUNTY PLANNING OEPARTMENT. LEGAL DESCRIPTIONS AND PROJECT DETAILS FOR THFSE PROJECTS ARE ON FILE AND AVAIt- ABLE iN THE PLaNNING DEPARTMENT'S OFFICE. 9:00 A.M. ZONE RECLASSIFICATIONS 1. ZE-44-86 RESIDENTIAL MANUFACTURED NOME ZONE TO URBAN RESIDENTIAL I 22 (UR-22) ZONE (Generally located south of and adjacent to 4th Avenue, approximately 300 feet east of Dishman-Mica Road and west of and adjacent to Farr Road between 6th Avenue and 7th Avenue in Section 20-25-44. Street Address is: East 9518 - 4th Avenue.) Comprehensive Plan: Major Corrmercial and Urban Proposed Use: Mul ti-Fami ly Residenti al (NO SITE PLAN) Site Site: Approximately 9.35 Acres Applicant: DOLPHIN REAL ESTATE GROUP INVESTMENTS, INC. c/o Cathy Hogl an Adams b Clark, Inc. West 1803 Maxwell Avenue Spokane, WA 99201 2~. ZE-43-86 ; AGRICULTURAL'AND RESIDENTIAL OFFICE TO COMMUNITY BUSINESS (B-2) ZONE _ (Generally located at the southwest corner of Main Avenue and Argonne Road in Section 18-25-44. Street Address is: North 113 and 121 Argonne Road.) Comprehensive Plan: Major Commercial Proposed Use: Auto Service (lube) and Car Wash or Office Site Size: Approximately 19,700 Sq.Ft. Applicants: CHARLES E. WHITEHEAD and ROY LARSON c/o John D. Konen East 4124 - 24th Avenue Spokane, WA 99223 , , c a ~ • ~ - ~ : . d • ~ I , 4 Ot . SMARP ~ ~ , ,,~.t ,,v • Z ~t`'r TA o : ~ • dR ~►TAL~~ ~ 40 N ,,c Y 1~ a: V , oc cc . '~r ' ~i► ~ a N a A ~ a 3 ~ o a j~ = a s Z V < MpiqPlN fON . ~ ~ KA RIM T M ~ ? ~ e ~ u. A/on • , N~d.N. Q~, - • ~ ~ AttN ~ ~ fM~ ~ ~ ` M ~ 20 N- , , ~ . ' ~ ! $ \ ~,.T 1 ~ , ~ ~ ~ • ~ 1 4~ ~ ~ • .1000 ` cr. 1 tI1 • • 1 1-1 ~ ~ 1 r.o ~ • , ~ , _ _ _ - } • ~ r _ i ' . E '43..86 ~ I• ' - - _ - f - un uiarr:ur ~ ~ nr. r ~..wR _ ' ~ t , , , f f( ~I IwIMI1l~wW~~11~11~1~ . _ ~ ~ I ~ , ~.+{~.a H I~al~ .t N~~IM~ I/l' ~ ~ :j•,,,~ , ' a NNw~ LrINi ri ~ ~I Mw Mu 4xi 1/.HI N . ~ r ~ 11 M~~~~~1~~~~ 1.1// ~I YnYOMY[iMYMNCOW u w.., ~~.u~.~ ~ ~ , . * • ~ ~ , , 'p . ~I I~r~r1 •1 M11~1N C~M~N~~ IN ~ . I' ~ 0 ~ ~ . . 61 N 4- (~~t1.4 .0 MvN u-li 'M'.tir11 ~ . ~ tl MIMt .1 11 11 I I • ~ . ~ . . . r~ ~ - ' ~ n ~ IF~ . - ~ - • ~ ~ ~ I ~ . ~ ~ I ~ ; .s~+ • ~~►~o , ~ r \ '1 ' ~ r. ~ < y ~ ~ S M ~ I -at.YYt.tt' 1 . ~ t ~ , , , . . , ~ . ~ I • \ - ~ , r ~ 'r.~..r ...a • i J I ~ I . - ( I " ~ ~ :ar.~ i~1I ( ,r ~ ( ~ _f , - - ~ ~ ~ N SITE PLAN . , ~ ~ j ~ ~ PLANNING DEPARTMENT BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET ~ ~ j PHONE 456 2205 SPOKANE WASHINGTON 99260 SPOKANE COUhT GOURTMOUSC P L A N N I N G REPORT Date DECEMBER 49 1986 TO SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE FROM Spokane County Planning Department SUBJECT Rezone #ZE-43-86, AGRICULTURAL and RESIDENTIAL OFFICE to COMMUNITY BUSINESS (B-2) ZONE I GENERAL INFORMATION ~2plicants CHARLES E WHITEHEAD and ROY LARSON A~ ent John D Konen wners Charles E Whitehead, Roy Larson and Helen Hurlbert Proposal A request to rezone an approximate 19,700 square foot site from Agricultural and Residential Office to Cortmunity Business (6-2) Zone for the purpose of Automotive Service (Pen-Lube) and Car Wash or Off i ce Location The site is generally located at the southwest corner of Main Avenue and Argonne Road in Section 18-25-44 (Street Address is North 113 and 121 Argonne Road ) II SITE ANALYSIS Comprehensive Plan MAJOR COP1MERCIAL Category - Inside General Sewer Service Area (GSSA) Boundary - Inside Priority Sewer Service Area (PSSA) Boundary - Inside Urban Impact Area (UTA) Boundary The entire proposal lies within the Major Conanercial category of the Comprehensive Plan which is intended to provide opportunities for development of retail and office uses The Comprehensive Plan suggests that projects be served by commercial level utilities, contain aesthetic qual ities and be sensitive to adjoining land uses /5-11 ~ A ZONE RECLASSIFICATION NO ZE-43-86 II. SITE ANALYSIS (continued) Zonin ixisting on SITE AGRICULTURAL (established 1980) and RESIDENTIAL OFFICE (established 1947) and within Aquifer Sensitive Area Overlay Zone To the NORTH Agricultural (established 1947) To the SOUTH Agricultural (established 1947) To the EAST Residential Office (established 1969) To the WEST Agr i cu 1 tura 1( estab 1 i shed 1947) Comnercial zone changes along Argonne Road and adjacent to Sprague Avenue have been routinely approved The proposed zone change 1s consistent with the zoning trend along the east side of Argonne Road Land Use Existing on SITE Office and single family residence To the NORTH Singie family residence To the SOUTH Parking lot To the EAST Office and Retail To the WEST Vacant 1 and and s i ng 1 e f ami 1y res idence Land uses along the west side of Argonne Road north of Sprague include a mix of professional offices, some retail, multi-family and single family residences. The land uses to the east side of Argonne Road, north of Sprague, i nc 1 ude banks, off i ces, reta i 1, mu 1 t i-f ami 1y and single fami ly residences Site Characteristics Tite Tize Approximately 19,700 Square Feet Existing Buildings 2 Topography Flat Vegetation Lawn areas Agricultural Sumary Major Commercial category not intended for agricultural production. Adjoining Streets Argonne Road to the east of the site is a 55-foot County right of way improved with three lanes, curbs and sidewalks. Main Avenue to the north of the site is a 40-foot County right of way improved with two lanes and no sidewalks Pro osed Site Plan r'lse Auto Service Building (Pen-Lube) and Car Wash or Office Building Proposed Buildings 1 Present, 1 Future Building(s) Footprint Area 2,184 Square Feet Site Coverage 11 % Maximum Structure Height 21' Total Floor Area 2,184 Sq.Ft ► ZONE RECLASSIFICATION NQ ZE-43-86 II SITE ANALYSIS (continued) Proposed Site P1an (continued) Building Setbacks PROPOSED REQUIRED Front Yard 38' 35' Flanking Yard 751 45' Side Yard (L) 67' 15' Rear Yard 15' 15' Parking 11 Spaces 11 Auto Servlce Bui lding 6 Office Use Propased Buffering Techniques Type I landscaping consisting of evergreen trees, shrubs and ground cover spaced to grow together, and obscure sight through the barrter will be provided on the north, east, and west sides of the site 4ther Site Plan Considerat3ons There are two driveways facing Argonne and one driveway facing Main Avenue. n o t e - The site plan submitted for review by the Zoning Hearing Examiner Comnittee is general in nature Detailed review to determine compliance with ali ardinance regulations and conditions of approval is recomnended to be administrative and to occur at the Building Permit stage. III SITE OEVELOPMENT RECOMMENDATIDNS A 3~t 5010 ~Scc~A~ a+c~ Fe-KCe s4t~itit brz l+~sTg!!~ Desi n -the +ery. An additional 5-feet vf landscaping should be added to the east property line south of the driveway ta bring this site in line with the aesthetic quality of the businesses along this stretch of the Argonne-Mu11an Corridor The site dves not have sufficient area or rvom for additional parking to accomnodate a future praposed car wash faci 1 ity This faci1 ity would e11m1nate flve (5) parking spaces that are required for the auto servlce facillty being praposed, and at the same time generate the need for more parking for the car wash Buffering Existing wooden fence in rear yard 1s to be repaired and extended across the entlre back property 11ne Landscaping Landscaping will comply with B-Z standards 1, i ZONE RECLASSIFICATION NO ZE-43-86 III. SITE DEVELOPMENT RECOMMENDATIONS (continued) S~na e Signs are not to interfere with parking or traffic circulation. Sign h-eight should be limited to 20-feet, and sign size should be limited to 100 square feet per side to mitigate the views and effects on the adjacent neighborhood Stormwater Dra inaqe Comp 1 i ance wi th 12081 standards. Sewage Disposal The unit shall be double-plumbed for connection to future area-w de collection systems Water Supp= Hutchinson Irrigation District #16 will supply the site w th water Fire Protection Fire District #1 wi 11 supply fire protection for the site Critical Materials/Use Activity Compliance with Aquifer Sensitive Area standards required. IY SEPA ENVIRONMENTAL REVIEW An Environmental Checklist was submitted by the sponsor and was reviewed by the County Planning Department The review considered the specifics of the proposal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the Generalized Cortprehensive Plan, and other County policies and guldelines. The Zoning Administrator has determined that "No probable significant adverse impacts" would result from the proposal being developed and has issued a Determination of Non-Significance ("DNS") The "DNS" was circulated to eight other agencies of jurisdiction and other agencies/departments affected by the future development for review and comnent The "ONS" comment period ends December 3, 19869 and was advertised 15 calendar days before said date in the newspaper, by letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site The Hearing Examiner Cortmiittee may consider additional environmental related testimony and the "DNS" at the public hearing V PLANNING SUMMARY The proposed zone change is consistent with the Comprehensive Plan and previous land use actions in the area The slte plan is in conformance with B-2 Zone standards The Planning Department reconQnends approval of the zone change t if ZONE RECLASSIFICATION NO ZE-43-86 V. PLANNING SUMMARY (continued) Although the proposed auto service building has a quality exterior appearance, the intended use does not fit in well with the banking, office and retail uses in this portion of the Argonne-Mullan Corridor The businesses on the west side of Argonne form a transition between the _ comnercial uses east of Argonne Road and the viable single family neighborhood to the west of Argonne Road. The Planning Department recognizes that the corrmunity to the west of Argonne Road would be best served by providing a transition area composed of offices, banks and other uses permitted in the B-2 Zone which do not adversely affect the quality of life in this neighborhood For these reasons the Planning Department believes that the proposed use of automobile service could adversely affect the qual ity of 1 ife in the adjoining neighborhood. The 15-foot landscape strip, fencing along the west property 1ine, a 10-foot strip along the north and east property lines and a reduction in sign height and square footage may help to mitigate these impacts In considering the aesthetic qualities of the businesses along Argonne Road and the neighborhoods to the west, future zone changes along Argonne Road should hold B-2 zoning to the area south of Main Avenue and should recomnend UR-22 zoning north of Main Avenue. VI CONDITIONS OF APPROVAL (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) COUNTY PLANNING DEPARTMENT 1 Fencing along the west property line should be maintained in good condition and repaired as needed. 2. The site plan contained in this file and dated 11-21-86, does not contain adequate area or parking for additionai uses on the site. Future allowed uses will be permitted, if compliance with ioning standards can be provided. 3, The Type I five foot landscaping strip on the south property line will be removed and added to the five foot landscaping strip on the north property line in order to increase the buffering and sight screening for the adjacent single family residences to the north and west. Moving this strip and the dedication of 10-feet on Main Avenue will require a shift of the parking areas and building 5-feet to the south of their present locations 4 An additional 5-feet of Type III landscaping should be added to the proposed landscaping strips on the east side of the site, being those areas south of the driveways I t? ~ ZONE RECLASSIFICATION NO ZE-43-86 a) COUNTY PLANNING DEPARTMENT (continued) 5. The on-site dumpster should be enclosed inside a six foot sight-obscuring fence. 6. Sign height is limited to ZO-feet above grade, and sign size is limited to 100-square feet on each side. 7 The Zoning Administrator shall approve a specific exterior 1 ighting plan for the approved area prior to instal lation of such lighting (Such plan shall attempt to confine illumination to the area with full consideration to adjacent properties) 8 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of building permits. Landscaping shall be installed and maintained such that sight distance at access points is not obscured or impaired. 9. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Comnittee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes Building location, landscape plans, and general allowable uses of the permitted zone All variations must conform to regulations set forth in the ZONING CODE FOR SPOKANE COUNTY The original intent of the development plans shall be maintained 10 The specific development plan will be submitted for Planning Department review and approval prior to issuance of building permits. 11 All current standards of the B-2 Zone, as amended, sha11 be complied with in the development of this site. 12 That the project is subject to Section 7 06, the Aquifer Sensitive Area Overlay Zone of the ZONING CODE FOR SPOKANE COUNTY, which sets forth various measures for Aquifer protection, specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff 13 That the present proposal is not detailed enough to determine whether ornot the use of or materials stored on the site are in compliance with Section 7.06 (Aquifer Sensitive Area Overlay Zone) of the ZONING CODE FOR SPOKANE COUNTY Accordingly, as a condition of approval, the sponsor/applicant shall be required to file with the Spokane County Auditor, within thirty (30) days of the signing of Findings and Order of the final decision in this matter, a"Notice to the Public" which shall provide in material as follows ~ 02o ZONE RECLASSIFICATION NO ZE-43-86 a) COUNTY PLANNING DEPARTMENT (continued) PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7 06 (AQUIFER SENSITIVE AREA OYERLAY ZONE) THE PROPERTY WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY DESCRIBED AS FOLLOWS . 14 Applicant shall comply with 1208' recortmendations concerning stormwater runoff and provide necessary landscaping for runoff 15 Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits 16. That the provisions of SEPA's NOTICE OF ACTION pursuant to CMapter 43 21C.080 RCW and the Board of Spokane County Commissioners Resolution #77-1392 be initiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on-site improvements, or file appropriate docurnents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolution #82-0458 dated May 4, 1982. 3 ' So (t a"l lUco-n N 'W k 4e.,~. ~'e • b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Buildlng Permit 1 Appl icant shal l dedicate 10 feet on Main Avenue and a 20 foot radius on Main Avenue and Argonne Road for right-of-way prior to any use of the pro erty A. 6 4A de,~l,►e~-~on *,..d` a- 4~4- e*se.rhe,& wi b~ Jir o.. dtes ►qv dlec~la~rto~r, is t~rproved ~ 7~t ~ 2 Access $ermAlTet aPproaches to the CountY Road SYstem shall be obtained from the Spokane County Engineer 3 The applicant sha11 submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereoff if development is to be phased 4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, 1 ocat i on, and arrangement of park i ng sta 11 s sha 11 be i n accordance with standard traffic engineering practices Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles cql ~ ZONE RECLASSIFICATION NO ZE-43-86 b) COUNTY ENGINEERING DEPARTMENT (continued) 5. The word "applicant" shall include the owner or owners of the property, his heirs, assigns, and successors. 6. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer 7 The County Engineer has designated Typical Roadway Section Number One, Access Street standard for the improvement of Main Avenue which is adjacent to the proposed development. This will require the addition of approximately 10 to 12 ft. of asphatt, curb and s i dewa 1 k al ong the frontage of the deve 1 opment. 8. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 9. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. 10 The applicant should be advised that individual driveway access permits are required prior to the issuance of a building permit 11. No construction work is to be performed within the existing or proposed public right of way until a permit has been issued by the County Engineer All work within the public road right of way is subject to inspection and approval by the County Engineer 12. All required construction within the existing or proposed public ri ght of way i s to be comp 1 eted pri or to the re 1 ease of a building permitpr A bond in the amount estimated by the County Engineer to cover the cost of construction of improvements shall be filed with the County Engineer c) COUNTY UTILITIES DEPARTMENT 1 Pursuant to Board of County Cortonissioners Resolution No 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditioned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific application approval and issuance of permits by the Health District. 44~ ZONE RECLASSIFICATION NO ZE-43-86 c) COUNTY UTILITIES DEPARTMENT (continued) 2 The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36 94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36.94. 3 Any water service for this project sha11 be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. 4. The unit shall be double-plumbed for connection to future areawide collection systems. d) COUNTY HEALTH DISTRICT 1 A combined surface water and sewage disposal detailed plan shaTl be approved by the Spokane County Engineer prior to the issuance of any on-site sewage disposal permit or building permit for this project. 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Heaith Officer, the use of an individual on-site sewage system may be authorized. 4 Water service shall be coordinated through the Director of Utilities, Spokane County. 5 Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 6. Use of private wells and water systems is prohibited 7 Disposal of sewage effluent beneath paved surfaces is currently prohibited 8 The disposal of critical waste materials is under the jurisdiction of the Department of Ecology ~ ~ ZONE RECLASSIFICATION N0. ZE-43-86 e) COUNTY BUILDING AND SAFETY DEPARTMENT 1 The site is located in Fire District # 1. 2. This project may involve the storage and handling of critical materials It is reconenended that the applicant contact the Department of Bu i 1 d ing and Safety for materi a 1 s i dent if icat i on and containment requirements prior to the issuance of any building permit. 3 The requ i red f i re f 1 ow for any bu i 1 d i ng or property deve 1 opment is determined by building size, type of construction, and proximity of exposures. Required fire flows sha11 be based on an evaluation of each building at the time of building permit application The specific location of hydrants shall be determined by the fire district 4 Any proposed conditions relating to building location, design, and occupancy shall be reviewed by Building and Safety for compliance with the Uniform Building and Fire Codes prior to final ization of action 5. Trash enclosures shall not be located adjacent to combustible construction or underneath windows or non-protected eaves. 6. Approved numbers or addresses sha11 be placed on all new and existing buildings in such a position as to be plainly visible and 1 eg i b 1 e f rom the street or road f ront i ng the property Sa i d numbers shall contrast with their background. 7 The relocation of the existing building or the demolition of the building shall comply with the provisions of Title 3, Spokane County Code and that prior to the relocation or demolition, a permi t f rom the Department of Bu i1 d i ng and Saf ety is requ i red. f) WATER PURVEYOR 1 Water Purveyor is Hutchinson Irrigation District #16, and they will supply the site with adequate water for domestic, fire and irrigation uses g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution reguTations must be met This includes but is not 1 imi ted to the fo 11 owi ng 1. Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions. Hau1 roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities 4 it ~ h ZONE RECLASSIFICATION NO ZE-43-86 g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued) 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If tracking or spills occur on paved surfaces, measures must be taken inonedi ately to clean these surfaces 3 A11 travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4 Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project. 5. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV addresses emission standards. All emission standards must be met. 6. Demolition and renovation projects must comply with the requirements of CFR 40 Part 61, Subpart M Intent to Demolish and Renovate forms are available at the SCAPCA office 7. Additional Comments Al l waste oi 1 must be disposed of in a proper manner. If the applicant proposes to burn the waste oil, a Notice of Construction must be submitted and approval received prior to any such installation. ~ s & -Dt s cus s eeQ L, av4sc4a-pe~ UdI uge~ n -1)%s c"sedl Utrnn'4tAt ms o" S tJ#3 'tdcs Z S`"-i?1,,* tZotweCi.Qxv. eAk D I s ca.c.s s --A W ~ -1-zet V-A Weq'n eAct cvx Ua1 ki Se e t°. " * 1 ~ df~os'~ot) . P ~ OFFICE OF THE SPOKANE COUNTY f., L.. j PLANNING DEPARTMENT To Bui lding b Safety, Ingineer's, Uti1 ities , Heal th Di st From Patrick C Frankovic, Assistant Zoning Admini s r Snbject December 4, 1986, Zoning Hearing Examiner Committee Agenda Dite November 5 ~ ly 86 Attached please find a copy of our December 4, 1986, Zoning agenda, at which time we will hear testimony regarding six new zone reclassification requests Please note that the last item, ZE-35-86, with accompanying Yariance, YE-107-86, is a postponed item which was originally scheduled fo r our November 6th hearing Due to the length of the agenda, shortness of time because of the Thanks- giving holiday and maybe holiday vacations, your response would be greatly appreciated by Monday, November 17th, for the above-mentioned appli cations Thanks and a HAPPY TURKEY DAY'l t1 PAT cnw ~ • ~ n j, , ~ ~~,.c~i.~i~~'~ ~ ~ ~ ~ ` ! a~ 1 PLANNING DEPARTMENT i~ ...UAOp['W4Y ('FNTHF HMlf'ItiC 4 721 ErfFA..C'N iFif.E NOtiE 15f 2205 5PC1KANE N14HtNt TCtN ';426f December 11, 1986 TO Board of Spokane County Conunissioners FROM Steve P Horobiowski, Zoning Administrator SU6JECT Zoning Hearing Examiner Committee Actions of December 4, 1986 Gentlemen On December 4, 1986, the Zoning Hearing Examiner Cotr~nittee met at 9 00 A M to consider six new zone reclassification applications and one variance request Members present Mrs Kathleen M Carstens, Chairperson, Mr Gary Anderberg and Mr ponald E Neraas Following are the applications in sequence and the action taken by the Comnittee If not appealed, these decisiors will become final on Decemher 15, 1986 The Findings and Order for this hearing were signed on December 4, 1986, except for the application No ZE-35-86 and VE-107-86, which was signed on December 5, 1986 1) ZE-44-86, Residential Manufactured Home Zone to Urban Residential 22 (UR-22) Zone Dolphin Real Estate Group Investments, Inc Location Generally located south of and adjacent to 4th Avenue, approximately 300 feet east of Dishman-Mica Road and west of and adjacent to Farr Road between 6th Avenue and 7th Avenue in Section 20-25-44 (Street Address is East 9518 - 4th Avenue ) Proposal Multi-Family Residential Development (No Site Plan) Action Approval (Vote 3 - 0) 2) CZE-43-86'.)Agri cul tural and Residential Office to Corrmunity Business (B-2) Zone ~ Whitehead and Larson Location Generally located at the southwest corne r of Main Avenue and Argonne Road in Sectton 18-25-44 (Street Address 1s North 113 and 121 Argonne Road ) Proposal Automotive Service (Pen-Lube) and Car Wash or Office Action Approval (Vote 3 - 0) (continued) ~ ZONE RECLASSIFICATION NO ZE-43-86 SPOKANE COUNTY HEARING EXAMINER COMMITTEE FINDINGS AND ORDER A INTRODUCTION This matter having come before the Zoning Hearing Examiner Committee on December 4, 1986, and the members of the Comnittee present being Kathleen M Carstens, Chairperson, Gary Anderberg and Donaid E Neraas 6 PROPOSAL The sponsors, Charles E Whitehead and Roy Larson, are requesting approval of a zone reclassification, Agricultural and Residential Office to Comnunity Business (8-2) Zone, File No ZE-43-86, for the purpose of an Automotive Service (Pen-Lube) and Car Wash or Office C FINDINGS OF FACT 1. That the ex ist ing 1 and use i n the area is res i dent i a 1, off ice, reta i 1 and vacant land 2. That the Comprehensive Plan designates this area as appropriate for Major Comnercial development. 3. That the existing zoning of the property described in the application is Agricultural and Residential Office 4 That the provisions of RCW 43 21C (The State EnvironmentaT Policy Act) have been complied with, and the Conmittee concurs with the Determination of Non-Signlficance 5 That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6 That the land in this area is suitable for the proposed use, or uses within the proposed Zone Classification 7 That the applicant has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justified ZONE RECLASSIFICATION NO ZE-43-86 C FINDINGS OF FACT (continued) 8 That the proposed use is compatible with existing uses in the area 9 That the owners of adjacent lands expressed neither approval nor disapproval of the proposed use 10 The Hearing Examiner Comnittee finds the proposed use to be in harmony with the general purpose and will not be otherwise detrimental to the public health, safety, and welfare. D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL ( Al 1 Cond i tion s i mposed by the Zon ing Hear i ng Exam iner Corrmi ttee sha 11 be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors ) HEARING EXAMINER COMMITTEE 1 Amend Planning Condition #6 to read "rign height is 1 imited to 25-feet above grade, and sign size is limited to 100-square feet on each side " 2 Add Planning Condition #17 as follows TFiat a so 1 i d 3-f oot masonry b 1 ock f ence, or an a 1 ternat ive of equa 1 protection as approved by the Zoning Administrator, shall be placed on the inside edge of the landscaping strip that runs along the north property line " 3 Add to Engineering Condition #1 to read W pl icant shal l dedicate 10 feet on Main Avenue and a 20 foot radius on Main Avenue and Argonne Road for right-of-way prior to any use of the property. A six foot dedication and a 4 foot easement will be permitted, if a design deviation is approved by the County Engineer " 4 Amend Engineering Conditlon #12 to read 7ATT-required construction within the existing or proposed public right of way is to be completed prior to the release of a bui lding permit or a bond in the amount estimated by the County Engineer to cover the cost of construction of improvements shall be filed with the County Engineer " 2 ZONE RECLASSIFICATION NO ZE-43-86 D CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (continued) a) COUNTY PLANNING DEPARTMENT 1 Fencing along the west property line should be maintained in good condition and repaired as needed 2 The site p 1 an conta ined i n th i s fi1 e and dated 11-21-86, does not contain adequate area or parking for additional uses on the site Future allowed uses will be permitted, if compliance with zoning standards can be provided 3 The Type I five foot landscaping strip on the south property line will be removed and added to the five foot landscaping strip on the north property line in order to increase the buffering and sight screening for the adjacent single family residences to the north and west Moving this strip and the dedication of 10-feet on Main Avenue wi11 require a shift of the parking areas and bullding 5-feet to the south of their present locations 4 An additional 5-feet of Type III landscaping should be added to the proposed landscaping strips on the east side of the site, be ing those areas south of the dr iveways 5. The on-site dumpster should be enclosed inside a six foot sight-obscuring fence 6. Sign height is limited to 20-feet above grade, and sign size is limited to 100-square feet on each side 7 The Zoning Administrator shall approve a specific exterior lighting plan for the approved area prior to installation of such 1 ighting (Such plan shal l attempt to confine il lumination to the area with full consideration to adjacent properties) 8 A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the project prior to release of bui lding permits. Landscaping shal l be installed and maintained such that sight distance at access points is not obscured or impaired 3 ZONE RECLASSIFICATION NO ZE-43-86 a) COUNTY PLANNING DEPARTMENT (continued) 9 The appl icant shal l develop subject property general ly in accordance within the concept presented to the Nearing Examiner Conmittee Variations when approved by the Zoning Administrator wi11 be permi tted, inc i ud ing, but not 1imited to the fo 11 owing changes Building location, landscape plans, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the ZONING CODE FOR SPOKANE COUNTY The or igina 1intent of the devel opment p 1 ans sha 11 be ma i nta i ned 10 The specific development plan wi11 be submitted for Planning Department review and approval prior to issuance of building permits 11 All current standards of the B-2 Zone, as amended, shall be complied with in the development of this site 12 That the project is subject to Section 7 06, the Aquifer Sensitive Area Overlay Zone of the ZONING CODE FOR SPOKANE COUNTY, which sets forth various measures for Aquifer protect ion, speci fica l ly, measures dea l i ng wi th wastewater disposal, spill protection measures, and stormwater runoff. 13 That the present proposal is not detailed enough to determine whether or not the use of or naterials stored on the site are in compliance with Section 7 06 (Aquifer Sensitive Area Overlay Zone) of the ZONIN6 CODE FOR SPOKANE COUNTY Accordingly, as a condition of approval, the sponsor/applicant shall be required to file with the Spokane County Auditor, within thirty (30) days of the signing of Ftndings and Order of the f1na1 dec3sion in this matter, a"Notice to the Public" which shall provide in material as follows PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE ON TNE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7 06 (AQUIFER SENSITIVE AREA OVERLAY ZONE) THE PROPERTY WHICH IS THE SU6JECT OF THIS NOTICE IS MORE PARTICULARLY DESCRIBED AS FOLLOWS . " 14 App 1 i cant sha 11 conQ ly wi th ' 208' recomnendat i ons concern i ng stormwater runoff and provide necessary landscaping for runoff 15 Any division of land for the purpose of sale, lease or transfer, shall comply with RCW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits 4 ZONE RECLASSIFICATION NO ZE-43-86 a) COUNTY PLANNING DEPARTh1ENT (continued) 16 That the provisions of SEPA's N4TICE OF ACTION pursuant to Chapter 43 21C 080 RCW and the Board of Spokane County Commissioners Resoiution #77-1392 be inttiated by the project applicant within thirty (30) days of final disposition of this application, and prior to any on-site improvements, or file appropriate documents to the effect that the NOTICE OF ACTION is waived in accordance with Spokane County Commissioners' Resolutlon #82-0458 dated May 4, 1982 b) COUNTY ENGINEERING DEPARTMENT Prior To The Issuance Of A Building Permit 1 Appl icant shal l dedicate 10 feet on Main Avenue and a 20 foot radius on Main Avenue and Argonne Road for right-of-way prior to any use of the property (SEE MODIFICATION AS IMPOSED BY THE HEARING EXAMINER COMMITTEE AS CONDITION #3 ON PAGE 2 OF THE FINDINGS AND ORDER FOR TNIS ITEM, ZE-43-86 ) 2 Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer 3. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disposal plan for the entire project or portion thereof, Tf deve]opment is to be phased 4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer The design, 1 ocat 3on, and arrangement of park ing sta 11 s sha 11 be i n accordance wTth standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupted or traveled by vehicles 5 The word "applicant" shall include the owner or owners of the property, hTS heirs, assigns, and successors 6 The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer 7 The County Engineer has designated Typical Roadway Section Number One, Access Street standard for the improvement of Main Avenue which is adjacent to the proposed development This will require the addition of approximately 10 to 12 ft of asphalt, curb and sidewalk along the frontage of the devetopment 5 ZONE RECLASSIFICATION NO ZE-43-86 b) COUNTY ENGINEERING DEPARTh1ENT (continued) 8 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer 9 Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Comnissioners' Resolution No 80-1592 as amended and are applicable to this proposal 10 The applicant should be advised that individual driveway access permits are requjred prior to the issuance of a building permit 11 No construction work is to be performed within the existing or proposed public right of way until a permit has been issued by the County Engineer Al l work within the publ ic road right of way is subject to inspection and approval by the County Engineer 12 All required construction within the existing or proposed public right of way is to be completed prior to the release of a building permit A bond in the amount estimated by the County Engineer to cover the cost of construction of improvements shall be f i 1 ed with the County Eng i neer c) COUNTY UTILITIES DEPARTMENT 1 Pursuant to Board of County Comnissioners Resolution No 80-0418, the use of on-site sewer disposal systems is hereby authorized. This authorization is conditloned on compliance with all rules and regulations of the Spokane County Health District and is further conditioned and subject to specific appl ication approval and issuance of permits by the Health District. 2 The owner(s) or Successor(s) in interest agree to authorize the County to place their name(s) on a petition for the formation of a ULID by petition method pursuant to RCW 36 94 which the petition includes the Owner(s) property and further not to object by the signing of a protest petition against the formation of a ULID by resolution method pursuant to RCW Chapter 36 94 which includes the Owner(s) property PROVIDED, this condition shall not prohibit the Owner(s) or Successor(s) from objection to any assessment(s) on the property as a result of improvements called for in conjunction with the formation of a ULID by either petition or resolution method under RCW Chapter 36 94 6 . ZONE RECLASSIFICATION NO ZE-43-86 c) COUNTY UTILITIES DEPARTMENT (continued) 3 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended 4 The unit shall be double-plumbed for connection to future areawide collection systems d) COUNTY HEALTH DISTRICT 1 A combined surface water and sewage disposal detailed plan shall be approved by the Spokane County Engineer prior to the issuance of any on-site sewage disposal permit or building permit for this project 2. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 3. Subject to specific application approval and issuance of permits by the Health Officer, the use of an individual on-site sewage system may be authorized 4 Water service shall be coordinated through the Director of Utilities, Spokane County. 5 Water service shall be by an existing publ ic water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services 6 Use of private we11s and water systems is prohibited 7. Disposal of sewage effluent beneath paved surfaces is currently prohibited 8 The disposal of critical waste materials is under the jur isd ict ion of the Department of Eco l ogy e) COUNTY BUILDING AND SAFETY DEPARTMENT 1. The site is located in Fire District # 1 2. This project may involve the storage and handling of critical materials It is recommended that the applicant contact the Department of Building and Safety for materials identification and contalnment requirements prior to the issuance of any building permit 7 O ZONE RECLASSIFICATION NO ZE-43-86 e) COUNTY BUILDING AND SAFETY DEPARTMENT (continued) 3 The requ i red f i re f 1 ow for any bu i 1 d i ng or property deve 1 opment is determined by building size, type of construction, and proximity of exposures. Required f ire f lows shal l be based on an evaluation of each building at the time of building permit application The specific location of hydrants shall be determi ned by the fire d istr ict. 4 Any proposed conditions relating to building location, design, and occupancy shall be reviewed by Building and Safety for compl iance with the Uniform Building and Fire Codes prior to finalization of action 5 Trash enclosures shall not be located adjacent to combustible construction or underneath windows or non-protected eaves 6. Approved numbers or addresses sha11 be placed on all new and existing bui ldings in such a position as to be plainly visible and 1 eg i b 1 e f rom the street or road front ing the property Sa i d numbers shall contrast with thelr background 7 The relocation of the existing building or the demotition of the building shall comply with the provisions of Title 3, Spokane County Code and that prior to the relocation or demolition, a permit f rom the Department of Bu i 1 d i ng and Safety i s requ ired f) WATER PURVEYOR 1 Water Purveyor is Hutchinson Irrigation District #16, and they will supply the site with adequate water for domestic, fire and irrigation uses g) COUNTY AIR POLLUTION CONTROL AUTHORITY All air pollution regulations must be met This includes but is not limited to the following 1 Air pollution regulations require that dust emissions during demolition, excavation and construction projects be controlled This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities 8 , ZONE RECLASSIFICATION NO ZE-43-86 g) COUNTY AIR POLLUTION CONTROL AUTHORITY (continued) 2 Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces If tracking or spills occur on paved surfaces, measures must be taken irrmediately to clean these surfaces 3 All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean 4 Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the proposed project 5. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IY addresses emission standards All emission standards must be met 6 Demolition and renovation projects must comply with the requirements of CFR 40 Part 61, Subpart M Intent to Demolish and Renovate forms are available at the SCAPCA office 7 Additional Comnents All waste oil must be disposed of in a proper manner. If the applicant proposes to burn the waste oil, a Notice of Construction must be submitted and approval received prior to any such installatian. E ORDER The Zoning Hearing Examiner Cortmittee, pursuant to the aforementioned, finds that the application of Charles E Whitehead and Roy Larson for a zone reclassification as described in the application should be APPROVED to the COMMUNITY BUSINESS (B-2) ZONE Motion by Neraas Seconded by Anderberg Vote Neraas - Aye Anderberg - Aye Carstens - Aye Unanimous to APPROVE to the COMMUNITY BUSINESS (B-2) ZONE ( 3 - 0 ) 9 ~ . ZONE RECLASSIFICATION NO ZE-43-86 E ORDER (continued) HEARING EXAMINER COMMITTEE HEREBY ATTEST TO THE ABOVE FINDINGS, ORDER, AND VOTE airperson ~ ~ l ATTEST For WALLIS D HUBBARD Planning Director ✓D y sKi Zoning Administrator Date 10 s .r , OFFICE OF COUNTY ENGIrrEER SPOKANE COUNTY, WASHINCTOAI , M b u evkl~ ?x ~'S ~ 19 2L TO Spokane Coun[y Planning Department FItOM County Engineer'e Department -Aw SUBJECT Conditions of Approval-Zone Change--Number zc- %4'S- g(Q Applicant's Name Section _~L Townahip ~ N, Range ~ EWM The following Condition of Approval for the above-referenced zone change are submitted to the Spokane County Hearing Examiner Committee for inclusion in the etaff analysis and "find- ings and order of the hearing scheduled ~~emb QY Prior To The Issuance Of A Building Petmit. 1. Applicant shall dedicate f eet on , for rightrof-way prior to any use of the property 2. Applicant shall dedicate feet on for right-of-way and slope easements as necessary prior to any use ot the property. 3. Applicant shall dedicate a foot radius on and p-rior to any use oF the property. S Applicant shall dedicate ~Q feet on ~p~..t,s ~.uf rixLe, and a~ D foot radiua (on and - K t~d► for rig t-of--way prior to aay uae of the pr~o~p~ry. ~ ~ r * S. Access permits for approachea to the County Road System ahall be obtained from the Spokane County Engineer. 6 Access permits and impcovement to muat be approved by the Washington Department of Tranaportation. 7. Acceas permits and improvemente to muet be apptoved by the City of • 8. Applicant shall 8ubmit for aQproval by the Spokane County Engineer road, drainage and accese plana. (~9 The applicant shall submit for approval by the Spokane County Engineer aad the Spokaae County Health District a detailed combined on-si[e sewage 8yetem plan and surface water dispoeal plan for the entire project or portion thereof if developmeat 18 to be phased. 10 A parking plan and traffic circulation plan shall be eubmitted and approved by the Spokane County Engineer The design, location and arrangement of parkiag atalls shall be in accordance with standard traFfic engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or travelled by vehicles. 11 The word "applicant" ahall iaclude the owaer or owners of the property, his heirs, sesigns and successors. f 12. To construct the road improvements stated herein, the applicant may, with the approval of the County Engineer, Join in and be a willing participant in any petition or resolu- tioa which purpose is the formation of a Road Improvement District (RID) for eaid im- provement pursuant to RCW 36.88, as amended. Spokane County will not participate in the , cost of these improvements. ~ ~ 13. As an alternative method of constructing the road improvement stated herein, the appli- cant may, with the approval of the County Engineer, 8ccomplish the road improvemente stated herein by joining and participating in a County Road Project (CRP) to the extent of the required coad improvement Spokane County will not participate in the cost of these improvements. 14 The construction of the road improvemente stated herein ehall be accomplished ae approv- ed by the Spokane County Engineer. 154 The County Engineer has designated Typical Roadway Section Number , standard for the improvement of j , Street, Avenue) which is to be constructed within the propoaenevelopment. ~fi s will require the installatioa of _.ft. of asphalt, curb and eidewalk. The County Engineer has designated Typical Roadway 5ection Number , atandacd for the improvement of (Road, Street, Avenue) vhich ia to be constcucted within the proposed AeveYopment. Thie will require the installation of ft. of asphalt, curb and sidewalk. omer ~ • M ~ The County Engineer has designated Typical Roadway Section Number , standard for the improvement of (Road, Street, Avenue) which is to be constcucted within the proposed development. This will require the installation of ft. of asphalt, curb and sidewalk. The County Engineer hae designated Typical Roadway Section Number , etandard f or the improvemeat of (Road, Street, Avenue) which is to be constructed within the proposed development. This will require the installation of ft. of asphalt, curb and sidewalk. 16 The County Engineer has designated Typical Roadway Section Number pv1p_ ,b,,GGe,,cj5 St~~!'at etandard for the improvement of v et--°--`, Avenue) which is adjacent to the propose eve opment. Tf-is wM require the addition of approximately 10 *Q 17- ft, of asphalt, curb and sidewalk along the f rontage of the development. The County Engineer has designated Typical Roadway Section Number , standard for Che improvement of (Road, Street, Avenue) which is adjacent to the proposed development This will require the addition of approximately ft. of asphalt, curb and sidewalk along the frontage of the development. The County Engineer hae designated Typical Roadway Section Number , standard for the improvement of (Road, Street, Avenue) which is adjacent to the proposed--development. TRs wifl require the addition of approximately ft of asphalt, curb and sidewalk along the frontage of the development. The County Engineer hae designated Typical Roadway Section Number , standard for the improvement of (Road, Street, Avenue) which ie adjacent to the proposed'-development. fiF~.i s wi1l require the addition of approximately f t. of asphalt, curb and sidewalk along Che frontage of the development. 17 All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Conetruction, and other applicable caunty standarda and/or adopted resolutiona pertaining to Road Standards and Stormwater Management in effect at the date of construction, unlese otherwise approved by the County Engineer. 18. Applicant shall file a petition for the vacation of prior to any use of the property. 19. Applicant shall construct a paved and delineated accese approach(es) to meet the exiat- ing pavement on 20. Access to Road shall be prohibited until such time a8 apecif- ieally autborized-by the Spolcane County Engineer. 2t Roadway etandards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Coaamissionere Resolution No 80--1592 aa amended and are applica- ble Co this proposal. 22. This plat or development proposal ie located within a drainage basin which has been identif ied by the Spokane County Engineer's Office as having stormwater runofF problems Since this plat or development proposal is aFfected by or is a contributoc to etormwatec f lows, property owners should participate in the planning and implementation of a future basinwide stormwater management system The following Condition of Approval" shall be required That the owner(s) or successor(s) in interest agree to join in any County approved Stormwater Managmement Program and to pay such rates and charges as may be f ixed through public hearings for service or beneftt obtained by [he planning, design, coneCructing, maintaining or operation of stormwater control facilities 23 The applicant should be advised that individual driveway access permita are required prior to the issuance of a building permit. 24. That the regulationa of National Flood Insurance Program be observed eince the proposed development ie affected by a flood hazard zone A development permit shall be obtained f com the County Engineer before construction or development be ins within any area of special flood hazard (reference Spokane County Ordinance 81-012610 25 No construction work is to be performed within the existing or proposed public right-of- way until a permit has been ieaued by the County Ensineer. All work within the public road right-of-way ie subject to inspection and approval by the County Engineer 26 All required construction within the existing or proposed public right-of-way is to be completed prior to the release of a building permit p1rA bond in the amount estimaLed by the County Engineer to cover the coet of conatruction of improvements ahall be filed with the County Engineer 27. ApQlicant shall sign and recocd Spokane County Notice to the Public #6 which specifies the following . - 2 - 'R~~~ t~ ' • ~ ~ '~1f~~r t v~l . lr 00 ~ ~ - . ~ ~ _ _ - - „ U , ~ , ~ - ~ ~ ' e.! ~ ~ ► ~ ~r.r _ ~ B ~ ` ~~1,• ? ~ 1 . . , 282 to r8 G iRO _7 w ` 9 , ~ ~ ^V • ~ ~ y ~ ~ v • ,~r _ „t. ~ - • ; , ` . ' 1 ~a d~ ,~5 . . • h ~ M • s G ~ 1?4~ _79C i~ ~ ' z° r' ,s..• Y'~'`~ _ _ - ' 15T 2 ~ - ~ ~ ` 15 , _ - ~ ~ G - ~ - , _ _ - - Q • - ~ ~ 70 l r ' V 1 ~ ' ~ ~ ~ ~ ~ ~ _ ~ ~ ~ J~~ I ~ _ ~ • $ ~ ~ ~ , R ~ • ~ ~ , ' / 2 a 9 --e--''" Li . , , ~ j t2Q 9~ ~ • ' ' ss.~ ~ ~ • ' ' 7 • , ' a ~ 2.---' ~ . _ - ` ~ ~ I~ _~e r~j ~ # 4 14 ! \r~ ~ - -e T ~ ~ t3 2' ~ ~ K• a ~ s ' ~ .1,•~+Q" - - r 1'. d . - F"" ~ ,r7 4?9 , S - - g! f~ ' t 1 •.I ~1 r' ~ ~ ~ '1 _ ~,.i l ~ 1 ~ ~ • j - ~ ~t ~ J ~1 `1 . ' . 4 •a ~ . 9 • ~ _ ~ ~ rT i r;~ ►p9.g 4~ ~ 44 , ~ • Ec~ g-84 ~ IJ'"~ ' ~ T_ + ~ , . ~ i L t ' ' ~ • F ♦ ~ 4b , ►b i _ _.T- .a v ~ "~l' , y-~ r ~ 0 ~1 _ ~ . _ ` S ~ ' f~ ! - • ~ - ; _ - ~ 1 Pr . rr ! ~E5 ~ . _ _ ~ ' OFFICE OF COUNTY ENGINEER SPOKANE COUNTY, WASEIINGTON ~ meu ehnbeY 13 , 19-alp_ TO Spokane County Planning Department FROM County Engiaeer'e Department SUBJECT Conditione of Approval-Zone Change--Number Zt= 43- gCp Applicant's Name Section __S Township ;La N. Range EWM The following Condition of Approval for the above-referenced zone change are eubmitted to the Spokane County Hearing Examiner Committee for inclusion in the ataff analysie and "find- inge and order of the hearing scheduled ID-~~~b,2,r Prior To The Iesuance Of A Building Permit. 1. Applicant shall dedicate feet on for rightrof-way prior to any use of the property. 2. Applicant shall dedicate feet on for right-of-way and alope ea8ementa ae necessary prior to any use of the property. 3 Applicant shall dedicate a foot radius on and prlor to any use of the pcoperty. S Applicant shall dedicate I C) feet on AJ~LLM Q.\t-e nu&, and a~ D foot radius on UN, bLv t and Nagoring- ~ for right-of-way prior to any uee of the property. 5. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 6. Access permits and improvement to must be approved by the Washington DepartmenC of Transportation. 7. Access permite and improvements to muet be approved by the City of • 8. Applicant shall submit for approval by the Spokane County Engineer road, drainage and acceae plana. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-site sewage system plan aad surface water disposal plan for the entire project or portioa thereof if development ie to be phased. 10 A parking plan and traffic circulation plan shall be eubmitted and approved by the Spokane County Engineer. The design, location and acrangement of parking stalls shall be in accordance with atandard traffic engineering practices Paving or surfacing as approved by the County Engineer will be requiced for any portion of the project which ie to be occupied oc travelled by vehicles 11 The word applicant shall include the owner or ownecs of the property, hia heirs, assigns and auccessors. . 12. To construct the road improvemeats stated herein, the applicant may, with the approval of the County Engineer, Join in and be a willing participant in any petition or resolu- , tion which purpose is the formation of a Road Improvement District (RID) for said im- ~ provement pursuant to RCW 36.88, as amended. Spokane County will not participate in the ~ cost of these improvements ' I 13. Ae an alternative method of constructing the road improvement stated herein, the appli- ~ cant may, with the approval of the County Engineer, accompliah the road improvements stated herein by joining and participating in a County Road Project (CRP) to the extent of the required road improvement Spokane County will not participate in the coet oE , these improvemente. G The conetruction of the road improvements etated herein shall be accompliahed as approv- ed by the Spokane County Engineer. Ms The County Engineer has designated Typical Roadway Section Number , standard for the improvement of _ l , 6treet, Avenue) which is to be constructed within the propoaed development. Thia will require the inetallation of _,ft. of asphalt, curb and sidewalk. The County Engineer has designated Typical Roadway Section Number , standard for the improvemen[ of (Road, Street, Avenue) which is to be constructed within the propoaed developmeat. This will require the installatioa of ft. of asphalt, curb and aidewalk. o~er r ' The County Engineer has designated Typical Roadway Section Number , stendard for the improvement of (Road, Street, Avenue) which is to be constructed within the proposed development. This will require the installation of ft of asphalt, curb and sidewalk. The County Engineer has deaignated Typical Roadway Section Number , standard f or the improvemeot of (Road, SCreet, Avenue) which is to be constructed within the proposed development. This will require the installation of ft. of asphalt, curb and sidewalk 16 The County Engineer has designated Typical Roadway Section Number pnp .UICGPI_6.~ Stre.i'lt standard for the improvement of N (-Re", StPeet, Avenue) which is adjacent to the propose eve opment. i s wffl require the addition of approxima[ely 10 -~Q ft. of asphalt, curb and eidewalk along the frontage of the development. The Couaty Engineer has designated Typical Roadway Section Number , standard for the improvement oF (Road, Street, Avenue) which is adjacent to the proposed development. This will require the addition of approximately ft of asphalt, curb and sidewalk aloag the f rontage of the development The County Engineer has designated Typical Boadway Section Number , standard for the improvement of IRoad, Street, Avenue) which is adjacent to the proposed aevelopment. This wilY require the addition of approximately ft. of asphalt, curb and eidewalk along the frontage of the development. The County Engineer has deaignated Typical Roadway Section Number , standard for the improvement of (Road, Street, Avenue) which is adjacent to the proposed--development. Tgis wifl require the addition of approximately f t. of asphalt, curb and sidewalk along the frontage of the development. 17 All required improvementa ehall conform to the current State of washington Standard Specificatione for Road and Bridge Construction, and other applicable caunty atandards and/or adopted resolutione pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwiae approved by the County Engineer. 18. Applicant shall file a petition for the vacation of prior to any use of the property. 19. Applicant shall construct a paved and delineated accese approach(es) to meet the exiet- ing pavement on 20. Access to Road shall be prohibited until euch time as epecif- icallq autlhorized--by the gpokane Co-unty Engineer. 21 Roadway standarda, typical roadway sections a,nd drainage plan requirements are found in Spokane Board of County Commissionere Resolution No. 80-1592 as amended and are applica- ble to this proposal. 22. This plat or development proposal is located within a drainage basin which has been identified by the Spokane County Engineer'e Office as having stormwater runoff pcoblems. Since this plat or development proposal is affected by or is a contributor to stormwater f lows, property owners should participate in the planning and implementation of a future basinwide stormwater management system The following Condition of Approval" shall be required That the owner(s) or successor(8) in interest agree to join in any County approved Stormwater Managmement Program and to pay euch rates and charges as may be fixed thraugh public hearings for service or benefi[ obtained by the planning, design, constructing, maintaining or operation of stormwater control facilitiee 23 The applicant should be advised that individual driveway access permite are required prior to the issuance of a building permit 24. That the regulations of National Flood Insurance Program be obaecved since the proposed development is affected by a flood hazard zone A development permit shall be obtained f rom the County Engineer before construction or development begins within any area of special flood hazard (reference Spokane County Ordinance 81-0126). 25 No construction work is to be performed within the existing or proposed public right-of - wey until a permit has been iasued by the County Engineer. All work within the public road cight-of-way is subject to inspection and approval by the County Engineer. 26 All required construction within the existing or proposed public right-of-way is to be completed prior to the release of a building permit. A bond in the amount estimated by the County Engineer to cover the coet of construction of improvements shall be filed with the County Engineer. 27. Applicant shall sign and recocd Spokane County Notice to the Public 86 which specifiea the following . - 2 - /-)j 6ps-d-v y"G~o 600 °i ~-,Z SPOKANE COUNTY PLANNING DEPARTMENT ~ 35 Aev APPLICATION FOR ZONE RECLASSIFICATION, 4 -15 5epa Date October 6, 1986 Application No -p d Name of Applicant Charles E Whitehead 4)Zp ~y~~~ 2~A e ~ ~vo Street Address ot Applicant W 312 - 32nd Avenue City Snokane State WA Zip Code 99201 Tele No 838-4326 Name of Property Owner(s) Charles E Whitehead, Helen V. Hurlbert Authorited Agent representing Owne ~~v y~r"sor~' (if other than owner) John D Konen. E 4124 - 24th A.venue 99223 Existing tonjng Ciassification R 0 (1980 Agricultural (1947) Date Existjng Zone Classification Established 1980 & 1947 Existing Use o! Property vacant insurance office, single family home Proposed Zone Classifjcation B-2 Proposed Use ot Property automotive servic e(Pennlube car wash or office Legal Description ot Property Lots 1, 2& 30 Block 27, Harrkngtons Addition to Hutchinson Section 18 Township 25N Range 44 EV4 Source of Legal Assessor's records Assessor's Parcel No (See tax statement) 18544-2043, 2050 t 2051 Property Size .12001 qg f t. Frontage 150 Feet on Argonne Road Total amount of ad oinin land controlled b~hf~ ~ain t~venue rlone 1 9 y t s owner or sponsor Street Address ot the Property N. 113 & N. Argonne Road S.W. corner of Main Avenue and Argonne koad. If you do not hold title to the property affected by this applicatlon, whet is your interest in it1 The applicant owns two lots and arrangements to purchase one adjoining lot. Please list previous Planning Department actions involving this property Agricultural to R.O. (1980) ALL OF THE FOLLOwING QuESTiONS MUST BE ANSwERED. 1 What are the changed conditions of the site area, which you teel make this proposai warranted7 The properties have been in transition from residential uses to office and commercial uses for almost 20 years The generalized comprehensive ~lan-r= that,the area is ~a propriate for commercial type uses. he property to the south was recentTy zonea anial 2 What effect will the ro osed zone r i P p ec assificatlon have on the jV2kent propertfes? Properties to the south are zoned Commercial and to the east Residential Office. Similar uses have been deveiopeat in the A'ftonne- Mull pr nnrri dnr _ Thi g Drmp ieC t will have llghti ~g and sigming standards, generous perimeter landsc a pe a re a s, a nd a e s t h e t i c b u il~` i n g d e s i g n. Th e pro i-ac.. t-lar-111 Pcom with the two older residences in the general axea (north and west). ' R ev 2/3/81 ~ APPLICAT{ON FOR ZONE REClA551 FICATION--contjnued-2 This section of the application w111 provide the Planntng Department's Staff with written verification that the appiicant has had preliminary consultation with the agencies identified Results of the preliminary consultation should be incorporat- ed in the proposal betore tinal submittal to the Plannin9 Department 1 COUNTY ENGINEER'S OFFICE A preliminary consultation has been heid to discuss the proposal Our re~uirements for suttmital ot this Qroposal ~r re=one have been satisfied 5< <ecr y`o L~ ~rr~STi~o~ ~ Sign ure (Date) 2 COUNTY UTILITIES OFFICE A preiiminary consuitation has been held to discuss the proposal Our requirements for submittal of this proposal for rezone have been satlatied The designated water purveyor for thls site is (Signature) (Date) 3 WATER PURVEYOR ~NAME YA-It-. , a) The proposal is (is not) located within the bo ndary ot our service area . b) Satistactory arrangements have (have not) been made to serve this proposal c) We ar (are not) able to serve this site with adequate water x A V/, Z5 nature ate 4 BUILDING AND SAFETY OEPARTMENT . , A preliminary consultation has been heid to discuss Lhe proposal Our requirements tor submittal ot this proposal for rezone have been satisfied This proposal is located in Fire District # t5ignaturey (Oate) 5 COUNTY NEALTN OISTRICT A preliminary consultation has been held to discuss the proposal The applicant has been informed of our requirements and standards. (Signature) (Date) I, THE UNOERSiGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT TNE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO THE BEST OF MY KNOW- LEDGE I FURTHER SWEAR TNAT I AM TNE OWNER OF RECORD OF THE SITE PRO- POSED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED HEREwiTH IS WRITTEN PERMISSION FROM SA10 OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF (Signed) Date (Address) Phone Zip NOTA R Y Oate NOTARY SEAL SIGN URE OF APPLICANT R AGENT a.,., , Date p~Q John D. Konen i s herein authori zed to ac t my agent in the re zoning of the property. ~i,7 ~!r ` Rev 2/3/81 Charles E. Whitehead, owner of Iiots 1& 2, Block 279 Harringtons Add tfl Hutchinson ' a Numbe r z - 3 -,7,6 S P 0X A p S C 0 0 N T Y E N G I N B B R P R E L I M I N A R Y C O N S U L T A T I O N A. Pro j ect Name ;;?o/V& PROPOSAL Number of Parcels 2e r Section Z.?O' T. ~c,> N, R yq E.W.M., Quacter 1 2 3 4 ° DEVELOP~ Na me C_ 1, I~R-,'P,~ tA) a~~~~•a. ' Address t,~ 3!Z 32 ~ , AGENT Phone Bueiness Nome Name . OWNER Ad d re s s . Phone Business ~5 34 - 6LL9 Nome Name , ENGINEER Addrese , Phone Businese Home B. PREI.LMINARY CONSULTATION Date By Preliminary a) Rightrof-Way ~Q Conditions b) Curb f/6 5 , c) Sidewalk d ) Pave e) Approaches f ) Drainage I "v- g) State/City Review Yes ( ) N o Remarke N4TE This proposal must comply with Spokane County Regulations for Roads, Ap- proach and Drainage in New Construction, Board of County Commissionera Resolution No 80-1592 as amended Conditions are preliminary and may change after field in- apection and review of County recocds. C. INSPECTION Date BY Remarks D. SPBCIFIC CONDITIONS. ~yf< Fee Paid Yes No Amount Cash Check Planning Application Signed Date /O BY E. FINAL PI.AT CBECIGS Fee Paid Date Amount Check Cash Mathematical b Surveying Checks No. 1 Date By No. 2 Date By , No. 3 Date BY Additional mathematical and Surveying Checks No. 4 Da t e By Fe e Acn t b Dt . Pd . No. 5 Date 8y Fee Amt bDt Pd. No. 6 Date By Fee Amt.bDt Pd. No. 7 Date By Fee Amt.bDt.Pd. 1/81 ~a~^'~S~ 7k } ~ ~ ~ ~ 'r ~A~f.~~ ~ t}► r ~~4~ f 9 t~ y~~~`~ Ai R,t" .~qkr ~(-!P`s' eg Ky APP` q 'ir 4c &Lt~c~ 144 tt V yJ~1 ~ ~S . ~~t ~ ~ i • t ; ~ ~ r 1 ~ ~ i ~ ~ ,0.3 ~r' p ~ 7~i ~ « ~ ~t 1- 'i R ~ ~ ~ S u ~ i r " 1 ~~~i u t ~ " '...►c F~~ , f ~ ~ ~ ~ ~ ~ `,L! f`.'a'' f ~ ~1!''Fllr"~ 5 ~ ? ~ ~ ,{~r 4 t r P ~ fi s~~ 44 ~ 4` e .h b~ ~ir S » A,' t +v~. ~ ~ y r~t ~ r ~ ' 3 j f ~ ~ a f ! r Q '1 ~ 3 " 1 ~ j •,'s ~~„s ~ ~ sk -c ~ ~ -►,~r i f t 4 ~ ~ #r M x~ ~ 4 ,'F' ; ~ ~ ~ ~,AF',nJ J~S~~ 1~ d~' r ~~~~r}~"' i~ ~,M ~~"~~~.qr 2 t b ♦ ~ ~ L~R T ~ r~ y►~'r It 4 ~4 pr ° 3 ~ ~r• 4 5 ~ `~i•~ .u ~ r~' ,v s i .J~' r ~ ~ ~ ~ r ~ ~'~i S s~ d.A t r ;f~~►y ~r y 's t ► ~ ~ ~ ~ w rf ...z R ~ 4 ~.J►- • ~ ~ k ~ 441- z ~ ~ a+ s~ C ~y`s~; i. ~ a.f ~ ~,lt~'g r~ ~~'~'~1~~ i~'S?~~- ~ 4 ~r-~' z ~ ,~~•sw ~ ~ 14 htq 40 CHARLES E WHITEHEAD 6 5 8 a KARIN A WHITEHEAD W 312 32ND SPOKANE WA 99203 3-5 ~ 1 6 8 19 310 PAY TO THE ~~tK ~ ORDER OF s .01 7~f~ cc DOLLANS - Foster $ MarshslUAmeriean ExpresY-1000, F[NANCtAL httNAGEMENT ACCOUNT PROYIDENT NATIONAL BANK ~ „~•ys* 4 ~~r~'`~ ~ ~ T 1T1'H 8t CH T STREETS PHILA. PA ~ j r tr~.r~ w ~ D FOR ZV40CLe -1:0 3 L0000 5 3i: 6 2008 2 3 i 5811' 206 58 4 rj ~ •p~.~~~a ~1 ~}t~ v~~►t~► p ~~,'~,,,r .I~e.~' '4 vK- r ~ ip ~ ~i 4 y ~ - ~'7.b ~ ~ A. RECEIPT Date /o - ~ 1921w/ 0033 Received From ~k v ~ ~A r ~ ~ ~,~a r• ~ r g~ a~ Address ~ J r ~ Z y ~ For ~ Dollars AGGOUNT ¢ ~~M MOW PAID lb S o us++ AMT PAIO 40h d4E~( E W INGTON qt" ~CE Momy ~ OWN BY I 8K808 IRMIROM ~ _ ~ ~ a ~ P kp Yt'-~y ~°+i ~ s~~-► -7, . _ ~ ~ y~ ~ ' ` ~ ~ ~ • ~ ~ !rl ~ ~l$ ,,•'S ~'y i~J~ ,4 ~,~i, : ~ ~ ~ ~ M' ~'3C~~ ~9T'~ 7r-\T'~ ~l,~a,4•~ w -."`~Srs +a i ~ 1 ~ ~r ~ ~ ~t ~ ~ p d ~s t 4`r ~'t~ ~ ~ 4 ~ ..n~ y.~ a, y ~ ~r ~ -i, ~ y, ~ 49! w ~ uLs ~ 3' ` ~ y ( ~Ct~ el ~ .~1~ ~v~ y f x* ~ 2.,, 9 ► ~ 1 Afi q,~~ { ~ i~,s~~'i ir,,~~~~,,~,. ~`+t.'~ 'w rr~ e~,~ d 1~ S eaS~a ~ ; `i '4 ~ ~ ,y~~~ r ~ 1 .t t ° v i►~ t t ~ ~ ' d ~ s 1 • ~ ~ + ~ ~ ~ ~ Y ~ ~`C p 1., -s n .ay~, ~ ~,e -SF~ ~ ~y,• 1 i ~ S j : ~ ~ ~ a A „ e~ a+~ i Y w ~~l~ ~ ~q~ ~ .~fr W~ ~ ~k~,,~i*, OU~ jf, 7 44A u ~ ~ ~ ~'~~3 ~j ~ ~~t +t w►~ ~ s~ ~ ~ A 11 ` 9' f , d LA~ ~ a~+~P~~ P! ~~M .f~ I ~ . kEOUEST hUK UtSICN UtV lA'f ION ROAD NAME Main Avenue ; DATE Dec ember 1, 198(, CKY/RID/PLAT/Z. C. No. FEDEFtAL/STATE PROJECT N0. PROJEC:T TITLE Z-Dne C-ha.nge, Pennlube fa.cilit,y p Main Avenue immedia.telV west of Argorine Roa.d~'o ZE-4~3-Q~ J .~ricultura.l & R.O. to B-2 for automobile lunri ~ ~ c~~ ac~' . EXISTINC CONDITIUNS: YRJPU5EU IMPROVE~IENT: 1t0AD WIDTH 4o f t. Ded. of a.dd. 6' r/lN to south ROAD SURrACE_2 _l-ane- 36.to 38' denending on imps. to N. AVG. DAILY TRAFFIC NP,g. Current Design Year PROJECT DESCKIYT10N The a-mplicant, Cha.rles Whitehead, wishes to dedicate a, 6 ft. strip adjoining the prnperty plus a, 4rt. utillty ana sign easement whereasSnokane -Co. has requeste-a aiu T. d-eaica-tion. DESCRIPTION OF STANDARD INVOLVED Spoka.ne Count.y Roadwa,y Standa.rds requiring 60 ft. of r/lN on residentia.l access streets. PROPOSED DESIGN DEVIATION See prolect description. Dedication of additional 4 ft. would i enpardi zeplac ement of dra.infi eld a.reas ( interim ) and nush the nronosed buildin~ and landscaping fui^ther south. Because of the small size of the ownerships, the required dedication of 10 ft. JUSTIFICATION would take 6.66% of the nrovert.y and crea.te greater hardshins because of required zoning setbacks. The pro-oosed 6 ft. dedica,tion would ta,ke 4f of the site. _Ma.in Avenue a,t this -ooint is a residentia.l neig-h- borhood a.ccess street serving less than 200 homes (together with other access streets to the west a.nd north). Some additiona.l r/w is needed to provide a transition nnto the A.rgonne Road couplet, however, the street is not likelV to be -used a.s an arteria.l. Submi t ted By ~ tA- ~ ' . a y6 f - i •J ~ - ` ~ ~ • . STAFN KF:C(►MA1h:NUAT t ONti ----~-~y~ ----j / 7-E----~=~---=f, ' ~%A=~-~= ---~!VZ2----k- 2,4 Y, zy-TA~?"_.~ ~dr4 U,.~ t -S~ Zt-7--,F- _ 6'- /C,~E - - - - - ~ - - - - Approved Not Approved - - - - - /cAn8 . 5E-c t inee Date - -RjO•OJ-z-- <-c=- f7. Approved Not Approved ~ t- 4ineer Traffic ~ Date ~ Approved Not Approved ( ~ Li + 0 'f-f ce. 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