ZE-0012-00
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~ 1200 SPOKANE COUNTY HEARING EXAMINER Q
S~'OKANE Ca~U1~ ~~~iN~~
RE: Zone Reclassification from the Urban ) FINDINGS OF FACT,
Residential-3.5 (UR-3.5) Zone to the ) CONCLUSIONS OF LAW,
Regional Business (B-3) Zone; ) AND DECISION
Applicant: The Summit Group )
File No. ZE-12-00 )
I. SUMMARY OF PROPOSAL AND DECISION
Proposal: Application for a rezone from the Urban Residential-3.5 (t1R-3.5) zone to the
Regional Business (B-3} zone, for the development of inedical offices, retail uses, and those uses
allowed in fihe B-3 zone.
Decision: Approved, subject to conditions.
II. BACKGROUNDIFINDINGS OF FACT
A. Generallnformation:
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Applicant: The Summit Group, c/o Don W. Beaty, 600 Stewart S~reet, Suite 1?04, Seattle, ~
WA 98101
Site Owner: Evergreen Riverside LLC, clo Dwight Hume, 707 W. 7th Avenue, Spokane, WA
99204
Location: Generally located along the east side of Evergreen Road, approximately 250 feet
north of Sprague Avenue, in the S~ 1/4 of Section 14, Township 25 North, Range 44 EV~TM,
Spokane County, Washington.
Legal Description: As described on exhibit 1, attached to the zone reclassification application .
dated 5-10-00 in File No. ZE-12-00.
Parcel Number: County Assessor's tax parcel no. 45143.9245
Zoning: Urban Residential-3.5 (UR-3.5} zone. The site is also located in the Aquifer
Sensitive Area and the Public Transit Benefit Area designated by the County Zoning Code.
Comprehensive Plan: Major Commercial category. The property is also located within the
Aquifer Sensitive Area, Priority Sewer Service Area and Urban Impact Area designated by the
Comprehensive Plan.
IUGA: The site is located inside the interim urban growth area boundaries designated by
the County pursuant to the State Growth Management Act.
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Environmental Review: A Determination of Nonsignificance (DNS) was issued on July 21,
2000.
Site Description: The site is approximately two (2} acres in size, flat and devoid of
vegetation. The proj ect is vacant, except for temporary use as a screening station and to store
soil for a County road proj ect that is improving Evergxeen Road to a 5-lane section.
Area Road System: Evergreen Road in the area and Sprague Avenue to the south are
designated as Principal Arterials by the County Arterial Road Plan. Sprague Avenue is improved
to 5 lanes, including a center turn lane, and comprises a maj or traffic and commercial corridor
through the Spokane Valley area of the county. The County is currently in the process of
improving Evergreen Road, north of Sprague Avenue, from a 2-lane road without curb or
sidewalk to a 5-lane Principal Arterial Road Section, with curb and sidewalk along both sides of
the street.
The Interstate 90 freeway is located approximately one (1) mile north of the site, and runs
from east to west through the Valley area. A new freev~ay interchange at Evergreen Road and
I-90 is currently being constructed by the Washington State Department of Transportation
(WSDOT). T`he interchange will provide on and off ramps for freeway access, and an overpass
over I-90 that will extend Evergreen Road over the freeway to Indiana Avenue on the north side
of I-90. The Spokane Valley mall and other nearby retail uses have recently been developed
north of I-90, between I-90 and Indiana Avenue, between Evergreen Road extended north and
Sullivan Road to the east. Additional retail development is planned in the vicinity of such -
development, north of I-90.
Surrounding conditions: The Major Commercial category designated by the Comprehensive
Plan extends along Sprague Avenue to a depth of approximately 600 feet on both the north and
south sides of the road. The northerly boundary of such category lies approximately 80 feet
north of the easterly portion of the site. The rest of the land in the area, located outside the Major
Commercial strip along Sprague Avenue, is designated in the Urban category.
The land lying directly north, east and southeast of the site is zoned UR-3.5 and developed
with single-family residences, on urban-sized lots consistent with such zoning. The land lying
south of the site, and most of the land lying along the north side of Sprague Avenue in the area is
zoned Regional Business (B-3}, and is developed with intensive commercial uses. A large B-3
zone is located a few hundred feet east of the site, and extends farther north of Sprague than the
current site.
The land lying directly west of the site across Evergreen Road is zoned B-3 and
Community Business (B-2}, with the B-2 zoning extending farther north of Sprague Avenue than
the current site. Further to the north, along the west side of Evergreen Road, the land is zoned
Urban Residential-7 (~CJR-7) and developed for residential uses consistent with such zoning, The
remainder of the land in the vicinity lying north of Sprague Avenue is zoned UR-3.5 and is
mostly developed with single-family homes on urban sized lots. Some homes along Evergreen
Road to the north are being displaced by the road project for the widening of Evergreen Road.
HE Findings, Conclusions and Decision ZE-12-00 Page 2
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The land lying along the south side of Sprague Avenue, within the Major Commercial
category, is primarily zoned B-3 and developed for intensive commercial uses. Some Urban
Residential-22 (UR-22) Zoning is found along or near Sprague Avenue and Evergreen Road in
the general area, at various distances from the site.
Description of Project: The applicant seeks a rezone to the B-3 zone, to allow development
of inedical offices and retail uses on the subj ect property. The site plan of record dated b-7-00
illustrates development of a single-story office building of 17,100 square feet, with a maximum
height not exceeding 35 feet, in the middle of the site near the north boundary. The west portion
of the building would be developed for 8,100 square feet of retail space, with the east portion
developed for 9,000 square feet of inedical office use. Off street parking would occupy the east,
south and west portions of the subject property. Required perimeter and street frontage
landscaping is shown along the north, east and west boundaries of the site.
B. ProceduralInformation:
Applicable Zoaing Regulations: Spokane County Zoning Code Chapters 14.402 and 14.628
Hearing Date and Location: August 9, 2000, Spokane County Public Works Building,
Lower Level, Commissioners Assembly Room,1026 West Broadway, Spokane, WA.
Notices: Mailed: July 25, 2000, by applicant
Posted: July 25, 2000, by applicant
Published: July 21, 2000, by County -
Compliance: The legal requirements for public notice have been met.
Hearing Procedure: Pursuant to County Resolution Nos. 96-0171 and 96-0294
Testimony:
Ronald Hand Scott Engelhard
Division of Planning Division of Engineering
1026 West Broadway 1026 VUest Broadway
Spokane, WA 99260-0240 Spokane, ~A 99260
Dwight Hume Russell Brennecke
707 West 1`h Avenue 122 North Evergreen Road
Spokane, WA 99204 Spokane, WA 99216
Mike Silvey
4303 South Evergreen
Spokane, WA 99206
Items Noticed: Spokane County Generalized Comprehensive Plan, County Zoning Code,
County Code, County Standards for Road and Sewer Construction, County Guidelines for
Stormwater Management, and County Arterial Road Plan maps. County Resolution Nos.
99-0261(revising Road Standards), 97-0874 (revising interim regulations for County NGAs),
9b-0294 ~Hearing Examiner Rules of Procedure}, 96-0171(Hearing Examiner Ordinance}, 95~
0498 (adopting Standards for Road and Sewer Construction, and Guidelines for Stormwater
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Management), and 85-0900 (adopting Zoning Code, and Program to Implement Zoning Code).
Final land use decisions referenced in Staff Report and in this decision.
IXI. LAND USE ANALYSIS
FINDINGS OF FACT & CONCLUSIONS ~F LAW
A. Auproval criteria
In considering a rezone application, Washington case law generally provides that 1} there is
no presumption in favor of the rezone, 2) the applicant for the rezone must prove that conditions
have substantially changed in the area since the last zoning of the property, and 3) the rezone
proposal must bear a substantial relationship to the public health, safety or welfare. Park~idge v.
Seattle, 98 Wn.2d 454, 4b2, 573 P.2d 359 (1978}; and Bjarnson v. Kitsap Coun~y, 78 Wn. App.
840, 899 P.2d 1290 (1995).
Some Washington cases have dispensed with the changed circumstances requirement where
the rezone specifically implemented the policies of the comprehensive plan. Bjarnson v. Kitsap
County, supra, Save Our Rural Environment v. Snohomish County, 99 ~n.2d 363, 370-37I
(1983); and T'ugwell v. Kittitas County, 90 ~Vn. App. l, 8, 951 P.2d 272 (1999).
A comprehensive plan is considered as a general blueprint for land use regulation. Only general conformance with a comprehensive plan is required for approval of a rezone proposal.
Citizens for Mount Vernon v. City of 1Vlount Vernon,133 Wn.2d 861, 873 (1997); and Cathcart v. -
Snohomish County, 9b ~]Vn.2d 201, 211-12 (1981}.
~Vhere the policies of a comprehensive plan conflict with zoning regulations, the provisions
of the zoning code will usually be construed to prevail. See WeyeYhaeuser v. Pie~ce County,124
Wn.2d 26, 43 (1994}; CougaY 1~ft. Assocs. v. King County, l l 1 VV'n.2d 742, 755-57 (1988}; and
Nagatani Bros. v. Commissioners,108 Wn.2d 477, 480 (1987).
The Courity Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny
. or grant with such conditions, modifications and restrictions as the Examiner finds necessary to
make a land use application compatible with the Spokane County Generalized Comprehensive
Plan and development regulations. See County Resolution No. 96-0171, Attachment "A",
paragraphs 7(d} and section 11. Development regulations include, without li~itation, the
County Zoning Code, the State Environmental Policy Act ~SEPA) and the County's Local
Environmentai Ordinance (chapter 11.10 of Spokane County Code).
Section 14.402.020 of the County Zoning Code authorizes amendments to the Code based
on any one of six (b) grounds, without differentiating between amendments to the text of the
Zoning Code and amendments to the official zoning map. Zoning Code 14.402.020(1)
authorizes the Code to be amended if it is consistent with the Comprehensive Plan and is not
detrimental to the public welfare...". Zoning Code 14.402.020~2) authorizes a Code amendment
where ";c~hanges in economic, technological, or land use conditions has occurred to warrant
modification of this Code.. These are the most relevant cnteria for consideration of a site
specific rezone application.
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Section 14.100.104 of the County Zoning Code states that the provisions of the Code shall
be interpreted to canry out and implement the purpose and intent of the Comprehensive Plan, and
the general plans for physical development of the county adopted by the Board of County
Commissioners. Zoning Code 14.100.106 indicates that when the provisions of the Zoning Code
conflict with the Comprehensive Plan, or other adopted plans and development regulations, the more restrictive provisions shall govern to the extent legally permissible and the Zoning Code
provisions will be met as a minimum.
The Comprehensive Plan indicates that the decision guidelines stated in the various
sections of the Plan should be used as a resource and guide for approving specific land uses.
B. The proposed rezone, as conditioned, ~enerallv conforms with the Spokane Countv
Generalized Comprehensive Plan; bears a substantial relationship to and will not be detrimental
to the public health, safetv and ,~eneral welfare; and complies with the Spokane Countv Zonin~
Code and other applicable develoument re~ulations.
l. Applicable Comprehensive Plan policies
The site is designated in the Maj or Commercial category of the Comprehensive Plan.
The Major Commercial category of the Comprehensive Plan is intended to provide the ~
opportunity for development of commercial uses, "...specifically community and regional
shopping centers and commercial uses, directly related to major throughways" . Comprehensive
Plan, Section 6, p. 99. The Major Commercial category includes the following relevant ~
descriptions, characteristics and policies:
~esidential use in Major Commercial areas is not intended to be a high
priority in this category and may be limited to preexisting uses. Certain
residential uses, particularly multifamily developments, may be
compatible through the use of ~roper screening and perfornzance
standaYds.
The Major Commercic~l Category will be composed of three different types
of comn~ercial development: shopping centeYS, highway and arterial
commercial strips, and freeway commercial.
1'he shopping centers are further broken down into three subcategories
(neighborhood, community and regional) which relate to size of site, trade
area to be served and type of tenants within the shopping center. The
tenants range from supermarkets, drug stores and Laundromats to full-
line department stores, highly specialized shops and professional o~ces.
The consumer goods offered in stYip development frequen~ly differ fYOm
those found in shopping centers. Typical businesses found along a strip
often include new and used car sales, fast food establishments, bars and
fYUit/pYOduce stands.
Freeway commercial areas are usually made up of more specialized
commercial uses. Freeway interchange aYeas are usually o~iented to
single stops along the freeway for food, gas and lodging. ~
HE Findings, Conclusions and Decision ZE-12-00 Page 5
Major Commercial areas feature high-intensity uses. The heavy
automobile traffic and the related congestion may create pollution
problems, especially along the commercial strip developments.
The shopping center is a commeYcial development which is generally
designecl, developed, operated and controlled by a single ownership, with
off street parking facilities placed on the site to serve all of the
establishments in the center. T'he centers may range in size from 4 acres
with 30, 000 square feet of leasable floor space to over SO acres with
1, D00, 000 square feet of leasable f looY space.
Highway and aYterial strip commercial areas will usually be made up of
businesses on individual parcels clustered along a heavily traveled street
oY highway, each providing off-street parking. Shopping is not done by
walking from one store to another, but rather is of a single purpose
nature.
Most commercial development will be on ~elatively f 1'at land and buildings
will be of a low profile. Paved parking, streets and man-tnade structures
will dominate the site, with few natural featuYes to be found.
Landscaping, screening, lighting, signage and other architectuYal
treatment will provide for aesthetically pleasing development.
Pleasing aesthetic and architectural treatment of new developrnent which
eliminates or is gener~ally not characterized by signage clutter, provides _
maintained landscaping, screens exterior storage, provides sufficient
setbacks and screens parking areas, should foster improved land use
compatibility with adjacent non-commercial uses and should support
existing and attract new viable commercial development.
Major Commercial aYeas require a full line of services and utilities.
These include service by, or commitment to, sanitary and storm sewers,
public water systems and underground utilities such as telephone, gas and
electricity. Also available will be paved and lighted streets, paYking lots,
street maintenance, garbage collection and police and fire pro~ection.
In most cases intensive farming activities, mining and heavy industrial
uses would be incompatible with MajoY Comme~cial uses. Likewise, most
single family residential aYeas and schools would not be compatible
within the Major Comme~cial Category unless proper screening and
performance standaYds are established. .
Goal 6..1; Promote development of commercial land in a manner which is
complementary and compatible with adjacent land uses and the
surrounding environment,
Objective 6.1.a: Commercial developments shoulcl be buffeYed to protect
adjacent areas.
Objective 6.1. b: Provide for aesthetics of development along County
Arterials and State Highways or Freeways.
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Decision Guideline 6.1.1: The best means of encouraging compatibility
between commercial uses and adjacent land use categories will be
accomplished by considering.~
a) orientation of the structures and/or facilities of the proposal to
maintain or improve upon the aesthetics and energy efficiency of all ,
areas affected by the proposal; and
b) provision of buffering needs; and
c) provision of landscaping needs.
Decision Guideline 6.1.2: Buffering or spatial separation between
proposed and existing uses should be required of a developer if
determined that the proposed development's physical characteristics may
be objectionable to future development on nearby lands.
Decision Guideline 6.1.3: Provide for aesthetic quality of physical
development and land use along rights-of way foY Arterials, State
Highways and Freeways within the Urban Impact Area (UTA) of Spokane
County as follows:
a) The rights-of way as described above would be intended to have an
aesthetically pleasing view as seen by the traveling public and
adjacent property owneYS when they are developed with commercial
uses.
b) Standards Yegarding landscaping, signage, storage and
architectural treatment should be developed for uses located along
these rights-of-way. .
Objective 6.1. c: Require developers to provide sufficien~ land for off street parking at commercial sites.
Objective 6.1. d: Encourage adequate circulation patterns and
commercial areas and provide planned access to public ~ransit.
Decision Guideline 6.1.5: Before cotnmercial proposals are appYOVed
they must;
a) conform to plans, policies and regulations of County water, sewer,
storm sewer, utility and special service districts; and
b) identify and take steps to resolve adveYse impacts upon existing
water, sewer, storm sewer, utility, available and future energy
resources, and special service distYict systems.
Decision Guideline 6. 6: Before approving proposed commercial
developments, it should be determined that:
a) the proposal has adequate on-site areas for existing and potential
paYking and storm drainage control: and
b) the proposal considers the impact upon existing oY planned
transportation facilities and conforms to County transportation
plans and policies; and
c) the proposal considers access to existing and planned p~blic transit
and routes.
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Objective 6.1 f~ Encourage multiple-use centers.
Objective 6.1.g: Encourage the clustering of commercial uses that are
oriented toward the uYban oY regional market.
Decision Guideline 61.1. 7: Multi~le-use clustering proposals
complementary to existing and/or proposed commercial development will
be positzvely considered when such proposals accomplish the intent of
established County policies, standards and criteria. Sor~e examples
include:
a) sharing physical facilities such as ingress and egYess, parking
facilities, sidewalks, signs, buffering and landscaping facilities; or
b) providing cooperative amenities in landscaping and/or innovative
design features.
Decision Guideline 6.1.8: Appropriately buffered multifamily residential
development compatible with existing and potential commercial activities
may be permitted as transition between high-intensity uses (for example,
commercial uses) and low-intensity uses (foY example, single family uses),
especially when the commercial activities can provide or share waste
energy.
Decision Guideline 6.1.9: Clustering of uses, when it increases cost ,
effectiveness of utilities and/or transpoYtation will be the prefer~ed
commercial developtnent pattern.
Decision Cncideline 6.1.10: Those activities defined as "light industry"
may locate on lands classified Major Commercial pYovided:
a) the light industry is compatible and designed to complement
existing and future commercial activities; and
b) this compatibility is assured through development covenants; and
c) the light industry is locc~~ed within or adjacent to a residential
community or regional shop~ing center.
Objective 6.1 j: ConsideY small-scale convenience stores and commercial
enterprises adjacent to Yesidential neighborhoods.
Decision Guideline 6.1.11: Residential conzmunity shopping centers
should be based to serve between 5 and 10 residential neighborhoods or
25, 000 and S0, 000 people.
Decision Guideline 6.1.12: Regional shopping centers should be located
to serve between 4 and 8 residential communities, or 1 D0, 000 to 200, 000
people.
Decision Guideline 6.1.13: Stores and commeYCial se~vices established
to serve Yesidents within a few blocks' radius may be considered
compatible, and therefore appropriate, when they are adjacent to
residential land-use categories.
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The Arterial Road Plan contained within the Transportation section of the Comprehensive
Plan describes and designates county arterials into the classes of Principal Arterials, Minor
Arterials, etc. All other county roads are considered Local Access roads, under the Arterial Road
. Plan. See Comprehensive Plan, Section 21.
The Arterial Road Plan (ARP} characterizes a Principal Arterial (without controlled access)
as a 4 or more lane (including turning lane}, moderately fast facility designed to permit relatively
unimpeded traffic flow between maj or traffic generators, ~ such as the central business district,
major shopping cenfiers, major employment districts, etc. Principal Arterials are considered the
framework road system for the urbanized portion of the county, and are to be located on
community and neighborhood boundaries. The ARP indicates that it is to be implemented
through adopted arterial road plan maps, adopted road standards, and the County's Six-Year
Capital Improvement Plan. Comprehensive Plan, p. 2b 1.
The Arterial Road Plan contemplates 4-8 moving lanes for Principal A,rterials without
controlled access. The desired width between curbs for such ar~erial is 63-111 feet, and the
planned right of way width is 100-130 feet, depending on the number of moving lanes. Common
features along such arterials include pedestrian crosswalks at signalized intersections, restricted
parking, landscaping, d~ainage, street lighting and separated sidewalks. Channelization, or a
center turn lane, should be provided to control le~ turns, provide space for snow storage, and to
protect vehicles and pedestr~ians. See Comprehensive Plan, p. 246-247, 253-254 and Figure 21-4.
The Transportation section encourages an adequate, efficient, safe, economical and energy-
conserving arterial system; one which provides convenient access to homes, employment,
shopping, personal business and recreation. Decision Guideline 21.4.2. Decision Guidelines
21.4.5 and 21.5.7 of the Transportation section recommend that the function of existing and
future arterials be preserved by controlling land uses, parking and direct access along the
arterials. Decision Guideline 21.5.3 encourages land use planning that minimizes the need for
high capacity transportation corridors, and encourages land uses in areas that can take advantage
of the available capacity of existing arterial streets.
Decision Guideline 21.5.11 recommends pedestrian facilities that enhance the safety and
convenience of pedestrian travel and to provide access to neighborhood facilities. Decision
Guideline 21.1.5 states that sidewalks should at a minimum be provided along all arterial roads
and all local access roads which lead to schools, parks and shopping districts.
The Arterial Road Plan in the Transportation section recommends the eariy acquisition of
the prescribed right of width for Principal Arterials, though actual road construction within such
right of way may be accomplished in phases over time. Comprehensive Plan, p. 253. Decision
Guideline 21.1.3 states that the review of land use proposals should contain provisions for
extensions, alignments and adequate right of way acquisition for designated County Arterials.
Obj ective 21.1.6 indicates that long-range widening requirements should be considered in
developments adjacent to arterials and anticipated arterials, to allow for increased traffic volumes
caused by future developments. Decision Guideline 21.1.13 states that in selecting long-range
arterial improvements, consideration should be given to long-range improvements at significant
locations where such improvements will delay or eliminate future high cost reconstruction.
HE Findings, Conclusions and Decision ZE-12-00 Page 9
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2. Consistencv of proi ect with a~proval criteria
The applicant proposes to rezone the site from the Urban Residential-3.5 {[JR-3.5} zone
to the Regional Business ~B-3} zone, for the development of inedical offices and retail
development. The UR-3.5 zone is intended to implement the Urban category of the
Comprehensive Plan, and is not intended to implement the Major Commercial category. Zoning
Code 14.b16.100 states as follows:
The puYpose of the UR-3.5 zone is to implement the lower density range of
~he Urban category of the Comprehensive Plan. The intent of the zone is
to promote areas of pYimarily single family Yesidential use in an urbanized
neighborhood setting, having a high level of public services. Lots shall be
served by a public water system and shall require connection to a public
centYal sewer system when available. Roadways shall be paved and
curbed and may have sidewalks.
The purpose and intent of the Regional Business (B-3) zone is stated in Zoning Code
14.628.100, as follows:
The purpose of the B-3 zone is to provide for the location of a wide range
of retail and service activities. This zone will implement the Major
Commercial category of the Comprehensive ~'lan. The uses within this
zone may often require large areas for customer parking, retail service,
some outside activities, display and other commercial activities. 1'he
businesses locating within these areas often draw customeYS fYOm the
coun~y at large and other outlying areas rather than from a more limited
trade area. Fut~ther, it is the intent of this section to implement
comprehensive plan policies which encourage comrnercial development
along Principal Arterials or highways and establish regional-serving
commercial areas. General characteristics of these areas include paved
roads and sidewalks, public sewer and water, and a full line of public
service including manned fi~e protection and public transit accessibility.
The development standards of the B-3 zone prohibit the height of buildings from exceeding 3 S
feet within 150 feet of adjacent UR-3,5 zoning. The maximum building height is otherwise 60 feet
in the B-3 zone. Zoning Code 14.628.335. The proposed medical offices and retail development on
the site will have a maximum height of 35 feet. The site plan for the project illustrates required
landscaping along the north, east and west boundaries. The proposed building coverage on the
current site is approximately 20%, which is well below the 60% maximum building coverage
required by the B-3 zane. See Zoning Code 14.628.330.
The Iand lying directly north, east and southeast of the site is zoned UR•3.5, and is
developed with single-family residences on urban-sized lots consistent with such zoning.
However, such immediately adjacent land is designated in the Major Commercial category, to a
depth of 80-130 feet north of the site, extended to the east and west. The land lying south of the
site, and most of the land lying along the north side of Sprague Avenue in the area is zoned
Regional Business (B-3) and developed with intensive commercial uses. A large B-3 zone is
located a few hundred feet east of the site, and extends farther north of Sprague than the current
site.
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No public opposition was submitted regarding the project. The development standards of the B-3 zone provide adequate buffering for the nearby residential uses. The proj ect will be
served by modern utilities and a high level of public services, including public sewer and public
transit. The proj ect can be viewed as an extension of B-3 zoning from Sprague Avenue, a maj or
commercial category and Principal Ar~terial, extended along Evergreen Road, a Principal Arterial.
The proposed B•3 zone implements the Major Commercial category in which it is designated.
The Major Commercial category encourages multiple use centers, such as the curxent proposal
which proposes both medical offices and retail uses.
The only issue in dispute at the public hearing was the applicant's obligation to comply with
County Division of Engineering condition of approval #5, which requires the applicant to improve or
fund the cost of improving the outside northbound lane of Evergreen Road along the frontage of the
site, including the installation of pavement, curb, sidewalk and gutter. The cost of such
improvements that the applicant is requested to pay is $16,822.80.
Evergreen Road is currently being widened and improved north of Sprague Avenue from a
2-lane road, without curb or sidewalk, to a 5-lane Principal Ar~terial Road Section, with curb and
sidewalk, through a County road proj ect. As improved, such road would have 2 travel lanes in each
direction, plus a center turn lane. The applicant's primary objection expressed at the public hearing
was to the portion of the $16,822.80 allocable to the cost of installing the outside lane of travel
adj acent to the subj ect property, as opposed to the cost of installing curb, sidewalk and gutter.
The Wash~ngton State Department of Transportation (WSDOT) is currently in the process of
constructing a new freeway interchange at Evergreen Road and Interstate 90. Such project is
partially being funded by private developers and the County, to ease traffic capacity issues at the
Pines Road and Sullivan Road freeway interchanges, located respectively west and east of the new
interchange; and also to allow additional commercial development north of I-90, near the recently
developed Spokane Valley mall. The Count~'s widening project along Evergreen Road, north of
Sprague Avenue, will work in concert with the new freeway interchange, and will improve the flow
of traffic and level of service along the Evergreen Road corridor. See testimony of Scott Engelhard,
and memorandum dated 6-8-00 from Steve Stairs to Scott Engelhard.
The County has established a"reimbursement area" for the Evergreen Interchange proj ect,
apparently to reimburse the County for funds it has contributed to such project. County
Engineering also indicated that it was "in the process" of establishing a sir~ilar reimbursement area
for the Evergreen Road project. See testimony of Scott Engelhard, and memorandum dated b-8-00
from Steve Stairs to Scott Engelhard. County Engineering has budgeted adequate funds for the
Evergreen Road proj ect, but is seeking to recover some of its costs from those developing property
along Evergreen Road. The current rezone is the first rezone along Evergreen Road since the
project commenced construction. See testimony of Scott Engelhard.
The County has requested dedication of right of way and contribut~on toward the
improvement of Evergreen Road to a 5-lane section from persons developing property along
Evergreen Road in antic~pation of the construction of the Ever~een Road project. In August,
1999, the Hearing Examiner rezoned a 2.8 acre site located along the west side of Evergreen
Road, situated at some distance north of the site and Broadway Avenue, from the Urban
Residential-3.5 (UR-3.5) zone to the Urban Residential-22 (UR-22}, to allow development of 48
HE Findings, Conclusions and Decision ZE-12-00 Page 11
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retirementlelderly apartment multi-family dwelling units on a 2.8 acre site. The County
Engineering conditions of approval for the project required the applicant for such rezone to
dedicate 50 feet of right of way along the frontage of the site with Evergreen Road. Such
conditions also required such applicant to add asphalt, curb and sidewalk, to provide a special
5-lane arterial section road improvement along the frontage of the site with Evergreen Road.
See Hearing Examiner decision dated 8-12-99 in Planning File No. ZE-26-98.
The County has not executed or made provision for any "latecomer agreements", which
would require reimbursement from those developing property along Evergreen Road after the
road proj ect is completed. However, this does not mean that the County will not provide for
such agreements at such time as it formally establishes a reimbursement axea for the Evergreen
Road project.
On December 1,1999, the owner of the current site executed a right of way agreement with
County Engineering, whereby the County paid the applicant for right of way needed for the
County's widening project along Evergreen Road. This agreement was executed well before the
application for the current rezone proposal was submitted in May, 2000. Such agreennent does not
release the applicant from contribution toward the costs of widening Evergreen Road.
The applicant introduced a copy of a right of way agreement executed for property located
at some distance north of Broadway Avenue, along the west side of Evergreen Road, which is
proposed for development. The copy of the agreement provided to the Examiner (exhibit A} is
undated. The agreement provides for the conveyance of right of way to the County along the
frontage of the parcel at a certain price per square foot, in exchange for the County releasing the -
property owner from participating in the road improvement obligation imposed under a previous
short plat of the property in 1989.
The applicant argued that the right of way agreement for the site located north of the current
site, north of Broadway Avenue, referenced above, released the owner from contributing toward
the cost of the current project, while County Engineering argued that the agreement only released
the owner from the obligations pertaining to development of such property for single-family homes
under the previous short plat, not for any subsequent development proposals. The Examiner does
not need to decide thls question. If the applicant's construction of the agreement is correct, the
County bargained for the acquisition of right of way, at $2.50 per square foot, in exchange for not
having to contnbute to the frontage costs for the Evergreen Road proj ect. This does not prove
inconsistent treatment between such arrangement and the County's request for contribution in the
current circumstances.
County Engineering indicated that the current rezone proposal had not necessitated the need
for any design changes in the Evergreen Road proj ect. The applicant argues that the current rezone
accordingly has no nexus to the proj ect, and that the applicant should be excused from contributing
toward the cost of the proj ect. The Examiner agrees with this argument only in part, as discussed
below.
HE Findings, Conclusions and Decision ZE-12-00 Page 12
I
The 1999 County Standards for Road and Sewer Construction, which apply to the current
rezone application, implement the policies of the Arterial Road Plan and the Transportation section
of the Comprehensive Plan. The Road Standards provide for Principal Arterial Road Sections,
ranging from a 3-lane section with center turn lane, all the way up to a 7-lane section. County
Engineering has not established that the extra traffic lanes within the 5-lane section selected for the
Evergreen Road project are necessitated by the cumulative traffic impacts of new development
along Evergreen Road, above and beyond t~e improvements needed to accommodate general
traffic that will be generated along such corridor as a result of the new interchange.
The traffic analysis submitted by the applicant's traffic consultant addresses trip distribution
fxam the proj ect, states that the proj ect will generate no more than 23 peak hour vehicle trips along
Evergreen Road, and concludes that this will not have any noticeable impacts to the surrounding
transportation system. See letter dated 5-10-00 from CLC Associates, Inc. to Francine Shaw.
Since the analysis does not address cumulative impacts, it doesn'x prove that the cumulative
impacts from the proj ect, along with traffic impacts from proj ected new development, would not
cause the need for improvements along Evergreen Road.
What is clear to the Examiner is that the condition of Evergreen Road, prior to the ongoing
Evergreen Road proj ect, was substandard, since it lacks curb, gutter and sidewalk. Such features
are standaxd for all Principal Arterial road sections, as well as all urban county roads, under the
1999 Road Standards. See 1999 Count~ Standards for Road and Sewer Construction, Section
3.18. Any new development along Evergreen Road, proposed in anticipation of the Evergreen
Road proj ect, or as a result of such proj ect, such as the current rezone proposal, clearly ~
necessitates the need for such frontage improvements. Even if the road and interchange proj ects
had not been planned, a basis for such improvements for the current proj ect could probably be
found, considering the ongoing trends in increased population and traffic in the area.
Based on the above discussion, the Examiner concludes that the applicant is not responsible for
the frontage costs for the extra lane being installed for the Evergreen Road project, but is responsible
for the frontage costs of installing curb, gutter and sidewalk. See BenchmaYk v. City of Battleg~ound,
94 VVn. App. 537, 972 P.2d 944 (1999), review granted,138 VVn. 2d 1008 (1999). County
Engineering condition #5 has been amended in such regard.
No defciencies with regard to the ability of the project to compiy wit~a development
regulations have been established in the record. The ~proj ect has been conditioned for compliance
with the development standards of the B-3 zone and other applicable provisions of the County
Zoning Code, and the recommendations of the commenting public agencies.
No public agencies obj ected to the DNS issued for the proposal by the County Division of
Planning. The proposal will not have more than a moderate effect on the quality of the
environment, and the Examiner concurs with issuance of the DNS. The procedural requirements
of chapter 43.21 C RCW and chapter 11.10 of the Spokane Counfiy Code have been met.
HE Findings, Conclusions and Decision ZE-12-00 Page 13
.
~
3. Conditions in the area have sufficiently chan~ed in the area since the site was last zoned to
,iustifv the proposed chan~e of conditions, as conditioned.
In applying the changed circumstances test, courts have looked at a variety of factors,
including changed public opinion, changes in land use patterns in the area of the rezone proposal,
and changes on the property itself. The Zoning Code references changes in "economic,
technological or land use conditions" as factors that will support a rezone. Spokane County
Zoning Code Section 14.402.020 (2). Washington courts have not required a"strong" showing
of change. The rule is flexible, and each case is to be judged on its own facts. Bassani v. County
Commissioners, 70 Wn. App. 389, 394 (1993).
As stated previously, recent Washington cases have held that changed circumstances axe
not required if the proposed rezone implements policies of a comprehensive plan. The Examiner
found above that the property implements the policies of the Comprehensive Plan.
Changed conditions that have occurred since the site was last zoned for residential
development in 1958, under the now expired County Zoning Ordinance, and since the zoning of
the site was re-designated to the UR•3.5 zone on January 1,1991, pursuant to the Program to
Implement the Spokane County Zoning Code. This includes the current road improvements to
Evergreen Road and its interchange with I-90, the extension of public sewer to the area,
increased commercial development along the Sprague corridor, increased residential growth in
the area, and increased traffic along Evergreen Road and Sprague Avenue in the area.
IV. DECISION
Based on the above Findings of Fact and Conclusions of Law, the application for a rezone
hereby approved, subject to the conditions of approval of public agencies stated below.
Any conditions of such agencies that have been added or significantly revised by the
Hearing Examiner are italicized.
Failure to comply with the conditions of this approval may result in revocation of this
approval by the Hearing Examiner. This approval does not waive the applicant's obligation to
comply with all other requirements of other agencies with jurisdiction.
SP4KANE COUNTY DIVISIUN OF PLANNING
1. All conditions imposed by the Hearing Examiner shall be binding on the "Appiicant,"
which term shall include the owner {s) and developer (s) of the property, and thelr heirs, assigns
and successors.
2. The zone change applies to the following real property: The parcel of property legally
described as:14-25-44 PTN of SVV1/4 OF SW 1/a DAF: BEG 309.16' N& 20; E OF SW COR
TH E380; TH N258.34' TH ~]V160 TH 529.17' TH W220' TH S TO POB. Parcel No.
45143.9245; situate in the County of Spokane, State of Washington.
HE Findings, Conclusions and Decision ZE-12-00 Page 14
~
3. The proposal shall comply with the Regional Business ~B-3) zone and all applicable
sections of the Spokane County Zoning Code, as amended.
4. The applicant shall develop the subject property in accordance with the site plan of record
dated June 7, 2000, subject to compliance with conditions of approval and development
regulations. Variations may be permitted in accordance with Section 14.504.040 of the Coun~y
Zoning Code. All variations must conform to regulations set forth in the Spokane County Code,
and the original intent of the development plans shall be maintained.
5. Approval is required from the Director of the Division of Planningldesignee of a specific
lighting and signing plan for the described property prior to the release of any building permit.
6. Direct light from any exterior area lighting fixture shall not extend over the property
boundary.
7. A specific landscape plan, planting schedule and provisions for the maintenance acceptable
to the Director of the Division of Planning shall be submitted with a performance bond or other
suitable guarantee for the project prior to release of any building permits. Landscaping shall be
installed and maintained so that sight distance at access points is not obscured or impaired.
8. The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subj ect to a variety of special conditions imposed as
a result of approval of a land use action. This Title Notice shall serve as public notice of the
conditions of approval affecting the property in question. The Title Notice should be recorded -
within the same time frame as allowed for an appeal and shall 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 f le~ is the subj ect of a land use action by a
Spokane County Hearing Examiner on September 8, 2000, imposing a variety of special
development conditions. File No. ZE•12•00 is available for inspection and copying in the
Spokane County Division of Planning." ~
SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS
Prior to release of a building permit or use of the property as proposed:
l. Approach permits are required prior to any access to the County Road System.
2. The applicant shall submit for approval by the Spokane County Engineer drainage and
access plans.
3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
Cou~ty Engineer. The design, location and a~rangement of parking stalls shall be in accordance
with standard engineering practices. Paving or surfacing as approved by the County Engineer
wi11 be required for any portion of the proj ect that is to be occupied or traveled by vehicles.
HE Findings, Conclusions and Decision ZE-12-00 Page 15
.
~
4. The constru~~ion of t~e r~ad~ray z~prove~n~~ts ~tated herex~ sha~l be acco~~ii~hed as
a~pro~~d by th~ ~~o~a,~~ ~~u~~y ~~gine~r.
Eve~gx~~~ R~ad ~~RP 2~~7} 1~ c~xe~~1y bein~ ~~ns~r~cted a.~ ~ I~ane ~ri~cipal Arter~a~
~aad~ra~ S~ction, ~'he ap~~ican~ sha~~ r~sponsr~~e fo~ cur~~~~, gut~~r a~d sid~~va~k a~o~ag t~e
f ~~~~a~~ of t~e ~~opos~d dev~~o~~nertt ~i~~ ~'u~rgreer~ ~oad. ~rior ~a ~h~ re~eas~ ~f a ~ui~~i~g
per~n~~, ~~e ~pp~ica~t s~~~~ p~cy ~~e cos~ of suc~ i~p~ove~zen~s ~o ~'po~~~e C'o~n~,
G. 1~1~ ~e~~uired ~~~~ov~~nents sha1~ co~farm ~a th,e ~~rren~ ~tate of ~a~h~n~to~ ~tandard
~p~cif~cati~n~ fo~ ~o~.d and Bridge ca~~~ru~~~on ar~~ o~aer ~~plicable c~u~a~y s~a~dar~~ andlor
adopt~d ~~~olutio~~ per~a~ning ta ~tandar~~ ~~orrn~at~r Manager~er~t ef~ect at ~h~
date a#' cans~ru~~ia~, un~es~ o~~erw~~~ appro~ed by t~e ~au~ty E~gi~~er.
7. Road~ay stan~a~~s, ~y~~ca~ r~ad~vay section~ a~d d~ainag~ plan requ~~~r~e~~~ are ~o~nd in
~p~~ar~~ ~o~n~~ Resalution No. 99-D2~5, as ~r~end~d, ~CI ~~~7~1~~~~~ ~Q ~'ll~ ~~'~~]~~~.1.
S. ~DI1~~I~C~10I1 IS t~ ~J~ ~~x~OZ171~C~ ~~~~ll~l ~1~ ~~1~~1I]~ 0~ ~I~~OS~C~ rl~~~ 0~~~~ U~1~11
a pern~~t has be~n i~~~ued b~ ~he ~o~nt~ ~n~i~e~r. All ~ro~~ ~~t~i~~ t~~ pu~lic ~oad right af i~ ~11~3~~~~ 1I]~~]~~t10I1 ~1C~ ~~~I~V~~ ~~T ~~U.~i~ ~I~~~n~~'.
9, All required con~tr~c~l~n ~vith~n ~he e~i~~~~g o~ p~aposed publY~ righ~ o~' way to be con~p~et~d ~~ior ~a ~~e relea~e of a bu~~dx~g perm~t or a~ond in an amv~t e~tlr~ate~ t~~
~ou~~~r ~ngi~ee~ to c~~e~ th~ co~t o~ ~onst~uction or im~~ove~~~t~ ~hall ~e f~~ed wit~ the
Cour~~y ~~~ineer. ~
~G~~~A~ ~~5~'~C~'
~ . The ~ev~a~e ~i~pos~1 met~o~ ~ha~1 be ~s author~~ed by the ~~~~~~or ~f Utili~ie~, ~po~a~.e
~or~ty.
~a~ter ~ervice sh~I1 be coord~nated th~~~~h ~e Directo~ of Ut~~~~~e~, ~pakar~e ~ounty.
3. ~ater ~e~rvxce sh~Il ~e ~y a~ e~~strng p~b~~~ ~ater su~pl~ ~vhe~a a~~rov~d the ~~~~onal
~n~xne~~ ~~p~ka~~~, ~tate ~epartm~nt o~ ~iea~th.
4. A p~~lic ~e~rer ~y~~e~n ~~a~~ ~e ~nade ava~Iab~e ~a~ t~e p~o~ect and individual ~~~vice
prav~ded each ~ot prior t~ ~a~e.
The u~e ofpr~va~e ~re~l~ and wate~ system~ 1s pr~h~b~ted.
I~~ ~indings, ~or~~~us~ar~s and ~ec~~1on Z~~ l2-~~ ~ag~ ~ G
P
~
SPOKANE COUNTY DIVISION OF UTILITIES
1. A wet (live} sewer connection to the area-wide public sewer system shall be constructed. A
sewer connection permit is required. Commercial developments shall submit historical and/or
estimated water usage prior to the issuance of the connection permit in order to establish sewer.
2. The 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 connections and facilities for review and approval. Commercial developments shall
submit historical and or estimated water usage as part of the sewer plan submittal.
3. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance
of the sewer connection permit.
4. Arrangements for payment of applicable sewer charges must be made prior to issuance of
sewer connection permit. Sewer charges may include connection charges and general facilities
charges. Charges may be substantial, depending on the nature of the development.
5. Any water service for this proj ect shall be provided in accordance with the Coordinated
Water System Plan for Spokane County, as amended.
HE Findings, Conclusions and Decision ZE-12-00 Page 17
~ ~
r
DATED this 8`'' day of September, 2000.
SPOKANE COUNTY HEARING EXAMINER
~ ~
~ .
Michael C. Dempsey, ~VSBA #823
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT T4 APPEAL
Pursuant to Spokane County Resolution Nos. 96-4171 and 96-0632, the decision of the
Hearing Examiner on an application for a zone reclassification and accompanying SEPA
determination is final and conclusive unless within ten (10) calendar days from the Examiner's
written decision, a party of record aggrieved by such decision files an appeal with the Board of
County Commissioners of Spokane County, VVashington, However, RCV~ 36.70B.110 ~9)
indicates that adminis~ative appeals of county land use decisions and SEPA appeals shall be
filed with the boaxd of county commissioners within fourteen ~14) calendar days of the date of
the decision.
This decision was mailed by certified mail to the Applicant on September 8, 2000.
Depending on which appeal period referenced above legally applies, and count~ng to the
next business day when the last day for appeal falls on a holiday or weekend, the ap~eal
closin~ date is either September 18, 2000 or Se~tember Z1, 2000.
The complete record in this matter, including this decision, is on file during the appeal period
with the Office of the Hearing Examiner, Third Floor, Public Works Building,102b West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490. The file may be inspected
during normal working hours, listed as Monday - Fnday of each week, except holidays, between the hours of 8:30 a.m, and 5:00 p.m. Copies of the documents in the record will be made available at
the cost set by Spokane County.
HE Findings, Conclusions and Decision Z~''~k2'~~ Page 18
ZE-12-00
Cost of Evergreen Rd. Frontage Improvements
for Parcel # 45143.9245
Type-B Curb 199 If $ 8.50 $ 1,691.50
6' Sidewalk 133 sy $ 18.00 $ 2,388.00
0.25' Glass A 407 sy $ 6.00 $ 2,442.67
0,25' Class E 407 sy $ 6.00 $ 2,442.67
0.67' CSBC 91 cy $ 23.50 $ 2,136.62
Catch Basin 1 ea $ 750.00 $ 750.00
Type-1 Frame & Grate 1 ea $ 250.00 $ 250.00
10" PVC Pipe 19 If $ 18.00 $ 342.00
Type-B Drywell 1 ea $ 2,200.00 $ 2,200.00
Type-4 Drywell Cover 1 ea $ 250.00 $ 250.00
Concrete Approach 20 sy $ 20.00 $ 400.00
$15,293.45
Engineering @ 10% $ 1,529.35
Total $16,822.80
Revised Estimate Excluding Roadway Items
Type-6 Curb 199 If $ 8.50 $ 1,691.50
6' Sidewalk 133 sy $ 18.00 $ 2,388.00
Concrete Approach 20 sy $ 20.00 $ 400.00
$ 4,479.50
Engineering @ 10% $ 447.95
Total $ 4,927.45
w ,
~
. EN ~1N ~ER'S ~K~~v ~E~V SHE~'~r Nro~rct S~atus Acti~~e
As Built Plans Received Rezone File ZE'~~ ~ Z'~0 'Qo
Road Plans Appraved Campanion Filcs:
~ew Road Standards 5-15-95 Mylar R~;lated Filcs:
itcaring: Building Dept:
~ Techrtical Rcvicw: OG/O112000 O1:15
Preliminary Review: Type: Largc Lot ~ E31d~. Square Feet %
Date Received: Q5/11/2~00 No. Lots: No. Acres: ~
Project Name UR-3.5 TO B-3 .~~iEl)ICAL 4FFICES & RET~4IL
5ite Address W. [30LIVAR, E. EVERi;~E~F.N, S. NIXON, N, 5Pf~GUE,
Applirant Range-Township-Scction: 44 - 25 -14 PARCEL(S): (first ~0)
Uon W C3eaty Canditions Mailed: 45143.92~5
SUMMI~f' P~'~J SER Flnod Znne No (~0~ StewarE St , 1704 Water Source Public
SEATTLE, WA 98101 Se~4•er Source
Phone ~~hou1 Dist 35b (206) 443-232Q Fire Dist 1
I'honc Dist
Surveyor
Patrick J Moonc CLC ASSOCIATCS tNC
7~7 VV. 71h A~r , 20~
SPOKANE, WA 992Q4
~iuilcfin~_ PI~: 47~-~r,i5 ! Plannir~~~ Ph: ~77-??(i> ~'ontact: !Z(~!~Al l) i1,~1N1:) Phone Fa~
(509)~~g-6840 (SQ9)45~-G8~~ Date Submitted Descri~tion Initials
~ Eng Need Technicall~; Complete Eng Need Harvard Rcl Mitigation
Eng ~feed Drainage PI<<ns Cng Nzed T~affiC Analysis f~.nz ;v`cc:~ ~)tl~cr
Cng Agree Pay Cees R~c~~~ved Cng Fin~I Alat Fees Cumplet~d
(_'~~Pv ti~ .~rcounting ~ng Agree prioriry Fees Re~eived 05/11/2044 Eng Prelim Plat Fees Completed
i j Notiee to Public 1 Notic~ to F'uhlie # 1 3 4 b C~~mpleted - ~r 1~eeds ta he sign«!
I)es~:;n ik~ ia~i~~n L):~tt~ l ln-C)ucl
1 i - I ! l l - 1 I r - i i
i 1 ! I I i I l
I ~ . ~ ( / ~ond quant~es tar dra~nage ~t~m calculated
f lt~arinp ~~te D~~cisie~n App l~~ Den Cond Appld BC~'C
Appealed ta DCC Decision App Den Cond Appld Court
Appealed ta Caurt Decision App Den Cund Appld
/ / Stampe~i Mylars tu S~cretary (Sandy )
~ / Stamped 208 Lot Pl~ns Eo Secretary ~Sandy~
~ _ ~ ~ ~ Z ~ ~ l~~" ~
. 9 ~~a d ~l . ~ ~
~ ~ _ ~
~
,
. ~ ~ i ;
, ~ .
. •
~ 1 STAFF REPORT TO T EXAM fNER ,
" File ZE-12-00 ~
~ ~ AUG U 2 ZQqO
DivisioN oF ~~~ii~60UMY.~NGINEER
S~o Co
HEARING DATE: August 9, 2000 @ 10:30 A.M. FILE ZE-12-00
PROJECT PLANNER: Ronald Hand, Associate Planner
PROJECT DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-3.5) to Regional
Business (B-3) for the purpose of developing medical offices, retail, and those uses permitted in the B-3
zone.
Pro~ect Data
T
Project Location: The site address is 114 N. Ever~reen Road. The site is generally located on the east side of Ever~reen Road,
approximately 250 feet north of Sprague Avenue, in the
SW'/4 of Section 14, Township 25 N, Range 44 E.WM.
Parcel Number: 45143.9245
Owner: Evergreen Riverside LLC c/o Dwight Hurne
707 W. 7`~ Avenue, Suite 200
Spokane, WA 99204 (509) 458-6840
Agent: The Summit Group
600 Stewart Street, Suite 1704
Seattle, WA 98101
1-800-b76-2320 ext. 225
Comprehensive Plan Designation: Commercial (C)
Zoning: Urban Residential-3.5 (UR-3.5)
Existing Land Use: The site is currently vacant of any permanent use althou~h the property is currently bein~ used on a temporary basis
as a storage site for soil and a soil-screenin~ site for the
widening of Ever~reen Road.
Surroundin~ Zonin~ and Land Uses: T
• North: Lands lying north of the subject site, while primarily
zoned Urban Residential-3.5 (UR-3.5) are a mix of Urban
Residential-3.5 (UR-3.5) and Urban Residential-7 (LiR-7), and are primarily deve(oped in sin~le-family residential
uses on urban sized lots.
~ South: ~,ands lyin~ immediately south of the subject site are
zoned Re~ional Business (B-3} on the north side of
Spra~ue and zoned Regional ~usiness (B-3) and
Nei~hborhood Business (B-1) on the south side of Spraaue
Avenue. These properties are developed commercial uses.
File No. ZE•12•00
Staff Report - August 9, 2000
1 of 6
r
ti ~ t I . /
' • East: ~ Properties lying immediately to the east of the sub'ect site
. . . J ~ are zoned Urban Residential-3.5 (UR-3.5) and Regional
~ ~ Business (B-3). The Urban Residential-3.5 (UR-3.5) ~
~ ' zoning is developed as singie family use and the Regional
Business (B-3) is developed as commercial uses.
West: ' Properties lying immediately to the west of the site are zoned Regional Business (B-3) and Communiry Business
(B-2). These properties are developed commercial
properties.
Known Land Use Proposals and Recent land use proposals and recent project approvals in
Recent Project Approvais in the the area include:
Area of this Project: • ZE-21-98, ZE•s8B-80 and ZE 3bB-96 approved zone
reclassification from Urban Residential-3.5 (UR-3,5)
to Urban Residental-2? (UR-22) for the development of six retirement triplex units and 2 Change of
Conditions for previously approved zone
reclassifications for the same project.
• PE-1860-98 (Keystone Meadows) and a zone
reclassification ZE-18-98 from Urban Residential-3.5
(UR-3.5) to Urban Residential-7 (UR-7) for the
purpose of subdividing approximately 4.4 acres into 21 lots for single family residences.
Land Division Status: The subject parcel is a tax parcel of record. A Certificate
of Exemption to create a legal lot of record will be
required prior to issuance of building permits.
Shoreline Designation: ' Not applicable.
Water Purveyor: The proposal is located within the Vera Water & Power
District. Water service will be provided from an existing
public water supply when approved by the Spokane
Re~ional Health District. Water service shall be provided in accordance with the coordinated Water System Plan for
Spokane County, as amended. The use of private wells
and water svstems is prohibited. Sewage Disposal: An existing public sewer system is available to serve the
site. Plans and specifications for connection to the sewer
will be reviewed prior to the issuance of any se~ver
connection permit or buildin~ permit. Fire District The proposal is located in Fire District No. 1. Fire District
No. l was contact regarding this proposal and their
comments are included in the addendum to this Staff Report.
School District and nearest K-12 ~ The proposal is located in the Central Valley School
schools: District No. 356. Adams and Keystone Elementary
Schools, Evergreen Jr. Hi~h and Central Valley High
Schooi are the K-12 public schools located nearest to the
proposal. The School District was not contacted regardinv this proposal.
Nearest Arterial and Distance: Evergreen Road: the subject parcel is located adjacent to
and on the east of Evergreen Avenue identified by the
County Arterial Road Plan as a County Principal Arterial.
Sprague Avenue, also identified as a County Principal
Arterial is located approximate(y 250 feet to the south of
the subject site.
Nearest Parks and Distance: The Spokane Countv Parks and Recreation Plan identifies Terrace View Park as the County park facility located
nearest to the proposal. Tenace View Park is
approximately 7.5 acres in size and is located
approximately one (1) mile to the south of the subject site.
File No. ZE-12-00 Staff Report - August 9, 2000
2 of 6
l • ~ / \ . 9 ~ {
• Neighborhood Association: None identified. '
. ~
' • This proposal is located inside the IUGA.
• This proposai is located inside a Public Transportation Benefit Area (PT6Aj.
• This proposal is located ou~side the 1000' notifica~ion boundary of designated Natural
Resource Lands.
GMAJCritical Areas
Aquifer Recharge Area: 'I This proposal is located inside of the Priori ~
Sewer Service Area (PSSA) and inside of the Aquifer Sensitive Are~ ~ASA) overla~ zone.
Fish & Vllildlife Habitat Conservation Areas: Iv'o priority wildlife species are located on the
site per the Spokane County Wildlife Map.
Floodplain: A review of the FIRM map indicates that the
proposat is located in zone C, outside of any
~ , 100-year floodplain.
Geologicaily Haaardous Areas: ~1o Geolo~ically Hazardous Areas are indicated
on the Spokane County Geologicallv Ha~ardous Soils Map.
Wetlands: ~ No wetlands are indicated per the Spokane ~
County `Netlands Maps.
SEPA
❑ DNS issued Jui~ 2I, 2000.
C] Comment period ended August 7, 2000.
Noticinq
Published: Spokesman Review on July Z 1, ~000.
Mailing and Site Posting Deadline: The deadline for site postinQ and mailing the Notice of Hearin~ fio
affected a~enci~s and property owners/taxpayers of properry located with~n 400 feet of the subject proper~v
was July 2000.
1724 Com~liance Dates
Application Accepted (Counter Complete); May 10, ~000
Technically Cornplete / Determination of Compl~teness issued: June l~, 2000.
Fiie No. ZE-12-00
Staff Report - August 9, 2000
3 of 6
~ . t ~ ~
. ~ Reviewinq Aqencies
Ten (10) Agencies were notified on May 16, June 15 and July 12, 2000. Comments were due June 1, & July ~6,
2000.
. , t ~ ~ Agencies Notified T Response f Date Agenc~e~ No~f ed Respoase Date
Received Received Receive~d Received ~
Division of En~ineering Yes June 18~ Spokane County Division ~ No ~
Transportation July l 7 of Building & Code
Enforcement
Development En~ineering Yes June 2] Spokane Rejional No
Services Transportation Council Spokane Counry Division of Yzs fune 1& Spokane Transit Authority No
Utilities July ?4
Spokane County Stonnwater Yes June 1 Fire District No. I Yes May ;0
Utilities
Spokane Re~ional Health Yes June 1 Vera Water & Power No
District
Res~onses from the Pubiic:
No written responses from the public have been received.
Description of the Site:
The subject parcel is a two (2) acre parcel located on the east side of Ever~reen Road approximately 250 feet na~h of
the intersection of Sprague Avenue and Ever~een Road. The site is currently vacant except that it is being used as a
soil storage and screenin~ station for the widening of Ever~reen Road. The subject site is flat and completely denuded
of veg~tation. Evergreen Road is adjacent to the west of the site. At this time there are no curbs or sidewalhs on Evergreen. Single family residential zoning and uses are located adjacent to the west of the site and Evergreen Center
a professional offices building is located in B-3 zoninQ to the south. North of the site is single family residential.
Descri~tion of the Surroundin~ Neiqhborhood:
The surroundin~ nei~hborhood is a mi.~c of development includind regional servinb businesses and medium densitv
residential development. Ever~reen Road north of Spra?ue A~enue is current~y bein~ widened to five lanes. The
pavement has been removed and use has been restricted to local traffic only.
Sprague Avenue corridor, of which this site is a part, is a commercial corridor and is primarily zoned B-3 and B-2
with some B-1. The Sprague ~venue corridor in the vicinity of the subject site is heavily developed with re~ional
s~rving businesses.
Evergreen Road is a Principal Counry Arterial. The E~er~r~en Road corridor in the vicinitv of Sprague is primarily
residential but is transforming to commercial rapidly. At this time the nei~hborhood to the north, northeast, and northwest is developed sin;le-familv residentia) uses.
Back~round:
The applicant participated with plannin~ staff in a pre-application conference on i~tay 8, ?000 and submitted a counter
complete application on Mav 10, ?OpO. A Technical Revie~~A me~tin~ was held on June 1, at which tirne the
~pplication ~vas determin~d to be T~chnicallv Incompl~te. The deficiencies ~ver~ corrected and the applicant was issued a D~t~rmination of Technical Completeness on June 14, ?000.
File No. ZE•12-00
Staff Report - August 9, 2000
4of6
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~ . . ' Sta~f Ana~~SIS: ~ . . . ~ .
Comprehenside Pl~n: The proposal is located in the Commercial category of the Spokane County Comprehensive
~ Land Use Plan. The subject site is inside the Urban Impact Area (UTA) and Interim Urban Growth Area (TUG,A). ~
The Major Commercial category is intended to provide t~e opportunity for development of commercia! uses, specifically community and regional shoppi~g ce~ters and commercial uses, directly related to major throuehways.
Higbway and arterial strip cornn~ercial area wi11 usually be made up of bus~nesses on individual parcels clustered
a1on~ a heavily traveled street or hi~hway, each providing off-street parking. Shoppi.ng is not done by walking from
one store to another, but rather is of a single•purpose nature. Also availabie will be paved and lighted streets, parking
lots, s~reet maintenance, garbage collection and police and fire protection. Landscaping, screening, lighfiin~, signage
and other architectural treatment will provide for aesthetically pleasing development.
Goat b. l states "Promote development of commercial land in a manner which is complimentary and compatible with
adjacent land uses and the surrounding environm~nt." Objective 6.1.a. sta~es that Commercial developments should
be buffered to protect adjacent areas. Decision Guideline 6.1.1.c for Object 6. l.a states that "The best means of
encouraging compatibility between commercial uses and adjacent land-use categories will be accomplished by
considering provision of landscaping needs. Objectives 6.1.c states that developers should be required to provide
sufficient land for off street parki~g at commercial sites.
The applicant has provided a site plan that illustrates buffering, landscapin~ and parkin~ compliance with the
applicable Spokane County zonin, ordi~ances.
Objective 6.1.c requires developers to provide sufficient land for off street parking at commercial sites. Decision
Guideline 6.1.6 states " B~fore approvinb proposed commercial developments, it should be determined that: a) the
proposai has adequate on-site areas for existing aad potenfial parking and stonn drainage controls. The site plan
supplied by the applicant illustrates parkin~ that has been accepted by the Planning Division and storm draina~e swales that has bee~ accepted by the Engineering Division.
Zoniog: Th~ purpose of the B-3 zone is to provide for the location of a wide range of retail and service activities,
This zone will i.mplement the Major Commercial category of the Compre.hensive Plan. The uses within this zone may
often require lar~e areas for customer parl:i.ng, retail service, some outside activities, display and other commercial
activities. The bus~nesses locatin~ within these areas often dra~v customers from ~he countiy at lar~e and other
autlyin~ areas rather than from a more limited ~ade area. ~
Further it is ~he intent of this section to implement comprehensive plan policies which encourage commercial
development along Principal Arterials or highways and establish regional-serving commercial areas. General
characterisrics of these areas include paved roads and sidewalks, public se~ver and water, and a full line of public
services includin~ manned f~e protection and public transit accessibility.
The zone reclassification is far a commercial activity that serves to implement the Major Commercial category of the Comprehensive Plan. The proposed retail center provides for on-site parkin~, landscaping, stormwater drainage,
mitigation to the county for roads, and will serve the commercial needs of the region.
File No. ZE-12-00
Staff Report - August 9, 2000
5of6
~ . 1 ~
_ ~ ~ Site Inform~tion:
1. Site Plan Data
Froposed Use: Retail sales and Medical offices
Proposed BuiIdin~s: O~e buiIding retail and medical office building approximately 134' x 139' Building Footprint Area: 5,100 square feet
Site Coverage: 20.3% of the site
Maximum Structure Height: The proposed building is single story, the height is not given on the site plan
Total Floor Area: 17,940 square feet
Building Setbacks: Proposed Required
Front Yard 35 feet 35 feet Flanking Yard NA NA
S ide Yard (north) 21 feet 15 feet
S ide Yard (south) None I~one
Rear Yard Not shown 15 feet
Pro~osed Buffering/Landscape Techniques:
Proposed Requir~d Front Yard S feet of Type 111 S feet of Type lll
Side Yard (north) 20 feet of Type 1 20 feet of Type 1
Side Yard (south} None Nq
Rear Yard 20 feet of Type 1 20 feet of ~Type 1
The site plan submitted for review by the Hearing Examiner is general in nature. Detai~ed review to determine
compliance with all Zoning Code regulations and conditions of approval is recommended to be administrative and to occur at the Buildin~ Permit stage.
At~achments
A. Maps
~ Vicinity Map
~ Site Plan a Comprehensive Plan
~ Zonin~
B. Agency and Public Comments
C. Conditions of Approval
File No. ZE-12-00 Staff Report - August 9, 2040
6of6
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DIVISION 4F PLANNING
S~0 Co ~ .
1. All canditions imposed by the Hearing Examiner shali be binding on the "Applicant," t~hich
term shall include the owner or owners of the prope~ty, heirs, assigns and successors.
2. The zone change applies to the following real property:
T'~e parcel of property lega~l~ descr~bed as:14-2~-44 P'~'~1 of SV~'ll~ 0~' SVV'/~ L~~';
~E~ 309.16' N~ 2~; E~F S~ C~~ T~ E~~O; N25~a34' ~~1~0'~~( 529.17'
T'H ~V220' T~ S TC~ POB. Pa~cel No. 45143.9245; s~~ate in the Co~n~y of Spokane,
S~a~e of VVashi~~on.
3. Th~ proposal shall comply with the Regionai Business (B-3) zone and all applicable
chapter of the ~onina Code, as amended.
4. The applicant shall develop the subject property genera~ly n accordance tivith the concept
presented to the Hearing Examiner. Variations, when approved by the Director of
Planningldesignee, may be permitted, includinb but not limited #o buildino location,
landscape plans and general allowable uses of the zone. All variations must conform to
reguiations set forth in the Spokane County Code, and the original intent of ~he
deve~opmen~ plans shali be maintained.
5. Approval is required from the Director of the Divisio~ of Pla~i~gldesignee of a specifie
lighting and sibning plan for the described property prior to the release of any buildi~b
perrn~it.
6: Direct light fram any exterior ar~a li~hting fi,~ture shall not extend over the property
bou~dary.
7. A, specific land~Gape plan, planting schedule and provisions for the maint~nance acceptable
to the Director of the Division of Plarining shall be submitted w~th a performance bond or
other suitable guarantee for the project prior to release of any buildin~ permits.
Landscaping shall be installed and ma~ntained so that sight distance at access points is not
obscured or impaired.
Staff Report ZE• 12-00
Recommended Conditions of Approval
Au~ust 9, ?000 Page 1 of 2
' ' .
8. The Division of Planni.ng sha11 prepare and record with the Spokane Coun Auditor a Title
~ Notice noting ~hat the property in question is subject to a variety of special conditions
irriposed as a result of approval of a land use action. This Title Notice shall serve as public
notice of the conditions of approval affecting the property in question. The Title Notice
should be recorded within the same time frame as allowed for an appeal and shali only be
released, in full or in part, by the Division of Planning. The Title Notice sball generally
provide as follows:
~The parcel of prope~y legally ~escribed as ~see fle~ is t6e subjec~ of a land use acnon
by a Spokan~ Coun~y Heari~g Exa~ine~ on August 9, 2000, i~mposing a v~~ie~y of
specia~ de~elop~en# condi~io~s. ~ile No. ZE-12-~0 is available for i~spec~o~ a~d
co~ying in tb~ Spoka~e Coun~ Division of Pla~ning.
Staff Report ZE-12-00
Recommended Conditions of Approval August 9, 2000
Paee 2 of 2
~ • ~ ,
♦
ATTAC~Ni~ENT C
CONDI~'IONS OF APPR4VAL
. ' y ~ . • ~ • • • • ' / •
~ OFF CE OF THE SPOKANE COUN~Y ENG NEER ~ r
10261N~Broadway Ave, Spokane, WA 99260-0170 (509)477-3600 Fax ~509)477-2243 . .
~ i„ , , i, , . . ~e
~ "ENGINEER'S CONDITIONS OFAPPROVAL" ZONE - _ . - _ . _ _~~V~_,~~~,.-_ --r--- - - ~ _ _ ~
,
T0: Spokane County Planning Depa m~nt ~ - ~ ►
FROM; Division of Engineering & Road~~ t,v~.~ / C. ~ l
DATE: July ~ 7, 2000
PROJECT: UR-3.5 TO B-3
FILE ZE-0012-001
Hearing: 08109/2040 @ 10:30
Sponsor/Applicant: DON UV BEATY
Section Township R~nge: 14-25-44
Planner: RONALD HAND
Technical Review Date: 06/01/2000 @ 1:15
.
The Spokane County Engineering Department has reviewed the above referenced application. The
following "Conditions of Approval" are submitted to the Spokane County Planning Department far
inclusion in the "Findings ofi Fact, Conclusions and 4rderlDecision" should the request be a roved.
PP
Priorto reiease of a building permit or use of property as proposed:
1. Approach permits are required prior to any access to the County Road System.
2. Applicant shall submit for approval by the Spokane County .Engineer draina e and access
9 plans.
3. A parking plan and trafific circulation p(an shal! be submitted and approved b the S okane
. . . Y P County Engineer. The design, locat~on and arrangement of parking s~alls shall be in
accordance with standard engineering practices. Paving or surfacing as approved b the Count
. . . . . . Y Y Engineer w~ll be requ~red for any portion of the pro~ect wh~ch is to be occupied or traveled b
Y vehicles.
. 4. he construction of the roadway improvements stated herein shall be accom lished as
. P approved by the Spokane County Eng~neer.
5. Evergreen Road (CRP 2727~ is currently being construcfed as 5 Lane rinci al Ar'rerial
P p Road~vay Sec~ion. The applicant shall be responsible for the im,provement of the outside lane of
travel including curbing, gutter and sidewalk along the frontage of Evergreen Road ~d'acent to
the ro f t ~ p posed development. The to~al cost o he fronfage improvement is 6,822.g0. Prior to
the release ai a~uilding permit thE applicant shal{ pay tne sum of $1fi,822.84 ta S okane
P County.
rC: L~u1:ct1:1C GU?1 BE~IT'r E:~gine~r/Surv~~:o: ~~:'~rCri PtO~R~
? t ~nne r R~~.:.:.,D W.~.?~1D
FaqP . a 2 ~ ' ~ ~ ~ r
08/c~9/2000 Hearing / Review / 0~,~1%2000 TR ~ ~ •
'Lr-OQ12-00 ' ~ ~ . ~ . ' . ~ -
~ 6. All required improvements shall conform -to ~the current State of Washin ~on Standard
. , 9 ~Specifications for Road and Bridge construction and other applicable count standard
y s 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.
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commi~ssioners resolution 99-0265 as amended and are a licable to
PP this proposal.
8. No construction work is to be performed within the existing or proposed ri ht of wa until a , . 9 y permit has been issued by the County Engineer. AIf work within the public road ri ht of wa is
. . 9 y
sub~ectto inspection and approval bythe County Engineer.
9. All required construction within the existing or proposed public right of wa is to be com leted . . . . Y p
pr~or to the release of a bu~lding permit or a bond in an amount estimated b the Count
En in ' y y g eer to cover the cost of construction or improvements shall be filed with the Counf Y
Engineer.
END .
~
/
r ~ • • ~ . ~ ~ ~ ~ .
- ~OF~ CE OF THE SP~K~NE COUNTY.ENG NEER - .
u 1026 V~16roadway Ave, Spokane, VUA 99260~0~ 70 509 77-3600
~ ~ Fax ~509 77-2243 ~ ~
s~'`~~~`~'~ "ENGINEER'S CONDITIONS OFAPPROV~Lf' TRZ ONE
, - ; - .
T0: Spokane Coun~y Building and Planning Department ~
FROM: Division of En ineerin & Roads ~ c~~~~~ e~~~ 9 9 ~ ~
DATE, June 1, 2000
PROJECT: UR-3.5 TO B-3
F I LE ZE-0012-401)
SponsorlApplicant: DON W BEATY
Section Township Range: 14-25-44
Planner: RONALD HAND
TechnicallReview Date: 06/0112040 @ 1:15
The Spokane County Engineering Department has reviewed the above referenced a lication.
„ , pp The foilowing Cond~tions of Approval" are submitted to the Spokane County Plannin De artment f
„ . . . 9 p or incius~on in the Find~ngs of Fact, Conclus~ons and Order/Decision" shoufd the re uest be a r
q pp oved.
Prior to release of a building permit or use of property as pr~posed:
1. Approach permits are required priorto any access to the County Road System.
2. Applicant shall submit for approval by the Spokane County Engineer draina e an , . g d access
plans.
3. A parking plan and traffic circulation plan shall be submi~ed and approved b the . , y Spokane
County Engineer. The des~gn, location and arrangement of parkin stalls sh 9 all be ~n
accordance with standard engineering practices. Paving or sur~acing as ap roved b the . . , P y County
Engineer will be required for any por~ion ot the project which is to be occu ied or trav . P eled by
vehicles.
4. The construction of the roadway improvements stated herein shall be accom ~ish p ed as
approved by the Spokane County Engineer.
5. Evergreen Road ~CRP 2727} is currently being constructed as 5 Lane rinci al p p Arterial .
oa way Sec~ion. The applicant shali be r~spons~ble for the improvement af the outside lan e of
travel including curbing, gutter and sidewalk a(ong the frontage of Evergreen Road ad~a ~ cent to
the proposed develop.ment. The total cast of the frontage improvement is ~16 822.80. P i , r or to
the re~ease oi a bui(ding permit the applicant shall pay the sum of ~ 16,822.8~ to S
pokane County.
~.C : s _c~r.~ ~G~: :.:.~Tv
~~g~~a~r~S11,V?VC= ~:tsa=~:. !'I~Q."~',=.
~1~~•"~'r ~C.`':::~~ :~li?i~
. . , ' , ~ ~ Q
Page 2 - . ~
Hearing Review / 06/O1/2000 TR ~ ~ ~ , ZE-0012-00 .
6. All~ required improvements shall conform to the current State of Washin to g n Standard
Specifications for Road and Bridge construction and other applicable county standards andlor
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer,
7. Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 99-0265 as amended and are a~ licable to
PP this proposa(.
8. No construction work is to be performed within the existing or proposed right of wa until a
. , Y permit has been issued by the County Engineer. AI( work within the public road ri ht of wa is
. g Y subject to inspection and approval by the County Engineer.
9. All required construction within the existing or proposed public right of way is to be com leted . P
prior to the release of a building permit or a bond in an amount estimated b the Count . Y Y
Engineer to cover the cost of construction or improvements shall be filed with the Coun . ~Y
Engineer.
~o.
END
~ ' r. ' • • • ~ f ~
~ ~ ~~~V~~~ .
SP~K:A►~IE ~~~JI~'~ ~~S~ON PL~~G ~ .
Date: ~ ~
Department: Sookane Re~ional Health Distric~.
~ ~ Department Contact Person: S t ev en P. Ho lde rbv S, ~
Action: ZE-12-00; Zone Rec~assification ~.-om Ur~an Residzn~ia~-;.5 R-~. . . ~ S) and
Re~onal Business ~B-.~} to Re~ion~ Bus~ness (B-3) for the ose
rnedical offices and retail. P~
TECH~I~CAL REVIEW ME~TING: JUNE I~a 1:15 P.M.
~vote:
The follo~~i~g information is to provide ~he proposal sponsor with prim aQ
comments to assist the s onsor and aid the rocessin~ of ' ~ency p p ~ publZC heann~ itemS h~ard
before the Heanng Exanuner. The follo~tizng informatton does not, provide a bindin~ f~nal review of the ro osal. This will occur onl afte COmP~ete or
~ p p y r the proposal is acce ted and p~laced on the Public Heann~ Agenda. The acce~tance of the a~~Ilcati ~
schedulinQ of the a'ca ' n on the Public HearinQ A~end ' ~n ~d, DDI1 t~o a~s the pri~y ~~tjon
this meetin~. A second function of this ~eetinQ is to rovide . of , , ~Y , F a ~relun~na~, revletiv of
the aDDllcatlon. This wlll prov7de a forum for t~e sponsor and other d ar~e ~
to ex ect as t t nditi ns and e' ~ II~ ~~at p s andard developmen co o d si~ recommendahons,
The commzr~ts r~ceived are based on a preliminary review of the applieation f
site lan by the De artments and A~encles whlch have been circu ~d
P . , p ~ lated the ~o~ation (not ai~ a~enc~esldepartments have been contacted--only those tivho ~hati•e been d '
eterm~ned to have primary interest. ~ ,
X~ a. Dozs thz application ~ar can the deve~opment) meet requirements t o be
placed on the Pubiic HearinJ Agenda? ~ yEs
~ No
b. If no, what is lacl~in~?
c. Public Hearin~ Schedule: Hearin~s before the H~arin~ Ex~~~r aze
scheduled upon determinaiion that the appllcat~on ls complete. Itzms
scheduled for the first availzblz ubllc hearin~. ~~l be P
~i~zr a ~ielimin~rv ~evie~y ofthe aDDlication what "Conditions of AD ~o~, ~t
~ti~ould bz re ulr~d of the develo ment? Att~ch conditi ' p ai q p ( ons if necessarv
See ~ttached condiCions.
♦ • R + . ,
' ~ . • ' ~ ~ . . • ~ . . I ~ . 0
~ • .
SPOKANE REGIONAL HEALTHDISTRICT CONDIT'IOIVS
a. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane
County.
b. ~later service shall be coordinated throu~h the Director of Utilities, Spokane
County.
c. ~Vater service shall be by an existing public water supply when approved by the
Regional Engineer (Spokane), State Department of Health.
.
d. A public sewer system will be made av~ailab e or the project and individual service
will be provided to each lot prior to sale.
e. Use of private wells and water systems is prohibited.
Ianduse/conditions/pa
~ . . . , . ► ~ ~ ~ .
• , ' ~ .
To: Ron Hand (Current Planning) ~ . ~ . ~ ~ ~ .
CC:
From: Jim Red (Utilities~
. Qate: Monday, July 24, 2000
Subject: ZE-0012-00 Stage: Hearing Examiner Phas~:
114 N Evergreen
SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed. Sewer connection permit is required. Commercia( d,evelopments snaii submit historical and or
estimated water usage prior to the issuance of the connection permit in order to establish sewer
fees.
SS' 2A 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 connections
and facilities for review and approval. Commercial developments shail submit historical and or
estimated water usage as part of the sewer plan submittal.
SS92FSewer pians acceptable to the Division of Uti~lities s~all be submitted prior to the issuance of the
sewer connection permit.
SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewEr connection permit. Sewer charges may include special connection charges and genera! facilities
charges. Charges may be substantial depending upon the nature of the development.
VVS01 Any water service for this project shall be provided in accordance ~vith the Coardinated Water
System Pian for Spokane County, as amended.
. - ~ I ' r «
, ° .
~Han~, Ro~ . ~ - . _ ,
From: Hemmings, Biil
Sent: Wednesday, June 21, 20001:31 PM
~o: Hand, Ron . ~
Cc: Engeihard, Scott; Kimbail, Sandy; Par~y, Ed; Sims, Brenda; DaRell, Virg~nia; 6aldwin Gre Subject: ZE-12-00 - Dwight Hume ~ 9
6-21-40
I received the above referenced proposal on June 15, 2000.
I have no new comment on this proposal. ~
Bill Hemmings, PE
Page 1
I
. ~ ~~5~30~0o TUE ig:o3 F.~ ~09 892 4i25 sPO~NE ti.~LLEY FiRE DEPT p~I~~ C~oil
, ' v , , . , 0 ~ .
. . , . • ~ • , . . , . , ' .
~ o . ~ ( ~~l~~. U'O~~ ~~U"~~~~~~ . - ~ IT , ,
. r , o
~ ~ ~ ~ ~ ~ ~ ~Spokane Coun~y ~ir~ D~strlct l
' 10319 EAS1 ~PRAGUE ~VE, s SPO~+~IE, ~l~ ~~7b Q(509~ 928-17~ ~ F~X (~q~ 892-a~125
~~t ~~pht~a .
C~le~
f~ay 30, 2000
Rona d ~iand
1 a2fi W. ~road~ay
Public~~~ts ~Idg., 2~ Fl~r
Spokane, ~A 99260-0240
Re: Zsn~ Redassific,~~ion
ZE-12-0~
The Spok~ne ~ailey Fir~e Department has no objec~ion to this zo~e
reclassification. I~ appea~s ~at ~e may have acc~ss prablerns t~ the Ease~ side of ~e
st~u~~re. can address t~taf at pre-e,~r~s~uc~ion.
Sincerely, .
K~vin ~liller
Fire Ir~s,pector
dc
.
V _ L~e ~ - - _ ..~_a ~ . _ , - . ~ ~ ~ ~ ' Y
. , . , ~ . . ' • ' ' ~ ~
~ ~~~~~~~DU~
DATE: June 1, 2000 ~
T~: Ron Hand,~Divi 'on of Planning _ 7 , ~
FROM: Kat~e er~ ~.I.T., and V ginia Darrell, P.E., Stormwater Utility
RE: ZE-12•00
CC:
This proposal lies within the Spokane-Rathdrum Prairie Aquifier sensitive area ~ASA). The
Guidelines for Stormwater Management require that impervious area within the ASA must drain
to grassed percolation area (GPA) s~ales.
The applicant should be advised that when the grading, building, andlor remodeling permits are
applied for, th~ project be required to comply with the Guidelines for Storm~ater Management.
Thank you for the opportunity to comment.
'+tPOSc1C0~tS~ormlStcrnll(athenre~DESICti1ze 12 CO ~ct
c
4 . • ' - + - - , i 1 ~ ' .
1 ' . ~ . { ~
. . . 4 ~ ~ , e ~ c
T~: R~n Hand ~~~~rent ~~anning}
t/ k
~ra~~; ,~~rn ~~d ~l.~til~~ies}
~a~e: ~r-~d~y} .1un~
S~~jec~. ~E~~~~~-0'~ ~~ag~:_ Pr~~im~na~y ~h~a~~: -
~ 1 ~ N ~ve~~~~en
A vsr~t ~~iv~) se~~r cannection ~h~ ~~~~rw~~e ~u~~i~ ~ew~r Sy~ter~ is to b~ c~r~~~ructed.
~e~~r cannection ~ermi~ ~~s req~ired. ~om~ne~'c~~l de~~e~oprn~n~s shali su~n-~x~ h~~~~Qrica~l and o~
~e~tima~~d ~r~ter u~~~~ p~ior ~o th~ i~~uance a~ ~he con~ec~i~n per~~t ~r~ or~er to ~st~b~is~ ~e~rer
fi~~~. ,
~S~~A App}~c~~t ~~bm~~ e~p~~ssl~ ~o ~pok~ne ~~un~y Di~r~l~l~l~ U~~~i#1~S k'r~nd~r s~par~~e cov~~`,
~nl~ ~~~~e plan ~he~~s ~~owing ~ew~r p~an~ ~nd ~pe~a~~~~i~n~ fo~ ~i~~ ~~~li~ ~e~r~r c~r~ne~~ia~s
and ~~c~ili~~es ~~r review a~d app~ov~l. Car~r~~r~~al ~~v~lapm~~.n~~~ ~hal! ~u~mr~ hi~~orical a~rd o~ e~~ima~~~ ~a~~~ ~~~~e a~ p~~t o~ t~~ se~~~ p~an ~~b~i~ta~.
SS~ ~F~e~rer plar~~ a~~eptab~e t~ t~e Di~~~ior~ Q~ ~t~~i~ies ~~~~I ~e su~rnitt~~~ ~rior ~o t~~ i~~~~n~~~ vf t~ne ~ ~~we~ conn~~cfion ~~rmi~.
~
~~~~~r Arr~ngem~~~s ~or pay~~nt ~f ap~~licabl~ ~~w~r ch~rge~ ~nu~~ be ~~de ~~i~~ ~n i~~~.an~~ ~f ~e~re~
con~~ct~o~ permit, ~~we~ ch~rges may in~lu~~ ~~~c~al cn~n~ct~a~ c~arge~ ~nd ~~ner~i ~~~i~it~es
charg~~. ~~~rg~~ m~y ~be su~~ta~n~~~ de~~ndi~g upan t~e ~~~u~~ o~ th~ dev~~apm~nt.
~
~5~~ Any ~~~~r s~nrice f~~ ~th« p'ro~~c~ ~~~I~ b~ ~rovMd~d r~n ~~car~~ance wi~h Coo~d~na~e~ 1~1~~~~
~y~tem P1~~ #ar Spaka~e Coun~y, a~ ~me,nd~d.
~
. i ~
DETERMINATION OF
NONSIGNIFICANCE - "DNS" ,
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FTLE NUMBER: ZE-12-00
DESCRIPTION OF PR4PQSAL: Zone reclassifica#ion from Urban Residentiai-3.5 (UR-
3.5) to Regional 8usiness (B-3} on approxima#ely two (2) acres for the purpose of
medical offices and reta~l uses.
HEA.RING DATE AND TIME: August 9, 2000 @ 10:30 a.m.
APPLICANT: Dwight Hume, 707 W. 7~h Ave. Ste 200, Spokane, WA 99204, (509) 458-6840
LOCATION OF PROPOSAL: generally located on the east side of Evergreen Road, approximately 250 feet north of Sprague Avenue. Site address is 114 N. Evergreen Road, parcel number 45143.9245 in
the SW '/4 of Section 14, Township 25N, Range 44E.W.M., in Spokane County.
LEAD AGENC'~: SPOKANE C4UNTY DIVISION OF PLA~G
DETERMIN'ATION: 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 ~VAC 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., August 7, 2000, if they are intended to alter the DNS. All comments should be sent
to the contact person listed below.
RESPONSIBLE OFFICIAL: By: Ron Hand Title: Associate Planner
~ Spokane County Division of Planning 1026 W. Broadway Ave.
Spokane, WA 99260-0220 {509) 477-7200
DATE ISSUED: Julv 21 , 2000 SIGNATURE:
C4 REGARDING ENVIR~NMENTAL CONCERNS ARE V~~ELCOME AT THE HE~~,RING.
APPEAL OF THIS DETERMIl~IAT~ON, after it becomes final, may be made to the SPOKANE COtJNTY DIVISION OF PLANNING,1 st Floor,1026 W. Broadway, Spokane, V~A 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 wrltten and the appellant should be prepared to make specific factual ob~ections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to: .
1. WA State Depariment of Ecology (Olym ~a s.ti~., tr~ ~
2. p~o'~a o t~ / iv'siorEi~io~~E,~bi ~ e~~er~i►n"b,, Trra~'po . tio n~ ~~~r~~g~S~c~o~~'n~~e~►ha~ d~ 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, Jeff Forry
8. Spokane County Air Pollution Control Authority, Chuck Studer
9. Fire Protection District No.1 10. Vera VVater & Power
1 l. WA State Department of Transportation; Mark Rohwer
. . - , ~
. i ~
~ ~
' ` , ~
F ~ ~ - 1 ~ooo
S P ~ K A N E ' i ,1~ C O U N T Y
SPaKANE C~UNTY ~NQINEER
DNISION OF PLANNING A DMSION OF THE PUBLIC WORKS DEPARTMENT
MICHAEL V. NEEDHAM, DIRECTOR GARY OBERG, DIRECTOR
IV~EMORANDUM
Tp: pa , 'o + -r' ~ o n: h:r+ /o and bal
Development Engineering Services; i 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; Jeff Forry
Fire District No. 1
Vera VVater & Power
FROM: Ron Hand, Associate Planner ~ '
DATE: July 12, 2000
SUBJECT: Review and comments for the hearing
FILE ZE-12-00
DESCRIPTION: Zone reclassification from Urban Residential-3.5 (UR-
3.5) to Regional Business ~B-3} on approximately two (2) acres for the
purpose of inedical offices and reta~l uses. STR: 14-25-44
APPLICA►NT: Dwight Hume, 707 UV. 7th Avenue, Spokane, WA 99204, (509~
458-6840
Note that the application and maps were previously circulated to your agency.
Please review and return any comments to me by July 26, 2000.
Attachments: Notice of Public Hearin~
1026 W. BROADWAY • SPOKANE, WASHINGTON 992b0•0220 PHONE: l~091477-7200 • FAX: (509) 477-2243 • TDD: f 509) 477-7133
, , . . ,
V
I
r ~ ~
~ NoT~cE o~ ~~~Y~ ~E~:~~
~ sPO cov~v~ E~~~R
T0: All interested ersons, and owners/taxpayers within 40Q feet p .
YOU ARE HEREBY NOTIFIED TI-~AT A PUBLIC HEA.RIi~1G WI~,L BE HEi,D pN ~
LAND USE APPLICATION LISTED BELOW, AS FOLLOWS:
Application: File No. ZE-12-00; Zone reclassi~cation from Urban Residential-;.5 (UR_;,5) to Reoional
Business (B-3) on approximately two (2) acres for the purpose of inedical offices and retail uses.
Hearing D~te and Time: Au~ust 9, 2000 @ 10:30 a.m.
Place: Commissioners Assembly Room, Lower Level, Spokane County Public ~Vorks Building, 1026 West
Broadtivay, Spokane, Washin~ton.
Owner: The Summit Group, 600 Stetivart St, Suite 1704, Seattle, ~VA 98101 Applicant: Dtivight Hume, 707 W. 7th Ave. Ste 200, Spokane, WA 99204, (509} 458-6840
. A.ddress and Location: generally located on the east side of Ever~reen oad, approximately 2~p feet north of
Sprague Avenue. Site address is 114 N. Ever~reen Road, parcel number 4~ 143.9245 in the StiV'/4 of Section 14,
Township 25N, Ran~e 44E.~N.M., in Spokane County.
Comprehensive Plan: Major Commercial
Zonir~g Desionation: Urban Residential-3.5 (UR-3.5)
Environmental Determination: A Determination of Nonsi~nificance (D~1S} was issued by the County Division
of Planning, as the lead agency on July 21, 2000. The comment per~od ends Au~ust 7, 2000. .
Deadline for submitting SEPA Appe~l: [note: only appiies to adm~nisttatlve appeals to the Hearin~
EYaminer, not to initial applications such as rezones or preliminary plats].
Related Permits: n/a
Division of Pl~nning Staff: Ron Hand, Associate Planner (509} 471-7200
HEARZNG EX.AI1'I~NER PROCEDURES
.
~earinb Process and Appeals: The hearinD tivill be con ucte un er the rules of procedure ado ted in . p
S okane County Resolution No. 96-0294. All interested persons may testify at the public hearinQ and P
may submit ~vritten comments and documents before or at the hearing. The Hearing Exa~iner ma limit
' h side of the is u' y the time given to speakers. A speaker representing eac s e is encouraged. Any appeal of
the Hearin~ E~caminer's decision ti~ill be based on the record establlshed before the HearinQ E~,aminer
ursuant to Coun Resolution Nos. 96-0171. Environmental appeals tivill follow the same ~ p ty pro c edural
route as the underlyinj action. AIl hearin~s tivill be conducted in facliities which are accessible to
persons with physical disabilities.
.
Inspection of ~'ile, Copies o#' Documents: ~1 Staff Report will ~enerally be available for ins ection . p
seven days before the hearin~. The Staff Report and application file may be inspected a~ the S okane . ~ P
Collnty Division of Plannina, ls` Floor Permit Center, Publlc u orks Buildin~,1026 ti~~. Broadti`~a y~
Spokane, ~VA 99260-0??0, bettiveen ~ a.m. ancl 4 p.m., ~veekdays, ~i-F, except hollda~s. Co ies of P
doc~lments ~vill be made available for the cost of reproduction. If you have any questions or s ecial
. P needs= please c~ll the Divislon at (~09}'~71-7?00. Send tivntten comments to the Spokane Count
. , , ~ ~ ~ Divislon of Planrlino,l0?6 ~1. Broad~vay, Spol~ane, ~~A 99_60, Attn. Ron Hand/ZE-~~_pp ~Iotions
y , ~ must be made in ~ti~ritinQ and submitted to the Spokane County ~earing E,~aminer, ~`d Floor, Public
~~~or~:s Buildin~ IO?6 tiV. Broadtiva , Spo~:ane, V~A 99?60-024~. Y
~ ~ ~
1 ~ "
OFF CE OF THE SPOKANE COUNTY ENG NEER
1026 W Broadway Ave, Spokane, VIIA 99260-0170 (509)477-3600 Fax (509)417-2243
S''°'~~°"~ "ENGINEER'S CONDITIONS OF APPROVAL" ZONE
~
T0: Spokane County Planning Depa L~nt ~
FROM: Division of Engineering & Roads U~,~.,/
DATE: Jul 112000 ~ Y ~
PROJECT: UR-3.5 T4 B-3
FILE ZE-0412-001
Hearing: 08/09/2000 @ 10:30
SponsorlApplicant: DON W BEATY
Section Township Range: 14-25-44
Planner: RONALD HAND
Technical Review Date: 06101/2000 @ 1:15
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. Approach permits are required prior to any access to the County Road System.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans.
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. The construction of the roadway improvements stated herein shall be accomplished as
approved bythe Spokane County Engineer.
5. Evergreen Road (CRP 2727} is currently being constructed as 5 Lane principal Arterial
Roadway Section. The applicant shall be responsible forthe improvement of the outside lane of
travel including curbing, gutter and sidewalk along the frontage of Evergreen Road adjacent to
the proposed development. The total cost of the frontage improvement is $16,822.80. Prior to
the release of a building permit the applicant shall pay the sum of $16,822.80 to Spokane
Cou nty.
r
CC: Applicant DON W BEATY
Engineer/Surveyor PATRICK MOORE Planner RONALD HAND
Page 2 , ~
08/~~4~20'00 Hearing / Review / 06/O1/2000 TR
ZE-0012-00
6. All required improvements shall conform to the current State of UVashington Standard
Specifications for Road and Bridge construction and other applicable county standards andlor
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer.
7. 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.
8. 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
subjectto inspection and approval bythe County Engineer.
9. All required construction within the existing or proposed public right of way is to be completed
prior to the release of a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer,
EIVD
1 '
~ 'i 1 M
. Z-~~
Z- Cost of Evergreen Rd. Frontage Improvements
for Parcel # 45143.9245
Type-B Curb 199 If $ 8.50 $ 1,691.50
6' Sidewalk 133 sy $ 18.00 $ 2,388.00
0.25' Class A 407 sy $ 6.00 $ 2,442.67
0.25' Class E 407 sy $ 6.00 $ 2,442.67
0.67' CSBC 91 cy $ 23.50 $ 2,136.62
Catch Basin 1 ea $ 750.00 $ 150.00 ~
Type-1 Frame & Grate 1 ea $ 250.00 $ 250.00
10" PVC Pipe 19 if $ 18.00 $ 342.00
Type-6 Drywell 1 ea $ 2,200.00 $ 2,200.00
Type-4 Drywell Cover 1 ea $ 250.00 $ 250.Q0
Concrete Approach 20 sy $ 20.00 $ 400.00 $15,293.45
Engineering @ 10% $ 1,529.35
Total a $16,822.80
~ .
, , 1
OFF CE OF THE SPOKANE COUNTY ENG NEER
1026 W Broadway Ave, Spokane, UVA 99260-0170 (509~477-3600 Fax ~509}477-2243
~ - "ENGINEER'S CONDITIONS OFAPPROVAL" TRZONE
T0: Spokane County Building and Planning Department
" ' ' oads ~ cv ~ FROM: Division of En ineerin & R C~ ~ e~i~~` 9 9 ~
DATE: June 1, 2000
PROJ ECT: U R-3.5 TO B-3
F I LE ZE-0012-00/)
Sponsor/Applicant: DON W BEATY
Section Township Range: 14-25-44
Pianner: RONALD HAND .
TechnicallReview Date: 061011200~ @ 1:15
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 OrderlDecision" should the request be approved.
Priorto release of a building permit or use of property as proposed:
1. Approach permits are required prior to any access to the County Road System.
2. Applicant shall submit for approval by the Spokane County Engineer drainage and access
plans. ~
3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer. 1'he 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. The construction of the roadway improvements stated herein shall be accomplished as
approved by the Spokane County Engineer.
5. Evergreen Road ~CRP 2727} is currently being constructed as 5 Lane principal Arterial
Roadway Section. The applicant shall be responsible forthe improvement of the outside (ane of
travel including curbing, gutter and sidewalk along the frontage of Evergreen Road adjacent to
the proposed development. The total cost of the frontage improvement is $16,822.80. Prior to
the release of a building permit the applicant shall pay the sum of $16,822.80 to Spokane
County.
CC: Applicant D~N W ~~EATY Engineer/Surveyor P~TRIC~': MOORE
Planner R4NALD ::.A~1D
i ,
Page 2 ' ~ Hearing / Review / 06/O1/2000 TR
ZE-0012-00
6. 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.
7. 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.
8. 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.
9. All required construction within the existing or proposed public right of way is to be completed
prior to the release o4 a building permit or a bond in an amount estimated by the County
Engineer to cover the cost of construction or improvements shall be filed with the County
Engineer.
10. ~
END
, r
Kimball, Sandy
From: Hemmings, gill Sent: Wednesday, June 21, 20001:31 PM
To: Hand, Ron
Cc: Engelhard, Scott; Kimball, Sandy; Parry, Ed; Sims, Brenda; Darrell, Virginia; Baldwin, Greg
Subject: ZE-12-00 - Dwight Hume
6-21-00
I received the above referenced proposal on June 15, 2000.
I have no new comment on this proposal.
Bill Hemmings, PE
Page 1
~ 1
Kimball, Sandy
From: Hemmings, g~U Sent: Wednesday, M~y 17, 200012:23 PM
To: Hand, Ron
Cc: Engelhard, Scott; Kimball, Sandy; Parry, Ed; Sims, Brenda; Miller, Katherine; Darrell, Virginia
Subject: ZE-12-00 - Evergreen Riverside
5-17-00
I received the above referenced proposal on May 16, 2000. I consider the application to be technically conmplete.
No concept drainage plan is required for this proposal. I recommend the standard language for road and
draomage conditions.
Bi~l Hemmings, PE .
Page 1
- ~ i r
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~ ~ M , , ~
/
~ ' ~
~ ~ ~ D IV . E C ~
~ S P ~ K A N E C 2000
, 4 U N
PLANNING A DNLSION OF THE PUBLIC WORK~~~dN~1( ENGINEER
Gary Oberg, Director
MEMORANDUM
T0: ~ ~ , ,
~ ~ Spokane County Development Engineering, Services, Bill Hemmings
Spokane County Division of Utilltles; Jim Red
Spokane County Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Spokane County Division of Building & Planning, Jeff Forry
Fire District No.1
FROM: Ronald Hand, Associate Planner ~ ~
DATE: June 15, 2000
RE: Revised site development plan for the proposed Zone Reclassification,
ZE-12-00; from Urban Residential-3.5 (UR-3.5} to Regional Business (B-
3)
Attached is a copy of the revised site development plan for the above-referenced project.
Thls plan is to replace the plan circulated to your agency on May 16, 2000. Please note
the following revisions: removal of 5' future acquisition area on Evergreen Road, shift in
the UR-3.5 zoning boundary, and change of the site dimension on the north boundary.
No comments are being requested, as these revisions should not impact your previous comments.
If you have any questions or concerns, you may call me at 477-723 5.
c: Dwight Hume, 707 W. 7th Avenue, Suite 200, Spokane, WA 99204, Applicant The Summit Group c/o Don Beaty, 600 Stewart St., Suite 1704, Seattle, tiVA
981 O l, Qwner
1026 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220 PHnNF~ r~n9~ a~~_~~nn . Fax~ r~n~► a~_~~a~ . Tnn. r~~,o~
N•,-- / - • • %..v.l , A.r.c✓ 1 `.lv7j Y/! / 1JJ
! ~ ~ ~ ~
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4
DATE: June 8, 2000
T0: Scott Engelhard
. ~ CC. Ann Winkler, CLC Associates, Inc. ,
Francine Shaw, ~okane County Planning - o- ~
F RO M: Steve Sta i rs ~~~5 ~
SUBJECT: Traffic Distribution Letter for the Retail Develo ment at S~~i~Gx~ p
Sprague and Evergreen Rd.(ZE-12-00} dated 5/10/00
I have reviewed the above referenced letter and find that the information provided is complete
and based on appropriate methods.
At the present time, construction is underway to build the Evergreen Interchange and improve
Evergreen Rd. from Sprague Ave. to Mission Ave. With the new construction, Spokane County
has established a reimbursement area for the Evergreen Interchange and is in the process of
doing the same for the Evergreen Rd. project. These two construction projects will greatly
improve the flow of traffic and levels of service along the Evergreen Rd. Corridor and adjacent
~ corridors as well.
This retail development will benefit from the Evergreen Rd. improvement project and should pay
a proportionate share of the costs associated with its construction. As a condition of approval
for the rezone, the applicant shall enter into a development agreement with Spokane County to
~ pay a pro-rata share of the Evergreen Rd. project. The pro-rata share of the road project costs
for this retail development is $16,822.80.
Since levels of service within the vicinity of the site will be improved well above the minimum
standards with the construction of the Evergreen Road and Interchange projects, no further
study of traffic will be required. If the intended uses or scope of the development substantially change, an updated traffic distribution letter shall be provided for review.
If you have any questions, please feel free to bring them to my attention.
1
r
E ~ ~ ~ ~ ~ ~ ~ ~ ~ i CL~ ~ ~ ~a ~ ~ C~00 ~ 111~ ~ ~ - ~ _ ~ ~ = L s L
~ : ~ ` Associates Inc. ; `i ` = _
t IV~~I( ~ 14 II ~I JI J~ AnArc[Lttea~CalnradoLandCoatmlpnts,fnc. FORMERLY ~ f U L~~ ~J
7 ~ ~
~ May 10, 2000 P~~1~~ ~~~5~~~
707 West 7th Suite 200 ~
Spokane, WA 99204 W• 0. N0. S000190 509-458-6840
5o9-45s-6844 Fax Francine Shaw, Acting Planning Director ~ ~
k~e wA- ~enver co k ne Coun En ineerin ~~~n~ spo a, , Spo a ty g g ~t ~ ~ ~ ~ J
1026 W. Broadway " ~ ~.r
Spokane, WA 99260
RE: Trip Distribution Letter for the Retail Development at Sprague &
Evergreen
Dear Francine:
Per the 1999 Road Standards of Spokane County, we have prepared a trip
distribution letter for a proposed retail development at Sprague and Evergreen.
The parcel is located north of the northeast corner of Sprague and Evergreen.
This report will follow the draft standards for doing traffic distribution letters as
put forward by Spokane County Engineering.
Pro~ect Description
The parcel proposed for this rezone lies north of various retail/office uses which
front on Sprague, however, the site is accessed only from Evergreen.
' At the present time, the 2.02 acre site is vacant and not in use for any identified ~
' purpose. The site is presently partly zoned UR-3.5 (Urban Residential - 3.5 units
per acre).
A rezone of a portion of the property is requested from the existing UR-3.5 zone
to the B-3 (Regional Business} zone. A site plan is attached to this rezone, and
it is anticipated that the site would develop according to the site plan into 8,100 square feet of commercial space and 9,000 square feet of inedical office building
uses.
Vicinit~l 1 Site Plan ,
A vicinity map is included as Figure 1 and the site plan is included as Figure 2.
Trip Generation ,
Due to the generic commercial nature of this proposed rezone, Land Use
Category 820, Shopping Center was chosen from the Trip Generafron Manual,
; 6th Edition published by the Institute of Trans~ortation Enqineerinq for the retail
space on the site. Shopping Center covers a wide variety of retail
establishments. The resulting trip generation rates for the retail portion of the
Planning site are shown on Table 1. Engineering ~
Architecture ~ Trip Generafion Rates and Volumes for Refail
Landsca e Archit~~~r~e P
~and Surveying
Formerly IPE
i
i
~ ~ i
~ ~ t
~
Trip Distribution Letter for Sprague & Evergreen Rezone
May 10, 2000 ~ ~
Pa~e 2
Table 1- Trip Generation Rates and Volumes for Retail
. ~ ,
AM Peak Hour PM Peak Hour
~KSF Vol @ 1.03 Directional Vol @ Directional ~ ~ ~~tri„ps per Dis~tr-ibu~t~ion , - 3.74 trips Distribution ,
- KSF ~ ~M ~ per KSF
61 % In -39%~Out 48% In 52% Out ~ ~ ~ ~ ,
~ ~ ~
8.1 8 5 3 30 14 16
. , ~ .
wwA~era~ae~Dai~ly Trip ~Ends~~ADT~
KS"F - ~ - ~Rate Total ADT . _ ~ . . .
8.1 42.92 348
The traffic to and from this portion this site would likely be made up of new (destination} traffic,
and pass-by/diverted traffic. Pass-by/diverted trips will be from both Sprague and from
Evergreen. To quantify pass-by trips, the Trip Generation Handbook published by the Institute
of Transportation Enqineers was consulted, No information is available for the AM peak hour.
Therefore, it was assumed that all AM peak hour trips are new (destination} trips. Very little
pass-by information is available for shopping centers of this size, but the PM peak hour rates
are summarized on Table 2 from Table 5.4 in the Trip Generatron Handbook for the smallest shopping centers which provided pass-by information.
Table 2- Pass-b~ lnforma~ion for PM Peak Hour for Retail
~ ~ ~ -~K~ ; ~ - . ea , . . -
T.~=`S~i~z~e~~~~k~sf} Primary trip No~n~=P~ass-by Diverted Pass-by Trip _ . ; . ,
. ~ . ~ Trip~(%) Linked Trip
9 - 41 - 59
~ ~ ~ ,
45 24 - 20 56
17 - 34 - 66
~ ~ ~ ,
44 - 49 - 51
Avera~e 24 41.3 20 58
,
~ •
►
i ~
~
Trip Distribution Letter for Sprague & Evergreen Rezone
May 10, 2000
Pa~e 3
Based upon the information in the Trip Generafion Handbook, if a commercial use was located
at this site, approximately 58% of the traffic would be pass-by traffic. For ease in computation,
this amount will be rounded to 60%. A summary of trip generation characteristics of the site
with the pass-by information included is shown on Table 3.
~ Table 3- PM Peak Hour Trip T~pes and Volumes for fhe Refa~l Uses _ , . . ~ ~ .:.,.:v - n . ' :~x.""~" " . m ,.o . . .W~ .'-e : . _
• F~ ■ ,i i s XKSF ~ ~PM~~Peak D~r~re~cti~o~rial~~~D.i~stri,bution . ~ . . . --L . . _ - _ . . . ~ :.r.
~ . ~ ~ ~ Ho~ur Vol~ume - ~ ~ . _ ~
~ ~ Ente~ri~n~ Exitin~ ~ ,
8.1 30 14 16
New 12 5 7
Pass-by 18 9 9
The other portion of the building shown on the site plan is expected to be a medical office
building. This portion of the project is expected to generate traffic according to Land Use
Category 720, Medical-Dental Office Building from the Trip Generation Manual, 6fh Edition
published by the Institute of Transportation Enqineerinq. A summary of the trip generating
characteristics of the portion of the site is shown on Table 4.
Table 4- Trip Generation Rafes and Volumes for the Medical Office Buildin~
. , , ~ ~ , r . , , ,
~ - ~ . _ AM Peak Hou.r PM Peak Hour ~ ~ - . . ~ _ - . ~ . ,
~ ~ ~ ~ ~U~o~l @ 2.43 Directional - -Vol:@ Directional
- , ,KrS~F~ ~ : . ~ ~ - ~ 4~ trips per Distrib.u:~..t:ion 3:66 trips Distribution . ~ _ _ . ~ .
KS~F o o~ ~ per KSF o 0
80 /o In 20./o Out 27 /o In 73 /o Out _ ~ ~ ,
9 22 18 4 33 9 24 ~ ~ ~ , ~ ~ , , ;
, ~ r~ 1 y~~A~uer;ay~e~ Da.i~l~ Trip Ends (ADT}
. . . . . .
. ~ KSF Rate Total ADT
9 36.13 ~ 325 ~ ~ ~
A summary of the trip generation rates and volumes for the two land uses located on the site is
shown on Table 5.
4 1 tt
%
~ ~ ~
i
Trip Distribut~on Letter for Sprague & Evergreen Rezone May 10, 2000
Pa~e 4
Table 5- Total Trip Generation Rates and Volumes for the Spra~ue & Ever~reen Site ,
~ ~ . - . ~ ~ , ,
Condition Total Vol~ume~ Vo~luine,~Enterin Volume Exitin~ ~ , ~ ~ ~ ~
AM Peak - Retail 8 5 3
AM Peak - Medical Office 22 18 4 _ ~ ~
AM Peak Total 30 23 7
PM Peak - Retail - New 12 5 7
_ _ I I PM Peak Reta~l Pass-by 18 9 9
PM Peak - Medical Office 33 9 24
~ ~a~ ~
PM Peak - Total 63 23 40 ~ ~
ADT 673 ~c,~- ~ ~
Therefore, the development of the property will generate a net increase in traffic to the
surrounding transportation system of 30 AM peak hour trips, 45 PM peak hour trips (not
counting pass-by traffic} and 673 ADT trips.
Tri~ Distribution
The site is expected to be accessed exclusively from Evergreen. However, traffic from Sprague
and from Evergreen are expected to be drawn tolfrom the site.
Traffic distribution during the PM peak hour is expected to be 20% tolfrom Sprague west of the
site, 20% tolfrom Sprague east of the site, 50% on Evergreen to/from north of the site and 10%
on Evergreen to/from south of the site.
Conclusions and Recommendations
~ It is not anticipated that this project would have any noticeable impacts to the surrounding
transportation system. No more than 23 vehicles will be added to any single segment of
~ Sprague or Evergreen.
~ , ~ ~
f ~
~
Trip Distribution Letter for Sprague & Evergreen Rezone May 10, 2000 ~
Pa~e 5
If you have any questions regarding this letter, please let me know and I will be happy to
address them.
Sincerely,
CLC Associates Inc.
.
J ~ .
Ann L. Winkler, P.E.
a
ALWlalw
encl. - Vicinity Map
- Site Plan
cc: Scott Engelhard, Spokane County Engineering (via Francine Shaw)
The Summit Group clo Dwight Hume {three copies)
file
4
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PAGE 1 ~ ' 13:48:50 16 MAY 2000
Road# Road Names.......... MPost. Reference Descriptio Road Log Info..........
01170 EVERGREEN RD ~START} .000 32ND AV U 14 PAVED 22
EVERGREEN RD .070 31ST AV (START) U 14 PAVED 22
.160 30TH AV (END) U 14 PAVED 22
.240 28TH AV (START) U 14 PAVED 22
.320 27TH AV ~END} U 14 PAVED 22
.390 26TH AV (START} U 14 PAVED 22 .500 24TH AV U 14 PAVED 36
.590 23RD AV U 14 PAVED 36
.700 21ST AU U 14 PAVED 36
. 7 5 0 2 0 TH A~I U 14 PA~TED 3 6
.830 19TH AV (START} U 14 LIGHT BITUM. 22
.880 18TH AV ~END) U 14 LIGHT BITUM. 22
.940 17TH AV ~END) U 14 LIGHT BITUM. 22 1.000 16TH AV U 14 LIGHT BITUM. 22
1.260 12TH AV U 14 LIGHT BITUM. 22
1.410 9TH CT (START) U 14 LIGHT BITUM. 22
1.440 9TH AV ~END} U 14 LIGHT BITUM. 22
1.510 8TH AV U 14 LIGHT BITUM. 22
1.640 6TH A~T (START} U 14 LIGHT BITUM. 22
1.670 5TH CT (END7 U 14 LIGHT BITUM. 22 1.690 5TH AV (START} U 14 LIGHT BITUM. 22
1.760 4TH AV U 14 LIGHT BITUM. 22
1.840 3RD AV (START) U 14 LIGHT BITUM. 22
2.020 SPRAGUE AV U 14 PAVED 38
2.110 RIVERSIDE AV (END) U 14 LIGHT BITUM. 22
2.170 MAIN AV ~END} U 14 LIGHT BITUM. 22
2.230 NIXON AV (START~ U 14 LIGHT BITUM. 22 2.260 VALLEYWAY AV (END} U 14 LIGHT BITUM. 22
2.290 VALLEYWAY AV (START) U 14 LIGHT BITUM. 22
2.450 SPRINGFIELD AV ~STAR U 14 LIGHT BITUM. 22
2.520 BROADWAY AV U 14 PAVED 24
2.580 MALLON AV ~START} U 14 PAVED 24
2. 6 4 0 CATALDO AV ( START ) U 14 PAVED 2 4
2.710 DESMET AV (START) U 14 PAVED 24 2.770 BOONE AV ~START) U 14 PAVED 24
2.830 SHARP AV (START~ U 14 PAVED 24
EVERGREEN RD (END} 2.990 MISSION AV U 14 PAVED 24
01171 EVERGREEN RD (START} .000 SOUTH END TO SR 290 U 19 PAVED 36
EVERGREEN RD .020 BNSF CROSSING U 19 PAVED 36
.110 SR- 2 9 0 ( TRENT ) U 19 PA~TED 3 6
.220 ROCKWELL AV U 16 PAVED 20 .270 RICH (NONESTABLISH-S U 16 PA~IED 20
.280 RICH AV (END) U 16 PAVED 20
.460 HEROY AV (END) U 16 PAVED 20
.530 WELLESLEY AV U 16 PAVED 20
. 8 5 0 CROVJN AV ( END ) U 16 PA~IED 2 0
EVERGREEN RD ~ END } . 9 5 0 SANSON AV ( END FO U 16 PA~TED 2 0
01213 E~TERGREEN RD ~ START ) . 0 0 0 SOUTH END TO 4 3 RD AV U 19 PA~IED 3 0 E~IERGREEN RD .110 4 3 RD AV ( END ) U 19 PAVED 3 0
.200 42ND AV (END) U 19 PAVED 30
.250 42ND CT (START} U 19 PAVED 30
.300 41ST AV (END} U 19 PAVED 30
.330 41ST CT ~START~ U 19 PAVED 30
EVERGREEN RD (END) .500 BELLE TERRE AV U 19 PAVED 30
0117 2 EVERGREEN RD ( START 7 . 0 0 0 FR.ANC I S AV ( END ) R 0 9 GRAVEL 18 EVERGREEN RD (END7 .490 BIGELOW GULCH RD R 09 GR.AVEL 20
08001 EVERGREEN RD {PR()PCS .000 MISSION AV R 00 WHAT?
~
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MAY 1 fi ?~00 ~ , .
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;
S P O K A N E ~~s '~A' C O U N T Y
PLANIVING A DMSION OF THE PUBLIC WQRKS DEPARTMENT Gary Oberg, Director
MEMORANDUM
DATE: May 16, 2000
T0: ~Dnv~i~'on of ng~in~eri ~ g-~ d Roads - Tran portatpion En~~inee~a~~ Scott
~ ~ ~~gcllh'~'~'~, IoS-~d ~~ba►
Division of Engineering and Roads- Development Se~vices; Bill Hemmings
Division of Utilities - Information Management; Jim Red
D1V1S10110f Ut111t1eS - Stormwater Utility; Brenda Sims Spokane Regional Health District; Steve Holderby
Spokane Regional Transportation Council; Glenn Miles
Spokane Transit Authorit~; Christine Fueston
Spokane County Fire District No. l
Vera Water and Power
FROM: Ronaid Hand, Associate Planner
RE: ZE-12-00; Zone Reclassification from Urban Residential-3.5 (UR-3.5) and
Regional Business (B-3) to Regional Business (B-3) for ~he purpose of
medical of~ices and retail.
TECHNICAL RE'VIEW MEETING June 1, 2000 at 1:15 P.M.
DIVISION OF PLANNING lst FLOOR CONFE~tENCE ROOM
~lst Thursday onlY in Plannin~ Library) ~
Please review the above application and use the attached TECHNICAL REVIEW MEETING
FORM for your comments. The Division of Plarming 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 mee~ing. The attached TECHNICAL REVIEW FORMS will be
given to the sponsor at the meeting and included in the Division of Planning file. Thanks
for your cooperation. If you have any questions about the application, please contact me
at 477-723 5.
NOTE: The Division of Planning will notiv be circulating comments for SEPA Checklist at
the time of technical review. This will be the only time you will be able to
comment regarding the SEPA Checklist for this project.
Attachments: Technical Review Form, Pro~ect Application, Site Plan, Vicinity Map, SEPA Checklist
Copy without enclosures:
Evergreen Riverside, LLC, Agent, 701 W. 7`~ Avenue, Spokane, VVA 99204
The Summit Group, Applicant, 600 Stewart Street, Suite 1704, Seattle, WA, 98101 Patrick Moore, Surveyor, 707 W, 7`~ Avenue, Spokane, WA 99204
10?6 W. BROADWAY • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 • FAX: (509) 477-2243 + TDD: (509) 477-7133
* ~ I 1
Spokane County Division of Planning
Technical Review Mee~ing
Meeting Date and Time: June l, 2000 @ 1:1 S p.m.
P ro j ect File No.: ZE-12-00
.
Project Location: Generally located on the east side of E~ergreen Road
approximately 231 feet north of Sprague Avenue in the S~U 1/a of Section 14,
Township 25 N., Range 44 EWM, Spokane County, ~Vashington.
Comprehensive Plan: Commercial
Project Description: ZE-12-00; Zone Reclassification from Urban Residential-
3.5 (UR-3.5) and Regional Business (B-3) to Regional Business (B-3) for the
purpose of inedical offices and retail.
Parcel No(s): 45143.9245
Owner: Evergreen Riverside LLC, c/o Dwight Hume, 707 ~U. 7`~ Ave. Spokane,
~VA 99204, Ph. (509) 458-6844
Applicant: The Summit Group, clo Don Bea~y, 600 Stewart St., Suite 1104,
Seattle, ~VA 98101, Ph. (206) 443-2324
Project Planner: Ronald Hand
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Page 1 ot Z 1
c..,.I~nrtA Fnt•~rnnrnental Ordinance Checklist
• - . . . . . ~ - - . . . .
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SEPA EI~~VIROI`JMENTAL CHECKLIST
~XIAC 197-11-960
Spokane Environmental Ordinance Section 11.10.230~I~
PURPOSE OF CHECKLIST
The State Environmental Policy Act (SEPt~), chapter 43.?1C RCW, requires all governmental a~,encies
to consider the environmental impacts of a proposal before making decisions. An environmental
impact statement (EIS} must be prepared f or all proposals with probable signif icant adverse impacts on
the quality of the environment. The purpose of this checklist is to provide inf ormation to help you .
. and the agency identify impac~ from your proposal (and to re uce or avoid impacts from the proposal, ~
if it can be done~ and to help the agency decide whether a.n EIS is required.
INSTR ~ICTIONS FOR AI'PLICANTS
This environmental checklist asks you to describe some basic information about your proposal.
Governmental aaencies use this checklist to determine whether the environmental impacts or your b
ro osal are si~nificant, requiring preparation of an EIS. Answer the questions briefly, with the most P P b
precise inf ormation known, or give the best description y ou can.
You must answer each question accurately and carefully, to the best of your knowledge. In most
cases, you should be able to answer the questions from your own observations or project plans
without the need to hire experts. If you really do not know the answer, or if a question does not
apply to your ro osal, write "do not know" or "does not apply". Complete answers to the questions P p
now may avoid unnecessary delays later.
Some uestions ask about governmental regulations, such as zaning, shoreline, and la.ndmark q
designations. Answer these question if you can. If you have problems, the governmental agencies can
. assist you.
.
The checklist questions apply to all parts of your proposal, even i you plan to do them o~•er a period
of time or on different parcels of land. Attach any additional information that will help describe your
proposal or its environmental effects. The agency to which you submit this checklist may ask you to
explain your answers or provide additional information reasonably related to determinin~ if there may
be significant ad~erse impact.
USE OF CHECKLIST FOR NON PR O jECT PR OP~SALS:
Complete this checklist for non-pro}ect proposals, even thou;h questions may be ans~c-ered "does not
apply.'~ N ADDITIO~, complete the SUPPLEI~IE~T.►~L SHEET FOR :°ON-PROJECT AC1"IO\S ~par D).
For non-project actions, the references in the checklist to the words "project," "applicant," and
"property or site" should be read as "proposal," "proposer," and "affected geographic area,"
respecti~ely.
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Spokane Environmental Ordinance C;hecklist 1'a-ge 2 or 11
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BACKGROUND FI~E/PRO~ECT No.
1. Name of proposed project, if ap,plicable:
Not ~pplicable
Name of applicant:
. ~
The Su~mit Group
3. Address and phone number of applicant and contact person:
Dwi~ht Humey CLG ~ssociates, Inc. 707 W.1`h ~venue, Suite 200t Spokane, WA. 99204
4~3-6840 CV) 458-68~~ ~FAX~
4. Date checklist prepared: . ~
May,10, 2000
5. t~~ency requesting checklist:
S~pokane Countv Division of Plannin~,
6. Proposed ,tim.in~ or schedule (includin~ phasin~, if applicable):
Immediatelv upon aDqroval of Zone Chan~e , . „
c U F' t n a• rt, 11' A_ ~ t ~I1 ~l►1a 1'lt!II~Amm~r~tn ~•r~n/~n IC~ '9QP ♦ Ar71
1{JV[%t~1111. L11w11%1Sii11C1'lla! LJ1U1:SG11~.L. V11L~.i111.71 + N'~ V1 l ♦
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A. BAGKGROUND ~~conciaued}:
7. a. Do you have any plans for future additions, expansion, or further a~ctivity related to, or connected with this,
pro,p,osal~? If yes, esplain.
No other plans for addi'tioris are contem~lated. _
b. Do you own or have options on land nearby or adjacent to this proposal? If yes, e~ lain. _ P
No
3. List a~ny environmental information you know about that has been prepared, or will be re ared '
_ , _ p p , directly rel'ated to this proposal.
No other information has been pre~ared . .
9. Do you know whether applications are~pending for governmental approvals of other proposals directl~ Y
affecting the property, covered by your proposal? If yes, explain.
No
10. List any go~,ern~mznt approvals or permits that will be needed f or y our proposal, if bno~ n.
Zone Chanoe; Access ~ermit; Buildin~ ~ermit;_ Se~ver permit
Cr11l~~AI1G HI1t!~r~.w~~"_~'~ ^ _ _ ~
~~,~n~~~~ L11 V li UlIlI1CII~i~ VjC1iIlaI1Ce 1..I1eCKnSE 1'a~e 4 oi ? l
,
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3pohane rnvironmer::at v: cznance Lnemm 1-age o os z 1
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A. BACKGROUND ~coatinued~;
11. Give a brief, complete descri~ption of your proposal, includi.n~~ the proposed, uses and the size of the ro'ect a.nd
Pl site. There are several questions later in this checklist that ask you to describe certa.in as ects of our ro osal.
P Y P P You do no~t need to repeat those answers on this page.
A 2 acre site locat~ed near the NE corner of Spra~ue and Ever~reen. The site ~lan of record de icts a
P
11,9~40~ sf. S'in~le storv buildin~ -s~plit between 81G0 sf of retail fac~in~ Ever,~reen and 9004~ sf of Ynedical
office behind the retail. connected bv a covered corridor.
12. Location of the proposal. Give sufficient in~formauon for a person to understand the precise location of our y
proposed project, including a street address, if any, and se~ction, township and range, if known. If a ro - osal P P-
would occu~r over a range of area, provide the range or boundaries of the site~s). Provide a le~a1 descri ~ tion ~
site plan, vicinity map, and topographic map, if reasonably available. While ou should sub b' Y ~t ~y pl~~
required by the a~ency, you are not required to duplicate maps or detailed plans submitted with an errriit YP
application rel3ted to this checklist.
See site plan of record and above descri~tion.
13. Does the proposed action lie within the Aquifer Sensitive Area ~t1S~A)? The General Sewer Service Area? The ~
Priority Sewer Sen•ice Area? The City of Spokane? ~See: Spokane County's ASA Oti•erlay zone Atlas for
. oundaries).
ASA; GSSA; PSSA: are all affectin~ the subject site.
Spo'kane Eavironmzntal- O.rd±nance Checklist Pacre,b of ~ 1
; • / . ~ ,n ~ ~ o ~ ~ - r~ ~
~ ~ Evaluation For
A~enc.y Use Only
TO BE. COMPLETED BY APPLICANT
B. ENVIRONM[ENTAL ELEIVIE'NTS:
1. EARTH
a. General description of the site ~circle one}: flat, rolling, hilly, steep slopes,
. mounta~nous, other: Flat
b. What is~ the steepest slope on the site (approximate percent slope~?
N/A - ~
c. What general types of soils are f ound on the site ~f or example, clay, sand, gravel, peat,
muck)? ~If you know the classification~ of agricultural soils, specify them and note any
prime farmland.
Garris~on Gravel
d. Are there surf ace indications or history of unstable soils in the~ immediate vicinity?
If so, describe.
No
e. Describe the purpose, type and appro~imate quantities of any fillin~ or gra .ding
proposed. Indicate source of fill.
No _fillin~ is a~nt~cipated _
f. Could erosion occur_as a result of clearin~g, construction, or use? If so, jenerally .
escr~be~.
No
~nnlr~ne~ Fnvirnnm~,nr~) tlrrlinan~P l .t1P_~Klict Pao~ 'r ~n~~.~l
vMv►~v.•.~ ..v~~~~.a~.'a+LIY V1µlil~l~i\r~r v~a~v~~iavw ••~v~ ~ Vi a -
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Evaluation For Agency Use Only
ENVIRON14fENTAL EZEMENTS (Contin~e~):
g. About what percen~t of the site will be covered with unpervious surfaces after project ~
constniction f or exam le, asphalt or buildings)? C P . . _ .
Ap~roxim~telv S5%_ of the site ~vill be ~overed with unperv~~ous surface.
h. Proposed-~measures to reduce or control erosion, or other impacts to the earth, if any:
Surface drainaae will be contr.olled ~on site to a~proved storm_retention areas.
_
Z. AIR
a. ~hat type of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, indus~trial, wood smoke} during construction and when~~the project
is com leted? If an Qen~rall , d'escribe and , ive approximate quantities, if known.
P Y~ ~ - Y ~ Durin~a Constructio~n: Dust and ea~uipment emissions? After Construction:
Customer vehicle emissions__from in~r_ess and_ e~ress.
b. Are there any off s-ite sources of emissions or odor that may affect your p~roposal?
If so, ~enerally describe.
Yes, drive-bv traffi~c on Ever~reen and S~ra~ue. ,
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Complian~ce ~vith SCAPCA re~ulations durin~ and after constructio~, _
IncludinQ dust abatement and ~pavin~.
n t r • t.-. t• I~ 1 1 1•- C~ _ P~1 •
*)pohane Lnvironrnema! U:dina~nce LrieCKlist 1-a~e ~ ol ~ i
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Evaluation~ For A~ency Use Only
~B. ~~01~~11~1ENT~1L E,~.E11+1ENTS (Continued):
3. VUATER
a. Surf ace:
1~ Is, there any surf ace ~vater body on or in tbe immediate vicinity of the site (including
year-round and seasonal~ streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows i.nto.
No ~
2) Will the project re.quire any work over, in, or adjacent to (within ZGO feet) the
described waters? I~ yes, please describe and attach available plans.
No
3) Estim~te the amount of fill and dredge material that would be placed in or removed
from surface ~ater .or wetlands and indicate the area of the site that w-ould be affected.
Indicate the source_ of fill material.
N/~
4~ Will the proposal require surface water withdrawals or diver~ions? Give a general
description, purpose, and approximate quantities if knowri.
No
5) Does the pr.opos~l Le ~ithin a 100-year floodpl~in? ~f ~so, note location on th~ site ~
plan.
No
. Sn~ -1ne Encir~nm~~-~~1 (~r:;~:,a~~P Ch~r~,~l;~r P~o~ A ~f
vr~~~~~~~ _ •~r~~iK` VLrB~~~~~YV V~~~~~ ~ • N`~. / VL ~ ~ ~ V
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~ ~ ' . ' ~ ~ ~ I ~ Evaluation For
Agency Use Only
ENVIRONMENTt1L ELEMENTS (Continued):
b) Does t~e proposal involve any discharges of waste materials to surface waters? If so,
describe t~he t e of waste and anticipated volume of disch~arge. YP
No -
b. Ground: ,
1} Will groundwater be withdrawa,- or will water be disch~ar~ed to ground water? ~
Give general description, purpose, and approximate quantities if known.
Some storin water mav be dischar~ed via dry well over flow.
Describe waste material that will be discha~cged into the ground f rom- septic tanks or
ather sanitary waste treatment facility. Describe the general size of the system,
the numb'er of houses to be served if appl~cable), or the ~
nurnber of .persons the ,system~s~ are expected to serve.
Onlv storm -water from~ the site.
3) Descr-~be any s~ystems, other than those designed for the disposal of sanitary• waste,
installed f or the u, ose of dischargin~ fluids below the ground'surf ace (includin~, P ~P
systems such as those for the disposal of storm water or drai.nage from floor drains).
Describe the type of system, the amount of material to be dispos,ed of through the
system and the types of materi~ls likely to be disposed of (including materials which
may enter the system inadvertently through spills or as a result of fire fi~hting .
activ~~ties .
No other svs~tems are ~lanned. - ~
Cnnl ~ri~ Ft~ttirnn~rriar,r~~) .nrri'~nnnro r~►ar~r~~cr ~:IOP 1 ~ n~ ? 1
NLlV~~uaa~ .us.. 66 vaitilL::1.A1 'V 1 4:1L1i111Lb V1►~.b.»ta~ ^•J v. ♦ j - -
• ~ . ' ~.....e
~ ' rl ~ ~ 1 , Evaluation For
Agency Use Only
B. ENVIRONMENTAL ELF.MENT'S (Continued):
4~ ~ill any chemicals (especially organic solvents or petroleum fuels) be stored in above-
ground or underground storage tanks? If so, what types and quantiues of materials will
be stored? No
5) ~hat protective measures will be taken to ensure that leaks or spills of any chemicals .
stored or used on site will not be allowed to percolate to groundwater (this includes ~
.measures to "keep chemicals out of disposal systems described in 36~2} and 3b~3)?
No
c. Water Runoff (including storm water) ~
1) Describe the source of runoff ('including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this
water flow into other waters? If so, describe. ~
On-site drainaoe ~vill be collected and dis~osed of on•site within ap~roved storm
Retention ponds.
2) Will any chemicals be stored, handled or used on the site in a location where a spill or
leak will drain to surface or ground~ater or to a storm water disposal systern
discharging to surface or groundwater?
No
3) Could waste materials enter ~round or surf~ce waters? If so, generally describe.
No
Spok~ne En~ ironmental ~rd~~ance C~hecklisc Pa~e 11 of ? 1
46 v
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' Evaluation For Aaency Use Only
B. EN~IRONi~ENTAL ELEMENTS (Continued):
d. Proposed measures~ to reduce or control surface, ground~, and runoff water impacts, if
any (if the proposed action lies wit~i~a the Aquifer Sensitive Area be especially clear on
e~planations relatin~ to fac' 'ties concerning Sections 36(4), 3b(5}, and 3c(2) of this
checklist).
S'ee above explanation ~208 ponds) .
4. P~rrrs • ~
a. Check or circle types of vegetation f ound on the site: ~
' alder, maple, aspen, other deciduous tree:
evergreen tree: ~r, cedar, pine, other
X shrubs
X grass
pasture
_ crop or ~rain
wet ~soil plants: cattail, buttercup,, bullrush, skunk cabbage,
other
water p~lants: water lily, eelgrass, milfoil, other
. other types~ of vegetat~on
b. ~1hat kind an~d amount of veQetation will be remvved or altered? - b
The site wili _be cleared and developed ~er site ~lan- of record with required , . _
Landscapin~. - ,
c. List threatened or, endangered species known to be on or near the site.
None
d, Proposed landscapin~, use of native pl~ants, or other
measures to ~ res~rve or enh`ance ve~etation on the site, if any: . . P b
See site plan of record ~
n t r ' _ t• - /~L --1_1'__ 1~.,,~a t'~ ..C ~ t
i~ ~l , JpoKane rnvironrnenzu vrainance %,,necKlisL 1 as%;;
• ' • . • -
~ ' • ~ ~ ~ ~ • ~ Evaluation For
Agency Use Only
ENVIRONMENTAL FLF.r1~1ENTS (Continued): •
A1vIM~u.s
a. Circle any bi~rds and animals which have been observed on or
near the site or are known to be on or near the site:
birds: hawk, heron, eagle, ~son~birds, other:
mammals: deer, bear, elk, beaver, other:
fish: b~ass,, salrnon, trout, her ~ring, shellfish, other:
b. List any threatened or 'endangered species known to be on or near the site.
. N~one nown to exlst
c. Is the site~ part ~of a migration route? If so, explain.
No _
d. Pr-oposed measures to preserve or enhance~wildlife, if ~any:
None ~ ~
6. E1~IERGY A~tD N~ITURAL RESOURCES
a. What kinds of energ}r (el~ctiic, natural gas; oil, wood stove, solar~ wiU be used
to rneet the completed roject's er~ergy needs? Describe whether it ~ill be used for P .
heating, manuf acturing, etc.
Gas and electri~ f or_ heatin~
b. Would your project af$ect rhe potential use of solar energy by adjacent groperties? .
If so, generally ~d~scnbe. ~
No _
Spoka~ne Environmental. Ordinance Checklist Pa~e l~ of ? 1
•
. • ~ . . ~ ~ ~ ~ ~ ' .
Evaluation For Agency Use Only
~B. ENVIRONMENTAL ELF11►1ENTS (Continued): ~
c. What kinds of ener~yy conservation features are included in the plans of th.is proposal?
List other proposed measures~ to reduce or control energy impacts, if any:
NW Enerav Code comoliance _
7. E~1'VIRONI~IENT.~I, HE~ILTH ~
a. Are there any environmental he~lth hazards, including exposure to to~ic chemicals, ~
r~sk of f ire and eYplosion, spill, or hazardous ~aste, that could occur as a r-esult of this
proposal? If so, describe.
N~o
1) Describe special emer~ency services that might be required.
Medical services mav need ambulance service on rare occasions.
Praposed measures to reduce or control environmental
health hazards-, i~f any:
None
b. Noise
1} What typ~es of noise e~ist in the area w~ich may affect your project (for eYample: .
tr ic, equipmen-t, operation, other)?
Traffic noise of ad~acent arterials _
2~ What typ~s and levels ~of noise ~►~ould be created by or ~associated ~'ith the project
on a shon-term or a lon~ term basis ~~for e~ample: traffic, construction, operation,
other)?~ Indicat~ ~hat hours noise would come from the site. _Short term: Construction e~uipment and ~activities
Lon~ term: Inaress and earess of customers~ ~atients and deliverv vehicles.
SRO~:aneEnvit'on.r~~nt31 C~rdin~nce C'hPCkl~st n,~e ..r„
, - _ i c~~C ! -t 'W1 L 1
.
. , ; • ` t i•
d ' ' • ~ ~ ~ ' l. Evaluation For
Agency Use Only
B. ENVIRONNIENTaL ELEMENTS (Continued):
3) Proposed measure to reduce or control noise unpacts, if any:
Constr-uction durinQ normal workin~ hours. . _
8. LAND AND SHORELINE USE
a. What, is the current use of the site and adjacent properties~ .
Retail and of~ce to the west a~d south. Residential on-site and north. ~
b. Has the s~ite been used for agriculture? If so, describe. .
No
c. Describe any structures on the site.
S/F dwellinQ ~
d. ~ Will any structures be ~demolished? If so, which?
Yes, alI structures ~ill be removed
e. Wh'at ,is the current zoning cl'assif ication of the site?
UR-3.5
Spok~ne Environme~ ~al O,rdin'ance Checklist Pa~e 1 ~ of ? l
. . - . . _ . ~ ~
' d . . ~ i ~ ~
. ti
~ Evaluation For A~ency Use Only
B, EivVIROI~fMENTAL EL-EMENTS (Continued):
f. What is the current Comprehensive Plan desi~nation of the site?
Nlajor Connmercial ,
g, If applicable, what i~s the current shoreline master program designation of the site?
N/A _ . ~
h. Has an~ part of the site been classified as an "environmentally sensitive" area~~
If so, specify.
No ,
i. Appro.ximately how many people would reside or work ~in the comp~leted praject?
Unkno~vn - .
j. Appro~imately how many people would the completed project displace?
Up to 4 ,
k. Proposed ~measures to avoid or reduce displacemegt impacts, if any:
None - .
l. Proposed measures to ensure th~.e proposal i:s compatible ~•ith e~isting and projected~ -
land uses and plans, if any:
Orientation to Ever~reen and transitional use of t~he site to office, ~vith _
Full compliance- ~vith zone code standards. , r
_ . . . ~ . . ~ ~ ~ ~ 1~ - - - 1 ! r ~
5pokane tnvironmentai Urdinance t~hecklisr 1'a~e 1 oOI zi
J
• r
.
~ ~ ~ ~ 1 ~ ( ~ 1 ~ Evaluation For
A~ency Use Only
B. ENVIRONII~ENTt~L ELF.MENTS (Continued):
9. HOUSING
a. Appro 'xunately ho~v many units would be ~provided, if any? Indicate ~vhether liigh,
middle, or low-income housing.
0
N/~
b. Appro~imately how many units, if any, ~vould be ~eliminated? Indicate whether hig~h,
middle,~ or low-income housin~.
1 unit
c. Proposed' measures to reduce o~ control housing impacts, if any:
None
10. AESTHETICS ~
a. What is the tallest height of any proposed structure(s), not incl~uding antennas;
~hat is the principal e:~terior building material(s) proposed?
35 ft.
b. What views in tbe _immediate vicinity would be altered or obstructed?
Views across the pro~ertv f rom east to west
~
c. Proposed measurzs to reduce or control aesthetic impacts, if any:
Development ~er site plan of record
Sookane Environmen~tal Ordi~ance Checklist P~.oe ]~7 nf
a ~j ~
i • . ~ . . •
♦ . ' / ~ . ~ ' ~ 1 1 ~ .
~ „ • . r E'valuation or
Agency Use Only
ENVIRONMENTAL ELEMEN7S (Continued):
11. LIGH"i' AND GLARE
a. What type of ~light or glare will the proposal produce? What time of day would it
mainly occur?'
Interior liah~tina and exterior li~htinQ of ~arkin~ lot areas
~b. Could light or glare from.the fiaished project be a safety hazard or interfere with . ~ vie~vS~
no
c. What e~sti.ng off site sources of light or glare may affect your proposal?
Other co~nmercial proiects exist in.the area but do not affect the site
d. Prop~osed measures to r~duce or control light and glare impacts, ~if an~ :
Indirect li~htin~
12. RECREATI0~1
a. What desi~nated and informal recreational opportunities are in the immediate vicinity?
~1/A ,
b. ~ould the prop~ose,d project displace any e~istin~ recreational uses? If so, describe.
No
C~.~~.~wn Irw.....w~.w /-\..~.~~.~ww ! ~a~n~~.~.rr ~aQ~ ~ Q /1r
JYUhitilC 1-11v1i Vil111CL11Ul Vf(1111i1d11'G \.,11CLl~li~l - -S~- •w vi 4
~
. .
~ • ~ 1 ~ 4 4, Evaluafion For
Agency Use Onl.y
B. ENVIRONMENTAL EZ,F111iENTS (Continued):
c. Praposed measures to reduce or control impacts on recreation, including recreation ~
opportunities to be provided by the project or applica.nt, if any:
None
13. HISTORIC A~ID CULTURAL PRESERVATIDN
a. Are there any places or objerts li'sted 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. Generall~ describe any landmarks or evidence of historic, archaeolo~ical, scientific
or cultural imporcance known to be on or ne~t to the site.
None known
c. Proposed measures to reduce or control impacts, if any:
None
1 TRANSPORT~~TION
a. Identif~ public streets and highwa,ys serving the site and describe proposed access
to the e~cisting street system. Show on site plans, if any.
S~ee tri~ distribution letter on file with this a~plication
b. Is site currently ser~-ed by public transit? If noc, what is the appro.~n~te distance
. to t e nearest transit sto,p?
Xes
Sn~~:a.ne Envirnn~mPnP-:~1 C~r~;~~n~P ('l~p~~,~l~~r naa~ t o„~
r •+~....~►.w~a v w~.raa~aa.aa~.~ v~~~.~.~r.~v• +'"&b 4/ Ldl j
• _ ~ - • • •
.
~ . ~ . ~ ~ 1 , ~ • , . .
Evaluation For
A4ency Use Only
B. EN~IRONIVIENTAL ELENIENTS (Continued):
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The site has 4 spaces for residential use and will have 109 after~com~letion
d. Will the proposal require any new roads o~r streets, or impr-oveme~nts to existing roads
or ,streets, not including driveways? If so, generally describe ~indicate whether public .
or pr-ivate~. _ '
No_, additional dedications for Ever~reen have been provided.
e. Will the project use (or occur in the immediate vicinity o~ water, rail, or air
transportation? If so, generally describe.
No
f. Ho~w m~ny vehicular trips per day would be generated by the completed project?
If known, indic~te ~vhen peak ti~olumes would occur.
See trip _distribution report attached
g. Proposed measures to reduce or control transportation impacts, if any:
Same as above
15. PUBLIC SERVICES,
-a. ~i'ould t-he projec-t result in an increased need for public sen•ices (for e:~ample:
fire~prote~~tion, pol'ice rotection, health care~, ~schools, other)? If so~, ~enerall describe.
P Y
.
No increase of service- is antic~pated _ ~ _
Spokane Environimzntal Ordinance Checklist Pacre 20 of 21
1 _ .
i'
y ; ~ ~ ~ p . ~
Fva'luation Far Agency Use Oniy
B. Ei~VIRONMENT~I, ELEMENTS (Continued):
b. Proposed measures to reduce or control direct impacts on public sen-ices, if -any.
None
16. UTILITIES
a. Circle utili~ties currently available at the site: electricity, natural ~as, water, reft~se -
service, tele~hone, sanitarv sewer, se tic s stem, ather.
P Y
b. Describe the ut' 'ties that are proposed for the project, the ut' 'ty providing the
se-rvice, and th~ gen~eral construction activities on the site or_in the imrnediate vicinity
which might be needed.
No special construction issues are antici~ated. _
C. SIGNAT'URE
I, th~e undersi~n~ed,. sa ear under the pena~ty~ of perjury that the above ~responses are ~ade truthfull and to the. best of Y
my l~nowled~e. I also understand that, should there be any w~llful misrepresentation or willfullack of full dis~cl~osure
on my part, the a~enc~ may withdraw any deterrrunation of non-sibnificaace that it might issue in reliance u on this
che r~ +i~~N~• ~
, Date: Gv
~ ~ ~
- _ _ , Pro ~ onent: Ve~,,~g~( ~sl~ ~L~ Prof onent: V , - P ~ _ : ~ P _
(Pl~ase type or print} (~i~natur ~ ~ ~
_ _
Address: W 7D ~D D City, State; zip: . a pZB ~f _ _ ~
Pbone: _ _ ~ ~
. ~ ~ /
Person completin~ the form; _ _ ~ r ~ Date: ~ U OG ~~.i , j 3 ~s - /
% /
Phone: ~S~ ~ ` v ~
Spokane Environmzntal Ordinance Checkl~isc Paae 21 oF? l,
~ , p~ • ~ . ' ~
' ~ ~ ~ .
- v sioN o~' ~U ~.D N~ AND _~i~N N~ S~ot~N+~Cou~~T
r,~
. . • ~i.. ~ ~ I r ° ! ~ ~ - 7~I(~~(~r,n ['~f~~,(aIrn`'~~I~ OECI~I ;~,;1( ~ ~
i..OIVI 1~~\LVI:f`' ~II,~~/~~~~I`I (~~~I,.IVl,IIOIV 'r'~t ~ ~:'l'3 ~ ~j 1 i- ~~1
i L'~' u•~_~y ` ~ ~r.~~ ~4Y ~ ~ ~ i ~ L I~ ~ + 4 • 1 ~ ~~Z~ ti ~v V~~~ 1
~11RT GUI~~fiC11T NLF~~~~'IN~'d l~~I~~l~:ICSi`~!
l~. Gr-_Nr_-r~n.~.lr~r-oRMnriah~
Lec~~lOwner Evergreen Riverside LLC c/o. Dwight Hume ,
M~il(nc~ 1lcidre''ss 107 W. 7th Ave. Suite 200 ~
Cily Spokane , Slale WA Zip Cotlo 99204 .
f~l~on~ 458-6840 (Worlc) N~~A ~I•lom~~ 1=~x ~,58-6844
~ IicanU~~enl Th_e Summit Grou_p (ApPlican~) c jo Don: Wo Beaty ,
,
Mailinc~ l~ddress 600 Stewart Street Suite 1104 ~ ,
City Seat~tle~~ Sl~le WA Zin Code 9$ lOl ,
f~I~one 1-800-676-2320 (Worlc) (I•lome) F~x 1-20b-443~-2324
ext. 225 . Ir APPI,IC,0.hIY IS'NOT OWNCit, INCIUDC WRI'1't'EN ~WNCTt AU?h~oRiz~YioN For~ l~~~~~cnwY Yo
Sr:RVr.- ns I~C~~zCS~NYnrivc
i'rojecUproposal site area (~cres or sq, f~.~ 87991 SF 2 A'c+ _
~cij~~c~enl ~re~ ownecl or con~lrollocl ~acres o~ sn. ft,) none -
~lssesso~'s p~rcel numbe'rs of nrojec~l~ro~osal 45143.9245
~ssesso~~'s ~arcel nu~mbers of adjacen~t area ownecl ot conlrolled N/A
5lre~l ad:lres,s of nro~os~al 114 N. Lver~reen Rd a -
f~xls(in~ zone cl~ssific~lion~S~ ~ncl cl~le esl~l~ll~l~~cl n-3 and UR 3.5 ,
Cxisl(n~ use of ~roperCy Residential ~
f~ropo.sed zonlnc~ B-3 ~
~
Com~~re,l~enslve pl~n c~lec~ory Commercial School ciisirict CU ~~356 ' ,
W~ler ~tirveyor Vera Water Power ~Ire cllslrici TD 1 .
Pro~~osed use of properly;
Sin~l~ ~~mlly clwe111nc~s ( ) D~~nlexos ( ~ Mtil~lif~mlly dwellings ( )
M~n,ufactured homes at~slneyas (X~ Incl~~strl~{ Mlxocl tise t) Olher ( ~ • l~escrlho of~f ice ~ _
List ~revious nlannin~ clivision ~clions involvinc~ ll~ls ~~ro~erly
, fl_ ~t`111 lrn~lr: ~:r.ri ne~~r.~rhr~nt,~ Pt,tr.n~n~nrin~,i
+ r.. r~r v~~~.. 1\ 1~ V{r I 1\l t1 1 1 1 V/l 1 1 V 1 Y a IV 1 %r.y i i~~.ii+~ ~~w • ..+.r~...w.. ,
l.ocallon vf proposa! 500 f t. N. of Sprague on Evergreen
,
Seclion 14 _ 1'o,u+mshin 25 Ra'nge 44
hlame of pUbfic roacl(s) nrovicling acce5s Ever , (principal countv arter-ial)
.
Wi(llli of pi-operly fronling oi) public ro-clcl, 229 f. t, on Evergreen Rd ,
ZoNr-_ ~cc~nssir-~cnYton~ . .~~~~~ic~Y~oN ~ncr:? ~f r~
(~oes l~l~e ~ro~as~l I~ave ~ccess ►o ~n ~rleri~t or ~i~nned ~rleri~l? Yes (x) No .
IJ~me(s~ of arlerial ro~d's Ever~reen Rd. (Principal County Arterial) ,
I.ec~~i cleseri~ilion of ~ro~erly (or eacl~ zone reci~ssificalion proposecl ,
see attach~ed ,
~xislinc~ zone~s) UR 3.5 lo proposed zone(s~ B-~ ~
~ for lhe foNowinc~ descrlbed pro~erly.
~llacl~ lec~al ciescripllon stamped by 1~nd s~~~veyor or ~rovlcle l~elow, ;
see attached ,
If yo~i clo not hold lille lo ~he pcoperty, ~vhat is your In~erest in It? Agent for Seller and
Purchaser.
Wha~ are ~he chanc~ecl condillons o~ ihe area whlch you teel malce lhls, nroposal warranlecl?
Evergreen Rd, will be~come a ma~or rraffic route from Spra~ue Avenue
northbound to new inte~rchan~e at I-90. The Comprellensive P1an supports
the pro~osed u~se. _ ,
What imn~ckwll! lhe ~roposecl zone re~{~ssif(c~llon i~~ve on 11~e ~tlj~cen~l hrope,rll~s? ~ ,
. Niinimal, site plan campl~ies with nerformance standards of the Spokane
County ZoninQ Code,
Whal factors support the zone recl~ssi(icallon? The a,rea is in transition to retail
and office similar to the proposal and it is consistan~~~with the
Commercial Policies o~ tl~e Comprellen5ive Plan Text.
W1~~1 measures do yo~i ~ronose lo mlll~~~l~ your nropos~l's Imn~cl on surro~inding lanc! ~ise?
Tr,ansitional use of office and limiting retail use to frontage of
w r
Evergreen Rd, thereby limiting.,depth of retail land use off of Evergreen.
The property is also being developed in compliance of the Zone Code.
(See site plan of record):.
. .
a d
~ al -
~ ~ ZoNC ~cc~nss~r-ic~~rioti ,,rJ~-~~cnY~o~ - ~ 4~ ~
~ ~ ' ~
~nr~Y
Tl~is seclion of I1~e a~plicalion will provicle Il~e Division of 8~~ilclin~ ~nd ('I~nning slaff will~ wrillen
vcrilicalion lltal ll~e ~~lic~nl I~,~s 17ac1 nreliminary consull~lion will~ ll~e ~~encies iclenli~ecf,
, , , . . f~e~u'Its o~f fl~~e ~relimin~ry consullalion sl~all be lncorporalecl in 11~e j~ro~os~al ~before fin~l s~ibmilt~l ,
la lhe Division.
~iRr• M~~si~n~.~/~iR~ DisTRicr ' ~~r~~w~~~~r rr . `
7'I~~l~ propos~al Is wi~hin Fire Prolec~ior~Di~l dc~ Na ~
t~, ~dequate arrangement~s (have~ ~~avP been made to meet our needs ln providing~ for an
aclec~uale waler syslem ancl facilllies rr flre, pro~ecllon nurnoses.
C. f~ecommend,ed tlre ~low ~n ~n ~ ; or unable ~o celculate nQw becatise ~~s,e ls not
~iefinillve; anc! will he delermined al UmA of bttllding nermlt annllca on. ~ • 1 ~ ' wt~~ ./J/~~ K /~~"r►'~/ ~ ~1r v _ Y /i _
n, (~ec~~ulremenls Include f ~ , _ ~ - o~
~ l ~ I - ♦ , + r'1. ` ~ ~ II~'fZ. J~~ . Q l~. f' 1/ ~i J~ ~
ire D'islricl~ . i nature~Tille Dale . r
{
w ~1Y~f~.~'~.+~f~
A, S,allsf~clory arranc~emenls for clomesllc water ~ncl ~flre (low ren~ilremen~l h~ve been macle,
Q. Ren.uiremenlslcammenls _
P
~~~11,~~~ ~t~c~~ e~'D~A~e~ • a ~ _
1Naler D~slrict ~ Signalurell'iUe Dale
Cc~~~NYY (=~~~~arr:r~ ~
A~relimin~ary dlsc~rsslon I~as !alten place and general requlremenls for roads and dralnage have heen dlscussed wilh lhe a~plicant. ~
~1, ~ommenls ~l /V
Slc~nalur~ITill~ Date
COUN1'Y U1'II.IYICS _ ~
~~rolin~lnary clls,ct~sslon h~s l~lcen ~I~ce~~,~cl ~enoral renulremenls for sul~mlllal o~ lhl5 ~ro~os~l
(i~aue) ~li~ve not) been s~lis(ied, 7'I~e cleslc~nalecl waler nurveyor ~for lhls slle is
A. Commenls
Slc~nalurelTillo Dalo
f~CCIn~JAI. ~'IFAl.1'I~ ~SYRICT
J1 preliminary dlscusslon has lalcen place and c~~enera) renulremenls for submlllal of tl~ls proposal
(have) ~have nol een salisf~ed. ~
a 1- ~ l ~ ! I~. Commen~s ~ ti _ . ~ f , ~
l " ' Sic~na I~irE~11'ille Del
S_r:wr,p Pu(3,vFYOLj .
I1 preilminary tllsctisslon Iias l-cilcen pIace -cincl generai requlremenis for Ihe provision of nLililic
sower ciro unclerslooci hy l'he anpiicant. '
A. Coinmenls - ,
5ignDlurelTlile Date
,
~ Zo~c ~cc~nss~r-~cnTioN,1~~~ic~nT1~N ~n~r:~ of ~i
~
f nRY eo z~ s~::i~x3 ~ ,
i Q1~1~~ 1 ~ ~ S~~rtvcY~n V~:RIFICnYioN ~ o. ~
~,~~si~~, , . i o ~ ~ o ~ ~
' ' I~and surve ~r have com leted lhe informa~ion request ~so~ ,wo, , i, ll~e ~inclers~c~netl, a licensecl _y , p ~a y„ :
• ~ • ~ ~ ~ . zoninr~ man ~i wr~llen lec~~l ciescr~n~ion e , , o •
o ~ _ . r~ ' ; ►
Da le ~ ~ ~ ~ • , Si~~ner~ . . . . j~ d V ~
~ r , ° ~ 70 7 l,c~. ~~~c•~ ,2 ~v t~hone b , _ , . ~ ~ ~iClciresS _
. , ~ ~v~ zi 9~~ ~ ~ ~ ~i~Y ~~.~....,e.~ Skate ~ ' ~
- ~
T
P nRY IV
SiGNl1TURC ~F ~PR~PCRTY O~WNr_:r~s _ort Lr:rX~~R c~r• ~«Y~ioRlz~Yi~N _ - ,
Ihe tindersic~necl, swear or atfirm uncier ~~nally o( per ~iry Il~at lhe ~bove responses a~e made
~trutl~(u11y and to the best of my knowledg~,
{~u~lher s~~vear or afnrm t1}at I am the owne~ o! record a~ ll~e area ~roposed ~or Il~e previously
identlfled land ~ise acllon, or, lt not the owner, aklached herewilh Is wrlkten permisslon trom Il~e owner auti~~orizing aclio n l~lslher bEhalf~, t~ • . ~
~ i .~i.~~i.~di~... .~i ~ .
SI(~t1~C~ ~ ~ ~ ~a~8 `J : , ,
~lcfclres~s ,.fG~~ ~ ~ ~ : e,,~! Nhone ~'~~'~''L(~ ~ ~ ~ ~
Cil ~ Z-~ Slete t~d4 ~ Zln
v ~ - -
~
~ , . ~ _ .
Sf~~nafu , ~ ~pnlicanf or represenla~iu~e Dale ~ ~
Slale of Washin~fon ~
y 5s;
Counly of Spolcane ~ •
~dd~
. ~ ~ I,I~ l'~ ~I~ o( I~ , ~ Si ne~l ~n ~ 1 ~~((irmetl i~efore me on I Y ~ ~ ~~~~a ~~,t _
o~~~ ~ 1~~~ ~u~e.r re~ ~l~rs~d'e,, c,c.c ~ ~►~!,....,A 1l1^ S~ ~1r1 ~ - l~y o .0~ 1.~..~ _
~to~ ,Oj~~o d .
~ ~ o m •~cA ~ Not~y OTAf, ~ : - , , ~ ~ ,
° : r in ton resld~n ~ e.~,~ NOt~ll~ P~1I~I~C~ (n ~i~cl for ll~e Slate of Was1~ c~ ~J
~°N; pUd~,G Nc. . p~ at ~ ~ . r ~ .
~ ~J~? U , ~~~F~ • ~ . My ~ppolnlmant explres l5 3
,I,~ f ~ VVA~~~ .
!!~~.~l,~o,,,~ .
P ~.R~ V
Yo r~c Coh~~LET[D oY, YH1C DIVISION or l3UIl.o1N~ nNo i~~nNNING
Date s~~l~milled S=1 v ~ile number ! 2~a~
- t b ~ v-~ E~ ~o,~ Dale acce{~led ~ y
1'o~t~1 lees ~ IZecelnt numbe~ .
f ,
,
I~~~1111tfIHll' ~~'~'1 ~Jt'Ir)
~ ~ ~ ~
1~_ s8
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