ZE-102-85
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~,a ~ COUNTY ENGlNEER •~,t~ R ~ ~ ~ E 1 ~e~~, ~ " ~~'i L f~, T,~,~; ,,~~~~,.-~~~~~e~.'.~ RONALD C. H4Rf~~NN P.E.
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w~'~~1..~'~:~Q:~ s;.~~~.~ ~ ~~~~'~~'~'~~'a~a~a~:~~~ COUNTY ENGINEER :
~ '~i-`=`~i~~~~ ~ ~ . ~ - - ~ SPOKANE, WASH I NGTON 99260-0170
Sr'~t(ANE C~UhFY CdURT ~40CISE
February 25, 1988
Departnent of Housing and Urban Develop~ent
Seattle Area Office
Seattle, Wa. :
,
Re: Opportunity Manor, Spokane County Wa.
Gentlemen:
We have examined preliminary drawings for the above referenced proposed project drawn by J. Edwin Klapp, Architect.
The dracdings do not depict the dedication of Road Right of jlay or the installation
of sidewalk along Main Avenue as require by Spokane County Zone Cha ge ZE-102~85.
A building permit for the pro~ect wi11 not be released by Spokane County until the
Right of Way is dedicated and the sidewalk constructed.
The construction of the sidewalk is the only off site improvement required by this
Department. The applicant will be required to obtain an approach (driveway) permit
f or any new driveWays prior to the release of the building per~it.
Sincerely
Ronald C. Ho rmann, P. E.
Spokane County Enbineer
Robert J. McCann Land Development Coordinator
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~'se b~ck or ad~itional sheets for d~tail of ineeting if necessary.
5?9/6
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Zoning Hearing Examiner Committee Actions of March 6, 1986 #2 (continued)
3~ ZE~-84-85, A~ricultural and Local Business to Commercial: Gull Industries
Location: Generally located south of Mission Avenue, east of Marguerite
Road, west of Argonne Road, and approximately 120 feet north of
Sinto Avenue in Section 18~25-44.
Proposal~ Retail Center
Action: Approval. (Vote: 2 - 0~ ~
Mr. Neraas abstained from voting on this item as he was not
present to hear all of the testimony.
4~ ZE- 2-86, A~ricultural Suburban, Local Business and Commercial to Nei~hborhood
Business ~6-l~ and Industrial Park ~I-l~: McC Properties
VE- 3-86, Uariance to Allow a lO~Foot Rear Yard Setback and a 40-Foot Side
Yard Setback
Location: Generally located south of Desmet Avenue, approximately 200 feet
east of Pines Road in Section 15-25-44.
Proposal: Retail, Office, and Garment Manufacturing Uses
Action: Approval. (Vote: 3 - 0~
(The Hearing Examiner Committee is now authorized to hear and make
a decision on Variance applications when combined with a zone
reclassification by a recent amendment to the Spokane County Zoning
Ordinance and the Hearing Examiner Committee Ordinance.)
5~ ZE~102-85 A ricultural Suburban and Residential Office to Urban Residential
UR-22~ with Planned Unit Deve~opment Overlay Zone, PUDE-1-8b, and Density and Sewer Bonuses: Opportunity Presb,yterian Church
UE- 11-86, Variance to Al1ow a Formula of One-Half Parkin~ Space per Retirement ~
Apartment
Location: Generally located at the northeast corner of Pines Road and Main
Avenue in Section 15-25l44.
Proposal: 60-Unit Retirement Apartment Complex
Action: Approval. (Vote: 3 - 0)
(The Hearing Examiner Committee is now authorized to hear and make
a decision on Variance applications when combined with a zone
reclassification by a recent amendment to the Spokane County Zoning
Ordinance and the Hearing Examiner Committee Ordinance.~
If further information is desired, contact the Planning Department's office.
SPH:cmw
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SPO►(AHE WASHINGTQN 99260 T. x _ . . - - - . . . ,
SPt~hArrE C;,UNTY ~.~'„'qT HCUSE
VED RECE~
March 10, 1986
9~~ ~9~ MAR
. . ~I~ T0: Board of Spokane County Commissloners ~
FROM: Steve P. Horobiowski, Zoning Administrator
SUBJECT: Zoning Hearing Examiner Committee actions of March 6, 1986.
Gentlemen:
On March 6, 1986, the Zoning Hearing Examiner Committee met at 9:00 A.M., to con-
sider five new zone reclassification applications, one planned unit development
overlay zone, and two variance requests. Members present: Jane E. Myers, Chair-
person; Gary N. Anderberg and Donald E. Neraas. Mr. Neraas was not present to hear all of the testomony on zone reclassification No. ZE-84-85; therefore,
abstained from voting on this agenda item.
Following are the applications in sequence and the action taken by the Committee.
If not appealed, these decisions will become final on March 11, 1986. All Find-
ings and o rder for this hearing were signed on March fi, 1986.
1) ZW-86-85, A~ricultural and Local Business to Restricted Industria1: Russell
Location: Generally located at the southwest corner of State Nighway #2
and Hazelwood Road in Section 30-25-42.
Proposal: Retail, Office, and Light Manufacturing Uses
Action: Denial. (Vote: 3 - 0) .
The Hearing Examiner Comrnittee recognized that the area adjacent
to the proposed rezoning request eventually will be converted to
industrial uses. However, the sponsor's site plan submitted did
not show any specific uses for the Committee's consideration.
Many of the retail uses allowed in the Restricted Industrial Zone
would be detrimental to the Industrial potential of the area.
2) ZE-89-85, Freewa,y Commercial to Commercial: Hume
Location: Gene rally located at the no rthwest corner of Pines Road and
Mission Avenue in Section 9-25-44.
Proposal: Retail Center
Action: Approval. (Vote: 3 - 0~
(continued}
,
c
ZONE RECLASSIFICATION N0. ZE-102-85
PLANNEO UNIT OVERLAY ZONE PUDE-1-86
VARIANCE N0. VE- 11-86
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
This matter having come before the Zoning Hearing Examiner Committee on
March 6, 1986, and the members of the Committee present being
Jane E. N~yers, Chairperson, Gary Anderberg and Donald E. Neraas.
B . P ROP OSAL
The sponsor, Opportunity Presbyterian Church, is requesting approval of a
zone reclassification, File No. ZE-102-85, Agricultural Suburban and
Residential Office to Urban Residential ~UR-22~ with Planned Unit
Development Overlay Zone, PUDE-1-86, and Density and Sewer Bonuses for the
purpose of developing a b0-Unit Retirement Apartment Complex. Also, a
request for a Yari ance, VE-11-86, to al l ow a formul a of one-hal f parki ng
space per retirement apartment, whereas the Spokane County Zoning Code,
Section 8.02.060-~3) requires a formula of one parking space per retirement apartment.
C. FINDINGS OF FACT
1. That the existing land use in the area is church, residential (single
family, duplex and apartments~, bank, offices and vacant which is being farmed.
2. That the Comprehensive Plan designates this area as appropriate for
Major Co~nerci al and Urban devel opment.
3. That the existing zoning of the property desc ribed in the application
is Agricultural Suburban and Residential Office.
4. That the provisions of RCW 43.21C ~The State Environmental Policy
Act) have been_complied with, and a Determination of Non-Significance
has been issued.
5. That the proper legal requirements for advertisement of the Agenda
I tem have been ~ul f i 1 i ed.
6. That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification.
~ ~ .
ZONE RECLASSIFICATION N0. ZE-102-85 PLANNED UNIT DEVELOPMENT PUDE-1-86
VARIANCE N0. VE- 11-86
C. FINDINGS OF FACT ~continued~
1. That the applicant has demonstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone and variance request are justified.
8. That the proposed use is compatible with exist~ng uses in the
area.
; 9. That the owner of adjacent land expressed disapproval of the proposed
~ use based upon possible loss of sunlight for his cornfield.
10. The Nearing Examiner Conmittee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare.
11. The following are additional findings of fact considered by the Nearing Examiner Committee:
~ a~ Again we are dealing with an encroachment situation, but
~ sometimes encroachment is progress.
b) Urge the church and their representative consider the sunlight impacts to a~djacent properties, and that you consider the
, possible views of the tenants residing in the lower units.
2
~
~ ti ~ ~
ZONE RECIASSIFICATION N0. ZE-102-85
PLANNEQ UNIT DEVELOPMENT PUDE-1-86
YARIANCE N0. YE- i1-86
0. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(All Conditions imposed by the Zoning Nearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, hei rs, assi gns, and successors. )
a) COUNTY PLANNING DEPARTMENT
1. That should the use change from a retirement person's housing
facility to a standard apartment use, that all the normal
parking requirements shall be met.
2, a specific landscape plan, planting schedule and provisions f or maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
3. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner Cammittee. Variations when approved by the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. Al1 variations must
conform to regulations set forth in the Spokane County Zoning
Ordinance. The original intent of the development plans shall
be maintained. ,
4. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
5. All current standards of the UR-22 Zone, as amended, shall be
complied with in the development of this site. "The UR-22 zone contains development standards addressing: Parking, lot
standards, signage, landscaping, storage, refuse storage, and
utilities standards."
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff.
1, Applicant shall comply with '208' recomrnendations concerning
stormwater runoff and provide necessary landscaping for runoff.
3
, , ~
ZONE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEYELOPMENT PUDE-1-86
VARIANCE N0. VE- 11-86
a) PLANNING DEPARTMENT (Continued)
8. Any division of land for the purpose of sale, lease or transfer,
shail comply with RCW 58-11 and the Spokane County Platting
Ordinances prior to issuance of building permits.
9. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the 6oard of Spokane County
Commissioners Resolution #11-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is
waived in accordance with Spokane County Commissioners' Resolution #82-0458 dated May 4, 1982.
b~ COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Buildin~ Permit:
1. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer.
2. Access permits and improvements to Pines Road must be approved
by the Washington Department of Transportation.
3. Applicant shall improve Main Street in a manner consistent with
Spokane County TYPICAL roadway section No.l minimum paving width ~ Access Standard.
4. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
5. The applicant shal~ submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project prior to the issuance of any
bui 1 di ng permi t on the property.
6. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the issuance of a buiiding perrnit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfacing as approved by the County Engineer, will be
requi red for any porti on of the proj ect whi ch i s to be occupi ed
or traveled by vehicles.
1. The word "applicant" shall include the owner or owners of the
property, hrs heirs, assigns, and successors.
1 1• ~ 1
ZONE RECLASSIFICATION N0. ZE-102•85
PLANNED UNIT DEVELOPMENT PUDE-1-86
VARIANCE N0. VE- 11-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
8. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer,
9. 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
Managernent in effect at the date of construction, unless
otherwise approved by the County Engineer.
10. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners'
' Resolution No. 80-1592 as amended.
11. Applicant shall dedicate to Spokane County sufficient right of
way so as to permit construction of the roadway improvements
which have been specified for Main Avenue (typical Roadway
Section #1 Access Standard~.
c) COUNTY UTILITIES DEPARTMENT
1. The owner(s) or Successorfs~ in interest agree to authorize the
County to place their name~s) on a petition for the formation of
a ULID by petition method pursuant to RCW 3b.94 which the
petition includes the Owner(s~ property and further not to
object by the si gni ng of a protest p~ti ti on agai nst the ~ formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Qwner(s~ property. PROVIDED, this
condition shall not prohibit the Ownerfs) or Successor~s) from
objection to any assessment~sy on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter 36. 94.
2. Any water service for this project shall be provided in
accordance wi th the Coordi nated Water System P1 an for Spokane
County, as amended.PURVEYOR
3. Sewer connec tion is to be made to the North Pine s ULID.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
2. A public sewer system will be made available for the project.
Use of individual on-site sewage dystems shall not be authorized.
. ~ i
ZONE RECLASSIFICATION N0, ZE-102-85
PLANNED UNIT DEVELOPMENT PUDE-1-86
VARIANCE N0, YE- 11-86
d~ COUNTY HEALTH DISTRICT ~continued)
3. Water service shall be coordinated through the Director of
Utilities, Spokane County.
4. Water service shall be by~an existing public water supply when
approved by the Regional Engineer (Spokanel, State Department of Social & Health Services.
5. Use of private wells and water systems is prohibited.
e~ COUNTY BUILDING & SAFETY DEPARTMENT
1. Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
2. Reclassification of an existing building shall require an
application for change of occupancy permit and subsequent i nspecti on for approval .
3. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
4. Bui 1 di ng permi ts wi 1 i be requi red for each structure.
5. Fire hydrants which meet ~he fire flow are required to be installed prior to any construction. These hydrants shall be
placed so that no portion of the building exterior is more than
175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade. A
. water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant~ and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to construction of the water service. All required fire protection
facilities shall be installed and made serviceable prior to and
during the time of construction.
f } WATER PURYEYOR
1. Water Purveyor is Modern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses. Satisfactory arrangements have been made to
serve this proposal.
6
► N• !1
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ZONE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEVELOPMENT PUDE-1-86
YARIANCE N0, VE- 11-86
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
All air pollution regulations must be met. This includes but is not
limited to the following:
1. Air pollution regulations require tha~ dust emissions during demolition, excavation and construction projects be controlled.
This may require use of water sprays, tarps, sprinklers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
al l other constructi on rel ated acti vi ti es.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. All travelled surfaces fingress, egress, parking areas, access
roads) must be paved and kept clean.
4. It has been determined that fireplaces and wood stoves are a
significant source of suspended particulates. The small
particles lOmicrons~ are respirable and can have an adverse
effec t upon the health of the public. We strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible. All wood should be seasoned and stored
in a dry place. During periods of poor ventilation or elevated air pollution levels, we request that use of wood stoves and ~
fireplaces be discontinued.
5. Some objectionable odors will likely result during the
construction phase of the project and from motor vehicles using
the site following completion of the project and from occupants
of the proposed project.
6. Demolition and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M. Intent to Demolish
and Renovate forms are available at the SCAPA office.
h) STATE DEPARTMENT OF TRaNSPORTATION
No comments rece~ved.
i~ '208' STUDY
1. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
~v
t ~ a~
1
ZONE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEVELOPMENT PUDE-1-86
VARIANCE N0. VE- 11-86
E . ORDER
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application of Opportunity Presbyterian Church for a zone
reclassification as described in the application should be APPROVED to the URBAN RESIDENTIAL ~UR-22) ZONE WITH PLANNED UNIT DEVELOPMENT ONERLAY ZONE
AND DENSITY AND SEWER BONUSES. Also, the request for a VARIANCE is
APPROVED TO ALLOW A FORMULA OF ONE-NALF PARKING SPACE PER RETIREMENT
APARTMENT.
Motion by: Anderberg Seconded by: Neraas
Vote: Anderberg - Aye ~ Neraas - Aye
Myers - ~ye
Unanimous to APPROYE to the URBAN RESIDENTIAL (UR-22)
ZONE WITN PLANNED UNIT DEYELOPMENT OVERLAY ZONE AND
DENSITY AND SEWER 80NUSES 3- 0)
NEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOYE
FINDINGS, ORDER, AND VOTE
,
Q ~
~ . a~ rperson
ATTEST:
For WALLIS D. HUBBARD
Planning Director
, •
, ~v
y S E~ HORO IOWSK
Zoning Administrator
Date: ~ ~'t~6
~
a
~
~
~ AGENDA, MARCH 6, 1986 - 2- TELEPNONE NO.: 456-2205 ~
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Bujlding, Second Floor
North 121 Jefferson Street, Spokane, WA 99260
~Continued from Page #1)
ZONE RECLASSIFICATIONS G~
4. ZE- 2-86 AGRICULTURAL SUBURBAN, LOCAL BUSINESS AND COMMERCIAL TO
~
NEIGNBORHOOD BUSINESS ~B-1) aN0 INDUSTRIAL PARK (I-1~
VE- 3-86 VARIANCE TO ALLOW A 10-FOOT REAR YARD SETBACK AND A
40-FOOT SIDE YARD SET6ACK
(Generally located south of Desmet Avenue, approximately 200 feet east of Pines R~ad in Section 15-25-44.)
Comprehensive Plan: Major Commercial and Urban
Proposed Use: Retail, Office, and Garment
Manufacturing
Variance Request: To allow a 10-foot rear yard set-
back and a 40-foot side yard set-
back, whereas the Spokane County
Code, Sections 6.30.325-~2~ and
6. 30. 325- (4 req ui res a 50-foot
rear and side yard setback.
Site Size: Approximately 66,650 Square Feet
Applicant: McC PROPERTIES
North 1014 Pi nes Road Spokane, WA 99Z06
n o t e: This application is for two separate actions; a
zone change and variance. The two items will be heard
concurrently by the Zoning Hearing Examiner Committee.
5. ZE-102-85 AGRICULTURAL SU6URBAN AND RESIDENTIAL OFFICE TO URBAN,
PUDE-1-8b RESIOENTIA
L~UR-22~ WITH PLANNED UNIT DEVELOPMENT OVERLAY
ZONE ANO DENSITY BONUS
VE- 11-86 VARIANCE TO ALLOW A FORMULA OF ONE-HALF PARKING SPACE PER
RETIREMENT APARTMENT
~General ly 1 ocated at the northeast corner of Pi nes Road
and Main Avenue in Section 15-25-44.)
Comprehensive Plan: Major Commercial/Urban
Proposed Use: 60-Unit Retirement Apartment
Complex
(continued)
i v ~
AGENDA, MARCH 6, 1986 - 3 T TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260 _
(Continued from Page #2)
ZONE RECLASSIFICATIONS ~
5. ZE-102-85, PUDE-1-86 and VE•11-86 ~continued)
Variance Request: To allow a formula of one-half .parking space per retirement
apartment, whereas the Spokane
County Zoning Code, Section
8.02.060-(3~ requi res a formul a
of one parking space pe r retire-
ment apartment.
Site Size: Approximately 4.2 Acres
Applicant: OPPORTUNITY PRESBYTERIAN CHURCH
North 202 Pines Road
Spokane, WA 99206
n o t e: This application is a request for three separate
actions; a zone change with PUD Overlay Zone and a variance.
The three items will be heard concurrently by the Zoning
Nearing Examine r Committee.
5:00 P.M. - - - ADJOURNMENT
Except when an Environmental Impact Statement (EIS) has been prepared, as may be
indicated above for a specific case, a Determination of Non-Significance ~DNS) has
been issued FOR EACH PROPOSAL ABOVE; except that most "change of conditions" are
exempt from the provisions of SEPA. A DNS is a decision, based upon information available at the time the DNS was issued, that no EIS has been ordered to be
prepared. Comments regarding a DNS: ~l) are due by the close of business hours
March 5, 1986; ~2~ should reference the specific file number; and (3~ should be
addressed to the Spokane County Planning Department, North 121 Jefferson, Spokane,
WA 99260. Additionally, comments on the DNS and any other environmental documents
may ~e made at the public hearing, the time and place of which is set forth above.
Contact the Planning Department Staff for more information ~509/456-2205). ~
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~ + , ~ ~ ~ . ~ ' ' - ' ` • y~ i~'` BRpAOWAY CENTRE BUILOING N 721 JEFFERSON STREET r~
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~ ~ ~~=1,r ~ ~ _ ' SPOKANE,, w,asHir~cToN 99260 . ~ . ' • i: W:.. tu ~ - - _ y~ : "~,,a~r~~ `f " '
SPOKANE COl1~~Y GOUR7 HOUSE
PLANNIrlG REPORT
Date: MAP,CH 6, 1986
T0: SPOKAfJE COU~~TY ZOFaING NEARING EXAMINER C0~1P1ITTEE
FROh1: Spokane County Planning ~epartment
SUBJECT: Retone #ZE-102-85; AGRICULTURAL SUBURQAN and RESIDE~fTIAL OFFICE to
UReAtJ RESIDE~dTIAL (UR-22) wi th PLANNED UNIT DEVELOP~~1ENT OVERLAY ZONE,
Densi ty and Sewer Bonuses
Variance #VE-~1-86; To allow a formula of one-half parking space per
reti rement apartment; whereas, the Zoni ng Code requi res a one space
per unit ratio.
PUDE-1-86; Planned Unit Development Overlay Zone with Sewer and
Densi ty Bonuses.
I. GENERAL INF4RFIATION
Applicant: OPPORTUfJITY PRESaYTERIAN CNUP,CN l~qent: Dan Stuart Davis '
Owner: Opportuni ty Presbyteri an Church
Proposal:
A request to rezone a n approxi mate 4. 2-Ac re si te f rom Agri cu 1 tu ral
Suburban and Residential Office to Urban Residential fUR-22), with P1 anned Uni t Devel opr~ent Overi ay Zone, Densi ty and Sewer Bonuses, for
the purpose of developing a 60-Unit Retirement Apartment Complex. ~
(n o t e: The Church is to remain.7
a request for a Vari ance from Secti on 8,02, 060-( 3) of the Spokane
County Zoni ng ~rdi nance to al 1 ow a formul a of one-hal f parki ng space
per retirement apartment; whereas, the Zoning Ordinance requires a
formula of one parki ng space per reti r~ment apartment.
(note: The Planning Department has requested that the applicant
provide the necessary facts to not only justi fy the Variance request
but al so to justi fy an amendment to the Zoni ong Code bef~re the
Planning Commission at a future public hearing.)
. ~.J
ZONE RECLASSIFICATIOP~ N0. ZE-1(12-~85
~ PLANNED UPJ IT DEVELOP~~ENT PUDE 1~86
VARIANCE PJO. VE 11-86
I. GENERAL IFJFORP~1ATI OP! ( conti nued ~
Location:
The site is generally located at the northeast corner of Pines Road
and P~~ain Avenue in Section 15-25-44.
~ II. SITE A~lALYSIS
Comprehensive Plan: MAJOR C0~~1P~IERCIAL and UP,BAP! Category
- Insi de General Se~~er Servi ce Area ( GSSA~ Boundary
- Inside Priority Sewer Service Area ~PSSA~ Boundary
- Insi de Urban Impact Area f UTA~ Boundary
The Westerly 150-feet af the site is designated as Major Commercial, with
the remaining 380-feet as the Urban category. This situation complies with the transition area of the Comprehensive Plan and as such mitigattian
along all property lines s~ould be considered by the Hearing Examiner
Committee.
The project anti ci pates a densi ty of 28,1-Uni ts per acre, to be
accomplished by the zone which ailows 22-Units per acre, plus the sewer
bonus of 3. 5 addi ti onal uni ts per acre and the P. U. D. Bonus Densi ty far 9
other ameni ti eS for 1.05 a~idi ti ona1 uni ts per acre. A detai 1 ed 1 i st i s provided below.
T Y P E Uni ts/Acre
Al l owed per Zone - UR-22 Zone 22. 00
Sev~er Bonus - Sewer Connecti on 3, 50
- Transi t Avai 1 abi 1 i ty 0. 50
- Shopping Facilities (~.50
- Arterial Access ~,50
P.U.D.Bonus - Slope Under 109'0 0,30
- Storm Drainage Facilities 0.15 - Parking Near Entry 0,10
- Sr~all Parking Lots ~ 0.15 ~
- C ri me P reventi on t},10
- Ride Share Program 0.10
- Design Team 0.20
T o t a 1 ~ Uni ts/Acre
The Comprehensive Plan Text allows a base density upto 11-units per ~cre.
Decision Guideline 1.1,2 states: "Base net density for single famiiy
dwelling areas and for multifamily dwelling areas may be increased through bonus opti ons, bonus densi ti es, zero 1 at i i nes or simi 1 ar methods, when
meeting the fill-in criteria. Fill-in development is that which is
located between and in close proximity to, at least two existing developed
geographic areas having densities and land uses which conf orm to the
Cor~prehensive Plan designations for that area. This projec t complies with
these Guidelines.
~ i(o
. .
ZONE RECLASSIFICATIflN N0. ZE-102-85
PLANNED UNIT QEVELOPP~~ENT PUDE-1-86
VARIA~~CE N0. VE- 11-86
II. SITE APJALYSIS (continued~
Zonin~: Existing on SITE: RESIDE~JTIAL OFFICE and AG~ICULTURAL SUBURBAN
~established 1968 and 1955, respectively)
and within:
Aquifer Sensitive Area Overlay Zone
To the NORTH: Agricultural Suburban ~established 1955)
Residential Office festablished 1978)
To the SOUTH: Com~ercial festablished 1966) Local Business festablished 1~80~
Multiple Family Suburban festablished 1968~
To the EAST: Agricultural Suburban (established 1955)
To the 1JEST: Agricultural Suburban testablished 1~55~
r~ultiple Family Suburban (established 19E1~
P~ultiple Family Suburban (established 19557
Older zoning along Pines has been to Cor~ercial near Sprague with
t~~ul ti pl e Fami ly Suburban and Resi denti al Of fi ce al ong Pi nes. t~lore
recent zone changes fsince the 1970's) has been to Local Business and
Commercial along Pines.' Given the existing church on-site, this zone
change ta UR-22 to provide for a 60 unit Retirement Complex appears
compatible with past zone changes and the Urban category.
Land Use:
Existing on SITE: Chur~h and two single family residences.
To the NORTH: Office, single family resiciences and vacant.
To the SOUTH: Bank, apartments, single famiiy residences and vacant.
To the EAST; Large lot single family residences and vacant.
To the ~~EST: Offices, duplex and single far~ily residence. . .
This area has not experienced very much recent deveiopment activity.
r~ost of the development occurred in the early 10's. The site is
bordered on the r~est and south by a bank, of f i ces,, si ngl e fami ly
residences and vacant, which demonstrates compliance with the fill-in
c riteria of the Comprehensive Plan. To the north and west the
present use is single family residences and vacant. There are five
~ apartment proj ects wi thi n 75~ ft. which exhi bi t densi ti es of 15 uni ts ~
per acre to the south, 1~ units per acre 750 ft. to the east and 3 projects 65Q ft. to the north ranging from 15.5 units to 20.8 units
per acre. This project anticipates 28.1 units per acre because of
the density bonuses now available. Extensive buffering techniques
should be utilized along all property lines t~ help mitigate the
potential iand use differences.
, .
~ • .
ZONE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEUELOPMENT PUDE-1-86
VARIANCE N0. VE- 11-86
II. SITE AFJALYSIS fcontinued~
Site Characteristics:
Site Size: ~pproximately 4.2 Acres. Existing Buildings: 3; one
church and 2 single family residences. .
Topography: Flat Vegetation: Residential in
appearance. Agri cul tural Summary: t~aj or Cornnerci al and Urban categori es not
intended to protect agricultural land.
Adjoining Streets: Pines Street to the west of the site is a State
right of way improved with five lanes and
sidewalks.
' Main Avenue to the south of the site is a County
right of way improved with two dirt lanes. ~Note:
Recent sewer installation has left the road in
the present condition but the County ~~~ill bring
the road to its prior paved surface}.
The County Engineer is requesting that the applicant dedicate to Spokane County sufficient right of way so as to pprmit construction
of P~ain Avenue to Access Standards (Typical Roadway Section #1).
This would require 20 ft. of paving from center line, curbs and
sidewalks.
Proposed Site Plan:
Use: 60-unit retirement apartments; Proposed Buildings: One
Si te Coverage: Phase I- 239'0; Phase I I- 189'0
Maximum Structure Height: 25 feet
Building Setbacks: PROPOSED REQUIRED
Front Ya rd 240 ft. 55' from center line Flanking Yard 65 ft. 55' from center line
Side Yard ~R) 15 ft. 10 ft.
Si de Yard ( L) 105 ft. 10 ft. .
Rear Yard 25 ft. 15 ft.
Parking: 30 spaces fi0 spaces
Note: Applicant is requesting a parking variance. Detailed
information in support of request to be submitted by applicant at publ i c heari ng
~
. ~
. `
ZONE RECLASSIFICATIO~J rJO. ZE-102-85
PLANNED UNIT DEVELOPMENT PUDE-1-86 VARIANCE PJO. VE- 11-$6
II. SITE ANALYSIS fcontinued)
Proposed Buffering Techniques: Site plan indicates landscaped areas
along r~ain Avenue and along the westerly portion of the parking area
servi ng thi s project. The UR-22 zone requi res 20 ft, of 1 andscapi ng
along the north and east property lines. Type III landscaping is a
mix of Evergreen and deciduous trees, shrubs and ground cover sufficient to cover the area within three years. Shrubs not to
exceed 3 or 4 ft. in height, trees at 1 3/4" in diameter with
branches touching after 10 years growth.
4ther Site Plan Considerations: The site contains a church which
requires 100 parking, two single family residences. The site plan
shows approximately 155 spaces available to the church although not paved. These excess spaces, if paved, can be allocated to the
retirement apartments.
note:
- The site plan submitted for review by the Zoning Hearing
Exa~iner Committee is general in nature. Detailed review to
determine compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and
to occur at the Building Permit stage.
III. SITE DEVELOPMENT RECOP~h1ENDATIONS
Density: As earlier indicated, the existing density of the area ranges
~rom 1~ to 20.8 uni ts per acre; thi s proj ect requested 28.1 uni ts pe~r acre
as made available through the UR-22 zone, Sewer Bonus and the PUD Bonuses.
Design: The building at 25 ft. in height has been placed at the northeast
corner of the site and a 5 ft. fence along the north and east property
lines is indicated. The parking lot connects to the churches thereby
giving possible direct access to Pines Road.
Bufferin.: Compliance with the UR-22 zone landscaping, signage and all ~ ' ' in ermits
other standards shall be demonstrated prior to release of bui~d g p
Develo ment Phasin~ This project is to be developed into two phases: ~
~hase units and 20 parking proposed ~40 parking required~
Phase II - 20 units and 10 par~ing proposed f20 parking required}
CirculationlAccess: Retirement apartment project shows one access to both
Pi nes Road and P~1ai ~n Avenue.
Stormwater Drainage: Compliance with 208 standards required. This can be
combined with requi~red landscaping, if so designed by the sponsor.
Sewa e Disposal: Connection to area wide sewer system for the ~~~orth Pines ~
ULID is required.
~ ~
C `
ZONE RECLASSIFICATION fJO. ZE-102-~5
PLANNED UNIT DEVELOPMENT PUDE-1-86 VARIANCE PlO. VE- 11-$6 ~
III. SITE DEVELOPP~ENT RECOP~MENDATIONS tcontinued}
Water Supply: ~~odern E1 ectri c~~ater Co, i s the purveyor and sati sfactory
arrangements have been made to serve this proposal.
Fire Protection: District #1
Critical Materials/Use Activity: Project~is within the Aquifer Sensitive
~rea ~ver~ ay ~one and i s requi red to comply wi th appl i cabl e standards,
IV. SEPA ENVIRON~IENTAL REVIEW
~ An Environmental Checklist was subr~itted by the sponsor and was
reviewed by the County Planning Department. The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval, the Generalized Comprehensive Plan, and other County
policies and guidelines. The Zoning Administrator has determined
that "No probable significant adverse impacts" would result f rom the
proposal being developed and has issued a Determination of Non-Si~nificance ~"DNS").
The "DNS" was ci rcul ated to 10 other agenci es of j uri sdi cti on and
other agencies/departments affected by the future development for
review and comment. The "DNS" comment period ends March 5, 1986 and
was advertised 15 calendar days before said date in the newspaper, by
letter to adjacent property owners within 400 feet of the proposal, and by notice on a sign posted on the proposal site. The Hearing
Examiner Committee may consider additional environmental related
testimony and the "DNS" at the public hearing. '
V. PLANN I NG SUP~MARY
Concerning the requested Variance, there appears to be adequate area
on-si te to provi de the parki ng requi red by the Zoni ng Code. The Planning Department has requested that the applicant submit the
supportive data to the Hearing Examiner Committee which can be
considered by the Planning Commission at a future public hearing for
a possible amendment to the Zoning Code. If this can be demonstrated .
to the satisfaction to justify the Variance request, then the Code
should be amended to reflect current parking demands for retirement
apartments.
The proposed zone change, although higher in density than nearby
developments, is consistent with the Urban category as well as the
fill-in development and transition area concepts of the Comprehensive
Plan, provided mitigation to adjacent single family resident uses can
be accomplished via fencing and landscaping.
Based on compliance with the above, the Planning Department
recommends approval.
too
' } •
,
ZO~JE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEVELOP(~ENT PUDE-1-86
VARIAf~~CE N0. VE- 11-86
UI. CONDITIONS OF APPROVAL
fall Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.~
a} COUNTY PLANN I NG DEPARTP~~ENT
1. That should the use change from a retirement person's housing
facility to a standard apartment use, that all the normal
parking requirer~ents shall be met.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning Administrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
3. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Comnittee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variations must
conform to regulations set forth in the Spo~ane County Zoning
Ordinance. The original intent of the development plans shall
be maintained.
4. The specific development plan will be submitted for Planning
Department review and approvai prior to issuance of building
permits,
5. All current standards of the UR-22 Zone, as amended, shall be
complied with in the development of this site. "The UR-22 zone
contains development standards addressing: Parking, lot standards, signage, landscaping, storage, refuse storage, and
utilities standards."
6. That the project is subject to Section 4.16A.050, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
7. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary iandscaping for runoff.
~
i
ZONE RECLASSIFICATION N0. ZE-102-85
PLAP~MED UNIT DEVELOPMENT PUDE-1-86 VARIANCE ~JO. VE- 11-86
a) PLANN I P~G DEPARTMIEPJT ~ Conti nued )
8. Any division of land for the purpose of sale, lease or transfer,
shall comply with RC4! 58-11 and the Spokane County Platting
Ordinances prior to issuance of building permits.
9. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RC~d and the Board of Spokane County
Commissioners Resolution #71-1392 be initiated by the project
applicant within thirty (30} day s of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is ~ «aived in accordance with Spokane County Commissioners'
Resolution #82-0458 dated ~~ay 4, 1982.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be obtained f rom the Spokane County Engineer.
2. Access permits and improvements to Pines Road must be approved
by the Washi ngton Department of Transportati on.
3. ~A)Applicant shall improve i~ain Street in a manner consistent
wi th Spokane County TYPICAL roadway secti on PJo. l mi nimum pavi ng
width Access Standard.
• 4. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
5. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed ` combined on-site sewage system plan and surface water disposal
pl an for the enti re proj ect pri or to the i ssuance of any
building permit on the property.
6. A parking plan and traffic circulation lan shall be submitted A
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design, location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices. Paving
or surfaci ng as approved by the County Engi neer, wi 11 be
requi red for any porti on of the proj ect whi ch i s to be occ~~pi ed
or traveled by vehicles.
7. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
40,PL
M ~
~
~ ZO~~lE RECLASSIFICATION N0. ZE-102-85
PLAPJNED UNIT DEVELOPMENT PUDE-1-86
VARIAMCE N0, VE- 11-86
b) COUNTY ENGINEERING DEPARTMENT fContinued)
8. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
9, All required improv~ments 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 Storm«ater
~~anagement in effect at the date of construction, unless
otherwise app roved by the County Engineer.
10. Roadway standards, typical roadway sections and drainage plan
requ~rements are found in Spokane Board of County
Commissioners'Resolution No. 80-1592 as amended.
11. Applicant shall dedicate to Spokane County sufficient right of
way so as to permit construc tion of the road4~ay improvements
which have been specified for ~1ain Avenue (typical Poadway
Sec tion #1 Access Standard).
c} COUNTY UTIL ITIES DEPARTME~~JT
1. The owner~s~ or Successorts} in interest agree to authorize the
County to place their name(s) on a petition for the formation.of °
a ULID by petition method pursuant to RC~J 36.9~ which the
petition includes the Owner(s~ property and further not to
objec t by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Owner~s) or Successor~s) from
objection to any assessr~ent( s) on the property as a result of
improvements cal 1 ed for i n conj uncti on wi th the formati on of a
ULID by either petition or resolution method under RC~~ Chapter
36.94.
2. Any water servi ce for thi s pro j ect shal l be provi ded i n accordance with the Coordinated Water Syst'~m Plan for Spokane
County, as amended.PURUEYOR ~
3. Sewer connection is to be made to the North Pines ULID.
d~ COUNTY HEALTN DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
2. A publ i c se~~er system wi 11 be made avai 1 abl e f or the pro j ect.
Use of individual on-site se~age dystems shall not be authorized.
.
l~~
~ r
r
~~P~E RECLA~S~FICATI~N I~~, ~E-]~~~$5
P~.ANNEa Ur~~IY D~VE~OPr~El~~' ~~1D~-~ ~8~
1~AR~ANCE P~O. V~- i~-~6
~O~JNTY 1~~ALTI~ D~STRICT ~~ont~ r~€~~d}
3. ~da~er s~rvi~e ~ha1~ b~ c~o~dinated ~hro~gh the ~ir~~tor of
~Jti ~ i ti e~, Spokane ~ou~t~,
4. Wat~r ~ervi c~ shal ~ b~ by an exi ~ti ng pu~i i c~~ater ~up~~y when
appr~v~d b,~ th~ Reg~ona~ ~n~~ne~r {~pokane~, ~~at~ ~epartment of
~oc~ al & Hea~ th ~~rvi
5. ll~e ~f pri v~t~ wel ~~~nd wa~~r ~y~~~m~ i~ prah~ ~i ~ed.
e} GDUNTY ~U I ~D ~ N~ & SAFETY D~PA~TP~~~~JT
Ap~r~ved num~er~ or ~rd~re~s~s ~~~1~ b~ p~aced on ail new an~
e~c~ s~i r~g ~u~ ng~ ~ n~~ch a po~i ti an a~ to be p1 ~i n1~r vi s~ bl e
and legible fram the ~treet or roa~ fronting th~ pr~p~rty. S~id
nur~aer~ sha~~ ~antra~t wit~ th~~r back~raund.
Recl a~si fi cati on of ~n ~xi ~ti ng bui 1 d~ n~ shal ~ requ~ re an
~ppl i cati on ~or ch~ng~ of o~cupancy per~mi t~r~d ~uh~equent i n~pect~ on ~~r ~pprova7 . ~
3. Trash enc~ osur~~ sh~rl ~ nat be 1 acatec~ ad~ acen~ to co~bu~~i bl e
~ans~ru~~ion ~r undern~~th win~ows ~r nanprote~ted ~ave~.
' 4. Bui ~ di ng p~rmi t~ w~ 11 be r~qui r~d ~or ~ach ~tru~tur~.
Fi re hy~ran~s wh~ ch ~ne~t the f~ r~ ~'1 ow are r~qui red ~o i~stal ~ ed pr~ or to a~y ~ons~ruc~i on, T~e~e hydrant~ ~ha11 b~
pl a~ed so no porti on af the bui ~~i ng ~xt~ri ~r ~~~ore ~h~n
~ 75 fe~t ~rom the hydran~. The ~attom af the 1 owe~t o~ti e~ of
~he hydrant ~h~all b~ no ies~ than 1~ ~n~he~ a~ave grade. A
w~ter pl ~n ~how~ r~g ~ac~ fi r~ hydrant ~~p~ci f~ri ng th~ gal l an~ per
m~ r~ute f~r ~ach f~ r~ hydrant} and m~et~ ng t~e req~~ rem~r~t~ i n
~hapt~r 10. ~4 0~ th~ Uni f~r~ ~i re Cad~ ~ s requi r~ed p~~~ or to ~~n~tr~ct~ on of ~he w~ter s~rv~ A] ~ requi r~d f~ r~e prat~cti on
faci 1 i t~ e~ shal ~~e i nstal ~ ed ~nd ma~e ~ervi ceab~ e pri or ~o an~
~uri ng the ~im~ of c~nstru~ti on.
f } ~ATER PURI~~Y4R
~ . ~~at~r Purv~~ror i ~ ~~od~rn ~c~r~ ~ Water Cor~pany, and they ~i 71
~u~p~y th~ te wi th a~equ~~e water for d~mesti c, fi re a~d 1~1"~ ~dt14n LJ~~S. ~dt1 Sf~~t~~"y d1^l"~t1g~l~~n~~ h1V~ b~~~1 m~~~ t~
~~rv~ th~ s propo~~l .
~
~
ZONE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEVELOP~~ENT PUDE-1-86
VARIANCE M0. VE- 11-86
g) COUNTY AIR POLLUTIOrJ CONTROL AUTHORITY
All air pollution regulations must be met. This includes but is not
limited to the following:
1. Air pollution regulations require that dust e~issions during demolition, excavation and construction projects be controlled.
~ This may require use of water spray s, tarps, sprinklers, o r
suspension of activity during certain weather conditions. Haul
roads shoul d be treated and emi ssi ons f rom the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3, All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean,
4. It has been deter~ined that fireplaces and wood stoves are a
significant source of suspended particulates. The small
particles lOmicrons~ are respirable and can have an adverse
effect upon the health of the public. ~~ae strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible. All wood should be seasoned and stored
in a dry place. During periods of poor ventilation or elevated
air pollution levels, we request that use of wood stoves and fireplaces be discontinued.
5. .Some objectionable odors will likely result during the
construction phase of the project and f rom motor vehicles using
the site following completion of the project and f rom occupants
of the proposed proj ect.
6. Demolition and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M. Intent to Demolish
and Renovate forms are available at the SCAPA office.
h) STATE DEPARTr~ENT OF TRANSPORTATION
No comments received at time of printing.
k) '208' STUDY
1, Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
1 r.
y
~
AGENDA, MARCH 6, 1986 - 2- TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: 8roadway Centre Building, Second Floor . North 121 Jefferson Street, Spokane, WA 99260
~Continued from Page #1)
ZONE RECLASSIFICaTIONS
4. ZE- 2-86 AGRICULTURAL SUBURBAN, LOCAL BUSINESS AND COMMERCIAL TO
NEIGHBORHOOD BUSINE~S ~B-1~ AND INDUSTRIAL PARK ~I-1~
UE- 3-86 VARIANCE TO ALLOW A 10-FOOT REAR YARD SETBACK AND A
40-FOOT SIDE YARD SETBACK
(Generally located south of Desmet Avenue, approximately 200 feet east of Pines R~ad in Section 15-25-44.)
Comprehensive Plan: Major Commercial and Urban
Proposed Use: Retai 1, Offi ce, and Garment
Manufacturing
Variance Request: To allow a 10-foot rear yard set-
back and a 40-foot side yard set-
back, whereas the Spokane County
Code, Sections b.30.325-~2~ and
6. 30. 325- (4 req ui res a 50-foot rear and side yard setback.
Site Size: Approximately 66,650 Square Feet
Appl i cant: McC PROP ERT I ES
North 1014 Pines Road
Spokane, WA 99206
.
n o t e: This application is for two separate actions; a
zone change and variance. The two items will be heard
concurrently by the Zoning Nearing Examiner Committee.
5. ZE-102-85 AGRICULTURAL SUBURBAN AND RESIDENTIAL OFFICE TO URBAN
PUDE-1-86 RESIDENTIAL UR•Z2 WITH PLANNED UNIT DEVELOPMENT OVERLAY
~ ~
ZONE AND DENSITY BONUS
VE- 11-86 VARIANCE TO ALLOW A FORMULA OF ONE-HALF PARKING SPACE PER
RETIREMENT APARTMENT
tGeneral ly 1 ocated at the northeast corner of Pi nes Road
and Main Avenue in Section 15-25-44.}
REC~IVED Comprehensi ve Pl an : Ma jor Commerci al /Urban
Proposed Use: 60-Unit Retirement Apartment
F~g 1 p ~y~~ Complex
County Engine~ri~g
(continued~
I I
. ~
qGEND~~ 1!~RCH 6~ 1986 ~ 3~ TELEpHONE N0, 45b-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
Horth 121 Jefferson Street, Spokane, WA 99260
I
~Continued from Page #2)
ZONE RECLASSIFICATIONS
5. ZE-102-85, PUDE-1-86 and VE-11-86 (continued)
Variance Request: To allow a formula of one-half
parking space per retirement
apartment, whereas the Spokane County Zoning Code, Section
8.02.060-~3~ requires a formula
of one parki ng space per reti re-
ment apartment.
Site Size: Approximately 4.2 Acres
Applicant: OPPORTUNITY PRESBYTERIAN CHURCH
North 202 Pines Road
Spokane, WA 9920b
n o t e: Th~ s appl i catl on i s a request for three separate actions; a zone change with PUD Overlay Zone and a variance.
The three items will be heard concurrently by the Zoning
Nearing Examiner Conmittee.
5:00 P.M. • - - ADJOURNMENT
Except when an Environmental Impact Statement ~.EIS~ has been prepared, as may be
i ndi cated above for a speci f i c case, a Determi nati on of Non-Si gni f i cance ~ DNS ) has .
been ~ssued FOR EACH PROPOSAL ABOVE; except that most "change of conditions" are
exempt f rom the provi si ons of SEPA. A DNS i s a deci s i on , based upon i nformati on
available at the time the DNS was issued, that no EIS has been ordered to be
prepared. Comnents regardi ng a DNS: ~ 1~ are due by the cl ose of busi ness hours March 5, 198b; (.2) should reference the speci fi c fi 1 e number; and ~3) shoul d be
addressed to the Spokane County Planning Department, North 721 Jefferson, Spokane,
WA 99260. Additionally, comments on the DNS and any other environmental documents . . . . ~
~ may be made at the publ~c hear~ng, the t~me and place of wh~ch ~s set forth above.
Contact the Planning Department Staff for more information ~509/456-2205~.
RE~pvED.
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SPOKANE COUNTY PLANN I NG DEPARTMENT
. APPLICATION FOR ZONE RECLASSIFICATION ~ ~ . ~ ~ Iq~~f 7 f 1 7
Date: ~o Appllcation No:~
Name of A licant: l ~ t U .
P P L1~~~~
. ZpZ 5 ' 9 Street Address of Applicant. ~ D ~
Cit c~~ State: Zip Code; ~1 y1,4 Tele. No. Y ~ ,
Name of Property Owner(s): ~~~~~~r~~~ C~ ~
Authorized Agent representing Owner
~ i f other thar~ Qw er) : ~ ~►/Z /,,i4 ~ /-~~CHT ~~GT ~ ~ ..,e~ , /
Existiny Zonin~ Classification; ~ ' _ . _
Date Existing Zone ~lassi~ica~ion s~"ab1~3`fi~t;
Existing Use ot Pro ert : G ~~~/G~I~~~S ~y~~~l~ C~ LZ
~ . ,
Proposed Zone Classification: Z Z-~' ~~t~ ~~(~U , ~ , . ~
Propose~ Use o Pro ert : i(~~ ~~~1~ , P Y ~ ~ ~
Legai Description of Property: ~ 7 / 2~ ~CG
~ ~ ~ ~ /
~ l Z 0 ~ ~ a. ux~ X ~ ~
;
I~~ ~l~l ~ Go C~ !~I 1 ~J ~ ~ ~r ~ ► ~
. . . _ . ~ T _
Section: 5 Townshi ; 25 N Ran e• , P 9
Sou rce of Legai : ~ ~y~~~0~
.
Assessor's Parcel No: (See tax statement ~ ~ l Z ~ 2~ ~ )
~ ~
. , , , P~~~s Pro ert S~ze. r2 ~ Fronta e. Fee n P Y g~-,~ , t o, ~,~1 ~
.
Total amount of adjoin~ng~ land controlied by thls owner or sponsor: J Z~G~
Street Address of the Property: 2~2 /~`/~~~`'S
I f you do not hold title to the property aftected by this application, what is your
interest in it? . , _
,
t~~~ 7'~rC.~ 4 ~
~ ~ Piease list previous Planning Department actions lnvolvjng this property: _
~ c~~/~ ' ~ . G - L ~ ~ V (l~ ~ ~ ~ r.~ ~ .
ALL OF THE FOLLOwING QUESTIONS MUST 6E ANSWERED:
1. What are the changed conditions of the site area, which you teei make this
proposal warranted? roAG7'A45 tP•P~1Q~`~'5~~~'~'~"-~/Z
AroogTIAO 05&PW-Z.-r oN A VAC44tr R?q710N niw iTsC4I,p ,
A 01 D, GV/C,C. ZOA /10 PullIL45
. 2. What effect will the proposed zone reclassification have on the adjacent
properties?
-ai&LAe ~7"n lvA Al hCTA,~N A c r.o4,<~ f4 A 7XA Cn~ 6='J
.
. ' ' R ov a 2/3/81
~ ' f the a lication will rovide the Planning Dep;artment's Staff, with Th~s section o PP p • ' the ` writcen verification that the applicant has had preliminary c~onsultation w~th
t- agen~les ldentitied. R~sults of the preliminary cansultation should be ncorporat-
ed in the proposal before final submittal to the Planning Department.
,
1. COUNTY ENGINEER'S OFFICE .
c~ A reliminary consultation has been heid to discuss the proposai. Our
b p, . ~ re ~r.er~er~ts for sub ta! of this proposal tor rezone have been satistied,
C~
, ~ ~ , ~ ~ ~ ~ / ~ 2 , ~ _
Signatu~` , ~Oate~
. ,
2. COUNTY UTILITIES OFFICE
A rel minary consultation has been held to discuss the proposal. Dur
re uirements for ubmittai of this proposal for rezone have been saiisfjed.
The 'si t ater purveyor for this site is •
~
, ~l
~gnat re / ~ at ~ , ~
W T NAM ' ~ ~ ~ ~ 3. A ER PURVEYOR E 1~ C~, ~c.~2~~. CL . C~ ~/l.. ~
S ~
a) The proposa~ ~~s) ~is not) located within ~~the bound~ry of our service
area, ' 1 ~
b~ Satisfactory arrangements ~have) (have not) been made to serve this
~ proposa~. - ,
~ ~ c) ,We ~are)' (are not} able to serve this site with adequate water,
, i ' ~ t`~ ` ,a ' ; ~ , , .
/ ~ e., ~ , ~ C l c~~~.. ~ c~ ~ ~ ~ ~ ~ "a, t,~ ~ ~ C. ~ L. ~ ..S.r , lJ ~ 1 . ~ ~
~S~gnature~ tDate~
4. 8U 1 LDI NG ANO SAFETY DEPARTM~NT
, A preliminary consultation has been held to discuss the proposai. Our
requirements for submittal of this proposal fo~ reZOne have been satisfied.
This proposai is located in Fire District .
~ , ~
Si nature rs 300o GPn~ ~'-~wo ~ou~~ Fi~~ Date wst~s ~c 300o s~uh~.t FEcY r~~c~nu~m ~Lo~ hR~R. M1rJln~ul~r+~1, catif~s Bt~I~C'~tNC~ M~cFi~N1~~~ Pt,UI►M6~1 N D ~~oW ~►ND ~ DI~A LoaR1t SNAU. C , Y~►~tr y t~ a~
e~ s~s~~~v aT ~n~,~ aF ~u~~o~c PERmr~~p~l~c~oN, 5. COUNTY NEALTH DISTRI~T
,
A preliminary consultat~on has been held to discuss the proposal. The
~ . . . pp~~~cant h~s b~ infor~ed of oy~r ~equ~r me and standards. r ~ ~
` ~ ~ ~
~ a ~ . ~
Signature ~Date~
I, THE UNDERSIGNEO, SWEAR UNDER THE PENALTY OF PERJURY TNAT TNE
AgovE RESPONSES ARE MADE TRUTHFULLY AND TO TNE 6EST OF MY KNOw-
LEDGE,
~ FURTNER SwEAR THAT I AM TNE OwNER OF RECORD OF THE SITE PRO•
P45ED FOR ZONE RECLASSIFICATION, OR, IF NOT THE OWNER, ATTACHED
NEREwITH IS wRITTEN, PERMISSION FRQM O~YNER AUTHORIZING MY ACTIONS ~N Nl5 OR NER BEHAI~ , ~
, ,
(Signed) ~ ~tit ~ Date: . ~ ~ ~9g
~ ~ , . ~ , . A / -y ~ , n n „ ~ t- : _ _ . ~ 't , / /~r~ r _
~Aaaress) /Y, z- Nnone: LL,~
L l~~✓~, ~ Zip. . eZY2,0 s { , •
NOTA RY ' Date;
NOTARti' SEAL;
SIGN E OF A P I T Q AGE ,
' Date:
~ ~
. R ev . 2/3/81
~~Y~ , ~ •
. •
' t
Numbe r
SPO~ANE COUNTY ENGINEER
PRELIMINABY CONSULTATION
. A. Pro~ ect Name : ~ ~o r~ ~u , f~ ~~s
PROPOSAL Number of Parcele:
Section T. ~ S~ N., R. y~ E.W.M.; Quarter 1 2 3 4
. ~
DBVBLOPBR Name : v`.~- ~ , ,t,u► ~ ~ or Addrees: ~ ~
AGEHT Phone : Bueinees ~-s 7 ~ Home ~
,
Name : r ~ ~'e.S ~ ~ ~'•y, ~ ~t~~ ~j
OWNER • Addreee .
Phone: Businees Home
Name : i ~ ~ o
~ ~ BNGIHBBR Addresa:
Phone: Bueinees Home ~
B. PRRL IMINART CONSUI,TATIOI~: Da t e: D 7/ 8~ 8 y:~ j ~,-~-t ~ r
~2~ ~ . Preliminary a) Right-of-Way ~
Conditione b) Curb Y~ s ~ ~
c ) Sidewalk yG~, ~
d ) PBVe ~ ~
e) Approaches ~~,5 ~
f ) Drainage Yc~ ~
g) State/City Review Yee No ~ ~
Remarke:
~
~
NOTE: Thie propos8l muet comply with S~okane Count~ Re~nlBtione for Roade, A~-
~roach and Draina~e in New Construction; Board of County Con~miaeionere Reeolution No. 80-1592 as amended. Conditione,are prelimin8ry and may change after field in-
spection and review of County records.
~
C. INSPBCTION Date: / / By:
RemBrke :
~
D. SPECIFIC OONDITIOpS:
~
~
Fee Pai r Yee No Amount $ ~ Caeh hec y`~ ~ ~
Plannin~ Ap l~cation Signed: Date By: ~
E. F INAL PI.AT CHEC[S
Fee Paid: Date Amount Check Caeh
Mathematical b Surveying Checke:
No. 1 Date By
No. 2 Date By No. 3 Date By Additional mathematical and Surveying Checka:
No. 4 Date By Fee Amt.&Dt.Pd.
No. 5 Date By Fee Amt.&Dt.Pd.
No. 6 Date By Fee Amt.&Dt.Pd.
No. 1 Date By Fee Amt.bDt.Pd. .
1/81
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' ~ SPOKANE C4UNTY PLANNING DEPARTMENT APPLICATION FOR ZONE, RECLASSIFICATION ~ ~ .
. ~ A lication No: ~~DZ~ DatQ. PP ~ _
. ~ ~ of A i icant. L1~~~~ Name
~ Z~2 s~ ~ 0 9 Z~ jcant. ~ R ~ treet Address of A I Q S pP
• . ~ ' ode: ~1~11.4 Tele. No. C~ty. ~ , , State._ ~ _ Zip C , , _
~ ~ /e~l~
ot Pro ert ~wnerts~. ~ ~ , Name p y
Authorized Agent representing Owner
• • , ~4 / ~~~r~~G ~ 7' r f,~ 7~ ~f other than owner). ~S ~ , , C , l~
~ ~ ~
Existin Zonjn Classff~catlon: ~ ~ ~
xistin Zon~ Classification Established: v ~ ~ Date E 9
. . • /~~'~1~~/~1~~~5" Exist~ng Use ot Property. G~~~~C;~ .
' Z ~ r°'l~ ~ ~~l U Pro osed Zone Class~fication: ~ P , ~ ,
sed u s e o t P ro e rt : ~lL ~~~~~L _ Pro P Y ~ Aa
~ ~a~o~v~li~ ~ ' ' roert: ~2~ KL l.e al Descr~pt~on of P p y ~ L~ ~ g
~ ~ G~,u
r Z 0 ~ G 'L D~~,~ ~ l X ~rY ~ ~ ~ .
~ ~ ~ ~ ~ , ~ ~ ,4~1~ ~o v T"~ ~i1'J _ ~ o _ ~ ~ _ _ ~ _ , ~
~ ~ , , ~5~~.~.~~?s
~ ~
~ ~ . _ ~
..r . ~
~
• Townsh~ . 25 Ran e: ~ Sectjan . 5 9 T , p , l~ ~
' k Sou rce of le a! :~~,~~~4 ~ c~ ~ 9 , _ _ /1,A•
~ 1 , ` ^
~ ` ~ , ~ • atement - 5 l ~ 2 ~ Assessor s Parcel No. (See tax st ) ~ ~
o pi~~ ,
r i e: r 2 Q I~ronta e: Feet on; / Prope ty S t 9~,~' L~~ .ly
.
T i mount of ad'oinf n~ land controlled b this owner or sponsor: r Q~ ota a ) g , Y .
Street Address of the Pro ert : 2~Z /~`~~-`S P Y _ _ .
If you do not hold title to the property aftected by this ~pplication, what is your
i nterest in it? . _
~,l~t~ rlT~~ ' ~
_ , ~ , , ~
Please list previous Planning Department actions involving this property:
i ~ ~ ~ ~ ~ ~ ~ w ~Zo~ , , _sa , ~ ~ ~
ALL OF THE FOLLOwING QUESTIONS MUST BE ANSwEREO:
1. What are the changed conditions ot the site area, which you teel make thls
proposal warranted? 4YQI" p.
APAArMONr:5~o27NW ~ oN A VA64Atr RWr1W olw /IS L4NO ~ I . I ~
A Pe Gu/c.G ~fIC~N"T'C. OrIZV44F LAIIO GU11I lO ~R~ ~'~~'r~~T~► ~ r r~ ~
2. What effect will theproposed zone reclassification have on the adjacent
ProPerties? --M&lAe 4:4~s 12n&gi~= a
UGT"~-~'~l~'11G ~~tt~~~?~i~"+ ~
o ~hr~N A C~~ ?A7794trl(J65~ e=ACL4- ~ ~'~rY~' ~ .
' R ov ~ 2/a/81
i t.' ! j ,
. ~ ~ • APPt,ICAtION ~C~~ x~NE R~CLA~~IFI~A'~ION••continued•2
~ ~
, - This section of tt. ~ appiication will provide the P, ~ning Dep;artment's Staff with
written verification that the applicant has had preJiminary c~onsultation with the
' agencfes identified, R~sults ot the preliminary consultation should be incorporat- ed in the proposal betore final submittei to the Planning Department.
,
, 1. COUNTY ENGINEER'S OFFICE ~
A r ' d p eliminary consultatfon has been held to discuss the proposal. Our
~ re er~ts for sub tal of this proposal for rezone have been satis~ed.
~ ~
~ ~~~/U 8~ / Signatu ~ ~ Z Date
, .
2. COUNTY UTILITIES OFFICE
A el inary tonsultation has been held to discuss the proposal. Our
~e uf r ents for ubmittal of this proposal for reZOne have been satlsf~ed.
T e si at~r purveyor for ~this site is ~ .
~1
~nat re ~ at ~
3. WATER PURVEYOR NAME ' ' ~
~ ,
a) The proposal (is~ ~is not} loc~ted within ~the bound~ry of our service
area. ` ~ ,
b~ Satistactory arrangements ~have} {have not been made to serve this J ~
P~Po • . ,
c) We (are~ ~are not~ able to serve this site with adequate water,
. GUa~~ ~tJ ~
. ~
ZSiqnature te
4. 6UILDING AND SAFETY DEPARTMENT
A preliminar consultatjon has been held to discus Y s the proposal. Our
requirements for submittal of thfs proposa! for retone have been satisfied.
This proposal is located in Fj~e Oistrict .
Si nature ~ ,s 3000 ~~n1 ~~wo ~o~AR. ~rRF.~Oate wAu.s M~c 3~0o s+~uhR~ ~~cr n~~clnulm
~ Mt.t,t4. ~N~1~n~1, ca~,s eui~c e~ S sf ~ r+~cNA~t.,~.u►~4~1~~ ~~D~RA~tt F~ow hNp t~yvM~R Loo skAU. t~0 I~T 'n~~ tF DUI~D~ PERp1 11 ~
~ PI't.~oH. 5. COUN Y NEALTM DISTRICY ~
. . ,
A p~el~m~nary consultation has been held to d~scuss the proposal. The ~ .
pp icant h~a~ b~ jnfor~ed of o r equ~r e and standards. r
~ ` ~I a ~
S~gnature Date -
i, TH~ UNDERStGNEO, SwEAR UNOER THE PENALTY OF PERJURY THAT THE
ABOVE RESPONSES ARE MADE TRUTNFULLY AND TO THE 6EST OF MY KNOW-
LE~GE.
i FURTHER SwEAR TNA? ~ AM ~HE OwNER OF RECORD OF THE SlTE PRO-
POSED FOR tONE RECLASSI FICATION, oR, i F NOT THE OwNER, aTTACNED
HEREWITH IS WRITTEN, PERMISSION FROM 04VNER AUTHORIZING MY
ACTIONS ON NIS OR HER BE ,
~Cinne~l ~A _ _ 1 w~ _ _ n~._. wi~~ ~
! 1 v" ~vi -r ir& /7 Va~C: ~ Gr/• I l O
1?07 PiOeu (Address) /V ~ 2 ( D Phone: ,
- - - JIX-
. ~ , . Z p . ~Zf,2U i •
• ~ N0TARY Date, . .
NOTAkY SEAL:
~ m ~
SIG EOFAPI TO AGE ~
,
Oate; 8 ~
, R ev. 2/3/81
~ ~ • ~ ~
f, '
~ ° ~ • . ' «
~ OPPORTUNITY MAN4R
P.U.D, DENSITY CALCULATION
~e Units/Ac Description
1. UR22 Zone ~ 22.00
2. Sewer Connection 3.50 Site Pian
3. Slope Under 10~ 0.30 Site Plan
4. Storm D rainage Facilities 4.15 208-Site Plan
. 5. Parking Near Entry 0.10 Site Plan
6. Small Parking Lots 0.15 Site Plan
1. Transit Availability 0.50 Attached Route
8. Shopping Facilities 0.50 Attached List
9. Arterial Access 0.50 Site Plan
10. Crime Prevention 0.10 Attached Program
11. Ride Share Program 0.10 See Attached
` l2. Desi n Team 0.20 attached List 9
Total 28,10 units/acre
d
~ b ~
~ I r
0
. ~ ~ . ~
~ ~ , ' ~ 1~ ( o .
`
OPPORTUNITY MANOR
Shopping Facilities within 1/4 mile Radius
Albertsons - supermarket
Safeway - supermarket
Pay-n-Save - drug store
Ernst - hardware store
Peters - hardware store
Valley Bestway - lumber yard
County Library
Eating Establishments - 1/2 dozen or more
Barber & 6eauty Shops
Video Stores
~
v
.
. ~ ,
f~ ~ t..
~ e
OPPORTUNITY MANOR
Crime Prevention Program
Measures i ncorporated i nto the pro ject as descri bed and jor
as approved by Spokane County Sheriff's office.
1. Exterior and apartment doors secured wi th si ngl e cyl i nder
1" throw deadbolts, and strikeplates installed with
minimum 2~" screws.
2. Outswinging exterior doors to have non-removable pin
hinges.
3. Af ter hou rs exteri or doors 1 ocked and some type of secu ri ty
clearance measures utilized at main entry.
4. Lower level windows lockable such as with a"charlie bar".
5. Exterior lighting along all sides of building and parking
~ areas that eliminates shadows without unnecessary glare and
adequately lights walkway as well. ,
6. Landscaping materials selected, located and maintained so
as to minimize hiding places.
1 ~ , ♦ ,
~ 1 • ~ ~ ( ~ r r
OPPORTUNITY MANOR
Ride Share Pro~ram
The following outline program is based on suggested features
of the present Ri de Share prog ram f rom Teresa Kel 1 ey, Coordi n-
ator for Spokane Transi t Authori ty. -
1. Schedul ed dai ly on tri ps origi nati ng and endi ng at thi s
facility, supported by use fees, unit maintenance charge
or combination of both. Today the charge for a van
averaging 20 miles per day is $379 per month. When that
cost is shared by 60 units it becomes $6.32 per unit per
month.
2, A sheltered, lighted waiting and boa rding area is a feature
the sponsor will provide not only for residents but for
church use as well.
3. Pa~king is available for van or car pooiing which will be
promoted expecially midweek.
4. Posting and distribution of schedules and routes will be
provided in both the apartments and the chu rch.
~
Although the exact nature of the Ride Share program cannot be
defined at this time, it is the sponsor's intention to develop
a workable one as eariy as possible.
~
~ . ~ .
~ ~ . a
1
OPPORTUNITY MANOR
Desi~n/Development Team
Dan Stuart Davis, AIA - Architect
J. Edwin Klapp, AIA - Architect
Aztech Design, M&E Engineers
Bob Green - Structural Engineer
Stu Deysenroth - Landscape Architect
S i mpson Eng i neers - Su rveyor
La rry Gu th ri e- Bu i 1 der
0
s
. , R.~''
. ~ .
~
$PO KANE COUNTI~ pLANNING DEPARTMENT :
~ APPLICATIONS BEFORE THE ZONING AOJUSTOR/BOARD OF ADJUSTMENT, '
~ r
Ce rtifi ate of Exe tion A lication ~ c mp PP , ~
►
Name of A 1 i cant: 7?Jl~~ ~S~ ! G~U Ci : ~ ~ ~ Pp ~ ~ ~ E.
Street Address: : G~O ? f S ~
. ~
C~t : State: Z~ Code: Z4 Phone No.. ~ ' l~l~l P ~ U y ~ ~ : .
~ ~
Name of Property Owner~s):
REQUESTED ACT ION ~ S)( Ci rcl e App rop ri ate Acti on g
. ~ . . . i
Var~ance~.s~ Cond~t~onal Use Permit Non^Conform~ng lot/Use ~ i p' L
Othe r: ~
* ~ * ~
* FOR STAFF USE ONLY ~ ~ * *
*Cite Ordinance Section: Old Code: New Code: t * * :
*Section ~5 ~ Townsh~p 2~ Range Property Si ze: y~,~'~, l ►
* . . ~
*Existin tonin : ~0 0~/q. So F.L.U.P. Des~gnat~on: ~ , ~ 9 9 Q
* ~ *
*P : UTA: N ASA: N FIRE DIST.:~ ~ LEGAL CHEC KED BY: ~ ~ SSA N ~ ~ t * ~ * .
. *Hearing Date: _ ~ Receipt t ~
***~**~**r~* ~
Existin Use of Property: G ~~~/Q~ ~G~,~~ 9 ~ ~ ,
Describe Intended Proposal ; ~~p~~ , ~O~ ~.,OGU ~ll~~/1~ 1Q~- ~ ~ .
° ' Q !e~ ~
~ ~ P C~ . ~ ~ .
o/~~ 1 ~~TGo .~"o ~ ~ . . l
St reet Addres s of P ro e rty Z~? /lll~'~ Z~ p ~
Le al Descri tion of Property ~ Incl u e e sement i f appl i cable~ : 9 P o o,~ K,
i ~ ~ / .
, ~o ~ ~ ~ . ~ ~X ~ ~ ~ ~ ~ ~ ~ ~
Cov a Go . ~ ~ ~rY l~~~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ ~ ~5 ~~So~S ~ p ,
~ .3 ,
i ' ;r►.~ ' /f : . ~ ' iz-
;
Parcel r 2 Z3 Source of Legal: ,,~S~~r~d~~ ~ ~ / .
Total amount of a~joi ni ng 1 and control 1 ed by thi s owner/sponsor: :
Wh at i n te rest do ou hol d i n the ro rty : C.tJ . Y p P~ Q
a ~
~ Dle~cn licf nro~inric Planninn flpnartrrpnt ~r_tinns 1C1VO~V1n0 th1S DY'ODeI"tY: ~
1 IG{dJG 1 ldY '/IVv 1VM.0 M5 wo' vvr.w..~. J v
. ;
I SWEAR, UNDER THE PENALTY OF PERJURY, THAT: (1} I AM THE OWNER OF RECORD OR AUTHORI- ~
ZED AGENT FOR THE PROPOSED SITE; (2) IF NOT THE OWNER, WRITTEH PERMISSION FROM SAID ;
OWNER AUTNORIZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED; AND (3) ALL OF TNE ABOVE ;
RESPONSES AND THOSE ON SUPPORTING DOCUMENTS ARE MADE TRUTHFULLY AND TO THE BEST OF ; , MY KNOWLEDGE. ~
. • I Signed• . di~ r`
_ . ' Address : 11l, Zo Z 0/ N9-,S 04wAQ ,
Phone No.: bate:
. - , _ ~ . r Nota
. 0Ta.RY-~SE~+c, . rY: .
Date : ~0 . • • ~ ~ 1
W 1, . ' r
i
~ ~
. ~ F ~ ~
~ ~ , ' ~
A. VARIANCES
.
1. In view of the above information, what special ci rcumstances ~beyond your control or action~~ depri ve,you of the same general ri ghts and pri vi leges of
other property owners with~n the same zone and vicinity?
~L-~~~ L4GlJ ~C~C~llil ~~~5~ Q ~ l~l ~ ~ ~
~~`'T'~l~l L~ ~ J~~l~l ~ 0~i~l Ul l~~ l1 ~l "~'~ll ~l " ~ ~ ~
~~C A~~ ~~~t~~~~ ~ o ~ P' 1 ' ~ ~r~s~' ~ ~ ~jc
2. If the variance were granted, how would it affect neighboring properties or i mprovements?
~'6~C~
~
6. CONDItIONAL USES, tERO LOT LINE, NON-CONFORMING USE, TEMPORARY PERMITS, ETC.
l. Please,give a concise explanation of the pr~oposal including size, hours of
operat~on, expected traff~ c and other features, etc.
C. WAIVER OF VIOLATION
1. Now or why was the structure established outside the provisions of the Spokane
County Zoning Ordinance? '
D. SIGN-OFF BY COUNTY DEPARTMENTS
1. COUNTY HEALTH DISTRICT
A preliminary consultation has been held to discuss the proposal. The appli-
can h been informed of requi rements and standards.
4 / Ir 3/~ 1
!
gna ure ~Date~ (Si gn-off Wai ved~
2, COUNTY ENGINEER'S DEPARTMENT
A prel i mi nary consul tati on has been hel d to di s cuss the p roposal . The appl i- cant has be~en informed of requi rements and standards.
~ ~ ~ 3 ~ z~~ ~ ~ ~
Si gnature ~ Date~' ~Si gn-off Wai ed)
cf's ~lb c ~
3. COUNTY UTILITIES DEPARTMENT
A prel iminary consultation has been hel d to discuss the proposal. The appl i- ---1 ~ ~ r------ ~ --------1- ~ -1---
canz n s een inTOrmea or requi mmenZS ano 5zanaaras.
_7 _ r
' gnature ~ Date (Sign-off Wai ved)
4. WATER PURY OR (if applic e) Name:
a The propo 1 is is ot located within the boundary of our service area.
b We are/are t a e to serve this site with adequate water.
c) Sati s f acto ry a an gemen ts h ave/h ave not been made to se rve th i s p ropos al .
~Si gnature , (Date) (Si-gn-off Wai ved)
r
. ~
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. ~ ~ . ~ ' •
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• ~ ' , . , .
, ' (VAME ; ~ ~C ~ /~Z ~ ~u _ /
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I, VARIANCES The County Zoning Ordinance, Section 4.03,020 ~64) , cl ar~ f~es that
. a vari ance is an adjustment made to a"dimensional" regul ation,
Websters New Collegiate Djctiona~y (1919) defines "dimer~sion as a
measur~e ir~ or~e di re~tior~ (and therefore lncludes ''area"~,
,
A, State Law ~36. 70,020 ~14) RCW~, Is the sub~ect property depri ved of ~
privileges commonly en~oyed by otf~er properties 1n same vic~nit,y and zone and does the varlance remedy the oifference in priv~leges? ~Must find pos~tively}
, . , , .
~~~~'/~C. ~~~~/~l(~ o~l ~T~~~ ~~~~~1~~ ~ ~ .
~s ~ ~ ~ ~ o ~ ~
~~i~l~Y~ ~ . ~ ,
.
B, toning Ordinance ~Section 4.Z5.030 b.~~,.. Is the variarjce a grant of special
priv~le e iY~cons~stent with limitat~ons on other properties in the viclnity and zone? Must fjnd negati vely~ AND both 1~ and 2) below apply, ~
. .
~ ~C~ G~C~~~ C. < ~ - / ~
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1~ AND because of special circumstances applicable ~to subject property, includ-
ing si ze, shape, topography, 1 ocation or surroundi ngs, does stri ct application of the Zoning Ordinance deprive subject property of rights/
prjvileges enjoyed by other properties in vi c~nity under IDENTICAL zones?
(Must find positively~ ~ ~
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Z~ ANp w' 11 rantin of the vari ance riot be materj al ly detrimental to publ i c
g g ' n d Zor~e welfare NOR injurious to, property or improvements ~n the v~c~nity a
~ whi ch subject~property i s located? (Must f~nd posi ti vely in at least ~
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;v ~a~ Stuart ~aU~S . . . ~ ,.~e
W. 905 Riverside
Spokane, Washington 99201 Telephone 509/456• 1312
5 ~gB6
~E~ o February 3, 1986
E ~ouN~y Si'~KA~ ~H1
~ pEPARjM Spokane County Pl ann~ n De artment P~aNN~N
9 p N. 121 Jefferson
Spokane, WA 99201
Attention Steve Horobiowski
VE 11-8b, OPPORTUNITY MANOR APARTMENTS
Opportunity Presbyterian Church ~
Enclosed is documentation generated on 2 projects in the City in 1978-19 and
1985 for parking variances for elderly housing.
1. Center City ~now Coventry Court}, W. 1600 Pacific, 22 spaces for 88 units: see enclosu res A, B, C& D.
2. Holiday Management Corp., 35 spaces for 105 units; see enclosures
E& F. Dotson states that Encl. F. is for apartments for the
ambulatory, self-sufficient, capable of driving senior citizen.
The following table is the result of my own su rvey of 6 existing Spokane city facilities on 2 different occasions.
Taotal Fi rst Vi si t Second Vi si t
Apartment Units Stalls Ratio Date/Time CarsJStalls Date/Time Cars/Stalls
Coventry Court 88 22 1/4 1/29 11:45 12/20 2/2 12:30 10/22
W. 1600 Pacific
0'Malley 100 40 2/5 1/29 1:30 21/40 2/2 1:50 29/40
E. 701 Mission
S t. Andrews Cou rt 81 15 1/5.4 1/29 1:45 9/15 2/2 1:45 10/15
N. 1815 Post
Winchester Court 50 23 1/2.2 1/31 11:45 16/23 2/2 2:00 11/23
N. 41010 Cook
Canterbury Court 125 51 1/2.2 1/30 8:45 42/51 2/2 12:44 35/51
S. 1010 Rockwood
Manito Gardens 60 20 1/3 1/30 9:15 8/20 2/2 12:35 7/20
E. 500 29th
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February 3, 1986
Spokane County Planning Department
Attention Steve Horobiowski
As you can see the stalls ranged from ~ess than 20°~ to about 50~ of the apart-
ments . At mi dday, du ri ng the week or on Sunday, the stdl ] usage vari ed some,
fewer on Sunday. Nowever, the usage (cars/stalls) varied widely between the
facilities, from 1/3 to 3/4.
I bel i eve a prudent rati o to be 1 stal 1 for every 2 apartments as I have requested i n the Vari ance Appl i cation.
Very truly yours,
\
Dan Stuart Davi s, AIA
DSD:bk
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• ~~v BROADWAY CENTRE BUILDING N 721 JEFFERSON STREET i r r ~ 1 ' ? ~ , ' 'fV~~~ ~ i
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j'~°i SPOKANE WASHINGTON 99260 ~ ~ =L`~.~x . . ; _ _ . . _ , - ` '
SAOKANE COUNTY COURT HOUSE
PLANNI~~G REPORT
Date: MARCN 6, 1986
T0: SPOKA~JE COU~ITY ZO~JING NEARING EXAMINER C0~1P1ITTEE
FROh1: Spokane County P1 anni ng ~epartment
SUBJECT: Rezone #ZE-102-II5; AGRICULTURAL SUBURQAN and RESIDEMT1aL OFFICE to
URBAl~ RES IDEfJT IAL ( UR-22 ) wi th PLANNEO UN IT QEVELOPl~1ENT OVE~tLAY ZONE,
Densi ty and Sewer Bonuses .
Variance #VE-11-86; To allow a formula of one-half parking space per
reti rement apartment; whereas, the Zoni ng Code requi res a one space
per unit ratio,
PUDE-1-86; Planned Unit Dev~lopment Overlay Zone with Sewer and
Densi ty 6onuses.
I. GENERAL INFORMATION
~
Applicant: OPPORTU~JITY PRESaYTERIAN CHUP,CN Ilqent: Dan Stuart Davis
Owner: Opportuni ty Presbyteri an Church
Proposal :
A request to rezone an approximate 4.2-Acre si te from Agricultural
Suburban and Resi denti al Of f i ce to Urban Resi denti al ~ U~t-22 wi th Planned Unit Develop+~ent Overlay Zone, Density and Sewer Bonuses, for
the purpose of devel opi ng a 60-Uni t Reti rement apartment Compl ex.
(n o t e: The Church is to remain,l
A request for a Vari ance from Secti on 8.02, 060-( 3) of the Spokane
County Zoni ng Ordi nance to al 1 ow a f ormul a of one-hal f parki ng space
per retirement apartment; whereas, the Zoning Ordinance requires a
formula of one parki ng space per reti r~ment apartment.
(note: The Planning Department has requested that the applicant
provide the necessary facts to not only justify the Uariance request
hut al so to j usti fy an amendment to the Zoni ong Code bef ore the
Planning Commission at a future public hearing,?
.~J
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1
ZONE ~;ECLASSIFICI~TIOP~ N0. ZE-1 ~2- 85
PLANNED UrJ IT DEVELOPP9ENT PUDE 1-86
VARIANCE N0. VE 11-86
I. GEI~ERAL IflFORP~ATI0~1 ( conti nued ~
Location:
The si te i s general ly 1 ocated at the northeast corner of Pi nes P,oad
and ~~ai n Avenue i n Secti on 15-25-44. .
II. SITE A~IALYSIS .
Comprehensive Plan:
MAJOR COPIC1ERCIAL and URBAM Category
- Inside General Se~er Service Area tGSSA) Boundary
~ - Inside Priority Sewer Service Area ~PSSA) Boundary
- Inside Urban Impact Area ~UTA} Boundary
The Westerly 150-feet of the site is designated as Major Commercial, with
the remai ni ng 38Q-feet as the Urban category, Thi s si tuati on compl i es with the transition area of the Comprehensive Plan and as such mitigattion
along all property lines should be considered by the Hearing Examiner
Commi ttee.
The project anticipates a density of 28.1-Units per acre, to be
accomplished by the zone which ai1ows 22-Units per acre, plus the sewer
bonus of 3, 5 addi ti onal uni ts per acre and the P. U. D. Bonus Densi ty for 9 other ameni ti eS for 1.05 acidi ti onal uni ts per acre. A detai 1 ed 1 i st i s
provided below.
T Y P E Uni ts/Acre
Allowed per Zone - UR-22 Zone 22.00
Sewer Bonus - Sewer Connecti on 3. 50
- Transit Availability 0,50
- Shopping Facilities ~.50
- arterial Access 0,50
P.U.D.Bonus - Slope Under 10~a 0,30
- Storm Drainage Facilities 0.15 - Parking Near Entry 0.10
- Small Parking Lots 0.15 ~
- Crime Preventi on ~4
- Ride Share Program 0.10
- Design Team 0.20
T o t a 1 Units/Acre
The Cor~prehensive Plan Text allows a base density upto 17-units per ~cre.
Decision Guideline 1.i.2 states: "Base net density for single family dwelling areas and for multifamily dwelling areas may be increased through
bonus options, bonus densit~es, zero lat lines or similar methods, when
meeting the fill-in criteria. Fill-in development is that which is
located between and in close proximity to, at least two existing developed
geographic areas having densities and land uses which conform to the
Cor~prehensi ve P1 an desi gnati ons for that area. Thi s project compl i es wi th
these Guidelines.
~ (to
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~ ZONE RECLASSIFICATION 1~0. ZE-102-85
PLANNED UNIT DEVELOPP~ENT PUDE-1-86
VARIA~JCE rJQ. VE- 11-86
~I. SITE A~JaLYSIS ~continued)
Zonin~:
Existing on SITE: RESIDEPJTIAL OFFICE and AGRICULTURAL SUBURBAPJ
(established 1968 and 1955, respectively)
and within:
Aquifer Sensitive Area ~verlay Zone
To the NORTH: Agricu~tural Suburban ~established 1955)
Residential Office (established 1978~ To the SOUTN: Comr~ercial ~established 1966~
Local Business ~established 1~80)
(~ultiple Family Suburban festablished 1968)
To the EAST: Agricultural Suburban ~established 1955~
To the WEST: Agricultural Suburban ~established 1~55)
r~ultiple Far~ily Suburban (established 19E1)
P~~ul ti pl e Fani ly Suburban ( establ i shed 1955 ~
Older zoning along Pines has been to Com~ercial near Sprague with
P~~ul ti pl e Fami ly Suburban and Resi denti al Of fi ce al ong Pi nes. ~1ore
recent zone changes ~since the 1910's) has been to Local Business and
~ Cor~nerci al al ong Pi nes. Gi ven the exi sti ng church on-si te, thi s zone
change ta UR-22 to provide for a 60 unit Retirement Complex appears
compatible with past zone changes and the Urban category.
Land Use:
Existing on SITE: Church and two single family residences.
To the NORTN: Office, single family residences and vacant.
To the SOUTH: Bank, apartments, single family residences and vacant.
To the EAST: Large lot single family residences and vacant.
To the ~~EST: Off i ces, dupl ex and si ngl e far~i ly resi dence.
This area has not experienced very much recent development activity.
~~ost of the development occurred in the eariy 10's. The site i s
bordered on the ~rest and south by a bank, offices, single famil~
residences and vacant, which dem~nstrates compliance with the fill-in
criteria of the Comprehensive Plan. To the north and west the
present use is single family residences and vacant, There are five
apartment projects within l50 ft. which exhibit densities of 15 units ~ per acre to the south, 1~ units per acre 750 ft. to the east and 3
proj ects 650 ft, to the north rangi ng from 15.5 uni ts to 20.8 uni ts
per acre. This project anticipates 28.1 units per acre because of
~ the density bonuses now available. Extensive buffering techniques
should be utilized along all property lines t~ help mitigate the
potential land use differences.
~ , ' ,
A
ZOFJE RECLASSIFICATIO~~ N0. ZE-102-85
PLANNED UNIT DEVEL4PMENT PllDE-1-86 VARIANCE N0. VE- 11-$6
II. SITE A~lALYSIS fcontinued}
Site Characteristics:
Site Size: Approximately 4.2 Acres. Existing 6uildings: 3; one
church and 2 single family residences.
• Topography: Flat Vegetation: Residential in appearance.
. Agri cul tural Summary: Major Commerci al and Urban categori es not
intended to protect agricultural land.
Adjoining Streets: Pines Street to the west of the site is a State
right of way improved with five lanes and
sidewalks.
Main Avenue to the south of the site is a County
right of way improved with two dirt lanes, ~Note:
Recent se~er installation has left the road in
the present condition but the County wrill bring
the road to its prior paved surface).
The County Engineer is requesting that the applicant dedicate to
Spokane County sufficient right of way so as to permit construction of 1~ain Avenue to Access Standards (Typical Roadway Section #1).
This would require 20 ft. of paving f rom center line, curbs and
sidewalks.
Proposed Site Plan: .
Use: 60-unit retirement apartments; Proposed Buildings: One
Site Coverage: Phase I- 23~; Phase II - 189'0
Maximum Structure Height: 25 feet
Building Setbacks: PROPOSED REQUIRED
Front Yard 240 ft. 55' from center 1 i ne Flanking Yard 65 ft. 55' from center line
Si de Yard (R) 15 ft. 10 ft.
Si de Yard ( L~ 105 ft. 10 ft. ~
Rear Yard 25 ft. 15 ft.
Parki ng: 30 spaces 60 spaces
Note: Applicant is requesting a parking variance. Detailed
i nformat~ on i n support of request to be submi tted by appl i cant at
publ i c heari ng
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Z~NE RECLASSIFICATIO~J ~JO. ZE-102-85
PLANNED UNIT DEVELOPMENT PUDE-1-86 VARIANCE r~0. VE- 11-86
II. SITE ANALYSIS ~continued~
Proposed Buffering Techniques: Site plan indicates landscaped areas
along Main Avenue and along the westerly portion of the parking area
serving this project. The UR~22 zone requires 20 ft, of landscaping
along the north and east property lines. Type III landscaping is a
mix of Evergreen and deciduous trees, shrubs and ground cover sufficient to cover the area within three years. Shrubs not to
exceed 3 or 4 ft. in height, trees at 1 3/4" in diameter with
branches touching after 10 years growth.
4ther Site Plan Considerations:~ The site contains a church which
requires 100 parking, two single family residences. The site plan
shows approximately 155 spaces available to the church although not paved. These excess spaces, if paved, can be allocated to the
retirement apartments.
note:
- The site plan submitted for review by the Zoning Hearing
Examiner Committee is general in nature. Detailed review to
. determine compliance with all Ordinance regulations and conditions of approval is recommended to be administrative and
to occur at the Building Permit stage.
III. SITE DEVELOPMENT REC4Mh1ENQATIONS
Density: As earlier indicated, the existing density of the area ranges
~rom ~ ta 20. 8 uni ts per acre; thi s pro~ ect requested 28.1 uni ts per acre
as made available through the UR-22 zone, Sewer Bonus and the PUD Bonuses.
Design: The building at 25 ft. in height has been placed at the northeast
carner of the si te and a 5 ft. fence al ong the north and east property
lines is indicated. The parking lot connects to the churches thereby
giving possible direct access to Pines Road.
Bufferin : Compliance with the UR-22 zone landscaping, signage and all ~ ' f buildin ermits other standards shall be demonstrated pr~or to release o g p
~
Develo ment Phasin~ This project is to be developed into two phases: ~
phase - 4~ units and 20 parking proposed ~40 parking required)
Phase II - 20 units and 10 parking proposed ~20 parking required~
Circulatian/Access: Retirement apartment project shows one access to both ~ines Road and P'1ain Avenue.
Stormwater Drainage: Compiiance with 208 standards required. This can be
combined with requi~red landscaping, if so designed by the sponsor.
Sewa e Dis osal: Connection to area wide sewer system for the ~dorth Pines ~ P
ULID i s requi red.
.
47
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ZONE RECLASSIFICATION ~d0. ZE-102-85
PLANNED UNIT DEVELOPMENT PUAE-1-86 VAhIANCE ~JO. VE- 11-86
III. SITE DEUELOPMENT RECOMMENDATIONS ~continued)
Water Supply; Modern Electric Water Co. is the purveyor and satisfactory
arrangements have been made to serve this proposal.
Fi re Protecti on: Di strict #1
Cri ti cal Materi al s/Use Acti vi ty: Pro j ect i s~~i thi n the Aqui fer Sensi ti ve
Area ~ver~ay ~one and is requ~red to comply with applicable standards.
IV. SEPA ENVIRONMENTAL REVIEW
An Environmental Checklist was subr~itted by the sponsor and was
reviewed by the County Planning Department. The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval , the General i zed Comprehensi ve P1 an, and other County
policies and guidelines. The Zoning Administrator has determined
that "No probable significant adverse impacts" would result from the
proposal being developed and has issued a Determination of Non-Si~nificance ~"DNS"}.
The "DNS" was circulated to 10 other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and cor~nent. The "DNS" comment period ends March 5, 1986 and
was advertised 15 calendar days before said date in the newspaper, by
letter to adjacent property owners within 400 feet of the proposal,
and by notice ~n a sign posted on the proposal site. The Hearing Examiner Committee may consider additional environmental related
testimony and the "DNS" at the public hearing.
V. PLANN I NG SUP~~~ARY ~
Concerning the requested Variance, there appears to be adequate area
on-site to provide the parking required by the Zoning Code. The Planning Department has requested that the applicant submit the
supportive data to the Hearing Examiner Committee which can be
considered by the Planning Commission at a future.public hearing for
a possible amendment to the Zoning Code. If this can be demonstrated .
to the sati sfacti on to j usti fy the Vari ance request, then the Code
should be amended to refiect current parking demands for retirement
apartments.
The proposed zone change, although higher in density than nearby
developments, is consistent with the Urban category as well as the
fill-in development and transition area concepts of the Comprehensive
Plan, provided mitigation to adjacent single family resident uses can
be accomplished via fencing and landscaping.
Based on compliance with the above, the Planning Department
recommends approval.
to o
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ZO~JE RECLASSIFICATION N0. ZE-102-85
PLAfi~NED UNIT DEVELOP~IENT PUDE-1-86
VARIA~~JCE N0. VE- 11-86
VI. CONDITIONS OF APPR0IIAL , .
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.~
,
a~ COUNTY PLANNII~G DEPARTP~~ENT
1. That should the use change f rom a retirement person's housing
facility to a standard apartment use, that all the normal
parking requirements shall be met.
2. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
administrator shall be submitted with a performance bond for the
proj ect pri or to rel ease of bui 1 di ng permi ts. Landscapi ng shal l be installed and maintained such that sight distance at access
poi nts i s not obscured or i mpai red.
3. The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Committee. Variations when approved by the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general al l owabl e uses of tl~ permi tted zone. al l vari ati ons must
conform to regulations set forth in the Spokane County Zoning
Ordinance, The original intent of the development plans shall
be maintained.
4. The specific development plan will be su~mitted for Planning
Department review and approval prior to issuance of building permits.
5. All current standards of the UR-22 Zone, as amended, shall be
complied with in the development of this site. "The UR-22 zone
contains development standards addressing: Parking, lot
standards, signage, landscaping, storage, refuse storage, and
~ uti~ities standards."
6. That the proj ect is subject to Section 4.16A.050, the Aquifer
Sensitive Area Overlay Zone of the Spokane County Zoning
Ordinance, which sets forth various measures for Aquifer
~ protection; specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
7. Applicant shall comply with '208' recommendations concerning stormwater runoff and provide necessary.landscaping for runoff.
~
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ZO~JE RECLASSIFICATION N0. ZE-102-85
PLA~JMED UNIT DEVELOPMENT PUDE-1-86
VARIANCE ~JO. VE- 11-86
a) PLANNI~JG DEPARTP~ENT (Continued)
8. Any division of land for the purpose of sale, lease or transfer,
shall comply with RCW 58-11 and the Spokane County Platting
Ordinances prior to issuance of building permits.
9, That the provisions of SEPA's NOTICE OF ACTION pursuant to Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty ~30} days of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is
~~aived in accordance with Spokane County Commissioners'
Resolution ~82-0458 dated May 4, 1982.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. Access permits for approaches to the County Road System shall be
obtained f rom the Spokane County Engineer.
2. Access permits and improvements to Pines Road must be approved
by the Washington Department of Transportation.
3. ( A}Appl i cant shal l improve ~~ai n Street i n a manner consi stent
with Spokane County TYPICAL roadway section PJo.i minimum paving
width Access Standard.
4, Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans prior to the issuance
of a building permit on the property.
5. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal plan for the entire project prior to the issuance of any
building permit on the property.
fi. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer prior to the
issuance of a building permit on the property. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practices, Paving or surfaci ng as approved by the County Engi neer, wi 11 be
required for any portion of the project which is to be occupied
or traveled by vehicles.
7. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
do cz .
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ZO~tJE RECLASSIFICATION ~JO. ZE-102-85
PLAP~NED UNIT DEUELOPMENT PUDE-1-86
VARIAPJCE N0. VE- 11-86
b~ COUNTY ENGINEERING DEPARTMENT (Continued}
8. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer.
9. 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
~~anagement in effect at the date of construction, unless
otherwise app roved by the County Engineer.
10. Roadway standards, typical roadway sections and drainage plan
requ~rements are found in Spokane Board of County
Commissioners'Resolution No. 80-1592 as amended.
11. Applicant shall dedicate to Spokane County sufficient right of
way so as to permit construction of the roadway improvements
which have been specified for ~~ain Avenue (typical P,oadway
Sec tion #1 Access Standard~.
c) COUNTY UTiLiTiES DEPaRTr~ErJT
1. The owner~s) or Successor(s) in interest agree to authorize the
County to place their name(s~ on a petition for the formation of
a ULID by petition method pursuant to RC~! 36.94 which the
petition includes~the Owner(s~ property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner(s) property. PROVIDED, this condition shall not prohibit the Ownerfs) or Successor~s) from
objection to any assessment~s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
2. Any water servi ce for thi s pro j ect shal l be provi ded i n accordance with the Coordinated Water System Plan for Spokane ~
County, as amended.PURVEYOR ~
3. Seti~er connection is to be made to the North Pines ULID.
d) COUNTY HEALTH DISTRICT
1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County.
2. A public se~~er system will be made available for the project.
Use of individual on-site sewage dystems shall not be authorized.
l~~
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r
, ► .
ZO~JE RECLASSIFICATI~N N0. ZE-102-$5
PLANNED UhJIT DEVELOPP~ENT PUDE-1-~36
VARIANCE ~~0. VE- 11-II6
d) COUNTY NEALTH DISTRICT fContinued)
3, ~Jater service shall be coordinated through the Director of
Utilities, Spokane County.
4. Water service shail be by an existing public tivater supply when
approved by the~Regional Engineer (Spokane~, State Department of Social & Health~Services.
5. Use of private wells and water systems is prohibited.
e~ COUNTY BU I LD ING & SAFETY DEPARTP~E~JT
AQproved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
2, Reclassification of an existing building shall require an
application for change of occupancy pennit and subsequent
inspection for approval.
3. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
4. Building permits will be required for each structure.
5. Fi re hydrants whi ch meet the fi re fl ow are requi red to be
installed prior to any construction. These hydrants shall be
placed so that no portion of the buil~ing exterior is more than 175 feet from the hydrant. The bottom of the lowest outlet of
the hydrant shall be no less than 18 inches above grade, A
water plan showing each fire hydrant (specifying the gallons per
minute for each fire hydrant) and meeting the requirements in
Chapter 10.04 of the Uniform Fire Code is required prior to
constructi on of the water servi ce. Al l requi red f i re protecti on
facilities shall be installed and made serviceable prior to and duri ng the time of constructi on.
f) WATER PURVEYOR
1, Water Purveyor i s hlodern E1 ectri c water Cor~pany, and they wi 11
supply the site with adequate water for domestic, fire and
irrigation uses. Satisfactory arrangements have been made to
serve thi s proposal .
~
. ~
~ e
A
ZO~JE RECLASSIFICATION N0. ZE-102-85
PLANNED UNIT DEVELOPP~ENT PUDE-1-86 VARIANCE P~O. VE- 11-86 .
g) COUNTY AIR POLLUTIO~J CONTROL AUTHORITY
All air pollution regulations must be met. This includes but is not
1 imi ted to the fol l owi ng:
1. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
Thi s may requi re use of water sprays, tarps, spri nkl ers, or
suspension of activity during certain weather conditions. Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
2. Measures must be taken to avoid the deposition of dirt and mud
from unpaved surfaces onto paved surfaces. If tracking or
spills occur on paved surfaces, measures must be taken
immediately to clean these surfaces.
3. A11 travel l ed surfaces f i ngress, egress, parki ng areas, access
roads) must be paved and kept clean.
. 4. It has been determined that fireplaces and wood stoves are a
significant source of suspended particulates. The small
particles f[ lOmicrons) are respirable and can have an adverse
effec t upon the health of the public. ~~~e strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible. All wood should be seasoned and stored
in a dry place. During periods of poor ventilation or elevated
air pollution levels, we request that use of wood stoves and fireplaces be discontinued.
5. Some objectionable odors r~ill likely result dt~ring the
constructi on phase of the project and f rom motor vehi cl es usi ng
the site following completion of the project and from occupants
of the proposed proj ect.
6. Demolition and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M. Intent to Demolish
and Renovate forms are available~at the SCAPA office.
h) STATE DEPART~~ENT OF TRANSPORTATION
No comments received at time of printing.
k) '208' STUDY
1. Applicant shall comply with '208' recommendations concerning
stormwater runoff and provide necessary landscaping for runoff.
+
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AGENDA, MARCH 6, 1986 - 2- TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 121 Jefferson Street, Spokane, WA 99260
~Continued from Page #1)
ZONE RECLASSIFICATIONS
4. ZE- 2-86 AGRICULTURAL SUBURBAN, LOCAL BUSINESS AND COMMERCIAL TO
NEIGNBORN~OD BUSINESS ~B-1~ AND INDUSTRIAL PARK ~I-l~
VE- 3-8fi VARIANCE TO ALLOW A 10-FOOT REAR YARD SETBACK AND A
40-FOOT SIDE YARD SETBACK
~Generally located south of Desmet Avenue, approximately
200 feet east of Pines R~ad ~n Section 15-25-44.~
Comprehensive Plan: Major Commercial and Urban
Proposed Use: Retail, Office, and Garment
Manufacturing
1lariance Request: To allow a 10-foot rear yard set-
back and a 40-foot side yard set-
back, whereas the Spokane County
Code, Sections 6.30.325-~2) and
6.30.325-(4~, requires a 50-foot rear and side yard setback.
.
Site Size: Approximately 66,650 Square Feet
Applicant: McC PROPERTIES
. No rth 1014 Pines Road
Spokane, WA 99206
n o t e: This application is for two separate actions; a
zone change and va riance. The two items will be heard
concurrently by the Zoni ng Heari ng Exami ner Co~nni ttee.
~ 5. ZE-102-85 AGRICULTURAL SUBURBAN AND RESIDENTIAL 0 FFICE TO URBAN
PUDE-1-86 RESIDENTIA
L~UR•22~ WITN PLANNED UNIT DEVELOPMENT OUERLAY ,
ZONE AND DENSITY BONUS ~
VE- 11-86 VARIANCE TO ALLOW A FORMULA OF ONE-HALF PARKING SPACE PER
RETIREMENT APARTMENT
(Generally lacated at the northeast co rner of Pines Road
and Main Avenue in Section 15-25-44.~
Comprehensive Plan: Major Commercial/Urban
Proposed Use: 60-Unit Retirement Apartment
Complex
(continuedl
. -I
! ~
0~`~IC~~ Q~ CC111NTY F'NGINFER
S fUKAIdF, COUNTY , WAS a~ I N(;T(}N
~ebcz~.Qr~ _ ~ y Q !o
T(►; ti~~r~k<►ne C,~~~~►7t v f'1~~~~~~ iii~; I1e~.~rtmt~ti[
~'kc~~1: i~n C y F~rt~; i~~~f~r' S 1~~~ ~~,~r t ~ne~~ r ~
su~.r~:c:~r: c~~~~ai c ~~~n~ F ,~~~nr~<<~~ l-1,~~ne Cl~~n <<~__~~~,mt~~~► _ _ . ~ ~ ' ~ ~ ~ ~ /o;~ - ~5 ~1~~~~ l i c~~~n Na~mr p~.~~~.5.~~. p~~_ c~k~
~t~rt' ~c~n ~ 5 TnwnSlt e~~.~N, ~?~~t~~;~ ~WM
I"IiP f~a lowin~ „~~)n~ici~~~,~ ~f ~~~r~v~~ l" ~c~r Cl~e ~k~~v~-r~f~~rE~~,c~~ci ~n►~f~ ~c•h~+~~F~ ar~ ~i~bmi~(~d t~
r}tP ~~ok;a~~e t;c~untv ~fe~~rin~► ~;x~~m~rlt~r' C.~mrn~tt~e fr~r tnc,l~~~inn ~n rh~ ~t,~f f:~r~~~l~•sis ~»ri ,
"f S.ci~~ing~ and c~rder" uf thr~ I~~~.~rs.~~~ ~nc~~cjuler~ Nr~sRL~ (p , 19 '
Ptior To The Iseuance Of A Building Permit
Appt Icant sh~l1 ~e~i~~~tP f~E~t on
for ri~ht-~f-way ~ric~~ t~~ ac~y ~~se o~ Che pr~.~~-~erty.
Applfcant shall ~lec~ir_,ate f~et ~n
~or ri~ht-of-way and sl~~e e.3sc~m~nts as necess~ry prlor tca any us~ oF the prc~perty.
I. Appii.c~nt sh~l~ declic~rP fc~~[ radius ~n
and pr it~r to ~ny use u E t l~e ~ru ~~r t y.
Applicant sh~i~ ~~aic~~ce feer on and ~ foot c~dius on
and far ri~ht-~f-w~y p~ic~r ~c~ any usP of the prc~p~rty.
acr.ess ~ermits ~ar ~r~raaches [r~ the ~unty Ro~d Sy~tem s~1a11 he c~h~~~lned frc~m the
Spokane County En~ineer.
Access permitg and im~~r~vements t~~ ~~~..~4' rnust be approved
by the W~shington De~.artm~~nt of ~'~nsport~tiort. e"
Access pecmits and jm~r~vements C~ musC he ~~proved
by the Ci~y of .
(a) A~plicant sh~~~l im~x~ve in a m,anner. consistent with Spok~~nP
G~unty TYPICAL ro~dw~~y s~rt ion Nc}. I minimum ~aving wicith ~~~~f,~~~~,
{b} A~~l.ic~nt shall fm~rove in a m~~nnPr ~onsiStenC wi.th Spokan~
C~unty TY~ICaL roadway s~ctian I~. m~~~imum rHvin~ width , .
(c) A~pl~cant shall ~m~rove ~n a m~nner cc~~~~i~~tent with 5pok~~te
('~o~inty TYPICAL rr~~dw~y sect.Ion 1~. mi~iim~~m }~~vin~ width .
(d) ~I~plicant shall ~mpr~ve in ~ m~~lntr c~n~i stent wi Ch S~k3n~
C~unty TYPICAL ro~~way Section N~. mii~imt~m ~~~vin~ wic~th .
~e) ~ther ~pe~j f ic im~z~►vement~ :
App1 ir_ant ShA11 scibmit for approv,3l bY the Spokane Cc)unty Fngineer t'oac1, c1r~~inage, and
access plans prioc [n the isstiance of a bi,il(iing rormit. on the propprty.
1~l The appl tcant shal 1sithmt t f(ir approval by tho Spokane Ca)mntv FnginPer and t he Ssrk)kanp
rAmity lipalth Distrlc•r a (iPtaileki cumhinod on-sIte sewagre SysCern plnn atici ~(irfare waCer
df sposal plan for thF f-NiTrire pr« Ject prior tt) the iqstwncP of anv huj lrlinu ,wrmit on rtip
pCr)perCy.
~ r,
~'a~;e 1
~ 1 A~ark.i~~~ ~~lan ~n,~ traFf lc• ~irc•ul~~t Lu~~ ~~l~~i~ ~I~~~l 1 be s~il~~nf ~~rir~ ;~~~~~,r~~ve;~ hy tl~e
5~~kdne ~C~~~r~ty En~ine~r priur Ch~ issu~~nc•e ~f ~ h~~il~iin~; p~rmit c~n th~ ~r~a~,~rty. T1~~
d~siqri, l~~r~t1~~n, ~~nc~ <~rra~i~em~nt ~f ~~ac-k~~l~; ~tal ls shal t he in ~~~•c~rd~~~ct~~ with st.~~~dard
rraffic ~n~ir~~erin~ pr~cti~~es. E~avin~ ~~r 5ur~acin~ ~~5 ~4~~~r~~v~c1 by the Cc~unty ~n~in~~r,
will be rEaq~i~~'ed t~r ~~~y p~~rtic~n c~f the ~roject w~i~h iti t~ be ucc~~>>ied ar tr~v~Iled by
vehicles.
l2 The wr~rd "~p~licant" shall incluc~e th~ c~wner ~r ow►iers u~ the pr~~p~rty, h~.s heirs,
assigr~s, and succe~surs.
l3. To cun~truct the road lmpruvern~►~ts stat~c~ h~r~in, the ~i}~~~Iicant m:~y, witl~ tl» approval of
tl~e Cou~~ty Fngineer, ~oi.n in ~n~l h~ a wili~~~~ ~arcici~ai~c in any ~etition or re~olutl.on
which purpose is tt~e forma[ion c~f a Rn3d Im~ruvem~nt nistri~c (RII~) for said impcovement
pursuant to KCW 3b.8$, as amen~ed. Spdkane Cc~u~~ty will ~~nt parCicipate ~n t~~e cost ~f these irnpruvements.
14. As an alternative meth~c~ of co~~structinK tl~~ raac~ im~r~vem~nt st~tec~ here~n, tl~e a~~pli-
cant m~ay, wf th the a~p~oval. ~f the County Eng~ne~r, acc~m~lisl~ the ro~d improv~mente
stated herein by ~ojn~n~ and p~~rti.ci~atin~ in a Cc~unty Raac~ Prc}ject (CKP) tu th~ exrent
of the required rQ~d imprc~vement. S~kane Cou~~Cy will nc~t participaCe in tl~e ~ost uf
these improvemerits.
. 15 The construction of t~e rc~ad ~mprovem~~~lts stated t~rein shall be accomplist~e~ as ap-
proved by the Spokane Cc~unty ~ngineer.
16 All required improvem~nC~ sha11 canform t~ tl~e currenC State ~f W~shingt~n Standard
Specificetions for R,uad ar~d Bric~ge Construction, and oCh~r applicable county standards
and or adopted resolut ic~ns pertaini~~g tn R~aci Standards ~~i~d Stc~zmw~t~r M~nagement in
ef fect at the date of coristruction, unless otherwise a~~~r~~ved by the County Engineer.
11. Ap~licant shail file a petition for the vacation of prior to
any uee of the property.
18. Applicant shall construct a p~ved ar~d d~lin~<~ted acces~ approach(s) to meet the existin~
pavement on .
19. Access tc~ Roaci s1~a I 1 be pruhibi t~d unt i 1 such time as spe~if icaliy autl~orized by the Spokane Cc~unty Engin~~r.
z(l Roadway stanc~arc~s, Cyp~cal roadw~y se~~ i+~ns ~nd ~rain~~;~ ~l~n req~~~rements are found in
Spakarie 6oard of Coun~y (;~mmissi~n~rs Resc~l~t i~n No. SU-1592 as a~n~~~~ded snd are applicablE~
to this propos~~l.
2l. This plat nr develu~m~3c~t ~r~~p~sal is l~~cat~d within a ~iraina~e b~~~in which h~s ~~n
identif~ed by the SEx~kane f~~,nty E~1~ineer's Uff i~e a~ ~~~ving sturmwater runoff problem5.
Since thi~ pi~t or d~velupm~nt ~ro~sai is affected by t~r is a cc~ntribut~r tc~ starmwaCPr flows, pr~p~rty owners s1~C~~ald ~artiCl~~te in the ~l~~n~li~~~ and im~~l~ment,atiun af a f~~ture
basln~ide st~rmwater man~~~~m~n~ gyst~m. The EO1~OWjI1~ "Cc~nd~tlor~ of Approval" shall he
require~: T~~~t th~ ~~w~ier(s) ~~r su~c~ssor(s~ in inter~~t a~ree to ,jc~in ~n any Courity
~ppraved ~[~rmwat~r M~na~;~m~nt ~'ra~;r~~rn ~r~c.j c~~ pay sucl~ r~[es an~i ~,h~r~es ~s m~y be fixe~ ~
, through puhlic ll~arin~s fur srrvic~ or h~~~~f it ~btai~~ecl by the pl~~nning, desi~n, con-
structin~, mai~~tainin~~ ~~r ca~er~t i~n of scur~nwater c~~~t~ul fac;ilities.
91l/4
~.2 Q 1; ca.r~~' sh~ Q~` c~~c~lc~1~ ~o ~ o Q~ k~~, C~o c~c1' S u~4'r~+ ew t~Z a~
, ~ , ~ _ u~ ~ 5 a ~AS ~'o ~ e.'Q~n,~'~ C~c~ri~~c ~ en~ o~ flr ~~.Q~Iw.~ ,.~~,~,~,~~"~~,~r~ C~
, I • s~~ r,~. ~ v y b,~/ 1~ t~a = b~~ N S e c i~i eA,, 4 -o cZ
kc.cx-s45 ~OA~QI~AvO 5t~i o ~I s~+~.d~~~ t
• yf(CAU - ~
~ ~r
~)~~'IC~: OF C(~UNTY ~:NGINFFR
S E'UKANF. COUNTY ~ WASH I N~;TON
_~eb~Q _ ~ ~ y ~d ~ ~
T(): ti~C~krt~ie (~c~~>»tv f'l~~~i,~i~~~; i~e~,~rtmc~~ir
~'K(~~~; 1~~~~~tty Ft~ ris~P~~r'S I~t~~~,~rtme~it' V~~ ~ ~
SIJR,(F(;'f : C:~~rtd~tic>>~~~ nf ,~1{~~t~~lv.~l-"l,t~ne Cll~~rl~~t~~-"1~~m~~~.~~ : Z~ _ /Q~~ ~5__ _
l i r~~ n r'~ N,~ m E~ C~p~;t~~Lts~~..._ p~_ Ch ~3-~
~E~rti~~n I5 T~wn~h(~ ~',a~~k;~ EWM
~1~~ f~~ lowin~ ~~cc~ncj~ ti~~ns c~~ z~~r~v~~ l" fc~r t~ie ~atx~ve-r~F~~rE~~~~t~d ~~~n~ c~h~~>>y7~~ ar~ 5~ibmit(Pd to
~}~P S~c~k:ai~~ (~~intv E~e~~r~i~~; Fx~~min~r ~•amm.itt~e f~~r incl<<~;ic~n jn rl~p ~;t,~ff ~~c~,~l}'~1~ at~~i J
"f lndin~~ ~nd c~rder" of th~~ I~~~~rin~; ~ch~d~~ied ~~'R.L~ ~p , 19 '
Ptior To The Ieeuance 4f A Buildirlg Permit
1. Appi i~~nt sh~ I l~ed f ~~at~ fr~t~C ~n
for ri~ht-~f-way ~rlc~r rc~ a«y ~~~►e o~ thp ~r~~~-~ercy,
' Applicant shall ~Pcli~.ate fe~t on
~or ri~ht-~f-way and stn~e e~S~m~nts as necess~ry ~~ri~r tc~ ~ny us~ oF the prc~perty.
l. Appl.ic~nt sh~lt de~i~c~t~ ~ fn~t rad~us ~n
and pr i~r t~ ~ny use c~ f t h~ ~rt~ ~~~r t y.
Appli~ant sh~ll c~eclic~~te~ fe~r on and ~ foot radi~~s on
and Eor ri~ht-~of-w~y pri~r ~u any ~~s~ of the pro~~rty.
Access permits for ~P~roaches tr~ the C~unCy R~ad System shail he ~ht~~ined fxc~m the
Spokane County En~ineer.
Access permitg ~nd im~~rr►vem~nts ~~►.~~4' musC be approved by the Wash~n~ton D~partment o~ ~Yansp~~t~t~on.
Access permit~ and ~~n~~r~verr~ent~ t~ musC he a~pzoved
by the Ci~y of .
(a) A~plicant sh~~l~ impr~ve in a m~~nne~ consistPnt with S~okane
G~unty TYPICAI, r~~~dw,~~ s~zct ion I~. 1 m~ nimtim ravi.ng w~~f th ~~~~f,r,~~/~~~.
(h} Appl~c~nt shall fm~~r~ve in ~ rnann~r con~istPnC w~th Spokar~e
County TYPICAI, rc~adway seetion Nn. minimum Pevin~ width ,
.
(c) A~plf cant shall jm~rc~ve ~n a macinet c~}nsi~t~nt with ~}~ok~ne
~otmty TYPtCAL r~~adway sect.ion minlmum ~~~vj.n~ wic~th .
(d} Appl icant shall ~m~r~ve in ~ m~nner c~~ls~ stent w~ th S~k~n~ Cc~unty TYPICA~ roadway S~ct~on No. rn~nim<<m ~~ving widt~~ .
(e) ~tMec speci f iC im~ravemer~t~ :
ApplicAnt Shall sitbmjt for appruval by the Spokane G-)unty F'nginFer toad, dr7lrtagP, eind
' access p.lans prior to cho iSSi►ariCe of a buil(jing permft on the property.
ln Tfae appl.icant fihall slihmiC foc approval by tliN Spokane ("Ountv F,»gineor aiid t1~~ ~~)~anp
,otinty tlpalth DiStrict a rietalloil comhinokl oti-site sewrige tiySCem pl--in anc) water
disposa1 plan for thF o»tire pro,jerc prior to, the 1~suanre nf anv 1)WHlnv ,Pormit #)n C1ip property.
- -
~ ~ 1
~~ii~,e ~
ll A~~~rki~~~ 1~?tan an,1 traFfic cirr~al.ati~~n ~1,~~~ sl~~ll b~ s~,t~~nitt~~~ .~~~~~r~~ve;i hy the
5~x~karle GCj~~nty En~ineer pri~r t~~ (h~ ~~;su~nre of ~ t~~~il~iin~ p~rmit ~~r~ tti~ ~r~~~~~rty. Tl~e
d~s~~n, lc~c;~tir~n, ~nd arr~~i~e~n~nt ~~arkin~; ~t~lls 5tl~ll he ln ac~'clr(~~IlCta with st.~~~c~ard
traf f ic ~n~i~~~ri ~r~ctj ces. ~avin~ ~~r 5ur ~acin~; as ~~E7r~~ve~1 by t he CounCy En~ineer,
wi il be r~'quired foc at~y p~~xti~~n of the ~~ru jec[ which iti t~a be occ~~ri~d or rrsvelled by
v~hicles.
l2 The wr~x~f "~pplicarr~" sh~ll include [h~ uwner ~r owtiers uf rhe pr~~p~rty~ h~.s heirs,
aesigus, and successurs.
l3. To cunstruct th~ road ~mprovem~~~ts stat~~ her~in, the a~~~~li~ant m~y~ witl~ th~ ap~rovel af
the County ~n~ine~r, ~oin ~n an~~ b~ a w~.111n~ ~~artici~ant i►Y any ~etit~on or resol.ution
which purpose is tl~e f~rmati~n ~f a Road ~I~npruvem~nt ni~trict (RII~) for safd impcovemenC
pursuar~t to RCW 36.8~, as amenc~ed. S~okane C,~unty will ~i~t participate in the cost of these impcuvements.
!4, As an alternative meth~d of cor~~truc[ink tl~e rc~ac~ im~rovemt~nt st~ted herein, tl~e ap~]i-
Cgnt may, with the a~prov~31 ~f the County Engineer, ~~complisli thz road ~mpxc~ve~n~nt6
ststed here~n b~► ~ojn~n~ arid p~~rticipating in a Gaunty Rt~ad Project (CRP~ tu th~ exten[
of the r~qu~red coad impr~vement. Spokane Cau~ity will n~~t partici~ate in the cost of
these im~ravements.
. 15 The cunstruction af th~ rc~~~ ilil~.)COV~iTI~'[1C3 stated herein shall be acca~nplis~~~c~ as ap-
proved by the S~kane Caun[y ~ngineer.
lb AlI required improvem~►lt~ shal.! conform tc~ the ct~rrent State ~f Washin~t~n Stand~rd
Specific8tio~s far E~ad ar~d Bricige CCc~nstruction, and ~th~r apPlicable cou~~ty standards
and or adopted resolu[ions pertaini~~g t~~ Road Standa~ds ~~~~d St~rmw~ter M~na~ement ~n
effect at the date of cor1~trucCin~~, u~~less atl~ecwise a~pr~~v~d by the County Engineer.
11. Applicant shall f ile ~ petitian fo~ Che vacati~n of priur to
any use of ~he property.
18. Applicant ~ha11 construc[ ~ pav~d ac~d d~Iine~~ted ac~~ss ap,proach(s) to mett the existin~
pavement an .
19. Access to Rnac~ sl~all b~ pr~~iibited unti~ such time as spe~i~ically
autlwrized by the 5}x~kane Cc~unty ~;ngine~r. ;
zfl Roadway stanc~ar~s, tyF~i~-a1 t'oadway secti~~ns and drain~~;e ~lan reguiremenrs are found iil
S~kane &~ard of Ct~ttnty Cunun.~ssi~ners R~s~lut ion No. 8U-1592 as a~n~~lded and are applicablE~
to this proposal, ~
2l. This plat nr develc~prn~~nt ~r~~~~sal 1.s l~cated w~ thin a c~raina~e b~~~~n which h~s b~tn
identified by the Sp~.~kane Cuunty .~,~~~neer's Uffice as having sturmwarer runo~f problcros.
Since th~s pl~t ar d~velupm~n[ ~roposal is ~ffected by ~~r is a cc~ntrib~tCor t~ storu~watPr
f lows ~ pr~p~r Gy ~w~~ers sl~c~cild ~ar ricl~~3te in rhe ~1Zi~Illl~Il~ ~nc~ im~le,n~nt~~ion of a f ~~ture basinwic~e st~rn~water ~n~n~~~~m~r~t ~yst~m. The fr~llowjc~~ "G~nd~tt~r~ of Appr~v~~l" shall he
requiced: '~~~t thE~ ~~w~~~r(s) ~~r ~ucc~ssor(s) in int~r~~t ~~~ree to j~~in ~n ~ny Cc.~u~~ty
~ppcc~ ve~ St~rmwa t~r M;~na~em~n t f'r~~;r~m ~ar►~l c~~ pay sucl~ r~ tes a~i~~ ~h~rg~s ~s may b~ f i xe~
thr~~lgh ~uhl ic i~~ar~n~s ~ur servir~ ~r h~~~~f it uk~~~iriec~ by the pl~~n~iin~, de~i~n~ cc~n-
~Cruetin~, maintairtin~, c~r c~~~r~~t ton caf stc~r~nwater cc7«trul facilities.
yll/4
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OF~~tCE: OF Ct~UNTY FN~~tyFER
5~'OKANF, COUNTY, ~1ASNIN(~T(1N
~eb~~__ ~.~:~w ~ y ~ ~
r(1: ~~C~k~tite G►~~t~tv E'l~~cii~ii~~ f~~~~<~I'C4nE'liC
f~'kc~"1: l~~ ~in t y Fn~; i ~t~~~r f}t~ ~};3~ t~ne~t t' ~
SfJfi.l}~:~;'1': t~~r~c~~t~c~n~ r~f :1~~~~r~~►v~~l-"1,~,~n~.a Ch~nk~~~~---"J~~mf~t~~ - ~Q~- -
A~~ l~ c<„~ c'~,v,~ m~ p~~~~.~~5.~. p~.~... Ch~3~►
~f~~c i~~n ~ 5~'T~wri~l~ i~ .N, N.,~r~~;f~ E;WM . ,
I'1~~ f~ l l~wi n~ ,~~c~n~~ i t ic~ns c~ f~~~►rn v~~ 1"~c~r tl~e ~~h~~vc~-r~~ Fc►rf~~~~t~ci ~~>»t~ r.h~,~~>>;E~ arr~ ~~i I~m~ t t~d Co
~ I~~ ~~pk,a~~e (;~iintv 1fF~~rin~ FfX<~fnjrl~C (",~niFnitt~e fnr ~n~1~~~~c~n ~n ~lie ~t,~f f :~c~,~l~~~i~ ~~nri .
"f ~nd~n~~ ~nd c}t-~1~r" ~~f t~~►~ I~~E~~ri~~~ .~;c-hf~cjt~te~ (~~RL~ ~ , 19 '
Prioc To The Iesu~nce 4f A Buildin~ ~'ermit
1. Appllcant sh~ll ~e~ii.r~tP f~E~t on fc~r ri~ht-uf-wa}~ ~r~c>r tc~ ~ny ~~~e o~ the prn~~e~rty.
Appljcant st~a11 ~~~i~.~te fet~t ~n
for ri~htrof-way and sln~e e.~ser~n~nts as ne~e~s<=~ry ~rt~r tc~ any uSp o~ C1~~ ~~c~p~r~y.
l. Appl ic~nt s~~all c~edicate fc~~t radius ~n
and pr ic~r [c~ ~ny use cj ~ t he ~ri~ ~~r t y.
Appl~cant shall ~edic~~te feet on and ~ foot radi~~s on
and for ri~t~C-af-way pri~r t~► any ~~5~ of tt~e prap~rty.
Access permits Eor ~Prroache~ tc7 tlae Cnunty Ro~d System shal t he ~hc~~ined frr~m tl~e
Spok~ne (A«nty ~n~ineer.
Access perm~t5 and ~m~~rov~m~.'r~ts ~r~ ~~~5~4' m~,~t he approved by the Wa~hin~ton C~e~~rtm~~nt of 'n~~lsprart~jtion. ~
A~~ess perm~ts and jmnrc►vem~nts t~ must he ~rproved
by the Ci ty o f .
(a) A~pli.cant sh~ll im~r~ve in ~ rn,anner consistPnt with Spok~~ne
G~unty TYPICAL xoadway s~c~i~n Nc~. 4 rninimt~m pavf.ng wi~ith ~E~.~,~/~f~~,
~b) A~~l.~cant shall ~m~rave in ~ m~~nner COr1~~5CP~tt w~th Sp~k~rie
Cc~unty TYPICAL ruadway section N~. mir~imur~ ravin~ wid[I~ .
. . ~
(c) A~pli~~nt sh~ll ~m~r~ve ~ in a m~ilner c~~itsi~tent with ~pok~ne
('AUnty TYPICAL r~~adway section Nc~. mi»~.m~~rn p~v~n~ wictt h .
(d) App~~,cant shall improve in ~ m~~t~n~r c~nsistent with Spok~n~ Cc~unty TYPICAL roa~dway S~cti~n No. min~murn }~~~vin~ wi~th .
(e) ~~ther ~p~cific ~m~r«vement~:
ApplicAnt shall siibm1r for approval by thP IqP~~ane G-) unt y Fng in FE, r roa d, c1r'a I f1r1gP~ AncI
access plans prior Co thc iss(iance of a buil(iing permit on the property.
I~) The applicanC shall stihmit fnr approva] by tf» Spakane (~)untv FrlginPet' and tl~~ Sf-%)kanP
.,otrity flpalth i~istrlct ~a ~iPt~~i ik~~l comhinr~c~ ~~n-~;itP S(2wJ~Te sySCem pl-~n ,~~~ci ~+~rr~~r,e w~~t~r
df Sposal plan for the f~»r ire f't''a jecc pr ior tr) rlit, I~sti;inc'e of anv hi~!lc~! nu ;otbrmi t~~n tlip property.
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11 A}~ark~~~~; ~~l~i~~ an;l tr~F~ic, Circ~ul~~k ~l~~ii ;;I~al l b~ sc~l►~nittetj ~i~~~i .~~~~j~r~~v~~ hy tlie
Slx~kdn~ G:~unty ~n~lneer pri~~ C~~ ~h~ i.5su~~~~~~e of b~~~ l~in~; p~rmiC ~~i~ th~ ~~r~~E~~~ty. TI~~
des~qn, 1r~~aC ir}n, ~~nc~ ~~rr~~~~em~~~t c~f ~~ar k~n~~ ~tal ls ~ha 1 1 t~ in ~~c•~~rd~incka w~ th st,~~~~ard
craffie: Nn~in~er~ng pr~et~ces. Nav~~~~ c~r 5urfaci«~ a5 ;~~~E~r~,ve~i by th~ C~~~~nty E;ri~in~er,
will be req«ired for a~iy p~~rtiun of tf~e }~ruje~t whicl~ i~; tu be Ucc~~rf~d or trav~lled by
v~hicles.
12 The wr~r~ "~~p~lica~iC" shall incluc~e th~ c~wrler ~r owriers uf the pr~~p~rty, h~.s h~irs,
aes1~~►~, and successc~rs.
~3. To CUIlSCfUCt the r~ad impruvem~~~ts stat~c~ her~in, tl~e ii~)~llfCaflC may, wiCl~ tl~~ approval o~
the Cou~lty En~in~~r, ~oin in ~~n~j bc~ a willin~ ~artici~►ar~t in any ~etitiori or resolution
wh~ch purpo~e is tlie forma~ion c~f a Rc~ad Im~ruvem~nt 1~i~trict (E~In} far s~id impr~vem~nt
pursuant to RCW 36.$~~ as amenc~~d. Spok~ne Cuunty wiil ~i~t participate in t~~e cost of chese imprc~vements.
14. As an alternative meth~~c~ of c~~~structi~~~; cl~~ rc~acl im~rovemt~nt st~tec~ her~in, tl~e appli-
cant may, with the a~proval ~f the Cc~unty Engineer, acc~omplisi~ th~ road imprc~vem~nts
stated herein by ~c,jning ~nd p,~rticipat~ng ~n a Cnunty R~~ad Prc~ ject (CRP) e~ [he exten[
of Che re~uired road impr~vement. Spokane Cou~~Cy will c~~~t parti~ipate in the ~ost Uf
these improvern~~~ts.
, 15 The Evnstruction ~f Cf~e Cc~~~ ~m~~COVem~~~1tS stated h~rei.n si~all t~e dcec~~Aplislle~ as ap-
proved by the Sp~kane Cc~unty ~ngineer.
16 All cequired improvem~~its shall c.~j~form t~ the current State ~f Washin~Gc~n Standarc~
Specificati.ons for Ruad and Bridge Cc~nstrucCion, and ~tl~~r appli,c~ble cout~ty standards
and or adopted resol«tions pertaini~ig cc~ Road Standards ~~~~d Sturmw~[er M~n~~kem~nt ~n
ef feCt ac the date of curl~truction, unless otl~erwise aE~pr~~v~d by the County Engin~er.
11. l~pplicant 8hai1 fi~e a pecltic~n for tt~e vacati~n of ~riur to any uee of t~~~ property.
18. Applicant shall con~truct a paved anci d~line~~ted acce~s approa~h(s) to meet the existin~
pavernenC an .
19. Acc.ese to R~ad s11all be prot~ibit~d unt~l such time as spe~ifically
sutlx~rized by the Spokane Cc~uncy ~n~inter.
2() Roadway stanc~~rds, ty~~ical r~~adw~y ~ect i~~ns a~id cir~in~l~~ ~lan rer~~iirem~nts are found in
Spc~kane &~ard of Cour~ty Cc~mrn.issfuners ReSolutiun Nu. 8U-1592 as a~n~~~ded and are applicablt
to this pr~pc~sal,
2f. This plat ~r develu~rnent ~r~~~x~;,al ~s l~~cdted within a c~r~as~~a~e b~~~i~~ which h~s ~tn
ident~f ieci by ~he S~x~kane {;c~un~y E~i~i~~~er's Uff ice a5 h~~vir~~ s[~rmwater run~f f probl~m~.
Since this pl~t or d~v~l~pm~nC ~ru~5al is ~ffectec~ by ~~r is a cc~~~tribu~ur to stormwat~~
flows, pr~p~rCy ~wners shc►ulc~ ~artiel~~~te I~~ tl~e pl~~neii~~~ ~rlc~ ~m~~~~m~clt~atjon of a fuC~~r~
basinwi~ie stormwater ~n~n~~~~m`nt gystem. The fc~llow~nk "c~~ndirt~~~ ~f Apprc~val" shall ~e ce~uired: Tl~at t~he c~w~~er(;~) ~~r ~~~ccessor(s) in intere~~ a~ree to jc~in ~n any Cc~unty
~pprave~ ~t~rn~w~t~r ~'~na~~m~nt ~'r~~~;rdm ~r~~~ t+~ pay su~,l~ rat~~ ailc~ c:h~r~~s ~s m~~y ~ fixe~
~ through puhlie li~~ri~i~~ fur service or h~~~~fic obt~inec~ by the pl~~n~~ing, desi~n, cc~n-
strucCin~, ma±ntainin~, ~~r c,~p~r~t ion of s~c~r~nwater cUntr~l fac;ilities.
91l/4
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