ZE-0014-02
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SPOKANE COUNTY HEARING Ex;AMINER
RE Zone Reclassificanon from UR-3 S and)
B-2 Zones to B-2 Zone, and Vanance ) FINDINGS OF FACT,
from Landscaping Requirements, ) CONCLUSIONS OF LAW,
Apphcant Modern Draftmg Service ) AND DECISION
File No ZE-14-02/VE-14-02 )
1
This matter conung on for pubhc heanng on September 25, 2002, the Heanng Examiner,
after review of the subject apphcattons and the entire record, and findwg good cause therefore,
hereby makes the following findmgs of fact, conclusions of law and decision
I FINDINGS OF FACT
1 The rezone applicahon requests a rezone of approxunately 62 acres of land from the Urban
Residenhal-3 5(LTR-3 5) and Commuruty Busmess (B-2) zones to the B-2 zone The vanance
apphcation requests that a 15-foot wnde stnp of Type I Landscaping stnp be permrtted along the
west property line, whereas Section 14 806 040 (1)(d) of the Spokane County Zorung Code
requires 20 feet of Type I Landscapmg along such boundary
2 The srte is generally located west of and adjacent to Argonne Road and approxunately 130
feet south of Alki Avenue, m the SE 1/a of Sechon 18, Townslup 25 North, Range 44 EWM,
Spokane County, Washington
3 The srte is currently referenced as a porhon of County Assessor's tax parcel no
45184 0803, and has a street address of 511 N Argonne Road
4 The srte is legally descnbed as the North 90 feet of the South 180 feet of Lot 1, Block 23,
Hutchinsons Addznon, Less Hwy, the North 90 feet of the South 180 feet of Lot 2, Block 23,
Hutchmsons Add.ihon, and the North 90 feet of the South 180 feet of the East %Z of Lot 3, Block
23 of Hutchuisons Addihon, as per plat recorded in Book Q, Page 4 of Plats, records of Spokane
County Audrtor, m Spokane County, Washuigton
5 The apphcant is Modem Draftng Service, c% Joe Stoy, 1104 N Pemne Rd, Spokane, WA
99206 The legal owner of the srte is Boulder Creek Inc, 19012 Nevada Rd, Spangle, WA
99031
6 The Heanng Examuier heard the apphcahon pursuant to the County Heanng Examiner
Ordmance (County Resoluhon No 96-0171) and the County Heanng Exammer Rules of
Procedure (County Resolurion No 96-0294)
7 The Heanng Examiner conducted a srte visit on September 24, 2002, and held a pubhc
heanng on the proposed rezone and vanance on September 25, 2002 The requuements for
nohce of pubhc hearmg were met
HE Findmgs, Conclusions and Decision ZE-14-02/VE-14-02 Page 1
•
8 The following persons tesnfied at the pubhc heanng
Tammy Jones Cneg Baldwin
Division of Planning Division of Engineenng
1026 West Broadway 1026 West Broadway
Spokane, WA 99260 Spokane, WA 99260
Randy Snuth Joe Stoy
Northwoods Construchon Modern Drafting Service
11309 N Government Way 1104 N Pemne Rd
Hayden, ID 83835 Spokane, WA 99206
9 The County Division of Plaluung issued a Determination of Nonsigruficance for the
proposed rezone on September 10, 2002 The vanance is exempt from comphance wnth the State
Environmental Pohcy Act and the Coun#y's Local Environmental Ordinance, pursuant to WAC
197-11-800 (6)(b)
10 The Heanng Exanuner takes nohce of the County GMA Comprehensive Plan and Caprtal
Facihhes Plan, Phase I Development Regulahons, 2001 County Standards for Road and Sewer
Construction, County Zomng Code, County Code, other apphcable development regulahons, and
pnor land use decisions in the vicuuty
11 The record includes the documents in the project file at the hme of the pubhc heanng, the
documents and teshmony subnutted at the pubhc heanng, and the items taken notice of by the
Heanng Exanuner
12 The subject property is approxunately 27,000 square feet m size and is located west of and
adj acent to Argonne Road The site is generally flat in topography and is undeveloped
13 The sub~ect rezone and variance apphcations, and srte plan of record, were subrrutted to the
County Division of Planiung on July 25, 2002 The site plan illustrates development of 15 641
square feet of the srte, including a 2-story buzlduig vvith a bwlduig footprint of 8,850 square feet
and a building height of 25 feet, associated pazking and landscaping The site plan also
illustrates the adjacent parcels to the south that are under the same ownerslup as the subject
pazcel The site plan states that the proposed use will reqwre a reciprocal parkrng agreement
with the parcel to the south, in order to meet the minimum pazking reqturements of Sectton
14 802 040 of the Spokane County Zomng Code
14 Effective January 1, 1991, the zorung of the east half and west half of the srte was
reclassified from the zorvng of the site under the now expired County Zomng Ordinance to the
B-2 zone and UR-3 5 zone, respechvely, pursuant to the Program to Implement the Spokane
County Zomng Code
15 Effechve January 15, 2002, the County unplemented a new comprehensive plan ("GMA
Comprehensive Plan'), Capital Facilrties Plan, County Urban Growth Area (UGA) boundanes,
and Phase I Development Regulations, all pursuant to the State Growth Management Act
(GMA) The County also repealed the intenm development regulations previously adopted by
HE Findings, Conclusions and Decision ZE-14-02/VE-14-02 Page 2
the County under the State Growth Management Act See County Resoluhon No 2-0037
Minor revisions were made to the Phase I Development Regularions on May 7, 2002 See
County Resolution No 2-0470
16 The Phase I Development Regulations designate the srte, the apphcant's adjoinuig land
located to the south, and other land frontYng or near Argonne Road and Mullan Road m the area
to the north and south, in the Mixed Use category of the Comprehensive Plan Such regulations
retazned the existing zorung of the site and neighboring properties The site and neighborng land
are designated in the County UGA The Argonne/Mullan comdor is developed with a mixture of
office and other commercial uses, along vvith some remauung residenhal uses
17 The Phase I Development Regulations designate the land 1}nng west of Mullan Road, west
of the land designated in the Mixed Use category of the GMA Comprehensive Plan, in the Low
Densrty Residential category of the GMA Comprehensive Plan, and retained the UR-3 5 zoiung
of such land Such land is dominated by single-family homes This includes the land lymg west
of the site
18 In 1996, the land lymg north of the srte was rezoned from the UR 3 5 zone to the Urban
Residennal-22 (UR-22) zone See decision in File No ZE-16-96 Professional offices have
been developed on such land In 1998, a 17,000 square foot parcel of land located directly north
of such land, across Alla Avenue, was rezoned from the UR 3 5 zone to the Urban Residential-
22 (UR 22) zone, for the development of inedicaUprofessional offces See decision in File No
ZE-1-98
19 In 1997, the east half of the parcel of land lymg directly south of the site was rezoned from
the UR-22 zone to the B-2 zone See decision m Ffle No ZE-12-97 Such parcel is zoned
entuely B-2, is under the ownerslup of the current site owner, and is developed for parking
20 The parcel of land lymg two (2) parcels south of the site is also under the ownership of the
current site owner The east end of such parcel is zoned UR-22, and the remamder of such parcel
is zoned UR 3 5 The east half of such parcel is developed with an office use, wlule the west
half is undeveloped The apphcant is currently seeking to rezone such parcel enhrely to the B-2
zone, to develop a pnvate parkuig lot on the east half See File No ZE-13-02
21 The Examiner consoudated the land use apphcations m the current file and Ffle No ZE-13-
02 for public heanng, considerulg the common ownerslup and locahon of the sites, the sunilanty
of the land use issues presented, and the lack of pubhc opposition to the proposals
22 A large storage builduig is located immed.iately west of most of the enhre west boundary of
the current srte
23 Argonne and Mullan Roads form a one-way couplet, compete with curb and sidewalks, m
the area, between Sprague Avenue and Interstate 90, and are designated as Urban Pruicipal
Artenals by the GMA Comprehensive Plan
HE Findmgs, Conclusions and Decision ZE-14-02/VE-14-02 Page 3
~
24 The proposal does not comply with the muumum frontage requirements or the off-street
parkmg requirements of the B-2 zone To comply with these requuements, the apphcant w111 be
required to aggregate the srte with the adjacent parcel to the south, and to execute a reciprocal
parkuig agreement wnth the owner of such adjacent parcel
25 The Staff Report analyzes the consistency of the proposal vnth the GMA Comprehensive
Plan and the approval cntena for rezones and vanances The Examiner concurs with such
analysis and hereby adopts the same by reference as findings of fact herem
26 Zorung Code 14 810 200 authonzes the County Division of Plannmg to aid.muustratively
accept alternate methods of compLance to the development standazds of the County Zonuig
Code, incluclmg landscaping, where the alternate is at least equivalent to that prescnbed in the
Zoning Code and is not mconsistent wrth conditions of approval unposed through a land use
achon
27 The Type I landscapmg required by the Zonuig Code along the east boundary of the srte is
mtended to buffer the site from uses developed wnthin the UR-3 5 zone, typically a smgle-family
residence The existing storage building, wluch appears to be of recent construction, is located
immediately west of the site, faces away from the proposed commercial development on the srte,
srte and provides a complete buffer to any single-fanuly home located west of such builduig
Under such circumstances, a 15-foot wnde stnp of screen-type landscapmg stnp serves the same
purpose as a 20-foot stnp of screen-type landscaping, and should be permitted pursuant to
Zoning Code 14 810 200
28 Neighbonrlg property owners did not comment on the proposal As condinoned, the
proposal wdl comply with the B-2 zone and other applicable development regulations, will not
have any sigruficant adverse unpact on the environment, and will be reasonably compahble wrth
neighboring land uses
29 Condihons have changed in the area smce the east half of the srte was zoned UR-3 5 in
1991, to support the proposed rezone T'his includes the approval of three (3) rezones to the UR-
22 zone or B-2 zone on land lying near or adjacent to the srte, increased commercial
development along the west side of Argonne Road in the vicuuty, adopnon of the GMA
Comprehensive Plan and Phase I Development Regulanons, and extension of pubhc sewer to the
area.
Based on the above findings of fact, the Heanng Examiner enters the followuig
II CONCLUSIONS OF LAW
1 T'he proposed rezone, as cond.inoned, generally conforms to the Comprehensive Plan
2 The proposed rezone, as modified and condinoned, beazs a substannal relationslup, and
will not be detnmental, to the public health, safety or welfare
3 A change in econonuc, technologqcal, or land use condinons has occurred to warrant the
proposed rezone, as conditioned A substantial change of circumstances has occurred in the area
smce the srte was last zoned
HE Findings, Conclusions and Decision ZE-14-02/VE-14-02 Page 4
4 Special cucumstances are not appucable to the property, such that stnct apphcahon of the
penmeter landscapmg requirements of Section 14 806 040 (1)(d) of the County Zomng Code
would create prachcal difficulhes and depnve the property of nghts and pnvlleges enjoyed by
other properties in the vlcuuty wrth sunilar zotung
5 An altemate method of compliance, pursuant to Section 14 810 200 of the County Zomng
Code, should be accepted regarduig the penmeter landscapmg reqturements of Sechon
14 806 040 (1)(d) of the County Zomng Code, to allow the uista.llahon of 15 feet of Type I
landscaping along the west boundary of the subject property, rather than the 20 feet of Type I
landscapmg otherwlse reqtured
6 The proposal rezone, as condihoned, comphes wnth the B-2 zone and other apphcable
development regulahons
7 The procedural requuements of the State Environmental Policy Act and the County's Loca1
Environmental Ordinance have been met The proposal, as cond.ihoned, will not have a
sigruficant, probable adverse unpact on the envuonment
8 The proposed rezone, as condihoned, meets the cntena established by Washuigton case
law for approving a rezone, and the cntena estabhshed in paragraphs 14 402 020 (1)(2) of the
County Zomng Code for amendmg the County official zonuig map
9 The proposed vanance does not meet the cntena for approving a vanance hsted in Chapter
14 404 of the County Zomng Code
10 Approval of the rezone apphcation, and denial of the vanance applicanon, are appropnate
under section 11 of the County Heanng Exammer Ordinance, adopted by County Resoluhon No
96-0171
III DECISION
Based on the above Findings of Fact and Conclusions of Law, the subject apphcahon for a
rezone to the Commuruty Business (B-2) zone is hereby approved, subject to the conditions of
approval of the pubhc agencies stated below The subject apphcahon for a vanance from
landscaping reqturements is hereby denied
Any condzhons of such agencies that have been added or sigruficantly revised by the
Heanng Examiner are ttalicized
Fazlure to comply wrth the condihons of this approval may result in revocahon of ttus
approval by the Heanrig Examiner This approval does not waive the applicant's obligarion to
comply wrth all other reqlurements of other agencies with junsd.ichon
HE Fmdulgs, Conclusions and Decision ZE-14-02NE-14-02 Page 5
SPOKAIVE COUNTY DIVISION OF PLANNING
1 All condihons unposed by the Heanng Exanuner shall be bmduig on the "Applicant,"
wluch term shall mclude the owners and developers of the property, and their heus, assigns and
successors
2 The zone reclassificahon apphes to the following descnbed real property "The North 90
feet of the South 180 feet of Lot 1, Block 23, Hutclunsons Addinon, Less Hwy, the North 90
feet of the South 180 feet of Lot 2, Block 23, Hutchinsons Addihon, and the North 90 feet of the
South 180 feet of the East %z of Lot 3, Block 23 of Hutchunsons Addition, as per plat recorded m
Book Q, Page 4 of Plats, records of Spokane County Auditor, in Spokane County, Washuigton"
3 The proposal shall comply with the Commwuty Business (B-2) zone, the Aquifer Sensitive
Overlay zone, and all apphcable provisions of the Spokane County Zonuig Code, as amended
4 The site sha11 be developed m substantial conformance wrth the site plan of record
submitted on July 25, 2002, subject to comphance with development regulanons and conditions
of approval The County Division of Planning may approve muior alterahons and addrtions to
the site plan of record, pursuant to Section 14 504 040 of the County Zorung Code, as amended,
subject to comphance vvith all cond.itions of approval and regulanon standards All other
changes must be submitted to the Heanrig Exanuner for approval at a public heanrig, through a
change of condirions applicanon
5 The appltcant may tnstall l S feet of Type I landscaping along the west boundary of the site
in lieu of the 20 feet of Type I landscaping required along such border by the County Zoning
Code
6 The site plan of record does not illustrate comphance wath the frontage requtrements or
off-street parkcng requarements of the County Zonang Code Prior to the issuance of any butlding
permits the applTCant shall aggregate the site with the adjoining property to the south, to meet
frontage requtrements and shall enter into ajoint use parking agreement with the ownershtp to
the south meeting all the requirements of the County Zoning Code to meet off-street parking
requirements
7 Approval is reqwred from the Duector of the Division of Plannmg/designee of a specific
illuminahon and signage plan for the descnbed property, pnor to the release of any biulding
permit
S Duect hght from any extenor area hghtmg fixture shall not extend over the property
boundary
9 A specific landscape plan, planting schedule and provisions for the maintenance acceptable
to the Duector of the Division of Planrung/designee shall be subnutted with a performance bond
or other sultable guarantee for the project, pnor to release of any building pernuts Landscaping
shall be installed and ma.mtained so that sight distance at access points is not obscured or
unpazred
HE Findings, Conclusions and Decision ZE-14-02/VE-14-02 Page 6
10 The Division of Planning shall prepare and record wrth the Spokane County Audrtor a Title
Nohce, notuig that the property m queshon is subject to a vanety of special condihons unposed
as a result of approval of a land use action The Trtle Notice shall serve as public nonce of the
conditions of approval affechng the property m queshon The Title Nohce should be recorded
wrthun the same tune frame as allowed for an appeal and shall only be released, in full or in part,
by the Division of Plaruung The Title Notice shall generally provide as follows
"The parcel of property legally descnbed as "The North 90 feet of the South 180 feet of Lot
1, Block 23, Hutchuisons Addition, Less Hwy, the North 90 feet of the South 180 feet of Lot 2,
Block 23, Hutclunsons Addrtion, and the North 90 feet of the South 180 feet of the East %z of Lot
3, Block 23 of Hutchuisons Addirion, as per plat recorded m Book Q, Page 4 of Plats, records of
Spokane County Aud.itor, in Spokane County, Washington", is the subject of a land use achon by
a Spokane County Heanng Examiner on October 31, 2002, approvuig a rezone applicanon,
den}nng a vanance appLcation, and unposing a vanety of special development conditions File
No ZE-14-02NE-17-02 is available for uispection and copyuig in the Spokane County Division
of Planiung "
SPOI:ANE COUNTY BUII.DING AND CODE ENFORCEMENT
1 The apphcant should contact the Division of Builduig and Code Enforcement at the earhest
possible stage in order to be uiformed of code requirements admirustered/enforced as authonzed
by the state Bullding Code Act Design/development concerns mclude addressmg, fire apparatus
access roads, fire hydrant flow, approved water systems, builduig accessibihty, construction
type, occupancy classification, existing extenor wall protection and energy code reqiurements
SPOKANE DIVISION OF ENGINEERING AND ROADS
Pnor to release of a builduig permit or use of the property as proposed
1 Access pemuts for approaches to the County Road System shall be obtauied from the
County Enguieer
2 The apphcant shall subnut road, drainage and access plans to the County Engineer for
approval
3 A Professional Engineer (P E), hcensed in the State of Washington, shall subnut road and
stonn dramage construchon plans and a drauiage report that conform to the versions of the
Spokane County Standards for Road and Sewer Construchon, the Guidelines for Stormwater
Management, and all apphcable federal, state, and local regulations and laws that are in effect at
the tune of the plan subnuttal or at the tune of the development permit apphcarion(s) The final
road and stonn draznage plans and drainage report shall receive the County Engineer's
acceptance, pnor to release of any Gradmg, Builduig or Right-of-Way Pernuts
4 A parkuig plan and traffic cuculation plan shall be subnutted and approved by the Spokane
County EngRneer The design, location and arrangement of parkulg stalls shall be m accordance
with standard enguieeruig prachces Pavmg or surfacmg, as approved by the County Enguieer,
will be reqwred for any portion of the project that is to be occupied or traveled by vehicles
HE Findmgs, Conclusions and Decision ZE-14-02/VE-14-02 Page 7
5 The construchon of the roadway unprovements stated herein shall be accomplished as
approved by the Spokane County Engmeer
6 No road unprovements are required for Argonne Road, because County Road Project No
2853 constructed all necessary improvements
7 All requued unprovements sha11 confonn to the current State of Washington Standard
Specifications for Road and Bndge Construcrion and other apphcable County standards and/or
adopted resoluhons pertamung to Road Standards and Stormwater Management in effect at the
date of construchon, unless otherwise approved by the County Engmeer
S Roadway standards, typical roadway sections and drauiage plan reqiurements aze found in
Spokane County Resoluhon No 1-0298, as amended, and are apphcable to tlus pmposal
9 No constsuchon work is to be performed wnthui the exishng or proposed nght of way until
the County Engmeer has issued a permrt therefore All work vvitlun the pubhc road nght of way
is subject to uispechon and approval by the County Engineer
10 The applicant is advised that there may exist uhhhes either underground or overhead
affechng the apphcant's property, mcluchng property to be dedicated or set aside firture
acquisihon Spokane County vvill assume no financial obhgahon for adjustments or relocahon
regarduig these uhhnes The apphcant should contact the applicable utihhes regarduig
responsibihty for adjustment or relocahon costs and to make arrangements for any necessary
work
11 The County Engmeer will issue a Concurrency Cerhficate under the County GMA
Comprehensive Plan and Phase I Development Regulations for twenty-four (24) PM peak hour
tnps, for a 16,000 square foot office bu.dding
12 The proposed rezone has been reviewed accorduig to the site plan of record Any
modifications to the srte plan will reqiure add.itional review by the County Engmeer At such tune
as a revised srte plan is subnutted for review, the apphcant shall submit detailed traffic
uiformation for review by the County Engmeer to determine what traffic unpacts, if any, that the
development would have on surrounchng uifrastructure 1Vhtagarion, includuig off-srte
improvements, may be reqwred
SPOKANE COUNTY DIVISION OF UTILTTIES
1 As required by the Spokane County Zoning Code Phase One Development Regulations, a
wet (live) sewer connection to the area-wlde pubhc sewer system shall be constructed Sewer
connechon permit is requued Commercial developments shall subnut histoncal andlor
estunated water usage pnor to the issuance of the connechon permit in order to estabhsh sewer
fees
2 The apphcant sha11 submit expressly to Spokane County Division of Urihhes, "under
separate cover", only those plan sheets showing sewer plans and specificahons for the public
HE Fmdings, Conclusions and Decision ZE-14-02/VE-14-02 Page 8
sewer connecnons and facilihes for review and approval Commercial developments shall
subnut lustoncal and/or eshmated water usage as part of the sewer plan subrYUttal
3 Any water service for this project shall be provided in accordance with the Coorcunated
Water System Plan for Spokane County, as amended
SPOKANE REGIONAL HEALTH DISTRICT
1 The sewage disposal method sha11 be as authonzed by the Duector of Uhhties, Spokane
County
2 Water service sha11 be coorduiated through the Duector of Urihhes, Spokane County
3 Water servrce shall be by an exishng pubhc water supply when approved by the Regional
Engu►eer (Spokane), State Department of Health)
4 A pubhc sewer system shall be made available for the project
S The use of pnvate wells and water systems is prohibiteci
SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORTTY
1 All apphcable a1r pollution control regulahons shall be met See memo dated August 8,
2002, from SCAPCA to the Divlsion of Planrung, in Planning Ffle No ZE-14-02/VE-14-02
DATED this 31S` day of October, 2002
SPOK:ANE COUNTY HEARIlNG Ex:AMINER
/ l
Mich el C Dempsey, WSBA #
HE Fmdings, Conclusions and Decision ZE-14-02/VE-14-02 Page 9
NOTICE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL
Pursuant to Spokane County Resolunon Nos 96-0171 and 96-0632, as modified by County
Resolution Nq 1-0700, the decision of the Heanng Examiner on an apphcation for a zone
reclassificahon and a related applicahon for a vanance is final and conclusive unless vvithin
fourteen (14) days from the Examiner's wntten decision, a party of record aggneved by such
decision files an appeal wnth the Board of County Comnussioners of Spokane County,
Washington
Tlus decision was mailed by cerhfied mail to the Apphcant, and by regular mail to other
pazties of record, on October 31, 2002 THE APPEAL CLOSING DATE IS NOVEMBER
14. 2002 ~
The complete record m tlus matter, includulg tlus decision, is on file du.rmg the appeal
penod wrth the Office of the Hearuig Exarruner, Thud Floor, Public Works Bmlduig, 1026 West
Broadway Avenue, Spokane, Washington, 99260-0245, (509) 477-7490 The file may be
inspected du.rmg normal working hours, listed as Monday - Fnday of each week, except
holidays, between the hours of 8 30 a m and 5 00 p m Copies of the documents m the record
will be made ava.ilable at the cost set by Spokane County
Pursuant to RCW 36 70B 130, affected property owners may request a change in valuation
for property tax purposes notwithstanduig any program of revaluation
HE Findulgs, Conclusions and Decision ZE-14-02/VE-14-02 Page 10
Project Stalus Activc ENGINEER'S REI-%,--f"~:' SHEET
As I3uilt Plans Received Rezone File ZE-0014-02 "02
Road Plans Approved Companion Files: VE-0014-02
New Road Standards 5-(5-95 Mylar
Reluted Files:
Ilearing: 09/25/2002 10:30 Building Dept:
Technical Review: 08/15/2002 2:15 I Harvard Rd Plan i_j Eng Special Cees
Preliminary Review: TYPe: ❑ Large Lot Bldg. Square Feet 1470
Date Reccived: 08l(}7/2002 a
No. Lots: No. Acres: 0.1'1~
Project Name B-2 & UR-3.5 TO B-3 BOULDER CREEK #3
Site Address S. ALKI, W. ARGONNE, E. MARGUERITE, N. VALLEYWAY, ARGONNE N. 511
Applicant Ccrnditions Mailed: Flood Zone No Phone Dist School Dist 363
Fire Dist 01 Range-Towniship-Section: 44 - 25 - 18 PARCEL(S): (lirst 20)
BOULDER CREEIC INC Water Source Public 45184.0803
19012 S. Ncvada Rd ticwrr Suurce
SPANGLE, WA 99031-9741
Phone (509) 265-3570 (509) 939-0656
Fax (509) 245-3586
Eng Billing
I-I Dennis Itauqust
BOULUCR CREEK INC
19012 S. Nevada Rd Owner
}-i Dcnnis Rauqust
SPANGLE, WA 99031-9741 BOULDER CREEK INC
Phone (509) 245-3586 (509) 939-0656 19012 S. Nevada Rd
Fax (509) 245-3586
SPANGLE, WA 9903 1-974 1
Signed Name: t'hone (509) 245-3586 (509) 939-0656
11 DENNJS RAUGUS"T Fax (509) 245-3586
Buildiq 477-3675 /Planniq 477-7200 /Engineer 477-3600 Contact D/P TAMMY JONES Contact Enp- GREG fiALDVti'IN
Date Submittecf Description Initials
Eng Necd Technically Camplete Eng Necd Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Traffic Analysis Eng Need Other
08r'0112002 Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority Fees Received 07/25/2002 Eng Arelim Plat Fees Completed
Notice to Public / Notice tu Public # 1 3 4 6 Completed - or Nceds to be signed
Dcsign Deviatiun Dates (In-0ut)
Ban~ quanucs tor
f drainage item calculated
s
09/25/2002 Hearing Date Decision App ~ Den v Cond Appld BCC
Appealed to BCC Decision App Den Cond Appld Court
Appealed to Caurt Decision App Den Cond Appld
Stamped Mylars to Secretary (Sandy)
J / Stamped 208 Lot Plans to Secretary (Sandy)
P=o;ect status Active ENGINELAtt~ REVIEW SHEET
As Built Plans Received Rezone File ZE-0014-02 '02
Road Plans Approved , I
Companion Files: VF-OC►14-0~
New Road Standards 5-15-95 Mylar
Related Files:
Hearing: Building Dept:
Technical Review: 08/15/2002 2:15
I_, Harvard Rd Plan ❑ Eng Special Fees
Preliminary Review: Typz: r_I Large Lot Bldg. Square Feet 1470
Uate Received: 08107/2002 No. Lats: No. Acres: 0.17
Project Nanie OOB-2 & UR-3.5 TO B-3
Site Address S. ALKl, W. ARGONNE, E. MARGUERITE, N. VALLEYWAY, ARGONNE N. 511
Applicant Conditions Mailed: Flood Zone No Phone Dist Schual Dist 363
Fire Dist 01 }2angc-Towmship-Scction_ 44 - 25 - 18 PARCEL(S): (first 20)
I30ULDER CREEK MC Water Source Public 45184.0803
19012 S. Nevada Rd Sewer Source
SI'ANGLE, WA 9903 l -9741
Phone (509) 265-3570 (509) 939-0656
Fax (509;) 245-35$6
Eng Bilfing
Ff Dennis Rauqust
BUULDEK CREEK INC
19012 S. Nevada Rd Owner
I! Dennis Rauqust
SPANGLE, WA 9903 l-9741 E30ULDCR CREEK INC
Phone (509) 245-3586 (509) 939-0656 19012 S. Ncvada Rd
Pax (509) 245-3586
SPANGLE, WA 99031-9741
Signed Name: Phone (509) 245-3$86 (504) 939-0656
11 DENNIS RAUGUST Fax (509) 245-3586
Building 477-3675 /Planning 477-7200/Engineer 477-3600 Contact B/P TAMNIY 10NES Contact Eng GREG BALDWIN
Date Submitted Description Initiats
Cng Need Technically Complete Cng Need Harvard Rd Mitigation
Eng Need Drainage Plans Eng Need Trafiic Analysis Eng Need Other
08/01i2002 Eng Agree Pay Fees Received Eng Final Plat Fees Completed
Copy to Accounting
Eng Agree Priority Fees Iteceived 07/25/2002 Eng Pretim Plat rees Completed
Notice to Public / Notice to Public # 1 3 4 6 Compl4ted - or Needs to be signed
Design Deviation Dates ([n-0ut)
1~ l i / i l l
~ Son3 quanties tor
drainage item calculated
llearing Ua[e Decision App Den Cond Appld E3CC
Appealed to BCC Decision App Den Cand Applci Court
Appealed to Court Decision App Den Cond Appld
; j Stamped Mylars co Secretary (Sandy)
/ / Stamped 208 Lot Plans to Secretary (Sandy)
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Spokane County Public Works
Division of Engineering & Roads
Certificate of Transportation Concurrency
Project Name Boulder Creek Iil
File Number ZE-0014-02
Parcel Number(s) 34184 0803
Project Address 511 N Argonne
Specific Land-Use 16 000 square foot Office Building
Number of PM Peak Trips Reserved 24
County Intersections Affected Argonne Road and Valleyway / Argonne and Broadway
Expiration
Date August 15 2007
The Spokane County Division of Engineering and Roads has reviewed the development described above and
has determined that sufficient roadway capacity exists or is programmed to exist with future road
improvements on the County road system to accommodate the uses and densities shown
This Certificate of Transportation Concurrency reserves the number of PM peak hour tnps indicated above
and is issued only for the development as described above It shall run with the land and is not transferable to
other development projects or properties
The Certificate of Transportation Concurrency is valid upon approval of the development permit/applicaUon
through the expiration date indicated The owner or owner s authorized agent shall apply to renew/extend the
Certificate of Transportation Concurrency prior to the expiration date Spokane County wiil not notify a
property owner/agent of an expired or impending certificate expiration
Any quesbons regarding transportation concurrency should be directed to the Transportation Engineermg
Section at (509) 477-3600
1
Approval ~ " f_7
Oi on of n ineenng & Roa s Si ZA;ttt ure afe
Bouider Creek I n D ennis Raugust 19012 Nevada Road
Copies to Spangle, WA 99031-9741
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STAFF REPORT TO THE HEARING EXAMINER
- FILE #ZE-14-02/VE-14-02
I
SPOW~ COUNUY DIVISION OF PLANNING
HEARING DATE September 25, 2002 @ 10 30 a m FILE # ZE-1402NE-14-02
PROJECT PLANNER Tammy Jones, Associate Planner
PROJECT DESCRIPTION Zone Reclassification from Urban Residential-3 5(UR-3 5) and
Commurnty Business (B-2) to Commurnty Busmess (B-2) for office uses and those uses allowed in
the Community Busmess (B-2) zone with a Vanance request to allow a Type I landscaping stnp 15
feet m v+ndth along the west property line, whereas Section 14 806 040(1) of the Spokane County
Zornng Code requires 20 feet of Type I landscapmg
Project Data
Project Locafion The subject property is generally located west of and
adjacent to Argonne Road and approximately 130
feet south of Alki Avenue m the SE %4 of Secbon 18
Township 25 N Range 44 EWM Spokane County
Washington
Parcel Number(s) 45184 0803
Applicant Joe Stoy
Modem Drafbng Sennce
1104 N Pemne Rd
Spokane, WA 99206
(509) 535-3668
Comprehensive Ptan Designabon Mixed Use
Zonmg Urban Residenbat-3 5(UR-3 5) and Communrty
Busmess (B-2)
Existng Land Use Vacant and undeveloped land
Surroundmg Zoning and Land Uses • North Zoning to the north of the site consists of Urban
Residentiat•22 (UR-22) established in 1996 (ZE-16-
96C), previously classifed as Urban Residental-3 5
(UR-3 5) m 1991, and remains unchanged by
adoption of the Phase I Development Regulabons
Land use north of the site mcludes professionai
offices
• South Zornng to the south of the site consists of Commurnty
Business (B-2) estabiished m 1997 (ZE-12-97C)
previously ciassifled as Urban Residential-22 (UR-
22) m 1991 and remams unchanged by adopfion of
the Phase I Development Regulabons Land use
south of the site includes commercial and office uses
ZE 14-02NE 1402
Staff Report September 25 2002 Hearing
1 of 8
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• East ~ s ~-Zornng to the ~ast of the site consists of Regional
Business (8-3) established m 1991 previousiy
classifled as Commercial (C) m 1984 (ZE-70-84C)
and remains unchanged by adoption of the Phase I
Development Regulabons Land use east of the site
~ includes commercial and office uses
• West Zoning to the west of the site is Urban Residential-3 5
(UR-3 5) established in 1991, previousiy classified as
Agncultural (A) m 1947 (ZE-29947), and remams
unchanged by adopfion of Phase I Development
Regulabons Land use west of the sde is smgle
family residential
Recent land use acbons m surroundmg Recent land use actions m the vicmity of the subjec#
area site include
ZE-1-98, Zone Reclassification from UR-3 5 to UR-22
on 17,000 square feet fbr professionaVmedical
offices fbr property located north of the subject sde
on Alki Avenue and west of Argonne Road, approved
by the Heanng Examiner on November 4 1999
ZE-12-97, Zone Reclassificafion from UR-3 5 and B-
2 to B-2 fbr office uses on 12 acres, fbr property
located south of and adjacent to the subject sde
approved by the Heanng Exammer on November 4
1999
ZE-16-96, Zone Reclassfication from UR-3 5 to UR-
22 fbr professional offices on 1 acre for property
north of and adjacent to the sde approved by the
Heanng Examiner on October 14, 1996
ZE-6-94, Zone Reclassificabon from UR-3 5 and B-2
to B-2 fbr retad sales and a beauty salon on 36,000
square feet fbr property located at the NW comer of
the intersecbon of Argonne Road and Broadway
Avenue, approved by the Heanng Exammer
Committee on April 21 1994
ZE-51-94 Zone Reclassification from UR-7 to B-3 for
a bingo facdity on 12 acres fbr property located east
' of Argonne Road and south of Broadway Avenue
approved by the Heanng Exammer Committee on
January 1 1995
ZE-39-91, Zone ReclassificaUon from UR-3 5 and B-
2 to B-3 fbr medical offices on 1 acre, for property
located south of the subject site and north of
Valleyway Avenue approved by the Heanng
Examiner Committee on November 21 1991
Land Division Status The subject property consists of a tax parcel of
record
Water Purveyor Hutchmson Water Dlstnct No 16
ZE 14-02NE 1402
Staff Report September 25 2002 Hearing
2of8
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Sewage Disposal Yhe suboct sile ls served by a public sewer system
1
Fire Distnct # Spokane County Fire Protecction Distnct #1
Nearest Arterial and Distance ~I tie site is located west of and adjacent to Argonne
Road which is designated as an Urban Pnncipal
Artedal by the Spokane County Artedal Road Plan '
Neighborhood Associaflon None identified
r
• This proposal is located withm the Urban Growth Area (UGA)
• This proposal is Iocated inside the Public TransportaUon Beneflt Area (PTBA)
GMA/Critical Areas
Aquifer Recharge Area The subject property is located within the
Pnority Sewer Service Area (PSSA) and the
Aqurfer SensitNe Area (ASA) Overlay Zone
Fish & VYldlife Habrtat Conservabon Areas None diustrated on the Spokane County
Crdical Areas Maps
Floodplam The site is not located withm a flood plam
Geologicaliy Hazardous Areas None dlustrated on the Spokane County
Crbcai Areas Maps
Wetlands None illustrated on the Spokane County
Cribcal Areas Maps
SEPA
A Determmation of Nonsignfiicance was issued for the proposal on September 10, 2002, with a
comment penod ending on September 24 2002
Noticmq
Published The proposal was pubiished in the Legal Nobce section of the Spokesman Review on
September 10 2002
The deadline for no*ing property ownersitaxpayers within 400 feet of the proposal was November
September 9 2002
Site Poshng Deadlme The deadline for posbng public nobce on the site was September 9 2002
1724 Compliance Dates
Applicabon Accepted July 25, 2002
Determination of Completeness issued August 5, 2002
Date NoUce of Decision is due December 2, 2002
Reviewma Aqencies
8 agencies were noUfled on August 1 2002 and August 29 2002 Comments were due on August 15
2002, and September 11 2002
Agencies Notified Response Date Agencies Notified Response Date Received Received Receixed Received
Spokane County Division Yes 9/17/02 Spokane Regional Yes 8/15/02
of Engmeenng Health District
Transportation
Spokane County Dnnsion I Yes 19/30/02 Spokane County Fire ~ Yes 1 8/15/02
ZE 14-02/VE 14-02
Staff Report September 25 2002 Hearing
3of8
of Utdibes 1 ProtecUon Distnct No 1 ~t
I I t
Spokane County No Hutchmson Water No
Stormwater Utltity District
Spokane County Dnnsion Yes 8/15/02 Spokane County Air Yes 8/8/02
of Building & Code Poliution Control
Enforcement Authonty -
&ency Comments
Agency comments received are m the form of recommended condibons of approval
Public Comments
No public comments have been receNed
Descnption of the Site
The subject site is approwmately 27 000 square feet in size and is located west of and adjacent to Argonne
Road Argonne Road is a fully improvsd one-way road with curbs and sidewalks and is designated as an
Urban Pnncipal Artenal by the Spokane County Artenal Road Plan The site is generaily flat and is
undeveloped Surroundmg uses inciude office uses to the south and north, office and commercial uses to
the east and smgle famdy residenhal uses west of and adJacent to the site An exisbng storage budding
located on the parcel west of and adjacent to the site appears to be located up to the rear property Ime of
the subject site
Project Descnption
The proposed land use acfion consists of a Zone Reclassrficafion from Urban Residental-3 5(UR-3 5) and
Commurnty Busmess (B-2) to Commurnty Busmess (B-2) for the development of a 2-story office budding
approximately 15, 641 square feet in size, with associated parking and landscaping The applicahon also
includes a Variance request to allow a Type I landscapmg stnp 15 feet in width along the west property line
whereas Secbon 14 806 040(1) requires a Type I landscaping stnp 20 feet in width along the west property
line
Backqround
The applicabon for the proposal was submitted to the Division of Planrnng on July 25 2002 A
Determmabon of Completeness was issued on August 5, 2002 and the Nobce of Applicabon was circulated
on that same date wrth a comment penod endmg August 19, 2002 A Technical Review Meeting was heid
for the subject land use acbon on August 15 2002
The exis4ng zornng of the sfte is Urban Residential-3 5(UR-3 5) established in 1991 and previousiy
classfied as Agncultural m 1947 (ZE-299-47) and Commurnty Business (B-2) established m 1991 and
previously classfied as Local Busmess (LB) m 1947 (ZE-299-47) The adopbon of the Phase I
Development Regulations to Impiement the Comprehensive Plan by the Board of County Commissioners on
January 15, 2002, (Resolution #2-0037) did not change the exisbng zoning of the subJect sde
Secbon IV, Concurrency, of the Phase I Devetopment Regulations requires applicabons for Zone
Reclassifications withm the Urban Growth Area (UGA) to be evaluated for transportabon, water and sewer
concurrency The Spokane County Dwision of Engineenng and Roads issued a Certificate of
Transportabon Concurrency for the proposal, and the Spokane County Division of Ublifies and Hutchinson
Water District No 16 have both signed Certificates of Concurrency statmg that public water is available to
serve the site and that the subject parcel is served by the Spokane County public sewer system
Staff Analvsis
Comprehensive Plan
The subject property is located wrthin the Mixed-use Category of the Urban Land Use Chapter, Chapter 2, of
the Spokane County Comprehensive Plan Mixed-use areas are mtended to consist of "centers" and
ZE 14-02/VE 14-02
Staff Report September 25 2002 Headng
4of8
1
~ "comdors° distributed throughout the urban area to providertor ratail sales services, govemment and
business offices, recreabon facdities, higher-density residences and other high-intensity uses to serve the
needs of surroundmg residential areas Mixed-use areas are intended to enhance travel options encourage
development of localiy serving commercial uses medium-density apartments and offices aiong
transportation comdors idenbfied on the Land Use Ptan Map Mixed-use areas discourage low-intensity
auto-dependent uses and focus on a pedestnan onentabon with an emphasis on aestheUcs and design
Neighborhood and subarea planrnng programs that involve design professionals govemment service
providers business people and commurnty residents will be necessary to design successful mixed-use
areas
Policies UL 12 2, UL 12 3 and UL 12 4 state that Maed-use areas wiil mclude a vanety of high density
housing and empioyment to support transd service a full range of retail goods and services wdh a wdh an
emphasis on commurnty-servmg rather than regional serving commercial uses and wdl prohibit commercial
uses that require large land areas with low employment densibes such as warehouses, auto dealerships,
etc Policy UL 12 5 states that imptementabon of Mixed-use areas should only occur aRer the adopbon of a
subarea plan that involves design professionals, government sennce providers, business people and
oommurnty residents
As stated above, the policies of the Mixed-use Category of the Urban Land Use Chapter generally support
the development of the site for office uses Secfion 11 Zone Reclassiflcabon ApplicaUons of the Phase I
Development Regulabons states that applicabons for amendments to the Spokane County Zoning Map
mibated under Section 14 402100(1) of the Spokane County Zornng Code shall be limded to
reclassificabons tlhat are consistent with the Comprehensnre Plan category and associated impiemenbng
zone as provided in the table attached to the regulations The table identifies the implemenfing zones for
Mixed-use Category to include the proposed Commurnty Busmess (B-2) zone
The Maced-use Category of the Urban Land Use Chapter of the ComprehensNe Plan does not specifically
address vanance requests as provided for in Chapter 14 404 of the Spokane County Zoning Code
Goals CF 3, CF 6 and CF 7 Capital Facilibes, Chapter 7, are to ensure that public facilibes and services
support proposed development at estabiished Levels of Service and is consistent vnth public water and
sewer system planrnng The application for the proposed Zone Reclassificafion is consistent with
transportahon concurnency requirements, has the availability of public water and public sewer Policy CF 81
requires stormwater management systems for new development wrthin the Urban Growth Area (UGA) The
Site Plan of Record idenbfles proposed stormwater management areas
Zoning
The purpose of the proposed Commurnty Busmess (B-2) zone is to provide for the establishment of
commercial centers which wdl meet the needs of the a community for a wide range of retad and service
uses and to implement the Major Commercial category of the Comprehensive Plan The Commurnty
Busmess (B-2) zone is mtended to pnmanly accommodate commUnity shoppmg facdities grouped at one
location and senred by artenats where they can serve a trade area of several neighborhoods The proposed
Community Business (B-2) zone generaliy implements the exisbng Mixed-use Category of the
Comprehensroe Plan, based on Section II of the Phase I Development Regulabons General characterishcs
include paved roads and sidewalks, public sewer and water, and a full line of pubiic services
The site is currently served by public water and sewer
The purpose and mtent statement (Secbon 14 626100) of the proposed Community Business (B-2) zone
states that any B-2 zoned area should have frontage on a Mmor Arterial or higher classficabon and Secbon
14 626 310 requires frontage on a street or road of the Mmor Arterial classification or a higher classification
as a development standard for the Community Busmess (B-2) zone The site is located west of and
adjacent to Argonne Road, which is designated as an Urban Pnncipal Artenal by the Spokane County
Arterial Road Plan The proposed land use acbon includes a Vanance from the Landscapmg requirements
ZE 14-02/VE 14-02
Staff Report September 25 2002 Hearing
5of8
I
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of Secbon 14 806 040(1), and a discussion of-tm proposal's consistency with the Vanance cntena of v
Sechon 14 404 081 of the Zontng Code is included below
Existing zornng m the area of the site consists of Urban Residenbal-3 5(UR-3 5) to the west of the site, with
a mix of Urban Residenbal-22 (UR-22) Commurnty Business (B-2) and Regional Business (B-3) located
- along Argonne Road
Site Plan
The Site Plan of Record dlustrates the subject property and the location of the proposed office building,
parking and landscapmg areas The site plan also dlustrates the adjacent parcels to the south that are
under the same ownership as the subject parcel The slte plan identfies that the proposed use will require
a reciprocai parking agreement wdh the parcel to the south m order to meet the mmimum parking
requirements of Sechon 14 802 040 of the Spokane County Zoning Code
Site Plan Data
Proposed Use 2-story office bwidmg
Lot Area Approximately 27, 000 square feet
Area of Proposed Structure(s) 15,641 totai square feet w/ a building footpnnt of 8 850 square fieet
Prot)osed Re4wred/Ailowed m B-2 zone
Mmimum Frontage 90 feet 100 feet
Bwlding Coverage 32% 55%
Building Height 25 feet 35 feet
Budding Setbacks
Front yard 152 feet 35 feet
Rear yard 15 feet 15 feet
Side yard 5 feet 15 feet
Landscapmg
East property line 5' Type III 5' Type III
West property Ime 15 Type I 20' Type I
North property line 5 Type III None required
Parkmg 29 spaces 45 spaces mmimum
(based on professional offices)
As proposed, the Site Plan of Record is generally mconsistent with the minimum frontage requirements of
Section 14 626 310 of the Spokane County Zonmg Code The exisbng srte has 90 feet of frontage along
Argonne Road and Secbon 14 626 310 of the proposed Commurnty Busmess (B-2) zone requires the
mmimum frontage for a buddmg site to be °100 feet at the street" Prior to the issuance of permit, the
applicant shali be required to either aggregate the subject parcei with the adjacent ownership to the south or
perform a Lot Line Adjustment between the two parcel to create the reqwred mirnmum frontage of 100 feet
The Site Plan of Record identifies 22 parking spaces for the proposed office budding and Section
14 802 040 of the Zoning Code requires a mmimum of 45 spaces based on the requirements for
professional offices Parkmg requirements will vary based on the type of office space developed and the
Site Plan or Record identifies that the proposed use wdl require a reciprocal parking agreement with the
adjacent ownership to the south of the site The reciprocal parking agreement shall be consistent with
Secbon 14 802 140 of the Zoning Code and is required to be submitted pnor to the issuance of permits
ZE 14-02NE 14-02
, Staff Report September 25 2002 Heaflng
6 of8
~ The Sde Plan of Record is moonsistent with the LaPidsoopOg requirements of Secton 14 806 040(1) of the
Zoning Code and the applicant has requested a Variance from these neqwrements The requested Vanance
is discussed in detail below
Changed Conddions
Section 14 402 020(2) of the Spokane County Zoning Code states that amendments to the Zoning Map may _
occur when it is found that °Changes m economic, technological, or land use conddions has occurred to
warrant modificabon " Changed conditions may inciude the adopbon of the Phase I Development
Regulabons to implement the Spokane County Comprehensrve Plan (Resoluton #2-0037)
Vanance Analysis
The appiicant is requesting a Vanance to allow a Type I landscaping stnp 15 feet m width along the west
property Ime of the subject site, whereas SecUon 14 806 040(1) of the Zoning Code requires a Type I
landscapmg strip 20 feet in width
Section 14 404 081 of the Zoning Code recogn¢es that circumstances may exist such that stnct application
of the Zoning Code may cause practical difficulbes regardmg the use of the property Upon demonstrabon
to the Heanng Exammer by the property owner of circumstances, which create pracfical diff'iculbes, the
Heanng Examiner may grant a vanance from the provisions of the Zoning Code
In order for a vanance request to receNe approval, compliance with Section 14 404 082(1-3) of the Spokane
County Zoning Code must be demonstrated by the applicant Any vanance from the terms of the Zoning
Code shall be subject to those conditions specfically idenbfied m Secbon 14 404 082(1a & b) Analysis of
the proposal wdh regards to Secbon 14 404 082 (1 a& b) is as follows
Response to 14 404 082(1a) The appiicant argues that the site is too small for the development of an
office buildmg without the relaxabon of the landscaping standards of Section 14 806 040(1) of the Spokane
County Zoning Code However, the building footpnnt of the proposed office buildmg is approwmately 8,580
square feet and the applicant has not stated why the s¢e of the proposed building cannot be reduced in
order to comply with the mirnmum landscapmg requirements
Response to 14 404 082(1b) The appiuant has responded to quesbon D on the Vanance Burden of Proof
form by stabng that the proposed variance wiil not be harmful to the pubiic welfare nor mjunous to the
property or improvements withm the vicinity of the property
The following analysis of Section 14.404 082(2 & 3), while not to be considered as soie
substantiation, shail be considered in the granting of a variance
Response to 14 404 082(2a) Stnct appiication of the Zoning Code standards may not result m an
unreasonable burden on the applicant The applicant contends that the Variance is necessary m order to
have a reasonable use of the site states thaf the development of the site would not be feasible for any other
use than an office use and based upon the size of the site the parlung and landscapmg requirements are
prohibitive for office space that is similar to what currently exists south of the site In addrtion, the applicant
states that the W'/ of the site that ls currently zoned Urban Residential-3 5(UR-3 5) would not be feasible
for residenbal uses
Response to 14.404 082(2b) RelaxaUon of the mirnmum landscaping requirements wdl not allow a more
environmentally sensibve, energy conserving design or result in the adaptive reuse of a historic property
Response to 14 404 082(2c) The applicant has stated that a broader public interest will be served by
providing needed office space and jobs
Response to 14 404 082(3a) The granting of the variance will not be based upon a precedent established
by illegal or non-conformmg circumstances
ZE 14-02/VE 14-02
Sbff Report September 25 2002 Hearing
7of8
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Response to 14 404 082(36) The appiicant argues that the precedent will not be established which wdl
adversely effect the zoning concept for the exisfing neighborhood or the County as a whote
Response to 14 404 082(3c) The applicant has stated on the Vanance Burden of Proof form that the
vanance is based upon lack of a reasonable economic retum _
Response to 14 404 082(3d) The Goals and Policies of the Mixed-use category of the Comprehensive
Plan do not specifically address vanance requests
Response io 14 404 082(3e) The applicant states that practical difficulties related to the property did exist
when the applicant purchased the property but implementabon of the Spokane County Zoning Code
resulted in more restnctive development standards makmg the property more difficult to develop
Response to 14 404 082(3fl The proposed Variance to relax the landscaping requirements of Section
14 608 040(1) of the Spokane County Zoning Code wdl not result in a de-facto zone change
Response to 14 404 082(3g) The proposal v+nll not impact the density requirements of the Mixed-use
category of the Comprehensive Plan
Staff Summar~
The proposed Zone Reclassfication is generally consistent with the Goals and Policies of the Mixed-use
category and is consistent with Section II of the Phase I Development Regulabons Pnor to the release of
any permits, the appiicant wdl be required to demonstrate compliance with the mmimum frontage
requirements of the proposed Commurnty Busmess (B-2) zone The proposed Vanance is generally
inconsistent with the Variance critena included withm Secbon 14 404 082 of the Spokane County Zonmg
Code The requested Vanance from Sechon 14 806 040(1) of the Zoning Code may not be based on a
physical hardship applicable to the property other than the limited size of the sde and the s¢e of the
proposed structure
Attachments
A. Maps
• Vicinity Map
• Site Development Plan
• ComprehensNe Plan
• Zoning
B Condibons of Approval
C Agency Comments
ZE 14 02NE 1402
Staff Report September 25 2002 Hearing
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ATTACHANENT A
MAPS
VICINITY IVIAP
SITE DEVELOPIIAENT PLAN
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ATTACHMEPIT B
COPIDITIONS OF APPROVAL
RECOIVIMENDED CONDIT1flNS OF
_ APPR4VAL FOR
ZE-14-02NE-14-02
DMStON OF PLANNING
SPOKAb-kE COUI*ATY
1 All canditions rmposed by the Heanng Examiner shaA be bindmg on the "Applicant," which
term shail mclude the owner or owners of the property, heirs, assigns and successors
2 The Zone Reclassif cation applies to the follawmg reaf property Hutchmsons Adddion Part
of Lots 9, 2 and 3, Block 3, North 90 feet of South 180 feet Less Hwy , Lot 1 except the
North 90 feet of South 180 feet, Lot 2 except the Nvrth 90 feet of the South 180 fee of
E112
3 The proposa( shall comply with the Communtty Busmess (B-2) zone, including the
minimum frontage requirements and a11 applicable chapters af the Spokane County
Zoning Code, as amended
4 The applTCant shall deVelop the subject property substantially in accordance with the
concept presented to the Heanng Exammer Vanations, when approved by the Director of
the Division of Pianrnngidesignee, may be permrtted, inc[udmg but not limited to building
lacation, landscape plans and general allowab[e uses of the perrnitted zone Ail vanabons
must conform to regulations set forth m the Spokane County Zoning Code, and the onginal
intent of the development plans shall be mamfamed
5 Approval is required from the Director of the DNision of Planningldesignee of a specific
lighting and sigrnng plan for the descnbed property pnor to the release of any buifding
permit
6 Direct light frorra any extenor area (ightmg fixture shall not extend over the property
boundary
7 A specific landscape plan, plantmg schedule and provisions for the maintenance
acceptable to the Director of the Division of Planning/designee shall be submrkted wdh a
performance bond or other suitabie guarantee for the project pnor to release af any
building permits Landscaping shall be installed and maintained so that sight distance at
access pomts is not obscured or impaired
8 The Division of Planning shall prepare and record with the Spokane County Auditor a Title
Notice noting that the property in question is subject to a vanety of special conditions
imposed as a result of approval of a land use action This Ti#1e Notice shail serve as public
ZE 14-02NE 14-02 Septamber 25 2002 Pubtic Mearing
Division of Planrnng Recommended Conditions of Approval
notice of the conddions of approval affectmg the property in question The Title Notice `
should be recorded vuithin the same time frame as allowed for an appeal and shall only be
released, m full or m part, by the Division of Planning The Title Notice shall generally
provide as follows
" The parcel of property legally described as is the subject of a land use
act8on by a SpoBcane Counfiy Hearing Examiner on September 25, 2002, imposing a
variety of special clevelopment condiflons Ftle No ZE-14-021VE-14-02 is available
for inspection and copying in the Spokane County Division of P1anning
ZE 14-02/VE 14-02 September 25 2002 Public Hearing
Division of Planning Reoommended Condrtions of Approval
~t
~ a
ATTACHMEIdT C
AGENCY COMMENTS
`
' OFFICE OF THE SPOK:ANE CnLfNTY ENGINEER
PWK 2
1026 W Broadway Ave (Location)
1116 W Broadway (Nisil)
_ Spolcane, WA 99260-0170
~ ~ (5091477-360Q Fax (5091477-224~ ~ ~
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Division of Pla ing
FROM Dnrision of Engineedng & Roads ~
DATE August 15, 2002
PROJECT 6-2 & UR-3 5 TO B-3 BOULDER CREEK #3
FILE # ZE-0014-021VE-0014-02
TechnicaUReview Date (4811512002 @ 215)
Planner TAMMY JONES
Heanng Date @
Review Date
SponsoNApplicant BOULDER CREEK INC
Section Township Range 1 &25-44
The Spokane County Division of Engmeenng and Roads has reviewed the above referenced
appiu;ation The following "Condihons of Approval" are submdted to the Spokane County Division of
Planning for indusion in the "Findings of Fact, Condusions and OrdedDeasion" should the request be
approved
Prior to relesse of a building permit or use of properly as proposed
1 Access permits for approaches to the County Road System shall be obtamed from the County
Engineer
2 Applicant shali submd for approvat by the Spokane County Engineer drainage and access plans
3 A Professional Engineer(P E), licensed in the State of Washmgton, shall submd storm drainage
construction plans and a drainage report that confomn to the versions of the Spokane County
Standards for Road and Sewer Construction, the Guidelines for Stormwater Management, and
all applicable federai, state, and local regulations and laws that are in etfect at the time of the
plan submittal or at the Ome of the development permit application(s) The final storm drainage
plans and drainage report shall receive the County Engineer"s acceptance prior to release of
any associated Grading, Buiiding, or Right-of-Way Permk
4 A parking plan and traffic cfrculation plan shall be submdted and approved by the Spokane
County Engineer The design, location and arrangement of pariong stalis shall be in accordance
with standard engineenng practices Pavmg or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by vehicles
CC Applicant BOULOE.It CREER INC
Enqineer/Surveyor
Planner TANIINY JONE3
Paqe 2 Engineers
Heasinq / Review / 08/15/2002 TR
ZE-0014-02
5 The construction of the roadway improvements stated herein shall be acoomplished as
approved by the Spokane County Engineer
6 No road improvements are required for Argonne Road because County Road Project 2853 has
constructed these improvements
7 All requirsd improvements shall conform to the current State of Washington Standand
Specifications for Road and Bridge construction and other applicable county standards and/or
adopted resolutons pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless othenNise approved by the County Engineer
8 Roadway standards, typical roadway sections and drainage pian requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicabie to
this proposal
9 No constnuction work is to be performed within the exisbng or proposed nght of way until a
permit has been issued by the County Engmeer All work wdhm the public road nght of way is
subjeCt to inspection and approval by the County Engineer
10 °The applicant is advised that there may exist utrldies either underground or overhead effecting
the appiicant's property, including property to be dedicated or set aside future acquisibon
Spokane County will assume no financial obligabon for adjustments or relocation reg.anding
these utilfties °"The applicant should contact the applicable ublities regarding responsibiidy for
adJustment or relocation oosts and to make arrangements for any necessary work "
11 If the requested zone change is approved, the Spokane County Engineer will issue a
Concurrency Certificate under the Spokane County Comprehensive Plan for twenty-four (24)
PM peak hour tnps for a 16.000 square foot ofifice building
12 This proposed zone change has been reviewed acxording to the site plan of record Any
modifications to this sde plan of record which would result in changes to sde dramage and/or
traffic impacts, shall require additional review by the County Engmeer At such time a revised
site plan is submitted for review, the applicant shall submd detailed drainage and/or traffic
infornation for review by the County Engineer to determme what traffic impacts, d any, that the
development would have on surrounding infrastructure The applicant is advised that mdigation
maybe required for off-sde improvements
END
~ .
SPOKANE REGIONAL HEALTH DISTRICT CONDITIONS
a Sewage disposal method shall be as authonzed by the Director of Utilities, Spokane County
b Water service shall be coordinated through the Duector of Utilrties, Spokane County
c Water service shall be by an existing public water supply when approved by the Regional
Eagineer (Spokane), State Department of Health
d A pubhc sewer system will be made available for the project
e Use of pnvate wells and water systerns is prolubited
l ►
. ~
To Tammy Jones (Division~of Pianning)
CC
Froen Jim Red (Division of Uulitles)
Date Monday August 12, 2002
Subject ZE-0014-02 Stage Techntcal Review Phase
Boulder Creek
SSO! As per the Spokane County Zoning Code Phase One Development Regulatlons, a wet (live)
sewer connec4ion to the anea-%inde Public Sewer System is to be constructed Sewer
connectlon permit, is required Commerclal developments shall submd historical and or estlmated
water usage prior to the issuance of the connection permit in order to establish sewer fees
SS12A Appiicant shall submit expressly to Spokane County Division of UOlitles "under separate oover",
only those pian sheets showing sewer plans and speciflcatlons for the public sewer
oonnectlons and faGlibes for review and approval Commercial developments shail submd
histoncal and or estimated water usage as part of the sewer ptan submittal
UVSO1 Any water service for`this project shall be provided in accordance with the Coordinated Water
Sysfiem Plan for Spokane County, as amended
~
DETERMINATION OF
NONSIGNIFICANCE - "DNS"
WAC 197-11-970 and Section 11.10.230(3)
SPOKANE ENVIRONMENTAL ORDINANCE
FILE NUMBER: ZE-14-02
DESCRIPTION OF PROPOSAL: Zone Reclassification from Urban Residential-3.5 (UR-3.5) and
- Community Business (B-2) to Community Business (B-2) on approximately .62 acres for those uses
allowed in the Community Business (B-2) zone.
PARCEL NO.: 45184.0803
HEARING DATE AND TIME: September 25, 2002 at 10:30 a.m.
APPLICANT: Joe Stoy, Modern Drafting Service, N. 1104 Perrine Rd., Spokane, WA 99206, 509/535-
3668
LOCATION OF PROPOSAL: Generally located west of and adjacent to Argonne Road and
approximately 130 feet south of Alki Avenue, in the SE'/. of Section 18, Township 25 N., Range 44
EWM, Spokane County, Washington.
LEAD AGENCY: SPOKANE COUNTY DIVISION OF PLANNING
DETERMINATION: The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. This decision was made after review of a completed
environmental checklist and other information on file with the lead agency. This information is available
to the public on request.
This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least
14 days from the date issued (below). Comments regarding t6is DNS must be submitted no later
t6an 5:00 p.m., September 24, 2002, if they are intended to alter the DNS. All comments should be
sent to the contact person listed below.
RESPONSIBLE OFFICIAL: By: Tammy Jones, Associate Planner
Spokane County Division of Planning -
1116 W. Broadway Ave. PWK-1
Spokane, WA 99260-0220 (5 ) 477-7225
DATE ISSUED: September 10, 2002 SIGNATURE:
0ONffViFNTS R,FGARDING IIVVIROTIlVENTAL UONCERNS ARE !VAT TI-E HEARING.
APPEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE
COUNTY DIVISION OF PLANNING, 1 st Floor, 1026 W. Broadway, Spokane, WA 99260. The appeal
deadline is ten (10) calendar days after the signing of the decision to approve or disapprove the project.
This appeal must be written and the appellant should be prepared to make specific factual objections.
Contact the Division of Planning to assist you with the specifics for a SEPA appeal.
This DNS was mailed to:
1. WA State Department of Ecology (Olympia)
2. Spokane County Division of Engineering, Transportation Engineering; Scb %ngelhard
3. Spokane County Division of Engineering, Development Services; John Hohm
4. Spokane County Division of Utilities; Jim Red
5. Spokane County Stormwater Utility; Brenda Sims
6. Spokane Regional Health District; Steve Holderby
7. Spokane County Division of Building and Code Enforcement, Ron Hand
8. Spokane County Air Pollution-Control Authority, Chuck Studer
9. Spokane County Fire Protection District No. 1
10. Hutchinson Water District No. 16
i
OFFICE OF THE SPOK:ANE COUNTY ENGINEER
PWK 2
1026 W Broadway Ave (Locarion)
1116 W Broadway (Mail)
~ Spokane WA 99260 0170
(509) 477 3lS00 Fa~c (509) 477 2243
"ENGINEER'S CONDITIONS OF APPROVAL" TR ZONE
TO Spokane County Division of Plan ing FROM Division of Engineenng & Roads ~
August 15, 2002 64t-
DATE
PROJECT B-2 & UR-3 5 TO B-3 BOULDER CREEK #3
FILE # ZE-0014-02NE-0014-02
Technical/Review Date (08/15/2002 @ 2 15)
Planner TAMMY JONES
Hearing Date @
Review Date
Sponsor/Applicant BOULDER CREEK INC
Section Township Range 18-25-44
The Spokane County Division of Engineering and Roads has reviewed the above referenced
application The followng "Condrtions of Approval" are submitted to the Spokane County Division of
Planning for inclusion m the "Findings of Fact, Conciusions and Order/Decision" should the request be
approved
Prior to release of a buiiding permit or use of property as proposed
1 Access permits for approaches to the County Road System shall be obtained from the County
Engineer
2 Applicant shall submit for approval by the Spokane County Engineer drainage and access plans
3 A Professional Engineer(P E), licensed in the State of Washington, shall submit storm drainage
construction plans and a drainage report that conform to the versions of the Spokane County
Standards for Road and Sewer Construction, the Guidelines for Stormwater Management, and
all applicable federal, state, and local regulations and laws that are in effect at the time of the
plan submittal or at the time of the development permit application(s) The final storm drainage
pians and drainage report shall receive the County Engineer's acceptance prior to release of
any associated Grading, Building, or Right-of-Way Permit
4 A parking plan and traffic circulation plan shall be submitted and approved by the Spokane
County Engineer The design, location and arrangement of parking stalls shall be in accordance
with standard engineering practices Paving or surfacing as approved by the County Engineer
will be required for any portion of the project which is to be occupied or traveled by vehicles
CC Applicant BOQLDER CREER INC
Engineer/Surveyor
Planner TAMMY JONES
Page 2 Engineers
Bearinq / Review / 08/15/2002 TR
ZE-0014-02
5 The construction of the roadway improvements stated herein shali be accomplished as
approved by the Spokane County Engineer
6 No road improvements are required for Argonne Road because County Road Project 2853 has
constructed these improvements
7 Ail required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bndge construction and other applicable county standards and/or
adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the
date of construction, unless otherwise approved by the County Engineer
8 Roadway standards, typical roadway sections and drainage plan requirements are found in
Spokane Board of County Commissioners resolution 1-0298 as amended and are applicable to
this proposal
9 No construction work is to be performed within the existing or proposed right of way until a
permit has been issued by the County Engineer All work within the public road right of way is
subject to inspection and approval by the County Engineer
10 "The applicant is advised that there may exist utilities either underground or overhead effecting
the applicant s property, including property to be dedicated or set aside future acquisition
Spokane County will assume no financial obligation for adjustments or relocation regarding
these utilities ""The applicant should contact the applicable utilities regarding responsibility for
adjustment or relocation costs and to make arrangements for any necessary work "
11 If the requested zone change is approved, the Spokane County Engineer will issue a
Concurrency Certificate under the Spokane County Comprehensive Plan for twenty-four (24)
PM peak hour trips for a 16,000 square foot office building
12 This proposed zone change has been reviewed according to the site plan of record Any
modifications to this site plan of record which would result in changes to site drainage and/or
traffic impacts, shall require adddional review by the County Engineer At such time a revised
site plan is submitted for review, the applicant shall submit detailed drainage and/or traffic
information for review by the County Engineer to determine what traffic impacts, if any, that the
development would have on surrounding infrastructure The applicant is advised that mitigation
maybe required for off-site improvements
END
t A
Spokane County Public Works
Division of Engineering & Roads
Certificate of Transportation Concurrency
,
Project Name Boulder Creek I I I
File Number ZE-0014-02
Parcel Number(s) 34184 0803
Project Address 511 N Argonne .
Specific Land-Use 16,000 square foot Office Building ,
Number of PM Peak Trips Reserved 24
County Intersections Affected Argonne Road and Valleyway / Argonne and Broadway
Expiration
Date August 15 2007
The Spokane County Division of Engineenng and Roads has reviewed the development described above and
has determined that sufficient roadway capacity exists, or is programmed to exist with future road
improvements on the County road system to accommodate the uses and densities shown
This Certificate of Transportation Concurrency reserves the number of PM peak hour tnps indicated above
and is issued only for the development as descnbed above It shall run with the land and is not transferable to
other development projects or properties
The Certificate of Transportation Concurrency is valid upon approval of the development permit/application
through the expiration date indicated The owner or owner's authonzed agent shall apply to renew/extend the
Certificate of Transportabon Concurrency prior to the expiration date Spokane County will not notify a
property owner/agent of an expired or impending certificate expiration
Any questions regarding transportation concurrency should be directed to the Transportation Engineenng
Section at (509) 477-3600
, l
Approval
a e
D i on of n ineenng 8~ Roa s Si ature
Boulder Creek I , Attn Dennis Raugust, 19012 Nevada Road,
Copies to Spangle, WA 99031-9741
r ' •
Kimball, Sllwdy,
1
From Nyberg Gary
Sent Wednesday August 07- 2002 9 57 AM
To Baidwin Greg
Cc Hohman John Kimball Sandy
Subject ZE-13-02 & ZE--02NE-14-02
Development Services considers all these associated land actions to be technically complete regarding stormwater
Stendard
Please include the attached standard condition on the staff report for two zone changes CondiNo&doc
1
STANDAR-,Lo CONDITION OF) PROVAL
t
FOR ZONE CHANGE NO(S). ZE-13-02 & VE-14-02
Prepared By Gary Nyberg, Dev Srvcs
Date 08/07/02
1 A Professional Engineer(P E), licensed in the State of Washington, shall submit road and
storm drainage construction plans and a drainage report that conform to the versions of
the Spokane County Standards for Road and Sewer Construction, the Guidelmes for
Stormwater Management, and all applicable federal, state, and local regulations and laws
that are in effect at the time of the plan submittal or at the time of the development permit
application(s) The final road and storm drainage plans and drainage report shall receive
the County Engineer's acceptance prior to release of any associated Grading, Building, or
Right-of-Way Permit
S P O K A N E C O U N T Y
A DIVISION OF THE PUBLIC WORKS DEPARTMENT
DMSION OF PLANNING
11iii i:`.~L V.'`~EE~ i I`•,p1, 1)[;;;I, -f if:
NIE1111()1RANDUIN1
TO: Division of Engineering and Roads - Transportation Engineering; Scott
Engelhard, c/o Sandy Kimball
Division of Engineering and Roads- Development Services; John Hohman
Division of Utilities - Information Management; Jim Red
Division of Utilities - Stormwater Utility; Brenda Sims
Spokane Regional Health District; Steve Holderby
Division of Building & Code Enforcement; Jeff Fony, Ron Hand
Spokane County Air Pollution Control Authority, Chuck Studer
Spokane County Fire Protection District No. 1
Hutchinson Water District No. 16
Office of Historic Preservation; Teresa Brum
FROM: Tainmy Jones, Planner `
DATE: August 1, 2002
SUBJECT: ZE-14-02/VE-14-02
IRTAT 00(~u, 2.~15 PMG
Public Works Building lst Floor Conference Roo fn
Please review the above application and use the attached TECHNICAL REVIEw MEETING
FORM for your comments. The Division of Planning encourages you to attend this
meeting. The sponsor and representative have also been invited to attend this meeting. If
you cannot attend, please forward three (3) copies of your review comments on the
attached form to me for the meeting. The attached TECHNICAI, itEVIEW FoRMS will be
given to the sponsor at the meeting and included in the Division of Planning file. Thanks
for your cooperation. If you have any questions about the application, please contact me
at 477-7200.
NOTE: The Division of Planning is circulating the SEPA Checklist for comments. T6is
will be the only time you will be able to comment regarding the SEPA Checklist
for this project.
Attachments: Technical Review Form, ProJ'ect APPlication, Site Plan, VicinitY MaP, SEPA Checklist I
Copy without enclosures: Boulder Creek, Inc., 19012 Nevada Rd., Spangle, WA 99031
Modern Drafting Service, Joe Stoy, N. 1104 Perrine Rd., Spokane, WA 99206
MAILSTOP PWK-1 • 1116 W. BROADWAY AVENUE • SPOKANE, WASHINGTON 99260-0220
PHONE: (509) 477-7200 • FAX: (509) 477-2243 9 TDD: (509) 477-7133
Spokane County
Drmion of Planning
Technical Review Meehng
Meeting Date and Tune August 15, 2002 @ 2 15 p m
Project File No ZE-14-01/VE-14-02
Project Location Generally located west of and adjacent to Argonne Road and
approximately 130 feet south of A11a Avenue, ui the SE '/a of Secrion 18, Township 25
N, Range 44 EWM, Spokane County, Washington
Comprehensive Plan Mixed Use
ProJect Descnption Zone Reclassificanon Urban Residential-3 5(UR-3 5) and
Commuruty Business (B-2) to Commwuty Business (B-2) on approxunately 62 acres for
those uses allowed in the Commuiuty Business (B-2) zone
Parcel No(s) 45184 0803
Apphcant Boulder Creek, Inc
19012 Nevada Rd
Spangle, WA 99031
Agent Modern Draftmg Sernce c% Joe Stoy
N 1104 Pernne Rd
Spokane, WA 99206
(509) 535-3668
Project Planner Tammy Jones
~
3 ~
O 44 ~
SPOKANE COUNTY
~
DIVISION OF PLANNING 25 ?
ZONE RECLASSIFICATION APPLICATION
~ v
PART I
APPlicant 1?'AL*::Pe12 e-AO-miFsle.. 1 viG
Mailing Address tel012 61=-V a.v2 A~.
CRj► ~o.►.~t.~~ State J&~p► Zip Code 0iqo3i- q141
Phone (Work) (Home) Fax
Legal Owner ~oc.+ l r,~i2 G4~1.f=1~ t~.s e--
MailingAddress,~c~IZ ~,Y~A ~n~•~
Clty -:5~PA QcnLA State J&[4 Zip Code di OL231 •4LI
~ Phone (VUortc) (Home) Fax
Agent, if different from applicant,~~p~IL►,.~ 'C,AIZTI M G,
Mailing Address J1 o 1104- 94eWEV.1020AhkV
City ~1~. aN ~ State ~A Zip Code ~
Phone -42,-4- 424l (VNork) lbc a n P-I (Home) Fax 535-~
Project/proposal site area (acres or sq ft.) .:5
4-11 1c 3m'
Adjaoent area owned or controlled (acres or sq ft.) 3~, 111~
Assessor's parcel #(s) of project/proposal ~I 84 ~ Oboo 3
Assessors parcel #(s)of adjacent area owned or controlled
1~ . a►12 r., ~.o~
Street addr+ess of proposal 0 11
Exisdng zone ctassffication(s) and date establlshed _Wor'.rr I95o' E!P- 2W83T 1G&lli 3se2
Existlng use of pcoperty VAc..~~►~- ~-r
~
Proposed zoning *.5 • ~
Comprehensive pian category U :5 a- School distdct kJwffgZ~/~ 3to3
Water purveyor W .0 Isp Fire district ~
0
Proposed use of property'
Stngle famity dwetlings Duplexes Muitifamlly dwellin8s
Manufactured homes Business P4 Industrial Mixed use
3
Other ( ) - Descrlbe
List prevlous plannin8 division actione lnvoiving thls property _~oQP- TQ 24 t2
L , !
.
ZE~ 14..02
. ~
r -
~
ZONE RECLASSIFICATION APPLICATION
PnGrz 2 of 6
~
t
Address and Locaton of proposal
em
Section Township Range
Name of pubitclprivate road(s) providing access w um mt-! U--~
~,t~K.I ✓~'~K~ Width of property frondn9 on public/private road q d" Does the proposal have accessito an artenal or planned arteriai? Yes K No
Name(s) of arteriai roads Legal descripdon of propetty for each zone reclassificaton proposed ,
~ s
o w
y .-r _1.i -gn a AYXa r-zir oo ~ • ~'1 T"PJ 0" 2~ ~ u ol
45
Exisbng aon;(s) -25Z u c 3. to proposed zone(s)
~ ~
lor the following described property
(Attach legal descriptlon stamped by land su(veyor or provide belaw ) _ .
!53~_ A 5 An.aahee. '::-M
If you do not hold tltle bo the property, what is your interest tn it? 4v+ e51.3"t' Ico w.. ~.1 ~.1~ •
v ,
.
sr
VUhst are the chenged conditons of the area which you feel make this proposal watranted?
,
/au "'i'1-~•
C=WKJWL TI.-I rQtUBLa 9210
4
~
L ~O
>
~i
e
ZONE RECLASSIFICATIAN APPLICATION
PAOe 3 ot 6
,I T
What tactors support tlhe zone reclassificabon?
Consistency with the Comprehensive Plan Ida -Qfizo Fa►'`~ llb e.- Ai&:m T "t2^S
1- 1
h4 ►XeV • Fe2 ~~A'
pt rL~-~l,,~ 7~.~ r~ 1Jo~-rt~ ~~'~1-~ A~ ~.•vt~A IT~
Z mK. pZP• ~y tf2ar,pjfjJ=T' 'r;... 'illrn LcclP--s~ I -s 7a1JEY2 ug2ob.~
~Zou~ krA,r l AT=992vW
Compiiance with purpose and intent of zoning A
a c. Butl.viUG, is aN Ald.*awcV usE IQ ,A► ~ ~ ygpi,,jSp
Descnpflon of changed conditions of the anea that you feel make this proposai warranbed ~
Zt~''1 UG ~ ~s (15 C.A►•Jr7 Wc..lc. A1u102 4or1tJ0
~W1~..~{G G1~t f►1.1G~r ~ A~~__ Q,1?.t? w~ t~t22% 2 ~C./1►'~~
~2r~i► r.~~ r~ a~~. ~ T~!
~ y
4
What impact wili the proposed zone reclassification have on the adjaoent propertles? 4~t p7a
i~ o~ -[Q _].~~.1T T F S f ~~o►~s IL-~r
vtt~.lr.~ =2 Igtr W G R g
t
e.AZMM. 1+,M f2ttt:) '9:? 6E..~T.~ "5 u►jr~VEt2. _
~ ~
-Tt ~ I~I~L ~~o ~ l S ZAtJ I~h t32
' What measures do you propose to miggate your proposal's impaat on surnounding land use?
~ 1/I~s~•5► . h. ~ ~ 1.c~ ~ I I . 1 ,
PART II
~ FIRE MARSHALL / F{RE DISTRICT
RCW 36 TO B requires earty ooordinaUon end infomnetlon
A TH{S PROPOSAL IS WITHIN FIRE PROTECTION DISTRICT NO , O
B WHAT IMPROVEMENTS NEED TO 8E MADE TO MEET THE DtSTRICTS FIRE PROTECTION
r~ °~'r ~`~-s~►''°`''~~i
REQUIREMENTS? fro 0 ri6- &e no-~PA
-
C O SEE ATTACHED LETTER OATED `
D REQUIRED FiRE FLOW (gallons per mtnute)
! hev vlewed t =and heve advlsed the epplkant o the Flre D18bdct hoqulrerrtentL
Ft'vo, tlok, ' 7-46 -0 2--
SIGNATURE TITLE OATE ,
a Q,~~
` i
9 J
ZONE RECL.ASSIFICATION APPLICATION
PAGe 4 of 5
' - ~
. ~
WAYER PURVEYOR
RCW 36 70 B requires early ooordi aUon end informatl
A THIS PROPOSAL IS WITHIN WATER DISTRICT
~B SATISFACTORY ARRANGEMENTS FOR DOMESTIC WATER AND FIRE FLOW HAVE BEEN
MADE AS FOLLOWS
A WATER SYSTEIIA PLAN MUST BE PREPARED YES NO
REQUIREMENTS l. &,t,
C SEE ATTACHED LETTER DATED
I h ve rev/ wed e proposal and have advjsed the applfcant otthe Dlsblct requlrements
e~ 1-ji -oL SYW SIGNATURE TITLE DATE
SPOKANE REGIONAL HEALTH DISYitICT
RCW 36 70 8 requires early ooor+dinedon and infonnatlon
A PRELIMINARY DISCUSSIOfV HAS TAKEN PLACE, A COIVIPLETE APPLICATION IVIUST
~
~ INCLUDE. ~
B SEE ATTACHED LETTER DATED
o Aftr a prellminary revfew of the proposal, I heve advlsed the applicanr of some bf the
Spokane Reglona/ Hea/th requlrements A caomplete and detaAed revlew wfil be provided after tha
eppllcation ls submftted, whkh wlll rmlt !n a complete llst of requ/rements and vonditfons mgard/ng
Hea/tr p s/ons fbr the
ulev- -Jl,,f
SIGPIATURE TITLE DATE
- ~
SEWER PURVEYOR
- (City of Spokane or Liberty Lake)
RCW 36 70 8 requfres earfy coordination and infonnaUon
A PRELI USSION HA `T E. A OMPLETE APPLICA'TION MUST
~
INCLUDE ~
~
B ( j SEE ATTAC R DATED
After e pr~l! lewr ot propos ve edvfs a Ilca some of the
Sew+er re qutre A n ed ravlew il p ded eRer the spplJcedon Is
8ubmltted, whlch wlll result !n a ulrements and oond on8 re8►erdlng Sewer provlslons
!or dhe propasal
is 816NATURE TITLE y ' DATE
le
~ ~k~
~e
~
a ~
f
P
ZONE RECLASSIFIGATION APPLICATION
PAGe 5 of 5 ESiAJ
51
t ~
SURVEYOR VERIFICATION ~
x
I, the undersigned, a licensed land surveyor have completed the mfomnation requested for e
map and written legal descripb ALu►tlo- .
Signed Date EXPitiE3 711710 3 ~
Address s - Phone 97.9 " l 3 Z Z.
Ci1y State ~ Zip 992.1 L
PART III
SIONATURE OF PROPER11f OWNERS OR LETTER OF AUTHORIZATION
I, the underslgned, swear or affirm under penalty of perjury that the above responses are mede truthfully
and to the best of my knowtedge
I turther swear or afiimn that I am the ovmer of record of the area proposed Uor the previously idenbfied
land use acUon, or, if not the owner attached her+ewith is written permission from the owner authorizing
my acbons on his/her behalf
Signed a y a f~ Date o72 _;t 001
Address I 4 a13- ~ e.rado Phone S4 q' a-VS ~-?,r 76
cfty 9'C162 I sWe 1Je.. z,p gQo~/
-14 aoo~
Signature of Appli nt or Representative Date
Statie of Washingbon )
) ss
County of Spokane )
~
Stgned and swom or affirmed betore me on this Q.ar'(Q day of 2009;
~
by N ~
Notary Seal
A Notaly-~ublic in an e State of Washington residing
i
Cl~
~ 0w~s
=rcF y. aty~ ~
N~_~ My appointment expires
i " ftBt1C ~
~N ~ ~p~ w~PART IV
~l►rfiil
TO BE COMPLETED BY THE ON1310N OF PLANNINO
Date submitted File number
Date aoceptied By
Tatal fees Reaipt number
G ff thfs request is grarrtterl, will the subject property b+a more onvironmentally sensfdve, ene
onsenring or wil[ it promote the use of an hjstoric property? ~
r No
E
Explain z2Ag-, qt&I]p-c.-r ~.]o.j P~, regrjntTi c-.
-t ' t..►~"1►~..Jt~ ~ ~ ~c 1J
i
H If this variance is granted, wdl the braader pubtic need or mterest be served? ~'es No
Explain I-r tJov vA2 orua-•A r,-rE, w.., cc•r, 1
~v'~ ,~.ICx~►',~
i 1MII this vanance be moonsistent wdh the purpose of the zonmg which applies to tfie subject
ProPerty? Yes DO
Explain
J Will approval of this varianoe gra►nt to the subject property the prNileges of a diffenent zone
ctassific:abon (1n order words would this be a°de facto° zone change)? Yes No
Explain
K Will this vanance be mconsistent wrth the general purpose and intent of the Comprehensrve Plan?
Yes ( I~
Explain
L Is this vanance reqwred far a reasonable economrc retum from tlhe subject praperty or is the existing
structure too smait? es No
Explain Senv-1 t- F L.►.l~ ~+.J^ a l~ ~✓'"',r-} ~.1 ...Cx.1 r Vytj, ~,73r ) Qr-
,
~3+t ~!°:~i~/f'.r ~ !~r. ~ ~.t I ►..a ~+i1
M Did the pracacaf difficuk which caused you to apply far this varianee exist befare you owned the
subject property? Jes~ No
Explain
~w 't'L~-- c.~t.. te..vr..~:...3'~" Gc~~a,►,~ G, ~►~.r~.. ,r ti:r4nn~
N If approved, would this variance affect tand use density reAulatrons which exist ta protect the
RathdrumlSpakane Aquifer? yes O
Explain
Attach an addifional page(s) if needed You are invited to present photographs, dlagrams, maps, charts
video tapes, e#c in suppart of this applicabon No such adddional matenai Is required and in any case it
must be BRIEF and descdptnre of issues whlch need to be cansidered in relaton to this requested
variance If you have quesbons about the procedure to be followed feel free to oontact the Spokane
County Division of Plannmg at 477-7200
Varlance Burden af Proof Rev 2 99 Page 2 of 2
~
~
t~
CERTIFICATE OF BEWER AVAILABILI1'1r,
Thls 1bm► !s 9&ly to be submltted ss an ettachment ~o a fluNy,c:om2[derl aQp!lr~d
tiQ Z`
Name ot Sewer Utlltty SPoKAIVF
CERTIFICATiON o~ JUL 25 ~
Project Name ~aL*Ve-w- 4L 3 ~~CPl~e
Par+cel Numbers 4SP.1 FS4 ~ oP-.)07, ~
General Project Descripffon _gfow K1=
The above named Public Sewer System Is capabie of and will supply sewer service to this referenced
projed or subdivision
1 Is sewer currentiy available,, with servlce connectlons provided as required, to senre the proposed
development (If yes, go to signature block, If no, go to 2a) gYei ❑ No
2a Is the s[te within the Spokane County Sewer sbc-yeac Sewer Capttal Improvernent Program?
(If no, go to 3) ~ Yes ❑ No
~
1
2b Wit{ the devetoper design, fund, construct and provide flnancial surety tbr the necessary systems
to provide Dryline Sewer andlor Double Plumbing Dry Side Sewers ss r+equired?
~(If no, go to 3) ❑ Yes ❑ No
~
3 Wili the developer design, fund, construct and provide financial surety tor the necessery systens
to extend sewer service to the site and provlde service connecdons as required? ❑ Yes ❑ No
Thts Certificate of Sewer Availability Is non-transierable ta other projects and shall be vatld as
lone as the reterenced project rernains active and Is not modifled
utT« t'Tt~.5 Vlv %i I0AI
CetUfied by V G N,5 tjAST
Wnt N 71ae
C~ ~ Is~v2 r
$IAlleha~ G9t9
CONCURRENCY DETERMINATION
V If yes to queslon 1, or questlon 2b, or questlon 3 above, concurrency Is satlsfled for sewer Otherwise,
refer applicant to the Divtsion of Utllities
❑ This development Is exempt from ;oncurrency for sewer senrlce O
Thts development does ) meet the concurrency requirements for sewer eervice
one ? ~Jr' 02
ne ep~sentetnre e
~
, •
~ ZE~14i02 ~
,
Cert ot Sewer Avallabqity doc ti 01109/02
.
WUUMM4PLP
6 ....-.2TIFICATE OF WATER AVAILAL0,61 .'Y
Project DescApfAon
r This Section to be Completed by Appllcant
# N`~~I
Project Neme ~u l.r~ ~ i2 G4~~ 3
Parcel Number(s)
General Descriptlon of Project. gk.,l.h u~~,1
"al
Water requested Number of Residential Taps O , or Commercial Flow gpm
Fire Flow Requirements
This 8ectfon by Spokane County Building and Code Entomement
Name of Water Purveyor ~ 1,~~~~LtA5vx Sv'✓' of5v
Fire Fiow Required gpm, at psi, for minutes
Certification
By Purveyor
c f
Water System Name -1 tXQ~kukqK lfv WA DOH ID#_jyj 001'
Y No
1 p The water system has a current Washington Department of Health Operafing pennft, al[owing tlhe
~ number of new taps or water requested
~ 2 O The proposed project Is oonsistent with the water purveyor's DOH approved water eystem plan
3~ p The off site source, storage and transmission infrastructure of the water purveyor Is sufflctent to
~ provide the servtce requifei for the proposed project %
~
4 0 0 IKk if 3 Is no, has flnancial security been provided to insure infrastructureimprovements are
oompleted? (Check Not Appllcab/e if 3 is yes )
S
5 O o The water system is willing and able to provide water, in conformance bo minimum levels of
service, as requested at thls tlme
if water system Is unable, or unwilling to supply water at this dme, please descrlbe why
Thts Cerdflcate of Water Availability Js non-usnsferable to other projects, (For ~levant lawe, eee RCW _
y 68 i'', 36 70A and 18 ZT ) Further.~rnew~ertificate ot Wate~'Availabilit~s~'hali bi'required if 1) a project
modiflcation 7Pdnt, ul tn g ater ter demand, or 2) a project extenston ot time is requested
-
Certi~ed by SU&IK
e tr~e
v~ i~, ~~02
lg ature t4s~ Date
CONCURRENCY DETERMINATION O
This Section to be Completed by Spokane County
v
If box 1, 2and 6 are checked yes, and 3 or 4 Is checked yes and all other infomnatlon Is complete and the weter
purveyor has signed the above Certificefe of Water Availability, concurrency Is satisfled for water Otherwise,
refer applicant to the Division of Udlities s
Yes No
0 O ThPs development Is exempt from concurrency for water serv ~ 14'~02
0 O This development meets the concurrency requirements for grvice
~ I
SPakene Couno► Reprmntatlire 5/pnatuna Date ~
i
Cert ot Weter Avetlabtlity doc 04/03102
4 OAA
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i;' ,•Ax
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, t'Y 's'Y , fx~.t y,~+ 4 .a t: t f'~ a: rx Yss,~ aa"a t nrj d, ~ ~ 1
y • ;w. ,'j. , r. ..Y. + i..i._4'.i i n -7 'r ) ( 4
.~1.>.iQd~ . :.1. .]M1~. .v~Sf : 1N-..•3?.W'~3.~ . f1~• t
Wfl
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^ COUIS T~f~) DIVISION '/~,1G ~ Y y~ w 1 `/Jl~►L >i W 1 1 k~,~i~'
S
y'~ {~~~3~'~{'~it tt ~~fi(} 7'i. ~ .jJ~ •.E~' lr~~i.~±'l1"S{1.s iF4G1~
f
PROPERTY OWNER INFORMATION ~ JUL 25 2W2
♦ Property Owner(s): 1E!;;-L-.;,u l.►~~ r2 <fA~~ Ie, I U~, ~ CURRENTpLAM
Street Address: I ~I o 12
City: L~A 1J 4~ State: klp► Zip Code: 9
•
1 q14.1
•
Phone: (Home) (Work) Fax:
APPLICANT/AGENT INFO ATION
` ♦ ApplicanUAgent: o
-T A
Street Address: I O 4
,
.
City: State: ~ Zip Code: (o
Phone: (Home)j24L-412,42 (Work) a Fax:
T ~ REQUESTED ACTIONS(S) (Indicate appropriate action): O Conditional Use Permit ❑ Expansion of a Nonconforming Use
~ Variance(s) ~ Other (list): _7otJr~ eJ4A _
PROJECT INFORMATION . • Existing use of property: I cPa' ui, c,;
• Describe proposed use of the property, notina chanqe from `existinq use':
4::214AQG~.a U K • '.S , 5,
~'►~e.c'~ p' ` ~ ,
• If a variance application, state the Code standard and describe the variance souqht in
comoarable terms (i.e., 50 feet from centerline verses required 65 feet): O
?-MPOLt c.~a V_~Ia ►+vL LO ' TY " a r., ✓J -ar
L o►J W es
~ LS ' T-~ 61 I "
• If a conditional use permit application, does proposal meet all standards? Y N
If rrot, has one or more variances been requested: Y N
• If hom~ndustry, has consultatlon occurred with the Divlsion of Planning r~egarding
constr tion of building for intended use? Y N •
.
;
Eq~ 14--02
~
.
~
APPLICATIONB FOR PUBUC H'c.. .4G ITEMS PAGE Z Of 3
C_ UP. VarlenceT Non-contorming Uses '
• Size of the subject property qp v -Jgp'- ZI.anoO Parcel No (s) 4Si 84 o030 3
• CuRent zonmg of property Y-W~ & urc. a ~
• Street address of property (if known) 1.n ,wy-r~~
• Legal descnption of property (include easement, d appiicabie) LL~~,:
,
P. 3},~1
2 ' S 1~o a~ ~ Vz
• Source of le,al N 0e-1 mr=u-r `
I
• Total amount of adjoining land controlled by this owner, sponsor and/or agent ra2.~.4$3 S~F,
• What interest does applicant hold m the property
-Ql~ ~ ~""Y
NOTARY
~ State of Washmgton)
~ SS
County of Spokane )
I swear, under penalty of pegury, that (1) I am the owner of record or authonzed agent for
the proposed site, (2) if not the owner, written permission from owner authorizing my actions
on his/her behalf is attached, and (3) all of the above responses and those on suppQrttng
documen are made truthfully and to the best of my k ledg
~Ai~~rli~ CA4
~'S`~10> st~'~ Signed ~ Date
,f~~'~
~ ~0 rq~►y . ~ i
~ . .
' No Public in for the Sate of Washmgton, residing at
• PUBmG ,~Q _ ,T t My appointment expires avt
1 k~2~.~
.
:L a
~~i~~'.0~ •
BURDEN t3t)oF FoRM(s) (by applicant)
It is necessaryffor the applicant or his/tier representative to establish the reasons why the
requesttd action should be approved and to literally put forth the basic argument in favor of
approving the application Accordingly, you should have been given a form for your
requested actron (variance, conditional use, etc ) designed to help you present your case in a
way which addresses the cntena which the Hearmg Examiner must consider Please
complete the form and retum with your application
~ o
,
FOR STAFF USE ONLY o
Section Township Range Violation/Enforcement Y N
Lot, legal & add'I ownership checked by
Person doing preapp conf
4th'6r/previous Division of Planning actions involving this property
,
Certificate of Exemption No Application No
HeariroDate Varfoua site plan dlmenslona check by .
~
r
APPLlCATIONS FOR PUBUC HEARING ITEMS PAGE 3 of 3
CUPLV+arlanceT Non-contormtnp Uses
S1GN-OFF BY AGENCIE3
The appticant must visit each agency whose number is circled below
1 SPOKANE REGIONAL HEALTH DISTRICT
a Proposed method of water supply ,,,J~I~►-~c„ & L-3 I..P[,amip = ~
b Proposed method of sewage disposal i5n►jrj-b~~
A preliminary consultation has been held to discuss the proposai The appiicant has been informed of
require ts and standa s We request consultabon with the Division of Planning Y N
~ w
10 ~ / . 9-
Sfgnature Date
2 WATER PURVEYOR
t j 11AM
a Proposed method of water suppty
b The proposal is/is not located withm the boundary of our future service area
c The proposal is/is not located within the boundary of our current district
h
3 d We are/are not able to serve s site with adequate water
eSatisfac ory a j gemen have ave not been made to serve this proposal
Sign,at re Date •
a~
-
3 SEWAGE DISPOSAL PURVEYOR
o -
a Proposed method of water s pply
b Proposed method of se is osal
A preliminary consul eld to disc ropo e li n een informed of
requirements an n a d
,
SiBnature Dat~
4 FIRE DISTRICT / FIRE MARSHALL d
a Proposecf is within Fire Protection District
b Adequate anangement have/fiave not been made to meet our needs in providing for an
adequate water system and facititles for flre protecUon purposes
c Recommended fire flow c.UI& , or unable to catculate now because use ts nat O
deflnitive and will be determined at uildmg permrt applica~o time
d Requirements include fI~r , ~
~.t.
.
~
,
cra,,~ Fe r~ Fire Dletrict # Date
App tcr Pubilc Hearinp Items4g-10-98 ~
/
~
~
VARIANCE BUROEN OF PROOF FORM
Name
File Number
A variance" is the means by which an adJustment is made in the applicabon of the specific regulations of
the zoning classificabon for a particular (the subject) piece of property This property because of special
circumstances applicable to it is depnved of pnvdeges commoniy enJoyed by other properbes m the
vicinity and in a similar zone classificabon This adJustment remedies the difference in pnvileges A
vanance shail not authonze an otherwise prohibded use
The following quesbons will help to determine the outcome of your request Your request requires
accurate and complete responses First circle erther the yes" or the no° answer(s) following the
questions below as they appiy to your situation and then explain as needed (in the space provided) to
make your urnque situation ciear Certain phrases from the Zonrng Code of Spokane County sechon on
variances are included m these questons and are underlmed for convernence
A Will this vanance permit a use which is otherwise prohibited m the zone? Yes No
Explam
B Are the special circumstances (lot size shape topography location access surroundings etc )
which apply to the subject property and which may not appiy to other properbes in the vicinity?
Yes Qo
Explain
C Is the subject property depnved of pnvdeqes commonlX enLqyed by other QUo erties m the vicinity and
m a similar zone classifcabon? es No
Explain
N~T ~►L.1~ ~'T"'F"e~• ~ .
,
D Wiil this variance be harmful to the public welfare or to other properties m the vicmitV and a similar
zone classification? Yes CE)
Explatn
E Are there other similar situations in the vicmitY m a similar zone classification? es No
Are they permitted uses? (Yes~) No Are they `nonconformmQ uses? es No
Expiain
F Couid the subject property be put to a reasonabie and permitted use by you or another person without
the requested vanance? Yes
Explain ~t~l M~2 t~al~ ~ 62p'T' ALL12W } t2 LsQ ~ oV
VE~. 14.~
02 *poem
•
~+e
~
~ pm
ENV~N hM--:E~ P -7A
~
~
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~
SJ°Ofti~N1Y
oa JUL 25 ft ~
9 ~
SPOKANE ENV'IR,O'NNiEN'TAL OR,DIN'ANCE ~
SECTIOIV 11 10 230
~ am
Z E 4 ~ amuk 2
, ~
ei,•.
- `
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•t
r
SEPA ENVIROrTMENTAL GHECKLIST
WAC 197-11-960
Spokane Environmental Orduiance Section 11 10 230(1)
PURPOSE OF CHECKLIST
The State Environmental Policy Act (SEPA), chapter 43 21 C RCW, requires all governmental agencies
to consider the environmental irnpaccs of a proposal before making decisions An environmental
unpact statement (EIS) must be prepared for all proposals with probable sigruficant adverse unpacts on
the quality of the environ,ment The purpose of thls checklist is to provide informauon to help you
and the agency identify unpact from your proposal (and to reduce or avoid unpacu from the proposal,
if it can be done) and to help the agency decide whether an EIS is required
I~YSTR UCTIONS FOR APPLICAaVTS
This environmental checkbst asks you to describe some basic information about your proposal
Governmental agencies use t}us checkLst to determuie whecher the eavironmental unpact,s or your
proposal are significant, requiruig preparation of an EIS Answer the questions bnefly, with the most
' precL.se information k.nown, or give the best description you can
You must answer each quesuon accurately and carefully, to the best of your kaowledge In most
cases, you should be able to answer the quesuons from your own observauons or pro)ect plans
without the need to hu-e eYperrs If you really do not know the answer, or if a question does not
apply to your proposal, wnte "do not know" or "does not apply" Complete answers to the quesuons
now may avoid unnecessary delays later
Some questions ask about governmentau regulations, such as zoning, snoreline, and landmark
designations Ans'% er these quesLior if you can If you have probleris, une gove-nmenta": ageacies can
assist you
The checklist quescions apply to a11 pacLS of your proposal even if you plan to do them ove- a period
of ume or on dzfferent parcels of land Attach any addiuonal information that will help describe your
proposal or ics environmental effeccs The agency to which you subrrut this checklist may ask you to
eYpl3un your answers or provide additional information reasonably related to deternuning if the•e may
be significant adverse unpact
USE OF CHECKLIST FOR NON-PRD~rECT PROAOSALS ~
Complete this checklist for noxi project proposals, even though questions may be ansae•ed "does not
apply IV -kDDITIOv, complete the SUi'PLENiENTAL SHFE'T FOR NO\ PROJECT ACTIO'\S (pan D)
For non project acuons, the references in the, clief-klist to the %N ords pro)ect," "applicant,` and
'property or site" should be read as "proposal, proposer and affected geographic area,"
respectively
~
Spol.ane En% i-onrr+~^ a' Ordinance Checklist Pseza 3 of 31
~a
~!r
i 1
0~ a
►
FILE/PROJECT NO
A BACKGR4UND
1 Name of proposed pro)ect, if appLcable
2 Name of applicant
r~-y~~a~ ,
3 Address and phone number of apphcant and contact person
2 J~,
kV,ar~ Vlc► 110-.M 1741 t A e~T - ,
4 Date checklisc prepared
5 Agency requestizg checl.lis-,
,
6 Proposed tirtung or schedule (Lncluding phasing, if applicable)
l~oN~'t?~uc.-~ o►,,_, ~~I ~ . ►~4~ °iZ' ~
. i
~
Spokane Envtronmencal Ordir~nce Checklisc Page 3 of 21
41e.
•
i
A BACKGROUND (toncinued)
7 a Do you have any plans for future addiuons, eYpansion, or further acuvity related to or connected with tEus
proposal) If yes, explaun
~ s~
. T~ u s!.►~J. ~ .
K o. i~ ~u i 1,r~ i i F~
b Do you own or have options on land nearby or adjacenc to chis proposal) If yes, eYplaui
~
~'LO
8 List any environmental information you know about Lhat has been prepared, or will be prepared, directly
related to this proposal
~ ~G ~ 5 ~t~ DI'L~ L2@Yl - ~r IrT ~oK.. ~~►~r Gi~-~ IL
<
r'5uI l.A-21" G, 1 ~ -2-
9 Do you know,% hether appLcations are pending for governmental approvals of other proposals dueczly
affecting the property covered by your proposal) If yes, eYplain
~
10 List any government approvals or pe-mits that will be needed for your proposal, if known
P-..-Pu % l.✓j iV.J~
~
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Spokane Environmentzl Ord,rz-ice Checkl,sc Page 4 of 31
~ ~a
41..
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A BACKGROLJND (conunued)
11 Give a bnef, complete descnpuon of your proposal, includtng the proposed uses and the size of the pro)ect and
site There are several questions later in this checklist thac ask you to descnbe certun aspects of your proposal
You do not need to repeat those ansaen on this page
2 - !T~~ rr r, . i ' ,V?►~
►
1 Jl tbO ~~~w.~ c . c~r ► `-i~'; l.~ ~,.`r r ~ ~ ~ , ~ rz.1 c.~_~1c _ ~ r,
12 Location of the proposal Give sufficient unformation for a person to understand the precise location of your
proposed pro)ecc, including a street address, if any, and section, township and range, if jtnown If a proposal
would occur over a range of area, provide the range or boundaries of the site(s) Provide a Iegal descnptioa,
sxte plan, vicinity map, and topographic map, if reasonably avadable Wlule you should subnut anp plans
` required by the agency, you are not reqwred to duvlicate maps or decazled plans subnutted v►-nh any permit
apphcaaon related to this checklist
"C 's' 1 ~ ~~O ~.a.-t ~ r7 A-r ~ t # 1, ~ ~ ~ ~t ~i 1 t~_.e~✓.1 14t c..~ 1 'S
~=1 Pm Ju s-r NoK.T ""M6
~
!~t 13't" 1100 6-1 1~ ~ l.~ ~ ► J ' +K ~r- = v~y ~ G~ ~
13 Does the proposed action Le within the Aquifer Sensitive Area (ASA)) The General Sewe- Se-vlce Area3 The
Prionty SeNNer Servlce Area) The City oE Spol.ane3 (See Spokane County s ASA Overla.% zone tltlas for
boundanes)
T~iq: A ~ Y T ~s A1~En► ~r
~
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Spokane Envtronmerail P-di--..%c CliLLklist P..Qe 5 nf I
.
~l
e
Evaluation For
Agency Use Only
TO BE COMPLETED BY APPLICANT
,
B ENVIRONMENTAL ELE.tiIENI'S
1 EARTH
a General descripcion of the site (circle one flat rolhng hilly, steep slopes,
mountainous, other b What is the sceepest slope on che site (approximate percent slope)~
~1'A . ,
c Whac general types of soils are found on the site (for eYample, clay, sand, gravel, peat,
muckP If you know the classificauon of agriculturaJ solls, specify them and note any
prune farmland
d Are there surface indicaLions or hiscory of unstable sods in che immediate vicuztry)
If so, descnbe
~
e Describe the purpose, tvpe and approwmate quant1Lles of any filling or grac3mc,
proposed Indicate source of fill
-
f Could erosion occur as a result of clearina, construction, or us0 If so, generally ~
describe
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Spol.ane Env►ronmertzl Ordin,.nce Checktis Pa-e 6 of
e,%..
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Evaluation For
Agency Use Only
B ENVIRONMEN'I'AI, Fi _F,yMiN'j'S (Condaued)
g About what percent of the site wlll be covered wlth unpervious surfaces after pro)ect
construction (for example, asphalt or builchngs)l
. ,
h Proposed measures to reduce or control erosion or other impaccs to the earth, if any
f c .
2 AIR
a What rype of emissions to the aur would result from the proposal (i e, dust,
automobile, odors, industrial, wood smoke) dunng construction and when the pro)ect
is completed) I any, generally descnbe and give appro~umate quantities, if known
~ -
b Are there any off-site sources of em.issions or odor chat may affect your propbsaV
If so, generally describe
c Proposed measures to reduce or control enussions or other impacu to air, if any
Q F
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)pokane Environmentz! Ordina-ce Checklisc ,42, Page 7 oi 31
eq~..
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Evaluation For
A$ency Use Only
B ENVIRONMENTAL ELF.1biF.i'I'S (Continued)
3 WATER
a Surface
1) Is there any surface -water body on or in the immediaLe vlcinity of the site (including
yenr round and seasonal streams, saltwater, lakes, ponds, wetlands)) If yes, describe
type and provide names If appropnate, state what stream or river it flows into
2) WLll the project require any work over, in, or adjacent to (w ithin 200 feet) the
descnbed waters) If yes, please descnbe and attach available plans
WO-r A r:21Q 1[,a t!,
3) Estunate the amount of fill and dredge matenal that would be placed ui or removed
from surface waLer or wetlands and indicate the area of the site that would be affected
Indicate the source of fill material
4) VUlll the proposal require surface water withdrawals or diversions) Gi% e a genera]
description, purpose, and appro-umate quantiaes if known
~ T 1►~~.-i ~ r~,' ,
5) Does the proposal lie wlthin a 100 year floodplmn) If so, note location on the site
plan
~ I r ~
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Spol.ane En-, ironme-l* ~l Orc -;,nct. Checklisc Page 3 of =i
lk
Evaluation For
Agency Use Only
B ENVIRONMENTAL ELE.1r1ENTS (Continued)
6) Does the proposal involve any discharges of waste matenals to surface waters) If so,
descnbe the type of waste and anticipated volume of discharge
41~T
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b Ground
1) Will groundWater be wijhdrawn, or will water be discharged to ground water)
Give general description, purpose, and appro-umate quanuties if known
2) Describe waste macznal thac will be discharged into the ground from septic tanks or
other sarutary waste treatment facilhry Descnbe the general size of the system,
the number of houses to be served (if apphcable), or the
number of persons the sysem(s) are eY ected to serve
N
~ ~
3) Describe any systems, other than those designed for the disposal of samtary n aste,
installed for the purpose of discharging fluids below the ground surface (including
systems such as those for the disposal of scorm wacer or drunage from floor drams)
Describe the type of system, the amount of matenal to be disposed of through the
system and the types of materials likely to be disposed of (including matenals which
may enter the sysrem inadvertently through spills or as a result of fre fighung
activities)
IAI . C'
11
'Y
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Spokane Enti ironmenczl O-c -+ancee Checklisi. Page 9 of
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Evaluatton Foc
Agency Use Only
B EwIR4NMENTAL ELE.I~[ENTS (Coatinued)
4) W1ll any chenucals (especially orgazuc solvents or petroleum fuels) be stored w above
ground or underground storage tanks) If so, what types and quanuues of matenals wlll
be stored)
A1041~- a{l.e2
MW& Mn ~&1'1 , 'Ir::14 d-&V ~ ~1?~►~-~~-~~
5) What protective measures will be taken to ensure that leaks or spills of any cheaucals
stored or used on siLe wlll not be allowed to percolate co groundwacer (this mcludes
measures to keep chenucals out of disposal systems described in 36(2) ar,d 36(3))
c Water Runoff (includhn~ storm water)
1} Descnbe the source of runoff ('including storm water) and method of collection and
disposal, if any (include quanuues, if known) Where will this water flow) WM thls
water flow into other waten) If so, descnbe
~ ~ir.c,,r•~2. S a~►H~..~-~.~e~..-.~ (~U~u y~ f ~
Will any chemicals be stored, handled or used on the site in a locatzon where a spill or
leak wlll drain to surface or groundwater or to a storm water disposal system
discharging to surface or groundwater)
.
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3) Could waste rnaterials enter ground or surface wacers~ If so, generslly descnbe
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Spo;%ane En-.ironmenc-tl 0r~i ~~i,. C'hcLklist ~a Page 10 ot 21
0
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Evaluation For
Agency Use Only
B EWYRONMENTAL ELE'b!i ENTS (Coodnued)
d Proposed measures to reduce or control surface, ground, and ruaoff water impacts, if
any (if the proposed action lies within the Aauifer Sensiti-, e Area, be especially clear on
eYplanations relacing to facillties concersung Secuons 3b(4), 3b(5), and 3c(2) of this
checklist)
~titt`-) G~~=
4 PL4NTs
a Check or circle types of vegetauon found on the sice
deciduous tree alder, maple, aspen, other
~~evergreen tree ir cedar, pine, other
shrubs
✓ grass
pasture
crop or grain
wet soil plants cattail, buaercup, bullcush, skunk cabbage,
other .
water plants -water Lly, eelgrass, snilfoil, other
other types of,% egetauon
NY+ at lund an3~amount of re;etation will bc rcmo-,cd o: a:tcrzed~
eatss-
c List threatened or endangered species known to be on or near the site
~
d Proposed 1andscaping, use of native planu, or ocher
measures to preservs or enhance vegeLation on the site, if any
zo
ALtw Yi A_)c'* ~-2 t-~ ~ 74ojeo~ TLI LS
~O ~ (4 71~- ,~l ~ ~ t~►~ ~ l, r l J~ v r r'- '~/t~1~ ) TACa~
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Spokane Envtronmentsl Oral-,s-icc ChILc.'{lisc Page l 1 0r? 1
~a
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Evaluation For
Agencv Use Only
B EiVVIRONMENTAL FI.EMEN!'S (Continued)
5 ANIMALS
a Circle any birds and azumals which have been obse-ved on or
near the site or are known to be on or near the sice
birds hawk, heron, ea;le s4ong6irdsother
mammals deer, bear, elk, beaver, other ,
flsh bass, salmon, trout, herrulg, shellhsh, other
b List any threatened or endangered species known to be on or near the site
4)c0E T~o -x.Ay- i,....i ,c7 iA1 Lr=-+.. ,ot e
1; Is the site part of a riugration route) If so, explain
.Kir-Tr~-►~Qt.~ ~ .
d Proposed measures to preserve or enhance wildlsfe, if any
6 ENERGY AND N-%TLRAL RESOURCES
a What kinds .of energy (electric, natural gas, oil, wood scove, solar) will be used
to meet the completed pro)ect s energy needs) Describe whether it will be used for
heaung, manufaccunng, etc
-r-.c.x-Y.-"rV"u,- %-f c i.-l,--~ ► ,
A S ~t~ f-~t°.~~ tJG•~ ~i ~ ~ rl.. c ~r..~ ~ t I c7 ~ ) I ~ ' ~
~
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b Would your projec.t attect the potenEial usc of solar e.lier6y by adjacent pcoperties)
If so, generally describe
il~.
3pokane Envlronr-iLnc il Ordi-..-Le Che..Ust Page 12 o, 2 1
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Evaluatioa For
Agency Use Only
B EWIRONMENTAL ELE.IENTS (Continned)
c What lunds of energy conservaaon features are uicluded sn the plaas of this proposal)
List other proposed measures to reduce or conuol energy unpacts, d any
AL4-Lp ~-~'`a t~~ ~ '~~v t
L.4 &L~T r= 1 `tit `„rM YL~ ~a ~ 7 ENVIRONbiEiN'te1L HEAL?H
a Are there any eavuonrnental health hazards~ mclucimg eYposvre to toxic chemicals,
risk of fire and explosion, spill, or hazardous wane, thac could occur as a reult of thus
proposal) If so, descnbe
o v/~►t~,~l,~ ~
1) Deseribe special emergenry services that aught be required
~ ~~tt,.~S w~ ►I I ~ ~ , t ~
a
2) Proposed measures to reduce or control enviroa^I-e^tal
health hazards, if any
b Noise
1) N'Vhat rypes of noise exist in the area whlch may affecc your project (for eYample
tr3ffic, equipment, operauon, other))
~
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2) What types and levels of noise would be created by or associated wlth the pro)ecfr
on a shorc term or a long term basis (for example traffic, construction, operatlon,
other)) Indicate'v►hat houn noise arould corne from che site
~ TN9,b&,
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Spokane Envtronmental Ordinance Checklisc Page 13 of 31
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Evaiusnon For
Agency Use Only
B ETiVIRONMENTAL ELF+1RENT5 (Continned)
3) Proposed measure to reduce or coatrol noise unpacts, if any
~~I ►J NOt s~ ~.J i II I~ I_i M i Ta~ ~ .
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8 LAND AND SHORELM USE
a. What is the current use of the sice and ad)acent properties)
`t'~ ~/1 v__ rz E w~-~- ta,,~ ~ 1 S ~//~t.~•fJ'~
,,b Has the site been used for agriculture' If so, descnbe
~
c Descnbe any structures on the ate
_faox-ttrep AK~p LJM_~~L ~ : n.► r[~ ~.~2 ~.1~-~ ~-1~
C~ar~~fi~~~J . ,
d Vi1al any structures be demoLshed) If so, which)
e Vilhat is the current zonuig classification of the sttO
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Spokzne Environmental Ordinazce Checklist 4 tAIL Page 14 of 21
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Evaluation For
Agency Use Only
B ENVIRONMENTAI. FLE3ViE-4TS (Contiaued)
f What is the current Comprehensive Plan designauon of the sitO
S.s.tt~.K.~~•aT GoM ~l ~L/s ~J ~D~ S~ G~wY►"r~ Ea1J -
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xOV-;P LnsG -
g If apphcable, what is the current shoreline master program designauon oE the szte)
h Has aay part of the site been classified as an "environmencally sensinve" area.)
If so, spectfy
~
~ i Approxunately how many people would reside or work in the completed pro)ect2
Aparwx I;t, QWT-I ~ ~ umi, Lij -t16 Lmw ,
ga#i l.,r~ I Mqi~ a-r -rlJ Approxunately hoa maay people would the completed pro)ect dtsptace)
k Proposed measures to avoid or reduce displacement unpacu, if any
_.1.UT a coat~rs
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1 Proposed measures) to ensure the proposal is compatible with eYisting and proJected
land uses and plans, if anv "
_tAN1311J-d~
112OO Jtl NI c, 0 W1,E,1 15L~ 42.tr e..dnMPA'4' I121L t"P
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Spokane Ea-. ironnca0 l Ordi~snce Checklisc 4
psge o~ :1
l
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Evaluation For
Agency Use Only
B ENVIRONMENTAI. E S (Contiaued)
9 HovsrnrG
a Approxunately how many urucs would be provided, Lf any) Indicate whether high,
middle, or low-income housing
..L t
b Apptoximately how many uniu, if any, would be ehnunated.) Indicate w hether high,
auddle, or low i.ncome housmg
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c Proposed measures to reduce or convol housing unpacts, if any
v"° ~►~,~5~
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10 AES'THF.~7Gs
L What is the tallest height of any proposed structute(s), noc incluchng ancennas,
what Ls the principal- gxtenor btulcitng matenal(s) proposed)
1- AT T
~ tYlhat vlews in the immediate vicuury aould be altered or obstructed)
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Proposed measures to reduce or control aesthetic impacts, if any
~km Amel~~ P6~ .
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pokane En-. ironmental Or= -tzrtce Checklist ~Qh% Page 16 oF 21
ti...
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Evaluation For
Agency Use Only
B ENVIRONMEIVTAL ELFsbiENTS (Coatinued)
11 I.IGHT AND GLARE
a What rype of hght or glare wi]1 the proposal produce% What tune of day would it
mainly occur~
ik,)!e.Lor-
a-r
b Could hght or glare from the finished project be a safery hazard or incerfere with
views)
'DI 12.C~L'T{~n Tc5 -T t~
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Wer.~ 0 YL 1?4& l.on" p. uQ ( ~ wou lar ~r &W
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W at e-usting off site sources of hght or glare may affect your proposal)
c.~c,A nal.,Lz- ,
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! Proposed mea,sures tu J educe. or c.oatcol light and glare unpacts, if a,iy
vAO)' LA
2 RECREATioN
What designated and uiformal recreational opporcunities are in the unmediate vicuury:)
1i.1ln i r--A :4 IW A N N~ 1 ~ I'S ~A1C1 " 1Li
a
~ Would the proposed project displace any existing recreMonal uses) If so, descnbe
~1 ot'
~ t
.
,
pokane Environnnencal Ordinarce Checklist A ob% Page 17 0f ? 1
, 44..
► • t
Evaluation For
Agency Use Oniy
B E1*TVIRQDIIYIEjv"j"Aj,, FT FbIF1TtS (Coatinued)
. Proposed measures to reduce or control umpacu on recreauon, sncluclmg recareauon
7 op orturuties to be provided by the proJect or appl~caat, if aay
1~'~
13 HIS?QRIC AND CULT'URAL PRESERVATION
L Are there any places or ob)ecu listed on, or proposed for, naUOnal, state, or local
preservauoa registers, known to be vn or next to the site) If so, generally descnbe
A=r r'C31 cm-vg. Ic:~NOW ,
4
b Generally descnbe any landmarks or evidence of historic, archaeologtcal, scxenuf'ic
or cultural unporcance lcaown to be on or ne-+ct to the site
NL7r
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_ Proposed measures to rcduce or control unpacu, if any
J%I L.t c. A..r. t;, C.re
14 TxArtsnoRTAXIoN
a Idenufy public streets and highways serving the site and descnbe proposed access
to the exusting street syscem Show on site plans, if any
chl.l.^~J trr.>wl ~Qm-=P .
TrI.1- ~ o
b Is sLte currently served by public transit) If not, what is the approramate distaaci
to the nearest transit stop)
--['m laa&!5?
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Spoknne Environmental ordsnznce CheckIesc Page 13 of 31
'60.
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Evaluaqon For
Agency Use Only
B ENVIRONMENTAL ELEMENTS (Coatiaued)
c How many parking spaces would the completed project have) How many would the
pro ect eluruaate~
Vg3W
d Will the proposal require any new roads or streeu, or unprovemenu to exuung roads
or streets, not including dnveways) If so, generally descnbe ('indicate whether pubLc
or pnvate)
~ e~~2. //~►►~h ~l~ c~u~Kx~n.
4dek• Ak.e ,r tt ST1 N.~ AT_TI41
~ Wdl the project use (or occur in the immediate vicuziry oQ water, ra1, or air
traasportauon) If so, generally descnbe
How m=)r velueulu.tnps. per day would be.generated b.y the comgletPd,prnject)
If known, indicace when peak volumes would occur
t~~ 1 V'J FN-.-.~ s u T
, Proposed measures to reduce or control transpoRation unpacts, if any
~ o
5 PUBLIC SERVICES o
Vi/ould the project result in an increased need for publlc servlces (for "ample
fire protection, police procection, health care, schools, other)) If so, generally desc7ibe
ALJ ''r_J1~ 12 1 L='.~ A IrL_.~= •(v~G ti'~ T I nJC~ ,
i
pokane Envlronmencal Ordinance Checkl,sc Page 19 of 31
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Fvdwdon For
Agertry Uu Oaiy
B ENMQNMEMAL ELEbEEMS (C011fjOYld)
b Proposed measures to reduce or conuol direct impacts on publsc sernces, d aay
16 UTILri'IES
a CuTle utlhues currently awailable at the site (eectncit~natur~wate e ~usg
-sem e aaitan seweosepuc syscem, ocher
b Descnbe the uuhues that are proposed for the project, the utihry providing the
semce, aad the general construcuon acuviues on the site or in the immechace vicuuty
which nught be needed
0.&G-rYL~c. r~ - r►~G ~ TA'~ pOL&
, ~r`'s ~_~...L~'~~...~ ~~..~s~'.~'~~►' N ~
~
C SIGNATURE
r
I, the undersigned, swear under the penalty oE per)ury that the above responses are made truth{u11y aad to the best of
my knowledge I also uaderstand that, should there be any willful misrepresentauon or willU lack of full disclosure
on my part, the asencv may withdraw any determinauon of non-sigsuficance that it migbt issue in reliarice upon tlus
checkltst
Date
Proponent. ~1J Nt :~j Proponent
(Please type or pnnt) (SrgAature)
Address a I~ ~.1 EV^City, State, Zip ~ I
Phone
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Person completing the form Date-
2 ?
Phone - eiz4 • 4 Z.4j
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Spokane Environmenta1 Ordinance ChecW,sc Page 20 of 21
ti►..
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E4R STAFF USE ONI.Y_
Staff Member(s) Reviewuig Checkltsc .
Based on thu staff review of the eavisonmental check[i.sc aad other peruaeat iaformauoQ, the staff
A Concludes thac there are no probable sigsuficaat adverse unpacts aad recommeQds a
deternunauon of nonsigndicaace (DNS)
B Concludes that probable significant adverse envuonmental umpacts do exist for the current
proposat and recornraends a auugated deteravnauoa of nonsignificaQCe with coAdiuons WNS)
C Concludes that there are probable sigrufscaut advene eavuonmeatal Mpacts and recommends
a determuiauon of sigafcance (DS)
REFER TO FEE SCHEDULE FOR FII.ING FEE
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Spokane Envtronmental Ordinznce Checklisc 1'age 21 of 21
'%,r,o b @!~$
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SPOKANE ~ ~ - COUNTY, DIVISION OF ENGINEERING AND ROADS A DNISION OF THE PUBLIC WORKS DEP~*I'MF44T ~
t~o
AGREEMENT TO PAY FEE
ENGINEER'S AGREEMENT NUMBER ~ - Q ~
This agreement between Spokane County and name o f o~ ~t:,&x6,(A y '
whose interesfin~fi~E.ect iDoI,l►.~e~
p ~ (i.e. owner, ag6nt, ecc.)
AUG O 1 2002
is entered into this day of , 24 This agreement is applicable to the project
known as: SP proje~t at~h me or .-pi'dt nam-1e & pna~s or rue &4mr)-5 E ~ 1 •
That the individuals and parties named herein as having an interest in the above described property or project agree
to the following: .
l. Reimburse Spokane County for project review and inspection fees as specified in Chapter 9.14 of
the Spokane County Code. The fees will be based on actual salary costs incurred by Spokane
County for project reviews and / or inspections plus a ten percent administrative charge, and will
be billed monthly as accrued. Any billing amounts due, including any expenses, incurred in the
collection of an overdue account, must be paid prior to the County's acceptance of the project for
filing. If a project is approved and/or filed with a balance still owing, the unpaid balance shall be
paid within 30 days of the invoice date. .
2. The undersigned agrees that these fees are due and payable upon receipt of the billing as specified
above.
3. Any invoices not paid within 30 days of the invoice date will be considered delinquent. If any
outstanding balance on the account for this project is not paid within 30 days of the invoice date,
no further reviews of the project documents will be conducted until the entire account balance is
paid. Any balance on the account for this project not paid within 65 days of the invoice date may
result in legal action or the initiation of other collection procedures, including referral to a
collection agency. The Sponsor will be liable for any and all expenses incurred by the County for
the collection of overdue accounts.
4. The monthly billing should be sent to:
NAME / ATTENTION: *U)i3jt~L-5>
COMPANY: ADDRESS: I QO 1•~ ~l~
CITY, STATE: WA •
ZIP CODE: aq o 31- cl 74 1
,
PHONE (I S- 7PHONE # 2: ( 9
FAX
E-Mail
I understand that failure to pay these fees may result in delay in compleaon or approvai of the project or other possible sanctions.
0 If this fee agreement is completed by someone other than the Sponsor (i.e., the project owner or a
principal in the firm sponsoring the project), such as the Engineer designing the project, then
written authorization from the Sponsor specifically authorizing the Agent to execute this Fee
Agreement is attached to this F e Agreement.
SIGNATURE By:
~1 ' 4.i
(PRINT NAME) 1j4 02
,
RETURN Y~.LOW COPy TO SPOI~ANE COUNTY ENGINEERS
k\Ragreefee.doc 4/Z001 .
1026 W Broadway Ave Spokane WA 99260-0170 (509) 477-3600 FAX: (509) 477-2243 TDD: (509) 324-3166
, . ,o.r
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` SPOKANE COUNTY VIVISION UF BUILDING
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AND CODE ENFORCEMENT ~
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IOZG WFST BROADVVAI At ENUE SPUKANE,~VA 99260-0050 ~
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Site Information Project Information
L .
Site Address: 511 N ARGONNE RD Project Number. 02004680 Inv: 1 Issuc Date:
SPOKANE, WA 00000 pertnit Use: VE-14-02/ZE-14-02 TO B-3
Parcel Number: 45184.0803
Subdivisiun: I-IARR.INGTONS ADD.TO HUTCHINSO Applicant: BOULDER CREEK, INC/D RAUGUSZ'
Block: Lot: 19012 NEVADA RD
Zoning: AGS SPANGLE WA 99031 Phone: (509) 245-3570
Contact: BOULDER CREEK, INC/D RAUGUST
Owner: BOLJLDER CREEK INC
19012 NEVADA RD
Address: 19012 NEVADA RD SPANGLE WA 99031 Phone: (509) 245-3570
SPANGLE, WA 9903 l -y741
Setbacks - Front: Left: Right: Rear:
Builcling Inspector: DAN HOWARD
Water Dist:
Group Name:
Project NAme:
Permits ,
Vuriance Contractor: License
F,NGINEERS REVIEW $50.00 VARIANCE $699.00
PRF:-APP CONFERENCI: $39.00 i_i'I'ILITICS RL'VIEW $100.00
'I'otal Permit Fer: $888.00
ZO)tG ChUl1FL' Cuntractor: _ Licensc
ENGINEERS REVIEW $200.00 ENVIRONMENTAL REVIEW $75.00
REZONE TO B-1, B-2. B-3 1 $1,935.00 PRE-APP CONFERENCE $60.00
Total Pernilt Fee: $2,270.00
Payment Summary
~
Total Fces AmountPaid AmountOwing Tran Date Recei vt# Pavment Amt
$3,158.00 $3,158.00 $0.00 7/25/02 3595 $3,158.00
Processed By: RameY, Kathleen PAYMENT
Printcd By: WENDEL, GLORIA Pagc 1 of 1
!
hiPOTICE ~
It is the responsibiiity a# the applicantlpeemittee to see to it that the use ciescribed on the #rant of this permi# complies wifih app4icabEe codes and
requiremen#s and that required inspectians are r+aquested. Failure ta request inspections as listed beiow and ab#ain the necessary approvals be#are
pragressing beyond the paint uvhere inspections are required may ne+cessitate remoWal of certain parts of the constructian at the applicant's/permittee`s
or property owner's expense. At a minimum, the faltowing inspections ARE REQUlRED by County Code:
1. FO{}TING - when forms and reinforcement are in place and prior to placemen# of concrete-all struc#ures, including manufactured hames.
NOTE: This inspection includes reviev+r of the structure's setbacks from property lines. Mfnimum setbac#cs are established by Gaunty zoning
regulations. Typicafly, side and rear yard setbacks are measured from property fines, while setbacks for yarrls abutfing streets are measured from
the property line or the center line of the roadway right-of-way, +whichever pravides the greater setback from the center line of the raadway right-o#-
way. Curb lines and fence lines are nat necessarily indicat'rve of prvperty lines. In strme residentiai areas, the County can own as much as 20 feet of
right-of-way between your property and the actual impraved streetlcurb. The responsibility ta comply with applicak3le setback provisians Ires solely
with the permittee neither Spflkane Count,r nor its suthorized representatives assume any respansibility far the ver-ification ar Iacatian o# your
property lines. Pleaae verify their loca#ivn privr to locatirtg your structure. Failure to properly Iocate #he structure may require i#s relocation at the
owner'slpermittee's expense.
2. FOUNDATION - when farms and rein#vrcement are in place and prior to placement of concrete.
3. FRAMIMG - after all framing, bracing and blocking is in place, and prior to concealpng.
4. IFJSULATION - prior to the installatian of drywall.
5. PLUMBiNG - affer rough-in, befare cavering, and final.
6. MECHANICAL - rough-in of piping, taefare covering, metal chimneys before conceaiment, and final,
7. FINAL - when complete and prior to occupancy andlor use. F"lease provide 24 hours notice. All permits require final inspection..
NOTE: In addition to inspectian a# the structure, this inspection includes review of site imprQrrements (fiypically depicted on #he appraved si#e plan)
required by ordinance or as a condition of araproval of this permit. Items such as the installatian of fire hydranfs, fire department access, on-site
drainage ("208 swales"), road improverrents, parking, and Iandscaping are common rec}uirements of a permitlsfte plan which must be com-
pfeted prior to final approWal of a bwilding or issuanae o# a Certdicate of Qccupancy.
8. MANUFACTUAEt} HOMES - Final inspection required vuhen comple4e, staars, handrails, skirting, etc. installed, and priar to occupancy; campleted
inspection record card must be available on site.
9. SEWERS - prior to cower
14. RIGH7-C?F-WAYfAPPRQACH - pnar to placement of concrete, or, if gravaG approach, a(ter compietion.
!n additivn to the above, any plumbing ar mechanical systems or material which w4uld be cnncealed by firaming, drywall, concret$, etc., rteust be inspec#ed
prior tv cover. Check with #he department far "speeial inspections" in conjunction with commeECial prajects.
FOR INSPECTIQh1S:
TQ INSURE PROMPT SERVlCE, PLEASE GIVE ONE WURKING DAY124 HUUR Nt]TICE .
PARTS OF YOUR PROJECT MAY REGZUIRE PERMITS AND INSPEGTIflNS
FR+DIIA MORE THAN ONE AGENCIf.
` Building, plumbing, mechartical and fire inspectians, Division ' Road cuts for utilities or driveways, Division of Engineering &
of Building and Gode Enfvrcement Fioads - 48-HOUR NQTICE REQUIRED
477-3675 477-3600
or 5tate Department of Transportation
•Construc#ion in a flvod plain, aivision of Engineering & Roads 456-3000
477-3600
• Sewer cvnnection, Dovisivn of Utilities
• Electrical wiring, State Department of Labor and Industr+es 477-3604
324-2640 or City Public Works Department
625-63f}0
`On-site waste disposal system, Spakane Regionat Health District
324-156a
PERMIT EXPIRATI+DN AIVD REFUNDS
Unless othen+vise noted, this perrnit wdll be considered null and rrvid by limi#ation if the work authorizec# by the permit is not commenced or is stvpped for
aperiod of 180 days, unless a writtan reques# for an extension of the permit is reeeiWed and approved by the Building t7fficial prior to expiration. At a
minimum an inspection should be requested a# least once every 180 days tQ assure the validify of the permit. A permit may be rene+wed within ane year
of the date of expiratian for one-half the original fee, subject to certain limitations-please cafl us if you haWe any questions.
Awl refund requests must be made in writing by the applicandpermittee (shown on #he reveese) no Ister than 180 ~days af#er the date of fec paym+ent.
Refunds o# not more than 80% of the permit fee paid may be authorized when no work has been done under the permit. No refunds may be authorized
mare than 180 days after fee payment.
MISTA,KE?
If you think we`ve made an error in processing this permit or in canducting inspections perkaining to it, or find erroneflus information in the permit, please
bring it to aur attention immediately by filing a uvritten request far correctian within 10 working days of discavery. All such requests should be direc#ed #o
#he DiWision o# Buiiding and Code Enfarcement at the laelow address.
Spokane Courety Division of Buildirrg & Code Enforce,ment
1116 West Broadway Avenue
S"pokane, W14 99260
Phone: (509) 477-3675 Fax.• (509) 477-4703 ?'DI3; (509) 477-7133 F4RM 30-050204 BLI]G PERM1'f
M ~
S'pakane Co unty
Puhlic Works I)epartment ~
Divisivn of Building & Cvde Enforcement
Receipt
Receipt Niimber: 5595 C'tistnmer Nurrrber
Fro i ects
Full
Proiect Nhr Inu Nbr FeeAntt ljt v A ntt Owirrg PAID Pntt
02004680 7 $3,158.0(} $3,158.00 $3,158.0(} $3,158.00 ~
TatRl: $3, 158.00 $3,158.00 $3,158,00 $3,158.00
Miscellaneous Items
Total PAID: $3, 158.Q0
Tencler
T
ffe Glreck Acct Balarrce CC Nhr E-cp Date TENDERED
Check2 3299 3,158.00
Payer: BOULDER CREEEK, INC
Totrrl TEN.flER.EI): 3,158. 00
O1rL1` / (SflOl'f} $0_00
Cl1 fl ttge $0. {)0
N(lteS:
Trrrn Drrtel Tirrre: 7125102 2;Q0:35 PM
By; GIIVendel
Logait User: gwerldel
Strrtiorr: GWENDEL
Override By:
Frirtterl.• 71I5102 2: 00:36 PM Pnge 1 nf 1
- _ J
- ZE-14-021'l1E-14-02 1
V'icinity Map
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Parcel: 45184.0803
~
Owner: BOl9LDER CREfK INC
CoOwner;
I~
Owner Address JEL-1 t ~ Q ~
19012 NEVADA RD SPANGLE INA 9'~Q31-9741
Site Address F--
511 N ARGONNE RD SPOKANE -
Legal Descriptian ~
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HUTCH1NSQNS ADC1 PT 4F Li-2-3 B23 N90FT OF 51$OFT LESS ET
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SIIB,ECT PROPERTI' PARCEL 45184.0810
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E%ISTING 20rEfS) ~ PRaPOSED ZOPEtS) I A02E5 OF Sp. FT.
0-9 MO 1R-35 I 0-3 I 27.300 SP.
Bua.DKVC rPtRMandv Ia70 sr. 53s wvarace
~ I l - - P82C8dT OF BJILOMJC COVH2AGE DdS7►i 6rtUCfli! t0 odsro m*G rn
~ b b b b euRDus `sHS' QffTA:j}~ HOW LAPODCAP94
n q WNO6CAPH1ARE0.S ~o5r.oc5nCUw5t~vw aeCm
T'fPE OF LONQSCAPAV6 TtPE II! dd SIXRH~D ~ PROVIOm
Q ~ N0. OF PNMPG SPACES REdJIRM
~ PEStCBNf OF OP'BJ SPACE ceua oAvm AggAy 6.010 SP.
Q rMOCEPMIW i~C~~ MY e &ADM ASONNEW
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aIzoPOS~ z sToRY a
~ VON~CI O~NS~TRU~C ON M~
E I 15,641 SF. TOTAL Q ~
~,.~,.1- BUILDING I-EIGNT 25' ~ ~~•ma . . roromura, .o,ma rom~rss
--eo"M STOMOSE vulLom
ruareo►a neww►mN~entm ~
MI IA~ ~I
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~ ZE-14-02
1 COMPLEX S I TE PLAN ~
A-2
,
SEE
~ SHEET 2 fi
40 ~s STA ~
STA STA ~ I.E. 1993,4 40+ ~
~ I.E. 1992.5 1.~. Q „ 1990.6 25 L.F. 6 SS " ~ 23 L.F. 6 SS
24 ~.F. 6 SS f . , ; , . 4518~,081 D . , 45184.Q8~ 4 . . . . ~ ~ 45i 84.4943 20'
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I EXIST MN ~ c 1 3. N ~ ~ . , . . . ~ ~ . LJ
. 409 ~ 45184 . . ~ a .~817 RIM ELEV. = ~ ~99 .9 . t a . , ~ . . ~ ~ ~ . D817 1
. . B ~ _ ~ NO STUB . ~ ~ ~ ~ NAVD 8 ~ ~ 8 DATUM . ~ u~ _ 417 / a , )8 ~ : , I. . . . . . . ~ .
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