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ZE-53-88/CUE-34-88 ~ ~ ~...a . 7~ :.:$1L'~+i. u 3 .1'Ts••_ . . ~.~r« '.....L < ' ~S ~.',~'c'+ ^ r ' , , ~ ~ ' ^ :i I • r`' t~ 1' 7' r { ~ . ~ cf ~ ~l.J f`~ ~ K~ y, ~ ~ ~ ~~~Jl'~~ . ~ ~ . `I HEARING EX~4~ViIN~R COl~~I!~'~"~~ ~ ` a-, ~ r , ~ ~ ~ ~ • ~ a ~ „ ~ , ~ FIND~~~S AI~D Q~C~$ :>>.«,,~„~,Hpr:~r r Ta~:_ " r ~nz~~>~ A.IN_TRQ_, UCTION . ~ This matter having come before tbe Zoning Hearing Examiner Committee ~ on April 6, 1989, and the members of the Committee present being John Skadan, Chairnnan, and Phillip D. ~ Harris. B.PRQPOSAL The sponsors, M. ELAINE AND DAVTD WELK, a~e requesting approval of a ~ zone reclassification, File No. Z~-53-88, AGRICULTURAL~ SUBURBAN to URBAN RESIDENTIAL-3.5 (UR-3.5) Zone, for the purpose of continued residential use. Also, for a Conditional Use Permit, File No. CUE-34-88, _ CONDITIONAL USE PERMIT F~R A HOME INDUSTRY, for the pu~pose of . allowing an herb farm with chef s cooking classes and wholesale herb ~ sales as a home industry. . ~ C. ~ ~ . 1. That the existing land use lA the area is single family residential, apartment, North Pines Junior High School, outbuildings, and open , area. 2. That the Comprehensive P~an designates this area as appropriate for URBAN development. 3. That the existing zoning of the property described in the application is Agricultural Suburban. 4. That the provisions of RC~ 43.21 C(The State Environmental Policy Act) ~ ~ have been complied with, and the Committee concurs with the ~ Determination of Non-Signi~cance. S. That the proper legal requirements for advertisement of the Agenda ~ Item have been fulfilled. b. That the land use in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicant has de~onstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justifi~d. ~ 8. That the proposed use is compatible with existing uses in the area. ~ 9. That the owners of adjacent lands expressed disapproval of the proposed use. ~ a L ~ FINDINGS QF ~A~_T_ ZE-53-881C~~-~~-~8 10. The Hearing Examiner Committee does not find/finds the propose~ use to be in harmony with the ge~eral purpo~s;e and wilt/will not be oth~er.wise detrimental to the public health, safety, and welfare. 11. The following are additionai findings of fact considered by the Hearing Examiner Committee: a. It is consistent with, and implements, the Comprehensive Plan b. This site, and all adjoining Agricultural Suburban and Single , Family Residential (R-1) zones, are scheduled to cross-over to the Urban Residential-3.5 (UR-3.5) Zone in 1991. ~ , . c. The ~ Comprehensive Plan supports home industries provided that adjoining uses are adequately protected. d. The minimum Conditional Use Permit standards and other . recommended conditions of approval all serve to meet ~ the home ~ industry criteria of the Comprehensive Plan and protect adjacent uses. e. The site plan and application indicate an intent to develop and operate the home industry with minimal impacts to adjacent uses. f. The growing of herbs is a passive activity that when coupled with the 4 1/2 acre site should not have a negative impact on adjacent residential uses. ~ g. The area where the classes will be held, the herbs processed, and customers cars parked is centrally located on the site well removed from adjacent land uses. h. In seeking this home industry Conditional Use Permit, the ~ applicant is agreeing to more restrictions, thaa currently exist . for a home occupation in the existing Agricultural Suburban Zone in exchange for two outside einployees and locating the use ~ in a detached building. If not for these two needs, the applicant would be able to operate the proposal as presently zoned without a public hearing review. i. Broadway Avenue, already a high volume arterial and expected to increase in traffic, will bring pressure for more non-residential or multi-family uses. Approval of this request will maintain tbe residential character of this site while allowing a broader use of this large site. The precedent to allow major non-residential uses will be avoided somewhat. e , , i ~~~~i~i~~~ ~~~.L~~11~~ ~~i~~~~~I ~A11 ~~~ditions i~npo~ed by the ~onin~ He~~n~ Exar~i~~~ ~o~n~ittee shail , binding on the "~pplicant", which term sha~l~ ~~c~~~e ~e ~w~~er ~r . owne~s of .~hc prop~r~~r, ~eir~, a~~igns, an~ su~ce~~a~s.~ ~ ~t~ ~I~A~tIN~ ~~A~IN~~t CC~1Vi~VIITT~E ~ . ~e1et~ ~~~n~ng ~epartment ~ondi~iun # ~ Z. . . . - , ~ 1, T~~ ~~ok~n~ ~~u~ty Pla~n~n~~ D~partr~ent sh~ll pre~ar~ and rec~rd ~ ~rit~ ~he Spokane ~~unty A►u~~tor a"Tit~e N~tic~" ~~t~~g tha~ the - pr~pc~ty in quest~an ~'s sub j~~t to a v~rie~y ~f ~pe~ia~ ~on~itions . imp~sed as a rc~u1~ o~' ~pp~ova~ af a 1an~ use ~ction. ~i~ "T~tle Notice" shal~ s~rve as affi~ia~ ~ubttc no~ice r~~a~d1ng c~nditians of - ~PF~aval affe~tin~ ~he pro~~~ty ~n quest~~n. 'Fh~ "~'it~e i~~tice" shall be re~o~ded ~rithin fifteen { 15} day~ af fin~~ di~pasi~i~n of the appr~ved ~and use a~tioa and s~a~l only ~e ex~~nquis~~d ~y~ t~~ ~ ~~akane ~ou~ty P~anning Department. The "~`~tl~ Notice" ~ha~l , . gener~ll~ provid~ ~s fvllaws: Tt~e p~rcel of praperty leg~lly described a~ e g a I des~rip~~o~ ~and ~ax parce~ n~mber} ~s th~ s~bject of a land ~se act~on, impnsing a var~ety vf speci~rl development ~~f ~ ~~~ditian~, b~ a ~p~k~ne Caur~t~ Hea~ring Body ~r , ~ Ad~ninistrat~v~ ~~ficial on ~~a~e}. ~`ile l~o, ~P ~ an r~ i rrg Deparxr~en~ ~ile ~~rn~er~ is a~ailabl~ for inspectx~n ~nd . c~pp~t~g ~n th~ ~pnkane ~ou.r~~y ~ Plannir~g Department. . : ' . ~ ~11 ~urr~nt standards af the ~rban ~esidential-~.~ ~UR-3.~~ ~one, as amended, shall be comp~~ed w~th in ~he development of ~is ~ite. 3. Any di~i~~~n of land for the purpo~e ~f sa~e, ~e~se transfer, sha~l c~m~~~ ~ith ~S-~7 ~nd the Spo~ane ~our~~y P~at~in~ ~rdinanc~s pr~or tv i~s~anc~ of bui~ding permi~s. ~~NDITI~NAL ~I~E P~~Mi'~: 4. '~he applica~t sha1~ devetop ~ubject property ~enera~ly ~r~ ~ccordan~~ VII1~~IIII the ~oncept pre~ented t~ t~~ Hearin~ ~xamine~ ~ammittee. ~ariati~ns ~~en approved 6y th~ ~aning Admin~stratar w~~~ b~ per~itted, inclu~~ng, b~t n~t l~mited ~o th~ fo~lawing ~hanges~ Bu~~din~ ~a~~t~or~, landscape p~ans, and ~en~ral a~lo~able us~s of th~ perm~tted ~~ne. A~1 variations ~u~~ cnnfor~n to regulaEion~ sei forth ~n th~ ~~I~I~~ ~~DE F~R. S~~KANE ~~UNT~. The . ~ arigin~l int~nt of ~t~e deve~~pment plans ~ha~ll be main~ained. . ~ ~ ~ ~ ~r RJ~~~~ViJ1Ril~~ F#~~~~;~~~~~~~~~ " ~ ~ ' The ~p~c~frc d~~r~lapme~t p1a~ will bc ~ub~iti~d ~ar P~a~~ning D~~~rtment rcview and ~~prov~l priar tv issu~r~ce of build~ng . i perm~~~, b. ~`~~t ihe pr~je~t is subj~ct to ~~~pt~r 4.~~A, th~ ~qu~fer ~en~itive Area ~ve~lay ~one af ~he SPDI~A~ ~~UNTY Z~N~1C ~RDINAN~E, which se~~ fort~ various measures f~r ~quif~~ prate~tion; speci~ica~Iy, measures dea~in~ with waste~ate~ disposal, s~ill ~ prote~t~~~ measu~e~, and stormwat~r ~u~aff. . , ~ 7. Appl~~a~t s~all ~~mply wi~h '~~8' rec~mmendati~ns ~on~ernin~ stormwate~ runo~`f ~nd prav~de n~cessary ~~nd~ca~ing for runoff, That the ap~r~~ral is ~rant~d for ~n~y ~ herb farm, chef s c~~sses, Y.~ ~~rb ~~~wx~g~p~ac~ssing c~a~ses, and wholesale ~~r~ sal~s ~s a ~UI~I~ 1~]~UStf~, 9. That the appli~~nt ~ha~l comp~y with a~l ~tandard~ ~for a hom~ industry in th~ €3rban Rcsid~~~ial-3,5 ~~]R-~.5} ~on~ as d~~ai~ed in Se~tion ~~4.~1G,~4~~4)(a~i} W1~1 ~b~ ~XC~~~1~A of sub items "e~~ and "h" ~ ~hi~h are ~iscussed b~low. . ~ 1~. Pu~~uan~ to Se~~ioa ~4.~~G.~4~~~)~e}, wit~dar~ a~ autside d~s~l~y ar~a~ ~ are p~o~ib~~e~; ~x~e~t that har~ic~ultura~ he~b b~ds, ~f viewed a~ ~ o~~~id~ di~p~ays, ar~ ~t~~owed. _ ll. Pursuant to ~~~ti~n 14.~1~.~40~4}{h}} pa~king ~nd traf#"i~ plans shall . b~ develap~d as shown ~n the praposed ~ite p~ar~. Drivev~ays shall b~ ~e~ign~~ an~d su~fac~d ta mini~i~e dust ~nd faci~itaie saf~ access. ~ '~he ~~rking are~ shall be designed - according to ~~c par~ing ~ s~andards co~t~ined 'rn ~hapter 14.80~ ~f the ~onin~ ~~de of ~g~kan~ ~ounty. Number ~f pa~r~Cing stalls r~~eded s~all ~e admin~strativ~ly ~ . detcrn~ined, ~a~~d up~n, po~s~bly, specialt~~d schoo~s and wholesaYe parking ~tan~ards, and the extent of th~ u~e at e~ch particular . phase. ~ . . 12. ~ccess to the hom~ ~ndu~iry shal~ ~e lim~ted ta Broadway Av~nue. No ~ome in~ustry re~ated traff~c sha~l a~~~ss ~ata~do Avenue. . 13, Ho~e indus~ry s~~es s~~ll be ~holesa~e and s~all ~ot inc~ude retail ~~~es to th~ g~neral publi~. ~ ~ 4. Pursr~ant t~ 5ectior~ ~4.~ 1~.2~(l{4}~c} the home indu~tr~ may em~1~y a max~~u~ of t~a outs~d~ employ~es. . , Y ~ ~ ' l L ~4 ~ 1~. Th~t Spokane ~oun~y Plannir~g Department ~e ~equired ta re~ard~ with t~e ~ounty Audi~ar ~"Titl~ Notice", as prepar~~ an~ si~ed by ~he appiicani, for a future acqu~isi~i~r~ area for ~oad ri~ht af w~y and ut~lities to ru~ with tlae la~d ~r~~ said ~~u~ure ac~ui~ition area reservation ~ha11 ~ot ~c re~aved ~r~tho~t priar ~ppr~val by th~ Spokane ~o~n~y Plannin~ ~epartment. ~aid notice shal~ b~ recarded pr~or to the i~suanc~ ~f a bu~ldin~ pern~it and shall provide ~h~ f~llowing: a. At ~east t~+e~ty feet of futu~e acquisitio~n arca for ro~d right ~f ~ay and uxilit~es, ~n ~dd~tivn to t~e ex~stin~ rig~t of ~ray, along Br~adway Aven~ue. F . b. Tha~ build~~g and o~her se~ba~ks ~equired ~y ~te Spokane ~oun~y ~oning ~o~e ~h~ll ~e r~~asured fram th~ future ac~uisition ar~a re~crved for ~oad rig~t af way a~d t~~i~ities, c. ~'~e futu~ acq~tsiti~n ~r~a, until a~quired by ~po~Cane ~ou~nty, ~ shal~ b~ privatc pr~pe~y and n~~y ~e ~sed as ail~~ed in the zane . ex~ept ~ny imprave~ent~ (such landscap~n~, parl~ing, surface d~~in~ge, d~ain~"~e1ds, ~i~n~, o~ oth~rs} ~ha~~ b~ cans~~ered „~nt~ri~" use~. . d. The pr~perty owne~ shal~ ~e respons~~le for xel~ca~ing ~uch 'f int~rir~" im~rovements a~ thc t~r~e ~p~kane ~oun~y ~nakes ~~adw~y imprave~n~ats ~ft~r acquiring said fu~u~e a~quisitxan ~rea. c. Th~s "Ti~e ~atice" sha~l b~ si~ned by the app~xcant ta serv~ as ~ o~~cia1 natice ~d ackn~w~ed~r~cnt ~f ~aid €uture a~quisi~ion ~ area for road r~~~t of way and util~~ies. L~I~~~NEER~N~ DEPARTIVI~NT . Pri~,r T~ Th Q~ ~~~n~ P~rmi~ Qr ~ Q,~ T r ~ . Pr~~~ ~ . ~tandard: ~ 1. A~~css per~~is f~r appr+oac~~s ~o the ~~unty Road ~y~tem sha~1 be ~btai~ed f rom the ~pokane ~ounty ~nginecr. '~he ~pp~icant shall submit for a~proval by the ~pakan~ ~aunty - ~r~gineer ~nd the Spo1~~c ~ounty ~ea~th ~i~trict a detailed c~mbined an-si~e sev~ra~e system ~~a~n and su~f~~e wa~er dispo~a~ plan ~"ar the ~nt~re praject o~ any p~rtion t~ereof, if the ~eve~opme~t is t~ be phased. • ' ~ . D. CQNDITIQI~S 4~ COI~'~~GEN ZE•53-88/CUE-34-88 b) F,~IC INEERIN T I~~PARTMEI~T 3. A parking plan and tra~'~c~ circulation plan shall be submitted and approved by the Spokaa~e County Engineer. The design, location, and . arrangement of parking stalls shall be in accordance with standard traf~c engineering practices. Paving or surfacing as approved by , the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. The construction of the road improvements stated herein shall be ~ accomplished as appro~red by the Spokane County Engineer. ~ 5. All required improvem~nts shall conform to the current State of Washington Standard Speci~cations for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining ~o Road Standards and Stormwater ~ ~ Management in effect at the date of construction, unless otherwise ~ approved by the Coun~y Engineer. . 6. Roadway standards, typical roadway sections and drainage plan ~ requirements are found ~n Spokane Board of County Commissioners' . Resolution No. 80• 1592 as amended and are applicable to this ~ ~ F proposal. ~ Special: 7. Applicant shall dedicatc five (S) feet on Cataldo Avenue for right of way. ~ . 8. To construct the road improvements stated herein, the applicant may, with the approval of the County Engineer, join in and be a willing participant in any petition or resolution which purpose is ~ the formation of a Ro~d Improvement District (RID} for said - improvement pursuant ta RCW 36.8S, as amended. Spokane County ~ will not participate in tbe cost of these improvements. 9. As an altemative method of constructing the road improvement stated herein, the applicant may, with the approval of the County Engineer, accomplish ~ie road improvements by joining and participating in a Coun~y Road Project (CRP) to the extent of the required road improve~ent. Spokane County will not participate in the cost of these improvements. 10. The County ~ Engineer ~as designated Typical Roadway Section Number 4ne, Access Street standard for the improvement of Cataldo ~ Avenue which is adjar~nt to the proposed development. This will require the addition of agproximately 20 feet of asphalt along the frontage of the development. Curbing and sidewalks must also be constructed. • a . I~. ~~~D~TI~N~ ~R ~~~'TI~~~~~ ~ ~~~53-5~1~~~-34-~~ ~ hy I I 11. A~pplicant ~hai1 sign and r~c~rd 5pokan~ ~ou~ty N~ti~e to t~~ ~ub~;.c whi~h ~p~ci~es the f~~tov~in~: ~'he owner(~~ ~r su~cessor~s} in ~nt~rest agree t~ authori~e the ~~U~1~~ t0 p~~~~ ~~~1f 1l~1~~~~ 0~ 8 p~~1~'IQII f~r the formation af a Road ~mprovem~nt Dis~ct ~RI~} by th~ getit~on mcthod pur~~ant to ~hapter ~~.SS ~~V~, v~h~ch g~tit~on inc~udes the o~ner~s} prapc~ty, and further not tv ob~e~t, ~~y t~e sig~ing af ballot, ~h~ formation ~f a~D b~r the re~oluti~~ methad pursuant ~o ~hapter 3~.58 ~~V~, w~i~h res~lut~o~ ~~clud~ the own~r~s} pro~erty. ± Yf a~~~] is formed by eit~er th~ ~~tit~on ~r r~so~utian metho~, a~ providcd fo~ ~n ~~apter 3~.5~ R~~, t~c ~owner~s} or successa~(s) - fu~the~ agree: ~ 1} ~ ~ that the improvement~ or const~ruction c~nt~mplated within thc prap~sed ~ID ~s f~asib~e, ~hat the benefits t~ ~e derived from the ~ ~ ` f~r~matiQa ~f ~he ~~D ~y the. ~roperty ~nclude~ ~herei~, toge~h~r ~~th ~th~ amou~t ~f ~ a~~ ~~u~ty pa~ticip~tion, exce~d~ the cast a~d . expeas~ of ~ormat~~n of the RID, and that t~e property w#th~~ th~ propa~ed ~ID i~ suffic~entl~ dcvelo~~d. Provi~ed, fur~her, th~ ~ ow~~~~s~ or suc~e~sor~s~ ~h~~t retain the ~igh~, as au~hor~~~d under R~W ~~.S3.U90, i~ ~bjcct ta any as~css~men~~s} an ~e praperty a~ a ~ 4~ resu~~ ~f t~~ i~p~rov~me~ts called ~~r 1Il ~~~junction with the ~ ~ ~ - ~vrm~tion of a ' ~~l] by ~~~h~r p~titi~n or re~~Ia~ian ~~t~ad undcr Chapte~ ~~,33 R~~V. . 1~~ ~'he ~aunty A~cri~ ~ Raad P~a~ ide~tifie~ ~~o~d~r~y Aveau~ as a ~ ~r~ncipal Arter~a~. '~'he exis~in~ ri~ht ~f way ~i~~h ~f ~eet is ~at ~ ~ cansi~tent w~th th~►t sp~~~ed in t~e Plaua. ~n ' or~er to ir~plement the ~ Ar~eri~l Road Plan 't ~s ~e~vmmen~ed ~h~t a str~p of pxo~e~y ~D feet ir~ wid~h a~ong ~e ~r~~v~ray A►vcnue frontagc be set asid~ ~~n~ . ~ reserve, ~'h~s pro~er~y may be acquired by ~pokane C~unty at th~ time w~~n ~r~eri~l in~~~ove~en~ts ~~e made ~a Br~adway Avenue. ~ } UTI~.~TY~~ DEP~RTI~IE~, ~pecia~: ~ ~ . ~Vo camment. ~]i~litie~ not alter~d. d} ° ~tandard; ~ . ~ewa~e disposar ~~~h~d ~hall be ~s aut~or~~ed by the ~ir~c~ar af ~ ~1~i~ities, ~pakane ~oun~ty. ~a~er ~~rvice sha~ll b~ coordinate~ through the Director ~f Utilities, Spokane ~oun~y. ~ ~ ~ D. CONDITI~nS ~R ~~NTIN~ENC'~ ~~-53•881CUE-34-88 d ) COCINTY IIE~LTH DISTRI(~T 3. Water service shall be by an existing pubtic water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 4. Disposal of sewage effluent beneath paved surfaces is currently prohibited. S. Subject to speci~c application approval and issuance of permits by the Health Of~cer, the use of an individval on-site sewage disposal ~ system may be autborized. ~ 6. Use of private wells and water systems is prohibited. . Special: ~ ~ ~ 7. The sponsor will contact Cecil Hayter, Food Program Coordinator, regarding the chefs cooking class as a home industry. e) COUNTY BUILDING AND S FETY ~ ~ Standard:~ ~ 1. The site is located in ~ire District #1. ~ Special: . ~ 2. The applicarit shall con~act the Department of Building and Safety at . the earliest possible stage of desig~/development in order to be informed of code requirements administered/enforced by the . department; e.g., State Building Codc Act regulations such as requirements for ~re hydrant/flow, ~re apparatus access roads, private road designatian/naming, stret address assignment, building ~ ~ demolition permits and general coordination with other aspects of ~ project implementation. f ) WATER PURVEYOA l. Water Purveyor is Modem Electric Water Company and they will supply the site with ad~quate water for domestic, ~re and irrigation . uses. • , 4 D. CONDITI~NS OR CONTII~~EI~I~'~ ZE-53-88lCUE-34«~$ g) SPOK~NE CQUNTY AIR P(l~ LUTION COAITRQ~L AUTHORITY . ~ ~l~ ~ir ~11~ re~u tions must be m~ T i ' 1 ~ n4~ ~imi~ ~Q ~g ' • ~ Standard: ~ l. Air pollution regulations require tbat dust emissions during demolition, excavation and construction projects be controlled. This may require use of water sprays, tarps, sprinklers, or suspension of activity during certain weather conditions, Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. ~ 2. Measures must be tak~ to avoid the deposition of dirt ~ and mud from unpaved surfaces onto paved ~urfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these . surf aces, 3. All travelled surfaces (ingress, egress, parking areas, access roads) _ must be paved and kept clean. _ 4. Some objectionab~le odors will likely result during the construction ~ - phase of the project and from motor vehicles using the site ~ following completion of the project and from occupants of the ~ proposed project. ~ 5. SCAPCA Regulation I, Article V requires that a Notice of Construction and Application for Approval be submitted to and approved by our Agency prior to the construction, installation or establishment of an . ~ air pollution source. . 6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV addresses emission standards. All emission standards must be met. Special: 7. ~pen burning is not permitted. 8. Please note that ~ emissions must be controlled. ~ ~ ~ ~ ~ ~ * ~~-53-II8/~UE-34-88 The Zoning Hearing Examiner Committee, pursuant to the afore~entioned, . finds that the application of M. ELAYNE AND DAVID WELK far a zone reclassification and conditional use permit as described in the application should be APPRQVED to ~the URBAN RESIDENTIAL-3.5 {UR-3.5) Zone and APPROVE the Conditional Use Permit. Motion by: Phillip D. Harris Seconded by: John Skadan Jane Myers was not present during this item. Vote: ( 2- 0) UNANIMOUS TO APPROVE Tt~ TI~ URBAN RESIDENTIAL-3.5 (UR-3.5} Z~NE.AND TO APPRQVE THE ~ CONDTTIONAL USE PERMTT ~~REBY ATTEST T~0 T'I~ ABOVE ~q~v~s, o~~, v~ ~ ; , f ~ . ~ - C i rm an ,r- ~ . ~ : ATIF,S"I'• . . • ~ For WALLIS D. HUBBARD - Planning Director . ~ ~ ~ ~ ST~E HOROBIOWSKI Zoning Administrator ~ ~•?-8~ Date ~ ~ ' o ~ ~ ~ s r ~NNO ~ ~ • ~r~ l 9 6' _ . ~ -..,,,'rr''1°wA 7IO~rVAt R • - ~ ~ - • ' - Z ~ t ~r :::i Y " ~ . Z . • ,J , gG . ~ . ~ ~ s i~ - ~t ~ Z ~ i . . ; o ' ~ ~ d t~ . s ~ v~r • ~ ~ ~ ' a . . ~t . - , . . ~ ~,•N~ro ` E C~ E. ~ = ~ M - g~ i ~ ~ " E ~ a,, ~ ~ 3 : S ~y > ~ ~ • . o ~ C'~ 2 , ~ o ~ ~ _ ~ . - ' ~ ' ' ~ ~ - • ' d' r ~ . 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' ' ~ „ ~ ` / ~ ; ~ • , ~ ~ ` ~ TJ~! . ` ~ r I , ~ 1~ ~ ~ / 4 ! ~ r'~` ~ . ~ ~ .1~ ~ / " , ~ I ~ J + ~ , ~ ' J ~ ` ~ U~ ~ • ~ ~ ~ ~ . , • :~r ~ a ~ c~ . I ~ ' ~ ~ ' K - . • . ~ ~ ~ ~ ~ . . ~ , , ~ ~ ~ ~ ~ . ~ ~ ~ ~ , t~ ~ ~ ~ - D ' ~ ~ ~ ~ ~ • • ~ ' I~ ~ . N r ~ ~ ~ • ~ ~ , ~ W ~ . K ~ ~ a~ t~ . ~ r ~ . . ~ ~ • ~ .r 4 . M . ~ ~ . 'Pfii~L1~~ ~ iV~ . ~ a s~ { r~► ~ T~co p l ~ ~,c~ E it P ~oP I . I - 1 ~ ~ . a , i . . . ...r,. . . . - ~.1 . . _ . N ~ ' J . - ~ . ~ I ~ ~ ~ 1 ~ ~ t • ~ . r' ~ ~ ~ . 1 ~ _ ~ ( y' ~.~.i ~ ~ ~ / h' ~ ' , + ` v ~ ~ ~r ~~M ~ ~ ~ M ` ~ ~ ~ ~ ` ~ . ~ ~ ~ ~ ' I~ • , • Y / ~ ~ ~ ~ ~ ~ . • . ~ . r ~ • ~ • ~ . ~o r~c,~Gl . ~ • ~ ~~erd.~ j . e ( ~ ~ + 1 . ' l ~ . . ~ , t ; ~ , ~ 1 ; ~ ~ ; , ~ . 1 , , ~ . ~ ~ r „r. 1' ~ ,~h ~ ,.l.~ ~ o~ . ~ . ~ . . , _ , ~ ~ ~ ~ r. : „ . ! ~ ~ I ~ r ~ ~ r ~ ~ t 0 ~ . ~ r~ ~ i . , . . ' i ♦ ~ ~ ~ ~ f ~ ~ h ~ ti ~ ~ 01M ~ ~ ~ ~ ~ h ~ I ~ ~ e. Y1 h e. w ~ a~ ~ . . ~ ~ • r~ ~ ~ G IMO e ~ ~ _ . . , , , ! , ~ 0 ~ 0 0 . ~ ~ , r low 1 ~ ~ = o , ~ , r ~ - ~ ~ ~ ~ r o , r o rn . ~ ~ ~ lh n ~ ~ a 0 ~ ~ .k ~ o ~ k , ~ , , h t ~h ~a ~ - ~ , , ~ , . ~ . r~ ~ • 1 1 ~ . y L1. ' ~ • . ~ ~ ~ ~ O . . . , r:. , ~ , ~ ~ ~ / ~ ~ Q • g ~ , , . MY'~ ~ Z r 0 i ~ ~ L . ~ ~ !e i ~ ~ ~i ~ G! ro . ~ ,a ~ , , , h , L ~ ~ ~ ~ . Q ' . 0► ~ ~ a t , ~ 1U t r . ~ ~ s' ;r~. , M n~•, ~ ` ~ ~ , 1 ` ~ ~ , e ~ .Y PLANNING REPORT DATE: APRIL b, 1989 ~ ~ 1~0: SFOKANE COUN'TY ZONIIVG H~G CO FROM: Spokane County Planning Departinent • ~ SUBJECT: Rezone ZE•53-88; AGRICULTURAL SUBURBAN to URBAN RESIDENTIAL-3.5 (UR-3.5) ZONE . Conditional Use Permit CUE-34-88; HOME INDUSTRY I. C ENERAL INFQRMATION . Applicant: M. ELAINE AND DAVID WELK ~ Owner: Vin~ent M. Moore Agent: Mary Ellen Gaffney-Brown Proposal: , A request to rezone an approximate 4.5 acre site from Agricultural Suburban to Urban Residential-3.5 (UR-3.5} ~Zone for the purpose of contiaued residential ~ use. ~ A request for a Conditio~al Use ~Permit pursuant to Section 14,61 b.240(4) of the Zoning Code of Spokane County for the purpose of allowing an herb farm with chefs cooking classes and wholesale herb sales as a home industry. Location: ~ The site is generally located north of and adjacent to Broadway Avenue, ~ approximately 1,000 feet west of Fines Road in Section 1 b-25-44. Tax Parcel Numbers: 1 b541-1153 and 1154. 0 ~ 73 ~ r; . ~ , ~iL . ~ • ~ II.~~ ZE•53-881CUE•34-88 ' . . Co~prehensive Plan: . URBAN Category Inside General Sewer Service Area. (GSSA) Boundary Inside Priority Sewer Service Area (PSSA) Boundary Inside Urban Impact Area (UTA) Boundary . The Urban Category eacourages the retention and development of ~ resid~ntial areas. The proposed Urban Residential-3.5 (UR-3.5) Zone serves to ~meet this goal. Neighborhood services, industry and home occupations may also be appropriate within the Urb~n Category subject to specific review criteria and provided they are non-disruptive of neighborhood amenities. In specific regard to home occupations, the hearing body must find that the proposal will not: ~ a) disrupt residential amenities concerning sight, sound, smell and S11YI11aI factors; or - b} create traffic which exceeds road design or which develops ~ traf~c hazards within the neighborhood; or ~ c) negatively affect the iniended uses within , the Urban Category. ~ - . . , In addition to the above criteria, the Energy Management Section of the Comprehensive Plan supports cottage industries as a means to reduce , transportation costs and travel time to and from work. ra: Arterial Road Plan: Broadway Avenue is designated as a Principal Arterial, according to the Transportation Section of the Comprehensive Plan, and ultimate future ~ right of way width should be a minimum 100 feet. A 20 foot wide strip of property should . be reserved along the frontage~ of this site for future acquisition by S~okane Caunty. Through this action, the applicant would be on notice that substantial structures or improvements should not be located WIth1Il this future acquisition area. Zoning: , ~ ~ ~ ~~g,~n AGRICULTURAL SUBURBAN {established 1955) and within: Aqui~fer Sensitive Area Overlay Zone To the NQ~t~'H: Single Family Residential (established 1971) Agricultural Suburban (established 1955) To the SOtJTH: Agricultural Suburban (established 1955) Multi-Family Suburban {established 1976) T: Agricultural Suburban (established 1955) Multi-Family Suburban~ ~ (established 1978) To the WEST: Agricultural Suburban {established 1955) 74 ~ ~ ~ II,,~j~ ZE-53-8~81CUE-34-88 J Zoning: The site itself aad other non•platted property in the area ~ has remained zoned Agricultural Suburban since 1955. The area platted for residential development to the north of the site is zoned Single Family Residential (R-1). There are existing Multi-Family Suburban (MFS) Zones in tbe area which have been developed for apartments (to the , south) and ~ which remain vacant (to the east). The Multi•Family ~ Suburban„ (MFS~ Zone to the east is approved for approximately 48 units. The existing Agricultural Suburban zoning of the site would presently allow a home occupation in conjunction with a residence for the growing and cultivation of ~ herbs, herb sales (both retail and wholesale), and conducting berb growing and cooking classes with minimal standards and no public hearing review. However, employees who are not ~embers of the family residing on the premises would not be allowed to work on the site under present Agricultural Suburban ~ zoning standards. Additionally, the home occupation standards of the Agricultural Suburban Zone would not a11ow any gort~on of the activity ~ to be conducted in an outbuilding. Zoning in the immediate area is scheduled to cross-over to the new ~ ~ Zoning Code in 199I as follows: . - Agricultural Suburban becomes Urban Residential-3.5 {UR-3.5) Zone - Single Family Residendal (R-1 } becomes Urban Residential-3.5 . ~UR-3.5) Zone - Multi-Family Suburban becomes Urban Residential-22 tUR-22) Zone ~ Land Use: ~ci ing,~n $j~: Single family residence, outbuildings and open area To the NO~TH: Single family residences . ~ To t~e SOUTH: Apartmen~s, single family residences and North Pines Junior High School T : 4pen ar~a, apartments, and single falnily residences TQ the ~~EST: Single family residences The immediate area remains largely residential. Lots to the north of the proposal have been platted at an urban density. Scattered areas to the east, south and west have not been platred and remain in residential densities somewhat lower than urban character. The multi-family developmeats existing in the area have been built at approximately 22 units per acre. Site Characteristics: ' ' : Approx. 4.5 acres ~~.ing B~,ing~: Three (house, garage and shop} ' 75 ~ • II.~ITE ANALYSIS Z~-53-&81CUE•34-88 Site Characteristics: : Relatively flat on north and slopes down to the south toward Broadway Avenue ~ ' : Natural and residential landscaped Agri~utt_ 1~imm r~: The Urban Category of the Comprehensive Plan is not necessarily intended for agricultural protection. - ~ Str=: Broadway Avenue to t~e south of the site is a 55 foot County right of way improved with four paved ' lanes, curbs and sidewalks. Cataldo Avenue to the north of the site is a 50 foot ~ County right of way intermittently improved with . two paved/gravel lanes, and curbs. Proposed Site Plan: ~I,~g: Continued single family residential use with an herb farm, chefs classes, and wbolesale herb sales as a home industry PrQR~ ~.1~~: None _ . ~ i ig All buildings are ex2sting near mid-site ~ Between eight (8) and twenty (20) spaces required (based on ~ specialized schools and wholesale standards). Exact requirement can be determined administratively at the building permit stage dependent ~ upon the extent of the use at each particular phase. Proposed Home IndustrylSite Pian: ~ The applicant proposes to live in the existing single family dwelling and operate the home industry from and within the existing shop building which is to be. remodeled. The horticultural herb beds will initially be located on the sloped portion of the site south of the house toward Broadway Avenue. Subsequent herb beds will be developed north of the house toward Cataldo Avenue. Access to the site is from two points on Broadway Avenue (at the southeast and southwest corners) and from Cataldo Avenue (near the northeast corner). Customers/students would _ use the two access points and circular drive from Broadway Avenue. The Cataldo Avenue access would be limited to the residential traffic only and not for the hornc industry traffic. Home industry parking would be located in close proximity to the shop building, be hard- surfaced and developed according to the other parking standards of the Zoning Code. A fence may be constructed around the entire site to ~ provide security to the horticultural beds. ~ 76 . ~ . . . ~ ~ II,~,jT,E ~ . ~ ZE-53-88ICUE-34-88 . . , Proposed Home IndustrylSite Ptan: ~ The hom~ industry's center of activity, that is chef's cookingJherb growing classes and wholesale herb sales, will occur inside the existing shop building. The remodeling and updating will provide a classroom, a small ~:of~ce, herb processing, drying, shop area, and tool storage. ~ Event~ally a kitchen for cooking demonstrations, and restrooms wi l l be ~ _ added : to a rearranged ~ floor plan. . ~ Operat~onally the applicants will Iive in the existing residence and be directl~r involved in cultivation of the herbs, conducting classes, and demonstrating cooking methods. Up to two employees not residing on the pr~mises {the flexibility allowed by the Conditional Use Permit - ~ Home , Industry provisions) would eventually be used cultivating the ~ . herbs,,;: working in the sbop, conducting classes, or processing the ~ , , herbs.. ~ Class attendance would be on an invitation basis to include ~ primarily chefs and cooks from area restaurants. The applicant , estimates one to ~ two ,such classes per month at first. Herb sales would ~ gener~lly be wholesale to students attending the classes. Eventually, when :the kitchen is. added to the shop building, the ~ cooking . demon~trations would be expanded to include dinner for the invited ~ ~ guests~students. The only outside displays would be the herb growing ~ ~ beds. The applicant will comply with the home industry sign standards ~ ~~limiting the detached sign to a maximum of four (4) square feet. ~;g: ~ ~ ~ - ~ . - Th~ site plan submitted for review by tbe Zoning Hearing Examiner Committee is general in nature. Detailed review to detemaine compliance with all Ordinance regulations and conditions of approval • B is recommended to be administrative and to occur at the Building . , Permit stage. , ~ III.~ITE DEYELOPMENT RECOIVLMENDATI~NS . . .1 . ~ . . Conditional Use Standards: Speci~c minimum home industry standards are spelled ou~t in the Zoning Code. The Hearing Examiner Committee may add measures to mitigate identi~ed concerns. The minimum standards;~ in summary, require: a. Retention of residential character and appearance. b. Use confined to within the dweliing ~ within a detached structure not more than twice tbe floor area of the dwelling. ~ c. Only family members living on site and up to two (2) outside employees may be engaged in the activity. d. An unlighted sign, attached or detached, up to four (4) square feet on a face may ~ be allowed. : e. Outside displays may be allowed by the Hearing Body. f. Material stored must be directly related to the business activity. g. Washington State noise standards must be met. ~ 77 ~ . ! ~ M~#~~ 1iF ' ~ ~ond~~~onal U~e S#andard~: h.~arking, tra~f~c, and s~ar~~e p~ans ta bc approv~d ~y th~ . Hearing Bo~y. i. A~1 storage must he s~~een~d f~nm view and n~e~t a~cessory use ~etbacks, ~ D~ n s~ t y: 7'h~ maximum all~wa~le density in the Urban R~sidentia~-3 ~5 ~[JR-~.~} ~ ZaAe ~~hat ~s, ~ 1~2 uni~s ~e~ acre) ~s ~ompa~ri~le t~ the density . ~~owed by the cur~e~t Agricultural 5u~urba~ ~~~ing. Any additx~nal residen~~ia~ uses ~n t~i~ site, whether i~'s z~n~d LTR-3,~ or Agricultur~~ Subur~an, wou~d r~quire a formal su~divisian and pub~i~ hea~i~~ review. ~'1'he ~r~~~se~ UR-~.~ ~one is con~is~~nt with the pr~~en~ ~d ~'utur~ crass- ~ ~ver z~n~ng f~r ~he area. - ~ e s i g n: Th~ location of the shop buil~ing,~ a~~d ~b~~ef~re ~ mo~t activ~ty : ~s~acia~cd ~ith th~ ~home indus~ry, ~s ~ri~~te~ ~a mid-site w~~l ~wa~ fra~a ad~ac~n~ ~and u~e~. The h~rticultura~ beds, ~~w~'~e ~ar~ ~ of the hon~e ~~dus~ry, ~ . ~il~ be a passive a~tivity ~~i~~ shou~d~ nat ne~~tiv~l~r tmpa~~ a~y adjac~nt prop~rty. The intensity af the ~o~e ~~ndustty~ ~ctivity wi'~t be a fu~~t~~n of and l~mit~d by .m~i~num si~e af th~ ~~tbu~~d~~~ ~twrce .~he size ~f i~e ~ouse~} maximum num~er of ~mploye~s ~fa~ily plu~ tw~ outsiders}, ~o ~ ~et~il s~les ge~cral public, and npcra~or's a~n m~n~gem~n~ philasophy, '~h~ ~ppl~~ant'~ ~~~tia~ ~lans for ~ o~e ta t~r~ c~asses p~r mon~h may cxpan~ as ' ~ ~ th~ oper~ti~n be~omes mor~ e~ta~lis~ed and su~ccssful, - ~ f f~ r.i n g: The si~e size itse~~ ~appraximate~y 4~ 1~ ~~res} ~nd t~e shap - bui~din~ and parktn~ l~~~tian ~e~rr m~d-~ite p~ovide adequ~te ~istan~e to buffer ~he a~t~ve portion of ~hc ~ome . indusi~y _fr~m ad~acent prope~ty. ~ ~i g~~ ~e: ~or~~ ind~~try is lrmited by ~~ning ~~d~ ~tandar~~ to a maximum ' . ~rg~ a~ four ~4} s~uar~ fcet pcr fa~~ on ~ double ~ided s~gn. ~e~vage Di~p~sal: ~ay ~~ntinue a~ an vn-~,i~~. sewage dispos~ sys~em with a~~e~ment to p~rticipa~e in f~ture public .~ew~r ~JL~D. ~~ter ~uppl~: ~ater ~or b~~h d~mestic and irrigatian ~s~ w~~l be prov~ded by Ni~d~rn ~~ectr~c V~at~r ~n~npamy s~b~ect to ~ampany ru~~s. ' Circ~lationlA~c~ss: T~~ Cvunty ~ngine~rs requ~re an add~tiana~ ~vc feet af d~dreatian a~an~ ~ataldo Avenu~ with ~~sociated im~rav~m~nts to - include addi~ion of asphalt, ~urbing and sidewa~k. The ~mprov~~ents ca~ bc deferred ~a a future RID or ~RP proj~ct. Th~ ~ounty Eng~n~er an~ the ~ Planning Depar~cten~ no~e the tong range need f~~ futu~e ~~q1~I5~~10A area a~~ng Broadway A~ve~u~ and ~h~ n~~d t~ protect ~hat area #'rana - encroachm~nt nf improrrem~nts or ~t~uctures. . . A ~ ~ r R • 1 III.SITE DEVEL~PMENT RECOMMENDATION~ ZE•53-881CUE•34-88 ~ ~ Circulatio.n/Access: . The Planning Department recommends that access to the home industry use , be limited to Broadway Avenue access points only and shall be prohibited - from Cataldo Avenue. Access to Cataldo Avenue will be limited to that ~ associated with the house on the property. The Ioop driveway accessing ~ Broadway Avenue should be surfaced to minimize dust and facilitate safe ~ access. The proposed parking area needs to be hard-surfaced according to ~ tbe Zoning .,~ode standards and the actual number of parking spaces and ~ specific ,°location should be ~ an administrative function at the building . . . , perm~t ~~tage. ~ ~ , . ~ . IV.SEPA E~NVIR~NMENTAL__REVIEW ~ . ~ . ~ ~ An Environmental . Checklist was submitted ~ by the sponsor and was reviewed by the County Planning Department. The review considered the ~ ~ specifics of the pr~posal, other available information, County ordinances, other regulations and laws, possible standard Conditions of Approval, the , Generalized . Camprehensive Plan, and other County poli~ies and guidelines. . . . The Zoning~ ~ Administrator has determined that "No probable significant ~ ~ ~ adverse ~mpacts" would result from the proposal being de~eloped and has issued a~: Determination No~-S i~n~~ ca, nce ("DNS ~ . , ~ . - The "DNS" ~ was cir~ulated to eight other agencies of jurisdiction and other ~ ~ agencies~departments affected by the future development for review and ~ comment: • The "DNS" comment period ends April 5, 1989, aud was advertised 15 calendar days before said date in the newspaper, by letter to adjacent ~ ~ property owners within 400 feet of the .proposal, , and by notice on a, sign posted on the proposal site. The Heanng Examiner may cons~der addltional ~ environmental related testimony and the "DNS" at the public hearing. , V. ~ - The req~aested Urban Residential-3.5 (UR-3.5) Zone is the minor land use ~ action a~ the ~ two rcquested and should be approved because: a. It is consistent with, and implements, the Comprehensive Plan b. This-~: site, and aIl adjoining Agricultural Suburban and Single Family. Residential (R-1) zones, are scheduled to cross-over to the Urban Residential-3.5 (UR-3,5) Zone in 1991. The requested Condit~onal Use Permit for a home industry is the major of the two land use iss~es requested. The minimum home industry ~ requirements lA the Zoning Code are intended to protect adjacent uses. ~ Additional conditions may be imposed on the home industry to mitigate identified concerns. This specifically requested home industry can be approved, provided ail recommended conditions are complied with, for the ~ following reasons: . c. The Comprehensive Plan supports home industries provided that adjoining uses are adequateiy protected. ~ - 79 ~ . • V, Ej~~j~ . . ZE•53-88/CUE-34•88 : ~ . . d. The minimum Conditional Use Permit standards and other ~ recommended conditions of approval all serve to meet the home industry criteria of the Comprehensive Plan and proteet adjacent uses. e. The site plan and application indicate .an intent to develop and operate the home industry with minimal impacts to adjacent uses. f. The growing of herbs is a passive activity that when coupled with the 4 1J2 acre site should not have a negative impact on adjacent residential uses. g. The area where the classes will be held, the berbs processed, and customers cars parked is centrally located on the site well removed from adjacent land uses. h. In seeking this home industry Conditional Use Permit, the applicant is agreeing to more restrictions, than .currently exist for a home occupation in the existing Agricultura~ Suburban Zone in exchange for two outside employees and locating t~e use in a detached . building. If not for these two needs, the applicant would be able to operate the proposal as p~esently zoned without a public hearing review. . . - , i. Broadway Avenue, already a high volume arterial and expected to ~ increase in traf~c, will bring pressure for more non-residential or multi-famiiy uses. Approval of this request will maint~in the - residential character of this site while allowing a broader use of this large site. The precedent to allow major ~ non-residential uses will be " avoided somewhat. ~ VI.CONDITIONS OF APPRQVAL ~ a: (All Conditions imposed by the Zoning Hearing Examiner Committee shatl be binding on the~ "Applicant", which term shall include the owner or owners of the property, heirs, . . assigns, and successors.) . . . . . ~ a ) OUN~ PLANNING DEPARTMENT ~ _ _ . _ ~ • l. The Spokane County Planning Department shall prepare and record with tbe Spokane County Auditor a"Title Notice" noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This "Title Notice" shall serve as afficial public notice regarding conditions of approval affecting the property in question. The "Title Notice" shall be recorded within fifteea (15) days of ~nal disposition of the approved land use action and shall only be extinquished by the Spokane County Planning Department. The "Title Notice" shall generally provide as follows: ~ ~ The parcel of property legally described as (1 e g a 1 description and tax parce! number) is the subject of a land use action, imposing a variety of special development 80 ~ x h ~ ~ VI.~ONDITIOHS OF ~$OV~ ~ ZE-53-88/CI~E•34-88 . a ) PLANNING DEP~RTMENT ~ conditions, by a Spvkane County Hearing Body or . Administrative Offictal on (date). File No. (Planning Department File Number) is available for inspection and copying in the Spokane County Planning- Department. r~ B~i~: _ .v ~ ' . , ,1 , . 2. All current standards of the Urba~ Residential-3.5 (UR-3.5) Zone, as amended, shall be complied with in the development of this site. 3. Any division of land for the purpose of sale, lease or transfer, shall ~ . comply with RCW 58-17 and the Spokane County Platting Ordinances ~ ~ prior to issuance of building permits. ~ . CONDITIONAL USE PERNIIT: 4. The applicant shall develop subject property gen~rally in ~ ~ ~ ~ accordauce W1th1II the concept presented to , the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following - ~ changes: Building location, landscape plans, and general allowable uses of the, permitted zone. All variations must conform to . regulations set forth in the ZONING CODE FOR SPOKANE COUNTY. The ~ original intent of the development plans shall be maintained. 4'~ ~ . ~~'c`~' • • • • • ~ - S. T~e specific de.velopment plan will be subm~tted for Piann~ng . Department review and approval prior to issuance of building permits. 6. That the project is subject to Chapter 4.16A, the Aquifer Sensitive - Anea Overiay Zone of t~e SFOKANE COUNTY ZONING ORDINANCE, - v~hich sets forth various measures for Aquifer protection; ~ ~ specifically, measures dealing with wastewater disposal, spill ptotection measures, and stormwater runoff. . 7. Applicant shall comply with '208' recommendations conceming stormwater runoff and provide necessary landscaping for runoff. 8. That the approval is granted for only a herb farm, chef s classes, and w~olesale herb sales as a home industry. 9. That the applicant shall comply with all standards for a home industry in the Urban Residential-3.5 (UR-3.5) Zone as detailed in ~ Section 14.616.24~(4){a-i) with the exception of sub items "e" and "h" which are discussed be~ow. ~ 10. Pursuani to Sect~on 14.616.240(4}(e), window or outside display areas ~ are prohibited; except that horticultural herb beds, if viewed as outside displays, are allowed. g 1 . y ~ r VI.CONDITIQNS QF ZE-53-881CUE-34-88_ ~ . a ) ' PLANNING DEPARTMENT ~ ~ 11. Pursuaat to Section 14.b1b.240(4)(h}, parking and traf~c plans shall be developed as shown on the proposed site plan. Driveways shall be designed and surfaced to minimize dust and facilitate safe access. ~ The parking area shall be designed according to the parking standards contained in Chapter 14.802 of the Zoning Code of Spokane County. Number of parkiag stalls needed shall be administratively dcte~ined, based upon, possibly, , specialized schools and wholesale parking standards, and t~e extent of the use at each particular ~ phase. ~ 12. Access to the home industry shall be limited to Broadway Avenue. No home industry related traffc shall access Cataldo Avenue. . 13. Hor~e industry sales shall be wholesale and shall not include retaii ~ sales to the general pub~ic. . 14. Pursuant to Section 14.616.240(4)(c) the home indnstry may employ a maximum of two (2) employees outside of the family residing on the premises. ~ 1 S. That Spokane County Planning Department be required to record ~ with the County Auditor a"Title ~ Notice", as prepared and signed by the applicant, for a future acquisition area for road right of way and y ~ utilities to run with the land and said future acquisition ~ area reservation shall not be removed ~ without prior approval by the Spokane County Planning Department. Sai~ notice shall be recorded prior to the issuance of , a building permit and shall provide the following: . , . . a. At least twenty (20) feet of future acquisition area for road right ~ of way and utilities, in addition to . the existing right of way, along Broadway Avenue. ~ . . ~ ~ b. That building and other setbacks required by the Spokane County ~ Zoning Code shall be measured from the future acquisition area reserved for road right of way and utilities. c. The future acquisiuon area, until acquired by Spokane County, shall be private property and may be used as allowed in the zone except any improvements (such as landscaping, parking, surface drainage, drainfields, signs, or others) shall be considered ~ "inierim" uses. ~ d. The property owner shall be responsible for relocating such "interim" improvetnents at the time Spokane County makes roadway improvernents after acquiring said future acquisition area. ~ 8~ r . . . ~ - ; VI.CONDITIONS ~F APPROVAL ZE-53-881CUE-34-88 . a ) PLANNINC DEP~RTMENT . . e. This "Title Notice" shall be signed by the applicant to serve as official notice and acknowledgmeni of said future acquisition . area for road right of way and utilities. ~ b) ENGINEE ING . D PARTMENT . ; -The Issuance Of A BuildinQ Permit Qr jj~g Pr~e~: _ . . ~ Standard: l. Access permits for approaches to the County Road System shall be obtained from the Spokane County ~ EAgineer. ~ 2. The ~pplicant shall submit for approval by the Spokane County ~ Engineer and the Spokane County Health District a detailed combined on-site sewage system plan and surface water disp~osal plan for the ~ , entire project or an.y portion thereof, if the development is to be ~ ~ p~ased. - ~ 3. A parking plan and traf~c circulation plan shall be submitted~ and ~ approved by the Spokane Cour~ty Engineer. The design, location, and arrangement of parking stalls shall be in accordance with standard r traf~c engineering practices. Paving or surfacing as approved by t~e County Engineer, will be required, for any portion of the project ~ ~ . which is to be occupied or traveled by vehicles. ~ 4. The constructio~ of the road improvements stated herein shall be ~ ~ ~ ~ accomplished ~ as approved by the Spokane County Engineer. . ~ ~ 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge ~ Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by tbe County Engineer. 6. Roadway standards, typical roadway sections and drainage plan ~ requirements are found in Spokane Board of County Commissioners Resolution No. SO-1592 as amended and are applicable to this . proposal. Special: a 7. Applicant shall dedicate ~ve (5} feet on Cataldo Avenue for right of way. r 03 ~ ' r VI.C~NDITIONS ~F APPROVAL ZE-53•881CUE-34•88~. n~ . ~ b} COUNTY N~INEE IN ~ D' PARTMENT 8. To ~ construct the road improvements stated herein, the applicant may, with the approval of the County Engineer, join in and be a willing participant in a~y petition or resolution which purpose is the formation of a Road Improvement District (RID) for said improvement pursuant to RCW 3b.8S, as amended. Spokane County will not participate in the cost of these unprovements. ~ 9. As an altemative method of constructing the .road improvement stated herein, the applicant may, with ~the ~ approval of the County Engineer, accomplish the road improvements by joining and participating in a County Road Project (CRP} to the extent of the required road improvement. Spokane County will not participate in the cost of these improvements. ~ ~ 10. The County Engineer has designated Typical Roadway Section Number One, Access St~eet standard for the improvement of Cataldo Avenue which is adjacent to the proposed develop~ent. This will require the addition of approximately 20 feet of asphalt along the frontage , of the development. Curbing and sidewalks must also be constructed. . 11. Applicant shall sign and record Spokane County Notice to the Public ~ #6 which specifies the following: . The owner{s) or successor(s) in interest agree to authorize the ~ County to place their name(s) on a petition for the formation of a Road Improvement District (RID) by the petition method pursuant to ` Chapter 36.88 RCW, which petition includes the owner(s) property, . and further not to object, by the signing of ~ ballot, the formation of a RID by the resolution method pursuant to Chapter 3b.88 RCW, ~ which resolution includes the owner(s) property. If a RID is formed by either the petition or resolution method, as provided for in Chapter 36.83 RCW, the owner(s) or successor(s} further agree: (1) that the improvements or construction contemplated W1~11II the ~ proposed RID is feasible, (2) that the benefits to be derived from the formation of the RID by the property~ included therein, together with the amount of any County participation, exceeds the cost and expense of formation of the RID, and (3) that the property within the proposed RID is sufficiently developed. Provided, further, the owner{s) or successor(s} shall retain the right, as authorized under RCW 36.83.090, to object to any assessment{s) on the property as a result of the improvements called for in conjunction with the formation of a RID by either petition or resolution method under Chapter 36.33 RCW. , ~ ~ 84 ~ . ~ . , ~ VI, ~O NDITIONS Q~ APPROVAL Z E• 5 3- 8 8 I C U E- 3 4- 8 8~. ~ b} EN~INEERIN~ D~PARTMEIYT 12. The County Arterial Road Plan identi~es B~oadway Avenue as a Principal Arterial. Tbe ex~sting right of way w~dth of 55 feet is not consistent with tbat specifed in the Plan. I~ order to implement the Arterial Road Plan it is recominended that a strip of property 20 feet . in widtb along the Broadway Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the ~ time-•when arterial improvements are made to Broadway Avenue. 6 c ) [ITILITIES DEPARTI~NT Special: 1. No comment. Utilities not altered. ~ d ) ~OUNTY HEALTH DISTRI~T Standard: ~ " 1. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through the Director of Utilities, . Spokane County. ~ . 3. Watcr service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of . Social and Health Services. 4. Disposal of sewage effluent beneath paved surfaces is currently . ~ prohibited. 5. Subject to specific appIication approval and issuance of permits by ~ the Health Officer, the use of an individual on-site sewage disposal system may be authorized. 6.~ Use of private wells and water systems is prohibited. Special: 7. The sponsor will contact Cecil Hayter, Food Program Coordinator, regarding the chef s cooking class as a home industry. e~~OUNTY BUILDING AND S~FETY DEPARTMENT Standard: l. The ~site is located in ~'ire District #1. ~ 85 ~ . . s ~ VI.CONDITIONS Q~ ZE-53-881CUE-34-88 f~~ ~ ~ . e) COUNTY BUILDING AND SAFETY DEPARTMENT Special: 2. The applicant shall contact the Department of Building and Safety at the earliest possible stage of designJdevelopment in order to be informed of code requirements administered/enforced by the department; e.g., State 8uilding Code Act regulations such as ~ r~quirements for fire hydrant/flow, fire apparatus access roads, private road designation/naming, stret address assignment, building demolition permits and general coordination with other aspects of project implementation. f ) ~ATER PURVEYQR ~ 1. Water Purveyor is Modern Electric Water Company and they will ~ supply the site with adequate water for domestic, fire and imgation uses. g} COUNTY AIR POLLUTION ~ONTROL AUTHORITY ~~.t nollution re~lations m This inc udes ~ i$ n~ limited ~Q ~he following~ ~ _ Standard: ~ l. Air pollution regulations require that dust emissions during . demolition, excavation and construction projects be controlled. ~This . may require use of wa~er sprays, tarps, sprinklers, or suspension of activity during certain ~veather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be ~ controlled as well as ~nissions from all other construction related • . activities. 2. Measures must be taken to avoid the deposition of dirt and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measunes must be taken immediately io clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kep~ clean. 4, Some objectionable odors will likely result during the construction phase of the project aa~ from motor vehicles using the site following completion of the project and from occupants of the proposed project. S. SCAPCA Regulation I, ~trticle V requires that a Notice of Construction and Application for Ap~roval be submitted to and approved by our Agency prior to the c~nstruction, installation or establishment of an air pollution source. 8~ r r ~ ~ E-34'$8 .$~1~U . ~E.53 . rt~~~~ 1V A latio~ 11~ met. V1~ P'~A gegu must be a~d ,CA t~daias ~lC~e y1 ~~SSlan s ~ ~~ori i, A► , ~11 c C~ ~~~`la s~anaards S~AP emissia~ ~ addreSSe~ . e~ i a 1~ ~ ~~itted • ol~ed. S P is ~ot p , be ~oArr e~ bu~`ing io~s ~,~st 7 . ~p e~iss ~ k' . that 4.~ ~g,,,, ~ ~Qte ~ ~ Pl~ase ~ p,~ S . , .~r . ~~c~ ~ ~ . A ~ ~ ~ ~ ~ Q 1"~ ~ ~ ~ ~ 4 ~ ~.~,t~ ~ ~ , ~ ~ . ~ ~ ~~3 CGtf`+~~~ ~ ~ . ,h~ ~ r~• ,~,G,~ 1~,,~`'~Ci ~ ~t, ~ ~ . , i ~ ~ ~ .!',~,e,~s-~1 ~ ~ , ~~a~ ~ . ~ ` ~ ' ~ ~ _ G,'~ , ' ,~1 ~ , Q'~ ~~GU . ~ , h o~s ~ ~ ! . ~ ~ . ~ ~ ~ ; ~ . , ~ ~ ~ `~.s ~ ~ i, `n~'~~' ~ ~ . ~~'C ~ ~ r ~ Gl ~ , : ~ ~-ia , ~ ,r~ .,oy,-~ ~ ~8 , ~ , ~ ~ as ~ ~ ~ ~ . b~ . - ~ , d1o ~ ~ o,,,f,. . ~ ~ ~ ~ Q , . ~ ~ fU .~r~~~~ ` ~ ~ ,~1,,,Q,a` ~ d'►(1 t ~GQ' . , . ~ . . . , , . ' . . . h ~ ti ~ ~ ~ . RECEIVED ~ ' , ' MAR y 198y.~ ~ . , . . . ~ . , SPOKANE C0~ PI~ANNING DEPAR'~MlEIV'I' Cou Ep i ri~ g. . ' x~a ti n No.: A lication No,:~~~ 3~TA~~ CcrtiFcat~ of E c p o pp Namc of ApplicaAt; . M. El aine ~ n~~; ~ wP~ k Ag~at: Y N ~tani R_ Srhi~ltz Strc~t Address: _ Route 1, Box 26 ' Zip Phon~ • Homc: City; Garfield State: WA. COd~: 99130 yy0~: 635-1269 Age~is No. 8 8- 6131 , Namc of Propcrty ~wner(s): Vincent M. Moore _ Sttcct Address: E. 119 O 1 Broadway . Zip Pbone • Hom~: City: Spokane Stat~: WA. Cod~: 9 9 2 0 6 Wo~:- - . REQUESTED ACTION~S) (Circl~ appropriate action): Yarianc~(s) C~itional Us~ P~r~it NoncoAforming Lot/Usc Waiv~r of Violatioo , T~mporary ~s~~ructutc Otbcr: FQR STAFF US ONLY CODE:~ ORDINANC~ ~ i R 1 a i n i n ~ 1 C~ a~ ~~~-y~ ~,~y~~, - C te egu t o s S~ct o~s}. , , , Propcrty Violati ~I ~f ~ Scct~on; Townsbip: ~ , Range:_ S~ze: ~~~Enforc~ cnt: Y ~ , , Existin Zoaia : ~ ~ ~ . P1an D~ i na ' ~ 8 S ~ p s g t~oa. , LEGAL ~`f PSSA: N UTA: N ASA: N FIRE DIST.• CHECKED 8Y; ~ . ~ _ ~ , . ~ Hc~ring D~te:_ 1 Personnel Taking in Application ~ . Existing Us~ of Ptopcrty: Residential ~ Dcscrib~ Intcndcd Proposal iA Tcnns of REQUESTED ACTIONS abovc: Residenta.a.l .with h~me indu~~rv herb farm and ~hef'~ k' ~lass with meal pr.ovic~ed. ~Ren~~ation- of . existing~-~s~o~p: ~st~uctu~,e.: ~ ~ ~ ~ . , , , ~ . ~ _ ~ - \ 1 . , . Strcct Address of Prop~tty; E. 119 O 1 Broadway _ . Legal Dcscription of Prop~rty (includ~ eas~ment, if applicabl~}:~ West 1/2 of Lot 75, Opportunity, Sp4kane County, Washington , - ~ , - - Parccl No(s); 16541-1i 53 & 1154 Soutcc of L~ al; Assessor 8 Total amount of adjoiaing land coatrollcd by this owner/sponsor: , What int~rest do you hold ia th~ propctty? Earnest Money Agr~ement and . . P rc ase and Sale Contract Contin ent an zane chan e and conditional , Plcasc list previous Planning Departm~nt actio~s involving this property: none , , I SWEAR, UNDER PENALTY OF PEI►tJJtJRy, THAT: (1) I AM THE OWNER OF RECORD OR ~ T TTV~1D i'7ZT1 A ~~1~1T Z~1e Ttr~ nn nrnn~,r~ n,~..,~+_ .w. - - - n vt iv~u.~L nvc.t['V1% 1!1G rlmVCVJj'.lj Jl 1= (l) !t' !V V1 Tkib UWNEK, wRI'I'IEN PERMISSION FROM SAID OyVNER AUTHORLZING MY ACTIONS ON HIS/HER BEHALF IS ATTACHED: AND (3) qLL OF THE ABQYE RES NSES tTHOrN SUPPQR'~INC~ DOCUNIENTS ARE MADE TR Y AND BEWLEDGE. Si gncd: Winston & Cashatt 19th F ~ Addt~ss. . , loor Seafir~t Spo'kane, ZtTl . Phone N-ti,~ ate, . - r NOTARY SEAL: Notary; _ 1~ I - . 111000,e~. Date: y Page 1 of 4 (Over) Rcviscd 3•4•88 . ~ ~ , C U ~ ~ ~ ~ A' • • ~ ' stablish thc r~asons It ~s n~ccssary for thc appl~cant or hislh~r rcpr~s~ntativ~ to c wh th~ REQUESTED P:CTION sbould bc approv~d aad to lit~rally put forth th~ bas~c Y casc. Accordingly, you should hav~ bccn giv~n a fortn for your r~qucstcd action (variancc, ~ conditioaal usc, ctc.) dcsign~d to hclp you prescnt your casc in ~a way which addresscs th~ critcria whi~h t~c Zoning Adjustoc must considcr. Plcasc fill thc form out and r~turn it with your application. If you did not gct a form, ask the Planning D~partmcnt - pcrsoancl fo~ advicc on how to procc~d. a, SICN~OFF BY COUNTY DEPARTMENTS AND QTHER AG'~K~IE~ 1, ('OCINTY HEAI TH DISTRICT . . . Pro os~d mctbod of wat~r su p1y; ' a) p P ~ b) Proposcd mctbod of scwagc disposal: A prciimi ary consulta io has bCCn hcld to discuss th~ proposal, Thc applicant has bcc informcd o uircmcnts a d standards. ' ~ ~ ! ~Signaturc) tDatc} (Sign-off Waivcd} Z, ('Q~1NTY ENGINEERING DEPARTMENT A prcliminary consultation has b~~n hcld to discuss thc proposat. Thc applicant ha ' c o rc ui cmcnts and standards. Z. - ~ ~ {Sign e) (Datc~ (Sign•off Waiv~d) 3, C'O~1NTY UTILIT~E~ DEPARTMF.~T_ (Waivc if ou~sidc WMAH) j A prcliminary co sultatio~ has b~~n hcld to discuss thc proposal. Thc ap 'cant has bcc cd of rcquitcmcnts and standards. Zr . _ _ (Signaturc) (D~tc) (Sign•off Waivcd) ~ i~-~ Thc applicant is rcquircd to discuss thc proposal with ~1,,^,. ~ to bccomc informed of water system ~ rcquir~mcnts and sta~ndacds. . Thc applicant is rcquircd to discuss thc proposai with _ , ~,_,._to bccom~ informcd of sewage disposal ~ rcquircmcnts and standards, . . ~~~.1~ ~ w• • • w ' 4, ~VATF.R PURVEY R. aiYC ~ outs~ c a) oca~"d~ wf~iin tnc 6ound~ary---~i" ' scrvic~ ar~a, b) Th~ proposal locatcd within th~ bound~ry of our currcnt ~ dist ' . ' c} W abl~ to s~rv~ this ~ with ad~uatc watcr. d} Satis actory arrangcmcnts ~ b~cn madc to scrv~ this ~ proposal. ; ~ ~ . t,~- IS {Si~natur~) CDate) CSign•off Waivcd) S. SEWERAGE PC1RV ,YO~t~ C5 (If oth~r than Spokanc County) , . ~ ~ / r A preliminary consultatioa has becn hcld to discuss thc proposal. The applicant has becn informed of reauiremc s d s andards, (Signature) (Date) lygn-qtf Waived) Page 2 of 4 . ~ ~ . " ~ Ciu E . ~ . , ~ • ~ ~ . , . . , • o ~ n , SPOKANE COUNTY PLANNING DEPARTM~N'T APPLICATI~NS BEFORE'C~ ZONING ADIUST.OR/SOARD ~F ADJUSTIV~NT FILE NO..~~~~-~•S~ pl,qN. DEPT. CONTACT HEARINC3 DATE: , NOR'E TO APPLICANT: Additional iAfoca~atioo taay be nquir~d by thc Planning D~paru~a~ot aft~~ t~~ application is subaaitted if it is found tbat sucb ~ofoc~aatioa ~s a~ed~d to clarify thc fila documcnts A. Addit{Qn~ Fee Reauirements - In ord~r to assist you witb your financial planning regarding tbis application, PLIrASE 8E ADVISED THAT ~ DEPART1HiEN'TS AND AGENCIES V~~ITH VYHICH YOU ARE REQUIRED TO CONSULI' MAY CHARGE YOU AN ADDTTIONAL FEE. 'Thc fccs charg~d by tbe Planning Departm~At only Qartiaily ~ d~f~r ou~ administrative costs and arc not sharcd with otbcr d~partmcnts or ag~ncics. . 8, pr~liminarv Submjti~l Prior to filing aA applicatioa, th~ proj~ct ~sponsor sball b~coma fa~niliar witb th~ curr~nt proc~dut~s and forms. Planning Dcpartmcat p~rsonncl are availablc for advice on current, proceduns~ past actions whicb ~nay affect thc ~proposal and the Zoning Qrdinancc or Cod~ rcquir~ra~nts. C. ~ch~dulinQ an Aeelication ~or Pubi~c He~rinQ applications r~ceived by the Ptanning Department will b~ sctiedul~d for Qublic b~aring oa tb~ ~arli~st possiblc datc, D~partment parsona~l wil~ co~tact th~ aQplicant approximatcly 1I days prio~ to th~ public bea~iag, and providc th~ information n~~dcd to fulfill th~ noti~cation rcquir~mcnts outlin~d in "E" bclow. Occasionally, exc~ssive and unpr~dictabl~ workloads ia the Departm~at cnay cause schcduling ~t a latcr datc. D. ~ubmitt~l ReQUirements ' Ocpartm~nt policy rcquires that tbc following infonnation bc submittcd, at a minimum, NOTE: WE HAVE A F~tEE NOTARY SERVICE AT OUR O~CE. 1 ' ' ~ (grccn), ~ • ~ . . . , ; Comflleted Environm~ntal Checklisc (~f r~ uired `s~''J 9 ) ~ ~ . Ass~ssor's scction a~ap for subjcct parccl and propcrty within 300 f~ct ~ ~ {obtain~d at th~ County Asscssor's ~ffic~). If ~equir~d by tb~ Dcpartment, obtain onc (1) copy, ~nclud~ng ad~ac~nt maps, if r~quircd. Thc maps ar~ to b~ submitted witb, th~ application forrn , and otber required ioformation to the D~partment. Outl~n~ the sub~ect parcel iA pencil, Adjoining Ass~ssor's maps tbat are ac~ded: . _ ~~nt of AttendinQ Phv~ician fnr Deeendent R~lative (if applicable}. ~ ~ ' (if applicabl~). 7. E~;~,~ - Most fnqucntly cncountcnd fc~s, at thc timc this application was distributad, ara itcmizcd as follows; cnd~nt Relativ~ Conditional Us~ Permic ~ . All oth~r Conditional Usc Pcrmits ~ 275.00=a 3~So r 0 c ~ . $ 1~5.00 Yioiauon (slidin •scale va a 8 ) Environmental Cbccklist $ S, c._....~ S25.QQ will be collccted at tbc time Qf aDDliCation confCccnce and anolied tgwaild whcn the i , , l , Pagc 3 of 4 o. . w ~ C U 88 . ~ . ~L . ~ ~ 1 , . • 8. ~ p,~ • S~bmit six (6) copies of the proposal drawn to scale and indicating ~ the following information: ~ a. scale of drawing " i parking areas/spaces/driveways b. north arrow j, landscaping c. vicinity map ~ k. fencing ~ ~ d. site area showing property l. topography of the site boundaries and dimensions m, easement(s) affecting the use ~if a yard variance application, of the property obtain "dimensioning" n, septic ~ tank, drainfield and well h a n d o u t) o. dimensions from proposed ~ e. width and names of streets structures to the ordinary high- adjacent to the site. . water mark of aIl water bodies f, existing buildings within 200► feet g. propo'sed buildings (including exterior deckslbalconies) . showing dimensions and distance . , to property boundaries ~ ~ ~ h. height of all structures. E, ~~tifi~~t~on Reauirements ~ ~ ' ~ ~ Th~ applic~nt is to provide noti~cation ~ as follov~s. Mon detail~d instructions are provided when notification packet ~ is picked up at the D~partment. Please note there is a.25 cent/per parcel (plus tax) charge for the list of property owners within 340 feet of ~ y~i~r~ ~p~oposal. This fee will be ~coll~cted when you pick . . up your a~enda packet.. ~ ~ . ~ ~ ~ ~ ~ ~jC,~.: AIl property owners arid taxpayer~ within ~ threc hundred (3~0) feet of the . property, including all additional contiguous ownership and any easement(s) . providing access across other properties shall be noti~~d by tbe proponent. Utilizing a list of prop~r~y 'owncrs and t~xpayers obtained fr~m ~ tbe Department or a title company and copies ~~of th~ Agenda Notification pnpared by the Department, the applicant shall accomplish notificatiQn by mailing thc agenda notification by as directed by the Department personnel. The applicant shall also look in and use addresse . frbm . the ~urrent Spokanc ~rca telephon~ directory for . . . . . those ~nd~v~duals or partles for wh~ch the offic~al record . names lack an address. ~j~: n~ticsnt s a!t nravide the or~Q~nal ~omauter m.~~11I~ U~, Affidavit of Mailing and all return~d mailings (address~c unknown, etc.) to the Department at least two ,(2}o d~ys ~rior ~ to:, tb~~ public h~aring for inclusion in the , file. ~ ~ ~ ~ . . ~ - , . F. Pubjic H~arin~ The ~ applicant ~ or ~~epn~~ntativt~ must be present ;~at th~ public hcaring, If the owne~s ~ is not, at the mccdng~, tb~ "rcprescntativ~" must ,hav~ written authorization from all ~affected ~ owrier(s) to :.act~ ~on hislhcr/th~ir~~ b~half. ~ ~ ~ . , . . . . ~ . . ~ ~ . ~ , , : . Page 4 of 4 ~ ~ ~ . ~ ~ : . ~ ~ , ' , i . ~ r , . r ' ~ 6 , Vf . Y ` , Y ' • . . , s, . ~ , t~• ~t.i „ ~ ~ ~ , ' ~ j`• ~ , , , ' ~ ~ ' • + ° . , , ' ' + . . . ' ~ , ' . • . . , ' f , . , . , ' , . , . ~ , , ~ ' . . . . . , s' , . ~ , r , ~ . . . , . , . . ~ ~ . . ~ . . , . , , • w . t~ 1 a ~ P ~ ~ ~ CONDITIaNAL USE PERMIT APPLICATION NAME: M. Elaine & David Welk FIL$~ ~i U r ~ " ~~f ~~~iQ F,~ Statc Law, S~ction 3b.70.020(7), clarifics that the County Ordinanc~s must specify tbe standards and criteria that shall be appli~d in thc rcvi~w by the Zoning Adjustor, A. Assuming the proposal is listed as a"permitted" conditional use, do you believe tbe proposal m~cts all of tbe rcquired cstablished and applicable criteria? Yes , T ~ B, What have you done or could you do to; a 1, Make tba usc compatibla with other pcrmittcd activities in the same vicinity or zone? ~ Continued residential usaqe with horticultural activity in front of lot to enhance site, accasiona~ tra~ic I~`imited ~ to invited guests ; , and 2. Ensure against inaposing exccssivc demands upon public utilities? Increased water usage to be at applicant's e~cpense. ~legetation and composte produce no demand on waste disposal system. G Explain how or why th~ proposal will not b~ dctrimental to: 1. Tbe Com r~hensivc Plan: Urban designation will be ~ompatible with p ~ propdsed residential and home industr~ usage; and 2. SurrouAding propcrty: Vacant and Aqricultural suburban zone with ~ residential usage will be enhanced by horticultural activitv. ~ ~ D. What reasonabl~ restrictions, conditions ot saf~guards will upbold the spirit and intent (h~alth~ s~fcty aud gcn~ral wclfarc) of ~t~c 2oning Ordinance ~ mitigate any adv~rsc effect upon tbc ueighboring properties including but not limited ~ to: 1) time limits; 2) front, side or rcar yard greater than minimum stated; 3) suitabl~ landscaping; 4) ' signing; S} off-street parking; - and 6) others? Continued residential appearance and usage; 6-12 parking s~aces for monthly class and dinner guests to be provided on existing driveway from 8roadway access to back of lot; Horticultural activity will provide aes~hetic enhancement and serve as "display" of hezb farm; Non-detached on-site, unlighted sian will not exceed 4 sq. ft. height above qrade; Any seasonal agricultural stand to be operated in shop structure, sales to targeted wholesale customers only; No more than the allowed 2 non-resident employees. , ~ ■ ~ ~s ,r ,V ~ ~ f w Y 1 ~ ~ ;1~~ r ~ i SPOKANE COUNTY PLANNING DEPARTMENT • A lication No: Date. 1/ 6/ 8 9 ~ pp Name of Applicant: M. Elaine & David Welk , S treet Addres s of Applicant: Route 1, Box 2 6 ' Cit :~ar f ie ld S tate; WA Zip Code; 9 913 0 Tele. No. 6 3 5-12 6 9 Y Name of Property Owner(s): Vinc~nt M. ~Q~ Authorized Agent representing Owner . (~f other than owner : F11~-~. ~ -Bz~n E istin Zonin Classification: A~ricultural Suburban ~ ~ x g g Date Existing Zone Classification Established; 1955 ~ Existing Use of Propcrty: Residential , Proposed Zone Classification: UR 3.5 , Pro osed Use of Pro erty: Residential with Home Industry P p Legal Description of Property: ~ ti West 1/2 of Lot 75, Opportunitv~ Spakane Countv Washinqton ~`~1-~ ~ ` . ? ~ ~ ~ ~ , . ~ ` Section: 16 Township: 25 Range: 4 EWM Source of Legal: Assessor Assessor's Parcel No: (see tax statement): 16541-1153 and 1154 ~ Property Size: 4.5 Acres Frontage: Feet On: . Total amount af adjoining land controlled by this owner or sponsor; S treet Addres s of thc Propcrty: E. 119 O 1 Sroadway If you do not hold title to the property affected by this application, what is your interest in it? Earnest Monev Aqreement and Purchase and ~ ~~~inaent on Zone ChanQe and Conditional C~se .Aer_I~~~it . Please list previous Planning Department actions involving this propcrty: ~ ALL OF THE FOLLOWING QUESTIONS MUST BE ANSWERED: 1. What are the changed conditions of tbe site area, which you feel make this proposal warranted? Proposed zone will be automatic cross-~over in 1991. 2. What effect will the proposed zone reclassification have on the adjacent properties? none This section of the application will provide the Planning Department' s staff with written verification that the applicant has had preliminary consultation with the agencies identified. Results of the preliminary consultation should be incorporated in the proposal before final submittal to thc Planning Department. 1 ATUN q ~ t ;i ■ ; 11 ; s `w ♦ APPLICATI4N FOR Z~NE RECLAS S IFICATI~N PAGE TWa ~ 1. NTY ENG~ER'S OFFICE - ~ A preliminary consultation has been held to discuss the proposal, Our ~ requirements for submittal of this ro osal for rezone have been P P satisfied. ~ 'Z," ~5.~ ( S i g n ature (Date) . ~~Qj~NTY U'I'~L S 0~~ ~ , A preliminary consultation has been held to discuss the proposal. Our requirements for submittal of this proposal for rezone have bee satisfied. The d na ed water purveyor for this site is . Z• I (S gnature) ~ ` (Date) . ~'Y~uz~~i~v.~ ~~.~c~ ~ C~. .~~v ~ ATER P~t~~~,Q~ ~ a) The proposa (is) is not) located within the boundary of our s~rvice area. ~ b) S atisfactory arrangements (have} (have not} been made to serve this pro . c) W(are) (are not) able to serve this site with adequate water, ~ Jt~~~ t ~ 5 r 9 8~ 1 (S ignature) (Date) 4 8 DIN~ A ~~P~'~,~ lI ' r ~t , ~ ~ ~ s ~ ~ ~ ~ (1~7r ~ ifJ ~ ~ U.,. ~ Es ,i~~ i 1~ cr~- , prel nary consultatiori as been held to discuss the proposal. Our requi e ents for submittal of this proposal for rezone have been sati ie , ' pro osal is located in Fire District . ; , . ~ ~ ( ' g atu e (D te) . 1~ DIS'I'RIG'I' ~.~j A preliminary consultation has been held to discuss the ro osal, The . . , P P appl ant has be formed of our requirements and standards. , ~ ~ (S gnature} (Date) I, THE UNDERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE ABOVE RESPONSES ARE MADE TRUTHFULLY AND TO TH E 8 E S T OF MY K N OWLEDG E. I FURTHER SWEAR THAT ~ R Q~ OF THE SITE P R OP OS ED F4R ZONE RECLAS S IFICATION, ~R, IF NQT THE OWNER, ATTACHED HEREWITH IS WRITTEN PERMISSION FROM S AID OWNER AUTHORIZING MY ACTIONS ON HIS OR HER BEHALF, (Signed); Stanley R, Schultz , Date: 2-14-89 W`~.nston & ~asha~ (Address): 19th Floor Seafirst , Phone; 838-6131 ~ i Zi • 99201 ~ ~ I~~ OTARY: ater.,.~•/ - ~ ~ , NOTARY • S I URE PLICANT OR AGENT ~ Date: ~ ~ r.. , w ~j(~~ ~ ~ it •r . T drJ ~ ~ ~ • r tir+ January 23, 1989 Spokane County Planner~ Spokane C;ounty Plannin~ Dept. Spokane, Wa~hington ~ear P1Qnners: We are seekin~ a"home industry" permit to establish our herb farm and educational facilities at East 11901 Broadway in Spokane Yalley. Mr, Stan SchultZ of Winston & Cashatt is representing us in this matter, We have provided him with a lot layout for your information and bope that it meets with your approval. Please let us know, or Mr. Schultz, how we can meet your requirements. We are happy to co- operate in any way we can. Thank you for your consideration of these matters. S ncerely . . ~ . Cc~~' - David L. W elk M. Elain e 4y elk Rt. 1 Box 26 Garfield, Wd 99130 t 509) 635-1269 ~`r ~;.~1 ~ , ~ ► r ~ I ~ ~ t f ' ~ ~i~ r ~ s 1 Fi''1 ~ ~l: ~ ' ,r ~t O }i a r. ~~.ii' ~?'31' ~ ~ ~ ' . r • . . . Y~ ~ 1 . , ' ~ f_~t ~ w wl~ Cr nr v aAf rwu~t,., M ~ ru. REAL ESTATE~ .CHAS~ & SALE AGREEti~E~~~' wit~~ ~c~Ah. .T MONEY PR4YlSi~N ~~t ~ THIS CONTRACT CONTROIS TNE TEAMS OF THE SAIk OF RFAL PAOPERTY. TNIS IS A LEGALLY BfNDING ~~~~y~;;:.,.,, CONTRACT. READ 60TH FHONT ANO BACK CAAEFULLY HEFORE SIGNING. • , CRANE, REALTORS~ n ~~n ,'1 ..i~~~ ~ , Washington, ~s~srs~:ur.~t~ ~L1 ,19 K1... 1 A~ivod f rom /_~L~L.~i l.Q~ ~ ~ . ~ ~Q~.t~t~ ~ 2 ~ ~,'1. ~~/1 o~ herein~Ku callod 8uyar, the aum ol ~.li il.l~aa~ I~bl~.... Oollars (sG~ ~[1GY ~ 3 in the torm of: a check tor t~~.~~ , casn lor i__~ , a~signment of lunds lor s note lor 4 du~ ~ ~(copy attachad), whict~ hHS bJen d~~o;~~lea v~~th Se~ling Agent. who it outhorited to hold said depasil as earnest money (Agant shall deposit earnesl 5 monoy c~wck upon rocoipt ol tnis ayrf.~man~, t~ e~bru~ca by ~uy~r ar~d S~uer) ancl as ~~art p~ymui~t on u~a purcheze price ot the Io~lowing de~ ~r~De roal es~a e, which Buyer ~~r~s 6 l4 Du and Soller a rEes to sell locat~d ~n Q.~ ~1 ~ f'~unt Stat~ ol Wushin lon I . y 9 , y, y, cornmon y known a~ 1 --1 a d 1~9a~1y ~la~cr' c~d ~s lo;l s. • 7 S~,..Q.~ 8 ~ l ~ ~ ~ ~'i~~i?~.1 • ~ r g (6uyer inG ~ellar a~thorite ~~on11o ~nsEh, over tli~ir 5i9r ~~~ihv~,~,I~asc p c~ I th~ , ~r p~~tti/o~ irect an le al ~escri t~on enlur~a , Q See ad~en~um lor la al 10 . 1 ~l' 'rT' ~ ~.....1~ Y 9 P } 9 rn Ail/1 ~EE ATTACNED i1EAl ESTATE,PU1fGhASL• ANO SAi.t ~GNTII~UAT N~C EMCNT. ~ ~ ~ cu . CONTtNGEN~IES~ Tl~i.; aq~c~r~~~~nt ~s cont~~~~ ^n~ ~n Lrs4~L0._. ~ end :1 . Mid Conlin~oncy(ia~) shall tx3 ~n ~~tIuC1 un1~1 ..~~'~~r......_. , T L' CO TIIJG CY Cl.AUS (PARA M P 0) ~N THE R~VE:Ii:;t SIOE ~ ?'t . ❑ I,, NOT A PART OF THIS AGAEEMEP~T anu Inv ~pvc~liac~ ~wmt~~ ~~I a~~ys I~,r 1he nctic~ snu~~ ~e Cay~. ?3 1. FINANCINQ: If lin~ncinq is ~dqu~racl. U~b ~urcliaa~ir ~~~~,b lu n~ake a bes► 9it~rt I~~ Nro~;~,~~a ;arna ond lurlhar apr~~~ tu make wriU~n a~~p ication thur~(n~e wilhin days 24 •ft~r S~I~ir~ ~cc ce of tli~a aflreemen~. Shclur lurther aqrees to p~y a mo~~pYye u~tc~~nl in ~n amount n~t lo exceed _.,A[ 9~ of the an►ounl to bd h~~a~uea ~r ?5 i . , whichever is the I~sei. IF FINANCING IS NOT 09TAINAEiLE, EARNEST MONEY ~IESS APPHAISAL FEE, CREDIT REPONT, I~ND MORTGAGE, ?fi TITLE OA ESCROW CANCELLATION FEES, IF A~vY ) shdll b~ r~turn~~d lo the Buyur. ~uyer bi~tl ~uller aulh,orir~ h~vnt 1~ diyDursd I~ind5 tr~rn Ihe trust acco~~nt tor payment ot Crua~f 2T report utid ~ppraisat fees pnor to cl~,~n9. It linancmg is r~yuircd Iran tha INSPCCTIONS clause and th~ FINANCING RrOUIREMENTS c~auw on tho ravr~~r s~o~ ~rd ~ pan ot ~n~s 28 ~qreart►e~t. It ~s unde~slo~d tt~at as a result ul inspFCl~ons ul u~~ Nr~po~ty 1na S~I~~;r rr~~uy c,u re uu~~ to make ~epa~r~ lo t~e property in oider to comNldta a sal~ unde;r ~hi~ agraainant 19 tnG Sell~r a9~ees to comylete s~~id re~~airs lo Ihe ex~enl »~d r~~~i~i uu not e~►cae~ s_..~ . If said requiretl r~pairs excdad the alorum~n~~one~ ~~m, Sellar is n~~ 30 o 4 ti~~ l O d tU Comp la la tnis sa la un luas h8 s0 8 18C1s, I~owvver S~~IIO~ sn~ll bd rds~onsi~ la fui 1~~ ~pprnisal t~e. 3t Z S LLER'S q PAESENTATIO ~ Sell~r reNr~•srn~s ( t) thul ~hd property :s co~neclc~ t~ a public/~~mmw~ity water main 0 well C] public sewar ~ aeplic tank ~cdsspool 31 ~9~~ rtuin alectri~ powar ~e~~p►~on~ C! cob~~~ Y J. C) nc~nd ol the lorog~~ng. (IF WELL OA SEPTIC TANK ANE CHE~KED, THE WEII OA SCPTIC TANK Nf1pV~S10N5 QN 33 ME AEVEA E SiDE NEREOF A E PaE;T OF TriiS AG~ikEtiiEr~T~, (2) U lhal It►~iu ~s d Condom~niuin or Hon~e Ow~~N~s te~, (3) Ilwt thd prop~Ry cunc~~ns I~;a~ed ur ~si~cum0ar~~ 3~i it~rnt identilied as U soll water unit Q or other . _ y5 ttut aU otectnc.~1 wirir~g, heat►ng, cooli~g, and plumb~n9 syslen~s will~be in normal w~rking order al Ihd tima Buyer is enlil~ed to possdssion, ~5j Ihal l~e knows o) no matdr~al 36 ttruClur~l delects, (6y Ih~t he wdl ma~ntain Ihd prv~.~rty Und yzrd ~n presenl or bultar c~r~dition unul ayre6d possession, (1) Ihat snartls ~n li~ht ond,'o~ watdr eo~~~pani~s and 3~ usou~tans, it t~y~ ahall be ~~cl~ dad in the sale, unle~s nc,tacl, (8j thal i~b has r~o knuwlveg~ u~ nolica Iro►n any govr:rnmenl a~ency ol any w~lalion ul lows raiatin~ Io ~he subjHCl 38 properl . EXCEPTIONS: ,~Q~J~_., ~ . y . 39 ~ _ _ ~ _ - _ _ 4~ TITIE: Seller to roviCv tilia in nce el c iny, to tw iuued by ~1.CQlQ-, l~ l itle to tl~a prc,periy i~ to ba Iraa ul all an~umbru~ ~cea or daiects cxcopt s t (i.~., ULID, elc): ~~~.rt..t.~ s~! ~ . „ ~ , . • ~ ~.i~~ - . In adcl~U~n, S~Iler ugreus to t,r~ng 4~ ~ny mort9~ge, e~d ~r Irus i o►her ~n~:umGi~nc;e urrenl ~s ol Ulo date ol ~:I~~iny if s~,~ murtgayc,, uado ot tr~sl or othdr encun~brance is Cal~nyua~}I. Enc;~,~nbrancby to be 43 d~sch~rged by Solle~ shall be paid Irom S~ll~r'~ lunds at the dat~ ol clos~ng. The Ic~llow~ng ~hall noi De deemed dncumbrances or tlvl~cts. Rights resarv~ in I~ciaral pal~snts ~r st►il~ 4~ de~ds; bu~ldin~ or use reslric~~onY consistent with c;urrent zonmg, o~her than governrt~ent p~au~np ~nd subdivi~ion reyuiraments; ulilily easements; othar uas~menls nol incons~stanl 45 with Buy~a intended use; and reservad o~l and/or n~ineral rights, a~ t It:BULA'tON•N~:Y CONSTRUCTlON: th~ ~ new co tion. If naw construction, it is to ~e cumpletad bY ~ 19 dnd 47 ~s nol purwtnl to fTC requletions the lollowing mus be lill : Wall insulalion: type Thickness R-Value Cailing ins~latio~ti: Type 48 T~itknru R•Yalus Other insulatiun data; 49 TM ty~ of insutation shall ba noled or Ihd uivelenl thc,ra~f, II insulation is not yet sE,~ec~ed, tho r~pulatiun re s Seller to lurnlsh Buyar Iha dbovo inlormauon in wntin~ a~ soon 50 W av~ltbk. 51 5. CLOStNG COSTS AND PRO•RATIONS: The cost o1 closing agenl's tees shall De shared equelly between 8uyer and Seller, except those fees w~ich are expressly limited Dy Federal 5? R~ul~l~on. Selt~r ih~ll p~,y for dxcis~ ►~x znd revenue st~mps. Taxes foi th~ curr~n1 year, incuranca accep~ab 1 lhe 6uyer rdnls, in►urd~t, mortc~agu res~rve3, A~soc;~ol~on, 5J Cor~dominium and/or Nome Owner's leas, and water and uthdr ul~li~ias co~~stituting I~dns, shdll be pro•ralea as o1 ~losing, ~ possdas~on, ~ 0 a . 9uyer agrees to pay lor ramaining oil in lual tank 55 ✓ p~ ~ thal, prior to closing, Saller obtains a wrilten stateme~~l as to Ihe quantity anC price thereol from Ihe supplior, II seller lindncing is usad, tl~e e~crow company shall Oe So _ , and ~he BuYar end Seller und~rsland lhal Set-Up lees and Annual ieos ara to be split equally unless otherwise notad. 51, C~OSING THE S~►LE: ITN THE UNOrRSTANQING THAT ~IME IS GF THE ESSENCE FOR THiS AG~EEMENT, I~iy sale shall be closed on OA BEfONE 58 z , -z ~ 19.~. Upon ~emand, the Buyer and Seller will dapo~il, wilhout Celby, wilh closing agenl, who shall De 59 , all inslruments end moniss requii@0 to compidte the transaclion in accordance w~ is aament. 60 Clo~in9, for tha purpose ol Ihis agre~menl, is def~ned as Ihd date Ihal ell dacuments are recorded. ~ l. POSSESSION: Buyer:hall be enlitled lo possess~or~ on `~,~los~ng, or~... ~ ~ o? 1. AOENCY DISCLOSURE: AI Ihe s~gning ol this agreerr►ent, Ihe Selling Agenl r~prase~~tad ~ r ~ lh~ document conlirms thal pr~or oral and/or written disclosura o( a enc was r vid d t ~ ~ P s~gn~ng 63 ~ y p o e o him her ~ ~s tr c~~o ~ 9. AGAEE~IENT TO PUACHASE: buyer's decis~on lo purchase is n~t based upon sla~emen~s ol lacl by eilher List~r~g or Selling Agent concarning the prop~rty unluss the lacls have ~ beQn wtt~r (1) included as wnl~nganc~es lor the purcl~a~ or (2) independenlly reriliacl ~s true to t m salisfaCl~o er. EXCEPT FOA C QIT NS AND 60 CONTINGENCIES SHECIFICA~IY r~OTED ELSEWHEH~ iN ~HIS AGRE~MENT, BUY~A ACCEPTS THE OP TY, BUILDI MF~ROVEMENTS iN EI RESENT 61 CON~I~ION, AS IS, (~uyer understands thal knowled9e of Iho property has b~en saluly obiaincd Irum pe nal o roalio~, an ~~pr nl~lions i}~Oe by Sa i~ ~r h~rbt~y G8 uknowl~as receipt ol copy oi ►h~s agrubment. Buyer ollers ~u pur aie Ine eb~v p~opor~y on lhu rbove s candi~fons, N~ I ccdpluncd ~~vd~~ to A~ ' ~y ' Iler ~n~ll 69 ~ ~ bf considorod as av o 8uyer. Se r shal hev unt~l mid ig ~ . . ,19 to accept thi~ ofler by da~ivenng a signbd cop~7~ drdol to AQant, ]0 ~ BUYEA R~ '~t C •~C..~ • C SELLIN GEN Y COLD Ell BANKEA CRANE, REAI'fORS~ » ~ I ~ ' ' ~y - ~ 1? BUYE ~ ~ -~,L.J~. ~ c ~ Phono (5G9) . ~ I (~09~ l~"Q~'1 ~ ~3 BUYE AES NT ADORE l~~ +V ~ ~w01k~ ~N~""'~ ~i - ~ IISTING AGENC ~ , } ~ 5 • ~ ~~.~.s~~ ~ ' y T6 Pt►one { / ! 1 .~J~• ~o~l ~ Phone (509► .z '"~1.~ ~ I (SO~I . _ 71 (WO~A) (Mome) (WUrk) ~~iori~u~ 10. SEIIEA'S ACCEPTANCf AND 6ROKEAAGE AGAEEMfNT: Sullrr anr~:r;s 1~~ snl) the nmrnsrtv nn ihe ~~~r►~~s :~n~ ~~,~~„r~~,,,~. r r -i .r~~~..~~.~ .;~~r~~ j~ itj. 131,14 I~'rlll;l will Ill'lil'rl l1 /n . r: . ' . • r. • ! . . , , , , 1/ ~ . ~ • r e . ~ i ~ . i. ' 1 ~ 1 ~ 1 r ~ ~ ~ • ~ • • ~ c~ ~r~-~~ ~ r~ ~ r~~ it:~a~!i~ c~~.~~~~r~r q w~►~~~ r r~t~r~.~ni ~ ~ ~ ~ ~ i-~ ~ ~ 9 ~ 'i'~ ~d . ~p~~~~::~rE~ C~~~t.~r~~~° F~~nninq Dep~r-tm~n~ ~ . ~ . , F~~w~rnp ~p~.~~E;~i°~e C~::~~_~n~~;~ ~:ri~ir~~~~ n ~ ~}~p~~~.~~t~n~.~ ~ ~~_~h.j~c~:o C~~~r~~i~;i~~~r~~ ~:~f A~pr ~~~v~~ ~ne. Cl°~~r~~~ ha~~~a ZF, 1~ ~-8~ „ .~P~'~~► c~n~~ ~I~~m~ ~~~~.ne ~nd D7vid We~~:: . ~~ct~.~~~n 1~ y T~~~wn~~~i~ IUp ~~n~~ ~WI~ ~ MM ~f~~ ~.~.~w~.nq ii~~Myr1~l~l.~~~f7~ IQI~33~11"~~~lJc~~. ~~w~Y ~~~~~V~ t~E'f ~i~E'fl~.~~ ~~:~fiE? ~~~~n~~ ~~e s~.cbmi~t~~~ ~~►w~ t!-~e ~~~:~~~:~n~ Ci~~~.~nt~ i-le~~inq~ ~~~;~~in~~ ~ ~l~+1l~lffl l 'h ~ f 1 il C ~..1 ~ 1 ~ !l 1. C~ ~ r~ ~ ' ~ ~ c~t I~ I~ t'1 C~ ~ 1°' ~ ~ ~ el fl C~ ~ ~ ~ f1 ~ r1 i~~~ r~ fl ~ ~ ~ d ~ ~ " ~ t ~ p ~.i b 1 i c ~ i r~ r~ r c I-~ ~.c ~ ~d ~ r~ i 1 ~ 1'~~'~ a P ~ r t; ~ h~ ~ r- ~ e~~ ~ ~ ~a~ ~ ~a i ~ r~ i r~ ~ p~ r~ m i ~ ~ f ~ e ~a r~ F.~ p~~~°~ y ~ 4 ~ r p~~~ ~,ed ° , ~ ~ , , 1p ~~~~~i~~n~ ~~~~11 ~~r~~~.x.c~~~ ~ f~~t ~~~n C~~~~d►~~ A~~n~.~~ ~~~+r~ r~iu~~t ~w~ f t~~ ~ y A ~;p ~~ce~s perm~.~t~ ~~M~~ ~p~~~~~~~:~~~~ tr~e C~~.~~~.~n~y C~~~~~d ~y5tem ~h•~~'11 ~~~bt~i n~~ f ~~~~m ~ r~~ r~ ~~.~nt~ ~nqi n~~r- n ~ ~ ~ Tf~~h~ ~P~lic:~n~~ ~I-~~.a? ~ ~t.~b~~x~ ~f~~~~ ~~~~,~~;r~~~~il ~y ti~~ ~~.~+.~~:~r~~ ~~~~~.~r~~r ~n~ine~~ ~r~~' ~~p~~~~::~n~ T~~~~.~~it~~ f~l~,::~*~~~~ ~~~~~i~~; ~ d~t~zl~j~ _ C ~w~ m b i n ~ ~ i~~ ' ~ 1~. ~ E~ t~ cti C.s c', ~ ~TI r~ rs ~ Cl t~ ~ ~.l,Y' ~ t3 t~ i, ~ 1` t~ ~w~'~:1 ~ ~ !"1 ~ ~ ~ ~"i ~ ? 't~ ~ ~ 1" ~ L ~ C ~ ~ r ~ ~ ~"I ~ 1'' ~ 1 ~ ~ ~'d ~ ~w~ fil i"i 1. ~a p i t ~ ~~x ~'t~ u . 1 u r~ ~ ~ r~ r~ q ~ n r~d ~ f ~ c i. ~ c ~ ~ ~ i r~ p ~ ~ n ~ t~~ ka~ ~ ~~t k~tn ~ ~n~ ~ ~~~~~~::~i~i~ (:;t_~;.~~~~;~E ~ri~in~~r-o T~~~ ~e~iq~~t, ~ ~ ~ i::~ Cl c~'t t'~ t:.~ c~ 1" Y' i"I ~ ~ j ~ ~Ti i"1 ~ ~ ~ ~ 1~ ~'I C~ c~1 J. ~ 5 ~"I c.~ a. r ' i; i e:~C~~;~~"i~c~i'1~~? ~a'~.'~~"~ ~~c:.~i!°i~~.-~rd e~~qin~~~~.r;c~ ~i'c.~~~1C~?~d ~c.~v~.!'li:~ ~:~1" , ~ i_c r~ c i r~ ~ ~ t~ t.~ W~~:I ~y~ I-~ i~ n r~i a~. r ~ w~. ~.1 i:~~~ r~ ca r~ ~.~c~! ~ ¢ ~ ~ f i 1~ ~ l ~ rl ~ 't ~'I ~ + ~ ~ ~ ~`i ~ ~'I ~"a ~ ~M~ ~a ~w~ C t": ~.l ~ i~ . '~~~~~1~c1 I~y L1~~t~~i~:1~~::, ~ a T~w~ ~~w~n~t~~~~~~ tF~~ ~r~~:~~~~iw~~y ~.mpr~r~v~~~~~n~~ ~ ~~~~~~c~ F~~~~~i.i~~, ~~r~~ ~ ~ J'3 ~.1 ~ ~ I~ t ITt c:.-~ j!! p ~n! ~"I ~ ~.-t ~.:.i ~ i`' V c~ ~ ~ ~ (°1 ~J ~ ~ Cl t~ 1 I~ ~ ~ ~ y w~ + 1 I"1 ~ nd b~ w i 11. i. n~~~~~ r~ t~. ~ z p~ i n~~ r~y ~ a. n i~ 1~_~ t~. n tn'r~ 1. C I`' ~w~ kr ~ ~"I ~ ~ fTl w~l ~ f I ~ ~ ~ ~~+r:l C.~ Y ~Tl ~:J ~ 4' ~:'tYi !"1 ~ ~J ~ ~ 1`' 1 C t ~ :ti ~ Y' ~ 1 l.~ ? I~'I ~ 1'' ~l i~1 ~ I~i ~ ~::1 ~.t Y' ~`-i 1..1 c~ 1"1 ~ ~ ~A~ l:~ p ~ ~ p ~ ~ ~ r~ (1i I"1 t~' i::~ ~ ~.:1 c»t ('1 l:? ~ ~ I i ~ U L .~i. i i ~M~ 1'" ~ 1 ~~1►.~~ fi .1. !'1 C i~i'•~, i 'I ~"I ~ ~ ~ ~ i''~:.~~'~~1~1~'f1~'.:~ n . ti Z~ ~~Q~ 1'~:d r~~ ~r~ ~~~~~rn~tive m~~h~~~d ~~~f ~.►^~r~~~~+.~c~~in~ t~~~ ~~~~~d imRr~~~~~~m~n~~ r~~~~in, t~~~ ~-~p~~i~~n~ m~~,~t wi~t~~ ~l~~~ ~~ap~~~~~~~ ~~~f tw~~ G~~~<<n~y ~nqa.n~~~q ~~e~~r~~~~:~4.~I-~ ~h~~ r~~:a~c~ i~n~r~^~v~~~~n~~ ~~~~~t~d I-~er~in b~ .~~~~r~~.~t~ ~n~ p~~ticip~t~.r~q in ~ ~~~~~~~n~y I~~~~-~~ ~~~~~.~e~ ~ ~.CRP:~ tl-r~ ~s~;~~n~ ~~~f ~r~~ r~~~+.~ir-cd im~~ ~a~vemer~~ p~~~~~~::~.n~ C~~~~~~n~y wi ~ 1 n~:~~ p~r~tici~~~e irt ~r~~ c~~~~t ~~~f i~p~~a~v~~n~~~~p 1.^. T!-~~ ~~~~nst~~.~cti~ ~n ~~~f ~I-~~ ~~_~~dw~y i~npr~~~~vem~n~s ~t~~et~ l~~~~~in ~I~~~1.1 ~e ~c ~~w~~nR~. i~~~~~ x~~ ~pp~-~w~ved ~r~~ ~~~~~~:~ne C~:~~.cnty ~r~~in~e~a 1~~ Ti~~~ ~~_~+~~nty Fr~ginee~ ~f~~ de~iqn~ted TyRi~~l R~.~~d~~y ~e~~i~~~n ~I~.~mb~►~ Dn~~ Acc~~~ ~t~e~~ ~~~ndard f~w~~ ~~~e i~p~~~~v~m~nt ~~~f C~t~~d~~~ P►v~r~+te wl-ri cF~ i~ ~d.~~cent ~r~e pt~~.:~p~~~ed d~vel~ ~pr~~r~~. Tr~i~ wi~ 1~'eq~.ci~e t(-,~ ~dda~t~.~M~n ~pp~~ ~~;imat~ly ',~~:~ft. ~~~f ~~,~ar~~l~ a~~~~nq tN~~ f~~~~r~t~.~ne ~~~f ~r~~ d~v~~.~~~pm~rr~. ~~~~baE.nq ~nd ~idew~l~.: r~+.~s~ ~1~~~~ b~ c~_~n~trf.ic~~~. ~~e A~.1 ~~t~~.~z.~~d im~~~ ~~~m~r~~~ ~r~~l ~ c~nf~~~~m c~~r~~n~ ~~at~ ~ ~f ~~l~~h~~.ngfi~~~n ~t~rFd~~J ~pe~ific~~i~~~n~ f~_~~ ~nd E~t~idqe ~~~~n~t~r~.c~~~.►~~r~ ~..~n~i ~~~~;~~~r~ ~.~p~~. ic~bl.e ~~M~~.~n~~ ~t~.~n~l~c~cl~ ~nd~+~~~ ad~~~ptec~ ~~~~~~1~.~~i~~~n~ ~~r-~;~ininq ~~~t~in~.n~ R~W~~~ ~tand~~d~ ~nd ~±:~~~~mw~~~~ ~!~r~~~~r~i~n~ in ~~f~r~ ~'r~~e c~~~~~ ~M~~ c~::=r~~~~~.~cti~w~n~ iw~~l-~~~~wi~~ ,.~~a~~r~~~v~d ~y t~~~ C~~~E.~r~}~y ~r~~~.ri~~ ~:c~u R~~~~~i~.~~.-~~~ ~~~nd~r~~~ t~p~.~~x r~~~~~~~~~y ~~~~ie~~n~ ~r~~i d~~in~~e ~l~n ~~q~iir~m~nt~ ~re ~~~~~~nd in Sp~_~~:.~ne ~~~~~~d ~~f C~.~~.cn~y C~_~r~~ni~~a.~r~~~r•~ t~~~~~~1~~~~i~~~n ~t~--1~'~~ .~~e~~r~d~d ~nd ~~p~ic~ble ~i~~i~ ~ 1 ~ ~ ~ ~ r :~~y ~ppl.i~~~nt ~r~~ll ~i~n ~~s~ r~c~~~~d ~p~~~~:.~ne ~~~:~~~~n~~~ ~l+~~~i~e ~~F~~ P~.il~li~ I~f~~~. ~~~~~.c~~ ~~~~1. ~ i~~ ~r~e ~~W~l 1~~~~~.n~~ ~ ~"l E' 4J I~ Y 5 i`' ~ ~..1 C t.. ~ I. ~ 1'' ~ 1 Il I. I"1 ~ 1'" ~'S ~ c~ Ca i' ~ ~ ~t h ~ i ~ ~ ~ w~ ~ n ~ y ~ ~ 1 ~ ~ e t h~ ~ i ~ n~m~ ~ n ~ i t i n f r- ~r~~ f~~~~m~~i~M~r~ ~a~fi ~ R~.~~~I x~~npr~~~~v~ment Di~~~•i t: R~~:! by ~i~~~ ~~t~.~i~w~n m~~~~~_~~f p<<r ~~_~~nt t~ ~~F~a~~~f v~ n 8a I~~t~, ~~~icl~~ p~~~~~.~~~r~ ir~~~i.~~~G~ ~I-~~ ~~~wner c:~~ pr-`:~n~r ~~p xf i~ ~~M~~m~c~ by ~i~~~~~- ~~~t p~titi~:.~n t~~~~~~1~.~ti~w~n m~~~~~~~d, ~r~~~~va.~~~ ~=~~r~ ir~ ~~~~pt~~ ~ ~C~~ q ~ r~ ~ ~~~w n~ ~ ~ t~ ~ c ~ r~ t: ~ ? ~ ~ r~ ~ ~ ~ q ~r e~ n i: ~ :1 t I~~ ~ t W tF~~ im~r~~~~vem~ri~ c~ ~n~~~~.~c~;i~~~n ~~~~r~~~~~~~t~d witl~,ir~ tF,~ ~~~M~p~w~~~d ~~L~ i~ f~~~ibl~, ~~~~t b~rt~fxt~ be de~iv~ci f r~~~m t I^~ ~ f~M~ r r► ~ F~ e F' I G b~r ~F ~r r~ ~ yf i rr c~ r_►d ec~ t~~ ~ t~ ~ z r~, ~ t~t t:) ~ f~ ~ ~'t ~ ~'l e1 Rl ~.l ~1 ~ c.l I~ ~ ~.l 1~1 ~ ~ c~ I~ :1. ~ ~.M+ f I a ~ ta ~ ~ ~-:a f h~~ ~ n ~ ~ :r: ~ r~ f ~ m ~ t n ~ ~ ~ ~ I ~ u r~ ~1 ~ t I•~ ~ t~ ~.ti ~ ~o~ ir t ~ ~'i i ~ ~ h'~ ~ ~ ~r p~:.'~~; ~ ~ ~ ~ ~ i ~ ~ ~..t'` :,t. i: i ~ r'i ~ ~ y ~ ~'~f c~ ~ p~~i p F r- ~w~ v ~i c~ ~ ~ p ~ ~.c ~ 1'' ~ ~ h~t ~ ~a ~ w I~ ~ 'I'` t: ~ i- ~ r:. ~ ~ w ~ ~ i'' :1 r~~ ? 1'' ~ ~~l x. r~l i`i ~ 1'. ~"I ~ L~ ~ ~;1 ~»l ~"I iw~ t'' .1. : ~ t: i ( ~I ~ ~ C, ~ ~ ~:r n ~ ~ a p ~ ,1 ~ C ~ ~ c:t I"1 `1' ~ • Z~ ~?~~IC~ ~ ~ ~s~~~~r~~r~~ ~:.~n ~f~r~ p~~~~p~r~~y ~ ar~~~.c~ t ~;.~f ~t~~~ i~~pr~~.~v~~ien~~~ c~:11 f~~~~ in r.~~~n,j~.~r~Gti~~~n ~~.tw~ ~h,~ ~~^~~m~~i~~n ~~+f ~h,~ ~Z~ by ~ t ~ r~ ~ z. ~ i n ~ i-~~~~~ ~ ~~c t i n ~ t~~ ~~~d r~d e ~ ~ ~ ~a t ~ ~r M ~8 ~CW 4 Tw~~ ~~~~~~in~~i ~4~ i~ 1 R~ws~~ p 1~n i~~n~ i~ i~~, ~r~~~~dw~y ~~~~~i~.c~ ~ Pr-i.nc~.~r~~. ~~r~~;~~~i.~~Z.. TI-~~ ~+~~;i.~~inr~ r~i~F~~ ~w~~ ~~y wi~~~~~ ~~4~ f~;. i~ n~.~~t c~~~n~i~~~n~ w~.tN~ ~~~cifi~~ ~.r~ Tr~~ Plan. In ~~~~d~t~ im~:l~m~n~ tr~e ,~~~t~~ R~_~~~J ~~~~r~ ~~c~~~m~nendeci t~~~~ ~f~~t ~ ~t~~ip ~~t p~~~~p~~t•y '~~a fte in w~.d~l-~ ~l~~~nq t~~~ ►~~~dw~y Aven+t~ fir~~~~n~~~e b~ ~~~.d~ i,r~~ r~~~~r~~r~. Tr~i~ p~~~~p~~t~ m~y be ~Cq+.ci~er~ by ~p~~F~:~ne C~.~~.in~~ tf~~ ~ime ~~~~r~ ~~t~r i~~ Im~~-~~jv~~~nen~~ ~r~e nad~ L~r~~~~dway AWer+~.c~. ~ r ~r~T Q~ w ~ ~arH~ A ~~~~I~i►Vf I~ f~'1 Y~I `l!.:~ o.~~..~ n CAT~LQ~ A~~I~U~ ~i:y ~ f . ~ , ~ ~ ~~~J ~ ~Pbk~:A~lE CQ~ ii~TY q l~~~H I tJGT~J~~ fYi ~ r~ c 1 ~p~y~E::~n~ C~~~~.tnty ~l~nninq ~~p~r-tment F~~µ~~A ~p~~~~.:~r~e C~~+~tn~y ~n~ineer~ g ~ ~ep~r~~m~n+~ S~_lb,~ect: ~~~+n~~ii~i~~~n~ ~~f App~~ ~~.~nF~ Cl~~nq~ N~_~. ZF •-8~3 _ ~p~l ~ c~nt~ I~I~~~ ~~~ine ~nd D~vid ~lel~: ~~~i~i~~¢n r T~~wn~l-~i~ l~, ~~nq~ ~WI~ ~~'IC ~~:~1 ~.~:.~~r+~lf1(~ ii~~w~l~t~1~1~=~~'1~ I~I~pI~~:'~~~~~. f~=~i'' ~~'~E' c~~1~:iV~' Y'E.'~~Y'P_(ItLC~ : ~:~fl~' ~:~~~nq~ ~r ~ ~~.t~miti;~d ~ tr~~ Sp~~+!•::~ne ~~~~~~~n~~r N~ar~inq ~~~:~mir~~r~ C~~~mmit~~~ f~~~ inclF~~~.~n ir► ~f,~ "Plann~.nq ~ep~_~~t" ~nd "~~.n~in~~ ~nrl ~~der" ~_~f t!-~~ ~~.~blzc ~~~~~inq ~~F~~d~_~1~~ Ap~i~. ~'~8'~p P~ i+~~ r~; e~~~. fi~ b~~t i~. d a. r~ ~1 p~ r~ m i t~_~ r~ ~_~~e f~ r~ r- p~ ir ~ y~~ ~a r ~~f p~~~~~d p 10 ~~ap1 i ~~n~ 5~~~1 X~~~i ~M~n Ca~~ld~~~ A+~~n~.c~ f~~~r r i~h~~ 'r' ~ p A~ c~~~ pe~mi ~S f~~~~ ~p~~~~~a c r~e~ t~~~ t~i~ G~_~~.~nty ~~~~~d 5yst~m ~~~C~ 11 be ~,~~~~a~n~d f~~w~m '~r~~ C~~~►.int~r ~nqin~er-. T~-~~ ~ppl.ic~n~ ~ri~~ ~!~bmi~ f~~~~r ~p~~~~~v~I by t~~~ ~p~~~~::~n~ C~ ~,~r!ty ~n~ine~~ ~r~~ t~re ~p~~~~:.~r~~ C~~~~.~n~•~ H~~~I~1-~ ~i~~~i~t ~ dGt~-~il~d ~~~~m~~.n~~ ~~~n-si~e ~~w~~~ •:sF ~~~~~n pl~n ~n1 ~s~.~~~~~~ di~~~,~:~~~ M ~~.c~('t i ~~~P ~'I"~~~.Y'L~' ~~''i~i.J~'Ct i,~~ ~i i~'t~.~:s~t ~~'I~lr~~ ~f 1~ dp~~1~~~~~t~r~~ i~ p~~~~~~a i~~a. ~ p~~~:in~ ~~a~~n ~nd t~~~~ic ci~~+.~1.~~x~M~n ~~~n ~r~~l,~ b~ ~~.~bmi~~t~~) ar~d ~R~r~~~~~~ ~y ~p~~~~::an~ ~`~~~~.~n~:~s ~r~~in~~~e TI-~~ d~~i~n~ ~t::~c~~i}~~n ~~~1 w~r~r~n~~n~i~t ~~~~~:inq ~~~~1.1 b~ i~ ~cc~:.~r•d~~n~e wi~l-1 ~t~n~ar~d en~in~~~inr~ pr-~~:~iG+~~~. ~r~va.nc~ ~~~t~ ~~.~rf~c~.n~ C-~~ ~p~r~,~verl by ~F~~ ~~:~~.~n~y ~nqine~r~ w~.~ b~ r~~q~.~a.~~c:i f ~ :i r c1(l ~'i+~~ 1~ ~ 1 f 1 f t ~'I C p i'' ~ ~ ~ ~ W 1 ~ ~'I 1 ~ t ~w~ ~ tc~ ~M~ C ~ ~.l ~ ~ t~ 1'' ~~~~~l~c~ b~y ~er~i~1~~ 1 ~ ~ T~~~ ~~~~n~t~~~~c~ ~~~e ~~M~~dw~~r ~.~~n~t~~~~~e~~~~n~~ ~~~~~d ~~c~~i.r~i, ~tr~~ ~~apli~~n~ m~y~ wi~l~~ i~~~~ ~~pr•~~~v~l ~~~f ~~~a C~_~~_~r~~~► En~ine~r-, J~_~a.r~ .i.n ~nd b~ wilxinq t~~~ ~~~~~.c~.p~te in ~ny ~ieti.~~.~~n ~~~r~ ~e~~~~l~_i~~.~~~n w~-~~ cF~ p~.~~~~~~~~ i~ ~r~~ f~~~r~m~~ i.~~~r~ ~w~~ ~ R~~~~d ~m{~~~~~v~m~n~: I~i~tr~i ~t RTD:~ f~~~r ~.mp~~~~~~~men~ ~~~.t~~►.~~r~i~ ~~W ^~p ~rn~r~cl~~ ~ ~~a~_~i~~:~~i~ C~~~~.~r~~:v wil~ r~~a~~ pr~~~~.L~.~~~~~ iri tf~~ c~~~~~: ~~~f ~j~~~~~ i~~np~~v~v~~~~n~~4 ~ ~ ~~Q~ ~ 1'~:~ ~n t~~n~~i~e m~tf~~~d ~~~f ~~~~n~~~~.~~.~zriq ~r~e r~~_~~~ im~~~ ~v~~n~r~~~~ ~1~~t~~ r~~~~i.r~, ~p~~ ~ c~nt ~~a~~ ~I-,~ ~pp~~:~~~ ~ ~r~~ trr~ C~~.tnty ~nc~in~~~~ ~~~►~~~~~~~.~~.~ly~ r~~~~~~ im~~~~~U~~ri~n~;~ ~~~t~d f~e~~in k~y .~~:.~in~.~q ~:nd par-ticip~tir~~q ~.n ~ ~~~~~~~nty R~~~~~I P~~:~.ject ~:C~?F~? tl-ie ~e~~:~en~ ~~~f ~h~~ ~e~+~~i~t~d ~.M~~~~:~v~~n~:~~~t~ ~p~M~k:~n~ C~~~~.~r~t~ wi11 n~~~~ p~r~t~.~i~~~~ in ~t~e c~~~~t ~~~f tF~e~~ ~.mp~~~~~~m~nt~n i^. TF~e c~ ~n~~~~.«~i~~~n ~~~f tl~~~ ~~~~~dwa~ i~np~~M~uer~~nt~ ~t~c~e~ r~e~ein 5i-~al. be c~~~mp~ ~.~~~~c~ ~~~►~'~~v~d by tt~r~ ~ p~w~~:~ne ~~~~~.~n~y Enq~.n~~r~ti Tr~~ C~~~.~n~~ Er~q~n~~r~ l-t~►~ de~i~ri~t~d Ty°p? c~~. R~~~~dw~~y i~~~n ~i~.imb~~ On~p Ac~e~~ S~~ee~ ~t~nd~rd f~~+~ ~:fi~ im~r~~~~ver~~r~t C~~~1~~M~ ~v~n~~t~ w~~ir~~ i~ ~J.~~c~n~ ~r~e p~-~~~p~~osed d~v~~.~~~p~r~~ri~. ~'r~~~ wi11 ~'~~~~~i~e ~r~e ~dditi~.~n ~p~~~~~~~;im~tely '~:t:aft. l~~f ~~p~:~1~ ~1~~~np ~r~~ fr-~w~n~~r~~ ~~~fi tw~~ d~v~I~~~pmen~p C~.~r~~~.n~ ~n~ sid~wal~: r~s~.~~~ al~~.~ b~ c~~~n~~~~.~tt~~a ~~p Ax ~~~t~~.4~~~c1 a.m~~~;.~vwm~r~~~ ~N~~~~ 1 e~ ~n i~~~~m t~_~ tt~~e c~.~r~~en~ ~~~f i~~~w~ir~qt~~~n ~t~r,d~~J ~p~ci~i r_~~;i~~~r~~s f~~~~ R~~~~c~ ~cnd ~t~id~~ c~M~n~~r~~.i~ti~..~n ~n~ ~w~~~~~t~ ~~?~li~.~b].~ ~~~~~.~nty ~~~nd~~cl~ ~n~/~a~r~ ~~1~,~pt~1 t~~~~~~l~.c~i~~~ns ~er ~;~inirl~ ~~~t~inin~ ~~M~ R~~~~~ ~~~~nr~~r~~~ ~nd ~ ~ 1' f ~l'~ ~ ~a C~-' 1"' ~ !"1 c~ ~ f f'I ~ 1"1 1 ~'1 ~ ~ : ~ ~ ~ ~"t C-" C3 c~ t ~ ~ ~ C ("l ~ `w ~ ial L: ~ i~ y l.lCl~ +:»~t~"I~~Y'Wl~,~' ~~h~i''~~~ti`~'t~ L~~~E.ll`i~'~ ~i i~~~.f a~ir'fi`' ~~`c~~~ ~t~nd~.~~d~~ ~~rpi~~~~ r~~~t~~~~~y~ ~~~.~i~_~n~ ~n~i ~izT~~.n~►~~ ~l~s~ ~'~t~~.li~'Em~fl~~ t~Y'~ f~=~o.lni~ ln ~p~^~~::~I'1~ ~~.:~~1~'d ~~~.~~t1~~1~/ ~+:~t~fill~e.a~i~:~!l~?r a ~e~~~~].~t~~.+^~i~ 8~:~-~i a'~:~ ~:.t~ ~:r,~~~c1~~ ~ncl a~~ ~pp2ic~bl~ t~:~ ~~~i~ ~r ~~~p~ ~~~1 „ ~ " ~ li ~~n~ ~r~~l ~ ~i~r~ ~r~c~ r ~ ~~~:~I:f~r~~ ~F~~l~~n~y° I~~~~~~~;~ ~k~~~ .n.. n PR C' ~.t L~ r' I~I ~ . i~ r~ [ ~ ~ c ~ i ~G h, ~ ~i I w r~ r~ ~ ~~'~t ~:yWi"1~Y'~.5.1 ~M~~ 'r~~_,~C~'~~►~~''~.~.~ l~l li"t~~r'~:.'~'~ ~1i~ia'~~ ~~w~ t r~ ~r i:~~ h~ C~~~ n t v~~ ~ 1~ e~ t I-~ ~ n~m~ n~~~ t i t?~~~ r~ f r~ ~ I~~ e ~ ~w~ ~ m ~ ~t i i~i ~ ~ l~~w~~~d ~ m p r~ v ~me n t D x ~ ~ ~ i ~ t R I ~ ~~~r t I~~ ~ pe~~ ti~:~n ~r~~~~~~~~c~ p~~~~~~.~~c~t t~_~ Cr~~~~,~r p~8 RCW9 i c!-, i~~.~:.~n ~~i~:~~.td~~ ~~~wn~~~:~:; pr~t~~~~r-~~u ~f ~ f~Z~ is ~~wt~~ri~~ h►~~ ~i~;~~~~ ~ ~'I ~ ~ 1 ~ 1 tl 1'' 1" ~ ~ ~ ~ ~.t t 1 ~w~ i~ f 11 ~ ~'I C~ q ~ ~ J~ 1'' ~ V 1 t~ t~ i~ ~ 1. i`l ~'t t~ ~ ~ ~ . ~ ~ RC~~ p ~ r~ ~ ~~~w n~~ ~r t: ~ ~ ~ e~ r~ ~ ~ ~ ! ~ ~ t r~ e r ~7 c~ ~ ~a N i :a t ~ t I-~ ~ i m p ~ v ~em~ r~ r~ c ~ ~ c ~ i n ~ r~ ~ ~i~~ ~J 1 ~ t ei~ w i ~ l-~ ~ ~~~d ~x~ ~~~~ibl~, ~r~~~~ t~~~ ~enef i~~ d~r xv~~1 f r ~~~rr~ t ~ f ~ ~r~~ a. n ~Mi f ~ {r~ ~ I~ ~ ~ b~~ ~ ~ ~ ~ ~ a .i c~ c 1 ~.cr~ ~d ~ ~ r~ ~ ~ t~;i ~ h'~ t? 4,,1.x. ~ ~'t ~ ~'I ~ s..~ ~Tl :t ~_E T~) iMi ~j ~1 ~ t~ ~ i;~i I.l I~ ~ ~1 t'l ~ .1. ~ ,~1 1, r'~i a ~ t: l:. ~ ~'~'..,i ~ : , ~~t H~ ~ i~i ~ 'w .~l i i t : i j..1 I'~ ~ ~ i1'i,:`~ :1. f1 i ~ ~'1 F*', Z ~ ~ ~l t:~ ~ ('1 c:.-t w. , t ~ F! i~ ~ '~JJ I"i ~ ~"1 ~ 1° ~ ~ ~ i:~ ~ p x. ~ ~ ~ ! i i' ! f i ~ t: ~I . ~ ~ ~ ~ w ~ ~y~ .i. ~ ~ p ~~I l~ ~ ~~i ~ I~ y ~ ("i ~ f l ~ 1` ~ ~ ~ i~ ~ ~..1 ~ i ~ s ~1 ~ ~~'t ti: ~ .~i ~ 1'" _ i"'I ="14 ' i'' Jl ~ 4 ~ ~.I ~ ~'t ~w~ Y' : C'i i.,~ ("'i C~ 1'' ~ ~ ~ ~ p ~ ~ a 'w~ a ~ i' i i . ~ S:? ~ ~ ~ c~ f 'l ~ • . Z ~ ,.1,~ c~,+ ~ ~ ~ ~ ,n, ~~~~~si~ner~~ ~~~n ~~~:~~~~~y ~ ~~~~a1t ~.►~i~~l~~v~men~~> c~ 11 ~d f~~~ ~ i n c~w~ n.~ i.~ n i~~~ r~ w z~ F~ t Ir~ ~ f~w~ r~ rn~ i~~~ fi~~, ~ I~ by ~~.~F~~~ ~~ti.~~.~~~n ~~~~~~1 ~~cti~wFn me~~~~~~~d ~in~le~ ~~~~~t~r~ 8~ ~~W4 Tfie ~~~~~4t~ty Ar ~e~i~l ~~w~~~ ~~~n id~ntifi~~ ~~~,~~r~w~~ A~~~n~.ce ~ P`r ~.nri~~~~1 ~~t~~x~x o Tr~,~ ~~rsx.~t~n~ r~i.~~r~ ~~~f ~~y wi~l•~l~i f~;n n~~~t c►~►n~i~t~nt with~ ~h~~~ ~p~~~.f in TF~e P~~n. In ~~~rder t~~~ impt~m~r~~ ~►~~~r~ia]. ~~~~~c! P~~n it a.~ ~~~~w~mr~~~nd~r~ t~~~~L ~~~°~~~t ~ ~t ~ip ~~~fi p~~~~pe~ ~y '~i:~ f t A i r~ w id ~ ~ ~ ~~~r~q '~t~~~ ~~~~dw~•~ ~~en~.~e f ~~~~nt~q~ b~ ~sici~~ x.n r~~~~~~v~p Tr~~.~ pr~~~~p~r~ty m~y b~ ~cq~«.~~d by ~p~~~E:~n~ ~~.~n~y ~F~e ~ime w~~~r: A~-~~~ xmp~~~~v~r~en~~ ~r-~ m~d~ E~~~~~~d~ay P►~~n~.~~ ~ ~ I G{~T' ~F l~~l~' l~ I~TH~ ~ ~RQAI~~IAY AV~hl~~E f ~ o "ATA►!_~~ A~'~iel~~ ~C~ p • ~ • ~ • 1 ~.i ~ ~ . . • . ~ ~ ~ i ~ ~ . ~ , 1 . 1 ! . , ` . . ~ ~ ~ ~ _ ~ . . 0 _ f ~ - ~ • ~ ~ ~ ~ ~ ~ 0 ~ ' ~ . , r a . ~ . , ' • I • ( ~ ~ . ' c~ r ~c , , ~ • . - , +r ~ , . „ . v /1 rf. ~ _ _ _ ~ ! _ - - 1 ~1' ~..r ( ~r1 w ~ - - - - " - - ~ .1 ~ . ~ ~ 1'~~1, ~r~,[~1 I r ~ - - r ~rii ~ ~ , ~ ~ t Jf C v- ~ _ . _ . • , _ , • • + Q~ - r,/ 0 ~ , ~ t ~ 0 p a~. 1w I ' / ~ 1 ' F 1~i{ ~ 11 I , 1 . 1 . ~ 11 ~ 1 l. Y V C ~ ,~f.~ . . ► • . .~..1~ . -,A =ti _ . , ► ~ ~ , ~ .F ~ ~ ~ / ~ , 7 ~ , , t~ ~ 1 ~ ~t J ~ ♦ ~ E [r ~ r~ ~ J r - i . `l ~ 'I r ~ > . : . ,F ~ f ~ ~ r : r . r. . 1 t i ~i I ~ r~ 1 . 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' . ~r ~ . t ~ ' ' 1 ~ ' • . . --y ` r P , , ~eoaa P•~ r ♦ ~d • ~ - ~ . • . . r , 1 , ~ , ; ~ . 4 . ~ oy , . ~ , a ~ . ~ J ~ • • , ~ + r. i . ~ • • - ~ : ~ . , 1 ' ~ . O - o ^ , 1 ~ ' . ' ~ . I ~ • ~ " ~ 1 ~ ~~I ~ • i ~ . ~~'r • C 1 . ~ . y ~ ~ O ~ ~ ► , L- . ~ M~ ~ . . • ' • ~ . ~ , r ~ . ; .7 • , . , ~ , . `'TTT,. ; ~ ~ . ,~c ~ ~ . , 'l . , . • ' N . •7 . 0 - ' .e- . t~ . , 3 ~ I ~ . . , d , , ; 1 ~ . ~ . , D ~ . . , ' ~ . _ ~ ~ ~ ~ tt'1.,;.. . ~ N ~ . . ~ ~ • . ~ s ~ r ~ . ` i w . • ; r . , ~ I I 1 ! , • ~ , ~ • : C. ~ ~ ~ , . . , ~ . ~ ~ , . - , -r.. ~ ~ - . . ~ . ~ ~ - ~ • ~ ' • T . , . . 1 _ 1 ~ t. . _ • , . 1. _ _ ~ ~ . ~ . ~ ~ . , . . ~ ~ t ~ 'r`~' ' ~ ~ . 1 • ~ ~ . ~ / . . ~ Q ~ ~ ~ ~ ~ ~ ~ ~ ' 11 v . . ~ - . . 1 ! . 1 ;v~ o t E ~ ~ se~ ~ ~ ~ ~ . ~ ~ ~ 1 ~ M ~ ~ 1. ~ 1f~ ~ _ . . ~ ~ ~ ' ~ ~ ~ ~ ~ ~ I ~ . - ~ ~ S ~ ~ ~ .r • ~ { ~ ~ s' ~ . , ~ _ • ,~,r. . ~ - / ~ ~ ~ ~ " 1 t • • ~ ~ ~ . ~ . ~ , ~ ~ 1 . 'y```~? . . ~ j~ , * G _ti ~ ► 0',' • 1 ~ ~ t • ~ ~ _ • ~ ` ~ l , ~ ' • rd l ' r~~'~ e,d, ~ ' ' • • ~ ~ ` ~ ; , ~ t , , ~ ` 1 , t ~ ~ ~ ~ ~ ~ ~ ~ 1 . • ~ ~ ~ ~ j~ j ' . 1"'~ ~ y • ~ ' ~ r~/% ~`~1 . ~ ~ I I ~ • ~ y ~ ~ 4.,1 , • ~r► ~ ~ ' • ~ ~ i . • ~ l .y` ! ~ ~ v' O ~ ` ~ ' . ~~r / \ ~ ..r - ~ 1 ~ ~ 'Ir ~ ♦ ~ ~ ~ - I r ~ h ~ • 'r ~ ~ ~ ~ t ~ d~n , r , • ~ ti w ~ ~ 0 ~ G ~ . ~ . ~ ~ 0 d , , - D ~ / 0~ ~ ~ ~ r ~ - ~ a ~ , , . ~ n ~ ~ t y, . ~ ♦ rJ • y ~ ~ ~ a~ ~ y~ O ~ 4 ~ ` . r' , ~ ` ; ~ ~ ~ ~ ~fi ~ ~ ~ a " ~ . ~ . . d ~ o ~ ~ ~A ~ . ~ ~ r ~ ' ' 0 , ! . Qi ~ ~ n V ~ ~ ~ ~ ~ ~ ro ~ a ~ ~ . ~ ~r , ~ e ~ . ~ y G ~ L ~ ~0 7 e ~ r~ ~ ~ . ~ ~ ~ •L . ~ 1 .•r / ' ~t10~ / r ~ 0 v~~ . o►- 1 / ~ , . " ~ (r~ ~ , ~ " , ~ ~ M / ` ~ . r ~ ` ZONING HEARING EXAMINER AGENDA APRIL 6, 1989 PAGE THREE 5. Z E• S 3- 8 81 ACRI~UL.TURAL SUB URBAN '~,Q CUE-34•88 ~IDENTIAL-3.5 - ~ ('O~DITiONAL I~SE PE MIT FOR H011~ ~ INDUSTRY Generally located north of and adjacent to Broadway Avcnue, approximately 1,000 feet west of Pines Road in Section 1 b-25-44 TAX PARCEL NUMBERS: 16541-1153 and 1154 COMPREHENSIYE PLAN: URBAN PROPOSED USFIREQU~F.ST: Residential with herb farm/chef's cooking class as a home industry SITE SIZE: Approx. 4.5 acres APPLICANT: M. Elaine and David Welk Rt. 1, Box 26 Ga~eld, WA 99130 P TENTATI FAR~G AD NMEN'~ L~4'~' HEARI~IG EXAN[TN~R COMMITTEE The Zoning Hearing Examiner Committee may tour all sites advertised for this hearing by County car and accompanied by a Spokane County Planner on or , about Tuesday, April 4, 1989, at 9:00 a.m. For details, contact the Spokane County Planning Department. T NVIRONNiENTAL POLICY ACT ~SEPA~: A Determination of Non-Significance (DNS) bas been issued for each proposal above. Most "change of conditions" an exempt from the provisions of SEPA. A DNS is a decision, based upon information available at the time the DNS was issued, that no EIS has been ordered to be prepared. Comments regarding a DNS: (1) are due by the close of business hours, Wednesday, April S, 1989; (2) should reference the specific file number; and (3) should be addressed to the Spokane County Planning Department, North 721 Jefferson, Spokane, WA 99260. Additionally, comments on the DNS and any other environmcntal documents may be made at the public hearing, ~he tirne and place of which is ~ scl forth above. Contacl the Planning Department for morc information. ~I~DIT N I F R ~ Project details, Iegal descriptions, and other inrormation for these a~~lications are on file and available for public inspec~ion in the Planning Dcpartmcnt's of~icc. I I ~ ' r ~ ~ ~ ~ / ' o y r ~ s . , ~ ~ N ~,rr~a ~ - 5 r f ~ f t r . ~ ~rd~ ~/p~t~tt R ~ . . . _ _ . _ Y,~...~ , . , • " ~ ,,,~,r, I x ~ r ~j w w~ r~1~1 M~N 1 Z . ~ i . ` . w J, t+ ~i'~~ « ~ ~ . , r~~ 4 ~ , ~ c~r - ~ ~ ~ ~ ~p i ; ~ _ 4 ~ ~ ~ 0 ~ ' ' ' ~ . , • J~~ ~ O o " ~ . ~ , T ~ t ~ • . t Q sr~ ~ ~pQ t . . a . L ' ' . ~ , ~ ~ . ' S~Nt„~,~,> . ' ~4*1E. ~ OE` ~ ~ ~,E 8 i~ M ~ ' ~ 1 , _ ~ E ~ p,1 r 3 • ,~1 A ' , 1 ; :~NT ~ ~ pE.S > ~ ~ . ~ ~ i ~ ~ ~ ~ S~' ~ ~ _ ti. ~ c~' + ~ , . 3 C~ r ~ - ~ ~ . o.s . • 1 o 1 ~ ~ ti,,~,. ~ L ~ u. ' +a+~ ,u: ~ , r ' ' ' I ~ • ` ~ ' ~ ~ 1 ~ ~ ~ ~ • ~ . ~ . . ~ • ~ ~ f ~ t . h1~ ~ • . > . • Y ' ' ~ ~ ~ + . 1 i . r ~ ~ ~ ~ ~ , , ~ . ~r • • ~ t w++~ ' ` . tn. ' ~ . • ' 11 . • • • o : ~ '~H • , • 1 ~ ~ ~ ' ~l~j A ~ • • • 7' I ` . , s : , : ' ' ~~+f ~ ~ ~ ~N • ~ ~ ~ ~ ~ t ' M ~'f a 4 • • ' " ~ RiyER ~ = o W „ ; ~ d ' ~o~ ~ v ~I . r„n p AIN ~ ~ ~ ~v~ . ~ ~ 1 ~t'' ac : ~ ' ~ ~ ~ P o N ~ Q ~t . ~ ' 'J~ • ~rt ~ ~ ~ ~ : ..r . . ~9 , ~ ; ; ~ E ~ ~ ~ ~ F ~ CE ~ ' ; ~ 93 . ~ P~ c ~ ~ dE,~.~9 . - a • ~ . w ~ ~4~~tOt , • ~ ~ , . , ~ 1!1 • . ~ , ~ , 0► ~ . - ~ ~ ~ ~ 19 ~ 2 ' . 0 23 ~ , 1 ' ~ t~ ~o ~ . _ , ~ t _ ~ ' T , ~o ~ ~ ~ , RA~ LR~A p o . • i ~ ' ~ , A KE , _ ~w v 4 ~ _ i i,,,. - ~ v ~ ~ ` ~ a ~ N ~q o ' ° . . 1 ~ . • .s-' i ~ i . ~ ~ , n ~ ~ . r ~ t ~ ~ J `~'~Zy ` ' . . . . ~ ~ - ~ ~z~ l ~ ~ - ~ , ~ ~ . ~ , 2 ~ , ° ~ ~f ~ . ~i 4 - ~~5 , t ~ l~ ' ~al , ~+~r ~ " ~ 1 ~ \ ~ r • ` . ~ , ~ \J x ~ ~ - c,, ~ '~rJ ~ _ , ~ ti 5 ~ ~ s ~ ~ w ~ ~ ~ . Q s ~ ~ ~ ~ , . , - ~ ~ Q 1 , ~ ~ ~ ~ r 1~ \ ~ K ~ i ~ - ~ ~ ' I ~ j.-'1 A' ~ ` ~ ' ' ♦r~~~ . . .r• i ~ ~ ~ . ~ + ~ ~ 1 y~. . .r ~ ~ a ~ ~ H ~ , ~ C--- . 13 ~ ~ ~ATA L G~ r s t ~ il ~ . o ~ ~ ~ 4~~?~ ~ Q , , ~ ` ~ Vi L ~ r '`,ti~`'~''':~`Y , ~ _ ~ ~ AG E ;~{p ~ ~ ' ~ 1 '?•.`e;~f~~Y~A>.~ti,~, , ~ ~ . ~ t L;A {y~ ~ ~ ~ . , ~ ~ ' `'~y. ; + ~ . L / 1 ~ ' ~ .1l.?y~~'1 ~yf` ~ • I ~ O ~ ~ ! ~ - • . ♦ •rJ '.L ~ t~~.+ . ~ T .~ti , , ;:•"••~`~:v^~i;~+~~ ti ~ v. 6 I , t65a ~ - ~a ~ 01 ~2 . ~ ~ ~ J `ti r , J ~ ~ \ • • i • r • ~O.'V T ~ i r• ~ , • ~ / ~ ~c.t~ ~ ~ E~, f n~. ~ . 99- ~ ~ . ~ ~ r ~ ~ :~v: ~ ~ : ~ r , f" ~ ~ + ' ~ . ;xa ~ ^ ~ ~ ' `C~/"► 8j . , ~ {J ~~'~~s G~ . ~ ~ ~ ~r ~ . ~f. ~ ti ~ ~ i , ~,y, .f . ~ ..f.. ~ - i , r.~..:.. . . - i ti~. h. . 'L ! i~ .~'G G ~ 3 _ ~°'~0 ~ , , ~ w r - ~~~~«c 6T1 i~E, s~ 1~ - ~ ~ I .L3 ~ ~ f~ , ; . . , ~ ~ ~J ` . I , ~ . . , _ _ _ . I + • • ' ~ . ~ + ( ~ a ~ , ~ ~ 99_ ; 3B , ~Choo1 , ~ ~ ~ ~ ~ % 153-T , , 6C . ~ . ~ , i ~ ~ - ~ ~ ~ ; ~ i ~ ' , ~ ~ ~ ~ , i ~ ~ _ . ~ ,1 , ; 5 + ~ . ~ g, . 1 I ~ ~ 1 1 ~ ~ ' / ~ ~ , , \ ~ ~ ~ ~ ~ ~ ~ f ~ I ~I r ~ • .1; ' ~e . . ; ~ 4 , J ~ ~'F ' ' `L'~ j~~ ~r~ ~ /J~~/ ~ !~B ~ ) ~ ~ . v. ~ 1 , ~ ~ , . . . ; ~ , D ~ ~a ~ ~ . ~ Q . ~ ~ ~ . ~ ,,r ~ ~ ~ K ~ J ZONING HEARING EXAMINER AGENDA APRIL 6, 1989 PAG E THREE 5. Z E- S 3- 8 8/ AC RI~'L1L.Tt1RAL SIlB URBAN 'rQ jj$~ CUE-34•88 AESIDENTIAL-3.5 - ~Q~ A~U ('QHDITIQNAL II~ PERMIT FOR HOM~ INDUSTRY Generally located north of and adjacent to Broadway Avenue, approximately 1,000 feet west of Pines Road in Section 1 b-25-44 TAX PARCFL NUMBERS: 1 b541-1153 and 1154 COMPREHENSIVE PLAN: URBAN PROPOSED USE/REQUEST: Residential with herb ~ farm/chef's cooking class as a home industry SITE SIZE: Approx. 4.5 acres APPLICANT: M. Elaine and David V~clk Rt. 1, Box 26 Garfield, WA 99130 ~t~ PtM. TENTATIVE HEARIN~ ADJQ~JRNMENT , ~ ~QTF,~: HEARIN~ EXAN~INER ~Q E SITE TOIaRS: The Zoning Hearing Examiner Committee may tour all sites advertised for this hearing by County car and accompanied by a Spokane County Planner on ar about Tuesday, April 4, 1989, at 9:00 a.m. For details, contact the Spokane County Planning Department. ~ ~TATE ENVIRQNMENTAL PQLI~Y A~' (,SEPA~: A Determination of Non-Signi~cance (DNS) has been issued for each proposal above. Most "change of conditions" are exempt from the provisions of SEPA. A ~ DNS is a decision, based upon information available at the time the DNS was issued, that no EIS has been ordered to be prepared. Comments regarding a ~ DNS: (1) are due by the close of business hours, VVednesday, April 5, 1989; (2) should reference the speci~'ic file number; and (3) should be addressed to the Spokane County Planning Department, North 721 Jefferson, Spokane, WA 992b0. Additionally, comments on the DNS and any other environmental documents may be made at the public hearing, the time and place of which is ~ set forth above. Contact the Planning Department for more information. ~ ADDITIQNAL INF~RMA'I7QN: Project details, legal descriptions, and other information for these applications are on file and available for public inspection in ~he Plannin~ Departmcnt's office. , a. ~ - ~ ~ ~ P P SPOKANE COUNTY ~ ~ ~ HEARING EXAMINER COMMIT'~'EE ~ . _F_INI?IN rS~AND Q!B►1?~~3 ~ : . . . . ~ - . . ~ A. II~TRQDU~TIQK This matter having come before the Zoning Hearing Examiner Committee on April 6, 1989, and the members of the Committee present being John Skadan, Chairman, and Phillip D. Harris. ~ B. ~ROPOSAL The sponsors, M. ELAINE AND DAVID WELK, are requesting approval of a zone reelassification, File No. ZE-53-88, AGRICULTURAL~ SUBURBAN to URBAN RESIDENTIAL-3.5 (UR-3.5) Zone, for the purpose of continued residential use. Also, for a Conditional Use Petmit, File No. CUE-34-88, CONDITIONAL USE PERMIT F~R A HOME INDUSTRY, for the purpose of allowing an herb farm with chefs cooking classes and wholesale herb sales as a home industry. . C. Q.T~E~T, l. That the existing land use in the area is single famiiy residential, apartment, North Pines Junior High School, outbuildings, and open area. . 2. That the Comprehensive Plan designates this area as appropriate for URBAN development. 3. That the existing zoning of the property described in the application is Agricultural Suburban. 4. That the provisions of RCW 43.21 C(The State Environmental Policy Act) have been complied with, and the Committee concurs with the Determination of Non-Signi~cance. 5. That the proper legal requirements for advertisement of the Agenda Item have been fulfilled. 6. That the land use in this area is suitable for the proposed use, or uses within the proposed Zone Classification. 7. That the applicamt has demonstrated that conditions have substantially changed since the original zoning of this area and accordingly, the proposed rezone is justified. 8. That the proposed use is compatible with existing uses in the area. 9. That the owners of adjacent lands expressed disapproval of the proposed use. t ~ C. 4.F EA►~.T Z~-53-881C~~-34-88 10. The Hearing Examiner Committee daes not f ndJfinds the proposcd use to ~ be in harmony with the general purpose and will/will not be otherwise detrimenial to the public health, safety, and weifare. 11. The following are additional findings of fact considered by the Hearing Examiner Committee: a. It is consistent with, and implements, the Comprehensive Plan b. This site, and all adjoining Agricultural Suburban and Single Family Residential (R-1} zones, are scheduled to cross-o,ver to the Urban Residential-3.5 (UR-3.5) Zone in 1991. , c. The Comprehensive Plan supports home industries provided that adjoining uses are adequately protected. d. The minimum Conditional Use Permit standards and other . recommended conditions of approval all serve to meet ~ the home industry criteria of the Comprebensive Plan and protect adjacent uses. e. The site plan and application indicate an intent to develop and operate the home industry with minimal impacts to adjacent uses. f. The growing of herbs is a passive activity that when coupled with the 4 1/2 acre site should not have a negative impact on adjacent residential uses. g. The area where the classes will be held, the herbs processed, and customers cars parked is centrally located on the site well removed from adjacent land uses. h. In seeking ihis home industry Conditional Use Fermii, the applicant is agreeing to more restrictions, than cunently exist for a home occupatioa in the existing Agricultural Suburban : Zone in exchange for two outside employees and locating the use in a detac~ed building. If not for these two needs, the applicant would be able to operate the proposal as presently zoned without a public hearing review. i. Broadway Avenue, already a high volume arterial and expected to increase in traffic, will bring pressure for more non-residential or multi-family uses. Approval of this request will maintain the residential character of this site while allowing a broader use of this large site. The precedent to allow major non-residential uses will be avoided somewhat. D. CQNDITIQNS QR ~0 ~E. N~ ZE•53-88/CUE-34-88 (All Conditions imposed by the Zoning Hearing Examiner Committee shall be binding on the "Applicant", which term shall include the owner or owners of the property, heirs, assigns, and successors.) a) HEARING E AMINER CQ MITTEE 1. Delete Planning Department Condition #12. a ) PLANNING DEPARTMENT ~ . . 1. The Spokane County Planning Department shall prepare and record with the Spokane County Auditor a"Title Notice" noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This "Title Notice" shall serve as official public notice regarding conditions of approval affecting the property in question. The "Title Notice" shall be recorded within fifteen (15) days of ~nat disposition of the ~ approved land use action and shall only be extinquished by the Spokane County Planning Department. The "Title Notice" shall generally provide as follows: The parcel of property legalty described as e g a I description and tax parcel number} is the subject of a land use action, imposing a variety of special development .ti~ conditions, by a Spokane County Hearing Body or . Administrative Officiai on (date). File No. ~P 1 an n i ng ~ Department File Number) is availabte for inspection and ~ copying in the Spokane County Planning Department. 2. All current standards of the Urban Residential-3.5 (UR-3.5} Zone, as amended, shall be complied with in the development of this site. 3. Any division of Iand for the purpose of sale, lease or transfer, shall comply with RCVW 58-17 and the Spokane County Platting Ordinances prior to issuance of building permits. CONDITIQNAL U~E PERMIT: 4. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner Committee. Variations when approved by the Zoning Administrator will be permitted, including, but not limited to the following changes: Building location, landscape plans, and general allowable uses of the permitt~d zone. All variations must conform to regulations set forth in thc ZONING CODE FOR SPOKANE COUNTY. The original intent of the development plans shall be maintained. ~ f ~ D. CONI~~'I'~QNS QR C4~TIN~EK~I~ ZE-53-881CUE-34-88 a ) PL.ANNINC DEP~RTMENT 5. The speci~c development plan will be submitted for Planning Deparcment review and approval prior to issuance of building permits. . 6. That the project is subject to Chapter 4.1 bA, the Aquifer Sensitive Area Overlay Zone of the SPOKANE COUNTY ZONING ORDINANCE, which sets forth various measures for Aquifer protection; speci~cally, measures dealing with wastewater disposal, spill protection measures, and stormwater runoff. , 7. Applicant shall comply with '208' recommendations concerning stornawater runoff and provide necessary landscaping for runoff. 8. That the approval is granted for only a herb farm, chef s classes, herb growingJprocessing classes, and wholesale herb sales as a home industry. 9. That the applicant shall comply with all standards for a home industry in the Urban Residential-3.5 {UR-3.5) Zone as detailed in Section 14.616.240(4)(a-i) with the exception of sub items "e" and "h" which are discussed below. 10. Pursuant to Section 14.616.240(4)(e), window or outside display areas ~ are prohibited; except that horticultural herb beds, if viewed as p outside displays, are allowed. 11, Pursuant to Section 14.b16.240(4)(h), parking and traf~c plans shall be developed as shown on the proposed site plan. Driveways shall be designed and surfaced to minimize dust and facilitate safe access. The parking area shall be designed according to the parking standards contained in Chapter 14.802 of the Zoning Code of Spokane County. Number of parking stalls needed shall be administratively determined, based upon, possibly, specialized schools and wholesale parking standards, and the extent of the use at each particular phase. 12. Access to the home industry shall be limited to Broadway Avenue. No home industry related traffic shall access Cataldo Avenue. 13. Home industry sales shall be wholesale and shali not include retail sales to the general public. 14. Pursuant to Section 14.616.240(4)(c) the home industry may employ a , maximum of two (2) outside employees. , , D. C4N1~IT~NS OR C4~~NG~NCIE~ Z E-S 3-88/ C U E-3~►-~5 a } ~Qjj~,T,y PL.ANNIH ~ DEPARTMENT 15. That Spokane County Planning Department be rcquired io record with the County Auditor a"Title Notice", as prcpared and signed by the applicant, for a future acyuisition area for road right of way and utilities to run with the land and said future acquisition area reservation shall not be removed without prior approval by the Spokane County Planning Department. Said notice shall be recorded prior to the issuance of a building permit and shall provide the following: . a. At least twenty (20) feet of future acquisitian area for road right of way and utilities, in addition to the existing' right of way, along Broadway Avenue. ~ _ b. That building and other setbacks required by the Spokane County Zoning Code sball be measured from the future acquisition area reserved for road right of way and utilities. c. The future acquisition area, until acquired by Spokane County, shall be privaie property and may be used as allowed in the zone except any improvements (such as landscaping, parking, surface drainage, drain~elds, signs, or others) shall be considered "interim" uses. d. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. e. This "Title Notice" shall be signed by the applicant to serve as official notice and acknowledgment of said future acquisition area for road right of way and utilities. b) ~Qjj~~.y FNCIN~ERINC UEPARTMENT PriQr '~,Q Th n Qf ,A B~il~ing P~rmi~ Qr jj~ Qf Th~ PrQ~~yr A~ Prt~~~. Standard: 1. Access permits for approaches to the County Road System shall be obtained from the Spokane County Engineer. 2. The applicant shall submit for approval by the Spokane County Engineer and the Spokane County Health District a detailed combined on-sitc sewage system plan and surface water disposal plan for the entirc project or any portion thereof, if the development is to be phased. D. Q~ QR ~QNTINGENCIE~ ZE-53-881CUE-34•~8 b) ~I~CINEE IN~ I~ ~.PARTME~T 3. A parking plan and traf~c circulalion plan shall be submi~ted and approved by the Spokane County Enginecr. The design, location, and arrangement of parking stalls shall be in accordance with standard traffic engineering practices. Paving or surfacing as approved by the County Engineer, will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. The construction of the road improvements stated herein shall be accomplished as approved by the Spokane County Engineer. 5. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge Construction, and other applicable County standards and/or adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners' Resolution No. 80-1592 as amended and are applicable to this proposal. Special: 7. Applicant sha11 dedicate five (5} feet on Cataido Avenue for right of . way. , 8. To construct the road improvements stated herein, the applicant may, with the approval ~of the County Engineer, join in and be a willing participant in any petition or resolution which purpose is the formation of a Road Improvement District (RID) for said ~ improvement pursuant to RCW 36.85, as amended. Spokane County will not participate in the cost of these improvements. 9. As an alternative method of constructing the road improvement stated herein, the applicant may, with the approval of the County Engineer, accomplish t~e road improvements by joining and participating in a County Road Project (CRP) to the extent of the required road improvement. Spokane County will not participate in the cost of these improvements. 10. The County Engineer has designated Typical Roadway Section Number One, Access Street standaFd for the improvement of Cataldo Avenue which is adjacent to the proposed development. This will require the addition of approximately 20 feet of asphalt along the frontage of the development. Curbing and sidewalks must also bc consiructed. ~ ~ D. CONDITIQNS QR CQ _ IN~~N . E~ ZE-53-88~C~~-34-gg b) FNCINEERIN 1 D PARTM~NT ll. Applicant shall sign and record Spokane County Noticc to the Public #b which specifes the following: The owner(s) or successor(s} in interest agree to authorize the County to place their name(s) on a petition for the formation of a Road Improvement District (RID) by the petition method pursuant to Chapter 36.88 RCW, which petition includes the owner(s) property, and further not to object, by thc signing of a ballot, the formation of a RID by the resolution method pursuant to Chapter 36.88 RCW, which resotution includes the owner(s) property. ~ If a RID is formed by either the petition or resolution method, as provided for in , Chapter 3 6.83 RCW, the owner(s) or successor(s} further agree: (1) that the improvements or construction contemplated within the proposed RID is feasible, (2} that the bene~ts to be derived from the formation of the RID by the property included therein, together with the amount of any County participation,~ exceeds the cost and expense of formation of the RID, and (3) that the property within the proposed RID is suf~ciently developed. Provided, further, the owner(s) or successor{s) shall retain t~e right, as authorized under RCW 36.83.090, to object to any assessment{s} on the property as a ~ result of the improvements called for in conjunction with the ~ formation of a RID by either petition or resolution method under Chapter 36.33 RCVV. 12. The County Arterial Road Plan identi~es Broadway Avenue as a ~ Principal Arterial. The existing right of way width of 55 feet is not consistent with that speci~ed in the Plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 20 feet in width along the Broadway Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when arterial improvements are made to Broadway Avenue. c ) ~Q~~y IITILITIES DEPARTMENT Speciai: 1. No comment. Utilities not altered. d ) ~4UNTY HEALTH I?ISTRICT Standard: l. Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. Water service shall be coordinated through the Director of Utilities, Spokane County. ~ ~ D. GQNDITIQK~ aR CONTINGENC E~ ZE-53-88/CUE-34-88 d}~QLINTY HEAL.TH D ST I~T 3. Water service shall be by an exisiing public water supply when approved by the Regional Engineer (Spokane), State Department of Social and Health Services. 4. Disposal of sewage effluent beneath paved surfaces is currently prohibited. 5. Subject to speci~c application approval and issuance of: permits by the Health Officer, the use of an individual on-site sewage disposal system may be authorized. ~ 6. Use of private wells and water systems is prohibited. Special: ~ 7. The sponsor will contact Cecil Hayter, Food Program Coordinator, regarding the chef s cooking class as a home industry. e}~QL~NTY BUILDING AND SAFETY DEPARTMENT ~ Standard: ~ 1. The site is located in ~ire District #1. ~ . Special: 2. The applicant shall contact the Department of Building and Safety at the earliest possible stage of design/development in order to be informed of code requirements administered/enforced by the department; e.g., State Building Code Act regulations such as requirements for fire hydrant/flow, fire apparatus access roads, private road designationJnaming, stret address assignment, building demolition permits and general coordination with other aspects of project implementation. f ) WAT R PURVEYOR l. Water Purveyor is Modern Electric Water Company and they wiil supply the site with adequate water for domestic, fire and irrigation uses. ~ ~ D. ~~NDITIONS QR CaH'TII~GENCI~ ZE-53-88/CUE-3~-58 g) SPQKANE ~Q[INTY AIR PO LUTION CQ1~T ,RQL. AIITHQRITY ~All ~ir ~ll~n r 1 i m~st be m~ Thi$ in~~ ~~5 n~ ~ limi~ ~ ~ f4~~4w~Ln.~' Standard: 1. Air pollution regulations require that dust emissions during demolition, cxcavation and construction projccts be controlled. This may require use of water sprays, tarps, sprinklers, ~ or suspension of activity during certain weather conditions. Haul roads should be treated and emissions from the transfer of earthen material must be controlled as well as emissions from all other construction related activities. 2. Measures must be taken to avoid the deposition of dirt ~ and mud from unpaved surfaces onto paved surfaces. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. 3. All travelled surfaces (ingress, egress, parking areas, access roads) must be paved and kept clean. 4. Some objectionable odors will likely result during the construction phase of the project and from motor vehicles using the site following completion of the project and from occupants of the ~ proposed project. 5. SCAPCA Regulation I, Article V requires that a Notice of Construction and Application for Approval be submitted to and approved by our ~ Agency prior to the construction, installation or establishment of an air pollution source. : 6. SCAPCA Regulation I, Article VI and SCAPCA Regulation II, Article IV addresses emission standards. All emission standards must be met. Special: 7. Open buming is not permitted. 8. Please note that g.~ emissions must be controlled. , ~ 4!~~ ~E-53-88~~UE-34-88 ~ The Zoning Hearing Examiner Committee, pursuant to the aforementioned, finds that the appiication of M. ELAINE AND DAVID WELK for a zone reciassi~cation and conditional use permit as described in the application should be APPROVED to the URBAN RESIDENTIAL-3.5 (UR-3.5) Zone and APPROVE the Conditional Use Permit. Motion by: Phillip D. Harris Seconded by: )ohn Skadan Jane Myers was not present during this item. Voie: (2-0) UNAIVIMOUS TO APPROVE T4 THE URBAN RESTDEN'TIAL-3.5 (tJR-3.5) ZONE,AND TO APPR4VE THE CONDTTIONAL USE PERMIT' HEREBY ATT~:ST TO THE ABOVE 1NGS, ORDER, VOTE ~ . . , ~ . ; ~ ~ C i rm an ; ~ ~ ~ ~ r . . v ATTEST• . . For WALLIS D. HUBBA.RD Planning Director ~y STE`G~E HOROBIOWSKI Zoning Administrator ~-?-$5 ~ Date