ZE-44-86
AGENDA, DECEMGER 4, 1986 TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING NEARING tXAMINER COMMITTEE
Place: Broadway Centre Building, Second Floor
North 721 Jefferson Street, Spokane, WA 99260
ZONING APPLICATIONS WILL BE HEARD IN THE FOLLOWING ORDER. THE ZONING HEARING
EXAMINER COMMITTEE WILL RECESS FROM 12:00 NOON TO 1:30 P.M. FOR LUNCH AT A PLACE
TO BE ANNOUNCED. ITEMS NOT HEARD PRIOR TO TNE 5:00 P.M. ADJOURNMENT, WILL BE
CONTINUED TO THE NEXT AVAILABLE DATE AS ANNOUNCFD BY THE CN,QIR.MAN OF TNE ZONINr
NEARING EXAMINER COMMITTEE.
THE ZONING HEARING EXAh1INER COMMITTEE WILL TOUR ALL SITES ADVERTIStD FOR THIJ
NEARING BY COUNTY CAR AND ACCOMPANIEO BY A SPOKANE COUNTY PLANNER, ON OR A,~'0!_'~
TUESDAY, DECEMBER 2, 1986, at 9:00 A.M. FOR DETAILS, CON?r.CT TNE SPOKn"~E-
COUNTY PLANNING DEPARTMENT.
; LEGAL DESCRIPTIONS AND PROJ ECT DETAILS FOR THESE PROJECTS ARE ON FILE AND AUA:~_-
ABLE IN THE PLANNING DEPARTMENT'S OFFICE.
9:00 A.M.
ZONE RECLASSIFICATIONS
l. ZE-44-86 RESIDENTIAL MANUFACTURED HOME ZONE TO URBAN RESIDENTIAL
22 (UR-22) ZONE
(Generally located south of and adjacent to 4th Avenue,
approximately 300 feet east of Dishman-Mica Road and
west of and adjacent to Farr Road between 6th Avenue
and 7th Avenue in Section 20-25-44.
Street Address is: East 9518 - 4th Avenue.;
Comprehens i ve P1 an : Maj or Comnerci al and U rban
Proposed Use: Multi-Family Residential
! (NO SITE PLAN)
Site Site: Approximately 9.35 Acres
Applicant: DOLPHIN REAL ESTATE GROUP
INVESTMENTS, INC.
c/o Cathy Hoglan
Adams & Clark, Inc.
West 1803 Maxwell Spokane, W.a Q9201
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BUSINESS (B-2) ZONE
(Generally located at the southwest corner of 1'"d.ir,
Avenue and Argonne Road in Section 18-25-44.
Street Address is: North 113 and 121 Argonne Ro~;c.;
Comprehensive Plan: Major Commercial
Proposed Use: Auto Service (lube) and
Car Wash or Office
Site Size: Approximately 19,700 Sq.Ft.
Applicants: CNARLES E. WHITEHEaO and
ROY LARSON
c/o John D. Konen
East 4124 - 24th Avenue
Spokane, WA 99223
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~A PLANNING DEPARTMENT
BROADWAY CENTRE BUIIDING N 721 JEFFERSaN STREET
PNONE 456 2205
fl d
~ SPOKANE WASHINGTON 99260
SPOKANE COUNTtt GOURT MOUSC
P L A N N I N G REPORT
Date DECEMBER 49 1986
TO SPOKANE COUNTY ZONING HEARING EXAMINER COP~'MITTEE
FROM Spokane County Planning Department
SUBJECT Rezone #ZE-44-86, RESIDENTIAL MANUFACTURED HOME ZONE to
URBAN RESIDENTIAL 22 (UR-22) ZONE
I GENERAL INFORMATION
~A licant/Owner DOLPHIN REAL ESTATE GROUP INVESTMENTS, INC.
~ent Cathy Hoglen, c/o Adams & Clark, Inc
Pro osal
request to rezone an approximate 9 35 acre site from Residential
Manufactured Home to Urban Residential 22 (UR-22) for the purpose of
multi-fami ly residential development (NO SITE PLAN)
Location
The site is generally located south of and adjacent to 4th Avenue,
approximately 300 feet east of Dlshman-Mica Road and west of and
adjacent to Farr Road between 6th Avenue and 7th Avenue in Section
20-25-44 (Street Address is East 9518 - 4th Avenue.)
II SITE ANALYSIS
Comprehensive Plan
MAJOR COPIMERCIAL and URBAN Categories
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Priority Sewer Service Area (PSSA) Boundary
- Inside Urban Impact Area (UTA) Boundary
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ZONE RECLASSIFICATION NO ZE-44-86
II. SITE ANALYSIS (continued)
Comprehensive Plan (continued)
The proposed site, which is within both land use categories and,
additionally, is ad3oined along the north by Major Comnercial, is
considered a transition parcel, from Major Commercial into Urban
Therefore, the Comprehensive Plan supports multi-family development of
these types of areas as transitional use from more intense areas
(comnercial) to less intense areas (single family residential). Support,
though, is contingent upon adequate compatibility measures and provision
of ful l publ ic services and faci1 ities.
The Comprehensive Plan contains several Decision Guidelines relative to
location of multi-family developments within an urban category and when
adjacent to existing single fami ly uses. Location of these developments
should a) be in close proximity to arterials, b) have access to public
transit, and c) be consistent with amenities of adjacent single family
areas. To promote compatibility with the area, both buffering and
landscaping are supported as a means '...to mitigate the differences
between proposed developments and existing uses' and '..to provide a
healthful and pleasing residential environment'. Buffering measures
include such techniques as distance, changing density, landscaping,
screening, and physical features In regards to physical features of a
project, the Comprehensive Plan suggests that structure height and
architectural characteristics be reviewed as to the impact on adjoining
uses
Further support for high density use can be found in the Water Quality
section of the Comprehensive P1an when such uses are 'fill-in'
deve)opments relative to Aquifer protection and central sewering Fill-in
deve 1 opments shou 1 d a) 1 ead to rea 1 ization of a pub 1 i c sewer system, b)
maximize protection of water quality, and c) avoid 1ow density
development which act as barriers to cost-effective sewer systems An
additional Decision Guideline, #10 1 9, suggests that maximum allowable
development be considered for 'fill-in' parcels Incentives, such as
bonus densities, can also be used to encourage 'fill-in' development
Zonin
ixisting on SITE RESIDENTIAL MANUFACTURED HOME (established
1970) and within
Aquifer Sensitive Area Overlay Zone
To the NORTH Restricted Industrial (established 1959,
1964, and 1985)
Multiple Family Suburban (established 1959)
Comnerc i a 1 ( estab 1ished 1978 and 1985)
To the SOUTH Residential Manufactured Home (established
1970 and 1971)
Multiple Family Suburban (established 1959)
Agricultural (established 1959)
To the EAST Multiple Family Suburban (established 1972)
Agr icu 1 tura 1( estab 1 i shed 1959)
To the WEST Restricted Industrial (estab 1959 and 1961)
Manufacturing (establ7shed 1941)
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ZONE RECLASSIFICATION NO ZE-44-86
II SITE ANALYSIS (continued)
Zoninq (continued)
The zoning pattern of this area was established in the late 1950s with
large 'block' rezones to Restricted Industrial and Multiple Family
Suburban. Later rezones, in the 1970s, tended to reinforce that pattern
of high intensity zones along Dishman-Mica Road with a transition to lower
intensity zoning to the east and southeast Exceptions to the pattern,
which in effect have changed the pattern, have occurred to the north and
east of this proposal. North of 4th Avenue and west of Farr Road there
have been a couple of changes from Multiple Family Suburban to Comnercial
zoning These are signicant because they are generally removed from the
heavily traveled roads and because they helped support the eventual Major
Comnercial land use designation for that area. The 1972 Multiple Family
Suburban rezone, imnediately east of this proposal, is the other
exception. Approved at 16 5 units per acre, it did not follow a
traditional land use pattern progressisng from high intensity uses (along
Dishman-Mica Road) to lower intensity residential uses (easterly along
4th, 7th, and 8th Avenues)
Land Use
E~x sting on SITE Manufactured Home Park (109 Units)
To the NORTH Shopping Center, skating rink, church
warehouse, manufactured home repair shop,
single family residential, and open area
To the SOUTH Single fami ly residential (manufactured
homes)
To the EAST Apartments and single family residential
To the WEST Tavern and industrial uses.
Land uses have generally developed in line with the intent of
established zones. However, that area north of 4th Avenue and east
of Dishman-Mica Road, while zoned Restricted Industrial, has actually
developed as a retail shopping complex. Cortamercially zoned property
northwest of 4th Avenue and Farr Road has not yet been developed and
remains in residential use.
Site Characteristics
Site Size Approximately 9 35 Acres Existing Buildings 109+
Topography Generally flat, slopes up to the east.
Vegetation Residential
Agricultural Summary Major Commercial and Urban categories not
intended for agricultural protection.
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ZONE RECLASSIFICATION N0. ZE-44-86
II SITE ANALYSIS (continued)
Site Characteristics (continued)
Ad3oining Streets 4th Avenue to the north of the site is a 40 to
60-foot County right of way improved with two
paved lanes and some curbing along the north side
Farr Road to the east of the site is a 60-foot
County right of way 1rrproved with two paved lanes
and curb ing.
7th Avenue to the south of the site is a 50-foot
County right of way improved with two paved lanes
and curbing
Both 4th Avenue and Farr Road, which would provide direct access to
the site, are classified as Collector Arterials. Seventh Avenue,
which only adjoins a small portion of the site, is a local access
street Other streets in close proxlmity are Dishman-Mica Road, a
Princtpal Arterial (without controlled access), and 8th Avenue, a
Minor Arterial
Proposed Rezone The applicant proposes to rezone the site to Urban
Residential-22 (UR-22) for future redevelopment to apartment use.
Until such time, the existing Manufactured Home Park would continue
The UR-22 Zone would allow 205 units on the s1te, or approximately
100 more units than currently exists on the 11 6 unit per acre
manufactured home park Eventual development would generally be
consistent with the standards of the new Zoning Code and the UR-22
Zone. However, the applicant has, through submitted rezone
documents, expressed sensitivity toward corrpatibility relative to
adjoining single family uses to the south and southeast of the site
Protection of single family amenities is voluntarily proposed to be
accomplished through buffering (such as landscaping or fencing) and
density transition across the site. Basically, higher density
structures would be located in the northern portions of the site and
relatively lower density structures in the southern portion adjacent
to single family uses. Overall allowed density of 22 units per acre
would be maintained for the site.
In regards to sewering of this site, the applicant has addressed this
situation with the Utilities Department, the Health District, and the
ULID Coordinator The owners will participate and support formation
of a new proposed East Sprague Sewer District (87-01) Once formed,
the park would have up to ten years to hook-up to the sewer system
In exchange, the existing on-site septic system for the park would be
subject to a strict maintenance schedule, to include pumping and
inspections, and yearly reports to the Health District.
J-010
ZONE RECLASSIFICATION NO ZE-44-86
II. SITE ANALYSIS (continued)
Proposed Rezone (continued)
In addition, the owners wi11 provide an economic and marketing report
to the Health District, every three years, concerning the feasibility
of site redevelopment to apartments. Inenediate public sewer hook-up
will be required when apartments are constructed, or when the
marketing report indicates favorable conditions, or ten years
following sewer availability
n o t e
- No site plan has been submitted for review by the Zoning Hearing
Examiner Conmittee. Detailed site plan review is reconnnended to
be administrative at the Building Permit stage with guidance
from the Comprehensive Plan, Ordinance requirements, condltlons
of approval, and other County policies and guidelines.
III. SITE DEVELOPMENT RECOMMENDATIONS
Densit The proposed density of the UR-22 Zone is approrpiate for this
area gfven the discussions above concerning Comprehensive Plan, Zonin9,
Land Use, and Access To implement a density transition across the site,
a specific development condltion relative to this issue should be attached
to the rezone. Relative density on the southern portions of the site
(that area south of 6th Avenue projected west, approximately 2.35 acres)
should not exceed 12 units per acre. That would leave a relative denslty
on the northern portion of the site of approximately 25.2 units per acre.
Desi n A1lowable structure height in the UR-22 Zone is 50-feet, and this
v~suaT situation could have a negative impact on adjacent one story single
fami1y uses to the south It is reconQnended that structure height in the
southern portions of the site be limited to 25-feet to reduce the visual
effect.
Bufferin Separation and screening between future uses and existing
sngie mily uses along the site's southerly boundaries is a critical
compatibility issue. The applicant in the rezone submittal acknowledged
this issue also. The Zoning Code would require a 15-foot yard setback to
those property lines but only minimal landscape treatment, 5-feet of Type
III landscaping. It is reconmended that the entire required 15-foot rear
yard be tandscaped in Type III
Landscaping Zoning Code standards for visual and aesthetic landscaping
adjacent to roads and parking areas will be adequate.
Circulation/Access As an additional compatibllity measure, access from
the site to Farr ffoad and to 7th Avenue should be limited in order to
discourage and minimize traffic using 7th Avenue, a residential street, as
a shortcut to Dishman-Mica Road. Site design should be such that only
those units or the southern portions of the property are allowed to access
Farr Road or 7th Avenue.
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ZONE RECLASSIFICATION N0. ZE-44-86
III. SITE DEVELOPMENT RECOMMENDATIONS (continued)
Sewaie Disposal Both the Utilities Department and the Health District
require connection to the area-wide sewerage system when the site is
redeveloped In the interim, the existing development will continue as
previously described.
IV. SEPA ENYIRONMENTAL REVIEW
An Environmental Checklist was submitted by the sponsor and was
reviewed by the County Planning Department. The review considered
the specifics of the proposal, other available information, County
ordinances, other regulations and laws, possible standard Conditions
of Approval, the Generalized Comprehensive Plan, and other County
policies and guidelines. The Zoning Administrator has determined
that "No probable significant adverse impacts" would result from the
proposal being developed and has issued a Determination of
Non-S ign if i cance ( "DNS" ) .
The "DNS" was circulated to nine other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and comment The "DNS" comment period ends December 3, 19869
and was advertised 15 calendar days before said date in the
newspaper, by letter to ad3acent property owners within 400 feet of
the proposal, and by notice on a sign posted on the proposal site
The Hearing Examiner Cortmittee may consider addltional environmental
related testtmony and the "DNS" the pubtic hearing.
V. PLANNING SUMMARY
The proposed UR-22 Zone, together with the overall density of 22
units to the acre, is appropriate for this site and the request
should be approved. That approval, though, should be conditioned to
provide additional measures to achieve compatibility and to provide a
density transition across the site Support for the request, as well
as the recommended conditions, are
- The Comprehensive Plan is supportive of the request and
conditions, especially in regards to the concepts of transition
area, compatibllity, fill-in policies, water quality protection,
and central sewering
- The existing zoning and land use pattern supports an upgrading
in zoning as we11 as the increased density associated with the
change.
- Access to the site is provided by two collector arterials with
two additional higher level arterials in close proximity to the
si te
- The applicant has expressed the desire to mitigate compatibility
issues along the southern portions of the site
- The applicant has indicated a willingness to support formation
of a Sewer Local Improvement District for the area and to take
immediate steps to protect water quallty through a strict
maintenance schedule for the existing use until such time as the
property is connected to public sewers
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ZONE RECLASSIFICATION N0. ZE-44-86
VI. CONDITIONS OF APPROVAL
(A11 Conditions imposed by the Zoning Hearing Examiner Conmiittee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. All current standards of the Urban Residential 22 Zone, as
amended, sha11 be complied with in the development of this site
2 That the project is subject to Section 7 06, the Aquifer
Sensitive Area Overlay Zone of the ZONING CODE FOR SPOKANE
COUNTY, which sets forth various measures for Aquifer
protection, specifically, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
3. Applicant shall comply with 1208' reconmendations concerning
stormwater runoff and provide necessary landscaping for runoff.
4 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.
5 That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43 21C.080 RCW and the Board of Spokane County
Conmissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of thls
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is
waived in accordance with Spokane County Conmissioners'
Resolution #82-0458 dated May 4, 1982 '
6. That for purposes of conditions attached to ZE-44-86, the term
'southern portions' shall mean that area of the site west of
Farr Road, north of 7th Avenue, and south of the north line of
6th Avenue projected west into the site from Farr Road
7 That structures and uses within the 'southern portions' of the
s ite ma inta i n the requ i red rear yard setback of 15-f eet f rom
property lines common to LaConnie Mobile Home Park or any single
famlly dwelling. The 15-foot strip sha11 be landscaped per the
Type III landscape standards.
8 That the site be designed so as to allow only traffic from units
in the 'southern portions' of the site to have access to Farr
Road or to 7th Avenue.
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ZONE RECLASSIFICATION N0. ZE-44-86
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit
1 Applicant shall dedicate ten feet on Fourth Avenue for
right-of-way prior to any use of the property.
2 Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer
3. Applicant sha11 submit for approval by the Spokane County
Engineer road, drainage, and access plans.
4. The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project or portion thereof, if development
is to be phased.
5. A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer. The design,
location, and arrangement of parking stalls shall be in
accordance with standard 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.
6. The word "applicantp shall include the owner or owners of the
property, his heirs, assigns, and successors
7. The construction of the road improvements stated herein shall be
accomplished as approved by the Spokane County Engineer
8 The County Engineer has designated Typical Roadway Section
Number One, Collector Street standard for the improvement of
Fourth Avenue which is to be constructed within the proposed
development. This will requite the installation of 10 to 12 ft
of asphalt, curb and sidewalk
9. The County Engineer has designated Typical Roadway Section
Number One, Collector Street standard for the improvement of
Farr Road which is to be constructed within the proposed
development This will require the installation of Portland
Cement concrete sidewalk.
10. All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Construction, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer.
9
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ZONE RECLASSIFICATION N0. ZE-44-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
11. 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.
12. The applicant should be advised that individual driveway access
permits are required prior to the issuance of a building permit.
13 No construction work is to be performed within the existing or
proposed public right of way until a permit has been issued by
the County Engineer. All work within the public road right of
way is sub3ect to inspection and approval by the County Engineer
14 All required construction within the existing or proposed public
right of way is to be completed prior to the release of a
building permit. A bond in the amount estimated by the County
Engineer to cover the cost of construction of improvements shall
be f i 1 ed wi th the County Eng ineer
c) COUNTY UTILITIES DEPARTMENT
1. 7he owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36.94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36.94 which includes the Owner(s) property PROVIDED, this
condition sha11 not prohibit the Owner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36.94.
2 Any water service for this project sha11 be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended
3. A sewer connection to the area-wide Sewerage System 1s to be
constructed for new development Plans and specifications for
the sewer connection are to be reviewed and approved by the
Utilities Department.
to
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ZONE RECLASSIFICATION N0. ZE-44-86
d) COUNTY HEALTH DISTRICT
A combined surface water and sewage disposal detailed plan shall
be approved by the Spokane County Engineer prior to the issuance
of any on-site sewage disposal permit or building permit for
this project.
2 Sewage disposal method sha11 be as authorized by the Director of
Utilities, Spokane County.
3. A public sewer system will be made available for the project.
Use of individual on-site sewage disposal systems shall not be
authorized.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
5. Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited.
QON . D i sposa 1 of sewage eff 1 uent beneath paved surf aces i s current 1 y
proh ibi ted.
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1 The site is located in Fire District # 1.
2. Existing Conditions - No Comment
f) WATER PURVEYOR
1. Water Purveyor is Spokane Suburban Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses
it
ZONE RECLASSIFICATION N0. ZE-44-86
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
All air pollution regulations must be met This includes but is not
1 imited to the fol lowing
1. Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be controlled.
This may require use of water sprays, tarps, sprinklers, or
suspension of activity during certain weather conditions Haul
roads should be treated and emissions from the transfer of
earthen material must be controlled as well as emissions from
all other construction related activities.
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
inrtnediately to clean these surfaces.
3 All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. It has been determined that fireplaces and wood stoves are a
significant source of suspended particulates The small
particles lOmicrons) are respirable and can have an adverse
effect upon the health of the publ ic We strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible All wood should be seasoned and stored
in a dry place. During periods of poor ventilation or elevated
air pollution levels, we request that use of wood stoves and
fireplaces be discontinued.
5. Demolition and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M. Intent to Demolish
and Renovate forms are available at the SCAPCA office
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PLANNING DEPARTMENT
BROApWAY CENTRE BUILOING N 721 JEFFERSON STREET
PHONE 456 2205
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SPOKANE WA5MIN6TON 99260
0 tl% h CQUNi tJ-URT MqUSE
December 11, 1986
TO Board of Spokane County Commissioners
FROM ~)W"'Steve P Norobiowski, Zoning Adminlstrator
SUBJECT Zoning Mearing Examiner Committee Actions of December 4, 1986
Gentlemen
On December 4, 1986, the Zoning Hearing Examtner Committee met at 9 00 A M to consider
six new zone reclassifiicatlon appllcatlons and one variance request Members present
Mrs Kathleen M Carstens, Chairperson, Mr. Gary Anderberg and Mr. Donald E Neraas
Following are the applications 1n sequence and the actton taken by the Conmittee If
not appealed, these decisiors w311 become ftnal on December 15, 1486 The Findings and
Order for this hearing were signed on December 4, 1986, except for the application
No ZE-35-86 and VE-107-86, which was signed on December 5, 1986
1) E-44-86, esidential Manufactured Home Zone to Urban Residential 22 ~.UR-22) Zone
olphin Real Estate Group Investments, Ync
Location Generally located south of and adjacent to 4th Avenue, approximately
300 feet east of Dishman-Mtca Road and west of and adjacent to Farr
Road between 6th Avenue and 7th Avenue in Section 20-25-44
(Street Address is East 9518 - 4th Avenue )
P roposal Mui ti -Fami 1y Residential Devel opment (Ho Si te P1 an)
Action Approval (Vote 3 - 0)
2) ZE-43-86, Agricultura] and Residential Offiee to Cflmmunlty Business (B-2) tone
Whitehead and Larson
Location Generally located at the southwest corner of Main Avenue and Argonne
Road in Sectton 18-25-44,
fStreet Address is North 113 and 121 Argonne Road )
Proposal Automotive Service (Pen-Lube) and Car Wash or Office
Action Approval (Yote 3 - 0)
(continued)
, r o
3 1
Zoning Hearing Examiner Committee Actions of December 4, 1986 (continued)
3) ZE-29-86, Agricultural and Restricted Industrial to Heavy Industrial (I-3) Zone
Roiatape Corporation
Locatlon Generally located east of and adjacent to University Road and west
of and adjacent to VanMarter Road, approximately 300 feet north of
Montgomery Drive in Section 9-25-44
(Street Address is North 2716 University Road and North 2701 Van
Marter Road )
Proposal Light Assembly, Office and Warehouse
Action Postponed tu the January 8, 1987 Zonzng Nearing Examiner Committee
(Vote 3 - 0)
The postponement will allow time for renotification of this agenda
item to a different zone classification The sponsor is now
requestlng the I-2 Zone classification for the subject property and
a Change of Conditions for File No ZE-41-78
4) ZN-40-86, Multiple Family Suburban to Community Business (B-2) Zone Chevron U S A
Location Generally located west of and adjacent to Howard Street, approxlmately
135 feet north of Francis Avenue in Section 30-26-43
Proposal Expanding a Paved Parking Lot
Actlon Approval (Vote 3 - 0)
5) ZE-45-86,, Multiple family Suburban to Regional Business (B-3) Zone Henrlckson
Location Generally located east of and adjacent to Farr Road, approximately
350 feet south of Sprague Avenue in Section 20-25-44
Proposal Retail Center
Action Approval (Vote 3 - 0)
6) ZE- 35-86, Commercial to Urban Residential 7(UR-7) Hanson
VE-107-86* Variance to Allow a 7-Foot Fence and to Allow a Fence in the Front
Yard Area
Location General ly 1 ocated southeasterly of the i ntersection of Liberty Dri ve
and Melkapsi Street in Section 22-25-45
Proposal 7-Unit Apartment Condominium
Variance To allow a 7-Foot residential fence, whereas, the Zoning Code of
Request Spokane County, Sectlon 8 10 020-(1) limits residential fence height
to 6-feet Also, to a11ow the 7-foot fence within the required front
yard setback area, whereas, the Zonin Code of Spokane County,
Sections 8 10 020-0) and 6 18 325-(11 require the 7-foot fence to
be set back 25-feet from the front property 1 z ne or 55-feet from the
centerline of the roadway right of way, whichever provides the
greater setback
Action Approval (Vote 3 - 0)
If further information is desired, contact the Planning Department's office
cmw - 2 -
1
• f ZONE RECLASSIFICATION NO ZE-44-86
SPOKANE COUNTY
NEARING EXAMINER COMMITTEE
FINDINGS AHD ORDER
A INTRODUCTION
This matter having come before the Zoning Hearing Examiner Comnittee on
December 4, 1986, and the members of the Comnittee present being
Kathleen M Carstens, Chairperson, Gary Anderberg and Donald E Neraas
B PROPOSAL
The sponsor, Doiphin Real Estate Group Investments, Inc., is requesting
approval of a zone reclassification, Residential Manufactured Home Zone to
Urban Residential 22 (UR-22) Zone, File No. ZE-44-86, for the purpose of a
multi-fami ly residential development (No Site Plan)
C FINDINGS OF FACT
1. That the existing land use in the area is a manufactured home park
(109 units) on-site, resldential (single family and apartments),
comnercial, industrial uses and open area.
2. That the Comprehensive P1an designates this area as appropriate for
Major Conmercial and Urban development.
3. That the existing zoning of the property described in the application
is Residential Manufactured Home.
4. That the provisions of RCW 43 21C (The State Environmental Policy
Act) have been complied with, and the Comnittee concurs with the
Determination of Non-Significance.
5 That the proper legal requirements for advertisement of the Agenda
Item have been fulfilled.
6 That the land in this area is suitable for the proposed use, or
uses within the proposed Zone Classification
7 That the applicant has dertronstrated that conditions have
substantially changed since the original zoning of this area and
accordingly, the proposed rezone is justified
~
ZONE RECLASSIFICATION NO ZE-44-86
III FINDINGS OF FACT (continued)
8 That the proposed use js compatible with existing uses in the
area
9 That the owners of adjacent Tands expressed approval of the proposed
use, if adequately buffered from residential uses to the south.
10 The Hearing Examiner Conmittee finds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare
11. The following are additional flndings of fact considered by the
Hearing Examiner Conmittee
a) The Comprehensive Plan is supportive of the request and
conditions, especially in regards to the concepts of transition
area, compatibi 1ity, fi11-in pol icies, water qual ity protection,
and central sewering
b) The existing zoning and land use pattern supports an upgrading
in zoning as we11 as the increased density associated with the
change
c) Access to the site is provided by two collector arterials with
two additional higher level arterials in close proximity to the
site
d) The applicant has expressed the desire to mitigate compat1b11ity
issues along the southern portions of the site
e) The applicant has indicated a willingness to support formation
of a Sewer Local Improvement District for the area and to take
imnediate steps to protect water quality through a strict
maintenance schedule for the existing use until such time as the
property is connected to public sewers
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(All Conditions imposed by the Zoning Hearing Examiner Comnittee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
HEARING EXAMINER COMMITTEE
1. That as many existing trees as possible be retained in the required
15-foot rear yard setback area within the 'southern portions' of the
site
2 That along the property lines, in the 'southern portions' of the
site, comnon to LaConnie Mobile Park or any single family dwelling, a
six (6) foot tall screening device, consistent with Section
6. 22.365- ( 2) of the Zon ing Code of Spokane Co unty, sha 11 be in sta l l ed
and maintained
2
1
ZONE RECLASSIFICATION NO ZE-44-86
D CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL (continued)
HEARING EXAMINER COMPIITTEE (continued)
3 That the last sentence of Planning Department Condition #9 be amended
to read
"The 15-foot strip shall be landscaped per the lpe II landscape
standards "
4 That P 1 anning Cond ition #8 be amended wi th the add it i on of the
following
"However, the Nearing Examiner Conmittee, at a public hearing, would
entertain a future request to allow for flexibility of design up to a
structure height of 35-feet Fees for that publ ic hearing, on that
request only, would be waived "
5 That Health D1strict Conditions #1 and V. at that agency's request,
be deleted
a) COUNTY PLANNING DEPARTMENT
1 All current standards of the Urban Residential 22 Zone, as
amended, shall be complied with in the development of this site
2. That the project is subject to Section 7 06, the Aquifer
Sensitive Area Overlay Zone of the ZONING CODE FOR SPOKANE
COUNTY, which sets forth various measures for Aquifer
protection, specifTCa11y, measures dealing with wastewater
disposal, spill protection measures, and stormwater runoff.
3. Appl icant shal l comply with ' 208' reconmendations concerning
stormwater runoff and provide necessary landscaping for runoff
4 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.
5 That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43 21C 080 RCW and the Board of Spokane County
Cortmissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements, or file
approprtate documents to the effect that the NOTICE OF ACTION is
waived in accordance with Spokane County Comnissioners'
Resolution #82-0458 dated May 4, 1982
6. That for purposes of conditions attached to ZE-44-86, the term
'southern portions' shall mean that area of the site west of
Farr Road, north of 7th Avenue, and south of the north line of
6th Avenue projected west into the site from Farr Road
3
1
ZONE RECLASSIFICATION NO ZE-44-86
a) COUNTY PLANNING DEPARTMENT (continued)
7 That a density transition be established across the site that
would result in a relative density of no more than 12-units per
acre in the 'southern portions' of the site Overall density of
the entire site allowed by the UR-22 Zone (22-units per acre)
would not be decreased
8 That maximum structure height 1n the 'southern portions' of the
site shall be 25-feet above grade
9 That structures and uses within the 'southern portions' of the
site maintain the required rear yard setback of 15-feet from
property lines comnon to LaConnie Mobile Home Park or any single
family dwel 1ing The 15-foot strip shal l be landscaped per the
Type III landscape standards.
10. That the site be designed so as to allow only traffic from units
in the `southern portions' of the site to have access to Farr
Road or to 7th Avenue
b) COUNTY ENGINEERING DEPARTMENT
Pri or To The I s suance Of A Bu i1 d i ng Permit
1 Applicant shall dedicate ten feet on Fourth Avenue for
right-of-way prior to any use of the property
2. Access permits for approaches to the County Road System shall be
obtained from the Spokane County Engineer
3 Applicant shall submit for appraval by the Spokane County
Engineer road, drainage, and access plans.
4 The applicant shall submit for approval by the Spokane County
Engineer and the Spokane County Health District a detailed
combined on-site sewage system plan and surface water disposal
plan for the entire project or portion thereof, if development
is to be phased
5. A parking plan and traffic circulation plan sha11 be submitted
and approved by the Spokane County Engineer 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
6 The word 'applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
4
i
ZONE RECLASSIFICATION NO ZE-44-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
7 The construction of the road tmprovements stated herein sha11 be
accompTished as approved by the Spokane County Engineer
8 The County Engineer has designated Typical Roadway Section
Number One, Collector Street standard for the improvement of
Fourth Avenue which is to be constructed within the proposed
deve 1 opment Th is wii 1 requ ite the insta 11 at ian of 10 to 12 ft
of aspha lt, curb and s i dewa 1 k
9. The County Engineer has designated Typical Roadway Section
Number One, Col]ector Street standard for the improvement of
Farr Road which is to be constructed within the proposed
deve 1 opment Th is wi11 requ ire the insta 11 at i on of Port 1 and
Cement concrete sidewalk.
10. 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
11. Roadway standards, typ►fcal roadway sections and drainage plan
requirements are found in Spokane 8oard of County Conmissioners'
Resolutlon No 80-1592 as amended and are applicable to this
proposal
12. The applicant should be advised that individual driveway access
permits are required prior to the issuance of a building permit
13 No construction work is to be performed within the existing or
proposed public right of way until a permlt has been issued by
the County Engineer All work within the public road rlght of
way is subject to inspection and approval by the County Engineer
14 All required construction withtn the existing or proposed public
right of way is to be completed prior to the release of a
building permtt A bond in the amount estimated by the County
Engineer to cover the cost of constructTOn of improvements shall
be filed with the County Engineer
5
ZONE RECLASSIFICATION N0. ZE-44-86
c) COUNTY UTILITIES DEPARTMENT
1 The owner(s) or Successor(s) in interest agree to authorize the
County to place their name(s) on a petition for the formation of
a ULID by petition method pursuant to RCW 36 94 which the
petition includes the Owner(s) property and further not to
object by the signing of a protest petition against the
formation of a ULID by resolution method pursuant to RCW Chapter
36 94 which includes the Owner(s) property. PROVIDED, this
condition shall not prohibit the Uwner(s) or Successor(s) from
objection to any assessment(s) on the property as a result of
improvements called for in conjunction with the formation of a
ULID by either petition or resolution method under RCW Chapter
36 94
2. Any water service fQr this project shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3. A sewer connection to the area-wide Sewerage System is to be
constructed for new development. Plans and specifications for
the sewer connectton are to be reviewed and approved by the
Utilities Department.
d) COUNTY HEALTH DISTRICT
1. A combined surface water and sewage disposal detailed plan shall
be approved by the Spokane County Engineer prior to the issuance
of any on-site sewage disposal permit or building permit for
this project.
2. Sewage disposal method shall be as authorized by the Director of
Utilities, Spokane County.
3. A public sewer system will be made available for the project.
Use of individual on-site sewage disposal systems shall not be
authorized.
4. Water service shall be coordinated through the Director of
Utiiities, Spokane County.
5 Water service shall be by an existing public water supply when
approved by the Regional Engineer (Spokane), State Department of
Social and Health Services.
6. Use of private wells and water systems is prohibited
7 Disposal of sewage effluent beneath paved surfaces is currently
proh ib ited.
6
ZONE RECLASSIFICATION NO ZE-44-86
e) COUNTY BUILDING AND SAFETY DEPARTMENT
1 The site is located in Fire Distrlct # 1
2 Ex i st ing Cond it i ons - No Comnent
f) WATER PURVEYOR
1 Water Purveyor is Spokane Suburban Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses
g) COUNTY AIR POLLUTION CONTROL AUTNORITY
Al 1 a i r po 11 ut ion regu 1 at t ons mu st be met Th i sinc 1 udes but is not
1imited to the fo 11 owing
1 Air pollution regulations require that dust emissions during
demolition, excavation and construction projects be contrvlled
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
inmediately to clean these surfaces
3. All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean
4 It has been detendined that fireplaces and wood stoves are a
significant source of suspended particulates The small
particles 10microns) are respirable and can have an adverse
effect upon the health of the public We strongly urge that if
wood stoves/fireplaces are used, that burning be done as
efficiently as possible. A11 wood should be seasoned and stored
in a dry place During periods of poor ventilation or elevated
air pollution levels, we request that use of wood stoves and
fireplaces be discontinued
5. Demolition and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M Intent to Demolish
and Renovate forms are available at the SCAPCA office
7
.
ZONE RECLASSIFICATION NO ZE-44-86
E ORDER
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application of Dolphin Real Estate Group Investments, Inc
for a zone reclassification as described in the application should be
APPROVED to the URBAN RESIDENTIAL 22 (UR-22) ZONE
Motion by Anderberg Seconded by Neraas
Vote Anderberg - Aye
Neraas - Aye
Carstens - Aye
Unanimous to APPROVE to the URBAN RESIDENTIAL 22 (UR-22)
ZONE - ( 3 - 0 )
NEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOYE
FINDINGS, 0 ER, AND VOTE
Cftl-rperson
ATTEST
For WALLIS D HUBBARD
Planning Director
, J
y STEVE HOROBIOWNKI
Zoning Administrator
Date V46 e f Y.0-~6
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+ OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, iiASHINGTON
~ N ou e v~n1~ e~2 12, 19Ain
TO Spokane County Planning Department
FROM County Engineer's Department " ~`CO►.~
SUBJECT Conditione oF Approval-Zoae Change--Number ZE gql- otD
Applicant's Name DpIQ61~., Grf
Section Township 'N, Range EWM
The following Condition of Approval' for the above-referenced zone change are submitted to
the Spokane County Nearing Examiner Commi[tee foc inclusioa in the staFf analysis 8nd 'find-
ings and order of the hearing scheduled D ece-w~,e~r- A,,,_, 19_&.
Prior To The Ieeuance Of A Building Permit.
(DApplicant shall dedicate -11eN feet on Gu,t:0,~ ~'av~Y~e-
for right-of-way prior to any use of the property
2. Applicant shall dedicate feet on
for right-of-way and slope easemento ae neceseary Qrtor to aay use ot the property.
3. Applicant shall dedicate a foot radius on ,
and p~ior to any use of the property.
4. Applicant shall dedicate feet on and a foot radius
on and f or right-of-way prior to any uee of
the property.
5. Access permits for approachea to the County Road System shall be obtained fcom the
Spokane County Enginepr.
6. Access permite and improvement to must be approved
by the Washiagton DepartmeaC of Transportation.
7. Access permits and improvements to must be approved
by the City of •
SQ Applicant shall submit for approval by the Spokane County Engineer road, drainage and
access plans.
Q9 The applicant shall submit for approval by the Spokane County Engineer and the Spokane
County Health District a detailed combined on-site sewage aystem plao and 8urface watec
disposal plan for the entire project or portion thereof if development is to be pbaeed.
10 A parking plan and traffic circulation plan ehall be eubmitted and approved by the
Spokane Caunty Engineer The design, location and arrangement of parkiag stalls shall
be in accordance with standard Craffic engineering practices. Paving or surfacing as
approved by tbe County Engineer will be required for any portion of the project which is
to be occupied or travelled by vehicles.
11 The word applicant" shall include the owner or ownere of the property, his heirs, aseigns and successors.
12. To conetruct the road improvemeota stated herein, the applicant may, with Che approval
of the County Engineer, join in and be a willing participant in any petition or resolu-
tion which purpoae is the formation of a Road Improvement DistricC (RID) for said im-
provement pursuant to RCW 36.88, as amended. Spokane County will not participate !a the
cost of these improvementa. ~
I
~
13. As an alternative method of conatrucking the road improvement etated herein, the appli- ;
cant may, with the approval of the County Engineer, accomplieh the ro$d improvemente ~
stated herein by 3oining and participating ia a County Road Project (CRP) to the extent
of the required road improvement. Spokane County will not participate ia the coet of
theae improvements
14 The construction of the road improvements stated herein ahall be accomplished ae approv-
ed by the Spokane County Engineer.
15 The County Engineer has designated Typical Roadway Sec ion Number O 1'') ~ , Co j ~eG7GQ~
s ~ etandard for the improvemeat of
) which is [o be construc[ed wit in the propose evelopment. I`fiTs
will require the iaetallation of ft. of asphalt, curb and sidewalk.
The County Engineer has designated Typical Roadway Section Number
S-V ree~ standard for the improvemeat of p-
L=Lt?
lRoad, which is to be conetructed witllin t e propoaed development. This '
will require the inatallation of
RbrTlan Cew►ehT Car~c~~te Sj~pwAlk
~
~
r The County Engineer hae deaignated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) which ia to be constructed within the proposea development. This
will require the installation of fC. of asphalt, curb and eidewalk.
The County Engineer hae designated Typical Roadway Section Number ,
s[andard for the improvement of
(Road, Street, Avenue) which is to be constructed within the proposed development. Tbis
will require the inetalla[ion of ft. of asphalt, curb and sidewalk.
16. The County Engineer has deaignated Typical Roadway Section Number ,
standard for the improvement of
IRoaa, Street, Avenue) which i8 adjacent to the propoaed-aeveYopment TE~ii s wiM require
the addition of approximately ft, of asphalt, curb and sidewalk along the
frontage of the development.
The County Engineer has designated Typical Roadway Section Numbet ,
standard for the improvement of
(Aoad, Street, Avenue) which is adjacent to the propoeed development. This will require
the addition of approximately ft. of asphalt, curb aad sidewalk along the
frontage of the development.
The Couaty Engineer has designated Typical Roadway Sectioa Number ,
standard for the improvement of
(Roaa. Street, Avenue) which is adjacent to the proposed-Zevelopment. TF~iis wifl require
the addition of approximately ft. of asphalt, curb and sidewalk along Che
frontage of the development.
The County Engineer has deaigneted Typical Roadway Section Number ,
standard foc the improvement of
(Road, Street, Avenue) which is adjacent to the proposed deveYopment. 'lii s wi1l require
the addition of approximately ft. of asphalt, curb and sidewalk along Che
frontage of the development.
17 All required improvements shall conform to the current State of Washington Standard
Specificatione foc Road and Bridge Construction, and other applicable county etandards
and/or adopted resolutions pertaining to Road Standards end Stocmwater Management ia
effect at the date of construction, unless otherwise approved by the County Engiaeer.
18. Applicant shall file a petition for the vacation of prior to
any use of the property.
19. Applicant shall construct a paved and delineated access approach(es) to meet the exiat-
ing pavement on •
20. Accese to Road ehall be prohibited until euch time as specif-
ically sutllor#.zedby the Spa►kane County Engineer.
21 Roadway etandarde, typical roadway eections and drainage plan requirements are found in
Spokane Board of County Commiasionera Reaolution No 80-1592 as amended and are applica-
ble to this proposal.
22. This plat or development proposal ie located within a drainage basin which has been ,
identified by the Spokane County Engineer'e Office as having stormwater runoff problems. ~
Since this plat or development proposal is affected by or is a coatributor to atormwatec
flows, property owners ehould participate in the planning and implementation of a future ~
basinwide stormwater management system The following Condition of Approval" ehall be
required That the owner(s) or successor(s) in interest agree to join in any County '
approved Stormwater Managmement Program and to pay auch ratea and charges as may be
f ixed through public hearinge for secvice or benefit obtained by the planning, design,
conetructing* maintaining or operation of atormwater control facilitiee. '
23 The applicant ehould be advised thet individual driveway acceea permi[s are required
prior to the issuance of a building permit.
24. That the regulationa of National Flood Ineurance Program be obseryed since the proposed
development ie affected by a flood hazard zone A development permit shall be obtained 'f rom the County Engineer before construction or development begins withia any area of
special flood hazard (reference Spokane Connty Ordinance 81-0726) i
25 No construction work is to be performed within the existing or proposed public right-of -
way until a permit has been issued by the County Engineer All work within the public
road right-of-way is subject to inepection and approval by the County Lngineer.
26 All required conetruction within the existing ot propoaed public right-of-way ie Co be
completed prior to the release of a building permit A bond in the amount estimated by
the County Engineer to cover the coet of construction of improvemente ehall be filed
with the County Engineer.
27. Applicant ehall eign and recotd Spokane County Notice to Che Public #6 which specifiea
the followiag
~
r 2 ~
• '
` ~ SPOKANE COUNTY PLANNING DEPARTMENT
~ APPLlCATION FOR ZONE RECLASSIFICATION
Date Qctober 8 r 1986 Applltatton No ZF' 444&
Name Of AppliCant DolahLn Real Estate GrouP Investments, Inc
Street Address ot Appiicant 1027 Terra Nova
Cjty Pacifica State CA Zip Code 94044 Tela No.(415)355-5950
Name Of Property OWAer(S) Ange Botti, c/a Dolphin Real Estate Group InveSt , Inc.
Authorized Agent representing Owner
(if other than OWARr) Cathy Hoglen, Adams & Clark, Inc
Existing Zoning Classfficatlon xM
Date Existing Zone Classification Established 1970
Existtng Use of Property ijniqersitv Mobile Home Park
Proposed Zone Ciassification Up-22
Proposed Use of Property M,ul,t_1,-f~.milv Residential
Legai Oescription of Property please see attached legal descriptions for
the four parcels included in this zone reclassificata.on
Section 20 Township 25 Range 44
SourCe of Legal Assessor's Niicrorun
Assessor's Parcel No (See tax statement) 20542-90241 -9032, -9026, -1120
761 6 4th Avenue
Property Si=e 9 35 acres Frontage ,2.~p Feet on Farr Road
Total amount of adjoining land controlled by thls owner or sponsor' None
Street Address of the Property East 9518 4th Avenue, Spokane, wA
It you do not hold title to the property affected by thls applicatlon, whet is your
InterlSt it1 Itl Aqent for the Dolphx.n Real Estate Group Investments, Inc
Please Iist previous Pianning Department actions involving this property
Rezone 81-70
ALL OF THE FOLLOWING QUESTIONS MUST 8E ANSWERED.
1 What are the changed conditions of the site area, which you teai make this
prOpOSaI warranted? Tn _rc~aa _d commercial and multi-familY development in the
vicinity, availability of public sewer in the near future, close proximity to
major arterial.s ana public traf'M, ln
development poliCies in the Comprehensive Land Use Plan and the Coord3.nated
Wastewater Management ittan
2 What effect wiil the proposed =one reclassificatlo have on the fflacent
properties3 The proposed zone reclassif ication wil~ be very compati
with existing C, R-I and NFS zoning adjacent to the site The RMH zoning south
but this
can be mitiqated by proyiding a density transition on-site where the UR-22
and RMH zones abut
Rev. Z/3l81
r--
~
a
APPLICATION FOR ZONE RECLASSIFICATtON•-conttnued-2
~ This section of the application will provide the Planning Department's Statf with
` written vertficativn that the appiicant has had preliminary consultation with the
agencies tdentifted Results of the preliminary consultation should be incorporat-
ed in the proposal betore tinai submittal to the Plannlng Oepartment
1 COUNTY ENGINEER'S OFFICE dr-ave C'hmJo?~pe
'04
A preliminary consultation has been held to discuss the proposal Our
requirements for submittal ot this proposal tor rezone have been satisfied
~
CZ.r.i /D-
S~gnatu ~ Oate
2 C4UNTY UTILITIES OFFICE
A preiiminary consuttation has been heid to discuss the proposai Our
requirements for submittat of this proposai for rezone have ee satistled
The designated wa er purveyor for this site is S,&,
jj.
.~.rC
ISignature ~Date
3 wATER PURVEYOR (NAME) S PcaKR&jc Sua urz(iAk-~ UUA-ren_ Ct,
a) The proposal (is) located within the boundary of our servlce
area
b) Satisfactory arrangements (4w*e) (have not) been made to serve thls
proposal
c) We (are) (ammosi) able to serve this site with adequate water
tI P-,/, z , /D`~?_
ignature I Date)
4 BUtLDING AND SAFETY OEPARTMENT
~
A prellminary consultation has been held to discuss the proposai Our
requir-ements tor submittal ot this proposal for rezone have been sattsfled
This proposal is located in Fire District #
tSignature) ~ Oate)
5 COUNTY HEALTN OISTRICT
A preliminary consultation has been held to discuss the proposal The
6AA. applicant has been tnformed of our requirements and standards
(Signature) t Date)
i, TNE UNOERSIGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT THE
A80VE RESPONSES ARE MADE TRUTNFULLY AND TO THE BEST OF MY KNOW-
LEOGE
~
I FURTHER SWEAR TNAT I AM THE OWNER OF RECORO OF THE 51TE PRO-
POSED FOR ZONE RECLASSIFICATION, OR, IF NQT TNE OWNER, ATTACHED
HEREwtTH IS WRITTEN PERMISSION FROM SAtD OWNER AUTHORIZING MY
ACTION5 ON HIS OR HER BEHALF
(Signed) Date.
(Address) Phone
Zip
NOTARY Oate
NOTARY SEAL
SiGNATURE OF APPIICANT OR AGENT
Date
Rev 2/3/81
~
• Number
~ S P 0K A N 8 C 0 U N T Y E N G I N B B R
P R E L I M I H A R Y C O N S U L T A T I O N
A. Pro,ject Name
PROPOSAL Number of Parcels
Section ap T. ~N., R. E.W.M., Quarter 1 2 3 4
~
DEVELOPER Name
or Addcess ,
AGENT Phone Busineas Home ~
~
Name
OWNER R~ ( E5 ATb v•tJ C ~ -re Addresa 7 . 0~/~1
O L'L~
Phone Busineas Home
Name ,
ENGINEF.R Address ,
Phone Buainess Howe
B PRELIMINARY CONSULTATION. Date L* BY w C~~
~
Preliminary a) Right-of-Way 10 Conditions b) Curb
c) Sidewalk C ~
d) Pave ~
e) Approaches ~lZGtflr9 ut4?0~ .
f ) Drainage ~ be~ .
g) State/City Review Yes ) No C~
Remarks NnTE This proposal must comply with Spokane County Regulations fvr Roads, Ap-
proaeh and Drainape in New Construction, Board of County Commissionera Reaolution
~o. 80-1592 as amended. Couditions are prelimiaary and may change af ter field iow`,3
opection and ceview of CouaW recocds. ~
C INSPECTION Date BY Remarks D. SPECIFIC CONDITIONS:
Fee Paid Yes No Amount $ Cash Check
Planning Application Signed Date BY ,
E. FINAL PLAT CHEC&S
Fee Paid Date Amount Check Cash
Mathematical b Surveying Checks
No 1 Date BY No 2 Date By No. 3 Date BY Additional mathematical and Surveying Checks
No 4 Date By Fee Amt bDt Pd
No. 5 Date By Fee Arnt bDt Pd
No. 6 Date By Fee Amt.bDt.Pd
No. 7 Date By Fee Amt.bDt Pd.
1181
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OFFICE OF THE
ib~►►,i~~1~`~t~ »
~
OKANE COUNTY
P
LANNING DEPARTMENT
~
To Building b Safety, Ingineer's, Utilities, Health Di st
From Patrick C Frankovjc, Assistant Zoning Admi nis
Sabject December 4, 1986, Zoning Hearing Examiner Corrnnittee Agenda
Date November 5 ~ ig 86
Attached please find a copy of our December 4, 1986, Zoning agenda, at
which time we will hear testimony regarding six new zone reclassification
requests Please note that the last item, ZE-35-86, with accompanying
Variance, VE-107-86, is a postponed item whlch was originally scheduled
for our November 6th hearing
Due to the length of the agenda, shortness of time because of the Thanks-
giving holiday and maybe holiday vacations, your response would be
~ greatly appreciated by Monday, November 17th, for the above-mentioned
applications
Thanks and a HAPPY TURKEY DAYI!
~t
PAT
cxnw
f ~
OFFICE OF COUNTY ENGINEEx
SPOKANS COUNTY, iiASHINGTON
TO Spokane Couaty Planning Department
FftOM County Engineer's Department
SUBJECT Conditiona of Approval-Zoae Change--Number Ze
Appl i can t' e Name Dolyla, G rf
Section Townahip N, Range EWM
The following Condition of Approval for the above-referenced zone change are eubmitted to
the Spokane County Hearing Examiner Committee for incluaion in the etaFf analyais aad 'find-
ings and order of the hearing scheduled D ecewbl-y-
Prior To The IBeuance Of A Building Permit.
(DApplicant sh$11 dedicate ~'eN feet on &tA,,cA.J:JQ t*,MC1n=
for right-of-rway prior to any use oF the property.
2. AppllcanC shall dedicate feet on
for right-of-way and slope easemeats ae neceesary prior to any use ot tfie property.
3. Applicant shall dedicate a foot radius on
and pilor to any use of the property.
4 Applicant shall dedicate feet on and a foot radiue
on and for right-of-way prior to any use of
the property
5. Access permi[s for approaches to the County Road System shall be obtained from the
Spokane County Engineer.
6. Access permits and improvement to muet be approved
by the Waehiagton Departmeat of Tranaportatioa.
7. Acceae permits and improvements to muet be approved
by the City of 0
Applicant shall submit fot appraval by the Spokane County Engineer road, drainage and
access plans.
Q The applicant shall submit for approval by the Spokane County Engineer and the Spokane ~
County Health District a detailed combined on-site sewage system plan aad surface water
dispasal plan for the entire project or portioa thereof if development is to be phaeed.
10 A parking plan and traffic circulation plan ehall be eubmi[ted and approved by the
Spokane County Engineer The design, location and arcangement of parking stalls shall
be in accordance with standard Craffic engineering pracCices. Paving or surfacing ae
approved by the County Engineer will be required for any portion of the project which ie
to be occupied or travelled by vehicles
11 The word applicant shall include the owner or owners of the property, hia heirs,
assigas and successors.
r
12. To coastruct the road improvemen[s stated herein, the applicant may, with the approval
of the County Engineer, ,join in and be a willing par[icipant in any petition or reaolu-
tion which purpose ia the formation of a Road Improvement District (1tID) for said im-
provement pursuant to RCW 36.88, as amended. Spokane County will not participate in the
cost of these improvements.
13. As an alternative method of conetructing the coad improvement atated herein, the appli-
cant may, with the approval of the County Engineer, accomp2lsh the road improvements
stated herein by joining and participating in a County Road Project (CRP) to the extent
of the required road improvement. Spokane County will aot participate ia the cost of
these improsements
14 The construction of the road improvementa stated hereia shall be accomplished as approv-
ed by the Spokane County Engineer
15 The Countq Engineer has designated Typical Roadway Se ion Number 01~ e , Cvll ecTcrg,
Siee~ s t a n d a r d f o r th e im provement of c
) w h i c h i s t• ` e constructed within t e pro pose eveYopment. ~ i s
will require the inetallation of ft. of aephalt, curb and sidewalk.
The County Engineer has designated Typical Roadway Section Number $1lp , . CeII Pc1'o~,
S-~ree~ atandard for the improvecnent of
lRoad, which ia to be conetructed wi'thin the proposed development. Thie
will require the installation of
Si~ewA lk
vbrTlan Cevr~e~T Ca~nc~e~'e.
~ The County Engineer hae designated Typical Roadway Section Number ,
y standard f or the improvement of
(Road, Street, Avenue) which is to be conetructed within the proposed development. This
will require the installation of ft. of asphalt, curb and sidewalk.
The CounCy Engineer hae designated Typical Roadway Section Number ,
standard for the improvement of
(Road, SCreet, Avenue) which is to be constructed within the proposed development. This
will require the installation of ft. of asphalt, curb and sidewalk.
16. The County Engineer hae designated Typical Roadway Section Number ,
etandard for the improvement of
(Road, Street, Avenue) which is adjacent to the proposed"Idevelopment. ~i s wM require
the addition of approximately ft* of asphalt, curb and eidewalk along the
f rontage of the development.
The County Engineer has deaignated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) which is adjacent to the proposed development This will require
the addition of approximately ft, of asphalt, curb and eidewalk along the
f rontage of the development.
The County Engineer has designated Typical Roadway Section Number ,
standard foc the improvement of
IRoad, gtreet, Avenue) which is adjacent to the proposed'-development. TWis wi3I require
the additioa of approximately ft, of asphalt, curb and eidewalk along the
frontage of the development.
The County Engineer has deeignated Typical Roadway Section Number ,
standard for the improvement of
IRoad, Street, Avenue) which ie adjacent to the proposecl--aeveiopment. Ms wiTI require
the addition of approximately f t. of asphalt, curb and sidewalk along the
frontage of the development.
17 All required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge Conatruction, and other applicable caunty etandards
and/or adopted resolutions pertaining to Road Standarde and Stocmwater Management in
effect at the date of construction, unless otherwise approved by the County Engiaeer.
18. AppllcanC shall file a petition for the vacation of prior to
any use of the property.
19. Applicant shall conettuct a paved and delineated access approach(es) to meet the euist-
ing pavement on •
20. Accese to Road shall be prohibited until such time as specif-
ically authorized "by the TpoYcane County Engineer.
21 Roadway etandards, typical roadway sectione and drainage plan requirements are found in
Spokane Board of County Commiesioners Reeolution No 80-1592 as amended and are applica-
ble to this proposal.
22. This plat or development proposal is located within a drainage besia which hae been
identified by the Spokane County Engineer's Office as having etormwater runoff problems.
Since this plat or development proposal is affected by or is a contributor to etormwatec
flows, property owners should participate in the planning and implementatioa of a future ,
basinwide stormwater management eystem The following Condition of Approval" shall be '
required That the owner(s) or successor(s) in interest agcee to join in any County ~
approved Stormwater Managmement Program and to pay euch rates and charges as may be
f ixed Chrough public hearings for service or benefit obtained by the plaaning, design,
constructiog, maintaining or operation of stormwater control facilities. '
23 The applicant should be advised that individual driveway acceas permi[s are required '
prior Co the issuance of e building permit ~
3
24. That the regulations of National Flood Insuraace Program be observed since the proposed 4
development is affected by a flood hazard zone A development permit ehall be obtained
f rom the County Engineer before construction or development be ins within any area of
special flood hazard (reference Spokane County Ordinance 81-07261.
25 No construction work is to be performed within the existing or proposed public righC-of-
way until a permit has been isgued by the County Engineer. All work within the public
road cight-of-way is subject to inspection and approval by the County Engineer.
26 All zequired conetruction within the existing or proposed public right-of-way ie to be
completed prior to the release of a building permit A bond in the amount estimated by
the County Engineer to cover the coet of construction of improvements ehall be filed
with the County Engineer.
27. Applicant shall aign and record Spokane County Notice to the Public #6 which specifiee
the following
.
- 2 -