ZE-45-86
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G _ JOI--{N MC7NTGOMERY
E. 9209 MiSSION. SUITE A kvEet,■ I
~ SPOKANE, WASHINGTON 99206
(509) 922-1031 Ocr ~
October 12, 1987 ro,,~~ E~~GINEER
Mr. Jack Finnep
Traf f ic Engineer
Spokane County Engineers Office
N. 811 Jef f erson
Spokane, WA 992
RE: Channelization and new curbing
E. 9700 Sprague/Sherman-Mr. Magic Carwash
Dear Mr. Finney,
My client, Sherman-Mr. Magic, Inc., E. 9714 Sprague, is most
distressed over recent work on Sprague and in front of their
business establishment. The easterlp extension of the south turn
land onto Farr Road will greatly impair access and will
completely negate any west turn out of the establishment. The
possibility of access from the west bound land is also greatly
diminished.
All of these improvements have evolved from the sewer work. We
were not apprised of any changes contemplated, proposed or
envisioned. Yet the new work drasticallp changes our access and
which for the most part has been in existence since 1952.
We protest the changes and believe firmly that such will make
drastic inroads into mp client's business expectations.
Additionally, it would appear that very little, if anything, will
be accomplished by the improvements.
If it is at all possible, and if you should think anp resolution
is possible, we would like to meet with you to discuss such.
Ve p t 1 yours,
A-L.4-7
P----
JO NTGO Y
11110111
cc: Sherman-Mr. Magic
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SYOKANF COJtiTY F:yG 1 NEER' S OF FICE
TyP[ea1 Cross Ser[{on Doterminat tor,
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Tn : MATf:R i:tLS ►.ARORATnRY OL
. - - - - - - - - - - - - - - - - - . - - -
rK,.,,.._ -
Pleise furnish S[abi lometor lt vslues foc the soils on tho fol lowinr; T" r, jC.~t :
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County Road Name( s)
-
itI D/CRP/PLAT No._Zr ~~j~ ~ - Sec. _ rw~p;_'- -a` -R:-- - -~j(~`----
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, (See attached section map)
.
RORD NAMF, • R VALirEs LOCATIe*:
~ ~ - - - - - - - - - - - - - - - - - - - - - - -
Drainagn - Percolation qrea[er than 72"/hr. yes . ho _ r.st.__w_.
Remarks*
Drilling request
- - - - i
* Flease note any unusual characteris[ics of soils and/or topoKraphy. Are the soils sui:-
abte for the use of drywells? Are there any unusual dr.j;n.i,-,,e consider3tions? ~
FUR ON F ICE USE ONLY ROAD NAME . FUNCTIONAL CLASS TRAFF IC INDEX**
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- - - - - - - - - - - - - - - • • - - - -
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OFFICE OF CUUNTY ENGINEER
SPOKANE COUN'TY, WASIiINGTOh'
Tnter-Uf f i ce Commun3 cation Date -Npr / 1/ , 19 Ob
'1'r): Trafttc Section
FROM: Larid Developinent Section 41A-IrQiyt~
SUBJEC'r: Public Hearing Date : The below listed uevelopment project has beeii signed off by this section ar,d will
soon be scheduled for ptiblic hearing before tlie Coutity llearing Examiriec Committee. Please
provide any comments that you might have concp-rni_ng this project in the space provided.
Pruject Number:
Narne of Proposal:
Lo c a t i o n: S~ p- 'ot 4~:T. ft 4iV-1o a d_- -_F;fl~
Applicant:-J:jP1 j►'LI c~~ -
'I'y~pe ~~f Uevelopment: /e-_~~~~_~~
Land Uevelopment Comments : V-PO ~j
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~ TR.AFFIC SECTION
1' r a t f i_ c Cot_i n t s -r"-; _ f- '~W" O -74-Q /
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Ac c i d e ri t s
Anticipated A.W.V.T.E. from I.T.E. Manual
Existing R.O.W.
1. Street l.
2. St ree t 2.i2
3. St ree t 3. -
4. Street 4. -
Existing Improvements
7. 5 t r e e t 1. '-77> cc-:,
2. St ree t 2. 3. Street 3. '
4. St ree t 4.
Right of Way Reqd
1. St ree t 1. ~ 1- 1-- F~ 1-4 e5~'~ - ~ ~ _ - ~ -
2. Street 2. ~ I-rc3t
3. Street 3.
4. Street 4.
Improvements Needed to Mitigate Traffic Impacts of tilis Uevelopment
1. St ree t 1. '
2. S t r e e t 2.
3. St ree t 3. -
4. Street 4.
Are there any projects or studies (pre_limiriary or acl•✓anced stages) currently undezway,
which could have an impact upon the r.oaciways serving the pzoposal? Yes ~ No ~
Comments:
Has any developer or agent contacted you regarding, CIlE' Uioposed project? Yes No
CeI1eCa1 Comments:
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The County Engineer has designated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) which is to be constructed within the proposed development. This
will require the installation of ft. of asphalt, curb and sidewalk.
The County Engineer has designated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, 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 has designated Typical Roadway Section Number 0,4C , Co//PC r-00,
e standard for the improvement of R A A~
Road, Street, Avenue) which is adjacent to the propose eve opmen .iis wM require
the addition of approximately ZZ, ft. of asphalt, curb and sidewalk along the
frontage of the development. s„%Provon,.NT ShQll bE Co~vsT2ucy"~ rJ-off7 S? rAfu I[ 4&,cnu.Q,
7b rh6 IscUrYirr/h Proper~►y- Li.v6. .
The County Engineer has designated 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 sidewalk along the
frontage of the development.
The County Engineer has designated 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 sidewalk along the
frontage of the development.
The County Engineer has designgted Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) which is adjacent to the proposed development. This wilY require
the addition of approximately ft. of asphalt, curb and sidewalk along the
~ frontage of the development.
,
17 A21 required improvements shall conform to the current State of Washington Standard
Specifications for Road and Bridge Construction, and other applicable cQUnty standards
i and/or adopted resolutions pertaining to Road Standards and Stormwater Management in
' effect at the date of construction, unless otherwiae approved by the County Engineer.
~ 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 exist-
ing pavement on .
20. Access to Road shall be prohibited until such time as specif-
ically authorizedby the Spokane County Engineer.
~ 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 applica-
b1e to this proposal.
22. This plat or developrnent proposal is located within a drainage basin which has been
identified by the Spokane County Engineer's Office as having stormwater runoff problems.
Since this plat or development proposal is affected by or is a contributor to stormwater
flows, property owners should participate in the planning and implementation of a future
basinwide stormwater management system. The following "Condition of Approval" shall be
required: That the owner(s) or successor(s) in interest agree to join in any County
approved Stormwater Managmement Program and to pay such rates and charges as may be
fixed through public hearings for service or benefit obtained by the planning, design,
constructing, maintaining or operation of stormwater control facilities.
23 The applicant should be advised that individual driveway access permits are required
prior to the iasuance of a building permit.
24. That the regulations of National Flood Insurance Program be observed since the proposed
development is affected by a flood hazard zone. A development permit shall be obtained
from the County Engineer before construction or development begins within any area of
special flood hazard (reference Spokane County Ordinance 81-0726).
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 inspection and approval by the County Engineer.
26 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 filed
with the County Engineer.
27. Applicant shall sign and record Spokane County Notice to the Public #6 which specifies
the fol.lowing:
29- QQpl~c4nZ - S6Ait RA4+eve_ i=o A -40 ~'F -~E-'~b~c~-- ~wif►~t- ~E NoMA L,%IV6 o~ - - ~
't'G►e. b►.b AY, d~cnn ed ;~tt c p+~o ~ W1 i t w~~ck e e a.~,t d St Pa,,c1 - 2AT1ocr+o► dQ_i. _qIn.t 4---tv-Aq;
Ttn~S _ SLQ~ b qck W=+1! - Q rot~~# i~`tcc{? ~}y ef Tt~~ :des 1c~~TeJ4- TrAnSPo 2-I'AT3a~J
Cot2-RtdoQ wit1 Qrovide ~or Cme-iZ e~ccl V-eln~cle AcGESS Alcn%- T1~E- 56a.1~"r-
~;de rope~rT and, nr,A4 - be td:kl.a.Ed,_ fmr- LanA.15cape-AneA,,,
y ~
~ A15o be, tktili zem a 3 Ar~ aQ~e~► ~r~, s--I~Rr►1 wA~rt- disPa sa,Q - 1-~ App ~nve~ ky ~
,6.
CourZ~ ~uy; nee~'•
OFFICE OF COUNTY EN6INEER
SPOKANE COUNTY, WA.SHINGTON
y o c &i*~_ P_ 19
T0: Spokane County Planning Department
FROM: County Engineer's Department `V
SUBJECT: Conditions of Approval-Zone Change--Number: Z E q5- fj'(o
Applicant's Name
Section ao Township a5 N, Range L/t/ EWM
The following "Condition of Approval" for the above-referenced zone change are submitted to
the Spokane County Hearing Examiner Committee for inclusion in the ataff analyais and "find-
ings and order" of the hearing scheduled , 19 .
Prior To The Iasnance Of A Building Permit:
1. Applicant shall dedicate feet on
for right-of-way prior to any use of the property.
~ Applicant shall dedicate !p feet on "C"4 ,e,e Po.4~
for right-of-way and slope easements as necessary prior to any use of the property.
3. Applicant shall dedicate a foot radius on
and prior to any use of the property.
4. Applicant shall dedicate f eet on and a f oot radius
on and f or right-of-way prior to any use of
the property.
5. Access permits for approaches to the County Road System shall be obtained from the
Spokane County Engineer.
6. Access permits and improvement to must be approved
by the Washington Department of Transportation.
7. Access permits and improvements to must be approved
by the City of .
8. Applicant shall submit for approval by the Spokane County Engineer road, drainage and
access plans.
O 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.
10 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 surf acing as
approved by the 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 owners of the property, his heirs, ~
assigns and successors.
12. 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 resolu-
tion which purpose is the formation of a Road Improvement District (RID) 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 constructing the road improvement atated herein, the appli-
cant may, with the approval of the County Engineer, accomplish the road improvementa ~
stated herein 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. ~
14. The construction of the road improvements stated herein shall be accomplished as approv-
ed by the Spokane County Engineer.
15. The County Engineer has designated Typical Roadway Section Number
standard for the improvement of
(Road, Street, Avenue) which is to be constructed within the proposed development. This
will require the installation of ft. of asphalt, curb and sidewalk.
The County Engineer has designated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) which is to be constructed within the proposed development. This
will require the installation of ft. of asphalt, curb and sidewalk.
Number:z~
~
S P O K A N K C O U N T Y E N G I N B E R
P R E L I N I N A R Y C O N S U L T A T I O N
A. Project Name //0 .y~ t^t c_,k S o.•t .
PROPOSAL Number of Parcels 2,495'¢2 lWM~ o ° c~ J r~
Section T. ~~N , R~~a ~ L~ , Quacter 1(T3 4
DEVELOPBR Name ~ -e
or Address
AGENT Phone Bueineas Home
Name
OWNBR Address
Phone Businese Home
Name
SNGINEEB Addresa
Phone Businesa Home
B. PRELIMINABY CONSQLTATION Dat e 4,10 Fl 8 (o By T&W-A
Preliminary a) Right-of-Way p
Conditions b) Curb
c ) Sidewalk
d) Pave
e) Approaches
f) Drainage az> is
g) State/City Review Yes No ~
Remarke
NOTE This proposal must comply with Spokane County Regulations for Roads, Ap-
proach and Drainage in New Cone[ruction, Board of County Commissionera Resolution
No. 80-1592 as amended. Conditions are preliminary and may change after field in-
spection and review of Couaty record8.
C INSPECTION Date By
Remarks
~
D. SPECIFIC CONDITIONS:
aeh hec ZL
Fee Paid Yes No Amount $ ,~oO JA
Planning Application Signed Date16 By ~
~
E. FINAL PLAT CHECRS
Fee Paid Date Amount Check Cash
Mathematical b Surveying Checka
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 Amt 8Dt Pd.
No 6 Date By Fee Am[.b Dt.Pd.
No. 7 Date By Fee Amt.&Dt.Pd.
1/81
APPl.ICAT10N F4R ZONE RECtA551f {CA710N--continued-2
This sectjon of the application will provide the Pfanning DeparLment's Staff with
written verification that the applicant has had preliminary consultation with the
agencies identiffed Resufts of the pretiminary consuitation should be incorporat-
ed in the proposal betore tinat submittal to the Planning Department
1 COUNTY ENGINEER'S OFFICE
A preliminary consultation has been hetd to discuss the proposal Our
reqkirements for submittal of this proposal for rezone have been satisfled
.
f CL-6
I natu Date)
,4 X-r
2 COUNTY UTILITIES OFFICE
A pr minary consul ation has been held to distuss the proposal Our
requ ~ments for su ittai of this proposai for re e have been satisfied
The designat w purv yor tor this site is
~
140 Orr46
.er
ignat r at
3 WATER PURVE SNAME) Cal
a) The proposal (is) (.sr-no1) located within the boundary of our service
area
b) Satistactory arrangements jhsvej~ (have not) been made to serve this
proposal
c) We (are) (.a ot) abie to serve this site wiLh adequate water
lir,
~
i9nature Date
4 BUILDING AND SAFETY DEPARTMENT
A preljmfnary consultation has been heid to discuss the proposal Our
requlrements tor submittai of this proposal for rezone have been satjsfied
This proposat is located in Fire Districi # 1
Fq~ ~ ~ i6
Q elA
~
na ur~ ~ Date
5 COUNTY HEALTN O15TR I CT
relrminary consultatton has been held to discuss the proposal The
applic~nt has ee nformed of our requirements and standards
~
Signa ur Datd)
i, THE UND R IGNED, SWEAR UNDER THE PENALTY OF PERJURY THAT TNE
ABOVE RESPONSES ARE MADE TRUTNFULLY AND TO THE BEST OF MY KNOW-
LEOCE
1 FURTNER SWEAR THAT I AM THE OWNER OF RECORD OF THE SITE PRO-
POSED FOR ZONE RECLA551FICATION, OR, IF NOT THE OWNER, ATTACNEO
HEREwITM IS wRITTEN PERMISSION FROM SAID OwNER AuTHORIZING MY
ACT10N5 ON NIS OR HER BEHALF
(Signed ) Date
(Address) Phone
Zip
N4TA R Y Date
NOTARY SEAL
iGNATU E OF APPLICAN AGENT
Date
R ev 2/3/81
,
a'=2S'~ S'l&) i° '~6 86
i
SPOKANE COUNTY PLANNING OEPARTMENT
APPLICATION FOR ZONE RECLASSIFiCATION
Date Application No ZE• 4f5l&
Name of Applicant Herman Henri ckson c/o D J Hume
Street Address ot Applicant South 107 Howard
City Spokane State Wa Zip Code 99204 ToIe No 838-2511
Name ot Property Owner(s) Herman Henrickson
AuthortZed Agent representing Owner
(if other Lhan owner) Dwight J Hume
Existing Zoning Classitication MFS (Multi-Family Suburban)
Date Existing Zone Classificatlon Establtshed 1939
Existing Use of Property Vacant
Proposed Zone Classification B-3
Proposed Use of Property Retail Center
Legal Description ot Property
The South 112 of Block 237, the Plat of Opportunity, records of Spokane County,
Washington, including vacated Sunderland Road
Section 20 Township 25 Range 44
Source of Legal Ticor Title
Assessor's Parcel No (See tax statement) 20542-0109 and 0110 aind 0114 (portion of
Property 51=e 4 92 acres Fronta9e 330 Feet on Farr Road
Totat amount of adJoining land controiied by this owner or sponsor 3 08 acres
Street Address of the Property not assigned
It you do not hold title to the property aftected by thts applicatton, whet is your
interest tn it? Aaent for landowner
Please Iist previous Pianning Department actions involving this property
Rezone #9-22-39 to MFS
ALl OF TNE FOLLOwING QUESTIONS MUST BE ANSwERED
1 What are the changed conditions ot the site area, whith you tesl ake this
proposal warranted~ Other rezones to Commercial and the adoptlon ofi a
Comprehensive Plan supporting this site for commercial use
2 What effect will the proposed zone reclassification have on the adj cent
propertjes~ None because of similar land uses and zoning to the west anc~
east and the major arterial route adaoininq to the south boundary
Rev 2i3/81
r~-31
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HENDRIKSON HOLDllVGS
902 EAST SPRAGUS 19,2/1250 SPOKAIVE, WA 99202 Ls ~ y
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RECEIPT Date e2CF 19-si r:p 0036
Received From a--• . 14 ~ ~ ~ ~ • y
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Address * ~ z rs 1
Dotlars $ Z.~o @`~ ~ ; K
For_....1 C:
accouNt ~ HOW PAIO '
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OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
Date November 24 1986
Inter office Commumcation
To SPokane County Zoning Adjustor
fror» Robert S Turaer, Spokane County Engineer
Subjett M_45-86 and Associated Site Plan
We have completed our review of the above-referenced zone change applicatfon and
the associated site development plan The following comments and "Conditions of
Approval" are submitted for inclusion in the staff analysis and ffndings and order
should the proposal be approved by the hearing Examiner Committee.
The applicant is proposing a 90,000 square foot building which will be utilized
for commercial purposes (as provided for in the county zoning code under the B-3
zone) A retail building of this size will generate approximately 7900 average
weekday vehicle trip ends A majority of these trips (70-80y) will employ Sprague
Avenue as the principal access route to the site We recognize that the zone change
application is for the southerly ± 330 f eet of the site However, the comments
relative to traffic i mpacts must include the entire development proposal
The abandoned C M St P&P Railroad right-of -way will ia the future be utilized
as a major transportation corridor Because of this, we cannot permit access to the
right-of-waq f rom adjoining properties Consequently, we are requiring the elimina-
tion of the "access drive" which is depicted on the site plan as +330 feet East of
property corner on the South property line
The driveway approach at Farr and lst Avenue should be in alignment with lst
Avenue This will reduce the circulation problems which will arise if the intersec-
tion and driveway are offset
In order to maintain good circulation for ingress and egress, all two-way inter-
sections ahould be at least 35 feet in width.
The main entrance to the site should be moved to the East property line, allowing
East and West access Easterly of the future extended channelization and reducing the
potential for congestion in the Farr-Sprague intersection This congestion will be
caused by Eastbound vehicles slowiag to turn into the site. This reduction in speed
wi11 cause a reduction in traffic flow in the Southerly lane along Sprague Avenue
It will also increase the liklihood of weaving movements as congestion occurs.
A second accesa point is needed along Sprague Avenue This access could be
located at Sunderland This accesa will reduce congestioa along Sprague Avenue by
eliminating many of the problems associated with a single entrance.
GSN/set
. ,
OFFICE OF COUNTY ENGINEER
SPOKEINE COUNTY, WASHINGTON
19 d `
TO Spokane County Planning Department
FRUM County Engineer'e Department `iw
SUBJECT Conditions of Approval-Zone Change--Number Z E q5-Frv
App11 can t' e Name
Section dtp Township N, Range qtl EWM
The following Condition of Approval" for the above-referenced zone change are submitted to
the Spokane County lfearing Examiner Committee for inclusion in ttle staff analyeis and find-
ings and order of the hearing scheduled ~ 19
Prior To The Iseuance Of A Building Permit
1. Applicant shall dedicate feet on ,
for right-of-way pcior to any use of the property.
~ Applicant shall dedicate feet on Ay~,¢i2, qW
for ribht-of-way and slope easements ae necessary prior to any use ot the property
~ 3. Applicant shall dedicate a foot radius on ,
and prlor to any use of the property.
4. Applicant ehall dedicate f eet on and a foot radiue
on and for right-of-way prlor to any uae of
the property
5. Acceas permits for approaches to the Coun[y Road System shall be obtained from the
~ Spokane County Engineer.
~ 6. Access permite and improvement ta must be approved
i by the Washington Department of Transportation
~
~ 7. Accees permitf and improvements to must be approved
by the Ci ty o
Applicant shall submit for approval by the Spokane Coun[y Engineer road, drainage and
~ accesa plans.
The apQlicant ehall submiC for approval by the Spokane County Engineer and the Spokane
~ County Health District a detailed combined an-site sewage system plan and surface water
disposal plan for the entire pro,jec[ oc portion thereof if development is to be phased.
!0 A parking plan and traffic circulation plan shall be submitted and approved by the
Spokaae County Engineer The design, location and arrangement of parking stalls shall
be in accordance with etandard traffic engineering practices Paviag oc surfacing aa
approved by the County Engineer will be required for any pottion of the pro,ject which is
to be occupied or travelled by vehicles.
11 The word applicant shall include the owner or owners of the property, hie heire,
assigns and successors.
12. To construct the road improvements s[ated herein, the applicant may, with the approval
of the County Engineec, join in and be a wiliing participant in any petition or resolu-
tion wtiich purpose is the formation of a Road Imntovement District (RIU) for eaid im-
provement pursuant to RCW 36 88, as amended Spokane County will not participate in the
coet of these improvementa.
13. Ae an alternative method of constructing the road improvement stated herein, the appli-
cant may, with the appcoval of tlie County Engineer, accomplish the road improvemente
stated herein by joining end participating in a County Road Project (CRP) to the extent
of the required road improvemeut Spokane County will noC participate in the cost of
these improvements.
14. The constcuction of the road improvementa etated herein shall be accomplished ae approv-
ed by the Spokane County Engineer
15. The County Engineer has designated Typical Roadway Section Number ,
standard for the improvemen[ of
Tkoad, Streets Avenue) wliich is to be constructed within the proposed development Thte
wi11 require the installation of ft of asphalt, curb and sidewalk
The County Engineer has designa[ed Typical Roadway Section Number ,
standard for the improvement of
IKoad, Street, Avenue) which is to be constructed wiChin the proposLd developmen[ This
will reyuire the installation of ft of aspttalt, curb xnd aidewalk
•
The County Engineer bas designated Typical Roadway Section Number ,
standard for the improvement of
(Road, Street, Avenue) wtiich is to be constcucted witliin the proposed development This
will requtre the ins[allation of ft of aspttalt, curb anci sidewalk
The County Engineer hae designated Typical Roadway Section Number ,
etandard for the improvement of
(Road, Street, Avenue) which is to be construc[ed within the propoSed developmenC. This
will require tlte installa[ion of ft of asphalt, curb and sidewalk
16 The County Engineer has designated Typical Roadway Sectfon Number otIC , o/ pc to&_
f e e~ stanclard Eoc the improvement of R A
Roa , Street, Avenue) which is ad,jacent [o the ro ose eve o ment This wM re uire
t he a d d i[ion of approximately ft. of asphalt, curb and sidewalk along the
frontage of the development =mpvovow.4t4T ShAil bE CoAvsTa-aars! -rrom SPrA.?ar Avent4
n 717Es -50941hPrih PrCPPrt
y
The County Engineer has designated Typical Roadway Section Number ~
standard for the improvement of
(RoAd, Street, Avenue) which is edjacent to the proposed development. T'his will require
the addition of approxtmately ft of asphalt, curb aiid eidewalk along the
f rontage af the development
The County Engineer has desi$nated Typical Roadway Section Number ,
standard for the improvement of
lRoad, Street, Avenue) which is adjacent to [he propc►sed-lieveYopment tVis wifl require
the addition of approximately ft. of asphalt, curb and eidewalk along the
frontage of the development.
The County Engineer has designgted Typical Roadway Section Number ,
standard for the improvement of
zRoad, Stceet, Avenue) which is adjacent to the proposed deveiopment Tiis wM requtre
ihe addition of approximately f[. of asptialt, curb and aidewalk along the
frontage of ttie developmen[
ll All required improvements shall conform to the current State of Weshington Standard
Specifications fuc RoAd and Bridge Cons[ruction, and other applicable caunty standards
and/or aJopted resolutions pertaining to Road Standards and Stormwater rfanagLment in
effect at the date of cons[ruction, unlese o[herwise approved by the County Lngineer.
18. Applicant shall file a petition for the vacation of prior to
any use of the property.
19. Applicant ehall construct a paved and delineated accese approach(es) to meet the exist-
ing pavement on
20. Accesa to Road shall be prohibited until such time es specif-
ically authorized-by ttie To acie Co`unty Engineer.
~ Roadway etandards, typical roadway sections and dcainage plan requirements are found in
Spekane Board of County Commissionece Resolution No 8U-1592 as amended and are applica-
ble to this proposal.
22. This plat oc development proposal is loca[ed within a dreinage basin which has been
identified by ttie Spokane Coui3ty Engineer's Office as having stormwater runoff prublems
Since this plat or development proposal is affected by or is a contributor to stormwater
flods, property owners should parttcipate in the planning and implementation of a future
basinwide storcawater management system The following Condition of Approval" shall be
required That tliL owner(s) or bt,ccessor(s) in interest agree to join in any County
approved Stormwater Managinement Program and to pay such rates and charges as may be
fixed through public hearings for bervice or benefit obtained by the planning, design,
constructing, matntaininb or operation of etormwater control facilities
Z3 The applican[ ehould be advised that individual driveWay accese permite are required
prioc to the issuence of a building permit
24. That the regulations of National Flood Insurance Pro,gcam be observed since the proposed
development is afFected by a flood hnzard zone A development permit shall be obtained
f com the Gounty Engineer before construc[ion or development begins within any area of
epecial flood hazard (reference Spokane County 4rdinance 81-0726)
25 No construction work is to be performed within the existing oc proposed public right-of-
way until a permit has been issued by the County Engiaeer. All work aithin tlie public
road right-of-way is eubjec[ to inspec[ion and approval by the Couiity Engineer
26 All required conetruction within the existing or proposed public right-of-way is to be
completed prior to the release of a building permi[ A bond in tlie amount estimated by
the County Engineer to cover the cost of construction of improvements shall be filed
with the County Eiigineer.
27. Applicant shall sign and record Spokane County Notice to the Public U6 which epecifies
the following ~
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Page 2
November 24, 1986
E 8 That access from the site to the abandoned C M St.P &P. Railroad right-of-way is
prohibited
E 29 That the Applicant shall construct improvements on Farr Road as followa
The construction of two lanes f or traffic movement and a third lane for
two-way left turne.
E 30 That the driveway approach at the intersection of let Avenue and Farr Road be
constructed in alignment with lst Avenue
E 31 If signal relocation is required at Sprague and Farr, it shall be the responei-
bility of the Applicant.
E 32 All two-way driveway approaches shall be 35 f eet in width
E 33 That the "main entrance" to the site on Sprague Avenue shall be moved to the
East property line. This will allow East and West access Eaeterly of future
extended channelization A aecond accesa to the site from Sprague Avenue shall
be developed This access should be located Easterly of the "main entrance,"
poesibly at Sunderland Road
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PLANNING DEPARTMENT
~BROAOWAY CENTRE BUILDING N 721 JEFFERSON STREET
2,-'-~f'
SPOKANE COUNTY COURT HOUS'
P L A N N I N G REPORT
Date: DECEMBER 49 1986
Y`! ",`'T a'l.(', r;~AMINER COMMITTEE
Spokane i;ounty r 1 ann ing beparuient
SUBJECT: Rezone #ZE-45-86; MULTIPLE FAMILY SUBURBAN to REGIONAL BUSINESS (B-3)
ZONE
I. GENERAL INFORMATION
Applicant/Owner: HERh1AN HENRICKSON ~qent: D. J. Hume
Proposal:
A request to rezone an approximate 4.92 acre site from Multiple
Family Suburban to Regional Business (B-3) Zone for the purpose of
developing a Retail Center.
Location:
The site is generally located east of and adjacent to Farr Road,
approximately 350 feet south of Sprague Avenue in Section 20-25-44.
II. SITE ANALYSIS
Comprehensive Plan:
MAJOR COMMERCIAL Category
- Inside General Sewer Service Area (GSSA) Boundary
- Inside Priority Sewer Service Area (PSSA) Boundary
- Inside Urban Impact Area (UTA) Boundary
Proposal is consistent with the Major Commercial category. The Text
suggests projects be sensitive to adjoining land uses by containing
aesthetic qualities. Compatibility can be addressed through buffering
techniques such as landscaping, fencing, open space or change in intensity
of land use. The Major Comnercial category extends some past 6th, west of
Farr Road and south to the sewer right of way along the east side of Farr
Road.
,
ZONE RECLASSIFICATION N0. ZE-45-86
II. SITE ANALYSIS (continued)
Zon i n o
Kisting on SITE: MULTIPLE FAMILY SUBURBAN (established 1939)
and within:
Aquifer Sensitive Area Overlay Zone
To the NORTH: Comnercial (established 1957)
To the SOUTH: Multiple Family Suburban (established 1983)
To the EAST: Commercial (established 1967)
To the WEST: Commercial (established 1970)
Zoning in this area dates back to 1939, with Multiple Family Suburban
zoning south of Sprague to the sewer right of way line. Some
Comnercial zoning has been replacing Multiple Family Suburban in this
area since 1957; i.e., some ownerships to the north. Since the
adoption of the Comprehensive Plan in 1981, accelerated Comnercial
zoning has occurred. This proposal is consistent with this pattern.
Land Use:
xisting on SITE: Undeveloped
To the NORTH: Single family residential, car service and
wash, retai 1 and office
To the SOUTH: Sewer trunk line right of way, single family
and undeveloped
To the EAST: Car Sales
To the WEST: Valley Herald and retail
The abandoned railroad right of way will be utilized in the future as
a major transportation corridor with average daily trips at
approximately 50,000 vehicle trips per day. Therefore, a landscaped
appearance will be required as well as along Farr Road and Sprague
Avenue. These landscaping requirements will make this project
consistent with all recent zone changes along the Sprague Corridor.
Site Characteristics:
Tite flize: ~proximately 4.92 Acres Existing Buildings: None
Topography: Gentle Slope
Vegetation: Some trees and natural grasses
Agricultural Summary: Major Comnercial category not intended to
protect agricultural land.
Adjoining Streets: Farr Road to the west of the site is a County
right of way improved with 2 lanes paved, yellow
stripe with no curb or sidewalks.
The sewer trunk line to the south of the site is
a 100-foot right of way unimproved.
The County Engineer is requesting 10-feet additional right of way for
Farr Road, improved from Sprague to the southerly property line with
3 lanes of asphalt, curb and sidewalk.
J/°-i
ZONE RECLASSIFICATION N0. ZE-45-86
II. SITE ANALYSIS (continued)
Proosed Site Plan:
Use: RetaiCenter Proposed Buildings: 2- 90,000 sq.ft,
6,000 sq.f t.
Building Coverage: 28 %
Maximum Structure Height: 60' Total Floor Area: 96,000 sq.ft.
Building Setbacks: Meets or exceeds most requirements
Proposed Buffering Techniques: Landscaping is provided adjacent to
all County rights of way and as required by the B-3 Zone within
parking areas. The site plan does not show landscaping in parking
areas within the Comnercial Zone.
(Note: None is required by the Commercial Zone.)
Planning Department recommends the major access aisle of the
Commercial Zone be landscaped along both sides.
Other Site Plan Considerations: Engineering Department has already
comnented on-site access concerns.
note:
- TFie site plan submitted for review by the Zoning Hearing
Examiner Comnittee is general'in nature. Detailed review to
determine compliance with all Ordinance regulations and
conditions of approval i s recommended to te ad~n; r i strat ~ve and
to occur at the Bui lding Permit stage a
I I i. SiTc DELVELGPi1EiV i
Sci nage: The site plan gives no dimensions for proposed signs, althougn
two are shown along both Sprague and Farr Road with none shown along the
future Major Transportation Corridor. County Planning recorrmends two (2)
signs at no greater than 250 square feet in surface area nor 35-feet in
height be allowed along each of the three County rights of way.
Circulation/Access: The County Engineer is prohibiting access to the
right ofi way south of and adjoining the property. The driveway approach
at Farr and lst Avenue should be in alignment with lst Avenue. All
two-way intersections should be at least 35-feet in width. That the main
entrance to the site be moved to the east property line with a second
access planned at Sunderland. Farr Road is to be improved with 2 lanes of
traffic and a third lane for two-way left turns.
Stormwater Drainage: Compliance with '208' stormwater drainage standards
is required.
Sewa~e Disposal: This project is to connect ta the Valley Sewer system as
soon as the sewer is available. The site plan does not provide adequat-e
areas for on-site sewage sys~ems.
. .
ZONE RECLASSIFICATION N0. ZE-45-86
III. SITE DEVELOPMENT RECOMMENDATIONS (continued)
Water SuPP 1y: The water purveyor is Modern Electric Water Company which
o pr I
is a6leovide adequate water although satisfactory arrangements have
not been made.
Fire Protection: District # 1.
Critical Materials/Use Activi~j: Subject to Aquifer Sensitive Area Zone
Randards for Aqu i7er protect i on and sp i 11 prevent i on .
IV. SEPA ENVIRONh1ENTAL 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
pol icies and guidel ines. 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-Significance ("DNS").
The "DNS" was circulated to eight other agencies of jurisdiction and
other agencies/departments affected by the future development for
review and comment. The "DNS" comnent period ends December 3, 1986,
and was advertised 15 calendar days before said date in the
newspaper, by letter to adjacent property owners within 400 feet of
the proposal, and by notice on a sign posted on the proposal site.
The Hearing Examiner Committee may consider additional environmental
related testimony and the "DNS" at the public hearing.
V. PLANNING SUMMARY
The proposed zone change to B-3 is consistent with the Comprehensive
Plan category and Decision Guidelines; as well as past zone changes
in this area. The B-3 Zone provides development standards dealing
with sign limits, landscaping along County roads and within parking
areas, requires screening for trash enclosures, mechanical equipment
and outside storage areas.
This project is functionally connected and is owned by the same party
as the property to the north (bordering Sprague), which is zoned
Comnercial. This cortmercial site does not require many of the
development standards that the B-3 Zone requires. The Planning
Department and the project sponsor have tried to incorporate
standards into the submitted site plan to make these two zones
compatible.
ZONE RECLASSIFICATION N0. ZE-45-86
VI. CONDITIONS OF APPROVAL
(All Conditions imposed by the Zoning Hearing Examiner Committee shall be
binding on the "Applicant", which term shall include the owner or owners
of the property, heirs, assigns, and successors.)
a) COUNTY PLANNING DEPARTMENT
1. That two (2) signs are allowed on each of the three (3) County
rights of ways bordering the site at no greater than 250-square
feet in surface area nor 35-feet in height. All other signs
except directional (2'x3') signs are to be placed flat against
the structures.
2. Approval by the Zoning Administrator of a specific lighting and
signing plan for the described property prior to the release of
any building permits.
3. A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted with a performance bond for the
project prior to release of building permits. Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired.
4. The applicant shall develop subject property generally ir~
accordance within the concept presented to the Hearing Examiner
Comnittee. Variations when approved by the Zoning Administrator
will be permitted, including, but not limited to the following
changes: Building location, landscape plans, and general
allowable uses of the permitted zone. All variations must
conform to regulations set forth in the ZONING CODE FOR SPOKANE
COUNTY. The original intent of the development plans shall be
maintained.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits.
6. All current standards of the B-3 Zone, as amended, shall be
complied with in the development of this site.
7. That the present proposal is not detailed enough to determine
whether ornot the use of or materials stored on the site are in
compliance with Section 7.06 (Aquifer Sensitive Area Overlay
Zone) of the ZONING CODE FOR SPOKANE COUNTY. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to file with the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a"Notice to the Public" which shall provide in
material as follows:
V-11
ZONE RECLASSIFICATION N0. ZE-45-86
a) COUNTY PLANNING DEPARTMENT (continued)
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT OR
CERTIFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, THE APPLICANT
SHALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS
OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7.06
(AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOLLOWS:....". _
8. App 1 i cant sha 11 comp ly wi th ' 208' recormiendat ions concern i ng
stormwater runoff and provide necessary landscaping for runoff.
9. 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.
10. That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43.21C.080 RCW and the Board of Spokane County
Commissioners Resolution #77-1392 be initiated by the project
applicant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is
waived in accordance with Spokane County Comnissioners'
Resolution #82-0458 dated May 4, 1982.
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Building Permit:
1. Appl icant shal l dedicate 10 feet on Farr Road for right-of-way
and slope easements as neccessary prior to any use of the
property.
2. Applicant shall submit for approval by the Spokane County
Engineer road, drainage, and access plans.,----
3. 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 surf ace water disposal
plan for the entire project or portion thereof, if development
is to be phased.
4.1-- ' A park i ng p 1 an and traf f i c c i rcu 1 at i on p 1 an sha 11 be submi tted
and approved by the Spokane County Engineer. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traff ic 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
ZONE RECLASSIFICATION N0. ZE-45-86
,
b) COUNTY ENGINEERING DEPARTMENT (continued)
5. The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors.
6. The County Engineer has designated Typical Roadway Section
Number One, Collector Street standard for the improvement of
Farr Road which is adjacent to the proposed development. This
wi 11 requ i re the addi t i on of approx imate 1y 22 f t. of aspha 1 t,
curb and sidewalk along the frontage of the development.
Improvement shall be constructed from Sprague Avenue to the
southerly property line.
7. 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.
8. Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Comnissioners'
Resolution No. 80-1592 as amended and are applicable to this
proposal.
9. The applicant should be advised that individual driveway access
permits are required prior to the issuance of a building permit.
10. 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. Al1 work within the public road right of
way is subject to inspection and approval by the County Engineer.
11. 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 filed with the County Engineer.
12.'//That access from the site to the abandoned C.M.St.P.&P. Railroad
right of way is prohibited.
13. V'That the applicant shall construct improvements on Farr Road as
follows: The construction of two lanes for traffic movement and
a third lane for two-way left turns.
14. ~~That the driveway approach at the intersection of 1st Avenue and
Farr Road be constructed in alignment with lst Avenue.
,
/5.:,, If signal relocation is required at Sprague and Farr, it sha11
be the responsibility of the Applicant.
y?
, .
,
ZONE RECLASSIFICATION N0. ZE-45-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
16. All two-way driveway approaches shall be 35 feet in width. ~
7Y That the"main entrance" to the site on Sprague Avenue shall be
moved to the east property line. This will allow east and west
access easterly of future extended channelization. A second
access to the site from Sprague Avenue shall be developed. This
access should be located easterly of the "main entrance",
possibly at Sunderland Road.
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 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 shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3. This project is to connect to the Valley Sewer system as soon as
the sewer is available.
d) COUNTY HEALTH DISTRICT
l. 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. Sub ject to spec if i c app 1 i cat i on approval and i ssuance of permi ts
by the Health Officer, the use of an individual on-site sewage
system may be authorized. Note: The site plan does not provide
adequate areas for on-site sewage systems.
4. Water service shall be coordinated through the Director of
Utilities, Spokane County.
~g
ZONE RECLASSIFICATION NO. ZE-45-86
d) COUNTY HEALTH DISTRICT (continued)
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
prohibited.
e) COUNTY BUILDING AND SAFETY DEPARTh1ENT
1. The site is located in Fire District # 1.
2. The required fire flow for any building or property development
is determined by building size, type of construction, and
prox imi ty of exposures. Requ ired f i re f 1 ows sha 11 be based on
an evaluation of each bui lding at the time of bui lding permit
appl ication. The specific location of hydrants shal l be
determined by the fire district. I
3. Any proposed conditions relating to building location, design,
and occupancy shall be reviewed by Building and Safety for
compliance with the Uniform Building and Fire Codes prior to
f inal ization of action.
4. Fire hydrants sha11 be located so as to be accessible to fire
apparatus and not be obstructed by any structure or vegetation
or have the visibility impaired for a distance of fifty feet in
the direction of vehicular approach to the hydrant.
5. Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves.
6. Depending on the extent of existing water mains and hydrant
locations, fire hydrants which meet the minimum fire flow
requirements as enumerated in Chapter 6, Title 3 of the Spokane
County Code, may be required to be installed prior to any
construction.
7. Approved numbers or addresses shall be placed on all new and
existing bui ldings in such a position as to be plainly visible
and legible from the street or road fronting the property. Said
numbers shall contrast with their background.
f) WATER PURVEYOR
l. Water Purveyor is Modern Electric Water Conpany, and they will
supply the site with adequate water for domestic, fire and
irrigation uses; although satisfactory arrangements have not
been made.
~ ~
` . .r .
ZONE RECLASSIFICATION N0. ZE-45-86
g) COUNTY AIR POLLUTION CONTROL AUTHORITY
All air pollution regulations must be met. This includes but is not
1 imi ted to the fo 11 owi ng :
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
imnediately 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. 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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OFFICE OF COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
Dote , l9
Inter-office Communication
To
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5snciated site development plan. The tollow•ing comments and 'Aonditions oi
.nrova1." are gubmitted for ir.clusi.on in thF staff analysis alid findings and order
_,.ommercial Purposes (as provided for in the cc.~unt}• zoning code under the B-3
MQ). A retail building oF this size w3.11 generate approximately 79U0 average
~2kday vehicle trip enciso A r~a~ority of these trips (70-80y) w~ll employ Spragt~ i
-enue as the principal access route to the site. We recoUnize thnt tl-ie zone chF 'i
;jlication is for the southerly + 330 feet of the site. However, the cocumznts
ve to traf f ic impacts must include the entire developtaent pro,rosai.
;e abandoned C.ri.St.P.&P. Railroad right-of-way w:tll in the future be utiliz
uiaajor transportation corridor. Because of this, we car.not Fermit access to
c;ht-oi-way f rom adjoining properties. Consequently, we are rec;uiring the elimi: I
on of the "access drive" which is depicted on the site plan as +330 £eet East c.
rty corner on the Souttl progerty line.
:e driveway approach at Farr and lst Avenue should be in alignment with lst
. This will reduce the circulation problems which will arise if the inte-:sid West access Easterly of the tueure extencied channelization and reducing the
Lential for congestion in the Farr-Sprague intersection. Thfs eongestion wili bE
used by Eastbound vehicles elowing to turn intu the site. This reduction iu speed
~.1 cause e redtic*ion in trP.fFic flow in thp Southerly lane a].ong Sprague Avenue.
:.:~~d at Sunderland. This access will reduce congestion alonR Spragve Avenue by
iminating many of the problems associated with a single entrance.
'~/~~r
OFFICE OF THE , .
• , ~ ,
SPOKANE COUNTY ~ ` -~L•.,,
. rM J i PLANNING DEPARTMENT ~ .4
To Building b Safety, Ingineer's, Utilities, Health Dist.,;;.
From Patrick C. Frankovic, Assistant Zoning Adminis-m-nem,
. . .
Sabject December 4, 1986, Zoning Hearing Examiner Committee Agenda.
Dite November 5 ~ 19 86
Attached please find a coUy of our, Decei.iber 4, l9~6, `Gf11C19 ayenca, at
which time we will hear testimony regarding six new zone reclassificat;cr,
requests. Please note that the last item, ZE-35-86, with accompanying
Variance, VE-107-86, is a postponed item which was originally schedule~l:
for our November 6th hearing.
Due to the iength of the agenda, shortness ofi timz because or tht giving holiday and maybe holiday vacations, your response would Lcgreatly appre~i?,jed hy Mondav, NovemhPr !?th, for the ahOVe-men±
applications.
Thanks and a HAPPY TURKEY DAY!!
-77~
PAT
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1 AGENDA, DECEMBER 4, 1986 - 2- TELEPHONE NO.: 456-2205
SPOKANE COUNTY ZONING HEARING EXAMINER COMMITTEE
Pl ace: Broadway Centre Bui.l di ng, Second Fl oor
North 721 Jefferson Street, Spokane, WA 99260
(Continued from Page #1)
ZONE RECLASSIFICATIONS
3. ZE-29-86 AGRICULTURAL AND RESTRICTED INDUSTRIAL TO HEAVY
INDUSTRIAL (I-3) ZON~
(Generally located east of and adjacent to University
Road and west of and adjacent to Van Marter 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.)
Comprehensive Plan: Urban
Proposed Use: Light Assembly, Office, and
Warehouse
Si te Si ze : Approxi mately 2.7 Acr,ec.
Applicant: ROLATAPE CORPORATION
North 2701 VanMarter Road
Spokane, WA 99206
4. ZN-40-86 MULTIPLE FAMILY SUBURBAN TO COMMUNITY BUSINESS (B-2)
ZOfvE=
(Generally located west of and adjacent to Howard
Street, approximatel,y 135 feet north of Francis Avenue
in Section 30-26-43.i
Comprehensive Plan: Ur-bari
Proposed Use: Paved Parking Lot
Site Size: Approximately 10,060 Sq.Ft.
Applicant: CHEVRON U.S.A., Inc.
c/o Gary P. '.a!-i11.; •~,rn~,,
Room 290i,
1301 - 5L1l
Seattle, WA 98101
ZE-45-86 ; MULTIPLE FAMILY SUBURBAN TO REGIONAL BUSINESS (B-3) ZO,`~!
(Generally located east of and adjacent to Farr Road,
approximately 350 feet south of Sprague Avenue in
Section 20-25-44.)
Comprehensive Plan: Major Commercial
Proposed Use: Retail Center
Site Size: Approximately 4.9? Acrec
Applicant: HERMAN HENRICKSON
c/o D. J. Hume
South 107 Howard Street
Spokane, WA 99204
OFFICE 4F COUNTY ENGINEER
SPOKANE COUNTY, WASHINGTON
Dote November 21, 1986 , 1g
Inter-office Communication
to Land Development Section
From Jack Finney, Traffic Enqinee ~
- l,
Sub1ect ZE45-8 Traffi c Anal vci c
~J
1. Delete 40 foot access to future 2nd Avenue.
2. All driveways (two-way) should be at least 35 feet wide.
3. Westerly driveway should line up with lst Avenue.
4. "Main Entrance" should be moved easterly to east property line.
5. Need to create an additional access point on Sprague Avenue. Maybe
at Sunderland Road.
6. The existing Traffic Island on Sprague Avenue (east) should be
lengthened by Spokane County during proposed sewer construction to at
least 200 feet to allow more storage for southbound vehicular traffic.
7. Total A.D.T. to be generated by this proposal is about 7,900
vehicles.
8. Traffic split, a) North, 15$; South, 10$; East, 45$; West 30$.
9. Improvements: a) Farr north, 40' curb-to-curb; south 20'
curb-to-~ on west side.
b) Farr from 4th Avenue to 8th Avenue, 40'
curb-to-curb.
JCF/lae
1
,
s
~
~
Zoning Hearing Examiner Committee Actions of December 4, 1986 (continued)
3) ZE-29-86, Aqricultural and Restricted Industrial to Neavy Industrial (I-3) Zone
Rolatape Corporation
Location Generally iocated east of and adjacent to University Road and west
. of and ad3acent to VanMarter Road, approximately 300 feet no rth 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 Zoning Hearing 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
'requesting the I-2 Zone classlfication for the subject property and
` a Change of Conditlons for File No ZE-41-78
~
4) ZN-40-86, Multiple Famil_y Suburban to Conununity Business (B-2) Zone Chevron U S A
Location Generally located west of and adjacent to Howard Street, approximately
135 feet north of Francis Avenue in Section 30-26-43
Proposal Expanding a Paved Parking Lot
Action Approval (Vote 3 - 0)
, 5) qt45-_86--,)Mu1tip1e Family Suburban to Regional Business (B-3) Zone Henrickson
~
Location Generally iocated 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 Generally located southeasterly of the intersection of Liberty Drive
and Melkapsi Street in Section 22-25-45
Proposal 7-Unit Apartment Condominium
Yariance To allow a 7-Foot residential fence, whereas, the Zoning Code of
Request Spokane County, Section 8 10 020-(1) limits residential fence height
to 6-feet Also, to allow the 7-foot fence within the required front
yard setback area, whereas, the Zonin Code of Spokane County,
Sections S 10 020-(1) and 6 18 325-(1? require the 7-foot fence to
be set back 25-feet from the front property 1ine or 55-feet from the
cente rline of the roadway right of way, whichever provldes the
grea ter setback
Action Approval (Vote 3 - 0)
If further information is desired, contact the Planning Oepartment's office
cmw - 2 -
3
ZONE RECLASSIFICATION NO ZE-45-86
SPOKANE COUNTY
HEARING EXAMINER COMMITTEE
FINDINGS AND ORDER
A. INTRODUCTION
Th is matter hav i ng come before the Zon ing Heari ng Examiner Committee 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, Nerman Henrickson, 1s requesting approval of a zone
reclassification, Multlple Family Suburban to Regional Business (8-3)
Zone, File No ZE-45-86, for the purpose of developing a Retail Center
C FINDINGS OF FACT
1. That the existing land use in the area is residential, commercial,
Valley Herald, sewer trunk line right of way and undeveloped
2. That the Comprehensive Plan designates this area as appropriate for
Major Conmercial development
3. That the existing zoning of the property described in the application
is Multiple Family Suburban
4. That the provisions of RCW 43.21C (The State Environmental Policy
Act) have been complied with, and the Committee concurs with the
Determi nat ion of Non-Sign if icance.
5 That the proper legal requirements for advertisement of the Agenda
Item have been fu lf i 11 ed.
6 That the land tn this area is suitable for the proposed use, or
uses within the proposed Zone Classif3cation
7. That the applicant 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
,
ZONE RECLASSIFICATION NO ZE-45-86
C FINDINGS OF FACT (continued)
9 That the owners of adjacent lands expressed neither approval nor
disapproval of the proposed use
10 The Nearing Examiner CoRanittee flnds the proposed use to be in
harmony with the general purpose and will not be otherwise
detrimental to the public health, safety, and welfare
D. CONDITIONS OR CONTINGENCIES APPLIED TO THIS APPROVAL
(Al1 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 )
HEARIN6 EXAMINER COMMITTEE
1 Add to Planning Condition #1 to read
"Wat two (2) signs are allowed on each of the three (3) County
rights of way bordering the site at no greater than 250-square feet
in surface area nor 35-feet in height. All other signs except
directional (21x3') signs are to be placed flat against the
structures No portable signs are allowed within this development."
2 Amend Engineertng Condition #10 to read
'9o construction work is to be performed within the existing or
proposed public right of way until a permimt has been issued by the
County Engineer or all work within the public road rsight of way is
subject to inspection and approval by the County Engineer."
3. Add Engineering Condition #18 as follows
'Wat a minimum 35-foot setback for buildings or structures be
maintained from the south property line "
2
.
ZONE RECLASSIFICATION NO ZE-45-86
D CONDITIONS OR CONTINGENCIES APPLIEO TO THIS APPROVAL (cantinued)
a) COUNTY PI.ANNING DEPARTMENT
l. That two (2) signs are allowed on each of the three (3) County
rights of ways bordering the stte at no greater than 250-square
feet in surface area nor 35-feet in height All other signs
except direct iona 1(2' x3' ) signs are to be p 1 aced f 1 at aga inst
the structures
2 Approval by the Zoning Adminlstrator of a specific lighting and
signing plan for the described property prior to the release of
any building perroits.
3 A specific landscape plan, planting schedule and provisions for
maintenance acceptable to the Spokane County Zoning
Administrator shall be submitted wlth a performance bond for the
project prior to release of building permits Landscaping shall
be installed and maintained such that sight distance at access
points is not obscured or impaired
4 The applicant shall develop subject property generally in
accordance within the concept presented to the Hearing Examiner
Committee. Yariations when approved by the Zoning Administrator
wi11 be permitted, including, but not 1 imited to the fol lowing
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.
5. The specific development plan will be submitted for Planning
Department review and approval prior to issuance of building
permits
6. All current standards of the B-3 Zone, as amended, shall be
complied with in the development of this site.
7 That the present proposal is not detailed enough to determine
whether ornot the use of or materials stored on the site are in
compliance with Section 7.06 (Aquifer Sensitive Area Overlay
Zone) of the ZONING CODE FOR SPOKANE COUNTY. Accordingly, as a
condition of approval, the sponsor/applicant shall be required
to fi1e wtth the Spokane County Auditor, within thirty (30) days
of the signing of Findings and Order of the final decision in
this matter, a aNotice to the Public" which shall provide in
material as follows
3
ZONE RECLASSIFICATION NO ZE-45-86
a) COUNTY PLANNING DEPARTMENT (continued)
PRIOR TO TNE ISSUAPICE OF ANY BUILDING PERMIT OR
CERTiFICATE OF OCCUPANCY FOR ANY BUILDING OR ANY USE
ON THE PROPERTY DESCRIBED HEREINAFTER, TNE APPLICANT
SNALL BE RESPONSIBLE FOR COMPLYING WITH THE PROVISIONS
OF THE ZONING CODE FOR SPOKANE COUNTY SECTION 7 06
(AQUIFER SENSITIVE AREA OVERLAY ZONE). THE PROPERTY
WHICH IS THE SUBJECT OF THIS NOTICE IS MORE PARTICULARLY
DESCRIBED AS FOILOWS "
8 Appl icant shal l conQly with 12081 recommendations concerning
stormwater runoff and provide necessary landscaping for runoff
9 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
10 That the provisions of SEPA's NOTICE OF ACTION pursuant to
Chapter 43 21C OSO RCW and the Board of Spokane County
Comnissioners Resolution #77-1392 be initiated by the project
appl icant within thirty (30) days of final disposition of this
application, and prior to any on-site improvements, or file
appropriate documents to the effect that the NOTICE OF ACTION is
waived in accordance with Spokane County Comnissioners'
Resolution #82-0458 dated May 4, 1982
b) COUNTY ENGINEERING DEPARTMENT
Prior To The Issuance Of A Buildin4 Permit
1 Applicant shall dedicate 10 feet on Farr Road for right-of-way
and slope easements as neccessary prior to any use of the
property
2. App 1icant sha 11 submit for approva 1 by the Spokane County
Engineer road, drainage, and access plans.
3 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
4 A parking plan and traffic circulation plan shall be submitted
and approved by the Spokane County Engineer. The design,
location, and arrangement of parking stalls shall be in
accordance with standard traffic engineering practlces Paving
or surfacing as approved by the County Engineer, wi11 be
required for any portion of the project which is to be occupied
or traveled by vehicles.
4
t
ZONE RECLASSIFICATION NO ZE-45-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
5 The word "applicant" shall include the owner or owners of the
property, his heirs, assigns, and successors
6 The County Engineer has designated Typical Roadway Section
Number One, Co 11 ector Street standard f or the improvement of
Farr Road which is adjacent to the proposed development This
will require the addition of approximately 22 ft. of asphalt,
curb and sidewalk along the frontage of the development
Improvement shall be constructed from Sprague Avenue to the
southerly property line
7 All required improvements shall conform to the current State of
Washington Standard Specifications for Road and Bridge
Constructlon, and other applicable County standards and/or
adopted resolutions pertaining to Road Standards and Stormwater
Management in effect at the date of construction, unless
otherwise approved by the County Engineer
8 Roadway standards, typical roadway sections and drainage plan
requirements are found in Spokane Board of County Comnissioners'
Resolution No. 80-1592 as amended and are applicable to this
proposal
9 The applicant should be advised that individual driveway access
permits are required prior to the issuance of a building permit.
10 No construction work is to be performed within the existing or
proposed public right of way unti1 a permit has been issued by
the County Engineer All work within the public road right of
way is subject to inspection and approval by the County Engineer
11. 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 filed with the County Engineer
12 That access from the site to the abandoned C M St P.&P. Railroad
right of way is prohibited.
,ff 13. That the applicant shall construct improvements on Farr Road as
follows The construction of two lanes for traffic movement and
a third lane for two-way left turns.
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14. That the driveway approach at the intersection of lst Avenue and
Farr Road be constructed in alignment with lst Avenue.
15 If signal relocation is required at Sprague and Farr, it shall
be the responsibi lity of the Appl icant.
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ZONE RECLASSIFICATION NO ZE-45-86
b) COUNTY ENGINEERING DEPARTMENT (continued)
16 All two-way driveway approaches shall be 35 feet in width
17 That the"main entrance" to the site on Sprague Avenue shall be
moved to the east property line This will allow east and west
access easterly of future extended channelization. A second
access to the site from Sprague Avenue shall be developed. This
access should be located easterly of the "main entrance",
possibly at Sunderland Road
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 prohlbit 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 shall be provided in
accordance with the Coordinated Water System Plan for Spokane
County, as amended.
3 This project is to connect to the Valley Sewer system as soon as
the sewer is available
d) COUNTY NEALTH OISTRICT
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 pro3ect.
2 Sewage disposal method sha11 be as authorized by the Oirector of
Utilities, Spokane County.
3 Sub3ect to specific application approval and issuance of permits
by the Health Officer, the use of an individual on-site sewage
system may be authorized. Note The site plan does not provide
adequate areas for on-site sewage systems.
4 Water service shall be coordinated through the Director of
Utilities, Spokane County
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ZONE RECLASSIFICATION NO ZE-45-86
d) COUNTY NEALTH DISTRICT (continued)
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
prohibited
e) COUPITY BU I LD I NG AND SAFETY DE PARTMENT
1 The site is located in Fire District # 1
2. The requ i red f ire f 1 ow for any bu i1 d i ng or property deve 1 opment
is determined by building size, type of construction, and
proximi ty of exposures Requ ired f ire f 1 ows sha 11 be based on
an evaiuation of each building at the time of building permit
application The specific locatton of hydrants shall be
determi ned by the fire d istrict.
3 Any proposed cond3tions relating to building location, design,
and occupancy sha 11 be reviewed by Bu i 1 d ing and Saf ety for
Eomp1 iance with the Uniform Building and Fire Codes prior to
finaTization of actTOn
4. Fire hydrants shall be located so as to be accessible to fire
apparatus and not be obstructed by any structure or vegetation
or have the visibllity impaired for a distance of flfty feet in
the direction of vehicular approach to the hydrant
5 Trash enclosures shall not be located adjacent to combustible
construction or underneath windows or nonprotected eaves
6 Depending on the extent of existing water mains and hydrant
locations, fire hydrants which meet the minimum fire flow
requirements as enumerated in Chapter 6, Title 3 of the Spokane
County Code, may be required to be installed prior to any
construction.
7 Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible
and legible from the street or road fronting the property Said
numbers shall contrast with their background
f) WATER PURVEYOR
1 Water Purveyor isModern Electric Water Company, and they will
supply the site with adequate water for domestic, fire and
irrigation uses, although satisfactory arrangements have not
been made
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ZONE RECLASSIFICATION NO ZE-45-86
g) COUNTY AIR POLLUTION CONTROL AUTNORITY
All air pollution regulations must be met This includes but is not
limited to the following
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
imnediately to clean these surfaces.
3 All travelled surfaces (ingress, egress, parking areas, access
roads) must be paved and kept clean.
4. Some objectionable odors wi11 likely result during the
construction phase of the project and from motor vehicles using
the stte following completion of the project and from occupants
of the proposed project
5. Demolitton and renovation projects must comply with the
requirements of CFR 40 Part 61, Subpart M Intent to Demolish
and Renovate forms are availabie at the SCAPCA office
/
E ORDER
The Zoning Hearing Examiner Committee, pursuant to the aforementioned,
finds that the application of Herman Henrickson for a zone
reclassification as described in the application should be APPROVED to the
REGIONAL BUSINESS (B-3) ZONE.
Motion by Anderberg Seconded by Neraas
Vote Anderberg - Aye
Neraas - Aye
Carstens - qye
Unanimous to APPROVE to the REGIONAL BUSINESS (B-3) ZONE -
(3-0)
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ZONE RECL'ASSIFICATION NO' ZE-45-86
E ORDER (continued)
HEARING EXAMINER COMMITTEE
HEREBY ATTEST TO THE ABOVE
FINDINGS, ORDER, AIVD VOTE
f f
ChfiifEpefson
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ATTEST
For WALLIS D HUBBARD
Planning Director
4ByTt-VE HOR06IOWSKI
Zoning Administrator
Date
9