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ZE-0021-00 r yr ~ , . ~ ~ ~ SPOKANE COUNTY HEARING Ex;AMINER N Q V~ 4 2004 SPOKANE CpUMy ENGINE~'R RE: Zone Reclassification from the Urban ) Residential-3^5 (UR-3.5) Zone to the } FINDINGS OF FACT, Urban Residential-22 (UR-22) Zone; ) CONCLUSIONS OF LAW, Applicant: Sonrise Land LLC, and ) AND DECISION Wesley and Mary Schmidt ) File No. ZE-21-00 ) I. SUMMARY OF PRUPOSAL AND DECISION . Proposal: Application for a rezone from the Urban Residential-3.5 (UR-3.5) zone to the Urban Residential-22 ~UR-22) zone, for the development of business, professional of~.ces andlor medical offices, or certain institutional uses allowed in the Urban Residential-22 (UR-22) zone. Decision: Approved, subj ect to conditions. II. BACKGROUND/FINDINGS OF FACT A. GeneralInformation: ApplicantlSite Uwner: Sonrise Land LLC, and Wesley and Mary Schmidt, c/o J. Grant Person,107 South Howard, Suite 500, Spokane, '~VA 99201 Location: Generally located at the southwest corner of the intersection of Broadway Avenue and Bowdish Road, in the SW 1/4 of Section 16, Township 25 North, Range 44 EWM, Spokane County, VVashington. Site Address: 721 North Bowdish Avenue, Spokane, WA Parcel Number: County Assessor's t~ parcel no. 45163.0193 Zoning; Urban Residential-3.5 (UR-3.5) zone. The site is also located in the Aquifer Sensitive Area Overlay zone and the Public Transit Benefit Area designated by the County Zoning Code. Comprehensive Plan: Urban category. The property is also located within the Aquifer Sensitive Area, Priority Sewer Service Area and Urban Impact Area designated by the Comprehensive Plan. IUGA: The site is located inside the interim urban growth area boundaries designated by the County pursuant to the State Growth Management Act. HE Findings, Conclusions and Decision ZE-21-00 Page 1 ! ~ r y+ ~ Environmental Review: A Determination of Nonsignificance (DNS) was issued on September 15, 2000. Site Description: The site is 42,054 square feet in size and generally flat in topography. The northeast portion of the site is currently improved with a single-family residence, and associated landscaping. Two detached storage structures are respectively found immediately west and southwest of the site. The remainder of the site is vacant. Public sewer is expected to be extended to the area in the year 2000. rn 1999, the applicant submitted an application to rezone the site to the Neighborhood ~ Business (B-1} zone, along with a variance from the half mile separation distance required for B-1 zones, to allow development of a convenience store. Yn February, Z000, a Hearing Exam.iner pro tem denied the variance application, which rendered the rezone application moot since the project could not meet the development standards of the B-1 zone. See decision in File Nos. ZE-12-99/VE-6-99. Area Road System: Broadway Avenue, CJniversity Road and Sprague Avenue in the area are designated as Principal Arterials by the County Arterial Road Plan. Broadway Avenue is currently improved to 4 lanes with curb, sidewalk and s~reet lighting. Bowdish Avenue and Mission Avenue are designated as Minor Arterials in the area, while Valley VVay to the south is designated as a Collector Arterial. Pines Road (State Route No. 27} is a 5-lane state highway. Pines Road and Sprague Avenue comprise major traffic and commercial corridors in the Valley area of the county, Pines Road provides a route to Interstate 90, immediately north of Mission Avenue. Surrounding conditions: The land surrounding the site is designated in the Urban category of the Comprehensive Plan, is primarily zoned UR-3.5 and is dominated by single-family houses on urban-sized lots, as well as some duplexes. A duplex is found directly west of the subject property. A church and elementary school are located a short distance northwest of the site, along the north side of Broadway Avenue. A church is also located a few hundred feet northeast of the site, along the north side of Broadway. A UR-22 zone developed with multi-family housing is found a quarter mile east of the site, along the south side of Broadway. Several UR-22 zones, improved with multi-family housing or offices, are found further to the west, along or near Pines Road, on both sides of Broadway Avenue. This includes some rezones to the UR-22 zone approved during the 1990s. See County Hearing Examiner Committee decisions in File Nos. ZE•45-92 and PE-1862-95/PUDE-2-90/ZE- 54-95. Some Neighborhood Business (B•1) zones, developed with commercial uses, are found at the westerly corners of Pines Road and Broadway Avenue. Proposal: Application for a zone reclassification from the UR-3.5 zone to the UR-22 zone, for the development of professional offices. The site development plan of record dated June, 2000 illustrates three (3) single-story office buildings on the site, which are respectively 2,200 square feet, 2,204 square feet and 3,200 square feet in size. Parking is illustrated along the west and south boundaries, with entrances to Broadway Avenue and Bowdish Avenue respectively at the northwest and southeast corners of the subject property. The structures on the site would be removed for site development. The application indicated that the site would be developed for HE Findings, Conclusions and Decision ` ZE-21-00 Page 2 r~ i , offices. The environmental checklist indicates that basements may be placed in the buildings for utilities, employee luncheons and record stozage. Twenty (20~ feet of Type ZII landscaping are illustrated along the north and east bounda~ies adjacent to such roads. A 6-foot, sight-obscuring, ornamental wall, along with 3 feet of Type I landscaping, are illustrated along the west and south boundaries. The site plan shows a 25-foot wide future acquisition area for road right of way along Broadway Avenue, and a 15-foot future acquisition area for road right of way along Bowdish Avenue. Drainage swales are illustrated north of the future acquisition area along Broadway Avenue. B. ProceduralInformation: Applicable Zoning Regulations: Spokane County Zoning Code Chapters 14.402 and 14.622 Hearing Date and Location: October 4, 2000, Spokane County Public Works Building, Lower Level, Commissioners Assembly Room,102b West Broadway, Spokane, WA. Notices: Mailed: September 15, 2000, by applicant Posted: September 18, 2000, by applicant Published: September 15, 2000, by County Compliance: The legal requirements for public notice have been met. Hearing Procedure: Pursuant to County Resolution Nos. 9b-0171 and 96-0294 Testimony: Francine Shaw Scott Engelhard Division of Planning Division of Engineering 1026 West Broadway 1026 West Broadway Spokane, WA 99260-0240 Spokane, WA 99260 John Konen Grant Person 110 West Cataldo 11219 East Sundown Spokane, WA 99205 Spokane, V~A 99206 Loretta Hunt 11409 East Broadway Spokane, WA 99206 ~ Items Noticed: Spokane County Generalized Comprehensive Plan, County Zoning Code, County Code, County Standards for Road and Sewer Construction, Coun~y Guidelines for Stormwater Management, and County Arterial Road Plan maps. County Resolution Nos. 99•0261(revising Road Standards), 97-0874 ~revising interim regulations for County IUGAs), 96-0294 (Hearing Examiner Rules of Procedure), 96-0171(Hearing Examiner Ordinance}, 95- 0498 (adopting Standards for Road and Sewer Construction, and Guidelines for Stormwater Management), and 85-0900 (adopting Zoning Code, and Program to Implement Zoning Code). Final land use decisions referenced in Staff Report and in this decision. HE Findings, Conclusions and Decision ZE-21-00 Page 3 r r f Procedural Matters: (1} The Examiner disqualified himself from hearing the rezone and ~ariance proposed for the site in File Nos. ZE-12-99/VE-6-99. This was based on opposition to such proj ect by the nearby Gethsemane Lutheran Church, located northwest of the site, where the Hearing Examiner's brother is a member. Since neither the church nor the Examiner's brother took a position on the current project, the Examiner decided to hear the itiem. The parties at the hearing on the current application were given an opportunity to obj ect to the Examiner hearing the current proj ect, but no obj ections were made. (2) Pursuant to a letter dated 10-13-00 from the applicant's agent, Grant Person, the applicant requested the flexibility to develop the site for community institutianal organizations, such as hospice, food bank, meals on wheels, etc. The Examiner circulated this letter to parties of record, who were given an opportunity to comment on such request. Only one response was received, a letter dated 10-4-00 from Loretta Alice Hunt. III. LAND USE ANALYSIS FYNDINGS UF FACT & CUNCLUSIONS OF LAW A. Approval criteria In considering a rezone application, Washington case law generally provides that 1) there is no presumption in favor of the rezone, 2} the applicant for the rezone must prove that conditions have substantially changed in the area since the last zoning of the property, and 3) the rezone proposal must bear a substantial relationship to the public health, safety or welfare. Parkridge v. Seattle, 98 Wn.2d 454, 462, 573 P.2d 359 (1978); and Bjarnson v. Kitsap County, 78 Wn. App. 840, $99 P.2d 1290 (1995). Some VVashington cases have dispensed with the changed circumstances requirement where the rezone specifically implemented the policies of the comprehensive plan. Bjarnson v. Kitsap County, supt~a; Save Our Rural Environment v. Snohomish County, 99 Wn.2d 363, 370-371 (1983); and Tugwell v. Kittitas County, 90 Wn. App. 1, 8, 951 P.2d 272 (1999}. A comprehensive plan is considered as a general blueprint for land use regulation. Only general conformance with a comprehensive plan is required for approval of a rezone proposal. Citizens foY Mount Vernon v. City of 1~fount Vernon,133 Wn.2d 861, 873 (1997); and Catheart v. Snohomish County, 96 Wn.2d 201, 211-12 (1981). Where the policies of a comprehensive plan conflict with zoning regulations, the provisions of the zoning code will usually be construed to prevail. See Weyerhaeuser v. Pierce County, I24 ~Vn.2d 26, 43 (1994); Cougar Mt. Assocs. v. King County,111 Wn.2d 742, 755-57 (1988}; and Nagatani Bros. v. ~'ommissioneYS,108 Wn.2d 47?, 480 (1987). The County Hearing Examiner Ordinance authorizes the Hearing Examiner to grant, deny or grant with such conditions, modifications and restrictions as the Examiner finds necessary to make a land use application compatible with the Spokane County Generalized Comprehensive Plan and develo ment re ulations. See County Resolution No. 4b-0171, Attachment "A", p g . . . . . . paragraphs 7(d) and sect~on 1 l. Development regulations ~nclude, without limitatlon, the HE Findings, Conclusions and Decision ZE-21-00 Page 4 ~ 1 County Zonin.g Code, the State Environmental Policy Act ~SEPA) and the County's Local Environmental Ordinance (chapter 11.10 of Spokane County Code). Section 14.402.020 of the County Zoning Code authorizes amendments to the Code based on any one of six (6) grounds, without differentiating between amendments to the text of the Zoning Code and amendments to the official zoning map. Zoning Code 14.402.020(1) authorizes the Code to be amended if it is consistent with the Comprehensive Plan and is not detrimental to the public welfare.. Zoning Code 14.402.020(2) authorizes a Code amendm.ent where ";c~hanges in economic, technological, or Iand use conditions has occurred to wa~rrant modification of this Code. These are the most relevant criteria for consideration of a site- specific rezone application. Section 14.100.104 of the County Zoning Code states that the provisions of the Code shall be interpreted to carry out and implement the purpose and intent of the Comprehensive Plan, and the general plans for physical development of the county adopted by the Board of County Commissioners. Zoning Code 14.100.106 indicates that when the provisions of the Zoning Code conflict with the Com.prehensive Plan, or other adopted plans and development regulations, the more restrictive provisions shall govern to the extent legally permissible and the Zoning Code provisions will be met as a minimum. The Comprehensive Plan indicates that the decision guidelines stated in the various sections of the Plan should be used as a resource and guide for approving specific land uses. B. The ~roposed rezone, as conditioned, ~enerallv conforms with the Spokane Countv Generalized Comprehensive Plan; bears a substantial relationship to and will not be detrimental to the public health, safety and ~eneral welfare; and complies with the Spokane Countv Zonin~ Code and other applicable development re~ulations, 1. Applicable policies of Com~rehensive Plan The site is designated in the Urban category of the Comprehensive Plan. The Urban category is intended to provide the opportunity for a"citylike" environment, which includes various land uses, residential development and a high level of public facilities and urban services. It is primarily a residential category of single-family, two-family, multi-family, and condominium buildings along with neighborhood commercial, light industrial, and public and recreational facilities. The Urban category recommends a residential net density range of 1 to 17 units per acre. The more intensive uses in the Urban category, such as light industrial and neighborhood commercial, are expected to be located near or along the heavily traveled streets. The least intensive single-family residential uses should be isolated from the noise and heavy traf~ic, while multifamily structures will usually be a transitional use located between single-family residential and the more intensive areas. See Comprehensive Plan, Section 1, "Purpose" and "Detailed Definition". HE Findings, Conclusions and Decision ZE-21-00 Page 5 ~ Y The Urban category includes the following relevant objectives and decision guidelines: Decision Guideline 1.1.1 Urban development will be approved in a~eas having adequate poweY supplies, wate~, sanitary and storm sewers, streets, and school and fire services provided that such development meets the intent of other Objectives and Decision Guidelines of this section. Decision Guideline 1.1.4 A variety of densities and residential uses should be available to provide a freedom of choice to live in UYban areas with varying densit~es, combinations, or mix of uses (see detailed Urban definitions~. Decisron Guideline 1.1.6 Development utilizing construction methods, site planning and/or landscaping methods which are considered innovative should be approved if the intent of Plan Objectives or Decision Guidelines is maintained. Decision Guideline 1.3.3 All Urban development proposals should require public sanitary and storm sewe~ systems or interim sewer systems to protect water quality. Goal 1.5 Encourage a healthful and pleasing environment in the County's residential areas. Decision Guideline 1.5.1 Buffering and/or landscaping will be used to mitigate the differences between proposed developments and existing uses. Objective 1. S. c Encourage paved streets and sidewalks in existing and future developments where they are appropriate to the nature of the development. Decision. Guideline 1. S. 4 Sidewalk facilities will be required along arterials connecting residential areas with community facilities and/or commercial areas. ~ ~bjective 1.5.e When a neighborhood experiences pressure fo~ change in character, such change shall be permitted upon appropriate review. 4bjective 1.5.8 When determining whether a proposal will change the existing land use character of an area, factors to consider may include: a) the structure height of the proposal in relation to structure height of nearby structures, and b) whether new structures will have a positive or negative impact upon the neighborhood's architectural character. Decision Guideline 1.6.1 Before land use p~oposal are approved they should: a) conform to plans, policies and regulations of County water, sewer, storm sewer, utility and special serviee districts; b) conform to County transpo~tation plans and policies; and c) ident~ and take steps to resolve signi icant adverse impacts upon existing utilities, (i.e. water, sanitary and storm sewers, utility, available and future energy resources), and traffic systems. HE Findings, Conclusions and Decision ZE-21-00 Page b The Transportation section of the Comprehensive Plan desc~bes and designates county arterials into the classes of Principal Arterials, Minor Arterials, etc. All other county roads are considered Local Access roads, under the Arterial Road Plan. See Comprehensive Plan, Section 21. The Arterial Road Plan (ARP) characterizes a Principal Arterial (without controlled access) as a 4 or more lane {including turning lane}, moderately fast facility designed to permit relatively unimpeded traffic flow between major traffic generators, such as the central business district, major shopping centers, major employ~nent distr~icts, etc. Principal Arterials are considered the f~amework road system for the urbanized portion of the county, and are to be located on community and neighbozhood bounda~ies. The ARP indicates that it is to be implemented through adopted arterial road plan maps, adopted road standards, and the County's Six-Year Capital Improvement Plan. Comprehensive Plan, p. 261. . The Arterial Road Plan contemplates 4-8 moving lanes for Principal Arter~als without controlled access. The desired width between curbs for such arterial is 63-111 feet, and the planned right of v~ay width is 100-130 feet, depending on the number of moving lanes. Common features along such arterials include pedestrian crosswalks at signalized intersections, restricted parking, landscaping, drainage, street lighting and separated sidewalks. Channelization, or a center turn lane, should be provided to control left turns, provide space for snow storage, and to protect vehicles and pedestrians. See Comprehensive Plan, p. 246-247, 253-254 and Figure 21-4. The Arterial Road Plan 2-4 moving lanes for Minor Arterials. The desired width between curbs for such a~terial is 48 feet, and the planned right of way width is 80 feet. Minor Arterials may function as 2-lane facilities with on-street parking, or as 4-lane facilities with no on-street parking. Where possible, access to commercial land uses is preferred ~rom a Minor Arterial, rather than directly to a Principal Arterial. Traffic signals and channelization are preferred at major intersections. Pedestrian crosswalks are recommended along Minor Arterials. See Comprehensive Plan, and p. 247, and 256-57. The Transportation section encourages an adequate, efficient, safe, economical and energy- ~ conserving arterial system; one which provides convenient access to homes, employment, shopping, personal business and recreation. Decision Guideline 21.4.2. Decision Guidelines 21.4.5 and 21.5.7 of the Transportation section recommend that the function of existing and future arterials be preserved by controlling land uses, parking and direct access along the arterials. Decision Guideline 21.5.3 encourages land use planning that minimizes the need for high capacity transportation corridors, and encourages land uses in areas that can take advantage of the available capacity of existing arterial streets. Decision Guideline 21.5.11 recommends pedestrian facilities that enhance the safety and convenience of pedestrian travel and to provide access to neighborhood facilities. Decision Guideline 21. I.5 states that sidewalks should at a minimum be provided along all arterial roads and all local access roads which lead to schools, parks and shopping districts. The Arterial Road Plan in the Transportation section recommends the early acquisition of the prescribed right of way width for designated county arterials, though actual road construction within such right of way may be accomplished in phases over time. Comprehensive Plan, p. 253. HE Findings, Conclusions and Decision ZE-21-00 Page 7 r Decision Guideline 21.1.3 states that the review of land use proposals should contain provisions for extenslons, alignments and adequate right of way acquisition for designated County Arterials. Objective 21.1.6 indicates that long-range widening requirements should be considered in developments adj acent to arterials and anticipated arterials, to allow for increased traffic volumes , caused by future developments. Decision Guideline 21.1.13 states that in selecting long-range arter~al improvements, consideration should be given to long-range improvements at significant locations where such improvements will delay or eliminate future high cost reconstruction. 2. Consistencv of proposal with rezone criteria The applicant proposes to rezone the site to the Urban Residential-22 (UR-22) zone for the development of business offices, professional offices, medical offices, andlor community institutional uses such as hospice. The [TR-22 zone, which is proposed for the site, specifically implements the Urban category of the Comprehensive Plan. Zoning Code 14.622.100, sets forth the purpose and intent of the UR-22 zone, as follows: The purpose of the UR-22 zone is to set standards for the orderly development of residential property in a manner that provides a desirable living environment that is compatible with surrounding land uses and assures the protection of proper~y values. It is intended that this zone be used to add to the variety of housing types and densities, and as an implementation tool for the Comprehensive ~'lan Urban Category. General characteristics of these areas include paved roads, public sewer and water, accessibility to schools and libraries, and a full line of public services including manned fire protection and public transit accessibility. O~f ices are permitted in the UR-22 zone in order to ~rovide some of the se~vice needs ~enerated bv hi~h-intensi~v land uses. 1'he highest density residential zone, UR-22 is intended pritnarily for tnultiple family dwellings and is usually located adjacent to major oY secondary arterials. It is used as a tt~ansition between low or medium density multiple family uses and intensive commercial or low intensity industrial uses and to provide for higher density housing in locations close to employment, shopping and major transportation where movements of people can be handled efficiently and with least overalt adveYSe impact. [emphasis added] Medical offices, and business or professional offices, are a permitted use in the UR-22 zone. Multi-family dwellings, duplexes and single-family uses are among the residential uses permitted in such zone, at densities (net) not exceeding 22 units per acre. Hospitals, day care centers, nursing homes/convalescent homes, churches, schools and community residential facilities are among the other uses permitted in such zone. The maximum building height in the UR-22 zone is 50 feet, and the maximum building coverage is 65%. See Zoning Code chapter 14.605. The proj ect is located in an area where urban services and facilities already exist. The proj ect will be served by a high level of public services and facilities, including public sewer and water. The site is located inside the interim urban growth area boundaries designated by the County, pursuant to the State Growth Management Act. The site is located at the juncture of a Principal Arterial and a Minor Arterial, which arterials provide access to the larger transpor~ation HE Findings, Conclusions and Decision ZE-21-00 Page 8 t network in the area and to the commercial corridors existing in the area. The site is located within the Public Transit Bene~it Area designated by the County Zoning Code, where the Spokane Transit Area is responsible for providing public transit service. The environmental checklist submitted for the proj ect indicates that public transit service is available in Broadway Avenue. Higher densities of housing and low intensity business uses, zoned UR-22 or Neighborhood Business {B-1}, are found some distance east of the site along Broadway Avenue, particularly near Pines Road. A number of schools and churches are also found near the site, along Broadway Avenue. Intensive commercial zoning and land uses are found along Pines Road to the east, and Sprague Avenue to the south. ~ A small number of property owners in the vicinity opposed the project, particularly in comparison to the substantial opposition expressed by neighboring property owners against an earlier proposal that unsuccessfully sought to rezone the site to the B-1 zone, for development of a convenience store. Opponents of the current project expressed concerns regarding traffic congestion, pedestrian safety, safety of students walking to nearby schools along Broadway Avenue, light spill from parking lot lighting, increased noise, air quali~y impacts, traffic safety at the intersection of Broadway and Bowdish, conflicts with the residential character of the area, impacts on a driveway located to the north, and the availability of office uses along Sprague Avenue, the Argonne-Mullan corridor to the west, and Pines Road. The traffic analysis for the proj ect indicates that the office uses proposed for the site will not have a significant traffic impact in the area. The level of service (LOS) at area intersections impacted by such uses, including the intersection of Broadway and Bowdish, is expected to remain at LOS B. See letter dated 6-28-00 from John Konen and Kenneth McHenry, P.E. This is a much higher level of service than considered acceptable under the County Standards for Road and Sewer Construction, which is LOS E at un-signalized intersections, and LOS D for signalized intersections. The proj ect will accordingly not have much impact on traffic congestion, traffic safety or pedestrian safety in the vicinity. Sidewal~CS are required along Broadway and Bowdish. The pzoj ect meets the locational criteria of the Urban category and the UR-22 zone for the proposed use, which is a neighborhood commercial type use. Single-famil~ residential uses are discouraged along significant arterials like Broadway Avenue and Bowdish Road. County Engineering provided testimony that the further the driveways on the site were located from the intersection of Broadway and Bowdish, the safer the access. The driveway access located near the northwest corner of the site is located more or less opposite from the private, circular driveway for the single-family property located north of the site, across Broadway Avenue. The owner of such residence expressed concern that traffic ~rom the project would use her driveway as a turnaround. See letter dated 10-4-00. This appears to be a legitimate concern. Ti1e applicant's land use consultant indicated that the driveway in the northwest corner of the site could be moved somewhat to reduce potential use of the private driveway for a turnaround. See testimony of John Konen. The site plan indicates the ability to relocate the Findings, Conclusions and Decision ZE-21-00 Page 9 ~ parking access in the northwest corner of the site a number of feet, to the east or west, to help accomplish such goal. The Examiner has added a condition of approval requiring the applicant to adjust such access as much as possible in the northwest corner of the site, to substantially prevent proj ect traffic from using the neighboring driveway for a turnaround. The project has been designed so that it will have a low profile, similar to neighboring land uses. The applicant proposes single-story buildings not to exceed 24 feet in height. The nearby churches and schools will have a taller profile than the proj ect. The maximum building height in the UR-3.5 zone, which zoning surrounds the site, is 35 feet. The maximum building height in the UR-22 zone is 50 feet. The applicant proposed potential use of the site for community organizational uses, such as hospice, community service, school or church uses. Such uses are generally allowed in the UR-3.5 zone, as well as the UR-22 zone. See Zoning Code Chapter 14.605. The parties of record did not voice opposition to such uses, per se, notwithstanding the same concerns over traffic congestion, etc. The Examiner has added a condition of approval authorizing deveiopment of the site for residential and public/semi-public uses that are permitted uses in both the UR-3.5 and UR-22 zone. The UR-22 zoning requires the installation of 20 feet of Type I landscaping (screen-type) along the west and south boundaries of the site, adj acent to UR-3.5 zoning. The UR-22 zone also requires the installation of 20 feet of Type III landscaping (see-through type) along Broadway Avenue and Bowdish Road. This represents almost 35% of the site. The Zoning Code permits the County Division of Planning to reduce landscaping required along the perimeter of a site if the net effect would be to require more than 15% of the site to be landscaped, provided a greater amount of landscaping is not required by the conditions of approval for the proposal, and provided the landscaping and corresponding setbacks required are those most beneficial to the public. See Zoning Code 14.806.040 through 14.806.080. The Staff Report recommended that the width of required landscaping be increased to 14 feet along the south and west borders of the site, adj acent to UR-3.5 zoning, with a reduction in the width of required landscaping to 5 feet along the north and east borders, adj acent to public roads. T's would still leave more than 15% of the site in required landscaping. The applicant indicated that this amount of perimeter landscaping would be difficult to accomplish, due to the relatively small building area left on the site after setting aside land for perimeter landscaping and future acquisition areas. The size of the building footprint is driven in part by the applicant's desire to keep the proposed buildings single-story, to mitigate height impacts to adjoining properties. Adjoining residential properties to the west and south wili be buffered by a 6-foot high, sight-obscuring, ornamental wa11 constructed along the west and south boundaries of the site. Such wall comp~ies with the requirements of the UR-22 zone for 6-foot high screening along site perimeters adj acent to UR-3.5 zoning. County Division of Planning condition of approval 0 requests that a future acquisition area of 15 feet be provided along Bowdish Road, and a future acquisition area of 25 feet be provided along Broadway Avenue. County Engineering condition of approval #s 8 and 9 make a HE Findings, Conclusions and Decision ZE-21-00 Page 10 f ~ , similar request, although it is the form of a recommendation, rather than a requirement. Such requests are based on the recommended right of way widths for a Principal Arterial and a Minor Arterial in the County Arterial Road Plan, which are respectively 100 feet and 80 feet. Broadway Avenue currently has a right of way width of only 60 feet, and a half right of way width of 25 feet from centerline, adjacent to the site. Bowdish Avenue currently has a right of way width of only 45 feet, and a half right of way width of 25 feet from centerline, adjacent to the site. The County currently has no intent to widen Broadway Avenue, which currently has 4 lanes, to S or more lanes. The County currently has no intent to widen Bowdish Avenue, which currently has 2 lanes, to 3 or more lanes. Under the County Road Standards, Broadway Avenue, a Principal Arterial, could be expanded to a 5-lane section within a right of way of 78 feet. Under the same standards, Bowdish Avenue, a Minor Arterial, could be widened to a 3-lane section within a right of way of 54 feet. See 1999 County Standards for Road and Sewer Construction, p.18-19 and sheet A-1 of Standard Plans. These appear to be the most reasonable improvements to such roads, if they are widened in the future. To achieve such improvements, the County would need an additional 18 feet for Broadway Avenue and an additional9 feet for Bowdish Avenue, compared to the existing right of way widths for such roads. Based on the above discussion, the Examiner has reduced the future acquisition areas needed for such roads along the north and east boundaries to 18 feet and 9 feet, respectively. This would allow a 10-foot s~rip of Type I landscaping to be installed along the south boundary of the site, and a 9-foot strip of Type I landscaping to be installed along the west boundary, and still accommodate the existing building footprints and setbacks illustrated on the site plan of record. To provide uniformity, the Examiner has required the width of landscaping along the west boundary to be 10 feet wide. This may require a minor adjustment in the site design. The Examiner has reduced the required Type III landscaping along the street frontages of the site to a width of 5 feet. Together with the 10 feet of Type I landscaping strips required along the south and west boundaries, approximately 16% of the site would be invested in required perimeter landscaping. This is very close to the 15% guideline referenced in the Zoning Code. The Examiner finds that a width of 10 feet of Type I landscaping is needed along the west and south boundaries to adequately buffer the project from the adjoining residential uses. No deficiencies with regard to the ability of the project, as conditioned, to comply with development regulations have been established in the record. The project has been conditioned for compliance with the development standards of the UR-22 zone and other applicable provisions of the County Zoning Code, and the recommendations of the commenting public . agencies. No public agencies obj ected to the DNS issued for the proposal by the County Division of Planning. The proposal will not have more than a moderate effect on the quality of the environment, and the Examiner concurs with issuance of the DNS. The procedural requirements of chapter 43.21 C RC~ and chapter 11.10 of the Spokane County Code have been met. HE Findings, Conclusions and Decision ~ . ZE-21-00 Page 11 , , 3. Conditions in the area have sufficiently chan~ed in the area since the site was last zoned to ,~ustifv the proposed chan~e of conditions, as conditioned. In applying the changed circumstances test, courts have looked at a variety of factors, including changed public opinion, changes in land use patterns in the area of the rezone proposal, and changes on the property itself. The Zoning Code references changes in "economic, technological or land use conditions" as factors that will support a rezone. Spokane County Zoning Code Section 14.402.020 (2}. V~'ashington courts have not required a"strong" showing of change. The rule is flexible, and each case is to be judged on its own facts. Bassani v. County Commissioners, 70 Wn. App. 389, 394 (1993}, As stated previously, recent VVashington cases have held that changed circumstances are not required if the proposed rezone implements policies of a comprehensive plan. The Examiner found above that the property implements the policies of the Comprehensive Plan. Changed conditions have occurred in the area since the site was zoned for residential development in 1956, under the now expired County Zoning Ordinance, and since the zoning of the site was re-designated to the UR-3.5 zone on January 1,1991, pursuant to the Program to Implement the County Zoning Code. This includes the extension of public sewer; increased traffic; the approval of two rezones to the UR-22 zoning in 1992 and 1995 on sites located east of the site, near Pines Road, for offices and multi-family development; increased commercial development and zoning along Pines Road; and designation of the site within the County's IUGA boundaries. IV. DECISI4N Based on the above Findings of Fact and Conclusions of Law, the application for a rezone to the Urban Residential-22 (CTR-22) zone is hereby approved, subject to the conditions of approval of public agencies stated below. Any conditions of such agencies that have been added or significantly revised by the Hearing Examiner are italicized. Failure to comply with the conditions of this approval may result in revocation of this approval by the Hearing Examiner. This approval does not waive the applicant's obligation to comply with all other requirements of other agencies with jurisdiction. SPOKANE COUNTY DIVISIUN OF PLANNING l. All conditions imposed by the Hearing Examiner shall be binding on the "Applicant," which term shall include the owner (s) and developer {s) of the property, and their heirs, assigns and successors. 2. The zone change applies to the County Assessor's tax parce145163.0193, as conf'igured at the time of this decision. I-~ Findings, Conclusions and Decision ZE•21-00 Pa e 12 g 3. The proposal shall comply with the Urban Residential-22 (tJR-22) zone, the Aquifer Sensitive Area (ASA) Overlay zone, and other applicable sections of the Spokane County Zoning Code, as amended. 4. The proposal shall comply with the Spokane County Subdivision Ordinance, as amended. 5. The site shall be developed in substantial conformance with the site plan of record dated June, 2000, subject to compliance with the conditions of approval and applicable development standards. The conditions of approval shall control over development standards. Use of the site shall be restricted to business or professional office; medical office; and/or residential and public/semi public uses that are permitted uses in both the UYban Residential-22 (UR-22) and Urban Residential-3, S(UR-3. S) zones. Va~iations may otherwise be peYmitted administratively by the County Division of Planning, or by the Hearing Examiner thYOUgh the public hearing process, in accordance with Section 14. 504. 040 of the County Zoning Code. 6. Required perimeter landscaping for the subject site shall be as follows: East property line, adj acent to Bowdish Road: 5 feet of Type III behind the FAA North property line, adjacent to Broadway Avenue: 5 feet of Type III behind the FA.A ~Vest property line, adjacent to UR-3.5 zone: 10 feet of Type I South property line, adjacent to UR-3.5 zone: 10 feet of Type I 7. Approval is required from the Director of the Division of Planning/designee of a specific lighting and signing plan for the described property, prior to the release of any building permit. 8. Direct light from ar~y exterior area lighting fixture shall not extend over the property boundary. 9. A specific landscape plan, planting schedule and provisions for the maintenance acceptable to the Director of the Division of Planning shall be submitted with a performance bond or other suitable guarantee for the project prior to release of any building permits. Landscaping shall be ~ installed and maintained so that sight distance at access points is not obscured or impaired. 10. The Division of Planning shall prepare and record with the County Auditor a Titie Notice specifying a future land acquisition area for road right of way and utilities. The reserved future acquisition area Title Notice shall be recorded within the same time frame as an appeal and shall provide the following: a. At least nine (9) feet of reserved future acquisition area for road right of way and utilities, in addition to the existing or newly dedicated right of way along Bowdish Road. b. At least eighteen (18) feet of reserved future acquisition area for road right of way and utilities, in addition to the existing or newly dedicated right of ay along Broadway Avenue. c. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. HE Findings, Conclusions and Decision ZE-21 •00 Page 13 d. No required landscaping, parking `208' areas, drainfield or allowed signs should be located within the future acquisition area for road right of way and utilities. If any of the ~ above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. e. The future acquisition area, until acquired, shall be private pro e and ma be used as p ~Y Y allowed in the zone, except that any improvements ~such as landscaping, parking, surface drainage, drainfield and signs} shall be considered interim uses. f. The property owner shall be responsible for relocating such interim improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 1 l. The D~vision of Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a result of approval of a land use action. This Title Notice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in full or in part, by the Division of Planning. The Title Notice shall generally provide as follows: "The parcel of property legally described as ;insert legal description~ is the subj ect of a land use action by the Spokane County Hearing Examiner on November 14, 2000, imposing a variety of special development conditions. File No. ZE-21-00 is available for inspection and copying in the Spokane County Division of Planning." 12. Any division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Planning/designee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal . ordinances and deveiopment regulations, as amended. 13. The applicant shall contact the Division of Building and Code Enforcement at the earliest possible stage in order to be informed of code requirements administered/enforced as authorized by the State Building Code Act. Design/development concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. 14. Building height in the project shall not exceed 24 feet. 15. The applicant shall adjust the location of the driveway access proposed in the northwest corner of the site to discourage use of the circular driveway for the residential property located across Broadway ~4venue from the site as a turnaYOUnd, by project tra~c. ~ HE Findings, Conclusions and Decision ZE-21-00 Page 14 ~ SPOKANE COUNTY DIVISION OF ENGINEERING AND ROADS Prior to release of a building permit or use of the property as proposed: 1. Access permits for approaches to the County Road System shall be obtained from the County Engineer. 2. The applicant shall submit for approval by the Spokane County Engineer sidewalk, drainage and access plans. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project that is to be occupied or traveled by vehicles. 4. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable County standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 5. Sidewalks are required along Broadway Avenue and Bowdish Road. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane County Resolution No. 99-0265, as amended, and are applicable to this proposal. 7. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subj ect to inspection and approval by the County Engineer. 8. The County Arterial Road Plan identifies Broadway Avenue as a 100 foot Principal Arterial. The existing half right of way width of 25 feet, measured from centerline, is not ~ consistent with that specified in the plan. In order to implement the Arterial Road Plan and the County StandaYds for Road and Sewer Construction, a strip of property at least 18 feet in v~idth _ along the Broadway Avenue frontage shall be set aside in reserve. This property may be acquired by Spokane County at the time when arterial improvements are made to Broadway Avenue. 9. The County Arterial Road Plan identifies Bowdish Road as an 80 foot Minor Arterial. The existing half right of way width of 25 feet, measured from centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road Plan and the Coun~y Standards for Road and Sewer Construction, a strip of property at least 9 feet in width along Bowdish Road frontage shall be set aside in reserve. This property may be acquired by Spokane County at the time when arterial improvements are made to Bowdish Road. 10. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicant's property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation HE Findings, Conclusions and Decision ZE-21-00 Page 15 ~ regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or ~ relocation costs and to make arrangements for any necessary work. 1 l. The applicant shall grant applicable border easements adjacent to Spokane County right of way per Spokane County standards. SPQKANE REGIONAL HEALTH DISTRICT l. The sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. 2. V~ater service shall be coordinated through the Director of Utilities, Spokane County. 3. Water service shall be by an existing public water supply when approved by the Regional Engineer (Spokane), State Department of Health. 4. A public sewer system shall be made available for the project and individual service provided to each lot prior to sale. 5. The use of private wells and water systems is prohibited. SPOKANE COUNTY DIVISION OF UTILITIES l. A wet (live) sewer connection to the area-wide public sewer system shall be constructed. A sewer connection permit is required. Commercial developments shall submit historical and/or estimated water usage prior to the issuance of the connection permit in order to establish sewer fees. 2. The applicant shall submit expressly to Spokane County Division of Utilities, "under separate cover", only those plan sheets showing sewer plans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. 3. Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the sewer connection permit. 4. Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer connection permit. Sewer charges may include connection charges and general facilities charges. Charges may be substantial, depending on the nature of the development. 5. Any water service for this proj ect shall be provided in accordance with the Coordinated ~Vater System Plan for Spokane County, as amended. SPOKANE COUNTY AIR POLLUTION CONTROL AUTHORITY 1. All applicable air pollution regulations must be met. HE Findings, Conclusions and Decision ZE-21-00 Page 16 f L ~ / DATED this,l4~' day of November, 2000 SPOKANE COUNTY HEARING Ex;AMINER ~ , ~ ~ Mic ael C. Dempsey, WSBA # 23 NOTYCE OF FINAL DECISION AND NOTICE OF RIGHT TO APPEAL Pursuant to Spokane County Resolution Nos. 96-0171 and 96-0632, the decision of the Hearing Examiner on an application for a zone reclassification and accompanying SEPA determination is final and conclusive unless within ten ~10) calendar days from the Examiner's written decision, a party of record aggrieved by such decision files an appeal with the Board of County Commissioners of Spokane County, ~ashington. However, RC~V 36.70B.110 (9) indicates that administrative appeals of county land use decisions and SEPA appeals shall be filed with the board of county commissioners within fourteen (14) calendar days of the date of the decision. ~ This decision was mailed by certified mail to the Applicant, and to other parties of record by regular mail, on November 14, 2000. Depending on which appeal period referenced above legally applies, and counting to the next business day when the last day for appeal falls on a holiday or weekend, the a~peal closin~ date is either November 27~ Z000 or November 281 2000. The complete record in this matter, including this decision, is on file during the appeal period with the Office of the Hearing Examiner, Third Floor, Public Works Building,102d West Broadway Avenue, Spokane, V~ashington, 992b0-0245, (509) 477-7490. The file may be inspected during normal working hours, listed as Monday - Friday of each week, except holidays, between the hours of 8:30 a.m. and 5:00 p.m. Copies of the documents in the record will be made available at the cost set by Spokane County, HE Findings, Conclusions and Decision ZE-21-00 Page 17 . ENGINEER' S REV~~W S~EET Project Status Achvc ,A5 E3uilt Plans Reccived Rezone File ZE'~021'~0 Road Pl~ns Approved Companion Filcs: 1~1ew Road Scand~rds 5-1 ~-~5 hlvlar ' Relatcd Fileti: 1L-0O1Z-99 HcAring: 13u~l~ling llepc: Technical Rcview; 07l27I2000 01:15 Preliminary Rcview: Type: Large Lot f~ Bidg. Squnre Fe~t ~ Date Recei~~ed: 07'06/200U No. [.uts: No. Acres: Project Na.aie UR-3.5 TO UR-22 PROFESSIONAL OFFICE COURT . Site Addr~ss W. BOWDISH, S. 6ROADWAY, E. PIERCE, N. SPR(NGFIE~.D, Applirant R~nge-Township-Sectinn: ~4 - 25 • 1~ PARCEI.(S): (first 20) J Cr~nt Persc~n Conditions Mailed: 451 G~.0193 Hlaod Zone No l0' S. i~lu«~~rd St , Su0 1~ti'ater Source Public SPOKANF, ~4~A ~~Z04 5e~~cr Source Phc~ne Scfiool Qist 356 ~ (~(19) fi23-1000 Fire Dist 1 Phone Dist Eng I3illing O+~aer Wesley & Ma,ry Schmidt SONRiSE LAND LLC SONRISE LAND I.LC I( 219 Sundown Dr l 1219 E. Sundown SPOKANE, WA 9920(~- SPOKANF., Vi~A 9920f,- Surveyor I'hone Ah~nc Richard E Waltri (S09} ~22•3575 (509) 6~2•3575 p DAVID EVNS & ASSOCIA'I~S ~509) 92$-0160 110 W. CatalCO Av Signcci Namc: J c,RANT PE(ZSON SPOKANI~, ~~';~1 99201- I3uilding Ph: ~77•3b75 i Aianning f'h: ~77-'2i1~ Contxct: RUNALD 1-[A~Ia phan~ (S09) 327-8697 Date Submitted DescriPtion Initials ~ Eng Need ~'echnically Complete Eng N~ed I~arvard Rd Mitigation Eng Need Qrainage P1ans Eng Need Tr~t~'ic Analysis Eng Need Other U6/?9.i2Q0U Cng Agree Pay Fces Received Eng Final Plat Fees Completed Copy to Accounting Eng Agre~ Priority Fees Received 07/03I2040 Eng Prelim Plat Fees Completed / ,r Notice ta Public ~ Notice to Public # 1 3 4 6 Completed - or Nceds to be signed + ~ Desi~n Deviatian I?ates (in-0ut} l - ~ / I l - I l 1 / - ! ! ' ~ l/ 1 I ! l ~ I / I I I I $ana quannes ror dra~nage ~tem calculated Hearing Date Decision ~ App ~ Den Cond Appld BCC Appealed to BCC Decision App Den Cond Appld Court Appealed to Coun Decisian App Dcn Cond Appld ~ / Stamped Mylars to 5~cretary (Sandy) / / Scumped 208 Lot Plans to Secr~tary (Sandv) ~ . . ~ • , ' , • + . . , , , ` =.t ~ r ~ ~ ~ 9 ~ . , , . . , ~ ~ STAFF REPORTTO THE~HEARING EXAMINER , File ZE-21-00 ~ ~ DIVlSION OF PLANNING SPO ~0 ~ K~~ vN;TY HEARING DATE: October 4, 2000 at 1:30 p.m. FI~E ZE-21-00 PROJECT PLANNER: Deanna VUaiter, Associate Planner PROJECT DESCRlPTlON: A request for a zone recfassifiication of approximately 1 acre (42,054 square feet) from Urban Residential-3.5 ~UR-3.5) to Urban Residential-22 ~UR-22) for the purpose of developing commercial office space and forthose uses allowed in the Urban Residential-22 (UR-22) zone. , Pro~ect Data T Project Location and Address: The address of the subject site is 721 North Bowdish Road. The site is generally located at the southwest corner of the intersection of Broadway Avenue and Bowdish Road, in the SW %4 of Section 16, Township 25 N., Range 44 EWM, Spokane County, Washington Parcel Number: 45163.0193 Applicant and Agent: John Konen 110 West Cataldo . Spokane, WA 99205 ~ ~509) 327-8697 ~wner: Sonrise Land, LLC. & Wesley and Mary Schmidt clo Grant Person 107 South Howard Street STE. 500 Spokane, WA 99201 ~509)622-3575 Comprehensive Plan Desi~nation: Urban (U) Existing Zonin~: Urban Residential-3.5 (UR-3.5) Existing Land Use: The site is occupied by a single family residence and two accessory structures. Surroundin~ Zoning and Land Uses: ~ • North: T Land located north of the subject site is zoned Urban Residential-3.5 (UR-3.5). Land in this area is occupied by a church on the nor~heast corner of the intersection of Broadway Avenue and Bowdish Road and medium density single family residences. ~ South: Land located south of the proposal is zoned Urban Residential-3.5 ~UR-3.5~. Land use in this area is primarily medium density single family residences which transition into commercial development along the Sprague Avenue business corridor, • East: Immediately east of the subject site land is zoned ZE-21-00 Staff Report - October 4, 2000 Public Hearing 1of11 , • , • . • • , ~ • • . ~ . ' ~ . ~ • e _ . ~ . ~ : - : ~ : ~ - ~ ~ : ~ : ~ : ~ ~ - - Urban Residentiai-3.5 (U R-3.5}. Approximately '/4 ~ ~ ; ~ - ~ _ ~ , ~ ~ - ~ - : ~ mile to the east of.the site, along Broadway Avenue, ~ - . ~ = . . - ~ r . land transitions into areas zoned Urban Residential- , ~ - ~ ~ ~ ~ ~ . : - : : 22 (UR-22) and Neighborhood Business (B-1). Land ~ : ~ . - ~ - _ ~ : ~ - ~ ~ ~ - = . use immediately east of the proposal is medium . _ . - . . . . ; - _ - density single family residences with duplexes, ~ ~ , ~ ~ - ~ ~ : _ . multifamily residences, a jr. high school and - - , ~ , ~ : ~ - ~ : . - ~ ~ - professional offices focated further east along ~ ~ Broadway near the intersection of Broadway Avenue ~ ~ ~ ~ and Pines Road. • West: West of the subject site land is zoned Urban Residential-3.5 (UR-3.5) which is primarily occupied by medium density single family residences. A church and elementary school are located a short distance to the west of the site. Known Land Use Proposals and No land use applications have been submitted Recent ProjectApprovais in the recently that have not been issued a decision. Land Area of this Project: use applications approved within the vicinity of the : - . proposal within the last ten years inc{ude the ~ following: • Conditional Use Permit ~file no. CUE-7-91) for a Home Industry to allow an upholstery business as an accessory use to an existing single family residence was approved on July 28, 1991 for tax parcel 45163.0435. • Conditional Use Permit (file no. CUE-9-94) for a beauty salon was approved on June 17, 1994 for tax parcel 45164.0331. . A zone reclassification (~le no. ZE-15-92) from ~ Urban Residential-3.5 to Urban Residential-12 , was approved on May 22,1992 for the purpose of developing multifamily residences. • A zone reclassi~cation ~file no. ZE-54-95} from Urban Residential-3.5 to Urban Residential-22 ~ was approved on January 26,1996 for the ~ purpose ofideveloping uses allowed in the Urban Residential-22 zone. • A zone reclassification from Urban Residential- 3.5 to Urban Residential-12 (file no. ZE-48-93) and a and Change of Gonditions (file no. ZE- 83C-82) was approved on January 24, 1994 for the purpose of developing multifamily residences. • A preliminary plat/planned unit developmentlzone reclassification (file no.s PE= 1862-92IPUDE-11-92/ZE-45-92) was approved on January 29, 1993 for the purpose of developing phase II of the Broadway Professional Building. • A zone reclassification ~file no. ZE-38-93} from Urban Residential-3.5 to Urban Residential-7 was approved on November 18, 1993 for the purpose of developing two duplex units. ~ • The final plat of Moffit Court PUD (~le no PE- 1594-90IPUDE-2-901ZE-7-90) was approved on September 25, 1990 for the subdivision of 1,8 acres into 3 lots for residential development. • Final short plat (file no SP-946-94) was approved zE-2 ~ -ao Staff Report - October 4, 2000 Public Hearing 2of11 0 , ` / . . . . t! . . y ~ - ~ . ~ - . . , . . - - - on May 21,19997 for the division of 0.8 acres ~ ~ ~ ~ - ~ ~ . ~ ~ - - - - - ~ ~ ~ into 2 lots for duplex development, , _ Land Division-Status: ~ The site is described as a po~tion of Tract 89 of the . ~ . ; : ~ ~ : , , ~ - . - - ~ . . v Opportunity Subdivision. The property has not ~ . : - ~ : ~ ~ - received formal platting approval or exempt status as . , ~ - - . : ~ ~ _ . ~ ~ ~ per RCW 58.17, Plats, Subdivisions and Dedications. ~ . Prior to any construction activity on site, the property ~ ~ . shall receive approval of a Certificate of Exemption pursuant to Section 12.100.110~1d) of the Spokane ~ County Subdivision Ordinance. The Certificate of Exemption is required regardfess whether the proposal is approved or denied. Shoreline Desi~nation: Not applicable. Water Purveyor: The site is in the service area of Modern Electric ~ Water Company and will be served by a public water system. Use of private we(Is and water systems is - prohibited. Sewage Disposal: The proposal shall be served by the Spokane County sewer system. Sewer is not yet available to serve the site but is planned to be extended to this area sometime this year. The use of individual on-site sewage systems sha(I not be authorized. Fire District The subject site is in Spokane County Fire District No. 1. The Fire District has indicated no objection to ~ the proposed zone reclassification. Fire protection ~ measures will be addressed at the time a building permit is requested. School Districtand nearest K-12 The proposal is located in Central Va{ley School schools: District No. 356. The public schools located nearest to the proposal include 6roadway Eiementary School, North Pines Jr. High School and University Senior High School. Central Valley School District was contacted regarding this proposal and no comments were received. Nearest Arterial and Distance: Broadway Avenue lies north of and adjacent to the ~ project site. The Spokane County Arterial Road Plan identifies Broadway Avenue as a Principal Arterial with a planned right-of-way width of 100 feet. The ~ existing halfi right-of-way width is 25 feet and Spokane County Engineering is requesting 25 fie~t be set aside in reserve. Bowdish Road lies east of and adjacent to the project site. The Spokane County Arterial Road Plan identifies Bowdish Road as a Minor Arterial with a planned right-of-way width of 80 feet. The existing half right-of way width is 25 feet and Spokane County Engineering is requesting 15 feet be set aside in reserve. A traffic distribution analysis dated June 28, 2000 was conducted by David Evans and Associates affirming the results of a May 4,1999 evaluation by Inland Pacific Engineering (currently known as Colorado Land Company) which determined the proposal will not impact the current Level of Service B(LOS B} of the intersection of Broadway and Bowdish. Nearest Parks and Distance: The County park facilities located nearest to the _ proposal are Balfour Park, located west ofi the site on Broadway Avenue and Valley Mission Park, located ~ ZE-21-00 Staff Report - October 4, 2000 Public Hearing 3of11 . - ' a ~ ~ • L T ~ ~ . _ : ~ _ - . - ~ _ , ~ ~ ~ . ~ approximately 3/ mile northeast of the site on Mission ~ = ~ - ~ ~ ~ Avenue. , _ Nei~hborhood.~Association: . ~ - Not Appiicable ~ This proposa! is located inside the IUGA. • This proposal is not located within a Joint Planning Area. • This proposal is located inside a Public Transportation 6enefit Area (PTBA). Due to the route and schedule changes, the connecting service cannotbe accurately identi#ied. • This proposal is located outside ali ~ 000' notification boundaries of designated Natural Resource Lands. GMAICritical Areas Aquifer Recharge Area: The subject site is located inside both the Priority Sewer Service Area (PSSA) and the Aquifer Sensitive Area (ASA) Overlay zone. Fish & Wildlife Habitat Conservation Areas: The Spokane County Critical Area map for Fish and Wildlife Habitat does not identify wildlife habitat on the subject site. Floodplain: ~ Review of FIRM indicates the project site is located in Zone C and outside the 100 year flood plain, Geologicaily Hazardous Areas: Review of the Spokane County Critical Area ~ map for geological{y hazardous areas indicates no erodible soils exist on site. Wetlands: The Spokane County Wetland Inventory map does not illustrate wetlands on the subject site. SEPA ❑ DNS issued September 15, 2000 ❑ Comment period ended October 2, 2000 C] Appeal period ends the same time as the appeal time frame for the proposed land use action ~ expires. Noticinq Published: The Notice of Hearing and DNS was advertised Spokesman Review legal section on September 15, 2400. Mailed: Notice of Application and the Notice of Hearing was mailed to taxpayerslowners of property located within 400 feet of the boundaries of the subject site on August 8 and September 18, 2000, respectively. Site Posted: The deadline for the applicant to post the site was September 18, 2000. 1724 Com~liance Dates Application Accepted as Counter Complete: June 28, 2000 Determination of Completeness issued: August 8, 2000 Date Notice of Decision is Due: December 8, 2000 ZE-21-00 Staff Report - October 4, 2000 Public Hearing 4 of 11 . t~ ~ • ' ~ • J ' , Reviewin~ Aqencies A total of 12 agencies were notified of the proposal and comments were solicited. Final comments were due September 20, 2000. . . „ . , Agencies Notified ~ . - --Response . ~Date ~ -Agencies Noti~ed = ~ ~ : ~ ~ Response ~ ~ Date _ ~ ~ : ~ ~ ~ Received ~ Received _ ~ ~ ~ ~ ~ - - ~ Received ~ - " Received ~ Spokane County Division Yes 9/8/00 Spokane County Yes 717100 of Engineering and Roads Division of Engineering; Developer Services Spokane County Division Yes 9114I00 Spokane County Yes 7126100 of Utilities, Inforrnation Division of Utilities, Management Stormwater Utility Spokane Regional Nea(th Yes 9/20/00 Spokane County No District Division of Building and Code Enforcement Spokane Regional No Modern Electric Water Yes 7112100 Transportation Council Co. Spokane County Fire Yes 7124100 Spokane Transit No ~ Protection District No.1 Authority Centra! Valley School No Spokane County Air No District No. 356 Pollution Control Authority Responses from the Public: The Division of Planning received two (2} (etters in opposition to the proposal. The letters cite traffic cangestion and pedestrian safety problems. A~traffic distribution letter was submitted on June 28, 2000 for review by Spokane County Engineering. Review comments are in the form of Conditions of Approval. Description of the Site: The subject site is located on the southwest corner of the controlled intersection of Broadway Avenue and Bowdish Road in the Spokane Valley. The site is approximately 42,000 square feet in size and is flat in topography. A single family residence is located near the intersection of Broadway Avenue and Bowdish Road. Two storage structures are also located on site, one immediately to the west and one immediate(y southwest of the residence. The site includes landscaped areas and undeveloped land. Description of Surroundin~ Neiqhborhood: The surrounding neighborhood is primarily residential in character and includes a mix of single family and two family ~duplex) homes, churches and schools. Existing commercial development can be found less than'/2 mile to the east near the intersection of Broadway Avenue and Pines Road and to the south along the Sprague Avenue corridor. Broadway Avenue is a paved four lane road with curb, sidewalk and street iighting on both sides of the street. Bowdish is a paved two lane road with curb and sidewalk on both sides of the street b~t does not include street lighting. Most utilities are located befow grade with the exception of electricity, which is p~ovided above grade along the south side of Broadway and the west side of Bowdish. Backqround: The subject site was included in a land use application in 1999. The applicant/property owner submitted an application for a zone reclassification to Neighborhood Business (6-1 ZE-12-99, and a Variance, VE-6-99, firom the development standard requiring that B-1 zoning may not be located any closerthan'/z miie from another B-1 zone. A public hearing was held on the proposaf on January 26, 2000. The Hearing Examiner denied the variance with no findings on the zone reclassification on February 9, 2000. ZE-21-00 Staff Report - October 4, 2000 Public Hearing 5of11 . ~ . 1 . • ~ ~ ~ ~ ~ ~ • ~ StaffAnafysis: Site Development Plan: The site development plan of record submitted to the Division of Pianning on June 28,2400, illustrates three ~3) one-story professional office buildings varying in size from 2,200 to 3,200 square feet. The structures appear to be centrally located on the prope~ty with parking located on the south and west sides property. Landscaping on the si#e plan is minimal and the ~ applicant is requesting a reduction in landscaping citing Section 14.806.080 of the Zoning Code. This section of the code allows a reduction in landscaping to 15% of the total iot area if the standards set forth in Section 14.806.040 for type and width are met, A 6 foot ornamental wall is also illustrated on the site plan per 14.622.365. A reduction of required landscaping to meet the 15% requirement for this site would be allowed but we would offer as a possible condition of approval that the landscaping be minimized on the east and north sides instead of the proposed reduction to 3 feet of Type 1 on the west and south property lines. The maintenance of the maximum width landscaped strip will assist in reducing the impacts of this business on the adjacent residential properties. After analysis of the site plan and the above referenced regulations, it is suggested that a 5 foot strip of Type III on both the east and north property lines and a 14 foot strip of Type I on the south and west property lines remain to fulfill the landscaping requirement forthis proposal. Parking for the three office buildings shall be as defined in Section 14.802.044 and may vary between 22 and 45 spaces depending on the office use ~professionallmedical/dental/veterinarian~, based on the proposed square footage of the three structures. No proposal has been submitted for signage/lighting and no signs/lights are indicated on the site plan of record. Any signage and lights for this site shall comply with Sections 14.804 and 14.802.100 of the Spokane County Zoning Code. Comprehensive Plan: The subject property is located in the Urban category of the Comprehensive Plan, inside the Urban ImpactArea (UTA) and inside the lnterim Urban Growth Area boundary (IUGA} established to implement RCW 36.70A, the Growth Management Act. The Urban category is intended to provide a city-like environment which includes various land use, public facilities and services. Urban areas wi(I be the most intensely developed of all ~ categories and is primarily a residential category of single family, two-family, multifamify, and condominium buildings with residential net densities ranging from 1 to 1l dwelling units per acre. The more intensive land uses such as {ight industrial and neighborhood commercial will be located near heavily traveled streets, while the least intensive uses will be isolated from the noise and heavy traffic~ Although the site is not proposed for multi-family dwellings, the requested Urban Residential-22 (UR-22) zone is i~tended to implement the Urban category of the Comprehensive Plan and alfows a maximum residential net density of 22 dwelling units per acre (see Chapter 14.622 of the Spokane County Zoning Code). The applicant is also requesting those uses allowed in the Urban Residential-22 (UR-22) zone. The Goals, Objectives and Decision Guidelines identified in Section 1 of the Comprehensive Plan are used to determine whether a proposal in the Urban category should be approved, approved with conditions or denied. A detailed description of the applicable Goals, Objectives and Decision Guidelines is provided below and an analysis of how the proposal does or does not comply with these policies. The proposal demonstrates consistency with the detailed definition of the Urban category in that the site is located adjacent to the intersection of two arterials, The Spokane County Arterial Road Plan identifies Broadway is as a Principal Arterial and Bowdish as a Minor Ar#erial. (An arterial is a major traffic thoroughfare.) Public utilities and services are available to serve the site and inciude public water and sewer, paved streets, electricity, telephone, gas, cable services, schools, zE-z~-oo Staff Report - October 4, 2000 Public Hearing 6 of 11 . , • . . ~ ~ f ~ ~ . parks and libraries. Manned fire stations, medica~ faci~ ties, and post offices are also available. In order to buffer the proposed commerciaf activity from the adjacent single family development, landscaping is iliustrated along the south and east property lines and an increase in this landscaping is recommended as a condition of approval. When reviewing the Goals, Objectives and Decision Guidelines of the Urban category, there are few that address professional offices. Goal 1.5, Objective 1.5.c and Decision Guideline 1.5.4 encourage a healthful and pleasing environment in residential areas through the provisions of sidewalks connecting residentia( areas with community facilities and commerciai areas, Both Broadway Avenue and Bowdish Road have been constructed with sidewalks along the frontages of the site that connect to residential development surrounding the subject site. Therefore, this recommendation has been satisfied. Objective 1.5.e and Decision Guideline 1.5.8 identify that when a neighborhood experiences pressure for change in character, such change shall be permitted upon the "appropriate review". The appropriate review must take into consideration structure height in relation to height of structures surrounding the site and impact to the established architectural character of the neighborhood. The subject site is in an area where development circumstances have not changed since the initial adoption of the Urban category (1980}. Few zone reclassifications have occurred within the immediate vicinity of the proposal for commercial development. This may be due to the variety of businesses existing that serve the needs of the neighborhood. 1Nhen reviewing the site development plan of record dated June 28, 2000, building heights of 24 feet were i{lustrated. The Zoning Code limits building height of structures within the Urban Residential-22 (UR-22) to 50 feet. . Site inspection indicates no structures exist in the area that are greater than two stories in height. In order to assure the proposed structure does not exceed the height of existing structures in the neighborhood, the Division of Planning is recommending as a condition of approval that buil~ing height be limited to one story and no greater than 19 feet in height. No consistent architectural character exists in the vicinity as residential and commercial building styles vary and therefore, the proposal will not adve~sely impact the character of adjacent development. Urban areas do allow intensive land uses such as commerciallprofessional offices and neighborhood commercial when they are located near heavily traveled streets. Less intense commercial land uses are smal~ scale retail and office uses providing (ocal facilities to serve the everyday needs of the surrounding neighborhood and are typically implemented by the Urban Residential-22 (UR-22) and Neighborhood Business (B-1) zone. Least intensive uses, such as single-family residences, wi(I be isolated from the noise and heavy traffic. Due to the variety and mix of land uses and activities vuithin Urban areas there are few land uses that would be inappropriate. Many uses require screening or other performance standards to increase compatibility between dissimilar fand uses. Land within the Urban category of the Comprehensive Plan is provided with a full range of public utilities and facilities including public water and sanitary sewer systems, storm sewer systems, paved streets, electricity, telephone, gas, cable services, schools, parks and libraries. Manned fire stations, medica! facilities, government offices and post offices may be dispersed throughout these areas. zE-z~-oa Staff Report - Octaber 4, 2000 Public Hearing 7of11 . ~ ~ ~ ~ / ~ • ~ ~ ~ i~ Goal 1.6, Objective 1.6.a and Decision Guideline 1.6.1 recommend that an orderly pattern of development be established in relation to the extension of water and sewer service. Prior to approval land use proposals should conform to utility and transportation plans and take steps to mitigate impacts on existing utility and transportation systems. The site will be served by the Modern Electric Water Company and the County sewer systems. The Division of Utilities and the Division of Engineering have recommended conditions of approval to ensure consistency with utility and transpor~ation plans. In s~~n~nary, the proposal is generally consistent with the Goals, Objectives and Decision Guidelines of the Urban category of the Comprehensive Plan if developed as conditioned. Zoning Analysis: The purpose of the Urban Residential-22 (UR-22) zone is to set standards for orderly development of residential property in a mannerthat provides a desirable living environment that is compatible with surrounding land uses and assures the protection of property values. It is the intent of this zone to be used to add to the variety of housing types and densities, and as an implementation tool forthe Urban category of the Comprehensive Plan. General characteristics of these areas include paved roads, public sewer and water, accessibility to schools and libraries, and a full line of public services including manned fire protection and public transit accessibility. The highest density residential zone, UR-22, is intended primarily for multifamily dwellings less intense office space and is usually located adjacent to major or secondary ar~erials. It is used as a transition between low and medium density multiple family uses and intensive commercial or low intensity industrial uses and to provide for a higher density housing in locations close to employment, shopping and majortransportation routes where movements of people can be handled efficiently and with the least overall adverse impacts. The proposal is generally consistent with the Purpose and Intent of the Urban Residential-22 (UR- 22) zone. The site is located adjacent to two arterials. Modern Electric VIlater Company has agreea to provide public water and sewer service wil be provided by Spokane County Division of Utilities. ~ther services available include manned fire protection, pubiic transit and a post office. The site is located in the midst of single family residential, with two churches just north of the site, across Broadway Avenue. Commercial development is located approximately'/2 mile to the east and south at Pines Road and Sprague Avenue. Proposed Buildin.qs: Three single story buildings are proposed. Structure sizes are between 2,200 and 3,200 square feet. Buildinq Footprinf Area: 23.5% of the net site area ~32,345.90 square feet after Future Acquisition Area is deducted}. Section 14.622.330 of the Zoning Code allows a maximum of 65°/o of the total lot area to be covered by building footprint. Maximum Sfrucfure Herqhf: Section 14.622.335 of the Spokane County Zoning Code limits maximum building height in the existing Urban Residential-22 ~UR-22} zone to fifty ~50) feet. The site plan calls out the proposed structures as single story with a maximum height of 24 feet. The Division of Planning suggested the Hearing Ex~niner considered limiting building height to a maximum of 19 feet above grade to be consistent with height limitations of the surrounding UR-3.5 zoning. Buildinq Sefbacks: Detailed review to determine compliance with the development standards for minimum yards and setbacks is recommended to be administrative and to occur at the Building Permit stage. ZE-21-00 Staff Report - October 4, 2000 Public Hearing 8 of 11 k f a ~ ~ ~ Required Sefbacks Front yard 25 feet from the (Bowdish/Broadway) line of Future Acquisition Area ~ Flanking yard (Bowdish/Broadway) 25 feet from the line of Future Acquisition Area Side yard 5 feet per story Rear yard 15 feet Parkinp Proposed Required 38 stalls To be determined at the time a building permit is requested Landscapinp: Required Adjacent to Broadway 20 feet of Type III - Adjacent to Bowdish 20 feet of Type lll South property line 20 feet of Type ! adjacent zoning is UR-3.5 West property line 20 feet of Type I Adjacent zoning is UR-3.5 Oiner Site P1an Considerafions: In addition to the required landscaping, Section14.622.365 of the Spokane County Zoning Code requires a six (6}-foot-high concrete, masonry, or decorative block wall, solid landscaping or sight obscuring fence be provided and maintained on the boundary of any UR-22 zone that abuts a UR-3.5 zone. The fence, if sight obscuring, shall not exceed 36 inches in height within any front yard or flanking street yard setback nor 48 inches in height, if non-sight obscuring. Staff Summarv: As conditioned by the reviewing agencies, the proposal demonstrates general consistency with the applicable Goals, Objectives and Decision Guidelines of the Urban Category of the Comprehensive Plan. The location of the proposal is not entirely consistent with the purpose and intent of the Urban Residential-22 (UR-22) zone when taking into consideration the use of the zone to provide a transition between low and medium d~nsity mu{ti-family developments and the more intense commercial development. The site plan of record, if revised, can meet the development standards of the UR-22 zone. Detailed review to determine compfiance with all Zoning Code regulations and conditions of approval is recommended to be administrative and to occur at the Building Permit stage. Attachments A. Maps • Vicinity Map • Site Plan • Comprehensive Plan • Zoning B. Condi~ions of Approval C. Agency and Public Comments ZE-21-00 Staff Report - October 4, 2000 Public Hearing 9of11 . ~ ~ ATTACHMENT A M~ps VICINxTY' MAP SITE PLAN COMPREHENSIVE PLAN MAP Z4NING MAP ~ t ~ 1 ' 7~ ~ ~ ~ ~ ~ , ~va~n q ~ ~ ~ ~d ~ . N ~ Felts ,~ld " ;~tn . ~ ~ He o i ~ . ~ ut . . o Nalr► ~ . ~ ,r u ~ ~ H~~~d ~ OUt~I ~ ~s . p3~m FG ~ a,lfour ld ~ 1°tc~ 0~irn , anmo~~' cn ~ ~ ~ ~ ~ " , Dalicwt o ~ p ~ ' 1t NCfa~~ U . ~ ~ ~ ~ ~ d y b~r4~ y ' ~ a' ~alfaa' e1~ - 4ber1~ Matter . > u~~10 Vu~ a ~,~d " t ' 1 ¢ ' . . " ~ ~ RAYn~Ot x ' ~ ~ . • x E ' . ~ . ► ,,;,'~ri~t ► . „ . 4~ ~ V An ~rt e ~1enn ~ y ^ ~ ~ ~K ~ ~ ~~,M~~ ~ ~ _ ~ ~ ~ ~ ~ r . ~ GI ~ ~ • N ~ ~ j~~i~~..-" ~ .a~ ~ ~ ~ " 1 _ ~ V ~ t ca t~ 1 W, i,rr ~ r;~ ~ ` y !r~' , ~ y a~o~tl ~ ~'/e . ~ ~ ; ;n S~ 1 i ~ ~ ~ ~ ~ a ~ ~ ~ ~ ~ i r a ~ ~ 10~~u,.. ~'~0 o ~ ~S ~p n . 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Q,'~ ~~L R ~ ~ . ~ ~n!'S 1 ~ ~ ~ , ~Ie , t . ~ ! ATTACHMENT B C~NDITIONS OF APPROVAL , . i t . , • ' . ~ ~ + ~ ~ ' ' + 1M ~ ~ C~aRY .j, ` r s ~4 ✓ io ,a ' „ ` . . ~,x~ ' ;~r" a. `;,4,~ ~ ;~zw„ ~ . RECOMMEN~QED~C~~NDI~ b.I~NS~OF~- ~ . , ~ ~ r.i ' 1~ , ~ ` ' . , . APPROVAL~ Fo~~ZE=21-00~~ ~ r ~ . . , ~ ~ . , . DIVISION OF PLANNING SPO Co 1. AI! conditions imposed by the Hearing Examiner shall be binding on the "Applicant", which term shall include the owner(s} of the property, heirs, assigns and successors. 2. The zone change applies to the following real property: tax parcel 45163.0193 as it exists at the time of signing of these Findings of Fact, Conclusion and Decision by he Hearing examiner. 3. The proposal shall comply with the Urban Residential-22 ~UR-22) zone and all other appiicable Zone Code regulations, as amended. 4. The proposal shall comply with the Spokane County Subdivision Ordinance and the Spokane County Critical Areas Ordinance, as amended. 5. Required landscaping forthe subject site shall be as follows: East property line, adjacent to Bowdish Road: 5 feet of Type III behind the FAA North property line, adjacent to Broadway Avenue: 5 feet of Type III behind the FAA UVest property line, adjacent to UR-3.5 14 feet of Type I South property line, adjacent to UR-3.5 14 feet of Type I 6. The applicant shall develop subject property generally in accordance within the concept presented to the Hearing Examiner. Variations, when approved by the Director of the Division of Planning/designee, may be permitted, including, but not limited to building location, and general allowable uses of the permitted zone. All variations must conform to regulations set forth in the Spokane County Zoning Code, and the original intent of the development plans shall be maintained, 7. Approval is required by the Director of the Division of Planningldesignee of a specific lighting and signing plan forthe described prope~ty priorto the release of any building permits. 8. Direct light from any exterior area lighting fixture shail not extend overthe property boundary. 9. A specific landscape plan, planting schedule and provisions for maintenance acceptable to the Director of the Division of Planningldesignee shall be submitted with a performance bond or other suitable guarantee for the project prior to release of building permits. Landscaping shall be installed and maintained so that sight distance a# access points is not obscured or impaired. 10. The Spokane County Division of Planning shai( prepare and record with the County Auditor a Title Notice specifying a future land acquisition area for road right-of-way and . . ~ • ' , • . ~ utilities. The reseNed future acquisition area Title Notice shall be released, in full or in part, by the Division ofi Planning. The notice should be recorded within the same time ~ frame~as an appeal and shall provide the following: a. At least fifteen (15) feet of reserved future acquisition area for road right-of-way and utilities, in addition to the existing or newly dedicated right-of-way along Bowdish Road. b. At least twenty-five (25) feet of reserved future acquisition area for road right-of-way a~d utilities, in addition to the existing or newly dedicated right-of-way along Broadway Avenue. c. Future building and other setbacks required by the Spokane County Zoning Code shall be measured from the reserved future acquisition area. d. No required fandscaping, parking, '208' areas, drainfield or allowed signs should be located within the future acquisition area for road right-of-way and utilities. If any of the above improvements are made within this area, they shall be relocated at the applicant's expense when roadway improvements are made. e. The future acquisition area, until acquired, shall be private property and may be used as allowed in the zone, except that any improvements (such as landscaping, parking, surface drainage, drainfield, signs or others) shall be considered interim uses. f. The property owner shall be responsible for relocating such "interim" improvements at the time Spokane County makes roadway improvements after acquiring said future acquisition area. 11. The Division of Planning shall prepare and record with the Spokane County Auditor a Title Notice noting that the property in question is subject to a variety of special conditions imposed as a resuit of approval of a land use action. This Title No#ice shall serve as public notice of the conditions of approval affecting the property in question. The Title Notice should be recorded within the same time frame as allowed for an appeal and shall only be released, in fiull or in part, by the Division of Building and Planning. The Titie Notice shall generally provide as fo(lows: The parcel ofi property lega{ly described as tax parcel 45163.0193 is the subject of a land use action decided upon by a Spokane County Nearing Examiner on , imposing a variety of special development conditions. File No. ZE-12-00 is avaifable for inspection and copying in the Spokane County Division of Planning, 12. A~y division of the subject property for the purposes of creating additional lots/parcels shall be reviewed by the Director of the Division of Planning/designee for compliance with the Spokane County Subdivision Ordinance and all other applicable local, state and federal ordinances and development regulations, as amended 13. The applicant shall contact the Division of Building and Code Enforcement at the earliest possible stage in order to be informed of code requirements administeredlenforced as authorized by the State Building Code Act. Designldevelopment concerns include addressing, fire apparatus access roads, fire hydrant flow, approved water systems, building accessibility, construction type, occupancy classification, existing exterior wall protection and energy code requirements. ZE-21-00 Staff Report - October 4, Z000 Public Hearing 11 of 11 f ~ ~ ~ ATTACHMENT C AGENCY AND PUBLIC COMMENTS I JU1-12-00 lO:OIAM FRO~-SCAPCA T-530 P.Oi/04 F-135 i ~ , i j y ' ! a , SPOKANE C~.N~Y ' QR PO~~_~ON . C~E~IRt ~IR , ~ F~' O K A N~ C~N~O~. ~~r~yR~ WfSY t~o1 cOIIEGE, SuITE a03 • 5PO~ANE, wA 99201 •(509~ b~7~a~27 Fax (S09J 477-b8Z8 Date: 7112100 ~ ~ To: Rona{d Nand Spokane Count~ Division of Planning 1426 W. Broadwa~ Avenue Spokan~w WA 992s0 . From: Ron Edgar, Chief of Tecnnical Services RE: SCAPCA R~Qtii~EMENTS FOR: File No. ZE-21-00 ~ ' ~ Ptopanent I Project Name; Zone reclassification to commerc~al Q~ice uselGrant Pearson ~ T~chnical Review Meeting on Jul~ 27, Z000 ~ 1:15 p.m. The foilowing is a list of concems/i5sues that may need to be addressed for this project as determ~ned from infarmation received by t~is office. The list is provided as a brief svmmary of general requiiements and does not re(ieve the propongnt from meet~ng a11 {oca~, state, and~or federa( regu~ations, For add~tional information or clarifica~on, contact SCAPCA at (509) ~77-4727, Copies of SCAPCA regulattons are ava~labl~ for purcnase in our office or can be viewed and dawnfoaded from hr~~~~++n~uw.sca~ca.orq. Construction rela~ed requirements • Qust emissions during demafition, construction and excavation p~ojec~s must be controlled. Th~s may tequire the use of water sprays, tarps, spnnklers, or suspension oT activicy during cer~ain weather conditions, • Measures must be taken to avaid the deposition ofi dirt and mud from unpaved surfaces onto paved surfac~s. If tracking or spills occur on paved surfaces, measures must be taken immediately to clean these surfaces. • Debris generated as a res~lt of th+s p~oject must be disposed of by means other than burning. ~ ~ SCAPCA strongiy rec~mmends tnat all uaveied surfaces (i.e. ingress, egress, parking areas, access roads, etc.) be paved and kept clean to minimize dust emissians. •!f objecfionable odars result from this project, efifective control apparatus and measures must be tak~n to reduce odo~s to a mit~imum. Additional reyuirernents • A Notice of Construction and Application ~or Approval is required to be submrted and approved by SCAPCA prior to the const~ucfion, installation, or establishment of an air pall~tion source. This ;nctudes emergency generators rated at 500 hp (375 kW) or higher, natura! gas heating equipment units rated at 4 MM~TU~hr or higher (inp~t), and heating equipment units fred with otherfuels (e.g. diesel~ rated at 1 MMBTUIhr (input) or ~ higher Contact SCAPCA for a Notice of Cons~ucfion application. • A Notice of Intent must b~ submi#~ed to SCAPCA prior to any demoli~ion projert or asbestos project. An asbestos survey must be done by an AHERA dccredited building inspector pnor to c~e demolitson or renova~ion of buifdings to deterr~~.ne ~f asbestos-containing materiai is present at f~e site. Gon~ac~ SCAPCA for a Notice of Intent application. . 1~11~`~ s~~'~f~t~N1MENTS FORM.doc ~ . , . ~ ' f • ~ ~ ' . ~ , ~ , . I ~ H El . ~ ~ ~ R f . ~C C « . 0 l ~ /Q Serving the OPPORTUNlTY AREA Sin " , _ / ce 1905 ► ~ 1~ , . N. 904 Pines Road Spokane, WA ~ P.O. Box 140~8 99206 99214 ~ ~ Tele hone 509 928-454~ E-mail mewco rQ~ f Q~ p ( ~ @aol.com FAX #(509) 922-2878 ~ COMp July 12, 2000 Ronald Hand Spokane Counry Planning Department 1026 ~Vest Broad~~~ay Avenue Spokane,l~1A. 99? 60 Dear Mr. Hand: Re: Zone Reclassification; ZE-21-00 The above parcel is in Modern Electric Water Company's service area and MEWCo will be able to serve the parcel with ~vater. Water mains, services or fire hydrants are not allowed in 208 swales. At the time of development a water plan may be required. This Short Plat is subject to THE AGREE~IE~tT, BETWEE\ THE NIODER~~ ELECTRIC ~VATER COMPANY A~D D. K. McDONALD AND A. C. JAYI~IESON AND THE MODERN IlZRIGATIO~ & LAND COMPA~"Y, RECORDED IN THE OFFICE OF THE AUD7TOR OF SPOKA,NE COUNTY, NOVE~IBER 6th; 1905, IN BOOK E, PAGE 267 OF CONTR.ACTS. S inc ~e~y, , ~~i ; D1 L ~Vater Superintendent ~~~cIV~D ~ ~ , , ~Jf~~ , ~ 1.~ _ ~ • -~7; 25/00 TL1E 08 :16 F~K 509 892 4125 SPOKAivE VALLEY FIRE DEPT PLANNIN'G C~ 004 , , . ~ ~ , ~ . . . 1 ~ ~ ~ ~ SPOKaNE VALIEY F1RE DEPARTMENT ~ Spokane County ~'ire District l 10319 EAST SPRAGUE AVE. • SPOKANE, WA 99206-3b76 •(509~ 92B-17Q~ • FI~X (~~9) 892-d125 . R. Pa~ Humphrles Chle~ ~ . J u fy 24, 200~ Ron Hand Department of Bui,ding 8~ P anning 1026 V11, Broadway ~ Spokane, WA 99260 RF: Zone Rec assification z~•2~ -oo . DearMr. Hand: The Spokane Valley Fire Department has no requirements of this zone reciassification. We will have requirements af building pe~rni~time. Sincere , , Kevin M i e r Fire Inspec~or KMlmd - Q:1Department DatalPrevention UnsharedlPlat5lS~or~eslNAND2.DOC ► ~ , . ~ ~ MEMORANDUM DATE: , July 26, 2000 T0: R Hand, Division o lannin ~ .l ~ FROM: re ~ lms and V rginia Darrell, P.E., Stormwater Utility RE: ZE-21-00 - Professional Office Court CC: File This proposal lies within the Spokane-Rathdrum Prairie Aquifer sensitive area (ASA). The Guidelines for Stormwater Management require that all impervious area within the ASA must drain to grassed percolation area (gpa) swales for water quality treatment, provided that #he soils are acceptable. The applicant has indicated that swales will be used for stormwater runoff, which meets the intent of the Guidelines. Thank you for the opportunity to comment. 11POSEIDOMStortnlStarmlDes~gn Rev~ew CommeMslze2100 doc ' ~ ~ . ! ' t . . 0 To: Deanna Walter (Current Planning) CC: From: Jim Red (Utilities} . Date: Thursday, September 14, 2000 Subject: ZE-0021-00 Stage: Hearing Examiner Phase: Broadway and Bowdish zone change SS09 A wet (live) sewer connection to the area-wide Public Sewer System is to be constructed. Sewer connection permi# is required. Commercial developments shall submit historical and or estimated water usage prior to the issuance of the connection permit in order to establish sewer fees. . SS12A Applicant shall submit expressly to Spokane County Division of Utilities "under separate cove~', only those plan sheets showing sewer pfans and specifications for the public sewer connections and facilities for review and approval. Commercial developments shall submit historical and or estimated water usage as part of the sewer plan submittal. SS12F Sewer plans acceptable to the Division of Utilities shall be submitted prior to the issuance of the sewer connection permit. SS15A Arrangements for payment of applicable sewer charges must be made prior to issuance of sewer connection permit. Sewer charges may include special connection charges and general facilities charges. Charges may be substantia! depending upon the nature of the development. WS01 Any water service for this project shall be provided in accordance with the Coordinated Water System Plan for Spokane County, as amended. ' ~ , . . ~ 1 s• SPOKANE RE I~ H DISTRICT ~ ~,NV~~~ ~ ~ ~ ~ DIVISION S P O K A N~t ~ ~nn~ ~ U N T`Y DNISION OF PLANNING A DMSION OF THE PUBLIC WORKS DEPARTMEM' MICHAEL V, NEEDHAM, DIRECTOR GARY OBERG, DIRECTOR DATE: September 20, 2000 T0: Deanna W'alter, Associate Planner, Spokane County Planning Division FROM: Steven P. Holderby, R.S. - EHD, SRHD SUBJECT: Proposed Zone Change: ZE-21-00 (Sonrise Land; LLC) l. References: a) Map of subject, scale 1" = 20', by David Evans & Associates, dated June 2000, received by this office Julv 6, 2000. b) Reconnaissance Geolo~ic Map of the West Haif of the Spokane Quadran~le. ~Uashin~ton and Idaho, Allan B. Gri~~s,1966. c) Soil Surve~~. Spoka.ne County, Washin~ton, Soil Conservation Service; U.S.D.A., March,1968. d) Spokane County, Washin~ton, Enaineerin~ Inter~retations, Soil Conservation Service, U.S.D.A., Au~ust, 1974. e) Spokane County Rules and Re~ulations for Sewa,~e Disposal Systems, January 19,199~. ~ Logs of water wells in Range 44E, Township 25~1, Sections 9,15,16,17, and 21. g) Map: Spokane N.E. Quadrangle, U.S.G.S.,1973, and Spokane N.E., U.S.G.S., 1973. 2. Findings: a) This project lies over the Spokane-Rathdrum Aquifer. b} The project is within Critical ~1Vater Supply Service Area #3 and within the service area of Modern Electric W'ater Company. Water supply will be a public system. c) The project is inside the Spokane County Comprehensive tiVastewater Mana~ement Area, inside the General Se~ver Service Area, and inside the Priority Sewer Service Area recommended in the '201' Stl~dy. The method of se~vage disposal is subject to approval of the Director of Util~ties, Spokane Count~, pursuant to County Resolution 80.0418 adopted March 24, ~ 980. ~'he topo~raphy and soils in 10?6 W. BRO~DWAY • SPOKANE, WASHINGTON 99260-0220 PHO[VE: (509) ~77-7200 ~ F~11(: (509) 477-2243 • TDD: (5(}9) 477-7133 ~ - ~ ~ , the area are generally suitable for use of individual on-site sewage disposal systems. The lot is not of the proper dimensions to permit the use of both an individual well and sewage system. d) The project lies in a relatively flat area west of Bowdish Road and south of Broadway Avenue. Local drainageways are insignificant. e} Surface soils are classed by the U.S. Soil Conservation Service as Ga~rison gravelly loam with 0% to 5% slopes. They have a septic tank filter field limitation of slight. There is also possible contamination of groundwater. This soil would be classified as a Type IV. ~ Geologically, the soils are glaciofluvial deposits. These geological structures ~enerally yield moderate to very large amounts of water. Data from wells in the area referenced in section 1 f shows they are from 59' to 240' deep and have static water levels varying ~rom 40' to 172' below the surface. The Modern Electric ~Vater Company has indicated that it can supply domestic use water for the proj ect upon completion of agreements with the proponent, 3. Required (mandatory) Conditions If App~oved: a) Sewage disposal method shall be as authorized by the Director of Utilities, Spokane County. b) U~ater service shall be coordinated through the Director of Utilities, Spokane County. c Water service shall be b an existin~ public water supply when approved by the Regional Engineer ) Y ~Spokane), State Department of Health. d) A public sewer system will be made available for the pxoject and individual service will be provided. Use of individual on-site sewage disposal systems shall not be authorized. 4. Recommended Conditions of Approval: a) Use of private wells and water systems is prohibited. c: Director of Utilities, Spokane County c: Sponsor: Sonrise Land, LLC c/o Grant Person 107 S. Howard, Ste. 500 Spokane ~VA 99201 , ~ ~ . • ~ M OFF CE OF THE SPOKANE COUNTY ENG NEER 1026 W Broadway Ave, Spokane, WA 99260-0170 ~509~477•3600 Fax (509 477-2243 ~f, ~ ~ ~ Ir~ ~ ~~1~~ 1 ~f 7~~ ~ ! ~ ■ ~ S`~'~~`'~~`~~'~ "ENGINEER'S C~NDITiONS OFAPPROVAL" ZQNE ~ ~ . , T0: Spokane County Planning Department c~ ~ FROM: Division of Engineering & P,oads u t- d~ ~ ~ . ~ DATE: September 8, 200~ PROJECT: UR-3.5 TO UR-22 PROFESSlONAL OFFICE COURT FI LE ZE-0021-001 ~ ) Hearing: 1010412000 @ 1:30 SponsorlApplicant: GRANT PERSON Section Township Range: 16-25-44 Planner: DEANNA WALTER ~ Technical Review Date: ~0712712000 @ 1:15} , The Spokane County Engineering Department has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokane County Planning Department for - inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved. Prior to release o~ a building permit or use of property as proposed: 1. Access permits for approaches to ihe County Road System shall be obtained from the County Engineer. 2. Applicant shail submit for approval by the Spokane County Engineer sidewalk, drainage and access plans. 3. A parking plan and traffic circulation plan shall be submit~ed and approved by the S okane P County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering p~actices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. All required improvements shall conform to the current State of Washington Standard Specifications for Road and Bridge construction and other applicable county standards andlor adopted resolutions pertaining to Road Standards and Stormwater Management in effect at the date of construction, unless otherwise approved by the County Engineer. 5. Sidewalks are required along Broad~~~ay Avenue and Bowdish Road. 6. Roadway s~andards, typical roadway sections and drainage plan requirements are found in Spokane 6oard o~ County Commissioners resolution 99-0265 as amended and are applicable to this proposal. C~~: r.0~_.;.~:1~ ?~~:~C:; ~i'u' ::~'i"~~~,:_ '2'~ C , J ~ ' ' _ Y I ~ ~ ~ " c a ~ ~ _ J ~ l . ~ ~ _ I~ J _ r . , ~ . , , . I . ~ . • ~ • ' • 1 I ~ ~age 2 " ~ 10/04/2000 Hearing / P.eviea~ / 07/2"/204Q T~ ZE-Q021-00 ' ' ' 7. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subje~t to inspection and approva! by fhe County Engineer. 8. The County A~terial Road plan identiTies Broadway Avenue as a~ OQ foo# Principal Ar~erial. The existing half right or way wid~h of 25 feet, measured form centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 25 in ~vidth along the Broadway Avenue frontag~ be set aside in reserve. This property may be acquired by Spokane County at the time when Ar~erial Improvements ar~ made to Broadway Avenue. 9. The County Arterial Road plan identif~es Bowdish Road as an 80 foot Minor Arter'ral. The existing half right of way widih of 25 feet, measured from centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road Pian it is recommended that a strip ofi proper~y 15 feet in width along the Bowdish Road fron~age be set aside in reserve. This proper~y may be acquirEd by Spokan~ County atthe timewhen Arterial Improvements are madeto Bowdish Road. 10. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants praperty, including proper~y to be dedicated o~ set aside future acquisition. Spokane County wil{ assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County EngineAr to determine whether the applicant or utility is responsible fior ad~ustment or refocation costs and to make arrangements forany necessarywork. 11. The applicant shall grant applicable border easements adjacent to Spokane County Right of UUay per Spokane County Standards. END ti " l ' ' ~ ~ t RECEIVE~ Mr. Ronald Hand, Associate Pla~u~er Spokane Cour~ty Division of Plannin~ ~p~~~E '~Q~~W~~ 1026 West Broadway Ave. s~o~e, WA 99260-0050 A~ G 1~~0 ~C August ~6, 2000, ~ ~ RE: Projcct File Number: ZE-21-00 Dear Sir: I o~ose the proposed zone reclassification from Urban Residential to Urban of the property lacated an the southw~est corner o~ Broad~~ay Avenue a~ld Boti~d~sh in the ~~alley. We own the property immediately to the ~vcst and adjacent io the proposed development. We have o~ed ifi since 197~. In ~iat time I have seen the traffic on Broadway increase by a huge amount. It has also increased on Bowdish. People trying to avoid a very busy SpraguE A~Tenuc use Bowdish to g~t to ~ro~d~vav and Mission Avenues. Broad~vay is especially busy in t~ie morning at 7-8 o'clock and in i~~e even.ing at 3-5 o'clock hours during the weekdays. I do not think more ~raffic should be encouraged ~i this intersection b~T building t~us propos~l. It is alread~~ a dangerous i.ntersection and auto accidents occur t~ere all too often. T~le proposal is in the very midst af a r~sidentiai area and within a few block~ (2-3) of the Broad~vay Elenleni~ry School. Ma~ly c~ildren tivalk to and from school crossing the street at that intersection and it is dangerous enough naw withaut encouragkng add,itional tra~c. andcongestion. Ther.e~is also a school at the Gethsemaue Lutheran Church on tl~e corner of Woodward Street a~d Broadtivay Avenue. It is only one - block ~'rom the proposed site. Thc proposcd develapment is anlv onc halF (~/2) milc to Spra~ue Av~nue an~ also to Pi.ncs where ~he same t~~pe of office space is available. I don't bElieve more office space is necessan~ in this location in a very prcdominately residcnbal community. . Sincerelv, , J on Melton 1 • , . 1 Jud & Karen Melton 2041 East Riverv~ew prn,e Post Falis, f D 83854-87~ 7 , ~ 1 ~cn DAVID EVANS AND ASSOCIATES, West ito Cataldo June 28, 2000 RECEIVED Spokarie. SPOKANE C4UN't'Y u/ashiri~ton ~g2o1 ' + ; ~ ~ Tel: ~og.3~~.~~97 ~ ~ ~ - J ~ ~ 2 8 200 ~ Fax. ~c9.32~~7345 Ms. Francine Shaw ~I'V1S~0~ oF pLANNIN~ Spokane County Plannin~ Department 1026 tiVest Broadway Spokane, Washington 99260 Subject: Traffic Distribution Letter for Proposed Professional Office Court $otivdish and Broad`vay T~ear Francine, Grant Person has contacted David Evans and Associates, Inc. (DEA) regarding the completion of traf~ic information needed for his project. Mr. Person is applying for a rezone for this parcel from the eY~sting UR-3.5 zoninb to a proposed zon~ng of UR-22. A 7,600 square foot office court is be~ng proposed for the 0.95-acre site. Trip generation for this professional office court, based upon the Trip Generation Manual, 6~~' Edition, is shown in Table l. Two different land use catebories could be used for this site. Land Use Category 715, Sinble Tenant Office Buildin~ is for single tenant office uses and Land Use Category 720 is for medical office buildin~. Trrble Z- Trip Generation Cliarcrcteristics for Single Tenant Office Builr~in~ AM Peak Hour PM Peak Hour Directional Directionai ~ Vol @ 1.78 Distribution Vol @ 1.72 Distribution KSF Trips per KSF 89% In 11 % Out Trips per KSF 15% In 85% Out 7.6 14 ~ 13 1 13 2 11 Average Daily Trip Ends (AQT~ ~ KSF Rate Total ADT 7.6 11.57 89 The proposed office buildings tivill generate 14 trips in t11e AM peak hour and 13 trips in the PM peak hour. These ne~v trips are e~pected to be distributed 25% north, 10°/Q south, 35% west, and 30% east. Trrble 2- Trip Generation Cliarr~cteristics for Me~lical/Dentc~l af~ce Building AM Peak Hour PM Peak Hour , Directional Directional ~ Vol @ 2.43 Distribution Vol @ 3.66 Distribution KSF Trips per KSF 80% In 20% Out Trips per KSF 27°/a In 73% Out 7.6 19 15 4 28 8 20 Average Daily Trip Ends (ADTj KS F Rate Tota I A DT 7.6 36.13 275 .N~~ ~ 1 ♦ r ► ~ ' i ' ~ r ~ ~ ~ ~ ~ i k_a• _.~C GLOBAL DE9tGN A~LIANCE ~ f ~cn DAVID EVANS AND ASSOCIATES, ~ Ms. Francine Shaw - June 28, 2000 Page 2 The proposed medical/dental office buildin~ option ~~ill generate 19 trips in the AM peak hour and 28 trips in the PM peak hour. These new trips are expected to be distributed 25% north, 10% south, 35% west, and 30% east. Based upon the trip ~eneration and trip distribution characteristics of the proposed office project, it is anticipated that this project will not have a significant impact on the surrounding transportation system. The intersections which will be impacted by this development are currently operating at ~,OS B and are eYpected to remain at LOS B since this proposal will not generate enou~ trips to adversely affect level of service per the report prepared for the site by Inland Pacific En~ineering dated Ma~! 4,1999. Due to existinb traffic volumes and expected traffic volumes at the completion of the project, no capacity, level of service, or other problems are also expected to arise which tivould require miti~ation. Therefore, no miti~ation is recornmended for this submittal. Thank you for your time and consideration on this on this matter. If you need any additional information, please contact me at 509.327.8697. Sincerely, D ID EVAN S AND AS S OCIATE S, INC. , ,i` ~ s ohn D. Konen Kenneth R. McHenry, P,E. Development Consultant Civil En~ineer C: Mr. Scott Englehard, Spokane County Enbineering (t~~o co~ies) Mr. Grant Person, Tomlinson-Biack Commercial ~ o~ OSPKO 1 ~4.01 ~4 p K/SHAW627 Itr doc h~ ~ ~ ~ ~35239 S~ ~ /~8/00 ~ ~ ~3(P~R~S ~ I 13l o a ~ i ► ~ ' ~ - ~ ► 0 , ► ~ ~ r ~ , I)LTERMINATIUN UF NUNSIGNIFICANCE - "DNS" ti'VAC 197• 11 •970 and Section 1 l.10.23U(3) SI'OKANE ENVIRONMENTAL ORDINANCI~ r1LE NUMBER: ZE-21-oa UESCRIP'I'ION OF PRQPUSAL: Zone Recl~~ssiiic~t~i~~~l l~~~c>»~ Ui~I~~~E~ I~~si~l~n~i~~l-3.~ (UI~-3.~} lJrl~t~>> Residential-22 (UR-22) on approximately one acre for the purpose of commercial office uses and those us~ allo~~ved in the Urban Residenti~l-22 (UR-??} zone. ~-I~ARING DATE AND TIME: October=~, 2Q00 at 1:30 p,m. 0'WN~R: Sonrise Land LLC, clo Grant Person, 107 S. Ho~vard, Spokane, W~ 99201 APPLICANT: John Konen, l 10 W. Cataldo, Spokane, WA 99?Ol LOCATION OF PROPOSAL: Generally located on the southeast corner of the intersection of Broadway Avenue and Bowdish Road, parcel number 45163.0193 in the sol~thwesi'/4 of Section 16, Township 25 N., Range 44 FWM, Spokane County, Washin~ton. ~EAD AGENCY: S~'OKANE CQUNTY DIViSION QF PLANNING DETERMINATION: The lead a~ency for this pr~posal has determined that it does not have a probable si~nificant adverse impact on the environment. This decision was made after review of a completed environmentai checklist and other information on fiie with t1~e lead agency. This information is available to tlle public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for at least 1 ~ days from the date issued (below}. Commeats regardiag this DNS must be submitted no later th~n 5:00 p.m., 4ctober 2, ZO(lCl, if thcy are intended to altcr the DNS. All comments should be sent to the cont~ct person listed below, ~FSPON~113Y1F ~FFICIAI,~ ~y: Deanna Walter Title: 1'I~nner ~nokane County Division of Plarlni~~~ ' ~ ~Z6 W. Broadway Ave. Spokane, WA 992 0-022a (509) 477-7200 I)ATF ISSLi~JD: September 15, 2~00 SIGNATURE: ~ C;OMti~1ENI~ REGARDING ~lV~lIRONMENTAL CONCF.RNS ~RE WELC`OMC AT T'~lE HEARING. APYEAL OF THIS DETERMINATION, after it becomes final, may be made to the SPOKANE COUNTY DIVISION OF PLANNING, lst F1oor,1026 W. Broadway, Spokane, WA 9~2b~, The appeal deadline is ten (10} calendar days after the signin~ of the decision to approve or disapprove the project. This appe~l must hc tivritten and the appellant should be prepared to make spec~fic factual ob~ect~ons. C~ntact the Diviscor~ of Plannln~to ass~st you ~vith tl~e spec~fics foraS~PA a~c~~~~~i. This DNS w~s mailed tc~: I. WA State Departn~ent of i;coloby (Ulympi,~ ~ , 2 Spokane County Division of Engineering, ; :j _ `~~~;;~~~t,;,d, 3. Spokane County Division of Engineering, Development Services; BiU Hemmings 4. Spokane County Division of Utilities; Jim Red 5. Spokane County Stormwater Utility; Brenda Sims G. Spokane Regional Health District; Steve Holderby 7. Spokane County Division of Buildin~ and Code Enforcement, Jeff Forry S, Spokane Counry Air Pollution Control Authoriry, Chuck Studer 9. WA State 8oundary Review Board; Susan Wincl~ell 10, Fire Protection District No. l 11. Central Val~ey School District No. 356 12, Modern Electric Water Company 13. WA St~te Department of Transportation; N1ark Roltwer I I , ! t , OFF CE OF THE SPOKANE COUNTY ENG NEER 1026 W Broadway Ave, Spokane, WA 99260-0170 ~509)477-3600 Fax (509}477-2243 ~ s'~~;c~UK'~'' "ENGINEER'S CONDITIONS OF APPROVAL" ZONE T0: Spokane County Planning Department , . ~ FROM: Division of En ineerin & Roads ~ L~~ g g I~ ~ DATE: September 8, 2000 PROJECT: UR-3.5 TO UR-22 PROFESSIONAL ~FFICE C~URT FILE ZE-0021-001 Hearing: 1010412000 @ 1:30 SponsorlApplicant: GRANT PERSON Section Township Range: 16-25-44 Planner: DEANNA WALTER Technical Review Date; ~07/2712000 @ 1:15} The Spokane County Engineering Department has reviewed the above referenced application. The following "Conditions of Approval" are submitted to the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and ~rder/Decision" should the request be approved. Priorto release of a building permit or use of property as proposed: 1, Access permits for approaches to the County Road System shall be obtained from the County Engineer. 2. Applicant shall submit for approval by the Spokane County Engineer sidewalk, drainage and access plans. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied ortraveled by vehicles, 4. 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. 5. Sidewalks are required along BroadwayAvenue and Bowdish Road. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to this proposal. CC: Applicant GRANT PERSON Enqineer/Surveyor Planner DEANNA WALTER Page 2 v ~ ' ~ 10/04,/2~00 Hearing / Review / 07/27/2000 TR ZE-0021-00 7. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subject to inspection and approval bythe County Engineer. 8. The County Arterial Road plan identifies Broadway Avenue as a 100 foot Principal Arterial. The existing half right of way width of 25 feet, measured form centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road Plan it is recornmended that a strip of property 25 in width along the Broadway Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Broadway Avenue. 9. The County Arterial Road plan identifies Bowdish Road as an 80 foot Minor Arterial. The existing half right of way width of 25 feet, measured from centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road Plan it is recommended that a strip of property 15 feet in width along the Bowdish Road frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Bowdish Road. 10.The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer to determine whether the applicant or utility is responsible for adjustment or relocation costs and to make arrangements for any necessarywork. 11. The applicant shall grant applicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. END ~ . ' 1 , ~ ~ ~ , , : ~ i ri i~ . l~~ { r 1~ S P O K A N E . C O U N T Y • ~ ~,nr;~- r ~ DNiS1oN OF PI.~NNING A DMS10N OF THE PUBLIC WORKS DEPARThtENT I~1ICH.~EL V. NEEDHAM, DIR£CTOR GARY OBFRG, DIRECTOR MEM~RANDUM T0: Spokane County Division of Engineering; Scott Engelhard, c/o Sandy Kimbail Development Eng~neering Services; Bill Hemmings Spokane County D~vision of Utilities; Jim Red Spokane County Stormwater Utility; Brenda Sims Spokane Regional ~Iealth District; Steve Holderby Spokane County Divis~on of Building & Code Enforcement; Jeff Forry Fire District No. 1 Modern Eiectric Water Company l; • c'ate Planner ~ ~ROM. Deanna Walter, Asso 1 ~ ~ DATE: September 7, 2000 r~ ~ , SUBJECT: Review and comments for the hearing of October 4, 2000 at 1:30 p.m. FILE ZE-21-00 DESCIiIPTI0~1: Zone Reclassification from UR-3.~ to UR-22 for commercial office uses STR: 1 b-25-44 APPLICANT: John Konen for Sonrise Land LLC Note that the application and maps ~~~ere previously circulated to your a~ency. Pleasz revie~~~ and return anY comments to n~e by September 20, 2000. wc Attachments: Notice of Public Hearing 1~26 V1r. BROADWr1Y • SP~K~1N~, ~y'r~SHINGTON 992bI}-d220 l'H( )NF~ ~5091.~77-7200 • F~X: f ~f191 ~i i •22~3 • TDD: (509) 477•71 _ • ' ~ i . . } ~ N~TICE OF PUBLIC HEAR.ING SPOKANE C4UNTY HEA.~;ING Ex:AMINER T0: All interested persons, and owners/taxpayers within 400 feet Y~U ARE I~EREBY NOTIFIED THAT A PUBLIC HEARING WILL BE HELD ON THE LAND USE APPLICATIDN LISTED BELOW, AS FOLLUWS: Application: File No. ZE-21-00 Hearing Date and Time: October 4, 2000 at 1:30 p.m. Place: Commissioners Assembly Room; Lower Level, Spokane County Public Works Building,1026 ~Vest Broadway, Spokane, Washington. 0`~ner: Sonrise LLC, c/o Grant Person,107 S. Howard St., Spokane, ~VA 99201 Applicant: John Konen, David Evans & Assoc.,110 W. Cataldo, Spokane, ~VA 99201, 509/327-8b91 Location: Generally located on the southeast corner of the intersection of Broadway Avenue and Bowdish Road, Parcel No. 45163.0193, in the SW 1/4 of Section 16, Township 25 N., Range 44 E~~N1, Spokane, County, Washington. Comprehensive Plan: Urban (U) Zoning Designation: Urban Residential-3.5 (UR-3.5} Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the County Division of Planning, as the lead agency on September 15, 2000. The comment period ends October 2, 2000. Related Permits: In order for the project to be developed as proposed, additional permits must be obtained including building permits, sewer connection permits and access permits. Division of Planning Staff: Deanna Walter, Associate Planner (509) 477-7200 HEARING EXAMINER PROCEDURES Hearing Process and Appeals: The hearing will be conducted under the rules of procedure adopted in Spokane County Resolution No. 96-0294. All interested persons may testify at the public hearing, and may submit written comments and documents before or at the hearing. The Hearing EYaminer may limit the time given to speakers. A speaker representing each side of the issue is encouraged. Any appeal of the Hearing Examiner's decision will be based on the record established before the Hearing Examiner, pursuant to County Resolution Nos. 96-0171. Environmental appeals will follow the same procedural route as the underlying action. All hearings will be conducted in facilities which are accessible to persons wlth physical disabilities. Inspection of File, Copies of Documents: A Staff Report will generally be available for inspection seven days before the hearing. The Staff Report and application ~le ma~ be inspected at the Spokane County Division of Planning,l S` Floor Permit Center, Public Works Building,1026 VU. Broadway, Spokane, ~VA 99260-0220, between 8:30 a.m. and 5:00 p.m., weekdays, M-F, except holidays. Copies of documents will be made available for the cost of reproduction. If you have any questions or special needs, please call the Division at (509) 477-7200. Send written comments to the Spokane County Division of Pla.nning,1026 W. Broadway, Spokane, WA 99260, Attn: Deanna Walter, File No. ZE-21- 00. Motions must be made in writing and submitted to the Spokane County Hearing Examiner, 3rd Floor, Public tiVorks Building,1026 VV. Broadtivay, Spokane, WA 99260-0245. ~ . . ~ . ' . I CJFF CE OF THE SPOKANE COUNTY ENG NEER 1026 W Broadway Ave, Spokane, WA 99260-0170 (509}477-3600 Fax (509)477-2243 ~ ~ S'~~~"t''~'`~ "ENGINEER'S CONDITIONS OFAPPROVAL" TRZ4NE T0: Spokane County Building and Pla ing De ar~mer~t FROM: Division of Engineering & Roads - Lv C( DATE: July 2l, 2000 ' PROJECT: UR-3.5 T~ UR-22 PROFESSfONAL ~FF1CE C4URT FILE ZE-0021-001) Hearing Date:_ ~ SponsorlApplicant: GRAfVT PERSON Section Township Range: 16-25-44 Planner: RONALD HAND TechnicallReview Date: 4712712000 @ 1:15 The Spokane County Engineering Department has reviewed the above referenced application. The foliowing "Conditions ofiApproval" are submitted #o the Spokane County Planning Department for inclusion in the "Findings of Fact, Conclusions and Order/Decision" should the request be approved. Prior to release of a building permit or use of property as proposed: 1. Access permits for approaches to the County Road System shall be obtained from the County - Engineer. 2. Applicant shall submit for approval by the Spokane County Engineer sidewalk, drainage and access pians. 3. A parking plan and traffic circulation plan shall be submitted and approved by the Spokane County Engineer. The design, location and arrangement of parking stalls shall be in accordance with standard engineering practices. Paving or surfacing as approved by the County Engineer will be required for any portion of the project which is to be occupied or traveled by vehicles. 4. 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 S#ormwater Management in effect a# the date of construction, unless otherwise approved by the County Engineer. 5. Sidewalks are required along Broadway Avenue and Bowdish Road. 6. Roadway standards, typical roadway sections and drainage plan requirements are found in Spokane Board of County Commissioners resolution 99-0265 as amended and are applicable to this proposal. CC: Applicant GRANT PERSON Enqineer/SurveYO~ Planner RONALD H~ND I ► Page 2 ~ Hearing / Review / 0?/27/200Q TR ZE-0021-00 7. No construction work is to be performed within the existing or proposed right of way until a permit has been issued by the County Engineer. All work within the public road right of way is subject to inspection and approval by the County Engineer. 8. The County Arterial Road plan identifies Broadway Avenue as a 100 foot Principal Arterial. The existing half right of way width of 25 feet, measured form centeriine, is not consistent with that specified in the plan. In orderto implement the Arterial Road Plan it is recommended that a strip of property 25 in width along the Broadway Avenue frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Broadway Avenue. 9. The County Arterial Road plan identifies Bowdish Road as an 80 foot Minor Arterial. The existing half right of way width of 25 feet, measured from centerline, is not consistent with that specified in the plan. In order to implement the Arterial Road. Plan it is recommended that a strip of property 15 feet in width along the Bowdish Road frontage be set aside in reserve. This property may be acquired by Spokane County at the time when Arterial Improvements are made to Bowdish Road. 10. The applicant should be advised that there may exist utilities either underground or overhead affecting the applicants property, including property to be dedicated or set aside future acquisition. Spokane County will assume no financial obligation for adjustments or relocation regarding these utilities. The applicant should check with the applicable utilities and Spokane County Engineer ta determine whether the applicant or utility is responsible for adjus#ment or relocation costs and to make arrangements for any necessary work. 11. The applicant shall grant appiicable border easements adjacent to Spokane County Right of Way per Spokane County Standards. END , f Kimball, Sandy From: Hemmings, Bill Sent: Friday, July 07, 200011:20 AM To: Hand, Ron Cc: Engelhard, Scott; Kimball, Sandy; Parry, Ed; Sims, Brenda; Darrell, Virginia; Baldwin, Greg Subject: ZE-21-00 - Sonrise Land LLC 7-7-00 I received the above referenced proposal on July 7, 2000, I do not require any concept drainage plan for this proposal. I know of no critical areas areas on this site. 1 consider this proposal to be technically complefe. I recommend the standard stormwater drainage condition for this proposal. Bill Hemmings, PE Page 1 PAGE 1 ' ' 14:22:30 06 JUL 2000 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 0 0 3 2 4 BROA.DWAY AV ( STAR.T ) . 0 0 0 HAVANA ST & S POKANE U 14 PAVED 5 ~ BROA.DWAY AV .090 FAIRGROUNDS ENTR.ANCE U 14 PAVED 50 .630 YARDLEY RD ~START) U 14 PAVED 50 . 7 6 0 STANLEY R.D ( START ) U 14 PAVED 5 0 . 8 8 0 HOWE ST ~ STA.RT ) U 14 PAVED 5 0 .990 FANCHER RD U 14 PAVED 50 1.070 BROADWAY AV EXT (END U 14 PAVED 50 ~ 1.170 UPRR CROSSING U 14 PAVED 50 1.180 LAKE RD U 14 PAVED 50 1.250 EASTERN RD U 14 PAVED 50 1.330 DYER RD U 14 PAVED 50 1.470 THIERMAN ST ~START) U 14 PAVED 50 1.510 I-90 WB 4N/OFF U 14 PAVED 50 1.670 I-90 EB ON/OFF U 14 PAVED 50 1.750 HEACOX AV (END~ U 14 PAVED 50 1.820 LILY RD (START) U 14 PAVED 50 1.840 BROADWAY AV (END7 U 14 PAVED 44 1.880 GIRARD RD ~START) U 14 PAVED 44 1. 94 0 BOWMAN RD ( STAR.T } U 14 PA~IED 4 4 2.010 PARK RD U 14 PAVED 44 2.250 ELLA RD U 14 P~VED 44 2.380 DICK RD ~END) U 14 PAVED 44 2.400 DORN CT (START~ U 14 PAVED 44 2.500 VISTA RD U 14 PAVED 44 2.630 BESSIE RD U 14 PAVED 44 2.760 SARGENT RD U 14 PAVED 44 2.880 MARGUERITE RD U 14 PAVED 44 3.000 ARGOIVNE RD U 14 PAVED 44 3.050 MULLAN RD U 14 PAVED 44 3.120 WILLOW RD ~END) U 14 PAVED 44 3.260 LOCUST RD U 14 PAVED 44 3.380 FARR RD (END} U 14 PAVED 44 3.510 WOODRUFF RD ~START) U 14 PAVED 44 3.560 WALNUT RD (END7 U 14 PAVED 44 3. 6 4 0 HER.ALD RD U 14 PAVED 4 4 3.700 DARTMOUTH RD ~END) U 14 PAVED 44 3.760 FELTS RD U 14 PAVED 44 3. 8 S 0 R.AYMOND RD ~ END ) U 14 PAVED 4 4 4.010 UNIVERSITY RD U 14 PAVED 44 4.100 VAN MARTER RD (START U 14 PAVED 44 4.130 GLENN RD (END) U 14 PAVED 44 4.260 PIERCE RD (START~ U 14 PAVED 44 4.330 JOHNSON RD (START~ U 14 PAVED 44 4. 4 5 0 WOODWARD R.D ~ START ) U 14 PAVED 4 4 4.520 BOWDISH RD U 14 PA~IED 44 4. 5 8 0 BATES RD ( STAR.T } U 14 PAVED 4 4 4.640 WILBUR RD (START} U 14 PAVED 44 5.010 SR-27 (PINES RD) U 14 PAVED 44 5.180 COLLINS RD ~END) U 14 PAVED 44 5.240 WILLOWCREST LN (PVT U 14 PAVED 44 5. 2 7 0 VERCLER RD ~ START } U 14 PAVED 4 4 5. 3 6 0 WOODLAWN RD ( STAR.T ) U 14 PAVED 4 4 5.520 MCDONALD RD U 14 PAVED 44 5.680 MCCABE RD ~END) U 14 PAVED 44 5. 9 0 0 MAMER RD ( S TART ~ U 14 PAVED 4 4 6.030 EVERGREEN RD U 14 PAVED 44 6.280 BEST RD U 14 PAVED 44 I 6.530 ADAMS ~D ~ U 14 PAVED 44 6.660 BURNS RD U 14 PAVED 44 PAGE 2 ' ~ 14:22:30 06 JUL 2000 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......... 6.770 PROGRESS RD U 14 PAVED 44 6.860 ST CHARLES RD ~START U 14 PAVED 44 7.040 SULLIVAN RD U 16 PAVED 58 7.310 MOORE RD ~END} U 16 PAVED 20 7.530 CONKLIN RD (END) U 16 PAVED 20 7.690 SHAMROCK LN ~PVT RD) U 16 PAVED 20 8. 0 4 0 FLOR.A RD U 16 PAVED 2 0 8.320 CORBIN CT (START} U 16 PAVED 20 BROADWAY AV (END) 8.530 LONG RD U 16 PAVED 20 00417 BROADWAY AV ~START) .000 GREENACRES RD U 16 GRAVEL 12 BROADWAY AV .130 END GR.AVEL/START PAV U 16 PAVED 50 BROADWAY AV ( END } . 2 5 0 BARKER RD U 16 PA~IED 5 0 00492 BROADWAY AV(START)(L .000 WEST END TO SWING ST R 09 PAVED 36 BROADWAY AV .030 SWING ST (LIBERTY LA R 09 PAVED 36 .090 ORMOND CT (LIBERTY L R 09 PAVED 36 .160 FAIRWAY CT(START)~LI R 09 PAVED 36 .210 STEVENSON CT(LIBERTY R 09 PAVED 36 .280 EAGLE ST ~LIBERTY LA R 09 PAVED 36 BROADWAY AV ~END) .440 EAST END OF ROAD R 09 PAVED 36 00325 BROADWAY AV ~START) .000 COLEMAN RD (START) U 19 LIGHT BITUM. 20 BROADWAY AV (END~ .060 BROADWAY AV U 19 PAVED 22 00418 BROADWAY AV ~START) .000 BARKER RD U 19 PAVED 22 BROADWAY AV (END} .490 EAST END OF ROAD U 19 PAVED 22 00400 BROADWAY AV EXT (STA .000 FANCHER RD U 19 PAVED 24 BROADWAY AV EXT (END .070 BROADWAY AV U 19 PAVED 24 6 Records Processed PAGE 1 ' ~ 14:22:42 06 JUL 2000 Road# Road Names.......... MPost. Reference Descriptio Road Log Info.......,.. 00297 BOWDISH RD (START) .000 SANDS RD (END) & DIS U 16 LIGHT BITUM. 20 BOWDISH RD .180 40TH AV (END) U 16 LIGHT BITUM. 20 .210 BATES DR ~START) U 16 LIGHT BITUM. 20 .270 38TH AV (START) U 16 LIGHT BITUM. 20 .340 37TH AV U 16 LIGHT BITUM. 20 .400 36TH AV (END) U 16 LIGHT BITUM. 20 .590 34TH AV U 16 LIGHT BITUM. 28 .680 32ND AV U 16 LIGHT BITUM. 20 .750 31ST AV ~END) U 16 LIGHT BITUM. 20 .810 30TH AV ~END) U 16 LIGHT BITUM. 20 .830 30TH AV (START) U 16 LIGHT BITUM. 20 .870 29TH AV (END) U 16 LIGHT BITCJM. 20 .940 28TH AV ~END~ U 16 LIGHT BITUM. 20 1.004 27TH AV U 16 LIGHT BITUM. 20 1.060 26TH AV ~END) U 16 LIGHT BITUM. 20 1.120 25TH AV U 16 LIGHT BITUM. 20 1.180 24TH AV U 1~ LIGHT BITUM. 20 1.250 23RD AV (END) U 16 LIGHT BITUM. 20 1.300 22ND AV ~START) U 16 LIGHT BITUM. 20 1.430 20TH A~I U 16 LIGHT BITUM. 20 l. 5 0 0 19 TH A~T ( END ~ U 16 L I GHT B I TUM . 2 0 1.520 19TH AV (START) U 16 LIGHT BITUM. 20 1.560 18TH AV (END) U 16 LIGHT BITUM. 20 1.620 17TH AV (END~ U 16 LIGHT BITUM. 20 1.680 16TH AV U 16 LIGHT BITUM. 20 1.940 12TH AV U 16 PAVED 20 2.a00 11TH AV (END) U 16 PAVED 20 2.010 11TH AV ~START) U 16 LIGHT BITUM. 20 2.070 lOTH AV U 16 LIGHT BITUM. 20 2.130 9TH AV (END) U 16 LIGHT BITUM. 20 2.200 STH AV U 16 PAVED 40 2.250 7TH AV ~END) U 16 PAVED 40 2.320 6TH AV U l6 PAVED 40 2.440 4TH AV U 16 PAVED 40 2.600 2ND AV ~END7 U 16 PAVED 40 2.700 SPR.AGUE AV U 16 PAVED 40 2.780 RIVERSIDE AV (START) U 16 PAVED 40 2.860 MAIN AV (START) U 16 PAVED 40 2.950 VALLEYWAY AV U 16 PAVED 40 3.080 ALKI AV U 16 PAVED 40 3.130 SPRINGFIELD AV (END~ U 16 PAVED 40 3.200 BROADWAY AV U 16 PAVED 40 3.360 DEAN AV (START~ U 16 PAVED 40 3.450 BOONE AV U 16 PAVED 40 3.610 MAXWELL AV (END~ U 16 PAVED 40 3.720 MISSION AV U 19 LIGHT BITUM. 18 BOWDISH RD (END) 3.860 NORTH END OF ROAD U 19 LIGHT BITUM. 10 0 0 2 9 8 BOWD I S H RD ( S TART ) . 0 0 0 ERM I NA A~l ( S TART ) U 19 PAVED 4 0 BOWDISH RD .060 CARLISLE AV (START} U 19 PAVED 44 .120 JACKSON AV U 19 PAVED 40 .240 BUCKEYE AV (END) U 19 PAVED 40 .270 BUCKEYE AV (START} U 19 PAVED 44 .300 GRACE AV (END~ U 19 PAVED 44 . 3 3 0 GR.ACE AV ~ START ~ U 19 PAVED 4 4 .370 FAIRVIEW AV ~END) U 19 PAVED 44 .400 FAIRVIEW AV (START~ U 19 PAVED 44 .430 FREDERICK AV (END) U 19 PAVED 44 I I . 4 6 0 FREDER'I CK ~V ( S TART ) U 19 PAVED 4 4 BOWDISH RD (END} .510 R.AILROAD AV U 19 PAVED 44 ~~V ~ L.i } + ~ ~ ■ i., 4 i ~ ~ ~ ~ 4i V ~ ~ Ro~d~ Road Nam~~.......... MP~~t. Ref~ren~~ ~~~~riptio Ro~d Log Info.......... 0 D 4 9 0 B~WD T~H RD ~ ST~RT } . 0 0 0 4 4 TH A~T U 19 PA~TED 4~ ~aw~ r ~x . ~ ~ o ~ ~ ~r~ ~~r ~ ~ u ~ ~ P~~r~~ ~ o . ~ a o su~~~~~ ~ } u 1 ~ ~~~r~~ ~ ~ BOWDI~H RD ~END} .~50 ~AND~ RD U 19 PAVED 4~ 0044~ BOWDI~H ~T ~~TART~ .000 4~TH A~ U 19 PAVED 4~ BOW~I~~I ST ~E~TD~ .~5~ 45TI~ ~V {END~ U 19 PA~~1~ 40 4 ~ecords Processe~ ! 1 . ~ ~ at ~ t~'~ ~ . ~ . ~ , ~ ~ ' ~ ~ ~ a~~' , ~ ~ A ~1 L ~ ~ ~ C~ 1~ 1"'~ ~ ` ~ ~~1.d,. ii ' r-~- , l'l .1~N ~ ~ N~~ A ~IVIS{Ul~ C~I~ ~ ! !'UE'~LIC VV~II~ 'i~~' l~[:P~r~fiA~i~;N"1' ~y'~~i ~~1[~~~~~~]~ ~~ry. ~t~er,~, D~r~~tc~r ,1~1~~ ~i~1~~~~~~~ ~~`~~~~~~~~~r~~~~ I~c?~~~~ ~ T~•~t~~~~+~~~t~t~~~~~~ ~x~~i1~~~rin~; ~c~tt :~~~,~~~fia~~, ~~~:7~~~ ~.~~-~~~~~1~ 1~i~i~i~l1 c~~~`~~~~it~e~~i~~~ I~t~a~sY ~~~el~p~~~~n~ ~erv~~~~; ~i~l ~~~el~~~~~i~~~s ~'11J1~1QI~i ~~~~1~1~5 • Ir~~~r~~ati~n 1V~an~~~m~~~t~ J~n~ I~~d ~ivi~i~n a~ ~Jtil~~ies - ~ta~~nw~~~r ~Jtility; ~~'~Il~~ ~11~15 ~po~~►~~e R~~~~n~l I ~~~lth I~i~trict; ~~~~re I-~c~l~~~i~by ~p~l~~n~ C"+~~~t~ ~~~i~~or~ B~~~ldi~~ ~ ~C~+~~ ~~~f~rc~~~~~nt, ~'~~•ry ~p~~~~~~ ~~u~~~y ~1r I~t~ll~~i~~~~ ~c~ntr+~~ ~~utl~~r~ty, ~~~~~~c~ ~~u~~~e~~ ~ c~kan~ ~te~ic~~~~~ ~"~~~~~~~~rt~~~a~~ ~~tir~~il; ~~~III~ ~1~~~ ~ ~ ~ 9 S~~k~~~~ ~r~~~~t A~~t~~ar~ty; ~~~r~sti~~ ~~~~~to~ ~en~~~l V~11~~ ~c~'~a~ ~i~tr~~t ~~~~l~~tx~c ~`~~~r~ty ~ir~ I~~stri~t N~~ ~ 1~nc~~rn ~l~ct~~i~ '~a~~er ~+~r~~~~~~~r ~~~~1'~~ R~~~~~~1~1 ~-~~~~~1, ~~~c~~~~te ~'~~~~«~r , ~ ~~~r ~on~ ~~c~~~~i~~c~ti~x~ fr~~~~ ~rb~t~~ ~.~~id~~~t~~1~~.~ ~UI~-~,~~ to ~Jrha~~ ~Re~~d~er~~~~i`22 ~UT~-~~~ fc~~ ~~~~~i~~e~*c~a~ ~fil~~ ~J~e t~~c~se ~~~e~ ~~11~n~~cc~ t~~~ ~~1~~. 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I C ~r~ll~~ ~C~Ill~~3~ ~~~~11C~, ~~~~~e ~'~~~~rc~ ~l~re~e ~o~~~i~~ y~~~r ~i~~ri~~~v ~o~~~~~~~t~t~ ~~a t~~~ ~~~tacl~~~ ~~r~~~ t~ ~~r t1~~ ~~~~eti~~~;. ~'1~~ ~tt~c~~~d T~~1~~~1~~~1~ ~t~~"1L~' ~[~~M~ ~ri~l be ~i~r~n t~~~ ~p~ns+~r ~t ~n~~ti~~,~ ~r~d ~nc~lude~ th~ Di~i~~c~n c~f~I~~~in~ i~le. ~'h~nk~ ~~~~~r ~coo~~~~~r~ia~~~ I~'y~~~ ~~~~~r~ ~n~ ~~l~e~tio~~ ~~c~~~t tl~~ ~I~~'li~~t~ar~, ~j~~~~~ ~~~~~~~~t ~t ~7?-~~'~~. ~IC~7`C: ~Ji~vi~i~~~ ~~ill ~~~~v cit•cr~l~t~~~~ c~~~~~~~~+~~xt~ ~~P~. ~[,~~~~li~t gz~ ~~i~ ts~»~e n~ #c~~~i~~c~~l ~•evi~~~v. ~'~~i~ ~vil~ ~c #~~c ~n~~~,~~ t~r~~e y~u ~i~~ ~~1~~~e t~ ~~r~~~r~+~nt ~4~~~rr~litl~ tl~~ ~~PA~ ~l~~~~~~~~t #'ar #l~is ~~ojc~t, ~~~~~y~ ti~~it~~o~~t ~r~c~~~~~r~~: ~o~~ri~~ [~~r~d LI~~` ~ ~'~s~~y ~~~~I M~ry ~cl~~»i~ft c1o +~o-~~~t ~'er~a~~, 1 ~7 ~lo~~rard ~~r~~t, ~uit~ S~~l, '~;~o1~~ra~,'~'A ~92~ i ~ ~~~1~~~ ~~r~~~~, 1 ! ~ ~at~lc~c~, ~~ak~i~~, B E~1tt~~I1~~1~~jtS: `f ~~~~i~i~~] ~~~vi~~~v ~ar~~~, i~a'+~j~ct ~~~ric~ti~n, ~ite PN~~~, ~'i~ci«~t~ 1~~~a, ~C['A C'I~~~~qist 1~~6 ~4~~ ~RO~e~~~'~►Y * SP~~t~~~, '~°r'15~~~IN~~`~DN' ~~~~0-~~~~ 1'~~~~~V~:: ~5c~~ ~~'-7~1~ ~ F~t: ~5~~~ ~~~•2~~~ ~ T~I~: (:5(~~} ~7~-71~;~ ~ Y : r S~ol{anc County Division of PI1~I1111I1b Tcchnic~l Revic~v Meeting N~eeting Date and Time: ,ltllv 27 , 2000 a 1: ~ 5 p.m. Project ~'ile No.: ZE-2l -00 Project Locafiion: Crener~lly located at the S~V corner of the intersection of Broadw~y and Bowdish_in the SW `/a of Section 16, 7'owllship 25 N., Range 44 , EVVM, Spok~ne Cotu~ty, Washington. COI1~pI'~~1e11S1VE P1i111; URBAN Projec~ Description; Z~C-21-00; Zone Reclassification fi~om Urban Residential-2.3 (UR-3.5) to Urball Residential-22 (UR-22) for Commercial O~.~ice Use and tllose uses allowed in ~l~e UR-22 zone. Parcel No; 451 G3.0193 Qwner: Sonrise L~nd LLC A~~~~IlC~lllt: Cil'~llll ~~l;l'S(~11 Project Pl~nner. ROt1~1C~ ~~I~I1C~ , t ~ , r T~CHNICAL n~VIE~V 1VI~E~'I~IG SPOI{AN~ CDUN~'Y D~VISION OF FLANNING Date: Julv 27, ?00~ ~~~~il'~111~11~: De~~r•tment Cal~fi~ct 1'el'SOt1: Ac~ion: Z~-21-D0; Zalle Reclassi~ication fl•onl Urban ~esidential-2.3 (UR-3.5) to Urb~t1 Residential-22 (UR-22} ~'or Commercial ~l.Cce Use and tl~ose uses allowed in the t1R-22 zone. T~C1-1NIC~L REVIC~V MCETING:IULY 27, 2000 Cr 1;15 f',M, 1Vate: ~rhe Fallawil~~ inforn~ation is to provicle the proposal sponsor with primary a~ency coll~merlts to assist the sponsor' ~111C~ 11C~ 1.1~~ ~?I'OCeSSIIl~ O~p~1~I1C 11ea1'1~~~ 1telnS ~1eaTd ~~~Ol'e tll~ ~Ie~lrlil~ EXcII'Y1111eI'. Tlle FO~~OWIIl~ ~11f0~'n1at1011 C~~eS I10~ pl'OV1G~e c1 COl~lple~e OI binding f il~l revie~v of the proposal. T111s will occur only aftex• t11e proposal is accepfed c~l~(~ ~l~iC~C~ 011 t11~ ~llvllC I~eal~ing A~enda. The acceptance of the apnlication and schedul~n~ of the applic~tion on tl~e Public Hearin~ Agenda is ~he prirnary function of tI11S 11~eEt111~, ~ S~COi1C~~l'~~ f11I1~C~10i1 Of tIl1S l1le~tlilg 1S ~0 prOV1C~~ `cl pi'eI1111111i1I'V 1'~V1eW 0~ tlle appllc~t~on. T11~s w~ll pr•ovide ~ fol~um for• tlle sponso~~ a~~c~ other depat'Cl1~~i1tS Of W~lc~t t0 EI~JeCt ~1S 5~~11C~~1I'C~ aCV~~t~~a111Cl1t ~OIZC~1t1011S 11]C~ C1CS1~11 I'~CO111111~11C1~111(~(1S, Tl1e comments received ~re based on a preliminal•y review o~ tl~e application form and SItE ~~I~Il ~y tll~ D~~~ll'C111~11~5 ~I1CI ~~~'11C1ES Wj11C~1 11~1V~ ~)~Cll Cil'Clll~~tcc~ tl~c; ii~Cc~i'l11~f1011 tnot all a~encies/departments have been col~tacted--only those wl~o have bee» deterillined ta l~~ve prima~y interest. ~l. I~o~s the aE~plic~l1l011 ~Ol' C~lll lll~ ~~~V~~0~1~~~11t~ 111~~'r 1'~C]Ull'(:I111;11~5 t0 pllc~d on tl~e Public ~Ie~ring A~enda? ~ Y~S ~ NO b. ~f no, what is laclcinb? c. Public IIe~~~in~ Scl~edule: 1-~earin~s Uelor~ tl~e ~Ieari~lb ~x~a~li~~er ~re SCIIEC~~lled Up011 d~~el'111Inat1~11 tllc~t tll~ a~pllCat1011 1S C0121p~ete. Items ~~ill be scl~edulec~ for the fiirst ~v~ilable public he~cin~. 2• ~l~~C ~l ~t'~I1111111~I'y 1'~V1~~~V 0~~~~1~ ~~)pllC~tl411 Wllclt ~~COl1C~ltI0I1S O~~~J~?t'OV11~~ ~vould be required of'the development? (Attach condit~ons if necessa~~y} ~ ~ ~ ' ~ 1 ~ ~ a~ 1~`y C . 1. y 1 ~ ~ ~ ~ l, ~ ~ ~ ~ L..:.;d i.> :;a ' ~ ~ A~ ~,t 1 V, SP4KANE COUNTY DfVISI~N ~F BUILDINC AND P ~ SPQ~ANE COUf~11~ ZONE RECLASSIFICATION APPLICATION ~UN~B2~~Q DlVI510N C~~ PLANNIN~a A. GENERAL INFORMATION Lega) Owner S~nrise Land LLC & Wes].ey & Mary Schmidt c/o : Grant Pexson Mailing Address 107 South f-Ioward St~:eet, Suite 500 City Spo kane State ~A Zip Code 9 92 01 Phone 5og-622~-3575 Work Home Fax IF APPLICANT IS NOT OWNER, INCLUDE WRITTEN C~WNER AUTH4RIZATION F4R APPLICANT TO SERVE AS REPRESENTATIVE Projectlproposal site area ~acres or sq. ft,~ ~o, o0o square feet Adjacent area owned or controlled ~acres or sq, ft.) none Assessor parcei #s of projectlproposal ~ 51. 63 . o~ 9 3 Assessor parcel #s of adjacent area owned or controlled None Street address of proposai n/a Exisfing zone classif~cation(s) and date established ~R3. 5, L958 and 1991 Existing use of property Two older single family residences/outbuildings . Proposed zoning ~R-2z Comprehensive plan cafegory Urban Schooi district Central Valley Water purveyor Modern Fire District No . 1 Proposed use of property; Single family dwellings t~ Duplexes Mulfifamily dwellings Manufactured homes ~ ~ Business ~ ~ lndustrial { ~ Mixed use ~ ~ Other ~ ~ Describe offi~e~ List previous planning department actions involving this property zE-12 - 9 9 and VE- 6- 9 9 , B. LEGALIZONE RECLASSIFICAT'ION INFORMATION . . . ~ . ~ t _ ~ . _ _ . " ' r T _ ' _ _I _ . _ _ _ 1 T _ _ _1 ! _ 1' l.ocation of proposal bouLnwest cornez or broaaway ana bowalsn. Section 16 Township 2 5N Range 44 EWM. Name of public road(s) providing access $owdish-minor arterial & Broadway-principal. UUidth of property fronting on public road Broadway iS 205 ft, and Bowdish iS 195 ft. r 1 ~ f ZONE RECLASSIFfCAT10N APPLiCATION PA~E 2 of 5 Does the proposal have access to an arterial or planned arteria{ yes no Name~s} of arterial roads groadway is a principal arterial. . Bowdish is minor arterial. Legal description of property for each zone reclassification proposed see attached . Existing zone(s} ~R. 3. 5 To proposed zone ~R~22 , forthe following described property, Attach legal description stamped by land surveyoror provide below, See attached. , If you do not hold title to the proper~y, what is your interest in it? UVhat are the changed condikions of the area which you feel make this proposal warranted? J.. Both roadways have been rec].assified as arterials since 1958. These streets are improved with sidewalks and a signal light. 2. Sewer lines are being extended to the area providing incentive for more infi~.l and development in the area. UUhat impact will the proposed zone reclassification have on the adjacent properties? The older cabins on the site will be removed and the site developed into a 1.ow ~ intensity office building court with paved parking areas, perimeter landscaping, and fencing adjoining residential lots to the south and w~st. , What factors suppo~t the zone reclassi~cation? rrhe sa.te is located in the "Urban" cat~gory o~ the comprehensive plan with ~ numbex Qf. institu~ional us~s established along Broadway including churches and schools. The site is not conducive for the development of single family homes because of the site's dimensions and the adjoining arterials with set-asides for widening. , What measures do you propose to mitigate your proposal's impacton surrounding land use? The site plan features a cluster of three single-story residential-scale office buildings arranged with an intera.or court and generous landscape areas to the nnrt-h ~nrl Pa.~t a~-ini_nina the arterial streets. This landscat~e area intearates J - J - _ L ~ extensive set-asides required for future acquisition areas 25 ft. along Broadway and 15 feet along Bowdish. A landscape strip and ornamental wall will adjoin the residential lots to the south and west. The parking areas have been broken up to reduce the visual impact of the project. Over 35% of the site is in landscaping with 200 of the site allocated for required landscaped areas. 1 ~ i ~ ZONE RECLASSIFICATION APPLICATION PAGE 3 Of 5 PART II This section of the applicatior~ wil{ pravide the Division of Buifding and Planning staffwith written verification thatthe applicant has had preliminary consultation with the agencies identified. Results of the preliminary consultation shall be incorporated in the proposal before ~nal submittal to the Division. FIRE MARSHALLIFIRE DISTRICT A. This proposal is within Fire Protection District No. ~ s P'~KqNE 1~~~y . B, Adequate arrangements (have} ~have not~ been made to meet our needs in providing for an adequate water system and facilities forfire protection purposes. C. Recommend fire flow ; or unable to calculate now because use is not de~nitive; and will be determi~ed at building permit app(ication time of building permit application. D. Requirements include t ~ B e.. ~~T~.~., a~,.~ A~~ t N y RpP yGATC o,~ ~ ~ ~'N P~.mr~ G ~Z9 z,v~-c~ I $ ~ Fire District Si~naturelTitle Date WATER PURVEYOR A, Satisfactory arrangements for dom stic water nd fire flow raquire ents ~have) ~ha e not~ been made. ~ ` B. Requirementslcomments t~ ~ ~ - ~ ~ , , d~~ ~ ~ , ~ _ 3Sl S , ~ Z ~ _ ~ Water District Si~naturelTitle Date COUNTY ENGINEER Preliminary discussion has taken place and general requirements for roads and drainage have been discussed with the applicant. A. Comments SignaturelTitle Date . COUNTY UTILITIES Preliminary discussion has taken place and general requirements forsubmittal of this proposal (have} ~have not} been satisfed, the designated water purveyor for this Site is A. Comments SignaturelTitle Date REGIONAL HEALTH DISTRICT A preliminary discussion has taken place and general requirements for submittal of this proposal (have) (have not~ been ~ U satis~ed. - ~ r en ` C~ A. Comm ts ~ r ~.~=~,~r' . ~s~ , , . ~ ~ Co . , ~~l . L ,~5~ d~ ~ ' ~ i naturelTitle Date ~ SEWER PURVEYOR A preliminary discussion has taken place and general requirements forthe provision of public sewerare understood by the applicant. A. Comments SignaturelTitle Date 4 1 ' r ZONE RECLASSIFICATION APPLICATION PAGE f~ PART I1I SURVEYOR VERIFICATION 1, the undersigned, a licensed land surveyor, have completed the information requested for the zoning map and written legal description. r ~ . r Signed E~~~~ Date Jun e 2 7, 2 0 0 0 1 ~ ' . ~ ~ , Address C,~ • l I C~'~r~ ~ C.. Phone ~ 2~-- ~~~j ~ 7 City ~ State . I ~ C~ ) Z~ ~ ~ ~ I ~ p PART IV SIGNATURE OF PROPERTY OWNERS OR LETTER OF AUTHOR17~4T14N I, the undersigned, swear or affirm under penalty of perjury that the above responses are made truthful{y and to the best of my knowiedge. I further swear or affirm that I am the owner of record of the area proposed for the previously identified land use action, or, if not the owner, attached herewith is written permission from the owner authorizing my action son hislher behalf. ~Q~~~;.~, R~ ' ~~,0 ~ . ~ Signed Date June 27, 2000 Address ~ /~Z j ~'~~~o~ Phone J,~~ ~ ~ r - ~ 1r ~ City ~ ~ ' ~ State Zi ~p ~ ~ ~ Signature of applicant or representative Date STATE OF WASHINGTON ~ ~ ss. COUNTY OF SPOKANE ) ~ Signed and sworn or affirmed before me on th,is day of ~ C.~1P ~9 ~G~~ . bY ~ ~ ~8 C~ . ~ ~'~''d ~ ~ ~~°~t 4 C~ f,~ Q ~`ti✓,\ /i~ t~~~~~~.~ l~~' °~I ~ ~ n ~t~ ~ Not~ry S~~ ~ : : . ,n 9.1 ~ • q~~~, ~ : ~ . W~' :`r, ~4•- m• " Notary Public in and for the Sfate of U11a ton residin . • - 9 9 rr . ~ • . y J~~C 0'~ ~ ~ . C~ ~ ,Z~,~'` at C~1(~G~ (1 . w ~~o , - 's~, p k~~~ o~~~ My appointment expires . 1 ~ 0~ ~~°~s~~~rtsot ~ PART V TO BE COMPLETED BY THE DIVISION OF BUILDING AND PLANNING Date submitted File number Date accepted By Total fees Receipt number . ~ ~ . . \ .r , ~ , , . , _ , „ 4349588 ~ ~ . Ftv~: 10' 2 ` ~ . _ _ ~~3111999 0~:~1P ~ iRkNSN~1I0N,1111E INS CO WO 5~,~0 Sooka~~ Co. FiLED FOR RFCORi~ AT RrC~UEST OF: ~RiAN C. BALCH SPERLING & ~3ALC~I 1~?11 CAST ~ROAD`VAY a3 SPOKANE, WASHINGTON 992Q6 Reference ~ (if ap~licable): Grantor(s); (1} Farmers & ~lerchants Bank (2) Gr~rnee(s); (1) SonRise [and, L,L,C. (2) Additional Grantor(s) on p~. Additional Grantee(s) on p~. I.esal Description (abbreviated): PTN. ~$9 OP~'I'Y. Addition~l lesal(s} on pa~e ? ~ Assessor's Tax Parce! ID~ ~5163.0193 ~ ~ ~ ~ ~+~1 STATUTORI' tiVARRANTY DEED ? ~ ~ ~.r, .L . T~-IE GRANTOF, F~Rh1ERS S AIERCFi1l~TS BANK OF nOC~ORD, a t'~'~st~inMon cor~oration, for and in consideration of IRC Section 1031 Like•Kin~ Tax-Deferred E~chanpe and Other Good and Valuable Coruideration in hand paid, conveys and warrants to SO\`RISE L.~'~'D, ' L.L.C., a~Vasl~in~ton iimited liability company, as to an undivided one-half interest, and ~'V~SLEY A. ' SCI111iIDT and 111ARY L. SCI~~IIDT, l~usba~~d arid wife, as to an undivided one-h~lf interest, the follo~ving described real estate, situated in the Counry of Spokane, State of Washington: ~ See at~ached Exhibit S~ihiect ro: 1999 Real Escace Taxes, ~asements, Conditions, Restrictior~ and Covenants Currently of Record, ~b Dated d~is ~~~a of March 1999. ~ Y FARMERS & MERCNANTS ~ANK Of ROCKF RD ~ / ~r By: a , v~ Mark A. ~unci~}(,ice P~esidenc ' a STATC OF ~VAS~~INGTON ) W )ss, ' ~ w COUNTI' Or S~'OK~N~ ) ' ~ On tl~is .~~~7`~c~av of ~iarcl~ 19 9 ~ , 9, before me, the unders~gned, a Notary Public ~n and tar the w Scate of tVasi~in~ton, dul}~ commissioneci and sworn, personally appeared Mark A. I-lund, to me kno~vn to . ~ be the Vice President oF rarmers & Merchants Dank of Rockfard, a Washinston corporacion, the ~ corporation that exccuted the foregoing instrument, and acknowledged thc instrumenc to be the free and = voluntary act and d~eed of the partnership, for the uses and pu~poses therein mentioned, and on oath stated t~3t he is auehorized co execute the instrument. ~ ~VITNCSS ~ny hand and ofC~rn ~~~`ftet~io affixed tl~e day Znd year in chis cenificace above . ~ ~ ~vri~cen. S~",~ ~r = ~P ~ ~ , ; ` ;.,,~$I ~ , , ~ v C~ ~ ~ r ; : 0~ ~ : x ~ ~ ~ ~~/'~i ~ ~ ~ ~ , ~ ; ~ , ~ ; .g. ~1 ary I blic in and for ~he Sea~e of o ' V= ~ashin ton re i i o ~,~~~r~ ` = . ~ ► s d n~ at S~fl~a ~ 0)•0~ . ~ My Commission Expires: /~oo , ~~1~~~~~. . . ~ a ~ ~ l./Sf~- y O~S7~.1~'rl o ~ i ~ ~ wA5~1~0 = ~ ~ti~~~~~~ Print Name 0 0 ~ ~ . W ~ o , ` , ~ t ~ ~ 4349588 Paqe; ~ of 2 ~ ~ ( 03;31~1959 ~W;~~~ ~ 1MN~~~110N.1111~ iNS GO ~D 33.~ Sookaae Ca. ~'a ~M B ~ The North 200 feet of the East 210.27 feet in Bloc'.{ 89 0~ OPPORTUNxTY as per plat thereo~ recorded in Volume "K" o~ ~ Plats, Page 20; . E1{CEPT that porti.on for ro~d purposes conveyed to Spokane County, May 12, 1964, under Auditor's File No. 1713~C, and described a~ tollows: ~ BEGINNING at a poinC on the East line of Tract 89, ~~h~.c:~ is 17 ~eet Sourh of the Nor~heast corner; thence Northweste~?y ro a point 12 feet West and S feet South of the Nr~rth line oi Tract 89; thence Westerly and 5 feet Southerly parallel to said North line a dis~ance of 210 .27 feet to a poinr; , thence I~orth ~ 5 f eet to a point on the North line; thence Easteri v along said North line ot TracC to the Northeasr corner;+thence Southerly to the Point of Beginning; . aND EXCEPT that porCion conveyed to Spokane Countv bv deed recorded under Auditor's File No. 579683C described as ~ollows: BEGINNrNG at a poin~ 200 feet South of the Northeas~ co~ner of ; Block 89 of OPPORTUNITY on the EasC line o~ said Block; thence , West a distance of 5 feet; thence North along a line parallel to and 5 feet distant from the East line a distance o~ 1.80 f eet; thence Northwesterly to a poi.nt on tr.e North line of said Block 89; thence Easterly 20 feet to ~he vortheast corner of said Block; thence Southerly to rl~e Point of Beginning; Situate in the County ot Spokane, SCate of Washington. TxE r•oL~O~azNC iNrORMATZON iS PROVYDED FOR CONVENi~NCE ONLY: (Parcel No. 451&3.0193) (Abbzeviated Description: PTN. B89 OPPTY.] ; . ..,«r,; ;~,~:Y'",d/,,.:, • M,...~; d? ~ ~ I~,'..y.. .,1 Y : I I ~ ~..'.~~b"'d4 ~Y. ~ •A~~ ~~~_~~x~'.~'rh~. \ y.,~..~ ~ ~i \ ~Z~~ I lt :~1 ~ ~ , . j ~ ~ ~ ; ~ b~ r;'` r~~ , ~ .'~t^~ r~l" r~r ~ r I ' \ ~ t `y~~ , ! w ` ~ ./rP'~ V ~ ~ ~ F~;~ ~ ~ ' (~~i , ~ .y } • ;;w ` ~ ' ~ ~.I1' i+' .~,li r ; ~ ~ ~ , ` : • ~ ; ' ' r~ ~ ~ c~r~~~rs ~ ! ~ D ~ 1 ~ »aivJr•Pie f9tY'ln,~:"% ~•'c.yt'Ti.~'~ ~r, . ♦ o•l /ez r~.~ • • R~C~IV~n ~ ~ ~L' . S~'~KANE CO~N~`Y ~ ~ ~G~f~I'Y'/ V ~ ~ ~ ~t~~V r ~ ~J~~~ulO~ U~ pL_~~~~I~~r , ~ . . , . , . , . . -r,,,,~ ~ , , ~ ~ r ~ r ~ ~ ~ ~ , ~ , 1 ~ . ~ . ~ ~ 1 r ~ ~ ~ ~ ~s-.;~, y•-: , , ' ~ ~ f ~ :xr..t ~ "'1 t.. : ~ P _ ~ ~ ~ ~ ~I ~ ~ M ~E E~ ~R _A.~ ~ ~ r--y-- .r - E ~ ~ _ ~ . _ ~ ~ ~ 1 i ~ SPOKANE ENVIRONMENTAL ORDlNANCE (WAC 197-11-960) Sectian 11.10.230(1j Environmental Cliecklist Purpase of Checklist: File No. Tl~e State Environmental Policy Act (SEPA) Chapter 43.21 C RCW, requires all govemmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Staiement (E1S) must be prepared for all proposais significant adverse impacts on the quality of the environment. The purpase of this checklist is to provide information to help you and the agency identify impacts from you~ proposal (and io reduce or avaid impacts from ihe proposal, if it can be done) and to help 1he agency decide wheiher an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal, Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are sign~fiqnt , requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best descriplion you can. You must answer each question accurately and careful{y, to the best of your knowledge. In most cases , you should be able lo answer the ques~ions from your own observations or project plans without the need ~o hire experis. If you really do not know lhe answer, or if a question does not apply to your propasal, write "do nat know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays fater. Some questions ask about govemmen~al regulations, such as zoning, shoreiine, and landmark tlesignations. Answer these questions if you can, If you have problems, the govemmental agencies can assisi you. The checklist questions apply 1o all parts of your proposal, even if you plan to do them over a period of time or on difference parcels of land. Attach any additional information that will describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional informalion reasonably related to determining if lhere may be significant adverse impact. Use of checklist for non-project proposals: Compleie lhis checklist for non-project praposals, even though questions may be answered "does not apply," IN AQOITION, comp(ete the SUPPLEMENI"AL SHEET FOR NON-PROJECT ACTIONS (Part Dj, For non-project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respeciive(y. A. BACKGROUND 1. Name of proposed project, if applicable: • Professional otfice court, Broadway and Bowdish. ~ 2. Name af Applicant: J. Grant Person for ~nrise Land LLC & Wesley & Mary Schmidt 3. Address and phone number of applicant or conlacl person: 107 S. Howard Street Sui~e 500 Spokane, WA 99201 4. Date Checklist Prepared: b/ 2 8/ 0 0 _ ~ 5. Agency requesting checklist: Spokane Co~~nty Planning qepr . 6. Proposed timing or schedule (including phasing, if applicable); Spring 2001 upon completion of sewer to area . 7. a, Do you have any plans for (ulure adtlilions, exp~nsion, or furiher aclivity related to or connected ~o lhis proposal? If yes, explain. no b. Do you own or have options on land nearby or ad~acent to this proposal? If yes, explain: ~ no 8, Lisl any environmenfal informat~on you know aboul If~al has been prepared, or will be prepared, directly related to this proposal: A traffic d?stribution ietter was prepared 4/9/99 by Inland Pacifi.c ~ngineering. This let~ex «as updated and supP~.ernenred hy David Evans and Assoc.iates, rnc. in June 2000 ~or tlle office us~. ~ KIYOST00061CHECKLST.frm ~ 6127100 I ~ ~ f I 1 A. BACKGROUND (continued) 9. Do you know whether applications are pending for gavernmental approvais of other proposals directiy affecting ~he property coveretl by youi proposal (f yes, explain. none 10. List any government approvals or permits that will be needed for yaur proposal, if known: Rezone to UR-22, access permits, public sewer hook--ups, building permit, and 208 drainage review. 11, Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist l~at ask you to describe ce~ain aspects of your proposal. You do not need to repeat those answers on this page. The 40,000 SF site is located at the SW corner of Howdish and Broadway. The applicant proposes approxima~ely 7,609 sq. ft. of professional office space zn t~hree resa.dential scale buildi.ngs ie. 2000 to 3200 sq. ft., sinq].e story. Approximately ~17 v~hicle parking spaces will be provided together with landscaping and drainage swales. 12. Locafion ot the proposal. Give sufficient information for a persan to understand the precise location of yaur proposed project, inciuding a street address, if any, and section, iownship and range, if known. lf a proposa! would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal descrip~ion, site plan, vicinity map, and lapographic map, if reasonably available. While you should submil any plans required by tl~e agency, you are not required to duplicate maps or detailed plans submitted wilh any permit application related to this cnecklist. The subject property is located at the SW corner of Broadway and Bowd.ish in the Spokane Valley. The site is just under one acre in size (2Q0'x210'). Addi~ional maps and ~xhibits accompany the r~quest. 13. Does the proposed action lie within the Aquifer Sensitive Area (ASA}? The General Sewer Service Area? The Priority Sewer Service Area (ASA)? The City of Spokane? (see: Spokane County's ASA ~verlay Zone Atlas for boundaries): The site i.s within ~he AS~, t~ie GSS~1, ~.h~ P~S11, but c~uLside t}~e City of Spokane. ~ TO BE COMPLETED BY APPI.ICANT B. ENVIRONMENTAL ELEMENTS Evalua(ion for Agency Use Only 1. EARTH a. General descripfion of (he sile (circle one): flat, rolling, hilly, steep slapes, mountainous, ofher: Less th~n 2~. b. Wha~ is ihe sceepesl slope on lhe site (approxima~e percenl slope)? Less than 2%. c. What general iypes of soils are found on the site (i.e., clay, sand, gravel, peaf, muck)? If you know lhe classificalion of agriculrural soils, specify and note any prime farmland' Garrison gra~~elly l.oam, GgA, t;ypical of the f].oor of . tl~~ Spokane V~lley. tl. Are th~re surface indicalions or histary of unslable soils in ~he immediate vicinify? If so, describe: KlYQST00061C~-IECKLST.frm 3 6127100 ~ ~ ~ ~ B. ENVlR~NMENTAL ELEMENTS Evaluation for Agency Use Only ; e. Describe the purpose, type, and approximate quankities of any f~lling or grading proposed. Indicate source of fill. Minimal qradinq will be required to accommodate to buildings, park~.ng ].ots, and drainage facilities. f. Could erosion occur as a result of clearing, construc~ian, or use? If so, generally describe: No. The site is relatively flat. g. About what percent of the siie wili be covered with impervious surfaces after project construction (far example, asphalt ar buildings): Approximately. 62.5~ ot the site will be covered by buildings and parking areas. h. Proposed measures lo reduce or conlro! erosion, or ofher impacts to the earth, if any: Sur~ace water drai.nage will be accommodated in grass, swale areas during construction, erosion control plan will be a.mp~.emented . 2. AIR a. What type of emissions lo the air would result from the proposal (such as dust, autamobile, adors, industrial, wood smoke) dunng construction and when the project is completed? If a~y, generally describe and give approximate quantities, if known: Dur~ng construct~ion, some dust and construction equi.pment exhaust wili be produced. b. Are there any offsite sources of emissions or odor that may affect your proposal? If so, generally describe: , The site is impacted by arterial ~raffic oii ~3roadway and Bowdish. c. Proposed measures to reduce or control emissions ar olher impacts to lhe air, if any: Compliance with SCAPCA regulations during construction; p~ving of driva.ng and parking surfaces when project is campleted. ' 3. WATER a. Surface: (1} ls there any sur(ace wafer body on ar in the immetliate vicinity of the site (including year round and seasonal slreams, sal~water, lakes, ponds, wetlands}? lf yes, describe type and provide names. !f appropriate, state what strearn or nver it flows inlo: No. The Spokane Review is 1 1/2 miles north of the ~ite. ~ (2) Will the projeei requ~re a~~y ~vork over, in, ar adjacen! to (wilhin 200 feef) the desaib~d waters? If yes, describe and altach available plans: No. KIl'4ST0006/CHECKLST.frm 3 6127100 ~ ~ ~ 1 ~ B. ENVIR~NMENTAL ELEMENTS Evaluation for Agency Use Oniy (3) Estimate the amount of ~II and dredge material that would be placed in or removed from the surface waler or wetlands and indicate the area of ihe site that would be affected. Indicate the source of fill material: n/a (4) Wil! the proposal require surface water withdrawals or diversions? Give a general ~ description, purpose, and approximate quantities, if known: - no (5) Does the proposal lie wilhin a 100-year floodplain? If so, note locatian on the site plan. no ' (6) Does the proposa! involve an discharge of waste materials to surface waters? If so, describe the lype of wasie and anticipated volume of discharge. No. The site wi11. ~eature grassy swale areas and will be connec~ed to a publ.ic sewer system. 8. Ground: (1) VVII groundwater be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quanlilies, if known. Storm water wi1.1 be discharged into a"208" (grassy swale) areas onsite the project wi~l connect to a pub~.ic sewer system. (2) Describe waste matenal that will be discharged into !he ground from seplic ~anks or other sanitary ~vaste lreatmenl facility, Describe the g~neral size of the system, lhe number of houses to be served, or the number of persons the system(s) are expected to serve. No. Site wi~.l be connected to public sewer system. (3} Describe any sysiems, other than those designed for the disposal af sani(ary waste, ~nstalfed for the pur~ose of d~scharging fluids below llie ground surface (includes systems such as those for ihe disposal of storm water or drainage from lloor drains). Qescribe the type of sysfem, the amaunl of material io be disposed of through lhe system, and ihe types of materials likely !o be disposed of (including ma~erials which may enter the sysiem inadverlenlly through spills or as a result of firefghling ac~ivilies. '~his is a professional o~fice project. If inedical or veterinary offzces are included in the tenant mix, waste products will be proper~.y disposed. (4) Will any chemicais tespecially organic solvenfs or pelroleum fuels) be stored in above- ground or underground starage tanks? If so, what lypes/quantiiies of materials wNl be s(ored? ~1a. 7'his is a pro~essional. offir_e projer.t. K/YOST0006/CNECKLST.trm 4 6/27100 ~ ~ ~ r f B. ENVIRQNMENTAL ELEMENTS {con~inued) Evaluation for Agency Use Only (5) What protective measures will be taken to insure that leaks or spi}Is of any chemicals stored or used on site wili not be allo~ved to percolate to groundwater (this includes measures to keep chemicals out of disposal systems described in 3b(2) and 3b(3))? None. Tha.s is a professiona~ otfice project. ~ c. Water Runoff (including slormwater): (1) Describe the sourc~ af runoff (including stormwater) and method of collection and disposal if any (include quantities, if known). Where will this water flow? Will ihis water flow into other ~ waters? If so, describe. Storm drainage will be collected and stores in grassy swale areas to allow treatment betor~ overflowinq into dry wells. (2) Will any chemicals be stored, handfed, or usetl on the site in a location where a spill or leak will drain to surface or groundwater or to a stormwa~er dispasal system discharging to " surface or groundwater? No. This is a professional office ~ project. (3) Could waste materials enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, graund, and runoff water impacls, if any (if the proposed action lies within the Aquifer Sensitive Area be especiapy clear on explanations relating to facilities conceming Sections 3b(4~, 3b~5), and 3c(2} of this checlclist): Installa~ion of grassy swale areas and connec~ion to public sewer sys~em. 4. PLANTS ~ a. Circle type of vegetation found on the site: deciduous tree: alder, maple, aspen, other. evergreen tree: fir, cedar, pine, other. shrubs, grass. pasture. crop or grain. ~vet soil plants, cattail, bultercup, bullrush, skunk cabbage, olher. water planis: water lilly, eelgrass, milfoif, ofhet. other types of vegetation. b. 1M~at kind and amount of vegetation will be removed ar altered: Most will be replaced pez si~e plan o~ record. c. List threatened or endangered species known to be on or near the sile: iJone. The site zs with~.n an uxb~niz~d ar~a. d. Proposed landscaping, use af nalive planls, or other measures to preserve or enhance vegecafion on the sile, ~f any: Site plan depicts landscape areas on site including p~rimeter fencinglgrassy swale areas. KIl'OST0~061CHECK~ST.frm 5 6127100 . ~ ~ ~ / B. ENVIRONMENTAL ELEMENTS (continued) Evaluatian for Agency Use Only 5. ANl(v1ALS a. Circle any birds and animais which have been observed on or near ihe site or are known to be on or near the site: birds: hawk, heron, eagle, songbirds, other: m~mmals: deer, bear, elk, beaver, other:. fish: bass, salmon, trout, herring, shellfish, olher: olher: b. List any threatened or endangered species known to be on or near the site. None. The site is within an urbanized area. . c. Is the site part of a migration route? !f so, explain: No. d. Praposed measures to preserve or enhance wildlife, if any: None. The site i.s within an urbanized area. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, na~urai gas, wood stove, solar} wiil be used to meet (he completed project's energy needs? Describe whether it will be used. for heating, manufacturing, etc. Elec~rici~y ~nd n~tu.~al c~as will. bE used for 1.ighting, mechanical operation and space hea~ing. b. Would your p~oject affect the potenlial use of solar energy by adjac~nt praperties? If so, generally describe: No, the build~.ngs are one story in height . - c. What kinds of energy conseNalion features are included in the plans of this proposal? Lis1 other proposed measures to reduce or control energy impacts, if any: Construction wi~l conform to adopted Spokane County enezgy conservation codes. 7. ENVIRONMENTAL HEALTH a. Are there any environmental heal~h hazards, including exposure to toxiC chemicafs, risk of fire and explosion, spill, or hazardous waste, ti~at could occur as a resull of this proposal? If so, describe. None are known. (1) Descnbe special emergency services lhal mighl be required. Non~ ~zr.e antzcipar~d. K/YOSTOOOG/C~-IECKLSl'.frm ~ 6/27/00 ~ ~ r ~ ~ - r 6• ENViRONMENTAI. ELEMENTS (continued~ Evaluation for Agency Use bnly {2) Proposed measures to reduce or con~rol environmental health hazards, if any: The proposed use includes professional offices with associated parking lots. b, Noise: (1) What types of noise exist in the area wh+ch may affect your project (for example, traffic, equipment operation, other? Traff~.c noise is generated by cars ` and tzucks on the adjoining arteri.al. ' ~ (2) What types and levels of noise wou(d be ueated by or associated with the praject on a short-term or a long-term basis (for example: tra~c, construction, operation, other~. Indicate what hours noise would come from the site. Short term-construction demolition. Long term-tra~fic ingress/egress. (3) Proposed measure to reduce or contral noise impacts, if any. Parking areas will be buffered by £enci.ng and landscapi.ng from adjacent residences to west and south. Other land uses aze across arteri.als. 8. LAND AND SH~RELINE USE a. What is lhe current use of the site and adjacenl properlies? west and south residenta.al. North, two churches & residenta.al, east-residential. b. Has the site been used for agriculture? If so, descr~be. , No . c. Descnbe any structures on lhe site. 2 log o~.der homes to be demolished. d. Will any structures be demolished? !f so, which? Yes- the two log homes and associated outbui].di.nqs. e. What are ~he current zoning class+fica~ions of the site: UR-3 . 5 f. What is the current Comprehensive Plan designation of ft~e site? Urban g. If applicable, whal is lhe currenf shoreline mas~er program designatian of lhe site: ' N/A. h Has any part of the si~e been classifed as an "environmentally sensitive" area? If sa, specify: Non~ I. Approximately haw many people would reside or work in the cornpleled projec~? 1S-25 employees depending on tenant mix. K/YOST00061CHECKLST.frrn ~ 6/27100 , ~ ~ ~ i 8. ENVIRONMENTAL EI.EMENTS (continued) Eva(uation for Agency Use Oniy j. Approximately how many people would the complete praject displace? 4- 6 k. Proposed measures to avoid or reduce displacement impacts, if any: The renters will be provided su~ficient notice prio~ to demolition. I. Proposed measures to ensure the proposal is compatible with existing and projected land ~ uses and plans, if any: The site plan conforms to applicable zoning requirements. Because of the impact of future equzsition areas on the frontages, ~he requa.red land- scaping along the south and west boundaries have been reduced per sec~ion 19.806.060. 9. HOUSING a. Approximately how many unils would be provided, if any? Indicate whether high, middle, or low-incame housing, none ° b. Approximately how many uni~s, if any, would be eliminated? Indicate whether high, middle, or low-income housing. low to middle income limi.ts . ~ c. Proposed measures to reduce or control housing impacts, if any: Rentezs will be provided sufficient notice prior to demolition. 10. AESTHETICS a. What is the taflesi height of any proposed structure(s}, not including antennas? What is the principal e~enor building ma~enal(s) proposed? The height of the of f ice build~.ngs wi~.1 not exceed 24 fee~ or one story. The proponent may p].ace basements in ~he building ~or ~ utilities, employee lunchrooms, & record storage. b. What views in the immediale vicinity would be allered or obstructed? None c, Proposed measures to reduce or conkrol aesthetic impacts, if any; Compliance with zoning standards ~or se~backs and ],and- scaping. The project will limit structures ~o one story with small footprint office buildings. 11. tIGHT AND GLARE a. What type of light or glare will rhe proposal praduce? VV~at time of day would il mainly occur? Security lighti.ng will be instal~.ed along the building perimeters. b Could light or glare from 1he finished product be a safety hazard or interfere with views? No. c. What existing off-sife sources of lighl or glare,m~y afiect your proposal? ~ No. d. Proposal measures to reduce or coniro! lighl and glare impacls, if any: Lic~ht~.ng fixture will b~ confined to t,he building and en~r~ & a reas wi~h suffi.cient downlighting to provide K/1'OST00061CHECKLST.frm 8 6/27/00 . ~ ~ , r ~ i . , safety to parking areas to the south and west. 6. ENVIRONMENTAL ELEMENTS (continued) Evaluation for Agency Use Only 12. RECREATION a. 1JVhat designated and informal recreational opportuni~ies are in the immediate vicinity? Mission park is 1/2 mil.e north of the project. b. 1Nould the proposed project displace any existing recreational uses? If so, describe. ~ no c. Proposed measures to reduce or control impacts on recreation, including recreatian opportunities to be provided by the project or applicant, if any: none 13. HISTORIC AND CULTURAL PRESERVATfON a. Are there any places or objects listed on or proposed for national, state, or local preservation registers known to be on or next to the site? If so, generally describe. no b. Generally describe any landmarks or evidence of hi5toric archaeological, scientific, or cultural importance knawn to be on or next to the site. none are known. c. Proposed measures to reduce or control impacts, if any: None. The site is currently occupied by resi.dences which will be demolished. 14. TRANSPORTATIQN a. Identify public streels and highways serving the site and describe proposed acc~ss lo the existing street system. Show onsite plans, if any. Broadway Principal Arterial Bowdish Minor Arterial see site plan of record. b. Is site currently served by public transit? If not, whal is the approximate distance to the nearest transit stop? Yes. STA provi.des servi.ce to the area in Hroadway Ave. c. How many parking spaces would the completed project have? How many would the project eliminate? Completed pro7ect would utila.ze approximately ~7 stalls including handicapped and van pull-in. d. VVII the proposal require any new roads or streefs, or improvements to existing roads or streets nol including driveways? If so, generally describe (+ndicale whether public or private). No. Access driveways are located away from the sa.gna~.ized in e. Will the project use (or occur in lhe immedial~ vicinily o~ tivater, rail, or air lransportation? If so, generally describe. No . Kll'OST00061CHECKLST.frm g 6127/00 + ~ r P r ~ • I , , , r ~ , B. ENVIRONMENTAL ELEMENTS (continued) Evaluation for Agency Use Only f. How many vehicular trips per day would be generaled by the completed project? If known, indicale when peak would occur. See tratfi.c report submitted by DEA. g. Proposed measures to reduce or control transportaiion impacts, if any: The access driveways have been located away from the signalized intersection to im~rove safety and - - ~unction. 15. PUBLIC SERVICES a. Would the project result in an increased need for public service (for example: fire protection, police protection, health care, schools, other)? If sa, generally descnbe, The project will pzovide incremental needs for police and fire protections. b. Proposed measures to reduce or control direct impacts on public services, if any: Older bui].dings wilZ be~demolished. 16. UTILITIES a. Circle ulililies currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Public sewer will be available to se'rve the project. b. Describe the utilities proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. All utilities are available for the site. C. SIGNATURE I, the undersigned, swear under the penalty of perjury that the above responses are made iruthfully and ~o ~he best of my knowledge. 1 also understand that, should there by any willful misrepresenlation of willful lack of full disclosure on my part, the a~ency may withdraw any determination of nonsignificance that it might +ssue in reliance upon ihis checklist. Date: Proponent~ ~j ~Lr ~ ~G~' s- i Praponent (signature): ~~~~Address: J S~Grc~'d i~~ ~ ~7~,~~..- Phone Number: ,Z Z -357'c5~ r~~ ~ Person Complef~ng Form: i2 Date: 1~~~~~ ~ , Phone Number: ~ ~ 7 ~u r~ -7 - ~ FOR S7'~1FF USE ONI.Y: Staff Member(s) Revie~ving checlclist: Based on this slaff review of the environmental checklisr and olher pertin~nf information, ~he siaff: A. Concludes that there are no probable significanl adverse impacts and recommends a determinafion of nonsignificance (DNS). Concludes tha~ probable significant environmenlal impacts do exist for the curren~ proposal and recommends a mitiga~ed derermination of nonsignificance with conditions (MONS). C. Concludes lhat lhere are probable significant adverse environmental impacts and recommends determination of significance. (DS) REFER TO FEE SCHEDULE FOR FILING FEE K1Y4ST0006lCHECKL.ST.frm 10 6/27100 J , • ~ ~ ~ ~ 1~ 1 I ~ n~ I ! . `ic (~Y~ ~ ~ ~ ~ r ! L~ `J l~ ~'1 ~ ~a f l ~I~ ~ ~ ~ ~~1 ~r ~ ~ ~1 ~ ~ ~ ~l I V ~~1 l~ . UlV(SION Of~ GNG1NfCRING /1ND R0~1DS 11 DIVISIQN c~(~ 'I'i l~ f UISI.IC ~1+'C~iZKS Dl:~'~11t~i~hif:N"I' Willian~ l1. Joltt~s, 1'r., Cc~unly ri~~incer ~,G~r~~~r~~v~, ~ro ~~~~1~ ~,rrs ~vr[Nrlrit~~~ ~~~;~t1?t~~~tt~~1~~~ ~~r~~~~r~rir - _ , ~ . . ~ r~~i>>ci~C I~c:t~veei~ S~~c~k7i~e (;~ui~ty ~i~c) , ,~/sajti Sv~,, ~L L~ , ~ ,~1~iT1 ~ ~ . ~ ) ~,~ilt1~~ iii;;:l'~:~( i(i (ii~ ~)il~+~.'Ct 1~ t ~`~'~1~11f,~'t,~ ' . j - ~s c.~>>~~r~~c~ ii~cc~ (liis ~.cl~t of ~ ' , . ~ , . Y C, s~.-~ , 2U c~ U. I l~~s a~~c,mcl~c ~s a~~i~ca~lc c~ ~Il~. ~ic~ c,c,~ S i 1 l .l I1 U I 1~l S; ~ r~~(,~/L' • , ~a ~ ~s - ~ ~ d . r~ ~~r't7~r~c~it ~ ~ ~Gw~;~~i ` r'r11~ , ~ ~ ~ trmi~r~ ~ 'l~ll~ll llll; II1tIlVlC~U~I~S ~lll(I 1)~C~IeS 111111e~ ~1CCe111 ~S I1~VIIlI~ a~~ intcres~ ii~ Il~e ~~ovc clescribec; ~~rc~~~crc~7 c~~~ ~~r~~;~~~c ~.stirc.~~ c~~ ~It~ I'~~Il~~~~~i»~: ~ l ~ l~~ii>>l~ur~~ S~~ul~;i~~~ ~~ui~~y li~t~ ~~ruj~~t c~:~~i~~v ,i~iil ii~~~~~c;liut~ l~c;~s as S~~~ciCi~cl ii~ Cl~<<~~~c;r 9, l~ r~ ~li~ S~~uk~~i~~ Coui~~y Cacle, 'fl~e t~~s ~~►ill be b~~~ecl ~ii ~c~u~~1 ~alary costs incurrecl hy S~ok~i~ C{~ui~~y li~r ~~rojc;cl revic~vs ~~iul 1 or ii~s~~c~~iu~~s ~~lus a le~> >~c;i~c;cnt ~~cI~~~iiiiscrative cll~rbc, ~►~icl ~ti-ill ~c billecl n~q~itl~ly as accruecl. Any billit~b amounls due, ir~cluclii~~ aiiy ex~~ei~scs i~~currecl i~~ tl~~ cnllecliu~~ of 7~~ over~lue acc~utit, i»ust be ~~~icl ~~riar to tl~e Coui~ty's acce~~t~~nec aC tl~e l~raj~ct li~r lilinb. Il' a ~~rujecl is a~~~~~•uv~cl ai~cll~c lilc;cl tivit117 ~al~i~~ce still o~vin~, ~lie ui~~~~~icl ba1~111C~ SII~III ~C ~~~icl ~vitl~ii~ 3~ cl~ys o~(hc inti~aice cl~cc, "1'lie «ctclersi~~~ecl a6rccs lli~it cl~ese (ees ~i~~e clue ~nci ~~~iyal~le ul~o~l rc;cci~~t o(~ ~l~e l~illin~ ~~s sl~cciCiccl ~~l~ove. 3, ftr~y i~~~~uiees l~o~ ~aicf tivi~l~ii~ 34 cl~ys of ~I~e ii~voice c1~~e ~vill ~e consicJerecl cleli~lqueut. lf~ ~i►~y outsl~inclinb ~~lance on ~I~e account for tllis ~~roject is l~ot ~~aicl ~vithiri 30 cl~ys of el~e invoice clillC, no i'urtller revietivs af tlle ~roject documents will be concluctec! u~~til tl~e e»cire account balai~ce is ~~aid. t~ny b~lai~ce ~~t the account for tl~is ~roject i~ut ~aicl wi~l~ii~ GS d~ys af tlle invoice cl~ee n~a}~ i•esult in lebal ~~ctio» or tl~e i~~iti~tio~l of otl~cr cnllection ~~roceclures, i»cluclii~~ r~Cecral tu colleclion a~ency. T'he S~onsor ~yili be linl~le for ~ny and ~II exrei~ses incurrecl ~y tlle County Cur cll~ cullcccic~tz af ~vcrcluc ~iccot~~tls. ~I. `!'l~c i»c~i~~l~ly I~illiiib Sl~uulcl ~c scnt c~~ ~l~c ~tcc~~~ic~~~ c~l'; .,~~~lr; ~ ~ ~ ~~S dL~ ; ~ ll l: LSS: ~ ~ l ~ ~Crsr~Q ~L~-~-~' I~1~1' , S't'ATC; ~ ~ ~ ~ ~J ! co~~c~ ~ 9 ~a ~ I~l~~/{VL: I!. r~~~~ f"~~01`~l~ 1~ C.~/ ~j(J ~ ~~X/l: ~ 22 L-Mail ll: I unclcrstiiiiL1 tliat 1~idlurc: tc} ~~l't, 111tesc fec;"s may i-estill iil cIcIaV II1 CUIl1pICU(111 Oi' approv<<I ofihc prty_- >>«S~;~,(~~ i1uJis 1~c abrei;l»c»t is cu>»pictcil by suiiicuiic wher mall tlic spullsur (I,C., tflc l)1.uJCC1 Otiviicr (.)r principal in the firi» sponsoring tlle project), sucli as ilie Engineer desigiiing tlie project, thc&, writtcn au(horization froiil the Spoiisor slmriliuiily authni•izinb tlic A,gciil lo c!►cculc this Fcc Agrernie»t is itlached 1o dhi r... eA ee»>ent. ~jn tf; S.,e L Q.k,✓ ~ Gev SIGNA"1'URC I3y: S, t (1'(Z1N"1' NANII:) Itl:'l'UIZN 1'l~,Ll.~(~lti' C;C~1'ti''1'(~ Sl'(~1~r1N1+, COl_l1~'I'~` 1:1~'CaII`I~,I:IZS k111;igrerler,cloc 2l2lNl() 1(12(1`' Ijru;iciwa~, Avc ,Spuiume tiN'r199?6tl-O17U (509) 477-360(1 FA1; (509) t-177-2243 '('I)I): (509) 324-3I (G i ` i _ C Di~'V~S~4N 0~ B ~~G AND L~1~~ E►1~`F~lt ~ ~~~A~ ~ , ~ ~ 1026 VI~S~ ~~tO~~AY A ~ SPO~ANB, WA 9'921i4-4054 ~ ' , 549 ~ -~~75 ~ ) SiTE INPORMATIoN , PRO INFORMATioN Sit~ Addreu: TZ1 N BQWDISH RD ~CCt N~: OOOOS412 Ia~: 1 Lnu Dnta Spo~e, ~f lA 0400U ~ ~ Parc~1 Nttmber; 45163,0193 SubdfPi~on. UNKNaWN p~►t~ ~(~iRIBE LAND LLC ~a,~g; 112I9 B 3UNDU~VN DR ~n,~ U~,~ BPORANE, WA 99206 P'hon~ (509} 62Z-3S75 g Conbc~ Jolm id Evan~ & Asaoc o~►~, sox~tlsE ~~.c VVe~d 110 C~taldo Addrea~~ 11219 E~1~JNDOWNDR gp4~, ~A 99201 Phane: (509~ 327-8b97 SPOKANE, WA 9920b ba+ck~ - ~ronh I,,~c~: Right; R~r. Intp~ctor: DAN HOWAR.D Wat$r Diat: UNRN4WN ' , Graup N+~e; ~iaaown ~ Project N~tme: Co~tractor: Llc~e ~1'VIRONMBN'TAL ~BVIB S7S,00 REVIBW S2A0.04 REZONB:RS,IJB7,URl2i1~3 I 8l,373,Q0 PRB,•APP G~NAF,~tENCE r ~56.00 UTTLZ'I'IES RBqIEW ~ ~104,U0 ~ Tot~l Penatt Ie'ee: 51,804.Q0 ~ ~ 'i G ~ ; ~ ~ PAYMF.,N'l' SUM11~tARY P'~ e 1 1~14TES P~EtN1CT Proca~ed By: WRIt#HT, RAE . P~~►t~d By: w~ND~,, ~LoRtA ( xran Aa ~ece~t ~ aP~+~nt A~rnt ' o7ro~~zaoo 5349 sl,so~.oa : ~ ~ ~l,go~.ao ~l,BOa.oo ~o.oo + , ~ / ~ - , O ~ , . ~ , ~ ~ I A . 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